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HomeMy WebLinkAbout06/05/2007, BUS 5 - REQUEST TO THE COUNTY OF SAN LUIS OBISPO TO AMEND ITS AGREEMENT WITH THE HOUSING AUTHORITY (HASLO) council Da. 0-0 A agenda Report dem Nu C I T Y OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Director Prepared By: Peter Brown,Housing Programs Manager SUBJECT: REQUEST TO THE COUNTY OF SAN LUIS OBISPO TO AMEND ITS AGREEMENT WITH THE HOUSING AUTHORITY (HASLO) FOR THE ADMINISTRATION OF EXISTING HOME FUNDS AND REQUEST FOR CITY MATCH AT 100% TO START A FIRST-TIME HOME BUYER PROGRAM. CAO RECOMMENDATION 1. Request the County of San Luis Obispo to amend its Home Investment Partnership Act (HOME) First-Time Buyer Program Agreement with HASLO to designate $231,070 for use within the City of San Luis Obispo. 2. Authorize $231,070 of the City's Affordable Housing Fund dollars to provide a 100%match of City funds to HOME funds, totaling $462,140 to start the City's First Time Home Buyer Program. 3. Authorize staff to work out the implementation details of the First-Time Home Buyer Program with HASLO, specifically the terms of any necessary agreements with program recipients. DISCUSSION Background In April of 2005, the City of San Luis Obispo was awarded $231,070 in HOME funds from the Department of Housing and Urban Development (HUD). These funds were designated to be used for developing a homeownership assistance program, also known as a First Time Homebuyer Program. The Urban County of San Luis Obispo administers Federal funds (HOME, CDBG, ADDI, and ESG) for all participating jurisdictions and serves as the recipient/distributor of these funds from HUD. In order to access the funds, the City of San Luis Obispo must obligate the funds by either entering into a contract with the County which documents how the City intends to use the funds, or by asking that the County to amend their existing contract with the HASLO to include administration of HOME funds designated for use within the City of San Luis Obispo. According to HUD regulations, the funds should be obligated by June 30, 2007 to avoid risk of the grant being lost. Administration of HOME Funds—1"Time Home Buyer Program Page 2 At the time of the original HOME application in 2005 ($250,000), the City also applied for CalHome funds from HCD ($500,000) as well as CDBG funds ($250,000) with the intent of having $1,000,000 to start a City First-Time Buyer Program. Unfortunately, at that time, HCD determined that the City was ineligible for CalHome funds and the CDBG allocation was not approved. HCD has recently informed the City that if a First-Time Homebuyer program is established in 2007, the City will become eligible for CalHome grants in January 2008, since having an existing program is a prerequisite for CalHome eligibility. CalHome funds are State funds allocated through HCD that to date, the City has been ineligible for. CalHome grants funds to local public agencies and nonprofit developers to assist individual households through deferred-payment loans. Along with First-Time Buyer Program assistance, CalHome funds can be used as direct, forgivable loans to assist development projects involving multiple ownership units, including single-family subdivisions. The County will be working with all participating jurisdictions in the coming years to create the most competitive/cooperative CalHome application possible.. By starting this First-Time Buyer Program now, and providing a substantial match to ensure success, the City positions itself for even greater resources and opportunities in the near future. Amendment of County Agreement with HASLO The County has expressed willingness to amend its current HOME-First-Time Buyer Program contract with HASLO to allow for $231,070 to be used within the City. By allocating matching funds at 100% (an additional $231,070) from the City's Affordable Housing Fund to start a First- Time Buyer Program,the City can make greater financial assistance available to qualified buyers. HASLO's Role HASLO serves a key role for the countywide program and would do the same for the City's. Tasks include public outreach, holding "first time homebuyer" seminars, providing training for bank/loan officers on how to process bank loans in conjunction with First-Time Buyer Program loans, inspecting the house to ensure it meets HUD's requirements for quality, ensure that loan transactions are completed and escrow is closed. HASLO also processes First-Time Buyer Program applications and submits requests to the County to do the required federal environmental review (NEPA). The County will do all First-Time Buyer Program loan NEPA clearance work and will prepare trust deeds, promissory notes, and resale agreements for qualified buyers on the City's behalf. The addition of a program with funding specifically designated for use in the City of San Luis Obispo will benefit 10-12 low income (up to 80% of county median income) buyers who will now have an additional resource to purchase their first home. The City's new program is enhanced by having the County and HASLO as active, experienced partners. Matching Funds The 2005 approved HOME application designated the City's Affordable Housing Fund as its match source. At present, the City has committed to providing the minimum amount of 25%. Since the grant applications were not approved for CalHome and CDBG, the City currently has only the Administration of HOME-Funds—151 Time Home Buyer Program Page 3 HOME funds ($231,070) and $46,014 in matching funds to begin the program; a total of$277,084. Recent discussions by Council indicate support for the use of Affordable Housing Funds in new ways to encourage affordability of housing. Providing additional Affordable Housing Funds to match the HOME funds dollar for dollar will make the success of the program more likely. The City's contribution of$231,070 would provide a commitment to the First-Time Buyer Program and a greater pool of money which could enable up to twelve households to benefit from the program as opposed to five or six. The contract with the County targets maximum loan amounts at $40,000, with the intent of providing assistance to as many buyers as possible. Use of Funds and Program Benefits The First-Time Buyer Program could translate to hundreds of dollars in savings in monthly mortgage payments. It will place many households in a position to finally be able to afford their first home. HOME-First-Time Buyer Program funds would be used as low interest, deferred payment (50 year loans, with the first 20 years deferred) second trust deed loans to qualified low-income households for purchase of their first home. The funds can also be used for"gap" financing, down payment assistance, and closing costs and can only be used for first-time home buyers with incomes at 80% or less of the County median. After the 20 year deferred period, both HOME and matching funds would begin to be paid back to the City in a revolving First-Time Buyer Program account. The large "gap" between what a low-income family can afford and the price of a home in San Luis Obispo requires a First-Time Buyer Program. At the start of the program, about 10-12 loans could be funded(or about six if the City provides the minimum match). However, if future funds, such as CalHome grants are secured, more households could benefit and once repayments begins, the City establishes a source of revolving funds to assist achieving the goal of providing affordable housing in the community. Staff believes that First-Time Buyer Program is worthwhile for several reasons: 1. For the families receiving funds it would be a life-changing event not possible without assistance. 2. Ten to twelve more families could become homeowners than if the Federal funds were not pursued and matched. 3. It enables the City to become eligible for CalHome funds in 2008, thus leading to potentially more resources to address affordable housing in the community. If the City is awarded CalHome funds, that grant can be used to expand the First-Time Buyer Program to help more qualified buyers in the future. 4. CalHome funds would combine with the City's federal HOME funds to establish the foundation for a City mortgage assistance program. 5. The Housing Element contains several policies and programs encouraging assistance to first- time home buyers. Foremost among them: a. "Assist with the issuance of bonds, tax credit financing, loan underwriting, or other financial tools to help develop or preserve affordable units through various programs, including, but not Limited to: (1) below-market financing and (2) subsidized mortgages for very-low, low, and moderate income persons and first-time home buyers, and (3) self-help or"sweat equity"homeowner housing." (Program 2.3.9) �- 3 Administration of HOME Funds—15`Time Home Buyer Program Page 4 b. "Actively seek new revenue sources, including State, Federal, and private/nonprofit sources, and financing mechanisms to assist affordable housing development and first- time home buyer assistance programs." (Program 6.3.13) The City is fortunate to have a growing resource through its Inclusionary Housing Ordinance In- Lieu fee collection system, which is the source of the City's Affordable Housing Fund.. Using the fund to leverage State and Federal funds is one of the best ways to maximize effectiveness of these funds. In conjunction with Housing Element incentives like fee waivers and density bonuses, Federal CDBG/HOME funds, and the City's Affordable Housing Fund, the City can make a difference in providing affordable housing to a segment of its population most in need. CONCURRENCES The County Planning Department, HASLO, and the City Attorney concur with this recommendation. FISCAL 11"ACT The proposed 100% match draws down the City's Affordable Housing Fund (currently $2.5 million available) and puts those dollars to work. No impact on the General Fund will result. ALTERNATIVES 1. The Council could decide not to request an amendment to the contract with the County and HASLO for City inclusion, effectively choosing not to begin a First-Time Buyer Program and forfeiting$231,070 in Federal funds. This is not the recommended approach. One of the highest priorities for the Housing Programs Manager is to "aggressively pursue housing grants and loans." The opportunity for these Federal funds would be lost entirely by not entering into the contract. 2. The Council can choose to seek amendment of the contract between the County and HASLO and provide the minimum match requirement of 25% ($46,014) or any other match amount above the minimum. 3. The Council can direct staff to develop a separate contract with the County to administer the HOME funds. This is not recommended because it will incur increased staff time and not fully take advantage of existing resources at the County and with HASLO. CdpbVpbmwnMOME-FIRST-TIME BUYER PROGRAM/CC HOME funds Co HASLO=md wnVact S c4