SR-407-000-01 (8)
e _
~CitYOf
Santa Monieae
City Council Report
City Council Meeting: April 11 , 2006
Agenda Item:!1..B-
To:
Chairperson and Housing Authority Members
From:
Jeff Mathieu, Director Resource Management Department
Subject:
Public Hearing and approval of Public Housing Agency Plan 2006-07
Recommended Action
It is recommended that the Housing Authority hold a public hearing, approve the Public
Housing Authority (PHA) Agency Plan 2006-07 and certify compliance with the FY
2005-2010 Consolidated Plan.
Executive Summary
The submission of the PHA plan is a technical requirement of the Quality Housing and
Work Responsibility Act of 1998. A Public Notice giving the public hearing date and time
and locations where copies of the plan were available for public review was published
on February 24, 2006 in the Los Angeles Times. Copies of the plan were available at all
public libraries, City Hall, the Housing Authority office and on-line. No written comments
were received during the 45-day public comment period.
1
Discussion
On October 21, 1999, the Department of Housing and Urban Development (HUD)
published final regulations requiring each Housing Authority administering either Section
8 assistance or public housing to submit a five-year plan and an annual plan to HUD.
HUD also requires that Public Housing Authorities use a HUD template to create their
plan. The template is largely comprised of a series of questions that advise HUD,
Section 8 tenants and the public at-large of the PHA's mission of serving the needs of
families and the PHA's strategy for addressing those needs. The plan does not amend
any existing Housing Authority policy or regulation. In addition, some sections of the
template are applicable only to project-based housing and therefore not relevant to
Santa Monica. The PHA Plan is due to HUD on April 15, 2006.
BackQround
The primary goal of the Santa Monica Housing Authority's Public Housing Authority
Agency Plan in the last three years is to fully utilize its 1,092 Section 8 vouchers, its 141
Shelter Plus Care vouchers, and its 50 HOME funded vouchers. At present, the Section
8, Shelter Plus Care and HOME program lease up rates are between 99 and 100%. In
addition, as a market driven housing authority, the primary focus of the agency has
been, and continues to be, to maintain its voucher payment standards at the 40th
percentile of the Rent Control housing market in order to remain competitive in Santa
Monica's rental marketplace. Because our current payment standards are well below
the current Rent Control 40th percentile, the Housing Authority submitted a voucher
2
payment standard increase request to HUD in February 2006. HUD staff are currently
reviewing the application.
Previous Council Actions
The City Council has approved six PHA Plans since 2000. City Council has not made
any changes to the PHA Plan since its inception.
Commission Action
The Housing Commission reviewed and approved the PHA Plan at its March 16, 2006
meeting. The Commission also recommended that the City Council approve the PHA
Plan and certify compliance with FY 2005-10 Consolidated Plan.
Budaet/Financiallmpact
No fiscal or budgetary impacts will result from the approval of the plan.
Prepared by:
Peter Mezza, Housing Authority Administrator
Attachments: PHA Plan 2006-07
Y\~
o Housing Authority:
Approved:
3
U.S. Department of Housing and Urban Development
Office of Public and Indian Housing
PHA Plans
5 Year Plan for Fiscal Years 2006-07 - 2011-12
Annual Plan for Fiscal Year 2006-2007
NOTE: THIS PHA PLANS TEMPLATE (HUD 50075) IS TO BE COMPLETED IN
ACCORDANCE WITH INSTRUCTIONS LOCATED IN APPLICABLE PIH NOTICES
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/3112002
5- YEAR PLAN
PHA FISCAL YEARS 2005-6 - 2010-11
[24 CFR Part 903.5]
[gJ The mission of the PHA is the same as that of the Department of Housing and
Urban Development: To promote adequate and affordable housing, economic
opportunity and a suitable living environment free from discrimination.
D The PHA's mission is: (state mission here)
B. Goals
HUD Strategic Goal: Increase the availability of decent, safe, and affordable
housing.
[gJ PHA Goal: Expand the supply of assisted housing
Objectives:
D Apply for additional rental vouchers:
D Reduce public housing vacancies:
D Leverage private or other public funds to create additional housing
opportunities:
D Acquire or build units or developments
[gJ Other (list below)
The Administration's budget proposal does not include funding for any additional
vouchers. In addition, HUD's budget based funding approach is likely to restrict
lease up due to the continuing increase in rental costs in Santa Monica.
[gJ PHA Goal: Improve the quality of assisted housing
Objectives:
D Improve public housing management: (PHAS score)
[gJ Improve voucher management: (SEMAP score)
5 Year Plan Page 1
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
Continue to promote the utilization of deed restricted housing by Section 8 tenants
in order to increase mixed income opportunities for Section 8 tenants.
Continue participation in Habitat For Humanity (HH) family housing project with
the goal of having at least one Section 8 family purchase a unit form Habitat. We
anticipate that HH will begin construction in October 2006 and it is also anticipated
that HH will begin its' tenant application process by the end of 2006. In conjunction
with St. Joseph's center FSS case management staff, we will increase our outreach
to Section 8 families to increase the chances of Habitat selecting at least one Section
8 family for ownership of project to be located in the Pico neighborhood.
Hun Strategic Goal: Improve community quality of life and economic vitality
D PHA Goal: Provide an improved living environment
Objectives:
D Implement measures to deconcentrate poverty by bringing higher income
public housing households into lower income developments:
o Implement measures to promote income mixing in public housing by
assuring access for lower income families into higher income
developments:
D Implement public housing security improvements:
D Designate developments or buildings for particular resident groups
(elderly, persons with disabilities)
~ Other: (list below)
The Santa Monica Housing Authority does not administer project based
rental assistance.
Hun Strategic Goal: Promote self-sufficiency and asset development of families
and individuals
~ PHA Goal: Promote self-sufficiency and asset development of assisted
households
Objectives:
~ Increase the number and percentage of employed persons in assisted
families:
~ Provide or attract supportive services to improve assistance recipients'
employability:
~ Provide or attract supportive services to increase independence for the
elderly or families with disabilities.
~ Other: (list below)
5 Year Plan Page 3
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
Referrals only accepted from Sojurn, the domestic violence program of the
Ocean Park Community Center (OPCC), Family Place and St. Joseph's
Center, the 2 City funded homeless transitional housing programs.
Other PHA Goals and Objectives: (list below) NA
5 Year Plan Page 5
HUD 50075
OMS Approval No: 2577-0226
Expires: 03/3 1/2002
10. Conversions of Public Housing
11. Homeownership
12. Community Service Programs
13. Crime and Safety
14. Pets (Inactive for January 1 PHAs)
15. Civil Rights Certifications (included with PHA Plan Certifications)
16. Audit
17. Asset Management
18. Other Information
Attachments
Indicate
.)'
ARA
tQtlj~JHtht
N/A
39-40
40-43
N/A
N/A
N/A
47
47
48-51
Required Attachments: NA
D Admissions Policy for Deconcentration
D FY 2000 Capital Fund Program Annual Statement
D Most recent board-approved operating budget (Required Attachment for PHAs
that are troubled or at risk of being designated troubled ONLY)
Optional Attachments: N A
D PHA Management Organizational Chart
D FY 2000 Capital Fund Program 5 Year Action Plan
D Public Housing Drug Elimination Program (PHDEP) Plan
D Comments of Resident Advisory Board or Boards (must be attached if not
included in PHA Plan text)
D Other (List below, providing each attachment name)
List of Supporting Documents Available for Review
Applicable Supporting Document Applicable Plan
& Component
On Display
X PHA Plan Certifications of Compliance with the PHA Plans 5 Year and Annual Plans
and Related Regulations
X State/Local Government Certification of Consistency with 5 Year and Annual Plans
the Consolidated Plan
X Fair Housing Documentation: 5 Year and Annual Plans
Records reflecting that the PHA has examined its programs
or proposed programs, identified any impediments to fair
housing choice in those programs, addressed or is
addressing those impediments in a reasonable fashion in view
of the resources available, and worked or is working with
FY 2002-03 Annual Plan Page 2
HUD 50075
OMB Approval No: 2577-0226
Expires; 03/31/2002
List of Supportin2 Documents Available for Review
Applicable Supporting Document Applicable Plan
& Component
On Display
Program Annual Statement (RUD 52837) for the active grant
year
NA Most recent ClAP BudgetJProgress Report (RUD 52825) for Annual Plan: Capital Needs
any active ClAP grant
NA Most recent, approved 5 Year Action Plan for the Capital Annual Plan: Capital Needs
Fund/Comprehensive Grant Program, if not included as an
attachment (provided at PHA option)
NA Approved HOPE VI applications or, if more recent, Annual Plan: Capital Needs
approved or submitted HOPE VI Revitalization Plans or any
other approved proposal for development of public housing
NA Approved or submitted applications for demolition and/or Annual Plan: Demolition
disposition of public housing and Disposition
NA Approved or submitted applications for designation of public Annual Plan: Designation of
housing (Designated Housing Plans) Public Housing
NA Approved or submitted assessments of reasonable Annual Plan: Conversion of
revitalization of public housing and approved or submitted Public Housing
conversion plans prepared pursuant to section 202 of the
1996 HUD Appropriations Act
NA Approved or submitted public housing homeownership Annual Plan:
programs/plans Homeownership
NA Policies governing any Section 8 Homeownership program Annual Plan:
D check here if included in the Section 8 Homeownership
Administrative Plan
NA Any cooperative agreement between the PHA and the T ANF Annual Plan: Community
agency Service & Self-Sufficiency
X FSS Action Planls for public housing and/or Section 8 Annual Plan: Community
Service & Self-Sufficiency
NA Most recent self-sufficiency (ED/SS, TOP or ROSS or other Annual Plan: Community
resident services grant) grant program reports Service & Self-Sufficiency
The most recent Public Housing Drug Elimination Program Annual Plan: Safety and
(PHEDEP) semi-annual performance report for any open Crime Prevention
grant and most recently submitted PHDEP application
(PHDEP Plan)
NA The most recent fiscal year audit of the PHA conducted Annual Plan: Annual Audit
under section 5(h)(2) of the U.S. Housing Act of 1937 (42 U.
S.C. I 437c(h)), the results of that audit and the PHA's
response to any findings
NA Troubled PHAs: MOA/Recovery Plan Troubled PHAs
NA Other supporting documents (optional) (specify as needed)
(list individually; use as many lines as necessary)
1. Statement of Housing Needs
[24 CPR Part 903.7 9 (a)]
A. Housing Needs of Families in the Jurisdiction/s Served by the PHA
FY 2002-03 Annual Plan Page 4
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
[g] Other sources: (list and indicate year of information) City of Santa
Monica Housing Element Update 1998-2005 * No update in previous fiscal year
B. Housing Needs of Families on the Public Housing and Section 8
Tenant- Based Assistance Waiting Lists
~iting list!
HAs
theiroph
Housing Needs of Families on the Waiting List
Waiting list type: (select one)
[g] Section 8 tenant-based assistance
o Public Housing
o Combined Section 8 and Public Housing
o Public Housing Site-Based or sub-jurisdictional waiting list (optional)
If used, identif which develo ment/sub' uris diction:
# of families % of total families Annual Turnover
Waiting list total
713
Extremely low
income <=30% AMI
Very low income
(>30% but <=50%
AMI)
Low income
(>50% but <80%
AMI)
Families with
children
* 547 of those
re ortin income
*260 of those
reporting income
re ortin income
*32% of those
reporting income
*6 of those
reporting income
* .7% of those
reporting income
Data not available
500 * estimated
based on projected
capability to
interview for
eligibility and
availability of
vouchers.
FY 2002-03 Annual Plan Page 6
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
Need: Shortage of affordable housing for all eligible populations
Strategy 1. Maximize the number of affordable units available to the PHA within
its current resources
S(.>,lectall thar.appJy
D
D
D
D
D
~
~
~
~
~
D
Employ effective maintenance and management policies to minimize the
number of public housing units off-line
Reduce turnover time for vacated public housing units
Reduce time to renovate public housing units
Seek replacement of public housing units lost to the inventory through mixed
finance development
Seek replacement of public housing units lost to the inventory through section
8 replacement housing resources
Maintain or increase section 8 lease-up rates by establishing payment standards
that will enable families to rent throughout the jurisdiction. * update request
submitted in 2/06
Undertake measures to ensure access to affordable housing among families
assisted by the PHA, regardless of unit size required
Maintain or increase section 8 lease-up rates by marketing the program to
owners, particularly those outside of areas of minority and poverty
concentration
Maintain or increase section 8 lease-up rates by effectively screening Section 8
applicants to increase owner acceptance of program
Participate in the Consolidated Plan development process to ensure
coordination with broader community strategies
Other (list below)
2: Increase the number of affordable
units
D
D
~
D
Apply for additional section 8 units should they become available
Leverage affordable housing resources in the community through the creation
of mixed - finance housing
Pursue housing resources other than public housing or Section 8 tenant-based
assistance.
Other: (list below)
Need: Specific Family Types: Families at or below 30% of median
available assistance to families at or below 30 % of AMI
FY 2002-03 Annual Plan Page 8
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
Administer a 141 person Shelter Plus Care program that requires participants to
be both homeless and disabled. A $1,638,984 Shelter Plus Care ( SPC) tenant
based renewal grant has been awarded to SMHA by HUD for the contract year
beginning 8/1/2006. A $95,688 SPC Project Based renewal grant was also
awarded effective June 1, 2006. A new 5 year Project Based SPC grant for Step
Up on 5th Street was award in 2006 in the amount of $1,754,280. The project is
awaiting Planning Department approval. However, the SMHA will begin the
participant screening and identification process in the fall of 2006, in conjunction
with Step Up on 2nd Street staff.
Continue to outreach to the Westside Center for Independent Living to assist
disabled portable voucher holders to relocate to Santa Monica. The Wests ide
Rental Connection listings are also given to all portable disabled voucher holders
in order to increase their chance of finding accessible housing in Santa Monica.
Disabled participants are referred to the Wests ide Center for Independent Living
(WCIL) for assistance with issues related to their disability.
Need: Specific Family Types: Races or ethnicities with disproportionate housing
needs
Strategy 1: Increase awareness of PHA resources among families of races and
ethnicities with needs:
~
~
Affirmatively market to races/ethnicities shown to have disproportionate
housing needs
Other: (list below)
Data based on 2000 Census
Minority populations are over-represented in the SMHA programs compared to
the City's overall population. While 28% of Santa Monica residents are non-
white, 50% of our participants are non-white. White participants comprise 50%
of the Housing Authority tenants while they comprise 72% of the City's
population based on the 2000 Census. On the other hand, African-Americans
comprise 4 % of the City's population but comprise 25 % of the Housing
Authority's participant population. Hispanics comprise 13% of the City's
population while they represent 24% of the Housing Authority tenants. Asian-
Americans comprise 1 % of both the City's and 1 % the Housing Authority's
population.
In addition, the population served by the City is extremely poor, elderly and
disabled by any indicator. The average income of each household is $12,753 a
FY 2002-03 Annual Plan Page 10
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
[g]
[g]
[g]
[g]
[g]
[g]
D
Evidence of housing needs as demonstrated in the Consolidated Plan and other
information available to the PHA
Influence of the housing market on PHA programs
Community priorities regarding housing assistance
Results of consultation with local or state government
Results of consultation with residents and the Resident Advisory Board
Results of consultation with advocacy groups
Other: (list below)
Our market based strategy reflects the effects of State mandated
vacancy decontrol which have resulted in a rapid and on-going
escalation in the cost of rents in Santa Monica. The demand for
affordable housing in Santa Monica continues to outstrip the
supply. An application to increase our voucher payment standards
was submitted to HUn in Feb..uary 2006. Our requested amounts
are as follows:
Bedroom Size Current Payment Requested Payment
Standard Standards
0 $886 $1,009
1 $1,204 $1,352
2 $1,667 $1,843
3 $2,022 $2,411
Without its approval, the long term ability of the housing
authorities various programs to remain competitive in the rental
marketplace remains questionable. The current status of federal
funding and the statutory restriction on the tenant's share of the
total cost of rent combine to limit the options available to the
housing authority. The housing authority continues to explore
alternative revenue sources to supplement HUn rental assistance
funding.
b.. Statement of Financial Resources (NA)
[24 CPR Part 903.7 9
List thefili
p1l,bliQ
yelll',
funds
FY 2002-03 Annual Plan Page 12
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
Financial Resources:
Planned Sources and Uses
Sources Planned $ Planned Uses
TARP $20,000 City funded rental
assistance for Section 8
and Shelter Plus Care
tenants whose owners
have terminated their
Section 8 contract.
Reduction based on
anticipated need.
Total resources $16,339,601
3. PHA Policies GoverniDl! Elildbilitv. Selection. and Admissions
[24 CFR Part 903.79 (c)]
(1) Elieibilitv
a. When does the PHA verify eligibility for admission to public housing? (select all
that apply)
D When families are within a certain number of being offered a unit: (state
number)
D When families are within a certain time of being offered a unit: (state time)
D Other: (describe)
b. Which non-income (screening) factors does the PHA use to establish eligibility for
admission to public housing (select all that apply)?
D Criminal or Drug-related activity
D Rental history
D Housekeeping
D Other (describe)
FY 2002-03 Annual Plan Page 14
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
(3) Assignment
a. How many vacant unit choices are applicants ordinarily given before they fall to the
bottom of or are removed from the waiting list? (select one)
Dane
D Two
D Three or More
b. DYes D No: Is this policy consistent across all waiting list types?
c. If answer to b is no, list variations for any other than the primary public housing
waiting listls for the PHA:
(4) Admissions Preferences
a. Income targeting:
DYes D No: Does the PHA plan to exceed the federal targeting requirements by
targeting more than 40% of all new admissions to public housing
to families at or below 30% of median area income?
b. Transfer policies:
In what circumstances will transfers take precedence over new admissions? (list
below)
D Emergencies
D Overhoused
D Underhoused
D Medical justification
D Administrative reasons determined by the PHA (e.g., to permit modernization
work)
D Resident choice: (state circumstances below)
D Other: (list below)
c. Preferences
1. D Yes D No: Has the PHA established preferences for admission to public
housing (other than date and time of application)? (If "no" is
selected, skip to subsection (5) Occupancy)
2. Which of the following admission preferences does the PHA plan to employ in the
coming year? (select all that apply from either former Federal preferences or other
preferences)
FY 2002-03 Annual Plan Page 16
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
D
D
D
Those previously emolled in educational, training, or upward mobility
programs
Victims of reprisals or hate crimes
Other preference(s) (list below)
4. Relationship of preferences to income targeting requirements:
D The PHA applies preferences within income tiers
D Not applicable: the pool of applicant families ensures that the PHA will meet
income targeting requirements
(5) Occupancy
a. What reference materials can applicants and residents use to obtain information
about the rules of occupancy of public housing (select all that apply)
D The PHA-resident lease
D The PHA's Admissions and (Continued) Occupancy policy
D PHA briefing seminars or written materials
D Other source (list)
b. How often must residents notify the PHA of changes in family composition?
(select all that apply)
D At an annual reexamination and lease renewal
D Any time family composition changes
D At family request for revision
D Other (list)
(6) Deconcentration and Income Mixin2
a. DYes D No: Did the PHA's analysis of its family (general occupancy)
developments to determine concentrations of poverty indicate the
need for measures to promote deconcentration of poverty or
income mixing?
b. DYes D No: Did the PHA adopt any changes to its admissions policies based
on the results of the required analysis of the need to promote
deconcentration of poverty or to assure income mixing?
FY 2002-03 Annual Plan Page 18
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
(1) Eligibility
a. What is the extent of screening conducted by the PHA? (select all that apply)
~ Criminal or drug-related activity only to the extent required by law or
regulation
D Criminal and drug-related activity, more extensively than required by law or
regulation
D More general screening than criminal and drug-related activity (list factors
below)
D Other (list below)
b. ~ No: Does the PHA request criminal records from local law enforcement
agencies for screening purposes?
The SMHA screens new applicants and portable tenants
who have not been screened by their initiating housing
authority through the L.A. County Sheriff's Department as
per a signed agreement with the County of Los Angeles
Housing Authority. The Sheriff's Department uses the
State of California CLETS system. In addition the HA
screens for sex offenders thru the California Housing
Authority Association (CHAA) which has greater access to
sex offender records than the LA Sheriff's Department.
The SMHA also employees a part-time contract fraud
investigator who works with the Santa Monica Police
Department, HUD's Office of Inspector General and the
District Attorney's Office to prosecute felony welfare fraud
cases.
c ~ No: Does the PHA request criminal records from State law enforcement
agencies for screening purposes?
Yes, see above.
d. ~ X No: Does the PHA access FBI criminal records from the FBI for screening
purposes? (either directly or through an NCIC-authorized
source)
FY 2002-03 Annual Plan Page 20
Hun 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
a[8JYes 0 No: Does the PHA give extensions on standard 60-day period to search
for a unit?
If yes, state circumstances below:
If client can demonstrate an acceptable level of effort by documenting their
efforts on a Proof of Effort sheet, a second 60-day extension may be granted.
Clients are entitled to reasonable accommodation for a disability and can
receive additional time beyond the 120 day limit.
(4) Admissions Preferences
a. Income targeting
DYes [8J No: Does the PHA plan to exceed the federal targeting requirements by
targeting more than 75% of all new admissions to the section 8
program to families at or below 30% of median area income?
b. Preferences
1. [8J Yes 0 No: Has the PHA established preferences for admission to section 8
tenant-based assistance? (other than date and time of
application) (if no, skip to subcomponent (5) Special purpose
section 8 assistance programs)
2. Which of the following admission preferences does the PHA plan to employ in the
coming year? (select all that apply from either former Federal preferences or other
preferences)
Former Federal preferences
[8J Involuntary Displacement (Disaster, Government Action, Action of Housing
Owner, Inaccessibility, Property Disposition)
o Victims of domestic violence
o Substandard housing
D Homelessness
D High rent burden (rent is > 50 percent of income)
Other preferences (select all that apply)
o Working families and those unable to work because of age or disability
[8J Veterans and veterans' families
[8J Residents who live and/or work in your jurisdiction
D Those enrolled currently in educational, training, or upward mobility programs
D Households that contribute to meeting income goals (broad range of incomes)
FY 2002-03 Annual Plan Page 22
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/3112002
D Date and time of application
[;gI Drawing (lottery) or other random choice technique
5. If the PHA plans to employ preferences for "residents who live and/or work in the
jurisdiction" (select one)
[;gI This preference has previously been reviewed and approved by HUD
The PHA requests approval for this preference through this PHA Plan
6. Relationship of preferences to income targeting requirements: (select one)
D The PHA applies preferences within income tiers
[;gI Not applicable: the pool of applicant families ensures that the PHA will meet
income targeting requirements
Based on the 2000 Census, there are 8,636 (10.4%) residents who live at or
below the Federal poverty guideline. These poor residents represent 10%
(4,425) of Santa Monica households. The median gross annual income for
current participants of all SMHA programs is $9,588 which is 19% of the
City's household median income of $50,714 (2000 Census).
(5) Special Purpose Section 8 Assistance Proerams
a. In which documents or other reference materials are the policies governing
eligibility, selection, and admissions to any special-purpose section 8 program
administered by the PHA contained? (select all that apply)
[;gI The Section 8 Administrative Plan
[;gI Briefing sessions and written materials
D Other (list below)
b. How does the PHA announce the availability of any special-purpose section 8
programs to the public?
D Through published notices
[;gI Other (list below)
Referrals are made from non-profit homeless agencies in the city for the Shelter
Plus Care programs and from homeless transitional housing facilities for the
Transitional Homeless Set-Aside program. In addition, the Family Place and St.
Joseph's Center refer participants for the HOME funded homeless voucher
programs. Victims of domestic violence are referred through Sojourn which
operates in a consortium with other domestic violence shelters.
FY 2002-03 Annual Plan Page 24
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
1. DYes D No: Does the PHA plan to charge rents at a fixed amount or
percentage less than 30% of adjusted income?
2. If yes to above, list the amounts or percentages charged and the circumstances
under which these will be used below:
d. Which of the discretionary (optional) deductions and/or exclusions policies does the
PHA plan to employ (select all that apply)
D For the earned income of a previously unemployed household member
D For increases in earned income
D Fixed amount (other than general rent-setting policy)
If yes, state amount/s and circumstances below:
D
D
D
D
D
D
Fixed percentage (other than general rent-setting policy)
If yes, state percentage/s and circumstances below:
For household heads
For other family members
For transportation expenses
For the non-reimbursed medical expenses of non~disabled or non-elderly
families
Other (describe below)
e. Ceiling rents
1. Do you have ceiling rents? (rents set at a level lower than 30% of adjusted income)
(select one)
DYes for all developments
D Yes but only for some developments
D No
2. For which kinds of developments are ceiling rents in place? (select all that apply)
D
D
D
D
For all developments
For all general occupancy developments (not elderly or disabled or elderly
only)
For specified general occupancy developments
For certain parts of developments; e.g., the high-rise portion
FY 2002-03 Annual Plan Page 26
HUD 50075
OMB Approval No: 2577-0226
Expires: 03/31/2002
B. Section 8 Tenant-Based Assistance
Exemptions: PHAs ion 8 tena
complete sub-compo cc'
-based sec 0
r program, certificates.
(1) Payment Standards
Describe the voucher payment standards and policies.
a. What is the PHA's payment standard? (select the category that best describes your
standard)
D At or above 90% but below 100% of FMR
D 100% of FMR
D Above 100% but at or below 110% of FMR
[8J Above 110% of FMR (if HUD approved; describe circumstances below)
Area rents are exceptionally high and HUn approved a 3rd voucher
payment standard in May 2002 as follows: $886 for O-bdrm, $1,204
for I-bdrm, $1,667 for 2-bdrm, $2,022 for 3-bdrm. A 5th payment
standard application, which reflects the current 40th percentile of
the rent control market, was submitted to HUD in February 2006.
The Section 8, HOME TBRA and Shelter Plus Care programs are
dependent on keeping the payment standard linked to the 40th
percentile rent-controlled rent by bedroom size. Landlords in Santa
Monica are extremely unlikely to continue accepting Section 8,
HOME or Shelter Plus Care vouchers without a payment standard
that reflects the 40th percentile rent-controlled rent.
In order to remain competitive in Santa Monica's rental
marketplace, unlike a number of housing authorities in Southern
California, the Santa Monica did not reduce its payment standards
in 2004 after HUn instituted its budget based funding system.
Sufficient project reserves allowed the HA to continue paying rents
at its' current payment standard level. However, Congress has
reduced HA's project reserves to a maximum of 2 weeks average
rent payments in 2005. Without sufficient project reserves, the HA
will have to carefully monitor its monthly rent expenditures during
2006-07 while it continues a planning process to develop long term
funding strategies in light of the Administration's proposed
ongoing diminishing federal funding combined with rising rents.
FY 2002-03 Annual Plan Page 28
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b. X Yes 0 No: Has the PHA adopted any discretionary minimum rent hardship
exemption policies? (if yes, list below)
Participants can use their utility allowance credit to off-set
their minimum rent requirement, when necessary.
5. Operations and Management
[24 CPR Part 903.7 9 (e)]
Exern
sectio
A~.. .PHi\..~~na~~~.~~.~.~t~~~.!~t~
Dt\scribe tht\iPlu\'!)m~Q~gt\lllt\Qtstfll!;itqt"t\ aridQrg4Pj~4ti()n.
( select one)
o An organization chart showing the PHA's management structure and
organization is attached.
~ A brief description of the management structure and organization of the PHA
follows:
The Santa Monica Housing Authority is part of the Housing and
Redevelopment Division of the City of Santa Monica, Resource
Management Department (RMD). The Housing Authority
Administrator reports to the Housing and Redevelopment Division
Manager who then reports to the RMD Director. The RMD
Director, in turn, reports to the City Manager who is also the
Executive Director of the Housing Authority.
Program Name
Expected
Turnover
Public Housin
Section 8 Vouchers
N/A
1,092 projected lease up
to 99% to 100% based
on current 100% lease
up as of 2-2006.
N/A
1 % per month on
average. However given
the large number of
senior clients, this will
increase si nificantl
FY 2002-03 Annual Plan Page 30
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Exem
Sectio
A. Public Housing NA
1. D Yes D No: Has the PHA established any written grievance procedures in
addition to federal requirements found at 24 CPR Part 966,
Subpart B, for residents of public housing?
If yes, list additions to federal requirements below:
2. Which PHA office should residents or applicants to public housing contact to
initiate the PHA grievance process? (select all that apply)
D PHA main administrative office
D PHA development management offices
D Other (list below)
B. Section 8 Tenant-Based Assistance
1. [:gI Yes D No: Has the PHA established informal review procedures for applicants
to the Section 8 tenant-based assistance program and informal
hearing procedures for families assisted by the Section 8 tenant-
based assistance program in addition to federal requirements
found at 24 CFR 982?
If yes, list additions to federal requirements below:
2. Which PHA office should applicants or assisted families contact to initiate the
informal review and informal hearing processes? (select all that apply)
[:gI PHA main administrative office
[:gI Other (list below)
Request must be in writing as per administrative plan
7. Capital Improvement Needs N/ A
[24 CFR Part 903.7 9
FY 2002-03 Annual Plan Page 32
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DYes D No: a) Has the PHA received a HOPE VI revitalization grant? (if no,
skip to question c; if yes, provide responses to question b for
each grant, copying and completing as many times as necessary)
b) Status of HOPE VI revitalization grant (complete one set of
questions for each grant)
1. Development name:
2. Development (project) number:
3. Status of grant: (select the statement that best describes the current
status)
D
D
D
D
Revitalization Plan under development
Revitalization Plan submitted, pending approval
Revitalization Plan approved
Activities pursuant to an approved Revitalization Plan
underway
DYes D No: c) Does the PHA plan to apply for a HOPE VI Revitalization grant
in the Plan year?
If yes, list development name/s below:
DYes D No: d) Will the PHA be engaging in any mixed-finance development
activities for public housing in the Plan year?
If yes, list developments or activities below:
DYes D No: e) Will the PHA be conducting any other public housing
development or replacement activities not discussed in the
Capital Fund Program Annual Statement?
If yes, list developments or activities below:
~ Demolition and Disposition Nt A
CFR Part 903.7 9
1. 0 Yes D No: Does the PHA plan to conduct any demolition or disposition
activities (pursuant to section 18 of the U.S. Housing Act of
1937 (42 U.S.c. 1437p)) in the plan Fiscal Year? (If "No",
skip to component 9; if "yes", complete one activity description
for each development.)
2. Activity Description
FY 2002-03 Annual Plan Page 34
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2. Activity Description
o Yes 0 No: Has the PHA provided all required activity description
information for this component in the optional Public Housing
Asset Management Table? If "yes", skip to component 10. If
"No", complete the Activity Description table below.
Desi nation of Public Housin
1 a. Development name:
lb. Develo ment ( ro'ect) number:
2. Designation type:
Occupancy by only the elderly 0
Occupancy by families with disabilities 0
Occu anc b onl elderl families and families with disabilities 0
3. Application status (select one)
Approved; included in the PHA's Designation Plan 0
Submitted, pending approval 0
Planned a lication 0
4. Date this desi nation a roved, submitted, or lanned for submission: (DD/MM/YY)
5. If approved, will this designation constitute a (select one)
o New Designation Plan
o Revision of a reviousl -a roved Desi nation Plan?
6. Number of units affected:
7. Coverage of action (select one)
o Part of the development
.0 Total develo ment
10. Conversion of Public Housin2 to Tenant-Based Assistance N/ A
[24 CFR Part 903.7 9
A. Assessments of Reasonable Revitalization Pursuant to section 202 of the HUD
FY 1996 HUD Appropriations Act
1. 0 Yes 0 No:
Have any of the PHA's developments or portions of
developments been identified by HUD or the PHA as covered
under section 202 of the HUD FY 1996 HUD Appropriations
Act? (If "No", skip to component 11; if "yes", complete one
activity description for each identified development, unless
eligible to complete a streamlined submission. PHAs
completing streamlined submissions may skip to component
11.)
FY 2002-03 Annual Plan Page 36
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11. Homeownership Proe;rams Administered bv the PHA
[24 CPR Part 903.79 (k)]
A. Public
1.0 Yes 0 No: Does the PHA administer any homeownership programs
administered by the PHA under an approved section 5(h)
homeownership program (42 U.S.C. 1437c(h)), or an approved
HOPE I program (42 U.S.c. 1437aaa) or has the PHA applied or
plan to apply to administer any homeownership programs under
section 5(h), the HOPE I program, or section 32 of the U.S.
Housing Act of 1937 (42 U.S.c. 1437z-4). (If "No", skip to
component lIB; if "yes", complete one activity description for
each applicable program/plan, unless eligible to complete a
streamlined submission due to small PHA or high performing
PHA status. PHAs completing streamlined submissions may
skip to component lIB.)
2. Activity Description
DYes 0 No: Has the PHA provided all required activity description
information for this component in the optional Public Housing
Asset Management Table? (If "yes", skip to component 12. If
"No", complete the Activity Description table below.)
Public Housing Homeownership Activity Description
(Complete one for each development affected)
1a. Development name:
lb. Development (project) number:
2. Federal Program authority:
o HOPE I
o 5(h)
o Turnkey III
o Section 32 of the USHA of 1937 (effective 10/1/99)
3. Application status: (select one)
D Approved; included in the PHA's Homeownership PlanlProgram
FY 2002-03 Annual Plan Page 38
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interested in Section 8 participants participating in their
project. The Housing Authority will work closely with our
Family Self Sufficiency case managers at the St. Joseph's
Center to target FSS participants who would qualify for the
Habitat project.
2. Program Description:
a. Size of Program
~ YesD No:
Will the PHA limit the number of families participating in the
section 8 homeownership option?
If the answer to the question above was yes, which statement best describes the
number of participants? (select one)
[8J 25 or fewer participants
D 26 - 50 participants
D 51 to 100 participants
D more than 100 participants
b. PHA-established eligibility criteria
DYes [8J No: Will the PHA's program have eligibility criteria for participation in its
Section 8 Homeownership Option program in addition to HUD
criteria?
If yes, list criteria below:
12. PHA Community Service and Self-sufficiency Programs Nt A
[24 CPR Part 903.7 9 (I)]
I?~~~g~i()~s
componellLS
A. PHA Coordination with the Welfare (TANF) Agency
1. Cooperative agreements:
DYes D No: Has the PHA has entered into a cooperative agreement with the
T ANF Agency, to share information and/or target supportive
services (as contemplated by section 12(d)(7) of the Housing Act
of 1937)?
The Housing Authority signed a cooperative GAIN agreement
with the Department Of Public Services in 1997. We have been
FY 2002-03 Annual Plan Page 40
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with an MSW level Licensed Clinical Social Worker to assist staff
and participants in assessing the need for and accessing services.
b. Economic and Social self-sufficiency programs
~ Yes 0 No: Does the PHA coordinate, promote or provide any
programs to enhance the economic and social self-
sufficiency of residents? (If "yes", complete the following
table; if "no" skip to sub-component 2, Family Self
Sufficiency Programs. The position of the table may be
altered to facilitate its use. )
Services an~Programs
Program Name & Description Estimated Allocation Access Eligibility
(including location, if appropriate) Size Method (developme(lt office I (public housing or
(waiting PHA main office I section 8
list/random other provider name) participants or
selection/specific both)
criteria/other)
Family Self Sufficiency 178 Section 8
Case Management all All participants PHA office and S1. Section 8
Josephs Center
Emergency Grants As needed Need PHA office Section 8
Escrow Accounts 76 totaling Available to all PHA office Section 8
$283,405
Child Care As needed Specific criteria Connections for Section 8
Children
Transportation As needed As needed Big Blue Bus Section 8
Family Unification As needed Dep1. of Children and Section 8
Family Services
Children Services As needed Dep1. of Children and
Family Services
Family preservation including As needed Multi-agency program
housing search, moving expenses, funded by Los Angeles
utility turn-ons and legal County.
expenses. Also security deposits,
purchase of furniture, parenting
skills, etc.
Shelter Plus Care 141 Case
management
agency referrals
Security and utility deposits, 141 and as SPC tenants only
reimburse owners for damage needed
caused by tenants or up to 80% of
one month loss of contract rent if
tenant moves without notice.
FY 2002-03 Annual Plan Page 42
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C. Welfare Benefit Reductions
1. The PHA is complying with the statutory requirements of section 12(d) of the u.s.
Housing Act of 1937 (relating to the treatment of income changes resulting from
welfare program requirements) by: (select all that apply)
cg] Adopting appropriate changes to the PHA's public housing rent determination
policies and train staff to carry out those policies
cg] Informing residents of new policy on admission and reexamination
o Actively notifying residents of new policy at times in addition to admission and
reexamination.
cg] Establishing or pursuing a cooperative agreement with all appropriate T ANF
agencies regarding the exchange of information and coordination of services
cg] Establishing a protocol for exchange of information with all appropriate T ANF
agenCIes
o Other: (list below)
13. PHA Safety and Crime Prevention Measures N/ A
[24 CFR Part 903.7 9 (m)]
Ex trlponeIltl
A. Need for measures to ensure the safety of public housing residents
1. Describe the need for measures to ensure the safety of public housing residents
(select all that apply)
o High incidence of violent and/or drug-related crime in some or all of the PHA's
developments
o High incidence of violent and/or drug-related crime in the areas surrounding or
adjacent to the PHA's developments
o Residents fearful for their safety and/or the safety of their children
o Observed lower-level crime, vandalism and/or graffiti
o People on waiting list unwilling to move into one or more developments due to
perceived and/or actual levels of violent and/or drug-related crime
o Other (describe below)
FY 2002-03 Annual Plan Page 44
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o
o
o
o Other activities (list below)
2. Which developments are most affected? (list below)
Police regularly testify in and otherwise support eviction cases
Police regularly meet with the PHA management and residents
Agreement between PHA and local law enforcement agency for provision of
above-baseline law enforcement services
Additional information as re uired b PHDEPIPHDEP Plan
DYes 0 No: Is the PHA eligible to participate in the PHDEP in the fiscal year
covered by this PHA Plan?
DYes 0 No: Has the PHA included the PHDEP Plan for FY 2000 in this PHA
Plan?
DYes 0 No: This PHDEP Plan is an Attachment. (Attachment Filename: _)
FY 2002-03 Annual Plan Page 46
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D Comprehensive stock assessment
D Other: (list below)
3. DYes D No: Has the PHA included descriptions of asset management activities
in the optional Public Housing Asset Management Table?
18. Other Information
[24 CFR Part 903.79 (r)]
A. Resident Advisory Board Recommendations
1. DYes [gI No: Did the PHA receive any comments on the PHA Plan from the
Resident Advisory Board/s?
2. If yes, the comments are: (if comments were received, the PHA MUST select one)
D Attached at Attachment (File name)
D Provided below:
NA
3. In what manner did the PHA address those comments? (select all that apply)
D Considered comments, but determined that no changes to the PHA Plan were
necessary.
D The PHA changed portions of the PHA Plan in response to comments
List changes below:
[gI Other: (list below)
Any comments are pending the Public Hearing scheduled for 4-11-06 at the City
Council meeting.
B. Description of Election process for Residents on the PHA Board NI A
1. DYes [gI No:
Does the PHA meet the exemption criteria provided section
2(b)(2) of the U.S. Housing Act of 19317 (If no, continue to
question 2; if yes, skip to sub-component C.)
2. DYes [gI No:
Was the resident who serves on the PHA Board elected by the
residents? (If yes, continue to question 3; if no, skip to sub-
component C.)
3. Description of Resident Election Process
FY 2002-03 Annual Plan Page 48
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Expires: 03/3112002
~
~
~
~
The PHA has participated in any consultation process organized and offered by
the Consolidated Plan agency in the development of the Consolidated Plan.
The PHA has consulted with the Consolidated Plan agency during the
development of this PHA Plan.
Activities to be undertaken by the PHA in the coming year are consistent with
the initiatives contained in the Consolidated Plan. (list below)
Other: (list below)
The City of Santa Monica's updated FY 2000-2005 Housing Element
Update reiterated that the Section 8 program is integral to the City's
efforts to preserve its affordable housing stock. The Housing Element's
1998-2005 Action Plan requires: (no changes from previous PHA Plan)
The development of programs to protect Section 8 tenants from
contract opt outs. The City created the Tenant Assistance Rental
Program (T ARP) in June 1998 to assist Section 8 "opted-out"
tenants and the Housing Authority continues to operate the
program.
Take all necessary steps to increase the FMR so that Section 8 can
offer market-based rents. The City received approval for a third
increased voucher payment standard ranging from 163% to 203%
of the LA FMR.
The Housing Element also requires that the City develop a package
of programs to encourage landlords to participate in the Section 8
program, including loans and/or grants for rehabilitation and
improved tenant screening and support services. In addition, it
continues to focus its social service efforts on community-based
referrals for needed support services and has also enhanced its_
ability to screen new applicants for criminal activity.
1. The 2005-2010 Consolidated Plan of the jurisdiction supports the PHA Plan
with the following actions and commitments: (describe belowl
The plan identifies the Section 8 program, the HOME TBRA
program and the Shelter Plus Care program as integral to meeting
the affordable housing needs of very-low income households and
the City's homeless population.
FY 2002-03 Annual Plan Page 50
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FY 2002-03 Annual Plan Page 52
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Component 7
Capital Fund Program Annual Statement
Parts I, II, and II
Annual Statement
Capital Fund Program (CFP) Part I: Summary
Capital Fund Grant Number
FFY of Grant Approval: (MMlYYYY)
D Original Annual Statement
Line No. Summary by Development Account Total Estimated
Cost
1 Total Non-CGP Funds
2 1406 Operations
3 1408 Management Improvements
4 1410 Administration
5 1411 Audit
6 1415 Liquidated Damages
7 1430 Fees and Costs
8 1440 Site Acquisition
9 1450 Site Improvement
10 1460 Dwelling Structures
11 1465.1 Dwelling Equipment-Nonexpendable
12 1470 Nondwelling Structures
13 1475 Nondwelling Equipment
14 1485 Demolition
15 1490 Replacement Reserve
16 1492 Moving to Wark Demonstration
17 1495.1 Relocation Costs
18 1498 Mod Used for Development
19 1502 Contingency
20 Amount of Annual Grant (Sum of lines 2-19)
21 Amount of line 20 Related to LBP Activities
22 Amount of line 20 Related to Section 504 Compliance
23 Amount of line 20 Related to Security
24 Amount of line 20 Related to Energy Conservation
Measures
Table Library
Annual Statement
Capital Fund Program (CFP) Part III: Implementation Schedule
Development All Funds Obligated All Funds Expended
Number/Name (Quarter Ending Date) (Quarter Ending Date)
HA- Wide Activities
Table Library
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