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HomeMy WebLinkAbout8/15/1994t1 1 1 AUGUST 15, 199 7:00 P.M. South•n- - Auditorium i•EastCopley Diamond Bar, California Chairman D . Vice Chairwoman Lydia Plunk ConuniWonerBruce Hamenbaum Commizione11 r Dona 1/!Ir Ir r / Ili Copies of staff reports or other. written documentation relating to agenda items are on file in the Community Development Office, located at 21660 E. Copley Drive, Suite 190, and are available for public inspection. If you have questions regarding an agenda item, please call (909) 396-5676 during regular business hours. In an effort to comply with the requirements of Title 11 of the Americans with Disabilities Act of 1990, the City of Diamond Bar requires that any person in need of any type of special equipment, assistance or accomodation(s) in order to communicate at a City public meeting must inform the Community Development. Department at (909) 396-5676 a minimum of 72 hours prior to the scheduled. meeting. ffease- refrain from smoking, eating or drin! in the Auditorium .he City of Diamond Bar uses recycled paper and encourages you to do the same. CITY OF DIAMOND BAR 1.PLANNING COMMISSION AGENDA August 15, 1994.. , CALL TO ORDER: 7:00 p.m. PLEDGE OF ALLEGIANCE Next Resolution No. 9420 ROLL CALL: COMMISSIONERS: Chairman David Meyer, Vice Chairwoman Lydia Plunk, Bruce Flamenbaum, Don Schad and Franklin Fong MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: This is the time and place for the general public to address the members of the Planning Commission on any 'item that is within their jurisdiction, allowing the public an opportunity to speak on non-public hearing and non -agenda items. Please complete a Speaker's Card for the recording Secretary (Comyletion of this form is voluntary) There is a five minute maximum time limit when addressing the Planning; Commission. OLD BUSINESS: None NEW BUSINESS: None CONTINUED PUBLIC HEARINGS: 2. Adoption of the 1994 General Plan: The General Plan is a statement of goals, objectives and strategies to guide the long-range physical development of the City. The Plan is required by State law and determines the size, form and character of the City over the next 20 years. It is the most significant tool utilized by the community to ensure a balanced, comfortable environment in which to live and work. It represents the community's view of its future and serves as the "blueprint" to define the long term character of the City. In January the City Council appointed a General Plan Advisory Committee to develop the Draft General Plan. Fifteen public meetings have been conducted to identify key planning issues and define General Plan policy. The results have been forwarded to the Planning Commission for .consideration. 1 The purpose of the August 15, 1994'public hearing is to continue the Planning Commission's review of the Draft 1994 General Plan from August 8, 1994, commencing with the Housing Element, Circulation Element, and concluding with the Land Use Element. Recommended Action: It is recommended that the Planning Commission open the public hearing, receive -a -presentation 'ffrom staff, receive public testimony, forward comments to City staff and continue the public hearing. PLANNING COMMISSION ITEMS: INFORMATIONAL ITEMS: ADJOURNMENT: August 22, 1994 INTEROFFICE MEMORANDUM TO: Chairman and Commissioners FROM: Ann J. Lunqu, Assistant Planner SUBJECT: Planning Commission's General Plan Revisions DATE: August 11, 1994 Attached to this memorandum are Planning Commission revisions to the Housing Element. These revisions are a result of discussion that occurred at the August 8, 1994 continued Planning Commission public hearing 'for the General Plan. • "An inventory of land suitable for residential development, including vacant sites and sites .having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites." • "Identification of adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, including rental housing, factory -built housing, mobilehomes, emergency shelters, and transitional housing in order to meet the community's housing goals." Table II -4 presents an inventory of land suitable for residential development, and Figure 11-1 illustrates the location of potential residential sites. The City's Land Use Element provides for a total of 770 additional dwelling units ranging in density from rural residential at UP TO one unit per acre, to high density housing at up to 16 units per acre. The majority of remaining vacant properties in Diamond Bar are characterized by a variety of environmental constraints, including steep slopes, geotechnical hazards, and flood plains, or are not adequately served by infrastructure, and have been designated for lower density development. A total of 509 acres of land remain available for single-family development in Diamond Bar, supporting a total of 590 additional dwelling units. Several properties do remain in the City which are not ridden with development constraints, and are suitable for. multi -family development. A total of 14 acres have been designated for Medium and High density residential, supporting a total. of 180 multi -family dwelling units. Table H-4 Potential Residential Development Potential During Housing: Element Cycle (1) Permitted density based on slope, ranging from 1 to 2.75 acres per dwelling unit. An aver -age of 2.5 aer-es per- unit has been assum—e-d- 4_�H:hllild Each RMd has been evaluated for slo_oe and the corresponding densit 1 (2) Represents Specific Plan to be developed for 800 acre Tres Hermanos Parcel iamon Par ener Pan ousmg ement August 8, 1994 Planning Commission Revisions II -14 -Units Land Use Category Vacant Land Developed Unit Totals Since 7189 Acres . DUs Rural Residential 367 1601 30 530 (0.0 - 1.0 du/ac) Low Density Residential 142 426 50 476 (1.1 - 3.0 du/ac) Low -Medium Density Residential 0 0 0 0 (3.1 - 5.0 du/ac) Medium Density Residential 12 144 0 144 (5.1 - 12.0 du/ac) High Density Residential 2.2 36 60 96 (12.1 - 16.0 du/ac) Specific Plan 800N (2) 0 0 0 TOTALS 1,323 770 140 1,246 (1) Permitted density based on slope, ranging from 1 to 2.75 acres per dwelling unit. An aver -age of 2.5 aer-es per- unit has been assum—e-d- 4_�H:hllild Each RMd has been evaluated for slo_oe and the corresponding densit 1 (2) Represents Specific Plan to be developed for 800 acre Tres Hermanos Parcel iamon Par ener Pan ousmg ement August 8, 1994 Planning Commission Revisions II -14 NORTH 0 2000 4000 8000 FEET RURAL RESIDENTIAL (max 1 du/ac) Aggregate 164 du potential LOW DENSITY RESIDENTIAL (max 3 du/ac) Aggregate 426 du potential MEDIUM DENSITY RESIDENTIAL (max 12 du/ac) Aggregate 144 du potential HIGH DENSITY RESIDENTIAL (max 16 du/ac) Aggregate 36 du potential SPECIFIC PLAN i k CITY LIMITS 1.+a SPHERE OF INFLUENCE GENERAL PLAN • • • O • • ortunibi Areas Diamond Bar General Plan Housing Element Atimict R_ 1994. Plnnninn Cnmmissinn Recnmmendations H-15 The most significant residential development opportunity remaining in Diamond Bar exists on the 800 acre Tres Hermans property. The Land Use Element calls for a mixed residential community on this site, and provides for a mix of housing types and densities subject to preparation of a Specific Plan. The Specific Plan mechanism will allow for flexibility in development standards and clustering of housing beyond that provided for through zoning. Itis intended that housing developed within Tres Hermanos could be built at densities higher than 16 units per acre, providing affordability for the City's identified share of lower income housing . needs. The City of Industry owns the Tres Hermanos property, and has prepared a concept plan for a mixed residential community on the site pursuant to Diamond Bar's request. The land within the current City limits that is available for general residential development could yield an additional 770 units. COMBINED WITH TILE 140 UNITS ALREADY DEVELOPEDDURING THIS PLANNING PERIOD, this potential supply exceeds the projected local need figure of 781 dwellings for the 1989 - 1994 time period, based on the State's determination of the City's housing need. a. Residential Land Use Categories The Diamond Bar Land Use Element provides for a range of residential types and densities through the following land use categories. Rural Residential (0.0 - 1.0 du/ac) Areas designated for Rural Residential including hillside areas that are suitable for low density residential areas. These areas are appropriate for rural residential development with a modest amount of open space. Dwelling units per acre are dependent upon topography, as shown below: Slope Classification Per Lot Acres Per Dwellina Unit 07 10% 1 10,- 20% 20-30% 1.75-2.25 Greater than 30% 2.25-2.75 Low Density Residential (1.1 - 3.0 du/ac) The Low Density category limits land uses to single family detached residential. The maximum density within Low Density areas is up to three dwelling units per gross acre (3 du/ac). In Diamond Bar, the development of second units and attached dwellings behind the primary residential structure is allowed subject to the provisions of the City's zoning ordinance: In addition, second units and attached dwellings, which were constructed pursuant to valid permits issued prior to the effective date of this element are permitted, even if the resulting density of a site would be greater than 3 du/ac. Low -Medium Density Residential (3.1 - 5.0 du/ac) The Low -Medium Density category limits land uses to smaller lot single family detached residential. The maximum density within Low -Medium Density areas is up to five dwelling units per gross acre (5 du/ac). In Diamond Bar, the development of second units and attached dwellings behind the primary residential structure, is allowed subject to the provisions of the City's zoning ordinance. In addition, second units and attached dwellings, which were constructed pursuant to valid permits issued prior to the effective date of this element are permitted, even if the resulting density of a site would be greater than 5 du/ac. DimnonR Bar eneral Plan ousmg Mem,ent August 8, 1994 Planning Commission Revisions II -16 Medium Density (5.1 - 12.0 du/ac) The areas designated Medium Density are committed to. multiple family and mobilehome use. Within the Medium Density category, land uses are limited to attached residential devlopment and mobile homes. The maximum allowable density within Medium Density areas is up to twelve dwelling units per gross acre (12 du/ac). High Density Residential (12.1 -16.0 du/ac) Within the High Density Residential category, land uses are limited to attached residential, subject to applicable General Plan policies and City of Diamond Bar ordinance provisions. High Density areas have good access to major transportation routes, are in close proximity to neighborhoods serving commercial facilities, and do not negatively impact low density, single family residential areas. The maximum density for projects within.the High Density Residential category is up to sixteen dwelling units per gross acre (16 du/ac.). Additional density can be achieved through density bonus provisions. Specific Plan and Planned Development Within the Specific Plan and Planned Development classifications, all residential. land uses considered to be appropriate within the City of Diamond Bar, as well as support uses (e.g. open space and recreation, public facilities, support commercial, employment -generating uses), may be appropriate subject to applicable General Plan' policies and ordinances. Development within areas designated Specific Plan or Planned Development are processed through use of a specific plan pursuant to Government Code Section 65450, a planned unit development, or similar mechanism. Development intensities within Specific Plan and Planned Development areas must be consistent with the provisions of the Diamond Bar General Plan. Specific Plan and Planned Development projects must provide a greater level of community amenities and cohesiveness, 'achieve superior design, and create a more desirable living environment than could be achieved through conventional subdivision design and requirements. 2. Governmental Constraints The State Housing Element Guidelines require that the Housing Element address those public actions which might constrain the maintenance, improvement, or development of housing. The major constraints imposed by government are decreasing federal and State commitments to housing, combined with increasing demands by federal and State agencies that local government solve existing and projected housing problems. In addition, due to reductions in federal and State support for other programs, there is an increasing demand on local government to take over funding of programs traditionally funded by others. Local development standards, fees, and processing time constitute other potential governmental constraints. tamond Bar Mne;Plan ousing ement August 8, 1994 Planning Commission Revisions H-17 State Uniform Building Code which is considered to be the minimum necessary to protect the public health, safety and welfare. Upon completion of the 1994 General -Plan, the City will revise its Development Code. The GiW is i th-e One of the major reasons for preparing a new code is the ambiguity and delay caused by using the current Los Angeles County Development Code. The County's regulations are however minimal in comparison with most incorporated jurisdictions, and to serve to minimize development costs.The next ->vdat—e-ate the "e 0effient will y de net, Development standards the City is currently operating under include the following; ghy modifications to these standards will be evaluated asamort of the Ci 's next Housing Element u in 1996. Multi -family Parking _ 1 space for studio and 1 -bedroom units _ 1_5 spaces for 2 -bedroom units 2-2.5 spaces for 3+ bedroom units Height - Maximum 35' for multi -family Open Space - Minimum 10% of unit size No lot coverage requirements The City can meet its affordable housing goals with an overall maximum density under the proposed General Plan, with allowable density bonuses for affordable projects, of a minimum of 25 percent. It should be noted that most of the largest parcels of vacant land remaining in the City are in hillside areas, and would be limited due to physical constraints alone. In addition, the City will adopt a policy to allow higher densities for infill projects that allow seniors, which is an important segment of the affordable housing need in this area. Several other responses in this document address what types of additional units will be built and at what income levels. The major dr € constraint to providin affordable housing in on the remaining vacant hillside parcels in Diamond Bar is that land costs alene feree _ dgg bevend the iue—;ice— combined with additional cost factors related to hillside developments render low cost housin development infeasible. For example, even many single family homes in steep areas, even those on one acre lots or larger, must have split-level or some type of custom pad and/or foundation to support them. In addition, higher density housing in steep upland areas would have poor site and circulation access for large numbers of residents. It is much more realistic and cost effective for the City to plan that the majority of affordable housing built in Diamond Bar will be built on the Tres Hermanos Ranch, where there is sufficient land of modest.. topography to make the construction of affordable housing, both single family and detached units. The City' of Diamond Bar believes that the 'combination of density bonuses, along with use of State and federal programs will be sufficient to meet its proportionate share of low and moderate income housing needs. d. 'Development Fees There are two basic . types of fees, those for the processing of development applications (subdivisions, conditional use permits), and those to pay for the costs associated with new development (dwelling unit, traffic signals, sewer connections). The City also requires dedication and/or improvements of streets, drainage channels, when new development occurs. Fees for plan check and building permits are determined based upon the valuation of the structure. The role that fees play in constraining the production of housing is difficult to measure, although they can affect housing prices in certain markets. The theory behind fees is that new development should bear its own costs, and that these costs should be spread as equitably as possible. State law requires that fees must bear a reasonable relationship to the actual costs incurred by the City, so that they do not becomes excessive. Diamond Bar Ceneral Plan ousing Element August 8, 1994 Planning Commission Revisions II -19 Even so, fees may add significantly to the cost of a housing unit, especially in those areas of the City that are largely undeveloped and require new infrastructure and services to be developed. Preliminary results of a fee survey conducted by the City of La Puente indicate that Diamond Bar's development fees are fairly average for cities of similar size (Tacobson 1991). The City of Diamond Bar also retained the firm of Hogle-Ireland to review development fees. The conclusion of the Hogle-Ireland study was to confirm that City fees are comparable to those of other cities of similar size. Diamond Bar charges fees based on the actual cost of permit processing-at-� of Current rate is $75 per hour. e. Processing Time Before development can occur, it is necessary that certain permits, inspections, and approvals be obtained. These procedures, although necessary to insure the development is safe and in compliance with local regulations and building code requirements, can sometimes lead to delays in projects and subsequently increase costs. Moreover, excessive processing time may act as a constraint on the production of affordable housing, because it increases' carrying costs to the developer for land, financing, etc. Developmentprocessing time in Diamond Bar is shorter than processing through the Coun of Los Angeles. It is estimated that the typical tract map which took 18 months torp ocess through the Coun would be rg essed in approximately 12 months at the City. This is because the local staff is more knowledgeable of local conditions: Potential causes which may significantly add to the Qrocessing time are constraints due to the unique environmental characteristics of the hillsides, geotechnical concerns, traffic impacts and concerns for the preservation of the Ci 's remaining natural topography. As a result, review of hillside development proposals, which constitute a maioritv of residential applications at present, is necessarily more complex than processing tracts on flat land, which represented the maiori of rp oiects processedby the County. However the City shall continue to comply with all provisions of the State Subdivision Map Act. f. Public Housing Article 34 of the California Constitution was adopted as an initiative by the voters in 1951, primarily in response to the increasing number of federally -funded, tax-exempt public housing projects. These projects were perceived .to have negative social, economic, and aesthetic effects on local communities. Article 34 states that before a "state public body" can "develop, construct, or acquire in any manner" a "low -rent housing project", the local voters must approve the endeavor. All three "factors" must be present for the referendum to be required: The Article 34 referendum requirement has often proved to be a psychological or actual barrier to the development, of many forms of assisted low rent housing, particularly those intended for low income families. Because of the Article's vague language, communities have been reluctant to risk litigation by entering into the development of public housing for low and moderate income families. While there have been many successful referendums, failures have not been uncommon. As such, there is a tendency for local governments to avoid possible controversy with this type of ballot measure. 3. Non -Governmental Constraints a. Physical Constraints _ Y_ _ •_ Y_I _ 1 / 1 I •_ • _ _ _i/ ./YY!Ih Y!1_ YY _ _ _ 1 _ 1 _ /. _ •_ ' / M-1_ • YY •1. Y 1 _ ._414 _ _ - .11_•_ __ 4 !11 11 .•YY! i • ►_ _ Y__ _ • -`I _-•/ �_ • • •_. !\ • Y._ Y!61 _ . 1 • M, • • / ' h • . 4 1__:_ __Y_ V_ •_ 1 1 1. 1!Y4Y• _ . AR_ • N �Y• - Y_ _ _ _ - �t - - _ • �_ - I - Y / Y!1._ • • • YY - V YY_ 11 YY11Y1_ 1 Y!1 Y •. • • • Y ••• •1Y • • 1 .•t• _ • /. Y_I_- M• _ _ _ . •_ _ - 4 Y!1• • • Y!1-•_ -• 1_ • Y91 YY • �,-i _ - _ , � . • , - - -1 _ Y •1. - _ IM _ • Y! • • • Y. _ . 1. I4 1 • . 1. • • • III ! Diamond Bar Ueneral Plan ousing ement II -2O August 8, 1994 Planning Commission Revisions m li. Land and Construction Costs Land costs include the cost of raw land, site improvements, and all costs associated with obtaining government approvals. Like most hillside communities; land costs are high in Diamond Bar. In addition to raw land costs, site 'improvements contribute to the cost of land, especially for hillside properties with severe topographic oreog logic constraints. Thus, land costs alone canrop duce a situation where housing is be and the financial means of lower income households. Another major cost associated with the construction of new housing is the cost of building materials, which can comprise up to 50' ep rcent of the sales price of a new home. Local developers indicated that good qMlity Type V single-family construction can cost between 78 to 127 per ssqnare foot. Overall construction costs 1. rose over 30ep rcent between 1980 and 1990, with the using cost of energy a significant factor. $42 per- squaFe feet, exelusive of PaFk4fig-- .me. ' and_ _ _ additienal A factor related to construction costs is the built at the same time. As the number of units developed increases, construction costs development are generally reduced based on economies of scale. This reduction in costs benefit when density bonuses are utilized for the provision of affordable housing. number of units over the entire is of particular Diamond Var ener an Housling Mement August 8, 1994 Planning Commission Revisions H-21 ML SAN ANTONIO 57 tA%s510N - - COMMuwTY COtIEGE iEMPIE„� O POMONA O,Q `ap O� e PHILLIPS o RANCH SUNSET Va° WALNUT ■ .��° M g b0 4 4 O '� O q2 m ■ ■ y/lS D 0 CITY OF INDUSTRY p POMONA (601 Ft2 Is HONNGIN.. tAUNawAYIt Q ♦ 'YLA, p n eP� PAT yF N f ps N t O A0. W Q ° z y p ©Q CHINO HILLS PAtHF�NOEA QD C © �►� ' i�T�• SAN 0 BERNARDINO COUNTY h1` ' ?O� av,�aa►aaaa. va.�aan. . �Y ORANGE COUNTY o NORTH 0 2000 4000 8000 FEET HISTORIC LANDSLIDE (some slides may have been removed by development) GENERAL PLAN SLOPES GREATER THAN 25% SIGNALIZED AND UNSIGNALIZED r (� U Ce 11-2. INTERSECTIONS OPERATING AT LEVEL OF SERVICE E or F SOURCE: City of Diamond Bar Master Environmental Assessment, 1992 Environmental an d Infrastructure Constraints Diamond Bar General Plan Housing Element August 8, 1994, Planning Commission Recommendations 11-22 c. Financing Costs The cost of permanent mortgage financing for new and existing homes, as well as cost of new residential construction financing, play a significant role in the affordability of housing. General inflation in the economy directly and indirectly causes housing prices to increase, which in turn raises finance costs. As the absolute price of a home increases, it adds to the mortgage amount which results in increases in the principal, interest, insurance, and taxes a home buyer must pay. d. Speculation Speculation in real estate occurs when real estate investors buy housing or land at "low prices" and then resell it at a much higher value within a short period of time. The problem is particularly acute if property rapidly changes hands from speculator to speculator. The price the eventual long term owner or consumer will pay could be highly inflated. Speculation affects not only the individual property, but the market climate in the area as a whole. Because there are few statistics available on the rate of property turnover and the profit received from transactions, the amount of speculative activity and its impact on the City's rising housing costs is not clearly known at this time. >......... .... ........ ............... gra:: vacant lands`>:#...:: > to ::ncBl ttr3;ceto .:tri:itltt3n:ae:.: .::::.::#:'..:.:i ...::. 11 j Housing Discrimination As a characteristic of the housing,market, discrimination may often present a barrier to providing an adequate choice of housing for all groups. Discrimination, which may '.be defined as prejudicial treatment applied categorically and not on the merit of the individual, takes many forms. Most forms of housing discrimination are a violation of State and federal laws, which prohibit discrimination against homeseekers for reasons of race, religion, national origin, ancestry, color, sex, or marital status. Some of the types of discrimination encountered are refusal to rent or sell, inflated rents, higher prices, excessive deposits, unreasonable occupancy standards, limited choice among available units, and poor maintenance and repair. The target populations subject to discrimination are not limited to racial and ethnic minorities, but also include recipients of welfare and public assistance, families with young children, young unmarried persons, and the handicapped. Redlining is also a form of discrimination, wherein home improvement and mortgage loans are not made available by a lending institution in lower-income or minority neighborhoods. Redlining involves the use of varying criteria for home financing based upon geographical differences. Often referred to as "neighborhood iamond Var Ceneral Plan Housing Mement August 8, 1994 Planning Commission Revisions 11-23 MI SAN ANIOIAO COMMUtA1Y COLLEGE POMONA Jr 0 PHILLIPS RANCH F� RD. ♦♦ SUNSET �vo-o A 1fA WALNUT o d0 f o vy s 4 .c h r a'• M1 ��c�9;:R a■ y4 CITY OF INDUSTRY POMONA (601 F •>" ' Vy�,t',;ti o�p F"j . ,�( �. s PAUtp^OFQ c�TY ■ •tb ao Z e CHINO HILLS PgTkFNOf�QD C"® .SAN p BERNARDINO COUNTY ' 0 ORANGE COUNTY o ' NORTH 0 2000 4000 8000 FEET SOURCE: City of Diamond Bar General t Plan Environmental Impact Report, Appendix B, Diamond Bar Open Space ' Land Survey July 9, 1992. GENERAL PLAN NOTE: Sources of restrictions for tracts Figure I I _3 and parcel maps are recorded maps. Sourcesazr restrictions for metes and General Locations of bounds e Assessor's tax rolls. Restrictions and prohibitions were {{,,, �+ originally appioved by Los Angeles Vacant Lands S u t J i act County. Upon incorporation, the City gained sole discretion over retaining or to Development Restrietions changing these designations. Diamond Bar General Plan Housing Element II -24 August 8, 1994, Planning Commission Recommendations disinvestment", redlining practices include outright refusal by a lending institution to approve home purchase and rehabilitation loans, making loan conditions stricter (e.g., higher down payment, higher interest rates, higher closing cost), or appraising property below market value or with more rigid standards than used on comparable property in other neighborhoods. Older declining neighborhoods with high minority concentrations were often targets of redlining practices in the past. Redlining results in deterioration of neighborhoods, real estate speculation, and housing abandonment. Most frequently affected are minorities and low income persons in general. Despite the fact that redlining is now illegal, this practice is still reported across the country. The Community Reinvestment Act (CRA) was passed by Congress in 1977 to help eliminate redlining. The CRA establishes a Congressional mandate that private, federally -chartered lending institutions must serve the convenience and credit needs of their surrounding communities. While the enforcement and sanction provisions of the CRA are relatively weak, it does provide for public disclosure of a lender's performance in meeting community credit needs through requirements for an annual CRA statement. Where redlining practices are discovered, a sanction available and suggested for use by SCAG in the Regional Housing Element is the deposit of municipal funds in local lending institutions contingent upon acceptable loan performance in older, declining neighborhoods. Complaints of housing discrimination are handled by the Long Beach Fair Housing Council. The Council also handles local landlord -tenant disputes within Diamond Bar, and indicates that there are approximately 1-2 discrimination complaints per month from residents in Diamond Bar. California Government Section 65588(a) provides that each local government shall review its housing element annually, or as frequently as appropriate, to evaluate the following. - The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the State housing goals. • The effectiveness of the 'housing element in attainment of the community's housing goals and objectives. • The progress of the city, county, or city and county, in implementation of the housing element. Diamond Bar is a new City with no previous Housing Element against which to measure its progress. Subsequent revisions to this element will evaluate the City's accomplishments in satisfying the housing goals established in the Element. Since Diamond Bar's population is now over 50,000 it will be eligible for "entitlement status" under the Federal Department of Housing and Urban Development (HUD). This status will allow the City to receive direct funds from HUD, including Community Development Block Grant (CDBG) monies; greatly enhancing the City's ability to implement its housing programs. Mwnond Bar eneral P an . ousmg MeMeM August 8, 1994 Planning Commission Revisions 11-25 F HOUSING GOALS, OBJECTIVES, .AND STRATEGIES "IT IS THE OVERALL GOAL OF THE PLAN THAT THERE BE ADEQUATE HOUSING IN THE CITY, BOTH IN QUALITY AND QUANTITY, TO PROVIDE APPROPRIATE SHELTER FOR ALL WITHOUT DISCRIMINATION. " GOAL 1. 'Tit"':Sl.::ltattltl:: :tt ::#ttttcix`; k€::ruitable ztf 'f'rfji�e�``t�#8� diverse �i?ts�:�ili£`'nxistin and future<'�ri���eli • A T Ti_*<1 T. !`�(� Tl�11TT � TTD[ITT oD11 m*7 �� Objective A. 1.1 Development of an adequate supply of housing to meet Diamond Bar's housing growth needs as follows. Strategies: 1.1.1 Where feasible, C__—consider commercial/office developments which propose a residential component as part of an overall mixed use concept_,, •-'•Mi ��.,.ao 1.1.2 Frestr-ietions., a ; nt of housingfer- the pufpese preventing development of low and meder-ate� hou Ensure the Ci 's development standards do not um constrain the creation of affordable housing: 1.1.3 Prepare a public information packet summarizing the City's zoning and development requirements for. residential construction. 1.1.4 Establish a monitoring program which identifies the type and cost of housing being produced within Diamond Bar, as well as the availability of vacant land which can be used to accommodate a variety of housing types; produce required reports to accomplish the programs outlined in this plan for housing that is affordable to "very low," "low," and "moderate" income households. 1.1.5 To ensure well planned residential growth while meeting the City's housing responsibilities, review proposed residential projects, general plan amendments, and changes of zone for their effects on the neighborhood, the City, and regional housing needs. Diamond Ear ener an Housling ement August 8, 1994 Planning Commission Revisions 11-26 Very Low 117 15 Low 182 23 Moderate 144 19 Upper 338 43 Total 781 100 1.1.1 Where feasible, C__—consider commercial/office developments which propose a residential component as part of an overall mixed use concept_,, •-'•Mi ��.,.ao 1.1.2 Frestr-ietions., a ; nt of housingfer- the pufpese preventing development of low and meder-ate� hou Ensure the Ci 's development standards do not um constrain the creation of affordable housing: 1.1.3 Prepare a public information packet summarizing the City's zoning and development requirements for. residential construction. 1.1.4 Establish a monitoring program which identifies the type and cost of housing being produced within Diamond Bar, as well as the availability of vacant land which can be used to accommodate a variety of housing types; produce required reports to accomplish the programs outlined in this plan for housing that is affordable to "very low," "low," and "moderate" income households. 1.1.5 To ensure well planned residential growth while meeting the City's housing responsibilities, review proposed residential projects, general plan amendments, and changes of zone for their effects on the neighborhood, the City, and regional housing needs. Diamond Ear ener an Housling ement August 8, 1994 Planning Commission Revisions 11-26 GOAL 2. 1.1.6 Provide timely review of development requests with fees sufficient only to cover the actual costs (direct and overhead) incurred by the City. In order to do so, consider changes in case processing such as: • Computerize case records to allow for automated case tracking. Schedule case processing timetables to provide reasonable expectations in processing applications based upon available resources. • Maintain timely review of EI Rs to -the minima 4 as required by law. 1.1.7 Encourage use of innovative site development and construction materials and techniques consistent with City ordinances and the UBC to reduce the cost of site preparation and/or construction and to provide a mix of dwelling unit types. 1.1.8 Comply with California Government Code Section 65915 by providing a minimum 25 percent density bonus, or equivalent financial incentive, to residential developers who agree to make a minimum of 20 percent of the units within the project affordable to households with an income of 80 percent of the County median income, or make 10 percent of the units within the project affordable to households with an income of 50 percent of the County median income, or make 50 percent of the units available exclusively to senior citizens. 1.1.9 Investigate the feasibility of establishing a requirement that ten percent (10 %) of all new housing within proposed housing developments be affordable to very low, low, or moderate income households or pay an "in lieu" fee to be used by the City for the provision of housing affordable to very low, low, or moderate income households. If determined to be feasible, implement the program. I . ! V ! � 1. • 11. !W .1 . Y • � ! • V I. • � _ � • . V Y . . Y l � Y :�. • I� . Y Y• V• • • Y • . . 1_ . �, , ' 7 f.' i ' 0.9 1i.o'1 1.1.11 Facilitate the provision of single and multiple family dwelling units available to very low, low, and moderate income households through. participation in the County's Mortgage Revenue Bond Program, issuance of Mortgage Credit Certificates, and use of other viable economic resources. Encourage private sector participation in the provision of very low, low, and moderate cost housing by offering such programs to developers who provide at.least 20 percent of the housing units within prices which are affordable to very low, low, and moderate income households. Advertise the availability of these programs throughep riodic placement of ads in the City Newsletter and placement ofrp opram brochures at theup blic counter. Encourage ade uate housing* or all economic stents of the community. rggardliess of ne, race, ethnic background, national origin, reli ion family size, sex, marital status, h�hsical conditions, or ga other arbitrMy factors. iamond Bar General Plan Housing Element August 8, 1994 Planning Commission Revisions II -27 Objective 2.1 Ensure that the existing supply of low and moderate cost housing within Diamond Bar does not diminish. Conserve the existing stock of assisted housing: Strategies: 30 Low Income e -Pc Seasons Apartments) 18 Very Low Income (Rent Subsidies) 2.1.1 Where proposed development projects or other discretionary actions of the City of Diamond Bar would reduce the number of existing subsidized dwelling units, ensure that appropriate offsets are provided as part of the proposed action. a. To avoid potential reduction in the supply of rental housing, prepare a condominium conversion ordinance which would limit the conversion of rental apartments to condominiums or cooperatives. b. Require that all successful conversion applicants provide a relocation assistance program for displaced tenants, encouraging relocation within the community. c. Based on the provisions of Government Code Section 65863.7, consider requiring the submission of a report detailing the impacts of any proposed mobilehome park conversion to a nonresidential use concurrent with the filing of any discretionary permit on such property. d. Annually assess all affordable or assisted housing units that are considered "at 'risk" as delineated in the "Inventory of Federally Subsidized Low -Income Rental Units at Risk of, Conversion (1989)" or other appropriate federal or State documents. e. Investigate the feasibility of programs to ensure that "for sale" housing which is subsidized so as to be affordable to very low, low, and moderate income households remain affordable to those income groups after sale to the first buyer. Objective 2.2 Prevent housing discrimination in Diamond Bar. Strategies: 2.2.1 Continue to distribute information regarding the activities of the City to assist in the resolution of housing discrimination cases through placement, of fair housing brochures at theup blit eeunter1� throughout the C� and providing referrals Lo the Long Beach Fair Housing Council. 2.2.2 Continue to contract with and participate in the activities of the Long Beach Fair Housing Council as they affect the City of Diamond Bar. Objective 2.3 Cooperate with regional agencies to provide housing for the elderly, handicapped, homeless, and other special needs groups. iamond Bar ener 'Plan Housing Element August 8, 1994 Planning Commission Revisions 1I-28 Strategies: 2.3.1 Promote housing accessibility for elderly, handicapped, and disabled persons. 2.3.2 Specifically encourage development of assisted rental housing for the elderly, handicapped, and disabled. Specifically encourage development of such housing through the use of density bonuses, tax-exempt bonds, and land write-downs, combined with federal and State housing subsidies. 2.3.3 Contact Inland Mediation, and other social service providers to pursue senior home sharing services for Diamond Bar. 2.3.4 Provide information regarding the availability of emergency shelter. 2.3.5 Pursue State, federal, and private programs designed to expand housing opportunities for all segments of society including the elderly and the handicapped. Determine the extent to which such programs are consistent with the goals and objectives of the Diamond Bar General Plan, and the extent to which such programs can be incorporated into future development within the City. Ejty g fire A rioriwill be to pursue entitlement status through HUD and secure uermanent CDBG funding. Programs include but. are not limited to: FEDERAL DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT (HUD) • Federal Community Development Block GrantC( DBG) monies for senior citizen and handicapped housing projects.. • Section 202 funding for financing of rental housing projects. • Section 203 insurance for acquisition and rehabilitation financing for single family homes. • Section 207 rental housing funding. • Section 213 cooperative housing funding. • ' Section 221 rental and cooperative housing for moderate income families. • Section 223 purchase and refinance of existing rental units. • Section 234 insurance for condominiums. ® Section 241 supplemental loan insurance for existing multi -family rental housing. CALIFORNIA DEPARTMENT' OF HOUSING AND COMMUNITY DEVELOPMENT • Self -Help Housing Program: technical. assistance grants and mortgage assistance for owner -builder organizations. iamond Bar eneral Plan Housing flement August 8, 1994 Planning Comnussion Revisions 11-29 • Mobilehome Park Assistance Program. Financial and technical assistance to residents to- purchase mobilehome parks. • California Homeownership Assistance Program. Shared appreciation loans for manufactured housing or for renters in projects converting to cooperative or condominium ownership. • California Housing Rehabilitation Program. Rehabilitation loans from Proposition 77 to owner occupants of substandard housing, including low income and rental housing. • Family. Housing Demonstration Program. Loan funds for construction or purchase and rehabilitation of housing that includes support services such as child care, job training, etc. • Rental Housing Construction Program. Loan funds to government agencies for .profit and non-profit sponsors of new rental housing projects. • Predevelopment Loan Program. Loans to local government agencies and nonprofit corporations to pay predevelopment costs incurred in developing low income housing. • Senior Citizens Shared Housing Program. Funds technical assistance to, matching services for, and development costs of, shared housing for senior citizens. CALIFORNIA HOUSING FINANCE AGENCY • Resale Program. Below market interest rate mortgage financing for first- time homebuyers earning less than $40-45,000, depending on family size. The sales price maximum is presently $113,000. • Home Purchase Assistance Program. Pry uP to $15,000 deferred payment with 3 percent simple interest second mortgage loans to lower income first-time homebuyers. • Matching Down Payment Program. Matches first-time homebuyer's down . payment up to $5,000. Loans only to CHFA first-time borrowers. Loans` are due on sale and resentl carry 3 percent simple interest. LOS ANGELES COUNTY HOUSING AUTHORITY • Section 8 Existing Certificates. Rental subsidies. • Home Improvement Loan Program. Below market interest rate loans up to $15,000 for eligible homeowners. Eligible improvements include new roof, exterior paint, etc. All health and safety violations must be corrected. • Repair Service Program for Senior Homeowners. One time grant of labor and materials for eligible homeowners for minor repairs and weatherization and insulation. Diamond Rar Ceneral Plan ousmg Element August 8, 1994 Planning Commission Revisions 11-30 Ci!y of Industry Redevelopment Set -Aside Transfer. An estimated million to be made available through the Coulm for affordable housing new construction, acquisition, rehabilitation, and preservation. The C� will u fug through the Coun as Notice of Fundi- Availabli (NOFAI is issued. CITY OF DIAMOND BAR If found to be feasible, requirements for provision of "in lieu" funds for development of housing affordable to low and moderate income households. PRIVATE ORGANIZATIONS Savings Associations Mortgage Company (SAMCO). A statewide organization supported by stockholder savings institutions to provide financing for affordable housing projects. • California Community Reinvestment Corporation (CCRC). A resource pool supported by the State's banks to assist in financing affordable housing. 2.3.6 Following acquisition of federal Community Development Block Grant funds by 1994, designate a Housing Coordinator in the Planning Department to make applications for various state and federal programs. Earmark at least $25,000 annually from various sources toward meeting the housing needs of Diamond Bar residents. 2.3.7 Work with the Los Angeles County Housing Authority and nearby cities to establish a continuous emergency shelter program serving the eastern portion of the County. Funds for homeless shelters available through the McKinney Act include: • Emergency Shelter Grants for building acquisition and rehabilitation, rental assistance, and payment of security deposits. • Sections 8 Mod Rehab Assistance for Single Room Occupancy Housing can be used to rehabilitate a single room occupancy hotel. • Supplemental Assistance for Facilities to Assist the Homeless. • Supportive Housing: The Transitional Housing Program provides funds for both building rehabilitation and five years of operating funds for transitional housing programs (3 months to 2 years). • Permanent Housing for the Handicapped Homeless.. • The Federal Emergency Management Agency (FEMA) Emergency Food and Shelter Program can provide short-term rental subsidies to prevent eviction, payment of mortgage to prevent foreclosure, and utility assistance to families or individuals. 2.3.8 As appropriate, Eencourage the development of child care facilities in conjunction with new Y development. Mamond Bar Ueneral Plan ousmg Element August 8, 1994 Planning Commission Revisions II -31 GOAL 3..►.: ..:..:.:.;:.x :''�el�tclosee t�.e e�sttiit�tn s+€ d:::��ri• <t�?:e�t�*r��s�xdexw�ga���`:.. Objective 3.1 Maintain and encourage the improvement of the quality and integrity of existing residential. neighborhoods. Strategies: 3.1.1 Adopt a housing/neighborhood preservation program, including incentive programs to ensure ongoing maintenance. 3..1.2 --Ensure that group housing.pFesorves the quiet, suburban or rural character of the existing resiaential neigyborkWd in which it is located. 3.1.3 Enact Development Code provisions tor� for the development of second units. on a sin famil a� Ensure the single family character of the neighborhood is protected, and that road, water, and sewer systems tems are ca i of supportina such development. 3:1.4 Determine the feasibility of establishing a Craftsman and Tool Lending Program, utilizing State funding if necessary. 3:1':5 Enforce Ci 'sF&2 eM Maintainance Ordinance to maintain the 91W& of {w� °existina;,neighborhoods. Objective 3.2 Eliminate substandard housing by establishing a program to investigate and encourage the rehabilitation of substandard housing units within Diamond Bar. ' Achieve the rehabilitation of 5 very low, 5 low, and 15 moderate income households through the County's rehabilitation program. Strategies: . 3.2.1 Investigate the availability of funds, including City "in lieu" funds, for establishing a housing rehabilitation program. Offer priority for rehabilitation assistance to disabled homeowners for unit modifications to improve accessibility: 3.2.2 Establish a program of public information and technical assistance to encourage the continued maintenance of currently sound housing as neighborhoods age within the City of Diamond Bar. 3.2.3 Utilize available housing rehabilitation/conservation funds to establish a fund to assist low and moderate households with painting, minor repairs, and general maintenance. 3.2.4 Work with the State Franchise Tax Board in order to enforce the provisions of California Revenue and Taxation Code Sections 17299 and 24436.5 which prohibit owners of substandard housing from claiming depreciation, amortization, mortgage interest, and property tax deductions on State income tax. Damon PlanHousing Element August 8, 1994 Planning Commission Revisions II"32 F119 retrIngiewed hy on -inu-s —ready �for Ing Awn 4z! � File rev' h v Q311a and s , eady for d�Strucfton by city Clark