HomeMy WebLinkAboutReso 95-112 - Accepting consolidated plan for 1995-99 & Authorize CM o sign necessary docs & submit plan to US Dept of Housing & Urban Development RESOLUTION NO. 95
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
ACCEPTING THE CONSOLIDATED PLAN FOR 1995 - 1999 AND
AUTHORIZING THE CITY MANAGER TO SIGN ALL NECESSARY
DOCUMENTS AND SUBMIT THE PLAN TO THE U.S. DEPARTMENT OF
HOUSING AND URBAN DEVELOPMENT.
WHEREAS, the U.S. Department of Housing and Urban Development (HUD)
has informed the City of certain amendments to 24 CFR Parts 91 , 92, 570, 574,
576, and 968; and
WHEREAS, such amendments mandate the development and submission of a
Consolidated Plan in order for the City to continue to participate in certain HUD
programs; and
WHEREAS, the City has prepared a Consolidated Plan according to HUD
specifications as to form and content; and
WHEREAS, following the required notices in accordance with law, the
Community Development Citizen's Advisory Committee has held a public hearing
on the proposed Plan; and
WHEREAS, the City Council has considered all public comment received
regarding the proposed Plan; and
WHEREAS, the City Council has studied the certifications required by HUD in
connection herewith and has agreed to same.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Redding as follows:
1 . The City Council does hereby accept the Consolidated Plan for 1995-
1999 as shown in Exhibit "A" attached hereto.
2. The City Council does hereby direct the City Manager to sign all
necessary documents including certifications, on behalf of the City and to forward
the Consolidated Plan to the U.S. Department of Housing and Urban Development. (�
z+
I HEREBY CERTIFY that the foregoing resolution was introduced and read at a
regular meeting of the City Council of the City of Redding on the 2nd day of May,
1995, and was duly adopted at said meeting by the following vote:
AYES: COUNCIL MEMBER: P. Anderson, R. Anderson, McGeorge, Murray and Kehoe
NOES: COUNCIL MEMBER: None
ABSENT: COUNCIL MEMBER: None
ABSTAIN: COUNCIL MEMBER: None
AVID A. HOE, May
City of dding
A"ETES r.
CONNIE ST OHMAYCity Clerk
FORM APPROVED:
W. LEONARD WING E, City Attorney
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CITY OF BED.11DING
1995-1999,III CIlONSOLIDATED PLAN
Prepared by:
Office;of the Ass;stant'City ManaI1I1 ger
760 Parkview Avenue
Redding, California 96001
TABLE OFCONTENTS
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .v
CONSOLIDATED PLAN DEVELOPMENT PROCESS . . . . . . . . . . . . . . . . . . . . vii
I. HOUSING MARKET ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Demographics/Low-Income and Racial/Ethnic Concentrations . . . . . . 2
C. Market and Inventory Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . 6
General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Vacancy Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Overcrowding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Homeownership/Housing Costs/Ability to Pay . . . . . . . . . . . . . . 9
Rentals/Ability to Pay . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
D. Assisted Housing Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
"At Risk" Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
E. Inventory of Facilities and Services for the Homeless and
Persons Threatened with Homelessness . . . . . . . . . . . . . . . . . . . . . 15
F. Inventory of Supportive Housing for Non-Homeless Persons
with Special Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
II. NEEDS ASSESSMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
A. Housing Needs of Extremely Low Income Population (09- 30%) . . . . . 21
B. Housing Needs of Very Low-Income Population ( 31 - 50%) . . . . . . . 23
C. Housing Needs of Other Low-Income Population (51 - 80%) . . . . . . . 25
D. Housing Needs of Moderate-Income Population ( 81 - 95%) . . . . . . . 27
E. Housing Needs of the Elderly Population . . . . . . . . . . . . . . . . . . . . . 28
F. Housing Needs of the Handicapped/Disabled Population . . . . . . . . . . 29
i
. ...... ... . . ....-
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TABLE 'OF CONTENTS, continued.
G. Needs of Sheltered and Unsheltered Homeless . . . . . . . . . . . . . . . . 32
Nature and Extent of Homelessness . . . . . . . . . . . . . . . . . . . . 32
Subpopulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
H. Needs of Persons Threatened by Homelessness . . . . . . . . . . . . . . . . 35
I. Populations with Special Needs - Other Than Homeless . . . . . . . . . . 37
Elderly and Frail Elderly . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
Persons with Disabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
Persons with Alcohol/Drug Addiction . . . . . . . . . . . . . . . . . . . . 39
Persons with AIDS and Related Diseases . . . . . . . . . . . . . . . . . 40
J. Lead Based Paint Abatement Needs . . . . . . . . . . . . . . . . . . . . . . . . 40
III. STRATEGIC PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43
A. Summary of Housing Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
B. Priority Analysis/Five Year Objectives - Housing . . . . . . . . . . . . . . . . 46
C. Priority Analysis/Five Year Objectives - Homelessness . . . . . . . . . . . 50
D. Priority Analysis/Five Year Objectives - Other Special Needs . . . . . . . 52
E. Non-Housing Community Development Plan . . . . . . . . . . . . . . . . . . 52
Non-Housing Community Development Needs . . . . . . . . . . . . . . 53
Community Development Long-Term Objectives . . . . . . . . . . . . 55
Community Development Short-Term Objectives . . . . . . . . . . . . 56
F. Analysis of Public Policy Barriers to Affordable Housing . . . . . . . . . . 57
G. Lead-Based Paint Hazards Reduction . . . . . . . . . . . . . . . . . . . . . . . 62
H. Anti-Poverty Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
I. Institutional Structure and Intergovernmental
Cooperation/Coordination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
ii
... ...... ....
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TABLE OF CONTENTS, continued.
IV. ACTION PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
A. Resources Anticipated To Be Available . . . . . . . . . . . . . . . . . . . . . . 67
Federal Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
Non-Federal Public . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
Private Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
Fund Leveraging . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
B. Activities To Be Undertaken - Housing . . . . . . . . . . . . . . . . . . . . . . 74
C. Activities To Be Undertaken - Homelessness . . . . . . . . . . . . . . . . . . 78
D. Activities To Be Undertaken - Special Needs . . . . . . . . . . . . . . . . . . 79
Geographic Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
Service Delivery and Management . . . . . . . . . . . . . . . . . . . . . . 81
E. Other Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .81
Public Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
Institutional Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
Lead-Based Paint Hazard Reduction . . . . . . . . . . . . . . . . . . . . . 81
Anti-Poverty Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Coordination Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Monitoring Standards and Procedures . . . . . . . . . . . . . . . . . . . 83
F. Community Development Block Grant Program
Activities Fiscal Year 1995 - 1996 . . . . . . . . . . . . . . . . . . . . . . . . . 83
V. CERTIFICATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .98
VI. SUMMARY OF CITIZENS' COMMENTS . . . . . . . . . . . . . . . . . . . . . . . . 104
APPENDIX - Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-1
iii
LIST OF FIGURES AND TABLES
FIGURE 1 - Lower-Income Concentrations . . . . . . . . . . . . . . . . . . . . . . . . . 4
FIGURE 2 - Racial Concentrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
FIGURE 3 - Redevelopment Project Areas . . . . . . . . . . . . . . . . . . . . . . . . . 80
TABLE A - Inventory of Low Income Rental Units . . . . . . . . . . . . . . . . . . . 13
TABLE 1 - Homeless Populations and Subpopulations . . . . . . . . . . . . . . . . 33
TABLE 2 - Priority Needs Summary Table - Housing/Homelessness . . . . . . . 45
TABLE 3 - Listing of Proposed Projects . . . . . . . . . . . . . . . . . . . . . . . . . . 83
IV
/NTRODUCT/ON
As part of the changes implemented by the Clinton Administration's leadership of
HUD, communities desiring to access any of the primary formula grant programs
administered by HUD must submit a Consolidated Plan prior to the start of the 1995-
96 program year. The Consolidated Plan replaces six separate planning and
application submissions with a single document. Specifically, it replaces the
Comprehensive Housing Affordability Strategy (CHAS); a required statement of non-
housing community development needs; the Final Statement for the CDBG Entitlement
Communities Program; the program description for the HOME Investment Partnership
Program (HOME); and applications for the Housing Opportunities for Persons with
AIDS (HOPWA) and Emergency Shelter Grant (ESG) programs.
As envisioned by HUD, the Consolidated Plan promotes a comprehensive approach to
local programming by requiring jurisdictions to pull together all local parties interested
in community development to help identify the needs of the community and formulate
strategies for addressing those needs. The comprehensive approach also causes
communities to focus their limited Federal and other resources on those needs from
which it will obtain the most benefit from those funds.
The stated goal of the community planning and development programs discussed
within the Plan is to assist in the development of viable urban communities by
providing decent housing and a suitable living environment and expanding economic
opportunities principally for low- and moderate-income persons. The primary means
towards this end is to extend and strengthen partnerships among all levels of
government and the private sector, including for-profit and non-profit organizations,
in the production and operation of affordable housing.
The provision of decent housing includes assisting homeless persons to obtain housing
and assisting persons at risk of becoming homeless; retention of the affordable
housing stock; and increasing the availability of permanent housing in standard
condition and at affordable cost to low- and moderate-income families. Decent
housing also includes increasing the supply of supportive housing, which combines
structural features and services need to enable persons with special needs to live with
dignity and independence, and providing housing affordable to low-income persons
which is accessible to job opportunities.
The provision of a suitable living environment includes improving the safety and
livability of neighborhoods; increasing access to quality public and private facilities and
services; reducing the isolation of income groups within a community or geographical
area through the spatial deconcentration of housing opportunities for persons of
lower-income and the revitalization of deteriorating or deteriorated neighborhoods;
restoring and preserving properties of special historic, architectural, or aesthetic value;
and the conservation of energy resources.
v
i • _
The provision of expanded economic opportunities includes job creation and retention;
establishment, stabilization and expansion of small businesses (including
microbusinesses); the provision of public services concerned with employment; the
provision of jobs involved in carrying out activities under programs covered by this
Plan to low-income persons living in areas affected by those programs and activities;
availability of mortgage financing for low-income persons at reasonable rates using
nondiscriminatory lending practices; access to capital and credit for development
activities that promote the long-term economic and social viability of the community;
and empowerment and self-sufficiency opportunities for low-income persons to reduce
generational poverty in federally-assisted and public housing.
vi
CONSOL/DA TED PLAN DEVELOPMENT PROCESS
The City of Redding's Department of Planning and Community Development had the
lead role in overseeing the preparation of the 1995 - 1999 Consolidated Plan for the
City of Redding. Throughout the process other government agencies, the public,
private entities, and local nonprofit organizations were consulted to solicit their input
in the preparation of the draft Consolidated Plan.
In preparation for the development of the Plan, community housing and supportive
service organizations were invited to participate in a series of informal meetings
specifically to solicit their ideas and input regarding housing and community
development needs. Other providers of service and housing to area low-income
persons were consulted individually prior to and during the development of the Plan.
The views of the general public on these subjects was solicited at a public forum
meeting held February 23, 1995. At that meeting, an overview of the Consolidated
Plan process; a report on past housing and community development activities; and
official reports on past expenditures and activities of the City's CDBG and HOME
programs were available for review.
The goals and priorities formulated for the City of Redding's Consolidated Plan are the
product of information received during consultation with the public, other government
agencies, and local service providers; statistical analysis regarding comparative need
and current market conditions; and experience gathered over the past fifteen years of
providing housing services to the citizens of the City of Redding.
The Consolidated Plan is required to be available for public review and comment for
a minimum of 30 days prior to adoption. The public comment period will be from
March 20, 1995 through April 19, 1995. A public hearing before the CDBG Advisory
Committee was held April 4, 1995. As required by Federal regulations, both written
and oral comments will be accepted throughout the review period., The City
considered all comments received prior to submittal of the final Consolidated Plan to
the U.S. Department of Housing and Urban Development. Section VI summarizes the
comments received in the final document.
Vii
SECT/ON'! HODS/NG MARKET ANAL YS/S
_
A. LOCATION
Located at the northern tip of the Sacramento Valley, Redding is the county
seat of Shasta County and serves as the major regional trade and employment
center for an area that extends well beyond County boundaries. The
metropolitan area of Redding constitutes the largest urbanized area containing
the highest proportion of commercial/retail facilities in Northern California
between metropolitan Sacramento to the south and Medford, Oregon to the
north.
Redding and the entire North State region draws visitors from throughout the
State, as well as nationally and internationally, due to the area's unique
physical beauty. Tourism ranks as one of the area's primary industries,
supporting attractive local hotel/motel facilities, convention and meeting
facilities, a wide-variety of dining establishments, and retail suppliers of
recreational equipment and supplies. While tourism provides a steady stream
of outside revenue into the community, generally, the employment base to
support this industry is concentrated in part-time, seasonal, and lower paying
service jobs.
Redding's more traditional industries are centered around timber harvesting and
wood product manufacturing. These industries have felt the constant pressure
of dwindling resources and increased environmental opposition to traditional
industry practices over the past ten years. Opportunities are limited for
individuals wishing to earn a living in this field.
Diversification of the area's industrial base has been a top priority throughout
the North State for the past decade. Hampered by sheer distance from the
State's primary market places of the Bay Area and Southern California, the
widespread industrial recruitment efforts have borne meager fruit thus far.
Redding still experiences a year-round unemployment rate which averages 2-
3% higher than that for the State as a whole. This should decrease somewhat
over the next decade as business costs continue to rise within other more
urban parts of the State, such as the Bay Area and Sacramento, and industry
looks northwards toward Redding with its relatively less expensive utilities, land
costs, and plentiful manpower. Redding and its neighboring communities
received a State Enterprise Zone designation in 1992 and anticipates receiving
a State Recycling Market Development Zone designation in early 1995. This,
and other municipal efforts to provide an attractive, cost efficient environment
for business, should lead to increased economic opportunities for area residents
in the future.
1
B. DEMO GRAPH/CS/LOW INCOME AND RAC/AL/ETHNIC CONCENTRATIONS
Redding has experienced rapid growth over the past two decades. The 1970
Census estab- lished the Redding population at 16,659. In 1980, the Census
recorded 41 ,995 persons, and in 1990, Census data showed a population of
66,462. Since the Census, the most recent California State Department of
Finance population estimate for the City of Redding is 76,800 as of January
1994 (or approximately 30,843 households). Of these, approximately 53.5
percent are homeowners (16,501 households) and 46.5 percent are renters
(14,342 households).
A study conducted in March 1993 by The Economic Sciences Corporation
projected the population of Redding to the year 2013. According to this study,
over the next twenty years, Redding's population is expected to continue to
grow faster than the Statewide average growth rate of 2.2 percent. By 2013
Redding's population is anticipated to increase 93%, or 4.65% annually to
147,848.
The 1995 annual median income for the Redding Metropolitan Statistical Area
as published by HUD is $33,400 for a family of four. In comparison, the
national median income for the same-size household is $40,200, and the 1995
median-family income for California as a whole is $46,600.
Redding has historically had a higher unemployment rate than the State as a
whole. In 1993, the Redding Metropolitan Statistical Area average
unemployment rate was 12 percent. In comparison, the State average for the
same period was approximately 9.2 percent.
In order to more closely examine the demographic composition of a community,
households can be categorized by income level. The standard terminology used
for these various income levels is extremely low, very low-, low-, moderate-,
and above moderate-income. These terms are used to describe relative income
ranges tied to the median income of all households within a given community.
Thus, "extremely-low income" means below 30 percent of the median income;
"very-low income" means between 31 and 50 percent of the median income;
"low-income," between 51 and 80 percent; and "moderate-income," between
81 and 95 percent (for California redevelopment programs, between 81 and
120 percent of median). "Above moderate-income" is generally 96 percent and
above (redevelopment programs, 121 percent and above). The term "lower
income," includes "low-income," "very-low income," and "extremely-low
income"; or all households that do not exceed 80 percent of median household
income.
The 1990 Census indicated that approximately 8.3 percent of Redding's
population (2,560 households in 1994) are in the extremely low income
category, 14 percent (4,318 households in 1994) are in the very-low income
2
category, 17.8 percent (5,490 households in 1994) in the low-income
category, 8 percent (2;467 households in 1994) in the moderate-income
category, with 51 .6 percent (15,915 households in 1994) above moderate
income.
An analysis was conducted regarding possible concentrations of lower-income
households within the_ 19 census tracts which lie either completely or partially
within the City of Redding. A "concentration" was defined as any census tract
with a lower-income resident population count which exceeded by at least 5%
the proportion of lower-income households in the general population.
Therefore, an area of concentration would be any census tract which has at
least 45.2 percent lower-income resident households. Based upon data
reported by the 1990 Census, there exist six (6) areas of lower-income
concentration within the City of Redding. These are Census Tract 101 (66.64
percent lower-income), Census Tract 102 (46.47 percent lower-income),
Census Tract 105 (56.36 lower-income), Census Tract 109 (46.54 percent
lower-income), Census Tract 112 (50.32 lower-income), and Census Tract 117
(61 .8 percent lower-income). Figure 1 illustrates the location of these census
tracts within the City.
1990 Census figures indicate that minorities constitute 10 percent Redding's
population or approximately 3,084 households in 1994. Of these minorities,
4 percent are of Hispanic descent, 3 percent are Asian, 2 percent are American
Indian, and 1 percent are Black.
1990 Census data was analyzed to determine the extent of areas of
minority/ethnic concentration within the City of Redding. For this analysis an
"area of concentration" was considered to be any census tract which contained
a percentage of a racial or ethnic group which was at least 5 percent greater
than that found within the general population. The thresholds for the various
minorities/ethnic groups, therefore, were 9 percent Hispanic, 8 percent Asian,
7 percent American Indian and 6 percent Black. Based upon 1990 Census
data, there exists two areas of ethnic concentration within the City of Redding.
These are Census Tract 104 which is completely within the City limits with
10.2 percent of the residents Asian, and Census Tract 116 with 6.9 percent
of the population residing within the City portion of that tract of American
Indian descent. Figure 2 illustrates the location of these two tracts within the
City.
There exists a higher proportion of lower-income families among these minority
groups than in the population at large. In 1990, 54.6 percent of minority
households had incomes at or below 80 percent of the median income. Among
the general population in 1990, 40.2 percent of households were considered
lower income. Minority families along with all lower income households of the
community face common problems and hardships in regard to meeting their
housing needs.
3
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CITY OF REDDING
AREAS OF ETHNIC CONCENTRATION
1990 CENSUS
C. MARKET AND INVENTORY CONDITIONS
General
According to the 1990 Census, in April 1990 there were 27,238 housing units
within the City of Redding. Based upon public utility connection data and
building records, the City of Redding Department of Planning and Community
Development estimates the total number of dwelling units within the City of
Redding as of January 1995 to be 31,314.
Redding has experienced a decade of variable activity in the construction
industry. According to figures compiled by the City of Redding Building
Division, 9,513 new housing units have been constructed from January 1985
through December 1994, ranging from a high of 1 ,786 units during 1990 to
this past year's low of 645 units. Of the total units constructed, 7,016 (73.8
percent) were single-family homes and 2,497 (26.2 percent) were multi-family
units. During 1994, 141 new multi-family units were added to the
community's housing stock. These units comprised only 21 .8 percent of the
new housing starts in the community during 1994. 504 units or 78.1 percent
of the building activity consisted of new single-family dwelling units.
Clearly, based on current building trends and on historical records, Redding's
housing stock is dominated by single-family detached dwellings. According to
the 1990 Census, this type of structure made up 60 percent of the total
existing housing units within the City. Of the remainder, single-family attached
dwellings, such as condominiums and townhouses, made up 2.8 percent of the
housing stock, multi-family units made up 27.9 percent, and mobile homes
made up 8.2 percent.
Redding's construction industry went through a boom period for multi-family
units during the mid 1980's. At that time, the number of multi-family units
being built equaled the number of single-family homes being constructed. Since
1986, however, single-family home construction has out-paced multiple-unit
construction by 3 or 4 to 1 . This can be directly attributed to the Federal Tax
Reform Act of 1986. This legislation took away the primary financial incentives
for small investors interested in constructing new rental properties.
As reported in the 1990 Census, Redding has 17,903 existing housing units
which were built prior to 1980 (65.7 percent of the community's housing
stock). Structures built prior to 1960 (33+ years of age) comprise 23.1
percent of Redding's dwelling units, and 53+ year old housing structures
(constructed prior to 1940) make up about 4.2 percent of available housing in
Redding. Overall, 34.3 percent of Redding's available housing stock is less
than 13 years old.
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There exists a direct correlation between the age of a community's housing
stock and the relative condition of that housing stock. Typically, dwelling units
over 20 years of age are the most likely to need both moderate and major
rehabilitation work to elevate them to a "standard" condition. It is unlikely that
units constructed in the past 20 years would require other than minimum level
rehabilitation.
Housing units are considered substandard if they meet the following definition:
Those buildings which exhibit one or more critical structural, plumbing, and/or
electrical deficiency, or a combination of intermediate defects in sufficient
number or extent to require considerable repair or rebuilding. Units are also
considered substandard if they do not provide safe and adequate shelter, or
endanger the health, safety, or well-being of the occupants.
Substandard housing units are further classified into those that are suitable for
rehabilitation and those which are not suitable for rehabilitation. The following
definition of "suitable for rehabilitation" is used: Those buildings which exhibit
one or more of the deficiencies listed under the above definition of substandard,
all of which can be repaired in conformity with current codes and ordinances
for a sum not-to-exceed the value of the building. Buildings are considered "not
suitable for rehabilitation" when the cost of the needed repairs would exceed
the value of the structure. As property values escalate, some buildings
previously determined "unsuitable for rehabilitation" become "suitable for
rehabilitation."
In 1993, the Redding Housing Division of the City of Redding initiated a
comprehensive study of all existing housing stock within the City limits to
determine its physical condition. The first phase of the study was completed
during the past summer and consisted of a windshield survey of all existing
housing units. Seven building systems were assessed by the surveyors:
Foundation, roofing, siding, windows, doors, access, and exterior electrical.
Each system was visually assessed and a point total assigned it according to
its condition. The total points accumulated across the building systems of a
structure were used to determine which of five categories the unit fit into. All
condition categories were relative to a structure's ability or need to be
rehabilitated. They were: 1 ) Sound - needs no rehabilitation; 2) Minor - at least
one major system is deficient and could be improved with rehabilitation; 3)
Moderate - two or more systems_are deficient and suitable for rehabilitation; 4)
Substantial - three or more systems are deficient and suitable for rehabilitation;
and 5) Dilapidated - rehabilitation is not financially feasible. Structures were
also assessed in terms of whether or not exterior paint was peeling.
Phase I survey results identified 2,280 structures needing some level of
rehabilitation work. This is approximately 7.3 percent of the current housing
stock within the City of Redding. The Phase I survey also was able to identify
1,490 units constructed prior to 1980 which displayed evidence of peeling
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paint. This age of unit is the most likely to have lead-based paint hazards.
According to information from the 1990 Census, of the 17,903 housing units
in the City of Redding which were built prior to 1980, 34.2 percent are
occupied by lower-income households. Looking at just the pre-1960 units,
36.8 percent are occupied by lower-income households, and of the pre-1940
units, 53.3 percent are occupied by lower-income families.
Windshield surveys are limited in that both the rear exterior and complete
interior of a structure are not evaluated. It is anticipated that between 12-16
percent (3,758 - 5,010 units) of Redding's existing housing stock are in need
of some level of rehabilitation. Additionally, it is estimated that approximately
2 percent of the existing structures are substandard, not suitable for
rehabilitation due to the extreme state of disrepair and the cost of rehabilitation.
Vacancy Rates
According to the 1990 Census, Redding's vacancy rate for all types of dwelling
units available for sale or rent was 2.1 percent. The vacancy rate for all types
of owner-occupied dwelling units was reported to be approximately 1 .5
percent, for rental units alone the reported vacancy rate was approximately 3
percent. Over the past four years, the vacancy rate experienced in rental units
has risen dramatically. As of January 1995, the current vacancy rate for rental
units of all types is estimated to be 12-13 percent. For owner-occupied units
it is estimated to be approximately 6 percent. These rates are based upon City
of Redding Municipal Utilities records for December 1994.
This level of vacancy is generally indicative of an over-built market. Vacancy
rates, as an indicator of market conditions, typically run a fine line between an
over-built market (typically considered above 7 percent vacancy) and an under-
built market (generally anything under 3 percent). In a healthy market, there
should be some number of vacant units in all sizes, locations, and price ranges.
Typically, in the type of market present in Redding, the choice of units available
would be fairly broad for households seeking new residences. This does not,
however, mean that the available units would meet the affordability test for
many lower-income households. In order to fully analyze the effect of
vacancies upon a specific housing market, it is necessary to delve deeper into
vacancy by type, location, price range, and size of unit. There could exist a
surplus of units at one level and a scarcity at another which when averaged
together indicate a vacancy rate indicative of neither. There is no information
currently available which compares variation in the vacancy rate based on price
of unit or size of unit in the Redding area. Experts suggest that during periods
of high vacancies, owners of rental properties will utilize financial incentives
such as reduced deposits, move-in allowances, even giving periods of free rent
in order to entice prospective renters rather than actually lowering rental rates.
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O vercro wding
According to the 1990 Census, approximately 1 .7 percent of Redding's owner
households and 7.4 percent of renter households are living in overcrowded
conditions. Using 1994 household figures, this translates to approximately 280
overcrowded owner households and 1 ,061 overcrowded renter households.
An overcrowded household is one in which more than 1 .01 persons occupies
each room of a dwelling unit. A more comprehensive discussion of
overcrowding within various income groups is contained within Section II -
Needs Assessment.
Homeownership/Housing Costs/Ability to Pay
As stated previously, according to the 1990 U.S. Census, 53.5 percent of all
households in Redding resided in housing units that they owned. Based on
1994 household figures, this translates into 16,501 owner-occupied
households. Census data from 1990 showed that approximately 21 .8 percent
of all homeowners surveyed were overpaying for housing. Among the lower-
income homeowners (26.2 percent of all homeowners) 50.9 percent were over-
paying for housing. Using 1994 household population figures, this would
translate to approximately 3,597 homeowners currently overpaying, out of
which approximately 2,200 are lower income.
A commonly accepted definition of "affordable" as it relates to housing costs
is when a household pays no more than 30 percent of its gross monthly income
for housing expenses. For a homeowner, these expenses are principal and
interest payments for mortgages, as well as utilities, property taxes, and
homeowner's insurance. For a renter, housing expenses include the basic
monthly rent plus utility costs. Housing payments totaling more than 30
percent of the household's income constitutes "overpaying." Housing costs
totaling more that 50 percent of a household's income is considered extremely
cost burdened.
In Redding, as throughout the country, the dream of homeownership is an
integral part of American life. It continues to be a goal for many citizens and
historically, has been used as an indicator of status and prosperity. Today, in
1995, the reality of homeownership is beyond the reach of a growing segment
of the area's residents. Redding's citizens, while enjoying a substantially lower-
priced real estate market than the rest of the State, are finding that the lower
wages of the area, and the current climbing interest rates on mortgage
financing, has closed the market to all but those in the higher-income
categories.
According to information provided by the Shasta County Board of Realtors, the
current median price of a single-family home in the City of Redding is $113,000
(an increase of over 47 percent over the 1980 median of $59,200). The area's
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median income, $33,400, generally indicates an ability to purchase a home
with a maximum purchase price three (3) times as great, or $100,200. Current
interest rates hover around 8.75-9 percent on a 30-year, fixed-rate mortgage.
Most homes at the median price are resale units or starter homes. In the past
couple of years some housing developers have started to address the local
"first-time homebuyer" market by building new single-family homes starting in
the mid $90's, however, the majority of new single-family detached homes
currently being built within the City of Redding, however, start at approximately
$110,000.
Rentals/Ability to Pay
According to the 1990 Census, 46.5 percent of all occupied housing was
classified as renter-occupied. Using 1994 household figures, this means
approximately 14,342 households rent rather than own their principal
residence. Of these households, 57 percent (8,175 households) are lower-
income. The 1990 Census reported that approximately 47 percent of all renter
households were overpaying for housing. However, among the lower-income
renter households, approximately 74 percent were paying in excess of 30
percent of the household's monthly income for housing, and 37 percent were
paying over 50 percent of their monthly income to retain housing.
Rental prices in Redding have experienced some fluctuation over the past five
years (1990-1994). The 1990 Census reported the median rent paid in
Redding to be $432. According to a survey conducted by the Redding Housing
Authority in December 1994, of advertised and available rental units, rent
figures ranged from an average of $350 for one-bedroom apartments to an
average of $665 for three-bedroom houses. Median rent for all sizes and types
of rental units surveyed was approximately $475. This is down from a median
rent of $500 reported in 1993.
Based upon information gathered from its clients in their search for rental
housing in the Redding area, the Redding Housing Authority has indicated that
the local rental market is still tight for larger unit sizes (3-4+ bedrooms) in an
affordable price range. Over 24.6 percent (669 families) of the households
currently on the Housing Authority waiting list qualify by family size for units
of this size.
According to City of Redding Building Department records, of the 421 multi-
family units built during the approximately 38 month period January 1992
through February 1995, only 3.8 percent (16) were constructed with three+
bedrooms.
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D. ASSISTED HOUSING INVENTORY
There are no public housing units within the City of Redding, however, there
are a substantial number of rental units whose residents receive direct rental
assistance under the HUD Section 8 Program.
As of January 1995, 1 ,194 very low-income households within the City of
Redding were receiving government-assisted housing subsidies administered
through the Redding Housing Authority. These subsidies are designated
according to the following unit sizes: 34 studio subsidies; 312 one-bedroom
subsidies, 660 two-bedroom subsidies, 243 three-bedroom subsidies, and 38
four-bedroom subsidies. Subsidies administered by the Redding Housing
Authority can also be separated into three broad categories: (1) Project-based
subsidies; (2)Tenant-based subsidies;and (3) Moderate-rehabilitation subsidies.
The subsidy count within each category is as follows: 12 project-based
subsidies, 963 tenant-based subsidies, and 219 moderate-rehabilitation
subsidies. Assisted units are scattered throughout the City with the highest
concentration in neighborhoods with lower priced multi-unit complexes
available.
Project-based subsidies are, as the name implies, reserved for units within a
specific housing project. Currently, only one housing complex in Redding has
project-based subsidies. Sommerset Apartments, 1055-1061 Center Street,
consists of 12 two-bedroom units. The RHA reports an average vacancy rate
of approximately one percent at this complex.
Tenant-based subsidies are the largest subsidy type administered by the RHA.
These consist of both Section 8 vouchers and certificates. This type of subsidy
is awarded to the eligible household who then locates and rents a unit of their
choice. The RHA reports that there are no vacancies at any time on this
program.
Moderate-rehabilitation subsidies are similar to the project-based subsidies
described above in that they are attached to particular housing units located in
Redding. The owners of these units agreed to participate under a program
which required rehabilitation of substandard units in return for approximately
fifteen years of rental subsidies. All tenants of these units must be eligible
under current HUD income guidelines. The RHA reports an average vacancy
rate of approximately one percent for these units.
Another 419 site-specific rental subsidies which are administered directly by
HUD rather than the RHA are available at seven multifamily rental complexes
in Redding which utilized HUD financing assistance. These complexes are
Redding Pilgrim House, Butte House, Cottonwood House, Downtown Plaza
Apartments, Heritage Plaza, Redding Gardens, and Kutras Gardens. Of the
available subsidies, 89 are reserved for very-low income seniors, 12 for very-
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low income disabled individuals, 48 for either very-low income seniors or very-
low income disabled individuals, and 270 for very-low income families.
Generally, these complexes have little or no vacancies. Most maintain lengthy
waiting lists of households interested in moving in.
"At Risk" Units
Pursuant to current Consolidated Plan regulations, the following narrative is an
assessment of the number and types of affordable rental units currently located
within Redding which are at risk to convert to market-rate over the next five
years for any reason, including losses through expiration of subsidy, or
prepayment or voluntary termination of a federally-assisted mortgage.
Table A lists the projects which contain affordable units in the community
which are considered at risk in the City of Redding during the five-year period
1995 - 1999. The listed at-risk units are subject to a variety of regulatory
requirements which determine the actual likelihood of loss of the affordable
units. These are discussed in detail in the following narrative.
The first allocation of 48 Section 8 rental subsidies under the Moderate Rehabil-
itation Program is scheduled for expiration of benefits on March 25, 1995.
These subsidies carry an original term of 15 years, which is now drawing to a
close. Five (5) of the original subsidies have already been converted to the
non-project-based variety, due to default by the owner on the Moderate Rehab-
ilitation contract. Seven (7) of the remaining 43 are attached to single-family
homes currently used as rental units, and the remaining 36 are attached to a
variety of multifamily units. The majority of the units under this program are
older and while they continue to meet minimum housing standards required on
the Section 8 program, many are in need of additional rehabilitation work. The
Redding Housing Authority has recently been notified by HUD that these
Moderate Rehabilitation subsidies will be converted to HUD Section 8
Certificates over the next year. The new subsidies will belong to the tenant
family in the unit at the time of conversion and have a funding commitment of
three years.
Section 221 (d)(3) and Section 236 projects are subject to the provisions of the
Low-Income Housing Preservation and Resident Homeownership Act (Title VI
of the National Affordable Housing Act of 1990) - LIHPRHA. The objective of
LIHPRHA is the extension of low-income use restrictions while offering owners
alternative means of realizing a reasonable return on their investment. These
alternatives involve either continuing ownership with additional Federal incen-
tives, or selling the property with a first-right-of-refusal process for interested
nonprofit and public entities. A prepayment option releasing use restrictions is
available only if criteria establishing no need in the community for the low-
income housing can be met; or, if the provisions for one of the above
alternatives do not work out. In order to be considered for LIHPRHA options,
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an owner of an eligible project must file a "Notice of Intent" to initiate the
Federal application process. As of March 1993, no eligible project owners in
Redding have filed a Notice of Intent to change or terminate any project's
affordability controls.
TABLE A
INVENTORY:.OF LOW-INCOME 'RENTAL UNITS:>IN THE CITY'OF!BEDDING
SUBJECT TO TERMINATIONIOF FEDERAL MORTGAGE.:AND/OR
RENT.SUBSIDIES THROUGH 1999
:JYPE.OF ...TOTAL:# :... EARLIEST DATE
PROJECT NAME PROGRAM UNITS OF TERMINATION
Moderate Rehabilitation Section 8 48 (18 elderly) 03/25/95
Increment 1 (All subsidized)
Redding Gardens Cooperative 221(d)(3) 120 Subsidies: 11/03/96
301 South Street (48 subsidized) Mortgage: 01/17/14
Redding Section 8
Downtown Plaza Apartments 236(J)(1) 90 Eligible LIHPRHA
1075 Trinity Street (No subsidies) Property
Redding Mortgage: 12/19/91
Moderate Rehabilitation Section 8 60 09/30/96
Increment 2 (All subsidized)
Moderate Rehabilitation Section 8 51 07/22/98
Increment 3 (All subsidized) (Amended)
Moderate Rehabilitation Section 8 20 (5 elderly) 04/26/98
Increment 4 (All subsidized)
Moderate Rehabilitation Section 8 48 (18 elderly) 10/24/98
Increment 5 (All subsidized)
Kutras Gardens 231 Elderly 84 (all elderly) Subsidies: 07/05/97
540 South Street Section 8 (40 subsidized)
Redding Mortgage: 06/30/17
Source: CA Department of Housing and Community Development, 1991.
According to State Housing and Community Development staff, Redding
Gardens Cooperative is not likely to be eligible for mortgage prepayment under
LIHPRHA, due to its cooperative ownership structure. The primary risk for
these units is the potential loss of 48 project-based subsidies in late 1996. In
the past, this project has received subsidy renewals every five (5) years. This
could occur again in 1996. Subsidy renewal is dependent upon many
unpredictable factors, including the condition of the Federal budget in 1996,
the political climate in 1996 for continued extension of this type of program,
and the desires of the residents of the project in 1996. If loss of the subsidies
is unavoidable, this project represents a unique situation. Because of the
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cooperative ownership structure, replacement of the lost subsidies with non-
project-based Section 8 subsidies would not be possible. All residents of the
cooperative are co-owners of the complex and, as such, might agree to draw
on the existing equity in the complex to "self-subsidize" those residents that
need it. An arrangement such as this would be similar to a "reverse mortgage"
agreement.
The Downtown Plaza Apartments project became eligible in December 1991 to
file a Notice of Intent to change or terminate the project's affordability controls
under LIHPRHA. Currently, the project's Section 236 financing has 20 more
years remaining under the original terms. Without owner action, these
affordability controls will remain in place. It is difficult to predict what will
happen in the future. If the owner decides to exercise his/her prerogative under
LIHPRHA and initiate the reevaluation process, a Notice of Intent would need
to be filed. At that time, if a new satisfactory arrangement could not be made
between the current owner and the Federal government, then the property
would be offered to entities which have indicated an interest in acquiring and
sustaining affordable housing projects in the Redding area if any become
available. To date, four separate entities have expressed interest under this
first-right-of-refusal option. These include the Redding Housing Authority and
the Shasta Housing Development Corporation, as well as two housing
development organizations from outside the area. In order to assure continued
affordability .of the units, acquisition by any of these entities would very likely
require continued rental assistance by HUD or a deep subsidy from federal,
state, or local sources applied toward the acquisition costs. The availability of
funds for this purpose is not known at this time.
The years 1996 - 1998 will see the possible loss of the balance of Moderate
Rehabilitation Section 8 subsidies in the community. Increments 2-5 totaling
179 subsidies all expire during this period. As was discussed for the first
increment, it is possible that HUD may convert these subsidies to the regular
tenant-based certificate program. If this does not happen, the Redding Housing
Authority has identified the following mitigating measures: offering existing
non-project-based subsidies, as available, to the affected families to be used in
a location of their choice; negotiating continued affordability with the owners
in exchange for other non-subsidy program assistance such as rehabilitation;
attempting to acquire the units or aiding a non-profit housing entity to acquire
the units in return for continued affordability; and replacement of the units
through support of new affordable housing development. The affected units
are typically older and many are in need of rehabilitation work. Of the 179
subsidies, four (4) have already been replaced with non-project-based subsidies
due to default by the owners of the Moderate Rehabilitation contract
requirements. Of the remaining 175 subsidies, 30 are attached to single-family
homes being used as rental units, and 145 are connected to a variety of multi-
family structures.
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The Kutras Gardens project consists of 84 affordable units occupied by elderly
low-income households and financed through the Section 231 program. This
project also has 40 Section 8 project-based subsidies. The terms of the
Section 231 program lock the project into low-income use restrictions for the
full mortgage term and, therefore, this project does not have a mortgage
prepayment option. The existing mortgage runs through 2017. The risk on
this project is the loss of the Section 8 subsidies which expire on July 5, 1997.
In the past, the subsidies have been renewed every five (5) years. As stated
above, for other projects with expiring Section 8 subsidies, future Federal
appropriations for HUD may be sufficient to extend these subsidies once again.
If that does not happen, options for preserving the affordability of these units
for the very-low income elderly households residing there include replacing the
expiring subsidies with non-project-based subsidies, negotiating with the owner
for continued affordability in exchange for rehabilitation funds, and
development of comparable affordable units.
E. INVENTORY OF FACILITIES AND SERVICES FOR THE HOMELESS AND
PERSONS THREATENED WITH HOMELESSNESS
The following discussion describes the facilities and services located within the
Redding community which currently assist homeless individuals and families
with children. Additionally, it attempts to describe the nature and extent of
social service programs targeted to prevent low-income individuals and families
with children from becoming homeless. The current and future needs of both
the homeless and households at-risk for homelessness are discussed later
within Section II - G & H.
Numerous local agencies operate programs which provide a variety of services
to homeless individuals and families and those at risk of becoming homeless.
The Redding Housing Authority (RHA) provides rental assistance to households
which meet Federal preference requirements for homelessness. The RHA
reports that during the 12-month period ending December 31, 1994, 371
homeless families were assisted with Section 8 rental assistance. The RHA has
a total of 45 housing subsidies reserved for assistance to homeless households.
Once a family secure housing and the family situation stabilizes, the homeless
subsidy is exchanged for a non-homeless subsidy. In this fashion, many more
homeless households can be assisted each year. Homeless families are also
eligible and encouraged to participate in the RHA's Family Self Sufficiency
Program (FSS), Family Unification, and Foster Youth Program, which combine
rental assistance with vital supportive services focused on assisting the family
in overcoming barriers to employment.
The Shasta County Housing Authority currently provides rental assistance to
homeless households through its regular Section 8 Program. Pursuant to
current Federal guidelines, households qualifying as homeless receive a
preference rating when applying to be placed on the waiting list. The County
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Housing Authority reports that assistance is also available to homeless families
through its Family Self-Sufficiency Program and Family Unification Program.
These programs, while not exclusively for homeless households, do provide
rental assistance and vital supportive services to homeless and at-risk families.
The Shasta County Social Services Department assists homeless families who
are eligible for Aid To Families With Dependent Children through two programs.
The first provides monetary assistance for shelter (up to 16 days) at local
motels. The second provides monetary assistance to help with the move-in
costs associated with securing permanent housing. Eligible costs are utility and
security deposits, as well as last month's rent, if required. Both of these
programs are available one time in any 24-month period for each eligible family
Statewide. Social Services reports that they are able to provide the above
assistance to all eligible families. Approximately 260 requests for assistance
are processed per year, and of these, approximately 60 percent are eligible and
receive assistance.
A limited number of motel vouchers for emergency shelter are available from
the local Salvation Army. The funds for this activity is very limited and is a
combination of federal FEMA funds, local in-kind donations by area motels, and
direct community donations to the Salvation Army. During the 12-month period
ending December 31 , 1994, the Salvation Army received approximately 85
requests for motel voucher assistance. Due to the limited funds available, it
was able to assist only 45 homeless families in this way. When funds are
available, households must have dependent children in order to be eligible for
the assistance. Each family may stay up to three days, during which time the
Agency will try to arrange for either permanent or transitional housing through
other providers. Additionally, the Salvation Army intervenes with emergency
funding to prevent homelessness when an eviction notice has been received
due to nonpayment of rent. During the 1994 twelve-month period, 121
requests were received for emergency rental assistance. Again, due to the
limited nature of funding for this activity, only 48 at-risk households received
emergency rental assistance funds.
Year-round emergency shelter is available for single men through the Good
News Rescue Mission. This primarily evangelical organization operates a 36-
bed homeless shelter. In exchange for attendance at a religious service,
homeless men receive meals, shower, and a bed. A sister facility, House of
Hope, run by the same organization, provides similar assistance for up to 40
women and children per night.
The only secular emergency shelter currently available in the community is the
Armory Shelter, which has been open on a seasonal basis for the past 6
winters. Its operation is overseen by the nonprofit agency, Shasta Homeless
Shelter Coalition. This facility, open typically from November - March each
year, provides food, baths, and beds for up to 125 men, women and children
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per night. The winter of 1995 - 96 will be the last season that this facility will
be in operation due to a change in State regulations regarding the use of
National Guard Armories to shelter the homeless. During the current season
which opened on November 15, 1994, the shelter has averaged approximately
82 persons per night. The Coalition is currently exploring funding options in
order to establish a permanent year-round facility.
The Shasta County Women's Refuge operates a 26-bed emergency facility
available to abused women and children for up to a one-month stay. Up to 35
individuals can be sheltered at this facility on a nightly basis. During the past
twelve months, over 500 women and children were sheltered at this facility.
Over its fifteen year history, the Refuge has assisted over 16,000 victims of
domestic violence and sexual assault and their families by providing emergency
shelter, legal assistance, counseling, and referral services.
Northern Valley Catholic Social Service operates a 10-bed facility for homeless,
single-teenage mothers. Pine Place, located at 1085 Pine Street in Redding,
acts as both an emergency shelter and transitional facility for the target
population group. Supportive services focus on teaching parenting and life
skills in addition to completion of basic education.
Transitional shelter and a variety of supportive services to homeless families are
provided by Shasta Housing Development Corporation (SHDC) through their
Shasta Transitional Housing Opportunities Program (STOP). The program
provides shelter, counseling, and case management to homeless families.
SHDC owns or leases 34 units in fourteen locations throughout Redding. Client
families are allowed to stay up to 24 months while receiving other services
which promote leaving homelessness and maintaining self-sufficiency.
Non-shelter services such as the provision of emergency food, food vouchers,
clothing, blankets, public transportation vouchers, emergency assistance with
utility bills, and legal assistance are also available on a limited basis through
several local non-profit agencies and area churches. Levels of service are
dependent entirely upon funding on a year-to-year basis. Some of these
services include the following:
People of Progress (POP) is a non-profit agency whose purpose is to provide
services and advocacy to very-low income and homeless individuals and
families. the agency has emergency services such as food programs, clothing
and transportation for people in need. Additionally, the agency is involved in life
skills classes targeting those households who are most at risk at becoming
homeless in the near future.
The Shasta County Department of Mental Health provides a wide range of
services to people with serious mental illness. As an answer to the severe
homeless problem among mentally ill individuals, Shasta County Mental Health
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has created a Homeless Program. This program serves chronically mentally ill
adults who are homeless, or at risk of becoming homeless. The goal of the
program is to integrate mentally disabled persons who are homeless into the
community with access to all resources available to residents of the
community. The program employs a clinical social worker who provides
screening, as well as diagnostic and counseling services for the program.
Assistance is given in securing and maintaining housing, food, and clothing.
F. INVENTORY OFSUPPORT/VEHOUS/NGFORNON-HOMELESSPERSONS WITH
SPEC/AL NEEDS
The Redding Housing Authority currently operates several programs available
to non-homeless persons which combine housing subsidies with supportive
services. The Family Self-Sufficiency Program addresses the barriers to self-
sufficiency faced by very-low income families. This program provides five-year
Section 8 rental subsidies to 75 families while they are enrolled in the program.
Each family is individually assessed and identified barriers are evaluated. Each
family enters into a contract with the RHA specifying the steps and goals each
participant will be required to meet in order to continue in the program.
Emphasis is placed upon overcoming barriers and becoming self-sufficient
through gainful employment. Coordination with local providers of varied social
services and referral to these agencies' programs is essential for the overall
success of the program.
A second program operated by the RHA also focuses on very-low income
families. The Family Unification Program combines Section 8 housing
assistance with a variety of supportive services designed to strengthen the
healthy functioning of at-risk families. Families participating on this program
have generally been referred to the Housing Authority through various service
providers and governmental agencies, such as Shasta County Child Protective
Services, that work with dysfunctional and at risk family groups. Again, each
family is individually assessed and identified barriers or causes of family
dysfunction are evaluated.
The RHA also operates the HOPE for Elderly Independence Program which
focuses on the supportive service needs of the frail elderly while providing
Section 8 rental subsidies. This program provides Section 8 rental subsidies to
76 households enrolled in the program. An in-depth assessment is made of
each participant's needs, particularly where lack of services might mean
premature institutionalization. Again, coordination and cooperation between all
providers of services to the elderly population is essential to the success of this
program.
Another type of supportive housing which assists the elderly and is available
in the community is Project Match. Administered by Golden Umbrella, a local
agency which provides services to the elderly, the program matches shelter
18
• •
seekers with shelter providers. Many elderly clients who have shelter to share
are seeking assistance with daily living tasks such as shopping, cleaning, and
personal care, as well as assistance with housing expenses. Through the
program, these individuals are matched with someone seeking a secure living
arrangement and able to provide for the senior's needs. All matches are by
mutual agreement between the parties. Seniors benefit by being able to remain
independent for a longer period of time. Golden Umbrella provides ongoing
assistance if needed to address other service needs of the senior client through
case management and information and referral to other community services.
The agency reports that for the past twelve-month period 50 matches were
made, 40 percent involving senior clients.
Additionally, Pilgrim House, a 50-unit rental complex constructed utilizing HUD
202 funding provides affordable housing and supportive services to
approximately 50 elderly/disabled residents. The supportive services include
recreational therapy, congregate meals, and other enrichment and therapeutic
programs.
Supportive housing facilities within the community for the disabled population
are limited and consist of the following activities. The Redding Housing
Authority (RHA) currently operates the State After Care Program which
provides direct rental subsidies in conjunction with supportive services. The
program offers assistance to individuals with mental, developmental, or
physical disabilities who are either returning to the community after treatment
for the disability or have been determined suitable for a more independent level
of housing. Housing subsidies and case management services are provided
through the RHA and appropriate supportive services are provided through local
service agencies. Currently, the program is able to assist 19 individuals
through this program.
Other supportive living facilities for the disabled within the community consist
of a variety of living arrangements administered by local non-profit agencies.
Stillwater Learning Center, a local agency which provides services to individuals
with mental illnesses, operates a supported housing program which is able to
house up to 25 mentally disabled individuals at approximately 15 locations
throughout the community. The agency contracts direct with local landlords
and then subleases the units to its clientele. Along with shelter, the agency
provides supervision, ongoing counseling, and training services for the
residents.
Shasta County Mental Health indicates that they have 19 board and care beds
and 36 room and board beds currently within the community for their clients
in need of transitional housing. typically, these spots are utilized by clients
being discharged from locked facilities.
19
According to Far Northern Regional Center (FNRC), a local provider of services
to the developmentally disabled population in the North State region, very few
supportive housing opportunities for this population currently exist within the
community. In 1994, FNRC established a program called Supportive Living
Services. The cluster of services incorporated within this program allows
persons with disabilities to live in a dwelling of their own with supportive
services to assist them in maintaining their independence. These services
include live-in attendant staff and training/habilitation services for activities of
daily living. Since the inception of these services, approximately 20 individuals
have rented apartments in their own names, having moved from congregate or
institutional living situations to their own homes or apartments. Two local
facilities for this population which together can house up to twelve individuals
provide affordable housing in conjunction with appropriate supportive services
to those developmentally disabled individuals able to live more independently
in the community. FNRC in partnership with Northern Valley Catholic Social
Service was able to secure federal HUD 811 funding in 1994 to construct a 16-
unit independent living complex for adults with developmental disabilities. It
is anticipated that this facility will be completed and ready for occupancy in the
summer of 1995.
According to the local Shasta Trinity AIDS Consortium (STAC) and Northern
Valley Catholic Social Service (NVCSS), two agencies which provide a variety
of services to those individuals with HIV or AIDS and their families, there are
no supportive housing programs in the community at this time for this
population.
20
SECT/ON 1NEEDS ASSESSMENT
The following narrative discusses the current housing and supportive service needs
of various populations within the community, as well as a five year projection of those
needs. Current HUD regulations require that the needs of households be discussed
separately according to income level, tenure, by family size, homeless status, and
other population subgroups with "special" needs, such as the elderly or
disabled/handicapped.
A. HOUSING NEEDS OF EXTREMELY-LOW INCOME POPULATION (0 TO 30%)
The 1990 Census indicates that approximately 8.3 percent of Redding's
population (2,560 households in 1994) are in the extremely low income
category. While Redding's population will likely continue to grow, it is not
anticipated that the proportion of extremely low income households will
increase significantly over the next five years. Based upon historical growth
figures, the population of Redding will likely increase by approximately 4.65
percent annually. In five years, there will be approximately 3,213 extremely
low income households residing in Redding. This category includes all
households whose gross income is at or below 30% of the area's median. For
a single individual, using 1994 income figures, this would indicate a maximum
monthly income of approximately $597.00. Many elderly or disabled recipients
of Social Security benefit payments are at or below this level. Households at
this income level are at great risk for homelessness due to the costs associated
with securing and maintaining permanent housing. Many are also burdened
with disabilities or the frailties of age which put them at even greater risk.
According to the 1990 Census, 14.7 percent of all minority-headed households
are considered extremely low income (453 households in 1994). Of extremely
low income households in general, 74.1 percent (1 ,897 households in 1994)
are renters and 25.9 percent (663 households in 1994) are homeowners.
Among the minority-headed extremely low income households, 89.6 percent
are renters and 10.4 percent are homeowners.
The Redding Housing Authority reports that over 2,834 families are currently
on its waiting list for subsidized housing. These families have income levels
which do not exceed the very-low income thresholds and it is likely that a
substantial portion is within the extremely low income category. The income
threshold for eligibility for this program is the very-low income level. Statistics
are not collected at this time regarding the number of families who are in the
extremely low income range. HUD requires that subsidies be awarded based
upon a priority system in addition to being income eligible for assistance. The
criteria used to determine the current top priority for assistance are: homeless;
paying in excess of 50% of the family's income towards rent and utilities; living
in a substandard unit; victims of domestic violence; or forced to move due to
21
s � -
natural disaster or government action. In addition, priority within this group is
given to City of Redding residents and veterans. The Redding Housing
Authority estimates that the average wait on the list for a family that meets top
priority criteria and is a City of Redding resident is typically two to four years.
For families that do not meet top priority criteria the wait can be as long as
three to five years. Based upon data contained in the 1990 Census, it is
estimated that approximately 1 ,897 renter households currently have extremely
low incomes and are potentially eligible for subsidized housing assistance.
These figures indicate a wide gap between the assistance available (currently
1 ,194 rental subsidies are available through the Redding Housing Authority) and
the number of extremely low income households likely to need assistance.
Of the extremely low income renters responding to the 1990 Census, over 89.3
percent reported that they were paying over 30 percent of their income for
housing, with 80.9 percent reporting paying over 50 percent of their income
to sustain shelter. There is an on-going substantial need for rental assistance
programs among the extremely low income population.
The incidence of overcrowding is substantially greater for renters as income
level decreases and family size increases. Among all overcrowded renter
households, 9 percent of households with incomes between 51 percent and 80
percent of median income are overcrowded, 9.4 percent of households with
incomes between 31 and 50 percent of median income, and 11 .2 percent of
households with incomes under 30 percent of median income. For large renter
households (those households with five or more members) 40 percent are
overcrowded. Large renter households with incomes under 50 percent of
median show severe overcrowding. Approximately 63.3 percent of large renter
households with incomes between 31 and 50 percent of median are
overcrowded, and for those large families with incomes below 30 percent of
median, 72.8 percent are living in overcrowded conditions.
At this income level, large families face the almost impossible task of locating
an appropriately sized unit which is also affordable. The average priced three-
bedroom single-family home is not affordable to the majority of households.
Based upon the scarcity of larger (3+ bedrooms) rental units within the City of
Redding, it is likely that some larger families are forced to accept smaller units
than what would be the ideal for the family size. According to the Southeast
Asian Christian Ministry, a nonprofit organization which provides a variety of
services, including housing assistance, to the area's Asian community, many
of their clients live in severely overcrowded conditions due to a lack of
affordable larger rental units in the City. The Redding Housing Authority
reports that a majority of the families on the 4+ bedroom waiting list for
subsidies end up renting smaller units due to scarcity of appropriately sized
units. There is an on-going substantial need for increased numbers of available
and affordable 3+ bedroom rental units among the extremely low income
population.
22
- i
Minority status does not appear to be a significant factor as it relates to both
income or housing-related problems within the extremely low income renter
population. According to the 1990 Census, approximately 13.5 percent of the
general renter population in Redding are extremely low income. Among renter
households headed by a minority, 20 percent are extremely low income. In
general, according to the 1990 Census, minority-headed extremely-low income
renter households reported a lower incidence of housing-related problems than
the overall population of extremely low income renters (87.6% vs 90.2%).
Information is not available for this income group regarding the number of
households which occupy rental units which were constructed prior to 1980.
It is likely that the percentage occupying this age structure is at least as high
as very-low income households which is reported in the 1990 Census to be 74
percent. In addition to containing possible lead-based paint hazards, this age
unit is the most likely to require rehabilitation. There is an on-going substantial
need for continued education and eradication efforts addressed towards
alleviating the lead-based paint hazards present among older rental units
occupied by extremely low income households. There is also an on-going
substantial need for continued rehabilitation assistance which targets rental
units occupied by extremely low income households.
The 1990 Census reports that approximately 25.9 percent (663 households in
1994) of the extremely low income population are homeowners. Of these,
81 .2 percent are paying in excess of 30 percent of their income towards
housing costs, with almost 61 percent paying in excess of 50 percent of their
income to sustain housing. Many of these extremely low income homeowners
occupy units which were constructed prior to 1980. In addition to containing
possible lead-based paint hazards, this age unit is the most likely to require
rehabilitation. Extremely low income homeowners are likely to delay routine
maintenance and upkeep on their homes which can lead to unsafe living condi-
tions. There is an ongoing substantial need for continued rehabilitation assis-
tance targeting extremely low income homeowners. Overcrowding does not
appear to be a significant problem among extremely low income homeowners
with less than 2 percent reporting overcrowded situations in 1990. It is likely
that over the next five-year period, the identified housing needs of this income
group will remain constant.
B. HOUSING NEEDS OF VERY-LOW INCOME POPULATION (31 TO 50%)
The 1990 Census indicates that approximately 14 percent of Redding's
population (4,318 households in 1994) are in the very-low income category.
While Redding's population will likely continue to grow, it is not anticipated that
the proportion of very-low income households will increase significantly over
the next five years. Based upon historical growth figures, the population of
Redding will likely increase by approximately 4.65 percent annually. In five
years, there will be approximately 5,420 very-low income households residing
in Redding.
23
According to the 1990 Census, 16 percent of all minority-headed households
are considered very-low income (493 households in 1994). Of very-low income
households in general, 65 percent (2,807 households in 1994) are renters and
35 percent (1,511 households in 1994) are homeowners. Among the minority-
headed very-low income households, 98.6 percent are renters and less than 2
percent are homeowners.
The Redding Housing Authority reports that over 2,834 families are currently
on its waiting list for subsidized housing. These families have income levels
which do not exceed the very-low income thresholds, however, it is likely that
a substantial portion falls within the extremely low income category. Based
upon data contained in the 1990 census, it is estimated that approximately
2,807 renter households currently have incomes which do not exceed the very-
low income level and are potentially eligible for subsidized housing assistance.
These figures indicate a wide gap between the limited assistance available and
the number of households likely to need assistance.
Of the very-low income renters responding to the 1990 Census, over 84.7
percent reported that they were paying over 30 percent of their income for
housing, with 43.9 percent reporting paying over 50 percent of their income
to sustain shelter. There is an on-going substantial need for additional rental
assistance programs targeted to the very-low income population.
The incidence of overcrowding is substantially greater for renters as income
level decreases and family size increases. Among all overcrowded renter
households, 9 percent of households with incomes between 51 percent and 80
percent of median income are overcrowded, 9.4 percent of households with
incomes between 31 and 50 percent of median income, and 11 .2 percent of
households with incomes under 30 percent of median income. For large renter
households (those households with five or more members) 40 percent are
overcrowded. Large renter households with incomes under 50 percent of
median show severe overcrowding. Approximately 63.3 percent of large renter
households with incomes between 31 and 50 percent of median are
overcrowded.
Large families face the almost impossible task of locating an appropriately sized
unit which is also affordable. The average priced three-bedroom single-family
home is not affordable to the majority of households. Based upon the scarcity
of larger (3+ bedrooms) rental units within the City of Redding, it is likely that
some larger families are forced to accept smaller units than what would be the
ideal for the family size. According to the Southeast Asian Christian Ministry,
a nonprofit organization which provides a variety of services, including housing
assistance, to the area's Asian community, many of their clients live in severely
overcrowded conditions due to a lack of affordable larger rental units in the
City. The Redding Housing Authority reports that a majority of the families on
the 4+ bedroom waiting list for subsidies end up renting smaller units due to
24
scarcity of appropriately sized units. There is an on-going substantial need for
increased numbers of available and affordable 3+ bedroom rental units among
the very-low income population.
Minority status does not appear to be a significant factor as it relates to both
income or housing-related problems within the very-low income renter
population. According to the 1990 Census, approximately 19.8 percent of the
general renter population in Redding are very-low income. Among renter
households headed by a minority, 24 percent are very-low income. In general,
according to the 1990 Census, minority-headed very-low income renter
households did not report a significantly higher incidence of housing-related
problems than the overall population of very-low income renters (88.3% vs
85.6%).
As reported in the 1990 Census, over 74 percent (2,077 households in 1994)
of the very-low income renter households occupy rental units which were
constructed prior to 1980. In addition to containing possible lead-based paint
hazards, this age unit is the most likely to require rehabilitation. There is an on-
going substantial need for continued education and eradication efforts
addressed towards alleviating the lead-based paint hazards present among older
rental units occupied by very-low income households. There is also an on-
going substantial need for continued rehabilitation assistance which targets
rental units occupied by very-low income households.
The 1990 Census reports that approximately 35 percent (1,511 households in
1994) of the very-low income population are homeowners. Of these, 56
percent are paying in excess of 30 percent of their income towards housing
costs, with 26.6 percent paying in excess of 50 percent of their income to
sustain housing. As reported in the 1990 Census, a substantial majority (78.8
percent) of very-low income homeowners occupy units which were constructed
prior to 1980. In addition to containing possible lead-based paint hazards, this
age unit is the most likely to require rehabilitation. Very-low income
homeowners are likely to delay routine maintenance and upkeep on their homes
which can lead to unsafe living conditions. There is an ongoing substantial
need for continued rehabilitation assistance targeting very-low income
homeowners. Overcrowding does not appear to be a significant problem
among very-low income homeowners with less than 2 percent reporting
overcrowded situations in 1990. It is likely that over the next five year period,
the identified housing needs of this income group will remain constant.
C. HOUSING NEEDS OF OTHER LOW-INCOME POPULATION (51 TO 80%)
The 1990 Census indicated that 17.8 percent (5,490 households in 1994) of
Redding's population were in the low-income category. While Redding's
population will likely continue to grow, it is not anticipated that the proportion
of low-income households will increase significantly over the next five years.
25
Based upon historical growth figures, the population of Redding will likely
increase by approximately 4.65 percent annually. In five years, there will be
approximately 6,891 low-income households residing in Redding.
Broken down by minority/ethnic status: 17.4 percent of the White and
Hispanic populations; 22.1 percent of the Black population; 24.7 percent of the
Native American population; and 33.4 percent of the Asian population are
considered low-income. Of the low-income households in general, 60.4
percent (3,316 households in 1994) are renters and 39.6 percent (2,174
households in 1994) are homeowners.
Low income renter households generally do not qualify for direct rental subsidy
programs. Of the low income renters responding to the 1990 Census, 56.5
percent reported that they were paying over 30 percent of their income for
housing (compared to approximately 47 percent of all renter households) with
less than 6 percent reporting paying over 50 percent of their income to sustain
shelter. There is a need for continuation of program assistance which serves to
increase the affordability of rental units for these lower-income households.
The incidence of overcrowding is substantially greater for low-income renters
as family size increases. Among low-income renter households, 9 percent of
households reported overcrowded conditions on the 1990 Census. For large
low-income renter households (those households with five or more members)
36.4 percent are overcrowded. Large families at this income level face the very
difficult task of locating an appropriately sized unit which is also affordable.
There is a need for increased development of new rental units with 3+
bedrooms affordable to lower-income households.
Minority status does not appear to be a significant factor within the low-income
renter population. According to the 1990 Census, about 10 percent of the
general population in Redding are members of minorities. Among the low-
income renter population, 11 .7 percent of the households are headed by
minorities. In general, according to the 1990 Census, minority-headed low-
income households reported a slightly higher incidence of housing related
problems than did the overall population of low-income renters (73% vs 63%).
As reported in the 1990 Census, 41 .8 percent (1 ,386 households in 1994) of
the low-income renter households occupy rental units which were constructed
prior to 1980. In addition to containing possible lead-based paint hazards, this
age unit is the most likely to require rehabilitation. There is an ongoing
substantial need for continued education and eradication efforts addressed
towards alleviating the lead-based paint hazards present among older rental
units occupied by low-income households. There is also an on-going and
substantial need for continued rehabilitation assistance targeting units occupied
by low-income households.
26
The 1990 Census reports that approximately 39.6 percent (2,174 households
in 1994) of the low-income population are homeowners. Of these, 38 percent
are paying in excess of 30 percent of their income towards housing costs, with
only 9 percent paying in excess of 50 percent of their income to sustain
housing.
As reported in the 1990 Census, 28.3 percent of low-income homeowners
occupy units which were constructed prior to 1980. In addition to containing
possible lead-based paint hazards, this age unit is the most likely to require
rehabilitation. Due to less discretionary income, low-income homeowners are
likely to delay routine maintenance and upkeep on their homes, which can lead
to unsafe living conditions. There is an ongoing and substantial need for
continued rehabilitation assistance targeting low-income homeowners.
Overcrowding does not appear to be a significant problem among low-income
homeowners with less than 1 percent reporting overcrowded situations in
1990.
Homeownership opportunities for households with incomes below 80 percent
of median are very limited. While a few low-income families can support a
mortgage payment on a home priced below the current median of $113,000,
all households at this income level have a difficult if not impossible task to save
the funds needed for the standard downpayment and closing costs. There is
an ongoing and substantial need for assistance to low-income homebuyers.
It is likely that over the next five year period, the identified housing needs of
this income group will remain constant.
D. HOUSING NEEDS Of MODERA TE-INCOME POPULA TION (81 TO 95%)
The 1990 Census data provided by HUD is more limited in regard to moderate-
income families. Specifically, information is unavailable pertaining to both large
or elderly households at this income level. Also, the incidence of overcrowding
is unsubstantiated as is the age of housing in which these households reside.
The 1990 Census indicated that 8 percent (2,467 households in 1994) of
Redding's population were in the moderate-income category. For the purposes
of this discussion, moderate income will mean income which is between 81-95
percent of median. While Redding's population will likely continue to grow, it
is not anticipated that the proportion of moderate-income households will
increase significantly over the next five years. Based upon historical growth
figures, the population of Redding will likely increase by approximately 4.65
percent annually. In five years, there will be approximately 3,098 moderate-
income households residing in Redding.
27
Broken down by minority/ethnic status: 11 percent of Asians, 10.1 percent of
Hispanics, 8 percent of Whites, 4.5 percent of Native Americans, and 3.5
percent of Blacks are considered moderate income. Of the moderate income
households in general, 51 .8 percent (1 ,278 households in 1994) are renters
and 48.1 percent (1 ,187 households in 1994) are homeowners. This tenure
mix is not significantly different from that found in the general public.
Of the moderate-income renters responding to the 1990 Census, 33 percent
reported that they were paying over 30 percent of their income for housing
(compared to approximately 47 percent of all renter households) with only 2.2
percent reporting paying over 50 percent of their income to sustain shelter.
According to the 1990 Census, 41 .3 percent (528 households in 1994) of
moderate-income renter households reported housing-related problems.
The 1990 Census reports that approximately 48.1 percent (1 ,187 households
in 1994) of the moderate-income population are homeowners. Of these, 26.1
percent are paying in excess of 30 percent of their income towards housing
costs, with only 4.3 percent paying in excess of 50 percent of their income to
sustain housing. With a more monthly income going towards sustaining a
mortgage payment, this homeowners at this income level have a difficult time
keeping up with longterm maintenance on their homes. Many of these
properties exhibit evidence of deferred maintenance, which can lead to
declining property values. There is evidence of a need for rehabilitation
assistance to households at this income level.
Homeownership opportunities for households with incomes between 81 - 95
percent of median are available but limited. While many moderate-income
families could support a mortgage payment on a home priced below the current
median of $113,000, most households at this income level have a difficult time
saving the funds needed for a standard downpayment and closing costs. There
is an ongoing need for continued homeownership assistance to moderate-
income homebuyers.
It is likely that over the next five year period, the identified housing needs of
this income group will remain constant.
E. HOUSING NEEDS OF THE ELDERLY POPULATION
According to the 1990 Census, 23.5 percent of Redding's households are
headed by persons 65 years of age and older. Updated by 1994 household
estimates, this means in Redding over 7,248 households are headed by a
person 65 + years of age. Approximately 71 .6% are homeowners (5,190
households in 1994) and 28.3% are renters (2,051 households in 1994). By
1998, approximately 8,693 households will be headed by an elderly person. In
1990, 61 .2 percent of the elderly households had incomes at or below 80
percent of the area median, of these, 34 percent were either extremely low or
very-low income.
28
Of all very-low income renters, approximately 26.4 percent are elderly. Of all
extremely low income renters, approximately 14 percent are elderly. Within
these two groups, 77.6 percent report overpaying for housing. Of all low-
income renter households, 17.4 percent are elderly. Of these, 67.1 percent
report overpaying for housing with an equally high number reporting some
housing problems. Approximately 65.6 percent of all very low-income home-
owners are elderly and of these, 58.7 percent report overpaying. Due to the
disproportionate number of lower-income households within the elderly popula-
tion, affordability of housing tops the list of critical housing needs for this
group.
Another housing crisis which faces many elderly households is the deterioration
of their existing shelter. Homes purchased when incomes were in a higher
bracket are now unable to be maintained with a smaller retirement income.
Many single elderly householders find themselves facing the loss of their home
due to a financial inability to maintain it. Approx- imately 82.4 percent of
extremely low income elderly homeowners and approximately 51 .5 percent of
very low-income elderly homeowners report experiencing some housing
problems.
Elderly households also have a special need for housing accessible to public
transportation, community medical facilities, retail centers, and possibly with
greater than normal security. This group on the whole is less mobile than-the
general population and accessibility 'of the above listed facilities and services
is crucial to their ability to reside in any particular location. It is likely that over
the next five year period, the identified housing needs of this population group
will remain constant.
F. HOUSING NEEDS OF THE HAND/CAPPED/DISABLED POPULATION
The special housing needs of the handicapped/disabled population of the area
are concentrated in two areas: (1 ) availability of affordable units; and (2)
accessibility within the housing unit based on individual disabilities. Far
Northern Regional Center (FNRC), a non-profit agency in the Redding area that
works exclusively with the disabled population, has stated that these are the
two most pervasive housing problems that its clients face. FNRC anticipates
that the number of individuals with developmental disabilities who desire to live
independently within the community and would be able to accomplish that goal
with supportive services, will continue to grow. An increasing number of
accessible, affordable apartments in a variety of sizes (SRO, 1 and 2 bedroom
units), rental homes, first-time homebuyer opportunities, Section 8 subsidies,
and Aftercare subsidies are needed to address the needs of this population.
There is also a need for funds for retrofitting units for handicapped accessibility
for both renters and homeowners. For rental units, it is likely that the terms for
accessing this funding needs to be attractive enough to act as an incentive to
landlords to participate. This can be accomplished through utilizing grants
rather than loans, or by requiring only a small match portion of the retrofitting
costs from the landlord.
29
According to FNRC, it has been directed by the California State Department of
Development Services to produce a net reduction of 74 consumers from the
State Development Centers between the years 1993-1998. Those individuals
will be living within the nine-county catchment area served by FNRC, primarily
concentrated in the Redding and Chico areas, necessitating the need for
additional affordable and accessible housing for persons with developmental
disabilities. FNRC reports 1,1 16 active adult clients residing in Shasta County
as of January 1995. FNRC estimates that 61 percent (680 persons) could
successfully transition to independent living situations with appropriate
supportive services such as mentioned previously in Section I - F.
Figures published by the Association for Retarded Citizens continue to estimate
between 1-3 percent of the general population has a developmental disability.
Assuming that the preva- lence of persons with developmental disabilities is the
same in Redding as in the general population, Redding has between 768 and
2,304 individuals with developmental disabilities based on the 1994 general
population estimate of 76,800 for the City of Redding.
It has been difficult to find accurate data which represent the total handicapped
population in Redding with special housing needs. Most agencies which serve
this population specialize in a particular type of disability or age group and
simply do not have the capacity to collect overall population data. Information
reported in the Census is limited. In 1990, 17.9 percent of the general non-
institutionalized population 16 years of age or older reported either a work
disability, a mobility, or self-care limitation. No information is provided which
indicates how many of this population are homeowners, renters, or at which
income level.
All handicapped/disabled individuals do not have special housing needs.
However, it is gener- ally accepted that many individuals with a disabling
physical handicap require some degree of modification to their housing unit
based upon the limitations of their individual handicap. Many individuals with
mental or developmental handicaps, such as the mentally retarded or persons
with behavior related problems, would benefit by availability of supportive
housing. For example, many of this population find that group living quarters,
or clustered housing, is a desirable arrangement. These types of housing styles
provide a greater level of indepen- dence than do institutional facilities, but still
maintain a certain degree of supervisional caretaking.
In 1984, Title 24 of the State Uniform Building Code mandated that all multi-
family residential construction projects containing in excess of 5 units under
construction after September 15, 1985, would conform to specific disabled
adaptability/accessibility regulations. In 1988, the federal government enacted
the U.S. Fair Housing Amendment Act, also with the purpose of increasing the
number of rental units being built which would be accessible to handicapped
individuals. Following lengthy debate, the State in July of 1993 issued the
California Multifamily Access Requirements based upon the Act. Unfortunately,
the actual increase in the number of handicapped-accessible units available on
30
! i
the current rental market has been small. According to City Building Division
officials less than 2 percent of the multifamily units being constructed are, in
fact, handicapped accessible. In today's rental market, little if any actual
incentives exist to encourage a landlord to cover the extra expense of creating
"accessible" units.
The housing needs of several other categories of disabled persons including
those infected with HIV/AIDS; developmentally disabled persons, including the
mentally retarded; and the mentally ill are typically not addressed by Title 24
regulations. The needs of persons with these types of disabilities tend to be for
a variety of supportive housing arrangements. Some of this population have
a need for housing which provides on-site supportive services, such as
clustered group housing or other group living quarters; others are capable of
living independently if affordable units are available. Group home living quarters
for a variety of specific disabled clientele groups have traditionally been found
intermixed within residential neighborhoods. Larger single-family homes are
purchased or leased by the supporting agency and house a small group of
handicapped clients along with support personnel. The availability of these
larger, four- to five-bedroom homes, is diminishing, as well as becoming cost
prohibitive to purchase and/or lease. By local zoning ordinance, residents are
limited to 6 or fewer in number per facility, if located within standard single-
family zoned neighborhoods. A fact that compounds the housing problems of
the disabled population is that many fall into several of the special needs
categories. Many of Redding's disabled are also elderly and/or single
individuals. Many of these households require units with a second bedroom for
live-in attendant care. The larger units are correspondingly more expensive to
rent, making housing costs excessively expensive for fixed-income households.
Standard move-in costs for rental units in this area include first and last
month's rent and a substantial security deposit. These amounts are prohibitive
to a lower-income household, even if an affordable unit is located.
Shasta County Mental Health reports that it sees approximately 1200 new
adult clients per year with 2,500 to 3,000 adult clients receiving ongoing
services. It is estimated that 30 percent need alternative housing for a number
of reasons, i.e. at risk for becoming homeless because of loss of income,
current rent is too high, and/or behavior is causing eviction. A recent survey
of this Agency's clients revealed that over 60% were paying in excess of 50%
of their monthly income to sustain housing. Most of those who need housing
would require affordable units or subsidized rental units for singles. Further,
current transitional housing facilities (approximately 55 beds) are not sufficient
to cover those clients transitioning from a higher level of care to a lower level
of care. According to County Mental Health, as the reality of State hospital
closings unfolds, there will be an ongoing need for a minimum of 2 supportive
housing facilities for six or less clients each with room for live-in staff members.
Shasta County Mental Health reports an additional need for a supportive
housing facility with up to a 20 bed capacity for difficult to place older adults
(60+ years old). It is estimated that 80 individuals per year would need this
type of facility.
31
The needs of individuals infected with HIV/AIDS and their families are generally
not much different from other lower-income households until the final stages
of the disease reached. Northern Valley Catholic Social Service HIV Care
Program has indicated a great need for supportive housing for individuals in the
final stages of AIDS and for those suffering from AIDS-related dementia. It is
NVCSS's experience that these individuals are not being served by the area's
nursing homes due to the infectious nature of their primary disease.
It is unlikely that the housing needs of the handicapped population will
substantially change over the next five years.
G. NEEDS OF SHEL TERED AND UNSHEL TERED HOMELESS POPULA TION
The following discussion attempts to identify those of the population who are
currently in need of emergency shelter and project an estimate of the number
of persons and families who are considered to be in the "at risk" category.
This last group would be individuals and families whose current housing situa-
tion is so fragile that the likelihood of their requiring emergency shelter in the
immediate future is high.
This discussion relies upon information provided by the primary providers of
current services to Redding's homeless and at-risk populations. Among these
service providers are the City and County Housing Authorities, County Social
Services Department, County Mental Health Department, County Youth
Services, Social Security Administration, People of Progress, Northern Valley
Catholic Social Services, Good News Rescue Mission/House of Hope, Shasta
County Women's Refuge, Shasta Housing Development Corporation, Shasta
Trinity AIDS Consortium, and the Salvation Army.
Nature and Extent of Homelessness
The 1990 Census is the first national effort taken to enumerate the homeless
population. Based upon figures from the 1990 Census, the homeless
population count in Redding as of April 1990 was 614 (.9 percent of the
general population). Of these, 282 (46 percent) were unsheltered and 332 (54
percent) were counted in shelters. Of the unsheltered, 14 percent were
estimated to be under the age of eighteen (see Table 1 ). Of the sheltered
homeless population, almost 34 percent were under the age of eighteen. The
Census data also indicates that in Redding, the majority of homeless, both
sheltered and unsheltered, are white (86.5 percent). According to the State
1991 CHAS, crude estimates of statewide homelessness on any given day
range from one-half to one percent of the general population. Over the next
five years, if the overall homeless population increases in proportion to the
estimated growth of the general population, by 1999 there may be as many,as
994 homeless individuals in the community.
32
TABLE 1 •
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Run Time: 16:28:39
CPD Consolidated Plan System
Homeless Populations and Subpopulations
Total # ---------TOTAL NUMBER SERVED BY----------
Total # Homeless Reception/Day Emergency Transitional
Homeless Unsheltered Centers Shelters Housing
Part 1: Homeless Population (a + c + d) (a) (b) (c) (d)
----------- ----------- ------------- --------- ------------
Families with Children
1. Number of Homeless Families 0 0 0 0 0
2. Number of Persons in Homeless Families 0 0 0 0 0 i
Individuals not in Families
3. Youth (17 years of age or younger) 152 39 0 113 0
4. Adults (18+ years of age) 462 243 0 219 0
TOTAL (lines 2 + 3 + 4) 614 282 0 332 0
Part 2: Subpopulations Part 2: Continued
% of % of
Homeless Persons with Service Needs Related to: Total Number 6. Other (Specify) Total
1. Severe Mental Illness (SMI) Only 0.0 0
2. Alcohol/Other Drug Abuse Only 0.0 0
3. SMI and Alcohol/Other Drug Abuse 0.0 0
4. Domestic Violence 0.0 0
5. AIDS/Related Diseases 0.0 0
NOTE: Data on this table is reflective of Homeless statistics from the 1990 Census.
It is difficult to accurately document the extent of the homeless condition in the
area. Service providers generally are working with specialized segments of the
total homeless/at-risk population. Overlap among.clients occurs frequently, as
many of this population have multiple unmet needs. Homelessness, by its very
definition, implies an absence of basic necessities. Lack of shelter typically
goes hand in hand with lack of adequate food, clothing, transportation, and
steady income. In addition to the portion of the whole which might be double
or triple counted, there also remains a portion of the whole which is more likely
not to be counted at all. Those individuals who choose to separate themselves
from organized society's efforts to help them remain uncounted.
No community-wide data is available to accurately tally the various
subcategories of homeless persons. Single men, at one time considered to be
the primary component of the homeless population, today comprise only one
element of the homeless population. Several local service providers feel that
homeless families make up between 75-90 percent of the homeless population
in the area: It is possible that the relative scarcity of programs offering
supportive services to single-homeless,persons may influence these statistics
as data is generally kept for those served only. Statistics for the Armory
seasonal shelter operated by Shasta Homeless Coalition which serves singles,
as well as family groups, show a predominance of single males (76% of all
participants) over any other group.
Most providers of services to the local homeless population agree that there is
a need for a year-round emergency shelter which can house 60 - 75 individuals,
including families, and which can provide a day-time facility for the coordination
of social services, a location for the receipt of mail and phone messages
(particularly from job prospects), and an on-site day-care center for the use of
homeless children while parents are seeking employment, accessing social
services, attending training, or arranging for transitional or more permanent
housing. Additional transitional facilities are also needed to house both family
groups and single individuals.
Subpopuiations
Complete local statistics do not exist which count the number of homeless with
mental illnesses, those with alcohol or drug addictions, those diagnosed with
AIDS or related diseases, those fleeing domestic violence, homeless youth, or
any other specific subgroup. Program statistics are available for most of these
groups but these only address the numbers served through various available
programs, not the total population at large. As mentioned previously, overlap
among clients between agencies occurs quite frequently as the vast majority
of homeless have many unmet needs.
While national statistics should be used cautiously when attempting to identify
a local need, for the following categories no comprehensive local statistics 'are
available.
34
National statistics generally indicate that approximately 20 percent of the
homeless adult population have had at least one hospitalization for
mental illness and approximately 20 percent of the currently homeless
show signs and symptoms of mental illness. Approximately the same
percentage show current signs and symptoms of mental illness and
abuse alcohol or other drugs (CHAS: Spring Training, ICF Inc., 1992).
Within the national homeless population, it is estimated that about 35-40
percent of homeless adults have at least one indicator of alcohol/other
drug abuse (CHAS: Spring Training, ICF Inc., 1992).
Nationally, it has been estimated that 50 percent of homeless women
and children are fleeing domestic violence (Telephone interview, Stegall,
1993).
It is estimated that nationally, approximately 15 percent of the adult
homeless population is infected with HIV (CHAS: Spring Training, ICF
Inc., 1992).
Most providers of service to these groups agree that targeted supportive
housing, whether transitional or permanent in nature, is needed in the
community. Increased affordability of the community's permanent housing
stock would also assist in helping these groups stay sheltered once other
symptomatic needs have been brought under control.
H. NEEDS OF PERSONS THREATENED WITH HOMELESSNESS
It is even more difficult to tally the "at risk" portion of the population. These
people represent a potentially huge addition to the overall homeless population.
On the verge of homelessness, many of these "at risk" people are in a constant
state of flux between the two designations. The largest element of the at risk
population is made up of lower-income families, tenuously employed or relying
on public assistance who are currently over paying for housing. A slight over
balancing in any area of their lives can push them into homelessness. As
stated in an earlier section, the 1990 Census reports that over 86.5 percent of
extremely low and very-low income households are paying over,30 percent of
their income for housing, 59 percent reported paying over 50 percent of their
income to sustain shelter. Translated into 1994 household figures, this means
approximately 4,058 households are at risk for homelessness because of
extremely high housing costs. By 1999, this number could increase to over
5,093 households. Excessive housing costs drain the already limited resources
available to these extremely low and very low-income families. Often
maintaining shelter is the result of a desperate financial juggling act practiced
by the household head. Unexpected financial demands, such as car repairs or
medical bills, can lead to disaster.
35
An additional "at risk" population group which transcends income categories
is made up of those households experiencing domestic violence or abusive
relationships within the family group. These households can explode at
anytime, fracturing the family unit and its support structure. Those running
from the abusive situation usually are the female and any dependent children.
As mentioned previously, it has been estimated that 50 percent of homeless
women and children nationally are fleeing domestic violence. The National
Coalition Against Domestic Violence reported in 1991 that 50 percent of all
women will experience abuse at the hands of their spouse and of these, one
third will be battered repeatedly. Nationwide, there is some indication that
isolated rural areas such as Redding and Shasta County experience even higher
incidences of domestic and family violence than do more urban areas. The
Redding Police Department reports that they responded to 1 ,380 calls
pertaining to domestic violence in the past twelve-month period, up about 300
calls from 1993. Shasta County Women's Refuge stated that studies show
only 10 percent of all domestic violence incidents are reported to authorities.
Up to 13,000 domestic violence assaults may have occurred in Redding during
1994. The Shasta County Women's Refuge sheltered over 500 women and
children during the past twelve month period. Current emergency facilities to
house victims of domestic violence are limited. The Shasta County Women's
Refuge is undertaking a limited remodeling of the existing facility which should
add some additional bed space. Providers of service to this population have
also expressed a need for a transitional facility which would provide interim
housing while the abused individuals establish an income source, deal with their
emotional and physical trauma, and gain family stability once again.
Another population group which is at risk for homelessness are children who
have aged out of the foster care system. At age 18, public financial support
through the foster-care system is withdrawn. Many of the victims of this
policy are still in high school. Rapid descent ,into homelessness is a real
possibility. Shasta County Child Protective Services estimates that locally over
100 individuals are aged out of the foster care system each year. Transitional
facilities or supported housing for this group are needed.
Transitional facilities for individuals recovering from alcohol and substance
abuse problems currently do not exist in the community and could provide the
necessary link to prevent homelessness for these individuals. As mentioned
previously, within the homeless population about 35-40 percent have at least
one indicator of alcohol/other drug abuse.
Many disabled persons are also severely at risk for becoming homeless due to
a variety of factors, the foremost of which is the poverty level income many
live on. First and foremost, there is a need for decent and affordable housing.
Many disabled individuals exist solely on the typical SSI monthly income of
$665.00. This particular population has a need for housing which conveniently
located adjacent to necessary medical, retail and social services. Many are
36
unable to transport themselves and must rely on public transportation. The
needs of the disabled population in general as discussed in Section II - F would
apply to that portion of the population which is most at risk for homelessness.
The Shasta County Department of Mental Health has documented that there
are over 3,500 individuals in Shasta County who are currently receiving
treatment or have received treatment for a mental disability in the past year. Of
these, only 6 percent have incomes above the poverty level. Statewide, this
area has one of the highest percentages of very low income mentally ill
population. A spokesperson from the Department of Mental Health stated that
there are at least 2,000 people in the county who are at risk of becoming
homeless by virtue of the fact that they are poor and mentally ill.
Many of the most at risk for homelessness in the disabled population are very
often hard to house. There can be impairment of mental or emotional
functioning to a degree that it interferes with the ability to meet the ordinary
demands it takes to maintain permanent housing. Many landlords are hesitant
to rent to people with a history of mental illness, substance abuse and/or AIDS.
It is important to note that the long term success of any program for the
homeless lies at least in part, with its ability to address the proximate problem
the majority of homeless face of insufficient, stable income to secure
permanent housing. Transitional housing must address a wide range of social,
personal, and economic problems which act as barriers for many homeless
persons. These problems often include lack of job skills, lack of money
management skills, substance abuse, lack of reliable child care, lack of
transportation, and insufficient mental and physical health care.
Long range alleviation of homelessness also relies upon the availability of
affordable housing in the community. Without units available at an affordable
price, many families who have struggled for months to overcome personal and
economic problems will find themselves once again back on the streets.
L POPULATIONS WITH SPECIAL SUPPORTIVEHOUS/NG NEEDS- OTHER THAN
HOMELESS
This section discusses the supportive housing needs of non-homeless
population subgroups such as the elderly and frail elderly, the handicapped,
persons with drug and alcohol abuse problems, and persons diagnosed with
AIDS and other related diseases. Supportive housing according to HUD
generally means housing that has a supportive environment and includes a
planned service component. Supportive services generally means services
provided to residents of supportive housing for the purpose of facilitating the
independence of residents.
37
Elderly and Frail Elderly
Within the elderly population both elderly and "frail" elderly individuals might
benefit from supportive housing however, it is more likely that the "frail" elderly
would be most in need. Many elderly housing needs pertain to issues of
affordability, access, and availability as discussed earlier in Section II - E.
The distinction between elderly and "frail" elderly lies in the functional status
of the individual. Specifically, if the person has one or more Limitations to
Activities of Daily Living (ADL's) or Instrumental Activities to Daily Living
(IADL's), he or she may need assistance to perform routine activities of daily
living, and, therefore, can be classified as "frail" elderly (CHAS: Spring Training,
ICF Int'I, 1992).
A national study undertaken in 1990 by The Urban Institute estimates that
14.4 percent of the total elderly population have ADL limitations. Based upon
Redding's 1994 elderly population which is estimated to be 7,248 households,
approximately 1,044 could have ADL limitations. Of these, approximately 639
households would also be lower income. It is these poor "frail" elderly
households which have the greatest need for publicly supported supportive
living arrangements. By 1999, the total frail elderly population residing in
Redding is likely to increase to over 1 ,300 individuals, with the lower income
frail elderly population exceeding 800.
Persons with Disabilities
Within this population of people are included individuals with severe mental
illnesses; those who are developmentally disabled, including the retarded; and
those individuals who are physically disabled. Each variety of disability can
require a specialized form of supportive living arrangement. It must be
emphasized that not all persons who fall within this population require
supportive living arrangements at all. However, many do. The purpose of this
discussion is to elaborate on the previous narrative regarding disabled persons
and their specific need for supportive housing.
A general national estimate indicates that one (1) percent of the adult
population meets a definition of severe mental illness on the basis of diagnosis,
duration, and disability. Local statistics discussed in Section II - 8 regarding
disabled populations at risk for homelessness indicates a much larger
percentage of 3 percent locally. Of these, it is presumed that the most in need
for supportive housing are those lower income individuals who are leaving
institutionalized settings. Again, national statistics indicate that between 4-22
percent of mental hospital patients were homeless at admission and another 5-
11 percent are in danger of becoming homeless at discharge. Supportive living
arrangements for this population generally would include group living with
ongoing monitoring of treatment both from a counseling standpoint and from
a medication standpoint, as well as independent skills and social skills training.
38
According to figures published by the Association for Retarded Citizens, the
developmentally disabled population is generally estimated to be between 1-3
percent of the general population or between 768 - 2,304 individuals in 1994
(576 - 1 ,728 adults), and between 964 - 2,891 individuals (723 - 2,168 adults)
by 1999. Developmental disabilities include mental retardation, cerebral palsy,
epilepsy, and autism. Far Northern Regional Center, a local agency
which provides services to this population, reported 1 ,116 active clients
residing in Shasta County as of January 1995. The agency estimates that
approximately 61 percent (680 persons) could successfully transition to
independent living with appropriate supportive services.
During the next six-month period, Northern Valley Catholic Social Service, a
local nonprofit multiservice agency, will be constructing a 16 unit affordable
rental project utilizing Federal Section 811 funds. The target population for
occupancy of these units are adults between the ages of 20 - 50 with
developmental disabilities. The project proposal contains a supportive service
plan as required by HUD and provides for independent living skills training,
mobility training, transportation assistance, and specialized
vocational/educational services.
In 1990, 17.9 percent of the general noninstitutionalized population 16 years
of age or older reported either a work disability or a mobility or self-care
limitation. No information is available to indicate severity of the disability or
limitation, how many of this population are homeowners, renters, or at which
income level. Many in this population have no special housing need other than
possibly physical modification of their living unit to accommodate a specific
physical limitation. Many others who might have more severe activity
limitations due to a physical disability live within a supportive household and
receive all necessary care from household members. At this time, it is not
possible to estimate the number of individuals residing in Redding who may
need supportive housing due to a physical disability.
Persons with Alcohol/Drug Addiction
Again, overall local statistics do not exist to illuminate the number in the
current population with alcohol or drug addiction who might require supportive
housing. The Shasta County Office of Substance Abuse Services reports that
for the 13 - 18 year olds currently in school at least 20 percent have abused
drugs or alcohol to some degree. Shasta County Office of Education reports
a 23 percent drop out rate, of which a percentage are related to drug and
alcohol abuse problems. The extent of the problem among the local adult
population is not as well documented, however among providers of service to
this group nationwide it has been estimated that 14-16 percent of adult men
and 6 percent of adult women have moderate to severe drinking problems. The
Shasta County Office of Substance Abuse Services reports that approximately
39
1,800 individuals seek treatment for substance abuse per year, over 18 percent
of those seeking treatment are homeless. According to the National Institute
on Alcohol Abuse and Alcoholism, one-third or more of clients in publicly
funded residential treatment programs are homeless most of the year before
entry into treatment. - It is not possible at this time to estimate the number of
non-homeless individuals residing in Redding who may need supportive housing
due to an alcohol and/or drug addiction.
Persons with AIDS and Related Diseases
Pursuant to HUD guidelines, this population includes anyone actually diagnosed
with AIDS or ARC as well as those individuals known to be HIV-positive.
Northern Valley Catholic Social Service (NVCSS) which operates the HIV CARE
Program in the community in conjunction with the Shasta Trinity AIDS
Consortium, was the primary source of information for this report. The NVCSS
HIV CARE Program provides case management services, community resource
referrals, and limited emergency financial assistance to its clientele. NVCSS
reports a current caseload of 70 individuals residing in Shasta County. It is
commonly believed among providers of service to this population that for every
documented case of HIV/AIDS that there are 2 undocumented cases. This
would indicate a possible County-wide population of 210 individuals with AIDS
or related diseases. It must be stressed that this is a very general estimate
only. The professionals working in this field locally indicate that the most
pressing need among this population is rental assistance. Most individuals are
very-low income and at risk for homelessness due to high housing costs. A
secondary need expressed by service providers is for a supportive housing
facility which would provide care during the end of the AIDS disease cycle.
Over the next five years, national trends indicate that this population group will
increase substantially in size. According to local providers of service to this
population, over the next five years the numbers locally of individuals infected
with HIV/AIDS could increase 20-25 percent.
J. LEAD BASED PANT ABA TEMENT NEEDS
As mentioned in the previous section discussing current housing stock
conditions, the 1993 Housing Division survey of existing dwelling units was
able to identify 1,490 units constructed prior to 1980 which displayed evidence
of peeling paint. This age of unit is the most likely to have lead-based paint
hazards. According to information from the 1990 Census, of the 17,903
housing units in the City of Redding which were built prior to 1980, 34.2
percent are occupied by lower-income households. Looking at just the pre-
1960 units, 36.8 percent are occupied by lower-income households, and of the
pre-1940 units, 53.3 percent are occupied by lower-income families. The
Shasta County Public Health Department's Division of Child Health reported
40
that a State study of potential sources of environmental lead revealed that there
are approximately 1 ,222 children, ages 1 through 5, living in pre-1950's homes
in Shasta County. While the number of children and housing units which
possibly could be affected by lead-based paint appears high, due to the ongoing
efforts of a number of local programs including the City's rehabilitation and
subsidized housing programs, actual cases of lead poisoning due to lead-based
paint appear low. According to the Shasta County Health Department, since
January 1992, eleven (11) cases of lead poisoning in children six and under
have been reported. Of these, only one instance identified a dwelling's lead-
based paint as the hazardous source.
41
42
SECT/OIII /// I STRA TEG/C PLAN '
Pursuant to current HUD regulations, the Strategic Plan will establish general priorities
for assisting extremely low, very low, and other lower-income residents; the
homeless; and non-homeless special needs populations based on analysis of Redding's
needs and market and inventory conditions described in Sections I and II. It will also
describe the basis for assigning the priority given to each category of priority needs;
will identify any obstacles to meeting underserved needs; summarize the priorities and
specific objectives, describing how funds that are reasonably expected to be made
available will be used to address identified needs; and for each specific objective, will
identify proposed accomplishments the City of Redding hopes to achieve over the
next five years. In addition, the Strategy will describe the community's priority non-
housing community development needs eligible for assistance under HUD's
community development programs by Community Development Block Grant eligibility
category. Finally, the Strategy will contain an assessment of existing regulatory
barriers to the development of affordable housing in the community and any efforts
planned to remove or ameliorate negative effects of such public policies; will outline
actions proposed or being taken to evaluate and reduce identified lead-based paint
hazards; will describe the community's goals, programs, and policies for reducing the
number of poverty level families within the community; and will describe the existing
institutional structure, including private industry, nonprofit organizations, and public
institutions, through which the City of Redding will carry out its housing and
community development plan, assessing the strengths and gaps in that delivery
system and describe any activities to enhance coordination between public, private,
and governmental entities.
A. SUMMARY OF STRA TEG/C PLAN
As required by current Federal regulations, the City's Strategic Plan assigns
relative priorities for assistance to extremely low, very-low, and other lower-
income persons, to homeless subpopulations, and to non-homeless special
needs populations for the next five-year period. These priorities were
established based upon many considerations, among them the analysis of the
local housing stock and market conditions, the analysis of the relative housing
needs of the community's extremely low, very low, and other low-income
families, the analysis of relative need for supportive and other services, and the
assessment of the resources likely to be available over the planning period. The
priorities discussed below are identified further on Table 2. The relative priority
assigned the various types of assistance to be given to renters, homeowners,
homeless persons, and other persons with special needs on the table was
determined using the following rationale:
High Priority: Highest identified needin the community, existing programs
are available to address the need or funding resources are
currently available that can be pursued to address this
43
• s
need. Activities to address this need will be funded by the
City during the five-year period.
Medium Priority: Medium identified need, some program funding anticipated
to be available over the planning period. Depending upon
funding availability, activities to address this need may be
funded by the City during the five-year period.
Low Priority: Low identified need, or no identified program funding
anticipated to be available over the planning period. The
City will not fund activities to address this need during the
five-year period.
No Priority: Need, not identified, no programs anticipated to be
available, or the need is already substantially addressed.
One of the community's most crucial housing needs is increased availability of
housing which is affordable to the area's lower-income residents. The City
intends to pursue the provision of affordable housing through a multi-faceted
strategy which includes both moderate and substantial rehabilitation of the
existing housing stock, provision of direct rental subsidies for extremely low
and very-low income households, and facilitating the construction of new
housing units affordable to lower-income households.
All of the special needs groups discussed in the Sections I and II face unique
serious and complicated barriers to securing permanent affordable housing in
addition to the barriers they share with all lower-income households. The
homeless, the elderly, the disabled, all have special needs which must be
addressed to some degree by a comprehensive housing strategy. To that end,
the City has prioritized its rental subsidy waiting list allowing the most severely
rent-burdened and the homeless to be among the first assisted. Funding for
supportive housing programs such as Family Self-Sufficiency, HOPE for Elderly
Independence, Family Unification, and the Homeless Demonstration Program,
will continue to be sought by the City as it becomes available. During the
planning period, as in the past, the City intends to support both emergency and
transitional shelters for the homeless population. The ultimate ability of
homeless families transitioning into the mainstream to sustain their foothold on
normalcy, will be enhanced by efforts made by the City to improve the
availability of affordable housing in the community at large. The City will con-
tinue to operate an Aftercare Program for those handicapped households main-
streaming into the community. Many providers of supportive services to this
population indicate a need to integrate adaptive housing opportunities more
fully into the community and the City will continue to support this through it's
compliance with Title 24 of the State Uniform Building Code and the California
Multifamily Access Requirements.
44
03/17/95 U.S. Depar•nt of Housing and Urban Development 16:28:49
CPD Consolidated Plan System
Listing of Priority Needs
Priority Need Level Est. Dollars
H = High M = Medium Est. Needed
Priority Need L = Low N = No Such Need Units To Address
HOUSING NEEDS 0-30% 31-50% 51-80%
Renter/Sm Family/Cost Burden > 30% H H H 300 $ 1,500,000
Renter/Sm Family/Cost Burden > 50% H H H 300 $ 1,500,000
Renter/Sm Family/Physical Defects H H H 300 $ 1,500,000
Renter/Sm Family/Overcrowded N N N $ 0
Renter/Lg Family/Cost Burden > 30% H H H 300 $ 1,500,000
Renter/Lg Family/Cost Burden > 50% H H H 400 $ 2,800,000
Renter/Lg Family/Physical Defects H H H 300 $ 1,500,000
Renter/Lg Family/Overcrowded H H H 300 $ 1,500,000
Renter/Elderly/Cost Burden > 30% H H M 100 $ 500,000
Renter/Elderly/Cost Burden > 50% H H M 100 $ 500,000
Renter/Elderly/Physical Defects H H M 100 $ 500,000
Renter/Elderly/Overcrowded N N N $ 0
Owner/Cost Burden > 30% L L L 100 $ 500,000
Owner/Cost Burden > 50% L L L 100 $ 500,000
Owner/Physical Defects H H H 1,200 $ 18,000,000
Owner/Overcrowded N N N $ 0
HOMELESS NEEDS FAM INDIV W/SPECIAL NEEDS
Outreach Assessment N N N $ 0
Emergency Shelters H H H $ 500,000
Transitional Shelter H L H $ 1,500,000
Permanent Supportive Housing N N H $ 1,500,000
Permanent Housing H H H $ 1,000,000
During the planning period, as it has in the past, the City will actively promote
equal housing opportunities for all segments of the community. Home-
ownership opportunities for low- and moderate-income families will also
continue to be supported.
The following goals express the general direction the City has followed in the
past and will continue to follow over the planning period in determining the
allocation of housing resources. The goals are not listed in any particular order.
Goal 1: Increase the Availability of Affordable Housing
Goal 2: Promote Equal Housing Opportunities
Goal 3: Support Housing and Services for the Homeless and Other Special
Needs Populations
B. PR/OR/TY ANAL YS/SIF/VE YEAR OBJECT/VES - HOUSING
HIGH PRIORITY: EXTREMELY LOW AND VERY-LOW INCOME (0 TO 50% OF MR)
SMALL FAMILY RENTER HOUSEHOLDS WHO ARE COST BURDENED
OR RESIDING IN UNITS WITH PHYSICAL DEFECTS (COMBINED
GROUPING)
Analysis: 1990 Census data shows that extremely low and very-low income
renters have the highest incidence of overpaying for housing and highest
incidence of other housing problems than all other groups. Population
estimates indicate a large gap in the numbers within this population group
which are potentially eligible for rental assistance and those who actually
receive any form of assistance. This group is at risk to become homeless in
part due to excessive housing costs. This group has an extremely difficult time
locating units which are affordable and in decent condition.
Five-Year Objectives: This High priority group has a need for housing which is
affordable to their income level and a need for decent, safe housing. Objectives
over the next five years to address these needs are:
► To increase the availability of affordable rental units through new
construction of a variety of unit sizes and provision of direct rental
subsidies. It is anticipated that a minimum of 20 new affordable units
will be developed annually over the next five years through the use of
CDBG, HOME, and local redevelopment funding.
► To increase the availability of rental subsidies. Additional rental
subsidies have been aggressively pursued and secured in past years,
however, it is not possible to predict how many, if any, new subsidies
will be available in the future. HUD is in the process of redefining its
programs and priorities, which includes the future availability of the
Section 8 rental subsidy program.
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► To improve the physical condition of units occupied by lower-income
households through rehabilitation and code enforcement activities. It is
anticipated that a minimum of 30 rental units will be rehabilitated
annually over the next five years through the use of CDBG, HOME, local
redevelopment, and state funding.
HIGH PRIORITY: EXTREMELY LOW AND VERY-LOW INCOME (0 TO 50% OF MFI)
LARGE FAMILY RENTER HOUSEHOLDS WHO ARE OVERCROWDED,
COST-BURDENED, OR WHO RESIDE IN UNITS WITH PHYSICAL
DEFECTS (COMBINED GROUPING)
Analysis: 1990 Census data show that large renter households have the
highest incidence of overcrowding and overpaying for housing than any other
subgroup. There are few units being constructed today which have 3+
bedrooms suitable in size for large families. Many large families live in older less
desirable units which were constructed prior to 1980. These units are at risk
for lead based paint hazards as well as more likely to require rehabilitation.
Five-Year Objectives: This High priority group has a need for housing which is
affordable to their income level; a need for decent, safe housing; and a need for
housing which is suitably sized for the individual family group. Objectives over
the next five years to address these needs are:
► To increase the availability of affordable rental units through new
construction of a variety of unit sizes and provision of direct rental
subsidies. It is anticipated that a minimum of 20 new affordable units
will be developed annually over the next five years through the use of
CDBG, HOME, and local redevelopment funding. Projects which contain
units with 3+ bedrooms will be strongly encouraged.
► To increase the number of rental subsidies available for large families.
Additional rental subsidies have been aggressively pursued and secured
in past years, however, it is not possible to predict how many, if any,
new subsidies will be available in the future. HUD is in the process of
redefining its programs and priorities, which includes the future
availability of the Section 8 rental subsidy program.
► To improve the physical condition of units occupied by large lower-
income households through rehabilitation and code enforcement
activities. It is anticipated that a minimum of 30 rental units will be
rehabilitated annually over the next five years through the use of CDBG,
HOME, local redevelopment, and state funding.
HIGH PRIORITY: OTHER LOW-INCOME (51 TO 80% OF MFI) LARGE AND SMALL
FAMILY RENTER HOUSEHOLDS WHO ARE COST BURDENED OR
RESIDE IN UNITS WITH PHYSICAL DEFECTS (COMBINED GROUPING)
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Analysis: Lower income renter households report a high incidence of
overpaying for housing. This income group does not qualify for direct rental
assistance programs. Additionally, lower income renter households report a high
incidence of housing problems. Many reside in older units which have a high
tendency to require both rehabilitation and lead-based paint abatement.
The median price of a single-family home within the City of Redding is beyond
the reach of most families within this income group. Some households within
this income group would be able to sustain a monthly housepayment if
homeownership opportunities were available. Homeownership opportunities at
this income level are limited to older resale units, many needing rehabilitation
upon purchase. Most households at this income level are unable to save
sufficient funds for closing costs and/or downpayment even if a suitable house
is located.
Five-Year Objectives: This High priority group has a need for housing which is
affordable to their income level; a need for decent, safe housing; and a need for
increased homeownership opportunities. Objectives over the next five years
to address these needs are:
► To increase the availability of affordable rental units through new
construction of a variety of unit sizes. It is anticipated that a minimum
of 20 new affordable units will be developed annually over the next five
years through the use of CDBG, HOME, and local redevelopment
funding. Some of these, particularly those utilizing redevelopment
funding will be targeted to this income group. Projects which contain
units with 3+ bedrooms will be strongly encouraged.
► To improve the physical condition of units occupied by lower-income
households through rehabilitation and code enforcement activities. It is
anticipated that a minimum of 30 rental units will be rehabilitated
annually over the next five years through the use of CDBG, HOME, local
redevelopment, and state funding.
► To increase the availability of homeownership opportunities for lower-
income households with children. It is anticipated that a minimum of 35
lower-income first-time homebuyers annually over the next five years will
be able to purchase a home through assistance provided through the
HOME Program and local redevelopment funding.
HIGH PRIORITY: EXTREMELY LOW AND VERY LOW INCOME (0 TO 50% OF MFI)
ELDERLY RENTER HOUSEHOLDS WHO ARE COST BURDENED OR
LIVING IN UNITS WITH PHYSICAL DEFECTS (COMBINED GROUPING)
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Analysis: Extremely low and very-low income elderly renter households report
a high incidence (77.6 percent of all households) of overpaying for housing.
Additionally, a large number of these households report a high incidence of
housing problems. Many reside in older units which have a high tendency to
require both rehabilitation and lead-based paint abatement. Additionally, many
elderly have a need to be housed near public transportation routes or near
needed service providers. Many of this population group are at risk for
premature institutionalization due to isolation and inability to access needed -
services.
Five-Year Objectives: This High priority group has a need for housing which is
affordable to their income level; a need for decent, safe housing which is
accessible to the mobility impaired or is adaptable for physical impairments as
the need arises, and a need for housing which is located close to necessary
services. Objectives over the next five years to address these needs are:
► To increase the availability of affordable accessible rental units through
new construction of units specifically designed for the elderly. A 63-unit
senior complex is scheduled to begin construction . in mid 1995.
Additional affordable units will be developed periodically over the next
five years through the use of CDBG, HOME, HUD 202 financing and
local redevelopment funding.
► To increase the number of rental subsidies available for this population
group. Again, as discussed under other groups, the continued
availability of HUD rental subsidies is unknown at this time.
► To improve the physical condition of units occupied by elderly
households through rehabilitation and code enforcement activities. It is
anticipated that a minimum of 30 rental units will be rehabilitated
annually over the next five years through the use of CDBG, HOME, local
redevelopment, and state funding.
HIGH PRIORITY: EXTREMELY LOW, VERY-LOW, AND OTHER LOW INCOME (0 TO
80% OF MFI) OWNER HOUSEHOLDS WHO ARE RESIDING IN UNITS
WITH PHYSICAL DEFECTS (COMBINED GROUPING)
Analysis: A substantial majority (78.8 percent) of very-low income homeowner
households inhabit structures which were constructed prior to 1980 and are at
risk for lead base paint hazards. A substantial number of lower income
homeowners are unable to afford routine maintenance on their homes, leading
to physical deterioration, lower property values, and unsafe living conditions.
Five-Year Objectives: This High priority group has a need for rehabilitation
assistance to their current residences. Objectives over the next five years to
address this need are:
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► To improve the condition of single-family units occupied by lower-income
homeowners by the provision of homeowner rehabilitation programs
which are designed to address code deficiencies and energy conservation
as well as to stabilize property values. It is anticipated that a minimum
of 44 units occupied by lower income homeowners will be rehabilitated
annually over the next five years through the use of CDBG, HOME, state
funding, and local redevelopment funding.
MEDIUM PRIORITY: OTHER LOW INCOME (51 % TO 80% OF MR) ELDERLY RENTER
HOUSEHOLDS WHO ARE COST BURDENED OR LIVING IN UNITS WITH
PHYSICAL DEFECTS (COMBINED GROUPING)
Analysis: Lower-income elderly renter households report a significant
incidence of overpaying for housing. Additionally, a large number of these
households report a high incidence of housing problems. Many reside in older
units which have a high tendency to require both rehabilitation and lead-based
paint abatement. Additionally, many elderly have a need to be housed near
public transportation routes or near needed service providers as well as a need
for units which can be adapted for mobility impairments as the need arises.
Five-Year Objectives: This Medium priority group has a need for housing which
is affordable; a need for decent, safe housing which is accessible to the
mobility impaired or is adaptable for physical impairments as the need arises,
and a need for housing which is located close to necessary services.
Objectives over the next five years to address these needs are:
► To increase the availability of affordable accessible rental units through
new construction of units specifically designed for the lower-income
elderly. Affordable units will be developed periodically over the next five
years through the use of CDBG, HOME, HUD 202 financing and local
redevelopment funding.
► To improve the physical condition of units occupied by elderly
households through rehabilitation and code enforcement activities. It is
anticipated that a minimum of 30 rental units will be rehabilitated
annually over the next five years through the use of CDBG, HOME, local
redevelopment, and state funding.
C. PR/OR/TY ANAL YS/SIF/VE YEAR OBJECT/VES - HOMELESSNESS
HIGH PRIORITY: HOMELESS FAMILIES
Analysis: According to the 1990 Census data on homelessness in Redding,
over 24 percent of those counted were under the age of 18. It can be assumed
that many of these children belong to family groups. Local service providers
estimate that homeless families make up almost 50 percent of the total
homeless population. The local shelter for battered women and children
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provided emergency shelter to over 500 women and children last year. In
Redding, homeless families have inadequate year-round shelter facilities. There
are no year-round emergency shelter facilities which provide adequate
supportive services to this group and transitional facilities are limited also.
Five-Year Objectives: This High priority group has a need for year-round
emergency shelter facilities as well as increased availability of transitional
programs which address barriers to securing and maintaining permanent
housing. Additionally, increased affordable housing opportunities within the
community would enable many currently homeless families to more readily
secure permanent housing and increase the chances that the family will remain
housed. Objectives over the next five years to address these needs are:
► Encourage and support the establishment of a year-round emergency
shelter facility suitable to house up to 75 individuals nightly.
► Support the establishment of additional transitional housing opportunities
for families.
► Secure additional rental housing subsidies designated for homeless
families.
► Support the development of additional affordable rental units in a variety
of unit sizes.
HIGH PRIORITY: HOMELESS INDIVIDUALS WITH AND WITHOUT SPECIAL NEEDS
Analysis: Homeless individuals make up a large part of the overall homeless
population. It has been estimated that many are also abusers of alcohol or
other drugs and have ongoing symptoms of mental illness, as well. This pop-
ulation requires emergency facilities to provide for immediate shelter needs, as
well as a variety of supportive services to address and treat other pervasive
barriers to independent and productive lives. Current facilities of any kind in
Redding designed to assist this population are inadequate. Program funding is
highly competitive, both at a National level and State level, and inadequate to
meet the need.
Five-Year Objectives: This High priority group requires year-round emergency
facilities to provide for immediate shelter needs, transitional facilities which
would allow for the treatment of problems which prevent independent living,
as well as an increase in the availability and variety of permanent housing with
ongoing supportive services to address and treat barriers to independent and
productive lives. Objectives over the next five years to address these needs
are:
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► Encourage and support the establishment of a year-round emergency
shelter facility suitable to house up to 75 individuals nightly.
► Support the establishment of transitional housing opportunities for
homeless individuals with special needs.
► Secure additional rental housing subsidies designated for homeless
individuals.
► Support the development of additional affordable rental units in a variety
of unit sizes.
D. PR/OR/TY ANAL YS/SIF/VE YEAR OBJECT/VES - OTHER SPEC/AL NEEDS
HIGH PRIORITY: NON-HOMELESS PERSONS WITH SPECIAL NEEDS
Analysis: This population group includes the elderly, the frail elderly, the
disabled, those with alcohol and drug addictions, and those afflicted with
HIV/AIDS. As discussed in the earlier needs section, it is clear that all of these
groups have severe areas of housing need. Supportive housing facilities for all
groups would be of great benefit. Greater availability of affordable housing in
general within the community would also benefit these subgroups. While
relatively small in number compared to the entire lower income population of
Redding, these subgroups represent some of the most pressing housing needs
of any in the community.
Five-Year Objectives: In general, this High priority group has need of affordable
housing opportunities with varying degrees of supportive services. Objectives
to address the needs of this population group over the next five years are:
► Encourage and support the development of a variety of affordable
housing opportunities for household types needing a supportive service
component along with housing.
► Increase the availability of rental housing subsidies available for this
population group.
E. NON-HOUSING COMMUNITY DEVELOPMENT PLAN
Pursuant to current federal regulations, the Consolidated Plan is to describe the
community's priority non-housing community development needs eligible for
assistance under HUD's Community Development Block Grant Program(CDBG).
This component of the Consolidated Plan, the Non-Housing Community
Development Plan must state the specific long-term and short-term community
development objectives to be pursued by the community during the planning
period. These objectives must be in compliance with the primary objective of
the CDBG program which is to develop viable urban communities by providing
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decent housing and a suitable living environment and expanding economic
opportunities, principally for low-income and moderate-income persons. Table
3 illustrates, in a HUD perscribed format, the City's CDBG eligible non-housing
community development needs.
Non-Housing Community Development Needs
In 1992, the City of Redding, through its appointed Community Development
Advisory Committee, went through a comprehensive process of assessing
community needs and prioritizing available funding to address those needs. The
Community Needs Assessment Report was subsequently submitted to the City
Council in April 1992, summarizing the findings of the assessment process and
presenting final recommendations to Council in regard to those findings.
The Needs Assessment Project objectives included: 1 ) facilitating the
involvement of the widest range of City residents, community-based
organizations, and City staff in the assessment process; and 2) identification
of current community needs in a variety of broad areas including housing,
parks/recreation/cultural activities, planning/public works/economic
development, and social services/education. Both a widely distributed survey
instrument and a series of public forums were utilized as data collection
devices. Approximately 2,000 survey responses were received and tallied.
The public forum meetings were also well attended.
There was an enormous amount of information collected through the two
methods employed. The overwhelming public response indicated a strong
desire to participate in the needs assessment process. The public expressed
interest and concern regarding many community needs which went beyond the
scope of the Community Development Block Grant program, and, therefore, are
not included here. For the purpose of determining appropriateness for CDBG
funding of a potential project which might address an identified need, a two-
step process was followed. The national objectives of the CDBG program were
considered first. All projects funded with CDBG monies are subject to review
by the Federal government for compliance with these objectives. Secondly, the
following screening factors were considered: 1) the size of the population
affected by the need; 2) severity of the need; 3) public perception of the need;
4) other existing resources available to address needs; and 5) long-term benefit
to the community. The full Report to the City Council on the needs assessment
process can be reviewed in the Department of Planning and Community
Development. For the purposes of the Consolidated Plan, a summary of the
findings of the Report is presented here by category of CDBG-eligible activity.
1. Parks/Recreation/Cultural Activities
The community needs assessment process identified the following
community needs for which expenditure of CDBG funds would be
appropriate:
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► Handicapped improvements -to area playgrounds and museum
facilities;
► Providing greater access to area cultural events for seniors,
handicapped, and other specific special needs groups; and
► Improvements to or construction of neighborhood parks located
in lower-income areas.
2. Planning/Public Works/Economic Development
The community needs assessment process identified the following
community needs in the planning activity category for which expenditure
of CDBG funds would be appropriate:
► Updating the Redding General Plan;
► Development of neighborhood and area plans;
► Computerization of the Planning Area base maps;
► Undertaking a survey of current housing conditions; and
► Conducting a land survey for identification of potential sites for
affordable multifamily housing development projects.
Additional planning activities which have been identified as needed in the
community include: 1) enhancement of the electronic information and
communication system at City Hall utilized to disburse funding and
eligibility data to the public; 2) planning activities which enhance the
community's ability to retain its existing business and industrial
employers; and 3) conducting other studies, surveys, etc., which would
further the community's ongoing economic development efforts.
The community needs assessment process identified the following
community needs in the public works activity category for which
expenditure of CDBG funds would be appropriate:
► Improvements to existing infrastructure, including roads, storm
drains, sewer and water lines, which serve primarily lower-income
households.
Additional public works activities which have been identified as needed
in the community include a variety of handicapped accessibility
improvements to public facilities including publicly owned buildings,
recreational facilities, sidewalks, crosswalks, etc.
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The community needs assessment process identified the following
community needs in the economic development activity category for
which expenditure of CDBG funds would be appropriate:
P. Activities which either create or retain jobs held by lower-income
individuals.
3. Social Services/Education
The needs assessment process identified needs in a wide variety of
social service and education areas. These program areas generally can
be categorized as follows:
► Programs which address adequate provision of basic necessities,
such as health care, shelter, safety, and food;
► Programs which address basic life skills, such as supportive
service programs targeted towards the homeless, battered women
and children, seniors, the handicapped/disabled population, low-
income children, and substance abusers; and
► Programs which provide preventative or educational services, such
as literacy training and counseling services.
Data collected through this process clearly expressed the public's
perception of the social service/education activities needs in the
following order: 1) health services; 2) senior services; 3) women's
shelter activities; 4) homeless shelter activities; 5) literacy programs; 6)
nutrition programs; and 7) handicapped services.
Community Development Long-Term Objectives
This statement of Community Development Objectives has been established to
guide the City in the use of Community Development Block Grant funds, as
required by 1980 legislative amendments to the Housing and Community
Development Act of 1974. In establishing these objectives the overriding
consideration of the Community is that the CDBG Program conform to the
primary objectives of the 1974 Act, which is the development of viable urban
communities, including decent housing, a suitable living environment and
expanding economic opportunities, principally for persons of low- and
moderate-income and, in addition, be assured that Block Grant Program Funds
be used in such a manner that maximum feasible priority is given to activities
which benefit low- and moderate-income families, aid in the prevention of
slums or blight, or meets other Community Development needs having a
particular urgency for which no other funds are available. To further the
primary objectives, CDBG activities will be directed to address the following
long-term objectives:
55
• i .
1 . The elimination of slums and blight and the prevention of blighting
influences and the deterioration of property and neighborhood and
community facilities;
2. The elimination of housing conditions which are detrimental to health,
safety, and public welfare, through code enforcement, demolition,
rehabilitation assistance, and related activities;
3. The conservation and expansion of the City's housing stock in order to
provide a decent home and a suitable living environment for all persons;
4. The expansion and improvement of the quantity and quality of
community services and amenities, which are essential for sound
community development and the development of viable urban
community;
5. A more rational utilization and conservation of land and other natural
resources and the better arrangement of residential, commercial,
industrial, recreational and other needed activity centers;
6. Expansion of housing choice for low- and moderate-income families
throughout the community;
7. Provision of increased economic opportunities for low- and moderate-
income persons;
8. Correction of deficiencies in public facilities that affect the public health,
safety and comfort.
Community Development Short-Term Objectives
Through the community needs assessment process and following public
discussion during the past several CDBG funding cycles, the following short-
term objectives have been established for the City of Redding's Community
Development Block Grant Program by activity category:
► For Public Service activities, it is the objective of the City of Redding to
give funding priority to those projects which address long-term solutions
to identified community needs. Such solutions shall be focused at the
root causes of inadequate basic life necessities such as: health care;
shelter; safety; or nutrition.
► For Non-Public Service activities, it is the objective of the City of Redding
to give funding priority to those projects which address long-term
solutions to identified community needs in one or more of the following
areas: affordable housing; elimination of slums and blight; or economic
development.
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F. ANAL YSIS OF PUBLIC POLICY BARRIERS TO AFFORDABLE HOUSING
Pursuant to current federal regulations, the Consolidated Plan is to describe all
public policies that affect the provision of affordable housing and assess the
extent to which the costs or incentives to develop, maintain or improve
affordable housing are affected by each of these public policies.
The City of Redding has adopted a Housing Element as part of its General Plan
pursuant to State Government Code Sections 65302(c) and 65580 et seq.
Information, goals, policies, and programs contained in the Consolidated Plan
are consistent with those contained within the City's Housing Element and
other Elements of the General Plan. All housing development activities
undertaken with the City of Redding are subject to review for consistency with
the Redding General Plan and its adopted development policies. In cases of
conflict between the Consolidated Plan and the General Plan, the policies of the
General Plan will prevail.
The following excerpt from the most recent Housing Element of the City's
General Plan adopted by the City Council on September 15, 1992 and approved
by the State Department of Housing and Community Development on
December 7, 1992 is an assessment of regulatory barriers required by current
State Housing Law and is being submitted to comply with the requirements of
this section. The following excerpts are from Housing Element of the General
Plan of the City of Redding, Resolution No. 92-399, September 15, 1992,
Pages 43 through 50:
IV. GOVERNMENTAL CONSTRAINTS TO MAINTENANCE, IMPROVEMENT, AND DEVELOPMENT OF
HOUSING
Housing affordability is influenced by factors in both the private and public sectors. Actions by the City can have an
impact on the price and availability of housing in the City. Land-use controls,such as the implementation of the City's
General Plan, land zoning,building code enforcement,and on-and off-site improvement requirements;as well as fees
and exactions,permit processing and other local actions intended to improve the overall quality of housing,may serve
as a constraint to housing development. This chapter discusses these possible constraints to development and the
actions the City will take or has taken to mitigate the negative effects.
A. Land Use Controls
1. City of Redding's General Plan
Redding's General Plan sets forth policies applicable to nearly all development. The Land Use
Element of the General Plan and corresponding zoning provide for a full range of residential types
and densities spread throughout the City. Densities range from 0.1 - 4.0 units per acre in Low-
Density Residential areas up to 24.0 units per acre in areas designed for High-Density Residential
These land-use classifications and zoning categories are discussed at length in the Land Use
Element of the Redding General Plan.
In determining appropriate density class fication for residential land,the following factors are taken
into consideration:existing land use of surrounding parcels,availability of urban services,sue of
parcel, street access, and natural topography. Areas in excess of 20 percent slope or subject to
flooding by a 100-year flood or storm event are generally unable to be developed unless an entire
parcel is so designated, in which case, by use permit, one dwelling unit per 20 acres may be
permitted.
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For higher densities, 12 units per acre or greater,generally full urban services must be available
and the parcel must be in close proximity to a major arterial. At the current maximum residential
density classification, 24 units per acre,parcels must be located in urban core areas where public
transportation is available and many shopping and service needs can be met by nonmotorized
transportation methods.
The City of Redding facilitates the availability of affordable housing through several development
and land use mechanisms. Developers of housing for seniors are allowed an automatic 100%
increase in assigned density and granted development concessions, such as reduced parking
requirements which add to the of ffordabiliry of projects. The City has adopted a condominium
conversion ordinance which encourages new condominium construction rather than conversions in
order to assist in maintaining an adequate supply of rental housing. The City's Accessory
Apartment Ordinance allows second units adjacent to existing single family homes in order to add
inexpensive rental units to the City's housing stock to meet the needs of smaller low-and moderate-
income households. Placement of mobilehomes is allowed in all residential neighborhoods
according to existing development standards.
The City's Planned Development Ordinance allows density bonuses for high quality projects that
provide increased amounts of open space and are designed in a manner sensitive to the existing
topography and surrounding lands. Increases range up to 50 percent depending upon residential
density classification. The condominium ordinance allows a ten percent density bonus.
In addition, the City's Density Bonus Ordinance follows current State law which requires that
density bonuses of.at least 25 percent be available to developers of both single-family and multi-
family units if:
a. Twenty percent of the developed units are kept affordable for lower-income households
(income less than 80 percent of the median); or
b. Ten percent of the developed units are kept affordable for very-low income households
(less than 50 percent of the area median); or
C. Fifty percent of the total units are set aside for senior citizens (62 years or older; 55
years or older if its a senior citizen development).
As indicated in Table A-2, an estimated 29,305 additional dwelling units could be developed within
current City boundaries under Redding's present General Plan within a wide range of residential
densities. Additional units could also be developed in other classifications. As of January 1,1991,
28,285 dwelling units existed within the City. Clearly, the current General Plan has the needed
capacity to accommodate the area's projected growth. According to State NCD,housing affordable
to the area's lower-income population would be more likely to be developed at higher densities.
The relative scarcity of land currently classified by the General Plan as appropriate for higher
density residential development has been identified as a possible constraint to the provision of
affordable housing in the community. Section IV B-C identifies the actions the City will undertake
during the planning period to mitigate this possiblie constraint to development of affordable housing.
Historically, within the City limits, Building Department records indicate an average residential
building rate of approximately 1,200 dwelling units per year from January 1989 through December
1991. Building officials anticipate that this rate will continue or increase slightly through the next
planning period.
Land absorption for Redding since 1988 indicates that approximately 640 acres, or about one
square mile, is used by new development each year. Of this, about 400 acres is consumed by
residential use. According to City Planning and Community Development Department records,
current building patterns in Redding indicate residential development projects typically utilize the
full capacity of units allowed by the General Plan. Ina recent study of three completed multifamily
projects and two multifamily projects entering the construction phase,consisting of a total of 353
units,four of the five projects resulted in a greater number of units per acre than the General Plan
classification under which they were built.
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2. Zoning
The Zoning Ordinance is the City's principal tool for effectuating the land use proposals of the
General Plan. Redding's Zoning Ordinance establishes various Zoning districts which control both
land use and development standards. Redding's Zoning Ordinance includes a wide variety of
residential districts including both single- and multi family development, as well as numerous
combining districts which serve to address special residential situations, such as accessory
apartments, mobile homes, etc. These are discussed in detail in the Land Use Element of the
General Plan.
The City has adopted development standards as part of the Zoning Ordinance which address usable
open space,slope density standards,and building set-backs. These provide for passive and active
recreational opportunities,reduce hillside erosion and watercourse siltation,and protect the public
health and safety by slowing the spread of fires and ensuring adequate light and air passage.
These development standards are viewed as necessary to protect public health,safety, and welfare
and maintain the quality of life, and are not considered constraints to the development of housing.
The City has adopted a Density Bonus Program pursuant to State law which allows for negotiation
of reduction of development standards to assist in the development of affordable housing units.
3. Building Code Enforcement
Building construction standards in Redding are based upon the 1990 Uniform Building Code. This
Code is updated every three years as per State requirements. The City also utilizes the Uniform
Plumbing Code,Housing Code,Electrical Code, Uniform Mechanical Code, and enforces Title 24
regarding handicapped and energy provisions. Generally, the City does not require stricter con-
struction standards than are contained in these codes. However,a variety of code revisions have
been implemented which address unit security, energy conservation,fire safety, and increased
structural requirements based upon the area's winter climate. These revisions are not considered
constraints to development as the cost factors in meeting the heightened requirements are minor.
Redding does not enforce a stricter seismic code than required by State law. The City has not
established an ongoing systematic enforcement of building code standards for existing dwellings.
Existing units are inspected only when complaints are received by the City,or when an owner seeks
a permit for additional construction. Existing units undergoing rehabilitation, are not required to
meet current code standards. They are,however,required to meet the code under which they were
constructed.
4. On-and Off-Site Improvements
Redding, like most cities in California, requires developers to provide a full compliment of on-and
off-site improvements including streets,curb,gutter,sidewalk,street trees,drainage,water,sewer,
electric and communication utilities, and in some cases, trgffw mitigations. The cost of these
improvements is passed on to the eventual buyers or tenants in the form of higher purchase prices
or increased rents.
Given the prevailing public sentiment to require new development to pay its own way rather than
have the existing residents pay the cost through a broader base of financial support such as local
taxes, it is unlikely that the cost burden of site improvements will markedly decrease in the near
future.
The City has adopted off-street parking requirements for all residential developments. These range
from two covered spaces per single-family dwelling, to a formula based number of open spaces
required for multi family projects based upon the total number of units and bedrooms in the
individual project. For example,parking requirements for a 20 unit project would range from 30
to 40 uncovered,off site parking spaces depending upon the unit mix of bedroom sizes.As density
increases,the off site parking requirements are slightly reduced. For example,36 2 bedroom units
built at 9 units/acre density would require approximately 72 off street parking stalls, the same
complex built at 24 units/acre would require 63 parking stalls. It is felt that these requirements
guard the public health and safety by discouraging burglaries,vandalism,and car theft. The initial
higher cost is offset by long-term savings in police service costs. These requirements are also seen
as a means of enhancing the community's appearance. As previously noted,senior citizen projects
can be developed at 50% of the off-street parking required for conventional apartments. Also,the
City allows reduced parking for mobilehome parks.
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S. Site Development Standards
The City has adopted Site Development Standards which provide general guidelines for the
development of all residential projects. Most projects undertaken in the City are subject to some
level of discretionary review to assure compliance with the General Plan, Zoning Ordinance, and
the following standards.
Genera
a. Single-family subdivisions should not have lots with direct access to major arterials.
b. Residential uses should be separated from major arterials by screening,sound barriers,
and acoustical insulation.
C. The density of a development should be reflective of the topography. For example, the
greater the slope, the lower the density.
d. Higher densities should be located closer to transportation corridors.
e. Residential units should not be constructed in areas where there is a high probability of
hazard to life or property.
f. Dwelling units other than senior-citizens housing should be discouraged in the retail-
commercial districts.
g. Residential uses other than caretaker units should be discouraged in Heavy Commercial
and Industrial areas.
h. Emergency facilities for the homeless which provide temporary or limited shelter shall be
allowed in commercial districts subject to a use permit.
i. Where higher-density housing adjoins lower-density housing efforts should be made to
preserve the privacy of the lower-density housing through screening, berms,fencing,
windowless walls, and lowered building height.
j. Large residential subdivisions should have two points of access in case of emergency.
k. Attempts should be made to create viable residential neighborhoods with parks,schools
or open-space as focal points.
1. Residential areas should incorporate walks for pedestrian safety along streets.
M. Residential areas should have adequate street setbacks and landscaping to provide an
attractive community.
Mobilehomes
Mobilehomes should continue to be permitted in the City in areas where "ST"or "RT"zoning is
adopted and where there is a pattern of mobilehomes prior to annexation. Mobilehomes and other
manufactured housing are allowed in other zones subject to meeting building code requirements.
Mobilehome parks are allowed in multi family areas and retail commercial areas. Travel trailer
parks are allowed in retail areas.
Assisted Housing
Development of assisted or below market rate housing in the City should follow the guidelines listed
below:
a. Single-Family Housing
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1) Subsidized single family housing shall be located in areas designated for single-
family use by the General Plan and Zoning Ordinance, and construction shall
be at densities compatible with those existing in the area.
2) Subsidized single family housing units developed in existing subdivisions shall
be disbursed throughout the subdivision and no more than two units shall be
adjacent to each other at any one location.
3) Sites for assisted single-family housing units shall be selected so that public
facilities are available and community services are within a reasonable
distance, or public transportation is readily available from the project to the
services.
b. Multiple-Family Housing Projects
1) Density bonus units in fully subsidized projects shall not exceed 25 percent of
the total number of units in the project.
2) Fully subsidized multiple family housing projects shall not be closer than 500
feet to another assisted housing project.
3) Subsidized multiple family housing projects shall be located where public
facilities are available and community services are within a reasonable
distance, or public transportation is readily available from the project to the
services.
C. Rehabilitation
1) Rehabilitation of existing housing units shall occur only in area designated for
residential uses by the General Plan and Zoning Ordinance,excluding residen-
tial hotels and senior-citizen facilities in retail areas and homeless shelters
within commercial districts, unless waived by the Planning Commission.
d. General
1) All assisted housing projects, regardless of sue,shall be reviewed by the City
for conformance to local codes and ordinances, the General Plan, and the
preceding guidelines. The Planning Commission may consider a waiver of Site
Development Standards if, in their opinion,a project is worthy of consideration
and would not be materially detrimental to the concepts outlined or to the
neighborhood.
2) Projects shall not be eligible for more than one density bonus per program per
project. For example, a development cannot obtain both a State density bonus
and a planned development bonus unit for the same project.
B. Fees and Exactions
Various fees and assessments are charged by the City to cover the costs of processing permits and providing
services and facilities, such as utilities, schools, and infrastructure. Nearly all of these fees are assessed
through a pro rata share system, based on the magnitude of the project's impact or on the extent of the
benefit which will be derived. These fees, however,contribute to the cost of housing and may constrain the
development of lower priced units. In order to mitigate this effect, other programs such as Density Bonuses,
State and Federal funded construction programs,and tax free Mortgage Revenue Bond Financing, which all
serve to greatly reduce overall production costs, are promoted by the City.
Table 6 presents typical development fees associated with the construction of a single family house of four
various sizes. Similarly, Table 7 summarizes the typical development fees associated with the construction
of a duplex and fourplex. The fees include various building permits and plan check fees,development fees,
water and sewer fees, traffic impact fees, and school impact fees. It is estimated that City development fees
contribute approximately 7% -10% to the overall cost of housing development.
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Fees collected on zoning and subdivision applications presently do not cover staff costs for processing the
application. Building fees represent the estimated cost of service for processing,plan check, inspection,etc.
In addition to building and development fees, zoning, and subdivision application fees, subdividers are
required to dedicate land to be developed into neighborhood parks or pay a per-unit fee in lieu thereof(or
both) as a condition of approval of a final map or parcel map (Chapter 17.42 of the Redding Municipal
Code). The Land Use Element establishes policies on how a developer can retain density credits for areas
dedicated at no cost for park, streets, and school sites.
C. Processing and Permit Procedures
Redding's General Plan establishes the potential capacity of housing units which can be built in the City.
As required by law, in order to build these units a series of approvals(tentative subdivision map, use permit,
variance, etc.) must be obtained to assure that certain standards are met. Development review can affect
housing costs primarily because interest on loans must continue to be paid, and the longer it takes for a
project to be approved, the higher the development cost.
The issue of affordable housing is blamed on local government, State government, tax, laws, lenders,
builders, building codes, suppliers, environment, realtors, etc. The truth of the matter is that entry level
homes built in the first half of this century were smaller than entry level homes being built today. Homes
now have 1'r4 or 2 baths, central air conditioning and other amenities. The problem of affordability can be
met in a large part by a minimal entry level house, one that can be added to and improved as new income
allows.
The review process in Redding is governed by four levels of decision-making authority: City Council,
Planning Commission, Board of Administrative Review, and the Director of Planning and Community
Development. In order to expedite the processing of routine and simple use permits and variances (zoning
exceptions),the City, in February 1989, established an administrative permit procedure. These permits may
be processed and approved by the Director of Planning and Community Development instead of the Board
of Administrative Review or Planning Commission, and do not require a public hearing.
A wide variety of discretionary permits are processed by the City's Planning Department. Most permits can
be processed from two weeks up to four months if an environmental impact report(E1R)or other study is not
required. This processing time is well within the time limits established by the Permit Streamlining Act
(Public Resources Code Section 21100 et. seq.)
The City Building Division indicates that in most instances, permits for new housing, rehabilitation, or
additions can be approved in about 3 - 4 weeks, with many taking far less time. Due to the City's efforts
to expedite the approval process, it is not fell that the amount of time necessaryfor processing applications
and following existing permit procedures is a constraint to development.
G. LEAD BASED PA/NT HAZARDS REDUCTION
As identified within the previous discussion in Section I regarding the condition
of the housing stock within the City of Redding it was determined that
approximately 6,122 pre-1980 units occupied by lower-income households are
at risk for lead-based paint hazards. While discussions with local health care
providers do not indicate a significant local health problem due to lead-based
paint, the potential for future problems exist as long as the paint is accessible
to humans. The City has for many years taken a proactive approach to
abatement of this hazard and will continue to do so in the future.
All tenants receiving housing assistance through the Redding Housing Authority
are given detailed written and oral information regarding the potential hazards
related to lead-based paint. All units under contract with the RHA are diligently
inspected at lease-up and thereafter on an annual basis. The inspectors are
trained specifically to seek out and identify potential lead-based hazards. Any
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•
such hazards which are identified must be alleviated by the landlord prior to
lease up.
The City's housing rehabilitation efforts have included lead-based paint
abatement for the past 12 years and will continue to do so in the future.
Landlords and homeowners are required to include lead-based paint abatement
if needed within their individual projects. All city-funded rehabilitation work will
be performed in compliance with HUD lead-based paint regulations as contained
in 24 CFR Part 35 regarding the elimination of lead-based paint hazards.
H. ANT/-POVERTY STRATEGY
Poverty is a term which indicates the relative income level of a family or
individual compared to a larger standard. Most "poverty" statistics are national
in nature and apply a national yardstick to determine whether or not poverty
status has been reached. The average poverty threshold in 1989 as determined
by the Federal government was stated to be $12,674 for a family of four,
persons. In 1989, approximately 14.3 percent of the noninstitutionalized
population of Redding was determined to be "in poverty."
The majority of programs and activities described within this document will
have very little impact on moving a family out of poverty. Most do not increase
earning power or give a family a substantially higher income. The few notable
exceptions are the programs which address barriers to independence including
employment along with housing such as the Family Self-Sufficiency Program
and the Homeless Assistance Program. Increasing the availability of these and
similarly designed programs will be aggressively pursued by the City in the
future.
The City of Redding is actively involved in economic development activities
which, if fruitful, stand the greatest chance of making a lasting difference in a
poor family's ability to rise above poverty. City CDBG funds are used to fund
a revolving loan fund for expansion of local manufacturing businesses with the
requirement that lower-income individuals will be trained and hired as a result
of the expansion. Scarce City general fund dollars each year finance ongoing
efforts to diversify the community's employment base. The successful estab-
lishment of a State Enterprise Zone with its accompanying low-income employ-
ment incentives will provide increased employment opportunities for poverty-
level families in the future. The City has successfully pursued Federal economic
development funding to finance the development of three area industrial parks.
Our schools are leading the fight to educate kids from preschool level on about
the stupidity of drug use. Drug and alcohol abuse and its companion crime,
have pulled far too many families into poverty. CDBG funding is assisting
several different programs which target a variety of activities to very young
children from poverty-level families. The goal of these programs is to end the
familial cycle of poverty and crime before it reaches another generation.
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In the long run, these are the efforts that will make a difference both in a poor
family's ability to rise out of poverty and to the future well-being of our
community.
L INSTITUTIONAL STRUCTURE AND INTERGOVERNMENTAL
CO OPERA TION/COORDINA TION
The success of the strategy outlined in this document will be the result of the
dedicated efforts of many different individuals and groups in our community.
The primary players consist of a variety of government bodies, varied non-profit
service delivery groups, and local business entities such as financial institutions,
housing developers and realtors. There is a strong tradition of cooperation
between these parties evidenced by the many successful affordable housing
programs and projects already in existence in the community. During the next
five year period, it is likely that new affordable housing units will become reality
through the combined efforts of both non-profit and for-profit developers, the
federal, state, and local government, the private lending community, and non-
profit service organizations. The City will continue to be the primary provider
of rehabilitation services for the conservation of the community's existing
housing stock, including mobile homes. It will also continue to provide rental
assistance both to the general very-low income population and to a variety of
special groups in conjunction with supportive housing programs. The City has
an established service delivery system for housing-related programs, operating
both the Housing Authority and a separate housing rehabilitation section. The
Redding Redevelopment Agency's housing programs are also developed and
administered utilizing City staff. City staff is familiar with current State and
Federal funding sources for housing and has program development capabilities.
The local business entities which will play a role in the successful
implementation of the City's housing strategy include the development
community, the real estate community, and the area's lenders. The City will
continue its efforts to encourage the local development of affordable units. The
current first-time home buyer programs which the City has operated for the
past seven years have established strong positive relationships with the
community's realtors and lenders. For the future, it is likely that partnerships
can be formed which will serve both private and public interests regarding
housing development.
The local non-profit housing services community is extremely varied and
dynamic. From one of the newest non-profit entities formed out of a
community need for development of affordable units, the Shasta Housing
Development Corporation, to one of the oldest providers of housing services in
the nation, the Salvation Army, the groups all share a common goal of
improving the housing opportunities for the lower-income population. It is
anticipated that the planning period will see a continuation of service
organization networking as resources become scarcer.
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s s
Reaching the primary goal of over-all housing affordability as stated in this and
other local planning documents will very likely be accomplished incrementally
over a period of years. Judgements made regarding progress towards this goal
need to be mindful of this. Objectives which address providing for immediate
shelter needs will be achieved, by necessity, much quicker. In providing for
critical immediate short-term housing needs, it is vital that the community not
lose sight of its equally important responsibility to strive towards achieving
affordable permanent housing opportunities for all.members of the community.
The goal of community-wide affordable housing will not be reached without
forging a strong partnership between government, private industry, social
service organizations, and the general public. The dedication, the talent, and
the resources are present in our community. The challenge for the next five
years and beyond for the City will be to balance the "demands of a growing
community with a civic responsibility to address the shelter needs of the less
fortunate of the community.
The current capacity of the institutional structure identified on the following
page to carry out both the housing strategy and the non-housing community
development plan is limited only by the availability of funds. All organizations
have well trained staff and sufficient expertise to carry forward the outlined
plan. The extent of need in the community is much greater than available
funds however. All entities are committed to seeking out and securing all
available financing for these efforts.
The City is an active participant at numerous levels in the effort to coordinate
provision of social services to the needy in our community. In 1992 the City's
Community Development Advisory Committee undertook the preparation of a
comprehensive community-wide needs assessment study. Consultation with
local service providers, funding sources, and the general public were all critical
elements in the analysis. The conclusions reached through this process which
was detailed previously in the Plan will guide the expenditures of local CDBG
and other public funds for years into the future.
Coordination of supportive services is an essential element in many of the
City's ongoing programs, especially Family Self-Sufficiency, the Homeless
Assistance Program, and the HOPE for Elderly Independence Program. The City
is committed to facilitating the effective and efficient delivery of social services
within the community and will strive to strengthen understanding and
cooperation among all providers of service to this population groups covered in
this document during the next five years.
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0 1
COMMUNITY HOUSING SERVICE PROVIDERS
ORGANIZATION TABLE
ORGANIZATION TYPE GENERAL DESCRIPTION OF HOUSING SERVICES
City of Redding Government - Provides rehabilitation assistance to homeowners and
landlords.
Administers local CDBG Program.
Administers local HOME Program.
County of Shasta Social Service Government - Provides-assistance to eligible homeless families including
Department motel vouchers and move-in costs.
Far Northern Regional Center Non-Profit - Housing advocate for disabled population.
Golden Umbrella Non-Profit - Housing advocate for senior population.
- Operates shared housing program.
Legal Services of Northern California Non-Profit - Housing advocate for low-income population.
Northern Valley Catholic Social Non-Profit - Owns and operates transitional and emergency housing for
Services single adolescent parents.
- Developer of affordable units.
People of Progress Non-Profit - Provides variety of homeless assistance.
Redding Housing Authority Government - Administers Section 8 rental subsidy program.
- Possible developer of affordable units.
- Administers Family Self-Sufficiency, Homeless Demo, State
Aftercare, and HOPE for Elderly programs.
Redding Housing Development Non-Profit - Facilitates development of affordable units.
Corporation
Redding Redevelopment Agency Government - Provides rehabilitation assistance to homeowners.
- Provides down payment assistance to first-time home buyers.
- Miscellaneous financial assistance for local affordable housing
projects.
- Possible developer of affordable units.
Salvation Army Non-Profit - Provides variety of assistance to homeless.
- Assists in operation of seasonal emergency homeless shelter.
- Possible developer of affordable units.
Self-Help Home Improvement Non-Profit - Operates rehabilitation program and energy conservation
program.
- Possible developer of affordable units.
Senior Legal Services Non-Profit - Housing advocate for senior population.
Shasta Homeless Shelter Coalition Non-Profit - Operates seasonal Armory homeless shelter.
- Spearheading effort to establish permanent year-around shelter
facility.
Shasta Housing Development Non-Profit - Owns and operates transitional housing facilities.
Corporation - Developer of affordable units.
- Local CHDO for HOME funds.
Shasta-Trinity AIDS Consortium Non-Profit - Housing advocate for individuals with AIDS/HIV.
Stillwater Learning Program Non-Profit - Housing advocate for disabled population.
- Operates supported housing program for clientele.
Tri-Counties Labor Council Private - Owns and operates low-income permanent housing facility.
- Possible developer of affordable units.
Women's Refuge Non-Profit - Owns and operates emergency shelter for battered women
and their children.
d:\docs\comm-pro.tbl
SECT/ON /Il ACT/ON PLAN
Pursuant to current HUD regulations, the Action Plan Wilir describe the Federal and
non-Federal resources expected to be available during the next twelve month period
to address the priority needs and specific objectives identified in the Strategic Plan,
Section III. It will describe the activities to be undertaken during the next year to
address those same priority needs and estimate the number and types of households,
including homeless, nonhomeless, and special needs populations to be assisted. In
addition, the Action Plan will describe actions to be taken during the next year to meet
underserved needs, foster and maintain affordable housing, evaluate and reduce lead-
based paint hazards, reduce the number of poverty-level families, develop institutional
structure, and enhance coordination between public and private housing and social
service agencies. It will also contain a detailed description of the activities planned
with respect to all CDBG funds expected to be available during the program year in
sufficient detail to allow citizens to determine the degree to which they are affected.
A. RESOURCES ANTIC/PA TED TO BE A VA/LABLE
Pursuant to current HUD guidelines, the following is a listing of all resources
and programs expected to be available to the jurisdiction from Federal and non-
Federal public and private sources to address the priority needs and specific
objectives identified in Section III - Strategic Plan during the next twelve
months.
Federal Programs
Program Name: HOME Investment Partnership Act
Program Description: The HOME program was included as part of the Cranston-
Gonzalez National Affordable Housing Act of 1990. The legislation authorized
funding to states and local governments to provide incentives to develop and
support affordable rental housing and homeownership opportunities. Eligible
activities include: first time homebuyer assistance, rental property acquisition,
homeowner and rental rehabilitation, new construction of affordable rental
housing, and direct rental assistance. Distribution of HOME funds is by formula
based upon a variety of measures including local housing market factors, local
housing stock conditions, cost of producing housing in the local market, and
extent of poverty in the community.
Funding/Administration: The City of Redding at this time has chosen not to
become a participating jurisdiction under the HOME Program. The City of
Redding has been successful in its last three applications to the State for HOME
funds and has received $2,995,000 to date. A fourth application will be
submitted in July 1995 for an additional $1 million grant. It is anticipated that
the application will contain a combination of eligible program activities
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Program Name: Community Development Block Grant (CDBG)
Program Description: The Community Development Block Grant Program was
created in the early 1970's as a program to permit the level of local
government closest to communities to devise flexible and constructive
neighborhood approaches to meet and prevent physical, economic, and social
deterioration. Eligible activities must meet one of three statutory objectives: 1)
primarily benefit lower income persons; 2) eliminate slums or blight; and 3)
meet other urgent local community development needs. Eligible activities
include public works projects, economic development activities, housing
acquisition and new construction, housing rehabilitation, public service
activities, general planning activities, new construction and/or improvement of
public facilities, and park enhancement activities.
Funding/Administration: The City of Redding is considered an entitlement
community under CDBG regulations. The City receives an annual CDBG
Entitlement Grant from HUD in the approximate amount of $900,000. It is
anticipated that each local program allocation will consist of a combination of
eligible program activities.
Program Name: Supportive Housing for Persons with Disabilities (Section 811)
Program Description: This program provides funds for the development of
housing with supportive services. Group homes, independent living facilities
and intermediate care facilities are all appropriate for funding. Both capital
advances for direct development costs and project rental assistance are
available through this program.
Funding/Administration: Funding is by competitive application direct to HUD.
Private, nonprofit organizations are eligible to submit applications in response
to a published notice of funding availability.
Program Name: Supportive Housing of the Elderly (Section 202) Program
Program Descri tion: This program provides funds for the development of
housing for the elderly. Eligible projects must contain supportive service
components for the residents of the project. Funds are available for acquisition
of existing units, rehabilitation, new construction, rental assistance, and
support services.
Funding/Administration: Funding is by competitive application direct to HUD.
Private, nonprofit and consumer cooperative organizations are eligible to submit
applications in response to a published notice of funding availability.
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Program Name: HUD Section 8 Rental Assistance Program
Program Descri tp ion: Provides rental assistance to extremely low and very-low
income families and seniors/disabled individuals. Assistance is given on a
priority system basis.
Funding/Administration: Funding is received directly from HUD for eligible
participants. Local administration of the program is through the Redding
Housing Authority. The proposed 1995-96 budget for the Housing Authority is
$5.58 million. A total of 1,222 rental subsidies are currently administered by
this office and another 419 project-based rental subsidies are administered
directly by HUD.
Program Name: HOPE for Elderly Independence
Program Description: This program was developed by HUD as part of the
overall HOPE legislation in 1990. It is considered a demonstration program to
test the effectiveness of combining rental assistance with supportive services
to help frail elderly persons live independently.
Funding/Administration: Funding is by competitive application direct to HUD.
The Redding Housing Authority was successful in its application for funding in
July 1992. The program is administered by the Redding Housing Authority and
has 76 subsidies available to assist the frail elderly.
Program Name: Family Self-Sufficiency Program
Program Description: This program was developed by HUD as part of the
overall HOPE legislation in 1990. It builds upon the experience of two prior
HUD initiatives, Project Self-Sufficiency and Operation Bootstrap. Like these
two initiatives, Family Self-Sufficiency strives to assist very-low income
households achieve financial independence through a combination of rental
subsidies and supportive services.
Funding/Administration: Funding is by competitive application direct to HUD.
The Redding Housing Authority was awarded 114 subsidies to be used on the
program.
Program Name: Family Unification Program
Program Description: This program which was enacted by Congress in 1990,
helps prevent the unnecessary separation of children from their families
because of homelessness and housing problems. The program will provide
housing assistance through the Section 8 Program to families who meet regular
eligibility criteria, and whose children are at risk of placement in out-of-home
care or delayed in returning from care, because of homelessness or severe
housing problems.
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Funding/Administration: Funding is by competitive application direct to HUD.
The Redding Housing Authority was awarded 25 subsidies to be used on the
program. The program is administered by the Redding Housing Authority in
conjunction with the Shasta County Child Protective Agency.
Program Name: Section 8 Homeless Program
Program Description: The Redding Housing Authority currently operates a
Homeless Program which offers homeless families rent subsidies and a variety
of supportive services. The intent of the program is assist the homeless family
to achieve stability in their shelter needs. The Redding Housing Authority
currently has 45 rental subsidies for use with this program. As families achieve
the desired level of stability, they are transitioned to a regular case status and
a new homeless family is taken into the program.
Funding/Administration: Funding is by direct competitive application to HUD.
The Redding Housing Authority administers the program in the community.
Program Name: Emergency Shelter Grant (ESG) Program
Program Description: This program provides grants to improve the quality of
existing emergency shelters and to increase the number of developing shelters
for the homeless. Funds can be used for renovation, conversion of buildings,
rehabilitation, essential social services, and some operating costs.
Funding/Administration: Funding is by competitive application to the State
Department of Housing and Community Development following notice of
funding availability.
Program Name: Shelter Plus Care Program
Program Description: This program provides grants for rental assistance that are
offered with support services to homeless persons with disabilities. The
program allows rental assistance to be through several different types of
projects including tenant-based, project-based, sponsor-based, or single room
occupancy with rehabilitation.
Funding/Administration: Funding is by competitive application either direct to
HUD or through the State. Applications can be made by units of local
government or local housing authorities.
Program Name: The Supportive Housing Program
Program Description: This program provides grants to public and private non-
profit entities to promote the development of supportive housing and services.
Funds can be used for acquisition, rehabilitation, limited new construction,
leasing of structures, operating costs, supportive service costs.
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Funding/Administration: Funding is by competitive application direct to HUD.
Submission dates are established by notices of funding availability.
Non-Federal Public
Non-Federal Public - State Programs
Program Name: California Predevelopment Loan Program
Program Description: This program currently provides assistance to nonprofit
developers of affordable housing. The program lends funds to assist with the
predevelopment costs associated with the development of affordable rental
units. Funds are in the form of a short-term loan, payment of principal and
interest deferred until construction financing is secured.
Funding/Administration: Funding is by competitive application to the State
Department of Housing and Community Development. Submission dates are
established by notices of funding availability.
Program Name: Low-Income Tax Credit Program
Program Description: Federal and State tax credits for eligible low-income rental
housing projects are currently available by application to the State Mortgage
Bond Allocation Committee. Strong consideration is given to projects which
target special groups such as large families, homeless or the at risk population.
The City will act as an information and referral service to interested developers
regarding available tax subsidies. Developers of new rental construction
projects or existing rehabilitation projects apply directly to this State committee
for consideration. It is anticipated that the use of this mechanism will increase
the number of affordable units available in the community. Priority is given to
projects which target extremely low income large families.
Funding/Administration: Funded and administered at the State level. Local
involvement is as a source of program information only.
Program Name: Tax Exempt Mortgage Revenue Bonds
Program Description: Mortgage revenue bonds can be issued by cities or
housing authorities to support the development of multi-family or single-family
housing for low- and moderate-income households. Bonds can be used for the
purchase, rehabilitation, and construction of housing, as well as capital
improvements related to housing. Federal and State law requires that a
percentage of the total units in an assisted project be reserved for lower income
households. Past tax exempt mortgage revenue bond issues by the City have
facilitated the development of 100 units of new housing, a percentage of which
are available to low- and moderate-income households in accordance with
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Federal and State law. Issuance of bonds is conditioned upon the affordability
of project units for lower-income households.
Because of the expense involved in packaging and processing a bond issue,
developers of smaller scale projects will be directed to utilize the services of the
California Housing Finance Agency (CHFA). CHFA provides financing for the
development of affordable housing through the sale of tax exempt revenue
bonds which combine projects throughout the State.
Funding/Administration: Financing would be tax-exempt bonds issued by the
City of Redding for specific projects. This type of bond is typically structured,
marketed, and sold by the bond underwriters. A selected lender receives the
proceeds of the bond sale and originates and services the subsequent loan to
the developer.
Program Name: After-Care Program
Program Description: The Redding Housing Authority currently operates a
supportive housing program for persons with mental, developmental, or
physical disabilities. The program is able to offer rental subsidies to individuals
who are receiving a variety of supportive services through State approved
organizations. The program currently has 15 one-bedroom subsidies and 4
two-bedroom subsidies available for use on the program.
Funding/Administration: Funding for the program is received from HUD. The
Housing Authority administers the housing subsidy portion of the program. A
variety of service organizations provide the supportive services portion of the
program.
Non-Federal Public - Local Programs
Program Name: Redevelopment Low-Moderate Income Housing Set-Aside Fund
Program Description: State law requires redevelopment agencies to provide
20% of their tax increment income to improve housing opportunities for low-
to moderate-income persons. In FY 94/95, the Redding Redevelopment Agency
allocated set-aside funds to operate the Homeowner Rehabilitation Program,the
Downpayment Assistance Program, the Mortgage Credit Certificate Program,
and the Shared Housing Program and funded two housing development loans
to local non-profit entities. Other activities funded through this program have
included multi-family new housing development.
Funding/Administration: Approximately $900,000 in funding is provided
annually through the Redevelopment Agency's tax increment income. Local
administration is through the Housing Division of the Planning and Community
Development Department.
72
Program Name: Density Bonus Program
Program Description: The current program allows for density bonuses of 25%
over the maximum land density specified in the general plan plus additional
concessions if needed to enhance affordability of the project or provision by the
City of other incentives of equivalent financial value. Eligible projects are those
consisting of 5 or more units where the developer is either: a) reserving 20%
of total units constructed for lower income households; or b) reserving 10% of
total units constructed for very-low income households; or c) reserving 50% of
total units constructed for seniors. There have been three projects which
qualified for density bonuses since 1984. A total of 309 units were built, with
approximately 20% available for occupancy by lower-income households.
Funding/Administration: City contributes planning staff time for permit
processing. Monitoring the compliance of developers to the requirements of
the density bonus is the responsibility of the Housing Division.
Private Resources
Private Resources - For-Profit
Program Name: Community Reinvestment Act Activities
Program Descri tion: Federally insured lending institutions such as commercial
banks, savings banks and savings associations that are in the business of
providing credit to the public are obligated under the Federal Community
Reinvestment Act (CRA) to help meet the credit needs of their entire
communities, including low- and moderate-income neighborhoods. These
activities can take the form of loans made to local agencies and individuals on
projects which increase the availability of affordable housing in the community.
Some lenders have chosen to join with other lenders and form lending consortia
specifically to address community lending needs. These consortia include
SAMCO and the California Community Reinvestment Corporation.
Funding/Administration: Funding amounts and loan requirements differ from
one lender to the next. Direct application should be made to lenders by
individuals or organizations desiring funding for affordable housing projects.
Program Name: Affordable Housing Program
Program Description: Offered through the Federal Home Loan Bank of San
Francisco to its member banks, the program provides interest rate subsidies as
well as direct cash subsidies on loans proposed to be made on affordable
housing projects. The intent is to encourage and assist housing finance lenders
in the development of affordable housing in their communities. Both owner-
occupied and rental projects may be eligible for funding at subsidized interest
rates.
73
Funding/Administration: Annual funding amounts are based upon a percentage
of the Bank's preceding year's net income. Generally, available in two funding
rounds each year, applications are submitted by eligible lending institutions
direct to the Federal Home Loan Bank of San Francisco.
Private Resources - Non-Profit
No private non-profit resources have been identified for use in the next twelve
months.
Fund Leveraging
The City will utilize its HOME and CDBG funds to leverage both private and
other public sources of funding in order to carry out the strategy set forth
herein. Redevelopment funds are used as the required match for the HOME
program and when feasible, a portion of private dollars will be required to be
contributed to rental rehabilitation and new housing development projects. The
City and the Redevelopment Agency recently adopted affordable housing
development guidelines which require private funding at some level in most
publicly supported projects. It has been the City's long standing policy not to
be the sole lender on affordable housing projects.
Past activities have shown the City to be very successful in this approach to
maximizing the use of limited public funds. Over its 8-year life, the City's
Rental Rehabilitation Program was able to leverage over $2.18 million in private
dollars with a $2.07 million investment of public RRP funds. In its first six
years of operation, the Downpayment Assistance Program has leveraged $10.9
million in private dollars utilizing a $1 .9 million investment of local
redevelopment funds. When possible, programs are designed as revolving loan
funds, further recycling scarce public dollars back into affordable housing
activities.
B. ACTIVITIES TO BE UNDERTAKEN - HOUSING
HIGH PRIORITY: EXTREMELY LOW AND VERY-LOW INCOME (0 TO 50% OF MR)
SMALL FAMILY RENTER HOUSEHOLDS WHO ARE COST BURDENED
OR RESIDING IN UNITS WITH PHYSICAL DEFECTS (COMBINED
GROUPING)
Activities: Rental assistance, moderate rehabilitation, and new construction of
affordable units will be the primary activities to be pursued over the next
twelve months in order to address the primary housing needs of this group,
namely affordability and condition of housing. It is not anticipated that the City
will develop units itself but will provide funding to outside entities to pursue
affordable housing development.
74
Programs: Increased numbers of rental assistance vouchers and certificates will
be pursued through HUD as available through the Section 8 program. It is
unclear at this time how many, if any, additional subsidies will be made
available through HUD.
Rehabilitation assistance for units resided in by this income group will be
funded through the Federal HOME program. Approximately 30 rental units will
be rehabilitated during the next twelve month period, with approximately 12
units occupied by households in this priority group.
New affordable rental housing development will be accomplished by utilizing a
portion of the City's CDBG, HOME, and Low/Mod Fund for this purpose.
Developers will be required to leverage other public and private monies in
addition to any City contribution to proposed projects. It is anticipated that a
minimum of 20 new affordable rental units will be constructed during the next
twelve month period, with approximately 10 units occupied by households in
this priority group.
HIGH PRIORITY: EXTREMELY LOW AND VERY-LOW INCOME (0 TO 50% OF MFI)
LARGE FAMILY RENTER HOUSEHOLDS WHO ARE OVERCROWDED,
COST-BURDENED, OR WHO RESIDE IN UNITS WITH PHYSICAL
DEFECTS (COMBINED GROUPING)
Activities: Moderate and substantial rehabilitation, direct rental assistance
(both with supportive services and without such services), and new
construction of affordable 3+ bedroom rental units will be the primary activities
undertaken during the next twelve month period to address the housing needs
of this group.
Programs: Rehabilitation for rental units is currently funded through the City's
HOME program. It is anticipated that approximately 30 rental units, of which
a portion will be 3+ bedrooms, will be rehabilitated over the next twelve month
period. Further applications to the State for HOME funding will continue to
include requests for funding for rental rehabilitation.
The RHA will apply to HUD for additional rental subsidies for large families as
funding becomes available. This target group will be able to participate in the
RHA's Family Self-Sufficiency Program. Additional subsidies for this program
will be acquired if available, through application to HUD.
The City will encourage and support the development of new rental projects
containing larger units. This type of project receives priority consideration
through the Low Income Tax Credit Program. The City will support applications
submitted for consideration through that source. It is anticipated that a
minimum of 20 new affordable rental units will be constructed during the next
twelve month period utilizing CDBG, HOME, and local redevelopment funding.
Of these units, 'it is anticipated that approximately 5 units will be occupied by
households in this priority group.
75
HIGH PRIORITY: OTHER LOW-INCOME (51 TO 80% OF MFI) LARGE AND SMALL
FAMILY RENTER HOUSEHOLDS WHO ARE COST BURDENED OR
RESIDE IN UNITS WITH PHYSICAL DEFECTS (COMBINED GROUPING)
Activities: Rehabilitation of existing rental units, new construction of affordable
rental units in a variety of sizes, and first-time homebuyer's assistance through
direct loans and tax credits will be the primary activities undertaken during the
next twelve months to assist this group. Additionally, rehabilitation assistance
for those homes purchased under the HOME or redevelopment first-time
homebuyers programs will be made available.
Programs: Currently the City operates a Downpayment Assistance Program for
first-time homebuyers which is jointly funded through the Redding
Redevelopment Agency's Low/Mod Fund and the Federal HOME program.
Additionally, the City operates a Mortgage Credit Certificate Program for first-
time homebuyers which offers a federal tax credit to qualified first-time buyers.
These programs act together to qualify lower-income households for private
primary mortgage financing and lower the homebuyer's monthly mortgage
payment through provision of a deferred payment loan used for a portion of the
downpayment. As part of the City's most recent HOME application, a
rehabilitation program for first-time homebuyers was proposed. If funded, the
program will enable new homebuyers to purchase lower cost fixer-upper type
homes and accomplish necessary repairs through a low-interest loan from the
City. To facilitate homeownership by lower-income families, the level of
assistance available is maximized for this population under both programs.
New construction of affordable rental units in a variety of sizes will also be
encouraged and financially supported utilizing CDBG, HOME, and .
redevelopment funding. It is anticipated that a minimum of 20 new affordable
rental units will be constructed during the next twelve month period. Of these
units, it is anticipated that approximately 5 units will be occupied by
households in this priority group.
Rehabilitation assistance for units resided in 'by this income group will be
funded through the Federal HOME program. Approximately 30 rental units will
be rehabilitated during the next twelve month period, with approximately 18
units occupied by households in this priority group.
HIGH PRIORITY: EXTREMELY LOW AND VERY LOW INCOME (0 TO 50% OF MFI)
ELDERLY RENTER HOUSEHOLDS WHO ARE COST BURDENED OR
LIVING IN UNITS WITH PHYSICAL DEFECTS (COMBINED GROUPING)
Activities: New construction of affordable rental units suitable for occupancy
by the elderly, pursuit of additional rental subsidies for this group, and
moderate rehabilitation of existing rental units will be the primary activities
undertaken during the next twelve month period to address the needs of this
priority group.
76
Programs: Increased numbers of rental subsidies specifically for the elderly will
be pursued through HUD. It is unclear at this time how many, if any, additional
subsidies will be made available through HUD.
Rehabilitation assistance for units resided in by this priority group is currently
funded through the Federal HOME program. Application will be made to the
State for additional HOME funding for this purpose during mid 1995. It is
anticipated that approximately 30 rental units will be rehabilitated during the
next twelve month period, with approximately 10 units occupied by households
in this priority group.
New affordable rental housing development will be accomplished by utilizing a
portion of the City's CDBG, HOME, and Low/Mod Fund for this purpose.
Developers will be required to leverage other public and private monies in
addition to any City contribution to proposed projects. During the next twelve
month period a 63-unit affordable senior complex is scheduled to be
constructed utilizing a combination of HUD 202 financing and City CDBG and
redevelopment monies. All of the units will be occupied by households in this
priority group.
HIGH PRIORITY: EXTREMELY LOW, VERY-LOW, AND OTHER LOW INCOME (0 TO
80% OF MFI) OWNER HOUSEHOLDS WHO ARE RESIDING IN UNITS
WITH PHYSICAL DEFECTS (COMBINED GROUPING)
Activities: Moderate and substantial rehabilitation will be the primary activities
pursued over the next twelve months to address the primary housing needs of
this population group.
Programs: Rehabilitation assistance for units resided in by this income group
will be pursued through the federal CDBG and HOME programs, State funding
sources, if available, and the Redding Redevelopment Agency's Set Aside Fund
for Low/Moderate Housing. The City's current Homeowner Rehabilitation
Program utilizes funding from all of these sources. It is anticipated that all
sources will continue to be utilized for this activity as well as any other federal,
state or local source that is available. It is anticipated that 50 single family
homes will be rehabilitated over the next twelve month period.
MEDIUM PRIORITY: OTHER LOW INCOME (51 % TO 80% OF MFI) ELDERLY RENTER
HOUSEHOLDS WHO ARE COST BURDENED OR LIVING IN UNITS WITH
PHYSICAL DEFECTS (COMBINED GROUPING)
Activities: Moderate and substantial rehabilitation including lead-based paint
abatement will be the primary activities pursued over the next twelve months
to assist this group. New construction of,affordable rental units will also be
pursued as a means to address this group's need for greater availability of
affordable housing.
77
Programs: Rehabilitation assistance for units resided in by this income group
will be pursued through the federal HOME program. The City's HOME program
currently is the sole source of funding for rehabilitation of rental units occupied
by lower-income households. It is anticipated that 30 rental units will be
rehabilitated over the next twelve month period.
New construction funding for this group might be available through the City's
CDBG, HOME, and Low/Mod Fund, however, priority will be given to projects
which provide affordable housing for the very-low and extremely low income
groups.
C. ACTIVITIES TO BE UNDERTAKEN - HOMELESSNESS
HIGH PRIORITY: HOMELESS FAMILIES
Activities: The City will continue to provide direct rental assistance in
conjunction with supportive services to this population group as a primary
activity over the next twelve months. Additional support services and facilities
are needed and the provision of such will also be a primary activity. As an
additional activity, the City will continue to participate along with local
providers of services to this population in the establishment of a year-round
emergency shelter facility and increased transitional facilities.
Programs: Over the next twelve months, the Redding Housing Authority will
continue to offer both rental assistance and supportive services to this popul-
ation through its Homeless Assistance Program, its Family Self-Sufficiency
Program, and its Family Unification Program. If funding becomes available
through either the Federal Emergency Shelter Grant Program or the Supportive
Housing Program the City or other appropriate entity will submit an application
for funding.
Support for both emergency shelter facilities and transitional shelter facilities
will continue to be funded through the CDBG program. For fiscal year 1995 -
1996, approximately $73,697 in funding for homeless emergency shelter and
transitional shelter facilities is proposed. This is 50 percent of the total budget
available for public service activities under the CDBG program. Supportive
services targeting this priority group will also receive consideration for funding
through the CDBG program.
HIGH PRIORITY: HOMELESS INDIVIDUALS WITH AND WITHOUT SPECIAL NEEDS
Activities: Many local providers of service to the varied subgroups within this
population will be exploring funding sources and strategies for increasing
service levels over the next twelve months. If appropriate, the City will support
applications for funding by local service providers to federal and state sources.
The City will pursue any available housing subsidies for this population if
available through HUD or the State. CDBG funds will continue to be allocated
for programs which benefit this population. As an additional activity, the City
78
will continue to participate along with local providers of services to this diverse
population in the establishment of a year-round emergency facility and
transitional facilities.
Programs: The City will continue to operate all existing rental
subsidy/supportive service programs which assist this population, including the
Homeless Assistance Program and the State After-Care Program. The City will
encourage appropriate providers of service to this population to pursue any
available Federal or State funding to increase levels of service locally. The City
will explore the feasibility of accessing additional subsidies through the Shelter
Plus Care program and the HOME program for this population group.
D. ACTIVITIES TO BE UNDERTAKEN - SPEC/AL NEEDS
HIGH PRIORITY: NON-HOMELESS PERSONS WITH SPECIAL NEEDS
Activities: The City will continue to provide direct rental assistance through the
RHA for this population as its primary activity. Rental assistance in conjunction
with supportive services will be available for the frail elderly and the disabled
through two existing RHA efforts. Additional Federal and State funding sources
will be pursued as they become available.
Programs: The Redding Housing Authority will provide assistance through its
HOPE for Elderly Independence Program and the State After-Care Program.
Additional funding for these and similar supportive service programs will be
pursued if available. Local providers of service to these population subgroups
will be encouraged to apply for any Federal, State, or local funding which could
increase local service levels to this population.
Financial assistance will continue to be offered to landlord for costs associated
with retrofitting existing units for handicapped accessibility. The terms under
which these funds are made available will be reviewed and revised if possible,
in order to achieve maximum participation by area landlords.
Possible funding sources for either acquisition of existing units for use by this
population or new construction of rental units specifically for both the frail
elderly and those with a variety of disabilities will be explored.
Geographic Distribution
In general, all housing activities undertaken by the City are available city-wide
with the following exception: New affordable housing construction utilizing
redevelopment set-aside funds sited within an active redevelopment project
area will be given priority consideration over projects sited elsewhere in the
City. There are currently two active project areas which encompass
approximately 4,650 acres. Figure 3 illustrates these areas. All other activities
funded by redevelopment funds are equally available citywide.
79
CURRENT PDDING REDEVELOPMENT AGENfY PROJECT AREAS
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FIGURE 3
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Service Delivery and Management
In order to carry forward the Action Plan set forth in this document, a wide
variety of housing and supportive service activities will be undertaken over the
next twelve months by the City, other governmental agencies, private for-profit
entities, and private non-profit organizations. Under each priority category in
Section IV, the entity responsible for conducting the activity is specified. In
general, the City will oversee the administration of the CDBG Program, the
HOME Program,the Redevelopment Agency's Low/Mod Setaside Fund, and the
Section 8 Rental Assistance Program within the City of Redding. (See also
discussion under Section III -Institutional Structure and Intergovernmental
Cooperation/Coordination)
E. OTHER ACT/ONS
Public Policies
Over the next twelve months, the City will continue several activities which will
facilitate affordable housing development in the future.
► The City of Redding through its Planning and Community Development
Department is in the process of revising its entire General Plan. As part
of this project, the availability of vacant land suitable for development of
high density housing will be evaluated. Affordable rental housing is more
likely to be developed at higher densities and for this reason, the City's
land inventory is being reevaluated and where appropriate, vacant land
suitable for high density development will be reclassified to allow such
development.
► Pursuant to current State law, the City will revise its Zoning Ordinance
to specifically allow emergency homeless shelters and transitional
housing facilities within certain zones.
► The City will continue drafting affordable housing development guidelines
which will serve to inform the private for-profit and non-profit
development community of public affordable housing needs and funding
availability and restrictions.
Institutional Structure
(See discussion in Section III - Institutional Structure and Intergovernmental
Cooperation/Coordination)
Lead-Based Paint Hazard Reduction
As identified within the previous discussion in Section I regarding the condition
of the housing stock within the City of Redding it was determined that
81
approximately 6,020 pre-1980 units occupied by lower-income households are
at risk for lead-based paint hazards. While discussions with local health care
providers do not indicate a significant local health problem due to lead-based
paint, the potential for future problems exist as long as the paint is accessible
to humans. The City has for many years taken a proactive approach to
abatement of this hazard and will continue to do so in the future.
All tenants receiving housing assistance through the Redding Housing Authority
are given detailed written and oral information regarding the potential hazards
related to lead-based paint. All units under contract with the RHA are diligently
inspected at lease-up and thereafter on an annual basis. The inspectors are
trained specifically to seek out and identify potential lead-based hazards. Any
such hazards which are identified must be alleviated by the landlord prior to
lease up.
The City's housing rehabilitation efforts have included lead-based paint
abatement for the past 10 years and will continue to do so in the future.
Landlords and homeowners are required to include lead-based paint abatement
if needed within their individual projects. All city-funded rehabilitation work will
be performed in compliance with HUD lead-based paint regulations as contained
in 24 CFR Part 35 regarding the elimination of lead-based paint hazards.
Anti-Poverty Strategy
(See discussion in Section III)
Coordination Efforts
The City is an active participant at numerous levels in the effort to coordinate
provision of social services to the needy in our community. In 1992 the City's
Community Development Advisory Committee undertook the preparation of a
comprehensive community-wide needs assessment study. Consultation with
local service providers, funding sources, and the general public were all critical
elements in the analysis. The conclusions reached through this very detailed
process will guide the expenditures of local CDBG and other public funds for
years into the future.
Coordination of supportive services is an essential element in many of the
City's ongoing programs, especially Family Self-Sufficiency, the Homeless
Assistance Program, and the HOPE for Elderly Independence Program. The City
is committed to facilitating the effective and efficient delivery of social services
within the community and will strive to strengthen understanding and
cooperation among all providers of service to this population groups covered in
this document during the next twelve months.
82
Monitoring Standards and Procedures
The City anticipates monitoring all funds it receives from HUD on a regular
basis both for compliance to statutory and regulatory requirements and, as
importantly, for progress towards meeting objectives set forth in this
document.
All programs that the City operates itself will be subject to internal monthly
reporting requirements. The reports will be reviewed by Community
Development administrative staff and corrective action if needed will be
implemented on a timely basis. The City will report as often as is statutorily
required to all outside funding sources regarding the use of the individual
program funds.
The City is familiar with and follows the requirements for minority business
outreach and recruitment for federally assisted projects. These guidelines will
continue to be followed in all contracts which the City administers utilizing
federal funding.
Outside agencies will be required to report to the City on at least a semi-annual
basis on the use of funds for with the City was the grantee. For programs
which outside agencies were the original grantee, the agencies will be
requested to provide the City with sufficient information to evaluate progress
towards stated objectives and in any required annual report.
Annual progress towards the Consolidated Plan objectives will be assessed both
internally and externally among all community service providers, private
industry, and interested members of the general public. Subsequent allocation
of funding for which the City has direct control, such as CDBG and
redevelopment funding, will take into consideration progress made to achieve
these objectives.
F. COMMUNITYDEVELOPMENTBLOCKGRANTPROGRAMACTIVITIES-FISCAL
YEAR 1995 - 1996
The following Table 3 is the projected use of CDBG funds for the 1995 - 1996
program year by activity category. Complete program descriptions for each
proposed activity are available at the City of Redding Department of Planning
and Community Development.
83
TABLE 3
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 1
Run Time: 16:29:41 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
---------------------------------------------------------------------------------------------------------------------------
1 Housing Rehabilitation 14A CDBG $ 216,500 50 Housing Units
Revolving Loan Fund Rehab; Single-Unit HOME $ 0
Residential / 570.202 ESG $ 0
Low-interest and deferred HOPWA $ 0
home-improvement loans to SUBTOTAL: $ 216,500
homeowners and investor owners PHA Funding $ 0 •
to provide affordable housing Assisted Hsg $ 0
for low-income households. TOTAL: $ 216,500
Prior Year Money? Yes
Helps prevent homelessness? Yes
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: None
Location(s) : CITY WIDE
--------------------------------------------------------------------------------------------------
2 Parkview Neighborhood Project 15 CDBG $ 5,350 400 Housing Unit
- Code Enforcement Code Enforcement / HOME $ 0
570.202(c) ESG $ 0
Clean-up and maintenance of HOPWA $ 0
low-income neighborhood. SUBTOTAL: $ 5,350
Activity includes code PHA Funding $ 0
enforcement inspections of Assisted Hsg $ 0
dwelling units and processing TOTAL: $ 5,350
of compliance letters.
Prior Year Money? No
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (1) - LOW/MOD
AREA BENEFIT
Subrecipient: None
Location(s) : CT & BG
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 2
Run Time: 16:29:45 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
Shasta County: CT 104CT 104
---------------------------------------------------------------------------------------------------------------------------
3 Parkview Neighborhood Project 03E CDBG $ 4,200 1,590 People
- Minor Cleanup Neighborhood Facilities / HOME $ 0 (General)
570.201(c) ESG $ 0
Clean-up and maintenance of HOPWA $ 0
low-income neighborhood. SUBTOTAL: $ 4,200
Activity will provide minor PHA Funding $ 0
cleanup utilizing volunteer Assisted Hsg $ 0
labor and will include TOTAL: $ 4,200
graffiti eradication, hazard
removal in private alleyways, Prior Year Money? No
and general neighborhood clean
up. CDBG funds will assist
with the cost of road base
materials, dump fees, painting
supplies, etc.
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (1) - LOW/MOD
AREA BENEFIT
Subrecipient: None
Location(s) : CT & BG
Shasta County: CT 104
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 3
Run Time: 16:29:48 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
---------------------------------------------------------------------------------------------------------------------------
4 Parkview Neighborhood Project 05D CDBG $ 23,107 350 Youth
- Public Service Activities Youth Services / HOME $ 0
570.201(e) ESG $ 0
Recreational and educational HOPWA $ 0
activities targeted to SUBTOTAL: $ 23,107
low-income youth residing in PHA Funding $ 0 •
impoverished neighborhood. Assisted Hsg $te_ 0
Activities are designed to TOTAL: $ 23,107
improve behavior problems and
to provide an alternative to Prior Year Money? No
gang-related behavior.
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: None
Location(s) : CT & BG
Shasta County: CT 104
----------------------------------------------------------------------------------------------------------------------- -
5 Martin Luther King Jr. Center 03 CDBG $ 77,721 1 Public Facilities
Rehabilitation Public Facilities and HOME $ 0
Improvements (General) / ESG $ 0
Rehabilitation of community 570.201(c) HOPWA $ 0
center located within SUBTOTAL: $ 77,721
low-income neighborhood. PHA Funding $ 0
Assisted Hsg $ 0
TOTAL: $ 77,721
Helps prevent homelessness? No Prior Year Money? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (1) - LOW/MOD
AREA BENEFIT
Subrecipient: None
Location(s) : ADDRESS
1815 Sheridan Street, Redding, CA
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 4
Run Time: 16:29:52 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
---------------------------------------------------------------------------------------------------------------------------
6 Alta Mesa Community Park 03F CDBG $ 32,000 1 Public Facilities
Lighting Project Parks, Recreational HOME $ 0
Facilities / 570.201(c) ESG $ 0
Installation of park lighting HOPWA $ 0
to enhance the safety of park SUBTOTAL: $ 32,000
users and neighboring PHA Funding $ 0
residents by discouraging Assisted Hsg $ 0
illegal activities in the TOTAL: $ 32,000
park. Park is located in a
lower-income neighborhood and Prior Year Money? No
utilized by 51%+ lower-income
persons.
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (1) - LOW/MOD
AREA BENEFIT
Subrecipient: None
Location(s) : ADDRESS
Scorpius Way/Venus Way, Redding, CA
•
---------------------------------------------------------------------------------------------------------------------------
7 Shasta Homeless Shelter 05C CDBG $ 20,000 700 People (General)
Coalition - Seasonal Homeless Homeless Services / HOME $ 0
Sheltr 570.201(e) ESG $ 0
Provide emergency shelter and HOPWA $ 0
food to homeless individuals SUBTOTAL: $ 20,000
and families during the winter PHA Funding $ 0
months. Assisted Hsg $ 0
TOTAL: $ 20,000
Helps prevent homelessness? No Prior Year Money? No
Helps the homeless? Yes
Helps those with HIV or AIDS? Yes
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 5
Run Time: 16:29:57 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
Subrecipient: Non-Section 204
Location(s) : CITY WIDE
----------------------------------------------------------------------------------------------------------------------
8 Shasta Trinity HIV Food Bank 050 CDBG $ 2,510 75 People (Genera )
Computer AIDS Patients / HOME $ 0
570.201(e) ESG $ 0
CDBG assistance would enable HOPWA $ 0
agency to purchase computer SUBTOTAL: $ 2,510
and software in order to PHA Funding $ 0
maintain confidentiality of Assisted Hsg $ 0
client base, to more TOTAL: $ 2,510
effectively distribute limited
food supplies to those most in Prior Year Money? No
need, and to more widely
market the agency's services
to the community.
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? Yes
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: Section 204
Location(s) : CITY WIDE
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 6
Run Time: 16:30:00 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
---------------------------------------------------------------------------------------------------------------------------
9 NCFLSLC - Domestic Violence 05 CDBG $ 5,432 50 People (General)
Perpetrator Program Public Services (General) HOME $ 0
/ 570.201(e) ESG $ 0
Northern California Family HOPWA $ 0
Life Skills Center is SUBTOTAL: $ 5,432
proposing to establish a PHA Funding $ 0
program to provide counseling Assisted Hsg $ 0
to perpetrators of domestic TOTAL: $ 5,432
violence in an attempt to
break the cycle of family Prior Year Money? No
violence.
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: Non-Section 204
Location(s) : CITY WIDE
---------------------------------------------------------------------------------------------------------------------------
10 NVCSS - Safe Project Early 05 CDBG $ 28,354 170 People (General)
Intervention Program Public Services (General) HOME $ 0
/ 570.201(e) ESG $ 0
Northern Valley Catholic HOPWA $ 0
Social Service proposes to SUBTOTAL: $ 28,354
establish a program which PHA Funding $ 0
offers a comprehensive Assisted Hsg $ 0
approach to child abuse and TOTAL: $ 28,354
inadequate parenting through
intervention, training, Prior Year Money? No
counseling, and education to
families at risk.
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 7
Run Time: 16:30:04 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
LIMITED CLIENTELE BENEFIT
Subrecipient: Non-Section 204
Location(s) : CITY WIDE
•
-------------------------------------------------------------- --------------------------------------------------------
11 Shasta Senior Nutrition - 05 CDBG $ 7,500 2,700 People
Emergency Food Program Public Services (General) HOME $ 0 (General)
/ 570.201(e) ESG $ 0
Activity will provide for HOPWA $ 0
transportation costs necessary SUBTOTAL: $ 7,500
to collect donated food to PHA Funding $ 0
distribute to needy Assisted Hsg $ 0
individuals, as well as a TOTAL: $ 7,500
portion of the food costs.
Prior Year Money? No
Helps prevent homelessness? Yes
Helps the homeless? Yes
Helps those with HIV or AIDS? Yes
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: Non-Section 204
Location(s) : CITY WIDE
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 8
Run Time: 16:30:06 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
---------------------------------------------------------------------------------------------------------------------------
12 Shasta County Women's Refuge - 05G CDBG $ 35,000 550 People (General)
Women's Refuge Battered and Abused HOME $ 0
Spouses / 570.201(e) ESG $ 0
Activity will provide for HOPWA $ 0
personnel costs related to SUBTOTAL: $ 35,000
maintaining the ongoing PHA Funding $ 0
operation of the shelter Assisted Hsg $ 0
facility. I TOTAL: $ 35,000
Prior Year Money? No .
Helps prevent homelessness? No
Helps the homeless? Yes
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: Non-Section 204
Location(s) : CITY WIDE
---------------------------------------------------------------------------------------------------------------------------
13 Shasta Housing Development 05C CDBG $ 18,697 80 Households
Corp. - Transitional Housing Homeless Services / HOME $ 0 (General)
570.201(e) ESG $ 0
Activity will assist in the HOPWA $ 0
administrative and personnel SUBTOTAL: $ 18,697
costs associated with the PHA Funding $ 0
Shasta Transitional Assisted Hsg $ 0
Opportunities Program. The TOTAL: $ 18,697
program provides immediate
shelter to homeless families Prior Year Money? No
as well as fostering
self-sufficiency and providing
necessary supportive services
to break the cycle of poverty,
homelessness, and dependency.
Helps prevent homelessness? Yes
Helps the homeless? Yes
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 9
Run Time: 16:30:11 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
LIMITED CLIENTELE BENEFIT
Subrecipient: Non-Section 204
Location(s) : CITY WIDE
-----------------------------------------------------------------------------------------------------------------------�-
14 Fair Housing Activity 05J CDBG $ 7,000 1,600 Households
Fair Housing Activities HOME $ 0 (General)
(Subject to 15% Cap) / ESG $ 0
Information and referral 570.201(e) HOPWA $ 0
service offered to individuals SUBTOTAL: $ 7,000
with fair housing questions PHA Funding $ 0
and issues. Assisted Hsg $ 0
TOTAL: $ 7,000
Prior Year Money? No
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: None
Location(s) : CITY WIDE
-------------------------=-------------------------------------------------------------------------------------------------
15 City of Redding - Handicapped 10 CDBG $ 45,600 11,500 People
Accessibility Improvements Removal -of Architectural HOME $ 0 (General)
Barriers / 570.201(k) ESG $ 0
Activity involves making HOPWA $ 0
improvements to selected SUBTOTAL: $ 45,600
public buildings in order to PHA Funding $ 0
improve handicapped Assisted Hsg $ 0
accessibility to facilities TOTAL: $ 45,600
and services. Public
buildings to be improved are Prior Year Money? No
the Redding Museum building
and the Old City Hall
building.
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 10
Run Time: 16:30:15 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: None
Location(s) : ADDRESS
Old City Hall Building, Redding, CA
Redding Museum Building, Redding, CA
---------------------------------------------------------------------------------------------------------------------------
16 City of Redding - Handicapped 10 CDBG $ 92,623 11,500 People
Ramps Removal of Architectural HOME $ 0 (General)
Barriers / 570.201(k) ESG $ 0
Activity will provide HOPWA $ 0
improvements, specifically SUBTOTAL: $ 92,623
curb cuts at various locations PHA Funding $ 0
throughout the City, to Assisted Hsg $ 0
enhance handicapped TOTAL: $ 92,623
accessibility.
Prior Year Money? No
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: None
Location(s) : CITY WIDE
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 11
Run Time: 16:30:18 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
---------------------------------------------------------------------------------------------------------------------------
17 City of Redding - Audible 10 CDBG $ 34,152 100 People (General)
Pedestrian Signals Removal of Architectural HOME $ 0
Barriers / 570.201(k) ESG $ 0
Activity will provide for the HOPWA $ 0
purchase and installation of SUBTOTAL: $ 34, 152
audible pedestrian signals at PHA Funding $ 0 •
10 signalized intersections Assisted Hsg $ 0
within the City. The project TOTAL: $ 34,152
will enhance the ability of
individuals with vision Prior Year Money? No
impairments to access
facilities adjacent to these
locations.
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: None
Location(s) : CITY WIDE
---------------------------------------------------------------------------------------------------------------------------
18 Shasta Community Health Center 03P CDBG $ 100,000 5,400 Youth
- Pediatric Dental Clinic Health Facilities / HOME $ 0
570.201(c) ESG $ 0
Activity will assist with the HOPWA $ 0
costs associated with the SUBTOTAL: $ 100,000
purchase of an existing dental PHA Funding $ 0
clinic. Services at the Assisted Hsg $ 0
clinic will target low-income TOTAL: $ 100,000
children and other at-risk
populations, such as disabled Prior Year Money? No
children and adults.
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 12
Run Time: 16:30:22 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: Non-Section 204
Location(s) : N/A
---------------------------------------------------------------------------------------------------------------------------
19 Family Service Agency - 03P CDBG $ 5,750 240 People (Gene)
Handicapped Improvements Health Facilities / HOME $ 0
570.201(c) ESG $ 0
Activity will assist with the HOPWA $ 0
costs associated with the SUBTOTAL: $ 5,750
installation of ramps for PHA Funding $ 0
handicapped access to the Assisted Hsg $ 0
Family Service Agency TOTAL: $ 5,750
facility.
Prior Year Money? No
Helps prevent homelessness? No
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (2) - LOW/MOD
LIMITED CLIENTELE BENEFIT
Subrecipient: Non-Section 204
Location(s) : ADDRESS
1724 West Street, Redding, CA •
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page. 13
Run Time: 16:30:25 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
---------------------------------------------------------------------------------------------------------------------------
20 Habitat For Humanity - Site 01 CDBG $ 10,000 1 Housing Units
Acquisition of Real HOME $ 0
Property / 570.201(a) ESG $ 0
Activity will assist with the HOPWA $ 0
costs associated with the SUBTOTAL: $ 10,000
acquisition of a site suitable PHA Funding $ 0
for development of a single Assisted Hsg $ 0
family home to be occupied by TOTAL: $ 10,000
a lower-income household.
Prior Year Money? No
Helps prevent homelessness? Yes
Helps the homeless? No
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: 570.208(a) (3) - LOW/MOD
HOUSING BENEFIT
Subrecipient: Non-Section 204
Location(s) : N/A
------------------------------------------------------------------------------------------------------------------=--------
21 City of Redding Long-Range 20 CDBG $ 99,400 0
Planning Planning / 570.205 HOME $ 0
ESG $ 0
Activity will assist with the HOPWA $ 0
staff costs associated with SUBTOTAL: $ 99,400
the comprehensive update of PHA Funding $ 0
the Redding General Plan. Assisted Hsg $ 0
TOTAL: $ 99,400
Helps prevent homelessness? No
Helps the homeless? No Prior Year Money? Yes
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation:
Subrecipient: None
Location(s) : CITY WIDE
Run Date: 03/17/95 U.S. Department of Housing and Urban Development Page: 14
Run Time: 16:30:27 CPD Consolidated Plan System
Listing of Proposed Projects
Project ID/ Activity Proposed
Local Code Project Title and Description Code/Title/Citation Funding Sources Accomplishments
---------------------------------------------------------------------------------------------------------------------------
22 CDBG General Program 21 CDBG $ 99,400 0
Administration / HOME $ 0
ESG $ 0
General administration of the HOPWA $ 0
CDBG Program. SUBTOTAL: $ 99,400
PHA Funding $ 0
Helps prevent homelessness? No Assisted Hsg $ 0
Helps the homeless? No TOTAL: $ 99,400
Helps those with HIV or AIDS? No
CDBG Ntl Objective Citation: Prior Year Money? No
Subrecipient: None
Location(s) :
•
._... _... _ _ ._. ... . . ...... _ _ _ _.... .. __
SECT/OlV V CERT/F/CAT/ONS
In accordance with the applicable statutes and the regulations governing the Housing
and Community Development Plan regulations, the City of Redding certifies that:
Citizen Participation Plan -- It is following a detailed citizen participation plan which:
1 . Provides for and encourages citizen participation, with particular emphasis on
participation by persons of low and moderate income who are residents of slum
and blighted areas and of areas in which funds are proposed to be used, and
provides for participation of residents in low and moderate income
neighborhoods as defined by the local jurisdiction;
2. Provides citizens with reasonable and timely access to local meetings,
information, and records relating to the grantee's proposed use of funds, as
required by the regulations of the Secretary, and relating to the actual use of
funds under the Act;
3. Provides for technical assistance to groups representative of persons of low and
moderate income that request such assistance in developing proposals with the
level and type of assistance to be determined by the grantee;
4. Provides for public hearings to obtain citizen views and to respond to proposals
and questions at all stages of the community development program, including
at least the development of needs, the review of proposed activities, and
review of program performance, which hearings shall be held after adequate
notice, at times and locations convenient to potential or actual beneficiaries,
and with accommodation for the handicapped;
5. Provides for a timely written answer to written complaints and grievances,
within 15 working days where practicable; and
6. Identifies how the needs of non-English speaking residents will be met in the
case of public hearings where a significant number of non-English speaking
residents can be reasonably expected to participate;
Citizen Participation -- Prior to submission of its housing and community development
plan to HUD, the jurisdiction has:
1 . Met the citizen participation requirements of §91 .xxx
2. Prepared its housing and community development plan and annual use of funds
in accordance with §91 .xxx and made its housing and community development
plan submission available to the public.
98
Affirmatively Further Fair Housing -- The jurisdiction will affirmatively further fair
housing, prepare an analysis of impediments, and maintain records pertaining to
carrying out this certification.
Anti-Discrimination -- The grants will be conducted and administered in compliance
with title VI of the Civil Rights Act of 1964 (42 U.S.C. 2000d), the Fair Housing Act
(42 U.S.C. 3601-3620), the Age Discrimination Act of 1975, Executive Orders
11063, 11625, 12138, 12432 and 12892, Section 504 of the Rehabilitation Act of
1973 (29 U.S.C. 794), the Americans with Disabilities Act (title II) and implementing
regulations.
Anti-displacement and Relocation Plan -- It will comply with the acquisition and
relocation requirements of the Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970, as amended, as required under §91 .xxx and Federal
implementing regulations; and that it has in effect and is following a residential
antidisplacement and relocation assistance plan required under section 104(d) of the
Housing and Community Development Act of 1974, as amended, and the relocation
requirements of §91 .xxx governing optional relocation assistance under section
105(a)(1 1 ) of the Housing and Community Development Act of 1974, as amended;
Drug Free Workplace -- It will or will continue to provide a drug-free workplace by:
1 . Publishing a statement notifying employees that the unlawful manufacture,
distribution, dispensing, possession, or use of a controlled substance is
prohibited in the grantee's workplace and specifying the actions that will be
taken against employees for violation of such prohibition;
2. Establishing an ongoing drug-free awareness program to inform employees
about -
(a) The dangers of drug abuse in the workplace;
(b) The grantee's policy of maintaining a drug-free workplace;
(c) Any available drug counseling, rehabilitation, and employee assistance
programs; and
(d) The penalties that may be imposed upon employees for drug abuse
violations occurring in the workplace;
3. Making it a requirement that each employee to be engaged in the performance
of the grant be given a copy of the statement required by paragraph 1 ;
4. Notifying the employee in the statement required by paragraph 1 that, as a
condition of employment under the grant, the employee will -
99
(a) Abide by the terms of the statement; and
(b) Notify the employer in writing of his or her conviction for a
violation of a criminal drug statute occurring in the workplace no
later than five calendar days after such conviction;
5. Notifying the agency in writing, within ten calendar days after receiving notice
under subparagraph 4(b) from an employee or otherwise receiving actual notice
of such conviction. Employers of convicted employees must provide notice,
including position title, to every grant officer or other designee on whose grant
activity the convicted employee was working, unless the Federal agency has
designated a central point for the receipt of such notices. Notice shall include
the identification number(s) of each affected grant;
6. Taking one of the following actions, within 30 calendar days of receiving notice
under subparagraph 4(b), with respect to any employee who is so convicted -
(a) Taking appropriate personnel action against such an employee, up to and
including termination, consistent with the requirements of the
Rehabilitation Act of 1973, as amended; or
(b) Requiring such employee to participate satisfactorily in a drug abuse
assistance or rehabilitation program approved for such purposes by a
Federal, State, or local health, law enforcement, or other appropriate
agency;
7. Making a good faith effort to continue to maintain a drug-free workplace
through implementation of paragraphs 1, 2, 3, 4, 5 and 6.
8. Place of Performance (Street address, city, county, state, zip code)
760 Parkview Avenue
Redding, Shasta County
California 96001
Check if there are workplaces on file that are not identified here;The
certification with regard to the drug-free workplace required by 24 CFR part 24,
subpart F.
Anti-Lobbying -- To the best of the jurisdiction's knowledge and belief:
1 . No Federal appropriated funds have been paid or will be paid, by or on behalf
of it, to any person, for influencing or attempting to influence an officer or
employee of any agency, a Member of Congress, an officer or employee of
Congress, or an employee of a Member of Congress in connection with the
awarding of any Federal contract, the making of any Federal grant, the making
of any Federal loan, the entering into of any cooperative agreement, and the
100
extension, continuation, renewal, amendment, or modification of any Federal
contract, grant, loan, or cooperative agreement;
2. If any funds other than Federal appropriated funds have been paid or will be
paid to any person for influencing or attempting to influence an officer or
employee of any agency, a Member of Congress, an officer or employee of
Congress, or an employee of a Member of Congress in connection with this
Federal contract, grant, loan, or cooperative agreement, it will complete and
submit Standard Form-LLL, "Disclosure Form to Report Lobbying," in
accordance with its instructions; and
3. It will require that the language of paragraph (n) of this certification be included
in the award documents for all subawards at all tiers (including subcontracts,
subgrants, and contracts under grants, loans, and cooperative agreements); and
that all subrecipients shall certify and disclose accordingly; The jurisdiction is
in compliance with restrictions on lobbying required by 24 CFR part 87,
together with disclosure forms, if required by that part.
Legal Authority -- It possesses legal authority under State and local law to make grant
submissions and to execute a community development and housing programs and the
jurisdiction's governing body has duly adopted or passed as an official act a
resolution, motion or similar action authorizing the person identified as the official
representative of the grantee to submit the housing and community development plan
and amendments thereto and all understandings and assurances contained therein,
and directing and authorizing the person identified as the official representative of the
grantee to act in connection with the submission of the housing and community
development plan and to provide such additional information as may be required;
Applicable Laws -- The jurisdiction will comply with the other provisions of the Acts
covering programs covered by the HCD plan and with other applicable laws.
Signature: Date:
Michael Warren, City Manager
101
SPECIFIC CDBG CERTIFICATIONS
The City of Redding certifies that:
Use of Funds -- It has developed its HCD plan one-year projected use of funds so as
to give maximum feasible priority to activities which benefit low and moderate income
families or aid in the prevention or elimination of slums or blight; (the projected use
of funds may also include activities which the grantee certifies are designed to meet
other community development needs having a particular urgency because existing
conditions pose a serious and immediate threat to the health or welfare of the
community, and other financial resources are not available); except that the aggregate
use of CDBG funds received under section 106 of the Housing and Community
Development Act of 1974, as amended, and if applicable, under section 108 of the
same Act, during program year(s) 1995 - 1996 (a period specified by the grantee
consisting of one, two, or three specific consecutive program years), shall principally
benefit persons of low and moderate income in a manner that ensures that not less
than 70 percent of such funds are used for activities that benefit such persons during
such period;
Community Development Plan -- It has developed a community development plan, for
the period specified in the paragraph above, that identifies community development
and housing needs and specifies both short and long-term community development
objectives that have been developed in accordance with the primary objective and
requirements of the Housing and Community Development Act of 1974, as amended;
Special Assessments -- It will not attempt to recover any capital costs of public
improvements assisted in whole or in part with funds provided under section 106 of
the Housing and Community Development Act of 1974, as amended, or with amounts
resulting from a guarantee under section 108 of the same Act by assessing any
amount against properties owned and occupied by persons of low and moderate
income, including any fee charged or assessment made as a condition of obtaining
access to such public improvements, unless:
1 . Funds received under section 106 of the Housing and Community Development
Act of 1974, as amended, are used to pay the proportion of such fee or
assessment that relates to the capital costs of such public improvements that
are financed from revenue sources other than under Title I of that Act; or
2. For purposes of assessing any amount against properties owned and occupied
by persons of moderate income, the grantee certifies to the Secretary that it
lacks sufficient funds received under section 106 of the Housing and
Community Development Act of 1974, as amended, to comply with the
requirements of subparagraph (1 ) above;
Lead-Based Paint -- Its notification, inspection, testing and abatement procedures
concerning lead-based paint will comply with §570.608;
102
Excessive Force -- It has adopted and is enforcing:
1 . A policy prohibiting the use of excessive force by law enforcement agencies
within its jurisdiction against any individuals engaged in non-violent civil rights
demonstrations; and
2. A policy of enforcing applicable State and local laws against physically barring
entrance to or exit from a facility or location which is the subject of such non-
violent civil rights demonstrations within its jurisdiction;
Signature: Date:
Michael Warren, City Manager
103
SECT/ON V/ ! SUMMARY OF C/T/ZENS' COMMENTS
Pursuant to current regulations, a thirty (30) day public comment period on the draft
Consolidated Plan was held March 20, 1995 through April 19, 1995. A public notice
advertising the availability of the Plan was placed in the most widely distributed local
newspaper on March 24, 1995 and individual notices were mailed to approximately
fifty (50) local social service entities, government agencies, and interested individuals.
A public hearing was conducted by the Community Development Citizen's Advisory
Committee on April 4, 1995 in order to solicit additional comments from the public
on the Plan. As of the close of the public comment period, two oral comments and
two written comments had been received.
An oral comment was received at the April 4, 1995 public hearing from Margaret
Cantrell of the Northern California Family Life Skills Learning Center/Domestic Violence
Program, Inc. Ms. Cantrell requested clarification regarding the content of the Plan
and the length of time it will be in place. In addition, she thanked the Committee for
the Domestic Violence Program's inclusion in the list of activities recommended for
CDBG funding in the 1995-96 program year.
The second oral comment was a request from the Shasta County Mental Health
Department that data from a client survey they conducted be included within the
section in the Plan discussing the local mentally-ill population's needs. The data
consists of information on income and on the incidence of overpaying for housing
among the agency's clients. The narratives in the Plan pertaining to the needs of the
mentally-ill population have been amended where appropriate to include this data.
A written comment was received from the Shasta County Department of Resource
Management thanking the City for including them in the review of the draft Plan.
They stated that the document appeared to be very well done and well organized and
recommended that an additional copy be sent to the director of the Shasta County
Housing/Community Action Agency for review. A copy of the Plan was forwarded
to the director of this agency as recommended.
A written response was received from the Shasta County Department of Public Health
requesting that the Community Health Outreach Program be reconsidered for 1995-96
CDBG funding. The Department stated that, in its opinion, the proposed activity
would address a critical unmet need of the local low-income Southeast Asian
population. The request to include this activity in the programs to be funded during
the 95-96 CDBG program year is beyond the scope of staff's authority and will be
considered at the Council level. If Council determines that the activity should be
funded, the list of activities to be undertaken during the next twelve-month period will
be amended within the Plan.
104
APPENDIX...
GLOSSARY
GENERAL DEFINITIONS USED WITH THE CONSOLIDATED PLAN
Affordable Housing: Affordable housing is generally defined as housing where the
occupant is paying no more than 30 percent of gross income for gross housing costs,
including utility costs.
AIDS and Related Diseases: The disease of Acquired Immunodeficiency Syndrome or
any conditions arising from the etiologic agent for Acquired Immunodeficiency
Syndrome.
Alcohol/Other Drug Addition: A serious and persistent alcohol or other drug addiction
that significantly limits a person's ability to live independently.
Area of Low-Income Concentration: Any census tract with a lower-income resident
population count which exceeds by at least 5 percent the proportion of lower-income
households in the general population.
Area of Racial Concentration: Any census tract which contains a percentage of a
racial or ethnic group of at least 5 percent greater than that found within the general
population.
Cost Burden > 30 percent: The extent to which gross housing costs, including utility
costs, exceed 30 percent of gross income, based on data published by the U. S.
Census Bureau.
Cost Burden > 50 percent (Severe Cost Burden): The extent to which gross housing
costs, including utility costs, exceed 50 percent of gross income, based on data
published by the U. S. Census Bureau.
Disabled Household: A household composed of one or more persons, at least one of
whom is an adult (a person of at least 18 years of age) who has a disability. A person
shall be considered to have a disability if the person is determined to have a physical,
mental or emotional impairment that: (1) is expected to be of long-continued and
indefinite duration; (2) substantially impedes his or her ability to live independently;
and (3) is of such a nature that the ability could be improved by more suitable housing
conditions. A person shall also be considered to have a disability if he or she has a
developmental disability as defined in the Developmental Disabilities Assistance and
Bill of Rights Act (42 U.S.C. 6001-6006). The term also includes the surviving
member or members of any household described in the first sentence of this
paragraph who were living in an assisted unit with the deceased member of the
household at the time of his or her death.
A - 1
Elderly Household: For HUD rental programs, a one- or two-person household in
which the head of the household or spouse is at least 62 years of age.
Elderly Person: A person who is at least 62 years of age.
Existing Homeowner: An owner-occupant of residential property who holds legal title
to the property and who uses the property as his/her principal residence.
Extremely Low Income: Households whose incomes do no exceed 30 percent of the
median income for the area, as determined by HUD with adjustments for smaller and
larger families.
Family Self-Sufficiency (FSS) Program: A program enacted by Section 554 of the
National Affordable Housing Act which directs Public Housing Agencies (PHAs) and
Indian Housing Authorities (IHAs) to use Section 8 assistance under the rental
certificate and rental voucher programs, together with public and private resources to
provide supportive services, to enable participating families to achieve economic
independence and self-sufficiency.
Federal Preference for Admission: The preference given to otherwise eligible
applicants under HUD's rental assistance programs who, at the time they seek
housing assistance, are involuntarily displaced, living in substandard housing, or
paying more than 50 percent of family income for rent.
For Rent: Year-round housing units which are vacant and offered/available for rent
only. (U.S. Census definition.)
For Sale: Year-round housing units which are vacant and offered/available for sale
only. (U.S. Census definition.)
Frail Elderly: An elderly person who is unable to perform at least 3 activities of daily
living (i.e., eating, dressing, bathing, grooming, and household management
activities).
HOME: The HOME Investment Partnerships Program, which is authorized by Title II
of the National Affordable Housing Act.
Homeless Family: Family that includes at least one parent or guardian and one child
under the age of 18, a homeless pregnant woman, or a homeless person in the
process of securing legal custody of a person under the age of 18.
Homeless Individual: An unaccompanied youth (17 years or younger) or an adult (18
years or older) without children.
Homeless Youth: Unaccompanied person 17 years of age or younger who is living in
situations described by terms "sheltered" or "unsheltered."
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Household: One or more persons occupying a housing unit (U. S. Census definition.)
Housing Problems: Households with housing problems include those that: (1 ) occupy
units meeting the definition of Physical Defects; (2) meet the definition of
overcrowded; and (3) meet the definition of cost burden greater than 30 percent.
Housing Unit: An occupied or vacant house, apartment, or a single room (SRO
housing) that is intended as separate living quarters. (U.S. Census definition.)
Large Related: A household of 5 or more persons which includes at least one person
related to the householder by blood, marriage or adoption.
Lead-Based Paint Hazard: Any condition that causes exposure to lead from lead-
contaminated dust, lead-contaminated soil, lead-contaminated paint that is
deteriorated or present in accessible surfaces, friction surfaces, or impact surfaces
that would result in adverse human health effects, as established by the appropriate
Federal agency. (Residential Lead-Based Paint Hazard Reduction Act of 1992
definition.)
LIHTC: (Federal) Low-Income Housing Tax Credit.
Low-Income: Households whose incomes do not exceed 80 percent of the median
income for the area, as determined by HUD with adjustments for smaller and larger
families, except that HUD may establish income ceilings higher or lower than 80
percent of the median for the area on the basis of HUD's findings that such variations
are necessary because of prevailing levels of construction costs or fair market rents,
or unusually high or low family incomes. NOTE: HUD income limits are updated
annually and are available from local HUD offices. (This term corresponds to
moderate-income in the CDBG Program.)
Moderate Income: Households whose incomes are between 81 percent and 95
percent of the median income for the area, as determined by HUD, with adjustments
for smaller or larger families, except that HUD may establish income ceilings higher
or lower than 95 percent of the median for the area on the basis of HUD's findings
that such variations are necessary because of prevailing levels of construction costs
or fair market rents, or unusually high or low family incomes. (This definition is
different than that for the CDBG Program.)
Non-Homeless Persons with Special Needs: Includes frail elderly persons, persons
with AIDS, disabled families, and families participating in organized programs to
achieve economic self-sufficiency.
Occupied Housing Unit: A housing unit that is the usual place of residence of the
occupant(s).
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Other Income: Households whose incomes exceed 80 percent of the median income
for the area, as determined by the Secretary, with adjustments for smaller and larger
families.
Other Low-Income: Households whose incomes are between 51 percent and 80
percent of the median income for the area, as determined by HUD, with adjustments
for smaller and larger families, except that HUD may establish income ceilings higher
or lower than 80 percent of the median for the area on the basis of HUD's findings
that such variations are necessary because of prevailing levels of construction costs
or fair market rents, or unusually high or low family incomes. (This term corresponds
to moderate-income in the CDBG Program.)
Overcrowded: A housing unit containing more than one person per room. (U. S.
Census definition.)
Owner: A household that owns the housing unit it occupies. (U. S. Census
definition.)
Project-Based (Rental) Assistance: Rental Assistance provided for a project, not for
a specific tenant. Tenants receiving project-based rental assistance give up the right
to that assistance upon moving from the project.
Rent Burden > 30 percent (Cost Burden): The extent to which gross rents, including
utility costs, exceed 30 percent of gross income, based on data published by the U.
S. Census Bureau.
Rent Burden > 50 percent (Severe Cost Burden): The extent to which gross rents,
including utility costs, exceed 50 percent of gross income, based on data published
by the U. S. Census Bureau.
Rental Assistance: Rental assistance payments provided as either project-based rental
assistance or tenant-based rental assistance.
Renter: A household that rents the housing unit it occupies, including both units
rented for cash and units occupied without cash payment of rent. (U. S. Census
definition.)
Renter Occupied Unit: Any occupied housing unit that is not owner occupied,
including units rented for cash and those occupied without payment of cash rent.
Service Needs: The particular services identified for special needs populations, which
typically may include transportation, personal care, housekeeping, counseling, meals,
case management, personal emergency response, and other services to prevent
premature institutionalization and assist individuals to continue living independently.
Severe Cost Burden: See Cost Burden > 50 percent.
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Severe Mental Illness: A serious and persistent mental or emotional impairment that
significantly limits a person's ability to live independently.
Sheltered: Families and persons whose primary nighttime residence is a supervised
publicly or privately operated shelter, including emergency shelters, transitional
housing for the homeless, domestic violence shelters, residential shelters for runaway
and homeless youth, and any hotel/motel/apartment voucher arrangement paid
because the person is homeless. This term does not include persons living doubled
up or in overcrowded or substandard conventional housing. Any facility offering
permanent housing is not a shelter, nor are its residents homeless.
Small Related: A household of 2 to 4 persons which includes at least one person
related to the householder by birth, marriage, or adoption.
Substandard Conditions: Dwelling units which exhibit one or more critical structural,
plumbing, and/or electrical deficiency or a combination of intermediate defects in
sufficient number or extent to require considerable repair or rebuilding. Units are also
considered substandard if they do not provide safe and adequate shelter or endanger
the health, safety, or well-being of the occupants.
Substandard Condition and not Suitable for Rehabilitation: Dwelling units that are in
such poor condition as to be neither structurally nor financially feasible for
rehabilitation.
Substandard Condition but Suitable for Rehabilitation: Dwelling units which exhibit
one or more of the deficiencies listed under the above definition of substandard, all
of which can be repaired in conformity with current codes and ordinances for a sum
not-to-exceed the value of the building. Buildings are considered "not suitable for
rehabilitation" when the cost of the needed repairs would exceed the value of the
structure. As property values escalate, some buildings previously determined
"unsuitable for rehabilitation" become "suitable for rehabilitation."
Substantial Rehabilitation: Rehabilitation of residential property at an average cost for
the project in excess of $25,000 per dwelling unit.
Supportive Housing: Housing, including Housing Units and Group Quarters, that have
a supportive environment and includes a planned service component.
Surmortive Services: Services provided to residents of supportive housing for the
purpose of facilitating the independence of residents. Some examples are case
management, medical or psychological counseling and supervision, child care,
transportation, and job training.
Tenant-Based (Rental) Assistance: A form of rental assistance in which the assisted
tenant may move from a dwelling unit with a right to continued assistance. The
assistance is provided for the tenant, not for the project.
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Total Vacant Housing Units: Unoccupied year-round housing units. (U. S. Census
definition.)
Unsheltered: Families and individuals whose primary nighttime residence is a public
or private place not designed for, nor ordinarily used as, a regular sleeping
accommodation for human beings (e.g., streets, parks, alleys).
Vacant Awaiting Occupancy or Held: Vacant year round housing units that have been
rented or sold an are currently awaiting occupancy, and vacant year round housing
units that are held by owners or renters for occasional use. (U. S. Census definition)
Vacant Housing Unit: Unoccupied year-round housing units that are available or
intended for occupancy at any time during the year.
Very Low-Income: Households whose incomes do not exceed 50 percent of the
median area income for the area, as determined by HUD, with adjustments for smaller
and larger families and for areas with unusually high or low incomes, or where needed
because of prevailing levels of construction costs or fair market rents. (This term
corresponds to low-income households in the CDBG Program.)
Worst-Case Needs: Unassisted, very low-income renter households who pay more
than half of their income for rent, live in seriously substandard housing (which
includes homeless people) or have been involuntarily displaced.
Year Round Housing Units: Occupied and vacant housing units intended for year-
round use. (U. S. Census definition.) Housing units for seasonal or migratory use are
excluded.
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