los angeles county annual affordable housing …...affordable homes (2016) 107,638 at-risk...
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LosAngelesCountyAnnualAffordableHousingOutcomes
Report
April2017
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EXECUTIVESUMMARYIntroductionLosAngelesCounty’sshortageofaffordableandavailablehomestolower-incomefamiliescontinuestogrow.Withtheeliminationofredevelopmentagenciesin2012,inadditiontocutstofederalandStatefundingforaffordablehousing,LosAngelesCountyleadershaveactedtostemthetideofthehousingaffordabilitycrisis.ThisreportisdesignedtohelpguidetheCounty'sallocationofresourcesacrossbothnewandpreviouslyexistingaffordablehousingprograms.ThereportcompilesforthefirsttimealloftheinformationneededtosystematicallyanalyzeandaddressthedetailsoftheaffordablehousingneedwithgreaterbreadthanddepththantheCountyhaspreviouslyachieved.BackgroundTheLosAngelesCountyBoardofSupervisors(“Board”)adoptedaMotiononOctober27,2015,tocreateanAffordableHousingProgramsbudgetunitandestablishamulti-yearplantoprovidenewfundingforaffordablehousingnotalreadyallocatedtoexistingCountyhomelessnessorhousingprograms.TheMotionalsoestablishedanAffordableHousingCoordinatingCommittee(“Committee”)tooverseethecreationofanannualAffordableHousingOutcomesReport(“Report”).ThepurposeofthisReportistoassesstheneedforaffordablehomes,provideabaselineofexistingaffordablehousinginvestments,andrecommendhowtoguidefuturedeploymentofaffordablehousingresources.TheCaliforniaHousingPartnership(CHPC)andtheCorporationforSupportiveHousing(CSH)completedaTemplatefortheReportthattheBoardadoptedMarch30,2016.Sincethattime,CHPCandCSHhaveengagedCountydepartmentsandstakeholdergroupsonaroutinebasistogatherinformation,inventoryandassesscurrentCountyprograms,andascertainpotentialgapsinservice.Further,theCommittee,inconcertwithcommunitystakeholders,hasfacilitatedrobustpolicydiscussionsregardingrecommendationsforfutureallocationofCountyresourcesgiventhegapanalysisandinventorycontainedinthisreport.CompletingeachmajorsectionoftheReportinvolvedbothdataanalysisandrobuststakeholderengagementto“groundtruth”keyfindingsandensuresensitivitytolocalcontext.TheCommitteereviewedeachsectionoftheReportandsolicitedfeedbackthroughaseriesofpublicmeetingsfromJanuarythroughApril2017.ThesemeetingswereattendedbyCountyagencyheadsandmanagers,BoardofSupervisorsstaff,andcommunityadvocates.Themeetingsprovidedaproductiveforumforparticipantstoscrutinizefindingsandrecommendations.TheinputgatheredinthesemeetingswasinvaluableinfinalizingthefirstversionoftheannualReport,andinensuringthattheReportisasusefulaspossibletothe
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Countyinfurtheringitseffortstoconfrontthelocalhousingaffordabilityandhomelessnesscrisis.ReportStructureTheReportisdividedintofivesectionsthatcoverthefollowingcoretopics:
§ Section1.LosAngelesCountyAffordableHousingNeed§ Section2.InventoryofAffordableRentalHousingPropertiesandRentandOperating
SubsidyPrograms§ Section3.CountyAdministeredAffordableRentalHousingResources§ Section4.NeighborhoodAccessibilityandVulnerability§ Section5.Recommendations
Asoutlinedabove,theReportfirstestablishesabaselineofexistingaffordablehousingneedandaninventoryofaffordablehousinginvestmentsintheCountybygeographicarea.1Thisbaselinecanbeusedasabenchmarkuponwhichtotrackprogressmovingforward.ThereportthenusesthesefindingsasabasisformakingrecommendationsforhowtheCountyshouldguidefutureaffordablehousinginvestments.KeyFindings(Sections1-4)TheCountyofLosAngelesandpartnerlocaljurisdictionshaveexpendedsignificanteffortandresourcesworkingwithdevelopersandserviceproviderstoaddresstheaffordabilityandhomelessnesscrisisovertheyears.Byinvestinglocallycontrolledfundingintoaffordablehousingproduction,preservation,andrentalandoperatingsubsidies,aswellaspromotingpoliciessuchasinclusionaryzoninganddensitybonuses,theCountyhashelpedthesehousingprovidersleverageStateandfederalresourcessufficienttocreate109,000affordablehomesandtoassistmorethan107,000householdsmaintainaffordablehousingthroughvariousformsofrentalassistance.Unfortunately,althoughtheexistinginventoryofaffordablehomesandrentalassistanceprogramsintheCountyarehelpingstemthetideofhomelessnessandaddresstheaffordabilitycrisis,theyarenotcommensuratewiththeneedforaffordablehomes,whichextendswellbeyondthe47,000officiallyhomeless.TheReportfindsthattheCountyneedstoaddmorethan550,000affordablehomestomeetcurrentdemandamongrenterhouseholdsatorbelow50percentofAreaMedianIncome(AMI).
ThereportfurtherfindsthatnearlyalllowerincomerenterhouseholdsintheCountyareseverelycost-burdened,meaningtheyspendmorethanhalfoftheirincomeonrentandarein
1TheCountydirectedtheAuthorstouseServicePlanningAreas(SPAs)asthegeographiclensforassessingneedsandresources.
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dangerofbecominghomeless.Thisincludes92percentofthosewhoareDeeplyLowIncome(DLI),73percentofthosewhoareExtremelyLowIncome(ELI)and42%ofthosewhoareVeryLowIncome(VLI).2Meanwhile,virtuallynohigher-incomehouseholdsareseverelycost-burdenedandthevastmajority—including92percentofrenterhouseholdswithincomesabove120percentofAMI—spendlessthan30percentoftheirincomeonrent.AffordablehousinginLosAngelesCountyiscreatedbycombininglocal,state,andfederalfundingtogetherinthesameproperties—bynecessitytoovercomethehighcostsinvolved—aswellasthroughlocalpolicies,andrentalandoperatingsubsidyprograms.TheReportprovidesaninventoryofcurrentaffordablehousingresourcesandidentifiesrentalpropertiesatboththecountyandSPAlevelthatareat‘high’or‘veryhigh’riskofbeingconvertedtomarketrateunitswithinthenextfiveyears,accordingtotheCaliforniaHousingPartnership’slatestassessment.TheReportnotesthataperfectstormofrisingrentsandexpiringrestrictionshaveputtheCountyatriskoflosingnearly14,000existingaffordablehomesifstrongactionisnottaken,potentiallyworseningthecurrentcrisis.TheReportshowsthattheCounty'sexistinginventoryofaffordablehousingisalmostentirelylocatedwithinthetransit-accessibleneighborhoods—includingintransit-richareaswheregentrificationwasmostprominentfrom2000to2013.TheReportdescribesaninnovativetoolforevaluatingandsitingnewandpreservingexistinghousing–theLow-WageJobs-HousingFit.TheLow-WageJob-HousingFitistheratiooflow-wagejobstoaffordablehousinginanarea.TheCounty’sexistingaffordablehousingstockisconcentratedinareaswithrelativelygoodjobs-housingfit.TheCounty’sinvestmentstodate,whileachievingtheimportantgoalofhelpingtoaddressregionalsupplyissues,maynothavehelpedexpandhousingoptionsforlow-incomehouseholdsintoareaswithpoorfitthatarerelativelyinaccessibletothem.Newresources—someofthemlocallygenerated,suchastheCounty’sMeasureHfundsandtheCityofLosAngeles’sMeasureHHHfunds—presentacriticalopportunitytocreatetensofthousandsofnewaffordablehomes.However,theReport’sfindingsandrecommendationsunderscoretheurgencyforfurtheraffordablehousinginvestment,aswellastheimperativetotargethousingresourcestotheCounty’smostvulnerablepopulationsingreatestneedgiventhelimitedaffordablehousingresourcesavailable.Recommendations(Section5)TherecommendationsincludedintheReportaregroundedinthedetailedneedsanalysisandassessmentoftheexistinginventoryreferencedabove,andarealignedwiththeBoarddirectivetosupporttheproductionandpreservationofaffordablehomes,includingworkforcehousingandpermanentsupportivehousing,forverylowandextremelylow-incomeorhomelesshouseholds.TherecommendationsarealsointendedtocomplementcurrentCountyaffordable
2DLIisDeeplyLowIncomeor0-15%ofAreaMedianIncome;ELIisExtremelyLowIncomeor16-30%ofAMI;VLIisVeryLowIncomeor31-50%ofAMI.
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housinginitiatives,andmaximizetheefficiencyoftheCounty’snewinvestmentstomeettheneedforadditionalprioritypopulationswhoareunder-servedrelativetotheirneedforaffordablehomes.MultiplerecommendationsrelatetotheneedtodevelopandpreserveaffordablehousingthatservesthelowestincomehouseholdsintheCounty,whohavethehighestneedforaffordablehomes.TheyalsourgetheCountytobalanceitsexistingprioritytoservehomelessandotherspecialneedspopulationswithanewcommitmenttoservethelowestincomehouseholdswhodonothavespecialneedsandarelikelyunderservedrelativetotheirneedforaffordablehomes.Additionalrecommendationsrelatetotheneedtopreserveaffordablehousingpropertiesthatareathighriskofconvertingtomarketrateinthenextfiveyears—astrategythatcancosthalftotwo-thirdsasmuchasnewconstruction.Stillotherrecommendationsdiscusstheneedtogeographicallytargetaffordablehousinginvestmentsandtomaximizeleverageandalignmentwithlocal,State,andfederallow-incomehousingprogramstoincreaseaffordablehousingresources.Therecommendationsaresummarizedasfollows:
1. IncomeandPopulationTargetinga. FocusNewFundingontheLowestIncomeHouseholdsb. FocusNewFundingonNon-SpecialNeedsDLI,ELI,andVLIHouseholds
2. ShallowProject-BasedOperatingSubsidyforNon-SpecialNeedsDLIandELIHouseholds3. PreservationofExistingAffordableHousingResources
a. ProvideGapFundingtoPreserveAt-RiskPropertiesb. ActivelyTrackPreservationRisksc. ProvidePreservationTechnicalAssistance
4. LeverageLocal,StateandFederalResourcesa. Createa1-StopApplicationforPermanentSupportiveHousingb. MaximizeUseofFederalLow-IncomeHousingTaxCreditsc. IncreaseCompetitivenessfortheAffordableHousingandSustainable
CommunitiesProgramd. IncreaseCompetitivenessfortheVeteransHousingandHomelessPrevention
Program5. GeographicTargeting
a. ExpandChoicesandAccesstoOpportunitiesforFamilieswithChildrenb. UseBestPracticesinSitingPermanentSupportiveHousingc. PrioritizeSitesAccessibletoTransitandKeyAmenities
6. CDCNoticeofFundingAvailability(NOFA)Changesa. AvoidImposingAdditionalRequirementsb. MakeCreationandPreservationofAffordableHousingforNon-SpecialNeeds
DLI,ELI,VLI,andLIHouseholdsEligibleforNOFAFunding
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Takentogether,therecommendationinthisReportrepresentasubtlebutimportantshiftintheCounty’sfocusandresourceinvestments.ThetwolargestproposednewinitiativesarethecreationoftheShallowProjectBasedOperatingSubsidyandthePreservationofExistingAffordableHousing.Thetimelyandsuccessfulimplementationofthesetwoinitiativesinparticularwillrequirethecommitmentandcooperationofmultipledepartments.TheCountyhasindicatedthatitwillworkwithstakeholderstodiscuss,evaluate,andprioritizetherecommendationsincludedinthisReport.Inaddition,theBoardandtheCommitteewillusethisfirstannualReportasabaselineagainstwhichtomeasureprogressandreviseitsanalysisthroughfutureversionsoftheReportinsubsequentyears.
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Dashboard:CountywideSnapshot
CountyProfile+AffordableHousingNeedTotalPopulationinOccupiedHousingUnits(2015ACS1-YrEstimate,Total
PopulationinOccupiedHousingUnitsbyTenure) 9,995,860
TotalPopulationinOwner-OccupiedHousing(2015ACS1-YrEstimate,TotalPopulationinOccupiedHousingUnitsbyTenure) 4,779,808
TotalPopulationinRenter-OccupiedHousing(2015ACS1-YrEstimate,TotalPopulationinOccupiedHousingUnitsbyTenure) 5,216,052
AffordableHomeDeficitforDeeplyLow-Income(DLI)Households -148,960AffordableHomeDeficitforExtremelyLow-Income(ELI)Households -225,887
AffordableHomeDeficitforVeryLow-Income(VLI)Households -176,960CumulativeDeficitofAffordableRentalHomesforDLI,ELI,andVLI
Households -551,807
%ofDLIHouseholdsthatareSeverelyRent-Burdened 92%%ofELIHouseholdsthatareSeverelyRent-Burdened 73%%ofVLIHouseholdsthatareSeverelyRent-Burdened 41%
TotalHomelessPopulation(2016) 46,874
AffordableHousingandRentalAssistanceintheCountyAffordableHousingProperties(2016) 2,275
AffordableHomes(2016) 107,638At-RiskAffordableHousingProperties(2016) 232
At-RiskAffordableHomes(2016) 13,883PublicHousingUnits(2016) 10,129
HouseholdsreceivingRentalAssistance(2016) 107,092
CountyCapitalFundingforAffordableHousingDevelopmentandPreservationCountyCommunityDevelopmentCommission(CDC)CapitalBudgetfor
AffordableHousinginFY2016-2017 $27,186,500
CountyDepartmentofMentalHealth(DMH)CapitalInvestmentscommittedinCY2016 $14,162,397
RegionalHousingNeedsAllocation(RHNA)ProductionVersusGoal(County)
2014-2021RHNAGoalforELI/VLIHouseholds 7,655ProductiontoDateofAffordableHomesforELI/VLIHouseholds 226
2016ProductionforELI/VLIHouseholds 35
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StateCapitalFundingAvailabletoCountyDevelopmentsinCY2016
AwardedStatewide
$AwardedinLACounty3
%AwardedinLACounty
9%FederalTaxCreditsawarded4 $98,884,477 $29,458,711 29.79%4%FederalTaxCredits $229,615,414 $40,622,045 17.69%
StateTaxCredits $94,072,754 $27,226,965 29.94%AffordableHousingandSustainable
Communities(AHSC) $295,252,840 $64,572,3885 21.87%
VeteransHousingandHomelessPrevention(VHHP) $116,102,795 $56,291,020 48.48%6
NoPlaceLikeHome(NPLH) $07 $0 0%NationalHousingTrustFund(NHTF) $07 $0 0%
AffordableHomeShortfallinLosAngelesCounty(2016)
3IncludeawardstoincorporatedareasincludingtheCityofLosAngeles.4Netvalueof9%TaxCreditsawardedisapproximatelytentimestheannualaward.5AllAHSCfundswereawardedwithintheCityofLosAngeles.6StatetargetforLosAngelesCountyin2016was31%.7Nofundswereavailablein2016;fundsexpectedtobeawardedin2017.
0
200,000
400,000
600,000
800,000
1,000,000
RenterHouseholds AffordableandAvailableUnits
Shortfall
VLI
ELI
DLI
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SevereRentBurden(Paying>50%IncomeonRent)inLosAngelesCounty(2016)
92%
73%
41%
14%
3%0.4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
DLI ELI VLI Li Mod Amod
0%
7%1%
21%
9%
30%
12%
20%
PublicHousingDwellingbySPA10,129Homes
SPA1 SPA2 SPA3 SPA4SPA5 SPA6 SPA7 SPA8
0.1% 1%
70%
29%
PublicHousingDwellings byPHA10,129homes
BaldwinPark LomitaHACLA HACoLA
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89%
2%4%
3%
2%11%
IndividualsHousedbyHACOLAPrograms(2016)92,996 Individuals
HousingChoiceVoucherProgram ProjectBasedVoucherProgramVeteranAffairsSupportiveHousingProgram ShelterPlusCare/ContinuumofCare(S+C/CoC)Section8FamilyUnificationProgram(DCFS)
53%25%
22%
TotalHousingChoiceVouchersallocated(2015)
HACLA
HACoLA
AllOtherPHAs
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