Brian Augusta & Associates th Street Sacramento, California

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1 Item 12C Brian Augusta & Associates th Street Sacramento, California To: Commissioners, Santa Monica Rent Control Board Tracy Condon, Administrator Stephen Lewis, General Counsel From: Brian Augusta & Michael Moynagh Date: May 2, 2018 Re: State Legislative Report for May 10 Board Meeting As we approach the mid-way point in the legislative session, a number of landlord-tenant, rent control, and affordable housing funding measures remain front and center. Friday, June 1 is the deadline for all bills to pass their house of origin. Any that fail to do so are dead; they would need to be re-introduced next year. As of this writing, all of the bills listed below, except as noted, are still technically active. Rent control bills In January we reported that three rent control bills were still alive but had upcoming deadlines. None have survived. We reported on the hearing on AB 1506 (Bloom) at the January Board meeting. That bill would have repealed the Costa-Hawkins Act. The other now-dead bills are AB 982, also by Bloom, to give all tenants a one-year notice of an Ellis Act eviction, and AB 423 (Bonta), to add Oakland to the list of cities in which residential hotels (SROs) are exempt from the Ellis Act. Proponents of the initiative to repeal the Costa-Hawkins Act submitted their signatures to the Secretary of State and are now awaiting verification. If verified, it will appear on the November ballot. Two new rent control bills were introduced this year. AB 1796 (Muratsuchi) would generally require landlords of rent-controlled properties to allow a tenant to have an electric vehicle charging station installed at the property at the tenant s expense. AB 2364 (Bloom) would make a number of changes to the Ellis Act. As both of those bills are on the agenda for possible Board resolutions, please see the General Counsel s memo for full descriptions. SB 827 (Wiener) was not a rent control bill per se. It would have allowed unlimited density (subject to high limitations) on residentially zoned parcels near public transit, with certain exceptions. 1

2 Amendments were inserted to preclude using the bill s approval process if the property had contained rent-controlled units, or a building had been emptied under the Ellis Act. The bill failed in committee and is essentially dead for the year. Landlord-tenant bills Four landlord-tenant bills are on the agenda for possible Board resolutions: AB 2219 (Ting) would require landlords to accept rent payments by third parties. AB 2343 (Chiu) would extend the time to pay rent after a notice of nonpayment, extend the time to correct lease violations, extend the time to respond to a summons in an unlawful detainer action, and make other procedural changes in unlawful detainers. AB 2833 (Santiago) would increase the renters tax credit and restore its refundability. AB 2925 (Bonta) would require landlords to state a reason for an eviction and provide a framework for local governments to establish just cause eviction ordinances (it would not alter Santa Monica s provisions). Please see the General Counsel s memo for fuller discussions of these bills. Other landlord tenant bills of note: AB 1919 (Wood) would prohibit no cause evictions in areas affected by a federal, state, or locallydeclared disaster. The bill is in response to the fires in the Santa Rosa area. AB 2413 (Chiu) alters and enhances tenant and eviction protections for domestic violence survivors. AB 2930 (Santiago) extends provisions allowing the cities of Los Angeles, Long Beach, and several others to directly evict tenants for certain weapons and drug offenses, without a criminal conviction, to Some civil liberties and tenant groups opposed the original version of the bills creating this authority more than a decade ago, while other tenant groups supported them in an effort to make their neighborhoods safer. The bill contains several safeguards that allow a tenant facing eviction a right to be heard, and no group opposes this bill. AB 2618 (Bonta) would establish certification, training, and continuation education requirements for property managers or self-managing landlords renting 2 or more units. AB 2708 (Reyes) specifies that if a minor negotiates a lease (or any other transaction) for a person who speaks specified languages, the business or landlord shall provide a written copy in that language. AB 3212 (Irwin) allows a tenant called up to active military service to terminate a tenancy on short 2

3 notice without further rent obligation and stays eviction proceedings in specified circumstances. AB 1922 (Fong), SB 1182 (Glazer), and SB 1212 (Anderson) all essentially double the renters tax credit. None make it refundable, unlike AB 2833, which is under consideration for a resolution of support by the Board. Codes and standards The provisions of these bills would apply to all housing units, both rental and owner-occupied. AB 2074 (Bonta) allows persons injured by lead paint to sue paint manufacturers even though the particular product used at the property cannot be identified. AB 2995 (Carrillo) provides that the statute of limitations for lead-based paint injuries starts to run when the injured party has actual knowledge of the presence of lead in the paint, and that a general notice that residences built before 1978 might contain lead paint does not constitute such actual knowledge. AB 2803 (Limón) defines bioavailable lead-based paint as a hazardous substance and that a residential property owner with contaminated lead-based paint is not a responsible party under the Carpenter-Presley-Tanner Hazardous Substance Account Act. AB 3009 (Quirk) creates a grant program for cities and counties to abate lead paint, with funding via a $1 per gallon fee on all paint sold at retail in the state. AB 2073 (Chiu) makes a property owner participating in a program to abate lead-based paint created as a result of a judgment or settlement immune from liability for inspection, abatement, or any other costs associated with that abatement program. AB 1857 (Nazarian) requires the Building Standards Commission to convene a working group to develop standards so that buildings will more likely withstand an earthquake with minimal damage and remain habitable immediately after the quake. AB 2681 (Nazarian) requires local building departments and the state Office of Emergency Services to develop a registry of buildings at heightened risk of damage in an earthquake, but the bill does not go into effect until OES identifies a funding source. Other housing bills of note AB 1771 (Bloom) makes numerous reforms to the RHNA process, including to objectives, factors, public comment, and HCD review. AB 2797 (Bloom) provides that the granting of a density bonus cannot be the basis for finding that a project violates the visual preservation provisions in the Coastal Act, superceding a recent court decision. 3

4 SB 912 (Beall) appropriates $2B for housing, with $1B for construction, rehab, and preservation of permanent and transitional rental housing for very-low-income households, and $1B for various state and local homelessness programs. SB 1333 (Wieckowski) applies the state Planning & Zoning Law to charter cities. All other active housing bills Below are capsule descriptions of all the officially active housing bills in Sacramento. Those marked with an asterisk are described above; those with 2 asterisks are on the agenda for possible Board resolutions. Codes and standards AB 565 (Bloom) makes changes to the types of alternative building standards a city and county can adopt for the conversion of commercial or industrial buildings to living and work quarters. *AB 1857 (Nazarian) requires the Building Standards Commission to convene a working group to develop standards so that buildings will more likely be habitable shortly after an earthquake. AB 2071 (Bloom) exempts local agencies and publicly-owned utilities from liability for accessory dwelling unit injuries, such as in units permitted under high-voltage power lines. *AB 2074 (Bonta) allows persons injured by lead paint to sue the paint manufacturers even though the particular product used at the property cannot be identified. AB 2485 (Chau) prohibits contractors and others with a potential financial interest from being present during a code inspection at a commercial building. *AB 2681 (Nazarian) requires local building departments and the state Office of Emergency Services to develop a registry of buildings at heightened risk of damage in an earthquake; bill not to go into effect until OES identifies a funding source. *AB 2803 (Limón) defines bioavailable lead-based paint as a hazardous substance and that a residential property owner with contaminated lead-based paint is not a responsible party under the Carpenter-Presley-Tanner Hazardous Substance Account Act. *AB 2995 (Carrillo) provides that the statute of limitations for lead-based paint starts to run when the injured party has actual knowledge of the presence of the paint, and that a general notice that residences built before 1978 might contain lead paint does not constitute such actual knowledge. *AB 3009 (Quirk) creates a grant program for cities and counties to abate lead paint, with funding via a $1 per gallon fee on all paint sold at retail in the state. SB 377 (Monning) revises lead paint remediation standards. SB 721 (Hill) requires periodic balcony inspections. SB 1415 (McGuire) requires building inspections of specified industrial and storage structures, authorizes fees to cover inspection costs, and generally extends existing tenant protections and notifications to buildings which are used for human habitation, which are not considered residential buildings, such as the "Ghostship" building in Oakland. SB 1416 (McGuire) allows local governments to collect fines and attorney fees for nuisance abatement and to assess and lien the property if not paid. SB 1465 (Hill) requires a contractor to report to the Contractors State License Board any civil action or administrative action resulting 4

5 in a final judgment, settlement agreement, or arbitration award, and contractor insurers to report any claims paid out. SB 1477 (Stern) requires the state Energy Commission to develop policies to facilitate low-emission space and water heating equipment, giving consideration to technologies that improve health, safety, and affordability to low-income households; requires higher incentives for the installations in disadvantaged communities, affordable housing, and multifamily buildings with low-income tenants. Fair housing AB 686 (Santiago) incorporates standards in state law to affirmatively further fair housing. AB 1870 (Reyes) extends the time to file a complaint with Dept. of Fair Employment and Housing to 3 years. AB 2214 (Rodriguez) establishes a voluntary certification process for sober living homes with 6 or fewer residents. SB 1317 (Portantino) requires the state Dept. of Health Care Services to develop guidelines on how to report problems with sober living homes (prior version authorized cities and counties to register and regulate the homes). Homeless AB 1406 (Gloria) establishes the state homeless youth housing grant program, to provide matching grants for local agencies providing services, including housing assistance. AB 1898 (Mathis) authorizes Caltrans to lease any property it owns at below-market rates in disadvantaged communities for shelter or park purposes. AB 1971 (Santiago) allows social workers and law enforcement to determine if a homeless person is gravely disabled, and thus can be detained and taken into medical care. AB 2161 (Chiu) requires HCD to collect comprehensive data on homelessness. AB 2490 (Chiu) allows a homeless person to obtain a birth certificate without cost from the State Registrar. AB 2602 (McCarty) adds Sacramento county as an eligible area for homeless youth emergency service projects, funded by the state Office of Emergency Services. AB 2629 (Eggman) relaxes restrictions for leasing two Caltrans properties in Stockton and Santa Barbara for use as homeless shelters. AB 3085 (Calderon) creates a grant program at the Dept. of Community Services & Development for local governments to provide job training and services to homeless persons. AB 3139 (Bonta) allows Caltrans to lease property near or under freeways to the City of Oakland for homeless services. AB 3171 (Ting) creates a state matching fund grant program for cities to create innovative local programs to combat homelessness. SB 918 (Wiener) allocates $60 million in grants to create or expand programs that alleviate youth homelessness, with funding from the cannabis tax created in Prop. 64, or from the General Fund if needed to reach $60M per year. SB 1045 (Wiener) allows Los Angeles and San Francisco Counties to establish procedures to create conservatorships for homeless persons, and possible involuntary placement in supportive housing, health care, or psychiatric facilities. SB 1152 (Hernandez) requires hospitals to develop plans and procedures for the discharge of homeless patients, including provision of necessities and referrals. SB 1206 (De León) places the No Place Like Home Act on the November ballot, to make changes to the Prop. 63 MHSA, including funding for supportive housing. SB 1334 (Wilk) requires the County of Los Angeles to establish an oversight committee for the Los Angeles Homeless Services Authority. 5

6 Homeowner and utilities AB 1758 (Steinorth) authorizes homeownership savings accounts, which would not be subject to state income tax. AB 1979 (Bonta) authorizes homeownership savings accounts, which would not be subject to state income tax. AB 2063 (Aguiar-Curry) imposes restrictions on solicitations for Property Assessed Clean Energy (PACE) retrofitting; business practice has been to go door-to-door. AB 2132 (Levine) waives permit fees for home alterations for a homeowner who is a senior and disabled. AB 2353 (Fraizer) shortens the statute of limitations for construction defects to 5 years. AB 2500 (Kalra) reduces allowable interest rates on loans from payday-type lenders. AB 2569 (Arambula) prohibits the PUC from imposing time-of-day utility pricing resulting in large increases or without comparison data for customers. AB 2648 (Friedman) provides that the 10-year statute of limitations for construction defects, in the case of water contamination injuries, runs from the time of discovery. AB 3041 (Cunningham) prohibits fees on subsequent transfers imposed by covenants on a property; federal requirements have generally made such fees obsolete in recent years. SB 818 (Beall) makes permanent the Homeowners' Bill of Rights and enhances several of its foreclosure protections. SB 998 (Dodd) imposes new uniform procedures and restrictions before water can be shut off at a residence, including mobilehomes, rental units, and farmworker housing. SB 1087 (Roth) enhances Property Assessed Clean Energy (PACE) loan consumer protections. SB 1135 (Bradford) raises eligibility for the CARE program to 250% of the federal poverty level, up from 200%. SB 1201 (Jackson) requires loan modifications negotiated in certain languages other than English to have written documentation of the transaction in that language also. Land use AB 829 (Chiu) requires cities and counties to address their jobs-housing balance (or imbalance) in their annual general plan reports. AB 1156 (Ting) requires housing element annual reports to include a listing of sites rezoned to accommodate regional housing need that could not be accommodated on specified sites. AB 1423 (Chiu) redefines affordable housing and authorizes the housing to be in mixed use developments, for certain projects along the bay in San Francisco. *AB 1771 (Bloom) makes numerous reforms to the RHNA process, including to objectives, factors, public comment, and HCD review. AB 1804 (Berman) extends the infill CEQA exemption to unincorporated county areas. AB 2162 (Chiu) requires that supportive housing be a use by right in zones where multifamily housing is permitted; larger developments would need 35 percent supportive units to qualify, and all units must be affordable. AB 2267 (Wood) exempts from CEQA projects in a disaster area to be rebuilt at up to 50% higher density. AB 2279 (Fong) prohibits a court from staying or enjoining a housing project for which an environmental impact report has been certified, unless the court makes specified findings. AB 2320 (Brough) extends the time for a new ordinance s fees to apply to 60 days before the filing of a map. 6

7 AB 2341 (Mathis) eliminates consideration of aesthetic effects under CEQA for specified projects involving the refurbishment, conversion, or replacement of existing abandoned, dilapidated, or vacant buildings, unless the new project is substantially taller than the existing one. AB 2372 (Gloria) allows a local government to base density bonuses on floor area. AB 2417 (Rodriguez) increases membership of the Metro Gold Line Foothill Extension Construction Authority. AB 2447 (Reyes) requires mapping and notice of designated harmful land uses in disadvantaged communities, to facilitate environmental justice. AB 2553 (Friedman) authorizes vertical housing districts near transit with tax increment as a developer incentive, excluding increment that goes to schools, with set-asides based on either a local inclusionary ordinance, state Density Bonus Law, or other state or local law, or if none of the above, then 11% of the units for very low income, and 20% for low income. AB 2631 (T. Allen) extends SB 35-style by right approval to developments with less than 25 units where at least one unit is low or moderate-income reserved. AB 2753 (Friedman) requires a local government to inform a density bonus applicant whether the application is complete, and if so, the amount of the bonus and any requested parking ratio. AB 2797 (Bloom) provides that the granting of a density bonus cannot be the basis for finding that a project violates the visual preservation provisions in the Coastal Act, superceding a recent court decision. AB 2913 (Wood) extends the time to start construction after issuance of a building permit to 3 years. AB 2923 (Chiu) requires BART to develop new transit-oriented development standards for properties near its stations, and for local zoning to conform to those standards, and establishes CEQA review procedures. AB 2939 (Ting) mandates ministerial approval of permits to construct accessory dwelling units at multifamily properties with 5 or more units. AB 2973 (Gray) extends tentative maps that were previously extended by another two years. AB 3030 (Caballero) exempts from CEQA projects in federally-designated qualified opportunity zones that have at least some federal funding, if 50% of the project is affordable housing and does not involve demolishing of affordable housing or conversion of rental units. AB 3147 (Caballero) fixes development fees for housing at the levels in place when the application was deemed complete, with some exceptions. AB 3194 (Daly) amends the Housing Accountability Act by: (1) if a development is disapproved or approved at a lower density based on adverse impacts on health or safety, the impacts must be imminent, (2) a development cannot be disapproved under a zoning ordinance if the ordinance is inconsistent with the maximum density for the site identified in the housing element. *SB 827 (Wiener) allows increased densities for housing near transit with some limitations on height and some inclusionary requirements. SB 828 (Wiener) amends RHNA process by: (1) requiring housing elements to identify actions to accommodate 200% of the regional housing need for each income level that could not be accommodated on the inventory of land without rezoning on those sites, with 100% of the need to be satisfied with multifamily housing, (2) prohibiting a RHN Allocation from considering prior underproduction of housing from the previous cycle to justify a lower allocation for a particular local government, (3) requiring a RHN Allocation to demonstrate efforts to reverse racial and wealth disparities throughout a region, (4) requiring HCD to add the difference between the previous cycle s housing allocation and the reported housing production, which would be unappealable. SB 831 (Wieckowski) reduces various requirements for accessory dwelling units, including a limit of $3,000 for school district fees, to facilitate their development. SB 893 (Nguyen) repeals parking requirement reductions because a development is affordable, near major transit, or is for seniors. SB 943 (Cannella) spot bill on housing elements. 7

8 SB 948 (Allen) authorizes the Governor to certify updates to community plans, allowing them to be eligible for CEQA streamlining. SB 1035 (Jackson) requires general plans to address climate change. SB 1078 (Tr&HsgComm) makes noncontroversial technical changes to housing statutes. SB 1111 (Beall) makes local trust funds receiving funds before 2019 eligible for state matching funds. SB 1226 (Bates) authorizes localities to create a process to legalize existing accessory dwelling units that were constructed without a permit and that the bill is declaratory of existing law. SB 1227 (Skinner) creates a density bonus for student housing. SB 1251 (McGuire) updates the schedule for OPR to notify the Attorney General and the affected locality when a housing element revision is overdue. SB 1296 (Glazer) requires general plan annual report to include development fee schedule; requires HCD to compile a database of the fees. *SB 1333 (Wieckowski) applies the state Planning & Zoning Law to charter cities. SB 1340 (Glazer) narrows the grounds to halt a housing development under CEQA. SB 1341 (Glazer) prohibits challenging the approval of a housing project included in a plan or project already approved following the completion of an environmental review; requires financial contributors to CEQA plaintiffs to be identified. SB 1422 (Skinner) requires the BSC to develop statewide standards for accessory dwelling units and provides that constructing an ADU does not trigger reassessment under Prop 13. Landlord-tenant AB 62 (Wood) requires public housing authorities to prohibit smoking tobacco and e-cigarettes in all public housing. AB 354 (Calderon) requires corporate single-family rental owners to report on their holdings. AB 814 (Bloom) allows certain city attorneys to investigate unfair competition practices, including by landlords. *AB 1919 (Wood) prohibits no cause evictions in areas affected by a disaster. *AB 1922 (Fong) doubles the renters tax credit & the homeowners property tax exemption. *AB 2073 (Chiu) makes an owner participating in a program to abate lead-based paint created as a result of a judgment or settlement immune from liability for inspection, abatement, or any other costs associated with that abatement program. **AB 2219 (Ting) allows third parties to make rent payments for tenants, provided the third party acknowledges that no tenancy is being created with respect to the third party. **AB 2343 (Chiu) starting in September 2019: (1) increases the time for a tenant to pay rent to 10 days, or rectify a lease violation to 5 days, before a landlord may file an eviction action; (2) increases the time for a tenant to answer an eviction complaint to 14 days; and (3) increases other protections in eviction actions. *AB 2413 (Chiu) alters and enhances tenant and eviction protections for domestic violence survivors. AB 2598 (Quirk) increases the fine amounts that counties and cities may assess for violations of their ordinances and building and safety codes. *AB 2618 (Bonta) establishes certification, training, and continuation education requirements for property managers or self-managing landlords renting 2 or more units. *AB 2708 (Reyes) specifies that if a minor negotiates a lease (or any other transaction) for a person who speaks specified languages, 8

9 the business or landlord shall provide a written copy in that language. **AB 2833 (Santiago) makes the renters tax credit refundable and increases the maximum to be 10%/20% of one month s rent. **AB 2925 (Bonta) requires good cause to evict a tenant, which are not specified other than that change of ownership does not constitute good cause, does not pre-empt any local ordinances. *AB 2930 (Santiago) extends provisions allowing the cities of Long Beach, Los Angeles, Oakland and Sacramento to directly evict tenants for certain weapons and drug offenses, without a criminal conviction, to AB 3208 (Cooper) allows the City of Elk Grove to seize any property or interests (including a tenancy) if the property is used to violate any city ordinance. *AB 3212 (Irwin) allows a tenant in or called up to active military service to terminate a tenancy, effective when the next rental payment is due; stays any eviction proceeding for a tenant who is on or was on active duty for 120 days after the tenant is released from active duty. SB 1143 (Vidak) requires certain registered sex offenders to disclose that fact to a prospective landlord (or seller, in the homeowner context); allows eviction if landlord later discovers and there was no disclosure. SB 1155 (Hueso) makes discretionary instead of mandatory in small claims the use of certified court interpreters, and MALDEF and the ACLU currently oppose. *SB 1182 (Glazer) gradually increases the renters income tax credit per a schedule, but does not make it refundable and allows the Governor to suspend the increases. *SB 1212 (Anderson) increases the renters tax credit to $500 for joint filers, $250 for individuals. Local programs and finance AB 1768 (Steinorth) allows the San Bernardino Public Housing Authority to finance middle-income housing. AB 1778 (Holden) allows cities and counties to create new redevelopment areas and agencies to create transit-oriented projects or affordable housing, funded by tax increment taken from any entity that approves the plan. AB 1792 (Frazier) authorizes an Affordable Housing Authority to provide for infrastructure to support the development of affordable housing. AB 2035 (Mullin) makes technical and clarifying changes to procedures for Affordable Housing Authorities. AB 2065 (Ting) strengthens provisions in existing law that guarantee affordable housing developers first priority to purchase surplus land from local agencies. AB 3037 (Chiu) allows local governments to create new redevelopment agencies, with purposes limited to infrastructure and housing, and subject to approval by the Department of Finance. AB 3152 (Chiu) makes units restricted to moderate-income households eligible for the county property tax welfare exemption, and rents charged must be at least 10 percent below HUD s fair market rent for the county. ACA 4 (Aguiar-Curry) lowers the voter approval threshold for local affordable housing bonds to 55%. SB 961 (Allen) allows a process for Enhanced Infrastructure Finance Districts to be created near transit and to use sales tax proceeds as well as property tax increment to finance projects; at least 40% of the proceeds must go for housing. SB 1056 (Beall) extends the property tax welfare exemption to properties held by community land trusts, with occupancy allowed by either moderate or low income households. SB 1115 (Hill) removes the $10M limit on the property tax welfare exemption for an affordable housing provider. SB 1145 (Leyva) allows infrastructure finance districts to fund maintenance costs for assisted projects, including affordable housing, but not out of bond proceeds. 9

10 SB 1202 (Stone) amends the Mitigation Fee Act to require a decrease in fees if a local agency has failed to comply with the Act. Mobilehomes AB 1943 (Waldron) defines ownership of mobilehomes for foundation installation purposes. AB 2056 (E Garcia) authorizes HCD to make loans and grants to nonprofits, resident associations, and local governments to acquire, rehabilitate, or make accessible parks and homes in the park, under varying requirements. AB 2588 (Chu) (1) requires smoke alarms in rented mobilehomes (2) requires alarms with newer features such as 10-year batteries in all used mobilehomes sold or rented; (3) requires translations of park emergency plans in certain instances; (4) requires HCD to establish a technical service inspection program for park residents and authorizes a fee of up to $120/hour for inspections. SB 46 (Leyva) removes the sunset for the mobilehome enforcement program. SB 1130 (Leyva) restores the ability for senior and disabled mobilehome owners to postpone property taxes. SB 1230 (Gaines) allows contractors with Class B licenses to repair, alter, and install mobilehomes. Rent control **AB 1796 (Muratsuchi) allows tenants generally to install EV charging stations at rent-controlled properties. **AB 2364 (Bloom) increases penalties for re-renting after tenants were evicted under the Ellis Act, and requires all units withdrawn to have the same withdrawal date for purposes of re-renting. Rural AB 1165 (Caballero) expands eligibility standards for housing at migrant farm labor centers. AB 2887 (Aguiar-Curry) makes a number of changes to migrant farm labor center laws. State programs and finance AB 166 (Salas) waives the SB 2 recording fee for low-income persons. AB 1547 (Quirk-Silva) makes various changes to the Seismic Safety Capital Access Loan Program, which guarantees loans for seismic retrofits, including on multifamily rental buildings, including adding 4-unit buildings as eligible for PACE financing (current law is 3 or fewer). AB 1765 (Quirk-Silva) waives the SB 2 recording fee if recording resulted from a natural disaster. AB 1915 (Mathis) waives the SB 2 recording fee for mining claims. AB 1921 (Maienschein) allows the 16 days of CalWORKs emergency housing assistance to be used for more than one episode, and allows the assistance to be used to sublet rooms. AB 1990 (Mathis) creates the California Integrated Community Living Program to provide permanent supportive housing options for regional center clients, with funding from leases of or other revenue at the Fairview and Porterville development centers. AB 2434 (Bloom) requires the Strategic Growth Council consult with a health task force to advance and advise on various policy goals, including affordable housing. AB 2562 (Mullin) authorizes HCD to reduce loan interest rates to the level needed to monitor projects and discretion to charge a fee for the modification. AB 2784 (Caballero) creates a student emergency housing loan program in the Cal. St. Univ. system. AB 2788 (Thurmond) requires HCD to fund predevelopment assistance for rental properties to be occupied by school employees; no funding in the bill. 10

11 AB 2890 (Ting) makes a number of changes to accessory dwelling unit requirements, including (1) requiring HCD to develop standards for the units; (2) prohibiting sale of the unit separate from the main structure; (3) allowing the units to be up to 1200 square feet; (4) requiring ministerial approval for units on multifamily lots. AB 2903 (Irwin) defines workforce housing as affordable to lower moderate-income households. AB 2922 (Gipson) permits the TCAC to allocate up to $5M per year in tax credits for owner-occupied low-income housing construction. AB 2999 (Bonta) allows a 50% income tax credit for employer-subsidized rental or mortgage assistance to employees. AB 3052 (Chen) annually appropriates $100M from the state's "rainy day fund" for senior housing. AB 3072 (Chiu) increases the aggregate state Low Income Housing Tax Credit to $300M per year, with $25M for farmworker housing; makes a number of other changes to make the credit usable. ACA 11 (Caballero) imposes a ¼ percent sales tax surcharge for affordable housing. *SB 912 (Beall) appropriates $2B for housing, with $1B for construction, rehab, and preservation of permanent and transitional rental housing for very-low-income households, and $1B for various state and local homelessness programs. SB 922 (Nguyen) allows surplus property near public colleges to be sold for affordable student housing and restricts the ability to challenge such developments under CEQA. SB 1010 (Beall) creates the Supportive Housing Pilot Program for parolees at the Dept. of Corrections, to use existing funding sources for supportive housing, including rental subsidies for providers. SB 1253 (Jackson) doubles the aggregate state housing tax credit with the extra amount reserved for projects in a qualified opportunity zone as defined in the federal tax code. SB 1327 (Atkins) follow-up bill to SB 2 permanent housing funding source bill. 11