Loading...
28 Staff Report - Housing Task Force ReportCOUNCIL AGENDA REPORT DATE: October 11, 2001 TO: MAYOR AND TOWN COUNCIL FROM: TOWN MANAGER SUBJECT: MEETING DATE: 10/15/01 ITEM NO. COUNCIL DISCUSSION OF THE SANTA CLARA COUNTY HOUSING TASK FORCE REPORT RECOMMENDATION: Council discussion of the Santa Clara County Housing Task Force Report (Attachment 1). BACKGROUND: As part of its effort to address the housing crisis in Santa Clara County, the Santa Clara County Board of Supervisors has created the Santa Clara County Housing Task Force. The Task Force has five working groups, as follows: the Community Land Trust Subcommittee, the Government Surplus Land Subcommittee, the Public Employees Housing Subcommittee, the Special Needs Housing Subcommittee, and the Regional Housing Action Plan Committee. These working groups have together produced a list of recommended actions related to housing (Attachment 1). The Housing Task Force is now soliciting comments on these recommended actions. As part of the comment period, the Board of Supervisors will hold a housing workshop on October 16. A final report will be brought to the Board at its November 6 meeting. Comments may be submitted to the Board of Supervisors at any time before its November meeting. This document outlines some issues that staff feels should be considered when discussing the Task Force's report. DISCUSSION: We applaud the efforts of the Housing Task Force to address the housing crisis on a county -wide level. The Town organization has made affordable housing one of its priorities in addressing the needs of the community, and we are proud of our affordable housing program. Overall, the recommendations of the Task Force are consistent with Los Gatos's housing program. They contain PREPARED BY: Regina A. Falkn Community Se Reviewed by: Attorney Clerk Finance Community Development 'rector Revised: 10/ 11 /01 10:44 am Reformatted: 5/30/01 PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: COUNCIL DISCUSSION OF THE SANTA CLARA COUNTY HOUSING TASK FORCE REPORT October 11, 2001 a number of strategies for meeting affordable housing needs within the county. Following are comments on a few specific recommendations: Affordable Housing Land Bank: Several of the Task Force's recommendations refer to the creation of an "Affordable Housing Land Bank," in which the County and local jurisdictions could "deposit" their surplus land, to be used for affordable housing projects administered by a Land Bank Board of Directors. Local jurisdictions would not be required, but would be actively solicited, and strongly urged, to make their surplus land available for this purpose. Los Gatos has a record of making its surplus land available for local affordable housing projects. While we support the idea of a County- wide land bank, we wish to make it clear that dedicating its surplus lands to affordable housing should be the purview of a municipality. Before making such a decision, we would look to the General Plan to determine what land might be suitable, and review each parcel on a case -by -case basis. Comprehensive coordination: The Task Force's recommendations include the creation of a countywide Housing Advisory Commission, to develop regional solutions for public employee and other housing; a County Housing Department, to address a variety of housing issues; an Affordable Housing Land Bank, to advocate for affordable housing issues; a County Affordable Housing Unit, to coordinate housing issues between agencies; a County Special Needs Housing Assistance Program, to focus on housing special needs clients; and a County Special Needs Housing Development Program, to issue permits for construction of special needs housing developments. It is clear that the housing crisis requires a comprehensive, coordinated approach. We want to ensure that any new entities or programs are created as part of a well -organized plan that has continuous, big -picture oversight. Local funding: The Regional Housing Plan Action Committee recommends that local jurisdictions allocate 50% of their Redevelopment Area tax increment revenues to affordable housing. Certainly, this suggestion could be made to jurisdictions, as a way to increase funding for affordable housing. As required by Redevelopment law, Los Gatos already allocates 20% of its tax increment revenues to its Housing Set -Aside Fund, used exclusively for affordable housing. Any budgetary decision to allocate more than the mandated amount should be and is the purview of the municipality. Local land use: The Regional Housing Plan Action Committee recommends that local jurisdictions make a variety of changes to their land use and planning policies, including allowing increased densities, "fast -tracking" affordable housing developments through approval processes, and allowing secondary units in existing residential units. We support these actions as options that local jurisdictions may consider as part of their affordable housing programs. In no way should they be made mandatory. Legislative advocacy: The Regional Housing Plan Action Committee recommends that the County take a lead role in advocating for reform of the property tax allocation structure created by Proposition 13. Any support that Los Gatos provided to this or any other legislative advocacy project would be provided only in conformity with Town policies. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: COUNCIL DISCUSSION OF THE SANTA CLARA COUNTY HOUSING TASK FORCE REPORT October 11, 2001 Transition team: The Task Force Steering Committee, composed of the co-chairs of each of the working groups, representatives from Supervisor Beall's office, and the Project Manager, proposes that it take the lead as a "Transition Team" to implement the recommendations. The Transition Team would oversee implementation until the County organization could take over that function. We think that any oversight committee formed should include appropriate representation from the local municipalities and other affected agencies. This committee should also be structured in such a way that local jurisdictions retain control of local decision -making. Council input: Councilmembers Decker and Glickman participated in the Housing Task Force process. They agree that the overriding consideration in evaluating the Task Force's recommendations must be keeping the character of the Town intact. Specifically how that objective might best be met, within the context of the Task Force recommendations, could be the subject of Council discussion. CONCLUSION: The Board of Supervisors is soliciting comments on the Housing Task Force's report. We recommend that Council discuss the report, and provide direction to staff regarding whether any comments should be submitted. ENVIRONMENTAL ASSESSMENT: The recommended action is not a project defined under CEQA, and no further action is required. FISCAL IMPACT: Not applicable. Attachments: 1. Santa Clara County Housing Task Force Report RAF:JLM/ n:\csd\tcrpts\housingtaskforce.wpd •SANTA CLARA COUNTY HOUSING TASK FORCE ELECTED OFFICIALS BREAKFAST SEPTEMBER 24, 2001 The attached document contains part of the Status Report that was presented to the Santa Clara County Board of Supervisors on August 28,2001. The parts herein presented are the objectives for each of the two Task Force Committees, as well as the implementation objectives from the Task Force Steering Committee: • The "Four Work Groups" Committee, consisting of the Community Land Trust Subcommittee, the Government Surplus Land Subcommittee, the Public Employees Housing Subcommittee, and the Special Needs Housing Subcommittee. — pp. 2-10 • The Regional Housing Action Plan Committee. — pp. 11-14 The full report may be obtained by sending a request to: housing_task_force@hotmail.com. The next steps in the Housing Task Force process include: 1. A Report Comments Phase — questions and comments about the report may be addressed to the above email address, or to Jean Cohen at Sup. Jim Beall's office at (408) 299-3924 70 West Hedding Street, 10th Floor / San Jose, CA 95110. 2. A Housing Workshop on Tuesday, October 16, 2001, presented by the Santa Clara County Board of Supervisors from 1:30 — 3:30 pm. Location: Santa Clara County Sheriff's Office Auditorium, 55 West Younger Street, San Jose. 3. Final Report presented to the Santa Clara County Board of Supervisors in early November 2001 in the Board Chambers. J1TACHMENT 1 SCC Housing Task Force Plenary Session Task Force Objectives 9/23/01 3 1. Local Governments a. Cities b. County Agencies c. School Districts d. Special Tax Districts — VTA, Water District, Sanitation, Open Space etc., 2. State & Federal agencies 3. Foundations 4. Nonprofits 5. Large, local companies 6. Abandoned, foreclosed, derelict or distressed properties 7. Private citizens 1. Objective: Over the long term, the AHLB must acquire a source(s) of ongoing funding for the purpose of buying and administering lands. A) The following potential sources of funding that may become available to the AHLB. a. CDBG & Home Funds b. Housing Trust and other Foundations c. Other HUD programs d. State HCD and CHFA programs e. Pension Funds f. Lenders Looking for CRA credits g. Fannie Mae, Freddie Mac h. Local Governments 1) City Redevelopment Agencies 20% set aside funds 2) In -lieu fees from development 3) inclusionary zoning assets 4) passage of a local tax for land acquisition 5) job creation linkage fees SCC Housing Task Force Plenary Session Task Force Objectives 9/23/01 5 6. The County should urge jurisdictions to deposit "surplus lands" in the County Land Bank for a specified period of time. If the surplus lands are not utilized by the jurisdiction within the specified time, the Land Bank can either sell the property with the proceeds going towards affordable housing, or advance the development of the property into affordable housing. 7. The Land Bank should hold annual public hearings on the disposition of jurisdictions surplus lands and there intended usage, filing a report each year with the Board of Supervisors. The Committee developed criteria for determining what are the most appropriate Publicly Owned Surplus Lands for affordable housing. They are as follows: A) Access/Availability of existing infrastructure; B) Opportunities for mixed use developments; C) Partnership opportunities (for land, financing or resources) with other local jurisdictions and/or private owners; D) Consider and address current policies relative to the sale, lease or gifting of government surplus property; E) Consider political issues relative to affordable housing developments; F) Analyze cost of on site improvements; G) Consider lands that lend themselves to high -density developments a high priority. SCC Housing Task Force Plenary Session Task Force Objectives 9/23/01 7 Objective: The County should convene a countywide Housing Advisory Commission made up of elected officials and citizens whose purpose would be to develop regional solutions to the housing crisis. The HAC would be charged to: • Create partnerships with other groups and jurisdictions that are working to solve the public employee housing crisis and consolidate efforts at solving the problem; • Work with our state and federal delegations and appropriate agencies to provide tax incentives for public employees who live in high cost areas; • Work with our state and federal delegations and appropriate agencies to provide tax incentives for property owners and developers to provide affordable housing opportunities for public employees; • Partner with local jurisdictions to effect land use policies that result in affordable housing units being created; • Work to change building policies in the county to encourage the formation of more rental and affordable for -purchase units; • Work to improve the transportation infrastructure so public employees can get to and from work easily, no matter where they live; • Explore the feasibility of building employee housing outside of the county and then provide efficient transportation specifically for employees; • Explore the feasibility of increasing the number of manufactured home parks in the county; • Develop an ongoing education campaign to build political and community support for the development of affordable housing. Long Term Recommendations Over the long term the County should implement the following objectives towards the development of affordable housing options for public employees. Objective: The County should establish a Housing Department. One of its many purposes would be to advance the development of affordable housing opportunities on County surplus land or on unincorporated lands for County public employees. The County Housing Department would be charged to: • Acquire existing residential structures and convert them to County employee housing; • Explore the availability of housing at Moffett Field; • Build "transitional housing" or "commute units" for public employees; • Develop a financing methodology similar to a Credit Union or employee funded casualty assistance fund; • Provide incentives for builders to create more affordable housing units specifically for public employees; • Encourage building affordable rental or for -purchase housing on County or local agencies owned land. Objective: The County should develop new resources and/or funding sources for the purpose of developing affordable housing opportunities. Potential new resources or funding could include but not be limited to the following: • Surplus Government Land for building affordable housing units; • Units/Land acquired through Inclusionary Zoning, Density Bonuses; • Special Tax districts; • Bond Financing; • Housing development/Commercial development fees; • Local taxes; • Local foundations; • Pension Funds; • Additional state and federal assistance. SCC Housing Task Force Plenary Session Task Force Objectives 9/23/01 9 Mid-term Recommendations: 1) Objective: The County and Cities will establish a countywide Housing Advisory Commission (HAC) as a regional forum for discussing and acting on the entire spectrum of housing issues. The HAC should: ➢ Establish countywide inter jurisdictional housing agreements for the creation of special needs housing development and/or services; ➢ Establish inter -County relationships relative to special needs housing and services issues; ➢ Establish a countywide Land Bank, comprised of surplus land and financial contributions of all local jurisdictions, to be administered by the HAC or other non profit agency, for the single purpose of building and rehabilitating low, very low and extremely low income housing; ➢ Work with cities on siting appropriate special needs housing projects on surplus government owned lands, or on County unincorporated land; ➢ Work with cities on expediting development of special needs housing projects by seeking waivers or variances on LAFCO rules, transportation services rules, density rules etc.; ➢ Develop countywide housing goals for special needs populations based on needs assessments and inventory data, and advocate for regional support to meet those goals; ➢ Develop a countywide Housing Action Plan to comprehensively address the housing needs of all Santa Clara County residents, and enlist regional support for the implementation of this plan. 2) Objective: The County will seek "best practices" in Special Needs Housing management. ➢ To insure County agencies and clients are getting the best housing services possible, the County should explore ways to encourage and reward successful programs. ➢ The County should explore different community based special needs housing models to find innovative designs that would be effective in Santa Clara County. Long Term Recommendations: 1) Objective: The County will establish a Special Needs Housing Assistance program for special needs clients. ➢ The County Special Needs Housing Assistance program should provide funds that service providers and special needs individuals could utilize in the short term: a) For assistance in between housing changes; b) For down payment assistance: c) For emergency rental assistance; ➢ The County Special Needs Housing Assistance program should provide service operators and special needs individuals with rental and housing information services, including; a) available assistance programs in the County and at the state and federal levels; b) information on available units for special needs individuals; c) rental readiness training; d) Life skills training. 2) Objective: The County will establish a Special Needs Housing Development program for issuing permits to build very low and extremely low income housing with services. The Special Needs Housing Development program should: ➢ Issue permits for appropriate Special Needs Housing projects on County owned land, or on County unincorporated land; ➢ Utilize all surplus County lands (or proceeds from the sale of) for the development of very low and extremely low-income housing with services for special needs individuals and families; ➢ Become an insurer or guarantor of financing from public or private sources for appropriate Special Needs Housing projects; SCC Housing Task Force Plenary Session Task Force Objectives 9/23/01 11 Regional Housing Action Plan Committee Four Areas: Finance, Regional Leadership/Expanded County Role, Legislation, Zoning/Planning/Land Use Finance Strategy 1: County should spearhead a County -wide effort to secure a permanent source of local revenue for affordable housing. Conduct/Update analysis of local funding sources, both existing and potential (including sources used by other jurisdictions, and sources previously identified by this committee). Determine an accurate amount of the San Jose Redevelopment Agency settlement with the County; allow uses under terms of settlement, and allocate the maximum allowable to affordable housing. Support legislation to create Housing Redevelopment Area Zones. — Short-term. Convince county -wide cities to allocate 50% of their Redevelopment Area Incremental tax dollars to affordable housing. — Mid- to long-term. Convince State legislators to sponsor legislation exempting property bonds from the 2/3 majority requirement. Create local tax incentives for investment property owners to re -invest in housing upon disposition of their property. — Long-term. Strategy 2: The County should spearhead the development of a local structure to spread tax allocations County- wide (sales tax revenues on a per -capita basis for example). Under the aegis of a County Housing Commission, convene county -wide cities to address the issue, as well as to consider pooling resources for affordable housing, and ways to increase densities. — Short-term. Strategy 3: The County should help establish a non-profit land trust that can purchase land/use public parcels. Thus, take land acquisition costs out of the equation for the development and preservation of affordable housing. Consider this during mid -year budget discussions. - Short-term. Create a process similar to the "Open Space" trust. — Mid-term. Under the aegis of a County Housing Commission, develop state legislation designed to facilitate the ability for the county to acquire land. — Long-term. Regional Leadership/Expanded County Role Strategy 1: The County should establish a Department of Housing to both consolidate and expand the County's role in the development of affordable housing Countywide. To maximize the impact of enhanced County activity in housing, the County should establish a County Commission on Housing that would include representatives from all local jurisdictions. The Commission would not only oversee the functions of a Housing Department, but would foster a collective dialogue on issues of housing and provide a vehicle for regional action. Among the activities such an inter -Governmental Commission should consider is educating other elected officials on the importance of affordable housing development in their cities, spearheading regional planning processes that will mitigate the housing/jobs imbalance, and commenting on the housing elements of individual cities to the State HCD. SCC Housing Task Force Plenary Session Task Force Objectives 9/23/01 n 13 Strategy 2: The County should take a leadership role in expanding Federal housing assistance by rallying community support for the National Housing Trust Legislation and actively organizing for similar support from other Bay Area communities. Furthermore, the County should spearhead this effort by preparing an analysis of existing federal programs and how they work or do not work here based on the cost of housing and developable land in our region. Endorse the National Housing Trust bills in Congress by resolution. Urge federal legislators to: extend Section 8 allocation terms beyond one year, increase the number of allocations for Santa Clara County, and raise program limits for VA, FHA, etc. Communicate the above to the community -at -large through hearings, conferences, letters, etc. Work with any appropriate national organizations (National Affordable Housing Trust, association of counties, etc.) — Short-term. Strategy 3: The County should take a leadership role in expanding State housing assistance by rallying community support for greater levels of funding for housing and to fairly compensate regions with higher costs of living. In addition to analyzing the efficacy of Federal programs given the disparate costs here, the County should also prepare an analysis of existing state programs. (Replicate the steps per Strategy 2 above) Support Sen. Burton's proposed housing bond. Endorse creation of a state housing fund. — Short-term. Endorse 1/4 cent tax for housing. Ask CHFA (California Housing Finance) to further increase high -cost - area allocations. — Mid-term. Other Key Recommendations: • The County should support statewide legislation that will help enforce Housing Elements developed by Cities. While consensus was not reached by the RHAP Committee on the form of sanctions that could be levied against cities, withhold funding from cities out of compliance was prioritized as a key tool. [Timeframe: Short -Medium term; Obstacle Addressed: Weak Regulatory Guidelines] • The County should take a lead role in a Bay Area -wide lobbying effort for State legislation correcting problems with Construction Defect Litigation. [Timeframe: Short -Medium term; Obstacle Addressed: Construction Defect Litigation] • The County should help introduce state legislation that will permit CEQA (California Environmental Quality Act) exemptions for affordable housing development. [Timeframe: Long-term; Obstacles Addressed: Regulation, Growth Controls] Zoning/Planning/Land Use Strategy 1 The County should lead efforts to increase density countywide using a multi -faceted strategy: Leading by example by creating an affordable housing exemption to density limits for housing development; Encouraging our local political leadership of to increase density and affordable housing opportunities through planning and zoning policy discussions and pushing for updates to General Plans; and creating incentives to higher density /affordable housing development through an infrastructure improvement component of a local housing fund. Identify existing properties for mixed use potential (should be a regional approach). — Mid-term. Strategy 2: The County should lead an effort to create incentives to build housing near transit (infrastructure improvements, cheaper financing, etc.). SCC Housing Task Force Plenary Session Task Force Objectives 9/23/01 r—� 15 STEERING COMMITTEE IMPLEMENTATION RECOMMENDATIONS On August 17, 2001,the Housing Task Force Steering Committee met to discuss the next steps in the process. The Steering Committee is comprised of the Co -Chairs for each of the Working Group Sub -Committees, as well as representatives from Sup. Beall's office, and the overall Project Manager. The roster (in alphabetical order) is as follows: • Bonnie Bamburg, Surplus Government Land Co -Chair • Roger Barnes, Public Employees' Group Co -Chair • Chris Block, RHAP Co -Chair • Jean Cohen, Sup.Beall's Office • Poncho Guevarra, RHAP Co -Chair • Caroline Judy, Sup. Beall's Office • Will Lightbourne, Special Needs Housing Co -Chair • Frank Motta, Special Needs Housing Group Co -Chair • Alex Sanchez, Surplus Government Land Co -Chair • Kristy Sermersheim, Public Employees' Group Co -Chair • Ray Villareal, Interim Housing Coordinator and Land Trust Group Chair • Paul Wysocki, Project Manager The Steering Committee reviewed the process to date, and discussed the next steps, including the contents of this Status Report. In addition, the Committee discussed the implementation of the overall objectives and recommendations in the following context. The Vision articulated by Sup.Beall in February of this year has been embraced wholeheartedly by the Task Force members. Many, if not most, of the Task Force membership are people who have spent years, if not decades, in the field of housing. They are Service Providers, Community Advocates and Activists, Housing Developers, Financiers, Businesspeople, Members of the Faith Community, Labor Representatives, Government Elected and Appointed Officials, and Other Interested Parties who have devoted a great deal of time, energy, money, and hope in the process of housing our citizens. The past 90 days represents an enormous investment of brainpower, ideas, and discussion by people who now have an extraordinary expectation that the recommendations advanced may lead to significant results. They are also people who have a great deal of experience in group processes, especially in the political arena. They are well aware that momentum in such work develops slowly, and requires earnest persistence and follow-up to continue. With this in mind, the Steering Committee respectfully suggests that they, the Steering Committee as currently comprised, act as a "Transition Team", overseeing, as they have been, the continued development of mid- and long-term action steps, as well overseeing the implementation of short-term strategies. There may well be in the future, a re -organization of county staffing around housing. However, that would be in the future, and a loss of momentum, as well as institutional memory would result if steps are not taken immediately to continue this work. The Steering Committee would like to "champion" the continued work. Some of the Steering Committee members are also County employees, and thus have the requisite knowledge and experience to shepherd the continued process through the bureaucracy of local government. The Steering Committee members are also well versed in housing issues, and are certainly fully aware of the content of the recent process. SCC Housing Task Force Plenary Session Task Force Objectives 9/23/01 Town Council Minutes October 15, 2001 Redevelopment Agency Los Gatos, California FALSE ALARMS/NO RESPONSE/AMEND TOWN CODE/INTRODUCE ORDINANCE (27.36) Mayor Pirzynski announced that this was the time and place so noted to consider amending Town Code Chapter 14 regarding "No Response Status", "Appeals" and "Exemptions" for False Alarms. There was no one in the audience to speak to this issue. Motion by Mr. Pirzynski, seconded by Mr. Blanton, to waive the reading of the Proposed Ordinance. Carried unanimously. The Town Clerk read the Title of the Draft Ordinance. Motion by Mr. Pirzynski, seconded by Mr. Blanton, that Council introduce the Proposed Ordinance entitled, ORDINANCE OF THE TOWN OF LOS GATOS AMENDING TOWN CODE CHAPTER 14, ARTICLE V, DIVISION 2 OF THE LOS GATOS TOWN CODE CONCERNING "FALSE POLICE ALARMS"; BY AMENDING SECTION 14.50.100 REGARDING "APPEALS"; ADDING SECTION 14.50.110 REGARDING "NO RESPONSE STATUS" AND AMENDING SECTION 14.50.230 REGARDING "EXEMPTIONS." Carried by a vote of 4 ayes. Mr. Attaway voted no. COUNCIL MATTERS/SANTA CLARA COUNTY HOUSING TASK FORCE REPORT (28.31) Regina Falkner, Community Services Director, explained how the Town may be in a position to loose some of its autonomy over its housing issues to the County. Mayor Pirzynski expressed his concerns regarding local government having sufficient representation on the county task force. Mr. Glickman spoke on participating in a county wide effort to address the affordable housing problem, and discovered that the ideas and policies were geared to taking away the ability of the municipalities to govern their own housing funds and projects. Council Consensus that Council's representatives, Sandy Decker, and Steve Glickman, carry the word for Los Gatos, expressing its concerns and issues concerning the provisions of the County's plan. This to be done at meetings with the representatives and also by the Mayor and Vice -Mayor as they attend other regional events. Staff will attend the Task Force also to gather and analyze information. LEADERSHIP LOS GATOS Mayor Pirzynski noted that Sunday of this week the first meeting of the first class of Leadership Los Gatos will be held with 20 individuals. PARKING MANAGEMENT PROGRAM (29.34) Debra Figone, Town Manager, spoke of the parking signs that will be used in coordination with the existing street signs during the Holiday Parking Program. If banners go up they will not conflict with the existing parking signs. The signs were designed by a 1992 Los Gatos high graduate. Mrs. Decker asked that the cats banner be put up. Larry noticed that there are also holiday banners available. ADJOURNMENT Motion by Mrs. Decker, seconded by Mr. Attaway, to adjourn this evening's meeting at 10:43 p.m. Carried unanimously. N:\CLK1Council Minutes\20011M101501.wpd ATTEST: Marian V. Cosgrove Town Clerk 10