Temple City 2008-2014 Housing Element

City Council /Planning Commission Study Session September 27, 2012

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Presentation Overview

What is the Housing Element?

Temple City Update Process

Regional Housing

Needs Allocation (RHNA)

Residential Sites Analysis

Proposed Housing Programs

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What is the Housing Element? Part of the City’s General Plan

4 Major Components: Housing Needs Assessment Evaluation of Constraints to Housing Identification of Residential Sites Program Strategy to Address Needs

Each California city required to update every 5 years, subject to the statutory schedule

Required State HCD review for “certification”

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Benefits of HCD Compliance Presumption of legally adequate Housing Element in courts

If courts invalidate Element, suspend City’s authority to issue building permits/grant discretionary actions until brought into compliance

Maintain discretionary review over affordable

housing projects

Maintain eligibility for State housing funds

Don’t face RHNA carry-over into next Housing Element cycle

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Temple City Housing Element Process to Date

Housing Task Committee (12 mtgs) – developed recommendations for Element

Planning Commission (3 public hearings) – finalized Housing Element recommendations

City Council (1 public hearing) - authorized submittal of draft Element for State HCD review

HCD Comment Letter #1 Nov 2008

HCD Comment Letter #2 Dec 2009

Primary Issue – Inadequate sites to address RHNA

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Housing Element Process – 2012 New Approach

Detailed GIS-based analysis of all vacant and underutilized sites

Informal State HCD review of draft sites analysis to confirm approach

Preparation of concrete housing programs for implementation

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Housing Element Process – Next Steps

Confirm Housing Element approach with City decision-makers → submit to State HCD

Request expedited 30 day HCD review

Upon receipt of HCD compliance letter, schedule Planning Commission and City Council public hearings. Send adopted Element to HCD.

Element Implementation - adopt zoning text amendments prior to start of next Housing Element cycle (October 2013)

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Who in Temple City Needs Affordable Housing?

People who work in Temple City

and cannot afford to live hereTeachers, nurses, police officers, retail workers, childcare providers

Special needs householdsSenior citizens, disabled persons, single-parent households

Children of long-time Temple City residents

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Regional Housing Needs (RHNA)

RHNA = Regional Housing Needs Allocation

Requires cities to zone for “fair share” of region’s housing needs Based on State population growth Mix of housing for all economic segments Affordability linked to zoning and density

RHNA is a planning target, not a building quota

Setting the Table for RHNA

The RHNA represents the minimum number of housing units each community is required to provide “adequate sites” for through zoning and is one of the primary criteria necessary to achieve HCD approval of the Housing Element.

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Income Level2012 Income(4 person hh) Units

“Default Density”

Very Low(<50% AMI)

$42,150 249 units Min. 30 du/acre

Low(51-80% AMI)

$67,450 156 units Min. 30 du/acre

Moderate(81–120% AMI)

$77,750 165 units Min. 10du/acre

Above Moderate(>120% AMI)

> $77,750 417 units

Total 987 units

Temple City’s 2006-2014 RHNA

Underutilized Sites Criteria

Low ratio bldg floor area to parcel size (FAR) < 0.50 FAR in DSP and R-3 < 0.30 FAR in R-2

Low value of existing buildings Assessed bldg value < 40% total property

value Min. 30 year age of existing buildings

Visual checks to confirm viability for recycling

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Slip sheet for DSP map

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Downtown Specific Plan Sites

Grouping of adjacent underutilized parcels into 13 larger development opportunity sites

Recommended adjustment of DSP standards to facilitate housing (HE Program #1)

Allow 30 du/acre densities for non-senior housing

Identified capacity for up to 345 units on 13 development opportunity sites

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Slip sheet for underutilized R-2/R-3 map

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Underutilized R-3 Sites

31 groupings of underutilized R-3 sites

Significant opportunities for consolidation of adjacent underutilized parcels

Recommended adjustment of R-3 standards on parcels which do not border R-1 areas to facilitate development (HE Program #2)

Allow 30 du/acre densities Allow 3 story building heights

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RHNA by Income Level

2006-12 Bldg Permits/ Plng Apprvl

Downtown Specific Plan

R-212 du/ac

R-318 du/ac

R-330 du/ac

2nd

Units

Total Site Capacity

Very Low249 units 24 173 101 10 308

Low156 units -- 172 101 273

Moderate165 units 14 91 105

Above Mod417 units 364 188 552

Total987 units 402 345 188 91 202 1,238

RHNA and Sites Capacity

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Housing Element Programs

Adequate Housing Sites1. Downtown Specific Plan *

2. Multi-family Sites Inventory/Development Incentives *

3. Lot Consolidation Incentives *

4. Zoning for Special Needs *

5. Energy Conservation Program

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Housing Element Programs

Affordable Housing6. Section 8 Rental Assistance Program

7. Affordable Housing Development Assistance

8. Second Units

9. Revise Density Bonus Procedures

10. Prepare Inclusionary Housing Policy

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Housing Element Programs

Removal of Governmental Constraints11. Multi-family Residential Review Process *

12. Reasonable Accommodation Procedure

13. Housing for the Disabled Zoning Code Amendments

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Housing Element Programs

Conserve Existing Affordable Housing14. Housing Code Enforcement Program

15. Handyworker Assistance Program

16. Home Improvement Loan Program

Fair Housing17. Fair Housing Services

18. Fair Housing Information

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New/Modified Programs for HCD Compliance

1. Downtown Specific Plan * Allow side-by-side commercial/residential mixed use with

ground floor residential (except CC district) Allow 30 du/acre for non-senior housing Eliminate CUP for residential Eliminate 1 acre minimum lot size for mixed use

2. Multi-family Sites/Development Incentives * Allow 30 unit/acre, up to 3 story building height Allowance for reduced parking based on parking study Elimination of CUP requirement Lot consolidation incentives (refer to Program 3)

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New/Modified Programs for HCD Compliance

3. Lot Consolidation Incentives * Extend consolidation incentives from DSP to R-3 zone

4. Zoning for Special Needs * Per SB 2, allow emergency shelters as a permitted use

in the C-3 zone along Rosemead Blvd.

11. Multi-family Residential Review Process * Eliminate residential CUP in DSP, R-2 and R-3 zones Replace with design and site plan review process

based on compliance with design-guidelines

Temple City 2008-2014 Housing Element

City Council /Planning Commission Study Session

September 27, 2012