Item F.3
2013-2021 Mid-Cycle Housing Element Update(2030 General Plan, Goals and Policies, Chapter 8)
September 7, 2017
• Kathleen Mallory, Planning Manager
• Chris Williamson, Consultant
• Cynthia Walsh, Consultant
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• City Council adopted 2013-2021 Housing Element
on December 13, 2016.
• HCD issued conditional certification letter March 27, 2017:
“…the adopted element conditionally meets…
Statutory requirements…”
“The city must continue timely and effective implementation
of remaining commitments in Programs…6, 9, 25, 26, 29.”
“ The City must revise its next element by October 15, 2017”
2013-20121 Housing Element Background:
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2013-2021 Housing Element Background -City RHNA Allocation:
Oxnardhas 38%of totalRHNA.
In 2017, Oxnard is 24% of Countypopulation.
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2013-2021 Housing Element Background:
Review Oxnard’s production of affordable housing:
2006-2014
Housing Element
Review of 1998-2005
period
2013-2021
Housing Element
Review of 2006-2011
period
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2013-2021
Mid-Cycle Housing
Element update
“since 2014”
Over about 20 years:
3,258 affordable units
26% of all new units
about 26 units/acre
2013-2021 Housing Element Background:
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Staff initiated “Mid-Cycle Update” in early 2017:
• April 6, 2017 Planning Commission study session.
• April stakeholder survey to prioritize housing policies.
• June 15, 2017 Planning Commission study session.
• “June” draft sent to HCD for 60-day review.
• August 18, 2017 HCD comment letter.
• Revised, “August 2017” draft (Attachment C).
• After adopted, 90-day HCD review.
Presentation focuses on changes between the
June 15, 2017 and the August, 2017 versions.
Staff prepared to review changes back to the
December 2016 adopted housing element
(June 15th study session).
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HCD August 18th review letter (Attachment D):
“…draft housing element addresses most of the statutory requirements...”
HCD asked questions regarding six All-Affordable Housing
Opportunity Program (AAHOP) sites:
• HCD did not raise this issue in March 2017 conditional certification.
• Six AAHOP sites :
1. A-08 – 5301 Whitecap
2. B-15 – 2415 South M Street
3. B-16 – 1350 E. Channel Islands Blvd.
4. C-04 – Channel Islands Blvd. overcrossing of Oxnard Blvd.
5. D-03 – 1132 and 1158 South C Street
6. D-04 – 1450 South Rose
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Comment: Remediation needed, density too high?
Staff Response: Remediation not requiredto reflect development constraints, reducedunits from 24 to 17
Comment: Site too small?
Staff Response: Site is feasible to support small lot development (ex.: Habitatfor Humanity projects)
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Comment: Existing church use?
Staff Response: Churches may sponsor affordable retirement housing, and churches sometimes use part of their facilitiesfor other uses. Church’s also file a request for a lot split or sale the property.
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Comment: Needs removal of bridge to create site.Bridge removal not realistic by 2021.
Staff response: AgreedRemoved from AAHOP
Comment: Vacant area not owned by City
Staff Response: Confirmed that we do not own a portion; identified area removed from AAHOP
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Resulting AAHOP inventory and remaining RHNA need:
• Three changes subtract 65 units from AAHOP inventory.
• Revised Table F-1, Table G-1, page F-1, and Supplement 2 (AAHOP)
• AAHOP inventory of potential units = 2,067 units
• Remaining RHNA need after AAHOP:
• Very Low and Low 264 (+65 from 199)
• Moderate 166 (no change)
Subtotal affordable 430
• Above Moderate 53 (no change)
Total all RHNA affordability levels 483
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Mid-Cycle Housing Element, Program Changes:• For certification, HCD requires a program identify sites for the remaining
RHNA need of only the 264 very and low-income income units. • Program 3, AAHOP, changed to include rezoning for 264 units (about 11
acres) as part of the ongoing General Plan Consistency Rezoning program, by the end of 2018.
“AAHOP sites added to the AAHOP list in December 2016 will be rezoned
during the City’s 2030 General Plan consistency rezoning program which was
initiated in 2017. Additional AAHOP rezonings will occur may be identified as
part of the comprehensive 2030 General Plan consistency rezoning program
to address the need for a minimum of 264 additional higher density units
(11 acres) to facilitate the development of housing for lower income households. and Additional AAHOP rezoning may also occur as
opportunities arise in during the remainder of the housing element planning
period. The consistency rezoning will be completed by 2018.”
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Mid-Cycle Housing Element, Program Changes:• HCD strongly suggested an additional program to promote AAHOP sites.
• New Program 31: “Promote development of AAHOP projects on City-owned sites and assist potential developers with AAHOP projects.”
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New Program 31 – AAHOP Marketing
Marketing City-owned parcels:
• A-03 Meta Street (4 parcels, 4,299 sf to 8,828 sf)• A-08 5301 Whitecap (1 parcel, 1.5 acres)• B-04 800 block South A Street (1 parcel, 3,492 sf)• B-14 2nd St. between A and B Streets (2 parcels, 6,981 and 14,160 sf)• B-18 Transit Center Area (16 parcels, 650 sf to 6,447 sf)
Former Redevelopment are administered by the Successor Agency, subject to Long Range Property Management Plan.
City-owned parcels generally subject to the California Surplus Lands Act.
Applicants would work with Development Services, Economic Development, and the Housing Departments.
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New Program 31 – AAHOP Marketing
Develop and maintain an affordable housing webpage:
• Inclusionary Program (10 or more units)• AAHOP (specific sites)• State Density Bonus (5 or more units)
• Provide contact information for the Housing Department and Planning Division.
• Highlight examples of completed projects.
• If approved, note lot merger fee waiver available for City –owned parcels.
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Public Comment Letters Received on Mid-Cycle Housing Element:
On July 31, 2017 Barbara Macri-Ortiz submitted a letter to HCD:
Comment 1 – “City has not engaged the public in community outreach (pg. 2 of the
ltr.)”
Staff Response: The City had two Planning Commission study sessions,
An April policy survey, an April public meeting, and over 60 days to comment on June
Draft Housing Element during HCD review.
Comment 2 – “Oxnard default density must by 30 units per acre (pg. 3 of the ltr.)”
Staff Response: State law allows communities a lower default density where there is
a proven track record. City has 20-year record of completed projects.
With automatic State Density Bonus, density is actually 33 units per acre
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Public Comment Letters Received on Mid-Cycle Housing Element, continued:
Comment 3: Does not identify sufficient adequate sites (pg. 6 of the ltr.)
Staff Response: Program 3 requires identifying and rezoning additional sites.
On Sept 1, 2017 Barbara Macri-Ortiz sent a letter to Planning Commission:
Comment 1: “City has failed to analyze 26 AAHOP sites (pg. 2 of the ltr.)”
Staff Response: Over the year, staff analyzed all feasible sites within City limits.
The City provided HCD with information on all sites in late 2016, and then again in
mid-August in response to this comment. HCD identified only six sites as ‘of
concern.’ Result was to remove two and reduce density on third AAHOP site.
(slides 8-10)
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Public Comment Letters Received on Mid-Cycle Housing Element, continued:
Comment 2: The property located at 1400 Graves Avenue (pg. 2 of the ltr.) should be
an AAHOP site.
Staff Response: Staff has discussed the feasibility of this site with the development community. This 4.2 acre vacant parcel zoned for Limited Industrial. Staff do not support the addition of an AAHOP designation on the site because:1. Site is surrounded by industrial uses; road is distinction between industrial
& residential.2. Reduces inventory of jobs-producing
industrial-zoned land.2. Industrial vacancy rate is below 4 percent.3. AAHOP inventory available at other
locations.
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Companion Zoning Code Amendments (Item F.4):
Staff prepared six zoning code amendments to address the March 27th
HCD conditional approval letter:
1. Two changes in Attached Dwelling Units standards;
2. Remove R-2 “six-unit per structure” requirement;
3. Clean up of Attached Dwelling Unit Ordinance;
4. Clarify findings and suggest reduction of the fee in Reasonable Accommodation Ordinance;
5. Recommend waiver of fees for small lot mergers with AH designations; and
6. Updated farmworker housing definitions.
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Environmental Review:
• Pursuant to the California Environmental Quality Act (CEQA), Addendum No. 4 was prepared to the 2030 General Plan Final Program Environmental Impact Report (Attachment G in staff report.
• Mid Cycle Element (Aug. 2017) consistent with the 2030 General Plan. General Plan consistency analysis Attachment F.
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Next Steps:
• Should Planning Commission recommend City Council adoption of the August 2017 Mid-Cycle Housing Element, item is scheduled for City Council on October 10th.
• If adopted by City Council Element submit to HCD for 90-day review.
• If HCD conditional approval not received for October 10th meeting, Council adoption still meets HCD October 15, 2017 deadline.
• If HCD revisions required after adoption, Council would need to re-adopt and re-submit to HCD for certification.
• If not adopted by October 15th, a Mid-Cycle Update is required halfway through the 2021-2029 housing element planning period (Mid-Cycle review in 2025).
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Recommendation:
That the Planning Commission recommend that the City Council adopt the
2013-2021 Mid-Cycle Housing Element Update, with noted changes.
