SR-040808-1ICity Council Meeting: April 8, 2008
Agenda Item: :~ I
To: Chairperson and Housing Authority Members
From: Andy Agle, Director of Housing and Economic Development
Subject: Public Housing Agency Plan 2008-09
Recommended Action
Staff recommends that the Housing Authority approve the Public Housing Agency
(PHA) Plan 2008-09 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. The plan informs the public of the housing authority's
mission and the policies it employs to achieve its mission. There is no budget or
financial impact associated with this item.
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 afive-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, 2008.
1
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 49 HOME-funded vouchers. At present, the
Section 8, Shelter Plus Care and HOME program lease-up rates are between 93 and
94%. In addition, as amarket-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 Rent Control housing market pricing in order to remain competitive in
Santa Monica's rental marketplace. As existing payment standards have fallen below
the current Rent Control 40th percentile, the Housing Authority is in the process of
requesting a voucher payment standard increase from HUD.
Previous Council Actions
The City Council has approved eight PHA Plans since 2000.
Commission Action
The Housing Commission reviewed and approved the PHA Plan at its March 13, 2008
meeting and recommended that the City Council approve the PHA Plan and certify
compliance with FY 2005-10 Consolidated Plan.
Public Outreach
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 22, 2008 in the
Santa Monica Daily Press. Copies of the plan were available at all public libraries, City
Hall, and the Housing Authority office. In addition, the plan was available on the City of
Santa Monica's web site. Public comments were received at the Housing Commission
meeting on March 13, 2008. The comments pertained to wording of various sections
and the appropriate changes have been incorporated into the PHA Plan.
2
Financial Impacts & Budget Actions
No fiscal or budgetary impacts will result from the approval of the plan.
Prepared by:
Peter Mezza, Housing Authority Administrator
Approved:
~~
Forwarded to Housing Authority:
Andy Agle, Director (~
Housing and Economic Development
Attachment A: PHA Plan 2008-09
Ewell (~
Director, Housing Authority
3
U.S. Department of Housing and Urban Development
Office of Public and Indian Housing
PHA Plans
5 Year Plan for Fiscal Years 2008-09 - 2013-14
Annual Plan for Fiscal Year 2008-2009
NOTE: THIS PHA PLANS TEMPLATE (I-IUD 50075) IS TO BE COMPLETED IN
ACCORDANCE WITH INSTRUCTIONS LOCATED IN APPLICABLE PIH NOTICES
1nm soo75
OMB Approval No: 2577-0226
Expires: 03/312002
PHA Plan
Agency Identification
PHA Name:. City of Santa Monica Housing Authority
PHA Number: CAl l l
PHA Fiscal Year Beginning: (07/2008)
Public Access to Information
Information regarding any activities outlined in this plan can be obtained by
contacting: (select all that apply)
® Main administrative office of the PHA
^ PHA development management offices
^ PHA local offices
Display Locations For PHA Plans and Supporting Documents
The PHA Plans (including attachments) are available for public inspection at: (select all
that apply)
® Main administrative office of the PHA
^ PHA development management offices
^ PHA local offices
^ Main administrative office of the local government
^ Main administrative office of the County government
^ Main administrative office of the State. government
® Public library
® PHA website
^ Other (list below)
PHA Plan Supporting Documents are available for inspection at: (select all that apply)
® Main business office of the PHA
^ PHA development management offices
^ Other (list below)
PHA Identification Section, Page 1
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5-YEAR PLAN
PHA FISCAL, YEAxS 2005-6 - 2010-11
[24 CFR Part 903.5]
® 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.
^ The PHA's mission is: (state mission here)
HUD Strategic Goal: Increase the availability of decent, safe, and affordable
housing.
® PHA Goal: Expand the supply of assisted housing
Objectives:
^ Apply for additional rental vouchers:
^ Reduce public housing vacancies:
^ Leverage private or other public funds to create additional housing
opportunities:
^ Acquire or build units or developments
® 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 continue to
restrict lease up due to the continuing increase in rental costs in Santa Monica.
® PHA Goal: Improve the quality of assisted housing
Objectives:
^ Improve public housing management: (PHAS score)
® Improve voucher management: (SEMAP score)
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^ Increase customer satisfaction:
® Concentrate on efforts to improve specific management functions:
(list; e.g., public housing finance; voucher unit inspections)
^ Renovate or modernize public housing units:
^ Demolish or dispose of obsolete public housing:
^ Provide replacement public housing:
^ Provide replacement vouchers:
® Other: (list below)
Based upon the availability of CDBG funding, continue to advocate that
priority be given in the City's Rental Repair Program to owners of Section 8
buildings.
X PHA Goal: Increase assisted housing choices
Objectives:
® Provide voucher mobility counseling:
® Conduct outreach efforts to potential voucher landlords
® Increase voucher payment standards
® Implement voucher homeownership program:
^ Implement public housing or other homeownership programs:
^ Implement public housing site-based waiting lists:
^ Convert public housing to vouchers:
® Other: (list below)
Maintain an owner generated, weekly listing of apartments specifically available to
all SMHA assisted tenants, including those whose status is pending, with vouchers
issued by the SMHA. In addition, all people from any Housing Authority who are
requesting the list as a reasonable accommodation are eligible to receive the list.
However, because our voucher payment standards are so low, the owner generated
listings normally contain only 1 to 5 units. Continue to go to owner association
meetings to increase interest in all of the SMHA rental assistance programs,
including the Section 8 program. Continue to respond expeditiously to any questions
or complaints about the rental assistance programs administered by the SMHA, its'
owners, or its' participants. Within this context, continue to make referrals to the
appropriate agency specific to the issues at hand. Referrals include but are not
limited to, the City Attorney's Offiee, Rent Control, Legal Aid and owner's
associations.
Continue to promote the utilization of deed restricted housing by Section 8 tenants
in order to increase mixed income opportunities for Section 8 tenants.
The March 2007 application to HUD to increase our Voucher Payment Standards
(VPS) was rejected by HUD due to our 95% lease up rate even though our
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. Expires: 03/31/2002
application clearly stated that our VPS were all below the Rent Contro130~h
percentile. The application predicted a steady decline in lease up without approval
and that is what has occurred to date. Therefore a new VPS application was
submitted in March 2008.
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. The
tenant/owner selection process is underway and the City's Family Self Sufficiency
(FSS) case managers continue to assist FSS participants during the selection
process.
HUD Strategic Goal: Improve community quality of life and economic vitality
^ PHA Goal: Provide an improved living environment
Objectives:
^ Implement measures to deconcentrate poverty by bringing higher income
public housing households into lower income developments:
^ Implement measures to promote income mixing in public housing by
assuring access for lower income families into higher income
developments:
^ Implement public housing security improvements:
^ 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.
HUD 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)
There are currently 64 clients participating in the Family Self-
Sufficiency Program (FSS). In 2007, 7 FSS participants completed the
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program ,while 27 completed an educational program of some type.
In addition, 43% of the FSS households increased their income in
2007. As of February 2008, the SMHA maintains escrow savings
accounts totaling $ 263,741. The average escrow balance is $3,470.
The housing authority funds St. Joseph's Center in the amount of
$62,400 for FSS case management services. FSS participants are
working closely with their case managers to enhance their chances of
being selected for ownership of a Habitat developed townhouse.
On-going community based referrals to social service agencies to
assist Section 8 participants (SMHA contributes $62,400 annually for
case management services.). Contract MSW assists participants with
obtaining needed services.
Shelter + Care: provide housing and supportive services for 133
formerly homeless persons with chronic mental illness, substance
abuse, and or HIV/AIDS and other disabilities. A City funded (RDA
20%. set-a-side) Senior Homeless Prevention and Rental Assistance
program was implemented by the Housing Authority in January 2007.
The program provides rental assistance vouchers and homeless
prevention grants to homeless residents 55 years old and older who
are actively engaged in case management. In addition, seniors at risk
of being evicted through no fault of their own are eligible for a one
time prevention grant of $2,000-.In February 2008,19 participants
were receiving rental assistance while 7 additional seniors have been
issue vouchers and are looking for an apartment. In some cases, a
senior received both the prevention grant and on-going rental
assistance. Case management is required and is provided by local
community based non-profit agencies including St. Joseph's Center,
OPPC and WISE Senior Services. A looming issue is the ability of
community agencies to adequately case manage a growing caseload
without a needed increase in their case management funding. RDA
funds can not be used to pay for case management and yet case
management is essential to the program.
HUD Strategic Goal: Ensure Equal Opportunity in Housing for all Americans
® PHA Goal: Ensure equal opportunity and affirmatively further fair housing
Objectives:
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® Undertake affirmative measures to ensure access to assisted housing
regardless of race, color, religion national origin, sex, familial status, and
disability:
® Undertake affirmative measures to provide a suitable living environment
for families living in assisted housing, regardless of race, color, religion
national origin, sex, familial status, and disability:
® Undertake affirmative measures to ensure accessible housing to persons
with all varieties of disabilities regardless of unit size required:
® Other: (list below)
Homeless Transitional Set-Aside Program: provides Section 8 and HOME
TBRA vouchers 31 (formerly homeless) graduates of two transitional
housing programs and victims of domestic violence shelters funded by the
City of Santa Monica. "Turned over" vouchers are currently reserved for
newly referred program graduates.
Referrals are accepted from Sojourn, 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.
In February 2008, both the HOME funded Chronic Homeless Program vouchers
and the RDA Senior program have recently been approved to provide rental
assistance to eligible participants who reside in Licensed Board and Care
facilities.
Other PHA Goals and Objectives: (list below) NA
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Annual PHA Plan
PHA Fiscal Year 2007-08
[24 CFR Part 903.7]
^ .Standard Plan
Streamlined Plan:
^ High Performing PHA
^ Small Agency (<250 Public Housing Units)
® Administering Section 8 Only
^ Troubled Agency Plan
ii. Executive Summary of the Annual PHA Plan
The City of Santa Monica Housing Authority's (SMHA) Annual Plan outlines its
primary focus of remaining competitive in the rental market in order to provide a range
of affordable housing opportunities for Section 8 and Shelter Plus Care participants. In
addition, the plan outlines SMHA's efforts to provide or provide for a range of
community-based services that allow many of its elderly and disabled participants to
continue to live independently in the community.
iii. Annual Plan Table of Contents
[24 CFR Part 903.7 9 (r)]
Provide a table of contents for the Annual Plan, including attachments, and a list of supporting
documents available for public inspection
Table of Contents (Draft)
Pa>?e #
Annual Plan
i. Executive Summary
ii. Table of Contents
1. Housing Needs 4-12
2. Financial Resources 13-14
3. Policies on Eligibility, Selection and Admissions 15-26
4. Rent Determination Policies 26-31
5. Operations and Management Policies 31-32
6. Grievance Procedures 33-33
7. Capital Improvement Needs N/A
8. Demolition and Disposition N/A
9. Designation of Housing N/A
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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
N/A
40-42
42-46
N/A
N/A
N/A
49
NA
50-53
Required Attachments: NA
^ Admissions Policy for Deconcentration
^ FY 2000 Capital Fund Program Annual Statement
^ Most recent board-approved operating budget (Required Attachment for PHAs
that are troubled or at risk of being designated troubled ONLY)
Optional Attachments: NA
^ PHA Management Organizational Chart
^ FY 2000 Capital Fund Program 5 Year Action Plan
^ Public Housing Drug Elimination Program (PHDEP) Plan
^ Comments of Resident Advisory Board or Boards (must be attached if not
included in PHA Plan text)
^ Other (List below, providing each attachment name)
Documents Available for Review
List of Su ortin Documents Available for Review
Applicable Supporting Document Applicable Plah
& Component
On Dis la
X PHA Plan Certifications of Compliance with the PHA Plans 5 Year and Annual Plans
and Related Re ations
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 fau
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 workin with
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List of Su ortin Documents Available for Review
Applicable Supporting Document Applicable Plan
& Component
On Dis la
local jurisdictions to implement any of the jurisdictions'
initiatives to affirmatively further fair housing that require
the PHA's involvement.
X Consolidated Plan for the jurisdictions in which the PHA is Annual Plan:
located (which includes the Analysis of Impediments to Fair Housing Needs
Housing Choice (AI))) and any additional backup data to
su ort statement of housin needs in the 'urisdiction
X Most recent board-approved operating budget for the public Annual Plan:
housing program Financial Resources;
NA Public Housing Admissions and (Continued) Occupancy Annual Plan: Eligibility,
Policy (A&O), which includes the Tenant Selection and Selection, and Admissions
Assignment Plan [TSAP] Policies
X Section 8 Administrative Plan Annual Plan: Eligibility,
Selection, and Admissions
Policies
NA Public Housing Deconcentration and Income Mixing Annual Plan: Eligibility,
Documentation: Selection, and Admissions
1. PHA board certifications of compliance with Policies
deconcentration requirements (section 16(a) of the US
Housing Act of 1937, as implemented in the 2/18/99
Quality Housing and Work Responsibility Act Ivritial
Guidance; Notice and any further HUD guidance) and
2. Documentation of the required deconcentration and
income mixin anal sis
NA Public housing rent determination policies, including the Annual Plan: Rent
methodology for setting public housing flat rents Determination
^ check here if included in the public housing
A & O Polic
NA Schedule of flat rents offered at each public housing Annual Plan: Rent
development Determination
X check here if included in the public housing
A & O Policy
X Section 8 rent determination (payment standard)policies Annual Plan: Rent
X check here if included in Section 8 Determination
Administrative Plan
NA Public housing management and maintenance policy Annual Plan: Operations
documents, including policies for the prevention or and Maintenance
eradication of pest infestation (including cockroach
infestation)
NA Public housing grievance procedures Annual Plan: Grievance
^ check here if included in the public housing Procedures
A & O Policy
X Section 8 informal review and hearing procures Annual Plan: Grievance
X check here if included in Section 8 Procedures
Administrative Plan
NA The HUD-a roved Ca ital Fund/Com rehensive Grant Annual Plan: Ca ital Needs
FY 2006-07 Annual Plan Page 3
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List of Su ortin Documents Available for Review
Applicable Supporting Document Applicable Plan
& Component
On Dis la
Program Annual Statement (HUD 52837) for the active grant
eaz
NA Most recent CIAP Budget/Progress Report (HUD 52825) for Annual Plan: Capital Needs
an activeCIAPgrant
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 ( rovided at PHA o tion)
NA Approved HOPE VI applications or, if more recent, Annual Plan: Capital Needs
approved or submitted HOPE VI Revitalization Plans or any
other a roved ro osal for develo ment of ublic housin
NA Approved or submitted applications for demolition and/or Annual Plan: Demolition
dis osition of ublic housing and Dis osition
NA Approved or submitted applications for designation of public Annual Plan: Designation of
housin (Deli nated Housin 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 A ro riations Act
NA Approved or submitted public housing homeownership Annual Plan:
ro rams/ fans Homeownershi
NA Policies governing any Section 8 Homeownership program Annual Plan:
^ check here if included in the Section 8 Homeownership
Administrative Plan
NA Any cooperative agreement between the PHA and the TANF Annual Plan: Community
a ency Service &Self--Sufficient
X FSS Action Plans for public housing and/or Section 8 Annual Plan: Community
Service &Self--Sufficient
NA Most recent self-sufficiency (ED/SS, TOP or ROSS or other Annual Plan: Community
resident services rant) ant ro am re orts Service &Self--Sufficient
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. 1437c(h)), the results of that audit and the PHA's
res onse to an findings
NA Troubled PHAs: MOA/Recove Plan Troubled PHAs
NA Other supporting documents (optional) (specify as needed)
(list individually; use as man lines as necessary)
1. Statement of Housing Needs
[24 CFR Part 903.7 9 (a)]
A. Housing Needs of Families in the Jurisdiction/s Served by the PHA
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Pof the housing needs in tfie jurisdiction by
eds column, provide the estimated number of Tenter
characteristics, rate the impact of that factor on the
h 1"being ``ho hnpact" and'S being"severe impact.°
upon which the PHA can make this. assessment.
Housing Needs of Families in the Jurisdiction
by Family Type *FY2007-OS One-Year Action Plan. No updated data currently available
Family Type Overall Afford- Supply Qualit Access Size Location
ability y -ibility
Income <= 30% 5,646 5 5 2 2 5 2
of AMI
Income >30% 4,624 5 5 2 2 5 2
but <=50% of
AMI
Income >50% 5,774 5 5 3 4 2 4
but <80% of
AMI
Elderly 4,700 5 5 3 4 2 4
Families with Info. not
Disabilities available
Black 911 5 5 3 2 5 4
Asian 685 5 5 2 2 5 2
White 12,311. 5 5 2 2 5 2
Hispanic Unduplicated
count is not
available
What sources of information did the PHA use to conduct this analysis? (Check all that
apply; all materials must be made available for public inspection.)
® Consolidated Plan of the Jurisdictions
Indicate year: FY 2001-02 thru FY 2005-06 * FY2007-08 One-Year
Action Plan in Aro¢ress
® U.S. Census data: the Comprehensive Housing Affordability Strategy
("CHAS") dataset
^ American Housing Survey data
Indicate year:
^ Other housing market study
Indicate year:
FY 2006-07 Annual Plan Page 5
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® Other sources: (list and indicate yeaz 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
st/s. Complete one table for each Type 1'
may provide separate tables for site- -
option.
Housing Needs of Families on the Waiting List
Waiting list type: (select one)
® Section 8 tenant-based assistance
^ Public Housing
^ Combined Section 8 and Public Housing
^ Public Housing Site-Based or sub jurisdictional waiting list (optional)
If used, identify which development/sub-jurisdiction:
# of families % of total families Annual Turnover
'Waiting list total 4,616 Can not compare with
' 250 estimated based on
previous table given that !
; projected attrition due to
our waiting list includes :' death, and program
:non-residents while the ' '. terminations for non-
previous table only reflects '. compliance such as
Santa Monica residenC - unreported income(EIV).
Anticipate EN related tum
`' over to be reduced since
': we have used it for more
that 1 annual recertification
c cle.
Extremely low 3,104 (67%) of the Can not compare with Based on self reported
income <=30% AMI total number of previous table given that inoome by waif list
our waiting list includes applicants
applicants non
Very low income 1,233 (27%) of the can not compare with
(>30% but <=50% total number of Previous table given that
our waiting list includes
AMI) a plicants non
Low income NA NA
(>50% but <80%
AMI)
Families with Data not captured on our I ~Datanof captured onour 1
children page waiting list page whiting list ,
a lication a lication
Elderly families 987 (21%)
Families with 1,977 (43%) Self report by apgticanf
Disabilities subject to verificati°n
durin aH ibiflty rocess
Black 1,791 (39%)
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Housing Needs of Families on the Waiting List
Native American* 88 (1%)* Both Nat;ve
American & Pacific
Islander
Pacific Islander* See above
White* 1,743 (38%) *InclutlesHispanic'and
non-xis anic Whiles
Unreported 994 (22%)
* All Waiting List information is self reported by applicant and does not include bedroom
size needed b a licants. New a lications were acce ted in Jul an d Au ust 2006.
CharaCterlStlCS by Information not captured Household size is used as Information not captured
BedrOOm S1Ze on 1 page Waiting List a surrogate for bedroom on I page Waiting List
Application size requested* Application
(Public Housing
Only)
2 BR 1,213 (26%)
3 BR 554 (12%)
4 BR 4 or more household 519 (11 %)
members
5 BR
5+ BR
Is the waiting list closed (select one)? No X .Yes
If yes:
How long has it been closed (# of months) 8 months
Does the PHA expect to reopen the list in the PHA Plan year? ^ Yes
Does the PHA permit specific categories of families onto the waiting list, even if
generally closed? ^ No X Yes Transitional housing set-a-side applicants,
and those income eligible people displaced by governmental action (Ellis
Act .
C. Stratetry for Addressing Needs
icing needs of families in the
the Agency's reasons for
(1) Strateeies
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 by:
Select all'that apply f
FY 2006-07 Annual Plan Page 7
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^ 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)
Strategy 2: Increase the number of affordable housing units by:
Select all'that apply
^ 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
Strategy 1: Target available assistance to families at or below 30 % of AMI
Select all'that apply ,
^ Exceed HUD federal targeting requirements for families at or below 30% of
AMI in public housing
^ Exceed HUD federal targeting requirements for families at or below 30% of
AMI in tenant-based section 8 assistance
^ Employ admissions preferences aimed at families with economic hazdships
® Adopt rent policies to support and encourage work
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^ Other: (list below)
Need: Specific Family Types: Families at or below 50% of median
Strategy 1: Target available assistance to families at or below 50% of AMI
Select all that apply;:
^ Employ admissions preferences aimed at families who are working
® Adopt rent policies to support and encourage work
® Other: (list below)
Working in Santa Monica preference to households in which at least 1 adult
member works a minimum of 35 hours per week in Santa Monica.
Need: Specific Family Types: The Elderly
1: Target available assistance to the
^ Seek designation of public housing for the elderly
® In FY 06-07 the Housing Authority was granted authority to use $1.3 million in
City Redevelopment Agency Funds (RDA) to provide homeless prevention for
persons who are at imminent risk of homelessness and housing subsidies for
the chronically homeless with an emphasis on persons who are 55 and older
(see above).
^ Other: (list below)
Need: Specific Family Types: Families with Disabilities
Strategy 1: Target available assistance to Families with Disabilities:
Select all that apply ;
^ Seek designation of public housing for families with disabilities
^ Carry out the modifications needed in public housing based on the section 504
Needs Assessment for Public Housing
® Apply for special-purpose vouchers targeted to families with disabilities,
should they become available
® Affirmatively market to local non-profit agencies that assist families with
disabilities
® Other: (list below)
Administer a person Shelter Plus Care program that requires participants to be
both homeless and disabled. A $1,907,412 Shelter Plus Care (SPC) tenant based
FY 2006-07 Annual Plan Page 9
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renewal grant was awarded to SMHA by HUD for the contract year beginning
8/1/2008. A $108,972 SPC Project Based renewal grant was also awarded effective
June 1, 2008. Both of these grants are subject to renewal thru the annual renewal
application process. A new 5 year Project Based SPC grant for Step Up on Stn
Street was also awarded in 2006 in the amount of $1,754,280. The project is
scheduled to complete construction in December 2008. Step Up on 2"d Street staff
began to hold information meetings in 2007 which continue in 2008 in order to
expand the pool of eligible applicants for the 33 SPC assisted units in the project.
A new Shelter Plus Care Tenant Based 5 year grant was awarded by HUD in
January 2008 to the SMHA in the amount of $ 1,216,800. It is estimated to serve
approximately 24 households.
Continue to outreach to the Westside Center for Independent Living to assist
disabled portable voucher holders to relocate to Santa Monica. Disabled
participants are referred to the Westside Center for Independent Living (WCIL)
for assistance with issues related to their disability. In addition, the City's Human
Services Division contracts with WCIL to install accessibility modifications in
apartment units occupied by disabled residents. Owner's are referred by Housing
Authority staff to the City's Rental Repair Program for grants to enhance their
property's accessibility.
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 disproportionate needs:
Select if applicable
® 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, 43% of the total number of all households currently assisted by the SMHA
are non-white. White households comprise 57% of the Housing Authority
tenants while 72% of the City's population is white, based on the 2000 Census.
On the other hand, African-Americans comprise 4% of the City's population but
comprise 24% of the Housing Authority's households. Hispanics comprise 13%
of the City's population while they represent 18% of the Housing Authority
household participants. Asian- Americans comprise 1% of the City's and 1% the
Housing Authority's households.
FY 2006-07 Annual Plan Page 10
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OMB Approval No: 2577-0226
Expires: 03/31/2002
In addition, the population served by the City is extremely poor, elderly and
disabled by any indicator. The average gross income of each household is $14,809
a year which is $832 (5%) lower than the average income for all areas covered by
HUD's L.A. Office. Over sixty-four per cent (64%) of all program participants
are either elderly, disabled or handicapped. Santa Monica's elderly population
represents 14.4% of the City's population while 42% of SMHA's population is
elderly. Given both the very-very-low income of the population served and the
number of elderly, handicapped and disabled participants, the SMHA dedicates
extra resources to linking participants with community based services. Our
elderly participants very old in that 35 (5%) are between the ages of 90 and 96
while another 158 (23%) are 80 to 89 years old. This fact has a growing impact on
the SMHA's future planning and program development in order to meet the
growing needs of a frailer and older population.
Strategy 2: Conduct activities to affirmatively further fair housing
Select all that apply::
^ Counsel section 8 tenants as to location of units outside of areas of poverty or
minority concentration and assist them to locate those units
® Market the section 8 program to owners outside of areas of poverty /minority
concentrations
As of January 2007, 63% (794) of our households live in census tracts with
poverty rates ranging from 3% to 17.3% while the remaining 37% (394)
live in census tracts with poverty rates ranging from 21.2% to 25%. The
census track statistics are based on 2000 census. In this respect,
participants in SMHA's rental assistance programs are somewhat unique.
Very few, if any other, housing authorities are as deconcentrate in their
communities. However, given the continuing increase in rental costs it is
becoming more difficult to maintain a significant program presence in
areas of low poverty. The below 17.3% number of households has been
reduced by 7% from 2006. Proposed federal funding reductions in
discretionary programs like HUD's are aimed at reducing the federal
deficit by 50% by FY 2010 and will make deconcentration avery difficult
if not impossible goal to achieve.
^ Other: (list below)
Other Housing Needs & Strategies: (list needs and strategies below)
(2) Reasons for Selecfing Strategies
Of the factors listed below, select all that influenced the PI-lA's selection of the
strategies it will pursue:
FY 2006-07 Annual Plan Page 11
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Expires: 03/31/2002
® Funding constraints
® Staffing constraints
® Limited availability of sites for assisted housing
^ Extent to which particular housing needs are met by other organizations in the
community
® 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 in March 2007 and denied by HUD based on the fact
that our lease up rate was a healthy 95%. However, as history has
proven, including recently, without voucher payment standards
that reflect the 40t"%, owners will not participate in our programs.
Our requested amounts are shown below in Column (E.):
(A.) (B.) (C.) ~•) (E•)
Bedroom Current March 2007 March Increase
Size Payment Requested Payment 2008 Requested
Standard Standards Denied by Requested
HUD Payment
Standards
0 $1,009 $1,109 $1,249 $240 24%
1 $1,352 $1,472 $1,577 $225 17%
2 $1,843 $1,978 $2,093, $250 14%
3 $2,411 $2,843 $2,906 $495 21%
Our current payment standards were approved by HUD in May
2006 and are dangerously below the Rent Control 40th percenfile as
of December 2007. Our current lease up rate for Section 8 has
dropped to 93% and once a participant moves or dies, we no longer
are able to retain the majority of previously participating units.
The rents in the Requested Pavment Standards are $225 to $495
higher than our current payment standard based on the cost of the...
FY 2006-07 Annual Plan Page 12
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3,173 rent controlled apartments that were rented between October
2006 and December 2007. Without its approval, the short and long
term ability of the Housing Authority's various rental assistance
programs to remain competitive in the rental marketplace remains
quesfionable.
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. Santa Monica
continues to be a very desirable place to live for educated
professionals due to the number of high paying media and finance
jobs available to professionals. This. results in an extremely
competitive housing market. Staff continues to explore alternative
revenue sources to supplement HUD rental assistance funding.
Financial Resources:
Planned Sources and Uses
Sources Planned $ Planned Uses
1. Federal Grants FY 2000 rants
a) Public Housing Operating Fund
b) Public Housing Capital Fund
c) HOPE VI Revitalizafion
d) HOPE VI Demolition
e) Annual Contributions for Section $13,802,200 in Housing , * The renewal formula fins
8 Tariarit-Based ASSIStance* Assistance and been changed again andwe aze
$1,478,444 Estimated '' waiting for our 2008 budget
Administrative Fees & numbers The SMI-LA wilt
'
Budget Allocations require access to our prior year .
unspent ARP funds in order to
from all sources :utilize all 1,092 authorized
!vouchers. Administrative fees
'include all sources. of
adminishative funds used by
`.the SMHA.'-
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Expires: 03/31/2002
2. Statement of Financial Resources (NA)
Financial Resources:
Planned Sources and Uses
Sources Planned $ Planned Uses
f) Public Housing Drug Elimination
Program (including any Technical
Assistance funds)
g) Resident Opportunity-and Self-
Sufficiency Grants
h) Community Development Block
Grant $135,700 shelter Pius care case
management contract with St.
Jose h's Center
1) HGME $635,670 Rental assistance fora 3 year
eriod
Other Federal Grants (list below)
Shelter Plus Care $1,748,461 Tenant Two overlapping SPC renewal
Based Rental assistance
$99,891Project Based contracts prorated for 7/1/08
thru 6/09
Rental Assistance
2. Prior Year Federal Grants FY 2005=$1,394,566 Based on xuD spreadsheet
unobli ated funds onl hst
( g y) ( FY 2006=$1,002,259 Posted in February 2007 on
their website. Update not
below) currently available. Will likely
require Congressional intent in
order to allow access to
uns ent rior year funds.
3. Public Housing Dwelling Rental
Income
4. Other income (list below)
4. Non-federal sources (list below)
TARP $ZQ~QQQ City funded rental assistance
RDA funded Homeless Prevention $1,000,000 for SMHA tenants whose
owners have terminated their
and Rental Assistance Program. rental assistance contract.
Applies to all rental assistance
programs administered by the
SMHA.
CiTy funded with Santa Monica
Redevelopment Agency 20%
set-a-side funds for rental
assistance for homeless seniors
and homeless prevention
grants. Estimate includes
ro'ected costs thru 6/30/08.
FY 2006-07 Annual Plan Page 14
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Financial Resources:
Planned Sources and Uses
Sources Planned $ Planned Uses
Total resources* $21,371,2Ox, Estimated from all sources of
funding
x
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3. PHA Policies Governing EliEibility, Selection, and Admissions
[24 CFR Part 903.7 9 (c)]
A. Public Housing (N/A
(1) Eli~ibilitY
a. When does the PHA verify eligibility for admission to public housing? (select all
that apply)
^ When families are within a certain number of being offered a unit: (state
number)
^ When families are within a certain time of being offered a unit: (state time)
^ Other: (describe)
b. Which non-income (screening) factors does the PHA use to establish eligibility for
admission to public housing (select all that apply)?
^ Criminal or Drug-related activity
^ Rental history
^ Housekeeping
^ Other (describe)
c. ^ Yes ^ No: Does the PHA request criminal records from local law
enforcement agencies for screening purposes?
d. ^ Yes ^ No: Does the PHA request criminal records from State law
enforcement agencies for screening purposes?
e. ^ Yes ^ No: Does the PHA access FBI criminal records from the FBI for
screening purposes? (either directly or through an NCIC-
authorized source)
(2)Waiting List Oreanization
a. Which methods does the PHA plan to use to organize its public housing waiting list
(select all that apply)
^ Community-wide list
^ Sub jurisdictional lists
^ Site-based waiting lists
^ Other (describe)
b. Where may interested persons apply for admission to public housing?
^ PHA main administrative office
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^ PHA development site management off ce
^ Other (list below)
c. If the PHA plans to operate one or more site-based waiting lists in the coming year,
answer each of the following questions; if not, skip to subsection (3) Assignment
1. How many site-based waiting lists will the PHA operate in the coming year?
2. ^ Yes ^ No: Are any or all of the PHA's site-based waiting lists new for the
upcoming year (that is, they are not part of a previously-HUD-
approved site based waiting list plan)?
If yes, how many lists?
3. ^ Yes ^ No: May families be on more than one list simultaneously
If yes, how many lists?
4. Where can interested persons obtain more information about and sign up to be on
the site-based waiting lists (select all that apply)?
^ PHA main administrative office
^ All PHA development management offices
^ Management offices at developments with site-based waiting lists
^ At the development to which they would like to apply
^ Other (list below)
(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)
^ One
^ Two
^ Three or More
b. ^ Yes ^ 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 lists for the PHA:
(4) Admissions Preferences
a. Income targeting:
^ Yes ^ 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?
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b. Transfer policies:
In what circumstances will transfers take precedence over new admissions? (list
below)
^ Emergencies
^ Overhoused
^ Underhoused
^ Medical justification
^ Administrative reasons determined by the PHA (e.g., to permit modernization
work)
^ Resident choice: (state circumstances below)
^ Other: (list below)
c. Preferences
1. ^ Yes ^ 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)
Former Federal preferences:
^ Involuntary Displacement (Disaster, Government Action, Action of Housing
Owner, Inaccessibility, Property Disposition)
^ Victims of domestic violence
^ Substandard housing
^ Homelessness
^ High rent burden (rent is > 50 percent of income)
Other preferences: (select below)
^ Working families and those unable to work because of age or disability
^ Veterans and veterans' families
^ Residents who live and/or work in the jurisdiction
^ Those enrolled currently in educational, training, or upward mobility programs
^ Households that contribute to meeting income goals (broad range of incomes)
^ Households that contribute to meeting income requirements (targeting)
^ Those previously enrolled in educational, training, or upward mobility
programs
^ Victims of reprisals or hate crimes
^ Other preference(s) (list below)
FY 2006-07 Annual Plan Page 18
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OMB Approval No: 2577-0226
Expires: 03/31/2002
3. If the PHA will employ admissions preferences, please prioritize by placing a "1" in
the space that represents your first priority, a " 2" in the box representing your second
priority, and so on. If you give equal weight to one or more of these choices (either
through an absolute hierarchy or through a point system), place the same number next
to each. That means you can use "l" more than once, " 2" more than once, etc.
Date and Time
Former Federal preferences:
Involuntary Displacement (Disaster, Government Action, Action of Housing
Owner, Inaccessibility, Property Disposition)
Victims of domestic violence
Substandard housing
Homelessness
High rent burden
Other preferences (select all that apply)
^ Working families and those unable to work because of age or disability
^ Veterans and veterans' families
^ Residents who live and/or work in the jurisdiction
^ Those enrolled currently in educational, training, or upward mobility programs
^ Households that contribute to meeting income goals (broad range of incomes)
^ Households that contribute to meeting income requirements (targeting)
^ Those previously enrolled 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:
^ The PHA applies preferences within income tiers
^ Not applicable: the pool of applicant families ensures that the PHA will meet
income targeting requirements
(5) Occunancy
a. What reference materials can applicants and residents use to obtain information
about the rules of occupancy of public housing (select all that apply)
^ The PHA-resident lease
^ The PHA's Admissions and (Continued) Occupancy policy
^ PHA briefing seminars or written materials
^ Other source (list)
FY 2006-07 Annual Plan Page 19
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b. How often must residents notify the PHA of changes in family composition?
(select all that apply)
^ At an annual reexamination and lease renewal
^ Any time family composition changes
^ At family request for revision
^ Other (list)
(61 Deconcentration and Income Mixin¢
a. ^ Yes ^ 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. ^ Yes ^ 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?
c. If the answer to b was yes, what changes were adopted? (select all that apply)
^ Adoption of site-based waiting lists
If selected, list targeted developments below:
^ Employing waiting list "skipping" to achieve deconcentration of poverty or
income mixing goals at targeted developments
If selected, list targeted developments below:
^ Employing new admission preferences at targeted developments
If selected, list targeted developments below:
^ Other (list policies and developments targeted below)
d. ^ Yes ^ No: Did the PHA adopt any changes to other policies based on the
results of the required analysis of the need for deconcentration
of poverty and income mixing?
e. If the answer to d was yes, how would you describe these changes? (select all that
apply)
^ Additional affirmative
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^ Actions to improve the marketability of certain developments
^ Adoption or adjustment of ceiling rents for certain developments
^ Adoption of rent incentives to encourage deconcentration of poverty and
income-mixing
^ Other (list below)
£ Based on the results of the required analysis, in which developments will the PHA
make special efforts to attract or retain higher-income families? (select all that apply)
^ Not applicable: results of analysis did not indicate a need for such efforts
^ List (any applicable) developments below:
g- Based on the results of the required analysis, in which developments will the PHA
make special efforts to assure access for lower-income families? (select all that apply)
^ Not applicable: results of analysis did not indicate a need for such efforts
^ List (any applicable) developments below:
B. Section 8
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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
regulafion
^ Criminal and drug-related activity, more extensively than required by law or
regulation
^ More general screening than criminal and drug-related activity (list factors
below)
^ Other (list below)
b. ®No: Does the PHA request criminal records from local law enforcement
agencies for screening purposes?
Yes.
The SMHA historically screens new applicants and
portable tenants who have not been screen by their
initiating housing authority through the L.A. County
Sheriffls Department as per a signed agreement with the
County of Los Angeles Housing Authority. The Sheriffls
Department uses the State of California CLETS system.
However, an MOU with the Santa Monica Police
Department (SMPD) has been created which will allow
SMPD to perform our required screening at their
headquarters. The HA will continue to screen for sex
offenders thru the California Housing Authority
Association (CHAA) which has greater access to sex
offender records than police and sheriff departments.
The EIV earned income database has greatly enhanced our
anti-fraud program since we got access to it in early 2006.
The SMHA also employees apart-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. The Housing Authority continues to have a 100%
success rate for prosecutions.
c ® No: Does the PHA request criminal records from State law enforcement
agencies for screening purposes?
FY 2006-07 Annual Plan Page 22
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Yes, see above.
d. ® X No: Does the PHA access FBI criminal records from the FBI for screening
purposes? (either directly or through an NCIGauthorized
source)
Yes, a staff member is authorized by the U. S. Department
of Justice.
e. Indicate what kinds of information you shaze with prospective landlords? (select all
that apply)
^ Criminal or drug-related activity
® Other (describe below)
Only the information required to be given by HUD when requested by the owner.
(name and of previous owner) We actively encourage owners to do their due
diligence with Section 8 participants as they do with non-Section 8 applicants
before agreeing to house a participant.
(2) Waiting List Organization
a. With which of the following program waiting lists is the section 8 tenant-based
assistance waiting list merged? (select all that apply)
® None
^ Federal public housing
^ Federal moderate rehabilitation
^ Federal project-based certificate program
^ Other federal or local program (list below)
b. Where may interested persons apply for admission to section 8 tenant-based
assistance? (select all that apply)
^ PHA main administrative office
® Other (list below)
When applications were available from July thru August 2006, they
were available at the offices of community-based organizations and
at all branches of the public libraries, City Hall and 2 community
centers. Homebound and disabled applicants could call a toll free
number and receive an application by mail. All applicants were
required to submit applications by mail. We received 4,216 new
applications which were added to the 643 remaining from our May
FY 2006-07 Annual Plan Page 23
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2000 application period. Applications will be reopened in
approximately 3 to 4 years.
(3) Search Time
a®Yes ^ 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
^ Yes ®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. ® Yes ^ No: Has the PHA established preferences for admission to section 8
tenant-based assistance? (other than date and fime 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
® Involuntary Displacement (Disaster, Government Action, Action of Housing
Owner, Inaccessibility, Property Disposition)
^ Victims of domestic violence
^ Substandard housing
FY 2006-07 Annual Plan Page 24
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® Homelessness City funded Transitional Housing Program graduates as per
Administrative Plan. Vouchers allocated to graduates of Family Place and Turning
Point programs.
^ High rent burden (rent is > 50 percent of income)
Other preferences (select all that apply)
^ Working families and those unable to work because of age or disability
® Veterans and veterans' families
® Residents who live and/or work in your jurisdiction
^ Those emolled currently in educational, training, or upwazd mobility programs
^ Households that contribute to meeting income goals (broad range of incomes)
^ Households that contribute to meeting income requirements (targeting)
^ Those previously emolled in educational, training, or upward mobility
programs
^ Victims of reprisals or hate crimes
^ Other preference(s) (list below)
If the PHA will employ admissions preferences, please prioritize by placing a "1" in
the space that represents your first priority, a " 2" in the box representing your
second priority, and so on. If you give equal weight to one or more of these
choices (either through an absolute hierarchy or through a point system), place the
same number next to each. That means you can use "1"more than once, " 2" more
than once, etc.
Date and Time
.Former Federal preferences
1 Involuntary Displacement (Disaster, Government Action, Action of Housing
Owner, Inaccessibility, Property Disposition)
Victims of domestic violence
Substandazd housing
Homelessness
High rent burden
Other preferences (select all that apply)
^ Working families and those unable to work because of age or disability
® Veterans and veterans' families
® Residents who live and/or work in your jurisdiction
^ Those emolled currently in educational, training, or upwazd mobility programs
^ Households that contribute to meeting income goals (broad range of incomes)
^ Households that contribute to meeting income requirements (tazgeting)
^ Those previously emolled in educational, training, or upward mobility
programs
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^ Victims of reprisals or hate crimes
® Other preference(s) (list below)
Former Section 8 certificate holders whose landlords opted out of Section 8
contracts causing tenant to temporarily relinquish the Section 8 certificate in
order to participate in a City program of rental assistance put in place while City
waited for HUD approved exception rents.
4. Among applicants on the waiting list with equal preference status, how are
applicants selected? (select one)
® Date and time of application
® 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)
® 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)
^ The PHA applies preferences within income tiers
® 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 average annual family income
for current participants of all SMHA programs is $14,829 which is 17% of
the City's median family income of $87,748 (2000 Census. adjusted to 2005
for inflation). It is important to note that the current HUD very-low
income limits, which determine income eligibility, is $25,900 fora 1 person
household. Therefore SMHA average family income is 43% below HUD
income limits fora 1 person household. Our participants are extremely
poor and likely to be elderly or disabled and in many cases, both elderly
and disabled (58%).
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(5) Special Purpose Section 8 Assistance Programs
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)
® The Section 8 Administrative Plan
® Briefing sessions and written materials
^ Other (list below)
b. How does the PHA announce the availability of any special-purpose section 8
programs to the public?
^ Through published notices
® Other (list below)
Referrals are made from non-profit homeless agencies in the city for the RDA
program, Shelter Plus Care programs and from homeless transitional housing
facilities for the Transitional Homeless Set-Aside program. In addition, the
Chronic Homeless Project committee refers participants for the HOME funded
chronic homeless voucher program. The committee is made up of representatives
from a number of local agencies and the County's Department of Mental Health.
Victims of domestic violence are referred through Sojourn which operates in a
consortium with other domestic violence shelters.
4. PHA Rent Determination Policies N/A
[24 CFR Part 903.7 9 (d)]
a. Use of discretionary policies: (select one)
^ The PHA will not employ any discretionary rent setting policies for income
based rent in public housing. Income-based rents are set at the higher of 30%
of adjusted monthly income, l0% of unadjusted monthly income, the welfare
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rent, or minimum rent (less HUD mandatory deductions and exclusions). (If
selected, skip to sub-component (2))
---or---
^ The PHA employs discretionary policies for determining income based rent (If
selected, continue to question b.)
b. Minimum Rent
1. What amount best reflects the PHA's minimum rent? (select one)
^ $0
^ $1-$25
^ $26-$50
2. ^ Yes ^ No: Has the PHA adopted any discretionary minimum rent hardship
exemption policies?
3. If yes to question 2, list these policies below:
c. Rents set at less than 30% than adjusted income
1. ^ Yes ^ 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)
^ For the earned income of a previously unemployed household member
^ For increases in earned income
^ Fixed amount (other than general rent-setting policy)
If yes, state amounts and circumstances below:
^ 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
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^ For the non-reimbursed medical expenses ofnon-disabled ornon-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)
^ Yes for all developments.
^ Yes but only for some developments
^ No
2. For which kinds of developments are ceiling rents in place? (select all that apply)
^ 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
^ For certain size units; e.g., larger bedroom sizes
^ Other (list below)
3. Select the space or spaces that best describe how you arrive at ceiling rents (select
all that apply)
^ Market comparability study
^ Fair market rents (FMR)
^ 95a' percentile rents
^ 75 percent of operating costs
^ 100 percent of operating costs for general occupancy (family) developments
^ Operating costs plus debt service
^ The "rental value" of the unit
^ Other (list below)
f Rent re-determinations
1. Between income reexaminations, how often must tenants report changes in income
or family composition to the PHA such that the changes result in an adjustment to
rent? (select all that apply)
^ Never
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^ At family option
^ Any time the family experiences an income increase
^ Any time a family experiences an income increase above a threshold amount or
percentage: (if selected, specify threshold)
^ Other (list below)
g. ^ Yes ^ No: Does the PHA plan to implement individual savings accounts for
residents (ISAs) as an alternative to the required 12 month
disallowance of earned income and phasing in of rent increases
in the next year?
(2) Flat Rents
1. In setting the market-based flat rents, what sources of information did the PHA use
to establish compazability? (select all that apply.)
^ The section 8 rent reasonableness study of compazable housing
^ Survey of rents listed in local newspaper
^ Survey of similar unassisted amts in the neighborhood
^ Other (list/describe below)
B. Section 8 Tenant-Based Assistance
'assistance are not required to
sstions in this section apply only to -
until completely merged into the.
a. What is the PHA's payment standard? (select the category that best describes your
standazd)
^ At or above 90% but below100% of FMR
^ 100% of FMR
^ Above 100% but at or below 110% of FMR
® Above 110% of FMR (if HUD approved; describe circumstances below)
Area rents are exceptionally high and HUD approved a 4th voucher
payment standard in May 2006 as follows: $1,009 for 0-bdrm,
$1,352 for 1-bdrm, $1,843 for 2-bdrm, $2,411 for 3-bdrm. A 5`n
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payment standard application, was submitted in March 2007 but
rejected by HUD because of our 95% lease up rate at the time.
However, the application was documented with rental data on
3,172 rent controlled units that were recently rented. The rent cost
data clearly showed that our current payment standards were in
the 21%tile to 23 %tile and stressed the reality that without an
approval our lease up rate would drop well below 95%. Our
current lease up rate is at 93% and will continue to fall without
HUD's approval of our 2008 application.
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. The success or
failure of the City's Chronic Homeless Program depends largely on
a Voucher Payment Standard that is competitive and therefore
reflects the 40th %tile of our Rent Control housing stock.
In order to remain competitive in Santa Monica's rental
marketplace, unlike a number of housing authorities in Southern
California,. the Santa Monica can not reduce its payment standards.
The rental market is extremely competitive and our vouchers must
offer a fair return on the investment of property offor-profit
apartment owners in Santa Monica. Otherwise participants will
continue to largely not be able to locate housing in our city.
We will require access to our 2005, 2006 and 2007 project reserves
in 2008 in order to pay rents at our requested payment standard
level.
b. If the payment standard is lower than FMR, why has the PHA selected this
standard? (select all that apply)
^ FMRs aze adequate to ensure success among assisted families in the PHA's
segment of the FMR azea
^ The PHA has chosen to serve additional families by lowering the payment
standard
^ Reflects mazket or submazket
^ Other (list below)
c. If the payment standard is higher than FMR, why has the PHA chosen this level?
(select all that apply)
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® FMRs are not adequate to ensure success among assisted families in the PHA's
segment of the FMR area
® Reflects market or submarket
® To increase housing options for families
® Other (list below)
History proves that with a VPS that reflects the 40t1i%tile of our Rent Control
marketplace, owners will not participate.
d. How often are payment standards reevaluated for adequacy? (select one)
® Annually
^ Other (list below)
e. What factors will the PHA consider in its assessment of the adequacy of its payment
standard? (select all that apply)
® Success rates of assisted families
® Rent burdens of assisted families
® Other (list below)
Area rents as documented in a City database of 27,445 rent controlled units, the
number of opt outs, tenant's success in leasing new units and other market
factors. Staff does a bi-monthly analysis of the cost of Rent Control units and will
continue to do so. Our current Voucher Payment Standard increase request is
documented with the real time rent cost of 3,173 rent controlled units.
21 Minimum Rent
a. What amount best reflects the PHA's minimum rent? (select one)
^ $0
® $1-$25
^ $26-$50
b. X Yes ^ 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 CFR Part 903.7 9 (e)]
thie ''
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A. PHA Management Structure
Describe the PFfA'slmanagametit structure'and organization.
(select one)
^ 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
Division of the City of Santa Monica, Housing & Economic
Development Department (HED). The Housing Authority
Administrator reports to the Housing Division Manager who then
reports to the HED Director. The HED Director, in turn, reports to
the City Manager who is also the Executive Director of the Housing
Authority.
B. HUD Proerams Under PHA
Program Name Units or Families Expected
Served at Year Turnover
Be innin
Public Housing N/A N/A
.S'eCtlOri 8 VOUCheTS 1,017 (93%) lease up on 1-08 1-3%per month on average.
with the goal of attaining 1,070 Given the large number of
(98%) by the Fall of 2008 and senior clients, this will increase
1,092 (100%) by December significantly over time
2008. Requires both an increase Especially in our 80 (203) year
to our current VPS and access old and older population.
to rior ear reserves.
Section 8 Certificates N/A N/A
Section 8 Mod Rehab N/A N/A
SpeClal PurpOSe SeCtlOri 141 Shelter Plus Caze (SPC). 8% on average
8 C'ertifiC3tCS/VOUCherS 115% lease rate due to
(list individually) participants ability to pay a
portion of the contract rent.
Allowable, as per HUD SPC
re ulations.
Public Housing Drug NA
Elimination Program
PHDEP)
g of tha '
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Other Federal xor~ts TBRA 6%to 7%per yeaz
Programs(list
individually)
C. Management and Maintenance Policies
kgeiicy's rules,' tandards, and policiesthat govem'maintenaiiee and management of
nctiiding a description of any measures necessary for the prevention or eradication of
which includes coclvoach infestation) and the policies governing Section 8
(1) Public Housing Maintenance and Management: (list below)
(2) Section 8 Management: (list below)
Administrafive Plan and various issue specific brochures, mailings
and handouts.
6. PHA Grievance Procedures N/A
[24 CFR Par[ 903.7 9 (f)]
required to complete component 6.
A. Public Housing NA
1. ^ Yes ^ No: Has the PHA established any written grievance procedures in
addition to federal requirements found at 24 CFR 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)
^ PHA main administrative office
^ PHA development management offices
^ Other (list below)
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B. Section 8 Tenant-Based Assistance
1. ® Yes ^ 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:
The PHA currently employs a knowledgeable independent contractor to act as a
Hearing Officer for participants who are eligible to request an Informal Hearing.
With the advent of the EIV wage database, we have experienced a increased
number of terminations for unreported income. EIV provides earned income
information thru the Federal government.
2. Which PHA office should applicants or assisted families contact to initiate the
informal review and informal hearing processes? (select all that apply)
® PHA main administrative office
® Other (list below)
Request must be in writing as per administrative plan.
7. Capital Improvement Needs N/A
f24 CFR Part 903.7 9 (c)1
A. Capital Fund Activities
may; i'
Select one:
^ The Capital Fund Program Annual Statement is provided as an attachment to
the PHA Plan at Attachment (state name)
-or-
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^ The Capital Fund Program Annual Statement is provided below: (if selected,
copy the CFP Annual Statement from the Table Library and insert here)
This statement
the end of the
a. ^ Yes ^ No: Is the PHA providing an optional 5-Year Action Plan for the
Capital Fund? (if no, skip to sub-component 7B)
b. If yes to question a, select one:
^ The Capital Fund Program 5-Year Action Plan is provided as an attachment to
the PHA Plan at Attachment (state name
-or-
^ The Capital Fund Program 5-Year Action Plan is provided below: (if selected,
copy the CFP optional 5 Year ActiomPlan from the Table Library and insert
here)
B. HOPE VI and Public Housing Development and Replacement
Activities (Non-Capital Fund) N/A
^ Yes ^ 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)
^ Revitalization Plan under development
^ Revitalization Plan submitted, pending approval
^ Revitalization Plan approved
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^ Activities pursuant to an approved Revitalization Plan
underway
^ Yes ^ 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:
^ Yes ^ 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:
^ Yes ^ 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:
8. Demolition and Disposition N/A
[24 CFR Part 903.7 9 (h)]
Applicability of component 8: Section 8 only PHAs are not required to complete this section.
1. ^ Yes ^ 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
^ Yes ^ No: Has the PHA provided the activities description information in
the optional Public Housing Asset Management Table? (If
"yes", skip to component 9. If "No", complete the Activity
Description table below.)
la. Development name:
lb. Development (project) number:
2. Activity type: Demolition ^
3. Application status (select one)
Approved ^
Submitted, pending approval ^
Planned application ^
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4. Date a lication approved, submitted, or planned for submission: (DD/MM/YY)
5. Number of units affected:
6. Coverage of action (select one)
^ Part of the development
^ Total develo ment
7. Timeline for activity:
a. Actual or projected start date of activity:
b. Projected end date of activi
9. Designation of Public Housing for Occupancy by Elderly Families
or Families with Disabilities or Elderly Families and Families with
Disabilities N/A
[24 CFR Part 903.7 9 (i)1
Exemptions from Component 9; Section 8 only PHAs are not required to complete this section.
1. ^ Yes ^ No: Has the PHA designated or applied for approval to designate or
does the PHA plan to apply to designate any public housing for
occupancy only by the elderly families or only by families with
disabilities, or by elderly families and families with disabilites
or will apply for designation for occupancy by only elderly
families or only families with' disabilities, or by elderly families
and families with disabilities as provided by section 7 of the
U.S. Housing Act of 1937 (42 U.S.C. 1437e) in the upcoming
fiscal year? (If "No", skip to component 10. If "yes", complete
one activity description for each development, unless the PHA is
eligible to complete a streamlined submission; PHAs
completing streamlined submissions may skip to component
10.)
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2. Activity Description
^ Yes ^ 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 Activi Descri tion
1 a. Development name:
lb. Development roject) number:
2. Designation type:
Occupancy by only the elderly ^
Occupancy by families with disabilities ^
Occupanc b only elderly families and families with disabilities ^
3. Application status (select one)
Approved; included in the PHA's Designation Plan ^
Submitted, pending approval ^
Planned application ^
4. Date this desi nation approved, submitted, or planned for submission: (DD/MM/YY)
5. If approved, will this designation constitute a (select one)
^ New Designation Plan
^ Revision of a previousl -a proved Designation Plan?
6. Number of units affected:
7. Coverage of action (select one)
^ Part of the development
^ Total development
10. Conversion of Public Housing to Tenant-Based Assistance N/A
[24 CFR Part 903.7 9 (j)]
Exemptions from Component 10; Section 8 only PHAs are not required to complete this section.
A. Assessments of Reasonable Revitalization Pursuant to section 202 of the HUD
FY 1996 HUD Appropriations Act
1. ^ Yes ^ 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.)
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2. Activity Description
^ Yes ^ 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 11. If
" 1Vo", complete the Activity Description table below.
Conversion of Public Housin Activi Descri tion
la. Development name:
lb. Develo ment (project) number:
2. What is the status of the required assessment?
^ Assessment underway
^ Assessment results submitted to HUD
^ Assessment results approved by HUD (if marked, proceed to next
question)
^ Other (explain below)
3. ^ Yes ^ No: Is a Conversion Plan required? (If yes, go to block 4; if no, go to
block 5.)
4. Status of Conversion Plan (select the statement that best describes the current
status)
^ Conversion Plan in development
^ Conversion Plan submitted to HUD on: (DD/MM/YYYY)
^ .Conversion Plan approved by HUD on: (DD/MM/YYYY)
^ Activities pursuant to HUD-approved Conversion Plan underway
5. Description of how requirements of Section 202 are being satisfied by means other
than conversion (select one)
^ Units addressed in a pending or approved demolition application (date
submitted or approved:
^ Units addressed in a pending or approved HOPE VI demolition application
(date submitted or approved: )
^ Units addressed in a pending or approved HOPE VI Revitalization Plan
(date submitted or approved: )
^ Requirements no longer applicable: vacancy rates are less than 10 percent
^ Requirements no longer applicable: site now has less than 300 units
^ Other: (describe below)
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C. Reserved for Conversions pursuant to Section 33 of the U:S. Housing Act of
1437 t
11. Homeownership Programs Administered by the PHA
[24 CFR Part 903.7 9 (k)]
A. Public Housing
Exemptions from Component P1 A: Section 8 only PHAs aze not required to complete 1 lA.
1. ^ Yes ^ 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 11 B; 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 11B.)
2. Activity Description
^ Yes ^ 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)
la. Development name:
lb. Development (project) number:
2. Federal Program authority:
n HOPE I
5(h)
Turnkey III
Section 32 of the USHA of 1937 (effective 1
3. Application status: (select one)
^ Approved; included in the PHA's Homeownership Plan/Program
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^ Submitted, pending approval
n Planned application
4. Date Homeownership Plan/Program approved, submitted, or planned for submission:
5. Number of units affected:
6. Coverage of action: (select one)
^ Part of the development
^ Total development
B. Section 8 Tenant Based Assistance
1. ®Yes ^ No: Does the PHA plan to administer a Section 8 Homeownership
program pursuant to Section 8(y) of the U.S.H.A, of 1937, as
implemented by 24 CFR part 982 ? (If "No", skip to component
12; if "yes", describe each program using the table below (copy
and complete questions for each program identified), unless the
PHA is eligible to complete a streamlined submission due to
high performer status. High performing PHAs may skip to
component 12.)
Based on tables published in "Data Quick Real Estate
News", the estimated median value for a single family home
in Santa Monica is $853,400. The price of owner occupied
single family homes and condos vary according to zip code.
Regardless of the area, owner occupied housing in Santa
Monica is very expensive and does not appear to have been
devalued with the recent significant rise in mortgage
defaults. The extremely high cost of home ownership in
Santa Monica continues to make it very difficult to operate
a successful home ownership component.
In order to mitigate the reality the high cost of home
ownership in Santa Monica, the SMHA continues to work
with Habitat For Humanity to facilitate a Section 8
homeownership with "sweat equity" program. Habitat has
purchased a lot on 19th Street with City Of Santa Monica
funding. Construction is scheduled to begin during the
Spring of 2008 after many delays. The project will create 2
and 3 bedroom condominiums. Housing Authority staff
have met with Habitat staff and although Habitat can not
guarantee that one or more Section 8 tenants will be selected
they are very interested in Section 8 participants
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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. The SMHA will also
work with Community Corporation of Santa Monica
(CCSM), a local non-profit owner of 1,400 units in the city,
to determine if its FSS participants will qualify for CCSM's
home ownership project which has also received funding
from the City of Santa Monica to purchase 2 adjoining
apartment buildings, one of which will be converted into a
home ownership project.
2. Program Description:
a. Size of Program
® Yes ^ 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,
number of participants? (select one)
® 25 or fewer participants
^ 26 - 50 participants
^ 51 to 100 participants
^ more than 100 participants
which statement best describes the
b. PHA-established eligibility criteria
^ Yes ®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:
A. PHA Coordinationwith the Welfare (TANF) Agency
1. Cooperative agreements:
^ Yes ^ No: Has the PHA has entered into a cooperative agreement with the
TANF Agency, to share information and/or target supportive
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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
unable to date to secure a copy from the County of Los
Angeles.
If yes, what was the date that agreement was signed? DD/MM/YY
2. Other coordination efforts between the PHA and TANF agency (select all that
aPP1Y)
® Client referrals
® Information sharing regarding mutual clients (for rent determinations and
otherwise)
® Coordinate the provision of specific social and self-sufficiency services and
programs to eligible families
^ Jointly administer programs
^ Partner to administer a HUD Welfare-to-Work voucher program
^ Joint administration of other demonstration program
^ Other (describe)
B. Services and programs offered to residents and participants
(1) General
a. Self-Sufficiency Policies
Which, if any of the following discretionary policies will the PHA employ to
enhance the economic and social self-sufficiency of assisted families in the
following areas? (select all that apply)
^ Public housing rent determination policies
^ Public housing admissions policies
^ Section 8 admissions policies
^ Preference in admission to section 8 for certain public housing families
® Preferences for families working or engaging in training or education
programs for non-housing programs operated or coordinated by the
PHA
^ Preference/eligibility for public housing homeownership option
participation
® Preference/eligibility for section 8 homeownership option participation
® Other policies (list below)
The SMHA and the Human Services Division jointly fund case
management services for FSS participants. Case management
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services include, but are not limited to, the following: vocational
and educational assessment, training and educational referrals,
child-care referrals, job readiness training, household budgeting
training, etc. In addition, SMHA tenants are referred to various
community based services based on need. The SMHA contracts
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 ^ 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'and Programs
Frogram'Name & Description Estimated Allocation Access Eligibility
(including location,;if appropriate} Size Method (development office / (public housing or'
(waiting PHA main office / section 8
list/random otherprovider name) participants or
selection specific both)
crteria/other)
Family Se[ Su eciency 91 Section 8
Case Management all All participants PHA office and St. Section 8
Jose hs Center
Emer ency Grants As needed Need PHA office Section 8
Escrow Accounts 75 totaling Available to all PHA office Section 8
$129,692
Child Care As needed Specific criteria Connections for Section 8
Children
Trans ortation As needed As needed Bi Blue Bus Section 8
Family Unification As needed Dept. of Children and Section 8
Famil Services
Children Services As needed Dept. 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
mana ement
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a enc 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.
Case management ,assist As needed Ocean Park
participants in finding housing and Community Center, St.
moving, referrals to supportive Joseph's Center, Step
services, teach independent living Up on Second Street,
skills, help maintain sobriety, help and Didi Hirsch
with employment or volunteer Community Mental
activities, arrange social activities Health Services,
Edelman Mental
Health Center and City
of Santa Monica
Coordinated Case
k
Mana ement
WIND (Women In New As needed Ocean Park
Directions) peer support services Community Center
for mentally Ill women in the SPC
ro am, day center and lunch
(2) Family Self Sufficiency programs
a. Particiroation Description
Famil Se1CSufficiene` FSS Partici a tion'
Program'. Required Numberof Participants
(start of FY 2004-OS Estimate) Actual Number!of Participants
(As of: D2/Ol/OS) ',
Public Housing
Section 8 XXX 130
b. ®Yes ^ No: If the PHA is not maintaining the minimum program size
required by HUD, does the most recent FSS Action Plan address
the steps the PHA plans to take to achieve at least the minimum
program size?
All new Section 8 participants receive FSS briefing materials
and a letter soliciting their participation in the program. In
addition, all Homeless Transitional Housing participants are
required to participate in FSS.
77 of current FSS participants have escrow accounts that
total $263,741, as of 2/1/08.
If no, list steps the PHA will take below:
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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)
® Adopting appropriate changes to the PHA's public housing rent determination
policies and train staff to carry out those policies
® Informing residents of new policy on admission and reexamination
^ Actively notifying residents of new policy at times in addition to admission and
reexamination.
® Establishing or pursuing a cooperative agreement with all appropriate TANF
agencies regarding the exchange of information and coordination of services
® Establishing a protocol for exchange of information with all appropriate TANF
agencies
^ Other: (list below)
D. Reserved for Community Service Requirement gursuant!to section 12(c) of
the U.S. Housing Act of 1937
13. PHA Safety and Crime Prevention Measures N/A
1. Describe the need for measures to ensure the safety of public housing residents
(select all that apply)
^ High incidence of violent and/or drug-related crime in some or all of the PHA's
developments
^ High incidence of violent and/or drug-related crime in the areas surrounding or
adjacent to the PHA's developments
^ Residents feazful for their safety and/or the safety of their children
^ Observed lower-level crime, vandalism and/or graffiti
^ 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
^ Other (describe below)
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A. Need for measures to ensure the safety of public housing residents
2. What information or data did the PHA used to determine the need for PHA actions
to improve safety of residents (select all that apply).
^ Safety and security survey of residents
^ Analysis of crime statistics over time for crimes committed "in and around"
public housing authority
^ Analysis of cost trends over time for repair of vandalism and removal of graffiti
^ Resident reports
^ PHA employee reports
^ Police reports
^ Demonstrable, quantifiable success with previous or ongoing anticrime/anti
drug programs
^ Other (describe below)
3. Which developments are most affected? (list below)
B. Crime and Drug Prevention activities the PHA has undertaken or plans to
undertake in the next PHA fiscal year
1. List the crime prevention activities the PHA has undertaken or plans to undertake:
(select all that apply)
^ Contracting with outside and/or resident organizations for the provision of
crime- and/or drug-prevention activities
^ Crime Prevention Through Environmental Design
^ Activities targeted to at-risk youth, adults, or seniors
^ Volunteer Resident PatrolBlock Watchers Program
^ Other (describe below)
2. Which developments are most affected? (list below)
C. Coordination between PHA and the police
1. Describe the coordination between the PHA and the appropriate police precincts for
carrying out crime prevention measures and activities: (select all that apply)
^ Police involvement in development, implementation, and/or ongoing
evaluation ofdrug-elimination plan
^ Police provide crime data to housing authority staff for analysis and action
^ Police have established a physical presence on housing authority property (e.g.,
community policing office, officer in residence)
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^ 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
^ Other activities (list below)
2. Which developments are most affected? (list below)
D. Additional information as required by PHDEP/PHDEP Plan
PHAs eligible for FY 2000 PHDEP funds must provide a PHDEP Plan meeting specified iequiremenfs
prior to eceipt of PHDEP funds.
^ Yes ^ No: Is the PHA eligible to participate in the PHDEP in the fiscal year
covered by this PHA Plan?
^ Yes ^ No: Has the PHA included the PHDEP Plan for FY 2000 in this PHA
Plan?
^ Yes ^ No: This PHDEP Plan is an Attachment. (Attachment Filename: ~
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[24 CFR Part 903.7 9 (n)]
15. Civil Rights Certifications
[24 CFR Part 903.7 9 (o)]
Civil rights certifications are included in the PHA Plan Certifications of Compliance
with the PHA Plans and Related Regulations.
16. Fiscal Audit
[24 CFR Part 903.7 9 (p)]
1. ® Yes ^ No: Is the PHA required to have an audit conducted under section
5(h)(2) of the U.S. Housing Act of 1937 (42 U S.C. 1437c(h))?
(If no, skip to component 17.)
2. ®Yes ^ No: Was the most recent fiscal audit submitted to HUD?
3. ^Yes ® No: Were there any findings as the result of that audit?
4. ^Yes ^ No: If there were any findings, do any remain unresolved?
If yes, how many unresolved findings remain?
5. ^Yes ^ No: Have responses to any unresolved findings been submitted to
HUD?
If not, when are they due (state below)?
17. PHA Asset Management N/A
[24 CFR Part 903.7 9 (q)]
1. ^Yes ^ No: Is the PHA engaging in any activities that will contribute to the
long-term asset management of its public housing stock ,
including how the Agency will plan for long-term operating,
capital investment, rehabilitation, modernization, disposition, and
other needs that have not been addressed elsewhere in this PHA
Plan?
2. What types of asset management activities will the PHA undertake? (select all that
apply)
^ Not applicable
^ Private management
^ Development-based accounting
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^ Comprehensive stock assessment
^ Other: (list below)
3. ^ Yes ^ No: Has the PHA included descriptions of asset management activities
in the optional Public Housing Asset Management Table?
18. Other Information
[24 CFR Part 903.7 9 (r)]
A. Resident Advisory Board Recommendations
1. ^ Yes ®No: Did the PHA receive any comments on the PHA Plan from the
Resident Advisory Boards No comments were received at the
Apri12007, meeting.
2. If yes, the comments are: (if comments were received, the PHA MUST select one)
^ Attached at Attachment (File name)
^ Provided below:
NA
3. In what manner did the PHA address those comments? (select all that apply)
^ Considered comments, but determined that no changes to the PHA Plan were
necessary.
^ The PHA changed portions of the PHA Plan in response to comments
List changes below:
® Other: (list below)
B. Description of Election process for Residents on the PHA Board N/A
1. ^ Yes ® No: Does the PHA meet the exemption criteria provided section
2(b)(2) of the U.S. Housing Act of 1937? (If no, continue to
question 2; if yes, skip to sub-component C.)
2. ^ Yes ® 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
a. Nomination of candidates for place on the ballot: (select all that apply)
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^ Candidates were nominated by resident and assisted family organizations
^ Candidates could be nominated by any adult recipient of PHA assistance
^ Self-nomination: Candidates registered with the PHA and requested a place on
ballot
® Other: (describe)
City Council appoints 2 Section 8 residents to the Housing Commission, one of
whom must be 62 years old or older.
b. Eligible candidates: (select one)
^ Any recipient of PHA assistance
^ Any head of household receiving PHA assistance
^ Any adult recipient of PHA assistance
^ Any adult member of a resident or assisted family organization
® Other (list)
All Section 8 participants who are 18 year old or older are eligible to apply
through the City Clerk's office.
c. Eligible voters: (select all that apply)
^ All adult recipients of PHA assistance (public housing and section 8 tenant-
based assistance)
^ Representatives of all PHA resident and assisted family organizations
® Other (list)
City Council appoints 2 Section 8 residents to the Housing Commission, one of
whom must be at least 62 years of age. At its' March 13, 2008 meeting, the
commission discussed the PHA Plan and heard comments from 3 members of the
public who attended the meeting. The public comments were generally not
specific to the PHA Plan. Staff responded by informing the members of the public
and the commissioners that the comments were appropriate to the SMHA
Administrative Plan. Staff recorded their comments for further consideration.
The Housing Commission unanimously recommended that the Housing Authority
approve the plan.
C. Statement of Consistency with the Consolidated Plan
1. Consolidated Plan jurisdiction: (provide name here)
2. City of Santa Monica, California
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2. The PHA has taken the following steps to ensure consistency of this PHA Plan with
the Consolidated Plan for the jurisdiction: (select all that apply)
® The PHA has based its statement of needs of families in the jurisdiction on the
needs expressed in the Consolidated Plans.
® 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 (TARP) 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 7eceived 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 belowZ
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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.
The Consolidated Plan also recognizes the Housing Authority's
strategy of adapting its rental assistance programs to the Costa-
Hawkins market place.
The City's efforts to secure and implement an enhanced voucher payment
standard from HUD and subsequent renewal applications for the Shelter
Plus Care program are current and on-going strategies targeted to the
City's Housing and Homeless needs. The former strategy has allowed the
SMHA rental assistance programs to remain somewhat competitive in the
rental market place while rents in general continue to rise. The approval
of higher Voucher Payment standards was essential and has allowed the
Section 8 program to maintain a tenuous foothold in the City's rental
marketplace and therefore remain a cornerstone program in the City's
efforts to provide affordable housing to very low-income tenants. The
March 2007 submission of our application to increase our Section 8
payments standards evidences our adherence to a market based strategy
and if approved, will be adopted by both the HOME TBRA and Shelter
Plus Care programs.
The Shelter Plus Care program has received HUD approval for its 12th
annual Shelter Plus Care program. The funding will allow the program
to continue its position as a cornerstone program in the City's efforts to
provide affordable housing to homeless residents who are also disabled.
The Housing Authority also "set aside" 20 vouchers a year for the 4 years
for graduates of the 2non-profit homeless transition facilities located in
Santa Monica. The program is now integrated into the constellation of
programs administered by the SMHA. Graduates receiving vouchers must
also participate in the FSS program in order to assist them in gaining
economic self sufficiency.. Transitional vouchers that are "turned over"
will be reserved for the transitional program. Finally, a significant
enhancement in HOME funding has allowed the HA to assist an additional
21 chronic, as per HUD definition, homeless residents with vouchers. The
SMHA is fully integrated into the City's Chronic Homeless Program and
provides housing vouchers for eligible participants. The Shelter Plus Care,
HOME TBRA, RDA City funded Senior Homeless Assistance and the
Section 8 programs are the source of housing assistance available to
participants.
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4. The Consolidated Plan of the jurisdiction supports the PHA Plan with the following
actions and commitments: (describe below)
D. Other Information Required by HUD
Use this'section to provide any additional information requested by HUD.
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Attachments.
Use this`section to provide anpadditional attachmentsreferenced'in the Plaris.
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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: (MM/YYYY)
^ Original Annual Statement
Line No. Summary by Development Account Total Estimated
Cost
1 Total Non-CGP Funds
2 1406 Operations
3 1408 Management Im rovements
4 1410 Administration
5 1411 Audit
6 1415 Liquidated Damages
7 1430 Fees and Costs
8 1440 Site Ac uisition
9 1450 Site Improvement
10 1460 Dwelling Structures
11 1465.1 Dwelling Equipment-Nonexpendable
12 1470 Nondwelling Structures
13 1475 Nondwelling E uipment
14 1485 Demolition
15 1490 Replacement Reserve
16 1492 Moving to Work 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 II: Supporting Table
Development
Number/Name
HA-Wide Activities General Description of Major Work
Categories Development
Account
Number Total
Estimated
Cost
Table Library
Annual Statement
Capital Fund Program (CFP) Part III: Implementation Schedule
Development
Number/Name
HA-Wide Activities All Funds Obligated
(Quarter Ending Date) All Funds Expended
(Quarter Ending Date)
Table Library
Optional Table for 5-Year Action Plan for Capital Fund (Component 7)
Complete one table for each development in which work is planned in the next 5 PHA fiscal years. Complete a table for any PHAwide physical or management improvements
planned in the next 5 PHA fiscal year. Copy this table as many times as necessary. Note: PHAs need not include information fray Year One of the 5-Year cycle, because this
information is included in the Capital Fund Program Annual Statement.
O tional 5-Year Action Plan Tables
Development Development Name Number % Vacancies
Number (or indicate PHA wide) Vacant in Development
Units
Description of Needed Physical Improvements or Management Estimated Planned Start Date
Im rovements Cost HA Fiscal Year
Total estimated cost over next 5 ears
Table Library
Optional Public Housing Asset Management Table
See Technical Guidance for instructions on the use of this table, including information to be provided.
Table Library