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COUNCIL MEETING March 18,1997
Santa Monica, California
TO Mayor and CIty CouncIl
FROM City Staff
SUBJECT Recommendation to conduct a Pubhc Hearing and Approve In Concept the
Oraft 1998-2003 Housing Element for Transmittal to the State Department
of Housing and CommunIty Development (HCO) 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 recommends that the City Council conduct a public hearing and approve
In concept the Oraft 1998-2003 Housing Element (Draft Element) for transmittal to HCD
for reView, direct staff to begin preparation of the Oraft EIR, and direct staff to prepare
Implementation ordinances addreSSing two key poliCY Issues
The Draft Element IS an update to the current Housing Element which the City Council
adopted on September 28, 1993 One of the seven mandated elements of the General
Plan, the Housing Element establishes a five year action plan for addreSSing the CIty's
housing needs
1
This report provides the follOWing background Information Including summaries of
applicable legal requirements and the preparation process, a description of the Draft
Element's contents, a summary of the analysIs contained In the Draft Element with key
findings and recommendations, and a summary of the Planning Commission's and staffs
recommended modifications to the element
The Draft Element contains several programs which would commit the City to changing
eXlstmg housing programs Key changes would Include amendments to the City's
Incluslonary Housmg Program, reVISIons to reSIdentIal development standards, and
reVISions to the CUP process for condominiums Staff recommends that It be directed to
begin preparation of Implementing ordinances related to lncluslonary housing policies and
revised development standards now because these ordinances would address the two
Issues which are vIewed to be the most crucial with regard to housing poliCY
BACKGROUND
Summary of legal Requirements
By law, the City's Housing Element must analyze eXisting and projected housing needs,
set forth goals, poliCies, and programs for addreSSing those needs, and Identify adequate
housing sites Government Code 965583 Additionally, the HousIng Element must
Identify potential and actual constraints upon the maintenance, Improvement, or
2
development of housing for all Income levels and demonstrate local efforts to remove
actual constraints that hinder the localIty from meeting Its .'share" of the regional housing
need Id Local Junsdlctlons normally must update their housing elements every five years
Government Code 965588 The City onglnally prepared ItS current adopted housing
element for the 1989-1994 planmng penod However, because the State legislature failed
to authorize funding for the State's aSSOciations of governments to prepare future regional
housing needs estimates for the penod beyond 1994, the 1989-1994 planning penod was
formally extended Consequently, the new planning penod IS 1998-2003 for the Housing
Element Update
The Oraft Housing Element has been prepared In conformity with both State law and the
Apnl 5, 1995 settlement agreement In Santa MOnica HOUSing CouncIl. et al v CIty of
Santa Monica, a case which challenged the City's current HOUSing Element
Public Participation And Preparation Process
Prior to commencement of preparation of the Initial draft of the HOUSing Element, the
Planning and Commumty Development Department held a public scoplng meeting and two
workshops to receive public Input on areas of concern and Interest and to gather relevant
Information The public scoplng meeting was held on Apnl 24, 1995, the two workshops
were held on August 5, 1995 and August 9, 1995 A summary of the comments from these
public meetings IS Included In the Draft Element as Appendix A
3
Two consultIng firms were retatned by the City for thIs project Cotton/Beland/AssocIates
(CBA) has prepared the Oraft HOUSing Element Update, and Hamilton, Rabinovitz and
Alschuler (HR&A) has prepared specialized analyses and technical memoranda In support
of the HOUSing Element
The Oraft HOUSing Element was subsequently reviewed extensively by an Inter-
departmental committee comprised of representatIves of the Community and Cultural
Services Department, the HOUSing DIVISion, Rent Control Administration, the City
Manager's Office, the City Attorney's Office and Planning and Communrty Development
The committee collectively considered public Input, reviewed the work of the consultants,
and formulated the proposed goals, policies and programs of the Oraft Element based on
Input received at the public workshops, and the deSire to continue to provide the
community with a broad array of affordable hOUSing opportunities
A draft of the HOUSing Element was released for public review and comment on November
11, 1 996
On December 11 r 1996, the Planning Commission and HOUSing CommiSSion held a JOint
study session to review the Draft Element Public testImony and Written comments were
received Subsequently the Planning and HOUSing Commissions each conducted separate
public hearings on the Oraft Element On January 9 and January 16, 1997 the HOUSing
Commission held public heann9s Their comments were forwarded to the Plannrng
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CommiSSion (Attachment B) The Rent Control Board and the Arts CommissIon also held
public heann9s to deliberate on the Draft Element TheIr comments were also forwarded
to the Planning Commission (Attachments C and D)
On January 15, 22, and 29 and February 5, 1997, the Planning Commission held publiC
heanngs on the Draft Element On February 5,1997 the Planning Commission concluded
ItS deliberations and made recommendations for CounCil consideration which are
discussed beginning at page 23 (See also Attachment A )
Noticina
The CIty CounCIl heanng on the Oraft Element was notIced by maIling flyers to all people
on the City's "81g List" and the "Housing Element List" which Includes the mailing lists of
the City's Housing DIvISIon and the Rent Control Board and other Interested individuals
The Oraft Element was made available for public reView on November 11, 1996 The
availability of the document and the Planning Commission heanngs were noticed In a
similar fashion A display ad announcing the availability of the document was also placed
In the Outlook and on the Public Electronic Network
CONTENTS OF THE HOUSING ELEMENT
The Housing Element provides the City With an essential planning tool which sets forth the
City's five-year strategy to preserve and enhance the community's character, expand
5
housIng opportunIties for all economic segments, and provIde gUIdance and directIon for
local government decIsion-making In all matters related to housing To thiS end, the
Housing Element has four primary components an assessment of the housing needs of
the City and an Inventory of resources available to meet those needs, an evaluation of
potential and actual constraints on the production, maintenance, and Improvement of
housing, an evaluation of the progress made toward meeting the goals and objectives for
the last planning period, and, the establishment of the City's goals, obJectIves, and
programs for the next five year planning period ThiS section summarizes these
components The Draft Element IS bound under two separate covers -- the" 1998-2003
Housing Element Update" and the "Techmcal AppendiX"
Draft Housing Element
The Draft Element follows the organization prescribed by state law as follows
1 An assessment of housing needs and an Inventory of resources (Section II -
Housing Needs and Resources)
2 A diSCUSSion of potential constraints on housing production (Section III -
Potential Constraints on Housing Production and Conservation)
3 A summary of progress under the 1993 Housing Element (Section IV -
Review of Housing Element Past Performance)
4 A descnptlon of the goals, quantified obJectives, poliCies, and programs that
the city has chosen to meet the Identlfled needs (Section V - Housing
ObJectives, Goals, PoliCies, and Programs)
Given the detailed and lengthy analYSIS undertaken In developing thiS Oraft Element, much
6
of the supporting background material has been Included as appendices to the Draft
Element These appendices Include'
Appendix A -
Appendix B -
Appendix C -
AppendIx D -
AppendIx E -
Appendix F -
Appendix G -
Technical ADDendix
Summary of Comments from Community Meetings
1995 Santa Monica Apartment Tenant Survey
Inventory of Land SUitable for Residential Development 1996
- June 1998
Available FinanCial Resources and Projections
ResIdential Development Standards and Fees
Comparison of Residential Intensity Permitted Under the 1984
Land Use Element and Current Zoning Ordinance
Re-evaluatlon of the 1993 Housing Element
In addition to the appendices bound with the Oraft Element, a senes of technical
memoranda have been prepared by Hamilton, Rabmovltz & Alschuler (HR&A), and are
Included under separate cover as the Technical AppendiX These Include
· Results of the 1995 Santa Momca Apartment Tenants Survey
· An Estimate of the City of Santa MonIca's "Fair Share" of Regional HOUSing
Need for the 1998-2003 HOUSing Element Update
· The Impacts of the Costa-Hawkins Rental HOUSing Act on the Rent-
Controlled Apartment Stock In Santa MOnica
· Assessment of the Rent Control Board's ElliS Act Removal Permit Process
as a PotentIal or Actual "Constra!nt" on the Development of HOUSing
· Assessment of the Rent Control Removal PermIts as a PotentIal or Actual
"Constraint" on the Development of HOUSing
· Assessment of the CIty's Conditional Use Permit ReqUirement for New
Condominiums as a Potentlal or Actual "Constraint" on the Development of
HOUSing
· Assessment of Four Large-Scale ReSidential Rezoning Actions as a
Potential or Actual "Constraint" on the Development of HOUSing
· Assessment of the CIty's IncluslOnary HOUSing Program (Ordinance 1615)
as a Potential or Actual "Constraint" on the Oevelopment of HOUSing
· Cumulative Effects of Five City of Santa MOnica ReqUIrements on Multi-
Family HOUSing Projects as a Potential or Actual "Constraint" on the
Development of HOUSing
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· AnalysIs of the R2 Dlstnct BUildable Envelope
Assessment of Housing Needs and Resources
The Draft Element (Section II) examines the charactenstlcs of existing and proJected
population and housing stock In order to define the extent of unmet housing needs In the
community for the 1998-2003 planning penod The document provides statistical data and
analYSIS of the City's population, household and housing stock charactenstlcs, an
Inventory of land sUitable for residential development and an assessment of future housing
needs
To gather Input on housing Issues pertaining to rent-controlled Units In the City, and to
update 1990 census information, the Oraft Element Includes a detailed tenant survey
Apartment bUildings, both rent-controlled and uncontrolled, account for a large share of
Santa MonIca's hOUSing stock However. the most commonly relied upon source of data
for Information on Santa MOnica's hOUSIng stock and Its households, the decenmal U S
Census, has sIgnifIcant lImItations In meetIng the CIty's Informatton needs about
apartments First, the 1990 U S Census IS over half a decade old, and In light of the
hlstoncally greater degree of turnover In the multi-family stock than In single-family
hOUSing, data from 1990 may not adequately descnbe the Situation of apartment renters
today Second, although, the Census distinguishes "renters" and "rental hOUSing" from
"owners" and "owned hOUSing," and "single-family" hOUSing from "multi-family" hOUSing,
It does not Include data specifIcally on apartment unIts or households residing In
8
apartments The 1995 Santa MOnica Tenant Survey ("Tenant Survey") was conducted to
help fill these Information gaps Some key results of the Tenant Survey are set forth In
Attachment H A complete diScussIon of the survey methodology and a detailed
presentation of the survey results are contained In the Technical Appendix
The Draft Element also contains the CIty's "fair share" allocation A city's "fair share"
allocation represents a dIstribution of regional housing needs based upon such factors as
market demand for housIng, employment opportUnities, the availabIlity of sUitable sites and
public facilitIes, and commuting patterns In the SIX county Southern CalifornIa region,
which Includes Santa Monica and all other Incorporated cities and unincorporated areas
In Los Angeles County, the agency normally responsIble for assigning housing "fair share"
allocatIons to each JUriSdictIon IS the Southern CalifornIa Association of Governments
(SCAG) However, due to the unavailability of State funding, SCAG has not prepared
speCific, current fair share allocations Therefore, the City has elected to prepare Its own
estImate of the CIty's faIr share of regional hOUSIng need for the 1998-2003 planning
period The estimate In the Oraft Element was developed uSing the same approach which
the State has approved and which SeAG would have used had the State Legislature
proVIded funding
Although the City used SeAG's methodology to develop ItS own faIr share estimate, the
Draft Element Includes a dISCUSSIon of the CIty's disagreement With thIS methodology
(Section II E) Of chief concern IS the fact that SCAG's methodology does not differentiate
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between densely populated and bur It-out communltfes Irke Santa Monica, whIch can
accommodate limIted growth, and communities which are less bUilt-out and can
accommodate significant additional growth Other City concerns with the SCAG
methodology Include (1) Inappropnate vacancy rate assumptions and household growth
factors, (2) a disregard for the economic constraints Imposed on hOUSing development by
the current real estate market, the relatIvely high land pnces and other costs of
development, and (3) the methodology used for dlstnbutlng and assessing hOUSing needs
In the Westslde region Despite these concerns, the City chose to use the SCAG
methodology to Increase the IIkelrhood for HCD approval of the Element and to reduce the
potential for challenges to the document The City stili reserves Its nght to challenge the
methodology and/or the fair share allocation numbers once SCAG resumes the process
However, even utiliZing SCAG's methodology, the Draft Element demonstrates that the
City has adequate sites to accommodate Its regIonal "fair share" of hOUSing production
Analysis of Potential Constraints on Housing Production
The provIsion of adequate and affordable hOUSing may be constrained by both market
conditions and governmental programs and regulations Potential non-governmental
constraints Include the pnce of land, the cost of construction, and the availability of
finanCing Potential governmental constraints Include land use controls, bUilding codes
and their enforcement, site Improvement fees and other exactions, and local processing
and permit procedures
10
Preparation of the Draft Element Included extensive analysIs of the Impact that vanous
non-governmental and governmental regulations In the City have on housing production
The conclUSions of thiS analysIs are presented In the Oraft Element (Section III) The
detailed analysIs Itself IS presented In a separate document -- "Technical Appendix.
The pnnclpal conclUSion of thiS analysIs IS that current market conditions -- largely high
land costs combined with a dampened real estate market -- are an actual constraint to the
development of housing In the City These market conditions render the development of
the average multI-famIly development project In the CIty infeasIble Therefore, specIal
circumstances are generally required to make a proJect financially feasible, such as
unusually low land cost, unusually high renUsales pnces, below market-rate finanCing,
and/or significant reductions In construction or other development costs
The analysIs also concludes that certain City policies/regulations such as the Incluslonary
housing program and some development standards constitute potential constraints to
housing production That IS, these programs have the potential to negatively Impact
project feasibility on a per-square-foot basIs While It IS market conditions, not the City's
policies and regulations, which at the present time actually constrain housing production,
should market conditions sufficiently Improve In the planning period, these programs could
constitute an actual constraint on housing production For thiS reason and In furtherance
of other City goals, the Draft Element contains programs and poliCies which address and
help alleViate the effects of these potential constraints Additionally. the Draft Element
11
recognIzes that some CIty regulatIOns, whIch may negatIvely effect housing productIon,
enhance other City goals including preservation of eXisting affordable housing and
neIghborhood character
Review of Housina Element Past Performance
The housing programs adopted as part of the City's current (1993) Housing Element have
been reviewed and evaluated to determine their effectiveness In delivering housing
services (Section IV) This review proVided a basIs for developing programs to address
the housing Issues Identified In the Draft Element
Housing Obiectives. Goals, Policies and Programs
The Housing Element proVides a statement of the community's goals, quantified obJectives,
and poliCies related to the maintenance, preservation, Improvement, and development of
housing (Sect\on V) In contrast to the "fair share" methodology, the City has developed
realistiC housing production objectives based on an assessment of available City
resources, eXisting and proposed City poliCies and programs, and conSideration of
conditions that Will likely result In the production of hOUSing units Within the City dUring the
planning period
ThiS section highlights the key hOUSing Issues faCing the CIty and sets forth the City's
overall quantified objectives for hOUSing production, rehabilitation, and assistance for the
planning penod A summary of the City's hOUSing goals, poliCIes and programs, IncludIng
12
a future actIon plan for the 1998-2003 plannIng penod, /s also mcluded as part of Sect/on
V
SUMMARY OF HOUSING ELEMENT GOALS AND POLICIES
The Draft Element sets forth the goals, policies and programs that constitute the City's
strategy to effectively address the City's housIng needs for the 1998-2003 period (Section
V) As discussed, the Draft Element contains several programs that commit the City to
changing eXlstrng housing poflcres Key changes Include amendments to Ordinance 1615
(Incluslonary Housing Ordinance), reVISions to residential development standards, and
revIsing the conditional use permit process for condominiums A table summariZing the
City's housing programs Including ItS 1998-2003 action plan. can be found as Attachment
A
The following IS a summary of the goals and associated policies Included In the document
1 Promote the constructIon of new housing through regulatory mechanisms Housing
Element poliCies designed to promote thiS goal Include prOViding adequate sites for
all types of housing, maintaIning and enhanCing the City's expedited and
coordinated permit processing system. and reviewing development standards and
requIrements
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2 Increase the sUDoly of housrng affordable to very low, low. and moderate Income
persons Housing Element policies designed to promote this goal Include ensuring
the continued availability of Income-restncted hOUSing for very low, low, and
moderate Income households, and cooperating with hOUSing provIders to promote
the development and operation of rental hOUSing for very low and low Income
households, and ownership hOUSing for low and moderate Income households
3 Protect the eXisting SUDDlv of affordable hOUSing HOUSing Element poliCies
deSIgned to promote thIS goal Include encouragIng the replacement of multI-famIly
hOUSing that IS demolished, and ameliorating the effects of the Costa-Hawkins
vacancy de-control regulation on the affordable hOUSing stock
4
Promote the
and continued maintenance of eXlstlna houslna
- -
HOUSing Element poliCies deSigned to promote thiS goal Include ensuring that
property owners are made aware of City programs to promote capital Improvements
to rental hOUSing, and ensuring that rehabilitation of eXisting umts does not result
In permanent displacement of eXisting reSidents
5 ProVide hOUSing assistance and supportive services to very low. low, and moderate
Income households and households with special needs HOUSing Element poliCies
deSigned to promote thiS goal Include encouraging a fair share approach to
providing hOUSing opportunities and assistance to homeless, very low, and low
14
Income households and households with special needs, and targeting funds to
ensure a broad array of supportive services to very low and low Income persons to
ensure theIr continued maintenance of housIng once obtaIned
6 Eliminate dlSCnmlnatlon In the rental or sale of houslna on the baSIS of race.
religion. national ongln. sex. sexual oreference, age, dlsabilltv, family status. aids,
or other such characteristics. HOUSing Element poltcles deSigned to promote thiS
goalmclude enforCing fair hOUSing laws prohibiting arbitrary diSCrimination In the
budding, fInanCing, selling, or rentIng of hOUSing, on the baSIS of race, religIon,
national origin, sex, sexual preference, age, disability, family status, AIDS, or other
such charactenstlcs
7 Promote Quality hOUSing and neighborhoods HOUSing Element policies deSigned
to promote thiS goal Include ensuring that architectural deSign of new hOUSing
development IS compatible with the surrounding neighborhood, and promoting safe
and secure housmg and neIghborhoods, and encouragIng housmg deSIgn whIch
serves to deter crime
8 Promote the participation of Citizens, community groups, and governmental
agencIes In houslna and community development activitIes HOUSing Element
poliCies deSigned to promote thiS 90al Include ensunn9 maximum Citizen
Involvement In hOUSing and community development actiVities, and encouraging
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Involvement of all Interested parties In the revIew and formulation of CIty housing
policies, including property owners, bUilding Industry professionals, affordable
hOUSing advocates, lending institutions, and other Interested parties
KEY HOUSING ELEMENT ISSUES
This section focuses on the key hOUSing Issues faCing the City and the policies and
programs contained In the Draft Element which are deSIgned to respond to these Issues
Santa MOnica faces a mynad of complex hOUSing Issues. and hOUSing funds for
constructIon and rehabilitatIon are shrinkIng, partIcularly from federal and state sources
Understanding these Issues IS cntlcal to making the difficult policy decIsions to create
cost-effective hOUSing In preparing thiS Draft Element, the City has engaged In an In-
depth and comprehensive evaluation of the City's hOUSing-related regulations and
programs and the City'S hOUSing needs and resources Through thiS evaluatIon, the City
has Identified Its pnonty goals and objectives These Include preservation of affordable
hOUSing threatened by the Costa-Hawkins Rental HOUSing Act, the development of hOUSing
for families, and reexamination of development incentives and standards for affordable
hOUSing
Anticipated Loss of Affordable Housing
Adoption of the Costa-Hawkins Rental HOUSing Act In the Fall of 1995 by the State
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legislature brought about statewide de-control of rent-controlled housing upon vacancy
By January 1999, the Costa-Hawkins Act Will eliminate any limits on rent Increases that
may be charged when a tenant voluntarrly vacates an apartment unit or IS eVicted for non-
payment of rent Vacancy de-control Will be phased-In so that rents may be raised up to
two times upon voluntary vacancy until January 1999, when full vacancy de-control goes
Into effect Upon occupancy by a new tenant, Units Will be re-control/ed until vacated
again
In the fIrst eIght months of ImplementatIon of the vacancy de-control regulatIon In Santa
Monica, over 3,000 units have applied for rent Increases It IS estimated that by 2003,
between one-half and three-quarters of the 28.000 plus rent-controlled apartment Units that
eXIsted at the end of 1995, WIll be decontrolled and rents WIll Increase In the long term
ThiS Will result In a loss of a significant portion of the CIty's affordable hOUSing stock The
effects of Costa-Hawkins have been evaluated extensively as part of thiS Draft Element
The goals, policies and programs recommended by thiS Draft HOUSing Element Include
mechanisms to mitigate the Impacts of Costa-HawkinS Goal 3 0 IS to .'protect the eXisting
supply of affordable housing" PoJJcles deSIgned to promote thJS goal Include encouraging
the replacement of multi-family hOUSing that IS demolished, and ameliorating the effects
of the Costa-Hawkins vacancy de-control regulation on the affordable hOUSing stock
Program 3a contained In Chapter V directs the City to develop a comprehensive strategy
to address the effects of Costa-Hawkins Rental HOUSing Act by Investigating and
17
developing a mix of programs whIch could Include funding for acquIsition and/or
rehabilitatIOn In exchange for deed restnctlons on units; market rate financing for new
construction In exchange for deed restncted rental units and/or permitting rental Unit
conversion to ownership units In exchange for permanently deed-restncted rental Units
(See Goal 3 0 and related policies and programs)
Constraint Analvsis
The Draft Element Includes a detailed analYSIS of potential governmental and non-
governmental constraints upon the development, maintenance and Improvement of
housmg By a mutual agreement memorialized In a settlement agreement between the
City and the plaintiffs In a lawsuit challenging the adequacy of the City's current Housing
Element, a "constraint" on new housing production IS one which causes a significant
adverse Impact on the City's ability to meet ItS regional responsibility to construct new
housing Specific analyses Included assessments of the follOWing programs to determine
If they acted as potential or actual constraints on the development of housing the Rent
Control Board's ElliS Act Removal PermIt Process, Rent Control Removal PermIts, the
City's Conditional Use Permit Requirement for New Condominiums, Four Large -Scale
ReSidential Rezoning Actions, the City's Incluslonary Housing Program (Ordinance 1615),
and, the Cumulative Effects of Five City of Santa Monica Requirements on Multi-family
Housing Projects
The Draft Element addresses these potential constraints With specific programs including
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reVISions to eXisting development standards (Program 1 a - Page V-9), changes to the
review procedures for condominiums (Program1 a - Page V-9), reVISions to the City's
Incluslonary housing program (Program 2 a - Page V-12). maintenance of a density bonus
program for the City (Program 2 b - Page V-13), and, expansion of Article 34 authority to
utilize a variety of revenues to develop, construct, or acquire low and moderate Income
rental housing proJects (Program 2 k - Page V-20) (See Goals 1 0 and 2 0 and related
policies and programs)
Housina for Families with Children
The supply of housing umts adequately-sized for families with children IS limited,
partIcularly In the rental market, and home purchase opportunIties are restncted by hIgh
housing pnces Overcrowding results as many families overpay for housing and/or live In
small housing units to save on housing costs
The Draft Element Includes goals, poliCies and programs to facilitate the development of
housing sUitable for families at affordable costs, and to provide for a broad range of
supportive services Including. but not limited to, child care and employment assistance for
low Income families (see espeCially Program 2h)
Housing for Special Needs Populations
In recent years, the City has sought to maintain an open housing market that attracts and
maintains a diverse population As demonstrated by the goals, poliCies and programs
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within the Draft Element, the City has a strong commitment to providing housing and
supportive services to persons with special needs including
Senior Citizens - According to the 1990 Census, elderly residents represent over
16 percent of the population In Santa Monica In the planning and development of
housing for the elderly, particularly for those who live alone, appropriate Unit Size,
affordable cost, and easy access to transit, services, and health care faCilities need
to be considered
Persons with Disabilities- The 1990 Census documents that over 11 percent of
the City's population aged 16 or over had work, mobility, and/or self-care
limitations These people may require a barner-free liVing environment and easy
access to transit, serVices, and employment centers As many disabled persons
earn lower Incomes, hOUSing affordablllty IS also a concern
Persons with HIV and AIDS- The Los Angeles County Department of Health
SerVices, HIV Epidemiology Program, estimates that there are currently 1,000
reSidents In Santa Monica who are HIV positive According to the Santa Monica
AIOS ProJect, at present there are approxImately 290 AIDSJHIV patients In Santa
MOnica who are receiving medical treatment As the disease progresses, these
patients Will require vanous types of assistance with legal, medical, employment,
and hOUSing Issues
Homeless Populations - Santa MOnica has a Significant homeless population
Homelessness IS not caused by merely a lack of shelter. but Involves a vanety of
underlYing unmet social and economic needs While continuing and expanding the
strategy to address homeless Issues In Santa Monica, the City Will continue a
comprehenSive policy that promotes a balanced continuum of care for the
homeless, Integrating outreach. Intake and assessment, emergency shelter,
transItional hOUSing, permanent hOUSing, case management, employment, and
supportive services
Housing and Neighborhood Conditions
There are two goals In the Draft Element that relate to protecting and maIntainIng the CIty's
aging eXIsting hOUSing The first goal addresses Improving and preserving the quality and
character of reSidential neighborhoods In the City (Goal 7 0) With over half of the
20
housIng stock more than 30 years old] conttnued maintenance and rehabilitation efforts
are reqUired to prevent widespread detenoratlon This requires a coordInated strategy for
community Input] design reView, rehabilitation, and code enforcement efforts Housing
Element policies designed to promote this goal Include ensuring that archItectural design
of new housing development IS compatIble wIth the surrounding neighborhood] and
promotIng safe and secure housing and neighborhoods, and encouraging housing desIgn
which serves to deter crime
The second goal of the Draft Element which addresses neighborhood conditions IS
"promote the rehabilitation and continued maintenance of eXisting housing" (Goal 40)
Housing Element policies designed to promote this goal mclude ensunng that property
owners are made aware of City programs to promote capital Improvements to rental
housIng, and ensurtng that rehabilitation of eXIsting units does not resutt In permanent
displacement of eXisting reSidents
Funding
Increasingly, the threats of federal and state budget cuts have left many local jUrisdictions
paralyzed In their housing production Additionally, In Santa MOnica, reduced commercial
development In recent years has also reduced the City's potentIal Income from the Office
Development Mitigation Program These funding and revenue reductions reqUIre that the
City aggressively pursue creative financing mechanisms such as partnerships with pnvate
lenders to leverage public funds and partiCipation In the low Income hOUSing tax credit
21
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potential to receive a significant pool of funds that can be used to provide financial
assistance for housing construction and rehabilitation Goal 5 0 to "prOVide housing
assistance and supportive selVlces to very low, low, and moderate Income households and
households with speCial needs" IS supported by poliCies and programs which call for the
development of a coordinated strategy for the expenditure of these and other funds to
maXImize cost-effectIveness In addreSSing the City's complex housIng needs Housing
staff recommends the consideration of additional funding sources Including Tax Exempt
Bonds, State Low Income Housing Tax Credits, HUD Section 8 Program, and, Mortgage
CredIt CertIfIcates (See Program 2 e )
PLANNING COMMISSION AND STAFF RECOMMENDATIONS
Impact of Costa-Hawkins and HUD Regulation and Policy Changes on the
Section 8 Proaram
The Planning CommIssIon accepted the HousIng CommIssIon's recommendatIon to add
a diSCUSSion of the Impact of vacancy de-control (Costa-Hawkins) upon the Section 8
Program and of the Impact of changing federal regulatIons upon the future of the program
(See Attachment 8) Staff recommends thIS be Incorporated Into SectIon II (HOUSing
Needs and Resources) and augmented with additional text to provide proper context
Potentia' Constraints
The Planning Commission recommends that the potential governmental constraints section
23
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discretionary review procedure."
Staff recommends that this language be strengthened and clarified to reflect the
nature of the review as follows
"Modify the review procedures for condominiums
from a Conditional Use PermIt to another
discretionary review procedure which relates to
project compatibility, including revIew of the
phYSical location, size and massing of the
structure(s), and publiC Improvements to ensure
that the project is compatible and integrates With
and relates harmoniously to surrounding sites
and neighborhoods"
~ The Planning CommIssIOn recommends that the bullet under Program 1 a which
would revise Income definitIons contained Within City regulahons to define moderate
as 60 - 80 percent of the County MedIan Income be removed
Both the Rent Control Board and the Housing Commission support the following
recommendation contained In the Draft Element
"To the extent feasible, revise Income definitions
contained Within City regulations to define moderate
Income as 60-80 percent of the County median
Income"
Staff, the Rent Board and the Housmg Commission support thiS approach
pnnclpally because the moderate Income category as currently defined establishes
rent ceilings that are comparable to market-rate For example, In 1996 the rent
I1mlts for 1- and 2- bedroom moderate Income Units were $1,026 and $1,218,
respectively In the opinion of the Rent Board. HOUSing Commission, and staff,
there IS no publiC benefit to programs which prOVide rental rates comparable to
26
market rate
The PlannIng CommIssIon dIsagrees wIth thIs approach, argUIng that even though
deed restncted moderate Income rents may be comparable to current market rates,
over time as inflationary trends boost market rental rates, the rates of deed-
restncted unIts will stay lower, thus serving an Income niche not served by the
market However staff stili believes that dUring the time penod of the Draft Element,
as vacancy decontrol depletes the available supply of rental hOUSing affordable to
lower Income households, there IS a greater need for programs targeted to lower
Income groups Staff recommends that the eXisting language be c1anfled as
follows
"To the extent consistent with State law and
the Charter, target City subsidies and
bonuses to affordable housing projects that
serve households earning 61-80% of the
County median income."
.. The Planning Commission concurs with the HOUSing Commission and recommends
the addition of a bullet under Program 1 a to broaden the current opportunities for
second units In the R-1 Olstnct as follows
"As a means of providing additional sites for
hOUSing, broaden the current opportunltles for
second units In the R-1 Dlstnct within
reasonable Irmlts conSIstent with State law"
.. The Planning Commission recommends the follOWing addition under Program 1 a
"In cooperatIon with pnvate property owners
assess the feasibility of developing air rights
27
projects above privately owned parking lots and
other sites which may proVide air space for
affordable housing development"
Staff supports thiS addition but recommends that It be relocated to Program 2F and
that Program 2F be modified as follows
" Assess the use of City-owned, publicly-owned
and privately owned land for affordable
housing"
.. The Planning Commission recommends adding two bullets under Program 1 a to
address additional housing opportunities Including the continued support of the
construct/on of llvelwork space, and development of housing In commercIal areas
Staff supports thiS addition
Goal 2 0
Increase Suvvlv of Affordable HousinG
Program 2 a Malntam an Incluslonary Housing Program
t- The Planning Commission recommends modification of the Action Plan for Program
2 a to clarify that the proposed amendments to the City's Incluslonary Housing
Program are Intended to help support new housing production In a way that IS
balanced with the maintenance of eX/stmg housing stock Staff supports thiS but
recommends that the first bullet under 2 a be modified as follows
"Study modifications to the City's Incluslonary
Housing Program (Ordinance 1615) which would
help support new housing production In a way
that balances thIS production with maintenance
and conservation of eXistIng housing stock, while
28
complYing with Proposition R Changes to be
considered will Include, but not be limited to
Proposed amendments will be reviewed by the
City Council It
.. The Planning Commission supports the HOUSing CommissIon recommendation that
consideration be given to recalculating the In-lieu fee periodically to meet certain
program objectives Staff supports thiS recommendation and recommends that thiS
be done every two years
.. As part of the analysIs to be undertaken for evaluating possible reVISions to
Ordinance 1615, staff proposed that consideratIOn be given to eliminating the
option for satisfYing the Incluslonary obligatIon by bUilding all moderate Income
units deed restricted for households earning 100% of the county median family
Income (MFI) or replaCing It With an option to satisfy the Incluslonary obligation by
bUilding 100% of Units deed-restncted for households earning less that 80% of the
county MFI The Planning Commission does not recommend that thiS be
considered Staff continues to support ItS onglnal recommendation that the option
for satisfying the Incluslonary requirement by bUilding all moderate Income Units be
elIminated Based on available informatIon] staff believes that the market already
provides hOUSing affordable to households earning 100% of median Income] and
therefore there IS no public benefit to targeting City programs to thiS Income group
.. The Planning Commission recommends that the follOWIng language be added to
29
Program 2 a as a way to Insure that monltonng of on-site units occurs
"Evaluation of the success of the on-site
InclusJOnary requIrements, partIcularly In terms
of administration"
Staff will continue to monitor on-sIte units and does not recommend that this be
Included In the document
Program 2b Maintain a Density Bonus Program
t> The Planning Commission recommends that the Action Plan be revised as follows
to be more affIrmatIve
"Revise eXisting development standards as
necessary to assure the bUilding envelope
adequately accommodates the constructIon of
density bonus Units n
Staff supports this modification and recommends that It also be Included as part of
Program 1 a's ActIon Plan
Program 2h Facilitate the Development of Housing for Famtfles with Children
t> The Planning CommisSion recommends that two Items be added to the Action Plan
to expand housIng opportunrtles for families These proposed changes Include the
POSSibility of code reVISions to allow alternative types of housing (Ie Co-housing)
to be developed In the City wIth partIcular emphasIs on facJJJtatmg thIS development
on City-owned properties Staff supports thiS addition and recommends the
following language
30
"Assess the possibility of revIsing the zOning
code to allow for the construction of alternative
types of housing (e 9 co-housing), Including the
construction of such housing on City-owned
properties"
The other Item IS to consider alternative development standards that Will facilitate
the development of housing for families with children, consistent with the program
suggested by the Housing Commission under Program 1 a Staff supports thiS
addition and recommends the follOWing language
"Consider alternative development standards
(e 9 heIght, lot coverage. densIty, setbacks,
parking reqUIrements, etc) that facilitate the
development of housing for families With
children"
Program 21 Facilitate the Development and Maintenance of Special Needs Housing
.. The Planning Commission recommends that a bullet be added to assess the
development of a high subSidy program for permanently affordable housing for very,
very low Income household earning minimum wage, including both SRQ and family
units ThiS IS consistent With the Housing Commission's recommendation for a
program to prOVide permanent housing for persons emerging from transitional
housing facllttles Staff supports thiS program
Goal 3 0
Protect the EXisting SUDpfy of Affordable Housrng
~ The Planning Commission recommends that PoliCY 3 3 be modified as follows In
31
order to create the possibility for developing a conversion program
"Continue to Protect affordable rental housing
by :iiiiitiiig regulating the conversion of rental
Units to ownershIp units"
Staff recommends that the original language calling for limiting the conversion of
rental units be maintained Through the TORCA process, approximately 10% of the
rental hOUSing stock was converted to ownership units and only 40% of the Units
have been sold resulting In over 2,000 available units for sale Therefore, allOWing
additIonal Units to be converted IS not necessary dUring thiS planning period
l> In response to the HOUSing CommiSSion comments, the Planning Commission
recommends the addition of PoliCY 35 and additions to the Action Plan under
Program 3 a Proposing changes to the Section 8 program In response to changes
In the market Induced by the Costa-Hawkins Rental HOUSing Act Staff concurs With
these recommendations as proposed
Program 3 a Develop Programs to Offset The Effects of Costa-Hawkins
l> The Plannrng CommIssion supported the HOUSing Commission's recommendation
that the City Investigate the feasibility of developing a program to permit the
conversion of rental units to ownership Units In exchange for a fleXible mix of
permanently deed-restricted rental Units, and/or affordable sale units and/or
appropnate In-lieu fees Staff believes that If a sales program or in-lieu program
were put Into place, a substantial number of eXIsting affordable rental units could
32
be put at risk and therefore recommends that no changes be made to the language
currently In the document
... The Planning Commission recommends that a new Item be added to Program 3 a
to target redevelopment funds as follows
"To the extent feasible In addition to the 20%
set-aside, target Redevelopment Funds for a
housing acquisition and rehabilitation program
with a set aSide goal of 50% "
Staff supports thiS Idea In concept but recommends that the proposed language be
refIned as follows to allow greater fleXIbIlity on an annual basIs for the use of these
funds
"To the extent feasible utilize addItional non-
housing Redevelopment Funds to supplement
the annual 20% set-aside reqUirement for
eligible housing acquIsition, rehabilitation and
new construction purposes"
Program 3 b Protection of Mobile Home Park Tenants
The Planning Commission recommends that the second bullet be revised as
fo 11 ows
"ASSist with mobile home park rehabilitation or
conversion to ownershIp housing If appropriate
and/or feasIble ,.
Staff recommends that the anginal language be maintained because of the
complexity of Issues Involved In mobllehome conversion projects, and because the
Planning Commission's recommended language Implies that financial feasibility IS
the sole consideration
33
Goal 5 0
Provide Housma Assistance and SUDDortrve ServIces to Verv Low. Low and
~ .
Moderate Income Households with SDeclal Needs
Program 5C Maintain a Homebuyers Assistance Program
~ The Planning Commission recommends adding two additional Items under this
Program which were recommended by the Housing CommissIon One calls for the
development of a new program to permit the conversion of rental units to ownership
units, In exchange for a fleXible mix of permanently deed-restncted affordable rental
Units and/or affordable sale units or In lIeu fees Staff does not support thIS
program as proposed because as previously stated, staff believes that dunng thiS
planning period It will put a substantial number of eXistIng affordable Units at risk
The other Item addresses alternative means of providing first-time low Income
homebuyers assistance through the development of a silent second program Staff
supports thiS addition
Program 5F Develop a strategy to Address threats to the HUD Section 8 Rental SubSidy
Program
to- The Planning Commission supports the addition of thiS new program as proposed
by the Housing CommIssion for the development of a strategy to address threats
to the HUD Section 8 rental subSidy program
Staff concurs with thiS
recommendation as proposed
34
Goal 6 0
Ellmmate DlscnmmatJon m the Rental or Sa/~ of Housmg on the BasIs of
Race. Relialon. National Onam. Sex. Sexual Preference. Aae. DIsabliltv.
- - --
Fern/Iv Status. AIDS. or other such CharacteristIcs
.. The Plannmg CommIssIon recommends that PolICY 6 2 whIch encourages the
dlstnbutlon of housing for low and moderate Income households throughout the City
be relocated because It does not belong under this goal as wntten Staff concurs
with the Planning Commission recommendation and recommends that this Policy
be placed under Goal 2 0 as Policy 27
Goal 7 0
Promote Oualtty Housmg and NeIghborhoods
.. The Plannrng CommIssion recommends that PolICY 7 6. a dIrectIve to balance
housing and employment opportunitIes In the City, be eliminated ThIs IS due to the
fact that the formula for Jobs housing balance does not realistically address an
Integrated urban setting like the Westslde For purposes of this kind of analysIs,
reSIdentIal communItIes such as PacIfic Palisades, Venrce and Mar VIsta should be
factored Into the hOUSing balance for Santa MOnica It IS unrealistic to limit this type
of analysIs to arbitrary City limits when the area functions as a regional network
Staff concurs with this recommendation
35
Program 7 a ProvIde a ResIdentIal NeIghborhood Safety Program
.. In response to the Rent Control Board's comments about safety concerns, the
Planning Commission recommends expanding the action plan for program 7 a to
Include explonng the feasIbility of developing a program to facilitate the Installation
of safety features such as dead bolts, peepholes and motion detector lights Staff
supports this recommendation
Program 7 b Provide Historic Preservation Programs
.. The PlannIng CommIssion recommends that Program 7 b be expanded to Include
the evaluatIon of the Historic Resources Survey as the basIs for the development
of a comprehensive preservation plan for the City Staff concurs with this
recommendation
Program 7 d FaCilitate Sustainable Housing Development
.. To enhance the action plan under Program 7 d, the Planning Commission
recommends that the City continue to Incorporate sustainable design and
construction strategies wIthIn Development Agreements Staff concurs WIth thIs
recommendation
Additional Staff Recommendations
The follOWing are additional staff recommendations
· Revise the Introduction to the "Goal, PoliCies and Programs" subsection as follows
36
"The followlrg descnbes each of a f:J1I range of
housing programs Vwh C'1 Will be uncutao<;en by
the City Housing I=rc,;;rar~ s nclude pmgrar"lS
both currently being Implemented In the City,
and new programs added to address eXisting
and projected needs A bnef background on
each program IS proVided, followed by the City's
action plan for the 1998-2003 Housing Element
planning penod
Table V-2, Housing Program Summary, located
at the end of thIS section, summarizes the goals
of each program for the planning penod, and
Identifies the program funding source,
responsible agency and tlme frame for
Implernentatl::,m The programs outlined bcl:J't.'
ar'd set fa: ~h 111 table V -2 ar.a d'ds gi'.)d t:J
cO'llprehenslvely address t'le C ,ty S Ide'1tlflsd
housing needs"
· Revise the second buJJet under Program 1 a to eliminate redundant language as
follows
"Evaluate modifications to parking standards
(e g 1 rounding down for half spaces and
elimination of guest parking requirement) to
faclhtate construction of all housing Units
Including allowable densIty bonus units H
· Revise the fIfth bullet under Program 1 a to be more deflnltlve as follows
"Propose amendments e....aluate potential
moeliflcatlons to the Incluslonary Housing
Program (refer to Program 2 a ) "
· RevIse the second bullet under Program 1 b as follows
"Expand the types of Information available on
"Permits" and Improve reporting procedures to
faCIlitate project tracking and proVide up to date
informatIon n
37
· Add another polIcy under Goal 2 0 as follows
"Polley 2 8 Continue to provide development
Incentlves and reduced planning fees for
development of affordable housing"
· Under Program 2e Assess AlternatIVe Affordable Housing Finance Programs, add
the followIng bullet under the ActIon Plan
"Encourage developers to take advantage of
affordable housing bond financing and facIlitate
coordination among developers when
appropnate"
Staff also recommends that miscellaneous tables, maps and text be revised to update
and/or clanfy Information presented In the Oraft Element These proposed modifications
to the Draft Element are presented In Attachment J
ENVIRONMENTAL IMPACT REPORT
An EnvIronmental Impact Report (E1R) will be prepared following approval In concept of
the Draft Element by the City CounCIl The EIR will evaluate the potential envIronmental
Impacts of Implementation of the poliCies and programs contained In the Draft Element
BUDGET/FINANCIAL IMPACT
The recommendation presented In thiS report does not have a budget or fiscal Impact
38
SUBSEQUENT ACTION AND RECOMMENDATION
Subsequent to Council conceptual approval of the Draft Element, the document Will be
submItted to HCD for revIew and comment, and the EIR will be prepared FollOWing
preparatIon of the EIR and receIpt of comments from HCO on the Oraft Element, the Final
HousIng Element WIll be prepared The FInal HousIng Element and Fmal EIR WIll be
presented to the PlannIng CommIssIon for theIr consIderatIon In the summer of 1997 and
to the City Council for adoption In the fall
Staff respectfully recommends that the City Council conduct a public hearing on the Draft
Element consider the changes as proposed by the Planning Commission and staff, adopt
In concept the Oraft Element, direct staff to transmIt the document to HCO for review and
comment, begin 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
Attachments
A
Planning Commission's Recommended Changes to
"Goals, PoliCIes and Programs" (SectIon V C)
B Memorandum from HOUSIng DIvISIon Staff regarding
HOUSing CommIssion Recommended Changes to the
Draft 1998-2003 HOUSIng Element
39
C Letter from Rent Control Board Regarding
Recommended Changes to the Draft 1998-2003
Housing Element
D Letter from Arts CommIssion Regarding Recommended
Changes to the Draft 1998-2003 Housing Element
E Letters from the publiC, includIng the Santa MonIca
Housing Council, concerning the Draft 1998-2003
Housing Element
F Planning Commission Staff Reports regarding the Draft
1998-2003 Housing Element
G Minutes of Planning Commission PubliC Hearings
H Key Results of the Tenant Survey
Proposed Additional Text for the Potential
Governmental Constraints Section (Section III B )
J Miscellaneous ReVISions to Tables, Maps and Text
40
Attachment A
(Highlight/Strikeout Edition Reflecting the Planning Commission's Recommended
Changes to "Goals, Policies and Programs")
The following "highlight/strikeout" text reflects the Planning Commission's
recommended changes to Subsection C of the "Housing Objectives, Goals,
Policies, and Programs" section (Section V) of the Draft Housing Element.
C. GOALS, POLICIES AND PROGRAMS
The basic housmg goal of the City of Santa Monica is to meet the existmg and projected
housmg needs of all Its residents and Its regional responsibilities for decent, affordable housmg
opportunities for all income groups while mamtaining an economically sound and healthy
environment Within that context, the CIty has established the goals, policies, and programs
that address the following five major tOpICS
· Housing Production
· Housing Conservation and Improvement
· Housing Assistance
· Balance Housing with Other City Goals
· CItizen ParticipatIOn
Housing programs include programs both currently being Implemented in the City, and new
programs added to address eXIsting and projected needs A bnef background on each
program is provided, followed by the City's action plan for the 1998-2003 Housing Element
planning period
Table V-2, Housmg Program Summary, located at the end of this section, summarizes the
goals of each program for the planning penod, and Identifies the program funding source,
responsible agency, and time frame for Implementauon
CIty of Santa Momca
Housmg Element
V-8
Housmg ObJectives,
Goals, PohcIes, and Programs
GOAL 1.0: PROMOTE THE CONSTRUCTION OF NEW HOUSING THROUGH
REGULATORY MECHANISMS.
POLICY 1.1: Provide adequate sites for all types ofhousmg
POLICY 1.2: Encourage and provide Incentives for the development of housing in non-
residential zones
POLICY 1.3: Estabhsh and maintain development standards that support hOUSIng
development while protecting quality of hfe goals
POLICY 1.4: Maintam development standards that promote the development of special
needs housing, such as affordable semor, disabled, or fanuly housing, while
protectIng quality oflife goals
POLICY 1.5: Periodically review City taxes, fees, '\mn.~ .II:~I bbllclnM codtll ami (tlher
regulattons to ensure that they do not nnrcd30ol1ilbl\' constraIn hOUSIng
development
POLICY 1.6: ~!31I1tain and enhance the CIty'S expedited and coordinated permit processmg
system
r.'_~J ._,'
II()I.IC'Y I,": ~blllla.lI1 dc..",,,'I"prn,,'1U ..;~md.mh, thdL lur'm"rc ,he ttc.."'"l'I'lpm.:nt of n~w
I;(\u:oing which I.. dC'..Jl!n~d I.) fit \..illuJ1 the &'I(.I..llm~ nCIHhbnrhol'~t COlltCl(1
.-.....""t. "-
\,"
.;. .. IMPLEMENTATION PROGRAMS: Although several of the following programs could
\.-\ readily fit under other goals, they are included In thIS sectIon because they pnmarily address
the goal of Increasing housing production CitywIde
.; ~-
-~ ttS.r- .-%,,,,'_J--t"tr... j
Program 1.a: Assess and Revise~ Where Appropriate, City Regulatory Requirements
/
Program Background: ContInued monitonng and refinement of the City's
development standards and procedures are Important to nunimizmg the cost of
development while maintaining the quality of residential projects
,. .
1998-2003 Action Plan: Penodlcally review and, where necessary, revise planning,
zoning and development regulations, assessments, and fees to ensure that they support
development of a variety of housmg types and prices The followmg specific
analyseslreVlslOns WIll be undertaken dunng the planning period "("
...i- I L-~~)~. ~.:
· Evaluate modItying the reView procedures for condominiurns;,&om---i=' _._! i " .
Conditional Use Permit to il I)i;-v~:0pii-,':"il~ ~",vii'-Vi p';;lll~~ pI0C~';'; anorhcI ~:. r~' ~, ",..if
I I . ,,/
: I'o\.Jcllnl1dr" r""'le'..,, prUl"CI ure lC.~ f
V(,"
· Evaluate revisions to the Zomng Ordmance to allow modifications to parking
standards (e g, roundmg down for half spaces and elimtnation of guest
Clty of Santa MOllica
Housmg Element
V-9
Housmg Objectives,
Goals, PoliCIes, and Programs
parking requirement) to facilitate constructlon of .1111,,'J!olilfo: 1lI11:~ 1Il.:;ludlll,ll.
allowable density bonus umts (see Program 2 b)
;; i \J i:l~ lW^i~iil. f.;;a.;iit~~, 1..:-~-i5i. jii':'viiJ';; ~.;;:iiui:i0ij'; ....VULa.UI..:..-:: WJ~:JiJJ ell}
__~__I_JL~____ -"'-_ ..J_~___ ____ ...1___...._ .___ __ __ rn on ____ _..& .....r"'L.. ,,_ ..
I "'5Ulauuu,3 ~u "''''1111''' llIV"''''. al"'-III"'VlIl~ 0.3 uv - OU p"'l...."'"l VI u.", vuitiili
median IIIcome
· Assess the feasibility of modifYing off-site mfrastructure Improvement
reqUIrements to reduce housing development costs
· Evaluate potential modIfications to the Inc1uslOnary Housmg Program (refer
to Program 2 a)
· .\!o It rn~ans of pln\.ldmll acidmonr.l :loin.ls t~lr huu...ln,y. hrnad~n th~ ~L1IT1.:nL
I)pporlumnt':\ flu liccl'ud uruh m the n.~ I [)i..l~ u.'1 wlthlll u'n...nl'abl~ hnliTl'o
..un..i"h,,"I1l wllh ~1.1t\' Ilt.w
· In ~;.lnpl.:rdli(t11 wnh pll\""re: I'rupcl1y (l\Aone:1 -=. a~\C"5 rhc: feasibiliry tl!
d~...cloplng air n~b!o prllJL'c.'h above pnvalcl\ o",ri~i JJ8rking 101" and eIther
\ltC:l whi\.h rnR}. prmuJc dn Iliuu.e t~Jr ldll'rd,'~lle h.lII~ml! d..:\'c1uprncn' .
· Cluuinllc [U !allIJPUll rh~ Ctl:l..;!i1I( lion 01 h\'t:ov.,'rk 'paCt. And explufC Lhc u..c
nf d,.'''cl')J)RICnI iru.":-flU".c.. hl prnm(ltc rt'll: ..I~'\l'h'pml'nt nfln:c:'wnrk \JI~CC
· 1:..J!ll;l"1.: dc:\clt'J'ltIcllt ~~,n';,!:.nJ, It' Cr!l:()!.rllJ;:.C lllc.' Ih::n'IL:prnc:nl nfhulI!oUlj,L III
L'('Rllneh.:utl Krf..':l'\ or I h~ {"II~
Responsible Division: City Planning Division, Environmental and Public Works
Management Department, City Attorney's Office
Program l.b: Streamline Permit Approval Processes
Program Background: For residential development In Santa Monica, pennits may
be necessary from a variety of departments, such as a permit to remove rental units
from the Rent Control Board, and Planning Commission approval of a subdivision
map and site plan There is a perception among the development industry that the
City's permt approval process IS difficult, and the amount of time required to navigate
the process, partIcularly through public heanngs, adds to the costs of housing
development This perception probably has some effect on the willingness of the
pnvate sector to produce multl-famtly housing m Santa Moruca (This perception and
Its effects are dIscussed in the section titled "Cumulative Effects of Five City
Programs! Requirements" m SectIon III B of this Draft Element
To facilitate the development permIt approval process, the City uses the parcel-
specific "Penmtsll data base to track the status and progress of appltcations A
Clty of Santa Moruca
Housmg Element
V-lO
Housmg ObJecltves,
Goals, Pohcles, and Programs
geographtc mfonnation system (GIS) is also in use for long-range planrung projects
1998-1003 Action Plan:
· Develop a handbook of mterdepartmental regulations and services to guide
applicants through the development approval process
· Improve "Permits," the City's computerized penrut-trackmg system., by linking
the database to the Geographic Infonnation System. enhancing the display and
orgaruzation of mfonnatlon, and makmg the system accessible to the public
· Expand the types oflnformat;on available on "Perrruts" and Improve reporting
procedures
Responsible Division: City Planmng DIvISIon, BUlldmg and Safety DIVlslon,
InformatlOn Systems DlvlslOn
Program l.c: Maintain Architectural Review Guidelines and Development
Compatibility
Program Background: As a means of providing greater certainty for project
applicants, the City has adopted and implements architectural reVlew guidelines for
proJects that reqUire Architectural ReVlew Board (ARB) approval The City also
regularly reviews and revises Its development standards to ensure compatibility
between Its development standards and the architectural review guidelines
1998-2003 Action Plan:
· Continue to Implement CIty arclutectural revIew guidehnes and review
development standards, and revise as appropnate, to provide project
applicants With clear design dlrectlOn and ensure deSign compatIbility
Responsible Division: City Planning Division
GOAL 2.0: INCREASE THE SUPPLY OF HOUSING AFFORDABLE TO VERY
LOW, LOW, AND MODERATE INCOME PERSONS
POLICY 2.1: Encourage innovative municipal and private sector programs to promote the
financing and development of housing for very low, low, and moderate
Income persons
POLICY 2.2: Encourage the development and particIpation of nonprofit housing
corporations in the production and mamtenance of housing affordable to very
low, low, and moderate income households
CIty of Santa MOllica
Housmg Element
V-II
Housmg ObJectives,
Goals, Pohcles, and Programs
POLICY 2.3: Cooperate With housmg proVIders to promote the development and operat10n
of rental housing for very low and low income households, and ownersrup
housmg for low and moderate income households
POLICY 2.4: Support the enactment of federal. state, and local legislation to provide
fundmg and incentives for the preservation and development of housing
affordable to very low, low, and moderate Income households
POLICY 2.5: Ensure the continued availability and affordabllity of mcome-restricted
housing for very low, low, and moderate income households
POLICY 2.6: Support housmg proViders to promote the development of rental housing for
very low, low, and moderate income households that utilize tax exempt bond
financ10g
POI.l("Y 2."':': l'IIUUJrd~~1 the dhll1lllltl~'!i "r 1.(1':0. n~~ r,'1 1,1"" :&IId rnl~dl.l.!a' 1I~..'(ll1lt.
h(Jh!o~h;)ld.:t lhIOU)!houllt ~ ( n~
IMPLEMENTA nON PROGRAMS: Several of the following programs could also be
included under other goals. but are hsted here because each 1S primarily focused on increaSIng
the supply of housing affordable to very low, low, and moderate income persons
Program 2.a: Maintain an Inelusionary Housing Program
Program Background: Adopted 10 1990. ProposItIon R requires that 30 percent of
all multl-famtly reSIdential housmg newly constructed in the City be permanently
affordable to and occupied by low (60 percent of County median Income) and
moderate (100 percent of County median income) Income households Of the
affordable units, at least half must be affordable to low 1Ocome households
In 1992, the City adopted the Inclusionary Housmg Program (Ordinance 1615) to
implement PropOSition R The Implementation ordmance requires projects of 20 or
more units to provide the mcluslOnary units on-site However, under certam
Circumstances, projects of six or fewer uruts may pay an incluslonary fee in lieu of
prOViding any units on-site, while projects of between 7 and 19 units may pay the
inc1usionary fee instead of proViding the reqUlred low income umts on-site, but the
reqUlred moderate income umts must be provided on-site
As part of this Draft Element, an m-depth analysis of the effects of the City's
Incluslonary Housmg Program on housing production was conducted. summarized
in Sectlon III B of the Draft Element The followmg 1998-2003 Action Plan
considers various revislons to the Implementing Ordinance based on the results of this
analysIs
City of Santa MOOlca
Housmg Elemenl
Y-12
HOUSIng ObJectIves,
('10819, Pohcles, and Programs
1998-2001 Action Plan:
.
By FY 1998/1999, propose amendments to the City'S InelusIOnary Housing
PIll~=1 .1111 (Or dlll,lIIH' ] h I"I) \', Jill'll 1",lp "'11111'1111 new 1I1I1I"'III!o! III1Idllt'II1111lU a
way Ih:u hnl~n~c.. Ihis pllldm.t1UII "1111 n1i11l1fto:n,lIu:c \11' C.'l(I~lIl1g hnu~lI1g ~tul,:k.
while complying WIth ProposltlOn R Changes may mclude the followmg
I
I
Expansion of the in-lieu fee option m coniunctlon With mcrE"l'I<::in,g the
City's authority under Article 34 and l...m......u.'JIr 'hllh ('u..I.I-l r",w"'m:e
(see Program 2 k),
Zorung incentives m exchange for the construction of30% affordable
units on-site,
The ability to satisfy the inclusionary obligatIOn by meetmg the
reqUirements of State denSity bonus law,
The ability to satisfy the inclusionary obligation by complying with the
requirements of tax exempt bond financing,
... ________....1 ___ t...___ i!'_ __ _~I___1_L___
r-.. I""'V.i3I1;1U 1I1-UILIU 1.1/i;;r~ ......a.U...UIQ.L-lUU,
rJI,~lIC'dIL' rL'I,,;lIl'I~I.III.m (If rh~ In hel. t"", 111 urdcr In prcunore prl"ljC4."
le.hlt'llIry. ~l.'lh:rdll' an.III,'lI ret: 1C.'\('r11ICS. and IOlUilain CaI)Voldc
l."~ '111 ph ,IlICC:: \\ 11'1 r'f( '1'_ ....ILI(J11 It
A revised higher threshold for when all affordabJe units must be
provided on Site (revision to the current threshold of20 units), and
"T""1 _ _ ... L 1_ _ _.........._ r' _ _ _ ~...."'..J:: ... _ _ _ -,--1_ ~ _ _ _ 1_ _ _ _ _~ ~ ~ _ _ 1_ I! _ _ ___... _ ~ L__
LJHlIlUlaUJllS 11l'IJ VYUVll LVI ",aU;:)lYIHlS UI'IJ 11l...IU"'IVIICUY VVU5aLlVU vy
. ._. ..J____ _11 __ _ 1:____...._.. _ _ __ _ ____~....._ _-"'- ,.n..t'l.n, _L"'Ll__ ~_ _L__ ____..J~_~
pIUYIUI1I5 au IJlUu~.alll;i .lJl"",Ull:l~ UUll-i:' aL .VV/U V.L. Lll~ \.IUUIJL] JJl~UIWl
J'I'__-1" ........-r:o-T'\ ___ ____. _____":"-___~..L..._ ___.....":__-'"-_ __....~_i"" ....f__
laHUIY 11l\AJUI'IJ Vy.u:.L) VI l'lJlJla"'l1l!:S .. .......Il all VYUVIl LV ",au;:).J LII",
_.__1__________ _1_1-1__ ~...___1...__ _______ ..___ ,^^n/ _~ __":.1-_ --'__..i' __oL_~"'_.L_..i L!'___
IU....U'"V.I4IJ VLJU5a\,IVII VJ YIV"UUU'5 .VVI'U V. UIUI'" U~"-'''.:JLl1,",~'IJU .....1
L____ _'-_'_1_ _____~__ _1___ .oL1____ n^nl _.r-.L1_~ ~_____L_''''..-r''T
l1VU.:J'iJIIV1U.:J 'iJall1lll~ 10;;;;:0;:0 LilaH UV 1'0 Vl Ul~ ,",VUl1LJ ~yJ...l .L
1.\"o.Ih..'Il.nn (If ~h' ":Ut.~,,""" l'lf the un.';Il(' lI1c1u..u'rl.uy rcqummlcn'
~':llIh,'U:r\ll\ :Ii t~l.;l) l~r adrnllll~~r"IU'n
Responsible Division: Housmg Division, City Planning Divtsion, City Housing
Authonty
Program 2.b: Maintain a Density Bonus Program
Program Background: Under State law, developers of residentIal projects
contaIning five or more units may be eligible to receive a 25% density bonus if
CIty of Santa Moruca
Housmg Element
V-13
Housmg ObJectives,
Goals, Pohcles, and Programs
(1) 20 percent or more of the units (not includmg density bonus units) are
set aside for, and affordable to, households WIth lower mcomes
CS80010 of area median), "affordable" for this group means rents set at
30% of 60% of the area median income, or,
(2) 10 percent or more of the uruts are set aSIde for households with very
low incomes (~50% of median), Itaffordablelt for this group means
rents are set at 30% of 50% of the area median, or
(3) 500,/0 of the units (not including denSIty bonus units) are set aside for
senior CitIzens There are no income or rent restnctlons on such
projects "Seruer cittzenslt must be at least 62 years old If the project
consists of 150 or more units, the "senior" is defined as at least 55
years of age
PrOjects qualIfying fOT a State density bonus also are ehgtble for at least one additIOnal
regulatory concession or mcentlve resulting in Identifiable cost reduction, or other
mcentlve of eqUIvalent financial value based upon the land cost per dwelling urnt In
additIOn to these State denSity bonus provisions, the City has adopted additional
denSity bonus incentives In Its Zoning Ordinance, mcludmg
· Allowances for an additional 20 percent denSity bonus for 100 percent
affordable housing projects,
· No hmlt on the number of floors for 100 percent affordable housing
projects, provided that the height does not exceed the maximum limit
tn the applicable zoning district,
· Allowances for a ten-foot height bonus for 100 percent affordable
housing projects tn non-residential zones,
· Allowances for FAR bonus as an mcentlve for residential development
m commercial zones,
· Relaxation of density restrictions for congregate housmg, SRO's,
homeless shelters, and transitional housing,
· Relaxalton of parkmg reqUIrements for 100 percent affordable,
congregate, and semor housing as well as SRO's and homeless
shelters, and
· Allowances for denSIty bonus of up to 50, 75, and 100 percent In the
Ocean Park and North ofWdshue zoning districts
City of Santa MOnIca
Housmg Element
V.14
Housmg ObJectives,
Goals. PoliCies, and Programs
1998-1003 Action Plan:
.
.("I""'--_..J_____l__....'-_____....__ .1__ _1___ ..1__...1_ _.L!r__.a.:___.....l__ L.__!I..1~___ ____ _._
~lUUJ ....llwlUwl WAI;)llll!; U~VwjUplllwlll ;)lAllUa.lU., 'UU"....UJI!S lllw UUUU1U!S ";;JlVwlVYv
_.J_____.a._I__ __________..J_...._ ....L_ ____.L___.....____ _r ..J____~...__ L______ ____~....._ __..J
a.U~'-IU.Q...~l,- '""'''"'VII II IlVUQ.U:; "In;, \,.tUU;;II\.l U""".VII VL \.U;;'J1o:1iU., UVlJU.3 Ul.lU.~, auu-
_~___..I__ ____!_~~_~~ ____ ____t.. _...._~_..J__....I_ ~r...l_.L__~_~___~_..I....~ '---_ ~____~___
.....Ul1..,.U~J .\;I'Y.~JV1I03 lV ~U\.oJI .::t1.41IUAlU.." II. Uwt,",IJl.ll.ll~U \.U U~ 11~'W""Q..I]
.
Rc.'''I..c.' t:lClMmg dc."\'c.'i~)pm~1Il Cj,lalld.ud~ H~ m...:..........MV tel CL!t.~IIIC Ih.... h1l11dlll.!l
Cn\'Clllj1~ Ml!\:lllljllll'l) llCL OIlIlIlOdoltC~ Ihe lLJlh:r L:L I hln nr dCIl..il)o honLl:C I!nlt..
Responsible Division: City Planning Division
Program 2.c: Provide Assistance to Non-Profits for Housing Development
Program Background: The City proVIdes technIcal and financial support to a vanety
of non-profit housing proVIders to support affordable housmg development These
housmg proVIders have included the following
· Ocean Park Community Center (OpeC)
· Commumty Corporation of Santa Moruca (CCSM)
· Retirement Housing F oundatton
· Menorah Housmg FoundatIon of the Jewrsh FederatIon Council (JFC)
of Greater Los Angeles
· Volunteers of America (VOA)
· Project New Hope
· Upward Bound
· New DIrections
· Step Up on Second
Section IV - ReView of Housmg Element Past Peiformance contains a description of
these organizations and City assistance previously proVIded
1998-2003 Action Plan:
· Continue to proVIde financial and techmcal assIstance to non-profit housing
providers to support the development of affordable housing
. Continue to proVIde techmcal and financial assistance to non-profits in the
completion ofHUD Section 202, Section 811, and other funding applications
to mcrease the competitiveness of local housmg projects
Responsible Division: Housmg Division. Human Services DIVISIOn
Clly of Santa Momca
HouslOg Element
V-IS
Housmg ObJectives,
Goals, POhCles, and Programs
Program 2.d: Provide Funding to Assist in Housing Production
Program Background: The City utilizes federal, state, and local funding programs
to assIst housmg providers With the development of affordable housing Funding
programs used by the CIty tnclude
Federal Programs:
· BUD Sectlon 811 Program
· IUJD Section 202 Senior Housing Program
· Housing Opporturutles for People WIth AIDS (HOPW A)
· Supportive Housmg
· Federal Emergency Shelter Grants (FESG)
· Shelter Plus Care
· HOME Program
· Commumty Development Block Grant
· Section 8 Rental Ass]stance and Housmg Vouchers
State Programs'
· Low Income Housing Tax Credit (LIHTC)
· California Housing Finance Agency (CHF A)
Local Programs
· Tenant Ownership Rights Charter Amendment Tax Revenues
· Redevelopment Projects
· Inclusionary Housing Program FeesIHousmg Production
· Office Development MItigation Program
· MultI-Family Earthquake RepaIr Loan Program (MERL)
· General Fund
A detatled description of each of these programs, mcludmg eligible actiVIties and
fundmg avai1ablhty, ]s mc1uded in AppendIX D of thIS Draft Element Sectlon IV -
RevIew of Housmg Element Past Peiformance also mcludes a dIscussion of how these
fundmg sources have been used to assIst Santa Monica residents in the past
1998-1003 Action Plan:
· Continue to apply for fundmg for affordable housmg production from federal
and state programs
· Continue to seek out new sources of Federal, State, and County fundmg
Responsible Division: Housing DiVISion, Human Services DIviSion
ell}' of Santa Momca
Housmg Element
V-16
Housmg ObJectIves.
Goals, Pohcles, and Programs
Program 2.e: Assess Alternative Affordable Housing Finance Programs
Program Background: This program addresses the decrease m Federal and State
fundmg and need for additional funds to stem the loss of affordable housing due to
vacancy de-control Under tlus program, the City Will assess a vanety of alternative
funding mecharusms for the construction of new affordable houSing Potential funding
mechanisms mc1ude
· Tax Exempt Bonds and State Low Income Housing Tax Credits,
whereby loans are made to property owners in exchange for deed-
restnctmg 20 percent of the units to households earning no more than
50 percent of the median County income or 40 percent of the units are
deed-restncted for households eammg no more than 60 percent of the
median County income,
· HUD Section 108 Program, whereby loans are made using future
Comrnumty Development Block Grant funds as collateral,
· Mortgage Credit Certificates, whereby first-time homebuyers earning
up to 120 percent of the median County income nl'a} be ,(edited with
___~ ____ ...." _ _____u... _.i'I'.....I__ --...&_..__L ..... ~_ ..._____ ..:1_ ._~___ ...t__ L!!__.. ____ _ _.L'"
up LV UV p"I...."~1I1 'JI III~ 1111'-......, .....1\,11111' In"'\"",'" ".11.111111' III'" III..... V,,",tll L:rl
~ .-II,-',i!lrL'T 11h1\' T.Ikc an nnmidl ,,[\"l:ll a~all1!\.t re-dcrdl ,"l.('me laIC.C..
111 up In -2,) ""h'l"!Ir Ilr" rhe al1ilu:&1 mh,'...'\1 iU'I~1 un their Tnl1rrJlill1C
Once appropnate fundmg sources have been Identified, the City will take the steps
necessary to utilize these funds, including, If appropnate, obtaining bond authority
1998-1003 Action Plan:
· Assess creative financmg mecharusms such as tax-exempt bond-financing to
increase available City financmg for housing programs
· Consider utlhzing RUD's Section 108 loan program
· Assess a Mortgage Credit Certificate program to proVIde assistance to first-
time homebuyers (described In detail under Program 5 c)
· Contmue to develop a workmg relationslup With pnvate lenders to leverage
City funds
· Contmue to partiCIpate In recommending changes to the State Tax Credit
Comnuttee's Qualified AllocatIon Plan
Responsible Division: Housing DIVision
CIty of Santa Moruca
Housmg Elemenl
V-17
Housmg Objectlves,
Goals, POhCles, and Programs
Program 2.f: Assess the Use of City-OwnedlPublicly-Owned Land for Affordable
Housing
Program Background: As a highly bUllt out City, Santa Moruca has few remaining
vacant properties sUitable for residential development This shortage of vacant land
necessitates the use of alternatIve mecharusms for proVIdmg sItes for housing Such
mechanisms include long-term leases of City-owned or publicly-owned land, and sale
of air rights
To facilitate affordable housing development, the City could lease appropriate City-
owned propert1es on a long-term basis to housing developers m exchange for a long-
term commitment to maintain the umts (or a portIOn of the units) as affordable
housing
Another mechanism IS the sale of atr nghts above City-owned parkmg lots Many of
the City-owned parking lots are surface lots or structures developed at lower densItIes
than permitted by zomng The City could sell or lease the unused densities above
these parking lots/structures to housing developers for affordable housing
development
1998-1003 Action Plan:
· Prepare an Inventory of publicly-owned land, Including parkmg lots, and
examine the feasibility of their use for affordable hOUSing development
Responsible Division: Resource Management Department, City Planmng DIVISion
Program 2.g: Foster Housing Development through the Use of Development
Agreements
ProgramBackground: A Development Agreement (DA) IS an agreement between
a developer and a local government that outlines the regulations and policies
govermng the development of a specIfic piece of property In Santa Monica, DAs
have been prepared for a number of discretionary, multi-phase projects Within these
DAs, specIal affordable housmg obligations are often Incorporated
1998-2003 Action Plan:
· Continue to negotIate into Development Agreements the mcluslOn of on-site
affordable hOUSing or payment of hOUSing in-lieu fees, above and beyond
eXlstmg City reqUIrements
Responsible Division: City Planning Division, City Attorney's Office
City of Santa MOllica
Housmg Element
V-18
Housmg ObJeclives,
Goals, PoliCies. and Programs
Program 2.h: Facilitate the Development of Housing for Families with Children
Program Background: In Santa Moruca, very few of the new hOUSIng umts bemg
buIlt In the private houslDg market are sUited to the needs of families with chIldren
AccordIng to the 1990 Census data for the City, 92 percent of large family, renter
households earmng up to 95 percent of the County median mcome experienced one
or more housmg problems, including housmg overpayment, overcrowdmg, and/or
substandard housmg As indicated In Section II A 2, both the U S Census and local
school dlstnct data reveal SIgnificant Increases in the City's very young children
There is a need to develop a strategy to support the maintenance, improvement, and
development of hOUSIng for families WIth chIldren, mcIuding large fanultes In
addition, supportive sefV1ces, such as chdd care assistance to low income families, are
needed to ensure the contInued maintenance of hOUSIng (see Goal 5 0)
1998-2003 Action Plan:
· Dedicate a portion ofthe City's affordable housing financial resources to the
production ofuruts for families WIth children
· Assess the possibility of penmttmg the reconfiguratlon of existing buIldmgs
to increa.~ the number of bedrooms and the SIze of umts for 100 perGent d:<<d
rCiuh..1l,J affordable projects for famIlIes with duldren Though this program
would reduce the number of overall unIts In the City, It would provide much-
needed large family umts
· '\~SC'i5 the p.l~~nll;[y .Jfre\;.,mg the 7..(),,:r.g ~dlo: 10 d:;OW tor the ccn~IJUctjon
,of d.:lerr.a~i;:e t~ re~ of hoa:m;g.le g. ~.l-hLlU:!In;'!:H mdu:!mg the CO~SllllCliQn
of :!Iu,-"h housmg on CU~~C"""n~J f-fl'pe:-":e:!l
· (",or."uil'r aJh~li1.;t."c dc\'~'::'rI1iClll =,Mn.l.w., h' I- I-.~n.!hlo 1111 c,'\.crt'\!":o ~h:nl'H\"o
otcLh::l.'K:<. J1a,kin;z Il.,jll..cmcn..... "oll') Ih.l1 HI.'-lliiitk rhe de\. :uprnCI1l of
hC'u..in8 len t~u11lhc.. \\1111 duldrcn
Responsible Division: Housing Division (lead), CIty Planning DiviSion
Program 2.i: Facilitate the Development and Maintenance of Special Needs Housing
Program Background: Housmg fOf semors, and the physically and mentally dIsabled
will need to address their special needs, such as barner-free environment and
accessibility to transit and services The City intends to expand its strategy to
support the mamtenance, improvement, and development of housing for households
with specIal needs
According to the Los Angeles County Department of Health Services, there are
currently 1,000 reSidents in Santa Monica who are lIIV posItIve According to the
Santa Momca AIDS Project, at present there afe approximately 300 AIDSIHIV
Cdy of Santa Moruca
Housmg Element
V-19
Housmg ObJectrves,
Goals, Pohcles, and Programs
patIents m the City who are receiving medical treatment As the dIsease progresses,
these people WIll reqUlre vanous types of assistance WIth legal, medical, insurance,
employment and housmg issues
Since 1989, the City has assisted In the development of a variety of specIal needs
housmg, including several semor housing proJects, a housmg project serving the
mentally Ill, and a project servmg those persons hvmg WIth mv! AIDS
The City also funds a WIde array of In-home and independent hVIng assistance
targeting seniors and persons with disabilities to reduce instItutionalization and
maintain self-sufficiency m housmg (see Goal 5 0)
1998-1003 Action Plan:
· Identify eXisting resources and develop new resources to fund the
development of supportIve housing and associated services
· Strengthen partnerships with seTVlce proVIders to support the efficient
provision of services to speCial needs housmg development with current CIty
resources
· ,\i:o.t'S' the d""dnJ'IItlCnI ,Jf.L h.~h ~lJh..uh pft'~I.IIU 'm the ..1l:\'(OI,1pmCL1l ~'1J
J,,"rndllcntl)o' i11T(lldaJ'lc hnU'l.lIl}l1 f{11 .."C,'rv ~~q; h".... IIh:(tIllC hnll"'c:hClld=- ca.! ILIflAZ
mimnmnJ u,'a\l,c, ",Ioiu.h \\."'.11.:1 IIid,I.I.: b~,th 'RO otnJ ftlnnl\' 1I1l:l5
Responsible Division: Human Services DIVISion (lead), Housing DiVision
Program 2.j: Facilitate the Provision of Emergency, Transitional, and Permanent
Housing for the Homeless
Program Background: Santa Moruca has a slgruficant homeless population, ranging
from 700 to 3,600 homeless IndiVIduals as estimated by vanous studies Efforts to
provide shelters and services for the homeless have been led by local non-profit
organizations funded to a large degree by the City For example, the City assisted in
the development of the lOO-bed SAMOSHEL emergency shelter for the homeless and
provides annual grants to the Salvation Army to operate this shelter The City
supports and develops a mix of emergency, tranSltional, and permanent housing
opportunities for homeless mdiVlduals, thereby creating an effective continuum of care
approach to address homelessness m Santa Monica (see Goal 5 0)
1995~1003 Action Plan:
· Seek and leverage outSide funds for emergency and transitional housing
development
Clty of Santa MOllica
Housmg Element
V-20
Housmg ObJectives,
Goals, Pohcles, and Programs
· Work in partnerslup with local non-profits for housing and supportive
serVIces
· ConSider giving a pnonty to persons m temporary or transitional housing for
occupancy In permanent affordable housmg m the City
Responsible Division: Human Services Division (lead), Housing DlVlslon
Program 2.k: Expand Article 34 Authority
Program Background: Article 34 of the state constitution requIfes that any low rent
housing project developed, constructed, or acquired by a public agency must first be
approved by a majority of the voters liVIng in that junsdlctlon ReqUIring such public
approval can act as a bamer to the development of affordable housing In compliance
with thiS article, the City of Santa MOnica put a referendum (proposition N) before
the voters in 1978 in order to WIn approval to "develop, finance, or rehabilitate, but
not own or operate withm the City, housmg for rental to low and moderate income
persons, no less than 50 percent of which shall be reserved for persons age 60 or
older, not to exceed in total throughout the City, 1 percent of the dwelling units in the
City "
1998-2003 Action Plan:
.
T_ ________....___ ___~.L.L __ __..-.1____"- ___ _~_______...l___~ ..LL_ __ 1~__ l?'__ _._....__u_ ..__....1___
.LIi1'^"IIJUU.......JUlJ VYIL-U ....UJli3JU~lal-IUJl VI. wApaUUllJ5 \.lIt;.. JU-UI;;U 1.1j;1Ij;; V'pLlUI1~ UJIU"",.
i~!,;, eiLY'" ~il":~u..i':'ila'J ~~':'u.>iiI5 ~... v~iaiil (..,;,.;; ~i-vi;i-aill : A.) Seek expanded
ArtIcle 34 Authonty to utlhze a vanety of revenues to develop, construct, or
acquire low and moderate Income rental housmg projects
Responsible Division City Planmng DlVlsion, Housmg DiviSion
GOAL 300: PROTECT mE EXISTING SUPPLY OF AFFORDABLE HOUSING
POLICY 301: Ameliorate the effects of the Costa-HawkIns vacancy de-control regulation
on the affordable housmg stock
POLICY 302: Encourage the preservation of affordable rental housing
POLICY 3.3: Cvil~iiiu~ ~v Protect affordable rental housmg by ~iii-.liiili; a',.mhs:mp. the
conversion of rental umts to ownership Units
POLICY 3.4: Encourage the replacement of multI-famIly hOUSing that IS demobshed
IJUIIC\' 35: ""\Jlhl~ 1:!,' 'l"\.ll\m ~ I'h.!.r....llt' ru I\.'I~.I/~ I'" ,'lh.., :,\Cilc..:olJllhc nltllk..:~ lent
~'n .1I1'flIOll'nt ~ 11..11,0,' '., 111.... (" n"I.1 1111"" !..1Il.. \. .1.. me. \ ell.'umlu'! :cJ!.I..I:.III'"
CIty of Santa MOllica
Housmg Element
V-21
Housmg ObJecttves,
Goals. Pohcles, and Programs
IMPLEMENTATION PROGRAMS: Several ofthe followmg programs could readily fit
under several goals, but are mcluded In this section because each IS pnmanly focused on the
goal of protecting the eXisting supply of affordable hOUSIng
Program loa: Develop Pn)2.I'.IIU\ III on",. 1I1I' I m'C'h ur Costa-Hawkins :y-:~i:~i..i:~uii
1"1 ogl Am
Program Background: CitIZens of Santa Monica adopted the rent control law in
1979 The charter amendment estabhshed an elected Rent Control Board to regulate
rental units In the City and ensure that rents will not be increased unreasonably
Adoption of the Costa-Hawkms Rental HOUSIng Act In the Fall of 1995 by the State
Legislature, however, initiated vacancy de-control In the City Beglnmng In January
1999, after a three-year phase-In penod, the new law wIll require vacancy de-
control/recontrol m apartments, and complete de-control of houses and
condominiums
Santa Maruca has approXimately 30,000 rent-controlled units In September 1995,
the Santa Monica Rent Control Board adopted rules permitting early implementation
(October 1995) of the Costa-Hawkins Rental Housing Act Within the first eight
months, over 3,000 umts have already applied for vacancy de-control The effect of
this new law on housing affordabllity has been studied extensively as part of thiS Draft
Element By 2003, between one-half and three-quarters of the 1995 rent-controlled
stock in Santa Monica is projected to be vacancy de-controlled With the Costa-
Hawlons Act, median controlled rent is projected to Increase by 11 percent by 1999,
and by 28 percent by 2003
l"n!lT:l-H.J\I,,~m.. \l.1:i m.Ih.C IIll1urc dlr~i"lIl; fur Ih~'II,m"m~ Al11h"f1[~' tll find landklrd,
(2U1Lt tu l..ecp lan::llul.M v.llI;ol.!lIU p.l: 1l~:JlIl.IC IlIlhe SO,:llun K J,mll-ram 8~-rore C:04iLa-
11:," km... Iii Hloll)' C.l"'C:"'. SCl ri.m 8. 1'r1..:n:d lan~nohl" a hlghcl 1'l"Jtl than they could
IClOCI\L~ III 1~01 hOIlL CI)JHfCll .lmllh.!" f.:om d.J.\'aIllAt!c \l\a... CI1C1ugh uf an in~~!:"c l.!
an r 0\\:.1 I~~....:,lfol pdnh:;r..UI;:l;; Allel Cn"lla-fl.l\\km.... Sc.'ctlun R "ill have tc' ~.tl;"r
cnmpClIll\C lII.ukct H'IU4i IInd lIther mcclltl\,.CS III AlTrd,:t landlord pdrtltlpclfum
Fundmg sources may mclude redevelopment set-aside funds, Multi.Family Earthquake
Repair Loan (MERL) program funds, TORCA funds, and Pico Neighborhood Trust
Fund
1998-1003 Action Plan:
· D.:\\;'I.,p W'JI,oti"I'I;l1... hll'1,ltC'" i.e.'li,mh 1'I~.'~illt~ I ~11.JhI1J L:.II1~dl"unl1 uf C\I:Cttng'
~l':I.lln I'Il~'m::!,'to; Ilh".U'!II!~ ( I:\' .mll or 1'1.\ ,:c 1.lundancUl T~.mdc.-cl suh!>lI!\ I
In ~'I' ~:~:~ h:n.U..\ 1.1 rc.... J,n :II.J JM\' rlil' ~1 \1(
· I he Hc'usmt! AllIht'f!I\' "lln:I..1 T,.kl" ....1 n::\:c,.......m SH'p... hJ nlC:rc.I"~ r~lir !\.1ilrkc.'(
Rc'r! d \nt....) "'0 I! -:L ~I,,'.. ',l":1 ,. \,.Irl (Iffc.:l 111~,'kc.t l"lil~
CIty of Santa Moruca
Housmg Element
V-22
Housmg ObJectIves,
Goals. POhCles, and Programs
· II r.,',c...5dI)'o d~...d",'" ,1,' 1...",I~C' (.ri.l..'III1\\'') 1(1 ....r...(.III,I!'-,.1 IIl.lIonl!> [() Il'lll
I..~ :"!:~..Ihm 8 5Lilo~IJI/~.1 1\.:11.1111.. .!m.l Ll' ..I rim" .dO rhLolf pdl U\.II'.!~..1I1 III the
Sel,Il~n ~ pj(J~hll1l" IJ.h..I~'I~ m":II~ln)l
~I=h'ldl/=:d 1,'.11:.. :lIId ,'r Ilr..m... hl: IL'I:ol.: :::~h'l1
1(~m';I'I~cd p:.lI.IIIU:....; dgour.il r..:nl :...... .I...! .ldm:I.pc:
ImprCH:t'lI r~n,IIIL :lcrt:L:mnlZ dnll IC:h.L.:l. ....J'j:llil :o:cr'wh:l'..
· Develop a comprehensIve strategy to address the effects of the Costa-
Hawkins Rental HouslOg Act on housing affordability Investigate the
feasibility of the following mix of programs
a City-wide acquIsition and/or rehablhtation program that proVIdes
funding in exchange for the dedIcatIOn of deed-restricted units,
expansion of the City's multi-famIly acqUiSItion and rehabilitatIon
program,
a loan program that provides below-market rates to finance new
constructIon In exchange for the dedIcation of deed-restncted units,
and
a program to pemut the converSIOn of rental units to ownership units
In ex~ II, :1':,' 1 '1 '" tlc"nlc nlll . f I'L 1'1, ':"':1'1\ lh.'cd Il'..rn.. h:.1 u'ntal
units, Km].'r)! id~~~1 ,I.d'h.o ~a]t: lIn1H tln,t.n .1~'J'rupnaLl' il1-hl'u rcc~
l"u the Cl\.h,'lIl [(,oI"'II)le &n d.ll.!Iu.m ll' l:w 2'f,1. !act-a~ldco t.u gel
RL.'dl'\'l'lnprn,'1II J'ullds feu " t1(l1l"111~ t1....illl~ltllm "'lid r~hatJlhnt1I<'n
rr<>.&IiUIl wllh n o:;C'llhlde '((,,:II uf5(J"o
. In .1,1.1111<'11, CIClllC ~ ,In.:''.lgc (,j" ..lOgr.unoi Il) prO\'I,tc inaOIUI\C!' fill landl(uds.
LrI pm\ IJc: arl;.llltahlC' imll"ln~ u. t..'h'ht.ng~ t~lr dt'Qj-ll'\IIIU~t althrd.lhlc renr.lI
units'
Responsible Division: HOUSing Division (lead), Rent Control Agency
Program 30b: Protection of Mobile Home Park Tenants
Program Background: The City has two older mobile home parks that were
origmally established as an mtenm use requinng a conditIOnal use permit In order
to protect these two parks, the CIty created a mobile home park zone (MHP) and
zoned the parks MHP Tenants at one of these parks are presently seeking to convert
the park to tenant ownership
eny of Santa Maruca
Housmg Element
V-23
HOUSIng Objectives,
Goals, Pohcles, and Programs
1996-1000 Action Plan:
· Continue to protect tenants at eXlstmg mobile home parks
· AssIst with mobde home park rehabIlitatIon or conversion to ownership
housmg if appropriate andfor feasible
Responsihle Division: Housing Division, City Planmng Division
Program 30e: Maintain a Tenant Eviction Protection Program
Program Background: The Rent Control Law Charter Amendment ltmits the
grounds on wInch a tenant may be evicted to '~ust cause" The grounds for evIction
include (1) occupancy by the owner or hislher immediate faffilly, (2) demolition or
conversIon of the property after obtainmg a removal permit from the Board, (3)
faIlure to pay rent, and (4) refusal by the tenant to proVIde reasonable access for
necessary repmrs and improvements Tenants can also be evicted when the owner
seeks to withdraw the entire property from the rental housing market pursuant to the
Ellis Act Certam of these evictions entitle the tenant to receive relocatioI1 assistance
from the tenant's landlord Additionally, lower income, EIlts Act displacees are given
priority for Section 8 and housmg voucher programs
The City has also long mamtained housmg anti-discriminatIOn protectIOns, which
among other prohibItions, prevents a tenant from being eVIcted if the tenant has
marned or had children, thereby Increasing the number of occupants in the tenant's
unit
Ordinance No 1822 adopted by the City Council in 1995 also prohIbIts evictions
because a tenant has established a domestic partnershIp
Ordinance No 1859, adopted by the City CouncIl m 1996, prohibits specified forms
of conduct by a landlord If done maliCiously These include (a) reducing housing
services, (b) reducing mamtenance, (c) failing to perform repairs and exercise due
diligence in completmg repatrs, and (d) seekmg to terminate a tenancy 10 bad faith
1998-1003 Action Plan:
. Continue to prevent unlawful eVIctions through enforcement of "just cause"
eViction protectIons
· Continue to proVIde prionty for SectIon 8 or hOUSIng voucher assIstance to
lower mcome, Ellis Act displacees
. Contmue to fund legal md orgaruzation(s) whtch proVide tenant education and
representation regarding landlord/tenant disputes
CIty of Santa Moruca
Housmg Element
V-24
Housmg Ob]echves,
Goals, PoliCIes, and Programs
Responsible Division: City Attorney's Office, Rent Control Agency, HOUSIng
DIvIsion, Human Services DIvision
Program 30d: Facilitate the Preservation of At-Risk Housing
Program Background: The CJty has assJsted in the development of a variety of
affordable housing projects Some of these projects are at-nsk of converting to
market rate due to eXpIratIOn of use restnctlons SectlOl1 II - Housmg Needs and
Resources of this Draft Element evaluates the at-risk potential of tbese projects
These at-risk projects are identIfied in Table II-2! m thiS Draft Element
1998-1003 Action Plan: The CIty wlll consider the following actIOns as efforts to
preserve the at-risk housing stock-
· Momtor Umts at Risk Regularly monitor the status of at-nsk projects The
City will inform the tenants oftbe status of at-risk projects in advance of the
potential converSIOn date
· Tel/ant Education The City will work with tenants living in units at-risk of
convertmg to prOVIde information regarding potential tenant purchase of
units The City will act as a hatson bet-.yeen tenants and nonprofits potentially
Involved in constructmg or acquiring replacement housing
Responsible Division: Housmg DiVIsion
GOAL 4.0: PROMOTE mE REHABILITA TION AND CONTINUED
MAINTENANCE OF EXISTING HOUSING
POLICY 4.1: Encourage and promote the use of private and public funding to proVide
rehabilitation, home Improvement, and maintenance loans and grants with
particular attention to multi-family rental housing
POLICY 4.2: Ensure that rehabilItation of existing uruts does not result In permanent
displacement of existing residents
POLICY 403: Ensure that rehabilitatIOn of existIng housing addresses the health and safety
needs of the residents while respecting the character of the structure
POLICY 404: Ensure that property owners are made aware of City programs to promote
capltal1mprovements to rental housing
IMPLEMENTA nON PROGRAMS: The following programs are deSIgned primanly to
promote the rehabilitatton and contmued maintenance of eXlstmg hOUSing units, but they will
also affect the continued livability of the neighborhoods In the CIty
CIty of Santa MOnica
Housmg Element
V-25
Housmg ObJectIves,
Goals, Pohcles, and Programs
Program 40a: Assess Establishing a Multi-Family Neighborhood Improvement
Program
Program Background: Certam multl-family residential buildmgs in the City can be
consIdered substandard due to 1) high crime, 2) deferred maintenance, 3) evidence
of overcrowdmg AggressIve code enforcement and rehabditation efforts are
necessary to improve the quality of these buildings and preserve them as affordable
housing
1998-1003 Action Plan:
· Evaluate estabhshing a multi-family neighborhood Improvement program to
upgrade substandard housing The program may melude
developing an mventory of substandard buIldmgs,
performIng code mspectlOn by City Inspectors,
issuing citations to property owners for Health and Safety code
VIolatIOns, and
providing assIstance in IdentifYing potential financial sources!
mechanisms for rehabilitatIOn for property owners willing to deed-
restnct units for affordable housmg
Responsible Division: Housmg Division, Rent Control Agency, Building and
Safety DiviSIOn
Program 40b: Maintain a Low Income Residential Repair Program
Program Background: Smce 1985, the City has utihzed approXimately $300,000 per
year In federal Community Development Block Grant (CDBG) Program funds to
SUbSidIze minor rehahlhtation work for low-income homeowners and tenants,
predominantly In the PICO Neighborhood During 1996, the CIty comnussioned an
evaluation of this program to assess whether it was meeting the changing needs of the
community Based upon thiS evaluatIon, the City will be modifying the program to
priontize specific Identified needs
1998-2003 Action Plan:
· Implement a modified reSidential repaIr program for low income households
which establishes pnonties for needs Identdied In the program evaluatIOn
Responsible Division: Housing DIVISIon, Rent Control Agency, Santa Monica
Housmg Authonty
Cuy of Santa MOnIca
Housmg Element
V-26
Housmg ObJectives,
Goals, PoliCies, and Programs
Program 40c: Maintain a Housing Code Enforcement Program
Program Background: The Buildmg and Safety DIvIsIon responds to complaints of
vIOlations of CIty buildIng codes and proVIdes mspectlOns and notIces to property
owners to bnng their UnIts into compliance
1998-1003 Action Plan:
· Contmue to implement the City's housmg code enforcement program The
Buildmg and Safety Division will continue to coordinate with the Housing
Division to provide information on available rehabilitation assistance to
correct code deficiencIes
Responsible Division: Building and Safety DiVision, 1(~.lil C,'ntU1! .\Io!loncy
Program 40d: Maintain an Earthquake Retrofitting Program
Program Background: In response to the building damage incurred from the 1994
Northndge earthquake, the City adopted a comprehensive set of seismic upgrade
regulations Ordmance #1748, adopted In 1994, requires retrofitting ofa vanety of
potentially hazardous structures wlthm 1-4 years, dependIng on the budding's
occupant load
In addItIon, the Rent Control Board passed regulation 4113B, Mitigation of
Potentially Hazardous Structures TIns entitles owners to a rent mcrease for one-half
(1/2) of the amortized portion of qualifYIng expenditures for soft-story and selsnuc
retrofittmg
1998-1003 Action Plan:
· Contmue to reqUire earthquake retrofitting in compliance WIth selsnuc
upgrade regulatlons
Responsible Division: Buildmg and Safety Division, Resource Management
DiviSIon
Program 40e: Assess Establishing a Lead-Based Paint and Asbestos Hazards Reduction
Program
Program Background: Over 90 percent of the housmg units in Santa MOnIca were
bUllt before 1978, when the use of lead-based pamt was still permitted. Health
hazards are greatest among those umts WIth potentIal lead-based paint that are
occupIed by low and moderate income households with children age SIX and under
Effective October 28, 1995, all reSIdential bUildings constructed before 1978 became
subject to new dIsclosure and record-keepmg rules under the Federal Residential
City of Santa MOnIca
Housmg Element
V-27
Housmg Ob]ecbves,
Goals, PolICies, and Programs
Lead-Based Paint Hazard Reduction Act The new rules require all leases and
purchase agreements for pre-1978 resIdential buddlngs to contam a new, statutorily
prescnbed disclosure form A special pamphlet explaining the hazards oflead paInt
published by the EnVironmental Protection Agency (EPA) and HUD must be
delivered to the tenant or purchaser In every such transaction
Similarly, new federal regulatIOns, effective October 1, 1995, presumes that all
residentIal bUildings built before 1981 contam asbestos until proven otherwise
Buildmg owners or managers must notifY all occupants of the presence or presumed
presence of asbestos
1998-1003 Action Plan:
· Assess the feasibility of establishing an educatIOnal program and potential
other assistance to address the abatement and removal of lead-based paint
citywtde
Responsible Division: Housing Division (lead) BUlldin~ and Safety Division,
Environmental and Public Works Management, Kern ('('r:rrnl '\g"'lI( 'to
GOAL 500: PROVIDE HOUSING ASSISTANCE AND SUPPORTIVE SERVICES
TO VERY LOW, LOW, AND MODERATE INCOME HOUSEHOLDS
AND HOUSEHOLDS WITH SPECIAL NEEDS
POLICY 501: Support rental assistance programs for very low and low income households,
support mortgage assistance programs for low and moderate income
households
POLICY 502: PrOVIde mfonnation and assistance to very low and low Income households
and households With speCIal needs to help them locate appropnate housing
POLICY 503: Encourage a regIOnal fair share approach to proVIdmg housmg opporturuties
and assistance to homeless, very low and low mcome household and
households With speCial needs
POLICY 504: Offer housmg assistance to homeless mdlvlduals with a continuum of care
model to address all issues related to homelessness (i e emergency,
transitional and permanent housing hnked with case management,
employment, health and mental health, substance abuse, etc ).
POLICY 5.5: Target funds to ensure a broad array ofsupportlVe setvices to very low and
low Income persons to ensure their contInued maIntenance of housing once
obtained
City of Santa MOllica
Housmg Element
V-28
Housmg ObJectIves,
Goals, Pohcies, and Programs
IMPLEMENTATION PROGRAMS: The followmg programs are primarily geared to
assisting low and moderate income households to contmue to live m the City of Santa
Monica, although they will also serve to accomplish others of the City's housing goals
Program 50a: Maintain a Section 8 Rental Assistance and Housing Voucher Program
Program Background: The Santa Momca Housing Authority (SMHA) administers
two rental subSidy programs the Section 8 Existing Housing Certificate Program and
the Section 8 Housing Voucher Program Wlthm these Section 8 Programs, the
SMHA receives funds for specific groups
· Shelter Plus Care provides rental assistance for permanent housing
and case management to homeless mdlviduals with disabIlities and to
their famIlies This assistance is aImed at the traditionally hard-to-
house homeless who are substance abusers, living WIth AIDS. or have
severe mental disabilitIes
FamIly UnificatIOn proVIdes housmg to families whIch the Public
Child Welfare Agency has determined that the lack of adequate
housing is a primary factor in either 1) the imminent placement of the
household's child/children in out-of-home care, or 2) m the delay of
discharging to the family a child/chIldren from out-of-home care
· FamIly Self-SufficIency coordmates the use of hOUSIng assistance with
other funds to enable households to achieve econOmIC independence
and self-suffiCIency
Rental property owners have an incentive to cooperate with the SMHA to maintain
and upgrade units occupied by Section 8 tenants as stipulated by ffiJD SMHA has
consistently mamtained a 95 percent or greater lease-up rate, and typically has a
SectIon 8 waitmg list of over two years for most household types
1998-2003 Action Plan:
· Contmue to operate the Sectlon 8 programs and pursue additIOnal funds to
raise the number of households who receive assistance
Responsible Division: Santa MODIca Housing Authority
Program S.b: Maintain a Community Development Grant Program
Program Background: The CIty of Santa Monica proVides fundmg support of
approximately $6 mIllion annually to approXImately 30 non-profit human service and
hOUSing development organIzations supporting over 55 different programs through
the Commuruty Development Grant Program These programs serve, in part, to assist
homeless, very low, and low mcome households, and special need populations mto
City of Santa MOOlca
Housmg Element
V-29
HOUSing ObJectives,
Goals, PoliCies, and Programs
housmg and to ensure that housmg is mamtained once It IS secured Funding is
provided annually, contmgent upon the contmuatlOn of adequate funds and City
Council approval Funds are provided through a broad array of funding sources
including but not hmited to the City's General Fund, HOME, Community
Development Block Grant Fund, and ProposItion A Local Return Transit Funds
1998-1003 Action Plan:
· Contmue to Implement a coordmated case management program linkmg
homeless Individuals with hOUSIng, employment, and other support semces
to break the cycle of homelessness
· Continue fundmg support to an emergency homeless shelter, a tranSitIonal
housmg program targeting homeless men and women, and a transitional
housing program targeting homeless mentallY-Ill women
· ContlOue funding support for employment assistance programs to tram and
place homeless, very-low, and low-mcome individuals m temporary and
permanent employment
· Contmue fundmg support for childcare information, assistance, and subsIdies
to ensure the provision of quality chIldcare to low-income and working
famihes
· Continue fundmg support for a broad array of In-home and mdependent living
assistance programs lOc1udmg but not lImited to money management, para-
tranSit, day care, and case management targetmg seniors and persons With
disabilIties
· Continue fundmg support for a home access program to assist persons WIth
d'~abilities who wish to remam m their current homes but require accessibility
modificatIOns (I e grab bars, wheelchair ramps, accessible hardware, etc )
· Continue fundmg a PublIc Works Assessment Assistance (PWAA) program
subSIdizing very-low and low-mcome households to complete required
streetlight and Sidewalk repairs to their property
· ContlOue fundmg support for legal service representation and assistance to
address tenant-landlord matters, domestic VIOlence, and other consumer
Issues
Responsible Division: Human Services Division
Program 50c: Maintain a Homebuyers Assistance Program
CIty of Santa MOllica
Housmg Elemenl
V.30
Housmg ObJectives,
Goals, Pohcles. and Programs
Program Background: In order to asSist the low and moderate Income tenants to
purchase their uruts, the City estabhshed a Shared ApprecIation Loan Program per
authority granted by PrOpositIOn K. usmg TORCA funds Low and moderate income
households who qualify can obtam CIty funding to purchase their rental units as these
units are converted to condominiums Loan amounts depend on household income
as well as the SIze and price of the unit Upon sale or transfer, the owner repays the
loan and will share any mcrease m the value of the property With the City As of June
1996, the CIty had collected approximately $3 8 mIllion for the TORCA Shared
AppreCIatIon Loan Program
The Los Angeles County Commuruty Development DIVISIon (CD C) admInisters a
Mortgage Credit Certificate (MCC) program to assist low and moderate Income (up
to I 15 percent of median income) first-time buyers to obtain homeownership An
MCC is a certIficate awarding the holder a federal mcorne tax credit A qualified
apphcant may take a credIt against federal income taxes of up to 8-& 20 percent of the
annual mterest paid on the first. ,eat of the mortgage The CIty may be able to
participate With the County In tlus program
1998-2003 Action Plan:
· Dl......cll'll a new PW5(I,ull hl [1Cl1u:L lht:l.'on'lrI.':",ulIl ur relUill unlT!;,o nlll.llcr!ohlll
uru~.. In E"",~hllrJf.!e r(~r ;1 ficlIltrlc Ir~;" 'Jf pL':rTli!ncnrh, c1C:('l(.I-l'c'i'ucred IIfl(JrdabJc
h,'m11 \111I" 111.1 ('r h:l~',c1.IHc .;n,h' 1.!1,1" :lilU fIT "prTCIpnale m-IIl~1 fee..
· Continue to operate the TORCA Shared AppreCIatIon Loan Program
· Assess the feaSibility of using Mortgage Credit Certificates (MCC) for first-
tIme homebuyers assistance
· .'\..\~.....: till' t"C.I..I:.lhl.... uf.1 ...Ill-II: :Ol.'l.und I'hl~rtln' loll ti...t lun.,: hl\'" m~.l'fHl.
h('l1ll.:' l'~IYCI5. In conlllll\.lllllt With :\1CC'''t
Responsible Division: Housmg Division
Program Sod: Provide Tenant Relocation Assistance
Program Background: When a urut is withdrawn from the housing stock, or the
landlord recovers possession of a umt and tenant relocation assistance is appropnate,
the Santa Moruca Municipal Code (Chapter 4 36) requires that the landlord pay a
relocation fee for each unit based upon the size of the umt An additional fee IS
required if one or more ofthe tenants IS a semor (62 or over), disabled, or a minor
In lieu of proVldmg finanCial relocation aSSistance, the landlord may instead provide
actual physical relocation if the new unit IS comparable to the original unit
1998-2003 Action Plan:
elly of Santa Momca
Housmg Element
V-3!
Housrng ObJectrves,
Goals, Poltcles, and Programs
· ContInue to Implement City procedures pertalOmg to Tenant Relocation
Assistance
Responsible Division: City Attorney's Office
Program 50e: Assess Establishing a Temporary Relocation Program
Program Background: Tills program IS desIgned to proVIde housmg for persons
temporanly displaced as a result such programs as the MultI-Family Neighborhood
Improvement Program (program 4 b), and Earthquake Retrofitting (program 4 d)
It would involve the purchase and renovation of a site to provide a temporary home
to displaced tenants
1998-2003 Action Plan:
· Assess the feaslblltty of establishing a Temporary Relocation Program,
pursuant to which, the City would
estimate the potential need for temporary houslllg <..-.d identify
potential sites for such housing, which may be located in or nearby the
City,
lease and/or acquire such Sites, and
provide for appropriate management of the site, such as through a
contract With a non-profit development corporation, to manage the
site for use by temporanly displaced tenants
Responsible Division: HOl.:smg Division.
l'I'ogloam 50f: J>r\rlnll :a SlrHlr)!~ 10 i\tldrr\. rhrr:ulfI In II.... 1111) Srrri.m K ""llfld
SlIb...ict,. Prul:,ram
n"'J:rrlIII llorAgrflun,l. '\i dl!',.u::....~11f) So..1Il'" 11 ('f me Dr.iO rJ(IU!o.IIIK HClIlcnlo t IAoU
!til:!nlliunl dUln1!C~--lh(" ("n'ld-1 I"'\o\'klr:.~ \'Uc.Odlll..\ dlol.Unrrcd lc~i!ilatUln and pen~lill~
~ohdnllci I~l In: [) fCI,!Ia1.U1l1rlll dud lim:im~--mIY ~lrH'mlll..i\lIy 1I.tli.."f..1 hmh prugl am
fUl1dnu.: 1111,1 in~cnu\ C~ I~tl !..Ii,II,'I.i.:- j., j'al U\:lrhlh' on :11l' ();"ngLiun
1'198-211I1.1 ....<<"111I11 11/111I'
. .\ "',>>~!-Ii the lindon. "I fl'.hl"Lh".. uf ('..ld"h..illl'~ il h,'m ~uh!-Id} prclgrcun (("
'ie.\,.II.m g tl'r~n.,>> ';A,'h,~..... :dn.I:'lrd;o: hd\c c..dna:!u.1 ,h!:1I Ill]) c,mtrtlL:U with rh~
IIC'L:,mg "\.J1!1~"I1It\ rile SII"',lId.. "'~'ild JM\ f('i II. leh.cnldg~ ('Iflh.: Ma"(lInum
o\II,:w~L~ Ie I~",:~' (\! .\I~ t If rb: I~h,tilh d.l,...,: ie.' !tom.un In thell 1I11ilS a.nd pll~
.h~ \1.\K I h' ...10 i.)...... ""lm!d m~;lo,ll' Ihl.' 1i..'~I..lhllu\ uf .:redtmg d
~':dl': 1'1\ .'l' r I 11:,'1 ~llp h' :1',1.1 the I'..'b' HI!
CIty of Santa Maruca
Hausmg Element
V-32
Housmg ObJectlves,
Goals. Pohcles. and Programs
· '\\"":-"5 Ilu,' tca"lllIlll\' Ilf' I.IC41l1ll1{ 11 tll'll\lIl)/ 1l.:I...blhliUlulIlnl'lll prCl)''''UII IlIal
""llIlld pru\idc ,,'h,lllIllI,lllLm grelnr.. "I lu,lII"; TII 1,lI1l1ll11d.. ITIlcrurn ti.Jr UIIU"
bemg IIcl'd Ic't1I..'ll'd Itl h,'II..llltr;; ltl no more Ih.HI MJ"'I' of lT1l.'dmn m...Oul11c.
,1dl1l\lcd bv lanlll\, ..Ill:
I Apph.' tl1 JlUD 1(" 11 ~;mrli Mumen b:t"ot.d 1'.111 ~ 1.11 ker J{l'1I1 (1'!\.llt) Sllillda.ut
Al Ihl.: t'arli~!\1 pl)'!'Ilhlc dut~ ill llldcr In "I.I~ (,C1l1lpclUi\'c m rhe \'m,'anloy
del unllUl fcnrdllll.l1 kl'1placc
· 1.1~(.'Ii.I!1 Hd"'cnll.l~c nrll,~' II1:U r~~.II,L:ho~I" ,\.':;,':1 lurlel'll\ ;':~l~" the Yh~"'''
\A'lllLJc.1 L~11L hJ ~"'~l,\:,t lllt, hili \b.')..t'llt,.:1I1 (r~m,) slcUidtl.rd h~ up '(1 ::!('.'"
rOI ~{f'..., ofttk:- Cl'r11I:.-i'll' ....l~k'.hl "I hC' ,1p' ,'II ..!I.ll1l:1 c.mh be :I~cd III SC{"U1 (0
.11I:11 ctJIR till' tll~IU...1 tllI]ln" uno:.; .mIt hJ 11', r ,',1..1.' pi 0,'1.1111 I'll ill liMn,l11 U:
u'ldc;r ..er\c,t :all';h ;,( ':1111-' \",~,:...l
Rr\Jllm"iMr /);I'i,i'llf" I 1;11 hili)! D.", h .1:.
GOAL 600: ELIMINATE DISCRIMINATION IN THE RENTAL OR SALR OF
H~USING ON THE BASIS OF RACE, RELIGION, NATIONAL
ORIGIN, SEX, SEXUAL PREFERENCE, AGE, DISABILITY,
FAMILY STATUS. AIDS, OR OTHER SUCH CHARACTERISTICSo
POLICY 601: Continue to enforce faIr housmg laws prohIbitIng arbitrary discrimination in
the bUilding, financmg, sellmg, or renting of housmg, on the basis of race,
rebgion, national ongm, sex:, sexual preference, age, disabihty, fanuly status,
AIDS, or other such charactenstlcs
TIll"'" T T""'" T , .... _ T":"._ _ _ _ _ _ ..L 1_ _ ...1 _..L __ 1_ _ _ -'- _ __ __ __ i!' 1_ _ _ __ _ __ _ r _ _ 1_
... '\J~.!."-" u..... -LoII\.oVUla.~\.r L-U~ Ul~UIUUI,.IVI1 VoL UVU;:IIlIl!5 LVI IV,""
1_ _ _ _ _ _ L _ 1 _I _ ..1_ _ _ 1_ _ ..L..L 1_ _ ,.... _.L_ _
IlVU;),\;lIVIU;) UU VU!511VUL U'~ ~IlJ
_ __...:I __ _ __ --' __ __ ~.L_
QlJU JI1VU~laLlW
UII,.rVU......
IMPLEMENTATION PROGRAMS: The followmg programs are intended to Implement
the CIty'S goal of ebmmatmg discnmmatlOn In access to hOUSing Other programs lIsted under
other goals Will also accomplish thIS goal
Program 60a: Maintain Fair Housing Programs
Program Backgroun.d: The City Attorney's Office through its DIVISIon of Consumer
Affalrs, along with other government agencies, enforces the fair housing laws The
City has an in-house Fair Housmg Umt In the CIty Attorney's Office with a fair
housing specialIst and a Spamsh-speaking commumty liaison who work WIth the
attorney The Fair HOUSing Umt mvestlgates dlscnmmatlon complaints It also offers
educatIOn mformatlon and programs to the communIty on their rights and
responSIbilitIes under the fatr housmg laws AddlllOnally, the FRir Housing Urnt takes
complamts mvolvmg lockouts. utility shut-offs and tenant harassment
CIty of Santa MOnica
Housmg Element
V-33
Housmg ObJectIves,
Goals, Pohcles, and Programs
The City's Ordinance #1812 provides added eVIction protectlOn to tenants with
domestic partners ThiS ordmance estabbshes a procedure for filing an "Affidavit of
Domestic PartnershIp" WIth the City Clerk's Office, and prohibIts evictIon of any
tenant on the basIs that the rental agreement has been breached as a result of an
mcrease 10 the number of occupants due to a change III the domestic partnership
arrangement of the occupant
The CIty also has a Fair Housing for Children ordmance, whIch prohtbits
discTImlDation agamst famIlies with cluldren In the sale or rental of housmg
1998-2003 Action Plan:
· Educate landlords about dlscnmmation against children and encourage them
to rent to more famlIies
· Educate the real estate community on the necessity of ensuring that tbelT
practices meet the objecllves of the fair housmg laws
Responsible Division: City Attorney's Office
Program 60b: Provide TenantlLandlord Mediation and Legal Services
Program Background: The City proVIdes funding to nonprofit orgaruzatlons to
provIde dispute resolutIon sefVIces, and legal adVIce and representation on
tenantllandlord matters, as well as other CIVll and consumer Issues
1998-2003 Action Plan:
· ContInue to support tenant/landlord mediatIon and legal services assIstance
Responsible Division: Human Services DiviSIon
GOAL 700: PROMOTE QUALITY HOUSING AND NEIGHBORHOODS
POLICY '01: Promote safe and secure housmg and neighborhoods, and encourage housing
deSIgn which serves to deter crime
POLICY '02: Promote use of sustainable constructIon techmques and environmentally
sensitive deSign for all housing
POLICY '03: Ensure that arcrutectural design of new housing development IS compatible
with the surroundmg neighborhood
POLICY 7.4: Encourage the preservation of archItecturally and historically sigmficant
buIldmgs and neighborhoods
City of Santa MOnIca
Housmg Element
V-34
Housmg ObJectlves,
Goals, Pohcles. and Programs
POLICY 'oS: Promote access to tranSIt and neighborhood services In new residential
development
~cLr~T 7.~. ~a.~allC~ ;-lvu~ii-Ig Gild ~i"y:v'-iJ.l~iIL 0ppOJ-iuiJ.jii~~ 11-1 th~ Cii,-
IMPLEMENT A nON PROGRAMS: The followmg programs are designed to protect and
enhance qualIty housing and neighborhoods, and to ensure the abIlIty of the City to meet Its
affordable housing goals IS not compromIsed
Program 'oa: Provide a Residential Neighborhood Safety Program
Program Background: The City offers a range of resIdential safety programs,
including the followmg
· Residential Security Survey Program - provtdes assessments of home
security and offers suggestIOns on how to make improvements
(pohce Department)
· Operatton IdentificatIon - encourages residents to engrave valuable
items with an ill number to asSIst 10 the recovery of stolen property
(police Department)
· NeIghborhood Watch Groups - provIdes annual grants to the
NeIghborhood Support Center (NSC) to prOVIde techntcal assIstance
In developmg Neighborhood Watch groups (Human Services
DIvision)
· Community Forums - conducts neighborhood and community forums
on pubhc safety issues and linkages with the Santa MOnIca Police
Department (police Department)
· Cnme preventIon and community relatIons programs as well as
educational materials for residents (police Department)
1998.2003 Action Plan:
· Continue to offer a range of neighborhood safety programs through the Police
Department
· Through a coordinated effort between the Police Department and Housmg
DiVISIon, offer free home security surveys and proVide subsidies to low
mcome households to improve household secunty against crime (see Program
4 b)
CIty of Santa MOnica
Housmg Element
V-35
Housrng ObJectIves.
Goals. PoliCies. and Programs
· \~l-~':;;'ll [h~ fea.:;.r.lht', .,;' ..:rea:;;:g d j:r~~Si,~ n '(, ::'o,:'I:Ii:ate th~ ,n!'13.I13.tl,:m of
~~::!.dbu 't.. pecp;-;.C' '~:o Irl em ~ ~i,,{,I", '.. m:h,.... ~('.:I(,s. a:1\i e....ler...T mNlvTi
detector lights
Responsihle Division: Police Department (lead), Human Services Division,
Housmg DIvisIOn, Rent Contmf AgencY
Program 70b: Provide Historic Preservation Programs
Program Background: The City's adopted Landmarks and HIstoric DIstricts
Ordinance established the Landmarks COIntmSSlOn and delegated to the CommissIon
the authority to designate landmarks and make recommendations to the City Council
for historic distncts Since adoption of the Ordinance, the City has conducted an
htstone resources Inventory encompassmg major portions of the CIty, deSIgnated 31
landmarks, and establIshed one histone dlstnet - Third Street NeIghborhood Histonc
Dlstnct
Under the Landmarks and HIstonc Districts Ordmance, mcentives are available to
encourage m"ners of desIgnated properties to maintain and preserve their structures
These Incentives include eliminatIon of budding pernnt fees. administrative planrung
fees, and Certificate of Appropnateness fees, and parkmg incentIves
1998-2003 Action Plan:
· Contmue to Implement the Landmark and Histone Distncts Ordmance
· InItiate and implement the property tax reduction program (Mills Act
contracts)
· Conduct community wotkshops and develop brochures for distributIon to
owners of eligible properties to promote hlstone preservatlOn
· I' ~ JIII,I[~ li'lo 111,1.111. Ill'''' .In...~" :--oo...:\' ,I" .il.' I. 1"0' 1:1I .!l'. dC'J'l1Il'nT l'f .~
':~'.:Jlld!""',"I\t. F'1.:.....;vatlOR plan tortheClty_
Responsible Division: CIty Plannmg DiVIsIon
Program 7.(: Maintain Energy and Water Conservation Programs
Program Background: The City adffilfi1sters a Retrofit Upon Sale program whtch
requITes eXlstmg properties to retrofit aU toilets and showerheads pnor to transfer of
title The CIty also reqUires all new constructIon to comply WIth Title 24 of the
Uniform Buddmg Code regarding water and energy conservation
1998-2003 Action Plan:
City of Santa MOnica
HOUSIng Element
V.36
Housmg ObjectIves,
Goals, PoliCIes, and Programs
· Continue to momtor energy and water usage in the city and mvestlgate other
appropriate programs to conserve these scarce natural resources
Responsible Division: Environmental Programs Division
Pr?gram 7.d: Facilitate Sustainable Housing Development
Program Backgl'ound: In 1994, tbe City Counell adopted the Santa Monica
Sustamable City Program which proVIdes a comprehenSive long-term enVIronmental
strategy for the commumty The program contains specific principles, goals, and
targets for measuring progress 10 achieVIng sustamablhty The CIty IS currently
developing Sustainable Building Development GUldehnes as an outgrowth of the
program These Guidelines will include design adVIce for multiple family reSidential
bwldmgs as weU as corrunefCIal bUildings and wIll be deslgned to address methods to
achieve the building-related targets of Sustamable CIty Program The Guidelines are
to be completed by 1997
1998-2003 Action Plan:
· ContInue to educate non-profit and for-profit housmg developers in ways to
create environmentally sustainable housmg developments m Santa Monica
· Support and encourage the efforts of housmg developers, designers, and
contractors in their use of sustainable bmldlOg practlces by explonng various
mcentlve optlons
· Contmue to assess future housmg developments' contnbutlon to the goals and
targets of the Sustamable CIty Program
· A~sess the feasibility of integrating the admimstration of the Sustamable
Building Development Guidelines into the existing development approval
process
· ("(\I:WlUC Iu 1:l.'P',"',.IIC ..lI:.I.~in..,;,It" 1!':SI"'J1 tl'~,i ~"':1!o.I",Cfl~'11 i!ri.~Cl!lt... ",nhm
n,,\ cltOrnu'II' ^,,~n'':lln'II'"
Responsible Division: City Plannmg DIVision (lead), EnVIronmental and Pubhc
Works Management
Program 7.e: Maintain an Office Development Mitigation Program
Program Background: The CIty'S Office Development MitIgation Program requires
developers of new commercial office space In excess of 15,000 square feet or
addItions to existing developments in excess of 10,000 square feet to either (I)
City of SlII1ta MOnIca
Housmg Element
V-J7
Housmg ObJectives,
Goals, Pohcles, and Programs
provide low mcome housmg and open park space, or (2) pay the City an m-lieu fee
to be used for such efforts
Pees generated by thiS program are allocated as follows 45% is deposited in the
HOUSIng MitigatIOn Fund and used to develop low and moderate income housing,
45% IS deposited mto the Parks MItIgation Fund and used for the acquiSItIon,
development, and/or sigmficant Improvement of parks, and 10% is deposited into an
account which may be transferred mto the Housing Mitigation Fund or the Parks
Mitigation Fund
1998-2003 Action Plan:
· Continue implementation of the Office MItigation Program
Responsihle Division: City Planning DIVISion (lead), Housing Division, Commumty
and Cultural Servlces DIVISion
GOAL 800: PROMOTE THE PARTICIPA nON OF CITIZENS, COMMUNI1Y
GROUPS, AND GOVERNMENTAL AGENCIES IN HOUSING AND
COMMUNITY DEVELOPMENT ACTIVITIES
POLICY S.I: Ensure maxunum CitIZen Involvement in housmg and commumty development
actiVIties
POLICY 8.2: Provlde mformatIon and assistance In the language of the person or group
needmg housmg aSSistance, to the greatest extent possible
POLICY S03: Ensure communication and coordination between City departments and
agencies on issues related to housmg and community development
POLICY 8.4: Encourage involvement of all mterested parties in the review and formulatIon
of City housmg policles, mcluding property owners, budding industry
professionals, affordable housing advocates, lending institutIons, and other
interested parties
IMPLEMENTATION PROGRAMS; The following programs are intended to promote
the participation of aU segments of the community in decisions related to housing and
community development
Program 80a: Maintain a Citizen Notification Program
Program Background: The Zoning Ordmance reqUIres that notIce of a public
hearing be gIven to property owners and tenants wlthm 500 feet of the subject
property for certam site-specific land developments In addition to direct mail notices,
publIc heanngs are advertised in the local newspaper (The availabihty of further
Cltv of Santa Momca
Housmg Elemenl
V-38
Housmg ObJectives,
Goals, PoliCIes, and Programs
mformatlon in Spanish IS mdlcated in these newspaper ads) CIty Council meetings
are broadcast to the public by radio and on the City's local cable station Planning
Commission meetings are also aired on the local cable statIon The City operates the
Pubhc Electroruc Network (pEN) wluch makes available to the public VIa the Internet,
World WIde Web and other modern networks mformation about development
proposals, upcoming hearings, and City regulations
Through fundmg support by the City, the Neighborhood Support Center (NSC)
works closely with neighborhood assocIatIons to notify resIdents of issues pertaining
to land development and changes In housmg program polICies and regulatIOns through
regular dlstnbution of neighborhood newsletters and by conductmg public forums to
discuss relevant Issues
1998-2003 Action Plan:
· Contmue to pubhclze development and pohcy proposals to all interested
partIes through the use of noticing, the radIO, cable TV, and PEN
Responsible Division: City Planning DiviSIOn
Program Sob: Conduct Housing Element Review
Program Background: The Housing Element update represents a comprehensive
reVIew of the City's housing strategy and poltcy, and a refinement and expansion of
exist1ng programs as appropnate In addition, the City undergoes annual reVIew of
ItS General Fund, CDBG, HOME, and redevelopment tax IDcrement funded housing
and commumty development programs
1998-1003 Action Plan:
· Implement identified houslDg element programs withm the time frames set
forth 10 Table V-2
. ReVIew grant-funded programs and redevelopment set-aside programs on an
annual basis
Responsible Division: Cay Planning DIVIsion (lead), Housmg Division
City of Santa MOnIca
Housmg Element
V.39
Housmg ObJectives,
Goals, PolICIes, and Programs
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Attachment B
(Memorandum dated 1/22/97 from Housing Division Staff to Planning Commission
regarding Housing Commission Recommended Changes to the Draft Element)
I,
MEMORANDUM
TO
FROM-
DATE
SUBJECT
The Honorable Planmng Comnussion
Housing DiVIsIon Staff
January 22, 1997
TransmIttal of Recommended Changes to Draft 1998~2003 Housing Element Update
IntroductIon
Thts staff report transmits the recommended changes to the Draft 1998-2003 Housmg Element
Update as approved by the Housing Commission
Text Chanlles and Additlons
The Housing Commission conducted a public heanng on the Draft Housing Element Update on
January 9, 1997 and after closing the hearing began dehberatlOns whtch continued through theIr
meeting on January 16, 1997 The Housmg CommissIOn also appomted an Ad Hoc Comnuttee
COrISlsting of COmmiSSIOners John GIVen, Loring Enule, and Al Rosen, which met on January 10 and
January 13 to fonnulate addrtional recommendJltions for changes to the Draft Housing Element whIch
were consIdered and approved by the entire Housing Commission on January 16, 1997
The HOUSIng Commission f()QJsed upon SectIon V, Objectives, Goals, Policies, and Programs The
COmmlSSlOn unanimously approved its reconunendatlons for changes and additlons to thts section of
the document, which are contained in Attachment A
In addition to recommending programmatIc changes, the Housing Commission also recommended
that some additional information be incorporated into the appropnate background sectJ.ons of the
Draft Housmg Element Most of thts infonnation concerns issues facing the City's Section 8 housmg
subsidy program This informatIon is contaIned In Attachment B
F \HOUSTh'G\SHARE'~FILES\HELE"{EN'J-ICPCRPTI ,VPD .J..
Kev Pohcv and Pro~am Issues
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The followmg diScussion htghhghts the major Issues addressed by the Housmg CormmsslOn's
recommended changes to the Draft Housmg Element pobcles and programs
City Regulatory Requirements
The Housmg Conurusslon feels strongly that the City should reduce processing bme and
developments costs in order to facdJtate development of new multi-family housing in the City for all
mcorne groups The changes that the Housmg CommissIOn IS recommending to Programs I a and
I c (as shown In Attachment A) reflect this strong conviction
Among specific reconunendabons by the Housing Commission in this regard are the following
o Incorporate more definite language concermng actIOns to modifY development
standards and the development reY1ew process For example, the Hom:in.g
COmmISSIOn recommends implemenbng reY1Slons to the Zoning Ordinance to modify
parlang standards 10 order to facilitate construction of the State density bonus urnts,
broadening the standards for second units, and, reVIsing development standards to
ensure tho the buiIdmg envelope accommodates the State density bonus units (see
Programs I a and 2 b)
o As pan of program 1 a, the Housmg ComnusslOn is also recommending changing the
review procedures for condonnniums from a CUP proce~ to a Development Review
(D R ) process The intent of tms recommendatIon 15 to apply the same review
procedures to condormnlUms as are applied to apartments
o Modify the zomng ordInance to penrnt exJsting non-conforming multi-family
residential developments that are built at densities above those allowed by current
zorung standards to be replaced in-kInd if they are damaged beyond repair The spint
F IHOUSING"SHARE'\\'PFILEIl\HELEMEN\HCPCRPI'2 WPD 2 _
oftlus recommendatIon is to preserve housmg whIch could otherwise be lost because
oflower penmtted dertS1tIes Consistent with the SpIrit of the Housing CommissIon's
recommendatIon, the Housmg DIVIsion staff recommends that the language contaIned
m Attachment A, Program 1 a concerning thIs issue be expanded to specifically
mclude hOUSing whIch has aged to the pomt where It reqUIres substantial
reconstructIon or replacement
o Evaluate the Impact of the ARB review process and guidelines upon the econonuc
feasibIlity ofmulti~family reSidentIal projects (program 1 c)
Inclus;onary Hous;ng Program
The Housing COJ1111llssion recommends more defimte changes to the City's Inclusionary Housmg
Program (Program 2. a) SpecIficaJly, the CODlD11ssion J5 recomrnendmg allowing payment of an m-
heu fee for all multi-fanuly reSIdential developments up to 40 umts, with the ability to require
satisfaction of the mcluslOnary requrrement on site above 40 units The Commission also
recommends penodlc reVISion of the m-heu fee calculation so as to promote generation offees and
help the City comply with the cityWide affordabihty goals of ProposItion R
Housing for Famil;es with Children
The Housmg ComrmSSlon feels strongly that the C1ty needs to do more to encourage the production
ofltousmg for familIes WIth chIldren Accordingly, the Housing Commission IS recommending that
the City actIvely promote a policy of alloWIng the reconfiguration of existing developments to
mcrease the number of bedrooms to accommodate larger families (see Attachment A, Program 2 h)
Such as change will reqUIre modification to the Rent Control Law
F \HOUSN{NlRARE'"-'PFH..l':S'HELEMEVRCPCRPT2 Wl'D J...
The Housing COll11Tl1ssion recommends addJtlOnaJ language for Program I a calling for the
identrlicanon of alternative development standards that will facIlItate the development of housing for
families with children
Special Needs Housing
The Housing Commission has identIfied a gap m the CIty'S provision of affordable housing for very,
very low income persons--more specifically, persons earning nunimum wage--and is recommendmg
an additional component to Program 2 I that would establish a program that proVldes a deep subsidy
to build a minimum of30 uruts over 5 years affordable to very, very low income households
Costa-HllWkins Mitigation
The Housing Conumssion believes that the Costa-Hawlons vacancy de-controllegislatton posses
possibly the largest challenge to the City's efforts to mamtain and increase the supply of affordable
housing dunng the 1998-2003 pen ad and beyond Therefore, the Housing CommissIOn IS
recommendmg the creatIOn of a package of new incenttves for landlords to prOVIde affordable
housmg, as shown in Program 3 a In Attachment A
Threats to Section 8 HOlIs;lIg Assistance Program
'The Housing ComnuSSlon recommends an addltlooal program to address the threats to the Housing
Authonty,s Section 8 housing assistance program posed by vacancy de-control and possible changes
to HUD regulations (see Program 5 f)
Recommendation
It is recommended that the Planrung Conumssion
F \HOUSNG'SHARE'WPFlLES'}ffiLEME"l\HCPCRPT2 lJ.'PD -L
1) Recommend to CIty CounCil incorporatmg mto the Draft Housmg Element the changes
approved by the Housmg ComnussIOn as contamed in Attachments A and B along WIth the
addItIOnal changes to Program I a as recommended by staff in th1s report
Attachments Attachment A - Changes to SectIon V, Housmg ObJectIves, Goals, Pohcies, and
Programs as Approved by the Housmg Comnussion
Attachment B - Additional Information for Incorporation into Housing Element
background as Approved by the Housmg Conmussion
Prepared by Bob Moncnef, Housmg Manager
Johanna GullICk, Housmg Coordmator
T ad Read, Seruor Development Analyst
F 'HOUSlSG'SHARE'\I,'PFILES'HELE"-llil'-"HCPCRPT2 WPD ~
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