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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 HOUSING ELEMENT 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 Chula Vista Vision 2020 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 Chula Vista Vision 2020 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 Chula Vista Vision 2020 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 Chula Vista Vision 2020 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 Chula Vista Vision 2020 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 HOUSING ELEMENT PART II 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 Chula Vista Vision 2020 HOUSING ELEMENT PART II 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 HOUSING ELEMENT 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 Chula Vista Vision 2020 HOUSING ELEMENT PART II 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 HOUSING ELEMENT 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 Chula Vista Vision 2020 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 Chula Vista Vision 2020 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 Chula Vista Vision 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 Chula Vista Vision 2020 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 Chula Vista Vision 2020 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 Chula Vista 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 Page 6 - 5 City of Santee Housing Element and other parts of the property visible from public streets and trails. Neighborhood Preservation Loans are secured by a Deed of Trust recorded against the property. Responsible Agency: 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. Page 6-6 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, Page 6 - 7 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. Page 6 - 8 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, Page 6 - 9 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 Page 6 - 10 Housing Plan similar to a "silent second" to the assisted household's primary home loan application. The City contracts with Community HousingWorks utilizing Federal Home Program money. Responsible Agency: 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 Page 6 - 12 Housing Plan for housing purposes for low and moderate-income households. This set-aside fund is referred to as the Redevelopment Low and Moderate Income Housing Fund (LMIHF). The LMIHF is expended in 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 Page 6- 13 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. Page 6 - 14 Housing Plan Policy 5.3: Require that housing constructed expressly for low and moderate income households not be concentrated in any single area of Santee. Policy 5.4: Encourage developments of new housing units designated for the elderly and disabled persons to be in close proximity to public transportation and community services. Policy 5.6: Ensure that all new housing development and redevelopment in Santee is properly phased in amount and geographic location so that City services and facilities can accommodate that growth. Program 17: Inventory of Available Sites Santee's residential sites inventory consists of over 470 acres of developable land with the capacity to yield 1,810 new units during the planning period. These sites can accommodate Santee's RHNA for all income levels during the planning period. To accommodate the City's remaining need of 378 units (425 less 47 units, Cedar Creek Apartments) for lower income households, the City has rezoned 20.21 acres to TC/R-30 ("Urban Residential"). Development of this site will require development at 30 dwelling units per acre (no density range). This and other sites counted toward meeting Santee's RHNA for very-low, low and moderate-income households in Appendix C shall be developable by right in accordance with Government Code Section 65583.2(i) with completion of a Development Review approval to ensure the project complies with development standards of the Zone. The Fanita Ranch sites and other HL zoned sites are not included in this inventory. The City will maintain an inventory of available sites for residential development and provide it to prospective residential developers upon request. This inventory is described in Section 4A, Available Sites for Housing, of this Housing Element. Responsible Agency: 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 Page 6 - 15 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. Page 6 - 16 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 Page 6 - 17 City of Santee Housing Element those for other similar uses in the same zones and would not serve to constrain the development of such facilities. Responsible Agency: 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 Page 6 - 18 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 Page 6 - 21 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. 15 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. 16 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- 17 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. 18 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 19 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; 29 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: May 2008 Page 6-7 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. May 2008 Page 6-8 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 May 2008 Page 6-9 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 May 2008 Page 6-10 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 May 2008 Page 6-11 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 May 2008 Page 6-12 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 May 2008 Page 6-13 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 May 2008 Page 6-14 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. 131 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. 133 [THIS PAGE INTENTIONALLY LEFT BLANK] 134 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. 141 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. 142 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. 143 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 144 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. 145 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. 146 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. 147 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. 148 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; 153 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. 154 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. Page 6-31 • La Mesa Housing Element•••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••i 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. Page 6-5- • La Mesa Housing Element Responsible Agency: Financing: Five-Year Objectives: Community Development Department CDBG and HOME funds Provide two rehabilitation loans and grants annually. Explore potential for accessory dwelling loan program by the end of FY 2006-2007. Evaluate program through the Housing Element Annual Report process. 2. SINGLE-FAMILY ACQUISITION AND REHABILITATION This program utilizes HOME funds to enable low-income (up to 80 percent of AMI) households to purchase their first homes. The City will use a non-profit agency to acquire and rehabilitate deteriorated single-family homes. Assistance will be provided in the form of a loan that is secured by a deed of trust. The rehabilitated homes will then be sold to income-qualified first-time homebuyers. A potential source of housing for this program will be 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. Page 6-7' • La Mesa Housing Element 6. PRESERVATION OF HISTORIC HOUSING The City of La Mesa dates to the early 1900's. Neighborhoods adjacent to downtown and throughout the City have examples of housing units that date to that period. In the early 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. Page 6-9» • La Mesa Housing Element The City of La Mesa contracts with the San Diego County Housing Authority to administer the Section 8 Program. As of August 2004, a total of 688 households in La Mesa were receiving rent certificates or vouchers. Nearly 31 percent of assisted households were senior-headed (213), with 17 percent of the recipients consisting of large families (117). Responsible Agency: 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. Page 6-11' • 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 Page 6-13» • La Mesa Housing Element off-site improvements. The most likely source of land for this program will be surplus right of way offered to the City by CALTRANS. Responsible Agency: 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. Page 6-15* • La Mesa Housing Element 18. NON-PROFIT OR FOR-PROFIT HOUSING DEVELOPMENT CORPORATION Non-profit or for-profit housing development corporation can promote, assist, or sponsor housing for low and moderate income people. The following housing developers are active in East County in the area of affordable housing production: San Diego Interfaith Housing San Diego Community Housing Corporation Habitat for Humanity Mexican-American Anti-Poverty Advisory Committee (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 Page 6-17« • 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 H-142 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 H-143 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 H-144 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 H-145 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 H-146 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. H-147 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 H-148 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 H-149 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 H-150 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 H-151 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 H-152 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 H-153 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 H-154 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 H-155 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 H-157 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 - 57 - Adopted on June 4, 2007 7. Second-Unit Program: The City has adopted a Second-Unit Ordinance to allow the construction of a second dwelling unit [Second-Unit] on properties otherwise zoned for single-family development, provided the Second-Unit is made available as affordable housing. Due to limited available land within the City, Second Unit construction is a very important element to the City in its efforts to provide affordable housing. The ordinance applies to the Very Low Density (Rl-40), Modified Low Density (Rl-14), Low Density (Rl-10), and Low Density-Beach (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 - 58 - Adopted on June 4. 2007 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 - 59 - Adopted on June 4, 2007 • Support the County Housing Authority's applications for additional Section 8 allocation. • Promote the Section 8 Rental Assistance Program to owners and residents of City-approved Second Units. 10. Density Bonus: The City of Del Mar has adopted ordinances to implement the State density bonus law. Under the ordinances, a project qualifies for a density bonus if it meets one of the 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 - 60 - Adopted on June 4, 2007 Five-Year Objective: • The City will continue to apply the Inclusionary Ordinance to proposed subdivisions when applicable. In the 2005-2010 cycle, the City will also explore the appropriateness of extending the set aside/in-lieu fee requirement to also apply to three-, four- and five-lot subdivisions. Consideration of this amendment to the subdivision ordinance would have to balance the desirability of establishing mitigation for affordable housing against the perceived barrier that the set aside or in-lieu requirement might dissuade property owners from pursuing subdivisions that would otherwise increase the number of sites available for new housing units. In the 2005-1010 cycle, the City will also explore a revision to the Zoning Code to require that an in-lieu fee be paid to mitigate the loss of housing stock when a site containing with multiple rental units is redeveloped with a project that decreases the number of dwelling units on the property. 13. Coastal Zone Requirements: As the entire City is located in the coastal zone, Government Code Section 65588(d) requires the City to include each of the following in its Housing Element: 1) A review of the number of housing units approved for construction within the coastal zone after January 1, 1982; 2) The number of housing units for persons and families of low- or moderate- income provided in new housing developments either within the coastal zone or within three miles of the coastal zone; 3) The number of existing residential units occupied by persons and families of low- or moderate-income that have been authorized to be demolished or converted since January 1, 1982 in the coastal zone; and 4) The number of residential units for persons and families of low- or moderate- income that have been required for replacement of units. Five-Year Objectives: • The City will continue to monitor and maintain records regarding the affordability of new construction, conversion, and demolition of residential units within the City limits in order to comply with the Coastal Act. 14. Affordable Housing Funding: The City provides funding for Rental Subsidy Program through the use of CDBG funds and In-lieu fees deposited into the City's Housing Assistance Reserve. However, the funding levels from these sources are limited. The State HCD administers a wide variety of affordable housing programs, some of which are available to the City to help provide permanent or long-term affordable housing opportunities in Del Mar. 2005-2010 Housing Element City of Del Mar - 61 — Adopted on June 4, 2007 Five-Year Objectives: • The City will continue to monitor and evaluate available State funding programs for use in the provision of affordable housing. • The City will continue to work with 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 - 62 - Adopted on June 4, 2007 opportunities for all persons regardless of race, religion, sex, family size, martial status, ancestry, national origin, color, age, or physical disability. 17. Housing for Persons with Disabilities / Reasonable Accommodation Process: Streamlining processing of waivers for modifications to buildings necessary to make them suitable for a person with disabilities helps to remove constraints to such housing. Five-Year Objectives: • The City will consider the adoption of a reasonable accommodation process for approval of structural modification projects that would make a building suitable for a person with disabilities; • The City will continue to provide the public in general, and architects in particular, about the benefits for adoption of Universal Design elements of the Uniform Building Code. • In the 2005 - 2010 cycle, the City will explore a modification of the zoning code to allow an exemption from floor area ratio (FAR) calculations for [minimum] residences that require additional building area solely to meet accessibility requirements. 18. Fair Housing: For many years, Del Mar contracted Lifeline Community Services (Lifeline) to coordinate shared housing opportunities in the City and to provide mediation and legal assistance to residents of Del Mar. These services are now provided by Del Mar Community Connections. Five-Year Objectives: • Del Mar will continue to contract with Del Mar Community Contacts or similar agencies to assure unrestricted access to housing in the community. • The City will assist in program outreach through the support of Del Mar Community Connections to disperse information throughout the community regarding Del Mar Community Connections services. • In the 2005-2010 cycle, the City will continue to work with Del Mar Community Connections to provide services for the elderly and those with other special needs. 2005-2010 Housing Element 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