HomeMy WebLinkAboutGPA 11-04; HOUSING ELEMENT PROGRAM 2.1 UPDATED TIMELINES; POWAY HOUSING ELEMENT 2005-2010; 2008-08-19....
City of Poway
6 • Housing Plan
There is one Goal stated in this section. The Goal is articulated as a general "end
condition statement" for a desired achievement. The Goal does not contain an action
verb as it reflects a final statement of what the City-hopes to achieve. How the goal will
be achieved is established via the subordinate policies, strategies, and, most importantly,
action programs.
Policies are statements on the position the City takes to implement an objective. Policies
contained in the Housing Element are important statements as they reflect the City's
official position on a matter. Future development must be consistent with these policies.
Strategies are general courses of action the City follows from which it crafts specific
actions implemented in the programs.
The goal, policies, and strategies shown below are those that relate directly to issues
discussed in the Housing Element. The various elements of the General Plan are
intended to be consistent with each other and should be interpreted to be consistent.
Goals and policies contained in other elements will also support those included here. A
complete listing of all goals, policies, and strategies is contained in Section II of this
General Plan.
GOAL XI. IT IS THE GOAL OF THE CITY OF POWAY TO PROVIDE ADEQUATE
APPROPRIATE HOUSING OPPORTUNITIES TO MEET THE NEEDS OF
CURRENT AND FUTURE RESIDENTS.
A. Existing Housing
Policies
1. Preserve and maintain existing housing and neighborhood character to ensure that
housing is both sound and safe for its occupants and to revitalize Poway's older
neighborhoods.
2. Meet as much of the housing needs of current and future residents of Poway as
possible through the existing housing stock.
3. Preserve and ensure the long-term viability of affordable housing in Poway.
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City of Poway
6 • Housing Plan
4. Support the needs of Poway's affordable housing residents by ensuring the
availability of service programs to such residents.
5. Ensure that resident service programs are comprehensive and support the
economic, educational, and personal growth of all participants.
6. Provide safe, well-maintained affordable housing properties.
7. Help residents to transition from affordable to market-rate housing, and from
rental to ownership housing.
8. Assure that affordable housing units meet all regulatory and ground lease
requirements.
Strategies
1. Implement the action programs set forth in the Housing Element to make
adequate provision for the housing needs of all economic segments of the
community as outlined in Government Code Section 65583(c).
2. The retention and maintenance of all existing mobile home parks shall be
encouraged through use of a mobile home park zone and through acquisition and
operation of parks by a non-profit organization.
3. The retention of an adequate supply of rental housing shall be encouraged by
maintaining ordinance provisions that restrict condominium conversions in the
Residential Apartment category (RA zone) and which require that new
developments in this category be for rental only.
4. Promote increased awareness among property owners and residents of the
importance of property maintenance for long-term housing quality.
5. Assist low and moderate income homeowners whose homes are in need of repair
through participation in low-interest loan and grant programs.
6. Maintain ordinance provisions prohibiting the occupancy of substandard dwelling
units and requiring that such units be made to comply with all applicable zoning,
building, safety, and housing codes or, when this cannot be achieved, that such
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units be demolished.
City of Poway
6 • Housing Plan
7. Investigate opportunities and funding sources to assist households with members
who are disabled to appropriately retrofit existing housing.
8. Support the shared housing referral and information service.
9. Continue to participate in housing programs administered by the San Diego
County Department of Housing and Community Development, which provide
housing assistance.
10. Investigate opportunities and funding sourc;es to provide assistance to low and
moderate income households to reduce the incidence of housing overpayment.
11. Acquire and rehabilitate existing housing to improve the housing stock and
stimulate neighborhood revitalization.
12. Employ effective affordability controls for the longest feasible time, but not less
than required by applicable law.
13. Improve infrastructure and amenities surrounding rehabilitated affordable housing
development.
14. Provide preference to qualified renters of Poway's affordable housing
developments for fu~ure Supporting Homeownership Opportunity in Poway
(SHOP) opportunities.
15. Support programming that helps residents excel academically and become
financially self-sufficient.
16. Establish and manage an asset management system that reviews income and rental
certifications annually and assures that all loans are repaid and that all regulatory
agreements are fulfilled.
B. New Housing
Policies
1. Provide opportunities for high quality new housing construction as necessary to
meet the needs of current and future Poway residents, including those with special
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needs.
City of Poway
6 • Housing Plan
2. Maximize the Redevelopment Agency Low-Mod funds by leveraging other local,
State and federal sources to produce affordable housing units.
3. Address the needs of all households who need affordable housing, including
families, seniors, and those with special needs
4. Support the increased capacity of local, non-profit housing developers with grant
funds to implement staff training, provide services to affordable housing residents,
and pursue predevelopment studies.
5. Promote understanding and create awareness of the importance and value of
affordable housing to increase community support for such housing.
6. Support the Poway Unified School District by coordinating affordable housing
activities with the school district.
7. Acquire property within the guidelines of the Redevelopment Plan.
Strategies
1. Implement the action programs set forth in the Housing Element to make
adequate provision for the housing needs of all economic segments of the
community as required by Government Code Section 65583(c).
2. Ensure that housing constructed for very-low, low, and moderate income
households be high quality in terms of design and construction and be compatible
in design with surrounding development.
3. Maintain land use and zoning categories in the General Plan and Zoning Ordinance
that allow a diversity of housing types to be built to provide for the actual needs of
residents while minimizing conflicts with existing development and unnecessary
erosion of residents' quality of life and investment in their homes.
4. In-fill development shall be encouraged to make efficient use of existing public
infrastructure.
5. Encourage the use of innovative site development techniques and the use of
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City of Poway·
6 • Housing Plan
alternative building materials that both meet the intent of City policies and
ordinances and reduce the cost of site preparation or construction.
6. Regularly review development fee schedules to ensure that user charges and fees
are consistent with costs incurred by the City.
7. The City shall require coaches and lots within newly created mobile home parks to
be held in common ownership, except in cases where the coaches and/or lots are
owned by a public agency or non-profit housing entity.
8. Encourage the development of affordable housing in proximity to public
transportation and community services.
9. Encourage the development of residential units that are accessible to disabled
persons or are adaptable for conversion to use by disabled persons.
10. Implement the Council approved, first-time homebuyer program "Supporting
Home Ownership in Poway (SHOP)".
11. Encourage the development of child care facilities coincident with new housing
development, and consider the use of incentives such as density bonus, reduced
development fees, and/or financial assistance.
12. Require deed restrictions for new units provided under this policy in order to
ensure their permanent affordability.
13. Purchase available property for affordable housing development.
14. Assist new construction on available sites.
15. Apply for all available federal, State, and private housing funds to leverage local
funds and programs.
16. Maximize energy efficient design of affordable housing.
17. Improve infrastructure and amenities surrounding new affordable housing
development.
18. Continue the public outreach and education program that engages local housing
developers, the business community, and the media to help create understanding
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City of Poway
6 • Housing Plan
of and support for affordable housing.
19. Issue grants from the Agency's 2% fund to build capacity among local, non-profit,
affordable housing developers that will enhance their ability to preserve, enhance,.
and increase affordable housing in the region and provide resident services to local
housing residents.
20. Implement appropriate management plans, guidelines, and policies for all
affordable housing developments.
21. Ensure that programming is in place to support academic tutoring for all school
age children.
C. Fair Housing Practices
Policies
1. Assure that all housing, whether market or assisted, is sold or rented in
conformance with open housing policies free of discriminatory practices.
2. Maintain management practices that support fair housing laws.
Strategies
1. Make every reasonable effort to ensure that the provisions of all applicable federal
and State laws and regulations concerning non-discrimination are enforced.
2. Disseminate information on fair housing and refer housing discrimination
complaints to appropriate agencies.
C. Housing Programs
The goals and policies contained in the Housing Element address Poway'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. Each program identifies the following:
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City of Poway
6 • Housing Plan
FUNDING: indicates the source of funds to be used for each program. Where a
funding source indicates General Fund it is to mean that the program uses existing
staff or resources and is funded by the General Fund. Some funding sources indicate
the use of State or federal funds. Where these funds might become unavailable,
implementation of these programs may not be possible.
RESPONSIBLE PARTY: indicates the agency, department, or authority responsible for
the program. When more than one agency is listed, it is a joint or cooperative effort.
The Housing Authority means the City Council authority over any housing program,
the administration and actual staffing of which is to be carried out by the Housing and
Redevelopment Department.
TARGET YEARS: indicates the time span for most of the programs, usually from 2005
until 2010.
CONSERVATION OF EXISTING HOUSING
The preservation of existing housing and neighborhoods is vital to the attainment of the
Housing Element Goal and should be accomplished through programs that protect the
integrity of neighborhoods and encourage housing rehabilitation. It is as important to
maintain existing affordable situations as it is to create new housing opportunities,
because the loss of existing affordable housing only exacerbates existing unmet needs.
• The maintenance of housing in terms of minimum safety and sanitary conditions is also
important. The following programs are aimed at maintaining the affordability and
livability of the City's housing stock.
Program 1 -Oak Knoll Conversion -Alternative Adequate Sites Program
The City, in collaboration with the Redevelopment Agency, will convert 52 existing
apartment units located at 12509 Oak Knoll Road from non-affordable to affordable
through the purchase of long term (not less than 55 years) affordability covenants and
restrictions. The Agency will work with. a local, non-profit housing developer to take
possession of the property, complete the necessary rehabilitation, and provide
management and resident services. The Agency will not use Eminent Domain to
purchase the units or the covenants.
The Agency has targeted this area of the City because it is designated by the U.S.
Department of Housing and Urban Development (HUD) as a Revitalization Area.
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City of Poway
6 • Housing Plan
Located in the southwestern part of the City, much of the area was originally built in the
1950's and 1960's. The aging infrastructure is currently being upgraded as part of the
City's Capital Improvement Program, which has budgeted $5.3 million for street
improvements (curb, gutter, sidewalk, drainage) and $7.1 million for sewer
improvements.
The current rents range from $1,000 to $1,100 for a two bedroom apartment, which is
not affordable to very low-and low-income households. Of the 52 units, 26 of the non-
affordable units will be converted to affordable to very low income households (up to
50% AMI) and 26 will be converted to low-income households (up to 80% AMI).
Affordable rents would range from a minimum of $732 for a very low-income
household, to $889 for a low income household.
A non-profit housing developer, Community HousingWorks (CHW) is in escrow to
purchase the property. CHW has determined that an $8.0 million loan from the
Redevelopment Agency will be sufficient to purchase the property, rehabilitate the units,
relocate non-qualifying tenants and convert the rent to affordable for 55 years. CHW is
preparing an application for 4% Federal tax credits and is working with the Poway RDA
to substantiate the requested loan.
The Poway RDA is poised to meet the projected conversion outlined below:
• Negotiate Purchase and Sale Agreement 30 days after program
approval
• Select Developer 45 days after program
approval
• Negotiate DOA
• Draft Relocation/Rehabilitation Plan
• Approve DOA
90 days after program
approval
150 days after program
approval
180 days after program
approval
• Close Escrow Within 210 days of program
approval
• Apply for 4% tax credits July 2008
• Implement Relocation Plan 60 days after close of escrow
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• Receive Financing
City of Poway
6 • Housing Plan
60 days after tax credit
application
• Complete Rehabilitation Within 2 years of program
Authorize Occupancy approval
The developer will be required to review the incomes of the current tenants and
complete and implement a relocation plan pursuant to Health and Safety Code Section
17975 within nine months of approval of the Disposition and Development Agreement.
Although sufficient funds are available to complete the acquisition and rehabilitation
program, the Agency will require the selected developer to apply for State Tax Credits
by the second round of 2008. If this funding is approved, the developer would be
expected to complete the relocation and renovations within 12 months. If the funding is
not approved, the Redevelopment Agency will fund the full cost.
Responsible Party:
Target Years:
Obiective:
Funding Source:
Redevelopment Services Department
2005-2010
The conversion of 52 non-affordable rental units to
affordable rental units to very low and low income
households. Addresses Policy B.l .
Low-Mod Funds, 9% Low Income Housing Tax Credits (in
limited situations), Tax-Exempt Bonds with 4% Low Income
Housing !ax Credits, HOME, Affordable Housing Program
(AHP), Multi-family Housing Program (MHP).
Program 2 -Rehabilitation Loans for Low and Moderate Income Households
(Rehabilitation Loan Program)
In its Redevelopment and Housing Implementation Plan 2005 through 2009, the Poway
Redevelopment Agency adopted the continuation of an Affordable Rehabilitation Loan
Program for low and moderate income households, which provides loans of up to
$10,000 per loan for rehabilitation of single-family homes occupied by low income
homeowners earning up to 80 percent AMI, adjusted for household size. The funds for
rehabilitation are given in the form of a loan that is non-interest bearing and is forgiven
over a ten-year period. This is a continuation of an on-going program and will be
funded by loan repayment proceeds. The City will continue to promote this program
through the City of Poway quarterly newsletter "Poway Today," the housing hotline, and
a newly updated brochure.
Responsible Party: Redevelopment Services Department
May 2008 Page 6-10
Target Years:
Objective:
Funding Source:
2005-2010
City of Poway
6 • Housing Plan
Provide rehabilitation loans to SO low income homeowners.
Addresses Policy Al.
Low-Mod Funds, Community Development Block Grant
Program 3 -:--Preservation of Mobile Home Park Affordability and Maintenance
The City will continue its program of improvements to the mobile home park it owns
and will ensure adequate maintenance of the parks' infrastructure and common
facilities. The City will assure the affordability of the mobile home park it now owns
either through continued ownership or through resale restrictions attached to the sale
of the park.
Responsible Party:
Target Years:
Objective:
Funding Source:
Redevelopment Services Department
2005-2010
Preserve mobile home affordability for SO mobile home park
residents. Addresses policies Al, A3, and A6.
Park revenues
Program 4 -Condominium Conversion Regulations
The City will continue to enforce existing condominium conversion regulations and will
maintain the Residential Apartment (RA) zone as an exclusively rental zone in order to
minimize the conversion of affordable rental housing into condominium ownership
housing.
Responsible Party:
Target years:
Objective:
Funding Source:
Development Services Department
2005-2010
Preserve current rental housing stock. Addresses Policy A3.
General Fund
Program 5 -Mobile Home Park Zoning
The City will c·ontinue to maintain the Mobile Home Park zone, which allows mobile
home parks as the only allowable use. The City will continue to assist residents of its
mobile home parks through its Rental Subsidy Program.
Responsible Party:
Target Years:
May 2008
Development Services Department and Redevelopment
Services Department
2005-2010
Page 6-11
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Objective:
Funding Source:
City of Poway
6 • Housing Plan
Preserve all existing mobile home spaces and the
affordability of the homes therein. Addresses Policy A3.
General Fund
Program 6 -Construction Codes
The City will continue to enforce the adopted construction codes for all new.
construction and reconstruction and the City's substandard housing ordinance,
particularly as it relates to illegal units.
Responsible Party: Development Services Department
Target Years: 2005-2010
Objective: Ensure a safe, durable housing stock for Poway and prevent
the occupancy of substandard dwelling units. Addresses
Policy Al.
Funding Source: General Fund
Program 7 -Neighborhood Revitalization
The City will study the value of targeting its rental and owner financial assistance
programs to areas where affordable housing exists or is developed in the interest of
providing resources to enhance the impact of community development efforts in such
areas.
Responsible Party:
Target Years:
Objective:
Funding Source:
May 2008
Redevelopment Services Department
2005-2010
Investigate opportunities to link infrastructure improvements·
with other affordable housing development or rehabilitation
to maximize the revitalization results of such efforts.
Addresses policies Al and A2.
Tax Increment Funds, Community Development Block Grant
Funds
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City of Poway
6 • Housing Plan
Program 8 -Maintain and Enhance Resident Services
Maintain programs for seniors and students and enhance resident services programs at
all Poway affordable housing complexes. Review resident service programming and
outcomes through annual reports submitted by each property owner. Solicit input from
local residents and from the Redevelopment and Housing Advisory Committee and
recommend program changes as needed.
Responsible Party: Redevelopment Services Department
Target Years: 2005-2010
Objective: Help local students excel academically, help youth stay
connected with positive leaders, help adults plan for their
future and achieve financial goals, and help seniors make
new friends and stay connected. Addresses policies A4 and
AS.
Funding Source: Project Revenues, Capacity Building Funds
Program 9 -Capacity Building for Nonprofit Housing Development Corporations
The City will provide grants to nonprofit housing development corporations with an
active presence or interest in Poway. Areas of assistance include predevelopment
studies for affordable housing development activities, funding of social services for the
residents of affordable housing developments owned by nonprofit housing developers,
public outreach and education, and organizational capacity building activities such as
staff training and financial planning. Proposals for qualified activities are accepted
annually and reviewed by a panel consisting of Redevelopment Agency (RDA) staff and
members of the Redevelopment and Housing Advisory Committee. Grants are
approved by the RDA Board and are drawn down upon demonstration of activity
completion.
Responsible Party:
Target Years:
Objective:
Funding Source:
May 2008
Redevelopment Services Department
2005-2010
Enhance the ability of local nonprofit housing development
corporations to provide affordable housing and related·
services to Poway residents. Addresses policies A4, 84, and
BS.
Capacity Building Funds
Page 6-13
City of Poway
6 • Housing Plan
Program 10 -Procedure for Reasonable Accommodation Requests
The City will adopt a formal procedure for processing requests for reasonable
accommodation for persons with disabilities and special housing needs that is in
compliance with State law.
Responsible Party:
Target Years:
Obiective:
Funding Source:
Development Services Department
Adopt procedures by December 2008
Achieve compliance with State law regarding this matter and
best serve persons with disabilities and special housing
needs. Addresses policies A8 and 83.
General Fund
Program 11 -Monitoring Affordable Housing Projects
The RDA will continue monitoring the annual rent and income certifications to ensure
that affordability restrictions and regulatory agreements are honored and loans are
repaid.
Responsible Party:
Target Years:
Obiective:
Funding Source:
Redevelopment Services Department
2005-2010
Assure affordability for the longest feasible time, not less
than required by law. Addresses Policy A8.
Low-Mod Funds
Program 12 -Development of Comprehensive Maintenance Agreements for
Affordable Housing Developments
The City will develop comprehensive maintenance agreements or HOA agreements for
affordable housing developments.
Responsible Party:
Target Years:
Objective:
Funding Source:
May 2008
Redevelopment Services Department
2005-2010
Keep affordable housing developments in a safe, functional,
well-maintained, code-compliant state. Addresses Policy A6.
Low-Mod Funds
Page 6-14
DEVELOPMENT OF NEW HOUSING
Program 13 -Development of New Rental Housing
City of Poway
6 • Housing Plan
The Redevelopment Agency ("Agency") • will assist the development of new rental
housing as financial resources permit. The Agency will provide financial assistance for
the development of existing multi-family sites under its ownership. Additional sites for
new construction of affordable rental housing will be considered based on proximity to
public transportation and services and the development feasibility of the site. The
improvement of infrastructure and amenities surrounding each new project will be
addressed to ensure these are functional and sufficient to serve the project as well as to-
provide for the revitalization of neighborhoods when possible.
The City currently participates in a non-profit capacity building program aimed at
providing support to the region's non-profit housing developers. This program is
unique to Poway and entails the Agency working closely with non-profit developers to
assure that they have all resources necessa.ry to successfully build and manage
affordable housing. The Agency and the City's Development Services Department team
work closely with all non-profit developers to maximize site yield and expedite
processing for affordable housing developments.
The 56-unit Sciara housing development, completed in 2007, is a good example of this
in action. The 5 parcels that make up the project site were assembled jointly by an
affordable housing developer (Community HousingWorks) and the Redevelopment
Agency. Early site due diligence was enabled by a predevelopment loan provided by the
Agency to the non-profit developer. The development timeline was expedited by all
parties, which allowed the development to complete site design, entitlements, tax credit
funding and construction within an aggressive timeline of two and a half years. The
typical timeframe needed to complete such a development is a minimum of four years.
A major reason for achieving this timeframe was the City's dedication to an expedited.
entitlement process.
As part of the development agreement negotiated between the non-profit housing
developer and the Agency, the City agreed to predetermined review times for all plan
submittals. This ensured that both the developer and the City were processing the
entitlements and subsequent grading and building plans in the least amount of time
possible. The project entitlements included a General Plan Amendment, a Specific Plan
approval, a Development Review permit and a Variance. The processing time for this
project was 15 weeks from formal submittal to public hearing. Poway's track record in
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City of Poway
6 • Housing Plan
this process streamlining for affordable housing projects points to its ongoing
commitment to the development of affordable housing.
The City and Redevelopment Agency also provided intense support for the developer's
9% tax credit applications by providing needed text, letters of support and any needed
data in time to meet the deadlines for the application. The City also took an aggressive
role in modifying its development standards and granting concessions through the
application of an AH Overlay on the property in order to accommodate additional units
on the site. Significant parking and setback requirements were modified to assure that
the site yield was maximized. Fee waivers and deferrals, are not typically used as a
source of support for affordable housing development as they will trigger the payment
of prevailing wages during construction of the project and ultimately curtail the
Agency's ability to maximize the use of its funding sources to meet the Housing Element
affordable housing production goals. The process and concessions described for the
Solara project were also applied to the four other affordable housing projects built in
the City in recent years and will be used for projects currently being planned.
The Agency will continue to provide financial assistance for new rental housing
construction with Low-Mod Funds. The City will provide financial assistance that does
not exceed the amount of the affordability gap remaining after all reasonable efforts
have been made to access available sources of non-local subsidies and the City's the
best efforts to effectively compete for such funds. The Agency will also contribute land
and assure permanent affordability of the development.
A regulatory agreement or other form of enforceable affordability control stipulating the
long-term use restrictions will be recorded against each property. Structuring the
financial assistance such that the property cannot be sold without the consent of the
Agency provides further assurance that the affordability controls on the property are
protected. Management plans for each development will be required to assure proper
management and maintenance.
Affordable housing developments will employ energy efficient design principals and
provide on-site energy generation to the extent possible. The design of new rental
housing shall comply with the City's General Plan and be sensitive to the surrounding
neighborhoods. The target income levels of this program are households earning up to
80 percent AMI. When possible, amenities including childcare facilities, units designed
for disabled persons, and transitional housing units will be provided.
The City will continue to contact affordable housing developers active in Poway and in
San Diego County to solicit development proposals as sites become available.
May 2008 Page 6-16
Responsible Party:
Target Years:
Obiective:
Funding Source:
Redevelopment Services Department
2005-2010
City of Poway
6 • Hou.sing Plan
Assist development of 302 affordable rental-housing units.
Addresses policies Bl and B2.
Low-Mod Funds, 9% Low Income Housing Tax Credits (in
limited situations), Tax-Exempt Bonds with 4% Low Income
Housing Tax Credits, HOME, Affordable Housing Program
(AHP), Multi-family Housing Program (MHP)
Program 14 -New Ownership Housing
The City will assist the construction and development of new affordable ownership
housing. The homes will then be sold to targeted homebuyers under the guidelines of
the SHOP Program described in Program 24 late in this Chapter. The home is made
affordable to the homebuyers by deferred second mortgages that bridge the gap
between the development cost of the unit and the maximum affordable mortgage for
the homebuyer.
The City will provide financial assistance for new owner housing construction for
households earning 70 to 120 percent of the median income (adjusted for household
size). The City will provide financial assistance that does not exceed the amount of the
affordability· gap remaining after all reasonable efforts have been made to access
available sources of non-local subsidies and the City's the best efforts to effectively
compete for such funds. The Agency will use Low and Moderate Income Housing Funds
or Housing in-lieu fees to fill remaining affordability gaps, if there are any. The City will
also contribute land it has acquired with Housing Fund resources toward the
development of new affordable owner housing. The contribution of such land will be_
structured by the City to best assure long-term affordability and maximum leverage of
City resources. City financial assistance will be provided, under the City's sole discretion,
based on requests formally proposed in a competitive process by qualified developer
candidates for each site.
During construction, City financial assistance, if any, will be provided in the form of a
loan recorded against the land, with financial guarantees provided by the developer.
Upon sale of the homes at completion, City assistance will be converted to a second
mortgage on each home for the full amount of City assistance for land and
development costs, pursuant to the guidelines of the SHOP Program. Renters of
Poway's affordable housing development will receive preference as buyers in the
program.
May 2008 Page 6-17
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City of Poway
6 • Housing Plan-
The City will promote this program among the targeted income group through public
outreach to local civic and business organizations, through ads in local newspapers, and
as advertised on the affordable housing hotline.
Responsible Party: Redevelopment Services Department
Target Years: 2005-2010
Objective: Assist 70 households to become first-time homebuyers in
newly constructed u_nits. Addresses policies Bl and B2.
Funding Sources: Inclusionary Housing Funds, Low-Mod Funds, BEGIN, CalHFA,
HOME, County of San Diego Downpayment and Closing Cost
Assistance (DCCA) Program, Mortgage Credit Certificates
(MCC's)
Program 15 -Revise the Affordable Housing Overlay for Lower Income
Households and Establish a Moderate Affordable Housing Overlay for Moderate
Income Households in the General Plan and Zoning Ordinance
Amend the General Plan and Zoning Ordinance to modify the existing Affordable
Housing Overlay (AH) for lower income households and establish a Moderate Affordable
Housing Overlay (MAH) within the General Plan and Zoning Ordinance to allow the
densities required to meet the City's Regional Housing Needs allocation as shown in
Table 4-3 of Chapter 4. The existing AH Overlay on Sites 4 (Brighton) and 9 (Monte
Vista) will be modified to allow housing for lower income households with the approval
of only a Development Review Permit by the City Council during this planning period, as
required by California Government Code Section 65583.2(h). This same AH Overlay for
Lower Income Households will be placed on Sites 10 (Monte Vista/School) and 13
(Mixed Use South/Town Center). At least 50% of the lower income units will be on sites
designated for residential use and not mixed use. In order to achieve the unit yield
identified in Table 4-3 in Chapter 4, the development standards within the AH Overlay
for lower income households will allow the City Council to approve concessions to
development standards such as allowing a height limit of 3 stories within 35 feet,
reduced parking standards, reduced setbacks and a lot coverage of 50%. Similarly, a
Moderate Affordable Housing Overlay will be placed on Site 5 (Park and Ride), Site 7
(Evanston), Site 8 (Twin Peaks), Site 11 (Bowling Alley), Site 12 (Car Rental), and Sites 14-
17 (Mixed Use North) to establish appropriate development standards for the moderate
income housing sites to achieve the unit yield identified. . The Moderate Affordable
Housing Overlay will require the approval of a Specific Plan, Conditional Use Permit, and
Development Review permit.
Responsible Party: Development Services Department
May 2008 Page 6-18
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Target Years:
Objective:
Funding:
City of Poway
6 • Housing Plan
Adopt the Zoning Ordinance and General Plan amendments
by December 2008
Facilitate the development of affordable housing on the sites
identified in the site inventory. Addresses Policy Bl.
General Fund
Program 16 -Mixed Use Development Standards
The City will amend the zoning ordinance to include development standards for mixed
use developments in the City's commercial and mixed use zones where mixed use
development is currently allowed with a Conditional Use Permit. The mixed use
development standards will include a minimum residential development ratio of 75%
residential and 25% commercial. The City will also amend the zoning ordinance to
include development standards for projects within the City's Mixed Use District to
encourage the development of housing in these areas.
Responsible Party: Development Services Department
Target Years: Adopt the Zoning Ordinance and General Plan amendments by
December 2008
Objective:
Funding Source:
Facilitate the development of housing on sites designated for mixed
use development. Addresses Policy Bl.
General Fund.
Program 17 -Amend the General Plan Land Use Designation and Zoning on the·
Properties Identified in the Site Inventory to Include an Affordable Housing
Overlay for Lower Income Housesholds or Moderate Affordable Housing Overlay,
as Described in Prf:>gram 15
SANDAG has identified Poway's share of regional housing needs, and the City has
compared this "regional share" to its inventory of available sites. The City has identified
needed sites during this planning cycle and will initiate appropriate rezoning actions as
described in Chapter 4. The City shall also increase the allowable units per acre in the
Affordable Housing Overlay to at least 30 units per acre for Sites 9-10 (Monte Vista),
Sites 11-13 (Town Center), and Sites 14-17 (Mixed Use North) in order to accommodate
the units needed on particular sites described in Chapter 4 in order to fulfill the City's
Regional Housing Needs Allocatio•n (RHNA) as required by State law.
The overlays described in Program 15 will allow the properties to develop at the
densities identified in the site inventory and allow the City to meet its RHNA as required
May 2008 Page 6-19
City of Poway
6 • Housing Plan
by State law. The zoning of land will not be changed so as to reduce the number of
units possible without alternative sites being rezoned to accommodate those units.
Additional sites will need to be identified in order to meet the City's requirements for
the next housing element cycle and the requirements under Redevelopment Law.
Responsible Party:
Target Years:
Obiective:
Funding:
Development Services Department
Amend the General Plan and Zoning Ordinance and apply
AH zoning overlay to sites within one year of certification of
the Housing Element .
Ensure there are a sufficient number of sites that encompass
a sufficient amount of land to provide enough housing units
of each income category (very low, low, moderate, and other)
to fulfill Poway's share of regional housing needs. Addresses·
Policy Bl.
General Fund
Program 18 -Transitional Housing
Revise the Zoning Ordinance to explicitly identify zones where transitional housing units
are permitted or conditionally permitted and to explicitly identify zones where
emergency shelters are permitted or conditionally permitted. The City will adopt
definitions, specify standards, and designate zoning districts in which transitional
housing for homeless persons will be permitted.
The standards developed for transitional housing will act to encourage and facilitate use
through clear and unambiguous guidelines for the application review process, the basis
for approval, and the terms and conditions of approval.
Responsible Party:
Target Years:
Objective:
Funding:
May 2008
Development Services Department
Adopt new zoning standards by December 2008
Clarification of where such facilities can and cannot be
located; the facilitation of the provision of such facilities
when and where they are necessary. Addresses Policy B3.
General Fund
Page 6-20
City of Poway
6 • Housing Plan
Program 19 -Inclusionary Housing Ordinance
The City of Poway has an Inclusionary Housing Ordinance which requires that 15 percent
of all new dwelling units constructed must be affordable to very low income households,
for multi-family construction, and moderate or low income households, for single-family
construction. There is an option to pay an "in lieu" fee to meet the 15 percent
requirement for single-family development. This Ordinance is discussed in Chapter 3 of
this Element. There is no in lieu fee option for multi-family construction, therefore, the
units must be provided as part of each individual development. The Housing Element
previously identified the purpose of the in lieu fee to "buy down" above market rate
housing, and make it affordable to households with very low incomes.
Above market rate housing is highly priced. Therefore, to "buy down" these properties
and make them affordable to very low income households would result in the
production of a very limited number of dwelling units with the in lieu fees collected. The
Inclusionary Ordinance allows for the in lieu fees to be used to buy down housing or to
assist development of new housing that are affordable to very low, low, and moderate
income households.
Responsible Party:
Target Years:
Objective:
Funding:
Development Services Department
2005-2010.
Continue to collect in-lieu fees to be used in support of
affordable housing projects and programs described in this
chapter. Addresses policies Bl and B3.
General Fund
Program 20 -Redevelopment Agency Implementation Plan
The primary· source of funds for Poway assistance to the development of low and
moderate income housing is the Poway Redevelopment Agency ("the Agency"). The
Agency adopted its Redevelopment and Housing Implementation Plan, 2005 through
2009 in December 2004. The Plan was updated in December 2007.
The Agency is expected to have $93,689,132 (this includes a $56.1 million bond issuance
in FY 08/09) available for its affordable housing program during the five-year term of
this Housing Element. The available funds will be used for new construction, site
acquisition, affordable rental housing rehabilitation and conversion, and rental
assistance.
While the Housing Fund is the primary funding source to finance and assist affordable
housing in the Redevelopment Project Area, several other sources of funds can be used
May 2008 Page 6-21
City of Poway
6 • Housing Plan
in combination with Agency funds. As financing plans are developed, the Agency will
look for additional resources to leverage affordable housing funds as appropriate to
maximize its resources. Key sources of funds include: Community Development Block
Grant funding, HOME Program funding, and resources available from the California
Housing Finance Agency, Federal Home Loan Bank, Federal and State Low Income
Housing Tax Credits, Mortgage Credit Certificates, and Savings Association Mortgage
Company.
The following are updated excerpts from the Plan which provides general descriptions
of the affordable housing projects and programs that the Agency plans to assist with
Housing Fund monies during 2005-2010. The specific details for each of the new
construction activities will be developed as each goes through the planning process.
Low-Mod funds will be leveraged with all available local, state and federal funds to
support affordability in perpetuity.
Solara
Year Acquired: 2001-2005
Size: 2.3
· Unit Yield: 56
Resident Make Up: Family
The Agency completed the five-parcel land assembly process for Solara in 2005,
approved a disposition and development agreement with a non-profit developer and
applied and was awarded Federal 9% tax credits to finance the development. Grading
began in 2005. Construction of the development was completed in 2007. The
development produces nearly all of its energy needs on-site through photo voltaic
technology. A community room and other site amenities were provided.
The following list summarizes the properties currently owned by the Agency and slated
for development within this Housing Element cycle.
Monte Vista Site
Year Acquired: 2000
Size: 2.1
Resident Make Up: Family
Metate Lane
Year Acquired: 2004
Size: 4.0
Resident Make Up: Family
May 2008 Page 6-22
Evanston Lane
Vear Acquired: 2004
Size: 1.2
Resident Make Up: Family
Twin Peaks (east)
Vear Acquired: 2004
Size: 2.2
Resident Make Up: Family
York Avenue
Vear Acquired: 2004
Size: 1.0
Resident Make Up: Family
Brighton
Vear Acquired: 2000-2001
Size: 3.2
Resident Make Up: Family
Responsible Party:
Target Years:
Obiective:
Funding:
Redevelopment Services Department
2005-2010.
City of Poway
6 • Housing Plan
Continue to collect to review and evaluate sites for potential
acquisition for affordable housing. Addresses policies Bl
and B3.
Low-Mod Funds.
Program 21 -Residential Apartment and Residential Condominium Zoning
Ordinance amendment.
The City will amend the zoning ordinance to prohibit single family residential and
mobile home parks in its multi family zones; Residential Apartment (RA) and Residential
Condominium (RC).
Responsible Party:
Target Years:
Objective:
Funding Source:
May 2008
Development Services Department
Adopt amendment by December 2008
Ensure that land designated for multi-family housing will not
be used for single family developments or mobile home
parks. Addresses Policy Bl.
General Fund.
Page 6-23
Program 22 -Emergency Housing
City of Poway
6 • Housing Plan
The City of Poway has joined the other North County jurisdictions to fund the North
County Regional Wlnter Shelter Program. The program operates for 100 days during
the winter months to provide shelter, case management and social services to homeless
persons. Poway's Lutheran Church of Incarnation is a participant program shelter. This
shelter is open for a two-week period during the 100-day program duration. Other local
churches and temples have been encouraged to join.
The City will also continue to encourage local churches to participate in the North
County Interfaith Council of Churches Homeless Shelter Program and investigate ways
to assist them in that effort. The City of Poway presently has at least 50 existing
churches and other religious institutions. Emergency housing is a permitted use at any
of the existing 50 church sites with a Temporary Use Permit. The Poway Zoning
Development Code (Title 17 of the Poway Municipal Code) provides that proposed new
facilities of this type are allowed within all residential zones throughout the City with
City Council approval of a Conditional Use Permit. The City will adopt a program of
regulatory concessions and incentives to permit and encourage development of such
housing, which shall include a finding that such housing is compatible with adjacent
residential and non-residential uses, structures, and resources.
The Zoning Development Code also provides under Section 17.08.090 (G) Residential
Uses, the following land use: "Residential Care Facilities licensed by the State for seven
to fifteen residents" in the Residential Single-Family 2, Residential Condominium, and
Residential Apartment zones with an approved Conditional Use Permit. In addition,
Residential Care Facilities with six or fewer residents are permitted by right in residential
zones.
The Poway General Plan Emergency Services Element includes a policy and
implementing strategies concerning the management of public emergencies through
the implementation of the Poway Emergency Plan which was adopted by the Poway City
Council in June 1988. The Emergency Plan includes policies, objectives, and procedures
regarding "care and shelter operations" to meet the food, clothing, and shelter of
people on a mass care basis during major disasters.
Poway has a contract with Elderhelp under which this non-profit organization works with
social service providers to provide emergency housing referral services.
The above action programs adequately address the provision of emergency housing
within the Poway community.
May 2008 Page 6-24
I.'
Responsible Party:
Target Years:
Objective:
Funding Source:
City of Poway
6 • Housing Plan
Development Services Department and Redevelopment
Services Department
Amend the Zoning Ordinance by December 2008
2005-2010
Ensure that at least one shelter is available consistently
during inclement weather; amend Zoning Ordinance to
provide for regulatory concessions to permit and encourage
development of emergency housing. Addresses Policy B3.
Elderhelp program-Redevelopment Agency, CDBG; Rest of
program-General Fund.
Program 23 -Provision of Transitional Housing
Work with local churches and/or other non-profit groups to provide additional
transitional housing for families. Currently, the Redevelopment Agency provides for
three transitional housing units at three of the affordable housing complexes built and a
fourth is planned. The non-profit housing developers/owners contract with the Poway
Soroptomist Chapter to manage the units, identify families and provide support for
women escaping abuse.
Responsible Party:
Target Years:
Obiective:
Funding Source:
Redevelopment Services Department
2005-2007
4 units. Addresses Policy B3.
Low-Mod Funds, private donations through Poway Chapter
of Soroptomist International
Program 24 -First Time Homebuyer Assistance Program (SHOP)
The City shall continue the SHOP First Time Homebuyer Assistance program. SHOP
provides financial assistance to low and moderate-income households earning between
70 percent and 120 percent of area median income, adjusted for household size, to
purchase a home in Poway. Assistance is provided in the form of a deferred payment
loan, which carries restrictions requiring that the home be sold to other qualifying
buyers. In doing so, the house is required to remain affordable for a minimum of 45
years. The sale price will be less than the fair market value of the home and is calculated·
using the annual percent increase or decrease of the Area Median Income. A lottery is
conducted to select Program participants, but preference shall be given to qualified renters
of Poway's affordable housing developments.
May 2008 Page 6-25
....
' +
st
Responsible Party:
Target Years:
Objective:
Funding Source:
Redevelopment Services Department
2005-2010
City of Poway
6 • Housing Plan
Assist up to 90 households to • become first-time
homebuyers. Addresses Policy A7.
Inclusionary Housing Funds, Low-Mod Funds, BEGIN, CalHFA,
HOME, County of San Diego Downpayment and Closing Cost
Assistance (DCCA) Program, Mortgage Credit Certificates
(MCC's)
Program 25 -Home Enhancement Loan Program {HELP)
In conjunction with the SHOP Program described above, the City offers single-family
rehabilitation loans with the Home Enhancement Loan Program (HELP) in an amount of
up to $20,000 for homes acquired with City assistance. The funds for rehabilitation are
given in the form of a loan that is non-interest bearing and is forgiven over a ten-year
period. This program is also for households earning 70 to 120 percent of area median
income, adjusted for household size.
Responsible Party: Redevelopment Services Department
Target Years: 2005-2010
Objective: Fund up to 11 loans. Addresses Policy Al.
Funding Source: Low-Mod Funds
Program 26 -Maintain Zoning Categories in the General Plan
Maintain the current land use and zoning categories in the General Plan and Zoning
Ordinance to allow a diversity of housing types to be built to provide for the actual
needs of residents while minimizing conflicts with existing development and
unnecessary erosion of residents' quality of life and investment in their homes.
Responsible Party:
Target Years:
Objective:
Funding Source:
May 2008
Development Services Department
2005-2010
Encourage diversity of development to serve as many types
of residents as possible while minimizing land-use related
conflict. Addresses Policy B3.
General Fund
Page 6-26
. ♦
City of Poway
6 • Housing Plan
Program 27 -Enforce City Codes, General Plan Policies, and Zoning Regulations
Enforce all City codes, General Plan and other appropriate plan policies, and zoning
regulations for the development of housing constructed for very-low, low, and
moderate income households.
Responsible Party:
Target Years:
Objective:
Funding Source:
Development Services Department
2005-2010
Ensure high quality design and construction and design
compatibility with surroundings for new affordable housing
developments. Addresses Policy Bl.
General Fund
Program 28 -Assemble Available Land in the Mixed Use District
Assemble available land in the Mixed-Use District and the Town Center Planning Area
and develop all appropriate sites into affordable housing as described in Chapter 4. The
City will prepare a Master Plan and will partner with a private development entity to
assemble parcels in the area as they become available. Should the properties within the
area not become available within the planning period of this Element, the City will
amend the site inventory and identify additional sites that would allow residential
development during the planning period. To facilitate residential development on the
sites identified, the City will place an AH Overlay on each of the sites granting a density
bonus for affordable housing projects above what is permitted by state law, as well as
other development concessions as described in Program 15. In addition, the City will
establish a minimum density and other development standards for all properties that
allow mixed use to encourage redevelopment that includes housing.
Responsible Party:
Target Years:
Objective:
Funding Source:
May 2008
Redevelopment Services Department and Development
Services Department
2005-2010
Provide affordable housing on infill sites in close proximity to
public transit, community services, and other amenities.
Addresses Policy Bl.
Tax Increment Funds and Low-Mod Funds, 9% Low Income
Housing Tax Credits, Tax-Exempt Bonds with 4% Low Income
Housing Tax Credits, HOME, Affordable Housing Program
(AHP), Multi-family Housing Program (MHP), Inclusionary
Housing Funds, BEGIN, CalHFA, County of San Diego
Page 6-27
• ♦
City of Poway
6 • Housing Plan
Downpayment and Closing Cost Assistance (DCCA) Program,
Mortgage Credit Certificates (MCC's)
Program 29 -Monitor Ordinances, User Charges, and Fees
The City will continue to monitor its ordinances, user charges, and fees to ensure that
these are consistent with costs incurred by the City, and, where possible and
appropriate, will introduce measures to remove constraints to the development of
housing.
Responsible Party:
Target Years:
Objective:
Funding Source:
Development Services Department
Annual review, 2005-2010
Ensure unnecessary and/or inappropriate financial and/or
regulatory constraints do not hamper the development of
housing, especially affordable housing, in Poway. Ensure
that funds collected through charges and fees are
appropriate and sufficient to fund City activities supported
by these charges and fees. Addresses Policy Bl.
General Fund
Program 30 -Modify Density Bonus Ordinance to Comply with New State Law
The City will modify its Density Bonus Ordinance so the Ordinance is in compliance with
State law.
Responsible Party:
Target Years:
Objective:
Funding Source:
Development Services Department
Adopt Zoning Ordinance Amendment by December 2008.
Ensure that State law is being followed in housing
development in Poway. Addresses Policy Bl.
General Fund
Program 31 -Public Outreach and Education
The Agency will conduct a public outreach and education program that engages local
housing developers, the business community, and the media to help create
understanding of and support for affordable housing. Through the Housing Solutions
Alliance, the Agency will work with local developers to present information to local civic
and business organizations, provide information to local residents and businesses and
seek supporters of affordable housing goals. The group will issue press releases to local
newspapers, conduct events to celebrate affordable housing success stories and develop
May 2008 Page 6-28
City of Poway
6 • Housing Plan
factual information about Poway's affordable housing communities. The effort will be
combined with the Capacity Building Program and funded through the Agency's
Capacity Building Fund.
Responsible Party:
Target Years:·
Objective:
Funding Source:
Redevelopment Services Department
2005-2010
Raise public awareness of and public support for affordable
housing. Addresses policies B4 and BS.
Capacity Building Funds. Low-Mod Funds
PROMOTION OF FAIR HOUSING
Program 32 -Provide Information on Fair Housing in Quarterly Newsletter
The City will continue to include an article in at least one of its quarterly newsletters per
year providing information concerning housing discrimination, Fair Housing law and
available assistance. The City Council will recognize fair housing month by an annual
proclamation.
Responsible Party:
Target Years:
Objective:
Funding Source:
Redevelopment Services Department
2005-2010
Make Poway residents aware of these issues, laws, and
available services for fair housing. Addresses policies Cl and
C2.
General Fund
Program 33 -Obtain and Distribute Flyers on Fair Housing from San Diego County
The City will obtain flyers from the San Diego County Department of Housing and
Community Development and make these available at appropriate locations in the City.
Responsible Party:
Target Years:
Objective:
Funding Source:
May 2008
Redevelopment Services Department
2005-2010
Promote the awareness of the housing services provided by
the County. Addresses policies Cl and C2.
General Fund
Page 6-29
.,.
City of Poway
6 • Housing Plan
Program 34 -Obtain and Display Posters on Fair Housing from the State of
California
The City will request posters from the California Fair Housing and Employment
Department and display them in appropriate locations in public buildings.
Responsible Party: Redevelopment Services Department
Target Years: 2005-2010
Objective: Promote the awareness of the services and laws discussed by
the posters. Addresses policies Cl and C2.
Funding Source: General Fund
Program 35 -Include Anti-Discrimination Clauses in Deed Restrictions for
Affordable Housing
In all deed restrictions required of affordable housing developments, the City will
require inclusion of an anti-discrimination clause.
Responsible Party:
Target Years:
Redevelopment Services Department
2005-2010
Objective: Ensure a legal City mechanism for complaints against
housing discrimination in deed transactions. Addresses
Policy Cl.
Funding Source: General Fund
Program 36 -Continue to Assist in Addressing Referring Fair Housing Questions
Continue to assist with Fair Housing questions when possible and to refer questions to
other agencies, Lawyer Referral Services, HUD and the California Department of Fair
Employment and Housing (DFEH) as appropriate.
Responsible Party: Redevelopment Services Department
Target Years: 2005-2010
Objective: Promote knowledge of Fair Housing law and services and
ensure Poway residents have access to appropriate Fair
Housing services. Addresses Policy C2.
Funding Source: General Fund
PRESERVATION OF AT-RISK UNITS
There are no at-risk units located in the City of Poway.
May 2008 Page 6-30
<I ..
D. Quantified Objectives
City of Poway
6 • Housing Plan
The City of Poway has established quantified (numerical) objectives_ for several program
categories to provide measurable standards for monitoring and evaluating program-
achievements. Quantified objectives have been established for accommodating the
City's share of future housing needs under the SANDAG Regional Housing Allocation
Plan, new housing construction, housing rehabilitation, the preservation of existing
affordable housing, and homebuyer assistance. The future housing needs objective
addresses the City's ability to accommodate housing based on the availability of
appropriately zoned vacant and underutilized land, with public services and facilities.
These homes may or may not be built depending on market trends and the availability
of funding to developers of affordable housing.
Table 6-1
Summary of Quantified Objectives
Regional New Homebuyer Acquisition/ Conservation of
Income Rehab. Affordable Share Units Assistance Rehab Housing
Rental Mobile
Housing Homes
Very Low 285 294 61 35 472 50 Low 216 140 Moderate 235 246
Above Moderate 505 1,161
Total 1,242 1,701 140 61 35 472 50
Notes:
1. Quantified objectives in this table a summary of the individual program objectives contained in this chapter.
2. Quantified objective for homebuyer assistance includes the City's First Time Homebuyer Program and the New Ownership
housing Program.
3. Quantified objective for rental housing preservation assumes continued preservation of existing subsidized rental units
that are not at risk of conversion to market rate housing over the next ten years.
4. The very low, low, moderate, and above moderate numbers in the regional share column produce a sum of 1,241, not
1,242. However, the SAN DAG website gives 1,242 as the total RHNA number for Poway and gives the numbers shown for
each income category iri the regional share column as Poway's RHNA numbers for these income categories respectively.
It is not known in which of these numbers SANDAG's error lies, so SANDAG's numbers are presented here as is.
May 2008 Page 6-31