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HomeMy WebLinkAboutGPA 11-04; HOUSING ELEMENT PROGRAM 2.1 UPDATED TIMELINES; DEL MAR HOUSING ELEMENT 2005-2010; 2007-06-04Section 6. Housing Plan This Section, the five-year Housing Plan is the centerpiece of the 2005-2010 Housing Element for Del Mar. It sets forth the City's goals, policies, and programs to address Del Mar's identified housing needs. Many of the policies and programs have been adopted by the City and are already being implemented. Other polices and programs, as noted, are in the process of review and potential adoption by the City but are not yet in an implementation phase. For those that are in the process of review and implementation, the City will take the formal steps of holding public hearings within six months of the certification of this Housing Element Update. Some of the code amendments may be batched together for review and, as necessary, CEQA determination. The potential code amendments that would be subject to this review schedule are noted in the five-year objective segments that follow in this Section. Fair Share of Regional Housing Needs The San Diego Association of Governments (SANDAG) has established the City's share of regional housing growth needs as 25 additional units provided by new construction for the 2005-2010 period to accommodate households with the following income distribution: • Very-low income (0-50% County MFI) • Low-income (51-80% of County MFI) • Moderate income (81-120% of County MFI) • Above-moderate income (> 120% of County MFI) 6 units 4 units 5 units 10 units The following Goals and Policies identify the means by which the City will attempt to achieve its share of regional housing needs. A. Goals and Policies • To conserve and improve the existing stock of affordable housing; • To encourage adequate provision of a variety of housing opportunities; and • To promote equal housing opportunities. Conservation and Improvement It is the City's goal to preserve the existing housing stock and to avoid a degree of physical decline that would require a larger rehabilitation effort to restore the quality and value of housing in Del Mar. As a community with high land and housing costs, it is important that the City continue to pursue a variety of programs to conserve affordable housing opportunities for all residents. 2005-2010 Housing Element -51- City of Del Mar Adopted on June 4, 2007 Housing Goal 1: To conserve and improve the existing stock of affordable housing in Del Mar. Policy 1.1: Continue to preserve the existing Low-and Moderate-Income housing units within the City. Policy 1.2: Continue to utilize the City's code enforcement program to ensure compliance with City codes. Housing Opportunities The City of Del Mar encourages the production and provision of new housing units that offer a wide range of housing types. This will ensure the provision of a balanced inventory of housing in terms of unit type (e.g. single-family residential, apartments, second units, mixed residential/commercial). Providing resources that increase the affordability of existing units also will provide additional affordable housing opportunities within the City. Housing Goal 2: To encourage adequate provision of a wide range of housing by location, type, and price to meet the existing and future needs of Del Mar. Policy 2.1: Provide a variety of residential development opportunities in the City, including single-family homes, townhomes, apartments, condominiums, affordable Second Units, and residential mixed-use projects to fulfill regional housing needs. Policy 2.2: Encourage the production of housing for all segments of the Del Mar population, including thos~ with special needs. Policy 2.3: Facilitate the development of affordable housing by offering incentives, such as density and floor area ratio bonuses; reduced processing fees; reduced parking requirements for affordable housing projects. Policy 2.4:-Identify and participate in programs, such as Rental Subsidy and Shared Housing, which provide alternative affordable housing opportunities, other than new construction. Fair Housing In order to provide for the housing needs of all economic segments of the community, the City must ensure that equal and fair housing opportunities are available to all residents. Housing Goal 3: To promote equal opportunity for all residents to reside in the housing of their choice. Policy 3.1: Prohibit discrimination in the sale or rental of housing with regard to race, color, religion, sex, familial status, disability, and national origin. 2005-2010 Housing Element -52- City of Del Mar Adopted on June 4, 2007 Policy 3.2: Continue to further fair housing choices through actively expanding housing opportunities and removing impediments to fair housing. B. Housing Programs The goals and policies contained in this Housing Element update address Del Mar's identified housing needs and how they are to be implemented through a series of housing programs. Housing programs define the specific actions the City will take to achieve the goals and policies identified in this Housing Element update. The City of Del Mar's overall housing program strategy for addressing its housing needs has been grouped into the following actions: • Conserving and improving the City existing housing stock; • Providing adequate sites to achieve a variety and diversity of housing; • Assisting in the development of new affordable housing; • Assisting in the opportunities for use of existing affordable housing; • Removing governmental constraints on development; and • Promoting equal housing opportunities. Housing programs identified in this section include programs currently in operation and new programs that have been introduced to address the City's unmet housing needs. It should be noted that some of the introduced programs are under consideration by the Del Mar City Council and are, therefore, not yet in effect. The Housing Program Summary located at the end of this section summarizes the five-year goals of each housing program, along with identifying the program funding source, responsible agency, and time-frame for consideration/implementation. Conserving and Improving Existing Housing Given the high cost of land in Del Mar and the age of existing residential units, a comprehensive program to preserve and improve existing housing, particularly affordable -housing, is critical in addressing safe and affordable housing to most of the members of the community. 1. Condominium Conversion Ordinance: There is a limited supply of rental units in the City, particularly in multi-family structures ( 4+ units). Many rental units are potentially subject to condominium conversion. Without City action, such conversions would result in an overall loss in overall rental stock. Retention of existing rental units also preserves the low-and moderate-income housing stock in Del Mar. _ However, it is also recognized that condominium conversions also generally offer the lowest priced home ownership opportunities. The City's Condominium Conversion Ordinance is designed to allow the creation of affordable for-sale housing opportunities while also minimizing the loss of rental units available for persons in low-and moderate-income households. As a condition of any conversion of existing apartments of three or more units to con~ominiums, the 2005-2010 Housing Element -53 - City of Del Mar Adopted on June 4, 2007 Del Mar Municipal Code requires that two-thirds of the units be set aside and reserved, (for a period of no less than 30 years) for rental to tenants qualified by the County Housing Authority as meeting Section 8 Rental Assistance requirements. The Municipal Code also requires that an in-lieu fee be paid for duplexes being converted to condominiums, stock cooperatives or community apartment projects. In-lieu fees collected through this program are deposited into the City's Housing Assistance Reserve which is used, in part, for rental subsidies for lower-income households. Five-Year Objectives: • The City will continue to implement the Condominium Conversion Ordinance to preserve the existing stock of rental units, and will utilize the in-lieu fees to construct new units, assist the displaced households, or provide rent subsidies to increase the affordability of other, existing rental units. In the next year, the City wiil examine the existing level of the housing in-lieu fee to see if an increase in rates is appropriate to mitigate projects that have an impact on affordable housing. The revised figure could be an increased flat fee fluctuating with inflation, or it could be based on a percentage of the market value of the apartments to be converted to condominiums. • Although not strictly a condominium conversion issue, in the 2005-2110 cycle, the City will explore whether the Zoning Code should be modified to require the payment of an in-lieu mitigation fee to offset the loss of rental stock in projects involving the removal of multiple dwelling units from a property and their replacement with smaller number ofresidential units. 2. Preservation of Non-conforming Multi-Family Densities: Most affordable housing opportunities in Del Mar are provided in large non-conforming multi-family buildings. To preserve the affordable multi-family housing stock, the City's Zoning Ordinance allows the reconstruction and alteration of non-conforming multi-family developments of three or more units without a requirement that the structural non- conformities be abated. This ordinance also allows the preservation of multi-family buildings that are non-conforming with respect to residential densities. While this ordinance allows for the reconstruction of apartments with non-conforming densities, it does not allow their conversion to a condominium form of ownership. Five-Year Objectives: • The City will continue to allow the preservation of current, non-conforming residential densities for multi-family developments of three or more units. In this housing cycle, the City will also evaluate whether to adopt an amendment to the Code that would also allow the owner of an existing multi-family apartment building(s) which is non-conforming with respect to residential density, to convert the building(s) to condominiums. The authorization for the conversion would include a requirement that a percentage of the units 2005-2010 Housing Element -54- City of Del Mar Adopted on June 4, 2007 within the building(s) be set aside for affordable housing with that requirement recorded against the deed for the property. As part of this analysis, the City will consider whether the set-aside requirement described above should be coupled with application of the in-lieu fee requirement for those apartments that are converted to condominiums, or whether the set-aside requirement would be the sole mitigation. 3. Code Enforcement: Housing maintenance in Del Mar has not been perceived as a major issue in the City. Nevertheless, Del Mar implements a code enforcement program to correct housing and building code violations and does so on a complaint basis. Del Mar adopted the Uniform Building Code (UBC) and contracts with the EsGil Corporation to enforce the UBC. Zoning code enforcement is provided by the City. The City attempts to encourage the landowners to voluntarily correct zoning violations before pursuing more formal Code Enforcement actions. However, when such attempts fail, the City uses the Administrative Citation process and other legal actions to gain compliance. Five-Year Objectives: • The City will continue to enforce the Zoning Ordinance and will also contract with the EsGil Corporation to enforce the UBC. Provision of Adequate Sites A key element in satisfying the housing needs of all segments of the community is the provision of adequate sites for housing of all types, sizes, and prices. 4. Community Development Element and Zoning Ordinance: The Community Development Element of the Del Mar Community Plan designates land within the City for a range of residential densities ranging from 1 to 17 .6 units per acre. The following aspects of the Zoning Ordinance facilitate affordable development: • The development standards for the mixed in the Professional Commercial, North Commercial, and Central Commercial land use designations which currently allow construction of a [single] dwelling unit as an accessory to an allowed use within the referenced zones. The standards for the Residential- Commercial zone allow two dwelling units on sites that conform with the minimum lot-size standards for the zone. • Provisions and incentives for the construction of affordable Second Units in zoning districts otherwise limited to single family residential. • Density bonuses for qualifying projects. With the densities allowed and the provisions listed above, the residential development capacity under the Del Mar Land Use Plan provides sufficient land to 2005-2010 Housing Element -55- City of Del Mar Adopted on June 4, 2007 meet the City's remaining 25-unit share of regional housing growth needs for the 2005-2010 period. Five-Year Objectives: • The City will continue to implement and augment the Community Development Element and Zoning Ordinance. The objective is to construct 25 Affordable Income housing units during the 2005-20 IO period. • The City will maintain an inventory of sites suitable for residential development and provide that information to interested developers. • In the 2005-2010 cycle, the City will explore modifying the allowed residential density for mixed-use projects in the City's commercial zones. The modification would include an increase from the current limitation of one dwelling unit per project site. The increase would be coupled with stipulations to ensure that the additional residential units would be located and designed in a manner so as not to interfere with the City's on-going commercial revitalization efforts. This change in zoning standards would be in keeping with the City's goal of participating in the Smart Growth concept identified in SANDAG's Regional Comprehensive Plan. 5. Sites for Homeless Shelters/Transitional Housing: The City of Del Mar has an estimated homeless population of 30 persons or less. The majority of these homeless persons are day laborers and seasonal farm workers. Although Del Mar currently is not developed with any transitional housing facility or emergency shelter for the homeless, the Zoning Code is structured to accommodate each. Pursuant to State law, a community care facility for six or fewer persons may not be treated differently than family dwellings of the same type in the same zone. A community care facility also includes any residential facility, residential care facility for the elderly, day care agencies, home-finding agencies, small group homes, and foster family homes. Therefore, small group homes for six or fewer persons can be located in any of the City's residential districts by right. Along with congregations in neighboring jurisdictions St. Peter's Church in Del Mar participates in the annual Interfaith Shelter Network Rotating Shelter. This program provides temporary housing for homeless persons from September to May. The shelter rotates from congregation to congregation, operating two weeks at a time. Participation in the Rotating Shelter Program by Del Mar congregations provides homeless shelter opportunities within the City. The Del Mar Fairgrounds also contains housing units for its Fair and Horse Racing seasons but which hold the potential to provide emergency housing during other periods of the year. 2005-2010 Housing Element -56- City of Del Mar Adopted on June 4, 2007 Five-Year Objectives: • The City will continue to permit community care facilities through various zoning provisions, As part of this Housing Element Update, the City will modify the Zoning Code to change the minimum distance required between Large Scale Community Care Facilities from the current 1,000 ft. minimum to a 500 ft, thereby further accommodating their construction. • The City will continue to encourage local congregations to participate with the Interfaith Shelter Network Rotating Shelter. • The City will actively work to encourage the 22nd District Agricultural Association (DAA) and Thoroughbred Club to utilize. existing seasonal housing units located within the Del Mar Fairgrounds to provide emergency housing when the seasonal housing units are not occupied. Assist in Development and Provision of Affordable Housing New construction is a major source of housing for prospective homeowners and renters. However, with limited land available for new development and the high cost of the land that is available, other programs are also required to provide affordable housing opportunities. 6. Rental Subsidy: The City's Rental Subsidy Program currently provides rent subsidies to eight (8) very-low income individuals/households, with incomes less than 50% of the median family income for San Diego County. This program recognizes the constraints to the construction of new affordable housing that exist in Del Mar namely the extremely high cost of land. The Rental Subsidy Program is funded through the use of in-lieu mitigation fees collected from subdivisions of land into IO parcels or more, and from two-unit condominium conversions. Community Development Block Grant (CDBG) funds are also used to help finance the rental subsidies. Five-Year Objectives: • The City will continue to utilize a variety of funding sources, including CDBG, General Fund, and Housing In-lieu Fee monies to provide rent subsidies to income-qualified households. In the 2005-2010 hosing cycle, the City will continue the Rental Subsidy Program but with a goal to increase the number served by the program from the current eight individuals/families to 16 individuals/families by the end of the cycle. In recognition of the current high levels ofrental rates in the region in general and Del Mar in particular, the City will also explore whether to also increase the amount of monthly fees paid for the individuals/families enrolled in the program. 2005-2010 Housing Element -57- City of Del Mar Adopted on June 4, 2007 7. Second-Unit Program: The City has adopted a Second-Unit Ordinance to allow the construction of a second dwelling unit [Second-Unit] on properties otherwise zoned for single-family development, provided the Second-Unit is made available as affordable housing. Due to limited available land within the City, Second Unit construction is a very important element to the City in its efforts to provide affordable housing. The ordinance applies to the Very Low Density (Rl-40), Modified Low Density (Rl-14), Low Density (Rl-10), and Low Density-Beach (Rl-l0B) districts, and allows a Second-Unit to be constructed within these districts if the following conditions are met: • The parcel meets the minimum lot size specified for the underlying zone; • The Second-Unit does not exceed 550 square feet in area; • The rental fee charged for the Second-Unit is affordable to individuals.that qualify as low-income; • The Second-Unit is deed-restricted for rental to only low-income individuals for at least 30 years; • The Second-Unit does not exceed a building height of 14 feet and is at least 6 feet from any other structure (if it is to be a detached structure); • The property is not located within the Bluff/Slope and Canyon, Open Space, Historic, Coastal Bluffs or Lagoon Overlay zones; and • One parking space ( covered or uncovered) is provided. To facilitate the development of Second-Units, the ordinance waives the garage parking requirement for Second-Units and requires only one on-site parking space for the Second-Unit (rather than the garage parking otherwise required). It also waives the time-consuming process for receipt of a Design Review Permit. Five-Year Objectives: • In the 2005-2010 cycle, the City will continue to allow and promote the construction of affordable Second-Units by increasing the public awareness of the program. The specific goal is to see 10 new Second-Units constructed during the 2005-2010 period. • In the 2005-2010 cycle, the City will evaluate adoption of an amnesty • program· that would allow an existing non-permitted Second-Unit on a property in a single-family residential zone to gain a legal status, provided the unit meets the requirements of the Second-Unit Program, including requirements for rental rates and associated deed restrictions. • In the 2005-2010 cycle, the City will evaluate adoption of an amendment to the Zoning Ordinance to provide additional incentives for property owners to pursue construction of Second-Units. The incentives to be considered (in addition to those listed above) will include, but not be limited to, the following: 2005-2010 Housing Element -58- City of Del Mar Adopted on June 4, 2007 1) A Floor Area Ratio (FAR) exemption ofup to 550 sq. ft. of bulk floor area for Second-Unit projects. This 550-sq. ft. figure is commensurate with the maximum size of a Second-Unit allowed under the program. 2) An allowance for building encroachment into a maximum of one half of the otherwise-required rear-yard and/or interior side yard setbacks. 8. Shared Housing Program: Since February 1995, Del Mar has had a program to provide shared housing opportunities within the City. The program was originally administered by Lifeline Community Services and is now administered by another non-profit organization, Del Mar Community Connections. The Shared Housing Program provides free roommate referral service to help Del Mar residents find a person to share their home. The program also helps local senior citizens locate a helper to live in their house and assist around the house in exchange for free rent. Between 1999 and 2005, roughly 600 persons registered with the Shared Housing Program and 80 persons were matched. Other referral services provided by Del Mar Community Connections include: job counseling, emergency shelter, tenant-landlord legal advice, meals on wheels, mediations, and senior care. Even though contracting with Del Mar Community Connections will not result in the construction of new affordable housing, Del Mar is committed to provide housing-related assistance in a manner that is both feasible and responsive to the needs of those in the City. Five-Year Objectives: • The City will continue to provide shared housing services to residents of Del Mar to achieve at least five credits under the affordable housing goal. (Every 60 months of matched housing is counted for one shared housing credit under SANDAG's affordable housing goal system.) • The City will continue to work with <;:ommunity Connections to keep records on the duration of each shared housing match. This will allow-the City to track housing accomplishment( s) and to evaluate the program's -effectiyeness. 9. Section 8 Rental Assistance Program: Since 1976, Del Mar has been a member of the San Diego County Housing Authority and its Section 8 Housing Assistance Program. The Section 8 Rental Assistance program extends rental assistance to very- low income families and elderly persons who spend more than 30% of their income on rent. The assistance represents the difference between the excess of 30% of the monthly income and the actual rent. The Section 8 Program is separate and distinct from the City's Rental Subsidy Program. Five-Year Objectives: • Continue to contract with the San Diego County Housing Authority to administer the Section 8 Rental Assistance Program. 2005-2010 Housing Element -59- City of Del Mar Adopted on June 4, 2007 • Support the County Housing Authority's applications for additional Section 8 allocation. • Promote the Section 8 Rental Assistance Program to owners and residents of City-approved Second Units. 10. Density Bonus: The City of Del Mar has adopted ordinances to implement the State density bonus law. Under the ordinances, a project qualifies for a density bonus if it meets one of the foilowing criteria: a developer allocates at least 20% of the units in a housing project to lower-income households, or 10% for very-low income households, or at least 50% for "qualifying residents" (e.g. seniors). For qualifying projects, the City must either: a) grant a density bonus of 25%, along with one additional regulatory concession to ensure that the housing development will be produced at a reduced cost, or, b) provide other incentives of equivalent financial value based upon the land cost per dwelling unit. The developer must agree to and the City must ensure continued affordability of all lower income density bonus units for a minimum 30-year period. Density bonuses are regulated by Chapter 30.90 of the Del Mar Municipal Code. Five-Year Objectives: • T)le City will continue to enforce Chapter 30.90 of its Municipal Code implementing State density bonus standards. • The City will continue to educate citizens and prospective applicants of the opportunities under the City's density bonus ordinance. 11. Transitional Housing/Homeless Shelter Program: Del Mar's current Zoning Code does not specifically identify transitional housing or homeless shelters as an allowable use within the various zoning districts. It is the City's goal to amend the Zoning Code to identify zoning districts where such facilities may be located. Five-Year Objectives: • In the 2005-2010 cycle, the City will begin its review of the Zoning Code for revisions to specifically address appropriate locations, standards and procedures for development of transitional housing and homeless shelters. 12. Subdivisions/Inclusionary Affordable Housing Program: The City adopted an inclusionary ordinance for subdivisions resulting in 10 lots or more. The ordinance requires that a proposed subdivision of land resulting in 10 lots or more pay in-lieu fees or set aside one of every 10 lots for rental to very-low income households. The in-lieu fees may be used to construct new affordable housing, or to subsidize the rental fees of existing units. 2005-2010 Housing Element -60- City of Del Mar Adopted on June 4, 2007 Five-Year Objective: • The City will continue to apply the Inclusionary Ordinance to proposed subdivisions when applicable. In the 2005-2010 cycle, the City will also explore the appropriateness of extending the set aside/in-lieu fee requirement to also apply to three-, four-and five-lot subdivisions. Consideration of this amendment to the subdivision ordinance would have to balance the desirability of establishing mitigation for affordable housing against the perceived barrier that the set aside or in-lieu requirement might dissuade property owners from pursuing subdivisions that would otherwise increase the number of sites available for new housing units. In the 2005-1010 cycle, the City will also explore a revision to the Zoning Code to require that an in-lieu fee be paid to mitigate the loss of housing stock when a site containing with multiple rental units is redeveloped with a project that decreases the number of dwelling units on the property. 13. Coastal Zone Requirements: As the entire City is located in the coastal zone, Government Code Section 65588(d) requires the City to include each of the following in its Housing Element: • 1) A review of the number of housing units approved for construction within the coastal zone after January 1, 1982; 2) The number of housing units for persons and families of low-or moderate- income provided in new housing developments either within the coastal zone or within three miles of the coastal zone; 3) The number of existing residential units occupied by persons and families of low- or moderate-income that have been authorized to be demolished or converted since January 1, 1982 in the coastal zone; and 4) The number of residential units for persons and families of low-or moderate- income that have been required for replacement of units. Five-Year Objectives: • The City will continue to monitor and maintain records regarding the affordability of new construction, conversion, and demolition of residential units within the City limits in order to comply with the Coastal Act. 14. Affordable Housing Funding: The City provides funding for Rental Subsidy Program through the use of CDBG funds and In-lieu fees deposited into the City's Housing Assistance Reserve. However, the funding levels from these sources are limited. The State HCD administers a wide variety of affordable housing programs, some of which are available to the City to help provide permanent or long-term affordable housing opportunities in Del Mar. 2005-2010 Housing Element -61- City of Del Mar Adopted on June 4, 2007 Five-Year Objectives: • The City will continue to monitor and evaluate available State funding programs for use in the provision of affordable housing. • The City will continue to work with lo~al non-profit housing organizations to apply for available state funding to implement additional affordable housing programs. • As the funds in the Housing Assistance Reserve accrue, the City may be in a position to pursue acquisition of land for construction of an affordable housing project, either on its own or by partnering with a non-profit housing agency. However, due to the cost of land for acquisition and the level of funding available, there is no immediate proposal for an affordable housing project. Removal of Governmental Constraints Under State law, the Del Mar Housing Program must, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. The following programs are designed to remove or reduce governmental constraints to housing development. 15. Fee Waiver Program: Waiving the development fees for affordable housing developments reduces the cost of construction, and increases the affordability of the units for lower-income households. Five-Year Objectives: • The City will continue its waiver programs and policies for affordable housing projects. 16. Streamline Development Processing Program: Streamlining the development process for affordable housing development reduces the cost associated with holding land until it can be developed. Five-Year Objectives: • The City will continue to implement the development processing streamlining program for affordable housing development proposals. Under this program, affordable housing development will be guaranteed priority processing. Promote Equal Housing Opportunities In order to make adequate provision for the housing needs of all economic segments of the community, the Housing Program must include measures that promote housing 2005-2010 Housing Element -62- City of Del Mar Adopted on June 4, 2007 opportunities for all persons regardless of race, religion, sex, family size, martial status, ancestry, national origin, color, age, or physical disability. 17. Housing for Persons with Disabilities / Reasonable Accommodation Process: Streamlining processing of waivers for modifications to buildings necessary to make them suitable for a person with disabilities helps to remove constraints to such housing. Five-Year Objectives: • The City will consider the adoption of a reasonable accommodation process for approval of structural modification projects that would make a building suitable for a person with disabilities; • The City will continue to provide the public in general, and architects in particular, about the benefits for adoption of Universal Design elements of the Uniform Building Code. • In the 2005 -2010 cycle, the City will explore a modification of the zoning code to allow an exemption from floor area ratio (FAR) calculations for [minimum] residences that require additional building area solely to meet accessibility requirements. 18. Fair Housing: For many years, Del Mar contracted Lifeline Community Services (Lifeline) to coordinate shared housing opportunities in the City and to provide mediation and legal assistance to residents of Del Mar. These services are now provided by Del Mar Community Connections. Five-Year Objectives: • Del Mar will continue to contract with Del Mar Community Contacts or similar agencies to assure unrestricted access to housing in the community. • The City will assist in program outreach through the support of Del Mar Community Connections to disperse information throughout the community regarding Del Mar Community Connections services. • In the 2005-2010 cycle, the City will continue to work with Del Mar Community Connections to provide services for the elderly and those with other special needs. 2005-2010 Housing Element -63 - City of Del Mar Adopted on June 4, 2007 Housing Program Summary Housing Program Program Objectives I Conserving and Improving Existing Housing 1. Condominium Protect existing rental units Conversion Ordinance from conversion to Program condominiums and thereby preserve the City's stock of rental housing. Also, consider an amendment to regulations that would allow a limited number of condominium conversions of high-density apartments when such proposals are accompanied by a requirement to set aside some of the units for (deed restricted) affordable housing. 2. Preservation ofNon-Preserve existing, non- conforming Multi-family conforming multi-family Densities densities within the City. 3. Code Enforcement Ensure the maintenance of existing housing stock. 2005-2010 Housing Element 5-Year Objective and I Funding Responsible Time Frame Source Agency • Continued implementation of In-lieu fees Planning the Condominium Conversion deposited in Department Ordinance (including in-lieu the City's mitigation fees and, in cases Housing of conversion of three or more Assistance apartments, setting side units Reserve for deed-restricted affordable housing). • In 2007, review the housing mitigation in-lieu fee to determine if the fee should be increased both_ to discourage the loss of rental units and also to accumulate more mitigation: fees to fund affordable housing programs. • In 2007, schedule review of a code amendment that would require payment of a housing mitigation fee for projects that involve the net reduction of housing stock. • Continue to allow the Implemented Planning retention nonconforming through Department multi-family developments of Planning three or more units. Department • In 2007, schedule review of a Budget code amendment to allow the conversion of nonconforming apartments (density) when conversion is accompanied by set-aside and/or other affordable housing requirement. • Continue to enforce the UBC Implemented Planning and Zoning Ordinance. through Department and Planning Building Department Department Budget -64- City of Del Mar Adopted on June 4, 2007 Housing Program Program Objectives I Provision of Adequate Sites 4. Community Provide a range ofresidential Development Element development opportunities and Zoning Ordinance through appropriate land use designations. 5. Sites for Homeless Provide for sites for the Sheltersffransitional development and Housing opportunities for the provision of housing for the homeless. 2005-2010 Housing Element 5-Year Objective and Funding Responsible Time Frame Source Agency • Continue to implement and Implemented Planning augment the Community through Department Plan's Development Element Planning and Zoning Ordinance to Department accommodate a minimum of Budget twenty-five (25) new residential units during the five-year Housing Cycle, a portion of which would be devoted to affordable housing. • Continue to maintain an inventory of sites suitable for residential development. • In 2007, amend the Zoning Ordinance to increase the allowable residential density of the City's Central Commercial and Professional Commercial from the existing one unit per site so as to provide opportunities for the development of mixed-use commercial/residential projects. • Continue to permit Implemented Planning community care facilities through Department, through various zoning Planning Assistance from provisions. In 2007, adopt a Department HCD code amendment to further Budget reduce the required distance between such facilities. • Encourage local participation with rotating homeless/emergency shelter providers. • Actively solicit the assistance ofHCD to convince the 22nd Agricultural District to utilize existing housing units located within the 22nd District Agricultural Association [Fairgrounds site] to provide emergency housing during the winter months. • 65- City of Del Mar Adopted on June 4, 2007 I Program Objectives I 5-Year Objective and I Funding I Responsible Housing Program Time Frame Source Agency Assist in Development and Provision of Affordable Housing 6. Rental Subsidy Increase the number of opportunities for rentals in Del Mar by persons of Low and Very Low Income levels. 7. Second-Unit Program Facilitate the development of affordable housing through the construction of second dwelling units on properties otherwise limited to single- family use. 8. Shared Housing Program Assist lower income persons in locating shared housing opportunities. 2005-2010 Housing Element • Continue to utilize a variety of CDBGand Planning funding sources, including In-lieu fees, Department, Del CDBG, General Fund, and deposited in Mar Housing collected in-lieu fee monies to the Housing Corporation, and provide rent subsidies to Assistance the non-profit income qualified households. Reserve Del Mar For the 2005-2010 housing Community cycle, the objective is to Connections increase the number of (DMCC) and individuals / families served County of San by the programs from eight to Diego sixteen. • In 2007, consider increases to the extent ofrental subsidy funds provided for program participants. • Continue to allow and Implemented Planning promote the construction of through Department affordable second units by Planning increasing public awareness Department of the second-unit program Budget through the distribution of educational pamphlets. The objective is to construct 10 new second units during the 2005-2010 Housing Cycle. • In 2007, develop and promote a program to legalize existing non-permitted second units, including deed restricting the units for rental to Low Income individuals this as part of the objective to legalize 10 new units during 2005-2010 Housing Cycle. • In 2007, pursue amendments to the Zoning Code_ to provide for Floor Area Ratio (FAR) and setback exemptions for second units, thereby creating an additional incentive for the construction of second dwelling units. • Continue to provide shared Implemented Planning housing. byDMMC Department, Del • Maintain detailed records to in part Mar Housing allow for the tracking of data through Corporation, and for the duration of each shared funds from DMMC housing match. the City's Housing Assistance Reserve -66- City of Del Mar Adopted on June 4, 2007 Housing Program Program Objectives 9. Section 8 Rental Extend rental subsidies to Assistance Program Very Low and Low Income households. 10. Density Bonus Encourage development of housing for seniors and lower income households through provision of density bonuses. 11. Transitional Housing/ Facilitate the provision of Homeless Shelter transitional housing and Program homeless shelters. 12 Subdivision Inclusionary Ensure new development Affordable Housing assists in the provision of Program affordable housing. 13. Coastal Zone Comply with Coastal Zone Requirements regulations regarding affordable housing. 14. Affordable Housing Pursue construction of an Program affordable housing project(s) either as a City development or in partnership with a non- profit or for profit developer using accrued funds in the City's Housing Reserve, grants, and other sources, as available. Removal of Governmental Constraints 15. Fee Waiver Program Reduce the cost of developing affordable housing by waiving development fees. 2005-2010 Housing Element 5-Year Objective and Funding Responsible Time Frame Source Agency • Ongoing program HUD County of San administered by the San Section 8 Diego Housing Diego Housing Authority. Certificates Department • Continued support of County and Housing Authority's annual Vouchers applications for additional Section 8 allocations. • Promote Section 8 program to second-unit owners. • Continue to offer density Implemented Planning bonus as provided in the through Department Municipal Code. Planning • Inform residential Department development applicants of Budget opportunities for density bonuses. • In 2007, begin review of the Implemented Planning Zoning Code for revisions to through Department specifically address the Planning location, development Department standards, and procedures for Budget transitional housing and homeless shelters. • Continue to apply the Department Planning Inclusionary Ordinance to Budget and Department proposed subdivisions, when In-lieu Fees applicable. • In 2008, consider an amendment to also apply the set-aside mitigation requirement to subdivisions of three, four and five lots, which are currently exempt from the mitigation requirements. • Continue to monitor and Implemented Planning maintain records regarding the through Department and affordability of new Planning Coastal construction, conversion, and Department Commission demolition ofresidential units Budget within the City to comply with the Coastal Act. • In 2005-2010 Housing Cycle, In-lieu fees Planning pursue grant funding and an deposited Department and appropriate location for into City's Del Mar development of an affordable Housing Housing housing project. Assistance Corporation Reserve (CBDO) • Continue to waive fees for Implemented Planning affordable housing projects. through Department Planning Department Budget -67- City of Del Mar Adopted on June 4, 2007 Housing Program Program Objectives 16. Streamline Development Reduce the cost of Processing Program developing affordable housing by reducing the time spent during City develooment processing, Promote Equal Housing Opportunities 17. Housing for Persons with Provide opportunities and Disabilities education to facilitate unrestricted access to housing by the elderly and person with special needs. 18. Fair Housing Promote Housing Opportunities 2005-2010 Housing Element 5-Year Objective and Funding Responsible Time Frame Source Agency • Continue to provide expedited Implemented Planning processing for affordable through Department housing projects. Planning Department Budget • In 2008, consider art CDBG,In-Planning amengment to the Zqning lieu Fees, Department, Code to provide a floor area and Lifeline, ratio (FAR) exemption for Department Housing residences that include Budget Corporation accessibility improvements. • Provide educational handouts on the benefits of construction with Universal Design. • Continue to contract with Del Mar Community Connections to provide unrestricted access to housing in the community. • Continue to work with Del Mar Community Connections to implement an outreach program for the elderly and other persons with special needs. • Provide outreach programs Implemented Del Mar and education for the by Planning Community Community regarding housing Department Connections opportunities and special budget needs. -68- City of Del Mar Adopted on June 4, 2007 Appendix A Glossary 2005-2010 Housing Element -69- City of Del Mar Adopted on June 4, 2007