HomeMy WebLinkAboutRS08-Redevelopment Agency
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REDEVELOPIENT AGI!NCY.....ST FOR C~ISSION/COUNCIL ACTION
om: GLENDA SAUL
Dept: Redevelopment Agency
Date: JULY 26, 1985
Subject: NE I GHBORHOOD REHAB I L1TATIO~
PROGRAM. REPORT
Synopsis of Previous Commission/Council action:
NONE
Recommended motion:
(MAYOR AND COMMON COUNCIL)
4E> Receive, file and refer recommended program changes .to Redevelopment Committee for
refinement. Redevelopment Committee will make recommendation(s) to Mayor and
Common Counci 1 .
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Signature
Contact person: GLENDA SAUL
FUNDING REQUIREMENTS:
Amount: $
N/A
Phone: 383-5081
Ward: 1-7
Project: ALL
Date: .llIly 2Q, lqR~
Supporting data attached: YES
No edverse Impact on City:
CnCil Notes:
Agenda Item No.
.:f/61
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CITY OF SAN BERNARDIRO - REQUEST FOR COUNCIL ACTION
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75.0264
STAFF REPORT
NEl~ REBABILlTATICN E'kJGlll\M
'lhe City of San Bernardino received it's first O:lIlInuni ty Developnent Block
Grant in fiscal year 1975/1976. Funds were appropriated am received by
cities and COImties as a result of passage of the Housing am (nmmllni ty
Developnent h:t of 1974.
Beginning with that first fiscal year, the City, through what was to become
its Office of CbmIuni.ty Devel.c.pIent, established the Neighborhood
RehabilitatiCll P'<U!:I'<cUIl (NRP). '1he primary puIpOSe of the program was to
stabilize and raise, to the extent possible, the leYel of the City's housing
stock, particularly in e<xlrIaDi.cally depressed areas and areas CXlrltaining sllDll
am blight, by providing financial assistance to eligible businesses am
households.
'!he types of assistance through the years has varied between amortized am
deferred loans and grants such as the type made in the "OperatiCll Paint Brush"
program. '1he following represents a sUDDDarY of the activity generated through
the NRP, although at present, the City, through the Redevelopoent Jlgency does
not ~ate a grant program:
Type of Assistance
crm Wans
Pacific Federal Wans
Sectial 312 Wans
crm Grants
No. of TransactiCllS
1101 br ADr:lunt
258
7
85
437
$4,021,356.01
68,546.01
888,147.00
1,469,735.91
$6,447,784.93
787
'!he Canmuni ty Developoent Jlging of Notes Recei vahle Report, shown as
Attachment "AM, provides loan status data cnly al the CDBG loan category. '!he
Pacific Federal loans were originated by the City, but are serviced by Pacific
Federal. '!he Sectial 312 loans are processed and packaged by Jlgency staff,
rut are serviced by the Housing and Urban Developnent Department (lRlD). lRlD
provideS to cities and COImties SectiCll 312 funds for loans within the City
limits. 'lhe funds vary fran $60,000 to $100,000 al an annual basis.
As with any program, the NRP suffered growing pains during its formative
years. A 1",_r of changes were made CIl a "learn as :you go" basis, and sane
aspects of the program were eventually dis=ntinued. In the latter part of
1981, '\;he City's Office of Canmunity Developnent was merged with the
Redevelopnent J\gency, am the Agency assumed the role of administering the
Neighborhood Rebabilitatial Program. Over the ensuing two am a half to three
years, a lIUIIi:>er of staffing and organizational changes took place culminating
in the establishment of a Community Developoent Divisial staffed by eight (8)
individuals Charged with the primary missial of implementing the Conununity
Developnent plan as adopted by the Mayor and CaIlDa1 Council.
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Over the last 12-15 m:nths, staff has instituted a nUDiJer of procedural and
administrative changes to the NRP in order to increase the total overall CDoo
loan activity, reduce the average amunt of loans mde, ~ mre respoosive
to the Mayor am Chnont'w\ Co\mcil and citizerlS of the City and ensure the
program remains in oc:mpliance with applicable BUD regulatioos. FollowiD;J is a
brief descriptien of a mmiber of the changes instituted by staff.
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A year ago, there were approximately 200 names en the
NRP waitiD;J list, causiD;J potential clients to wait an
inordinate aJOCllI11t of time before their applicatien
could be processed. Today, as a result of certain
actions taken, there is no waitiD;J list am clients can
be served en a first~first-served basis.
.
A year ago, the average loan made (loans made in FY
83/84) was rooghly $22,000. As a result of the
executien of a Mem:>randum of UnderstandiD;J (Attachment
"B") between the J\qency and the Planning am Building
am Safety Departments and the <DlSistent and uniform
applicatien of sound underwritiD;J criteria, the average
loan in FY 84/85 was $10,246.00.
.
Clarificatien of duties and assumptioos of new
respoosibilities for the J\qency's Rehabilitatien
Specialists (Inspectors) shcMn as Attachment "C".
.
An emphasis placed on making fully amrtized loans,
rather than deferred loans, with realistic terms,
ccnditioos and repayment schedules.
.
OCIIlprehensi ve enviralllll!lltal review
rel1abilitatien projects that is
of the Agency's Planning Services
Development of a
process for all
included as part
J\qreement.
Many of the changes made, includiD;J those listed above, have recently begun to
have the desired effect.
As noted earlier, this report and its various attachments address cnly the
CDOO-funded NRP. Since the inceptien of the program, a total of $4,021,356
has been loaned to residents of the City Whose total income does not exceed
eighty percent (80%) of the area's median inoome ($26,OOO). For a family of
four (4), this canputes to $20,800 a year. Of the total amunt of c::IB3 funds
loaned, the J\qency's hard=re delinquency rate, those perscns or agencies 90
days delinquent in their payments, is 1.02% or $32,226. The rate for total
delinquencies is 1.5% or $47,484. These delinquency rates are low even by
private bankiD;J standards, and especially 60 When the eoonamic status of the
beneficiaries are taken into account.
Over the last ten (10) years, the average loan aJOCllI11t is $14,783.00. As
described above, during the 82/83 am 83/84 fiscal years, the figure for those
years approached $22,000. However, since staff's institutien of uniform loan
underwriting criteria that emphasizes aJIOrtized over deferred loans and the
execution of the previously referenced memorandum of understanding, the
average aJOCllI11t of loans made in fiscal year 84/85 is $10,246.00. It is
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important to note that the average family size and annual income for loans
made in fiscal year 84/85 are 2.35 and $9.990, respectively. '!he annual
income figure comp.Ites to $832.oo/mcnthly. As can be readily seen, the
e<:XXIOIIIi.c status of the client population makes the NRP a high risk loan
program.
Although acme fundamental structural changes have been made to the NRP, staff
feels broadening the level and type of assistance to residents of the City
would make the program even DDre effective ani would allow staff to lIDre
quickly respcni to emergency situations. '!he following sl.lllllllarizes three (3)
ways in Which this CXlIuld be "'l'YYIIl!Plished. am the anticipited benefits:
PRXiRllM CXH'Ctl1!Nl'S
1. Senior Citizen ani Handicapped Rehabilitation Grants:
a. $1,000 IIBXi.IIIUIII grant aJOOlIIlt.
b. Applicant's inOOllle must not exceed 50% of the median iIlOOllle.
c. Applicant must be 62 years or older, ani an owner-occupant.
d. A handicapped owner-occupant that meets the income requirements,
regarclless of age, may qualify.
e. Grant must be used to abate existing or incipient code violations
only.
2. Senior Citizen Rehabilitation loans:
C a.
b.
c.
d.
e.
$2,500 IIBXi.IIIUIII loan, secured by a trust deed.
It would be a non-interest bearing deferred loan.
Loan would be due am payable upon transfer of title.
Eligibility requirements would be same as Senior Citizen Grant.
Grant must be used to abate existing or incipient code violations
only.
3. EIIergency Rehabilitation loans:
a. $3,500 IIBXi.IIIUIII loan, secured by a trust deed.
b. Five percent (5%) fully amortized, 20 year (or less) loans for
applicants with incomes that do not exceed 80% of the median in=me.
c. Five percent (5%) deferred loans, with interest only piymetlts, would
also be available for applicants whose income does not exceed 50% of
the median income.
d. Loan must be used to abate emergency code violations in order to
restore decent, safe and sanitary housing canditions.
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1) Senior Citizen and Handioapped Rehabilitation Grant ($1,000 max)
would allow staff to respond in the quickest time possible to
specific emergency situations and assist a segment of the population
on fixed inoome.
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2) Senior Citizen Rehabilitation lams, although non-interest bearing,
would provide an additiooal. $2,500 towards abatement of code
violatialS am emergencies. It would be recaptured when ownership
transfers (usually at the time of sale or death of owner).
3) Fmergency Rehabilitation lams, with a $3,500 maxilll\lDl would provide
smaller interest bearing loans to oorrect health and safety
violatialS of an emergency nature. '!hey would assist low income
owners Who are oot senior citizens. '!he entire loan cmDiiii.t, plus
interest, would be recaptured by the City.
4) All of the above rehabilitation UJIl~lE!nts would provide a better
p;lblic image of the City's existing NRP. '!hey help abate only the
IIDSt critical housing deficiencies, benefit only the low and very low
income households, require a minimal payment ($23.10 maxilll\lDl), and
can be processed quickly.
'lhe above information is being provided to better inform the Mayor and C'nrrnrn1.
Council abcut an iIIIportant .. ...talent of the array of services am assistance
the Agency provides the """""'mity. At the meeting scheduled for July 29,
1985, each of you will receive a p,oto-log ccntaining pictures of
rehabilitation projects taken at. the "before", "during" am "after" stages.
It is hoped that sufficient time will be available to discuss new directions
the Mayor and Comoa1 Council would like staff to explore and out of these and
future discussialS will OClIIIe, lx>pefully, a Neighborhcod Rehabilitation Program
worthy of emulation by other localities with similar housing needs, goals and
oojectives.
o Because of the am:>Ul1t of information provided am the length of the staff
report, staff reo .....-.'\ds that the program changes included in this report be
referenced to the Redevelopnent OJmndttee for further study. 'lhe Conunittee's
eventual reoc:mnendations will be brought back to the Mayor and ~ Council
for further consideration.
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MEMORANDUM OF UNDERSTANDING
o
Neighborhood Housing Rehabilitation Program
TO:
The Undersigned
SUBJECT:
~r8Ddua of Understanding governing the Property Rehabilitation
StandanIB (PBS) and Off Street Covered Parking Requirements as said
requir_tB relate to the Redeve10Jllllent Agency of the City of San
Bernardino Neighborhood Housing Rehabilitation Program. (NHRP)
PURPOSE:
The purpose and intent of this Memorandum is to develop an
understanding between the City of San Bernardino Departments of
BUilding and Safety, Planning and Redeve1oplllent, and a framework for
the efficient and cost-effective implementation of the Redevelopment
Agency/COIDIDunity Deve10pment Block Grant Neighborhood Housing
Rehabilitation Program.
Rehabilitation, for 1;he purposes of this Agreement, is defined as
follows: Rehabilitation is the reconditioning of the existing
dwelling unit without increasing the size of the liveable area within
the unit. Enlarging the liveable area within a dwelling unit by
twenty-five percent (25%) or less will not be considered an increase
in the size of the liveable area. -
o PROPERTY REHABILITATION STANDARDS (PRS)
Recognizing the need for III1nimum standards with respect to health, safety and
welfare, the State of California adopted the Community Redevelopment Law,
California Health and Safety Code Sections 33000 lli .!!9,., and the California
Environmental Quality Act, California Public Resources Code Section 2l000~. seq.
Historically, under the City's N~ighborhood Housing Rehabilitation Program these
minimum standards, called Property Rehabili tation Standards (PRS) , have
supplemented those standards established by the Uniform Building Code and various
City ordinances. Due to the age and condition of a majority of the houses that
are targeted for rehabilitation by the Redeveloplllent Agency, significant
additional costs are incurred and financial hardship placed upon the low and
moderate income owners who would otherwise benefit from the City.s NHRP.
As such, this Memorandum shall effectuate an understanding between the
Redeve10plllent Agency and the Department of Building and Safety that adopts the
following changes in the Redevelopment Agency Neighborhood Housing Rehabilitation
Program's Property Rehabilitation Standards.
- When the rehabilitation work is maintenence, alteration or repair
(modernization, upgrading, etc.) of an existing building, it need
only conform to the code under which the building was initially
constructed.
o
Attachment "B"
o
Page 2
Memo of Understanding
o
o
o
Q
- When the rehabilitation work includes ..jor structural repairs or
substantial reconstruction of an ensting building, that portion of
the building requiring said repairs or reconstruction will be brought
to current code.
- When the rehab1lltation work includes the remodeling of the kitchen
area, the electrical service to the building must be upgraded to
current building code requirements, including the area being
serviced, i.e., the kitchen IlU8t have the proper number and type of
electrical outlets and separate circuits for appliances.
- When the rehab1lltation work also includes the construction of a
new room addition on an ensting building, the new room addition must
conform to current codes required for new construction.
OFF STREET COVERED PARKING REQUIREMENTS
Section 19.56.030 of the City of San Bernardino Zoning Ordinance entitled
-Required Minimum Number of Parking Spa~es - Residential- states that in a single
family (including Manufactured Housing Subdivisions) - two spaces shall be
provided in a garage. Since ..ny of the homes being rehabilitated were built
prior to this ordinance being adopted, many properties were constructed without a
garage, had a garage or carport that 1& now demolished, or the ensting
garage/carport was converted to additional living space.
C> As such, this memorandum shall effectuate an understanding between the
Redevelopment Agency and the Planning Department that adopts the fOllowing:
- When the property to be rehabilitated under the Redevelopment
Agency Neighborhood Housing Rehabilitation Program did not previously
include a covered garage, no off street covered parking will be
required. Additionally, when the property to be rehabilitated
includes a garage that has been converted to living space, and since
the requirement for a garage is not excused by -non conforming use-
retroactivity provisions, the property owner shall apply to the City
of San Bernardino Planning Commission for a variance under the
provisions outlined in Chapter 19.74 of the San Bernardino Municipal
Code.
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Ai4Lf
Glenda Saul
Executive Director
Redevelopment Agency
FraDlt SchU818
Director
Planning Department
~te Executed:
0463C
August 9, 1984
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Jan. , 1184
REDEVELOPMENT AGENCY
OF THE CITY OF SAN BERNARDINO, CALIFORNIA
DATE
March 12, 1985
TO
Rehabilitation Staff
See Distribution ~
Maurice Oliva '
Rehabilitation Coordinator
FROM
SUBJECT
REHABILITATION SPECIALIST RESPONSIBILITIES
The following is a summary of the Rehabilitation Specialist Responsibilities:
A. ASSIGNMENT OF CASE FILE TO REHABILITATION SPEClALlST:
1) Receives Rehab Specialist working file with inspection time and
deadline for completion of rough estimate.
~O 2) Orders for termite inspection and report that same day.
3) Calls Building and Safety Inspector to schedule pre-alter
inspection for day of initial inspection.
B. INITIAL INSPECTION:
1) Discusses with owner the items desired for rehabilitation, keeping
in mind that the Loan Officer has identified whether "CO items
(general property improvements or amenities) are allowed.
2)
Inspects property for
Rehabilitation Standards
Inscipient Deficiencies.
code
(PRS),
violations
lNelling
including Property
Unit Standards and
3) Takes "before rehab" photographs - interior and ezterior.
4) To the eztent possible, Building and Safety Inspector shall make
pre-alter inspection while Rehabilitation Specialist makes initial
inspection.
C. ROUGH ESTIMATE:
1) Develops rough estimate based on above findings.
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2) Discusses rough estimate with the Loan Officer to determine if any
items must be added or deleted.
Attachment "c"
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3) Takes responsibility to play -lead role- as primary contact person
who discusses and/or negotiates with the owner any items to be
included or deleted from the rehabilitation write-up.
4) Once owner agrees to the extent of rehabilitation work to be
completed, the Rehabilitation Specialist advises the Loan Officer
to call the owner to discuss the financial terlll8 of the proposed
loan.
D. FULL won WRITE-UP
1) If owner agrees to all the above, the Rehabilitation Coordinator
will preacribe a deadline for Rehabilitation Specialist to complete
a full work write-up.
2) Submits a copy of full write-up to Rehabilitation Coordinator
before deadline.
3) After Rehabilitation Coordinator's review and approval, gives the
full write-up to typist w~th deadline for completion.
4) Proof reads full write-up before Owner Conference.
E. OWNER CONFERENCE
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1) Reviews and explaina each item in full write-up to owner in simple
laymads. terms.
2) Answers ownera questions regarding rehabilitation.
3) Writes in any changes to the write-up and has owner initial and
da te each change.
4) Resolves all discrepancies or changes noted at this one-time owner
conference,- rather than after the rehabilitation starts by using
change orders.
5) Requests Loan Officer to determine financial feasibility of any
changes before acquiring the owners signature on write-up.
F. BID OPENING
1) Is present to answer any questions and provide staff estimate.
2) Runs tape to verify contractors bid calculations.
3) Makes copies of Bid Information Sheet and distributes to
contractors and Loan Officer.
G. IN-CONSTRUCTION
c
1)
Gives copy of write-up to contractor and Department of Building and
Safety.
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2) Gives contractor Notice to Proceed when copy of permit is submitted.
3) Makes a Ilini_ of one monitoring inspection per week for each
on-going rehabilitation job. However, lIore frequent inspections
_y be necessary for progress payments, change orders, and to
ensure that the work is being performed according to the work
write-up.
4)
Mediates disputes between the owner and contractor,
misunderstandings regarding work write-up and provides
assistance to solve unforeseen problems.
clarifies
technical
5) With proper training by Loan Officer, responsible for filling out
typist input sheet and typist preparation of Progress Payment,
Change Order, Lien Release and Contract Receipt forms.
6) Responsible for having the above forms ezecuted, retained, copied
and distributed to owner, contractor, accounting department and
Loan Officer, as required.
7) Acquires checks from accoUnting department and has them endorsed by
owner.
8) Verifies that work has passed final inspection with Department of
Building and Safety. Acquires copy of sigued-off job card or
permit form and submits to the Loan Officer before final check is
disbursed.
g) Develops punch list and inspects for completion of all items before
10% retention is released. (20 days after final completion.)
10) Closes out Rehabilitation Specialist working file and submits to
Loan Officer with "after rehab" photos - interior and exterior.
The responsibilities outlined above are not meant to be all inclusive, and are
aubject to change as the need arises. The intent of this outline is to help
clarify the ensting duties of the Rehabilitation Specialist as well as put
new responsibilities into effect.
Thank you.
cc: R.E. Goblirsch
Ken Henderson
Distribution: Sally Enriquez, Loan Officer
Nancy Lyona, Rehabilitation Specialist
Jim Willmott, Rehabilitation Specialist
Marsha FlelDDling, Secretary
MLO:lo
708L