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SR-10A (18)
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I t PCD CPO SF KG LB f \ppd\share\ccreport\1996\325he Council MeetIng March 25, 1997 Santa Monica, California TO Mayor and City Council FROM City Staff SUBJECT Supplemental Staff Report for the Recommendation to Conduct a Public Heanng and Approve In Concept the Draft 1998-2003 Housing Element for Transmittal to the State Department of HousIng and Commumty Development (HCD) and Direct Staff to Prepare an Environmental Impact Report on the Document and Prepare Implementation OrdInances Related to the Incluslonary Housing Policies and Revised Development Standards INTRODUCTION This staff report IS supplemental to the March 18. 1997 staff report whIch recommended that the City Council take the following actions conduct a public hearrng and approve In concept the Draft 1998-2003 Housing Element for transmIttal to the State Department of Housing and Community Development (HCD), direct staff to prepare an Environmental Impact Report on the document, and direct staff to prepare Implementation ordinances related to the Indus/onary housmg polICIes and revIsed development standards BACKGROUND The CIty Council conducted a publiC heanng on March 18, 1997 and heard testImony from the Planning CommissIon. the Housing CommissIon, the Rent Board, the Arts CommIssion and the public FollOWing the publiC testImony, the Council requested that staff make addltlonallnformatlon available pnor to their deliberations ThiS report provides CouncIl 1 with the requested Information Survey of building starts in other Westside cities. In an effort to compare the production of housmg In Santa MOnica with productlon In other Wests Ide citIes, HR&A prepared a table of the number of multi-family building permIts and valuations for Santa Monica, Beverly Hills, Culver CIty, Hermosa Beach, Long Beach, City of LA, Manhattan Beach, Redondo Beach, and LA County In conjunction WIth Its analYSIS of the "Cumulative Effects of Five City Requirements as a Potential or Actual Constraint" The table IS attached to thiS staff report as Attachment A Number of Category C and D removal permits granted within the last five years. Table 4 on page 27 of the HR&A technical memo, "Assessment of the Rent Control Removal PermIts as a PotentIal or Actual Constraint on the Development of HOUSing" presents the number of Category C and Category D permits granted as well as the number denied or WIthdrawn, for the penod 1979 to 1995 Dunng 1996, seven addItIonal applicatIons were processed Of those applIcations two were for Category C removal permits and one for a Category 0 permIt These permits were all granted SIX Units were removed as a result of Category C removal permIts. one unit was removed as a result of the Category 0 removal permit Information regarding the number of Category C and D Removal Permits granted. updated to Include 1996. IS presented In the follOWing table 2 Outcomes of Category C and Category D Removal Permit ADollcatlons 1979 to 1996 Application Outcome Number of Number of UnIts BUildings Category C Granted 70 516 Denied 7 29 Dismissed 5 40 Wlthd rawn 9 103 Other ~ 10. Total 94 698 Category 0 Granted 57 465 Denied 4 86 Dismissed 2 5 withdrawn 17 77 Other Z 11. Total 87 664 Average age of rent controlled housing stock. City records regarding building age do not differentiate between rent controlled and uncontrolled structures According to information prOVided In Table 11-13 of the Draft Element, approximately 2/3 of the City's hOUSing stock was 30 years or older In 1990 Requirements regarding family units. A question was asked whether development standards could be adopted regardrng the rncluslon of larger unIts deSIgned for famIlies In multifamily hOUSing projects This could be accomplished In different ways, including through actual development requirements or through Incentives Staff recommends that the development of larger family units be encouraged through the adoption of incentives If the InclUSion of family-sized units IS a requirement. such requirement would need to be 3 analyzed to determine If It constituted a constraint to the development, maintenance or Improvement of housing Whether such a constraInt would be found depends on a number of factors such as the size of the project to which the requirement pertained, any affordabdlty associated With the family Unit or other Units In the development, and the parking standards or other development standards pertinent to the family unit I.-ifecycle of a condominium project and that of an apartment building. According to the CIty's consultant, HR&A, there IS no difference In the Ilfecycle of multi-family reSidential bUIldings based on the type of ownershIp City records trackIng the status of earthquake damaged buildings are being reviewed to determine If condominiums are less likely to be demolished than apartment bUlldmgs Land Banking Program. Councillnqurred why the land banking program which had been Included In the 1993 Housing Element was removed Staff removed the program because no land bankIng had occurred dunng the 1993 Element planning penod. and It was felt that housing dollars were more urgently needed for prodUCing housing rather than land banking for the future Additionally, some of the federal funds for housmg which the CIty recerves cannot be used for land bankIng If Council feels that thiS IS a pohcy directIon In whIch It Wishes to move, the Draft Element could be amended to Include a land bankIng program Art housing as a separate category of special needs housing. The Arts CommIssIon recommended In Its January 28, 1997 letter to the Planmng Commission that the Housing 4 Element address affordable artist live/work space The Arts Commission suggests that a new category IdentifYing artists as persons with special needs be Included In the programs under Goal 50 (Other special needs populations Include senior Citizens, persons with disabilities, and persons with HIV and AIDS) A program could be Included In the HOUSIng Element to explore the feasibility of a program which would develop addrtlonal low Income hOUSing, specifIcally live/work space, for artists Such a program could be Included either under Goal 5 0 which focuses on hOUSing for households wIth specIal needs, or under Goal 2 0 which focuses on Increasing the supply of affordable hOUSing without targeting any special needs group Comparison matrix of recommendations made by staff, boards and commissions. A matrix presenting the programs contained In the Draft Element adjacent to the recommendations made by the staff. the Planning Commission. the HOUSing CommIssion, and the Rent Board IS Attachment B to thiS staff report Many of the Plannrng Commission recommendations are supported by the HOUSing CommiSSion and/or the Rent Board However. thiS matrix Includes the position of the HOUSing Commission or the Rent Board only when It dIffers from the recommendatIon of the Planning Commission (Attachment B) Number of affordable inclusionary units approved since the im~lementation of Ordinance 1615. Between 2/11/92 and October 24, 1996, planning approvals have been 5 obtained for 23 projects totalIng 326 Units Of these unIts, 246 were low and moderate Income units Approximately 51 percent of the low and moderate Income units Issued planmng approvals dunng the reporting penod were part of 100 percent affordable housing projects sponsored by non-profit organizations The remaining 49 percent of the affordable units (121 unrts) were part of pnvate development projects ThiS Information IS presented as part of the "Annual Report to the City Council Concerning the Implementation of Incluslonary Housing Ordinance" dated October 24, 1996 (Attachment C) The subject data IS presented In Exhibit C of that report Cost of producing an affordable housinq unit. The total cost of producing an affordable housing unit vanes considerably depending on the size and type of the unit In ItS March 3, 1997 letter to the City Council, Community Corporation of Santa Monica asserts that the Total Development Cost (TOC) to bUild an affordable family umt ranges between $180,000 and $200,000 ThIS estimate IS consistent With City records which show an average TOC for a family umt to be $188.000 Pnvate development of housing units With no government subsIdy can have considerably lower TOC per unit BUDGET/FINANCIAL IMPACT The recommendation presented In thiS report does not have a budget or fiscal Impact RECOM MENDA TION As With the angina! staff report. Staff respectfully recommends that the CIty Council 6 conduct a public heanng on the Oraft Element, consider the changes as proposed by the Plannrng Commission and staff, adopt In concept the Oraft Element, direct staff to transmit the document to HCO for revIew and comment, begm the EIR process and prepare Implementation ordInances related to the Incluslonary housing policies and revised development standards Prepared by Suzanne Frick, Director Karen GInsberg, Planning Manager Laura Beck, ASSOCiate Planner Planning and Community Development Department CIty Planning Olvlslon Attachments A B C '"Multi-family BUilding Permits and Population Data for Santa Monica and Nine Other JUriSdictIons In the Market Area Around Santa MonIca" Matrix of Program Recommendations Incluslonary Housing UnIts Constructed SInce AdoptIon of Ordinance 1615 7 ATTACHMENT A Cumulanve Efftcts ofFlve Cay Requlrements as a Potenflal or Actual "Constramt" Appendix A Multi-Family Building Penmts and Population Data for Santa Monica and Nine Other Jurisdictions in the Market Area Around Santa Monica Multl-Family Dwelling Unit and Population Growth Data for Santa Monica and Nine Other JurisdIctions in the Market Area Around Santa Monica Hamliton, RabmOlll/Z & AischuJer. lnc November 8. 1996 MULTl-FAMILY BUILDING PERMITS AND VALUATIONS FOR VARlQUS JURlSDlCTlOhS IN LOS ANGELES COUNTY ,19116-1996 San" kVMly Culver H_DSoII Long City 01 M......_ _ondo LA. ~IC! I!!!! !<~ II.."" ...." - ~- ~ lie..." _ .....dena ~o!, Co~~!L 1N5 Un., 244 47 II II' 2.279 2(1 499 33 583 210 39371 V8IU8I.... (000'1) S20 928 S6452 1735 53 981 S85 608 I, '28 586 12 279 $37 040 121 '59 12 0111 593 V8IuIoI\J1Hl 585770 1137.277 1122 500 SlI4 no 137 584 S55 05tI 589 ee, SIIl3533 1,00 751 152 303 PD\>UIIIlOn 89 700 32 900 38 9lXl 18'SO 39' 400 3.216900 32 lI50 '21 400 6O.8QO 8 '2' 000 " uMsi' 000 Pop 2120 1429 0154 3381 5823 6312 1002 4576 3466 4 Il48 1ta8 un.. 112 293 120 13S 5539 20 351 49 6lI9 :!OS 49 592 \/_... .000".) $ll8114 S214:l6 $.01309 $9 728 $Zl8 585 I' 178 ~ $5 '69 $4' 459 S30 777 52 818 276 V.uelUM SEll 554 573 160 l35 BOa 112 059 143074 157 892 51 05 490 S59 3'2 199 925 S52 758 PopuIImon 88 900 32 600 39 350 1 8 2llO 399 300 3289100 32 900 ,27 800 110900 82116 ,00 .unfli' 000 Pop 121M} 8986 3050 7418 13872 6189 1489 5_ 5057 5~ 1187 UtIi1s 213 113 33 411 1.212 16&31 4, 85, ,8 39.297 'V.lJ8l1Ol1 (OOO"S) S22 5,7 S10959 52 007 14 289 S60 92S 11 ,57 D82 14 540 S3511ll4 S,983 52 389 977 VoIueIUn<! 182 480 S96 982 seo 616 189 354 S502118 S68341 1"0 732 S54 891 1"0'87 SIlO 309 POpuIIIbon 89 000 32 500 39 SOO ,6300 4'0100 3 343.300 32 900 1211.800 81.000 8 452 2llD . <JM." 000 Pop 3 0117 3477 0835 2623 2955 5084 ,248 5054 02&6 4849 lN11 LJnq 387 71 2ll 49 1052 18'21 SO 3'9 2 32,475 \1_ (001)',> ~392 SWH\) ,,- $ll1lSll $ll5413 $,2ll:I&a3 16 431 $22.543 1276 12 120781 V8IuIoI\JnI 19' 452 1'43239 557 ,54 1'23 5112 182 237 S6ll 747 5128 62\) 110_ 11311 000 1M 305 POpuIoII.Ion " 88 900 32 850 39 850 18500 4111500 3 3l12.IlOO 32750 1211 5IXl 61 000 8 585 300 " Un...., 00lJ Pop 4353 2175 0656 2649 2508 534' '527 2~ 0033 3783 ,... IJnts 188 '6 129 30 996 ,2 1104 33 111 211, 245017 V_ (000'1) 117412 14 2llO 19514 S31l41 IV3 439 11 039405 S3llll2 IV 322: 115404 "821973 ValuelUn. S92 936 1262 500 573 752 "31387 193 S14 IS' 178 11206e7 S83 M.2 S52 935 $74 224 ~ S7 500 32 OS{) 39 .00 18400 .'9500 3 433.200 32 350 1300lllI 110 400 8 7011.2Oll " Un.." 0lllI Pcp 2'49 0499 3274 1830 2374 3728 , 020 0864 4818 28111 ,- Units 237 45 34 15 1058 9857 78 '50 0 16,38 '1_1DOO',) $27 Z34 SB'Sl! ~883 2281 $11)9 \121\ _472 $S7~ $12~ 0 $1 3S2 531 VMl8IUn. 1114911 116124.4 1113 61S 1152 467 1103244 SS9 331 173 758 sn 400 $0 S83112' ~ 811 80S 3, 117' 38783 '82,9 42ll32' 3 478 DOlI 32 0113 '3,_ 50 ,87 8 8B3 052 . 1.1'*'1 000 Pop 2727 1408 0878 0823 H8D 28&4 2433 12'6 ODllll '821 ,ft, UnIU 2,9 27 14 2 5,9 4 1149 22 24 0 S87t1 V_ (000"1) ST8827 Sill 242 SI1 240 12'8 558989 -- S2 480 S21f4 $0 S808 871 VlluelUnI SS5 968 1231 '65 S151 892 1'08 000 1115541 1'00 S52 11" 818 IV' 417 $0 191 ,30 PopulIItion 118820 319113 :18628 18195 437983 3 52B 428 320411 132 345 eo 383 8983 7W " Urut"" 000 Pop 2522 o 1144 1918 0110 "85 1 3'8 0_ 0'8' o 0lllI o 9IID '"2 UnII lS7 5 0 0 38 17'6 12 3e5 0 41111 ...-.", (000'1) $17 ,28 ~500 $(I $(I $2 515 118l131S \16111 S2C :t07 $0 $432198 Vlllu6lUniI 191 594 1700 000 SO $0 SiIl77113 1109 776 1139817 Sill, .2114 $0 S68l1l18 """"*"'" 87011;2 32U'. 388n 18 42ll 441 045 3575 ':18 328'2 13a.8<l7 8'277 II 074 314 "Unh/l 000 Pop. 2132" 0155 0000 0000 00811 0480 03Ba 2_ o 0lllI 054, 18N Unb 110 30 0 0 4 ,827 4 84 411 2.11I4 V_... (DDCrI) ", 308 19240 SO SO 1376 1'87628 1807 $0 338 $0_ 1274 4$0 Y.a..JlJnil 110280ll $3llIl 000 SO SO Sf4 000 I.OJ '82 1,5, 750 $9lI 03' $130 8,2 .t83 PopulIIIiDn 88 05IJ 32 356 39 33B 19 IlO6 43811113 36"282 33018 '38 llS2 82_ 8 185 42, '" U"_'" ()OO Pop 1235 0927 0000 0000 0009 045' 0121 047. 0782 0315 ,_ LJnit, 29 0 0 0 43 1549 . 95 5 3018 V-'-'D\ (000'...\ S35JI(J SO SO $(I 14 U8 """883 $444 170M 11087 12M US "'-'IJn<: "23448 SO $0 $0 ,.01 787 191 *7 '"1000 17411I4 $2'7.000 .... 833 PopuWion eo .2Il6 32 549 39 423 18890 438 228 3817300 3325' . $!I 407 113 058 922,.25, '" UI1lI..., ()OO Pop 032, o 110O o 00lJ 0000 0099 0428 0'20 0702 0079 0327 1_ Unb 60 24 0 0 90 '654 '04 '28 '58 3005 v.......", illOO'.) 19 S95 IS BOO SO SO $11398 1'27907 14 4417 SSl26 11I313 S230 011, V_ SI114 817 $241887 SO SO Sll32l19 177 332 S43 144 11I8254 $53.2811 S1lI _ "-- 1lII1llI5 32873 40 03ll 184.47 433 2,8 3 825 80ll 33 778 '38 43Il 113.578 8244_ '" Unu/l DlllI Pop 0667 0730 00llll o 0lllI O~ 0458 307' 0823 2454 0325 IBM II.....' IJnoII 120 G 2S 0 6 2e5 4 3 2 1 SOlI V-.on\OOO"j $7 '00 SO 14122 $(I $11IM S24 738 . TQoI 13M SS57 _738 V-'UnlI $59 167 SO 1172880 SO S85 375 '93 343 117S 0lllI 1111 887 1278 5IXl _ 5113 ~ IoIA foI.A NA NA ItA NA NA NA NA NA . UI1lIi, 000 PIlp ItA NA NA NA NA NA NA NA NoD. NoD. ,,,.IN. r otaI UnItI 1.204 $40 3'4 323 11 078 88 7'2 2011 2383 82ll ,85.282 Avg Unils." v.... 241 108 83 85 22'8 '7142 ., 47~ 1M 3705& Avg Un.tI' 000 Pop 2710 3313 , 594 3536 5 5011 533& 1257 3683 2734 4417 Pop~ (2200) (8S01 SOD 2SlJ 28100 21& 300 (5011) 2 &110 (2110) 5852D1l IJrTaIPolt ~ NA NA 0628 , 292 0394 0410 NA 0_ NA 0317 ,_tt.S Toto! uau 1152. 11' 133 ,1 \ 758 21417 228 lIII7 2'2 ~3:M Avg UniW "r.. 160 22 22 3 293 3570 :Ill '45 $!I 8722 Avg UnltI' llOO Pop 14l1D o 5lWl 0_ 0,56 0B40 0924 082' 092' 0''''3 0.- Pop GIDwIh 3080 902 1246 228 3887 ,488Oll '7'5 4852 3 4Dll 38: 5IU Un.1IPop _ 0312 0146 0'07 0075 045' 0143 0133 0179 o 062 0100 tt8.ttU r_ UnilI 2166 871 4.47 340 '2838 110 129 434 3230 104, 225 618 Avg- UtIbJ Vear 197 61 4' 31 1 '87 100'2 39 294 85 20511 Avg U"...., 00lJ Pop 2105 1876 0978 '692 2671 2972 ,,90 228, 1544 2 .000 Pop G<t>wIlI 285 i271 1 '39 297 4' 8,8 403 900 828 90:lll 2976 1123_ U"'SJPOII GrowIh 1600 NA 0392 1 145 0307 02119 0524 0357 0350 0201 Sources Con.slruCta'llnau~rr Resurd'1 Boatd Calf OeQatImen1 of F~ HR&A SaMo"'sg.ICffiItv\bldgprm~ wk04 t-1R&A Inc 09104/96 MUL TI-FAMIL Y DWELLING UNIT GROWTH IN VARIOUS LOS ANGELES COUNTY JURISDICTIONS, 1990-1995 Santa . &verly Culvet Hetmosa long CIty of Manbattan PaadeDil Redondo LA Monica Hills Ctty Seach Beach l.A Beach Seach County I 1990 I T olal Units i 47 7531 '5723 16943 960S liD 355 I 300 C76 14695 53 029 28 220 3163310 Mwlt"l-l='am Umts. J 3li 517' 9887 iH,13 4917 9' 169 702 938 3716 24 593 13 489 1 3lil 93li PopulatlCf1l 8$ 905 31971 38 793 18219 429321 3476000 32063 131586 60167 8 863 ~2 M-F Ur'l,tslCap,ta I o 420t 0309 0230 0270 C 212 o X2 D 116 0187 0224 0154 1!191. Total UMS' 47 874. 15724 16003 9695 170787 1 30a 675 14 73li 53174 28 362 3 187 015 Mu~, Fa.., u"rts 36 616 9002 8926 4896 91429 71C 029 3724 24 657 13 472 1 375 831 POPlIiaf,on B6 820i 31993 38 629 18 195 437 963 3526 A28 32049 132 345 60 363 8 96J 709 t.I F UnrtslCap'la 0422 j [} 310 0231 0269 0209 0201 0116 01&3 0223 0153 .i 1992, 47976f TotalUmts j '5722 17064 9743 171353 1 316969 14826 53312 28 591 3207,064 Murtl.l'"arT' UMS 36 731 988S 9027 4886 91815 717 424 3782 24 776 13599 1 389 274 Pop(J/atlOl> 1 87 592 32184 38 ,P7 18429 44' 045 3575 138 32612 133 627 6' 277 907439<1 M-F umtS/Cap,ta! 0419. o 3C7 0232 0265 0208 0201 0116 0185 0222 0153 1993/ 48175: 15729 17 112 9753 171775 1321 62a 14917 53 434 28671 3 220 587 Total Units, MU~i.Fam Units:: 36 945 i 9892 9075 4886 91994 72 I 262 3786 24 867 13613 1 398 4()1 Populacwn '/ 89 COOj 32 356 39336 18600 436 083 3511 252 33015 135 052 52 686 9165421 M-I'" Un~slCaDlla i 0415 0306 0231 G263 0210 0200 0115 0184 0217 0152 1994 ' T DIal vMs- 48 244 15746 "17115 9 760 172226 I 322 91i 14988 53 458 28 703 3228941 Mu~,-Fa'l1 Unrts, 37 013, 9 gel 9075 4886 92 370 721 926 3802 24 893 13 607 1400171 POPUlation , 90 2661 32 549 39 423- '8 f590 436 228 :; 617 300 33251 135 407 53 056 922' 251 fIl-F Ur'lrtslCap,la 04'01 C304 :J 230 C 261 G 212 0200 0114 o 104 0216 0152 1995 i I Tolal Umts J 48 280 I 15743 1,1-6 9755 172 340 I 324 843 14988 53 S50 28742 3 236 269 Mutt,-F"", Umts 37 076 j. " 897 9075 4 8lIC 92 370 723 430 3807 252&; 13604 1 402 997 Pop",atJon B.9 965 i, 32 873 olD o:l9 <8447 433 21/, 3625 800 33 778 136 438 63 576 9 244 646 M-F Un,ls/Caprta I o 412:j 0301 022- 0265 0213 0200 0113 [) 185 0214 0152 ! 1990-951 527.: Totai Unrts Growt'l ~ 20 173 66 1985 24 767 293 821 522 72 959 Multi-FaIT' UnJls Growtl' I 559 10 162 (37) 120' 20 492 91 693 115 41061 % M.t:" Unrts Growth! 153% , 0'0% 182% -0 75% 132% 292% 245% 262% 085% 301'" Population Growl" 3080' 9C2 1246 228 3897 149600 1715 4852 3409 381 594 M-F Unrts GrO'<\ltNPop Growth l o lS1; 00" D 130 0162 [)3QB 0137 0053 0143 0034 0108 Sc:urce Cahf Depl of F,nance HR&A SaMoHsQ'cr''''VlduJjfOW wk4 HR&A Inc 09103196 ATTACHMENT B >- ~ -< ~ N:; I~ >~ ~~ CC< <:x E--~ ,..., '-" cc: c:.. ~ Z - ;J] Q Z .0( :E;1 :!:< 00 u= r.,~ Z:,.;j Vie.:: ~ o :c ~ z o ~ ~ Q Z ~ :E :E o u ~ ::.:: LM. LM. < f- :E. - c: -< '- , Z. 2; if. cr~ ~..., - -, '-" :I: :::tr- :;:ci ..... z tw.: i,;::; Z~ -. 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'f) c; .:::l >.:) 00 or) >- <ll ::! ... 5 E 2 ~ '" t ~~ :/JQ() '- :::l fC ~..s .....; - ATTACHMENT C October 24. 1996 InformatIOn Item Santa Maruca, CalIfornIa TO CIty CouncIl FROM CIty Staff SUBJECT Annual Report to the CIty CouncIl concemmg the ImplementatIon of Inclusionary HOUSIng OrdInance IntroductIon TIns report transllllts mformatIon concermng the ImplementatiOn of the City's incluslOnary hOUSIng ordInance, Santa Momca MunICIpal Code SectIOn 9 28 ~ seC! (commonly known as "OrdInance 1615") and the productIon of affordable housmg In the CIty since the enactment of this ordmance. The Housmg DIVlSlon submIts thIS report to the Clty CouncIl pursuant to Section 9 28 170. The purpose of thls report IS to provIde the Council With InformatIon regardmg City compliance WIth PropOSItion R. so that CouncIl may determrne whether 11 should amend the City's inclUSlOnary housmg ordmance or Its ImplementatlOn to ensure that the prOVlS10ns of ProposItion R are being met Thls IS the second report to the CIty CouncIl pursuant to Chapter 9 28 170, covering the four years startmg from the adoptIOn of Ordmance 1615, mcl udmg Apnl I, 1992 . March 31, 1993; April I, 1993 - March 31, 1994, Apnll, 1994 - March 31, 1995, and April 1, 1995 - March 31, 1996. This report also mcludes mformatIOn about the producl1on of other affordable housing In the City apart from mcluslOnary housmg F 'HOUSNG'.SHARF-WPFILES\INQUSN'1615Ll./F2 MEM 1 Back2:round On November 6, 1990. the voters of the Cny of Santa Maruca approved ProposItIon R, adding SectlOn 630 to the CIty Charter ProposnlOn R provIdes that the Cny shall reqUIre that not less than 30% of all mulllfanuly resldenllal housmg newly constructed m the City on an annual basIS IS permanently affordable to and occupIed by low and moderate mcome households. It further reqwres that at least 50% of those uruts be affordable to low mcome households. and the remamder be affordable to moderate mcome households The charter amendment defines low mcome as not exceedmg 60% of medIan mcome. and moderate mcome as not exceedmg 100% of mechan Illcome ProposnIOn R reqUIres that the Cny CounCIl adopt an ordInance unplementmg the PrOpOSItIOn's reqUIrements. but does not mandate a speCIfic approach to meetIng the reqUlfements of PropOSItIOn R ImmedIate! y after ProposItIOn R' s passage. the CIty CounCIl began a lengthy process of considenng dIfferent strategIes for ImplementatIon of ProposItIon R TIus process led to the adopnon by the CIty Council on March 3.1992. ofOrdmance 1615. and subsequent amendments, wluch I) reqUIre the proVISIOns of on SIte mcluslOnary units III certam CIrcumstances, 2) allow the payment of an In heu fee III other CIrcumstances, 3) proVIde a method for calculatIOn of the number of reqUIred unIts, 4) estab hsh standards for such mcluslOnary uruts. mcludmg nummum SIzeS, dIstnbutlOn, deSign. and tenure. 5) reqUIre that the Cny develop a hst of Income-qualIfied households from whIch developers would select tenants and purchasers. F '.HOl.:SINGSHARE.\\fPHLESlNCLUS"I' (6151NF2 "iEM 2 . 6) establIsh pnontIes for selectlOn. and requue that the CIty develop admlmstratIve gUIdehnes for tenant and purchaser selectIon. and 7) specifY that deed restnctlOns be uhhzed to restncr propertIes subject to tlus ordmance Ordmance 1615 has been mcorporated mto the Mumclpal Code as Chapter 9 28. the "lncluslOnary Housmg Program" CIty Housmg Staff has prevIOusly publIshed InclusIOnary Housmg Program GUIdelmes pursuant to SectIOn 9 28 110 and IS currently m the process of updaung these GUIdelmes On June 9. 1992. the CIty CouncIl adopted a resolutIon wluch establIshed the mclusIOnary umt base pnce for purposes of calculatmg the In-heu fee optIOn Those fees were detemuned by assessmg what. on average. It cost the CIty to SUbSIdIze the constructIon of a new reSIdentIal umt ThIS analYSIS covered a three year perIod On average. the per umt cost of these subSIdIes was S51.032 00 Thus. the mcluslOnary urnt base pnce for determmmg III heu fees was set at $51,000.00 Pursuant to SectIon 928 070(c) of the mclusIOnary housmg ordmance, the mclusIOnary umt base pnce shall be adjusted by the Consumer PrIce Index (Cpr) between the date of adoptIon of the ResolutIOn estabhshmg the base pnce through the month In WhICh payment 15 made As of June 20, 1996. the mclusIOnary base pnce was $54,93200 On December 14. 1993 the Clty CouncIl took the followmg addltIOnal actIOns to further lmplement Ordmance 1615 1') approved Program GUldehnes developed by Housmg staff. F HOl!~f\"G SHARE"\I,'PFILES p..;CLl'SN '615NF~ r>.-1E"1 3 ~ 2) adopted a resolutIon estabhshmg the maxImum sales pnces and maxumun allowable rents for mcluslOnary umts, 3) dIrected staff to assess an appropnate amount to set asIde for a reserve fund for exerclsmg OptIons tv Purchase. and to assess ammrnstratIve costs of operatmg the program. and to report back to CounCIa, as part of the 1994-95 budget cycle. and 4) dIrected staff to develop appropnate forms of deed restnctlOn as needed to Implement the gUldehnes Staff has developed these deed restnctlon forms and has utilIzed these forms for mcluslOnary housmg projects Ordmance 1615 also reqUIres the CIty CouncIl. by resolutlOn. to set the maxImum allowable rents and maXImum allowable purchase pnces for mclusIOnary umts, as well as, on a penodlc basis, to update the m-heu fee amounts A new resolUllon settmg maximum rents and purchase pnces was scheduled for approval at the August 13. 1996 meetmg of the City CouncIl A.s part of the current 1996-2000 Housmg Element update. the CIty IS undertakmg a detaIled analYSIS of the potentIal effects ofOrdmance -H16l5 upon the productIon of new housmg m the CIty The results of thIS analySiS wlll be presented as part of the Draft Housmg Element, due to be released to the pubhc m the Fall of 1996 Dependmg upon the results of thIS analYSIS, staff may return to CounCIl WIth addItlonal recommendatlOns for modificatiOns to the InclusIOnary Housmg Program F . HOU$ri'<G SHARE'wpFlLES.n-;CLUS'f 1615lNF1 "'U:"1 4 . 1. Affordable Housing Production for Four Year Reporting Period In assessmg the number of , 'newly constructed" unns smce the enactment ofOrdmance 1615~ staff analyzed only those urnts that had receIved CertIficates of Occupancy dunng the relevant penods Wlule staff mIght have based theIr analYSIS on prOjects receIvmg plannmg approvals or on projects whIch had receIved bmldmg permIts. staff concluded the most defirntlve measure of new constructIOn would be umts actually bmlt as reflected by CertIficates of Occupancy Attached to tros report IS ExhIbIt A. "InelusIOnary Housmg Units Constructed Smce AdoptIon of Ordmance 1615 (based on CertIficates of Occupancy Issued from 4/1/92 to 3/31/96)", from Apnl 1. 1992 to March 3 1. 1996 In year one, 35% of the um ts recelvmg certIficates of occupancy were affordable. year 1\\'0.35%. year three. 55%. and year four. 82% 'W'hen the statIStJCS for the four year reportIng penod are combmed, CertIficates of Occupancy were Issued for a total of 553 umts on 59 sItes Of that number, 251 uruts were made aVailable for low/moderate mcome households, or 45% of the umts that recelved a Certlficate of Occupancy (Of the affordable umts, 246 or 44% were for 10\\ mcome households) Of the 251 low- and moderate-mcome unIts Issued CertIficates of Occupancy dunng the four year reportmg penod. approxImately 95 percent (240 unItS) were constructed by non-profit orgamzatlons as part of 100 percent affordable projects Less than five percent of the low- and moderate-mcome urnts were bUllt as part of pnvate development projects As discussed. under the prOVISIOns of ProposItlOn R. 30% of all newly constructed umts must be affordable to low/moderate mcome households Hence, an analYSIS of the Certificates of Occupancy r HOL'Sn-;G SHARE. \\iPHLES INCLUSN L615NF2 MEM 5 . leads to the conclusIOn that the prOVISlOns of Proposl110n R have been met. Indeed. when the reportIng peflods are combllled. the reqUIrements of PrOpOSitIOn R have been exceeded by 15% Also attached to thIS report IS ExhIbIt B. "InclusIonary HOUSlllg Umts for Projects Issued a BUlldmg PermIt. but not Completed, Smce AdoptIOn of Ordmance 1615 (4/1/92 to 3/31/96)", wluch IS lllcluded for mformatIOn and companson purposes ExhIbit B shows that dunng the four year reportmg penod. bUIldmg permIts were Issued for 21 mul tl- farmly resIdenttal projects contammg 248 umts Of these 248 umts. approXImately 55 percent were affordable Of these affordable umts. approXImately 28 percent were constructed by non-profit orgamzatlOns as part of 100 percent affordable housmg developments The remammg 72 percent of the affordable unIts were part of pnvate development prOjects Smce most of the projects which have receIved certificates of occupancy dunng the reportmg penod Involved projects ,vhtch obtaIned theIr planmng approvals pnorto the enactment of Ordmance 1615. staffhas also prepared ExhIbit C ThIs exlllblt shows "Inc1uslOnary HOUSlllg Uruts for Projects WIth Planmng Approval SubmItted Smce 2111192 Under Ordmance 1615 (As of October 24, 1996)" subject to OrdInance 1615 As thIS exhIbIt shows. ptannmg approvals have been obtamed for 23 projects totalmg 326 umts Two projects contamlllg a total of two market rate uruts and 46 on-SIte low mcome umts have been Issued a CertIficate of Occupancy, and another mne projects contammg a total of 26 market rate UnIts. 6 on SIte !OW-lllcome umts. and 57 on-sIte moderate-mcome umts were Issued a bUIldmg permIt Of the remaIiling 12 projects that have not receIved eIther a certIficate of occupancy or buIldmg permIt. 8 are still actIve (l09 umts) and 4 have expued (12 uruts) F "HOCSIl\GSHARE" WPFlLES" [>';(LeSK.] 615I'\TZ \-lE\1 6 . The data In ExhIbIt C show that approxImately 51 percent of the low- and moderate-lllcorne unIts Issued planrung approvals dunng the reportIng penod were part of 100 percent affordable housmg projects sponsored by non-profit orgamzatIOns The remamIng 49 percent of the affordable unIts were pan of pnvate development projects Affordable Umts Deed-Restncted Under ~ERL Program and Earthquake Recovery Act Although enmely separate from the Inc1uslOnary Housmg Program (Ordmance 1615), numerous repmred and reconstructed Wilts have been deed-restncted for affordable rental hOUSIng through both the MultI-Facmly Earthquake Repan Loan (MERL) Program and the Earthquake Recover:: Act To the extent that a project IS repaired or reconstructed (as opposed to newly constructed), urnts In these projects do not represent a net Increase In the housmg stock, however, the deed restrIctIOn for affordabIlny on a certmn percentage of the umts IS new Cnder the MERL Program. the CIty nas made loans to post-earthquake buyers ("Column II" loans) and qualified affordable housing developers ("Column [If' loans) \.v1th the condition that a certain percentage of the umts be deed-restrIcted for low-lllcome households As of June 1,1996,27 out of 106 repaned or reconstructed umts have been deed-restncted for low-mcome households under the MERL Column II reqUIrements (an addItIonal 12 umts out of these 106 Column II uruts were deed-restncted for low-lllcome households pursuant to a Settlement Agreement) Another 32 newly constructed UnIts and 66 repaIred or reconstructed umts have been deed-restncted for low-income households under Column III MERL reqmrements F .HOUSl"G SH.....RE \\'PFlLES.NCLLS~ 16 1 Sr-."F2 \1.E\i 7 - Under the Earthquake Recovery Act. projects winch obtam both an Earthquake Recovery PermIt and an earthquake removal penna from the Rent Control Board are subject to an affordable housmg oblIgatIOn ThIS obhgatlOn may be satlsfied by complymg vvlth any Rent Control Board Imposed affordable housmg oblIgatIOn. or by deed restnctmg twenty-five percent of the umts to be affordable to low and moderate Income households To date. among the projects that have been reqUIred to deed restnct t\venty-five percent of the umts for affordable housmg under the Earthquake Recovery Act. 14 UnIts have been deed-restncted for low-mcome households and 18 umts have been deed- restncted for moderate-mcome households T en of these umts are SImultaneously subject to deed- restnctIOns pursuant to the MERL program These figures do not mclude umts repaIred or reconstructed under the Earthquake Recovery Act that were subject to an affordable housmg oblIgatIOn Imposed by the Rent Control Board It should be noted that projects Issued buIldmg permIts under the Earthquake Recovery Act represent m-kmd replacement of unIts damaged by the earthquake and therefore are not counted as ne,.,' constructIOn Enforcement The atTordablhty reqUirements of the IncluslOnary Housmg Program are recorded on each affected property through a deed restnct!on Each deed restnctlOn reqUires that o\Vners submIt an annual report to the CIty documentmg then comphance "'llth the affordabIlay reqUIrements Hlstoncally, \ olumary comphance With the annual reportmg reqmrement has not been successful Many owners have contmually failed to submn the requHed reports whIle others have become delmquent for two or three consecut!ve years Each year. the Cn} sends letters to each property o\\ner ofmcluslOnary Units remmdmg them of the annual reportmg reqUlrements and provldmg report forms to be returned F I-iOl'~i,G SH "RE. V.'PFILES ]'lCLCS.......16' 51'>F~ ME'.' 8 . to the Cny In 1996, these letters are beIng sent out in two phases Phase I letters were sent out on May 10 As of August 1. 1996. 54% of the Phase I o\\ners have completed and returned the reports to the City Tenant mformatIOn must be submltted In order for the CIty to venfy that deed restrIcted umts are rented to mcome ehglble tenants \VhIle City staff contmues to follo\.v-up WIth delInquent owners, voluntary comphance has not been entIrely effectIve The Housmg DI'\lSIon staff IS workmg With the CIty Attorney's office to develop a strategy to Improve the CIty'S enforcement capabIlItIes Once developed, tlus strategy may reqwre addItIOnal resources PrOlects In Predevelonment - - The HOUSIng DIVISIOn IS currently processmg numerous affordable housmg projects that are m vanous stages of "predevelopment," such as requests for fundmg asSIstance, environmental processmg, planrung entItlements, architectural deSIgns. negoti:nlOns. and development/regulatory agreements These projects \\111 carry the program through the next several years 1) 2807 Lmcoln 40 umts of semor rental housmg under HUD SectIon 202 program Developer Volunteers of Amenca ConstructIOn hkely to begm ill early 1997 2) 1020 12th Street 22 uruts oftransltlonal housmg for homeless famIlIes under HOD SupportIve HOUSIng program Developer Upward Bound. ConstructIon began in Swnmer, 1996 3) 1011 11th Street 70 uruts of semor rental housmg under HUD SectIon 202 program Developer Upward Bound ConstructIon antICIpated to begm early 1997 F 'HOUSNG SRAJU;" \\lPHLES"-INCU:S"" 16151NF2 MEM 9 . 4) 1637 AppIan Way 25 Wllts of rental housmg for dIsabled (HIV/AIDS) under HUD HOPWA program Developer Project New Hope ConsnuctIon likely to begm m November. 1996 5) 1116-1146 4th Street 66 unIts of semor rental housmg under HUD SectIon 202 program Developer JewIsh FederatIon Councll Project undergomg envlfonmental reVIew and v.'lll reqUIre Planmng ComnllSSlOn and Coastal COIlnmsslOn approvals before proceedmg to construction 6) 1930 Stewart Street "Mountam VIew MobIle Home Inn;' 141 spaces/coaches_ ConversIOn to tenant ownershIp under TORCA program 7) 708 PICO 22 uruts for homeless famIlIes Developer CommunIty CorporatIOn of Santa MOnIca CIty currently underwntmg the applIcatIOn for thIS prOject Prepared by Bob Moncnef, Housmg Manager Johanna GullIck. 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