Resolution Number 17-09-19-01RESOLUTION NO. 17-09-19-01
GENERAL PLAN AMENDMENT (GPA) 15-003
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA APPROVING AN AMENDMENT TO THE
HOUSING ELEMENT TABLE 25: SITES INVENTORY TABLE AND
CORRESPONDING SITE DETAIL, AND PROGRAM 1 REPORTING AND
TIMEFRAME DETAILS.
WHEREAS, on May 5, 2015, the City Council initiated a General Plan
Amendment to amend the General Plan Housing Element General Plan Housing
Element, Table 25: Sites Inventory Table and corresponding site details; and
WHEREAS, the proposed General Plan Amendment has been processed
pursuant to Section 9-2.307, Title 9 of the Municipal Code; and
WHEREAS, pursuant to the California Environmental Quality Act (Pub.
Resources Code, § 21000 et seq.) ("CEQA") and the State CEQA Guidelines (Cal.
Code Regs., tit. 14, § 15000 et seq.), the City Council adopted a Mitigated Negative
Declaration for its 2014-2021 General Plan Housing Element (GP 13-001) in January
2014 (2014 Housing Element MND); and
WHEREAS, pursuant to CEQA, when taking subsequent discretionary
actions in furtherance of a project for which a mitigated negative declaration has
previously been adopted, the Lead Agency is required to review any changed
circumstances and determine whether any circumstances under State CEQA
Guidelines section 15162 require additional, subsequent environmental review; and
WHEREAS, the Environmental Administrator reviewed the General Plan
Housing Element Amendment and Land Use Designation for the City Hall site and
determined that none of the circumstances identified under State CEQA Guidelines
section 15162 are present, but minor technical changes to the 2014 Housing Element
MND are nonetheless required; and
WHEREAS, City Staff therefore prepared an Addendum to the 2014
Housing Element MND pursuant to State CEQA Guidelines section 15164, and has
otherwise complied with all applicable provisions of CEQA and the State CEQA
Guidelines; and
WHEREAS, with Resolution No. 16-05-03-01, the City Council adopted
and approved an Addendum to the 2014 Housing Element Mitigated Negative
Declaration (MND); and
WHEREAS, on February 9, 2016, the Planning Commission conducted a
public meeting to receive public testimony on the contents of the General Plan
Amendment to the Housing Element Sites Inventory Table (Table 25) and
Corresponding Details, and Amending the General Plan Land Use Designation of the
Page 1 9/19/2017
City Hall site (2.5 -acre northernmost portion of APN 668-101-10) to 2.6 Very High
Density Residential and forwarded a recommendation of approval to the City Council;
and
WHEREAS, on May 3, 2016, City Council conducted a public meeting to
receive public testimony on the contents of the General Plan Amendment to the
Housing Element Sites Inventory Table (Table 25) and Corresponding Details, and
ultimately adopted the amendment; and
WHEREAS, on July 21, 2017, the City received a letter from the State
Housing and Community Development Department relating that with edits to the
Housing Element, the Amendment could be certified as compliant with state; and
WHEREAS, on September 19, 2017, City Council conducted a public
meeting to receive public testimony on the contents of the General Plan Amendment to
the Housing Element Sites Inventory Table (Table 25), Corresponding Site Details, and
Program One reporting and timeframe details.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City
of San Juan Capistrano as follows:
SECTION 1. Recitals. The City Council hereby finds that the foregoing recitals
are true and correct and are incorporated herein as substantive findings of this
Resolution.
SECTION 2. Environmental Review.
With Resolution No. 16-05-03-01, the City Council adopted and approved an
Addendum to the 2014 Housing Element Mitigated Negative Declaration (MND). Having
considered the entirety of the administrative record, the City Council finds that all
environmental impacts of the amendments to the Housing Elements considered in this
project have been addressed within the MND and Addendum. The City Council finds that
no new or additional mitigation measures or alternatives are required. The City Council
further finds that there is no substantial evidence in the administrative record supporting
a fair argument that this project may result in any significant environmental impacts
beyond those analyzed in MND and Addendum. The City Council finds that the MND and
Addendum contain a complete, objective, and accurate reporting of the environmental
impacts associated with this project and reflects the independent judgment and analysis
of the City.
SECTION 3. General Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City
of San Juan Capistrano does hereby make the following findings as established by,
Section 9-2.307, Amendment to the General Plan of Title 9, Land Use Code of the City
of San Juan Capistrano:
Page 2 9/19/2017
The San Juan Capistrano General Plan Land Use Element identifies the
following major policies: (1) balancing land uses within the City to ensure that revenue
generation matches service provision responsibilities; (2) controlling and directing future
growth within the City so that the community character is preserved; (3) protecting open
space areas to protect the public safety and the visual quality of the community; (4)
promoting economic development within the community; and (5) enhancing and
preserving the character of existing neighborhoods. The proposed General Plan Land
Use Designation is consistent with the intent of these policies.
The General Plan Amendment is in the public interest because
Government Code Section 65580 (d) states that California state legislature finds that
"local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community." Cities demonstrate
their efforts to meet their provisions of housing for all economic segments of the
community through their Housing Elements. In the 2014 adopted Housing Element, the
City identified two sites to be rezoned to Very High Density Residential that would meet
the state requirements for facilitating the development of housing. The sites were later
determined to be unsuitable, but the need to provide housing for all economic segments
remains intact. Therefore, the General Plan Amendment to change the land use
designation of the City Hall site, and the update to the Housing Element to document
the modification and provide adequate reporting and timelines of development will serve
the public interest by facilitating development of housing for all economic segments of
the community.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City Council
approve of General Plan Amendment (GPA 15-003) to change the Housing Element
Sites Inventory Table (Table 25), Corresponding Site Details, and Program 1 reporting
and timeframe details incorporated herein as Exhibit A.
CUSTODIAN OF RECORDS: The documents and materials associated
with this Resolution that constitute the record of proceedings on which these findings
are based are located at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San
Juan Capistrano, California 92675. The City Clerk is the custodian of the record of
proceedings.
PASSED, APPROVED AND ADOPTED this 19th day of September 2017.
tERR
Y'. EEG SON,`MAYOR
ATTEST:
M RIA MORRI S--i)CiTY CLERK
Page 3 9/19/2017
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF SAN JUAN CAPISTRANO )
I, MARIA MORRIS, appointed City Clerk of the City of San Juan Capistrano, do hereby
certify that the foregoing Resolution No. 17-09-19-01 was duly adopted by the
Citr Council of the City of San Juan Capistrano at the Regular meeting thereof, held the
19t day of September 2017, by the following vote:
AYES: COUNCIL MEMBERS: Reeve, Maryott, Farias and Mayor Ferguson
NOES: COUNCIL MEMBERS: Patterson
ABSENT: COUNCIL MEMBERS: None
RIA MO - RI , CITY CLERK
Page 4 9/19/2017
CITE' OF SAN. JUAN CAPISTRANO
2014-2021 HOUSING ELEMENT
ADOPTED JANUARY 21.,2014/REVISED JULY 2017
IO:/:I1:1r_1
TABLE OF CONTENTS
Introduction... . ................................... ................................................................................................................................. 2
NeedsAssessment.......................................................................................................................................................8
Constraints to the Provision of Housing........................................................................................................................40
HousingResources......................................................................................................................................................56
Evaluation of Previous Housing Element Programs......................................................................................................65
HousingPlan.................................................................................................................................................................77
Appendix 1: Sites Inventory Table
Appendix 2: HCD Correspondence
San Juan Capistrano Housing Element
INTRODUCTION
INTRODUCTION
CITY PROFILE
The charming community of San Juan Capistrano is situated in the southwestern part of Orange County. It is the
seventh smallest city in Orange County in population size. The City's setting provides a quaint Southern California
coastal community feeling. The City's location, just off the Interstate 5 and nestled slightly off the coast between
San Clemente and Dana Point, makes it easily accessible for residents and visitors.
Although the City was officially incorporated in 1961, San Juan Capistrano has a rich and unique history that stems
back to the late 1700s. The Mission San Juan Capistrano was founded in 1776. It is believed to be the oldest church
in California and the birthplace of Orange County. Since its incorporation, the community has grown from about
10,000 residents in 1974 to over 34,593 in the 2010 census.
Located in the southwestern portion of Orange County, the City of San Juan Capistrano is characterized by a variety
of landscapes ranging from rolling hills, steep mesa bluffs, and urban areas that run the gamut from rural estate
parcels to the core areas of commercial and higher density housing. The City is transected by Interstate 5 and
Trabuco Creek running north to south and San Juan Creek running from east to west, somewhat paralleling the
Ortega Highway. It is adjacent to San Clemente on the south, Dana Point and Laguna Nigel on the west, and
Mission Viejo on the north and large unincorporated areas to the east.
KEY ISSUES AND OPPORTUNITIES
As a result of the initial needs assessment and input received during the drafting of the Housing Element, two
interrelated factors were identified as among the key issues and opportunities upon which the update to the
Housing Element could focus: (1) the issue of housing affordability; and
(2) the issue of the amount of land available for residential development. These two issues are regional in nature
but are compounded in San Juan Capistrano by the City's location in an expensive housing market that prevails
through Orange County and by amount of land that has been developed within the City.
The amount of land available for residential development is more challenging in San Juan Capistrano than many
other areas in the County. The City has limited vacant land suitable for residential development. It is a relatively
well defined geographic area, and finding sites suitable for residential development, especially higher density, is
difficult. This shortage when combined with a favorable economy and the "market attractiveness" of San Juan
Capistrano has produced historically high land costs. This issue is compounded by the perception that, due to this
lack of vacant available land, that the City is becoming "built out".
The perception of being "built out" often overlooks the reality of the private market redevelopment processes that
continuously act upon selected land uses throughout the City (e. g., older commercial centers). A number of
unique opportunities exist within the City to capitalize on these processes and proactively manage such change so
that it provides strong vibrant neighborhood centers.
The first key opportunity that offers the City a significant advantage as it prepares its housing strategies involves
the potential to better utilize the City's available land, both vacant and already developed. Through a more
proactive planning and design approach to development, the City can encourage infill and revitalization
opportunities that yield affordable housing.
The second key opportunity involves the provision of affordable housing units. The City's existing housing
programs provide important resources for more affordable housing. Based on the assessment of the effectiveness
of these programs, some modifications and additions may be necessary to increase their scope and impact. This
review suggests a number of potential activities that involve the participation of private developers, such as
San Juan Capistrano Housing Element 2
density bonuses, accessory units, inclusionary zoning, infill development and others. As part of the assessment of
the effectiveness of its current programs, the City looked closer at some key programs to determine the extent
that the City can address its housing challenges.
The third key opportunity that the City should capitalize upon is the potential role that affordable housing
developers (both private for profit and non-profit companies) can play in assisting the City to meet its affordable
housing objectives. The City could become a catalyst for collaborative efforts with developers who specialize in
affordable housing. During the past few years, these agencies have gained additional experience and capabilities,
especially in Orange County, that could be a valuable resource for the City. Their expertise and experience could be
used to complement limited City resources to deliver affordable housing products that would be a community
asset as well as addressing housing needs.
HOUSING ELEMENT SCOPE AND CONTENT
The Housing Element for the City of San Juan Capistrano is a required element of the City's General Plan. It covers
the time period of October 15, 2013 through October 15, 2021. The submittal date for this round of revisions is
October 15, 2013. The planning period for the City's Regional Housing Needs Assessment (RHNA), or its identified
housing need as assigned by the Southern California Association of Governments, differs from the Housing
Element Planning period. The RHNA planning period is January 1, 2014 to October 31, 2021. As such this Housing
Element is referred to as the 2014-2021 Housing Element.
The California Legislature has identified the attainment of a decent home and suitable living environment for every
Californian as the state's main housing goal. Recognizing the important part that local planning programs play in
pursuit of this goal, the Legislature has mandated that all cities and counties prepare a Housing Element as part of
their comprehensive general plans. Section 65581 of the California Government Code reflects the legislative intent
for mandating that each city and county prepare a Housing Element:
• To assure that counties and cities recognize their responsibilities in contributing to the attainment of the
State housing goal.
• To assure that counties and cities will prepare and implement housing elements which, along with federal
and State programs, will move toward attainment of the state housing goals.
• To recognize that each locality is best capable of determining what efforts are required by it to contribute
to the attainment of the State housing goal, provided such a determination is compatible with the State
housing goal and regional housing needs.
• To ensure that each local government cooperates with other local governments in order to address
regional housing needs.
Unlike the other elements of the General Plan, state law explicitly requires that the Housing Element be updated
on an eight-year cycle, linked to the Regional Transportation Plan (Government Code § 65588). The City's Housing
Element was last adopted on October 19, 2010. The City's previous Housing Element update was drafted and
submitted to the State Department of Housing and Community Development (HCD) for its finding of compliance.
That document was certified and provided a solid starting point for this update. The goals and policies of the 2014-
2021 Housing Element carry forward much from the previous element, with refinements and new programs where
necessary, to address changed circumstances and new state laws. The housing development strategy and housing
programs reflect the City's experiences gained from previous efforts in the improvement, preservation, and
development of affordable housing. Nonetheless, the City's near built -out status, in accordance with the General
Plan, continues to affect the City's ability to accommodate the housing needs of all economic segments of the
community.
The Housing Element consists of the following major components:
An introduction of the purpose and organization of the Housing Element
San Juan Capistrano Housing Element
• An analysis of the City's demographic and housing characteristics and trends
• A review of potential market, governmental, and environmental constraints to meeting the City's
identified housing needs
• An evaluation of land, administrative, and financial resources available to address the housing goals
• A review of past accomplishments under the previous Housing Element
• A Housing Plan to address the identified housing needs, including housing goals, policies, and programs
In response to updated Housing Element law, this Housing Element addresses SB 812 that requires the housing
element to assess the housing needs of developmentally disabled persons. SB 244 requires cities and counties,
prior to adoption of the Housing Element, to address the infrastructure needs of disadvantaged unincorporated
communities outside the city's limits but within the city's planning area. Based on the data from the California
Department of Water Resources, no such conditions exist in San Juan Capistrano's planning area.
GENERAL PLAN CONSISTENCY
The City's General Plan contains goals and policies for urban development, community design, housing, natural
hazards, economic development, and public services and facilities. The content of this Housing Element is
consistent with the goals and policies of all elements of the General Plan. The City's general plan contains six
elements that respond to the State's requirements: Land Use, Housing, Circulation, Safety, Conservation and Open
space (combining these two required elements) and Noise. The General plan also contains six optional elements:
Cultural Resources, Community Design, Growth Management, Parks and Recreation, Public Services and Utilities,
and Floodplain Management.
The Land Use Element sets forth the amount and type of residential development permitted under the General
Plan, thereby affecting housing opportunity in the City. In addition, the Land Use Element contains policies
directed at maintaining the existing housing stock, as well as ensuring the quantity and quality of new residential
development. The Circulation Element contains policies to minimize roadway traffic into residential
neighborhoods. The Safety Element sets forth policies to ensure the safety of the City's housing stock through such
measures as code enforcement, and mitigation of environmental hazard as a condition to development. The
Conservation and Open Space Element establishes development standards to minimize the impact of residential
development on sensitive resources, such as hillside areas, ecological habitat, and scenic view sheds. The Noise
Element sets forth policies to minimize the level of noise in residential neighborhoods.
The Optional elements also bear a relationship with the Housing Element. Cultural Resources establishes
development standards to minimize the impact of residential development on cultural resources; the Community
Design Element insures the quality and review of residential development; the Growth Management Element
outlines the City's policies toward residential growth and development; the Parks and Recreation Element
establishes development standards to insure adequate park and recreation facilities for existing and future
residential development; the Public Services Element establishes development standards to insure the availability
of such services to existing and future residential development; and the Floodplain Management Element
establishes flood plain development standards to minimize the impact of flood plains on residential development.
The content of this Housing Element is consistent with, and supported by, the goals and policies of all Elements of
the General Plan. Table 2 below identifies the other General Plan Elements that support the major goals addressed
in the Housing Element. When an element in the General Plan is amended, the Housing Element will be reviewed
and modified if necessary to ensure continued consistency among the various elements. Specifically, new State law
requires that the Safety and Conservation Elements include an analysis and policies regarding flood hazard and
management information upon revisions to the Housing Element. The City will ensure that updates to these
Elements achieve internal consistency with the Housing Element. Through the City's annual General Plan
implementation review process, the City will ensure internal consistency among the various elements of the
General Plan.
San Juan Capistrano Housing Element
PUBLIC PARTICIPATION
The City posted public notices at City Hall and on the City's web site, advertised in the local newspaper, and held
the meetings at City Hall during the evening in order to use a thorough noticing process and to provide the
opportunity for as many residents as possible to participate. The hearings were scheduled to involve the public at
three key stages: drafting, authorization and approval. Comments received at the public hearings have been
considered and incorporated into the updated plan in many places.
The City held a workshop with housing stakeholders including developers and low income housing advocates on
November 13, 2013 to discuss the draft Housing Elements. Notices of the workshop were sent to low income
housing advocates and non-profit organizations who traditionally represent the hard to reach segments of the
population. Two of these representatives participated at the workshop; the Regional Center of Orange County
representative provided up-to-date statistics regarding their assistance to San Juan Capistrano residents and
language they would like to see regarding development disability, Families Forward provided input regarding their
program and how they would like to participate with the City in the Future. The Housing Element was revised in
order to better respond to the concerns raised at the workshop. All the originations which received direct notices
for the workshop are listed below.
• The Kennedy Commission
• Orange County Association of Realtors
• Orange County Housing Providers
• BIA/OC-GAC
• Collette's Children's Home
• Habitat for Humanity Orange County
• NOPE
• Orange County Housing Authority
• Fair Housing Foundation
• Mary Erickson Community Housing
• NAI Capital
• Sandag
• South County Community Outreach
• RE/MAX Real Estate Services
• CDC
• Orange County Community Housing
• OC Partnership to End Homelessness
• Regional Center of Orange County
• Mission Hospital
• Camino Health Care Center
• Housing With Heart, Inc. • Family Assistance Ministries
• Laura's House • Friendship Shelter
• Families Forward • CSP, Inc -Homeless Youth Shelter
• Dayle McIntosh Services for the Disabled • Mr. Michael McLaughlin, Consultant
• Orange County Housing Opportunities Collaborative
• S. Orange County Alliance for Housing Our Community
The City held two noticed public hearings before the Planning Commission and City Council. These notices also
were sent to low income housing advocates and non-profit organizations who traditionally represent the hard to
reach segments of the population. Representatives participated in the public hearings and the Housing Element
draft was revised to include comments and recommendations provided by the lower income housing advocates
and representatives. As part of the 2016 update to the Housing Element Sites Inventory, the City held three more
public hearings. On May 5, 2015, the City Council approved the initiation of the General Plan Amendment to
amend the zoning and General Plan Land Use Designation for the new Housing Element site and to update the
Housing Element sites inventory. On February 9, 2016, the Planning Commission reviewed the proposed change to
the City Hall site and the sites inventory update, and recommended to the City Council that the changes be
adopted. At the May 3, 2016 City Council hearing, the Council adopted the change to the zoning and General Plan
Land Use Designation for the City Hall site, as well as the update to the Housing Element sites inventory. Pursuant
to Title 9, Land Use Code, Section 9-2.302(f), Notification Procedures of the City's Municipal Code, public hearing
notices for all three meetings were published in the Capistrano Valley News at least 10 days prior to the hearing
and were posted at three public locations. Additionally, property owners within 300 feet of City Hall were provided
notification of the hearings.
San Juan Capistrano Housing Element
The City will hold one additional hearing for the final adoption of the update. Along with the notification required
for this hearing by California's and the City's codes, the City will mail notices to nonprofit organizations and
stakeholders in Orange County, including those listed above, who have expressed interest in affordable housing
issues in San Juan Capistrano.
Consistent with Government Code §65352.3 (SB 18), the City also notified the appropriate tribes (on the contact
list maintained by the Native American Heritage Commission) of the opportunity to conduct consultations for the
purpose of preserving, or mitigating impacts to, cultural places located on land within the local government's
jurisdiction that is affected by the proposed plan adoption or amendment. Contacted tribes had 90 days from the
date on which they receive notification to request consultation. None of the tribes requested consultation.
The California Environmental Quality Act (CEQA) requires environmental review on many government activities
including the development of programs and plans that may have an effect on the environment. Concurrent with
the development of the update to the Housing Element, an environmental Initial Study was conducted in
accordance with the provisions of CEQA, which concluded that adoption of the revised plan would not result in
significant impacts to the environment. A Notice of Negative Declaration was circulated for a 30 -day public
comment period (November 2013).
The Kennedy Commission submitted comments in letter form prior to the hearings. A copy of the letter is included
as Appendix 2. The their letter, the Kennedy Commission encouraged the City to encourage and facilitate the
development of affordable housing for extremely low, very low, and low income families as well as those with
special needs.
In the Housing Plan, Many policies and programs are included to encourage and facilitate housing for lower income
households and those with special needs. Specific mechanisms for development and funding of affordable housing
are identified (such as Inclusionary Housing and In -Lieu Fees) as are a list of the major public financing programs
currently available (Program 5). Program 5 also indicates that the City will work with developers to provide
technical regulatory and financial assistance in developing affordable housing. Through the Housing Element
Annual Progress Report requirements the City will be able to monitor and evaluate its progress in addressing the
community's housing needs and modify or redirect its resources to most efficiently do so.
The Commission also asked for additional detail on affordable housing construction during the previous planning
period. That information has been folded into the Evaluation of Previous Housing Element Programs chapter of this
Housing Element.
San Juan Capistrano Housing Element
NEEDS ASSESSMENT
NEEDS ASSESSMENT
This section of the Housing Element discusses the major components of housing need in San Juan Capistrano. The
major components of need are the City's population, household, land use, economic, and housing stock
characteristics. Each of the components are presented in a County context, and, where relevant, in the context of
other south Orange County cities. This needs assessment will be important to the identification of the appropriate
goals, policies, and programs for the City to implement during the 2014-2021 Housing Element cycle.
HOUSING DEMAND CHARACTERISTICS
Population Characteristics
Orange County's population is growing. Between 1970 and 2010, Orange County's population doubled; the
population grew from 1,420,386 to 3,010,232. This growth has resulted in a substantial amount of agricultural land
being converted to housing, commercial, and industrial development. Additionally, various communities, like Dana
Point, Mission Viejo, Laguna Niguel, Laguna Hills, Rancho Santa Margarita, and Lake Forest, have been
incorporated and are now cities.
During that same time period, the City of San Juan Capistrano experienced tremendous growth. The City was
incorporated in 1961 and the 1970 Census listed its population as 3,779 people. The population grew to be over
nine times that size (915%) to 34,593 residents by 2010. This enormous growth is due to increases in housing stock
and, like the County, its transition from an agrarian community to a residential community
The Orange County's population grew by almost six percent between 2000 and 2010 (3,010,232). Figure 1 shows
the population growth between 2000 and 2010 for San Juan Capistrano, other similar southern Orange County
cities, and the entire County. As shown in Figure 1, the City of San Juan Capistrano grew by just over two percent
between 2000 (33,826) and 2010 (34,593).
San Juan Capistrano Housing dement 8
Figure 1
Percent Change in Population
I -10%
Source: E-4 Population Estimates for Cities, Counties, and the State, 2001-2010, with 2000 & 2010 Census Counts
Projected Population
While both Orange County and the City of San Juan Capistrano are expected to experience more growth during the
next 30 years, future growth will be significantly lower than past growth. Figure 2 compares projected population
growth in the City of San Juan Capistrano to nearby southern Orange County cities and the County as a whole.
Between 2008 and 2035, Orange County is expected to grow by 14.5 percent, a gain of 432,000 new residents.
According to the forecasts made by SCAG for the Southern California region, San Juan Capistrano is forecasted to
grow by 9.9 percent during that same time period, which would be a gain of 3,400 new residents.
San Juan Capistrano Housing Element 9
soutn urange Lounty Lives ano [,grange LounEy, cvvv - cviv
30%
27%
25%
1596
--- `-
10%
5.80%
5%
--
2.30%
-5% 1.50% 1.70%
1.30%
0%
-
Iun:aHills Laguna
Rancho San San Juan Orange
Niguel
Santa Clemente Capistrano County
-5%
_
Margarita
I -10%
Source: E-4 Population Estimates for Cities, Counties, and the State, 2001-2010, with 2000 & 2010 Census Counts
Projected Population
While both Orange County and the City of San Juan Capistrano are expected to experience more growth during the
next 30 years, future growth will be significantly lower than past growth. Figure 2 compares projected population
growth in the City of San Juan Capistrano to nearby southern Orange County cities and the County as a whole.
Between 2008 and 2035, Orange County is expected to grow by 14.5 percent, a gain of 432,000 new residents.
According to the forecasts made by SCAG for the Southern California region, San Juan Capistrano is forecasted to
grow by 9.9 percent during that same time period, which would be a gain of 3,400 new residents.
San Juan Capistrano Housing Element 9
16.0%
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
Figure 2
Projected Change in Population
South Orange County Cities and Orange County, 2008 — 203S
Dana Point Laguna Hills Laguna Nigel Rancho Santa San Clemente San Juan Orange County
Margarita Capistrano
Source: SCAG. 2012 RTP Growth Forecast: City Projections,
Age Characteristics
A community's age distribution often shapes its housing demand because different age groups prefer different
types of housing. Traditionally, both the young adult population (20 to 34 year olds) and the elderly (65 years and
older) favor apartments, low to moderate cost condominiums, and smaller single family units. Persons between
the ages of 35 to 65 years old often prefer moderate to high cost apartments and condominiums and larger single
family units because they tend to have higher incomes and larger households.
San Juan Capistrano's older population is increasing. The median age in 2010 was 39.8 years old compared with
36.4 in 2000 and 34.9 in 1990. This increase of median age is consistent with County, State, and national trends
and can be attributed to the aging of the "baby boom" generation.
The City's population is slightly older than the County's. San Juan Capistrano's median age in 2010 was higher than
the County's (36.4 years). Figure 3 compares age distribution in San Juan Capistrano to that of Orange County. The
City's older population is evident by a higher proportion of residents over the age of 60 years old. The City and the
County have a similar proportion of residents under the age of 18, 24.4 percent and 24.1 percent respectively. The
County has a slightly higher percentage of residents between the ages of 18 to 34 years old (23.9%) than San Juan
Capistrano (19.5%), and a similar share between the ages of 35 to 59 years old, 40.1 percent and 40.2 percent
respectively.
San Juan Capistrano Housing Element 10
30.0%
25.0%
15.0%
5.0%
0.0%
Source: Census 2010.
Race/Ethnicity Characteristics
Figure 3
Age Distribution
San Juan Capistrano and Orange County, 2010
Oto 4 5 to 17 18 to 24 25 to 34 35 to 44 45 to 64 65+
M
Race/ethnicity information is important to an analysis of housing demand, because race/ethnicity tends to
correlate with characteristics like family size, location choices, and mobility. It also can be associated with income
levels, as shown in. In Orange County, non-White populations tend to have a higher incidence of poverty.
San Juan Capistrano has a smaller non-White population than Orange County as a whole. Figure 4 compares
race/ethnicity of San Juan Capistrano to Orange County. Over two-thirds of the City's population is White similar to
Orange County's 74.9 percent for Orange County. A third of San Juan Capistrano's residents are Hispanic (38.7°/x),
which is similar to the County's proportion (34.1%). Almost three percent of the City's residents are Asian
compared with 18.4 percent for the County. The City's remaining five percent are another race/ethnicity.
San Juan Capistrano Dousing Element 11
90.0%
80.0%
70.0%
60.0%
50.0%
40.0%
30.0% -
20.0% -
10.0%
0.0%
Figure 4
Race/Ethnicity
San Juan Capistrano and Orange
2010
77.196 ■ San Juan Capistrano w Orange County
— ?+f:9% _
Hispanic White Asian
Source: Census 2010.
Households
,5:0% •6.7%
_.
EMW
Other
Households are defined as all persons who occupy a housing unit. Many household characteristics may contribute
to the need for housing, some of which are described in this section: projected households, household size, and
household income.
In 2010, there were 11,481 households in San Juan Capistrano, which represents one percent of Orange County's
total households. The number of households in the City increased 29 percent from 1990 (8,890).
While the number of households in the City is expected to continue growing in the future, it is anticipated that the
growth will be smaller than previous decades. SCAG predicts that San Juan Capistrano will add about 1,000 new
households between 2008 and 2020, an increase of 8.7 percent. The County's total number of households in
expected to grow by 14 percent during that same time (Figure 5). The City will continue to account for about one
percent of the County's total households.
The Regional Housing Needs Assessment (RHNA) projects a need for 638 housing units for the Housing Element
time frame. Of these totals, 252 are low income: 147 very low and 104 low income. Thus, the needs are 147 very
low income, 104 low income, 120 moderate income, and 267 above moderate income), totaling 638 units.
San Juan Capistrano Housing Element 12
1r,no/
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
Household Size
Figure 5
Projected Change in Number of Households
San Juan Caoistrano and Orange County, 2008-2020
San Juan Capistrano Orange
Household size is a significant factor in housing demand. The average household size can be an indicator of an
area's population. For example, a large average household size may indicate a population with a lot of family
households, while a small average household size may indicate either "empty nest" households or young adult
households. Thus, analyzing average household size in conjunction with other demographics is useful for
estimating housing needs. The average household size in Orange County averages 2.99 persons. San Juan
Capistrano has an average household size of 2.99 persons, which is a small decrease from 2000 (3.06 persons per
household).
Table 1 compares San Juan Capistrano's average household size to other south Orange County cities and the
County. San Juan Capistrano has a higher average person per household than the other cities. It matches the
County's average.
Table 1
Average Persons Per Household
South Orange County Cities and Orange County, 2010
Jurisdiction
Dana Point city
Persons Per
Household
2.37
Laguna Hills city
2.81
Laguna Niguel city
2.61
Rancho Santa Margarita city
2.93
San Clemente city
2.62
San Juan Capistrano city
2.99
Orange County
2.99
Source: 2010 Census
San Juan Capistrano Housing Element 13
Household Income
Income levels influence the range of housing prices within a community and its residents' ability to afford housing.
Obviously, high-income households are more likely to be homeowners than low-income households. Low-income
households may be more burdened by housing costs, and thus, the number of overcrowded households may
increase.
San Juan Capistrano's household income is slightly lower than the County's. In 2010, the City's median income was
$73,806 compared with $75,762 for the County. Overall, the City's and County's income distributions, shown in
Figure 7, are not that different. Income categories for both the City and County, with the exception of households
with incomes of $50,000 to $74,999 and the more than $200,000, are within one to two percentage points of one
another. Orange County has almost 14% of households falling within the $50,000 to $74,999 income category,
whereas San Juan Capistrano only has nine percent. Additionally, almost fourteen percent of San Juan Capistrano
households fall within the $200,000 or more income category versus near ten percent for the County. Some of the
least affordable housing is often found in highly urbanized, densely populated areas because other demand-side
factors (e.g., location, services, economy) counteract the supply-side advantages that density brings. The degree to
which these other factors influence the price of housing will vary from community to community. Until recently,
the run-up in the real estate market in Orange County illustrated the complexity of the effects of supply and
demand on housing costs.
The Orange County median income was $85,300 in 2012. By definition, a very low-income household of four in
Orange County (up to 50% of the region's median income) was up to $48,150 in 2012. A low-income household of
four (50% to 80% of the region's median income) was up to $77,050 in 2012. A moderate -income household of
four (80% to 120% of the region's median income) was up to $102,350 in 2012 (see rental and owner affordability
information below for further descriptions).
San Juan Capistrano Housing Element 14
20.096
18.0%
16.0%
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
h h
Figure 6
Household Income
San Juan Capistrano and Orange County, 2010 Census
Source: Census 2010.
Table 2 compares San Juan Capistrano's median income to the other south Orange County cities and the County as
a whole. While it has the lowest median income out of the list of cities, its median income is still 2.6 percent below
the County's.
Table 2
Median Household Income
South Orange County Cities and Orange County, 2010 Census
Source: Census 2010.
San Juan Capistrano Housing Element 15
Above/
JurisdictionPercent
Median Household Income
Below County
Median
Dana Point city
$83,306
10.0
Laguna Hills city
$85,971
13.5
Laguna Niguel city
$100,480
32.6
Rancho Santa Margarita
$104,167
37.5
San Clemente city
$89,289
17.9
San Juan Capistrano city
$73,806
2.6
Orange County
$75,762
0
Source: Census 2010.
San Juan Capistrano Housing Element 15
For housing planning and funding purposes, the State Department of Housing and Community Development (HCD)
uses five income categories to evaluate housing need based on the Area Median Income (AMI) for the
metropolitan area:
• Extremely Low -Income Households earn between 0 and 30% of AMI
• Very Low -Income Households earn between 31 and 50% of AMI
• Low -Income Households earn between 51 and 80% of AMI
■ Moderate -Income Households earn between 81 and 120% of AMI
• Above Moderate -Income Households earn over 120% of AMI
The CHAS special Census tabulations developed for HUD provide a specific breakdown of household income
adjusted for family size. As shown in Table 3, moderate- and above -moderate -income households comprise the
largest share of all households, and the low-income households comprise the second largest category. According
to the 2005-2009 CHAS, more than eleven percent of the City's total households are classified as extremely low
income (0-30% of AMI), eleven percent are classified as very low income (31-50% of AMI), and approximately 16
percent are classified as low income (51-80% AMI). Nearly 62 percent of the City's households had incomes above
80 percent of the median household income in 2009.
Table 3
Households by Income Category
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2005-2009.
HHS: Households
Special Needs Groups
The following special needs groups have an impact upon the demand for housing. Often these special groups
"compete" for the same housing due to the lack of affordable housing. Identifying special needs groups is
necessary to fully assess San Juan Capistrano's housing needs and to meet Housing Element requirements. The
special needs groups analyzed include the elderly, people with disabilities, single parents, migrant/farm workers,
homeless, large households, and students. Many of these people overlap, for example many migrant and/or farm
workers are homeless and many elderly people have a disability of some type. The majority of these special needs
groups would be assisted by an increase in affordable housing.
Elderly
The limited income of many elderly persons often makes it difficult for them to find affordable housing. The elderly
often spend a higher percentage of their income for food, housing, medical care, and personal care than non -
elderly families. Many single elderly persons need some form of housing assistance.
Table 4 shows that San Juan Capistrano has a higher percentage (16%) of elderly people (65 years and older) than
the County (12%) and other south Orange County Cities.
Table 4
San Juan Capistrano Housing Element 16
Moderate/
Extremely
Very Low
Above Moderate
Low Income
Income
Low Income (51-
Income
(0-30%)
(31-50%)
80%)
(81%+)
Total
11.3%
San Juan Capistrano
11.4%
(1305
(1,
15.8%
61.5%
100.0%
`
(1,310 HHS)
5)
(1,815 HHS)
(7,080 HHS)
(11,510 HHS)
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2005-2009.
HHS: Households
Special Needs Groups
The following special needs groups have an impact upon the demand for housing. Often these special groups
"compete" for the same housing due to the lack of affordable housing. Identifying special needs groups is
necessary to fully assess San Juan Capistrano's housing needs and to meet Housing Element requirements. The
special needs groups analyzed include the elderly, people with disabilities, single parents, migrant/farm workers,
homeless, large households, and students. Many of these people overlap, for example many migrant and/or farm
workers are homeless and many elderly people have a disability of some type. The majority of these special needs
groups would be assisted by an increase in affordable housing.
Elderly
The limited income of many elderly persons often makes it difficult for them to find affordable housing. The elderly
often spend a higher percentage of their income for food, housing, medical care, and personal care than non -
elderly families. Many single elderly persons need some form of housing assistance.
Table 4 shows that San Juan Capistrano has a higher percentage (16%) of elderly people (65 years and older) than
the County (12%) and other south Orange County Cities.
Table 4
San Juan Capistrano Housing Element 16
Persons Age 65 Years and Over
South Orange County Cities and Orange County, 2010
In 2010, householders over the age of 65 years in San Juan Capistrano tended to have lower incomes than those
living in Orange County. As shown in Figure 7, San Juan Capistrano has a slightly higher percentage of elder persons
with a household income over $150,000 (10.4%) than the County (10.2%). Likewise, it has a smaller percentage of
elderly with household incomes less than $30,000 (24.3%) than the County (32.3%).
It also is worth noting that almost all of the elderly in both the City and the County have incomes above the
poverty level. In 2010, one percent of the County and 1.4 percent of the City elderly population (65 years and over)
lived below the poverty level.
Figure 8 shows that vast majority of householders age 65 years and older own their homes in both San Juan
Capistrano and Orange County. More than eight out of ten (80%) San Juan Capistrano elderly residents live in
owner -occupied units. Elderly homeownership rates are slightly less for the County (77%).
San Juan Capistrano Housing Element 17
Jurisdiction
Age g5+
Percent 65+
Dana Point
5,670
17.0
Laguna Hills
3,884
12.8 j
Laguna Niguel
8,187
13.0 1
Rancho Santa Margarita
3.728
5-7
San Clemente
8,385
13.2
San Juan Capistrano
5,397
15.6
Orange County
363,634
11.9 l
Source: Census 2010.
In 2010, householders over the age of 65 years in San Juan Capistrano tended to have lower incomes than those
living in Orange County. As shown in Figure 7, San Juan Capistrano has a slightly higher percentage of elder persons
with a household income over $150,000 (10.4%) than the County (10.2%). Likewise, it has a smaller percentage of
elderly with household incomes less than $30,000 (24.3%) than the County (32.3%).
It also is worth noting that almost all of the elderly in both the City and the County have incomes above the
poverty level. In 2010, one percent of the County and 1.4 percent of the City elderly population (65 years and over)
lived below the poverty level.
Figure 8 shows that vast majority of householders age 65 years and older own their homes in both San Juan
Capistrano and Orange County. More than eight out of ten (80%) San Juan Capistrano elderly residents live in
owner -occupied units. Elderly homeownership rates are slightly less for the County (77%).
San Juan Capistrano Housing Element 17
Figure 7
Household Income of Householders Age 65 Years and Over
ban Juan Capistrano ana Uranj
25.0% -
■San Juan Capistrano Orange County
1 0r' ..
10.8%
1.0.4%
- -.ate .- --- --
1
nty, 2010 Census
10.7% 11.1%
5.0%4.7% 5.4%5.5% 1
r a a a o a a ti w asp
41 4N
Source: Census 2010.
San Juan Capistrano Housing Element 18
90%
80%
70%
6096
50%
40%
30%
20%
10%
0%
Figure 8
Homeownership Rates for Householders Age 65 Years and Over
San Juan Capistrano and Orange County, 2010
San Juan Capistrano Orange County
Source: Census 2010.
People with Disabilities
According to the U.S. Bureau of the Census, a person is considered to have a disability if he or she has difficulty
performing certain functions (seeing, hearing, talking, walking, climbing stairs, and lifting and carrying), or has
difficulty with certain social roles (e.g., doing school work for children, working at a job and around the house for
adults). A person, who is unable to perform one or more activities, uses an assistive device to get around, or who
needs assistance from another person to perform basic activities is considered to have a severe disability.
Four factors—affordability, design, location, and discrimination—significantly limit the supply of housing available
to households of persons with disabilities. The most obvious housing need for persons with disabilities is housing
that is adapted to their needs. Most single-family homes are inaccessible to people with mobility and sensory
limitations. Housing may not be adaptable to widened doorways and hallways, access ramps, larger bathrooms,
lowered countertops, and other features necessary for accessibility. Location of housing is also an important factor
for many persons with disabilities, as they often rely upon public transportation to travel to necessary services and
shops.
Additionally disabilities can hinder the ability of a person to earn an adequate income to afford housing. According
to the 2010 Census, 5 percent of the civilian non -institutionalized population age 18-65 years and 35.6 percent for
population 65 and over in San Juan Capistrano have a disability. Of those with disabilities between the ages of 16
and 64 in Orange County (civilian non -institutionalized population), 32.7 percent are unemployed. It also reported
that 10.8 percent of persons with disabilities in the County were living below the poverty level.
A subgroup of disabled residents is developmentally disabled. Housing Element law Housing elements must include
an analysis of the special housing needs of the disabled including persons with developmental disabilities.
According to Section 4512 of the Welfare and Institutions Code, a "developmental disability" means a disability
that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely,
and constitutes a substantial disability for that individual which includes mental retardation, cerebral palsy,
epilepsy, and autism. This term also includes disabling conditions found to be closely related to mental retardation
or to require treatment similar to that required for individuals with mental retardation, but does not include other
handicapping conditions that are solely physical in nature.
San Juan Capistrano Housing Element 19
Many developmentally disabled persons can live and work independently within a conventional housing
environment. More severely disabled individuals require a group living environment where supervision is provided.
The most severely affected individuals may require an institutional environment where medical attention and
physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in
supportive housing for the developmentally disabled is the transition from the person's living situation as a child to
an appropriate level of independence as an adult.
The Census does not record developmental disabilities. The California State Council on Developmental Disabilities
estimates that nationwide 1.8 percent of the population meet the federal definition of a developmental disability.
This equates to 623 persons in the City of San Juan Capistrano with developmental disabilities, based on the 2010
Census population.
The State Department of Developmental Services (DDS) currently provides community-based services to
approximately 243,000 persons with developmental disabilities and their families through a statewide system of
21 regional centers, four developmental centers, and two community-based facilities. Regional Center of Orange
County (RCOC) is one of 21 private, nonprofit organizations contracted by the State of California to coordinate
lifelong services and supports for individuals with developmental disabilities and their families.
According information provided by the Regional Center of Orange County at the November 13, 2013 workshop, in
San Juan Capistrano, approximately 165 persons are reported as consumers of the services provided at the local
Regional Center. The largest age groups of San Juan Capistrano residents being served at the Regional
Center are the 0-21 year group (86 clients), 22-29 year group (41 clients), and the 30-39 year group (24
clients). State data also show that 80 percent of San Juan Capistrano clients using the Regional Center live at
home.
Housing advocacy groups report that people with disabilities are often the victims of discrimination in the home
buying market. People with disabilities, whether they work or receive disability income are often perceived to be a
greater financial risk than persons without disabilities with identical income amounts. The Casa De Amma
development in San Juan Capistrano provides apartment -type housing for learning disabled young adults. It
provides vocational, education, and residential opportunities. The development was built in 2003 and contains 27
one -bedroom units (800 square feet) and 4 two-bedroom units (1,200 square feet).
Homeless
Throughout the country and southern California, homelessness has become an increasing issue. Factors
contributing to the rise in homelessness include a lack of housing affordable to low and moderate income persons,
increases in the number of persons whose incomes fall below the poverty level, reductions in public subsidies to
the poor, and the de -institutionalization of the mentally ill.
Due to the transient nature of the homeless, the precise number of homeless individuals in San Juan Capistrano is
difficult to determine. Once every two years, Orange County undertakes an effort to enumerate all of the
sheltered and unsheltered homeless people within the county in a given twenty-four hour period. This effort,
known as the Homeless Point -in -Time Count, is congressionally -mandated for all communities that receive
U.S. Department of Housing and Urban Development (HUD) funding for homeless programs. HUD's requirement
includes a count of both sheltered and unsheltered homeless people, as well as the incidence of certain
subpopulation characteristics among the homeless population. HUD requires that the Count be conducted during
the last ten days in January. The latest Orange County Count was held on January 26, 2013.The 2013 Count
indicated that on any given night in Orange County, almost 4,300 people are homeless. More than 12,700 people
are homeless over the course of a year. Of the 4,251 homeless persons counted in 2013, approximately 40% are
unsheltered and 60% are sheltered, mirroring national averages. In previous years, his proportion was reversed,
with over 60% of homeless people living unsheltered.
San Juan Capistrano Housing Element 20
The Orange County homeless population includes families and individuals representing every race, age group and
community in Orange County. The homeless are often wrongly portrayed as panhandlers asking for money. On the
contrary, the Orange County homeless population consists of working families and individuals. Many live in cars,
parks, under bridges, motels and in homeless shelters trying to maintain their dignity while they struggle to
survive. As a result, most homeless remain hidden.
According to the City's Police Services, approximately 50 homeless and at risk persons reside in San Juan
Capistrano. One homeless or at risk person now being served by the Orange County Partnership identified San
Juan Capistrano as their last known address. Although the number of homeless does not appear to very high, the
City remains committed to addressing the needs of its homeless population.
In 2007, the state enacted S13 2, which amends State Housing Element Law and requires local jurisdictions to
strengthen provisions for addressing the housing needs of the homeless, including the identification a zone or
zones where emergency shelters are allowed as a permitted use without a conditional use permit. The City
amended the zoning code to permit emergency shelters without a discretionary review in Public and Institutional
zones.
Single Parents (Female -Headed Households)
Single parents with dependent children represent another important group with special housing needs. Single -
parent households often require special consideration and assistance because they tend to have lower incomes
and a greater need for day care, health care, and related facilities. Table 5 shows that in 2010, San Juan Capistrano
had 2,376 single parent households. Of these, the majority (51.6 percent) were male -headed households. Almost
thirty-seven percent of female -headed households in San Juan Capistrano lived below the poverty level, compared
to about thirty-two percent Countywide.
Table 5
Single Parent Households
San Juan Capistrano and Orange County, 2010
Source: Census 2010.
Migrant and/or Farm Workers
Due to the high cost of housing and low wages, a significant number of migrant and/or farm workers have difficulty
finding affordable, safe and sanitary housing. The housing needs of farm workers are frequently overlooked due to
the migratory nature of farm labor. Thus, farm workers are given low priority when addressing housing needs, and
often receive the least hospitable housing. Table 6 shows that in 2010 approximately 126 San Juan Capistrano
residents were employed in agriculture, forestry, fishing, or mining, accounting for less than 1 percent of total
employment among the City's residents. Agriculture does not play a significant role in the City; therefore, the
migrant and/or farm worker housing need can be met through general affordable housing programs.
San Juan Capistrano Housing Element 21
%of
%of
Below Poverty
Total
Single-
Total
Female Single-
Single
_.
Female %of Female 1
Family
Parent
Family
Parent
Parent
Single- Single -Parent
HHs
HHS
HHs
HHs
HHs
Parent HHs _HHs
San Juan Capistrano 8,603
2,376
27.6%
1150
48.4%
420 36.5%
Orange County 721,846
177,230
24.6%
125,348
70.7%
39,848 31.8%
Migrant and/or Farm Workers
Due to the high cost of housing and low wages, a significant number of migrant and/or farm workers have difficulty
finding affordable, safe and sanitary housing. The housing needs of farm workers are frequently overlooked due to
the migratory nature of farm labor. Thus, farm workers are given low priority when addressing housing needs, and
often receive the least hospitable housing. Table 6 shows that in 2010 approximately 126 San Juan Capistrano
residents were employed in agriculture, forestry, fishing, or mining, accounting for less than 1 percent of total
employment among the City's residents. Agriculture does not play a significant role in the City; therefore, the
migrant and/or farm worker housing need can be met through general affordable housing programs.
San Juan Capistrano Housing Element 21
Table 6
Agricultural Workers
South Orange County Cities and Orange County, 2010
Jurisdiction
Agriculture,
Forestry, Fishing
Hunting, and
Mining
Percent of
Total Civilian
Employment (16
Years +)
Dana Point city
55
0.31
Laguna Hills city
0
0.0
Laguna Niguel city
198
0.62
Rancho Santa Margarita city
100
0.41
San Clemente city
0
0.0
San Juan Capistrano city
126
6,929
0.83
0.49
Orange County
source: census tuiu.
Large Households
In general, large households (with five or more members) are identified as a group with special housing needs
based on the limited availability of adequately sized, affordable housing units. Large households are often of lower
income, frequently resulting in the overcrowding of smaller dwelling units and in time, accelerating unit
deterioration.
Table 7 compares the number of large households in San Juan Capistrano to that in the County as a whole. In 2010,
17.4 percent of households in the City consisted of five or more persons, compared to 15.2 percent Countywide.
Table 7
Large Households
San Juan Capistrano and Orange County, 2010
-- Persons In Household
Total Large
Five Six Seven + HHs Total HHs
j San Juan Capistrano 896 513 545 1,954 11,207
Percent of Total 8% 4.6% 4.9% 17.4%100%
150,311
Orange County 79,157 37,119 34,035 988,354
Percent of Total 8% 3.8% 3.4% 15.2 100%
Source: 2010 Census.
Figure 9 shows that homeownership rates for large households were lower in both San Juan Capistrano and
Orange County. In the City, 10 percent of large households owned their own home, compared to 65.5 percent of
households with fewer than five persons. Countywide, 8.3 percent of large households owned their own home,
compared to 51 percent of households with fewer than five persons.
San Juan Capistrano Housing Element 22
Figure 9
Homeownership Rates for Large Households
San Juan Capistrano and Orange County
76.0%
60.095 {..... - - . _ ....
f 51.096
50.0% -
40.0% .._. ------- ---- ---------
30.0% _.
20.0% - --- -
10.0% --
as San Juan Capistrano
n Orange County
10.0%
0.096 i I,
1 to 4 Persons/Unit 5 or More Persons/Unit
Source: Census 2010.
Students
The need for student housing is another significant factor affecting housing demand. Although students may
produce only a temporary housing need, the impact upon housing demand is critical in areas that surround
universities and colleges. Typically, students are low income, and are therefore affected by a lack of affordable
housing, especially within easy commuting distance from campus. They often seek shared housing situations to
decrease expenses, and can be assisted through roommate referral services offered on and off campus. The lack of
affordable housing also influences choices students make after graduation, often with a detrimental effect upon
the region's economy. College. graduates provide a specialized pool of skilled labor that is vital to the economy;
however the lack of affordable housing often leads to their departure from the region.
Figure 10 shows that in 2010, approximately 5.6 percent of the City's residents were enrolled in college, a lower
percent than the County as a whole (21.9 percent). Almost 80 percent of the population over 25 years has a high
school diploma or higher and just over 33 percent have a bachelor's degree or higher. The City does not have any
colleges or universities, thus, there is no need for student designated housing. The Little Hollywood Program offers
assistance to students who are working part-time and going to school part-time.
San Juan Capistrano Housing Element 23
Figure 10
Percent of Residents Enrolled in College or Graduate School
San Juan Capistrano and Orange County, 2010
25.0%
20.0%
15.0%-------
10.0%
---- __ ..
10.0%
5.01/6
0.0'/0
Source: Census 2010.
Employment Characteristics
San Juan Capistrano
1
21.9%
Orange County
To achieve a better balance between jobs and housing, it is important to consider the employment characteristics
of a region. In both the County and the City, employment growth did not keep up with population growth.
Between 2000 and 2010, Orange County's employment grew by 6.6 percent. During this same time period, the
County's population grew by 5.8 percent. San Juan Capistrano's employment grew by 2 percent between 2000 and
2010, while its population grew by 2.3 percent.
As shown in Table 8, the employment growth between 2000 and 2010 for the selected south Orange County cities
range from zero percent (Laguna Niguel) to 19 percent (San Clemente).
Table 8
Employment
South Orange County Cities and Orange County, 2000 and 2010
2000 2010 2000-2010 Percent Change
Dana Point
18,900
17,495
7.4
Laguna Hills
15,057
15,014
0.3
Laguna Niguel
31,814
31,798
0.0
Rancho Santa Margarita
24,812
24,659
0.6
San Clemente
24,654
29,377
19.1
San Juan Capistrano
14,815
15,126
2.1
Orange County _
1,338,838
1,427,461
6.6
Source: 2000 Census and Census 2010.
San Juan Capistrano Housing Element 24
Table 9 shows that between 2008 and 2030, San Juan Capistrano is projected to gain approximately 100 new
employment opportunities, an increase of 0.6 percent, significantly less than the County as a whole (87.2%).
Table 9
Projected Change in Total Employment
South Orange County Cities and Orange County, 2010 — 2030
Jurisdiction
Total Employment
Number
Change
Percent
Change
{
200
2008 2020
2030
2008-2030
8-2030
Dana Point
13,600
13,500
13,700
100
0.7
Laguna Hills
19,900
20,400
20,500
600
3.0
Laguna Niguel
20,000
20,104
21,000
1,000
5.0
Rancho Santa Margarita
17,700
16,300
16,600
1,100
6.2
San Clemente
25,600
26,300
26,600
1,000
3.9
San Juan Capistrano
15,700
15,700
15,800
100
0.6
Orange County
664,000
939,000
1,243,000
_ 570,000
87.2
Source: SCAG. 2012 RTP Growth Forecast: City Projections.
Figure 11 shows employment by industry from the Census 2010. The Professional, Science, Management,
Administration, and Waste Management Services and the Education, Health, and Social Science industries employ
the largest portion of workers in San Juan Capistrano with over 15 percent each. The arts, entertainment,
accommodations, and food industry is the third largest industry sector with almost 13 percent. The Education,
Health, and Social Science industry employs the largest portion of employees in Orange County with 18.5 percent.
San Juan Capistrano Housing Element 25
20.0%
18.0'06
16.0%
14.0%
12.0%
10.0•%
8.0%
6.0%
4.0%
2.0%
0.0%
Figure 11
Employment by Industry
San Juan Capistrano and Orange Co
2010
_...- 18.7%.......... 18:5%----
! San Juan Capistrano ■ Orange County
d—L"
13.5%_ _._..........11.046..- __._.-_..,...•--.
-•--...g.9$6.........
�.. ....... _ ..... 7.7% _
Source: Census 2010.
HOUSING SUPPLY CHARACTERISTICS
9% � 3.4%
7.2%
5.6%
1.
3.2%
2007
15,940
2012
15,949
Percent Change
2000-2007
0.0
Dana Point
Laguna Hills
11,153
11,049
W
•
p
C
2.2
V
a!
17,260
y pQ
San Clemente
ai t
26,017
3.5 R
Y c
a
11,982
1.7
CF
1,024,692 1,052,361 2.
of Finance, E -S Population and Housing Estimates for
Source: Census 2010.
HOUSING SUPPLY CHARACTERISTICS
9% � 3.4%
7.2%
5.6%
1.
3.2%
According to the California Department of Finance, the City of San Juan Capistrano has a housing stock of
approximately 11,982. As shown in Table 10, it has the second lowest number of housing units of the south Orange
County cities. The City's housing stock increased by 202 units since 2007, almost a two percent increase.
Countywide the number of housing units increased by almost three percent from 2007 to 2012.
Table 10
Total Housing Units
South Orange County Cities and Orange County, 2007 and 2012
Jurisdiction
2007
15,940
2012
15,949
Percent Change
2000-2007
0.0
Dana Point
Laguna Hills
11,153
11,049
W
Laguna Niguel
ro
25,374
2.2
c
z
17,260
y pQ
San Clemente
26,948
26,017
3.5 R
'2:
a
11,982
1.7
CF
1,024,692 1,052,361 2.
of Finance, E -S Population and Housing Estimates for
Source: State of California, Department
Cities, Counties, and the State. May
2007 and May 2012.
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According to the California Department of Finance, the City of San Juan Capistrano has a housing stock of
approximately 11,982. As shown in Table 10, it has the second lowest number of housing units of the south Orange
County cities. The City's housing stock increased by 202 units since 2007, almost a two percent increase.
Countywide the number of housing units increased by almost three percent from 2007 to 2012.
Table 10
Total Housing Units
South Orange County Cities and Orange County, 2007 and 2012
Jurisdiction
2007
15,940
2012
15,949
Percent Change
2000-2007
0.0
Dana Point
Laguna Hills
11,153
11,049
0.9
Laguna Niguel
24,831
25,374
2.2
Rancho Santa Margarita
16,793
17,260
2.8
San Clemente
26,948
26,017
3.5 R
San Juan Capistrano
11,780
11,982
1.7
Orange County C
1,024,692 1,052,361 2.
of Finance, E -S Population and Housing Estimates for
Source: State of California, Department
Cities, Counties, and the State. May
2007 and May 2012.
San Juan Capistrano Housing Element 26
Projected Housing Units
SCAG and the California Department of Finance do not project the number of housing units for the future.
However, SCAG does project the number of households (occupied housing units). Table 11 shows that between the
years 2008 and 2020, San Juan Capistrano will gain approximately 1,000 housing units, an increase of almost 9
percent. During this same time period, Orange County is expected to see a 6 percent increase in number of
households. The increase in housing units is expected to slow between 2020 and 2035.
Table 11
Projected Housing Units
San Juan Capistrano and Orange County, 2008 — 2035
Percent Percent
Change Change
Jurisdiction 2008 2020 2035
2008-2020 2020.2035
San Juan Capistrano 11.300 , 12,300 12,300 8.8 0.0
Orange County 987,000 1,049,000 1,125,000 6.3 7.2
Source: Number of Households: SCAG. 2010 RTP Growth Forecast: City Projections.
As shown Figure 12, the majority of the housing units in the City and the County are detached single family homes.
Twenty-one percent of the City's units are single family attached, 12.8 percent are multi -family units, and 12.4
percent are mobile homes. The County has a larger percentage of multi -family units with 32.8 percent and it has a
smaller percentage of mobile homes with 2.9 percent.
Figure 12
Type of Housing Units
San Juan Capistrano and Orange County
60.0% 53,9% -
51.9%
50.0%
40.0%
30.0%
20.0%
10.0%
■ San Juan Capistrano n Orange County
20.9%
24.0%
12.4% 12.4%
8.8% 7.9%
4.9%
.9%
0.0%
Single Family Single Family Multi -Family 2- Multi -Family 5+ Mobile Home
Detached Attached 4 Units Units Units
Source: 2010 Census
San Juan Capistrano Housing Element 27
Housing Age
The age of a jurisdiction's housing stock is an important characteristic because it is often an indicator of housing
condition and indicative of potential rehabilitation needs. Many federal and state programs use age of housing as
one factor to determine housing needs and the availability of funds for housing and/or community development.
Figure 13 shows that a very large portion of the housing stock in San Juan Capistrano is relatively new.
Approximately 96 percent of the City's housing units were built after 1960. The growth after 1960 corresponds
with the incorporation of the City in 1961. However, the City's very special history includes structures that date
back to the days of the early Spanish and missionary settlers.
60.0%
50.0%
40.0% --
30.0%
20.0%
10.0%
0.0.0/0
Figure 13
Year Housing Built
San Juan Capistrano and Oran¢e Countv. 2010
52.5% 0 San Juan Capistrano rt Orange County
1.0% 2.7% 3.0%
-- -1 ..'
1939 or
earlier
Source: Census 2010.
Housing Condition
14.3%
11.3% 9.7% 9.1%
1940 to 1960 to 1980 to 1990 to 2000 or
1959 1979 1989 1999 later
Housing condition often is defined based on whether or not a unit is substandard. Substandard housing units
include those in need of repair and those in need of replacement. Two types of data that could be used to indicate
substandard housing are the number of units lacking plumbing facilities and the percentage of units built before
1940 (although these do not always indicate substandard conditions). The primary source of information about the
number of substandard units within a jurisdiction is the United States Census.
Plumbing Facilities
San Juan Capistrano did not have a significant amount of substandard housing when considering such factors as
available plumbing facilities and housing age. At the time of the 2010 Census, 100% of units maintained complete
plumbing facilities.
San Juan Capistrano Housing Element 28
Pre -1940 Housing
Units may be considered substandard by the U.S. Department of Housing and Urban Development (HUD) if they
were built before 1940 and have a value less than $35,000. Only one percent of the housing stock in San Juan
Capistrano was built before 1940 according to the 2010 Census, which is approximately 1.7 percent less than in the
County. Again, some of the very old housing units in the City are historic resources which were not included in this
part of the analysis.
Substandard Housing
Of course, the information presented above only can give indirect indication of housing conditions. Based upon a
combination of previous "windshield surveys", observations and experiences of the code enforcement and
planning staff, and indicators from the redevelopment blight surveys, the City has estimated that approximately
20-30 units would fall into this category, although most, if not all, meet minimum housing and building code
requirements. These units are scattered in the older more urbanized portions of the City. The substandard units do
not appear to be concentrated in any one particular neighborhood but do occur more often in the lower-income
areas. Due to the nature of the housing stock and relatively low number and degree of deterioration, the City does
not anticipate any units needing replacement. There are no capital projects that would cause the removal of units
in the current CIP.
Housing Tenure
Tenure is an important market characteristic because it is directly related to housing types and turnover rates.
Figure 14 shows that in 2010, almost eight out ten households in San Juan Capistrano owned their homes,
compared to 59.2 percent in the County as a whole.
100.0%
90.0%
80.0%
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
Source: Census 2010.
Affordable Housing
Figure 14
Housing Tenure
San Juan Capistrano and Orange County, 2010
San Juan Capistrano Orange Countv
ter occupied
ner occupied
The Orange County Housing Authority administers the Housing Choice Voucher Program (formerly the Section 8
Rental Assistance Program) that extends rental subsidies to very low-income households. The subsidy represents
the difference between the excess of 30 percent of the recipient's monthly income and the federally approved fair
market rents. As of October 2013, the Orange County Housing Authority was assisting 68 households through the
Housing Choice Voucher Program.
San Juan Capistrano Housing Element 29
There are also several affordable housing developments in the City of San Juan Capistrano. Table 12 lists those
projects.
Table 12
Affordable Housing Projects
Citv of San Juan Canistranr,. 7ni 3
Name
Very
Low-
Low
Mod
erste
Tota!
Exp.
Length of Affordability
Villa Paloma Senior Apartments
31
37
16
84
12/14/2055
55 years from 12/14/00
Casa de Amma Assisted Living
4
7
0
11
03/04/2036
33 years from 3/4/03
Little Hollywood Rentals*
20
4
0
24
08/16/2060
55 years from 8/16/05
Seasons Senior Apts. Phase 1
18
74
0
92
2053-2054
57 years from Certificate of
Completion date
Seasons Senior Apts. Phase II
28
10
0
38
09/01/2066
57 years from Certificate of
Completion date
Habitat for Humanity
18
9
0
27
09/19/2066
60 years from Certificate of
Occupancy
Capistrano Valley Mobile Estates
0
1
0
1
09/04/2022
10 years from 09/04/2012
Total Units Provided Through
-2013:
119
142
16
277
* City -owned
Source: City of San Juan Capistrano.
Assisted Housing Units at Risk of Converting to Market Rate Rents
Housing Element law requires jurisdictions to provide an analysis and program for preserving affordability of
assisted housing developments for the next ten years (2014-2024). San Juan Capistrano has only one assisted unit
with an expiring affordability covenant during that time frame (1 mobile home unit at Capistrano Valley Mobile
Estates). The unit is not considered at risk as it is subsidized by the City and the City anticipates funding to be
available from the Housing In -Lieu Fee program to extend the affordability of the single unit past the 2024
timeframe.
MARKET INDICATORS
Housing Costs
Housing costs are indicative of housing accessibility to all economic segments of the community. Typically, if
housing supply exceeds housing demand, housing costs will fall. If housing demand exceeds housing supply,
housing costs will rise.
The price of housing is influenced by a number of supply and demand factors: availability of developable land, cost
of labor and materials, real estate speculation, governmental land use restrictions (zoning, development
standards, and fees), environmental hazards/constraints, financing and mortgage interest rates, tax policy,
community desirability, availability of infrastructure and public services, employment, and so forth. Because of the
complex interplay of these factors, the concept that increasing the supply of land through density increases alone
will improve affordability is an overly simplistic one.
San Juan Capistrano Housing Element 30
Renter Costs
In San Juan Capistrano rents for three bedroom units were averaging about $2,088 per month based on the
University of Southern California 2012 Multifamily Market Report. Table 13 details the average rents found in the
south Orange County region.
Table 13
Cost of Rental Housing
Gan Juan ranictrann. 2012
Bedroom Size
One
Two
Three
Average Rent
$1,421
$1,702
$2,088
Source: University of Southern California 2012 Multifamily Market
In most recent available survey for the South Orange County region rents for three bedroom units were averaging
about $2,088 per month based on the University of Southern California 2012 Multifamily Market Report.
Owner Costs
In 2010, the estimated median housing value for owner -occupied homes in San Juan Capistrano was $550,200
which was higher than the County's ($522,500). Figure 15 shows that the majority of homes (76.7%) were valued
at $300,000 and above in the Census 2010. Just under twenty percent of homes were valued at $200,000 or less.
Figure 15
Owner -Occupied Housing Value
San Juan Capistrano and Orange County, 2010
35% _ _........................ ........... .--------------- .................
■ San Juan Capistrano . Orange County
300/ -- •-------.--- _ ..................
25% ..----------------------•---------------------- .... ...... -_-...........
2
20% ------------------------------------- .........................
15% 13.5%14.8% 91
.8% 15'7
15% ..---------
10% ----------------_-..-------- ........ $-8..
3.9% 3,6%3.7% 4.4%
2%
0.79'0
0% 6.55
30.3%
Less than $150K to $2001(to $2501(to $3001(to $400K to $5001(to $7501(to $1 million
$150K $199K $249K $299K $399K $499K $749K $999K +
Source: Census 2010.
Table 14 shows the median housing (single family and condos) price sold in 2012 for the south Orange County
Cities and the County as a whole. San Juan Capistrano falls into the middle of the range with $458,000, $19,000
higher than the County's median cost of $439,000. Based upon Retail Sales Data from DataQuick Real Estate
San Juan Capistrano Housing Element 31
Reports, the average sales price for single family residences was $513,000 and condos were priced at an average of
$419,000.
Table 14
Median Cost of Resale Homes
South Ora nee County Cities and Ornnaa rn,inh, 7ni7
Jurisdiction
Median Cast
Dana Point
$561,750
Laguna Hills
$436,000
Laguna Niguel
$510,000
Rancho Santa Margarita
$355,000
San Clemente
$607,500
San Juan Capistrano
$458,000
Orange County
$439,000
Source: Data Quick Information Services. Sales single-family
homes and condos.2012
Affordability
Any analysis of the local housing market must consider the so-called affordability gap; that is, the existing cost of
housing in comparison to what households could afford based upon state and federal income limits by income
category (very low, low, and moderate). The definitions of income categories and affordable housing payments are
established by law as standard measurements of affordability and do not reflect the private market operations and
industry practices (e.g., debt -to -income ratios) or consumer preference.
Affordability is determined by comparing the cost of housing to the income of local households. If costs are high
relative to income, housing problems such as overcrowding and cost burden are more likely to occur. Orange
County's high costs of housing impact communities far beyond the affordability problem. The lack of affordable
housing contributes to cost burden, overcrowding, and even homelessness. In assessing housing affordability, the
California Health and Safety Code Section 50052.5 provides the following definition of affordable housing cost
based on the area median income level (AMI) adjusted by family size and income level:
Extremely Low (0-30% AMI)
Very Low (0-50% AMI)
Lower (51-80% AMI)
Moderate Income (81-120% AMI)
Calculation of Calculation of
Affordable Housing Affordable Housing
Cost for Owner Cost for Renters
30% of 30% AMI
30% of 50% AMI
30% of 70% AMI
35% of 110% AMI
30% of 30% AMI
30% of 50% AMI
30% of 60% AMI
30% of 110% AMI
As defined by the Health and Safety Code, "adjusted by family size appropriate to the unit" means a household of
one person in the case of a studio unit, two persons in the case of a one -bedroom unit, three persons in the case of
a two-bedroom unit, four persons in the case of a three-bedroom unit, and five persons in the case of a four -
San Juan Capistrano Housing Element 32
bedroom unit. Using these updated affordability thresholds, current housing affordability can be estimated for the
various income groups (Table 15).
Table 15
Housing Affordability
Income Group and Household Type
Maximum Affordable Price
Home Purchase Rental Rate
Extremely Low (0-30% MR)
One Person (Studio)
$73,951
$398
Two Person (1 bedroom)
$88,876
$462
Three Person (2 bedrooms)
$89,748
$476
Four Person (3 bedrooms)
$97,690
$515
Five Person (4 bedrooms)
$96,759
$516
Very Low (30-50% MR)
One Person (Studio)
$135,277
$696
Two Person (1 bedroom)
$160,151
$803
Three Person (2 bedrooms)
$169,751
$859
Four Person (3 bedrooms)
$186,479
$941
Five Person (4 bedrooms)
$193,461
$976
Lower (50-80% MR)
One Person (Studio)
$197,184
$997
Two Person (1 bedroom)
$219,789
$1,109
Three Person (2 bedrooms)
$239,280
$1,218
Four Person (3 bedrooms)
$257,812
$1,318
Five Person (4 bedrooms)
$277,362
$1,412
Moderate Income (81-120% MR)
One Person (Studio)
$320,098
$1,507
Two Person (1 bedroom)
$383,940
$1,742
Three Person (2 bedrooms)
$425,997
$1,954
Four Person (3 bedrooms)
$454,928
$2,135
Five Person (4 bedrooms)
$486,154
$2,295
Source: CA Housing and Community Development Department, 2012; MIG, Inc., ZU13
Notations:
1.Small Family = 3 persons; Large Families = 5 persons
2. Property taxes and insurance based on averages for the region
3.Calculation of affordable home sales prices based on a down payment of 10%, annual interest rate
of 4%, 30 -year mortgage, and monthly payment 30% of gross household income
4. Based on Orange County MFI $85,300 and 2012 HCD State Income Limits
5. Maximum affordable price also takes into consideration the cost of utilities, taxes, and insurance.
Calculation of Affordable Housing Cost Owner Rental
Extremely Low (0-30% AMI) 30% of 30% AMI 30% of 30% AMI
Very Low (0-50% AMI) 30% of 50% AMI 30% of 50% AMI
Lower (51-80% AMI) 30% of 70% AMI 30% of 60% AMI
Moderate Income (81-120% AMI) 35% of 110% AMI 30% of 110%AMI
San Juan Capistrano Housing Element 33
Based upon the affordability thresholds above, rental units in San Juan Capistrano are may only be "affordable" to
the households at the very top of the income range for low-income households and most of the moderate -income
households. For -sale units are not "affordable" to any income category other than those households with levels
substantially above moderate -income. Thus, households must substantially overpay (pay greater than 30% of their
income for housing and in many cases more than 100% of their income).
Some of the least affordable housing is often found in highly -urbanized, densely -populated areas because other
demand-side factors (e.g., location, services, economy) counteract the supply-side advantages that density brings.
The degree to which these other factors influence the price of housing will vary from community to community.
Until recently, the run-up in the real estate market in Orange County illustrated the complexity of the effects of
supply and demand on housing costs.
Vacancy Rates
Vacancy rates are an important housing indicator because they show the degree of choice available. High vacancy
rates usually indicate low demand and/or high supply conditions in the housing market. Too high a vacancy rate
can be difficult for owners trying to sell or rent. Low vacancy rates usually indicate high demand and/or low supply
conditions in the housing market. Too low a vacancy rate can force prices up making it more difficult for low and
moderate income households to find housing. Vacancies between two to three percent are usually considered
healthy for single family housing; and five to six percent for multi -family housing. However, vacancy rates are not
the sole indicator of market conditions. They must be viewed in the context of all the characteristics of the local
and regional market.
The California Department of Finance estimates vacancy rates as part of the housing and population estimate
program. As shown in Table 16, San Juan Capistrano's vacancy rate is about 4.6%, which is slightly lower than the
County's.
Table 16
Vacancy Rates (by Percent)
South Orange County Cities and Orange County, 2007
Jurisdiction
2007
2010
2012
Dana Point
7.80
11.02
11.02
Laguna Hills
3.10
5.04
5.22
Laguna Niguel
2.80
4.27
4.26
Rancho Santa Margarita
1.59
3.45
3.45
San Clemente 6.10 7.93 7.93
San Juan Capistrano 3.45 4.57 4.57
lOrange County 3.53 5.35 5.42
Source: State of California, Department of Finance, Census 2010, and City/County E -S
Housing Estimates January 2012.
Overcrowding
The combination of low incomes and high housing costs has forced many households to live in overcrowded
housing conditions. According to both California and federal standards, a housing unit is considered overcrowded if
it is occupied by more than one person per room (excluding kitchens, bathrooms, and halls). Occupancy by more
than 1.5 persons per room constitutes "severe" overcrowding. Overcrowding can indicate that a community does
not have an adequate supply of affordable housing and/or housing units, especially for large families.
San Juan Capistrano Housing Element 34
In 2010, the Census estimated that 916 housing units in San Juan Capistrano were overcrowded based on the 1.01
or more occupants per room threshold. San Juan Capistrano had the largest percentage of overcrowded housing
units (8.1%) of the six south Orange County Cities. However, it was still less than the County (9.7%).
Table 17
Overcrowded Housing Units
South Orange County Cities and Orange County, 2000
Jurisdiction Occupied Overcrowded(More than Percent
Housing Units 1.01 occupant per room) Overcrowded
Dana Point
14,297
340
2.3
Laguna Hills
10,850
455
4.2
Laguna Niguel
24,113
756
3.1
Rancho Santa Margarita
16,339
704
4.3
San Clemente
23,700
778
3.3
San Juan Capistrano
11,207
916
8.1
Source: Census 2010.
Overcrowded units in San Juan Capistrano are evenly split between renters and homeowners, with 50 percent
each. The majority of overcrowded units in Orange County, on the other hand, are renter -occupied households.
100.0%
90.0%
80.0%
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
Figure 16
Tenure of Overcrowded Housing Units
San Juan Capistrano and Orange County, 2000
San Juan Capistrano
Ia Ownership
Source: Census 2010.
Orange County
F -i Renter
San Juan Capistrano Housing Element 35
Overpayment
State and federal standards specify that households spending more than 30 percent of gross annual income on
housing experience a housing cost burden. Housing cost burdens occur when housing costs increase faster than
household income. When a household spends more than 30 percent of its income on housing costs, it has less
disposable income for other necessities such as health care. In the event of unexpected circumstances such as loss
of employment and health problems, lower-income households with a burdensome housing cost are more likely to
become homeless. Homeowners with a housing cost burden have the option of selling the homes and become
renters. Renters, on the other hand, are vulnerable and subject to constant changes in the housing market.
Table 18 demonstrates the extent of cost burden (overpaying for housing costs) by household type (elderly
households, large households, all households), and income. In summary, lower income households regardless of
tenure were disproportionately experiencing cost burden. Low income elderly renter households and low income
large owner households had the highest levels of cost burden.
Table 18
Households Experiencing Cost Burden
Household Type
Renter -Occupied Households
Extremely
Low Income
(0-30%)
Very Low
Income (31-
50%)
Moderate/
Low Income Above Moderate
(51-80%) (81%+)
All Income
Categories
Elderly (62+ years)
93%
90%
100%
31%
78%
Large Families (5+ persons)
89%
64%
62%,
0%
53%
Total Renters
Owner -Occupied Households
73%
71%
70%
19%
53%
Elderly (62+ years)
81%
63%
44%
20%
44%
Large Families (5+ persons)
100%
100%
84%
45%
62%
Total Owners
85%
75%
62%
64%
35%
33%
47%
48%
Total Households 81% 74%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2005-2009.
Estimates of Current Housing Need
CHAS data, developed by the Census for HUD, provides detailed information on housing needs (e.g., housing cost
burden) by income level for different types of households in San Juan Capistrano. Table 19 shows the percentage
of households who experience cost burden and other "housing problems". For the CHAS data, HUD defines
housing problems to include:
■ Units with physical defects (lacking complete kitchen or bathroom)
Households living in overcrowded conditions (housing units with more than one person per room)
Households experiencing housing cost burden, including utilities, exceeding 30 percent of gross income
Households experiencing severe housing cost burden, including utilities, exceeding 50 percent of gross
income
Specific households in San Juan Capistrano had disproportionate housing needs. In general, renter -households had
a higher level of housing problems (61 percent) compared to owner households (48 percent). Among elderly
San Juan Capistrano Housing Element 36
renter -households in the City, 78 percent experienced one or more housing problems compared to 44 percent of
elderly owner households. Most large renter families (81%) experienced one or more housing problems, the
highest rate among all other groups.
Table 19
Hnucinp assistance Needs of Lower Income Households, 2009
Household by Type, Income &
HousingProblem
Elder!
Renters
mall Large
[Families Families
Total
Renters
Elqq!!y
Owners
Small Large
Families Families
Total
Owners
Total
HHs
Extremely Low -Income (0-300/6
MFI)
145
60
135
445
545
205
35
865
1,310
with any housing problems
93%
100%
89%
80%
83%
88%
100%
86%
84%
with cost burden > 30%
93%
42%
89%
73%
81%
88%
100%
85%
81%
with cost burden > 50%
86%
42%
89%
71 %
72%
88%
100%
75%
73%
Very Low -Income (31-50%
NIFI)
99
215
110
450
435
170
130
855
1,305
with any housing problems
90%
58%
86%
76%
63%
91%
100%
75%
75%
with cost burden > 30%
90%
58%
64%
71%
63%
91%
100%
75%
74%
with cost burden > 50%
66%
53%
0%
47%
29%
88%
88%
56%
52%
Low -Income 51-80% MFI
20
185
130
435
515
540
225
1,380
1,815
with an housingproblems
100%
76%
92%
79%
45%
70%
89%
64%
67%
with cost burden > 30%
100%
76%
62%
70%
44%
69%
84%
62%
64%
with cost burden > 50%
0%
11%
0%
7%
19%
60%
49%
42%
33%
Moderate-Income81%+MFI
80
335
130
745
1,205
3,720
685
6,335
7,080
with any housing problems
31%
36%
58%
30%
20%
38%
53%
36%
35%
with cost burden > 30%
36%
0%
19%
20%
37%
45%
35%
33%
-31%
with cost burden > 50%
0%
10%
0%
5%
5%
9%
13%
9%
8%
Total Households
344
795
505
2,075
2,700
4,635
1,075
-9,435
11,510
with any housing problems
78%
56%
81%
61%
44%
46%
67%
48%
50%
with cost burden > 30%
78%
52%
53%
53%
44%
45%
62%
47%
48%
with cost burden > 50%
55%
25%
24%
28%
25%
21%
33%
24%
25%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2005-2009.
Notes: HUD CHAS (Comprehensive Housing Affordability Strategy) data is based on tabulations from the American
Community Survey (ACS) and has a smaller sample size than the Decennial Census. Due to the smaller sample size, the
data presented may have significant margins of error, particularly for smaller geographies. The intent of the data is to
show general proportions of household need, not exact numbers.
Projected Housing Need
California General Plan law requires each city and county to have land zoned to accommodate its fair share of the
regional housing need. This share for the SCAG region is known as the Regional Housing Needs Allocation, or
RHNA. HCD determined that the projected housing need for the Southern California region (including the counties
of Los Angeles, Orange, Riverside, San Bernardino, Ventura, and Imperial) is 412,721 new housing units for the
2014-2021 planning period. SCAG allocated this projected growth to the various cities and unincorporated county
areas within the SCAG region, creating the RHNA. The RHNA is divided into four categories: very low, low,
moderate, and above moderate income. As determined by SCAG, the City of San Juan Capistrano's fair share
allocation is 638 new housing units during this planning cycle, with the units divided among the four income
categories as shown in Table 20.
San Juan Capistrano Housing Element 37
Table 20
RHNA 2014-2021
Income Group
% of County
AMI
2013 Total
Housing Units
Allocated
Percentage of
Units
Extremely/Very Low
0-50%
147
23%
Low
51-80%
104
16%
Moderate
81-120%
120
19%
Above moderate
120%+
267
42%
Total
638
100%
Source: Southern California Association of Governments
Note: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of
extremely low-income households (0-30% AMI). In estimating the number of extremely low-
income households, a jurisdiction can use 50% of the very low-income allocation or apportion
the very low-income figure based on Census data. As shown in Table 3, extremely low- and
very low-income households total 2,615 households, with extremely low-income households
comprising 50% of the total. Therefore, the City's very low-income RHNA of 147 units can be
split into 73 extremely low-income and 74 very low-income units.
San Juan Capistrano Housing Element 38
CONSTRAINTS TO THE PROVISION OF HOUSING
CONSTRAINTS TO THE PROVISION OF HOUSING
Actual or potential constraints to the provision of housing affect the development of new housing and the
maintenance of existing units for all income levels. Both governmental and non-governmental constraints can
affect the cost, supply, and demand for housing. Governmental constraints can include such things as government
land use and construction or tax codes, while non-governmental constraints would encompass factors such as
market mechanisms, physical or environmental constraints, or the health of the economy. This chapter addresses
those constraints that are relevant to the people who live and work in San Juan Capistrano.
GOVERNMENTAL CONSTRAINTS
Governmental constraints can limit the operations of the public, private, and nonprofit sectors, making it difficult
to meet the demand for housing and limiting supply in a region. Such constraints can limit access to housing to or
from various ethnic, racial, or social groups, or prevent lower-income segments of society from having adequate
housing opportunities. Potential governmental constraints include, but are not limited to, growth management
measures, inclusionary zoning, land use controls, building codes, processing fees and procedures, exactions,
property taxes, and site improvement costs.
In San Juan Capistrano, Governmental Constraints include zoning code provisions, enforcement requirements, on
and off site improvement requirements for support infrastructure and utilities, fees and exactions, processing and
permit procedures, and growth controls. These constraints are identified in this section.
Land Use Controls
The current developmental standards contained within the Land Use Code limit the development of affordable
housing in several ways. Adopted in 1999, the General Plan, a comprehensive, long-range general policy
statement, establishes the overall character and development patterns of the community. The Land Use Element
of the General Plan provides for a variety of residential densities dispersed throughout the City. The provisions of
the Element do not constrain the opportunity for a broad range of housing types and densities.
Much of the community can be characterized as residential and rural residential. A large part of the remaining
vacant land to be developed consists of parcels with environmental constraints, with topographic and drainage
constraints, and with other limitations as identified in the Public Safety and Resource Management elements of
the General Plan. Much of the land has been designated single family residential. However, opportunities for multi-
family development based on the multi -family land use designations can be found in many areas of the City.
The land use controls and development standards described are below comparable to, and in some cases less
demanding than the typical set of requirements necessary for residential development throughout the State and
have not, and will continue not to, impede nor substantially impact the cost of the development of affordable
housing and the maximum densities necessary. The City will continue to provide a broad range of housing types for
all income groups necessary to meet the City's regional share. The cumulative effect of the City's development
standards, its height limits and maximum second floor per first floor ratio of 80 percent has not deterred the
development of affordable housing. The City has recently developed affordable housing at densities well within
these standards. The Seasons development provided 38 units of affordable housing on 1.5 acres in late 2009. The
City, in partnership with Habitat for Humanity, provided 27 affordable units on 4 acres in 2010. Finally, the City
built, owns, and rents out 24 affordable units (10 developed in 2009) as free standing single family detached in the
Little Hollywood development on approximately 4.5 acres.
San Juan Capistrano Housing Element 40
Table 21
Existing Residential Development Standards
City of San Juan Canistrano
Notes:
MHP development standards for mobile homes shall be per State law, Max =Maximum Min = Minimum DU = Dwelling Unit
All new residential projects shall incorporate a combination of one- and two-story units adjacent to all master planned arterial streets, with at
least 20 percent of the total project units being one-story- In addition, in the HR District, one- and two-story structures shall be intermixed to
provide a variety of roof lines, building mass, and setbacks, and two-story structures shall not be located adjacent to project entries or to
existing single -story residences.
Lots with street frontages below the minimum set forth in this table may be permitted without the approval of a variance if all of the following
conditions are met:
(a) The lot's street frontage remains a minimum of 20 feet; (b) The lot is designed such that the reduced width portion constitutes an access
corridor to the buildable portion, which is set back away from the street; (c) The minimum width of the buildable portion of the lot conforms
to the requirements of this table; and (d) The Planning Commission determines that adequate visitor parking will be provided on the lot to
compensate for the loss of street frontage parking.
The actual creation of reduced frontage lots shall be subject to normal City approval of required tract or parcel maps Reduced frontage portion
of such lots shall not be included in the computation of lot area (see Section 9-4,315, Irregular and Cul-de-sac Lots )
San Juan Capistrano Housing Element 41
One Story
Two Story'
Min
Max 2nd
Build.
Min
Min
Min
Min
Min
Min
Max
Min
Street
Front
Side
Rear
Max Lot
Front
Side
Rear
Max Lot
Floor/ 1st
Height
District
Density
Lot Area
Frontage
Yard
Yard
Yard
Coverage
Yard
Yard
Yard
Coverage
Floor
3,6
3,5,6
3,7p,19
Ratio
3,4
3,,%6
3,7,8,19
Ratio
Ratio
(feet)
(feet)
(feet)
(feet)
(feet)
(feet)
(feet)
(feet)
RA 4011
0.4 didac
2.5 acres
200
150
20
50
0.12
150
20
50
0.12
75%
35
HR .13
Ref. 9-
10,0008f.
60
25-20
15-5
25/20
0.4
25-20
15-5
25-20
035
80%
35
3301c(2)
RSE-
40,000
1 du/ac
40,000 s. f
150
30
20
25
0, 15
30
20
25
0,15
75%
35
10,11
RSE-
20,000
2 du/ac
20,000 s.f.
90
30
10
25
025
30
10
25
0.25
80%
35
10,11
RS -
10,000
10.11
3.5 du/ac
10,000 s.f.
60
20
10-5
25
04
20
10
25
0.35
80%
35
RS -
7,000
10,11
5 du/ac
7,000 s,f
60
20
5
20
0,45
20
10-5
20
032
80%
35
RG -
7,000
5 didac
7,000 s.f
60,
20
10-0
20
0.45
20
10-0
20
0.32
80%
35
10,11,15
RS -
4,000
8 du/ac
4,000 s f.
50
18
5
16
05
20
10-5
20
035
80%
35
iqr 1.r a
MRD -
4,000
8drdac
4,000s.f.
50
18
5
16
0.5
20
10-5
20
0.35
80%
35
10.11,17,18
RG -
4,000
8 du/ac
4,000 s f
50
18
10-0
16
05
20
10-0
20
0.35
80%
35
� 0.11,1 a,is
RM"
10.16
18 du/ac
1 acre
150
30
20
20
n/a
20
20
20
0.35
80%
35
VHDR10
16
30 du/ac
1 acre
150
30
20
20
n/a
20
20
20
0.35
80%
35
Notes:
MHP development standards for mobile homes shall be per State law, Max =Maximum Min = Minimum DU = Dwelling Unit
All new residential projects shall incorporate a combination of one- and two-story units adjacent to all master planned arterial streets, with at
least 20 percent of the total project units being one-story- In addition, in the HR District, one- and two-story structures shall be intermixed to
provide a variety of roof lines, building mass, and setbacks, and two-story structures shall not be located adjacent to project entries or to
existing single -story residences.
Lots with street frontages below the minimum set forth in this table may be permitted without the approval of a variance if all of the following
conditions are met:
(a) The lot's street frontage remains a minimum of 20 feet; (b) The lot is designed such that the reduced width portion constitutes an access
corridor to the buildable portion, which is set back away from the street; (c) The minimum width of the buildable portion of the lot conforms
to the requirements of this table; and (d) The Planning Commission determines that adequate visitor parking will be provided on the lot to
compensate for the loss of street frontage parking.
The actual creation of reduced frontage lots shall be subject to normal City approval of required tract or parcel maps Reduced frontage portion
of such lots shall not be included in the computation of lot area (see Section 9-4,315, Irregular and Cul-de-sac Lots )
San Juan Capistrano Housing Element 41
' The criteria for measuring setbacks on irregularly shaped and cul-de-sac lots are set forth in Section 9-4.315, Irregular and Cul-de-sac Lots.
" The setback for garages shall maintain the minimum setbacks for the district. For those residential districts that allow a minimum front yard of
18 feet or less, a minimum setback of 18 feet from the front property line shall be maintained for the garage, If the garage is a side entry, the
front yard setback may be reduced to a minimum of 10 feet. However, in no instance shall side entry garages using this standard exceed 20
percent of the total units for the residential project. In the MRD4,000 District, garages shall comply with Section 9-3.301(c) (4) (C) (2) of
these regulations.
5 Architectural projections may extend into required side yards no more than 40%" of the applicable district requirement, or more than 3 feet
whichever is greater.
6 Minimum exterior side yards shall not be less than 10 feet for all districts, except for the HR District, in which the minimum exterior side yard
adjacent to the street shall not be less than 15 feet.
7 On lots with an existing building setback encroachment into a required rear yard, structural additions having the same said encroachments shall
be permitted without the approval of a variance. However, neither new encroachment in excess of that existing, nor any new encroachment
may be permitted without the approval of a variance (see Section 9-3.533, Nonconforming Uses, Lots, and Structures).
e In the RA, HR. RSE40,000, RSE-20,000, RS -10,000, RS -7,000, RS4,000, RG -7,000, RG4,000, MRD4,000, and RM, Districts, open patios
may extend up to a minimum of 5 feet from rear property lines pursuant to Section 9-3.501, Accessory Uses and Structures.
v The overall building square footage for the primary structure shall not exceed that using the floor area ratio. For the purposes of calculating
overall square footage, open volume ceilings that include second story area shall be included as square footage as if a second floor has been
installed said area shall include garage and enclosed porches.
1° All front, side, and exterior side architectural elevations shall be fully articulated with the integration of details and materials consistent with
the approved architectural style of the unit for residential subdivision.
Single-family Design Standards: In all districts where single-family dwellings (site -built, modular, or manufactured home) are permitted, such
dwellings shall be subject to the development standards for that district as well as the following requirements:
(a) The minimum width of the residential dwelling shall be 20 feet outside dimension measured to the building line. For the purposes ofthis
section, the width shall be distinguished from the length of the building as the dimension having the lesser measurement; (b) The exterior
sides shall be covered with wood, stucco, masonry, or other material of similar texture and durability. Metal siding shall not be permitted;
(c) The roof material shall be wood shingle or shake, slate, tile, or other material of similar appearance, texture, substance, and durability;
(d) Roof eaves and gables shall be no less than 12 inches, measured from the vertical side of the unit, unless otherwise approved by the
Planning Commission.
The preceding criteria shall be administered by either the Planning Director or Planning Commission, depending on which is responsible for
reviewing specific residential projects or custom homes prior to plan check.
12 HR Design Standards: A residential project in the HR District shall be in compliance with the following:
(a) The residential design of the project shall give the appearance of a variety of setbacks; (b) The residential design shall encourage
pedestrian use for internal circulation; (c) Existing mature trees shall be preserved to the maximum extent and shall be integrated into the
overall design of the project,
In the HR District, as part of the subdivision review process, lots shall comply with the following:
(a) At least 30% of the units shall maintain a minimum front yard setback of 25 feet and rear yard setback of 20 feet; (b) At least 70%" of the
units shall maintain a minimum front yard setback of 20 feet and rear yard setback of 25 feet; (c) The minimum side yard setbacks shall be
15 feet combined, but not less than 5 feet on one interior side yard.
14 Projects that propose 7,000 square foot lots or less shall provide private common recreational facilities equal to 250 square feet per unit. In
addition, the minimum setback from a master planned arterial street shall be 25 feet as measured from the ultimate right-of-way. A homeowner
association shall be created to maintain all the recreational facilities and landscaping and to assume other responsibilities as appropriate. The
organization, legal authority, duties, and obligations for such homeowner association shall be set forth in a set of Codes, Covenants, and
Restrictions (CC&R) to be approved by the Planning Commission and recorded with the final tract map. Such CC&R shall incorporate
provisions for the City to take over or otherwise provide for the maintenance of all the recreational facilities, landscaping, and common areas
should the City determine that adequate maintenance is not being performed.
15 The RG -7,000 and RG -4,000 Districts allow attached units with zero lot lines.
16 In the "RM" "VHDR" District, a minimum distance of 20 feet shall be maintained between all buildings including principal and accessory
structures.
17 The minimum lot depth in the MRD -4,000 District shall be 65'-0",
18 In the Mission Hill area of the MRD4,000 District, lots with an average slope in the front yard of less than 15%" shall comply with the
minimum front yard setback. Lots with an average slope equal to or greater than 15% shall provide a minimum 10 feet setback. In the Mission
Flat area of the MRD4,000 District, the principle dwelling, with or without an attached front -loaded garage, shall maintain a minimum front
yard setback of 18'-0" for one-story and 20'-0" for two-story structures.
9 In the MRD -4,000 District, detached garages situated to the rear of the principal dwelling shall maintain a minimum 3'-0" side and rear yard
setback. Detached garages may incorporate other permitted accessory uses.
Source: City of San Juan Capistrano Municipal Code, Title 9 Chapter 3.
San Juan Capistrano Housing Element 42
Expanded Analysis of Development Standards
The standard development review process takes into account density allowances established by the General Plan,
in the form of maximum and average densities as a finding of approval or denial. Further the City's Municipal Code
further restricts proposed development by limiting building heights, restricting second floor area to only 80% of
the first floor area, lot coverage, setbacks, and parking requirements. These increasingly restrictive governmental
constraints potentially create uncertain costs and products going into the process.
Through the use of the Planned Community/Specific Plan method a more flexible and innovative approach can
occur. Specifically the General Plan rather than dictating average and maximum densities for individual lots within
General Plan Designations provides only general parameters for development uses. This allows for specific
densities to be identified during the creation of a Specific Plan or Comprehensive Development Plan. Additionally
the Municipal Code's district regulations and supplemental regulations are not applied and specific development
standards are established through the creation of a Specific Plan or Comprehensive Development Plan. This form
of innovative Planning process reduces the amount of Governmental constraints, while providing a more
consensus approach to which the Developer is a stakeholder in thus providing additional certainty to the process.
Zoning for a Variety of Housing Types
Zoning ordinances directly shape the form and intensity of residential development by providing controls over land
use, building heights, lot coverage, and floor area ratios which regulate the bulk and mass of buildings on a site.
Table 21 shows that residential zoning categories in the City cover a broad spectrum of densities.
The City's Land Use Element includes a mix of densities to provide for new residential units, which will be
affordable to a variety of income levels. The Housing Resources section demonstrates the City's ability to identify
adequate sites for its share of the region's housing needs as determined by the SCAG.
Manufactured and modular homes on a permanent foundation system: These uses are permitted in most of
the residential zones (RA, HR, RSE-40,000, RSE-20,000, RS -10,000, RS -7,000, RS -4,000, RG -4,000, RM, and AF/S
MHP. The permitting of manufactured housing on foundations is subject to the same development standards
as conventional single-family units, consistent with Government Code Section 65852.3. The City considers
proposals for farm worker housing within this category.
2. Transitional housing (residential care facilities (6 or fewer persons)): These uses are permitted in most of the
residential zones (RA, HR, RSE-40,000, RSE-20,000, RS -10,000, RS -7,000, RS -4,000, MRD -4,000, and RG -4,000).
The permitting of residential care facilities (6 or fewer persons) is subject to the same development standards
as conventional single-family units, consistent with Government Code Section 65852.3.
3. Transitional housing (residential care facilities (over 6 persons)): These uses are conditionally permitted in
most of the residential zones (RA, HR, RSE-40,000, RSE-20,000, RS -10,000, RS -7,000, RS -4,000, and RG -4,000.
4. Transitional housing (alcoholism recovery residential facilities (six or fewer persons)): These uses are
permitted in most of the residential zones (RA, HR, RSE-40,000, RSE-20,000, RS -10,000, RS -7,000, RS -4,000,
MRD -4,000, RG -4,000, RM, AF/S, and MHP. The permitting of alcoholism recovery residential facilities (six or
fewer persons) is subject to the same development standards as conventional single-family units, consistent
with Government Code Section 65852.3.
5. Transitional housing (family care homes (14 or fewer children)): These uses are permitted in most of the
residential zones (RA, HR, RSE-40,000, RSE-20,000, RS -10,000, RS -7,000, RS -4,000, RG -4,000, RM, AF/S, and
San Juan Capistrano Housing Element 43
MHP. Family care homes (14 or fewer children) are subject to the same development standards as
conventional single-family units, consistent with Government Code Section 65852.3 except in the MRD -4,000
zone which requires a conditional use permit.
6. Transitional housing (migrant and/or farm workers (six or fewer persons)): These uses are permitted in most
of the residential zones (RA, HR, RSE-40,000, RSE-20,000, RS -10,000, RS -7,000, RS -4,000, MRD -4,000, RG -
4,000, RM, AF/S, and MHP.
7. The permitting of employee housing and transitional housing for migrant and/or farm workers (six or fewer
persons) is subject to the same development standards as conventional single-family units, consistent with the
Employee Housing Act. In accordance with Health and Safety Code Section 17021.5 and 17021.6 employee
housing occupied by six (6) or fewer employees in a single family structure, are treated the same as any other
single family dwelling in the same zone.
8. Emergency shelters: The City adopted a Supportive Housing code which permits emergency shelters,
transitional housing, and supportive housing facilities within the Public and Institutional zoning district by
right, or not subject to approval of a conditional use permit. The City has approximately 186 acres for this
category. Of this amount, approximately 90 acres are currently vacant of which approximately 30 acres could
be considered a suitable location for housing for this special group. In addition, existing Public Institutional
sites may also be compatible for this type of housing with adjacent land uses.
9. Mobile Homes: The City has seven mobile home parks that are valuable resources for the provision of
affordable housing. The mobile home parks constitute 12.4% of the City's housing stock (1,485 of 11,982 total
units). The City has a number of programs in place to protect the affordability of these units. The City has a
mobile home park zoning category (MPH) that provides for such use. City Council has consistently expressed a
strong interest in encouraging the preservation of mobile homes and on numerous occasions have expressed
interest in receiving credit for these programs as part of their overall effort to address affordable housing
needs.
10. The City would consider Single Room Occupancy's (SRO), which would convert hotel rooms into long term
living quarters, as if they were hotel submittals. However, the City has never had a proposal for SRO's to date,
and with only two hotels City-wide, the possibility of receiving a proposal is improbable.
11. Family Definition: One or more persons related by blood, marriage, or legal adoption, or a group of persons
including unrelated individuals, living together as a relatively permanent, bona fide housekeeping unit.
Inclusionary Housing
Developers of new residential developments with two or more units are required to provide 10% of the
development as affordable housing or pay fees in -lieu of reserving affordable housing units for very low, low, and
moderate income households. The purpose of the fees is to promote the construction and/or assistance of
affordable housing projects throughout the City. The fees are dedicated to an affordable housing fund. The
collected funds can only be used for programs outlined in the Hope Plan (Housing Opportunities Program
Empowerment Plan), as established by City Council, in order to meet the housing needs of very low, low, and
moderate income households. The programs assist their housing needs through the production, acquisition,
rehabilitation, and preservation of affordable housing units. The amount of the in -lieu fees is calculated using the
housing market variables. The rental developments have a fee that is calculated annually, and ownership
developments have a fee that is calculated monthly. The fee formula is within the City of San Juan Capistrano
Municipal Code Section 9-5.103.
San Juan Capistrano Housing Element 44
Building Code
The City has adopted and enforces the Uniform Building Code as Title 8 of the Municipal Code. This Code ensures
that all housing units are built to specific standards, which are considered to be the minimum necessary to protect
the public's health, safety, and welfare. The City has adopted the Code with few administrative amendments for
fire safety and protection. These amendments always place greater restrictions and requirements on development
rather than reduce standards.
The requirement that all rental and multi -family buildings install fire sprinklers adds approximately $2 - $5.00 per
square feet in construction costs. In most cases, the sprinkler requirement will not affect multi -family projects, but
it does add to the costs for building housing in San Juan Capistrano.
To ensure that standards for building construction are met, the City has a staged inspection program where
inspectors review projects and also carry out inspections on a complaint basis. These enforcement activities are
conducted in a sensitive manner and a minimum of two written violation notifications are given to violators.
Although code requirements and enforcement are necessary, they do add a cost to the construction of affordable
housing because the minimum safety requirements must be met by all development, and therefore, set a
minimum cost of a unit's construction.
Development Fees
A developer is required to pay building fees as part of the permit process in order to construct housing in the City.
Fees are outlined in the City's adopted Building Fee schedule and vary based on the valuation of the project.
Valuation is determined by the square footage of the project multiplied by the Building Standards factors for this
region's cost of construction per square foot. Therefore, the larger the unit, the more expensive the fees are. Table
22 summarizes the building fees.
There are other fees in addition to building fees for residential projects. The school and transportation systems
also require fees. The school system charges $2.97 per square foot for new residential developments. The
transportation system charges from $2,158 to $5,086 per unit. Each of these fees are charged by outside agencies
and authorized by specific State legislation.
On average, fees for a single family development are comparable to the surrounding jurisdictions in Orange County
and represent a reasonable level of fees necessary to retain the quality of development that characterizes the
City's standards. The average fee is slightly less for multi -family units. Fees represent a barrier to the construction
of affordable housing because they increase the minimum costs of a dwelling unit and are passed onto the
purchaser or renter.
San Juan Capistrano Housing Element 45
Table 22
Building Fees Summary
City of San Juan Capistrano
Descriptions Fee
■ Building Permit Fees Dependent upon valuation of project
• Construction and Demolition
Submittal $92.74
Deposit 1% of valuation, with $250 minimum
• Base Fees
Base ICBO Building Valuation Data per sq. ft. (changes
depending on type of development)
Building Permit Dependent upon valuation of project
Permit Issuance $26.92
Building Address $86.93
NPDES Permit Fee 10% of permit fee
auume: uty or )an Juan Capistrano weD site, July 1, ZU12. Building Fees Summary.
Planning fees are different from building fees because they are based upon the type of application necessary for
project approvals. The City processing fees are part of a development deposit, whereby an applicant deposits a
specified amount of money to cover the actual costs of processing the application. If the deposit is exhausted,
additional deposits are necessary; refunds also can occur (i.e. if there is money remaining within a deposit after the
project has been officially approved or denied). These planning fees are another cost to development which affects
the affordability of housing. The planning fees and developer deposits are shown in Table 23.
Developers of new residential developments with two or more units are required to pay fees in -lieu of reserving
affordable housing units for very low, low, and moderate income households. The purpose of the fees is to
promote the construction and/or assistance of affordable housing projects throughout the City. The fees are
dedicated to an affordable housing fund. The collected funds can only be used for programs outlined in the Hope
Plan (Housing Opportunities Program Empowerment Plan), as established by City Council, in order to meet the
housing needs of very low, low, and moderate income households. The programs assist their housing needs
through the production, acquisition, rehabilitation, and preservation of affordable housing units. The amount of
the in -lieu fees is one percent of valuation as determined under the City of San Juan Capistrano Municipal Code
Section 8-1.05.
Table 23
Planning Related Fees
of San Juan
General Plan Amendment
$10,000
Zone Change
$4,000
Zone Change with CDPs, SDPs, or Code Amendments
$5,000
Zone Variance (not with other applications)
$2,000
Lone Variance (with Arch. Control and Conditional Use Permit applications)
$2,000
Conditional Use Permit
$8,000
Floodplain Development Permit
$1,500
Administrative Approval/Land Use Adjustment/Modification
$2,000
Architectural Control
$15,000
Tentative Parcel Map
$5,000
Tentative Parcel Map Waiver
$1,500
Tentative Subdivision (Track Map)
$10,000
-,ource: uty or pan Juan t.aplstrano web site, July 1, ZU12. Planning Fees Summary.
San Juan Capistrano Housing Element 46
In San Juan Capistrano, total typical development fees (planning, building and impact fees) are approximately
$47,000 per unit for a 2,500 sf single family dwelling and $43,500 per unit for a multi -family unit of 900 sf. While
impact fees and connection fees contribute to development costs, the fees are necessary to provide sewer service
to the developments, and provide adequate funding to maintain the City's parks and schools.
Processing and Permit Procedures
The City of San Juan Capistrano has a proactive developmental review process that provides certainty to both the
development community and the residents of the City while taking into account the need to maintain its beautiful
setting. The City provides certainty by specifically spelling out its permit and application processes through
pamphlets available at the planning department and through the City's web site.
The Review process consists of three main steps; each step is spelled out specifically so that the development
community is aware of the requirements prior to submittal. A summary of the key features of the site review
application process is described in the following paragraphs:
1. The first step is the pre -application. The applicant meets with the staff and become familiar with applicable
General plan, historical guidelines and zoning requirements applicable to the project. Thus, certainty regarding
the requirements is provided at the outset of the process. These standards also are on the City website, with
all forms, aerial photographs, examples of projects and other extensive helpful data.
The second step is the submittal of the application. Within 30 calendar days of submittal (at least twice a
month), the City staff holds a Development Advisory Board meeting to review the application for
completeness. Key senior staff members from all the key departments meet simultaneously with the applicant
to go over the proposal, clarify details, and to offer suggestions to insure expeditious processing and certainty.
A formal, written follow-up letter is expeditiously provided to the applicant by staff (normally within five
working days) to confirm the details discussed and to increase certainty in the process. Thus, the applicant will
know at the outset if any additional elements are required as part of the application.
3. The third step is a public hearing on the application.
The Site Plan Review Process assures that new development conforms to the City's general plan, U. S. Federal
Government required the Secretary of the Interior's Guidelines, and, if necessary, the Los Rios Specific Plan
guidelines for those few projects located in the Federal and State recognized historic districts/properties. The
process spells out the submission requirements, including the application packet contents, fees required, and
other materials.
The City also specifically spells out the Architectural Control Application process through pamphlets available at
the planning department and on the City's web site. These steps are similar to the site plan review described above
except the hearing takes place before the planning Commission. The Architectural Control Application process
assures that new development conforms to the City's General Plan, Land Use Codes, and Architectural Design
Guidelines. The City requires all developments with a density of eight units per acre or greater to process an
Architectural Control Application. The City's Planning Commission has decision-making authority on these
applications. Architectural Control Application process spells out the submission requirements, including the
application packet contents, fees required, and other materials in a manner very close to the site review process.
The findings of approval are tied to the projects compliance to the City's General plan, land use Codes, and zoning
requirements. These findings are the same for single family as for multi -family. The impact on the approval
San Juan Capistrano Housing Element 47
certainty is spelled out specifically in the aforementioned materials and guidelines. Thus, there should be no
surprises to the applicant as a result of this process.
This requirement for quality affects the time frame for receiving developmental approval. The City's committee
and commission process for larger projects may take four to eight months. The City collects deposits to cover the
cost of staff and administrative time associated with processing the applications and presenting reports to the
Committees, Commissions and City Council Table 31.
After receiving developmental approval, an applicant must apply for grading and building permits. Although the
building department has a quick turn -around for review of plans, applicants are usually required to revise their
plans to make them comply with the State of California established Building Code requirements. The revision
process also affects the time frame for receiving a building or grading permit. However, the developers' design
team can greatly reduce this latter impact by giving attention to plan preparation.
The "holding costs" associated with waiting for project approval can affect the affordability of housing. These costs
are passed along into the final price of the housing unit.
The City eliminated several committees including the Housing Advisory Committee, the Design Review Committee,
and the Transportation Commission to streamline the review process. The City is currently establishing a
streamline table which will show developers the process of each type of review to ensure each project remains on -
track.
Density Bonus
The City's Density Bonus Ordinance (Chapter 9-3.505 of the Municipal Code) allows up to a 35 percent increase in
density where units are reserved for lower-income (minimum 10 percent) or very low-income (minimum 5
percent) units, or condominium units are reserved for moderate -income residents (minimum 10 percent). Density
bonuses are also available to applicants who donate at least 10 percent of their land for affordable housing (15 to
35 percent density bonus increase) or when a childcare facility is involved (matching square footage increase).
Projects that are eligible to receive a density bonus can benefit from other incentives, including reduced parking
requirements and waiver or modification of certain development standards. The Density Bonus Ordinance is
consistent with California Government Code Section 65915.
Design Review
The City has instituted an architectural control (AC) review procedure for residential projects with a zoning
designation of eight units per acre or higher and/or the construction of three or more units on a lot. The process
requires an application to be submitted to the Planning Department. The reviewing authority is the Planning
Commission or the City Council on appeal. The City concurrently reviews the AC application while other
requirements also are being reviewed (e. g., rezoning, subdivision, use permits, variances, etc.). The process does
not significantly impact the time or cost of the development of housing (including affordable housing) in the City
due to the concurrency of the review process with other review processes and due to the fact that the
requirements are comparable to the requirements of all residential development within the City and comparable
to the processes followed by many Orange County cities.
Parking
The City's parking requirements are:
San Juan Capistrano Housing Element 48
• Group Residential: one space per room and one per dwelling unit plus one space per 100 square feet for
assembly purposes (if applicable);
• Multifamily Residential: 2 spaces per unit, including one covered, and 0.8 spaces per dwelling unit for
visitor parking;
• Residential Care: one space per 3 beds;
• Single Family Residential: two enclosed spaces per unit; and
• Senior Housing Units: one space per unit.
These parking standards are necessary to protect the public health and welfare and community ambiance. The
standards do not measurably impact the cost of housing and are reasonable standards for developments
throughout the State.
Parking standards for single family and low density residential are generally addressed on site and could
theoretically impact the supply of housing by marginally limiting the amount of land available for more units on the
site. However, the parking standards in San Juan Capistrano are essentially equivalent to, or less than, those of the
surrounding Orange County jurisdictions. The City has provided a number of affordable housing projects to which
the current standards were applied. The application of those standards did not prevent the construction of
affordable housing.
On a case-by-case basis the City has, and can, modify these standards for affordable housing. Parking for higher
density units require a different construction style (usually podium style with stalls under the units) and run about
$23,000 per stall. These costs are industry standards and would constitute less than 10 percent of the costs of
smaller affordable housing units and less for larger affordable units. Again, these costs are part of the overall costs
of housing development and necessary for parking needs generated by the residential units and do not impact the
supply nor the cost of such housing beyond what residential development normally occurs.
On- and Off -Site Improvement Requirements
On- and off-site improvements represent a substantial amount of the housing construction costs. Projects in San
Juan Capistrano are required to underground utilities; install street lights and traffic signals; provide water
transmission facilities, drainage, and sanitary sewers. In addition, if a project is anticipated to directly and
significantly impact an existing roadway or other facility, the City can require additional fees or improvements
necessary to mitigate impacts in accordance with California Environmental Quality Act provisions. These costs also
increase the cost of housing production and can represent a barrier to affordable housing.
Code Enforcement
The City's Code Enforcement staff responds to potential violations of the City of San Juan Capistrano Municipal
Code. The City has two code enforcement officers whose responsibility it is to investigate complaints of property
maintenance and municipal code violations. After an inspection is made to determine the validity, nature, and'
extent of violation(s) and if the code violation is observed, the property owner is informed and given an
opportunity to bring the property into compliance.
San Juan Capistrano Housing Element 49
If corrective action is not completed in a reasonable time, or manner, the City may file a criminal complaint
through the City Attorney's office. Through the code enforcement process, a number of blighted properties
throughout the community have significantly been reduced.
The City provides on-line services for filing potential code enforcement violations, access to the City's Municipal
Code and other resources that assist homeowners in correcting code deficiencies.
Endangered Species Act
Some of the remaining vacant land designated for residential development by the General Plan is either partially or
wholly impacted by the animals and plant species that are listed on the Endangered Species Act. Such lands are
currently being evaluated as part of the coordinated effort by the State and Federal governments to create the
Natural Communities Conservation Plan for the Orange County region. Final disposition of the impacts of the
preservation program may create some limited constraints on the development of these properties in the City. In
those properties that would possibly result in a partial take, significant mitigation fees or actions are imposed by
the U.S. Fish and Wildlife Service and California Department of Fish and Game in order to develop the property. In
many instances, the permit processing time associated with these two agencies is prolonged and can add a
significant cost to the price of housing. Although this is an issue of statewide importance, the costs of preservation
will continue to be a constraint to creating affordable housing as well as the limitation on the available land for
other residential purposes at the local level.
Growth Management Measures
The City's General Plan, adopted in December 1999, includes a Growth Management Element. The basis for the
element is Measure M, passed in 1990, which requires Orange County cities to adopt a growth management
element in order to receive funds from a half cent sales tax for transportation improvements. As a developed
community, San Juan Capistrano was only required to address the transportation related requirements of Measure
M. However, the City has expanded the scope to address other public facilities. The Growth Management Element
neither poses a constraint on current or future housing production, nor impedes the City's ability to accommodate
its share of the regional housing need. This Element addresses how the City will accommodate the infrastructure
for new development; it does not include a cap to new development.
Housing for Persons with Disabilities
As noted in the Special Needs section of the Housing Element, persons with disabilities have a number of specific
housing needs, including design and location. Design needs generally include the removal of architectural barriers
that limit the accessibility of dwelling units, and construction of wheelchair ramps, railings, etc. Location needs
include accessibility to public transportation, commercial services, healthcare, and supportive services. Some
persons with disabilities need group housing opportunities, especially those who are very low-income or homeless.
The City has adopted the 2010 California Building Code. Standards within the Code include provisions to ensure
accessibility for persons with disabilities. These standards are consistent with the Americans with Disabilities Act.
No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities
have been adopted. The City ensures that new housing developments comply with Title 24 of the California Code
of Regulations. The City implements and enforces Chapter 11 of the 1998 California Code of Regulations, which has
regulations comparable to those found in ADA. The City provides information to applicants or those inquiring of
City regulations regarding accommodations in zoning, permit processes, and application of building codes for
persons with disabilities.
San Juan Capistrano Housing Element
50
4. The City has no requirements regarding the maximum concentration or siting requirements for residential
care facilities.
5. The City's site planning requirements for housing for persons with disabilities are the similar to those for other
residential development. Thus, the City's requirements do not constrain housing for persons with disabilities.
6. The City's parking requirements the similar to those for other residential development. Thus, the City's parking
requirements do not constrain housing for persons with disabilities.
7. The City's definition of "family' is: One or more persons related by blood, marriage, or legal adoption, or a
group of persons including unrelated individuals, living together as a relatively permanent, bona fide
housekeeping unit.
Applicants for development projects may apply for a variance from development standards if circumstances
warrant. Certain minor variances may be granted by the City's Planning Director, while other variance requests
must be approved by the Planning Commission. In either case, rather strict findings must be made in order to grant
a variance. As such, the formal variance procedure may not be the appropriate vehicle to consider requests for
reasonable accommodations. The City has no formalized procedures for obtaining a waiver of development
standards which may be necessary to make improvements for reasonable accommodation pursuant to ADA. In the
past the City has considered such requests on a case-by-case basis. To comply with state law (SB 520), the City will
implement a program to develop a formal reasonable accommodation procedure for persons with disabilities (see
Governmental Constraints Program). The City also provides housing rehabilitation loans to help with reasonable
accommodations for disabled owner -occupied low-income households.
Improvements designed to improve accessibility (e.g. a wheelchair ramp) that encroaches on the public right of
way needs a permit. Encroachment permits for structures within public rights -of- way are handled
administratively by the Engineering Services Department. The applicant provides a drawing of the proposed
improvements in relation to the public right of way, which is then reviewed by the City Engineer. The
improvements must be completed by a licensed and insured general contractor. There is a nominal permit fee as
well as a small recording fee. The City's permit processes for waivers and encroachments are relatively simple and
expeditious and do not constitute a constraint to reasonable accommodations for persons with disabilities.
Efforts to Remove Regulatory Constraints for Persons with Disabilities
Existing state law supersedes City discretion for review of small group home projects (six or fewer residents). The
City does not impose additional zoning, building code, or permitting procedures other than those allowed by state
law. There are no City -initiated constraints on housing for persons with disabilities caused or controlled by the City.
The City does not have any planning requirements regarding concentrations of residential care facilities.
The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in
compliance with ADA requirements. Such retrofitting is permitted under Chapter 11 of the 1998 version of the
California Code. The City works with applicants who need special accommodations in their homes to ensure that
application of building code requirements does not create a constraint.
Permits and Processing
The City does not impose special permit procedures or requirements that could impede the retrofitting of homes
for accessibility. The City's requirements for building permits and inspections are the same as for other residential
projects. City officials are not aware of any instances in which an applicant experienced delays or rejection of a
San Juan Capistrano Housing Element 51
retrofitting proposal for accessibility to persons with disabilities; also the City has not had a request for exceptions
in a site plan for housing for persons with disabilities. However, the Planning Director has the discretion to accept
exceptions and to process them as part of the permit process. The City has not had a request to change parking
standards for housing for persons with disabilities. Again, the Planning Director has the discretion to consider such
requests and to process them as part of the permit requirements. The City also has the ability to consider such
developments under the planned community or specific plan processes which offer even more flexibility for
exceptions and parking flexibility. The City allows group homes of six of fewer persons by right, as required by
California state law. No conditional use permit or other special permitting requirements apply to such homes. The
City does require a Conditional Use Permit for group homes of more than six persons in all residential and
commercial zones that allow for residential uses. The City does not impose special occupancy permit requirements
for the establishment or retrofitting of structures for residential use by persons with disabilities. Generally, if
structural improvements were required for an existing group home, a building permit would be required. If a new
structure were proposed for a group home use, discretionary review would be required as for any other new
residential structure. Many residential projects in the City require some level of design review. The design review
and hearing process is the same for group homes and special needs housing for persons with disabilities as for
other residential projects. The City's design review process has not been used to deny or substantially modify a
housing project for persons with disabilities to the point where it is no longer feasible.
Building Codes
The City provides reasonable accommodation for persons with disabilities in the enforcement of building codes
and the issuance of building permits through its flexible approaches to retrofitting or converting existing buildings
and construction of new buildings that meet the shelter needs of persons with disabilities. The City adopted and
implements the 2009 International Building Code (IBC) and 2010 California Code, which incorporates and amends
the 2009 IBC. The only additions that the City has made to the IBC is a requirement that multi -family housing have
fire sprinklers and another requirement to use Class "A" roof materials which are Fre resistant.
Conclusion
In light of current and proposed planning policies and zoning regulations, the City has mitigated any potential
constraints to the availability of housing for persons with disabilities. The City will continue to monitor its zoning
ordinance and procedures to ensure that it continues providing flexibility in, and not constraining the development
of, housing for persons with disabilities. Program 10 in the Housing Plan reflects the City's commitment to
adopting a formal reasonable accommodation procedure.
Energy Conservation Standards
Energy conservation standards are included within the regulations that must be satisfied when presenting plans for
permit issuance. The City has adopted the most recent energy standards (minimum) as required by the State of
California. Although the City has not imposed increased standards for the energy conservation based upon the
initial increased cost of construction, the City worked with local utility companies to include energy saving
methods on the City's Web site as a public information service.
The City, which has long been a leader on the environmental front, adopted a Sustainability Charter in 2007 and
continues to work to reduce its carbon footprint. Solar photovoltaic power generation consumes no fossil fuels,
generates no air pollution and therefore increases energy efficiency and reduces greenhouse gases and air
pollution.
San Juan Capistrano Housing Element 52
In December, 2007, the City adopted a sustainability charter, a green building and temporary solar energy program
(subsequently continued). In adopting the sustainability charter, the City expressed its desire to meet current
environmental, economic and social needs without compromising the ability of future generations to do the same.
The City found that solar photovoltaic systems readily available and the use of these systems promote the City's
commitment to become a sustainable community. The City held workshops to educate the community, business,
residents and developers on the benefits of solar energy and provided input on rebates and tax credits. The City is
participating with Orange County Sunenergy Program. This program provides the opportunity for business and
residents to purchase solar photovoltaic systems through a loan paid on the property. The City will continue to
aggressively pursue its energy conservation and sustainability efforts. It has committed to continue the above
programs, and it will continue to explore even more aggressive programs and actions.
NON-GOVERNMENTAL CONSTRAINTS
A number of private sector factors contribute to the cost of housing, including land costs, construction costs,
financing, and the limited availability of Federal, State, and local funding sources, all of which affect the availability
of affordable housing.
Land Costs
The following anecdotal information from the development community working in the Orange County areas in the
City and close to the City provides insight to land and construction costs. Land costs are approaching and, in some
cases, exceeding $1.1 million or more per acre in the City's "urban" areas (higher in the back country areas), about
$90-150 per square foot. Depending on site configuration and views, these costs can rise to close to $4 million an
acre.
Construction Costs
Construction costs for multifamily runs about $115 per square foot for Type 5 construction (wood and stucco over
parking) with one bedroom units ranging between 600 to 1,100 square feet (averaging about 720 square feet) and
two bedrooms at 1,000 to 1,200 square feet. Parking (podium style with stalls under the units) runs about $23,000
per stall. Type 5 construction generally is used until the development reaches higher densities (60 units per acre or
higher) and then construction type would probably be Type 3 (for rent) or 1 (for sale) which involves steel and
concrete. In those cases, construction costs would rise to about $200 per square foot.
Financing Availability
Interest rates affect home ownership opportunities throughout the City. In March 2013, Freddie Mac's primary
mortgage market survey listed interest rates on home loans at 3.52% on 30 year fixed loan rate. The surge in
foreclosures through 2007 and 2008 dramatically affected the housing market, resulting in a low housing market in
Orange County. The Federal Government passed several programs to stimulate the housing market to stimulate
the sale of foreclosed homes. The low interest rates and competitive housing market made the homeownership
market favorable to lower income households. Although financing availability has slowed over the past year, the
low interest rates are expected to prolong the availability of financing.
Federal and State Programs
There is limited funding available for housing assistance programs from the State and Federal governments.
Current funding sources being used by the City include continued participation in the Community Development
San Juan Capistrano Dousing Element 53
Block Grant (CDBG) program, HOME, MCC program, program income, Section 8 Rental Assistance, and use of tax
credits programs. These funds are supplemented by the City's Housing In -lieu Fee program.
San Juan Capistrano Housing Element 54
HOUSING RESOURCES
San Juan Capistrano Housing Element 55
HOUSING RESOURCES
The resources available for the development, rehabilitation, and preservation of housing in San Juan Capistrano
are addressed in this section of the Housing Element. This section provides an overview of available land resources
and residential sites for future housing development, and evaluates how these resources can work toward
satisfying future housing needs. Also discussed are the financial and administrative resources available to support
affordable housing and energy conservation opportunities.
LAND INVENTORY
Availability of Suitable Sites
Housing Element law mandates that a city must show that it has adequate sites with required public services and
facilities for a variety of housing types for all income levels. In this section, adequate sites will be discussed in
terms of the City's regional share goals—the City's share of the region's housing needs for 2014-2021. Based upon
the City's inventory of residential land with development potential and a parcel by parcel review with planning,
housing staff, it can be demonstrated that the City has land currently designated for residential development with
a capacity of 772 residential units based upon the current planned/zoning designations, surpassing its fair share of
638 units.
Regional Share Goals
State law requires that a community provide an adequate number of sites to allow for and facilitate production of
the regional share of housing. To determine whether a jurisdiction has sufficient land to accommodate its share of
regional housing needs for all income groups, that jurisdiction must identify "adequate sites." Under State law
(California Government Code section65583[c][11), adequate sites are those with appropriate zoning and
development standards, with services and facilities, needed to facilitate and encourage the development of a
variety of housing for all income levels. San Juan Capistrano's Regional Housing Needs Allocation (RHNA) for the
2014-2021planning period has been determined by SCAG to be 638 housing units, including 147 units for very low-
income households, 104 units for low-income households, 120 units for moderate -income households, and 267
units for above moderate -income households.
Table 24
RHNA 7nia
I-- rui�udrn w ,Yo 40341 iocai iunsaicuons are also required to project the nousing needs of extremely low-
income households (0-30% AMI). In estimating the number of extremely low-income households, a jurisdiction can
use 50% of the very low-income allocation or apportion the very low-income figure based on Census data. As shown
in Table 3, extremely low- and very low-income households total 2,615 households, with extremely low-income
households comprising 50% of the 2,615 households. Therefore, the City's very low-income RHNA of 147 units can be
split into 73 extremely low-income and 74 very low-income units.
Realistic Densities
For the purpose of this Housing Element, calculations of realistic capacity assume that properties will achieve a
density that is 80 percent of the maximum allowed density. This reduction accounts for applicable land use
San Juan Capistrano Housing Element 56
Very
Above
crow-
Moderate-
Low
Moderate-
Totals
Income"
Income
Income
Income
RHNA
147
104
120
267
638
I-- rui�udrn w ,Yo 40341 iocai iunsaicuons are also required to project the nousing needs of extremely low-
income households (0-30% AMI). In estimating the number of extremely low-income households, a jurisdiction can
use 50% of the very low-income allocation or apportion the very low-income figure based on Census data. As shown
in Table 3, extremely low- and very low-income households total 2,615 households, with extremely low-income
households comprising 50% of the 2,615 households. Therefore, the City's very low-income RHNA of 147 units can be
split into 73 extremely low-income and 74 very low-income units.
Realistic Densities
For the purpose of this Housing Element, calculations of realistic capacity assume that properties will achieve a
density that is 80 percent of the maximum allowed density. This reduction accounts for applicable land use
San Juan Capistrano Housing Element 56
controls and site requirements and takes into consideration recent development trends in San Juan Capistrano.
This approach is supported by recent sites analyses conducted on the sites. In several cases the site analysis
estimated a larger capacity than what is shown in this site inventory. To maintain consistency and present a
conservative estimate, a realistic capacity calculation based on 80 percent of maximum density is used. However,
this average density should not be construed as a result of the City's development standards. Oftentimes,
developers choose not to exhaust available resources to maximize their development, or the failure to maximize
the development is due to inefficient site plan and architectural design. Finally, achievable density on a property is
often influenced by how much a developer is willing to spend on a development, which is beyond the discretion of
the local agency. In a tight housing market, achieving maximum density is financially feasible because the
developer is able to recuperate the investment even at high density products that do not usually command the
highest market value.
Zoning Appropriate to Accommodate Housing Affordable to Lower -Income Households
The capacity of sites that allow development densities of at least 30 units per acre are credited toward the lower-
income RHNA based on State law. The California Government Code states that if a local government has adopted
density standards consistent with the population based criteria set by State law (at least 30 units per acre for San
Juan Capistrano), HCD is obligated to accept sites with those density standards (30 units per acre or higher) as
appropriate for accommodating the jurisdictions share of regional housing need for lower-income households. Per
Government Code Section 65583.2(c)(3)(B), the City's Very High Density Residential designation consistent with
the default density standard (30 units per acre) for metropolitan jurisdictions such as San Juan Capistrano and
therefore considered appropriate to accommodate housing for lower-income households.
Additionally, developments in San Juan Capistrano have demonstrated that affordable housing can be constructed
at substantially less than the densities normally associated with affordable housing due to the City's aggressive and
diverse set of affordable housing programs. The two most recent, non -age restricted, multi -family affordable
housing projects (Habitat for Humanity and Little Hollywood Expansion) that were constructed re -affirm the City's
commitment and ability to provide multi -family affordable housing at densities between 20 units per acre to 30
units per acre. In addition, the City has approved an age restricted multi -family affordable housing development at
25 units to the acre Seasons II.
Sites Inventory
Table 25 below indicates that the 2014-2021 RHNA can be accommodated based on the current availability of
vacant and underutilized land. As explained further below, in May 2016, two sites initially considered for the
inventory, the Rancho San Juan Apartments site and the Camino Las Ramblas site, were subsequently identified as
inappropriate for housing development and were replaced with the City Hall site. As the table below and this
section detail, the City maintains a surplus beyond the RHNA mandate for very low and low income housing units
(+96) and for total housing units (+134).
Table 25
Sitar fnvpntnry Tahle
San Juan Capistrano Housing Element 57
Realistic Capacity by RHNA A orclability Level
Very
Above
Size/
Environmental
Existing
General Plan/
Allowed
Maximum
Low
(0-50%
Low
(51-80%
Moderate
(81-120%
Moderate
(120%+
or
Infrastructure
Site Name
Zoning
Density
of AMI)"
of AMI)
of AMI)
of AMI
Total
Constraints
San Juan Capistrano Housing Element 57
Table 25
Sites Inventory Table
San Juan Capistrano Housing Element 58
Realistic Ca acit by RHNA A orclability Level
Very
Above
Size/
Environmental
Existing
Allowed
Low
Low
Moderate
Moderate
or
General Plan/
Maximum
(0-50%
(51-80%
(81-120%
(120%+
Infrastructure
Site Name
Zoning-Densit
of AMI
of AMI)
of AMI)
of AMI
Total
10.2 ac
_Constraints
Medium Low
Density/RS-
3.5 units per
1: The Oaks
10,000
acre
--
32
32
No
1.89 acres
Medium High
Density/ RS-
8 units per
2: Calle Lorenzo
4,000
acre12
12
No
Planned
Comm./Planne
d
0.35 ac
Comm. (CDP
3: C. Romer
78-1 -Very
30 units per
Homestead
High Density)
acre
8
--
--
-
8
No
No: constrained
portion of the
2 acres
site is not
Very High
included in the
Density/ Very
30 units per
capacity
4: The Groves
High Density
acre
48
--
48
calculation
Planned
Comm./ (CDP
78-01- Mixed
9 acres
Use & Very
High
30 units per
5: Ventanas"
Density)
acre
230
--
-
230
No
21.5 acres
Low Density/
Hillside
3.5 units per
6: Oliva
Residential
acre
-
-
40
40
No
1.8 acres
Medium High
7: The Cove
Density/ RS-
8 units per
Estates
4,000
acre
-
4
4
No
257 acres
Planned
8: Pacifica San
Comm./ CDP
3.7 units per
Juan"
81-01
acre
-
--
39
282
321
Yes
San Juan Capistrano Housing Element 58
Table 25
Sites Inventory Table
N otes:
Housing Element law allows local governments to utilize "default" density standards determined by HCD. Per HCD's determination, cities in
Orange County (including San Juan Capistrano) with sites allowing a density of at least 30 dwelling units per acre can be used to meet lower-
income RHNA requirements.
*Calculations of realistic capacity assume that properties will achieve a density that is 80 percent of the maximum allowed density with the
exception of the Ventanas site (Site 5). For Site 5, realistic capacity calculations use a slightly higher percent (85 percent) of the maximum
allowed density based on recent developer interest in the site. Discussions with potential developers indicate that realistic capacity for the site is
closer to 93 percent of maximum allowed density (in excess of 250 units).
**Affordability of units for the Pacific San Juan site is based on the Planned Community zoning 7.4 acres for a multi -family development
proposing 10.5 du/ac and able to accommodate Moderate Income housing based on affordability levels presented in the General Plan Housing
Element.
*** Sites #6-10 were previously included in the 2008 Housing Element.
Site Details
Site 1— The Oaks (APN: 664-041-09/--101-12)
This site is a 10.2 -acre lot on the edge of the City's eastern border and south of Ortega Highway. The current use
on the site is an equestrian stable. A residential development would be a more efficient use of the site and given
the potential units that can be built, may be a financial incentive for the current owners to redevelop. There is a
pending development proposal on this site for 32 units with RS -10,000 zoning.
Site 2 — Calle Lorenzo (APN: 649-052-08 & 649-053-13)
This site is a 1.89 acre lot east of Camino Capistrano and south of Junipero Serra Road. It contains the potential for
a total of 12 units in RS -4,000 zoning. The current use on the site is one single family unit. The site is zoned to
San Juan Capistrano Housing Element 59
Realistic
Capacity
by RHNA Affordabilit
Level
Size/
Very
Above
Environmental
Existing
Allowed
Low
Low
Moderate
Moderate
or
General Plan/
Maximum
(0-50%
(51-80%
(81-120%
(120%+
Infrastructure
Site Name
Zoning
Density
of AMI)
of AMI)
of AMI),
of AMI)
Total
Constraints
_ —
_
2.10 acres
Medium High
9: Don Juan
Density/ MRD-
8 units per
Duplex Property
4,000
acre
-
--
8
8
Yes
3 acres
Medium Low
10: Hidden
Density/ RS-
3.5 units per
Creek Estates
10,000
acre
--
--
--
8
8
Yes
2.52 acres
Very High
Density/ Very
30 units per
11: City Hall
High Density
acre
61
_
61
No
Total
1 311.36 acres
347
-
39
386
772
N otes:
Housing Element law allows local governments to utilize "default" density standards determined by HCD. Per HCD's determination, cities in
Orange County (including San Juan Capistrano) with sites allowing a density of at least 30 dwelling units per acre can be used to meet lower-
income RHNA requirements.
*Calculations of realistic capacity assume that properties will achieve a density that is 80 percent of the maximum allowed density with the
exception of the Ventanas site (Site 5). For Site 5, realistic capacity calculations use a slightly higher percent (85 percent) of the maximum
allowed density based on recent developer interest in the site. Discussions with potential developers indicate that realistic capacity for the site is
closer to 93 percent of maximum allowed density (in excess of 250 units).
**Affordability of units for the Pacific San Juan site is based on the Planned Community zoning 7.4 acres for a multi -family development
proposing 10.5 du/ac and able to accommodate Moderate Income housing based on affordability levels presented in the General Plan Housing
Element.
*** Sites #6-10 were previously included in the 2008 Housing Element.
Site Details
Site 1— The Oaks (APN: 664-041-09/--101-12)
This site is a 10.2 -acre lot on the edge of the City's eastern border and south of Ortega Highway. The current use
on the site is an equestrian stable. A residential development would be a more efficient use of the site and given
the potential units that can be built, may be a financial incentive for the current owners to redevelop. There is a
pending development proposal on this site for 32 units with RS -10,000 zoning.
Site 2 — Calle Lorenzo (APN: 649-052-08 & 649-053-13)
This site is a 1.89 acre lot east of Camino Capistrano and south of Junipero Serra Road. It contains the potential for
a total of 12 units in RS -4,000 zoning. The current use on the site is one single family unit. The site is zoned to
San Juan Capistrano Housing Element 59
permit a larger capacity, and over the last year the site been investigated for development. No applications for
development have been received to date. Given the potential units that can be built, redevelopment to the sites
full potential is expected.
Site 3 — C. Romer Homestead (APN: 666-241-12)
This site is a 0.35 -acre lot east of Rancho Viejo Road and south of Ortega Highway. It contains the potential for a
total of 8 units at densities that can accommodate affordable housing. The site is zoned to permit a larger capacity,
and over the last year the site been investigated for development. No applications for development have been
received to date. Given the potential units that can be built, redevelopment to the sites full potential is expected.
Site 4 — The Groves (APN: 121-050-21)
This 2.0 -acre vacant site is located on the northwest corner of Camino Capistrano and Junipero Serra Road. The
site has a potential development capacity for 48 units at densities that can accommodate affordable housing. The
site was rezoned in January 2014 from Office Commercial to Very High Density Residential. The new zoning
designation allows for development of residential uses at 30 units per acre. The site is owned by the City of San
Juan Capistrano, and the City has been actively engaging developers to pursue potential development of the site as
affordable housing. Environmental constraints that would have limited development have already been accounted
for in the site analysis. With the required 75 foot set back from the creek as part of the Resource Agency
permitting requirements and the full right-of-way for Camino Capistrano, the site provides two net useable acres.
Only 2 acres are used to calculate realistic capacity.
Site 5 — Ventanas (APN: 666-131-09/-13/--15)
This 9 -acre vacant site located east of Interstate 5 and north of San Juan Creek, has been identified as a potential
site for housing development due to access to transit, schools, etc. The site additionally has a potential for mixed
use. The site has a potential development capacity for 230 units. The realistic capacity of 230 units is supported by
a recent developer analysis which determined that 253 units could be accommodated on the site with a mixed use
element. For the purposes of this site inventory, capacity for the Ventanas site is based solely on the portion of the
site allowing Very High Density residential and does not include portions of the site allowing commercial
development.
The Ventanas site was rezoned in January 2014 from Planned Community (Sector B-2 Industrial Park) to Planned
Community (Sector B-3 Very High Density Residential). Under the Comprehensive Development Plan for the area,
the City's Very High Density Residential zone regulates the land use and development standards for the portion of
the site included in this sites inventory. The new zoning designation allows for development of residential uses at
30 units per acre. Further, the site is subject to the City's inclusionary housing requirement, under which
developers of new residential developments with two or more units are required to provide 10 percent of the
development as affordable housing or to pay fees in -lieu of reserving affordable housing units for very low, low,
and moderate income households. The City has successfully financially assisted several affordable projects with
housing in -lieu fee funds and will continue to explore the use of these fees to increase affordability of
development on this site.
The City understands that the Ventanas site contributes 230 of the inventory's 347 very low and low income
housing units. Given the site's zoning and suitability for residential development as well as City's affordable
housing incentives and programs, the City is confident in the site's potential to meet the inventory projections.
Sites 6 —10
Opportunities for moderate or above moderate income housing are available on sites #6 - #10. These five sites
were previously included in the 2008 Housing Element, have appropriate zoning in place and have not been
San Juan Capistrano Housing Element 60
developed. Site #6, Oliva, has the potential for 40 low-density units on 3.5 acres. Site #7, The Cove Estates
(referred to as Village Alipaz in the 2008 Housing Element), has the capacity for 4 units in 1.8 acres zoned RS -4,000.
Affordability of units for the Pacific San Juan site (Site #8) is based on the Planned Community zoning 7.4 acres for
a multi -family development proposing 10.5 du/ac and able to accommodate moderate income housing based on
affordability levels presented in the Housing Element. Site # 9, the Don Juan Duplexes property, is located at the
terminus of Andres Pico west of Interstate 5. The site has the potential development of 8 units on a total of 2.1
acres in MRD -4000 zoning. Site # 10, Hidden Creek Estates, is located west of Camino Capistrano and has the
potential for the development of 8 units on a total of 3.0 acres in RS -10,000 zoning.
Site 11: City Hall (APN: 668-101-10)
Site 11 is currently zoned for high density residential development and currently houses City Hall and a Public
Works & Utility Department equipment storage building. The site has a capacity for 61 units at densities
appropriate to accommodate lower-income housing. The site was rezoned in May 2016 from Commercial
Manufacturing to Very High Density Residential. The new zoning designation allows for development of residential
uses at 30 units per acre. The City owns this site, and the will actively engage developers to pursue potential
development of the site as affordable housing (see Program 1). Current use of the site as a City Hall is not an
impediment to development of the site, as the current site was intended as a temporary location. Upon Council
approval of a development project on the site, City Hall offices would be relocated. The City is currently exploring
site options for relocation of City Hall.
The City updated the Housing Element site table in May 2016 to replace two sites which were identified as
inappropriate for housing development with a site (Site #11) which offered more realistic development
opportunities. The first site, Rancho San Juan Apartments, was removed due to the City Council finding that the
traffic study for the development showed inadequate traffic and circulation capacity. The second site, Camino Las
Ramblas, was removed due to the site no longer being identified as surplus property by the Capistrano Unified
School District (previously identified the site as surplus in 2006), who maintain an option to purchase the property
from the current property owners.
San Juan Capistrano Housing Element 61
HOUSING SITES
SITES tDC"HEID IN ME V21M 19 ELEWNT
NO ZONE CKOWAPRO" 0
PROPOSCO FOR REMG A
cwmct I
HIDDEN CREEK
ESTATES
THE GROVES
CABLE I-ORENZO
ru
OLIVA
11
DON JUAN
DUPLEX
HC,MESTEAP
CITY HALL
THE COVES
SAN JUAN
HQUaING SRE
SUES IDENTIFIED IN THE IQIM14 ELEMENT
P40 ZONE CRANGE MOPOSED
MOPOSED FOR REZONW, A
San Juan Capistrano Housing Element 62
Environmental and Infrastructure Constraints
The inventory above takes into account any environmental constraints (habitat, flood and noise hazards, steep
slopes, and other constraints), as part of the City's site by site analysis. Any environmental constraints that would
lower the potential yield (e. g., steep slopes) have already been accounted for in the site/unit capacity analysis.
Full urban level services are available throughout the City and specifically to each of this site. Such services are (or
will be) in place prior to development and adequate for the potential unit yield on each site. Specifically, water and
sewer service are available to all parcels within the City, including each of the sites in this inventory, and the City
has the water and sewer capacity to service the number of units necessary to meet, and substantially exceed, the
regional share goals.
Comparison of Sites Inventory and RHNA
Identified properties in the sites inventory have the combined capacity to accommodate 772 income -targeted
housing units on vacant and underutilized residential sites and meet the RHNA for the 2014-2021 planning period.
Table 26
Comparison of Sites Inventory and RHNA
Financial Resources
Housing In Lieu Fees
The City has required, and will continue to require, all new residential developments to provide a minimum of ten
percent of its units as affordable through its implementation ordinances. If a residential developer does not
provide the units within the boundary, they may participate in the construction of affordable housing in another
location in the City or be subject to payment of the Housing In -lieu fee which is calculated using the housing
market variables. The rental developments have a fee that is calculated annually, and ownership developments
have a fee that is calculated monthly. The fee formula is within the City of San Juan Capistrano Municipal Code
Section 9-5.103. The Housing In -lieu Fee is used to assist in the creation of affordable housing opportunities.
Housing Choice Voucher
The Orange County Housing Authority administers the Housing Choice Voucher Program (formerly the Section 8
Rental Assistance Program) that extends rental subsidies to very low-income households. The subsidy represents
the difference between the excess of 30 percent of the recipient's monthly income and the federally approved fair
market rents. As of October 2013, the Orange County Housing Authority was assisting 68 households through the
Housing Choice Voucher Program.
San Juan Capistrano Housing Element 63
Very
Above
Income Category
Low
Low
Moderate
Moderate
Total
_
Total Sites (with
Appropriate Zoning in
347
39
386
772
Place)
RHNA
147
104
120
267
638
Surplus/Shortfall
+96
-81
+119
+134 units
W-)
Financial Resources
Housing In Lieu Fees
The City has required, and will continue to require, all new residential developments to provide a minimum of ten
percent of its units as affordable through its implementation ordinances. If a residential developer does not
provide the units within the boundary, they may participate in the construction of affordable housing in another
location in the City or be subject to payment of the Housing In -lieu fee which is calculated using the housing
market variables. The rental developments have a fee that is calculated annually, and ownership developments
have a fee that is calculated monthly. The fee formula is within the City of San Juan Capistrano Municipal Code
Section 9-5.103. The Housing In -lieu Fee is used to assist in the creation of affordable housing opportunities.
Housing Choice Voucher
The Orange County Housing Authority administers the Housing Choice Voucher Program (formerly the Section 8
Rental Assistance Program) that extends rental subsidies to very low-income households. The subsidy represents
the difference between the excess of 30 percent of the recipient's monthly income and the federally approved fair
market rents. As of October 2013, the Orange County Housing Authority was assisting 68 households through the
Housing Choice Voucher Program.
San Juan Capistrano Housing Element 63
Department of Housing and Urban Development Grants
The City receives CDBG/HOME funds through the competitive state HUD program as San Juan Capistrano is not an
entitlement jurisdiction. Since 2008, the City has received $1,379,942 through State Grants and reimbursements
from loans for the Owner Occupied Rehabilitation Program. This averages $275,988 received annually for the
Owner Occupied Rehabilitation Program. This program offers $20,000 to $30,000 loans for Lower income
households to correct code violations, Health and Safety concerns, weatherization improvements and accessibility
improvements.
Administrative Resources
The City of San Juan Capistrano Development Services Department is the lead department implementing a number
of the programs outlined in this Housing Element. The Development Services Department provides information
and advisory services to decision makers and the public regarding the growth and development of the community
to ensure balanced physical development. The Development Services Department has three divisions; Planning,
Building and Safety, and Code Enforcement. The Planning division processes current and long-range development
applications in accordance with the City's adopted General Plan and zoning regulations and provides staff support
to the City Council, Planning Commission, Cultural Heritage Commission, Zoning Administrator, and Environmental
Administrator. The Building and Safety division reviews and approves building plans, issuance of building permits,
and inspection of buildings during and after construction. The Code Enforcement division responds to potential
violations of the City of San Juan Capistrano Municipal Code. The department is also responsible for managing the
City's preservation and maintenance of the City's historic structures.
Opportunities for Energy Conservation
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating and
cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban
energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these
resources are available for use by future generations. Also a number of benefits are associated with energy
conservation including improved air quality and lower energy costs.
The City has included energy conservation standards within the regulations that must be satisfied when presenting
plans for permit issuance. The City has adopted the most recent energy standards (minimum) as required by the
State of California. Although the City has not imposed increased standards for the energy conservation based upon
the initial increased cost of construction, the City worked with local utility companies to include energy saving
methods on the City's Web site as a public information service.
The City's energy goals, stated in the Public Services and Utilities Element of the General Plan, make every effort to
conserve energy in the City thus reducing dependence on fossil fuels. The City's policies relating to energy include
encouragement of the use of alternate energy systems, urban design that maximizes opportunities for solar energy
use and energy conservation, and promotion of energy conserving standards and requirements for new
construction.
Title 24, Building Energy Standards for Residential Development, establishes energy budgets or maximum energy
use levels. The standards of Title 24 supersede local regulations, and State requirements mandate Title 24
requirements through implementation by local jurisdictions. The City will continue enforcement of local and state
energy regulations for new residential construction and continue providing residents with information on energy
efficiency.
San Juan Capistrano Housing Element 64
EVALUATION OF PREVIOUS
HOUSING ELEMENT PROGRAMS
EVALUATION OF PREVIOUS
HOUSING ELEMENT PROGRAMS
This section analyzes the City's accomplishments during the past Housing Element, as adopted on October 19,
2010, cycle through July 2014. This is performed by evaluating the previous Housing Element in the two contexts:
(1) the City's progress towards meeting its housing goals and program objectives; and (2) the City's progress
towards meeting its Quantified Objectives, especially its Regional Housing Needs Assessment goals. This evaluation
is a key component in the determination of goals and programs to be included in the 2014-2021 Housing Element.
EVALUATION OF PREVIOUS HOUSING ELEMENT
An important component of this revised housing element is the evaluation of the previous housing element. It is
important to determine if the housing needs have changed, if the goals and policies are still relevant, and if the
programs were effective. These questions were systematically considered as part of the 2014-2021 Housing
Element update. The analysis is summarized in the following paragraphs and is reflected throughout the revised
Housing Element.
Quantified Objectives
Housing Element law requires that quantified objectives be developed with regard to new construction,
rehabilitation, conservation and preservation activities that will occur during the housing element planning period.
Table 27 summarizes the City's quantified objectives for the previous Housing Element cycle and progress in
meeting those objectives.
Table 27
Quantified Objectives and Progress from Previous Housine Element
Extremely Very Low- Moderate- Above
Low Income* Low- Income Income Moderate- Totals
Income Income
New Construction
Goal
105
123
188
210
313**
939
Progress
56
20
2
273
351
Rehabilitation
Goal
25
25 50
0 0
100
Progress
7
13 29
0 0
49
Conservation
Goal 30
30
0 0 0 60
Progress 34
34
0 0 0 68
(Preservation
Goal
0
0
1,350
0
0
1,350
Progress
0
0
1,350
0
0
1,350
* Extremely low Income was estimated based upon 2000 Census (953 extremely low income households divided by 2,076
total very low income households =46%; 228 very low income projected households times .46 = 105.
** The 313 units represent the original 436 units minus the construction of 123 above moderate -income units between
January 1, 2006 and July 1, 2008.
San Juan Capistrano Housing Element 65
New Construction
The City's regional share for the 2008-2014 period was 1,062 new dwelling units. As shown in Table 6, 351 new
units were constructed during the last Housing Element cycle's reporting period. The total number fell short of the
City's RHNA's quantified objective for total unit (939) as well as for the separate income categories. The City used
two programs to stimulate the construction of new units for very low and low income households: Affordable
Density and Inclusionary Housing. Seventy-eight new units for very low- and low-income households and two units
for moderate -income households were constructed. This includes the Habitat for Humanity development off Calle
Rolando (18 low, and 9 very low income units), the Little Hollywood development in the historic Los Rios district
(10 very -low income units), the Seasons Senior Apartments off Rancho Viejo Road (10 low, and 28 very low income
units), one low income unit in Capistrano Valley Mobile Estates off Avenida Aeropuerto, and two secondary
dwelling units which are considered to be available for moderate income households.
Rehabilitation
The City funded rehabilitation through the Owner -Occupied Rehabilitation Loans. The City has rehabilitated a total
of 49 residential units during the 2008-2014 period. Funding during this 2008-2014 period was provided from the
2007 HOME grant awarded to the City from the State of California and from CDBG and HOME program income.
When loans made with HOME and Community Development Block Grant funds are repaid, this income is then used
to fund additional housing rehabilitation loans.
Conservation
The City's quantified conservation objective for 2008-2014 was 30 for extremely low and 30 very low income
households based on continuing the existing number of Housing Choice (formerly Section 8) vouchers. As of
October 2013, the Orange County Housing Authority was assisting 68 households through the Housing Choice
Voucher Program.
Preservation
The quantified objective refers to the City's actions to preserve the affordability of 1,350 mobile home rental
housing units. As of October 2013, affordability of all 1,350 mobile homes were preserved. Conservation efforts
were conducted primarily through the Mobile Home Park Conversion ordinance which establishes regulations that
a mobile home park owner/operator must satisfy before a land use conversion is to be considered. The City
received an application from the owner of Capistrano Terrace Mobile Home Park to close the park. The City has
hired a consultant to prepare the Relocation Impact Report. Prior to the City's approval of the Relocation Impact
Report, the park residents negotiated to purchase the park from the owners.
Program Summary
Program 1: Mixed -Use Zoning
Objective: Discuss the policy recommendation to allow for the inclusion of mixed-use development of secondary
residential units with development of principal commercial uses
Progress: The City was successful in completing a re -zone and General Plan Amendment to permit mix -use zoning
within the Historic Down Town through the Historic Downtown Master Plan. Additionally, the City approved of a
new Planned Community, Distrito La Novia/San Juan Meadows, which allows for the mixed use development of
condo multifamily housing, apartment housing, retail, office, and hotel commercial on the same site.
San Juan Capistrano Housing Element 66
Continued Appropriateness: The City completed this program by establishing a master plan and planned
community which incorporate mixed-use provisions within two years of adopting the Housing Element. This
program will be continued in the Housing Element and will focus on continued efforts to expand mixed use
opportunities in the City.
Program 2: Inclusionary Housing
Objective: Evaluate how this program may be combined with the City's Density Bonus program to maximize
affordable housing opportunities and make appropriate necessary revisions that will comply with state law and
maximize the production of affordable housing without necessarily constraining development.
Progress: In 2009, the City updated the Housing In -Lieu fee to a variable amount which is directly associated to
housing costs. Since updating the fee, the City has entitled two developments which have chosen to include
affordable units within their developments opposed to paying a fee, and is currently negotiating terms of a third.
The City assessed the possibility of combining the Inclusionary Housing requirement with the Density Bonus, as
well as the Housing In -lieu fee attributed to the Inclusionary Housing requirement. The City has not found a benefit
to creating a conjoined program, but as more developers provide ten percent of the residential development, it is
likely the developers will take advantage of the City's Density Bonus program to maximize their development
possibilities.
Continued Appropriateness: This program is completed as the City has evaluated combining the Inclusionary
Housing program with other programs and has decided against combining affordable housing programs. The
program aspects that have been completed are removed from the Housing Element and the program will focus on
continued implementation and evaluation of the Inclusionary Housing program.
Program 3: Density Bonus
Objective: The City will revise its current density bonus program to comply with the new state law. Additionally,
the City will evaluate how the ordinance may be applied in conjunction with the City's Inclusionary Housing
program to maximize affordable housing opportunities and make appropriate necessary revisions that will comply
with state law and maximize the production of affordable housing without necessarily constraining development.
Progress: The City completed this program by adopting a new Density Bonus Program ordinance in
compliance with state law. Additionally, the City evaluated how the ordinance may be applied in conjunction
with the City's Inclusionary Housing program to maximize affordable housing opportunities. The City has not found
a benefit to creating a conjoined program, but as more developers provide ten percent of the residential
development, it is likely the developers will take advantage of the City's Density Bonus program to maximize their
development possibilities.
Continued Appropriateness: This program has been fully implemented and will be removed from the 2014 Housing
Element.
Program 4: Density Gap Financing/City Housing In -Lieu Fees/Redevelopment Financing
Objective: Use Density Gap Financing to provide affordable housing at densities lower than those that normally are
necessary to support affordable housing. Require all new residential developments to provide a minimum of ten
percent of its units as affordable or pay an in -lieu fee. Use redevelopment set-aside funds to promote affordable
housing.
San Juan Capistrano Housing Element 67
Progress: The City financially assisted two affordable projects with housing in -lieu fee funds, Habitat for Humanity's
27 unit project and Season's Senior Apartments Phase 11 38 unit project. The City revisited the in -lieu fee to assess
key policies and updated the fee to a variable amount directly connected to the housing market. Since updating
the fee the housing market did not allow for any new developments to occur, resulting in the City only taking in
approximately $190,000 during the 2008-2014 period. The City completed a 10 unit addition to the Little
Hollywood Affordable Rental Housing program, to total 24 units within the development, using redevelopment set-
aside funds, and assisted in the development of Habitat for Humanity's 27 unit development by providing a
development loan.
Continued Appropriateness: Redevelopment was terminated by the State of California effective February 2012.
Portions of the program linked to redevelopment funding will be removed. Providing financing mechanisms is a
critical step in increasing affordable housing opportunities. This program will remain in the 2014 Housing Element
but will be folded into a general Inclusionary Housing program.
Program 5: Smart Growth Housing Opportunity
Objective: To augment the capacity of the mixed-use zones and the remaining available multi -family residential
sites, the City would amend the City's Land Use Code to include zoning text designating specific mixed-use sites to
allow residential uses as secondary uses. Once amended, developers would be allowed to include residential uses
as a secondary use without having to individually go through a General Plan Amendment or rezoning process.
Progress: The City determined that the historic downtown area was the ideal location for a Smart Growth Housing
Opportunity and successfully completed a re -zone and General Plan Amendment to permit mix -use zoning within
the Historic Down Town through the Historic Downtown Master Plan.
Continued Appropriateness: The City implemented this program by establishing a master plan and planned
community which incorporate mixed-use provisions within two years of adopting the Housing Element. Many
aspects of this program are also included in the general Mixed Use program. To eliminate redundancy, this
program is removed from the Housing Element and key aspects are included in a general Mixed Use program.
Program 6: Zoning Code — Existing Provisions
Objective: The City has identified sustainable design standards as an issue for which the City Council has a high
level of interest. The City Council directed the Development Services Director to identify specific efforts or
incentives to pursue through amendments.
Progress: The City Council encourages sustainable design standards through fee waivers of sustainable energy
installation. The City Council adopted a form based code for the historic Downtown Master Plan which encourages
sustainable design standards for the residential elements.
Continued Appropriateness: The City implemented this program by establishing a master plan and planned
community and programs to encourage sustainable design standards within two years of Housing Element
adoption. This program is removed from the 2014 Housing Element, but policies encouraging sustainable design
standards will remain.
Program 7: Overall Land Use Plan Implementation
San Juan Capistrano Housing Element 68
Objective: The City will continue to apply zones through the Zoning Code and Zoning Map to correspond with the
Land Use Element's residential designations to continue to provide a range of residential housing types and
densities.
Progress: The City amended zoning within the Forester Canyon Planned Community, thus creating a new Planned
Community, Distrito La Novia / San Juan Meadows, which includes single-family units, condo units, and apartment
units, in addition to several commercial uses. The City also approved of the Historic Town Center Master Plan
which allows for 213 multifamily units in the City's downtown, The City is also in the beginning stages of reviewing
several new residential developments including a 100 unit apartment complex which would require a General Plan
Amendment.
Continued Appropriateness: The City completed this program by taking steps to apply zones which provide a range
of residential housing types and densities, and still has capacity for housing, both in terms of vacant land suitable
for residential development and potential for redevelopment/in-fill/smart growth opportunity areas. Using the
City's Land Use Element and Zoning Code to provide for varied housing types and densities is a routine function of
the City. As such this program is not necessary and is removed from the 2014 Housing Element.
Program 8: Accessory Units
Objective: The City will apply zoning code provisions that allow accessory units (also known as secondary units or
granny flats) by right in all single family residential zones, in accordance with state law
Progress: The City has affordability covenants which are adaptable to secondary dwelling units and will continue to
encourage homeowners to permit the covenant over their secondary dwelling unit.
Continued Appropriateness: The City completed this program by establishing a policy to encourage homeowners to
establish affordability covenants over their secondary dwelling units. However, no residents have opted to
establish affordability covenants over their new secondary dwelling units. The City also has a second unit
ordinance in place that complies with state law. Aspects of the program that have been implemented are removed
from this Housing Element. The program aspects related to affordability of second units will remain in 2014
Housing Element and will be renamed to accurately reflect its intent.
Program 9: Constraints for Housing for the Disabled
Objective: This program will develop a formal reasonable accommodation procedure for persons with disabilities
as related to zoning/development and building permit processes. The City will analyze its zoning ordinance and
procedures to ensure that it is providing flexibility in and not constraining the development of housing for persons
with disabilities
Progress: The City has reviewed and evaluated its zoning and development standards and has found limited
constraints to development, maintenance, and improvements of housing for disabled persons. The City has offered
a zoning variance procedure to provide flexibility should any element of the Zoning Code restrain the development
of accessible structures and areas. The City has improved the relationship with the Fair Housing Council for the
response to existing private residential developments which may not meet the current maintenance and
improvement standards for persons with disabilities. Additionally, the City continues to assist with accessibility in
existing dwelling units for qualified households through the Owner -Occupied Rehabilitation program.
Continued Appropriateness: The City met the objective of conducting an analysis of the code to determine if
constraints exist. This program is revised to exclude the completed program objectives. A reasonable
San Juan Capistrano Housing Element 69
accommodation ordinance or procedure was not set in place and as such the program will be renamed Reasonable
Accommodation Procedure to focus on that aspect of the program in the 2014 Housing Element.
Program 10: Constraints for Housing for Care Facilities
Objective: The City will assess its ordinance and definitions related to license care facilities in order to determine
their compliance with recent State legislation.
Progress: The City permits licensed care facilities of six or less persons within all single family residential districts
with a discretionary review or "by right" and may permit licensed care facilities of six or more persons within all
single family residential districts through a conditional use permit which is approvable by the City's Planning
Commission.
Continued Appropriateness: The City completed this program by analyzing the code for state law compliance within
twelve months from the Housing Element adoption. This program is removed from the 2014 Housing Element.
Program 11: Agricultural Worker Housing
Objective: Evaluate zoning ordinance to be consistent with state law regarding farm worker employee housing
Progress: The City continues to allow for the development of residential developments and does not require
Conditional Use Permits or other discretionary reviews for the use of the property, so long as the use remains
residential. Additionally, the City does not restrict the number of occupants within a housing unit beyond the
health and safety standard established by the building code.
Continued Appropriateness: The City completed this program by analyzing the code for state law compliance within
36 months from the Housing Element adoption. This program is removed from the 2014 Housing Element.
Program 12: Emergency and Transitional Housing
Objective: The City will revise its current provisions for emergency and transitional housing for any potential
constraints and to bring the local processes and procedures into compliance with the provisions of SB 2.
Progress: The City revised the zoning code to permit emergency and transitional housing without a conditional use
permit or other discretionary action, and established guidelines to ensure the future developments would be well
integrated into the zone. The amendment enables 27 sites within the City to accommodate emergency and
transitional housing "by right". The 27 sites total approximately 180 acres, thirteen of which are vacant land.
Continued Appropriateness: The City completed this program by adopting an Emergency and Transitional Housing
ordinance in compliance with state law (Ordinance 994). The City will explicitly address transitional and supportive
housing in all other zones in the zoning code and permitting for transitional and supportive housing will be based
on the type of use (residential, boarding house, medical facility) and not the populations served. This program is
renamed and modified to remove completed objectives.
Program 13: Other Potential Constraints: Land Use Controls, Fees and Exactions, Permit Streamlining and
Parking
Objective: The City will engage in a program to improve the efficiency of the development review process. The City
will identify policies or efforts to address fee impacts for housing for affordable housing; such efforts may include,
but not necessarily limited to, fee waivers, fee deferrals, streamlined fee processing, or consolidated fee
schedules. The City will continue its existing policy to expedite permitting procedures for affordable housing
San Juan Capistrano Housing Element 70
projects on a case-by-case basis. The City will continue to monitor its parking standards to insure that they do not
constrain the supply of affordable housing and its land use controls (especially impact development standards).
Progress: The City eliminated several committees including the Housing Advisory Committee, the Design Review
Committee, and the Transportation Commission to streamline the review process. The City is currently establishing
a streamline table which will show developers the process of each type of review to ensure each project remains
on -track. The City identified fee waivers and fee deferrals as the most realistic policies to address fee impacts for
housing for affordable housing. The City will focus on these polices.
Continued Appropriateness: The City completed this program by evaluating constraints and implementing
streamlining procedures to reduce the constraints to affordable housing development. This program is completed
and removed from the 2014 Housing Element. Policies related to affordable housing development and specifically
expedited permitting procedures for affordable housing projects will be included in this Housing Element.
Program 14: Mobile Home Park Rent Control Ordinance
Objective: Implement the Mobile Home Park Rent Control Ordinance
Progress: The City received an application to close the Capistrano Terrace Mobile Home Park in 2008 and
proceeded with Public Hearings. Prior to completing the application, the park owner and residents were able to
negotiate the purchase of the park, and is no longer at risk of closure. The City has continued to oversee the Rent
Control Ordinance and has ensured that since 2008, the rent for each mobile home park has not increased beyond
12.7%.
Continued Appropriateness: Continued affordability of mobile homes is an important to the City. The program will
remain in the Housing Element and will focus on continued implementation of the Mobile Home Park Rent Control
Ordinance.
Program 15: Emergency Foreclosure and Rent Relief Program
Objective: Continue assisting residents through the "Emergency Rent Relief Program" and the "Rental Securement
Program"
Progress: Since 2008, thirteen households have been assisted with emergency rent relief and fifteen households
have been assisted with security deposit assistance.
Continued Appropriateness: This program was supported solely with Redevelopment set-aside funding. Due to the
loss of redevelopment funding and the lack of alternative funding, the program is removed from the Housing
Element.
Program 16: First -Time Homebuyer Downpayment
Objective: Continue to offer the First -Time Homebuyer Program on a limited basis.
Progress: The City offered the First -Time Homebuyer Program on a limited basis. Rising home prices rendered this
program all but infeasible in the City due to the need for purchasers to increase their first mortgage loan amount
and due to the State of California maximum sales price limits. However, the City planned on revising the program,
to allow up to $10,000 or 3 percent of the purchase price, as a down payment assistance program. However
San Juan Capistrano Housing Element 71
because the program was to be funded with Community Redevelopment Agency Housing Set Aside funds the
revised program was never accomplished.
Continued Appropriateness: Due to loss of redevelopment funding, the First -Time Homebuyer Program was
discontinued. Lack of an alternative finding source has made this program infeasible. This program is removed
from the 2014 Housing Element.
Program 17: Mortgage Credit Certificate Program (MCC)
Objective: Continue to participate in and promote Mortgage Credit Certificates through the County of Orange.
Provide 31 MCCs to San Juan Capistrano residents.
Progress: Only a third of the objective was completed. The NHFI representatives encouraged the City to continue
promoting the program to increase the participation.
Continued Appropriateness: This program will be continued in the 2014 Housing Element with the addition of an
objective related to increased awareness of the program.
Program 18: Section 8 Rental Assistance
Objective: Participate in the County of Orange Section 8 Rental Assistance Program
Progress: The City continued to work with the OC Housing Authority to administer the Housing Choice Voucher
Program (formerly Section 8) and supported County efforts to receive additional voucher allocations from HUD. As
of October 2013, the Orange County Housing Authority was assisting 68 households through the Housing Choice
Voucher Program. The City's ability to gain or even maintain its participation in this program at its current level is
dependent upon the annual Federal budget process.
Continued Appropriateness: the Housing Choice Voucher Program is an important resource for San Juan Capistrano
residents. This program is renamed for the 2013-2021 Housing Element to exclude reference to Section 8.
Program 19: Residential Rehabilitation
Objective: Continue to apply for grant funding (CDBG and HOME) to assist in the rehabilitation of housing.
Progress: The City has completed this program by providing rehabilitation loans to 49 units and expects to
complete 10 additional loans by early 2014.
Continued Appropriateness: The City will continue to apply for grant funding (CDBG and HOME) to assist in the
rehabilitation of housing. This program will remain in the 2014 Housing Element and the objective will be modified
to reflect recent funding levels.
Program 20: Capital Improvement Program
Objective: Conduct an annual review of the Capital Improvement Program to insure that adequate infrastructure to
serve existing residential neighborhoods is maintained.
Progress: This program is updated annually during the budget process.
San Juan Capistrano Housing Element 72
Continued Appropriateness: Maintaining a Capital Improvement Program and annually updating the program
during the budget process is a routine function of the City. This program is not necessary and is removed as a
separate program from the 2014 Housing Element.
Equal Housing Opportunities and Administrative
Program 21: Equal Housing Opportunity
Objective: Insure equal housing opportunities are available and requirements are enforced.
Progress: The City has ensured that all housing information, housing website pages, and front counter to the
Development Services Department maintains the fair housing and equal housing opportunity logos, and that any
concerns be addressed or forwarded to the Fair Housing Council of Orange County.
Continued Appropriateness: This program is included in the 2013-2021 Housing Element but will be combined into
a general Fair Housing/Equal Opportunity Program to reduce duplicate programs.
Program 22: Enforcement of Accessible Housing Regulations
Objective: Continue to maintain accessible housing regulations and implement California Title 24 provisions for
development review and approval.
Progress: Complying with Title 24 and accessible housing regulations is a routine function of the City and required
by law. Regulations related to accessible housing are updated regularly to remain compliant with California Code.
Continued Appropriateness: This program is not necessary as complying with Title 24 and accessible housing
regulations is a routine function of the City and required by law. This program is removed from the 2014 Housing
Element.
Program 23: Fair Housing
Objective: Refer all complaints to the Fair Housing Council of Orange County. Through the City's website make
available to the public information about the Fair Housing Council
Progress: The City has an ongoing relationship with the Fair Housing Council of Orange County, and will regularly
refer residents to the Council for numerous concerns including landlord tenant issues, health and safety conditions
provided by landlords, concerns with landlord discrimination, and proper procedures for ending leases and
evictions.
Continued Appropriateness: This program is included in the 2013-2021 Housing Element but will be combined into
a general Fair Housing/Equal Opportunity Program.
Program 24: Federal and State Financing
Objective: The City will facilitate or support the applications of experienced housing developers and homeless
providers for financing to develop affordable housing. The City will meet with potential affordable housing
developers, provide site information, assist in the entitlement processes, and consider on a case-by-case other
incentives, including, but not limited to, fee waivers and modification of standards.
San Juan Capistrano Housing Element 73
Progress: The City partnered with Season's Senior Apartments and Link Housing, combining the financial resources
of Low Income Housing Tax Credits, Redevelopment Funds, and In -Lieu funds, to complete a 38 unit affordable
senior complex. The City also partnered with Habitat for Humanity, combining the financial resources of a CDBG
grant, Redevelopment Funds, and In -Lieu funds, to complete a 27 unit single family development.
Continued Appropriateness: This program is not included the 2014 Housing Element as a separate program but will
be folded into a general program related to affordable housing funding.
Program 25: Local Government Financing
Objective: The City will investigate potential local sources that will generate dedicated housing revenue to
augment the City's affordable housing trust fund.
Progress: The City met with several potential affordable housing developers, and directed them toward City owned
or vacant sites for potential development. Local funding to assist in the development of affordable housing has
been significantly impacted due to the loss of Redevelopment in accordance with California AB 1x26. As the City
receives proposals for development of affordable housing the City will evaluate the assistance that can be
provided.
Continued Appropriateness: This program is removed from the Housing Element as key program aspects are
already included in a general affordable housing program.
Program 26: Annual Review of the Housing Element
Objective: Complete Annual Review of the Housing Element
Progress: Annual reviews have been approved by City Council and sent to the State. The City currently is working
on the 2012-2013 Annual Review.
Continued Appropriateness: Annual Review of the Housing Element is a required and routine function of the City.
This program is not necessary and as such is removed from the 2014 Housing Element as a separate housing
program.
San Juan Capistrano Housing Element 74
HOUSING PLAN
HOUSING PLAN
This Housing Plan sets forth the City's overall housing objectives in the form of Goals, Policies, and Programs. While
most General Plan element programs are located in Appendix A, programs for the Housing Element are contained
within the Element. This format will facilitate the periodic update of the Housing Element, as required by State
Law.
This Plan identifies goals, policies, and programs that guide housing policy for the City for 2014-2021. The
objectives, policies, and programs are consistent with the direction of the other General Plan elements, specifically
the Land Use Element. Each goal is followed by one or more policies that are designed to provide direction to the
policy makers that will enable progress towards the goals. Under the goals and policies of each section programs
designed to implement these goals and policies are listed.
The Housing Element objectives, policies, and programs aim to:
• Encourage the development of a variety of housing opportunities and to provide adequate sites to meet
the 2014-2021 RHNA
• Assist in the development of housing to meet the needs of lower and moderate income households
• Address and where appropriate, and legally possible, remove governmental constraints to housing
development
• Conserve, preserve, and improve the condition of the existing affordable housing stock
• Promote equal housing opportunity for all residents to reside in the housing of their choice
These objectives are required by and delineated in State Law (California Code Section 65583 [c][1]).
GOALS AND POLICIES
HOUSING OPPORTUNITIES
Meeting the housing needs of all residents of the community requires the identification of adequate sites for all
types of housing.
Goal 1: Provide a broad range of housing opportunities with emphasis on providing housing which meets the
special needs of the community.
Policy 1.1: Consistent with the Land Use Element, provide a range of different housing types and unit
sizes for varying income ranges and lifestyles.
Policy 1.2: Continue the City's program of allowing the placement of mobile homes, factory built
housing on vacant residential parcels in single family zoning districts.
San Juan Capistrano Housing Element 77
Policy 1.3: Encourage both the private and public sectors to produce or assist in the production of
housing with particular emphasis on housing affordable to persons with disabilities,
elderly, large families, female -headed households with children, veterans, and homeless.
Policy 1.4: Facilitate the development of second dwelling units on single-family parcels.
HOUSING TO MEET THE NEEDS OF ALL INCOME LEVELS
The City of San Juan Capistrano has encouraged the creation and maintenance of affordable housing opportunities
and has recognized that the success of any such program requires financial assistance. In recognizing this fact the
City has several funding resources that it has availed itself to assist in this endeavor.
Goal 2: To the maximum extent feasible, encourage and provide housing opportunities for persons of lower
and moderate incomes.
Policy 2.1: Encourage the development of affordable housing through the Density Bonus, Inclusionary
Housing, and City financial assistance programs.
Policy 2.2: Facilitate housing development that is affordable to extremely low-, lower-, and
moderate -income households by providing technical assistance, regulatory incentives and
concessions, expedited development review, and financial resources as funding permits.
Policy 2.3: Continue to utilize federal and State subsidies, as well as City housing in -lieu fees in a cost-
efficient manner, to the fullest extent to meet the needs of lower-income residents,
including extremely low-income residents.
Policy 2.4: Implement affordability agreements for all housing projects that receive financial
assistance from the City.
Policy 2.5: Encourage mixed use development on a case-by-case basis to allow for increased housing
opportunities.
Policy 2.6: Target City owned sites available for housing production for working families
Policy 2.7: Promote the development of affordable and special needs housing near transit and/or
"smart growth areas".
Policy 2.8: Encourage energy efficient design in new and rehabilitated development and in existing
housing units as a means to lowering housing costs.
Policy 2.9: Encourage collaborative partnerships to maximize resources available for the provision of
affordable housing to lower-income households.
REMOVAL OF GOVERNMENTAL CONSTRAINTS
Governmental constraints to development of affordable housing exist in every community. Governmental
constraints in San Juan Capistrano are typical of those constraints and include such items as zoning regulations,
enforcement requirements, on and off-site improvements, fees and exactions, processing and permit procedures,
and growth controls. These categories are required to protect the public's health and safety or to provide for
necessary infrastructure to support the project. In order to insure that such governmental constraints are
San Juan Capistrano Housing Element 78
minimized as a barrier to the creation of affordable housing opportunities, the City constantly has to be aware of
their impact of future decisions on the feasibility of such projects and remove such barriers wherever possible.
Goal 3. Reduce or remove governmental constraints to the development, improvement, and maintenance of
housing where feasible and legally permissible.
Policy 3.1: Periodically review City regulations, ordinances, permitting processes, and residential fees
to ensure that they do not constrain housing development and are consistent with State
law.
Policy 3.2: Continue cooperative agreements, as appropriate, with State, County and other agencies,
so that community housing needs are met to the greatest degree possible.
Policy 3.3: Offer financial and/or regulatory incentives, where feasible, to offset or reduce the costs
of developing quality housing affordable to a wide range of households.
Policy 3.4: Accommodate housing needs for extremely low-income households and special needs
persons in the City's development regulations.
CONSERVE, PRESERVE, AND IMPROVE THE HOUSING STOCK
Goal 4. Create and maintain decent housing and a suitable living environment for all households in the
community.
Policy 4.1: Encourage all households to maintain and rehabilitate all housing to prevent
deterioration.
Policy 4.2: Preserve all housing and neighborhoods throughout the City in a safe environment to live,
work and play.
Policy 4.3: Encourage the rehabilitation of deteriorating houses where feasible and provide
assistance when necessary for households who cannot afford the costs of such
improvements.
Policy 4.4: Provide and maintain an adequate level of services and facilities in all areas of the City.
EQUAL HOUSING OPPORTUNITIES
It is important that all segments of the community have equal access to all housing types. The City will proactively
promote equal opportunities for all households
Goal S. Promote equal opportunity for all residents to reside in housing of their choice.
Policy 5.1: Prohibit discrimination in the sale, rental, or financing of housing based on race, color,
ancestry, religion, national origin, sex, sexual orientation, gender identity, age,
disability/medical condition, familial status, marital status, source of income, or any other
arbitrary factor.
Policy 5.2: Continue efforts to facilitate the unimpeded access to housing without consideration of
arbitrary distinctions.
San Juan Capistrano Housing Element 79
Policy 5.2: Accommodate persons with disabilities who seek reasonable waiver or modification of
land use controls and/or development standards pursuant to procedures and criteria set
forth in the Zoning Ordinance.
Policy 5.2: Continue adopted procedures whereby the City refers apparent violations of the law to
enforcement agencies for consideration of remedial actions.
PROGRAMS
The programs contained in this section of the Housing Element describe specific actions the City will carry out over
the eight year Housing Element cycle to satisfy the community's housing needs and meet the requirements of
State law. The programs are organized into five Goal and Policy areas identified in the Goals and Policies.
HOUSING OPPORTUNITIES
Program 1: Adequate Sites
The City of San Juan Capistrano has a RHNA of 638 units for the 2014-2021 RHNA period. The 638 units include
147 extremely/very low-income, 104 low-income, and 120 moderate -income, and 267 above moderate -income
units. The residential sites inventory consists of over 311 acres of vacant and developable land with capacity to
yield at least 772 new units. All site included in the sites inventory have appropriate in zoning in place and can
accommodate the RHNA for all income levels through year 2021. To allow and encourage increased housing
opportunities, revisions to the City's Density Bonus Ordinance will be completed prior to adoption of the 2014
Housing Element to reflect current state law.
The City will:
• Rezone three sites as indicated in Table 25 to allow for residential development at densities of up to 30
units per acre as a means of providing adequate sites to address the City's RHNA shortfall. [Sites 4 and 5
were rezoned in January, 2014; site 11 was rezoned in May, 2016.1
■ Adopt revisions to the General Plan and Zoning Code prior to adoption of the 2014 Housing Element that
will replace land use and zoning designation of "Affordable Family / Senior Housing" (25 units/acre), to
"Very High Density" residential (30 units/acre). [General Plan Amendments and Zoning Ordinance revision
adopted in 2014]
• Maintain an inventory of available sites for residential development and provide it to prospective
residential developers upon request.
• Adopt a revised Density Bonus ordinance prior to adoption of the 2014 Housing Element that is consistent
with Government Code 65915 and Senate Bill 1818 regulations. (Zoning Ordinance revisions were adopted
in January, 2014]
• Encourage Development of sites zoned to accommodate units affordable to lower income households by
1) reviewing all requests for financial assistance on a case-by-case basis, and to the extent fiscally feasible,
providing financial assistance and 2) streamlining development permits for affordable housing
development applications.
San Juan Capistrano Housing Element 80
Encourage development of the City Hall site (Site #11) by: 1) initiating relocation of City Hall upon City
Council approval of a development proposal on Site #11, 2) maintaining close coordination with local non-
profit developers, and 3)annually, during the first quarter of the year starting in 2018, conducting
discussions with City leaders regarding development of the site, the merits of developing the site with
affordable housing, and potentially selling the site at less than market value to encourage development of
a high-quality, affordable development.
Implementing Agency: Development Services Department
Timeframe: Zoning Code Revisions Prior to Adoption of Housing Element. Presentations to City Council at
their annual strategic planning workshop regarding City -owned sites in the sites inventory to be
conducted annually during the first quarter of the year starting in 2018. Biannual contact with non-profit
developers regarding City -owned sites in the sites inventory (February and September). Implementation
throughout the planning period.
Funding Source: General Fund
Program 1A: Sites Inventory Monitoring
The City will implement an annual monitoring procedure to ensure sufficient residential capacity for units
affordable to lower income households is maintained on sites identified to accommodate the RHNA.
• Where an approval of a development on a site identified as having lower income potential in the sites
inventory results in a reduction of potential units below the residential capacity needed to accommodate
the RHNA, the City will identify and designate appropriately zoned sites to accommodate the shortfall.
The City will also monitor site suitability to evaluate whether development and development interest on
sites zoned to accommodate units affordable to lower income households is occurring as expected related
to development types, densities, and quantities. As necessary, in the event that the lower income RHNA
sites are not meeting intended objectives, the City will identify alternate sites with appropriate zoning in
place or alternative sites that may require a rezone (to be completed within six (6) months of such a
determination).
The City will report on the status and implementation of the Housing Element including development occurring on
identified sites as part of the annual reporting process.
Implementing Agency: Development Services Department
• Timeframe: Ongoing implementation and assessment of status of housing sites inventory as part of the
annual reporting process. Annually evaluate site suitability for lower income RHNA sites beginning at the
start of 2019 and on a case by case basis, if necessary, identify alternate sites with appropriate zoning in
place or alternative sites that may require a rezone (to be completed within six (6) months of such a
determination).
Funding Source: General Fund
HOUSING TO MEET THE NEEDS OF ALL INCOME LEVELS
Program 2: Mixed -Use Zoning
San Juan Capistrano Housing Element 81
The City Council amended their policies to allow for the inclusion of mixed-use development with the approval of
the Historic Downtown Master Plan. To further increased residential capacity in a mixed-use context, the City will
explore additional locations to implement mixed-use zoning provisions. Efforts will focus on potential Smart
Growth opportunity areas and possibly other select non-residential areas identified through the City's economic
development programs In assessing whether to expand mixed-use zoning, consideration will be given to the
historic development pattern of existing areas to ensure that land use/zoning changes will result in future
development that is compatible with the character of established neighborhoods.
Once additional areas with mixed use potential are identified, the City will add zoning text designating the specific
sites to allow residential uses as secondary uses. Once amended, developers would be allowed to include
residential uses as a secondary use without having to individually go through a General Plan Amendment or
rezoning process.
Implementing Agency: Development Services Department
Timeframe: Implementation throughout the planning period.
Funding Source: General Fund
Program 3: Inclusionary Housing and In -Lieu Fees
Developers of new residential developments with two or more units are required to provide 10% of the
development as affordable housing or pay fees in -lieu of reserving affordable housing units for very low, low, and
moderate income households. The City has financially assisted several affordable projects with housing in -lieu fee
funds. The purpose of the fees is to promote the construction and/or assistance of affordable housing projects
throughout the City. The fees are dedicated to an affordable housing fund. The collected funds can only be used
for programs outlined in the Hope Plan (Housing Opportunities Program Empowerment Plan), as established by
City Council, in order to meet the housing needs of very low, low, and moderate income households. The programs
assist their housing needs through the production, acquisition, rehabilitation, and preservation of affordable
housing units. The amount of the in -lieu fees is calculated using the housing market variables. The rental
developments have a fee that is calculated annually, and ownership developments have a fee that is calculated
monthly. The fee formula is within the City of San Juan Capistrano Municipal Code Section 9-5.103.
The City will continue to implement and evaluate this program and its impacts on developments. Staff will
encourage developers combine this program with other affordable housing programs (such as the density bonus)
to maximize affordable housing opportunities. In addition the City will make specific efforts to assist in the
development of housing that meets the needs of special needs households such as large families, extremely low
income households, seniors, and persons with disabilities, including developmental. The City will give priority and
expedited permitting for such development proposals and will give priority for the use of these funds.
Implementing Agency: Development Services Department
Timeframe: Implementation throughout the planning period
Funding Source: General Fund, City Housing In -Lieu Fees
Program 4: Housing Choice Voucher Program
San Juan Capistrano Housing Element 82
The City will continue to participate in the County of Orange Housing Choice Voucher Rental Assistance Program.
This program provides rental assistance to eligible very low and low-income households. The subsidy represents
the difference between the rent that exceeds 30 percent of a household's monthly income and the actual rent
charged. The City's ability to gain or even maintain its participation in this program at its current level is dependent
upon the annual Federal budget process. Recent indications from HUD are that Federal support for Section 8 will
not be expanded. As of October 2013, the Orange County Housing Authority was assisting 68 households through
the Housing Choice Voucher Program. The City will work with and support the County's efforts to maintain and, if
funding permits, increase assistance levels.
Implementing Agency: Orange County Housing Authority
Timeframe: Implementation throughout the planning period
Funding Source: U.S. Department of Housing and Urban Development
Program 5: Affordable Housing Funding
The City will facilitate or support the applications of experienced housing developers and homeless service
providers for financing to develop affordable housing. As part of the City activities associated with this program,
the City will meet with potential affordable housing developers, provide site information, assist in the entitlement
processes, and consider on a case-by-case other incentives, including, but not limited to, fee deferrals and
modification of standards. Additionally, the City will strive to use these funds to assist special needs households,
including but not limited to extremely low income households, large families, seniors, and persons with disabilities,
including developmental. In order to make affordable housing development economically feasible, developers
must layer financing from several State and Federal financing sources. Below is a list of the major public financing
programs currently available:
• Low Income Housing Tax Credits— The CA Tax Credit Allocation Committee provides equity for investment for
low-income rental housing projects.
Tax -Exempt Mortgage Revenue Bonds— The CA Debt Limit Allocation Committee provides debt financing for
low-income rental housing project through bond financing.
■ Multifamily Housing Program (Proposition 46)— The CA Housing and Community Development provides debt
financing for rental housing projects, with a set-aside for permanent supportive housing.
■ HOME Investment Partnership Program— The City competes for funds directly to the State of California for
HOME funds. The State of California receives entitlement funds from HUD annually.
• Community Development Block Grant Funds— The City competes for funds directly to the State of California
for CDBG funds. The State of California receives entitlement funds from HUD annually.
■ Project -based Housing Choice Vouchers— The City participates in the County of Orange Section 8 voucher
program.
■ HUD Competitive Grant Funding— HUD issues a Super NOFA annually which makes competitive grant funding
available for the following programs: Section 202 program for senior housing development projects; Section
811 program for housing development projects serving disabled persons; Supportive Housing Program for
transitional and permanent housing development projects serving homeless persons with disabilities, and,
Shelter Plus Care program providing rental assistance and supportive services for homeless persons with
disabilities. The City applies for all grants funding directly to the State of California. It does not receive County
of Orange funds or funds directly from HUD.
San Juan Capistrano Housing Element 83
Housing Opportunities for People with AIDS/HIV— The Orange County Housing Authority receives funds
annually from HUD. The City supports the County or Orange for requests for funding from HUD.
Implementing Agency: Development Services Department, County of Orange
Timeframe: Implementation on an annual basis
Funding Source: State of California HCD; County of Orange; CA Tax Credit Allocation Committee; CA Debt
Limit Allocation Committee
Program 6: Affordability Covenant for Accessory Units
The City has zoning code provisions that allow accessory units (also known as second units) by right in all single
family residential zones, in accordance with state law. This program can be successful in fostering the development
of accessory units throughout the community. The City has also developed an approach to allow for affordability
covenants for new secondary dwelling units and will encourage interested property owners to use this mechanism
to expand affordable housing opportunities in the City.
Implementing Agency: Development Services Department
Timeframe: Implementation throughout the planning period
Funding Source: General Fund
Program 7: Mobile Home Park Rent Control Ordinance
The City's rent control ordinance governs the maximum annual rent increases in all seven of the City's mobile
home parks. The City conducts hearings for mobile home parks in which the owners wanted to raise rents higher
than the allowable rent increase amount. In 2000 the City adopted an ordinance that regulates mobile home park
closures. The City also works with the owners and residents of mobile home parks to facilitate the purchase of
mobile home parks in order to control the costs for mobile home residents. The City also works with the park
residents, reviews pro forma and paperwork, conducts required public hearings, and supports the issuance of tax
exempt bonds for the park purchase.
The City will continue to implement the Mobile Home Park Rent Control Ordinance to ensure that the City's 1,266
mobile homes continue to be the most affordable homeownership option within the City.
Implementing Agency: Development Services Department
Timeframe: Implementation throughout the planning period
Funding Source: General Fund
Program 8: Mortgage Credit Certificate Program (MCC)
The City will continue to participate in and promote Mortgage Credit Certificates through the County of Orange.
This program entitles qualified first time homebuyers to take a Federal income tax credit of 15 percent of the
interest paid on the mortgage. The credit reduces the buyers' income taxes and increases net earnings, thereby
San Juan Capistrano Housing Element 84
increasing the buyers' ability to qualify for a mortgage loan. Qualified applicants must be first time homebuyers
earning no greater than 120 percent of the area median income.
The City will increase awareness of the MCC program by providing information on the MCC program on the City's
website with links to the County of Orange information website and the County's MCC Program Administrator's
website. Flyers and brochures created by the County's MCC Program Administrator will be made available
to residents at key public locations.
Implementing Agency: Orange County Housing Authority
Timeframe: Implementation on an annual basis
Funding Source: California Debt Limit Allocation Committee (CDLAC)
REMOVAL OF GOVERNMENTAL CONSTRAINTS
Program 9: Reasonable Accommodation Procedure
The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to
rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with
disabilities equal housing opportunities. While fair housing laws intend for all people have equal access to housing,
the law also recognizes that people with disabilities may need extra tools to achieve equality. Reasonable
accommodation is one of the tools intended to further housing opportunities for people with disabilities.
Reasonable accommodation provides a means of requesting from the local government flexibility in the
application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or
requirements because it is necessary to achieve equal access to housing. Cities and counties are required to
consider requests for accommodations related to housing for people with disabilities and provide the
accommodation when it is determined to be "reasonable" based on fair housing laws and case law interpreting the
statutes.
The City will create a process for making requests for reasonable accommodation to land use and zoning decisions
and procedures regulating the siting, funding, development and use of housing for people with disabilities.
Information will be provided to residents on reasonable accommodation procedures via public counters and the
City website.
Implementing Agency: Development Services Department
Timeframe: Within 18 months of adoption of the Housing Element
Funding Source: General Fund
Program 10: Emergency, Transitional and Supportive Housing
The City adopted a Supportive Housing Code in 2013 which permits emergency shelters, transitional housing, and
supportive housing facilities within the Public and Institutional zoning district by right, or not subject to approval of
a conditional use permit.
Transitional and supportive housing units are allowed in the City based on the type and character of development.
Transitional housing provides longer term housing (up to two years), coupled with supportive services such as job
San Juan Capistrano Housing Element 85
training and counseling to individuals and families who are transitioning from homelessness to permanent
housing. In a supportive housing development, housing can be coupled with social services such as job training,
alcohol and drug abuse programs, and case management for populations in need of assistance, such as the
homeless, those suffering from mental illness or substance abuse problems, and the elderly or medically frail.
To reflect state law, the zoning code will explicitly address transitional housing and supportive housing.
Consistent with state law, transitional and supportive housing that is provided in zones the permit
residential uses (including mixed-use) will be permitted, conditionally permitted or prohibited in the same
manner as the other zones that permit residential uses (including mixed-use).
The City will monitor provisions of the Supportive Housing Code to ensure that specific conditions and
restrictions do not unduly constrain development of emergency, transitional and supportive housing. If
substantial constraints are identified, revise the Supportive Housing Code accordingly.
Implementing Agency: Development Services Department
Timeframe: Within 18 months of adoption of the Housing Element; Ongoing monitoring of the Supportive
Housing Code
Funding Source: General Fund
CONSERVE, PRESERVE, AND IMPROVE THE HOUSING STOCK
Program 11: Residential Rehabilitation
The City will continue to apply for grant funding (CDBG and HOME) to assist in the rehabilitation of housing. The
City applies directly to the State of California for CDBG and HOME affordable housing grants. Since 1999, the City
has been awarded $6,435,000 in grant funds for the City's owner -occupied housing rehabilitation program, first
time home buyer program, a welfare -to -work child care facility, a planning and technical assistance grant, and a
new construction ownership condominium project. The Citys goal is to provide residential rehabilitation assistance
for 60 units (averaging to about 8 to 9 units per year).
Implementing Agency: Development Services Department
Timeframe: Implementation throughout the planning period
Funding Source: State Community Development Block Grant and HOME Funds
EQUAL HOUSING OPPORTUNITIES
Program 12: Fair Housing and Equal Housing Opportunity
The City will continue to abide by and enforce fair housing laws. To assist in education and understanding of fair
housing rights and protections, the City will continue to distribute information on fair housing and refer fair
housing questions and housing discrimination claims to the Fair Housing Council of Orange County. All housing
advertising, housing public hearing notices, and contracts for housing -related work include fair housing language
as required by the State of California. The City will continue to display the fair housing and equal housing
opportunity logos on all housing information, housing website pages, Community Center, and at the front counter
to the Development Services Department.
Implementing Agency: Development Services Department
San Juan Capistrano Housing Element 86
Timeframe: Implementation throughout the planning period
Funding Source: CDBG, HOME, and General Funds
QUANTIFIED OBJECTIVES
Housing Element law requires that quantified objectives be developed with regard to new construction,
rehabilitation, conservation, and preservation activities that will occur during the eight-year Housing Element
cycle. Table 28 summarizes the City of San Juan Capistrano's quantified objectives for the provision of affordable
housing opportunities based on its programs, during the eight year, 2014-2021, Housing Element cycle.
• The Construction Objective represents the City's RHNA of 74 units for extremely low-income households,
147 units for extremely/very low-income households, 104 units for low-income households, 120 units for
moderate -income households, and 267 units for moderate -income households.
The Rehabilitation objective represents rehabilitation assistance to 60 households through the City's
Residential Rehabilitation Program.
• The Conservation objective represents the conservation of the 1 unit at risk of converting to market rate
and the affordability of the City's 1,266 mobile homes through implementation of the City's Mobile Home
Park Rent Control Ordinance.
Table 28
Total Quantified Objectives
San Juan Capistrano, 2013-2021
• "Note: Pursuant to AB 2634, in estimating the number of extremely low-income households, a jurisdiction can use 50% of
the very low-income allocation or apportion the very low-income figure based on Census data. As shown in Table 3,
extremely low- and very low-income households total 2,615 households, with extremely low-income households
comprising 50% of the 2,615 households. Therefore, the City's very low-income RHNA of 147 units can be split into 73
extremely low-income and 74 very low-income units.
San Juan Capistrano Housing Element 87
Above
I
Very
Low
Moderate
Moderate-
Totals
Extremely
Low-income
Income
Income
Income
Low Income*
New Construction
73
74
104
120
267
638
Rehabilitation
0
30
30
0
0
60
Conservation/
Preservation
0
1
1,266
0
0
1,267
• "Note: Pursuant to AB 2634, in estimating the number of extremely low-income households, a jurisdiction can use 50% of
the very low-income allocation or apportion the very low-income figure based on Census data. As shown in Table 3,
extremely low- and very low-income households total 2,615 households, with extremely low-income households
comprising 50% of the 2,615 households. Therefore, the City's very low-income RHNA of 147 units can be split into 73
extremely low-income and 74 very low-income units.
San Juan Capistrano Housing Element 87
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STATE {]ECALIF .......F S �(yiklSIJMER SERVICES pyN[] 13t71151[�G ACyE1�ICY. _ ED11AL1AiD C RgCI}f�[LV ,1f3 s 1pt
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. EI Camino Avenue, Suite 500 -
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www-hCd.ca.gov
July 21, 2017
Ms. Laura Stokes, Housing Coordinator
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
Dear Ms. Stokes:
RE: City of San Juan Capistrano's Sth Cycle (2013-2021) Draft Housing Element
Thank you for submitting the City of San Juan Capistrano's revised draft housing
element update which was received for review on May 26, 2017 along with revisions
received on July 19, 2017. Pursuant to Government Code (GC) Section 65585(b), the
Department is reporting the results of its review. Our review was facilitated by a
conversation on July 11, 2017 with Ms. Diana Gonzales of MIG, Inc. In addition, the
Department considered comments from the Kennedy Commission, pursuant to
GC Section 65585(c).
As you know, the Department found the element to comply with housing element law on
February 25, 2014. The proposed housing element amendment will not negatively
impact the current compliance status of the City's housing element. Therefore, the
element will remain in compliance with State housing element law (Article 10.6 of the
Government Code) when the draft amendment is adopted. The City of San Juan
Capistrano should submit the adopted amendment to the Department pursuant to
GC Section 65585(g).
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City must continue to engage the community, including organizations that
represent lower-income and special needs households, by making information and
revisions regularly available and considering and incorporating comments where
appropriate.
The Department appreciates the hard work and dedication you and your consultant,
Ms. Diana Gonzales, provided in preparation of the housing element and looks forward
to receiving the City's adopted housing element. If you have any questions or need
technical assistance, please contact Greg Nickless, of our staff, at (916) 274-6244.
Sincerer+,
r Seeger
nt Deput irector
July 7, 2017 �r�wp�►■tom►►�>•1�.�.,■�la►li.i
www.kennedycommission.org
17701 Cowan Ave., Suite 200
Irvine, CA 92614
949 250 0909
Mr. Greg Nickless, Housing Policy Analyst Fax 949 263 0647
Housing & Community Development
2020 W. El Camino Ave., Suite 500
Sacramento, CA 95833
RE: Comments on Updated 2014-2021 Housing Element (May 2017)
Dear Mr. Nickless:
The Kennedy Commission (the Commission) is a broad based coalition of residents and
community organizations that advocates for the production of homes affordable for families
earning less than $20,000 annually in Orange County. Formed in 2001, the Commission has
been successful in partnering and working with Orange County jurisdictions to create effective
housing policies that has led to the new construction of homes affordable to lower income
working families.
The Commission is providing the following comments regarding the City of San Juan
Capistrano's Updated 2014-2021 Housing Element's May 2017 revisions:
1. As stated in our prior comments, there is a serious lack of meaningful outreach to
engage the community/ stakeholders to provide input on any updates, revisions or
amendments on the City's 2014-2021 Housing Element. The City submitted it's third
draft of revisions to HCD on May 25, 2017 and again, for the third time, the
Commission was not informed that revisions were submitted by the City. It wasn't
until Mr. Nickless' email on July 6, 2017 to the Commission requesting our comments on
the revisions that we realized the City had submitted revisions to HCD over a month ago.
An important aspect of the Housing Element process is that the City needs to make
"diligent efforts" to include public input from all economic segments of the community.
The City should have informed the community/ stakeholders that a third draft revision of
the Housing Element was available. More importantly, the City should have provided
community/stakeholders an opportunity with sufficient time to provide public input
before the update was sent to HCD for review. There needs to be meaningful community
outreach for input and the incorporation of public input that reflects the decision-making
and planning process for the City's Housing Element.
2. The element should include a No Net Loss program to ensure the identified sites
accommodate the City's lower income Regional Housing Needs Assessment (RHNA)
of 251 units. In particular, the Housing Element relies heavily on the Ventanas site (230
units) and other sites (i.e., the Groves at 48 units and the City Hall site at 61 units) to
address the City's remaining RHNA for lower income households. If Ventanas and the
other sites identified to accommodate the housing needs for lower income households be
developed at market -rate housing or non-residential uses resulting in a shortfall in sites
for meeting the RHNA, the City should identify and rezone additional sites of appropriate
size and density within a specified timeline (i.e., one year).
Mr. Greg Nickless
July 7, 2017
Page 2 of 2
3. The City should create stronger policies and programs that prioritizes the
development of new rental homes affordable to lower income working families,
especially on city -owned properties such as City Hall and the Groves. With the lack
of available affordable housing funds/resources, lack of vacant land and the high cost of
land in the City, the City should maximize the potential use of city -owned properties by
identifying these properties in the sites inventory. Dedicating and prioritizing city -owned
properties for affordable housing development would be an effective strategy in
addressing the City's lower income housing goals.
In addition, considering there has been no discussion as to when the City Hall is
anticipated to move or where the City Hall will move to, the City should commit to
providing a specific timeline on when a Request for Proposals (RFPs) on city -owned
sites will be released. The RFPs should be offered to affordable home developers who
would effectively leverage the land and funding to create deeper affordability levels.
Please keep us informed of any revisions, updates and meetings regarding the updated 2014-
2021 Housing Element and if you have any questions, please free to contact me at
(949) 250-0909 or cesarc@kennedycommission.org.
Sincerely,
Cesar Co ubia �—
Executive Director