Loading...
HomeMy WebLinkAbout2015-03-05 e-packet CITY OF SOUTH SAN FRANCISCO INTEROFFICE MEMORANDUM DATE: March 3, 2015 TO: Joint City Council and Planning Commission Housing Sub-Committee FROM: Tony Rozzi, Senior Planner SUBJECT: Housing Element Update Presentation for March 6, 2015 Meeting In preparation for the upcoming Housing Sub-Committee meeting, staff has prepared a brief summary of the Housing Element process, including background on the formation of a Housing Element and upcoming schedule for the review/adoption hearings. To help assist you in your roll, staff has put together some basic information about a Housing Element and the laws that What is a Housing Element? A Housing Element is one of the seven State-mandated Elements of the General Plan. California requires each jurisdiction to prepare a Housing Element as part of its General Plan in order to ensure that all jurisdictions are planning for the projected housing demand throughout the State. The Housing Element is required by state law to identify how and where the housing needs of each community will be met. Unlike other elements of a General Plan, the Housing Element must be updated by deadlines set by the State. The Housing Element is the blueprint for future housing development in the city. It includes goals, policies, and programs that direct residential decision-making.Housing Element includes the following: Housing Needs Assessment Land & Resource Inventory Constraints Review of Accomplishments of Existing Housing Element Quantified Objectives Housing Goals, Policies, and Programs. The process begins with the State advising a region of their Regional Housing Needs Allocation (RNHA), which is the estimated number of housing units that will be needed over the planning period The RHNA allocation is further subdivided among four household income categories: very-low, low, moderate and above moderate. 1 Affordable housing income limits are determined by the U.S. Housing and Urban Development (HUD), and is adjusted for family size, as detailed in the table below. The previous Housing Element covered 2007-2014 and was certified in June 2009. Our RHNA allocation for that housing cycle was 1,635 units, of which 251 units or about 15% have been constructed. This housing cycle (which is interchangeability referred to as planning period or RHNA 5) covers January 31, 2015 through January 31, 2023. South San Francisco has a RHNA allocation of 1,835 units for this cycle, with units distributed based upon income group as shown in the table below. Income GroupUnitsPercent Very Low/Extremely Low Income 565 30% Low Income 281 15% Moderate Income 313 17% Above Moderate Income 705 38% Total 1,864100% 2006-2014 Cycle Total (for context) 1,635 Affordability The amount that residents can afford to spend on housing depends on their income. Specifically, federal guidelines suggest that people not spend more than 30 percent of their earnings on rent or mortgage, including utilities. The table below provides information on the income limits for affordable housing as determined by the U.S. Housing and Urban Development (HUD). FAMILY EXTREMELY LOW VERY LOW LOW MEDIAN MODERATE ABOVE SIZE BELOW 30% BELOW 50% BELOW 80% 100% BELOW 120% MODERATE 1 $23,350 $38,500 $62,200 $72,100 $86,500 > $86,500 2 $26,650 $44,400 $71,050 $82,400 $98,900 > $98,900 3 $30,000 $49,950 $79,950 $92,700 $111,250 > $111,250 4 $33,300 $55,500 $88,800 $103,000 $123,600 > $123,600 5 $36,000 $59,950 $95,950 $111,250 $133,500 > $133,500 6 $38,650 $64,400 $103,050 $119,500 $143,400 > $143,400 2 Current Status Currently, all 21 jurisdictions in San Mateo County have adopted Housing Elements that have been approved by the California Department of Housing and Community Development (HCD) for the 2007-2014 planning period. Now, all 21 jurisdictions in the county are required to update their Housing Element for the 2015-2023 planning period. Housing Elements are reviewed by the State Department of Housing and Community Development for compliance with State law. If a city does not comply with HCD requirements for their Housing Element there is a risk of Housing Element litigation, loss of local land use control, the RHNA numbers (allocation) becoming cumulative (per AB 1233), and ineligibility for qualifying for State Housing Funds and other infrastructure funds. Many grant applications require that cities report on the status of Implementation Strategy to address Housing Needs. The City has contracted with Dyett & Bhatia to assist us with the preparation of our Housing Element Update. On February 11, 2014 we held a workshop on the Housing Element Update, which was gear to stakeholders such as housing development and advocate groups. We had approximately 16 people in attendance, including two City Council members and four Planning Commissioners. Based upon the workshops we have had during the previous housing cycles we feel that it was a successful meeting. Attendees included representatives from the Sierra Club, Rotary Club, San Mateo County Union Community Alliance, Office of Assembly member Kevin Mullin and the Housing Leadership Council, as well as few neighborhood organizations. While this may not seem like a large turnout it should be recognized that much of the Housing Element content is very technical in nature and does not typically have wide appeal with the public at large. As part of the 21 Elements Countywide working group that South San Francisco participates in, there have also been a number of outreach efforts for the group that have provided valuable input and count toward the public participation requirements for our Housing Element Update effort, including: Developmental disabled advocates were invited to present issues at a 21 Elements meeting, and they have also coordinated with the consultant for the 21 Elements working group to summarize the special housing needs section. That information is provided to each jurisdiction for inclusion in their Housing Element. In December, the 21 Elements meeting hosted a panel with low income housing developers and other developers to discuss trends in housing development and how cities can work cooperatively with developers. In January, a focus group of housing advocates was held to discuss what can be done to promote affordable housing since the elimination of redevelopment agencies. In April, the 21 Elements meeting invited a focus group to hear from the special housing needs advocates including senior groups, disabled groups, and other special needs representatives. 3 The draft Housing Element incorporates all of these comments, as applicable, into either revisions of current housing programs, or new programs. These programs identify the objective, responsible agency in the City, funding resources, and timeline for implementation. Each of these programs is then evaluated on a yearly basis and reported to the City Council and State for compliance. Tentative Schedule CEQA ND Circulation (30 days prior to City Council action is required) circulation period started February 27, 2015 and ending March 30, 2015 Draft Housing Element resubmitted to Housing and Community Development Department for review of revisions Submitted on 2/27/15 Joint Housing Sub-committee Study Session 3/3/15 PC Public Hearing 3/19/15 to review the draft Housing Element CC Public Hearing and Adoption Resolution 4/8/15 CC 2nd Public Hearing, if necessary - 4/22/15 Deadline for adoption of Housing Element is May 30, 2015 Staff has included the draft Housing Element, as well as a brief summary of the twelve (12) new programs that have been introduced into the draft Housing Element to meet City objectives, State mandates, and advocate requests. These items will be reviewed at the Joint Sub-Committee Housing Committee meeting on March 5, 2015. Attachments 1.Summary of New Programs 2.Draft 2015-2023 Housing Element 4 3/3/2015 Introduction to new HE Programs There were 12 new programs introduced in this HE. The majority of programs from the previously adopted HE remain in place and have been effective. Of the new programs, some are City-initiated, while others are in response to new state statutes & community stakeholder input. Program 1-2B - Inclusionary Housing Ordinance Review: The City shall periodically review the success of the Inclusionary Housing Ordinance, SSFMC 20.380, to determine if the objectives of the ordinance are being met. Consideration shall be made to revising provisions of the ordinance to ensure that a range of housing opportunities for all identifiable economic segments of the population, including households of low-and moderate incomes, are provided. 1 3/3/2015 Program 1-4D - Review New Development Requirements for Condominiums, SSFMC 19.36: The City shall review SSFMC 19.36, which requires a minimum of 5 units in order to construct new condominiums, to look at the possibility of reducing unit requirements with the intent of promoting home ownership. Program 1-5B Support Grand Boulevard Initiative Polices: Continue to support the guiding principles of the Grand Boulevard Initiative, which encourages the provision of medium- and high-density housing along El Camino Real in Peninsula communities, in order to create an environment that is supportive of transit, walkable, and mixed-use. The City shall reference this policy direction when considering future land use and zoning changes along El Camino Real, and assess the opportunity for housing development along this key corridor as development proposals arise. 2 3/3/2015 Program 3-1B Funding Prioritization: The City shall continue to give housing rehabilitation efforts high priority in the use of Community Development Block Grant (CDBG) funds. Funds shall be targeted towards older housing stock and to families earning less than 80 percent of AMI. Program 3-6B Assist Tenants: The City shall assist tenants displaced by the conversation of at risk units by providing information social service providers, and facilitating other support as appropriate. Program 5-2B Promote Disabled Housing Resources and Programs: The City shall ensure that its website and handout materials regarding housing resources, requirements, and services for the disabled are updated regularly and made available to the public. Program 5-4B Resources for the developmentally disabled: The City shall support the Golden Gate Regional Center in its mission to serve those with developmental disabilities, disseminate information about the Center and its services, and make referrals as appropriate. 3 3/3/2015 Program 5-5A Support a variety of housing unit designs, including larger housing units that can accommodate large families: The City shall seek to broaden the diversity of its housing stock that is affordable to extremely low, very low, and low income households to include more units that are suitable to large families. Much of SSF affordable housing consists of single- room occupancy units and one- and two-bedroom units. The City shall work with housing developers during the entitlement process and encourage them to provide a unit mix with at least 10 percent of units having three or more bedrooms. Program 5-7A Support and Promote Home Sharing: The City shall support the efforts and services of the HIP Home Sharing Program to provide an alternative housing solution for extremely low and very low income individuals and families; female-headed households; those at risk of homelessness; and others in need. The Housing and Economic Development Division will provide information about the HIP program, provide referrals, and support residents of South San Francisco who are interested in participating. 4 3/3/2015 Program 5-8A Provide referrals to Veterans who are homeless or at risk of homelessness: The City shall provide referrals to Veterans and their immediate families that are homeless or at risk of homelessness. Provide resources for HUD-VASH Program to move Veterans and their families out of homelessness and into permanent housing through a voucher program that allows homeless Veterans to rent privately owned housing. Program 6-1A Support Equal Housing Opportunity Laws: The City shall require that all recipients of locally- administered housing assistance funds and other means of support from the City acknowledge their understanding of fair housing law and affirm their commitment to the law. The City shall provide materials to help with the understanding of and compliance with fair housing law. 5 3/3/2015 Anti-Displacement Strategy Program 3-4A Examine Displacement of Affordable Housing and Lower-Income Households: The City shall coordinate with other jurisdictions in San Mateo County, under the umbrella of work to be undertaken by 21 Elements, to quantify, develop and evaluate potential strategies to address displacement of lower income residents. The City will use this analysis, in addition to other analysis, to develo potential measures and programs and the City will implement those programs, as it considers and deems appropriate, to address the risk of displacement of existing lower income residents. Displacement might be direct, caused by the redevelopment of sites with existing residential properties, or indirect, caused by increased market rents as an area becomes more desirable. The City shall monitor any such implemented programs annually for effectiveness and make adjustments as necessary. Housing Opportunity Sites 6 3/3/2015 7