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01-07-1992 - Comprehensive Housing Affordability Strategy (CHAS)<t TO FROM City Council and City Manager Human Services Department t. City of West Covina r Memorandum AGENDA ITEM NO. A-1 SUMECI•: COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY DATE January 7, 1992 (CHAS) SUMMARY: The Cranston -Gonzalez National Affordable Housing Act requires that all States and localities eligible to receive funds for selected housing programs and Community Development Block Grants submit to HUD for approval a Comprehensive Housing Affordability Strategy (CHAS) which provides an estimate of housing needs over a.five-year period. RACKGRMIND Cities and States are required to submit a Comprehensive Housing Affordability Strategy (CHAS) to HUD prior to application for selected Housing and Community Development Block Grant funds. The CHAS replaces both the Community Development Block Grant Housing Assistance Plan '(HAP) and the Comprehensive Homeless Assistance Plan (CHAP) required under the McKinney Act. The West Covina CHAS reflects goals and policies currently contained in the City's certified 1990 Housing Element of the General Plan. The City's Housing Element is a State -mandated document that provided much of the.information for the CHAS. The CHAS upgrades the statistics contained in the Housing Element from the 1990 U. S. Census data that was unavailable when the Housing Element was completed. PURPOSE AND CONTENT The CHAS provides the City with a plan for the housing and related assistance needs of very low (households'earning less than 50% of the median income of the County); low income (households earning less than 80% of the median* income of the County); and moderate income (households earning less than 120% of the median income of the'County) over a.five-year period. In addition, the CHAS intends to carry out the purposes of the National Affordable Housing Act, which include: A. To provide necessary down payment.assistance; B. To retain affordable housing; C. To'extend and strengthen public and private partnerships in the production and operation of affordable housing; D. To expand and improve Federal rental assistance for very low income families; E. To increase the supply of supportive housing for individuals with special needs. The CHAS contains a description of the City's current and estimated five- year needs for housing for lower income households currently residing or expected to reside in the City. In addition, the CHAS includes a description of the nature and extent of homelessness and the City's strategy for providing shelter and services; a description of the characteristics of the City's housing market; an explanation of how public policy affects the development, maintenance, and improvement of affordable housing; a`description of how Federal funds can leverage other governmental and private resources; a statement setting forth the City's investment a-nd use of other Federal housing funds; a description of the number of public housing units; a description of monitoring procedures; fair housing certification; anti -displacement and relocation provisions; and a statement on the number of families expected to be assisted with HUD funds. City Council_ and City Manager COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) January 7, 1992 Page 2 PROGRAMS COVERED BY THE CHAS The CHAS is required from States and jurisdictions receiving HUD funding under most housing and community development assistance programs. In addition Jo CDBG and the HOME programs, a CHAS is needed for: „A-. HOPE (Homeownership Opportunities for People Everywhere). B. Low-income Housing Preservation Program. C. Homeless assistance programs. D. Shelter plus care programs. E. Section 202 Elderly,Housing' Program. F. Supportive housing for Persons with Disabilities. G. Single Room Occupancy programs (SRO). It -is noted that.a CHAS is not required -at the present time for Section 8 assistance. WEST COVINA'S CURRENT HOUSING NEEDS OF VERY LOW'AND LOW INCOME HOUSEHOLDS A. 2,576 households are in need of rental assistance. Of this total, .364.are elderly households; 1,995 are small families; and 217 are large families. B. 1,243 homeowner households are in need of assistance due to overcrowded conditions, or they are 'spending over 30%.of their income on mortgage payments. Source: 1990 West Covina Housing Element (Table lA) WEST COVINA'S HOUSING -UNIT NEEDS OF FUTURE LOWER INCOME HOUSEHOLDS Very low-income..............143 units Low income...... ..........163 units 306 units Source:. SCAG Regional Housing Needs Assessment 1989-94. y City Council and City Manager COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) January 7, 1992 Page 3 THE FIVE-YEAR STRATEGY Selected policies and actions included in the City's 1990 Housing Element have been included in'the CHAS as the City's five-year Housing Affordability Strategies. Only strategy # 2 is a new strategy that is being proposed in the CHAS. 1. Support and use the Section 8 rental subsidy program when funds are available. 2'.. Investigate the feasibility of developing a locally funded rental subsidy program when funds are available. 3. Assist developers in the development,of housing for lower income households, the elderly; the -disabled, first time home buyers, and young renters. 4: Encourage developers .to use. lower income housing tax credits and other programs that provide financing for affordable units. 5. Establish.programs that encourage the production of new affordable housing with a portion of the Redevelopment housing set -aside funds. Assistance with land acquisition, predevelopment costs, financing or construction costs are appropriate uses of these funds. These funds can also be used for rental rehabilitation programs or mixed use projects. 6. Encourage the provision.of elderly housing through regulation modifications for elderly housing projects. 7. Encourage affordable housing by fast tracking residential projects for lower income households .and reduce fees and charges, as appropriate. 8. Grant reduction of park dedication fees.for senior citizen multi -family developments, when appropriate. 9. Consider modified standards for projects that will provide low income housing when such modifications wi-11 not endanger prospective tenants or the public health, safety, and welfare. These modifications may include an increase in allowable density, zero lot line developments, reduced parking requirements, or other such incentives. 10. Provide fast tracking of residential projects that construct and reserve units specifically for handicapped households, .large households, the elderly,.female headed households, and the homeless. These projects should be monitored after construction to ensure that subsequent tenants are households with special needs. 11. Support neighborhood and non-profit housing groups that facilitate the development of new affordable housing or the upgrade of existing affordable housing in West Covina. These groups have more freedom to explore creative housing solutions than government agencies. 12. Continue to assist agencies providing services to the homeless to develop programs and emergency shelters to address homelessness in the region. 13; Conduct a study on the feasibility of a single -room occupancy project within the City. 1 City.Council and City Manager COMPREHENSIVE HOUSING AFFORDABILITY:STRATEGY (CHAS) ` January..7, 1992 Page 4 14. Make'Federal funds available to.,'owners of housing occupied by lower income households to help them carry out needed home improvements and repairs .,in a.timely manner_: 15,. Continue the allocation of CDBG funds for the.Home Improvement lProgram. 16. Evaluate private and public projects to ensure that development will not result in`the di,splacement.of low"income households. If low income housing units are removed the project'developer shall be required to replace the lost units with an equal amount of.units. 17.. An .inventory of vacant sites indicates that approximately 32 acres of .land are available for possible development of low income housing. This inventory.,shall be kept updated and shared with developers to encourage-.dev:elopment of these sites with affordable housing. 18. Evaluate commercia1.ly and. residentially developed sites whose improvements are deteriorated or where the lo.t.is.underutilized. ONE YEAR ACTION .PLW,:•1.992-1993. (PRQPOSED') Priority # 1 Assist in the development of affordable rental housing for lower income elderly, handicapped; or small families (a minimum of 40 units are planned).' Funding source is Redevelopment set -aside funds Priority # 2 Continue to.pro v.ide no -interest deferred,home improvement loans for lower income homeowners '(a minimum of 60 ,loans are anticipated)- Funding source is the. City's 1992=93`CDBG funds. Priority # 3 Investigate the,feasibility of developing a local rental assistance program for lower income elderly and handicapped or small families on fixed incomes. Funding -source is Redevelopment set -aside funds. REVIEW PROCESS Notice of the a.vai 1 abi l i ty of the draft CHAS was published i n- the 'San Gabriel Val -ley Tribune on November 6, 1991. This notice started the 60-day review period required by HUD:: ° The Human Services Commission reviewed the draft at its meetings of November 12, 1991, and December 10; 1991. Changes are_ incorporated „ i.n the.current document. At,its December 10,1991 meeting, the Commission recommended approval to the City Council. No comments have been received from .the public,at this time.. The 60=day review period ends with this Public Hearing. If'approved, the final draft will be;`sent to HUD by January 10, 1992 for its review. RECOMMENDATION: It is recommended that the City Council approve the Comprehensive Housing Affordability.Strategy (CHAS) and authorize its submission to the .HUD area office. Gus Sala ar Human Services Director GS:ek PROOF OF PU ATION (2015.5 C.C.P.) STATE OF CALIFORNIA, ' County of Los Angeles, I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the above - entitled matter. I am the principal clerk of the printer of the .....San Gabriel V�;l,ey-_�7ay._.Tribwaa. a newspaper of general circulation, printed and published .............................4a.il r---------------...................................-- in the City of..........iilftst-&-QYi.n3................................... County of Los Angeles, and which newspaper has been adjudged a newspaper of general circulation by the Superior Court of the County of Los Angeles, State of California, under the date of -----S.ep_t.--10_,--.-, 19. 5.7., Case Number..:....... �? .4 �11..................... that the notice, of which the annexed is a printed copy (set in type not smaller $an nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to -wit: December .. 2 7................. .................................................. ail in the year 19..9.1. I certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated at .............1est. Covina th December 91 California, this 27.. day of ..................:............... 19........ ............' . .... ........ Signature This a is for the County Clerk's Filing St4MP RECEIVED J A N 7 1992 CITY CLERK'S OFFICE CITY OF WEST COVINA Proof of Publication of NOTICE OF PUBLIC HEARING ............................................................ ....... (CHAS) CITY OF WEST COVINA ••........ CITY OF WEST. COVINA OFFICE OF THE CITY CLERK 7r• NOTICE OF'PUBLIC HEARING.'TO,-BE: HELD BY THE;' WEST."COVINAT CITY; COUNCIL WEST COVINA-` 'COMPREHENSIVE', t%HOUSING AFFORDABILITY STRATEGY (CHAS) Notice is hereby given that a Public Hearing :will;:be held by the City Council of the City o ; West; Covina to receive public;;nput'on,thel Proposed Comprehensive , Housing,• Affordability Strategy (CHAS) a $: The hearing will be' conducted at 7:30 p m : . r Tuesday January .7, 1992, in the West Covina; ` Cuuncil hhumbers 1444 West Garvey Ayenue,'N West Covina, Culiturniu. F.Coptes of the, proposed draft 'CHAS arel.i available for review at the West Covina Public Library, 1601 West Covina Parkway; WestI Covina; the Office of the City Clerk'of West'. Covina, Room 317 of the West`Covina.City,• Hall; and the OMce of Human Services of the 'city of West Covina, Room 207 of ahe Weat ' "'Only, City Hall. ,• i" rtr .i k.. 'Only, through citizen participation can, your. d government build a better City. its acc�sible to the Physically'hanaicappea a .-, n ' Janet Berry" � aS; fir +i, City Clerk.. f PUB. E NO. 10693' _,d=t.c1iibY.:{i CITY OF WEST COVINA COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) JANUARY 7, 1992 WEST COVINA HUMAN'SERVICES DEPARTMENT Il . I 11 City Council Mayor Richard N.Jennings Mayor Pro Tempore Steve Herfiert Councilmember Nancy Manners Councilmember Bradley McFadden Councilmember William "Bill" Tarozzi (In Memoriam) City Manager James E. Starbird Community Services Division Manager Michael L Miller Human Services Department Human Services Director Gus Salazar Superintendent of Recreation & Community Services Gregory W. Jones Human Services Administrator Clarence Markham Recreation Supervisor II Peggy J. Golden Recreation Supervisor II Scott S. Smilowitz Senior Citizen Services Supervisor Patricia S. Bommarito Human Services Coordinator Barbara Banks Department Secretary Irene H. Cook Secretary/Steno Ellen Kallen Human Services ,Commission Chairperson Michael T. Jones Vice Chairperson Harold Wash Roberta "Birdie" Azpeitia Mary J. Btightwell Jake Godown Seymour E. Lichtman Barbara McIntosh Phillip M. Moreno Oliver W. Riggins John Sheety Robert Sotelo Senior Citizen's Commission Chairperson Glen D. Buckingham Vice Chairperson Dolores M. Kowalski Fred M. Gratz Gloria M. Vargas. Appendix B Comprehensive Housing U.S. Department of Housing and Urban Development Affordability Strategy Office of Community Planning i r (CHAS) and Development NammatJYaisdiaimrofs) a<Cormwtium: City of Best Covina Cmrtaot Persons Telephone Number. Gus Salazar/Clarence Markham 818/814-8430 aedre 1444 W. Garvey Avenue P. 0. Box 1440 West Covina, CA 91793 Type of (met are) Slbmissiom Q New Five Year CHAS For Fiscal Year 1991 through Fiscal Year 1996 j Annual Update For Fiscal Year (mark are) Initial Submission 0 Resubmission 0 Amendment ' If an Annual Update, mark one: Parts 4 (Resources) & 5 (Implementation) Only Q Parts 4 & 5, plus minor Changes: (mark all those which apply) Part t - Needs Assessment ❑ Narrative ❑ Tables Part 2 - Market & Inventory Conditions ❑ Narrative ❑ Tables Part 3 - Strategies ❑ Narrative ❑ Tables For a9 amendments, specify the nature of the amendment below and attach amended portions to this cover sheet n r= trbme of Ault wined ol6dak James E. Starbird 1 sfw="& Na: X HUD Approval Name of Authorized Official: X & Date: (9/91) ' CONTENTS INTRODUCTION rI. COMMUNITY PROFILE PAGE ' A. HOUSING NEEDS ASSESSMENT .................................. 1 1. Current Estimates........ ................... ..... 1 2. Future Needs............... 1 3. Homeless Assistance Needs............................. 2 4. At Risk Populations ................................... 2 B. MARKET AND INVENTORY CONDITIONS ............................ 4 1. 2. General Market Conditions.... .................... Housing Conditions ........................ .... 4 8 3. Inventory of Facilities/Services for Homeless Persons. 11 4. Inventory of Facilities/Services for Persons with Other Special Needs ............................ 11 II. FIVE YEAR STRATEGY C. HOUSING AFFORDABILITY STRATEGY ................ 1. Priorities for Assistance ............................. 15 2.. Constraints to Affordable Housing........ ............. 15 III. ONE YEAR ACTION PLAN D. RESOURCES ................................................. 16 1. Community Development Block Grant ..................... 16 2. Redevelopment Set -Aside Funds............ ............ 16 E. IMPLEMENTATION....... ..................................... 16 r1. Priority One .......................................... 16 2. Priority Two .......................................... 17 3. Priority Three..........:............��............... 17 4. Monitoring Plan.. 18 (i) 1 I APPENDIX CHAS TABLE lA Housing Assistance Needs of Low & Moderate Income Households - All Households - White Households - Black Households - Asian Households - Hispanic Households CHAS TABLE 2A Population and Minority Data CHAS TABLE 2B Market and Inventory Conditions Housing Stock Inventory CHAS TABLE 2C Assisted Housing Inventory CHAS TABLE 3 Priorities for Assistance 5-Year Plan ° CHAS TABLE 4/5A Anticipated Resources and Plan for Investment CHAS TABLE 5B Goals for Families to Be Assisted with Housing GENERAL DEFINITIONS CERTIFICATION - UNIFORM RELOCATION ASSISTANCE CERTIFICATION - FAIR HOUSING r -\ INTRODUCTION The Cranston -Gonzalez National Affordable Housing Act of 1990 requires State and local governments -to prepare a Comprehensive Housing Affordability Strategy (CHAS) to receive Federal funds to housing assistance programs and Community Development Block Grant funds. The CHAS incorporates certain elements of 1 the former Housing Assistance Plan (HAP) and will eventually replace that document. The CHAS is a comprehensive planning document that identifies the City's overall need for affordable and supportive housing needs. The CHAS outlines a strategy to address those needs over the next five years. tThe CHAS is divided into three sections, I Community Profile, II Five Year Strategy, and III One -Year Action Plan. The first section summarizes available data on the current housing needs of lower income households, market and inventory conditions, including trends in and housing. The second population section includes a listing of strategies that will guide the City's efforts to affordable housing needs over the next five years. This section is a summary of policies and actions currently listed in the City's 1990 State Certified Housing Element. Priorities for assistance and constraints to affordable housing are described. The third section outlines a one-year action plan, including resources and implementation priorities over the one-year period. Tables have been included in the Appendix for easy referral_ and are listed in the Table of Contents. a 1 1 1 COMMUNITY PROFILE A. HOUSING NEEDS ASSESSMENT r1. Current Estimates The 1990 West Covina Housing Element estimates that 3,383 lower -income 1 households (gross income less than 80% of the County's median income) in the City of West Covina are paying more than 30% of their monthly income on rent or mortgage payments. This situation leaves a reduced share of their monthly income for other necessities such as food, medicine, clothing, and transportation. •� a Table IA indicates that 2,576 lower -income households are in need of rental assistance. This need is further defined for elderly households as 364 households, small families of 2 to 4 related members as 1,995 households, and large families of 5 or more related members as 217 households. The demand for government rental assistance is reflected in the long waiting lists for the limited funds. At this time the Baldwin Park Housing Authority has a waiting list of 903 households. Of these households on the list, approximately 77 are from West Covina. Of these 77, 17 are elderly, 39 are small families, and 21 are large families. The City's Housing Element estimates the needs of lower income homeowner households as 1,243 households. Some of this need is due to overcrowded conditions. 2. Future Needs, The Ci•ty's Housing Element identifies the City's projected housing needs from 1989 to 1994, based on the Southern California Association of Governments' (SCAG) growth forecast for the region. West Covina is expected to need an additional 941 housing units to meet its 1 share of regional growth. To retain an ideal vacancy rate of 2% for single family units and 5% for multi -family units, 166 additional housing units will be needed, plus another 43 units to replace demolition within,the 5-year period. This provides for a total future housing need of 1,150 units. To ensure that all income levels are served, the following projections were adopted: Very low income..................143 units ............ 12.4% Low income......................163 units ............ 14.2% Moderate income.................212 units ............ 18.4% IUpper income ................ .632 units ............ 55.0% Source: SCAG REGIONAL HOUSING NEEDS ASSESSMENT 1989-94. t 1 3. Homeless Assistance Needs The high cost of housing and unemployment have increased the number of persons in poverty. Reduced government subsidies to the poor ' has further contributed to increases in the homeless population throughout the country. The City's 1990 Housing Element notes that homelessness is not a visible problem in the City of West Covina. Accurate information about the homeless in the City is not available at this time. The one measure that we can use is the number of Salvation Army shelter vouchers for a one or two night stay at a local motel. In the past three years the number of vouchers for shelter provided by the City totaled 46. This averages to 1.25 per month. The City does not have a shelter for men. The YWCA does provide shelter for battered women in the adjacent city of Covina. Nearest shelters are located in Pomona, approximately seven miles away. Other local organizations that provide assistance of food and/or shelter include: The American Red Cross-(818/331-8266), Arcadia Presbyterian Church (818/445-7470), Arcadia. Thrift Shop (818/447-2881), Lutheran Social Services (818/962-3579), Salvation Army (213/698-8348), Saint Francis of Rome Church (818/969-1829), and the West Covina Food Bank (818/814-2862). 4. At Risk Populations Certain segments of the City's population are more at risk than others. The following population groups are identified in the City's Housing Element as needing special attention: 1 a. Female Headed Households The 1980 U. S. Census indicate there were 2,664 female -headed households in the City of West Covina. This total (2,664) represented 10% of the total households in 1980 (26,389). Female headed households are usually lower income households and tend to pay a high percentage of their income on housing. These households tend to have a greater need for child care and supportive human services. The 1990 U. S. Census indicated that female -headed households totaled 4,075 households, representing 14% of the City's total households (30,096). These figures represent an increase of 1,411 female -headed households in the ten-year period. Of the total 4,075 female -headed households, 2,543 had related children in the household, compared to 1,572 similar households in 1980. The City's CDBG-funded child care subsidy program participants are over 95% female -headed households living in rental housing. Providing housing opportunities for this group must meet the affordability as well as child care requirements. (2) 1 F b. Elderly Households The special needs of many elderly households result from low fixed incomes, physical disabilities, and dependence on social services. In 1980, there were 11,830 (14.7%) persons 55 years of age of 1 older in the City of West Covina. In 1990, this group had increased to 16,261, representing 17% of the total City population of 96,086 persons. The over-65-years-of-age population increased from 4,475 (5.5%) in 1980 to 8,357 (8.7%) in 1990. There is very little doubt that the elderly population is growing and their housing and support program needs will increase. Table lA identifies a total of 262 very low income elderly households and 102 other low income elderly households in need of housing assistance. c. Large Households Large households are defined as households with five or more members. In 1980 there were 4,305 large households in the City, or 16% of the total households. The average household size was 2.75 persons. In 1990 the U. S. Census identified 6,002 large households representing 19.9% of the total households (30,096) in the City. The average household size increased to 3.18 persons per occupied unit. Large families that are lower income often have difficulty finding rental units they can afford. Table IA identifies a total of 158 very low income large families and 59 other low income large families in the City of West Covina. The housing needs.of large families is complicated because of the shortage of larger housi.ng units available for Section 8 Housing Assistance because of the reluctance of some landlords to rent to large families. The shortage of affordable larger units results in many large 9 households experiencing a.greater degree of overcrowded conditions.. Overcrowded housing is defined as units having.1.01 or more persons per room. The 1980 U. S. Census reported that 1,279 households in the City lived in overcrowded conditions., This represented 4.8% of all occupied housing units in the City at that time. The 1990 U. S. Census identified 3,971 households living in overcrowded -conditions representing 13.1% of the City's households. O B. MARKET AND INVENTORY CONDITIONS 1. General Market Conditions a. Population Trends .. 1 The City of West Covina incorporated with 500 residents in 1923. By 1945 the population of the City had reached 1,621 residents. Between 1950 and 1960 the population ranged from 4,499 to 50,645 residents. The 1990 U. S. Census indicates a total population of 96,086. POPULATION GROWTH YEAR POPULATION 1.950.. .......... ............ 4,499 1960 ................... 50,645 1970............................. 68,034 1980 ............................. 80,291 1994.. 97,191 (SCAG GROWTH FORECAST) 2010 ............................ 134,070 (SCAG GROWTH FORECAST) 1 The SCAG projection for the year 2010 is not expected to be attained due to the shortage of useable vacant land. b. Housing Units 1970 . 1980 1990 Single Family 16,412 (86%) 20,067 (73%) 23,089 (72%) 2-4 units 337 ( 2%) 1,461 ( 5%) 1,441 ( 4%) .5+ units 2,298 (11%) 5,682 (21%) 6,998 (22%) Mobile homes/trailers 99(1%) 165(_1%) 290 ( 1%) Other -- - 310 ( 1% TOTAL 19,146 27,375 *32,128 100%) * Includes 1,016 vacant (3.2%) Source: U.S. Census The City's housing stock is primarily (72%) composed of single-family dwelling units. 2-4 units projects have decreased from 1,461 to 1,441 while 5 or more unit projects have increased from 5,682 units to 6,998 units in 1990. (4) i 1 C. Population Race and Ethnicity 1970 1980 1990 White 57,949 (85%) 52,046 (65%) 38,831 (40.4%) Black 1,271 ( 2%) 4,517 ( 5%) 7,763 ( 8.0%) 1 Asian/Pac. Is. American Indian 4,701 536 ( 6%) ( 1%) 15,675 343 (16.0%) ( .4%) Other 988 ( 1%) 1,637 ( 2%) 221 ( .2%) Hispanic 7,826 (12%) 16,854 (21%) 33,253 (35.0%) 68,034 80,291 96,086 The population trend reflected in the U. S. Census numbers confirm the increased minority population in the City. Projections in the City's Housing Element expect this trend to continue into the future. 1 I I 1 d. Household Income The City's median household income in 1980 was $24,376 as compared to the County's median income of $17,551. This median income made the City an upper income community in the County. Despite this median income, there were 1,284 households (5%) with incomes below the federally -defined poverty level in 1980. It is noted that poverty level thresholds are established by the Federal Bureau of the Census based on national averages. They do not take into account regional variations in the price of food, clothing, and shelter. The estimates are, therefore, much more conservative than the definition of low income households used in other.Federal programs. The Department of Public Social Services estimated the number.of.persons in West Covina receiving aid from'the government in 1988 as 4,467 or 4.7% of the population. Of this total, 3,017 were helped through the Aid to Families with Dependent Children (AFDC). The income information from the 1990 U. S. Census is not available at this time. (5) I e. Age The.changes in the population by age groups is an important factor in determining the general population makeup and possible future housing needs. 1980-90 AGE GROUP 1970 1980 .1990 CHANGE 0-4 4,919 6,082 7,807 + 1,725 5-19 24,863 20,433 21,766 + 1,333 20-24 4,020 8,074 7,951 - 123 25-54 27,728 33,872 42,301 + 8,429 55-64 3,930 7,355 7,904 + 549. 65-74 1,593 3,011 5,589 + 2,578 75 and over 981 1,464 2,768 + 1,304 TOTALS 68,034 80,291 96,086 +15,795 The increase of persons 55 years or older in 10 years totals 4,431 or 28% of the -increase in population. The population 75 years and over increased from 1,438 in 1980 to 2,768 in 1990, an increase of 1,330 persons in the 10-year period. On the other end of the population.the number of children 0-4 increased from 6,116 in 1980 to 7,807 in 1990, an increase of 1,691 children. Of the 7,807 children 0-4 years in 1990, 3,110 were 3-4 years of age and 3,369 were 1 and 2 years of age. These increases are significant in their impact on kindergarten classrooms and child care needs. (6) t 1 i 1 1 1 1 1 1 1 1 1 1 1 1 f. Employment Employment -related factors strongly influence the housing market in terms of regional and local housing distribution, housing costs, and housing type. The labor force in 1980 was 55,986 residents; 41,887 or 74.8% were employed at the time of the 1980 census. The following table illustrates the type of jobs held by West Covina.residents in 1980: Managerial/Professional 10,908 26% Technical/Sales 5.,927 14% Clerical 8,918 21.5% Service 3,871. 9% Farming/Forestry .5% Manufacturing 12,069 29% 41,887 100% The Industrial Commercial Employment Report of the Private Industry Council notes that employment opportunities in the City in 1984 were 39.4% of the total number of employed residents. The majority of these jobs were in retail and service industries rather than manufacturing and managerial/professional held by most residents. Most of employed West. Covina residents held jobs outside the City. The 1990 Census.also noted the following types of employment of City residents: Private/Wage 33,086 79% Self-employed 2,376 5.6% Local Government 4,142 10% State Employees 1,165 3% Federal Employees 935 2% Unpaid family 183 0.4% 41,887 100.0% �7) 1 U 1 2. Housing Conditions a. Age Housing age is a factor in determining the level of rehabilitation need. Older houses often are not built to current building standards. Without proper maintenance,.they are more.likely to experience deterioration over time. The majority of the City's housi.ng inventory was built between 1950 to 1969. This period coincides with the development boom in southern California. More than one-third of the houses were built in the 1950's, making them 30-to-40-year-old houses at this time. Most of these older houses are found in the northern areas of the City. New houses built in the late 1970's and 1980's represent 12% of the housing inventory and are found in the southern areas of the City, mostly in the Woodside Village area. HOUSING AGE YEAR BUILT UNITS PERCENT Before 1939 260 0.84 1940-1949 902 2.90 1950-1959. 11,448 36.82 1960-1969 6,232 20.05 1970-1979 8,533 27.45 1980-1989 3,713 11.94- 31,088 100.00 SOURCE: CALIFORNIA DEPARTMENT OF FINANCE - 1989 tb. Housing. Condition Surveys A 1979 survey of housing conditions showed that 10% of the dwelling units were in need of minor repairs and 0.2% needed major repairs. A 1989 survey showed"that 6% of the dwelling units needed minor repairs and 0.2%.needed major repairs. The 1989 survey confirmed the perception that the City's housing stock is generally in sound condition and residents are maintaining -their homes. The total number of houses surveyed was 18,212, all were single family type units. Of this total, 1,092 (6%-) were found to need minor repairs.. 44 units (.2%) were found to need major repairs. The City's '1989-91 Housing Assistance Plan (HAP) noted 507 units suitable for rehabilitation; 247 of'these units were estimated to be occupied by lower income households. Of the 507 units needing rehabilitation according to the 1989-91 Housing Assistance Plan, 343 were.noted as owner -occupied and 164 units as renter -occupied. 1 (8) c. Owners/Renters Table 2B details the available information on housing conditions ' and selected market conditions. This table shows that 67% (20,063 units) 'are owner -occupied and 33% (10,033 units) are renter -occupied. In 1980, 70% (18,674) of the inventory was owner -occupied while 30% (7,715) were renter -occupied. These figures confirm the relative stability of the tenure of the City's housing inventory in the 1980-90 time period. Over this same period the vacancy rate has stayed.the same, 3.6% in 1980 and 3.2% in 1990. The 1990 U. S. Census showed that 5.8% of the specified rental units (10,657 units) were vacant. The ideal target is a 2% vacancy rate in the single family dwelling units and a 5% vacancy rate for multi -family units. The supply of vacant housing units assures households of.the availability of other units to accommodate their changing needs.. It also serves as a damper to market rents and home prices. Id.. Cost and Affordability The affordability of housing is a major factor in the provision of adequate shelter. In 1980 the median housing value of an owner -occupied home in the City.was $83,300. In 1990, the median value had increased to $205,000. This dramatic increase underscores the difficulty in providing affordable housing for larger families. The median monthly rent in West Covina in 1980 was $328. In 1990 the median rent had increased to $672. A 1989 rent survey showed the following average rents: LOS ANGELES COUNTY UNIT TYPE.- AVERAGE MEDIAN FAIR MARKET RENTS Studio 492 475 532 1 bedroom 543 550 608 2 bedroom 665 670 760 3 bedroom. 824 825 855 4 bedroom This survey showed that in comparison with the maximum rents that HUD will subsidize for'lower income households, West Covina's rents are lower. 'This seems to indicate that there are opportunities for West Covina households to participate in the Section 8 rental assistance program. Unfortunately, funding for the Section 8 rental assistance program has been almost non-existent based on the large waiting lists. (9) 1 e. Overpayment Overpayment for housing is defined as having less than 80% of. the regional median income and paying more than 30% of one's income for housing. In 1980, 90 percent of renter households in the City earning less than $10,000 per year were overpaying for their houses. 67 percent of households earning between $10,000 and $20,000 were also overpaying for their housing. 69 percent of owner households earning less than $10,000 per year were overpaying, as were 41 percent of those earning between $10,000 and $20,000 were overpaying for their housing. SCAG's 1988 Regional Housing Needs Assessment identified the following overpayment needs: Total Households. ............. ...29 711 Low Income Households .......................... 6,566 Overpaying Lower Income Households........ .... 3,799 • Very Low Households. ..... 2,235 Low Households........ .................... 1,564 Renters.... .................................... 2,557 Very Low Households. 1,493 Low Households .............................. 1,064 Owners......................................... 1,242 Very Low Households.. ...... .............. 743 Low Households .............................. 499 Lower Income Households with assistance........ 416 Remaining Overpaying Lower Income Households... 3,383 (11%) f. Assisted Housing The 1988-91 Housing Assistance Plan indicates that a total of 2,670 lower income households are in need of rental subsidies. Of this total, 13.6% are elderly households; 77.9% are small families; and 8.5% are large families. 3.5 percent are other lower income households that were expected to reside in the City by 1991. In addition,.the HAP identified 52 lower income handicapped households in'need'of rental assistance. Table 2C notes that there are 167 project -based Section 8 contracts, of which 83 are for 0-1 bedroom units, 72 are for 2 bedroom units, and 12 are for 3 bedroom units. 'It also notes that there are 324 additional HUD -assisted units, of which 120 are 0-1 bedrooms and 204 are 2 bedrooms. Tenant -based Section 8 contracts totaled 172, of which 92 are 0-1 bedroom units, 64 are-2 bedroom units, and 16 are 3 or more bedroom units. Another 208 units are assisted by State financing, of which 144 are 0-1 bedroom units and 64 are 2 bedroom units. 3. Inventory of Facilities and Services for Homeless Persons As noted in the section on homeless assistance needs, the major assistance sources for shelter are the Salvation Army shelter and food vouchers provided through the City's Human Services Department and Police Department. Most shelters serving the West Covina area are located in Pomona, Pasadena, and Whittier. Food baskets are available through the West Covina Food Bank and the Salvation Army food vouchers. Clothing is available through the Salvation Army thrift shop in the City. 4. Inventory of Facilities and Services for Persons with Other Special Needs The Salvation Army also provides assistance to persons with other needs besides shelter. The City' s Senior Citizens' Assistance Program (SCAP) provides information and assistance with a variety of problems facing the elderly. Westpark Dial -A -Ride transporation service is available free of charge to residents of the City. The West Covina Food Bank serves any person in need of food... The YWCA provides services to battered women for shelter, clothing, food, and counseling and referral to anyone in need of their services. The National Council on Alcoholism operates a drop -in center in Pomona open only to men. The San Gabriel Valley Center for Independent Living is located in Covina and provides a variety of services for persons with disabilities. The San Gabriel Valley Regional Center is located in West Covina and provides services to developmentally disabled individuals and their families. The West Covina Human Services Department contracts with the San Gabriel Valley Fair Housing Council to provide service to persons that feel they have been discriminated against in the rental or purchase of a home. They also provide information regarding tenant rights and provide help in locating lower cost rental housing. Project Sister is an organization that serves West Covina victims of rape and/or sexual abuse. The American Red.Cross has a Chapter office in West Covina and provides assistance to victims of disasters and service personnel. The East Valley Community Health Center provides low-cost health service to lower income families. They are located in West Covina. ' FIVE YEAR STRATEGY The City's 1990 Housing Element was adopted by the West Covina City Council on March 26, 1990. The Housing Element has been reviewed by the State of California, Department of Housing and Community Development, and is in compliance with the State of California State Housing Element Law (Article 10.6 of the Government Code). Section 5 of the Housing Element describes the City's 5-year housing program which includes goals, policies, and actions directed toward meeting the City's identified housing needs which helped identify the needs expressed in this Comprehensive Housing Affordability Strategy for the City of West Covina for the period from October 1, 1991 to September 30, 1996. C. HOUSING.AFFORDABILITY STRATEGIES The City's 1990 Housing Element 5-year housing program is the basis for the City's 5-year housing affordability strategy. Policies and actions from the Housing Element are restated as strategies in the CHAS 5-year Strategy as they pertain to housing affordability and housing needs identified in the Community Profile section. 1. Support and use the Section 8 rental subsidy program when funds are available. 2. Investigate the feasibility of developing a locally funded rental subsidy program for elderly and disabled tenants. 3. Assist developers in the development of housing for lower income households, the elderly, the disabled, first time buyers and young renters. 4. Encourage developers to use lower income housing tax credits and other programs that financing for affordable provide units. h 0 (12) N 1 5. The City shall establish programs that encourage the production of new affordable housing with a portion of the State -mandated set -aside Redevelopment funds. Assistance with land acquisition, predevelopment costs, financing or construction costs are appropriate uses of these funds. These funds can also be used for the rental rehabilitation program or mixed used projects. 6. Encourage the provision.of elderly.housing through regulation modifications for elderly housing projects. ' 7. Encourage affordable housing. The City will facilitate fast tracking of residential projects for low income households and reduce fees and charges, as appropriate. 8. Grant reduction of park dedication fees for senior citizen multi -family developments, when appropriate. 9. Consider modified standards for projects that will provide low-income housing when such modifications will not endanger prospective tenants or the public health, safety, and welfare. These modifications may include an increase in allowable density, zero lot line development, reduced parking requirements, or other such incentives. 10. Provide fast tracking of residential projects that construct and reserve units specifically for handicapped households, large households, the elderly, female -headed households, and the homeless. These . projectsshould be monitored after construction to ensure that subsequent tenants are households with special needs. 1 I (13) 11. Support neighborhood and nonprofit housing groups that facilitate the development of new affordable housing or the upgrade of existing affordable housing in West Covina. These groups have more freedom to explore creative housing solutions than government agencies. 12. Continue to assist agencies providing services to the homeless to develop programs i•n the region. and emergency shelters to address homelessness 13. Conduct a study on the feasibility of a single -room occupancy project within the City. 14. Make Federal funds available to owners of housing occupied by lower -income households to help them carry out needed home improvements and repairs in a timely manner. 15. Continue the allocation of CDBG funds for the Home Improvement Program.. 16. Evaluate private and public projects to ensure that development will not result in the displacement of low income households. If low income housing units are removed, the project developer shall be required to replace the lost units with an equal amount of units. -r 17. An inventory of vacant sites indicates that approximately 32 acres of land is available for possible development of low income housing. This includes a 1.2 acre City -owned parcel currently considered for development of low income senior citizens' housing. This inventory shall be kept updated and shared with developers to encourage development of these sites with low income housing. 18. Evaluate commercially and residentially developed sites whose improvements are deteriorated or where the lot is underutilized. Evaluate the possibility of a more intense residential use on these sites when public facilities can easily accommodate such developments. (14) 1 1 1 u 1. PRIORITIES FOR ASSISTANCE Priorities are outlined in CHAS, Table 3. The rating system.reflected in the table indicates the following assistance priorities: - a. Rental housing'for elderly, handicapped; homeless, and small families through rent subsidies, new construction, and rehabilitation. b. Rehabilitation of existing low income, owner occupied, single family units. c. Support facilities for the elderly, handicapped, homeless, and lower income households. 2. CONSTRAINTS TO AFFORDABLE HOUSING a. Limited Federal and State Funds Affordable housing is difficult to develop. The limited Federal or State subsidy funds hinder the development of new affordable housing units. Restrictive prevailing wage and reporting requirements further discourage developers interested in affordable projects. The limit of Section 8 rental assistance has greatly reduced this type of assistance to households that are forced to pay a high percent of their low income on rent. b. Vacant Land The biggest constraint to the devel.opment of new housing in West Covina is the shortage of vacant,land. The scarcity of housing tends to drive home prices and rents upward and reduces the amount of affordable housing in the City. c. Land Prices Because of the scarcity of vacant land, land prices in the City are tied to the value of developed land. The southern areas of the City command the highest prices. New hillside developments sell from $300,000 to $500,000.`' The northern areas of the City are the least expensive. Homes sell from $130,000 to $200,000. The central portion of the City has homes that range from $150,000 to $250,.000. Vacant single -family -zoned land sells for approximately $7 to $10 per square foot. Vacant multi -family -zoned land sells for $16 to $18 per square foot. (15) ! d. Cost of Construction A 1,500 square foot single family unit would have an average cost of $71,700 and a 1,200.square foot apartment would cost ' $55,440.. Adding land costs to these values would bring a per unit.cost of $151,700 for a single family unit on a 10,000 square foot lot and $103,440 for each multi family unit with an average ' lot size of 3,000 square feet. e. Community Support West Covina has a predominately low -density profile, single family suburban character. The residents of the City do not favor high density developments. Affordable housing is usually - provided in multi family units, which is constrained by the shortage of high density zoning. ' ONE YEAR ACTION PLAN D. RESOURCES 1. Community Development Block Grant The City's 1992-93 Community Development Block Grant is expected to be approximately $650,000. Of this total, the City expects to commit $430,OOO to the Home Improvement Program. This amount is expected to benefit 60 low income homeowners. ! 2. Local Funds - Redvelopment Set -Aside Funds The West Covina Redevelopment set -aside funds are expected to total '. $1,990,000. Of this amount, approximately $300,000 is expected to be committed for new construction of affordable housing. ' 3. Housing Programs Table include 4 5A n / s a umber of housing programs that the City will ' consider as resources to develop affordable housing. Although there are no specific projects identified at this time, they are considered anticipated resources that may become available in the future. Commitments will be made on a project -by -project basis. E. IMPLEMENTATION 1. PRIORITY -ONE To assist development of rental housingfor lower income elderly, y, handicapped,_ or small families. Anticipated Impact Development ofa minimum of 40 units of affordable housing for elderly, ' handicapped, or small families., (16) Funding Redevelopment set -aside funds. iSchedule 1992-93. 2. PRIORITY TWO To provide no -interest deferred home improvement.loans to lower income homeowners. ' Anticipated Impact 60 no -interest deferred loans to 60 low income homeowners. Funding CDBG funds. Schedule 1992-93'. 1 3. PRIORITY THREE Investigate the feasibility of developing a local rental assistance program for lower income elderly and handicapped or small families on fixed income. ' Anticipated Impact Will determine the feasibility of establishing a rental assistance 1 program. Funding Redevelopment set aside funds. Schedule 1992-93. 1 (17) . 4. MONITORING PLAN 1. The CHAS will be reviewed annually by the Human Services Commission and updated every five years. 2. The Human Services Department administers the Home Improvement Program and monitors its progress on a weekly basis. 3. The Redevelopment Agency prepares an annual report to the State on the status and use of the housing set -aside funds. 4. The study and research for a local rental assistance program is expected to be coordinated by the City's Affordable Housing Committee. 5. The Human Services Commission is the formal citizens' group that conducts public input meetings on the use of CDBG funds. Funding Community Development Block Grant. Schedule 1992-93. 0 (18) r � r � � r� rr r >� r � � r � ,r � r �■r � CHAS Table 1 A U.S. Department of Housing and Urban Development Office of Community Planning and Development Housing Assistance Needs of Low & Moderate Income Households Comprehensive Housing Affordability strategy (CHAS) Name of Jurisdiction(s) or Consortium: Five Year Period: FYt thmunhFY- I Ly ut wtbL truvina 10 1 91 9 30 /96 Mark one: Current Estimate as of: (enter date) Five -Year Projected Estimate as of: (enter dale) Mark one: x All Households RaciaVEthnic Group Households: (spedty)' Renters Owners Household by Type, Income, & Housing Problems Fly 1 & 2 Member Households A Small Related (2 to 4) B Large Related (5 or more) C All Other Households D Total Renters _ (E)_ Elderly 1 & 2 Member Households F Small Related (2 to 4) G Large Related (5 or more) H All Other Households I All Owners J _ 1 Very Low Income (0 to 50%)• 2 1,08458 27 With Housing Problems 3. Physical Defects 4. Overcrowded 5. Cost Burden > 30% 6 Cost Burden > 50% 7. Other Low -Income (51 to 80%)' 102 111 59 1,072 67 With Housing Problems —. 9-_." Physical befects 10. Overcrowded Ti___ Cost Burden > 30% 12. Cost Burden > 50% 13.Total Low -Income 364 1,9952 576 14. Moderate Income (81 to 95%)• 15. With Housing Problems 16. Physical Defects 17. Overcrowded 18. Cost Burden > 30% 19. Cost Burden > 50% 20. Middle Income Hshids, 96 to 120% 21. All Households ' See Table 2A for listing of RaciaVEthnic Groups Or, if appropriate, based on HUD income limits with requited statutory adjustments. form HUD-40090 (9191) 2 MM Mon CHAS Table 1 A U.S. Department of Housing and Urban Development Office of Community Planning and Development Housing Assistance Needs of Low & Moderate Income Households Comprehensive Housing Affordability Strategy (CHAS) Name of Jurisdiction(s) or Consortium: Five Year Period: FV- thrmmhFV- UI t.y UT weSL LOVInd 0/1/91 9/30/96 Mark one: O Current Estimate as of: tenter date) 10/1 /91 [] Five -Year Projected Estimate as of: (enter date) Mark one: All Households White 40% 0 Racial/Ethnic Group Households: (specify)' Renters Owners Household by Type'. Income, & Housing Problems ElTerlyElderly 1 & 2 Member Households A) Small Related (2 to 4) B Large Related (5 or more) C All Other Households D Total Renters (E) 1 & 2 Member Households F Small Related (2 to 4) G Large Related (5 or more) H All Other Households I All Owners J 1. Very Low Income (0 to 50%)• 105 433 63 601 2. With Housing Problems 3. Physical Defects 4. Overcrowded 5. Cost Burden > 30% 6. Cost Burden > 50% ' 7. Other Low -Income (51 to 80%)• 41 364 24 429 8. With Housing Problems 9. Physical Defects — — 10. Overcrowded-- — 11 Cost Burden > 30% 12. Cost Burden > 50%. 13.Total Low -Income 146 797 87 1.030 14. Moderate Income (81 to 95%)• 15. With Housing Problems 16. Physical Defects 17. Overcrowded 18. Cost Burden > 30% 19. Cost Burden > 500% 20. Middle Income Hshlds. 96 to 120% 21. All Households ' See Table 2A for listing of Racial/Ethnic Groups Or, if appropriate, based on HUD income limits with required statutory adjustments. form HUD40090 (9/91) CHAS Table 1 A U.S. Department of Housing and Urban Development Office of Community Planning and Development Housing Assistance Needs of Low & Moderate Income Households Comprehensive Housing Affordability strategy (CHAS) Name or.lunsdiction(s) or consortium: Five Year Period: City of West Covina FY: fvough FY: 10/l/91 9/30/96 Mark one: Current Estimate as of: (enter date) 10/1 /91 [� Five -Year Projected Estimate as of: (enter date) Mark one: I W All Households Black 8% Racial/Ethnic Group Households: (speciy) Renters Owners Household by Type, Income, & Housing Problems deny 1 & 2 Member Households A Small Related (2 to 4) B Large Related (5 or more) (C) All Other Households (D) Total Renters E Elderly 1 & 2 Member Households F Small Related (2 to 4) G Large Related (5 or more) H All Other Households I All Owners J 1- vi ry Low income (0 to 50%)* 21 87 13 121 2 With Housing Problems 3. Physical Defects _ 4. Overcrowded 5. Cost Burden'> 30% 6 Cost Burden > 50% 7. Other Low -Income (51 to 80%)• 8 73 86 8. Wiih Housing Problems 9. Physical Defects 10. Overcrowded ' 11. Cost Burden > 30% 12. Cost Burden > 50% 13. Total Low -Income 29 160 18 207 14. Moderate Income (81 to 95%)' 15. With Housing Problems 16. Physical Defects 17. Overcrowded 18. Cost Burden > 300% 19. Cost Burden > 50% 20. Middle Income Hshlds. 96 to 12096 21.All Households See Table 2A for listing of Racial/Ethnic Groups Or, if appropriate, based on HUD income limits with required statutory adjustments. form HUD-40090 (9/91) �r r r man W M w r�� r� CHAS Table 1 A U.S. Department of Housing and Urban Development Office of Community Planning and Development Housing Assistance Needs of Low & Moderate Income Households Comprehensive Housing Affordability Strategy (CHAS) Narne of Jurisdiction(s) or Consortium: Five Year Period: !`44-.. _.c r_r..._i r_..___ FY. ttvounhFY- �, �J W, ..,. �%JV r'ru 0/1/91 9/30/96 Mark one: I— ,�] Current Estimate as of: (enter date) 8/1 / 91 LJ Five -Year Projected Estimate as of: (enter date) Mark one: All Households ® Racial/Ethnic Group Households: (specify)' Asian 17 Renters Owners o Household by Type, Income, & Housing Problems ' Elderly 1 & 2 Member Households Small Related (2 to 4) B Large Related (5 or more) C All Other Households D Total Renters E Elderly 1 & 2 Member Households F Small Related (2 to 4) G Large Related (5 or more) H All Other Households I All Owners J t. Very Low Income (0 to 50%)• 45. 184 27 256 2. With Housing Problems 3 Physical Defects 4. Overcrowded 5. Cost Burden > 301/6 6. Cost Burden > 501/6 7. Other Low-income (51 to 80%)' 17 155 10 182 8. With Housing Problems 9. Physical Defects 10. Overcrowded If. Cost Burden > 30% 12. Cost Burden > 500% 13.Total Low -Income 62 339 37 438 14. Moderate Income (81 to 95%)• 15. With Housing Problems 16. Physical Defects 17 Overcrowded 18. Cost Burden > 301% 19. Cost Burden > 50ro/o 20. Middle Income Hshlds. 96 to 12096 21.All Households ' See Table 2A for listing of RaciabEthnic Groups Or, if appropriate, based on HUD income limits with required statutory adjustments. form HUD-40090 (9/91) CHAS Table 1 A Housing Assistance Needs of Low & Moderate Income Households �r r.r ■r Mr �r srrr �r r �r■r r �r �i U.S. Department of Housing and Urban Development Office of Community Planning and Development Comprehensive Housing Affordabili!y Strategy (CHAS) Name of Jurisdictlon(e) or Consortium: City of West -Covina Five Year Period: FY: through FY: 0/1/91 9/30/96 Mark one: EX] Current Estimate as Of: (enter date) 8/ 1 /91 [] Five -Year Projected Estimate as of: (enter date) Marc one: All Households © Raciat/Ethnic Group Households: (speciy)' H is pan i c 35° Renters Owners Household by Type, Income, & Housing Problems _(A) Elderly 1 & 2 Member Households Small Related (2 to 4) B Large Related (5 or more) C55 All Other Households D Total Renters E Elderly 1 & 2 Member Households F Small Related (2 to 4) G Large Related (5 or more) H All Other Households I - All Owners J 1. Very Low Income (0 to 50%)' 92 9 526 2 With Housing Problems 3 Physical Defects 4 Overcrowded 5. Cost Burden > 301/6 6. Cost Burden > 50% 7. Other Low -Income (51 to 80%)• 363 9 21 376 8 With Housing Problems 9. Physical Defects 10. Overcrowded 11. Cost Burden > 30% 12. Cost Burden > 501% 13.Total Low -Income 14. Moderate Income (81 to 950,6)• 128 698 7 15. With Housing Problems 16. Physical Defects 17. Overcrowded 18. Cost Burden > 300% 19. Cost Burden > 50% 20.Middle Income Hshlds. 96 to 120% 21.All Households See Table 2A for listing of Racial/Elhnic Groups Or, if appropriate, based on HUD income limits with required statutory adjustments. form HUD40090 (9/91) ■ CHAS Table 2A Population and Minority Data Name of Jurisdidon(s) or Consoroum: West Covina Category 1. Total Population 2. White (Non -Hispanic) 3. Black (Non -Hispanic) 4. Hispanic (All races) 5. Native American 6. Asian and Pacific Islanders 7. Group Quarters 8. Institutional 9. Non -Institutional 10. Household Population 1 1 1 i t t f U.S. Department of Housing and Urban Development Office of Community Planning and Development Comprehensive Housing Affordability Strategy (CHAS) Five Year Period: (enter fiscal yrs.) FY: through FY: 10/1/91 19/30/96 1980 Census Data (A) 1990 Census Data or Current Estimate A 80,291 96,086 52,046 38,831 4,517 7,763 16,854 33,253 536 343 4,701 15,675 Others 1,637 221 535 416 0 28 26,389, I 30,096 form HUD-40090 (9/91) I I I 1 CHAS Table 2B Market and Inventory Conditions Housing Stock Inventory U.S. Department of Housing and Urban Development Office of Community Planning and Development Comprehensive Housing Affordability Strategy (CHAS) Name of Jurisdiction(s) or Consortium: City of West Covina Five Year Period: (enter fiscal yrs.) FY: 1991 through FY: 1996 Check one: 19 90 Census Current Estimate as of: (enter date) Category I Total (A) * 0 or 1 bedrooms (8) * 2 bedrooms (C) ,t 3 or more bedrooms (D) 1. Total Year -Round Housing 31,112 2. Total Occupied Units 30,096 3. Renter Occupied Units 10,033 4. Needing Rehab 164 5. Not Rehabbable I -0- 6. Owner Occupied Units 20,063 7. Needing Rehab 343 8. Not Rehabbable -0- 9. Total Vacant Units 1,016 10. For Rent 624 11. Needing Rehab No data 12. Not Rehabbable No data 13. For Sale 197 14. Needing Rehab No data 15. Not Rehabbable No data 16. Awaiting Occupancy or Held No data 17. Other_ No data * No data available on number of bedrooms in units. .1 form HU0 40090 (9/91) CHAS Table 2C U.S. Department of Housing and Urban Development Office of Community Planning and Development Assisted Housing Inventory Comprehensive Housing Affordability Strategy (CHAS) Name of Jurisdiction(s) or Consortium: Five Year Period: (enter fiscal ym) . City of West Covina �' 1991 `�"°"0"�' 1996 Current Estimate as of: (enter date) 9/1/91 Category Total (A) SRO (B) 0 or 1 bedrooms (C) 2 bedrooms (D) 3 or more bedrooms (E) 1. Project Based Tenant Assistance 0 0 0 0 0 2. Public Housing 0 0 0 0 0 3. Section 202 0 0 0 0 0 4. Section 8 167 0 83 72 12 5. Other HUD 324 0 120 204 I 0 s. FmHA 0 0 0 0 0 7. Tenant Based Tenant Assistance 0 0 0 0 0 8. Section 8 172 0 92 64 16 9. Other State/Local 208 0 144 64 0 10.Homeowner Assistance Olive Tree 83 - one bedroom San Bernardino Apartments 96 - two bedroom Mountain Shadows 72 - two bedroom 12 - three bedroom California/Cameron Apartments 120 - one bedroom 108 - two bedroom Heritage Apartments 144 - one bedroom 44 - two bedroom Sentous Apartments. 20 - two bedroom form HUD40090 (9/91) CHAS Table 3 Priorities for Assistance 5-Year Plan Mon. M r=11 M M M s W M r U.S. Department of Housing and Urban Development Office of Community Planning and Development Comprehensive Housing Affordability Strategy (CHAS) Name of Jurisdiction(s) or Consortium: Five Year Period: (enter fiscal yre.) City of West Covina FY: Through FY: 10/1/91 9/30/96 Renters OwnFrs Activity Elderly First -Time Homebu ers Other Persons With Children All Others 1 & 2 Member Small Related Large Related All Other Existing Homeless with Households (2 to 4) (5 or more) Households Homeowners Persons Special Needs A B(ClD E F G H t Very 1. Moderate Rehabilitation / Acquisition 3 3 3 3 1 2 3 2 2 Low -Income Persons . 2. New Construction, Substantial _ Rehabilitation, Related Infrastructure 1 3 3 3 3 2 3 3 2 3. Rental Assistance 1 1 1 1 2 2 4. Homebuyers Assistance 3 3 1 2 2 3 2 3 3 2 1 5. Support Facilities and Services Other 6. Moderate Rehabilitation / Acquisition Low -Income 3 3 3 3 1 3 3 2 2 Persons 7, New Construction, Substantial Rehabilitation, Related Infrastructure 1 2 3 3 3 2 3 2 2 8. Rental Assistance 2 2 2 2 2 2 9. Homebuyers Assistance o 2 3 10. Support Facilities and Services 1 2 2 3 2 3 3 2 2 Revised 9/18/91 form HUD-40090 (9191) CHAS Table 4/5A Anticipated Resources & Plan for Investment M M. M r M r M M M M U.S. Department of Housing and Urban Development Office of Community Planning and Development Comprehensive Housing Affordability Strategy (CHAS) A®ma of Jurled ellon(s) or Consortium: C 1 ty . Of West Covina FF 1992- 93 Funding Source Federal Funds Awarded or to be Awarded to Jurisdiction -- __ Anticipate to be Available (A) Expect to Commit (B) Anticipated resources expected to be committed to projects/activities during FY ($000's) Roha&Ilitat on (C) Acquisition (D) Tenant Assistance (E) New Construction (F) Home Buyer Assistance (G) Panning Grants (H) Support Services (1) Aerating Costs (J) 1. Home 100,000. 100,000 20,000 20,000 10,000 20,000 30,000 2. [lope 1 0 3. hope 2 0 0 4. Ilope3 5. CDBG 25,000 s430,000 25,000 430,000 430,000 25,000 0 0 6. DOE/Other Energy Prg. — 20,000 20,000 10,000 o 10,000 7. Other-- (Specify) ----- 8. 9. Subtotal - Housing 67.5,000 675,000 .460,000 45,000 10,000 30,000 305000 0 10. CDBG (Homeless) o 11. ESG 12. Perm. Housing for Handicapped 13. Transitional Housing 1114. Shelter Plus Care --- 15. Other (Specify) 16. 17. 18.Subtotal - Homeless 19. Total to ,jurisdiction 575,000 575,00o F60,000 45,000 10,000 30,000 30,000 Pape 1 of 3 form NUU-40090 (9/91) r mom M M M M i sir i r� r r M M M M r Funding Source Federal Funds Awarded of to be Awarded W �New Home BuyerConstruction Assistance Planning Grants ... Funding Source Non -Federal Funds Anticipate to be Available (A) Expect to Commit (B) n c pate resources expeote to a commute to projecwwactiviUes ring Y ($Wo's) Rehabilitation (C) Acquisition (D) Tenant Assistance (E) New Construction (F) Home Buyer Assistance (G) Planning Grants (H) Support Services (U Operating Costs W) 41. Total State Funds 42, Total local Funds 1,990,000 300,000 300,000 43. Total Private Funds 44. Total - Non -Federal Funds 1,990,000 300,000 300,000 45. Grand Total All Fundsl 3,416, 500 1,726,5001 510, 000 195,0001 461,500, 530 , 000 30,000 m Page 3 of 3 form HUD-40090 r s r r r r a. r r r �r +�■� r r r r � rr r CHAS Table 5B U.S. Department of Housing and Urban Development Office of Community Planning and Development Goals for Families t0 be Assisted With HousingComprehensive Housing Affordability Strategy (CHAS) Name of Jurisdiction(s) or Consortium: FY: West Covina 1992-93 Renters Owners Assistance Provided Total Total Elderly Totalxts ng irst tme Homebuyers Total by Income Group Section Goals 1 & 2 Member Small Related Large Related All Other Renters Homeowners With Children ers Homeowners 215 Goals Households (2 to 4) (5 or more) Households (A) (B) (C) (D) (E) (F) (G) (H) (1) IJI (K) 1. vary Low-In0%ofMfl)' coma (0 to 50% of 11.5 138 46 62 7 115 23 23 2. Mod Rehab & Acquisition 23 3. New Const, Sub Rehab, 35 35 35 Related Infrastructure 4. Rental Assistance 80 80 11 62 7 115 5. Homebuyer Assistance 8. Support Services 7. Other Low-income 11 37 11 11 (SM ro e0%of wq' - 8. Mod Rehab & Acqui -sition 26 26 26 . 9. New Const, Sub Rehab, Related Infrastructure 1 1 10. Rental Assistance I i. Homebuyer Assistance j 12.. Support Services 13. Tota(Line I and 7) (Lines i and 7) 126 175 57 62 7 126 49 49 14. Other Income 0 (More than 80% of MFI)' IS. Grand Total (Lines 13 and t 4) j 175 57 62 7 126 49 49 'Or, if appropriate, based on HUD Income Omits with required statutory adjustments. form HUD-40090 (9/91) t GENERAL DEFINITIONS USED WITH THE CHAS Affordability Gap: The extent to which gross housing costs, including utility costs, exceed 30 percent of gross income. " 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. Affordable housing has a more specific definition for purposes of completing Table 5B. That definition is included in the instructions for Table 5B. Committed Generally means there has been:a legally binding commitment of funds to a specific project to undertake specific activities. Cosa Burden > 30%: 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 > 5096: 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. Economic Independence and Self -Sufficiency Programs: Programs undertaken by Public Housing Agencies (PHAs) to- promote economic independence and self-sufficiency for participating families. Such programs may include Project' -Self -Sufficiency and Operation Bootstrap programs that originated under earlier Section 8 rental certificate and rental voucher initiatives, as well as the Family Self -Sufficiency program. In -addition, PHAs may operate locally -developed programs or conduct a variety of special projects designed to promote economic independence and self sufficiency. Elderly Household: _ One or two\ person households containing a person at least 62 years of age, and non -elderly handicapped individuals, including those currently institutionalized but who are capable of "group home" living. 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. Family: The head of a household and all other persons living in the same household who are related to the head of household by blood, marriage or adoption. Family Self -Sufficiency tFSSI Program: A program enacted by Section 554 of the National Affordable Housing Act which directs Public Housing Agencies (PHA) and Indian Housing Authorities 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. COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY First Time Homebuyer. An individual or family who has not owned a home during the three- year period preceding the HUD -assisted purchase of a home that must be used as the principal residence of the homebuyer. FmHA: The Farmers Home Administration, or programs it administers. For Rent. Vacant year-round housing units which are offered _for either rent or sale. (as opposed to units strictly for sale). For Sale: Vacant year-round units being offered for sale only. Group Quarters: A facility housing groups of persons not living in households (U.S. Census definition). Examples of group quarters include institutions, dormitories, shelters, military quarters, and other quarters, including SRO housing, where 10 or, more unrelated individuals are housed. HOME: The HOME Investment Partnerships Act, which is Title 11 of the National Affordable Housing Act. Household: Persons living in a housing unit. Housing Problems: A non -duplicative estimate of the number of rental households that have physical defects, are overcrowded, or whose occupants are paying greater than 30 percent of household income for rent (U.S. Census definition). Jurisdictions may expand upon the ' Census. definition or provide an alternative definition. Housing Unit: Houses, apartments, and separate living quarters, including SRO housing, where less than 10 unrelated individuals are housed (U.S.. Census definition). Housing units are distinguished from group quarters. Institutions/Institutional: Group quarters for persons under care or custody (U.S. Census definition). Large Family. A family household with 5 or more members. LIHTC: (Federal) Low -Income Housing Tax Credit. Low/Lower Income: Families or households whose incomes are from 0 to 80 percent of the median income for the area, as determined by the Secretary of HUD, with adjustments for smaller and larger families, and for certain areas. COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY Middle Income Households: Families or households whose incomes are from 96 to 120 percent of the median income for the area, as determined by the Secretary of HUD, with adjustments for smaller or larger families, and for certain areas. Moderate Income Households: Families or households whose incomes are from 81 to 95 percent of the median income for the area, as determined by the Secretary of HUD, with adjustments for smaller or larger families, and for certain areas. "Elderly Non -Elderly Household: A household which does not meet the definition of Household", as defined above. Non -institutional: Group quarters for persons not under care or custody. (U.S. Census definition used in Table 2A.) Occuoied Housing Unit: A housing unit that 'is the -usual place of residence of the occupant(s). Other Household. A household in which the head of the household lives alone or with non - relatives only. "Elderly Households", as defined above, are excluded from this definition. Other Income: Families or 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 lncome: Families or households whose incomes are between 51 percent and 80 percent of the median income for the area, as determined by the Secretary, with adjustments for smaller and larger families. Other Persons with Svecial Needs: Includes persons with AIDS, disabled families, and t families participating in organized programs to achieve economic self-sufficiency. This category does not include homeless. Overcrowded: A housing unit containing more than one person per room. (U.S. Census definition used in Table 1 A.) Physical Defects: A housing unit lacking complete kitchen, bathroom, or electricity (U.S. Census definition used in Table 1 A). Jurisdictions may expand upon the Census definition. Proiect-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. COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY Public Housing C1AP. Public Housing ram. Comprehensive Improvement Assistance Program. 9 Public Housing MROP. Public Housing Major Reconstruction of Obsolete Projects. Rent Burden > 30% (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. Rent Burden > 50% (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. Renter Occupied Unit: Any occupied housing unit that is not owner occupied, including units rented for cash and those occupied without payment of cash. Section 215. Section 215 of Title II of the National Affordable Housing Act. Section 215 defines what constitutes "affordable" housing projects under the Title li HOME program. 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%. Sheltered. • Families and persons whose primary nighttime residence is a supervised publicly or privately operated shelter (e.g., emergency, transitional, battered women, and homeless youth shelters; and commercial hotels or motels used to house the homeless). Sheltered homeless does not include any individual imprisoned or otherwise detained pursuant to an Act of Congress. or State law. Small Family., A 2, 3, or 4 member family household, which is not an "Elderly household", as defined above. Substandard: Housing which does not meet the minimum State Housing Code (i.e. does not provide shelter, endangers the health, safety or well being of occupants), and is in need of replacement)._ (From ,City's HAP.) Suitable for Rehabilitation: Substandard units which are structurally sound and for which the cost of rehabilitation will not exceed the lower 80% of the replacement cost or 80% of the market value after rehabilitation of the improvements less land value (from City's HAP). COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY t ' Supportive Housing. Housing with a supporting environment, such as group homes or Single Room Occupancy (SRO) housing and other housing that includes a planned service component. Supportive Service Need in FSS Plan: The plan that PHAs administering a Family Self - Sufficiency program are required to develop to identify the services they will provide to participating families and the source of funding for those services. The supportive services may include child care; transportation; remedial education; education for completion of secondary or post secondary schooling; job training, preparation and counseling; substance abuse treatment and counseling; training in homemaking had parenting skills; money management, and household management; counseling in homeownership; job development and placement; follow-up assistance after job placement; and other appropriate services. Supportive 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 Assistance: Rental assistance payments provided as either project -based rental assistance or tenant -based rental assistance. Tenant -Based Rental Assistance: I st ce• A firm 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. Unsheltered: Families and individuals whose primary nighttime residence is a public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings (e.g., the street, sidewalks, cars, vacant and abandoned buildings). Vacant Awaiting Occupancy or Held. Year-round housing units held for settlement of an estate or held (off the market) for other reasons. Vacant Housing Unit: Unoccupied year-round housing units that are available or intended for occupancy at any time during the year. Very Low Income: Families whose income does not exceed 50 percent of the median family income for the area, as determined by the Secretary, with adjustments for smaller -and larger families. Year -Round Housing: All occupied units and vacant units available for, or intended for, year- round use. (U.S. Census definition used in Table 28.) TN:ps CHAS\APPA COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY 1 t Comprehensive. Housing Affordibility Strategy (CHAS) t Certification The jurisdiction hereby certifies that it will affirmatively further fair housing. Signature of Certifying Official X James E. Starbird � Certification The jurisdiction hereby ceriifies that it will comply with the requirements of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended, implementing regulations at 49 CFR 24, and the requirements governing the residential antidisplacement and relocation assistance plan under section 104(d) of the Housing and Community Development Act of 1974 (including a certification that the jurisdiction is following such a plan). Signature of Certifying Official X James E. Starbird Note: The jurisdiction's execution of these certifications acknowledges that it will maintain supporting evidence, which shall be kept available for inspection by the Secretary, the Comptroller General of the United States or its designees, the Inspector General or its designees, and the public. 4 U.S. Government Printing Office 1991-312-228/40002