Chapter 8. Housing Element

Transcription

1 Chapter 8. Housing Element INTRODUCTION Purpose and Function Consistency with State Planning Law Public Participation General Plan Consistency Regional Housing Needs Assessment Housing Element Organization EVALUATION OF HOUSING ELEMENT HOUSING RESOURCES New Policy Areas and New Residential Districts Housing Market Conditions Redevelopment Project Area New Housing Construction Housing Goals, Policies, and Programs APPENDIX A: VACANT LAND INVENTORY 8-1A City of Highland General Plan i

2 HIGHLAND A Great Place to Live This page intentionally left blank. ii September 2009 City of Highland General Plan

3 INTRODUCTION Purpose and Function The purpose of the Housing Element is to provide a framework of housing opportunities designed to meet the specific needs of Highland s existing and future residents. This document provides residents and local government officials with a greater understanding of local housing needs and guidance in matters relating to housing. The Housing Element is a reflection of the City s dedication to creating quality living environments affordable to all economic segments of the community. The Housing Element provides programs created to address housing needs, reduce constraints to housing for all, and set aside land and financial resources for residents and developers. To the agencies and departments entrusted with its implementation, the housing element functions as a guidebook for alleviating housing problems and serves as a resource for those seeking housing opportunities and assistance. Consistency with State Planning Law The Highland Housing Element was prepared in conformance with state housing law (Government Code Sections ). This document provides residents of the community and local government officials with a greater understanding of the housing needs in Highland and guidance in matters relating to housing. State law requires that the City periodically review the Housing Element in order to evaluate: The appropriateness of the housing goals, objectives, and strategies in contributing to the attainment of the state housing goal; The effectiveness of the housing element in attainment of the community s housing goals and objectives; and The progress of the City in implementing the housing element. The City s of Highland s housing goals, policies, and programs are based on an analysis of existing and projected housing needs, an evaluation of potential constraints to housing, and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing for households of all income levels. An evaluation of the previous programs identifies progress and areas in need of improvement. City of Highland General Plan 8-1

4 HIGHLAND A Great Place to Live Public Participation The public participation plan for the Housing Element sought insight from the general public and representatives of the service provider, affordable housing, and market-rate housing industries. Two workshops were held to provide the public and decision-makers with a thorough explanation of the housing element update process, existing and projected needs, and opportunities to review and influence housing programs created to address those needs The City began this process by announcing the housing element update and outreach dates at regularly scheduled Planning Commission and City Council meetings on April 15 and May 13, City staff provided a brief overview of the update process and invited the public to attend a workshop. The intent of these actions was to provide the public with a basic understanding of the process prior to the actual workshop and increase awareness of the event. The first public workshop, held at City Hall on May 15 th, was designed to inform the public of the City s housing needs and solicit input to help shape housing goals, policies, and programs. The workshop was advertised through large public hearing notices posted in two local newspapers, the Highland Community News and the San Bernardino County Sun. These local newspapers are distributed throughout restaurants, public spaces, grocery stores, and city buildings in east and central Highland, which is generally considered to serve lower income households than the east side of the community. However, these low and often no-cost publications can reach families and seniors of all income levels through subscriptions, newspaper stands, and for free online. Notices were posted on the City s website, at the police station, YMCA, Highland Senior Center, library, and the Environmental Learning Center 10 days in advance. These areas were targeted to attract a range of residents from across the community and from various income levels. Key stakeholders in public agencies, service organizations, and affordable and market-rate housing development were invited by mail. City staff presented a summary of the Housing Element update process, existing projected housing needs, and land resources available for new housing. Agency staff provided an overview of resources expended on constructing and rehabilitating housing. The second public workshop, held at City Hall on August 12 th, as a joint study session of the City Council and Planning Commission, was designed to engage decision-makers in the programming process. This workshop was also advertised through local newspapers, the City s website, police station, and Environmental Learning Center. City staff provided a thorough overview of the housing element update process, accomplishments to date, existing and projected housing needs, and 8-2 September 2009 City of Highland General Plan

5 8. HOUSING ELEMENT proposed goals, policies, and programs. The City Council and Planning Commission reviewed the programs in the context of the City s current and projected needs, as well as the City s General Plan vision. The workshops provided the City with several new directions. Public input identified a need for transitional housing, to which the City responded to through a program establishing a committee to create a formal emergency shelter and transitional housing plan. Decision-makers also emphasized the City s existing need for housing rehabilitation and homeownership assistance and the need to continue and augment current policies and programs. General Plan Consistency Section of the Government Code states that the general plan shall comprise an integrated, internally consistent set of policies. The structure of this element is built on the same foundation upon which all other elements of the plan were formed. In addition, the Housing Element goals complement those found in the other elements of the General Plan. Cohesive housing policies that are appropriate to Highland were designed through this coordination. The City of Highland will maintain consistency as future General Plan amendments are processed by evaluating proposed amendments for consistency with all elements of the General Plan. Per Government Code 65400, the General Plan requires an annual review and report to examine amendments and implementation status. In line with the other General Plan elements, the goals of the Housing Element are to: Meet existing housing needs; Plan for future growth; Protect and enhance Highland s neighborhoods; and Provide new housing opportunities. Regional Housing Needs Assessment California s housing element law requires that each city and county develop local housing programs designed to meet its existing housing needs for all income groups in their community and share of the region s need for housing through the 2006 to 2014 planning period. Given the shortage of housing statewide and the fundamental importance of housing to quality of life, all communities are required to affirmatively address the existing and future housing needs in their community. City of Highland General Plan 8-3

6 HIGHLAND A Great Place to Live The City of Highland s existing need includes many different needs. Some of the more important housing-related needs include: 1) to provide affordable housing for its residents; 2) to recognize and address the special needs of certain residents; 3) to rehabilitate housing and improve neighborhoods; and 4) to strengthen the local economy and contribute to economic development goals; and 5) to support other general plans efforts to improve and maintain the quality of life. California law also requires cities to meet its future housing needs of those who might reasonably be expected to reside in Highland due to population, households, and employment growth. Every five years, the Southern California Association of Governments (SCAG) makes growth projections and the need for housing throughout the region. SCAG then develops projections of housing need for every city in the region, and these projections include housing affordable at all income levels. This share of the housing need is referred to as the Regional Housing Needs Assessment (RHNA). The City of Highland s share of the region s housing need for the January 1, 2006, through June 30, 2014 planning period is 2,156 units divided into four income categories: 502 very low, 355 low, 409 moderate, and 890 above moderate income units, as shown in Table 8.1. Cities are not required to build the housing units. However, state law does require cities to plan to accommodate this growth forecasted for Cities plan for this growth by setting aside land at a variety of densities and instituting programs to facilitate new housing. Table 8.1: Highland RHNA Income Category RHNA Percentage of Households Very Low (50% or below of median) % Low (51 80% of median) % Moderate (81 120% of median) % Above Moderate (120% of median) % Total 2, % Source: SCAG September 2009 City of Highland General Plan

7 8. HOUSING ELEMENT Housing Element Organization Section of the Government Code requires that the housing element include several components covering an evaluation of existing programs, housing trends, housing needs and constraints, and the creation of housing programs to respond to those needs and reduce those constraints. This Housing Element is organized into two sections: Housing Plan This Element contains essentially the Housing Plan portion of the Housing Element. To that end, it contains the following three sections Introduction a summary of the statutory and planning context, including public outreach and results. Evaluation of the Previous Housing Program an assessment of the previous housing element s effectiveness. Housing Strategy the City s housing goals, policies, and programs to address its housing needs. Housing Technical Report The Technical Report is an essential companion to the Housing Plan and contains the information necessary to understand the City s housing needs, its constraints and opportunities. Specifically, it contains: Demographic Profile a summary of Highland s population, housing, and employment trends. Housing Characteristics a snapshot of the current housing stock, including its affordability. Future Housing Needs an analysis of future housing needs of the population. Land Resources a description of vacant and underutilized land resources available for future housing development Constraints and Resources an analysis of constraints and resources for future housing development. City of Highland General Plan 8-5

8 HIGHLAND A Great Place to Live EVALUATION OF HOUSING ELEMENT The City of Highland began work on its first housing element after the City s incorporation in When the City adopted its first General Plan and Housing Element in 1993, only two years remained in the planning period. A Housing Element Implementation Plan was adopted in This plan included more aggressive goals for the production of affordable units and established the roots of several revitalization programs that continue today. The City s planning period Housing Element was certified by HCD on February 1, The late 1990s and early 2000s were a time of rapid change in Highland. After the closure of Norton Air Force Base on the City s southern border in 1994 the City faced declining residential neighborhoods on its south and west sides, while vacant land on the east side was rapidly developed for single-family residential neighborhoods affordable to moderate and above moderate income families. The City also experienced an influx of residents seeking the relatively affordable, quality housing in Highland. The Housing Element included a program to rezone three sites to allow higher density housing to meet the RHNA objectives. It was estimated that the rezoning could generate 495 new low and moderate income units. This was to be completed by However, in 2003 the City initiated its first comprehensive General Plan and Development Code Update which was adopted in The City s 2006 General Plan Update established new residential districts and policy areas not available at the time the previous Housing Element was certified, thus altering the resources available for new housing. During the General Plan update process the City focused its housing resources on rehabilitating the existing housing stock based on the existing needs of the community, improving more than 300 single-family homes in the areas most affected by Norton s closure. Rehabilitation was also more appropriate during the overhaul of the General Plan considering that significant land uses changes were proposed. The City also placed affordability covenants on 17 new single-family homes. A new construction project assisted by the City, Jeffrey Court Senior Apartments, was completed during the planning period. This project provided 184 affordable units. A detailed evaluation of the City s programs for the planning period is provided in Table 8.2. A summary of new construction and rehabilitation accomplishments is provided in Table September 2009 City of Highland General Plan

9 8. HOUSING ELEMENT Table 8.2: Program Evaluation Program/Action Progress Goal 1: A supply of housing suitable to meet the diverse needs of present and future residents to support a healthy economic development in the City. Objective 1.1: Development of an adequate supply of housing to meet the existing and future housing needs in Highland Review the Housing Element concurrent with the budget process to identify any significant changes, such as market conditions and population changes, which may affect the provision of affordable housing in the City, update existing data, and examine effectiveness and progress of the housing programs. This review will be submitted to the State Department of Housing and Community Development (HCD). The City s Annual Budgets for , , and were adopted by the City Council on June 24, 2003, June 28, 2005, and June 12, 2007, respectively. Housing and Neighborhood Revitalization Programs were considered during the budgeting process. In compliance with state law, the City s Redevelopment Agency (Agency) and Finance staff submits an Annual Report summarizing activities completed to HCD. Ongoing Agency compliance is monitored by HCD. A market study, prepared by economic consultant John Husing, provided the City with updated market condition information, area population estimates, economic trends, and other relevant data. It was completed on October 28, 2003, and also used for the City s 2006 General Plan Update Conduct an annual citywide survey to assess and document results in a brochure to distribute to local social service agencies on the availability of rental housing, new housing available to families with children, and mobile home rental space availability As part of the Housing Element an inventory of sites suitable for future residential development was compiled. While the City cannot anticipate at this time where developer interest for housing may occur, the City will encourage the development of these housing sites at both affordable and market rates as funds become available in the following manner: Write-downs of land costs, Subsidized off-site improvements, Subsidy of City development fees, Flexibility in the development standards, e.g. setback and height requirements, parking, etc., and New senior housing In order to provide additional housing the City will encourage the development of second units on deep residential lots found in the older section of the City. Second units may be attached or detached in accordance with HMC Section Second Units Ordinance. In November 2003 the City created a new website, which is periodically updated to include information describing rental housing opportunities. The City s website continues to be a current source of information for the community. In December 2000 the Agency purchased 2 acres of Planned Development (PD) land on the east side of Central Avenue. The Agency s intention was to expand an existing 3-acre senior apartment complex (Jeffrey Court) on the north side of the property. A key property between this parcel and Jeffrey Court is privately owned, inhibiting expanse during the planning period. In 2004 the Agency entered into a DDA with Gardner Development to hold 14 single-family units at an affordable price and sell them only to qualified low and moderate income families. The Agency subsidized down payments. In 2005 a density bonus was approved for a 10-unit senior housing complex on Base Line Street. An Affordable Housing Agreement was adopted by City Council. Unfortunately, the developer opted to sell the property and not develop the project. On July 8, 2003, pursuant to Assembly Bill 1866, the City adopted a zoning ordinance amending the Land Use and Development Code regulations pertaining to second units. Additionally, the scope of existing regulations was broadened to allow second dwelling units Citywide rather than just to the areas west of State Route 210. City of Highland General Plan 8-7

10 HIGHLAND A Great Place to Live Table 8.2: Program Evaluation Program/Action Progress Where feasible, encourage large scale commercial/office developments to provide a residential component as part of an overall mixed use concept. The City is currently working with a developer at Base Line Street and State Route 210 to construct approximately 70 units as parts of a mixed use development, and Mission Development in the Golden Triangle Policy Area along Greenspot Road as part of a Specific Plan, which includes up to 800 dwelling units (550 of which will be apartments) and 800,000 square feet of retail space Continue to offer the City s brochure that summarizes zoning and development requirements, developments fees, and permit procedures in the front lobby and online. This is done on an ongoing basis as people come to the public information counter or request information over the phone. The Building and Safety Division has created the Home Construction Pamphlet, which provides step by step instruction and information on City codes and ordinances, permits, applications, plan checking and building permits. In 2004 color-coded Zoning Development Standards Brochures were designed and placed in the City Hall lobby for public access. The colors of the brochures match the respective Zoning Map colors. Early in 2006, the City posted its Zoning Map and Municipal Code on its web page for greater public access Continue to provide timely review of discretionary and nondiscretionary residential development requests, with fees only to cover the actual direct and overhead costs incurred by the City. The City s Come Home to Highland program, adopted by the City Council in January 1998, is guided by the following action plan: Fees to process development entitlements for a housing project are a deposit and an accounting of staff s time is provided to the applicant within 30 days of the project s conclusion. Fixed fees for plan checking and inspection services, excluding review of special studies and legal descriptions, shall be established for projects requiring permits, street work, and site work after entitlements have been approved and appropriate permits have been issued. Once the application package for an entitlement to development is complete, the City ensures that the application is brought before the appropriate public body within 90 calendar days of submittal, exclusive of environmental document preparation of public challenge. Plan checking of projects by the Community Development and Public Works Departments shall be limited to 30 working days (City time). Annual updates to the Come Home to Highland Program are presented to the City Council and Chamber of Commerce Allow mobile homes on private lots consistent with the requirements of Senate Bill Pursuant to the Highland Municipal Code (HMC) Section , mobile homes on private lots are permitted within the single Family Zoning district (R1) and the Two Family Zoning District (R2). Since the City has met/achieved this Action, it will not be carried forward to the next planning period. 8-8 September 2009 City of Highland General Plan

11 8. HOUSING ELEMENT Table 8.2: Program Evaluation Program/Action Progress Continue to refer residents to the Inland Fair- Housing Mediation Board (IFHMB) to resolve tenant/landlord disputes. The City meets with IFHMB regularly and frequently recommends their services to the public Continue attempts to form a property owners association for rental units in west Highland to encourage upgrading the area, and facilitate discussions between land owners and tenants Encourage the use of innovative site development and allow the use of construction materials and techniques that reduce the cost of site preparation and construction Increase staffing in the Redevelopment Department to increase production and efficiency of the City s housing programs Provide consultation to aide private developers in expanding housing opportunities by encouraging pre-application conferences to inform them of City requirements, ordinances, fees, and programs to produce affordable housing Conduct an inventory of City-owned properties and examine their residential development/redevelopment potential. The objective is to use City ownership as a potential inducement for development of more affordable housing. In 2000 the City initiated the Residential Rental Enhancement Program. The program provides for an annual inspection of the exterior of all rental properties in the City and an opportunity for City staff to assist residential property owners with property improvements through redevelopment assistance. Redevelopment assistance program brochures are also posted in the City Hall lobby and on the City s website. Since City has met/achieved this Action, it will not be carried forward to the next planning period. The City implements a Planned Development (PD) zoning provision, which may be applied to any zone in the City. The purpose of the PD designation is to allow flexibility in design and development standards to facilitate efficient use of the land and higher quality design than what could be achieved through the application of conventional development standards. Highland is one of the few cities in the county to combine fire sprinklers and domestic water piping as a multi-pipe system, which reduces the need for an expensive and elaborate fire suppression system. The City has a permanent Economic Development Specialist on staff within the Community Development Department. Two Housing Technician positions were created and staffed to assist with implementing housing programs. The City provides preapplication conferences to developers free of charge. In accordance with Land Use and Development Code Section , all new development applications are evaluated during preapplication conferences (held every Thursday). This process has saved developers an enormous amount of time and money because issues are addressed prior to the application submittal. The City purchased 4 PD acres on the south side of Hibiscus Street, east of Central Avenue. A tentative tract map for 13 residential lots is currently being processed and will be approved late in The Agency is exploring all of its options in terms of its obligations for addressing affordable housing on this property. In December 2000, the Agency purchased 2 acres of PD land on the east side of Central Avenue. This site may be used to expand an existing 3-acre senior apartment complex (Jeffery Court) on the north side of the property. The site could accommodate an additional 90 affordable housing units. Since the inventory was created this action will not be carried forward to the next planning period. City of Highland General Plan 8-9

12 HIGHLAND A Great Place to Live Table 8.2: Program Evaluation Program/Action Progress Assess privately owned vacant parcels that according to lot size, infrastructure availability, and surrounding land uses. On August 19, 2006, planning staff prepared a report to the Planning Commission that examined alternative sites for affordable housing. Areas expected to accommodate affordable housing include the Town Center, Golden Triangle Policy Area, and Base Line Corridor. This Action will be modified to reflect current inventory of sites for affordable housing Encourage the use of factory-built housing and factory-built components in new housing, as approved by the State Department of Housing and Community Development Division of Codes and Standards, by providing information regarding the cost/benefit and feasibility of factory-built housing Initiate an outreach campaign to solicit participation of affordable and senior housing projects; maintain a roster of interested firms Coordinate with San Bernardino County to review efforts to provide very low, low, and moderate income housing opportunities in the City In order to ensure quality, well-planned residential growth while meeting the City's regional housing responsibilities, review and analyze proposed residential projects, general plan amendments, and changes of zone for the short- and long-term effects on regional housing needs. The review shall consider the balance between the proposed development and available infrastructure, the mix of housing available in the City, environmental resources and hazards, and aesthetic considerations Continue no-interest rate loans for housing conservation and rehabilitation to low and moderate income owner-occupants. The City s Development Code permits factory-built housing. However, no additional information about cost/benefit and feasibility of factory-built housing has been provided to date. The City keeps an active list of affordable and senior housing advocates and developers in California. In the past the City has worked with the Southern California Housing Development Corporation, Laguna Landmark, Gardner Development and Construction, and North American Residential Communities on affordable and senior housing projects. The county Department of Economic and Community Development provides more than 10 housing rehabilitation, rental, and purchase programs. Information regarding county programs is available on the City s website and in brochures at City Hall. This is done on an ongoing basis as part of the planning staff s development review process. Prior to the approval of any development that is subject to a public hearing, findings of consistency with the General Plan must be adopted. The City completed its first comprehensive General Plan Update in March As a result of extensive research and public participation new areas for housing opportunities were created. The City currently offers a $25,000 no-interest forgivable rehabilitation loan in a designated target area, and the County of San Bernardino offers a low-interest loan available Citywide at a straight 3 percent. The City attempted to create a low-interest loan program Citywide in 2005 that would provide a maximum loan of $10,000 per home. However, prevailing wage mandates made the program financially undesirable. The City s consultant, staff, and Council continue to explore other options September 2009 City of Highland General Plan

13 8. HOUSING ELEMENT Table 8.2: Program Evaluation Program/Action Progress Investigate whether there are any underserved income groups in the community that are good candidates for new and rehabilitation loans through the Home Mortgage Disclosure Act (HMDA). City staff has developed a marketing plan for County Housing Assistance Programs to more effectively communicate programs available for senior home repair loans and grants. Staff prepared an article for the City s Newsletter to be delivered to all properties in Highland in early April, The article listed the various programs of the county and contact information. Some of the information was included in the Citywide newsletter, which was mailed to all City residents in 2003, 2004, 2005, 2006, and Evaluate land development processing procedures to ensure that project review is accomplished in coordination with General Plan policies and procedures, and ensure protection of the public health, safety, and welfare Evaluate development impact fees annually to ensure that such fees are the minimum necessary to cover actual costs, implement the General Plan, and to ensure protection of the public health, safety, and welfare Increase the efficiency of the customer service program Within RDA Project area require 5 percent of new residential housing units be set aside for very-low income and 10 percent be set aside for low income residents Provide first time home buyer loans through the Riverside-San Bernardino Housing & Finance Agency Joint Power Authority (JPA) Apply to become a subordinate locality with the California Housing Finance Agency (CalHFA), which would allow the layering of first and second mortgages with below market interest rates. This is an inherent part of the development review process within the City. All new construction must comply with the standards contained within the Land Use and Development Code, which are consistent with the City s General Plan. Further, as part of the planning staff s development review process and prior to the approval of any development action, findings of consistency with the General Plan are required, as well as a finding that the project will not have an adverse affect on public health, safety, and welfare. In April 2003 and 2007, Revenue and Cost Specialists studied all City fees and determined a fair, fully burdened hourly rate for each staff person, according to their duties and subsequent fees charged. New development impact fees took effect on December 23, To ease the burden on projects currently in the development review process, new impact fees will be phased in over a 12-month period. Revision of development impact fees will now be evaluated annually per City Council policy under the Come Home to Highland program. See the description of the City s Come Home to Highland program in 1.1.7, adopted by the City Council in January of 1998, which continues to be implemented. Since City has met/achieved this Action, it will not be carried forward to the next planning period. This goal has been implemented for Tract (Gardner Development old Base Line Drive-In site) constructed in the Redevelopment Project Area. Other new tracts in the project area have paid an in-lieu fee collected by the City/Agency to provide affordable units in the future. The program was active from 2001 through All JPA funds have been expended or encumbered. This action will be modified to include other potential county programs. No activity. Pursue in the planning period. City of Highland General Plan

14 HIGHLAND A Great Place to Live Table 8.2: Program Evaluation Program/Action Progress Promote all County of San Bernardino s homeownership and rehabilitation programs The City currently promotes county homeownership and rehabilitation programs through Citywide newsletters, brochures, and website Promote the County of San Bernardino s Teacher First Time Homebuyer Program that provides 7.25% mortgage rates and $7,500 down payment assistance to credentialed teachers who work at low-performing schools Rezone 21 acres of BP zoning to R2 zoning (Victoria & Sixth Street); rezone 19 acres of PC zoning to R3 zoning (Sterling & Ninth Street); and rezone 18 acres of PC/R1 zoning to R3 zoning (Base Line Theater site). The county s Teacher s Homebuyer Program has been canceled. This action will not be carried forward to the next planning period. A General Plan Amendment changed the Land Use Designation for the Base Line Theater site from Planned Commercial (PC) to Low Density Residential. In addition, a tract map was approved for a residential development of 87 single-family lots with a minimum size of 5,000 square feet. As partial compensation for this loss, a condition of approval was attached to the map, stating, Prior to the recordation of the Final Map, the Developer shall enter into an Affordability Program with the Redevelopment Agency Board to ensure a minimum of 15 percent of the units are affordable to very low, low and moderate income residents. Since 87 units were developed, 14 units are required to be set aside as affordable units. To compensate for the partial loss, the Planning Commission considered other sites within the community as a replacement for the loss of this site. As stated previously, on August 19, 2003, planning staff presented a report for discussion, which presented a preliminary analysis of several alternative sites for affordable housing. The Commission recommended that staff do more in-depth analysis on each of these sites for further discussion. Also, as stated previously, the City commenced its first comprehensive General Plan Update, which resulted in the creation of new residential land use districts and policy areas to facilitate and encourage a range of residential development types, including affordable units. This action is no longer relevant and will not be carried forward. Goal 2: Adequate housing opportunities for all economic segments of the community, regardless of age, race, ethnic background, national origin, religion, family size, marital status, physical conditions or any other arbitrary factors. Objective 2.1: Facilitate the provision of housing for the elderly, handicapped, and homeless Encourage development of housing (owneroccupied and rental) for the elderly and handicapped through the use of density bonuses, subsidies, tax exempt bonds, and expedited processing, combined with Federal and State housing subsidies. A 2-acre PD site on the east side of Central Avenue was purchased in December This site may be used to expand an existing 3- acre senior apartment complex (Jeffery Court) on the north side of the property. If successful a project could create additional senior housing units. In 2005, a density bonus was approved for a 10-unit senior housing complex on Base Line Street. An Affordable Housing Agreement was adopted by City Council. In 2006, the development opted to sell the property September 2009 City of Highland General Plan

15 8. HOUSING ELEMENT Table 8.2: Program Evaluation Program/Action Progress Compile a list of emergency shelter grants for the homeless from HUD and other agencies to assist nonprofit and other parties interested in providing homeless shelters and services to the residents of Highland. No activity. A program to address emergency shelters and transitional housing and a list of homeless resources in Highland and surrounding areas will be provided in the Housing Element Contact Shelter For The Homeless to discuss feasibility of building or rehabilitating housing units for low and very low income residents Continue to coordinate with the San Bernardino County Housing Authority and nearby cities to maintain a continuous emergency shelter program Construct an addition to Jeffrey Court Senior Apartments, approximately 93 units. No activity. Emergency and transitional housing will be addressed in the Housing Element. The City refers lower income households to the Housing Authority. Sites and zones for emergency and transitional housing will be addressed in the Housing Element. The City is in the process of pursuing this action. Objective 2.2: Prevent housing discrimination in Highland Maintain a referral service for residents who require legal assistance on housing issues, such as lease review and discrimination claims. As of July 2003, the City provided partial funding for Legal Aid of San Bernardino to assist residents with housing and other legal issues (FY 2004/2005). The City has established a relationship with Inland Fair Housing and Mediation Board (a nonprofit housing advocacy group) which provides legal assistance for low income housing. The City refers housing and discrimination issues to this group and to Legal Aid of San Bernardino Conduct workshops for Community Development staff, which provide training to answer calls and assist residents concerned with fair housing issues Conduct occupancy inspections for Code requirements in conjunction with the Rental Inspection Program and upon request, to housing units or apartment structures when sold Coordinate annual windshield surveys to identify areas with substandard housing. All Agency and planning staff have been trained on appropriate referral methods for housing issues. Since City has met/achieved this Action, it will not be carried forward to the next planning period. Code compliance and planning staff conduct monthly surveys of rental properties. Property owners are given a list of corrections and a deadline for compliance, and may be referred to appropriate programs and resources. In 2000, the City initiated the Residential Rental Enhancement Program. The purpose of the program provides for an annual inspection of the exterior of all rental properties in the City. The program also provides an opportunity for the City staff to assist residential property owners with property improvements through redevelopment assistance. This program is codified in the City s Buildings and Construction Code Section Since City has met/achieved this Action, it will not be carried forward to the next planning period. The Agency and planning staff completed the first Citywide survey in January, 2006, which identified substandard housing units. This map has been fundamental in allocating funds to substandard neighborhoods. The Code Compliance Division conducts surveys on a regular basis and confers with the Planning Department, Engineering Department, Police Department, Animal Control, utility providers, and other agencies. City of Highland General Plan

16 HIGHLAND A Great Place to Live Table 8.2: Program Evaluation Program/Action Progress Explore means to continue housing affordability controls at the housing developments identified in the Housing Element. These steps may include relocation assistance, if necessary, mortgage assistance of existing project owner, coordination with organizations interested in purchasing/managing the development, and City acquisition and resale with restrictions. There were no at-risk units during this reporting period. However, the City/RDA met to discuss the item extensively. Staff was directed to identify existing multifamily affordable units and explore methods of securing affordability covenants. In 2007 the City contacted multifamily property owners. Discussions with property owners are ongoing. Objective 2.3: Ensure that the existing supply of low and moderate cost housing within Highland does not diminish Regularly monitor the status of the City s low income units. Keep in contact with owners of Both the City and the county jointly monitor the Jeffery Court Senior Development, the only covenanted rental units in the City. these projects and the County regarding the status of low income housing units Establish contact with housing advocacy groups and public and non-profit agencies to identify any entities interested in purchasing or managing low income housing projects. See Action Continue to work with tenants of low income housing developments. Meet with tenants to resolve housing issues Prepare a condominium conversion ordinance, which would limit the conversion of rental apartments to condominiums or cooperatives when the multifamily vacancy rate falls below 4 percent. This will help protect the City s supply of attached rental housing, Require all successful condominium and mobile home conversion applicants to relocate displaced residents Based on the provisions of Government Code Section , require the submission of a report detailing the impacts of any proposed mobile home park conversion with the filing of any discretionary permit In accordance with Government Code Section (C) (Assembly Bill 438), the City will substantially rehabilitate 95 units of the Pinehurst Condominium project for lower income households. Affordability covenants for 30 years will be applied. City staff addresses issues directly or refers residents/tenants with housing issues to the appropriate agencies. Regular neighborhood watch meetings are held and conducted by the City s Community Service Officer. A condominium conversion ordinance is in place, Development Code Section , which has been prepared pursuant to the requirements of the Subdivision Map Act and California Government Code et. seq. Since City has met/achieved this Action, it will not be carried forward to the next planning period. Development Code Section D.2.b. requires the preparation of a Tenant Relocation Assistance Plan indicating the number of tenants interested in purchasing or relocating and detailed plans for assisting in the relocation of tenants. Development Code Section applies to the conversion of mobile home parks. Staff has worked extensively with the Southern California Housing Development Corporation, the County of San Bernardino, and various planning and redevelopment consultants to meet this goal. After months of negotiations, the project was found to be infeasible. The City has exhausted all options with regard to this project September 2009 City of Highland General Plan

17 8. HOUSING ELEMENT Table 8.2: Program Evaluation Program/Action Progress In accordance with Government Code Section (C) (Assembly Bill438), the City will substantially rehabilitate 130 units owned by HUD (single family units) for lower income households. Affordability covenants for 20 years will be applied. These homes were rehabilitated through the Neighborhood Initiative Program and sold to qualified families. Unfortunately, the County of San Bernardino, the property agent, did not require covenants. Also, HCD did not consider the City s Assembly Bill 438 Application during the Housing Element Certification. Since City has met/achieved this Action, it will not be carried forward to the next planning period. Goal 3: Preservation and Conservation of Existing housing stock and maintenance of property values and resident s quality of life. Objective 3.1: Maintain the quality and integrity of existing residential neighborhoods Adopt a neighborhood preservation program to ensure ongoing housing maintenance. The Neighborhood Enhancement Program (NEP) was initiated in December of The Neighborhood Enhancement Program s focus is to ensure a holistic, comprehensive approach to neighborhood problems. Targeted projects are identified by many sources, including individual complaints, business-owner complaints and the proactive work of law enforcement. The Crime-Free Multifamily Housing Program is part of the NEP program and allows apartment complex managers to be trained in methods to successfully manage their properties. The Highland Police Station s Community Oriented Policing identifies blighted homes. In 2003, 19 properties were addressed that were causing neighborhood blight or were the source of activities disturbing the peace. The homes on these properties were boarded up, the properties were cleaned up, and the offending activity ceased. The Neighborhood Pride Single-Family Rehabilitation Program offers a $25,000 single-family rehabilitation assistance program to those homeowners in the City s Historic District. Owner-occupied homes would be eligible to receive one-time financial assistance, to make needed upgrades and repairs to homes in the City s Historic District. Objective 3.2: Eliminate the existence of substandard housing in Highland within 10 years by promoting the rehabilitation of an average of 10 percent of the substandard housing units within Highland each year over the next 10 years Continue to enforce the City's Property Maintenance Ordinance HMC Section to set minimum standards for exterior property maintenance. The Ordinance shall apply equally in all parts of the City including residential, commercial, and industrial areas. There is an existing program in place to enforce the City's Property Maintenance Ordinance Continue a Program to inspect rental units to ensure a high level of maintenance among the rental units in the City. Under this Program, the City will inspect rental property every year. See Action City of Highland General Plan

18 HIGHLAND A Great Place to Live Table 8.2: Program Evaluation Program/Action Progress Work with the State Franchise Tax Board to enforce the provisions of California Revenue and Taxation Code Section and , which prohibit owners of substandard housing from claiming depreciation, amortization, mortgage interest, and property tax deductions on State income tax. No activity. Pursue in the Housing Element. Goal 4: The efficient use of energy resources through the incorporation of energy conservation systems into new and existing housing. Objective 4.1: Encourage the incorporation of energy conservation measures into new and existing housing Establish procedures and regulations for encouraging the incorporation of energy efficiency into any new or rehabilitated residential unit by utilizing the Uniform Building Code regulations. The Building and Safety Division does this on an ongoing basis through the plan check process. Housing staff provides referrals on an ongoing basis to participate in the Single-Family Rehabilitation Grant Program regarding Southern California Edison and Gas Company efficiency/rebate programs. The City recently adopted design guidelines for energy efficiency in the Community Design Element, adopted in Continue review of all residential, commercial, and industrial buildings for compliance with Title 24, State of California Energy Standards Coordinate with Southern California Edison to encourage participation in the Customer Assistance Program designed to help low income, senior citizens, permanently handicapped, and non-english speaking customers reduce their energy use. The Building and Safety Division does this on an ongoing basis through the plan check process. As part of the normal duties arranging loans for housing repair and rehabilitation, the planning and Agency staff hands out pamphlets provided by the Southern California Edison and describes the available rebates and incentives that are available to home owners including rebates, energy efficiency incentives, and energy efficiency income qualifying programs. Table 8.3: Accomplishments Housing Income Level RHNA Rehabilitation New Units Difference Very Low Low Moderate Above , Total 2, , Source: Community Development Division, September 2009 City of Highland General Plan

19 8. HOUSING ELEMENT HOUSING RESOURCES This section identifies the land available to address the RHNA. Also included are a discussion of financial resources and the role of the Redevelopment Agency in meeting Highland s housing needs. New Policy Areas and New Residential Districts The 2006 General Plan Update created several new policy areas and residential districts that are expected to provide new housing during the planning period described below. Golden Triangle Policy Area The Golden Triangle Policy Area is an approximately 165-acre area of vacant and agricultural lands in east Highland. The area has direct freeway access on its west side and a corridor provides access to the east side. The vision for this policy area, as described in the General Plan Land Use Element, is to create a walkable, mixed-use, and higher density neighborhood that facilitates social interaction. Development within this area is envisioned to provide compact development of employment, shopping, and housing opportunities. Note: The portion of the Golden Triangle Policy Area in the Greenspot Village and Marketplace Specific Plan is outlined in black. City of Highland General Plan

20 HIGHLAND A Great Place to Live Draft Greenspot Village and Marketplace Specific Plan The draft Greenspot Village and Marketplace Specific Plan is proposed for 104 acres of this 165-acre Policy Area. The project proposes employment, shopping, dining, entertainment, office, recreation, and housing opportunities. The goal is to create an inclusive, pedestrianoriented environment catering to the needs of residents with differing lifestyles. Pedestrian pathways, signage, and landscaping will provide a unifying element for the various planned neighborhoods and commercial areas. Courtyard homes consume less space than traditional large-lot development. The Greenspot Village and Marketplace Specific Plan will allow up to 819,600 square feet of retail, office, entertainment, and restaurant development, and 800 dwelling units, including 550 proposed apartment units. The draft Specific Plan permits assisted living, live/work, multifamily dwellings, residential accessory structures, senior housing, single-family dwellings, and townhomes by right in Planning Area 2 Residential Villages and Planning Area 3 Village Center. The Specific Plan is anticipated to be adopted in A summary of residential development potential is provided in Table 8.4. Townhomes can be clustered to create neighborhood gathering spaces. Table 8.4: Draft Greenspot Village and Marketplace Specific Plan Development Summary Expected Planning Area Acres Densities Units Highland Marketplace Residential Villages DU/AC 550 Village Center DU/AC 350 Total Source: Community Development Division, 2009 Note: Two scenarios are discussed in the draft Specific Plan; however, residential development potential is the same in both scenarios. Planning Area 1 Highland Marketplace: The 52-acre Highland Marketplace will allow a variety of retail, office, and service commercial uses including but not limited to major retail tenants, complementary specialty retail goods and services, restaurants, and professional offices. New apartment home projects may provide recreational amenities for residents and their guests. Planning Area 2 Residential Villages: The 29 acres of Residential Village land will permit residential development up to 30 units per acre. Allowed product types include single-family detached (traditional and alley-loaded), high density apartments, and townhomes. The maximum number of units anticipated is 550 units. Based on draft site plans September 2009 City of Highland General Plan

21 8. HOUSING ELEMENT submitted to the City for consideration as part of the Specific Plan review, the minimum density range is from the low to mid 20s. Planning Area 3 Village Center: The 23-acre Village Center will be a mixed-use area and may feature a variety of retail, hospitality, government, and commercial service uses. Residential uses at 40 dwelling units per acre can be achieved in the form of live-work, residential above commercial, or in freestanding apartment buildings. Innovative housing options, integration with commercial and office uses, and pedestrian oriented design are encouraged. Given the mixed-use nature of this planning area, it is difficult to estimate the minimum density. However, the Village Center is certainly the best opportunity in the region for a truly integrated residential/retail/office project up to five stories in height. Facilitating Affordable Housing: The following incentives are available to facilitate a wide range in prices and rents for housing. These include the following: Redevelopment. The draft Specific Plan is in the City s Redevelopment Project Area which affords incentives for developers for inclusionary housing units in accordance with redevelopment law. Additional incentives include Agency assistance with on- and off-site improvements. Densities. The draft Specific Plan proposes housing at 30 and 40 units per acre, higher than any other development in the City. Higher density permitted uses within the Greenspot Village and Marketplace Specific Plan include row houses, condominiums, live/work units, apartments, and townhomes. Permitting. The draft Specific Plan is in the Planned Development zone; a designation that encourages the development of unique uses and standards. Once adopted the Specific Plan will provide the zoning for this area. The draft Specific Plan facilitates potentially affordable housing by proposing 550 apartments and permitting mixed use and higher density residential uses by right-of-zone, where similar uses at lower densities elsewhere in the City require a conditional use permit to evaluate compatibility. Inclusionary Fee. To further the construction of affordable housing the City s Inclusionary Housing Ordinance (Ord. No. 306) encourages developers to provide on-site affordable housing units, but also provides the option of paying an in lieu fee of $3,750 per unit. Monies collected in the City s inclusionary housing fund are spent on rehabilitating and constructing lower and moderate income housing units. City of Highland General Plan

22 HIGHLAND A Great Place to Live Table 8.5 highlights some of the innovative housing products permitted by right in the draft Greenspot Village and Marketplace Specific Plan. Table 8.5: Greenspot Village and Marketplace Specific Plan Proposed Residential Types Detached Alley-Loaded Row Townhome Alley-Loaded Green Court Townhome Multifamily No Site Plan Available Development Standards Front setback: 10 min. Side setback: 3 min. Height: 3 stories/40 max. Development Standards Front setback: 10 min. Building to building: 30 min. Height: 3 stories/40 max. Development Standards Front setback: 75 min. Side setback: 20 min. Height: 3 stories/40 max. Source: Draft Greenspot Village and Marketplace Specific Plan December 2008 Note: A selected range of innovative permitted housing products is shown above. Other similar single- and higher density multifamily products are also permitted by right in the Specific Plan area. Site plans for proposed multifamily apartments were unavailable September 2009 City of Highland General Plan

23 8. HOUSING ELEMENT Mixed-Use Town Center Policy Area The Town Center Policy Area includes 66 acres of land between Interstate 210 and City Hall along Base Line Street. The purpose of the Town Center Policy Area is to provide a concentrated and dynamic node designed for safe and convenient pedestrian access and connectivity. This area will be the vibrant heart of the City of Highland, as discussed in the Community Design and Land Use elements of the General Plan. The Town Center Policy Area is not envisioned as a traditional downtown, largely because Base Line Street is so wide that it creates a barrier between opposite sides of the street. However, there is an emerging mixture of activities in this part of Highland, including retail businesses and offices, traveler-serving uses, places to eat, civic uses, and attached or multifamily housing. Town Center Concept The City of Highland is working the San Bernardino Association of Governments on a growth envisioning process known as the COMPASS Blueprint. Through this process, cities are encouraged to start planning for sustainable future growth oriented around mixed uses and transit. Future transportation under consideration for San Bernardino County includes the extension of the Metropolitan Transportation Authority Gold Line and sbx bus rapid transit. The sbx will combine the quality of rail transit and the flexibility of buses. The Town Center Policy Area will be served by sbx bus rapid transit along Base Line Street in the future. The COMPASS team drafted a Town Center concept for approximately 17 acres of vacant land along Base Line Street between Palm Avenue and Interstate 210. The COMPASS team presented two alternative concepts to the Planning Commission and Design Review Board on July 17, Concepts for the Town Center include two- and three-story mixed-use buildings as focal points with wide landscaped sidewalks, a public gathering space with an interactive fountain for children, public seating areas, decorative planters, bicycle racks, and other pedestrian amenities. The ground level would host restaurants with outdoor seating, and office and residential would be located on higher floors. Overall, the Commission and Board were in favor of a transit-oriented development concept. Based on their comments, an overall land use and site concept was developed for the Town Center. The primary zoning district, Mixed Use, permits single-family attached and multifamily apartment buildings through a Staff Review. Mixed use structures are conditionally permitted. For the early phases the Town Center could be developed with a mix of uses and surface parking. Later when sbx bus rapid transit is available, City of Highland General Plan

24 HIGHLAND A Great Place to Live the intensity of development would increase up to 500,000 square feet of space for retail, office, and residential development. The estimated overall floor area ratio for the studied section is 0.69 and the density of the residential parcel is 33 units per acre. The City s General Plan may need to be amended in the future to reflect this density. Note: Town Center Policy Area sites with future affordable housing development potential, as identified in the Vacant Land/Projects in Progress section of the Housing Element, are outlined in black. Housing Incentives The following incentives are also available to encourage the production of a wide range of housing types housing affordable to all income levels. Redevelopment. The Town Center is in the City s Redevelopment Project Area which affords incentives for developers for inclusionary housing units in accordance with redevelopment law. Additional incentives include Agency assistance with on- and off-site improvements. Transit-Oriented. The Plan considers housing at 33 units per acre, higher than most areas in the City. Higher density products envisioned includes condominiums, live/work, apartments, senior housing, and townhomes. The Town Center is also located near future transit, an additional incentive for developers. Inclusionary Fee. The City s Inclusionary Housing Ordinance (Ord. No. 306) encourages developers to provide on-site affordable housing units, but also provides the option of paying September 2009 City of Highland General Plan