Understanding the Housing Element Update in West Hollywood
Explore the Housing Element Update in West Hollywood, covering topics like the planning process, regional housing needs assessment, current housing trends, and future steps. Learn about the significance of the Housing Element, its requirements under state law, and the key aspects of the 2013-2021 plan. Discover what the Housing Element does and does not entail in terms of city obligations and funding provisions.
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Presentation Transcript
City of West Hollywood Housing Element Update
Workshop Rules All participants will be muted and video disabled This meeting will be recorded and publicly available on the project website All questions will be saved for the public record Please participate in the polling questions that appear on your screen the responses are anonymous Participants can submit questions to the panel questions will be addressed at the end of the meeting
Project Team City of West Hollywood Rent Stabilization and Housing Division Alicen Bartle Long Range Planning Division Rachel Dimond Rincon Consultants, Inc. Community Outreach Lead and CEQA Lead Sarah Howland Lexi Journey
Workshop Agenda Welcome and Introductions Polling Questions What is the Housing Element? Planning Process Regional Housing Needs Assessment (RHNA) Housing Trends and Needs Polling Questions Housing Accomplishments Next Steps
Intro Polling Questions Do you currently live in West Hollywood? Do you currently work in West Hollywood? What is your zip code? How long have you lived in West Hollywood? How much do you know about West Hollywood s Housing Element?
What is the Housing Element?
What is the Housing Element? A policy guide, part of the General Plan Cities and Counties are required by State law to update Housing Elements every 8 years Current Housing Element: The 2013-2021 Housing Element was adopted unanimously by the West Hollywood City Council and was approved by the California Housing and Community Development Department The Housing Element Update for the 6thCycle will cover the 8-year planning period from 2021-2029
The Housing Element Does Not: Require the City to build the units planned for However, projects may be eligible for a streamlined approval process in cities that have not made sufficient progress in addressing growth needs Provide Funding Though eligibility for State housing funds require an HCD approved HE Authorize Construction on Housing Element sites Development projects still need to go through City approval processes
Benefits of HCD Compliance Presumption of legally adequate Housing Element in courts (if courts invalidate Element, suspend City s authority to issue building permits) Protection from Attorney General litigation of HE Maintain discretionary review over affordable housing projects Maintain eligibility for State housing funds Don t face RHNA carry-over into next HE Cycle
Planning Process 5 Major Components: Review of Accomplishments Housing Needs Assessment Evaluation of Housing Constraints Identification of Housing Sites 2021-2029 Program Strategy Requires adoption by the City Council and certification by State Department of Housing and Community Development
Regional Housing Needs Assessment (RHNA) The RHNA represents the minimum number of housing units each community is required to provide adequate sites for through zoning and is one of the primary threshold criteria necessary to achieve HCD support of the Housing Element.
West Hollywoods 2014-2021 RHNA Progress RHNA Requirement 19 12 13 33 77 Approved 145 91 81 1,942 2,259 Overage 126 79 68 1,909 2,182 Very Low Low Moderate More Than Moderate Total
The Housing Crisis Declared Statewide Housing Crisis Increased housing costs Statewide median home cost is 2x the national median (California Association of Realtors) Housing shortage due to imbalance between supply and demand Estimated shortage of 3 million units (Legislative Analysts Office) Estimated 1.3 million low-income renter households need affordable homes (California Housing Partnership) Inequitable cost burden across income bands 8 in 10 low income households spent upwards of 50% of income on housing (California Budget and Policy Center)
Housing Legislation Focus Areas 2017 Housing Package SB35 Streamlining Changes to Housing Element law Fines for violations of Housing Accountability Act 2018 Housing Legislation Changes to RHNA process to be more objective Add Affirmatively Furthering Fair Housing
West Hollywoods Draft 2021-2029 The Southern California Association of Governments (SCAG) allocated West Hollywood 3,924 units, more than 50x our allocation in the last cycle Very Low Low Moderate More Than Moderate Total RHNA Units Required 1,493 681 687 1,063 3,924
Planning Process: Steps Completed January 10, 2021 Appeal Hearings began February 2021 Final RHNA Allocation Creation of Housing Element Task Force 10 members were appointed by the City Council at the December 21, 2020 meeting Task Force of housing experts will meet to review the existing Housing Element goals and provide feedback on the next cycle s goals
Quick Poll What type of housing do you live in? What best describes your housing situation? What is the primary language you speak at home? How old are you? What is your approximate annual household income?
Housing Trends and Needs
Demographic Trends Higher Rates than the Greater LA Region: Seniors LGBTQ Russian-Speaking Community Renters versus Homeowners Residents Living Alone
Demographic Trends Distribution of Wealth More than Moderate Income: More than $66,500, is earned by 47% of residents Moderate Income: $53,000 - $66,500, is earned by 9% of residents Low Income: $33,000 - $53,000, is earned by14% of residents Very Low Income: less than $33,000, is earned by 30% of residents
Current Housing Element Goals H.1: Affordable Rental Housing H.2: Maintained and Improved Housing & Neighborhoods H.3: Diverse Housing Addressing All Socio-Economic Needs H.4: Adequate Opportunities for New Housing H.5: Maintaining Current Housing While Also Creating New Housing H.6: Equal Access for All
Housing Accomplishments
Progress Under Current Housing Element City s Housing Programs Inclusionary Housing Program Rent Stabilization Program Approved Affordable Housing Projects Acquired and rehabilitated units Adopted Policies Special Studies and Initiatives
Affordable Housing Production Primary Strategies Inclusionary Housing (Market- Rate and Affordable) 100% Affordable Housing (i.e. senior/special needs/non-profit) In-lieu Fee Commercial Impact Fee
Inclusionary Housing Fees In-lieu fees are held in the City s Affordable Housing Trust Fund and used to provide loans to non-profit housing providers contributing new affordable buildings. Currently 75% of new multi-unit projects under review will pay the in-lieu feed rather than provide affordable units. In 2020, the Affordable Housing Trust Fund dollars were used to assist a non-profit to acquire a site at 1041-49 Martel
Inclusionary Housing: Senior/Special Needs Blue Hibiscus (2018) 22 units for Extremely Low and Very Low Income Transitional Age Youth Disabilities/HIV McCadden Plaza (TBD 2021) 98 units for Extremely Low and Very Low Income LA LGBT Center Seniors 13 units set aside for West Hollywood residents
Affordable Housing Summary Under Review 800 Approved, To Be Built 945 700 Under Construction 600 Existing 500 47 13 400 63 710 58 300 437 200 366 327 100 150 0 Affordable Non-Profit Inclusionary Housing HACoLA/HUD 1222 Fairfax Section 8 Rent Stabilized Section 8
Rent Stabilization Program Since 1985, the City s Rent Stabilization Ordinance has provided rent increase limits and tenant protections in a majority of housing in West Hollywood. Applicable to Housing Built Before July 2, 1979 Consists of 70% of housing in West Hollywood Initial Rent is Market-Rate Rent Increases Capped (0.75 CPI) One Bedroom Apartment Pre-1996 Tenancy Rent 2019 New Tenancy Rent $996 $2,166 Rent Moderate Income 1-bed $1,958
Rent Stabilization Program New Rentals in 2019 Include: 1,329 Apartments Turned Over Mostly 1-bedroom apartments Register Tenancies Online at www.weho.org/rent In WeHo, nearly 53% of renters are rent burdened, paying 30% or more of income in rent
Housing Inventory
Special Studies and Initiatives Special studies and initiatives to promote housing affordability and tenant protections are underway: Analysis of how to best utilize newly created County and State affordable housing funding sources, Study of achieving affordability through new or innovative financing strategies (pilot programs), and Exploring a possible program providing tenants the first right to make an offer in their property owner plans
Next Steps Online Housing Element Survey link in the chat https://www.surveymonkey.com/r/PGGDZZY Draft Housing Element Preparation CEQA Review Preparation of an Environmental Impact Report (EIR) Public Review and HCD Review Public Hearing and Adoption (By October 15, 2021) HCD Submittal and Certification
Learn More on the Project Website www.weho.org/housingelement
Thank you for participating in this workshop! If you have comments or questions, please contact: Alicen Bartle, Abartle@weho.org Or (323) 438-1949
