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Home My WebLink AboutAd Hoc GP-LCP Agenda 2010-06-03MEETING AGENDA City of Seal Beach Ad Hoc General Plan Citizens Advisory Committee June 3, 2010 @ 6:30 PM City Council Chambers 1. Introductions 2. Election of Chair and Vice Chair 3. Background and Orientation to the Housing Element Update • Joint City Council and Planning Commission Meeting staff report (March 9, 2009) • PowerPoint presentation (April 8, 2009) • Relationship to the General Plan and zoning • State law, HCD, City responsibilities & legal consequences • Project Schedule 4. Key Policy Issues • Regional Housing Needs Assessment (RHNA) and Adequate Sites • Housing for Persons with Special Needs 5. Next Steps ® Preparation and public review of Draft Housing Element Public meeting(s) e HCD review /revisions Final Planning Commission & City Council review and adoption Attachments (2) March 2, 2009 Joint Meeting Staff Report April 8, 2009 PowerPoint Presentation AGENDA STAFF REPORT DATE: March 9, 2009 TO: Honorable Mayor and City Council Chairperson and Planning Commission THRU: David Carmany, City Manager FROM: Lee Whittenberg, Director of Development Services SUBJECT: JOINT STUDY SESSION - HOUSING ELEMENT SUMMARY OF REQUEST: That the City Council and Planning Commission conduct a Joint Study Session to discuss the requirements for adopting a Housing Element, including the general requirements of State law and the anticipated meetings during the preparation, review, and adoption of the Housing Element. BACKGROUND: The Planning Commission will be in attendance at the Joint Study Session on March 9, 2009. This initial joint study session is being held early in the process to review Housing Element requirements, issues and policy options. John Douglas, the Housing Element Consultant from Conexus, will be in attendance to make a presentation and to respond to questions, comments, and concerns. Staff will also be available to respond as may be appropriate The Housing Element will include an analysis of the City's housing needs, as well as updated policies and programs to encourage the construction, rehabilitation and preservation of housing for all economic segments of the community, in accordance with the provisions of State law. Overview of Future Public Meetings /Public Hearings: A community outreach meeting will be held shortly after this joint study session. The purpose of this community outreach meeting would be to inform attendees of the issues to be addressed in the Housing Element and solicit opinions and suggestions regarding local housing needs and program priorities. Agenda Item A second joint City Council /Planning Commission study session will be scheduled at a future date to present the Public Review Draft Housing Element, and to allow for a review of issues and policy options, and to obtain authorization by the City Council to submit the Public Review Draft Housing Element to the State of California Department of Housing and Community Development ( "HCD ") for their review and comments. Following the receipt of HCD comments the Proposed Final Housing Element will be prepared and will incorporate proposed revisions to address the comments of HCD, as determined appropriate by the Housing Consultant and City staff. It is assumed that one public hearing each will be held by the Planning Commission and City Council for adoption of the element. Following Council adoption of the Housing Element, the Final Housing Element will be submitted to HCD for certification as required by state law. FINANCIAL IMPACT: No identified costs at this time, as the cost for the consultant to prepare the Housing Element was approved by the City Council on December 8, 2008. RECOMMENDATION: That the City Council and Planning Commission conduct a Joint Study Session to discuss the requirements for adopting a Housing Element, including the general requirements of State law and the anticipated meetings during the preparation, review, and adoption of the Housing Element. SUBMITTED BY: NOTED AND APPROVED: Lee Whittenberg Director of Development Services David Carmany City Manager Attachment: Overview of Housing Element Requirements OVERVIEW OF HOUSING ELEMENT REQUIREMENTS What is a Housing Element? The Housing Element is one of the state - mandated elements of the General Plan, a comprehensive vision and long -term guide for the physical development of the City. The Housing Element specifically addresses the City's vision as it relates to the housing needs of the community. It sets forth the goals, policies, and programs to address the needs of all economic segments while balancing community character and available resources. The State's Role in Housing Elements The State Legislature has proclaimed that: The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order. The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels. The provision of housing affordable to low- and moderate - income households requires the cooperation of all levels of government. Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs. (California Government Code Sec. 65580) The Housing Element is unique in that it is the only element of the General Plan that is subject to review and approval by the State, referred to as "certification." An extensive body of state law (Government Code Sec. 65580 - 65590) describes in detail how cities and counties must analyze and address local needs for new housing construction, maintenance and rehabilitation of the existing housing stock, and preservation of affordable housing. State law requires all local governments to submit draft Housing Elements to the California Department of Housing and Community Development (HCD) for review prior to adoption. HCD is required to review local Housing Elements and advise jurisdictions as to whether the element substantially complies with state law. Certification is important for two reasons: maintaining eligibility for some housing assistance programs; and ensuring the legal adequacy of the City's planning documents and programs, which helps to preserve local control of land use decisions. Regional Housing Needs Assessment One of the most significant aspects of Housing Element law is the process and requirements for cities and counties to provide for their fair share of regional housing needs, referred to as the Regional Housing Needs Assessment (RHNA). Through the RHNA process, each city and county is assigned a fair share allocation of new housing need for the planning period 2006 -2014. The RHNA is prepared by the Southern California Association of Governments (SCAG) using growth forecast assumptions provided by HCD and the California Department of Finance, and includes estimated new housing need for each jurisdiction in each of the following income categories: INCOME CATEGORIES AND AFFORDABLE HOUSING COSTS — ORANGE COUNTY 2008 County Median Income = $84,100 Income Limits Affordable Rent Affordable Price (est.) Extremely Low ( <30% of median) $27,900 $697 -- Very Low (31 -50% of median) $46,500 $1,162 -- Low (51 -80% of median) $74,400 $1,860 $250,000 Moderate (81 -120% of median) $100,900 $2,522 $375,000 Above moderate (120 %+ of median) $100,900+ $2,522+ $375,000+ Assumptions: -Based on a family of 4 -30% of gross income for rent or PITI -10% down payment, 6% interest, 1.25% taxes & insurance, $200 HOA dues Source: Cal. HCD; Conexus The RHNA allocation for Seal Beach is 57 new housing units for the 2006 -2014 planning cycle, distributed among the following categories. The City's allocation is compared to the total allocation for all jurisdictions in Orange County: The SCAG region is comprised of Los Angeles, Orange, Riverside, San Bernardino, Imperial and Ventura counties. REGIONAL HOUSING GROWTH NEEDS SEAL BEACH vs. ORANGE COUNTY 2006-2014 Ex. Above Low Very Low Low Moderate Moderate Total Seal Beach 6 5 10 12 24 57 Orange 8,867 8,866 14,566 16,380 33,653 82,332 County Source: SCAG 2007 Significance of the RHNA The most noteworthy aspect of the RHNA is that jurisdictions must demonstrate that their land use plans and zoning identify adequate sites, either vacant or "underutilized ", that could accommodate development commensurate with the RHNA. This is achieved by preparing an inventory of suitable sites for housing development, based on zoning and development standards that "encourage and facilitate" the provision of housing for the different economic segments. The focus of this analysis — and of HCD's review — is on sites for lower- income housing (i.e., low -, very-low- and extremely -low- income categories). Recent amendments to Housing Element law establish that an allowable density of 20 units /acre, along with appropriate development standards (height limit, required parking, etc.), are necessary for a site to be considered suitable for lower- income housing. If a jurisdiction cannot demonstrate adequate sites, a program to make additional sites available is required. This is typically accomplished through the rezoning of non - residential land to allow high- density residential use, or through up- zoning of lower- density residential land. The Housing Element will include an analysis of potential sites for housing development that satisfy these criteria, and if necessary, identify options for making adequate sites available commensurate with the City's RHNA allocation. It is important to note that "accommodate" does not require cities achieve the RHNA allocations for new construction. The law recognizes that cities do not build housing, and that economic conditions, available resources, and developer interest will strongly affect housing production. In recognition of these considerations, the Housing Element focuses on the things local governments have control over, such as zoning, development standards, permit procedures, fees, and programs to encourage housing production. Other Significant Housing Element Requirements In addition to the RHNA allocation and suitable sites requirement, other recent amendments to state law affect this Housing Element update. Senate Bill 2 of 2 Assembly Bill 2348 of 2004 J . , V 2007 strengthened local planning requirements for emergency shelters and transitional /supportive housing. An emergency shelter is a year -round facility that provides temporary housing either in a shelter facility, or through the use of motel vouchers. Emergency shelter is short-term, usually for 30 days or less. Transitional or supportive housing is longer -term, typically up to two years, and generally requires that residents participate in a structured program to move toward established goals so that they can move on to permanent housing. Residents are often provided with an array of supportive services, such as counseling, to assist them in meeting goals. SB 2 requires that jurisdictions designate at least one zone where emergency shelters may be established "by- right" (i.e., without a conditional use permit or other discretionary approval) subject to appropriate development standards. As an alternative, up to three jurisdictions may enter into a joint agreement to provide shared facilities. In addition, transitional housing must be treated as a residential use that is subject to the same zoning standards and procedures as any other residential use of the same type (e.g., single - family home, apartment) in the same zone. Overview of the Housing Element Process Staff and our consultant are currently preparing the draft Housing Element update. As part of this process, a Community Outreach Meeting will be held to solicit concerns and suggestions from interested residents and groups with an interest in housing issues. A second joint City Council /Planning Commission study session will be scheduled at a future date to present the Public Review Draft Housing Element, and to allow for a review of issues and policy options, and to obtain authorization by the City Council to submit the Public Review Draft Housing Element to HCD for their review and comments. Following the receipt of HCD comments the Proposed Final Housing Element will be prepared and will incorporate proposed revisions to address the comments of HCD, as determined appropriate by the Housing Consultant and City staff. It is assumed that one public hearing each will be held by the Planning Commission and City Council for adoption of the element. Following Council adoption of the Housing Element, the Final Housing Element will be submitted to HCD for certification as required by state law. i i City of Seal Beach Housing Element Update Study Session April 8, 2009 Cwms Housing Element Overview ; i • Part of the General Plan • 2008 -2014 update required by state law • Fine -tune housing priorities & strategies • Demonstrate compliance with state law o Review by HCD — "Certification" t ' • Plan for growth needs for all household types & income levels Key Housing Element Requirements .Remove constraints to housing development �IRtii Q ' Ensure fair housing & equal opportunity Key Housing Element Requirements • Accommodate a variety of new housing: - Single- family homes & condos - Multi- family apartments - Second ("granny') units - Emergency shelters - Transitional housing - Mixed -use & live /work Recent Changes in Housing Element Law AB 2348 (2004) • Establishes "default density" of 20 du /ac for lower- income housing ✓Must demonstrate "adequate sites" Recent Changes in Housing Element Law AB 2634 (2006) • Requires Housing Elements to consider the i needs of extremely - -low- income households ✓30% or less of county median = $27,900) Recent Changes in Housing Element Law SB 2 (2007) • Stronger planning & zoning requirements for emergency shelters and transitional & supportive housing ✓Identify a zone where permanent emergency shelters are allowed by -right , /Treat transitional /supportive housing the same as other residential uses of the same type in the same zone Recent Changes in Housing Element Law ' SB 375 (2008) • Addresses land use & transportation effects on greenhouse gas (GhG) emissions ✓31% of GhG emissions come from passenger vehicles (i.e., excluding freight) ✓Uses transportation planning to reduce GhG emissions ✓Links regional housing needs (RHNA) with transportation planning ✓CARE (state) sets regional emissions targets; COGS (local elected officials) adopt plans (RTP, RHNA) to achieve targets , "Sustainable Communities Strategy Regional Housing Needs Assessment 2006 -2014 ! Mandated by state law & prepared by SCAG Each jurisdiction must accommodate its fair share of the region's housing growth need • Based on growth trends & local plans • Variety of housing types for all economic segments • Linked to availability of sites with appropriate zoning • Programs to encourage new housing for all income levels Housing Element Cycle � Im lementation Mp • .. .... _. ..��... =�. Housing Elemen E 1 -' Evaluation' .� _ ousing Need Assessment _ Action Plan Analyze Resources and Coost"raints. Refine Goals, < IPolicid.s Objective Regional Housing Needs Assessment 2006 -2014 ! Mandated by state law & prepared by SCAG Each jurisdiction must accommodate its fair share of the region's housing growth need • Based on growth trends & local plans • Variety of housing types for all economic segments • Linked to availability of sites with appropriate zoning • Programs to encourage new housing for all income levels RHNA Income Categories 2008 Orange County Medwn " "`Yncome gg �`` ° P ' r ' " ,Income;= #84,I� f;,��,. G.�:Limits��`� a °��:',r^ S •�� Ex. Low (up to 30 %) $27,900 Very Low (31 -50%) $46,500 Low (51 -80 %) $74,400 Moderate (81- 120 %) $100,900 Above Mod ( >120 %) $100,900+ AZ -W&-- 8"d- a knMyof4 30 % ofgo fl— /drreudrPM 10 %down paym % 55%ntvag 1.2%1—& nsu —4 $2W HQ4 des Sasv dl•YQ [awu RHNA Income Categories 2008 - O�ngeCotinlylNedian .�Incoroe.: rAf'forclalile "`:" �•' � <' ••,:N9.Urnits a s .`.:i: ^; :• Ex. Low (up to 30 %) $27,900 $700 Very Low (31 -50 %) $46,500 $1,160 Low (51 -80 %) $74,400 $1,860 Moderate (81 -120 %) $100,900 $2,520 Above Mod ( >120%) $100,900+ +$2,520 At ZU".. Baud on, f—* of4 30%ofpossndomeh —Mo PM 10 %d»m prymm4 SS%narrs4 1.2 %taxes& nswrrG .fxo HOA da sw.. arm, rmuu RHNA Income Categories . 2008 I �SI SQrange Aff6rila6le;�i4ffoidable:' :Income=, f84y'100 ,�L'imits'�r, �s�li e n t �',' ° ' Ex. Low (up to 30 %) $27,900 $700 -- Very Low (31 -50 %) $46,500 $1,160 -- Low (51 -80 %) $74,400 $1,860 $260,000 Moderate (81- 120 $100,900 $2,520 $370,000 Above Mod ( >120 %) $100,900+ +$2,520 $370,000+ A-.Wb as' Barad w a fan* of4 309' ofposs ftv,auapffl 10% downpa,-4.%5% n9ae5; 1.2%faxesa nsOVMn d2W Ha4 da saw arm ca,®a So - QW—UVpN WF- 777 • • But what about the recession ? ?? Population Growth Population Growth 1980 -2040 1980 2000 2020 2040 Orange County 1.9 2.9 3.5 3.9 million million million million California 24 34 44 54 million million million million So - QW—UVpN WF- 777 • • But what about the recession ? ?? Population Growth 1980 -2040 ML 21% 29% c 2020 -2040 2000 -2020 1980 -2000 50% 4201. Orange Co. California Soule. 6N 0.prNwd dlwn¢ i Population Growth f 1990 -2008 j v l . Orange County California Sawre C.V—Dga— ofFaxMe Regional Housing /Needs Assessment 2006 -2014 Do rwsidendal communities generate demand for affordable housirrg] Public safety (pd- ,M./EMT) . :Low. :Mod: • Teachers .;Mod .TOtel RJbIC workggeneral gourmnent 10 12 24 57 Home maintenance (gardeners, painters, plumbers, renpdding) Chid rare swrre• SGr 21Y • Horne, health rare • Medical office staff • Auto nlantenance & repair • Del-ry (UPS/USPS/co ner) • Real ckrks • Food preparation & 9 • Rnanci ata ra ce, utikbes staff City planers i RHMA Allocations 2006 -2014 Very.,: ^ti 'v;. r :t •w ;; ,.•. Above yti;•`.:'�: "` °' • ° LOw� . :Low. :Mod: :�;: .;Mod .TOtel I Seal Beach 11 10 12 24 57 Orange County 17,733 14,566 16,380 33,653 82,332 swrre• SGr 21Y 1 Significance of RHNA • RHNA is not a quota • Cities don't build housing • Affordable housing requires subsidies • Focus is on development opportunities • RHNA is compared to inventory of sites with development potential (default density) • Focus on lower- income need • If insufficient sites are available to accommodate RHNA, City must create additional capacity Options for Affordable Housing • New housing at 20+ du /ac • Mixed -use projects • Second units • Preservation or conversion of existing housing • Key: "realistic opportunities" Next Steps • Community workshop ; I • Draft Housing Element -- --; • 2nd Council /PC meeting t • State HCD review • Fine - tuning • Planning Commission r; & City Council hearings • State certification „