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HomeMy WebLinkAboutEPC 2017-04-05 Item 5.1 Staff Report- Exhibit 1Exhibit 1 - Agreement: Voluntary developer agreement to provide required Rental Housing Impact Fee as units The agreement stipulates the units will be below-market-rate for at least 55 years. 3 4 47 159 Note below the number of units determined to be affordable without financial or deed restrictions and attach an explanation how the jurisdiction determined the units were affordable. Refer to instructions. 5 5a 116 116 5+O R5+ 170 Reporting Period 1/1/2016 1 2 Housing Development Information Project Identifier (may be APN No., project name or address) Unit Category Housing with Financial Assistance and/or Deed Restrictions 6 7 8 Housing without Financial Assistance or Deed Restrictions ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction Mountain View 5+R Assistance Programs for Each Development Tenure R=Renter O=Owner Affordability by Household Incomes Very Low- Income Low- Income Moderate- Income 5 See Instructions Agreement (see below) Above Moderate- Income Total Units per Project Deed Restricted UnitsEst. # Infill Units* 164164 See Instructions 5252 DB TCAC, LTF 170 502109 * Note: These fields are voluntary (10) Total by income Table A/A3 ► ► 17 (9) Total of Moderate and Above Moderate from Table A3 ► ► ► ► ► ►0 170 376 Table A 502 801 West El Camino Real 1101 West El Cmaino Real 779 E Evelyn Avenue 104 Annual Building Activity Report Summary - New Construction Very Low-, Low-, and Mixed-Income Multifamily Projects (11) Total Extremely Low-Income Units* 12/31/2016 5 12 1 -Reporting Period 1/1/2016 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction Mountain View 12/31/2016 Table A3 Activity Type (4) The Description should adequately document how each unit complies with subsection (c )(7) of Government Code Section 65583.1 0 0 0 0 0 (2) Preservation of Units At-Risk Extremely Low- Income* Very Low- Income Affordability by Household Incomes 1 Annual building Activity Report Summary for Above Moderate-Income Units (not including those units reported on Table A) * Note: This field is voluntary (5) Total Units by Income 0 6. Total 38 5. Mobile Homes 76 0 (3) Acquisition of Units 55 2. 2 - 4 Units 3. 5+ Units No. of Units Permitted for Above Moderate 1. Single Family 4. Second Unit 0 170 Please note: Units may only be credited to the table below when a jurisdiction has included a program it its housing element to rehabilitate, preserve or acquire units to accommodate a portion of its RHNA whichmeet the specific criteria as outlined in GC Section 65583.1(c)(1) Low- Income TOTAL UNITS (1) Rehabilitation Activity 170 * Note: This field is voluntary 7. Number of infill units* No. of Units Permitted for Moderate Table A2 Annual Building Activity Report Summary - Units Rehabilitated, Preserved and Acquired pursuant to GC Section 65583.1(c)(1) 0 2 -Reporting Period 1/1/2016 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 §6202 ) Jurisdiction Mountain View 12/31/2016 Total Remaining RHNA by Income Level 527 2,137 789 654 Remaining Need for RHNA Period ► ► ► ► ► 118 797 374 Deed Restricted Year 9 Total Units to Date (all years) 17 Income Level RHNA Allocation by Income Level Year 3 Non-deed restricted Low Deed Restricted 109 Very Low Deed RestrictedNon-deed restricted Enter Calendar Year starting with the first year of the RHNA allocation period. See Example. Year 8 Year 7 2015 2018 Year 4 Year 1 Year 5 Non-deed restricted 376 439 Moderate 2,926 Total Units ► ► ► 287 Total RHNA by COG. Enter allocation number: Note: units serving extremly low-income households are included in the very low-income permitted units totals. Permitted Units Issued by Affordability Table B Regional Housing Needs Allocation Progress 527 1,093 814 278 9 Year 6 2016 2017 2019 Year 2 502 Above Moderate 492 17 3 4 TABLE C: Program Implementation Status GOAL 1: SUPPORT THE PRODUCTION OF NEW HOUSING UNITS SERVING A BROAD RANGE OF HOUSEHOLD TYPES AND INCOMES. POLICY DESCRIPTION 1.1 Ensure that adequate residential land is available to accommodate the City’s Regional Housing Needs Allocation (RHNA). Staff continues to ensure that sufficient capacity is available by monitoring new development and any proposed General Plan Amendments or Zoning Amendments that will potentially restrict available residential land to meet the City’s RHNA allocation. 1.2 Work towards meeting the City’s Quantified Objectives for production, rehabilitation, and preservation during this Housing Element 2015- 2023 planning period (see Table 3.1). The City adopted a Rental Housing Impact Fee on December 11, 2012. In December 2014, the Rental Housing Impact Fee and the Housing Impact fee on Office/High Tech/Industrial Development were increased. The establishment of the Rental Housing Impact fee and the recent increase in the Rental Housing Impact Fee and the Housing Impact Fee on Office/High Tech/Industrial development will allow the City to generate more funding for affordable housing. During 2016, construction began on 116 new units affordable to low and very low-income households at 779 East Evelyn Avenue. In addition to this 100% affordable development, permits were issued for 10 Below Market Rate (BMR) units, 5 very low- income ownership units and 5 low-income rental units. The City has also completed the entitlement review process for 67 affordable studio units which will target extremely low-income and very low- income households. Thirty of the 67 units will be affordable to veterans. In 2016, for above moderate units, building permits for approximately 170 units were issued. 5 1.3 Encourage a mix of housing types, at a range of densities, that serves a diverse population, including units serving both young and mature families, singles, young professionals, single-parent households, seniors, and both first-time and move- up buyers. The City makes yearly contributions of $150,000 to the Housing Trust Silicon Valley that supports their First Time Homebuyers programs, affordable multiple-family projects, and initiatives to address homelessness. The City also began marketing new Below Market Rate (BMR) ownership units at 1101 West El Camino Real for very low-income households. In the past year, the City has funded a 67 unit affordable studio development located at 1701 West El Camino Real, which will serve veterans, chronically and formerly homeless and those in need of supportive services. In addition to the studios at 1701 West El Camino Real, ROEM Development Corporation’s new Evelyn Family Apartments will be an affordable housing development serving a variety of household sizes with the unit mix. The City of Mountain View continues to encourage a variety of housing types in market rate housing and its affordable housing. 1.4 Provide higher density housing near transit, in the Downtown, near employment centers, and within walking distance of services. The 2030 General Plan implements new land use standards through adoption of major Precise Plans for the San Antonio, El Camino Real and North Bayshore areas in 2014. The San Antonio, El Camino Real, and North Bayshore areas contain opportunities for new residential/mixed use development. Additionally, Staff is currently in the process of updating the Companion Unit Ordinance to remove constraints that may limit the construction of second units and be consistent with recent State law changes to allow more properties the opportunity to build a second dwelling unit. 1.5 Support the development of both rental and The City makes yearly contributions of $150,000 to 6 ownership housing serving a broad range of incomes, particularly extremely low-, very low-, and low-income households. the Housing Trust Silicon Valley that supports their First Time Homebuyers programs, affordable multiple-family projects, and initiatives to address homelessness. Mountain View continues to encourage a range of housing opportunities serving a variety of income levels and special needs populations. In 2016, ROEM Development Corporation received Council approval to construct 116 family units which will target low and very low-income households. In addition to the ROEM Development, Palo Alto Housing received entitlements in 2016 for a 67 unit affordable studio development which will provide 39 units for extremely low-income veterans and chronically homeless. In addition to the 39 ELI units, 10 units will serve very low-income households with the remaining 18 units targeting low income households. The City also began marketing new Below Market Rate (BMR) ownership units at 1101 West El Camino Real for very low-income households. 1.6 Ensure new residential development integrates with and improves the character of existing neighborhoods. The 2030 General Plan includes goals, policies and form and character guidance to achieve development that is compatible with and enhances surrounding residential character. The City’s development review process provides a mechanism for ensuring the design of new development achieves City objectives. TIMELINE IMPLEMENTATION PROGRAMS STATUS Ongoing 1.1 Financial Support for Subsidized Housing. Below Market-Rate Housing. Continue to implement the Below-Market-Rate (BMR) program. The BMR program requires new housing The City collects Housing Impact Fees and Rental Housing Impact Fees to address the impact on the demand for affordable housing, when new 7 developments over a certain unit count to provide at least 10 percent of their units to low- and moderate-income households or pay fees in lieu of the housing units. nonresidential uses and market-rate rental apartments are developed. On December 9, 2014, the Council increased the Housing Impact Fee for Office/HighTech/Industrial Development from $10.26 per net square foot to $25 per net square foot effective February 7, 2015. The increase in the fee will not apply to any office/high tech/industrial projects entitled prior to December 10, 2014. The Housing Impact Fee was not increased for Commercial/Retail/Entertainment/Hotel Development. The City Council also increased the Rental Housing Impact fee from $10.26 per square foot to $17.00 per habitable square foot effective February 7, 2015. The increase in the fee will not apply to any rental projects entitled prior to December 10, 2014 or a project that has filed a formal application that includes a master plan and is entitled by June 30, 2015. Rental Housing Impact Fee and Housing Impact Fee. Continue to implement the Rental Housing Impact Fee ordinance and the Housing Impact Fee ordinance to facilitate collection of funds for subsidized housing serving lower-income households. The Rental Housing Impact Fee is assessed based on habitable square footage within new apartment developments in Mountain View. The Housing Impact Fee is assessed on a per square foot basis on new office, industrial, hotel, and retail development in Mountain View. The City collects Housing Impact Fees and Rental Housing Impact Fees to address the impact on the demand for affordable housing, when new nonresidential uses and market-rate rental apartments are developed. On December 9, 2014, the Council increased the Housing Impact Fee for Office/HighTech/Industrial Development from $10.26 per net square foot to $25 per net square foot effective February 7, 2015. The increase in the fee will not apply to any office/high tech/industrial projects entitled prior to December 10, 2014. The Housing Impact Fee was not increased for Commercial/Retail/Entertainment/Hotel Development. The City Council also increased the Rental Housing Impact fee from $10.26 per square foot to $17.00 per habitable square foot effective February 7, 2015. The increase in the fee will not 8 apply to any rental projects entitled prior to December 10, 2014 or a project that has filed a formal application that includes a master plan and is entitled by June 30, 2015. Financial Support. Continue to provide financial support to local subsidized housing developments using public funds such as BMR In-Lieu Fees, Housing Impact Fees, Revitalization District funds, and contributions to the Santa Clara County Housing Trust Fund. In addition, use the housing set-aside funds from the Revitalization District in a timely and fiscally responsible manner to support the development of subsidized housing in Mountain View. Use the City’s 2010-2015 Consolidated Plan priorities for housing need and investment as a guide for allocation of financial support. The Consolidated Plan places a high priority on extremely low- and very low- income small, large, and elderly households and low- income large households. In the past year, the City has reserved or appropriated approximately $36 million in City housing funds for three developments at 779 East Evelyn, 460 North Shoreline and 1701 West El Camino Real, that will account for approximately 234 units serving extremely, low and very low- income households. A portion of these units are intended for Veterans. The City’s funding will be leveraged with approximately $100 million in other funding sources, primarily tax credits and bond financing. The City’s housing fund includes monies collected from the Housing Impact Fee and Rental Housing Impact Fee. The City has seen a marked increase in recent development activity and housing impact fees collected. The City appropriated $21.7 million for a 116-unit affordable development on East Evelyn Avenue which began construction in June 2016. In addition to the ROEM development, Palo Alto Housing has also received a funding appropriation in the amount of $8 million to develop 67 studio units at 1701 West El Camino Real. At least 30 of these units will be reserved for Veterans. The City also contributes on an annual basis roughly $150,000 to the Housing Trust Silicon Valley. Ongoing 1.2 Extremely Low-Income Housing. Continue to initiate partnerships and work with affordable housing developers to assist the development of In February 2014, the City released a second NOFA for affordable rental and ownership housing developments. So far, the City has appropriated 9 housing affordable to extremely low-income households. When funding is available, the City will initiate a Notice of Funding Availability (NOFA) process to inform and select a qualified developer to pursue developments, including leveraging the local affordable housing funds, assisting in the application for State and federal financial resources, and offering a number of incentives such as fee deferrals, streamlined processing and modified parking and development standards. $21.7 of the funding to ROEM Development Corporation to construct a 116-unit affordable development at 779 East Evelyn Avenue and $8 million to Palo Alto Housing (PAH) for a 67 studio unit affordable development at 1701 West El Camino Real. The City also reserved funding for MidPen Housing’s 51 affordable family units at 460 North Shoreline Boulevard. The PAH development will have 39 ELI studio units. Ongoing 1.3 Partnerships with Subsidized Housing Developers. Collaborate with subsidized housing developers to optimize their eligibility for financing under various federal, State, County and private programs, such as CDBG, the Low Income Housing Tax Credit program, the Santa Clara County Housing Trust Fund, the Sobrato Family Trust, and others. The City continues to work with affordable housing developers such as ROEM Development Corporation, Palo Alto Housing, MidPen Housing and First Community Housing. In 2016, the City hosted a developer’s forum to seek feedback on the affordable housing NOFA and RFQ process. Ongoing (Annual Review) 1.4 Update Zoning Ordinance. Update the Zoning ordinance and development standards to be compatible with the updated General Plan. The 2030 General Plan implements new land use standards through adoption of major Precise Plans for the San Antonio, El Camino Real and North Bayshore areas in 2014. The San Antonio and El Camino Real areas contain opportunities for new residential/mixed use development and the North Bayshore Precise Plan is being updated to include residential uses. Additionally, the City is in the process of updating the Companion Unit Ordinance to allow more properties the opportunity to build a second dwelling unit. Ongoing 1.5 Lot Consolidation. The City will continue to encourage lot consolidation when smaller, underutilized parcels adjacent to each other are redeveloped. Staff will work with applicants on a preliminary basis for no cost prior to application The subdivision process has been posted on the City's website to support lot consolidation. In addition, the new El Camino Real Precise Plan includes guiding principles and standards to encourage small parcel aggregation along the 10 submittal. The lot consolidation procedure will be posted on the City website and discussed with developer during the informal review process. The City will continue its sliding scale density that allows higher density with consolidation of lots in the R3 zoning district and the Downtown Precise Plan; maintaining the minimum 1-acre lot size in the R4 zoning district; and consider amending the CRA standards to allow sliding scale that allows higher density with the consolidation of lots. corridor. Staff will continue to work with applicants at no cost to encourage lot consolidation. The major developments are either currently going through the approval process or were approved in 2016 for lot consolidation: 2268 West El Camino Real, 400 San Antonio Road, 582 Hope Street and 1701 West El Camino Real. Ongoing 1.6 Underutilized Sites. The City will proactively encourage the development of underutilized zoned sites specifically in the CRA Zoning District and Downtown Areas. The City has identified appropriate site and regulatory incentives within the Housing Element to assist developers. The City will evaluate, periodically, whether the incentives provided are appropriate to ensure that new residential development within these areas in occurring. As necessary, the City will modify this program to ensure that infill development remains a realistic and viable development strategy. City Staff continues to promote the redevelopment of underutilized sites through informal meetings with developers and has identified appropriate sites in the Housing Resources section, which is posted on the City website to accommodate development of a variety of housing types. The San Antonio, El Camino Real, and North Bayshore precise plans provide opportunities for higher intensity development which will serve as an incentive for redevelopment of underutilized parcels in those areas. Ongoing 1.7 Density Bonus. During the 2007-2014 planning period, the City revised their density bonus ordinance to be consistent with State law, which included decreasing the number of affordable units a developer must provide to receive a density bonus and allowing up to three regulatory concessions. The updated ordinance is intended to facilitate the development of housing for low and very low-income household that is restricted to a period of no less than 45-55 years. The City continues to promote the use of the State Density Bonus Ordinance that offers bonuses for the provision of affordable housing, depending on the amount and type of subsidized housing provided, consistent with revised Government Code §65915. This information is provided at City Hall and online at the City’s website to promote the application of this ordinance. Between 2014 and 2016, four projects with a density bonus were approved: 1701 West El Camino Real, 400 San Antonio Road, 1998 Montecito Avenue, and 1101 West El Camino Real. Ongoing 1.8 Federal and State Policy Initiatives. Support The City continuously monitors Federal and State 11 legislation to continue, expand, or develop financing programs for subsidized housing programs. legislation and is supportive of efforts that involve financing options for affordable housing. Ongoing 1.9 Project Design and Integration. Work with developers and the community to ensure new projects provide appropriate transitions with existing buildings and neighborhoods. As many recently approved projects include higher density development on underutilized sites, City Staff recognizes that it is critical to provide adequate transitions to existing land uses, particularly single-family neighborhoods. The General Plan includes goals and policies to ensure project designs are appropriately integrated into existing neighborhoods. Staff has worked with developers on the following projects providing appropriate transitions (i.e. building heights and setbacks) with surrounding lower-density neighborhoods: 1616 West El Camino Real; 500 Ferguson, 1701 West El Camino Real, 100 Moffett Boulevard, 801 West El Camino Real, 400 San Antonio Road and 1255 Pear Avenue. Ongoing 1.10 Innovative Housing Programs. Continue to encourage innovative housing programs such as co-housing, shared housing, and intergenerational housing. Maintain an updated zoning code that allows for these alternative types of housing development and provide technical assistance to developers seeking to build innovative housing projects. On a project by project basis the City will be flexible with development standards such as parking and setbacks in order to facilitate the construction of innovative housing programs. In 2012, the Mountain View City Council approved a 19-unit, three-story, “co-housing” development project over an underground garage (445 Calderon Avenue) which included moving an existing historic home onsite. The project is marketed as a new “old fashioned” neighborhood of energy- efficient condominiums and common facilities, homes that promote collaboration and community, in a convenient walkable downtown location. The City expects that a number of the units will be inhabited by senior residents although the project is not age restricted. To approve the project the City also approved a density bonus to allow a BMR unit to be located in the historic home on-site. Ongoing 1.11 Units for Large Households. Continue to provide incentives to encourage subsidized and market rate housing developers to provide units in their MidPen Housing has submitted a NOFA proposal to increase family units on their Shorebreeze property at 460 North Shoreline. The developer is 12 projects that serve large families. proposing a combination of 20 two- and three- bedroom units on the site to accommodate families. ROEM Development Corporation included 45 two-bedroom and 15 three-bedroom units for its Evelyn Family Apartments (779 East Evelyn) development, which was approved by Council in 2016. Ongoing 1.12 Maintain Residential Development Capacity. Monitor the available residential capacity and evaluate development applications on properties identified in the site inventory included in Section 7, Housing Resources. Should the approval of a development project result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower- income households, the City will identify sufficient site to accommodate the shortfall. The City has identified a residential capacity surplus to accommodate 250 low-income units, 75 moderate-income units, and 1,971 above-moderate units. This surplus capacity and additional projects which were not identified in the Housing Element but provided low-income units, allowed the City to maintain an excess residential capacity for lower- income units. Staff will continue to monitor this residential capacity and evaluating development applications on properties identified in the Housing Element site inventory included in Section 7, Housing Resources. If a development project reduces capacity below the residential capacity needed to accommodate the City’s lower-income unit RHNA allocation, Staff will identify sites to accommodate the difference. Additionally, staff is expecting the addition of residential units in North Bayshore as well as East Whisman to assist with meeting the City’s lower-income units RHNA allocation. Ongoing 1.13 Boomerang Funds. Continue to set-aside 20% of the new Low-Moderate Income Housing Trust Funds of the former Redevelopment Agency funds (aka “Boomerang Funds”) to be used for the development of low and moderate income housing. In June 2015, the City of Mountain View committed to reserve “Boomerang” funds to be used for eligible housing related activities. The City has committed an amount equal to twentv percent of all funds distributed to the Citv as a taxing entity under the redevelopment dissolution laws. In the 2016-17 budget, the set-aside was 13 $51,000. In addition to the Boomerang funds, the successor agency has been receiving loan repayments from former redevelopment housing activities. Close to $1 million has accumulated since 2011 and the City will use these funds for affordable housing and plans to use up to $250,000 for eligible homeless services in the coming years. GOAL 2: PROVIDE ASSISTANCE TO HOUSEHOLDS AT DIFFERENT INCOME LEVELS TO ADDRESS THEIR HOUSING NEEDS. POLICY DESCRIPTION 2.1 Assist extremely low-, very low-, low-, and moderate-income households in renting or purchasing a home in Mountain View. The City makes yearly contributions of $150,000 to the Housing Trust Silicon Valley that supports their First Time Homebuyers programs, affordable multiple-family projects, and initiatives to address homelessness. In the past year, the City has reserved or appropriated approximately $36 million in City housing funds for three developments at 779 East Evelyn, 460 North Shoreline and 1701 West El Camino Real, that will account for approximately 234 units serving extremely, low and very low- income households. A portion of these units are intended for Veterans. The City’s funding will be leveraged with approximately $100 million in other funding sources, primarily tax credits and bond financing. The City appropriated $21.7 million for a 116-unit affordable development on East Evelyn Avenue which began construction in June 2016. In addition to the ROEM development, Palo Alto Housing has also received a funding appropriation in the 14 amount of $8 million to develop 67 studio units at 1701 West El Camino Real. At least 30 of these units will be reserved for Veterans. The City also began marketing new Below Market Rate (BMR) ownership units at 1101 West El Camino Real for very low-income households. 2.2 Support opportunities for community service workers, such as City and other public agency staff, teachers, and public safety personnel, to live in Mountain View. BMR units being built within the next year will provide housing opportunities for low-income households. The BMR program gives priority to public safety personnel, teachers and those who live and/or work in Mountain View. 2.3 Give priority for subsidized housing to persons who live or work in Mountain View whenever legally feasible. The affirmative marketing for the City’s subsidized developments are focused on households that live and/or work in Mountain View. The BMR program also gives preference to those who live or work in Mountain View. TIMELINE IMPLEMENTATION PROGRAMS STATUS Ongoing 2.1 Homebuyer Assistance Program. Continue to financially support the Housing Trust Fund’s homebuyer assistance programs and other federal, State, and local programs that enable moderate- income households to purchase homes. The City continues to support the Housing Trust Fund’s homebuyer program. Staff periodically meets with the Housing Trust staff to discuss programs and marketing opportunities. Ongoing 2.2 Priorities for Affordable Units. Continue to require housing impact fees and BMR in-lieu fees to mitigate the impact of new development on the need for affordable housing in Mountain View. Continue to support the City’s BMR program to give priority to City of Mountain View public safety workers, Mountain View public school teachers, and persons who live or work in Mountain View for housing units supplied through the program. The City continues to implement the various housing fee programs. For BMR units, the City has prioritized funding and housing assistance for public safety workers, teachers, and finally persons who either work or live within Mountain View. The City notices the availability of BMR units through ads in the local paper, articles in The View, multilingual outreach, signs and information posted on the website, outreach through churches and other non-profit organizations, and web announcements. 15 Ongoing 2.3 Partnerships with County Agencies. Work with the Housing Authority of the County of Santa Clara, the Santa Clara County Office of Affordable Housing, and other similar regional agencies to promote resident awareness of housing assistance programs. The City continues to work with the Housing Authority of the County of Santa Clara to promote affordable housing opportunities in Mountain View and to coordinate support of Mountain View’s affordable housing units through the Project Based Voucher (PBV) program. The City also continues to work closely with the Santa Clara County Office of Affordable Housing on funding opportunities for Mountain View’s affordable developments as well. In 2016, the CDBG entitlement cities (Palo Alto, Sunnyvale, Mountain View, Santa Clara, Cupertino, Gilroy, Milpitas, San Jose), and the Urban County of Santa Clara met on January 28, June 23, and November 3, to discuss new regulations and possible collaboration on preparation of the federal Fair Housing Assessment, and to share information and strategies for addressing affordable housing, homelessness, fair housing, and other issues of common concern. Ongoing 2.4 Anti-Displacement Strategies / Tenant Relocation Assistance Program. Monitor and assess the displacement risk of existing residents as projects are proposed. Implement the Tenant Relocation Assistance Program Ordinance adopted by Council, requiring developers to provide relocation assistance to very low-income tenants who are displaced by redevelopment or condominium conversion projects. In 2010, the City Council adopted a Tenant Relocation Assistance Ordinance requiring developers to pay for relocation assistance to very low- or extremely low-income households displaced by new development. In June 2014, the Council amended the ordinance to increase the amount of assistance and make more households eligible. Households with an income of 80% or less of the Area Median Income (AMI) are now eligible for relocation assistance. Also, eligible tenants will receive the cash equivalent of three months median market-rate rent for a similar apartment instead of two months of the tenant’s current rent. 16 In 2016, this ordinance was utilized in six redevelopment projects to assist with the relocation of 53 households. On November 8, 2016, the Community Stabilization and Fair Rent Act was adopted by voters to regulate rent increases and to provide just-cause eviction provisions. The effective date of the CSFRA is currently suspended due to a Temporary Restraining Order. The hearing on the preliminary injunction is currently scheduled for April 4, 2017. GOAL 3: CONSERVE AND IMPROVE MOUNTAIN VIEW’S HOUSING STOCK. POLICY DESCRIPTION 3.1 Maintain and improve housing in Mountain View to meet health, safety, fire and other applicable codes and standards. See program implementation status (below). 3.2 Continue and/or create programs to maintain or improve the character and quality of existing housing and neighborhood environments. See program implementation status (below). 3.3 Work with unsubsidized housing owners and property managers to retain units with expiring affordability contracts. The City does not have any projects with contracts that will expire soon. As projects expire in the future, the City will work with property managers to retain affordable units. 3.4 Preserve the City’s existing mobile home parks as vital source of affordable housing for a variety of income categories. See program implementation status (below). 3.5 Promote a balance of rental and ownership opportunities in the City. See program implementation status (below). TIMELINE IMPLEMENTATION PROGRAMS STATUS Ongoing 3.1 Code Enforcement Program. Continue to enforce The City continues to maintain the quality of the 17 the Municipal Code by addressing complaints as they are reported to City staff. existing housing stock by addressing housing code violations as they are reported. During the planning year, Code Enforcement addressed 266 housing violations that were reported. Ongoing 3.2 Multi-family Housing Inspection Program. Continue to inspect multi-family rental units throughout the City. On an annual basis the City Fire Marshal conducts inspections of multi-family rental units throughout the City. Staff is also available to address complaints as they are reported. For calendar year 2016, City staff conducted initial inspections of approximately 253 properties. Ongoing 3.3 Opportunities for Rehabilitation. Support efforts to rehabilitate apartments by collaborating on applications for state and federal funding or direct financial assistance. The City had a NOFA process that included acquisition and rehabilitation projects; to date, no proposals have been received for acquisition and rehabilitation. Consequently, the City has focused funding on new construction of subsidized units. The City has used CDBG and HOME funds to rehabilitate existing subsidized projects, including Tyrella Gardens, Ginzton Terrace and a major rehabilitation of the Sierra Vista I family apartments. Ongoing 3.4 Home Repair Assistance. Continue to contract with public service agencies to provide minor home repairs and access improvements for low-income and/or disabled residents. Continue use the Home Repair and Home Access Program to provide assistance to qualified homeowners with minor home repairs and modifications that make their units livable and/or accessible. The City contracts with firms to operate a minor home repair program for lower income households. Under the program, low income homeowners may receive minor repairs and low income homeowners and tenants can request accessibility modifications. Currently, the City funds Rebuilding Together Peninsula to provide these services. About 10-15 households are served annually. Ongoing 3.5 Condominium Conversion. Continue to regulate conversions of rental multifamily units to condominiums per the Municipal Code (Chapter 28, Article VIII). The City continues to regulate condominium conversions on a project-by-project basis per the City's Municipal Code. The City Code prohibits conversion of apartments to condominiums if the number of apartments citywide falls below 15,373 18 units. As of December 31, 2016, there were an estimated 16,351 apartments in the City, which exceeds the condominium conversion threshold by 978 units. As such, the City will consider condominium conversion applications on a case- by-case basis, consistent with Municipal Code requirements for such conversions. Ongoing 3.6 Preservation of Subsidized Housing Stock. Continue to monitor housing developments to ensure subsidized units are rented to the appropriate targeted income level and that properties are maintained in good condition. The City has posted their AB 987 Affordable Housing Database on its website and will continue to monitor affordable housing units including units at-risk of losing their affordability status. New units are also added and monitored. The City deed-restricts subsidized affordable housing for a minimum of 55 years. The vast majority of the City’s subsidized housing stock was built in the last fifteen years, which means that the issue of expiring deed restrictions will not emerge for a few decades. Ongoing 3.7 Mobile Home Parks. Preserve mobile home parks in the City by enforcing the provision established by the General Plan, Zoning Code, and Mobile Home Park Conversion Ordinance. The 2030 General Plan includes a “Mobile Home Park” land use designation to protect mobile home housing. This designation is shown on the General Plan Land Use map and any proposal to convert or eliminate a mobile home use from a property requires a General Plan amendment as well as a Zoning Code amendment. Additionally, proposals to displace a mobile home park require a conversion impact report as well as multiple review and approval processes before a conversion could be approved. The city will continue to allow and preserve mobile homes as a valuable housing resource. GOAL 4: ADDRESS, REMOVE, OR MITIGATE CONSTRAINTS TO HOUSING PRODUCTION POLICY DESCRIPTION 19 4.1 Periodically review and revise the City’s development standards, if necessary, to facilitate quality of housing for all income levels. See program implementation status (below). 4.2 Provide incentive, such as reduced parking standards and/or flexibility in other development standards, to facilitate the development of housing that is affordable to lower and moderate income households. See program implementation status (below). 4.3 When feasible, consider reducing or deferring development fees and continue streamlining the entitlement process to facilitate the provision of affordable housing. See program implementation status (below). TIMELINE IMPLEMENTATION PROGRAMS STATUS Ongoing (Annual Review) 4.1 Residential Development Standards. Periodically review residential development standards to identify standards that may constrain the development of affordable housing and housing for special groups, such as disabled individuals. Staff continues to annually review development standards to identify constraints and remove offset constraints, where possible. During the planning period, staff began to update the Companion Unit Ordinance to encourage development of more companion units and provide additional housing opportunities and diversity within the City. The ordinance will be updated in spring 2017. Ongoing 4.2 Reduced or Modified Parking Requirements. Continue to review applicants for reduced or modified parking on a case-by-case basis. Consider shared parking in mixed-use developments that include residential units and reduced parking standards in senior and subsidized projects as well as higher-density residential projects near transit or services. The City continues to work with developers to reduce the parking standards where appropriate. For example, ROEM Development Corporation requested a reduced parking ratio for their 116 unit affordable development located at 779 East Evelyn Avenue. A lower parking ratio of 1.75 spaces per unit instead of the 2.10 spaces per unit required by the City Code was approved with the project by the City Council. 20 Ongoing 4.3 Second Units. Conduct a study that evaluates the options, benefits, and impacts of modifying the City Code (Chapter 36, Article XII, Section A36.12.040) to remove constraints that may limit the construction of second units. Specifically, the City will evaluate the Park Land Dedication In-lieu Fee to determine if the current fee is appropriate to encourage second unit development or whether the City’s fee constraints the development of second units in any way. If the study supports removal of these constraints, the City should implement this change to the Municipal Code. Staff is currently in the process of updating the Companion Unit Ordinance to remove constraints that may limit the construction of second units and be consistent with recent State law changes. Staff is tracking the number of second units proposed and constructed. Between 2000 and 2015, 14 units were constructed. Between July 14, 2016 and February 28, 2017, after the City updated its Companion Unit Ordinance, 4 new units were built. Ongoing 4.4 Streamlined Entitlement Process. Identify and implement strategies to streamline the entitlement and building permit process. Examples include streamlining the development review process and updating the Zoning Ordinance and Precise Plans. Staff continues to implement permit streamlining. With completion of three Precise Plans (North Bayshore, El Camino Real, and San Antonio), development expectations consistent with the 2030 General Plan have been adopted for key areas of the City. New projects in the Precise Plan areas will follow typical, efficient permit processes, and smaller projects may be eligible for a more streamlined entitlement process. Ongoing 4.5 School District Coordination. To ensure that school districts are aware of the long range planning efforts occurring in the City and can provide adequate facilities to accommodate growth, Staff will communicate with the local school districts regarding potential new housing developments. Depending on the size and impact of a development project the City encourages developers to work with the school districts to ensure that facilities are available to new residents. School impact fees continue to be collected for new development projects City-wide and projects are analyzed through the environmental review process for potential impacts consistent with State law. City Staff continues to communicate with local school districts on planned City growth to assist in their student projections. Ongoing 4.6 Neighborhood Engagement. Continue to notify neighborhoods of proposed residential projects City Staff actively updates a list of proposed and approved projects on the Planning Division 21 and rezoning, and continue to encourage developers to engage neighborhoods early in the planning process. website and provides project notices at various points during the development review process. Depending on the size of the development, the City encourages developers to communicate and share information with groups regarding their proposed projects. For affordable developments, the City proactively schedules neighborhood meetings to receive feedback from the neighborhood on the proposed development. This has been an effective tool to engage the community and seek input on affordable developments in the City. Implemented by January 31, 2015 4.7 Water and Sewer Service Provider Coordination. In accordance with Government Code Section 65589.7, as revised in 2005, immediately following City Council adoption, the City will deliver a copy of the 2015-2023 Housing Element to all public agencies or private entities that provide water or sewer services to properties within the City of Mountain View. The City has delivered a copy of the Housing Element to all public agencies or private entities that provide water or sewer services to properties within the City. Additionally, the City ensures water and sewer providers are aware of the City’s plans for residential development throughout the City. Ongoing 4.8 Flood Management. Continue to utilize information from the General Plan and consider flood risks in all future land use decisions. As part of the recent General Plan update, the City revised the General Plan conservation and safety policies to consider flood risks as they relate to future land use decisions. The Infrastructure and Conservation and Public Safety Elements have been updated to identify rivers, creeks, streams, flood corridors, riparian habitats, and land that may accommodate floodwater for purposes of groundwater recharge and storm water management. Additionally, these Elements identify information regarding flood hazards, including, but not limited to flood hazard zones, National Flood Insurance Program maps published by FEMA, information about 22 flood hazards designated floodway maps, dam failure inundation maps, areas subject to inundation in the event of the failure of levees or floodwalls, etc. as listed in Section 65302(g)(2). These Elements establish a set of comprehensive goals, policies, and objective for the protection of the community from the unreasonable risks of flooding. GOAL 5: SUPPORT FAIR AND EQUAL HOUSING OPPORTUNITIES FOR ALL SEGMENTS OF THE COMMUNITY. POLICY DESCRIPTION 5.1 Support programs to address discrimination in the sale, rental and development of housing. The City annually funds a non-profit agency to provide fair housing counseling, education and enforcement. In 2016, the City spent $25,000 for these services. 5.2 Support mediation programs between housing providers and tenants. The City provides about $83,000 annually to support the Mountain View Mediation Program that provides free dispute resolution services, including mediation for housing providers and tenants. In 2016, $100,000 was budgeted for a new program, the Rental Housing Dispute Resolution Program, providing mandatory participation in mediation and non-binding arbitration for certain landlord-tenant issues, such as rent increases over 7.2%. Four annual workshops for landlords and tenants were conducted, improving the knowledge of participants on their rights and responsibilities under the California Civil Code and local ordinances. 5.3 Encourage and support the maintenance/preservation and development of subsidized housing that serves low-income households, seniors, disabled individuals, the The 26-unit studios project at 1581-1585 El Camino Real, approved in 2013 and completed in September 2015, provides 26 units for developmentally disabled adults. Studio 819 is a 23 homeless, larger households, and other special needs populations. 49-unit studios project at 819 North Rengstorff Ave. was also approved in 2013 and finished construction in April 2015; it is estimated to have about 25% seniors and the studios with the lowest rents will provide viable options to homelessness. In addition, the newly approved PAH development located at 1701 West El Camino Real will provide affordable units to chronically homeless or formerly homeless veterans. The studio units are expected to receive building permits in April 2017 with a goal of being available for lease in late 2018. TIMELINE IMPLEMENTATION PROGRAMS STATUS Ongoing 5.1 Emergency Resources to Prevent Homeless. In 2006, the City Council adopted the 2006-2011 Affordable Housing Strategies which included funding for the Emergency Rental Voucher Program operated by the Community Services Agency (CSA) of Mountain View, Los Altos, and Lost Altos Hills. This program provides one-time emergency rental assistance to low-income households and motel vouchers for persons who need emergency short term housing. The City also provides assistance to programs that provide short-term shelter, supportive and transitional housing, and emergency assistance to persons who are homeless or at risk of homelessness, including runaway youth. The City of Mountain View is an active participant in the creation of new transitional and supportive housing facilities to address homelessness, through regional collaboration and cooperation with nonprofit agencies, housing developers, and other jurisdictions. Throughout the planning period, City Staff attended quarterly meetings held by the CDBG Coordinators group (January 28, June 23 and November 3, in addition to meeting with non-profit agencies and developers to identify possible projects that could be implemented in future years. The City currently supports, and will continue to provide oversight for, the two transitional homes located within the City: 1) Alice Street Transitional Home which serves up to five formerly homeless persons and 2) Quetzal House, a local youth shelter and transitional home operated by the Bill Wilson Center that serves about 40-50 homeless youth annually. And in an effort to further help end chronic homelessness, 24 the City has funded the San Antonio Place Efficiency Studios that include 10 units for persons transitioning out of homelessness. The City continues to look for opportunities to fund supportive housing units within the City in new affordable developments. In October 2016, the City identified potential short-term homelessness response and longer- term homeless housing strategies for Council consideration. Short-term responses include funding outreach workers and case workers to identify homeless individuals; to connect them with housing and services as appropriate; and to respond to the human service needs of those living in vehicles/RV’s. A strategy to respond the longer-term housing needs of the homeless is being developed based on Council input. Ongoing (Annual Review) 5.2 Special Needs Housing. Continue to build relationships with non-profit agencies, other jurisdictions, and developers on regional approaches to housing persons with physical or mental disabilities, victims of domestic violence, and the homeless with special needs to provide supportive or transitional housing. Encourage special needs housing by providing technical assistance through the entitlement process and making funding available for Council approved projects. The City has successfully initiated the development of a range of subsidized housing including units for special needs groups. Whenever feasible projects are located near transit and other services, however the high cost and limited availability of land, makes siting requirements difficult. On January 22, 2013, the City Council approved a 27-unit studio unit project for the developmentally disabled at 1585 West El Camino Real, which is a high frequency transit route. This project completed construction in September 2015. Palo Alto Housing has also received a funding appropriation in the amount of $8 million to develop 67 studio units at 1701 West El Camino Real. At least 30 of these units will be reserved 25 for veterans. The City also assists developers through the entitlement process by providing a streamlined timeframe for approval. Ongoing 5.3 Mediation and Fair Housing Programs. Maintain and promote a non-discriminatory environment in all aspects of the private and publicly funded housing markets in Mountain View and to foster compliance with the non-discrimination provisions of the Fair Housing Act. Continue outreach to educate tenants about existing mediation and fair housing programs. Throughout the planning period, the City has provided funding to Project Sentinel who is an active member of the Santa Clara County Fair Housing Task Force. The Santa Clara County Fair Housing Task Force meets quarterly to coordinate and collaborate on the promotion of fair housing. Through the task force, priorities have been established for fair housing outreach and education. Resources have also been identified within the municipalities, the community, and private industry that can be used to affirmatively further fair housing. Information from the Task Force is distributed by Project Sentinel and City Staff regarding activities are performed, to implement Task Force objectives. Project Sentinel also works closely with the Fair Housing Law Project (FHLP) and has asked the City to provide roughly $3,000 per year in in-kind services to support FHLP housing legal services for Mountain View residents. The FHLP attorneys provide guidance to Project Sentinel's housing counselors and take many cases that are not considered by other attorneys in private practice, including cases involving reasonable accommodation/disability, overly restrictive rules of conduct/familial status and similar issues. Ongoing 5.4 Reasonable Accommodation. To ensure that The City continues to evaluate the Municipal 26 sufficient provisions are provided by the City to facilitate a resident’s request for “reasonable accommodation” the City updated the Municipal Code to establish procedures, in accordance with fair housing and disability laws. On December 10, 2013, City Council approved amendments to the Municipal Code to provide for policies, procedures, and fees for reasonable accommodation in order to promote equal access to housing. Policies and procedures indicate the qualifying individuals who may request a reasonable accommodation (i.e., persons with disabilities, family-members, landlords, etc.) and specific procedures that must be followed. Code to identify and remove any constraints regarding reasonable accommodation as part of the comprehensive Zoning Code update. Ongoing 5.5 Senior Housing. Support developers of subsidized senior housing facilities through applications for State and federal funding, or with direct financial assistance. In 2016, the City funded the rehabilitation of 360 senior units located in Ginzton Terrace Apartments (107 units) and Fountains Apartments (124 units) and 56 family units located at Tyrella Gardens Apartments. These subsidized rental projects utilized $1.17 million in CDBG and $838,000 in HOME funds for the rehabilitation. Ongoing 5.6 Senior Care Facilities. Encourage a continuum of senior care facilities in Mountain View such as a senior residential community, life care facility, or assisted living facility. In addition, consider amending the Zoning Ordinance to establish development standards for senior care facilities. The City of Mountain View understands the importance of affordable housing options and desire for seniors to age in place. To accommodate the aging population the City has a number of housing options. There are 16 small assisted facilities for seniors in the City with a total capacity of 152 beds. In addition the smaller facilities available there are also 6 subsidized rental properties in the City with a total of 704 units. These larger complexes have units with one to two bedroom apartments and have deed restrictions to ensure affordability. In the next planning period, the City will conduct a 27 comprehensive zoning ordinance update. Ongoing 5.7 Housing for Developmentally Disabled Persons. Meet with affordable housing developers and advocates, public service providers and other groups that serve special needs households including the developmentally disabled to encourage development of projects targets for persons with developmental disabilities. The City is an active member of the CDBG Coordinator group, and participates through Project Sentinel in the Fair Housing Task force. These groups are both regional efforts that include leaders from the corporate, educational, and labor communities, as well as community fair housing advocates and local jurisdictions. These groups provide key opportunities to network, share information, and coordinate on projects. 1585 Studios, a 26-unit studios project at 1585 El Camino Real, was approved in 2013 and completed in September 2015 providing 26 affordable units for developmentally disabled adults. Every Five Years 5.8 Analysis of Impediments to Fair Housing Choice (AI). Prepare an Analysis of Impediments to Fair Housing Choice, every five years as required by the U.S. Department of Housing and Urban Development. The AI is a report that seeks to identify the various factors that may affect fair housing choice in the City and includes an action plan to overcome them. During the 2015-2023 planning period, the City will continue to prepare and update the City’s AI, as required by HUD. The City completed its update of the Analysis of Impediments (AI) in 2016. The actions to address identified needs are being implemented during the 2015-2020 Consolidated Plan cycle. Key City actions to remove barriers include adoption of a reasonable accommodation section in the Zoning Ordinance in 2015 and continued funding for fair housing counseling, education and enforcement. In 2016, the City funded this agency in an amount of $25,000 for fair housing services. Ongoing 5.9 Employee Housing Act. To comply with State law (Health and Safety Code Section 17021.5), the City will amend the Zoning Code to permit employee housing for less than six persons as a single family residential use, subject only to those regulations that apply to other residential dwelling units of the same type in the same zone. The City will amend the Zoning Code to comply with State law (Healthy and Safety Code Section 17021.5) concurrently with the comprehensive Zoning Code update. The City intends to be complete this during the planning period. 28 GOAL 6: PROMOTE ENVIRONMENTALLY SENSITIVE AND ENERGY-EFFICIENT RESIDENTIAL DEVELOPMENT, REMODELING, AND REHABILITATION. POLICY DESCRIPTION 6.1 Support environmentally sustainable practices in all aspects of residential development. See program implementation status (below). 6.2 Promote and support State and local programs for energy conservation and renewable energy system installation in existing homes. See program implementation status (below). TIMELINE IMPLEMENTATION PROGRAMS STATUS Ongoing 6.1 Green Building Principles. Continue to encourage developers to use green building principles. The City has adopted a Green Building Code and Water Conservation in Landscape Regulation to require that new developments incorporate green building techniques. The City will work with developers to identify design techniques to implement the Green Building Code and Water Conservation in Landscape Regulations. The City will request subsidized developers to incorporate these elements in their developments when feasible, and will consider providing assistance to these projects to support green building principles. The City’s Green Building Code and Water Conservation in Landscape Regulations require new developments to incorporate green building techniques. The City provides information to developers on design techniques to implement Green Building Code and Water Conservation in Landscape Regulations. The City also encourages new projects to be developed with green building principles during the review process and through policies in the new precise plans. Additionally, the North Bayshore Precise Plan has more stringent requirements for higher FAR projects, to establish the area as a leader in sustainability. The City also amended its Water Conservation in Landscape Regulations. Ongoing 6.2 Construction and Demolition Debris Diversion Ordinance. Continue to implement the Construction and Demolition Ordinance, adopted in September 2008, which requires that 50 percent of construction and demolition debris be recycled or reused. Established in 2008, the City has adopted a Construction and Demolition Debris Diversion Ordinance. The purpose of the ordinance is to establish a program for the recycling and salvage of construction and demolition (C&D) debris. C&D debris comprises a significant portion of the waste stream that can be diverted from the landfill, thereby conserving resources, protecting our environment, and extending landfill life. The ordinance requires at least 50% of the debris from 29 construction, renovation and demolition projects be diverted from landfills through salvage and recycling practices. The program makes it easy and convenient for property owners, general contractors and subcontractors to meet their responsibilities under the ordinance. The City currently has information about the program posted on their website. To comply with the ordinance, developers are encouraged to contact the City's exclusive hauler, Recology, for roll-off box service. Using Recology is beneficial to the developers as the paperwork is then complete by the City, materials may be mixed together in one box, and boxes are recycled at SMaRT stations. The program allows the City to verify the hauling and processing of boxes, achieving a 78% diversion rate. Ongoing 6.3 Staff Training on Green Building Practices. Continue to effectively maintain an awareness of new legislation and practices regarding green building practices. On a regular basis Staff will review the Green Building Code and Water Conservation in Landscape Regulations to ensure they are up to day with the latest advancement and State Green Building Code requirements. To effectively maintain an awareness of new legislation and practices regarding green building practices, Staff attends meetings, conferences and other related events. On a regular basis Staff also reviews the Green Building Code and Water Conservation in Landscape Regulations to ensure they are up to date with the latest advancements Ongoing 6.4 Energy Efficiency. Encourage and support energy- efficiency improvements and modifications for existing and proposed market rate and subsidized housing units. During 2016, the City spent approximately $1 million in CDBG and $185,000 in HOME funds on green and sustainable rehabilitation at two subsidized apartment complexes for lower income seniors: Ginzton Terrace Apartments (107) units and the Fountains Apartments (124 units). 6.5 Water Efficiency and Conservation. Encourage and support water efficiency and conservation improvements and modifications for existing and proposed market rate and subsidized housing units. The City continues to encourage residential developers to maximize water conservation through effective water management designs (i.e. use of water efficient landscaping, efficient 30 irrigation systems, incorporating wastewater reuse and metering). The City amended its Water Conservation in Landscaping Regulations to meet new state requirements and further encourage water conservation. Information regarding the Water Conservation in Landscaping Regulations is provided online and at City Hall. GOAL 7: MAINTAIN AN UPDATED HOUSING ELEMENT THAT IS MONITORED, REVIEWED, AND EFFECTIVELY IMPLEMENTED. POLICY DESCRIPTION 7.1 Prepare a Housing Element implementation plan and complete an annual review. See program implementation status (below). 7.2 Provide appropriate staff and budget to implement the Housing Element. See program implementation status (below). TIMELINE IMPLEMENTATION PROGRAMS STATUS Ongoing 7.1 Annual Monitoring and Review. Continue the City’s annual review of its Housing Element programs. Prepare an annual report to the Environmental Planning Commission and City Council on the results of Housing Element implementation for the past year. In March 2017, the City prepared an annual report on the progress toward implementation of the 2015-2023 Housing Element. This report was presented to the Environmental Planning Commission and City Council and submitted to the State Department of Housing and Community Development on April 1, 2017. Ongoing 7.2 2. City Council Goal Setting. Incorporate Housing Element programs in the City Council’s goal-setting process and ensure consistency between the Housing Element and other General Plan Elements. Based on the annual report prepared for HCD and general evaluation of implementation programs, the City takes into account funding opportunities and actions necessary to implement the Housing Element, ensuring consistency with other established goals.