City of San Juan Capistrano Agenda Memorandum 6/21/2016 K2 TO: FROM: Mayor and Members of the City Council Kerry Ferguson, Mayor pro tern DATE: June 21, 2016 SUBJECT: Consideration of Opposition to Governor Brown's "By Right" Affordable Housing Proposal; and Assembly Bill (AB 2299) - Land Use: Housing: 2nd Units. RECOMMENDATION: By motion, 1. Direct staff to prepare letters of opposition to the "By Right" Affordable Housing Proposal and Assembly Bill (AB 2299)- Land Use: Housing: 2nd Units; and, 2. Authorize the Mayor to execute the letters. SITUATION: Governor Brown's proposed state budget included a Trailer Bill that would undermine transparency in local government by instituting a ministerial, "by-right" land use entitlement provision for multi-family infill housing developments which include specified percentages of affordable housing. Under the plan, a local government could not require a Conditional Use Permit, Planned Unit Development Permit or other discretionary local government review or approval for qualifying development that includes affordable housing provided the proposed development is consistent with general plan and zoning standards. This proposal would eliminate public input and restrict design review on such projects. Ultimately, the Governor and legislature approved a budget that would allocate $400 million for affordable housing in exchange for approval of the Governor's "By Right" affordable housing proposal. As such, the Governor's "By Right" Affordable Housing proposal is now in the hands of the legislature, which if approved, would exclude public transparency, community input and environmental protections for a one time swap of $400 million for affordable housing.
City Council Agenda Memorandum June 21, 2016 Page 2 of 2 Proposed Assembly Bill 2299 would amend existing state law to make it easier for cities to reduce or eliminate parking requirements for 2nd units, would prohibit cities from imposing pathway requirements from 2nd units to the street and prohibit cities from imposing rear and side yard setback requirements for certain 2nd units. In addition, AB 2299 could be costly to cities, as current law limits the fees that can be charged for an application for a 2nd unit to those incurred due to amendments made to state law in 2001-02. Therefore, cities will not be able to recover their costs associated with amendments made to the law this year. The City of San Juan Capistrano requires total cost recovery for Planning, Building, and Engineering Land Development services. This law would require general fund expenditures to support processing, conflicting with City policy and practice creating major impediments to this type of development. Attachment 1- Information on Governor Brown "By Right" Affordable Housing Approvals Trailer Bill Attachment 2- Information on AB 2299- Land Use: Housing: 2rid Units
June 1, 2016 "By Right" Housing Approvals Proposed Trailer BilJl June 1, 2016 The Department of Finance released an updated version of the Governor's "by right" housing proposal. http://www.dof.ca.gov / budgeting/trailer bill language/local government/documents/707 StreamliningAffordableHousingApprovalswithTechnicalModifications.pdf,.. While some minor issues have been clarified, other new issues of concern have been added. Basic Framework: The Governor's proposal for streamlining affordable housing approvals requires cities and counties to approve: A certain type of housing project with modest levels of affordable units As a permitted "use by right" With no public input; With limited ministerial review; and No CEQA compliance Major Changes: HCD has been given broad and unprecedented authority authorized to determine where "affordable housing" should not be located. This provision authorizes (but does not require) HCD to adopt regulations pursuant to the Administrative Procedures Act that would determine what areas are "inappropriate for affordable housing development" according to "objective criteria," including areas severely lacking in access to public transit, accessibility to employment or educational opportunities, and residentially supportive retail and service amenities. Unless and until HCD adopts regulations, this section of the proposal doesn't prohibit housing on any particular site. Housing qualifies as a "permitted use" in an HCD-identified area if the project incorporates "approved remediation measures." CEQA does not apply to the adoption of the regulations. States legislative intent that the provisions "advance," laws prohibiting discrimination, implementing state planning priorities, attaining the state housing goal, fair housing choice, AB 32 climate change, and compliance with "nondiscretionary" local inclusionary zoning ordinances. Instead of requiring developments to comply with "objective general plan and zoning standards," as in the prior draft, this version seems to narrow the language by defining "objective planning standards" to be land use and building intensity designation applicable to the site under the general plan and zoning code, land use and density and other objective zo_ning standards, and any setback or objective design review standards." Adds a definition of"approved remediation measures" but only applies it to developments on prime farmland, flood plains, wetlands, hazardous waste sites, 1 Based on most recent Department of Finance draft. 1 ATTACHMENT 1
June 1, 2016 earthquake faults, and areas identified by HCD as inappropriate for affordable housing. Responding to concerns expressed with the prior draft, developers are required to replace any existing affordable housing on a site at equal or greater levels and must pay relocation assistance to those displaced. Clarifies the Subdivision Map Act must be complied with. Deletes language from prior version that implied zoning amendments and conditional use permits could be made by staffers as ministerial decisions. What types of housing projects are included? Newly constructed structure containing two or more dwelling units in a project that is entirely residential or part of a mixed-use development that comply with the criteria summarized in the next question. The proposal does not apply to the construction of a second unit or the conversion of an existing structure to condominiums. [NOTE: The proposal is not clear. A cross reference to another definition in the law, raises concerns that the law could also apply to a single-family housing development, mixed use or transitional or supportive housing.] What restrictions are placed on the location of these housing projects? 1. Urban site: Located on a site that is either immediately adjacent to parcels that are developed with urban uses or for which at least 75% of the perimeter of the site adjoins parcels that are developed with urban uses. The revised version adds "or is bounded by a natural body of water," which presumably is intended to pick up sites bordering the ocean, lakes and rivers. 2. Prohibited sites: A Project cannot be located on the following sites unless the development incorporates "approved remediation measures:" (A) Prime farmland or farmland of statewide importance; (B) Wetlands; (C) Within a very high fire hazard severity zone; (D) Hazardous Waste site; (E) Within a delineated earthquake fault zone; (F) Flood plain; (G) Floodway; (H) Within an area "determined to be inappropriate for affordable housing development" by the Department of Housing and Community Development based upon "objective criteria" such as lacking in access to public transit, accessibility to employment or educational opportunities, and residentially supportive retail and service amenities. 3. Replacing existing affordable housing: Unless development replaces units at a level of affordability equal to or greater than the level of a previous affordability restriction, the development may not be on any property that is (A) a parcel on which rental dwelling units are, or have been within past 5 years, subject to a recorded covenant that restricts rents to levels affordable to persons and families of lower or very low income; (B) subject to any other form of rent or price control; or (C) occupied by lower or very low income households. What is a permitted "use by right?" 2
June 1, 2016 This means that a city may not require a conditional use permit, planned unit development permit, or other discretionary review or approval that would constitute a "project" for purposes of CEQA [NOTE: This means that approval of a housing project covered by the proposal is not subject to any environmental evaluation under CEQA] What is the approval process for a housing project that qualifies for permitted "use by right" review? Within 30 days of receiving an application, the public official must either approve the development or explain why it is inconsistent with objective planning standards. If the public official fails to respond within 30 days or fails to provide an explanation, project is deemed to be consistent with general plan and zoning standards. What else is included in the proposal? Declaration that the proposal applies to charter cities Declaration that it overrides anything to the contrary in the existing law. CEQA does not apply to a local government's award of financial assistance to any development that qualifies as a permitted use by right under the proposal. What criteria must a housing project comply with to qualify for permitted "use by right" review? A housing project must comply each of the following requirements: Objective planning standards: Consistent with the following objective planning standards: land use and building intensity designation applicable to the site under the general plan and zoning, or other objective zoning standards, and any setback or objective design review standards in effect at the time the application is submitted Affordability (TPA): For developments within a transit priority areaz, subject to a restriction lasting 30 years requiring at least 10% of the units be affordable to lower income households or at least 5% of the units to be affordable to very low income households. Affordability (non-tpa): For developments outside a transit priority area, subject to a restriction lasting 30 years requiring at least 20% of the units to be affordable to households whose income is 80% or less of area median gross income. Approved remediation measures: A project is not entitled to use by right if it is located on certain sites (e.g. prime farmland, hazardous waste site, etc.) unless the developer complies with "approved remediation measures." These are measures included in a certified environmental impact report to mitigate the impact of 2 A transit priority area is an area within z mile of a major transit stop that is existing or planned provided the planned stop is scheduled to be completed within the planning horizon included in the Transportation Improvement Program adopted pursuant to Section 450.216 or 450.322 of Title 23 of the Code of Federal Regulations. This is the same definition as is found in PRC 21099.. 3
June 1, 2016 residential development in the location proposed by the project; or uniformly applied development policies or standards that have been adopted to mitigate the impact of residential development in that location. Comments and Concerns Unprecedented role for HCD in local/and use planning The proposal authorizes HCD to inject itself directly into local land use authority by adopt regulations that determine areas that are inappropriate for affordable housing development because they lack access to public transit, accessibility to employment or educational opportunities, and residentially supportive retail and service amenities. The term "affordable housing development" is not defined in this measure potentially empowering HCD with even broader authority. A development proposed in an area identified as "inappropriate" will not qualify for "permitted use by right" unless the development incorporates "approved remediation measures." No public review The hallmark oflocal government land use decisions has been the public hearing. A public hearing (1) allows interested members of the community to inform the decision-makers of their support or opposition to the project; and (2) guarantees that property rights will not be impacted without the "due process of law." Excluding the elected decision makers The proposal excludes the elected city council and board of supervisors from land use decisions. These public officials are elected to represent their constituents and to be available and responsive. The proposal asks appointed staff, who are not directly accountable to local voters, to make the policy decisions: this is the arena reserved for elected officials. Local governments are already required to approve housing but with public hearings and CEQA review Housing Accountability Act (20% lower income; 100% moderate income or middle income; emergency shelter) (Gov. 65589.5) Must approve a housing project that is consistent with general plan and zoning ordinance unless (1) specific adverse impact on public health or safety; (2) housing is not needed; (3) denial required to comply with state or federal law; (4) project is on land zoned for agriculture or resource preservation. "No net loss" (Gov. 65863) May not reduce the residential density for any parcel unless remaining sites identified in housing element are adequate to accommodate RHNA 4
June 1, 2016 Density bonus (Gov. 65915) Must award density bonus and other concessions and incentives when development includes 10% lower income, 5% very low income, senior citizen, or 10% for moderate income in common interest development Least cost zoning (Gov. 65913.1) Must zone sufficient land for residential use with appropriate standards to meet housing needs for all income categories identified in housing element. When land is zoned, then Housing Accountability Act requires approval. Second units (Gov. 65852.2) Must approve second unit with ministerial review. City may not adopt ordinance that totally precludes second units in residential zones unless specific adverse impacts on public health, safety, and welfare. Ministerial approval of multifamily housing (Gov. 65589.4) Must approve as a permitted use multifamily housing structure located on an infill site that is consistent with general plan and zoning ordinance in which at least 10% of the units are affordable to very low income households; or at least 20% available to lower incomes; or 50% affordable to moderate income households. No project specific CEQA review The proposal requires ministerial review of a housing project if it is consistent with "objective general plan and zoning standards." CEQA review that is required for both the general plan and zoning ordinance does not extend to the project level. CEQA review that is required for both the general plan and zoning ordinance may have occurred many years before the development application is submitted. Cities and counties will not be able to determine whether site-specific conditions or changed circumstances and new information require environmental mitigation. If for some reason a previous environmental document was helpful in evaluating the project, the bill does not allow a city to impose conditions to require compliance with previously-adopted mitigation measures. What are "objective zoning standards"? To be a "permitted use by right," a development must comply with the location requirements, the affordability requirements, and must be consistent with the following objective planning standards: land use and building intensity, land use and density or other objective zoning standards, and any setback or objective design review standards. Altltough the second draft of the proposal includes building intensity and density as examples of "objective zoning standards," it does not otherwise shed light on the meaning of "objective zoning standards." With the repeated use of the term "objective," litigation is likely to occur over its purported meaning. Affordable housing will not remain affordable 5
June 1, 2016 A housing development must be "required by law to record" a land-use restriction based on (1) a condition of award of funds or financing from a public agency; (2) as a condition of the award of tax credits; (3) as might be required by contract entered into with a public agency. In other words, if a developer does not receive funding for the affordable housing, the housing will not remain affordable. Breadth of the proposal The proposal states that it applies "notwithstanding anything to the contrary contained in the law." It is not possible to accurately evaluate the impact of this statement because of its breadth. 6
AMENDED IN ASSEMBLY APRIL 5, 2016 CALIFORNIA LEGISLATURE-2015-16 REGULAR SESSION ASSEMBLY BILL No. 2299 Introduced by Assembly Member Bloom February 18, 2016 An act to amend Section 65852.2 of the Government Code, relating to land use. LEGISLATIVE COUNSEL'S DIGEST AB 2299, as amended, Bloom. Land use: housing: 2nd units. The Planning and Zoning Law authorizes the legislative body of a city or county to regulate, among other things, the intensity ofland use, and also authorizes a local agency to provide by ordinance for the creation of 2nd units in single-family and multifamily residential zones, as specified. This bill would, instead, require a local agency to provide by ordinance for the creation of 2nd units in these zones.-by The bill would also specify that a local agency may reduce or eliminate parking requirements for any 2nd unit located within its jurisdiction. Existing law also requires a local agency, if it has not adopted an ordinance governing 2nd units and receives an application for a permit for the creation of a 2nd unit, as provided, to grant a variance or special use permit if the 2nd unit complies with specified requirements, including specified zoning requirements generally applicable to residential construction in the zone in which the property is located. This bill would prohibit a requirement for a passageway or pathway clear to the sky between the 2nd unit and a public street and, for a 2nd unit constructed above a garage located on an alley, for a setback of more than 5 feet from the side and rear lot. The bill would also provide 98 ATTACHMENT 2
AB 2299-2- that a 2nd unit constructed above a garage or a garage converted in whole or in part into a 2nd unit is deemed to be an accessory building or accessory use that may be permitted within a required yard or setback area, provided that the 2nd unit is set back a minimum of 5 feet from the side and rear lot areas. Existing law requires that parking requirements for 2nd units not exceed one parking space per unit or per bedroom. Under existing law, additional parking may be required provided that a finding is made that the additional parking requirements are directly related to the use of the 2nd unit and are consistent with existing neighborhood standards applicable to residential dwellings. This bill would delete the above-described authorization for additional parking requirements. The bill would also provide that, when a garage, carport, or covered parking structure is demolished in conjunction with the construction of a 2nd unit and the local agency requires that those off-street parking spaces be replaced, the replacement spaces may be located in any configuration on the same lot as the 2nd unit, as provided. By increasing the duties of local offieials, officials with respect to land use regulations, this bill would impose a state-mandated local program. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for a specified reason. Vote: majority. Appropriation: no. Fiscal committee: yes. State-mandated local program: yes. The people of the State of California do enact as follows: 1 SECTION 1. Section 65852.2 of the Government Code is 2 amended to read: 3 65852.2. (a) (1) A local agency shall, by ordinance, provide 4 for the creation of second units in single-family and multifamily 5 residential zones. The ordinance shall do all of the following: 6 (A) Designate areas within the jurisdiction of the local agency 7 where second units may be permitted. The designation of areas 8 may be based on criteria, that may include, but are not limited to, 9 the adequacy of water and sewer services and the impact of second 10 units on traffic flow. 98
-3- AB 2299 1 (B) Impose standards on second units that include, but are not 2 limited to, parking, height, setback, lot coverage, landscape, 3 architectural review, maximum size of a unit, and standards that 4 prevent adverse impacts on any real property that is listed in the 5 California Register of Historic Places. However, notwithstanding 6 subdivision (d), a local agency shall not impose parking standards 7 for a second unit that is located within one-half mile of public 8 transit or shopping or is within an architecturally and historically 9 significant historic district. 10 (C) Notwithstanding subparagraph (B), a local agency may 11 reduce or eliminate parking requirements for any second unit 12 located within its jurisdiction. 13 t 1 14 (D) Provide that second units do not exceed the allowable 15 density for the lot upon which the second unit is located, and that 16 second units are a residential use that is consistent with the existing 17 general plan and zoning designation for the lot. 18 (2) The ordinance shall not be considered in the application of 19 any local ordinance, policy, or program to limit residential growth. 20 (3) When a local agency receives its first application on or after 21 July 1, 2003, for a permit pursuant to this subdivision, the 22 application shall be considered ministerially without discretionary 23 review or a hearing, notwithstanding Section 65901 or 65906 or 24 any local ordinance regulating the issuance of variances or special 25 use permits. A local agency may charge a fee to reimburse it for 26 costs that it incurs as a result of amendments to this paragraph 27 enacted during the 2001-02 Regular Session of the Legislature, 28 including the costs of adopting or amending any ordinance that 29 provides for the creation of second units. 30 (b) (1) When a local agency has not adopted an ordinance 31 governing second units in accordance with subdivision (a) receives 32 its first application on or after July 1, 1983, for a permit pursuant 33 to this subdivision, the local agency shall accept the application 34 and approve or disapprove the application ministerially without 35 discretionary review pursuant to this subdivision unless it adopts 36 an ordinance in accordance with subdivision (a) within 120 days 37 after receiving the application. Notwithstanding Section 65901 or 38 65906, every local agency shall grant a variance or special use 39 permit for the creation of a second unit if the second unit complies 40 with all of the following: 98
AB 2299-4- 1 (A) The unit is not intended for sale and may be rented. 2 (B) The lot is zoned for single-family or multifamily use. 3 (C) The lot contains an existing single-family dwelling. 4 (D) The second unit is either attached to the existing dwelling 5 and located within the living area of the existing dwelling or 6 detached from the existing dwelling and located on the same lot 7 as the existing dwelling. 8 (E) The increased floor area of an attached second unit shall 9 not exceed 30 percent of the existing living area. 10 (F) The total area offloorspace for a detached second unit shall 11 not exceed 1,200 square feet. 12 (G) Requirements relating to height, setback, lot coverage, 13 architectural review, site plan review, fees, charges, and other 14 zoning requirements generally applicable to residential construction 15 in the zone in which the property is loeated. located, except as 16 follows: 17 (i) No passageway or pathway clear to the sky between the 18 second unit and a public street shall be required in conjunction 19 with the construction of a second unit. 20 (ii) No setback more than five feet from the side and rear lot 21 line shall be required for a second unit constructed above a garage 22 located on an alley. 23 (H) Local building code requirements that apply to detached 24 dwellings, as appropriate. 25 (I) Approval by the local health officer where a private sewage 26 disposal system is being used, if required. 27 (2) No other local ordinance, policy, or regulation shall be the 28 basis for the denial of a building permit or a use permit under this 29 subdivision. 30 (3) This subdivision establishes the maximum standards that 31 local agencies shall use to evaluate proposed second units on lots 32 zoned for residential use that contain an existing single-family 33 dwelling. No additional standards, other than those provided in 34 this subdivision or subdivision (a), shall be utilized or imposed, 35 except that a local agency may require an applicant for a permit 36 issued pursuant to this subdivision to be an owner-occupant. 37 ( 4) No changes in zoning ordinances or other ordinances or any 38 changes in the general plan shall be required to implement this 39 subdivision. A local agency may amend its zoning ordinance or 40 general plan to incorporate the policies, procedures, or other 98
- 5 - AB 2299 1 provtswns applicable to the creation of second units if these 2 provisions are consistent with the limitations of this subdivision. 3 (5) A second unit that conforms to this subdivision shall be 4 deemed to be an accessory use or an accessory building and shall 5 not be considered to exceed the allowable density for the lot upon 6 which it is located, and shall be deemed to be a residential use that 7 is consistent with the existing general plan and zoning designations 8 for the lot. The second units shall not be considered in the 9 application of any local ordinance, policy, or program to limit 10 residential growth. 11 (c) A local agency may establish minimum and maximum unit 12 size requirements for both attached and detached second units. No 13 minimum or maximum size for a second unit, or size based upon 14 a percentage of the existing dwelling, shall be established by 15 ordinance for either attached or detached dwellings that does not 16 permit at least an efficiency unit to be constructed in compliance 17 with local development standards. 18 (d) (1) Parking requirements for second units shall not exceed 19 one parking space per unit or per bedroom. Aaaitional parkin:g 20 may be reqt1ireel pt'6' ia eel tb.flt a fhui ing is n1aelc thattlle additional 21 pa:rking require:m:en.ts are dit eetly related te the use efthe seeend 22 unit at1d are eohsistent with ex istmg Heighborhood standards 23 applicable te ex istiflg ehveui:ngs. Off-street parking shall be 24 permitted in setback areas in locations determined by the local 25 agency or through tandem parking, unless specific findings are 26 made that parking in setback areas or tandem parking is not feasible 27 based upon specific site or regional topographical or fire and life 28 safety conditions, or that it is not permitted anywhere else in the 29 jurisdiction. 30 (2) When a garage, carport, or covered parking structure is 31 demolished in conjunction with the construction of a second unit, 32 and the local agency requires that those off-street parking spaces 33 be replaced, the replacement spaces may be located in any 34 configuration on the same lot as the second unit, including, but 35 not limited to, as covered spaces, uncovered spaces, or tandem 36 spaces, or by the use of mechanical automobile parking lifts. 37 (e) Fees charged for the construction of second units shall be 38 determined in accordance with Chapter 5 (commencing with 39 Section 66000). 98
AB 2299-6- 1 (f) This section does not limit the authority oflocal agencies to 2 adopt less restrictive requirements for the creation of second units. 3 (g) Local agencies shall submit a copy of the ordinances adopted 4 pursuant to subdivision (a) to the Department of Housing and 5 Community Development within 60 days after adoption. 6 (h) As used in this section, the following terms mean: 7 (1) "Living area," means the interior habitable area of a dwelling 8 unit including basements and attics but does not include a garage 9 or any accessory structure. 10 (2) "Local agency" means a city, county, or city and county, 11 whether general law or chartered. 12 (3) For purposes of this section, "neighborhood" has the same 13 meaning as set forth in Section 65589.5. 14 ( 4) "Second unit" means an attached or a detached residential 15 dwelling unit which provides complete independent living facilities 16 for one or more persons. It shall include permanent provisions for 17 living, sleeping, eating, cooking, and sanitation on the same parcel 18 as the single-family dwelling is situated. A second unit also 19 includes the following: 20 (A) An efficiency unit, as defined in Section 17958.1 of Health 21 and Safety Code. 22 (B) A manufactured home, as defined in Section 18007 of the 23 Health and Safety Code. 24 (i) Nothing in this section shall be construed to supersede or in 25 any way alter or lessen the effect or application of the California 26 Coastal Act (Division 20 (commencing with Section 30000) of 27 the Public Resources Code), except that the local government shall 28 not be required to hold public hearings for coastal development 29 permit applications for second units. 30 SEC. 2. No reimbursement is required by this act pursuant to 31 Section 6 of Article XIII B of the California Constitution because 32 a local agency or school district has the authority to levy service 33 charges, fees, or assessments sufficient to pay for the program or 34 level of service mandated by this act, within the meaning of Section 35 17556 of the Government Code. 0 98
Page 1 of 1 Search Results Tuesday, June 14, 2016 AB 2299 (Bloom D) Land use: housing: 2nd units. (Amended: 4/5/2016) Status: 6/9/2016-Referred to Corns. on T. & H. and GOV. & F. Location: 6 9 2016-S. T. & H. Calendar: 6/14/2016 1:30 p.m.- John L. Burton Hearing Room (4203) SENATE TRANSPORTATION AND HOUSING, BEALL, Chair Summary: The Planning and Zoning Law authorizes the legislative body of a city or county to regulate, among other things, the intensity of land use, and also authorizes a local agency to provide by ordinance for the creation of 2nd units in single-family and multifamily residential zones, as specified. This bill would, instead, require a local agency to provide by ordinance for the creation of 2nd units in these zones. The bill would also specify that a local agency may reduce or eliminate parking requirements for any 2nd unit located within its jurisdiction. This bill contains other related provisions and other existing laws. Attachments: AB 2299 (Bloom) OPPOSE. Asm. Local Gov., 4.13.16 AB 2299 (Bloom) Oppose, Author & Asm. HCD. 4-6-15 Oppose Total Measures: 1 Total Tracking Forms: 1 Policy Committee (primary) Housing Community and Economic Development League Position Primary Lobbyist Harris, Kendra Position Taken 2nd Lobbyist Policy Committee (secondary) Policy Analyst 6/14/2016 7:41:58 PM http://ct3k1.capitoltrack.com/public/search.aspx?id=ad485199-37cd-42cd-8217-dl9b4d25... 6/14/2016