Housing Challenges and Opportunities in Calabasas

1. Housing Challenges and Opportunities in Calabasas Tom Bartlett, AICP, City Planner City of Calabasas

2. Challenges to Affordable Housing in Calabasas Limited land availability High cost of building materials Robust real estate market coupled with an exceptionally low vacancy rate encourages a high rate of market appreciation and a shrinking supply of existing affordable units $1.5 million is the median price for a single-family home in Calabasas NIMBY mindset

3. Resources and Opportunities City’s existing housing programs Land (despite lack of land availability overall, there are some potential sites) Density Bonus Inclusionary Housing Ordinance and the Affordable Housing Trust Fund

4. City’s Existing Housing Programs Rental Registration Ordinance Senior Rental Voucher Fund Rental Assistance Program Residential Rehabilitation Program

5. Potential Housing Sites Standard Pacific – pending 80 to 96 unit MF residential project (originally a 40-unit SF proposal). Lincoln Properties – 34 single-family units Messenger – 53 single-family units Other potentially suitable sites identified in the Housing Trust Fund White Paper

6. Density Bonus 10% of units in the project are reserved for lower income households 5% of units for project are for very low income households 100% of units for project are for qualifying residents under Section 51.3 of Civil Code 10% of condo units are for moderate income households (5% density bonus)

7. Density Bonus (cont’d) Calabasas General Plan –- The Housing Element: “The City offers a density bonus program to facilitate development of affordable housing.” (Program #14) City Ordinance – The Development Code offers “incentives to developers for providing housing that is affordable to the types of households and qualifying residents…” (Section 17.22.030) Both point to the State law for requirements.

8. Inclusionary Housing Ordinance

9. Affordable Housing Trust Fund A repository trust account for in-lieu fees paid by developers of residential and commercial projects (per section 17.22.020 of the CMC) In-lieu fees currently are: $2,886/unit for residential $.90/s.f. for retail commercial $1.50/s.f. for office Forthcoming revision to the fee schedule expected to increase revenue by 300% + Current fund balance: $1,400,000

10. City Experience in Affordable Housing Rental subsidy and housing rehabilitation programs are successful, but fail to produce new affordable units or provide Housing Element “RHNA” credit Experienced Local Housing Providers and Municipalities offer insight into how to get the job done

11. Focus on New Housing Units Construction of entirely new housing units adds to the overall housing supply Redevelopment housing resources are not available because there are no redevelopment areas in Calabasas BUT, the Affordable Housing Trust Fund can be leveraged to promote the construction of new units.

12. Community Concerns “Affordable housing will look bad and will detract from my property value.” “Persons in affordable units will cause problems in the community.” “It’s OK to have affordable housing – just not near my neighborhood.”

13. Affordable housing projects can be well designed to fit with the architectural styles and tastes of the community Teachers, firefighters, nurses, technicians, tradesmen, and others fundamental to the economic and social workings of our community need affordable housing If not near your neighborhood, or your neighbor’s neighborhood, then where? Participation – Getting to YIMBY