HomeMy WebLinkAboutRES CC 2001 1923 2001 1219RESOLUTION NO. 2001 -1923
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF MOORPARK, CALIFORNIA, ADOPTING AN UPDATE
TO THE HOUSING ELEMENT OF THE CITY OF
MOORPARK GENERAL PLAN
WHEREAS, a duly noticed public hearing was conducted on
December 19, 2001, regarding consideration of an update to the
Housing Element of the City of Moorpark General Plan; and
WHEREAS, at the meeting of December 19, 2001 the City
Council of the City of Moorpark opened the public hearing, took
testimony from all those wishing to testify, and closed the
public hearing; and
WHEREAS, after review and consideration of all testimony,
the information contained in the staff report, pertinent
materials from Planning Commission meetings, and Planning
Commission Resolution PC- 2001 -412 making a recommendation to the
City Council on the adoption of said element, the City Council
reached its decision.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. That the City Council hereby determines that
the Revision to the Housing Element of the City of Moorpark
General Plan does not have the potential to create a significant
effect upon the environment, and that a Negative Declaration in
accordance with the provisions of CEQA (California Environmental
Quality Act) may be issued, pursuant to Section 15074 of the
California Code of Regulations.
SECTION 2. That the City Council hereby adopts and
approves the Updated Housing Element of the Moorpark General
Plan, attached as Exhibit A, and incorporated herein by
reference, based upon the following findings:
A. The Updated Housing Element establishes goals, policies and
implementation strategies that address the provisions of
adequate, safe, and decent housing for all economic
segments of the community.
B. The Updated Housing Element satisfies and is consistent
with provisions for Housing Elements as contained within
Article 10.6 of the Government Code regulating requirements
for Housing Elements.
Resolution No. 2001 -1923
Page 2
C. The Updated Housing Element is consistent with the General
Plan and all of its elements.
SECTION 3. The City Clerk shall certify to the adoption of
this resolution and shall cause a certified resolution to be
filed in the book of original Resolutions.
PASSED AND ADOPTED this 19th day /a-� December,, 2j001.
ATTEST:
Deborah S. Traffenste'3E, City Clerk
ck Hutter, Mayor
Exhibit "A" 2000 -2005 Housing Element of the
Moorpark General Plan
Resolution No. 2001 -1923
Page 3
MOORPARK
2000 -2005 Housing
Element
December 2001
CITY OF MOORPARK
Community Development Department
799 Moorpark Avenue
Moorpark, CA 93021
Consultant to City:
CBA, Inc.
747 E. Green St., Suite #300
Pasadena, CA 91101
Job Number: 1139.00
Pasadena O Sacramento O San Diego
Resolution No. 2001 -1923
Page 4
Section
TABLE OF CONTENTS
City of Moorpark Housing Element
TABLE OF CONTENTS
Page
1. INTRODUCTION ......................................................... ............................1 -1
A. State Policy and Authorization .................................... ............................... 1 -2
B. Role of the Housing Element ...................................... ............................... 1 -2
C. Data Sources .............................................................. ............................... 1 -3
D. Public Participation ................ ............................... _ .... ............................... 1 -3
E. Relationship to the General Plan ................................ ............................... 1 -4
2. HOUSING NEEDS ASSESSMENT ............................ ............................2 -1
A. Population Characteristics .......................................... ............................... 2 -1
B. Household Characteristics .......................................... ............................... 2 -5
C. Housing Stock Characteristics .................................... ............................... 2 -12
D. Regional Housing Needs ............................................ ............................... 2 -17
E. Assisted Housing At -Risk of Conversion ..................... ............................... 2 -22
3. HOUSING CONSTRAINTS ......................................... ............................3 -1
A. Market Constraints ..................................................... ............................... 3 -1
B. Governmental Constraints .......................................... ............................... 3 -4
C. Environmental Constraints .......................................... ............................... 3 -17
4. HOUSING RESOURCES ............................................ ............................4 -1
A. Adequate Sites for Housing ........................................ ............................... 4 -1
B. Financial Resources ................................................... ............................... 4 -8
C. Administrative Resources ........................................... ............................... 4 -12
D. Opportunities for Energy Conservation ....................... ............................... 4 -13
5. HOUSING PLAN ......................................................... ............................5 -1
A. Evaluation of Past Accomplishments .......................... ............................... 5 -1
B. Goals and Policies ...................................................... ............................... 5 -6
C. Housing Programs ...................................................... ............................... 5 -9
Figure 1: Environmental Constraints ..................................... ............................... 3 -20
Appendix — Glossary of Terms
City of Moorpark i Housing Element
Resolution No. 2001 -1923
Page 5
TABLE OF CONTENTS
Chart Page
2 -1
Population Growth Trends .......................................... ...............................
2 -1
2 -2
Age Characteristics .................................................... ...............................
2 -2
2 -3
Race and Ethnicity ...................................................... ...............................
2 -3
2 -4
Education Level .......................................................... ...............................
2 -4
2 -5
Occupations Held by Residents .................................. ...............................
2 -4
2 -6
Household Type ......................................................... ...............................
2 -5
2 -7
Household Composition .............................................. ...............................
2 -5
2 -8
Household Income ...................................................... ...............................
2 -6
2 -9
Income Groups in Moorpark ....................................... ...............................
2 -6
2 -10
Special Needs Groups in Moorpark ............................ ...............................
2 -7
2 -11
Housing for Special Needs Groups ............................ . ,..............................
2 -11
2 -12
Housing Composition ................................................. ...............................
2 -12
2 -13
Age of Housing Stock ................................................. ...............................
2 -13
2 -14
Housing Prices in Moorpark ........................................ ...............................
2 -14
2 -15
Housing Affordability Matrix ........................................ ...............................
2 -15
2 -16
Housing Problems Summary ............................ ................
.........................
2 -17
2 -17
Income by Ethnicity .................................................... ...............................
2 -18
2 -18
Lower Income Households ......................................... ...............................
2 -18
2 -19
Overcrowding Rate ..................................................... ...............................
2 -19
2 -20
Household Overcrowding Profile ................................ ...............................
2 -19
2 -21
Overpayment Rate ..................................................... ...............................
2 -20
2 -22
Household Overpayment Profile ................................. ...............................
2 -20
2 -23
Moorpark's RHNA Allocation ...................................... ...............................
2 -21
2 -24
Inventory of Assisted Units ......................................... ...............................
2 -22
3 -1
Disposition of Home Loans ......................................... ...............................
3 -2
3 -2
Loan Disposition in Moorpark and Ventura County ..... ...............................
3 -3
3 -3
Residential Land Use Categories ............................... ...............................
3 -4
3 -4
Specific Plan Residential Land Use Summary ............ ...............................
3 -5
3 -5
Residential Development Standards ........................... ...............................
3 -6
3 -6
Housing Types Permitted in Residential Zones .......... ...............................
3 -8
3 -7
Development Review Process .................................... ...............................
3 -10
3 -8
Development Review Time Frames ............................ ...............................
3 -11
3 -9
Development Review Fees ......................................... ...............................
3 -13
4 -1
Regional Housing Needs Share for Moorpark ............. ...............................
4 -1
4 -2
Housing Projects on Residential Zoned Land ............. ...............................
4 -3
4 -3
Housing Projects Built/Planned on Commercial Land . ...............................
4-4
4-4
Additional Development Potential ............................... ...............................
4 -6
4 -5
Summary of Efforts to Address the RHNA .................. ...............................
4 -7
4 -6
Financial Resources for Housing Activities ................. ...............................
4 -9
5 -1 Past Accomplishments ............................................... ............................... 5 -5
5 -2 Housing Program Implementation Summary .............. ............................... 5 -18
City of Moorpark ii Housing Element
Resolution No. 2001 -1923
Page 6 INTRODUCTION
1. INTRODUCTION
Nestled among the rolling hills in the center of Ventura County, Moorpark incorporated
as a city in 1983. Beginning with the small settlements of Epworth and Fremonville,
Moorpark has experienced tremendous growth since the 1980s — increasing to a
population estimated at 31,415 by the 2000 Census. Despite this rapid population
growth, Moorpark has retained its country charm reminiscent of a small town.
Moorpark is distinct from other communities in Ventura County. The City has a high
percentage of younger families between ages 25 to 44. Residents tend to have a
generally higher education level than many communities, and also the highest median
household income in the County. Due to the predominantly residential nature of the
community, Moorpark serves as a bedroom community for larger employment centers
throughout Ventura County and as well as northwest Los Angeles County.
The City's housing stock offers a range of housing opportunities consistent with the
urban -rural nature of Ventura County. The Downtown area offers a mix of older single -
family neighborhoods, commercial and higher density development. New residential
development nestled in surrounding hillsides offer more rural settings. Improvement in
the Southern California economy has fostered increased residential development in
Specific Plan areas and other areas around the city's perimeter.
Although the improvement in the economy has resulted in housing development, it has
also caused a rapid increase in housing prices. These increases place a high burden
upon lower income individuals and families, seniors, the disabled, large families,
farmworkers, and other persons with special housing needs. Though higher priced
homes ring the downtown area, the City's center contains much of the older housing
stock, some of which is showing significant signs of deterioration.
Moorpark faces several challenges over the housing element period. These challenges
include maintaining the diversity of the housing stock, ensuring the affordability of the
housing stock, rehabilitating older housing in the central downtown, fostering economic
development, and balancing growth with the needs of existing residents. For the present
2000 -2005 planning period, the City of Moorpark has set forth the following goals for
addressing the housing needs facing the community:
• Adequate provision of decent, safe and affordable housing for residents without
regard to race, age, sex, marital status, ethnicity, or other arbitrary consideration.
• Adequate provision of housing opportunities by type, tenure, and location with
particular attention to the provision of housing for special needs groups.
• Identification of suitable parcels for residential development, changes in land use
patterns, and appropriate recycling of land for future housing development.
• Development of a balanced community accessible to employment,
transportation, shopping, medical services, and governmental services.
City of Moorpark 1 -1 Housing Element
Resolution No. 2001 -1923
Page 7
A. State Policy and Authorization
INTRODUCTION
The California Legislature has identified the attainment of a decent home and
suitable living environment for every citizen as the State's major housing goal.
Recognizing the important role of local planning programs in the pursuit of this goal,
the Legislature requires that all cities and counties prepare a housing element as
part of their comprehensive General Plan. The Government Code sets forth specific
components to be contained in a housing element, which must be updated at least
every five years to reflect a community's changing housing needs.
Moorpark's Housing Element was last updated in 1989 pursuant to State law.
Subsequent updates of the Housing Element were postponed, because the Regional
Housing Needs Assessment (the basis of the Housing Element) was not funded by
the State Legislature nor prepared by SCAG until 2000. In the meantime, the
Legislature extended the original five -year Housing Element planning period from
1989 through 1998 until funding was authorized for SCAG to prepare the RHNA.
This Housing Element update is for the planning period of 2000 -2005.
B. Role of the Housing Element
Moorpark is faced with important challenges over the 2000 -2005 planning period.
Challenges include the following: balancing employment and housing opportunities;
ensuring a match between the supply of and demand for housing; providing housing
that is affordable for all segments of the population; and preserving the quality of the
housing stock. The 2000 -2005 Housing Element sets forth a series of goals, policies
and programs to provide housing to accommodate changes in the community.
The Housing Element is a five -year plan extending from 2000 -2005, unlike other
General Plan elements that cover a minimum ten -year planning horizon. This
Housing Element identifies strategies and programs that focus on: 1) conserving and
improving existing affordable housing; 2) providing adequate housing sites; 3)
assisting in the development of affordable housing; 4) removing governmental and
other constraints to development; and 5) promoting equal housing opportunities.
The Housing Element consists of the following major components:
• An analysis of the City's population characteristics, housing characteristics,
and existing and future housing needs (Section 2);
• A review of potential market, governmental, and environmental constraints to
meeting the City's identified housing needs (Section 3);
• An evaluation of the land, financial, and organizational resources available to
address the City's identified housing needs (Section 4); and
• A statement of the Housing Plan to address the City's identified housing
needs, including housing goals, policies and programs (Section 5).
City of Moorpark 1 -2 Housing Element
Resolution No. 2001 -1923
Page 8
C. Data Sources
INTRODUCTION
Various sources of information are used to prepare the Housing Element. The 1990
Census provides the basis for population and household characteristics. Although
dated, the Census remains the most comprehensive and widely accepted source of
information. In addition, 1990 Census data must be used in the Housing Element to
ensure consistency with other Regional, State, and Federal housing plans.
However, several sources of data are used to supplement and provide reliable
updates of the 1990 Census.
• Population and demographic data is updated by the State Department of
Finance, and school enrollment data from the local Unified School District;
• Housing market information, such as home sales, rents, and vacancies, is
updated by City surveys and property tax assessor's files;
• Public and nonprofit agencies are consulted for data on special needs
groups, the services available to them, and gaps in the system; and
• Lending patterns for home purchase and home improvement loans are
provided through the Home Mortgage Disclosure Act (HMDA) database.
D. Public Participation
Moorpark provided several opportunities for residents to comment on the Housing
Element and recommend strategies for adoption. Prior to public hearings, the
document was available for review at the City Hall and public libraries. To ensure a
wide distribution, the document was sent to the School District, Moorpark College
Library, and the Post Office. Local nonprofit and housing advocate groups were also
contacted regarding the availability of the Housing Element. In this manner, all
economic segments of residents had opportunity to review the Housing Element.
The City conducted several workshops and public hearings on separate occasions
before the Planning Commission and City Council. Prior to the public hearing, the
meeting was duly noticed and documents were made available to the public. In
order to ensure that lower- income households, minorities, and special needs groups
were aware of and had the opportunity to participate in a public hearing, the City
contacted the following groups: Cabrillo Economic Development Corporation,
California Rural Legal Assistance, the Senior Center, and the local college.
The Housing Element was then sent to the State Department of Housing and
Community Development for their review and comment. After HCD review, public
hearings were also held before both the Planning Commission and the City Council.
Notification was also published in the local newspaper in advance of each hearing
and copies of the draft Element were available for public review. Public hearings
were also telecast. Comments from HCD, organizations, and the public were
incorporated in the Housing Element prior to adoption of the Housing Element.
City of Moorpark 1 -3 Housing Element
Resolution No. 2001 -1923
Page 9
E. Relationship to the General Plan
INTRODUCTION
The Housing Element is one of the elements of the comprehensive General Plan.
Moorpark's General Plan comprises the seven elements mandated by State law, and
includes the Land Use Element, Circulation Element, Housing Element, Open Space,
Conservation and Recreation Element, Noise Element, and the Safety Element. The
Housing Element builds upon the other General Plan Elements and is entirely
consistent with the policies set forth in those elements.
The City will ensure consistency between General Plan elements so that policies
introduced in one element are consistent with those in other elements. At this time,
the revised Element does not propose significant change to any other element of the
City's adopted General Plan. However, if it becomes apparent over time that
changes to another element are needed for internal consistency, such changes will
be proposed for consideration by the Planning Commission and City Council.
City of Moorpark 1 -4 Housing Element
Resolution No. 2001 -1923
Page 10 HOUSING NEEDS ASSESSMENT
2. HOUSING NEEDS ASSESSMENT
Assuring the availability of decent and affordable housing for residents of all economic
strata is an important goal for Moorpark. To that end, this section of the Housing
Element analyzes population and housing characteristics to identify the City's specific
housing needs. Important characteristics to consider include: demographics, household
characteristics, housing characteristics, and its share of the region's housing needs.
This section serves as the basis for developing the City's goals, policies, and programs
designed to meet the City's identified housing needs in Chapter V, the "Housing Plan."
A. Population Characteristics
Population characteristics affect the type of housing need in a community. Population
growth, age characteristics, race /ethnicity, and employment trends determine the type of
housing need and the ability to afford different housing. This section details the various
population characteristics affecting housing needs.
1. Population Trends
Moorpark's population has increased significantly over the past 20 years (Chart 2 -1),
increasing by approximately 281%, by far the highest rate in the County of Ventura.
From an estimated 7,800 persons in 1980, prior to the City's incorporation in 1983,
the population increased to 25,494 by 1990. Since 1990, however, population
growth has slowed to an additional 16% over the decade to a total of 29,727 in 2000.
Significant population growth potential remains. As described later, over 3,100
homes are under construction which, based upon the City's average household size
of 3.3 persons, could result in 10,000 additional residents over the following decade.
According to the Southern California Association of Governments, this population
growth will continue at a slower pace through the Year 2020.
Chart 2 -1: Population Growth Trends
Source: State Department of Finance, 2000.
City of Moorpark 2 -1 Housing Element
:.lurrsci(ictiolt
,; >19>01g0�
000;
Camarillo
37,797
52,303
63,335
68%
Moorpark
7,798
25,494
29,727
281%
Simi Valley
77,500
1 100,217
1 113,023
460
Thousand Oaks
77,072
104,352
120,744
57%
Ventura County
529,174
669,016
756,501
43%
Source: State Department of Finance, 2000.
City of Moorpark 2 -1 Housing Element
Resolution No. 2001 -1923
Page 11
2. Age Characteristics
HOUSING NEEDS ASSESSMENT
Housing needs are determined largely by the age characteristics of residents. Each
age group has distinct lifestyles, families, income levels, and housing preferences.
As people move through stages of life, their housing needs and preferences change.
Therefore, evaluating and understanding the age characteristics of a community is
an important factor in addressing existing and future housing needs of residents.
Compared to Ventura County communities, Moorpark has a higher proportion of
young, well - educated, upper income families. According to the 1990 Census, 43% of
Moorpark's population were comprised of individuals age 25 -44 years compared to
35% for the County. In addition, children and adolescents made up 33% of
Moorpark's population compared to 27% Countywide. For adults over age 45, this
portion represents 16% of Moorpark's population versus 27% Countywide. Seniors
represent 4% of residents in Moorpark, compared to 9% for the County.
One of the more important demographic changes taking place across Ventura
County communities is the gradual aging of the baby -boom generation (born
between 1946 -1964) and their children (1975- 1995). This should place an
increasing demand on more affordable single - family homes for the entry-level market
and for empty- nesters choosing to trade down their larger homes for smaller units.
Future age characteristics are also affected by recent developments. The upswing in
construction of single - family homes should draw a large in- migration of middle -aged
adults ages 44 -64 and their children to the community of Moorpark through 2010.
Chart 2 -2 below summarizes and compares the age distribution of Moorpark
residents compared to that of Ventura County as a whole in 1990.
Chart 2 -2: Age Characteristics
.`
:. y,;� ?, ;,
Veintura County (1990) r
,.
Mooxpark (199QT 9 ,
Number
Percent •r
Number
Percent
Preschool (0 -4)
53,778
8%
2,924
11%
School Age (5 -17)
129,208
19%
5,610
22%
College Age (18 -24)
71,825
11%
2,108
8%
Young Adults (25 -44)
230,575
35%
10,844
43%
Middle Age (45 -64)
120,625
18%
3,035
12%
Seniors (65 +)
63,005
9%
973
4%
Total
669,016
100%
25,494
100%
Median Age
31.7
29.2
Source: U.S. Census 1990
City of Moorpark 2 -2 Housing Element
Resolution No. 2001 -1923
Page 12 HOUSING NEEDS ASSESSMENT
3. Race and Ethnicity
The racial /ethnic composition of a city often has important implications for housing
need to the extent that different groups may have different household characteristics
(such as household size or average age), income levels, and cultural preferences
that affect the type of housing that is best suited to their family needs.
Understanding these differences provides a basis for addressing housing needs.
Moorpark's population has a racial /ethnic composition similar to that of the County.
Chart 2 -3 provides a comparison of race and ethnicity between Moorpark and
Ventura County in 1990. Whites made up over two- thirds of the population in both
the City and County, while Hispanics comprised 22% and 26% respectively. Asians
and African Americans comprised the smallest proportion in both jurisdictions.
Moorpark's racial /ethnic composition remained the same during the 1990s.
According to statistics from the Moorpark Unified School District, enrollment by
ethnicity from 1988 to 1999 has remained relatively stable. During this period, White
students accounted for approximately 62% of the school age population, while
Hispanic and Asian students comprised about 30% and 5% respectively.
Chart 2 -3: Race and Ethnicity
a, A
�-*
ri
Yerjtura Coun
890 ) s
cent�.
-
- .Number ;;
;Percent? ` J:
White
440,555
66%
17,745
70%
African American
14,559
2%
364
1%
Hispanic
176,952
26%
5,613
22%
Asian
32,665
5%
1,644
6%
All Other
4,285
1%
128
1%
Total
669,016
100%
25,494
100%
Source: U.S. Census 1990
As noted earlier, the differences in income levels by race - ethnicity typically may
affect the housing opportunities available to particular groups. For instance, with
respect to homeownership, over 82% of White households owned their own homes
compared to approximately 87% of Asian households, 69% of African American
households, and 67% of Hispanic households. The difference in homeownership
rates is largely related to income differences noted in a later section of this Element.
City of Moorpark 2 -3 Housing Element
Resolution No. 2001 -1923
Page 13
4. Education and Employment
HOUSING NEEDS ASSESSMENT
Education and employment levels are key factors in determining household income
and housing choices. Moorpark is particularly notable for its high education levels
and percentage of residents that hold professional and managerial positions. The
higher income level associated with these positions has shaped the demand for
single - family housing in the community.
The educational level of Moorpark residents
is markedly higher than that of Ventura
County (Chart 2-4). As of the 1990 Census,
approximately 38% of Moorpark residents
held an associate's degree or higher
college degree, while over 66% of residents
had attended college. In contrast, only 32%
of Ventura County residents over the age of
25 had a college degree and 57% had
some college education. The high
educational status of residents is typically
reflected in the higher - paying occupations
held by residents.
Chart 2-4: Education Level
College
No F LS.
..,,....y.,
28%
ploma
15%
F{S.
l Plo a
20%
Due in part to the higher level of education of residents, Moorpark has benefited from
a low unemployment rate of 2.8% in 1999 compared to 4.8% for the County.
Moreover, almost 40% of City residents held high paying managerial or professional
positions compared to 29% of County residents. City residents also held a smaller
share of labor and production positions (13 %) than residents Countywide (23 %).
Chart 2 -5: Occupations Held by Residents
Occupations ;;x
Ven y County (199D) `"
_
Moorpark
�r
-,} Number.
• ,Percent,: -,
�`► Number; -
Percent' `
Managerial /Professional
98,253
29%
4,654
39%
Sales, Technical, Admin.
107,561
32%
4,218
35%
Service Occupations
37,637
11%
1,199
10%
Production and Labor
77,413
23%
1,586
13%
Farming, Forestry, Fishery
15,908
5%
373
3%
Total
336,772
100%
12,030
100%
Source: U.S. Census 1990
Though almost 40% of Moorpark residents hold managerial or professional jobs,
most do not work in the City. In fact, only 7% of Moorpark residents work within the
City boundaries; whereas, 93% commute to jobs outside the City. This is compared
with 57% of Ventura County residents who work outside their place of residence.
Thus Moorpark serves as a bedroom community for nearby businesses.
City of Moorpark 2 -4 Housing Element
Resolution No. 2001 -1923
Page 14
B. Household Characteristics
HOUSING NEEDS ASSESSMENT
Household type and size, income levels, the presence of special needs populations, and
other household characteristics determine the type of housing needed by residents.
This section details the various household characteristics of Moorpark's residents, while
Section D of this Chapter discusses existing housing needs of residents.
1. Household Characteristics
According to the California Department of
Finance (DOF), Moorpark had 8,796
households as of January 2000. This is a
15% increase since 1990. Chart 2 -6
illustrates the three major households types
in Moorpark according to the 1990 Census.
The household composition of Moorpark
included a higher percentage of families
(85 %) versus 76% in Ventura County. The
remaining percentage of the community's
households were comprised of either single
persons (9 %) or other households (6 %).
Chart 2 -6: Household Type
According to the Department of Finance, in 2000, the City's average household size
was 3.3, relatively unchanged since 1990. The largest group of households in
Moorpark is families. Among family households, the largest share are married
couples with children (49 %) followed by married couples with no children (25 %).
Single parents with children comprise 6% of families. In contrast, married couples
with children comprise a third of the households in the County (Chart 2 -7).
Chart 2 -7: Household Composition
�louold Type
.,;.t�_, yv.
,�s.Veptuta County
x Moorparkc>
Household .
Petcetttil
Household'
Percent
Households
217,298
—
7,621
--
Families
164,774
76%
6,436
84%
Married No Children
62,944
29%
1,906
25%
Married With Children
71,431
33%
3,741
49%
Single Parent
18,764
9%
491
6%
Other Families
11,634
5%
298
4%
Non - Families
52,525
24%
1,185
16%
Singles
37,991
17%
702
9%
Other
14,534
7%
483
6%
Source: U.S. Census 1990.
City of Moorpark 2 -5 Housing Element
Resolution No. 2001 -1923
Page 15
2. Household Income
HOUSING NEEDS ASSESSMENT
Household income levels determine a family's ability to balance the costs of renting
or owning a home while reserving sufficient income to afford other necessities for
their families. Income levels can vary considerably among households, based upon
their tenure (renters or owners), and household type, among other factors.
In 1990, Moorpark households earned Chart 2 -8: Household Income
a median income of $60,368 --
'Percent of _
r Countx MFG
.amt
80,x°
significantly higher than the Ventura
-_
County average of $45,612. As shown
Very Low
in Chart 2 -8, Moorpark's income profile 6o °i°
- - - - -
consists primarily of upper income
17 Ventura County
households (63 %) versus a
■ Nborpark
significantly smaller percentage of 40%
- - -- -
lower (17 %) income households. In
Moderate
contrast, Ventura County had a 20 °i°
— — - - - -
significantly lower percentage of upper
17%
income households (45 %), and a
120 %+
significantly higher percent of lower ° °% °
37%
o
(33%) income households.
Very Low Low Moderate Upper
The State Department of Housing and Community Development (HCD) classifies
households into the following categories based on income, tenure, and household
size as a percentage of the County median family income (MFI):
• Very Low: Earned up to 50% of the County MFI
Low: Earned 51 % to 80% of the County MFI
• Moderate: Earned 81 % to 120% of the County MFI
■ Upper: Earned above 120% of the County MFI
Chart 2 -9 summarizes the distribution of income among households within Moorpark.
Approximately 40% of the lower income households in the City are renters. On the
other hand, 30% of moderate income households, rent. Upper income households
are almost exclusively homeowners, almost 90% own their home.
Chart 2 -9: Income Groups in Moorpark
Income
Group $a 7t
'Percent of _
r Countx MFG
.amt
- ` s"
T�taE
`�
`Renters k
Owners
Very Low
00 -50%
9%
23%
6%
Low
51 -80%
8%
14%
7%
Moderate
81 -120%
19%
26%
17%
Upper
120 %+
64%
37%
70%
Total
100%
100%
100%
Source: Southern California Association of Governments, 1998.
City of Moorpark 2 -6 Housing Element
Resolution No. 2001 -1923
Page 16 HOUSING NEEDS ASSESSMENT
3. Special Needs Groups
Certain groups have greater difficulty in finding decent, affordable housing due to
special circumstances. Special circumstances may be related to one's employment
and income, family characteristics, disability, and household characteristics among
others. As a result, certain Moorpark residents may experience a higher prevalence
of lower income, overpayment, overcrowding, or other housing problems.
State Housing Element law defines "special needs" groups to include the following:
senior households, disabled persons, larger households, single parent families with
children, homeless people, and farm - workers. This section therefore contains a
detailed discussion of the housing needs facing each particular group as well as city
programs and services available to address their housing needs.
Defining housing issues of a special needs group is clearer than defining the
magnitude. Because Housing Elements in the SCAG region must be submitted
before the 2000 Census is published, the 1990 Census must be used to estimate the
size of a particular need group. The use of the 1990 Census may therefore not
reflect the magnitude of changes that have occurred between 1990 and 2000.
Chart 2 -10 below summarizes the special needs groups residing in Moorpark.
Chart 2 -10: Special Needs Groups in Moorpark
'cijal Needs Groups r 'r
Number
PRrsons .:
Houeltiolds;;
'Percetage `
a: Of City"
Seniors (65 years and older)
973
4%
Disabled Persons (16+ years)
;
Work Disability
735w
4%
Mobility/Self -Care Limitation
711_`:,;,
3%
Large HHDs (5+ members)
1,407
19%
Single Parent Households
Single Parents wl children
`
491
5%
Other Subfamilies
106
1%
College Students
1,811
7%
Homeless Persons
<10
0%
Farmworkers'
373
`i4= ".
1%
Note: 1. Farmworkers: includes agricultural, fishing and forestry workers.
Source: U.S. Census 1990
City of Moorpark 2 -7 Housing Element
Resolution No. 2001 -1923
Page 17 HOUSING NEEDS ASSESSMENT
Senior Citizens.
Senior citizens are considered a special needs group, because their limited income,
health costs, and disabilities make it much more difficult to afford suitable housing.
For Housing Element purposes, senior households are defined as 65 years or older.
Moorpark was home to 513 senior householders, of which 432 were owners and 81
were renters. Seniors have special housing needs due to the following:
Disabilities. A high share of seniors (20 %) have a self -care or mobility
limitation, defined as a condition lasting over six months which makes it
difficult to go outside the home alone or take care of one's personal needs.
Limited Income. Because of their retired status and fixed income, well over
50% of senior households earn lower income- placing a significant burden on
their ability to purchase other necessities of life, in particular medical care.
Overpayment. Because of the limited supply of affordable housing, over
30% of senior households overpay for housing. Overpayment also varies by
tenure: 22% of homeowners and 59% of renters are overpaying.
Moorpark has a variety of services for senior residents including a congregate
nutrition program, specially delivered meals to homebound seniors, direct food
assistance for low income seniors, and a range of senior activities. Medical
transportation is also provided via the Senior Survival mobile. In addition, Tafoya
Terrace provides housing for lower- income seniors residing in Moorpark.
Disabled Persons.
Moorpark is home to a number of people who have a physical or mental disability
that prevent them from working, restrict their mobility, or make it difficult to care for
themselves. The 1990 Census defines three major disabilities: (1) work disability, (2)
mobility limitation, which makes it difficult to go outside the home alone; and (3) self
care limitations, which make it difficult to take care of one's personal needs. Taken
together, 4% of residents have a work disability; 3% a self care /mobility limitation.
Various programs can encourage the provision of special housing design features
(e.g., wheel chair ramps, holding bars, special bathroom designs, wider doors, etc)
as a means to assist disabled persons to live independently. Special housing can
also be provided for disabled persons. In the nonprofit sector, the California
Foundation for Independent Living Centers provides information, support and
resources to promote the Independent Living philosophy for disabled persons.
For persons unable to live in an independent setting or who need additional care,
Moorpark complies with the Lanterman Developmental Disabilities Services Act.
The City allows State - authorized, certified, or licensed family care homes, foster
homes, or group homes serving six or less disabled persons in all residential zones.
Moorpark has one residential facility for the elderly /disabled. In addition, the City
funds a paratransit service to meet the transportation needs for disabled residents.
City of Moorpark 2 -8 Housing Element
Resolution No. 2001 -1923
Page 18
Large Households.
HOUSING NEEDS ASSESSMENT
The Federal Government defines large households as having five or more members.
Large households are considered to have special needs, because the shortage of
affordable and adequately sized housing makes overcrowding and overpayment
more prevalent. The 1990 Census reported that Moorpark had over 1,407 large
households, of which 1,052 owned homes and 355 rented homes. Large households
have the following housing needs.
Limited Income. Approximately 23% of large families in Moorpark earned
low income, according to the 1990 Census. Of that total, approximately 61 %
of renters and 39% of owners earned low incomes.
Available Housing. Moorpark had 5,000 large homes and 752 rentals (3 or
more bedrooms) that could easily accommodate large families; however,
many of the units are not affordable to them as evidenced below.
Housing Problems. Because of high housing costs, 92% of renters
overpaid for housing and 67% lived in overcrowded conditions in 1990.
Among large owner households, 20% overpaid and 19% were overcrowded.
One of the greatest housing shortage in most communities is larger rental units. To
address the issue, the Federal Government provides Section 8 assistance for
property owners accepting the certificates. Communities can provide incentives
(such as land write - downs) for developers to build larger apartments with three or
more bedrooms that can accommodate larger households. Or some communities will
require the provision of inclusionary units through developer agreements.
Single Parents.
Single parents often require special consideration and assistance as a result of their
lower income, high costs of childcare, and the need for affordable housing.
According to the 1990 Census, Moorpark was home to 491 single parents with
dependent children under age 18 and 106 single parent subfamilies living with other
families. Single parents with children typically have the following needs.
• Limited Income. According to the 1990 Census, the poverty rate among
female- headed families was 24% for families with children under age 18 and
over 30% for those with children under age 5.
• Childcare Costs. According to Census Bureau publications, single parent
households spend 12% of their income on preschool childcare; those earning
less than $15,000 spend up to 25% of their income.
• Housing Problems. Although no statistics are available, it is reasonable to
assume that single parents pay a larger share of their income for housing and
therefore have higher overpayment rates.
City of Moorpark 2 -9 Housing Element
Resolution No. 2001 -1923
Page 19
Students.
HOUSING NEEDS ASSESSMENT
Students have special housing needs due to limited income and financial resources.
Many students attending part-time in community colleges work full -time jobs, while
full time students often work less. In either case, students often earn low income,
pay more than half their income for housing, and thus may double up to save
income. According to the 1990 Census, however, 1,811 persons, or approximately
7% of the total population, living in Moorpark was enrolled in college.
The City of Moorpark is located near many regional colleges, including California
State University (Northridge), University of California (Ventura), California Lutheran,
and other smaller colleges. Locally, the City is home to Moorpark Community
College with an enrollment of over 10,000 students. Of this total, approximately
1,000 students come from the City of Moorpark itself, 3,500 from Simi Valley, 4,000
from the Conejo Valley, and 1,800 from the remainder of Ventura County.
The type of housing need depends on the nature of the enrollment. Currently, 2 /3rds
of the students are part-time and working within their respective communities. As is
the case with most community colleges, no housing is provided by the College.
Because the vast majority of students commute from other communities where they
work or live, the need for housing is not considered significant. Moorpark College
does, however, assist students in finding appropriate housing in the community.
Homeless Persons.
1990 Census data show that there are no homeless people living in Moorpark.
Although the 1990 Census Bureau count is flawed, still the homeless population in
Moorpark is extremely small, fewer than 10 persons reported by regional service
agencies. While there are no homeless shelters in Moorpark, several homeless
shelters and service providers operate in adjacent communities. These include the
Conejo Winter Shelter in Thousand Oaks, which is operated by Lutheran Social
Services, the winter shelter run by PADS in Simi Valley, and the Samaritan Center in
Simi Valley, which operates a drop -in center and supportive services.
As a member of the Ventura Council of Government's Standing Committee on
Homelessness, the City is engaged in addressing homelessness and the needs of
the homeless throughout the region. Locally, the City funds Catholic Charities, which
provides eviction prevention services that help very low income individuals and
families that are at risk of becoming homeless. In addition, the agency provides a
variety of services such as food, clothing and referrals to those persons who are
homeless. Local service providers also provide eviction prevention services and
landlord /tenant counseling to lower income Moorpark residents.
City of Moorpark 2 -10 Housing Element
Resolution No. 2001 -1923
Page 20 HOUSING NEEDS ASSESSMENT
Farmworkers.
According to the 1990 Census, there are approximately 373 persons working in
occupations dealing with natural resources. Natural resource jobs include those in
farming, fishing and forestry. However, standard Census data regarding natural
resource jobs over - estimate the City's farmworker population, because it includes a
range of other nonfarm related employment. Much of the agricultural land is located
outside of Moorpark, although a small amount of farm land does exists in Moorpark.
Few if any migrant farm workers reside within the community of Moorpark. However,
the City does have one complex for permanent farm worker housing and permits
additional farm worker housing in certain zones pursuant to a conditional use permit.
Housing for Special Needs Groups.
Moorpark has a wide range of housing options for its special needs populations.
These consist of a residential care facility, public housing for the elderly and
disabled, affordable single - family housing for lower income farmworkers, and
affordable housing for lower income and large family households. Chart 2 -11
identifies the type of housing available for special needs groups in Moorpark.
Chart 2 -11: Housing for Special Needs Groups
`...��� � � S..' t •
,l r� dress`
o[ertnit No,
f , ] ' � d.
Hogstng ^ ,�rpe
��►
A .: - ��tj ' A
of Hosln�
.` ,rti
S) ; �� 4i Y' •
Capacriy
.. �,.;
� Y'A } _ 7F fj,
�1t9
��ef�Cou�3
Ag
344 Charles
• Tafoya Terrance
Public Housing
30 units
Seniors and the disabled
15750 E. Los
Angeles Avenue
• Villa Del Arroyo
Mobilehomes
48 units
24 rent restricted (bonds)
4264 Colibri Crt.
' Colibri Elder Care
Residential Care
6 beds
Seniors and disabled
Tract 4147
' Villa Campesina
Single - family homes
62 units
Low income/ farmworkers
51 Majestic Crt.
' Archstone Le Club
Apartments
74 units
Very low and low income units
RPD 97 -01
"Archstone
Apartments
62 units
Very low and low income units
RPD 98 -07
"Cabrillo
Single - family homes
15 units
Low Income /larger families
RPD 96 -01
"Pacific Communities
Single- family homes
22 units
Low Income /larger families
RPD 98 -01
"Shea Homes
Single- family homes
7 units
Low Income families
RPD 99 -01
"Asadurian
Single- family homes
1 unit
Low Income families
RPD 01 -01
+ Colmer
Single Family homes
3 units
Very low and low income units
RPD 99 -07
+ West Pointe
Single - family homes
25 units
Very low and low income units
SP -2
+ Moorpark Highlands
Single - family homes
25 units
Low -mod income large families
SP -1
+Hitch Ranch
Apartments
100 units
Low - moderate income families
RPD 98 -02
+ Suncal
Single - family homes
10 units
Very low and low income units
GPA- PS -00 -04
+ LT Development+
Apartments
80 units
Very low and low income units
GPA- PS -01 -01
+ U.S. A. Properties+
Apartment J
190 units
Senior housing
Notations: ' Existing; " Approved; + Proposed
City of Moorpark 2 -11 Housing Element
Resolution No. 2001 -1923
Page 21 HOUSING NEEDS ASSESSMENT
C. Housing Stock Characteristics
This section of the Housing Element addresses various housing characteristics and
conditions that affect the community and their housing needs. Important housing stock
issues include the following: housing stock and growth, type of housing available, the
tenure and vacancy rates, housing age, condition, and housing cost and affordability.
1. Housing Stock Characteristics
A certain degree of diversity within the community's housing stock is an important
factor in ensuring that adequate housing opportunities are available for Moorpark's
existing and future residents. A diverse housing stock helps to ensure that all
households, regardless of their income level, age group, and family size, have the
opportunity to find housing that is best suited to their lifestyle needs.
As of January 2000, the City had 9,135 housing units. As shown in Chart 2 -12, the
predominant housing type is the single- family homes, accounting for 83% of the
housing stock. Single- family attached homes comprised 10% of all housing units.
Both smaller multi - family projects and larger complexes with more than 5 units made
up 14% of the housing stock, while mobilehomes were 3% of housing in Moorpark.
Moorpark also has a particularly notable high owner - occupancy rate of over 80% as
well as with a generally low level of vacancies. In 1990, the overall vacancy rate was
modest — at 2.0% for single - family and 6.3% for multi - family units. By 2000, the
vacancy rate had dipped to 1 %. This is below the optimal vacancy rates of 1.5 -2.0%
for single - family units, and 5 -6% for rental housing, according to SCAG.
Chart 2 -12: Housing Composition
Y i
Housing'R ,;
, i
.;.{ _ t ,
(990 s
w r .2000 - `'4
Percr°ot
Chi e
in,Units
No .of'
Unfits ;
J��f Y,
Total
_No of`
t
Total
Single - Family Detached
5,854
74%
6,708
73%
15%
Single - Family Attached
865
11%
865
10%
-0-
Multi- Family (2-4 units)
182
2%
414
5%
127%
Multi - Family (5 +)
717
9%
843
9%
18%
Mobile Homes
297
4%
305
3%
3%
Total Housing Units
7,915
100%
9,135
100%
15%
Owners
6,108(80%)
82%
Renters
1,513(20%)
18%
Vacancy Rate
3.7%
1.1%
Source. 1990 Census: State Department of Finance, 2000.
City of Moorpark 2 -12 Housing Element
Resolution No. 2001 -1923
Page 22
2. Housing Age and Condition
HOUSING NEEDS ASSESSMENT
Housing age is often used as an indication of when homes require reinvestment.
Most homes require greater maintenance as they approach 30 years of age.
Common repairs needed include a new roof, wall plaster, and stucco. Homes older
than 50 years require more substantial repairs, such as new siding, or plumbing, in
order to maintain and extend the useful life and quality of the structure.
According to the 1990 Census and
1999 data from the State Department
of Finance, approximately 90% of all
housing units in Moorpark are less than
30 years old. In fact, the vast majority
of homes in the City were constructed
during the 1980s. Compared with the
rest of Ventura County, Moorpark has a
much newer housing stock that is
generally in good condition. The only
exception are a few older homes in the
downtown core. Chart 2 -13 identifies
the percentage of housing units in
Moorpark according to the age of the
building as of 2000.
Chart 2 -13: Age of Housing Stock
100% -
80% ; Ei Moorpark
i- ■ Ventura County
0 %r'' ,
0 -29 yrs 30 -50 yrs 50+ yrs
According to the 1990 Census, a total of 45 housing units did not have a kitchen, 37
units had incomplete plumbing, 27 units did not have sewer or septic tank disposal,
and 16 units lacked fuel heating. No units were reported as boarded up. The
majority of the City's substandard units are concentrated in the oldest parts of
downtown Moorpark. The number of substandard units has not increased over time.
Several older units have been demolished in recent years as property is recycled.
For more routine issues, the City's Code Enforcement Division employs two full time
code enforcement officers. Typical issues include property maintenance, illegally
parked /inoperative vehicles, overgrown vegetation, and housing conditions. Code
enforcement activities are focused in the central area of Moorpark, where much of
the City's older housing stock is located. The Division works in conjunction with the
rehabilitation program to identify homes that may benefit from services.
City of Moorpark 2 -13 Housing Element
Resolution No. 2001 -1923
Page 23 HOUSING NEEDS ASSESSMENT
3. Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a
community. If housing costs are relatively high in comparison to household income,
there will be a correspondingly higher prevalence of overpayment and overcrowding.
This section summarizes housing costs for housing in Moorpark and evaluates the
affordability of the City's housing stock to low and moderate income households.
Housing Prices and Rents.
To obtain a representative picture of housing costs in Moorpark, a comprehensive
survey was undertaken of home sales from September 1998 through October 1999
based on information from Dataquick. Moreover, an internet survey and phone
survey were conducted to obtain the monthly rents charged at apartment complexes
throughout Moorpark. Chart 2 -14 summarizes the results of the survey.
During this period, 883 single- family units and condominiums were sold in Moorpark.
Almost 90% of homes sold during this period were three- and four - bedroom units
and the median price was approximately $253,500. Condominiums represented
20% of the housing units sold and the median sales price was less at $142,000 due
to their smaller lot and building size (e.g., two or three bedroom units).
Chart 2 -14: Housing Prices in Moorpark
�Z
Singfe'= Eriiilylomes:�`
:. Concomiriiumx r;
__8"n'
�.
t Rents .
BBr,
'rooms <
a ti
;Mediaii:Pcice '
,� Soltl 1
Median
Pnce i ''
Sold t
Low
,Hjgh.
1
$150,000
1
$155,500
12
$980
$1,015
2
$163,250
32
$148,000
90
$1,085
$1,250
3
$225,000
333
$129,000
62
$1,405
$1,500
4
$292,500
283
$152,000
7
n.a.
n.a.
5
$405,000
63
-0-
-0-
n.a.
n.a.
Median
$253,500
712
$142,000
171
$980
$1,500
Source: L.A. Times and Dataquick Corp., October 1999; Internet and Phone Survey (2000)
Rental housing represents a much smaller percentage of the housing stock in
Moorpark. According to the 1990 Census, renter - occupied housing comprises 11
percent of all housing units in the City. The rental market in Moorpark consists
primarily of apartments, and to a lesser degree townhomes, condominiums, and
some single - family homes. As shown in Chart 2 -14, rental rates for Moorpark
ranged from $980 for a one - bedroom apartment to $1,500 for a three - bedroom unit.
City of Moorpark 2 -14 Housing Element
Resolution No. 2001 -1923
Page 24 HOUSING NEEDS ASSESSMENT
Housing Affordability.
Housing affordability can be inferred by comparing the cost of renting or owning a
home in Moorpark with the maximum affordable housing cost for households that
earn different income levels. Taken together, this information can provide a picture
of who can afford what size and type of housing as well as indicate the type of
households that would likely experience overcrowding or overpayment.
The Department of Housing and Community Development (HCD) determines income
levels based on HUD's annual determination of the median income for Ventura
County. These income levels are adjusted for differences in the type and size of a
family. HCD uses these income levels to determine the maximum amount that a
household could pay and their eligibility for housing assistance.
Chart 2 -15 shows the annual income for very low, low, and moderate income
households by the size of the family and the maximum affordable housing payment
based on the federal standard of 30% of household income. Standard housing costs
for utilities, taxes, and property insurance are also shown. From these income and
housing cost figures, the maximum affordable home price and rent is determined.
Chart 2 -15: Housing Affordability Matrix
In G of ,,
to
x gyp.
.�dajncome�`�ee1s�� ; `t
..
;Affocial�tetPce
t� ?.
. >° Atual
A#ftitabla<
�'`�ft ►ne` "`
1`- Mental ;
Very Low
One Person
$24,000
$600
$53,000
$550
Small Family
$30,850
$771
$71,000
$671
Large Family
$37,000
$925
$87,000
$775
Low
One Person
$35,150
$879
$95,000
$829
Small Family
$45,200
$1,130
$126,000
$1,030
Large Family
$54,200
$1,355
$152,000
$1,205
Moderate
One Person
$57,550
$1,439
$180,000
$1,389
Small Family
$74,000
$1,850
$235,000
$1,750
Large Family
$88,000
$2,220
$283,000
$2,070
Notations:
1. Small Family = 3 persons; Large Family = 5 or more persons;
2. Monthly affordable payment based on payments of no more than 30% of household income;
3. Property taxes and insurance based on averages for the region;
4. Calculation of affordable home sales prices based on a down payment of 10 %, annual interest
rate of 8 %, 30 -year mortgage, utility costs of $50 -150 per month, and $200 per month in taxes
and insurance.
City of Moorpark 2 -15 Housing Element
Resolution No. 2001 -1923
Page 25 HOUSING NEEDS ASSESSMENT
Affordability by Household Income.
The previous chart showed the maximum amount that a household in a particular
income range can pay for housing each month without exceeding the federally -
defined 30% income - housing cost threshold for overpayment. This amount can be
compared to current market prices for single - family homes, condominiums, and
apartments to determine what types of housing opportunities a household can afford.
■ Very Low Income Households. Very low income households in Moorpark earn
between $24,000 and $37,000 depending on family size. Based on financing
criteria noted earlier, the maximum affordable home price ranges from $53,000 to
$87,000. Because the majority of single - family homes in Moorpark exceed
$200,000, very low income households are typically limited to the rental market.
Average apartment rents in 2000 were $1,000 for a one - bedroom unit, $1,200 for
a two- bedroom unit, and $1,450 for a three - bedroom unit. Since a very low
income household can pay $550 to $775 in rent per month, the rent for an
apartment is beyond what a very low income household could afford. Thus, a
very low income family renting in Moorpark would face severe overpayment.
Low Income Households. Low income households in Moorpark earn between
$35,000 and $54,000 depending on family size. The maximum affordable home
price ranges from $95,000 to $152,000. Though a small number of homes sell
for under $152,000, the closing costs and the down payment would be a serious
obstacle to homeownership for low income families. However, a low- income
family could afford a condominium, which average $142,000.
Based on the earlier affordability matrix, a low income household could afford to
pay $800 to $1,200 for an apartment. Given the range of rents in Moorpark, a
low income household could afford a one or two- bedroom unit. Because of the
scarcity of three bedroom apartment units, a large family may not afford market
rents for such units without overpayment or living in overcrowded conditions.
Moderate Income Households. Moderate income households, earning
between $57,500 and $88,800, can afford a home price between $180,000 and
$280,000. Though half of the homes for sale in 1999 were priced under
$280,000, down payment and closing costs may act as a barrier to home
ownership even for moderate income households. In order to overcome this
difficulty, the City could provide down payment assistance programs as an
effective mechanism to transition moderate income renters to home ownership.
While more limited in number, condominiums are an affordable home ownership
opportunity for moderate income households since sales prices range from
approximately $100,000 to $300,000. For moderate - income households earning
in the lower range of their income category, assistance with down payment and
closing costs will enable moderate income families to overcome this hurdle.
City of Moorpark 2 -16 Housing Element
Resolution No. 2001 -1923
Page 26 HOUSING NEEDS ASSESSMENT
D. Regional Housing Needs
State law requires all regional councils of government, including the Southern Califomia
Association of Governments (SCAG), to determine the existing and projected housing
need for its region (Government Code Section 65580 et. seq.). SCAG is also required to
determine the share of need allocated to each city and county within the SCAG region.
This is called the Regional Housing Needs Assessment (RHNA).
1. Existing Housing Needs
A continuing priority of communities is enhancing or maintaining their quality of life.
A key measure of quality of life in a community is the extent of "housing problems."
The Department of Housing and Urban Development and SCAG have developed an
existing need statement that details the number of households, which are paying too
much for housing or are living in overcrowded units. These are defined below:
• Low Income: refers to a household, which eams less than 80% of the
regional median income, adjusted for household size. Depending on
household size, income must fall below approximately $50,000 annually.
• Overcrowding: refers to a housing unit which is occupied by more than
one person per room, excluding kitchens, bathrooms, hallways, and
porches, as defined by the Federal Government.
• Overpayment: refers to a household paying more than 30% of gross
income for mortgage or rent, including costs for utilities, property insurance,
and real estate taxes as defined by the Federal Government.
• Substandard Housing: refers to a housing unit which has an incomplete
kitchen, bathroom, or plumbing facilities. Given that housing in Moorpark is
relatively newer, substandard housing is less of an issue in this Element.
Chart 2 -16 below summarizes key indicators of existing housing needs of
overcrowding and overpayment of households in the City of Moorpark. Later charts
present these issues in terms of household size, type, age, and income levels.
Chart 2 -16: Housing Problems Summary
- %= c
Family ype A
tpwer' P
. . A ' °
�^�� Over "
yCiowdingc
^ 'Overpay ' .
Y
Total
16%
7%
48%
Seniors
52%
0%
40%
Small Families
9%
2%
48%
Large Families
23%
29%
50%
Others
16%
2%
50%
Source: Comprehensive Housing Affordability Strategy, 1990.
City of Moorpark 2 -17 Housing Element
Resolution No. 2001 -1923
Page 27
Household Income.
HOUSING NEEDS ASSESSMENT
As discussed earlier, Moorpark is a relatively wealthy community, with the highest
median income of any other community in Ventura County. Despite this wealth,
there are certain segments of the population which earn low income and, given the
high housing costs in the region, are subject to overcrowding and overpayment. This
section examines households at greatest risk of these housing problems.
Chart 2 -17 shows the proportion of
each race /ethnic group that earn
extremely low, very low and low
income. Each category is defined by
its relationship to the County median
family income. Asians and African
Americans have the lowest proportion
of lower income households.
Hispanic households comprise 52%
of lower income households and of
that percentage, one -fifth are
extremely low income. Thus Hispanic
households appear to be at a
significantly greater risk of housing
problems, such as overcrowding.
Chart 2 -17: Income by Ethnicity
60%
50%
40%
I
30%
20%
10%
i
0% ;
White
lispanic Asian African -Am
Chart 2 -18 illustrates the proportion of households, by household type, that earn
lower incomes in Moorpark. Approximately one -fifth of large households earn lower
incomes. Moreover, over half of the large renter households earn lower incomes. Of
large renter households, over 90% of those earning very low incomes were Hispanic.
Though many elderly households in Moorpark also had lower incomes, this is
presumably due to their fixed incomes. Because most seniors in Moorpark have
already paid for their own homes and have a smaller household size, they are less
vulnerable to overpayment and overcrowding than other groups.
Chart 2 -18: Lower Income Households
fiQu�eholp Tjipe
rui `.i encbme
r `.Very Lbw
(� =50 %.'
Ottiek Lowotatcwer
�5T -80 %}
income1ti...
Seniors (62 and over)
37%
15%
52%
Small Related (2-4 persons)
5%
4%
9%
Large Related (5+ )
12%
10%
22%
All Other Households
9%
7%
16%
Total
9%
7%
16%
Source: Comprehensive Housing Affordability Study, 1990.
City of Moorpark 2 -18 Housing Element
Resolution No. 2001 -1923
Page 28
Overcrowding.
HOUSING NEEDS ASSESSMENT
An important measure of quality of life is the extent of overcrowding in a community.
Planning areas with high levels of overcrowding are often associated with a relatively
higher level of noise, deterioration of homes, and a shortage of on -site parking.
Therefore, maintaining a reasonable level of occupancy and alleviating overcrowded
housing conditions is an important contributor to quality of life.
Overcrowding occurs when housing
costs are so high relative to income
that families double -up to save
income to afford necessities of life.
As shown in Chart 2 -19, the
overcrowding rate in Moorpark is 19%
for renters and 7% for owners. This is
similar to Ventura County because
although Moorpark has a higher
income level than the County, the
sales prices for single family homes
also exceed the County average.
Therefore, housing overcrowding
rates are similar in both jurisdictions.
25%
20%
15%
10%
5%
0%
Chart 2 -19: Overcrowding Rate
❑ Ow ners
■ Renters
Nborpark County
Overcrowding rates vary significantly by income, type, and household (Chart 2 -20).
Renter households have the highest total level of overcrowding at 18 %. This level of
overcrowding is over three times that of owners due to their lower incomes.
Regardless of income level or tenure, overcrowding is concentrated in large families,
where 46% of renters and 22% of homeowners live in overcrowded conditions.
In Moorpark, over half the low income, large households experienced overcrowding -
due to the limited affordable and suitably sized housing that is available to them.
Overcrowding tends to disproportionately affect Hispanics, who have the highest
prevalence of large, lower income families. Moreover, the highest prevalence of
overcrowding is located within the older Downtown portion of the community.
Chart 2 -20: Household Overcrowding Profile
�amily,Typ�
Ovtrner.
Rester
i :;Lower:. .
Hhtds'
4� Income
Total
7%
5%
18%
17%
Elderly (older than age 62)
0%
0%
0%
0%
Small Families (2 -4 persons)
2%
1%
8%
10%
Large Families (5 or more)
29%
22%
46%
51%
Others
2%
1%
6%
0%
Source: Comprehensive Housing Affordability Strategy, 1990.
City of Moorpark 2 -19 Housing Element
Resolution No. 2001 -1923
Page 29
Overpayment.
HOUSING NEEDS ASSESSMENT
Housing overpayment occurs when housing costs increase much faster than income.
As in other communities in California, housing overpayment is not uncommon in
Moorpark. However, to the extent that overpayment is disproportionately
concentrated among the most vulnerable members of Moorpark, maintaining a
reasonable level of housing cost burden is an important contributor to quality of life.
Chart 2 -21 shows that housing
a� "
overpayment differs among residents of
60%
Moorpark and that of Ventura County.
According to the 1990 Census, the
50%
County and Moorpark have identical
overpayment rates for rental housing.
40%
However, there is a large difference with
30%
respect to owner overpayment. Among
Total
owner - occupied housing, 35% County
20%
homeowners and 49% of the City's
77%
homeowners overpay for housing.
10 °% °
Unlike many communities, overpayment
0%
is more by choice in Moorpark.
Small Families
Chart 2 -21: Overpayment Rate
Kborpark County
Of particular note, housing overpayment is most prevalent among upper income
owner households. Currently, nearly 2/3rds of the all households overpaying for
housing in Moorpark earn well above the County's median family income. This is
because some families intentionally choose to pay more for their housing when
moving up into larger homes. Because of their relatively higher income, these
families still have more disposable income despite higher cost burdens.
Though housing overpayment affects many households in Moorpark, lower income
households are disproportionately impacted. For instance, over 90% of the
community's small, lower income households and 80% of large, lower income
households face overpayment problems and more than half these groups faced
severe overpayment (e.g., paying more than half of their income on housing).
Therefore, overpayment is particularly severe for certain groups of residents.
Chart 2 -22: Household Overpayment Profile
s
PafrtnilyfType
a� "
:Q�vl`ners„
Rsn`iers,�
Total
48%
49%
45%
77%
Elderly
40%
40%
43%
54%
Small Families
48%
47%
50%
92%
Large Families
50%
53%
42%
80%
Others
50%
56%
37%
72%
Source: Comprehensive Housing Affordability Strategy, 1990.
City of Moorpark 2 -20 Housing Element
Resolution No. 2001 -1923
Page 30
2. Future Housing Need
HOUSING NEEDS ASSESSMENT
Future housing need refers to the share of the region's housing need that has been
allocated to a community. In brief, SCAG calculates future housing need based
upon their household growth forecast, plus a certain amount of units needed to
account for normal and appropriate level of vacancies and the replacement of units
that are normally lost to conversion or demolition. The Ventura Council of
Governments (VCOG) served as a delegate agency in assisting these efforts.
In allocating the region's future housing needs to jurisdictions, SCAG is required to
consider planning considerations pursuant to Section 65584 of the Government
Code. These planning considerations are as follows:
• Market demand for housing
• Employment opportunities
• Availability of suitable sites and public facilities
• Commuting patterns
• Type and tenure of housing
• Loss of units in assisted housing developments
• Over - concentration of lower income households
• Geological and topographical constraints
In 1999, SCAG developed its Regional Housing Needs Assessment (RHNA) based
upon population, employment and household forecasts contained in the regional
transportation plan from 1998 -2005. SCAG then makes an adjustment to allow for a
certain number of vacant units to ensure adequate mobility and to replace units lost
to demolition, conversion, or natural disaster. Finally, SCAG then makes a
determination as to the number of units to be affordable to different income groups.
Chart 2 -23 describes Moorpark's share of the region's future housing; its total
allocation of 1,255 units and the relative breakdown by affordability level.
Approximately 33% of the RHNA must be affordable to lower income households.
Chart 2 -23: Moorpark's RHNA Allocation
t
Income gaup
Councy
Income; $
140-
ousing U�i�s
Percentage of
t
t.
r
; MFt„Threshold
„t
>, r•.
j ;Units
Very Low
00 -50%
<$34,250
269
21%
Low
51 -80%
<$50,200
155
12%
Moderate
81- 120%
<$82,200
383
31%
Upper
120 %+
Above
448
36%
Total
1,255
100%
Source: Ventura Council of Governments, May 2, 2000.
City of Moorpark 2 -21 Housing Element
Resolution No. 2001 -1923
Page 31
HOUSING NEEDS ASSESSMENT
E. Assisted Housing At -Risk of Conversion
Existing housing that receives governmental assistance is often a significant source of
affordable housing in many communities. Because of its significance, this section
identifies publicly assisted rental housing in Moorpark, evaluates the potential to convert
to market rates between 2000 and 2010, and analyzes the cost to preserve those units.
Resources for preservation /replacement are described in Chapter 4 of the Element and
housing programs to address preservation of these units are described in Chapter 5.
1. Assisted Housing Inventory
Two government- assisted rental housing projects are located in Moorpark; however,
neither project is at -risk of conversion to market -rate (Chart 2 -24). Tafoya Terrance,
a 30 -unit public housing complex operated by the Ventura County Housing Authority,
provides affordable rental housing for lower- income seniors. The Archstone Le Club
apartment complex has a total of 370 rental units, of which 74 units are reserved for
lower income households. The project was funded through multi - family housing
bonds that were originally issued by the City of Moorpark. The bonds were
purchased by the California Statewide Community Development Authority and have
been refinanced. The bonds are not set to expire until 2029. Finally, the Villa Del
Arroyo Mobile Home Estates was recently purchased through issuance of bonds,
which require 20% of the units to be affordable to lower- income households.
Chart 2 -24: Inventory of Assisted Units
`�ro�ect r
Affordable.
Tctat
t)nit Mix '
Funding
Expiration of
flame
- tintts
Units r
(Bdr�ns�„
Source{ *)_
AffbrdabititX ,
Tafoya
Ventura County
Terrace
30
30
301 -br
Housing
--
Authority
Archstone Le
74
312
2 -br
Mortgage
2029
Club
3 -br
Revenue Bond
Villa Del
48
240
__
Mortgage
2021
Arroyo
Revenue Bond
Source: Ventura County Housing Authority, 2000;
California Debt Advisory Commission, 2000.
Although none of the projects are set to expire within the 2000 to 2010 planning
period, the City has set forth a quantified objective to ensure that these units will
remain affordable for the longest period of time. The Housing Plan describes the
City's program for ensuring these units remain affordable to their targeted clients.
City of Moorpark 2 -22 Housing Element
Resolution No. 2001 -1923
Page 32
3. HOUSING CONSTRAINTS
HOUSING CONSTRAINTS
The provision of adequate and affordable housing opportunities is an important goal of
Moorpark. However, a variety of factors can encourage or constrain the development,
maintenance, and improvement of the City's housing stock. These include market
mechanisms, government codes, market mechanisms, and physical and environmental
constraints. This section addresses these potential constraints.
A. Market Constraints
Land costs, construction costs, and market financing contribute to the cost of housing
and can potentially hinder the production of housing. Although many of these potential
constraints are driven by market conditions, jurisdictions have some leverage in
instituting policies and programs to remove or mitigate these constraints. This section
analyzes these constraints as well as the activities that a jurisdiction can undertake.
Chapter 5 of this Element sets forth additional programs to address constraints.
1. Development Costs
The costs of developing housing varies widely according to the type of home, with
multi - family housing generally less costly to construct than single family homes.
However, there is wide variation in costs within each construction type depending on
the size of unit and the number and quality of amenities provided. Land costs will
also vary considerably, depending on the location of the sites, whether the site is
vacant or has an existing use that must be removed.
According to the Construction Industry Research Board, the construction cost for a
typical new, single - family dwelling increased significantly over the past decade,
averaging $60 to $90 per square foot in 1999. Custom homes cost in the higher
range, while tract homes cost in the lower range. The average construction cost for
multi - family construction varies from $50 to $85 per square foot, with underground
parking or other amenities increasing the cost of construction.
Typically, land is the largest cost component in the construction of new housing. The
cost of unimproved land ranges significantly, depending upon whether the site is
located in the hillsides, the valley floor, or the historic or central downtown area.
According to recent transactions, the per square foot cost for unimproved land
ranges from $3 for residential hillside lots, $5 for commercial land suitable for multi-
family development, and $8 for residential land in the downtown area.
Land costs include raw land as well as the costs associated with site preparation.
However, because of Moorpark's unique environmental setting, most residential sites
outside the downtown require grading, recompaction, and other improvements.
These improvements are largely confined to single- family developments in the
hillsides which are market rate and therefore do not constraint the City's ability to
meet its 1998 -2005 RHNA. Section C further discusses the cost impact.
City of Moorpark 3 -1 Housing Element
Resolution No. 2001-1923
Page 33 HOUSING CONSTRAINTS
2. Home Financing
The availability of financing affects a person's ability to purchase or improve a home.
Home owners looking for opportunities to improve their home must consider the
interest rate (variable or fixed), the type of lender (conventional or government), as
well as their overall return on investment. Therefore, the availability of financing
affects a homeowner or landlord's decision to make investments in their home.
Availability of Financing.
One measure of availability of financing can be found from analyzing lending data.
Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required
to disclose information on the disposition of loan applications for home purchases
and improvements. HMDA data typically has a two-year delay before the data is
released. Chart 3-1 shows the percentage of loans that were "approved," "denied,"
and "other' loans that were withdrawn by the applicant or were incomplete.
Home Purchase Loans. During 1998, 988 households applied for market-rate
conventional home purchase (mortgage) loans in Moorpark. Private financial
institutions accounted for over 90% of all home purchase loans (Chart 3-1). As is
typical in most communities, origination rates varied according to household income.
For instance, origination rates increased from 70% for lower income households, to
72% for moderate-income, to 77% for upper income households.
Chart 3-1: Disposition of Home Loans
, 11cani
ep
,!pCorpe
ta 4.
s.
a 4ap 'nfi
Vedn'
:-7ji* 6e
'T
Lower
156
70%
16%
14%
Moderate
277
72%
10%
18%
Upper
510
77%
9%
14%
N.A.
45
42%
11%
47%
Total
988
73%
11%
16%
, 11cani
ep
,!pCorpe
kov6rn9;4-1oadi-"
Ho I a
.. q
onve 4o al.,
n it Lid
Lower
13
38%
38%
24%
Moderate
26
42%
38%
20%
Upper
57
65%
26%
9%
N.A.
4
75%
25%
0%
Total
100
56%
30%
14%
Source: Home Mortgage Disclosure Act (HMDA) data, 1998
1. Loans approved by the lender and accepted by the applicant.
2. Applications withdrawn, files closed for incompleteness, or applications approved for
a loan but not accepted by the applicant.
City of Moorpark 3-2 Housing Element
Resolution No. 2001 -1923
Page 34 HOUSING CONSTRAINTS
Home Improvement Loans. Compared to mortgage loans, there were far fewer
applications for home improvement loans, as is often the case in most jurisdictions.
Of the 117 applications, 100 were conventional home improvement loans, while 17
were government- assisted loans. Since household income is the major determinant
in qualifying for a loan, the origination rate for home improvement loans also
increased progressively with the income of the applicant. The overall origination rate
for conventional home improvement loans was 56 %, as shown in Chart 3 -1.
Comparison to Ventura County. In comparison to Ventura County, Moorpark has a
higher percentage of originated loans and a lower rate of denials. For conventional
home loans, the origination rate was 73% in Moorpark versus 69% in the County.
Similarly, the origination rate for conventional home improvement loans was higher
and the denial rate lower in Moorpark. In addition, the County had a higher
percentage of loans in the "other" category, which includes applications withdrawn,
files closed due to incompleteness, or applications approved but not accepted.
Chart 3 -2: Loan Disposition: Moorpark and Ventura County
5 1,
oan
s.p°S..
,.
ci1�cflon,Piarcias
-
u
mpHover9nt-
City
73%
56%
Originated
County
69%
54%
City
11%
30%
Denied
County
11%
27%
City
16%
14%
Other
County
20%
19%
Source: Home Mortgage Disclosure Act (HMDA) data, 1998.
Interest Rates.
Interest rates can also impact the ability to construct, purchase or improve a home.
For instance, consider the median home price in Moorpark was $253,500 in 1999.
Also assume a 10% down payment, 30 -year mortgage, and standard deductions for
utilities, property taxes, and home insurance. If the interest rate varies from 8% to
10 %, the annual income needed to qualify for a loan varies from $78,000 to $91,000.
Although interest rates are beyond local control, cities can provide downpayment
assistance to make homes more affordable to low and moderate income households.
City of Moorpark 3 -3 Housing Element
Resolution No. 2001 -1923
Page 35 HOUSING CONSTRAINTS
B. Government Constraints
Local policies and regulations can impact the price and availability of housing and in
particular, the provision of affordable housing. Land use controls, site improvement
requirements, fees and exactions, permit processing procedures, and other issues may
represent potential constraints to the maintenance, development and improvement of
housing. This section discusses potential governmental constraints in Moorpark.
1. Land Use Controls
The Land Use Element of Moorpark's General Plan sets forth policies for guiding
local development. These policies, together with existing zoning regulations,
establish the amount of land to be allocated for different uses. In Moorpark, over
54% of the acreage within the City is designated for residential use, with an
additional 11 % of the acreage designated as specific plan areas.
Chart 3 -3 below details the major land use categories and types of homes permitted.
The Zoning Code allows for a range of residential uses in different settings.
Residential uses are allowed in more agricultural settings, rural settings in the
hillsides, and in urban settings surrounding the downtown area.
Chart 3 -3: Residential Land Use Categories
Geriera� platy
Laid elseoning
77��� .�
D�slgnat�gn�wi
.F+urpos of done and)Peirtted
.'
Open Space
Open S
Space O -S
P P ( )
Single- family detached homes
within a large open space area.
and
Agricultural
Agricultural Exclusive (A -E)
Single- family detached home within
a large agricultural area
Rural- Agricultural (R -A)
Single- family homes on 1 acre lots
designed to maintain a rural setting
Rural
Rural Exclusive (R -E)
Single- family homes on smaller lots
Residential
designed to maintain a rural setting-
Single-Family Estate (R -O)
Single- family homes or cluster
developments in a rural setting.
Single - Family Res. (R -1)
Attached /detached single - family
homes in a subdivision setting
Urban
Two - Family Res. (R -2)
Single family detached units, two
Residential
units, or one duplex per lot
Residential Planned
Attached and detached single -
Development (RPD)
family and multi- family units
Source: Land Use Element, 1992; Moorpark Zoning Code, 1998
City of Moorpark 3 -4 Housing Element
Resolution No. 2001 -1923
Page 36
Specific Plan Areas.
HOUSING CONSTRAINTS
Moorpark has three Specific Plans areas: Hitch Ranch (SP -1), Moorpark Highlands
(SP -2), and the Downtown Specific Plan. These Specific Plans have been
designated to comprehensively address a variety of unique land uses (e.g.
topography, viewshed, and circulation) and provide focused planning and
development standards tailored to the unique characteristics or purpose of a
particular area. Chart 3-4 identifies the residential land uses for each Specific Plan.
Hitch Ranch Specific Plan. The Hitch Ranch Specific Plan (SP -1), in the northwest
quadrant of the City, consists of 404 acres, of which over half of the acreage is
planned for 415 to 605 residential units. The project contains four single - family
residential development areas, with lots ranging from 4,000 to 7,000 square feet and
an area for estate lots. The Specific Plan includes an affordable housing component
consisting of a very high - density residential area of 11 acres with 100 housing units.
This project entered into the planning and environmental stage as of 2000.
Moorpark Highlands Specific Plan. The Moorpark Highlands Specific Plan, located
in the northern part of Moorpark, consists of approximately 445 acres. Of the total
acreage, 35% is designated for residential use at varying levels of density.
According to the Specific Plan, approximately 570 single- and multi - family homes will
be built in this Specific Plan area. The Specific Plan has been approved by the City
Council and development implementation is underway.
Downtown Specific Plan. The Downtown Specific Plan contains High Street, Old
Town, several residential neighborhoods, and the downtown commercial area.
Within this area, residential zones permits up to 6 dwelling units per acre, while the
Residential Planned Development zone permits up to 20 units per acre under land
consolidation criteria. Housing development that has occurred in the Downtown
Specific Plan over the past number of years has consisted of infill housing projects,
including single- family residential, duplexes, and one senior housing project.
Chart 3-4: Specific Plan Residential Land Use Summary
:General Plan �, ,
f?eslgtiatian SL.
`" cfi
Ranch` �°"
N�oorpaiHighlands
::.
dp is
ores, ' ,
31filts �'
Acces
Low Density
0
0
0
0
Medium Low Density
90
71
37
28
Medium Density
362
105
335
104
High Density
53
15
96
16
Very High Density
100
11
102
9
Total
605
202
570
157
Status
Planned
Approved
Sources: Hitch Ranch, Specific Plan No. 1, 1999.
Moorpark Highlands Specific Plan, 1999.
City of Moorpark 3 -5 Housing Element
Resolution No. 2001 -1923
Page 37 HOUSING CONSTRAINTS
2. Residential Development Standards
Moorpark regulates the type, location, density, and scale of residential development
primarily through the Zoning Code. Zoning regulations are designed to protect and
promote the health, safety, and general welfare of residents as well as implement the
policies of the City's General Plan. The Zoning Code also serves to preserve the
character and integrity of existing neighborhoods. Chart 3 -5 below summarizes the
most pertinent development standards of the non - Specific Plan areas of Moorpark.
Chart 3 -5: Residential Development Standards
Source: City of Moorpark Zoning Code, 1998.
RPD permit required for any development that creates five or more separate residential lots in
the R -A, R -E, R -O, R -1, and R -2 zones.
1. Density can be approved up to 30 units per acre per RPD permit.
n/a: Residential development standard not specified in the Zoning Code
City of Moorpark 3 -6 Housing Element
Y,; Genera{ Plan Land Use,Eafegoy;.
eve(opmenf'Standarc
;Agrliculliural
' Ruraf Restdentfal`'Uri�a�n
Resfdentiaf.
R-0
Building Standards
Density Range (du /ac)
...... -- ... - -- -
1/4 1/10
1 1 -2 3-4
4 -6 7 -12 12 -15
--
Min. Unit Size
- — - - - - -
-
n/a n/a
----------
- -
n/a n/a n/a
-.... ...........
n/a n/a nla
-
Max. Height
- - - - --
25' 25'
.. _ . .. _ . ........... --
25' 25' 25'
-------- - - - - -- ........... _.- ...... -
25' 25' 35'
Lot Standards
- - -
-------
----------
- --
Min. Lot Size (Acres)
....... - -- - - -- .......... - --
40 10
..... .... -
------------- - - - - - — - - --
1 1/2 1/4
- -- -
............. ---- - - - - -- --
1/6 1/14 (1)
- ... - - --
Max. Lot coverage
_ . _... . - -- -- - --
n/a n/a
n/a n/a n/a
n/a n/a n/a
- -
Lot Dimensions
--
nla n/a
...... ....... - -
--
n/a n/a n/a
- - -- .... -- - _ _.
n/a n/a n/a
Building Setbacks
Min. Front yard
- -- ----- - - - - --
20' 20'
20' 20' 20'
20' 20' 20'
.... ........ _ ._
Min. Side yard
.._
10' 10'
_ . ..
5' 5' 5'
...... ......
5' 5' 5'
Min. Rear yard
15' 15' 1
15' 15' 15' 1
15' 15' 20'
Park Standard
......--- ------- - __....
Local Standard
-- ._. --- ----------- - --- -- - - - - --
...... ... people o_ .. pp
5 acres/per 1,000 eo le or 120 /o of appraised value of land
- - -- - . __.... .. - -_. . __.. _....._.._.
Single Family Unit
.
0.018 acres per dwelling unit
Multi- Family Unit
0.100 acres per dwelling unit
Parking Standards
- - - - - -- ----- - - - - --
- - - -- ---- ...............
Single Family
. - -. - ----- --- - -- - -- - - - - -- -
- - ..._ . - - - - -- - -- - . _...._..... ._ ._ ._.
2 covered spaces in a garage
- - --------- - - - - -- - ..
Multi - Family Units
- - -- .....
2 covered spaces /unit (one in garage) +'h space /unit for guests
Mobile Homes
2 covered spaces /unit +'/. space /unit for guest parking
Source: City of Moorpark Zoning Code, 1998.
RPD permit required for any development that creates five or more separate residential lots in
the R -A, R -E, R -O, R -1, and R -2 zones.
1. Density can be approved up to 30 units per acre per RPD permit.
n/a: Residential development standard not specified in the Zoning Code
City of Moorpark 3 -6 Housing Element
Resolution No. 2001 -1923
Page 38 HOUSING CONSTRAINTS
Facilitating Affordability.
Moorpark employs a variety of tools that facilitate and encourage the development of
affordable housing for all economic segments of the population. The two primary
tools are the density bonus program and the inclusionary/in -lieu fee program. These
programs are employed alone or in tandem to facilitate and encourage the
construction of affordable housing for very low, low, or moderate income households.
■ Density Bonuses. Moorpark has adopted a Density Bonus Ordinance for setting
aside affordable units. Variations of the density bonus program are tailored for
different portions of the community:
Citywide. The City offers a 25% density bonus citywide, with an additional
reduction in residential site development standards not to exceed -20 %, and
reduced architectural design standards for affordable projects.
Downtown. In the downtown, where density is restricted to 7 units per acre,
a progressive density bonus program of up to 100% is granted for merging
lots from 7,000 square feet up to 28,000 square feet.
Hillsides: The Hillside Management Ordinance also allows for density
transfers and clustering of units in slope areas which exceed 20% grade in
order to compensate for land which is not developable.
Inclusionary Requirements. Development agreements are an important way to
encourage a variety of housing types which are affordable to all economic
segments of the community. The City requires 15% of units constructed in
redevelopment areas to be affordable to lower- income households and has a
10% goal for all other areas. If a developer cannot meet all of the affordable
housing requirements, the developer is charged an in lieu fee.
As an example, the 312 -unit Archstone complex was required to build 62 lower
income units (including 25 very low- income units). Pacific Communities was
required to provide 22 low income units, but chose to pay $900,000 in fees to
cover their very low- income requirement. Over the 2000 -2005 period, the City
should accrue $4 to $5 million in in -lieu fees. The use of funds for new
construction or rehabilitation is set forth in Chapter 5 of this Housing Element.
Combination. Oftentimes, density bonus provisions can be an effective means,
in conjunction with inclusionary requirements, to facilitate affordable housing
development. In order to ensure the provision of affordable housing, the City of
Moorpark has granted density increases for projects that are required to provide
inclusionary units or pay in -lieu fees. The Archstone project was granted higher
densities (16.2 du /acre), reduced parking standards, and reduced setbacks in
return for setting aside 20% of the units for lower income households.
City of Moorpark 3 -7 Housing Element
Resolution No. 2001 -1923
Page 39 HOUSING CONSTRAINTS
3. Provisions for a Variety of Housing Types
Housing element law specifies that jurisdictions must identify adequate sites to be
made available through appropriate zoning and development standards to
encourage the development of housing for all economic segments of the population.
Housing types include standard single - family and multi - family housing opportunities,
factory-built housing, mobile homes as well as housing to meet special housing
needs associated with shelters, transitional housing, and farm labor housing.
Moorpark permits all types of housing required by State law pursuant to different
levels of review. Zone clearance and administrative permits require only the approval
of the Director of Community Development. A conditional use permit requires a
public hearing and clearance by the Planning Commission. RPD clearance requires
Planning Commission or City Council approval as noted below in Chart 3 -6. Each of
these permits is described under subsection 4, "Development Permit Procedures."
Chart 3-6: Housing Types Permitted in Residential Zones
Residential,Uses,� 1 �:
p
�A �b
= turalitesit%gt�al
s . Uiiian,Residentiat �, ,.
`,- .R -A }?
'�R-O -
,R -E ,
``R 1•' -
�2
' ,� D�,;;.;
Residential Uses
Single- family
zc
zc
zc
zc
zc
zc
rpd*
Duplexes/Tri /Quad
zc
rpd*
Multi- family
rpd*
Mobile Homes
cup-
cup*
cup*
cup*
cup*
cup*
cup*
Second Units
ap
ap
ap
ap
ap
ap
ap
Group Housing
Boarding house
cup
cup*
cup*
cup*
cup -
Transitional Housing
cup*
cup*
cup-
cup*
cup*
Emergency Shelters
cup*
cup*
cup*
cup"
cup*
Farm Labor Housing
cup*
cup*
Special Need Housing
Affordable or Senior
rpd **
rpd'*
rpd **
Small LCF (6 of less)
zc
zc
zc
zc
zc
zc
rpd **
Large LCF (over 6)
cup*
cup*
cup*
cup*
cup*
Source: City of Moorpark Zoning Code, 1998.
Notes: * Planning Commission Approved; ** City Council Approved
ZC: zoning clearance; CUP: conditional use permit; and AP: administrative permit
City of Moorpark 3 -8 Housing Element
Resolution No. 2001 -1923
Page 40 HOUSING CONSTRAINTS
Residential Uses Other than Single - Family Homes.
In addition to single - family housing opportunities, the City of Moorpark also offers a
range of housing opportunities available to all economic segments of the community.
In particular, housing opportunities are available to persons earning lower incomes,
seniors, disabled persons, and other more vulnerable members of the community.
Multi- Family Housing. Moorpark's Zoning Code provides for multi - family housing in
R -2 zones and Residential Planned Development zones, which allow up to a density
of 30 dwelling units per acre (assuming a density bonus and additional incentives).
The provision of multi - family housing in Residential Planned Development zones
facilitates the availability of lower cost housing opportunities.
Second Units. Second units are allowed in all residential zoned lots that are 10,000
square feet or larger in size, pursuant to an administrative permit from the City.
However, the second unit must meet the minimum setbacks, lot coverage, height
restrictions, and other development standards for the primary residence unit. Since
1998, six second units have been approved in Moorpark.
Mobile Homes. Moorpark has 305 mobile homes within the community. Mobile
homes are permitted in all residential zones subject to a conditional use permit
(CUP) from the City Planning Commission. The Mobilehome Park Rent Stabilization
Program limits space rent increases and the Hardship Waiver Program provides a
waiver for tenants if a space rent increase results in economic hardship.
Farmworker Housing. Farmworker housing is permitted, subject to a conditional
use permit, in five districts: Open Space, Agricultural Exclusive, Rural Agricultural,
Industrial Park, and Limited Industrial zones. In 1990, the City provided mortgage
assistance and reduced fees to facilitate the development of Villa Campesina, a 62-
unit, sweat equity project for local farmworkers and lower income residents.
Residential Care Facilities. Moorpark complies with the Lanterman Developmental
Disabilities Services Act by allowing, by right, State - authorized, certified, or licensed
family care homes, foster homes, or group homes serving six or fewer persons in all
residential zones. Facilities serving seven or more people are permitted in all
residential zones, subject to a conditional use permit from the Planning Commission.
Homeless Shelters and Transitional Housing. Emergency shelters and
transitional housing are part of the Ventura County regional continuum of care to
address the needs of the homeless population. The Moorpark Zoning Code treats
emergency homeless shelters and transitional housing as boarding homes and
permits them in most residential zone districts, subject to an approved CUP.
City of Moorpark 3 -9 Housing Element
Resolution No. 2001 -1923
Page 41
4. Development Review Process
HOUSING CONSTRAINTS
The City has designed various development procedures to ensure that residential
development proceeds in an orderly manner and contributes to the community. The
City utilizes a range of mechanisms to approve residential projects based on the
size, complexity, and potential impact. The process is summarized below.
Zone Clearance. The zone
clearance is applied to projects that
are allowed by right. The zone
clearance is used to ensure that the
proposed development is consistent
with the General Plan land use
designation and meets all applicable
requirements of the City's zoning
code, including design and site
review. The zone clearance is a
ministerial permit granted by the
director of community development
without a public hearing.
Chart 3 -7: Development Review Process
Project
Submittal
Zone Admin. Planned or
Clearance Permit Conditional
Development
Design I ` Design I I Design
Review I Review Review
Administrative Permit. Some
projects may require an No Public office Public
administrative permit, such as Hearing Hearing Hearing
second unit developments. These
developments typically require a
greater level of review because the 2-3 days 1 month 3-6 months
unit must also be compatible with
adjacent uses and require a greater Source: City of Moorpark, 2000.
level of zoning review. Second unit
developments is an example of a project that requires an administrative permit. The
administrative zone clearance is granted by the director of community development.
Conditional Use Permit. A conditional use permit is required prior to the initiation of
particular uses not allowed by right. Development projects are subject to meet site
design review. The applicant for such a use shall be approved or denied through a
public hearing process before the applicable decision - making authority, which is
either the Planning Commission or the City Council. For residential developments,
however, the appropriate hearing body is the Planning Commission.
Planned Development Permit. Planned development permits are typically granted
by the planning commission. Generally, the applicant must demonstrate that the
project is (1) consistent with the intent and provisions of the general plan and zoning
code, (2) compatible with the character of surrounding development, (3) would not be
obnoxious, harmful, or impair the utility of neighboring property or use, and (4) would
not be detrimental to the public interest, health, safety, welfare, or convenience.
Development projects must also go through design review.
City of Moorpark 3 -10 Housing Element
Resolution No. 2001 -1923
Page 42 HOUSING CONSTRAINTS
Development Review Timeframes.
State law requires that communities work toward improving the efficiency of their
building permit and review processes by providing "one- stop" processing, thereby
eliminating the unnecessary duplication of effort. The Permit Streamlining Act helped
reduce governmental delays by limiting permit processing time to one year and
requiring agencies to specify the information needed for an acceptable application.
Chart 3 -8 summarizes the approximate time frame for reviewing projects from pre -
application development review phase through a general plan amendment,
environmental review, and through public hearings if necessary.
Chart 3 -8: Development Review Time Frames
f�e�nits B Review:
�. r t YI� J
rmefrarXie
Reasoj { #or Difference.
Pre - Application Develop. Review
1 to 4 mos.
Complexity; special study needs
Variance
2 to 6 mos.
Complexity; level of review
Zone Clearance
Immediate -
3 days
Scale of project
General Plan Amend.
3 -12 mos.
Complexity; level of review
Administrative Permit
1 month
Completeness of Application
Planned Development
3 to 6 mos.
Scale of project/Completeness
Subdivision Tract Map
6 -12 mos.
Environmental /design issues
Conditional Use Permit
6 -9 mos.
Scale of project; environmental
Environmental Review
6 -12 mos.
Scale - complexity of project
Public Hearing
7 -24 mos.
Complexity of project
Source: City of Moorpark, August 2000.
The timeframe for reviewing and approving permit applications, zone changes,
variances, conditional use permits, and other discretionary approvals varies on a
case -by -case basis. Developments in Moorpark typically range from a single home,
to a large scale project (100 homes), to even larger Specific Plan projects. The time
frame needed to review projects depends on the location, potential environmental
constraints, the need to ensure adequate provision of infrastructure and public
facilities, and the overall impact of large -scale developments on the community.
For larger development projects subject to the residential planned permit, the City
allows concurrent processing of a variety of actions (e.g., general plan amendment
and zone change) to help expedite the processing of development applications.
City of Moorpark 3 -11 Housing Element
Resolution No. 2001 -1923
Page 43 HOUSING CONSTRAINTS
5. RPD Process and Design Review
The Residential Planned Development (RPD) and Design Review processes are
important components in the development approval process. The RPD and design
review process work in tandem to facilitate and encourage projects which address
the housing needs of the community and also are designed in a manner which
preserves and contributes to the quality of the living environment in Moorpark.
The RPD and design review process begins with a joint submittal of an application to
the Community Development Department. As a first step, City staff meet with the
developer to discuss the project and, upon request by the developer, provide
appropriate directions and examples of projects that meet City design standards.
Examples may include appropriate examples from the Downtown Specific Plan
design guidelines or from other similar approved projects in the community.
Once the project schematics are completed, staff review the application to make sure
it is complete, and then prepare a written report assessing the overall design and
consistency with the City's development standards. The Planning Commission then
reviews the project to ensure it complies with the following findings:
• Is consistent with the intent and provisions of the City's general plan and
appropriate zoning chapter;
• Is compatible with the character of surrounding development;
• Would not be obnoxious, harmful, or impair the utility of neighboring property;
• Would not be detrimental to the public interest, health, safety, welfare... and
• Is compatible with the scale, visual character and design of surrounding
properties.
The RPD process has resulted, at times, in lower densities for single - family projects,
particularly for hillside developments subject to environmental constraints. With
respect to multi - family developments, the RPD process has not resulted in lower
densities for multi - family projects containing affordable units. For example, multi-
family projects built at or above maximum allowable densities include the following:
Archstone (17.1 du/ac) and Urban West (16.8 du /ac).
The City's design review process is not used to constrain housing development. The
City provides examples of suitable projects to developers upon request. The City
also grants maximum densities to allow a developer to generate additional rental
revenue from the project to offset the costs of providing affordable units. Along with
the RPD process and Specific Plan guidelines, these methods have been effective in
facilitating projects which meet the City's standards for quality development.
As larger Specific Plan areas and remaining large vacant parcels in the community
are gradually built out, the remaining development in Moorpark will shift to smaller
infill locations. Rather than conduct design review for large open tracts, focus will
shift to neighborhoods, where developments must be compatible with adjacent uses.
Therefore, the City is proposing a new program to develop and adopt design
guidelines that are applicable on a citywide basis by Year 2003.
City of Moorpark 3 -12 Housing Element
Resolution No. 2001-1923
Page 44 HOUSING CONSTRAINTS
6. Fees and Exactions
Moorpark collects fees and exactions from developments to cover the costs of
processing permits and providing the necessary services and infrastructure related to
new development. Fees are calculated based on the average cost of processing a
particular type of case. Chart 3 -9 summarizes planning, development, and other fees
charged for new residential development.
Chart 3 -9: Development Review Fees
type of Fed
:FL Sri`
Single= Family;t
Planning Fees
Pre Screening for General Plan Amendment
$1,760
General Plan Amendment
$2,200
Residential Planned Development (SF or MF)
$2,200 plus $9.55 /unit
Tentative Tract Map
$2,728 plus $67 per lot or unit
Administrative Clearance (Minor Variance)
$264
Variance - Existing Single - family Residential
$440
Administrative Permit
$264
Conditional Use Permit - Residential Uses
$1,584
Zone Change
$2,464
Zoning Code Amendment
$1,760
Development Impact Fees
Fire Protection Facilities Fee
$233 per unit
$171 per unit
Police Facilities Fee
$677 per unit
$677 per unit
Calleguas Water District Fee
$1,351 per unit
$1,001 per unit
Water (Waterworks District #1)
N/A per unit
$635 per unit
Flood Control - Land Development Fee
$601 per unit
$601 per unit
Sewer Connection
$2,500 per unit
$2,000 per unit
Library Facilities Fee
$461 per unit
$298 per unit
School Fees
$3.59 per sq. ft. 1
$3.59 per sq. ft.
N/A = Not applicable
Source: City of Moorpark, March 2000.
Moorpark's development fees are considered typical for the Ventura County area.
The City Council has the authority to reduce or waive local fees on a case -by -case
basis. For affordable or senior housing, the City Council at its discretion may award
developers with incentives such as the waiving of fees and other concessions that
may result in identifiable cost reductions. For the development of Villa Campesina,
the City reduced development fees for Cabrillo Economic Development Corporation
in order to ensure the project's affordability to lower income households.
City of Moorpark 3 -13 Housing Element
Resolution No. 2001 -1923
Page 45 HOUSING CONSTRAINTS
7. Building Codes and Enforcement
A variety of building and safety codes, while adopted for the purposes of preserving
public health and safety, and ensuring the construction of safe and decent housing,
have the potential to increase the cost of housing construction or maintenance.
These include building codes, accessibility standards, specific codes to reduce
hazards, and other related ordinances. The following briefly highlight the impact of
these standards upon the maintenance and development of housing.
Uniform Building Code. Moorpark has adopted the Uniform Building Code,
which establishes standards and requires inspections at stages of construction to
ensure code compliance. The UBC prescribes minimum insulation requirements
to reduce noise levels as well as energy efficiency devices. Although these
standards increase housing costs and may impact the viability of rehabilitating
older properties which must be brought up to current code standards, the intent
of the codes is to provide structurally sound, safe, and efficient housing.
American Disabilities Act. The City's building code requires new residential
construction to comply with the American with Disabilities Act (ADA). ADA
requires design standards for buildings consisting of 4 or more units (if such
building has an elevator) or in ground floor units in other buildings consisting of
four or more units. These requirements include the incorporation of: (1) adaptive
design features for the interior of the unit; (2) accessible public use and common
use portions; and (3) sufficiently wider doors to allow wheelchair access.
National Pollutant Discharge Elimination System. As of January 1998, all new
development in Moorpark, except for developments of four or fewer lots which
are zoned to permit only single - family use, must comply with the conditions and
requirements of the NPDES permit. Prior to issuance of a building permit or any
discretionary land use approval or permit, the applicant must submit a storm
water pollution prevention and control plan, and implement Best Management
Practices in accordance with state and local regulations.
Other Building Codes. Because of the unique topographic, geological, and
other environmental issues associated with the immediate area, development in
Moorpark is subject to compliance with other building codes and regulations.
These codes include the Public Resource Code, Uniform Fire Code, and local
codes with respect to seismic safety, among other codes. These codes require
site modification, improved construction design, or site improvements to mitigate
potential hazards described in Subsection C of this chapter.
Code Enforcement. The Code Enforcement Division is responsible for enforcing
regulations governing maintenance of all buildings and property. The City has
two full -time code enforcement officers. One officer focuses in central Moorpark,
where much of the older housing stock is located. The Division works in
conjunction with the rehabilitation program to identify homes that may benefit
from rehabilitation services. To facilitate correction of code violations, the Code
Enforcement staff refers property owners to the City's rehabilitation program.
City of Moorpark 3 -14 Housing Element
Resolution No. 2001-1923
Page 46 HOUSING CONSTRAINTS
8. Infrastructure and Site Improvements
Adequate infrastructure, services, and public facilities are important components of
new development. In order for residential development to not adversely impact the
City's service system levels, the City must ensure that various capital improvement
plans and adequate financing mechanisms are in place to provide essential services.
The following discussion details the adequacy of the city's infrastructure system.
Streets. The City has mechanisms in place to address capital improvement
projects needed to facilitate development citywide. To provide needed
transportation improvements for developments, the City has instituted an area of
contribution requirement and appropriate fees to pay for circulation and system
improvements. This provides the City sufficient funds to construct transportation
improvements needed to serve developments.
Drainage. The primary community drainage facility is the Arroyo Simi Channel.
The Army Corp of Engineers and local Ventura County Flood Control District is
acquiring right of way to complete projects to reduce flooding in parts of
Moorpark. Until such improvements are completed, developers must continue to
pay for additional site improvements necessary to protect the property from flood
damage. The particular type and cost of site improvements are discussed in
Section C, entitled Environmental Constraints.
Sewage Treatment. Ventura County Waterworks District No. 1 encompasses
19,500 acres and serves 30,000 customers in Moorpark and contiguous
unincorporated areas. The District owns, operates and maintains the Moorpark
Wastewater Treatment (MWTP). In 2000, the MWTP was upgraded to increase
treatment capacity to 3.0 mgd — 50% higher than the average flow in 1999. The
plant expansion is intended to accommodate future development in Moorpark.
Water Supply. Ventura County Waterworks District #1 provides water. The
District receives water from five groundwater wells, imports the remainder from
the Metropolitan Water District and Calleguas Municipal Water District, and treats
water at the Jenson Plant in Granada Hills. The District supplies 11,500 -acre
feet of water annually, 75% of which is imported. The District foresees sufficient
water capacity to meet future housing needs in Moorpark
■ Site Improvements. New residential construction will occur where adequate
infrastructure is in place or in specific plan areas, where adequate public services
and facilities are required pursuant to developer agreements. While these impact
affordability, these improvements maintain the quality of life desired by residents
and are consistent with the adopted General Plan goals for service standards.
Taken together, the City has provisions in place to ensure that adequate regional
and site specific infrastructure, services, and public facilities will be in place to allow
development of housing commensurate with its regional housing need allocation.
Through a combination of developer agreements and fees, there will be adequate
infrastructure, facilities and services in place to address the 1998 -2005 RHNA.
City of Moorpark 3 -15 Housing Element
Resolution No. 2001 -1923
Page 47 HOUSING CONSTRAINTS
9. Growth Management
Growth management has long been a concern in Ventura County. In 1999, the City
adopted the "SOAR" Initiative, the Save Open Space and Agricultural Resources.
This Initiative originated from public concern that rapid urban encroachment over the
past decade was threatening agricultural, open space, watershed, sensitive
wetlands, and riparian areas vital to Ventura County. Voters thus passed an initiative
to direct future population growth into incorporated areas where infrastructure is in
place. This initiative amended the General Plan as of January 1998.
Until December 31, 2020, the City shall restrict urban uses to within the urban
restriction boundary (CURB), which is generally coterminous with the City's Sphere
of Influence and corporate limits. The City Council cannot grant or by inaction allow
to be approved by operation of law, any general plan amendment, rezoning, specific
plan, subdivision map, special use permit, building permit or other ministerial or
discretionary entitlement inconsistent with the General Plan and CURB line
established by the SOAR Initiative. Generally, the City Council may not amend the
CURB, without voter approval, unless specific procedures and purposes are
followed.
If for any reason, sufficient land resources are not available to address the RHNA,
the SOAR Initiative still allows the City of Moorpark to satisfy its 1998 -2005 RHNA.
This is because pursuant to the SOAR Initiative, the City Council is expressly
authorized to amend the CURB line to comply with state law regarding the provision
of housing for all economic segments of the community. Thus, the City Council may
amend the CURB, provided that no more than 20 acres is brought within the CURB
for this purpose annually. Prior to this, the Council must make the following findings:
the land is immediately adjacent to existing compatibly developed areas
and that adequate services have or will be provided for such development;
the proposed development will address the highest priority need identified
(e.g., the provision of lower income housing to satisfy the RHNA); and
there is no existing residentially land available within the CURB and it is not
reasonably feasible to redesignate land within the CURB for such purposes.
The SOAR Initiative is not expected to prevent the City of Moorpark from meeting its
RHNA requirements pursuant to State law. This is because of the following: (1) the
City has a large reserve of vacant land within its corporate limits; (2) the City makes
wide use of development agreements to require inclusionary units or in -lieu fees; and
(3) the SOAR has specific amendment procedures to accommodate the lower -
income affordability goals of the RHNA. Therefore, SOAR will not deter the City from
satisfying its obligations for affordable housing required by the 1998 -2005 RHNA.
City of Moorpark 3 -16 Housing Element
Resolution No. 2001 -1923
Page 48 HOUSING CONSTRAINTS
C. Environmental Constraints
Environmental constraints related to seismic activity, geology /topographical, flooding
potential, or other environmental issues can impact the cost associated with the
maintenance, improvement, and development of housing. This section briefly outlines
these constraints. A more detailed discussion is included in the City's Safety Element
and accompanying technical appendix to the Safety Element.
1. Fire Hazard Constraints. Building, wildland, and earthquake - induced fires
represent significant fire hazards in Moorpark and its Sphere of Influence. Fire
potential is typically greatest in the late summer months, when dry vegetation
combined with offshore dry Santa Ana winds coexist. The Ventura County Fire
District classifies areas within unincorporated Moorpark as a High Fire Hazard Area.
The California Department of Forestry and Fire Prevention also classifies areas of
unincorporated Moorpark as having the potential for wild land fires.
The City enforces state and local codes to help reduce fire hazards. The Public
Resources Code requires road standards for fire equipment access, signage for
streets and buildings, minimum private water reserves, and fuel breaks. The City's
Municipal Code requires developers to use fire resistant materials in new
construction, including roofing, exterior walls, under floor areas, architectural
projections and ventilation systems. The Uniform Fire Code specifies minimum fire
flow standards for homes located in fire hazard zones while the City Municipal Code
requires buffer zones for residential development in fire hazard zones.
2. Seismic Activity. The Moorpark Area of Interest is potentially subject to seismic
hazards. The southern part of Moorpark is crossed by the Simi /Santa Rosa Fault and
is designated an Alquist -Priolo Fault Zone. The northern portion of the city is crossed
by the Oak Ridge fault zone. Other local faults within five miles of the Moorpark Area
include the Santa Susana and San Cayetano as well as the San Andreas fault.
Faults with the area are capable of earthquakes with magnitudes up seven.
Seismic shaking can cause liquefaction, soil settlement, slope failure, deformation of
sidehill fills, ridgetop fissuring and shattering, and other hazards. Most of the
lowlands in the Moorpark area have a high liquefaction and /or settlement potential
because of the shallow ground water. The northern portion of the Moorpark Area of
Interest would be most vulnerable to seismically induced slope failure due to the
steep terrain and presence of weak sedimentary bedrock.
To mitigate seismic hazards, the City may require enhanced project review,
improved construction design, site improvement, and other measures. For instance,
projects in a State - delineated Seismic Hazard Zone must be evaluated by a certified
Engineering Geologist, a Registered Civil Engineer, or both. The City's Building
Code may require modified foundation design, drainage devices, improved plywood
design or hold down - connectors, or modified height to length ratios to address
hazards. The City may also require removal and recompaction of low density soils,
removal of excess ground water, in -situ ground densification, or other measures.
City of Moorpark 3 -17 Housing Element
Resolution No. 2001 -1923
Page 49 HOUSING CONSTRAINTS
3. Topographical and Geotechnical Constraints. The predominance of steep
hillsides and slopes in northern Moorpark present the threat of landslide activity. For
instance, landslide activity has been evident in parts of the Gabbert Canyon stream
area, a large slide complex south of Arroyo Las Posas, the south flank of Big
Mountain, the Arroyo Simi, and Las Posas Hills. Landslides could also impact
developments adjacent to the mountain front. Although the occurrence of landslides
is relatively infrequent, it nonetheless presents a constraint to development.
Moorpark's abundance of hillsides, while constraining the types of development, also
provides aesthetic relief to the viewscape from virtually every location in the city.
Therefore, the City has enacted a hillside management to preserve the unique
topographical features (e.g., grades, ridgelines, prominent landforms, viewsheds),
natural drainage patterns, significant riparian areas, and natural open space areas.
A hillside area is defined as property containing slope areas of 20% grade or greater.
Proposed hillside development must also undergo additional project review to ensure
that the development and uses are compatible with the topography. As part of the
project approval process, the applicant must submit the following documents: (1)
slope map and analysis, (2) grading plans, (3) visual impact analysis, (4) pedestrian
circulation and trails plans, and (5) technical analyses of soils, geology, hydrology,
biology, and other unique conditions of the subject area. The City must sign off on
all documents to ensure that compliance is achieved.
4. Hydrological Constraints. Flooding is the primary hydrological constraint that
affects housing development within the City of Moorpark. As noted in the Safety
Element, the Moorpark Area is drained by a system of streams that are part of the
Calleguas Creek watershed. Calleguas Creek is locally referred to as the Arroyo
Simi. Most of the Little Simi Valley along and north of the Arroyo Simi is within the
500 -year floodplain. Floods that impact Moorpark are typically of shorter duration,
high peak volumes and high velocity. Damaging floods have occurred in the past
along the Calleguas Creek Drainage, which includes the Arroyo Simi.
The Ventura County Flood Control District (VCFD) controls the watercourses in the
Moorpark Area and regional flood control system. An extensive municipal storm
drain network operated by Moorpark serves the urbanized portions of the city. The
VCFD has constructed a levee along a segment of the Arroyo Simi and along a
segment of the Southern Pacific Railroad. The VCFD also maintains sophisticated
flood warning systems in critical flood hazard areas, such as Calleguas Creek.
Existing flood control structures provide a certain level of protection from
uncontrolled flooding, but significant deficiencies in infrastructure still exist.
Because of the potential for flood damage, the Moorpark Municipal Code (Section
15.254) sets forth flood protection measures which affect the construction of any
structure within a special flood hazard zone. These include requirements for the
following: (1) enhanced anchoring of the structure; (2) use of construction materials
and methods resistant to flood damage; and (3) special elevation of the structure one
foot above the 100 year flood plain or appropriate flood proofing. Additionally,
Moorpark participates in FEMA's national flood insurance program.
City of Moorpark 3 -18 Housing Element
Resolution No. 2001 -1923
Page 50 HOUSING CONSTRAINTS
5. Cost Impacts. Development in many areas of Moorpark requires special
considerations to mitigate environmental factors. Estimating the cost of complying
with building codes, federal and state environmental laws, and the local permitting
process is difficult to estimate. The depth of review, mitigation measures, and the
associated cost are often site specific and cannot be estimated until a project is
proposed. Moreover, many of the additional measures are required by State law and
outside the jurisdiction of the City.
Although there is no typical case, knowledgeable developers and city officials have
indicated that general cost estimates are as follows:
Flood Insurance. Assuming a new home is elevated one foot above the 100
year flood plain, the cost is $3.50 per $1,000 for the first $50,000 of coverage
and $0.80 per $1,000 for additional coverage up to $200,000. Therefore, a
residential structure insured for $250,000 would cost $335 annually.
• Hillside Grading. City officials estimate that grading and infrastructure
improvements for hillside developments can add up to $100,000 per acre — which
is at least the amount of unimproved land. Additional environmental review may
be required if sensitive species or plant communities are found.
• Seismic Issues. Mitigation of seismic hazards depends upon site conditions,
type of construction project proposed, soil composition, and water table level.
Based on recent projects, structural reinforcement adds 2 -5% onto construction
costs while soil remediation may cost up to approximately $50,000 per acre.
Although building standards and review processes raise the cost of development,
these codes do not necessarily constrain the City's ability to facilitate and encourage
the production of housing commensurate with the 1998 -2005 RHNA. For instance,
much of the hillside development occurs on significantly larger lots. These homes
are already priced at market levels and are affordable to upper income households.
Therefore, environmental hazards do not constrain single - family home development.
Moderate - income housing opportunities are located primarily in central Moorpark and
may require protections against flooding and seismic - induced liquefaction. Flood
proofing adds a relatively insignificant cost to new construction. Protection of
liquefaction is the primary cost, adding 2% to 5% upon normal construction costs.
Since the City has already met its RHNA requirements for moderate - income housing,
environmental factors are not a constraint to the moderate - income housing goals.
Finally, most of the multi - family development in Moorpark is occurring along Los
Angeles Avenue, where flooding and liquefaction constraints are the greatest.
Several developments (e.g., Archstone, LT Development, and others) with a
substantial number of affordable lower- income units are currently proceeding forward
with design modifications to address any potential environmental hazards. Thus,
environmental factors do not circumscribe the City's ability to address its RHNA.
City of Moorpark 3 -19 Housing Element
Resolution No. 2001 -1923
Page 51
"PIP, too—
Broadway`
r ew Fault � .... .. .�
p ; Cam us Pari
O N
Source: Earth Consultants International
—""—' City Boundary
Landslide Constraints
_ Definite or probable landslide
0 Questionable landslide
ppFllopoo77Dpdiing Constraints
�pppC1 Areas within 100 -year flood zone
® Areas with a less severe risk of flooding
(between 100- and 500 -year flood zones,
flooding with average depths of less than
one foot, contributing drainage area is
less than one square mile, and /or
protected by levee from the 100 -year flood)
T, I I
North 0 1
IStra11ea''4 Fault
o1-e
Earthquake Fault Constraints
Fault considered active,
with the potential for
surface rupture
® Alquist- Priolo Earthquake
Fault Zone Boundary
Fault, solid where well
located, dashed where
approximate, dotted
where concealed
Indicates additional
uncertainty
Figure 1
s miles Environmental Constraints
City of Moorpark 3 -20 Housing Element
Resolution No. 2001 -1923
Page 52 HOUSING RESOURCES
4. HOUSING RESOURCES
This section analyzes the resources available for the development, rehabilitation, and
preservation of housing in Moorpark. This includes an evaluation of the availability of
land resources, the City's ability to satisfy its share of the region's future housing needs,
the financial resources available to support the provision of affordable housing, and the
administrative resources available to assist in implementing the City's housing programs.
A. Adequate Sites for Housing
State law requires cities to demonstrate that they encourage and facilitate housing
production commensurate with their share of the region's future growth from 1998 -2005.
The City's assigned share is called the Regional Housing Needs Assessment (RHNA).
Therefore, an important component of the Housing Element is the identification of
suitable sites to accommodate housing for each affordability level of the RHNA.
1. RHNA Requirement
As discussed in Chapter 2, SCAG and Ventura Council of Government have
assigned a portion of the region's future need for housing to each jurisdiction in
Ventura County. Moorpark's share of the region's future housing need is 1,255 new
housing units from January 1, 1998 to June 30, 2005. Moorpark's final RHNA
allocation was finalized by State HCD in December 2000.
The City's 1,255 unit housing allocation is divided into four affordability categories.
The affordability distribution of new units is derived from the household income
distribution of households in Moorpark in 1990 plus a fair share adjustment decided
by SCAG. Pursuant to HCD's communique with SCAG dated October 5, 1999,
jurisdictions within the SCAG region are required to find sites commensurate with
that portion of the RHNA which exceeds the replacement requirement.
Chart 4 -1 summarizes the City's regional housing needs allocation as determined by
SCAG and the Ventura Council of Governments. Chapter 2 provides greater detail
on the methodology used to calculate Moorpark's RHNA.
Chart 4 -1: Regional Housing Needs Share for Moorpark
fn orrt� .- y
;Eatgory.. •�
(ncotne hres)k�ol�i
`t xy �'�
10 I
Units?
¢Replacements
Corinponent�
Safes`
':R` uirement.
Very Low
50% or less of CMFI
269
10
259
Low Income
51 % to 80% of CMFI
155
6
149
Moderate
81 % to 120% of CMFI
383
14
369
Upper Income
Over 120 % of CMFI
448
17
431
Total
1,255
47
1,208
Source: Southern California Association of Governments, 2001.
Affordability distribution of replacement calculation follows SCAG income distribution
City of Moorpark 41 Housing Element
Resolution No. 2001 -1923
Page 53
Options for Compliance.
HOUSING RESOURCES
State housing element law requires jurisdictions to demonstrate that "adequate sites"
will be made available over the planning period to facilitate and encourage a
sufficient level of new housing production. Jurisdictions must also demonstrate that
appropriate zoning and development standards, services and facilities will be in
place to facilitate and encourage housing commensurate with their share of the
region's housing needs (Government Code, Section 65583(c)(1)).
The Department of Housing and Community Development (HCD) allows jurisdictions
to count four types of credits toward meeting their RHNA allocation. These methods
and their applicability for Moorpark are described below and discussed later.
1. Actual Production. Jurisdictions could count the number of new units built
during the planning period of 1998 -2005 toward their RHNA. New housing
units include both those built and occupied (issued a certificate of occupancy)
since January 1, 1998.
2. Rehabilitation of Units. Under A13438, cities can count up to 25% of its
RHNA for the rehabilitation of qualified substandard units that would
otherwise be demolished. However, the stringent nature of the regulations
underpinning AB438 have, for practical purposes, made this option
impractical and too costly for the vast majority of jurisdictions in the region.
3. Preservation of Affordable Units. AB438 also authorizes jurisdictions to
count a portion of the affordable units which would otherwise revert to market
rents but are preserved through committed assistance from the jurisdiction.
However, since no project is currently at -risk of imminent conversion from
2000 through 2010, this option is not applicable for Moorpark.
4. Available Land for Development. HCD also allows cities to count potential
residential production on suitable sites within a community. To that end, the
Housing Element must inventory the amount of land suitable for residential
development, including vacant and underutilized sites, and analyze the
relationship of zoning and public facilities and services to these sites.
The City of Moorpark will facilitate and encourage housing production to address its
share of the region's housing need through the following means:
(1) Housing production and site capacity on residentially -zoned land;
(2) Housing production and site capacity on commercially -zoned land;
(3) Second units and replacement housing; and
(4) Use of in -lieu fees collected to support affordable housing purposes.
City of Moorpark 42 Housing Element
Resolution No. 2001 -1923
Page 54
2. Housing Production
HOUSING RESOURCES
To address the RHNA, the City can count housing units that are built on /or after
January 1, 1998 and before June 30, 2005 towards the Regional Housing Needs
requirement. According to City building records, Moorpark has well approximately
2,500 new units that are being built on residential -zoned land and over 1,500 -unit
capacity on commercial land. This section details these production credits.
Residential Land.
Single- family homes are being built primarily within six planning areas, except for a
few scattered sites within the downtown, and are affordable to upper income
households due to construction costs and larger lot sizes. However, single- family
homes built on the smaller lots in the central and older downtown area are generally
affordable to moderate - income households. Affordable units for lower- income
households are provided pursuant to the City's inclusionary and in -lieu fee program.
Chart 4 -2 details the major residential development projects ongoing in Moorpark.
For approved projects noted below, the affordability distribution is based upon
finalized development agreements. For pending projects, the affordability distribution
is based upon assumptions regarding potential affordable units based upon
preliminary negotiations and filed applications.
Chart 4 -2: Housing Projects on Residential Zoned Land
r
°zone;
1Permii
I umt�er ,
�� ';
'Developer
" > r AffQr
atiility of
lln p ^r :,>
V' 1byr��
=r`ovv
Mod
< Upper.
�_tdtal<
-
RPD
RPD 98 -03
Carlsberg
-0-
-0-
-0-
552
552
RPD
RPD 98 -07
Cabrillo
4
11
44
-0-
59
RPD
RPD 98 -01
Shea Homes
'
7
72
-0-
79
RPD
RPD 01 -01
Colmer (J)
1
2
19
-0-
22
R -1
RPD 99 -01
Asadurian
-0-
1
7
-0-
8
RE
RPD 99 -03
Wilshire Bldrs
-0-
-0-
-0-
10
10
SP -2
Specific Plan 2
'
25
102
443
570
RPD
RPD 94 -01
Toll Brothers
-0-
-0-
-0-
216
216
RE
RPD 99 -07
West Pointe(')
10
15
-0-
250
275
AE
SP -1
Hitch Ranch(')
25
75
200
305
605
RE
RPD 98 -02
Suncal(')
0
10
-0-
97
107
'Stimmairy`Status' '" : -'t ,.:i
i/;low
4!6 w
'tipper°
Tptat;�:
Approved
5
46
244
1,221
1,516
Pending
35
100
200
652
987
Total
40
146 1
444
1,873
2,503
Source: City of Moorpark, January 2001.
1. In -lieu fees paid rather than construct on -site units.
2. Affordability of single family units based upon lot size
3. Project and affordability under negotiation
City of Moorpark 4 -3 Housing Element
Resolution No. 2001 -1923
Page 55 HOUSING RESOURCES
Commercial Land.
Moorpark, like other Ventura County communities, is in the midst of a building boom.
Fueled by market demand, property owners of commercial land are proposing
general plan amendments to rezone the land to permit residential uses. Since 1998,
nearly 600 units have been built or approved on former commercial land (Chart 4 -3).
The vast majority of the recent proposals for new multi - family development continue
to be occurring within the vicinity of Los Angeles Avenue and Old Town Moorpark.
Conversion of commercial land to residential uses is expected to continue. LT
Development was recently authorized to file a concurrent General Plan Amendment
and Zone Change, add underutilized property to the site, and submit plans to include
a minimum 30% very low and low- income units. USA properties has also submitted a
prescreening application for a General Plan Amendment and Zone Change for a
208 -unit tax credit project with all units affordable to low- income seniors.
City staff has identified commercial sites in the vicinity of Los Angeles Avenue which
are suitable for multi - family housing. Approximately 17 acres are vacant, adjacent to
major arterials, have infrastructure in place, and are ripe for development. The
realistic unit potential and affordability distribution of these units is based upon a
RPD designation at 17 du /ac and — modest 10% very low and b% low income
requirement. Chart 4 -3 summarizes this multi - family development potential.
Chart 4 -3: Housing Projects Built/Planned on Commercial Land
Fol'=ef
PentifE' �''
r
tr
Afforc#ab Hty of Units
'JTotal
RE/
CPD
RPD 96 -01
32
Pacific
Communities
fees
22
25
200
247
RPD 99 -04
7
-0-
-0-
-0-
37
37
CPD
RPD 97 -01
18
Archstone
29
21
262
-0-
312
C -2
GPA PS- 0-
04
12
LT Develop. (2)
50
-0-
114
-0-
164
CPD')
6.8
Add -on to LT(2)
-0-
30
71
-0-
101
C -2
GPA PS01-
9.5
USA 12)
95
95
0
-0-
190
CPD
pending
17
Vacant
29
14
246
-0-
289
{�
� K s��, t'_ ,SutnniarySxattrs
Naw
V Low
I. ity,
Mod.
Uppe[t
�:
YO&R,
+
Approved
29
43
287
237
596
Pending
145
125
185
-0-
455
Sites
29
14
246
-0-
289
Notes:
1. Underutilized site has R.V. storage.
2. Project and affordability under negotiation
City of Moorpark 4-4 Housing Element
Resolution No. 2001 -1923
Page 56 HOUSING RESOURCES
Status of Pending Projects.
Moorpark has projects in various stages of the development review process that will
ensure that sufficient sites will be made available to accommodate the City's regional
share need. Program three in the "Housing Plan" provides the additional means by
which the City will provide adequate sites for addressing the RHNA should any
project not proceed. As of November 2001, the status of these projects is as follows:
• USA Properties. The City's Community Development and Affordable
Housing Committee recommended that the City Council authorize
applicant to submit application for concurrent processing of a formal
general plan amendment and entitlements (zone change, development
agreement, and residential planned development permit) for this project.
• LT Development. The City's Community Development and Affordable
Housing Committee recommended and City Council authorized the
applicant to submit application for concurrent processing of a formal
general plan amendment and entitlements (zone change, development
agreement, and residential planned development permit) for this project.
• Hitch Ranch. Upon completion of corrections to the EIR, public hearings
will be scheduled for review. Concurrent processing of the Specific Plan,
residential planned development permit, general plan amendment, zone
change, and development agreement has been authorized. Hearings are
anticipated to begin in October 2002.
• SunCal. The Planning Commission has reviewed and recommended the
City Council give contingent approval of the general plan amendment,
tract map, residential planned development permit, and mitigated
negative declaration for the project. City Council hearings are slated for
the project beginning in January 2002.
• West Pointe. The Planning Commission has reviewed and
recommended the City Council give approval of the general plan
amendment, tract map, residential planned development permit, and
environmental impact report for the project. Public hearings are
continuing and approval is slated for January 2002.
City of Moorpark 4 -5 Housing Element
Resolution No. 2001 -1923
Page 57 HOUSING RESOURCES
Other Production Potential.
Moorpark also has three additional development opportunities. The Downtown
Specific Plan area has several underutilized areas identified pursuant to the 1998
Specific Plan. Ongoing second unit development also occurs in the downtown area.
The following describes the development potential of each of these opportunities.
Downtown Specific Plan. In 1998, the City developed a Downtown Specific Plan to
recapture the historic role of Old Town Moorpark and capitalize on its central
location, adjacency to institutional uses, historic resources, and Metrolink. The Plan
recommends rezoning sites along Charles Street from R -1 to the RPD designation to
permit higher density residential development. The RPD designation is intended to
"encourage lot consolidation and redeveloprrLent of underdeveloped or declining
properties." To encourage development, the City offers progressive density bonuses
of up to 100% to developers who consolidate land. Areas identified for multi - family
housing typically contain a mixture of substandard homes and vacant lots.
Second Units. Second units are attached or detached dwelling units on the same lot
as the primary unit which provide complete, independent living facilities. Given the
high demand for student and senior housing, integrating second units in existing
neighborhoods is an opportunity to provide rental housing dispersed throughout the
City. From January 1998 through December 2000, six second units were built and
occupied. According to real estate ads in the Ventura County Star, smaller second
units are affordable to very-low income households (rents ranging up to $800), with
the remaining half affordable to low- income households (rents ranging up to $1,200).
For the present planning period, the City is projecting a total of 12 units.
Replacement Housing. The City currently has two mobile home parks — Moorpark
Mobile homes and Villa Del Arroyo. Moorpark Mobile Home Park has 28 units priced
at rents affordable to lower income households. In recent years, the park has
experienced disinvestment and has been cited numerous times by H.C.D for
building, electrical, mechanical, plumbing, sewerage, fire and other health and safety
hazards. In September 2001, the City's Redevelopment Agency purchased the park
and plans to relocate residents in new housing at the same affordability levels.
Chart 4-4: Additional Development Potential
Source: Moorpark Downtown Specific Plan
City of Moorpark 46 Housing Element
t'
AftFofdabllity�l_evett {. 7".
R
V.LQWOVU�'
,
a`1Mod
Specific Plan Area
7.55
-0-
20
100
Second Unit Potential
n.a.
6
6
-0-
Mobilehome Replacement
n.a.
28
0
0
Totals
34
26
100
Source: Moorpark Downtown Specific Plan
City of Moorpark 46 Housing Element
Resolution No. 2001 -1923
Page 58 HOUSING RESOURCES
3. Summary of Credits toward the RHNA
As summarized below, the City of Moorpark has clearly exceeded its RHNA sites
requirement for moderate and upper- income units. As summarized in charts earlier
in this chapter, the City has a significant number of moderate- and upper- income
units currently built or in the pipeline. This total well exceeds the corresponding
targets for moderate and upper income housing. Chart 4 -5 below summarizes credits
toward the RHNA which were detailed earlier in this chapter.
The City's low- income requirement is 149 units after adjusting for the replacement
credits approved by HCD. As of 2001, the City's inclusionary program has been
successful in approving 89 low- income units in single and multi - family housing
projects. The City is in the process of considering approving three projects (LT
Development, USA Properties, and Hitch Ranch) which could add over 234 low
income units. Taken together, Moorpark will readily meet its low income requirement.
The RHNA requires the City to plan for 259 very low income units, after adjusting for
replacement credits approved by HCD. As of 2001, Moorpark has used its
inclusionary program to approve 34 very low income units and is considering
approval of additional units as follows: 35 units from pending projects on residential
land and 154 units from projects on commercial land, 28 replacement mobile homes,
and 6 second units. The status of these projects is detailed on the following page.
To address any remaining need for very low income units, the Housing Plan sets
forth a program to rezone, as necessary, up to 17 acres of CPD -zoned land to RPD,
yielding 289 multi - family units. Applying a 15% inclusionary requirement (e.g., 10%
very low and 5% low) yields 28 very low income units. The City has also committed
to expending in -lieu fees in an amount of up to 20 very low- income units by 2005.
The Housing Plan sets forth the City's strategy in further detail.
Chart 4 -5: Summary of Efforts to Address the RHNA
;60 §U14i666tbV ffii.r bit�ty:Lev i' '
llppe�
Mods `
�<L4w''
V.ILOw;'
>'� <2 _ <•:
259 .
- Approved Projects on Residential Land
1,221
244
46
5
- Pending Projects on Residential Land (2)
652
200
100
35
- Approved Projects on Commercial Land (3)
237
287
43
29
a
- Pending Projects on Commercial Land (4)
-0-
185
125
145
- Site Capacity on Commercial Land (S)
-0-
246
14
29
- 2nd Units + Mobilehome Replacement (6)
-0-
-0-
12
34
- Inclusionary units
-0-
-0-
-0-
20
t �" -` ' ynmet:Ned'by 2405:
-0-
-0-
-0-
-0-
Notations:
1. Includes approved projects from Chart 4 -2
2. Includes pending projects from Chart 4 -2.
3. Includes approved projects on Chart 4 -3.
4. Includes pending projects from Chart 4 -3
5. Includes site capacity from Chart 4 -3
6. Includes projects on Chart 4-4, except Downtown Specific Plan
City of Moorpark 4-7 Housing Element
Resolution No. 2001 -1923 HOUSING RESOURCES
Page 59
B. Financial Resources
Moorpark has access to a variety of existing and potential funding sources for affordable
housing activities. They include programs from local, state, federal as well as private
resources. This section describes the three most significant housing funding sources
currently used in Moorpark — County Community Development Block Grant funds and
City Redevelopment Set -Aside funds. Chart 4 -6 summarizes these and other funding
available to support Moorpark's housing programs.
1. Redevelopment Set -Aside Funds
State law requires Moorpark's Redevelopment Agency to set -aside 20% of all tax
increment revenue generated from redevelopment projects for affordable housing.
The City's 20% set -aside funds must be used for activities that increase, improve, or
preserve the supply of affordable housing within the community. As of FY1997-
1998, the City had an unencumbered balance of $1.2 million. Planned expenditures
include: $300,000 in rehabilitation loans, $150,000 in mobile home repairs, $140,000
in first -time homebuyers, and $610,000 in new construction.
2. In -Lieu Fees and the Housing Trust Fund
Since 1997, the City has collected or has agreements in place for the collection of in-
lieu fees from developers for the purposes of providing affordable housing pursuant
to defined development agreements. For example, a developer was required to
provide 15 housing units affordable to very low income households paid the City an
in lieu fee of approximately $900,000 for the 15 very-low income units ($60,000 per
unit). The revenue collected from developers is then placed in the Housing Trust
Fund, which is used for the provision and /or maintenance of affordable housing in
Moorpark. Over the planning period, the City of Moorpark can expect a total of $4 to
$5 million of in -lieu fees, contingent upon build out of market rate units.
3. Community Development Block Grant (CDBG) Funds
HUD provides funds to local governments for a range of community development
activities. The eligible range of activities include, but are not limited to, the following:
acquisition and /or disposition of real estate or property, public facilities and
improvements, relocation, rehabilitation and construction (under certain limitations) of
housing, home ownership assistance, and also clearance activities. In addition,
these funds can be used to acquire or subsidize at -risk units. Since the City is not a
HUD entitled jurisdiction, Moorpark receives its CDBG allocation from the County of
Ventura rather than HUD. Moorpark currently receives about $195,000 annually for
housing and community development activities from the County CDBG program.
City of Moorpark 4 -8 Housing Element
Resolution No. 2001 -1923
Page 60 HOUSING RESOURCES
Chart 4 -6: Financial Resources for Housing Activities
Prograftilam�
D ,
E jescription e -_
1. Federal Programs
Community
Grants awarded to the Ventura County
■ Acquisition
Development Block
from HUD. The City receives funds on a
a Rehabilitation
Grant (CDBG)
formula basis for housing and community
development activities.
Home Buyer Assistance
■ Economic Development
■ Homeless Assistance
■ Public Services
HOME
Grants awarded to the Ventura County
N Acquisition
from HUD. The City can apply for funding
a Rehabilitation
for specific housing projects.
• Home Buyer Assistance
■ Rental Assistance
Section 8
Rental assistance payments to owners of
a Rental Assistance
Rental Assistance
private market rate units on behalf of very
low income tenants.
Program
Section 202
Grants to non - profit developers of
Acquisition
supportive housing for the elderly.
a Rehabilitation
■ New Construction
Section 811
Grants to non - profit developers of
a Acquisition
supportive housing for persons with
a Rehabilitation
disabilities, including group homes,
independent living facilities and
New Construction
intermediate care facilities.
0 Rental Assistance
Section 203(k)
When rehabilitation is involved, a lender
0 Land Acquisition
typically requires the improvements to be
a Rehabilitation
finished before a mortgage is made. This
program provides a long -term, low interest
' Relocation of Unit
loan at fixed rate to finance acquisition and
■ Refinance Existing
rehabilitation of the property.
Indebtedness
Section 108 Loan
Provides loan guarantee to CDBG
a Acquisition
entitlement jurisdictions for pursuing large
a Rehabilitation
capital improvement projects. Maximum
loan amount can be up to five times the
Home Buyer Assistance
jurisdiction's most recent annual allocation.
a Economic Development
Maximum loan term is 20 years.
a Homeless Assistance
M Public Services
Mortgage Credit
Income tax credits available to first -time
a Home Buyer Assistance
Certificate Program
homebuyers to buy new or existing single -
family housing. Local agencies (County)
make certificates available.
Low Income
Tax credits are available to persons and
Housing Tax Credit
corporations that invest in low- income
Construction of Housing
(LIHTC)
rental housing. Proceeds from the sale
are typically used to create housing.
City of Moorpark 4 -9 Housing Element
Resolution No. 2001 -1923
Page 61 HOUSING RESOURCES
Chart 4 -6: Financial Resources for Housing Activities
Program Name
,p�scptioR�
EligibleActrvltles ,
Farm Labor
Capital financing for farmworker housing.
■ Purchase
Housing Loan and
Loans are for 33 years at 1 % interest.
0 Development
Grant
Housing grants may cover up to 90% of
the development costs of housing.
Improvement
■ Rehabilitation
2. State Programs
Proposition 1 A
Potential buyers or tenants of affordable
Downpayment Assistance
housing projects are eligible to receive
a Rental Assistance
downpayment assistance or rent subsidies
at amounts equivalent to the school fees
paid by the housing developer.
Multi - Family
Deferred payment loans for new
M New Construction
Housing Program
construction, rehabilitation and
. Rehabilitation
(MHP)
preservation of rental housing.
■ Preservation
California Housing
Below market rate financing offered to
9 New Construction
Finance Agency
builders and developers of multiple - family
M Rehabilitation
(CHFA) Rental
and elderly rental housing. Tax exempt
Housing Programs
bonds provide below - market mortgages.
Acquisition of Properties
from 20 to 150 units
California Housing
CHFA sells tax -exempt bonds to make
M Homebuyer Assistance
Finance Agency
below market loans to 151time homebuyers.
Home Mortgage
Program operates through participating
Purchase Program
lenders who originate loans for CHFA.
California Housing
Low interest loans for the rehabilitation of
N Rehabilitation
Rehab Program -
substandard homes owned and occupied
M Repair of Code Violations,
Owner Component
by lower- income households. City and
Accessibility Improvements,
(CHRP)
non - profits sponsor rehabilitation projects.
Room Additions, etc.
Supportive Housing/
Funding for housing and services for
2 Supportive Housing
Minors Leaving
mentally ill, disabled and persons needing
Foster Care
support services to live independently.
Foster Care
California
Provides matching grants to assist
• Land Acquisition
Farmworker
development of various types of housing
S Site Development
Housing Grant
(renter - and owner - occupied) projects for
. Construction
Program
agricultural worker households.
■ Rehabilitation
3. Local Programs
Redevelopment
State law requires that 20 percent of
8 Acquisition
Housing Fund
Redevelopment Agency funds be set aside
. Rehabilitation
for a wide range of affordable housing
activities governed by State law.
New Construction
Tax Exempt
The City can support low- income housing
. New Construction
Housing Revenue
by issuing housing mortgage revenue
2 Rehabilitation
Bond
bonds requiring the developer to lease a
fixed percentage of the units to low income
■ Acquisition
families at specified rental rates.
City of Moorpark 4 -10 Housing Element
Resolution No. 2001 -1923 HOUSING RESOURCES
Page 62
Chart 4 -6: Financial Resources for Housing Activities
program Name
Destcsiptiori'�" w r , r';
EligiCile �Yctivities „*
In -lieu Fees
The City's requires developers to set -aside
■ New Construction
a portion of units affordable to lower-
a Rehabilitation
income households or pay an in -lieu fee.
These monies are earmarked to support
the construction of new affordable housing
4. Private Resources /Financing Programs
Federal National
Fixed rate mortgages issued by private
Home Buyer Assistance
Mortgage
mortgage insurers.
Association (Fannie
Mortgages which fund the purchase and
Home Buyer Assistance
Mae)
rehabilitation of a home.
Rehabilitation
Low Down- Payment Mortgages for Single-
Home Buyer Assistance
Family Homes in under served low -
income and minority cities.
Savings
Pooling process to fund loans for
New construction of rentals,
Association
affordable ownership and rental housing
cooperatives, self help
Mortgage
projects. Non - profit and for profit
housing, homeless shelters,
Company Inc.
developers contact member institutions.
and group homes
California
Non - profit mortgage banking consortium
■ New Construction
Community
designed to provide long term debt
6 Rehabilitation
Reinvestment
financing for affordable multi - family rental
Corporation
housing. Non - profit and for profit
Acquisition
(CCRC)
developers contact member banks.
Federal Home
Direct Subsidies to non - profit and for profit
New Construction
Loan Bank
developers and public agencies for
Affordable Housing
affordable low income ownership and
Program
rental projects.
Freddie Mac
Home Works - Provides 159 and 2n°
Home Buyer Assistance
mortgages that include rehabilitation loan.
combined with
City provides gap financing for
Rehabilitation
rehabilitation component. Households
earning up to 80% MFI qualify.
In terms of funds from the State of California to support affordable housing, the Governor
in 1999 signed the largest housing budget in the State's history for about $500 million.
The most heavily funded programs are as follows: Rental Housing ($177 million),
Community Amenities /Development Incentives ($110 million), Ownership Housing ($100
million), Farm Worker Housing ($43 million), Emergency Housing Assistance ($32
million), and Supportive Housing /Minors Leaving Foster Care ($25 million). These
sources may provide additional monies to support housing activities in Moorpark.
City of Moorpark 411 Housing Element
Resolution No. 2001 -1923
Page 63 HOUSING RESOURCES
C. Administrative Resources
Described below are public and non - profit agencies that can serve as resources in the
implementation of housing activities in Moorpark. These agencies play an important role
in meeting the housing needs of the City. In particular, they are critical in the production
of affordable housing and the preservation of at -risk housing units in Moorpark.
Moorpark Community Development Department The Department of Community
Development is responsible for coordinating, processing, reviewing, and inspecting
all applications for new development within the City, providing environmental review
and public information. The Department coordinates project review, reviews
applications, and processes affordable housing entitlement requests.
Moorpark Redevelopment Agency. The primary mission of the Moorpark
Redevelopment Agency is to encourage new development, provide housing,
eliminate blight, increase employment opportunities within the community, and
generally improve the economic base of the City. The Agency is responsible for low
and moderate housing rehabilitation and new construction, economic development
within the community, and retaining existing businesses. In addition, the Agency is
manages Agency -owned properties and buying and selling land for development.
Ventura County Housing Authority. The Housing Authority provides low rent
public housing, Section 8 rental subsidies to low income families and seniors, and
rehabilitation loans and homeownership assistance to lower income households.
The Housing Authority provides Section 8 rental assistance to 91 residents and
operates Tafoya Terrace, a 30 -unit affordable senior apartment project in Moorpark.
Cabrillo Economic Development Corporation (CEDC). The Cabrillo Economic
Development Corporation (CEDC) is an active developer of single - family homes,
cooperative housing, rental projects throughout Ventura County. CEDC was
involved in constructing the 62 -unit Villa Campesina project in Moorpark and is
involved in the 59 -unit Mountain View project. CEDC also has construction, property
management, home ownership, counseling, and community building divisions.
Mercy Charities Housing California. Mercy Charities Housing California is a
statewide affordable housing developer who places an emphasis on rental
developments. Mercy contracts for its construction, has its own management
divisions, and emphasizes the provision of various services for its residents. Mercy
Charities have developed a number of projects in the Oxnard area.
Many Mansions, Inc. Many Mansions is a non - profit housing and community
development organization founded in 1979 to promote and provide safe, well -
managed housing to limited income residents in Ventura County. Many Mansions
develops, owns, and self- manages special needs and permanent affordable housing.
City of Moorpark 4 -12 Housing Element
Resolution No. 2001-1923 HOUSING RESOURCES
Page 64
D. Opportunities for Energy Conservation
Utility- related costs can impact the affordability of housing in Southern California.
However, Title 24 of the California Administrative Code sets forth mandatory energy
standards for new development, and requires adoption of an "energy budget." In turn,
the home building industry must comply with these standards while localities are
responsive for enforcing the energy conservation regulations.
The following are among the alternative ways to meet these energy standards.
Alternative 1 is the passive solar approach, which requires proper solar orientation,
appropriate levels of thermal mass, south facing windows, and moderate insulation
levels. Alternative 2 generally requires higher levels of insulation than Alternative 1, but
has no thermal mass or window orientation requirements. Finally, Alternative 3 is also
without passive solar design but requires active solar water heating in exchange for less
stringent insulation and/or glazing requirements.
Additional energy conservation measures are: (1) locating the home on the northern
portion of the sunniest portion of the site; (2) designing the structure to admit the
maximum amount of sunlight into the building and to reduce exposure to extreme
weather; (3) locating indoor areas of maximum usage along the south face of the
building and placing corridors, closets, laundry rooms, power core, and garages along
the north face; and (4) making the main entrance a small enclosed space that creates an
air lock between the building and its exterior; orienting the entrance away from winds; or
using a windbreak to reduce the wind velocity against the entrance.
Utility companies serving Moorpark offer programs to promote the efficient use of energy
and assist lower income customers. The programs are discussed below.
Southern California Edison Programs. Edison offers a variety of energy conservation
services under the Low Income Energy Efficiency programs (LIEE), which help qualified
homeowners and renters conserve energy and control electricity costs. Eligible
customers receive services from local community agencies and licensed contractors
working with Edison. Services include weatherization, efficient lighting and cooling,
refrigerator replacement, and energy education. In addition, Edison participates in the
California Alternate Rates for Energy (CARE) program which provides a 15 percent
discount on electric bills for low- income customers.
Southern California Gas Programs. Southern California Gas Company offers two
direct assistance programs to limited income customers: 1) a no -cost weatherization
(such as attic insulation and water blankets), and 2) a no -cost furnace repair and
replacement service. The Gas Company also participates in the State CARE program,
providing low- income customers with a discount on the gas bills.
City of Moorpark 4 -13 Housing Element
Resolution No. 2001 -1923
Page 65 HOUSING RESOURCES
Page Intentionally Left Blank
City of Moorpark 4-14 Housing Element
Resolution No. 2001 -1923
Page 66
5. HOUSING PLAN
HOUSING PLAN
Sections 2 to 4 establish the housing needs, constraints, and resources in Moorpark.
This section, the Housing Plan, evaluates the City's accomplishments from the 1989
Housing Element and sets forth the City's goals, policies, programs, and quantified
objectives to address the identified housing needs in Moorpark from 2000 to 2005.
A. Evaluation of Past Accomplishments
As part of the Housing Element, cities must periodically review the appropriateness,
effectiveness, and progress in implementing the programs in the housing element.
These results should be quantified wherever possible and qualitative where necessary.
This section evaluates the accomplishments -since the last Housing Element was
completed as the basis for developing appropriate policy and program responses.
1. Housing Maintenance and Improvement
The 1989 Housing Element set forth programs to address the maintenance,
improvement, and conservation of housing. Specifically, the Element proposed
continued implementation of the code enforcement, housing rehabilitation loan,
capital improvement programs, and redevelopment implementation plan. These
programs were designed to maintain the quality of housing and neighborhoods,
identify problem structures, and provide rehabilitation assistance where feasible.
Over the planning period, the City has implemented a code enforcement program to
maintain the quality of existing structures while identifying more problematic buildings
for rehabilitation or demolition. On a wider scale, the City implements a larger
Redevelopment Plan to identify under -served areas of the community which
experience dilapidated housing, deteriorating infrastructure, and other issues
contributing to blight. These are ongoing programs with no specific objectives.
In 1994, the City began its rehabilitation program for lower income owner - occupied
properties in the Redevelopment Project Area. As shown later, the City's owner -
occupied rehabilitation programs were largely successful in exceeding its goal. The
renter - occupied housing rehabilitation program fell far short of its goal, however, the
City's apartment stock is in relatively excellent condition. The vast majority of poorer
quality housing is in older single - family neighborhoods in downtown.
The City's prior menu of programs will continue to be implemented throughout the
remainder of the housing element planning period. In 1998, the City Council adopted
a Downtown Specific Plan and incentives for the consolidation of lots, where
desirable, to facilitate transition of suitable underutilized sites for multi - family housing
while stabilizing established single - family neighborhoods. Information on this
program is included in the Program section of this Element.
City of Moorpark 5 -1 Housing Element
Resolution No. 2001 -1923
Page 67
2. Housing Production
HOUSING PLAN
The RHNA assigned Moorpark a construction need of 2,741 homes from 1989 to
1994. Of that total, 35% of the units were targeted to lower income households and
65% to moderate and upper income households. The City relied primarily on market
production to address the moderate -upper income requirement. However, to
encourage the production of affordable housing, the City adopted a density bonus
and second unit program as well as adopted a Redevelopment Plan.
Progress in meeting the specified production objectives has been mixed. With
respect to production, the housing stock increased by 1,181 new homes. Affordability
of the new units can be inferred by the type of unit constructed and the affordability
matrix presented in Chart 2 -21. From 1989 through 1997, 833 units were single -
family homes, affordable to upper income households. Another 222 units of mobile
homes and condominiums /townhomes and 126 apartments were built. Given current
prices, the majority were affordable to moderate - income households.
Several factors were responsible for the shortfall in housing production. First, the
RHNA targets were based upon a projection of historical growth rates that were
artificially inflated by continuing federal tax credits, a continuing strong and rapidly
inflating housing market, and over - optimistic employment projections. Following the
1989 RHNA, however, the Southland was affected by a prolonged and severe
economic recession, which subsequently depressed the underlying consumer
demand for new housing.
Beginning in 1997, the housing market in Ventura County began to rebound. In an
effort to leverage new housing demand, the City began to use development
agreements to ensure that a portion of new construction be set -aside for affordable
housing. The City established a 10 %/15% inclusionary goal citywide and in the
redevelopment area. For development in the hillside areas of Moorpark where
inclusionary units are financially infeasible, the City began collecting in -lieu fees to
deposit in a Housing Trust Fund.
Strong expansion of the housing market is expected to add to the effectiveness of
existing City efforts. Programs and policies contained in the Redevelopment Plan,
the Downtown Specific Plan, and the Zoning Code (e.g. density bonus, second
units), which were less effective during the slower housing market, are expected to
lead to more affordable development in Moorpark. As shown in Chapter 4, the City
has already received $3.8 million in in -lieu fees described in Chapter 4.
The present menu of programs coupled with a strong economy suggest that housing
production, including affordable housing, will be significant through 2005. However,
this Housing Element will propose the following prioritization of in -lieu fee use to
ensure that the RHNA can be achieved: 1S' priority — production of affordable
housing; 2nd priority -- subsidy of affordable housing; 3rd priority -- housing
rehabilitation; and 4"' priority -- housing assistance. Details on this program are
shown later in this chapter.
City of Moorpark 5 -2 Housing Element
Resolution No. 2001 -1923
Page 68
3. Housing Assistance
HOUSING PLAN
As part of the Housing Production goals specified earlier, Moorpark also set forth to
achieve other non - production housing assistance goals to ensure that lower- income
households have greater access to rental and homeownership opportunities. This
overall goal was to be achieved through the following four major programs: (1)
regulatory and financial assistance; (2) renter and homeowner assistance; (3) mobile
home rent stabilization; and (4) assistance for special needs households.
With respect to providing regulatory and financial assistance, the City is actively
involved in assisting nonprofit organizations build affordable housing. During the
1983 RHNA cycle a 30 -unit public housing project, Tafoya Terrace, was built. During
the 1989 -1994 RHNA, the 62 -unit Villa Campesina project was built. In the present
2000 -2005 RHNA, the Cabrillo Economic Development Corporation is building
another affordable housing project in Moorpark with city financial assistance.
Direct assistance was also provided to low and moderate income households. Over
the planning period, the City negotiated with HUD to increase the allocation of
Section 8 certificates /vouchers by a magnitude of fourfold. In an effort to assist low
and moderate income households transition to homeowners, the City joined the
Mortgage Credit Certificate Program in 1997 and became a member in the Fresh
Rate Program in 1999. Already, five households have been assisted in these new
homeownership programs.
In order to preserve an important source of lower cost housing, Moorpark continued
implementation of the Mobilehome Park Rent Stabilization Program. Even with the
sale of the largest mobile home park in May 2000, the owning non - profit organization
agreed to continue both the rent control program and the Hardship Waiver Program
to waive rent increases for households. In addition, the agreement stipulated that at
least 20% of all the spaces must be reserved for low income households and of
those half must have rents affordable to very low income households.
Moorpark also provides assistance to its special needs populations. The Section 8
Rental Assistance program has provided over 90 vouchers and certificates to very
low income seniors and families, well above the initial goal of 19. The City has
supported the development of residential care facilities for seniors and the disabled
and recently approved a facility for Alzheimer's patients in 1999. To address the
needs of very low income residents and those at risk of becoming homeless, the City
has funded Catholic Charities to provide shelter referral, social services, food and
clothing, information, eviction services and legal assistance. To effectively address
the needs of the homeless, the City continues to participate as a member of the
Ventura Council of Government's Standing Committee on Homelessness.
City of Moorpark 5 -3 Housing Element
Resolution No. 2001 -1923
Page 69
4. Removal of Governmental Constraints
HOUSING PLAN
The City proposed active involvement, to the extent feasible, in mitigating
governmental constraints to the development, maintenance, and improvement of
housing. The 1989 Housing Element proposed that the City would revise densities
as needed to address the RHNA as well as study the feasibility and potential of
encouraging higher density developments in the downtown where appropriate.
Moreover, the City would continue to review development procedures, development
standards, and design criteria.
In 1998, the City Council adopted the Downtown Specific Plan as part of a long -term
strategy to revitalize the downtown core of the community. The Plan is designed to
encourage a mix of commercial uses and appropriate higher density residential uses
to support the commercial areas. To spur redevelopment, the Plan allows for lot
consolidation coupled with a range of higher densities at certain sites, which may
foster the development of multi - family housing. In addition, the Plan encourages infill
housing development, which has resulted in 31 infill units having been developed.
In order to ensure that site development standards do not constrain the production of
housing in Moorpark, the City conducted a review of site development standards and
design and development criteria. The City is also currently preparing a development
fee study and cost management review to compare housing fees and costs with
those of surrounding cities. This study will ensure that fees and exactions recover the
costs of services provided, and remain competitive with surrounding communities.
5. Fair Housing
Lastly, the City implemented programs designed to reduce governmental constraints
to the production, maintenance and improvement of housing for all economic
segments of the community as well as ensure fair and equal housing opportunities
for residents. Through its involvement and support, the City has helped ensure that
all residents, regardless of their status, enjoy the fair and equal opportunity to secure
housing that is best suited to their lifestyle needs and income levels, without fear of
discrimination.
The City continued its active support of fair housing and related services for
Moorpark residents. In June 2000, the City participated in the Ventura County
Analysis of Impediments to Fair Housing Choice (AI) and the City Council adopted
the findings. With respect to its larger fair housing program, Moorpark participated in
the Ventura County Fair Housing Council (VCFHC) operated by the Fair Housing
Institute. Support was also provided to Catholic Charities to handle eviction
prevention services, tenant assistance, counseling, referrals, homeless services, as
well as basic food and clothing.
City of Moorpark 5 -4 Housing Element
Resolution No. 2001 -1923
Page 70
Chart 5 -1: Past Accomplishments
HOUSING PLAN
; ti:9891�ous,ng'Element
-
Progca� _V a,
c, ivityM
Objecttii;,�
Pogr�sss
Rehabilitate owner- occupied housing
17
27
Residential
Rehabilitation
Provide home repair rebates for owners /renters
15
—
Rehabilitate rental housing
6
—
Housing Evaluation
Evaluate housing in need of rehabilitation
8
27
Capital
Address areas requiring capital improvements to
Ongoing
Ongoing
Improvements
encourage residential development
Code Enforcement
Improve quality of neighborhoods
Ongoing
Ongoing
Replacement Plan
Develop replacement plan for Rehab program
Ongoing
--
Affordable Housing
Develop affordable housing
113 units
348 units
Density Bonus
Offer density bonuses
846 units
None
Affordable Housing
Promote development of affordable housing and
Ongoing
Ongoing
Committee
affordable housing programs
Manufactured &
Explore manufactured housing and self -build
113 units
Determined
Self -Build Projects
projects to cut production costs
infeasible.
Rental Assistance
Section 8 vouchers /certificates
19
91
Redevelopment
Plan
Adopt Redevelopment Plan
Adopt
Adopted
Mixed Use
Study feasibility of mixed use development in
Ongoing
Downtown
Development
the downtown area
SP adopted
Infill Development
Promote infill housing through identification of
400 units
32 units
vacant or underutilized parcels
Fast Track Permit
Investigate fast track permit processing for low
Implement
Implemented
Processing
and moderate income housing projects
Development
Eliminate unnecessary conditions of approval
Review
Standards Review
that add to development costs
Ongoing
completed
General Plan and
Review Land Use Element & Zoning for incon-
Zoning Review
sistencies & encourage high density
Ongoing
Ongoing
development
Housing
/Employment
Analyze employment trends and promote jobs -
Ongoing
Ongoing
Analysis
housing balance
Participated
Equal Housing
Promote equal housing opportunity
Ongoing
in 2000 -2005
Opportunity
County Al
Review housing counseling programs
Ongoing
Ongoing
Homeless Shelter
Support Ventura County Homeless Revolving
Support
homeless
Program
Loan Fund and work with County to identify
Ongoing
prevention
shelter sites
services
City of Moorpark 5 -5 Housing Element
Resolution No. 2001 -1923
Page 71 HOUSING PLAN
B. Goals and Policies
This section of the Housing Element contains a brief overview of the key issues from the
Needs Assessment as well as the goals and policies that Moorpark intends to implement
to address these housing needs. In addressing the City's housing needs, the City's
overall community goals are as follows:
Adequate provision of decent, safe and affordable housing for residents without
regard to race, age, sex, marital status, ethnicity, or other arbitrary considerations.
Adequate provision of housing opportunities by type, tenure, and location with
particular attention to the provision of housing for special needs groups.
Encourage growth through the identification of suitable parcels for residential
development, changes in land use patterns, and appropriate recycling of land.
Develop a balanced community accessible to employment, transportation,
shopping, medical services, and governmental agencies among others.
Within the aforementioned general framework, the City has developed the following
goals and policies to encourage the preservation, production, maintenance, and
improvement of housing within the Moorpark community.
1. Housing and Neighborhood Conservation
Housing and neighborhood conservation are important to maintaining and improving
quality of life. While the majority of housing in Moorpark is relatively new, some of the
older residential neighborhoods in the downtown shows signs of deterioration. Efforts to
improve and revitalize housing must not only address existing conditions, but also focus
on preventive repairs to maintain the quality of the housing stock. The policies listed
below address the issue of housing and neighborhood conservation.
GOAL 1.0: Assure the quality, safety, and habitability of existing housing and
the continued high quality of residential neighborhoods.
Policy 1.1 Continue to monitor and enforce building and property maintenance code
standards in residential neighborhoods.
Policy 1.2 Continue to provide City public safety services, infrastructure
maintenance, graffiti removal, and other public services to maintain the
quality of the housing stock, neighborhoods, and the environment.
Policy 1.3 Promote increased awareness among property owners and residents of
the importance of property maintenance to long -term housing quality.
Policy 1.4 Continue to promote the repair, revitalization, and rehabilitation of
residential structures which have fallen into disrepair.
Policy 1.5 Support the preservation and maintenance of historically and
architecturally significant buildings and neighborhoods.
City of Moorpark 5 -6 Housing Element
Resolution No. 2001 -1923
Page 72 HOUSING PLAN
2. Adequate Residential Sites
The Regional Housing Needs Assessment addresses the need for decent, adequate,
and affordable housing to accommodate existing and future housing needs induced from
regional growth. In order to further these goals, Moorpark is committed to assisting in
the development of adequate housing that is affordable to all economic segments of the
population through the following goals and policies:
GOAL 2: Provide residential sites through land use, zoning and specific plan
designations to provide a range of housing opportunities.
Policy 2.1 Identify adequate sites which will be made available and zoned at the
appropriate densities, to facilitate goals set forth in the 1998 -2005 RHNA.
Policy 2.2 Ensure residential sites have appropriate public services, facilities,
circulation, and other needed infrastructure to support development.
Policy 2.3 Investigate rezoning or redesignation of commercial lots that are no
longer economically viable uses to appropriate residential uses.
Policy 2.4 Promote and encourage mixed -use residential and commercial uses
where appropriate as a means to facilitate development.
3. Housing Assistance and Special Needs
Moorpark is home to a number of groups with special housing needs, including seniors,
large families, farm workers, disabled persons, and single parent families, among others.
These groups may face greater difficulty in finding decent and affordable housing due to
special circumstances. Special circumstances may be related to one's income, family
characteristics, disability, or health issues.
GOAL 3: Expand and protect housing opportunities for lower income
households and special needs groups.
Policy 3.1 Use public financial resources, to the extent feasible, to support the
provision and production of housing for lower- income households and
persons and families with special needs.
Policy 3.2 Provide rental assistance to address existing housing problems and
provide homeownership assistance to expand housing opportunities.
Policy 3.3 Support the conservation of mobile home parks, historic neighborhoods,
publicly- subsidized housing, and other sources of affordable housing.
Policy 3.4 Require, in aggregate, 10% of new units to be affordable to lower- income
households. Establish priority for usage of in -lieu fee as follows: 1 s` priority
— yroduction of affordable housia 2M -- subsidy of affordable housing;
3 -- housing rehabilitation; and 4' priority -- housing assistance.
City of Moorpark 5 -7 Housing Element
Resolution No. 2001 -1923
Page 73
4. Removal of Government Constraints
HOUSING PLAN
Market factors and government regulations can significantly impact the production and
affordability of housing. Although market conditions are often beyond the direct
influence of any jurisdiction, efforts can be directed at ensuring the reasonableness of
land use controls, development standards, permit - processing, fees and exactions, and
governmental requirements to encourage housing production.
GOAL 4: Where appropriate, mitigate unnecessary governmental constraints
to the maintenance, improvement, and development of housing.
Policy 4.1 Periodically review City regulations, ordinances, fees /exactions to ensure
they do not unduly constrain the production, maintenance, and
improvement of housing.
Policy 4.2 Offer regulatory incentives and concessions for affordable housing, such
as relief from development standards, density bonuses, or fee waivers
where deemed to be appropriate.
Policy 4.3 Provide for streamlined, timely, and coordinated processing of residential
projects to minimize holding costs and encourage housing production.
Policy 4.4 Support infill development at suitable locations and provide, where
appropriate, incentives to facilitate their development.
5. Fair and Equal Housing Opportunity
Ensuring fair and equal housing opportunity is an important goal. Whether through
mediating disputes, investigating bona fide complaints of discrimination, or through the
provision of education services, the provision of fair housing services is an important tool
to ensure fair and equal access to housing. The following policies are designed to
continue implementation of applicable fair housing laws.
GOAL 5: Ensure fair and equal housing opportunity for all persons regardless
of race, religion, sex, marital status, family type, ancestry, national
origin, color or other protected status.
Policy 5.1 Provide fair housing services to residents and assure that residents are
aware of their rights and responsibilities with respect to fair housing.
Policy 5.2 Discourage discrimination in either the sale or rental of housing on the
basis of state or federal protected classes.
Policy 5.3 Implement appropriate action items identified in the Ventura County
Analysis of Impediments to ensure fair and equal access to housing.
City of Moorpark 5 -8 Housing Element
Resolution No. 2001 -1923
Page 74
C. Housing Programs
HOUSING PLAN
The goals and policies contained in the Housing Element address Moorpark's housing
needs and are implemented through housing programs offered by the City's Community
Development Department and Redevelopment Agency. In drafting these programs, the
Government Code requires the housing element to address five major areas:
Housing and Neighborhood Conservation
➢ Assisting in the Provision /Development of Housing
➢ Providing Adequate Sites to Achieve Diversity
➢ Removing Governmental Constraints
➢ Promoting Equal Housing Opportunity
This section describes the programs that Moorpark will implement to address housing
needs within the community. Chart 5 -2 provides a summary of each program, five -year
objective, the funding sources, and the agency responsible to implement the program.
Housing and Neighborhood Conservation
1. Housing Rehabilitation
The Housing Rehabilitation Program provides
rehabilitation loans to low- income owner households.
Loans up to $20,000 are provided for owner -
occupied housing and $6,500 for mobilehome units.
Very low- income households pay no interest and
repayment of the loan is due at the time of sale for
single - family units versus 10 years for mobilehomes.
For low- income households, they pay only a 3%
annual interest rate amortized over 10 years for
single family units and 7 years for mobile homes.
Mobilehomes can receive a 50% increase if they
received a waiver in rent increase (Program 10a).
2. Code Enforcement
The City currently maintains two full -time code
enforcement officers to ensure compliance with
building and property maintenance codes. The Code
Enforcement Division receives approximately 90
complaints per month. The Code Enforcement
Division plays a key role in improving neighborhoods.
The Division handles a variety of issues ranging from
property maintenance (e.g. illegally park vehicles,
overgrown vegetation) to housing conditions. For
housing code violations, the property owners are
referred to the City's housing program staff.
Five Year Objective:
Provide loans for a maximum
of 50 single- family units and
25 mobile home units.
Five -Year Objective:
Continue code enforcement
activities.
City of Moorpark 5 -9 Housing Element
Resolution No. 2001 -1923
Page 75 HOUSING PLAN
Adequate Residential Sites
3. Program to Rezone Sites
Vacant and underutilized commercially -zoned sites
offer opportunity to accommodate residential
development and the RHNA. In the past several
years, developers have initiated the conversion of
commercial sites for residential use. The City's
rezoning has resulted in the Archstone project and
the Pacific Communities project noted in Chapter 4.
Other projects are under consideration. Taken
together, nearly 60% of the City's RHNA has been
addressed through conversion of commercial sites.
Given the rate of transition of commercial sites,
adequate sites will be available to facilitate and
encourage housing production that is commensurate
with the City's 1998 -2005 RHNA. Housing
affordability of the units to be built will be governed
by the development agreement and inclusionary
requirements. However, if adequate sites do not
become available by the end of 2002, the City shall
take proactive steps to rezone land and /or increase
the density of existing sites to address the shortfall.
4. Downtown Specific Program
The Downtown Specific Plan, which was adopted in
1998, is designed to encourage a pedestrian -
oriented mix of businesses, offices, and residential
uses in the Downtown area. The Downtown Specific
Plan area is characterized by smaller lots,
underutilized lots, older single - family homes, and a
historic district. Because the majority of lots are
irregularly shaped, the Zoning Code restricts density
for lots of 7,000 square feet to 7 units per acre.
According to the Specific Plan, the Downtown offers
significant opportunities for public or private
involvement in facilitating mixed use, infill, and
affordable housing. The Zoning Code offers
incentives to facilitate the Downtown Specific Plan. If
parcels are combined or merged, the maximum
density can be increased to 18 units /acre. However,
given the rapid pace of development in the City,
there is a need for a more formal inventory of
suitable sites for potential residential development.
Five -Year Objective:
Monitor compliance with the
RHNA, and if a shortfall
appears evident by end of
2002, (1) upzone selected
sites at a minimum density of
15 du /ac and /or (2) rezone
commercial land for residential
use at a minimum density of
15 du /ac The amount of land
and the density thereof will be
determined based on the
shortfall evident end of 2002.
The City will complete all
rezoning or upzoning on
necessary sites by mid 2003
and will report progress
annually as part of the overall
general plan annual report.
Five -Year Objective:
Further the Downtown
Specific Plan purposes by
conducting a formal land
inventory by end of 2002.
City of Moorpark 5 -10 Housing Element
Resolution No. 2001 -1923
Page 76 HOUSING PLAN
5. Farm Worker Housing
Though most agricultural areas are located outside
Moorpark, some farmworkers live in the community.
Year -round farm labor is typically housed in existing
housing, govemment- assisted units, and mobile
homes. Farm labor housing is permitted in five zone
districts. Examples include the Villa Campesina
development, a sweat -equity project constructed for
farmworkers and low income households in 1990.
The City will continue to assist in the development of
housing to address the needs of local farmworkers.
6.- Land Use Element/Zoning
The Moorpark Land Use Element and Zoning Code
provide for various residential uses, ranging from a
density of 1/4 to 1 du /acre in rural and agricultural
areas, and from to 2 du /acre in medium density
areas, to 15 du /acre in medium -high density areas.
The Zoning Code also permits housing densities
above those specified in the underlying zone with the
use of the density bonus provisions. In addition,
Specific Plans are also used to provide flexibility from
residential development standards. These sites, in
conjunction with the appropriate affordability tool
(e.g., inclusionary or density bonus program) provide
the means to facilitate and encourage a range in
types and prices of housing to address the RHNA.
7. Second Units
A secondary unit is a separate dwelling unit that
provides complete, independent living facilities for
one or more persons. Second units are currently
allowed on lots of 10,000 square feet or greater
pursuant to an approved administrative permit. The
unit must meet the minimum development standards
for the primary residence unit. Given the limited
developable land remaining in Moorpark, continuing
to integrate second units in appropriate locations
presents an opportunity for the City to accommodate
needed rental housing for lower- income persons,
students, and seniors.
Five -Year Objective:
Continue to make provision
for availability of farm worker
housing in the community.
Five -Year Objective:
Provide appropriate land use
designations and sites to
facilitate the achievement of
the City's 1998 -2005 RHNA as
follows:
269 very low income units,
155 low income units,
383 moderate income units,
and
448 upper income units.
Five -Year Objective:
The City will continue to
permit second units in all
residential zones pursuant to
an administrative permit. The
City anticipates that 12
second units will be built
during the planning period.
City of Moorpark 5 -11 Housing Element
Resolution No. 2001 -1923
Page 77
Housing Assistance and Special Needs
8. Section 8 Rental Assistance
The Section 8 program provides rent subsidies to
very low income households who spends more than
50 percent of their income, on rent. Prospective
renters secure housing from HUD - registered
apartments that accept the certificates. HUD pays to
the landlords the difference between what the tenant
can afford to pay and the payment standard. Under
the Section 8 voucher program, a family can choose
more costly housing, if they pay the rent difference.
The Ventura County Housing Authority administers
the Section 8 program on behalf of the City.
9. Homeownership Programs
The City of Moorpark utilizes a combination of City-
sponsored home - ownership programs coupled with
various other programs offered by other
governmental agencies to expand opportunities.
a. Mortgage Credit Certificate Program
The City participates in the federal Mortgage Credit
Certificate Program operated by Ventura County.
The MCC program allows qualified first -time
homebuyers to take an annual credit against their
federal income taxes of up to 20% of the annual
interest paid on the applicant's mortgage. The tax
credit allowance allow homebuyers more income
available to qualify for a mortgage loan and make
monthly payments. Therefore, the MCC Program is
a way to further leverage homeownership assistance.
b. Fresh Rate Program
Moorpark participates in the Ventura Cities Mortgage
Finance Authority ( VCMFA) Fresh Rate Program.
The VCMFA provides a 4 percent down payment and
closing cost assistance. The program is financed by
the VCMFA and is limited to Moorpark residents with
incomes up to 120 percent of the County or State
median income, whichever is greater. This program
assists Moorpark in providing sufficient housing
opportunities for its moderate - income residents.
HOUSING PLAN
Five -Year Objective:
Continue to participate in
the Section 8 program,
advertise program
availability, and encourage
rental property owners to
register their units with the
Housing Authority.
Five Year Objective:
Continue participation and
advertise program
availability.
Five Year Objective:
Continue participation and
advertise program
availability.
City of Moorpark 5 -12 Housing Element
Resolution No. 2001 -1923
Page 78
10. Preservation Programs
a. Mobilehome Park Rent Stabilization
The Mobilehome Park Rent Stabilization Program
limits rent increases for mobilehome spaces to one
adjustment per year based on changes in the level of
inflation. The City will also use funds to extend the
life of its Hardship Waiver Program for lower income
residents at mobilehome parks. The Hardship Waiver
exempts lower income households from any annual
rent increase on a mobilehome space if that increase
results in an economic hardship for that household.
As part of the regulatory agreement of Villa Del
Arroyo, the park is required to maintain 48 units for
very low income families as a result of bond
conditions levied at the time of resale in May 2000.
b. Preservation of Units
Moorpark is also home to various projects which
have federal, state, and /or local controls on
affordability levels. One rental complex with 74
assisted units is funded through mortgage revenue
bonds that are not set to expire until in 2029.
Although these projects will not expire over the 2000-
2010 monitoring period, the City will continue to
monitor the status of this project. Another mobile
home park also affordability controls pursuant to the
conditions of the authorizing bond measure. As
project expiration comes due, the City will work with
the owners to consider options to preserve the units
before the affordability controls expire.
c. Mobile home Replacement
Moorpark Mobile Home Park has a total of 28 units
priced at rents affordable to lower income
households. In recent years, the Park has
experienced significant disinvestment, having been
cited numerous times by HCD for substandard
conditions, building and safety code violations.
Citations have been issued for building, electrical,
mechanical, plumbing, sewerage, and fire hazards.
In September 2001, the City purchased the park and
plans to relocate the residents and rebuild units
necessary to comply with its legal obligations.
11. Inclusionary Program
HOUSING PLAN
Five Year Objective:
Continue Mobilehome Park
Rent Stabilization Program
and Hardship Waiver
Program as part of
regulatory agreement.
Five Year Objective:
Continue to monitor the
status of the assisted units
in affordable projects.
Five Year Objective:
Provide for the replacement
of units and relocation of
tenants as required by law.
City of Moorpark 5 -13 Housing Element
Resolution No. 2001 -1923
Page 79
Through the use of development agreements, the
City's inclusionary policies require that 10% of all
units in each development project and 15% of all
units in development projects within the
redevelopment area must be affordable to low and
very low income households. In appropriate
situations, developers unable to provide units are
assessed in -lieu fees based upon the estimated cost
of providing affordable units. This occurs most often
with single - family developments in the hillsides.
Currently, the City can allocate inclusionary fees for
housing rehabilitation, construction, or assistance.
To ensure that the City addresses its RHNA
affordability requirements for low rent housing, it may
become necessary to earmark funding to assist in
the development of low -rent housing. Therefore, the
City will develop a policy for expending the estimated
$4 to $5 million in in -lieu fees that may be generated
over the planning period. Priority will be given to
projects that address any shortfall in the RHNA,
particularly for very low- income households.
12. Zoning Code Revision
The City currently provides for its special needs
populations by allowing the siting of housing for farm
worker housing, senior housings, and the disabled
population in appropriate residentially -zoned areas.
However, emergency shelters and transitional
housing are currently not permitted in any zones.
Recent amendments to state housing law require
that adequate sites must be made available to allow
for emergency shelters and transitional housing. To
comply with State law and fair housing goals, the City
will therefore revise the Zoning Code to permit
emergency shelters and transitional housing
pursuant to securing an approved conditional use
permit. The conditions of the conditional use permit
shall not unduly constrain the siting of such use.
HOUSING PLAN
Five Year Objective:
Adopt fee expenditure
priorities as follows: 1"
priority — affordable housing
production; 2nd — subsid� of
affordable housing; 3` --
housing rehabilitation; and
4'' -- housing assistance.
Adopt expenditure priorities
by end of 2002.
Use inclusionary funds to
assist in the development of
up to 20 very low- income
units by end of 2004.
Five -Year Objective:
Review and
revise Zoning
Code to allow the siting of
emergency
shelters and
transitional
housing
pursuant to
an approved
conditional use permit by
end of 2002.
City of Moorpark 5 -14 Housing Element
Resolution No. 2001 -1923
Page 80
Removal of Government Constraints
13. Land Assemblage /Disposition /Acquisition
The City and its Redevelopment Agency will continue
to encourage the provision of quality, affordable
housing through use of land write - downs, direct
financial assistance, and /or regulatory incentives.
The City will use Redevelopment Set - Aside, Housing
Trust funds, County CDBG, and other funds to assist
in acquiring and assembling property and writing
down land costs for the development of new housing.
Currently, the City is acquiring various pieces of
property in downtown Moorpark for redevelopment
purposes and affordable housing opportunities.
14. Regulatory and Financial Assistance
Regulatory assistance can be used to assist in the
development of projects that address local housing
needs. In the past housing element cycle, the City
reduced development fees for the Villa Campesina
project to facilitate and encourage the construction of
affordable farmworker housing. In the present
housing element cycle, the City reduced develop-
ment standards and increased the density for the
Archstone project. For the CEDC project, the City
also carried the interest costs on the land for several
years at no cost. The City will continue to provide
regulatory and assistance for the development of
affordable projects that address identified housing
needs, such as special needs groups and the RHNA.
15. Assistance to CHDOs
The City will continue to work with local Community
Housing Development Organizations to provide
affordable housing to meet the needs lower income
households. In the past, the City assisted the Villa
Campesina project, a 62 -unit single - family sweat
equity development for farmworkers and other lower
income households, by reducing development fees.
Recently, the City sold property acquired through
bond financing to Cabrillo Economic Development
Corporation for the Mountain View project, which will
provide 15 single - family homes for lower income
families and an additional 44 units for moderate -
income families.
HOUSING PLAN
Five -Year Objective:
Assist in the purchase and
assembly of land for
housing.
Five -Year Objective:
Continue to provide
regulatory assistance for
projects that address local
housing needs.
Five Year Objective:
Continue to work with local
CHDOs by providing
assistance for the
development of affordable
housing in Moorpark.
City of Moorpark 5 -15 Housing Element
Resolution No. 2001 -1923
Page 81
16. Density Bonus Program
The City provides density bonuses for developments
addressing housing needs within the community. The
General Plan allows a density bonus from 15 units to
20 units per acre for senior citizen and /or
developments with 20% of the units affordable to
lower income households. Three tiers of density
bonuses are designed to address site specific
constraints. For instance, the City provides lot
consolidation incentives in the Downtown Specific
Plan area, density transfer provisions for
development in the hillsides, standard density bonus
provisions elsewhere in Moorpark, and the ability to
increase density up to 30 du /acre through a RPD.
17. R -P -D Zone Designation
The R -P -D Zone designation provides flexibility in the
development process to meet specific housing
needs. The R -P -D Zone designation offers various
densities that can be tailored to the lot, nature of the
development, and local housing needs. The R -P -D
Zone provides a mechanism for the development of
higher density housing (up to 15 du /ac) and can be
coupled with a density bonus, financial and
regulatory incentives to provide affordable housing.
Recently, the Archstone project used the RPD
designation to secure modified development
standards and increased density, along with its
inclusionary requirements, to facilitate the set aside
of 20% of the units for lower- income households.
18. Design Review
Historically, design review has been implemented
through the RPD process, which requires appropriate
review of projects covering five or more lots. The
design standards for larger projects are typically
governed by the applicable Specific Plan. However,
as remaining larger tracts of land are built out, design
review will focus more at neighborhoods. To assist
City staff and decision - makers in reviewing infill
projects, the City will draft design guidelines and
standards to ensure that project designs are
compatible with existing neighborhoods. The City will
ensure that such design standards and guidelines do
not present undue cost impacts upon developers.
HOUSING PLAN
Five -Year Objective:
Encourage housing
development through State
density bonus law and
incentives.
Five -Year Objective:
Continue to use the R -P -D
Zone designation to
address local housing
needs.
Five -Year Objective:
In areas not covered by
Specific Plans, the City will
develop citywide design
standards and guidelines by
the end of 2003.
City of Moorpark 5 -16 Housing Element
Resolution No. 2001 -1923
Page 82
Fair Housing Services
19. Fair Housing Services
Moorpark, in conjunction with Ventura County, will
continue to ensure the provision of fair housing
services for its residents. These services will include
counseling and information on housing
discrimination, landlord- tenant dispute resolution,
bilingual housing literature, and testing for housing
discrimination. In addition, the City adopted the
Ventura County Analysis of Impediments to Fair
Housing Choice (AI) in July 2000. The City will work
with local fair housing agencies and the County to
implement recommendations in the Al.
HOUSING PLAN
Five -Year Objective:
Continue to support
provision of fair housing
services.
City of Moorpark 5 -17 Housing Element
Resolution No. 2001-1923
Page 83 HOUSING PLAN
Chart 5-2: Housing Program Implementation Summary
UP 6*6i�jW-�*,--":",-
ta r,
o"
K
_p Fogr;k, M
Housing and Neighborhood Conservation
1. Housing
Provide loans for a
RDA Set-
Rehabilitation
maximum of 50 single-
Aside and
RDA
2000-
Program
Preserve and
family units & 25
Housing
2005
improve
neighborhoods
mobile homes.
Trust Fund
Community
2. Code
and housing
Continue code
Department
Development
2000 -
Enforcement
enforcement activities
Budget
Department
2005
(CDD)
Residential Sites
If a shortfall appears
evident by end of 2002
in the RHNA, (1)
upzone selected sites
at a minimum density of
15 du/ac and/or (2)
rezone commercial land
for residential use at a
minimum density of 15
3. Rezone
du/ac The amount of
Department
Sites
land and the density
Budget
CDD
Mid 2003
Provide
thereof will be
sufficient sites
determined based on
to address the
the shortfall evident end
full range of
of 2002. Complete all
housing needs
rezoning or upzoning
idenfifiedinthe
on necessary sites by
RHNA.
Mid 2003 and report
progress annually as
part of the general plan
annual report.
4. Downtown
Further the Downtown
Specific
Specific Plan purposes
Department
RDA & CDD
End of
Program
by conducting a formal
Budget
2002
land inventory
Continue to make
5. Farmworker
provision for availability
Department
RDA & CDD
2000-
Housing
of farm worker housing
Budget
2005
in the community.
Provide appropriate
land use designations
and sites to facilitate
6. Land Use
the achievement of the
Department
2000 -
Element
City's RHNA as follows:
Budget
CDD
2005
/Zoning
269 very low income,
155 low income, 383
moderate income, and
448 upper income units.
City of Moorpark 5-18 Housing Element
Resolution No. 2001-1923
Page 84
HOUSING PLAN
City of Moorpark 5-19 Housing Element
T rc-im.� on
4'
Av.-
Programs
; biaJe�cEive .'
ti Ag ncin y"'; 'V
Tow
Continue to permit
7. Second
second units in all
Department
2000 -
Units
residential zones
Budget
CDD
2005
pursuant to an
administrative permit.
Provision of Housing and Housing Assistance
Continue to participate
in the Section 8
8. Section 8
program, advertise
Section 8
Ventura
Rental
Facilitate rental
program availability,
Vouchers
County
2000-
Assistance
opportunities
and encourage rental
/Certificates
Housing
2005
property owners to
Authority
register their units with
the Housing Authority.
9a. Mortgage
Credit
Facilitate
Continue to participate
Ventura
RDA
2000-
Certificate
home-
ownership
opportunities
in program and
advertise
County
2005
9b. Fresh Rate
VCMFA
VCFMA
2000-
Program
Bond funds
2005
Continue Mobilehome
10a. Mobile-
Park Rent Stabilization
home Rent
Preserve
Program and Hardship
Department
RDA
2000-
Stabilization
Waiver Program as
Budget
2005
Program
affordability of
ty
part of regulatory
publicly-
assisted
housing
agreement.
10b.
Continue to monitor the
RDA Set -
status of the assisted
Aside.
RDA
2000-
At-Risk Units
units in affordable
Housing
2005
projects.
Trust Funds
10c.
Provide for replace-
RDA,
Mobilehome
ment of units and
Housing
RDA
2000 -
Replacement
relocation of tenants as
Trust Funds
2005
required by law.
Adopt fee expenditure
prioribes-15' affordable
housing production; 2d
-- subsidy of affordable
11.
Subsidizes the
housing; 3rd — housing
Department
Inclusionary
provision of
rehabilitation; and 4th —
Budget,
RDA & CDD
End of
Program
affordable
housing assistance.
Housing
2002
housing
Use inclusionary funds
Trust Funds
to assist in the
development of up to
20 very low-income
units by end of 2004.
Review and revise
Permits
Zoning Code to allow
12. Zoning
emergency
the siting of emergency
Department
End of
Code Revision
shelters and
shelters and
Budget
CDD
2002
transitional
transitional housing
housing
pursuant to an
approved CUP.
City of Moorpark 5-19 Housing Element
Resolution No. 2001 -1923
Page 85 HOUSING PLAN
Housingx
�rPr`ogra
r �,'tfrici
Res onsibl�
. ��}'irne -``
Program 1.
J Objecfifre
�PfcgrarrrQonk.
`S0 Jim!
Agency
;3 r .,
Removal of Government Constraints
13. Land
Assembles
RDA Set -
Assemblage
property to
Assist in the purchase
Aside,
2000 -
/Disposition
encourage
and assembly of land
Funds and
RDA
2005
/Acquisition
affordable
for housing
CDBG
housing
Provides
Continue to provide
14. Regulatory
regulatory
regulatory assistance
g ry
RDA Set -
Set-
and Financial
assistance for
for projects that
Aside or
CDD
2000 -
Assistance
projects that
address local housing
Housing
2005
address local
needs.
Trust Funds
housing needs
Addresses local
Continue to work with
RDA Set -
15. Assistance
housing needs
local CHDOs by
Aside,
2000 -
to CHDOs
by working with
providing assistance
Housing
RDA & CDD
2005
CHDOs
for the development of
Trust Funds
affordable housing.
Encourages
Encourage housing
16. Density
development of
development through
Department
CDD
2000 -
Bonus
affordable
State density bonus
Budget
2005
housing
law and incentives.
17. R -P -D
Provide
Continue to use the R-
Zone
flexibility in
P -D Zone designation
Department
CDD
2000 -
Designation
meeting local
to address local
Budget
2005
housing needs
housing needs.
18. Design
In areas not covered
Review
Streamline RPD
by Specific Plans, the
and design
City will develop
Department
CDD
End of
citywide design
Budget
2003
review process
standards and
guidelines.
Fair and Equal Housing
Opportunity
19. Fair
Provides fair
Department
Housing
g
ousing service
Continue to provide
Budget,
CDD
2000 -2005
Services
and implements
fair housing services
CDBG
the City's Al.
funds
Summary of Goals
Construction
Rehabilitation
Preservation
Very Low Income
269
5
104
Low Income
155
70
0
Moderate Income
383
0
0
Upper Income
448
0
0
City of Moorpark 5 -20 Housing Element
Resolution No. 2001 -1923
Page 86
Appendix
Housing Element Glossary
Resolution No. 2001 -1923
Page 87 GLOSSARY OF TERMS
APPENDIX A - HOUSING ELEMENT GLOSSARY
Acre: a unit of land measure equal to 43,650 square feet.
Acreage, Net: The portion of a site exclusive of existing or planned public or private road
rights -of -way.
Affordability Covenant: A property title agreement which places resale or rental
restrictions on a housing unit.
Affordable Housing: Under State and federal statutes, housing which costs no more
than 30 percent of gross household income. Housing costs include rent, mortgage
payment, utilities, taxes, insurance, homeowner association fees, and other related costs.
Annexation: The incorporation of land area into the jurisdiction of an existing city with a
resulting change in the boundaries of that city.
Area of Interest: A planning boundary defined by Ventura County and governed by the
Guidelines for Orderly Development, represents a larger region outside the City's Sphere
within which no other City may be formed. Land within the Area of Interest is governed
and served by the County until annexed.
Assisted Housing: Housing that has been subsidized by federal, state, or local housing
programs.
At -Risk Housing: Multi- family rental housing that is at risk of losing its status as housing
affordable for low and moderate income tenants due to the expiration of federal, state or
local agreements.
California Department of Housing and Community Development - HCD: The State
Department responsible for administering State - sponsored housing programs and for
reviewing housing elements to determine compliance with State housing law.
Census : The official United States decennial enumeration of the population conducted
by the federal government.
Community Development Block Grant (CDBG): A grant program administered by the
U.S. Department of Housing and Urban Development (HUD). This grant allots money to
cities and counties for housing rehabilitation and community development activities,
including public facilities and economic development.
Condominium: A building or group of buildings in which units are owned individually, but
the structure, common areas and facilities are owned by all owners on a proportional,
undivided basis.
Density: The number of dwelling units per unit of land. Density usually is expressed
"per acre,- e.g., a project with 100 units on 20 acres has density of 5.0 units per acre.
City of Moorpark A -1 Housing Element
Resolution No. 2001 -1923
Page 88 GLOSSARY OF TERMS
Density Bonus: The allowance of additional residential units beyond the maximum for
which the parcel is otherwise permitted usually in exchange for the provision or
preservation of affordable housing units at the same site or at another location.
Development Impact Fees: A fee or charge imposed on developers to pay for a
jurisdiction's costs of providing services to new development.
Development Right: The right granted to a land owner or other authorized party to
improve a property. Such right is usually expressed in terms of a use and intensity
allowed under existing zoning regulation. For example, a development right may specify
the maximum number of residential dwelling units permitted per acre of land.
Dwelling, Multi- family: A building containing two or more dwelling units for the use of
individual households; an apartment or condominium building is an example of this
dwelling unit type.
Dwelling, Single- family Attached: A one - family dwelling attached to one or more other
one - family dwellings by a common vertical wall. Row houses and town homes are
examples of this dwelling unit type.
Dwelling, Single- family Detached: A dwelling, not attached to any other dwelling,
which is designed for and occupied by not more than one family and surrounded by open
space or yards.
Dwelling Unit: One or more rooms, designed, occupied or intended for occupancy as
separate living quarters, with cooking, sleeping and sanitary facilities provided within the
unit for the exclusive use of a household.
Elderly Household: As defined by HUD, elderly households are one- or two- member
(family or non - family) households in which the head or spouse is age 62 or older.
Element: A division or chapter of the General Plan.
Emergency Shelter: An emergency shelter is a facility that provides shelter to homeless
families and /or homeless individuals on a limited short-term basis.
Entitlement City: A city, which based on its population, is entitled to receive funding
directly from HUD. Examples of entitlement programs include CDBG, HOME and ESG.
Fair Market Rent (FMR): Fair Market Rents (FMRs) are freely set rental rates defined by
HUD as the median gross rents charged for available standard units in a county or
Standard Metropolitan Statistical Area (SMSA). Fair Market Rents are used for the
Section 8 Rental Program and other HUD programs and are published annually by HUD.
First -Time Home Buyer: Defined by HUD as an individual or family who has not owned
a home during the three -year period preceding the HUD - assisted purchase of a home.
Jurisdictions may adopt local definitions for first -time home buyer programs which differ
from non - federally funded programs.
City of Moorpark A -2 Housing Element
Resolution No. 2001 -1923 GLOSSARY OF TERMS
Page 89
General Plan: The General Plan is a legal document, adopted by the legislative body of
a City or County, setting forth policies regarding long -term development. California law
requires the preparation of seven elements or chapters in the General Plan: Land Use,
Housing, Circulation, Conservation, Open Space, Noise, and Safety. Additional
elements, such as Economic Development, Urban Design, and other s are permitted.
Group Quarters: A facility which houses unrelated persons not living in households
(U.S. Census definition). Examples of group quarters include institutions, dormitories,
shelters, military quarters, assisted living facilities and other quarters, including single -
room occupancy (SRO) housing, where 10 or more unrelated individuals are housed.
HCD: The State Department of Housing and Community Development.
Home Mortgage Disclosure Act (HMDA): The Home Mortgage Disclosure Act requires
larger lending institutions making home mortgage loans to publicly disclose the location
and disposition of home purchase, refinance and improvement loans. Institutions
subject to HMDA must also disclose the gender, race, and income of loan applicants.
HOME Program: The HOME Investment Partnership Act, Title II of the National
Affordable Housing Act of 1990. HOME is a Federal program which provides formula
grants to States and localities to fund activities that build, buy, and /or rehabilitate
affordable housing or provide direct rental assistance to low- income people.
Homeless: Unsheltered homeless are families and individuals whose primary nighttime
residence is a public or private place not designed for, or ordinarily used as, a regular
sleeping accommodation for human beings (e.g., the street, sidewalks, cars, vacant and
abandoned buildings). Sheltered homeless are families and persons whose primary
nighttime residence is a supervised publicly or privately operated shelter.
Household: The US Census Bureau defines a household as all persons living in a
housing unit whether or not they are related. A single person living in an apartment as
well as a family living in a house is considered a household. Household does not include
individuals in dormitories, prisons, convalescent homes, or other group quarters.
Household Income: The total income of all the persons living in a household. A
household is usually described as very low, low, moderate, or upper income based on
household size and income, relative to the regional median income.
Housing Problems: Defined by HUD as a household which: (1) occupies a unit with
physical defects (lacks complete kitchen or bathroom); (2) meets the definition of
overcrowded; or (3) spends more than 30% of income on housing cost.
Housing Subsidy: Housing subsidies refer to government assistance aimed at reducing
housing sales or rent prices to more affordable levels. Two general types of housing
subsidy exist. Where a housing subsidy is linked to a particular house or apartment,
housing subsidy is "project" or "unit" based. In Section 8 rental assistance programs the
subsidy is linked to the family and assistance provided to any number of families
accepted by willing private landlords. This type of subsidy is said to be "tenant based."
City of Moorpark A -3 Housing Element
Resolution No. 2001 -1923
Page 90 GLOSSARY OF TERMS
Housing Unit: A room or group of rooms used by one or more individuals living
separately from others in the structure, with direct access to the outside or to a public hall
and containing separate toilet and kitchen facilities.
HUD: See U. S. Department of Housing and Urban Development.
Income Category: Four categories are used to classify a household according to the
median income for the county. Under state housing statutes, these categories are as
follows: Very Low (0 -50% of County median); Low (50 -80% of County median);
Moderate (80 -120% of County median); and Upper (over 120% of County median).
Large Household: A household with 5 or more members.
Manufactured Housing: Housing that is constructed of manufactured components,
assembled partly at the site rather than totally at the site. Also referred to as modular
housing.
Market Rate Housing: Housing which is available on the open market without any
subsidy. The price for housing is determined by the market forces of supply and demand
and varies by location.
Median Income: The annual income for each household size within a region which is
defined annually by HUD. Half of the households in the region have incomes above the
median and half have incomes below the median.
Mobile Home: A structure, transportable in one or more sections, which is at least 8 feet
in width and 32 feet in length, is built on a permanent chassis and designed to be used as
a dwelling unit when connected to the required utilities, either with or without a permanent
foundation.
Mortgage Revenue Bond(MRB): A state, county or city program providing financing for
the development of housing through the sale of tax - exempt bonds.
Overcrowding: As defined by the U.S. Census, a household with greater than 1.01
persons per room, excluding bathrooms, kitchens, hallways, and porches. Severe
overcrowding is defined as households with greater than 1.51 persons per room are.
Overpayment: The extent to which gross housing costs, including utility costs, exceed
30 percent of gross household income, based on data published by the U.S. Census
Bureau. Severe overpayment, or cost burden, exists if gross housing costs exceed 50
percent of gross income.
Parcel: The basic unit of land entitlement. A designated area of land established by
plat, subdivision, or otherwise legally defined and permitted to be used, or built upon.
Physical Defects: A housing unit lacking complete kitchen or bathroom facilities (U.S.
Census definition). Jurisdictions may expand the Census definition in defining units with
physical defects.
City of Moorpark A -4 Housing Element
Resolution No. 2001 -1923
Page 91 GLOSSARY OF TERMS
Project -Based Rental Assistance: Rental assistance provided for a project, not for a
specific tenant. A tenant receiving project -based rental assistance gives up the right to
that assistance upon moving from the project.
Public Housing: A project -based low -rent housing program operated by independent
local public housing authorities. A low- income family applies to the local public housing
authority in the area in which they want to live.
Redevelopment Agency: California Law authorizes cities to establish a Redevelop-
ment Agency with the scope and financing mechanisms necessary to remedy blight and
eliminate deteriorated conditions. The law provides for the planning, development,
redesign, clearance, reconstruction, or rehabilitation, or any combination of these, and
the provision of public and private improvements as may be appropriate in the interest of
the general welfare by the Agency. State law requires an Agency to set aside 20 percent
of all tax increment dollars generated from project areas for the purpose of increasing
and improving the community's supply of low and moderate income housing.
Regional Housing Needs Assessment (RHNA): The Regional Housing Needs
Assessment (RHNA) is based on State projections of population growth and housing unit
demand and assigns a share of the region's future housing need to each jurisdiction
within the SCAG region. These housing need numbers serve as the basis for the update
of the Housing Element in each California city and county.
Section 8 Rental Voucher /Certificate Program: A tenant -based rental assistance
program that subsidizes a family's rent in a privately owned house or apartment. Local
public housing authorities administer the program. Assistance payments are based on
30 percent of household annual income. Households with incomes of 50 percent or
below the area median income are eligible to participate in the program.
Small Household: Pursuant to HUD definition, a small household consists of two to four
non - elderly persons.
SOAR Initiative: A growth management initiative that stands for the Save Open Space
and Agricultural Resources. SOAR requires that the City, until December 31, 2020,
restrict urban uses to within the urban restriction boundary, which is generally
coterminous with the City's Sphere of Influence and City limits. The City Council cannot
grant or by inaction allow to be approved, any general plan amendment, rezoning,
specific plan, subdivision map, special use permit, building permit or other ministerial or
discretionary entitlement inconsistent with boundaries established by the SOAR Initiative
without voter approval, unless specific procedures and purposes are followed.
Southern California Association of Governments (SCAG): The Southern California
Association of Governments is a regional planning agency which encompasses the
counties of Imperial, Riverside, San Bernardino, Orange, Los Angeles, and Ventura.
SCAG is responsible for preparing the Regional Housing Needs Assessment (RHNA).
Special Needs Groups: Groups which have a more difficult time finding decent
affordable housing due to special circumstances. Under Housing Element statutes,
special needs groups consist of the elderly, handicapped, large families, female- headed
City of Moorpark A -5 Housing Element
Resolution No. 2001 -1923
Page 92 GLOSSARY OF TERMS
households, farmworkers and the homeless. A jurisdiction may also consider additional
special needs groups (e.g., students, military personnel, etc). in their community.
Sphere of Influence: The Sphere of Influence is a planning boundary that represents
the expected ultimate limit of urbanization to be governed and served by the City. The
Sphere typically includes land immediately contiguous to the present corporate limit.
Subdivision: The division of a lot, tract or parcel of land in accordance with the
Subdivision Map Act (California Government Code Section 66410 et seq.).
Substandard Housing: Housing which does not meet the minimum standards
contained in the State Housing Code (i.e. does not provide shelter, endangers the health,
safety or well -being of occupants). Jurisdictions may adopt more stringent local
definitions of substandard housing.
Substandard, Needs Replacement: Substandard units which are structurally unsound
and for which the cost of rehabilitation is considered infeasible, such as instances where
the majority of a unit has been damaged by fire.
Supportive Housing: Housing with a supporting environment, such as group homes or
Single Room Occupancy (SRO) housing and other housing that includes a supportive
service component such as those defined below.
Supportive Services: Services provided to residents of supportive housing for the
purpose of facilitating the independence of residents. Some examples are case
management, medical or psychological counseling and supervision, child care,
transportation, and job training.
Tenant -Based Rental Assistance: A form of rental assistance in which the assisted
tenant may move from a dwelling unit with a right to continued assistance. The
assistance is provided for the tenant, not for the project.
Transitional Housing: Transitional housing is temporary (often six months to two years)
housing for a homeless individual or family who is transitioning to permanent housing.
Transitional housing often includes a supportive services component (e.g. job skills
training, rehabilitation counseling, etc.) to allow individuals to gain necessary life skills in
support of independent living.
U.S. Department of Housing and Urban Development (HUD): The cabinet level
department of the federal government responsible for housing, housing assistance, and
urban development at the national level. Housing programs administered through HUD
include Community Development Block Grant (CDBG), HOME and Section 8.
Zoning: A land use regulatory measure enacted by local government. Zoning district
regulations governing lot size, building bulk, placement, and other development
standards vary from district to district, but must be uniform within the same district. Each
city and county adopts a zoning ordinance specifying these regulations.
City of Moorpark A -6 Housing Element
Resolution No. 2001 -1923
Page 93
STATE OF CALIFORNIA )
COUNTY OF VENTURA ) ss.
CITY OF MOORPARK )
I, Deborah S. Traffenstedt, City Clerk of the City of
Moorpark, California, do hereby certify under penalty of perjury
that the foregoing Resolution No. 2001 -1923 was adopted by the
City Council of the City of Moorpark at a regular meeting held
on the 19th day of December, 2001, and that the same was adopted
by the following vote:
AYES: Councilmembers Harper, Mikos and Wozniak
NOES: None
ABSENT: Councilmember Millhouse and Mayor Hunter
ABSTAIN: None
WITNESS my hand and the official seal of said City this 7th
day of February, 2002.
Deborah S. Traffens edt, City Clerk
(seal)
I