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HomeMy WebLinkAbout8.1 Attmt 3 Jt Plng Comm & Housing Comm Stf Rept 04-28-200919 AGENDA STATEMENT PLANNING COMMISSION AND HOUSING C0MIlVIITTEE JOINT STUDY SESSION MEETING DATE: April 28, 2009 SUBJECT: ATTACHMENTS: RECOMMENDATION: V9 PROJECT DESCRIPTION: 2009-2014 Draft Housing Element: Study Session Report Prepared by Marnie R. Wa;91e, Senior Planner 1) 2009-2014 Draft Housing Element 1) Receive report and provide comments. The State of California requires that the City Council adopt a comprehensive, long-term General Plan for the physical development of the City. The Housing Element is one of seven mandated elements of the General Plan and must address the existing and projected housing ne !4is for all economic segments of the community. State law requires that Housing Elements be updated and certified every 5 years. The City of Dublin has contracted with Veronica Tam & Associates to assist Staff in updating the City's Housing Element for the 2009-2014 planning period. Background Regional Housing_N ,eels Allocation The first step in updating the Housing Element is determining wluuut the City's share of the regional housing need (i.e. housing units) will be for the upcoming plannbig period. The State of California Housing and Community Development Department in conjunction with the Association of Bay Area Governments determines housing need based on existing need and estimated population growth. Once the regional need has been determined, individual City's and County's are assigned a portion of that need that they must then plan for in their respective Housing Elements. In September 2007, the City of Dublin received a housing need allocation of 3,330 units and in February 200 B began the process of updating the Housing Element. Planning Commission/Housing Committee Joint Study Session On May 13, 2008 a joint Study Session with the Planning Commission and Housing Committee was held to provide an overview of the Housing Element update process including the statutory requirements of what the Housing Element must address. Those statutory requirement:, include the following: o Identifying adequate sites through appropriate zoning and dev(;lopment standards to facilitate and encourage the development of a variety of housing types for all income levels; COPIES TO: Veronica I.zim, Planning Consultant File Page 1 of 6 ITEM NO. 1.1 Attachment 3 o Assisting in the development of adequate housing to meet the needs of lower and moderate income households; o Addressing and where possible, removing governmental constraints to the maintenance, improvement and development of housing; o Conserving and improving the condition of the existing affordable housing stock; and o Promoting housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, disability or sexind orientation. At the joint Study Session, Staff also provided an overview of the specific components that are required to be included in the Housing Element which are as follows: Housing Needs Assessment: The Housing Needs Assessment describes the existing needs in the community including: 1) the number of households overpa:ring for housing; 2) the number of households living in overcrowded conditions or with speci?d housing needs; 3) the physical condition of housing units; and, 4) affordable units at risk of converting to market-rate. The Housing Needs Assessment also describes the projected housing needs of the community which is determined by the Association of Bay Area Governments (ABAG) through the Regional Housing Needs Allocation (RHNA) process. Constraints Analysis: The Constraints Analysis describes: 1) market constraints such as land and construction costs and the availability of financing; 2) governmental constraints such as local land use controls, fees and exactions, on- and oil site improvement requirements, and permit and processing procedures; and, 3) environmental constraints such as hazards, infrastructure and services, and habitat and farmland protection. Resources and Opportunities: The Resources and Opportunities analysis includes an inventory of vacant and underutilized land available to meet the projected housing needs of the community as determined through the Regional Housing Needs Allocation (RRNA) process. Review of Past Accomplishments: The Review of Past Accomplishments evaluates the housing programs and quantified objectives outlined in the previot.s Housing Element and the City's efforts in meeting the program requirements and achieving the quantified objectives. Housing Plan: The Housing Plan includes Goals and Policies 1:o be implemented during the 2009- 2014 Housing Element cycle. Specific Housing Programs have been developed to implement the Goals and Policies that would accomplish the following: 1) conserve the existing supply of housing; 2) assist with the production of housing for all vii-lome groups; 3) provide adequate housing sites; 4) remove governmental constraints; 5) promote equal housing opportunity; and, 6) support Green Building concepts. In addition to the aforementioned components of the Housing Element, a number of State Laws were passed during the last Housing Element cycle which impacts the 2009-2014 Housing Element. These State Laws require, among other things, that local jurisdictions address housing for extremely low income households; make provisions within the community for transition,i. housing, supportive housing and single room occupancy units; address housing for the homeless through emergency shelters; and, address housing for persons with disabilities through the removal of constnu nts to housing. State law requires that all 2009-2014 Housing Elements address these requirements. 2 of 6 Community Workshops On August 21, 2008 the first of two Community Workshops were held to discuss the specific components of the Housing Element and to solicit input from residents, the development community and service providers on the community's housing needs. The Regional Housing Needs Allocation (RHNA) for Dublin was presented along with the City's accomplishments in reviewing, approving and constructing housing units. Special needs housing was also discussed and included emergency shelters, transitional housing, supportive housing and single room occupancy units. On September 18, 2008 a second Community Workshop was held to discuss housing programs that would achieve the statutory requirements set forth by the State. A variety of housing programs were discussed in relation to conserving the existing supply of housing; encouraging die production of housing; providing housing assistance (i.e. First Time Homebuyer Loan Program); providing adequate sites for housing development to achieve the Regional Housing Needs Allocation (RIANA); and, removing governmental constraints to providing housing for all income levels. Feedback was solicited from workshop participants on the housing programs discussed. Draft Housing Element The 2009-2014 draft Housing Element (Attachment 1) has been prepared in conjunction with Veronica Tam and Associates. The draft Housing Element includes the following major components: 1. Evaluation of Accomplishments: The Evaluation of Accomplishments (see Attachment 1, Appendix B) provides a summary of programs and associated objectives adopted in the previous Housing Element and the City's efforts in meeting the objectives outlined. Also included in the Evaluation of Accomplishments is the City's effort in me:e:ting its Regional Housing Needs Allocation (RHNA) for the previous planning period (1999-2006). The City successfully accommodated its RHNA allocation for the previous planning; period and therefore no unmet need exists to be carried over into the next planning period (2007-2014). 2. Goals and Policies: The Goals and Policies for the 2009-2014 Housing Element set the framework for the Housing Programs and quantified objectives to be accomplished during the planning period. The Goals and Policies can be found on pages 5-7 of the draft Housing Element (Attachment 1) and include the following categories: a. Range of Housing Types b. Housing Opportunities for Segments of the Population c. Maintain and Enhance Residential Neighborhoods d. Promote Equal Housing Opportunities e. Promote Energy Efficiency and Conversation 3. Housing Programs: The Housing Programs (Attachment 1, pages 8-21) are specific objectives that the City will undertake in implementing the Goals and Policies noted above: Many of the Housing Programs are a continuation of the programs adopted in the existing Housing Element. Housing Programs that are significant changes are highlighted below (see Housing; Proms below). ' 4. Appendices: There are 3 Appendices to the draft Housing Element. The fast is an explanation of public participation in the development of the draft Housing Element (Appendix A); the second is a review of past accomplishments from the prior Housing Element (Appendix B); and, the third is a technical background report (Appendix Q. The Technical Background Report includes a housing needs assessment, a housing constraints analysis and an evaluation of housing resources. 3 of 6 The draft 2009-2014 Housing Element is substantially the same as tho 1999-2006 Housing Element with similar Goals and Policies and a continuation of successful Housing Programs. One notable change in the Goals and Policies for the draft 2009-2014 Housing Element is a grr3ter emphasis on energy efficiency and conservation. Notable changes to the Housing Programs include: new programs required by recent State legislation (SB 2 and AB 2634). Regional Housing Needs Allocation (RHNA) The Regional Housing Needs Allocation (RHNA) is a major compon--at to the Housing Element as it sets forth the minimum number of housing units the City must plan for in order to accommodate their share of the region's projected growth. The Association of Bay Area Governments (ABAG) has assigned to the City of Dublin the following housing unit allocation for the 2009-201.4 Housing Element cycle: o 1,092 Very Low Income Units o 661 Low Income Units o 653 Moderate Income Units o 924 Above Moderate (Market Rate) Units o Total Housing Units: 3,330 State law requires that the City encourage, promote and facilitat-. the development of housing to accommodate the RHNA. The housing units allocated to the City unJer the RHNA are not required to be constructed within the planning period however the City must demowstrate that adequate land is zoned to accommodate the RHNA. Based on a review of existing projects quid remaining residential sites to be developed, Staff believes the City can accommodate our RHNA (se; Attachment 1, Appendix C, page Appendix C-66, Table C-37). Housing Progms Many of the Housing Programs proposed in the 2009-2014 Howsing Element are continuations of successful programs from the previous Housing Element cycle. The :specific objectives proposed for each of the Housing Programs have been based on past performance. For example, if the City assisted with 25 minor home repairs through the Alameda County Major and Minor Flome Improvement Program during the last Housing Element cycle, an objective of facilitating 25 minor home repairs for the next planning period has been set. The specific objectives are also based on projected development. For example, one of the objectives is to develop 100 mixed-use high density residential units; the Windstar, AMB or Avalon H projects would achieve this objective. In accordance with State law, five new Housing Programs have been incorporated into the draft Housing Element. These Housing Programs would require that the Zoning Ordinance be amended within one year of adoption of the Housing Element. The Zoning Ordinance is riot automatically amended with the adoption of the Housing Element but would require follow-up action by the City as described below. 1. Reasonable Accommodation - This program provides relief to persons with disabilities seeking to make modifications to their homes for accessibility purposes. Certain development standards such as setbacks may need to be relaxed in order to ensure that persons with disabilities are able to enjoy their residences like other residents. Additionally, the Zoning Ordinance definition for "family" could be considered a constraint on housing for persons with disabilities and needs to be amended to eliminate any reference to the number of individuals that can comprise a housekeeping unit. Actions to be taken include: 4of6 i. Adopt a formal ministerial process for persons with disabilities to seek relief from the strict or literal Upfication of development standards. ii. Amend the Zoning Ordinance definition of "family '. 2. Emergency Shelters - An Emergency Shelter is a year-round shelter for the homeless. The Zoning Ordinance currently allows Emergency Shelters in all Commercial and Industrial Zoning Districts with approval of a Conditional Use Permit. Recent changes o State Law (SB 2) now require that Emergency Shelters be permitted by-right in at least one Zoning District. The M-1, Light Industrial Zoning District was chosen. The shelter is only required to accommodate Dublin's homeless population which was estimated to be 20 persons. Actions to be taken include: Amend the Zoning Ordinance to permit Emergency Shelters by-right in the M-1 Zoning District and remove them from all other Commercial and Industrial ZonincLDistricts. 3. Transitional Housing - Transitional Housing is similar to a rental housing development but limits the length of time that occupants can live there. The length o:.' stay can vary but must be at least 6 months. The Zoning Ordinance currently allows for Transitional Housing in the R-2 and R-M Zoning Districts with approval of a Conditional Use Permit. Recent changes to State law (SB 2) require that Transitional Housing be considered a residential use subject only to those restrictions that apply to other residential uses of the same time in the same zone. The Zoning Ordinance would be amended as follows: i. Transitional housing facilities serving 6 or fewer r s would be permitted by ri_t in all Residential Zoning Districts. ii. Transitional housing facilities ggK?jn 7 or more rso:gs functionin as u uarters i.e. in a single family home) would be allowed in the R-1 and R-2 Zoning Districts with gpproval of a Conditional Use Permit: and. iii. Transiti onal housing facilities serving 7 or more verions functioning as a typical multi- family_ development (i.e. an apartment complex) would beRemutted by-right in the R-M Zoning District. 4. Supportive Housing - Supportive Housing is occupied by a target population as defined in the Health and Safety Code and includes low income persons with mental disabilities, AIDS, substance abuse or chronic health conditions and has no limit on the length of stay. The housing is linked to services to meet the needs of the residents and could be located on-site or off-site. The Zoning Ordinance does not currently address Supportive Housing. Recent changes to State Law (SB 2) now require that local jurisdictions allow Supportive Housing. The Zoning Ordinance would be amended as follows: i. Supportive housing ?facilities serving 6 or fewer p ersons would be permitted by right in all Residential Zoning Districts: ii. Supportive housing facilities serving _7 or more p ersoiLS functioning as u uarters i.e. in a single family home) would be allowed in the 1:-1 and R-2 Zoning. Districts with gpproval of a Conditional Use Permit: and. iii. Supportive housin g facilities serving 7 or more mrsons functioning as a typical multi- family development (ie an apartment complex) would be permitted by-rig - ht in the R-M Zoning District. 5. Single Room Occupancy Units (SRO's) - Single Room Occupancy Units are one-room units which are not required to have a kitchen or bathroom and are. intended for occupancy by a single individual. The Zoning Ordinance does not currently address SRO's. Recent changes to State 5 of 6 Law (AB 2634) now require that local jurisdictions allow SP.O's. The Zoning Ordinance would be amended as follows: i. SRO's would be allowed in the C-2. General Commer_i.al Zoning District with approval of a Conditional Use Permit. Next Steps The draft Housing Element is being presented to the Planning Commission and Housing Committee for input prior to formal review by the planning Commission and City Council. If the Commission and Committee are satisfied with the Goals and Policies set forth in l:he draft Housing Element and the proposed Housing Programs, the draft Housing Element would be brought before the Planning Commission on May 12*. The Planning Commission would be asked to recommend that the City Council authorize Staff to submit the draft Housing Element to the State for review. The City Council would then review the draft Housing Element on June 2"d with a recommendation to submit the draft Housing Element to the State for review. The State estimates that it will take up to 60 days to review and comment on the draft Housing Element. While the State is review rig the draft Housing Element Staff would begin the environmental review process. Once the State determines that the City's Housing Element is certifiable, Staff would return to the Planning Commission and City Council for formal adoption of the Housing Element. CONCLUSION: The 2009-2014 draft Housing Element has been prepared consistent with State law and with input from the community. Three public meetings were held to solicit input from the community and interested stakeholders. Based on input received and in response to changes in State law, the draft Housing Element has been prepared. If the Planning Commission and Housing Conv:nittee are satisfied with the goals, policies and programs set forth in the draft Housing Element, Staff would proceed to the Planning Commission and City Council with a recommendation to submit the draft Housing Element to the State for review. RECOMMENDATION: Staff recommends that the Planning Commission and Housing Committee receive the report and provide comments. 6 of 6