HomeMy WebLinkAbout040405 Calhome Rehab and Replacement ProgramREQUESTFOR
COUNCIL/AGENCY
ACTION
MEETING DATE:
APRIL 4, 2005
TITLE:
CALHOME REHABILITATION AND
REPLACEMENT PROGRAM
��ycadon 7st
CITY MANAGER EXECUTIVE DIRECTOR
RECOMMENDED ACTION
CITY COUNCIL ACTION
CLERK OF COUNCIL USE ONLY:
"IW- -� 4 l La,re zd'
91 d : 6-u) k .rr aQ -C e,
APPROVED
As Recommended -7 .'6
❑ As Amended
❑ Ordinance on 1 st Reading
❑ Ordinance on 2nd Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
1. Approve an Appropriation Adjustment recognizing $500,000 in CalHome
Program funds and appropriating same.
2. Adopt the CalHome Rehabilitation and Replacement Program.
COMMUNITY REDEVELOPMENT AGENCY ACTION
Adopt the CalHome Rehabilitation and Replacement Program and allocate
$200,000 for Program funding.
COMMUNITY REDEVELOPMENT AND HOUSING COMMISSION RECOMMENDATION:
1. Recommend that the City Council:
a) Approve an Appropriation Adjustment recognizing $500,000 in
CalHome Program funds and appropriating same.
b) Adopt the CalHome Rehabilitation and Replacement Program.
2. Recommend that the Community Redevelopment Agency adopt the CalHome
Rehabilitation and Replacement Program and allocate $200,000 for
Program funding.
Ca1HOme Rehabilitation and
Replacement Program
April 4, 2005
Page 2
By a vote of 6:0 (Turner absent) at its Regular Meeting of March 15,
2005.
On September 7, 2004, the City Council approved the submission of an
application for funding from the California Department of Housing and
Community Development CalHome Program. The City has been notified that
an award of $500,000 has been allocated for this program. Under the
CalHome Rehabilitation and Replacement Program (Exhibit 1) , these funds
will be used to offer deferred payment, thirty -year rehabilitation loans
with zero percent interest rates to low income owner occupants of
manufactured homes and single family homes. All homes must be located
in CDBG eligible census tracts (Exhibit 2). Maximum CalHome
rehabilitation loan amounts will be $10,000 for manufactured homes and
$50,000 for single- family homes. Owners may also be eligible for
additional rehabilitation assistance through existing programs offered
by the City and the Agency.
In cases where it is financially infeasible to rehabilitate the home,
manufactured home owners may be eligible for CalHome replacement loans
totaling no more than $50,000. CalHome replacement loan funds will be
offered in the form of deferred thirty -year loans with zero percent
interest rates. Up to $20,000 in Tax Increment Housing Set -Aside funds
may also be combined with the CalHome funds. The Agency replacement
loans will be amortized over thirty years. Consistent with our existing
programs, the interest rates will be based on household income and will
be 250 or 300 basis points below the 11th District Cost of Funds Index
published by the Federal Home Loan Bank, with a minimum interest rate of
one percent for very low- income households and one - and -one half percent
for low - income households. As an example, based on the index as of
March 1, 2005, the minimum interest rate would apply.
ENVIRONMENTAL IMPACT
In accordance with the California Environmental Quality Act, the
proposed project is exempt from further review. Categorical Exemption
ER No. 2005 -26 will be filed for this project.
Ca1HOme Rehabilitation and
Replacement Program
April 4, 2005
Page 3
FISCAL IMPACT
Funds will be available in the CalHome Rehabilitation and Replacement
Program fund (account no. 143 - 149- 6951). Funds will be available in the
Tax Increment Housing Set -Aside fund (account no. 504- 508 - 6951).
Paz e�
Patricia C. Whitaker
Executive Director
Community Development Agency
PCW /TG /mlr
H:�ACTIONS\2005 CCVT CC -CRA CalHomeRehab &ReplaceProg 4- 4- 05.doc
APPROVED AS TO FUNDS AND ACCOUNTS:
rancisco Gutierrezw
Executive Director
Finance & Management Services Agency
REQUEST FOR APPROPRIATION ADJUSTMENT
Appropriation Adjustment No: 2005 - D q 0
Date: March 15, 2005
Department: Community Development Agency /Housing
TYPE OF ADJUSTMENT
Transfer of Funds (No Council Action Required)
® Transfer of Funds (Council Action Required)
Council Action 20
Approved: F-1 Yes ❑ No
Clerk of the Council
From: Cal HOME I To: CWHOME
Fund - Activity - Account Amount Fund - Activity - Account Amount
CaIHOME
143 -01 -5361 $ 500,000.00
$ 500,000.00
CalHOME
`143 - 149-6951 Loans 8 Grants $ 600,000.00
Appropriation Adjustment will recognize funds for the CalHOME program
$ 500,000.00
APPROVED AS TO FUNDS AND ACCOUNTS APPROVED:
Director of Finance Date City Manager Date
PREPARATION:
Submit original and two copies to Director of Finance, who will assign control number and forward the three copies
to the City Manager. City Manager will distribute copies showing designated action: ORIGINAL -Finance;
DUPLICATE - department file ; TRIPLICATE - City Manager. Prepare a fourth copy for the Clerk of the Council's file
:quests that need Council action.
CS -886
CALHOME REHABILITATION
AND REPLACEMENT PROGRAM
The CalHome Rehabilitation and Replacement Program will be operated
in accordance with the requirements of the State of California,
CalHome Program and Community Redevelopment Agency of the City of
Santa Ana Tax Increment Housing Set Aside funds.
Eligible Borrowers
• Borrower(s) must be the owner(s) of a single - family home, or of
a manufactured home that is permanently affixed to a space in a
legal, properly permitted manufactured housing park.
Properties must be located in a CDBG eligible census tract in
the City of Santa Ana.
• Manufactured homes must be designed for long -term occupancy.
Vehicles designed for recreational purposes do not qualify.
• Total annual income must be at or below 80 percent of area
median income, as published by the U.S. Department of Housing
and Urban Development and the California Department of Housing
and Community Development. Effective March 15, 2004 the
maximum household incomes are as follows:
Household Size
Maximum Income
1
40,250
2
46,000
3
51,750
4
57,500
5
62,100
6
66,700
7
71,300
8
75,900
• The after rehabilitation value of single family homes cannot
exceed 100% of the current median sales price of single family
homes in Orange County. Determination of that sales price will
be made at the start of underwriting.
• Borrower(s) must occupy the home as their principal residence,
and shall not lease or rent the property during the term of
their loan.
• Borrowers must have a current credit history that demonstrates
prudent use of debt and a commitment to meeting financial
obligations. For single family homes, total debt on the
property, including the rehabilitation loan, cannot exceed 90
percent of the after rehabilitation value of the home.
EXHIBIT 1
Page 1
General Program Guidelines
• Funds budgeted annually will be made available on a first -come,
first - served basis. Priority for loan funding will be based
upon the date and time a completed application and all
necessary documents are submitted. The City reserves the right
to make the sole determination as to when such completed
applications and documents are received.
• For manufactured homes, loan funds may only be used for repairs
necessary to bring the home into compliance with applicable
federal and state building codes. All code deficiencies must
be addressed. In cases where it is economically infeasible to
rehabilitate the home, funds may also be used to purchase,
transport and install a new or completely refurbished unit on a
spot located in a legally permitted manufactured housing park
in the City of Santa Ana.
• Funds may not be used to refinance existing debt or for repairs
to the park.
• For single family homes, all code deficiencies must be
addressed, and must account for at least 40 percent of the
total rehabilitation cost.
• The Loan Committee will make final determination as to the
eligibility of specific repairs or purchases.
• All persons with an ownership interest in the home must sign
the application and all loan documents.
• Borrower(s) will be required to carry hazard insurance for the
life of the loan. If applicable, they will also be required to
carry flood insurance.
Rehabilitation Guidelines
• Licensed general contractors who have complied with City
licensing and insurance requirements must perform all
rehabilitation and construction work.
Terms of Rehabilitation Loans
• CalHome Rehabilitation Loans may not be forgiven.
• The interest rate for these loans will be zero percent. No
loan payments will be due during the term of the loans which
will be 30 years.
• The entire loan will be due and payable upon sale or transfer
of the property, when the property ceases to be owner occupied,
or upon the loan maturity date.
• Upon the loan maturity date, and in accordance with CalHome
Program regulations, these loans may be amortized over a period
of time to be determined by Loan Committee, or may be deferred
for an additional period of time to be determined by Loan
Committee.
EXHIBIT 1
Page 2
• The maximum amount for rehabilitation of an existing
manufactured home is $10,000. The maximum amount for
rehabilitation of a single family home is $50,000. If
additional funds are necessary, the household may be eligible
for other programs offered by the City of Santa Ana or the
Community Redevelopment Agency of the City of Santa Ana.
• The ratio between total debt on a single family home and its
after - rehabilitation value as determined by an appraisal cannot
exceed 90 percent.
• Borrower(s) will be required to execute appropriate documents
incorporating the terms of their loan and the requirements of
the CalHome Program.
Replacement Guidelines
• Licensed manufactured housing dealers and their representatives
must perform all work for the transportation and installation
of the replacement unit.
• Replacement homes must be newly manufactured, and must be
located on an appropriate site in a fully permitted
manufactured housing park located in a CDBG eligible census
tract in the City of Santa Ana.
• Replacement units must be of comparable size as the existing
home, unless it is determined the household is overcrowded and
a larger unit is required.
Terms of Replacement Loans
• The maximum amount is $70,000. Funds for the replacement
program may consist of an Agency loan not to exceed $20,000 and
a CalHome loan not to exceed $50,000.
• The ratio between total debt on the home and its market value
cannot exceed 100 percent plus a maximum of up to five percent
of the sales price to cover actual closing costs.
• The City's loan servicer will collect and manage impound
accounts for payment of property insurance for the term of the
Agency loan.
• Borrower(s) will be required to execute appropriate documents
incorporating the terms of their loans, the requirements of the
CalHome Program and Tax Increment Housing Set Aside funds.
• Both the Agency loan and the CalHome Program loan will be
secured by means of a Statement of Lien added to the home's
registration. The Agency loan will be in first position.
Terms of CalHome Replacement Loans
• CalHome Replacement loans may not be forgiven.
EXHIBIT 1
Page 3
• The interest rate for these loans will be zero percent. No
loan payments will be due during the term of the loans which
will be 30 years.
• The entire loan will be due and payable upon sale or transfer
of the property, when the property ceases to be owner occupied,
or upon the loan maturity date.
• Upon the loan maturity date, and in accordance with CalHome
Program regulations, these loans may be amortized over a period
of time to be determined by Loan Committee, or may be deferred
for an additional period of time to be determined by Loan
Committee.
Agency Replacement Loan
• The Agency loan will be amortized for 30 years.
• Interest rates will be as follows:
Household Income
Interest Rate
0 - 50 Percent of Area
1.00% Per Annum
or 300 basis
points below
Median
the 11th District Federal Home Loan Bank
Monthly Cost of
Funds Index,
whichever is
higher.
51 - 80 Percent of Area
1.50% Per Annum
or 250 basis
points below
Median
the 11th District
Federal Home Loan Bank
Monthly Cost of
Funds Index,
whichever is
higher.
• Determination of the interest rate will be made at the time of
loan approval.
• During the term of the loan, upon sale or transfer, when the
home is no longer owner - occupied, or upon loan maturity date,
the entire principle is due and payable to the Agency along
with the applicable interest rate.
• Borrower(s) whose monthly housing debt, inclusive of the Agency
loan, is less than or equal to 30 percent of their gross
monthly income will make equal monthly payments in an amount
that will fully amortize that loan by its scheduled maturity
date.
• Borrower(s) whose monthly housing debt allows for partial
payments only of the Agency loan will be required to make such
payments. Partial loan payments will be applied first to
accrued interest and then to principal. Such borrower(s) must
be income - certified every five years to insure that their
monthly housing debt still allows for partial payments only.
• Borrower(s) whose monthly housing debt, exclusive of the Agency
loan, is equal to or more than 30 percent may have their loan
payments deferred. Such borrower(s) must be income - certified
every five years to insure that their monthly housing debt is
still equal to or greater than 30 percent.
EXHIBIT 1
Page 4
City of Santa Ana
2000 Census Tracts and Block Groups
Census Tracts
Census Block Groups
CDBG Eligibility
0.0 0.5 1.0 1.5 2.0 miP—� s r
2000 Census Data
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EXHIBIT 2
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EXHIBIT 2
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EXHIBIT 2
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EXHIBIT 2
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EXHIBIT 2
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EXHIBIT 2
Qducatiol3 Ist
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EXHIBIT 2
Qducatiol3 Ist
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EXHIBIT 2
Qducatiol3 Ist
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2000 Census Tracts and Block Groups
Census Tracts
Census Block Groups
CDBG Eligibility
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EXHIBIT 2
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EXHIBIT 2
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EXHIBIT 2
744.03 m z
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EXHIBIT 2