Oxnard College President’s Forum: Land Use & Housing Everett Millais, Executive Officer Local Agency Formation Commission (LAFCO) Jesse Ornelas, Deputy Real Estate Development Director Cabrillo Economic.
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Oxnard College President’s Forum: Land Use & Housing Everett Millais, Executive Officer Local Agency Formation Commission (LAFCO) Jesse Ornelas, Deputy Real Estate Development Director Cabrillo Economic Development Corporation (CEDC) Robert Weber, Vice President Residential Lending Santa Barbara Bank and Trust Matthew Winegar, AICP, Development Services Director City of Oxnard Moderator: Robert Cabral Oxnard College Professor November 2007 Cabrillo Economic Development Corporation Housing at the Millennium Documenting New Housing Production in Ventura County, 1990-2000 Background Information • Study conducted by the Cabrillo Economic Development Corporation, a housing community development corporation • Research aimed to answer two questions: – What housing did each Ventura County city develop during the period of January 1990-December 2000, compared to Regional Housing Needs Allocation (RHNA) goals? – What strategies have Ventura County jurisdictions used to help increase the supply of affordable housing? Background Information • California housing element law mandates that local governments adequately plan to meet the housing needs of all economic segments of the community • “All economic segments” is divided into very-low, low, moderate, and upper income categories • The amount of new housing needed for each income group is determined every 5-7 years through the RHNA process Background Information • Each municipality is required to submit annual reports to the state that list progress toward meeting RHNA goals • There is little to no accountability at the state level to enforce that RHNA goals are met • There is currently no consistent, systematic way to measure municipal progress toward meeting RHNA goals by income category Methodology • Time period for the study: January 1990December 2000 • CEDC worked closely with city/county staff to trace what was built over time, and at what affordability levels • CEDC aimed to maximize the use of public information previously written or compiled • Data collection also included focus groups with city staff Findings • Ventura County met 91 percent of its overall housing production goal during 1990-2000 • Housing production affordable to very-low and low income families fell far short of RHNA targets • Housing production affordable to moderate and upper-income families exceeded RHNA goals Findings • Housing production increased in the late 1990’s, with a heavier focus on moderate and upper income housing • Cities range in their success at meeting affordable housing needs • In short – the problem isn’t the supply… it’s the mix Findings Ventura County Housing Production Total Housing Completions vs. Regional Housing Needs Assessment 1990-2000 35000 31,222 28,466 30000 7,890 25000 9,253 Units 20000 15000 23,332 10000 19,213 5000 0 RHNA Actual 1990-1997 1998-2000 Findings Income Group RHNA Target Actual % Completion Very-low 5,381 1,950 36.2% Low 5,616 2,132 38.0% Moderate 6,933 7,373 106.3% Upper 13,292 17,012 128.0% Findings Ventura County Housing Unit Completions 1990-2000 Actual Production vs. Regional Housing Needs Assessment 18000 17,012 16000 13,292 14000 Units 12000 6034 3333 10000 8000 6000 6933 5,616 5,381 1687 2000 1,950 9959 10978 2,132 4546 3581 2092 1070 1800 4000 7373 5246 534 593 1416 1539 5281 0 Very Low - Very Low RHNA Actual Low RHNA Low- Actual 1990-1997 Moderate - Moderate RHNA Actual 1998-2000 Upper RHNA Upper Actual What Does This Tell Us? • Overall, building did take place… – Ventura County reached 91% of its RHNA benchmarks from 1990-2000 • However, what was built was not proportionate to what a balanced community needs – Only 36% of very-low income and 38% of low-income housing targets were met – 128% of housing for upper-income families was built • The trend needs to be reversed What Can We Do at the Local Level to Reverse the Trend? • Make a deliberate effort to increase the number of units affordable to very-low and low income individuals and families • Establish a permanent source of financing at the county level for affordable housing development, and advocate for the same at the state level • Reduce the development timeframe… time is money! • Approve housing in conjunction with large-scale economic development What Can We Do at the Local Level to Reverse the Trend? • Use education as a tool to increase public support for affordable housing • Consider inclusionary zoning • Improve oversight of homes with affordability restrictions • Encourage elected officials to support greater rental and for-sale affordable housing production Vista Hermosa 24 units to the Acre Santa Paulan 150 Senior Apartments – 23 /Acre Casa Garcia 14 units to the Acre Villa Cesar Chavez 52 units - 16 / Acre Meta Street Apartments 24 units – 24 / Acre Hacienda Guadalupe 18 units – / Acre Kuehner Homes 26 units – 8 / Acre Future of Land Planning • • • • • • • • Each city should educate its residents on how local services depend upon the availability of Affordable Housing (fire, police, teachers, hospital/care providers, middle managers, etc.) Make a deliberate effort to increase the number of work force units affordable to very-low and low income individuals and families Encourage elected officials to support greater mix of housing types available at all income levels We need to be smart about the unit mix and the number of units per acre as more demands are placed on cities and land becomes more scarce Support bond measures aimed at increasing the supply of workforce housing Mandate higher accountability for meeting the RHNA goals. Each city should look at inclusionary zoning ordinance to increase the supply of workforce affordable housing citywide. Each city should reduce the development timeframe State 2007 Income Limits Oxnard College President’s Forum: Land Use & Housing Everett Millais, Executive Officer Local Agency Formation Commission (LAFCO) Jesse Ornelas, Deputy Real Estate Development Director Cabrillo Economic Development Corporation (CEDC) Robert Weber, Vice President Residential Lending Santa Barbara Bank and Trust Matthew Winegar, AICP, Development Services Director City of Oxnard Moderator: Robert Cabral Oxnard College Professor November 2007