HomeMy WebLinkAboutGPA 11-04; HOUSING ELEMENT PROGRAM 2.1 UPDATED TIMELINES; LA MESA HOUSING ELEMENT 2005-2010; 2005-06-01Housing Plan• , .......................................................................................................... .
6. HOUSING PLAN
Sections 2 through 4 of the Housing Element present a housing needs assessment, an
analysis of constraints to housing production, as well as an inventory of land,
financial, and administrative resources. Section 5 provides an assessment of the City's
accomplishments under the current Housing Element, as well as recommendations
regarding the relevance and appropriateness of existing housing programs and
policies. This section presents the City's five-year housing plan, which sets forth
goals, policies, and programs to address the identified housing needs and other
important housing issues.
The City of La Mesa's Housing Plan for addressing the identified housing needs is
detailed according to the following five areas:
• Maintenance and Preservation
• Housing Opportunities
• Home Ownership
• Affordable Housing Support Services
• Fair Housing
A. HOUSING GOALS & POLICIES
The following are the goals and policies the City intends to implement to address the
community's identified housing needs.
MAINTENANCE AND PRESERVATION
The City's goal is to preserve the existing housing stock and to avoid a degree of
physical decline that will require a larger rehabilitation effort to restore quality and
value. As an older community with nearly half its housing stock over 30 years old, it
is important that the City facilitates an ongoing housing maintenance program. In
addition, it is important to preserve affordable housing units in the community to
maintain adequate housing opportunities for all residents.
Goal 1: Maintain and enhance the quality of existing residential
neighborhoods in La Mesa.
Policy 1.1: Continue to provide rehabilitation assistance to economically depressed
areas and lower income property owners/tenants to correct housing
deficiencies.
, .......................................................................................................... .
• Page 6-1
• La Mesa Housing Element
••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
Policy 1.2: Continue to utilize the City's code enforcement program to bring
substandard units into compliance with City codes and to improve overall
housing conditions in La Mesa.
Policy 1.3: Promote increased awareness among property owners and residents of
the importance of property maintenance to long-term housing quality.
Policy 1.4: Utilize neighborhood revitalization strategies to focus financial resources
and efforts in improving targeted neighborhoods.
Policy 1.5: Educate owners of historic properties on the benefits of home repair and
remodeling using design and materials consistent with the character of
their neighborhood.
Policy 1.6: Preserve "at-risk" affordable units through monitoring, working with
potential nonprofit purchasers/managers, and exploring funding sources
available to preserve the at-risk units.
Policy 1.7: Upgrade substandard infrastructure, such as storm drains and sidewalks,
to benefit lower income neighborhoods.
Policy 1.8: Provide for condominium conversion that creates affordable ownership
housing opportunity, while minimizing impact on the availability of rental
housing opportunities for lower income households. Provide sufficient
relocation assistance to tenants displaced by condominium conversion.
HOUSING OPPORTUNITIES
The City of La Mesa encourages the production of new housing units that offer a wide
range of housing types to ensure that an adequate supply is available to meet the
existing and future needs of all groups. The provision of a balanced inventory of
housing in terms of unit type (e.g., single-family, apartment, condominium, mixed-use
residential/commercial), cost and style will allow the City to fulfill a variety of housing
needs.
Goal 2: Encourage adequate provision of a wide range of housing by
location, type of unit, and price to meet the existing and future
needs of La Mesa residents.
Policy 2.1: Provide a variety of residential development opportunities in the City,
including single-family homes, townhomes, apartments, condominiums,
and residential mixed use to fulfill regional housing needs .
............................................................................................................
• Page 6-,2
Housing Plan • , .......................................................................................................... .
Policy 2.2: Encourage the production of housing for all segments of the La Mesa
population, including those with special needs.
Policy 2.3: Facilitate the development of low and moderate income housing by
offering developers incentives such as: 1) density bonuses; 2) City
participation in on-and off-site public improvements; and 3) flexibility in
zoning and development standards.
Policy 2.4: Assist residential developers in identifying land suitable for housing
development.
Policy 2.5: Encourage housing constructed expressly for low and moderate income
households not be concentrated in any single portion of the City.
Policy 2.6: Encourage the development of housing for seniors and persons with
disabilities by offering density bonuses and other zoning incentives, such
as reduced parking requirements, and encourage such housing to be
located within close proximity to community facilities and transportation
services.
Policy 2.7: Encourage the development of residential units that are accessible to
handicapped persons or are adaptable for conversion to residential use by
handicapped persons.
Policy 2.8: Encourage developers to employ innovative solutions to meet housing
needs, including adaptive reuse of existing non-residential buildings.
Policy 2.9: Encourage the development of mixed-use residential projects along the
City's transit corridors.
Policy 2.10: Monitor all regulations, ordinances, processing procedures and fees
related to the rehabilitation and/or construction of dwelling units to assess
their impact on housing costs. •
............................................................................................................
Page 6-3•
• La Mesa Housing Element
1■••········································································································
HOME OWNERSHIP
The option of home ownership has become a privilege in Southern California, which is
often not available to lower and even moderate income households, particularly the
first-time home buyers. While condominiums offer a relatively affordable home
ownership option in La Mesa, the down payment serves as a barrier to many potential
home-buyers.
Goal 3: To provide increased opportunities for home ownership.
Policy 3.1: Provide. favorable home purchasing options to low and moderate income
households using down payment assistance and mortgage credit
certificates.
Policy 3.2: Explore potential for alternative forms of home ownership, such as shared
equity ownership and limited equity cooperatives.
AFFORDABLE HOUSING SUPPORT SERVICES
In addition to polices designed to increase the availability and adequ~cy of the City's
affordable housing stock, it is important that support services are available that
ensure efficient utilization of the housing stock. Of particular importance in La Mesa
are housing related services for seniors, the disabled, and the homeless.
Goal 4: Provide housing support services to address the needs of the
City's low and moderate income residents.
Policy 4.1: Continue to support and actively market shared housing as an affordable
housing option for seniors.
Policy 4.2: Continue to support and coordinate with social service providers and
regional agencies to address the housing-related needs of La Mesa
residents, particularly those with special needs.
FAIR HOUSING
To make adequate provision for the housing needs of all economic segments of the
community, the City must ensure equal and fair housing opportunities are available to
all residents.
Goal 5: Promote equal opportunity for all residents to reside in the
housing of their choice .
............................................................................................................
• Page 6-4
Housing Plan • ............................................................................................................
Policy 5.1: Prohibit discrimination in the sale or rental of housing with regard to race,
color, religion, sex, familial status, marital status, disability, national origin,
source of income, and sexual orientation.
Policy 5.2: 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 the Housing Element address La Mesa's identified
housing needs, and are implemented through a series of housing programs offered by
the City. Housing programs define the specific actions the City will undertake to
achieve the stated goals and policies.
CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING
1. HOUSING REHABILITATION
The Housing Rehabilitation Program provide loans and rebates to income-qualified
households to correct Health and Safety Code violations and make essential repairs.
The maximum loan limit is $50,000 with a minimum equity requirement of 10 percent.
The Housing Rehabilitation Program is available to low-income households ( <80
percent AMI) and has the following components:
• 0% Interest Deferred Payment Loans for Basic Home Repairs: Principal-only
loans secured by deeds of trust with no interest charged and no payments for
at least five years. The minimum loan amount is $1,000 and after five years
the borrower's eligibility is re-evaluated to determine if a repayment plan
should be established. A loan becomes due in full when there is a change in
ownership (i.e. death, sale, etc.).
• Non-Repayable Lead Based Paint Grants: Grants offered to pay the costs of
lead paint identification and removal. The amount cannot exceed the costs of
the approved non-lead related housing rehabilitation work. The grant does not
require repayment by the recipient.
In addition, the City will explore the potential to implement a loan program for
accessory dwelling units. This proposed program would allow eligible homeowners to
obtain a loan from the City to construct a small second unit on their property, under
the City's existing accessory dwelling unit provisions.
Page 6-5•
• La Mesa Housing Element , .......................................................................................................... .
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
CDBG and HOME funds
Provide two rehabilitation loans and grants annually.
Explore potential for accessory dwelling loan program by
the end of FY 2006-2007. Evaluate program through the
Housing Element Annual Report process.
2. SINGLE-FAMILY ACQUISITION AND REHABILITATION
This program utilizes HOME funds to enable low-income (up to 80 percent of AMI)
households to purchase their first homes. The City will use a non-profit agency to
acquire and rehabilitate deteriorated single-family homes. Assistance will be provided
in the form of a loan that is secured by a deed of trust. The rehabilitated homes will
then be sold to income-qualified first-time homebuyers.
A potential source of housing for this program will be CAL TRANS excess right-of-way
programs. The single-family acquisition and rehabilitation program will require
cooperation from CALTRANS on the price of the housing and tenant relocation.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
HOME funds
Subject to availability and price, acquire and rehabilitate
five single-family homes within the five-year period. It is
likely that the project will consist of a small cluster of
houses, similar to the "Lubbock Houses" project, which
was completed in the prior planning period. Continue to
evaluate potential program options and the suitability of
this program in a higher cost market like the City is
currently experiencing. Provide ongoing assistance and
evaluate program through the Housing Element Annual
Report process.
3. WEST END REVITALIZATION AREA
The housing quality and living environment within the West End Revitalization Area
(Figure 2-1) can benefit further from a comprehensive revitalization strategy that
consists of both infrastructure improvements and implementation of the City's Mixed-
Use Strategic Implementation Plan. Capital improvements in this area, combined with
the recently adopted mixed-use zoning along the transportation corridors in West La
Mesa provide are complementary components to the City's Neighborhood
Revitalization Strategy.
Responsible Agency: Community Development Department
1••········································································································· • Page 6-6
Housing Plan • ............................................................................................................
Financing:
Five-Year Objectives:
HOME and CDBG funds; State and local grants
Improve infrastructure and capital facilities in the West End
Revitalization Area. Continue to implement the Mixed-Use
Strategic Implementation Plan. Evaluate program through
the Housing Element Annual Report process.
4. MULTIFAMILY ACQUISITION AND REHABILITATION
A Comprehensive Neighborhood Revitalization Strategy could include acquisition and
rehabilitation of deteriorated multi-family housing projects, with the goal of generating
privately initiated improvements in some of the other complexes in the neighborhood.
Under this program, the City/Agency would provide funds to a selected developer
(typically a non-profit) to purchase a deteriorated multi-family rental property. The
property would then be rehabilitated, with the options to combine some of the smaller
units into larger family units, and/or converting the rental project into a condominium
project. If the rehabilitated project is structured as for-sale housing, the City would
assist qualified tenants in purchasing the units through its First-Time Homebuyer
Assistance Program. Relocation assistance would be provided to existing tenants who
have to be either temporarily or permanently relocated.
Responsible Agency:
Financin·g:
Five-Year Objectives:
Community Development Department
HOME, other State and Federal sources of housing funds
Support rehabilitation and revitalization. Provide ongoing
• assistance and evaluate program through the Housing
Element Annual Report process.
5. ENFORCEMENT OF UNIFORM HOUSING CODE
The La Mesa Building Inspection Division works in conjunction with the San Diego
County Department of Environmental Health to perform code enforcement on the
City's housing stock. The County implements an aggressive code enforcement
program addressing substandard housing conditions among apartment houses and
hotels in La Mesa. The City's Building Inspection Division performs code enforcement
on a complaint basis throughout the City. Inspections are also done at the invitation
of a property owner applying for rehabilitation financial assistance.
Responsible Agency:
Financing:
Five-Year Objectives:
La Mesa Building Inspection Division
Department Budget
Continue to enforce the Uniform Housing Code. Evaluate
program through the Housing Element Annual Report
process .
............................................................................................................
Page 6-7•
• La Mesa Housing Element ............................................................................................................
6. PRESERVATION OF HISTORIC HOUSING
The City of La Mesa dates to the early 1900's. Neighborhoods adjacent to downtown
and throughout the City have examples of housing units that date to that period. In
the early 19.S0's the City conducted a survey of historic resources that resulted in an
inventory over 375 structures and sites that merit inclusion based on age, architecture
and local history. The City administers a program that allows owners of historic
properties to obtain a local landmark status, allowing for "Mills Act" property tax relief.
The Historic Preservation program supports the continued viability of the City's older
housing stock and provides a means of making ownership of old homes more cost
effective.
Responsible Agency:
Financing:
Five Year Objective:
Planning Division
Department Budget
Assist one or two homeowners with applications for
Landmark Status. Evaluate program through the Housing
Element Annual Report process.
7. CONSERVATION OF EXISTING AND FUTURE AFFORDABLE
UNITS
Between July 1, 2005 and June 30, 2015, one federally assisted housing project in La
Mesa is at-risk of converting to market rate housing. Murray Manor has 198 units that
could convert to market rate as early as May 31, 2005, if the property owner's
chooses to forgo the annual Section 8 renewal process. Detailed analysis on the
potential conversion of this project into market rate housing is provided in the Section
2.0, Community Profile of this Housing Element.
The City of La Mesa will work with property owners, interest groups and the State and
Federal governments to implement the following programs on an ongoing basis to
conserve its affordable housing stock:
• Monitor Units at Risk: Monitor the status of Murray Manor since it may lose its
Section 8 subsidies due to discontinuation of the program at the federal level or
opting out by the property owner.
• Work with Potential Purchasers: If there is an opportunity, due to the pending
sale of the property, establish contact with public and non-profit agencies
interested in purchasing and/or managing units at risk. Where feasible,
provide technical assistance to these organizations with respect to financing.
I ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■•
• Page 6-8
Housing Plan •
l ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■I
• Tenant Education: California Legislature extended the noticing requirement of
at-risk units opting out of low-income use restrictions to one year. Should the
property owner pursue conversion of the units to market rate, the City will
ensure that tenants were properly noticed and informed of their rights and that
they are eligible to receive Section 8 vouchers that would enable them to stay
in their units. The City will also provide tenants with information regarding
Section 8 rent subsidies through the San Diego County Housing Authority, and
other affordable housing opportunities in the City.
• Assist Tenants of Existing Rent Restricted Units to Obtain Section 8 Voucher
Assistance: Tenants of housing units with expired Section 8 contracts are
eligible to receive special Section 8 vouchers that can be used only at the same
property. The City will assist tenants of "at risk" units to obtain these Section 8
vouchers through the San Diego County Housing Authority.
Responsible Agency: Community Development Department, U.S. Department of
Housing and Urban Development (HUD), the California
Department of Housing and Urban Development (HCD)
and San Diego County Housing Authority
Financing: HUD Section 8 vouchers, other funding sources as
available
Five-Year Objectives: Monitor the status of the 198 at-risk units at Murray
Manor. Should the property owner file notice to convert
the units to market rate, the City will, within 60 days of
receiving notice: (1) Contact potential non-profit
organizations as potential purchasers/managers of at-risk
housing units; (2) Explore funding sources available to
preserve the affordability of Murray Manor, construct
replacement units, or provide rental assistance to displaced
residents; (3) Contact residents to ensure that they have
been properly noticed and are informed of their rights and
options; and (4) Assist tenants to obtain Section 8
vouchers from the County. Evaluate program through the
Housing Element Annual Report process.
8. SECTION 8 RENTAL ASSISTANCE
The Section 8 rental assistance program extends rental subsidies to very low-income
(up to 50 percent of AMI) family and elderly, which spend more than 30 percent of
their income on rent. The subsidy represents the difference between the excess of 30
percent of the monthly income and the actual rent. Section 8 assistance is issued to
the recipients as vouchers, which permit tenants to locate their own housing and rent
units beyond the federally determined fair market rent in an area, provided the
tenants pay the extra rent increment.
1 ■■••······································································································· Page 6-9•
• La Mesa Housing Element , .......................................................................................................... .
The City of La Mesa contracts with the San Diego County Housing Authority to
administer the Section 8 Program. As of August 2004, a total of 688 households in La
Mesa were receiving rent certificates or vouchers. Nearly 31 percent of assisted
households were senior-headed (213), with 17 percent of the recipients consisting of
large families (117).
Responsible Agency:
Financing:
Five-Year Objectives:
San Diego County Housing Authority
Section 8 vouchers
Continue to contract with the San Diego County Housing
Authority to administer the Section 8 Rental Assistance
Program and support the County Housing Authority's
applications for additional Section 8 allocations. Continue
to support the County's efforts to provide 500-600 Section
8 vouchers for lower income La Mesa residents. Evaluate
program through the Housing Element Annual Report
process.
9. RENTAL ASSISTANCE FOR Low INCOME HOUSEHOLDS
Due to the strong market conditions, the price of home-ownership continue to rise in
La Mesa. As such, providing affordable housing opportunities through the single-
family acquisition and rehabilitation program and first-time homebuyer program may
prove to be financially infeasible (home prices may exceed the limits established by
HUD or the financial means of lower income households even with public assistance).
In addition, future funding of the Section 8 program is not certain. As an alternative,
this program will provide rental assistance to very low-income households (up to 50
percent of AMI). These households ·are typically most impacted by overcrowding and
overpayment issues.
In the previous planning period the City assisted 20 households with HOME funded
rental assistance. As was the case in the prior planning period, any future rental
assistance program would be administered by the Housing Authority of the County of
San Diego use the City's HOME funding. The rental assistance program will pay the
difference between 30 percent of an income-eligible household's gross income and the
rent payment.
One disadvantage of a rental assistance program is that it can be costly, depending on
the target populations and rent limits established. An additional disadvantage is that
the expenditure of affordable housing resources does not result in new investment
and an increase in housing stock capacity, which is the reason this program is not a
high priority for the City. Although this program was not included in La Mesa's 1999-
2004 Housing Element, the program assisted 20 families for two years each during the
previous Housing Element cycle.
• Page 6-10
Housing Plan • , .......................................................................................................... .
Responsible Agency:
Financing:
Five-Year Objectives:
San Diego County Housing Authority
HOME funds
If the opportunity becomes available during the planning
period, the City will assist 10 families with rental
assistance. Evaluate program through the Housing
Element Annual Report process.
10. SENIOR SHARED HOUSING
The City of La Mesa contributes a portion of its CDBG funds towards a shared housing
program which assists seniors in locating roommates to share existing housing in the
community. The program is administered by Heartland Human Relations. Services
offered include information and referral, outreach, client counseling, placement and
follow-up. Heartland Human Relations will continue to conduct educational outreach,
including public service announcements, distribution of brochures, and public speaking
engagements in attempts to increase the number of seniors they are able to assist
through roommate matches. The City of La Mesa will continue to assist in program
outreach efforts for the shared housing program through advertisements in the City
newsletter, and placement of program brochures in key community locations.
Responsible Agency:
Financing:
Five-Year Objectives:
Heartland Human Relations and Community Development
Department
CDBG
Continue to provide financial assistance for the shared
housing program to match a minimum of 30 lower income
seniors annually. Evaluate program through the Housing
Element Annual Report process.
PROVISION OF ADEQUATE SITES
A key element in satisfying the housing needs of all segments of the c-0mmunity is the
provision of adequate sites for housing of all types, sizes and prices. This is an
important function in both zoning and General Plan designations.
11. LAND USE AND URBAN DESIGN ELEMENT
The Land Use and Urban Design Element of the La Mesa General Plan designates
more than half of the City's land inventory for residential uses. A variety of residential
types are provided for in La Mesa, ranging from 3 to 40 dwelling units per acre, with
higher densities achievable through the State's density bonus provisions and City's
senior housing policy.
, .......................................................................................................... .
Page 6-11•
• La Mesa Housing Element
l ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■I
The Land Use and Urban Design Element also provides for the integration of
multifamily residential in all commercial zones, and has a Mixed Use Urban category to
encourage residential development along the City's major commercial thoroughfares.
No density limits or minimum unit sizes are placed on residential uses in the City's
commercial zones, but the maximum density within the Mixed-Use zone is 40 dwelling
units per acre. As determined in Section 4, Housing Resources, the residential
development capacity under the La Mesa Land Use Plan is adequate to meet the City's
share of regional housing needs, which has been identified as 396 dwelling units over
the next five years.
The City will review proposed housing development projects for consistency with the
Land Use and Urban Design Element as well as Section 4, Housing Resources of this
Housing Element, which demonstrates the adequacy of vacant and underutilized sites
in La Mesa to meet the City's share of regional housing needs.
Responsible Agency:
Financing:
Five-Year Objectives:
Planning Division
Department Budget
Ongoing implementation of Land Use and Urban Design
Element. Review projects for consistency with the Land
Use and Urban Desig_n Element and Section 4, Housing
Resources of this Housing Element.
12. SITES FOR EMERGENCY SHELTERS AND TRANSITIONAL
HOUSING
The City will revise the Zoning Ordinance to specifically identify transitional housing
and emergency shelters in the definition of "community care facilities" to ensure that
adequate sites are available for emergency shelters and transitional housing.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department and Fire Department
Department budgets
Revise zoning ordinance by end of FY 2005-2006.
Evaluate program through the Housing Element Annual
Report process.
ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING
New construction creates housing opportunity for prospective homeowners and
renters. However, the cost of new construction is substantially greater than other
program categories. Incentive programs, such as density bonus, provide a
mechanism to facilitate private sector production of new affordable housing
development.
, .......................................................................................................... .
• Page 6-12
Housing Plan • ............................................................................................................
13. FACILITATE DEVELOPMENT OF HIGHER DENSITY
HOUSING
In an urbanized area like La Mesa, land represents a significant cost component in
both multi-and single-family development projects. One way to lower the cost of
land per unit is to allow a greater number of dwelling units per acre of land.
Increased density generally results in a lower land cost per unit, and greater unit
affordability.
As a means of reducing residential land costs, La Mesa will encourage development at
the upper end of its residential density ranges, particularly in targeted areas such as
the mixed use districts along the City's transit corridors.
In conjunction with the Mixed-Use Strategic Implementation Plan, the City
commissioned a conceptual plan and massing study to demonstrate that the 22 to 40
dwelling units per acre are feasible on even some of the most constrained lots in the
mixed-use district. The market study identified high demand for residential
development at the upper end of the allowable density in the mixed use district. To
facilitate market provision of higher density housing, the City has prepared a brochure
to advertise the opportunities in the mixed-use corridors. To kick-off the program, the
City mailed the brochure to approximately 50 local developers, which resulted in
substantial interest from the development community.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
. Department budget
Facilitate higher density infill housing development in
targeted areas of the City through the Mixed-Use Strategic
Implementation Plan. Continue to provide information to
the public to identify target infill areas and outline available
incentives. Evaluate program through the Housing
Element Annual Report process.
14. LAND ASSEMBLAGES AND WRITE-DOWN
The City is authorized to utilize CDBG, HOME, and redevelopment monies to write-
down the cost of land for the development of low and moderate-income housing. The
intent of this program is to reduce land costs to the point that it becomes
economically feasible for a private developer to build units which are affordable to low
and moderate income households. As part of the land write-down program, the City
may also assist in acquiring and assembling property and in subsidizing on-site and
, .......................................................................................................... .
Page 6-13•
• La Mesa Housing Element , .......................................................................................................... .
off-site improvements. The most likely source of land for this program will be surplus
right of way offered to the City by CALTRANS.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department and Redevelopment
Agency
CDBG, HOME, and Redevelopment set-aside funds
Should a feasible opportunity arise, provide land write-
downs for residential projects affordable to low income
households. Evaluate program through the Housing
Element Annual Report process.
15. AFFORDABLE HOUSING DEVELOPMENT INCENTIVES
The City has adopted a policy (2.6) to facilitate the development of affordable housing
for seniors and persons with disabilities. This policy provides for flexibility in
development standards for housing for seniors and persons with disabilities through a
specific plan process. Through the specific plan process, developers proposing to
build housing for seniors and persons with disabilities are eligible for increases above
the base density, as well as reduced development standards including parking and
open space requirements as described in the Land Use Element. The package of
development incentives provided is worked out on a case-by-case basis.
Responsible Agency:
Financing:
Five-Year Objectives:
Planning Division
Department budget
Provide incentives for the development of affordable
housing for senior and people with disabilities through
implementation of the specific plan process. Evaluate
program through the Housing Element Annual Report
process.
16. FIRST-TIME HOMEBUYER DOWNPAYMENT AND
CLOSING COST ASSISTANCE
This program utilizes HOME funds to assist low-income (up to 80% of AMI)
homebuyers in the purchase of their first single-family home within the West End
Revitalization Area. This program also assists low and moderate-income homebuyers
to purchase a condominium citywide. The program makes available seven percent
interest loans up to $60,000, which may be used to pay for downpayment and closing
costs. The loans are secured by a deed of trust, with the interest deferred until
repayment of the loans.
The City will also continue to pursue CalHOME funds and will consider applying for
BEGIN funds, which could provide additional First-Time Homebuyer Downpayment
, .......................................................................................................... .
• Page 6-14
Housing Plan • , .......................................................................................................... .
and Closing Cost Assistance. A brochure about the City's homebuyer assistance
programs is available at the counter in the Community Development Dept. On
occasion, the La Mesa Focus newsletter which is mailed to all La Mesa households,
includes an article on home-buyer assistance.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
HOME
Assist three to four first-time homebuyers annually.
Reapply for CalHOME funds. Review the application
requirements for the BEGIN program and consider filing an
application by the end of FY 2006-2007. Continue to
promote homebuyer assistance programs by making
brochures available to the public and through occasional
articles in the City's newsletter. Evalu?tte program through
th~ Housing Element Annual Report process.
17. MORTGAGE CREDIT CERTIFICATE (MCC)
The Mortgage Credit Certificate (MCC) is a way for the City to further leverage
homeownership assistance. MCCs are certificates issued to income-qualified first-time
homebuyers authorizing the household to take a credit against federal income taxes
of up to 20 percent of the annual mortgage interest paid. The mortgage payments
are used to repay the bonds; there is no City guarantee required. The City is a part of
a coalition consisting of the County of San Diego and several other cities in providing
MCCs to income-qualified first-time homebuyers. The coalition hires a consultant to
administer the program and the City contributes to the administration costs. First-
time homebuyers, interested in the MCC program, are referred by the City to the
consultant.
A brochure about the City's homebuyer assistance programs is available at the
counter in the Community Development Dept. On occasion, the La Mesa Focus
newsletter which is mailed to all La Mesa households, includes an article on home-
buyer assistance.
Responsible Agency:
Financing:
Five-Year Objectives:
Regional Mortgage Credit Certificate Consortium
Federal tax credits
Provide two MCCs annually. Continue to promote
homebuyer assistance programs by making brochures
available to the public and through occasional articles in
the City's newsletter. Evaluate program through the
Housing Element Annual Report process .
............................................................................................................
Page 6-15•
• La Mesa Housing Element ............................................................................................................
18. NON-PROFIT OR FOR-PROFIT HOUSING
DEVELOPMENT CORPORATION
Non-profit or for-profit housing development corporation can promote, assist, or
sponsor housing for low and moderate income people. The following housing
developers are active in East County in the area of affordable housing production:
• San Diego Interfaith Housing
• San Diego Community Housing Corporation
• Habitat for Humanity
• Mexican-American Anti-Poverty Advisory Committee (MMC)
• Affirmed Housing Group
• Fairfield Residential LLC
The City will continue to maintain a list of affordable housing developers for purposes
of soliciting their involvement in development projects in La Mesa. The City has
issued a Request for Proposal (RFP) to solicit the participation of a qualified
Community Housing Development Organization (CHDO) to work with the City to
provide affordable housing opportunities. Participation of developers will continue to
be solicited through the RFP process. The City will also participate with affordable
housin_g developers to review available federal and State financing subsidies and apply
as feasible on an annual basis. The City will assist and support developers of housing
for lower-income households with site identification, supporting applications,
conducting pre-application meetings, assisting with design and site requirements, and
providing regulatory incentives and concessions identified in Program 15.
Responsible Agency:
Financing:
Five-Year Objectives:
• Page 6-16
Community Development Department
HOME
Continue to augment and refine list of non-profit
developers for purposes of soliciting their involvement in
affordable housing development in the City. Review
available federal and State financing subsidies and apply as
feasible on an annual basis. Evaluate program through the
Housing Element Annual Report process.
Housing Plan • , .......................................................................................................... .
REMOVAL OF GOVERNMENTAL CONSTRAINTS To HOUSING
DEVELOPMENT
19. FEES FOR DEVELOPMENT SERVICES
Various fees and assessments are charged by the City to cover the costs of processing
permits and providing services and facilities. On a case-by-case basis, as part of a
negotiated affordable housing development agreement, the City may consider
granting a partial fee waiver or paying a portion of the project fees to facilitate the
development and/or rehabilitation of housing units affordable to lower income
households.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development, Engineering, Community
Services Departments
HOME, redevelopment set-aside funds
On a case-by-case basis, the City may consider granting a
partial fee waiver or paying a portion of the required fees
to facilitate the development and rehabilitation of housing
units affordable to lower income households. Evaluate
program through the Housing Element Annual Report
process.
20. ACCESSORY DWELLING UNITS
California law requires local jurisdictions to adopt ordinances that establish the
conditions under which second units are permitted (Government Code, Section
65852.2). An amendment to the State law in September 2002 requires local
governments to use a ministerial, rather than discretionary process for approving
second units. The City amended the zoning ordinance in October of 2003 to
implement the new State law, removing the requirement for a conditional use permit.
With the removal of the conditional use permit requirement, there has been a modest
increase in applications for accessory dwelling units. Other requirements in the zoning
ordinance could be limiting the ability of homeowners to add accessory dwelling units
to their property. The City will review the requirements for accessory units, to
determine if additional changes could be made to increase the utility of the accessory
dwelling unit provisions. The City will also explore the potential to utilize the Housing
Rehabilitation Loan (Program 1) to facilitate the development of additional accessory
dwelling units.
Responsible Agency: Community Development Department
Financing: Department budget, Housing Rehabilitation Loan Program
............................................................................................................
Page 6-17•
• La Mesa Housing Element ............................................................................................................
Five-Year Objectives: Review its requirements for accessory dwelling units and, if
appropriate, recommend changes that could facilitate the
development of second dwelling units by end of FY 2006-
2007. Explore potential funding sources, including the
Housing Rehabilitation Loan Program, to facilitate second
dwelling unit development by end of FY 2006-2007.
Evaluate program through the Housing Element Annual
Report process.
21. REASONABLE ACCOMMODATION
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act
direct local governments to make reasonable accommodations (i.e. modifications or
exceptions) in their zoning laws and other land use regulations to allow disabled
persons an equal opportunity to use and enjoy a dwelling.
Although existing City practice and custom provide reasonable accommodation for
housing intended for persons with disabilities, the City does not have a formal policy
or procedure for processing such requests. The City will establish a formal policy or
procedure for processing requests for reasonable accommodation administratively.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
Department budget
Establish a formal policy or procedure for processing
requests for reasonable accommodation by end of FY
2006-2007. Evaluate program through the Housing
Element Annual Report process.
PROMOTE EQUAL HOUSING OPPORTUNITIES
To make adequate provision for the housing needs of all economic segments of the
community, the Housing Plan must include actions that promote housing opportunities
for all persons regardless of race, religion, sex, family size, marital status, ancestry,
national origin, color, age or physical disability.
22. CONDOMINIUM CONVERSIONS
La Mesa strives to find a harmonious balance between affordable home ownership
and affordable rental opportunities in the community. Condominium conversions can
create for-sale housing opportunity for households earning a minimum of 120 percent
of MFI. However, the conversion of apartments to condominiums removes rental
• Page 6-18
Housing Plan• ............................................................................................................
units from the City's housing stock and could impact lower-income households and
households with other special housing needs. The City's current policy regarding
condominium conversions is codified in Section 23.03.020 of the La Mesa Municipal
Code. The number of rental units that can be converted to condominiums in La Mesa
is limited to 50 percent of the annual average of the number of new apartments that
were constructed in the preceding two fiscal years. Because limited apartment
construction has occurred in La Mesa in the past decade, condominium conversions
have not occurred. The City will consider modifying the existing ordinance to facilitate
limited condominium conversions. The objectives the City will pursue include, the
creation of units with affordability restrictions, assurance that the required physical
improvements are completed prior to final City approval and establishment of
adequate tenant protection provisions.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
General Fund
Consider modifying the City's condominium conversion
ordinance. Evaluate program's effectiveness through the
Housing Element Annual Report process.
23. f AIR HOUSING SERVICES
The City, along with all other jurisdictions in San Diego County, participated in a
regional Analysis of Impediments (AI) to Fair Housing Choice. In addition to the
regional impediments identified in the AI, specific impediments were identified for La
Mesa which pertaining to reasonable accommodation and emergency shelters and
transitional housing. These impediments are addressed in this Housing Element with
Program 12 and Program 21: The City will continue to provide education materials
and other fair housing information on the City's website and at city counters and
community centers.
La Mesa contracts with Heartland Human Relations and Fair Housing Association
(HHR&FHA) to provide fair housing services in the City. HHR&FHS services are
directed to promote housing opportunities for all persons regardless of race, religion,
sex, family size, marital status, ancestry, national origin, color, or disability. Heartland
has focused on the education and training for property owners and managers. The
agency also serves as an intermediary between complainant and the state and federal
housing authorities, and has conducted a "testing" program of the rental market in La
Mesa to identify differential treatment based on race.
Responsible Agency: Community Development Department
Financing: CDBG
Five-Year Objectives: Continue to broadly disseminate information about fair
housing rights via the web-site and information brochures
l ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■I
Page 6-19•
• La Mesa Housing Element , .......................................................................................................... .
at city and civic buildings. Implement recommendations of
the San Deigo County Regional Analysis of Impediments to
Fair Housing Choice (AI) and contract with Heartland
Human Relations and Fair Housing Association to provide
fair housing services to residents of La Mesa. Evaluate
program annually through the Housing Element Annual
Reporting process.
QUANTIFIED OBJECTIVES
The City of La Mesa proposes the following objectives for the 2005-2010 Housing
Element:
Table 6-1
Quantified Housing Objectives: 2005-2010
New Home
Construction Rehabi-Conservation/ Rental Purchase Other
(1/03-5/10) litation Preservation Assistance Assistance Assistance
Very Low 89 0 198 10 0 75 Income
Low Income 68 10 0 0 20 75
Moderate 75 0 0 0 10 0 Income
Above
Moderate 164 0 0 0 0 0
Income
Total 396 10 198 10 30 150
............................................................................................................
• Page 6-20