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HomeMy WebLinkAboutGPA 11-04; HOUSING ELEMENT PROGRAM 2.1 UPDATED TIMELINES; SANTEE HOUSING ELEMENT 2005-2010; 2010-03-01I. ,r City of Santee Housing Element A. Quantified Objectives The City of Santee proposes the following objectives for the 2005-2010 Housing Element: Table 6-1 Quantified Housing Objectives: 2005-2010 Home New Rehabi-Conservation/ Rental Purchase Other RHNA Construction litation Preservation Assistance Assistance Assistance Extremely 134 5 5 30 25 5 5 Low Income Very Low 183 10 10 200 500 10 510 Income Low Income 241 15 15 0 0 so 5 Moderate 261 25 0 0 0 15 0 Income Above Moderate 562 500 0 0 0 0 0 Income Total 1,381 550 25 230 525 75 515 Note: Pursuant to AB 2634, the City must estimate the portion of the RHNA for very low income households that qualify as extremely low income. The City may use Census data to estimate the proportion of extremely low income households or to apply a 50 percent split. Based on CHAS data (fable 2-24), 42 percent of the very low income households may be qualified as extremely low income. Therefore, the 317 RHNA units for very low income households are divided into 134 units for extremely low income and 183 units for very low income. For purposes of identifying adequate sites for the RHNA, however, no separate density threshold is established for extremely low income units. B. Objectives, Policies, and Programs The objectives and policies contained in the Housing Element address Santee's 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. The objectives, policies, and programs are structured to address the following issue areas outlined the State law: • Conserving and Improving the Condition of the Existing Housing Stock • Assisting in the Development of Affordable Housing Opportunities • Providing Adequate Sites to Achieve a Variety of Housing Types ·and Densities • Removing Governmental Constraints as Applicable • Promoting Equal Housing Opportunity 1. PRESERVING, CONSERVING, AND IMPROVING THE EXISTING HOUSING STOCK While most of Santee's housing stock is in good condition, a large proportion of the City's housing is nearing 30 years of age, indicating the need for continued maintenance to prevent widespread housing deterioration. A city-wide windshield survey of houses built before 1975 was conducted January through July of 1999. Of the 7,918 surveyed units, 261 were in need of Page 6 - 2 I. Housing Plan minor repair (3.3 percent), 32 were in need of moderate repair (0.4 percent), and 8 units were classified as substandard (0.1 percent). Other housing conservation needs of the City include existing affordable housing stock and rental units at-risk of converting to market-rents or condominiums, and the Section 8 voucher program. Objective 1.0: Conserve and improve the condition of the existing housing stock. Policy 1.1: Advocate the rehabilitation of substandard residential properties by homeowners and property owners. Policy 1.2: Continue to provide residential rehabilitation programs, which provide financial and technical assistance to lower income property owners to enable correction of housing deficiencies that could not otherwise be undertaken. Policy 1.3: Focus rehabilitation assistance to create substantive neighborhood improvement and stimulate additional unassisted improvement efforts. Policy 1.4: Continue to utilize the City's code enforcement program to bring substandard units into compliance with City codes and to improve overall housing quality and conditions in Santee. Policy 1.5: Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing quality. Educate property owners regarding existing resources for residential rehabilitation. Objective 2.0: Preserve existing affordable housing options in Santee. Policy 2.1: Monitor the status of at-risk multifamily rental housing units, work with potential nonprofit purchasers/managers as appropriate, and explore funding sources available to preserve the at-risk units. Policy 2.2: Encourage the retention of existing, viable mobile home parks, which are economically and physically sound. Policy 2.3: Regulate the conversion of existing multifamily rental properties to condominiums through application of Santee's Condominium Conversion Ordinance. Policy 2.4: Continue to support existing County and City rental assistance programs. Program 1: Code Enforcement Title 25 of the California Administrative Code (Mobzlehome Parks Act) Chapter 2 of Title 25 is the Mobilehome Parks Act. Article 10 of Chapter 2 deals with the maintenance, use and occupancy requirements of mobilehome parks. The purpose of this article is to implement, interpret and make specific the requirements of the Health and Safety Code as it pertains to mobilehome parks. The condition of mobile homes in Santee as well Page 6 - 3 I• City of Santee Housing Element as the abatement of substandard conditions is regulated by Chapter 2 of Title 25. The provisions of Article 10 are implemented on an ongoing basis in Santee. The enforcement agency is the State Department of Housing and Community Development. Uniform Administrative Code The Uniform Administrative Code was adopted by the City of Santee in 1994. The abatement of substandard housing conditions in the City has relied upon the requirements of the Uniform Administrative Code, and the City's zoning laws governing property maintenance. The Uniform Administrative Code requirements relate principally to substandard structural conditions. These conditions are described in the "unsafe buildings" section of the Code. Implementation of these provisions of the Codes for purposes of assuring housing quality is accomplished on an ongoing basis. Uniform Housing Code The Uniform Housing Code is enforced through the County Health Department, at the request of tenants who believe that their rental property is in violation of the Uniform Housing Code. The most common violations reported are leaking roofs, lack of heat, electrical and plumbing problems. The County enforces State Housing Law pertaining to sanitation, ventilation, use or occupancy of apartment complexes, as well as hotels. The provisions of the Uniform Housing Code relate only to existing dwellings and do not affect new construction. Adoption of the California Building Code by Santee in 2001 expands the City's direct involvement in the abatement of a wide range of substandard housing conditions, and to achieve abatement through established procedures. The City of Santee actively pursues reported code violations in the City. When code violations are unable to be resolved through voluntary compliance or through the nuisance abatement procedure or through the Administrative Citation process, the City refers such cases to the City Attorney for prosecution. The City Attorney's office may seek injunctions, receivership and civil lawsuits to achieve compliance with City codes. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Department of Development Services Department bu~get Continue to implement the applicable sections of the Santee Municipal Code, the 2001 California Building Code and Uniform Housing Code through County contract. Ongoing implementation and annual monitoring and reporting throughout the planning period. Program 2: Condominium Conversion Regulations The City's existing multifamily rental housing stock represents a source of affordable housing to many community residents. The conversion of these rental units into condominium ownership would result in the .displacement of existing tenants. In order to minimize condominium conversion activity, on March 14, 2007, the City amended its Subdivision Ordinance (Section 16.20.020) to add a requirement for interior and exterior Page 6 - 4 I. Housing Plan improvements, increase relocation assistance from one to three months, and add a limitation on the number of units that can be converted to no more than 50 percent of the yearly average of apartment units constructed in the previous two fiscal years. Additionally the Subdivision Map Act establishes requirements for notice to tenants and right of tenants to exclusive contract for purchase of their units to be converted to condominium ownership (State of California Government Code Section 66427.1). This requirement intends to limit the number of households displaced by the conversion of rental units to "for sale" units when rental construction is non-existent. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Department of Development Services Department budget, Developers Assess the impact to the existing multifamily rental stock through ongoing implementation of condominium convers10n regulations. Ongoing implementation and annual monitoring and reporting throughout the planning period. Program 3: Mobile Home Conversion Regulations Conversion regulations for mobile homes are contained in both Section 16.20.020 of the City Subdivision Ordinance and Section 17.22.030(D) of the Zoning Ordinance. The City Zoning Ordinance, through the Mobile Home Park Overlay District, regulates the rezoning of existing mobile home parks. Rezoning applications for property containing an existing mobile home park and zoned for such use must satisfy several requirements and standards. When considering a Conditional Use Permit for conversion to a different use, the City Council shall ensure that applicants have satisfied the requirements of Sections· 65863.7 ("Report of impact on conversion of mobile home park to another use") and 65863.8 ("Verification of notification by applicant for conversion of mobile home park to another use") of the California Government Code. These provisions assure that mobile home park occupants are afforded some protection if an existing facility is to be rezoned for another use, including right-of-way for the extension of State Route 52 to State Route 67. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Department of Development Services Mobile home conversion fees Assess the impact of the loss of affordable housing opportunities through implementation of mobile home conversion regulations. Ongoing implementation and annual monitoring and reporting throughout the planning period. Program·4: Neighborhood Preservation Loan Program The Neighborhood Preservation Loan program provides financing to homeowners of modest means within the City of Santee who wish to make repairs and improvements to their single-family properties. Applicants may apply for loans of up to $60,000 for single- family homes and $15,000 for mobile homes. Funds may be used for improvements to the home or yard. Emphasis is placed on improvements that enhance the exterior of the home Page 6 - 5 City of Santee Housing Element and other parts of the property visible from public streets and trails. Neighborhood Preservation Loans are secured by a Deed of Trust recorded against the property. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Finance Department Housing Services Division Low and Moderate Income Housing Fund (LMIHF) Provide 10 rehabilitation loans to lower income residents per year. Annual loan disbursement and monitoring and reporting throughout the planning period. Program 5: Minor Home Improvement Loans The City has used CDBG funds to assist organizations that provide home improvement and repair services to lower income households. Examples of home improvement and repair include the installation of home security devices and minor home repair such as in-home ADA improvements, weatherproofing, etc. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Finance Department Housing Services Division CDBG Assist 10 lower income homeowners annually through funding service providers that provide home security devices and minor home repairs. Annual allocation of CDBG funds through the HUD Action Plan process, and annual monitoring and reporting through the HUD CAPER process throughout the planning period. Program 6: Acquisition and Rehabilitation Assistance Santee's acquisition and rehabilitation program allows the City to assist affordable housing developers in the acquisition of multifamily units in need of rehabilitation and repair. Units acquired and rehabilitated through the program will be rent-restricted and offered to lower income renters. The Shadow Hill Apartments rehabilitation project resulted in the restoration of 62 units at imminent risk of loss to the housing stock and the construction of 20 new affordable housing units. Responsible Agency: Financing: Five-Year Objectives: Time frame: Page 6 -6 City of Santee Finance Department Housing Services Division HOME,LMIHF Assist in the acquisition and rehabilitation of 50 multifamily rental units that will be offered at prices affordable to very low income renters. Partner with an affordable housing developer and identify potential acquisition and rehabilitation project by end of Fiscal Year 2008-2009. Complete rehabilitation by end of Fiscal Year 2010-2011. Annual monitoring and reporting throughout the planning period. I • Housing Plan Program 7: Conservation of Existing and Future Affordable Units Between July 1, 2005 and June 30, 2015, two federally assisted housing projects with 230 Section 8 units are at-risk of converting to market rate housing. Of these units, 121 units are within the Carlton Country Club Villas and 109 are within Rammton Arms. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Finance Department Housing Services Division; U.S. Department of Housing and Urban Development (HUD); and San Diego County Housing Authority. Section 8 vouchers, other funding sources as available Monitor the status of the 230 at-risk units at Carlton Country Club Villas and Rammton Arms. The City of Santee 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 Carlton Country Club Villas and Rammton Arms since they may lose their Section 8 subsidies due to discontinuation of the program at the federal level or opting out by the property owner. • Work with Potential Purchasers: Where feasible, provide technical assistance to public and non-profit agencies interested in purchasing and/ or managing units at risk. • Tenant Education: California Legislature extended the noticing requirement of at-risk units opting out of low- income use restrictions to one year. Should a 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. • 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. Ongoing implementation and annual monitoring and reporting throughout the planning period. Within 60 days of notice of intent to convert at-risk units to market rate rents, the City will work with potential purchasers, educate tenants of their rights, Page 6 -7 City of Santee Housing Element and assist tenants to obtain rental assistance in accordance with this program. Program 8: Housing Choice Voucher Program The Housing Choice Voucher Program extends rental subsidies to extremely low-and very low-income (up to SO percent of AMI) families and sentors that 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. Rental assistance is provided to the recipients in the form of 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. Cities may contract with the San Diego County Housing Authority to administer the Housing Choice V ouchet Program. According to the Housing Authority, approximately 238 households received assistance through the program in February of 2007. Currently, the City does not participate in the voucher program, but may again in the future. Responsible Agency: Financing: Five-Year Objectives: Timeframe: San Diego County Housing Authority U.S. Department of Housing and Urban Development Continue to contract with the San Diego County Housing Authority to administer the Housing Choice Vouchers Program and support the County Housing Authority's applications for additional voucher allocations. Continue to support the County's efforts to maintain and expand voucher use in the City. Ongoing implementation and annual monitoring throughout the planning period. Program 9: Mobile Home Rental Assistance The City administers a rental assistance program that provides a $100 per month rent subsidy to extremely low-and very low-income senior and disabled mobile home park residents, with no repayment requirements. The assistance is considered a "safety net" to many recipient households. This program is financed by the LMIHF and is therefore subject to the funding proportionality provisions of SB 527 (adopted 2005-06). Responsible Agency: Financing: Five-Year Objectives: Time frame: Page 6 - 8 City of Santee Finance Department Housing Services Division LMIHF Assist approximately 250 extremely low and very low income senior home owners in mobile home parks per year. Provide rental assistance monthly to qualified mobile home park residents. Annual monitoring and reporting throughout the planning period. Housing Plan Program 10: Mobile Home Park Assistance Program Administered through the California Department of Housing and Community Development (HCD), the Mobile Home Park Assistance Program (MP AP) provides financial and technical assistance to mobile home park residents who wish to purchase their mobile home parks and convert the parks to resident ownership. Loans are made to lower-income mobile home park residents or to organizations formed by park residents to own and/ or operate their mobile home parks, thereby allowing residents to control their housing costs. Loans are limited to 50 percent of the purchase prices plus the conversion costs of the mobile home park and are awarded by the State on a competitive basis. Applications must be made by mobile home park residents who must form a resident organization with the local public entity as a co-applicant. The City has successfully co-sponsored one MP AP application. Residents of the Highlands Mobile Home Park on Mission Gorge Road formed a corporation and purchased a 30-year lease using State MP AP funds. The City assisted 29 lower-income residents by lending $8,500 each to purchase a share in the non-profit corporation. The City will continue to advertise the program's availability to mobile home park residents and will serve as co- applicant for interested resident organizations. The City's Zoning Ordinance, through the Mobile Home Park Overlay District, provides for a 50 percent reduction in project application fees as an incentive for the conversion of existing rental parks to resident-owned parks. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Finance Department Housing Services Division Department budget Circulate fliers to existing mobile home renter parks periodically. Co-sponsor MP AP applications as opportunity arises. Annual flier circulation and monitoring and reporting throughout the planning period. 2. ASSISTING IN THE DEVELOPMENT OF AFFORDABLE HOUSING OPPORTUNITIES AND SUPPORTIVE SERVICES New construction is a major source of housing for prospective homeowners and renters but generally requires public sector support for the creation of units affordable to lower income households, including extremely low-income households. While for-sale housing costs are somewhat lower in Santee than in the surrounding region, thereby extending homeownership opportunities to many moderate income households, the City's rental costs are higher than the surrounding region (refer to Chapter 2, Communiry Profile). Compounding the need for affordable rental housing in the City is the displacement of lower income tenants from multifamily housing to accommodate the extension of State Route 52 to Mission Gorge Road, completed in fall of 1998. The planned extension of SR 52 to SR 67 is estimated to have displaced approximately 118 single-family dwelling units, 310 multiple-family dwelling units, and 229 mobile home units, for a total of 657 dwelling units. This future extension is scheduled for completion in late 2010; however acquisition and demolition of properties has already occurred. CalTrans maintains responsibility for mitigation through relocation assistance. Where there is a need for affordable housing, often there is also a need for supportive services for lower income households, Page 6 - 9 City of Santee Housing Element including extremely low-income households. The following Objectives, Policies, and Programs intend to address the overall need for affordable housing and supportive services in Santee. Objective 3.0: Expand affordable housing options within Santee. Policy 3.1: Develop and maintain collaborative efforts among nonprofits, for-profit developers, and public agencies to encourage the development, maintenance, and improvement of affordable housing. Policy 3.2: Encourage the use of energy conservation devices such as low flush toilets and weatherization improvements. Promote design concepts that utilize technological advances in the application of alternative energy sources which make the use of the natural climate to increase energy efficiency and reduce housing costs. Policy 3.3: Encourage the use of favorable home purchasing techniques, such as municipal mortgage loans, shared equity and limited equity cooperatives, as might become available through public and private agencies and institutions. Policy 3.4: Encourage the provision of housing affordable to extremely low income households when reviewing proposals for new affordable housing developments. Objective 4.0: Provide housing support services to address the needs of the City of Santee's lower and moderate income residents, including extremely low income households. 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 Santee residents, particularly those with special needs. Policy 4.3: Coordinate with local social service providers to address the needs of the City's homeless population. Provide funding to groups providing shelter and other services to the homeless. Continue to participate in the Countywide homeless working group in preparing and implementing recommendations to the Board of Supervisors, the appointed bodies and municipalities regarding plans for providing emergency housing, halfway houses and homes with supervised care. Program 11: First Time Homebuyer Program Through this program, the City assists Santee first-time lower and moderate income homebuyers with down payment and closing cost assistance. This assistance functions Page 6 -10 Housing Plan similar to a "silent second" to the assisted household's primary home loan application. The City contracts with Community HousingWorks utilizing Federal Home Program money. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Finance Department Housing Services Division HOME,LMIHF Assist 50 lower income households with down payment and closing cost assistance (10 at <50 percent AMI and 40 at 51-80 percent AMI). Evaluate program through the Consolidated Plan Annual Reporting process. Annual flier circulation and monitoring and reporting throughout the planning period. Program 12: Manufactured Home Fair Practices Program The City regulates short-term space leases in mobile home parks and provides staff support to the Manufactured Fair Practices Commission, which holds quarterly meetings. The program requires significant financial resources in administration and legal defense of the Ordinance. Through the City Attorney's office, the City has defended or initiated six different lawsuits to uphold the requirements of the Manufactured Home Rent Stabilization Program since 1998. To date, all of the City's efforts to maintain the rent control system have been successful. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Finance Department Housing Services Division LMIHF Assist approximately 1,500 mobile home owners. Ongoing implementation and annual monitoring and reporting throughout the planning period. Program 13: Collaboration with Affordable Housing Developers Affordable housing developers work to develop, conserve and promote rental and ownership affordable housing. Particularly in relation to senior citizen housing, the affordable housing developer is often, but not always, a local organization interested in developing affordable housing. The affordable housing developer is often involved with what is called "assisted housing", where some type of government assistance (such as Section 8) is provided to the individual household to keep rents affordable. An affordable housing developer can help meet the goals for additional housing by implementing or assisting with the implementation of programs described in this Element. Several public and non-profit housing agencies and affordable housing developers that operate in San Diego County have expressed interest in purchasing, developing and/ or managing at-risk, low income housing projects in Santee. Among these are the Southern California Housing Development Corporation (SCHDC), San Diego Interfaith Housing, Page 6 -11 City of Santee Housing Element_ Community HousingWorks, Bridge Housing, Chelsea Investment Corporation, Wakeland, Habitat for Humanity and the San Diego County Department of Housing and Community Development. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Finance Department Housing Services Division Department budget Maintain contact information for affordable housing developers for the purposes of soliciting their involvement in development projects in Santee. Participate with affordable housing developers to review available federal and State financing subsidies and apply as feasible on an annual basis. Assist and support developers of housing for lower-income households, especially housing for extremely low 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 18 -regulatory concessions. Collaborate with five developers of affordable housing over the planning period to facilitate the construction of 80 affordable units over the planning period (10 extremely low-income, 20 very low-income, 25 low- income, and 25 moderate-income units). Develop list and contact information for affordable housing developers by end of June 2010. Update list annually thereafter. Provide ongoing participation and assistance to interested affordable housing developers. Annual monitoring and reporting throughout the planning period. Program 14: Supportive Services The City assists homeless and other service providers in meeting the immediate needs of persons with special needs, including the homeless or near-homeless in Santee. Immediate need includes the provision of food, temporary shelter, health care, and other social services. Responsible Agency: Financing: Five-Year Objectives: Time frame: City of Santee Finance Department Housing Services Division CDBG Assist 33 persons with temporary shelter and supportive services over the five-year planning period. Annually review and allocate funds to service provider through the HUD Annual Plan process. Annual monitoring and reporting throughout the planning process. Program 15: Santee Redevelopment Project At least 20 percent of the annual tax increment revenues generated within Santee's Redevelopment Project Areas are required to be set aside by California Redevelopment Law Page 6 -12 Housing Plan for housing purposes for low and moderate-income households. This set-aside fund is referred to as the Redevelopment Low and Moderate Income Housing Fund (LMIHF). The LMIHF is expended in accord~nce with California Health and Safety Code Section 33490. Funds are used to benefit lower income households. Specifically, the following programs are funded by the LMIHF: Housing Preservation Loan Program (Program 4), Acquisition and Rehabilitation Assistance (Program 6), Mobile Home Rental Assistance (Program 9), First Time Homebuyer Program (Program 11), and Manufactured Home Fair Practices Program (Program 12). Providing new affordable rental apartments for families is a high pnonty for the Redevelopment Agency. The Development Services Department and Redevelopment Agency have met with several affordable housing developers to explore opportunities to expand the affordable housing stock for lower income households. The City will encourage affordable housing developers to set aside a portion of units for extremely low income households by working with these developers to cooperatively fund housing projects through the use of the LMIHF, potential future CDBG funds, and other available funding sources. As shown in Chapter 2, Section D, the identified housing need among lower- income groups is for seniors (8.9% of the population), single parent households (11 %), large family households (11 %), and persons with disabilities (24%). Of the dwelling units funded, developed or substantially rehabilitated by the Community Development Commission, these segments of the population will receive priority consideration. The City will also aggressively promote its existing density bonus program, demonstrating the program's incentives and benefits to potential developers, including reduced parking requirements, allowable deviations from development standards, and other possible concessions. California redevelopment law requires that at least 15 percent of all new units constructed by private entities within a redevelopment project area be provided for-sale, or at rental rates that are affordable to lower-and moderate-income households (Health and Safety Code Sections 33413 and 33413.5). The City will ensure that potential developers are aware of this program, and make them aware of funding opportunities such as the LMIHF. Pursuant to AB 637 (adopted 2001-02) as modified by SB 527 (adopted 2005-06), the LMIHF may be spent to promote senior housing only in the proportion to which the number of low-income households containing residents aged only 65 or over bears to the total low-income population within the community as a whole. Any local expenditure on the promotion of housing for seniors exceeding this proportion must be derived from funds other than the 20 percent set-aside. Responsible Agency: Financing: Five-Year Objectives: City of Santee Finance Department Housing Services Division LMIHF Continue to maximize creation and expansion of affordable housing opportunities through use of redevelopment set-aside funds to leverage other affordable housing resources. Partner with at least one affordable housing developer within the planning period to provide new affordable multifamily rental Page 6 -13 City of Santee Housing Element Timeframe: apartments in Santee. Encourage affordable housing developers to provide housing affordable to extremely low income households Ongoing implementation and annual monitoring and reporting throughout the planning period. Program 16: San Diego County Regional Mortgage Credit Certificate Program Mortgage Credit Certificates (MCCs) are certificates issued to lower and moderate income 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. Participants in the City's first- time home buyer program (Program 10) that meet the income requirements of the MCC program are referred by the City to the consultant. Responsible Agency: Financing: Five-Year Objectives: Timeframe: Regional Mortgage Credit Certificate Consortium Federal tax credits Facilitate the provision of five MCCs annually (2 at <80 percent AMI and 3 at 80-120 percent AMI). Continue to promote the MCC program by notifying eligible applicants to other City programs and providing information on the City's website. Ongoing implementation and annual monitoring and reporting throughout the planning period. 3. PROVIDING .ADEQUATE SITES TO ACHIEVE A VARIETY OF HOUSING TYPES AND DENSITIES A key element in satisfying the housing needs of all segments of the community is the provision of adequate sites for housing of all types, sizes, and prices. This is an important function in both zoning and General Plan designations. Objective 5.0 Encourage the provision of a wide range of housing by location, type of unit, and price to meet the existing and future needs of Santee residents to the maximum extent possible. Policy 5.1: Provide a variety of residential development opportunities in the City, ranging in· density from very low density estate homes to medium-high and high density development. Policy 5.2: Encourage both the private and public sectors to produce or assist in the production of housing, with particular emphasis on housing affordable to lower income households, including extremely low-income households, as well as housing suitable for the disabled, the elderly, large families, and female- headed households. Page 6 -14 Housing Plan Policy 5.3: Require that housing constructed expressly for low and moderate income households not be concentrated in any single area of Santee. Policy 5.4: Encourage developments of new housing units designated for the elderly and disabled persons to be in close proximity to public transportation and community services. Policy 5.6: Ensure that all new housing development and redevelopment in Santee is properly phased in amount and geographic location so that City services and facilities can accommodate that growth. Program 17: Inventory of Available Sites Santee's residential sites inventory consists of over 470 acres of developable land with the capacity to yield 1,810 new units during the planning period. These sites can accommodate Santee's RHNA for all income levels during the planning period. To accommodate the City's remaining need of 378 units (425 less 47 units, Cedar Creek Apartments) for lower income households, the City has rezoned 20.21 acres to TC/R-30 ("Urban Residential"). Development of this site will require development at 30 dwelling units per acre (no density range). This and other sites counted toward meeting Santee's RHNA for very-low, low and moderate-income households in Appendix C shall be developable by right in accordance with Government Code Section 65583.2(i) with completion of a Development Review approval to ensure the project complies with development standards of the Zone. The Fanita Ranch sites and other HL zoned sites are not included in this inventory. The City will maintain an inventory of available sites for residential development and provide- it to prospective residential developers upon request. This inventory is described in Section 4A, Available Sites for Housing, of this Housing Element. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Department of Development Services Department budget Maintain an inventory of the available sites for residential development and provide it to prospective residential developers upon request. Ongoing implementation and annual monitoring and reporting throughout the planning period. . 4. REMOVING GOVERNMENTAL CONSTRAINTS AS .APPLICABLE State law requires that housing elements address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. In 1993, the City Council assumed the responsibilities of the Planning Commission in an effort to reduce City costs and streamline the permit review process. In 2003, a series of zoning ordinance amendments simplified the permit review process for several types of development, and established a new administrative Minor Conditional Use Permit. Provisions for reasonable accommodation of persons with disabilities were added to the development code, zones were identified to permit transitional housing, and the density bonus regulations were· Page 6 -15 City of Santee Housing Element updated in 2007. In 2010, the City created a new Urban Residential land use designation and zone district that requires 30 units per gross acre and allows structures as tall as 55 feet or four stories. The City will continue to monitor its development process and zoning regulations to identify and remove constraints to the development of housing, particularly in chapters pertaining to residential uses. As the City's vacant and under-developed sites are developed/ re-developed, outlying properties in hillside areas are being assessed for development potential. These hillside areas often support coastal sage scrub and grasslands. The effects of development on vegetation habitats must be fully assessed and mitigation required for removal. The environmental review process will be streamlined with the MSCP Subarea Plan in place. Objective 6.0: Reduce or remove government constraints to housing production and opportunity where feasible and legally permissible. Policy 6.1: Promote efficient and creative alternatives to help reduce government constraints. Policy 6.2: Provide incentives and regulatory concessions for affordable and senior housing. Policy 6.3: Facilitate timely building permit and development plan processing for residential construction. Policy 6.4: Provide for reasonable accommodation for housing for persons with disabilities. Policy 6.5: Balance the need to protect and preserve the natural environment with the need to provide additional housing and employment opportunities. Policy 6.6: Approve residential uses if they meet use requirements, development criteria and design requirements of the General Plan and Municipal Code. Program 18: Regulatory Concessions and Incentives for Affordable and Senior Housing The City regularly updates its Zoning Ordinance to comply with State law as legislation is amended or new legislation is adopted. In 2007, the City updated its density bonus ordinance consistent with SB 1818 (enacted 2005) and SB 435 (enacted 2006). The City will work with developers on a case-by-case basis to provide regulatory concessions and incentives to assist them with the development of affordable and senior housing. In a relatively small city like Santee, this is the most effective method of assisting developers, as each individual project can be analyzed to determine which concessions and incentives would be the most beneficial to the project's feasibility. Regulatory concessions and incentives could include, but are not limited to, reductions in the amount of required on-site parking, fee reductions, expedited permit processing, and modified or waived development standards. Page 6 -16 Responsible Agency: Financing: Five-Year Objectives: Timeframe: Housing Plan City of Santee Department of Development Services and Finance Department Housing Services Division Department budgets Assist developers on a case-by-case basis in the construction of affordable housing through application of Municipal Code Chapter 17.26. Provide ongoing assistance to affordable housing developers." Annual monitoring and reporting throughout the planning period. Program 19: Housing for Persons with Disabilities 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) to allow disabled persons an equal opportunity to use and enjoy a dwelling. Existing City practice provides reasonable accommodation for disabled person housing on a case-by-case basis. In 2007, the City amended the Zoning Ordinance to provide for the reasonable accommodation of persons with disabilities by identifying zones for group care facilities for the disabled and to provide flexibility from development standards as necessary to accommodate housing for persons with disabilities. The City will further accommodate persons with disabilities by incorporating the State of California's model Reasonable Accommodation Ordinance into the Municipal Code. Responsible Agency: Financing: Five-Year Objectives: Time Frame: City of Santee Development Services Department Department budget Reasonably accommodate the housing needs of persons with disabilities on a case-by-case basis. Implement Municipal Code changes within one year of Housing Element adoption, ongoing implementation and annual monitoring and reporting throughout the planning period. Program 20: Transitional Housing Transitional housing is a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing. In 2007, the City amended the Zoning Ordinance to permit transitional housing facilities for six or fewer .persons by right in all residential zones and require a Conditional Use Permit (CUP) for these facilities serving seven or more persons in the R-2 zone and all multifamily residential zones. The City will revise the Zoning Ordinance to clarify the CUP requirement for transitional housing facilities serving seven or more persons. Large transitional housing facilities that function like single family uses or multifamily rental apartments will be permitted by right in the R-2 zone and all multifamily residential zones. Large transitional housing facilities serving seven or more persons that function like group care facilities will continue to require a CUP, similar to State-licensed residential care facilities. Criteria that would be used to review CUP applications for transitional housing facilities that function like group care facilities serving seven or more persons pertain to performance standards and are not specific to the proposed use. Potential conditions for approval of these facilities may include hours of operation, security, loading requirements, and management. Conditions would be similar to Page 6 -17 City of Santee Housing Element those for other similar uses in the same zones and would not serve to constrain the development of such facilities. Responsible Agency: Financing: Five-Year Objectives: Time Frame: City of Santee Development Services Department Department budget Revise the Zoning Ordinance to permit transitional housing serving seven or more persons by right in the R-2, R-7, R-14, R- 22, and R-30 zones if the facility functions like single family uses or multifamily rental apartments. A Conditional Use Permit (CUP) will be required in the R-2, R-7, R-14, R-22, and R-30 zones for transitional housing facilities that serve seven or more persons and function like a group care facility. Revise the Zoning Ordinance by the end of June 2010. Program 21: Emergency Shelters Emergency shelters provide temporary overnight sleeping accommodations for homeless families and/ or individuals. Such accommodations may include basic supportive services such as food, shower and rest room facilities, laundry room, storage areas, and limited administrative or intake offices. The Zoning Ordinance will be amended to allow emergency shelters with a ministerial permit within the General Industrial (IG) zone pursuant to SB 2 enacted in 2007. The IG zone covers approximately 111 acres on 130 parcels in Santee and adequate capacity exists to accommodate an emergency shelter for at least thirty-one homeless individuals ~dentified unsheltered homeless population in Santee) and at least one year-round emergency shelter. Responsible Agency: Financing: Five-Year Objectives: Time Frame: City of Santee Development Services Department Department budget Collaborate with jurisdictions to explore the merit of a multi- jurisdictional agreement for the provision of emergency shelters. Ongoing, revise the Zoning Ordinance as necessary to maintain currency with State law. Program 22: Single Room Occupancy (SRO) Units SRO units are one-room units intended for occupancy by a single individual. It is distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other. Currently, the Zoning Ordinance does not expressly address SROs. The Zoning Ordinance will be amended to facilitate and encourage the provision of SROs consistent with AB 2634 enacted in 2007. SROs will be conditionally permitted in all multifamily zones. Criteria that would be used to review CUP applications for SROs pertain to performance standards and are not specific to the proposed use. Potential conditions for approval of these facilities may include hours of operation, security, loading requirements, and management. Conditions would be similar to those for other similar uses in the same zones and would not serve to constrain the development of such facilities. Responsible Agency: Financing: Page 6 -18 City of Santee Development Services Department Department budget Housing Plan Five-Year Objectives: Revise the Zoning Ordinance to define and conditionally permit SROs within multifamily residential zones. Time Frame: Revise the Zoning Ordinance by the end of June 2010 to add SROs .. Program 23: Supportive Housing California Health and Safety Code (Section 50675.2) defines "supportive housing" as housing with no limit on length of stay, that is occupied by the low-income adults with disabilities, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. To facilitate and encourage the provision of supportive housing in Santee, the Zoning Ordinapce will be amended to define and identify zones that permit or conditionally permit supportive housing consistent with SB 2 enacted in 2007. Supportive housing serving six or fewer residents will be permitted by-right in all residential zones. Large supportive housing facilities serving seven or more persons that also functions like single-family uses or multifamily rental apartments will be permitted by-right in the R-2 and all multiple-family zones. Similar to the requirements for non-accessory State-licensed residential care facilities serving seven or more persons, a CUP will be required for large supportive housing facilities serving seven or more persons that function like group care facilities. Criteria that would be used to review CUP applications for large supportive housing facilities ·that function like group care facilities pertain to performance standards and are not specific to the proposed use. Potential conditions for approval of these facilities may include hours of operation, security, loading requirements, and management. Conditions would be similar to those for other similar uses in the same zones and would not serve to constrain the development of such facilities. Responsible Agency: Financing: Five-Year Objectives: Time Frame: City of Santee Development Services Department Department budget Revise the Zoning Ordinance to define and permit supportive housing serving seven or more persons by right in the R-2and all multiple-family zones if the facility functions like single family uses or multifamily rental apartments. A Conditional Use Permit (CUP) will be required in the R-2 and all multiple-family zones for supportive housing facilities that serve seven or more persons and functions like a group care facility. Revise the Zoning Ordinance by the end of June 2010. Program 24: Refined Development Review Permit Ordinance Language The City currently requires a discretionary Development Review Permit for most types of new development. The City regularly updates its Zoning Ordinance to comply with State law as legislation is amended or new legislation is adopted. In order to comply with Page 6 -19 City of Santee Housing Element Government Code section 65583(a)(4), to streamline the development process and increase development certainty, the City will make changes to the language of certain sections of the Development Review Ordinance. These changes will be made with the intent of reducing ambiguity and increasing development certainty, and clarifying design requirements. Responsible Agency: Financing: Five-Year Objectives: Timeframe: City of Santee Department of Development Services and Finance Department Housing Services Division Department budgets Reduce ambiguity and increase development certainty by revising Development Review Permit requirements. Adopt changes by the end of June 2010. 5. PROMOTING EQUAL HOUSING OPPORTUNITY To make adequate provision for the housing needs of all economic segments of the community, the housing program must include actions that promote housing opportunities for all persons regardless of race, religion, sex, family size, marital status, ancestry, national origin, color, age, physical or mental disability. Objective 7.0 Promote equal opportunity for all residents to reside in the housing of their choice. Policy 7.1: Prohibit discrimination in the sale or rental of housing with regard to race, ethnic background, religion, handicap, income, sex, age and household composition. Policy 7.2: Encourage the development of residential units that are accessible to disabled persons or are adaptable for conversion to residential use by disabled persons. Policy 7.3: Accommodate emergency shelters and transitional housing facilities in compliance with State laws and City Zoning Ordinance. Policy 7.4: Continue active support and participation with the fair housing service provider to further spatial de-concentration and fair housing opportunities. Program 25: Equal Housing Opportunity Services The City of Santee supports fair housing laws and statutes. To promote equal opportunity, the City participates in the Fair Housing Council of San Diego's (FHCSD) Fair Housing Program and currently contracts with the Heartland Human Relations and Fair Housing Association to provide fair housing services. The City participated in a regional assessment of impediments to fair housing choice in the year 2004. The Study identified no specific impediments to fair housing in the City's policies or administrative procedures. The City attends monthly Fair Housing Resource Board meetings which are comprised of the 18 cities in the County, and the County, and HUD San Diego, to address fair housing issues. The City distributes information on fair housing and Page 6 -20 Housing Plan refers fair housing questions and housing discrimination claims to its fair housing service provider. As part of its contract with the City, the fair housing service provider will: • Advocate for fair housing issues; • Conduct outreach and education; • Provide technical assistance and training for property owners and managers; • Coordinate fair housing efforts; • Assist to enforce fair housing rights; • Collaborate with other fair housing agencies; • Refer and inform for non-fair housing problems; and, • Counsel and educate tenants and landlords. In 2001, the City Council established the Human Relations Advisory Board to consult with and provide advice and assistance to the Mayor, City Council, and City Manager on methods of assuring and protecting the rig~ts of all residents of the City of Santee to equal economic, political and educational opportunity; to equal accommodations in all business establishments within the City; and to equal service and protection by public agencies. The Board is also established to: • Provide a forum for public input regarding issues of discrimination and prejudice in the community; • Conduct special studies of discrimination and prejudice within the community at the request of the City Council; • Develop a program for crisis intervention in response to occurrences of discrimination and prejudice within the community; • Provide referrals to existing agencies to assist individuals in the resolution of their complaints of discrimination; and • Prepare and distribute educational and informational materials relating to prejudice and discrimination and recommend ways of eliminating such prejudice and discrimination. As stated, the Board provides agency referrals to assist individuals in the resolution of complaints of discrimination. Fair housing related complaints are referred to Heartland Human Relations and Fair Housing Council. Additionally, as part of the CDBG process, the City has continued to explore additional opportunities to enhance fair housing in the City. The City utilizes CDBG funds to provide tenant/landlord counseling and related housing services to community residents. The City has allocates approximately $9,000 toward the program each fiscal year. Additionally, the City will provide a link on its website with information about fair housing services. Responsible Agency: Financing: City of Santee Finance Department Housing Services Division; Human Relations Advisory Board; fair housing service provider City of Santee General Fund, CDBG Page 6 -21 City of Santee Housing Element Five-Year Objectives: Continue to contract with a fair housing service provider to provide fair housing services to residents of Santee over the five- year planning period. Implement recommendations of the Regional "Assessment of Impediments to Fair Housing" (AI). Participate in regional efforts to update the AI every five years. Provide link on City website providing information about fair housing services. Time Frame: Annual allocation of funds to fair housing service provider. Page 6 -22 Ongoing implementation of AI recommendations. Establish link on City website with information about fair housing services within one year of adoption of the Housing Element. Annual monitoring and reporting throughout the planning period.