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Melinda Coy, Policy Specialist California Department of Housing and
Community Development 2013
Updating the Housing Element Planning for your Community’s Future
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Life is Better When We are Connected
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The Living Realm not just the Housing Realm
Economy Health
Community Building
Sustainability
Transportation Education
Addressing broader needs such as aging populations
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Local Government Role
Most critical decisions about supply and affordability of housing occur at local level
Good Planning
Strong Leadership
+ Public Engagement
= Results
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Housing Element Law
Government Code Section 65580 declares:
“The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian is a priority of the highest order.”
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Housing Element Framework
• The COG allocates the regional need to each of the jurisdictions within its boundaries using a series of factors prescribed in State Law for use in the preparation of the housing element of the general plan.
• The housing element is required to be updated periodically (every 5-8 years) & is subject to mandatory State review.
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8
Housing Element: Key Statutory Provisions
Public Participation of all economic
segments of the community, including
low & mod households in particular
Projected Housing Needs (RHNA)
Inventory of Resources including Land.
Requires zoning sufficient land to address
projected growth, by income level.
Analyze and Address Potential
Governmental Constraints
Adopt Goals, Policies & Implementation
Actions
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SB 375 –Timing Changes
Projection Period = the time period for which the
RHNA is calculated
Planning Period = the time period for the housing element
Jurisdictions on 8-year planning cycles must adopt their
housing elements no later than 120 days after deadline or
will be required to revise their housing elements every
four years
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Submit Draft Element to HCD at least 60 or 90 days prior to adoption
60-day HCD Review
Consider HCD findings
Optional:
Resubmit
draft to HCD
Submit adopted element promptly to HCD
(Due Date of Dec 31, 2014 (est.))
90-day HCD review
If adopted within 120 days of due date If adopted after 120 days of due date
Revise in 8-years:
(Next Planning Cycle)
Revise in 4-years:
(December, 2018)
Adopt without changes
(Must include reasoning in resolution)
Amend element per
HCD findings and adopt
RE
VIE
W S
TE
PS
AN
D T
IMIN
G
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PROGRAMS
Housing Element Framework
Pu
blic
Pu
blic
Public
Public Participation
Participation
Participatio
n
Part
icip
atio
n
Review & Revise
Housing Needs
Sites Inventory
Regulatory
Framework
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Public Participation
Assists in the development
Identifies key community concerns
Leads to acceptance at time of adoption.
Key to implementation
Local government must make a diligent effort to achieve the public participation in all economic segments of the community.
“Why?”
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Review and Revision of Previous Element
PROGRESS
EFFECTIVENESS
APPROPRIATENESS
ADEQUATE SITES (AB 1233)
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Housing Needs Assessment
Population and employment
Households characteristics
Housing stock conditions
Special housing needs
Assisted housing at-risk of conversion to market-rate
Extremely Low-Income
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Potential Governmental Constraints
Land use controls
Building codes and enforcement
Site improvements
Fees and exactions
Permit and processing procedures
Housing for persons with disabilities
Describe AND Analyze
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Sites Inventory
Identify specific sites suitable for residential
development with capacity to meet the
locality’s housing need by income group and
housing type.
A thorough sites inventory will determine if
additional governmental actions are needed to
provide sites with appropriate zoning,
development standards, and infrastructure
capacity to accommodate the RHNA.
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Statutory Objectives of RHNA
• Increase housing supply & mix of housing types, tenure & affordability
• Promote infill development & socioeconomic equity, protection of environmental & agricultural resources, & encouraging efficient development patterns
• Promoting improved intraregional jobs-housing relationship
• Balancing disproportionate household income distributions
Source: Government Code 65584(d)
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The Regional Housing Need Allocation
The RHNA is . . . A projection of additional housing units needed to
accommodate projected household growth of all income levels by the end of the housing element’s statutory planning period.
The RHNA is not . . . Prediction of additional housing units or building
permit activity
Quota of housing that must be produced
Limited by existing residential land use capacity.
Limited by local growth controls.
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RHNA may generate controversy due to
Misperception that housing need allocation (new construction need) is required to be built whereas it is only required to be “planned for”
Gaps between RHNA and low production may lead to
misperception of low housing production reflecting normal conditions and projected needs reflecting unrealistic conditions
Requiring planning for affordable housing when it may not be desired
State involvement in local land use decision making, including density issues
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Housing Element Land Inventory must accommodate RHNA, determining where and how Current & proposed sites for
residential development within
planning period, which may
include:
• Infill sites
• Transit Oriented
Development sites
• Undeveloped sites
• Redevelopment sites
• Mixed Use sites
• Sites to be annexed
• Restricted portion of
“Preservation units”
• Vacant sites
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Zoning Realistic Capacity Suitability of Sites
Site analysis Vacant Non-Vacant
Infrastructure and environmental constraints
Analysis or Default Density
Housing for a variety of types
Minimum Density and/or Analysis
Determination of Adequate Sites Sites Program Alternative
Inventory of Sites
(Listing and Maps of Sites)
Program
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Emergency shelters Transitional housing Supportive housing Single-room occupancy Second units Farmworkers (permanent and seasonal) Manufactured housing and mobilehomes Multifamily
Zoning for a Variety of Housing Types
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Housing Programs (GC 65583(c))
Specific commitment and timeframe
Agency responsible
Beneficial Impact
Program: Reduce per-unit impact fees for small downtown housing units, to reflect smaller household sizes and lesser impacts. Responsibility: Planning Department and City Council Timing: December 30, 2014
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Housing Programs
Adequate sites
Facilitate housing development for low- & moderate-income households (including extremely low)
Remove/mitigate constraints
Conserve/improve existing stock
Preserve units at-risk
Promote equal housing opportunities
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Implementation Challenges
Limited resources
Loss of federal and state funding
Loss of RDA
Market based difficulties
Local concerns
Other?
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Planning and Land Use Laws that Address Regulatory Barriers
• SB 1087 (Florez) 2005: Requires local governments to IMMEDIATELY forward adopted
housing element to water and sewer providers. Requires water and sewer providers to establish specific procedures to grant priority service to housing with units affordable to lower income households.
• SB 575 (Torlakson) 2005: Amended Anti-Nimby provisions which allow denial of project if
inconsistent with the General Plan and Zoning and locality has compliant Housing Element EXCEPT if proposed site is identified in Housing Element to accommodate low or moderate income need. Also if housing element does not identify adequate sites, this finding may not be made.
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• Prohibition against downzoning/no net loss:
Government Code Section 65863(b) limits downzoning of sites identified in housing element unless no net loss in capacity and community can still identify “adequate sites.”
• Streamlined procedural requirements for multifamily in multifamily zones
Government Code Section 65589.4: affordable multifamily developments are not to be subject to conditional use permits in multifamily zones.
Planning and Land Use Laws that Address Regulatory Barriers
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Other Housing and Land Use Tools
Least Cost Zoning (Government Code Section 65913):
local governments must zone sufficient vacant land for residential use with appropriate standards, in relation to zoning for nonresidential use. Appropriate standards means densities and development requirements contribute significantly to the economic feasibility of producing housing at the lowest possible cost
Density Bonus Law (Government Code 65915-65918) : requires local governments to provide density increases and reduce regulatory barriers.
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Tips
• AB 1233 Requirements
• Rezoning for the Fifth Round (Before the Due Date)
• Implementation before the Fifth Round (e.g., SB 2)
• Ask Questions
• Coalition build
• Use the housing element as a tool to achieve broader community development objectives
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We Want to Help!!!
Technical assistance in developing draft
Building Blocks website tool
Sample programs and analysis
frequent contact with staff throughout process
consider third party comments
site visits to provide assistance
State HCD www.hcd.ca.gov
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Why Housing Element Matter
Communities are strongest and most successful when workers and families have access to safe affordable housing.
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For More Information
www.hcd.ca.gov