Resolution Number 14-01-21-03 RESOLUTION NO. 14-01-21-03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA, FOR APPROVAL OF A MITIGATED
NEGATIVE DECLARATION AND APPROVAL OF A GENERAL PLAN
AMENDMENT (GPA 13-005) AMENDING THE HOUSING ELEMENT OF
THE GENERAL PLAN
Whereas, on August 8, 2013, at a Joint Meeting of the City Council and the
Planning Commission, the Housing Element was reviewed and considered; and,
Whereas, the City Council directed staff on September 3, 2013, to initiate
an amendment to the General Plan preparing a comprehensive update of the City's
Housing Element and related implementation in accordance with California Government
Code Section 65588(a); and,
Whereas, the proposed General Plan Amendment has been processed
pursuant to Section 9-2.302, Title 9 of the Municipal Code; and,
Whereas, the Environmental Administrator has reviewed the initial study
prepared pursuant to Sections 15063 and 15064 of the CEQA Guidelines; has issued a
draft mitigated negative declaration pursuant to Section 15070 of those guidelines; has
caused a Notice of Mitigated Negative Declaration to be posted pursuant to Section
15072 of those guidelines; has otherwise complied with all applicable provisions of the
California Environmental Quality Act (1970); and all mitigation measures have been
included herein; and,
Whereas, the Planning Commission conducted a duly-noticed public
meeting on December 10, 2013, pursuant to the provisions of Title 9, Land Use Code,
Section 9-2.302, Public Meeting Procedures, Administrative Policy 409, and Planning
Department Policy 510 to consider public testimony on the proposed project and has
considered all relevant public comment; and,
Whereas, the City Council has considered the Environmental
Administrator's determination pursuant to Section 15074 of the California Environmental
Quality Act (CEQA), has considered all project environmental documentation and
technical studies; and,
Whereas, the City Council conducted a duly-noticed public hearing on
January 21, 2014, pursuant to Title 9, Land Use Code, Section 9-2.302, and City Council
Resolution 10-08-17-03, to consider public testimony on the proposed project and has
considered all relevant public comments.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City
of San Juan Capistrano does hereby make the following California Environmental
Quality Act (CEQA) findings with respect to approval of the Mitigated Negative
Declaration (MND):
Whereas, the City Council finds on the basis of the evidence presented
and the whole record before it, including the mitigated negative declaration, and
Page 1 4:P
comments received, that there is no substantial evidence that the proposed project, as
mitigated, will have a significant effect on the environment; and,
Whereas, the City Council further finds that the adoption of the mitigated
negative declaration reflects the City Council's independent judgment and analysis; and,
Whereas, the record of proceedings on which the City Council's decision is
based is located at City Hall for the City of San Juan Capistrano, located at 32400 Paseo
Adelanto, San Juan Capistrano, California and the custodian of record of proceedings is
the City Clerk; and,
Whereas, staff is hereby authorized and directed to file a Notice of
Determination within five working days of adoption of this Resolution as required by
CEQA Guidelines Section 15075.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City Council
of the City of San Juan Capistrano find that the proposed Housing Element is consistent
with the General Plan because:
1. The proposed Housing Element establishes goals, policies, objectives, and
programs to assist in the creation of affordable housing opportunities for all
segments of the community; and,
2. The proposed Housing Element contains an implementation plan with specific
goals for addressing programs for housing improvements (existing), housing
production, housing assistance, review of existing governmental constraints to ^i
remove barriers to creating affordable housing opportunities for very low, low and
moderate income households; and,
3. The Housing Element reflects the comments and requirements from the California
Department of Housing and Community Development and is found to be
consistent with the additional information that was requested.
NOW THEREFORE, BE IT FURTHER RESOLVED, that the City Council
of the City of San Juan Capistrano hereby approve of a Mitigated Negative Declaration
and the Mitigation Monitoring & Reporting Program provided as Exhibit A attached
hereto and incorporated herein, and approval of the Updated General Plan Housing
Element provided as Exhibit B attached hereto and incorporated herein.
PASSED, APPROVED AND ADOPTIT this 21st day of January 2014.
f
AM ALLEVATO, MAYOR
ATT S :'
\ I
MAR A - R IS, CITY L K I
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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. 14-01-21-03 was duly adopted by the City
Council of the City of San Juan Capistrano at a Regular meeting thereof, held the 21s`
day of Janu ry 2014, by the following vote:
AY S: COUNCIL MEMBERS: Byrnes, Reeve, Taylor, Kramer and Mayor Allevato
NOES: COUNCIL MEMBER: None
ABSE T COUNCIL MEMBER: None
MARIA RIS, City CI rk
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MITIGATION MONITORING & REPORTING PROGRAM (MMRP)
GENERAL PLAN AMENDMENT(GPA) 13-003, 13-004, &13-005,
GENERAL PLAN, HOUSING ELEMENT UPDATE
CITY OF SAN JUAN CAPISTRANO, CA
INTRODUCTION
The City of San Juan Capistrano has adopted this Mitigation Monitoring & Reporting
Program (MMRP) in accordance with Public Resources Code (PRC) Section 21081.6 and
Section 15097 of the California Environmental Quality Act (CEQA) Guidelines. The
purpose of the MMRP is to ensure that the proposed project complies with all applicable
environmental mitigation and permitting requirements. Mitigation measures for the project
have been adopted by the City's approving body in conjunction with either the certification
of a Final Environmental Impact Report (EIR) or the adoption of a Mitigated Negative
Declaration (MND). All adopted mitigation measures for the project are integrated into this
MMRP.
Within this document, approved mitigation measures are organized and referenced by
subject category (e.g. Aesthetics, Air Quality, Noise, Hydrology& Water Quality, etc.) and
include those for all topical areas evaluated in the Draft Environmental Impact Report
(DEIR) or the Mitigated Negative Declaration (MND) for the project. The mitigation
measures include information on the method and timing of verification and the
responsible party that will ensure that each measure is implemented. .
Public Resources Code Section 21081.6 requires that the Lead Agency will monitor all
mitigation measures established by the approved environmental determination so as to
ensure that implementation occurs and associated impacts are mitigated. The City of
San Juan Capistrano is the designated lead agency for this Mitigation Monitoring &
Reporting Program and is responsible for the review of any monitoring reports,
enforcement actions, and document disposition.
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Page 1
EXHIBIT A
Mitigation Monitoring&Reporting Program
General Plan Housing Element nage 2 of 2
DATE
METHOD OF TIMING OF RESPONSIBLE COMPLETED
NO. MITIGATION MEASURE VERIFICATION VERIFICATION PERSON &INITIAL-S
Biological Resources
Mitigation Measure R-1: A biological resources assessment shall be prepared
for any development proposal prior to approval of entitlements located on any
land within a Critical Habitat designation or identified in the General Plan
Environmental Impact Report as riparian habitat. This assessment shall identify
the habitat types and quality, identify species occurrence and distribution,
determine the specific impacts to biological resources and characterize the preparation of required Prior to Planning
biological significance of those impacts, and define measures to avoid, reduce biological resources Commission or City Development
B-1 or compensate for any significant impacts attributable to a proposed project. assessment consistent Council approval of Services
The reduction in impacts may include a redesign of the project. The any related
compensation may include creating and/or preserving in perpetuity equivalent or with Resource Agency planning Department.
� better quality habitat at a minimum 1:1 ratio, as will be determined through protocols. application.
D project-specific analysis. The biological resources assessment shall be
p prepared by a qualified biologist and submitted to the Development Services
V Director for review/approval in consultation with the biologist and other as
appropriate to the project. The biological resources assessment shall be
Included in the CEQA compliance documentation for all such proposals.
Cultural Resources
Mitigation Measure C-1: In the event that subsurface resources are
encountered during the course of grading and/or excavation for projects
completed pursuant to Housing Element policy, all development shall
temporarily cease in these areas until the City of San Juan Capistrano Planning
Division is contacted and agrees upon a qualified archaeologist/paleontologist to
be brought onto the project site to properly assess the resources and make
recommendations for their disposition. In the event that human remains are During grading, Development
C-1 discovered,there shall be no disposition of such human remains,other than in Field verification. trenching or Services
accordance with the procedures and requirements set forth in California Health excavation. Department.
and Safety Code Section 7050.5 and Public Resources Code Section 5097.98.
These code provisions require notification of the County Coroner and the Native
American Heritage Commission,who in tum must notify those persons believed
to be most likely descended from the deceased Native American for appropriate
disposition of the remains. The applicable project applicant shall bear all costs
associated with implementino this mitigation measure.
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SAN JUAN CAPISTRANO
2014-2021 HOUSING ELEMENT
DRAFT OCTOBER, 2013
EXHIBIT B
TABLE OF CONTENTS
Introduction...........................................................................................................................1
NeedsAssessment ................................................................................................................6
Constraints to the Provision of Housing. ...................................................................................38
HousingResources...............................................................................................................54
Evaluation of Previous Housing Element Programs.....................................................................62
HousingPlan.........................................................................................................................74
San Juan Capistrano Housing Element 11
LIST OF TABLES
Table 1- Average Persons Per Household...............................................................12
Table 2- Median Household Income........................................................................14
Table 3- Households by Income Categories............................................................15
Table 4- Persons Age 65 Years and Over...............................................................16
Table 5- Single Parent Households.........................................................................20
Table 6- Agricultural Workers.................................................................................21
Table 7- Large Households....................................................................................21
Table8- Employment ............................................................................................................23
Table 9- Projected Change in Total Employment........................................................24
Table 10- Total Housing Units Within Southern Orange County.................................25
Table 11- Projected Housing Units.........................................................:..................26
Table 12- Affordable Housing Projects.......................................................................29
Table 13- Cost of Rental Housing.............................................................................30
Table 14- Median Cost of Resale Homes...................................................................31
Table 15- Housing Affordability.................................................................................32
Table 16- Vacancy Rates (by Percent).......................................................................33
Table 17- Overcrowded Housing Units.......................................................................34
Table 18- Households Experiencing Cost Burden................ .....................35
Table 19- Housing Needs of Low Income Households............ ...............36
Table 20- Regional Housing Needs Allocation 2014-2021...
Table 21- Existing Residential Development Standards...............................................40
Table 22- Building Fees Summary...........................................................................45
Table 23- Planning Related Fees............................................................................45
Table 24- Regional Housing Needs Allocation 2014...................................................55
Table 25- Sites Inventory List...................................................................................57
Table 26- Comparison of Sites Inventory & Regional Housing Needs Allocation ...............60
Table 27- Quantified Objective & Progress from Previous Housing Element......................63
Table 28- Regional Share Needs, San Juan Capistrano 2013-2021.................................84
San Juan Capistrano Housing Element III
LIST OF FIGURES
Figure 1- Percent Change in Population.................................................................................8
Figure 2- Projected Change in Population..............................................................................9
Figure3- Age Distribution...................................................................................................10
Figure 4- Race/Ethnicity in San Juan Capistrano and Orange County..........................................11
Figure 5- Projected Change in Number of Households..............................................................12
Figure 6- Household Income...............................................................................................14
Figure 7- Household Income of Households Age 65 and Over....................................................17
Figure 8- Home Ownership Rates for Households Age 65 and Over............................................18
Figure 9- Home Ownership Rates for Large Households....................................................22
Figure 10- Percentage of Residents Enrolled in College or Graduate School...................................23
Figure 11- Employment by Industry.........................................................................................25
Figure 12- Type of Housing Units...........................................................................................26
Figure 13- Year Housing Built................................................................................................27
Figure 14- Housing Tenure...................................................................................................28
Figure 15- Owner Occupied Housing Value..............................................................................30
Figure 16- Tenure of Overcrowded Housing Units......................................................................24
LIST OF APPENDICIES
Appendix 1- Sites Inventory Table
Appendix 2- Kennedy Commission Comment Letter
San Juan Capistrano Housing Element Iv
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INTRODUCTION
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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
San Juan Capistrano Housing Element 2
private developers, such as 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
J • An analysis of the City's demographic and housing characteristics and trends
San Juan Capistrano Housing Element 3
• 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 Floodplaln 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 4
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 • NAI Capital
• Orange County Association of Realtors • Sandag
• Orange County Housing Providers • South County Community Outreach
• 131A/0C-GAC • RE/MAX Real Estate Services
• Collette's Children's Home • CDC
• Habitat for Humanity Orange County • Orange County Communily Housing
• !HOPE • OC Partnership to End Homelessness_
• Orange County Housing Authority • Regional Center of Orange County
• Fair Housing Foundation • Mission Hospital
• Mary Erickson Community Housing • 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 feuf-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. he
heafings-identi#i tat' nd
the-WeasiAg-€cement-was o bet18F Fespon - r-ns Faesed at these Fneefings:
Representatives e"he-homeless-sernf►unity also-participated in the public hearings and--Tthe Housing
Element draft was revised to include comments and recommendations provided by the lower income
housing advocates and representatives.
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).
San Juan Capistrano Housing Element S
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 develoOna
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 6
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NEEDS ASSESSMENT
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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 Element 9
Figure 1
Percent Change in Population
South Orange County Cities and Orange County_2000—2010_
30%
27%
25%
201A .
15%
10%
5.80%
S%
5%
1.50% 1.70% 1.30% 230%
®Laguna Hills Laguna Rancho San San Juan Orange
SY Niguel Santa Clemente Capistrano County
Margarita
10%
J Source: E-4 Populatian Estimates for Cities,Counties,and the State,2001-2010,Wth 200082010 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 whale. 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.
Son Juan Capistrano(lousing Element 9
Figure 2
Projected Change in Population
I� South Orange County Cities and Orange County,2008—2035
16.0% -
145%
14.0%
11.0%
99%
10.0%
84%
8.1%
8036
60% __5,6% _._.
4.0%
4.0%
15%
aa%
Oona Point Us..ants lagum Niguel Rancho5anra San Clemente San Ina. Orange County
Margwita CaOktnna --�
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
Figure 3
Age Distribution
San Juan Capistrano and Orange County, 2010
!30.0% -- — — 28.3% —_—
e San loan Capistrano
25.0%
ss Orange County 25.5%
11.
120. 0% 184% 17.7%
]5.7%
15.0% 13.8% 14.6%
I
9%
8.9% 101% 10.6%
10.0%
6.2% 6.4%
00%
0104 5to 17 18 to 24 25 to 34 35 to 44 45 to 64 65+
Source:Census 2010.
Race/Ethnicity Characteristics
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 While similar to Orange Counly's 74.9 percent for Orange County. A third of San Juan
Capistrano's residents are Hispanic (38.7%), 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.
Son Juan Capistrano Ilousln6 Element 11
Figure 4
Race/Ethnicity
900%_.___—.
0%
San Juan Capistrano and Orange County, 2010
]7.1%74 9% •San Juan Capistrano •Orange County
80.
70.0%
600%
50.0%
400% 38.7%
34,3%
30.0%
18,4%
20.0%
10.0% 5.0% 6.7%
8%
0.0%
Hlspanit white Asian Other
Source:Census 2010.
Households
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.
Sen Ju.n Cepistnno Ilonsing Element 12
Figure 5
Projected Change in Number of Households
San Juan Capistrano and Orange County, 2008.2020
16.0%
14%
14.0%
12.0%
10.0% -8.7%
8.0% .
6.0% .
4.0%
2.0%
0.0%
San Juan Capistrano Orange -- J
Household Size
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
Dana Point city 2.37
Laguna Hills city 2.81
Laguna Niguel city 2.61
Rancho Santa Marganta city 2.93
San Clemente city 2.62
San Juan Capistrano city 2.99
Orange County 2.99
source:Zoll)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
Figure 6
Household Income
San Juan Capistrano and Orange County,2010 Census
2o.vs
•Sm loan GrySuano •Oranea Cunn,y la.3%t83%
M. 17 5%
160% -
Ila% 13.5% l39%
1�0% Miss
10.5
lam
9. 8.9%
aa% ].O% J.392
% &l
3.4
�
0.0% ,a ,p �p
up
1 y4"y q „P' �yD 41 �yy Oy�' q O ,p Ile
aFc
C� O hY 9 Y l Y5� a •
ti S 1'r yA Y� 4fi
Saone: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 above-below the County's.
Table 2
Median Household Income
South Orange County Cities and Orange County, 2010 Census
Jurisdiction percent Above/
Median Household Income Below County
Median
Dana Point city S83.306 10.0
Laguna Hills city $85,971 13.5
Laguna Niguel city S100,480 32.6
Rancho Santa Margarita $104,167 37.5
San Clemente city $89,289 17.9
San Juan Capistrano city $73,886 2.6
Orange County $75,762 0
Source:Census 2010.
San Juan Capistrano Housing Clement 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 classed 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
Moderate/
Above
Extremely Very Low Moderate
Low Income Income Low Income Income
0-30% 31-50% 51-80%) (81%+) Total
11.4% 11.3% 15.8% 61.5% 100.0%
San Juan Capistrano (1,310 HHS) (1,305 (1,815 HHS) (7,080 HHS) (11,510
HHS) 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.
San Juan Capistrano Housing Element 16
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
Persons Aga 65 Years and Over
South Orange County Cities and Orange County, 2010
Uurisdicllon _ — AgeB "" • _ Percent 85+
Dana Paint 5,670 17.0
Laguna Hills 3,884 12.8
Laguna Niguel 8,187 13.0
Rancho Santa Margarita 2,77,8. � ,.,._ 5.7
San Clemente 8,385 13.2
San Juan-0apistrano p.',"1f 5,397 15.6
:..FA',nb� .:.. n
Orange County _ 363.634 11,9
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 $30,000 (24.3%) than
the County(32.3%).
It also is worth noting that almost all of the elderly in both the City and the County have incomes above
the poverty level. In 2010, one percent of the County and 1.4 percent of the City elderly population (65
years and over)lived below the poverty level.
Figure 8 shows that vast majority of householders age 65 years and older own their homes in both San
Juan Capistrano and Orange County. More than eight out of ten (80%) San Juan Capistrano elderly
residents live in owner-occupied units. Elderly homeownership rates are slightly less for the County
(77%).
San Juan Capistrano Housing Element 17
Figure 7
Household Income of Householders Age 65 Years and Over
San Juan Capistrano and Orange County,2010 Census
15.0%
■San Juan Capistrano ■Orange County
M0% 19.5%
16.1%
14.4%14.4%
15.0% � 13.4%
17.8%
10A0 10.7%1 11.1%
10.0% 8.6% 8.9%
7.3%
5.6% 0.1 5,4%5.5%
.1% 5.0%4.7%
5.0%
0.096 -' __ � ..
—
hti
10sPC ,�0 'L�o ^ig C d' e �C ^ O� 00$ 'n�'00, Ili
S h S e' 9 y 'A",
yy0 ytih
SOurow. Census 2010.
Sun Juan Capistrano Housing Element J8
Figure 8
Homeownership Rates for Householders Age 65 Years and Over
San Juan Capistrano and Orange County, 2010
90%
80% mown ■Rent
80% 77%
70%
60%
50%
40% 33%
30%
2
10% 20%
0%
0% -
5an 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
Sun Juan Capistrano Housing Element 19
required for individuals with mental retardation, but does not include other handicapping conditions that
are solely physical in nature.
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 4437165 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 230-54-21 year group (6636 clients), 922-4429 year group
(3841 clients), and the 4#30-2839 year group (2W 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 III.
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,
San Juan Capistrano Housing Element 20
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.
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 SB 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 withou 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.
of %of Boiow Poverty
Total singlo- Total eiilale Single Single --Fom310 "%�ofFomalo -
Famlly Parent Parent
HHs HHs Family HHs Parent Single. Single-Parent
HHs HHs parent HHs- HHs
San Juan Capistrano 8,603 2,376 27.6% 1150 484% 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 recelve 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 Corinneno Ileesing Element 21
Table 6
Agricultural Workers
South Orange County Cities and Orange County, 2010
.Agriculture, Percent of
Jurisdiction Forestry,Fishing Total Civilian
Hunting,and Employment If
Mining 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 0.83
Orange County 6,929 0.49
Source:Census 2010,
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
San Juan CaPisirano IIgS513 5451Large
HI-Is 45
ive 51% en+ totHs
207'
Percent of Total II% 4.6% 4.9% 17.4/0 100%
150,311
Orange County 79,157 37,119 34,035 988,354
Percent of Total 8% 3.8% 3.4% 152 100%.,..
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 or households with fewer than five persons.
San Juan Capistrano Housing Elcment 22
Figure 9
Homeownership Rates for Large Households
_San Juan Capistrano and Orange County
i.,
70.0% 65.5%
•San juan faplstrano
600%
51.0% 0,4n,cc is
'v00%
40.0%
300%
200%
0.0% 9 3%
10,0%
I to 4 Persona/Unit 5 or More Pc,,crs/UOil
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 5,8 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-lime.
J
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%
21.9%
10.0%
15.0%
10.0%
5.6%
5.096
0.096
0
San Juan Capistrano Orange County
Source:Census 2010.
Employment Characteristics
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 n
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 M ro Ob%W 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 Co m 1,338,838 1,427,461 6.6
Source:2000 Census ane!Census 2010.
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%).
Sen Juen Capistrano Hoesing Element 24
Table 9
Projected Change in Total Employment
South Orange County Cities and Orange County, 2010—2030
Total Employment Number Percent
Jurisdiction Change Change
200
2008 2020 2030 2008-2031) I, 8-2030]
Dana Point 13,600 13,500 13,700 100 0
Laguna Hi lis 19,900 20,400 20,500 600; 3.0
Laguna Niguel 20,000 20,100 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 1001 0.6
Orange County
664_0M0 93%000 1,243,000 579 000 d7 2
Source: SLAG.2012 RTP Grow 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 Hauslot;Elcmcat 25
Figure 11 n
Employment by Industry
San Juan Capistrano and Orange County, 2010
20.M 18.7% 18.5%
•San Juan Capistrano morange County
18.0% 15J%
16.0% 3.9
14.036 13.5% 11.6%
12.0% 11.0% 10.1%
10.036 8,4% 8. 8.9% 8.6%
60% hiN
% 56%
6.0%
43.9% 3.4%4.0% 3.2%
4.0% 2.1% 1.7%
o2.0%cas OS 3.5% L A
�.5%
00% . msms . M -. ..
ar
EP
k E qao
c t a Z c
n LL6 w E o
E d 3 8
Source:Census 2070.
HOUSING SUPPLY CHARACTERISTICS
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 Citys 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 Counbl Cities and Oran a County, 2007 and 2012
I Dana Point 15,940 15,949 0.0
Laguna Hills 11,153 - 11,049 0.9
Laguna Niguel 24,831 25,374 2.2
Rancho Santa Margarita16,793 17,260 2.8
San Clemente 26,948 2(1 17 3.5 -
San Juan Capistrano ... .. 11,780_;., _11,982 1.7
Orange County 1,024,692 1,052,361 2.7
Source: State of California. Department of Finance, E5 Population and fbua/ng
EstJmatesfor,(Ales.Counties,and the State.May 2007 and May 2012. III''Yl
17
San Juan Capistrano(lousing 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
urisdlctlon - 2008 2020 2035 Change Change
2008-2020 2020-2035
San Juan Capistrano 11.300 12,300 12,300 8.8 0.0
range County 987,0001 1,049,000 1,125,000 6.3 7.2
Source: Number of Households:SCAG.2010 RTP Growth Forecast:City Proloctions.
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% *San Juan Capistrano ■Orange County
50.0%
40.0%
30.0% 24.0%
20.9%
20.0% - - -
12.4% l 12 4%
10.0% 8.8% 7.9%
4.9% 2.9%
0.0% . �.- -- ---
Single Family Single Family Multi-Famity 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.
Figure 13
Year Housing Built
San Juan Capistrano and Orange County,2010
60.0% -- - 52.5% ■San Juan Capistrano ■Orange County
50.0%
40.0%
30.0%
19.6%
20.0% {--- -15.8% JW15.6% 14.3%
11.3% 9,7% 9,1%
10.0% - — - -
J ,
1939 or 1940 to 1960 to 1980 to 1990 to 2000 or
earlier 1959 1979 1989 1999 later
Source:Census 2010.
Housing Condition
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.
Figure 14
Housing Tenure
`— San Juan Capistrano and Orange County,2010
100.0%
90.0% ter occupied
80.0% ner occupied
70.0% 1[1[60.0%
50.0%40.0%
30.0%
20.0%
10.0%
0.0%
San Juan Caoistrano Oranee County
Source:Census 2010.
Affordable Housing
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
Cit i of San Juan Ca istrano, 2013
I
Name Low Low- o oe- Total Exp. Length of Affordability
Villa Paloma Senior Apartments 31 37 16 84 12/14/2055 55 years from 12/14/00
Casa do Amma Assisted Living 4 7 0 11 03/04/2036 33 years from 3/4/03
Little Hollyaood Rentals, 20 4 0 24 08/18x2060 55 years from&18105
SensorsSenior Apts.Phase 1 18 74 0 82 2053-2054 57 years from Completioonn date
le of
ate
Seasons Senior Apts.Phase 11 28 10 0 38 09/01/2066 57 years from CeNOcate of
Completion date
Habitat for Humanity 18 9 0 27 09119/2066 60 years from CeNOcale of
Occupancy
Capistrano Valley Mobile Estates 0 1 0 1 09/04/2022 10 years from 09/0412012
Total Units Provided Through 119 142 16 277
-2013:
City-e med
Source:City of San Juan Capistrano. ILII
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 (i 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
rales, 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. n
I I
San Jean Capistrano(lousing 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
San Juan Ca aistrano 2012
Average Ren $1,421 $1,702 $2,058
Source:University or 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 (5522,500). 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 in Orange County 30.3%
30%
25%
21.9% 21.4%
20% _ .
15% 13.5%14.0% 15.7%
15%
11.1 12.9%
1096 8.8 9.5%
L
%
3.9% 3.6%3.7% 4.4%
0% - 0 _
2% .7% �.,.
Less than $IS�OK to $200K to $250K to $300K to $4009 to $500K to $750K to $1 million
$150K $199K $249K $299K $3999 $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 Retall Sales Data
from DataQuick Real Estate Reports, the average sales price for single family residences was $513,000
... and condos were priced at an average of$419,000.
San Juan Capistrano Housing Element 31
Table 14
Median Cost of Resale Homes
South Orange County Cities and range County. 2012
Jurisdiction Median Cost
Dana Point 5561,750
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:Daleouick Information Services.Sales single-family
heroes 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 slate 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 Countys 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:
Calculation of Calculation of
Affordable Housing Affordable Housing
Cost for Owner Cost for Renters
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%AM]
Lower(61-80%AMI) 30%of 70%AMI 30%of 60%AMI
Moderate Income(81-120%AMI) 35%of 110%AMI 30°/ of 110%AMI
As defined by the Health and Safely 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
San Juan Capistrano Housing Element 32
five persons in the case of a four-bedroom unit. Using these updated affordability thresholds, current
housing affordability can be estimated for the various income groups(Table 15).
Table 15
Housing Affordabilit
Income Group and Household Type Maximum Affordable Price
Home Purchase Rental Rate
Extremely Low(0-30%MFI)
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%MFI)
One Person(Studio) $135,277 $696
Two Person(1 bedroom) $160151 $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%MFI)
One Person(Studio) $197184 $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%MFI)
One Person(Studio) $320,098 $1,507
Two Person (1 bedroom) $383,940 $1,742
Three Person (2 bedrooms) $425997 $1,954
Four Person(3 bedrooms) $454,928 $2135
Five Person(4 bedrooms) $486154 $2,295
Source:CA Housing and Community Development Department,2012;MIG,Inc.,2013
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 C+wrter Renfaf
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
I
San Juan Capistrano(lousing 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 rales 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 rale can be difficull 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 �I
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_ Count 2007
r _r -
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
Orange County 3.53 5.35 5.42
Source: State of California, Department of Finance. Census 2010, and
CitylCounty,E-5 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.
San Juan Capistrano Housing Element 34
Overcrowding can indicate that a community does not have an adequate supply of affordable housing
—� and/or housing units, especially for large families.
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 1.01occupanl 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.
Figure 16
Tenure of Overcrowded Housing Units
_
San Juan Capistrano and Orange County,.
100.0%
90.0%
800%
]00%
50.0% - - -
50.0%
400%
30,0%
20.000
100%
5an Juan Capistrano Orange County
■Ownership ■Renter
Source:Census 2010.
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
Extremely Very Low Moderate/
Low Income Income(31- Low Income Above Moderate All Income
Household Type (0-30%) 50%) (51.80%) (81%+) Categories
Renter-Occupied Households
Elderly(62+years) 93% 90% 100% 31% 78%
Large Families(5+persons) 89% 64% 62% 0% 53%
Total Renters 73% 71% 70% 19% 53%
Owner-Occupied Households
Elderly(62+years) 81% 63% 44% 20% 44%
Large Families(5+persons) 100% 100% 84% 45% 62%
Total Owners 85% 75% 62% 35% 47%
Total Households 81% 74% 64% 33% 48%
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
San Juan Capistrano Housing Element 36
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 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
Housinj I Assistance Needs of Lower Income Households, 2009
Renters Owners
Household by Type,Income 8 Small Large Total Small Large Total Total
Housing Problem Elderly Families Families Renters Elderly Families Families Owners HHs
Extremely Low-Income(0-30%
MFQ 145 60 135 445 1545 205 35 865 1310
with any housing problems 93% 900% 89% 80% 83% 88% 100% 86% 84%
with cost burden>30% 93% 42% 89% 73% 81% 88% 100% 65% 81%
with cost burden>50% 86% 42% 89% 71% 72% 88% 100% 75% 73%
Very Low-Income (31-50%
MFI) 99 215 110 450 435 170 130 855 1305
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 any housing problems 100% 76% 92% 79% 45% 70% 89% 64% 67%
j with cost burden>30% 100% 76% 62% 70% 44% 69% 84% 62% 64%
U with cost burden>50% 0% 11% 0% 7% 19% 60% 49% 42% 33%
Moderate-Income 81%+MFI 80 335 130 745 1,205 -3,72--0 685 6,335 7,080
with any housing problems 31% 36% 58% 30% 20% 38% 53% 36% 35%
with cost burden>30% 31% 36% 0% 19% 20% 37% 45% 35% 33%
with cost burden>50% 0% 10% 0% 5% 5% 9% 13% 9% 8%
Total Households 344 795 505 2,075- 2,70-0 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% 78'1. 52% 53% 53% 44% 45% 62% 47% 48%
with cost burden>50% 551Y. 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
San Juan Capistrano Housing Element 37
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.
Table 20
RHNA 2014-2021
2013 Total
%of County Housing Units Percentage of
Income Group AMI Allocated Units
ExtremelyNery Low 0-50% 147 23%
Low 51-80% 104 16%
Moderate 81-120% 120 19%
Above moderate 120%+ 267 42%
Total 638 100%
Source:Southam 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 lowdncome 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-inoome 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.
1
San Juan Capistrano Housing Element 38
CONSTRAINTS TO THE PROVISION OF HOUSING
Son Juan Capistrano Housing Element 39
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
San Juan Capistrano Housing Element 40
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.
Table 21
Existing Residential Development Standards
CIty of San Juan Capistrano
ens SlarY Two Sir,
ntm MI. nLa Win Min akin Min. macmd :Bond.
m.: nun s.ed er.a side ar.r n3.a Lm crnm smt aUr . v.x 3..t moon la lidrt
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Rn'"" oIa.''r, 25.... 200 150 20 50 0.12 150 20 50 012 75% 35
11R°° R,f9 10.000a.f. 60 25-20 I<.5 8/10 h4 25
0h(MQ2) 20 I5-5 153 80
0 0d5 % 35-
ago
40.000 Ida., lo.,1 150 30 _ 1115 11 .> b 015 75% 35
Rs�
10,000 IdWac IO.OW a.f 90 30 10 IS 015 30 10 25 035 8056 35
roll
R8
I0 W 3.S d.r, 10.000 s : 60 20 103 25 IIA 20 10 25 0.35 80% 35
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7.000 5dal 7,00(1 60 30 $ 10 0.45 20 165 20 032 80% 35
R0
]MI 51uw ].",r W. 20 100 20 041 20 10.0 20 032 8M'. ..
Rs.
4.00) 9de. 4.000 Lf so Itl 5 Ib 0.5 10 10.5 10 035 801 35
MRD
LUM1 9do, 4,xK1x1', 50 Itl 1 16 11.5 20 111-5 20 035 80% 35
RO
4,000 8du'.c 4,001 30 18 30-0 Ib 0.5 20 10.0 10 0.13 BO°/. JS
IPII:N.Ia
RM• IBdaac Ixm I50 30 20 20 Ne 20 20 10 MIS BIH, 35
1 alVIIDRjO 30 dWac Ix¢ 150 30 20 20 so 20 20 10 0.35 BmR 33
Nater.
MHP development standards for mobile homes a hold beper5tote low.Max^Maximum Min-Minimum DU=Dwelling Unit
1 All new residemiol pmjats slmll incorporate a combilulion of one-and Iwo-story units adjncent to all trustor planned aerial streets,with at
leen 20 percent of the Ionil pmj«I units being onesmry, In addition,in the HR Du ict,ono-and two-story s.ucmres shall be intermixed to
provide a variety of roof lines,building mass,and setbacks,end tw.-Sm,oructures shall not be bated adjocrnt to prejdt...or a
existing single-sorry msidences.
7 Inls with street fmmges below the minimum set Amid in this table may tope MwM witham he approval of o vadaate if sit of the following
cotdiliatrs am Mon:
no The lois sued fmnul a trntaI.a miu mum of 20 fm;Mal The on is doi,W such dust the reduced width gonion comtimta an access
condor to Ne buildable po.im,which"d back away Gum the st.:(s)The minimum width of the buildable gonion of the lot coM tors
Son Jun.Capistrano Housing Elemem 41
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 strut frontage parking.
The actual creation of reduced frontage lots shall be subject to nonnal 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.)
' 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 from 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(%)(4)(C)(2)of
these regulations.
3 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.
" 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.
' On lots with an existing building setback encroachment into a required rear yard,structural addition.%having the same said encroachments shall
be permitted without the approval of a variance. However,neither new encroachment in excess of that existing,not any new encroachment
may be permitted without the approval of a variance(see Section 9-3.533,Nonconforming Uses,lots,and Structures).
' In the RA,HR-RSE40,000,RSE-20,000,RS-10,000,RS-7,000,RS4,000,RG-7,000,RG4,000,MRD-4,000,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.
' The overall building square footage for the primary structure shall not exceed that using the floor area ratio.For the purpose.%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 arca shall include garage and enclosed parches.
10 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 of this
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 projcct 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.
1e 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 700A of the
units shall maintain a minimum from 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.
p'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 toaster 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.
rs The RG-7,000 and R04,000 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.
The minimum lot depth in the MRD4,000 District shall be 65'-0".
" 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.
pv In the MRD4,000 District,detached garages situated to the tear 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
i
' Expanded Analysis of Development Standards
LJ
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.
i. 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
San Juan Capistrano Housing Element 43
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 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 MRD4,000 zone which requires a conditional use permit.
-_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, RS4,000,
MRD4,000, RG4,000, RM,AF/S, and MHP.
-:7_The permitting of emplovee 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.
?-. 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.
S.-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.
9:10. The City would consider Single Room Occupancy's (SRO)'s. 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.
.011. 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
San Juan Capistrano Housing Element 44
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 vey 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.
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.
U
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 an 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
Source:City of son Juan Capistrano Web site. July 1,2012,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 Sen Juan Capistrano Municipal Code Section 8-1.05. The-Chywwilf- (valuate
the needfora-fee4nareas"ithin4h"ex+yea 4o- ver-the mstao-constructaffordablehomes
Table 23
Planning Related Fees
City of San Juan Capistrano
"A Ilcations � Fees/De ostia:
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
Zone 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 Tract Ma V10,000
Source:City of San Juan Capistrano Web site,July 1,2012.Planning Fees Summary,
In San Juan Capistrano, total typical development fees (planning, building and impact fees) are
approximately$47,040 per unit for a 2,500 at 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
San Juan Cepisrrano Housing Elemed 46
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.
2. The second step is the submittal of the application. Within 30 calendar days of submittal (at least
i 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.
J
San Juan Capistrano Housing Element 47
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 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.
San Juan Capistrano Housing Element 48
Parking
The City's parking requirements are:
• 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
San Juan Capistrano Housing Element 49
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.
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
can 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
San Juan Capistrano Housing Element so
U 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.
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
San Juan Capistrano Housing Element 51
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 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 fire 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
San Juan Capistrano Housing Element 52
{
? constraining the development of, housing for persons with disabilities. Program 10 in the Housing Plan
J reflects the City's commitment to adopting a format 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.
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
j 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
San Juan Capistrano Housing Element 53
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 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
Son Juan Capistrano Housing Clement 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 haw 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 goal"he City's share of the region's housing
needs for 2014-2021. Based upon the Citys 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 that could result in more than 807 new 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][1]), 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 2014-2021 planning 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 2014
Very Low- Moderate- Above
Low- Moderate- Totals
Income Income Income Income
RHNA 147 104 120 267 638
'Note. Pursuant to As 2634, local jurisdictions are also required to project the housing needs of extremely
low-income touseholds a30% AMI). In es5mating me number of extremely low4ncome households, a
jurisdiction can use 50%of Ne very loMncome allocation or appoNon the vary lomhoo me figure New on
Census data.As shown In Table 3,extremely iovt and very low-Income households WWI 2,615 households,
with extremely low-income households comprising 50%of the 2,615 households. Therefore,me Citys vary
lowancome RHNA of 147 units can be split Into 73 extremely low-income and 74 very low-income units.
Realistic Densities
San Juan Captornno flouring Element 56
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 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 ll.
Sites Inventory
Table 25 below indicates that the 2014-2021 'RHNA can be accommodated based on the current
availability of vacant and underutilized land and with rezoning of three sites 4n-add+tien te-vasaA"itee
MUM hensiR9--URits-saA-be-asseFAflaedaled-en-underutilized-lets-s UFFently-develsped-atrless Char►-t#�e
aaa*i ►rz�-permitted-deasi4—Bemens#ating4he-Gfty's-se+a mitment-to providing--adequate-sites-and
increased-housing-appoFtUA!Ues-in-201-1-and-2013 several-of the sites +F e-iF+ueF►tery-and-w+efe-rezoned
to allow densities of 30 units per acre. Rezoning of the sites will be completed prior to adoption of the
Housing Element. In addition, properties zoned Affordable Family/Senior Housing (25 units per acre)
were-wilt be rezoned to Very High Density Residential (30 units per acre).
San Juan Capistrano Housing Element 57
Table 25
Sites InventoryTable
Realistic
Density Capacity Environmental
Current Allowed (80%of Income or Infrastructure
# Site GP/Zonin ' I Use Acres du/ac Max) Category Constraints
SI s with ADoroorlate Zo nina in Place October 20131
Medium Low
The Oaks Density/RS- Above
1 APN:664-041-09/10 10,000 Stables 10.2 3.5 29 Moderate No
Calle Lorenzo Medium High
APN:649-052-08& Density/RS- Above
2 649-694-053-13 4,000 SF Unit 1.89 8 12 Moderate No
Planned
Community/
Planned
Community
C. Romer (CDP 78-1 -
Homestead Very High
3 APN:666-241-12 Density) SF Unit 0.35 30 8 Very Low No
SI s to Be Rezoned Wanua 20141 to Ve Hiah Densit Residential 30 du/ac
Planned
Community/
Planned
Community
Rancho San Juan (CDP 04-01-
Apartments Very High
4 APN:664-251-11 Density) Vacant 4 30 96 Very Low No
No:constrained
portion of the site
Very High is not included in
The Groves Density/Very the capacity
5 APN:121-050-21 High Density Vacant 2 30 48 Very Low calculation
Planned
Community/
Planned
Community
(CDP 81-1
Camino Las Rambles Very High
6 1 APN:675-081-17/18 Density) Vacant 19.5 30 228 very Low I No
San Juan Capistrano Housing Element 58
i
Planned
Community/
(CDP 78-01-
Ventanas Mixed Use&
APN:666-131-071091 Very High
7 13/14/15/16 Density) Vacant 9 30 230" Very Low No
Total 136.94 651
Additional O000rtunitv Slee Not Included In RHNA Calculation
Potential for
development
Regional at densities
Occupational aaoronriate
Program to
Downtown Parcel School accommodat
(CUSD) General Open District a affordable
8` APN: 124-170-02 1 Space ROP 7.1 30 170 housina No
N s
*G 3neralI e i 4-7 reflect rezoning actions to be corngleted prioro adontlon of the Housing
EI ment(January 2014
"Rote: Calculations of realistic capacity assume that oroperties will achieve a density that is 80 percent of the
mi ximum allowed density with the exception of the Ventanas site Site 7). For Site 7 realistic cagacity calculations
1& lightly higher percent(85 percent)of themaximum allowed density based on recent developer interest in
th site. Discussions with 12otential develo ers indicate that realistic capacity for the site is closer to 93 percent of
m ximum allowed density in excess of 250 units).
" o • "Oto is not included as a RHNA site due to the current zoning designation.As the site represents
hopsing develoment ompor(unity, it is included as a reference and resource for the City,residents and potential
d6elopers.
ers.
Site Details
Site 1— The Oaks(APN:664-041-09/-101-92)
This site is a 10.2 acre 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. Since there is no guarantee
that the projects will be approved or developed, using a realistic capacity ensures that in the case a
proposed development falls through, the sites are still available to accommodate those identified units.At
a minimum,the site contains the potential for a total of 29 units in 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 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.
San Juan Capistrano Housing Element 59
Site 3—C. Romer Homestead(APN:666-249-12)
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.
Addressina the RHNA Shortfall
The site inventory identifies three sites with appropriate zoning. Due to a significant shortfall in sites to
address the RHNA the City is committing to a rezoning program for the following four vacant sites. The
sites will be rezoned to allow a density of up to 30 units per acre. Rezoning will be completed prior to
adoption of the Housing Element.
Site 4—Rancho San Juan Apartments(APN: 124-223-81)
This vacant site is within the Whispering Hills Planned Community in the far western portion of the City
south of San Juan Creek Road.There is a pending development proposal on this site for 100 units. Since
there is no guarantee that the projects will be approved or developed, using a realistic capacity ensures
that in the case a proposed development falls through, the sites are still available to accommodate those
identified units. At a minimum, the six sites can yield 96 units at densities that can accommodate
affordable housing.
I Site 5—The Groves(APN: 921-050-29)
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. 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 6—Camino Las Rambles(APN:675-089-97118)
The 9.5 acre vacant site is located on the northeast corner or Via California and Camino Las Ramblas.
The site has a potential development capacity for 228 units at densities that can accommodate affordable
housing.
Site 7— Ventanas(APN:666-939-09/-13/--95)
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
Ipotential 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.
Additional Opportunity Site
The sites to meet the RHNA are contained in the previous section of this Housing Element.An additional
site is included for reference and can be used as a resource for City staff, decision makers, residents and
developers during the planning period. While appropriate zoning is not currently in-place, given the large
number of potential housing units that can be built, redevelopment to the sites full potential is expected.
San Juan Capistrano Housing Element 60
JSite 6—ROP Lot APN 124-170-02
This 7.1 acre lot, located off EI Camino Real south of Acjachema, has been identified as a potential site
for housing due to access to transit, schools, etc. The site has a potential development capacity for 170
units. The current use on the site is a school district Regional occupational Program. The site can be
zoned to permit a significantly more intense use.
N , 7 s �,
e
cl
4
1.) The Oak.
2.) Celle Lorenzo Site
J.) C.Romer Homestead Sit.
�- d.) Rancho Sen Juan Apartment.
6.) The Groves
" 6.) Camino Laa Rambla.Site
7.) Ventanaa Site
S.) Regional Occupation program(COatl)
��J.,M our arae•
RHM Sae
- s
o ea as
fill
�..
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 sitelunit 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
San Juan Capistrano Heating Element 61
Identified properties in the sites inventory have the combined capacity to accommodate 651 income-
targeted housing units on vacant and underutilized residential sites and meet the RHNA for the 2014-
2021 planning period.
Table 26
Com arison of Sites Inv ntory and RHNA
Very Above
Income Category Low Low Moderate Moderate Total
Sites with Appropriate
Zoningin Place $ — -- 41 Q9
Sites to be Rezoned to
allow un to 30 units per 602 = _ _ 602
acre
Total 610 41 65
RHNA 147 104 120 267 638
Surplus/Shortfall +13 units +L3 units
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.
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
San Juan Capistrano Housing Element 62
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, staled 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.
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San Juan Capistrano Housing Element 63
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EVALUATION OF PREVIOUS
HOUSING ELEMENT PROGRAMS
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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 Housing Element
Extremely Very Above
Low Low- .Low- Moderate- Moderate- Totals
Income Income
,;. Income' 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 00 60
Progress 34 34 0 0 0 88
Preservation
Goal 0 0 1,350 0 0 1,350
Progress 0 0 1,350 0 0 1 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=480/9:228 vary low Income protected households times.46=105.
The 313 units represent the original 436 units minus the wnstruction of 123 above moderate-Income units
between January 1,2006 and July 1,2008.
San Juan Capistrano Housing Element 63
New Construction
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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 C9lle 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 Vieio 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
San Juan Capistrano Housing Element 64
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,
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.
San Juan Capistrano Housing Element 65
Program 4: Density Gap Financing/City Housing In-Lieu Fees/Redevelopment Financing
LJ 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.
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
L..� which encourages sustainable design standards for the residential elements.
San Juan Capistrano Housing Element 66
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
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
San Juan Capistrano Housing Element 67
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 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.
U 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
San Juan Capistrano Housing Element 68
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 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
San Juan Capistrano Housing Element 69
kObjective: 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 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.
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San Juan Capistrano Housing Element 70
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.
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.
San Juan Capistrano Housing Element 71
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Continued Appropriateness: This program is not necessary as complying with Title 24 and accessible
L 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.
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.
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Program 26: Annual Review of the Housing Element
San Juan Capistrano Housing Element 72
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 73
HOUSING PLAN
San Juan Capistrano Housing Element 74
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.
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
San Juan Capistrano Housing Element 75
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
U 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
.J 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
San Juan Capistrano Housing Element 76
governmental constraints are 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 5. 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 77
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 close to 37 acres of vacant and
developable land with capacity to yield at least over 650 new units. Four of the sites identified in Table 25
will be rezoned prior to adoption of the Housing Element to allow residential development at densities
appropriate to accommodate lower income housing. Together. the appropriately zoned site and the sites
to be rezoned can accommodate the RHNA for all income levels through year 2021. T-#ree-sites-in the
inventert-will-be rezoned-pFioNeadoption-e€t#ae49444Housing-Element-te-allow-densities-of-3"nits-per
asFe—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:
• the City will rezone four 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.
• 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).
• 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.
Implementing Agency: Development Services Department
Timeframe: Zoning Code Revisions Prior to Adoption of Housing Element.
U
Implementation throughout the planning period.
San Juan Capistrano Housing Element 78
Funding Source: General Fund
HOUSING TO MEET THE NEEDS OF ALL INCOME LEVELS
Program 2: Mixed-Use Zoning
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
familiesLextremely 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
San Juan Capistrano Housing Element 79
Timeframe: Implementation throughout the planning period
Funding Source: General Fund, City Housing In-Lieu Fees
Program 4: Housing Choice Voucher Program
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
i
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.
San Juan Capistrano Housing Element 80
• 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.
■ Housing Opportunities for People with AIDSIHIV— 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 thr$agheut-t#e-plaflPAR"efiedon 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
San Juan Capistrano Housing Element 81
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 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
ITimeframe: Implementation ttaroughout4he-plannin"erledon 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
i
Funding Source: General Fund
San Juan Capistrano Housing Element 82
Program 10: Emergency.Transitional and Supportive Housing
The City adopted a Supportive Housing Code in 2013 which permits emergency shelters, transitional
housing and supportive housina facilities within the Public and Institutional zoning district by right, or not
subiect 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 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 simn&-two,er-malti-iamiiy-dwelling-units;greepFesideptlalr-residential
rdipg-house-uses fincludina mixed-use) will be permitted, conditionally
permitted or prohibited in the same manner as the other mlly dwe"'Rg
units,-gredp-residential;residential-oaFe faGilities, oF beaFdinq housezones that permit residential
uses(including mixed-use).
• The City will monitor provisions of the Supoortive 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
City's 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
San Juan Capistrano Housing Element 83
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
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, 73 units for 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
Ver Low- Moderate Above
'.i Extremely y Moderate- Totals a
Low Low-income Income Income Income
Incomc'
Wo Can Ir..lon 73 74 104 120 267_ 638
San Juan Capistrano Housing Element Y4
Rehabilitation 0 30 30 0 0 60
Conservalion/
Preservation 0 1 1,266 0 0 1,267
'Note: Pursuant to AS 2634, in estimating me number of extremely Iowincome households,a jurisdiction can
use 50%of the very low-Income allocation or appadlon the very low-Inwrhe figure based on Census data.As
shown In Table 3,extremely low-and very low-income households total 2,615 households,whir exvemely low-
Income households Comprising 50%of the 2,615 households. Therefore,the City's very low-income RHNA of
147 units can be spilt Into 73 extremely low-Income and 74 very lowincame units.
I
I 1
San Juan Capistrano Housing Element 85