HAC Minutes-2007-08-3032400 PASEO ADELANTO
SAN JUAN CAPISTRANO, CA 92675
(949) 493-1171
(949) 493-1053 FAx
www.sanjuancapistrano.org
MINUTES OF THE MEETING
OF THE
SPECIAL MEETING OF THE
HOUSING ADVISORY COMMITTEE
CITY COUNCIL CHAMBERS
AUGUST 30, 2007
Commission Attendance
MEMBERS OF THE CITY COUNCIL
SAM ALLEVATO
THOMAS W. HRIBAR
MARK NIELSEN
JOE SOTO
DR. LONDRES USO
Present: Marie Buckner, Joanne Marquez, Laura Freese, Gene Ratcliffe
Absent: Mary Ann Groover (excused)
Staff Present: Lynnette Lehmann, Senior Management Analyst
Grant Taylor, Assistant Planning Director
Michael McLaughlin, Source Point (Consultant)
A. CALL TO ORDER — Chairperson Freese called the meeting to order at 6:10 p.m.
B. ORAL COMMUNICATIONS - None
C. NEW BUSINESS
2007 Housing Element Update — Ms. Lehmann stated that the City is required by
the State of California Department of Housing and Community Development to
update its General Plan Housing Element by June 30, 2008. The City solicited
Request for Proposals for a consultant and the City Council selected Source
Point to prepare the Housing Element update. The purpose of this meeting is to
introduce the consultant, Mr. Michael McLaughlin - to explain the process,
timelines, and legal requirements for the Housing Element update, and to solicit
feedback and input from the Committee and the public about possible affordable
housing sites to be considered.
Mr. Michael McLaughlin of Source Point informed the Committee members about
his experience in working on Housing Elements. He noted that he had worked
on 38 housing elements and only one of those has been deemed to be non-
compliant and is still in process. He explained that the Housing Element must
meet the State of California's legal requirements and that the State has 90 days
after submittal by the City to review and make a determination regarding whether
San Juan Capistrano: Preserving the Past to Enhance the Future
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August 30, 2007
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the draft document complies. Mr. McLaughlin stated that one major concern is
that the state has demanded more information than in the past regarding
availability of affordable housing sites to meet the regional housing needs
assessment goals established by the Southern California Association of
Governments for new construction based upon income categories. He added
that if the state determines the Housing Element is in non-compliance, then the
possibility exists for litigation against the City and the potential that the City would
be ineligible to apply for certain types of grant funding.
Some of the areas to be addressed in the Housing Element update include (1)
identification of goals and policy objectives; (2) a review of past performance and
quantified objectives on programs and projects; (3) inclusion of new Regional
Housing Needs Assessment numbers; (4) identification of available sites and
densities; (5) identification of funding resources to assist in the development of
new affordable housing; (6) modifications to existing housing programs and
quantified objectives; (7) identification of intended target groups; and (8) a review
of governmental and non-governmental constraints that may impact affordable
housing projects.
Mr. McLaughlin discussed the proposed timeline for consideration of the draft
Housing Element. He indicated that the draft document would be scheduled for
Housing Advisory Committee, Planning Commission and City Council review
within the next six months to receive authorization to submit the draft document
to the state for determination of compliance. Any comments received from the
state will be addressed and reviewed again by the Housing Advisory Committee,
Planning Commission and City Council for approval.
Following Mr. McLaughlin's presentation, he offered to answer any questions of
the Committee. The following questions were raised:
Can we use other approved Housing Elements from other cities as a template?
Mr. McLaughlin stated that we could do so, but if we run into a problem, it might
be more effective to refer to a city's Housing Element that may have the same
problem to see how it was handled.
Do the SCAG Regional Housing Needs Assessments ("RHNA") take into
consideration above moderate units, overcrowding, traffic, etc.? Mr. McLaughlin
indicated that the housing market, economics, and demographic trends are
considered to arrive at a formula. SCAG uses the same formula for determining
the unit numbers for the City of San Juan Capistrano as it does for the City of
Beverly Hills.
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August 30, 2007
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What is the penalty if the city is not able to meet the RHNA goals?
Mr. McLaughlin explained that most cities have not met their RHNA goals. The
important thing is to be able to demonstrate that the city made a good faith effort
in attempting to satisfy the goals. If not, the City's Housing Element may not be
certified by the state, which could lead to litigation against the City. In addition,
the city could become ineligible to receive certain grant funding.
Chairman Freese opened the floor for public input.
Ms. Yvonne Tschaikowsky, 27367 Paseo Placentia, addressed the Committee.
She inquired about whether private developers would build all of the new units.
She indicated a preference for non-profit developers to do the construction as
opposed to for-profit developers. Mr. McLaughlin indicated it might be a
combination of for-profit and non-profit developers and that specific incentives
would be offered for affordable housing projects (i.e. density bonuses, tax credits,
financial assistance, etc.).
Mr. Trevor Dale, a 34 -year resident of San Juan Capistrano addressed the
Commission. He indicated he supported affordable housing, but not at 30 units
per acre. Regarding the Capistrano Terrace Mobile Home Park, Mr. Dale stated
that this housing is affordable and the City should take whatever steps are
needed to ensure that park does not close. In addition, Mr. Dale noted support
for the Habitat for Humanity organization and expressed concern with what has
occurred in the Capistrano Villas with overcrowding, etc.
Ms. Rosanne Kotzer of the Kennedy Commission addressed the Committee.
She expressed the Commission's support for low-income housing production and
is looking forward to working with the City on the Housing Element update.
Ms. Teryll Hopper of the Orange County Association of Realtors spoke of the
need to maintain a quality work force by providing affordable housing for them.
She expressed the need to provide housing for teachers, noting that a recent
study showed that young persons 25-34 years of age are leaving the state
because they cannot afford housing.
Chairman Freese closed the floor for Committee comments.
The Committee discussed the need to combine market rate rentals and
affordable rentals similar to what was done at Talega in San Clemente. It was
noted that although home ownership is a good thing, some people will never own
a home, and affordable rentals are needed. Another alternative is infill affordable
projects. To maintain quality of life, the Committee discussed the need to have
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August 30, 2007
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tight controls over rentals, which can be provided in an affordable rental project
as opposed to a single-family project with no controls.
Mr. McLaughlin indicated he would be working with staff to prepare a draft
document and the draft would be scheduled for Housing Advisory Committee
review in approximately January, 2008.
D. COMMITTEE/STAFF COMMENTS - None
E. ADJOURNMENT TO SEPTEMBER 26, 2007 AT 6 P.M. — The Housing Advisory
Committee adjourned at 7:58 p.m. to September 26, 2007 at 6 p.m.
Respectfully submitted,
itte Lehmann, Secretary
APPROVED: ��