HomeMy WebLinkAboutJoint Workshop packet Crit OF
CHULA VISTA
a a � a . a k aura aa ,
PlanninLy Commission
SPECIAL MEETING OF THE CITY OF CHULA VISTA
PLANNING COMMISSION AND HOUSING ADVISORY COMMISSION
October 23, 2019 Council Chambers
6:00 p.m. Public Services Bldg A
276 Fourth Avenue
CALL TO ORDER Chula Vista
ROLL CALL PLANNING COMMISSION: Commissioners Burroughs, De La Rosa, Milburn, Nava,Torres,
Zaker, and Chair Gutierrez
ROLL CALL HOUSING ADVISORY COMMITTEE: Commissioners Bustamante, Cabral, Lisama, Merino,
Owusu, and Chair Quero
MOTION TO EXCUSE:
PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE
OPENING STATEMENT:
1. APPROVAL OF MINUTES
Planning Commission meeting of September 25, 2019
Housing Advisory Commission meeting of July 24, 2019
PUBLIC COMMENTS
Persons speaking during Public Comments may address the Board/Commission on any subject
matter within the Board/Commission's jurisdiction that is not listed as an item on the agenda. State
law generally prohibits the Board/Commission from discussing or taking action on any issue not
included on the agenda, but, if appropriate, the Board/Commission may schedule the topic for future
discussion or refer the matter to staff. Comments are limited to three minutes.
2. STAFF REPORT
Report on the 6th Housing Element Cycle Update and Regional Housing Needs Assessment
Project Manager: Leilani Hines,Housing Manager
Staff recommendation: That the Planning Commission and the Housing Advisory Commission
hear and accept the report.
_ 1 _
Page 2 1 Planning Commission Agenda
October 23,2019
OTHER BUSINESS
3. DIRECTOR'S REPORT
4. COMMISSION COMMENTS
ADJOURNMENT to the regular meeting of the Planning Commission on November 13, 2019 at
6:00 p.m. in the Council Chambers in Chula Vista, California.
to the regular meeting of the Housing Advisory Commission on January 22,2020 at
6:00 p.m. in conference rooms B111/112 at City Hall Building C Chula Vista,
California.
Materials provided to the Planning Commission related to any open-session item on this agenda are available for
public review in the Development Services Department,located at 276 Fourth Avenue, Building B,Chula Vista
during normal business hours.
In compliance with the
AMERICANS WITH DISABILITIES ACT
The City of Chula Vista requests individuals who require special accommodations to access, attend, and/or
participate in a City meeting,activity,or service,contact Patricia Salvacion at(619)476-5391 (California Relay
Service is available for the hearing impaired by dialing 711)at least forty-eight hours in advance of the meeting.
1 declare under penalty of perjury that I am
employed by the City of Chula_ Vista In
Development Services and that)posted this
document on the bulletin board accordin to
Brown Act requirements. 11060�
Dated10 ill ISigned �i
-2 -
CITY OF
CHULAVISTA
Planning Commission
Minutes
MINUTES
OF THE REGULAR MEETING
OF THE PLANNING COMMISSION
OF THE CITY OF CHULA VISTA
September 25, 2019 Council Chambers
6:00 p.m. Public Services Bldg A
276 Fourth Avenue
Chula Vista
CALL TO ORDER
ROLL CALL:Commissioners Burroughs, De La Rosa, M'il'bbmn Torres, Zaker, and Chair Gutierrez
MOTION TO EXCUSE: Chair Gutierrez has requested an excuse>absence
Recommendation: to excuse the absence
MSC: Milburn/Burroughs
VOTE: De la Rosa, Nava, Torres,Zaker
PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE'
OPENING STATEMENT.
1. APPROVAL OF MINUTES
September 11, 2619,
MSC: Milburn/Torres`
VOTE,:. Burroughs, Del8 Rosa, Nava, Zaker
PUBLIC COMMENTS
Persons speaking during Public Comments may address the Board/Commission on any subject
matter within the Board/Commission's jurisdiction that is not listed as an item on the agenda. State
law generally prohibits the Board/Commission from discussing or taking action on any issue not
included on the agenda, but, if appropriate, the Board/Commission may schedule the topic for future
discussion or refer the matter to staff. Comments are limited to three minutes.
PUBLIC HEARINGS
The following item(s) have been advertised as public hearing(s) as required by law. If you wish to speak
on any item,please fill out a "Request to Speak"form and submit it to the Secretary prior to the meeting.
— 3 —
Page 2 1 Planning Commission Minutes
September 25, 2019
2. PUBLIC HEARING
DR18-0024 Consideration of a Design Review Permit (DR19-0024) for a mixed-use project
comprised of 237 multi-family units, 15,000 sq. ft. of ground-floor commercial,a
5-level parking structure, recreation area, and associated open space on
approximately 5 acres located in the Otay Ranch Freeway Commercial North,
Lot 6.
Applicant: Baldwin&Sons
Project Manager: Caroline Young,Associate Planner
A. Resolution of the City of Chula Vista Planning Commission approving Design Review Permit DR19-
0024 to construct a mixed-use project consisting of a 237 unit apartment complex, 15,000 square
feet of retail use, an integrated parking structure on one lot'consistiryg of approximately 5.0 acres
located in the Otay Ranch Freeway Commercial North, Neighborhood PA-12.
Staff recommendation: That the Planning Commission adopt Resolution DR19-0024 to,allow
construction of a 237-unit mixed-use project in Otay,Ra`n`ch;Freeway`Co,mmercial North;Neighborhood
PA-12, based on the findings and subject to the conditions contained therein.
In Ms.Young's absence, Steve Power, Principal Planner, gave a slide show presentation on the project
which included the site plans, elevations, color and materials.The 5-acre mixed use project is located in
the eastern portion of Freeway Commercial North within the Mixed-Use District.
QUESTIONS TO STAFF
The Commission asked for clarification on why the projeti was being presented a second time, after it
was already approved in May'2019. Staff stated that Building A(237 units)is not part of the litigation
and no other changes to the project are being proposed.
The Commission also inquired about the parking requirements. The applicant clarified that the
parking requirements werernet to service the units'and retail in Building A, no additional
parking was added or subtracted.
PUBLIC°HEARING OPEN ED
PUBLIC HEARING CLOSED
COMMISSION DELIBERATIONS
The Commission asked the applicant if the stand alone project has met the open space
requirements. The applicant clarified that in the original submittal, it was required that each
Building, A and B, meet the requirements as stand alone buildings.
The applicant also clarified that the Development Impact Fees are on a per unit basis, with the
PA-12 park being fully funded.
The Commission asked for clarification of the building height. The applicant explained that the
elevations will be articulated to reduce the box-like appearance and visual impact of repetitive
—4 —
Page 3 1 Planning Commission Minutes
September 2-5,2019
rooflines. The area fronting Town Center Drive will be lined with retail function and a
continuous storefront facade.
That the Planning Commission conduct a public hearing and adopt the proposed resolutions as follows:
• Approve Resolution DR19-0024 approving construction of a 237 unit mixed-use project
located in the Otay Ranch Freeway Commercial North, Neighborhood PA-12.
MSC: De La Rosa/Burroughs
VOTE: Yes-Nava, Milburn,Torres,Zaker
PUBLIC HEARING
DR19-0001 Consideration of Design Review(DR19-0001) approving a 143,609 square foot Self-
Storage Facility on a 2.81 acre lot located at 1008 1n'dustrial Boulevard.
Applicant: Wentworth Property Company,ILC
Project Manager: Genevieve Hernandez,Associate Planner
A. Resolution of the City of Chula Vista Planning Commission approving Design Review Permit
DR19-0001 to construct a 143,609 square foot self-storage facility on a 2.81 acre site located at
1008 Industrial Boulevard.
Staff Recommendation: That the Planning Commission adopt Resolution`DR19-0001, approving the
Chula Vista Self-Storage Project, based on the finds and sub1ect to the conditions contained therein.
Genevieve Hernandez, Associate Planner, gave a slide presentation of the project which included the
site plan, architectural plans, engineeringplans, and landscape plans. Ms. Hernandez explained that the
Chula Vista Self-Storage Project is a multi-building self-storage facility consisting of three self-storage
buildings comprised oftwo�one-storybuildings and one three-story building.
QUESTIONS TO STAFF
The Commission asked aboiut the available parking for the different parcels at the same address.
Ms ,Hernandez confirmed that there are three separate parcels at the same address and if another
commercial business moves onto the site, the parking requirements will then be analyzed for that
business.
The Commission inquired,about the traffic circulation going into the site, staff mentioned that traffic
flow was evaluated by the traffic engineers and the Fire Department.
COMMISSION DELIBERATIONS
The Commission requested clarification of the proposed landscape for back of the property to deter
graffiti. Ms. Hernandez explained that Building 2 will require additional screening along the building wall
and the Conditions of Approval require graffiti resistant paint on all wall and building surfaces. Metal
vine panels will also be incorporated.
_ 5 _
Page 4 1 Planning Commission Minutes
September 2�+,2019
That the Planning Commission conduct a public hearing and adopt the proposed resolution as follows:
• Approve Resolution DR19-0001 approving construction of a 143,609 square-foot Self
Storage Facility located at 1008 Industrial Boulevard.
MSC: Nava/Milburn
VOTE: Yes-Burroughs, De La Rosa,Torres,Zaker
OTHER BUSINESS
3. DIRECTOR'S REPORT
None
4. COMMISSION COMMENTS
The Commission requested an update on setbacks'for Accessory Dwellings Units:,,
ADJOURNMENT at 7:09 p.m.to the regular meeting on September 25;•2019 at 6:00 p'.m. in the
Council Chambers in Chula Vista, California:
Materials provided to the Planning Commission related b any,open-session item"on''this agenda are available for
public review in the Development Services Department, lacated,ot 276 Fourth Avenue, Building B, Chula Vista
during normal business"hours-.,
In compliance with the
AMERICANS WITH DISABILITIES ACT
The City of Chula Vista requests individuals who require special accommodations to access, attend, and/or
participate in a City meeting,activity, of service,contact Patricia Salvation at(619)476-5391 (California Relay
Service is available for the hearing:impaired by,dioling 711)at least forty-eight hours in advance of the meeting.
— 6—
MINUTES OF A MEETING OF THE
HOUSING ADVISORY COMMISSION
OF THE CITY OF CHULA VISTA
Wednesday,July 24, 2019 Conference Room B129
6:00 p.m. 276 Fourth Avenue, Building C
Chula Vista, CA
A Special Meeting of the Housing Advisory Commission of the City of Chula Vista was called to
order at 6:06 p.m. in Conference Room B129, 276 Fourth Avenue, Chula Vista, CA 91910.
ROLL CALL
PRESENT: Commissioners Bustamante, Cabral,Lisama,Merino, and Chair Quero
ABSENT: Commissioners Robles (U)
ALSO PRESENT: Leilani Hines, Housing Manager
Jose Dorado, Senior Management Analyst
CONSENT CALENDAR
I. APPROVAL OF MINUTES FROM December 12,2017
Incorrect minutes provided. HAC should be reviewing minutes from April 25, 2018 and
minutes from the joint meeting 'kith the Planning Commission on September 26, 2018.
PUBLIC COMMENTS
No comments.
ACTION ITEMS
2. ELECTION OF CHAIR AND VICE CHAIR FOR FISCAL YEAR 2019/2020
Motion by Commissioner Cabral to nominate Commissioner Quero as Chair
Seconded by Commissioner Merino
Motion passed 4-0
Motion by Commissioner Cabral to nominate Commissioner Lisama as Vice Chair
Seconded by Commissioner Merino
Motion passed 4-0
3. REGIONAL HOUSING NEEDS ASSESSMENT
Staff Leilani Hines provided a detailed presentation of the proposed Regional Housing Needs
Assessment (RHNA) methodology and allocation to be used in the preparation of Housing
Elements for the Planning Period: April 15, 2021 —April 15, 2029.
4. HOUSING LAW UPDATES —PAST, PRESENT AND FUTURE
Staff Leilani Hines provided an overview of the State Legislature's focus on the housing crisis
and laws in effect beginning January 1, 2018, January 1, 2019 and upcoming legislation
considered in 2019 to facilitate the production of all housing.
Page 1 1 Housing Advisory Commission Minutes
— 7 — July 24,2019
MINUTES OFA MEETING OF THE
HOUSING ADVISORY COMMISSION
OF THE CITY OF CHULA VISTA
5. DISCUSSION OF ADJUSTING REGULAR MEETING
Staff will schedule the next meeting as a special meeting beginning at 6 pm to accommodate
work schedules and will bring forward to the RAC at its next meeting a resolution to adjust its
regular meeting time to 6 pm.
OTHER BUSINESS
6. STAFF COMMENTS
Staff Leilani Hines provided updates on the following:
a. Housing Project Updates
• SBCS Trolley Terrace/Cordova Village
■ St. Regis
■ Villa Serena
■ Anita St
■ Density Bonus Projects—Bonita Glen, 310 K Street,NWC Third & E St
b. HEAP Funding Application
c. 47th Annual Boards & Commissions Recognition event for Thursday,August 8, 2019 at
6 p.m.
7. CHAIR'S COMMENTS
No comments.
8. COMMISSIONERS'/BOARD MEMBERS' COMMENTS
a. Commission members stressed their desire to be active and engaged in housing and housing
related issues in Chula Vista and the impact on residents. In light of their strong desire to
be actively engaged,the Commission agreed that special meetings may be held in addition
to its regular quarterly meetings in order to provide recommendations to the City Council
and Housing Authority.
b. The City should follow up on participation of members in meetings and current vacancies.
Commission members supported Commission member Bustamante consideration as an At-
Large voting member.
ADJOURNMENT
Motion to adjourn at 8:22, to a special meeting on October 23, 2019 at 6:00 p.m., in conference
room BI I 1/112 at City Hall Building C.
Leilani Hines, Housing Manager
Page 2 1 Housing Advisory Commission Minutes — 8— July 24,2019
CHULA VISTA
PLANNING
COMMISSION
AGENDA STATEMENT
Item: 2
Meeting Date: 10/23/19
ITEM TITLE: Report on the 6th Housing Element Cycle Update and Regional Housing
Needs Assessment
APPLICANT: City of Chula Vista
SUBMITTED BY: Leilani Hines, Housing Manager
REVIEWED BY: Kelly Broughton, FASLA, Development Services Director
INTRODUCTION
Mandated by State law,the Housing Element is a required element of the City's General Plan and
represents a roadmap for the preservation, improvement, and development of housing
opportunities for all Chula Vista residents now and into the future. Chula Vista's Housing
Element was last updated in 2013. The planning horizon for this Element extends to 2021. In
accordance with State requirements,the Housing Element must be updated for the planning period
beginning April 2021 through April 2029.
ENVIRONMENTAL REVIEW
The proposed activity has been reviewed for compliance with the California Environmental
Quality Act (CEQA) and it has been determined that the activity is not a "Project" as defined
under Section 15378 of the State CEQA Guidelines because it will not result in a physical change
in the environment;therefore,pursuant to Section 15060(c)(3)of the State CEQA Guidelines,the
activity is not subject to CEQA. Notwithstanding the foregoing, it has also been determined that
the activity qualifies for an Exemption pursuant to Section 15061(b)(3) of the California
Environmental Quality Act State Guidelines. Thus, no environmental review is required.
RECOMMENDATION
That the Planning Commission and Housing Commission hear and accept the report.
—9 —
Planning Comnn ssion
October 23,2019
Page 2
DISCUSSION:
Since 1969, California has required that all local governments (cities and counties) adequately
plan to meet the housing needs of everyone in the community. California's local governments
meet this requirement by adopting housing plans as part of their"general plan" (also required by
the State) and planning and addressing regional housing needs. The Housing Element identifies
existing and projected housing needs, inclusive of the locality's share of the regional housing
needs, and establishes goals, policies, standards and implementation measures for the
preservation, improvement, and development of housing within the jurisdiction. The Housing
Element must also identify adequate sites for housing, including rental housing, factory-built
housing, mobilehomes, and emergency shelters, and makes adequate provision for the existing
and projected needs of all economic segments of the community.
The City of Chula Vista last adopted an updated Housing Element on April 23, 2013, which was
certified by the California Department of Housing and Community Development (HCD) as
meeting the minimum requirements of State Housing Element law on May 15, 2013. In
compliance with State law, jurisdictions must also review and revise their Housing Element to
ensure that the documents remain up to date and relevant. For the San Diego County region, the
Housing Element update is required every eight years. Under California Law (Govt Code §
65588),the City's Housing Element is due to HCD for review and certification prior to April 15,
2021, as part of the 6th Housing Element Update Cycle for the planning period beginning April
2021 and ending April 2029. This period is the 6th cycle since the requirements began in 1981.
Regional Housing Needs Allocation or "RHNA"
The first step in updating a Housing Element is the determination and preparation of the existing
and projected housing needs of the region as defined within the Regional Housing Needs
Allocation(RHNA). The intent of the allocation is to ensure that each city and County provides
adequate sites and adequately zoned land to accommodate their share of RHNA. Cities and
Counties are not required to provide or construct housing designated by the RHNA process.
HCD in consultation with each council of governments, determines each region's existing and
projected housing need pursuant to Govt Code§ 65584.01 at least two years prior to the scheduled
revision. On July 5, 2018, SANDAG, received notification from HCD of its determination of
the final Regional Housing Needs Determination of 171,685 new housing units among four
income categories to be distributed by SANDAG among the local jurisdictions.
SANDAG is responsible for adopting a methodology and RHNA Plan that allocates a"fair share"
of the regional housing need to local jurisdictions at least one year prior to the scheduled revision
for the region. This allocation plan shall be prepared pursuant to Govt Code § 65584.04 and
65584.05 and shall further the five objectives outlined in State law Govt Code § 65584 (d):
1. Increasing the housing supply and the mix of housing types, tenure, and affordability in
all cities and counties within the region in an equitable manner,which shall result in each
jurisdiction receiving an allocation of units for low- and very low-income households.
2. Promoting infill development and socioeconomic equity, the protection of environmental
and agricultural resources, the encouragement of efficient development patterns, and the
- 10 -
Planning Commission
October 23,2019
Page 3
achievement of the region's greenhouse gas reductions targets provided by the State Air
Resources Board pursuant to Govt Code § 65080.
3. Promoting an improved intraregional relationship between jobs and housing, including an
improved balance between the number of low-wage jobs and the number of housing units
affordable to low-wage workers in each jurisdiction.
4. Allocating a lower proportion of housing need to an income category when a jurisdiction
already has a disproportionately high share of households in that income category, as
compared to the countywide distribution of households in that category from the most
recent American Community Survey.
5. Affirmatively furthering fair housing - "taking meaningful actions...that overcome
patterns of segregation and foster inclusive communities free from barriers that restrict
access to opportunities."
The Draft 6th Cycle RHNA Methodology has been prepared by SANDAG, in consultation with
a RHNA Subcommittee of the SANDAG Board and the Regional Planning Technical Working
Group. The Draft RHNA Methodology prioritizes increasing transit use, improving the jobs and
housing relationship, promoting social equity, and reducing greenhouse gas emissions (see
Attachment 1).
At a public meeting of the SANDAG Board of Directors on July 26, 2019, the Board approved
the release of the Draft RHNA Methodology for public review and comment to close on
September 6, 2019. At their subsequent public meeting on September 6, 2019, the Board
accepted public comments and authorized submission of the Draft 6th Cycle RHNA Methodology
to HCD for their review.
HCD will have 60 days to review the Draft RHNA Methodology for compliance with the
objectives of RHNA. If no changes to the methodology are required by HCD, the SANDAG
Board will be asked to adopt the final methodology and release a draft version of the allocation
for each city and the County resulting from the methodology for a 45-day appeal period.
Attachment 1 shows the estimated allocation of housing units to each jurisdiction if no changes
are made to the draft RHNA Methodology. Local jurisdictions will have until April 2021 to
update their Housing Elements to describe how it will provide capacity in its General Plan Land
Use and Zoning districts to accommodate the housing unit allocations within the Planning Period.
Based upon the Draft RHNA Methodology, Chula Vista is expected to plan for its estimated fair
share of 11,105 new housing units or 6% of the Regional Housing Needs.
Table 1: Draft 61h Cycle RHNA Allocation
Draft
',Jnrisdiction Low Low ModerateAbove Mod.
Allocation
Chula Vista 2,750 1,777 1,911 4,667 11,105
42,332 26,627 29,734 72,992 171,685
Region 25% 16% 17% 43% 100%
_ 11 _
Planning Commission
October 23,2019
Page 4 _
RHNA Progress—511 Cycle (201.3-2020)
Housing development in the San Diego region has continued its slow recovery from the economic
recession of the mid 2000'x. While Chula Vista has seen growth in permits issued for above-
moderate income housing units, Chula Vista and the region as a whole has not seen a substantial
increase in the permitting or construction of housing affordable to very-low, low, and moderate
income households.
As reported in the required Annual Housing Element Report submitted to HCD, Chula Vista has
achieved 67 percent of its RHNA goals,primarily for above moderate income housing.
Table 2: Chula Vista 5th Cycle RHNA Progress
Very Low 3,209 91 3% 3,118
Low 2,439 557 23% 1,882
Moderate 2,257 328 15% 1,929
Above Moderate 4,956 1 7,614 154% (2,658)
Total 12,861 8,590 67% 6,929
of Goal Produced 67%
Local governments usually do not propose,design,or construct housing. Instead of constructing
housing, government's role in addressing housing needs is to plan for and accommodate housing
for all income levels in their general plans and zoning codes. This includes identifying housing
policies in their General Plan Housing Elements, zoning for housing at density levels that can
accommodate affordable housing, and removing regulatory barriers to housing permitting; thus,
creating an environment that facilitates housing project proposals by private and non-profit
developers within the jurisdiction in order to meet its RHNA goals.
Planning for RHNA& Site Inventory Analysis
In accordance with State law, the capacity of sites to accommodate lower income housing is set
at a "default density" of at least 30 units per acre. The following demonstrates the appropriate
development densities to accommodate the various income categories:
— 12—
Planning Commission
October 23,2019
Page 5
Table 3: Land Use Appropriate to Accommodate Income Category
Low RL 0 to 3 R-E, R-1-10, R-1-15, PC Above Moderate
Low Medium RLM 3.1 to 6 R-1-7, R-2, PC Above Moderate
Medium RM 6.1 to 11 R-1-7, R-2, R-3, R-3-L, MHP Above Moderate
Medium High RMH 11.1 to 18 R-2, R-3, R-3-L, MHP Moderate
High RH 18.1 to 27 R-3, R-3-M Moderate
Urban Core UCR 27.1 to 60 Low
Bayfront High 60.1 to 115 Low
Mixed Use MUR Moderate
Transit Focus TFA Low
2017 State legislation AB 1397 and AB 879),effective January 1,2018, requires greater analysis
and limits cities and counties ability to designate sites as suitable for lower-income housing,
especially non-vacant sites.
According to State law (Govt Code § 65583), sites identified to meet the needs of lower income
households must:
o Be "realistic &have a demonstrated potential"
o Have access to water, sewer, &dry utilities
o Units per site realistically accommodated by demonstrating density of similar projects
with similar affordability on similar sites
o Be one (1) acre in size or larger but not greater than 10 acres, and
o Planned and zoned for a density of 30 units per acre or more.
If the City wants to designate non-vacant land to be redeveloped with housing potential, the City
must analyze and demonstrate realistic potential such as:
o Extent to which existing uses are an impediment
o Development trends
o Regulatory incentives
o Prior experience converting to higher density residential
o Market demand, and
o Leases and existing contracts for current use.
Additionally, if a jurisdiction relies on non-vacant sites to accommodate fifty percent (50%) or
more of its housing need for lower-income households, the "existing use shall be presumed to
impede additional residential development,absent fmdings based on substantial evidence that the
use is likely to be discontinued during the planning period."
For vacant or non-vacant sites that were previously identified in prior planning periods to
accommodate lower income households and not approved for a housing development, the site
- 13 -
Planning Commission
October 23,2019
Page 6
cannot be used unless it is zoned for 30 units per acre and allows residential development by right
with 20 percent of the units affordable to low income households (Govt Code § 65583.2 (c)).
If a site is identified that currently or within the last five years contained residential units occupied
by lower-income households; or subject to an affordability req,airement, the unsts must be
replaced one-for-one with units affordable to the same or lower income levels (Govt Code �
65583.2 (g)(3)). This replacement requirement must be a condition to any development of the
site.
Addressing Impediments to Housing Production
2017 State legislation also requires additional analysis of governmental and non-governmental
constraints on the production of housing. Specifically,the City must analyze"any locally adopted
ordinances that directly impact the cost and supply of residential development."Such ordinances
may include mitigation fees related to traffic, parks, and utilities. For non-governmental
constraints, the City will need to analyze requests to develop housing at densities below the
density identified for the site in the land inventory, describe the length of time between project
approval and a.request for building permits,and identify local efforts to address nongovernmental.
constraints.
Enforcement of Housing Law
While HCD is required to review all Housing Elements and determine whether each Housing
Element or amendment substantially complies with State Housing Element law, 2017 State
legislation(AB 72)provided teeth for compliance. AB 72 provides explicit authority for HCD to
revoke its compliance finding, allowing HCD to review any action or failure to act that is
inconsistent with either the programs specified in an adopted Housing Element or State Housing
Element law. After giving a jurisdiction "reasonable" time to respond, HCD may refer the
violation for potential action by the California Attorney General. HCD may additionally report to
the Attorney General any violations of other State Housing laws, such as the Housing
Accountability Act,the"No Net Loss" statute, density bonus law, or fair housing law.
To encourage compliance, HCD Housing Element certification is necessary for access to certain
State and local funding sources for housing and infrastructure improvements.
DECISION-MAKER CONFLICTS:
Staff has reviewed the decision contemplated by this action and has determined that it is not site-
specific and consequently, the real property holdings of the Planning Commission members do
not create a disqualifying real property-related financial conflict of interest under the Political
Reform Act(Cal. Gov't Code § 87100, et seq.).
Staff is not independently aware and has not been informed by any Planning Commission
member, of any other fact that may constitute a basis for a decision-maker conflict of interest in
this matter.
- 14 -
Planning Commission
October 23,2019
Page 7
CURRENT YEAR FISCAL IMPACT
Receiving a report has no impact in the current fiscal year. All fiscal impacts associated with
preparation of the Housing Element have been contemplated in the Development Services
Department budget.
ONGOING FISCAL IMPACT
There is no ongoing fiscal impact as a result of this action.
Attachment: 1. Draft 6th Cycle RHNA Methodology and Allocation
2. Who does Affordable Housing help?
_ 15 _
L—
Q7 _
= c O = M Ln .-1 m O V' h 617 h m h m m N LO m m O ci Ln
Q C o m 00.. O .-7 N Ln LLl m 01 m � s4.m Ch.ri N 00 Oh 617 LD
O m ri N m rl m H m H Ln Ln ri r: m 'i w N 14
Q F= r o > E
G m Lu
a 3 m 0 xVy
F C W u =L Q7 h PI N h 0o h l.n 51' Ln Ln E1' N m LD N O QI lD N
N w 07 M LO O LD N h O h h .t 00 .-i N 'r O Ln (n
Ci o c a m« O O LD N o0 d' 07 00 00 h Ln Ln m h m a N h M to
m N rn H N c-I h
zZ v 12
3 0 o E o p B L d
a ' d t Ls ho
p, u {,L 07 N d' N lb W h O h M .-i m N h N O] O Ln m m
O e3 o f0 V r1 h M '1 O N m h m 1-1 W C' 0) '7 00 LO LD w M
h 07 H Ln m Lr e-i Ln H h w N N m H e-I H M h
Ch
o r4
OU C n E N g « ° Y o 'CC60
m C d a V —
E rm E m V G O
•rq Z m u° LL 3 O
V v co
00 h 00 ct H 07 07 h h LD tO cO 00 H O O 01 N .-i r4 Ql
o u �- W h W 1p s-i LD [f' N 00 LD O N LO .-I M O L17 01 N N °
> >a E 'N C h h e-i Ct m N Ln h N M Ln N N m M LD
q� y >a p 0 c-1 •--1 r, w r.t
2 Y 2 j o o u M c HN
. U 01 a o m c
.�
H tL ¢ a N N u u ..�. Q `
N O m h H LT � m 07 Ln Ln 00 00 0 00 LO LD V In N °
W m 1.1.7 H Ln d' M OD w LO M to 07 d' LO LD ci N O r rn ei m
1— 3 m h ro 'T 00 N co N w N C Lf h d' m Oo Ln m a L
u«ci 4 O N i--j rq N
J
" G C = S •� L7 /L�
t3
® 'a
o p
0 c Lmo O
u v s a .•..,
O m U d1 O y 0 M
m .1 177 f0 C w R umt m d m m G ••� to
o m c o v a o o c m G '2 m c 11 ;; ° = 3
o L. o E m 3 c c c °° 'co
'v X07
m U V D w w Lu E Z O oo. Ln Ln H Ln > > C h
m M'H a y �
CLn F" O to N Q ".� ..�°".,•
Q , m O Ln N 0 3
ZLnLo cmLn imovhLnhmhmm LD00 o o
M LT p h o C Lo c0 Ln o h rn n M v 0 r r h o D m h
M It a' M 07 .-1 N 00 h Ln LO
5 ri n m m M H H m H a m ri Ln Ln H r: m H w r4 .q O O V
00 c " o Ln Ln N h O
Vcc c v O
0
V C G 0 h m O 00 0 O N 07 07 M LD LD N m -eO
c0 N O v
LD Ln r1 m h W h w M •-1 N m h M ei h m v a
O L = h LO O ey tD O 07 c-I O N M LO LD M LD a O
ON [V N N N H rl c-1 e-1 N •-1 rn '-I In c-1 0
y m c O
v LnraLL
a E o
coolu
� � a o e o
-° V E 'O p = N — W hm r, m It 0 0M1 ,h-1 000 n o n m dM' a Oho W m ° �S
QE ; w ` . c c av m Ln DtihoO oo v DLnLn oo n y O
Eo m " no a o a c ° -1 oo14
a m T d.S L- O m .� W a •..
0 to O t N 0 ?�O 4 `� +►
c c s v ,'+ n �4.+
5 p o w ~ m o m °p v �
E O V oJ, m m Lo w +L
aO+ y= _ C N y N O C o E c 'p �a•� O
y
O O > O c] E O U r °
O C c7 tw r N 7 = a U O i+ m > Y H V
zc E o N a c 5, p ° C r o o m
E o. m a y o m a z n = o v c « v m m c7 m y m m ° O
_ C ° m c a > m `m o o n C c = m m y m
m ai o Ln ¢ _ m o g 'r c c d 01 0 0 m m p ,v c m •C LL
°c °° °� c 'o >v o v r = m s o` m y c E 4` Ey m @; o m Lca Lca o
,_. Lr U U U O w w w J Z O a h Ln Ln Ln > > t>: F"•' C Q
- 16 -
r)//rr�:�l��u✓�i�j�r�-0;r�.rV1���Iu/�r��/�t rlb�r/,,f�f�ir�ryrl�,�r�'��l//r/J�/���//1'r rl����)�r�"�1�lz'j f'rl Jt j//��`u"�y.,.,
I f h/��r""'�l'l�'�l(,��'✓i��r'y��.�'ff���/,{'�Ir���i�%/�;���✓fir"n"hr"������ ,�G����r;�fl��ix,!fl����far�lrr`,���k'�/(G�lr��`✓��r��i%�jG�/ilf/G;;.
a
r�l��,I�Fb7��ln����i/I✓ �
,
b ✓/f
r I
f
t f„ r
bill f/J/ ,x 7 ➢ r r
r
Out of Reach11.
Median Asking Renter x r/r /rrtr/x Ii v
Income Needed Yo Afford rrel..1 vl , r r
CITY OF Median Asking Rent �/ / � r � $3a.56iHour
CH ULA VISTA City of San Diego
Minimum Wage
Janitors&Cleaners M; /$14 47'Hcur
Nursing Assistants
slSASH—
Medical Assistants $188,
HOUSING DIVISION
Construction Workers � 51896�Hour
Teachers&Instructors J ? $2�,gg;Hour
We believe agreat $0 $1,000 $2,000 $3,000 s4,000 ss,000 $6.000 $7,000 ss,000
neighborhood means Source:Pouf Waddell,Urban Analytics Lab,University ofcalifam ,Berkeley,retneved from analysis ofonline Craigs:isf tis n
Labor Statistics Median Annual Wage Data for CA Occupations,2018. gs in Febnary 2079 Bureau of
neighbors knowing each
other and residents proud to
call Chula Vista home, 40% of Chula Vista
t
families are low income `
Our mission is to equip and ($77,850 fora family of 4) F
empower Chula Vista's ' K ,, t
diverse residents with .
information and the
resources to build strong
families and to strengthen
the social and physical
fabric of the community.
(maximumcome Level Monthly Affordable MaxAffordable
Inc
} nthly Rent' Saies FiricieI
•me
ypica Jobs , .
Ext Low Income $ 2,433 Minimum wage worker
30%ofAMl Janitor $729 $54,764
Very LOW Medical Assistant
50% or less of AMI $ 4,054 Construction Worker $ 1,216 $ 108,848
s Elem School Teacher
Police Recruit
Low Police Officer
$ 6,488 $ 1,946
51 to 80%ofAMl Management Analyst $ 162,934
Branch Manager
Moderate Engineer
81to120%ofAMI $ 8'179 Nurse $ 2,453 $320680
Professor
Above Moderate Physican Asst
>120%ofAMl $8,180 Doctor $ 2,454 $320,681
Ci' Senior Engineer
V a l I `ili Rounded down to nearest$1;State HCD Affordability Calculator
q P' VIII2 Represents Minimum Income and Rent/Sales Price
276 FOURTH AVENUE•BLDG C•CHULA VISTA•CA•91910 (61 t1)oal-aU47•FAX(619)585-5698•Www.chulavistaca.gov/housing
y
nrrllY i"ti pQIN V
CITY OF
CHULAVISTA
MAYOR Y CASILLAS SALAS
i
i
AND THE CHULA VISTA CITY COUNCIL
cordially invite you and a guest to the
,4..........7" �h A �n �n u at
...................
I v
. ................ G �j,%,%,1 r
`W
III
h wI ";,r;''11'a l I; August �fi I, rr/��� 9
r�
,,;y III PI
QII tIII III IU„IU, , V ; -1 U .
RSVP by Friday, August 2
A rnan z(a ch lavistaca. v
RPWBLs►C
)WIN & SONS
AA1.=
J � � C,)/F
SEAN GSI GO
Regional Task Force
on the Homeless
July 15, 2019
Gary Halbert, City Manager
City of Chula Vista-Housing Division
276 Fourth Avenue
Building C
Chula Vista, CA 91910
ghalbert@chulavistaca.gov
Re: HEAP award letter
Dear Gary Halbert,
Thank you for your work to your revised scope and budget for the HEAP funding and we are excited to
issue this Final HEAP award letter authorizing your organization to incur any costs and provide any
activities/services associated with your revised budget, personnel detail, and outcomes in ZoomGrants
for the Chula Vista and National City Regional Homeless Program in the amount of$452,979 effective
June 15t, 2019.Your contract is forthcoming and we will get this to you as soon as possible and
appreciate your partnership in this important work.
If you have any questions or need any assistance, please feel free to contact Jennifer Yost, Director of
Grants Management at Jennifer,yost@rtfhsd.org orTashia Petty,Grants&Contracts Specialist at
tashia.petty@rtfhsd.org
Sincerely,
Tamara Kohler
Chief Executive Officer
cc:Angelica Davis
adavis@chulavistaca.gov
GItem: 7
Board / Directors July 12, 2019
Regional Housing Needs Assessment Draft Methodology
Overview
Action: Approve
On July 5, 2018, the State Department of Housing and The Regional Housing Needs Assessment
Community Development (HCD) determined the (RHNA) Subcommittee recommends that the
San Diego region would need to plan for Board of Directors release the draft RHNA
171,685 housing units during the 6th Housing Element methodology for public review.
Cycle (2021-2029). On December 21, 2018, the
SANDAG Board of Directors formed the Regional
Housing Needs Assessment (RHNA) Subcommittee to Fiscal Impact:
review and provide input and guidance on potential Development of the RHNA Plan is funded
policy and technical options for developing the RHNA through Overall Work Program No. 3102000
methodology, which is then used for the allocation of in the FY 2019 Program Budget.
housing units to each jurisdiction. Based upon objectives Schedule/Scope Impact:
in state law, the RHNA Subcommittee identified The RHNA methodology and draft allocation is
priorities to be used in drafting the RHNA methodology scheduled to be adopted by the Board of
and allocation. This information was shared with the Directors in October 2019. Local governments
Regional Planning Technical Working Group (TWG), will have until April 2021 to update their
consisting of the planning and community development housing elements to accommodate the
directors from each jurisdiction in the region and housing unit allocations.
interested housing stakeholders. At the June 14, 2019,
meeting, the RHNA Subcommittee voted to recommend a methodology to the Board of Directors
(Attachment 1). At its June 27, 2019, meeting, the TWG recommended the same methodology as the RHNA
Subcommittee.
Key Considerations
State law requires the SANDAG housing unit methodology further five objectives (Attachment 2); however,
state law does not dictate how those objectives should be prioritized. The RHNA Subcommittee determined
the priorities for the methodology include increasing transit use, improving the jobs and housing relationship,
providing an equitable distribution, and reducing greenhouse gas emissions. Attachment 3 summarizes the
RHNA Subcommittee's discussions during each of its meetings. Attachment 4 summarizes TWG and
stakeholder meetings held to solicit input on the methodology.
Each objective can be prioritized and adjusted to consider other factors or data sets. The RHNA
Subcommittee and TWG discussed several adjustments that could be made to the methodology, including
adjusting the jobs for each jurisdiction. As described in the June 14, 2019, report to the RHNA
Subcommittee, SANDAG staff recommended using the total number of jobs in the methodology. The
RHNA Subcommittee included an adjustment to the total number of jobs to account for military jobs housed
on base, since those jobs did not require off-base housing in the jurisdiction.
Ultimately, the RHNA Subcommittee and TWG recommended that the following methodology be released for
public review.
1. 65 percent of the total housing units should be allocated to jurisdictions with access to transit,
including rail stations, Rapid bus stations, and major transit stops. Significant investments in
transit have been made throughout the region, and the RHNA methodology prioritizes housing growth in
those areas with access to transit. Encouraging housing growth near transit can help the allocation
promote infill development and preserve open space, as most transit is located in urbanized areas.
Improved access to transit also can lower the vehicle miles traveled in a car and reduce greenhouse gas
emissions.
2. Within the housing units allocated for jurisdictions with access to transit, 75 percent of the
units should be allocated to jurisdictions with rail stations and Rapid bus stations and
25 percent should be allocated to jurisdictions with major transit stops. To ensure future growth
is located near transit, the methodology prioritizes 75 percent of the housing units in areas with rail and
Rapid bus stations. Rail stations and Rapid bus stations usually are located along fixed routes that require
significant capital investment to construct. Unlike bus stops or routes, rail and Rapid stations and routes
are not amended or eliminated on regular basis.
The remaining 25 percent of the housing units would be allocated in jurisdictions with major transit
stops. Major transit stops, as defined in state law, have two intersecting bus routes that arrive at
15-minute intervals during peak commute hours.
3. 35 percent of the total housing units should be allocated to jurisdictions based on the total
number of jobs in their jurisdiction adjusted to account for military housing on bases.
Jurisdictions should plan for housing to provide opportunities for more residents to live near their place
of employment. The RHNA Subcommittee and TWG recommended the number of jobs in each
jurisdiction with a military base be reduced to account for military jobs housed directly on a base.
4. The allocation should apply an equity adjustment. The HCD's RHNA Determination divided the
number of housing units needed in the region into four income categories based on the region's current
percentages of households in each income category. To promote equity and fair housing, the RHNA
methodology would allocate more housing units of an income category to jurisdictions with a percentage
of households in that category that is lower than the regional percentage.
Following a public hearing and public comment period, the draft RHNA methodology must be sent to HCD
for a 60-day review period. If no changes to the methodology are required by HCD, the Board of Directors
can adopt the final methodology and release a draft version of the allocation resulting from the methodology
for a 45-day appeal period in October. Attachment 1 shows how the recommended methodology would be
used to allocate housing units to each jurisdiction if no changes are made to the methodology between July
and October.
Next Steps
The Board of Directors is asked to release a draft of the RHNA methodology for public review. The Board is
scheduled to conduct a public hearing on July 26, 2019, during the public review period. The public
comment period will close on August 9, 2019. The draft RHNA methodology will be sent to the HCD for its
review following the end of the public comment period.
The Board of Directors will be asked to approve a final RHNA Methodology and draft allocation in
October 2019 based upon any comments from the public and HCD. Local governments will have until
April 2021 to update their housing elements to accommodate the housing unit allocations.
Hasan Ikhrata, Executive Director
Key Staff Contact: Seth Litchney, (619)699-1943, seth.litchney@sandag.org
Attachments: 1. Draft RHNA Methodology Recommended by RHNA Subcommittee and TWG
2. RHNA Objectives and Factors
3. Summary of RHNA Subcommittee meetings
4. Summary of Additional Public Meetings Held to Solicit Input on the Draft
Methodology
2
RHNA Calculator Tool Attachment 1
with RHNA Subcommittee Recommendations
This Calculator Tool is intended to allow stakeholders to try out various methodologies to distribute the total regional housing allocation of:
Step 1:Assign weighting to each variable category B. total
Unitsto be allocated based on thetwo priority categories(transitand jobs)is determined by multiplyingthe RHNA Determination Units Transit Jobs
(171,685)bythe percentages entered into each of the yellow boxes in this step.Note,there is an opportunityto assign weightingto Weighting 65% 35% 100%
"Transit"subfactors in Step 2 and choose a specific"Job"variable in Step 3.
Units 111,595 60,090 171,685
Step 2:Assign weighting to each Transit subfactor IIHO /> �/ Weighting Units
Subfactor 1: Rail&Rapid I Rail&Rapid 75% 83,696
Subfactor2: Selectfrom:
I.High-Frequency Transit Stop(served by at least one local bus with 15 min.peak-period frequency) Major transit stops 25% 27,899
ii.Major Transit Stop(served by at least two local buses with 15 min.peak-period frequency) 100% 111,595
Step 3:Select options for"Jobs"Variable
3a.Variable:Select between: Select from drop-down:
Number of Jobs B. Number of Jobs
Number of Jobs with a Jobs-Housing adjustment
3b.Ifapplicable,assign weightingto Jobs subfactors:[If greyed out,skip this step!]
If Variable(b.)"Number of Jobs with a Jobs-Housing adjustment"was selected above,select weightingfor"Jobs-Housing Adjustment".The Jobs-Housing Adjustment adjusts a jurisdiction's jobs-based unit allocation(based on
share of regional jobs)up or down based on the relative difference between a jurisdiction's job-housing ratio and the regional ratio.For example,if a jurisdiction has a higherjobs-housing ratio than the region,it would receive a
upward adjustment(higher housing unit allocation).
Weighting! Units
Jobs-Housing Ratio
3c.Select Jobs Dataset:Select between:
1.Total Jobs Select from drop-down:
2 Civilian Jobs(excludes active duty military;includes civilian defense jobs) B
3.Total Excluding Housed Military(excludes active duty military for which on-base military housing is provided; Total Excluding Housed Military
1 housing unit=1 job reduction)
Ca Icu tato r Tool
B. .,.,.,. ......
�,�,�,�,�,�,�,�,�
Jurisdiction [ Total Allocation'
s
Carlsbad 1,087 2,860 3,947
Chula Vista 8,478 2,697 11,176
Coronado 808 808
Del Mar 167 167
EI Cajon 1,630 1,694 1 3,324
Encinitas 543 1,038 1,582
Escondido 7,609 2,051 9,660
Imperial Beach 1,196 184 1,380
La Mesa 2,717 1,109 3,827
Lemon Grove 1,087 279 1,366
National City 4,076 1,327 5,403
Oceanside 3,804 1,683 5,487
Poway 1,354 1 1,354
San Diego 74,475 33,962 108,437
San Marcos 1,630 1,526 3,156
Santee 543 H! 1,238
41
Solana Beach 543 3 884
Unincorporated 1,087 4,802 5,888
Vista 1,087 1,514 2,600
Region 111,595 60,090 171,685
Notes:
1.The tot,l number of units perjurkdiction assigned with in each fthe priority categories(transit and jobs)is determined by..kiplying the number of units to be.Iloated forthe specific priority category(See Step 1)by each
jurisdiction's share(.s a percentage)ofthe rotaI rcgi.n.I m nt for each variable a nd subfactor.
Step 4:Equity Adjustment
To avoid an overconcentration of low income households and comply with Government Code 65584(d),this draft RHNA Allocation Methodology assigns more housing units of an income category to jurisdictions with a
percentage of households in that category that is lowerthan the regional percentage.
„HL`OIetel`h7irYdIRf(1 Income Category Very Low Low Moderate Above Mod. Total
Units 42,332 1 26,627 29,734 72,992 171,685
Irrccrwr> # sry'A(Ic TatalAuocat!on
Very Low Low Moderate Above Mod.
Carlsbad 1,336 799 764 1,048 3,947
Chula Vista 2,770 1,788 1,922 4,695 11,176
Coronado 277 150 141 241 808
Del Mar 38 64 32 32 167
EI Cajon 488 419 526 1,892 3,324
Encinitas 478 376 313415 1,582
Escondido 1,875 1,256 1,536 4,993 9,660
lm erial Beach 234 128 190 828 1,380
La Mesa 866 491 582 1,888 3,827
Lemon Grove 298 167 194 708 1,366
National Ci 642 502 706 3,553 5,403
Oceanside 1,279 724 890 2,595 5,487
Powa 480 275 248 351 1,354
San Die o 27,665 17,390 19,392 43,990 108,437
San Marcos 738 537 549 1,333 3,156
Santee 413 204 190 431 1,238
Solana Beach 320 161 161 243 884
Unincorporated 1,613 872 1,024 2,380 5,888
Vista 523 1 326 375 1,377 2,600
Region 42,332 26,627 29,734 72,992 171,685
3
Attachment 2
RHNA Objectives and Factors
State housing element law requires SANDAG to further five objectives and include a number of factors in the
development of the Regional Housing Needs Assessment (RHNA) allocation methodology. See Government
Code Section 65584.04.
Prior to and during the development of the methodology, the RHNA Subcommittee, which was established
by the Board of Directors, the Regional Planning Technical Working Group (including planning directors from
each jurisdiction and housing stakeholders), the SANDAG Regional Planning Committee, and the
Board of Directors held public meetings to determine the priorities for the methodology and discuss the data
needed to prepare the methodology. The Regional Planning Technical Working Group (TWG) held a
workshop to discuss the RHNA objectives and factors in state law. The TWG members provided feedback on
relevant data to consider approaches to the methodology. The RHNA Subcommittee was surveyed to
determine which objectives and factors were highest priority for the region, and the draft RHNA
methodology was developed based on that data and input. The TWG members provided written comments
on the development of the methodology throughout the process.
RHNA Objectives
The RHNA methodology and allocation furthers the five objectives listed in Government Code Section 65584.
1. Increasing the housing supply and the mix of housing types, tenure, and affordability in all cities and
counties within the region in an equitable manner, which shall result in each jurisdiction receiving an
allocation of units for low-and very low-income households.
Per state law, the RHNA methodology allocates units in all four income categories to each of the region's
19 jurisdictions. The methodology does so equitably, ensuring each jurisdiction receives an allocation for
low-and very low-income units, and further, allocating a higher share of low-and very low units to
jurisdictions that currently have a smaller share of low-and very low-income households than the regional
share. State law requires jurisdictions to zone at higher densities to accommodate its low-and very low-
income housing allocation. As jurisdictions plan for and build housing, the mix of housing types will
increase.
2. Promoting infill development and socioeconomic equity, the protection of environmental and agricultural
resources, the encouragement of efficient development patterns, and the achievement of the region's
greenhouse gas reductions targets provided by the State Air Resources Board pursuant to Section 65080.
The RHNA methodology prioritizes "proximity to transit" and "proximity to jobs" to encourage efficient
development patterns and reduce greenhouse gas (GHG) emissions. By allocating housing units based on
these two factors, SANDAG sets a guiding principle for local jurisdictions to zone and build housing near
transit and jobs. Transit and job centers are located in the urbanized areas of the region. Therefore, an
allocation based on the proximity of transit and jobs will lead to more infill development while protecting
natural resources and open space.
SANDAG's GHG reduction target, as set by the California Air Resources Board, is to reduce the region's
per capita emissions of GHG from cars and light trucks by 15 percent by 2020, compared with a 2005
baseline. By 2035, the target is to reduce GHG emissions by 19 percent per capita. The RHNA
methodology encourages the development of housing near jobs and transit, which will provide the
region's residents with opportunities to live where they work and/or readily access transit, which can
facilitate shorter commutes, reduce vehicle miles traveled, and increase trip-taking by transit or
alternative modes.
4
3. Promoting an improved intraregional relationship between jobs and housing, including an improved
balance between the number of low-wage jobs and the number of housing units affordable to low-wage
workers in each jurisdiction.
SANDAG conducted an analysis of the number of low-wage jobs and the number of housing units
affordable to low-wage workers in each jurisdiction. The analysis shows that the number of low-wage
jobs far exceeds the number of existing housing units affordable to low-wage workers in each
jurisdiction.
The RHNA methodology allocates 35 percent of the 171,685-unit regional housing need based on each
jurisdiction's share of existing regional total jobs to encourage development of housing near job centers
so that jurisdictions can improve the jobs-housing relationship.
The draft RHNA methodology's Equity Adjustment (see Objective 4) also improves the balance between
the number of low-wage jobs and the number of housing units affordable to low-wage workers in each
jurisdiction by allocating a higher share of low- and very low-income housing units to jurisdictions that
currently have a smaller share of low-and very low-income households than the regional share.
4. Allocating a lower proportion of housing need to an income category when a jurisdiction already has a
disproportionately high share of households in that income category, as compared to the countywide
distribution of households in that category from the most recent American Community Survey.
This objective guided the development of the Equity Adjustment used to ensure the methodology will
result in allocation of housing units to each of the income categories. This adjustment results in a
jurisdiction receiving a lower proportion of its total housing units within an income category when it has
a higher share of households within that income category compared to the region. This method shifts
units across income categories, rather than adding units to a jurisdiction's total housing unit allocation,
allowing for a mix of housing types and affordability near transit and jobs.
5. Affirmatively furthering fair housing. For purposes of this section, "affirmatively furthering fair housing"
means taking meaningful actions, in addition to combating discrimination, that overcome patterns of
segregation and foster inclusive communities free from barriers that restrict access to opportunity based
on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful
actions that, taken together, address significant disparities in housing needs and in access to opportunity,
replacing segregated living patterns with truly integrated and balanced living patterns, transforming
racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and
maintaining compliance with civil rights and fair housing laws.
During development of the RHNA methodology, SANDAG reviewed the California Tax Credit Allocation
Committee (TCAC) 2019 Opportunity Map for the San Diego region. The TCAC map demonstrates how
public and private resources are spatially distributed within the region. The map is part of a larger study
that shows how communities with better air quality, higher educational attainment, and better economic
indicators are communities that have higher "opportunity", or pathways that offer low-income children
and adults the best chance at economic advancement. The study finds that historically communities with
higher opportunity—through plans, policies, and practices—may have systematically denied equal
opportunity to low socioeconomic and minority populations.
Areas of "low resource" and "high segregation &poverty" on the TCAC maps are also many of the
same areas with a high concentration of low-income households in the San Diego region. The Equity
Adjustment within the RHNA methodology addresses the disparities in access to resource-rich areas by
providing housing opportunities for people in all income levels to reside in any given community. This is
meant to foster and maintain compliance with civil rights and fair housing laws. The Equity Adjustment in
the RHNA methodology assists in overcoming patterns of discrimination and transforming racially and
ethnically concentrated areas of poverty into areas of opportunity by allocating a higher proportion of
low-income housing units to jurisdictions with a lower share of low-income households, which tend to
be jurisdictions with a high concentration of resource-rich areas.
5
r
aw aa,nnky 17
r
�d j". � / 9 �' w, ..,a o;� ( 1 ,,,,,
+amlro9uAM f% euu M" r k
v m.
V AM!M M1l&W I A'
1CpCJFYC,'CY Opportunity wrma
MwpedSaryacqmzinod.&A'awnrly � .,,,; " r✓f/ dl�j�� 4
U%%9/i notticJnroattr"utcti,nurre r / /
I�Muapgd Rw"ussar.m; /2 l Ei �r�j ✓/%�/ f�r/
0ca1ar10msIfti-0 Data
a},mfm;f wdr. a'u�ear-mo-nx a;nba
d
ti ,y
Irtltld ��y / rnmwd+' �'ihYYM^" rawMOW
rv„w,„w, mWwa ,• "_,
California Tax Credit Allocation Committee(TCAC) Opportunity Map
RHNA Factors
In addition to furthering the objectives outlined above, state law requires that SANDAG consider several
factors in the development of the RHNA methodology, to the extent sufficient data is available pertaining to
each factor. See Government Code Section 65584.04(e). The RHNA factors and how each were considered in
the development of the draft RHNA methodology are described below.
1. Each jurisdiction's existing and projected jobs and housing relationship. This shall include an estimate
based on readily available data on the number of low-wage jobs within the jurisdiction and how many
housing units within the jurisdiction are affordable to low-wage workers as well as an estimate based on
readily available data, of projected job growth and projected household growth by income level within
each member jurisdiction during the planning period.
The RHNA methodology prioritizes "proximity to jobs" as a factor in allocating the regional housing
need. The jobs factor seeks to encourage development of housing near job centers so that jurisdictions
can achieve greater jobs-housing balance. The jobs factor uses current data on existing jobs instead of a
projection. Given the housing shortage within the region, it is critical that housing is built where existing
jobs are located to begin to address the current jobs-housing imbalance. Although data for projected job
and household growth by income level for the next Regional Plan update is not yet available, SANDAG
used the most recent readily available data for projected job growth and projected household growth by
income level within each member jurisdiction to conduct its analysis.
SANDAG analyzed the number of low-wage jobs and the number of housing units affordable to low-
wage workers in each jurisdiction. The analysis showed that the number of low-wage jobs far exceeds
the number of existing housing units affordable to low-wage workers in each jurisdiction. The draft
6
RHNA methodology is expected to increase the supply of affordable housing by allocating each
jurisdiction low- and very low-income housing units. The draft RHNA methodology's Equity Adjustment
(see Objective 4) should also improve the balance between the number of low-wage jobs and the
number of housing units affordable to low-wage workers in each jurisdiction by allocating a higher share
of low- and very low-income housing units to jurisdictions that currently have a smaller share of low-and
very low-income households than the regional share.
2. The opportunities and constraints to development of additional housing in each member jurisdiction,
including all of the following:
a. Lack of capacity for sewer or water service due to federal or state laws, regulations or regulatory
actions, or supply and distribution decisions made by a sewer or water service provider other than
the local jurisdiction that preclude the jurisdiction from providing necessary infrastructure for
additional development during the planning period.
SANDAG notes that general plans for some jurisdictions may account for constraints to housing
development arising from lack of capacity for sewer or water service. For example, rural areas may
rely more heavily on well water and septic systems, which constrains housing development due to
lack of sufficient infrastructure. For the draft methodology, however, "proximity to transit" factor
allocates housing units based on each jurisdiction's share of regional rail and Rapid bus stations as
well as major transit stops. Rail and Rapid bus stations are located in the region's urbanized areas
where land uses generate enough ridership to support the investment to the transit infrastructure.
Major transit stops also are located in the region's urbanized areas and surrounded by land uses that
support higher service frequencies. By prioritizing transit connectivity, the methodology encourages
infill development in urban areas that are likely to have existing capacity for sewer or water service.
b. The availability of land suitable for urban development or for conversion to residential use, the
availability of underutilized land, and opportunities for infill development and increased residential
densities. The council of governments may not limit its consideration of suitable housing sites or land
suitable for urban development to existing zoning ordinances and land use restrictions of a locality,
but shall consider the potential for increased residential development under alternative zoning
ordinances and land use restrictions. The determination of available land suitable for urban
development may exclude lands where the Federal Emergency Management Agency(FEMA) or the
Department of Water Resources has determined that the flood management infrastructure designed
to protect that land is not adequate to avoid the risk of flooding.
The draft RHNA methodology is not constrained by existing zoning ordinances and land use
restrictions. Instead the methodology prioritizes "proximity to transit" and "proximity to jobs", which
aligns with several beneficial land use planning principles, such as promoting infill and increasing
residential densities.
The "proximity to transit" factor allocates housing units based on each jurisdiction's share of regional
rail and Rapid bus stations as well as major transit stops. Rail and Rapid bus stations are located in
the region's urbanized areas where land uses generate enough ridership to support the investment
to the transit infrastructure. Major transit stops are also located in the region's urbanized areas and
surrounded by land uses that support higher service frequencies. By prioritizing transit, the
methodology encourages infill development in areas that are suitable for urban development. A
transit-focused methodology also promotes increased densities as jurisdictions must plan for housing
in urban areas already served by high quality transit.
The RHNA methodology aligns with the region's priorities for growth. As shown in Figure 3.1,
general plans in the San Diego region have focused growth and development in existing urban areas,
preserved more land for habitat and open space, and looked to accommodate more housing near
transit and key destinations.
7
Rgure.. ..1:Priorities for Growth When and Now
ox
19 201 5m
Woof Currendt
Regional, Regional
Growth
„i Growth
np mn
Forecast
wPkM "'t 4,
(3erie8�Ia%ZQ �
" %0.sergea 199
9
p M '
4 ...�
Open Space New Housing Total Housing Open Space New Housing Total Housing
Planned for Multi- Muld- Planned for Multi- Single Family Muini-
Preservaoion Family Singly*Family Family Single Family Preservation Fami Family Single Family
Aor
fAvailable
Available tor a a�� a
Development Development snnew'
j�M�yjg�/'ryy,TT UxrA°',Ism
c. Lands preserved or protected from urban development under existing federal or state programs, or
both, designed to protect open space, farmland, environmental habitats, and natural resources on a
long-term basis, including land zoned or designated for agricultural protection or preservation that is
subject to a local ballot measure that was approved by the voters of that jurisdiction that prohibits or
restricts conversion to non-agricultural uses.
General plans for individual jurisdictions may account for constraints to housing development arising
from lands preserved or protected from urban development under existing federal or state programs.
As shown in the figures below though, preserved land, farmland, and habitats are primarily in the
eastern portion of San Diego County. The draft RHNA methodology focuses housing units in areas
with access to transit and jobs, which are located in the existing urbanized areas. Therefore, the draft
methodology will not encourage encroachment upon open space areas.
8
I
� r
alCewmy
n
«r
f1
1 1�
r
r
���,,, ��iir�%/ �,,,;.1A,1111 i •,.., I I IIIIIII IIIIII
� ������ ili� �111��1IIIIIIIIII III
Habitat Conservation
Nanning Areas
V11J.��wJ1D1Al���. -
%��/ ;"t7ce Sade. wxra ,//
��71
I�
.. ftiy�
I�
i /ilii ������fl� �� VIIII ��lllJllluplill.-
y ir'
�4e„''�//IHN
I
/....� a Il r✓ l� .. . I ���i�. ,"..... i
1-Multiple Ha1=coms.crvation
Prcegranu CM4NCPY
Easel C- Mmm rei
Cansevatian prapram 4Mi5CF1 ��h111p1 1 ( Ii'
If JC If F ���� .'l'il � II4I�lr�� scp
a-sourdrEvn-VM......`Penes
Certs¢ —in prmgram QM4Cp1 M @etl I n/ii�rol
4-North County Mullcies Spe
Cee—denNot—,QMSCW r�L�lvsw,/t Will r /i� J�,'i' �s�,il! �Io�i >�IIII � �IIII� lllllllsi ��ff�l
Figure C.6 sllk��evn
,,x,. / i Ir�i�lli s n.rs Ilio
San Diego Regional irU' „ r �' Jf 1
Preserved Lands ..,b,w MRC4S 'eamat fl,�y Santee `• rr%I ... ,:.���I�iYk Usl �I�s�' ����sl�� I�� �I��>�III�)��� �I J �����
,,..
Habitat Preserved SirOctober 2015
Conserved Habitat Lands
IIIIIIIIIIIIIIIIIII�
Proposed Conserved Habitat Lands
e Ce—add
Eaty Ha naiS..l ,gu � P
. . . . �,�b„ l�r,»lll� ,
ru
rrrmrrr i
a T G p
resoMcrea,. .
V�E
}Iff��� � ��/������ �IIIII�iI(III(II�IIII(II(IIII(III(IjI�IIIII�IpI III ��IIw��ryf�� I IIIp�y��01�(�II�fU�.� u�III�� ITEc�STA
GxfCc� �.,...u. ,
m
�' INi1Ci e n " 1Y9 ri^ �� reat 1fir%
,
Suhaoaac'
cl-w-a,MY ,
N,
C—
r.m s r�u,a
N� rr edem✓�� I tw�,,.,, s
r,lr tsel s t au � sd r
ma
r No,
s s�r�,rll�r, � ,,,..... •�,..
Pt y .. a
.Wr 'w tik n a Itr,rrr
�a
�a p
\c
Vivo Ic
\ .
n
vcaamsrde
tdw M b' d R
w
wl
zaresl
Figure C.5
San Diego Region �I
Important E"`I"
>I bI
d
l l
A ricuturaLans ��,
Agricultural
October 2975 C ay ass.
04.
YptlII8�tltlII�tltlII�tltlII�tltlII��IM GMe
n,iI
y”P
Williamson A (erve) s rc,
USDA Famland CategoryAgriculture Preserve Land
Farmland of Local Importance s t eA
pFrame Famland . LFarmland of Statewide Importance ` , wt .........
I I'll
Lyuen:�rs
'
renal
`
A
� 1II
4
`mow,
.w..,.
uiu r'f'p
Unique Farmland � L �C ova "`v 'Fi kN rd rnl n
carord a m rn usyr, i�Ia
I �..
Mrrs de datl i'�tb
M 5 y
i�Mr,ces e ".�
R
NI
F ¢ Ip
0, i
LINIPEO STA;utk..
�.w``.. Beach J"P' 'n'BL1J
I �
9
d. County policies to preserve prime agricultural land, as defined pursuant to Section 56064, within an
unincorporated and land within an unincorporated area zoned or designated for agricultural
protection or preservation that is subject to a local ballot measure that was approved by the voters of
that jurisdiction that prohibits or restricts its conversion to non-agricultural uses.
The County of San Diego General Plan accounts for some constraints to housing development arising
from policies to preserve prime agricultural land and incorporates local ballot measure provisions
prohibiting or restricting the conversion of agricultural to non-agricultural uses. The draft RHNA
methodology allocates housing units based on access to jobs and transit, which are located in existing
urbanized areas. Therefore, this constraint is not expected to impact the methodology's capacity to allow
for development of additional housing.
3. The distribution of household growth assumed for purposes of a comparable period of regional
transportation plans and opportunities to maximize the use of public transportation and existing
transportation infrastructure.
As shown in Figure 3.1, plans for growth are focused on the urbanized areas of the region. The RHNA
methodology prioritizes "proximity to transit" as a factor—specifically high quality transit, which is
located in the urbanized area. The emphasis on proximity to transit allows local jurisdictions that have
invested in transit the opportunity to maximize the use of existing transportation infrastructure.
4. Agreements between a county and cities in a county to direct growth toward incorporated areas of the
county, and land within an unincorporated area zoned or designated for agricultural protection or
preservation that is subject to a local ballot measure that was approved by the voters of the jurisdiction
that prohibits or restricts conversion to non-agricultural uses.
Regional planning undertaken by SANDAG and its member agencies during the past 15 to 20 years, has
focused the region's growth in the western third of the region, primarily in its incorporated cities and
near transit service (Figure 3.1). SANDAG has funded "smart growth" grants to encourage growth in
incorporated areas of the county with sufficient density to support transit-oriented development.
Consistent with this, the draft RHNA methodology prioritizes "proximity to transit" and "proximity to
jobs". High-quality transit service and a high concentration of the region's jobs are located in the
urbanized, incorporated areas of the region. Thus, the methodology is consistent with agreements
between SANDAG, the County of San Diego, and the cities to develop public transportation
infrastructure and supporting land uses away from areas that are zoned or designated for agricultural
protection or preservation. Interjurisdictional agreements may account for some development constraints;
however, those agreements are not expected to be in conflict with the draft methodology due to the
prioritization of proximity to transit and jobs.
5. The loss of units contained in assisted housing developments, as defined in paragraph (9) of subdivision
(a) of Section 65583, that changed to non-low-income use through mortgage prepayment, subsidy
contract expirations, or termination of use restrictions.
The data for these units is not readily available and varies by jurisdiction. The loss of assisted housing
developments for lower income households is an issue that should be addressed by the jurisdictions
when preparing their housing elements.
6. The percentage of existing households at each of the income levels listed in subdivision (e) of
Section 65584 that are paying more than 30 percent and more than 50 percent of their income in rent.
This factor was not included in state law at the time the Department of Housing and Community
Development (HCD) was making its determination on the regional housing need of the San Diego region,
and sufficient data for this factor is not readily available. The San Diego region received its largest RHNA
Determination this cycle, however, and it is expected that an influx of housing units in each income
category will help alleviate the rent burden in the region.
10
7. The rate of overcrowding.
HCD used the 2012-2016 American Community Survey to determine the rate of overcrowding in the
San Diego region when making its RHNA Determination. HCD then compared the San Diego region's
overcrowding rate (6.43% of all households) to the national rate (3.34% of all households). To address
the needs of overcrowding in the region, HCD's RHNA Determination included an overcrowding
adjustment of 3.09 percent, which added 38,700 housing units to the regional housing need to alleviate
overcrowding in the region. Thus, this factor has already been accounted for in the draft methodology.
8. The housing needs of farmworkers.
The draft RHNA methodology prioritizes "proximity to jobs" as a factor in allocating the regional housing
need. Farmworkers are included in the data on existing jobs. Therefore, their housing needs along with
the housing needs of all the region's workers are considered.
Additionally, the draft methodology increases the supply of affordable housing by allocating each
jurisdiction low- and very low-income housing units. The RHNA methodology's Equity Adjustment (see
Objective 4) also improves the balance between the number of low-wage jobs, including farming jobs,
and the number of housing units affordable to low-wage workers in each jurisdiction by allocating a
higher share of low- and very low-income housing units to jurisdictions that currently have a smaller
share of low-and very low-income households than the regional share. Although the low-income housing
needs of farmworkers are unique given their low wages and job locations, the allocation expected from
the draft methodology is expected to provide more low-income housing in every jurisdiction and
accordingly should provide farmworkers the ability to live in more areas of the region and commute
shorter distances to their seasonal jobs.
9. The housing needs generated by the presence of a private university or a campus of the California State
University or the University of California within any member jurisdiction.
The major universities and community colleges in the San Diego region are located in urban areas served by
the existing transportation network. The City of San Diego is home to San Diego State University;
University of California San Diego; University of San Diego; Point Loma Nazarene University;various smaller,
private universities; and three community colleges: San Diego City College, San Diego Mesa College, and
San Diego Miramar College. It also has the greatest share of the region's transportation system in part
because of transportation investments near universities and colleges located within its jurisdiction.
Similarly, the cities of Chula Vista (Southwestern Community College), EI Cajon (Cuyamaca College),
Oceanside (MiraCosta College), and San Marcos (California State University San Marcos and Palomar
College) have made transportation investments to improve access to transit near colleges and
universities. By prioritizing transit proximity, the draft RHNA methodology encourages housing
development near existing transit and the key destinations that transit links, including the region's
universities and colleges. The draft methodology will result in additional housing units being allocated
based on proximity to transit. This will help these jurisdictions address the housing needs of students,
faculty, and staff beyond what these colleges or universities may provide.
10. The loss of units during a state of emergency that was declared by the Governor pursuant to the
California Emergency Services Act(Chapter 7(commencing with Section 8550) of Division 1 of Title 2),
during the planning period immediately preceding the relevant revision pursuant to Section 65588 that
have yet to be rebuilt or replaced at the time of the analysis.
Jurisdictions report demolished units to the Department of Finance on an annual basis. Demolished units
include those lost during a state of emergency. Between 2011 and 2018, states of emergency in the
San Diego region declared by the Governor pursuant to the California Emergency Services Act, and in
which homes were lost, include the following wildfires: the 2014 wildfires (Cocos Fire and
Poinsettia Fire), 2017 Lilac Fire, and 2018 West Fire.
11
HCD analyzed the most recent ten-year average rate of demolition within the San Diego region based on
jurisdictions' annual reports to the Department of Finance. The ten-year average rate of demolition in the
San Diego region is 0.32 percent of the total housing stock. The RHNA Determination included HCD's
minimum replacement adjustment of 0.5 percent, which exceeds the region's demolition rate. This
adjustment added 6,255 housing units to the RHNA Determination. SANDAG does not have readily
available data broken down by jurisdiction to use for this factor and has therefore relied on HCD's data
and adjustment to address this factor at a regional level.
11. The region's greenhouse gas emissions targets provided by the State Air Resources Board pursuant to
Section 65080.
SANDAG's GHG reduction target, as set by the California Air Resources Board, is to reduce the region's
per capita emissions of GHG from cars and light trucks by 15 percent by 2020, compared with a
2005 baseline. By 2035, the target is to reduce GHG emissions by 19 percent per capita. The RHNA
methodology encourages the development of housing near jobs and transit, which will provide the
region's residents with opportunities to live where they work and/or readily access transit, which can
facilitate shorter commutes, reduce GHG emissions, and increase trip-taking by transit or alternative
modes.
12. Any other factors adopted by the council of governments, that further the objectives listed in subdivision
(d) of Section 65584, provided that the council of governments specifies which of the objectives each
additional factor is necessary to further. The council of governments may include additional factors
unrelated to furthering the objectives listed in subdivision (d) of Section 65584 so long as the additional
factors do not undermine the objectives listed in subdivision (d) of Section 65584 and are applied equally
across all household income levels as described in subdivision (f) of Section 65584 and the council of
governments makes a finding that the factor is necessary to address significant health and safety
conditions.
No additional factors were included in the draft RHNA methodology.
12
RHNA Subcommittee Meeting Summaries Attachment 3
• Requested 5th Cycle RHNA Progress
• RHNA Subcommittee Charter Inquired about the impact of recent state legislation on the
February 8,2019 RHNA Plan Timeline RHNA process
. RHNA Statutory Objectives and Factors Requested definitions of housing terms and information on
commuting patterns.
• SANDAG 2017 Regional Housing Progress Report
• 5th Cycle RHNA Progress
• Housing Legislative Update Requested a list of RHNA Objectives and Factors to prioritize
February 22,2019 SANDAG 2016 Commuting Patterns in the In addition to transit-oriented development,the allocation
San Diego Region should assign housing to job-rich areas
• Housing Definitions
• SANDAG Smart Growth Concept Map
. Discussed the definitions used for the transit calculation
March 22,2019 RHNA Subcommittee Survey Results including the rail,Rapid bus,and high frequency transit.
• Potential RHNA Methodology Framework Requested to pursue an allocation methodology based on the
potential framework
• How should accessory dwelling units be considered in the
allocation?
• Should a jurisdiction size or other constraints be considered in
• RHNA Allocation Calculator Tool the allocation?
April 26,2019 Regional Planning Technical Working Group(TWG) Population should not be a factor in the methodology.
Comments on RHNA Calculator Tool
Transit should receive a higher prioritization to reduce VMT.
• Allocation should provide 65%of the units to areas with
transit and 35%of the units based on jobs in the jurisdiction.
• Consider military housing as part of the jobs count for each
May 24,2019 • Revised RHNA Allocation Calculator Tool jurisdiction.
• Additional TWG Comments on RHNA Calculator Tool Keep the allocation methodology simple and easy to explain
• Consider the type of job in each jurisdiction.
• Staff Recommended RHNA Methodology Discussed whether to adjust the jobs total to account for on-
June 14,2019
• On-Base Military Housing Data base military housing.
• Calculation of Methodology Adjusted for On-Base Discussed transit calculation
Military Housing Recommended a methodology to the Board of Directors
13
Summary of Additional Public Meetings Held to Solicit Input on the Draft Methodology Attachment 4
Meeting Date Discussion
Board of Directors September 14,2018 Board of Directors RHNA Priorities
Regional Planning Committee October 5,2018 RHNA Update on Board of Directors RHNA Priorities
TWG and Housing Stakeholders October 11,2018 Board Direction on the RHNA and the Role of the Regional Planning
Technical Working Group
TWG and Housing Stakeholders December 13,2018 RHNA Workshop
TWG and Housing Stakeholders January 10,2019 Update on RHNA Subcommittee, RHNA Work Plan,and Recap of the RHNA
Workshop
Regional Planning Committee February 1,2019 RHNA Update
TWG and Housing Stakeholders February 14,2019 RHNA Update
TWG and Housing Stakeholders March 14,2019 RHNA Methodology Discussion
TWG and Housing Stakeholders April 3,2019 RHNA Methodology Workshop
TWG and Housing Stakeholders May 9,2019 RHNA Methodology Calculation Tool Amendments Discussion
Board of Directors May 10,2019 Update on the RHNA Subcommittee
TWG and Housing Stakeholders June 6,2019 Update on RHNA Subcommittee and Discussion on Methodology
TWG and Housing Stakeholders June 13,2019 RHNA Update and Discussion on Methodology
TWG and Housing Stakeholders June 27,2019 RHNA Methodology Recommendation
14