HomeMy WebLinkAbout2011-07-26; City Council; 20643 ATTACHMENTS; HOUSING ELEMENT PROGRAM 2.1CITY OF CHULA VISTA
HOUSING ELEMENT
OF THE
GENERAL PLAN
CITY OF
CHUIA VISTA
October 24, 2006
City Council Planning Commission
Stephen C Padilla, Mayor Bryan Felber, Chair
Patricia E. Chavez Bill Tripp
Jerry R. Rindone Lisa Moctezuma
Steve Castaneda Pamela Bensoussan
John McCann Joanne Clayton-Eason
Scott Vinson
Acting City Manager
Jim Thomson
Assistant City Manager
Dana M. Smith
City Attorney
Ann Y. Moore
Prepared Through
City of Chula Vista
Community Development Department
276 Fourth Avenue
Chula Vista CA 91910
www.chulavistaca.gov
Adopted on October 24, 2006 City Council Resolution No. 2006-321
October 24, 2006 City of Chula Vista Housing Element
CITY OF CHULA VISTA PROJECT STAFF
Staff members throughout the entire City Of Chula Vista organization assisted in the preparation
of the General Plan Housing Element Update. Listed below are some of the core staff members
who were most directly involved.
Ann Mix, Acting Director of Community Development
Amanda Mills, Housing Manager
Mary Ladiana, Planning Manager
Leilani Hines, Senior Community Development Specialist
Stacey Kurz, Senior Community Development Specialist
Palmira Montiel, Senior Secretary
Sandy Keo, Temporary Office Specialist
Jim Sandoval, Director of Planning and Building
Jim Hare, Assistant Director of Planning
Brad Remp, Assistant Director of Building
Edgar Batchelder, Advance Planning Manager
Luis Hernandez, Development Planning Manager
Mark Stephens, Principal Planner
John Schmidtz, Principal Planner
Steve Power, Enivornmental Projects Manager
Dai Hoang, Planning Technician
Elisa Cusato, Deputy City Attorney III
COSULTANT SERVICES
CONSULTING
14725 Alton Parkway
Irvine, CA 92618-2027
Phone (949) 472-3505 Fax (949) 472-8373
City of Chula Vista Housing Element October 24, 2006
PUBLIC PARTICIPATION PROCESS &
HOUSING ELEMENT STAKEHOLDERS GROUP
This Housing Element Update was only possible through the generous contributions of the
community, in particular those community members who served on the Housing Element
Stakeholders Group.
Crossroads II
Chula Vista Civic Solutions
Chula Vista Community Collaborative
Community Congregational Church
Downtown Business Association
Environmental Health Coalition
McMillin Companies
Northwest Civic Association
ODG Law
Roosevelt Street Coalition
San Diego Housing Federation
South Bay Community Services
October 24, 2006 City of Chula Vista Housing Element
HOUSING ELEMENT
PART II
3.0 POLICY FOCUS AREAS, OBJECTIVES,
POLICIES AND PROGRAMS
The three policy focus areas provide the foundation for implementing the City's overall housing goals:
1) Maintain and Enhance Housing and Neighborhoods; 2) Balanced and Diverse Housing
Opportunities; and, 3) Government Role and Process. These policy focus areas are further described
below.
Each policy focus area is accompanied by at least one objective, or focused goal, and each objective
has at least one policy, describing how the City will meet the objective. Objectives and policies are
general in nature and serve as the framework for decision-making and priority setting. They address
specific needs and are followed by related implementing programs and actions.
For each identified policy action, a level of priority has been assigned, a lead City Department
identified, possible funding sources described, and an implementation timeline identified. The
programs and policies in the Policy and Implementation Plan are categorized into two levels of
priorities.
• Level 1 Priorities are those that the City is dedicating to address during the 2005-2010
planning period utilizing anticipated resources.
• Level 2 Priorities are those that the City acknowledges as important to address and will
supplement Level 1 Priorities, based upon available resources.
Some of these policies and programs are currently being implemented, ongoing, and will continue
through this planning period. However, many programs are newly proposed and will be
implemented within this 2005-2010 planning period. A summary of all the objectives, policies and
programs discussed in Part II is provided in Appendix E.
Page H-52 City of Chula Vista General Plan
Chula HOUSING ELEMENT
Vista PART II
Vision
2020
3.1 Maintain and Enhance Housing and Residential Neighborhoods
The City's existing housing stock plays an important role in a providing a decent, safe and sanitary
living environment for lower income households and in maintaining the quality of residential
neighborhoods. With a majority of the existing housing citywide being 30 years or older (63 percent)
by year 2010, there is a potential loss in value and quality as a result of deterioration. A significant
number (22 percent) of the City's housing stock will be 50 years old by year 2010 and more likely to
require major repairs. Within the West (area west of 1-805), 33 percent of the housing stock is
already 50 years old.
Programs to enforce building, health, and housing codes and the funding minor repairs and
rehabilitation of housing will encourage the provision of decent safe and sanitary housing and
preserve neighborhood quality. The particular focus of the 2005-2010 Policy and Implementation
Plan is repair, rehabilitation and improvement of housing and neighborhoods in the Citys Northwest
and Southwest Planning Areas.
Enforce maintenance of safe and decent housing, enhance the quality of
existing housing, and maintain the integrity of residential neighborhoods.
Policies & Programs
H 1.1 Facilitate rehabilitation of the Citys existing housing stock to correct housing
deficiencies and increase the useful life of existing housing.
PageH-53
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i.i.i
PART II
Rehabilitation of Owner Occupied Housing.- Continue successful implementation
of the City's Community Housing Improvement Program (CHIP), which provides
favorable loans to low-income homeowners and also provides grants for minor
repairs to preserve and rehabilitate deteriorating homes and to provide greater
accessibility for those with physical disabilities. Eligible rehabilitation activities
also include improvements for water conservation, energy efficiency, and lead
based paint abatement Assistance will be targeted to homeowners residing in
the Northwest and Southwest Planning Areas with priority given to those single-
family and mobilehome owners of very low-income, special needs and/or senior
households.
The City will also increase marketing and outreach efforts for the CHIP, especially
in lower-income neighborhoods and mobilehome parks.
Priority Level:
Quantified Objective:
Lead City Department
Funding Sources:
Implementation Timeline:
1
200 low-income units
Community Development Department
Existing CHIP Revolving Loan Fund
Ongoing/ Annual review of progress
1.1.2 Neighborhood Revitalization: Continue to implement a pro-active program
focusing financial resources and efforts that improve the conditions and
appearances of identified target neighborhoods primarily through the
"Neighborhood Revitalization Program" (NRP). This on-going program will target
specific low-and moderate-income neighborhoods within the Southwest Planning
Area that exhibit deficiencies in infrastructure. This program will prioritize needs
of the neighborhood and provide funding for repair of infrastructure such as
paving, curbs, gutters, sidewalks, and drainage facilities. City staff will develop a
schedule of provisions of such improvements and combine it with available
resources to provide financial leverage of all efforts and achieve maximum
results.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
General Services Dept/Engineering Dept
HOME, CDBG, other federal and state programs.
FY 2007 -Castle Park
FYs 2008 & 2009 - Yet to be determined within the
Southwest Area
Page H-54 City of Chula Vista General Plan
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HOUSING ELEMENT
PART II
1.1.3 Rental Housing Acquisition and Rehabilitation: Allocate local funds for
affordable housing developers to acquire existing rental housing that is
substandard, deteriorating or in danger of being demolished. A minimum of
twenty percent of the units, once rehabilitated, will be set aside for very low-
income households at affordable rents. Assistance will be targeted to rental
housing within the Northwest and Southwest areas of the City, with priority given
to those within Redevelopment Project Areas.
1.1.4
|-| j_ 2
1.2.1
Priority Level:1
Quantified Objective:
Lead City Department
Funding Source:
Implementation
Timeline:
100 housing units
Community Development Department
HOME; Redev Low Mod Housing Set aside
Ongoing/ Annual review of progress
Pursue Funding for Housing Related Environmental Hazard Control: Proactively
pursue available Federal or State funding to reduce housing related
environmental hazards, including lead hazard control, building structural safety,
electrical safety, and fire protection to address multiple childhood diseases and
injuries in the home, such as the Healthy Homes Initiative.
Priority Level:1
Lead City Department
Funding Source:
Implementation
Timeline:
Community Development Department
Department Budget
2007
Eliminate, to the greatest extent feasible, overcrowded, unsafe, and unsanitary
housing conditions through the enforcement of building, safety, and housing
codes.
Multifamily Housing Inspection: Provide for the continuance of a multifamily
inspection program that evaluates conditions of rental housing complexes of
three or more units and reports violations to the City's Code Enforcement Division
regarding current health and safety codes. The City will follow up on all reports
of violations to ensure the correction of any identified deficiencies.
Priority Level:
Lead City Department
1
Code Enforcement Division
PageH-55
HOUSING ELEMENT
1.2.2
PART II
Funding Source:
Implementation
Timeline:
Department Budget
Ongoing/ Annual review of progress
Mobilehome Inspection Program: Provide for the continued systematic inspection
of mobilehome and trailer park communities for compliance with Title 25 of the
California Code of Regulations to promote safe and sanitary housing and
neighborhoods. For those lower income mobilehome owners, where necessary
work is fairly extensive, referrals to the City's Community Development
Department and Housing Division are made to assist in compliance with Title 25
Regulations.
Priority Level:1
Lead City Department
Funding Source:
Implementation
Timeline:
Code Enforcement Division
Department Budget
Ongoing/ Annual review of progress
1.2.3 Code Enforcement Activities-. Continue Code Enforcement activities that
proactively monitor housing and neighborhood conditions for adherence to
minimum standards of habitability and appearance by responding to service
requests from concerned citizens. More proactive Code Enforcement Division
efforts shall be focused within older neighborhoods in the Southwest Planning
Area exhibiting deferred maintenance issues. Extensive code violations noted in
owner-occupied homes of very low-and low-income households shall be referred
to the City's Community Development Department for information related to the
CHIP.
Priority Level:1
Lead City Department
Funding Source:
Implementation
Timeline:
Code Enforcement Division
Department Budget
Ongoing/ Annual review of progress
Page H-56 City of Chula Vista General Plan
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HOUSING ELEMENT
PART II
" .' - •-."; •"•>•" v--ifc£^^
Promote efficient use of water and energy through adopted standards and
incentive-based policies to conserve limited resources and reduce long-term
operational costs of housing.
Policies & Programs
H 2.1 Encourage the efficient use and conservation of water by residents.
2.1.1 Water Conservation Practices: Promote the inclusion of state-of-the art water
conservation practices in existing and new development projects where proven to
be safe and environmentally sound.
Priority Level:
Lead City Department-
Funding Source:
Implementation
Timeline:
1
Planning & Building Department
Department Budget
Ongoing/ Annual review of progress
2.1.2 Landscaping: Promote the use of low water demand (xeriscape) landscaping and
drought tolerant plant materials in existing and new development
Priority Level:
Lead:
Funding Source:
Implementation
Timeline:
1
Planning & Building Department
Department Budget
Ongoing/ Annual review of progress
PageH-57
HOUSING ELEMENT
PART II
2.1.3 Water Conservation Plans for Development Pursuant to the City's Growth
Management Program, continue to require the preparation and implementation
of Water Conservation Plans for large development and redevelopment projects
in accordance with the City's Water Conservation Plan Guidelines or its
equivalent
Priority Level:1
Lead City Department
Funding Source:
Implementation Timeline:
Planning & Building Department
Department Budget
Ongoing/ Annual review of progress
2.1.4 Public Education for Water Conservation: Promote water conservation by
residents through appropriately targeted education and community programs.
Priority Level:1
Lead City Department
Funding Source:
Implementation Timeline:
Conservation & Environmental Services
Department Budget
Ongoing/ Annual review of progress
H 2 2 Promote the efficient use of energy.
2.2.1 Building Energy Efficiency into Housing:Encourage residential
developers/builders to maximize energy efficiency through appropriate site and
building design and through the use of energy efficient materials, equipment
and appliances.
Priority Level:1
Lead City Department
Funding Source:
Planning & Building Department
Department Budget
Implementation Timeline: Ongoing/ Annual review of progress
Page H-58 City of Chula Vista General Plan
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HOUSING ELEMENT
PART II
2.2.2
2.2.3
2.2.4
Public Education for Energy Conservation: Develop and distribute pertinent
information about the benefits of energy conservation and available energy
conservation incentive programs to residents and developers and builders of
housing.
Priority Level:1
Lead City Department
Funding Source:
Implementation Timeline:
Conservation & Environmental Services
Department Budget
Ongoing/ Annual review of progress
Residential Title 24: Continue to perform a Residential Title 24 Energy Analysis
and enforce these requirements as part of building plan check procedures.
Priority Level:1
Lead City Department:
Funding Source:
Implementation Timeline:
Planning & Building Department
Department Budget
Ongoing/ Annual review of progress
Green Building: Promote the development of high-performance, sustainable
buildings throughout the City that meet LEED (Leadership in Energy and
Environmental Design) certification requirements through land use development
standard incentives as may be adopted in the update of Chula Vista Municipal
Code Title 19 (Zoning), Specific Plans for the Northwest, Southwest, and Bayfront
planning areas and General Development Plans and Sectional Planning Area
Plans for the East planning area.
Priority Level:1
Lead City Department-
Funding Source:
Implementation Timeline:
Community Development Department
Department Budget
2008-2009
Page H-59
HOUSING ELEMENT
PART II
3.2 Balanced and Diverse Housing Opportunities
Chula Vista is a community with a diverse population and housing stock, particularly in the western
area of the City. Housing should be preserved and created to maximize housing opportunities for
larger households, a growing senior population, special needs groups, and very low-and low-income
families.
The disparities in household income, age and types of housing available between the eastern and
western portions of the City demonstrates a need to promote greater diversity in housing choices
related to pricing and housing type within each of these geographic areas. When areas of the City
are predominated by one type of housing or tenure (owner versus renter occupied), it limits the
housing choices of residents and perpetuates the established disparities and associated socials
issues. The provision of a variety of housing types in terms of density, size, and more importantly
tenure and providing these units in appropriate locations to minimize the creation of economic
housing enclaves, will enable the City to accommodate the varied needs and desires of the
community in order to achieve more balanced residential communities and to meet underserved
housing needs of lower income households.
The provision of new housing opportunities within mixed-use areas and at higher density levels,
particularly in transit focus areas and identified town centers, is encouraged. Mixed use and compact
developments can result in easier access to goods and services, and increased employment and
business opportunities, and the creation of vibrant community places.
Objective ^ H 3
As required by State law, preserve existing affordable housing opportunities,
when feasible and practical, to maintain an adequate supply of affordable,
housing.
Policies & Programs
H 3.1 Preserve publicly assisted rental housing "at-risk" of converting to market rate
rents.
Page H-60 City of Chula Vista General Plan
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HOUSING ELEMENT
PART II
3.1.1
3.1.2
H3.2
3.2.1
Expiring Affordability Restrictions: Proactively work with properly owner(s) of Iwo
(2) "at-risk" assisted housing developments whose affordability restrictions are
due to expire by 2010 (Canterbury Court and Eucalyptus Parkview) and
affordable housing developers to evaluate the viability of continuing the
affordability of such housing through owner participation, public subsidies or
participation by affordable housing developers.
Priority Level:
Quantified Objective:
Lead City Department
Funding Source:
Implementation
Timeline:
1
216 low-income housing units
Community Development Department
HOME; Redev Low and Mod Housing Set aside
2007; 2009
First Right of Refusal to Maintain Affordable Housing: Evaluate the
appropriateness of and modify the terms within required Affordable Housing
Agreements that will allow opportunities to maintain the housing as affordable
beyond the termination date of the Agreement and providing residents notice
prior to termination dates of Agreements. Such opportunities could include a first
right of refusal to the City/Agency to purchase the housing for the purpose of
continuing the affordability and/or adequate noticing to residents prior to
expiration of Agreements to offer them alternative housing options.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
2
Community Development Department
Department Budget
Beginning in 2006 and ongoing/ Annual
progress
review of
Monitor housing located in the Coastal Zone and Redevelopment Project Areas
occupied by low-and moderate-income households and mitigate the loss of
housing in these areas.
Monitoring of Units Lost Comply with State Law regarding the monitoring and
reporting of housing units occupied by low-or moderate-income households
demolished within the Coastal Zone and Redevelopment Project Areas.
Priority Level:
Lead City Department
1
Community Development Department
Page H-61 cm OfCHUAVSTA
HOUSING ELEMENT
PART II
Funding Source:
Implementation
Timeline:
Department Budget
Annually
3.2.2 Replacement Housing: Where conversion or demolition of housing units in the
Coastal Zone or Redevelopment Project Areas occupied by low-or moderate-
income households is proposed, replacement of such housing will be completed
in accordance with State Law and the City's adopted Local Coastal Plan and
Redevelopment Plan.
Priority Level:
Lead City Department-
Funding Source:
Implementation
Timeline:
1
Community Development Department
HOME; Redev Low Mod Housing Set aside
Ongoing/ Annual review of progress
Objective-H4
Minimize impacts on housing choice within each of the four geographic
planning areas, especially to very low-and low-income residents, that result
from conversion or demolition of rental housing units.
Policies & Programs
H 4 1 Promote an equitable distribution of housing types (e.g., multi-family rental and
owner occupied housing) based upon identified needs within the Northwest
Southwest, and East Planning Areas to provide a range of housing opportunities
for all income levels.
Page H-62 City of Chula Vista General Plan
Chula HOUSING ELEMENT
Vista PART II
Vision
2020
4.1.1 Community Impact Report Consider requiring a "Community Impact Report"
("CIR") on a project-by-project basis to evaluate and determine a projects impact
on the availability of adequate rental housing within the geographic Planning
Area and to very low-and low-income residents. Equitable standards and criteria
to determine when a CIR is required by development applicants and the specific
review procedures and submittal requirements for CIRs would need to be
established. If determined to have a negative impact consider mitigation
measures such as a fee to develop new rental housing or relocation assistance
for those impacted low-income residents. The preparation of a CIR could be
applicable to condominium conversions, mobilehome park closures/conversions
and demolition of existing housing developments to be replaced by new housing.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
1
Community Development Department
Department Budget
Commence Policy 20077 Annual review of progress
4.1.2 Mitigation Fee for Lost Units: Evaluate feasibility of establishing a fee to be paid
by those residential developments, such as condominium conversions and
demolition of housing for the purposes of new development that negatively
impact the availability of rental housing stock within the geographic Planning
Area. Funds would be used to facilitate the development of new affordable rental
housing. When establishing a potential mitigation fee, the City should consider a
fee that facilitates the new construction of affordable rental housing while not
impeding other housing development opportunities.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
2
Community Development Department
Department Budget
2008
PageH-63
HOUSING ELEMENT
H4.2
4.2.1
PART II
Provide resources to very low-and low-income households based upon
household size and income level displaced as a result of the rental housing loss,
particularly the most economically vulnerable - the working poor, seniors age 62
or over, and persons with disabilities.
Mobilehome Park Conversion: Continue to enforce CVMC Chapter 9.40 to protect
the rights of residents as mobilehome/trailer parks are closed or converted to
other uses. Evaluate the appropriateness of amendments to the Municipal Code
and General Plan to enhance the protection of the most economically vulnerable
residents where the park serves as their primary residence. Consider such
elements as adequate bilingual noticing and relocation assistance, to afford
some level of protection for very low-and low-income residents. When
establishing relocation assistance, the City should consider requiring appropriate
assistance for residents while not impeding alternative development opportunities
on the site.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
1
Community Development Department
Department Budget
2006-07
4.2.2 Condominium Conversion: Evaluate the appropriateness of amendments to
Chula Vista Municipal Code Chapter 15.56 (Condominium Conversion) to
evaluate and determine a projects impact on the availability of a balance of
housing opportunities, in terms of tenure of housing, within the geographic
Planning Area and provide a heightened level of protection and assistance for
those households where the housing serves as their primary residence,
particularly the most economically vulnerable. Such provisions may address:
adequate bilingual noticing, relocation assistance, requiring a portion of the units
as affordable to low-and moderate-income households, a threshold requirement
related to the availability of rental housing for the conversion of rental units, and
a physical elements report Also refer to related Policies 4.1.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
1
Community Development Department
Department Budget
2007
Page H-64 Oly of Chula Vista General Plan
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HOUSING ELEMENT
PART II
4.2.3 Tenant Rental Assistance: Develop and fund a short-term rental assistance
program to provide rent subsidies for a maximum of 24 months for those
residents displaced as a result of the conversion or demolition of their housing or
unsafe and/or substandard conditions as identified in the California Housing
Code and Fire Code.
Assistance will target those most economically vulnerable including: very low-
income residents, low-income residents with minor children and residents with a
head of household who is permanently disabled or a senior citizen age 62 or
over. Establish standards and criteria to prioritize households who are most
economically vulnerable and level of assistance based upon household size and
income.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
1
Community Development Department
HOME
2006-2007
4.2.4 Housing Resource Program: Develop a "Housing Assistance Resource Program"
which could provide tenant education of rights and procedures for conversions of
rental housing to condominium or market priced housing and
mobilehome/trailer parks to other uses and offer informational services to any
displaced very low-and low-income renters, such as rental listings and moving
assistance referrals.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
2
Community Development Department
Redev Low Mod Housing Set aside
2007
Page H-65 anotCHUA VISTA
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Objective - H 5*
Encourage the provision of a wide range of housing choices by location,
type of unit, and price level, in particular the establishment of permanent
affordable housing for low-and moderate-income households.
Policies & Programs
H 5.1 Balanced Communities-Affordable Housing: Require newly constructed
residential developments to provide a portion of their development affordable to
low-and moderate-income households.
5.1.1 Affordable Housing ("Inclusionary") Policy: Continue to implement the Balanced
Communities-Affordable Housing Policy first adopted by the Citys Housing
Element in 1981. Current requirements include the provision of 10 percent (5
percent low-income and 5 percent moderate-income) affordable housing within
the development ("on-site"). This policy shall apply to projects consisting of 50 or
more dwelling units. Alternatives to the on-site provision of housing include, in
order of priority, "off-site" provision of affordable housing and payment of an in-
lieu fee. Such alternatives can be considered, at the sole discretion of the City,
upon determination of a finding of "unreasonable hardship" to the development
and such alternative being in the "public interest'.
Priority Level:
Quantified Objective:
Lead City Department
Funding Source:
Implementation Timeline:
1
300 low-income units and 300 moderate-income
units.
Community Development Department
Department Budget
Ongoing/ Annual review of progress
Page H-66 City of Chula Vista General Plan
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5.1.2 Affordable Housing Policy for Infill Development Evaluate the appropriateness of
revising the Balanced Communities - Affordable Housing Policy to more
appropriately reflect its application to infill urbanized housing developments.
Possible amendments may include lowering the unit threshold of applicability,
increasing the percentage of affordable housing units required, targeting very
low-and low-income households, encouraging flexibility in the methods of
compliance, ensuring consistency with the affordable housing requirements of
Community Redevelopment Law, and project based incentives for developments
that provide additional public benefit such as housing on-site, deeper affordabilily
levels, large family units, and/or an increase in the number of affordable units.
Priority Level-
Lead City Department
Funding Source:
Implementation Timeline:
1
Community Development Department
Department Budget
2007
5.1.3 Affordable Housing Policy - Adoption of an Ordinance: Consider implementation
of the City's Balanced Communities - Affordable Housing Policy 5.1.1) through the
adoption of an Ordinance.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
1
Community Development Department
Department Budget
2007
PageH-67
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H5.2
5.2.1
5.2.2
PART II
Encourage the development of sufficient and suitable new rental housing
opportunities within each of the City's four geographic Planning Areas,
particularly for very low-and low-income households.
New Rental Housing: Promote, through incentives (i.e., fee reductions/deferrals,
streamlined project approvals, etc), the development of new rental housing
affordable to very low-and low-income households where such housing will
provide a balanced inventory of housing types (e.g., multi-family rental and owner
occupied housing) within the Northwest, Southwest, East and Bayfront Planning
Areas. Unit mix, in terms of number of bedrooms should be consistent with the
identified need with a particular emphasis on large family units (3 or more
bedrooms). Encourage the inclusion of housing for very low-and low-income
households within the actual development ("on-site") and/or in areas that offer
residents easy access to goods, services, jobs, transportation, education and
recreation.
Priority Level:
Quantified Objective:
Lead City Department
Funding Source:
Implementation Timeline:
1
50 lower-income units in the East
260 lower-income units in the West
Community Development Department
HOME; Redev Low Mod Housing Set aside
Ongoing/ Annual review of progress
Incentives for Rental Housing: Consider the formal adoption of project-based
incentives that encourage development of additional new rental housing
opportunities, particularly to accommodate very low-income households, large
families, and special needs populations. Also refer to Policies H 7.2 and 7.4 for
possible assistance and incentives.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
1
Community Development Department
HOME; Redev Low Mod Housing Set aside
2007
Page H-68 City of Chula Vista General Plan
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5.2.3
|-|
5.3.1
Incentives for Housing Located in Redevelopment Project Areas: Provide
incentives for projects located in redevelopment project areas to provide
affordable housing within the proposed project ("on-site") and to exceed
affordable housing requirements established by the Community Redevelopment
Law (CRL), particularly for those income categories least served. Also refer to
Policies H 7.2 and 7.4 for suggested assistance and incentives.
Priority Level:1
Lead City Department
Funding Source:
Implementation Timeline:
Community Development Department
Redev Low Mod Housing Set aside
2007
Support efforts to increase homeownership rates, particularly in the Northwest
and Southwest Planning areas, meeting or exceeding the regional average as a
means to build individual wealth and stabilize existing residential
neighborhoods.
First Time Homebuyer Assistance: Continue assistance to low-income
households in purchasing their first home through the City's First Time
Homebuyer Down Payment and Closing Cost Assistance Program. Consider
amendments, as necessary, to the Program to adequately reflect real estate
market conditions.
Priority Level:1
Quantified Objective:
Lead City Department
Funding Source:
Implementation Timeline:
30 low-income households.
Community Development Department
Department Budget Program funded through HOME
funds
2007
5.3.2 Continued Occupancy for Homeownership Units: Consider enhancements to
policies and programs that further encourage long-term occupancy of housing by
a low-income household, where practical.
Priority Level:1
Lead City Department
Funding Source:
Implementation Timeline-.
Community Development Department
Department Budget
2007
Page H-69 cm ofCHUAVETA
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5.3.4
PART II
5.3.3 New For Sale Housing: Promote and support the development and sale of new
entry-level homes, including non-traditional land use and financial approaches
such as cooperatives, community land trusts, and manufactured housing, that are
affordable to low-and moderate-income households where such housing will
provide a balanced inventory of housing types (e.g., multi-family rental and owner
occupied housing) within the Northwest, Southwest and East Planning Areas.
Unit mix, in terms of number of bedrooms should be consistent with the
identified need, with a particular emphasis on large family units (3 or more
bedroom units). Encourage the inclusion of housing for low-and moderate-
income households within the actual development ("on-site").
Priority Level:
Quantified Objective:
Lead City Department
Funding Source:
Implementation Timeline:
1
200 low-and 200 moderate-income units in the East
30 to 50 low-and moderate-income units in the West
Community Development Department
Private resources
Ongoing/ Annual review of progress
Mortgage Credit Certificates (MCQ Continue to participate with the County of
San Diego and other cities to issue and renew Mortgage Credit Certificates (MCC)
to qualified first-time low-and moderate-income homebuyers. First-time
homebuyers are referred by the Community Development Department to the
administrating agency.
Priority level:
Quantified Objective:
Lead City Department
Funding Source:
Implementation Timeline:
1
25 households
Community Development Department
Federal Tax Credits
Ongoing/ Annual review of progress
Page H-70 City of Chula Vista General Plan
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HOUSING ELEMENT
PART II
5.3.5 Homebuyer Education & Counseling: Support and encourage developers, lenders
and social service organizations to provide educational programs, loan
counseling, and materials for homeowners and potential homeowners on home
maintenance, improvement, and financial management The purpose of these
educational programs will be to help first-time homebuyers prepare for the
purchase of a home and to understand the importance of maintenance, equity,
appreciation, and personal budgeting to minimize foreclosure rates.
Priority Level:
Lead Agency:
Funding Source:
Implementation Timeline:
2
Community Development Department
HOME
Ongoing/ Annual review of progress
5.3.6
5.3.7
Support Private Financial Assistance Programs: Support and encourage lenders,
community development organizations and others to use non-traditional
financial approaches to assist low-and moderate-income first time homebuyers
such as Individual Development Accounts and other emerging financial
approaches.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
2
Community Development Department
Private resources
Ongoing/ Annual review of progress
Pursue Additional Financing Sources: Proactively pursue Federal, State or private
funding to provide additional resources specifically targeting teachers and public
safety personnel.
Priority Level:
Lead Agency:
Funding Source:
Implementation Timeline:
2
Community Development Department
Department Budget
2008
Page H-71
HOUSING ELEMENT
H5.4
5.4.1
PART II
Support mobilehome parks as an affordable homeownership opportunity,
consistent with the General Plan.
Mobilehome Space Rent Review: Continue to enforce CVMC Chapter 9.50 to
protect mobilehome residents' investment in their home while at the same time
providing a reasonable return to the park owner in order to preserve this
affordable housing alternative. Monitor and revise this Ordinance, as necessary,
to ensure the provision of fair and reasonable rents for residents and a
reasonable rate of return for park owners.
Priority Level:
Lead City Department
Funding:
Implementation Timeline:
1
Community Development Department
Department Budget
Ongoing/ Annual review of progress
5.4.2 Resident Ownership of Mobilehome Parks: When mobilehome park owners
want to sell their parks, promote the purchase by park residents through
technical assistance in preparing applications for funding sources such as the
State Mobilehome Assistance Program and in accordance with CVMC Chapter
9.60, supporting California Civil Code Section 798.80. Accordingly, resident
organizations shall have a right to purchase a park listed for sale if the
organization is able to reach an acceptable price and terms and conditions of a
purchase with the mobilehome park owner. Financial assistance provided by
the City, Agency, State, or other funding sources may be limited to income
eligible residents and require affordable housing costs. Focus assistance on
uses that are consistent with the General Plan within Mobilehome Park (MHP)
zone designations; not those that are non-conforming uses.
Priority Level:
Lead City Department
Funding:
Implementation Timeline:
2
Community Development Department
State MPROP; HOME
Ongoing/ Annual review of progress
Page H-72 City of Chula Vista General Plan
Chula HOUSING ELEMENT
Vista PART II
Vision
2020
Objective-H 6
Promote the development of a variety of housing choices, coupled with
appropriate services, to meet the needs of special population groups,
including the homeless, those "at-risk" of becoming homeless, persons with
physical and/or development disabilities, emancipated foster youth, students,
athletes at the Olympic Training Center, single-parent households,
farmworkers and seniors.
Policies & Programs
H 6.1 Support the coordination of existing and new regional and local efforts to provide
housing and services for the homeless through a continuum of care model.
6.1.1 Homeless & "At-Risk" Homeless-Regional Planning: Continue to participate in
regional planning efforts to address needs of the homeless, including the
Regional Task Force for the Homeless and the South Bay Homeless Coalition.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department
Department Budget
Ongoing/ Annual review of progress
6.1.2. Homeless & "At-Risk Homeless" - Regional Funding: Continue to support
regional funding efforts to develop new housing facilities for the homeless and
maintain existing facilities and services, including the Regional Continuum of
Care Council for San Diego County and its application for funding through the
Federal Supportive Housing Program, local FEMA Board, County of San Diego
Hotel/Motel Voucher Program and temporary winter shelters.
Priority Level:
Lead City Department
1
Community Development Department
PageH-73
HOUSING ELEMENT
6.1.3
PART II
Funding Source:
Implementation
Timeline:
CDBG, HOME, Redev Low Mod Housing Set aside,
FEMA, other federal programs, and private sector
programs.
Ongoing/ Annual review of progress
Existing & New Emergency Shelters & Transitional Housing: Continue in-kind
and financial assistance for existing and new emergency shelters and transitional
housing facilities that serve the City by providing technical assistance, siting
opportunities, grants, or low cost loans to operating agencies.
Priority Level:
Lead City Department
1
Community Development Department
Funding Source:CDBG, HOME, Redev Low Mod Housing Set aside,
FEMA, other federal programs, and private sector
programs.
Implementation
Timeline:
Ongoing/Annual review of progress
6.1.4 Information of Resources for Basic Needs: Develop publicly distributed
informational materials to provide contact information regarding basic needs,
such as emergency food, shelter, and services for the homeless.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
2
Community Development Department
CDBG and private sector programs.
2008
H 6.2 Encourage the development of alternative housing types in locations with easy
access to goods, services, transportation, recreation and other appropriate services
to accommodate the special needs of seniors, persons with disabilities,
emancipated foster youth, students, athletes, and single person households.
6.2.1 Second Dwelling Units: Continue to allow construction of new accessory
secondary dwelling units in areas where the units do not compromise the
neighborhood character, as defined in Section 19.58.022, Accessory Second
Dwelling Units, of the Chula Vista Municipal Code.
Page H-74 Oly of Chula Vista General Plan
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HOUSING ELEMENT
PART II
6.2.2
6.2.3
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Planning & Building Department
Department Budget
Ongoing/ Annual review of progress
Shared Living: Support programs for shared living that connect those with a
home and are willing to share living accommodations with those that are
seeking housing, particularly seniors, students, and single person households.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department
CDBG
Ongoing/ Annual review of progress
Co-Housing: Evaluate the viability of co-housing where residents share common
facilities (e.g., cooking facilities) and amendments to Title 19 of the Chula Vista
Municipal Code and other documents, where appropriate, to facilitate its
development
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
2
Community Development Department
Department budget
Ongoing/ Annual review of progress
6.2.4 Farmworker Housing: Continue to monitor the continued availability of
farmworker housing at the Brisa del Mar development to ensure the continued
provision of housing to meet the needs of the City's farmworker population.
Priority Level:
Quantified Objective:
Lead City Department
Funding Source:
Implementation Timeline:
1
34 rental housing units
Planning & Building Department
Department budget
Ongoing/ Annual review of progress
Page H-75
HOUSING ELEMENT
PART II
6.2.5
6.2.6
6.2.7
University Housing: Encourage the development of a variety of housing types in
the University Village Focus Area in the East recognizing the need for higher
residential densities and the need for varied housing resulting from the proposed
university, such as housing for students, faculty and employees.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
Community Development Department
Private Resources; HOME
Ongoing/ Annual review of progress
Olympic Training Center Housing: Encourage the development of housing
located at the Olympic Training Center (OTC) for athletes and employees
participating in programs at the Center.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
Community Development Department
Private Resources
Ongoing/ Annual review of progress
Accessible Housing Regulations: Continue to maintain and implement California
Title 24 provisions for the review and approval of residential developments.
Priority Level:1
Lead City Department-
Funding Source:
Implementation
Timeline:
Planning & Building Department
Department Budget
Ongoing/ Annual review of progress
Senior Housing Services: Encourage the development of senior housing
developments through incentives (i.e, expedited processing, fee waivers, etc) that
provide a wide range of housing choices from independent living to assisted
living with access to services on-site, including healthcare, nutrition,
transportation and other appropriate services.
Priority Level:
Lead City Department
Funding Source:
Community Development Department
Department Budget
Page H-76 City of Chula Vista General Plan
Chula_ HOUSING ELEMENTVista PART iiVision
2020
Implementation
Timeline:
Ongoing/ Annual review of progress
3.3 Government Role & Process
Local Government plays a significant role in fostering the development of affordable and special
needs housing. Conversely, in its efforts to protect and enhance the overall community, local
government can implement land use controls, building codes, development standards, permit and
processing procedures, and fees and exactions, that constrain the operations of the private, nonprofit,
and public sector when introducing new housing products to market These constraints can result in
limiting the supply of housing and increasing the costs of development (see Appendix B). Programs
aimed at mitigating these constraints and evaluating the necessity of these requirements can assist
in decreasing the overall cost of housing production while at the same time protecting the
community and the environment
OBJECTIVE-H 7
Facilitate the creation, maintenance, preservation and conservation of
affordable housing for lower and moderate-income households through
comprehensive planning documents and processes, and the provision of
financial assistance and other incentives.
Policies & Programs
H 7.1 Ensure Chula Vista's plans and policies addressing housing, such as the Zoning
Ordinance, Sectional Planning Area Plans, and Specific Plans, encourage a variety
of housing product that responds to variations in income level, the changing live-
work patterns of residents and the needs of the City's diverse population.
Page H-77
HOUSING ELEMENT
7.1.1
7.1.2
7.1.3
PART II
Specific Plans: Develop and consider for adoption Specific Plans for the Urban
Core and Southwest Planning Areas in order to implement the General Plan
Update which will allow the development of higher density housing, particularly
within identified mixed use residential and mixed use transit focus areas. Ensure
development within the Urban Core Specific Plan allows for permitted "by-righf
residential development in appropriate sub-districts to ensure zoning standards
can accommodate development capacities in western Chula Vista that meet the
adjusted RHNA allocations as shown in Table C-9 of the Housing Element
Residential development shall fulfill the requirements of Government Code
Section 65583.2.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department
Department Budget
2006-07 (UCSP)
2007-08 (Development of a proposed Work Program
and consideration of funding for a strategic plan for the
Southwest area of the community)
Zoning: Update Title 19 of the Chula Vista Municipal Code, to implement
housing-related land use policy contained in the General Plan Update of 2005.
Priority level:
Lead City Department
Funding Source:
Target Year(s).
1
Planning & Building Department
Department Budget
2007
Remove Constraints to Housing for Persons with Disabilities: Review and update
applicable sections of the Chula Vista Municipal Code and Building code and
other City processes to remove identified constraints, if any, and establish a
formal reasonable accommodation procedure to grant exception in zoning and
land use for persons with disabilities.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Planning & Building Department
Department Budget
2009
Page H-78 City of Chula Vista General Plan
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2020
HOUSING ELEMENT
PART II
7.1.4 Encouragement of Infill Construction. The City will continue to encourage in-fill
development within feasible development sites in Western Chula Vista and non-
vacant sites for homeownership and rental units through a proactive and
coordinated effort with the redevelopment agency, planning division and private
development entities to provide development guidance and assistance to
encourage the construction of residential development affordable to very low-,
low- and moderate-income levels through a variety of land use tools (i.e,
streamlined review, reduced development standards, land assemblage, lot
consolidation, fee assistance and other methods deemed appropriate).
Priority Level:
Lead City Department:
Funding Source:
Implementation
Timeline:
1
Community Development Department
Department Budget
Ongoing/ Annual review of progress
H 7.2 Ensure the entitlement process and infrastructure levies do not affect the
feasibility of affordable housing development
7.2.1 Priority Processing: Assign priority processing of the necessary entitlements and
plan checks to expedite the development process for residential developments,
which do not require extensive Engineering or environmental review, with at least
15 percent of the units as affordable for very low-and low-income households.
Priority Level:
Lead City Departments:
Funding Source:
Implementation
Timeline:
2
Planning & Building Department;
Community Development Department
Fee Ordinance
Ongoing/ Annual review of progress
Page H-79
HOUSING ELEMENT
7.2.2
7.2.3
7.2.4
PART II
Development Fees: Continue to consider subsidizing, waiving, or deferring fees
for affordable units for very low-and low-income households on a case-by-case
basis. Requests are evaluated based upon the developments effectiveness and
efficiency in achieving the City's underserved housing needs and as allowed by
the City's Municipal Code. Also refer to related H Policy 7.4.5.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
2
Community Development Department
Department Budget
Ongoing/ Annual review of progress
Flexible Development Standards: Continue to encourage the provision of flexible
development standards in residential zoning districts as part of the City's
discretionary review process to facilitate the development of housing for very low-
and low-income households.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Planning & Building Department
Department Budget
Ongoing/ Annual review of progress
Article XXXIV: Assess the applicability of Article XXXIV of the California
Constitution to certain housing developments where the City and/or Agency are
considering financial assistance or other incentives to assist in the development
of affordable housing. Evaluate the appropriateness of a possible referendum to
obtain more authority for the City/Agency's development construction or
acquisition of "low rent housing."
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department
Department Budget
2006-2007
Page H-80 City of Chula Vista General Plan
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HOUSING ELEMENT
PART II
H7.3
7.3.1
7.3.2
7.3.4
Pursue opportunities to expand financial resources assisting housing
development for lower and moderate-income households.
Expand Redevelopment Project Areas: Evaluate the viability of expanding
redevelopment project areas to include more residential areas.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department
Department Budget
2007
Maximize Redevelopment Funds: Develop financial strategies that maximize
redevelopment income streams, such as bond financing.
Priority Level:
Lead City Department
Funding Source:
Target Yea r(s):
1
Community Development Department
Department Budget
2007-2008
7.3.3 California Reinvestment Act Work with local financial institutions to meet their
community reinvestment obligation under the Community Reinvestment Act
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
2
Community Development Department
Department Budget
Ongoing/ Annual review of progress
Pursue Affordable Housing Funding: Proactively pursue available Federal or State
funding to increase, preserve, and enhance housing affordable to low-income
households.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department
Department Budget
2008
Page H-81 CHUAVKTA
HOUSING ELEMENT
H7.4
7.4.1
7.4.2
7.4.3
PART II
Provide financial assistance and incentives for the preservation and creation of
affordable housing to address the underserved financial needs of very low-and
low-income households throughout the City.
Density Bonus: Amend Title 19 of the Chula Vista Municipal Code to authorize a
density bonus and/or other incentives for new housing developments and
condominium conversions providing the required affordable housing as specified
in the California Government Code.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department;
Planning & Building Department
Department Budget
2007
Land Banking: Actively identify and pursue funding and the acquisition of sites
located in proximity to goods, services, jobs, transportation, education, recreation
and/or other amenities for permanent affordable housing. The City shall seek
partnerships with developers of affordable housing, particularly with non-profit
organizations based within the San Diego County region, to develop such sites.
Development of affordable housing opportunities may be established through a
Community Land Trust model to assure the continued affordability of housing for
future and current homebuyers.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department
Redev Low Mod Housing Set aside
2006-2008
Public Property: Evaluate the viability of providing affordable housing on City or
Redevelopment Agency owned property that becomes available or is deemed
surplus property.
Priority level:
Lead City Department
Funding Source:
1
Community Development Department
Department Budget
Page H-82 City of Chula Vista General Plan
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HOUSING ELEMENT
PART II
Implementation
Timeline:
Ongoing/ Annual review of progress
7.4.5
7.4.4 Affordable Housing in Public or Quasi-Public Zones: Evaluate the
appropriateness of allowing affordable housing within public or quasi-public
zoning designations, when appropriate.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Planning & Building Department
Department Budget
2008-2009
Financial Assistance: Continue evaluating on a case-by-case basis requests from
developers and owners of new or existing residential development for financial
assistance to provide affordable housing opportunities for very low-and low-
income households within such developments. Requests are evaluated based
upon the developments effectiveness and efficiency in achieving the Citys
underserved housing needs, such as very low-income households and rental
housing for large families. Assistance will be offered to the extent that resources
and programs are available.
Priority Level:
Lead City Department
Funding Source:
Implementation
Timeline:
1
Community Development Department
CDBG; HOME; Redevelopment Agency Low Mod Fund
Ongoing/ Annual review of progress
Page H-83 CHUAVKTA
HOUSING ELEMENT
PART II
Ensure the availability of housing opportunities to persons regardless of
race, color, ancestry, national origin, religion, sex, disability, marital status,
and familial status, source of income or sexual orientation.
Policies & Programs
H 8.1 Ensure equal housing opportunities to prevent housing discrimination in the
local housing market
8.1.1 Affirmative Marketing & Leasing: Require affordable housing developments for
low-and moderate-income households to comply with the following policies:
• In marketing and leasing efforts, require outreach to minority
communities, including advertising in multi-lingual media;
• Require the monitoring of lease and sales efforts for compliance with
affirmative marketing; and,
• Require periodic reporting to the Community Development Department
on the composition of resident populations in units, income levels and
affordability of the units.
Priority Level:
Lead City Department:
Funding Source:
Implementation Timeline:
1
Community Development Department
Department Budget
Ongoing/ Annual review of progress
8.1.2 Fair Housing Education & Counseling: Continue implementation of support
programs for outreach and education on housing rights to ensure information
and materials are available to the entire community through a variety of means,
fair housing counseling, and resolution of fair housing complaints. Where
appropriate, refer to other agencies, including State and Federal enforcement
agencies.
Priority Level: [_1
Page H-84 City of Chula Vista General Plan
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Vision
2020
HOUSING ELEMENT
PART II
Lead City Department
Funding Source:
Implementation Timeline:
Community Development Department
CDBG
Ongoing/ Annual review of progress
Promote and facilitate early, transparent public input and participation
emphasizing community awareness of the City of Chula Vista's goals, tools,
available resources and programs for lower income households.
Policies & Programs
H9.1
9.1.1
9.1.2
Encourage meaningful public participation by all segments of the community,
including low- and moderate-income residents, the business sector, social service
agencies, renters and homeowners, when reviewing and developing City housing
policies and affordable housing projects.
Public Input & Participation: Incorporate public input and participation in the
design and development of City housing plans and policies.
Priority Level:
Lead City
Departments:
Funding Source:
Implementation
Timeline:
1
Planning & Building Department-
Community Development Department
Department Budget
Ongoing/ Annual review of progress
Bilingual Noticing: Expand the City's bilingual noticing requirements for pending
actions, meetings, and workshops sponsored by the City and/or Agency related to
affordable housing for low-and moderate-income households.
Priority Level:
Lead City
Department
Funding Source:
1
Planning & Building Department-
Community Development Department
Department Budget
Page H-85 OlYOfCHUA VISTA
HOUSING ELEMENT
9.1.3
9.1.4
9.1.5
PART II
Implementation
Timeline:
Ongoing/ Annual review of progress
Public Outreach & Education of Resources: Initiate a bilingual educational
campaign to Spanish speaking lower income renters in the Northwest and
Southwest Planning Areas to provide information on the City's housing resources
and programs.
Priority Level:
Lead Cily Department
Funding Source:
Implementation Timeline:
2
Community Development Department
Department Budget
Ongoing/ Annual review of progress
Marketing of Affordable Housing Sites: Require through conditions of approval
on discretionary permits, the development of outreach or other appropriate
marketing materials identifying the location and type of affordable housing sites
citywide to ensure existing and potential residents are aware of affordable
housing opportunities.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline;
2
Planning & Building Department
Department Budget
Ongoing/ Annual review of progress
Annual Housing Report Provide an annual report to an oversight body to advise
the City Council on the City's existing housing stock and policies. The annual
report shall provide for a monitoring and reporting of updated housing data
relative to housing starts, demolition and conversion of rental housing,
affordability levels, market trends, existing housing by tenure and type and by
geographic areas, and other relevant data and an evaluation of progress in
implementing the policies of the Housing Element The annual report shall also
be made available for review in public locations.
Priority Level:
Lead City Department
Funding Source:
Implementation Timeline:
1
Community Development Department
Department Budget
Annually
Page H-86 City of Chula Vista General Plan
HOUSING
Element
City of Solana Beach
General Plan Program
CITY OF SOLANA BEACH
HOUSING ELEMENT
2005-2010
Prepared by:
SourcePoint
401 B St. Suite 800
San Diego, CA 92101
(619) 699-6900
RECEIVED
NOV 812006
RESOLUTION NO. 2006-027
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOLANA BEACH, CALIFORNIA, APPROVING THE SOLANA
BEACH HOUSING ELEMENT OF THE GENERAL PLAN
WHEREAS, the City of Solana Beach is required by the provisions of State
law to perform a Housing Element Update every five years; and
WHEREAS, the City's staff and City Council of the City of Solana Beach
has held several public meetings and/or hearing to consider the Housing Element,
including, but not limited to, those held on May 11, June 22, September 14 and
October 12 of 2005, and February 22, and August 24, 2006.
WHEREAS, notice of the public meetings and/or hearing was given and
continued as provided by law; and
WHEREAS, at the conclusion of the public hearing, the City Council
determined that the updated Housing Element of the General Plan complies with
the provisions of State law and is necessary for the protection of the public health,
safety and welfare of the citizens of Solana Beach.
NOW THEREFORE, the City Council of the City of Solana Beach,
California, does resolve as follows:
1. That the foregoing recitations are true and correct.
2. That this action is exempt from CEQA as no potentially significant impacts
have been identified as also concluded in a related September, 1999
Negative Declaration.
3. That the City of Solana Beach Housing Element of the General Plan
prepared by SourcePoint, a true and correct copy of which is on file with
the Office of the City Clerk, is hereby adopted as the Housing Element of
the General Plan for the City of Solana Beach, superseding the previously
adopted Housing Element.
4. That this new Housing Element supersedes and replaces the previously
adopted 1999 Housing Element.
\\
\\
\\
\\
\\
Resolution 2006-027
General Plan Housing Element
Page 2 of 2
5. The Housing Element shall become effective immediately upon adoption of
this Resolution.
PASSED APPROVED AND ADOPTED at a regular meeting of the City
Council of the City of Solana Beach, California, held on the 24th day of August
2006, by the following vote:
AYES: Councilmembers- Powell, Heebner, Kellejian, Roberts, Campbell
NOES: Councilmembers- None
ABSTAIN: Councilmembers- None
ABSENT: Councilmembers- None
DAVID A. POWELL, Mayor
APPROVED AS TO FORM:ATTEST:
JAMES P. LOUGHT City ANGELA IVEY^ City
2005-2010 GOALS AND PROGRAMS
This section' identifies the City's housing programs for the 2005-2010 Housing Element cycle. The.
Housing Element contains a series of goals related to new construction, rehabilitation, preservation,
and housing assistance. The following section sets goals and identifies programs and
implementation strategies for each program. .
The primary goal of the City of Solana Beach in the 2005-2010 Housing Element is to-continue to
ensure that decent, safe housing is available at a cost that is affordable to all current and future
residents of this community. To this end the City will strive to maintain a reasonable balance
between rental and ownership housing opportunities and between senior and family housing; and
encourage a variety of individual choices of tenure, type, and location of housing throughout the
community.
To achieve this goal, the following sub-goals and policies are addressed in the 2005-2010 Housing
Element: 1) encourage the adequate provision of housing opportunities; 2) ensure that housing is
maintained and preserved; and 3) promote equal access to housing opportunities. Each issue area
and the supporting goals and policies are identified and discussed in the following section.
The programs contained in this section of the Housing Element describes specific actions that the
City of Solana Beach intends to carry out during the next five years in order to satisfy the
community's housing needs and meet the requirements of State law. Each housing issue area is
followed by the related goals and the programs that are to be implemented to meet those goals.
The City's quantified objectives for the Housing Element follows the programs descriptions.
HOUSING OPPORTUNITIES
Goals
•» Encourage the adequate provision of a range of housing opportunities' that will meet Solana
Beach's share of the existing and future housing needs of the region while maintaining and
preserving community and neighborhood character and the quality of residential
neighborhoods and commercial areas.
* Minimize governmental constraints in the development, improvement, and maintenance of
housing. . . .
137
Program 1: Encourage Mixed-Use Development
The city proposes to carry out three activities to encourage mixed-use development.
A. Identify potential areas for mixed-use development
Program Description .
.
The City will conduct meetings with the community, profit and rion-profit developers to identify
potential areas which may offer potential for the development of mixed-use projects in the City.
The City will identify potential categories of areas for mixed-use development and work with the
community to specify potential sites. These categories could include, but necessarily be limited to;
. i. Older commercial centers needing revitallzation;
2. "Smart growth" potential areas, especially those centering around high level of service transit
nodes;
3J Areas where planned infrastructure would enable infill or additional residential development to
. occur;
4. Existing residential areas where vacant lots/in-fill provide potential for additional residential
capacity; and
5.. Areas where redevelopment and/or CDBG investments could be used to compliment residential
development, especially affordable housing. ;
Implementing Agency: City of Solana Beach Community Development Department
Objectives: The City will inventory potential sites within 12-18 months of the adoption of the
housing Element; it will focus on 1-2 sites depending on their size and unit yield potential within 24
months of the adoption of the Housing Element; and it will initiate planning and regulatory
procedures to have the site(s) available before the end of this Housing Element cycle.
Funding Source: General Fund '.'•;.
• .B. Facilitate mixed-use development ...
Program Description
To' facilitate mixed use development, the City will revise its mixed use development standards so
that the development meets the City's development standards.that encourage their use, promote
approval certainty, and enhance neighborhood character. These standards will be adopted by
September, 2007.
The City will monitor the newly adopted mixed use development standards to identify and mitigate
any potential constraints. This action might include continued evaluation of parking requirements
138
or other development standards, zoning incentives, fee reductions or assistance in obtaining
financing, and/or funding and development assistance for mixed-use projects.
Implementing Agency: City of Solana Beach Community Development Department
Objectives: In conjunction with Programs 1A and 1C, the City will conduct an analysis of potential
mixed-use constraints as part of the mixed-use workshops and site identification process. The
potential constraints to mixed-use will be identified within the 12-18 months of the adoption of the.
Housing Element and actions to remove and/or mitigate the constraints will be identified 18-24
months from the adoption of the Housing Element.
i Funding Source: General Fund
C. Increase awareness of the potential for mixed-use development
Program Description
The City will continue to work to increase developer awareness of the potential for mixed-use
development. The City will continue to pursue both for profit and non-profit developers to
determine the best method to implement this program. Options may include (but would not be
limited to) conducting additional workshops with developers, meeting with the Building Industry
Association, and/or training staff members to meet with individual developers to promote the City's
mixed-use program. Additionally, the City will continue to provide technical support to developers
proposing mixed-use projects.
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
Objectives: The City will hold regularly scheduled workshops, at least bi-annually, with for profit
and non-profit developers, prepare materials for potential developers regarding the mixed-use
opportunities, and identify actions to facilitate mixed-use development.. The first workshop will be
held within 24 months of.the adoption of the Housing Element, and the City will.encourage that
effort to part of a collaborative effort with other North County coastal cities and SANDAG.
D. Federal and State Programs °
) Program Description ;
" The City will regularly review potential federal and state housing financing and subsidy programs
) for their potential availability to Solana Beach. If the programs could be reasonably thought to be
I available to Solana Beach, the City would work with the appropriate developers and non-profits to
- identify, facilitate, and support feasible'funding application(s). This program also will entail the
provision of City staff assistance to developers of housing for lower income housing that would
} include assessing the potential for using the results of the site identification process (see Program 1
) A) and assessing the potential to match one or more of these sites to applicable federal and state
I
139
programs. Included in this assistance would be pre-application meetings arid helping the applicant
with identifying potential approaches to address design and site requirements.
Program 2: Encourage Second Dwelling Units
Program Description
The City's goal is to encourage the development of affordable second dwelling units, equitably
distributed throughout the entire city, without placing undue constraints on the developers of
these units. Second dwelling units provide housing for family members, students, the elderly, in-
home health care providers, persons with disabilities, and others, at below market prices within
existing neighborhoods: The City currently has a second dwelling unit ordinance, and the City will
continue to encourage the development of second dwelling units.
Therefore, the City will continue to explore methods to facilitate development. The City is
committed to providing incentives that could include, but would not be necessarily limited to,
offering direct financial incentives, waiving fees, continuing to assess development standards, or
implementing a faster permit approval process for these units.
Objectives: The City will prepare promotional materials that identify the City's commitment and
potential available resources for the Second Unit program within 18 months of the adoption of the
Housing Element. The City also will evaluate the progress that it makes from 2005 to 2007 and 2007.
to 2010 in order to assess the program's effectiveness and take appropriate remedial action if
necessary.
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
Schedule (from Housing Element adoption): Ongoing
Program 3: Density Bonus Program
140
Program Description
The City will implement its own density bonus ordinance to facilitate developer use of this program,
and to comply with state law. The terms of the City's density bonus ordinance will be updated to
comply with new State Density Bonus law (SB 1818).
* Adjustment of thresholds;
« Identify potential additional incentives;
« Re-evaluate parking standards;
» Evaluate land dedication implications; and
« Other amendments as necessary to adopt a specific ordinance in compliance with the new state
law.
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
Schedule (from Housing Element adoption): Six months
Program 4: Inclusfonary Housing Program
Program Description
The City will continue to implement its inclusionary housing program. This program requires that
housing developers of five or more units provide a percentage of the total units in the development
for very low and low income households. Units can be provided on or off site, through new
construction or acquisition and rehabilitation of existing units. The number of affordable units
required is ten percent, with rounding up at increments of 5, 15, 25, etc. For example, this process
results in ranges from one unit for developments of 5 to 14 units, to four units for developments of
35 or more units.
141
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: Genera) Fund
' •
Schedule (from Housing Element adoption): Ongoing
Program 5: Redevelopment and/or Replacement Housing'
Program Description
The City will continue a process to identify and further refine a strategy for the implementation of a
housing program(s) funded by redevelopment set-aside monies. The City has tentatively estimated
set-aside funds as part of their redevelopment activities. These estimates, based upon preliminary
assumptions of redevelopment progress and property value increases, show a little over $1 million
accumulating by the year 2010. Although the fund accumulation is rather modest In the first few
years (a little over $200,000 in the first two years), the set-aside funds would be an important
housing resource by the end of this Housing Element cycle if the funds accumulate at the level that
the City has estimated. :
The City will continue to look for sites on which to develop the required replacement housing.
Although the City was not able to find a site adequate to develop the 13-40 units of lower income
housing necessary to meet the replacement requirement during the last Housing Element cycle, the
North County Transit District (NCTD) mixed-use site surrounding the existing train station presently
holds the greatest potential for affordable housing.
' ' .
Implementing Agency: City of Solana Beach Community Development Department
. • . ' • '" . ' .:•
Funding Source: General Fund/Redevelopment Set-aside
Objectives: The City will assess the financial performance and accrual of redevelopment funds
during the first two years of the Housing Element cycle, and in 2007-2008 it will recommend a
redevelopment financed strategy for further implementation of the Housing Element objectives
and programs. At the end of the second year of the Housing Element cycle, the City will identify a
funding strategy for the use of redevelopment funds, including the 20% percent set-aside, for
lower income housing. At this point the City will have a two year track record to use to assess the
revenue profiles and should have accumulated enough funds to initiate the preparation of the
strategy. The City will adopt a funding strategy in year 3 and begin implementation upon approval
of the program array. The City had a less than favorable experience with previous redevelopment
activities and wants to be fiscally responsible as it proceeds with this phase of redevelopment.
142
Program 6: Address and Mitigate Constraints to Housing Development
State law requires that cities address, and where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and development of housing. In
Solana Beach, two potential governmental constraints will continue to be assessed: the City's
inclusionary housing ordinance and the City's permit processing procedures. The following two
programs address these constraints:
A. Review Inclusionary Housing Ordinance
Program Description
The City of Solana Beach's inclusionary housing program requires that housing developers of five or
more units provide a percentage of the total units in the development for very low and low income
households (during the past Housing Element cycle, the City eliminated the in-lieu fee provisions).
Currently, the City provides developers "with a number of options for providing the affordable units
instead of paying the in-lieu fees.
To facilitate the continued use. of this program, the City will continue to provide Incentives as
required by City ordinance to the developers of affordable inclusionary housing units'.. Such
incentives could include reduced development standards such as reduced setbacks or square
footage requirements and any other regulatory incentives or concessions which result in identifiable
cost reductions.
Implementing Agency: City of Solana Beach Community Development Department •
Funding Source: General Fund
Objectives: The City will review its Inclusionary Program and its effectiveness within 24 months
(from Housing Element adoption).
•....•
. • •
B. Monitor Permit Processing Procedures.
Program Description
• • • •
The processing time for permits varies in the City of Solana Beach, based upon the scope and type
of project and the applicant's compliance with the City's ordinances and completeness of the •
applications. Certain types of applications/permits are discretionary and require a public! hearing,
while others are processed administratively. .
In a small City such as Solana Beach, permit processing times do not act as a significant constraint to
housing development. On average, projects requiring administrative approval are processed within
a period of several days to three months, while those requiring discretionary approval may have
processing times between 2 and 4 months.
Residential projects requiring discretionary approval include:
143
» Any residential project of 20 or more units; and,
* Any new residential structure or structural additions which exceed 25 feet in height.
The City will continue to monitor its permit processing procedures over the housing element period
to ensure that they are not acting as a constraint to the development of housing. If the'City begins
receiving applications for residential projects that would require discretionary review, the City will
continue to review the current requirements and determine if any revisions would be necessary to
mitigate potential constraints. Examples of potential revisions might include changing the current
guidelines for projects requiring a discretionary review or developing a priority processing system
for these types of projects.
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
Objectives: The City will include the results of this monitoring and need for potential revisions as
part of the City's annual, general plan implementation report.
C, Zoning Code Revisions and or clarifications regarding Emergency Shelters and
Transitional Housing
Program Description
The City will revise and/or clarify its zoning, code to insure that transitional housing and temporary
shelters are identified and defined as eligible uses within residential care facilities, group care or
congregate care facilities and, therefore, would become explicit uses under that category.
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
Schedule (from Housing Element adoption): Within 18 months.
,D. Constraints for Persons with Disabilities
Program Description
City will continue to take actions to accommodate the approval of group homes, ADA retrofit
efforts, ADA compliance and/or other measures through the implementation of Title 24 as well as
to provide flexibility in the development of housing for persons with disabilities. The City has
144
already implemented this program; it recently (2005) approved three lower income units that were
designed to be ADA compliant (see Site 1 in the site inventory table and discussion).
The City will establish a formal procedure for providing reasonable accommodation in zoning and
land use rules and regulations. This procedure will facilitate the development, maintenance and
improvement of housing for persons with disabilities. Also, 'the City will evaluate its definition of
family and revise the definition to ensure the City's zoning does not constrain the development 'of
housing for persons with disabilities or residential care facilities..
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
Schedule (from Housing Element adoption): The City will establish a formal reasonable
accommodation procedure, evaluate the definition of family and take appropriate action within 12
months of the adoption of the Housing Element.
E. Housing Element Consistency and Monitoring
Program Description
The Housing Element was drafted by the City and assessed for consistency with other elements of its
General Plan and coastal policies through out the process. This assessment reviewed: the goals and
policies in the Housing Element for consistency with the General Plan goals and policies; the key
elements of the general plan, including the Land Use Element, the Circulation Element, and the
Open Space and Conservation elements for consistency with their respective parts of the Housing
element; the constraints section of the Housing element with the general plan implementation
strategies as well as current City policies and procedures. Including redevelopment, permitting
procedures, and public works fees and procedures; and other data and demographic sources.
Although some of the information in the Housing element is more current, the Housing element is
consistent with other important planning and policy procedures of the City, especially the general
plan.
The City will continue to monitor the Housing Element as part of its annual general plan
implementation report and at various points during this Housing Element cycle as identified in the
programmatic commitments made in this document.
145
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
Schedule (from Housing Element adoption): Ongoing, as part of the annual general plan
implementation report, and as part of the schedule for the various programs as identified in the
program section of the Housing Element.
Program 7: Homeless Shelter/Transitional Housing Site Identification
Program Description
State law requires that cities Identify sites that are adequately zoned for the placement of homeless
shelters and transitional housing. Additionally, they must not unduly.discourage or deter these uses.
To ensure compliance with this requirement, the City will continue to review its current process for
the siting of these uses, If the process is found to create undue restrictions on these uses, the City
will modify its zoning ordinance accordingly.
Due to the near nonexistence of any neither homeless nor migrant farm'workers nor laborers in the
City, it was riot necessary to identify sites that are adequately zoned for the placement of homeless
shelters and transitional housing. The City will continue to monitor Its current process to ensure that
its current processes do not unduly discourage or deter the placement of homeless shelters and
transitional housing. In addition the City will amend its zoning ordinances and development
standards to encourage and facilitate the development of transitional housing, emergency shelters,
and housing for agricultural workers by adding those categories as explicit uses within the
residential definitions. .
Implementing Agency: City of Solana Beach Community Development .Department
Funding Source: General Fund
Schedule (from Housing Element adoption): Ongoing and within the first 12 months of
adoption for the explicit use amendments.
146
MAINTENANCE AND PRESERVATION
Goals
« Maintain and enhance the quality of residential neighborhoods in Solana Beach.
« Conserve existing affordable housing opportunities.
Program 8: Illegal Unit Conversion
Program Description
The City had a large number of second dwelling units that were constructed or converted illegally
(without required permits) and did not meet City codes upon incorporation. Many of these units
provide affordable housing opportunities that may not otherwise be available. In response to this
issue, the City developed a program for illegal unit conversion. This program allows homeowners
with illegally established second dwelling units on their property to apply for legalization.
It allows the illegal units to exist in perpetuity provided that the units:
* Comply with the current Uniform Building Code and meet City zoning and development
standards to the maximum extent feasible;
•» Meet the minimum dwelling.unit size standards; and
* Are rented to only very low or low income households!
Implementing Agency: City of Soiana Beach Community Development Department
Funding Source: General Fund
Schedule (from Housing Element adoption): Ongoing
147
Program 9: Preserve Existing At-Risk Units
Program Description
Based upon research conducted during the update to the Housing Element, it was determined that
the Solana Park Apartments affordability covenant extends until the year 2013 and, therefore, is
not at risk of losing its affordafaility during the current and next housing element cycles. The
Silverado Apartments conversion occurred during the prior (1994-1999) Housing Element cycle; the
units were converted to market rate only when current tenants move out.
However, the Del Mar Turf Club Apartments potentially could be at risk during the next cycle
(2011). Therefore, the City has initiated a program and conducted an analysis regarding the project
(see at risk discussion under Needs Assessment). Based upon the existing County of San Diego
program and policies, after 2010 (or if the bonds are paid off sooner), the units are to remain
available to the very low income tenants then occupying such units until one of four events
happen: 1) household income exceeds 140% of the income at which such household would qualify
as a very low income tenant, 2) the household voluntarily moves out or is evicted for "good cause",
3) thirty years after the commencement of the project period, and 4) the owner pays for the
relocation of the tenant(s). At this point the owner has not indicated what his intentions are.
The City will commit to rponitoring the progress of such a determination, and, .based upon the
results of that monitoring, facilitate the necessary non-profit corporations' capacity to acquire and
manage, assist or support funding applications and provide tenant counseling.
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund and Redevelopment revenues
Schedule (from Housing Element adoption):. Ongoing
148
Program 10: Section 8 Rental Assistance
Program Description . • .
The City will continue to contract with the San Diego County Housing Authority to administer the
Section 8 Rental Assistance Program, and will support the County's applications for additional
Section 8 allocations. This program provides rental assistance to eligible very low and low income
households. The subsidy represents the difference between the rent that exceeds 30 percent of a
household's monthly income and the actual rent charged.
The City publishes flyers in both English and Spanish notifying residents and landlords of the
availability of Section 8 rental assistance,
' ' Implementing Agency: City of Solana Beach Community Development Department
i
Funding Source: General Fund
1 Schedule (from Housing Element adoption): Ongoing
i .
i • ' ' •Program 11: Capital Improvements Program
i
i Program Description
To ensure the adequate delivery of public services and facilities, the City annually prepares, and
adopts as part of its annual budget process a multi-year program of capital improvements; The
.program does not focus on major infrastructure.improvements since the City is already 98 percent
l developed. The primary focus of the program is repair and maintenance activities.
149
Implementing Agency: City of Solana Beach Engineering and Co'mmunity Development
Department
Funding Source: General fund
Schedule (from Housing Element adoption): Ongoing
• . . ...
Program 12: Condominium Conversion Policy
Program Description
A primary goal of the City is to preserve existing rental housing. Therefore, the City will consider
requests for the conversion of existing rental housing of ten or more units to condominium units
only when the rental vacancy rate exceeds 6 percent. The rental vacancy rate shall include occupied
rental housing, rented but not yet occupied units, vacant for rent units, and rental units unoccupied
but having received a certificate of occupancy. In the event that a conversion request is granted, the
City shall require that 10 percent of the housing units be reserved for occupancy by very low and
low income households. To date, the City has not received any requests for condominium
conversions.
' ' . ' ' .
• :
Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
Schedule (from Housing Element adoption): Revisit subject within the next two years or sooner
depending upon market developments. .:•
150
Program 13: Residential Code Enforcement
Program Description
\
The City's code enforcement program involves several components. The housing stock in need of
improvement is identified by complaints made to the City and periodic reconnaissance surveys to
1 check on housing conditions. Obvious code violations are quickly acted on by the staff.' The staff
i also works with individual property owners to address problems and discuss any financial assistance
that may be available.
i •
I Implementing Agency: City of Solana Beach Community Development Department
Funding Source: General Fund
i
i .
I Program 14: Residential Rehabilitation
I
Program Description
I •.
I The'County of San Diego's Department of Housing and Community Development rehabilitates
owner occupied single family units, mobile home units, and multi-family rental units for lower
income residents of the County. This program is available to residents of Solana Beach. As the
' housing stock in Solana Beach ages, the need for rehabilitation programs will increase. In response,
) the City of Solana Beach will distribute information regarding the Residential Rehabilitation
, Program. The Residential Rehabilitation Program addresses a wide range of. rehabilitation needs.
These include minor repairs as well as substantial structural, heating, electrical, or plumbing
' . modifications, as well as.technical assistance with applying for loans, housing inspections, and
I construction inspections. , .
The City provides materials and makes them available at the Planning Department (Permitting
1 Counter) and other appropriate public venues. In addition the City promotes the program with
l appropriate applicants as part of the development review process.
i
i
l
i
151
l
i
Implementing Agency: City of Solana Beach Community Development Department
T Funding Source: General Fund f•
Schedule (from Housing Element adoption): Ongoing
ACCESSIBILITY OF HOUSING
Goal
». Promote equal opportunity for all residents to reside in the housing of their choice.
Program 15: Mortgage Credit Certificate (MCC)
Program Description
Homeownership can be a key to maintaining a healthy community. The Mortgage Credit Certificate
(MCC) program assists low and moderate income first time home buyers. Under this program, which . /£
is administered by the County of San Diego, qualified first-time home buyers are able to take a . -.-
federal income tax credit of up to 20 percent of the annual interest paid on their mortgage. This
frees up more capital to buy the home. The City of Solana Beach will continue to distribute ii
information on the MCC program. . £
' ' ' " ' ' ' ' : ' • •
Implementing Agency: City of Solana Beach Community Development Department ' ^1
' . •
' ' ' • ' ' •
funding Source: General Fund —
Schedule (from Housing Element adoption): Ongoing
152
Program 16: Distribute Fair Housing Information
Program Description
The City of Solana Beach supports fair housing laws and statutes. To promote equal opportunity,
the City will continue to participate in the Fair Housing Council of San Diego's {FHCSD) Fair Housing
Program. The City will continue to distribute the FHCSD's information on fair housing, and refers
fair housing questions and housing discrimination claims to the FHCSD. Additionally, as. part of the
CDBG process, the City will continue to explore additional opportunities to enhance fair housing in
the City. The City will distribute.and make available informational material at both the Building
and Planning Department counters and establish other venues (e.g., libraries and other public
venues) and opportunities to distribute the information.
' Implementing Agency: City of Solana Beach Community Development Department
.
Funding Source: General Fund
Schedule (from Housing Element adoption): Ongoing
, 153
I
I
CITY OF SANTEE
HOUSING ELEMENT
2005-2010
MARCH 2010
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
Extremely
Low Income
Very Low
Income
Low Income
Income
Above
Moderate
Income
Total
RHNA
134
183
241
261
562
1,381
New
Construction
5
10
15
25
500
550
Rehabi-
litation
5
10
15
0
0
25
Conservation/
Preservation
30
200
0
0
0
230
Rental
Assistance
25
500
0
0
0
525
Home
Purchase
Assistance
5
10
50
15
0
75
Other
Assistance
5
510
5
0
0
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 (Table 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 San tee'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
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 (Mobikhome 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
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: City of Santee Department of Development Services
Financing: Department budget
Five-Year Objectives: Continue to implement the applicable sections of the Santee
Municipal Code, the 2001 California Building Code and Uniform
Housing Code through County contract.
Timeframe: 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
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: City of Santee Department of Development Services
Financing: Department budget, Developers
Five-Yeat Objectives: Assess the impact to the existing multifamily rental stock through
ongoing implementation of condominium conversion
regulations.
Timeframe: Ongoing implementation and annual monitoring and reporting
throughout the planning period.
Ptogtam 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: City of Santee Department of Development Services
Financing: Mobile home conversion fees
Five-Year Objectives: Assess the impact of the loss of affordable housing opportunities
through implementation of mobile home conversion regulations.
Timeframe: 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
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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: City of Santee Finance Department Housing Services Division
Financing: Low and Moderate Income Housing Fund (LMIHF)
Five-Year Objectives: Provide 10 rehabilitation loans to lower income residents per
year.
Timeframe: 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: City of Santee Finance Department Housing Services
Division
Financing: CDBG
Five-Year Objectives: Assist 10 lower income homeowners annually through
funding service providers that provide home security devices
and minor home repairs.
Timeframe: 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: City of Santee Finance Department Housing Services Division
Financing: HOME, LMIHF
Five-Year Objectives: Assist in the acquisition and rehabilitation of 50 multifamily
rental units that will be offered at prices affordable to very low
income renters.
Timeframe: 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.
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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:
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
ongoing basis to conserve its affordable housing stock:
an
• 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.
Timeframe:
• 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,
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City of Santee Housing Rlement
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 50 percent of AMI) families and seniors 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 Voucher 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: San Diego County Housing Authority
Financing: U.S. Department of Housing and Urban Development
Five-Year Objectives: 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.
Timeframe: 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: City of Santee Finance Department Housing Services Division
Financing: LMIHF
Five-Year Objectives: Assist approximately 250 extremely low and very low income
senior home owners in mobile home parks per year.
Timeframe: Provide rental assistance monthly to qualified mobile home park
residents. Annual monitoring and reporting throughout the
planning period.
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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 (MPAP) 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 MPAP application. Residents of the Highlands
Mobile Home Park on Mission Gorge Road formed a corporation and purchased a 30-year
lease using State MPAP 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: City of Santee Finance Department Housing Services Division
Financing: Department budget
Five-Year Objectives: Circulate fliers to existing mobile home renter parks periodically.
Co-sponsor MPAP applications as opportunity arises.
Timeframe: 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, Community 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,
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City of Santec 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
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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: City of Santee Finance Department Housing Services Division
Financing: HOME, LMIHF
Five-Year Objectives: 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.
Timeframe: 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: City of Santee Finance Department Housing Services Division
Financing: LMIHF
Five-Year Objectives: Assist approximately 1,500 mobile home owners.
Timeframe: 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 Mousing 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:
Timeframe:
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
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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 accordance 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 priority 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: City of Santee Finance Department Housing Services Division
Financing: LMIHF
Five-Year Objectives: 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
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City of Santee Mousing Element
apartments in Santee. Encourage affordable housing developers
to provide housing affordable to extremely low income
households
Timeframe: 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 homebuyer program (Program 10) that meet the income requirements of the MCC
program are referred by the City to the consultant.
Responsible Agency: Regional Mortgage Credit Certificate Consortium
Financing: Federal tax credits
Five-Year Objectives: 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.
Timeframe: 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.
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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: City of Santee Department of Development Services
Financing: Department budget
Five-Year Objectives: Maintain an inventory of the available sites for residential
development and provide it to prospective residential developers
upon request.
Timeframe: 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
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City of Santec 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.
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Housing Plan
Responsible Agency: City of Santee Department of Development Services and Finance
Department Housing Services Division
Financing: Department budgets
Five-Yeat Objectives: Assist developers on a case-by-case basis in the construction of
affordable housing through application of Municipal Code
Chapter 17.26.
Timeframe: 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: City of Santee Development Services Department
Financing: Department budget
Five-Year Objectives: Reasonably accommodate the housing needs of persons with
disabilities on a case-by-case basis.
Time Frame: 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
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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: City of Santee Development Services Department
Financing: Department budget
Five-Year Objectives: 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.
Time Frame: 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 (identified
unsheltered homeless population in Santee) and at least one year-round emergency shelter.
Responsible Agency: City of Santee Development Services Department
Financing: Department budget
Five-Year Objectives: Collaborate with jurisdictions to explore the merit of a multi-
jurisdictional agreement for the provision of emergency shelters.
Time Frame: 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: City of Santee Development Services Department
Financing: Department budget
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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
Ordinance 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: City of Santee Development Services Department
Financing: Department budget
Five-Year Objectives: 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.
Time Frame: 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: City of Santee Department of Development Services and Finance
Department Housing Services Division
Financing: Department budgets
Five-Year Objectives: Reduce ambiguity and increase development certainty by revising
Development Review Permit requirements.
Timeframe: 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 rights 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: City of Santee Finance Department Housing Services Division;
Human Relations Advisory Board; fair housing service provider
Financing: City of Santee General Fund, CDBG
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City of Santee Housing Element
Five-Yeat 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.
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.
Page 6 - 22
County of San Diego
Housing Element
1999-2004
General Plan
Part IX
Adopted
December 15, 1999
GPA 99-HE
6. Complete and maintain a survey of the affordable housing stock in the
unincorporated area.
Anticipated Impact: Assist in establishing affordable housing priorities when
considering requests for funding or incentives for affordable housing developments.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: Initial survey completed in Fiscal Year 99/00, with annual updates
thereafter (Housing Resources Directory).
Policy 2 Non-Profit Housing Organizations
Assist non-profit housing organizations in the development of affordable
housing for very low and low-income households.
Non-profit housing and community development organizations play a critical role in the
development of affordable housing. Over the years, several non-profits in the San
Diego region have become successful developers, managers, and operators of
affordable housing developments. These non-profits have become increasingly
knowledgeable and successful in seeking funding opportunities, forging public and
private partnerships, establishing community consensus, and developing some of the
most attractive residential complexes in the region.
The County will continue to assist non-profit organizations through capacity building
programs such as ongoing training on the various steps and technical aspects of
housing programs and development. The County will also work cooperatively with non-
profits by providing support in workshops and meetings, engaging in public outreach,
identifying potential funding opportunities, identifying potential sites for affordable
housing, and by soliciting input on how the County can improve its ability to facilitate the
development of affordable housing.
Action Programs:
1. Provide technical assistance and training to non-profit organizations interested in the
development of affordable housing for low-income households.
Anticipated Impact: Increased capabilities of non-profits to provide affordable
housing.
Responsible Agency: County HCD and various other public and private agencies in
the County.
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Financing: Federal, State, and local funds.
Schedule: Ongoing.
2. Continue to work with non-profit organizations to provide current information
regarding potential sites suitable for affordable housing.
Anticipated Impact: Facilitate the evaluation of suitable sites by maintaining the
DPLU's Geographical Information System (GIS) and providing access to information
such as vacant parcels zoned at appropriate densities that could potentially
accommodate affordable housing.
Responsible Agency: DPLU.
Financing- General Fund.
Schedule: Ongoing.
3. The County will work cooperatively with non-profit organizations and other public
agencies to engage in public outreach regarding the benefits of providing affordable
housing.
Anticipated Impact: Inform the public regarding the need and benefits of providing
affordable housing.
Responsible Agency: County HCD.
Financing: CDBG (HCD)
Schedule: The County will work with local non-profit organizations to develop a
workshop.
4. The County will participate and provide support in meetings and workshops
conducted by non-profits to further affordable housing developments.
Anticipated Impact: Strengthen non-profit efforts towards developing affordable
housing in the County.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: Ongoing.
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5. The County will conduct a survey of non-profit housing developers in order to identify
methods by which the County can improve its ability to assist and facilitate the
development of affordable housing.
Anticipated Impact- Improve the County's ability to assist and facilitate the
development of affordable housing.
Responsible Agency: County HCD and DPLU.
Financing: Federal/State/local sources.
Schedule: Spring 2001.
6. The County administers various funds that can potentially be used by non-profit
organizations for pre-development costs, equity sharing, interim financing, land
acquisition, construction, rehabilitation, and other related development costs. The
County will continue to work with non-profits and provide funding assistance, when
feasible, for affordable housing developments. The County will also assist non-profit
developers with attractive affordable housing proposals with linkages to other
sources of public and private funding opportunities (i.e., Local Initiatives Support
Coalition, San Diego Community Foundation, private lending institutions, etc.)
Anticipated Impact: Facilitate feasible affordable housing developments in the
unincorporated area; increased affordable housing opportunities for very low and
low-income households.
Responsible Agency County HCD.
Financing: CDBG (HCD)
Schedule: Ongoing
Policy 3 Community Development Block Grant (CDBG) and HOME Investment
Partnership (HOME) Programs
Allocate CDBG and HOME funds to promote various housing programs
that will increase affordable housing opportunities in the unincorporated
area.
The County receives CDBG funds from the federal government to revitalize and/or
reverse deteriorating conditions within existing communities. A portion of these funds
provide funding for affordable housing and related activities. The County also receives
HOME Investment Partnership (HOME) Program funding that is used to leverage non-
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County funds for the development and rehabilitation of affordable housing for very-low
and low-income households.
CDBG and HOME Program funds are also available for the Mobilehome Assistance
Program, Shared Housing Program, Residential Rehabilitation Assistance Program, and
the County's low-income first-time homebuyer programs. Through the County's Notice
of Funding Availability (NOFA) process, loans and grants are directly provided to project
sponsors for the acquisition, construction, preservation, or rehabilitation of housing for
low-income renters and homebuyers.
Action Programs:
1. Subsidize development costs associated with developing affordable housing, such
as permit processing fees, bond underwriting expenses, and impact fees (sewer,
water, park, etc.).
Anticipated Impact: Reduction in the costs associated with developing affordable
housing; financially feasible affordable housing developments.
Responsible Agency: County HCD.
Financing- CDBG and HOME.
Schedule: Ongoing.
2. Review current housing needs to select housing developments for funding where
CDBG and HOME funds will have the greatest leverage and impact.
Anticipated Impact: Increased financial leverage for affordable housing
developments; financially feasible affordable housing developments.
Responsible Agency County HCD.
Financing: All sources.
Schedule: Ongoing.
3. Provide CDBG and HOME funding opportunities for the acquisition, construction,
preservation and/or rehabilitation of housing that will be made affordable to very low
and low-income households.
Anticipated Impact: 150 affordable housing units.
Responsible Agency: County HCD.
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Financing: CDBG/HOME.
Schedule: Semi-annual NOFA process.
Policy 4 Housing for Persons with Disabilities
Promote developer understanding and compliance with Federal and State
statutes regarding accessibility requirements within residential
developments.
The purpose of this policy is to provide developers with technical assistance on how to
comply with the specific accessibility requirements of the Fair Housing Amendments Act
of 1988 and State Title 24, Accessibility Regulations. This Act expanded coverage of
Title VIII of the Civil Rights Act of 1968 to prohibit discriminatory housing practices
based on disabilities. As amended in 1988, the Act provides that unlawful discrimination
includes a failure to design and construct multifamily dwellings available for first
occupancy after March 13, 1991 in accordance with the Act's accessibility requirements.
Accessibility Regulations contained within the California Building Code (Title 24, Part 2),
are enforced by the Building Division of the Department of Planning and Land Use and
contain similar provisions to those found in Federal law. All building permit applications
for residential developments in the unincorporated area are reviewed for compliance
with State and Federal laws.
Action Program:
1. Provide technical assistance to ensure compliance with State and Federal mandated
accessibility requirements towards the design and construction of residential
developments.
Anticipated Impact: Maintain and update the informational brochure to assure that
residential developments meet accessibility standards.
Responsible Agency: Building Division of the Department of Planning and Land Use.
Financing: General Fund.
Schedule: Update as needed.
Policy 5 Farm Employee Housing
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Promote and facilitate affordable housing opportunities for agricultural
workers and their families.
According to SANDAG'S 1995 Employment Inventory, the unincorporated area employs
4,050 or 37.5 percent of the region's agricultural workforce. In the most recent estimate
by the Regional Task Force on the Homeless, approximately 1,700 homeless rural farm
workers and day laborers inhabit the unincorporated area. Almost all of these homeless
rural farm workers and day laborers come from south and central Mexico where they
leave conditions of extreme poverty to find work in the United States. Usually paid
minimum wages, many often save their earnings and send them back to needy family
members. Consequently, there is little or no money to invest in housing.
Pursuant to State law, housing for six or fewer employees is treated as a residential
land use in residential zones, and housing for 12 or fewer agricultural employees is
treated as an agricultural use in Limited (A70) and General Agricultural (A72) zones
within the County's rural areas. The County assists in the development of affordable
farm worker housing through its farm worker fee waiver program. This program
provides funds to waive fees for processing applications for farmland owners, non-
profits, or others interested in developing housing that will be made affordable to farm
workers. The fee waiver program has been extended through June 2004.
Action Programs:
1. Utilize the existing documentation of the housing needs of agricultural workers
including single workers, workers and their families, migrant workers and resident
workers to facilitate the development of assistance programs, as needed.
Anticipated Impact: Assist in providing direction and priorities for developing farm
employee housing.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: Ongoing.
2. Through the County's farm worker fee waiver program, continue to assist farmland
owners, non-profits, or other interested parties in developing housing that will be
made affordable to farm workers.
Anticipated Impact: Increased affordable housing opportunities for the County's
agricultural work force.
Responsible Agency: County HCD and County DPLU.
20
Financing: CDBG.
Schedule: Ongoing.
3. The County will prepare an informational brochure that will be used as a marketing
tool to inform farmland owners, non-profits, and other interested parties of the
County's farm worker fee waiver program. Emphasis will also be placed on
informing the general public that housing for six or fewer employees is treated as a
residential land use in residential zones, and that housing for 12 or fewer agricultural
employees is treated as an agricultural use in the Limited and General Agricultural
zones within the County's rural areas.
Anticipated Impact: Increased public outreach and awareness of the incentives and
benefits of providing affordable housing for the County's agricultural work force.
Responsible Agency: County DPLU.
Financing: General Fund.
Schedule: Spring 2000.
Policy 6 Shared Housing
Support efforts to provide affordable shared housing for special needs
groups, such as the elderly, young adults, the disabled and others.
Trends in population indicate that the number of smaller households continues to
increase, particularly live alone seniors and young adults. The current rental housing
shortage for low-income households and the high cost of maintenance and security for
live alone seniors has made shared housing a need and an attractive housing
alternative.
The ability to share housing and housing related costs is a way to provide housing for
these types of households. Shared housing also makes efficient use of the current
housing supply and requires no new construction or subsidies for acquisition nor special
permits or regulatory procedures.
Within the last decade, County HCD has supported and funded shared housing
programs throughout the County. Currently, three non-profits serving the unincorporated
area and the Urban County participating cities (Coronado, Del Mar, Imperial Beach,
Lemon Grove, Poway, San Marcos, and Solana Beach) operate shared housing
programs. These non-profit agencies are supported with CDBG funds.
Action Program:
21
1. Monitor existing shared housing activities to identify current needs and develop
action programs to address those needs.
Anticipated Impact: Greater information and participation in shared housing
programs.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: All current shared housing contractors are competing for shared housing
contracts which are awarded for one year with the option to renew annually for up to
a total of five years.
Policy 7 Homeless Services
Support provisions for temporary housing for the homeless and others in
distress. This policy supports the County goal of providing shelter for all
economic segments in the unincorporated area while reducing alienation
toward the homeless.
The Regional Task Force on the Homeless (RTFH), is a partnership consisting of public
agencies, private organizations, and community interests that address homeless issues
in San Diego County. The mission of RTFH is to collect, analyze, and disseminate
information on the homeless and to facilitate regional solutions through planning,
coordination, and advocacy. RTFH is recognized as the region's central clearinghouse
for information, data, and technical assistance regarding homeless issues.
As of 1998, RTFH estimates that there are approximately 15,000 homeless people in
the San Diego region. This number, which includes both traditional urban homeless and
"rural" homeless, is about equally divided between the City of San Diego and the
remainder of the region. These numbers reflect the region's high cost of housing as
well as situations that can lead to homelessness, including unemployment and
underemployment, domestic violence, AIDS, alcohol and substance abuse, mental
illness, and runaway youths.
The County of San Diego provides basic social and health services to the homeless in
all incorporated cities as well as the unincorporated area. The County also supports and
funds homeless programs and activities by partnering and providing funding to non-
profits that administer and provide programs and facilities for the homeless. The County
funds homeless needs through various federal and state funds, including Emergency
Shelter Grants (ESG), Community Development Block Grants (CDBG), the Supportive
Housing Program (SHP), the Shelter Care Plus Program, and the Emergency Housing
Assistance Program.
22
Action Programs:
1. Provide funding opportunities to non-profits and other organizations that provide
assistance to the homeless, including but not limited to transitional housing,
emergency shelters, and group residential facilities.
Anticipated Impact: Funding to provide 500 homeless beds for 500 homeless
individuals.
Responsible Agency: County HCD.
Financing- Federal Funds - Federal Emergency Shelter Grant (FESG), Emergency
Shelter Grant (ESG), Community Development Block Grant (CDBG), Supportive
Housing Program (SHP), and Shelter Care Plus Program; State Funds - State of
California Emergency Housing Assistance Program.
Schedule: Ongoing - as demand from non-profit providers dictates.
2. Based on the most current data from RTFH, establish programs that address the
needs of the rural homeless.
Anticipated Impact: Provide shelter for 300 rural homeless individuals.
Responsible Agency: County HCD and County DPLU.
Financing- Federal Funds - CDBG, SHP, and Shelter Plus Care; State Funds - Rural
Community Assistance Program.
Schedule: Annual funding.
3. Expand the Homeless Information System's automated client tracking system
membership to include a cross-section of agencies that provide services to the
homeless population throughout the County. Services that will be provided include
case management, day care centers, health services, emergency shelters,
transitional housing, permanent supportive housing, and shelter plus care.
Anticipated Impact: Increased awareness of facilities throughout the region;
increased in-depth enumeration of specific user demographics that could assist
policy-makers and potential funders in evaluating and planning for additional
homeless services.
Responsible Agency: County HCD.
Financing- HUD and RTFH.
23
Schedule: Reports prepared annually and as needed.
Policy 8 Facilitate the Retention of the Existing Supply of Low Cost Rental
Housing
Facilitate the retention of the existing supply of low cost rental housing by
monitoring condominium conversions, discouraging the demolition of low
cost units, and informing property owners of the potential financial
opportunities/incentives that may be utilized to maintain the affordability of
low-income units.
It is the goal of the County to provide housing for all economic segments in the
unincorporated area. The current real estate market has made housing construction
increasingly expensive due to higher land, development, and labor costs.
Environmental constraints and the increasing demand to provide new infrastructure and
public services have also added to the cost of building new rental units. Consequently,
there has been an increase in higher end residential developments, and a decrease in
low to moderately priced housing. It is critical that the existing supply of low cost rental
housing remains affordable in order for the County to implement the goal of providing
housing for all economic segments in the unincorporated area.
This policy intends to implement this goal by encouraging and facilitating the retention of
the existing supply of low cost housing by monitoring condominium conversions,
discouraging demolition of low cost units, and informing property owners of potential
financial opportunities/incentives that may be utilized to maintain the affordability of
these units. The County also provides assistance to property owners interested in
selling their property by contacting potential buyers that may be interested in purchasing
their units so that they remain affordable to low-income households.
Action Programs:
1. The Department of Planning and Land Use (DPLU) will continue to monitor and
advise, if necessary, the Board of Supervisors regarding the extent of condominium
conversions so that appropriate measures can be considered.
Anticipated Impact: Advise the Board if condominium conversions appear to have a
significant adverse impact on the availability of multifamily rental units.
Responsible Agency: County DPLU.
Financing: General Fund.
Schedule: Annually.
24
2. Monitor and advise the Board of Supervisors, if necessary, the degree to which
demolition of low-income rental units results in a net loss of affordable housing. This
activity requires that DPLU monitor permit applications that could demolish
affordable housing units. It is recognized that rent information may not be available
to staff.
Anticipated Impact: Prevent a net loss in the affordable housing stock resulting from
demolition.
Responsible Agency: County DPLU.
Financing- General Fund.
Schedule: Annually.
3. County DPLU will facilitate the retention of the existing supply of low cost housing by
referring interested property owners to County HCD so that they be informed of
potential financial opportunities/incentives (i.e., NOFA funds, residential
rehabilitation, and other County HCD administered housing funds) that may be
utilized to maintain the affordability of low cost units. County HCD may also assist
property owners interested in selling their properties by referring them to non-profit
organizations that provide affordable housing.
Anticipated Impact: Preservation of the existing supply of low cost rental housing;
housing for all economic segments in the unincorporated area.
Responsible Agency: County DPLU and HCD.
Financing: General Fund.
Schedule: Ongoing.
Policy 9 Fair Housing Practices and Activities
Promote and facilitate fair housing practices and activities throughout the
unincorporated area.
The County shall continue implementing the goals and objectives of the County's Fair
Housing Marketing Plan. The primary goal of the plan is to promote an environment
whereby all economic segments in the unincorporated area have an equal opportunity
in obtaining housing regardless of sex, color, race, religion, ancestry, age, national
origin, or disability.
Action Programs:
25
1. Continue to require the submission of an affirmative marketing plan as a condition of
Tentative Maps and Major Use Permits for residential projects.
Anticipated Impact: Housing opportunities for all economic segments in the
unincorporated area.
Responsible Agency: County DPLU and County HCD.
Financing: Developer obligations.
Schedule: Ongoing.
2. Update, as necessary, the County Assessment of Impediments to Fair Housing
Choice to address the following:
a. The geographic distribution of ethnic populations and special needs groups.
b. Housing laws and public policies and actions affecting the provision of publicly
assisted housing, including policies that affect the displacement of minority
households.
c. Impediments to fair housing choice in sale or rental dwellings, the provision of
brokerage services, and the provision of financing assistance for housing
minorities and special groups.
d. An analysis of the relationship of income, employment and transportation to the
location of housing.
Anticipated Impact: Preparation of a revised and updated report in conformance with
Federal regulations. Identification of impediments to fair housing and implementation
of recommendations to eliminate those impediments.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: Complete revised and updated report in Summer 1999; implement
recommendations in Fall 1999.
3. The County will proactively support fair housing practices and activities by
participating in fair housing organizational events and activities, and by permanent
posting of State and Federal fair housing information in the lobby of the County HCD
building.
26
Anticipated Impact: Continued participation in fair housing activities.
Responsible Agency County HCD.
Financing: CDBG.
Schedule: Ongoing.
Policy 10 Surplus Properties, Underutilized Sites, and Infill Development
Encourage and facilitate the development of affordable housing on
suitable surplus properties and underutilized or infill sites in a manner
consistent with the County General Plan.
During the 1991-1999 Housing Element cycle, the Board of Supervisors initiated a
program to review all County owned surplus properties as potential sites for affordable
housing. County HCD will continue to monitor the inventory of potential sites suitable
for affordable housing. Specifically, HCD will monitor the annually updated list of surplus
properties maintained by the County's Real Property Management Division. HCD will
also continue to review other jurisdictions' public notices of surplus properties.
The County recognizes that infill sites with adequate infrastructure and services, and
with no significant physical constraints provide opportunities for the development of
attractive affordable housing. The County will continue to inform affordable housing
developers of potential financial resources and County programs, incentives, and
regulatory relief (i.e., density bonuses, expedited permit processing, and County HCD
administered housing funds) that could make the development of infill sites financially
feasible.
Action Programs:
1. Utilize a variety of County and other government lists of surplus properties to
determine which, if any, surplus properties can be used for affordable housing.
Anticipated Impact: Identification of potential sites for affordable housing; developer,
planning, and sponsor group awareness of potential opportunities.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: Ongoing.
27
2. Inform developers interested in developing or redeveloping infill sites of County
programs, policies, incentives, and regulatory relief programs that promote the
development of affordable housing. These include density bonuses (Policy 11),
expedited permit processing (Policy 23), and County HCD administered housing
programs.
Anticipated Impact: Developer awareness of County programs, policies, incentives,
and regulatory relief available for the development of affordable housing; increase
the potential of affordable housing on infill sites.
Responsible Agency: County DPLU.
Financing: General Fund.
Schedule: Ongoing.
3. Assist affordable housing developers in identifying potential financial resources and
County programs that can be used to make the development of infill sites financially
feasible.
Anticipated Impact: Developer awareness of potential financial resources; financially
feasible affordable housing developments; increased potential for affordable housing
on infill sites.
Responsible Agency: County DPLU and County HCD.
Financing: General Fund/CDBG.
Schedule: Ongoing.
Policy 11 Density Bonuses and Incentives for Developing Affordable
Housing
Pursuant to State law, authorize density bonuses and additional incentives
for the development of housing that is affordable to very-low income, low-
income and senior households.
State Density Bonus Law requires that jurisdictions offer a 25 percent density bonus to
developers in exchange for reserving a percentage of housing units for very-low
income, low-income or senior households for specified periods of time. Additional
incentives may also be authorized by the County for developers who maintain the
affordability of housing units for longer periods of time.
28
It is the intent of this policy to proactively implement the County's density bonus
programs in order to facilitate the development of housing that will be made affordable
to very-low income, low-income and senior households. Density bonus developments
are subject to discretionary review for consistency with zoning, potential environmental
impacts, and compatibility with adjacent developments.
Action Programs:
1. Facilitate the development of affordable housing through the County's density bonus
programs.
Anticipated Impact: Facilitate the construction of 150 affordable units.
Responsible Agency: County DPLU and County HCD.
Financing: Federal/State/local.
Schedule: 30 units annually.
2. The County will consider financial incentives for communities that support density
bonus developments.
Anticipated Impact: Increased developer interest and financially feasible affordable
housing developments.
Responsible Agency: County DPLU.
Financing: General Fund.
Schedule: Ongoing.
Policy 12 Pedestrian-Oriented Mixed Land Uses and Public Transportation
Encourage developers to produce pedestrian oriented mixed-use areas
where feasible in commercial areas, particularly along transit corridors.
Developers of mixed-use proposals will also be encouraged to provide
amenities that enhance the residential aspects of a development proposal.
The County's Zoning Ordinance permits mixed uses in all commercial zones except
office-professional, freeway commercial, and medical center. Integrating residential and
commercial development has the following benefits:
a. Reduces the consumption of land and construction materials while preserving open
space;
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b. Provides efficient use of existing infrastructure and services;
c. Provides housing opportunities;
d. Reduces traffic congestion and transportation trips for shopping, work,
entertainment, etc., thereby conserving energy;
e. Reduces air and noise pollution and the health costs associated with traffic
congestion;
f. Allows individuals/families to live near their work, retail and civic services, schools,
parks and recreational areas, and in some instances, near transit stops;
g. Reduces road maintenance costs.
Action Programs:
1. Continue to identify potential mixed-use areas where appropriate.
Anticipated Impact: Increased mixed use areas and pedestrian oriented type of
developments in the unincorporated area.
Responsible Agency: County DPLU.
Financing: General Fund.
Schedule: Ongoing.
2. Consider areas near existing and potential public transportation routes and transit
centers with respect to increased densities and affordable housing opportunities.
Anticipated Impact: Facilitate the development of appropriately sited affordable
housing, particularly along public transportation routes and adjacent to transit
centers.
Responsible Agency: County DPLU.
Financing: General Fund.
Schedule: Ongoing.
Policy 13 Mobilehome Programs and Services
30
Preserve and increase the supply of affordable mobilehome opportunities,
and provide assistance to mobilehome residents, park owners, or non-
profits interested in providing this type of housing.
In 1992, the County established the Mobilehome Implementation Review Committee to
identify policies and programs that seek to improve tenant and landlord relationships,
and to develop and maintain programs that assist low-income mobilehome residents. In
January 1999, the County also established the Mobilehome Issues Committee
consisting of park owners, residents, and a professional mediator. The mediator's role
is to conduct and chair all monthly committee meetings, resolve tenant and landlord
disputes, and provide on-site dispute resolution training to mobilehome residents and
park owners.
The County's most effective program aimed towards preserving and increasing the
supply of affordable mobilehome parks is the Mobilehome Occupant Assistance
Program (MOAP). Through MOAP, the County assists individual mobilehome owners
or non-profit organizations representing mobilehome park residents through loans that
are deferred for 30 years (or until ownership changes) and financed at a simple interest
rate of 3%. The MOAP provides low-income households the opportunity to own their
mobilehome park, thereby preserving a unique form of affordable housing and
enhancing the stability and quality of life for mobilehome park residents and the
surrounding community.
Action Programs:
1. Fund a demonstration project using Section 8 rental assistance to provide support to
low-income mobilehome park residents.
Anticipated Impact: Section 8 rental assistance for 70 low-income mobilehome park
residents.
Responsible Agency: County HCD/and HUD.
Financing: HUD.
Schedule: Ongoing.
2. Continue to provide Mobilehome Occupant Assistance Program (MOAP) funding to
low-income park residents participating in the purchase of their park.
Anticipated Impact: Preservation of 75 affordable mobilehome spaces through the
conversion of 2 to 3 mobilehome parks to resident ownership by 2004.
Responsible Agency County HCD.
31
Financing: CDBG.
Schedule: 15 units per year.
3. The County will review its mobilehome park development standards to determine if
they need to be revised to comply with State law.
Anticipated Impact: Compliance with State law regarding mobilehome park
development standards.
Responsible Agency: County DPLU
Financing: General Fund
Schedule: Winter 2001.
Policy 14 Residential Rehabilitation
Promote and support rehabilitation and revitalization strategies aimed at
preserving the existing supply of affordable housing.
The purpose of this policy is to develop revitalization and rehabilitation strategies that
evaluate the need for various home improvement programs for the elderly, persons with
disabilities, and very low and low-income households. These programs will be initiated
as necessary and funded by CDBG Funds, and other Federal, State, and/or local
housing resources.
Action Programs:
1. Implement programs to alleviate substandard single-family housing.
Anticipated Impact: Preserve and upgrade 300 substandard single-family housing
units.
Responsible Agency: County HCD.
Financing: Federal/State/local.
Schedule: 55-65 units/year.
2. Implement programs to alleviate substandard multifamily housing.
Anticipated Impact: Preserve and upgrade 125 substandard multifamily housing
units.
32
Responsible Agency: County HCD.
Financing: Federal/State/local.
Schedule: 25 units/year.
3. Continue voluntary neighborhood clean-up/rehabilitation programs as requested
through the CDBG application process, when resources are available.
Anticipated Impact: Improvement programs for 5-10 communities.
Responsible Agency: County HCD, and other departments (as necessary)
Financing: Federal/State/local.
Schedule: One to two per year
Policy 15 Tax-Exempt Mortgage Revenue Bond Financing
Promote developer awareness and participation in the County's tax-
exempt mortgage revenue bond financing program.
This policy strives to promote, encourage, and facilitate the use of the County's tax-
exempt mortgage revenue bond financing program to developers of affordable housing.
This program makes it more financially feasible to produce affordable housing, because
it provides prospective developers with below market rate financing.
Action Program:
1. Promote and facilitate the use of tax-exempt mortgage revenue bond financing for
affordable housing developments and for preserving the existing supply of low-
income housing.
Anticipated Impact: Provide 40 affordable rental units for low-income households.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: Ongoing.
Policy 16 Housing Development Fund
33
Provide funding assistance from the County's Housing Development Fund
for the development or preservation of affordable housing for very low and
low-income households; actively pursue additional Federal and State
funding opportunities to expand the Housing Development Fund.
The County's Housing Development Fund provides assistance to local government
agencies, non-profits, and for-profit housing developers that produce affordable housing
opportunities for very low and low-income households. To assure the continued
reliance of this funding source, the County will review pursuing additional Federal and
State funding opportunities in order to expand the Housing Development Fund.
Action Programs:
1. Continue to develop funding strategies to provide affordable housing for very low
and low-income households.
Anticipated Impact: Establish financial strategies and innovative financing packages
for the development of 150 affordable housing units.
Responsible Agency: County HCD.
Financing: Federal/State/local.
Schedule: 30 units per year.
2. Review the potential of expanding the Housing Development Fund to include any
additional financial resources from State and/or Federal programs.
Anticipated Impact: Additional funding opportunities for developers that provide
affordable housing for very low and low-income households; financially feasible
affordable housing developments.
Responsible Agency: County HCD.
Financing: Federal and State funding programs.
Schedule: Applications as funding becomes available.
Policy 17 Inter-Agency Affordable Housing Development
The Department of Planning and Land Use (DPLU) will work with other
County agencies, non-profits, and the private sector to assist in
developing affordable housing in the unincorporated area.
34
This policy directs DPLU to work with other County agencies, non-profits, and the
private sector to increase the potential for developing affordable housing in the
unincorporated area. Cooperation between the various entities concerned with providing
affordable housing is vital to the success of providing this type of housing.
Action Program:
1. DPLU will pursue the feasibility of obtaining additional funding resources to assist in
offsetting the costs associated with producing affordable housing. Any funds that
are obtained by DPLU will be used to pay for all or a portion of project processing
costs (i.e., intake deposits, pre-application meetings, administrative processing fees,
standard hourly fees, etc.).
Anticipated Impact- Assist developers in making it more financially feasible to
produce affordable housing; housing for all economic segments in the
unincorporated area.
Responsible Agency: County DPLU.
Financing: Federal/State/local.
Schedule: Applications as funding becomes available.
Policy 18 Private Sector Outreach Program
Continue to provide outreach to the private sector regarding County
programs, incentives, and other housing related resources that are
available to those interested in developing affordable housing
The County recognizes the need to inform private sector housing developers regarding
County programs, incentives, and other housing related resources that are available to
developers interested in producing affordable housing for very low, low-income and
senior households. This policy supports continued efforts in disseminating information
and providing technical assistance regarding the various incentives and regulatory relief
to those interested in developing affordable housing. These include density bonuses
(Policy 11), expedited permit processing (Policy 23), and County HCD administered
housing programs.
Action Programs:
1. Create, enhance, and maintain brochures for the affordable housing development
community, for-profit and non-profit developers, and the banking industry to foster
networking and information sharing on development opportunities, financing
strategies, and State and Federal housing programs.
35
Anticipated Impact: Increased private sector awareness of programs and incentives
to those that produce affordable housing.
Responsible Agency: County HCD.
Financing- CDBG.
Schedule: Brochures updated as needed.
2. The County will work with other jurisdictions and affordable housing providers to
periodically update a regional housing resource directory.
Anticipated Impact: Promote Countywide affordable housing programs and activities;
assist homeless individuals, the disabled, low-income households, and senior
citizens in their search for suitable housing.
Responsible Agency: County HCD.
Financing: CDBG, and State funds.
Schedule: Update as needed.
Policy 19 Historic and Older Structures
Encourage the renovation of historical and older structures for affordable
housing developments.
During the discretionary review process, structures that are on the National Register of
Historic Places or have eligibility are sometimes located on a site slated for
development. As an option for enhancing the preservation of historic and older
structures, the County encourages developers to rehabilitate and convert them into
affordable housing if the structure is suitable for residential use. The County will inform
developers of federal, state, and local programs that could potentially assist them in
rehabilitating these structures for use as affordable housing.
Action Programs:
1. Maintain a current listing of Federal, State, and local programs that could potentially
provide financing for the rehabilitation of historic and older structures for use as
affordable housing.
36
Anticipated Impact: Increased developer awareness of the option of rehabilitating
historic structures and older structures for housing.
Responsible Agency: County DPLU.
Financing: General Fund.
Schedule: Ongoing.
2. Encourage developers to rehabilitate identified historic and other older structures,
and integrate them into development proposals for use as affordable housing, if the
structure is suitable for residential use.
Anticipated Impact: Conservation/rehabilitation of potentially historic and older
structures for housing.
Responsible Agency: County DPLU.
Financing: Developer, Federal, State, and other available sources.
Schedule: Ongoing
Policy 20 Housing Finance Resources
The County Housing Authority and Department of Housing and
Community Development (HCD) will provide available financial resources
for affordable housing development efforts. Other financial resources will
be pursued in order to develop and implement additional rental assistance
programs and to leverage existing Federal, State, and local funding
efforts.
The development of affordable housing usually requires a variety of financial resources
and public, private, and non-profit sector cooperation and participation. The purpose of
this policy is to assure that the County Housing Authority and HCD pursue all affordable
housing funding possibilities, and that existing and future financial resources are
leveraged to the maximum extent feasible. Public financing for affordable housing
developments may come in the form of grants, below market rate loans, interim
construction financing, or other leveraging strategies.
Action Program:
1. Pursue jointly with various agencies in the County, funding from new Federal and
State programs to assist in developing affordable housing and to provide rental and
home buying assistance.
37
Anticipated Impact: During the next five years, provide assistance to a total of 700
low-income households through the implementation of all programs discussed in this
Housing Element.
Responsible Agency County HCD.
Financing: Federal/State/local.
Schedule: 140 units per year
Policy 21 Preservation of At-Risk Affordable Housing Developments
Assistance shall be provided to property owners to preserve government
assisted housing developments that are eligible to change from low-
income to market rate due to subsidy contracts, mortgage prepayment, or
the expiration of restrictions on use.
In the County, developers and property owners have used government assistance to
develop and rehabilitate housing units. In exchange for receiving either financial or land
use assistance, developers and property owners are required to reserve a percentage
of the units in the development for occupancy to very low and low-income households at
reduced rents. Since the early 1970s, HUD has provided assistance through insured
mortgages for multifamily housing and provided funds to existing property owners to
rehabilitate units. The County has also provided tax-exempt revenue bond financing and
density bonuses for developers of multifamily housing.
Property owners receiving government assistance are contractually required to reserve
units designated for very low and low-income households for periods that range from 10
to 40 years. These units become "at-risk" when the period of time the owner is required
to reserve the units is due to expire. At the end of the term of reservation, the owner
has the option of converting these income and rent restricted units to non-restricted
market rate units.
State law requires that Housing Elements prepared by jurisdictions provide an analysis
of existing assisted housing developments that are eligible to change from low-income
housing uses during the next 10 years due to termination of subsidy contracts,
mortgage prepayment, or expiration of restrictions on use. This analysis is provided on
page 123 of the Needs Assessment section of this Housing Element. The action
programs contained in this policy address the preservation of at-risk developments
during the 1999-2004 Housing Element cycle.
In the unincorporated area there are 28 housing developments totaling 336 low-income
units that are at-risk of converting to market rate during the 1999-2009 year period. In
an attempt to preserve the affordability of these units, the County will provide technical
assistance and market the availability of HOME and CDBG funding through its semi-
38
annual Notice of Funding Availability (NOFA) process. The County will also facilitate
any links between project owners and non-profits that may have an interest in acquiring
at-risk affordable housing developments.
Locally assisted developments (density bonus, multifamily bond financing, and Section
8 moderate rehabilitation) may qualify for financial assistance through various local,
State and Federal government agency programs, or from obtaining grants or loans from
non-profit and conventional lending sources. The County will provide assistance to
owners and potential purchasers of at-risk developments by identifying potential funding
resources. The preservation of at-risk units is subject to funding availability and a
property owner's willingness to maintain the affordability of these units.
Action Programs:
1. Identify and maintain an inventory of all at-risk developments with reserved unit
contractual obligations that are due to expire. The County will attempt to contact
owners of at-risk developments at least 18 months prior to expiration of contractual
obligations.
Anticipated Impact- Updated inventory of at-risk developments/reserved units;
preservation of affordable at-risk units.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: At least 18 months prior to expiration of contracts.
2. Identify non-profits with the capability of acquiring at-risk developments, and provide
technical assistance to non-profits interested in acquiring at-risk developments.
Anticipated Impact: Preservation of the affordable housing stock through the
purchase of at-risk developments by non-profits.
Responsible Agency: County HCD.
Financing: CDBG.
Schedule: At least 18 months prior to expiration of contracts.
3. Utilize a variety of financing programs as an incentive to owners of government
assisted at-risk developments to continue the preservation of units for very low and
low-income households. Potential financial resources include the following:
• County of San Diego: CDBG and HOME funds may potentially be available to
property owners or non-profit purchasers of assisted at-risk properties. These
39
funds may be used to supplement permanent financing or to rehabilitate existing
units.
• U.S. Department of Housing and Urban Development (HUD): Refinancing
programs may be used for Federally funded or insured at-risk developments.
Locally assisted developments can consider the use of County HCD funded
programs.
• Tax-Exempt Bonds and Tax Credits: The County and the State have the ability to
issue tax-exempt bonds for refinancing locally or Federally assisted at-risk
developments. Tax credits may also be used for refinancing or rehabilitating at-
risk developments.
• Non-Profit Lenders: Non-profit lending agencies may provide low interest loans
and grant programs available for at-risk housing developments. Recognized
non-profit lenders include the San Diego Community Foundation, Local Initiatives
Support Corporation (LISC), Enterprise Foundation, and the Low-Income
Housing Fund.
• Conventional Lenders: Low interest loans and grants for the preservation of at-
risk developments may be available from conventional lenders under their
Community Reinvestment Act (CRA) activities. In addition, the Federal Home
Loan Bank Affordable Housing Program (AHP) and the State lending consortium,
SAMCO, may provide loans, grants, or subsidies to preserve locally or Federally
funded at-risk developments.
Anticipated Impact: Preservation of at-risk units by providing assistance in obtaining
financing for property owners or potential purchasers of at-risk developments.
Responsible Agency: County HCD.
Financing: CDBG, HUD, HOME, tax-exempt bonds, tax credits, and non-profit and
conventional lenders.
Schedule: At least 18 months prior to expiration of contracts.
4. The County will facilitate the possible preservation of at-risk affordable housing
developments by the following:
• Providing the owner with a written list of financial opportunities/incentives that
may include loans, grants or subsidies from County CDBG or HOME funds, tax-
exempt bonds or tax credits, non-profit or conventional lenders.
40
• Assisting owners interested in selling their property by contacting non-profits that
may be interested in acquiring the units and maintaining their affordability.
• Providing technical assistance to interested non-profits towards the acquisition,
financing, and managing of property.
Anticipated Impact: Attempt to preserve as many locally assisted at-risk units as
feasibly possible.
Responsible Agency: County HCD.
Financing: Federal, State, and local government programs; non-profit and
conventional financing sources.
Schedule: At least 18 months prior to expiration of contracts.
Policy 22 Moderate Income Housing Opportunities
Inform interested parties of the opportunity of developing housing that is
affordable to moderate-income households through the County's Mortgage
Credit Certificate and Second Dwelling Unit programs.
The increasing disparity between the median price of a house and the median income
has resulted in the inability of moderate-income households as well as low-income
households to find suitable housing. The State is increasingly emphasizing the
facilitation of housing for very low and low-income groups. However, the current real
estate market is making it increasingly difficult and financially infeasible to develop
housing that is affordable to moderate-income households. As a result, assistance is
also needed for moderate-income households in their quest to find suitable housing.
The purpose of this policy is to inform interested parties of the opportunity of developing
housing that is affordable to moderate-income households through the County's
Mortgage Credit Certificate and Second Dwelling Unit programs. The Mortgage Credit
Certificate program provides a way for first time moderate-income as well as low-
income home buyers to afford a home by reducing their federal income tax by up to
20% of the annual interest paid on a mortgage loan. Consequently, this enables first
time homebuyers to qualify for larger mortgage loan.
Another opportunity for providing housing affordable to moderate-income households is
through the County's Second Dwelling Unit program. In 1994, the Board of Supervisors
adopted a Zoning Ordinance amendment that allows the addition of second dwelling
units "by right" in zones where residential and agricultural use types are permitted. A
second dwelling unit is a smaller additional house on the same lot or parcel as an
existing single family detached residence that may be rented to any individual(s).
41
Although there is no system for tracking the affordability of these units, it is commonly
recognized that second dwelling units usually rent for less than comparable size
apartments and tend to be a potentially attractive housing alternative for moderate-
income households. Adding a second dwelling unit may also be potentially attractive to
property owners who are seeking to supplement their household income.
Moderate-income households contemplating homeownership may also contact the San
Diego Regional Partnerships in Homeownership for information regarding homebuyer
financial opportunities, educational classes, and technical assistance. The Regional
Partnership established in July 1996 by the U.S. Department of Housing and Urban
Development, is an organization of volunteers from government, non-profit, and private
sector agencies whose purpose is to increase the level of homeownership in the region.
The Partnership also provides a forum to encourage the development of affordable
housing and provide financial incentives to potential homebuyers.
Action Programs:
1. Inform interested first time moderate-income home buyers of the opportunity of
owning a home through the County's Mortgage Credit Certificate program. This will
be implemented by maintaining and updating the informational brochure that
describes this program.
Anticipated Impact: First time home ownership for moderate-income households;
housing for all economic segments in the unincorporated area.
Responsible Agency: County HCD.
Financing: Appropriation from the CA Debt Limit Allocation Committee; CDBG.
Schedule: Maintain and update informational brochure as needed.
2. Continue to provide technical assistance to property owners interested in adding a
second dwelling unit to their primary residence, and informing property owners
contemplating the addition of a second dwelling unit of the potential benefits.
Anticipated Impact: Facilitate the development of second dwelling units; maintain
and update the Second Dwelling Unit informational brochure; housing for all
economic segments in the unincorporated area.
Responsible Agency: County DPLU.
Financing: General Fund.
Schedule: Ongoing; maintain and update informational brochure as needed.
42
Policy 23 Permit Processing for Residential Developments
Continue to expedite permit processing for housing developments that are
all or partially reserved for very low and low-income households; monitor
permit processing procedures for residential developments in order to
maintain a process that is reliable, consistent, and timely for County
customers.
The purpose of this policy is to reaffirm the County's commitment to provide housing for
all economic segments in the unincorporated area. The County of San Diego has a
policy that requires priority processing for all permit applications for housing
developments that will be occupied all or in part by very low and low-income
households. This policy was adopted so that affordable housing is developed in the
shortest possible time, thereby reducing development costs and making it more
financially feasible to produce affordable housing.
The County has also made strides to improve the efficiency of processing permits for all
residential developments in the unincorporated area. During the 1991-1999 Housing
Element cycle, the Board adopted the Permit Processing Streamlining project with the
intention of reducing both the cost and time of processing permits. The Board also
adopted fee reductions for residential building permits that decreased fees by 25-44% in
the unincorporated area. Finally, an amendment to the Fee and Deposits Ordinance
made it possible to reduce fees used to calculate standard hourly rates, flat fees, intake
and estimated deposits. The County intends to maintain permit processing procedures
that are reliable, consistent, and timely for County customers.
Action Programs:
1. Continue to expedite the processing of permit applications for housing developments
that include units that are all or partially reserved for very low and low-income
households.
Anticipated Impact: Timely and financially feasible affordable housing developments;
housing for all economic segments in the unincorporated area.
Responsible Agency County DPLU, DPW, and DEH.
Financing: Developer fees and deposits.
Schedule: Ongoing.
2. Review the County's subdivision processing procedures and report to the Board, if
necessary, when improvements are needed in order to maintain a reliable,
consistent, and timely processing of residential development proposals.
43
Anticipated Impact: Maintaining permit processing procedures that are reliable,
consistent, and timely for residential subdivision proposals.
Responsible Agency: County DPLU
Financing: General Fund
Schedule: Fall 2002.
44
SECTION III
APPENDICES
CITY OF POWAY
SOLARA
HOUSING ELEMENT UPDATE
2005-2010
May 2008
Adopted August 19, 2008
Resolution No. 08-072
Chapter 6
Housing Plan
This Chapter of the Housing Element sets out the City's long-term housing goals and
identifies a menu of shorter-term objectives, policy positions, and action programs which
can be utilized to achieve these long-term goals. The goals, objectives, policies, and
programs comprise a broad-based program for the creation of opportunities for the
provision of shelter throughout the City. Via this element the City demonstrates its
understanding of the magnitude of the housing problem, as well as its understanding of
the need for a substantial commitment of City resources to providing the necessary
solutions to the problem.
A. Fiscal Caveat
Having demonstrated this understanding, and having affirmed its commitment towards
meeting the City's housing needs, it is nevertheless incumbent on the City to
acknowledge that the housing program is but one of a large number of programs
competing for the finite fiscal resources of the City. Because of this, it is not possible to
subject this program to strict budgetary scrutiny. In addition, there may be legal
requirements affecting future encumbrances of funds, as well as demands in other areas
requiring the City to make difficult decisions on budgetary priorities. While the City
embraces the housing programs contained in the following section, it should be
recognized that these programs are intended to provide the most opportunities possible
for housing rather than any set minimum of housing units.
Nothing in this observation should be construed to mean that the City has any diminished
commitment or diminished obligation to responding to Poway's housing needs.
B. Goals and Policies
This section establishes a policy framework to guide City decision making to meet
identified goals. Housing Programs (subsection C) contains the actions the City of Poway
will take to promote housing and shelter opportunities for all segments of the community.
May 2008 Page 6-1
City of Poway
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 XL 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.
May 2008 Page 6-2
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
May 2008 Page 6-3
City of Poway
6 • Housing Plan
units be demolished.
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 sources 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 future 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
May 2008 Page 6-4
City of Poway
6 • Housing Plan
needs.
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
May 2008 Page 6-5
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
May 2008 Page 6-6
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 DDA 90 days after program
approval
• Draft Relocation/Rehabilitation Plan 150 days after program
approval
• Approve DDA 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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City of Poway
Housing Plan
• Receive Financing 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: Redevelopment Services Department
Target Years: 2005-2010
Objective: The conversion of 52 non-affordable rental units to
affordable rental units to very low and low income
households. Addresses Policy B.I.
Funding Source: 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 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
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City of Poway
Housing Plan
Target Years: 2005-2010
Objective: Provide rehabilitation loans to 50 low income homeowners.
Addresses Policy Al.
Funding Source: 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: Redevelopment Services Department
Target Years: 2005-2010
Objective: Preserve mobile home affordability for 50 mobile home park
residents. Addresses policies Al, A3, and A6.
Funding Source: 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: Development Services Department
Target years: 2005-2010
Objective: Preserve current rental housing stock. Addresses Policy A3.
Funding Source: General Fund
Program 5 - Mobile Home Park Zoning
The City will continue 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: Development Services Department and Redevelopment
Services Department
Target Years: 2005-2010
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City of Poway
Housing Plan
Objective: Preserve all existing mobile home spaces and the
affordability of the homes therein. Addresses Policy A3.
Funding Source: 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: Redevelopment Services Department
Target Years: 2005-2010
Objective: 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.
Funding Source: Tax Increment Funds, Community Development Block Grant
Funds
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City of Poway
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
A5.
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: Redevelopment Services Department
Target Years: 2005-2010
Objective: Enhance the ability of local nonprofit housing development
corporations to provide affordable housing and related
services to Poway residents. Addresses policies A4, B4, and
B5.
Funding Source: Capacity Building Funds
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City of Poway
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: Development Services Department
Target Years: Adopt procedures by December 2008
Objective: Achieve compliance with State law regarding this matter and
best serve persons with disabilities and special housing
needs. Addresses policies A8 and B3.
Funding Source: 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: Redevelopment Services Department
Target Years: 2005-2010
Objective: Assure affordability for the longest feasible time, not less
than required by law. Addresses Policy A8.
Funding Source: 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: Redevelopment Services Department
Target Years: 2005-2010
Objective: Keep affordable housing developments in a safe, functional,
well-maintained, code-compliant state. Addresses Policy A6.
Funding Source: Low-Mod Funds
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City of Poway
Housing Plan
DEVELOPMENT OF NEW HOUSING
Program 13 - Development of New Rental Housing
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 necessary 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 Solara 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
May 2008 Page 6-15
City of Poway
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
City of Poway
Housing Plan
Responsible Party: Redevelopment Services Department
Target Years: 2005-2010
Objective: Assist development of 302 affordable rental-housing units.
Addresses policies Bl and B2.
Funding Source: 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
City of Poway
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 units. 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
City of Poway
Housing Plan
Target Years: Adopt the Zoning Ordinance and General Plan amendments
by December 2008
Objective: Facilitate the development of affordable housing on the sites
identified in the site inventory. Addresses Policy Bl.
Funding: 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: Facilitate the development of housing on sites designated for mixed
use development. Addresses Policy Bl.
Funding Source: 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 Program 15
SAN DAG 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 Allocation (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
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: Development Services Department
Target Years: Amend the General Plan and Zoning Ordinance and apply
AH zoning overlay to sites within one year of certification of
the Housing Element.
Objective: 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.
Funding: 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: Development Services Department
Target Years: Adopt new zoning standards by December 2008
Objective: 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.
Funding: General Fund
May 2008 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: Development Services Department
Target Years: 2005 - 2010.
Objective: 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.
Funding: 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
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
City of Poway
Housing Plan
Evanston Lane
Year Acquired: 2004
Size: 1.2
Resident Make Up: Family
Twin Peaks (east)
Year Acquired: 2004
Size: 2.2
Resident Make Up: Family
York Avenue
Year Acquired: 2004
Size: 1.0
Resident Make Up: Family
Brighton
Year Acquired: 2000-2001
Size: 3.2
Resident Make Up: Family
Responsible Party: Redevelopment Services Department
Target Years: 2005 - 2010.
Objective: Continue to collect to review and evaluate sites for potential
acquisition for affordable housing. Addresses policies Bl
and B3.
Funding: 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: Development Services Department
Target Years: Adopt amendment by December 2008
Objective: Ensure that land designated for multi-family housing will not
be used for single family developments or mobile home
parks. Addresses Policy Bl.
Funding Source: General Fund.
May 2008 Page 6-23
City of Poway
Housing Plan
Program 22 - Emergency Housing
The City of Poway has joined the other North County jurisdictions to fund the North
County Regional Winter 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
City of Poway
Housing Plan
Responsible Party: Development Services Department and Redevelopment
Services Department
Target Years: Amend the Zoning Ordinance by December 2008
2005-2010
Objective: 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.
Funding Source: 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: Redevelopment Services Department
Target Years: 2005-2007
Objective: 4 units. Addresses Policy B3.
Funding Source: 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
City of Poway
Housing Plan
Responsible Party: Redevelopment Services Department
Target Years: 2005-2010
Objective: Assist up to 90 households to become first-time
homebuyers. Addresses Policy A7.
Funding Source: 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: Development Services Department
Target Years: 2005-2010
Objective: Encourage diversity of development to serve as many types
of residents as possible while minimizing land-use related
conflict. Addresses Policy B3.
Funding Source: General Fund
May 2008 Page 6-26
City of Poway
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: Development Services Department
Target Years: 2005-2010
Objective: Ensure high quality design and construction and design
compatibility with surroundings for new affordable housing
developments. Addresses Policy Bl.
Funding Source: 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: Redevelopment Services Department and Development
Services Department
Target Years: 2005-2010
Objective: Provide affordable housing on infill sites in close proximity to
public transit, community services, and other amenities.
Addresses Policy Bl.
Funding Source: 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
May 2008 Page 6-27
City of Poway
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: Development Services Department
Target Years: Annual review, 2005-2010
Objective: 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.
Funding Source: 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: Development Services Department
Target Years: Adopt Zoning Ordinance Amendment by December 2008.
Objective: Ensure that State law is being followed in housing
development in Poway. Addresses Policy Bl.
Funding Source: 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
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: Redevelopment Services Department
Target Years: 2005-2010
Objective: Raise public awareness of and public support for affordable
housing. Addresses policies B4 and B5.
Funding Source: 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: Redevelopment Services Department
Target Years: 2005-2010
Objective: Make Poway residents aware of these issues, laws, and
available services for fair housing. Addresses policies Cl and
C2.
Funding Source: 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: Redevelopment Services Department
Target Years: 2005-2010
Objective: Promote the awareness of the housing services provided by
the County. Addresses policies Cl and C2.
Funding Source: General Fund
May 2008 Page 6-29
City of Poway
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: Redevelopment Services Department
Target Years: 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
City of Poway
Housing Plan
D. Quantified Objectives
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
Income
Very Low
Low
Moderate
Above Moderate
Total
Regional
Share
285
216
235
505
1,242
New
Units
294
246
1,161
1,701
Homebuyer
Assistance
140
140
Rehab.
61
61
Acquisition/
Rehab
35
35
Conservation of
Affordable
Housing
Rental
Housing
472
472
Mobile
Homes
50
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 SANDAG website gives 1,242 as the total RHNA number for Poway and gives the numbers shown for
each income category in 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
City of Lemon Grove
Housing Element
2005-2010
December 2006
Source Poi nt
401 B Street • Suite 800 • San Diego, California 92101-4231
(619) 699-6900 • Fax (619) 699-1905 • www.sourcepoint.org
SourcePoim is a nonprofit corporation chartered by SANDAG
GOALS AND POLICIES
GOALS AND POLICIES
This section of the Housing Element contains goals and policies the City will implement to address a
number of important housing-related issues.
An objective of the City of Lemon Grove is to help ensure that decent, safe housing is available at a
cost that is affordable to all current and future residents of this community. To this end, the City
will strive to maintain a reasonable balance between rental and ownership housing opportunities
and to encourage a variety of individual choices of tenure, type, and location of housing
throughout the community.
To achieve this objective, the following sub-goals and policies are addressed in this element: 1)
maintain and enhance the quality of residential neighborhoods in Lemon Grove; 2) provide
programs for the development and preservation of lower and moderate income housing; 3)
encourage the adequate provision of housing in a variety of costs, types, styles, locations, and
tenures to meet the existing and future needs of Lemon Grove residents; (4) provide increased
opportunities for home ownership; and (5) promote equal opportunity for all residents to reside in
housing of their choice. Each goal and the supporting policies are identified in the following
section.
Goal 1: Maintain and enhance the quality of residential neighborhoods in Lemon Grove.
Policy 1.1: Advocate the rehabilitation of substandard residential properties by homeowners and
landlords.
Policy 1.2: Use the City's code enforcement program to bring substandard units into compliance
with City codes and to improve overall housing quality and conditions in Lemon Grove.
Goal 2: Provide programs for the development and preservation of lower and moderate-
income housing.
Policy 2.1: Provide support to both for profit and nonprofit development corporations for the
development of affordable housing.
Policy 2.2: Preserve the existing housing opportunities for low and moderate income families
currently living within the community, and maintain the existing housing stock in good condition.
Policy 2.3: Attempt to preserve restricted low income housing in the City that is at risk of converting
to market-rate housing by: a) identifying financial and organizational resources available to
preserve these units; and b) assisting interested agencies and/or tenants groups in forming
partnerships and gaining access to financial and technical resources.
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Policy 2.4: Apply the density bonus requirements as established by S B 1818.
Policy 2.5: Implement City's adopted resolution on smart growth and explore opportunities to
identify sites for their potential as "Smart Growth Opportunity Areas".
Policy 2.6: Identify opportunities for the application of an Inclusionary Housing Program.
Policy 2.8 Update the City's policies on the conversion of apartments to condominiums.
Goal 3: Encourage the adequate provision of housing in a variety of costs, types, styles,
locations, and tenures to meet the existing and future needs of Lemon Grove
residents.
Policy 3.1: Provide a variety of residential development opportunities in the City including low
density single family homes, moderate density town homes, higher density apartments and
condominiums, and residential/commercial mixed use to fulfill regional housing needs.
Policy 3.2: Encourage both the private and public sectors to produce or assist in the production of
housing in accordance with the SANDAG RHNA quantified objectives for all four income categories
(very low, low, moderate and all other households), with particular emphasis on housing affordable
and accessible to lower and moderate income households, people with disabilities, elderly
households, large households, female-headed households, and homeless persons.
Policy 3.3: Ensure that low income housing is developed in areas with adequate access to
employment opportunities, community facilities and public services, and is not concentrated in any
single area within the City.
Policy 3.4: Encourage the development of new housing units designated for lower income and
special needs households within close proximity to public transportation and community services.
Policy 3.5: Encourage the development of childcare facilities to coincide with new housing
development if appropriate based upon the project circumstances and evaluate the use of
incentives to encourage development of childcare facilities when appropriate.
Policy 3.6: Implement the State senior housing requirements.
Policy 3.7: Address the impediments to affordable housing: density bonus (see above); CUP
requirements for multi-family housing, explicit provisions for mobile homes, manufactured housing,
transitional housing and emergency shelters; and ADA compliance. Propose specific development
standards for multifamily housing and propose an amendment to ministerially process multifamily
housing development permits.
Policy 3.8: Prohibit the conversion of existing residential units to condominiums in commercial
zones.
Policy 3.9: Implement State requirements for Large Family day-care facilities.
132
Policy 3.10: Consider pedestrian circulation patterns for new development projects near the trolley
(MTS) right-of-way to ensure safety within the rail corridor. Safety factors to consider include, but
are not limited to, the planning for grade separations for major thoroughfares, improvements to
existing at-grade highway-rail crossings due to increase in traffic volumes and appropriate fencing
to limit the access of trespassers onto the railroad right-of-way.
Goal 4: Provide increased opportunities for home ownership.
Policy 4.1: Assist low and moderate income residents in achieving home ownership.
Policy 4.2: Encourage alternative forms of home ownership, such as shared equity ownership and
limited equity cooperatives.
Goal 5: Promote equal opportunity for all residents to reside in housing of their choice.
Policy 5.1: Support the prohibition of discrimination in the sale or rental of housing with regard to
race, ethnic background, religion, handicap, income, sex, age, and household composition.
Policy 5.2: Assist in the enforcement of fair housing laws by providing support to organizations that
receive and investigate fair housing allegations. Monitor compliance with fair housing laws, and
refer possible violations to enforcing agencies.
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PROGRAMS
PROGRAMS
This section of the Housing Element contains goals and policies the City will implement to address a
number of important housing-related issues.
ASSIST IN THE DEVELOPMENT OF AFFORDABLE HOUSING
Program 1: Density Bonus
Program Description
New State law (SB 1818) has modified the requirements for the City if a developer requests a
density bonus for providing affordable housing as part of a development proposal. The new law
(Attachment 1):
1. Lowers the number of housing units required to be provided at below market rate in order to
qualify for a density bonus.
2. Lowers the density increase from 25 percent to 20 percent for moderate income.
3. Requires that the density bonus increase incrementally.
4. Requires local governments to provide a developer one or more incentives or concessions if
below market rate units are included within the project.
5. Requires that the local government ensure that the initial occupants of the moderate-income
units are actually moderate income.
6. Allows, upon sale of the unit, the seller to keep the value of any improvements, the down
payment, and the seller's proportionate share of appreciation.
7. Provides that the local government shall recapture its proportionate share of appreciation,
which shall be used within three years for promotion of affordable homeownership.
8. Provides a percent density bonus to the developer of any market rate housing project who
donates land to a local government that could accommodate housing.
9. Expands the definition of "housing development" to include a subdivision, or a planned unit
development, or condominium project.
10. Requires that incentives or concessions offered by the local government result in identifiable,
financially sufficient, and actual cost reductions.
11. Clarifies that local governments may still grant density bonuses greater or lower than what is
provided under these provisions.
137
12. Limits parking standards upon the developer's request.
Implementing Agency: City of Lemon Grove Community Development Department and City
Attorney.
Funding Source: City of Lemon Grove General Fund.
Schedule: 12 months from date of Housing Element adoption.
Program 2: Inclusionary Housing Program
Program Description
The City will conduct an analysis to consider the establishment of an inclusionary housing program.
The study will analyze the policy implications of such a program to include : (1) the need for such a
program; (2) the thresholds and set-aside requirements; (3) the potential for, and the potential
amount of, an in-lieu fee; (4) on-site/off-site requirements; (5) design requirements; (6) processing
requirements; and (7) other policy issues that may be needed to be addressed to include, but not be
necessarily limited to, its potential use as part of redevelopment processes.
Implementing Agencies: City of Lemon Grove Community Development Department.
Funding Source: City of Lemon Grove General Fund.
Schedule: Within 18 months from date of Housing Element adoption.
Program 3: Multi-Family Revenue Bond Financing
Program Description
The County of San Diego implements the tax-exempt Multifamily Housing Revenue Bond Program.
Under this program, the County issues tax-exempt revenue bonds and the proceeds of the bond
sales provide below-market construction and permanent financing for rental housing
developments. Bond-financed developments must reserve either 20 percent of the total units for
households whose annual income is at or below 50% of San Diego's AMI or 40 percent of the total
units for households whose annual income is at or below 60% of San Diego's AMI. The rent
restrictions are required to be in place a minimum of 20 years or while bonds are outstanding. The
purpose of the program is to: a) provide below market rate financing to encourage the
development of moderately priced rental housing; and b) to expand the supply of affordable
housing by reserving 20 percent of the units in the bond-financed developments at affordable rents
for lower income households.
Bonds provide a cost-effective mechanism the City can utilize to promote affordable rental
opportunities. The City will continue to encourage prospective developers to take advantage of
available bond financing through the County. Where smaller rental projects are proposed, the City
138
will act as liaison with individual developers and the County to consolidate bond issues. No projects
were financed with this program during the last Housing Element cycle.
The City will continue to examine opportunities to implement this program and continue to work
with the County if any potential applications arise.
Implementing Agencies: City of Lemon Grove Community Development Department, County of
San Diego Department of Housing and Community Development.
Funding Source: California Debt Limit Allocation Committee (CDLAC) Bonds.
Schedule: Ongoing.
Program 4: Cooperation/Coordination with For-Profit and Non-Profit
Housing Developers
Program Description
For-profit and Non-profit housing developers promote and develop housing, Non-profits are often
a critical component in the development of low and moderate-income housing. The City of Lemon
Grove has compiled the following list of non-profit developers who have been active in the area:
• Interfaith Housing
• Habitat for Humanity
• Metropolitan Area Advisory Committee (MAAC)
• Cooperation of Affordable Communities and Homes (COACH)
The City of Lemon Grove will continue to augment and refine this list of non-profit developers for
purposes of soliciting their involvement in affordable housing construction in the City. The City will
continue to utilize non-profit housing organizations to provide financial assistance and technical
support in the development of affordable housing, including housing development within Special
Treatment Areas (STAs). The City also will continue to work with for-profit developers to insure
that all opportunities are assessed. The actions that the City will take specifically include but are
not necessarily limited to: potential funding assistance (using potentially redevelopment monies, or
other State and federal funds if they were to become available); identification of sites available for
development, infill and/or redevelopment; entitlement process (-es) incentives as may be necessary
and appropriate; and others as may be added by the City. With the adoption of the Downtown
Village Specific Plan, which encourages housing units to be developed in the City's downtown
corridor, the City has explored, and will continue to explore, opportunities to assist housing
developers that can help accomplish the objectives of the Housing Element.
Implementing Agency: Community Development Department in collaboration with one or more
non-profit agencies.
Funding Source: Federal, State and local funds.
139
Schedule: Ongoing and the City will annually contact the nonprofits and provide information
about development and redevelopment opportunities, especially as it relates to major
redevelopment and/or significant infill opportunities. These efforts will include notices and specific
out reach as part of STA's I and II specifically to the non-profit developers.
Program 5: Pursue Affordable Housing Funding Sources
Program Description
Successful implementation of housing element programs to create and maintain affordable housing
will depend on a variety of state, federal, and local funding sources. The City of Lemon Grove will
actively pursue funding to assist in the development, preservation and rehabilitation of affordable
housing. The City will identify these funding opportunities to both private and non-profit
developers as part of the residential development processes, especially those projects that have the
potential for affordable housing. The actions that the City will take specifically include, but are not
necessarily limited to: identify potential funding assistance (potentially using redevelopment
monies, or other State and federal funds if they were to become available); identification of sites
available for development, infill and/or redevelopment; consideration of entitlement process (es)
incentives as may be necessary and appropriate; and others as may be added by the City. The City
will continue to work in concert with the County of San Diego, Department of Housing and
Community Development (HCD), as a major resource for the implementation of the appropriate
housing programs. The following funding sources currently are available for these uses:
A. Community Development Block Grants and Home Funds
As an incentive for developers to provide a sufficient level of affordable housing, CDBG funds and
HOME funds are available through the County. These federal funds are made available through a
Notice of Funding Availability (NOFA) process administered through the County Department of
Housing and Community Development. Housing development, or acquisition, or acquisition and
rehabilitation proposals are evaluated and rated based on the development's housing affordability
and other important criteria. In 2005 the City began contracting with the County HCD to encumber
for a three year period, rather than on an annual basis.
However, the amount of funds available for this program is projected to decline as part of a federal
funding reduction (and there have even been recent discussions at the congressional level to abolish
the program). The program will continue to be used for ongoing tenant/landlord mediation
services and street rehabilitation.
B. Low Income Housing Tax Credits (LIHTC)
This State program that provides tax credits for owners of or investors in low-income rental
housing. The tax credits are available for use over a 10-year period. The credits are normally sold to
investors to help finance the initial development of a project. For a period of 15 years, the tax credit
recipients must meet certain affordable rental rate and occupancy requirements for low or very
low-income households. At a minimum, the owner must reserve, at affordable rental rates, either
20% of the total units for households with income at or below 50% of regional median, or 40% of
the units for households with income at or below 60% of regional median.
140
The City will assist developers in gaining funding for the development of affordable housing
through the LIHTC program. Investors receive a credit against federal tax owed in return for
providing funds to developers to build or renovate housing for low income households. The capital
subsidy allows rents to be set at below market rates. The possible tax credits available range from 4
to 9 percent depending on the extent of the project's affordability.
C. Other Future Programs
The City will semi-annually refer to the State of California, Department of Housing and Community
Development's (HCD), Program Directory to expand its potential funding sources and determine the
availability of funding. The City also will contact HCD for updates on a semi-annual basis to
determine the funding opportunities and the City's potential to take advantage of any appropriate
programs. The City will annually communicate the results of these steps with the County of San
Diego Department of Housing and Community Development and the development community,
both private and non-profits.
Implementing Agencies: State Tax Allocation Committee, County of San Diego Department
of Housing and Community Development, City of Lemon Grove Community Development
Department.
Funding Source: CDBG, HOME, and California Tax Credit Allocation Committee and others as the
Directory may suggest.
Schedule: Ongoing and specifically when funding opportunities are identified as part of the
programs that are identified in Program 4 and above and their submittal deadline requirements.
Program 6: Lemon Grove Redevelopment Project
Program Description
The Redevelopment Area in Lemon Grove encompasses 618 acres within the City, including the
commercial area just south of State Route 94, the commercial area adjacent to Lemon Grove
Avenue, and a small commercial area located west of Skyline Drive. Although primarily commercial
in its land use, the redevelopment area also incorporates residential and industrial uses. Included in
the redevelopment plan's goals are the encouragement of the development of residential,
commercial, and industrial environments which positively relate to adjacent land uses and upgrade
and stabilize existing land uses; the promotion of the rehabilitation of existing housing stock where
appropriate; and the provision of adequate housing to the extent feasible. The City also will use its
ministerial processes wherever feasible in order to expedite development and facilitate residential
development, especially higher density, affordable housing proposals.
As the redevelopment proceeds and developers submit proposals, the City will apply its
development review guidelines and standards of the specific plan to the proposed redevelopment
area. This process includes the policies and guidelines of the Downtown Specific Plan but does NOT
include design review. In this manner, the City will establish assurances between the City and the
developers while moving projects forward in a timely manner and insuring residential development
that is consistent with both the Downtown Specific Plan (STA I) and the Housing Element.
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With the adoption of the Downtown Village Specific Plan for the Special Treatment Area (STA) 1
area, the City now has the capacity to develop between 500 and 700 additional housing units within
the next 2 to 25 years. The Main Street Promenade area within STA 1 potentially could be
developed during this Housing Element cycle and would yield approximately 249 new housing units.
The City's largest vacant parcel on the southwest corner of the City is expected to be developed
during this Housing Element cycle and would yield an additional 78 housing units.
The Redevelopment Area includes four Special Treatment Areas (STAs): I, the Downtown Village; II,
the Massachusetts Station; IV, the West Central Avenue Residential; and VIII, the East Central
Avenue. The only area at this point for which the City has a specific plan is the Downtown Village
which contains the traditional downtown commercial district located near Broadway and Lemon
Grove Ave. It is planned for a mix of retail, office, and residential uses, all of which are to be
supported by a variety of transportation options. This site meets the Regional Comprehensive Plan's
criteria and definition of a smart growth focus area and also falls well within the concepts of transit
oriented development.
The City estimates that a total of up to 800 housing units could be privately and/or publicly
constructed over the 40-year duration of the specific plan for STA I. Based upon this forecast, the
City will analyze and address the application of an inclusionary requirement within STA 1 to
produce 72 affordable units, 29 of which must be available to very low income households during
the 2005-2010 Housing Element cycle.
Redevelopment law requires that whenever dwelling units housing low and moderate income
households are destroyed as part of a redevelopment project, the Agency is responsible for ensuring
that an equivalent number of replacement units are constructed or substantially rehabilitated.
These units must provide at least the same number of bedrooms destroyed, and at least 75% of the
replacement units must be affordable to the same income categories (i.e. very low, low, and
moderate) as those removed. The Agency receives a full credit for replacement units created inside
or outside the Project Area.
The City expects to have $928,000 in the Redevelopment Agency's Housing Fund (20% set aside
funds) at the end of fiscal year 2005. In addition to the housing fund, the City bonded against
future tax increment. The housing portion of the bond proceeds is $2,088,802. The Agency's five
year implementation plan calls for the expenditure of $3,000,000 to assist with the production of
housing units for low- and moderate-income residents. Primarily, the Agency plans to use its
Housing Set-Aside funds for infrastructure improvements (sewer main expansion, circulation
improvements, and other residential amenities, such as park and recreation, pedestrian ways,
landscaping, etc.) required to accommodate the development of housing units in the Downtown
area. The Agency also may consider loans or grants for the new construction of housing units. The
Agency is exploring housing rehabilitation programs for residential units outside of the
Redevelopment Project Area.
Implementing Agency: Lemon Grove Community Development Department and redevelopment
Agency.
Funding Source: Redevelopment Agency Housing Set-aside Funds, CDBG.
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Schedule: Included in 5-Year Implementation Plan for Redevelopment and 10-Year Affordable
Housing Compliance Plan for Redevelopment.
Program 7: Reduce Governmental Constraints to Provision of Housing
Program Description
State law requires that housing elements address, and where appropriate and legally possible,
remove governmental constraints to the maintenance, improvement, and development of housing.
The City's zoning ordinance includes a variety of density ranges that provide opportunities for
housing to be built for all income levels. Although constraints to the provision of housing in Lemon
Grove are minimal, the City will continue to take the following steps:
• The City will address the impediments to affordable housing as identified in the San Diego
Regional Analysis of Impediments: density bonus (see above); CUP requirements for multi-family
housing, explicit provisions for mobile homes, manufactured housing, transitional housing and
emergency shelters; and ADA compliance (within 12 months of adoption of the Housing
Element).
• The City will continue to monitor its development process and zoning regulations to identify
and remove other constraints to the development of housing, as appropriate (ongoing and
specifically within 12-24 months of the adoption of the Housing Element).
• The City will continue to provide flexibility in the assessment of development fees to facilitate
affordable housing, including reduced fees for provision of affordable housing (ongoing and
specifically within 12-24 months of the adoption of the Housing Element).
• The City will continue to minimize project holding costs on affordable housing developments
and establish priority review processing for affordable housing projects (ongoing).
• The City will propose specific development standards for multifamily housing and propose an
amendment to ministerially process multifamily housing development permits within two years
of the adoption of the Housing Element.
• The City will establish a formal reasonable accommodations procedure to allow waivers of
various development standards when providing housing for persons with disabilities in
residential zones within two years of the adoption of the Housing Element.
In addition, the City provides, and will continue to provide, incentives to developers of affordable
housing. These incentives include, but are not limited to, expedited processing, density bonuses,
and capital improvements.
Implementing Agency: Lemon Grove Community Development Department.
Funding Source: City of Lemon Grove General Fund.
Schedule: Ongoing and see specific item schedules.
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CONSERVE AND IMPROVE EXISTING AFFORDABLE HOUSING
Program 8: Nonconforming Units
Program Description
The City of Lemon Grove Development Code provides for the reconstruction of substantially
destroyed nonconforming residential buildings and uses located in residential zones. Section
17.24.090F-I (Nonconforming Uses) of the Development Code provides for the issuance of
Reconstruction Permits to allow the restoration of substantially damaged or destroyed residential
units. The City will continue to implement this provision of the Development Code.
Implementing Agency: Lemon Grove Community Development Department.
Schedule: Ongoing.
Program 9: Section 8 Housing Choice Vouchers
Program Description
The City will continue to coordinate with the Housing Authority of San Diego County who will
continue to administer the Section 8 Housing Choice Voucher Program and will support the
County's applications for additional Section 8 allocations. This program provides rental assistance to
eligible very low and low income households. The subsidy represents the difference between the
rent that exceeds 30 percent of a household's monthly income and the actual rent charged.
Currently 466 Lemon Grove residents are receiving Section 8 vouchers. It is unlikely that these
figures will increase; and, in fact, the City, and the County, will be fortunate to avoid dramatic
reductions. Recent indications from the United States Department of Housing and Urban
Development (HUD) are that federal support for Section 8 will not be expanded and that program
retrenchment is likely over the next four years. The City will make the information available at its
City Hall where the Community Development Department is located. It also will provide periodic
reminders and updates through City wide information dissemination venues (web site and mail
outs, notices, etc.). In addition to these steps, the City will work with the County to insure that the
County marketing efforts include outreach to the residents of Lemon Grove.
Implementing Agencies: The County of San Diego Department of Housing and Community
Development.
Funding Source: U.S. Department of Housing and Urban Development.
Schedule: Ongoing.
Program 10: Condominium Conversions
Program Description
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The City will explore changes to its current condominium conversion policies and ordinances based
upon the existing and projected market conditions. This work will evaluate current policies and
ordinances regarding: the zones within which conversions are requested; conditions for approval of
conversions; in lieu fee options; the availability of affordable units/relocation assistance; and the
inclusion of provisions that prohibit the conversion of non-conforming residential units in
commercial districts.
Funding Source: City of Lemon Grove General Fund.
Schedule: Within 24 months from date of Housing Element adoption.
Program 11: County of San Diego Home Repair Loan Program Programs
Program Description
Grants: Grants of up to $8,000 are available to low income seniors and disabled mobile home
owners to repair their mobile homes.
Deferred Loans: The County of San Diego, Department of Housing and Community Development,
in conjunction with the City of Lemon Grove offers the Home Repair Loan Program for Owner-
Occupied Property that provides loans for the repair of owner-occupied homes. The City will
continue to advertise the Housing Authority of the County of San Diego's Residential Rehabilitation
Assistance Program. This program offers low-interest home improvement loans to eligible
homeowner occupants. To be eligible to receive this loan, the applicant's family income must be
below eighty percent (80%) of San Diego County's median income adjusted for family size.
Deferred loans are offered at three percent simple interest and calculated annually on the unpaid
principal. The total amount borrowed must be repaid when the property changes hands or the
recipient moves from the property. Owners may borrow up to $25,000 for a single-family home or
$8,000 for a mobile home. This program assists single-family homeowners or mobile home owners.
You must live in the residence you would like to repair. The amount of the loan is determined by
the actual cost of rehabilitating the property as well as the borrower's ability to repay the loan. The
entire loan balance, principal and interest, may be amortized for a maximum of 15 years and is paid
in monthly installments.
Minor Rehabilitation and Home Security Program: This program provides free minor
rehabilitation and home security improvements for lower income households. This program is
available through Lutheran Social Services and Labor's Community Service Agency. As the City's
housing stock ages, the need for housing rehabilitation to preserve neighborhood quality will
continue to increase. Therefore, the City will continue to promote these rehabilitation programs.
These programs could be used as a standby should the increase in property values slow up and/or
interest rates increase.
The City will make the information available about these programs at its City Hall where the
Community Development Department also is located. It also will provide periodic reminders and
updates through City wide information dissemination venues (web site and mail outs, notices, etc.).
In addition to these steps, the City will work with the County to insure that the County marketing
efforts include outreach to the residents of Lemon Grove.
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Implementing Agencies: County of San Diego Department of Housing and Community
Development and the City of Lemon Grove Community Development Department.
Funding Source: County of San Diego Department of Housing and Community Development.
Schedule: Ongoing.
Program 12: County of San Diego Home Improvement Program for Rental
Property
Program Description
The City will continue to advertise the Housing Authority of the County of San Diego's Home
Improvement Program for Rental Property. This program offers zero interest-deferred loans to
assist the owners of rental properties with rehabilitation costs. The purpose of this program is to
rehabilitate rental units that do not meet federal housing quality standards in order to increase the
availability of affordable housing for low income households. Applicants must own property with
one or more buildings on a single site, under common ownership, management, and financing.
Scattered site projects qualify if they are within four City blocks distance of each other. There is no
limit to the number of units in each project.
To qualify, rent restrictions must be applied to the property for ten years after the time of the loan.
Rents must be fixed so that the rent on 80 percent of the units does not exceed the lesser of: a) fair
market rents for comparable units; or b) 30 percent of the adjusted income of a family at 65 percent
median income for the area, adjusted for the number of bedrooms in the unit. The remaining 20
percent of the units must not have rents that exceed the lesser of: a) fair market rent for
comparable units; or b) 30 percent of the adjusted income of a family at 50 percent median income
for the area, adjusted for the number of bedrooms in the unit. At least 20 percent of the assisted
units must be occupied by very low income tenants. Not less than 80 percent of the assisted units in
each project must be occupied by low income tenants.
As the City's housing stock ages, the need for housing rehabilitation to preserve neighborhood
quality will continue to increase. Therefore, the City should continue to promote the rehabilitation
programs but will administer the program. This program could be used as a standby should the
increase in property values slow up and/or interest rates increase.
The City will make the information available at its City Hall where the Community Development
Department also is located. It also will provide periodic reminders and updates through City wide
information dissemination venues (web site and mail outs, notices, etc.). In addition to these steps,
the City will work with the County to insure that the County marketing efforts include outreach to
the residents of Lemon Grove.
Implementing Agencies: The County of San Diego Department of Housing and Community
Development.
Funding Source: County of San Diego Department of Housing and Community Development.
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Schedule: Ongoing.
Program 13: Preservation of Affordable Housing Units "At Risk" of
Converting to Market Rates
Program Description
The City will monitor affordable housing units that are "at risk" of converting to market rates
during the housing element cycle, and consider measures to preserve their affordability prior to
expiration of affordability contracts. These measures will include the purchase of affordability
contracts, working with non-profit housing organizations to preserve affordability, coordination
with the County Department of Housing and Community Development, securing continued
subsidies and /or committing available housing set-aside monies from redevelopment.
Table 38
Affordable Housing Units "At-Risk" of Converting to Market Rate
Lemon Grove, 2005
Name
Viazaga Apartments
Address
3208-14
Massachusetts Ave.
Number
of Units
8 units
Monitoring
Agency
County of San Diego
Potential Date
of Subsidy
Termination
Jan. 2007
Source: City of Lemon Grove Community Development Department
Implementing Agencies: City of Lemon Grove Community Development, Nonprofit Developers.
Funding Source: City of Lemon Grove General Fund.
Schedule: Within the first year of the Housing Element
ADEQUATE HOUSING SITES
Program 14: Maintain Residential Site Inventory
Program Description
In addition to programs implemented by the City to encourage affordable housing development,
the City inventories vacant, redevelopment and infill land to identify suitable sites for residential
development (with an emphasis on multi-family use). The City updated its inventory of the
available sites for residential development as part of the 2005-2010 Housing Element process and
will continue to provide it to prospective residential developers in the community.
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The City also updates its land development inventory every five years as part of the SANDAG
regional growth process. It just completed (Spring 2005) its inputs for the next forecast and
conducted a prior input for the 2030 forecasts at the beginning of the 1999-2004 Housing Element
cycle. The City will continue to monitor its land inventory, especially residential land available for
development as well as commercial and redevelopment lands that may be suitable for residential
development. Specifically, the City will continue to identify potential sites for their potential as
"Smart growth Opportunity Areas" as defined by the Regional Comprehensive Plan and specific
sites to meet the state requirements for regional share and affordable housing (see Appendix B).
Implementing Agency: City of Lemon Grove Community Development Department.
Funding Source: City of Lemon Grove General Fund.
Schedule: Ongoing.
Program 15: Facilitate Development of Higher Density Housing
Program Description
In an urbanized area like Lemon Grove, land costs represent the greatest cost component in both
multi- and single family development projects. One way to lower the cost of land per unit is to
allow a greater number of units per acre of land (increase residential density) in selected areas.
Increased density generally results in a lower land cost per unit and greater unit affordability.
As a means of reducing residential land costs, the City will encourage minimum densities in selected
areas, especially as part of the redevelopment planning process. The City will continue to support
the application of this program to STA 1 and consider its potential application as it prepares the
Specific Plans for future STA's while ensuring development standards are met and community
character is maintained. As part of the project review process, planning staff will work with
applicants to achieve the residential density permitted in the Specific Plan.
Specifically the City has established minimum densities of 43 units to the acre, well above the
accepted thresholds for densities with the potential for affordable housing, as part of its Downtown
Village Specific Plan (DVSP). The unit yield for DVSP will by itself enable the City to exceed its total
regional share need as well to meet its quantified objectives for new construction. With the recent
City Council approval of the Specific Plan for the Downtown Village and certification of the EIR, the
City will now begin earnest negotiations with the development community to gain a commitment
to construction. The City has adopted not only minimum densities at a high density level but it has
also established development standards that facilitate higher densities, including reduced parking
standards for the nearby transit services (Trolley Station). This approach will be continued as the
City moves forward with its other redevelopment projects where it is appropriate (projects with a
residential component).
Implementing Agency: City of Lemon Grove Community Development Department and
Redevelopment Agency.
Funding Source: City of Lemon Grove General Fund.
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Schedule: Ongoing and as part of the City's redevelopment schedule and processes.
Program 16: Identify Sites for Homeless Shelters/Transitional Housing
Program Description
State law requires that cities identify sites that are adequately zoned for the placement of homeless
shelters and transitional housing. Additionally, they must not unduly discourage or deter these
uses. The City will conduct analysis to consider the necessary changes to its zoning ordinance to add
homeless shelters and transitional housing into the residential definitions and to consider the
removal of the discretionary review process for homeless shelters and transitional housing.
In addition, the City of Lemon Grove, in conjunction with other East County jurisdictions, proposes
to continue participation in the Regional Task Force on the Homeless. The City will consider
participating in a voucher program, administered by the County that will provide motel
accommodations for seniors, families with children and disabled persons. The City also will consider
participating in an effort to fund a cold weather shelter in the East County for those who would not
have met the voucher criteria.
As stated in Program 7, the City will address the impediments to affordable housing as identified in
the San Diego Regional Analysis of Impediments, especially regarding adding explicit provisions for
mobile homes, manufactured housing, transitional housing and emergency shelters to the City
residential codes within 12 months of adoption of the Housing Element.
This program will ensure that zoning, development standards and permit procedures will encourage
and facilitate the development, maintenance and improvement of emergency shelters and
transitional housing.
Implementing Agency: City of Lemon Grove Community Development Department.
Funding Source: City of Lemon Grove General Fund.
Schedule: Within 24 months from date of Housing Element adoption.
Program 17: Second Dwelling Units
Program Description
The City amended its accessory unit ordinance to comply with State law and now allows second
dwelling units in any residential area. The process was revised so that second dwelling units no
longer require special use permits but are processed through the building permit requirements
(moving the process from a discretionary action to a ministerial action).
The City will make promotional information available about the Second Dwelling Unit program at
its City Hall where the Community Development Department also is located. It also will provide
periodic reminders and updates through City wide information dissemination venues (web site and
149
mail outs, notices, etc.). In addition to these steps, the City will work with the County to insure that
the County marketing efforts include outreach to the residents of Lemon Grove.
Implementing Agency: City of Lemon Grove Community Development Department.
Funding Source: City of Lemon Grove General Fund.
Schedule: Ongoing; Promotional materials will be developed within 6-12 months of the adoption
of the Housing Element; and an assessment of the effectiveness of the program will be conducted
during the second year of the Housing Element.
Program 18: Special Treatment Areas (STAs)
A. Specific Plan for Special Treatment Area I (STA I), Downtown Village
Program Description
Special Treatment Area I (STA I), Downtown Village, is located within the City's Redevelopment
Area surrounding the intersection of Lemon Grove Avenue and Broadway, including the Lemon
Grove Depot Trolley Station. STA I is expected to include mixed-use development featuring
commercial, office, and multi-family residential land uses, with opportunities for mixed use and
high density and affordable housing. The City is now considering a Specific Plan for STA I to
determine appropriate land use distribution, including a minimum density yield of up to 800 units.
Implementing Agency: City of Lemon Grove Community Development Department and the
Redevelopment Agency.
Funding Source: General Fund, Lemon Grove Redevelopment Project, and CDBG.
Schedule: Specific Plan was adopted in May, 2005 and will be implemented over a 10-15 year
period.
B. Special Treatment Area II (STA II), Massachusetts Station
Program Description
STA II, Massachusetts Station, is planned to be a neighborhood residential and commercial mixed-
use center adjacent to the Massachusetts Avenue Trolley Station. The residential component will
consist of condominiums and/or apartments, including affordable units. Development in STA II will
not exceed the existing densities.
Implementing Agency: City of Lemon Grove Community Development Department
Funding Source: General Fund.
Schedule: Ongoing.
150
C. Special Treatment Area IV (STA IV), West Central Avenue Residential
Program Description
STA IV, West Central Avenue Residential, located near the intersection of College Avenue and
Federal Boulevard is intended for new, residential development consistent with surrounding
development.
Implementing Agency: City of Lemon Grove Community Development Department
Funding Source: General Fund.
Schedule: Ongoing.
D. Special Treatment Area VIII (STA VIII), Eastern Central Avenue
Program Description
STA VIII, Eastern Central Avenue, allows for residential development of up to 29 dwelling units per
acre and building heights of two stories.
Implementing Agency: City of Lemon Grove Community Development Department
Funding Source: General Fund.
Schedule: Ongoing.
INCREASE HOMEOWNERSHIP OPPORTUNITIES
Program 19: Mortgage Credit Certificate (MCC)
Program Description
Homeownership can be a key to maintaining a healthy community. The San Diego Regional
Mortgage Credit Certificate Program, which is administered by the County of San Diego, allows
qualified first-time homebuyers to reduce their federal income tax by up to 15% of the annual
interest paid on a mortgage loan. With less being paid in taxes, the homebuyer's net earnings
increase, enabling him/her to more easily qualify for a mortgage loan. The MCC may only be used to
purchase single-family detached homes, condominiums, townhouses, or owner-occupied duplexes.
The City of Lemon Grove will continue to distribute information on the MCC program. The City will
make the information available at its City Hall as well as the Community Development Department.
It also will provide periodic reminders and updates through City wide information dissemination
venues (web site and mail outs, notices, etc.). In addition to these steps, the City will work with the
County to insure that the County marketing efforts include outreach to the residents of Lemon
Grove.
151
MCC Max. Purchase Price House
Resale
New
MCC Income Eligibility Limits
Family Size
1-2 Persons
3+ Persons
Non Targeted
$389,138
$418,672
$68,500
$78,775
Targeted
$475,614
$511,710
$82,200
$95,900
Implementing Agencies: County of San Diego Department of Housing and Community
Development.
Funding Source: California Debt Limit Allocation Committee (CDLAC).
Schedule: Ongoing.
Program 20: County of San Diego Down Payment and Closing Cost
Assistance Program (DCCA)
Program Description
The County of San Diego offers low-interest deferred payment loans of up to $70,000 for low-
income first-time homebuyers. The loan funds may be used to pay down payment and closing costs
on the purchase of a new or re-sale home. Although the home may be a single-family home, a
condominium, or a townhouse, its appraised value may not exceed $422,750. Eligible household's
annual gross income must be at or below 80% of San Diego's AMI.
The City will continue to provide information to prospective homebuyers about the County of San
Diego's DCCA program.
Implementing Agencies: County of San Diego Department of Housing and Community
Development.
Funding Source: County of San Diego Department of Housing and Community Development.
Schedule: Ongoing.
Program 21: California Housing Finance Agency (Cal HFA) Down Payment
Assistance Program
152
Program Description
The City will continue to provide information to prospective homebuyers about CalHFA's Down
Payment Assistance Program (CHAP). This Program is designed to provide up to 100% of the
financing needs of prospective eligible first-time homebuyers purchasing a home utilizing an FHA
insured loan. It generally consists of a standard FHA CalHFA fixed-rate 30- year mortgage (at
CalHFA's published below-market interest rate at the time the loan is reserved) and a 3% CalHFA
down payment assistance second mortgage, which is also called a "sleeping" second.
Borrowers can use additional down payment funds; however, the total maximum loan(s)-to-value
cannot exceed 100%. The CHAP loan is subordinate to a CalHFA first loan, making it a second
mortgage. The second mortgage is offered for 30 years at 7% simple interest. All payments are
deferred on this second mortgage until one of the following happens: the CalHFA first mortgage
becomes due and payable; the first mortgage is paid in full or refinanced; or, the property is sold.
AreaType *Non Targeted*Targeted
Resale $481,139 $588,059
New $486,465 $594,569
Implementing Agencies: City of Lemon Grove Community Development Department, Cal HFA.
Funding Source: Cal HFA School Fee Down Payment Assistance Program.
Schedule: Ongoing.
PROMOTE EQUAL HOUSING OPPORTUNITIES
Program 22: Participate in the Fair Housing Council of San Diego's (FHCSD)
Fair Housing Program
Program Description
The City of Lemon Grove 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. The
City distributes the FHCSD's information on fair housing, and refers fair housing questions and
housing discrimination claims to the FHCSD.
The FHCSD will:
1. Advocate for fair housing issues;
2. Conduct outreach and education;
3. Provide technical assistance and training for property owners and managers;
4. Coordinate fair housing efforts;
5. Assist to enforce fair housing rights;
6. Collaborate with other fair housing agencies;
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7. Refer and inform for non-fair housing problems; and,
8. Counsel and educate tenants and landlords.
Additionally, as part of the CDBG process, the City will explore additional opportunities to enhance
fair housing in the City (for example as a potential part of a FHCSD marketing campaign when the
STA I units are available for sale and rent and as part of the City's overall fair housing activities
associated with all residential developments). The City will make the information available at its
City Hall as well as the Community Development Department. It also will provide periodic
reminders and updates through City wide information dissemination venues (web site and mail
outs, notices, etc.). In addition to these steps, the City will work with the FHCSD to insure that its
marketing efforts include outreach to the residents of Lemon Grove.
Implementing Agencies: City of Lemon Grove Community Development Department, Fair
Housing Council of San Diego.
Funding Source: City of Lemon Grove General Fund, CDBG, and Fair Housing Council of San Diego.
Schedule: Ongoing.
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CITY OF LA MESA
ELEMENT
CITY OF LA MESA
Housing Plan*
6. HOUSING PLAN
Sections 2 through 4 of the Housing Element present a housing needs assessment, an
analysis of constraints to housing production, as well as an inventory of land,
financial, and administrative resources. Section 5 provides an assessment of the City's
accomplishments under the current Housing Element, as well as recommendations
regarding the relevance and appropriateness of existing housing programs and
policies. This section presents the City's five-year housing plan, which sets forth
goals, policies, and programs to address the identified housing needs and other
important housing issues.
The City of La Mesa's Housing Plan for addressing the identified housing needs is
detailed according to the following five areas:
Maintenance and Preservation
Housing Opportunities
Home Ownership
Affordable Housing Support Services
Fair Housing
A. HOUSING GOALS & POLICIES
The following are the goals and policies the City intends to implement to address the
community's identified housing needs.
MAINTENANCE AND PRESERVATION
The City's goal is to preserve the existing housing stock and to avoid a degree of
physical decline that will require a larger rehabilitation effort to restore quality and
value. As an older community with nearly half its housing stock over 30 years old, it
is important that the City facilitates an ongoing housing maintenance program. In
addition, it is important to preserve affordable housing units in the community to
maintain adequate housing opportunities for all residents.
Goal 1: Maintain and enhance the quality of existing residential
neighborhoods in La Mesa.
Policy 1.1: Continue to provide rehabilitation assistance to economically depressed
areas and lower income property owners/tenants to correct housing
deficiencies.
• Page 6-1
• La Mesa Housing Element
Policy 1.2: Continue to utilize the City's code enforcement program to bring
substandard units into compliance with City codes and to improve overall
housing conditions in La Mesa.
Policy 1.3: Promote increased awareness among property owners and residents of
the importance of property maintenance to long-term housing quality.
Policy 1.4: Utilize neighborhood revitalization strategies to focus financial resources
and efforts in improving targeted neighborhoods.
Policy 1.5: Educate owners of historic properties on the benefits of home repair and
remodeling using design and materials consistent with the character of
their neighborhood.
Policy 1.6: Preserve "at-risk" affordable units through monitoring, working with
potential nonprofit purchasers/managers, and exploring funding sources
available to preserve the at-risk units.
Policy 1.7: Upgrade substandard infrastructure, such as storm drains and sidewalks,
to benefit lower income neighborhoods.
Policy 1.8: Provide for condominium conversion that creates affordable ownership
housing opportunity, while minimizing impact on the availability of rental
housing opportunities for lower income households. Provide sufficient
relocation assistance to tenants displaced by condominium conversion.
HOUSING OPPORTUNITIES
The City of La Mesa encourages the production of new housing units that offer a wide
range of housing types to ensure that an adequate supply is available to meet the
existing and future needs of all groups. The provision of a balanced inventory of
housing in terms of unit type (e.g., single-family, apartment, condominium, mixed-use
residential/commercial), cost and style will allow the City to fulfill a variety of housing
needs.
Goal 2: Encourage adequate provision of a wide range of housing by
location, type of unit, and price to meet the existing and future
needs of La Mesa residents.
Policy 2.1: Provide a variety of residential development opportunities in the City,
including single-family homes, townhomes, apartments, condominiums,
and residential mixed use to fulfill regional housing needs.
• Page 6-2
Housing Plan
Policy 2.2: Encourage the production of housing for all segments of the La Mesa
population, including those with special needs.
Policy 2.3: Facilitate the development of low and moderate income housing by
offering developers incentives such as: 1) density bonuses; 2) City
participation in on- and off-site public improvements; and 3) flexibility in
zoning and development standards.
Policy 2.4: Assist residential developers in identifying land suitable for housing
development.
Policy 2.5: Encourage housing constructed expressly for low and moderate income
households not be concentrated in any single portion of the City.
Policy 2.6: Encourage the development of housing for seniors and persons with
disabilities by offering density bonuses and other zoning incentives, such
as reduced parking requirements, and encourage such housing to be
located within close proximity to community facilities and transportation
services.
Policy 2.7: Encourage the development of residential units that are accessible to
handicapped persons or are adaptable for conversion to residential use by
handicapped persons.
Policy 2.8: Encourage developers to employ innovative solutions to meet housing
needs, including adaptive reuse of existing non-residential buildings.
Policy 2.9: Encourage the development of mixed-use residential projects along the
City's transit corridors.
Policy 2.10: Monitor all regulations, ordinances, processing procedures and fees
related to the rehabilitation and/or construction of dwelling units to assess
their impact on housing costs.
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HOME OWNERSHIP
The option of home ownership has become a privilege in Southern California, which is
often not available to lower and even moderate income households, particularly the
first-time home buyers. While condominiums offer a relatively affordable home
ownership option in La Mesa, the down payment serves as a barrier to many potential
home-buyers.
Goal 3: To provide increased opportunities for home ownership.
Policy 3.1: Provide favorable home purchasing options to low and moderate income
households using down payment assistance and mortgage credit
certificates.
Policy 3.2: Explore potential for alternative forms of home ownership, such as shared
equity ownership and limited equity cooperatives.
AFFORDABLE HOUSING SUPPORT SERVICES
In addition to polices designed to increase the availability and adequacy of the City's
affordable housing stock, it is important that support services are available that
ensure efficient utilization of the housing stock. Of particular importance in La Mesa
are housing related services for seniors, the disabled, and the homeless.
Goal 4: Provide housing support services to address the needs of the
City's low and moderate income residents.
Policy 4.1: Continue to support and actively market shared housing as an affordable
housing option for seniors.
Policy 4.2: Continue to support and coordinate with social service providers and
regional agencies to address the housing-related needs of La Mesa
residents, particularly those with special needs.
FAIR HOUSING
To make adequate provision for the housing needs of all economic segments of the
community, the City must ensure equal and fair housing opportunities are available to
all residents.
Goal 5: Promote equal opportunity for all residents to reside in the
housing of their choice.
• Page 6-4
Housing Plan •
Policy 5.1: Prohibit discrimination in the sale or rental of housing with regard to race,
color, religion, sex, familial status, marital status, disability, national origin,
source of income, and sexual orientation.
Policy 5.2: Continue to further fair housing choices through actively expanding
housing opportunities and removing impediments to fair housing.
B. HOUSING PROGRAMS
The goals and policies contained the Housing Element address La Mesa's identified
housing needs, and are implemented through a series of housing programs offered by
the City. Housing programs define the specific actions the City will undertake to
achieve the stated goals and policies.
CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING
1. HOUSING REHABILITATION
The Housing Rehabilitation Program provide loans and rebates to income-qualified
households to correct Health and Safety Code violations and make essential repairs.
The maximum loan limit is $50,000 with a minimum equity requirement of 10 percent.
The Housing Rehabilitation Program is available to low-income households (<80
percent AMI) and has the following components:
• 0% Interest Deferred Payment Loans for Basic Home Repairs: Principal-only
loans secured by deeds of trust with no interest charged and no payments for
at least five years. The minimum loan amount is $1,000 and after five years
the borrower's eligibility is re-evaluated to determine if a repayment plan
should be established. A loan becomes due in full when there is a change in
ownership (i.e. death, sale, etc.).
• Non-Repayable Lead Based Paint Grants: Grants offered to pay the costs of
lead paint identification and removal. The amount cannot exceed the costs of
the approved non-lead related housing rehabilitation work. The grant does not
require repayment by the recipient.
In addition, the City will explore the potential to implement a loan program for
accessory dwelling units. This proposed program would allow eligible homeowners to
obtain a loan from the City to construct a small second unit on their property, under
the City's existing accessory dwelling unit provisions.
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• La Mesa Housing Element
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
CDBG and HOME funds
Provide two rehabilitation loans and grants annually.
Explore potential for accessory dwelling loan program by
the end of FY 2006-2007. Evaluate program through the
Housing Element Annual Report process.
2. SINGLE-FAMILY ACQUISITION AND REHABILITATION
This program utilizes HOME funds to enable low-income (up to 80 percent of AMI)
households to purchase their first homes. The City will use a non-profit agency to
acquire and rehabilitate deteriorated single-family homes. Assistance will be provided
in the form of a loan that is secured by a deed of trust. The rehabilitated homes will
then be sold to income-qualified first-time homebuyers.
A potential source of housing for this program will be CALTRANS excess right-of-way
programs. The single-family acquisition and rehabilitation program will require
cooperation from CALTRANS on the price of the housing and tenant relocation.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
HOME funds
Subject to availability and price, acquire and rehabilitate
five single-family homes within the five-year period. It is
likely that the project will consist of a small cluster of
houses, similar to the "Lubbock Houses" project, which
was completed in the prior planning period. Continue to
evaluate potential program options and the suitability of
this program in a higher cost market like the City is
currently experiencing. Provide ongoing assistance and
evaluate program through the Housing Element Annual
Report process.
3. WEST END REVITALIZATION AREA
The housing quality and living environment within the West End Revitalization Area
(Figure 2-1) can benefit further from a comprehensive revitalization strategy that
consists of both infrastructure improvements and implementation of the City's Mixed-
Use Strategic Implementation Plan. Capital improvements in this area, combined with
the recently adopted mixed-use zoning along the transportation corridors in West La
Mesa provide are complementary components to the City's Neighborhood
Revitalization Strategy.
Responsible Agency: Community Development Department
• Page 6-6
Housing Plan
Financing: HOME and CDBG funds; State and local grants
Five-Year Objectives: Improve infrastructure and capital facilities in the West End
Revitalization Area. Continue to implement the Mixed-Use
Strategic Implementation Plan. Evaluate program through
the Housing Element Annual Report process.
4. MULTIFAMILY ACQUISITION AND REHABILITATION
A Comprehensive Neighborhood Revitalization Strategy could include acquisition and
rehabilitation of deteriorated multi-family housing projects, with the goal of generating
privately initiated improvements in some of the other complexes in the neighborhood.
Under this program, the City/Agency would provide funds to a selected developer
(typically a non-profit) to purchase a deteriorated multi-family rental property. The
property would then be rehabilitated, with the options to combine some of the smaller
units into larger family units, and/or converting the rental project into a condominium
project. If the rehabilitated project is structured as for-sale housing, the City would
assist qualified tenants in purchasing the units through its First-Time Homebuyer
Assistance Program. Relocation assistance would be provided to existing tenants who
have to be either temporarily or permanently relocated.
Responsible Agency: Community Development Department
Financing: HOME, other State and Federal sources of housing funds
Five-Year Objectives: Support rehabilitation and revitalization. Provide ongoing
assistance and evaluate program through the Housing
Element Annual Report process.
5. ENFORCEMENT OF UNIFORM HOUSING CODE
The La Mesa Building Inspection Division works in conjunction with the San Diego
County Department of Environmental Health to perform code enforcement on the
City's housing stock. The County implements an aggressive code enforcement
program addressing substandard housing conditions among apartment houses and
hotels in La Mesa. The City's Building Inspection Division performs code enforcement
on a complaint basis throughout the City. Inspections are also done at the invitation
of a property owner applying for rehabilitation financial assistance.
Responsible Agency: La Mesa Building Inspection Division
Financing: Department Budget
Five-Year Objectives: Continue to enforce the Uniform Housing Code. Evaluate
program through the Housing Element Annual Report
process.
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• La Mesa Housing Element
6. PRESERVATION OF HISTORIC HOUSING
The City of La Mesa dates to the early 1900's. Neighborhoods adjacent to downtown
and throughout the City have examples of housing units that date to that period. In
the early 1980's the City conducted a survey of historic resources that resulted in an
inventory over 375 structures and sites that merit inclusion based on age, architecture
and local history. The City administers a program that allows owners of historic
properties to obtain a local landmark status, allowing for "Mills Act" property tax relief.
The Historic Preservation program supports the continued viability of the City's older
housing stock and provides a means of making ownership of old homes more cost
effective.
Responsible Agency: Planning Division
Financing: Department Budget
Five Year Objective: Assist one or two homeowners with applications for
Landmark Status. Evaluate program through the Housing
Element Annual Report process.
7. CONSERVATION OF EXISTING AND FUTURE AFFORDABLE
UNITS
Between July 1, 2005 and June 30, 2015, one federally assisted housing project in La
Mesa is at-risk of converting to market rate housing. Murray Manor has 198 units that
could convert to market rate as early as May 31, 2005, if the property owner's
chooses to forgo the annual Section 8 renewal process. Detailed analysis on the
potential conversion of this project into market rate housing is provided in the Section
2.0, Community Profile of this Housing Element.
The City of La Mesa will work with property owners, interest groups and the State and
Federal governments to implement the following programs on an ongoing basis to
conserve its affordable housing stock:
• Monitor Units at Risk: Monitor the status of Murray Manor since it may lose its
Section 8 subsidies due to discontinuation of the program at the federal level or
opting out by the property owner.
• Work with Potential Purchasers: If there is an opportunity, due to the pending
sale of the property, establish contact with public and non-profit agencies
interested in purchasing and/or managing units at risk. Where feasible,
provide technical assistance to these organizations with respect to financing.
• Page 6-8
Housing Plan
• Tenant Education: California Legislature extended the noticing requirement of
at-risk units opting out of low-income use restrictions to one year. Should the
property owner pursue conversion of the units to market rate, the City will
ensure that tenants were properly noticed and informed of their rights and that
they are eligible to receive Section 8 vouchers that would enable them to stay
in their units. The City will also provide tenants with information regarding
Section 8 rent subsidies through the San Diego County Housing Authority, and
other affordable housing opportunities in the City.
• Assist Tenants of Existing Rent Restricted Units to Obtain Section 8 Voucher
Assistance: Tenants of housing units with expired Section 8 contracts are
eligible to receive special Section 8 vouchers that can be used only at the same
property. The City will assist tenants of "at risk" units to obtain these Section 8
vouchers through the San Diego County Housing Authority.
Responsible Agency: Community Development Department, U.S. Department of
Housing and Urban Development (HUD), the California
Department of Housing and Urban Development (HCD)
and San Diego County Housing Authority
Financing: HUD Section 8 vouchers, other funding sources as
available
Five-Year Objectives: Monitor the status of the 198 at-risk units at Murray
Manor. Should the property owner file notice to convert
the units to market rate, the City will, within 60 days of
receiving notice: (1) Contact potential non-profit
organizations as potential purchasers/managers of at-risk
housing units; (2) Explore funding sources available to
preserve the affordability of Murray Manor, construct
replacement units, or provide rental assistance to displaced
residents; (3) Contact residents to ensure that they have
been properly noticed and are informed of their rights and
options; and (4) Assist tenants to obtain Section 8
vouchers from the County. Evaluate program through the
Housing Element Annual Report process.
8. SECTION 8 RENTAL ASSISTANCE
The Section 8 rental assistance program extends rental subsidies to very low-income
(up to 50 percent of AMI) family and elderly, which spend more than 30 percent of
their income on rent. The subsidy represents the difference between the excess of 30
percent of the monthly income and the actual rent. Section 8 assistance is issued to
the recipients as vouchers, which permit tenants to locate their own housing and rent
units beyond the federally determined fair market rent in an area, provided the
tenants pay the extra rent increment.
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• La Mesa Housing Element
The City of La Mesa contracts with the San Diego County Housing Authority to
administer the Section 8 Program. As of August 2004, a total of 688 households in La
Mesa were receiving rent certificates or vouchers. Nearly 31 percent of assisted
households were senior-headed (213), with 17 percent of the recipients consisting of
large families (117).
Responsible Agency: San Diego County Housing Authority
Financing: Section 8 vouchers
Five-Year Objectives: Continue to contract with the San Diego County Housing
Authority to administer the Section 8 Rental Assistance
Program and support the County Housing Authority's
applications for additional Section 8 allocations. Continue
to support the County's efforts to provide 500-600 Section
8 vouchers for lower income La Mesa residents. Evaluate
program through the Housing Element Annual Report
process.
9. RENTAL ASSISTANCE FOR Low INCOME HOUSEHOLDS
Due to the strong market conditions, the price of home-ownership continue to rise in
La Mesa. As such, providing affordable housing opportunities through the single-
family acquisition and rehabilitation program and first-time homebuyer program may
prove to be financially infeasible (home prices may exceed the limits established by
HUD or the financial means of lower income households even with public assistance).
In addition, future funding of the Section 8 program is not certain. As an alternative,
this program will provide rental assistance to very low-income households (up to 50
percent of AMI). These households are typically most impacted by overcrowding and
overpayment issues.
In the previous planning period the City assisted 20 households with HOME funded
rental assistance. As was the case in the prior planning period, any future rental
assistance program would be administered by the Housing Authority of the County of
San Diego use the City's HOME funding. The rental assistance program will pay the
difference between 30 percent of an income-eligible household's gross income and the
rent payment.
One disadvantage of a rental assistance program is that it can be costly, depending on
the target populations and rent limits established. An additional disadvantage is that
the expenditure of affordable housing resources does not result in new investment
and an increase in housing stock capacity, which is the reason this program is not a
high priority for the City. Although this program was not included in La Mesa's 1999-
2004 Housing Element, the program assisted 20 families for two years each during the
previous Housing Element cycle.
• Page 6-10
Housing Plan •
Responsible Agency: San Diego County Housing Authority
Financing: HOME funds
Five-Year Objectives: If the opportunity becomes available during the planning
period, the City will assist 10 families with rental
assistance. Evaluate program through the Housing
Element Annual Report process.
10. SENIOR SHARED HOUSING
The City of La Mesa contributes a portion of its CDBG funds towards a shared housing
program which assists seniors in locating roommates to share existing housing in the
community. The program is administered by Heartland Human Relations. Services
offered include information and referral, outreach, client counseling, placement and
follow-up. Heartland Human Relations will continue to conduct educational outreach,
including public service announcements, distribution of brochures, and public speaking
engagements in attempts to increase the number of seniors they are able to assist
through roommate matches. The City of La Mesa will continue to assist in program
outreach efforts for the shared housing program through advertisements in the City
newsletter, and placement of program brochures in key community locations.
Responsible Agency: Heartland Human Relations and Community Development
Department
Financing: CDBG
Five-Year Objectives: Continue to provide financial assistance for the shared
housing program to match a minimum of 30 lower income
seniors annually. Evaluate program through the Housing
Element Annual Report process.
PROVISION OF ADEQUATE SITES
A key element in satisfying the housing needs of all segments of the 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.
11. LAND USE AND URBAN DESIGN ELEMENT
The Land Use and Urban Design Element of the La Mesa General Plan designates
more than half of the City's land inventory for residential uses. A variety of residential
types are provided for in La Mesa, ranging from 3 to 40 dwelling units per acre, with
higher densities achievable through the State's density bonus provisions and City's
senior housing policy.
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• La Mesa Housing Element
The Land Use and Urban Design Element also provides for the integration of
multifamily residential in all commercial zones, and has a Mixed Use Urban category to
encourage residential development along the City's major commercial thoroughfares.
No density limits or minimum unit sizes are placed on residential uses in the City's
commercial zones, but the maximum density within the Mixed-Use zone is 40 dwelling
units per acre. As determined in Section 4, Housing Resources, the residential
development capacity under the La Mesa Land Use Plan is adequate to meet the City's
share of regional housing needs, which has been identified as 396 dwelling units over
the next five years.
The City will review proposed housing development projects for consistency with the
Land Use and Urban Design Element as well as Section 4, Housing Resources of this
Housing Element, which demonstrates the adequacy of vacant and underutilized sites
in La Mesa to meet the City's share of regional housing needs.
Responsible Agency: Planning Division
Financing: Department Budget
Five-Year Objectives: Ongoing implementation of Land Use and Urban Design
Element. Review projects for consistency with the Land
Use and Urban Design Element and Section 4, Housing
Resources of this Housing Element.
12. SITES FOR EMERGENCY SHELTERS AND TRANSITIONAL
HOUSING
The City will revise the Zoning Ordinance to specifically identify transitional housing
and emergency shelters in the definition of "community care facilities" to ensure that
adequate sites are available for emergency shelters and transitional housing.
Responsible Agency: Community Development Department and Fire Department
Financing: Department budgets
Five-Year Objectives: Revise zoning ordinance by end of FY 2005-2006.
Evaluate program through the Housing Element Annual
Report process.
ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING
New construction creates housing opportunity for prospective homeowners and
renters. However, the cost of new construction is substantially greater than other
program categories. Incentive programs, such as density bonus, provide a
mechanism to facilitate private sector production of new affordable housing
development.
• Page 6-12
Housing Plan
13. FACILITATE DEVELOPMENT OF HIGHER DENSITY
HOUSING
In an urbanized area like La Mesa, land represents a significant cost component in
both multi- and single-family development projects. One way to lower the cost of
land per unit is to allow a greater number of dwelling units per acre of land.
Increased density generally results in a lower land cost per unit, and greater unit
affordability.
As a means of reducing residential land costs, La Mesa will encourage development at
the upper end of its residential density ranges, particularly in targeted areas such as
the mixed use districts along the City's transit corridors.
In conjunction with the Mixed-Use Strategic Implementation Plan, the City
commissioned a conceptual plan and massing study to demonstrate that the 22 to 40
dwelling units per acre are feasible on even some of the most constrained lots in the
mixed-use district. The market study identified high demand for residential
development at the upper end of the allowable density in the mixed use district. To
facilitate market provision of higher density housing, the City has prepared a brochure
to advertise the opportunities in the mixed-use corridors. To kick-off the program, the
City mailed the brochure to approximately 50 local developers, which resulted in
substantial interest from the development community.
Responsible Agency: Community Development Department
Financing: Department budget
Five-Year Objectives: Facilitate higher density infill housing development in
targeted areas of the City through the Mixed-Use Strategic
Implementation Plan. Continue to provide information to
the public to identify target infill areas and outline available
incentives. Evaluate program through the Housing
Element Annual Report process.
14. LAND ASSEMBLAGES AND WRITE-DOWN
The City is authorized to utilize CDBG, HOME, and redevelopment monies to write-
down the cost of land for the development of low and moderate-income housing. The
intent of this program is to reduce land costs to the point that it becomes
economically feasible for a private developer to build units which are affordable to low
and moderate income households. As part of the land write-down program, the City
may also assist in acquiring and assembling property and in subsidizing on-site and
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• La Mesa Housing Element
off-site improvements. The most likely source of land for this program will be surplus
right of way offered to the City by CALTRANS.
Responsible Agency: Community Development Department and Redevelopment
Agency
Financing: CDBG, HOME, and Redevelopment set-aside funds
Five-Year Objectives: Should a feasible opportunity arise, provide land write-
downs for residential projects affordable to low income
households. Evaluate program through the Housing
Element Annual Report process.
15. AFFORDABLE HOUSING DEVELOPMENT INCENTIVES
The City has adopted a policy (2.6) to facilitate the development of affordable housing
for seniors and persons with disabilities. This policy provides for flexibility in
development standards for housing for seniors and persons with disabilities through a
specific plan process. Through the specific plan process, developers proposing to
build housing for seniors and persons with disabilities are eligible for increases above
the base density, as well as reduced development standards including parking and
open space requirements as described in the Land Use Element. The package of
development incentives provided is worked out on a case-by-case basis.
Responsible Agency: Planning Division
Financing: Department budget
Five-Year Objectives: Provide incentives for the development of affordable
housing for senior and people with disabilities through
implementation of the specific plan process. Evaluate
program through the Housing Element Annual Report
process.
16. FIRST-TIME HOMEBUYER DOWNPAYMENT AND
CLOSING COST ASSISTANCE
This program utilizes HOME funds to assist low-income (up to 80% of AMI)
homebuyers in the purchase of their first single-family home within the West End
Revitalization Area. This program also assists low and moderate-income homebuyers
to purchase a condominium citywide. The program makes available seven percent
interest loans up to $60,000, which may be used to pay for downpayment and closing
costs. The loans are secured by a deed of trust, with the interest deferred until
repayment of the loans.
The City will also continue to pursue CalHOME funds and will consider applying for
BEGIN funds, which could provide additional First-Time Homebuyer Downpayment
• Page 6-14
Housing Plan
and Closing Cost Assistance. A brochure about the City's homebuyer assistance
programs is available at the counter in the Community Development Dept. On
occasion, the La Mesa Focus newsletter which is mailed to all La Mesa households,
includes an article on home-buyer assistance.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
HOME
Assist three to four first-time homebuyers annually.
Reapply for CalHOME funds. Review the application
requirements for the BEGIN program and consider filing an
application by the end of FY 2006-2007. Continue to
promote homebuyer assistance programs by making
brochures available to the public and through occasional
articles in the City's newsletter. Evaluate program through
the Housing Element Annual Report process.
17. MORTGAGE CREDIT CERTIFICATE (MCC)
The Mortgage Credit Certificate (MCC) is a way for the City to further leverage
homeownership assistance. MCCs are certificates issued to income-qualified first-time
homebuyers authorizing the household to take a credit against federal income taxes
of up to 20 percent of the annual mortgage interest paid. The mortgage payments
are used to repay the bonds; there is no City guarantee required. The City is a part of
a coalition consisting of the County of San Diego and several other cities in providing
MCCs to income-qualified first-time homebuyers. The coalition hires a consultant to
administer the program and the City contributes to the administration costs. First-
time homebuyers, interested in the MCC program, are referred by the City to the
consultant.
A brochure about the City's homebuyer assistance programs is available at the
counter in the Community Development Dept. On occasion, the La Mesa Focus
newsletter which is mailed to all La Mesa households, includes an article on home-
buyer assistance.
Responsible Agency:
Financing:
Five-Year Objectives:
Regional Mortgage Credit Certificate Consortium
Federal tax credits
Provide two MCCs annually. Continue to promote
homebuyer assistance programs by making brochures
available to the public and through occasional articles in
the City's newsletter. Evaluate program through the
Housing Element Annual Report process.
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• La Mesa Housing Element
18. NON-PROFIT OR FOR-PROFIT HOUSING
DEVELOPMENT CORPORATION
Non-profit or for-profit housing development corporation can promote, assist, or
sponsor housing for low and moderate income people. The following housing
developers are active in East County in the area of affordable housing production:
San Diego Interfaith Housing
San Diego Community Housing Corporation
Habitat for Humanity
Mexican-American Anti-Poverty Advisory Committee (MAAC)
Affirmed Housing Group
Fair-field Residential LLC
The City will continue to maintain a list of affordable housing developers for purposes
of soliciting their involvement in development projects in La Mesa. The City has
issued a Request for Proposal (RFP) to solicit the participation of a qualified
Community Housing Development Organization (CHDO) to work with the City to
provide affordable housing opportunities. Participation of developers will continue to
be solicited through the RFP process. The City will also participate with affordable
housing developers to review available federal and State financing subsidies and apply
as feasible on an annual basis. The City will assist and support developers of housing
for lower-income households with site identification, supporting applications,
conducting pre-application meetings, assisting with design and site requirements, and
providing regulatory incentives and concessions identified in Program 15.
Responsible Agency:
Financing:
Five-Year Objectives:
Community Development Department
HOME
Continue to augment and refine list of non-profit
developers for purposes of soliciting their involvement in
affordable housing development in the City. Review
available federal and State financing subsidies and apply as
feasible on an annual basis. Evaluate program through the
Housing Element Annual Report process.
• Page 6-16
Housing Plan
REMOVAL OF GOVERNMENTAL CONSTRAINTS To HOUSING
DEVELOPMENT
19. FEES FOR DEVELOPMENT SERVICES
Various fees and assessments are charged by the City to cover the costs of processing
permits and providing services and facilities. On a case-by-case basis, as part of a
negotiated affordable housing development agreement, the City may consider
granting a partial fee waiver or paying a portion of the project fees to facilitate the
development and/or rehabilitation of housing units affordable to lower income
households.
Responsible Agency: Community Development, Engineering, Community
Services Departments
Financing: HOME, redevelopment set-aside funds
Five-Year Objectives: On a case-by-case basis, the City may consider granting a
partial fee waiver or paying a portion of the required fees
to facilitate the development and rehabilitation of housing
units affordable to lower income households. Evaluate
program through the Housing Element Annual Report
process.
20. ACCESSORY DWELLING UNITS
California law requires local jurisdictions to adopt ordinances that establish the
conditions under which second units are permitted (Government Code, Section
65852.2). An amendment to the State law in September 2002 requires local
governments to use a ministerial, rather than discretionary process for approving
second units. The City amended the zoning ordinance in October of 2003 to
implement the new State law, removing the requirement for a conditional use permit.
With the removal of the conditional use permit requirement, there has been a modest
increase in applications for accessory dwelling units. Other requirements in the zoning
ordinance could be limiting the ability of homeowners to add accessory dwelling units
to their property. The City will review the requirements for accessory units, to
determine if additional changes could be made to increase the utility of the accessory
dwelling unit provisions. The City will also explore the potential to utilize the Housing
Rehabilitation Loan (Program 1) to facilitate the development of additional accessory
dwelling units.
Responsible Agency: Community Development Department
Financing: Department budget, Housing Rehabilitation Loan Program
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• La Mesa Mousing Element
Five-Year Objectives: Review its requirements for accessory dwelling units and, if
appropriate, recommend changes that could facilitate the
development of second dwelling units by end of FY 2006-
2007. Explore potential funding sources, including the
Housing Rehabilitation Loan Program, to facilitate second
dwelling unit development by end of FY 2006-2007.
Evaluate program through the Housing Element Annual
Report process.
21. REASONABLE ACCOMMODATION
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act
direct local governments to make reasonable accommodations (i.e. modifications or
exceptions) in their zoning laws and other land use regulations to allow disabled
persons an equal opportunity to use and enjoy a dwelling.
Although existing City practice and custom provide reasonable accommodation for
housing intended for persons with disabilities, the City does not have a formal policy
or procedure for processing such requests. The City will establish a formal policy or
procedure for processing requests for reasonable accommodation administratively.
Responsible Agency: Community Development Department
Financing: Department budget
Five-Year Objectives: Establish a formal policy or procedure for processing
requests for reasonable accommodation by end of FY
2006-2007. Evaluate program through the Housing
Element Annual Report process.
PROMOTE EQUAL HOUSING OPPORTUNITIES
To make adequate provision for the housing needs of all economic segments of the
community, the Housing Plan must include actions that promote housing opportunities
for all persons regardless of race, religion, sex, family size, marital status, ancestry,
national origin, color, age or physical disability.
22. CONDOMINIUM CONVERSIONS
La Mesa strives to find a harmonious balance between affordable home ownership
and affordable rental opportunities in the community. Condominium conversions can
create for-sale housing opportunity for households earning a minimum of 120 percent
of MFI. However, the conversion of apartments to condominiums removes rental
• Page 6-18
Housing Plan
units from the City's housing stock and could impact lower-income households and
households with other special housing needs. The City's current policy regarding
condominium conversions is codified in Section 23.03.020 of the La Mesa Municipal
Code. The number of rental units that can be converted to condominiums in La Mesa
is limited to 50 percent of the annual average of the number of new apartments that
were constructed in the preceding two fiscal years. Because limited apartment
construction has occurred in La Mesa in the past decade, condominium conversions
have not occurred. The City will consider modifying the existing ordinance to facilitate
limited condominium conversions. The objectives the City will pursue include, the
creation of units with affordability restrictions, assurance that the required physical
improvements are completed prior to final City approval and establishment of
adequate tenant protection provisions.
Responsible Agency: Community Development Department
Financing: General Fund
Five-Year Objectives: Consider modifying the City's condominium conversion
ordinance. Evaluate program's effectiveness through the
Housing Element Annual Report process.
23. FAIR HOUSING SERVICES
The City, along with all other jurisdictions in San Diego County, participated in a
regional Analysis of Impediments (AI) to Fair Housing Choice. In addition to the
regional impediments identified in the AI, specific impediments were identified for La
Mesa which pertaining to reasonable accommodation and emergency shelters and
transitional housing. These impediments are addressed in this Housing Element with
Program 12 and Program 21: The City will continue to provide education materials
and other fair housing information on the City's website and at city counters and
community centers.
La Mesa contracts with Heartland Human Relations and Fair Housing Association
(HHR&FHA) to provide fair housing services in the City. HHR&FHS services are
directed to promote housing opportunities for all persons regardless of race, religion,
sex, family size, marital status, ancestry, national origin, color, or disability. Heartland
has focused on the education and training for property owners and managers. The
agency also serves as an intermediary between complainant and the state and federal
housing authorities, and has conducted a "testing" program of the rental market in La
Mesa to identify differential treatment based on race.
Responsible Agency: Community Development Department
Financing: CDBG
Five-Year Objectives: Continue to broadly disseminate information about fair
housing rights via the web-site and information brochures
Page 6-19-
• La Mesa Housing Element
at city and civic buildings. Implement recommendations of
the San Deigo County Regional Analysis of Impediments to
Fair Housing Choice (AI) and contract with Heartland
Human Relations and Fair Housing Association to provide
fair housing services to residents of La Mesa. Evaluate
program annually through the Housing Element Annual
Reporting process.
QUANTIFIED OBJECTIVES
The City of La Mesa proposes the following objectives for the 2005-2010 Housing
Element:
Table 6-1
Quantified Housing Objectives: 2005-2010
Very Low
Income
Low Income
Moderate
Income
Above
Moderate
Income
Total
New
Construction
(1/03-5/10)
89
68
75
164
396
Rehabi-
litation
0
10
0
0
10
Conservation/
Preservation
198
0
0
0
198
Rental
Assistance
10
0
0
0
10
Home
Purchase
Assistance
0
20
10
0
30
Other
Assistance
75
75
0
0
150
Page 6-20
HOUSING ELEMENT
ith4in Revision, Year 2005-2010
Adopted September 2, 2009
One of the privileges, which they should have as American citizens, is at least the
privilege of living in reasonably decent accommodations. I do not think anyone is asking
for palaces or beautiful, big apartments; but we are asking for sanitary, safe dwelling
units, with adequate space in which to take care of a family.
Hubert H. Humphrey
Congressional Record 1949
General Plan H-1 Housing Element
City of Imperial Beach
General Plan and Local Coastal Plan
Adopted October 19, 1994
City Council Resolution 94-4427
SECTION 4.0
HOUSING PROGRAM
The purpose of this section is to formulate a housing program that will guide the City of
Imperial Beach and all of its housing stakeholders toward the preservation,
improvement and development of housing for all economic levels. It is the City's intent
to create a municipal climate that encourages varied and quality affordable housing
developments by both the public and private sectors. The following programs include
goals, objectives and policies that will form the foundation for the implementation of
specific procedures and actions related to housing and economic development.
4.1 GOALS. OBJECTIVES. POLICIES AND PROGRAMS
GOAL 1: HOUSING OPPORTUNITIES AND ACCESSIBILITY
It is the goal of the City of Imperial Beach to concentrate its efforts to meet the
current affordable housing needs of all community residents while preparing to
meet the area's future diverse housing demands.
Objective 1-1: Seek assistance under federal, state, and other programs for
eligible activities within the City that address affordable housing needs.
Policy 1-1-1: Continue to apply to the San Diego County Consorsium
for Home Investment Partnerships (HOME) and Community
Development Block Grant (CDBG) funds, and for any new funding
which may become available that may be used for housing-related
programs.
Program A: The City staff will continue to coordinate with the
San Diego County Consortium to apply for the funding that is
made available through the County CDBG and HOME funds.
The City will use these funds to support rehabilitation and
redevelopment programs that benefit very low, low and
moderate-income households.
Responsibility: Community Development Department
Timing: Ongoing
Program B: The City staff will increase its coordination with
the State HCD staff to apply for the funding that is made
available through the Housing and Emergency Shelter Trust
Fund Act of 2002, including the Joe Serna Jr. Farmworker
Housing Grant Program and the CalHome Program.
Further, the City will apply for funding through the loan and
grant program directory provided to the City by HCD
annually.
Responsibility: Community Development Department/HCD
Timing: Current and Ongoing through 2010
General Plan H-102 Housing Element
Policy 1-1-2: Continue to allocate Redevelopment Agency Low to
Moderate Income (LMI) funds to direct housing related programs.
Program C: The City of Imperial Beach Redevelopment
Agency will continue to use redevelopment revenues of $4.1
million in accordance with the Redevelopment Agency's five-
year Implementation Plan. The City plans to use this money
to purchase deteriorated housing units and finance their
improvements, and to provide gap financing for housing
projects.
Responsibility: City of Imperial Beach Redevelopment Agency
and the Community Development Department
Timing: Ongoing, subject to the Redevelopment Agency
Annual Report.
Policy 1-1-3: Provide technical assistance to developers, nonprofit
organizations, or other qualified private sector interests in the
application and development of projects for federal and state
financing.
Program D: Prepare a Project Information Brochure outlining
City participation and incentives, housing needs from the
Housing Element (or other market source), a definition of the
state and federal funding for which the City is willing to apply,
and other pertinent information. Distribute the brochure to
local non-profit and for-profit development groups, and
regional agencies.
Responsibility: Community Development Department
Timing: Third Quarter 2009 updated annually through 2010
Program E: In order to ensure a timely and efficient planning
process the Planning Department will offer pre meetings with
developers of proposed affordable projects to strategize about
project design, City standards, necessary public
improvements, and funding strategies.
Responsibility: City Planning and Planning Commission
Timing: 6 months after Housing Element adoption through
2010
Objective 1-2: Provide home ownership opportunities whenever possible.
Policy 1-2-1: Continue to promote countywide programs that assist
qualified homebuyers with the purchase of their home.
Program F: Continue the City's promotion of programs such
as the Housing Finance Agency Agency's Down Payment
Assistance Program, the County of San Diego's Down
Payment and Closing Cost Assistance Program and San
General Plan H-103 Housing Element
Diego Regional Mortgage Credit Certificate Program by
providing brochures outlining these programs at public
locations.
Responsibility: Community Development Department
Timing: Brochures to be made available by October of 2009
updated annually.
Policy 1-2-2: Develop a program to monitor the extent of residential,
commercial, and industrial development on an annual basis.
Sufficient detail should be provided to monitor employment growth
and housing production. Monitor housing development costs on an
annual basis to ensure affordability to a broad spectrum of City
residents. Include information from the San Diego County Board of
Realtors, Multiple Listing Service and the BIA to track housing
development, sales, and listing costs.
Program G: Attend the San Diego Association of
Governments meetings to track regional development.
Responsibility: Community Development Department
Timing: Ongoing monthly SANDAG meetings.
Program H: The City will continue to monitor State and
federal legislation pertaining to housing and comment on,
support, or oppose proposed changes or additions to
existing legislation, as well as supporting new legislation
when appropriate.
Responsibility: Community Development Department
Timing: Current and Ongoing through 2010
Objective 1-3: Encourage the development of housing and programs to
assist special needs persons.
Policy 1-3-1: Assess the need for transitional and emergency
shelters.
Program I: Meet with San Diego Regional Task Force on
Homeless to assess homeless needs and address
homelessness that may occur by implementing the goals
and priorities addressed in the San Diego Homeless
Continuum of Care Plan.
Responsibility: Community Development Department
Timing: Within 6 months of Housing Element adoption,
annually thereafter through 2010
Program J: Actively support efforts of homeless service
providers who establish short-term bed facilities for segments
of the homeless population including specialized groups such
General Plan H-104 Housing Element
as the mentally ill and chronically disabled. Identify potential
land that can be used for a homeless or transitional shelter
should one be needed. Offer incentives to developers such as
the waiving of development fees to construct a facility.
Responsibility: Planning Department and Planning
Commission
Timing: Within 6 months of Housing Element adoption, update
the list of vacant parcels annually through 2010
Policy 1-3-2: Assist developers in providing housing to single
individuals, working poor, senior citizens, students and others in need
of basic, safe housing to prevent the incidence of homelessness.
Specifically target this housing in areas near service providers, public
transportation, and service jobs, by supporting the efforts of service
providers and special needs housing developers by offering
development incentives such as fee waiver, the reduction in the cost
of permit services, and fast tracking the permit processes.
Program K: Investigate incentives and reporting procedures
that can be implemented to encourage and monitor the
development of housing opportunities for specialized housing
needs.
Responsibility: Community Development Department.
Timing: Within 6 months of Housing Element adoption,
incentives reviewed annually thereafter through 2010
Policy: 1-3-3: Provide accessibility and mobility-enhancing device
grants to persons with disabilities.
Program L: With the adoption of the housing rehabilitation
program guidelines, include a grant to very low and low-
income senior citizens and very low and low-income disabled
persons to improve accessibility and safety.
Responsibility: City Manager and City Council
Timing: With the development of the housing rehabilitation
program, January 2009, annually thereafter through 2010.
Policy 1-3-4: Ensure that the City building codes, and development
ordnances comply with the provisions of SB 520 (Chapter 671 of the
Government Code).
Program M: Revise zoning ordinance to allow State licensed
group homes, foster homes, residential care facilities, and
similar state-licensed facilities with six or fewer occupants,
deemed permitted by right in a residential zoning district,
pursuant to state and federal law.
General Plan H-105 Housing Element
Responsibility: Community Development Department, City
Council
Timing: FY 2009-2010
Program N: Regularly monitor the City's ordinances, codes,
policies, and procedures to ensure that they comply with the
"reasonable accommodation" for disabled provisions.
Responsibility: Planning Department and City Engineer
Timing: Current and ongoing, annually thereafter through
2010.
Program O: Develop and formalize a general process that a
person with disabilities will need to go through in order to
make a reasonable accommodation request in order to
accommodate the needs of persons with disabilities and
streamline the permit review process. The City will provide
information to individuals with disabilities regarding reasonable
accommodation policies, practices and procedures based on
the guidelines from the California Housing and Community
Development Department. This information will be available
through postings and pamphlets at the City and on the City's
website. The City processes reasonable accommodations
through the permit process and requires that developers
comply with the disabled access provisions for privately
funded multi-family dwellings that are covered under Chapter
11A of the California Building Code (HCD Building
Standards) and, where applicable, the disabled access
provisions for publicly funded multi-family dwellings that are
covered under Chapter 11B of the California Building Code
(DSA Building Standards).
Responsibility: Community Development Department
Timing: FY 2009-2010 to be reviewed annually therafter
through 2010
Policy 1-3-5: Assess the need for farmworker housing in the City.
Program P: Work with farm owners and labor providers to
determine the number of farmworkers who may be in need of
additional housing in the area surrounding Imperial Beach.
The resulting report should address: permanent workers,
seasonal resident workers, and migrant workers, including
unaccompanied migrant workers. In addition, should the
report demonstrate a need, the City, in conjunction with local
developers, will identify potential sites and/or provide or seek
financial assistance to prospective developers of the housing
General Plan H-106 Housing Element
for farm labor through the Joe Serna Farmworker Grant
Program.
Responsibility: Community Development Department.
Timing: Assessment during FY 2009-2010
Program Q: Revise the City's Zoning Code to ensure
compliance with employee labor housing act, specifically
H&S 17021.5 and 17021.6
Responsibility: Community Development Department
Timing: FY 2009-2010
Policy 1-3-6: Assess the need for emergency shelters.
Program R: Institute Zoning Ordinance amendment in
accordance with SB2 requirements stating that transitional
housing and supportive housing shall be treated as a
proposed residential use and subject only to those
restrictions applicable to other residential uses of the same
type in the same zone and the same type of structure. The
City will designate commercial and high density residential
as the appropriate zoning district to accommodate
emergency shelters by right. The allowance for Single
Room Occupancy (SRO's) shall be encouraged and
facilitated through identification of potential locations and
through city assistance with grant writing for the
development of SRO projects
Responsibility: Planning Department and City Council
Timing: Assessment during FY 2009-2010
Program S: Institute Zoning Ordinance amendment to
include manufactured housing as an approved alternative
housing type, as per State of California requirements.
Responsibility: Planning Department and City Council
Timing: FY 2009-2010
Objective 1-4: Cooperate with the Housing Authority of the
County of San Diego to meet the growing demand for public
housing units and rental assistance through the Voucher
programs.
Policy 1-4-1: Continue to support the efforts of the San Diego
County Housing Authority in its administration of Housing Choice
certificates and vouchers.
Program T: Work with the Housing Authority and use all the
influence the City has to obtain more Housing Vouchers for
the Housing Authority.
General Plan H-107 Housing Element
Responsibility: San Diego Housing Authority, and City
Community Development Department.
Timing: Current and ongoing, through 2005-2010 period
GOAL 2: REMOVE CONSTRAINTS
The goal of the Housing Element is to remove constraints that hinder the
construction of housing, especially affordable housing.
Objective 2-1: Provide the citizens in the City of Imperial Beach with
reasonably priced housing opportunities within the financial capacity of all
members of the community.
Policy 2-1-1: To preserve affordability, continue to allow and
encourage developers to "piggyback" or file concurrent applications
(e.g., rezones, tentative tract maps, conditional use permits, variance
requests, etc.) if multiple approvals are required, and if consistent
with applicable processing requirements.
Program U: Monitor average processing times for
discretionary development permits on an annual basis and
continue to promote a coordinated City review process among
affected City departments to reduce delays and processing
time.
Responsibility: All Departments.
Timing: Initial evaluation to occur in FY 2009-2010, annually
thereafter through 2010
Policy 2-1-2: To preserve affordability, continue to provide incentives
(e.g.- density bonus units, fee underwriting, fee deferral, fast-tracking,
etc.) to developers of residential projects who agree to provide the
specified percentage of units mandated by State law at a cost
affordable to very-low and/or low income households. In addition,
propose zoning and permit processing changes to further reduce
housing costs and average permit processing time.
Program V: Analyze current zoning and permit process
provisions and propose new changes during the update to
the Zoning Code to further reduce housing costs and
average permit processing time. EDAW is currently
conducting an analysis that would more clearly identify the
criteria under which mixed-use projects that contain
residential units in commercial zones could be approved
and, thereby, remove an element of uncertainty in its
approval process. Upon completion of the study, the City
will commit to implementing zoning and permit processing
changes as suggested to reduce housing costs and
processing times provided that the changes are reasonable.
Responsibility: Community Development Department
General Plan H-108 Housing Element
Timing: FY 2009-2010
Program W: The City will provide incentives (e.g.- density
bonus units, fee underwriting, fee deferral, fast-tracking, etc.)
to developers for retaining this stock as well as seek the
assistance of other affordable housing developers in the
rehabilitation and preservation of these units. In addition, for
developers utilizing these incentives, the City will establish
affordability covenants to ensure the affordability of the
project over time. In addition, redevelopment sites that
include affordable housing components will be given priority
in the fast tracking process to further encourage developers
to seek redevelopment opportunities and to make the
redevelopment sites more attractive. By making
redevelopment more attractive, developers will be more
willing to engage in downtown projects which meet other
goals of this element.
Responsibility: Community Development Department
Timing: Program to be developed during FY 2009-2010
Program X: To facilitate mixed use development on sites
included in Appendices E and F, the City will provide relaxed
development standards for mixed-use developments
(commercial or office uses must be on same site as housing)
providing an affordable housing component. To further
encourage development of mixed use sites, the City will post
inventory or available sites on the City's website, and identify
potential financial resources to assist in development (i.e.
RDA or CDBG funds). Update the City's existing density
bonus ordinance the provisions of SB 1818 (Chapter 928,
Statures of 2004).
Responsibility: Community Development Department
Timing: Current and ongoing through 2010
Policy 2-1-3: Consider the impact on housing affordability of all
regulations, fee changes, policies, and development projects.
Program Y: Review current planning fees and where
appropriate make changes to reflect the affordability of
multifamily development.
Responsibility: Planning Department.
Timing: Assess current fee schedule during FY 2009-2010,
reassess annually thereafter through 2010
Policy 2-1-4: Encourage the development of second dwelling units
to provide additional affordable housing opportunities.
General Plan H-109 Housing Element
Program Z: Encourage developers to include second
dwelling units as an integral part of their project and to plan
for second dwelling units in the design of their projects by
providing incentives such as fast-tracking to speed up the
review process.
Responsibility: Planning Department and Planning
Commission
Timing: Current and ongoing through 2010
Program A.a: The City of Imperial Beach will re-examine
existing provisions for second units and adopt a new Second
Unit Ordinance that satisfies the provisions found under the
recently amended Section 65852.2. This new ordinance will
determine the zones in which second units are allowed, and
the development standards for second units. Monitor the
production and affordability of second units on an annual
basis.
Responsibility: Planning Department and Planning
Commission
Timing: FY 2009-2010
Policy 2-1-5: Encourage developers to employ innovative or
alternative construction methods to reduce housing costs and
increase housing supply.
Program B.b: Provide incentives to developers of residential
projects, when feasible, who agree to provide the specified
percentage of units mandated by State law at a cost
affordable to very-low and/or low-income households or
senior citizens such as waiving certain development fees.
Responsibility: Planning Department.
Timing: Analysis of incentives in FY 2009-2010, reevaluate
annually, thereafter through 2010
Objective 2-2: Provide technical assistance to developers, nonprofit
organizations, or other qualified private sector interests in the application
and development of projects for federal and state housing
programs/grants.
Policy 2-2-1: To ensure that the development community (both non-
profit and for-profit) is aware of the housing programs and technical
assistance available from the City.
Program C.c: Publish the City's Housing Element and
updates, Annual Action Plan and respective notices in all
public facilities including City Hall, the community center,
and the public library
General Plan H-110 Housing Element
Responsibility: Community Development Department
Timing: Current and ongoing, update Annual Action Plan in
FY 2009-2010, annually thereafter through 2010
Objective 2-3: Identify and, where appropriate, remove
governmental constraints to the development of housing,
including housing for all income levels and special needs
groups
Policy 2-3-1 Perform a comprehensive review of the Zoning
Ordinance and other regulations, as may be deemed necessary, to
ensure that the City's policies and regulations do not
inappropriately constrain housing development and affordability.
Program D.d: Review the appropriateness of reducing, waiving,
and/or deferring impact and/or processing fees for units affordable
to very low and low income households, including senior housing,
and apartment units, and housing for special needs groups,
including agricultural employees, emergency /transitional housing,
and housing for persons with disabilities, to make the development
of such units more financially feasible. The city will commit to
waiving and/or deferring impact and/or processing fees for the
above noted units if the waiver and/or deferral is appropriate and
should be done in order to meet the City housing goals and policies
setforth herein.
Responsibility: Community Development Department
Timing: FY 2009-2010
Program E.e: Allow flexibility, where appropriate and consider
aesthetics, safety public • input, etc., in infrastructure and
development standards and land use and zoning controls in order
to encourage affordable residential development.
Responsibility: Community Development Department
Timing: Current and ongoing through 2010
Program F.f: Annually evaluate whether there are constraints on
the development, maintenance and improvement of housing
intended for persons with disabilities. The analysis will include a
monitoring of existing land use controls, permit and processing
procedures and building codes. If any constraints are found in
these areas, the City will initiate actions to address these
constraints, including removing the constraints or providing
reasonable accommodation for housing intended for persons with
disabilities.
Responsibility: Community Development Department
Timing: FY 2009-2010, annually thereafter through 2010
General Plan H-111 Housing Element
GOAL 3: PROVIDE AND MAINTAIN AN ADEQUATE SUPPLY OF SITES FOR
THE DEVELOPMENT OF NEW AFFORDABLE HOUSING
It is the goal of the City of Imperial Beach to provide adequate, suitable sites for
residential use and development or maintenance of a range of housing that varies
sufficiently in terms of cost, design, size, location, and tenure to meet the housing
needs of all economic segments of the community at a level which can be
supported by the infrastructure.
Objective 3-1: Provide information to for-profit and non-profit developers
and other housing providers on available vacant land.
Policy 3-1-1: Monitor and update the inventory of vacant land.
Program G.g: Update the inventory of vacant land on a
quarterly basis or as projects are constructed.
Responsibility: Building Department
Timing: Immediately (as part of this Housing Element), with
quarterly updates thereafter (January, April, July, and
October)
Program H.h: Partner with a development organization to
redevelop parcels as identified in Appendix F to provide
multifamily rental opportunities affordable to low or moderate
income residents. Furthermore, the City will provide
incentives to the developer through the provision of gap
financing with the Redevelopment Agency's LMI funds and
apply for HOME or CDBG financing through the San Diego
County Consortium. In addition, the City will provide other
incentives such as fee waivers or deferrals, fast tracking,
and provide technical support during the rezone process and
the project approval process to ensure that the project goes
through the planning process smoothly. The City will solicit
three to five potential developers by October 2009 to
collaborate in the development of these housing units. City
will make contact with developers to identify level of interest
and ability to make project happen. It is expected that with
the implementation of this program, the City will net 15 units
of housing that would be affordable to low-income residents.
Responsibility: Community Development Department
Timing: Identification of redevelopment sites completed in
this
Housing Element; Identify developers by October 2009;
Complete the project, August 2011.
Program l.i: Establish a list of non-profit developers who
would be interested in developing affordable housing in the
General Plan H-112 Housing Element
City. Send these providers a development packet including
multifamily vacant land inventory, services, and housing
incentives.
Responsibility: Planning Department
Timing: Establish list in FY 2009-2010, update annually
thereafter through 2010
Program J.j: Annually review the housing element for
consistency with the general plan as part of its general plan
progress report
Responsibility: Community Development Department
Timing: Annually beginning January 2009
Objective 3-2: Provide opportunities for mixed use developments.
Policy 3-2-1: To ensure the development of housing that has, to the
extent possible, a support structure of shopping, services, and jobs
within easy access.
Program K.k: Encourage development of well planned and
designed projects that provides for the development of
compatible residential, commercial, industrial, institutional, or
public uses within a single project or neighborhood by
continuing to provide incentives such as allowing higher
building intensities, reduced parking requirements, reduced
set-back and yard requirements, allow for a higher building
height, and greater floor area ratios in these zones. In
addition, the City will work closely with the developer of
these projects to expedite processing and permit
procedures.
Responsibility: Planning Department.
Timing: Initial program development by first quarter 2009;
ongoing, thereafter through 2010
Objective 3-3: Provide a sufficient amount of zoned land to accommodate
development for all housing types and income levels.
Policy 3-3-1: Encourage the development of larger rental units
(three and four bedroom) to accommodate changing household
demographics.
Program L.I: Work with the development community to
identify the incentives and programs that will encourage the
construction of three and four bedroom rental units.
Timing: Prepare program by third quarter 2009, review
annually thereafter through 2010
General Plan H-113 Housing Element
Policy 3-3-2: Monitor the amount of land zoned for all types of
housing and initiate zone changes if necessary.
Program M.m: Monitor the amount of land zoned for both
single family and multifamily development and initiate zone
changes to accommodate affordable housing.
Responsibility: Community Development Department.
Timing: FY 2009-2010
Policy 3-3-4: Preserve and protect residentially zoned sites needed
to accommodate residential development consistent with the City of
Imperial Beach's RHNA.
Program N.n: Implement the provisions of AB 2292 (Dutra)
and prevent the down-zoning of a residential property used
to meet the RHNA without a concomitant up-zoning of a
comparable property.
Responsibility: Community Development Department
Timing: Immediate and ongoing through 2010 .
GOAL 4: PRESERVE, REHABILITATE, AND ENHANCE EXISTING HOUSING
AND NEIGHBORHOODS
It is the goal of the City of Imperial Beach to initiate all reasonable efforts to
preserve the availability of existing housing opportunities and to conserve as well
as enhance the quality of existing dwelling units and residential neighborhoods.
Objective 4-1: Preserve existing neighborhoods.
Policy 4-1-1: Protect existing stabilized residential neighborhoods
from the encroachment of incompatible or potentially disruptive land
uses and/or activities.
Program O.o: Continue to monitor new developments for
compliance with City design standards. Revise the current
Design Review Standards to reflect these goals.
Responsibility: Community Development and City Council
Timing: Current and ongoing, reassess annually through 2010
Program P.p: The City will monitor all demolitions and
conversions and ensure that replacement units are provided
when needed under the Coastal Zone Housing Requirements.
Responsibility: Community Development and City Council
Timing: Current and ongoing through 2010
Policy 4-1-2: Establish code enforcement as a high priority and
provide adequate funding and staffing to support code enforcement
programs.
General Plan H-114 Housing Element
Program Q.q: Enforce existing regulations regarding derelict
or abandoned vehicles, outdoor storage, and substandard or
illegal buildings and establish regulations to abate weed-filled
yards when any of the above is deemed to constitute a health,
safety or fire hazard.
Responsibility: Community Development Department.
Timing: Immediately and ongoing through 2010
Policy 4-1-3: Promote energy and water conservation activities in all
residential neighborhoods.
Program R.r: Supply energy and water conservation
awareness brochures in all public meeting places.
Responsibility: Community Development Department
Timing: Provide brochures in FY 2009-2010, ongoing
thereafter through 2010
Objective 4-2: Maintain, preserve and rehabilitate the existing housing stock
in the City of Imperial Beach.
Policy 4-2-1: Install and upgrade public service facilities (streets,
curb, gutter, drainage facilities, and utilities) to encourage increased
private market investment in declining or deteriorating neighborhoods
using CDBG funds.
Program S.s: Continue to implement the programs of the
Neighborhood Revitalization Strategy of 1998.
Responsibility: Planning and Community Development
Department.
Timing: Current and ongoing through 2010
Funding Source: CDBG funds
Objective 4-3: Maintain, preserve and rehabilitate the existing housing stock
in the City of Imperial Beach.
Policy 4-3-1: Provide technical and financial assistance to all eligible
homeowners and residential property owners to rehabilitate existing
dwelling units through grants or low interest loans.
Program T.t: Apply for and aggressively market CDBG,
HOME and Redevelopment single family housing
rehabilitation programs to meet the goal of rehabilitating 15
units by 2010.
Responsibility: Community Development Department,
Imperial Beach Redevelopment Agency.
General Plan H-115 Housing Element
Timing: Annually beginning in FY 2008-2009, with San Diego
County Consortium funding cycle and Redevelopment Agency
annual report.
Policy 4-3-2: Provide technical and financial assistance to all eligible
multifamily complex owners to rehabilitate existing dwelling units
through low interest or deferred loans.
Program U.u: The City will continue to advertise the County
of San Diego Housing Authority's Home Improvement
Program for Rental Property.
Responsibility: Community Development
Timing: Current and ongoing through 2010.
Policy 4-3-3: Closely monitor the status of at-risk properties.
Program V.v Continue regular contact with the California
Housing Partnership Corporation, the agency that monitors the
at-risk units and owner notifications of intent to opt-out.
Request to be remain on their mailing or email notification list.
Responsibility: Community Development Department
Timing: Current and ongoing through 2010
GOAL 5: PROVIDE HOUSING FREE FROM DISCRIMINATION
It is the goal of the City of Imperial Beach to ensure that all existing and future
housing opportunities are open and available to all members of the community
without discrimination on the basis of race, color, religion, sex, national origin or
ancestry, marital status, sexual preference, age, household composition or size, or
any other arbitrary factors.
Objective 5-1: Eliminate housing discrimination.
Policy 5-1-1: Support the letter and spirit of equal housing
opportunity laws.
Program W.w: Require that all recipients of locally
administered housing assistance funds acknowledge their
understanding of fair housing law and affirm their commitment
to the law.
Responsibility: Community Development Department, City
Council, and City Attorney
Timing: Immediate and ongoing through 2010.
Program X.x: Acquire and maintain fair housing materials,
including all pertinent resource, posters and information
available through the Department of Fair Employment and
Housing (DFEH) and Housing and Urban Development
(HUD) to educate citizens on a variety of fair housing issues.
Develop information flyers and brochures that highlight (1)
General Plan H-116 Housing Element
disability provisions of both federal and state fair housing laws
and (2) familial status discrimination. Fair housing materials,
brochures and flyers will be distributed at outreach events
including school fairs, health fairs, and City sponsored events.
Collaborate with service agencies to distribute educational
materials.
Responsibility: Community Development Department
Timing: Bi-annually.
Program Y.y: The City participates in the County of San
Diego Fair Housing Program. All fair housing calls are
referred to this organization for follow-up.
Responsibility: Planning Department
Timing: Current and ongoing through 2010
GOAL 6: ENCOURAGE AND ENHANCE COORDINATION OF HOUSING
It is the goal of the City of Imperial Beach to coordinate local housing efforts with
appropriate federal, state, regional, and local governments and/or agencies and to
cooperate in the implementation of intergovernmental housing programs to ensure
maximum effectiveness in solving local and regional housing problems.
Objective 6-1: Maximize coordination and cooperation among housing
providers and program managers.
Policy 6-1-1: Continue to support the Imperial Beach Housing
Authority to provide housing assistance to extremely low, very low,
low, and moderate-income households.
Program Z.z: Maintain membership in the Housing Authority
to qualify City residents for Housing Choice Voucher- existing
housing assistance administered by the San Diego Housing
Authority. Provide information on the availability of County
programs to qualified residents.
Responsibility: City Manager and Community Development
Department
Timing: Current and ongoing, continually thereafter through
2010.
Policy 6-1-2: Continue to support non-profit cooperation in the
development of affordable housing
Program A.b: The City will continue to utilize nonprofit
housing organizations to provide financial assistance and
technical support in the development of affordable housing
and the acquisition and rehabilitation of existing multi-family
housing. Non-profit organizations include the South Bay
Community Services, Sunburst School, Inc- Children's
General Plan H-117 Housing Element
Treatment Center, and Lutheran Social Services of Southern
California.
Responsibility: Community Development Department
Timing: Current and ongoing through 2010
General Plan H-118 Housing Element
TABLE 63
SUMMARY OF ADOPTED PROGRAMS FOR THE IMPERIAL BEACH HOUSING
ELEMENT
POLICY PROGRAM TIME FRAME FOR
COMPLETION
1-1-1
Program A: The City staff will continue to coordinate with the
San Diego County Consortium to apply for the funding that is
made available through the County CDBG and HOME funds.
The City will use these funds to support rehabilitation and
redevelopment programs that benefit very low, low and
moderate-income households.
Ongoing
Program B: The City staff will increase its coordination with the
State HCD staff to apply for the funding that is made available
through the Housing and Emergency Shelter Trust Fund Act of
2002, including the Joe Serna Jr. Farmworker Housing Grant
Program and the CalHome Program.
Current and ongoing
through 2010
1-1-2
Program C: The City of Imperial Beach Redevelopment
Agency will continue to use redevelopment revenues of $4.1
million in accordance with the Redevelopment Agency's five-
year Implementation Plan. The City plans to use this money
to purchase deteriorated housing units and finance tier
improvements, and to provide gap financing for housing
projects.
Current and ongoing
through 2010, subject
to the Redevelopment
Agency Annual
Report.
1-1-3
Program D: Prepare a Project Information Brochure outlining
City participation and incentives, housing needs from the
Housing Element (or other market source), a definition of the
state and federal funding for which the City is willing to apply,
and other pertinent information. Distribute the brochure to local
non-profit and for-profit development groups, and regional
agencies.
Third Quarter 2009,
updated annually
through 2010
Program E: In order to ensure a timely and efficient planning
process the Planning Department will offer pre meetings with
developers of proposed affordable projects to strategize about
project design, City standards, necessary public
improvements, and funding strategies.
6 months after
Housing Element
adoption and onoing
thereafter through
2010
1-2-1
Program F: Continue the City's promotion of programs such as
the Housing Finance Agency Agency's Down Payment
Assistance Program, the County of San Diego's Down
Payment and Closing Cost Assistance Program and San
Diego Regional Mortgage Credit Certificate Program by
providing brochures outlining these programs at public
locations.
Brochures to be made
available by October
of 2009 updated
annually.
1-2-2 Program G: Attend the San Diego Association of Governments
meetings to track regional development.
Monthly SANDAG
meetings
1-2-2
Program H: The City will continue to monitor State and
federal legislation pertaining to housing and comment on,
support, or oppose proposed changes or additions to existing
legislation, as well as supporting new legislation when
appropriate.
Current and ongoing
through 2010
General Plan H-119 Housing Element
1-3-1
Program I: Meet with San Diego Regional Task Force on
Homeless to assess homeless needs and address
homelessness that may occur by implementing the goals and
priorities addressed in the San Diego Homeless Continuum
of Care Plan.
6 months after
Housing Element
adoption and
annually thereafter
through 2010
1-3-1
Program J: Actively support efforts of homeless service
providers who establish short-term bed facilities for segments
of the homeless population including specialized groups such
as the mentally ill and chronically disabled. Identify potential
land that can be used for a homeless or transitional shelter
should one be needed. Offer incentives to developers such as
the waiving of development fees to construct a facility
6 months after
Housing Element
adoption list of
parcels updated
annually through
2010
1-3-2
Program K: Investigate incentives and reporting procedures
that can be implemented to encourage and monitor the
development of housing opportunities for specialized housing
needs.
6 months after
Housing Element
adoption incentives
reviewed annually
thereafter through
2010
1-3-3
Program L: With the adoption of the housing rehabilitation
program guidelines, include a grant to very low and low-income
senior citizens and very low and low-income disabled persons
to improve accessibility and safety.
With the development
of the housing
rehabilitation program,
January 2009,
annually thereafter
through 2010.
1-3-4
Program M: Revise zoning ordinance to allow State licensed
group homes, foster homes, residential care facilities, and
similar state-licensed facilities, with six or fewer occupants,
deemed permitted by right in a residential zoning district,
pursuant to state and federal law.
FY 2009-2010
1-3-4
Program N: Regularly monitor the City's ordinances, codes,
policies, and procedures to ensure that they comply with the
"reasonable accommodation" for disabled provisions.
Current and ongoing,
annually thereafter
through 2010
1-3-4
Program O: Develop and formalize a general process that a
person with disabilities will need to go through in order to make
a reasonable accommodation request in order to
accommodate the needs of persons with disabilities and
streamline the permit review process. The City will provide
information to individuals with disabilities regarding reasonable
accommodation policies, practices and procedures based on
the guidelines from the California Housing and Community
Development Department. This information will be available
through postings and pamphlets at the City and on the City's
website.
FY 2009-2010 to be
reviewed annually
therereafter through
2010
General Plan H-120 Housing Element
1-3-5
1-3-5
1-3-6
1-3-6
1-4-1
2-1-1
Program P: Work with farm owners and labor providers to
determine the number of farm workers who may be in need of
additional housing in the area surrounding Imperial Beach.
The resulting report should address: permanent workers,
seasonal resident workers, and migrant workers, including
unaccompanied migrant workers. In addition, should the report
demonstrate a need, the City, in conjunction with local
developers, will identify potential sites and/or provide or seek
financial assistance to prospective developers of the housing
for farm labor through the Joe Serna Farmworker Grant
Program.
Program Q: Revise the City's Zoning Code to ensure
compliance with employee labor housing act, specifically
H&S 17021. 5 and 17021 .6
Program R: Institute Zoning Ordinance amendment in
accordance with SB2 requirements stating that transitional
housing and supportive housing shall be treated as a
proposed residential use and subject only to those
restrictions applicable to other residential uses of the same
type in the same zone and the same type of structure. The
City will designate commercial and high density residential as
the appropriate zoning district to accommodate emergency
shelters by right.
The allowance for Single Room Occupancy (SRO's) shall be
encouraged and facilitated through identification of potential
locations and through city assistance with grant writing for the
development of SRO projects
Program S: Institute Zoning Ordinance amendment to include
manufactured housing as an approved alternative housing
type, as per State of California requirements.
Program T: Work with the Housing Authority and use all the
influence the City has to obtain more Housing Vouchers for the
Housing Authority.
Program U: Monitor average processing times for discretionary
development permits on an annual basis and continue to
promote a coordinated City review process among affected
City departments to reduce delays and processing time.
Assessment during
FY 2009-2010
FY 2009-2010
FY 2009-2010
FY 2009-2010
Current and ongoing
throughout 2005-2010
period
Initial evaluation to
occur in FY 2009-
2010, annually
thereafter through
2010
General Plan H-121 Housing Element
2-1-2
Program V: Analyze current zoning and permit process
provisions and propose new changes during the update to
the Zoning Code to further reduce housing costs and average
permit processing time. EDAW is currently conducting an
analysis that would more clearly identify the criteria under
which mixed-use projects that contain residential units in
commercial zones could be approved and, thereby, remove
an element of uncertainty in its approval process. Upon
completion of the study, the City will commit to implementing
zoning and permit processing changes as suggested to
reduce housing costs and processing times provided that the
changes are reasonable..
FY 2009-2010
2-1-2
Program W: The City will provide incentives (e.g.- density
bonus units, fee underwriting, fee deferral, fast-tracking, etc.) to
developers for retaining this stock as well as seek the
assistance of other affordable housing developers in the
rehabilitation and preservation of these units. In addition, for
developers utilizing these incentives, the City will establish
affordability covenants to ensure the affordability of the
project over time.
Program to be
developed during FY
2009-2010
2-1-2
Program X: To facilitate mixed use development on sites
included in Appendices E and F, the City will provide relaxed
development standards for mixed-use developments
(commercial or office uses must be on same site as housing)
providing an affordable housing component.
Update the City's existing density bonus ordinance to include
the provisions of SB 1818 (Chapter 928, Statutes of 2004).
Current and ongoing,
through 2010
2-1-3
Program Y: Review current planning fees and where
appropriate make changes to reflect the affordability of
multifamily development.
Assess current fee
schedule during FY
2009-2010, reassess
annually therafter
through 2010
2-1-4
Program Z: Encourage developers to include second dwelling
units as an integral part of their project and to plan for second
dwelling units in the design of their projects by providing
incentives such as fast-tracking to speed up the review
process.
Current and ongoing,
through 2010
2-1-4
Program A.a: The City of Imperial Beach will re-examine
existing provisions for second units and adopt a new Second
Unit Ordinance that satisfies the provisions found under the
recently amended Section 65852.2. This new ordinance will
determine the zones in which second units are allowed, and
the development standards for second units. Monitor the
production and affordability of second units on an annual
basis.
FY 2009-2010
General Plan H-122 Housing Element
2-1-5
Program B.b: Provide incentives to developers of residential
projects, when feasible, who agree to provide the specified
percentage of units mandated by State law at a cost affordable
to very-low and/or low-income households or senior citizens
such as waiving certain development fees.
Analysis of incentives
in FY 2009-2010,
reevaluated annually
thereafter through
2010
2-2-1
Program C.c: Publish the City's Housing Element and updates,
Annual Action Plan and respective notices in all public facilities
including City Hall, the community center, and the public library.
Current and ongoing,
update Annual Action
Plan in FY 2009-
2010, annually
thereafter through
2010
2-3-1
Program D.d: Review the appropriateness of reducing,
waiving, and/or deferring impact and/or processing fees for
units affordable to very low and low income households,
including senior housing, and apartment units, and housing
for special needs groups, including agricultural employees,
emergency /transitional housing, and housing for persons
with disabilities, to make the development of such units more
financially feasible.
FY 2009-2010
Program E.e: Allow flexibility, where appropriate and
consider aesthetics, safety public input, etc., in infrastructure
and development standards and land use and zoning
controls in order to encourage affordable residential
development.
Current and ongoing
through 2010
Program F.f: Annually evaluate whether there are
constraints on the development, maintenance and
improvement of housing intended for persons with
disabilities. The analysis will include a monitoring of existing
land use controls, permit and processing procedures and
building codes. If any constraints are found in these areas,
the City will initiate actions to address these constraints,
including removing the constraints or providing reasonable
accommodation for housing intended for persons with
disabilities.
FY 2009-2010,
annually thereafter
through 2010
3-1-1 Program G.g: Update the inventory of vacant land on a
quarterly basis or as projects are constructed.
Quarterly
General Plan H-123 Housing Element
Program H.h: Partner with a developer to redevelop parcels
as identified in Appendix F to provide multifamily rental
opportunities affordable to low or moderate income residents.
Furthermore, the City will provide incentives to the developer
through the provision of gap financing with the
Redevelopment Agency's LMI funds and apply for HOME or
CDBG financing through the San Diego County Consortium.
In addition, the City will provide other incentives such as fee
waivers or deferrals, fast tracking, and provide technical
support during the rezone process and the project approval
process to ensure that the project goes through the planning
process smoothly. The City will solicit three to five potential
developers by October 2009 to collaborate in the
development of these housing units. It is expected that with
the implementation of this program, the City will net 15 units
of housing that would be affordable to low-income residents.
Identification of
redevelopment sites
completed in this
Housing Element;
Identify developers
by October 2009;
complete the project,
August 2011
Program l.i: Establish a list of non-profit developers who
would be interested in developing affordable housing in the
City. Send these providers a development packet including
multifamily vacant land inventory, services, and housing
incentives.
Establish list in FY
2009-2010, update
annually thereafter
through 2010
Program J.j: Annually review the housing element for
consistency with the general plan as part of its general plan
progress report
Annually beginning
January 2009
3-2-1
Program K.k: Encourage development of well planned and
designed projects that provides for the development of
compatible residential, commercial, industrial, institutional, or
public uses within a single project or neighborhood by
continuing to provide incentives such as allowing higher
building intensities, reduced parking requirements, reduced
set-back and yard requirements, allow for a higher building
height, and greater floor area ratios in these zones. In addition,
the City will work closely with the developer of these projects to
expedite processing and permit procedures.
Initial program
development by first
quarter 2009; ongoing
therafter through 2010
3-3-1
Program L.I: Work with the development community to identify
the incentives and programs that will encourage the
construction of three and four bedroom rental units.
Prepare program by
third quarter 2009;
review annually
thereafter through
2010
3-3-2
Program M.m: Monitor the amount of land zoned for both
single family and multifamily development and initiate zone
changes to accommodate affordable housing.
FY 2009-2010
3-3-4
Program N.n: Implement the provisions of AB 2292 (Dutra) and
prevent the down-zoning of a residential property used to meet
the RHNA without a concomitant up-zoning of a comparable
property.
Immediate and
Ongoing through
2014
General Plan H-124 Housing Element
4-1-1
Program O.o: Continue to monitor new developments for
compliance with City design standards. Revise the current
Design Review Standards to reflect these goals.
Current and ongoing
reassess annually
through 2010
Program P.p: The City will monitor all demolitions and
conversions and ensure that replacement units are provided
when needed under the Coastal Zone Housing
Requirements.
Current and ongoing
through 2010
4-1-2
Program Q.q: Enforce existing regulations regarding derelict or
abandoned vehicles, outdoor storage, and substandard or
illegal buildings and establish regulations to abate weed-filled
yards when any of the above are deemed to constitute a
health, safety or fire hazard.
Immediately and
Ongoing through
2010
4-1-3
Program R.r: Supply energy and water conservation
awareness brochures in all public meeting places.
Provide brochures in
FY 2009-2010,
ongoing thereafter
through 2010
4-2-1
Program S.s: Continue to implement the programs of the
Neighborhood Revitalization Strategy of 1998.
Current and ongoing
through 2010 with
CDBG funding
4-3-1
Program T.t: Apply for and aggressively market CDBG, HOME
and Redevelopment single family housing rehabilitation
programs to meet the goal of rehabilitating 15 units by 2010.
Annually beginning in
FY 2009-2010 with
San Diego County
Consortium funding
cycle and
Redevelopment
Agency annual report.
4-3-2
Program U.u: The City will continue to advertise the County
of San Diego Housing Authority's Home Improvement
Program for Rental Property.
Current and ongoing
through 2010
4-3-3
Program V.v Continue regular contact with the California
Housing Partnership Corporation, the agency that monitors the
at-risk units and owner notifications of intent to opt-out.
Request to remain on their mailing or email notification list.
Current and ongoing
through 2010
5-1-1
Program W.w: Require that all recipients of locally
administered housing assistance funds acknowledge their
understanding of fair housing law and affirm their commitment
to the law.
Immediate and
Ongoing through
2010
Program X.x: Acquire and maintain fair housing materials,
including all pertinent resource, posters and information
available through the Department of Fair Employment and
Housing (DFEH) and Housing and Urban Development
(HUD) to educate citizens on a variety of fair housing issues.
Develop information flyers and brochures that highlight (1)
disability provisions of both federal and state fair housing laws
and (2) familial status discrimination. Fair housing materials,
brochures and flyers will be distributed at outreach events
including school fairs, health fairs, and City sponsored events.
Collaborate with service agencies to distribute educational
materials.
FY 2009-2010,
continually thereafter
through 2010
General Plan H-125 Housing Element
6-1-1
6-1-2
Program Y.y: The City participates in the County of San
Diego Fair Housing Program. All fair housing calls are
referred to this organization for follow-up.
Program Z.z: Maintain membership in the Housing Authority to
qualify City residents for Housing Choice Voucher- existing
housing assistance administered by the San Diego Housing
Authority. Provide information on the availability of County
programs to qualified residents.
Program A.b: The City will continue to utilize nonprofit
housing organizations to provide financial assistance and
technical support in the development of affordable housing
and the acquisition and rehabilitation of existing multi-family
housing. Non-profit organizations include the South Bay
Community Services, Sunburst School, Inc- Children's
Treatment Center, and Lutheran Social Services of Southern
California.
Current and ongoing
through 2010
Current and ongoing
continually thereafter
through 2010
Current and ongoing
through 2010
General Plan H-126 Housing Element
CITY OF IMPERIAL BEACH
APPENDICES TO
2005-2010 HOUSING ELEMENT OF
THE GENERAL PLAN
SEPTEMBER 2, 2009
General Plan H-127 Housing Element
Exhibit "2" to Resolution No. 2006-48
City of Encinitas Housing Element
2005-2010
GOALS AND POLICIES
The City will:
• Implement housing policies that foster residential development and establish goals to meet a wide
range of housing needs;
• Enhance housing opportunities for all residents;
• Ensure the quality and maintenance of existing housing units and protect the quality of life in
neighborhoods; and,
• Encourage the development, construction, rehabilitation, and conservation of affordable housing for
low and moderate income households.
Each issue area and the supporting goals and policies are identified and discussed in the following
section.
FOSTER RESIDENTIAL DEVELOPMENT TO ADDRESS FUTURE NEEDS
The City will encourage the construction of new rental and homeownership housing units to ensure that
an adequate supply is available to meet existing and future needs. The maintenance of a balanced
inventory of housing in terms of unit type (i.e. single family, multi-family, congregate, and mobile home),
price level, and style will ensure that housing opportunities are available to meet a wide range of needs.
Each of the five communities has a distinct character due in large part to the nature of their existing
residential neighborhoods. New housing development generally should reflect the character of the
community in which it is located and should be compatible with the surrounding neighborhood in
particular.
Goal 1: Encourage the provision of a wide range of housing by location, type of unit, and price
level to meet the current and future housing needs in the City.
Policy 1.1: Maintain a balance of housing types in the City.
Policy 1.2: Provide the capacity for the development or redevelopment of a wide variety of housing types
to meet the varying needs of current and future residents.
Policy 1.3: Ensure that new residential units are compatible in design with the surrounding residential
neighborhood as planned by the City.
Policy 1.4: Require that housing developed for low- and moderate-income households be dispersed
throughout the City, and that such housing should be of comparable quality in terms of design
and construction as the adjacent market-rate units.
H-135
Policy 1.5: The City will make reasonable efforts to preserve quality rental housing, encourage
rehabilitation of older rental units to extend the useful life of the properties, and facilitate new
rental housing construction. In evaluating a proposed conversion of rental units to
condominiums, the City will consider the following factors: 1) the effect conversion will have
on the city's rental housing market to meet the needs of low and moderate income
households; 2) the extent to which proposed improvements will significantly increase the
useful life of the property; and, 3) the extent to which a proposed conversion will provide
homeownership opportunities for low and moderate income households (in accordance with
the inclusionary program and coastal replacement requirement).
Policy 1.6: Discourage the rezoning of mobile home park zones in order to preserve existing mobile
home opportunities and encourage retention of all existing, mobile home park that provide
safe, decent, and low-cost housing opportunities.
Policy 1.7: Identify potential 'smart growth' opportunity areas in order to facilitate the provision of
increased density and/or mixed-use developments.
ENHANCE FAIR HOUSING OPPORTUNITIES
Equal access to housing for all is a fundamental right protected by both State and Federal laws. Fair
housing is a condition in which individuals of similar income levels in the same housing market have a
comparable range of housing choices available to them, regardless of race, color, ancestry, national
origin, religion, sex, disability, marital status, familial status, source of income, or sexual orientation.
Goal 2: Housing opportunities shall be made available to all persons regardless of race, color,
ancestry, national origin, religion, sex, disability, marital status, familial status, source
of income, or sexual orientation.
Policy 2.1: The City shall affirmatively further its fair housing policies by supporting outreach, education,
counseling, and mediation, and by referring individuals who may be victims of discrimination
to State and Federal enforcement agencies.
Policy 2.2: The City will collaborate with the County and other cities in the region to reduce or remove
impediments to fair housing.
Policy 2.3: The City will encourage residential developers to market housing opportunities in compliance
with State and Federal fair housing laws.
ENSURE THE QUALITY OF HOUSING AND PROTECT NEIGHBORHOODS
Substandard and deteriorating housing units, in addition to the obvious problems of blight, can expose
occupants to a wide range of hazards ranging from electrical fire to exposure to toxic substances used in
construction. Many factors can determine the "life expectancy" of a dwelling unit including the quality of
workmanship, age of building, type of construction, and deferred maintenance.
H-136
Goal 3: The City will promote the development of high quality housing, enforce the
maintenance of safe and decent housing, and improve the quality of life in residential
neighborhoods.
Policy 3.1: Where determined to be dangerous to the public health and safety, substandard units in the
City shall be repaired so that they will comply with the applicable building, safety, and
housing codes. When compliance through repair is not or cannot be achieved, substandard
units shall be abated.
Policy 3.2: Enforce the building, safety and housing codes through vigorous code enforcement efforts, to
bring substandard units into compliance with City codes and to improve overall housing
quality and conditions.
Policy 3.3: Continue to support the existing housing rehabilitation programs for single-family homes and
mobile home units administered by the County. Increase marketing and outreach efforts,
especially in lower-income neighborhoods and mobile home parks. Investigate and apply for.
any additional available funding.
Policy 3.4: Improve and maintain a high quality of life in residential neighborhoods by providing adequate
infrastructure, public facilities, and neighborhood amenities for new and existing residents.
The City will continue to assess reasonable development fees on new residential units to
finance necessary public improvements. The City will encourage developers to provide street
planting, landscaping, lighting, and underground utilities as part of any subdivision.
Policy 3.5: Continue to implement design review criteria that encourage high quality standards of design
and materials in all residential developments.
Policy 3.6: Encourage cost effective energy efficient housing, including the use of passive systems, to
decrease energy use.
ENCOURAGE NEW AFFORDABLE HOUSING DEVELOPMENT AND PROTECT
RESTRICTED UNITS
The City's existing housing stock includes several hundred units that are affordable to lower-income
households. A significant part of the City's housing effort is to monitor these affordable units and ensure
their continued affordability. The City is willing to commit its housing resources to maintaining and
extending the term of affordability on restricted units.
Goal 4: The City will facilitate the development of rental housing for lower income households,
assist in creating ownership opportunities for moderate-income households, and
attempt to preserve the affordability of existing restricted units.
Policy 4.1: Enhance the feasibility of affordable housing development by providing incentives to
developers proposing such projects, including reasonable reductions in development
standards, streamlined permitting, gap financing, and/or reduced fees (to the extent that
funds are available from dedicated revenue sources).
H-137
Policy 4.2: Whenever restricted units are at risk of converting to market-rate units, negotiate with rental
property owners to extend the term of affordability.
Policy 4.3: The City will identify and develop dedicated revenue source(s) to fund an Affordable Housing.
Trust Fund. The City will utilize the trust fund to leverage other public and private financing for
affordable housing development projects.
H-138
H-139
PROGRAMS
PROGRAMS
The programs contained in this section of the Housing Element describe specific actions the City of
Encinitas will carry out over the five year Housing Element cycle to satisfy the community's housing needs
and meet the requirements of State law. The programs are organized into five major issue areas: Housing
Opportunities, Homeownership Opportunities, Rental Assistance, Housing Quality, and Maintenance and
Preservation. The City's quantified objectives for the five-year Housing Element follow the program
descriptions. An important concept underlying the Housing Element is that the provision of affordable
housing is an important action that the City needs to encourage. The following programs cover a broad
array of housing issues but specifically include a number of new actions designed to enable the City to
meet its affordable housing goals.
ZONING AND LAND USE OPPORTUNITIES
Program 1: Zoning Code - Existing Provisions
The relationship between housing goals and land use planning is direct. The Land Use Element of the
Encinitas General Plan and its implementing zoning regulations is the City's most important "housing
program," by providing for the number and type of housing units needed. The Housing Needs, Housing
Constraints and Housing Opportunities sections of the Housing Element establish the relationship
between identified housing needs and the ability to meet those needs through the City's land use
planning. The following existing provisions of the City's Zoning Code are designed to ensure that the City
achieves its housing objectives as a result of zoning implementation. Note that some of the City's zoning
provisions will continue to be implemented on an ongoing basis, while others need modification or "fine
tuning" through amendments to the Zoning Code.
Program 1A: Overall Land Use Plan Implementation
The City will continue to apply zones through the Zoning Code and Zoning Map to correspond with the
Land Use Element's residential designations to provide a range of residential housing types and
densities. These include the single-family residential categories, the multi-family categories (R-11 through
R-25 zones) and the specialty category of Mobile Home Park (MHP). The City still has capacity for a
range of housing types and densities both in terms of vacant land suitable for residential development
and potential for redevelopment. The City will allow projects with affordable housing contributions, either
monetary or physically constructing units, to apply for the highest allowable density under existing zoning.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Ongoing
H-141
Program 1B: Accessory Units
The City will continue to apply zoning code provisions that allow accessory units (also known as second
units or granny flats) by right in all single family residential zones, in accordance with State law. The City's
accessory unit regulations were liberalized in the mid-1990's, permitting their construction by right in
single-family neighborhoods. Implementation of the City's ordinance permitted the construction of at least
163 new units during the last review period. This program has been successful in fostering the
development of accessory units throughout the community and will be continued.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Ongoing
Program 1C: Agricultural Worker Housing
The City will amend its zoning ordinance to be consistent with state law regarding farm worker employee
housing. In short, state law prohibits cities from imposing conditional use permit requirements on housing
for six or fewer employees (including farm worker housing) if family housing of the same type in the same
zone does not require a use permit. In residential zones, residential uses are permitted by right, i.e., no
conditional use permit is required. According to state Health & Safety Code Sections 17021.5 and
17021.6, employee housing (six or fewer) must be treated as any other residential use.
Due in large measure to high housing demand, high land prices, and fundamental economic shifts in the
agriculture industry, greenhouse and agricultural operations are increasingly being converted to
residential land uses in Encinitas. The General Plan's Resource Management Element recognizes the
important contributions that the agriculture industry has made to Encinitas' history, and contains a number
of policies to encourage its continued role in the community. Consistent with these policies, the City will
support efforts to provide housing for agricultural workers by encouraging participation in HCD's Joe
Serna Jr. Farm Worker Housing program. This program provides grant and loan funding to assist with
construction, rehabilitation and acquisition of owner-occupied and rental units for agricultural workers,
with a priority for lower income households.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Initiate and complete zoning amendment within 36
months; efforts to encourage participation in funding programs for agricultural housing - on-going
Funding: Joe Serna Jr. Farm Worker Housing program of the CA HCD
Program 1D: Mobile Home/Trailer Parks
The City will conduct a citywide assessment of mobile homes/trailer parks to determine their status and
ability to continue to provide affordable housing opportunities. The expected outcome of the assessment
will be a set of recommendations intended to maintain the future viability of mobile home communities
through regulatory (zoning) and/or non-regulatory (financial incentives) means. The City will evaluate a
number of policy and program options that could include, but not necessarily be limited to, rent controls
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on space and/or unit rents, bond financing to enable tenants to purchase space and/or units, and other
policies designed to protect mobile home tenant housing in the City.
The City will continue to apply zoning provisions that allow the development of new mobile home/trailer
parks, and that recognize and allow the expansion of existing parks. The City will continue to maintain the
exclusive mobile home park zone (MHP) where appropriate, and will continue to provide for parks as an
option under other zones.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): City-wide assessment - within 12 months; Zoning
provisions - ongoing
Funding: General Fund
Program 1E: Care Facilities
In early 2005, the City revised its ordinance and definitions to be consistent with State standards. The
City will continue to allow for the development of small-scale care facilities, community care facilities,
congregate care facilities, and residential care facilities under zoning to meet the special housing needs
of seniors and persons with disabilities.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Ongoing
Program 1F: Implement Reasonable Accommodation Procedure in Zoning and Building Permit
Processes for Persons with Disabilities
State law (SB 520 - Chesbro) requires jurisdictions to analyze potential and actual governmental
constraints on the development, maintenance and improvement of housing for persons with disabilities
and demonstrate local efforts to remove or mitigate those constraints. Housing elements must include
programs that remove constraints or provide reasonable accommodation for housing designed for
persons with disabilities.
Through its building permit authority, the City enforces state Title 24 accessibility regulations. As needed
on a case by case basis, the City has made reasonable accommodations with respect to accessibility in
its application of zoning/development standards. However, to date no formal review of its procedures or
zoning ordinances has been conducted as required by state law. This program will develop a formal
reasonable accommodation procedure for persons with disabilities as related to zoning/development and
building permit processes.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Within 6 months
Funding: General Fund
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Program 1G: Modify City's Density Bonus Ordinance
New State law (SB 1818) has modified the requirements for the City if a developer requests a density
bonus for providing affordable housing as part of a development proposal. Key provisions of the new law
include lowering minimum density bonuses and affordable housing set-asides, providing a density bonus
range that caps at 35% and requiring cities to grant up to three incentives or concessions. The law also
provides for reduced parking requirements if requested by a developer.
The City's implementing ordinance of density bonus law is inconsistent with the recent changes. The
City's adopted Local Coastal Program (LCP) restricts density bonuses to a maximum of 25 percent and
allows only one concession or incentive due to the California Coastal Commission's interpretation of
previous State Density Bonus Law. This program will bring the City's density bonus ordinance and LCP
into conformance with the new provisions of state law. Additionally, the City will evaluate how the
ordinance may be applied in conjunction with the City's Inclusionary Housing program (Program 1H
below) to maximize affordable housing opportunities.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Within 6 months
Funding: General Fund
Program 1H: Inclusionary Housing
The City's inclusionary housing program requires that subdivisions of 10 or more units to set aside at
least 10 percent of the units for low income households. As a condition of approval of any tentative
subdivision map for residential dwellings, community apartments, stock cooperatives or conversions of 10
units or more, the subdivider is required to reserve a unit(s) for rental to tenants at or below 50 percent of
the median income. The unit(s) must be rented at or below the affordable rent level for households at
50% of the median income. The units either have to be rented at or below the affordable rent level or sold
at a price affordable to eligible households. All required affordable units must be completed on or before
the issuance of a certificate of occupancy for the first non-restricted unit.
In the past, the City has allowed single-family subdivisions of 10 or more units to fulfill the City's
inclusionary housing requirement by building accessory dwelling units with an affordability deed
restriction. While this policy has resulted in dispersing affordable units throughout the community,
enforcement of rent restrictions has proved difficult. After conducting a survey of accessory unit owners in
October 2003, the City found that many homeowners did not rent the out the accessory units in
accordance with the recorded covenant. The City subsequently changed its policy and no longer allows
developers to meet inclusionary housing requirements by building accessory units.
The City will implement changes in the program to more effectively meet the City's affordable housing
goals and grant developers greater flexibility in how they fulfill their inclusionary housing requirement.
Changes to be considered may include: establishing an in-lieu fee; modifying the project threshold size
and/or minimum inclusionary housing set-aside; targeting a range of lower and moderate income units;
allowing attached-unit development in single-family developments; promoting "unit banking"; modifying
mid-range density policy to allow increased density when affordable housing is provided; allowing off-site
affordable development; and accepting land donations. The City will evaluate how this program may be
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combined with the City's Density Bonus program (Program 1G above) to maximize affordable housing
opportunities. The City also will evaluate expanding the application of inclusionary housing to increase
homeownership opportunities for moderate-income households.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Within 12 months
Funding: General Fund
Program 11: Permit Streamlining
The City currently is engaged in a program to improve the efficiency of the development review process.
Elements of the program include upgrading the computerized permitting system, reducing unnecessary
paperwork, eliminating certain permit requirements, and establishing an interdepartmentalteam to quickly
resolve problems as they arise. This program will benefit all development projects, including affordable
housing.
In addition to the current permit streamlining program, the City will continue its existing policy to expedite
permitting procedures for affordable housing projects on a case-by-case basis. This program will
emphasize working with non-profit housing developers to better utilize an expedited process, which would
include priority plan review and inspection services.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Ongoing
Program U: Implement Reduced Parking Standards for Mixed Use and Affordable Housing in
Specific Plan Areas
The Downtown Encinitas and the North 101 Corridor Specific Plans contain modified parking standards to
encourage mixed-use and affordable housing development. In designated zones in the Specific Plan
areas, the City requires no more than two off-street parking spaces for a residential unit in a mixed-use
development. Mixed-use units that are guaranteed to be affordable to low or very-low income households
are allowed a reduced, one-space-per-unit parking requirement. The City will continue to apply these
existing parking standards in the Downtown Encinitas and North 101 Corridor Specific plan areas.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): ongoing
Program 1K: Eliminate Separate Lot or Airspace Ownership Requirements in North Highway 101
Specific Plan
Section 3.1.1(A)(4) of the North 101 Corridor Specific Plan requires that "all [new] residential detached
and attached dwelling units in residential-only developments must be constructed on a legally subdivided
lot or must be subdivided to permit ownership of airspace in the form of a dwelling unit with an undivided
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share in common elements." While this requirement is appropriate for single-family homeownership
projects, it may pose a disincentive to the provision of duplex and multi-family housing by imposing
additional cost, processing and development requirements. The North 101 Corridor Specific Plan will be
amended to eliminate the airspace requirement for multi-family housing.
.Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Within 24 months
Funding: General Fund
Program 1L: Manufactured Housing
The city will continue to permit manufactured housing units by right in single family zones, as long as the
units meet all zoning and building codes.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Ongoing
Program 1M: Neighborhood Revitalization Opportunities
A. Neighborhood Revitalization
Under HUD regulations, the City may designate a blighted or declining residential neighborhood as a
"Neighborhood Revitalization Area". This designation enables the City to allocate its HUD funding and
other available resources to implement a comprehensive revitalization program, which may include
housing rehabilitation, new construction, homeownership opportunities, enhanced code enforcement, and
capital improvements. The City will evaluate older neighborhoods to determine if they will benefit from this
designation. If appropriate, the City will submit a Neighborhood Revitalization Area plan to HUD for
approval.
Implementing Agency: City of Encinitas City Manager's Office and Planning Department
Schedule (from Housing Element adoption): Within 12 months
Funding: General Fund
Program 1N: Amend Design Review Findings for Residential Projects
The City requires design review approval for most proposed development. Unless exempt, residential
projects need to be consistent with the City's design guidelines and comply with certain regulatory
findings before they may be constructed. Among these findings is the requirement that the project "would
not tend to cause the surrounding neighborhood to depreciate materially in appearance or value (EMC
23.08.080)." In response to concerns that such a finding could pose a constraint to housing, the City will
evaluate this design review finding for its potential to be subjectively applied in denying a residential
development. As noted in the Constraints Analysis, there is no history that a residential project was
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denied solely on the basis of this finding. Its effectiveness in assuring high quality development is minimal
as compared to meeting the other three findings, namely, that a project "1) is consistent with the General
Plan, a Specific Plan or the Municipal Code; 2) is substantially consistent with the Design Review
Guidelines; [and] 3) would not adversely affect the health, safety, or general welfare of the community...
(EMC 23.08.080)." The City will consider alternative language or eliminating this finding altogether for
residential projects.
Implementing Agency: City of Encinitas Planning & Building Department
Schedule (from Housing Element adoption): Within 60 months
Funding: General Fund
SMART GROWTH AND/OR MIXED USE DEVELOPMENT OPPORTUNITIES
Program 2A: Affordable Housing Overlay Zone
The City conducted an analysis of its land use plan to determine the potential capacity to meet its regional
housing needs allocation, especially the quantified objectives for new construction. The analysis shows
that the City has capacity to accommodate its regional share. However, a significant portion of the higher-
density capacity (15 to 25 du/acre) is in the mixed-use zones along the Coast Highway corridor. This
corridor is predominantly built-out with commercial uses and so recycling of these properties to new
mixed residential/commercial uses would occur over a long period of time. Recent experience with new
mixed-use developments in this corridor suggests approximately 100 new residential units could
realistically be built within the Housing Element planning period.
To augment the higher-density capacity of these mixed-use zones and the remaining available multi-
family residential sites, the City will establish an Affordable Housing Overlay Zone (AHOZ). The AHOZ
would designate specific sites for higher residential density, provided that the affordable housing targets
established for each site is met through development. The City will identify appropriate sites and apply the
AHOZ designation through a zoning ordinance, General Plan, and Local Coastal Program amendment.
Once the AHOZ is in place, builders will be allowed to develop designated properties at higher density
without having to individually go through a General Plan Amendment or Re-zoning process.
Some potential areas for initial consideration would be:
1. Older, commercial centers in need of revitalization;
2. "Smart growth" potential areas, particularly those centering around high levels of transit
service;
3. Areas where existing and planned infrastructure could support in-fill or additional
residential development to occur, while maintaining compatibility with surrounding land
uses; and
4. Existing residential areas where vacant or in-fill lots provide potential for additional
residential capacity.
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Candidate sites identified for the affordable housing overlay zone will be considered for changes to their
land use designation and zoning through the public hearing and approval process. Potential re-zones for
properties in the Coastal Zone would also be subject to review and approval by the California Coastal
Commission. The objective for this program would be to create additional opportunities for affordable
housing.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Initiate program within 6 months; identify AHOZ sites
within first year, complete zoning, General Plan, and Local Coastal Plan amendments within two years.
Funding Source: General Fund
Program 2B: Mixed Use Zoning
The City will continue to allow for the inclusion of mixed-use development of secondary residential units
with development of principal commercial uses. Mixed-use residential provisions may include
requirements or incentives to be affordable. In a high-cost area such as Encinitas, this represents a
significant opportunity for the development of multi-family housing.
The Encinitas Ranch, Downtown Encinitas, and North 101 Corridor Specific Plans include provisions for
mixed-use development in commercial districts with densities from the residential portion at 1525 dwelling
units per acre.
The City will work to increase developer awareness of the potential for mixed-use development in
Encinitas. Within the first year of Housing Element adoption, and on an ongoing basis, the City will
coordinate with the main street associations of Downtown Encinitas and North Highway 101 to promote
infill mixed-use development in these areas. The City will create an informational hand-out and distribute
through these groups and the City's electronic development services newsletter, and will make it available
at the development services counter at City Hall as well as the City's website. Additionally, the City will
continue to provide technical support to developers proposing mixed-use projects through weekly Staff
Advisory Committee (SAC) meetings.
Beginning in the first year of housing program implementation, the City will propose expanding
mixed use zoning provisions in other areas of the city. Efforts will focus on expanding its
application to the Cardiff-by-the-Sea Specific Plan area, the North El Camino Real potential
Smart Growth Opportunity Area (SGOA) and possibly other select non-residential areas
identified through the City's economic development strategies program. Properties that are
determined appropriate for mixed-use development will have specific zoning and development
standards applied to them through the re-zone, and/or General Plan /Local Coastal Plan Amendment
process. In assessing whether to expand mixed-use zoning, consideration will be given to the historic
development pattern of existing areas, to ensure that land use/zoning changes will result in future
development that is compatible with the character of established neighborhoods.
Implementing Agency: City of Encinitas Planning Department
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Schedule (from Housing Element adoption): Within 12 months
Funding Source: General Fund
Program 2C: Coastal Housing Replacement
State law (G.C. 65590) requires replacement of low and moderate-income housing lost due to conversion
or demolition of housing in the Coastal Zone. The replacement requirement is applied to projects of three
or more dwelling units (eleven or more if multiple structures) whose occupants are of low or moderate
income, regardless of the dwellings' affordability. This program will identify potential resources to provide
for that replacement housing. The range of options that could be considered under this activity could
include fees for condominium conversions and other replacement housing requirements, especially for
affordable housing lost through conversions or removal.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Within 24 months
Funding Source: General Fund
HOMEOWNERSHIP OPPORTUNITIES
Program 3A: First-Time Homebuyer Down Payment
The City will continue to offer the First-Time Homebuyer Program on a limited basis. This program
provides down payment and/ or closing cost assistance to low- income first-time homebuyers. The
maximum loan limit is $40,000 and the appraised value of the property being purchased could not have
exceeded $421,000. Under this program, the City places a second trust deed on the property as security
for the loan. Repayment of the loan is deferred until sale, transfer, or non-owner occupancy of the unit. If
the buyer resides in the unit for seven full years, the loan was forgiven.
The recent surge in home prices has rendered this program all but infeasible in Encinitas, with recently
increased loan and sales price limits. Previously allocated funding for down payment assistance will
continue to be made available in the event a unique opportunity for such assistance presents itself.
Otherwise this program will be phased out.
Implementing Agency: City of Encinitas Housing Authority
Schedule (from Housing Element adoption): Ongoing but will be phased out as funding is exhausted
Funding Source: HOME, American Dream Downpayment Initiative (ADDI)
Program 3B: San Diego Regional Mortgage Credit Certificate Program (MCC)
The City will continue to participate in and promote the San Diego Regional Mortgage Credit Certificate
Program. This program entitles qualified first time homebuyers to take a Federal income tax credit of 15
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percent of the interest paid on the mortgage. The credit reduces the buyers' income taxes and increases
net earnings, thereby increasing the buyers' ability to qualify for a mortgage loan.
Qualified applicants must be first time homebuyers earning no greater than 120 percent of the area
median income. The City will continue to participate in the MCC program in the event that a unique
opportunity for such assistance presents itself. As mentioned above, the recent surge in home prices has
rendered this program all but infeasible. No MCC's have been issued in at least two years. Given the
extremely high property values in Encinitas, the City will not rely on this program to achieve its affordable
housing goals.
Implementing Agency: San Diego Regional Mortgage Certificate Program through the City of Encinitas
Community Development Department
Schedule (from Housing Element adoption): Ongoing
Funding Source: California Debt Limit Allocation Committee (CDLAC)
RENTAL ASSISTANCE
Program 4A: Section 8 Rental Assistance
The City will continue to administer the Section 8 Rental Assistance Program. This program provides
rental assistance to eligible very low and low-income household. The subsidy represents the difference
between the rent that exceeds 30 percent of a household's monthly income and the actual rent charged.
HUD (the U.S. Department of Housing and Urban Development) has not issued any new vouchers to the
City of Encinitas for the past 3 years. In January 2004 and January 2005, HUD capped the Section 8
budget, which required the City to reduce program operating costs. The City responded in part by
lowering payment and occupancy standards. Although the City will continue to administer its 136 housing
vouchers, the City's ability to expand or even maintain this program at its current level is dependent upon
the annual Federal budget process. Recent indications from HUD are that Federal support for Section 8
will not be expanded.
Implementing Agency: City of Encinitas Housing Authority
Schedule (from Housing Element adoption): Ongoing
Funding Source: U.S. Department of Housing and Urban Development
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Program 4B: HOME Housing Vouchers Program
The City will continue to fund this program by using vouchers to target very low-income households. The
HOME program mirrors the Section 8 program, provides for a maximum 24 months of rental assistance.
During this time period eligible participants may be transferred to the Section 8 program for ongoing
assistance. Initially, the City provided housing vouchers to homeless families who were living in
transitional housing (and who were victims of domestic violence). But after a year of operation, the
program was broadened to allow tenants on the Section 8 waiting list to utilize the program.
This program will be continued in the 2005-2010 Housing Element until previously allocated funds have
been exhausted. Continued funding will be assessed as the Housing Element cycle progresses.
However, the City will emphasize directing future HOME funding on new housing development.
Implementing Agency: City of Encinitas Housing Authority
Schedule (from Housing Element adoption): Ongoing
Funding Source: City of Encinitas HOME funds
QUALITY OF HOUSING
Program 5A: Equal Housing Opportunity
The City will continue to require that, as a condition of approval of any new subdivision map, that the units
be marketed and sold in accordance with professional practices that promote equal housing
opportunities.
The City will continue to contract with a fair housing agency to provide outreach, education and
assistance to residents of Encinitas. Information about fair housing is available in the City's housing
brochure and on the City website. Brochures are also distributed at libraries, grocery stores, community
centers, and other public places.
In 2004, the City participated in a new regional Analysis of Impediments to Fair Housing. The City also
will address the impediments to fair housing identified in the study.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Ongoing
Funding Source: City of Encinitas Community Development Block Grant Funds
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Emergency Shelter and Transitional Housing
Program SB: Emergency Shelter
The City will continue to sponsor or assist emergency shelters facilities, inside City limits or outside within
a reasonable proximity. The City will encourage or support facilities by providing grants, or low cost loans,
to operating agencies. The City will also provide financial assistance to the Community Resource Center
(a nonprofit service agency based in Encinitas) for case management, the YMCA-Oz North Coast,
Fraternity House, and North County Solutions for Change. The City will assist with winter homeless
assistance, either through motel voucher funding or a temporary winter shelter (e. g., Interfaith Shelter
network and the Scout Center).
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Ongoing
Funding Source: City of Encinitas General Fund, CDBG, Affordable Housing Fund
Program 5C: Transitional Housing
In 2006, the City Council allocated $450,000 in HOME funds to assist the Encinitas-based nonprofit
Community Resource Center (CRC) in its effort to construct a 7-unit transitional housing project on
property owned by the CRC. The project is in the feasibility and planning/design stage. Accordingly, this
program will be modified as follows:
The City will assist a non-profit organization to develop a transitional housing project, either
inside City limits or outside within a reasonable proximity. The City will encourage or support
facilities by providing siting opportunities, grants, or low cost loans to operating agencies.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Within 24 months
Funding Source: City of Encinitas General Fund, CDBG, HOME, Affordable Housing Fund
Program 5D: Enforcement of Accessible Housing Regulations
The City will continue to maintain accessible housing regulations and implement California Title 24
provisions for development review and approval.
Implementing Agency: City of Encinitas Planning Department
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Schedule (from Housing Element adoption): Ongoing
Program 5 E: Fair Housing
Cities such as Encinitas that receive CDBG and HOME funding are required to certify that they will
engage in fair housing planning. This specifically involves: conducting at the beginning of each five-year,
cycle an analysis of impediments to fair housing choice; carrying out actions to overcome the effects of
identified impediments; and maintaining records that provide available information and reports, including
the analysis of impediments. The City participated in the preparation of the latest region-wide analysis of
impediments, which was published in February 2005.
The City maintains an ongoing commitment to the provision of fair housing in the community. The goal of
the City's Fair Housing Plan is to affirmatively further fair housing through specific education outreach and
monitoring activities. The City currently contracts with the North County Lifeline (NCL) to provide fair
housing and landlord/tenant services to residents in Encinitas. NCL will help mediate and/or assist with
filing fair housing complaints. As needed, NCL can arrange testing when unfair practices are suspected.
Implementing Agency: City of Encinitas Planning Department
Schedule: Ongoing
Funding Source: CDBG Fund
MAINTENANCE AND PRESERVATION OF HOUSING
Program 6A: Residential Rehabilitation
The City will continue to fund the County of San Diego residential rehabilitation program. This program
provides assistance for low-income households to upgrade units to decent, safe and sanitary conditions
from a previous below-standard condition. The assistance is available to low-income homeowners and to
owners of rental units that will rent to low income households.
Objective: Rehabilitate 25 units
Implementing Agency: County of San Diego
Schedule (from Housing Element adoption): Ongoing
Funding: City of Encinitas Community Development Block Grant Funds
Program 6B: Conversion of Illegal Units
The City has a number of second dwelling units that were constructed or converted illegally (without
required permits) and might not meet City codes. Many of these units provide affordable housing
opportunities that might not otherwise be available. In response to this issue, the City developed a
program for illegal unit conversion. This program allows homeowners with illegally established second
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dwelling units on their property to apply for legalization. It allows the illegal units to exist in perpetuity
provided that the units:
• Were placed into service prior to City incorporation in 1986 and have been used as rentals since.
• Comply with the current Uniform Building Code and meet City zoning and development standards to
the maximum extent feasible;
• Meet the minimum dwelling unit size standards; and
• Are rented to only very low or low-income households.
Implementing Agencies: City of Encinitas Planning Department, Code Enforcement Department
Schedule: Ongoing
FINANCING
Program 7A: Federal and State Financing
The City will facilitate or support the applications of experienced housing developers and homeless
providers for financing to develop affordable housing. As part of the City activities associated with this
program and Program 7B, the City will meet with potential affordable housing developers, provide site
information, assist in the entitlement processes, and consider on a case-by-case other incentives to
include, but necessarily limited to, fee waivers and modification of standards. In order to make affordable
housing development economically feasible, developers must layer financing from several State and
Federal financing sources. Below is a list of the major public financing programs currently available:
• Low Income Housing Tax Credits— The CA Tax Credit Allocation Committee provides equity for
investment for low-income rental housing projects.
• Tax-Exempt Mortgage Revenue Bonds— The CA Debt Limit Allocation Committee provides debt
financing for low-income rental housing project through bond financing.
• Multifamily Housing Program (Proposition 46)— The CA Housing and Community Development
provides debt financing for rental housing projects, with a set-aside for permanent supportive
housing.
• HOME Investment Partnership Program— The City of Encinitas participates in the County HOME
Consortium, which receives entitlement funds from HUD annually.
• Community Development Block Grant Funds— The City of Encinitas receives entitlement funds
from HUD annually.
• Project-based Section 8 Housing Choice Vouchers— The City of Encinitas may allocate up to
20% of its vouchers for project-based assistance.
• HUD Competitive Grant Funding— HUD issues a SuperNOFA annually which makes competitive
grant funding available for the following programs: Section 202 program for senior housing
development projects; Section 811 program for housing development projects serving disabled
persons; Supportive Housing Program for transitional and permanent housing development projects
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serving homeless persons with disabilities, and, Shelter Plus Care program providing rental
assistance and supportive services for homeless persons with disabilities.
• Housing Opportunities for People with AIDS/HIV— The County of San Diego receives funds
annually from HUD.
Implementing Agency: City of Encinitas Planning Department
Schedule: Periodically throughout the planning period
Program 7B: Local Government Financing
The City will investigate potential local sources that will generate dedicated housing revenue to augment
the City's affordable housing trust fund. As part of the City activities associated with this program and
Program 7A, the City will meet with potential affordable housing developers, provide site information,
assist in the entitlement processes, and consider on a case-by-case other incentives to include, but
necessarily limited to, fee waivers and modification of standards. Sources may include an establishment
of an inclusionary in-lieu fee or a coastal replacement/conversion fee.
Objective: Identify and develop one or more sources of dedicated housing revenue to augment the
City's affordable housing trust fund.
Implementing Agency: City of Encinitas Planning Department
Schedule (from Housing Element adoption): Within 24 months
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QUANTIFIED OBJECTIVES
QUANTIFIED OBJECTIVES
Housing Element law requires that quantified objectives be developed with regard to new construction,
rehabilitation, conservation and preservation activities that will occur during the five year housing element
cycle. Table 51 summarizes the City of Encinitas' quantified objectives for the housing element cycle. A
description of each follows.
Table 51
TOTAL QUANTIFIED OBJECTIVES
Encinitas, 2005-2010
New Construction
Rehabilitation
Conservation
Preservation
Very Low
Income
328-438
-
156
n/a
Low Income
280-354
25
n/a
Moderate
Income
324
n/a*
n/a
Above
Moderate
Income
Oto11
n/a
n/a
Totals
943
25
156
n/a
* The City only sets quantified objectives for very low and low income rehabilitation that occurs with assistance
through the rehabilitation program. Moderate and above moderate income rehabilitation may still occur.
NEW CONSTRUCTION
The City has established quantified objectives for new construction based upon the Regional Share
Needs Assessment (RHNA) adopted by the San Diego Association of Governments (SANDAG); the City
has set a range based upon SANDAG's Modified Alternative 1 and Alternative 3 for new units from 2005
to 2010. This represents an average of 342 units per year and is consistent with SANDAG's projected
growth for the City as found in the Cities/County Growth Forecast for 2030. This forecast used a variety of
factors including land available for residential development to project the amount of new development in
each jurisdiction. The City anticipates that much of the new construction will result from increased
pressure for infill development, redevelopment, and mixed-use development, especially in the City's
Specific Plan Areas.
REHABILITATION
The City anticipates that 25 units will be rehabilitated between 2005 and 2010. This objective will be
achieved through participation in the County of San Diego's Residential Rehabilitation Program. As the
City's housing stock ages, the need for housing rehabilitation to preserve neighborhood quality will
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continue to increase. Therefore, the City will continue to promote the rehabilitation programs offered by
the County of San Diego.
CONSERVATION
The City's quantified conservation objective for 2005-2010 is 156 based on continuing the existing
number 136 Section 8 vouchers, and adding another 20 vouchers in anticipation of a smaller increment
than the last cycle (substantially less, if any, than the 36 additional units during the last Housing Element
cycle). The U.S. Department of Housing and Urban Development (HUD) has not issued any new
vouchers to the City of Encinitas for the past 3 years. In January 2004 and January 2005, HUD capped
the Section 8 budget, which required the City to reduce program operating costs. The City responded in
part by lowering payment and occupancy standards. Although the City will continue to administer its 136
housing vouchers, the City's ability to expand this program or even maintain it at its current level is
dependent upon the federal budget process. Recent indications from HUD are that federal support for
Section 8 will not be expanded and that program retrenchment is likely over the next four years.
PRESERVATION
No affordable units are at risk of being lost during the next Housing Element cycle. Therefore, no
quantified objectives needed to be established for this cycle.
H-158
City of Del Mar
Community Plan
Housing Element
, *•.«:•',- V
2005 - 2010
•;•#*•?*.-
Adopted by City Council Resolution No. 2007-22
on June 4, 2007
City of Del Mar
1050 Caminodel Mar
Del Mar, CA 92014
858-755-9313
www.delmar.ca.us
Section 6. Housing Plan
This Section, the five-year Housing Plan is the centerpiece of the 2005-2010 Housing
Element for Del Mar. It sets forth the City's goals, policies, and programs to address Del
Mar's identified housing needs. Many of the policies and programs have been adopted
by the City and are already being implemented.
Other polices and programs, as noted, are in the process of review and potential adoption
by the City but are not yet in an implementation phase. For those that are in the process
of review and implementation, the City will take the formal steps of holding public
hearings within six months of the certification of this Housing Element Update. Some of
the code amendments may be batched together for review and, as necessary, CEQA
determination. The potential code amendments that would be subject to this review
schedule are noted in the five-year objective segments that follow in this Section.
Fair Share of Regional Housing Needs
The San Diego Association of Governments (SANDAG) has established the City's share
of regional housing growth needs as 25 additional units provided by new construction for
the 2005-2010 period to accommodate households with the following income
distribution:
• Very-low income (0-50% County MFI) 6 units
• Low-income (51 -80% of County MFI) 4 units
• Moderate income (81-120% of County MFI) 5 units
• Above-moderate income (> 120% of County MFI) 10 units
The following Goals and Policies identify the means by which the City will attempt to
achieve its share of regional housing needs.
A. Goals and Policies
• To conserve and improve the existing stock of affordable housing;
• To encourage adequate provision of a variety of housing opportunities; and
• To promote equal housing opportunities.
Conservation and Improvement
It is the City's goal to preserve the existing housing stock and to avoid a degree of
physical decline that would require a larger rehabilitation effort to restore the quality and
value of housing in Del Mar. As a community with high land and housing costs, it is
important that the City continue to pursue a variety of programs to conserve affordable
housing opportunities for all residents.
2005-2010 Housing Element City of Del Mar
-51- Adopted on June 4, 2007
Housing Goal 1: To conserve and improve the existing stock of affordable housing in
Del Mar.
Policy 1.1: Continue to preserve the existing Low-and Moderate-Income housing units
within the City.
Policy 1.2: Continue to utilize the City's code enforcement program to ensure
compliance with City codes.
Housing Opportunities
The City of Del Mar encourages the production and provision of new housing units that
offer a wide range of housing types. This will ensure the provision of a balanced
inventory of housing in terms of unit type (e.g. single-family residential, apartments,
second units, mixed residential/commercial). Providing resources that increase the
affordability of existing units also will provide additional affordable housing
opportunities within the City.
Housing Goal 2: To encourage adequate provision of a wide range of housing by
location, type, and price to meet the existing and future needs of Del Mar.
Policy 2.1: Provide a variety of residential development opportunities in the City,
including single-family homes, townhomes, apartments, condominiums, affordable
Second Units, and residential mixed-use projects to fulfill regional housing needs.
Policy 2.2: Encourage the production of housing for all segments of the Del Mar
population, including those with special needs.
Policy 2.3: Facilitate the development of affordable housing by offering incentives, such
as density and floor area ratio bonuses; reduced processing fees; reduced parking
requirements for affordable housing projects.
Policy 2.4: Identify and participate in programs, such as Rental Subsidy and Shared
Housing, which provide alternative affordable housing opportunities, other than new
construction.
Fair Housing
In order to provide for the housing needs of all economic segments of the community, the
City must ensure that equal and fair housing opportunities are available to all residents.
Housing Goal 3: To promote equal opportunity for all residents to reside in the housing
of their choice.
Policy 3.1: Prohibit discrimination in the sale or rental of housing with regard to race,
color, religion, sex, familial status, disability, and national origin.
2005-2010 Housing Element City of Del Mar
- 52 - Adopted on June 4, 2007
Policy 3.2: Continue to further fair housing choices through actively expanding housing
opportunities and removing impediments to fair housing.
B. Housing Programs
The goals and policies contained in this Housing Element update address Del Mar's
identified housing needs and how they are to be implemented through a series of housing
programs. Housing programs define the specific actions the City will take to achieve the
goals and policies identified in this Housing Element update. The City of Del Mar's
overall housing program strategy for addressing its housing needs has been grouped into
the following actions:
• Conserving and improving the City existing housing stock;
• Providing adequate sites to achieve a variety and diversity of housing;
• Assisting in the development of new affordable housing;
• Assisting in the opportunities for use of existing affordable housing;
• Removing governmental constraints on development; and
• Promoting equal housing opportunities.
Housing programs identified in this section include programs currently in operation and
new programs that have been introduced to address the City's unmet housing needs. It
should be noted that some of the introduced programs are under consideration by the Del
Mar City Council and are, therefore, not yet in effect. The Housing Program Summary
located at the end of this section summarizes the five-year goals of each housing
program, along with identifying the program funding source, responsible agency, and
time-frame for consideration/implementation.
Conserving and Improving Existing Housing
Given the high cost of land in Del Mar and the age of existing residential units, a
comprehensive program to preserve and improve existing housing, particularly affordable
housing, is critical in addressing safe and affordable housing to most of the members of
the community.
1. Condominium Conversion Ordinance: There is a limited supply of rental units in
the City, particularly in multi-family structures (4+ units). Many rental units are
potentially subject to condominium conversion. Without City action, such
conversions would result in an overall loss in overall rental stock. Retention of
existing rental units also preserves the low-and moderate-income housing stock in
Del Mar. However, it is also recognized that condominium conversions also
generally offer the lowest priced home ownership opportunities.
The City's Condominium Conversion Ordinance is designed to allow the creation of
affordable for-sale housing opportunities while also minimizing the loss of rental
units available for persons in low- and moderate-income households. As a condition
of any conversion of existing apartments of three or more units to condominiums, the
2005-2010 Housing Element City of Del Mar
- 53 - Adopted on June 4, 2007
Del Mar Municipal Code requires that two-thirds of the units be set aside and
reserved, (for a period of no less than 30 years) for rental to tenants qualified by the
County Housing Authority as meeting Section 8 Rental Assistance requirements.
The Municipal Code also requires that an in-lieu fee be paid for duplexes being
converted to condominiums, stock cooperatives or community apartment projects.
In-lieu fees collected through this program are deposited into the City's Housing
Assistance Reserve which is used, in part, for rental subsidies for lower-income
households.
Five-Year Objectives:
• The City will continue to implement the Condominium Conversion Ordinance
to preserve the existing stock of rental units, and will utilize the in-lieu fees to
construct new units, assist the displaced households, or provide rent subsidies
to increase the affordability of other, existing rental units. In the next year,
the City will examine the existing level of the housing in-lieu fee to see if an
increase in rates is appropriate to mitigate projects that have an impact on
affordable housing. The revised figure could be an increased flat fee
fluctuating with inflation, or it could be based on a percentage of the market
value of the apartments to be converted to condominiums.
• Although not strictly a condominium conversion issue, in the 2005-2110
cycle, the City will explore whether the Zoning Code should be modified to
require the payment of an in-lieu mitigation fee to offset the loss of rental
stock in projects involving the removal of multiple dwelling units from a
property and their replacement with smaller number of residential units.
2. Preservation of Non-conforming Multi-Family Densities: Most affordable housing
opportunities in Del Mar are provided in large non-conforming multi-family
buildings. To preserve the affordable multi-family housing stock, the City's Zoning
Ordinance allows the reconstruction and alteration of non-conforming multi-family
developments of three or more units without a requirement that the structural non-
conformities be abated. This ordinance also allows the preservation of multi-family
buildings that are non-conforming with respect to residential densities. While this
ordinance allows for the reconstruction of apartments with non-conforming densities,
it does not allow their conversion to a condominium form of ownership.
Five-Year Objectives:
• The City will continue to allow the preservation of current, non-conforming
residential densities for multi-family developments of three or more units. In
this housing cycle, the City will also evaluate whether to adopt an amendment
to the Code that would also allow the owner of an existing multi-family
apartment building(s) which is non-conforming with respect to residential
density, to convert the building(s) to condominiums. The authorization for
the conversion would include a requirement that a percentage of the units
2005-2010 Housing Element City of Del Mar
- 54 - Adopted on June 4, 2007
within the building(s) be set aside for affordable housing with that
requirement recorded against the deed for the property. As part of this
analysis, the City will consider whether the set-aside requirement described
above should be coupled with application of the in-lieu fee requirement for
those apartments that are converted to condominiums, or whether the set-aside
requirement would be the sole mitigation.
3. Code Enforcement: Housing maintenance in Del Mar has not been perceived as a
major issue in the City. Nevertheless, Del Mar implements a code enforcement
program to correct housing and building code violations and does so on a complaint
basis. Del Mar adopted the Uniform Building Code (UBC) and contracts with the
EsGil Corporation to enforce the UBC.
Zoning code enforcement is provided by the City. The City attempts to encourage the
landowners to voluntarily correct zoning violations before pursuing more formal
Code Enforcement actions. However, when such attempts fail, the City uses the
Administrative Citation process and other legal actions to gain compliance.
Five-Year Objectives:
• The City will continue to enforce the Zoning Ordinance and will also contract
with the EsGil Corporation to enforce the UBC.
Provision of Adequate Sites
A key element in satisfying the housing needs of all segments of the community is the
provision of adequate sites for housing of all types, sizes, and prices.
4. Community Development Element and Zoning Ordinance: The Community
Development Element of the Del Mar Community Plan designates land within the
City for a range of residential densities ranging from 1 to 17.6 units per acre. The
following aspects of the Zoning Ordinance facilitate affordable development:
• The development standards for the mixed in the Professional Commercial,
North Commercial, and Central Commercial land use designations which
currently allow construction of a [single] dwelling unit as an accessory to an
allowed use within the referenced zones. The standards for the Residential-
Commercial zone allow two dwelling units on sites that conform with the
minimum lot-size standards for the zone.
• Provisions and incentives for the construction of affordable Second Units in
zoning districts otherwise limited to single family residential.
• Density bonuses for qualifying projects.
With the densities allowed and the provisions listed above, the residential
development capacity under the Del Mar Land Use Plan provides sufficient land to
2005-2010 Housing Element City of Del Mar
- 55 - Adopted on June 4, 2007
meet the City's remaining 25-unit share of regional housing growth needs for the
2005-2010 period.
Five-Year Objectives:
• The City will continue to implement and augment the Community
Development Element and Zoning Ordinance. The objective is to construct
25 Affordable Income housing units during the 2005-2010 period.
• The City will maintain an inventory of sites suitable for residential
development and provide that information to interested developers.
• In the 2005-2010 cycle, the City will explore modifying the allowed
residential density for mixed-use projects in the City's commercial zones.
The modification would include an increase from the current limitation of one
dwelling unit per project site. The increase would be coupled with stipulations
to ensure that the additional residential units would be located and designed in
a manner so as not to interfere with the City's on-going commercial
revitalization efforts. This change in zoning standards would be in keeping
with the City's goal of participating in the Smart Growth concept identified in
SANDAG's Regional Comprehensive Plan.
5. Sites for Homeless Shelters/Transitional Housing: The City of Del Mar has an
estimated homeless population of 30 persons or less. The majority of these homeless
persons are day laborers and seasonal farm workers. Although Del Mar currently is
not developed with any transitional housing facility or emergency shelter for the
homeless, the Zoning Code is structured to accommodate each.
Pursuant to State law, a community care facility for six or fewer persons may not be
treated differently than family dwellings of the same type in the same zone. A
community care facility also includes any residential facility, residential care facility
for the elderly, day care agencies, home-finding agencies, small group homes, and
foster family homes. Therefore, small group homes for six or fewer persons can be
located in any of the City's residential districts by right.
Along with congregations in neighboring jurisdictions St. Peter's Church in Del Mar
participates in the annual Interfaith Shelter Network Rotating Shelter. This program
provides temporary housing for homeless persons from September to May. The
shelter rotates from congregation to congregation, operating two weeks at a time.
Participation in the Rotating Shelter Program by Del Mar congregations provides
homeless shelter opportunities within the City. The Del Mar Fairgrounds also
contains housing units for its Fair and Horse Racing seasons but which hold the
potential to provide emergency housing during other periods of the year.
2005-2010 Housing Element City of Del Mar
- 56 - Adopted on June 4, 2007
Five-Year Objectives:
• The City will continue to permit community care facilities through various
zoning provisions. As part of this Housing Element Update, the City will
modify the Zoning Code to change the minimum distance required between
Large Scale Community Care Facilities from the current 1,000 ft. minimum to
a 500 ft, thereby further accommodating their construction.
• The City will continue to encourage local congregations to participate with the
Interfaith Shelter Network Rotating Shelter.
• The City will actively work to encourage the 22nd District Agricultural
Association (DAA) and Thoroughbred Club to utilize existing seasonal
housing units located within the Del Mar Fairgrounds to provide emergency
housing when the seasonal housing units are not occupied.
Assist in Development and Provision of Affordable Housing
New construction is a major source of housing for prospective homeowners and renters.
However, with limited land available for new development and the high cost of the land
that is available, other programs are also required to provide affordable housing
opportunities.
6. Rental Subsidy: The City's Rental Subsidy Program currently provides rent
subsidies to eight (8) very-low income individuals/households, with incomes less than
50% of the median family income for San Diego County. This program recognizes
the constraints to the construction of new affordable housing that exist in Del Mar
namely the extremely high cost of land.
The Rental Subsidy Program is funded through the use of in-lieu mitigation fees
collected from subdivisions of land into 10 parcels or more, and from two-unit
condominium conversions. Community Development Block Grant (CDBG) funds
are also used to help finance the rental subsidies.
Five-Year Objectives:
• The City will continue to utilize a variety of funding sources, including
CDBG, General Fund, and Housing In-lieu Fee monies to provide rent
subsidies to income-qualified households. In the 2005-2010 hosing cycle, the
City will continue the Rental Subsidy Program but with a goal to increase the
number served by the program from the current eight individuals/families to
16 individuals/families by the end of the cycle.
In recognition of the current high levels of rental rates in the region in general
and Del Mar in particular, the City will also explore whether to also increase
the amount of monthly fees paid for the individuals/families enrolled in the
program.
2005-2010 Housing Element City of Del Mar
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7. Second-Unit Program: The City has adopted a Second-Unit Ordinance to allow the
construction of a second dwelling unit [Second-Unit] on properties otherwise zoned
for single-family development, provided the Second-Unit is made available as
affordable housing. Due to limited available land within the City, Second Unit
construction is a very important element to the City in its efforts to provide affordable
housing. The ordinance applies to the Very Low Density (Rl-40), Modified Low
Density (Rl-14), Low Density (Rl-10), and Low Density-Beach (R1-10B) districts,
and allows a Second-Unit to be constructed within these districts if the following
conditions are met:
• The parcel meets the minimum lot size specified for the underlying zone;
• The Second-Unit does not exceed 550 square feet in area;
• The rental fee charged for the Second-Unit is affordable to individuals that
qualify as low-income;
• The Second-Unit is deed-restricted for rental to only low-income individuals
for at least 30 years;
• The Second-Unit does not exceed a building height of 14 feet and is at least 6
feet from any other structure (if it is to be a detached structure);
• The property is not located within the Bluff/Slope and Canyon, Open Space,
Historic, Coastal Bluffs or Lagoon Overlay zones; and
• One parking space (covered or uncovered) is provided.
To facilitate the development of Second-Units, the ordinance waives the garage
parking requirement for Second-Units and requires only one on-site parking space
for the Second-Unit (rather than the garage parking otherwise required). It also
waives the time-consuming process for receipt of a Design Review Permit.
Five-Year Objectives:
• In the 2005-2010 cycle, the City will continue to allow and promote the
construction of affordable Second-Units by increasing the public awareness of
the program. The specific goal is to see 10 new Second-Units constructed
during the 2005-2010 period.
• In the 2005-2010 cycle, the City will evaluate adoption of an amnesty
program that would allow an existing non-permitted Second-Unit on a
property in a single-family residential zone to gain a legal status, provided the
unit meets the requirements of the Second-Unit Program, including
requirements for rental rates and associated deed restrictions.
• In the 2005-2010 cycle, the City will evaluate adoption of an amendment to
the Zoning Ordinance to provide additional incentives for property owners to
pursue construction of Second-Units. The incentives to be considered (in
addition to those listed above) will include, but not be limited to, the
following:
2005-2010 Housing Element City of Del Mar
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1) A Floor Area Ratio (FAR) exemption of up to 550 sq. ft. of bulk floor
area for Second-Unit projects. This 550-sq. ft. figure is commensurate
with the maximum size of a Second-Unit allowed under the program.
2) An allowance for building encroachment into a maximum of one half
of the otherwise-required rear-yard and/or interior side yard setbacks.
8. Shared Housing Program: Since February 1995, Del Mar has had a program to
provide shared housing opportunities within the City. The program was originally
administered by Lifeline Community Services and is now administered by another
non-profit organization, Del Mar Community Connections. The Shared Housing
Program provides free roommate referral service to help Del Mar residents find a
person to share their home. The program also helps local senior citizens locate a
helper to live in their house and assist around the house in exchange for free rent.
Between 1999 and 2005, roughly 600 persons registered with the Shared Housing
Program and 80 persons were matched. Other referral services provided by Del Mar
Community Connections include: job counseling, emergency shelter, tenant-landlord
legal advice, meals on wheels, mediations, and senior care. Even though contracting
with Del Mar Community Connections will not result in the construction of new
affordable housing, Del Mar is committed to provide housing-related assistance in a
manner that is both feasible and responsive to the needs of those in the City.
Five-Year Objectives:
• The City will continue to provide shared housing services to residents of Del
Mar to achieve at least five credits under the affordable housing goal. (Every
60 months of matched housing is counted for one shared housing credit under
SANDAG's affordable housing goal system.)
• The City will continue to work with Community Connections to keep records
on the duration of each shared housing match. This will allow the City to
track housing accomplishment(s) and to evaluate the program's effectiveness.
9. Section 8 Rental Assistance Program: Since 1976, Del Mar has been a member of
the San Diego County Housing Authority and its Section 8 Housing Assistance
Program. The Section 8 Rental Assistance program extends rental assistance to very-
low income families and elderly persons who spend more than 30% of their income
on rent. The assistance represents the difference between the excess of 30% of the
monthly income and the actual rent. The Section 8 Program is separate and distinct
from the City's Rental Subsidy Program.
Five-Year Objectives:
• Continue to contract with the San Diego County Housing Authority to
administer the Section 8 Rental Assistance Program.
2005-2010 Housing Element City of Del Mar
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• Support the County Housing Authority's applications for additional Section 8
allocation.
• Promote the Section 8 Rental Assistance Program to owners and residents of
City-approved Second Units.
10. Density Bonus: The City of Del Mar has adopted ordinances to implement the State
density bonus law. Under the ordinances, a project qualifies for a density bonus if it
meets one of the following criteria: a developer allocates at least 20% of the units in a
housing project to lower-income households, or 10% for very-low income
households, or at least 50% for "qualifying residents" (e.g. seniors). For qualifying
projects, the City must either: a) grant a density bonus of 25%, along with one
additional regulatory concession to ensure that the housing development will be
produced at a reduced cost, or, b) provide other incentives of equivalent financial
value based upon the land cost per dwelling unit. The developer must agree to and
the City must ensure continued affordability of all lower income density bonus units
for a minimum 30-year period. Density bonuses are regulated by Chapter 30.90 of
the Del Mar Municipal Code.
Five-Year Objectives:
• The City will continue to enforce Chapter 30.90 of its Municipal Code
implementing State density bonus standards.
• The City will continue to educate citizens and prospective applicants of the
opportunities under the City's density bonus ordinance.
11. Transitional Housing/Homeless Shelter Program: Del Mar's current Zoning Code
does not specifically identify transitional housing or homeless shelters as an
allowable use within the various zoning districts. It is the City's goal to amend the
Zoning Code to identify zoning districts where such facilities may be located.
Five-Year Objectives:
• In the 2005-2010 cycle, the City will begin its review of the Zoning Code for
revisions to specifically address appropriate locations, standards and
procedures for development of transitional housing and homeless shelters.
12. Subdivisions/Inclusionary Affordable Housing Program: The City adopted an
inclusionary ordinance for subdivisions resulting in 10 lots or more. The ordinance
requires that a proposed subdivision of land resulting in 10 lots or more pay in-lieu
fees or set aside one of every 10 lots for rental to very-low income households. The
in-lieu fees may be used to construct new affordable housing, or to subsidize the
rental fees of existing units.
2005-2010 Housing Element City of Del Mar
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Five-Year Objective:
• The City will continue to apply the Inclusionary Ordinance to proposed
subdivisions when applicable. In the 2005-2010 cycle, the City will also
explore the appropriateness of extending the set aside/in-lieu fee requirement
to also apply to three-, four- and five-lot subdivisions. Consideration of this
amendment to the subdivision ordinance would have to balance the
desirability of establishing mitigation for affordable housing against the
perceived barrier that the set aside or in-lieu requirement might dissuade
property owners from pursuing subdivisions that would otherwise increase the
number of sites available for new housing units. In the 2005-1010 cycle, the
City will also explore a revision to the Zoning Code to require that an in-lieu
fee be paid to mitigate the loss of housing stock when a site containing with
multiple rental units is redeveloped with a project that decreases the number
of dwelling units on the property.
13. Coastal Zone Requirements: As the entire City is located in the coastal zone,
Government Code Section 65588(d) requires the City to include each of the following
in its Housing Element:
1) A review of the number of housing units approved for construction within the
coastal zone after January 1, 1982;
2) The number of housing units for persons and families of low- or moderate-
income provided in new housing developments either within the coastal zone or
within three miles of the coastal zone;
3) The number of existing residential units occupied by persons and families of low-
or moderate-income that have been authorized to be demolished or converted
since January 1, 1982 in the coastal zone; and
4) The number of residential units for persons and families of low- or moderate-
income that have been required for replacement of units.
Five-Year Objectives:
• The City will continue to monitor and maintain records regarding the
affordability of new construction, conversion, and demolition of residential
units within the City limits in order to comply with the Coastal Act.
14. Affordable Housing Funding: The City provides funding for Rental Subsidy
Program through the use of CDBG funds and In-lieu fees deposited into the City's
Housing Assistance Reserve. However, the funding levels from these sources are
limited. The State HCD administers a wide variety of affordable housing programs,
some of which are available to the City to help provide permanent or long-term
affordable housing opportunities in Del Mar.
2005-2010 Housing Element City of Del Mar
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Five-Year Objectives:
• The City will continue to monitor and evaluate available State funding
programs for use in the provision of affordable housing.
• The City will continue to work with local non-profit housing organizations to
apply for available state funding to implement additional affordable housing
programs.
• As the funds in the Housing Assistance Reserve accrue, the City may be in a
position to pursue acquisition of land for construction of an affordable
housing project, either on its own or by partnering with a non-profit housing
agency. However, due to the cost of land for acquisition and the level of
funding available, there is no immediate proposal for an affordable housing
project.
Removal of Governmental Constraints
Under State law, the Del Mar Housing Program must, where appropriate and legally
possible, remove governmental constraints to the maintenance, improvement, and
development of housing. The following programs are designed to remove or reduce
governmental constraints to housing development.
15. Fee Waiver Program: Waiving the development fees for affordable housing
developments reduces the cost of construction, and increases the affordability of the
units for lower-income households.
Five-Year Objectives:
• The City will continue its waiver programs and policies for affordable housing
projects.
16. Streamline Development Processing Program: Streamlining the development
process for affordable housing development reduces the cost associated with holding
land until it can be developed.
Five-Year Objectives:
• The City will continue to implement the development processing streamlining
program for affordable housing development proposals. Under this program,
affordable housing development will be guaranteed priority processing.
Promote Equal Housing Opportunities
In order to make adequate provision for the housing needs of all economic segments of
the community, the Housing Program must include measures that promote housing
2005-2010 Housing Element City of Del Mar
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opportunities for all persons regardless of race, religion, sex, family size, martial status,
ancestry, national origin, color, age, or physical disability.
17. Housing for Persons with Disabilities / Reasonable Accommodation Process:
Streamlining processing of waivers for modifications to buildings necessary to make
them suitable for a person with disabilities helps to remove constraints to such
housing.
Five-Year Objectives:
• The City will consider the adoption of a reasonable accommodation process
for approval of structural modification projects that would make a building
suitable for a person with disabilities;
• The City will continue to provide the public in general, and architects in
particular, about the benefits for adoption of Universal Design elements of the
Uniform Building Code.
• In the 2005 - 2010 cycle, the City will explore a modification of the zoning
code to allow an exemption from floor area ratio (FAR) calculations for
[minimum] residences that require additional building area solely to meet
accessibility requirements.
18. Fair Housing: For many years, Del Mar contracted Lifeline Community Services
(Lifeline) to coordinate shared housing opportunities in the City and to provide
mediation and legal assistance to residents of Del Mar. These services are now
provided by Del Mar Community Connections.
Five-Year Objectives:
• Del Mar will continue to contract with Del Mar Community Contacts or
similar agencies to assure unrestricted access to housing in the community.
• The City will assist in program outreach through the support of Del Mar
Community Connections to disperse information throughout the community
regarding Del Mar Community Connections services.
• In the 2005-2010 cycle, the City will continue to work with Del Mar
Community Connections to provide services for the elderly and those with
other special needs.
2005-2010 Housing Element City of Del Mar
- 63 — Adopted on June 4, 2007
Housing Program Summary
Housing Program Program Objectives 5-Year Objective and
Time Frame
Funding
Source
Responsible
Agency
Conserving and Improving Existing Housing
1 . Condominium
Conversion Ordinance
Program
2. Preservation of Non-
conforming Multi-family
Densities
3. Code Enforcement
Protect existing rental units
from conversion to
condominiums and thereby
preserve the City's stock of
rental housing. Also,
consider an amendment to
regulations that would allow
a limited number of
condominium conversions of
high-density apartments
when such proposals are
accompanied by a
requirement to set aside
some of the units for (deed
restricted) affordable
housing.
Preserve existing, non-
conforming multi-family
densities within the City.
Ensure the maintenance of
existing housing stock.
• Continued implementation of
the Condominium Conversion
Ordinance (including in-lieu
mitigation fees and, in cases
of conversion of three or more
apartments, setting side units
for deed-restricted affordable
housing).
• In 2007, review the housing
mitigation in-lieu fee to
determine if the fee should be
increased both to discourage
the loss of rental units and
also to accumulate more
mitigation fees to fund
affordable housing programs.
• In 2007, schedule review of a
code amendment that would
require payment of a housing
mitigation fee for projects that
involve the net reduction of
housing stock.
• Continue to allow the
retention nonconforming
multi-family developments of
three or more units.
• In 2007, schedule review of a
code amendment to allow the
conversion of nonconforming
apartments (density) when
conversion is accompanied by
set-aside and/or other
affordable housing
requirement.
• Continue to enforce the UBC
and Zoning Ordinance.
In-lieu fees
deposited in
the City's
Housing
Assistance
Reserve
Implemented
through
Planning
Department
Budget
Implemented
through
Planning
Department
Budget
Planning
Department
Planning
Department
Planning
Department and
Building
Department
2005-2010 Housing Element
-64-
City of Del Mar
Adopted on June 4, 2007
Housing Program Program Objectives 5- Year Objective and
Time Frame
Funding
Source
Responsible
Agency
Provision of Adequate Sites
4. Community
Development Element
and Zoning Ordinance
5. Sites for Homeless
Shelters/Transitional
Housing
Provide a range of residential
development opportunities
through appropriate land use
designations.
Provide for sites for the
development and
opportunities for the
provision of housing for the
homeless.
• Continue to implement and
augment the Community
Plan's Development Element
and Zoning Ordinance to
accommodate a minimum of
twenty-five (25) new
residential units during the
five-year Housing Cycle, a
portion of which would be
devoted to affordable housing.
• Continue to maintain an
inventory of sites suitable for
residential development.
• In 2007, amend the Zoning
Ordinance to increase the
allowable residential density
of the City's Central
Commercial and Professional
Commercial from the existing
one unit per site so as to
provide opportunities for the
development of mixed-use
commercial/residential
projects.
• Continue to permit
community care facilities
through various zoning
provisions. In 2007, adopt a
code amendment to further
reduce the required distance
between such facilities.
• Encourage local participation
with rotating
homeless/emergency shelter
providers.
• Actively solicit the assistance
of HCD to convince the 22nd
Agricultural District to utilize
existing housing units located
within the 22nd District
Agricultural Association
[Fairgrounds site] to provide
emergency housing during the
winter months.
Implemented
through
Planning
Department
Budget
Implemented
through
Planning
Department
Budget
Planning
Department
Planning
Department,
Assistance from
HCD
2005-2010 Housing Element
-65-
City of Del Mar
Adopted on June 4, 2007
Housing Program Program Objectives 5-Year Objective and
Time Frame
Funding
Source
Responsible
Agency
Assist in Development and Provision of Affordable Housing
6. Rental Subsidy
7. Second-Unit Program
8. Shared Housing Program
Increase the number of
opportunities for rentals in
Del Mar by persons of Low
and Very Low Income
levels.
Facilitate the development of
affordable housing through
the construction of second
dwelling units on properties
otherwise limited to single-
family use.
Assist lower income persons
in locating shared housing
opportunities.
• Continue to utilize a variety of
funding sources, including
CDBG, General Fund, and
collected in-lieu fee monies to
provide rent subsidies to
income qualified households.
For the 2005-2010 housing
cycle, the objective is to
increase the number of
individuals / families served
by the programs from eight to
sixteen.
• In 2007, consider increases to
the extent of rental subsidy
funds provided for program
participants.
• Continue to allow and
promote the construction of
affordable second units by
increasing public awareness
of the second-unit program
through the distribution of
educational pamphlets. The
objective is to construct 10
new second units during the
2005-2010 Housing Cycle.
• In 2007, develop and promote
a program to legalize existing
non-permitted second units,
including deed restricting the
units for rental to Low Income
individuals this as part of the
objective to legalize 10 new
units during 2005-2010
Housing Cycle.
• In 2007, pursue amendments
to the Zoning Code to provide
for Floor Area Ratio (FAR)
and setback exemptions for
second units, thereby creating
an additional incentive for the
construction of second
dwelling units.
• Continue to provide shared
housing.
• Maintain detailed records to
allow for the tracking of data
for the duration of each shared
housing match.
CDBG and
In-lieu fees,
deposited in
the Housing
Assistance
Reserve
Implemented
through
Planning
Department
Budget
Implemented
by DMMC
in part
through
funds from
the City's
Housing
Assistance
Reserve
Planning
Department, Del
Mar Housing
Corporation, and
the non-profit
Del Mar
Community
Connections
(DMCC) and
County of San
Diego
Planning
Department
Planning
Department, Del
Mar Housing
Corporation, and
DMMC
2005-2010 Housing Element
-66
City of Del Mar
Adopted on June 4, 2007
Housing Program
9. Section 8 Rental
Assistance Program
10. Density Bonus
1 1 . Transitional Housing/
Homeless Shelter
Program
12 Subdivision Inclusionary
Affordable Housing
Program
13. Coastal Zone
Requirements
14. Affordable Housing
Program
Program Objectives
Extend rental subsidies to
Very Low and Low Income
households.
Encourage development of
housing for seniors and
lower income households
through provision of density
bonuses.
Facilitate the provision of
transitional housing and
homeless shelters.
Ensure new development
assists in the provision of
affordable housing.
Comply with Coastal Zone
regulations regarding
affordable housing.
Pursue construction of an
affordable housing project(s)
either as a City development
or in partnership with a non-
profit or for profit developer
using accrued funds in the
City's Housing Reserve,
grants, and other sources, as
available.
Removal of Governmental Constraints
15. Fee Waiver Program Reduce the cost of
developing affordable
housing by waiving
development fees.
5- Year Objective and
Time Frame
• Ongoing program
administered by the San
Diego Housing Authority.
• Continued support of County
Housing Authority's annual
applications for additional
Section 8 allocations.
• Promote Section 8 program to
second-unit owners.
• Continue to offer density
bonus as provided in the
Municipal Code.
• Inform residential
development applicants of
opportunities for density
bonuses.
• In 2007, begin review of the
Zoning Code for revisions to
specifically address the
location, development
standards, and procedures for
transitional housing and
homeless shelters.
• Continue to apply the
Inclusionary Ordinance to
proposed subdivisions, when
applicable.
• In 2008, consider an
amendment to also apply the
set-aside mitigation
requirement to subdivisions of
three, four and five lots,
which are currently exempt
from the mitigation
requirements.
• Continue to monitor and
maintain records regarding the
affordability of new
construction, conversion, and
demolition of residential units
within the City to comply
with the Coastal Act.
• In 2005-20 1 0 Housing Cycle,
pursue grant funding and an
appropriate location for
development of an affordable
housing project.
• Continue to waive fees for
affordable housing projects.
Funding
Source
HUD
Section 8
Certificates
and
Vouchers
Implemented
through
Planning
Department
Budget
Implemented
through
Planning
Department
Budget
Department
Budget and
In-lieu Fees
Implemented
through
Planning
Department
Budget
In-lieu fees
deposited
into City's
Housing
Assistance
Reserve
Implemented
through
Planning
Department
Budget
Responsible
Agency
County of San
Diego Housing
Department
Planning
Department
Planning
Department
Planning
Department
Planning
Department and
Coastal
Commission
Planning
Department and
Del Mar
Housing
Corporation
(CBDO)
Planning
Department
2005-2010 Housing Element
-67-
City of Del Mar
Adopted on June 4, 2007
Housing Program
16. Streamline Development
Processing Program
Program Objectives
Reduce the cost of
developing affordable
housing by reducing the time
spent during City
development processing.
5-Year Objective and
Time Frame
• Continue to provide expedited
processing for affordable
housing projects.
Funding
Source
Implemented
through
Planning
Department
Budget
Responsible
Agency
Planning
Department
Promote Equal Housing Opportunities
17. Housing for Persons with
Disabilities
18. Fair Housing
Provide opportunities and
education to facilitate
unrestricted access to
housing by the elderly and
person with special needs.
Promote Housing
Opportunities
• In 2008, consider an
amendment to the Zoning
Code to provide a floor area
ratio (FAR) exemption for
residences that include
accessibility improvements.
• Provide educational handouts
on the benefits of construction
with Universal Design.
• Continue to contract with Del
Mar Community Connections
to provide unrestricted access
to housing in the community.
• Continue to work with Del
Mar Community Connections
to implement an outreach
program for the elderly and
other persons with special
needs.
• Provide outreach programs
and education for the
Community regarding housing
opportunities and special
needs.
CDBG, In-
lieu Fees,
and
Department
Budget
Implemented
by Planning
Department
budget
Planning
Department,
Lifeline,
Housing
Corporation
Del Mar
Community
Connections
2005-2010 Housing Element
-68-
City of Del Mar
Adopted on June 4, 2007
Appendix A
Glossary
2005-2010 Housing Element City of Del Mar
- 69 - Adopted on June 4, 2007