The URL can be used to link to this page

SR-APPENDIX H~ ' ' ~ ~ i 1 1 1 1 1 1 1 1 ~ ~ 1 ~ i ' ~ ~ , ' i 1 i ~ ~ ~ ~ ~ t i 1 ~ ~ ~ Appendix N: Renf Confrol Board Subareas and Median Maximum Aliowable Rents , ' The 1993 Houstng Elemc~rrr cnrrta~rrecf p~-vgram.s to rrtntrjacrc~ rr~ allc~viate the housing suppry ' problems faced by fanzrTc~s ~vrth c17r1c1r•clrr r~~clirclcn~ • Program A-1 I~ -- marnrain, irnprove, a.~td develop housing for hntrsc•ltr~Icl~ tivrrh ~pec~ctl nc~c~~l~, c~~pccially lar~,~e,farnrltes, farniltes with small childre~n, tlte eldc~rll~, and ~{ie clc~a6lc~d. ~ 7. Promote programs ivhich mr~ke liame osvnership a r•ealrsiic ohjettive for persons vf aIl ~ incame and socia2 grotrps. The City adopted a Tenant 4wnersh~ps Riahts Charter Arr~endment {TORCA) in 19$4 ~ which allowed the con~ers2an af rental units to ownersh~p ~f twa-thirds or rnore of the builc~ing's tenants agree ta the conversion and one-haif ar more ~ntend to buy their units. In o~der to assist law and moderate ~ncome tenants to purct~ase their units, the City also ~ agread to establish an ownership assistance pragra~n ta be fi~nded by a tax ie~zed on umts that are converted to cvndo~ninium ownership As ot 19$8, the City had callected $844,801 for use in tt~is program ~ A recent st~dy of conversions occtcrring «ncEer the TORCA program revealed that 256 units had convened LYit'OEfah I989. The study also showed that, upon first sale, I approximatei}~ i0 percent of the TORCA units ~ti~ere ai'~ordaUle to very Iow-, and 1ow- income hauseholds while anothzr ~~ percent are affordable to median- and moderate- ~ incame households Th~s is a s~ibsta~ltia] p~rcenta;e, esp~cialiy gt~er~ the fact that the r~rec~ian pnces for markef-rate conclo~l~~nn,i~15 u1 Santa Monica are affordabte only to high- income households. ~ The 1993 Housrr~g Element cnrrrurnecl prc~;rrrmr -ti~jrrch m~rk~ hr~rrte vwnnrshtp a realis~ac ahjective far persons of r~ll tnccllnc~ Cll7cl 5UC1C1I ,;rnttps rncludrng: Prograrn A-2 e-- ~ ParticiParP tn statc.~ arrcl fc~cl~ral Ir~iv crncl moclc~rute tncnrrlc~ ~rotrsirrs; pro~~rams, anri develop 1aca1 sourc~r nffunds fr~r hai~~m~g, Program B-1 ~-- pc~rr~t~t cnnversrr~n of conrrolled rental unrts to limited ec~i~rty cc~opci•arrvc~a ~~~rtl1nirt t~avnlarrrfary cltrplncPn~~nt af t~rtanrs or doss of ~ af~'ordabiliry, ancl, Prn~ram C-7 a-- er~f«~ ce fcrtt~ hr~~nirig Icn~~S ' f:lppolsharalhsngelmtlsuicsitalreassass ~ t~ppolsharelhsngal~ntldatalreeval~.W~?C~ (r~vi~~c~ii 11rG.'9G) ~ Crty of Santa Monica ~ Hous~n~ E~ecnent G- I G Re-E~ FIIi[2t(IOIt Ut ~~~~ HUtiStl]!~' E28fi1~IIf ~ ~ ~ ~ ~ ~ 5. properry ownirs concernrn,~ Rn~rr Cnntrn! Board prncc~clrrfc~s fnr rncr~asrng rents to payfor capital irnprovements. Develop programs ta elirninate over-croivding. ' The City's Rent Control program has senred to ma~nta~n rents at reaso~able le~els, ti~us reducinp the need for indiv~d~ial~ to share households Tlze 199Q LT S Census shaws that the average hauseholds s;ze has declEned tro~rt 1.97 in 1980 to 1.88 in 199Q. The ~ reductior~ in average household s~ze ~s attrFbuted ~n part to affordability af rents in Santa Monica. ~ Nevertheless, the number of overcro~vded hvuseholds has increased from 2,051 in 1980 to 2,414 in I990, parncularly ijl tl~ese censE~s tracts straddling the Santa Monica Freeway. Since khese census tracts aisa have tlle lowest med~an incomes, it is likely that the ~ crawding is partiy due ~o [he inabil~ty of households to afford a unit which wouid adequately accflmrnodate the~n. Th«s, the Ctty contmE~es to lack iou~ cost housing for ' larger hausehalds. The ~993 Houszng Elemenc cor~tained pro'rams to elim~nate overcrowding including: , Prograr~ A--I.h -- mainta~n, ~r~prove, and de~~elflp ~ot~sing tor hot~seholds witF~ special needs, especi~lly Iarge faEni~ies, fa~~nil~es with sm~ll ch~ldren, the elderly, and the disabled; Program A-2.a -- devetop an Enclusionary zon~n~ program requinng 30~0 of alI new ~ mult~-family tmits be atfordable ~o low and moderate income ho«seholds; Prograin B-l.a -- suppart the rent control charter amendinei~[, and, Pra~ram B-~.g -- protect the supply of un~ts affordable to the lowest income tenants whtle pe~-~~~tt1~7a Iandlords to increase ' revenues fro,n their rental prop~rt?~ throu~h .lle Ince~~t~~•e Hoasing Program 6. AIleviate tlTe hoicsing supply pfoblems fuced hy families ~vit~i claildren. ~ Under the C~t ~'s fair ~l0iISlTla and nan-discrtEn~natian ro~rams, ti~e followina y ~ ~ .. ~ ~ accamplishments were made the Deputy Citr attorney for Consumer enforces the City's faur hausing laws; the West Side Fair Hot~sing Council provides counseiing and investigates com~~~nts of d~scni~~ination ~n Santa Nionica, and, the City imposes a ~ _ standards cond~t~an of subd~vtston map apprav~ requ~ring the inclusion of anti- d~scnmzna~on clauses an the conditions, covenants a~~d r~str~cr~ons far new pro~ects ~n the C~ty- ~ ' Ciry ot Sxat~ Mon~ca HoueEn~ Efztnenr G-:~ Rc-Evxiuat~on ot 3993 Houseng Eiement ~ , ~ ~ income householcis and 50% marsr be a,~]`'orclable ro mvderute rncnme households; Pragram ' A-2.c -- strrd~ arr~ dc~~elnp pr•n;ra~~rs ru address ~Izr~ hn~rsrr~g needs of the growing population of homeless pc~ap2c~ in S'anta Monica; Program B-l.a -- sacpport the rent control charter ame.rrdment,• Program B-I.b -- protect rental housir~,~j by lrrnrrrng the conversion of ' rerual untts to marke~ rate cnr~clomrnrums and cooperarrv~s; Pro;ram B-1_g -- protect the supply of un~rs afford~rhle to thc~ Ir~we,~t rncvme tenat~fa ~vhzle permittirrg lan.dlords to increuse revenues frona their rental prnp~rry throir~h t17~ Incc~nrtve Hoi~sing Progrczm; ' Program C-1.a -- s~rpparr and par•tre~pc~te in fhe Sectrnrr 8 Renlal Assrstance and Housing Voucher programs; Prvs;rrrni C-1 c-- prnvicle assrstarrce to hnnaeless individuals and ~ households to find t~mpnrun7 sla~lrPr cn cnlcl ar zncl~rrr~rrr tiv~athnr; and, Progra~n C-2.a -- continue to enforcP fair hou~irr; Iczws. ~ 4. Devela ro rams romotin tlze ,•ehabilur~tion and/or re lacernent o the G 703 housin P P S P g A .f ~ g units which SCAG estimated as heing in poor colidition. ` ~ ~ As of 1989, CCSM i~ad rehab~l~tated 22 ? un~ts for rental to low and moderate income persans. ~ ~ Between 1983 and 1988, 45? ~inits were rehab~]ttared using Comrnunity DeveIopment Biock Grar~t FuncEs (see Program B'?.a) , • The Ctty received ~20Q,000 trom Fhe California Defened Payment Rehabilitation Loan Pragram for the acqu~sitian and rehabilitatian of a?5-untt apartment pro~ect. ~ The Ciry conrinund tn dc~v~lop pr•n,;rams ~rc~laar~trn,, II7~~ rc~hahtTzration nnd/nr replacement of the 6,703 hotrsrn~~ unrrs ~vllrch SCAG esrrrirrrt~d u~ h~rrt,; rn pr~or condrrton when tlaere ~ are pr~g~Qnrs arrd rescitrrccl5 CfYClf~C1IJIC•. Hrt~vc~icli, fcrc°rors wr~rk~n~ ffgQrrrst meeting this objectrve zncluclc a general alrnv-clnrrn rn hncr.srn,; r~lrarc~d constru~tion because of high tnt~r~Sl rates lrnd a rcfoCCrsin4~l rf Crry rc~ltll6rlrrunnn c~/j"arts tn u,srist publ~cly-assisted units ' orrly. The 1993 Housirrg Elenrc~nr~ cnnrurraer~ rl~e fc~lln:vrr~,~~ prvhrams. Program B-2 a-- eontrnire to rmplerrrertf a hoc~in~, ~'N11[lbtllfCtllnr~ prr~,lCr~,• Program B-2 b-- cnfarce housrrag heQlth arrd safery codes; Pra;ra~n B-? c- clvulcr.~t~ thc tar~etrn; nf rehabtlttation prograrns ~ to ensure that ~dl areas ~n need of assrrttrnc~ are 6c~ann adequately served, and encourage thc use of vol~cnteers in rc~habrl~ratrun e~'ort~; Program B-2 d-- encoarrage the preservation o,f arch~Tectupally ~tnd htstorzcrllly ~a,n~canr tr~i~~>llbnrl~c~ods c~nd hiiildrngs; anrl, Program , B-2.e -- Ctry stc~tivrll i~c~rk ~k~1flt RntiF Bc~ard 3tCrff rn pjnv~clc~ x~tfnrmatton to restdential ~ City of Santx Moruca ~ Ha~-szn? Element G-14 Ra-E~hluxnon at 1993 Housme Element ~ , i 1 t Board (ARB) actrorrs, Program .~-1 e a-- tivhnrc~ Dc~v~ln~~ri~1Tt A~,recments are appropr~ate far large, phasc~d develnpnrenr prnJc~crs, errcoura:c~ thc~ rr~clar.~inn of ineasures in the ' agreement to encoacra~e prc~pa}'mc~r1T nf hniratrrg rn lt~i~ fee~ or other actrons ta increase the suPPly Q, f'a,~'ardabl~ hoir,strt~~~ cv~a~n7c~nstrrtf.tc~ ~u~th fh~ ajrtpact c~ the pro~ect; Progratn A-l.g -- investigate the feasrUrlrry~ of rc~znrrcn~ nnn-resrder~rral a1 c~as fnr residential use in order ta mitigate the e,,~'ects of da~vn~vni~r; ~n otlzer areas; Praaram A-2.ta -- support the e,~'orts ' of pnvctte, nortprofrt cvrrrmt+nrry clc~vc•lvpment corpvrcrttnn,+, Pro~ram A-2.d -- promote the use af air rights above crry-nivned a~ orhet- publicly c~ivned land for affordable housirrg; ' Program A-2.e -- parrrci~are ii1 ~tare utrd federuT lrnv at~d rnoderQte ir~come housrng programs, and deveinp TncaT soacrces of firncls for haarsin,;,- Program A-2.f -- investigaxe creative programs ro Ievcrrr~>~ rl~c~ cffc~crtvc~n~ss of crly rrnanctng for houstrzg progrQms; ~ and, Program A-2.b -- clevelvp r~ cIc•nsrr}~ 6nnrrs prngrrr,rr rr1 ~ncnrarage the production of housrng affordable to lotiv anrl mvdc~rcrrc~ rncame persorrs ~ 3. Address the affardahle housing needs of existing resiclents least able to pay. ~ The City accompl~shed t1~e follow~~n~ ,~•~th respect to ass~st~n; low- and rno~erate-income hociseholds ~ • The City cont~n~iec~ to sl~ppon the Re~~t Cantro] Ck~arter A~ilenclment throughout the planning periad The cl~arte~ amend~~izr~t establ~shed an elected Rent Control Baard to regt~late rental unrts ~n the C2ty~ and enst~re thai rents would nat be ~ increased unreasanabiv Data from the 1980 and 1990 U S Census reveal that while ti~e med~an home pnce increased by 163 percer-t frorr~ ~t89,800 to $500,0(}1, t~e median re~t mcreas~d by only 66 percent ~ro~n ~319 to $532 ~ • Between 1984 and 1989, fort ~ unrts ~~ere rzhabilitated under thE 12ental } Rehabilitation Program, ~vhich ~1S515i5 pr~vate owners of rental housing to ~ zehab~litate their units wki~le mainta~ning rents at an affordable Ievel ' « Betw°en 1981 and 1986, the C~ty served 2.~I2 hot~seholds under Sectian 8 Rental Assistance and Hotising Voucller programs fi~nded by the federal government. ~ The 1993 Housin~ EdPmerrt conrr~ruc~cl tn urldre~s_i tlze~ uffordabl~ housrrrg needs of existing residenrs Icast able ro pa~~ thj'ncr,~r nc~~ fc~lin~vr~a, prc~;rpntr Program A-2_a -- develop Qn inrlusionary zorrin,~ ptogrcrraa ~c~rlirrrrn,~ 30~ c~f crl! rrew r7airlti fcrmily tr-aits be af~'ordahle 10 ~ lotiv artd moclc~~ate rr~cn~alc~ 11oar_SC~ilr~rcl5 Qf ri7~sc~ trrtrrs, SO% rrru.st be a~nrdable to lotiv I C~ty oFSxrzta Monac~e Hoi~sing Ele~nent G-l3 Re-E~alnatinn at I993 Hoi~smg Elemant ~ , ~ -•--•- ~ -~- -•-• , • As of 1989, Co~r~mun~ty Carporat~on of Santa hgonica had developed 106 new ~ afforda6le units. • Between 1983 and ~9$9, the City approved ~hree developinent agreements resulting in the construction of i 11 un~ts of rzntal housing (Program A.l.e). Two addit~onal developrnent a~reements were approved dur~n; th~s period, resulting in the prepayment af in lieu fees • In March, 1987, the C~ry Counc~l adapted an ord~nance reqi~inng all new ha~sing development which incI~icfes ~nore than five units to ~nc~ude rental units affordable to households at or helotiv the med~an for the city, or pay an fn lieu fee, which acted as an incentive far the prodtcct~an of affardable housinb. As of 1989, 23 projects, incorpvrating 37 affordable un~ts, had been built. • T'~e City estabhshed three redevelopment proaect areas wh~ch were required under state law to set aside 2Q percen~ of their tax incrernent to assist in the product~on of housing afforda6le to low and n~oderate ~nco~ne liouseholds As of 1989, a total of $3,363,0$2 had been spent to assist 269 low and moderate income households,'units. • The City received $778,000 from the fzd~raI Department of Housing and Urban Development wh~ch was used to fund construct~on of 43 un~ts of housing affordable to lower inco~ne hauseholds between 1981 and 1989. • Tl~e City adopted an o#tice development njitigation pro~ram which requared developers of ner~~ commerc-ul ofttce s~ace zn excess of 15,OQ0 square feet or addition ta ex~stxn~ de~elop311ent ~n exeess of 10,000 square feet to either provide low incorne housii~g or pay ~n i~~-l~eu fee. As af 1989, 62 umts in six projects were consirt~ctec~ and ~2,8rt~,b6$ 7n-ItetE fees collected unc3er this prograrn The I993 Housin~g Elc•~tiertl COntcrazrC°d tr~ prur~tnte rhe r~c~velopment af new housing units which are a~'ordable ro ull socrc~d crncl ecnrtnmic ~rc~ups tl7rotc~~h the fodlotiving programs: Pr~gram A-l.a -- cortdt~ct pc~nodre rGVrc~w crrrcl revtston nf plctnnrn~~, zoning, arad development regulatrnns to ensirre ar~ ad~quate st~pply nf s~tes for a vart~~y of housing types and priccs; ~n~l Pro~rarr~ A-i b- rc~vrnr,: ~hc• rmp~rrr nf J~r~pr~s~d ordir~anees, assessmelr~s, ar~d fees nr~ hncr.rin~ a,~'n~cfabtlrt}~ cr,nc~i uvcrrlah~ltty; Program A-1 c-- provicle are exped~ted and cnor~lrnutec! pc~~rnrt systenr; Proaran~ A-1 d-- rlc~finc~ crr~c~rta for Archrrectural Review City of Santa Mon3ca Housxng E~emznt G-l? Ft~-~vxl~~~~zon of l993 Hotu~ng Element ~ ' ~ ~ ~ ' ~ ~ ~ ~ ~ , ~ ~ ~ ~ , ' , During the plar~ning genod, the fallowing accomplishments related to the prod~ctaon of renta~ hausing also occurred , • Under the State Rental Hausing Construction Program, the City rECeived ~I20,00~ to assist in [he developme~t of a s~x-t~nit multi-fa~nily pro~ect. , • The Ctty tised funds provided throug~ tlte California Housing Finance Agency (CHFA) Reven«e Bond Program to ass3st IOS lower income units ' between 198~ and 19$9. • The C~ty used funds pro~ided throt~g~ the federal Housing Development ~ Action Grant {HODAG) ta ass:st wi€h the development of zental housing affordable to lower income households. ~ ~ Pro~ects were developed wjthin the City us~ng HUD Sectzon 242 and 236 funds ta prov3~e sentor ha~ising ' ~ The City uszd Caiiforn~a Hotts~ng Rehabiiitat~on Proaram funds to supplement the acqt.~s~t»n and rehabtlitation of t-n;ts. ~ • Community DevelapmenE Block Gra.nt grants were used by the City to assist wtth the acc~c~isition an~ rehabilEtation of unats. ~ T6te 1993 Housrn~ Elemen~ cnrrtn7uc~c! rn prornnrc~ tltc~ clc~velnprnerrt uf new rental housing, throu4~~Z tlze followirr~ prc~grurns, Program A-2 b-- suPpr~rr rhe ef~J`arts nf privc~fe, rronprofct ~ cnmmunrry• develop-rac~nt cnr,x~rrrtrr~rta; Proaram 4-2.z -- pirrrrcipare in srate and federal low and moderare tncorrle J7a~r~~n; p1•a~~-u~ras, rrncl d~ti~c~lnp local saurces of ficrcds for housing; arrd, Pragrarrt B-1 d-- rc~plcrcc~rtic~nt of r•c~ntal units (mulrrfamily, single room ' oceupancy hateI.r, etc.) pjc~pns~cl ~'nr cfe~~7nlirian, cc~nvers,nn ar ntlter removals, an~ replacement witlt eitlter resictenttal 01' nnrrr~~rcienttal developr~ent ~ 2, Promote the develapment of new housirig units which are afforal~ble to all social and econornic groups. , The City has made the fallaKj~n~ accampltshments with respect ta the development of affordable hvusin;- ~ ' C~ty of Sxnt~ Moruca Hocism; Elecnent G-1 t Ra-Ev~P~tatioti of 1993 Hozismg Elernent ~ ~ ! 1 The Technica~ Analys~s and Discussion for Proposit~on R, dated September 16, 1991, i~dicatES ~ that between 1981 and 198b, 1,190 ~tet new units were constructed in the City; anformatton abovt the affardability of these ~nits is not ava.~lable. ~ During 198~, 1988, and I989 (January - J~ine), t~e City added 227, 6T, and 11$ nEt new units, respeci~vely. T}us represents a totat of 41? new vn~ts durinp t}te 1987-1989 period. Added to the number of net new tin~~s canstructec3 between 1981 and ~986, th~s brings tota~ net new ~ deveIoprnent dunng the 198L-19$9 period to 1,602 net new un~ts h C ll 310 i i b 8 86 f ~ , t e ity ~n le 1 and 19 e Thus, wh etween 19 ts sE~y of achieving its goal of 1,500 units, it subsequen~ly exceeded that goal by 102 units. Between 19$1 and 19$b, the City feIl 2,937 uni~s sE~y of achie~ing i~s 1983 Fa~r Share atlocatFOn af 4,121 un~ts, and between 1981 and , 19$9, it produced 2,525 units less than the 19$3 Fair Share. In surn, the Caty achieved its g~antif~ed ob~ect~ve bE~t did not rneet the unr~alist~c RHAM ~oal. , 3. Review of Pro ress in Meeting Ho~sii~a Element Objectives ~ The i983 Housing E~ement e5tabl~~hed seve~ ~~i~t~n objec[rves This sectton reviews the City's t progre5s in meet~ng these ob~ecti~es_ Eve~ though the 1983 Hausinn Elen~ent contains m~ny ?aals ihat apply specifically to the 1981- ' 1986 planning period, effectively the goais, polic~es, and programs of the 1983 Eieme~t were valzd through I~tiy, 19$9 when the RHNA plann~ng penod beg~n. Therefarz, un~ESS the quantified objectives of the 1983 Hot~sing Eiem~nt were expiicitly tied to tlie 1981-1986 penad, the ' evaluation of the City`s pro;ress ~n cneeti~~ ~ts objecti~~es ~ncic~e~es the tttre.e additiona~ years between 1986 and i 989. ~ 1. Address the need foj- replacemer:t of tlie eshrnuterl I,SU01•entul hoicsirag units demolished and converted in the years just pjior to rent contr•ol by promoting tlae develop~nent of neav ' ~ent~l housing. City records reveal that between 19$1 and 1986, 327 new apartment units were constructed , in the City. Thzs represenu approxur~ately 22 percent of the target ntfi~ber of replacement uruts Between 1987 and 1989, an addittona~ 330 apartments were constructed, bringing the tota] to 8~7, or about ~7 percent of tlze estimated nuF~lber of units demolished ar~d , converted ~ust pnor to rent cantrol. ' Cjty of Santa Mo~cx ~ Hous~g Elzment G-]0 Rz-Etial~~dGon cat ~993 Hot~s~a Element ~ ~ ~ , ' T'he following table 5I1QW5 the num6er af senior {elderIy~, smali family, and ~arge famiIy house~tolds that the City assistec~ each year between 1981 and 1986 using Sechon 8 rental ~ assistance. Year Senior S mali Lar4e v I981 2~6 137 48 ~ 1.982 256 137 ~8 1983 256 137 ~8 ' 1984 256 137 ~8 1955 25$ 146 ~8 1986 ~ 147 4Q 1 Total 1,282 8~ 1 289 Thus, City records shaw that the City's actual assistance to elderly, small family and laxge family ~ househaids s~rpassed its goals during the glann~ng period ' c. Grawth Needs Estim~te {RHA1~~1}: According to the 19$3 Hous~nb Element, tf~e Regional HaE~sin~ AilocatxQn Model (RHAM} ' projected a net esEimated need for 4, i37 net new housing tEnfts dunn; the ~981 through 19$6 period Of these, 2,?98 represented the r~umber of unifs needed to accommodate additional population growth while the reinaining 1,839 un~ts represented the nuit~ber of addinonal units ' necessary tv achieve an ideal vacancy rate. The ~983 Housing Element d~d not anticipate that [i~e C~ty wou[d be able to meet the growth needs ~ est~mated by the RHAM. As the Eleinent ~tselt scated. national, reQional and Iocai economic, sacial and iega~ factors could si~niticantl}~~ ~~Z~pact aetual ;raw°th levels ~ Equal~y important, as discussed, the Ci~y belie~es tl~a[ the o~erall meihodoIogy ~sed by SCAG to develop its growth pro~ecuons is flawed, in part, since it does not ac~ount for the umque , charac~enstics of each commur~ity The C~ty's spectfic points of ~~sagreement with the SCAG methodology are ~etailed ~n Sect~on TI.E, S«bsection 4 of th:s Housing Element. , The C~ty estimated [hat act~~al growt3~ levEls for the 1981-56 perrod v~auld be from 1,500 to 2,~00 new umts ' ' Gty of Santa I~+faruca Hotutng Element G-9 R;-Evah-~tian of i993 Housu~g Elament , ~ a a. Five-Year Rehabilitation ~Teeds: The 1983 Haus~ng Element established the foliowing goals far housi~g rehabilitation for publicly assisted and privateiy deve3oped prolecrs: Qwner Househo~ds: 30 Ren~er Hauseho~c~s: 760 Total 790 Durina the 19$1-198b penod, t~e City was involved in the rehabilitat~on of 441 units, including 196 units that were acquired and rehabil~tated, 220 that ttnderwen~ ~ninor rehabilztation, and 25 that underwent other types of rehabilitatian. This represents approximately S6 percent of the City's five-year rehabilitation goal. The hous~ng rehabilitat~on goai included pnt~ate secEOr praJects. Data available for 198i-1989 {Buiiding and Safety Annua~ Reports) ~nd~cate that the C~tr issued building permits for °addihons, alterat~ans, or repairs" for 3,85b resident~al pro~ects. This totai incll~des permits issued for both single famzly residentia~ dwellin~s and muln-fa~nily ~Enits, it is not possible to separately ascertaan the number vf zr-ultifamily units which were subject to rehabilrtation or repatr However, given the totai number of building perniits issued for residential rehabiiitation and the econo~~ic climate af this penod, C~ty staff believes that the private sector likely rehabilitated st~ffic~ent addFt~anal units to meet the C~ty's ;aal. In the 1993 Haus~n~ Element, the C~ty refonnatted ~ts rehahilitat~on goals to address anly City-~-ssisted un~ts 4 b. Fiv~-Year Assist~~~c~ ~eeds: The 1983 Hoi~sing Eler~ent establ~shed []Ze follow~ng goals fpr hotfsing ass~s~nce: Owner Elderly 15 SmalI Family 10 Larae Fam~ly 2 Total 27 Renter Total 540 SS5 670 6S0 ~5 ~j7 1,275 1,302 ~ ~ , ~ ~ ' ' ~ ~ ' ~ ' ~ On an annual basis, these goals would result rn assistance to 108 elder~y, 134 si~all family, and ~ 13 smali family hauseholds. ~ City ot S~ttx I1~ot~tcr. ~ Housm~ EEement G-8 Re-Evah~xtion at f993 Housu~g EleEneat ~ ~ ' ' ~ Ttus failure to di~erentiate between cit~es penalizes c~t~es which are already built-out and establishes unreal~stic R~-INA nurr:bers for these co~~rnunities ' The City of San~a Monica is also particularly concerned w~t~ the vacancy rate assumptians used in the mode~ and the household ~ro~~~ih factars used in the model Our specific points of disa~reement ' with the SCAG methodolo~r are detai9ed in the Section IT E, St~bsect~on 4 of this Housing EIement Secand, the quantified objecfives adopted by tEie City in 1993 a~so took inta aceaunt the ecanomic ' climate of the period which included t~~e recession of the early 1990s, the 1992 civ~3 dist~rbances in Los Angeles, and cha~ges in residential rzal estate lending pract~ces, amang o~her factors. The ecanorruc canditians of this period are detailed in the go~rernmentaI constraints memoranda ' prepared by HR&A far t}~e Czty D. REVIEW OF PERFORtiTANCE ~ To develo roarams in its 1993 Hotising Element that a ro r~atel addressed the identified AP b PP P Y , housing issues, City staff re~iewed the ho~ising proara~~s adopted as part of ~ts last (1983) Housing Eiement, and evaluated the eff~cE~veness of those programs in deliver~ng housin~ ser~~ces. This review ot the C~ty's progress ;n implementing ~reviotisly adapted prograrns ' provided a basis for assessing the cont~nued appropnate~ess of tY~os~ pro~rams and for develop~ng new probrams for the 1493 Housing Elen~ent ' This secrion rev~ews the goals and vbjectires as set forth ~n the City's 19$3 Hous~ng Element and ewaiuates the City's pragress ~n achievinQ th~m. ' 1. Effectiveness in ~Ieeting H~using Elerrtent Ga11s The following ~iscussjon descnbes the Ciry's progress concemina specific gvals, object~ves, and ' polic~es zn greater detail. It ~s irnpartant to note that the 1983 Hvusing Element was adopted according to antenm guid~l~nes established for the Reg~on~i Hausing Allocatio~- Model (RAM) in ~981. Under the 198I RAM, the applicable p~ann~ng penod was 1981 t~rough Z986. The actual ~ plannir~g period for the Cit}~~, however, ext~nded to June ~989, when the State required t~at Southern Ca~rfarnia cities prepare Housin; E3eme~t updates. ~ The 19$3 Ho~sing Elemer~t estahlished three sEts ot quanti~ec~ aoa~s concerning reha~ilitatton needs, assistance needs, and growrth needs. The to3~owing provides an evaluatian of the City's ' ~rogress xn meet~n~ these goals 1 C~ry of sanra IVlomcx Housue~ Element C"' Re-~v~luatian ot 1993 Hoi~sine Element ~ ~ ~ dwelling units with the 3,220 dwell~ng units ~dznt~f ed as Santa Momca's fair share of regional hous~ng needs, it is evident that at the init~ation of the 1989-199~ plar~ning p~riod the City's General Plan and zaning provided fvr a rescdential devetopment capacity that adequate~y addressed the C~ty's pro~ected share af rzg~onal browth TABLE B-2 CITY OF SANTA h14\TICA 19$9-1994 POTEl~'TIAL RESIDENTIAL DEVELOP~~1EtiT SLfi~Il1~~ARY Real~~tic Develo ~nent Potenti.~! Vacant Lsutid 373 Uncienitilaxecl Ressdenhaf Sites 3,068 Non-~2es~dent~al Sitas 3~4 TOTAL 3,795 C. RELATIONSHIPBETV4'EEhT THE CiTY'S 1993 FAIR SHARE ALLOCATTQI4 AND QUANTIFIED OB,TECTTVES ~he Ctry's share af re~ianal ho~is~ng needs (RHNA) for ti~e plan:~ina penod of its 1993 Housing Element was 3,220 units The C~t_v's 1993 Hous~ng Ele~nent establishec~ a housing product~on object~ve of 1,150 new ho~rsin~ t~i~tts, ~ncl~d~n~ 173 low~r ineo:ne ~~n~ts {~-60 percent of Median Farr-ily Income (MFI)) an~ I73 «:adera~e (I1CQI17~ IETEf[S (6Q-LQO percent MFI). Re~iew of cemficates af occupancy zssu~d benveen July 1989 ~nd Agnl 1996 intEic~tes a totaI of 1,027 un~ts were produced. The City developed a quantifiec€ o~jectire wi~~ch was Iower ehan Fts RHNA number for severaI reasans. First, the City helieved that the overal~ methodology used by SCAG to develop RHNA numbers was ~Iawed because it did not account for the unique charactenstics of each comrr~unrty, but rather rt took a singular a~proach for the entire re;~on Nlore spee~fically, the methodolo~ did not difF'erentiate between densely papulated and built-ot~t com•mun~tjes l~ke San~a ti~on~ca wh~ch can accommodate I~mited ~rowth and communit~es u=hictl are fess built-out and can accommodate addiaonal growth ~ ~ ' ~ 1 1 , ' ~ ~ ~ ~ 1 ~ , City of sanra ~1or~ca ~ Housin~ Element G-G Rz-Ev.~iu~lt~an of fl993 Hrn~s~ne Element i 1 ' ' ! Betw~n 7uly 1989 and ~'larch 199Gj, the City issued Certific~tes of 4cctEpancy for 261 dweliing units located in ca~nmerc~al zones. Additionaily, between 1988 and 1994, applications were , subrEutted that groposed construction of an addittona~ 93 dwellina ~~n~ts in non-residential zones.3 While these add2tior~al prol~cts have not been completed, and might not be developed, staff believes they represented addit~onal real~st~c potent~a.l for resident~al development in commercial ' zones during the 1989-~99~ planning pzrjod. T]Ze total reai~5t~c potential for resident~al de~elaprnent in commercia~ zones, theretore, sums to 354 dwelltn~ units 1 4. Availability af Sufficier~t Int'i•nstru~ti~re C~tp~citr~ in Mt~lf~famil~ and Com~nercial Zanes , In 1989, as it is today, Santa Monica was a fully de~eloped cqmmtmity located in the midst of a highly urhanized region As a result, publ~c fac~lities, inciud~ng sewer lines, sewer treatment, water hnes, streets, storm drams, telephones, electnca~ lines and gas lines, were readily available ' to support residential de~elopment in ~nultifamily and cammercial zones. ' , ~ ~ ~ 1 1 ' ' ~ The Final Environmental Impact Report tor the Hous~nb Element Update (FEIR), July 1~, 1993, xndicated that at the starF of the prewiot~s plann:n; period sufhcient capacity existed i~ the p~xblic infrastructure systems to accommo~ate tYce ne~~~ res~dent~al dzvelopment stt~died by t~e report. The FEIR demonstrated that tY~ese systems ~auid accammocEate increased dzmand assuming both fuif~lment of the City's adopted qtEanufied ob~ecrives (1,150 ~~nits) and achiever~ent of the City's ailocated Regional Ho~~sing Need (3,220 f~nits) The FEIR conciuded t~at development assuming either scenario would not significantly impact the availabili~y or quality of water, sewer treatment or service, electnc~ry ar natural ~as servtce, or solid wastz disposal, or the capacity of the starm drun system, given requirements and pro~ra«ts ~~nder ~mptemen[at~on at the tiane af the Housing Elernent's adopt~an The FEIR did md~cate th~„ the availab~litv of land till capacrty might be an 1S51~B. 5. Summary o#' Residenti~i De~~elopEnent Potenti~~l Tab~e B-2 sumrt~arizes the residential development potent~al on ~~acant, ~inde~tilized residen~ial, and non-res~d~ntial sites. Compar~ng the C~tv's resident~ai de~elopment potential of 3,?95 Z The p]ann,ng pennc! cavarr.d t~v tha 2~~~ HC~(itiUlf_' EI617]'c'fiC 1Tii4 ~)BCII ~7Ct~(ICIBCI C}2fC31T~~1 Ii1C16~ I948 3 Units propnsec~ during h2tw~an 19~8 .~ud :99~ c.oitlc[ r~~sUn~6ky liave beCi~ eonstnicteci duru~g tlie ptt-nnin~ penod C~ry of Sanra Mon,ca HotESmg Efztnent G-~ Re-Evxli~ahnn of 1993 Housmg Elz~i~ent ~ ~ , nat ~ikely rede~elop praperty, data ava~lable from the 1989-1995 period demonstrates t3~at no clear , cut threshold exists In th~s mare recent per~od, developers commonly rep~aced two-or three-unit bu~ldings for a gain of ~ only ane ar two units In some instances, developers were wi~Iin, to replace units one-for-one ar even lose urnts Staffbe(ieves that the hi~her ratio for the 1984-89 period prabably had more to do with the thert availabiIity of lots with sin~le-family dwellings and vacant Zots than with any ~ype of ~ mirumurn required rat~o As vacant and single-fam~l}~ dwell~na iots became more scarce, developers de~eloped lats conta~ning two ta t~tre~ units even where the net ~acc~ En units was quite small or , nonexis~ent Sumrnary of Realistic Developrrcer~t Poler~tial an rJr~dercctiliz.ed Sites ' In conclusion, of the three factors evaluated - age, ratio of actual to permitted density, and rat~o of new to replaced units, only age appears ta be a real constderation in determinina whether a ~ parce~ wall recycle ~o higher dens~t~es. Therefore, the realist~c potent~al for recycling during the I989-1994 pianning ~enod wauld have cansisted of the real~stic patential for develapment on underutilized parcels in the 1998-2003 planning perivd, ad~usted to reflect the age of existing ' structures likely to be recyc~ed in d1~s earIier plann~ng per~od, plars new units actually constructed betwe~n i989-1994 on underdeveloped, r~sidentially zoned parczls ~ T'ne realist~c patential for de~e~opment on under~t~lized parcels in the 1989-199~ planning penod is 2,173 units Adding ~n units cflnstructed between 19$9-1996, results in a reatistic potential ~ capacity on underutilized parcels of 3,068 ~~n~ts for the 19$9-1994 plann~ng penod. 3. Non-Residentia! Zones ~ In aadzt~vn to the potent~al for ~ew hous~ng in res~dent~al zones, there was potent~al for resic~ential deveIoprnent in the commercial zanes a~ the ~nination of the prevFOUS piann~ng penod. The extent ' of this potential Xs dtfficult ta calculate retroactively. LTnlike the 1998-2003 plar~ning period, regula~ons and trenc~s did not actively ~ncoura~e this type o~ development. Not vntil the middie of the previous planning per~od did the C~ty be~in to perm~t residential der~elopment in ~ commercial zones by right, and mixed-~se de~reIopment was st~ll a new concEpt in the region. Nonetheless, the City dad see some residential ~evelopment in commercial ~ones. For s~mplic~ty, ~ t~us analys~s assumes that the realisac pocert~al for res~dential deveiopment ir~ commercial zones during the 1989-1994 penod eq~aleti the r•LEmber ot un~ts actuaily constructed plus un~is that were proposed, bnt not constructed during that ti~ne frame. , City of Santa Momca ' Housu-~ Ele~nenr C-~l Ra-Eveh~.~c~o» ot 1993 Hotisu~~ Element ' ' ' 1 , underdeveioped at the titne of redevelopmern and pro~ects iocated on cammercially or industnally zaned land were excluded from ~he5e calculat~ons Based on Certificates of Occupancy frorn July , 1989 to March I996, $95 net new ~nits were c~nstn~cted in the ~ity on underdevelope~, resident~a~ly zoned parcels. To estima[e a theoret~cal capacity for the 19$9-1994 planning penod, staff added fhese unrts to the 199$-2003 theoret~cal capacity. These caiculahor~s lead to an ' estimated theoretical capacity of 6,927 un~ts at ~he initiation of the 1989-199~ planning period. Age af Existing Strucfure(s) ~ As a means of determming a real~suc age at which residential bu~ldin~s in Santa Monica are most likely to be recycled, s~aff reviewed 7$ rescdent~al projects on under~tilized parcels foz which ' applicafi~on was made between 3u3y 198~ and June 19$9 E~phty-one percent of the original buildings on these underutilizerl parcels were constrt~cted before ar during 1939, with seventeen percent huilt during the next ~ecade and three pereent built in the 195Qs. ~ Based on ttus em incal re~iew of ro ects, Czt staff conservanvel cor~cluded that arcels P p J Y Y P , developed with umts built prior to 19~Q are those which were most ~ikely to recycle ta higher densaties. ~ Ratio of Actual Approvec~ Density to :l~laximtan Perniitted Density Staff rev~ewed a cross-sect~on of 46 ~r,ulh-family de~elop~t~ent appl2cations proposed an ' underutiliaed paxceIs between July 198~ and J~ine ~989 ta assess the ratio of actual agproved densaty to ma~umum permitted density The avera;e rat~o of the actual approved density of these pro~ects (including density bonus umts} Eo t31e inax~mum un~ts pennitted under zaning (excluding ~ potent~al der~sity banus units) is 1.10 As with the anaiysis of 19$9-1995 pro~ects, where the average ratio eq~aled 0.98, the Ciry concluded t~~at de~~elopmen~ is essennally accumng at the maximum permitted density_ T~erefare, ~n determinin~ the reaI;stic potential for new ~nit 1 development, the C~[y assumeci that'each parce~ wauld be built to 100 percent of its capacity. Ratio of Ne~v to Replaced L'nits ~ Similar ta the 1998-20Q3 suEtable s~tes anal ~s~s CEt ~ staff evaluated whether there was a minimurn } , } ~ threshold ratio of allawable-to-ex~stEn~ units that was a pre-~ec~~usrte to recycling A review of projects for which app~icat~ons were made between July 1984 and June 1989 ind~cates that the avera~e ratio of new to existin~ u~its was ~ 5 to 1 t~'hile analys~s of th~s data mi~ht have suaQested thaf a rrurumum threshold af new to ex~stin~ ur~is e~sted, a threshold below vvhich developers wauld ' , City ot Santa Monaca Housm~ Element G-~ Ra-Evah~ahon oY 1993 Housin_ Element ~ , ~ TABLE B-1 IT~~'E_\TORY OF VACANT LA~~ Zoning Distr~cts ~ o~ Parcels Sy Ft acre.~~e ~-~lo~vahle ~I2Sl Patential ~J~fitS OP-1 Smele F:utn! 2 4,000 99 1 du/ arcel 2 ~P-2 Low Det~si • f I 71,3Q6 1 53 2,~00 sf`urut 36 OP-3 Meciit~~n Dens~ • ~ 0 0 1,540 sf~urut 0 OP-4 Hi~li Dens,t 4 0 0 1?~0 sflurut 0 OP-Du Iex 0 4 0 ? di~/ rcel U Rl-3m=1e Fxmil 11 100.200 2 30 i dul ~ercel 11 R2-I..ow Dens~ 19 1~1,020 3~7 1,54U sflu~ut 100 R2R-Du lex 4 0 0 2 du/ ~arcel 0 R3-M~n~m D~ns~ 22 183.525 a 21 f,25n sfr~tn,t 146 R4-H~nl~ Dens~t 9 69,938 f 61 90~ ct/ua,t 78 R114H-Mohtle Hocne 0 0 4 N,'A 0 Total 74 57~),989 I3.31 373 2. Under~tilized Sites as of 1489 In additzon Eo development on ~acant land, there also was su~stantial patent~al for residential de~e2oarnent during the 1989-1994 plannm; penod on s~tes that were de~eloped at densities below those permitt~ under zoning. As described in Sect~on II.D, Inventory of Land Suitable for Resident~al Develapment, the theoret~caI capacrty for patential new un~ts on underdeveloped, multi-family zoned parceis far the I99$-2003 plann~ng penad is 6,032 new units. At the start of the 1989-~994 planning penod, the theore~icai capacity far potentaal new t~nits on underutiiized sites would have consisted of ihe 1998-20~3 theoret~cal capac~ty pli-s the nurnber of net new units actually constntcted dunng the 1989-199b ~JE~Iy i989 - 14'iarch j996) period fln underdeveloped, residentially zoned parcels. To estimat~ ~h~ theoret~ca] capacity that exzsted at the star€ of the 19$9-1994 pIanning period, City staff calculated the net new urnts constructed between I989-199b. Pro~ects on sites that were not , ' ~ ' ~ ~ ' ~ ' ~ ~ ~ ' ~ ~ City of 5fenta ~Iar~c.a ~ Ho~~sm~ Elei~~ent G-2 Re-~v~]i~~tiUn of 1993 Housu3~ Element , ' ' ' ' :~~PPE1~~~7~ G RE-EVALUATI4N 4F 2993 HOUSXNG EL~MENT ~ a. ~rrR.onucT~oN ' Pursuant to a settlement a¢reement bet~.veen the Cit af Santa Mon~ca and the Iainr~ffs in a ~ Y F ' lawsuit chaIIenging the City's i993 Hous~n~ Elemc:nt, this section presents a re-assessment of specific compo~ents of tk~e 1993 Housing Elemer~t The re-assessmer~t (1) provides art inventory of land s~utable for residential deve~ap~nent; (2) e~aluates the d~fterence be[wEen the City's 1993 ' Fair Share allocation and its 1993 ytiantixied objectives, and, (3} reviews the performance of the City xn relatian to the goals, ob~ecti~res, poiicies, and programs defined in the i983 Housing Element 1 ~ $. L'~I'VEI~'TORY OF LA:ti~ THAT ~tiAS SL~TI`ABLE F~~i RESIDENI"IAL ' DEVELOP.NiENT DURING THE 1989 - 199~ PLA~'1i~1TG PERTOD By law, the City is rec~uued to pra~ide an inventory of land suitable for resident~al development, ' mcluding vacant sites and sites havina potentz~ far redevelopment This section estimates the inventory of ~an~ suitable for res~dent~a~ development that tivas avai~ab3e at the 7n~tiatzon of the 1989-1994 planning penod , I. Vacant Land ~ Vacant sites ava.ilable for xesident~al de~elopment during the 1989-1994 planning perioc~ consisted of over i3 acres, which eauld accommodate 373 units based on their zoning desi~nanon. Table ~ B-1 sho~vs the vacar~t acreage in each of the C~ty's resi~erct~aI zones at tne beginning of the previous plannina perzod. The tatal theo~e.~cal un~t capacity ~s deterrnined by rt~ul~iplying the vacant acreage by the nurrtber ot square feet {~3,560} per acre, and divid~ng by the aIlowable ~ dens~ty in each zone. Tlils anat}1sis ass~~mes that all ~racant land will be developed to t~e maximum potent~a~, exciud3n; density bon~is ~~nits ~ ` 'I1za extent to wluch any eaverruuentr,l pro~ru~i a~tzd as a constraint ro liousing pralfictivtty duruig the plannu~g ' ~rxoc! of t3~ ~ 993 HotsSU~g Elernzn[ ~s ~vxlu~tac~ a, ~,crt ot the exrac~.sFVe aovemtz~ei~tx! canstraent ttnatyszs e:nclertaken by HR&A. See Teekuucai Appendix , C~ry nf S~„ira Mor,~ca ' '-. ' ~ _ ~ . . _ . _. Houstn~ ~leinent G-1 Re-Evah~xtiari ot 1993 Housir-_ E1en~ent ~ 1 ' ' ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ' ' ~ ~ ' ' ' ~ ~ ~ ~ ' ' i 1 I I 1 ~ 1 1 1 1 1 1 , ~ ' ~ ' 1 ~ ~ , ~ i 1 ' ' ~ ' 1 ' TABLE F-1 COMPARISD~Y QF R~SIDENT[AL Il`TENSITY PERMITTED UNDER THE 1984 L,PiND USE ELE1~iENT A~TD CURRENT 20N~iG ORDINANCE 1984 Land Use Element Current Zoning Ordiaance Land Use Categorv Dens~tr Zoning Category Density PermEtted Permrtted Mixed Use R-?vIH Res~denttal ivlobile Home Park Not specified RVC Resideatial-V~sitor Commercial Dist. Varies by area BGD Broadway Comcnercial Dismct ~AR I 5 BSC $ays~de Commercial D~s~c[ FAR Z 0- 3 0 vanes by area G2 Ne2ghborhood Commercial Dismct FAR 0 75 {1 0 on Pico} C3 Downtowa Co~nerc~al D~stnc~ FAR 2 0(2 5 w/ 5~% Res ) C3C Downtown Overlay DisEr~ct FAR 2.5 (w/ 50% R~s ) C4 H~~hway Corrunerceal Destrict FAR 2 0-1 5 var~es by area C~ 5pec-al Office Commercial District FAR 0 75 - 1 0 ~anes w~th lot size C6 Boulevard Commerc~al D~smct FAR 2 0 Ci~I Mau~ Street Commerc~al D~stnct Far 1 5- 2 0 vazies b;+ area CP Commercial ProfessFOnal Distnct FAR 1 5(2 5 m CP~ with Developrr~ent Re~iew Permit) DUs = Dwelltn' Unrts FAR = Floor Area Rat~o Companson of Res~dential Intenss#y Permitted City of Santa Monica Under the 1984 Land Use Efement and Housing Eiement F-3 Current Zonmg Ordinance ' TABLE F-1 CO:VIPARISON OF RESIDENTIAL INTENSITY PERMITTED UNDER THE 1984 LAND USE ELENLENT A1~D CURRENT ZONING ORDINANCE I984 Land Use Element Current Zanmg Ordmance Land Use Category Density Zoning Category• Dens~ty Permitted ~'ermitted S~ngle-Family Housmg S 7 DLTs~'nei R1 Smgle-Farnily Resident~al 8.7 DUs/net acre acre Low Dens~t;~ Housma 29 DUslnet acre OPI Ocean Park Smgle-Family Res~dent~al 17-22 DUs/net acre - vanes with lot size QPDU Ocean Park Duglex Res2dential 15 DUs/net acre OP2 Qcean Park Low Density Multiple Res 22 DUslnet acre R2 Low Dens~ty Muttipie Residential 29 DUslnet acre R2R Low Densitr Duplex D~strjct 29 DUs/net acre Medium Densrty Housma 35 DUs~'net acre QP2 Ocea~ Park Low Densrty Mult~ple Res 22 DUs/net acre R2 Lo~r• Dens~ty ivlultiple Res~dentiai 29 DUs/net acre R2R Low Density Duplex D~strict 29 DUs/net acre R3 Medfwm Dens~r,v MuIttple FaznxlV Res ~5 DUs/net acre H:gh Denstty HousEng 48 Dtis/net acre OP3 Ocean Park Medium Dens~ty Mt~Ittple 29 DUs/net acre Res OP4 Ocean Park High Density Mult~ple Re5 35 DUs~net acre R2 Low Densrty- Multiple Res~dent~at 29 DUs/net acre R", Med~um Densrty Multiple Fam,ily Res 3~ DUs~net acre RiR Medjurn Dens~ty MnIt2ple Famiiy Coas-~aI 3S DLis/net acre R4 High Densii~• M~lt~ple Family Res 4$ DUslnet acre t ~ , ' ' ' ' ' , ' ' ~ ~ ~ r ~ Compariso^ of Resider~t~al Intensity Permitted ' C~tv of Santa ~Ionica Under the 1984 Land Use Element and Housmg Element F-2 Carrent Zaning Ordmance ' ' ' i APPENDIX F. COVIPARI50N OF RESI~EN'TTAL ~i TTEN~ITY PERNIITI'ED UNDER THE 1984 LAND USE ELEMEi~TT A1V'D CiTRRENT ZONING ORDiNANCE ' Under the City's 198~ Land Use Element, four resident~al land use cate~ories are ' proti7ded - Single-Famil;~ Hotasing, Low Densitp Housing, ,1~Iedium I]ensity Housuag, and High Density Housing. In addit~on to ~he resident~al development permitted under these various land use categones. the Lar~d Use Element also contains provisions that allow for ' the de~elopment of residential uses m the mixed use category. The C~t3+'s Zonang Ordinance cantains permitted dens~t~es and develapment standards for ' various residential zoning categories that generally correspand with the Land Use Eleinen~_ However, in some instances the density permitted by the City's Zanzng Ordinance is less than the m~X;mum densities established in the Land Use Element. Tlae Zon~ng Qrdinance ' aiso eontains provisions for the deveZopment a~ resiaential uses in various commercial zon~ng categor~es. ~ ~he table on the followzng page ~llustrates the ~ensities of development permitted under the City's 19$4 Land C~'se £Iem~ent and the Crty's 1996 Zomn~ 4rdinance. ' ~ ' ~ t ~ i 1 ' Comparisoa of Residential Intensrty Perrnitted Ciry of Santa ulomca Ureder the 1984 Land Use Elerne~t and HousinQ Element F-1 Curre~t Zomng Ord~nance ~ ' ~ ~ ' ~ , ' , ~ ~ ~ ~ ' ~ ~ ~ i Appendix F: Comparison of Resident~al ~ntensi~ , Permitted Under fihe 1984 ~aRd Use E~ement and Curten~ Zon~ng Ordinance ~ ~ ' ~ ~ ~ ' ' ' ' ~ ~ ~ ' ' ' , ' ~ ' ' , TABLE E-5 POPULATION DENSI~'Y CO1~IP.ARISON UF WESTSIDE NRISDICTIONS urisdiction Estirnated Square ~~iles' 1997 Population (DOF Estimates)2 Populahon Density (Personsl Square MiEe) G~lver Ctty 4 97 41,014 8,2~2 Los Angeies 468 79 3,68I,708 7,854 Manhatran Beach 3 87 34,531 8,923 Redondo Beach 6 34 Ew4,684 10,203 Santa 1~omca 8 I4 91,405 I 1,229 West Hollywood 1.98 37,582 18,981 5ources 1 The Tt~omas Guide_ Los Angeles/Orange Connties, 1997. 2 Cal~fom~a State Depar~~ent of Finance, Populahon Research limt, Cahes and Count~es Estimates, January 1997 , ' i , ~ ~ , ~ ' ' ' ~ ~ ~ 1 City of Santa I~Son~ca Resadennal Development Housing Element E-9 Standards and Fees ~ ~ ' ' ~ ' ~ ~ ~ ~ ~ ' , i 1 1 I 1 i 1 ' TABLE E-~ RESTDEI~'TIAL LAND USE ALLOCAT~DN Resideatial Zones Cammerc~al % of Tatal Zones City Acres Per~nitting Permit~ed To#al Single- A•Iulti- Total Residenhal % af for unsdiction City FamiIy o 10 of Famil} 0 /o of Resid- 0 /o of (Acres) Total Residenhal Acres ~A~rES) Total (Acres} Total ex~~al Tota~ (Acres) ulr•er City 3,1b2 868 27 4% 666 Z1 1% 1,534 48 5% IvA VA 4S 5% s Angeles' attan 1,78$ 1,019 57.Q% 191 10 ?% 1,210 67 7% 3 0 2°10 67 $°/ each edondo 3,970 1,076 2?.1°l0 742 1$ 7% 1,818 45 8% 30 0 8°10 4b 5°/ each amta 5,376 i,743 32 0% 1,906 35 0% 3,609 67 1% 709 f 3 2°1o Sfl 3°/ ~ onica` ~ est I t,216 99 S 2% 450 37 0% »0, 45 2% 274 22_5% 67 8°/ oltywoad Source Telephone survey of selected~unsdicuons, Cotton~Beland~'Associates, 1997 NA =Not Applicable ' City af Los Angeles was contacted but unable to praL ide a breakdown of acreage by zone distnct '' Includes commercial zones where residential is a pemutced use by n~ht C~ and M 1 zones ~luch require CL~P foz reszdential use aze not mcluded m this calculauon City of Santa Mon~ca Haus~ng Element E-8 Res~dennal Development Standards and Fees ~ ~ TABLE E-3 RESIDE~1'i'I_4L DEVELOPII'I~NT FEES Fees Santa Mon~ca Redondo Nlanhattan west Culver City Los Beach Beach Holly~ood Angeles Planning Fees DevelagmentAgxeement $10,p00 ~i,439 ~2,578+ city costs Tract Map $2,287 ~1,083 SI,018 5770 $558 {tentative, #"inal) Parcel Map ~2,287 $1,083 $I,O18 5770 ~924 + (tentat~ve, final) S 19.59/~and & azrspace lot Srte PlanlDevelopment S3,.i99 ~1,~39 $2,870 A~m~n _$397- 51,680 Review/Pernut 46G P/C - ~59G-924 PIan Check P&CD - based ~1oa-Iu~ear Non-~near hon-lanear Non-l~near Non-~wear an GFA equation equahan equa~ion equatron based equahon B&S - based on based an based on on bu~lding based on based on bIdg buiIding biuldnng buildmg valuation buxldmg pernut r-alua~on valuahon valuatian valna~on valuahon E&PV4'\rI - based om cost of hazd construct'u 5ample~parnnentBldg - $1,~90 51,052 ~1,059 51,508 5478 $740 Valua~on of $100,000 Buildsng Pernvt i•~Ton-Imear Same as 5ame as plan I~on-lmear Non-hnear `'an-iuiear equation based plan check check fee equahon equahon based equat~on on buildmQ fee based on on buildm.g based on vaiua~on bu~,ding valuation building valuahon V aluat~on Sample Apat~rinent Bldg - $652 $1,0~2 $1,0~9 ~1,905 $686 5820 VaIua~on of $i00_000- Condirional lise Pem~t <=j00 sf - Coado - $2,098 51,455 SF & TF - $Z,$10 $1,362 $1,150 (~ncludes $793 500-5,000 sf - AIl Others notrcing} AII others - $2,453 5898 51,2~9 ~,OOIf sf- $2,734 Abbrevianons- br - bedroom, SF = 5ingle-Family, TF = Tos~o-Far~uly, MF - Mui~-Fam,ly, sf = square feet, BFA - Buildable Floor Area, GFA = Gross ~'loar Area. P&CD = P3ann„~g ~~ Commumty Development, B&S = Bu~lcung and SafeFy. E&P~Vhi = Env~ronmental and Public R~ orics Management Note Fees for off-s~te unpro~einents (such as alley improvesnents, curbsiguttersisidewalks, street lights) ~ary szgzuficantly by pro~ect s~te and weze not zeadily available from the lunsdichons contacted Accorduiq to San#a Monica's Environmental and Public tiV'orks Iaiana~emen# Department, off-site unprovement costs m the Grty can genera~Iy be eshmated at 10% of the pro~ect's builduta ~errrut vaIue Ciry of Saata _l+Ionuca Residenual De~elopment Hous~ng Element E-7 Standards and Fees i ' 1 i ~ ' , ' ' 1 ' ' ~ , ' ~ , ' , ' ~ ' ' ' ~ ~ ~ ' ' ' , ' ~ , ~ ~ TABLE E-2 RESIDENTIAL PARiiING REQUIREI~IENTS PER DWELLING iJ1~iIT l~iulti-Family Condominmms Sgecial Singte-~amily Needs ~~~• S#udio! 1-br ~br} St~dio! 1-br 2-br{ Housiag 0-br ~-br Culver C~ty SF detached - 1 5 spaces 2 s~aces 2 ~ spaces 1~ spaces 2 spaces 2 5 spaces Not Spec~fied 2 covered spaces for umt < for 2-br, for unit c for ?-br, for ~ or fe•h er brs, 700 sf 3~ spaces 704 sf 3 S spaces 1 add'I space for for 3-br } for 3-br + ea¢h br m excess 2 spaces 0 5 space 2 spaces 4 S space of 5 brs for umt r- #'or each for unrt x for each SF - Zero Lot ~00 sf add'] br 700 sf add'1 hr Lme 2 spaces, 1 must l be fu ly enclased Visrtor parkuig not specified Los Angeles 2 spaces in garage l space per unrt w~th less than 3 6edrooms ~ot Spec~fied 1 5 snaces Der umt w~th 3 bedrooms 2 spaces per unrt w~th more than 3 bedrooms V~sttor parkeng not specifed Abbrev~at~ons br = be~ronm, 5F = Sm~le-Fam~ly, b~' = Multi-Faznily, sf = syuare feet, BF 4= Buddable F:oor Area City of Santa Moaica Hous~n~ Elememt E-b Resident~al Develapinent Standards and Fees TABLE E-Z RESIDENTIA.L PARHING REQUIREMENTS PER Di~VE~,LiNG [TNIT 1~TuEti-Family Co~dommiums 5pec~al 5iagle-Fa~nils Needs Ci~, Studio/ 1-br 2-br~ Slvd~o; 1-br 2-br+ Hous~ng 0-br 0-br Santa Montca 2 spaces ~n garage 1 covered 1 5 spac~s 2 spaces 1 co~•ered 2 covered 2 co~ered 0~ space space space spaces spaces V~sitars 1 space per 5 umis VtnEOrs I space per 5 un~ts Redonda 2 s}~aces m garage 2 spaces, at ]east 1 in enclosed pri~ate 2 spaces ~n enclosed pnvate or Not 5pec~fied Beach or common garage cammon ~arage Visrton Visitors 2-3 amts -1 space 2-3 unus -1 space 4-6 un~ts - 2 spaces 4-6 un~ts - 2 spaces 7-10 un~ts - 3 spaces ;-10 unrts - 3 spaces I!-~ unats - I space per 3 unus 11T unEts -1 space per 3 usuts West SF detached - 1 space 1 5 spaces 2 spaces 1 space 1 5 spaces 2 spaces Irot 5pecified Hollywood 2 spaces (enclosed/c {es~closed/c for a 2-br, (enclosed/c {enclosed/c for a 2-br, (encIosed' overed} o~ered) T 1 space overed} overedJ + 1 space covered} per each per each SF attached - add'i 6r add7 br same as MF (enclosedlc (enclosed,' overed) covered} Visrtors 1 covered space per 4 unsts V~sitors 1 cavered space per ~ un~ts for pro3ects wzth 5 or more uniu for pra~ ects wsth 5 or more umts Manhattan BFA ~ 3,6U0 sf - 2 spaces, ~nclud~ng 1 enclosed In 2 enctosed s~aces Group Beach 2 enclosed Dismct IV, hott- spaces must be In Dzs~ct IV, both spaces must be residenna.! - spaces {50% can enclosed, in D~smct III and N, half enc]osed, 3n D~smct III and N, half 1 spa~e per bed, be in tandem) of tequxred spaces may be in tandem of rec~u~red spaces may be ~n tandem ptus 1 space pec BFA=~ 3 600 sf - In buildmgs with Tess than 4 unirs, In buildings ~*nth less than 4 umts, 140 sf used for , 3 enclosed spaces on}y 1 enclosed s~ace ~s rsc~uned fQr only ~ enclvsed spar.e ~s reqaned far assemhly umts wsth iess than 530 sf un~ts with 3ess than 554 sf pnrpases Visitors 0 25 space per umt for V~sitors I space per unit buildmg w-th 4 or more unit C~ty of Santa Monica Resident~ai Development Housm~ Eleazeat E-~ Standards and Fees ' 1 ~ ' 1 i ' ~ ' ' ' ~ ' ' , ' ~ ' ~ TABLE E-1 RESIDENTIAL DEVELUPMENT STA.;.~TDARDS l~iia. _l7as. Min. Height M~n. Min. Open Zoning Distr~ct Lot Size Residen#ial Lat Area L~mit Front Rear Sgace De~sit~ Per Unit Yard Yard Req. Manhattan Beach RH{I} 750~ sf 43 6 du; ac 1,000 sf 3 stones, 34 ~t 20 fi 10 ft 220 sf/du for uzut <= 2.~3~ 5 RH (II} 4,600 sf 43 6 du~`ac 1,000 sf 3 stones, 34 f# 20 ft 14 ft 350 sf/du for umt ~ 2,333 s RH [III) 2,700 sf 51 3 d~/ac 850 sf 3 stones, 3Q ft ~ ft 5 ft RH (IV} 2,70~ s£ 513 dv;'ac 8~0 sf 3 stones, 30 ft 5 ft ~ ft G~lyer Crty Not Designated Los Angeles R4 5,000 sf 54 4-108.9 400 sf L'n1~m~t6L~ 1~ ft 15 ft+ I~Tot Specifed dw`ac - 800 sf 1 fG'flr above RS 5,000 ft 1~8 9- 217 8 d~,'ac 2fl0 $ - 400 ft U~~~m~ted IS ft 3rd' 2fl ft max Abbreviattons du = dweIling uiut(s}, sf = square fee~. ft= feet, flr = floor, 5F = S~ngle-Famvly; ~' ='v~ulh-Family; extg = eaustrng Ctty of Santa Monica Housang Element E-4 Residenhal -evelopment Standards and Fees TABLE E-1 RES~DENTIAL DEVELOP~~'T ST_4NDARDS VI~n. Nlag. hiin. Height Min. Min. Open Zoning District Lat Size Res'sdenbal Lot Area Lirnit Front Rear Space De~-siri' Per Un~it Yard Yard Req. ~Vest Hol~yrx-ood R3A ~,000 sf 3fi du.~ac 1,210 sf Z stones, 25 ft 1~ ft i5 ft 133 sfieff urvt 350 sf/other uwt R3B S,OQO sf 3b du.~ac 1,210 sf 3 stones, 35 ft 15 ft 15 8 133 sfieff un~t if => 50% of eXtg 3~4 s~~other unzr frontage on block r~th bldgs > 30 ft R3C 5,004 sf 36 du~ac 1,210 sf 4 stones, 45 ft if > 15 ft 15 ft 133 sfi'eff. untt 50% of extg 350 sflother unrt paralle~ frontage on block wrth bldgs ? 40 ft vianhattan Beach RM (I} 7,~40 sf 11 6 da~ac 3,750 sf 2 stones, 26 ft 20 ft 10 ft 220 sE'du for ~ut ~= 2 333 s , RbI (II) 4,600 sf 18 9 du/ac 2,300 sf 2 stones, 26 ft 20 ft 10 ft ?50 s£'du for ~t > 2,333 s RvI (II~ 2,700 sf 32 3 dulac 1,3~0 sf 3 stones, 34 ft S ft 5 ft Culver Crty R4 Nat 29 0 dulac 1,50U sf 2 stanes, 30 ft 10 ft 5 ft Not Spectfied Specified L.os Angeles R3 5,000 sf 36 3- 54 4 8fl0 sf Height Das~ct 1 15 ft 15 ft IvTat Spec~ed am'ac - 1,200 sf -~ stones, 45 ft Height D~stncts 2-~# - b stones, 75 ft Hxgh Density ~VIultipl~Faisuly Residential Santa Monica R4 5.000 sf 48 durac 940 sf 4 stones, 4~ ft 20 ft 1~ ft 1 a0 s~'du for pro~ w/<6du 50 sE'du for pro~ w/ > 6 du Redondo Beacl~ RH-1 5,~04 sf 28 0 du,'ac 1,555 sf 2 stones, 30 ft F2 ft 10 ft SF -$00 s~'du canao - 20o S~a,~ RH-2 5,~~0 sf 28 0 duiac 1,~~6 sf 3 stones, 3~ ft I2 ft Ib ft M~' - 200 sf/du RH-3 S,U~O sf 28 0 d~lac 1,~~6 sf ~ stones, 3~ ft 12 ft 10 ft R~est Hollywood R4 5,000 sf 5D d~iac 872 sf 4 stones, 45 ft of 7.~ ft 15 ft 133 sf/eff umt ~0°!a of extg 3~0 s~rother ~uut frontage on black w-ith bidgs > 35 ft City of Santa Monzca Residenhal Development Housu;g Ele~ent E-3 Standards amd ~'ees , ' ~ t ' 1 ~ ~ ' 1 ' ' ~ ' ' ~ ' ' 1 TABLE E-1 RESIDENTL4.L DEVELOPNiEI~'T STANDARDS NLn. '_Vlax. Men. Height yim. 11Zin. Open Zonxng D~stnct Lot S~ze Residenhai Lot Area Limit Fron# Rear Space Densit} Per Umt Yard Yard Req. Redonde Beach R-2 5,000 sf 1~ f dui'ac 2,98~ sf 2 stones, 30 ft 15 ft 10 ft S~ - 80Q s£'du Condo - 456 sf/du MF - 400 s~'du R-3 5,004 sf i7 ~ duiac 2,490 sf 2 stanes, 30 ft 14 ft 10 ft SF -$DD sf/~u Cando - 350 sfldu R-3A 5,040 sf 17 5 dur'ac 2,490 sf 2 stanes, 34 ft 14 ft 10 ft MF - 356 sf/du Vl'est Hollywood RIB 5,000 sf I3 ctu/ac for a 2,500 sf 2 stanes, 25 ft 15 ft 15 ft Not Spec~ed one-acre lot for Ist 2 du 3,300 Sf for ea. add'1 R2 5,000 sf 2 stones, 25 ft 15 ft FS ft Not Specified M~nhattan Seach Not Desi~ated Culver Crty R2 5,000 sf 17 4 du/ac 2,~00 sf 2 stanes, 26 ft 15 ft 10 ft 500 sf/du R3 1vTot 1~ dw`ac 2,904 sf 2 stones, 30 ft 10 ft 15 ft Nat Specified Specified R~A Not 15 dvr'ac 2,904 sf 3 stones, 40 ft 10 ft 15 ft Vot Specafied SpecFfied Los Angeles R2 S,Q00 sf 17 4 dv,'ac 2,500 sf 3 stones, 45 ft 2D ft 15 ~t Not Spec~ied Medium DeQSity Multiple-Fa~[y Residential Santa Monfca R3 5,004 sf 3~ dviac 1,2ap sf 3 stones, 40 ft 20 ~t 15 ft lbb sf/du for pro~ wi < 6 du 50 sfldu forpro~ w/>6du Red~ndo Beach RMD 5,4U4 sf 23 3 dui'ac 1,874 sf 2 stones, 30 ft 12 ft 10 ft SF - 804 sfldu Condo - 3~0 sfldu MF - 350 s~'du Grty of 5anta \~Iomca HousFn~ Element E-2 Residenhal Development Standards and Fees APPEI~rDIX E. RESIDENTIAL DEVELOPME~iT STANDARD~ AND FEES The failowing tables provide a companson of residen~al develo~ment standards, pa.~king requirements and planrung-related fees for residential development between the cities of Santa Moruca, Cu1vEr C~ty, Redondo Beach, Manhattan Beach, Vi~'est Hollywoo~, and Los Angeles. TABLE E-i RESIDENTIAL DEVELOP~~"T STANDARDS Zvning District Mia. Lot Size Max. Resic~enhal D~nsity ~n. Lot Area Per Unrt HeigE~t Limit lltin. k~ont Yard Min. Rear Yard Opeu Space Req. Single-Family Resident~al Santa Monica Ri 5,000 sf 8 7 da'ac ~,000 sf 2 stones, 28 ft 2Q ft 25 ft I`ot Spec~ed Redonda Seach R-1 5,000 sf 8 7 dufac 5,000 sf 2 stones, 30 ft 2U ft 15 ft 804 sf/du R-lA 2,SQ0 sf I7 4 dulac 2,500 sf 2 stones, 30 ft 25 ft 10 ft q00 sf/3u V4est HoIIywood RIA 5,000 sf 8 7 du/ac 5,~00 sf 2 stones, 25 ft 1S ft 1~ ft Not Specx~ied R1C 5,U00 sf 8 7 du.~ac 5,000 5f 1 stary, 1~ ft IS ft 15 fc Not Specified ~+Ianhattan Beach RS (I) 7,~00 sf 5 8 dulac 7,504 sf 2 stones, 26 ft 20 ft 10 ft Not Specified RS (II} ~,6U0 sf 9~ du/ac 4,64b sf 2 stones, 2b ft 20 ft IO ft Not Specif"ied RS {III} 2,70~ sf 16 1 dulac 2.704 sf 3 stanes, 30 ft S ft ~ ft 220 sfJdu for uwt <= 2,33~ s 350 sfrdu for umt > 2,333 s Gulver City R1,R1A 5,000 sf 8 7 dulac S,OflO sf 2 stones, 26 ft Zb ft Not Spec 6b4 sfldu R1Z 5,000 sf 8 i dulac 5,000 sf Z stones, 30 fr 13 f~ 10 ft 6Q0 sfi`du Las Angeles Rl 5,040 sf $ 7 dulac 5,000 sf 3 stones. 4~ ft 2U ft i5 ft Not Specified Low Density ll~iulteple-~'amily Residenual Sauta Manica R2R 3,000 sf 29 du/ac 1,500 sf 2 stones 23 ft - flat roof 33 ft- pitched roof 10 ft 15 ft I00 sfldu for pro~ wi ~ b~u 50 s~ldu for pro~ R2 a.OflO sf 29 duiac 1,504 sf 2 stflnes, 30 ft 20 ft 15 ft wi>6du Citv~ of 5anta Monica Res~denhal Development Housmg Element E-1 Standards and Fees ' ~ ' , ~ ' 1 1 ' i 1 t 1 1 1 1 1 1 1 ' ' , , ' ' 1 ' ' ' , ' ' ' ~ ~ 1 ' ' ' ' 1 ' i ~ 1 ~ t ' ' ' , ~ ' ' ' ~ ' It ~s annczpated that 33 ]. ne~v uzuts will be financed through Tax Exempt bonds. .Among these umts, 33 will be affordabie ta very lo~v-income households, 66 to iow income hauseholds, and 116 to maderate-lncame hauseholds Based upon the above assuznptions, and excluduzg wuts produced throu~h Tax Exempt bond financing, ~t is estimated that revenues avaiiable through June 2401 wi11 yield, in ~erms of n.ew produchon, 78 very low income umts and 1 i2 low incame units; and irt terms af acquisitaon/rehabil~ta.#~on, 109 very low zz~come uruts anc~ 157 ~ow income untts. ~ABLE D-1 HOUSING UN1T PROJ~CTIONS BASED ON AVAILABLE FUND~iG Fundmg Sources 5 year Revenne Very Law i3nits R1N Low Units R/N Mod Units R/N Upper units R/l\ Tota! Un~ts R/N CDSG 3,327,399 33 24 33 24 HOME 5,559,843 Sb ~0 56 40 Redev Revenue 2,022,5 i 6 20 14 26 14 TORCA 3,088,082 31 2.2 31 22 MERL Repayment 1,428,886 14 10 14 10 Pico Claverfield Repayment 3,104,006 31 22 31 22 Der- Agr (CHTF} 2,365,852 24 17 24 17 Inclusianary EC~') 97,852 1 1 I 1 O.~ice Mitigat~on (CHT'F} 2,I59,870 22 IS 22 15 .4ir Rights (CH'TF} 1,232,429 i2 9 12 9 Low,rll+Iod Hausing (CH'F'f') 1,~7S,fl00 l4 1~ 14 10 CD's LbC's SU6,037 5 4 5 4 SLB'FOTAL 25,266,366 149 7S 154 2I0 4 0 a 0 263 1&8 Tax F~cempt QO,OOQ,000 0 33 0 6b 0 i 16 0 116 0 33I GRA?VD TOTAL 66,26fi,366 i 09 111 154 176 0 1 I b 0 116 263 S I9 `R' = Rehabil~tahon ?,ssvmes ~56,000 ~n vnit C2t_y subs~~y `N' = hew Constr~chon Assumes 5i0,000 per un~t C~ry subsidy City of Santa Mou~ca Hausmg Element Ava~iable ~iaancial Resaurces D-9 and Pro~echons ' II. REVENUE PR4.~ECTIONS For purposes of developing rts quantifie~ ob~ect~~es for the five-year Housmg Element pla.nning penod, the Crty has estimated the 1eve1 of fi~nduig expected to be available ~o assis~ m the pro~uction af affordable housing; as illusirated m Table D-I Housing Division staff pro~ected ~zture revenues availabie for affordable hoe~six~g production as welF as ~e number of new and rehabilrtated uruts that may be produced vv~th these revenues. The attached ~ahle reflects the results of thts analysis Shown in the first colurnu af the table, revenue sources include the follvwing • Federal Community Develapment Black Grant (CDBG} funds; • ~'ederal HOME Funds; • 1~Ton-Earkhquake Redevelopment Tax Iacrement Set-Aside revenues (20% of total Tax Increment revenues); • Tax Revenues exacted as part of the Tenant Ownershtp Rights Charter Amendment (T4RCA) conc~om~n~aun conversian progFam; • Earthquake Redeve~opment Project Area Tax Incremen~ Set-Aside Revenues (20% of total Tax Increment revenues), • Repayment of HOME arid CDBG morues lent under the Mu~~- Family Earthquake Repair Loan {NIERL) Program, • Repayfnent af the Housmg Division's loan far tlie Pico/Cloverfield s1te; • Revenues fram Development Agreemen#s (Citywide Housing Trust Fund}; • Inclusionary Housing Program I~i-Lieu Fee revenues; • Office 1Vl~tigat~on Fee Program revenues; • Revenues from the sale of a.ir rights abo~e Crty-owned properties; • Tax-Exempt Bond F~nanc~ng The financiai data an this table represents an estunate of the City's firture resaurces based on presently avaz~able informarion azid reasonable pro~ections As an est~nate, this data is sub~ect to change based on a number o#' factors The five-year reyenues shown vr~ the second column reflect both exzsting balances plus revenues projected to acc~rue to the City pr~or to 7~.ine 2001. Revenues pro~ected to accrue after this date are nvt fncluded due to the Iag tune between pro~ect funduig and pro~ect completion. T~e tab~e a~so sho«s how re~ezxues wi~1 be a~Iocatecl between ne~v eonstruction and rehabilitahon. Where fi~z~ds are not specifically restncted ta new constnl.ction oz rehabilita.t~on, it is assumed that half of the revenues will go tovvazd rel~abilitanon and half toward new construc~on_ The projections assume a S50,Oa0 per uiut subsidy for rehabilrtation and $70,0~0 pe~ unit subs~dy for new consttuct~on Cit~= of Santa Momca Availab~e F~nan~ Resources Ho~smg Elemerxt D-8 and Pro~ecnans ' 1 , 1 ' ' ' ' 1 ' 1 1 ' ~ ' ' , , 1 1 , ' ' ' ' , ' , ' ' t ' ~ ' 1 ' 1 5. GeneraI Fund The City of Santa Moruca allocates approaumately $4 million in generai fund annually to provide suppart serv~ces and hons~ng ass~stance to its residents Crty of Santa lrfomca Housmg Element Ava~lable Fusancxal Resources D-" and Pro~ectxons , ~ In June 1992, the cit~zens af Santa Manica adopted an amended to TORCA which pennits the City to use up to 50 percent of the TORCA fee for developmen# af affordable ho~sin~ , W'hile TORCA sunset on July 1, 1996, funds remam ava~tlable for affordable housing development and assistance. ' 2. Redevelapment Tax Incre~nent The Crty of Santa Monica has estabiished fo~u- redevelapment pro~ect areas which are ' required iander State law to set aside 20 percent of the~ tax increment to assist in the producrion of aff'ardable housmg These funds can be used for loan assistance for affordabie ' housing construction, acqu~sition, and rehabilrtat~on 3. Inclnsionary Housing Program FeesfHousing Prodnction , Loca.l ordinances requzce that 30 percent af aIl new muit~-famiI~ const~uction of two or more ' units be affardable to low and moderate income households. The City's Inclusionary Housing Program requires that pmjects of 20 or more units must provide inclusionary units on-site Un~er certaui circumstances, projects ofsix or fewer units may pay in inclusionary , #'ee in l~eu afproviding any aff'ordable i~nits on-srte. Howe~er, pmjects ofbetween 7 and ~9 umzts may pay the mclusionazy fee uistead of pzoviding the requized low income ~ts on- srte; tiie requ~red moderate income units mas~ be pro~rided on-site 1 4. Office Develapment Mitigation Program The Citv has adopted an office develapme~t ma#~gahon prograzn wYuch requues developers ' of new commercial affice space uz excess of 1~,Oa0 square feet or addihons to existin~ developments in excess of 1 Q,000 square feet to either provide low income hons~ng ar pay ' an in-I~e~ fee 5. Multi-Fa.mily Ear~thquake Repair Loan Program (MERL) ' In response to the devastarion caused by the Northridge Earthquake, Cong~ress enacted the ' Emergency Suppl~ental Appropnations Act of 1994 to provide $175 million in CDBG earthquake supplemental funding to Southern Califo~a. Santa Monica received twa awards of CDBG fitnds The first award of $2 7 million in CDBG fuud.s is used to fund the repair ' of City-ow~ed faci~nes The second awatd of $25 ~i2lion is used to fund repatr and reconstiuc#~on af multi-family and condom~i.nuum properties In add~hon, the City received approximateiy $$ 4 nullion ~ earthquake fund under the HOME pro~ram. The City used ' these funds to establ~sh ~the Mult~-Family Earthquake Repair Loan Program (1~RL). Repayment of the MERI, Ioans will be~n in 1997. Use of the MERI. repayment funds vv~il be subjected to the provisions under the CDBG and H4ME programs. ' City of 5anta MonECa Available F~nancial Resourres ' Housxng Elemen# D-6 and Pra~ect~ons 1 1 ' Single-Family ' Home Mortgage Purchase (H11~IP) P~ogram - CHFA selis tax-exempt Martgage Revenue Bonds to prov~de below-market rate financ~g thmubh approved pnvate lerxders to first-t~me ' homebuyers for the purchase of new or exrs~ing homes. Self-Help Housing Program - CHFA assists nanprofit housmg development corporations ' which acquire land, provide building plans, and package Ioans for self-help housing Families, under the supervision of nonprofit corporations, provzde the ma~ority of #he canstrucnan labar. CHF~ to self-help corpora~zor~s for low-interest ' mortgages and pmvides credit enhancements to lenders who provide constructian financing and preferentral interest rates. ' Multi-Famidy Rerctal Housing 1Liortgage Loan ~rogram - Ttus program fib,ances ~he construchon or s~bstazz#al rehabllitariQn of prolects contazn~ng 20 ar more units. Twen~Ey percent of the units ' in a project must be set aside for low ~come tenants at affardable rents for the greater of ~ 5 years ar as lang as tha martgage is outstanding 1 C. COUNTY PROGR~illri ~ 1. Mortgage Credit Certifica#e Program , The Los Angeles County Cammunity Developrr~ent Division (CDC) aclm~nisters a Martgage Credit Cer4[~icate {MCC) prograzn to assist lavv and moderate uicome {up to 115 percent of median income} f~rst-tune buyers to obtain homeovvnerslup An MCC is a cerhficate ' awaxding the holder a fedeFal mcarne tax credit. A qnalified apphcant may take a credit agamst feder~.i tncome ta.xes ofup to SO ~ercent of t~e anterest paad on the first year of the mortgage The C~ty may be able to partic~pate ~n t~us program ' D. LOC_AL PROGRAMS ' In addit~on to these federal and state proQrams, the City has created several local programs which produce revenues for hous~g programs. These are: ' - 1. TORCA The Tenant Ownership Rights Charter Amendment {TORCA) to the Ci#y Charter was ' adop~ed in 1984 te allow the conversion of renta~ uz~ts to ownership anly if two-thirds or more of ths buzlding's tenants agree to the conversion and oz~e-half ox more ~ntend to buy their unt~s. In order to ass2st low and moderate tenants to purchase their utiits, the Crty also ' agr~ed to establ~sh an ownerslup assistance pragram to be funded by a ta.~c levied on ~uts that are converted to condomimum ownership ' Ci of Sa~ta ?Vlomca Ava~fable Financial Resources ~ ' HousFng Element D-~ and Pra~ect~ons 1 ~ 10. Section 108 Program Section 148 is the ioan guarantee provision of the Community Develapmen# Black Grant ~ {CDBG) program. Tbus provision proV~ides commuruties wrth a saurce af financing for a va~iety of housmg and ecanor~uc development act~vi~ies. All rules and rec~uirements of the ' CDBG pmgram appiy, and tl~erefore all pro~ects and activities m~st pz~ncipalIy benefi~ low and moderate nncome ~ersons, aid m the elunmation or preventian of slums and blight, ar meet ~he urgent needs of the comu~~ty. ' Morues received per the Sect~on 1 Q81oan G~zarantee Prngram are Iunited to not more than 5 times the applicant's most recently approved CDBG azno~nt, less pnor Section 148 ~ commitments. Activit~es eh~ble far these f~xnds include: • Economic development activi~ies el~~ble under CDBG, , • Acqmsirion of real praperiy; • Rehabiirtat~on of publicly owned reai property, • Housing Reha.bilitax~on eligible nnder CDBG; , • Construchon, recanstruction, or uistalla~~on af public facil~ties; • Related relocation, clearartce & site improvements; • Payme~~ of interest on tl~e guaranteed Ioan and issuance costs of public ~ offerings; • Debt service reserves; • Public warks & site fmprovements. ' ~ection 108 Ioans are secwred and repaid by pledges of current az~d future CDBG fiuzds. Addihonal securrty reqwrements may also be unpased on a case by case basis ' B. STATE PROGRAMS ].. Low Income Housing Tax Credits {LIHTC) ' The Law-Income Housuig Tax Credit (LIHTC) Program allows ~ndividuals and cozporahons ' to earn tax credi#s by ~n~estrng in Iow-income rental housu~g. Usuaily these cradits are sold to cor{~orations or persons with a high taac habihty. The funds generated by t~ie sate of these credits are then used to create #he ho~.sing. ' Ap~licat~on far these twa cre~ts is competitive, panc~ularly beca~se each state is allocated a fi~ute amount annuallq. In California Award recipients aze selected by the Tax Cred~it ~ ALi.ocatio~ Cammittee. 2. Calif~rnia Housing Finance Agency (CHFA} 1 CHFA pmvides below-mazket interest ra.te mortgage caprtal through the sale of ta~c-exempt ' na#es and 3~onds City of Santa Monica Available ~u~ancaal Resouzces ' Housing Element D-4 and Pro~ections ~ ~ ~ ~ ' ' ' ' ' ~ , ~ ~ ' , ~ 7. Shelter Plus Care Tlus program provides ~'ants far rental assistance for permanent housing and case management to homeiess ind~viduals w~th ~sabalrties and their families. S. Section 8 Rental Assistance and Housing Vouchers The Sect~on 8 Rental Assistance (Certificates) and Housing Vouchers admirustered by the Santa Mon~ca Hausing Authonty provides ren.t subs~dies to very low income households {50% of MFn_ Under the certificate progranc~, combuned rent and a utrl~ty allowance, per HUD's schedule, are g~aranteed ~ot to exceed 30 percent of the tenan#'s monthly income; rent and utilities for the unit mUSt cox~form to HUD-mandated Fair Market Rent (FMR) for that particular urut size and geo~raphic area, and the unit must meet HUD Housing Qnality Standards (HQS). Under the voucher program, the rent subsidy is based on the c~fference between a payment standard deterrn~ned by the Housing Authonty and 30 percen~ of tiie tenant's ad~usted gross iricome Tenants with Section S vauchers can rent uiuts beyond the FMRs, but they must pay the differeace between the actual rents and the payment standazd 9. Home Ownership for People Everywhere (H~PE) HOPE I(Public Housing Hameownership) Program The HOPE I pro~am provides gra~~ts ta assist residents of public anc~ Indian housing to become homeorvners These grants can be of two forms; planning grants, and implementatifln grants. Plan„ing ~rauts may be ttp to $200,OOD and da not requ~re matcYring funds Implernentation grants support the actual cost of de~eloping, acqui~inn, andlor rehabilrtahng t~ie housing. ~~'hile there zs no maxirnvm amount for the unp~ementarion ~aants, they do require local matching fnnds fro~ non-federal sources. HOPE II (Hameow~ership of ~ulti~f'amily Units} Program The HOPE II~rogram pmvides grants to ass~st low-income persons become homeorovners throu~h use of multi-fam~ly rental properties Like HOPE i grants, these funds may be earr~arked for either plaiuung or unplementation. Planning ~ants may not exceed $200,400 and do not require matchvr~g funds. Implernentatian grants may no~ exceed 120 x F?VIR, and requize non-federal matchzng of at least 33 percent 11~OPE ~(Homeotvnership for Single family Homes) Program ' The HOPE TII ~rogram pra~Zdes ~ants to assist law-mcome persons to achieve homeownership. Bath plann~ng grants & implem~ntation grants are available. Bath grants are compehhve, v~ntll appl~cants for plann,~g grants competing in a natFOnai pool, and ' appiicants for unplementation rants compet~ng in a regional pool The maxunum grant amount for a pianning grant as ~100,000. Iu~plementation grarits may be fvr up to S3 million. , Crtv of Santa :1rlonica Available Financ~al Resources Housmg Element D-3 and Pzojections i ' ~ 4. Housing Opportuaities for Persons wit~ A.IDS (HOPWA} The H~PWA program provides entatlement and competitive grants for housing assistance ' and supportive sernces for persons wrth AIDS. Funds can be used far • Acquis~hon, rehabihtation,lease, and repair of facilities, ~ • New constnzc#~on, • Project-based or tenant-based rental assistance; ' • Planrung, ~ Suppart services, • Qperat~a casts; ~ • Rehabilitahon; • Short-term rent, mortgage, and utihfy payanent; and • Admuustrat~ve expenses, ' S. Supportive Ha~sing ~ The Supportive Housing Pro~ams provi~des grants to public and pnvate non-profit en#~ties ta pramote the deve~opment of suppornve h~usu~g and services. These grants are disbursed ' by HUD, wrth recipients selected on the basis of a compet~tive appl~cation screentng process Funds from the Supporhve Housmg prog-am may be used fvr: , • Acquisxtion ofproperty; • Rehabilrtat~on; • New construc#~on (under certain liiru~ations), ' • Leas;ng of structures; • Meet3ng of aperatmg costs; • Meeting of supportive services casts ' Grauts for opera~ing costs may be for up to 7S percent for the firs# two years and 50 percent for the subsequent tl~ree years. Grants for other types of activit~es requ~re matckiuig fvnds ' from the recipient 6. Federal Emergencp Shelter Grants (FESG} , Th~s program provldes grants to unprove the quality o#' exist~ng shelters and/ar to increase ~ the n~unb~ af new shelters for the hameless. Grants are awarded to local nan-profits tr~ough the Sta.te. Eligible actxvitxes ~nclude acquisition, new canstruction, and rehablh~ation of homeless facilities, and provisian of support services. ' ~ City of Santa Viomca Available Fuiamcial Resources ~ Housmg Element D-2 and Pro~ect~ons , 1 ~ APPENDIX D. AVAi~,~iBLE FINANCIAL RES4CTRCES AND ~ PROJECTTONS ! ~. RESOURCES , There are a ~ariety of f~an~ng and regulatory pro~ams available #o the Crty for use toward the preservation, unpmvement, and development o#'housing. T~ese resources are described below. ' A. FEDERAL PROGR.4MS ~ 1. HOME Investment Partnership (HOME) The HOME program was crea#ed under the National Housina Affordability Act af 1990. , Under HOME, HCTD awards funds to localihes on the basis of a farmula which takes mta accaunt tighmess o£ the local housing market, uiadequate housing, poverty, and hoi~sing groduct~an costs. Local~~es rnust qualify for at least $500,004, based on H[TD's ~stribuaon ' formula, to receive direct alloca#ion of funds, or can a~ply to the state ar combine with adjacent ~unsdictions. ' HOME fw~ding is pro~ded to~urisdiciaons to assist either rental hous~g or home ownersh~p thraugh acqmsitton, construction, reconstrU.ction, andlor rehabilitat~an of affordable hous~~. Alsa passib~e is tenant-based rental assistance, praperry acquisitian, srte impro~ ements, and ' ather e~enses related to the ~rovisian af affordable housing and for projects that sezve a group identified as having speciai needs related to housing The local junsdzcnon must make matchuig contnbuti~ns to affordable housing under HaME. 1 2. Community Develflpment Biock Grant (CDBG) ~ CDBG gran#s are a~varded to the City on a forntttla basis for housFng act~~ties, includ~ng acc~uisitian, rehabil~tation, hame buyer assistance, econor~mc develapment, homeless services ' and public services. CDBG grants benefit pnanaizly personsThouseholds with incames nat eacceeding 80 percent of the County Median Farnily Income (MF~}. ~ 3. Sectians 202181 ~ Housing for Seniors and Disabled Persons ~ 'Von profit organi ~.atians and consumer coopera.t~ves are e~gible to receive no mterest capital advances from HCID far the construcrion of very ~ow income {50 percent of ~'I) rental housing for sen.~.or cihzens and disabled pezsons Praject-based rental assistauce is also ~ provlded Section S11 can be used ta develog group homes, u~dependeri# Iivi.ng faczlxhes, an~ intezmediate ~a~re facil~t~es Section 202 ts part~czzlarly appropnate for Santa Monica beca~xse of the City's large low-xncome e~derly populatzon t Ci af Santa Mozuca Available Fsnancial Resources ~Y ' Housmg Element D-1 and Pro~echons , ~ ~ ~ ~ ~ ' ~ ~ i ~ ~ 1 ~ t ~ 1 1 ~ r~~ r rr ~ w w~ ~~~ r~ w~ rir ~~ ~^^~ ~~ ~wrr ~ w ~ r ~ w r~^i ~ ~r ~r ~r i ~r ~ ~ ~ r ~ _ ~___.._ ......... ...... .. ..... .... Vacant Parcels in Resrdentral Zones . ~•f -" sa~ ~~e"`e ~'y Clty of Santa Manrca NQUSIng F~ement . ' - / ~~ Unrt Pofentra! Under C~rrent Zon-ng -- ~~ ~ ~ T'_- ~ __ . • i unrf ~ s 2-7 unrts r..~,~ - ~`~ • ..s `~s~ _ ~r 8-i5 iII1ltS -1 ~. ~ ~ ~~~~; • i6-30 urrifs ~. ~ d~~~ sr~ c~~ ~~ i~ .` //~ Note Doesn't rnclude undenrtrlrzed srtes Source C~ly of Santa Momca, March f 987 UPDATE QF VACAN'~ LAND INVENTORY The £o~lowuig table presents a sumniary of the City's vacant s~tes by residential zone as of March 1997. Figure G 1 reflects the location of these sites. T_4BLE C-4 RESiDENTIAL DEVELOPMENI' CAPACITY ON VACANT P_~RCELS, BY RESIDENTIAL ZONE Zane Districts ~ Parcels S. Ft. Acrea e Allowable Densitr• Potential Units NW'R2 - I~TOrth of Wiish~re Law Deasi 4 29,992 0 69 1,5~0 sflunit 20 ~~iWR3 - ltiorth of Wilshue Medium Dens~ 1 5,~0~ D 11 1,250 sf/un~# 4 OP2 - Low Mui le 2 14,633 0?4 2,000 sf/unit 7 Ri - Sm le Famil 16 1~4.935 3 56 1 duJ arceI 16 R2 - Low Densiry Muit~ple Resident~al 23 22I,678 5 09 1,504 sf/t~nit 134 R2A - Low Densxty/ Park~n Overla 1 1U,000 0 23 1,5(}U sf/umit 7 R2B - Low Dens~ty Beach D~cr 2 7,626 4 i8 1,SOQ sflunu ~ R3 - Medium Densi 12 95,~30 2_22 t,25~ sf/untt 77 R4 - Hi h Densit~ 2 30,784 0.71 900 sf/un~t 34 RVC - Resrdenual Visrtor Co~encal 1 25,000 0.57 178 TOTAL 64 595,174 13.69 482 Source City of Santa 1~Iomca, Pokcy and Plannmg Analys~s Div~s~on, March 1997 No#e: Excludes vacant parcels vv~th building permits or recent plann,ng appro~•als for development Czty of Santa \+Ionica Irzventory of Land Suztable for Housing Element C-lq Residential Development 1996 -]une 1998 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ TABLF C-3 C;ITY OT SANTA MONjCA 1996-1»S ~O'1'1±:NTIAI. RESIDENTIAL D~V~LOPML+'NT SUMMARY Developmenk on Vacant La~~~ Deve~opmenE on UnderutiEized Land Develop~»eyst oii Nan-Itesi~lenti~l ~'rojects Under Totul %,one ~)ish•ict cres US 'TheoR•etic~l I)evclop- ine~nt (Din Realistic Develo~ment (Din Sites (llLn Devcloprne~xt Rcalestic Develapment (DU) R, 1(1 dE~/2.i~rcc]} ~~{1 16 lG R-2 (29 di~lac) 6 43 172 4,182 1,803 227 2,202 R-3 (35 du/~c) 2 20 77 5)) 200 G7 343 R-4 (4R cli~dc) 0 7Q 3~4 279 1 1 45 RVC {29 ciu/ac} 37 37 UP-D~iplex (2 dt~lp~rcel) S b G OF-2 (22 dti~lac) 0 14 3 720 382 8 393 OP-3 (24 dn/ac) 14 5 5 Ui'-4 (35 dulac) 23t 5 5 Co~~uiiercial 7o~ies 72 133 205 S eciCc Plans - 'I'O"~'AI~S 13.0 302 6,U32 2,412 72 972 3,258 ('~ly of S~nla Mnn~ca Inveutory of La~ad SLi~kablc fnr Flaus~n~ Element C-9 Itesidential Dcvelapinent 1996 - June 139$ ~ 7. Summary af Residential Developmeat Potential Table C-3 summanzes the residential deve~opment potent~al far the 1989-1998 penod on vacant and underutilized parceIs, parcels in non-residentaal zones, and in pro~ects currently under develogment Compa~ng the City's residential development potential of 3,258 dwelIing uiuts with the 2,193 dwelimg uiuts identified as Santa Momca's fair share af reg~onal housmg needs it is eti-~den# that the Crty's General Plan and ~aning proti-ide for a residential de~velopment capacrty tha# adequately addresses the City~5 PIO~ECt~ 5Y1~ 0~ regional ~ovvth. In terms of development oppart~nities to address the ident~fied need for 1,D09 ~ower-1rlCOme hou5111a ui~1t5, the site inventory pro~ides for ~99 uxuts at densit~es of 35 unz~,s per acre and abave, the mir~mum density threshoid gen,erally assaciated with unut affordabilriy u~ urban areas. Tn addzt~on, the Crty's inclusionary hous~ng program requires that 30 percent of alI new multi-family ~o~sing be deed-restricted #o low and moderate income households, ensunng tha# over 480 of the potenrial new ututs be provided at 64 percent MFI (Iow income), and ~80 uiuts be prov~ded at 100 percent ~lg'I (moderate u~come} ' ~ ~ , ' ' ~ ~ ' ~ ~ ~ ' ~ ~ , City of Santa Momca Invento of Land Suitable for ~ rY Housing Element C-8 Resident~al De~~eloprnent 199b - lune i998 ~ ' ~ In addrtion, the Environmental and 1'ublic Works iVlanagement Dep~t~Yrent, Street ~ Ma~r~tenance and Eno neenr~g Di~sian repa~rs damaged streets, curbs, ~utters, and sxdewalks, and the Electrical Divis~on repa~rs and replaces streetlights The City often assesses resident~al and commercial prflperty ow•ners for the cost or percent vf ~lie cos~ of ' repa~rs and reconstruct~on. However, depending on the ava~labilrty of CDBG f~nds, la~~/moderate incoe residents may be eh5 bie £or assis~ance through the Public Works Assessment Assistance (PV~A.A) program The program affers ftz~anciat assistance accordin~ ~ to the following sliding scale: Cost of Repair Assessed by Crty Cziy Assastance 1 $1 - $S00 ~00% $501 - ~1,040 75°/a ~ ~1,001 or above 50% Sewer System , The local sewer collection system is owned by the City of Santa Monica, and is managed, operated, and r~aznta~ned by the Ut~l~ties DYVision of th~ City's General Services Dep~rt~~~ent ~ Sewer flow is treated at the Crty of Los Angeles' HyQenon Treatment Plant Iocated approximately 4 miles southeast of Santa ~Ionica. , Problems encountered u~ the operarion of the Ciry's sewer mauis consist of ma~ns that have exceeded their capacity dunng peak flow penods, ma~ns expenencing root infestat~on, and main capacity reduced by an influx of grease and sand The hydra.ulic analysis the year 20~0 ~ wet wea~er flow also revealed hydraulically deficient se~nents in the callection system Implementation of the City's ten-year ca~ital unprovement pmgram vsrlll ensure that the C~ty is able ta meet its future sewer n.eeds ~ Storm Drains ' The storm drain system ~n Santa ~Ionica ~s compnsed pnncipally of pipes and cb.annels owr~ed and operated by the Crty of Santa Man~ca and the County of Los Angeies The Kenter Canyon Drain, cvhich serves areas m Brentwaod and West Los Angeles, runs #hrough the City and discharges at Santa Mornca Beach mto the bay. This drazn is presently I undersized and incapable of accom~modat~ng the runoff fro~m a 50-yeaar storm. A pazallel drain is curremtly being cons~dered by the Los :4ngeles County Depart~ent o#'P~.bl~c u'orks Because of ~lus important deficiencv, the City of Santa Monica Department of ' - Envzronmental and Pubiic Works Management has £or the last several years reqiured Iar~e developments to insta.ll detent~an faciht~es onsrte to reduce rt.~zoff dwri~g peak flaw periods. Addrtionally, the Crty Covncil passed an ordma-nce req~u~ing ail de~velopments to reduce ' runaff quanti~es by 20 percent. i ' Ci of Santa Momca In~entorv of Land Su~table for tY . Hausmg Elenient C-7 Resident~al Der elopment ~996 - 7nne 1998 ' ~ ~ 5. Summary af Develapment Already Occurred During 1989-1998 Planning Cycle In addition ta the evaluat~on of residential sites to accomodate future development, ttus ~ analysis must also consider develapmez~t wluch has already occured during the 1989-1998 plaau~ung period and snbtract t.Iv.s from the City's share of regional housing needs af 3,220 ~ units (56$ very low, 7851ow, 615 modeza#e, and 1,251 upper income ~aruts) According #o the cerhficates of occupancy issued c~uzing 1989 and 1996, staff estimated that ' a total of 1,027 ur~ts were produced duzix~.g ~lus penod. Based on. affardab~lity controls an the deed-restricted units, and market sales pnces and ren#a~ rates of the marke~-rate unzts, Crty staff estimated that of the 1,027 units develope~ since 1989, 178 are ~very 1ow incorrfe, ~ 167 are low income, 299 are moderate income, and 383 are upper mcome uz~uts Thus, for th.e 1.989-1998 Housing Element cycle, the City of Santa Momca has a iemauung share of reg~onal hoas~g needs of 2,193 hous~g units (391 very 1ow income, 61$ low ~ncome, 316 ~ modera#e income, and 868 upper u~come units}. 6. Av~ilability of Public Se~vices and Facilities ' As a highly urbanized comrriunzty, publ~c facil~ties aze a~ ailable ta support residenrial ~ development m the Crty's muin-fa~Iy and caznmercial zones.. The followuig d'zscussions on the a~~ailabil~ty of publ~c serv~ces and facil~ties are suzr~,mar~zed fram the Cxty's recently updated Master Environmental Assessment (MEA) ' Wafer System Water for the Santa Monica service area is supphed frorn both groundwater and unported , sources. Water system storage is provided ~y the City's four reservQUS - Arcadia, Riv~era, San Vicen~e, and tilount Olivette The Crty's water system operates adequately to meet ~he domestic needs, and supphes sufficient fire sup~ression pressure to pmvlde the needed range ~ of fire flows. The Crty's wa,ter conservat~an effarts are e~ected to offset the cumulat~ve unpact of water demand dne to cwrrently propased and approved development pm~ ects. The Crty also ma~ntains an acti~e capital xmpro~~emen~ pro ~rram for wafer maul replacement, the ' entire sys~em wi11 be r~placed approxzmately evsry 50 vears. Street System ~ As part of tk~.e MEA, the City prepared a forecas~ of future levels of seivice at intersect~ans based on existing conc~tions, traffic trends, proposed and approved developmen# pro~ects, ~ aud impzovements ta ~e i.rtaplemented T~he results af the forecast mdicate that beture~n 2S and 39 intersections m the Crty will operate at leve~s E ar F(congested} in the year 2405 ~ Street improvements will cant~nued to be requared as conditioz~s ta pro~ect appro~~al to rnit~gate development impacts on the City's street system In addit~on, the City zs in the process af updating the C~cnl.ation E~ement of the GeneraZ Plan This update will include a camprehensive etiTaluation of existing policies and programs to address zssues identified in ~ the MEA ~ City of Santa Monica Inventory of Land Suiiahle for Housuo.g EIement C-6 Residenhal DeveIapment 1996 - June 1998 ~ ' ~ 3. Non~Residential Zones , In addihon to the potenttal for ne~~~ housing ~ residenhal zones, the City permi#s res~dential development in all commercial zones ~ Mareover, ui the BCD, BSC, C2, C3, C3C, C4, and ~ C6 districts, the Crty offers densrty and height ~ncent~ves for de~eloprnent of hausing The City's Incluszonary Housin~ Pra~ram {~rdinance T1615) allaws gayment o#'in-he~ fees ta fizlfill low ~ncorr~e urut requirements where there is no lass af existing affordable housing, ' thereby providing ar~ additional. mcentive for residential development m commercial areas Residential development standazds in cammercial zones and special incentZVes for housing are descnbed m detaal m Section III - Potential Constraints an Housuig Production and , Conserva~ion. The City has been successful zn encoura~zng residentxal de~elopment u~ rts commercial , zones, bath as free-standmg mult~-family developments and as mixed use prajects integrated witY~ commercial and/ar affice ~ses. Review of certificates of occupaucy records mc~cate that over the previovs Housing Element cycle (July I989 - March 1996}, a total of 255 multi- 1 fa~Zy uruts were cample~ed xn commer~xal zones Of these, ~hree projacts tota.~ng 125 units are 140°/Q affardable to 1ow and moderate mcome (I a~% of inedian} households. Pro~ect2ng this same rate of residential de~felopment actiti~ty in the City's commercial zones (36 , unrts/year) durutg the reinanung ? year5 of this Housing Element cycle (7/96-6/98}, an esnmated 72 mult~-family unats could be expected to be developed ' , ' ' ~ ~ ' ~ ~ ~ 4. Projects Currently Under Development The res~dent~al site inventory aiso needs to account for pro~ec#s in various stages of development and likely ta be cornpleted pnar to the start of the new Housing Ele~nent cycle (Ju1y 199$) Sta#f has cross-checked addresses on these pro~ ects and removed their acreage and unrt patential from the ~ventory of vacant and underutilized si~es Review of pro~ ect statu.s reports uidicate that as of Apnl 1996, there were a total of ~72 uzuts in the pro~ECt pipehne, uiclud.mg 24$ uruts with buildmg pemuts, and 224 units wrth plannulg approvais Several of ~hese pro~ects are 100% affordable, anc~ rnost Lnclude either an on or aff-szte in~lus2onary hons~g component Qf ~he tota1472 units pend"zzzg, 57 u~~ be for very low mcome (up to ~0% ~'~, 1~b for low ~ncome (up to 6Q% MFn, a~d 121 will be for moderate income {up to 100% MFI} ' Residennal de~elopment in C~ and '~11 zones requues a Cond~t~onal L~se Penn~t Ali o~hez commercial zones pernut residentral development by nght Citv of Santa Momca Tnventorv nf Land ~uitable €or Housuig Element C-~ Resident~al Deveiopment 1996 - June 1998 ~ Summary of Reatistic Develnpment Potential or~ UnderutiliZed Sites ~n conclusxon, of the three factors evalua~ed - age, raho of actual to pe~utted den5rty, and ratio of new to rep~aced units - only age appears to be a real cansideration an determinin~ whether a parcel will recycle to hzgher densitzes Therefare, m order to refine the City's theoretical buildout analysis to determine a more realistic potential for recyclmg, the City's CrIS system was prograznmed to only include development poten~ial on underut~lized parcels where the existzxzg stn~c~t~re was constructed pnar to ~942. Tlus results in a more realistie development potent~al on underutilazed sites of 2,412 units, and represents approxunately forty percent of the #otal theoret~cal capacrty of 6,032 units {re~ez to Table C-2} TASLE C- 2 POTE~iTIAL FOR NEW RESIDENT~AL DWELLI~+~G ~J:~T~TS ON UNDERUTILIZED, MULT~-FA1NTi •Y ZQNED LAND Zone Theore~ical L;nit Potential Rea~istic Unit Potential` NW-R2 375 204 NW-R2A ~ 3 NW-R3 134 37 OP-DLT 8 6 QP2 71$ 381 4P2-$ z 1 OP3~B 14 5 OP4 6 5 OP4+B 225 -- R2 3,544 1,382 R2A 22 9 R2B 7 7 R2B+$ 20I I?2 R2R+B 29 26 R3 4q.9 147 R3+B 4 4 R3A ~ 4 R3R+g 8 8 R4 279 11 TOTAL 6,0~ 2 2,4 ~2 Assumes recycling w~ll occur only on parcels on a•hich exLSting s~uctures were bu2it an i 94 i or before City of Santa Monica Inventory of Land Surtable for Hous~ng Element C-4 Residenbal Development I996 - June I998 ~ ~ ' ~ ' ~ ' ~ ' ' ' ~ ' ~ ~ ~ ~ ~ ' ' Age of Existing Structure(s) ~ Parcels developed with alder stnFCtures tend to be developed at densrties that are lower thati what c~rently is allowed by zoning, and m most cases have Iov~rer econor~ic ~alue than ~ newer, laxger structures. Because of these combined factors, these are parcels most hke~y ta be recycled. As a means of detex~nu~ing a reaIistic age at which reszdential buildings ui Santa Mor~ca are most l~icely to be r@cycled, City staffzeviewed over 130 reside~a.tzal pro~ects ~ develaped on uzderu~ihzed parcels ~n thE C~ty between ~ 989 - 1995 Seventy-six percent of the onginal builchngs on these under~tilized parcels vvere constructed befare ar duruig 1941, with nlne percent buiit durix~g the 1940's but after 1941, 14 percent built in the 1950's, and ~ anly one percent buiit after 1959 - Baseci on this empincal rev~ew of pro~ects deve~oped on underufil;z~ parcels ~n Sa.r~ta ' Monica, Crty staff concluded that parcels de~cleloped wrth units bi.ult pnor to 1942 are those wluch are mosi likely ta recycle to lugher densit~es as permitted by zoiun~. ~ ,~atio of ~1 ctual Apprnved Density to Maximum Permitted Density The analys~s of thearet~cal residentral de~elopment patent~al on underutrhzed parcels ~ assumes each parce~ is b;,ult to rts maximum capacrty, excluding the state densrty bonus. In order to check the vaI~drty of tlus assumpt~on, st~.ff rev~ewed a cross-section of 4~ multi- famzly develvpment applicatians proposed on underutilized pazcels between 1989 - 1995 ' The sample mcludes only appmved pro~ects, and reflects a diversity in terms of size (patcel size and number of units), applicable zoivn~ distnc~, and date approved. ' The average rahn of the actual approved densrty af these 4~ pra~ects (inc3udin~ approved density bon~s units) to the maxunum uru~s perlrutted under zomng (excludl.ng patent~al densrty bonus uiuts) is 0.9$_ That is, development o~ underut~lized parcels is essen~ially ~ occurring at the maximum perrzutted densrty Because th~.s ratro is so close to I.0, the City's assump#~on that each parcel will be built to 100 ge~rcent of i~s capacity holds true under both the t~eoretical antl. realist~c development scenanos ~ Ratio af New to Replaced Unrts ~ ~ ' ~ ~ ~ City staff aiso evaluated whether #here is a m~n,rr~urn ~reshold raho of allowable-to-existing unzts that is ari econoriuc pre-reqLUSite to rec~c~~g. W`~ule a review~ ofpro~ects appraved between 1989 -199~ mdicates that the average ratio of new to exist~ng {recycled) un~ts is ~ 3 to 1, this rano merely reflects a typical ratxo o~new-to-replaced units based upon Iustoncal dev~lopment pattems and e~shng z4ntng. rn other words, older parcels in the City tend to contazn one, tw~, or thsee units, and these typically are replacEd vs,~th fi~e oz six units sunply because that murnbez ~s what a tygical parcel size of 7,~00 square feet under R2 zon~g pernu#s. Therefore, whFle the 3.3 rano may be ty~ical, rt does not necessanly re~resents a t~areshold below wluch recyclui~ does not occur Zn fact, the data from the City's lus#arzcal development records uidicate that rt was not uncommon for developers to replace two- or three-unit builduigs w~th projects that netted only one or two ututs Ciry of Santa Momca Inventorv of I.and Surtable for Housu~g Element C-3 Residential Development 1996 - June 1998 1 ~ ro each parceI under 4,400 square feet; in the R2R zar~e, aIl parc~ls were assi~ed an allowable dexasity of 2~utslparcel No density bonus was assumed. ' TABLE C-1 ~ RESIDENTIAL D~VELOPMENT CAPACI'1'~' ON VACANT PARCELS, BY RESIDENT~AL ZONE Zone Districts # Parcels S. Ft. Aerea e ~-llowable Densitf Potenital Umts ?~~VR2 - Narth of Wilshue Law Densi 3 22,492 .52 1,500 s~'uis~t 15 OP2 - Law ~Vlul le 1 5,933 .14 2,000 sE'~t 3 Rl - Sm le Fa,,,~lv 16 154,935 3 6 1 dul arcel 16 R2 - Low Density Mulhple Residenual 2~ 238,837 5 5 1,500 s~'wut 14~ R2A - Law Denstiy/ Pazlnn Overlav 1 10,000 23 3,500 s£~~t 7 R2B - Low Density BeacI~ Distnct 2 7,626 18 1,500 sf/unzt 5 R3 - Mecf~uan Densi 12 9b,530 2 2 1,254 sfi'unit 77 R4 - Hi~h Dens~iv 2 3U_780 7 9d0 sf/unEt 34 TOTAL 62 567,137 13.€~ 302 Source. City of Santa Mon~ca, Pohry and Plamm~~ An31yss5 Dn~ision, November 1995 l~ote ExcIudes ~acant parcels with build~ng perrruts or recent planr,ng approvals for de~elapment , ~ ~ ~ ~ ' ~ Tlus analysis documents a"theoret~cal" capacity for 6,032 potent~al net new unYts on underdeveloped, rnuiti-family zoned parcels Table G I~ustrates how these patentaal ur~ts ' aze dxstnbuted among the City's vanous mul~-fam~ly zonuig distncts_ By comparison, the Cit~`s 1993 Housing Element calculated a thearetical capacity for 7,769 multi-family units an underutili2ed parcels. The dzfference m these figures is due primarily to a refu~ement af ~ the City's GIS da~ase to xntegrate existtng ur~it data ~rou~ the City's Rent Contral database, rather than using assessor parcel data. In order to ~.slate this "fiheoxetical" patential for residenhal recyc~ng into a more realistic ~ potential num~er of units #hat are na.ore Iikely ta be develope~ throu~ recycling, several factors were evalua~ed by staff: These mc~ude ~) age of exxst~ng structure on undenztilized ~ parcel, 2) ratio of actual appm~ed den,sitres on underutr~ized parce~s ta the maxYmum pemutted density; and 3) ra.tio of tlae number of new uz~ts to tb.e number of t~~~ts replaced. ~ ~ Crtv of Santa Manzca Inventora of Land Su2table for ~ Hous~n~ Element C-2 ResidennaI Develapr~nent i996 - 7une 1998 ' 1 ' 4PPENDIX C. INVENTORY OF LA.zVD SiJITABLE FQR RESIDENTIAL 1 DEVELOPMENT: I996 - JUNE 199$ ' By law, tk~e Crty is reqwred to pra~ide an u~ventory of land surtabie for res~dential development, includina ~acant s~tes and srtes having potential #'or redevelopment. The fallow~ng summarizes the Ciry's residential site mventory as ofm~d-i996, and compares ' with the City's shaze of re~onai housm~ neecls for #he 1989-1998 penod, as defined by SCAG. ' 1. Vacant Land ' Table C-1 documents the current {November 1995) numbez of vacant parcels and assoc~ated acreage m each of the Cit;~'s resident~al zones, and calculates the res~dential de<<elopment po~enhal on eac~. of these parcels. ' The vacant land ~nventory was compiled based on the foltowing th~ree sources: December 1993 aerial photo~aphs; July 1995 tax assessor's records of vacant pazcels; and demal~tion ' pemuts issued between. June 1993 (6 months prior to the aerial photographs) and November 1995. A comhinat~on of field checks and review of building permit data. was conducted to elim~nate any parcels where new builchng had occurred, ar was u~ the pracess Thfs site mventory identified a total of 62 vacant resxdent~al parcels in the Cxty, comprising 13 acres ' Once the mven~o of vacant azcels was confirmed, the arcel size and a Izcable zanuig ~'S' P P PP fox each parcel was determined and the maxunum nurr~ber of dwelluigs allowed on each ' parcel - not inciuding the State density bonus - were calculated. The results ~ndicate ~hat there is a capacrty ~or 302 addit~onal resident~al ~ts on vacant, residentially zonad land The ma~onty (283 uiuts) of this development capacity is on mulh-f~rr~~ly zoned properry, ~ with over ane-third of potent~a.I ~ts {l l l umts) occurrang on R3 and R4 properhes with densrties of 35 unrtslacre and above. ' 2. Undera#ilized Sites , ~n addihon to development on ~acarit land, there also is substazit~al potenhal m Santa Moni.ca for resideniaal deyelapment an sites chat are current~y developed at densihes below those permitted under zontng. The majonty af resident~al growth ~as occurred an the City m recent ' years through "mtensificahon." Usu~g the City's Deograpluc ~nformat~an system {GIS}, C~t~~ s~aff calcutated the addit~onal ~ uruts passzble on underuhlized pazcels m mult~-fanuly zone distnc#s. More s~eczfically, the GIS program assign,s a divisor to each zane based on the allowable densXty, calculates the allowable units based on pazce~ szze (roundrng ~p at 5 or above), and then calcufates the ~ numbe~r of potez~t~al net new° ~ts based ugan the difference between exis~n; and allowable uiuts For all mulh-family zones exeept R2R, the program assi~s only on~ allfltivabie unit ~ City of Santa 1~Ionica Inventory of Land Su~table for Housmg EIement C-1 Res~denua3 Der-elopment 1996 - 7une 1998 ~ ~ ~ ~ ~ ~ ~ ~ ~ 1 ' ~ ~ ~ ~ ~ ~ ~ ~ i ' ' ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~- ~ ~ ~ Appendix C: lnven#ory of Land Suitable for Residential Deve~opment: 1996 - .~une 1998 ~ >p83< Gender of reapandent <l> ~iale ~2> F~ 10 Ar~swer • > > ~84< Lang~sage of interview ~1> $ngZish <2> Spani~h <3> Other (specify): <5> Doa't ~ow Asswer ~> ~085< 3ssterviawer eodo Ariss~aer - -> ~086~ l~sonth and day of fntervie~r i~,aswer - -> >087< Number of call atteaopta AnswPx ~_> >088< Reaponderit phone rr~,+r+~+sr Answer L-,~ E : ~DQCS~F3~tA~SMSURVEY~S1K~~rlANT. DOC B-32 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ' , ~ , ~ a ~ ~ ~ ~ ~79< Is thexe a d~eabled or handzcapped person living in your household? <1> Yes ~ <2> No [qato s079] ~~> ~on't know Ari~ ~-er ~_~ ~~079b~c What kind of dieability ar handicap does thia person lsave(record ver~atim). ~ <5~ Don't know Answer ~~ ~>s079< ~080< Does yaur ~snit havg adoquatQ icc~s~ibility modificatians to meet tho ~ mobility n~ds of thi~ peraoa? (8xamplee inciude room for whealchaire to naviqata, handrails in tuhs/shawera, accessible door, drawer as~d cab~net ha~diea.) ~ <~> Yes t2> No ' <5> Don' t ]crsaw Answer ~> ,~081< We don't need your +±i~ or yaur apar*~nt nvmber, but since this is a study of zpirtanent ~enanta and buildinqs, would you te11 us the address of your building assd your zip code2 (Write addreae and sip code an a~dress write-in ~heet) ~ If address is refused, aak: "Ae ~ final atatietical check, wpu~d you tell ua the name4 of the two etreete that cross one another cicsest to your residence, and your zip code7' (write cros$ etreets and zip cade on ~ address writa-in eheet) If cross atreet refused, ask: 'What is your zip code?" (i~drite zip code on address write-in sheet} ~ Answer ~> That completes ouz~ interview. ~Thank you very much for yaur help. ~U82< Record last 4 digits of zig code: ~ ° 9 Asswer ---> ' ~ ~ 8-31 , >075d< Are retired? <0-20> <S~ DOn`t knaw Ariswer =~~ >07Set Are fulZ~time colleqe students7 <0-20> c5> Don't 3crsaw Answer ~>. >076< How ~*+y paapl• in ycur houaehnld ure curreatly enrailed in a collega or univeraity full-t±++a or part-ti,meT (Count peopla takinq sn exteasion class or an occasiorsal cauree as `0. ") ~0-~fl> t5> Don't know Answez ----~ ~077~ Hqw many people ir1 yoar liousehold work full-ti,ase and contribute money to pay the rent? ~D-20> t5> Don't know ~11l9wer == > ~078~ Aoes your hausehold recsive incame from any one of the foliowing progr~~~ - sociai secitri.ty, veterana benefits, general re2ief, or AFDC? <1> Yes <2> No <5> Doa't know Aaswer ----> B-30 ' '>072 554,001 TO 55,000 <2> $55,001 TO 60,000 <3> $60.001 TO 65,000 , c4~ S65,~01 TQ 70,000 C5> $70,001 TQ 74,999 <5> D~n't know ' AI19W@r ~_> >073c Is your total c~++~+ined household inc~ above or belaw 5125.0~0? ' <1~ Above $125,000 [goto ) ~2> Sxactly 5125,000 [qoto j ~3> Below $125,Q00 , <57 DOn' t krior~r AIl8wB1" i°> '~07~ 575,001 to 85,000 <a> 585,001 to 95,000 <3> $95,001 to 1D5,000 ~ <4~ $105,001 to 115,000 ~5> $115.001 to 125,000 <6> More than $~25,000 , ~7> I3on' t knaw answer ---~ ,~075< How many peaple in your household currently... Work full-tia-e {35+ hours per week on averaqe thro~ghout the year)? ~ c0-20~ <5> Don•t know ~ A~I8W6r na~ a075~[ Work part-t ~ !~+~? ~ <Q-20> <5> Don't know ~ Anawer ;~-> ~075tc Are unemployad? ~ ~Q-24~ <Ss Dan't lcaow ' lu,swer ---> _ B_2g ~ ~ >068 SO to 5,400 <2> $5,00]. TO 10,00U , c3~ $1D,001 TO 15,000 c4> $15,QQ1 TO 20,004 ~5> SZa,ooY ro zs,ooa ' <6> Don't la~aw Anewex ~> ~ ~069< f~Ias the tota~ combined hanaeholc3 inrome from all househald tae~obers above Or b@~OW SSO~OOO3 <1~ AbOV~ SSO~OOQ [CJOtiO ] ' ~2~ Exactly $50,000 ~qoto ] <3> Selo~ $50,000 ~5> Don•t know ~ Answer ---> ~7~ I don't need tc know the exact amount, ~ut please stop me when I read the , category that ir~clnded your total combiaecl household ~ncome. ~+las your annual hcusehald incame... ~Read Iiat.) <l~ S2S.00~ to 3C,000 ~" ~ ~2> $3q,00I to 35,~00 <3~ $35,001 to 4Q,Ofld t4> $40,Q~2 ~0 45,000 t5> $45,001 to 50,ap~ ' <5> ~on't know Answ~er ~> ' ~47~< was ycur total combinec3 ha~usehold inccme above ar belo~w $75,Q00? t1~ A~ove $75-000 [qato ] ~ <2~ Exartly $75,~00 (qoto ] t3~ Below $75,000 ~5> Don't know , l~nsw~er ~~ 1 ~ 1 ~ i B-28 ~ ~ '>Ob4b< Aas thi,s new etate iaw altered you~ plans abaut u~oving out of yo~z >s064< ~>065< Da you consider yourself to be Hispanic or of Spanish ancastry or origin7 (For exampla, La~3no/Latina, Chicano/Ghicana, Mexican, Guat~Lan, , Salvadorian, Nicaragua.n, Puerto Rican, Gliban.) «~ Yea <2> Na apartment? <1~ Yas, w~ll cause me to etay in my unit longer than I'd planned ' <2> t~Io, wi~Z not have any effect on my decis~,on abaut when to move <3> Other (epecify): <5> Don't know , Anawer ~> ~ ~ 5> Don' t ]cr~~aw I+~sBwer -~--> ~~Q56~ iihich of th~ follawing qroups do yon conaider yaursex~ a m~er of? (Rsad eatfre lis~ -~ode ane qroap anly.~ <1> White (Caucaafa~n) ' tZ> African-American (Biack, Afro-American, Negm} c3> A~ian (Chineee, Japas~ese, 3Corean, Filipino, Vietnainese, Cambodian, Thai~ ~4> Pacific Islander (Guamian, Samoan, Aleut) ' ~5> Native P~?!~sican Indian <6> Middla Essteszi tT> Other qroup ~apecify): ~ t5> bon't know Answer =--~ '~06']< Thinking about your houeehald income for the laet calendar yeax (January 1994 to December 1994) was the total combisied hoaeehald inG~ from all houeehold !~++here above or below S2S,000? L <1> <2> <3> ' <5> Aaerre~ ~ i i 1 ~ Above 525,OOQ [qato s067~ 8xactly $25,OOQ [gota s067] $elo~r $25, 000 Don't know [qoto sOfi7] _-^-> $_~, ' ~052< If you moved now, tsow much do you think you would have to pay for a e~~*~ lar apartment ia a caaparable area of Los Ar~ge~e$? (For exaaspZe, West Los Anqeleg, Palma~ ~~ver City, Veaice, Brentwood, Pacific ~ Palieade~.) <0-5000> ~ <5> Dan't 3rnow Asiswer ---~ ~ >063< If yau w~ero to decide to move in the next few mantha, w}~a,t is the moat impartartt problem that yau woaZd face in finding a new place? (Read 1i~t and select one only) ~ <~> Findissq a vacant place <2~ Findinq a place I can afford <3> Fit~inq a place the ~ight s~ze ~ findinq a glace with more ~pace ' a4> Findinq a safa/safer place to live <5> Findi~q a place in a better neigl~barhood <6> Pay~q firet aaonth. Iaet month, and deposit <7> Finding a place clo4e to wark . ' <8> O~her (specify): ~9> I Wou1d n~t axpect ainy seriaus difficulties [gcto a0b3] c20~ Don't know [goto s063] ~ Ans~rer ~_? ~Ob3bc If it weren't for the problem you just identified, wouid you be plax~ninq , to move away fraai your current place saon? Yes <2~ Ho ~ <5~ Don't knaw Answer ~_> , ~s063< ~064~ Are you aware of a new state law that, beginning January l, 1996, will ~ a11aw Santa Monica landlcrds to raise reats up to 25t for a vacant unit, ar~d then el~~i~+?~tes aal cape on rent inereases for vacant unite by 1999T [VACANL7 DB-GONTROL SILL, SB_ [CQSTA-HAWKINSj} ' <1> Yes, generally familiar with the new law <2> Yes, hsard about it but don't understand it <3~ Ho (gato s064] ' <S> Don't knaw {goto sOb4] Ansare~ ~~ ~ ~ ~ ~ B~26 . ~ ' '~058< Ha~a old is the head of household~ (Zf 057 answer = no head af househo~d, ask for age of oidest household "head.') ' <0-100~- <5> i3an't know Answer ~_~ ' >8058< ~ ~059< What ia your aq~7 <0-100~ ~ <5~ Don't know AnBWBr ~_~ ~~050t How long did y~au live at your previflus residence? <D0~ I~onth <Q000> Year , t5> Don't 3cnaw AtlSW@r ~_> ~>061< Since 1979, how many times have you ~ooved frao one residence to another reaidence? ~ <o-so~ <2> Have riot moved since 1979 Eqato aQ61] <5> Doa`t knaw ' Anawer ~__> >061bc How many of these movaa were froaz a~e zesidence in 5anta Hanica to ~ another residence ia San~a ~lonica? <0-50~ <2> No 5arfta l~ionica moves ' <5> Dbn'~ kriow Answer ~> ' >s061< ~ ' ~ ~ ~ ~ $_~~ >D54~ Inc~vdinq youraelf, how many of the pec~pZe Ziving in your houeehold a~e 62 and older? (Exclude pereor~s ab~ent on aiilitary duty and livinq away from hame at college, etc.) tl> One <2> ~a~o <3> Three <~~ Four <5> Fiva or move ~6> None t7> Don't know ~iriswer ~~ ~055~ Are all R+a++}+era of youx household re~ated to eacn other by ~*-riage, ba.rth or adoption? <1> Yes <2> No <5> 1]on't ]r~sow ~ Ar~swer ~> ~56< How many familiea ra~ide in your unit? {~xamples of a'fami2y": marr~ed or u~t!!~?!rriad cauples with or withaut childxen, sing2e parenta with one ar more children.) <D> One perean only, ar all houeeho3,d ~~rs are unrelated individuals Cl> 1 Famijy <2> 2 Families ~3> 3 Families <4> 4 or adore fami3.3ea ~c5> Don't knaw At~Swer =~> ~OS?< ~~ ie the gender of tite pereoa you caneider to be the head af the honsehold in your unit? .c~> I~ale <2> F~ ie ~3> No head of househald; equa2 partners ~5> Don't know AnBwer ~> B-24 1 ' <3> Thxee people ~4> Pour people <5> Fiva or more peapYe ' t6> Don't know Ansrrer ----~ ' >052< ;nc2udinq yaurse~f, ho~- many of the people Zivi.ng in your household are ~tnder the age of 18? (gxclude persona absent on military dssty and liviriq away fram ~±~ at cailege, atc.) ' <1? One c2> 'Y1ao <3> Three ' <4~ Faur <5n Five ar mave <6~ Hot~e ' <7> Don • t krLaw ]~inewer ~~ ' >053< Including yourself, haw many of the people living in yowr household are between the aqes of I8 and 51? (Sxclude person~ absent on military duty and iivinq away from h~ at callege, etc.) ' <1> One <2> Zwro <3> Three ~ ~4~ Fo~r ' <5~ Five or saave <6> None ~7> Don't know , Anes~er ~_> ' ~ , , i 1 1 B-23 ~ ' >449< 5ince yo~x have been rentinq your unit, have you ever filed a petition to the Aent Control Board for a rent decrease due ta poor maiatenance2 , <1~ Yss t2> No [qoto $~49] tS> DOiI `t ]cnaw [qota s049 ] ~ Anss+er ~~~ >D49bc ~ihich of the follawirig circumetasices best deecribea what happeried after , the rent rad~sct~oct petition waa filed with the Rent Control Hoard: {Read list, select only one} <1> My landlord fixed the problem before the petitian was acted an by ' the rent board. <2> Tha petition ~,ras danied by the rent board_ c3> The potitian was qras~ted by the r~nt boa~d, eay la.nd2ard fixe~ the grcbleca, and thea my rent was increaaed back to the pre-petition ' lewl. <4> ~ patiti~on yra~ qrsn~ed by tha rent board, my ~.a-ndlord fixed the prnblam, but did not raise my res~t back to the pre-petition l~vel. <5> The petition va~ qranted lay the rent baard, but my landlord haa ' never ~ixed the problem. <6> Other (apecify): <7> Aon't know ' Anawer ~n> >aQ49< ~ ~050c Faccludinq any repairs reZated to the Northridqe earthquake, has the landlord made any aajor itagrovements to your building, such as a new raof ar replacinq the pl+~~inq fn your buildinq since yau moved in? (A major ' isnprav~nt ia e~thinq done ~a the entire buildu~g nat individu~ uaite. Examples: paintinq eatire building, new f3oorinq faz entire buiiding,naw plt~mb~ssg fcr the eatire building.) ' ~l> Yee <2> po (qoto 805~j ~5~ Don't know [gota s054] ' Answer ~-_> ~5flbc Did ~:~e landlozd raise yowr rent or add new charges to your rent bill ' because at theae improv~~ts? <3> Yes <2> No ~ <5~ Dor1't ]maw ~ AtLSwer =_-> ~ ~sD~Oc >051< Final~y, for statfa~ic~l purpoeee, we ne~d to know a fe~- thinqs abo~t ' yaur hausehald. How many peop~.e regularly reside ia yaur houseIlold? - ~ ~l> Os~e person only (gota s058J <2> Twn people ' B-Zz ~ ' '>045< what was the total monthZy rent when you first maved fnto your current AnBwer - -> ,>046< Did your landlord increase ox decreaBe the m~onthly rent for the einit in the past year7 ' <l~ Yes, irscreased <2> Yas, decreased <3> No [qoto s046] ' <5> Don't knaw Asswer ~> '~046bc t~lhat i^ ths amouat thQ ront waa incrsaaad/decreased? <o-aaaa> noai~B ' <5~ Don't know Aisswer ~_? , >s046< ?047< ~Then waa the rent for the unit laat raieed7 ' a00> Month <040p~ Year <3~ Never had a raiee ' <S> Don't know Answer ---_~ ,>Q48< How often has your landlord increased rent for the unit in the Iast three yeare? (Read liat, If respondent has 7.ived in unit more than 1 but leBa than 3 years, ask "Haw aftea ha~ your rent beea increaeed aince you moved ~7r~ ' «> Or1GB p@r ~dl^ <2> I~ore thau onca par year , <3> ;,ees tharl onca par year ~4> Nevar <5> Have 13.ved here lsss than ona year ~6> Don't lrnoRa L Answer ~_~ usiit 3 ~0-5000> Dollare I C5> Don't know ' , , ' B-2I ' ~039~ How muc~s per manth do yau thirik yaur place would rent for today if there waa no rsnt control in Santa Monica? {Prabe for beBt e$ti~te.) <0-500~> Dollara c5> Dan't know Anawer ~~ >040c Haw muGh do you faal you ~ould pay in ront before you would have to give up your current plac~ and mave elsewhare7 <0-5000~ Dollars <5~ Dan't kr~ow Answ~er ~~ ~41a When did you move into your cunent placa? <00> Idctith t~000> Yesr t5~ Don't kriow Ariswer ~> ~42< Did aayone in your houaehold already live in the unit when you moved in? <la Yea <2~ No a5> Don' t krsaw Ar,awer ~> ~d43< when did thia pexson first taove in? a00> a3onth ~OOOOa Year <S> Don't kaa+ Aasw~er ~~ ~444< HoRa auich af a"finder's ~ea" or "key mcn~y" did you have to pay a rea~ eetate aqer~t, apart~+*~t fiader. or another tampany or person to fir~d thie unit7 <o-zoao> noa~iars t2> Did not pay finder' ~ fee / no agent or cocuparsy <5> Dan't know Answer ~ - • 3 ~ ~ ~ ' ' . 1 ' ' i ' ' ' ~ ~ i 1 1 ~_2~ ' ' ~>034< The nexx few questi.on~ are about the cost of housing for pour housshold. (~mpha~ixe confidentiality of answera if resgandent expreases ~oncern abaut qusstions} ' Firet, how much does your ttousehald pay in rent on a monthZy baeie3 {Be ~ure ta get total un~t rer~t & not ~ust one ro~~te~$ share. Probe to obtain monthly rent if reepondent indicates that rent is paid on other ' periodic basis.) <0-5000> Do~lars ' <5> Don`t knaw Ariswer ~~ '~35< How much af the =e~t cavers pase-through charges far the Rent Contral Boa~d•s annual registration fee, the School District and CaZleqe Dietrict tax, and othar sim~lar ~peci~~ charges? ' c0-5~00~ Dp11arH <5> Don't know Answer .-__> '~036~ Kow niuch of the rent covers the coet of ~toraqe, furnishings, art. appliances, or ather featuree (except parkiaq} of the uait or buildinq ' that your l~ndlord charges you for? <0-500Q~ Dollars ~Za No charqe for such thinqs ~ ~5} Don't krtow AIlBw@r =_> ~>D37c $ow iauch of the rer~t covera ttte cost of patking? <a-~oao> noiiars ~ <2~ No tharqe for park.ing t5> Doa't ]caow Answer ~=~ ~~D38c Do you thir~Sc that withaut rent control your rent would be higher, lower, or abaut the same as it ie now? ~ <1~ Aigher <2~ I.aw~er <3> Same ' <5> Don't knaw 1~1Bw@r =__~ ' ~ 1 1 5-19 1 ~31t bid yaur bui~ding experience asiy damaqe as a result of the 3anuary 17, 1994 Northrfdqe earthcpaaks7 nid i~ experience no damage, minor ~~ge, ' moderate damaqe ar eever~ damaqe3 <1> Na ~~n+~+qe that you noticed (goto a032] <2> Minor d~n+~~e (for example, minor crack8 in waZle ar paving. broken ' window~) ~3> Hoderate daznage (more than minar da~++?ge, but not so bad you had to move out) <4> Kajor c?ama~e that cauaed you to move out of the buildinq while it ~ was repairea.' t5> Don't know [qoto a032] Answer ~-_~ ~ ~32< Coas3derinq aIl earthqua3c~ ctamage to the huilding yau knaw about, has the d~+*~ge to the buildinq gone unrepaired, has it been partf.ally repaired, ~ or has it been ccxaplete].y repairedz <l~ Hot repaired at all [qoto 4032j ~2> Partial].y repaited ~ ' <3> CanpZetely or moatly repa~red <5~ Don't know (goto s031] . An~wer ~> ~ ~D32b How that the aarthquake repairs are either partially ar compLetely finishedt is the genera~ conditian cf the bLildirig {for example, ~ appearar~ce, maintenance) better, wnrse, or about the ~a~ as before the earthc~sake? c1> Better condition eince the easthquake ' <2> Florse ccndition <3> About the sa~ ~5> Dan't know ~ Answer ~_~ _ asQ32C ~ ~033< How much do you pay in a typical mcath far all af the utilities you pay far {for examp~e. e~ectxicity ansd/or gas service)? If yau are billed - every other manth, please be sure ~o give us only hai€ ~he amoant you are ~ uaually bilZ~d. <D-20Q0> Dollars c~> Included in rent/landlord paya ~ <5~ Don't icnaw . ~r ~:> ~ 1 ~ ' B-18 ' 1 ~ ~828]xc idhat is the average amount yau pay per yeax for cleaning or ~iI18W2L^ x~> 1 replac~nt of the carpet? ~a-aooa~ ~oiiar~ ~ <5> flon't know AI18wer ~_> , >sOZBc >029< Pay for cleaniru~ or zep~ac~nt of the drapes7 ~ Y~s «> No [qoto a0Z9] , <5> Dan't know (goto s029J AriBwer ~> t ~029b[ rrihat fa tho avaraq~ amouist yoa pay ger year far cleaning or reglacemeht of the drapee? <0-20D0~ Dollars ' <~> Dan•t know ' , >sa~4< >030[ Pay for sameone else to repain~ the waZls or ceiling, or pay for and do the paintinq youxself7 <1> Yes <2> No (qoto e030j c5> Doa't know [qoto e030] Aslswer =_-~ ' ~030bc What is the averaqe amount yvu pay per year~ <0-2000> Dollars ~ <5> Don't know ' Answer ---~ >s030c ' , ' ' B-17 1 ' ~824< Are there looee, brcaken, ar miesinq atep6 on any coira~oa stafrWaye inside ~ the building or attached to this bufidirig? <1> Xes <2> NO ~ <3> ~tyere are no sta~zwaye <5> Don't knaw AriBw'er =~~ , ~025< Are your kitchen stove, ^i~]c, and refriqerator in good s+~orking order3 <1> Ye^ ~ <2~ No (at ~eaat one itean i.a not iri qood workinq order) ~3> I~io kitthen applianeea <5~ Dari' t knaw ~ Anesrer ,~ > yfl26c Since you firat moved in, has the quality of buildir~q maintenasice ' ~ improved,r~ ined the g~~++~, or declined? <1> Impx~oved <Z> F~+taed the aame ~ c3~ Declinad <5> Dpn't know ~ P~rtswer ~sy >D27< When a fixtuxe ~hat was part of the uni~ when you zented it k~reaks, such ae a toilet, sink, or diepasal, do you usually pay for the repai.r or does ' the landloXd usually pay for the repair? ~1> TEnant u8ually pay8 ~2~ Landlord nsually pays ~ <3> Both tenant and landlord pay ~5> Don+t know ~ Anawer - > ~028t Do you regular~.y impxove or maintain yo~r unit by doing any of the follcwinq: ' Pay for cleasiinq or ~ceplac~nt of the carpet? <1> Yes , t2> No [qoto s028~ <5~ Dan^t know (qoto eQ28] ~ Ana~.rer ---> ~ ' ' B-16 , ~ ~~19< Ie all the electrical wiring concealed in the waZls or by metal cavering? {Do nat count extension or appliance cvrds gZugged ~nto e~ectrical ou~lete.) ' <1> Yee <2~ Na ~5~ Don't know ~ Ar~swer ---> >020t Save you seen as~y siqn af rata or mice w~thin the Iast 90 days7 ~ <1> Yes <2~ No ~ t5> Dan't ]u~aw Anawer ---> '~2I< Do you fa~l that your buildinq hag adaquztQ ~acurity to prevent strangers from enterinq the bui,ldirsq? ~l> Yee , <2> Ho ~5~ Don't know ' Allewex ~_> ~422~ Da you feel that your buildinq has adequate sec~r~.ty to prevent strangers from eaterinq the garage? ' <1> Yes <2~ No ~ <5> pon't kr~ow Arlswer 1--> ~~Q23a Are the ligh'~inq fixtures in the cammon ha11a or ather cu~uwn areas in your buildinq in warking order? <1> Yes ~ ~2> No <3> Same are not t4> Thexe u~ce na such ~ixtures ~ t5> pon't know p~nswer ~~ ~ 1 ~ 1 B-1 ~ ' ~Z4~ Excluding any repair wor3c ze].ated to the January 17, 1.994 Northr~dge earthquake, in the 2a~t 90 days, were you withcut the followinq ut~litiee in ~eable order f~r 6 hours ar more7 Runriinq water7 <2> Yea <Z> No <5> Don't lusow AxYSVre~ ---~ ~15< Tailet? <1> Yes <2> Na <5~ bon't kTSOw l,newer ~~ ~016< Heat? <I~ Yss <2~ Ha ~5> Don' t kriaw Answer -T-> >027c Excludinq aay da~qe that may have resulted fran the January, 1994 Nortivridge earthquake, daee your place have open cracke or holes or broken pZaster in the ~nterior walls or ceilirig (do not caunt hairiine cracks or other co~t3c flawa)T <3> Ye8 <2> Ko <5~ Don' t ]cnaw Al18w@1' _~> ~418< Does your place have larqe holes in the fiaors3 <1~ Yes c2> Ho c5> Don • t kxsaw Aaswer - -~ B-14 ~ ~ ~ ~ ~ ' ~ ~ ' ~ ' , ' ' ~ ' ~ ~ ~ ' '~03D< How many raoms are there in yonr place, not co~nting bathrooms, hal~ways, foyers, porches, ar balcon~esT <0-1Q00> ' <5~ Don't knaw Ar-swer ~~ ~~11< i~ow many bedro•y+±~ doog yattr unit IiavoY Include dens, studiss, or similar ra~s that may have been ueed, ar could be uaed, for bedroams. ~ <Q~ Ko separate bedroaa - a etudzo apar±~nt, bachelor apart~aent ar "si.ngle" <1~ Ona badroom a2~ ~o badso~!!a ' c3~ Three bedro~!±a <4~ Four bedra~~± ~5> Five ar u~ore bedroame ~ <6~ Don't know ~swer ~~> ,~qZ2< How +~ry c~Ylete bathroana does your unit have3 (A caaplete bathroom has a flush toilet, washbasin, and a bathtu~ ar shawer.) <0> No bathroom in the unit (does nat have hot and cold piped water, ~ a flusia toilet or a bathtub or shower) <l~ A half-~ath only (toiZet and washi~aair~, but ~so tub or shower} <2> Dne cc~splete Dati~rooao <3> 7.t,ro complete bathroams ' ~4~ More than two complete bathroaas ~5> Don't ki~ow , Aaswer e--> ~013< What is the main type of heatfng equipment in your residence? {Read list) ~ [1> Gas ar electric central heating (duc~g fraa heater iead to more than 1 roaa) <2> Built-in roam heaters that heat a sinqle raom , c3> Fireplace, stove, or partable rocm heaters t4> No heating equi~nt <5> Don't kr~ow ' Answer - -_ ~ ~ ' ' , ~ B-13 ~ >005< Open ditches, trash, iitter, or j+snx in the streets? <1> Yes <2> No <5> Don't know A[18W2z =~s> >OOb< Haw r~,~ould you rate your naighborhood averal~ aa a place to live? wonld you say i.t is excellent, gaod, fair, or poor? <1~ Fxcellsat t2> Good <3> Fair <4> Poor ~5> Don' t ]a~ow Answer ~> ~07< Doea the owner of ycur building Z~ve in your building ar an the praperty~ <1> Yes <2> 2~0 <5> Dan't knvw Answer =_~> >~08< About how many years a~d is the i~uildiag you ].ive ia? ~1~ 15-25 Years (I9y08) t2~ 26~35 Xeaxs (1960s) <3> 36-45 Yeara {195~s) ~4> 4b-55 Ysar~ (194Qs) ~5> 56 or more years (before 1940) <6> Do~'t knaw Answer ~=> >004< How is ~he building marfaged7 Is it ~~aged by an owner ar rentez wlao lives an the property, by an owner or other individual wha iivee elsesahere, or by a aaanaq~nt caupany? <1~ Resident awner or tenant residing on-site <2> Non-resideat awner ar other individual <3> l~anaga!!!~nt c~rany <5> Don't knaw _ AnBw~er ---~ B-12 ~ ~ ' ~ ~ ~ . ~ . ~ ~ ~ ~ ~ ~ ' ' ~ ~ ~ ~ ~ ~ svRV~r Qv~srrorrs >001< Naw I'd l~lce to ask you how satisfied yau are with certairs features of ~ yoisr housfng situatfon. 1*or each orie, pleaee tell m~e if you are very satisfied, a!~+what eatisfiad, somewhat diseatisf~ed, or very dissatisfied. , i~That about... The size af yoe~r unit vr apartment? <1~ Vssy eatis~~ed <2> ~~what saLi.afi~ ~ t3> ~~?!~~±what dissati~f ied <4> Very dissatisfied t5> Don • t ]caaw ~ Aaswer ~~ ~02~ How w~culd yau desCriba the c~rreat quality af tnaintenance in yaur ~ buildinq. iiauld ycu say 3.t i' exceilant, gaod, fair. or poor3 ~1> Bxcellaat [2> Good ~ <3~ Fair _ c4> Poor <5~ Dor1't ]a~ow , Answer =__> >DD3~ Aaw would you des~~ibe the epeed with wi~ich ~hings are repaired? Would ~ yau say you are very satisfied, somewhat satisfied, socaewhat dissatiafied, or very disaatiefied? <1> Very ~atiHfied , <2> Sometahat satiafisd a3> Saarewhat dissatisfied <4> Very dissatiafied ~ ~s> Do~. t x~~- Ynswer ~ . :, ~?044< Turninq ta the conditfon of your neiqhborhood, da yvu find any of the followinq ~anditions that i~m aYjout to describe in ycUr neiqhborhaod? Boarded up ar abazadone~d be~il~ings? ~ Yes <2~ po ~ , ~5> D~'t kitow . Atiswer --,~ ~ ~ 1 ~ B-1 I ' Thank and termis~ate. 2 Na 8 Don't ]a~ow ~> Thank and terminate. ~-10 ~ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ ' ~ ~ ~ ~ , ~ ~ ~(If respondent ~tates that the building vas converted ta a condo undes the city's tenant ownership rights charter amendn-ent (T~oRCA) prograar: ) 1 Owner ~a Ttiank and texmin~te. ~ 2 Renter ~ F) Do you live in public hausing, or do you or yaur lanc}lor~ receive payments fran ~he qover*!~±~t to lawer tha rent you pay? 1 Yea -- •a Thars]c ared tes~mixiate. ~ No ~ 8 Dca•t 3snow ~_> Ask to speak to hou~eha~d m~er mast fa~+~Iiar with rental arranqements. ~ G} Is youz unit covared by the City of Santa M~onica's rent eontiral law at thia time? I Yss ~ Go to questian 1. 2 isc ~ 8 Doa't ]cnort `~Ie ~ld like ta estalaliah if pogs~b3e why your place isn't covered by the City a~ Santa ~ H~onica ~ s rent CQTitxD~. law." Hy Is yaur unit exer~pt fr~ rent ~ontral because it is located in a rslat~vely new b~tilding -- one that waa ~~ilt after 19793 ~ 3 Yes 2 No ~ S Don't ktiow "We w~ould like to eatablis~ whether your place i~ or ie not covered by Saata Mon~ca's rent eontrol law. Do you khitsk ypur building was l~ui~t after 1979?" S 1 Yes 2 No ~ $ 1?OR1' t ]Q70w I) I~ yaur un3,t ex~.t fraAa rent cantrol hecause it is part of a two-~n~t or three-unit ' building where the owner also livea? 1 YA~ r-~ Tl~ank aad tersni.uate. 2 No ~ 8 Doa•t knaw J) Is yaur unit ex.,.~r,:. becauae it is owned or operated by tt non-profit aqency (e_g., Commuaity Caxpora-tiaa of Sant~ Mor~ica) or government aqency, or becans~ yc~ receive a ~ goverr~ment rent ~baidy? 3 Yes --~> Thar~]c and termir~ate. 2 Ho ~ g~.t~, ~ K) Zs yaur unit ~ro~.~t far otlser reaaons7 {Probe tc detaraine other reasons for exp!~~tion frorn rent control.) I Yes ~> Enter reasaa B-9 ~ A) The first thing I need to know is, dc you Zive fn the reaidence yo~ are talking from on ~ a regular ~asis, or are you ju~t viaitinq ar temporarily occupyinq the unit7 ~ Live in unit 2 Just visit~ng =_~~ "t~iay i pleas~ epeak to an adult occupant of thie vnitT ' 7 Refused ===y Thar2lc and ternts,nate. 8 Bon't know ~~ "May I please speak to an aduZt accupant of this ursit?" (If no adu~t occ~rpaat is available, deter~i.ne a qood tir~e to cal3, say "Thank you for your ' help," and call back at bet~ar tilna.) S~ Da you reat the place whero you live't , 1 Yea 2 No ~~ Thank and terminate. 3" ' " i ~ 8 bon t knaw =~~ 2~lay I please speak to another aduZt occupant of ~his un t (If no adult occupant is available, determ=~s a good tsme to ca11, say "Thank yov for your he1p," and raZ1 back et better t~e.) ' C) Do ~q~x Ii~re in th~e City of Santa HeoniCa3 ~ 1 Yea ~ No =--_> "where da you live? In wha.t cocaminity?" k'hat is your zip code? ~ [Check response ~rith couamsnity name 1ist. (If on Zist, code response as yes.} "That area ia included in our study." ~ (If not cn list ox in ru~incorpox~ated area of county, terarinate srstervierr. "Thank you far your help, but today we are anly ta~king to peop~e who live in Santa Honica. ~?oocl-bye. ~ ~ S Don't knaw -~_~~ '~l~ay I please speaic to anather adult eccvpant of this uait3" (~f no ada3t occ=zpant ~s availeable, determ~.ne a good tiaie to ca~Z, say "Thank you for your ~ he1p," end call back at better ti~e.) D) Dc you I~ve ~n a building with two or ~nore housinq units, or do you live on a~ot ~ cantaininq two ar mcre single-family h~B (for examplef eottagee axaursd a common qarden courtyard}? (A~1 detached sfsigle-family h~~ a~nd mobiie h~~Jtrai~ers should be exc~uded from the survey.) ~ 1 Yes 2 No ~__> Thank and terntinate 8 Don't ktiow ~> 'May I please speak to asiothex adu~t occupant of thia unit?' ~ (If no adult accupe~rst is ave~ilable, determine a good tiaie to call, say "Tha~k you fox your he.ip,' and aa33 back at better tim~.) , E) Do y~au live in a canda~~~i~uu, motel or hotel? 1 Yes ~--> Thari3c and texminate. ~ 2 No 8 Don•t knaw ~_> Thar~k and termi~ate. ' B-8 ~ ' ~ 1995 SAN'I'A ~IOI~TICA TEI~,NTB BIIRYEY Hello. my nam~e~ i~ fran D~cision SciQace~. We are eonduct~nq a^urv~y of S~rsta ?lonica tenanta for the City~Sartta Non~ca Planninq f~ ~'f~++~nity Devsla~nt Depar'*~nt and the Rent Control eaard. Your participation fn the survey fa very important. The inforsnation you provide w:ll be kept strictly confidential. ~( EHTER ~ IF RESPONDEIST HAS NO QtJ~STIONS ] IF RESPOIQDENT ASKS '~~7F~T IS THIS ABOU'~?" "It`s about the houBinq needa of x~nters in Sarita Monica." ~ Il~ RE5PONDF.I+1T A51CS "HOW IA1~SG WILL THIS TAl~?' "Abaut ZO to 30 m;~utas.' ~ IF RESPQNDENT ASR$ 'HOW DID YOU GET HY PHONE MJMBER?' "Your phone nnmber wss randaaly seZected from s list of all telephone n»R+~ere in santa xonica.~ ' IF R£SPONDENT I1SK5 '~TILL R1S3CDN8 A~10iW I ANSWLRED YOUR QZTSSTIOd+TS2' . "Arty ~nformatiars you prcvide to u~ wi1Z be kept is~ the strictest confi.dence and no informatioa will be released thnt '~ou2d a:ake it poesible to ideatify your individual respanaes. Your a~swers to the survey q~xestiasia wi11 be qrouped together ~~th the ars~wera ' fraoa a~~ of tlie ather partiaipantg irt the survey. " YF RESP[3IdDENT SQCTNDS LIXE A T~GER OR CHILD "W~at is your aqe p~.ease?' ' IF RESPONDEI~T IS UNDER 18 y "Hay I please apeak with one af yvur parents or actother adu~t in the househoid?" ' IF RESPflNDENT WPiNTS OONTACT PERSQN IN CITY OF SAHTA MDNICA "Pleaee Call TAD READ in ~he Santa i3os-ica Planninq & C~a~anity Development Dept. at ~3za~ 458-858~, or CASS SEN-LEVI at the Santa Monica Rent Contral Board at {310} 458-875~." ~ ~ , ~ ~ ' ~ ~ e B-7 ~ ~ Angeles w~as $765 in 199~ and me~ian a~vertised market rent ~ja.s $800. Using a ~ regression model that controls for vanations in unit and building characteristics, duratian of occu}~ancy and o~er factors, HR&A estimates that the average marke~- wide benefit that tenants in controlled uni#s aze receiving from rent control in Santa ~ Monica is a somewhat higher $280 per month. In contrast, HR&A estimated in 1994 that tenants in West Los An.geles were recei~-~ng, on a~erage, a benefit of only about ~5 per rnonth under the combinatio~ of t~at ciM~'s system of rent-stabilizatian and the ' condi#ion o£the rental housina market. In re#urn #'or belaw-market rents, at is thought ~at tenants in Santa Moruca's rent- cantrolled ap~E~~~ents are more often required to pay for their own unprovements ~ than elsewhere. But, overali, Just over ane-quarter (28°10) of tena.nts xn rent- conuolled units pay ou~-of pocket for carpet rep~acement, about four in ten pav for drapes/windaw covering, and about four i~a ten pay to have ~eir u.nrt painted_ , Tenants North af R7iishire pay these costs somewhat more frequently than tenants in other areas, and pay more for them ' Hous~holds in uncontroiled units, on average, pay much more 1n rent {median of S 1,100), pay more for uriiities (~60 per month), paid higher annual rent increases dunng the previous year {~2~ versus $~4), and pay a~ugher prQpartion of their ~ income for rent {a somewhat `~naffordable" 37°/a versus 2$% for households in rent- contralled utzrts). Teaants iri these Luuts believe they are paying a premium to live in Santa Monica, in that a compazable urut m West Los Angeles would rent for abaut j $ I ~0 Iess, they believe, than what they are now pay~ng per month. These tenants are also much less ~ilceIy to pay out-of pocket costs for umt impro~~ements. ^ A.Large ll~a~orrry ofApar~ment Tenants are Famrliar With the Costa-Hawktns Rental ~ HousingAct, But There af-e?V"otable Informatron Gaps. Large majorities (64%-79°fo} of households residing in rent-cantralled units in all areas stated ~hat they were benerally famil~ar va-ith ttus new law Abou~ one in ten indicated awareness, but a ~ lack o~»nd~ctan~. Downtow~.~Mid-City was the azea with the largest share who had never heard of it (23%), and nearly half of households wha identified themselves as being of Hisparuc on~n stated that they had. never hear~ of it. Even so, thts ~ relat~vely high level of awareness does not appear to be affecting temants' plans about whEther to move or stay, in the ma3orit}- of cases. But, there is sorne variabillty by loca~an it a:ppears to b~ affect~g decisions for tenants in the ~ DQwnto~~n/Mid-City and south of Pico areas more so than for those north of Wilshire_ A much smaller proportion of househo~ds in uncantralled uxuts are ~eneralIy familiar vv~th the ]aw {4$%), a hi~2her prflportion have heard af it, but don't ~ undcrstand rt{1$%}, and a much higher proportion have never heard of it (35%)_ ~ ~ City of 5anta Mnnica 199~ Santa Mon~ca ' Housina Element B-6 Apartment Tenants Surr+ey ~ ~ ~ ' shorter stays in #he other two areas (4.2 to 4_5 years). Among the group ~vho have remained in plaee for rune or more years, the median stay is 17 years, and tlus is consistent aczoss the City. In cantrast, tenants in uncontrolied units have ~ dramatically shorter aveza~e lengths of stay in ~e~r units at 1.5 years. ~ There is Some Yarratron rn Hispanrc Ancestry and Racial/Ethnic Compos:tron ~ Between Canirolled and Uncontrolded Apartment Tenartts One m ten respondents identif ed him/herself as beu~g af Hisparuc,'Spantsh ancestry, but there was substantaaI variation by area of the City (a ~gh of I7% in Downtown/Mid-Citt; a ~ 3aw~ of 3% narth of Wx~shire). In 1987, about six percent of respon~ents ident~fied t~emselves as Hispazuc, but the ques~ian was posed samewhat differently and it is vncertaui how much of the ~fference is attributable to this fact Counting those from , ~tze Midd~e East as "whi~e,'~ about nine in ten respandents in rent-c~ntrolled u~uts are white. The Dow~nto«n/Mid-City area has the Iargest incidence of minority re~resentat~on among the respondents. Jn West Los An~eles in 199;, about three- ~ quarters of the respondents iz~ rent-stabilized units iden#ified the~nselves as white_ Households in uncontrolled 5anta Mornca ~uts in ~995 were jus# as lilcely to be of , Hispa.ruc or~g~n as ~hose in controlled units, but were rnore likely to be a racial minarity hausehoid, particularlv Asian (i6°1o cornpazed with 6% ix~ the controlled stock) ~ C. Rents and Rent Burden ~ i There are Sign~cant D~erences rn Average Rent and "Rent Burden" Benveen Controlled and tTncontrolled Ap~rtments Meciian rent for controlled uzuts was ~600 Crtywide. w-ith the Y~~hest rnedian rent narth of Wilshire ($652), fallowed by south ~ of Pzco ($600) and Dow°ntou~vMid-City {~5~4) ~, 1987, the Citywzde mediark for controlled units, adjusted for u~flation to 1994, vvas $582, indacating very iittle change in average controlled rent between suzvey years The montbly cost for ~ ut~Iitaes in Santa Monica is est~rnated to be in the $40-$50 range. 7ust over half (5~%} of rent-controlled households have rent-to-income ratios (or "rent burden"} below the 30% threshold which the Federai government defin.es as "affordable." ~ Conversel~-; even ~n7th rent can~tral, just under i~alf {45°/a) ate paying "unaffordable" rents costrng mare than 30% of their household's ma~thIy income, and this partern is generally consistent across gea~aphies This general pattem w-as about the same ~ in 1987. In West Los Angeles in 1993, a slight~y higher proportion (48%} of rent- stab~lized househoi~s were pay~ng "unaffordable" rents. ~ Tenants occupyin~ rent controlled units receive economic benefits t~ the extent that the rents for controlled unrts are below rents that would be charged in an unregulated ren~al housing market Santa Monica tenants in contralled unrts believe ~ that they are pa~-~ng, an average, about $200 belQw market rent for their uzut (i e, $S00) This jud~ement ~s reasonabl~ accurate Median stabilized rez~t m West Los i C~ty of 5anta ~4onica 1995 Santa Momca Housiag Element B-~ Apartment Tenanis Survey ~ ~ ,.. ~ Households in uncomrolled apartrnents tend to be larger, have abaut the sarne ~ proportion vv~#h chiIdren, i~ut have a lower propoman vf seniors, younger household heads, a much higher proportion wz#h members in colle~e or unzversity, and about the same proportion wzth a member who is disabled. ' E Average Incames of Households in Rent-Controlled linits are Srgnificantly Lower than Households rn Uncontrolled Unrrs and Below ~'lzose of Tenants m Rent- Stab:dized LTmts in West Los Angeles Median househald ~ncome for tenants in rent- ~ controlled units is $27,500, compared w-~th a median of $42,500 in non-controlled rental units_ In West Los Angeles in 1992, the median inco~ne for househol~s in rent-s~abilized units was $32,sao Ad~nsting for inflatian, there has been a decline ~ in real median income among househalds in controlled utu~ts between i 986 {~30,623 ~n 1994 $) and 1994 {$27,500). ~ 4ne-~hird of households in rent-controlied units meet the Federal government's defnit~an ~f "very lou+-incame,'' one zn five Zs "law-income," ane in five is "maderate-incame," and about one-quarter are "upper-income." There Xs some , vanation m tlus distribution by area af t~ie Crty. Ihe area narth of Wilshire has the Zawest proportion of very law mcome househoids and #he ~argest share af upper- mcome households (both 30%), while the Downtown/Mid-City area has a larger ~ share of ver}r Iow-zncome households (38%} and a smaller share of upper-income kousehalds (18%). il~feasured in inflation-adjusted I994 dollars, and using the U S Dep~ut~~~znt of Housing and Urban Developnrxent's ir~come thresholds and affordable ~ rent thresholds for 1994; a larger share af tenants in rent-controlled units are "lower- incoane" today than when this cba~actenstic was measured in 1987 (53% vs 35%) , About two-thuds af households in contralled units have at least one member who works fi~l-t~me, and about one-qt~arter have someone who works part-time. One- quarter have a membez who is unemploved_ About one in five households receives incarne from a goverrunent pzogram, including a hi~ of 27 percent narth af ~ Wilshire, compared with 1~ percent in the other two areas, but this correlates with a Iarge share of seruors and probab~y reflects a rela#~vely lugh proportion receiti-~g Socxal ~ecurity. ~ Households in uncontralled wnits Y~a:ve much higher med~an incorries {$42,500), a ~ much Iower proportion of "very low-incame" households and a much higher prapornon of upper-income ~ouseholds, a larger proportion with a memiber who works full-t~me, a lower share wrth an unemployed rnember, and about the same ~ propartion receiving govemunent aad as those ~n control]ed uruts_ ^ Households an Rent-Controlled Unzts Remain rn Pl~ce Much Longer Than Those in Uncontrolled Units Overall, abo~t three-quar[ers of tenants in cQnt~olled units ~ reported mo~ing at least once since 1979, with nearl5= 10 percent indicat~ng nine or more moves over this penod The average length-of stay in a contrailed urut was f ve yeazs, ~~-ith samewhat ivnger stays narth of ~Vi1sY~ire (six vears) and somewhat ' City of Santa Monica 1995 Santa Monzca ~ Hausin~ Eiement B-~ Apartment Tenants Survey ~ ~ ~ , samewhat fewer in the Dawntow~nfMid-C~ty a~rea A cIear majonty (?5%} are very oz somewhat sahsfied with the speed at whach repazrs are made, and fewer than one in ten has had a major system (e.g., water, to~let, heati~g) out of service for any ~ si~aificant len~h of time xn the last 90 days. Holes and cracks m walls and ceilings were cited as a prablem in about one-quarter of the cases Hawever, abaut two- thirds said that b~ulding se~urity and garage securi~- were inadequafe. Overall, ~ tenants in uncontrolled aparnnents are more sa~~sfied vv~th tlle quality af maintenance and the speed af repairs than tenarns in rent-contral~ed b~uldul~s, but thev expressed very simi~ar degrees af co~cern about buildfng and garage security_ ~ ^ ?llast of the Damage to the Occupied Apartmeni .S~ock from the llTOrthrxdge ~arthquake Has Been at Least Parttaldy Reparred. Four out of five controlled ~ apartmen# hot~seholds reportec~ earthquake damage to their bu~lding. About eight percent sustained datnage severe enough to cause them to vacate their unit. The pattem of damage vaned by proximity to the north-trend~ng fault line through the ~ City (i e., mare senous damage was sustaiaed north of Wilshire, least damage south of Pico) Of tlaase whose buiIdings sustazx~ed damage, just over half stated that the daznage has ~aeezx completely repaired, ~ut in rnore than one in ten cases (15%}, survey respondents stated that no repair wQrk had been started almost two years after ~ the earthquake. This pattem of responses is generally consistent across the City Amon~ uncontrollEd apartment build~ngs, however, about seven xn ten zespondents whose btuldings sustained darnage reported that their buildings had been completely ~ repaired, and oniy about two percent indicated that no repairs had been made_ ' B. Tenant Demographic Characteristics ^ 1YouseholdSize :n Rent-Controlled Units Remaxns Yery Small. Overall, househalds ~ in controlled apartments cons~st prirnariIy ($2°fo) of one- and two-persons, and about half consist of only one person T~is has not changed sznce 1987. In 1995, the DowntowrJM~d-Ci~y subarea h~ a much higher praportion of larger house~olds ~ (26%) than either tb.e nortii or south sides of the City (about 13% and 18%, respectrvely). About two in ten households have school-age children, and a similar proportion has a mernber who ~s a seruor (b2+ years oId}. The Downtown.~Vlid-City ~ subarea has the ~argest pzoportion of school-age children and ser~ors. The median age of the household "head" is 41 years Abaut three-quarters of househalds w-ith more ~han one persan are related by mamage, birth or adogtion, and t~s srtuation ~ also has not changed since i 987. About one in five hauseholds contai~ns a rr~.ember who is enrolled in a college ar uruvers~~yr There is a disabled person in about five percent of rent-cantrolled households The incidence af "overcrowding" (i.e , more ~ than one }~erson per room, according ta the definition empioyed by the L S. Census Bureau} is very- low in Santa Mor~ca"s controlled apamnent stack (about b% of all househo~ds zn controlled units}. ' ~ City of Santa Monica Hoasma Element B-3 1995 5anta Momca Apart~nent Tenants Survey ~ ~ ~ SUM:'~IA,RY UF SURVEY RESULTS , The follow-ina sections present, in sumznary form, the key results of the survey in ~enns of housing market charactenst~cs, tenant demographic characteristics, and rents and rent ~ burden The survey q~estionnair~ and the weighted frequency resgonses to each qneshon appear at the enc~ of tlus sumrnary. ~ A. Characteristics flf the Housing IVlarket ~ Rent-Cantralled Apartments are the Dominanr Form of Housing in San1a Monica ~ There are about 28,200 rent-contzolled apartments in Santa Monica, which are about s~x of e~•ery ten dwelling units of alI types (i.e., owned and rented). There aze another 2,2a0 uncontralled apartments. Abaut half of ~e uncontrolled units are in ~ btuidings canstructed after rent control was enacted in Santa Monica in 1979. The other ~alf are in owner-occupied dup~exes ar~d tri,plexes that have been grantea exemptions frvm rent contral because an ovmer resides on the prenuses Rent- ~ contralled wruts accaunt far a significantly higher proportion of both the generai rental stock in Santa ~Ionica and the total housing stock, than in West Los Angeles_ ~ ^ Rent-CantrolledApartments are Generally Smadler Than Uncontrolled Apartments The average controlled rental unit consists af three rooms, w7th ane bedroom and a full bathroozn. This profile is consistent across the three subareas of the Crty j Uncontrolled units, on the other hand, are lar~er by ali measures. About two-thirds have faur or more rooms, two-thirds have at least two bedrooms; and a larger shaze than in the controlled stock hav~ at least twa bathrooms. ~ ^ Although ll~ast Tenants in Rent-Cantrolled Units are Generally Satisfied Wrth the Upkeep of Thear Housrng. They Are Dissatisfied With Securrty Measures. Tenants ~ in rent~ontrolled uFUts cite relativeiy fe~ u~s~ances of poor housing quality, with the excep~ion of concems about u~adequa~e build.in~ and garage sec~nty. About half rate quaht~~ of maintenance as excellent or good, another one-quarter rate rt as fair, the remaining 18 percent rate it as poor, and these distributions. axe generally ~ consistent acxoss geographic areas In i995, only about ane in ten stated that maintenance had deteriorated since thev moved into the~z uni~, ~~th a somewhat hagher proportton holding this ~~ew in the tiTorth of Wilsh~re part of the City, and ~ , ~ ( continued} in 1979) differs from Santa MonFCa's systern of rent controI in many ways Among the most si~~cant differences are that the Los A.naeles system allows rent increases at mazke#-deterrnmed ~ raies on ~acation of the unit, and exther a flat '1°/a per year rent increase (1978-I984) or an annual rent uicrease egual ta the full c~ange m the Consumer Przce Index (CPI) durmb the preceding year (after 1984) Santa MonECa permtts a l~mited rent increase pursuant to an annuai ad~ustment ~ approved hy the Rent Cantrol Board City of Santa Momca i995 Santa Mon~ca I Housmg Element B-2 Apartment Tenants Sarvev ~ ' ~ ~ ~ ~ ' ~ ' i ~ ~ ~ ' ~ ~ ~ ~ ~ APPENDiX B. 1995 SANT'A 1~01~'TCA APARTVIENT TEN~"TS SURVEY OVERVIEV4% AND SUNfMARY OF KEY RESULTS FROhi THE 199~ SANTA MONICA APARTMENT TENANTS SURVEY The I99S Santa =.l~ianica Aparunent Tenant Survey was undertaken by Hamilton, Rabinovitz & Alschuler, Inc. (HR&A), at the City's reques-~, in arder to he~p fiIl certain data gaps in the 1990 censvs, and to provide a basis for making preliminary estunates of the effects of the Costa-Hawku~s Rental Housing Act. An HR&A memozandum in the Technical Appendix presents a complete discussion of the sur~ey me#har€ology and presents detaiied stu-vey resu.its. The follow~ng i~ a summary of the informatian contau~ed in that memorandum SUR~EY METHODOLOGY The 199~ Santa Moruca Ap~ ~~ent Tenants Survey was conducted through telephane inter~-~ews The sunrey questtonnaire so~ght responses #o a variety of questions about the respandeni's apartment uaut and buxici~n~, length of residency and previous residential relocat~on pattems, rent levels and othex monthiy housing cos#s, perceptions of apa~t~~sent unrt and buildu~g mauitenance and quaIrty, and general household demo~raphics The survey ~~as conducted ussrxg random-digrt diaiing, and includes sub-samples for each of three geographic at-eas of the Ciry {i.e., narth of Wilshire Boulevazd, between Pico Boulevard arid Vi,'ilshire, and south of Pico), and for bath rent-controlled and uncontrolled apartments In al1, 633 completed responses were o~ta3ned The survey's margui of errar for cate~aricai ~ariables for the cantrolled rental stoc~ as a whole is no more than ~l- 4°/a at the 95°/8 confidence Ievel. When appropriate, the results of the 1995 survey aze compared with #he responses of rent- controlled apartment tenants to another survey af renters completed in 1987,' and «-~th West Los AnQeles zespondents to a survey that HR&A conducted in 1993 Of t~F23i1t5 residing in rent-stabil~zed apartments throughout the City of Los Angeles.2 See. 'The Plannmg Group, The Impacts nf Rent Co~rtrol on Santa Momca Tenants, prepared far the Santa Monica Rent Controi Baard, September, 1987 (Hereui.afrer referred to as the "1987 survey"} As ivi~I be dlscassed ~n another sectton of this memo, the resuIts of the 1987 survey as repa~ed in this mema refer to HR&.A's re-analysis of data fram the 1987 survey, which mcIuded respondents res~dmg m uncontrolled apartments and other forms of rental housang ~ S~ Hamilton, Rab~novitz & Alschuler, Inc , The 1994 Los Angeies Rental Houstng Study Techrucal Report on Issues and Pokcy Opr~ons, prepared for the Los An?eles Houstng bepartment, Decernber. 1994 Tt~e Los Angeies system of "rent stabihzat~on" (Ordmance 152,120, adopted (cont~nued ) City of Santa Monica 194~ Santa Mon~ca I~ousin~ E3ement B-1 Apartment Tenants 5urvey ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Tn-lieu fees only ~art of the equation. Also need property and ~and which are scarce and expensive • Need life cycle pianning for housuyg stock . • New affordable housing should maximize subsidies for needs of low ~come In.r~~'=r currently zn rent contralled units SI9195 meeting • Haw does L.A. County's household income ~realcdown compare to City's? Santa Monica over-representsd by "upper" and "very low" income households. • People on fixed incomes are Iess mob~le tY~an middl~-incorr~e peapie. More mobile gro~ps will be ~nore affected by vacancy de-contro~. ~ Need to focus on needs af inoderate income households. Need to create a~~.tive moderate income housing appvrtu~ities, with raore pazks and vpen space + Moderate ~come hauseholds a.re not beinD served in the Ciry • Should not waive fees far affor~Ie ~iousing when "moderate income" rent thresholds are higher than maxket rate • More accurate predictions of household incame shauld be use,ci • In Santa Monica, the weal~hy wzll sque~ze out the middle. Strong mazket for moderate income hauseholds in Santa Mor~ca • City's defuution o#' affordable h~[t5ulg is m~sleading and t~nclear for lay persan. Nesc~s to be s~mplified for Hous3ng IIement P:7E~~R`~J"ATTQ~€, L~~PROVEi''.~: i AlYD I3EV~~.OPM~~1T 815195 meeting ~ Ordinance 1515 helps preserve exist~ng affardab~e hoe~sing and direct new housmg ta vacant and non residentiai ~ites. Stnkes a balance between presenration and new development • City should help developers use municipal bond market. Would create strong incentive to bui~d housing a-ia ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ • Must encourage very 3arge muI~-family housing for large families ~ Family housing issue sho~id be flagged for co~nmunity to be addressed ~ integrated context i_e. schools, recreation, day care, sociai sernces. • Citing of special needs housing should be carefully re-examined, it has been over~y driven by financial. considerations ' ~ Does city war~t to maintain same proportion of ~ausinp for sgecial nEeds groups (elder~y, handicaPPed) - city to pnrchaselrehabilitate • Reduc.~ parldng for 3-4 bedroom units • Reduce school tax for family housing • What kand of City do we want? Don't want Iots of high-rise developments with ciogge~ stre~ts. Want parks, o}3en space. ~ Ciry should embrace its diversity and its special needs poputations • "Fair Share" should include needs for special needs gmups, i.e. homeless • Need to coordinate with school ciistrict and other agencies re. nead for famiiy hou~,ing 8l9/9~ mieeting • Does City allaw group ho~nes of any kind? • Certain types of recavery issues with special needs popuIativn groups co~d be better addressed (i.e. geople's recavery enhanced) ~n group homes HO~TST~i IG AFFORDABILTTY • I.ass o~ ho~sing affordable to very law incarrje houSehfllds a serio~s pmblem - very high needldemand for very low income housina • Very low incom~ ho~seholds cxnnot compet.e for rnarket hausing ~ Vacancy de~ontrol aiready causzz-g land speculation. City needs to acquire property now. A-9 -_ - - - - -` -----._-~-. _ . '_._,"_ ~-~~_«_~~...~..~ ' ~ Commuruty input important - don't increase site revzew thresholds EiR's shauld nse threshold for examirung effect of commercial deve~oprnent on housing Sc~edu~e A.R.B. revaew claser to planning review No reason apartrnents and candos shouId have different review processes ~.onger processes increase costs There should be threshold below which condos d~n't require C.U.P. Impact of garldng in comrriercial areas s~illing over to residential. Require em~loyees to park elsewhere (e.g. off site w/ shuttle) 819195 meeting i Impacts of apartmen~s and condos the same - why separate review processes? Disczeb.onary review should be base~ ~pon size/square foatage, not whether it's an apartment or condo project. • City timefirames faz candomzru~ums are actually longer than 3 months / experience has be~en 1+ year to get through process and costs range around $50,000 (ttais has been trtte for 4& 5 units or 20 unit pro~ects} • Why do appeals go to City Council as opposed ~o staff or administrati~+e process or ~udicial process? Is it possi~le to cha~nge appeal proc~ures? • City Council over-i~nvolved in cextazn deveivpment review decisions • Extent af discretio~ary review should be tied to level of community interest. Where cvmmunity interest is Iow, less discretion should be exercised. • Private sector develops housir~g for profit and needs clearer rules; gublic review results in toa much uncertainty. T~is discourages developmenE. • Need to develop housing for more thar~ profit. Developers should also develop hausing to meet community needs. In fact, there has been non-profit housing built in tb.zs community in addition ~o that built by CCSM. • City should spell out what Idnd o~ standaxds it wants in its housing element, in ~rder to make zules clearer far develnprnent community. A-S ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , ~ ' ~ ~ ~ ' ~ , ~ ~ ~ ~ ~ ~ i ' ~ ~ ~ ~ ' ~ ~ ~ - Use eart~iq~ake ordinance as model- extra bonuses to facilitate affordable housing - Lenders, developers find ~ifficult to buiid - In-l~eu fee - 199~ #'ee increase may have discouraged projects • Fainily houszng - allaw tandem pazk~g - tl~is would be a great incentive • Downtown setback requirements are a disincentive to btuld housing; height bonus doesn't wark due to wood frame construction restrictions. • Why do we want market rate housing? - Some recycling needed, honsing wears o~t - Responsibilities ta state, regional needs - Higher vacancy rate ea~es demand for housmg - Santa Monica already pretty dense - do not want much i.z~tensificatron of land nses. - Deterioxation nat necessarily a fur~ction af age; maintenance a~so irnportant factor - City should not be a"junble" of dense hausing; need to baIance "quality of life" issues. - Rent control has irnpaireri maantenarice; many owners are not m~king a profit; some buildinbs will be refuzb~she~ with FEMA/SBA - OK to increase allowable densrty for ~roject~ containing srnall uru~s. • Tandem parking worlcs far families - • Granny units - What does State Iaw require? What does City allaw? Shauld City re- consider? • Need hous~ng opportumties for famiiies and seniors. • Demographics - ci~ang~ng needs - nnore fami~ies, seniors who are inadverten~ly z~ned a~t of city " A-7 , ~ r w~ w~ ~~~r ~~ rr r~ ~ rw^r w r~ ~w wrr r~ ' ~ , ~ ~ ~ ~ 19~6 - 2G~0 ^ ^ HOUSING EL~M~NT iTPDATE SUNIlVIARY QF PUBLIC N[FETING COMMFNTS 1 Sf~f9~ and S/9f95 ~ Ken Edwards Center ~ City of Santa Moruca ~ ~ ' ~ 1 ~ ~ 1 A-6 o What criteria are beir~g t~sed ta satisfy needs vf local (city) and regional popu3atian~ o Evaluate existin~ programs in terrrES of governmental constraints o Descnbe hous~n~ elem~n~ update as other than "pro forma" f: lppolsharelhsngel mt1HF~249 ~ a A-s ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , ~ ~ ~ ~ ~ o how ta be used~ o Dw~ndiing state/federal funds; identify how this relates to, and impacts availabil~ty and use oT local funds o F~nanc~al resaurces ancE other ir~centives {besides ex~st~ng City prflgrar~-is) for affordable housin~ -fand bank~n¢ underdevelaped lots o C~ty ~$ for acquisition/lancE tn~sts o Effeet of declining in-lieu fee re~enues o Impact of reeession/rnarke~ cond~tions and effect on supply ~ o Examine ava~lable s~~s~d~es for affaraabie ho~sing o Section 8 vouchers Past Performance a Past perfarmance under prior houszng elements, compared to quantified ob~ectrves, RHAM, + RHNA Additional Participation af Interested People o New Hous~ng providers - what does it take to get them into the maricet - how to get t~~m to particrpate o How to get lenders, arch~tects etc. to partic~pate in update process. Ho~sing Quaiity o Focus on Quality of hous~n~ - Livabii~ty, explore design concepts, how does it relate to ne~ghborhoad o Examine existing, older mvdels in City. Education o Nee~ for public education on housing ~ssues Miscellaneo~s o Examme other opport~n~tes for producin~ more hous~ng A-4 Land Trus#s o Program Land trusts - explore feastbil~ty of establishing th~s type of program o Henry George -"Progress and Poverty" - Cammon Ground (British author - model - Iand trusts) ~deas tested ir~ Pittsburgh - get informatian from Pittsburg~, wau~d l~ke Eo learn from the~r expenence Densitv Bonus a Density Bonus• ConS~der allowin; density bonus on sites with exis~ing housing ~f existing housing ~s deed restrzcted to remain affordahle - cansider this given likelihood of ~acancy de-con~rol. Nlixed Use o Mixed Use - explore bonus for afforc~able housing/incentives to create more mixed use o Examine problems w~th finar~c~ng m~xed use, examir~e parking requirements o Examine ways tfl build hous~ng in commercial areas (Bayside - example) without hurting developers (help f~nd zt) Housing f~r Different Population Groups o Sen~or citizens: 1 in 5 residents aver 65 - needs to be greater priority, more cans~deranon needed for affordable housmg for sen~ors o affordable (VL + L} housing for non-sen~ors; housing for fatherless househalds o Analyze populat~on eharactenst~cs of city (seniors, SITlales) o what does it mean for housing? a Farnil~es: v more analytical, strategic approach to evaluating needs o Programs ~o create ownersh~p oppartunities for "average income" families. Need new parad~gm{s) for this. o "Granny: (accessory) units - re-exar~ine thjs iss~e FvndingJFinancing o Tax - increment funds (Rede~~eloprnent Funds): o pnor~tEes for th~s rnoney A-; ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ l ~ ~ ~ ~ ~ ~ HOUSFitiG ELEMEIVTT SCOPII~TG MEETIi`YG ISSUES A`"D C~'VL1-TENTS 4l24/9~ The following riotes reflect the comm~nts reeei~ecf at the April 24, 1995 Housing EIement Scopin; Meet~ng Staff has placed all camments under tapic headings in order to organixe the issues tl~at were raised. A list of attendees is attached. Affordable Housing o Mare affordable housing, repl~cement housing VacanCy Decantrol Impacts - Rent Control 0 2 Scenanos: a) vacancy controi b) vacancy de-con~rvl o Exam~ne effects of potentaal rent control change irt terms of Ellis, Prop R, how will change affect development, affordability of housing stock? Inclusionary Housing o Re~iew in lieu fees v. on-stte affordable housing How are l~eu fe~s being spent? o Inclusianary ho~sing pragram - haw are we daang o who ~s benefit~ng~ o status of monitonng o how in-l~eu fees are being used o who ~s I~ving in uniis~ o Qr~ sit~ v_ aff siEe feasibil~ty for affordable un~ts o Evaluate effectiveness of all on-stte ~nclusionary on small pro~ects - is scattering affordable units within lots of buildings efficient, wherelwhen daes this make sense, when does it not make sense ~abslHousing Balar~ce 0 3obslHousing baiance - pressure on hausing A-Z ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ j 1 1 ~ 1 ~ ~ ~ ~ ~ lssues and Comments ~ from ~ April 24, ~ 995 Housing E~ement Update - ~ Scoping Meeting ~ ~ ~ 1 i ~ ! ~ I t ~ ~ ~._~ TnB~a~ v-a H{)l1S[NG PROGRAM SUMMAItY 'fA13I,F. GOAi. & HOUSINC 1998-2003 'l'EM1~ 1~'IJNU[I~i.; SOE1RC'F RT'.SF'OI~S113LL; AGf?iYC:Y PNU[:ItAMS .__ ACTIOfV PLAN ~«4tAMk: GOA~. B.U: PitOMOTI: 7'l~F, PAR7'1CIPATIUN U1~ CITIZFNS, COMM UNITY CROE IPS, AND COVERNMEN'f' AL AC.:FNCl~fi !N HOIJSINC AND COMMUNITY DEVEL OPMEN'~ ACTIVI'1"IC~.S Progran~ S a: • Contmue tn puhlECV.c; development ~nd Oi-going • ('ity (ieneral N'ijnc! • C'ity Pl~~tinm~, Uiv~~io~~ Mfl111tR111 A C.'it!'LC11 poEicy pr~posals lhrou~h notices, lVutilic~~tiu~ti !'rogram r~icJiu, cablc I'V, ~~~c! PF,N Prngram 8.b: • li~ipleiueEit 1 tousirig f:icrticnl ~rograitis i)nbo~nb • City Ge~iei~if i'und • C:~ty Planning f}iv~sion (fe~ici) Conduct iiousing ~:leuie~il within tnlie lrarnes scl iinlh ~n T~~ble • I Ini~ym~ b~vision lie~iew ~/.2 • Ycrfurni aieriu<~I rcvicw of ~~ro~;~'ams Uugati~ i'undcd by ~rasits and redevelo~meiit sct-~~ti~cic~ C~ty of Saiilfl Manic~ }-iousin~ Ub~ecti~cs, }~IouSin~; lilcmcnt V-G2 Go~ls, I'olicics, anc4 Pr~~gram5 rr ~ r~ ~ r~ ~r r r~ r~ r~r ~ r~r ~^rr ~ r~ r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ TA~r.r v-z HC)USIN(: PROGRAM SLIMMARY 'I'11liLE GOAI, c~ lIOE]SINC 1~198-2f1(13 TIMf: ~rUNDiiVC SOURC~; IiFSE'ONS1Bl.,f; AC~I?NC"Y P~tOGRAMS AC"1'ION PLAN FRAMF Yrugrxm 7~l: • ~,l~l1GdIC (If:VC~O~]UCS k~7 WdYS IU CI'~itLe ~'Y ~)~)~2~~~~~) • Cuy Gcncr4iE I'llfl(~ • C.1tY E~IiI[llllll~? U1VIS10[] (ICcIC{~ FRCl~ltfl~l'. ~IICtd1118I1IL' C11VIfDE1111Cilld~~y 9lISt~11[l,l~)~e ~l[1115111~.; • f:nvnnnme~ital ~ncE PulfEic 1lousing Ucvclopinent • F,ncniu~~igc utic o!'SU51~iu~~~ble desi~;n PY 99/2U4U Works Man3gemcnt lhruugh inccnlivc options • ASSCSS the conlribuEion af fiiture Ongoing housuig d~velopntent to goals of Sust~uiahle C~ty Pro~,ram • Asscss fe~siUdity of »itcg~•atu~g I~Y 200U/UI Sustai~iablc liuikdmg Ucvclopmcnt Ciuidolmes ~nla existu}g devclo~ry}ent apprcav,~l Proccti~ • C:onEinuc lo incor~~oratc Suslainahlc On~;oing desi~;n <ind construct~or~ str~tegies w~tli~n Ucvclopntcnt A~;~~~~~~~*~~~t~ts • I;vnl~inte ener~y efficicricy ~n C)n~o~ii~ ro5u~~n~,1~ dcY~~upmcnr aesi~;i, E'ragrsun 7.e: • Contufue nnpler~~ental~on of C)ilice C}ngo~rti~ • Oi~ice Miti~;~ttio~l • C~ty I'i~inning C)~vi~iori (Ie1d) M~mEain an Office Mitigation I'iogram Fund • IEnuStrig 11~vitiic~n n~~~i~n~s~~~~r m~r~~~r~o~~ . c.~>,,,~Y,~~-,~~y ;~~,~ c;~,i<<,~~<ai 1'ro~ram Serviceti D~vision Prn~;r~m 7.f. • Mn~iitar Ihe rate of rc~cvclopmen~ in U71~p111~ • t;ily Gcncr~~l Pund • C'ny Plar~ning I}iv~s~i~n Monitor thc Rate oF multE-famEly res~deiiti~l districts, Itedevelopment Activ~fy n~ determuun~ the number of ~~pplic<<t~ons Multi-fxmily Resid~~~iixl ~;ran~cd fo~• new ho~~s~ng construefiot~ Uistrict5 Coi3sider enacfin}; meas~Fres sucf~ as a consfruction rate progra~n to offse~t ncgative efFects of rcclevela~rncnt. an ll~c qu:~lity uf lifc ur nc~ghborhooc~ ch~ractcr t;ily i~l' S~inla Mon~ca F iousi~ig Ob~cctivcs, I lous~i~~; t3lemerit V-61 (;oals, i'a1~cEe5, i1flC~ I~f[l~!f~ill]S '~'Al3t~1~; V-2 11OUSIN(~ PItC.}(:ItAM Sl1MMARY'!'ABLL; GOAL& E1[)USIN(: 1998-2[I[!3 'TIMT, I~E1NL)IN[; 50URCF R~:~~'()fVSIi;I~C A(.E.NCY P!i()C:iiAMS AC:'1'lUN PLAN 1+I2AMF CUAL 7.0: PROMOTE QLJALI7'Y HOiJSINC AND NE[CtI13UlZHUi)US 1'rogrHnt 7 a: • Continue to ot~er ~ r~nge of Ongomg • C:ity General I'~uul • Pulice Departiticnl {~c<<d) 1'rovide a Residential ncighl~urhood s~~fety progratns ~ CUBG • E~~unian Serv~ces L)~~~sion NelgEil~orl~oud Sni'ety • UI'1er s~ibsidies ~nd I~oinc sccuruy Ongnin~; • Elnusin~ 1~)ivisia~i 1'rogram rev~ews to low ~ncome hntisehoids • Etent Cotytrol Agcncy • Assess feas~bil~ty uf crc~itm~ pro~rarn {)~igoin~; tci facil~tate install~t~on ul'hcamc secunty devices Prograrn 7.t~: • Coniiiiuc to ~riiEilqir~4itil I,ancliri~irk ~in~ Ungoinb • C'~ty Gc~tcral r'uncf • C~ty I'1~tinuig UiviSiur~ Prnvidc Histnric I l~star~c UitilrECts Ur~iinancc PrescrvutEOn Progra~ns • [ri~lialc tiEicl im}~Icmcnl propcity t~x 1'Y 98/99 cct~uction pro~~~~~m • C'onduct commun~ty workshops and FY 98/9~) develop ititor~~~al~onal hrocfn~res tcy ~~romole pro~;ram • F.v~lu~itc I1~4to~~ic Resoiu•ccs Stirvcy ~s I~Y ~)R/~)9 basss for develop~ng c~~mpreh~nsive preserv~itum pEun Pi•og~•an~ 7.c: • C'un4~nuc tc~ ~aion~lur cnc~'bY a~1d watet• Utsganb • C;~ty (;cE~cti~al l~unci • Li1Y1S'O1N11Ci113~ ~1'tS~I,Pd111S MHintsun Cncrgy and uvc an.: ,~.,.,,u~;ntc appropriate U~vitiinn Waier Co+iccrvahnn conticrv,d~n~~ pro~;r~ms Prograrnti C'~ly of 5ant~~ Mon~ca Huusing }:lement V-fi0 I luu~;ing ( )h~cctivcti, (]o~ls, 1'oltc~c5, ~ind Prograr~i5 rr r~ r~ r r~ r~ r r~ r r~^^~r ~rr rr ~~r ~r ~ r ~~r ~ w w~ r r^~ r r~ ~~~~~^r ~ r~ r~ ~ 'I'A13L~: V-2 HOl1SINC: PROGRAM SLIMMARY TA13LE GOAL & HnUSING 1998-2003 7'EMI: I+IJNI)IN(: Sf)11E2(.'F RT,SPONSlE3Ll: A(,CNt:Y NRU[~lZAM4 ACTInN PLAN f RAME C(?AL fi.0. TE.iMINAT~, DISC"RIMINA7'IUN IN T~-!C RC[V"!"A1. OI~i SALE UF HOLJSING ON T~-IT BAS~S OF RACE:, 1ZELl(:IE)N, NA 1'I(}NAL ORIGIN, Sf,X, Sf:Xl1AI. PI21?i~l~.12t?iYC'I?, ACF., U1SAl3ILl'['Y, FAMILY 5TA'i'US, All?S, {.)R OTH~;R SUC.'1~1 C'I~AIiAC"1'I~IRISTICS Prn~rHi~~ ti.sN: • Educate landfords aboui d~scrutzintilion Ungc~ing • City Gcncr~~! f u~id ~ City Attorncy'S (:)flicc Maintain Fair fiuusing again5t I~ini~l~eti with cl-~Idren I'r~~~rams • f.iduc~tc rc~l esl~lc co~3~munity on f)ngt~iri~ i~ecessrty of complymg witf~ lfousing ~~iWS Program 6.~r • c.'unluiuc lu su~purl ~cn~~nt~lana~c~rd c)ngo~ng • t~f.)[ZC • ~~uir~ar, scrv~ccti ni~ision !'rovide'1'ennntll,Andlord mediation and leg~l scrvices dti5ltitancc Mccliatiun and Lr~;a~l Scrv~ces Prn~;r;~m 6.c• • Prcp~u~c ~md cliyti~:min,ite tn senio~s L~Y 98/9iJ • Cily (icneral ~'Lincl • I[otESing 1)ivision Develop Public M:duextiEfn educaliun~il m~~leri~~ls ieviewufg the • C~ty Attorriey's Ufiice Progr~3n on Revcrcc ava~labilily, bcnelils, ~intl li~ihilrtwti of Mort~a~es ~~Y~„~ incirtga~c5 Nro~rnm G.(~: • ~valuate tf~o ic~sEbil~ty 'r111(~ HY y$~yy • City Gener~~l !'llllC~ • ~-~{IlktiEl1~! ~}lVISIOII Ucvclo~ ~ llousin~ Itepa~r aPProPriateness cyl'~i ~i~~u5~n~ Re~~iir • CCii3G 1'rogrnm far Low-Incomc l..n~n !'rogram tin• low-ntcc~mc hc~ttors Scnior Flomcowncrs • Enrmfirk ~t pcirtion c~f'thc Pilci! f Y 9R/99 IteSident~al Rcpau• Program's s~riall repair5 fi~ncls 1'or gr~~nts lu ~<.~w-income ticniur huutichc~Ic15 C:~ly of Sanla Mun~ca } inu5ing (.)Ei~ectives, Floutiirib Flcmcnt V-59 Go~ils, Palicics, anci Progr~~r~s '1'ABL[+~ V-2 ~l()U51N[; PRt)C.1tAM SUMMAIiY 'i'ABLE COAE~ & H()tlSING 1'i~UC:IiAM~ 1~J9$-ZI)(M3 AC7'IC)N PI.AN TiM[? ~RAME~: 1~ LINUIN{G SUURCF EtI:SE'OIVSIBI.C: AGi?,NCY Prugr~m S.i: • ASSess fi~~~~nc~~l fensibility cif I~Y 98/99 • I IouSin~;1~)~visiun Ucvelup a Sir~tegy io eslabl~shm~; rent su~s~dy pE•~~gran~ tc~ • Satrta Mnnic~i f~~outi~ri~; Adclress '1'hreat5 to the pay ii>r a percentabe of thc MA[t liir A~ithority HIfU Secliuu 8 Ncul.~l Sccliwi 8 ten~ints wl~.,.,,.1 [UU Subsirly Prugr~m amtr~cts were ca",,.,Iled • I15ticyti foas~bil~ty of creatuig ~ hcrusuf~ FY 48/99 rel~abilftation loan nrngram 1i~r laiidlor~s ui cxcf~angc ~i}r ducd- reslriclcd unit5 ti~r te:nznis at GO% or less o!'the rnedian ~ncome. • Apply ln Hlll) liir a 5anla Mnnica i'Y ~?8/~)~) basecE Fair Mai•ket Kcnt (FMR) standard, • U5c currcnt HIJn re~uidfkUllS Ofl !'Y ~J$1~1~) mtix~m~~m ~;rotis contr,~ct ~~ent lo sccurc ~E~,a ~~~t~~~~~ t~~~~,~s< <i«<~~~~y ~~,E~S ~„a t~> increasc pro~;ram participaltun in iindcrscrvcd arcas City oi~ 5ant~i Moi~ica I lotising Ub~cciivc5, Hausin~; Element V-58 (in~ils, Policies, ~~tcl 1'~•ugi•ainti ~ ~ r ir ~ ~ ~ ~r ~ ~ ~ ~r ~ ~ r r ~ r ~ ~ ~r ~ ~ r ~ ~ ~ ~ r ~ ~ ~ ~ rr ^w ~ ~ ~ 'I'ABI~E V-2 I~[(}IJSIN(~ PROGi2AM 4LIMMARY'1'A13LL CUAL & HOUSINC 1998-2003 TIME NtJNU1NC; SOURCE RH:SP()NfiIBI,E; A(;riV(:Y ~'120Gf~AMS AC7'lOkV PLAN h'}LAM1. F'rograen S.e: • Cnntrrtue to opcr~te thc !'U12C'll {ingocn~ • 1'(?1tt'll fitnds • 1~ausrn~ ~)rv~sion Maintaiu a Homcbuyers Shflrcd Apprcci~tiori I'rogram • Mort~!agc Crcdit Asc~stance Progr;~m • 1lssess loasibility of usin~ Mortga~e f Y~)8/99 CertEticates (MCC) - Crcd~t Cc~•ti~catcs (MC,"G) tu ~ssisl Isl- C,c~ur~ty t~me homebuyers + CUf3G • Assess feasibility ofa sile~il secciiid I'Y ~)81~)~) • IlUME.: prugrac~i for isl-timc low ufcomc hoEne • Luc~i~ fur7~3~; buycrs, m con~unciwn w~th MC:C'ti Pro~rxm 5.d: • C;untutuc te~ implement I'ennrit Onguirig • C:ily (~cncral F~.ind • Grty Altarney's Qf'tice E'ruvEde'1'ensink Reloeation ftelocation Ass~stance procec~tu•es Atisistance • PCf1pCIICiiIIy 1'CVICW I:XISUfI~ ~)illlClCS Ongc-mg ~~nd circlinance5. ~•eco~zimendin~; iticxhtical~anti ifnccc55ary Prngr.~m 5 t• • C`onsider estahlishmg ~~ Teir~naraiy f~ Y 99/2000 ~ I~ederaf, st~te, COlklltY, • I lousin~ I.)ivist~n Assc5s F:stlbliShin~- ~ Rclocalton I'ragr~un which wc~ulc~ ~tnd loc~il fund5 Tempurxry Rcluc~ition - cstFinatc Eicc~ ~~nd ic~cntily tiitcs 1'rogrnm for tcmpor~ry liousuig, - Icasc andlor acquire sucl~ s~tcs, ancf - ~rc~vidc o-ip~~ranr~~ilc mznagcmcnl. of tife sitc for usc by tcmpor~rily C~15~~3CC() 1C11d~1t5 C'ity of S~nt~ Moiuca }~a~.iti~r~~; Oh~cct~vc5, iiou5ui~ I?leme~it V-57 Goals, Nnfic~cs, ~~r~cl I'rc~gran~5 ~i'ABI~r, v-2 1-IUl.J51NG PR~CRAM 4UMMARY'1'AI3LF GUAL ~~IUl1tilN(.: l998-2U03 TIMF FUNUINC ~UURCC itl+',SPON4[BLL A(.N;NCY PROC:RAMS AC'1'I()N PI,AN FItAME CUAL S,U: PROVIUG f~l[)US[NE: ASSISTANCI: ANf) SUPI'URTIVL SL~ZVI(',E;S'TO V~RY LOW, f~[)W, AND MODLl~A'i"I~: II~CUM~ IIUUSRHO[,DS ANll l~U[!SN',HOL,~S WI'fFi SP~C'IA[, Nrr~s Nru~ram 5.a: • t:ontuiue to npcrlte SccUnEi 8 Ungomb • f~'edcral fundy • S~mt~i Monic~~ t lous~itb Mflintain a Section 8 prngr~m5 ~~nd pwsue ~dd~~iunal Authority ltcntal AsSitituRCe and fur~ding !o incroase iiwiibcr of a55ititcd Ilousi~~~; Voucl~cr ~'ro~rs~m houscholds E'ro~;ram S.b: • Cuntinu~ implentental~c>n uf' U~i~omg • Luc~iE fi~nds • E iur~~an Service5 ni~is~oii Ma':nl:~in ~~ Commnnity 4oordinated c~sc m~ina~ement system • C'[)!3G Uevelupnicnt Crai~l fo~~ homeless ~ndiv~duals • Propus~t~un n Pro~;rdm • C:un~~nue suppo~~[ of an cmur~;cr~cy • Cowrty funds hoi3iclcs5 Shcltc;r, ~irul Iransitior~al i~nusing ~rogra~ns • ~~C1[1tlllllC SU~7~101'~ ~Cfl' ~llE1 1fii~1lil1~; ~t11C~ ~f~S(.CE11CI1t ik5515tA11CC 4)1'U'~,f~11T1S • ~'.011t1111IC 4ll(1~l{lfl f01' ~lIOVISl011 O~~ clulclc,~rc iniorm~tioti, ~s5islimcc, anc~ st~~s~a~es • Con1i,,..., Support fi~r <<n nrrny of iE~- I~~.,.,~ tndcnendent living as~istance nCUj;l'~[7lS f4P SCIIlUI'S F111(~ ~l~l'SOIlS WEI~l l~ ISd~I ~ kI105 • ~;illl(Illlle Sll~][}OI'~ ~O1' ~li?IT1C i1CCG55 }1CU~;liilll t0 1SSIS~. fICCtiClflS Wl~h C~IS~i~I~EtICS • C:OI1t1f111C fllll(~Ill~; Of il ~'UI)IIC W()fICS r~aa~;~~i71L'ill lttiSitiSAllCe })SO~']'ilt]1 • ~:on~n,uc support li~r le~~l serv~ces :,nct rcprcticnl~Uun in lai~dlordltenanl di5~utc~, dc»nestic violencc, ~md olher consumcr is5ues City of' Sanla Manica i lousirig (3h~cetivcs, H~~ustn~; F;lement V-SG Go~tlS, f'ulicic5, ~md Progral~~s ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ TAI3I.,~ V-2 ~~()USING nR()(:RAM SLIMMARY'1'A~3LF. G()AE! & H{)IJSEIYG PROGItAMS 1998-2(1#13 ACTION YLAN TIMC k'ItAMI; FUNUIN(: 40[1lZC,~ RESYONSIIiLN; A(;~;NC..'Y Pri~~r~in 4.d: + C.utitu-ue lu requirc earlhyu~tke [)n~o~n~, • (:ity Cicncrril f u+~d • E3uilduig ~ind Salcty l~ivi5inn Mamta~n s~n f:arthquakc rclroClluig in corn~lrincc wilh seismic • Mf:Ri, fun~ls • E2c5ourcc M81'ld~C1i7E~ilI Relrofittii~g 1'ro~ra~~~ upgr~ide re~ulat~ons • Redevelnprocni Se!- f)ivi5inn ns«~~ !'rogram 4 e• • ASSCSS !'c~esibility of establishi~~g an I~Y 98/~/9 • cnac; • I?nv~ronmental and Public ASSeSt FStablishin~ a Lead- ed~~c~tion<il pro~;r~m Znd oil~cr Works Mati~gemet~t {t.c~ul) l3a~cd P:~int and Avbefilns polenha) ~issist~nce to address • tlousin~; f)ivis~oc~ Ilncnrds Re~urtion ~sh~ikcment ,~nd re+noval of' le~d-basccl • iiuilclFng ant~ S~~fcty 17cvis~on 1'ri3grHm pai~it • ltent Cnnlrcrl ~1~;~itcy • LducaEc construction ~r~dus~ry and tr<~in (.)ngom~! enforcemcist persunncl t~f ensurc y~ifc consU~uction sites C~ty af'Sacita Monica I Inus~ng Ob~ectives, l lo~isEiig L;leme~~k V-SS C3o~~s, 1'c>licic5, and F'ro~rams 'i'A13L1?, Y-2 HUUS[N(~ 1'R()C:1tAM SUMMARY TARL.~ C~C}AE.Bi 11()UitIYG i998-2Uf~3 TiME FUNDINC SUUiZCH', Rl:~~'UNSIiiLf, ACL,NC,'Y PItOC1tAM5 AC'TIOH P[.,AN FRAME COA[, 4.0: PRUM07'1~ 7"HF, I~N;HARI[,1'1'A'17()N AND CUNTINUI~:ll MAIN'~'F;NANC~ O!s Es'Xl~~'I~VC iIOllSIN(~ 1'ro~r:im 4.A: • I'sv~luatc cstablitiBmcnl of a mulli- FY 9$/99 • (,'I.)li(~ • F'IOUSIII~; UIVlti11.111 Asses~ f,stHblishing H f~mily nctgh6csnc~~od improven3ent • lio+id Ful~incing • Rent Ccrntrc~l A~;cncy Multi-Family prngram to up~;rade subst~ndarc~ • C'ily Tre~st f'luids • Buildin~ and S~ifety Uivitiuyn lVei~;hbvrhuod ' ho~~s~ng !'rugr~m m~y include • Itcdevclu~7mcrit Sel- luiprovernrr~t Pru~rHm - I)eveiap invei-tcary i~f yubsl~uidard Asidc b~~ildings - Pcrform ci7dc inspections - Issuc citat~oi~s to pj•opcrty owner5 for I ie~~llki ~ind Safcty code v~olalions - Pr~ivi~iing a55isl~ince in ic~cntifyieig rcEtifihililaliun liandmg sou~•ccs Eri cxchan~;c i'or tlcod-restrictcd units - PI'ovidc rch~hilrtation a5sislancc in cxchfin~,c ~i~r luw ~nco~iic dccd- rc5trictcd unity 1'rogram 4.b: • I~ti~plcmei~t a modificd reviclcnli<<1 k'Y ~)71~18 • C'UL3(~ • E iciutm~; nivision Mainlain a l.,uw Incun~c re~air pro~,ram that ~slabliShcs • Itcnt C'nntrol Agency Res~denha! Repan• prioritics for llie needs i+~cnl~ticd i~~ the • S~inla Mcinica ~ foeising Progrflm prabr~tm cvaliiatto~f Atith~~rity • Lv~iiuatc cncr~;y efF'icicncy rclrcriily tn I~ Y 9R/94 vcry low and ~ow incon~c units l~rogram 4.c; • Contir~ue unp~ementat~nn nf"Ihousinb nri~;a~n~; • Ctly G4ncral h'und ~ 13u~1~3mg and Safety UivrSian Maiotain a Huusing Code ecrde enforcement program, mcludu~g • Rent Conl~•ol Ag~~ncy ~n!'urcement f•ro~rA~u cuurduiat~on of rep~i~r ~-55i5lance ~nf'urmat~on City uf Sar~ta Mcimca ! fousing Oh~ccl~v~:s, l luusin~ I~lemct~t V-S4 Goa~s, P~~~~cicti, ,~nd Prngr~ii-s ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ rr r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ '1'ABLE V-2 ~~UC1SiNG PROG1tAM S[1MMARY 'TA13LC (:I)A1. & H(]L1S~1~(: 1'RO(~1tAMS 199R-21103 ACTION PI,AN T1Mr, FRAM~ E~UNUlNG SUU~tCi+~ [tf,SNUNSIBI.,i~. A[.~f:NCY Progr~rn 3 d; • Gnnsider the folluwui~ ~ict~ons, ~s U~igoing • I~edetal I.~1H}'RHA • I ~uusm}; f)~visioit FacilEtatc thc 1'rescrvati~n <i~a~rupriate, tn ~reverve at-ci5k houtiing fimds, and othc~ statc, of Ai-RiSk Huutiin~; SincEc iocal, and private; - Mon~tor status of~ uitits at-risk a~td fim~ls ~~lvivc Ec„~.,,Is in ~idvar~cc of~ ~1i1tl;13tld~ w~~v~.~o~i111 Cidt~S - ~~1'UVl(iE' ~Ctl~.lllt (;(~UCdtl(111 ['L'~flCC~lll~ ~SLIC~~~i~c; or rcpluccmcnl f1UtlSfll~ C~ty o(' S~~~ita Monic<i f lous-n~; Ob~ect~~es, I lous~ng F,Icmcnl V-53 Gn,~[s, Poi~cics, and 1'ro~r~ms TABIJ~; V-2 EIUUSINCi 1'It()(;ItAM SLIMMAIZY '1'A~3LI~ COAL ~ IIOl1SlNG 1998-20U3 T~MT FUNUING S()UItCF Rf;SI'ONSIBLL ACFNCY PliO(:l2AMS AC17UN PLAN FRAM~ - To ihe extent fe~isible, t~t~lizc rion- hu~~ti~ng Rcdeveiopn~ent l~u~ids to tiupplement 20% SCk-SSICIC PQI' ~~cquisttiuti, rchabilrt~iliai~, ~ind conslruclio~i • Cre~~te ince»hve ~arogra~yi tc~ encciur~ige }~'Y 99/2000 I~ndlords to provide af~frn~dahlc housing m exch~ii~;e for dccd-restrictcd ~if~brd~blc rcnt~l «n~ts • Asscss thc fcusibility oFmocl~fying tl~e 1'Y 99/2UUU Itcnt Control I.~w tn cncour~~e dcvclonntei~t nf inult.i-t'am~ly npfirlmcntti Program 3.ti: • C'o~~tux~e to protect tenants ~n ~.x~tilirtig C)nguing • TOKCA funds • [ iousmg UivESion !'rutecti~~n of Mohde Ilome mob~le-I~ome parks • Stafc funds • ('ity 1'lannm~ L)ivis~~~n Park'i'en~rtis • Assist w~tlti moUile-lu»nc par~C Unguing • Privltc fundti rcha~ililalum or „~.,.,,r5ion lo nwncr5hip ~s ,a~a~ro~a~~ia#e or feas~t~lc C'rograw 3.c: • C`ontuwe nrevention of ui~lawful Un~uin~ • City Cener~! Fiir-d • C:ily Allari~ey's Ufficc Mainfs~in H Te~~ant. ev~ct~ot~s tlirough eriCa>rccntcnt of "~ust + I~'ecleral I~incls • ite~it Conirol Agericy ~vict~on PrniccEi<rn cau4e" prufeclions • Houym~ f)ivision Progra~n • Conti~~ue to ~~~c housm~; vc~uc~~er U~igomg • F iuman Scrvices UiviSUm astii5tance ur pr~only fo~' Section 8 to (owcr rncome, L;Ilis Act ~isplacccs • Cc-ntinue tu~~ding of ~e~al ~id Ui-gomg org~nizahons provuhn~ tanant cduc~tiori and leg~-I rcprescnt~~tian in ltuidlc~r~.l/tcnant da5pulcy • Modify laws t~1 cnsurc tcnant O~~going protection tcr thc m~rxuzium extei~t legally fcas~blc C'ily c~f~~~~nta Monic~i F[ui~s~n~; F.lc;ment V-52 F ~nu5ing Cyh~cct~vcs, Goals, I'ol~c~os, sincl I'ro~;rarr~s ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ i ~ ~ I~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 'l'A131,1~. V-2 Il()USIN(~ Nlt(.)(~ItAM SLIMMARY TARLI~: (:(.)A[~ & H(.)USINC 1'Ri)(:~iAMS l998-2003 AC'1'!ON ~'I,AN "I'IM~' FIZAME FUN~INC S(3lIRCL FtI~,tiPOI~SIli1,E ACT:NCY • T)cvcli.~p a com~~rehe~iti~vc sEr~tlugy to FY 9$/99 tc~ ac~diess the effects of Costa-I lawkius I~Y 99/2f100 on housing ~sFlurdah~lity, includii~g an evaiu~Uott ~~I'thc li~llown~~ ~}rogr~ms - AcquiSition t~ndlcrr rchahilil~.ilion progratti dt~t providcs funijing ni erch~rtgc fur clccd-rc5triclcd un~tti - f~xpansion of ex~st~ng meilti-E'amily ~icctuis~t~on fmd reh~ib~litatEOn ~»•ngra~ri - I.,ow mterest Eoan progr~~in for new ~t~'ord;~ble housing coris~rucuoi~ that providcs c~ccd restriclecl uiutti - E'rubrani tc~ all~rw cnnvcryioi~ nf rent~ii tiniis to owncrsliip ui cxc}t~ngc for pcrmttncntly dccc!- r~.titrictc~f rentui uni15 - Rcnlal as5istdIlCB ~]PObI'dlll IU fU[ld dit'terence belween 1'air Markct Itent ancl roai•kct rcnts - Re~ital program 1o assisl lcn~~niti wl~osc l~ndlords opt oti~ oi'thc Sectiun 8 prugr~~~-i tci puy lhc Maxu7~tui~ Allowablc Rc~zt - Security deposit ~ssist~~ice pro~~~~m for ncedy Section 8 rcc~picnt~ C'ily af Sanla Mcrrnca ~ lausiri~; Ub~eci ives, ~ioutiin~; Flcntic~it V-Sl Go~ls, I'ulicies, ar~d I'rugrai3~s ~rnK~.,r: v-2 HO[JSIN(: 1'R[)GRAM SLJMMAI2Y't'A13LF. t;(}AL & H[IUSING Pit()C:EZAMti 1998-2003 AC:I'I()N 1'L~AiV '1'IMF E+'EtAMN: I~UNUINC ~UlJ1iCN; IZT,SPONSl13LF; AGF,1~lC'Y GUAL 3.[l: PR07'I:CF 771L EX1S ['IN(~ S111'PLY Uf AFF'ORUALiLI? IIUl~S1N(. P~•ogram 3.~i: • Dcvclup prc~~;r~iiz~s to protect leuanls f~'Y ~)8/99 • M'""' ~•rnbrarii liuulti • I IOEISl11g I)IVitilull {ICd(I) Develup Pru~rs~ms to ~bainsl ~andlorci c~ncellatinn e~f • !'OltC;A lunciti ~ Etent ('u~~1rc~1 r1~;ci~cy Amcl~ar~tc thc L,1'1'ccls uf cxESli~ig Section S conEractti (inchicling + Nico Ncigttbcsriiood Cotitu-Hawkm+~ Cily ~ncl/or pr~vate f'ot~ndatton-fi~ndcd Trust 1'~~nd subsidy) ta cnable tenants to rcm~tu ancl pay thc MnR • The ~lousing Authc~rity should lakc all PY 98199 neccssary stcps to mcrease f air Market Itec~t {E~ MR's) tu allcaw Sectio~l8 to offcr mnrket rcrit5 • If ~~.,.,.,~~~ry, dcvclop inc~r~livc I~ Y t)81~1~J progr~im to encoura~c landlnrcls to rcnt to SecUO~t 8 s«bsid~zed tenai}is and remau~ i-i tl7e SecUur~ 8 prugrarr~ Such a progra~~i coulcl mclt~cfc - 5ubsulv.~il iu~irtis and/or gr~uts fot• I el~itu~IlfiltlOE] - ~tCl[15~11LC(~ ~lld~i111t1'l:S ai~dlll5t ~'E.IIr ~OSS 81]({ IIRI[1d~;C - Impruved ten~nt screcniri~ and tenant SuE~purE scrviccs City of Sant~ Monic~ !-{o«sing Ub~ecti~es, I luu5in~ i:lcmcnt V-S4 C;u~iiti, Pol~c~cs, ~~nd !'rogr~n~s ~ ~ ~ r r~w ~r ~ rw ~ ~w ~ i ~ ~ r^w n^~ r~ ^~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ TABLC V-2 HO[JS1NG PRnGI2AM SL1MMAltY TAIiL~ [;()Al. & H()USIiY(: 199$-20U3 'E'IMC, FIJNllENC: SUUIiCF. Ri:Si'ONS1131.L AC:ENCY PItO(~.RAMS ACT101~ PLAN FRAMF I'ruKr~m 2 i: • [dentify exishng resourccs aitd devclap Ungoing • Cf?RG • I'Ill171~11 tiCt'VICCS E)lVIR1UTl Facilitate the vevelopmenf new resourccs te~ fu~zd cEevelopriicrit af' • I il1D Section 8l l (Ic~d) ~sd Maintenance of supportivc hcxES~n~ ancE scrvices • Sheller 1'lus C~ire • I fousing Uiv~siari Specinl Nceds Floutiing • C.'a~tiUr~uc r~nci Slrcn~t~kcri p~irlnc;ryhips Ongoi~zg • LSG w~th serv~ce providcrs • Luw Incumo ~~ousing • Asscss ~cvclopn~cnt of n li~gh subsicly }~Y 98/99 T~ix C'~•cdHs pf'O~Cfli11 fOP ~IiC (ICVCIQ~f11C111 Uf • ~.OCd~ ttll](~S permanciitly <i!'ford;iblc k7nu5~ng !nr vcry, vrsry low i~comc households, mcluding both 5R0 t~nd ~an~~ly units Progrt~w 2.j: • Scck airtd fcvcr~igc out5iclc tinicls liir On~cnn~; ^ CDfiCi • Ifuni~in Ser~iccs [li~itiiu~ti f t~cihts~te thc Prov~sion of crricrgcncy ~rod tr~~nsu~un~.il hnutiing ~ I Il.)n Sechon 8l l (Icad) Fntcr~;ency, TranSiliun~~E, dcvclc~ptncnt ~ tihcltcr Pluti C"arc • HuuSin~ I)iv~SEr~~i and Perm~nent Hu~ism~; • Wo~•k m~~~i1nc~•shq~ with Inc~l non- UEi~;o~ng • L,5{; ~01' ~~IC ~'~OIIIC~CSS prulils far 1~au5ing dlll~ Sll~}~lpfliVC ~ ~~OW ~l1C0111e ~ ~OUSIIl~ ticrviccti T~x Crcclits • (`c~nsulcr ~~vm~; ~ruarEty to persons u7 k~ Y 98/99 • Li~c~il lundti tcmporaiy or li ai~4~tiona~ hous~ng for occuj~<incy i~i pc,,,~~.~~..~it atrorc~aule huusing Program 2.k: • Seek exnanded Anc~le 34 Author~ly to I~Y ~)8/94 • (:~ly Ucncr~if f{'imd • C~Ity 1~Iillit]tl1~ UlVl510t1 [+,xps~ncl Article 34 utili~,e a v~rieiy ot revcnucs ta dcvclop, • E IUUSIII~, C~1Vi5WI1 Auihority const~~uct, or acgtiire fo.. ~,,,,: ~r~oclerate incunic rental iu~u5mg proFects ~:ily u!~ ti,~rtila Manica I{o~~suig Oblcctivcs, I Inusm~; rlement V-49 Ga~ls, Policies, ~in~! Yrugram5 7'AI3LF, V-2 ~iUL1SiNG 1'it()(~ItAM SL]MMA1tY TARI,1+'. COAL & 1{OtJSlNG PROt;I2AMS ~ygK_Z{~{~3 ACTiU~V PLAIV TlMH f+RAMF; Fl]Nn1NC SOllli[:'I~; 1tw.S1'ONSIBLC: ACCN(."Y 1'rogram 2.g: • Cca~iti~~ue to ne~oti~te ~rrto (.)nguing • City (;eneral 1 und • C,'riy f'lci1117111~; UIVISIVII ~"oster Ifou~in~; ~7evelopment Agrccinerils the incluti~on • City /IttorEicy's t)I7icc Uevc~lupnteul 7'I~ruugh thc of an-sitc flfforclahic hc~usm~; or Usc of Devclopmcnt ~~yme~it nf uz-l~eu tees, ~bove ~nd A~recmcE~ts beyond exist~n~ City rey~~u•eme»ts Prograin 2 h: • Decl~cate a poitioi~ of City ~ffi~rd~~ble ~~Y 98/99 • I'ederal, statc, eounty, • I Ic~usm~ UivES~oi~ {le~-d) I+acilitalc lhc I)cvelopmenl I}ousing resources to t~ic }»'oduction uf loc~il, ancf pr~v~tc • C.'riy I'lannu}g !)ivision of F~uu~in~; far F.~m~lres iuuts for Famil~c5 with chi~ciren fu~tiils • Re~rt C.o~itrol Fio~~rd w~~h Ch~ldren • AsscsS pcisSEbiEity o! perin~Eting 1~Y i)9/2UU0 rccunliguratcun af units in extsting ~~iilduigs tu ir~crcasc thc numher ~~nd size oi'bedreac~ms in deed-re5l.ricled affi~r~~ahie deveaopments to providc l~rbe fii1111Iy I1171~5 • Asscss poss~bikity a1'rcv~5t~~g the 1~Y 2{}Uf)/U1 zon~ng code ta allow allern~iUve types oi'liuusui~ on pnvatcly-uwiicd <<nd C-ily-awned propertkes FY 99/2000 • C'onsidcr ~Ilc~n~ittvc dcvclnpincnt stund~zrds (c ~; hcight, lot cover~~ge, dcnSny, Setbackti, Parkmg rcquircmcn~s, ~:tc ) thak f~~cilit~tc ~lcvelopincni uf i}ausii~}; fo~• families with ctiilciren C,~ty of S~nt~ Moiiic~ Huutiin~; Ub~ectives, I lousir~g L:Icm~nl V-48 (;o~t15, I'nlECies, anc~ f'rug~~~ni5 rr ~ ~r ~ ~w ~ ~r ~ r r r ~ ~w r ~^i s^r ri^~ ~ ~ ~ ~ ~ ~ i ~ ~ r ~ ~ ~ ~ ~ ~ ~ A ~ ~ ~ 'I'AI3LL V-2 HOiJS[N{~ PROCRAM SUMMAIZY'I'A131,F, (:{)AL.4r 11()llSINC PROGRAMS I$i)R-2i103 ACTiON I'C.,AfV TIMI? FRAME FUNDrI~'(:5()URC:F Ri:~E'ONS113LLA(;N~~V(:Y Pru~ram 2 e• • IISS255 Cl'Z~r1V0 I~lIli111C1[I~ 111L'CI]i11lISI1l5 FY 9R/94 • T'URCA 1'ax ~ E~iousm~; l7iv~sioii AsSetiti Alternative such ~s tax excmpt hond-linuncuf~ ~ Itedcvelo~>r~~cr~i Scl- Affordable Houcin~; • C;nr~sider usi~~g 11U1.) Se;cl~un iU8 lo~in }~Y 9R/99 AS~de Finnncc f'rngrs~mc prc>gram • ['I.)fiG • ASSCSS Mortg~ige C'.rcdit Cerliiic~te FY 98/~)9 ~ l.uw Incume Ho~ismg prugraan to ass~st E sl-l~me ~~oniebuyers I ax (.',red~fis • C'or~t~nuc working wilh pr~vate lendcrs Oiigoir~g to le~erabe City flic~ds ~ Conhnue ta rccnmmcnd ch~~i~cs tn thc C)ngrnn~; st~c~ rcnc~s c~~~<<~~r,~d ~E<«~<~c~~,~, Ni~~, • Lincour~gc ~lcvclopcrs to utiliic On~;oin~; aff'ord~i~ile I~ousmg bon~3 iin~incin~ and t~cilit~tc coard~n~t~<>n umon~ dcvclo~ers when ~~pprapr~atc PruKram 2.f: • (;~>nducl invcnl<~ry c~f~ puhl~cly-c~wned I~Y 9R/~9 • Cily (:~ei~eral H'~ind • Resow•ee M~inagcmcnt Assess the Use of City- land and ex~mmc ic~sih~lrty of use for • ]tcdevclupmcnt Scl- L)eparlnien[ Owned / Pubhcly-Owncd affi-r,fablc hc~using dcvclupmcnt Asidc • City I'latin~r~g 13iviSion Lnud for Affordal~le • Assess !hc ~~se of City-owned, f~ Y~)R/99 • l~ou5ing l.)ivisu~r~ I~uusing publ~cly-owncd, ss~id privtit~;~y-uwnccl E~inc1 for ~iCli~rddl)IC ElUlI51t1~ • C,onti~dcr purchasing land fn~ I~Y ~)~3/N~) developmcnt af att~~rd~zhlc hc~using • I?nact tf land b~inkin~; pru~ram, if f Y 99/200(1 tca4~blc, tn purcha5c l~tnd and existmg ~~ropcrlics for iulurc ctovciaprr~cnt uf~ affordab~c housuig C'~ty c~f ~anta M~m~ca Floutiing ()b~cctives, I IouSing ~~cmc~it V-47 (ia>~k5, Poi~cies, ~ir~c! 1'rc~~rair75 '~'AliLi~, V-2 ~~OLJSIN(~ !'!t()(:NAM SLfMMARY'FALiL~+s GOAL & H[)USING !'It()C,RAMS 1998-2003 AC;TIC}N PLA~Y TIMI~; FIiAMf: FUN1)IN(; 5()UItCP: EZ[:SP(?NSIBGf; AGEIYCY 1'rugrsim 2.~J: • Rev~se existk~~g dcvclopmcnt sId11C~d!'C~S ~'Y 99/2(1(1(f • (;ILy (iCl1CId~ ~'ll[1v • ~;ilY ~~~d[lillll~; UIVISII)Il M:nntsiu~ ft Ueusily B~~nuc ~iti necessary ta assure the hwldm~; Prugrs~m cnvelnpe ~idequatcEy accomn~oda~e5 the con5lriicltun ufclcnsity ~.,,...., w~its cons~d~r ii~ighbo~~,~oa-sr~~ir~ st~ndards tc~ cnsurc m~tmtcnance of' nc~ghborhood charncter Progr~m 2 c: • C'ontinuc pro~ision ul'liria~~ci~il ~znd C)ngo~ng • City F lousici~ i'rust • I fc,usin~; i)ivisian Yrovidc Ascisi:~nce to Non- tccE7nical ~ssistancc to natt-protit Punds • I~utnan Scrv~ccti 1)ivitiu>r~ !'rnf~tc Tor Hontin~ ~iou5ing prov~ders + F~iOMk3 nevelop~nenl • C'ontinue ~~rovision of ti~iancial ~uul • C'Ul3G t2CI]I11CiiI ilSSlti~ance la nun-profils it~ • liedevelopn~ent Sct- the cnrnplcticm c~f HUl) Scctioii 202, Aside Scclion 81 I, ,~nd other tiu~c~ing ~pplicetions • Work w~tli ncrn-prafils to assurc loc~il c~ipac~ty ~'ro~rHm 2.d: ^ Corit~nue tu upply for fiinduig fnr CJn~;ain~ • I~cclcr~jl, slalc, county, ~ E~ousin~ 1)EVis~on Provi[Ie F'uncli~~~; !u AtiSiSE afti~rd~blc housing producticm iro~n local, and priv~te • E~inn~in Serv~ces Uiv~sion in Housing Pruductiou Icclcral and state p~ogrtunti !'undti + Cc~nt~nuc tu scek new sotu•ccs ol' Iccleral and sE~tc fi~~iding • Util~ze Itcdevelopr~ient f~unds lo ~hc cxicnt f'e<is~ble City of S~~ryt~~ Monic~i I lousuig Ub~ect.ivc~, Housmg Flement V-46 Cionls, f'olicics, 2~nc~ F'ru~;r~~FiiS r rr ~^^ ~~^ w i~s ~~ i w~ ~~^ w w~ r~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ TA[3I.,C V-2 H()L1S1NG PR()(:RAM S~JMMAI~Y '!'AIiLE CUAL & HUUSIiVC: 1'ROGRAMS 1498-20p3 AC'('ION ~'LAN 7'IME FUNDING SOIJRCI? FRAME; RH;SPONSIBLF. A(~~i'.~VC:Y COAE~2 0: 1NCI2~;ASF THE SUPPLY OF' I#Ol1SINC, Af'f'[?RI)AE1l,F'. TO VERY Lf)W, I,OW, AI~U MUU[:[tA7'H'. INCi)Mf PE~RSONS Pro~r~ni 2.a~: • Sludy mac~ificat~ons to inclusion3ry !'Y 98/99 • C'ity Cicracr~il Piinct • liousing llivisiuri M~intam rn loclusiunary i-Ic~using Program !u haE,incc housmg • (.:ity 1'ia~in~ng I)iv~ssun Housing Progra~~i procluction with mainte»ance Potettt~~! • t'ity f lousin~; nulhorEty C~lc~I1~;C5 1111y IRG~UC~U t~l~ fU~~UWIII~; - Expantiion uf in-~~cu ~ec ophon, ccmtit5tcnl with Casl~t-I Is~wkins - l,un~i~~; inccril~v~ti for cunslruchon uf 30°1u affordable units on-sitc - Abilily tu 5atitify inclus~o~~~ry ohli~~ition iliraxagh Stnt.c density hc.inus rravitiicm - AEiility to satisfy utclu5ianary obli};~tion ~hrou~li compli:~ncc wilh IdX CXCI]1E7t ~7U11({ tI11i111C111~ requ n•ei~icn! s, - r'cric,dic rcc~~~cul,ition of i~f-~ieu [cc to {~roinolc proFccl IcasiUility, gcncr~ic in-licu fcc rcvcn~ios, and susta~n C.'ifywide cooipliancc wtth F'rnEs(~S~tion K - fncrcasccj tl~reslzold fa~ on-tiilc ~x~,,.~,~~,~~ oFall at~ordable ~rnits - l:l,,.,.,,atc opUon la ti~~ti5fy ~nclusion~uy oblig~tivns by provi~l~ng all rriocler~if~ mcoizie t~nit~; at IIl(}°/n ME~I, cn- rci~lscin~; wu}t l0U% d~cd-restr~ctc~ uiut oplion for 80% MPI occii}~a~its - Consider ritiodilic~hon af ~n-licu I'cc struclurc tc> cnuiuragc hoi,5~ng ~n tar~eted areas C'ity ui~ S~ult<< Mon~c~i l fous~it~, Ub~cclivcs, I lousiri~; lslenient V-45 (,u7,sls, I'olicics, aeu! }'rograms ~~•ni;~,r, v-2 H()iJSiNG P~tO(rRAM SLJMMARY'1'AiiLfJ COAL & il()UtiIN(~ 199R-2UU3 'C'IME FUNDINC SUUItC:I!; RESPON5113LE+. AC~'NCY PRO(:EtAMS AC:7'I()N PI.,A~Y hItAM~; Prugram l.b: • I)evelop handbook to ~~iicfc ~ipplicants I~Y 99/20UU • City Cener~l I'~~nd • Cily i'I~nn~ng I)ivi5ion Strcamlinc Permit tltrCU~~;h developlnCt7t F.~.~.,.,~ti • Builcfiaig ~vicl Safi;ty [)ivisiun Approval Processes • Improve "Permits" ~~:l~rba4c: with Ci15 f~Y 98/9+) • Ir1t~~rmat~on Systcrns Iinfc~ibe, strcaml~ncd or~;anu.~~t~on, a~~d f)ivisio~~ ~i1~3~~C iiCGCSSt~I~IIY • ~:xpaiid u~to~~matio~i ~vaildE)~C Ufl PY 98/99 "Pern~its" to lac~lrt~ite pru~ccl tr~ickin}; ~~nd p~•ovEdc up t{~ d~itc inii~rmatio» Progr:~rn l.c: • Caruir~uc tu ~tnplcmcr~t ~~rchrtectural Origa~r~b • C~ty Cicncral I~und • Crty E'lann~n~; L)i~ision Mau~tflu~ Arcl~dectur~tl review giEidcl~neti, ~tnd revicw/rev~se Revicw C~~iclcluies .ind dcvelo~ri7~ent staiidar~l5 ~iti :i}~pro~n,sle 1)eveluFrment. Cumpaiti6ility Progrs~m l.cl: • Assess op}~o~•tuiuties fi~r dcv~:iupm~ i•Y 99/2i}UU • C'~ty Geiier~l I't~nd • C:~ty f'lannirig E)tvi~;ii~ri Ci~nSii~er Rczoiting Non- houtiing uti ~rcas ~oncd fi~r non- resiclenti~! Areac for residential uses Resident~al Use C~ly af Santa Mim~c,~i I lousing ()h~cctives, I IuuSiii~; I'sicrnont V-44 Cio~ls, Poltc~cs, tir~c! I'ragr~~ms r^~ ~ r^~ ~~w rrt ~ ~r^ i ~w r~r r r w~~ w~ r~ r~ ~ r r~ ~ ~ ~ a~ ~ ~ ~ r ~^~r ^^s ~ ~ ~ ~ ~ •rn~r.r v-2 I~OUSING 1'ltO(~~iAM SUMMARY 1'ALiL~ COAL & 1!i)US1N(~ PR(]GI2AM5 1998-2003 AC'FION 1'LAN TiMT. FRAMT FUNC]1NG SUURCE ~tl,Sl'ON5[i31,1? ACR.NCY COAL 1 0. PR(1M[?'fF THT. CONS'!'RUCTlOl~ ()F ~IFW HfIUSI~{G'T 1~IR(1UGtf kLl:Glb1,AT(3RY MF,CIiANISMS F'rogram I.a: • L;ltnEin~itc C,'l11' rcy~.irrcnicnt !or f~Y s18/9~) • Ctly C;cner~l Fund • C;~ly f'Isanning i)ivisioii Assetis an[E ~Zevase, Whcrc cundurnin~uins and evaluate other • I;nviron~nent~~ a~~d Nuhlic Ap~~roprsate, (:aly Snml~~r des~~;n review proccd~~res Wo~~ks M~ut~igecnent Regul:~tory Requ~rements • Amcnd t~tic Inclusu3naiy Ilousing [~Y 98/~)~) f)u~~<~rtmeitt Pro~;ram • C'ily Attor~~ey'S Uff'icc • Itevisc d~vc lupinent stand~rds to H'Y 9$199 nccom~nodate de~~sity honiie unitti • As5cS5 fcaSihility of mod~fyiizb of'f-site E'Y 99/2QDi) inti'astructurc inipravcmen! req~t~ecmcnte • S~.i~~~urt. arE~! prnmule the constr~~ction f Y 991200U cr1~livc/wc~rk sp~tce tlyough dcvclcapmcril Stand~srd5 and ~ncentives • f?~alunte ~~iod~[icaUcr~ti o!'clcvclopmcnt f'Y 9912UU0 tit<indards to cncourage houtmg develonment m commcrcifil t~ret~5 • f:valuatc dcvelopment st:~nd~rds to I'Y 99/20U0 encou~•a~e the developitic~tii nf cniutyardl~~rdci~ stylc; apt~rUr~e~ils • Nv~ilutitc develn~ment rcvicw pcnnit H'Y 99/2QUQ rcqu~rcmcnls m con~mcrcial districts to providc fi~r Sil pcrccnt rcctuctiun in floor firca calculakion li~r res~dential uscs • I~vn~~~~~tc Lon~it~; (}rclinancc 1'Y 99/2UU(1 mod~f ications to allnw tiu• nan- cnnf'orrrur~g rr~ulU-I<im~ly ctwclkinbs to bc rcpl~~ccd due to ~}~tur~l ~~sastcr City uf 5arita Munic~~ Flouti»~~ {.)b~ectives, Flc~usm~ ~IcEncnk V-43 (io~ls, Puiic~eti,,.-nd I'ro~;r~m5 ~ Thraugh fiandin~ support b~ the Ci~~, the I`ei~hborhood Support Center ('`SC) warks closel~- tirzth neiahbornood associations to notifi~ residents of issues ~ertasnmg to Iand der-elopment and changes in housina progra~n policies and reguIat~ons throu~h regular distribution of neiahbarhood ne~~sletters and b~- conducun~ public forums to discuss relevant issues y y I998-2003 Action Plan: ~ ~ i • Cont~nue to p~bIicize ~e~~elopment and policy proposals to all interested parties ` throu~h the use of noticing, the radio, cable TV. and PE~ Respansible ~ivision: Cit~~ Plannm~ Di~:ision Progra~na S.b: Conduct Housing Ele~-eut Re~ iew Program Background: The Housln~ Element update re~resents a comprehenstti°e review of the Cit~'S ~'lOUSllla strateQ~- and palic1, and a refinement azld expanstan of exlsting pro~ams as appropriatz In addition, the City undergoes annual re~~e~~~ of rts Genera~ Fund, CDBG, HOI~1E. and rede~:eloprrtent ta~ mcrement funded housxng and commumt~t development prograans .~998-2003 Action Plan: • Impieznent ident~fied ho~.sing element pro~rams v~~ith;n the time fratxies set forth in Table V-2 • RevieEi~ arant-funded programs and rede~-elopment set-aside programs on an aianual basis. Responsihle Divisian: City P~anning Divas~on (lead)_ Housing Division ' ' i ' ~ ~ ' ' , ' ~ ' C~rv of Santa Momca Housms ~b~ect~ves. , Housmg Element V-42 Goals. Fol~cies, and Pro~ams ~ ' ' I998-2003 Action Plan: ' • N1o~xtox the rate of development act~~~in~ ~n rnulufamilv res~den.txal dzstrxcts Repart on at least an annual basis the number of planrun~ appl~cations aranted ~or ' ne~~- housing construction If th~ rate or patt~rza of developzx~en~ appears to n2gati~~e1~• affect the qualitn~ of l~fe or character of the neighborhood. cans~der enactmg measures w~hich may include a construction rate program ~ Responsible Divisivn: CitF Plamm~~ D~~~ision , GOAL 8.4: PRaMOTE THE P~RTICIPATION UF CITIZENS, COh1MLT~ii'TY GROUPS, A.VD GO~'ERl~I~~E'~TTaL ~GENCIES I` HOtiSING A~D CO1~Zti7UNITY DEVELOP?VIENT ACT~'~'ITIES , POLYCY 8.1: Ensure maximum citrzen in~-ohrement in housing and communrty developmen~ activit~es_ ' POLiCi' 8.2: Pro~~~~e inforrnation and as5istance in the language of the person or group needing housing assistance. to the greatest extent passzble. , POLICY $.3: Ensure communica~xon and co~rdznation betvveen C~t~~ departments and a~encies on issues related to housing and commuruty de~elapment. ' POLICY 8.4: Encourage m~~ol~~ement of all interested paimes in the re~~~ew and formulat~on of City houszn~ policies, zncluding property o«ners, building industr~° ~ professionais. affordabie hous~n~ advocates. lending institutions, and other interested parties ' IMPLEME~TTATI4N PROGRA:~~S: The fallowing proqrams are intended to promote the partic~pauon of all se=ments of the cornmun~t}- m decisions relate~ to housin~ and commurun- development ~ Program S.a: Maintain a Citizen 1\otification Program ~rogram Backaround: The Zomn~ Qrdinance requires that notice of a public hearin; ~ be given to propert~- o~i~ners and tenants w•rth~n ~00 feet of the subject propem for certain site-specific Iand des-elopments In addrtaon to direct inail notices, public hearuigs are advertrsed in the local newspaper {The ati°a~labilrty of further mformation ' in Spanish Zs indicated in these newspaper ads } City Counc~l meetings are broadcast to the public by radio and on the Ci~•'s local cable station Planning Commission meehngs are also aired on the ~ocaI cable stat~on ?he Crty operates the Public ' Electroruc Netwark (PEN) which makes az~atlable to the publfc t-ia the Internet, V~~ orld V4'ide ~~4'eb and other modem networks information about development proposals; upcomin; hearin~s, and Crty regulations , , City of Santa vlomca Housing Object~~es, Housmg Element V-41 Goals, PoE~c~es, and Prop-ams ~ ' • Continue to asszss fi~ture housing de~~elopments" contributian to the goals and targets flf the 5ustainable Cin- Pro~ram • Assess the feaszbi~itt~ of integrating the administrat~on of the Sustatnable Buzlding Dz~-e~oprnent Guidelines into the existan~ development approval process • Continue to incorporate sustainable destan and constructzon strategies ~-~thrn De~~elopment Aereements y • Assess and e~-aIuate ener2~- effic~ezzc~- in deszgn of residential det°elopment, mcluding af~'ordable housing pro~ects Responsi6le Division: City Plamm~g Di~-isian {lead). Envizonmental and Public `i'orks ~7anajement Program 7.e: ~'Iaintain an Office Development Mitigatio~ Program Program Background: T~e Cit;~-'s Office Development Mitigatxon Program requires developers of new commercial offce space ui excess af 15_400 square feet ar additions to existing deveiopments in excess of 1 D.000 square feet to erther { 1} prot~ide ~o~~~ incame housin~ and open park space, or (2} pay the Citt- an in-lieu fee ta he used for such efforts. Fees generated b~- this pro~am are allocated as follo«~s 4~% is deposited in the Housing Mit~gat~on Fund and used to develop low and moderate incorne housing, 4~% is deposrt~d into t~e Parks ?viitigation Fund anc~ used far the acquisition. der-elopment, and.~or si~uficar~t ampro~~ement of parks, and 10% is depos~ted into an account w~hich rnay be transferred into the Hous~ng l~~itigation Fund or the Parks M~tigation Fund I998-2003 Action Plan: Continue imp~ementation of the Office Nlftigation Progra.m Responsible Division: Crty Planr~ng D~~~s~on (lead}. Housing Division; Cornmunit~• and Cultural Sen.ices Di~~ision Program 7.f: Monatar the Rate of Development Acti~ ity in Mu~ti-family Reside~ntial Districts. Program Backgrnund: Th.e Costa-Hati~-kins Rental Housin~ Act and proposed Cit~~ programs to facilitate the production of hous~ng may result in increased development actn-iri- ~~ith~n the City's mult~-famFl~ residential neighborhoods A reasanable rate of development in multi-famii~~ residen~zal nei~hborhaods cauld ha~-e a positive ~mpact on the existing quality of life and character of the neighborhoods, howe~rer rapad redevelapment could ~eopazdize the character of the neighborhoods and ha~~e a correspandu~g negative impact on the qualit~r of life ~ ~ , ' ~ ' ~ ' 1 ' ~ , ~ ~ ~ ~ Cm~ of 5anta 1lriomca Housmg Ob~ect~ves, ' Ho€~s~ng Element V-4Q Goals, T'olzc~es, and Programs i ' ' , 1 ' ~ ' ~ , Conduct camrnun~t~° ~°orkshops and develap brochures for distribution to o«ners of eligible propert~es to promote histonc presen•atian Eti~aluate the Histor~c Resources Sun~e~• as~e basis far de~-elopment of a comprehensive preser~~ation plan for the Cit~-_ Responsible Division: Cm~ Plamm~Q Diti-ision Prograrn 7.c: ?1~I~intain Energr aad ~~ater Co~sen~ation Pragrams Program Backgroun~l: The Czty administers a Retrofit LTpon Sale prograrn w-hich requcres existin~ properties to retrofit all toilets and sho~i-erheads priar to transfer of title. The City also requires a~l new construction to compl~- ~~-ith Trtle 2~ of the Un.~forn3 Build~ng Code re~arding tti-azer and ener¢y conser~-at~on 1998-2003 AetiUn Plan: Cont~nue to monrtor energy and tii~ater usage m the crn~ and investigate other appropriate pro~rams to conserve these scarce natural zesources Responsible Division: En~~ironmental Progra~ns Division ' ~ ~ ' ~ ~ 1 ' ~ Program 7.d: Facilitate Sustainable Housing Der-elopment Program Background: In 1994. the Cit~~ Counezl adopted the SanTa Manica Sustainable City Proaram rr-hxck- provides a comprehensi~~e long-term en~~ironmental strate~~ for the communrty The program contains specific pnnciples, goals. and targets for measuring progress in achievinQ sustainabilrty- The Cit~~ is currentl}- develaping Sustaina~le Buildi~g Dev°eIopment Guidelines as an autgrow~th of the pro~am These Guide~ines v4711 include design adti-~ce for multiple fam~i~~ zesxdential buildings as well as cpmmercial bufldings ~d v~~~ll be designed to address methods to achie~°e the buildin~-reIated targets of Sustainable Crtr Program The Guidelines are ta be completed by 1997. 19A&-2003 Action Plan: Contmue to educate non-profit and for-profit housin~ de~•elopers in ~;~ays to create Environm~ntall~~ sustainable housin~ c~e~:elopments in Santa ~lamca Su~port and enco~.~rage the efforts af hausing de~ elopers. designers, and contractors in their use of sustainable buildmg practices b~° explor~ng various ~ncentive options Ciry of Santa \rlomca Housmg Elernent V-39 Hous~ng Objectives, Goals, Policies. and Pro~ams ~ 'Veighbarhood ~Vatch Groups - provides annual grants ta the I~eagh~orhood Suppart Center (~1SC} ta pro~~ide techmcaI assistance in developing NeiQhborhood ~~'atch ~roups (Human Sen-~ces Division) Communit~• Forums - conducts nei~hborhood and communrt~- forums an public safet~- issues and lu~lcages ~~i~h the Saz~ta A~1on~ca Po~zce Departrnent (Pal~ee Department) Cnme pre~~ention and commun~n~ relatians pro~-ams as t~~ell as educat~onal mater~als for residents (Palice Department) I998-2003 A~tian Plan: Continue to offer a ran~e of neighborhood safen~ programs throu4h the Police Department ~ ~ Throu;h a caordinated effort bet«•een the Polfce Department and HausEr~g Division, offer free home securrt~:- sur~-eys and pro~ide subsidies to low income households ta impro~•e household securm~ a~ainst cnme (see Program 4.b)_ Assess the feaszbility of creating a pro~am to facilitate tne ~nstallativn of deadbolts. peepholes xn enm doors. v4-indo~~ locks. an~ ex#enar nnotjon detector lights Responsihle Division: Police Department (lead); Hurnan Sen-ices Di~-ision, Housm~ Dic-isian, Rent Cantrol Agency Program 7.b: Pro~-ide Historic Preservation Pragrams Program Background: The Cm-'s adopted Landmarks and Histonc Districts Ordma.nce establ~shed the Landmarks Commission and dele~ated to the Cor~zr~xssion ~tte authoriri~ to designate iandrnarks and make recornmendations to ihe City Council for histor~c dismcts Since adoption of the Qrdinance. ttie Crt~- has conducted an histonc resources inventory encompassing rna~or porhons of the Cit~-, designated 31 landmarks, and established one histonc distnct - Third Stree~ Nei~hbarhood H~stonc District Cinder the Landmarks and Historic Distr~cts ~rdinance. incenti~~es are available to encourage o~~-ners of designaEed properties ta maintam and presenre their structures These incentives include elimination af building permi~ fees, administrative planning fees, and Certificate o~ Ap}~ropriateness fees, and parking incenti~-es X 998-2043 Action Plan: Cantznue to implement the Landmark and Histonc Districts Ordinance. • Inrtiate and implement the propemT tax reduct~on proga-am (~iiils ~ct contracts) Crty of San[a MonECa Hous~ng Oblect~ves, Housmg Element V-38 Goals. Poiicies. and Programs ~ ~ ~ ~ ' ~ ' ' ~ ~ ' ~ ~ ~ ~ ~ 1 ~ ~ , ' 1998-2003 Actiat~ Plan: ` • Er-aluate the fzasi~ilzt;.- and appropnateness of a Hous~na Repair Loan Proaram for Lo~.~° Income Senior Homeo~~ners y ' • Ea~-nna3rk a part~on of the funds set aside for small repa~rs under the Pilot Resident~al Repair Program for ~rants to lov~~-income senior househofds. including hameow~ners ' Res onsrble Div~sion: Housina Di~~ision P ~ ~ GOAL 7.0: PR~1~~OTE QtiALITY HOUSI~TG AnD NEIGHBORHOODS , POLICI' 7.1: Pronnote safe and secure hous~ng and neighbarhvods, and enco~.irage housFna d~sign ~hich serG•es to deter cnme y ' P4LICY 7.2: Promate use of sustainable construction techniques and en~~ ironmentall~- sensitive desi~ for all housina ' PDLICY 7.3: Ensure that archrtzctural des~~n of ne~~~ housing development is compatible w~th the surrounding nei~hborhood ' POLICY 7.4: Encourage the preservation of arch~tecturally and historicallr s~~mficant buiIdings arid neighbarhoods , POLICY 7.3: Promote access to transit and ne~ghborhood serv~ces m nevr residential de~=elopanent_ ' IMPLEMENTATION PROGRAibIS: The fal~ow7ng programs are desi~ned to protect and enhance qualit~ housm~ and neighborhoods, and to ensuze the abilrty of the Crt~~ to meet rts affordable housing goals is not comproanised. ' Progra~n 7.a: Pro~~ide a Residential l~eighborhood SafetF~ Program Program B~ckground: The Cin° offers a range of res~dentsal safet~~ programs, ~ mcluding the follow~in~_ • Residennal5ecunty Survey- Pro~rratn - grovides assessments of home secuz7n- ~ and of~ers su~gestions on hov~- to make iFnprovements (Police Department) • 4peratian Identifica~ion - encouraQes res~dents ta engrave valuable items ' with an ID number to ass~st in the reco~ery of stolen propertl-. (Pol;ce Department} ' ~ C~ty af Santa Monica Housm~ Ob~ect~ves, Housing Element V-37 Goals, Policies, and Prag~ams t , Program 6.b: Pror•ide TenantlLandlord 1'~ediation and Lega~ Sen'ices Program Background: The Cith~ pra«des fundin~ to nanprofit organizations to pro~'2de d2spute resolution sen-zces, and legaI advice and representauon on tenant'landlord matters. as well as ather ci~~il and consumer issues I998-2003 Actron Plan: Contmue to support tenanvlandiord mediation and legal serv~ces assistance Responsdble Division: Human Ser~~ices Di~~ision_ Program 6.c: De~~elop Public Education Program vn Reverse 11~Zortgages Pragram Background A rEVerse mortgage is a deferred pa~-ment loan or a senes of such laans for w~-ii~ch a ho~ne is pledaed as securrt}- Qualification for the loan is based primani}- on propert}- vaiue, rather thari income, allawing the elderl~~ homeot~-ner an a fixed income to recei~~e a loan for ~~hich he or she would otherw7se not qualifi° The reverse mortgage is genera~l~- taken out by a semor u~ho is in immed~ate need of cash, aften far an emergenc~• health care problem Reverse martgages are available in the pr~~~ate Ienrimg market VVh.~le re~'erse mortgages affer many benefits ta seruor homeowners m need of cash. ~;-ithout proper information the~= can aiso be ab~sed and mav not a1ti~-avs serve their best financial interest. ~ . 1998-2003 Activn ~'lan Prepare educational matenals autlmang the availabilat~~. benefits. and liabilities of rei-erse monffages, and d~ssetninate these mater~als to seniors through Iocal service organizations which senfe sen~ors. Responsible Divisian: Housing Division_ Cit~r Attorne~ ~ s Office Program 6.d: Der~elop a Ho~sing Repair Loan Program for Low-Income Senior HomeoR~ners Program Background: i1~[any lo«--income senior homeowners require repairs ta their homes but do not have the cash a~~ailable to make the repairs. nar car~ they afford to take out a loan to finance the repairs In cases where the homeo~yner has equit<<, and the repairs reqnired are extensive, a deferred housing repair laan ma~- fill a ven' impartant need not met b~~ the pn~-ate market Also. in Fiscal Year 1996~97. the Cit~ ~egan a nev~~ Pilot Residential R~pair Program for qualif5°~n~ lov~~ income households VL'~hile this ne~r~° program dedicates a rna~ontv of ati~aiiah~e Communi~~ De~-elopment BIock Grant fi~nds #'ar lead-based pa~nt testing and treatment and home secunt~ improvements. a portion of the program funds are ava~lable for smaller repairs. Same of the repair funds could be earmarked far grants ta senior households. mcluding seniar homeo~~ners. ~ ~ ~ , ' ' ~ ~ ' ~ ~ ~ ~ i ~ ~ C~ty af Santa Mon~ca Housin~ ObJectrves. , Housing Element V-36 Goals, Polic~es, and Programs a ' ' GOAL 6.0: ELIM~~IATE DZSCRII~•iINATION IN THE RE~ITAL OR SALE OF HOUSI~iG O~i THE BASIS OF R~-CE, RELIGION, l~AT~0~1AL ' ORIGI'~1, SEX, SEXL:AL PREFERE~TCE, AGE, DISABILIT~~, FA1I~ILY ST~TUS, :~DS, OR OTHER SLTCH CHAR~CTERISTICS. ' POLIC4' S.1: Contanue to enfoxce fatx housu~g lati~;s prohibitin~ arb~trarr~' discn~n~nat~on in the buildfng_ fnancina. selling, or renting of housing. on tne basis of race_ religion. national ongin. se~. sexual preference. a~e, disab~lm-, ~am~l~~ status. ~ AIDS. ar other such charactenstics I1~IPLELI~IENTATI01~ PROGR.A1b1S: The follo~~~.ng pro~rams are intended to implement ' t s goal of eliminating discnmination in access to housing. Other pragrams lfsted the cin- under other ~aals w~il also accampl~sY~ this goal ' Program b.a: Maintain Fair Housing Programs Program Background: The City :~ttome~'s Of~ice througk~ zts Di~~xsion of Consumer , Affa~rs. alon~ ~izth other government agencies, enfarces the fair housin; lau.~s The Cin~ has a~a in-house Faix Housing Zinzt in the Cin~ Attorne~-'s Office ti~1th a fa~r housmg speciahst arid a Spanlsh-speaking communtt~° liaison who ~4ork u~th the attornzti~ The , Fa~r HousinQ Umt ~n~-estigates dtscnminat~an coznplaints It also offers educatian information and pro~rarns to the communrt~~ on their rights and respons~bilit~es under the fair ho~sing laws Addrtionall~-, the Fair Housing Umt takes complaints involving ~ lockouts. utilit~- shut-offs and tenant hazassment The City's Ordfnance'~1812 provides added e~-ictian protection to tenants w7th domest~c partnezs This ordinance establishes a procedure for filma an "AfFidavit of Damest~c ~ Partnership" with the Ciri= Clerk's 4ffice. and proh~blts e~=iction of any tenant on tkze bas~s that the rental agreement has ~een breached as a result af an increase m the number of occupants due to a chan~e in the dames~ic partnership arrangement of the ' occupant_ The Crty also has a Fair Housing for Cluldren ordinance, v~hich p~-o~bits d~scrizxi~nation ' against families ~x-~th children in the sale or rental of housing I998-2003 Acfian Plan: ' • Educate landlords about d~scrimination against children and encourage them ta rent to more families ' ~ on the necessrty af ensunng that their practices • Educate the real estate cammut~it~ rneet the ob~ectives of the fair housing laws ~ ' Responsible Division: Crty Attorne~ s Office. ~ ' City of Santa Momca Hous~n~ Ob~ectnves, Housing Elemem V-3~ Goals, Poiicies, and Piro~ams ~ ' estimatE the potential need for temporan~ housing and identif~~ patennal srtes for such housin~. i~hicYt ma~- be located in or nearb}~ the Cits-, lease anc~'or acquire such srtes, and pra~-ide far apprflpr~ate management of the s~te. such as through a cantract ~~ith a non-profit development carporauon, to mana~e the site for ~se by temporari~y displaced tenants Responsilrle Divrsion: Housin~ Di~-ision. Prograu~ ~.f: Der•elop a Strate~- to Address Threats to the HtiD Section 8 Rental Subsidr Program Program Background. As discussed m Section II of the Houstng Element_ t~~o si~ificant chan~es--tne Costa-Ha~-kins vacanc~ decontroI leg~slation and pending chanaes to HCJD regulatio~s and fundm~--rnay dramat~caIlv affect both program funding arzd mcentives for landlords to part~cipate in the pro;ram. 1998-2003 Action Plan: flssess the financial feasibilzt~,- of establ~shing a rent subsidy program for Section S tenants rn~hose Iandlords ha~•e canceled their HUD cantracts w~th the Housin~ Authonty The subsidy «~auld pay for a pezcentage of the Ma.ximum Allo~~~able lZent (~1.4R) if the tena~zts chose to remain in their units and pay the MAR Tl~e anal~~sis ~~-ould nnclude the feasFbilit~ of creat~ng a publ~c,~pm~ate partnersh~p to fund the program Assess the feasibil~ty of creating a housing rehabilitation loan program that w•ould pro~-ide rehabilitation grants vr loans to Iandlords in retui-n for umts bezn~ deed restricted ta tenants at no more than 60% of rnedian income. ad~usted b~~ famil~ size. AppI}- to HLTD for a Santa Monica based Fair l~larket Rent {FMR) standard at the earizest possi~le date an arder to sta~~ campetative ~n the vacanc~~ decontrol rental r~arketpIace_ Tai:e fuIl advantage of the HLD regulations u~•h~ch currentl}T allot~ the ;ross cQntract rent to exceed the Fa~r Niarket Rent (FMR} standard by up to 2~% fvr 30% of the certificate caseload The option shauld only be used to secure and retain the highest quai~t~~ units and to increase program partlcipation in under sert-ed azeas of Santa Monica. Responsible Division: Housing D~visian ~ ~ ~ ' ~ ' ~ ' ' , ~ ' ~ ~ , , Cih~ a#~Santa'Vlonica Housing ObJecti~~es, ~ Housmg Element V-34 Goals, PoI~c~es. and Programs i ~ ' I998-2003 Action Plarn: , ~ ' , ~ ~ ' , , ~ • Continue to operate the TORC~, Shared Appreciatian Loan Progratx~ • Assess the feasibilinT of usina VlortgaQe Credit Cer~ficates (~ICC) for first-t~me homebuvers assistance y ~ • _~ssess the feasFbzlit}- of a silent second pro~'am for first time lo~- income ~ome ~uyers. in con~unct~an u-ith I~1CC~s Responsible Division: Hou51r1g Di~-~sion Program~ ~.d: Provide Tenant Relacation Assistance Program Background: «11en a unrt is w~thdrau~n from the housina stock, or the landlord reco~-ers possession of a unit and tenant relocation assistance xs appropriate, the Santa l~ionica ~vfumcipal Code (Chapter 4 36) requires tl~at the landlord pay~ a relocation fee far each un~t based upon the size of the unzt ~ add~tional fee is requued ~f one or more of the tenants is a senior (62 or aver), disabled_ or a mmor In lieu of providing financial relocat~on assistance. the landlord may instead provide actual pY~~-sical reIocation if the ne«- unit is camparable to the orsginal unit I998-2043 Actron Plan: • Continue to implement C1t~~ procedures perta~mng ta Tenant Relocation Assistance. ~ Period~call~~ rev~e~;- ~xistina Crty polic~es and ardinances and recommend madificat~ons if deemed necessar~ Responsihle Division: CinT Attorne~'s Office ' Program 5.e: Assess Establishing a Temporar~- Relocation Program ' Program Background: This pro~ram zs c~esi~ed to protzde housinff for persans temporaril~- dis~laced as a result such prQSrams as the Nlulti-Fami1~- Neighborhood Imprvvement Pro~am (Program =~ b), and Earthqual:e Retrofitting {Pro~ram 4 d) It ~ would invo~z-e the purchase and renovat~on of a site to provtde a tempararv home ta d~splaced tenants. ' 1998-2003 Aetion Plan: • Assess the feasib~lrt}~ of estabIishine a Tempora~r}- Relocatian Pra~ram, pursuant ~ to ~hich_ the Cit}: would , Crtv of Santa Mon~ca Hous~n~ Ob~ect~ves, Hous~ng Element V-3; Goals, Policies, and Pro,°rams ' ~ • Conunue fiu~ding sugport for employment assistance programs to train and place homeless. ~ery--lo~-, and lov~~-incorzze inditi~aduals in temporarF a.zkd permanent empla~~rrient • Continue fiuzding support far chzldcare infarmation, assistance. ar~d subsidies to ensure the pravision of quali~~ childcare ta low-income and v~~orl;~ng families. • Gontinue funding support far a braad arra~~ of m-hame and independent li~c~ing = but not lun~~ed to mone~- rnanagement, para-transit. dat- care_ and case management targetin~ semors and persons w7th dFsabilrties • Contanue fundzng support for a hozne access prograirf to ass~st persons w~th disabilities who «~ish to remain Fn their current homes but require accessibilin~ modifications (a e arab bars, ~heeichair rarnps. accessible hard~~are, etc.} • Continue fundin~ a Public Works Assessment Assistance (PVVA.A) pro;ram subsidizin6 ver;---low and lo~-income households to complete required streetliaht and s~de~~alk repairs to their propem°. ~ • Continue fund~~ support for legal service representatian and assistance to address tenant-landlord matters, domestic vialence, and other consumer issues Resporrsible Division: Human Sen-ices Divisian Program S.c: Maintain a Homebu~ ers Assistance Program Program Background: In order to assist the Ia~i~ and modera.te income tenants to purchase their units, the Crt~ established a Shared Appreciation Loan Program per authont~~ granted by Propositzon K, uszn~ TORCA funds Low and moderate income households ~~ho quahf~~ can obtain Cit~~ fiznding to purchase their rental units as these unrts are converted to condominiums Loan amounts depend on household income as ~~ell as the size and pnce af the unrt_ Upon sale ar transfer, the o~~-ner repay-s the laan and w~ill share anF ~ncrease in the value of the property w7th the Crt~-. As of June 1996. the City had collected approxzmately $3 8 millzon for the TORCA Shared Appree~at~on Loan Program Thz Los Angeles County Commututy Deve~oprnent Division {CDC) admimsters a Mongage Credit Certificate (MCC} pro~ram to assist loti~° and moderate income (up to 115 percent of ined~an income) first-ume buyers tv obtain horrieov~-nership ?~n A~CC is a certificate ati~-ardang the holder a federal ~ncome tax credit. A qualified applicant may take a credrt against federal income taxes of up to 20 percent af the annual mterest paid on the mortgage The Crty may be able to partfcigate v~ith the Cour~ty Fn th~s program ' ~ ' ' 1 ~ ~ 1 ~ ' ~ , ~ ~ , ~ Gty of Santa V[omca Hous~ne Ob~ectF~ es, , Hausmg Element V-32 Goals, Palicies, a~d Progams ~ , 1 ~ ' ' , ' , , ~ ~ 1 ~ Famrl~~ ~:~nif catcon pro~'ides hous~ng to families ~°hicY~ the Publie Chi~d V4~ elfare Agency i~as detern3ined that the lack of ad~quate housinQ is a primart- factor in either' 1) the imminenc placement of the household's child~children in out-of-home care. or 2) in the delay of discharaina to the fam~15- a claxldick~~ldr~n from out-of-horne care Famzly`Self-Su~crency~ coord~nates the use of housin~ assistance n~tth other funds to enable househalds to achie~°e economic independence and self- sufficienc~- Rental propem~ o~ners ha~~e an ~ncentn-e to cooperate v~7th the S~1HA to mamtam and upgrade un~ts accupied b~~ Section 8 tenants as stxpulated b~• HliD S?1~~HA has consistently mainta~n~d a 9~ percent or ~reater lease-up rate, and typically has a Sectron S warting list of over t«~o }-ea~rs for most household n-pes I998-2003 Action Plan: Contmue ta operate the Section S programs and pursue addiuonai funds to ra~se the number of househalds who receive assistance Responsible Division: Santa llrion~ca Housing Authority Program 5.b: ~'Iaintain a Communit~• Development Grant Program Program Backgrourrd: The C~t~~ of Santa Momca prov~des funding support of approximatel~- 56 nnillion annuallv to approximatel~- 3D nan-proft human sen~ice and housmg derelopment orgatuzat~ons supportmg over ~~ dafferent pro~ams throu~h the Cornmu~it~ Development Csrant ProQram These pragrams serve, ~n part, ta asszst homeless. vern low, and lou~ income households. and special need populations u~to housing and to ensure that housm~ ts ma~ntamed once rt is secured ~unding is pro~~ided annnall~-, contmgent upon the contanuatian of adequate funds and Cin~ Council approval Funds are pravided throu~h a broad arraF~ of fundin6 sources mcludin~ but not limited to Ehe City's General Fund, HOVIE_ CommumtL• Deti-elopment Block Grant Fund. and Proposition A Loca1 Retum Transrt Funds ~ I998-2003 Aetivn Plan: • Cont~nue to implement a coordinated case management program linkmg homeless ' in~i~iduals ~7th housin;. emplo~~ment, and ather support services to break the cvcle of homelessness ' • Contin~e funding suppart to an emer~ency homeless shelter. a transiUonal housing program target~ng home~ess men and E~omen, and a transitional housing prograan targetin~ hom~less rnentally-ill ~~omen ~ ' C~n of 5anta Mamca Hous~ng Ob3ect~ves, Housin~ Elefnent ti'-3 3 Goals, Polic~es. and Progxams , ~ Educate construction industry and train enforcement personnel to ensure safe constructaon sites. Responsible Division: Hous~ng Dn~ision (lead}, Building and Safet~~ ]Jij~as~on, Environmenial and PubIic tiT~~orks Management, Rent Control Aaencz~ GOAL 5.0: PRO~'~DE HOUSING ASSIST~~iCE A1~iD StiPPORTI'4'E SER4~CE5 TQ VERY L~~~', LO~'F', AND MODERATE I~COME HOt SEHOLDS AVD HOUSEHOLDS ~i~ITH SPEC~~L VEEDS POLICY ~.1: Support rental assistance pro~rams for ~er~- lo« and law income households; support mortga~e asszstance programs for ior~~ and rr~oderate income households. POLICY" ~.2: Provide ~nformation and assistance to very lo«- and la~i° income households and households wlth special needs to help them locate appropriate hous~ng. POLICY 5.3: Encourage a re~~anal fair ~hare approach to pror~~ding hous~ng oppartuniues and assistance to hame~ess, very low and Ia~~ income household and households tvith s~ecial needs POLICY ~.4: Offer housing ass~stance to homeless individuals u-rth a continuwm of care modeZ to address all issues related to homeIessness (i.e. emergenc~•. transihonal and permanent h.ousing lanked v~~th case mana~ejnent, employment. health and mental health. substance abuse, etc.). POLICY S.S: Target funds to ensure a broad arra~~ of supportive sennices to very low and lov~- mcome persons to ensu~re thexr cantmued maintenance of housing ance obtaaned IMPLEME~ITATION PROGRAI~~S: The folla«1ng programs are primanl~~ geared to assistzn~ la~ ar~d maderate 2ncome households to con~znue to 12ve in the Cin~ of Santa 11~iaruca, although thev ~~-~11 also serve ta accomplish others of the Cit~'s housing goals Program ~.a: l~~aintain a Sectiou 8 Rental Assista~ce and Housing Vaucher Program Program Background: The Santa ~Ionica Housing Authorit~~ (SVIHA) administers tv~,~o rental subsidt- progra~ms the Section 8 Existing Hvusing Certificate Program and the Sectzon S I~ousing Voucher Pro~rarn. Within these Sec~ion 8 Pro~ams, the S~ZH.A receives fi~nds for spec~fic groups Shelter Plus Care provides rental assistance for permanent housing and case management to homeless individuals «~ith disabilities and to their families This assistance is aimed at the tradit~onallv hard-to-house homeless ~~ho are substance abusers, l~ving ~~th AIDS, or have se~~ere mental disabilzties ' i ~ ' ' ' ' ~ ' ~ , ~ ~ i ' ~ C~ty of Santa _lrlonica Housing Ob~ect~ves, ~ Housmg Element V-;0 Goals. Pol~cies, and Pro~ams ' ' ' ' , ' , ~ 1 , ~ i ' ' ~ ~ ' ' 1 Program 4.d: Maintain an Earthquake Retrofitting Program Program Sackgrou~ad: In response to the buildina damage incurred from the 1994 \orthndae earthquake, the Ci~~ adopted a comprehensi~-e set of se~sm~c uparade regutations Ordinance ~ 1748. adopted in 1994, requ~res retrofittin~ of a ~ ariet~~ of potentiall}' hazardous strnctures ~7th~n 1-4 years_ depend~ng on the buildinQ's occupant load ~ In addzt~on, the Rent Control Baard passed regulation 4113B. :~~iti~a~ion of Potentiall~° Ha.zardous Structures Tnis entitles o~~~ners to a r~.nt increase for one-hal#~(1:'2) of the amortized portion of qual~fi-in¢ expenditures for soft-star~- and seisrr~ic retrofitt~na. 1998-1003 A~tion Plan: Continue to require earthquake retrofittinQ in compliance u•rth seism~c upgrade re~ulanons Responsihle Division: Building anc~ Safet~- Di~-~sxaz~; Resource Management Di~.-ision Pro~am 4.e: Assess Establishing a Lead-Based Paint and Asbestos Hazards Reductian Program Program Background: 0~-er 90 percent of the housina un~ts in Santa I1lomca ~~ere built before I97$. u-hen the use af lead-based paint was still permitted_ Health hazards aze greatest among those tuuts ~i7th patent~al leac€-based paint that are occu}~ied b~ Io~ti~ and moderate income households with children age six and under Effecuz-e Octaber 28, 1995. all res~dential buildings canstructed before 1978 became subJect to neE~- disclosure and record-keeping rules under the Federal Residential Lead-Based Paunt Hazard Reduction Act_ The new- zliles require all leases and purchase a~reements for pre-197$ residenaal ~uildmgs to contain a nev~-, statutonl~~ prescnbed disclosure form A special pamphlet explainxng the hazards of lead pa~nt published b~~ the En~-~ronmentai Protection Agency- {EPA) and HUD must be delirered to the tenant or purchaser in everv such transaction. Similarl~~. new federaF reQUlations, effective October 1, 199~. presumes that all residentjal bu~ldm~s buxlt befare 1981 contaxn asbestos until prat-en othervv~se Bualding ow~ers or managers must nonfi° all occupants of the presence or presurned presence of asbestos 1998-2003 Action ~lan: • Assess the feasibilit~- of establishing an educational program and potent~aI other assistance to address t.~ie abatement and removal of lead-based paint cit~~~ide C~ty of Santa;vlan~ca Housing Ob~ect~ves. Housmg ~lement V-29 Goals. PaLcies. arid Pro~~ams , , pro~~idmg ass2stance in identifi•~n~ potential f nancial sources~ anechan~sms for rehabilitat~an far property' ow~ers u~illing to deed-restnct un~ts for affordable housina, and pro~~idin~ re~abal~tatzon ass~stance in exchange for contractuallt- restncting nnrts for lo~~' mcome households Responsible Division: Housin~ Di~~ision, Rent Control Aeenc}~, Build~n~ and Safet~ Di~-ision Y Program 4.b: lYTaintain a Law Income Residential Repair Program Pragram Backgraund: Since ~98~, the City- has utilized approximatel}~ $300,04Q per }-ear in federal Commur~it~~ Development Black Graz~t (CDBG) Program funds to subsidize minor rehabalitation ~~ork for lou--income homeoc~-ners and tenants. predominantly in the Pxca ~ei~hborhood. Dwrin; 199b. the Cin• commissioned an evaluation of thrs pro~ram to assess ~hether rt«as meet~ng the chanaing needs of the commun~t}~ Based upon this eraiuation, the Crty- «7Il be madifying the program to praontz~e specific identified needs 1998-2003 Action Plan: Implement a modified residential repair program for lou~ income households u~hich establishes priontfes far needs idenufied in the proaram e~aluation Assess and eti~aluate retrofits related to ener~r• effic~ency £or low and i~er}- low income housing units to reduce living costs Responsi6le Drvision: ~Ious~ng Division; Rent Control Agenc~, Santa Moruca ~Ious~n~ Authonty Program ~.c: Maintain a Housing Code Enforcement Program Program $~ekground: The Build~ng and Safzt~~ Division responds to eomplamts of ~-ialations of Crtti~ buildinQ codes and proti~des ins~ections and notices to property~ owners to bring the~r units into compliance 1998-2003 Action Plan: Continue to implement tl~e Cmr's housma code enforeement program The Building and Safen~ Division vsnll continue to coordinate wzth the Housing Diti~ision to prov~de information on a~°ailable rehabilrtation assistance to correct code deficiencies. Respansible Division: Building and Safet}- Division. Rent Control Agenc~-. C~ty of Santa vion~ca Housmg Objecu<<es. Hous~ng Element V-28 Goals, Poltcies. and Programs ~ ~ ~ ~ , 1 ' 1 ' ~ ~ ~ ' 1 , ~ , ' 1 ' The Crt~- w~Il act as a liaiso~ bet~.~een tenants and non-prafits potentiallr• invol~-ed ' zn construct~n~ or acqu~r~na replaczment housing_ Responsible Di~~ision: Houstng Dis~ision. ' _ L 4.0: PR M TE THE REH~BILITATION AtiD CONTI~TUED G04 O O ' M aINTEN ~VCE OF EXISTIr G HOCSING POLIC~' 4.1: Encouraae and promote the use of pn~~ate and public fiFndin~ to pro~~id~ rehabilrtaiion. home ampro~•emen~. and maantenance loans and grants v~-rth ' particular attention to multl-famih~ rental housing. POLIC~C' 4.2: Ensure that rehabilitat~on of ekistin~ unrts does not result in p~rmanent , displacement of existing residents POLICY 4.3: Ensure that rehabilrtauon of existma housuz~ addresses t~e health and safen- , needs of the residents v~rhile respecting the character of the stn~cture PQLICY 4.~: Ensure that property ow~ners are made av~~are of Crt}' pro~xams to prar~ote , capital improvemenis ta rental housma. I1~~PLE'VIENTATION PRQGRANiS: T~e fol~ov~~ng programs are desi~ed prirnarily to ' pramote the rehabilitataon and continued maintenance of existmg hons~ng uriits. bnt they ti~zll aiso affect the cont~nued lir~~ability of t3~e neighborhaods in the City 1 Program 4.a: Assess Esfablishing a M~~ti-Famih~ l~eighborhood Improvement Program ' Program Backgrour~d: Certain rnult~-family residential buildings in the Cinr can be considerec~ substanc~ard due to. 1) h~ah cnme. 2} deferred maintenance. 3) e~-~dence of overcrou.~ng Aggressive code enforcement and rehabilrtat~an efforts are necessan~ to improvz the qualit~- of these buildin~s and prese~-e them as affordable hausing. , Y998 2003 Action Plan: ' • E~~aluate establishing a mult~-family neighborhood improti~ement program to upgrade substandard housing The praararn nr~a~- include ' - develop~ng an znventon- flf su~standard buildings, - performmg eacie inspection b~- City~ inspectors. ~ f al h d S f ~ d i l H - issutng cftations to propem- owners or e t an a et~ co e v o at~ons; ' ' Cm~ af Santa Mon~ca Housing ~b~ectives, Housmg EleFnent V-27 GoaIs. Policies, and Programs ' ' The Cit~• has also long rr~ainta~ned housm~ ant~-d~scnrnination protectaons, «,~h~ch among other prohibit~ons, preti°ents a tenant from being evicted if the tenant has mamed or had children. therebv mcreasin; the n~mber of occupants in the tenant'; un~t Ordinartce ?~ta 1822 adopted b~~ tne C~tv Council in 199~ also prohibits evzcuons because a tenant has established a domest~c parm;ersh~p Ordinance Iva 18~9_ adopted by tl~e Ciry Council in 199b_ prohib~ts specified forms of canduct b~- a landiord if done maliciousl~• T'hese include: (a) reducing housin; services; (b} rzducing mamtenance, (c} failzng to perform repairs a.nd ~xercFSe due diliaence in completin¢ repaars; and (d) seekm; to terminate a tenancti~ in bad faith .I998-2D03 Actton Plan: • Continue to prevent urflav~-fui e~°ictions throuLh enforcement o~ "}ust cause" e~-iction protections • Continue ta prot-~de pnanty for Section S or hausing voucher assistance to lou-er incorne. Ellis Act displacees • Corninue to fi.~d legai aid argan~zation{s) ~~hich pro~ide tenant education and representanon regardin~ landlord~`tenant disputes. • Re~•ie~~ current laws and recommend an~~ needed modifications to ensure protection of tenaz~ts ta the maximum extent legally feasible Responsi6le Division: Crt}- Attorne~'s Offce, Rent Gontrol Agency; Housm~ Di~~ision, Human Sen~ces Di~~ision Program 3.d: Facilitate the Presenation of At-Risk Housing ~rograrn Barckground: The C~i-~~ has assisted in the development of a ~ariei}~ of aff'ordable nous2ng pro~ects Some of thes~ pro~ects aze at-nsk of convertsng to market rate due to eapirat~on of use resmcEions. Sectron II - Housrng ~~eeds and Resources of this Elerr~ent Update evaluates the at-risk patential af these pro~ects These at-nsk projects are identafied in Table II-21 in this Element Update 149&-2003 Action ~lan: The C~t~- rr°ill consider the following actions as efforts to preserve the at-nsk housmg stock l~lanitor £;~nrts at Rrsk Regulariy rnonitor the status of at-risk pro~ects. The Cin~ w~ll iz~orm the tenants of the status of at-nsk pro~ects ~n advance of the potential con~ersion date Tenant Educatron The Cit~~ v4iil ~;ork ~~~th tenants livmg in unrts at-nsk af converting ta provide informat~an regarding potential tenant purchase of unrts_ ' ' ' ' 1 1 ' ' ' ~ ~ ' ~ ~ ~ ~ City of Santa ~onica Housm~ Objectives, ' Hous~ng Etement V-26 Goals_ Pol~c~es, and Prosrams i ' ' ' ' ' 1 ' , ' , i ~ ' 1 ~ ~ ' 1 to the extent feasible utilize addztxonal non-housin.g Rede~~~~opment Fwnds to supplement the annual 20% set-aside requirernent for el~aible housina acquisitran_ rehabilftat~on and new~ car~struction gurposes ~ ~ In addition. create a packa~e of pro~rams ta pro~~~de mcent~ves for landlords to pro~ide affordable housing in exchange for de~d-restncted affordable renta.~ untts In con~unction ~7t~ the Rent Control Board, assess the feasibili~~ of rnod~fications to the Rent Control Law ta encoura~e addrtional de~~elopment of multiple famil~~ apartments Respansi$le Divisinn: Housmg Divisian {lead.), Rent Control Agenc~- Program 3.b: Protection of Mabile Hvrtxe Park Tenants Program ~ackground: The Cit~~ has tw~o older mobile home parks ~hat ~~~ere onginali~ establ~shed as an intenm use requiring a condrtional use permit In order to protect tt~ese tv~~o parks, the Cit~~ created a mobile home park zone (VIHP) and zoned the parks MHP Tenazats at one af these parks are presentl}~ seeking ta convert the park to tenant ou~nership I99b-2000 Actron Plan: Co~:tznue ta protect tenants at e~isting rnobile home parks Assist ~~Zth mo~ile home park rehahilitation or con~-ersion to o«-nership housing if appropriate andr'or feasible. Responsi6le ~7ivisian: Housin~ Di~-ision. Cit~ Planning Division Program 3.c: Maintain a Teuant Eviction Protection Prngram Program ~aekground: The Rent Control Lat~ Charter Amendment hmits tl-ie grounds on ~~~hich a tenant may be e~~cted to "~ust cause " The grounds for eti~ictian include (1) occupanc~• bti- the o~rner or his'~-ier immed~ate farta~l~~, (2} demalxtfon ar con~~~r5ion o~ th.e propem' after obtaFning a reFno~ al permit from the Board, (3 ) failure ta pa~' rent. and (=~} refusal by the tenant to pro~~ide reasanable access for necessar~• repairs and irriprovements_ Tenants can also be evic~ed .~hen the ava~ner seeks to ~-~thdrav~~ the entire properh~ from the rental hausing maricet pursuant to th.e Ellis Act Certain of these e~~~ctions entitie the tenant to receave relocation assistance from the tenant's landlord Addinonali~-, low~er mcome. Ellis Act displacees are g~~-en pnonty for Section 8 and housing voucher programs Crty of Santa Viomca Housin; Element V-2~ Housing Objecnves. Goals, Policies, and Prog-ams 1 1 Fur~ding sQUrces ma~~ include redeveIopment set-aside funds. Multi-Family Earthqualce Repazr Loan {i1~1ERL) progxam funds. TORCA f~ds, and Pico Nei~hborhood Trust Fund 1998-2043 ~ction Plan: De~:elop programs ta protect tenants against land~ord cancelIation of existing Section 8 contracts (mcludin~ City an~:`or pri~-ate foundation-funded subsidy) to enable tenants to remain and pa}~ the l~~~aR. The Houszng ~luthont~~ should take all necessan- steps to ~ncrease Fair Market Rent (FMR's) so that Sect~an 8 can offer market rents. If necessan-°. develo~ a package af mcenti~~es to encourage landlords to rent to Sect~on S subsidized tenants and To continue their panc~ipatian in the Sectian $ program, poss~bl~ mcluding Subs~dized loans and~ar grants for rehabilitat~on Reinstated guarantees against rent loss and dama~e Impro~-ed tenant screen~ng and tenarzt support sen-~ces De~~eIop a comprehens~ve strate~ to address the effects of the Costa-Hawkfns Rental Housing ~c# on housing affordabiirty~. Im~est~~ate the fzasibility° of the follo~~inQ mix of pra~ams: - a Cm--wide acqu~srtion andlor rehabilrtation program that pro~-ides fundm~ in exchange for the dedicazion of deed-resmcted units. - expans~on of the Citt~'s mu1tF-famil~- acq~isftion and rehabilitation program: - a loan program that pro~-ides belov~--ma.rket rates to finance nev~ construcnon in exchange for the dedication of deed-restricted ~n~ts; - a pro~ram to permit the can~'ers~on of rental uruts to o~~nership ~ts in exchange for permanently deed-restncted rental unrts, • - a rental ass~stanee program that funds the difference between the Fair Market Rent and the market rent for Sect~on S tenants, - a rental pro~am that assFSts Section 8 tenants whose landlards ha~~e opted out of the Sect~on 8 program to pat the lbi~~mum Allowable Rent if the tenant decides to remain in the unrt; - a program that provides secunt~• depas~t asszstance for inrtial lease up and contract opt aut relocataons for need~r Section S rec~p~en.ts Crty of 5anta Nfonica Hous~ng Objecti~es, Housm~ Element V-24 Goals, Pol~cies, and Programs ' , ~ ' ' , ' ' ' ' ~ , ' ~ 1 , ' ' ' ' ' ' ' 1 ' GOAL 3.0: PROTECT THE EXI5TI'~G SUPPL~' OF AFFQRDABLE HaL~SI\G POLICY 3.1: ~rr~e~iorate the Effects of the Costa-Hau-kins vacancy de-control reaulation on the affordable housin~ stock y POLICY 3.2: Encourage tk~e presen~atzon of affordable rentaI housing POLICY 3.3: Conunue to protect rental ho~sing b}• limrting the conz~ersion of rental un~ts to ati~~nership unrts P~LICY 3.4: Encoura~e the replacernent of rnulti-fa~nil~~ hous~ng that is aemolished POLICIT 3.~: '~Todifi.~ the Section 8 proaram to ma~imize rts effect~~-eness in the market rent enti~iroYUnent created b~• the Costa-Ha«-1~ns vacancv decontrol leg~slation IMPLE~IE\TATION PR~GRANZS: Several of the f~l~o~~ng programs could readilz• fit 1 under se~~eral aoals, but are included in this secnon because each is pnmarily focused on the goal of protecting the existmg suppl~~ of affordable housing ' ' ' ' , 1 ~ ' ' ' Program 3.a: Deveiop Programs to Ameliorate the Effects of Costa-Hav+~l:ins Program ~ackground: C~tizens of Santa Monica adopted the rent control law in 1479 The cha.rter annendment establxshed azi elected Rent Control Board to regulate rental units in the Cin- and ensure that rents ~~ill not be mcreased unreasonabl~- adoption of the Costa-Ha«-lcins Rental Housing Act in the Fall of 1995 by the State LeEislature, how-ever. inrtiated vacancy de-cantrol in the Crty. Begm~ung in Januan- 1999. after a three-peaz phase-in period, the new° law will require r-acanc~~ de-controli'recontrol ~n apartments. and complete de-control of houses a~d condorr~ituums Santa Monica has approximately 30,Q00 rent-controlled umts In Septemb~r 199~. the Santa Vionica Rent Control Board adopted rules permitting ear1~° zmplementatxon (October 199~) o~ the Costa-Hau~kins Rental Houszng Act Within the first eight months, over ~,ODO uruts have already apphed far vacar~cy de-control. The effect of tlus new- lav~- on hou5in~ affordabiht~~ has been studied extenszti-ely as part of th~s Eleznent Update By 2003. ben~°een one-half and three-quarters of the 199~ rent-controlled stock ~u~ Santa ~vlomca is pro~ected to be vacancy de-contro~led V4'rth the Cosr.a-Hawkuis Act, median controlled rent is pro~ected to increase b~- I 1 percent by° 1999, and b~~ 28 percent b~- ?oa~ Costa-Ha~.~kins ~w711 make rt more diffi~uit for the Hous~n~ Authonn.- to #~ind landlords {and to keep landlords) ~~Zllin~ to part~cipate in the Sectzon 8 pro~ram Before Casta- Hawkins, in most cases. Section S affered landlords a higher rent than theti- could receive under rent control, and that rent ad~antage ~~-as enou~h af an incent~~e to ama.ct landlord participahan After Costa-Hawk~ns. Section $~111 have to offer competrtive market rents and other incentn~es to attract landlord participauon Ciry of Santa Manica Housm~ Element V-2J Hous~ng Ob~ectives, Goals, Pol~c~es_ and Prograr~s ' ' Progrart~ 2.j: Faeilitate #he Pro~ision of Emergenc~, Transitionai, and Permanent Housing for the HomeIess Program Sackground: Santa ?~~onica has a sigruficant homeless papu~ation, ranging from 700 to 3.b00 homeiess indii-idua~s as esti~nated b~° ~~arious studzes Efforts to provide she~ters and sen~ices for th~ homeless ha~~e been led by~ local non-profit or~anizatxons funded to a large degree by the Can~. For exampie, the Crt~ ass~sted in the develapment of tlze 100-bed S~~10SHEL zmergenc}~ shelter for the homeless and proti~ides annual grants to the Sa~~~at~on Arm~ to operate thi5 shelzer The Cin° supports and de~~elops a mix of emergenci~, transrt~onal. and pzzmanent housing opportunitFes for homeless ind~~~~duals. ihereb~• creatma an effective cont~nuum of care approach ~a address home~essness in 5anta Monica (see Goal ]_0} 1998-2003 Action Plan: Seek and Ieverage outside funds for ernergenc~~ and trans~tional housin~ development. Work rn partnership wrth local non-profits for housin~ and supportive services Consider gi~~ing a pnor~ty to persons in temporar~~ or transataonal housing faz occupancy m perrnanent affordable housing in the Cit~ . Responsihle Divisian: Hurnata Ser~~ices Divis~on (lead}. Housing D~vis~on Program 2.k: Expand Article 34 Autharih Program Background: ~u-t~cle 34 of the state constituUon requ~res that any lou- rent hons~ng pra~ect developed, constructed, or acqiured by a public a~enc~~ must first be approved b~- a zna~ ont~~ of #he ~~oters livina in that aurisdiction Reqiunng such publac approti-al can act as a bamer to the development of affordable housing In comp~~ance ~n~th this arEzcle, the Crt~~ of Santa Momca put a referendurr~ {Proposit~on V) before the voters in 1978 in order to ~;~in approval to "develop, fmance, or rehabilitate, but not own or aperate w~thin the Cin~. housing for rental to la~ and moderate income persons, na less than ~0 percent of ~;hich shali be reserved for persons age 60 or alder; not ta exceed tn total throughout the City. 1 percent of the dweiling units in the Crty " 1998-2003 Action Plan: Seek ex~anded :4rticle ~4 Authonty to utilize a var~ety of revenues to develop. construct, or acquire low and madetate income rental housin~ prajects. Responsible Division Cin Planning Dtv~sion, Housing D~r~•ision City of Santa Monica Housi~g Objecnves, Housing Element V-22 Goals, Poli~ies, and Pra~-ar~s 1 ' ~ ' , ~ ' ' 1 ' ' ' ' 1 ' ' ' ' ' 1 • Assess the possibilit}- of re~-isina the zomng code ta allo~~- for the constructaon of ' alternative t~pes o#' housing (e g co-housing), ~ncluding the construction of such hausm~ on Cit~~-o«ned properties ' • Con5lder alternati~°e de~~etopment standards (e a height. lot co~-erage, density. setbacks_ park~ng req~.urements. etc ) that facihtate the de~•elopment of housina for familie~ ~~ih chzlc~ren includzn.g the provision. of outdaor pla}~ areas for ch~ldren t Respansible Division: Hausing Di~-is~on (lead}, Cit~~ Planning Dit-ision ' Program 2.i: Facilitate the Der•elopment and Maintenance of Special l~eeds Housing Program Backgraund: Housing far seniors. and the ph~~sicall~ and rrientall~ disalaled ' ~~~ill need to address thexr spzcial needs, such as barner-free em•aronment and access~b~lit~- to transit and senzces Thz Cit~~ intends to expand its strateg~- to suppart the maintenance. zmpro~~ ement. and de~~elopznent of housm~ for hauseholds wrth , special needs According to the Los An~eles CQi~nt~~ Departrnent of Health Ser`:ices, there are cu~rrently 1,000 residents m Santa ~lamca vvh.o arz HN pos~tive According to the ' Santa I~ionica AIDS Pro~ect, at presenE there are approximately 300 ?,IDS!HIV patients in the Cit~- who are reee~~~in~ medicaI treatment As the disease pragresses, these people u~ill require various types of assistance «rtiz legal, med~cal. msurance. ' emplavznent and hous~n~ ~ssues Since 1989. the Crt~~ has assisted ~n the development of a vanet~~ of speeial needs ' housing, mc~uding se~eral seniar housing pro~ects. a housmo pro~ect sen-ing the mentallv il~. and a pra,~ect ser~•in~ those persons livina with HIV/~IDS_ ' The City also fiu~ds a«Zde arrati• of m-home and mdependent lnrzn~ assistance tar~eting seniars and persons w-ith d~sabilrties to reduce ~nstitutionalizanon and mamtain self- suffici~ncy in housing {see Goal 5.0) ' I998-2003 Artion Plan: ' • Ident~f~- exisnng resources and develop neti4 resources to fund the developrnent of sup}~artive houszng and associated sen~ices_ ~ • Strengthen partnerships vtith sen~ice proy~ders to support the efficient pravasion of services to special n~eds housm; de~-elopment ~7th current Cit~~ resources ' • Assess the de~~eloprnent of a l~u~h subsidy° pro~am for the de~~elopmen~ of perinanen~~y affordable housing for very-, very- low income households eariung mrnimum w°age. ~rh~ch wauld include bo~h SRO and faix~.ily units ' Responsible Division: Human SerG°ices Dxvision {lead), Housing Di~risian ' C~ry- of Sar~ta Mon~ca Housmg Ob~ect~ves, Housing Element ~'-Z1 Goals. Policies, and Prograrns , ' Responsible Ditiision: Resource Mana~ement Department; C~ty Planiung Divasion ' ' Pragrarn 2.g: Foster HousiQg De~ elopment through the Use of Development ?~areements , Program Background: A Developrnent Agreement (D~) is an agreement betr.~een a developer az~d a local go~~ernn~ent that outlines the re~ulations and pol;c~es ga~ermn~ the development of a specific piece of propertv_ In Santa Vlon~caa D~.s ha~~e been pregared for a nuFnber of discretionan. multi-phase pro~ects V4'~thin these DAs, special affordable housmg obliffations are often mcorporated I998-2003 A~tion Plnn: Continue to negot~ate into De~~elopment Agreements the inclusion of on-site af~ordable housin~ or pa~~rnent of housing in-lieu fees, above and ber ond existing Cit~~ requirements Responsible Divisian: Caty Planning Division, Cit~~ Attarne~~'s Office. Program 2.h: Facilitate the DeveIopment af Housing for Families v~•ith Children Program Backgrour~d: In Santa ~~onica. ven~ fe«~ of the ne~~ housinQ uiuts be~ng b~ult in th~ pri~~ate ~ous~ng market are suited to tlte needs of families w-~th children Accord;n~ to the 1990 Census data. for th.e C~n:. 92 ~ercent of large family, renter hauseholds eamina up ta 95 percent of the Count}- med~an mcome expenenced one or mare hausin~ problems, including hausar~g overpayment, overcrowding, and~or substandard housmg. As mdicated in Sect~on II A2, both the U S. Census and Iocal school distnct data re~-ea1 significant ~ncreases zn thz City`s very yo~n~ ch~ldren. There is a need to det~elop a strateg~• to support #1ie maintenance, impravement, and development of housmg for farr~iiies w~th children. including large families. In addztion, supparti~le sen~ces. such as cluld care assistanee to Iowr income farnilies. are needed ta ensure the cont~nued maintenance of housing (see Goal ~ 0) I998-2003 Action Plan: Dedicate a portion af the Cit~-'s affordable housing fnancial resources to the product~on of ~n~ts for famii~es wzth chilc~ren • Assess the possibilit}~ of perrnitt~ng the recanfigurat~on of existing buiFdings to increase the nurnber of bed~rooms and the slze of unrts for deed resmcted affordable pro~ects for families uzth cluldren. Thouah t~us program vvould reduce #he number af overa~l uruts in the Cin~, it woutd provide much-need~d large family LlIFlt5 City of Santa Mon~ca Hous~ng Objectives, Housing Element V-20 Goals, Polic~es. and Prograrr~s ~ ~ , ' ' ' ' ~ ' ' ' ' ' ' ' , 1 • Asses~ a Martga~e Credit Certificate program tc~ pro~ide assistarice to first-ttme ' homebuyers (described zn detaxl under Program a c) • Gontinue to deti-elop a v4~orkma relationship ~~itl~ pri~~ate lenders to leverage Cit~• ' funds 4 • Continue to partic~pate fn recammendmg chanaes to the State Tax Credrt Committee's Qualified Allocation Plan ~ • Encourage dev~lopers to take ad~~antage of affordable hausing bond f~nancin~ and facilitate coordinat~on amona de~~elapers «°hen appropnate ~ Res onsi6le Divisiora: Hou5~~1Q P a Dr~-xs~on ' Program 2.f: ~ssess the [:se of Cit~~-O~;•ned/Publicly-4wned Land for Affordable Housing ' Program Background: As a highl~- built out C~~~. Santa N1on~ca has fev~- remammg vacant propertzes suitable for residential de~-e~opment This shorta~e of ~~acant land ' necessrtates the use of alternati~•e mechanisms for prot~idin~ srtes for housin~. S~ch mechanisms include long-term leases of C~n~-awrned or publicly-aw-ned land. and sale of air nghts. I To faci~~tate affordable housing det-elopment, the Cin~ cauld lease appropriate City-- owned properties on a long-term baszs to housing developers in exehange for a long- ' term commitment to maintain the uruts (or a portaon of the umts) as affordable hausing. Another mecha~usm is the sale of aar nghts above Cin~-aw-ned parking lots ~~an;~ of the Ciri~-ouned parking Iots are surface lots or structures developed at lo~~ er densrties ~ thar~ permitted by zomng The CitS~ cauld sell or lease the unused densittes abo~~e these parlcing lotsr`structures ta housing developers for affordable housing de~~elopment. , 1998-2003 Action Plan: ~ • Prepare an znventon~ of publicly-ov~ned land, Zncluding parkmg lots. and examine the fea~ibilrt~~ of their use for a#fardable housing development • Assess the use of City-oti~-ned, publzcly-ow~rced and p~vately-owned land for ' affordable houstn~. • Consider purchasing land for future de~-elopment of affardable housina. , • Enact a land banl:ing pro~ram, if feas~ble, for the Crt~~ and n.on-profit developers of affordable hous~n~ to purchase land and exist~ng properties for future , de~~elopment of affordable housing ~ Citv af Santa Vlon~ca Housmg Ob~ect~~es, Hous~ng Element V-19 Goals, Pol3cies, and Pro~rams ~ ' ' A detatled descriptzon af each of these programs. includmg eli~ible acti~-ities and fundang avazlabilx~•. is included irt Appendix D of this Element Update Section I~' - ~ Revrezl- of Housmg Elemenr Past Performance also ~ncludes a discussion of haw these fundmg saurces ha~~e been used to assist Santa ~lomca residents ~n the past I948-2D43 Action Pla~: ~ Cont~nue ta apply for fundang for affordable hous~ng production from federal and ~ St~t~ ~7FOaraIT15 • Continue to seek out ne~~ sources of Federal, State. arid Count~- funding ' • Ta the extent fzasible ut~l~ze Redevelopment Funds {See Pro~am 3a.) Responsible Divisior~: HousinQ Division, Human Services Division ' Program 2.e: .Assess Alternatir'e Affordable Housing Finance Programs ' Program Background: This pro~ram addresses thz decrease ~n Federal and State funding and need far addrtiQnal funds to stem th~ loss of affordable housing d~e to ~~acancy de-cantral Under th~s prograrn, the City ~;ill assess a vanety of alternat~ve ~ funding mecharusms for the canstniction of ne~~ affordable hous~ng. Potential funding mechanzsrns incl~de ~ • Tax Exempt Bonds and State Lo~~ Income Housang Tax Credits. whereby loans are made to propert;' o«ners in e~change for deed-restr~cting 20 p~rcent of the units to households earnxng no more than ~0 percent of the 3rz~edian ~ Ca~nt~- mcome ar 40 percent of the umts are deed-restncted for hauseholds eamin~ no more than 60 pezcent of the med~an Count~- ~ncome; • HLD Section 108 Pro~ani. «~hereby loans are made using future Cornmunlty i De~~elopment Block Grant funds as collateral, • Mortga~e Credrt Cernficates, whereb~;- first-time homebu~ers earning up to ~ I20 percent of the ~edian Count;~• inco~e mai- take an annual credit against federal income ta.Yes of up to 20 percent of the annual interest paad on their mortgage ! Once apprognate fuzzdzng sources har~-e been ~dentrfied. the City i~~il take the steps ~ necessary to utilize ~hese funds, ineluding, if appropnate, obtaining bond authont;-. I998-2003 Action Plan: • Assess creative financing mechanisms such as t~-exempt bond-financing to ~ increase available Cit~- financing for housing prog~-ams. • Consider utilizing HLrD's Section 1081oan program ' City af 5anta Monica Housmg Ob~ectives, , Honsing Eleinent V-18 Goals, Pol~cies, ar-d Progrrarns ~ ~ ~ ' , ~ ~ ' Secrion .lr' - Revietit~ of Housrng Element Past Perfarmance cantains a description of these organizations and Cit~~ ass~stanc~ preti-iousl~~ pro~-ided I998-.2003 Action Plan: Contznue to pro~Fide financial and technzcal ass~stance to non-profit housing prol-iders to support the de1~elopment of affordable housing Continue to provlde Lechnical and financial assistance to non-profits in the cozz~pletion of HUD Sec~ion 202. Section 811, and other fundin~ applicanons to increase the competitiveness of local housin~ pro~ects «'ork t~~th local non-profit a~encies ta assure locaI capaciri' Oil ~[1 OIl-aOlllQ bas~s Responsible Division: Hous~ng Di~~ision, Human Sezvzces D~ti~isian ' Program 2.d: Provide Funding to Assist in Hausing Produ~tion Program Background: The Crt~ uhlizes federal_ state. and local funding programs to , assist housin~ providers v~~ith the de~elopment of affardable housme ~'unding programs used b~ the Cit}- include ' Federal Programs • HUD Section 811 Pro~ram • HUD Section 242 Senior Housin~ Program • Housing Qpportun«ues for People ~~~th AIDS (HOPWa.) , • Supportive Housing • Federal Emer~ency Sne~ter Grants (FESG) • Shelter Plus Care ~ • HOME Pro~ram • Commuruty Development Block Grant ' • Section 8 Rental Assistance and Housing Vouchers State Pro ams S~ • Loi~- Income Housin~ Tax CredFt (LIHTC) ' - California Housin~ F~nance Agenc~~ (CHFA) Local Programs ' • Tenam Ounership Rights Charter Amendment Tax Revenues • Redeti~elopment ProjecEs • Inclus~onan Housing Program Fees~'Hausing Production , • Office De~ eiopment Mit~gation Pro;ram • Mu~ti-~'am:~l~ Earthquake Repaxr Loan Progratxz (MERL) • General Fund ' ' City of Santa VComca Hous;ng Object~ves, Hous~ng ~iement V-17 Goals. Polictes. and Pro~ams ' ' • Na limrt an the n~mber of floors for 100 percent affordab3e housxng pro~ects. provided that the he~~t does not exceed the rraaximum l~m~t in the applicable zonin~ district. • Allo~r-ances for a ten-foot height bonus for l OD percent af~ardable housing pro~ects in non-residennal zones, • Allo~~-ances far FAR bonus as an incentive for residential deveiopmen~ in comnn.ercial zones, • Relaxation of densit~- restrfctions for congre~ate ~iousin~, SRO's, homeless shelters, and transitional ho~.tsmg, • Relaxation of parkEng requ~rements for 100 percent affordable, con~regate, and sezaior housing as well as SRO's and homeless shelters; and • Allov<<ances for densitv bonus of up to ~0, 75, and ~00 percent in the Ocean Park and \orth af V4~ilshire zon~n~ districts I998-1003 Action Plan: • Re~~ise existing development standards as necessary to assure the building en~-eIope adequately accommodates the constructfon of dens~t~~ bonus unrts and ensure that the standards which are de~~elaped maintauz neighborhood charactez Considez ha«ng neighborhood specif c standards for different neighborhoods Responsi6le Division: Crty Planning Division Program 2.c: Pror-ide Assistance to Non-Profits for Ha~sing Developmeat Program Eackground: The Cm~ pro~°ides technzca~ and f nancial support to a~~araet~~ of nan-profit housing providers to support affordable housing deveIopmznt. These housmg provFdezs have ~ncluded the following• • Ocean Park Communiri~ Center (OPCC} • Cammun~t~ Corporation of Santa'~~onica {CCSM) • Retirement Housing Foundation • ~ienorah Housing Foundation of the .Ier~rish Federation Council (JFC} of Greater Los Angeles • ~%olunteers of r~-rnenca (VOA} • Pro~ ect New Hope • Upw~ard Bound • Ne~~- Directaons • Step Up on Second ~ ' ' ' ~ ~ ' ' ~ i ~ i ' ~ , ' C~ty of 5anta Monica Housirtg Ob~ectives_ , Houszng Element V-16 Goals. Polic~es, and Pro~a~-s ~ ' i ~ ~ i ~ ~ i ' ' ~ , 1 , , ~ ~ , A reE~ised higher threshold for ~~~hen all af£ordable wuts must be prov~ded on site (ret°ision to the current threshold af 20 units). and Eliminatma the option for satisf~~ing the inclusior~an- obli¢ation by° pro~~ding all moderate income units at 10~% af the count~.- median famil}' income (~iFI) or replacing it «•ith an aption to satisfi- the inclusionar~~ ohligation b~~ pro~-iding 100% of unrts deed-restnc~.zd for households earnzng less than SD% of the count4• ~7FI Consider modifvinQ the in-l~eu f~e structure to encoura~e houszng development m taraeted areas of the Cin~ Proposed amendments will be rec~ieu~ed by the CrtF~ CounciI and the C~ty's Inclusionan- Hous~ng Program wzli be ax~r~.ended based on this re~~iew Responsihle Division: Hous~n~ Divfsion, Cxn~ Plasui~n~ Dirision, Cit~° Housing Authon~° Program 2.b: Maintain a Density~ Banus Program Program Back~ro~nd: linder State la~_ deti~elopers of residential pro~ects cantaining f~~e or more units ma~= be eli~ible to recei~-e a 2~°ro densltv bonus if { 1} 20 percent or more of the un~ts (not incIuding density- bonus umts) are set aside for, and affordable to. households w7th lower incames (<SO% of area median), "affordable" for this ~roup means rents set at 30% of 60% o~the area med~an ineorne. or, (2) 10 percent or more of the units are set as~de for households with ti-ern~ lo«- mcomes {<~0% of inedian), "affordable" for this group means rents are set at 30% af ~0% of the area median. or (3) 50% of the unrts (not ~ncludmg densrtv bonus umts) are set aside for senior cit~zens. Ihere are no income or rent restr~ctions on such pro~ects "Senxor citizens" rrzust be at Ieast 62 ~-ears old if the proaect consists of 1 SO or more units. the "sen~or" is defned as at least» rears of age. Pro~ects qualify-~ng for a State densi~- bonus aisa are eligible for at least ane addit~onal regulaton- concession ar incentive result~ng xx~ identifiable cost reductson, or other incent~ve of equn-alent financial ~~alue based upon the land cost per dw~eIling unrt In addition to these State density bonus prorZSions, the Cit~~ has adopted addit~onal densit~~ bonus mcentives xn its Zomng Qrdinance, including Allo«,-ancES for an additional 20 percent densitr~ bonus for 100 percent affordable housin; pro~ects; C~ty of Santa Vlonica Housing E-ement V-t ~ Hoe~sing Ob~ectnres, Goals, Pol~c~es, and Progra~ns , ' Program 2.a: l~Zaintain an Inclusianar~- Housing Pragram Program Baekground: Adopted ~n 1990_ Proposztxon R reguires that ~0 percent of all muitE-famil~- res~dent~al housing ne~i~lti- constructed in the Crt~- be permanently afforc~able to and occupied b~ lov~~ (60 percent of Counn- mec~an income) and moderate (lOD percent of Count~ median ~ncome) income households Of the affordable units. at least half must be affordable to lo«~ incame househoIds In 1992, the Cin~ adopted the Inclnsianary Housing Program (Ordznance 161 ~} to implement Proposation R The zmplernen~at~on ordinance requires projects of 20 flr more unrts to pro~-ide the inclusionar5 units on-srte - However, under certa.in ctrcumstances, projects of six or fewer uruts may pa~~ an inclusionary fee in heu of pro~~iding an}~ un.zts on-s~te. wh~le pr~~ects of betvveen 7 ar~d 19 umts ma}- pav the inclusionary~ fee instead of providing the required lo~~~ uicome umts on-site, but the zequxred moderate income unzts nn.ust i~ provided on-site_ As part of this Element Update, an in-depth aria~}-sis of the effects of the C~n's Inelus~onan-- Housing Program on housina prod~c~on u~as conducted. sumn~arized in Section III B of tne EIement L~pdate. The follov~~ng 199$-2003 Actian Plan considers ~~anous re~~isions to the Irnplementing Ordmance based on the results of thas analysis i998-2003 Actian Plan: Study modifications to the City-s Inclusianary~ HousFng Program (Ord~nance 161 ~) v~~hich ~~ould heip support ne~~ housing production an a u-a~- that balances this production v~-ith maintenance and conservat~on of existing housing stock, wlule complying wzth Proposition R Changes ta be considered. but not be lunrted to, include the following - Expansion of the in-I~eu fee opt~on in con~unction v~-ith increasing the City's author~ty under Art~cle 3~ and consistent ~~th Casta-Ha«kins (see Program 2 k), . - Zoning incent~ves in exchange for the construction of 30°.'n affordable units on-srte. - Tt~e ability to satisf~' the inclusionary obltgat~on by meeting ~he requirements of State densiri~ bonus law. - The ability to satisfir the inclusionar~r obligation b~~ coanpl~•ing w~th the requirements of tax exempt bond financ~ng; - Periodic recalculat~on {everv tw~o years) of the in-heu fee in order to promote pro~ect feasibility. generate in-lieu fee revenues. and sustam Crtywide compliance wlth praposrtion R, Cin~ af Sanra Momca ~Ious~ng Objecti~es, Housin~ Elernent V-14 Goais, Po3icies, and Prograrns ' ' ' , ~ ' ~ ' ' , ' ~ ' ~ , , ' ' ! i Responsible Division: Cin~ Plann~na Dir~ision i y GOAL 2.0: INCREASE THE SUPPLY OF HOti SING AFFORD aBLE T~ VERY ' LOV4', LOL'~', A~iD 1~iODER~iTE INCOME PERSQNS POLICY 2.1: Encoura.ge inno~~atiti-e municipal and pn~-ate sector pro~rams to promote the f nanc~ng and de~~elopment of hous~ng for ~•en ~o~.~~. low~. and moderatz , income persons ' POLICY 2.2: Encourage the dzvelopment and participatfon of nonprofit housing corporataon5 in the production and mamtenance af housing affordable to ~ en~ y lo«, lov~~, and moderate ancome households , POLICI' 2.3: Coaperate ~;~th housinQ providers ~o promote the dez-elopment and operation of rental housxrzg for ti-ery Zow and lowr income households, and ownershrp housing far low• and moderate incame households ~ ' POLIC~ 2.4: SuppQrt the enactmznt of federal, state, and local legislation to proj~ide funding and incentn-es for the preservation and dei-eloprx~ent of housing ' affordable to ~~ery lo~~. Io~~~, and moderate ~ncome households POLIC~CT 2.5: Ensure the continued a~-ailabilit`,~ and affordabil~n~ of incvme-zestr~cted ~ hous~ng for very ~ow•, lou-_ and maderate mcome households POLICY 2.5: Support housing pro~~iders to promote the de~~elopznent of rental ~ousing for very low~, lo~°. and moderate Zncome households that utilize ta.x exempt bond , f nancing ~ POLICY 2.7: Encourage the dfstribution of housing for la«- and moderate incorne hauseholds throughout the Cit - ~ i ~ POLICY 2.$: Continue to provide de~•elapment xncentrves and reduced planning fees for development of affordable ho~sing POLICY 2.9: Work ti~~~h local non-profit commurutc• or~aruzations to maintain local ~ capacrty to develop affordable housin~ on an on-going basis POLIC~' 210 Allo~- use of Cin--ger~erated affordable housin~ funds for lanc~banking of ' srtes v~-hich are clearly surtable for affardable housin~ proJects IMPLEMENT~.TION PROGRAMS: Se~~eral of the fo~lo~~1n~ programs could also be ' ~ncluded under other Qoals, but a~re lzsted here because each is primanly focused on mcreasing the suppl~~ of housmg affordable to ~~ery la~~~. low_ and maderate income persons , ' • Citr of Santa h4on~ca Housmg Ob~ectives_ Hausing Element V-13 Goa~s. Pol~cies, and Programs i , ' To facilitate the development permit appro~~al process. the Crty uses the parcel-specific "Perrnits" data base to track the status and pro~ress af applications. :~s. geoaraph~c ~ informat~on s~~stem (GISj is also m use for lon~-ran~e ~lamm~g pro~ects. 1998-2003 Action Plan: • De~~eiop a handbook of interdepartmental reg~~ataons and ser~.~ices ta gu~de ~ applicants thrvuQh the de~-elapmznt appro~~al process. • Impro~~e "Permits," the Cin~'s computenzed permit-trackin~ si~stem, by linkinQ tl~e ~ database to the Geographic Information S~~stem., ez~ancing the displa~ Vand or~anizaEion of information. and makin; the s~~stem accessib~e to the public_ • ~x and the t~ es of informat~on avazlable on "Permrts" and un rove Te artin , P .'P P F ~ procedures to facilitate pro~ect tracking and pro~~de up to date information Responsrble Division: Crt~- Plannin~ Division. Building and Safen- Di~~2sion: ~ Informatian. S~°stems Division r i Prograjn ~..c: N~ain~ain Architectural Revtew Guidelines and De~elopment Campatibilitti- ~ Pragram Baekground: As a means of prov~ding greater certaanty for pro~ect applicants. the City has adop~ed and implements archrtectnral review gt.udelines for , pro~ects that require Archrtectural Revae~~- Board {ARB) approval The Caty also reaularly rer•ie«~s and rev~ses rts develapment standards to ensure caznpat~bilit}' betu~een its development standards and the archrtect~ral review guidelines ~ 1998 Z003 A etia~ Pla~: • Continue to implement Crtv architectural revie«~ guidel~nes and re~~ew ` deti~elopment standards, and re~•ise as appropriate. to pravide pra~ect appticants w~th c~ear design direction and ensure des~gn compatibilrty ~ Responsible Division: Ciry Plann~ng Division Program l.d: Consider Rezoni~g l~ion-residential Areas for Residential Use ~ Program Background: The Cit~~ has ach~ered substantial success m producmg ~ addxt~onal housing b~• allo~~ing the construct~an of hous~n; rn areas previo~siti~ zoned exclusiyely for non-resident~al uses There zr~ay be addrtional opporiunit~es for further efforts to facilitate greater housin~ ~roduction ~ I998-2003 Aetiore Plan: `The Cin- i~•ill assess further opportumties for develaping housing in areas currentl~• zoned for non-residential use. , City of Santa Mon~ca Hous~ng Ob~ectives, , Hous~ng E~ernent V-12 Goals, Policies. and Programs i ~ ' ~ ' ' i Ensure that parktng standa~rds are reasonable for affordahle housin~ pro~ects. • ~ssess the feas~bilit~- of madi~rng off-site infrastructure improvement requirements to reducz housing development costs • Contanuz to support the construct~on of Iivei«~ork space and ei-aluate deveioprnent standazds and assess the use of derelopment ancenti~~es to promote the constructron o#' ln~e~ti~-ork space including artist studios • Continue to promote and pro~-ide incentives to deti-elop residential uses in non- resident~al zon~na d~stricts and e~~aluate add~t~anal mad~fication of development standards to encoura;e t~e de~~elopment af housing in commerc~al areas of the Czt~~ . ~ • Evaluate potent~al modifications to developmenz standards wh~ch u-ould encourage courtyard/garden sty~e apartments ' - Evaluate the modrfcatian of the exist~n~ project design and development standards in tkie C3C District and ather commercxaI distr~cts as appropr~ate, to proride ~at for the purposes of assessmg ~.~-hether a development reriew perm~t , is required for new det~elopment, floor area devoted to residential uses shall be d~scounted by fifty percent , • Evaluate modifications to the Zonmg Qrdinance to allou~ for existrng non- con#'ormin~ mulu-famil~ residem~al de~~elopment that are destroyed due to ~ire. earthquake or other natural disaster to l~e replaced in-k~nd in order to pre~•ent the ' loss of d~~ellina units in the City. Consider the use af the Earthquake Recovery~ Act as a model for this progra~ri_ ~ Responsibte Division: Crt~- Planning D~i~ision, Enviranmental and Public tiVorks I~lanagement Department. C1ty Attorne~~'s Office_ ' Program l.b: Streamline Perinit Appro~~al Processes Program Background: For residentia~ develapment in Santa Manica, permrts mati~ be ' necessar5- from a~-arien~ of departments, such as a permit to remo~-e rental units fram the Rent Control Baard. and Planning Commission appro~-al of a subdivision map and s~te plan Th.ere is a percept~on among the de~-elapment industn~ that the Cin's permit ~ approval process rs diffcult, and the amount vf ume required to na~-igate the process, partfcularly through publzc k~earfngs, adds to the costs af housing developrnent_ This perception probably has some effect on the vviIlingness of the pnva~e sector to ~roduce , mult~-famil~~ ho~xsing in Santa Momca {This perception and its effects are discussed m the sectian trtled "Curnulat~ve Effects of Five Crt~- Programs;` Requirements" ~n Section III B of this Element Lpdate ' ~ C~ty of Santa Manica Housmg Ob~ectives, HoasinL ~le~aent V-11 Goals, Polic~es. and Programs ~ POL•ICY 1.~: Maintain development standards that promote the development of sp~cial needs housinQ, such as affordabie senior. disabled, ar family hvusin~, v~,~hile protect~ng quality of life goals POLICY 1.5: Periodicall~- review City t~es, fees, regulat~ons to ensure that thei~ do not constra~n hous~ng development POLICY 1.6: I~Zaintain and enhance the Cit~~'s e~pedited and coordinated permrt processing s~-stem. POLICY 1.7: ~Iaantain deveioprnent star-dards that ensure that the developzz~.ent of new housing in res~dential nzighborhoods is designed to fit u-~tlun the existing neighborhood conte~t I_VIPLEMENTATiON PRQGRa1VIS: Althou~h severaI of the follo~-~ng programs could readil~~ fit u~der other gaals, they are mcluded u~ this section because they primaril~- address the goal of mcreasmg housing productson C~ty~~ide Program l.a: Assess and Revise, V4'here Appropriate, Cily Regulaton~ Requirements Progrum Background: Continued monitoring and refnement of the Cit~~'s development standards and procedures are important to rr~n~izing the cast of development u~h~le ma~nta~n~ng the qualit~- of residential pra~ects 1998-2403 Action Plan: Penodicall~r re~-iew and, ~~~here necessary and after consultation u-~th local archftects, rev~se plannmg, zonmg and developmen~ re~lations, assessrr~ents. and fees to ensure that they suppart development of a ~•ariety of housmg t1Pes and pnces The follo~~-~ng speci~c actions w-~11 be wndertaken d~nng the plaruung period Elimmate Condit~onal Use Permit reqturement for condom~niurns an~ evaluate other pracedures which ach2e~~e an appmpnate ler~~el of desi~n revie~~~ Amend the inclusionary Housing Program (refer to Pragram 2 a) Revise exist~n~ de~~elopment standards as necessan- to assure the bnild~ng envelope adequately accommoc~ates the constructian of density bonus unzts and ~;nsure that the standards which are developed maintain neighborhood character Consider ha~~~ng neighborhood specif c standards for different neighborhoods As part of this effart. Ensure that pax~n~ standards do n.ot create a disincent~~e far affardable housing pro~ects ~~ith large family ~uts - Consider the development of different parl:in~ standards to address diffenn~ neighbori~ood candrtrons_ C~t}~ of Santa Monica Hous~g Ob~ectives, Housing Element V-10 Goals, PoLcies, and Pro~ams ~ ' ~ 1 ~ ~ ' 1 ~ ' ~ ~ ~ ' ' , ~ ' , ' ~ ~ ' , ~ , ' 1 , ' ' ' ' ~ public ~~•ork assessment assistance to appro~irnatelv 201o1v-income households. and legal sen~ice representat~on and assistance to approximately 84~ ~~en-lav~• and low income households C. GOALS, POLICIES A\~ PROGRAMS The basic housin~ ~oal of the Cit~~ of Santa Momca is to meet the existing and pro~ected housing needs of alI its residents and iES re~ional responsibilities foz decent. affozdable housin~ opportunities for all income Qroups w~hile maintaining an econamicallti- sound and healthy~ en~ironrnent V~~ith~n that context, the Crt~ has established ~he goals; policies. and proqrams that address t~e fallo~~Y~~ five rna~or topics • Hous~ng Production • Housing Consen~atron and Improvement • Housing ~ss~stance + Balance Hous~ng ~«th Other Ciry Goals • Citszen Particlpa#xon The folloti~~ng descnbes each of a full range of housinQ programs 1~hich w-~11 be undertaken by the City Hous~na programs include programs bath currentl~- being implemented Fn the Cz~~, and ne«~ programs added to address existing and proJected needs. A brief background on each pra~-am is pro~•ided, follow~ed b}° the Crty's act~on plan for the 1998-2003 Houszng Element piannmg penod Table ~'-2, Houszng ~'~rograr~ Siunmax~°, located at the end of #his section, summarizes the goals of each pro~ram for the planning per~ad, and identifies the pro~rarn fundin~ source. responsible agency. and time frame for implementahon. The programs outlined bela~~ and set forth in table ti-2 are desi~ned ta compre~ensn-ely address the C~tv"s ~denttfied hausing needs ~ GOAL 1.0: PR4MQTE THE CONSTRUCTIO'~ OF 1\EVI~' HOUSING V{~'ITHIN THE CITY'S REGULATORY FR~I~IEWQRK. POLICY 11: Provid~ adequate sites for all n-pes of housing POLICY i.2: Encourage and provide mcenti~ es for the de~-elopment of housina in non- res~dential zones ~ ' POLICY 1.3: Establish and mairnain development standarc~s that support hausing development while protectang gual~tt of life goa~s ' ' C~t} of San#a Mon~ca Housu~g Objectires, Housing Element V-9 Goals, Policies, and Pra~ams ~ ~ 2. Housing Rehabilitation The pnmary sources of fundina for housin~ rehab~litat~an activities o~~er the plannin6 genod are. CDBG. HOME. TORC~.. rede~-zlopment set-as~de, and repayx~z~ent of ?~iERL funds G~ven the an~icipated amount of fiuiding under eacn af these proarams, the Cit~-'s quantified object~~~es for housin~ rehabilitat~on for th~ 1998-2003 }~eriod are as fo11a~4s Acquisrtion and rehabilitation of 2b6 un~ts of mult~-family rental housing (109 ver}~ lo~ti--income and 1 ~7 low-income units) Minor rehabilrtation assistance ti~rou~h the Residential Repatr and Vlinor Rehabilitat~on Program to approximatelS~ 70 low-zncome households 3. Housing and Sapportive Service Assistance The foilo~ing are the Crt~•'s goals for housing assistance and supportive ser~~~ces dunng the 1998-2Q03 penod, contingent upon the availabilrty of adequate funds and C~t~~ Council approval on an annual bas~s- • Cont~nue to pro~-ide 930 Section $ rent certificates and vouchers {68~ elderl~~disab~ed, 164 smaii-familr, S 1 large-familtir) to ~~en~ ~o~~.• income renter hauseholds. Implement Family Unificat~on progra~n for 70 fam~lies • Assist exist~ng renters to become first-time homebu~~ers through the TORCA Homeou~nersh~p Loan Program. with a gaal of assisting 3D Iow income and 37 maderate mcame renters • Continue to provide funding to support an emergency homeless shelter, a transrtional housin~ program for homeless adult wvmen and men, a transitional housing pro~ram for home~ess mentally-ill women. • Contznue to gra~~ide a.~ ide range o£ supportir~~e sen.ices to very~ lo~~ and lo«~ income households to ensure #he continued maintenance of nousmg includmg (numbers are basec~ on aFUaual pro~ections)_ - employment assistance to ~00 hameIess and low-income inditiiduals; - childca.re subsid~~ assistance to approxirnately 2~ low•-income families; - para-transit sern-ices ta approxunatel~-1.0a0 seruors and persons v~7th d~sabilrties, - in-horr~e az~d independent living assistance to approximately 2.500 semors and persons v~~ith disabil~ues, - case Fnanagement assistance to approximate~~• 1.200 homeless ind~viduals, C~t~ of $anta Ma~ica HOuSZng ObJeCttvES, Housing Element V-8 Goals, Pohcies, and Programs ~ ' ~ ~ i ' ~ ' ' ' ~ , ~ ' ~ ' , ~ ' ' 1 ' 1 ~ , , , , , ~ Patential Private Housing Development Potential pnvate housing de~~elopment includes large-scale, srte-specific pro~ects tha~ the Crtt~ anticlpates ~v~l~ proceed during the planninQ per~od, such as the ~.rboretum, thz Santa Momca Stud~os. the Ci~-ic Center, and a handful of sites do~~nto~in r~t~cipated site specific development v4i11 not displace anti~ residential units, and thus represents net product~on In addition. thts cate~ory ~ncorporates ant~cipated development on scattered srtes The estimate of scattered srtes de~~eIopment is based on an histonc net annual production fgure Pipeline Suhsidived Projects The Ciri~ expects to pro~•rde funding assistance to ident~fied nan-profit housina developers for the production of affarciable umts The pipeline subsidized pro~ects include those m vanous sta~es of underv4ntmg, prede~~elopment. or ~eveloprrien~. and ~,-hich are expected to be campleted d~n~ the 1998-2003 plannmQ period These involve seven pro~ects. totaling 260 unxts. all of these units «~ill be d~ed-re~tncted far ~er~ lau income households Six of the seti~en pro~ects are srte specific A total of 3 residential un~ts wxll be removed from tl~ese s~tes, resuiting in a net production of 244 unrts. A site for the seventh pro~ect has not yet been identified, it cannot be determ~ined ~~hat the net increase va-~11 be as a resuh of the construc~ion of those 13 units Therefore the pip~Iine subsid~zed pro~ects will contribute a net production of betv~~een 244 and 257 unrts Potential Subsidized Projects Additional uruts aze expected to be produced w7th assistance of existmg and pro~ected C2t~~ re~~enues earmarked for affordable housin~. Revenue sources include Redevelopment set- aszde funds, Office Miti~ation Fee Pra~ am fiuads, Inclusianar;~ Housing Program in-~ieu fee rer~enues, CDBG, HON1E, Multi-Famil~- Earthquake Repair Laan Program (11ERL} repaiznent reven~es. Development Agreernent re~renues. TORC?~ funds, and re~~enues from the sale of Cin--o~r°ned property and a~r rights o~er Cit~--o«med gropertz-. (See Appendix D for a table show~ng revenue pro~ections b~• fi~nding sou~-ce) , T~e Cin~ estzmated ~the number of potent~a~ subsidized u~uts tl~at it could assist by forecastmg the anticipated funding resources that ti~ill be available, uuiizing available and pro~ected revenues The number of pro~ected ur~its is based on a per unrt Crty~ subsid~= of $~4,OOQ far acqu~sition.~rehabilitatlon and S70.000 for ne~- construction This projection is a gross ~ estirr~ate since it is not possible to estimate the nurnber of units that may be remo~ed Revenues accruing to the Citti after Sune 2a01 were excluded, due to the lag txme betrx-een the aya~~abilin- of fundxna and pro~ect compleUon VS%here funds are not specificallti- ~ restricted for either new construction or rehabilrtation, calculations assume that a~-ailable resources will be evenly split betu>een the t~vo ~ ' , C~ty of Santa MonECa Hous~ng Ob~ect~~es, Honsmg Element V-7 Goals. Palzcies. and Pro~s ~ ~ zegional fair share housing allocation, based on SCAG methodolog~~, does not differentiate between densel}- populated and built-ouE communrties l~ke Santa '~~lonica tivhich ean accammadate limited ~a«fh and comrnumties ~~-hich are less b~~lt-out and can accarnmodate addrtional gt-o~~-tl~ This methodolo~- penalizes crties which are alread<< btult- out bv establishin~ unrealist~c RHI`_~ numbers for these communrties The Cin° of Santa'_Vlomca is also partieularly- concerned ~~~th the ~ousehold Qro«:-th factors and vacanc~~ rate assumptions used in tne madel N1ost notable, the projected hausehold grow-th rate is si~ruficantl~- hz~her than the actual household ~ov~th rate abser~~ed zn the Cit~- :~lso, SCAG's ~eneral vacanc, rate assumption daes not take ~nto~onsideration that the Citv is an urbamzed area v~~ith relat~vely la«~er rates of ne~~ constructron. Consequently, a lo«-er vacancc~ rate than the SC~G rate should be considered normal, and should not indicate a need for additional housing umts. F~nall~;~, the hausin~ grow-th needs estimate using the fair share methodalo~ doES not take ~nto consideration the ecanomuc constraints imposed on housing deti-eIapment by the current real estate market and relatiE~el~~ high land prices and other costs of develapment These conditions are expected to conunue to be a constraint to housing development throughout the planning period In contrast to tI~e fair share methodolagti•, the Cin~ has de~•eloped realistic housing production objecti~es based an availabie Cit~- resources, the pal~cies and pragrams described in this Element Lpdate, and consideration of market conditions ~~hich w7i1 affect the product~on of ho~sina uruts b~~ the pz~t•ate sector Production object~~•es for the 1998-2003 plannin~ penod are based upon three cate~ones of antic~pated development Potential Pri~~ate Housing Development. Pipeline Subsidized Pro~ects. and Potent~al Subsidized Pra~ects The number of units ta be developed are broken dow~n by income category in Table V-L TABLE V-1 i998-2003 HOUSING PRODUCTION OBJECTIVE5 {BY DEVELOPMENT CATEGORY 4?~ID INCO:VIE CATEGOR~~ Ven Low~ Low Income Moderate Above Develop~nent Income 51-8U% Income hioderate Total Un~ts Category 60% MFI MFI 80-120°l~ Income MFI l2(1%-~ MFI Potent~al Private 0 126 158 80$ 1,092 Hous~ng Development Pipeline Subs~dized 260 0 4 0 260 Pro~ ects Potentza[ Subs~d~aed 78 112 0 0 190 Pro~ ects Totai ~nits 338 238 1~8 $08 1.~42 ' ' ~ ' ~ ' t 1 1 ' ' ~ , ~ ' ' C~t~~ of Santa Momca Housing Ob~ect~~es, ~ Housang Element . V-6 Goals, Pol~cies, and Prograrns ~ ' ' B. QUANTIFiED OBJECTIVES ' The Cit~~ has developed quan#~~~d object~4~es for ne~~~ housing product~on as ~~~ell as housin~ rehabilrtation and housang assistarice The folloti~~ng sets forth these ob~ectives for the 1998- ' 200~ plannin~ period, gi~-en the expected a~~ailabiliri- of resources to address the C~t~'s ident~fied housing needs anc~ expectat~ons regarding future de~elopment. (_~. reti-ie«: of the Crty's pra~ess in aclue~~ing its stated objectn~es for the 1989-1998 housing elernent c~~cle is contained ~n Seetaan IV - Revieiv o{Past Housrng Elemenr Performance )' ' ' 1. Housing Produchon LTtilizing the SCAG methadola~-. the Cit;- has est~rnate~ rts fa~r shaze of regional needs as ~.?19 dwelling units durin~ the i998-2003 planning penod' These hausing ~-owrth needs ' are furt~er broken dova~n by income categor;~ as follo~-s ' 1998-2003 Household GroK~th :4-eeds Income Category Households , Ven~ Low Income (0 - ~0% County mediani incame) 899 Lo~4• Income {51 - SO% County median income) 47Q ' Nloderate Income (S I- 120% County rnedian income) ~67 Upper Income {over 120% Cown.t~- median income) 1.283 ' Total Hauseholds 3.219 The Cit~'s housing production ob~ect~ve for the 1998-2D43 planrun~ period, ho~~-er~~er, is 1,~42 units Th~s represents approx~mately ~8 percent of the Crt~''s regionaI fafr share ~ ~ousin~ est~mate. nt~lizin~ the SCAG methodalogy~. W~ile the Cirt~'s in~c-entory of available sites for new housing dzvelopment indicates that there are sufficient sites a~-a~lable to ' share obligat~on, there are a number of reasons ~~h~- the City's roduct~on objecti~-e ~s lo~~er than SCAG fair share estirnate housin g p The City~'s ob~ectives are based on an assessment of availa~le Ciry~ resources. existina az~d ' proposed Crt~~ policies and programs, and consideration of condltions that vvill likely result in the production of housmg un~ts w-~thin the City As discussed pre~~ously, the City's ' ' An evaluation of the C~t~'s past performance ~nder its 1983 Housmg Element can be faund m ' Appendix G = Th~s is the upper end of the range estabhshed in the "Reiurn to SCAG Ar erage Household Grow~h Farecasf' prepared by HR&A for the Cin~ The Iow end of the range (2,~04 units} assumes that the =` ' ' for past City efforts to hold down avera~e rent burdens and #o cred~ts State w711 recogn~ze certam provide shelter beds for the homeless , ectrves Hnusin Ob C f S t M g ~ , ity o an a on~ca Housing Element V-~ Goals. Pol~cies, and Prograrns , , 1 Citr.~ be aggressiti~e in pursuing creative financing mechanisms such as partnerships ~~~th private lenders to leverage publ~c funds; and paz-tzcipation xn the ~o~i° ~ncome housin~ tax ' credit allocation process_ In response to the damaQe caused b}~ the ~Torthr~d~e Earthquake, federal HUD monies were ' made available to the Cit~~ of Santa Momca throu~h the federal EmerQencv Supplemental Appropnations Act of 1994 ~[~'rth these funds. the C~t~~ created the Multi-Fa~nil~ Earthquake Repair Loans (11-1ERL} Pro~ram to assist in the rehabiittation, acquisrtion, and reconstruct~on of hoe~sing. ~ T~e Earthqual:e Recover~T Rede~~elapmem Project ~rea ~~~as adapted m June 1994 Fn ~ response ta t~e Januar~~ 17, 199~ Northndqe earti~quake Under State ~a~t•. the Ciri- is required to set aside at least 24 percent of the tax increment r~~~enues from ret~evelopment projects ~o assist in the production of housin~ affardable to lou.° and rnoderate income hauseho~ds_ T~e Earth.c~uake Recovery Redeti-eloprnent Pro~ect Arza ~s expected to generate ' $?.2 miiIion ~n set-as~de funds during the 1998-2403 pIann~ng penod 'Vl' ith probram ~ncome from the repa}°ment of the MERL loans and redevelopm.ent hous~ng ' set-aside funds from the Earthquake R~cover~~ Redevelapment Pro~ect, the Cm~ has potent~al to rece~ve a sigmficant pooI of funds that can be used for hausing construcuon, zehab~litat~on, and/or assistance. A coordinated strateg}~~ must be de~leIoped for the ' expendit~-e of these and other funds to maximize eost-effectiveness in address~ng the Ciri's corr~plex housing needs ' ' ' ~ ~ ~ ~ i Crtr~~ af Santa Monica Ho~sing Qb~ecti~es, , Housing Element V-4 Goals, Polic~es. and Progra~ns ~ ~ ' ' ~ ' ' ' ' , ' ' , ' ' ' ' ' ~ ~. Homeless Populations Santa.144omca has a si~nfficant h~rneless populat~on Hom.elessness is not caused b~- merel}- a lack of shelter. but inti~ol~~es a va~r.et~° af underly~ng unmet social and econam~c needs ~~'hen cantinuing arid expanding the strate~ to address homeless zssues in Santa'vlonica, ttie Cin~ ~-i~1 conttnue a comprenensive policv thar prornotes a ba.~anced cantinuum of eare far the homeless, mte~ra~ing outreach, intaice and assessment, emer~enc~~ shel~er, transrtional housin~. perrnanent housina. case zn~az~agement, emplo~-ment, and supportive sen ~ces ~. Hausing and I~eighborl~ood Conditions One of the Cin's hauszng goals is to promote qualzn- housxn-g and neighl~orhoods in the Cjn~ V4'ith over half of the housing stock in excess of 30 years of a~e, cannnued mamtenance and rehab~litation efforts are requirec€ to pre~°ent v~-idespread deterioratzon Impro~-ing and preser~~ing the qualit~~ and character o~' resident~al nei~hborhoods in the City requ~res a coordinated strate~y ~or commum~- input_ desian revte~-, rel~abilitation, and code enforcement efforts The Cit~~'s policies seek to pra~~ide a balance betv~°een accornmodating new de~~elapment. and ensunng the compatibilin~ o~ such development to presene the character and inteariri- of exis~in; neighborhoods A 1'ail~tF~ 4f characterist~cs regulated through the~Cin~'s de~velopment standards and Architectural Revie~ Design Gu~delznes work in con~unct~on to define neighborhood character lot szzes, lot de~~e~opment patterns and densit}~, open space and lot co~~eraae, build~ng setbacks. bufldinQ heights, and bwlding architecture The City regularl~~ reviev4s and re~~ises ~ts deyelopment standards to promote greater compaub~lit~~ of nez~~ development with existing uses 5. Housinb Production ~4s a ivghl~- de~~eIoped urban commuruh-, Santa Monica has fe~~ ~-acant properties a~~ailable for res~dential developmen~. As a result, the Crt5• must continue to de~~elop uuiovative mechaniszrzs to accommodate the Ci#~~'s papulation ~ra~4~th and fair share of regzonal l~ousing needs Mechan~sms such as modxficatians to de~~eiopment standards, densinJ bonus rncentives, mixed-use developments. sale of air rights, and creative use of public lands are opt~ans ta be considered to support housing production Additaonally, imptementing streamlined processin~ procedures, as praposed in th~s Element Update. can facilitate housing product~on 7. Funding Increasxngl}-_ the threats af federal a.n~ state budget cuts ha~re left many local ~unsdictions paral~~zed in tt~eir k~ousing production In addrtion, reduced comFnerczal development in Santa Monica in recent ~~ears has also reduced the Crtti•'s potenual ~ncome fram ine OfEice Development Mitigation ProQram These fund2na and re~~enue reductions require that the Ciry of Santa Monica Housine Ob~ecti~es, Housin4 Element V-3 Goals, Pal~cjes, and ProQrams i ~ 2. Housing for FamiIies wit~ Children The percentage and number of families t~~ith children, as ~~-ell as average household size m Saz~ta Montca Y~ave contznued to decrease sznce the 1984s At pzesent. appraY~matel~- 40 percent of the households in Santa Moruca are fam~lies. compared to 4~ percent in i980 Se~eral factors contribute to t}us declining percentage of fam~hes vvith ctuldren The suppl}- of adequately-sized housinQ umts is limited, particularl~- in the renta~ rnarket, and limited home pu~-chase opporturut~es are a~~ailable gi~-en the lugi~ for-sale hausina costs For families wrth mcome constraints, the~r abilin~ ta locate adequate and affardable housing continues to diminzsh ~~7th rising hausing costs OE~ercraLi~ding results as rnan~~ familres overpay for housing and,'or live in small housin~ unrts to save on housin; casts The Crty's pohcy is to fac2litate the development of housin~ suitable for famil~~ living and at afforda~le cosis_ The C~~t~- v~zIl also pro~~ide for a broad range of sugport~ve sernces including. but not limited to, child care and emploz~ment assistance to low• incoane fam~lies (see Goal a 0) 3. Housing for Special Needs Popuiatians In recent ~~ears, the Cit4 has sou~ht ~o mauitain an open honsing market that attracts a diverse populat~on of varied ages, raceiethmcity~, and ;ncames, through aggressir-e housing polFCies_ In particular. the C~ty has a strong cornmiunent to pro~-~ding housmg and supportive services to persans ~;~ith special needs ~see Goal 5 0), ~ncluding Senior Citizens Accordang to the 1990 Census. elderIy residents re~resent over 16 percent of t~e population in Santa Mon~ca In ihe planning and development of ~ous~ne for the elderly, particularly for those wha li~~e alone, appropriate umt size. affardable cost_ and easy access ta transit, sen•ices, and health care facilit~es need to be considered Persons with Disabilities The 1990 Census docurnents that oEJer 1~ percent of the C~t~-'s population a~ed 16 or oti er had work, mabi~it~~. amd:'or self-care limrtax~o~s These people ma}' requ~re a bamer-free living environment and eas}~ access to transit, services. and emplo}~ment centers As many disabled persons earn la«~er incornes, housing affordab~lity is also a ~oncern. Persons with HIY'and AIDS The Los An~eles Co~nt~ Department of Health Services; HIV Epidem~olo~~ Program, estimates tha~ there are currently 1.000 residents in Santa Nioruca who are HI~r positi~~e According to the Santa Monica AIDS Project. at present there are approximately 290 AIDS~'HIV pat~ents in Santa Nlonaca ~:ho aze receiving zniedical treatment As the disease progresses, these patients wall require vazious t~~pes of assistance "~Fth leaal, rnedicaI, employment, and housing issues Cfry of Santa Monica Housmg Ob~ectives. Housmg Element V-2 Goals, Poiicies, and Programs ~ , i ' ~ ' ' i 1 1 ' ' ~ ' , , 1 '