CITY OF BENICIA
1999 – 2006
HOUSING ELEMENT
Adopted by the City Council of the City of Benicia May 20, 2003 Negative Declaration/ Initial Study – Resolution # 03- 66 1999 – 2006 Housing Element – Resolution # 03- 68
Prepared for the City of Benicia by TABLE OF CONTENTS
1. INTRODUCTION........................................................................................................ 1
2. EVALUATION OF THE 1994 HOUSING ELEMENT...................................... 4
3. GOALS, POLICIES, AND PROGRAMS......................................................... 6
Institutional Framework............................................................................................ 6
Housing Stock........................................................................................................ 10
Special Needs........................................................................................................ 12
Housing Rehabilitation........................................................................................... 15
Equal Access......................................................................................................... 16
Energy Conservation.............................................................................................. 18
4. CITY AND COUNTY HOUSING PROGRAMS.............................................. 19
Benicia Housing Programs..................................................................................... 19
Solano County Housing programs......................................................................... 21
Voucher Payment Standards................................................................................. 21
5. QUANTIFIED OBJECTIVES......................................................................... 23
6. PUBLIC PARTICIPATION............................................................................ 24
Housing Element Task Force................................................................................. 24
Public Outreach...................................................................................................... 24
7. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS................... 26
Housing Element Policies...................................................................................... 26
Other General Plan Policies................................................................................... 27
TABLE
1. Quantified Objectives............................................................................................... 23
APPENDICES
A. Housing Assessment Report
B. Evaluation of the 1994 Housing Element
C. Organizations and Persons Contacted for Public Participation
D. Glossary of United States Census Terms
E. Housing Conditions Survey Methodology
F. Vacant Land Inventory Site Map
G. Community Development Department Permit and Residential Development Impact Fees
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1. INTRODUCTION
The Housing Element of the General Plan is a comprehensive statement by the City of Benicia of its current and future housing needs and proposed actions to facilitate the provision of housing to meet those needs at all income levels. The purpose of the Housing Element is to establish specific goals, policies, and objectives relative to the provision of housing, and to adopt an action plan to accomplish these intentions. In addition, the Element identifies and analyzes housing needs, and resources and constraints to meeting these needs.
California state law ( Government Code Sections 65580 through 65589) mandates the contents of the housing element. By law, the housing element must contain:
• an assessment of housing needs and an inventory of resources and constraints relevant to meeting those needs;
• a statement of the community’s goals, quantified objectives, and policies relevant to the maintenance, improvement, and development of housing; and
• a program that sets forth a five- year schedule of actions that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element.
The housing element must also:
• be consistent with other general plan elements;
• provide clear policy and direction for making decisions pertaining to zoning, subdivision approval, housing allocations, and capital improvements;
• identify adequate residential sites available for a variety of housing types for all income levels;
• assist in developing adequate housing to meet the needs of very low-, low- and moderate- income households;
• address governmental constraints to housing maintenance, improvement, and development;
• conserve and improve the condition of the existing affordable housing stock; and
• promote housing opportunities for all persons.
BASIS FOR THE CITY’S HOUSING GOALS
The 1999 – 2006 Housing Element update reflects an evaluation of changes in community conditions in Benicia since the current Element was adopted in 1994, and recommends modifications to programs contained in the Element because of that evaluation. Information on community conditions and characteristics was collected and analyzed as part of the Housing Assessment Report ( Appendix A). This report contains an analysis of population and housing characteristics, identifies housing needs for certain special population groups, evaluates housing conditions, analyzes employment trends, and provides other important information to guide the goals, policies, and program actions of this Element.
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The City of Benicia has experienced significant changes over the past decade that affects housing availability and affordability. These changes do not so much reflect rapid population growth or development as they reflect social and economic trends that are changing the face of the community and the cost of housing. Among these changes are an aging population, an influx of higher income households, a decline in substandard housing, and median housing costs that are well above those in surrounding communities. Through the review and analysis of data regarding changes in community conditions and trends over the past decade, the City has concluded that:
• The character and quality of existing housing and residential neighborhoods will continue to define the City and be critical to its desirability due to the City’s near build- out status.
• The number of seniors in Benicia will increase over the next 10 to 20 years due to the high percentage of adults who are currently in their mid- 40s to mid- 50s.
• Average incomes have risen faster in Benicia than countywide due to an influx of professionals, managers, and others with higher incomes.
• Most of the jobs being created in Benicia pay salaries and wages in the low- and moderate- income range.
• New arrivals have invested in upgrading the City’s housing, thereby reducing the incidence of substandard housing.
• Housing costs in Benicia have increased faster than local incomes and faster than in surrounding communities.
The City has proposed goals, policies, and programs to address these findings and conclusions.
The City’s 1999 – 2006 Housing Element is based on six goals that provide direction and guidance for meeting the City’s housing needs over the next five years.
1. Improve the institutional framework and remove governmental constraints for providing affordable housing, to the extent feasible and within the City’s control.
2. Promote the development of an adequate supply and mix of housing to meet existing and future housing needs.
3. Accommodate the housing needs of special population groups.
4. Preserve and improve the existing housing stock.
5. Ensure equal housing opportunities for all persons in Benicia regardless of race, religion, sex, marital status, ancestry, national origin, color, disability, family status, sexual orientation, or source of income.
6. Improve the energy efficiency of the housing stock in Benicia.
The City’s proposed programs can be summarized as follows:
• establish priorities for increasing the supply of housing for seniors,
• provide additional affordable housing for low- income families,
• maintain the character and quality of housing and residential neighborhoods,
• increase the supply of housing affordable to those employed in Benicia,
• provide additional housing choices for moderate- and above- moderate- income households, and
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• increase homeownership opportunities, while providing rental housing for those who do not desire or cannot afford homeownership.
The ability of Benicia to address these issues is limited by the availability of funding, staffing levels that the City can afford to maintain, and other constraints beyond the City’s control; therefore, many of the City’s strategies require collaboration and partnerships with other public agencies and private organizations.
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2. EVALUATION OF THE 1994 HOUSING ELEMENT
An important aspect of the Housing Element is an evaluation of achievements under the policies and implementation programs included in the previously adopted Housing Element. The evaluation provides valuable information on the extent to which programs have been successful in achieving stated objectives and addressing local issues, and the extent to which these programs continue to be relevant in addressing current and future housing needs in Benicia. The evaluation provides the basis for recommended modifications to policies and programs and the establishment of new objectives in the Housing Element.
The following is a summary of several of the City’s achievements under the 1994 Housing Element. A full evaluation and analysis of the City’s 1994 program actions and objectives is included in Appendix B.
• With assistance from the Benicia Housing Authority, the City has successfully applied for three $ 500,000 Community Development Block Grants ( CDBG) and two $ 35,000 Technical Assistance ( TA) Grants.
o The 1994 CDBG grant funded 12 loans that resulted in the rehabilitation of 11 single- family homes and a 28- unit apartment building. A total of 45 very low- and 34 low- income persons benefited from this grant. Four of the assisted households were headed by senior citizens, two were disabled, and 12 were female- headed households.
o The 1998 CDBG grant funded three rehabilitation projects that improved 42 units and benefited 18 physically challenged individuals, 35 female heads of household, and 32 households with incomes at or below the very low- income threshold. This grant also provided $ 99,250 for soft costs for a 12- unit homeownership project for low- and very low- income households, and funded the completion of a roofing and heating system- related improvement project for Casa Vilarrasa, a low- income senior housing facility.
o The 1999 CDBG grant paid for a portion of the Casa Vilarrasa heating improvements. The remainder of the grant funded three other CDBG eligible, but non- housing related, activities.
o The 1999 TA grant funded site studies for a 56- unit rental housing project affordable to very low- and low- income households.
o The 2000 TA grant funded data collection on households with special needs, a housing conditions survey, and a conversion analysis of a 75- unit publicly- owned housing development ( Capitol Heights).
• The City has entered into a partnership with three non- profit housing developers: Habitat for Humanity, Solano Affordable Housing Foundation, and Affordable Housing Affiliation. This partnership has or will result in the construction of 70 units affordable to low- and very low- income households.
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• The City amended its Zoning Ordinance in 1999 to allow detached second units on lots of 6,000 square feet or larger, thereby reducing the minimum lot size. In 1999, the City also amended the Zoning Ordinance to eliminate the requirement for covered parking for a second unit. Further, the City has reduced certain fees ( e. g., sewer and water connections) for second units by 50 percent of what is assessed for a single- family unit.
• The City has waived fees, deferred fees, and/ or donated land for five affordable housing projects ( Habitat for Humanity, Hearthstone, Bay Ridge, Rockridge, and Eagle Glen) for a combined value $ 3,766,530.
• The City adopted an Inclusionary Housing Ordinance in November 2000. No projects proposed since the adoption of the ordinance have triggered the requirement.
• The City currently works cooperatively with the Community Action Council ( CAC) to provide comprehensive services for the homeless, including employment counseling, education, job training, job development and placement, housing assistance, substance abuse counseling and referral, and other similar services. The City has also prepared letters of support for the CAC when they have applied for funding, and has directly funded CAC’s services through the City’s CDBG block grant funds.
• The City amended its Subdivision Ordinance in 2002 to allow reduced bonds for affordable housing projects.
• The City Council adopted a resolution in August 2002 to issue multi- family housing revenue bonds by the California Communities Development Authority for the Bay Ridge affordable rental project.
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3. GOALS, POLICIES, AND PROGRAMS
INSTITUTIONAL FRAMEWORK
Goal 1: Improve the institutional framework and remove governmental constraints for providing affordable housing, to the extent feasible and within the City’s control.
Policies
Policy 1.01 Maintain and expand working relationships with non- profit housing providers, including the Benicia Housing Authority.
Policy 1.02 Continue to educate the public on affordable housing issues.
Policy 1.03 Continue to review and revise, as necessary, regulatory standards applicable to compliance with State housing law to remove significant governmental constraints.
Policy 1.04 Assume an active leadership role in attaining the goals of the City’s Housing Element, and encourage public participation by all economic segments of the community in implementing the programs specified in the Housing Element.
Policy 1.05 Allow live/ work units in appropriate locations.
Policy 1.06 Continue to provide incentives for affordable housing.
Implementation Programs
Program 1.01 Work cooperatively with the Housing Authority to coordinate affordable housing activities and implement the policies and programs of the Housing Element. Cooperation will include the following:
1. consult the Housing Authority in updating the City’s Housing Element,
2. continue to share agendas between the City and the Housing Authority,
3. collaborate with the Housing Authority on strategies so that Housing Element and Housing Authority programs are complementary,
4. consult the Housing Authority during the annual review of the Housing Element, and
5. consult the Housing Authority to assist with the placement of individuals in units produced by the inclusionary housing ordinance and other affordable projects.
Responsibility: Community Development Department and Housing Authority
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
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Program 1.02 Maintain and expand the City’s relationships with non- profit housing providers through the following actions:
1. maintain an available sites inventory and provide this inventory to nonprofit housing providers,
2. expedite review of residential development proposals that include affordable housing units,
3. provide pre- application technical assistance to affordable housing providers to determine project feasibility and address zoning compliance issues in the most cost- effective and expeditious manner possible, and
4. provide information within the City’s possession to support affordable housing funding requests.
Responsibility: Assistant City Manager and Community Development Department
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
Program 1.03 Continue to implement development permit processes to reduce the cost of providing affordable housing, which includes actions to:
1. provide a fast- track processing procedure for housing projects affordable to low- and moderate- income households;
2. review annually and amend as appropriate the permit fee schedule as it affects small, attached single- family dwellings to achieve parity with development fees for other types of housing ( last amended 2000);
3. defer, waive, or reduce certain development fees, portions of fees, or combinations of fees for the affordable portion of any project with the minimum percentage of affordable housing units pursuant to ( or in excess of) the requirements of Program and Policy 2.01;
4. provide for the reduction or waiver of certain development fees, portions of fees, or combinations of fees for the residential affordable portion of any commercial project; and
5. amend Benicia Municipal Code, Chapter 1.20, to include language permitting the City Council to waive or reduce fees when a project provides affordable housing units.
Responsibility: City Council and Community Development Department
Time Frame: # 1, 3 and, 4: Ongoing 1999 – 2006
# 2: Annually 1999 – 2006
# 5: December 2003
Funding: General Fund
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Program 1.04 Continue to implement, or revise, Zoning Ordinance standards to facilitate the provision of affordable housing. Zoning standards affected by this program include:
1. reduction in the minimum lot size for detached second units ( from 10,000 to 6,000 square feet ( accomplished and ongoing action);
2. elimination of the requirement for covered parking for second units ( accomplished and ongoing action);
3. conforming the City’s density bonus incentive to state density bonus law ( Government Code Sections 65915 – 65917);
4. establish guidelines for alternative property development standards that the decision- making body may approve for projects containing the minimum percentages of affordable housing units pursuant to ( or in excess of) the requirements of Program and Policy 2.01; and
5. clarification that standards for boarding houses, which restrict the number of boarders in single- family residences, do not apply to Limited Residential Care facilities, which are allowed by right in the Single- Family zone.
Responsibility: City Council, Planning Commission, and Community Development Department
Time Frame: # 1 and 2: 1999 – 2006; completed and ongoing implementation
# 3 – 6: December 2004; amend Zoning Ordinance
Funding: General Fund
Program 1.05 Amend the Zoning Ordinance to ensure that projects are constructed at least at the minimum required density in the RM ( minimum 8 units per acre) and RH ( minimum 15 units per acre) districts to preserve the limited supply of multi- family zoned land for multi- family uses.
Responsibility: City Council and Community Development Department
Time Frame: December 2003
Funding: General Fund
Program 1.06 Amend the Zoning Ordinance to permit second units, by right, in all residential districts, subject to administrative staff review for conformance with applicable zoning standards. The City will adopt a process for existing property owners without legally conforming second units to bring their second unit into compliance to the City’s zoning and building standards. The objective of the process will be to encourage compliance rather than penalize property owners. To encourage compliance, property owners who agree to restrict rents and limit occupancy of their second units to low- income households may be eligible for CDBG funding under the City’s Housing Rehabilitation Program.
The City will promote its second units standards through postings on the City of
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Benicia’s website ( www. ci. benicia. ca. us), an informational brochure available at public locations in Benicia ( e. g., City Hall and Benicia Library), and an article( s) in the local newspaper( s).
Responsibility: City Council and Community Development Department
Time Frame: December 2005
Funding: General Fund
Program 1.07 Undertake a decision- maker and public education program on affordable housing through an annual reporting to the Planning Commission and City Council on housing issues and the City’s achievements with respect to the quantified objectives in the Housing Element. This report will be the annual report required by state law ( California Government Code 65400) for reporting on progress in implementing the City’s General Plan. As part of the annual reporting process, Benicia will present educational materials on affordable housing issues prepared by other municipal agencies and organizations, and incorporate these materials into Planning Commission and City Council meetings, as appropriate. A status report, including the effectiveness of financial assistance and development opportunity strategies, on the four identified affordable housing projects ( Hearthstone, Bayridge, Eagle Glen, and Rockridge) will be a part of the annual reporting process. Notification of presentation of this report will be sent to all persons on the mailing list developed for the Housing Element update and posted on the City’s website ( www. ci. benicia. ca. us).
Responsibility: City Council, Planning Commission, Community Development Department, and Housing Authority
Time Frame: Annually, each March, 1999 – 2006
Funding: General Fund
Program 1.08 Amend the Zoning Ordinance to create development standards for live/ work units.
Responsibility: City Council, Planning Commission, and Community Development Department
Time Frame: December 2005
Funding: General Fund
Program 1.09 Investigate the feasibility of joining a consortium to access a pooled source of funding for mortgage revenue bonds or mortgage credit certificates for the development of affordable housing and/ or first- time homebuyer assistance. The City will investigate existing consortiums to which California cities and counties belong and report to the City Council on the most appropriate consortium for Benicia based on cost, level of activity, and the potential for funding to benefit Benicia residents. Assuming the City identifies an appropriate consortium; Benicia will take the necessary legal, administrative, and financial steps to become a member. Adopted May 20, 2003 9
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Responsibility: Assistant City Manager, Community Development Department, and Housing Authority
Time Frame: December 2004; investigate existing consortiums and report to the City Council with recommendations. December 2005; if an appropriate consortium is identified, complete the membership process.
Funding: General Fund
HOUSING STOCK
Goal 2: Promote the development of an adequate supply and mix of housing to meet existing and future housing needs.
Policies
Policy 2.01 Require affordable housing in residential developments under an “ inclusionary” housing program and disperse affordable housing throughout the City to avoid concentration in any one part of the City.
Policy 2.02 Maintain an adequate supply of residential land in appropriate land use designations and zoning categories to accommodate the City’s regional housing allocation.
Policy 2.03 Seek appropriate private, local, state, and federal funding to implement housing programs for very low-, low-, and moderate- income households.
Policy 2.04 Promote the development of new second- and third- story residential units in commercial districts along First Street in downtown Benicia.
Implementation Programs
Program 2.01 Continue to implement the City’s Inclusionary Housing Ordinance ( Benicia Zoning Ordinance, Section 17.70.320). This Ordinance requires that new residential projects of 10 or more units include 5 percent of the units affordable to very low- income households and 5 percent of the units affordable to low- income households. The City may allow the developer to pay in- lieu fees, donate developable land, or provide an alternative in- lieu contribution package acceptable to the City.
Responsibility: City Council, Planning Commission, Community Development Department, Assistant City Manager/ Economic Development Director, and Housing Authority
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
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Program 2.02 Establish a housing trust fund to be funded by in- lieu fees. This fund will be used to support affordable housing activities such as an equity share program, site acquisition, write down of land costs, subsidization of rents and mortgages, site improvement, and provision of collateral for development loans.
Responsibility: City Council, Planning Commission, Community Development Department, Assistant City Manager/ Economic Development Director, and Housing Authority
Time Frame: December 2004
Funding: General Fund
Program 2.03 Continue to implement procedures applicable to inclusionary for- sale units to ensure ongoing affordability. These procedures specify the resale control mechanism, equity recapture, qualifications for subsequent buyers, and other relevant issues that are not part of the inclusionary ordinance.
Responsibility: City Manager, Community Development Department, and Housing Authority
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
Program 2.04 Continue to implement land use designations and zoning that permits opportunities to meet the target objectives under the City’s regional housing allocation.
Benicia will continue to promote second- and third- story residential development, as allowed by right, in the City’s downtown commercial districts. The City will provide, when possible, developer incentives such as expedited permit processing and fee deferrals for units that are affordable to lower income households. Benicia will promote these incentives to developers on the City’s website ( www. ci. benicia. ca. us) and during the application process.
Responsibility: Community Development Department
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
Program 2.05 Continue to require that very low- income housing required under Policy 2.01 be priced affordable to households earning 50 percent or less of the area median income ( as annually defined by HCD).
Responsibility: City Council, Planning Commission, Community Development Department, and Housing Authority
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
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Program 2.06 Continue to require that low- income housing required under Policy 2.01 be priced affordable to households earning 80 percent or less of the area median income ( as annually defined by HCD).
Responsibility: City Council, Planning Commission, Community Development Department, and Housing Authority
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
Program 2.07 When an eligible project application is submitted to the City, apply for appropriate state and federal funds, or support other housing providers in applying for funding to support the development of new low- and very low- income housing. The City will make a determination of appropriate funding sources and activities to pursue based on competitive funding considerations, the funding cycles of various state and federal sources, the City’s Housing Element quantified objectives, and housing provider interest. The City will support funding applications by housing providers through the actions stated in Program 1.02.
Responsibility: Assistant City Manager, Community Development Department, and Housing Authority
Time Frame: Ongoing, with each eligible project, 1999 – 2006
Funding: General Fund, CDBG Small Cities Program funds, and HOME funds
SPECIAL NEEDS
Goal 3: Accommodate the housing needs of special population groups.
Policy
Policy 3.01 Accommodate and promote the development of special housing needs, such as shelters for the homeless, transitional housing, housing for seniors, and housing for persons with physical, developmental, or mental disabilities.
Policy 3.02 Continue to work with the Benicia Community Action Council and the Benicia Housing Authority to help facilitate the development of housing for special population groups.
Implementation Programs
Program 3.01 Continue to refer persons in need of transitional housing assistance to the Benicia Community Action Council. The City will meet annually with the Community Action Council to determine the potential future need for transitional housing facilities within Benicia, and assess the available permanent housing options for Benicia residents who are in transition.
Responsibility: Community Development Department, Housing Authority, and Community Action Council
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Time Frame: Annually 1999 – 2006
Funding: General Fund
Program 3.02 Amend the Zoning Ordinance to specify a use definition and zoning classification( s) in which homeless shelters will be permitted. The City will solicit input from local service providers ( e. g., Community Action Council) in the preparation and adoption of the amendment to the Zoning Ordinance to ensure that development standards and permit processing will not impede the approval and/ or development of homeless shelters. The City will select zoning district( s) in which there are existing vacant or underutilized sites that could accommodate such a use. To facilitate the location of homeless shelters, the City may consider adopting criteria to address:
• hours of operation;
• external lighting and noise;
• provision of security measures for the proper operation and management of a proposed facility;
• measures to avoid queues of individuals outside proposed facility;
• proximity of public transit, supportive services, and commercial services;
• compliance with county and state health and safety requirements for food, medical, and other supportive services provided on- site; and
• management issues.
The standards developed for homeless shelters will act to encourage and facilitate the use through clear and unambiguous guidelines for the application review process, the basis for approval, and the terms and conditions of approval. A need for emergency shelters in Benicia has not been identified; however, if such a need should arise appropriate locations for homeless shelters are required to be considered during a public hearing process before any commitments can be made regarding suitable sites.
Responsibility: City Council, Planning Commission, and Community Development Department
Time Frame: December 2004
Funding: General Fund
Program 3.03 Amend the Zoning Ordinance to specify a use definition and zoning classification( s) in which transitional housing will be permitted. The City will solicit input from local service providers ( e. g., Community Action Council) in the preparation and adoption of the amendment to the Zoning Ordinance to ensure that development standards and permit processing will not impede the approval and/ or development of transitional housing. The City will select zoning district( s) in which there are existing vacant or underutilized sites that could accommodate such a use.
The standards applied to transitional housing will act to encourage and facilitate the use through clear and unambiguous guidelines for the application review process, the basis for approval, and the terms and conditions of approval. A need for transitional housing in Benicia has not been identified in Benicia; however, if such a need should arise appropriate locations for transitional housing are
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required to be considered during a public hearing process before any commitments can be made regarding suitable sites.
Responsibility: City Council, Planning Commission, and Community Development Department
Time Frame: December 2004
Funding: General Fund
Program 3.04 Facilitate the establishment of shared housing in Benicia to bring together persons with special housing needs, including single parents and elderly persons, to share living accommodations and housing costs. The City will facilitate shared housing by continuing to permit such housing and associated supportive services under the Zoning Ordinance and consider applying for private, state, or federal funding for a proposed shared housing project or program, when an eligible project is submitted to the City.
Responsibility: City Council and Housing Authority
Time Frame: Ongoing, with each eligible project, 1999 – 2006
Funding: Senior Citizens Shared Housing Program ( HCD) and General Fund
Program 3.05 Promote the City’s development standards for residential care facilities, group homes, emergency shelter, transitional housing, and other special needs housing and shelter through a brochure to be distributed to nonprofit and public agencies serving special needs groups. The City’s development standards will also be posted on the City’s website ( www. ci. benicia. ca. us).
Responsibility: Community Development Department
Time Frame: December 2004; prepare and distribute brochure
Funding: General Fund and CDBG funds
Program 3.06 Encourage the Benicia Housing Authority to continue to apply for the authority to use Section 8 housing vouchers for homeownership assistance and to increase the number of vouchers that may be used for that purpose.
Responsibility: City Council and Housing Authority
Time Frame: Ongoing 1999 – 2006
Funding: HUD Section 8
Program 3.07 Promote available private, state, and federal homebuyer assistance programs to the public by providing information at City Hall, other public locations, and on the City’s website ( www. ci. benicia. ca. us).
Responsibility: Community Development Department
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
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Program 3.08 Continue to support Solano County and the Community Action Council ( CAC) in applying for funds to maintain adequate local and County facilities for homeless persons through letters of support signed by the City Manager and continuance of an annual allocation from the City’s budget. The City will assist the CAC in promoting the availability of fiscal resources by posting notifications on the City’s website ( www. ci. benicia. ca. us). ( CAC is part of a countywide consortium of community service groups who join together in applying for applicable state and federal funds for their organizations. They have found this collaborative approach, supported by their respective governmental jurisdictions, much more successful than if each individual agency applied for funds. The City’s 2002/ 2003 budget allocates approximately $ 47,000 to the CAC).
Responsibility: Community Development Department, City Manager’s Office, and Community Action Council
Time Frame: Ongoing, with each application, 1999 – 2006
Funding: General Fund and Stewart B. McKinney
HOUSING REHABILITATION
Goal 4: Preserve and improve the existing housing stock.
Policies
Policy 4.01 Pursue appropriate private, state, and federal funding assistance to meet Benicia’s needs to rehabilitate housing.
Policy 4.02 Encourage private reinvestment in older residential neighborhoods and private rehabilitation of housing, particularly for seismic safety.
Policy 4.03 Limit the conversion of residential structures to non- residential uses.
Policy 4.04 Promote the continued upkeep of existing economically viable mobile home parks.
Implementation Programs
Program 4.01 Apply, as appropriate, for funding to rehabilitate very low-, low-, and/ or moderate- income housing. The City will annually review the pool of existing available resources to determine the need for additional rehabilitation funding. If a need is identified, the City will apply for additional state rehabilitation monies. The City of Benicia would be the applicant for such funds and would apply directly to the funding source. The City will then promote the availability of such funds through posting notices on the City’s website ( www. ci. benicia. com) and providing fliers at the Community Action Council ( CAC), Benicia Library, and the City’s Community Development Department.
Responsibility: City Manager, Assistant City Manager, Community Development Department, Housing Authority, and Non- profit developer( s)
Time Frame: Annually review existing available resources and apply, as needed, for additional state funding Adopted May 20, 2003 15
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Funding: CDBG funds, California Self- Help Housing Program, and CHFA funds
Program 4.02 Prepare standard specifications for seismic retrofitting of existing residential structures to assist property owners in meeting current seismic safety standards. Seismic retrofitting will continue to be an eligible activity under the City’s housing rehabilitation program. The City will promote its seismic retrofitting program through a distribution brochure at City Hall, other public locations, and on the City of Benicia’s website ( www. ci. benicia. ca. us).
Responsibility: Building Division and Community Development Department
Time Frame: December 2004; prepare and distribute brochure
Funding: General Fund, building permit fees, and CDBG funds
Program 4.03 Amend the Zoning Ordinance to restrict the conversion of residential structures to non- residential use when such conversions have the potential to displace very low-, low-, or moderate- income residents or result in the loss of rental housing.
Responsibility: Community Development Department
Time Frame: December 2005; prepare and adopt Ordinance
Funding: General Fund
Program 4.04 Contact the owners of the three mobile home parks located in Benicia to determine future plans for their properties and the feasibility of continuing mobile home park use. For those mobile home parks that Benicia determines are economically viable, the City will assist the owner in accessing state or federal funds for improvements or park residents in converting the park to resident ownership. The objective is to preserve the parks for mobile home use.
The City will also continue to implement its mobile home park conversion ordinance to ensure that any conversion of a mobile home park to other uses is preceded with adequate notice, and that relocation and other assistance for park residents follows the conversion. A relocation plan for tenants of the mobile home park must be submitted to the Planning Commission for approval as part of the application for conversion.
Responsibility: Community Development Department
Time Frame: December 2003; contact mobile home park owners. June 2004; determine the feasibility of preservation. 1999 – 2006; provide assistance in accessing state of federal fund for preservation, as needed, at the owner’s or residents’ request, and continue to implement zoning ordinance provisions regarding mobile home park conversions.
Funding: General Fund
EQUAL ACCESS
Goal 5: Ensure equal housing opportunities for all persons in Benicia regardless of race, religion, sex, marital status, ancestry,
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national origin, color, disability, family status, sexual orientation, or source of income.
Policies
Policy 5.01 Provide a point of contact for referral of discrimination complaints.
Policy 5.02 Administer zoning and land use policies to facilitate the provision of housing without regard to race, religion, sex, marital status, ancestry, national origin, color, disability, family status, sexual orientation, or source of income.
Implementation Programs
Program 5.01 Continue to maintain a complaint referral process for those persons who believe they have been denied access to housing because of their race, religion, sex, marital status, ancestry, national origin, color, or disability, family status, sexual orientation, or political affiliation. The City will educate selected staff in the Community Development, City Attorney, and City Manager departments on responding to complaints received regarding potential claims of housing discrimination. The selected personnel will be given a typed handout detailing the process for someone with a complaint and the agencies that should be contacted regarding a claim: Solano County’s District Attorney’s office, California Department of Fair Employment and Housing, San Francisco Department of Housing and Urban Development Office of Fair Housing, Legal Services of Northern California ( Solano County Vallejo office), and ECHO ( non- profit housing advocacy group). The City will also refer persons to the Benicia Housing Authority and Community Action Council ( CAC) for informational brochures and advisory counseling on equal housing opportunity resources. The City Attorney’s office will be notified, and a log maintained, of all complaints received. Additionally, all information regarding the housing discrimination complaint referral process is available at the Benicia Housing Authority, CAC, and on the City’s web site ( www. ci. benicia. ca. us).
Responsibility: Community Development Department, Benicia Housing Authority, and Community Action Council ( CAC)
Time Frame: Ongoing 1999 – 2006
Funding: General Fund and CDBG funds
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Program 5.02 Conduct a conformity review of the City’s Zoning Ordinance in association with compliance of state laws regarding housing. If section( s) of the City’s Zoning Ordinance are not consistent with state housing law, applicable revision( s) and amendment( s) will be made to the Zoning Ordinance.
Responsibility: City Council and Community Development Department
Time Frame: March 2003; review the Zoning Ordinance.
December 2004; amend Zoning Ordinance to adopt revisions.
Funding: General Fund
ENERGY CONSERVATION
Goal 6: Improve the energy efficiency of the housing stock in Benicia.
Policy
Policy 6.01 Promote home energy conservation and ensure that all new development complies with State law regarding energy conservation.
Implementation Programs
Program 6.01 Continue to distribute information on currently available weatherization and energy conservation programs.
Responsibility: Community Development Department and Building Division
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
Program 6.02 Implement state requirements for energy conservation in new residential projects and encourage residential developers to employ additional energy conservation measures with respect to siting of buildings, landscaping, and solar access. To facilitate implementation, the City will make available, in the Community Development and Building departments, brochures procured from PG& E which detail energy conservation measures for existing buildings, as well as new construction.
Responsibility: Community Development Department and Building Division
Time Frame: Ongoing 1999 – 2006
Funding: General Fund
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4. CITY AND COUNTY HOUSING PROGRAMS
BENICIA HOUSING PROGRAMS
The City of Benicia offers various types of housing programs ( e. g., housing rehabilitation, first- time homebuyer assistance, Section 8 homewonership, housing choice vouchers, public housing, and senior housing). Funding for these programs is provided through sources that include: CDBG revolving loan fund monies, Section 8 homeownership vouchers, and U. S. Department of Housing and Urban Development ( HUD) subsidies. The Benicia Housing Authority also has a Security Deposit Loan Program where persons moving into a housing unit can obtain a loan for up to $ 1,000, with no interest, to be paid back within 18 months that covers a portion of the initial cost of the security deposit.
The City of Benicia does not have a Redevelopment Agency, and therefore, does not have a housing set- aside balance to fund housing related programs and activities. A proposal was put forward by the City Manager’s office in the mid- 1980s, which was initially supported by the City Council, to form such an agency in Benicia. The motivation behind the formation of the agency was to create a financing mechanism to purchase and fund properties within downtown and industrial park improvement project areas. Initially it appeared there was adequate community interest to support such a measure; however, as time went on a citizens’ group against the creation of a redevelopment agency initiated a ballot measure ( 1988) to prohibit the formation of the agency. The City Council at the time concluded that it was not judicious to proceed with the formation of the agency in light of such strong public opposition. The idea was dropped and no Council since has initiated the concept again.
Housing Rehabilitation Program
Benicia’s Housing Rehabilitation Program is administered through the City’s Community Development Department. This program is funded through a revolving loan fund that receives monies from the City’s 1994 and 1998 CDBG grants ($ 500,000 each). Eligible applicants include:
• low- and very low- income homeowners ( income eligibility is based on the annual Solano County median income for a family of four), or
• investors who will rent to low- and very low- income tenants for a period of not less than five years.
Loans are given up to $ 50,000 per unit for a period of 20 years. Interest payments are deferred for lower income or disabled homeowners, while investors pay four percent interest.
First- Time Homebuyer Program
Benicia’s First- Time Homebuyer Program is administered through the Benicia Housing Authority. This program is funded through the HUD Section 8 Homeownership Voucher Program where homeownership vouchers assist first- time homeowners with their monthly homeownership expenses ( i. e., mortgage, real estate taxes, homeowner insurance, utilities, etc.). Adopted May 20, 2003 19
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Eligible households must already be a part of the Housing Authority’s Housing Voucher Program.
According to the Housing Authority, this program has helped one low- income family purchase a condominium in the City. Due to the rising cost of housing in the Benicia, the purchase of a single- family home is unlikely with the help of Section 8 homeownership vouchers, unless it is tied to a specific affordable project. Hearthstone, a 12- unit for- purchase single- family self- help project, is being funded through the City’s First- Time Homebuyer Program with the Section 8 Homeownership Voucher Program. The Housing Authority uses the normal voucher program payment standard schedule, which for a three- bedroom single- family home in Benicia would be approximately $ 175,000, while the average cost of a three- bedroom single- family home in Benicia ( 2001) was $ 308,500 ( Appendix A, page A- 34).
Housing Choice Voucher Program
The Housing Authority of the City of Benicia operates the Housing Choice Voucher Program in Benicia with financial assistance from HUD. The program provides subsidies to low- and very- low income tenants renting privately owned dwelling units in Benicia. Currently, this program has authorized funding sufficient to assist 372 families. Assisted tenants generally pay 30 percent of their adjusted income towards the total cost of rent and utilities, and the Housing Authority pays the difference between the tenant contribution and the total cost of rent and utilities. The Housing Authority inspects the units annually for habitability ( Housing Quality Standards) to ensure that the assisted tenants are living in decent, safe, and sanitary dwellings.
The market rent plus average utility costs for the dwelling must be less than the Voucher Payment Standard Schedule ( VPS) for the number of bedrooms in the dwelling ( see below for a discussion of Voucher Payment Standards). In some cases the tenant family may rent a dwelling unit that costs more than the VPS schedule, but in that case they must pay the overage which will increase their contribution above 30 percent of their adjusted income. Participation in the program is voluntary on the part of tenants and landlords. The Housing Authority provides preference in admission to the program to veterans, persons with disabilities, families with a female head of household or spouse who works or attends school or a training program, and persons who already live or work in Benicia.
Section 8 Home Ownership Program
The Benicia Housing Authority utilizes some of its HUD funding for the Housing Choice Voucher Program to also assist low- income first- time home buyers in Benicia. The Authority subsidizes the costs of home ownership expenses in the same fashion that it subsidizes rental costs. The purchasing family must work, meet minimum income standards, and complete a home buyer training course before purchasing a home. They are expected to contribute at least 30 percent of their adjusted income towards home ownership expenses. The Housing Authority then pays the difference between those expenses, up to the applicable Voucher Payment Standard amount and the home buyer’s contribution. Buyers find their own homes and their own financing, but the Authority must approve both for the family to qualify for Section 8 assistance. At current interest rates and VPS levels, the Section 8 assistance is generally sufficient to support a mortgage of $ 180,000 or more on a three- bedroom home. Home buyer expenses that are eligible for assistance include mortgage principal and interest, property taxes, insurance, utilities, maintenance and replacement reserve allowances, and condominium home owner association dues, if applicable. The Authority currently assists one family with the Home Ownership program and is working with a local non- profit to provide home ownership assistance to 12 more
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families participating in the development of a new mutual self- help project known as Hearthstone.
Public Housing Program
The Benicia Housing Authority owns and manages 75 units of public housing known as Capitol Heights. The public housing consists of one-, two-, three- and four- bedroom units built in 1953 and completely remodeled in the 1990' s. Six of the units were remodeled with accessibility features. Admission is limited to families with gross family incomes of 80 percent or less of Solano County’s median income. Rent is limited to 30 percent of family adjusted income, and the Authority receives various subsidies to make up the difference between its rent roll and the total costs of operating and maintaining the project. The same preferences listed above for admission to the Housing Voucher program also extend to the public housing program. The Capitol Heights units are very popular and vacancies are limited. The current waiting list for admission to Capitol Heights exceeds 800 applicants.
Senior Housing Program
The Benicia Housing Authority owns 40 units and master leases another 40 more units of senior housing in the Casa de Vilarrasa development. All the Casa de Vilarrasa units have one- bedroom apartments and tenants have access to spacious lobby areas and a community room. The State of California subsidizes 52 of the 80 units through the Rental Housing Construction Program and requires that tenants be at least 60 years old and have incomes below 80 percent of the Solano County median income. The Housing Authority generally provides Housing Choice Voucher subsidies to the other 28 tenants who do not receive State assistance. Casa de Vilarrasa was built in two phases in 1984 and 1986 and about half of the State’s required 30- year affordability period remains in effect. Tenants in the State subsidized units pay 25 percent of their adjusted income towards the total cost of rent and utilities and the remaining tenants fall under the Housing Choice Voucher program rules ( 30 percent of adjusted gross income).
SOLANO COUNTY HOUSING PROGRAMS
Solano County has one housing program that provides qualified low- income households living in the unincorporated Vallejo area with funding for housing rehabilitation needs; however, this program is not available to residents in the incorporated areas of the County and therefore does not apply to residents of Benicia.
VOUCHER PAYMENT STANDARDS
In order to control the costs of the Housing Choice Voucher program, the federal government sets limits on the amount of subsidy that may be provided to any participating family. The chief mechanism for controlling costs is the rule regarding establishment of Voucher Payment Standards, also known as Benefit Payment Standards. Each year, on or about October 1, HUD publishes Fair Market Rents ( FMRs) for every Metropolitan Statistical Area ( MSA) and Non- metropolitan county in the United States. The FMRs for any housing market area are HUD’s determination of the 40th percentile rent ( or 50th percentile rent in certain high- cost areas) for standard quality rental units occupied by recent movers in that market area by bedroom size. The purpose of HUD publishing FMRs is to ensure that a reasonable number of rental units are available for rent to tenants participating in the Housing Choice Voucher program while limiting program costs to the cost of renting modestly priced housing units.
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The Voucher Payment Standards for the City of Benicia for the Federal Fiscal Year 2003 ( October 1, 2002 thru September 30, 2003) are as follows:
Mobile Home Space $ 515
0- Bedroom ( Studio) $ 862
1- Bedroom $ 980
2- Bedroom $ 1,195
3- Bedroom $ 1,659
4- Bedroom $ 1,957
5- Bedroom $ 2,251
Each local housing authority administering a Housing Choice Voucher Program is authorized by the 1998 Housing Act to establish a local schedule of Voucher Payment Standards that can range from 90 percent to 110 percent of the HUD published FMRs applicable to their local housing market area. This provision of the law allows local authorities some flexibility in setting the rent limits that will be used in their local area depending on their unique local circumstances. Since most local housing authority jurisdictions are not coterminous with HUD’s FMR areas, their local market area may be more or less expensive generally than the larger FMR area as a whole. Thus each housing authority can analyze its own market and set rent limits within the HUD parameters. If this flexibility is not sufficient due to extreme circumstances, a local authority may petition HUD for approval to set their Voucher Payment Standards below 90 percent or above 110 percent of the published FMR levels. However, such requests must be documented with evidence showing that the exception is warranted due to local circumstances. A local authority may also approve an exception up to 120 percent of the published FMRs if needed as a reasonable accommodation to house a family that includes a person with disabilities.
Each housing authority’s schedule of Voucher ( or Benefit) Payment Standards ( VPS) establishes the maximum subsidy that the authority would pay for a rental unit plus utilities if a family had no income and contributed nothing towards the cost of their rent and utilities. If a participating family does have income, then the authority generally deducts 30 percent of the family’s monthly adjusted income from the Voucher Payment Standard amount applicable to the unit being rented to determine the maximum subsidy amount for that family in that unit. If the rent and utilities for a particular unit are less than the applicable VPS then the subsidy is reduced by the difference. If the rent and utilities are higher than the applicable VPS, then the family must pay the overage. However, HUD does not permit the family to move into a unit where their contribution to the rent and utilities would exceed 40 percent of their adjusted income.
Voucher Payment Standards set limits on program costs. They do not determine the rent for each individual unit in the program. The housing authority must evaluate the market rental value of any unit proposed for occupancy by a Housing Choice Voucher tenant. If the rent requested by a landlord is reasonable, but exceeds the Voucher Payment Standard for that unit size and the family is not able to pay the overage, then the authority will reject the unit and the family will have to find a less expensive unit to rent. The authority will also reject a unit where the rent requested by the landlord cannot be justified by a comparison to what other landlords are charging for rent for similar units.
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5. QUANTIFIED OBJECTIVES
One of the requirements of state law ( California Government Code, Section 65583[ b]) is that the Housing Element contains quantified objectives for the maintenance, preservation, improvement, and development of housing. State law recognizes that the total housing needs identified for a community may exceed available resources and the community’s ability to satisfy this need. Under these circumstances, the quantified objectives need not be identical to the total housing needs. The quantified objectives shall, however, establish the likely number of housing units by income category that can be constructed, rehabilitated, and conserved over a five- year period. Because the Association of Bay Area Government’s ( ABAG) Regional Housing Needs Determination covers a seven- and- one- half- year period, the objectives for designating sites for new construction cover the period January 1, 1999 to June 30, 2006 ( Table 1). The objectives for preservation and conservation cover the period July 1, 2001 to June 30, 2006.
Table 1
Quantified Objectives ( January 1, 1999 – June 30, 2006)
Very Low- Income
Low- Income
Moderate- Income
Above Moderate- Income
Total
1999 – 2006 Benicia Regional Housing Needs Determination
70
49
90
204
413
Units Accepted from Solano County’s RHND
0
0
0
2
2
Units Constructed Between January 1, 1999 and April 1, 2002
5
0
5
63
73
1999 – 2006 Remaining Housing Needs Allocation
65
49
85
143
342
Quantified Objectives
Very Low- Income
Low- Income
Moderate- Income
Above Moderate- Income
Total
New Construction Total
791
501
152
2313
375
Housing Rehabilitation
24
24
-- 5
-- 5
4
Preservation of At- Risk Rental Housing
0
0
0
0
06
Source: City of Benicia and Parsons, August 2002.
1Based on 74 very low and 50 low- income units as part of the four affordable housing projects currently in process: Hearthstone, Bayridge, Eagle Glen, and Rockridge ( plus five very low- income units that have already been constructed between January 1, 1999 and April 1, 2002).
2Based on the City’s construction history of five moderate- income units built in two years ( plus the five that have already been constructed).
3Based on ( 1) an estimated 150 units constructed as part of the Tourtelot project within the planning period ( source: Pacific Bay Homes, developer of the Tourtelot project), ( 2) 18 units currently in process with the City, and ( 3) the 63 units that have already been constructed between January 1, 1999 and April 1, 2002.
4Based on the past annual average of the City’s housing rehabilitation activities and funding availability.
5The City’s Housing Rehabilitation Program is available only to lower income homeowners.
6No subsidized rental housing projects were identified as at- risk of converting to market- rate over the next ten years. Adopted May 20, 2003 23
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6. PUBLIC PARTICIPATION
State law requires cities and counties to make a “ diligent effort” to achieve participation by all segments of the community in preparing a housing element ( Section 65583[ c] [ 6] of the California Government Code). This diligent effort translates into local jurisdictions doing more than issue the customary public notices and conduct standard public hearings prior to adopting a housing element. State law requires cities and counties to take active steps to inform, involve, and solicit input from the public, particularly low- income and minority households that might otherwise not participate in the process. Active involvement of all segments of the community can include one or more of the following:
• outreach to community organizations serving low- income, special needs, and underserved populations;
• special workshops, meetings, or study sessions that include participation by these groups;
• establishment of an advisory committee with representatives of various housing interests; and
• public information materials translated into languages other than English if a significant percentage of the population is not English proficient.
Housing Element Task Force
Public participation on the Housing Element began prior to 1998 but was tabled until ABAG produced revised housing allocation numbers, which did not occur until November 2000. During the update of the City’s General Plan ( 1993- 1999) a Housing Element Task Force ( HETF) was formed as a subset of the larger General Plan Oversight Committee ( GPOC). Both committees were comprised of Planning Commission members, housing advocates, and citizens at large. The HETF prepared revised goals, policies, and programs for the Housing Element; however, they were never incorporated into the General Plan, as no new housing allocation numbers were available from ABAG. It was decided to shelve the Housing Element until those numbers became available.
In 1998, at the urging of GPOC and the HETF, the Housing Element Advisory Committee was created by City Council resolution. The Committee was comprised of nine members as appointed by the Mayor and City Council, and were represented by one Planning Commissioner, several housing advocates, and several citizens at large. Their tasks included evaluation of the ABAG fair share numbers; identification and analysis of housing sites, reconsideration of goals, policies and programs in the previously prepared ( 1996) version of the housing element; and review of alternative housing techniques and concepts. HEAC played a major role in defining the 1999- 2006 ABAG fair share allocation numbers for Benicia. The Committee met at least once a month between 1998 and 1999, with all meetings open to the public. The result of their work was incorporated into the draft stage of the 1999 – 2006 Housing Element.
Public Outreach
To meet the requirements of state law in the preparation of the Benicia Housing Element, the City encouraged public participation from all segments of the community by conducting a public workshop on March 26, 2002, at the City of Benicia Library. This workshop was conducted early in the housing element update process to discuss the preliminary findings and key community issues examined in the Housing Assessment Report ( Appendix A). The City also held a study session on August 8, 2002, once the Public Draft Housing Assessment Report was released, to discuss the Draft Report and collect further public comment.
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The City developed a list of over 50 stakeholders and community organizations known to the City to have an interest in affordable housing issues. Some of the organizations contacted include, but are not limited to, the Benicia Community Action Council, Benicia Chamber of Commerce, Pacific Bay Homes, Benicia Affordable Housing Affiliation, Solano Affordable Housing Foundation, Benicia Housing Authority, Solano County Board of Realtors, Home Builders Association of Northern California, and Benicia Youth and Family Services. See Appendix C for a complete list of persons and organizations contacted for public participation with the Housing Element update.
Persons and organizations on the City’s stakeholder list were notified to attend the public workshop and study session through a direct mailing from the City, while the general public was notified through announcements on the City’s website ( www. ci. benicia. ca. us), press releases sent to the Benicia Herald, and public notices posted at City Hall.
All public proceedings were conducted at either the City of Benicia Library or at City Hall, both of which are accessible to individuals with mobility impairments.
The Housing Assessment Report, Negative Declaration, and Draft Housing Element were posted on the City’s website for public review and comment. Copies of the documents were also made available for public review or purchase at the Benicia Library and at the Benicia Community Development Department.
Specific public events related to the Housing Element included:
1. Citywide public workshop to discuss preliminary findings and key issues, conducted at the City of Benicia Library on March 26, 2002.
2. Planning Commission study session on the Public Review Draft Housing Assessment Report, conducted at City Hall on August 8, 2002.
3. Planning Commission publicly- held workshops on the Draft Housing Element, conducted at City Hall on November 14, 2002.
4. Planning Commission hearing to recommend adoption of the Final Housing Element and Certification of the Negative Declaration, conducted at City Hall on April 3, 2003.
5. City Council hearing to adopt the Final Housing Element and Certification of the Negative Declaration, conducted at City Hall on May 20, 2003.
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7. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS
State law requires that the housing element contain a statement of “ the means by which consistency will be achieved with other general plan elements and community goals” ( California Government Code, Section 65583[ c] [ 6] [ B]). There are two aspects of this analysis: 1) an identification of other general plan goals, policies, and programs that could affect implementation of the Housing Element or that could be affected by the implementation of the Housing Element, and 2) an identification of actions to ensure consistency between the Housing Element and affected parts of other General Plan elements. The 1999 Benicia General Plan contains several elements with policies related to housing.
The Housing Element is primarily a housing program assistance document. The implementation of policies and programs identified in the Housing Element will not directly impact policies in other General Plan elements. There are several policies and programs in the Housing Element that support implementation of other General Plan policies. These policies, and the method by which the City will achieve consistency among them, are described below.
HOUSING ELEMENT POLICIES
Goal 1, Policy 1.05
Allow live/ work units in appropriate locations.
Implementation of Policy 1.05 could result in the development of live/ work units. This policy is consistent with Policy 2.11.2 of the 1999 Benicia General Plan ( page 47), which supports the continued allowance of live/ work uses in the lower Arsenal. The City does not anticipate that residential uses, such as live/ work units, will result in development that is inconsistent with other General Plan policies.
Goal 2, Policy 2.02
Maintain an adequate supply of residential land in appropriate land use designations and zoning categories to accommodate the City’s regional housing allocation.
Implementation of Policy 2.02 will not require the City to rezone land to accommodate the City’s regional housing allocation. The City has maintained an adequate supply of residential land in appropriate land use designations and zoning categories in Benicia. Policy 2.02 is consistent with General Plan policies in the Land Use and Growth Management, Circulation, and Community Services Elements. The City will continue to ensure General Plan consistency when monitoring the supply of residential land in appropriate land use designations and zoning categories and does not anticipate any inconsistencies with other General Plan policies.
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Goal 3, Policy 3.01
Accommodate and promote the development of special housing needs, such as shelters for the homeless, transitional housing, housing for seniors, and housing for persons with physical, developmental, or mental disabilities.
Implementation of Policy 3.01 ( Programs 3.02 and 3.03) will require the City to clarify in the Zoning Ordinance where emergency shelters and transitional housing ( temporary housing for individuals and families transitioning to permanent housing) can be located. The City does not anticipate that this clarification will create inconsistencies with either the General Plan Land Use Element or other General Plan elements. The City will designate zoning categories in which these uses may be permitted based on characteristics and impacts that are similar for currently permitted uses.
Goal 4, Policy 4.03
Limit the conversion of residential structures to non- residential uses.
Implementation of Policy 4.03 supports the preservation of existing residential land uses and is consistent with General Plan Land Use policies. Policy 4.03 is also consistent with past City practices of not allowing residential uses to convert when conversions have the potential to displace low- or moderate- income residents or result in the loss of rental housing. The City does not anticipate that residential uses will result in any inconsistencies with General Plan policies.
OTHER GENERAL PLAN POLICIES
The City has reviewed policies in the other elements of the General Plan and has concluded that none of those policies will impede the City’s achievement of, or be inconsistent with, the policies of the Housing Element. With the exception of the policies listed above, Housing Element policies primarily relate to housing assistance, housing rehabilitation, equal housing opportunity, residential energy conservation, and other topics not directly affected by policies in the other General Plan elements. Residential energy conservation policies contained in the Housing Element will help contribute to the achievement of General Plan policies for resource conservation.
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