1. Meeting #32
April 20, 2017
21 Elements

2. Agenda Welcome, Introductions and Announcements Updates
Legislative Interest List
Affirmatively Furthering Fair Housing
Affordable Housing Sustainable Communities
ADUs
Products and Related Topics
2017/2019 Workplan
Schedule and Next Steps
Close at 3:00 PM

3. I. Announcements

4. II. Updates HEART, Armando Sanchez County Budget, Lindsay Haddix
Budget and Invoicing, Janet Stone
Housing Reporting, ABAG
Home for All
Planning Directors Meeting

5. III. Legislative Update
Funding
Housing Element Reform
Promoting Housing Generally
Affordable Housing Specific
Minor Edits

6. “Is there any legislation about funding”
At the Water Cooler
“There are three potential sources of revenue – a bond, eliminating the second home mortgage deduction or a document recording fee. It could be big money, but we’ve heard that before”
“Is there any legislation about funding”

7. “I heard the State might make some changes in Housing Element Law”
At the Water Cooler
“They continue to add teeth to Housing Elements, specifically if you don’t meet your RHNA. In particular, developments might qualify for ministerial approval. They also are proposing making it harder to count some housing sites in the inventory, particularly small sites.”
“I heard the State might make some changes in Housing Element Law”

8. “I heard the governor is serious about promoting new housing”
At the Water Cooler
“There is a bill to make it harder to reject housing projects by referendum and one to expand the Housing Accountability Act to moderate income developments. Also, there is the bill that allows by right development if a city doesn’t meet it’s RHNA.”
“I heard the governor is serious about promoting new housing”

9. “What’s going on with affordable housing”
At the Water Cooler
“A bunch of things could be happening here. So big, it didn’t fit in this bubble. There is a bill that says inclusionary units do not qualify for density bonuses and the ever elusive Palmer fix. They might drop the bond threshold to 55% for affordable housing and infrastructure bonds. There could be a big change that establishes Massachusetts style affordable housing review boards. Also, there could big consequences if jurisdictions do not do annual mitigation fee act reports.
“What’s going on with affordable housing”

10. Legislative Summary
Funding – “There are three potential sources of revenue – a bond, eliminating the second home mortgage deduction or a document recording fee. Any one of the bills would contribute hundreds of millions of dollars.”
Housing Element Reform – “They continue to add teeth to Housing Elements, specifically if you don’t meet your RHNA. In particular, developments might qualify for ministerial approval. They also are proposing making it harder to count some housing sites in the inventory, particularly small sites.”
Promoting Housing Generally – “There is a bill to make it harder to reject housing projects by referendum and one to expand the Housing Accountability Act to moderate income developments. See above as well. ”
Affordable Housing Specific – “There is a bill that says inclusionary units do not qualify for density bonuses and the ever elusive Palmer fix. They might drop the bond threshold to 55% for affordable housing and infrastructure bonds. There could be a big change that establishes Massachusetts style affordable housing review boards. Also, there could big consequences if jurisdictions do not do annual mitigation fee act reports.
More information – or follow the link on the home page

11. Funding Eliminate second mortgage deduction ($300 million) – AB 71
Add $75 fee on real estate documents – SB2
Place $3 billion affordable housing bond on ballot – SB3

12. Housing Element Reform
Streamlined, ministerial approval for cities that do not meet their RHNA – SB 35
Limits to available sites, including small sites - AB 1397
Analyze time to approve projects as nongovernmental constraint – AB 879
APR must list remaining units – AB 1156
Available sites must be maintained throughout the HE period – SB 166
Money to AG to enforce HE law – AB 72

13. Promoting Housing Generally
2/3 vote for limiting growth control or rejecting development – AB 943
Housing Acct Act applies to Mod income – AB 167

14. Affordable Housing Specific
Inclusionary units do not trigger density bonus – AB 915
Palmer fix, enables inclusionary housing on rental – AB 1505
Consequences for not doing annual mitigation fee act reporting – SB 697
Establishes affordable housing approval boards (like MA) – AB 1585
55% vote for affordable housing or infrastructure bonds – ACA 4
Prevailing wages for certain affordable housing projects – AB 199

15. Minor Edits ADU cleanup – AB 494
Artist housing / Live work space – AB 565 and AB 886
Consider AFFH – AB 686
Revises water efficient landscaping standards – SB 780

16. Affirmatively Furthering Fair Housing Lindsay Haddix

17. Affordable Housing Sustainable Communities Rose Cade

18. ADUs Small group discussion ADU survey (Blue form and white survey)
ADU website and products (yellow forms)

19. New Products

20. RHNA Sharing

21. Employee Housing

22. Requirements
Provisions regarding ccommodations that are, “maintained in connection with any work or place where work is being performed.”
Employee housing for 6 or fewer people located in single family home must be treated as single family home =

23. Response
“Employee housing for six or fewer employees in a single-family dwelling shall be deemed a single-family use and shall be treated the same as any single-family dwelling in districts where single-family dwellings are allowed. Employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory or other similar term that implies the employee housing differs in any way from a family dwelling and shall not constitute a change in occupancy for purposes of local building codes. It shall not be subject to any fees to which other family dwellings of the same type in the same zone are not likewise subject.

24. Impact Fee Progress

25. ADU New State Law Requirements Progress

26. Displace- ment

27. Housing Trends Overview and Summary
The County and Regional Landscape: Planning for Housing
State and regional context
Housing Elements and related re- zonings*
Summary of major initiatives: Home for All, HEART, and GBI
Housing Production by Jurisdiction by AMI (2010 to present)
Present production numbers by income level*
Relate housing production to jobs
Relate production to zoning potential and RHNA *
Review pipeline for key jurisdictions
Compare production to nearby counties
State of Housing Policy
Highlight best practices and major wins
Countywide Affordable Housing Impact Fees
Major rezoning efforts
Major policy directions
State of housing policy in the county
Chart of housing policies by jurisdiction*
Highlight new policies/efforts
Include a narrative for each jurisdiction
Looking Forward: Housing Policy and Trends
ADUs
Addressing displacement
Other topics

28. 2017/2019 Workplans

30. Reach Out 2/2/17 Where can we find statistics about Airbnb usage?
2/3/17
Review of impact fee report
What are deadlines for impact fee reports and expenditures?
2/7/17
Help accessing short term rental data
2/8/17
Sample powerpoints for impact fees
2/9/17
Help with impact fee ordinance
2/14/17
New second unit law question
2/16/17
How to incentive other regions to cooperate, replicate 21 Elements
2/23/17
Short term vacation rentals
How to make ___ mulit city collaboration more effective

31. IX. Schedule and Next Steps
Schedule for 21 Elements Meetings
Summer Meeting Date (TBD)
Other Meetings
RHNA Sharing Technical Meeting – February 15th, 2017
Planning Directors Meeting – 12:00 – 1:30 pm, San Mateo City Hall, April 27th