HomeMy WebLinkAboutAGENDA REPORT 2010 1006 CC REG ITEM 09CITEM 9.C.
CI7'' OF MOORPARK, CALIFORNIA
City Council Meeting
ACTION:
MOORPARK CITY COUNCIL
AGENDA REPORT
TO: Honorable City Council
FROM: David A. Bobardt, Community Development Dire
Prepared By: Joseph R. Vacca, Principal Planne
DATE: September 3, 2010 (CC Meeting of 10/06/2010)
SUBJECT: Consider Forwarding Preliminary Draft General Plan 2008 -2014
Housing Element Update to State of California Housing and
Community Development for Review and Comments
SUMMARY
The Housing Element is one of the state - mandated elements of the General
Plan. State law requires Housing Elements to be updated periodically to reflect
changing housing needs and conditions. All cities and counties within the
Southern California Association of Governments (SCAG) region are required to
update their Housing Elements for the 2008 -2014 planning period. The current
Housing Element was adopted by City Council on December 19, 2001.
The guidelines adopted by the Department of Housing and Community
Development (HCD) are also to be considered in the preparation of the Housing
Element. Periodic review of the Housing Element is required to evaluate; 1) the
appropriateness of its goals, objectives and policies in contributing to the
attainment of the state housing goals; 2) its effectiveness in attaining the City's
housing goals and objectives; and 3) the progress of its implementation. Staff is
presenting the Preliminary Draft 2008 -2014 Housing Element Update to the City
Council for their review, and to receive public comment, provide direction to staff
as appropriate, and authorize staff to transmit the Preliminary Draft Housing
Element to HCD for review.
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Honorable City Council
October 6, 2010
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BACKGROUND
The Housing Element establishes the framework for working toward the goal of
providing a variety of housing units to serve the needs of the community. The
updating of the Element is an effort to keep the City's General Plan current by
updating the demographic information and housing inventory data. In addition, it
serves as an opportunity to review adopted housing programs and identifies the
number and type of residential units developed in the City.
According to the Government Code of the State of California, the Housing
Element shall consist of an identification and analysis of existing and projected
housing needs and a statement of goals, policies, quantified objectives, financial
resources and scheduled programs for the preservation, improvement, and
development of housing. The Housing Element shall identify adequate sites for
housing for the existing and projected needs of all economic segments of the
community. The Housing Element is required to include:
➢ An assessment of housing needs;
➢ An inventory of resources relevant to the meeting of these needs;
➢ An analysis of governmental and non - governmental constraints to meeting
housing needs;
➢ Goals, quantified objectives, and policies relative to the maintenance,
preservation, improvement and development of housing; and
➢ A plan of actions to achieve goals and objectives
State law requires that the Draft Housing Element be submitted to the
California Department of Housing and Community Development (HCD) for
60 -day review, and that cities consider the comments of HCD prior to
adoption of the Housing Element. Staff is presenting the Preliminary Draft
2008 -2014 Housing Element Update to the City Council for their review, and
to receive public comment, provide direction to staff as appropriate, and
authorize staff to transmit the Preliminary Draft Housing Element to HCD for
review.
DISCUSSION
The draft updated Housing Element was prepared following the State of
California Housing Element guidelines. Housing Element law requires local
governments to plan for their projected housing needs as determined by the
Regional Housing Needs Assessment (RHNA). The regional housing need was
determined by the State Department of Housing and Community Development in
consultation with the Southern California Association of Governments (SCAG). A
portion of the regional housing need was subsequently distributed to each
jurisdiction in Ventura County by SCAG in consultation with Ventura Council of
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Governments (VCOG). By negotiation and ultimately mutual agreement, VCOG
members agreed to a specific allocation of SCAG's County -wide RHNA of 26,534
units among all the 11 jurisdictions. That portion of the regional housing need
that was distributed to each local jurisdiction is referred to as its RHNA allocation.
The draft updated Housing Element incorporates the RHNA which identifies
Moorpark's housing need as 1,617 units during the time frame of 2006 through
2014. State law requires that cities analyze the realistic capacity for new
residential development on vacant or underutilized parcels based on existing
zoning regulations, and demonstrate that there is adequate capacity to
accommodate the RHNA allocation for all income levels. The Preliminary Draft
Housing Element Update shows that there is adequate capacity to accommodate
the City's RHNA allocation in the moderate and above - moderate income
categories, but there is currently a shortfall in the City's land inventory compared
to the very-low- and low- income RHNA allocation, as shown in the following Land
Inventory Summary table:
Land Inventory Summary — City of Moorpark
Source: City of Moorpark Community Development Dept., 2010
Potential constraints that could affect the City's ability to accommodate its RHNA
allocation, including governmental and nongovernmental issues, are also
discussed in the draft updated Housing Element. These include potential
governmental constraints such as zoning, General Plan, Municipal Code, and
building codes. Nongovernmental constraints include environmental conditions,
infrastructure, land and construction costs, and financing.
Goals and policies are included in the Preliminary Draft Housing Element Update
to implement the plan. They are based on a review of present goals and policies
as well as changes to state law, and have been updated as necessary. Included
in the update is a review of present housing programs and a discussion of
accomplishments and future policies and actions.
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Income Category
Lower
Mod
Above
Total
Approved projects
Pending projects
Vacant land - residential
Potential second units
112
276
8
196
626
776
480
50
1,084
1,382
50
8
Subtotal
396
822
1,306
2,524
Total RHNA (2006 -2014)
655
335
627
1,617
Units completed 2006 -2009
27
96
416
539
RHNA (net 2010 -2014)
628
239
211
1,078
Surplus (Deficit)
(232)
583
1,095
1,446
Source: City of Moorpark Community Development Dept., 2010
Potential constraints that could affect the City's ability to accommodate its RHNA
allocation, including governmental and nongovernmental issues, are also
discussed in the draft updated Housing Element. These include potential
governmental constraints such as zoning, General Plan, Municipal Code, and
building codes. Nongovernmental constraints include environmental conditions,
infrastructure, land and construction costs, and financing.
Goals and policies are included in the Preliminary Draft Housing Element Update
to implement the plan. They are based on a review of present goals and policies
as well as changes to state law, and have been updated as necessary. Included
in the update is a review of present housing programs and a discussion of
accomplishments and future policies and actions.
WOR_PRI_SERVIDepartment SharelCommunity Development\GEN PLAN \Housing Element \2008 Update \Staff
Reports \CC Staff Report_Forwardto HCD_101006.doc
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October 6, 2010
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While the 2008 -2014 Housing Element represents a "fine tuning" and update of
the previous Housing Element, there are some significant changes proposed in
response to changes in state law and the latest regional growth forecast. The
most significant of these proposed changes include programs summarized as
follows:
•:• Program to Designate Additional Sites for Multi- family Housing
As noted above, the Housing Element identifies a shortfall in the City's land
inventory to accommodate its RHNA allocation for lower- income housing. As a
result, a program commitment for amending the General Plan Land Use Element
and zoning is necessary to provide sites that can be developed at sufficient
density to accommodate the RHNA allocation. Rezoning to allow development at
a density of 20 or more dwellings per acre is required to facilitate very-low- and
low- income housing pursuant to State law. Also, sites rezoned to meet the
RHNA allocation for very-low- and low- income households must be developable
"by right" for multiple - family housing. The term "by right" means that future
development of these sites would be subject to compliance with the City's design
standards, but exempt from discretionary review and CEQA.
Vacant and underutilized sites offer opportunities to accommodate residential
development and achieve lower- income housing goals, as identified by the
RHNA. In the past several years, developers have initiated both the conversion
of commercial sites for residential use, and the up- zoning of low- density
residential sites for higher - density development. The City's rezoning has resulted
in development of the Archstone project, Shea Homes Tract 5425, and the
CEDC Monte Vista project. Other projects where zoning has been modified to
allow for affordable housing opportunities that have not yet been built include the
William Lyon Homes 17 unit Affordable Housing project, Pacific Communities
project, the Essex apartment project, and the Pardee School Site project. The
Area Housing Authority apartments project on Charles Street utilized the City's
density bonus provisions to accommodate residential development and achieve
lower- income housing goals. Other projects are under consideration. While
these projects help to address the City's need for affordable housing, additional
sites are needed to ensure that sufficient land is available to accommodate 232
additional lower- income units. A minimum of 12 acres of land need to be
rezoned to a minimum density of 20 units per acre to accommodate this shortfall
(see Program 3 in Chapter V of the Draft Housing Element).
❖ Farm Worker Housing
Though most of Ventura County's agricultural areas are located outside
Moorpark, some farm workers live in the community. Year -round farm laborers
are typically housed in older homes and apartments, government- assisted units,
and mobile homes. Although limited agricultural land uses remain in Moorpark
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(primarily container nurseries as well as orchards on rural residential properties),
agricultural uses continue to be permitted by right in a variety of agricultural,
open space, and residential zones. State law requires that small farm worker
housing complexes be treated as agricultural uses in terms of zoning regulations.
In order to comply with state law, the City will address farm worker housing as
part of a comprehensive study of agricultural zoning and land uses (see Program
5 in the Draft Housing Element).
❖ Emergency Shelters and Transitional /Supportive Housing
Recent amendments to state housing law (SB 2 of 2007) require jurisdictions to
designate at least one zone where year -round emergency shelters are allowed
by -right (i.e., without a conditional use permit or other discretionary action). To
comply with State law, a Zoning Ordinance Amendment is being prepared for
Planning Commission and City Council consideration to permit emergency
shelters by -right in the Institutional and /or C -2 zones subject to objective
development standards, and in conjunction with permitted places of worship, in
residential zones. The City Council has already initiated a study of this issue by
directing the Planning Commission to study and provide the Council with a
recommendation on this matter.
SIB 2 also requires that transitional and supportive housing be treated as a
residential use that is subject only to the same requirements and procedures as
other residential uses of the same type in the same zone (see Program 7).
❖ Single Room Occupancy (SROs)
Recent amendments to state housing law (AB 2634) require jurisdictions to
facilitate the development of housing for persons with extremely -low incomes
(ELI). Single Room Occupancy (SRO) housing can help to address this need.
The Draft Housing Element includes a commitment to consider amendments the
Zoning Code to permit SROs by -right in the Institutional and /or C -2 zones subject
to objective development standards, and by -right in conjunction with permitted
places of worship in Residential zones, to be consistent with State Law (see
Program 8). Staff anticipates presenting the City Council analysis regarding
amendments to the zoning code to permit SROs by -right in only the C -2 zone
and not in the Institutional zone, and recommends the Preliminary Draft Housing
Element be amended accordingly prior to submission to HCD.
Public Outreach
On September 24, 2010, staff posted the Preliminary Draft 2008 -2014 Housing
Element Update on the City website and made a hard copy available at City Hall
for access by the public. A notice of the public meeting was published in the
Ventura County Star, a newspaper of general circulation for the area, on
September 25, 2010, advertising the time and date for the City Council meeting
of October 6, 2010. Prior to scheduling the public meeting, interested parties
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submitted requests that they be provided notification of upcoming meetings on
the consideration of the Preliminary Draft 2008 -2014 Housing Element Update.
Therefore, staff emailed the public meeting notice and a digital copy of the
Preliminary Draft 2008 -2014 Housing Element Update to the persons who had
previously inquired, as follows:
1. 1 Rafaela Frausto
2. Sonja Flores
3 Bernardo Perez
4. Milton E. Radant
5. J Debra Vernon
6.
Cathy Brudnicki
7.
Eileen McCarthy _
8.
9.
Environmental Services
Community Development
10
Resource Management A
Constructing Connections/WorkLife
Child Development Resources
House Farm Workers
Cabrillo Economic Development Corporation
Habitat for Humanity Simi Vallq, CA
Communications and Corporate Responsibility
American Water, Western Region
VC Homeless & Housing Coalition
California Rural Legal Assistance _ _
City of_Simi Valley___
_ Ci of Thousand Oaks
County of Ventura _
As additional requests are received from interested parties, staff will continue to
add any contact persons to the data base above in order to ensure notification of
interested persons during the upcoming public hearing review process.
Next Steps
Following the public meeting on October 6, 2010, and public review, staff is
requesting City Council authorization to submit the Draft 2008 -2014 Housing
Element Update to the California Department of Housing and Community
Development (HCD) for comment. Upon the completion of its review, HCD will
issue its findings in a letter detailing the specific areas where, in HCD's opinion,
revisions are necessary in order to comply with state law. An HCD letter
indicating substantial compliance with state law is referred to as "certification ".
Certification is important for several reasons:
✓ maintain eligibility for certain grant funds;
✓ ensure the legal adequacy of the General Plan;
✓ preserve local control of land use decisions;
✓ avoid a RHNA "carryover" to the next planning period; and
✓ avoid a shortened 4 -year Housing Element planning cycle (under
recently adopted SB 375)
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HCD has 60 days to complete its review of the Draft Housing Element. After
receiving HCD's review letter, staff and the consultant will prepare any revisions
to the element that are necessary to address HCD's comments, and public
hearings will be scheduled with the Planning Commission and City Council for
review and adoption of the final Housing Element.
ENVIRONMENTAL ANALYSIS:
At this stage of the Housing Element adoption process, staff is only presenting
the Preliminary Draft Housing Element Update to the City Council for review,
comment, and authorization to submit the draft document to HCD. During the
time that the Draft Housing Element is being reviewed by HCD (approximately 60
days), it is customary for the environmental documentation to be prepared and
noticed as required by the California Environmental Quality Act (CEQA). In this
way, when the proposed final Housing Element returns to the Planning
Commission and City Council for review and adoption, the environmental
documentation will be completed and ready for action at the same time.
FISCAL IMPACT:
A consultant contract for assistance in preparing the Housing Element was
originally budgeted and approved in 2007, and carried forward through the
current budget. No additional costs are anticipated at this time.
STAFF RECOMMENDATION:
Review the Preliminary Draft Housing Element, receive comment, provide
direction as appropriate, and authorize staff to submit the Preliminary Draft 2008-
2014 Housing Element Update to the California Department of Housing and
Community Development for review and comments.
ATTACHMENT:
Attachment A — Preliminary Draft 2008 -2014 Housing Element Update
\1MOR_PRI_SERV\Department Share \Community Development \GEN PLAN \Housing Element\2008 Update \Staff
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CITY OF
MOORPARK
2008 - 2014
HOUSING ELEMENT
UPDATE
Preliminary Draft
September 2010
S
City of Moorpark Housing Element
Contents
I. Introduction .................................................................................................................. ............................I -1
A.
Setting .................................................................................................................. ............................1
-1
B.
State Policy and Authorization ....................................................................... ............................I
-2
C.
Public Participation ........................................................................................... ............................1
-2
D.
Consistency with Other Elements of the General Plan .............................. ............................1
-2
II. Housing Needs Assessment ................................................................................... ...............................
II- l
A.
Population Characteristics .......................................................................... ...............................
II -1
1. Population Growth Trends ............................................................................. ...........................II
-1
2. Age .................................................................................................................... ...........................II
-2
3. Race and Ethnicity ......................................................................................... ...........................II
-3
B.
Household Characteristics ............................................................................... ...........................II
-3
1. Household Composition and Size ................................................................ ...........................II
-3
2. Housing Tenure ................................................................................................ ...........................II
-4
3. Overcrowding ................................................................................................. ...........................II
-4
4. Household Income ......................................................................................... ...........................II
-5
5. Overpayment .................................................................................................. ...........................11
-6
C.
Employment ................................................................................................... ...............................
II -7
1. Current Employment ...................................................................................... ...........................11
-7
2. Projected Job Growth ................................................................................... ...........................II
-8
3. Jobs - Housing Balance ................................................................................... ...........................II
-9
D.
Housing Stock Characteristics ....................................................................... ...........................11
-1 1
1. Housing Type and Growth Trends .............................................................. ...........................11
-1 1
2. Housing Age and Conditions ...................................................................... ..........................11
-12
3. Vacancy .......................................................................................................... ..........................11
-13
4. Housing Cost ................................................................................................... ..........................11
-14
E.
Special Needs ................................................................................................... ..........................11
-17
1. Persons with Disabilities ................................................................................. ..........................II
-17
2. Elderly ............................................................................................................... ..........................11
-18
3. Large Households .......................................................................................... ..........................II
-18
4. Female- Headed Households ....................................................................... ..........................11
-19
5. Farm Workers .................................................................................................. ..........................11
-19
6. Student Population ........................................................................................ ..........................11
-21
7. Homeless Persons ........................................................................................... ..........................11
-22
F.
Assisted Housing at Risk of Conversion ......................................................... ..........................11
-24
1. Introduction .................................................................................................... ..........................11
-24
2. Inventory of Assisted Units ............................................................................ ..........................11
-25
G.
Future Growth Needs ...................................................................................... ..........................II
-25
1. Overview of the Regional Housing Needs Assessment .......................... ..........................II
-25
2. 2006 -2014 Moorpark Growth Needs .......................................................... ..........................11
-26
III. Resources and Opportunities ..................................................... ............................... ..........................III -1
A. Land Resources ................................................................... ............................... ..........................111 -1
1. Regional Growth Needs 2006 - 2014 .............................. ............................... ..........................III -1
2. Inventory of Sites for Housing Development ............... ............................... ..........................III -1
B. Financial and Administrative Resources ........................ ............................... ..........................III -2
1. State and Federal Resources ........................................ ............................... ..........................III -2
2. Local Resources ............................................................... ............................... ..........................III -4
3. Local Non - Profit Agencies ............................................. ............................... ..........................III -5
C. Energy Conservation Opportunities .......................................................... ............................... III -7
IV. Constraints .............................................................................................................. ............................... IV -1
A. Governmental Constraints ........................................................................ ............................... IV -1
1. Land Use Plans and Regulations ................................................................ ...........................IV -1
i Preliminary Draft - September 2010
19
City of Moorpark Housing Element
2. Development Processing Procedures ..................................................... ..........................IV -12
3. Development Fees and Improvement Requirements .................................................... IV -16
B. Non - Governmental Constraints .................................................................. ..........................IV -18
1. Environmental Constraints ......................................................................... ..........................IV -18
2. Infrastructure Constraints ............................................................................ ..........................IV -18
3. Land Costs .................................................................................................... ..........................IV -19
4. Construction Costs ...................................................................................... ..........................IV -19
5. Cost and Availability of Financing ........................................................... ..........................IV -19
C. Fair Housing ................................................................................................ ............................... IV -20
V. Housing Plan ............................................................................................................ ............................... V -1
A. Goals and Policies ....................................................................................... ............................... V -1
1. Housing and Neighborhood Conservation .......................................... ............................... V -1
2. Adequate Residential Sites ......................................................................... ............................V -2
3. Housing Assistance and Special Needs ................................................ ............................... V -2
4. Removal of Government Constraints .................................................... ............................... V -3
5. Fair and Equal Housing Opportunity ...................................................... ............................... V -3
B. Housing Programs ........................................................................................ ............................... V -4
Appendix A - Evaluation of the 2001 Housing Element
Appendix B - Residential Land Inventory - 2006 -2014
Appendix C - Public Participation Summary
ii Preliminary Draft - September 2010
20
City of Moorpark Housing Element
List of Figures
Figure II -1 Population Growth 1990 -2010 - Moorpark vs. Ventura County ...................... ...........................II -2
Figure II -2 Agricultural Production Areas - Ventura County ............................................. ..........................II -20
iii Preliminary Draft - September 2010
P-8 i
List of Tables
Table II -1
Population Trends, 1990 -2010 - Moorpark vs. Ventura County ....................... ...........................11
-1
TableII -2
Age Distribution ........................................................................................................ ...........................11
-2
TableII -3
Race / Ethnicity .......................................................................................................... ...........................11
-3
Table II -4
Household Composition ......................................................................................... ...........................11
-4
TableII -5
Household Tenure .................................................................................................... ...........................II
-4
TableII -6
Overcrowding .......................................................................................................... ...........................11
-5
Table II -7
Median Household Income - Ventura County and Cities .............................. ...........................11
-5
Table II -8
Overpayment by Income Category - Moorpark .............................................. ...........................11
-7
Table II -9
Labor Force - Moorpark vs. Ventura County ..................................................... ...........................II
-7
Table II -10
Employment by Occupation - Moorpark ........................................................... ...........................11
-8
Table II -1 1
Projected Job Growth by Occupation, 2004 -2014 - Oxnard /Thousand Oaks -
Ventura Metropolitan Statistical Area ................................................................. ...........................II
-9
Table II -12
Job Location for Moorpark Residents ................................................................. ..........................11
-10
Table II -13
Employment Profile and Jobs /Housing Ratio (2002) - City of Moorpark ..... ..........................11
-10
TableII -14
Housing by Type ..................................................................................................... ...........................II
-1 1
Table Ik15
Age of Housing Stock by Tenure .......................................................................... ..........................11
-12
Table II -16
Kitchen and Plumbing Facilities by Tenure ........................................................ ..........................II
-13
Table11 -17
Housing Vacancy ................................................................................................... ..........................11
-14
Table 11 -18
Income Categories and Affordable Housing Costs - Ventura County ........ ..........................11
-15
Table 11 -19
Housing Sales Price Distribution: 2006 -07 - Moorpark ...................................... ..........................11
-15
Table II -20
Rental Market Comparison - Selected Ventura County Cities ..................... ..........................11
-16
Table II -21
Persons with Disabilities by Age - Moorpark ...................................................... ..........................11
-17
Table II -22
Elderly Households by Tenure - Moorpark ......................................................... ..........................11
-18
Table 11 -23
Household Size by Tenure - Moorpark ................................................................ ..........................11
-19
Table II -24
Household Type by Tenure - Moorpark .............................................................. ..........................11
-19
Table II -25
Ventura County Farm Workers - 2000 ................................................................. ..........................11
-21
Table 11 -26
Agricultural Employment ....................................................................................... ..........................11
-21
Table 11 -27
Homeless Profile ...................................................................................................... ..........................11
-22
Table II -28
Assisted Housing Developments - Moorpark .................................................... ..........................11 -25
Table II -29
Regional Housing Growth Needs - Moorpark ................................................... ..........................11
-26
Table 111 -1
Net Remaining RHNA ............................................................... ............................... ..........................III
-1
Table III -2
Land Inventory Summary ........................................................ ............................... ..........................III
-2
Table III -3
Use of Redevelopment Housing Set -Aside Funds 2006 - 2014 ........................... ..........................III
-5
Table IV -1
Residential land Use Categories ......................................................................... ...........................IV
-1
Table IV -2
Residential Development Standards ................................................................. ...........................IV
-2
Table IV -3
Housing Types Permitted by Zone ...................................................................... ...........................IV
-5
Table IV -4
Development Review Times ............................................................................... ..........................IV
-14
Table IV -5
Development Review Fees ................................................................................. ..........................IV
-16
Table IV -6
Road Improvement Standards .......................................................................... ..........................IV
-17
Table V -1
Housing Program Implementation Summary ................................................... ............................V
-8
List of Figures
Figure II -1 Population Growth 1990 -2010 - Moorpark vs. Ventura County ...................... ...........................II -2
Figure II -2 Agricultural Production Areas - Ventura County ............................................. ..........................II -20
iii Preliminary Draft - September 2010
P-8 i
22
City of Moorpark Housing Element I. Introduction
I. INTRODUCTION
A. Setting
Nestled among the rolling hills in eastern Ventura County, Moorpark incorporated as a
city in 1983. Beginning with the small settlements of Epworth and Fremontville in the late
19111/early 201" centuries, Moorpark has experienced tremendous growth since the 1980s -
increasing to a population estimated at 37,576 in 2010. 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 with children. Residents generally tend to have a higher
education level than many communities, and one of the highest median household
incomes in the county. Due to its predominantly residential nature, Moorpark serves as a
bedroom community for larger employment centers throughout Ventura County as well
as northwest Los Angeles County, which is readily accessible via the Ventura Freeway
(SR -101), the Ronald Reagan Freeway (SR -1 18) and SR -23.
The City's housing stock offers a range of housing opportunities consistent with the urban -
rural nature of Ventura County. The downtown area contains a mix of older single - family
neighborhoods, commercial and higher density development. New residential develop-
ment nestled in surrounding hillsides offer more rural settings. Strong growth in the
Southern California economy during the first half of this decade fostered increased
residential development in Specific Plan areas and other areas around the city's
perimeter.
Although the strong economy spurred housing development, it also caused a rapid
increase in housing prices. Housing prices still remain well in excess of 2000 levels, despite
the downturn in the housing market since 2006. These increases place a burden upon
lower- income individuals and families, seniors, the disabled, large families, 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 shows
signs of deterioration.
Moorpark faces several challenges over the 2008 -2014 Housing Element planning period,
including maintaining the diversity and affordability of the housing stock, rehabilitating
older housing in the downtown area, fostering economic development, and balancing
growth with the needs of existing residents. The City has set forth the following goals for
addressing the housing needs facing the community (see Chapter V - Housing Plan):
• 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, and appropriate
recycling of land for future housing development.
1 -1 Preliminary Draft - September 2010
23
City of Moorpark Housing Element I. Introduction
• Development of a balanced community accessible to employment,
transportation, shopping, medical services, and governmental services.
B. State Policy and Authorization
State law requires the preparation of a Housing Element as part of a jurisdiction's General
Plan (Government Code §65302(c)). The Element is to consist of the identification and
analysis of existing and projected housing needs, and a statement of goals, policies,
quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. It is also required to identify adequate sites for housing and to
make adequate provision for the existing and projected needs of all economic segments
of the community ( §65583).
Periodic review of the Element is required to evaluate (1) the appropriateness of its goals,
objectives and policies in contributing to the attainment of the state housing goals, (2) its
effectiveness in attaining the City's housing goals and objectives, and (3) the progress of
its implementation ( §65588).
C. Public Participation
The City provided several opportunities for residents to participate in the Housing Element
update and recommend strategies for addressing local needs. Prior to public hearings,
the draft Housing Element was made available for review at City Hall, on the City's
website, and at public libraries. To ensure a wide distribution, notices were sent to the
School District, the Moorpark College Library, and the Post Office. Local non - profit and
housing advocate groups were also notified of the availability of the Housing Element.
Through these efforts all interested residents and stakeholders had ample opportunity to
participate in the development of the Housing Element.
Appendix C contains details regarding the City's efforts to encourage participation of all
economic segments of the community, as well as a summary of concerns and
recommendations expressed during the public review process.
As required by state law, a draft Housing Element was submitted to the State Housing
and Community Development Department (HCD) for review. After receiving HCD's
comments, a proposed final Housing Element was made available for public review prior
to adoption by the City Council.
Annual reviews of the Element have been, and continue to be, accomplished in
accordance with state law. Annual reports are placed on the City's website as a
resource for the public and interested parties.
D. Consistency with Other Elements of the General Plan
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, the Circulation Element, the Housing Element, the Open
1 -2 Preliminary Draft - September 2010
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City of Moorpark Housing Element I. Introduction
Space, Conservation and Recreation Element, the 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.
1 -3 Preliminary Draft - September 2010
25
26
City of Moorpark Housing Element II. Housing Needs Assessment
II. HOUSING NEEDS ASSESSMENT
This chapter examines general population and household characteristics and trends,
such as age, race and ethnicity, employment, household composition and size,
household income, and special needs. Characteristics of the existing housing stock (e.g.,
number of units and type, tenure, age and condition, costs) are also addressed. Finally,
the city's projected housing growth needs based on the 2007 Regional Housing Needs
Assessment (RHNA) are examined.
Data Sources
The Housing Needs Assessment utilizes data from the 2000 U.S. Census', the California
Department of Finance (DOF), the California Employment Development Department
(EDD), the Southern California Association of Governments (SCAG), and other relevant
sources. Although dated, the 2000 Census remains the most comprehensive and reliable
source of demographic information. Supplemental data was obtained through field
surveys and from private vendors. In addition, the County's Consolidated Plan provides
useful information for this update of the Housing Element.
A. Population Characteristics
1. Population Growth Trends
Compared to the previous decade 1990 -2000, Moorpark has continued to experience
rapid population growth, increasing over 19.6% from 2000 to 2010 to an estimated
population of 37,576 (see Table II -1 and Figure II -1). The City's 2010 population represents
approximately 4.4% of the county's total population of 844,713.
Table II -1
Population Trends, 1990 -2010 -
Moorpark vs. Ventura County
Ventura County 1 669,016 1 753,197 1 844,713 1 12.6% 1 12.2%
Sources: 1990 and 2000 Census; California Department of Finance, Table E -5 (2010)
Although some more recent Census estimates exist, such as the American Community Survey, the 2000
Decennial Census is the most widely accepted benchmark for demographic analysis.
II -1 Preliminary Draft - September 2010
27
City of Moorpark Housing Element Il. Housing Needs Assessment
Figure II -1
Population Growth 1990 -2010 - Moorpark vs. Ventura County
2. Age
Housing needs are influenced by population age characteristics. Different age groups
require different accommodations based on lifestyle, family type, income level, and
housing preference. Table II -2 provides a comparison of the city and county population
by age group in 2000. This table shows that the City's population was somewhat younger
than the County's, with the "under 18 years" age cohort representing 34% of the City
compared to 28% of the County. The median age of Moorpark residents is almost 3 years
younger than that of all Ventura County residents (31.5 years vs. 34.2 years).
Table II -2
Age Distribution
Under 18 years
10,741
34.2%
214,244
28.4%
18 to 24 years
2,692
8.6%
67,520
9.0%
25 to 44 years
10,157
32.3%
231,146
30.7%
45 to 64 years
6,396
20.4%
163,483
21.7%
65 to 74 years
854
2.7%
40,244
5.3%
75 to 84 years
456
1.5%
27,271
3.6%
85 and over
119
0.4%
9,289
1 1.2%
Total
31,415
100.0%
753,197
1 100.0%
Median Age
31.5
34.2
Source: 2000 Census, Table CT -P1
II -2 Preliminary Draft — September 2010
City of Moorpark Housing Element II. Housing Needs Assessment
3. Race and Ethnicity
The racial and ethnic composition of the City differs from the county in that a lower
proportion of City residents are Hispanic /Latino or other racial /ethnic minorities.
Approximately 62% of City residents are non - Hispanic white, contrasted with 57% for the
county as a whole. The percentage of Hispanics residing in the City, at 28 %, is about 6%
less than that of the County. Asians, at 5.5 %, represent the largest non - Hispanic minority
group (Table II -3).
Table II -3
Race /Ethnicity
Not Hispanic or Latino
22,680
72.2%
501,463
66.6 %
White
19,611
62.4%
427,449
56.8%
Black or African American
435
1.4%
13,490
1.8%
American Indian /Alaska Native
82
0.3%
3,177
0.4%
Asian
1,738
5.5%
39,452
5.2%
Native Hawaiian /Pacific Islander
29
0.1%
1,379
0.2%
Other races or 2+ races
785
2.5%
16,516
2.2%
Hispanic or Latino (any race)
8,735
27.8%
251,734
33.4%
Total
1 31,415
1 100.0%
1 753JF7�1
100.0%
Source: 2000 Census, SF1 Table P8
B. Household Characteristics
1. Household Composition and Size
Household characteristics are important indicators of the type and size of housing
needed in a city. The Census defines a "household" as all persons occupying a housing
unit, which may include single persons living alone, families related through marriage or
blood, or unrelated persons sharing a single unit. Persons in group quarters such as
dormitories, retirement or convalescent homes, or other group living situations are
included in population totals, but are not considered households.
Table II -4 provides a comparison of households by type for Moorpark and Ventura
County as a whole, as reported in the 2000 Census. Family households comprised
approximately 86% of all households in the City, as compared to 75% for the county. The
city had more families with children at home, fewer singles living alone, and a somewhat
larger average household size than Ventura County as a whole. These statistics suggest
that there is a somewhat greater need for large units in Moorpark than for other areas of
the county.
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City of Moorpark Housing Element Il. Housing Needs Assessment
Table II -4
Household Composition
Total households
8,994
100.0%
243,234
100.0%
Families
7,703
85.6%
182,959
75.2%
- wl children under 18
4,294
47.7%
96,626
39.7%
Non - family households
1,291
14.4%
60,275
24.8%
- Single living alone
888
9.9%
45,931
18.9%
Average household size
3.49
3.04
Source: 2000 Census, SR Tables P18 and H12
2. Housing Tenure
Housing tenure (owner vs. renter) is an important indicator of the housing market.
Communities need an adequate supply of units available for rent and for sale in order to
accommodate a range of households with varying income, family size and composition,
and lifestyle. Table II -5 provides a comparison of the number of owner - occupied and
renter - occupied units in the City in 2000 as compared to the county as a whole. It reveals
a very high level of homeownership in the City, approximately 14 percentage points
higher than the county (82% city vs. 68% county).
Table II -5
Household Tenure
Owner occupied 7,385 82% 164,380 68%
Renter occupied 1,609 18% 78,854 32%
Total occupied units 8,994 100% 243,234 100%
Source: 2000 Census, Table OP -1
3. Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The
U.S. Census Bureau considers a household to be overcrowded when there is more than
one person per room, excluding bathrooms and kitchens, with severe overcrowding
when there are more than 1.5 occupants per room. Table II -6 summarizes overcrowding
for the City of Moorpark in 2000.
As of 2000, overcrowding was more prevalent among renters than for owner- occupied
units. Approximately 21% of the City's renter - occupied households were overcrowded
compared to only 6% of owner- occupied households.
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City of Moorpark Housing Element II. Housing Needs Assessment
Table II -6
Overcrowding
Owner Occupied
7,412
100.0%
164,380
100.0%
Overcrowded
193
2.6%
3,727
2.3%
Severely Overcrowded
256
3.5%
2,500
1.5%
Renter - Occupied
1,572
100.0%
78,854
100.0%
Overcrowded
105
6.7%
5,474
6.9%
Severely Overcrowded
229
14.6%
5,798
7.4%
Source: 2000 Census, Table H2O
4. Household Income
Household income is a primary factor affecting housing needs in a community.
According to the 2000 Census, the median household income in Moorpark was $76,642,
the second highest in Ventura County, only slightly lower than Thousand Oaks and 28%
higher than the county as a whole (Table II -7).
Table II -7
Median Household Income - Ventura County and Cities
Moorpark
$76,642
128%
Thousand Oaks
$76,815
129%
Simi Valley
$70,371
118%
Camarillo
$62,457
105%
Ventura
$52,298
88%
Oxnard
$48,603
81%
Ojai
$44,593
75%
Fillmore
$44,510
75%
Port Hueneme
$42,246
71%
_Santa Paula
$41,651
70%
Ventura County
$59,666
100%
California
$47,493
80%
Source: 2000 Census, SF3 Table P53
Extremely low Income Households
State law requires quantification and analysis of existing and projected housing needs of
extremely low- income (ELI) households. Extremely low income is defined as households
with incomes less than 30% of area median income. The 2007 area median income for
Ventura County was $79,500 (see Table II -18). For extremely -low- income households, this
results in an income of $25,700 or less for a four - person household. Households with
extremely -low- income have a variety of housing needs.
(I -5 Preliminary Draft — September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
Existing Needs
In 2000, approximately 564 extremely -low- income households resided in Moorpark,
representing 6% of all households. Approximately 65% of ELI renter households and 73% of
ELI owner households paid more than 30 percent of their income toward housing costs
(Table II -8).
Projected Needs
The projected housing need for ELI households is assumed to be 50% of the very-low
income regional housing need of 363 units. As a result, the City has a projected need for
182 ELI units during this planning period. The resources and programs to address this need
are the same as for low- income housing in general and are discussed throughout the
Housing Element, including the Chapter V, Housing Plan. Because the needs of ELI
households overlap extensively with other special needs groups, further analysis and
resources for these households can be found in Chapter II, Needs Assessment, Section E,
Special Needs, and Chapter IV, Constraints, Section A.g. Special Needs Housing.
5. Overpayment
According to state housing policy, overpaying occurs when housing costs exceed 30% of
gross household income. Table II -8 displays estimates for overpayment in 1999 by lower -
income households. According to SCAG, about 52% of all lower- income renter
households and 68% of all lower- income owner households were overpaying for housing.
While extremely -low- income renters generally suffer the greatest cost burden, a greater
percentage of owners than renters in all income categories were found to be
overpaying for housing.
Although homeowners enjoy income and property tax deductions and other benefits
that help to compensate for high housing costs, lower- income homeowners may need to
defer maintenance or repairs due to limited funds, which can lead to deterioration. For
lower- income renters, severe cost burden can require families to double up resulting in
overcrowding and related problems.
II -6 Preliminary Draft - September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
Table II -8
Overpayment by Income Category — Moorpark
Extremely low households
209
72.5%
355
66.20
- Households overpaying
135
64.6%
260
73.2%
Very low households
274
27.5%
375
33.8%
- Households overpaying
135
49.3%
280
74.7%
Low households
350
790
- Households overpaying
160
45.7%
495
62.7%
All lower- income households
833
1,520
- Households overpaying
430
51.6%
1,035
68.1%
Moderate households
170
635
- Households overpaying
55
32.4%
420
66.1%
Above moderate households
570
5,260
- Households overpaying
20
3.5%
1,010
19.2%
Source: SLAG 2006 based on 2000 Census
C. Employment
Employment is an important factor affecting housing needs within a community. The jobs
available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.
1. Current Employment
Current employment and projected job growth have a significant influence on housing
needs during this planning period. Table II -9 shows that the City had a workforce of
15,799 persons, or 72.5% of the working -age population, as reported in the 2000 Census.
This table shows that the characteristics of the City's population are very similar to those
countywide. About 4% of City residents worked at home, and over one - quarter were not
in the labor force.
Table II -9
Labor Force — Moorpark vs. Ventura County
In labor force
15,799
72.5%
372,020
66.20
- Work at home
614
3.9%
14,532
3.9%
Not in labor force
5,980
27.5%
190,062
33.8%
- With Social Security income
1,240
5.7%
56,552
10.1%
Total population age 16+
21,779
562,080
Source: 2000 Census, DP -3
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City of Moorpark Housing Element II. Housing Needs Assessment
In 2000, approximately 41% of the city's working residents were employed in manage-
ment and professional occupations (Table II -10). A low percentage of workers (15 %) were
employed in service- related occupations such as waiters and beauticians. Blue- collar
occupations such as machine operators, assemblers, farming, transportation, handlers
and laborers constituted about 17% of the workforce.
Table II -10
Employment by Occupation — Moorpark
Management, professional and related
6,142
40.7
Service
2,222
14.7
Sales and office
4,183
27.7
Farming, fishing and forestry
165
1.1
Construction, extraction, and maintenance
901
6.0
Production, transportation, and material moving
1,478
9.8
Source: 2000 Census, DP -3
As of 2005, the four largest employment sectors within Ventura County were
manufacturing (40,929 employees), retail trade (38,702 employees), health care and
social services (27,480 employees), and accommodation & food services (25,815
employees)2.
2. Projected Job Growth
Future housing needs are affected by the number and type of new jobs created during
this planning period. Table II -11 shows projected job growth by occupation for the
Oxnard - Thousand Oaks - Ventura MSA along with median hourly wages for the period
2004 -2014. Total employment in Ventura County is expected to grow by 12% between
2004 and 2014. The overall growth is expected to add 39,900 new jobs and bring the
County's employment to almost 371,000 by 2014.
Residents who are employed in well - paying occupations have less difficulty obtaining
adequate housing than residents in lower- paying jobs. Table II -11 illustrates the growth
trend in low -wage service jobs such as health care support, food preparation and
serving, cleaning and maintenance, sales, and office /administrative support.
2 U.S. Bureau of the Census, 2005 County Business Patterns
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M
City of Moorpark Housing Element II. Housing Needs Assessment
Table II -11
Projected Job Growth by Occupation, 2004 -2014 -
Oxnard /Thousand Oaks - Ventura Metropolitan Statistical Area
Total, All Occupations
331,000
370,900
39,900
12.1
$15.61
Management Occupations
19,610
22,480
2,870
14.6
$44.78
Business and Financial Operations Occupations
16,420
19,100
2.680
16.3
$27.58
Computer and Mathematical Occupations
7,940
9,740
1,800
22.7
$34.80
Architecture and Engineering Occupations
8,360
9,290
930
11.1
$34.73
Life, Physical, and Social Science Occupations
4,860
5,550
690
14.2
$33.72
Community and Social Services Occupations
2,690
3,070
380
14.1
$18.96
Legal Occupations
2,150
2,350
200
9.3
$35.79
Education, Training, and Library Occupations
17,440
20,140
2,700
15.5
$23.03
Arts, Design, Entertainment, Sports, and Media Occupations
5,320
5,860
630
12.0
$19.11
Healthcare Practitioners and Technical Occupations
10,750
12,870
2,120
19.7
$28.53
Healthcare Support Occupations
6,890
8,940
2,050
29.8
$12.46
Protective Service Occupations
6,470
7,260
790
12.2
$12.41
Food Preparation and Serving Related Occupations
22,600
25,690
13,910
3,090,--
13.7
$8.32
$10.37
Building and Grounds Cleaning and Maint. Occupations
_
12,020
1,890
15.7
Personal Care and Service Occupations
7,920
36,730
9,300
1,380
17.4
$9.41
Sales and Related Occupations
40,850
_
4,120
_
11.2
$11.18
Office and Administrative Support Occupations
55,990
58,730
2,740
4.9
$14.63
Farming, Fishing, and Forestry Occupations
Construction and Extraction Occupations
16,080
17,880
1,800
11.2
$8.57_
18,720
20,720
2,000
10.7
$20.49
_ __
Installation, Maintenance, and Repair Occupations
11,420
12,830_
1,410
12.3
$18.34
Production Occupations
23,030
_
24,470
1,440
6.3
$11.64
Transportation and Material Moving Occupations
17,670
19,770
2,100
11.9
$10.79
Source: California Employment Development Department, March 2005 Benchmark
'2006 wages
3. Jobs - Housing Balance
A regional balance of jobs to housing helps to ensure that the demand for housing is
reasonably related to supply. When the number of jobs significantly exceeds the housing
supply, the rental and for -sale housing markets may become overheated, requiring
households to pay a larger percentage of their income for housing. In addition, a tight
housing market can result in overcrowding and longer commute times as workers seek
more affordable housing in outlying areas. The current jobs- housing objective within the
SCAG region is one new housing unit for every 1.5 jobs.3
3 SCAG Draft 2007 Regional Comprehensive Plan, Land Use & Housing Chapter
II -9 Preliminary Draft - September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
According to the 2000 Census, about two- thirds of employed Moorpark residents worked
in Ventura County, and 19% were employed within the Moorpark city limits (Table II -12).
Table II -12
Job Location for Moorpark Residents
Work in Ventura County
9,798
65.9%
Work in city of residence
2,746
18.5%
Work elsewhere in Ventura County
7,052
47.5%
Work in another California county
4,997
33.6%
Work outside California
66
0.4%
Total workers age 16+
14,861
609
Source: 2000 Census, SF3 Tables P26 and P27
The largest employment sector within Moorpark is manufacturing (3,673 employees),
followed by wholesale trade (1,000 to 2,499 employees). With 8,815 jobs and 9,544
housing units, the city's jobs /housing ratio was 0.92 as of 2002 (Table II -13). The City's
jobs /housing ratio is in somewhat greater balance than Ventura County as a whole,
which had ratio of only 0.78 jobs per housing unit in 2002.
Table II -13
Employment Profile and Jobs /Housing Ratio (2002) - City of Moorpark
Manufacturing
61
3,673
Wholesale trade
61
g
Retail trade
30
327
Information
10
148
Real estate, rental, leasing
25
103
Professional, scientific, technical services
71
609
Administrative, support, waste management, remediation service
33
377
Education services
4
10
Healthcare and social assistance
25
c
Arts, entertainment, recreation
8
57
Accommodation, food services
34
f
Other services (except public administration) _ _
25
159
Totals
--
8,815
Housing Units
9,544
Jobs /Housing Ratio
0.92
Source 2002 Economic Census; Califomia Department of Finance, Report E -5
Notes c= 100 to 249 employees, f = 500 to 999 employees, g = 1000 -2499 employees
II -10 Preliminary Draft — September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
D. Housing Stock Characteristics
This section presents an evaluation of the characteristics of the community's housing
stock and helps in identifying and prioritizing needs. The factors evaluated include the
number and type of housing units, recent growth trends, age and condition, tenure,
vacancy, housing costs, affordability, and assisted affordable units at -risk of loss due to
conversion to market -rate. A housing unit is defined as a house, an apartment, a Mobile
Home, or a group of rooms, occupied as separate living quarters, or if vacant, intended
for occupancy as separate living quarters.
1. Housing Type and Growth Trends
As of 2000, the housing stock in Moorpark was comprised mostly of single - family
detached homes, which made up about 72% of all units, while multi - family units
comprised about 14% of the total. About 12% of units were single - family attached units,
while Mobile Homes comprised the remaining 3 %. Table II -14 provides a breakdown of
the housing stock by type along with growth trends for the City compared to the county
as a whole for the period 2000 -2007.
Table II -14
Housing by Type
Moorpark
Single - family detached
6,598
72.6%
7,459
71.6%
861
64.8%
Single - family attached
1,234
13.6%
1,253
12.0%
19
1.4%
Multi- family 2-4 units
223
2.5%
223
2.1%
0
0.0%
Mufti-family 5+ units
709
7.8%
1,189
11.4%
480
36.1%
Homes
330
1 3.6%
1 298
1 2.9%
1 -32
1 -2.4%
_Mobile
Total units
Ventura County
Single - family detached
9,094
160,532
100%
63.8%
10,422
175,906
100%
64.1%
1,328
15,374
100%
68.3%
Single- family attached
27,324
10.9%
28,088
10.2%
764
3.4%
Multi- family 2 -4 units
16,408
6.5%
16,963
6.2%
555
2.5%
Multi- family 5+ units
35,285
14.0%
40,933
14.9%
5,648
25.1%
Mobile Homes
12,162 1
4.8% 1
12,334
4.5%
172
1 0.8% _
Total units
251,711 1
100.0% 1
274,224 1
100.0%
22,513 1
100.0%
Source: Califomia Department of Finance, Table E -5, 2007
Between 2000 and 2007, single - family detached homes represented almost two- thirds of
all units built in the City. While detached homes also comprised the majority of new
construction in the city and the county during this period, it is noteworthy that over one -
third of all residential development in the city was comprised of multi - family units.
II -1 1 Preliminary Draft - September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior
to 1978 before stringent limits on the amount of lead in paint were imposed may have
interior or exterior building components coated with lead -based paint. Housing units built
before 1970 are the most likely to need rehabilitation and to have lead -based paint in
deteriorated condition. Lead -based paint becomes hazardous to children under age six
and to pregnant women when it peels off walls or is pulverized by windows and doors
opening and closing.
Table II -15 shows the age distribution of the housing stock in Moorpark compared to
Ventura County as a whole, as reported in the 2000 Census.
Table II -15
Age of Housing Stock by Tenure
Owner Occupied
7,412
100%
164,373
100%
1990 or later
1,431
19%
23,126
14%
1980 -89
4,132
56%
33,867
21%
1970 -79
1,242
17%
43,372
26%
1960 -69
294
4%
39,288
24%
1950 -59
229
3%
15,586
9%
194049
10
0%
4,240
3%
1939 or earlier
54
1 %
4,894
3%
Renter Occupied
1,572
100%
78,861
100%
1990 or later
175
11%
7,504
10%
1980 -89
799
51%
13,980
18%
1970 -79
310
20%
22,064
28%
1960 -69
134
9%
17,286
22%
1950 -59
115
7%
9,137
12%
1940 -49
24
2%
4,252
5%
1939 or earlier
15
1%
4,658 1
6%
Source: 2000 Census, H36
This table shows that only 8% of the owner- occupied housing units and 19% of rented
units in Moorpark were constructed prior to 1970. These findings suggest that there may
be a lesser need for maintenance and rehabilitation, including remediation of lead -
based paint, for the city's housing stock than other areas of the county.
II -12 Preliminary Draft — September 2010
City of Moorpark Housing Element II. Housing Needs Assessment
Table II -16
Kitchen and Plumbing Facilities by Tenure
Owner Occupied
7,412
100.0%
164,373
100.0%
Complete kitchen facilities
7,400
99.8%
163,921
99.7%
Lacking complete kitchen facilities
12
0.2%
452
0.3%
Renter Occupied
1,572
100.0%
78,861
100.0%
Complete kitchen facilities
1,567
99.7%
77,686
98.5%
Lacking complete kitchen facilities
5
0.3%
1,175
1.5%
Owner Occupied
7,412
100.0%
164,373
100.0%
Complete plumbing facilities
7,400
99.8%
163,782
99.6%
Lacking complete plumbing facilities
12
0.2%
591
0.4%
Renter Occupied
1,572
100.0%
78,861
100.0%
Complete plumbing facilities
1,567
99.7%
78,299
99.3%
Lacking complete plumbing facilities
5
0.3%
562
0.7%
Source: 2000 Census, H48, H51
Table II -16 identifies the number of owner- occupied and renter - occupied housing units
lacking complete kitchen or plumbing facilities in the city and the county as a whole. This
table shows that well under I% of renter- and owner - occupied units lacked complete
kitchens or plumbing facilities. The lack of complete kitchen or plumbing facilities is often
an indicator of serious problems, and housing units may need rehabilitation even though
they have complete kitchens and plumbing facilities.
The City employs one full -time code compliance technician. Typical issues include
property maintenance, illegally parked /inoperative vehicles, overgrown vegetation, and
occupancy of non - habitable structures, such as garages and tool sheds. Code
compliance activities cover the entire city, however the majority of cases are focused in
the central area of Moorpark, where much of the city's older housing stock is located.
The Code Compliance Technician works in conjunction with the Building and Safety
Division to enforce the City's rental inspection regulations that require annual safety
inspections for all rental housing units to ensure that construction is safe and legal, non -
habitable spaces such as garages are not used for occupancy, and smoke detectors
are operable.
3. Vacancy
Housing vacancy rates as reported in the 2000 Census are shown in Table II -17. The table
shows that vacancy rates in the city were very low, with just 1.2% of rental units and 0.5%
of for -sale units available for rent or sale, respectively. The vacancy rates for the county
as a whole was higher, for both rental and for -sale housing. Rental vacancy rates in the
2% range indicate nearly full occupancy, and contribute to upward pressures on rents.
II -13 Preliminary Draft - September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
Table II -17
Housing Vacancy
Total housing units
9,094
100.0%
251,712
100.0%
Occupied units
8,994
98.9%
243,234
96.6%
Owner occupied
7,385
81.2%
164,380
65.3%
Renter occupied
1,609
17.7%
78,854
31.3%
Vacant units
100
1.1%
8,478
3.4%
For rent'
20
1.2%
2,070
2.6%
Forsale2
39
0.5%
1,501
0.9%
Rented or sold, not occupied
18
0.2%
795
0.3%
For seasonal or occasional
11
0.1%
2,653
1.1%
For migrant workers
0 1
0.0%
33
0.0%
Other vacant 1
12 1
0.1% 1
1,426 1
0.6%
Source: LUUU Uensus, Iable (11 -H1
Notes: 1 Estimated percent of all rental units
2 Estimated percent of all for -sale units
4. Housing Cost
a. Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on
the area (i.e., county) median income ( "AMI "): extremely -low (30% or less of AMI), very-
low (31 -50% of AMI), low (51 -80% of AMI), moderate (81 -120% of AMI) and above
moderate (over 120% of AMI). Housing affordability is based on the relationship between
household income and housing expenses. According to the U.S. Department of Housing
and Urban Development (HUD) and the California Department of Housing and
Community Development4, housing is considered "affordable" if the monthly payment is
no more than 30% of a household's gross income. In some areas (such as Ventura
County), these income limits may be increased to adjust for high housing costs.
Table II -18 shows affordable rent levels and estimated affordable purchase prices for
housing in Moorpark by income category. Based on state - adopted standards, the
maximum affordable monthly rent for extremely -low- income households is $643, while the
maximum affordable rent for very-low- income households is $1,07) . The maximum
affordable rent for low- income households is $1,714, while the maximum for moderate -
income households is $2,385.
Maximum purchase prices are more difficult to determine due to variations in mortgage
interest rates and qualifying procedures, down payments, special tax assessments,
homeowner association fees, property insurance rates, etc. With this caveat, the
maximum home purchase prices by income category shown in Table II -18 have been
estimated based on typical conditions.
HC:D memo of 4118107 (http: / /www.hcd.ca.gov /hpd /hrc /rep /state /inc2k7.pdf)
II -14 Preliminary Draft — September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
Table II -18
Income Categories and Affordable Housing Costs - Ventura County
Extremely Low ( <30 %)
$25,700
$643
$85,000
Very Low (31 -50 %)
$42,850
$1,071
$135,000
Low (51 -80 %)
$68,550
$1,714
$215,000
Moderate (81 -120 %)
$95,400
$2,385
$300,000
Above moderate (120 % +)
$95,400+
$2,385+
$300,000+
Assumptions:
-Based on a family of 4
-30% of gross income for rent or PITI
-10% down payment, 6.25% interest, 1.25% taxes & insurance, $200 HOA dues
Source: Cal. HCD; J.H. Douglas & Associates
b. For -Sale Housing
Housing sales price statistics for the period January 2006 through August 2007 (Table II -19)
show that the vast majority of both new and resale homes sold for more than $500,000
during this period.
Table II -19
Housing Sales Price Distribution: 2006 -07 - Moorpark
Under $150,000
0
0
1
$150,000 - $174,999
0
0
0
$175,000 - $199,999
0
0
0
$200,000 - $224,999
0
1
0
$225,000 - $249,999
0
0
0
$250,000 - $274,999
0
0
0
$275,000 - $299,999
0
0
0
$300,000 - $324,999
0
0
0
$325,000 - $349,999
0
3
1
$350,000 - $374,999
0
11
2
$375,000 - $399,999
0
7
2
$400,000- $424,999
0
11
1
$425,000 - $449,999
0
14
0
$450,000 - $474,999
0
7
1
$475,000 - $499,999
0
2
4
$500,000+
Median
25
18
288
$650,000
$855,000
$420,000
Data for January 2006 through August 2007
Source: DataOuick Information Systems
The median new home sales price for this period was about $855,000 (SFD and condo
combined), while the median price for resale single - family detached homes was
II -15 Preliminary Draft - September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
$650,000. For resale condos, the median price was $420,000. Based on the estimated
affordable purchase prices shown in Table II -18, only a very small percentage of for -sale
units were affordable to lower- income or moderate - income residents. These data
illustrate the fact that large public subsidies are generally required to reduce sales prices
to a level that is affordable to low- and moderate - income buyers. At a median price of
$420,000, there is a "gap" of over $120,000 between the market price and the maximum
price a moderate - income household can afford to pay for a home. For low- income
households, this gap is $205,000.
C. Rental Housing
Table II -20 shows 2007 market data for rental apartments in selected market areas of
Ventura County based on surveys of large complexes. The table shows that the average
rent for all surveyed units in Moorpark was $1,611 per month, which was higher than the
countywide average, and comparable with the City of Thousand Oaks, which is also
close to the Los Angeles metro area.
Table II -20
Rental Market Comparison - Selected Ventura County Cities
Averaae Rent
All
$1,443
$1,535
$1,662
$1,611
$1,542
Studio
$1,013
$1,108
$2.01
$1,023
1 bd / 1 bth
$1,256
$1,362
$1,447
$1,368
$1,347
2 bd / 1 bth
$1,408
$1,649
$1,654
$1,641
$1,534
2 bd / 2 bth
$1,584
$1,637
$1,808
$1,606
$1,692
3 bd / 2 bth
$1,954
$1,859
$2,059__i
$2,012
$2,042
Average Square Feet
Average Cost/Square Foot
All - -
846
894
983
872
894
-All _ _
Studio
435
550
$2.01
508
1 bd / 1 bth
666
710
795
694
_ 718
2 bd / 1 bth
884
980
966
_
839
916
_
2 bd / 2 bth
970
1,009
1,066
887
999 _
3 bd / 2 bth
1 1,168
1 1,030
1 1,274
1 1,133
1 1,199
Average Cost/Square Foot
All - -
$1.71
$1.72
$1,69
$1_.85
$1.72
Studio
$2.33
$2.01
$2.01
1 bd / 1 bth
$1.92
$1.82
$1.97
$1.88
2 bd / 1 bth
_$1.89
$1.59
$1.68
$1.71
$1.96
$1.67
2 bd / 2 bth
$1.63
$1.62
$1.70
$1.81
$1.69
3 bd 2 bth
$1.67
$1.80
1 $1.62
1 $1.78
_ _ $1.70
_/
Average Occupancy
95.7%
95.4%
94.0%-___
94.6%
93.8%
Average Year Built
1980
1991
1980
1992
1982
Information was not available for Studio units
Source: RealFacts, 9107
II -16 Preliminary Draft - September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
When market rents are compared to the amounts low- income households can afford to
pay (Table II -18), it is clear that very-low- and extremely -low- income households have a
difficult time finding housing without overpaying. The gap between market rent and
affordable rent at the very-low- income level is about $600 per month, while the gap at
the extremely -low- income level is $1,000 per month. However, at the low- income and
moderate - income levels, households are much more likely to find affordable rentals. An
average 2- bedroom, 2 -bath apartment currently rents for about $1,650 while the
affordable payment for a 4- person low- income household is $1,714.
E. Special Needs
Certain groups have greater difficulty in finding decent, affordable housing due to
special circumstances. Such circumstances may be related to one's employment and
income, family characteristics, disability, or other conditions. As a result, some Moorpark
residents may experience a higher prevalence of overpayment, overcrowding, or other
housing problems.
State Housing Element law defines "special needs" groups to include persons with
disabilities, the elderly, large households, female- headed households with children,
homeless people, and farm workers. This section contains a discussion of the housing
needs facing each of these groups.
1. Persons with Disabilities
In 2000, 1,840 people between 16 and 64 years of age, or 9% of the working age
population, reported a work - related disability (see Table II -21). Of those aged 65 and
over, 498 (35 %) reported some physical disability. Among the reported disabilities are
persons whose disability hinders their ability to go outside the home (3.7% of the working
age population and 24.2% of the senior population). Housing opportunities for the
handicapped can be maximized through housing assistance programs and providing
universal design features such as widened doorways, ramps, lowered countertops, single -
level units and ground floor units.
Table II -21
Persons with Disabilities by Age - Moorpark
Sensory disability
60
0.9%
Physical disability
50
0.7%
Mental disability
306
4.4%
Self -care disability
56
0.8%
IH 7 Preliminary Draft — September 2010
43
City of Moorpark Housing Element II. Housing Needs Assessment
Source: 2000 Census, SF3 Tables P8 and P41
2. Elderly
In 2000, there were 758 households in Moorpark where the householder was 65 or older
(Table II -22). Of these, 7% were below the poverty level in 19995. Many elderly persons are
dependent on fixed incomes or are disabled. Elderly householders may be physically
unable to maintain their homes or cope with living alone (over 2% of all households). The
housing needs of this group can be addressed through smaller units, second units on lots
with existing homes, shared living arrangements, congregate housing and housing
assistance programs.
Table II -22
Elderly Households by Tenure - Moorpark
Under 65 years
6,714
90.6%
A•- 16 ..-
Sensory disability
20,367
356
1.7%
Physical disability
639
3.1%
Mental disability
377
1.9%
Self -care disability
171
0.8%
Go- outside -the -hole disability
746
3.7%
Employment disability
1,840
9.0%
A.- 65 and •
Sensory disability
191
13.5%
Physical disability
498
35.3%
Mental disability
177
12.5%
Self -care disability
211
14.9%
Go- outside- the -hole disability
342
24.2%
Source: 2000 Census, SF3 Tables P8 and P41
2. Elderly
In 2000, there were 758 households in Moorpark where the householder was 65 or older
(Table II -22). Of these, 7% were below the poverty level in 19995. Many elderly persons are
dependent on fixed incomes or are disabled. Elderly householders may be physically
unable to maintain their homes or cope with living alone (over 2% of all households). The
housing needs of this group can be addressed through smaller units, second units on lots
with existing homes, shared living arrangements, congregate housing and housing
assistance programs.
Table II -22
Elderly Households by Tenure - Moorpark
Under 65 years
6,714
90.6%
1,485
94.5%
65 to 74 years
405
5.5%
53
3.4%
75 to 84 years
223
3.0%
14
0.9%
85 and over
43
0.6%
20
1.3%
65+ living alone
155
2.1%
39
2.5%
Total households
7,412
100.0%
1,572
100.0%
Source: 2000 Census, SF1 Table H17, SF3 Table H14
3. Large Households
Household size is an indicator of need for large units. Large households are defined as
those with five or more members. The City's average household size has increased slightly
from 3.34 persons in 1990 to 3.49 persons in 2000. This corresponds with the slight increase
5 2000 Census, SF3 Table DP -3
11 -18 Preliminary Draft — September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
in the city's percentage of children (under 18 years of age) from 33.5% in 1990 to 34% in
2000. Among owner households, 20% had five or more members, while about 27% of
renter households had five or more members (Table II -23). This distribution indicates that,
while a significant proportion of the city's households need large units with four or more
bedrooms, this demand is expected to be less than for smaller units.
Table II -23
Household Size by Tenure - Moorpark
1 person
739
10%
159
10%
2 persons
1,857
25%
362
23%
3 persons
1,441
19%
302
19%
4 persons
1,872
25%
331
21%
5 persons
877
12%
182
12%
6 persons
312
4%
95
6%
7+ persons
1 314 1
4% 1
141
9%
Total households
1 7,412 1
100% 1
1,572
100%
Source: 2000 Census, SF3 Table H17
4. Female- Headed Households
Of the 8,984 households in the City, 9% or 788 were headed by a female (Table II -24),
While female- headed households represent only 7% of the city's households, they make
up 17% of households that are below the poverty level.6
Source: 2000 Census, SF3 Table H 19
5. Farm Workers
Unlike most areas of the Southern California metropolitan area, agriculture is still a
significant component of the economy in Ventura County, with a total value of over $1
6 2000 Census, SF3, Table DP -3
11 -19 Preliminary Draft — September 2010
Table II -24
Household Type by Tenure - Moorpark
Married couple family
5,685
77%
928
59%
Male householder, no wife present
198
3%
121
8%
Female householder, no husband present
534
7%
254
16%
Non - family households
995
13%
269
17%
Total households
1 7,412 1
100%
1,572
100%
Source: 2000 Census, SF3 Table H 19
5. Farm Workers
Unlike most areas of the Southern California metropolitan area, agriculture is still a
significant component of the economy in Ventura County, with a total value of over $1
6 2000 Census, SF3, Table DP -3
11 -19 Preliminary Draft — September 2010
City of Moorpark Housing Element II. Housing Needs Assessment
billion per year7. There is strong public sentiment for retaining agricultural production, as
reflected in the SOAR (Save Our Agricultural Resources) initiatives that have been
approved by voters. Figure II -2 illustrates the wide variety of crops produced in the
county.
Figure II -2
Agricultural Production Areas - Ventura County
Ojai
Santa Ynez
Mountains°``
,Santa Paula
�.— Ridge Pi
; £ Fillmore
Sulphur Mountain 'j,
Santa Pa -
�`'o° \t " yi• f_'. �• ki,, Ridge
Oa
G'��O , r" "''ryVlo�ntain I Big Mountain
Simi
M Ventura 50 % Moo rk Valley
S
VENTURA 6 ,-� t ��T�.
j, ry ..'; t �'.. I as w• :.
-�'
COUNTY Camarillo
Agriculture - Thousand' j
O�mard -),Oaks
Summer, 2004 \: /
Port Hu ne n� �� Santa Monica
I. Mountains
According to the Ventura County Workforce Investment Board, over the past two
decades the number of farm workers continued to increase — there were 5,000 more
agricultural jobs in Ventura County in 2003 than there were in 1983. This represents more
than 30% growth in an industry that is stagnant in the value of its output. As a result, while
agriculture has become a less significant component of the county's economy, its
relative importance as a source of jobs has slipped only a little.
In spite of the increase in agriculture sector jobs, wages have shown no tendency to
increase. Quite the opposite has occurred, in fact. The real, inflation- adjusted agricultural
worker's average salary has fallen in 2000 dollars from $20,503 in 1983 to only $19,729 in
2003. This is counter to the national trend where real agricultural wages grew by 15%
between 1993 and 2002.
Workforce Investment Board of Ventura County, The Future of Ventura County Agriculture: Issues and
Opportunities for Workers and Growers, 2006
II -20 Preliminary Draft - September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
Official employment data suggests there are over 20,000 agricultural workers in Ventura
County. Agricultural Commissioner Earl McPhail estimates that 17,000 to 24,000 immigrant
workers come to the county each year at peak growing seasons. Other estimates of the
Ventura County farm population come from the Migrant Health Program, housed in the
federal Bureau of Primary Health Care, Health Resources and Services Administration$. In
their most recent study (2000), MHP researchers estimated the number of farm workers in
several categories: total number of farm workers, the number of seasonal farm workers,
and the number of migrant farm workers (those who establish temporary residences in
connection with their work), as well as the total number of people living in farm worker
households (Table II -25).
Table II -25
Ventura County Farm Workers - 2000
Source: Bureau of Primary Health Cam, Health Resources and Services Administration, 2000
The 2000 Census reported about 11,000 persons employed in agricultural occupations in
Ventura County. A variety of factors could explain the difference between Census data
and the Bureau of Primary Health Care estimates, including the undocumented status of
workers or their living arrangements. Census data indicates that just 1.5% of the county's
farm workers live in Moorpark (Table II -26). The city has one complex for permanent farm
worker housing and permits additional farm worker housing in certain zones pursuant to a
conditional use permit.
Table II -26
Agricultural Employment
Source: 2000 Census, SF3 Table P50
6. Student Population
The City is home to Moorpark Community College with an enrollment of over 14,000
students. Of this total, approximately 1,600 (12% of the students) live in Moorpark itself.
Moorpark is also located near several regional colleges, including California State
University Channel Islands (Camarillo), and California Lutheran University (Thousand
Oaks).
8 Migrant and Seasonal Farmworker Enumeration Profiles Study: California," Alice C. Larsen, Ph.D., Migrant Health
Program, Bureau of Primary Health Care, Health Resources and Services Administration. September 2000.
II -21 Preliminary Draft — September 2010
47
City of Moorpark Housing Element II. 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 2000 Census, 1,998 persons, or approximately 6% of the total population living in
Moorpark, were enrolled in college.
The type of housing need depends on the nature of the enrollment. Currently, 58% of the
students are part -time, and many work full -time or part -time 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.
7. Homeless Persons
Homelessness is a continuing problem throughout California and urban areas
nationwide. During the past two decades, an increasing number of single persons have
remained homeless year after year and have become the most visible of all homeless
persons. Other persons (particularly families) have experienced shorter periods of
homelessness. However, they are often replaced by other families and individuals in a
seemingly endless cycle of homelessness.
Table II -27
Homeless Profile
Total Homeless
1
100%
1,815
100%
Age: Children (under 18)
0
0.0%
211
12%
Age: Youth (18 -24)
0
0.0%
Unknown
-
Age: Adults (25 -61)
1
100%
1,604
88%
Age: Seniors (62 +)
0
0.0%
124
8%
Male
1
100%
1078
59.4%
Female
0
0.0%
526
28.9%
Families`
0
0.0%
117
6.4%
Race and Ethnicity
White
1
100.0%
831
45.7%
Black/African American
0
0.0%
97
5.3%
American Indian /Alaskan
0
0.0%
28
1.5%
Asian or Pacific Islander
0
0.0%
10
0.5%
Other
0
0.0%
48
2.6%
Hispanic /Latino
I
1 0.0%
1 583
1 32.1%
`Combined 2- parent and 1- parent families
Source: Ventura County 2010 Homeless Count
II -22 Preliminary Draft — September 2010
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City of Moorpark Housing Element Il. Housing Needs Assessment
Moorpark is fortunate, as studies by government agencies and homeless advocacy
groups have shown that homelessness is not pervasive in the community. A homeless
count conducted by Ventura County in January 2010 indicated that on any given day
there may be up to 1 homeless person in Moorpark (Table II -27). Countywide, 2 homeless
persons identified Moorpark as their home. Homeless persons include families that might
be displaced through evictions, women and children displaced through abusive family
life, persons with substance abuse problems, or persons passing through Moorpark. The
most significant difference between the city's homeless population and the county's is
that the city's homeless are males between the ages of 25 and 61. However, due to the
small number of homeless persons in the city, comparisons between city and county
homeless populations are difficult to validate.
Although there are myriad causes of homelessness, according to Ventura County
information from 2007, among the most common causes are the following:
• Substance Abuse and Alcohol
The incidence of alcohol and other drug abuse within the homeless population
is estimated to be three times higher than the general population (30% vs.
10 %). This estimate is closely aligned with national survey statistics. The Ventura
County Housing and Homeless Coalition identifies a need in Ventura County
for treatment facilities with housing and clinical staff. They also recommend
that a treatment facility be established within the county for youth with drug
and alcohol addiction.
The State of California Department of Alcohol and Drug Programs licenses
residential facilities and /or certified alcohol and drug programs in Ventura
County. There are eleven residential facilities and two residential detoxification
facilities in the county. None are located in Moorpark. Facilities available for
substance abusers (including homeless substance abusers) are coordinated
through the County's Alcohol and Drug Program.
• Domestic Violence
The Ventura County Housing and Homeless Coalition has identified a need for
additional shelters for battered women and runaway youth. These individuals
also require counseling and assistance to become self- sufficient or return to
their families. Victims of household violence can become homeless as a result
of escaping abusive living environments. They also suffer physical and psycho-
logical trauma as a result of the abuse. Many of these persons (almost
exclusively women) are ill- equipped to fend for themselves and their children.
Without access to affordable housing, reliable transportation and supportive
counseling, they are at a greater disadvantage and create special homeless
needs. Common issues faced by battered women are lack of jobs, lack of
child care, lack of suitable housing, under - employment, codependent
substance abuse, and a need for marketable skills.
• Mental Illness
According to the Turning Point Foundation, persons who are homeless and
mentally ill have special needs and are not being served well in traditional
II -23 Preliminary Draft - September 2010
i •
City of Moorpark Housing Element II. Housing Needs Assessment
homeless shelters. Many are at risk in the community, frequently being
victimized and often suffering from physical and mental illnesses due to lack of
proper nourishment and shelter. Many of the homeless mentally ill do not avail
themselves of services or cannot be served by traditional services due to their
untreated psychiatric symptoms, active substance abuse, or histories of
abusive behavior.
The incidence of homelessness for the chronically mentally ill is expected to
increase in Ventura County due to a shortage of affordable housing and the
closing of single occupancy hotels and residential care facilities. National
surveys indicate the mentally ill comprise approximately 20% of the homeless
population (plus a portion of the 21 % of the homeless who are both mentally ill
and are suffering from drug and /or alcohol abuse). Local service providers
estimate that 33% of the homeless are also mentally ill. Moorpark, as part of the
Ventura County service area, receives assistance with the homeless mentally ill
from the Ventura County Behavioral Health Department.
Needs of the Homeless Population
While there are no emergency 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 County 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.
F. Assisted Housing at Risk of Conversion
1. Introduction
This section identifies residential projects in the city that are under an affordability
restriction, and identifies those that are at risk of losing their low- income affordability
restrictions within the ten -year period 2008 -2018. This information is used in establishing
quantified objectives for units that can be conserved during this planning period. The
inventory of assisted units includes units that have been assisted under any federal
Department of Housing and Urban Development (HUD), state, local and /or other
program.
II -24 Preliminary Draft - September 2010
50
City of Moorpark Housing Element II. Housing Needs Assessment
2. Inventory of Assisted Units
Table II -28 provides a list of developments within the City of Moorpark that currently
participate in a federal, state or local program that provided some form of assistance,
either through financial subsidy or a control measure. As seen in the table, none of the
units have covenants due to expire prior to 2018. Data compiled by SCAG and the
California Housing Partnership confirm that there are no at -risk units in Moorpark.
Table II -28
Assisted Housing Developments - Moorpark
Tafoya Terrace
30
Public housing complex operated by the Ventura County Area Housing
Permanent
Authority, provides affordable rental housing for lower- income seniors.
Waterstone
62
6 extremely -low income, 23 very-low income, 21 low- income, and 12
Permanent
moderate- income rental apartment units within a 312 -unit apartment complex
as part of Development Agreement with City.
Villa Del Arroyo
48
48 spaces within Mobile Home park are reserved for lower- income
2021
households. Villa Del Arroyo Mobile Home Estates was purchased through
issuance of Mortgage Revenue Bonds, which require 20% of the units to be
affordable.
Villa Campesina
62
31 very-low income and 31 low- income for -sale detached units in 62 -home
n/a
"sweat - equity" development. 12 homes still carrying 2nd Mortgages that
restrict income of owners.
Vintage Crest
190
190 -unit senior apartment project with 48 units reserved for very-low income
Permanent
senior households, and 142 units reserved for low- income senior households
built with affordable housing bond program and tax - credit financing
Mountain View
15
4 very-low and 11 low income for -sale detached units in a 59 -unit housing
2033
development.
_
Moonsong
6
2 very-low and 4 low- income for -sale detached units in a 25 -unit housing
Permanent
development.
TR Partners
1
1 low- income for -sale detached unit in 8 -home development.
Permanent
Canterbury Lane
7
7 low- income attached single - family units
Permanent
Waverly Place
25
25 low- income attached condominium units in 102 -unit attached
Permanent
condominium development.
G. Future Growth Needs
1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to
plan for anticipated growth. The RHNA quantifies the anticipated need for housing within
each jurisdiction for the 8'/2 -year period from January 2006 to July 2014. Communities
then determine how they will address this need through the process of updating the
Housing Elements of their General Plans.
The current RHNA was adopted by the Southern California Association of Governments
(SCAG) in July 2007. The future need for housing is determined primarily by the
forecasted growth in households in a community. Each new household, created by a
II -25 Preliminary Draft — September 2010
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City of Moorpark Housing Element II. Housing Needs Assessment
child moving out of a parent's home, by a family moving to a community for
employment, and so forth, creates the need for a housing unit. The housing need for new
households is then adjusted to maintain a desirable level of vacancy to promote housing
choice and mobility. An adjustment is also made to account for units expected to be lost
due to demolition, natural disaster, or conversion to non - housing uses. The sum of these
factors - household growth, vacancy need, and replacement need - determines the
construction need for a community. Total housing need is then distributed among four
income categories9 on the basis of the county's income distribution, with adjustments to
avoid an over - concentration of lower- income households in any community.
2. 2006 -2014 Moorpark Growth Needs
Through a delegation agreement with SCAG, the Ventura County Council of
Governments determined the RHNA growth needs for each of the county's cities plus the
unincorporated area. The total housing growth need for the City of Moorpark during the
2006 -2014 planning period is 1,617 units. This total is distributed by income category as
shown in Table II -29.
Table II -29
Regional Housing Growth Needs - Moorpark
182 1 181 1 292 1 335 1 627 1 1,617
11.2% 1 11.2% 1 18.1% 1 20.7% 1 38.8% 1 100.0%
Source: SCAG 2007
'Assumed to be 50% of the VL RHNA need per AB 2634
All new units built or preserved after January 1, 2006 may be credited against the RHNA
period. A discussion of the City's net remaining growth need is provided in the land
inventory section of Chapter III.
9 the 2001 RHNA did not identify extremely -low- income needs separately. In accordance with Government Code
§65583.a.1, the extremely -low- income need is assumed to be 50% of the very-low category.
II -26 Preliminary Draft - September 2010
52
City of Moorpark Housing Element III. Resources and Opportunities
III. RESOURCES AND OPPORTUNITIES
A. Land Resources
1. Regional Growth Needs 2006 -2014
In accordance with Government Code §65584, projected housing needs for each city
and county in the Southern California region are prepared by the Southern California
Association of Governments (SCAG) under a process known as the Regional Housing
Needs Assessment (RHNA). SCAG's Regional Council adopted the final Regional Housing
Need Allocation in July 2007. The RHNA covers the 8.5 -year planning period of January 1,
2006 to June 30, 2014.
The RHNA process began with an update of the population, employment and household
forecasts for both the region as a whole and for each county. These forecasts were
largely derived from California Department of Finance (DOF) population and
employment forecasts and modified by regional demographic and modeling efforts by
SCAG. SCAG then disaggregated the regional and county forecasts to each jurisdiction
and estimated the number of dwelling units needed to achieve a regional target
vacancy rates (2.3% owner - occupied and 5% rental) and to account for projected
housing demolitions. The total housing needed in each jurisdiction was then distributed
by income category (very low, low, moderate and upper income).
All new units built or preserved after January 1, 2006 are credited in the current RHNA
period. Table III -1 shows the net remaining growth need after crediting units built during
2006 -2009. A detailed listing of these new units by income category is provided in
Appendix B.
Table III -1
Net Remaining RHNA
RHNA (2006 -2014) 182 181 292 335 627 1,617
Units completed 2006 -2009 0 0 27 96 416 539
RHNA (net 2010 -2014) 182 181 265 239 211 1,078
Source: City of Moorpark Community Development Dept., 2010
2. Inventory of Sites for Housing Development
Section 65583(a) (3) of the Government Code requires Housing Elements to contain an
"inventory of land suitable for residential development, including vacant sites and sites
having potential for redevelopment, and an analysis of the relationship of zoning and
public facilities and services to these sites." A detailed analysis of approved projects,
pending applications, vacant land and potential redevelopment opportunities is
provided in Appendix B. The results of this analysis are summarized in Table III -2. The table
shows that the city's land inventory, including approved projects, pending applications
III -1 Preliminary Draft - September 2010
53
City of Moorpark Housing Element III. Resources and Opportunities
and the potential development of vacant and underutilized parcels, exceeds the net
remaining RHNA in the moderate and above - moderate income categories but there is a
shortfall of 232 units in the lower- income category for this planning period. The Housing
Plan (Chapter V) contains Program 3 to ensure that adequate sites with appropriate
zoning for lower- income housing will be made available to bridge this shortfall.
Table III -2
Land Inventory Summary
Approved projects
112
196
776
1,084
Pending projects
276
626
480
1,382
Vacant land - residential
50
50
Potential second units
8
8
Subtotal
396
822
1,306
2,524
RHNA (net 2010 -2014)
628
239
211
1,078
Surplus (Deficit)
(232)
583
1,095
1,446
Source. City of Moorpark Community Development Dept., 2010
A discussion of public facilities and infrastructure needed to serve future development is
contained in Section IV.B, Non - Governmental Constraints. There are currently no known
service limitations that would preclude the level of development described in the RHNA,
although developers will be required to pay fees or construct public improvements prior
to or concurrent with development.
B. Financial and Administrative Resources
1. State and Federal Resources
Community Development Block Grant Program (CDBG)
Federal funding for housing programs is available through the Department of
Housing and Urban Development (HUD). Since the City is not an entitlement
jurisdiction, Moorpark receives its CDBG allocation through the County of Ventura
rather than directly from HUD. The CDBG program is very flexible in that the funds
can be used for a wide range of activities. Eligible activities include, but are not
limited to, acquisition and /or disposition of real estate or property, public facilities
and improvements, relocation, rehabilitation and construction (under certain
limitations) of housing, homeownership assistance, and clearance activities. The
County of Ventura has recently changed how the CDBG contracts with the
entitlement area cities are handled. The County is the final decision - making body
regarding annual CDBG applications. The City plays an advisory role in
recommending which applications to fund. In past CDBG cycles, Moorpark
received approximately $192,000 annually in CDBG funds, 15% of which was
allocated to public service projects and the remainder allocated toward public
III -2 Preliminary Draft — September 2010
54
City of Moorpark Housing Element III. Resources and Opportunities
improvement projects. Under the new agreement, the County has agreed to
ensure that an amount within 5% of the City's annual allocation is used for any
applications received relevant to Moorpark. In the past, the City's public service
allocation has typically been used to fund social service organizations located
within the city. The public improvement allocation has been used to fund
architectural services for the Ruben Castro Human Services Center, a 25,000 sq.ft.
"under one roof" concept that will house various social service agencies at one
location.
Low - Income Housing Tax Credit Program
The Low - Income Housing Tax Credit Program was created by the Tax Reform Act
of 1986 to provide an alternate method of funding low- and moderate - income
housing. Each state receives a tax credit allocation, based upon population,
toward funding housing that meets program guidelines. The tax credits are then
used to leverage private capital for new construction or acquisition and
rehabilitation of affordable housing. Limitations on projects funded under the Tax
Credit programs include minimum requirements that a certain percentage of units
remain rent - restricted, based upon median income. No tax credit projects have
been built in Moorpark to date; however, the Area Housing Authority currently has
an approved project that has applied for an allocation of 2010 tax credits (see
Table B -2).
Mortgage Credit Certificates (MCC)
This program provides a federal tax credit for income- qualified homebuyers
equivalent to 15% of the annual mortgage interest. Generally, the tax savings are
calculated as income to help buyers qualify to purchase a home. Using an MCC,
first -time buyers can save $700 to $2,500 a year on their annual federal income tax
bill. The City has participated in the Program since 1997. There have been no
MCC's issued during this planning period. This is presumably due to the fact that in
order to purchase a home in Moorpark, a prospective purchaser's income has to
be higher then the income limits allowed by the MCC program. The current goal is
to assist 3 households over a 3 -year period.10 There may be more MCC's issued
during the current planning period, due to the downturn in the housing market.
Section 8 Rental Assistance
The City maintains membership in the Area Housing Authority of the County of
Ventura, which administers the Section 8 Housing Assistance Payments Program.
The Housing Assistance Payments Program assists elderly and disabled households
by paying the difference between 30% of an eligible household's income and the
actual cost of renting a unit. As of December 2008 the Section 8 Program assisted
150 households in Moorpark, including 60 families, 48 elderly households and 42
disabled households. The Housing Authority also operates Tafoya Terrace, a 30 -unit
affordable senior apartment project in Moorpark and will also be building a 20 -unit
affordable large family apartment project adjacent to Tafoya Terrace.
10 Ventura County 2005 Consolidated Plan, page 97
III -3 Preliminary Draft - September 2010
55
City of Moorpark Housing Element III. Resources and Opportunities
2. Local Resources
Moorpark Redevelopment Agency
State law requires the Moorpark Redevelopment Agency to set aside 20% of its
annual tax increment into a low- and moderate - income (L /M) housing fund. The
purpose of the L/M set -aside fund is to produce, increase, improve and preserve
the community's supply of low- and moderate - income housing (CCRL Section
3334.2). As of June 2009, the Agency had an unencumbered balance of
$3,400,000 in its Low- and Moderate - income Housing Fund.
The Agency has used L/M housing funds to acquire 9 properties at a combined
cost of approximately $2,300,000. Anticipated relocation costs were $80,000 for 2
households. Plans include assembling these 9 properties and developing 18 to 25
deed - restricted affordable ownership units.
Other Agency efforts include acquisitions of three properties which totaled
approximately $1,385,000 (L /M housing funds). The agency anticipates purchasing
a fourth property to be added to the other 3 properties for an ownership
condominium project anticipated to provide 12 to 20 units, 2 to 4 of which will be
deed - restricted affordable units.
The Agency has partnered with the Area Housing Authority of Ventura County for
the development of a multi - family rental project which will have 20 affordable
rental units on three parcels donated by a developer as part of the developer's
in -lieu requirement for affordable housing. The project has been approved and as
awaiting the results of a tax credit allocation application before starting.
The Agency is developing a site, which was acquired in a previous year, with a
single - family residence to be deed restricted and sold at an affordable price.
Construction costs are estimated to be approximately $508,000.
Residential units being developed by others within the Redevelopment Project
Area include approximately 1,781 dwelling units, both attached and detached
product, ownership and rental. Many of these units will be identified as affordable
units, through binding agreements between the developer and the City. Some
projects have been delayed for varied reasons, including the redrawing of the
digital Flood Insurance Rate Map (dFIRM) and economic conditions.
Approximately 368 affordable units are expected to be added to the City's
housing stock during the 2006 -2014 period through conditions of approval on
development projects.
III -4 Preliminary Draft - September 2010
56
City of Moorpark Housing Element III. Resources and Opportunities
Table III -3
Use of Redevelopment Housing Set -Aside Funds 2006 -2014
2006
42
$1,500,000
2007
$1,500,000
2008
9
$1,500,000
2009
23
$1,500,000
2010
22
13
$1,500,000
2011
22
12
$1,500,000
2012
22
12
$1,500,000
2013
22
13
$1,500,000
2014
22
12
$1,500,000
Totals
144
62
$13,500,000
The City estimates that the Agency will receive approximately $13,500,000 in
housing set -aside funds during the planning period for the 2008 Housing Element
(2006- 2014). Anticipated expenditures on housing programs and projects during
this period are forecast to be approximately $13,500,000.
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. The In -Lieu Fees are project
specific and vary based on the Development Agreements. Annual increases in
the fees are tied to the Consumer Price Index (CPI). 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. At the current rates for all
approved Development Agreements, the City of Moorpark can expect a total of
$1,622,000of in -lieu fees, contingent upon buildout of market rate units. The trust
fund is currently at $3,400,000.
3. Local Non - Profit Agencies
Moorpark Family Resource Center
The center provides services to families with children aged 0 -5. Services provided
include Family Education trainings on parenting issues; Information, guidance &
referrals for children with special needs; Resources for childcare and childcare
providers; Medical /dental /vision /nutrition screenings and workshops; Health
Services including: Healthy Families /MediCal Application Assistance; Enrichment
for children: Family & Me Art & Music, story times; information & referrals to outside
agencies; Book /video lending library; and Adult ESL & literacy classes
Catholic Charities and Moorpark Food Pantry
Catholic Charities is a non - profit organization that provides various social services
such as eviction prevention assistance, utility payments, and emergency rental
III -5 Preliminary Draft - September 2010
57
City of Moorpark Housing Element III. Resources and Opportunities
payments. They also run the Moorpark Food Pantry which collects various
donations of perishable and non - perishable food items, clothes, and personal
hygiene items to be distributed to the neediest families in the community.
Cabrillo Economic Development Corporation (CEDC)
The Cabrillo Economic Development Corporation (CEDC) is an active affordable
housing developer in Ventura and Santa Barbara counties. CEDC also has
construction, property management, homeownership, counseling, and
community building divisions. CEDC involved in developing two projects in
Moorpark: the 62 -unit Villa Campesina project and the 59 -unit Mountain View
project.
Mercy Charities Housing California (MCHC)
Mercy Charities is a statewide non - profit housing development corporation whose
mission is to support and strengthen communities through the provision of quality,
affordable, services- enriched housing for lower income individuals and families.
MCHC has been active in nearby Oxnard, and has completed construction of
three affordable housing projects. There are currently no active projects in
Moorpark.
Habitat for Humanity of Ventura County
Habitat for Humanity is a non - profit, Christian organization dedicated to building
affordable housing and rehabilitating damaged homes for lower income families.
Habitat builds and repairs homes for families with the help of volunteers and
homeowner /partner families. Habitat homes are sold to partner families at no
profit with affordable, no- interest loans. Volunteers, churches, businesses, and
other groups provide most of the labor for the homes. Land for new homes is
usually donated by government agencies or individuals. There are currently no
active projects in Moorpark.
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 of the Conejo Valley and surrounding communities in Ventura
County. Many Mansions develops, owns, and self- manages special needs and
permanent affordable housing. The organization also provides resident services,
housing counseling, a food bank and homeownership counseling. There are
currently no active projects in Moorpark.
Peoples' Self -Help Housing Corporation (PSHHC)
PSHHC is a housing and community development corporation serving San Luis
Obispo, Santa Barbara, and Ventura counties. PSHHC provides design,
implementation, technical assistance, and property management of low- income
homeownership and rental housing. PSHHC is known to have produced attractive
single - family homes at affordable prices in Santa Barbara. PSHHC has developed
62 homes in Moorpark.
III -6 Preliminary Draft - September 2010
City of Moorpark Housing Element III. Resources and Opportunities
C. Energy Conservation Opportunities
State law requires all new construction to comply with "energy budget" standards that
establish maximum allowable energy use from depletable sources (Title 24 of the
California Administrative Code). These requirements apply to such design components
as structural insulation, air infiltration and leakage control, setback features on
thermostats, water heating system insulation (tanks and pipes) and swimming pool
covers if a pool is equipped with a fossil fuel or electric heater. State law also requires
that a tentative tract map provide for future passive or natural heating or cooling
opportunities in the subdivision, including designing the lot sizes and configurations to
permit orienting structures to take advantage of a southern exposure, shade or prevailing
breezes.
The 2008 California Green Building Standards Code is currently in use, effective as of
August 1, 2009, however, the requirements are not mandatory at this time, they are
elective. The 2010 California Green Building Standards Code is currently in draft form
and Moorpark staff anticipates adoption by summer of 2010, effective January 1, 2011.
The 2010 code update would make portions of the California Green Building Standards
Code mandatory. Additional Green Building Standards and requirements will become
mandatory in future code updates in coming years, so that mandatory requirements are
phased in over a period of time.
Consistent with Assembly Bill 1881, in January of 2010, the City adopted by reference, the
model water efficient landscape ordinance of the State of California, as contained in
the California Code of Regulations Title 23. Waters, Division 2. Department of Water
Resources, Chapter 2.7. Model Water Efficient Landscape Ordinance, Sections 490
through 494, as the water efficient landscape ordinance of the city of Moorpark. The
Water Efficient Landscape Ordinance, (WELD) has been updated to establish a structure
for designing, installing, maintaining and managing water efficient landscapes in new
and rehabilitated projects. The ordinance reduces water use to the lowest practical
amount and sets an upper limit that shall not be exceeded. It also establishes provisions
for water management practices and water waste prevention for established
landscapes. The ordinance intends to promote the values and benefits of landscapes
while recognizing the need to use water and other resources efficiently.
On Feburary 18, 2004, the City Council adopted Resolution No. 2004 -2169 establishing
Design Standards for Solar Energy Systems to enusre that solar energy systems are
integrated into the buildings they serve without detracting from the visual character. This
Resolution allows issuance of ministerial permits, by right for the installation of solar panels
on residential structures.
Southern California Edison (SCE) and the Southern California Gas Company offer energy
conservation programs to residents of Moorpark, including audits of home energy use to
reduce electricity consumption, refrigerator rebates, appliance repair and
weatherization assistance to qualified low- income households, buyer's guides for
appliances and incentives (by the Gas Company) to switch from electric to gas
appliances. Direct assistance to low- income households is provided by the Gas
Company through the California Alternate Rates for Energy (CARE) Program and by SCE
through its Energy Management Assistance Program.
III -7 Preliminary Draft - September 2010
59
City of Moorpark Housing Element III. Resources and Opportunities
Both companies have programs to encourage energy conservation in new construction.
SCE's energy rebate program applies to residential developers as well as individual
customers. SCE also offers an Energy STAR new home program, and Sustainable
Communities Program offering design assistance and financial incentives for sustainable
housing development projects. The Gas Company's Energy Advanced Home Program is
offered to residential developers who install energy- efficient gas appliances that exceed
California energy standards by at least 15 %.
III -8 Preliminary Draft - September 2010
.1
City of Moorpark Housing Element IV. Constraints
IV. CONSTRAINTS
A. Governmental Constraints
1. Land Use Plans and Regulations
a. General Plan
Each city and county in California must prepare a comprehensive, long -term General
Plan to guide its future. The land use element of the General Plan establishes the basic
land uses and density of development within the various areas of the city. Under state
law, the General Plan elements must be internally consistent and the City's zoning must
be consistent with the General Plan. Thus, the land use plan must provide suitable
locations and densities to implement the policies of the Housing Element.
Table IV -1
Residential land Use Categories
Open Space and
Open Space (0 -S)
Single- family detached home within a large open space area
Agricultural
Agricultural Exclusive (A -E)
Single- family detached home within a large agricultural area
Rural Residential
Rural - Agricultural (R -A)
Single- family detached home on larger lots designed to maintain a rural
setting
Rural Exclusive (R -E)
Single- family homes on smaller lots designed to maintain a rural setting
Single - Family Estate (R -0)
Single- family homes or cluster developments in a rural setting
Urban Residential
Single - Family Res. (R -1)
Attached /detached single - family homes in a subdivision setting
Two - Family Res. (R -2)
Single family detached units, two units, or one duplex per lot
Residential Planned Development
(RPD)
Attached and detached single - family and multi - family units
Sources: Land Use Element, 1992; Moorpark Zoning Code, 2010
The Land Use Element of Moorpark's General Plan sets forth policies for guiding local
development. These policies, together with zoning regulations, establish the location and
type of residential development that may occur. A comprehensive update to the Land
Use Element was adopted in 1992, and several significant amendments have been
adopted since that time. These include conversion of about 2,071 acres of rural
residential designated land to higher residential densities and open space; including the
Country Club Estates, Meridian Hills Pacific Communities, Birdsall and Essex residential
developments. There have been adoptions or substantial amendments of three Specific
Plans (Carlsberg, Downtown and Moorpark Highlands) and the approval of a voter -
initiated City Urban Restriction Boundary (CURB).
Table IV -1 details the major General Plan and zoning land use categories and types of
homes permitted. The Zoning Code allows for a range of residential uses in different
settings.
IV -1 Preliminary Draft — September 2010
61
City of Moorpark Housing Element IV. Constraints
Table IV -2
Residential Development Standards
Building Standards
Density Maximum dwelling
1 du /10 1 du /40
1.0 2.0 4.0
7.0 15.0 By permits')
units per gross acre
acres acres
Min. Unit Size
n/a n/a
n/a n/a n/a
n/a n/a n/a
Max. Height
35' 35'
35' 35' 35'
35' 35' By permit
Lot Standards
Net lot area (in square feet
10 acres 40 acres
1 acre 20,000 10,000
6,225 6,500 By permit
unless noted
Lot Coverage maximum (%)
20 10
35 35 35
50 50 By permit
Lot Width (in feet)
110 110
100 80 80
60 60 By permit
Lot Depth (in feet)
150 150
100 100 100
100 100 By permit
_
Building Setbacks
Front yard setback
20' 20'
20' 20' 20'
20' 20' By permit
Side yard setback (interior)
10' 10'
5' 5' 5'
5' 5' By permit
Rear yard setback
15' 15'
15' 15' 15'
15' 15' By permit
Park Standard
Local Standard
5 acres /per 1,000 people or 120% of appraised value of usable parkland _
Parking Standards
_
Single Family
2 spaces in a garage for units :_2,800 sf and 3 spaces in a garage for units unit >2,800 sf
Multi - Family Units
1 space per unit covered in a garage or carport for each studio unit; and 2 spaces per unit 1
covered in a garage for each unit with 1 or more bedrooms, plus Y� space per unit for visitors
Mobile Homes
2 tandem spaces covered in a garage or carport per unit + Y, space /unit for visitors
Second Units
1 space per 1- bedroom unit and 2 spaces per 2- bedroom unit
Source: City of Moorpark Zoning Code (current through March 2008)
' RPD permit required for any development that creates five or more separate residential lots in the R -A, R -E, R -0, R -1, and R -2 zones.
1. Density Bonuses can be approved up to 100% with a City Council Approved Density Bonus and Development Agreement
n /a: Residential development standard not specified in the Zoning Code
Note: Residential development is also permitted within the Planned Community (P -C) zone on minimum 100 -acre site. As with R -P -D, SP
and TPD zones, development standards are "by permit."
b. Zoning
The type, location, density, and scale of residential development is regulated 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
General Plan. The Zoning Code also serves to preserve the character and integrity of
existing neighborhoods. Table IV -2 summarizes pertinent development standards for the
non - Specific Plan areas of Moorpark.
C. Specific Plan Areas
Moorpark has four Specific Plans areas: Carlsberg, Hitch Ranch, Moorpark Highlands, and
the Downtown Specific Plan. These Specific Plans have been designated to compre-
IV -2 Preliminary Draft — September 2010
62
City of Moorpark Housing Element IV. Constraints
hensively 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. (A fifth specific plan, the North
Park Village and Nature Preserve Specific Plan, which proposed to extend the Moorpark
City Urban Restriction Boundary and designate 3,544 acres of land outside the City to a
combination of residential, open space and commercial uses, was rejected by Moorpark
voters on February 28, 2008.)
Carlsberg Specific Plan
The Carlsberg Specific Plan was adopted by the City Council in September of
1994. This specific plan area encompasses a total of 488.4 acres of land, of which
220.4 acres are designated open space. There are a total of 155.0 acres
dedicated to single family detached residential development ranging in densities
between 3.0 units an acre up to 5 units per gross acre. There are 73.0 acres
designated for Sub - regional Retail / Commercial / Business Park uses and 7.0 acres
of Institutionally designated land. There is also a 9.0 acre nature preserve, a 6.5
acre public park and 17.5 acres of land dedicated for roadway, access purposes.
This Specific Plan is completely built out.
Hitch Ranch Specific Plan
The Hitch Ranch Specific Plan, in the northwest quadrant of the City, consists of
285.10 acres, of which over half of the acreage is planned for 755 residential units.
The project contains two single - family residential development areas, with lots
ranging from 4,000 to 7,000 square feet. The Specific Plan includes a multi - family
housing component consisting of a high- density residential area of 32.78 acres
with 295 housing units. The Specific Plan includes another multi - family housing
component consisting of a very- high- density residential area of 20 acres with 225
housing units. Staff anticipates having 151 low- and very-low- income, affordable
units provided within the Specific Plan. This project entered into the planning and
environmental stage as of 2000. The site planning and project description has
been finalized for application processing purposes and the Draft EIR is being
completed for circulation and consideration.
Moorpark Highlands Specific Plan
The Moorpark Highlands Specific Plan, located in the northern part of the city,
consists of approximately 445 acres. Of the total acreage, 35% is designated for
residential use at densities ranging from 1.3 to 12.0 units /acre. According to the
Specific Plan, approximately 552 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. Twenty -five low- income affordable
units were provided in this development. All affordable units are currently
occupied.
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 permit up to 6 dwelling units per acre, while the Residential Planned
IV -3 Preliminary Draft - September 2010
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City of Moorpark Housing Element IV. Constraints
Development zone permits up to 28 units per acre under land consolidation
criteria, when in conjunction with the City's density bonus provisions. 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,
duplexes, and one senior housing project. The senior project is a Public Housing
Project run by the Area Housing Authority of the County of Ventura. There are 30
units restricted to very-low and extremely -low income seniors. Within this Specific
Plan area, the Area Housing Authority of the County of Ventura also has received
entitlements and is proceeding with a development project consisting of 20
apartment units that would be restricted to Low and Very Low income residents.
d. Provisions for a Variety of Housing Types
Housing element law specifies that jurisdictions must identify adequate sites with
appropriate zoning and development standards to encourage the development of
housing for all economic segments of the population. Housing types include single - family
and multi - family housing opportunities, factory-built housing, Mobile Homes, as well as
housing for persons with special needs such as emergency shelters, transitional housing,
and farm labor housing.
Moorpark's Zoning Code permits a wide variety of housing types, as discussed below and
summarized in Table IV -3. 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 (Residential Planned
Development) clearance requires Planning Commission or City Council approval. Each
of these permit procedures is described in Subsection 4, "Development Permit
Procedures."
Multi - Family Housing
Moorpark's Zoning Code provides for multi - family housing in the R -2 and
Residential Planned Development (RPD) zones, which allow densities up to 30
dwelling units per acre (assuming a density bonus and additional incentives). The
provision of multi - family housing in these zones facilitates the production of lower -
income housing. In 2004, the state legislature passed Assembly Bill 2348, which
established 20 units /acre as the "default density" than is assumed to be suitable for
lower- income housing in smaller suburban jurisdictions such as Moorpark. Multi-
family densities of at least 20 units /acre can be achieved in the R -2 and RPD zones
as well as within specific plans.
IV -4 Preliminary Draft - September 2010
M
City of Moorpark Housing Element IV. Constraints
Table IV -3
Housing Types Permitted by Zone
Residential
Single- family
AP
AP
AP
AP
AP
AP
AP
Duplexes/Tri/Quad
_
AP
AP"
AP
Multi- family
Mobile Home Parks
CUP
CUP
CUP
CUP
CUP
CUP
Second Units
ZC
ZC
ZC
ZC
ZC
ZC
Group Housing
Boarding house
CUP (AE only)
CUP
CUP
CUP
CUP
CUP
CUP
Transitional Housing`
Emergency Shelters'
Farm Labor Housing
AP
AP
Special . Housing
Affordable or Senior"
AP
AP
AP
Source: City of Moorpark Zoning Code, current through June 2010.
Notes: *Transitional housing is permitted within commercial zones (C -0, C -1, CPD, C -2) with a conditional use permit.
Less than 5 units
ZC= zoning clearance; CUP = conditional use permit; AP =administrative permit; blank = not permitted
Second Units
In compliance with AB 1866, the City has adopted a Second Unit Ordinance
which makes permits for second units ministerial (Zoning Clearance only). Second
units are permitted on conforming lots of '/< -acre or larger. Maximum unit sizes
range from 800 to 1,100 square feet, depending on lot size. Production of second
units ranges from one to three units per year.
Mobile Homes 8 Manufactured Housing
There is often an economy of scale in manufacturing homes in a plant rather than
on site, thereby reducing cost. State law precludes local governments from
prohibiting the installation of Mobile Homes on permanent foundations on single -
family lots. It also declares a Mobile Home park to be a permitted land use on any
land planned and zoned for residential use, and prohibits requiring the average
density in a new Mobile Home park to be less than that permitted by the
Municipal Code.
Moorpark has about 243 Mobile Homes within the community. Mobile Home parks
are permitted in all residential zones subject to a CUP from the Planning
Commission. The Mobile Home 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. The City also participates in
Mobile Home revenue bond financing to provide for reserved spaces and
affordable units for very-low- income households.
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City of Moorpark Housing Element IV. Constraints
Single Room Occupancy
Single room occupancy (SRO) facilities are small studio -type units intended for
occupancy by one or two persons and may have shared bathroom or kitchen
facilities. The Zoning Code does not currently contain a definition or development
standards for SROs. The Housing Plan includes Program 8 to amend the Code to
include this type of housing in order to provide additional housing options for
lower- income persons. The update to the zoning code will result in the allowance
of SROs by -right in the Institutional and /or C -2 zones subject to objective
development standards, and in conjunction with permitted places of worship in
Residential zones.
e. Special Needs Housing
Persons with special needs include those in residential care facilities, persons with
disabilities, farm workers, persons needing emergency shelter or transitional living
arrangements, and single room occupancy units. The City's provisions for these housing
types are discussed below.
Extremely- Low - Income Households
Many of the persons and households discussed in this section under the topic of
special needs fall within the extremely -low- income category, which is defined as
30% or less of area median income, or up to $25,700 per year for a 4- person
household in Ventura County (2007).
A variety of City policies and programs described in Chapter V address the needs
of extremely -low- income households, including those in need of residential care
facilities, persons with disabilities, and farm workers. However, it should be
recognized that development of new housing for the lowest income groups
typically requires very large public subsidies, and the level of need is greater than
can be met due to funding limitations, especially during these times of declining
public revenues.
Residential Care Facilities
Residential care facilities refer to any family home, group home, or rehabilitation
facility that provides non - medical care to persons in need of personal services,
protection, supervision, assistance, guidance, or training essential for daily living.
Moorpark complies with the Lanterman Developmental Disabilities Services Act by
allowing State - authorized, certified, or licensed family care homes, foster homes,
or group homes serving six or fewer persons by -right in all residential zones.
Care facilities, including congregate living health facilities, community treatment
facilities, hospices, long -term health care facilities, residential care facilities for the
elderly, residential care facilities for persons with chronic life- threatening illness,
skilled nursing and intermediate care facilities, social rehabilitation facilities,
transitional housing placement facilities, and transitional shelter care facilities are
permitted in C -O, C -1, CPD and C -2 zones, subject to approval of a conditional
use permit from the Planning Commission.
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City of Moorpark Housing Element IV. Constraints
Housing for Persons with Disabilities
The City's building codes require that new residential construction comply with the
federal American with Disabilities Act (ADA). ADA provisions include requirements
for a minimum percentage of units in new developments to be fully accessible to
the physical disabled. Provisions of fully accessible units may also increase the
overall project development costs. However, unlike the Uniform Building Code,
enforcement of ADA requirements is not at the discretion of the City, but is
mandated under federal law. Compliance with building codes and the ADA may
increase the cost of housing production and can also impact the viability of
rehabilitation of older properties required to be brought up to current code
standards. However, these regulations provide minimum standards that must be
complied with in order to ensure the development of safe and accessible housing.
Some aspects of zoning regulations have the potential to act as a constraint on
housing for persons with disabilities. Such regulations include how "family" is
defined, physical separation or concentration requirements for group homes, site
planning requirements, parking standards, and procedures for ensuring
reasonable accommodation for persons with disabilities.
• Definition of "Family ". The Municipal Code does not currently contain a
definition of "family." Program 18 in Chapter V (Housing Plan) includes a
commitment to amend the Code consistent with current law.
• Concentration requirements. The City imposes no minimum separation
requirements for residential care facilities.
• Parking requirements. One space per 2 beds plus 1 space for each 500 square
feet is required for care facilities.
• Reasonable accommodation. The current Zoning Code allows reasonable
accommodations by- right, that include construction of uncovered porches,
platforms, or landings that do not extend above the floor level of the first floor
of the main structure, and these features may extend into required setback
areas not more than six feet. Also, construction or installation of safety guard
railings required for stairs, landings, porches, and installation of depressed
ramps are allowed and may encroach into front, side or rear setback areas,
provided they are open and do not exceed 42 inches in height. While a
zoning clearance is not required by the Planning Department, issuance of a
building permit for construction is required to ensure that construction is in
compliance with building codes. In order to ensure that the City's procedures
for reviewing and approving requests for reasonable accommodation do not
pose a constraint to persons with disabilities, the Municipal Code will be
amended consistent with current law (see Chapter V, Program 19).
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City of Moorpark Housing Element IV. Constraints
Farm Worker Housing
The state Employee Housing Act'' regulates farm worker housing and generally
requires that facilities with no more than 36 beds or 12 units be treated as an
agricultural land use that is not subject to any conditional use permit that is not
required of other agricultural uses in the same zone.
The Zoning Code allows farm worker housing, subject to an Administrative Permit,
in the Open Space, Agricultural Exclusive and Rural Agricultural zones. Agricultural
land uses within Moorpark are limited to small orchards on rural residential lots and
container plant nurseries as much of the land previously used for agriculture has
been developed with urban uses or converted to open space uses or is presently
unused. The Housing Plan includes Program No. 5 to amend the Zoning Code in
conformance with the Employee Housing Act, to address Farm Worker Housing as
part of a comprehensive study of agricultural zoning and land uses within
Moorpark.
Emergency Shelters and Transitional /Supportive 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 shelters and transitional housing as
boarding homes and permits them in most residential zone districts, subject to an
approved CUP. Emergency shelters are year -round facilities that provide a safe
alternative to the streets either in a shelter facility, or through the use of motel
vouchers. Emergency shelter is short -term, usually for 30 days or less. Transitional
housing is longer -term housing, typically up to two years. Transitional housing
requires that the resident participate in a structured program to work toward the
established goals so that they can move on to permanent housing. Residents are
often provided with an array of supportive services to assist them in meeting goals.
Pursuant to recent changes in state law (Senate Bill 2 of 2007), jurisdictions with an
unmet need for emergency shelters are now required to identify at least one zone
where emergency shelters are allowed as a permitted use without a conditional
use permit or other discretionary action. The identified zone must have sufficient
capacity to accommodate the shelter need, and at a minimum provide capacity
for at least one year -round shelter. Permit processing, development and
management standards for emergency shelters must be objective and facilitate
the development of, or conversion to, emergency shelters.
In order to comply with Senate Bill 2 (Government Code §65583 and §65589.5),
Program No. 7, requires that the City's Zoning Code be amended to identify a
zone(s) where emergency shelters are permitted by right subject to objective
development standards. The Zoning Code provisions regarding emergency
shelters and transitional /supportive housing, shall be revised in conformance with
SB 2 within one year of Housing Element adoption, to allow emergency shelters
and transitional /supportive housing by- right, in the Institutional and /or C -2 zones
when in compliance with established minimum lot size and location standards,
I' California Health and Safety Code Sec. 17021.5 and 17021.6
IV -8 Preliminary Draft - September 2010
•:
City of Moorpark Housing Element IV. Constraints
and also allow emergency shelters and transitional /supportive housing by -right at
existing established places of worship in residential zones, provided that the use is
established in coordination with an existing permitted religious facility.
SB 2 also requires that transitional housing be treated as a residential use that is
subject only to the same requirements and procedures that apply to any other
residential use of the same type in the same zone. The Housing Plan includes
Program No. 7 to amend the Zoning Code in compliance with these requirements.
L Off - Street Parking Requirements
The City's parking requirements for residential zones vary by residential type, housing
product, and parking needs (see Table IV -2). Two enclosed parking spaces are required
for a single - family residence. Multi- family units require two covered spaces per unit (one
enclosed) plus an additional 1/2 space for guest parking. Mobile Home parks require two
covered parking spaces for each unit Plus '/4 space per unit for guest parking. Second
units are required to have one space for a one - bedroom unit and two spaces for a two -
bedroom unit. The current parking requirements allow reduced parking for special cases
such as affordable or senior units, whereby existing standards allow a reduction to '/2 of a
space per unit for senior residential units. These requirements are typical and do not pose
a constraint to housing supply or affordability.
g. Density Bonus and Inclusionary/In -lieu Fee Program
Moorpark employs a variety of tools that facilitate and encourage the development of
affordable housing for all economic segments of the community. 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 lower- and moderate - income households.
Moorpark has adopted a Density Bonus Ordinance (Chapter 17.64 of the Zoning Code)
that allows a density increase of up to 100% above the otherwise allowable maximum for
qualifying projects. The increase in the allowable housing units under a density bonus is
based on the percentage density increase above that permitted under the existing
zoning per state density bonus law (Government Code Section 65915 et seq.) and
Chapter 17.64 of the zoning code, as follows:
• When one hundred percent (100 %) of the units in a housing development
project are restricted to be affordable to low or very low income households
for the life of the project, a density bonus up to a maximum of one hundred
percent (100 %) greater density than allowed by the existing zone may be
granted by the city council when considering project entitlements. The one
hundred percent (100 %) maximum density bonus is inclusive of all density
bonuses allowed under Government Code Section 65915 et seq., and
Chapter 17.64 of the zoning code.
• When at least sixty percent (60 %) of the units in a housing development
project are restricted to be affordable to low or very low income households
for the life of the project, a density bonus up to a maximum of seventy -five
IV -9 Preliminary Draft - September 2010
••
City of Moorpark Housing Element IV. Constraints
percent (75 %) greater density than allowed by the existing zone may be
granted by the city council when considering project entitlements. The
seventy -five percent (75 %) maximum density bonus is inclusive of all density
bonuses allowed under Government Code Section 65915 et seq., and
Chapter 17.64 of the zoning code.
• For density bonuses higher than required by state law, the city council must
find that: (a) the project will help to meet a local housing need for family
housing as identified by the housing element of the general plan; and (b) the
project will be compatible with surrounding development. Density bonuses
higher than required by state law may not be granted for an age- restricted
senior housing project.
In conjunction with the Density Bonus Ordinance, concessions and /or incentives
determined by the city council necessary in order to develop affordable units in lieu of or
in addition to density bonuses may include, but are not limited to, the following:
• A reduction in development standards by an amount not to exceed twenty
percent (20 %), or a reduction in architectural design requirements beyond the
minimum building standards adopted by the city; and
• Other regulatory incentives or concessions proposed by the developer or the city,
which result in identifiable cost reductions.
• The City Council, in granting higher density bonuses under subsections (B) (2) and
(B) (3), is not obligated to grant any additional incentives or concessions.
State law (Government Code §65915) was amended (SB 1818 of 2004) to increase the
maximum permitted density bonus to 35% along with other changes. Therefore, in 2009,
the City adopted a Density Bonus Ordinance to update the Zoning Code in compliance
with current state law, as outlined above.
The City's Inclusionary Program requires 15% of units constructed within the
Redevelopment Project Area to be affordable to lower- income households and has a
10% requirement for all Specific Plan projects outside the Project Area. If a developer
cannot meet all of the affordable housing requirements, an in lieu fee is paid.
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 opted to pay $900,000 in fees to cover the very-low- income
requirement. Over the 2000 -2005 period, the City accrued approximately $2.5 million in
in -lieu fees that are used to assist in the development, rehabilitation or preservation of
affordable housing.
Density bonus 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 has granted density increases for projects that are required
to provide inclusionary units or pay in -lieu fees. As an example, 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.
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City of Moorpark Housing Element IV. Constraints
h. Condominium Conversions
In order to reduce the impacts of condominium conversions on residents of rental
housing and to maintain a supply of rental housing for low- and moderate - income
persons, the City's Municipal Code (Section 16.30.040 to .070) provides for the following:
1. Tenant notifications of the proposed conversion in compliance with Section
66452.8 of the State Subdivision Map Act;
2. A phasing plan to reflect unit sales and tenant relocation agreements;
3. A tenant assistance plan that provides for a 90 -day period for the tenant to
exercise his or her right of first refusal to purchase a unit pursuant to Section
66427.1(d) of the Subdivision Map Act. The assistance plan also provides for
the reimbursement of tenant moving costs;
4. Reservation of a minimum of 20% of the units as affordable, with 10% low -
income and 10% very-low- income units guaranteed through a recorded
affordable housing agreement between the property owner and city; and
5. A requirement that vacancy rates at the time of the approval of the
conversion are below guidelines set forth in the General Plan.
As a result of these requirements, the potential impact of condominium conversions is not
a significant constraint on the preservation of affordable rental housing.
Building Codes and Enforcement
State law prohibits the imposition of building standards that are not necessitated by local
geographic, climatic or topographic conditions and requires that local governments
making changes or modifications in building standards must report such changes to the
Department of Housing and Community Development and file an expressed finding that
the change is needed.
The City's building codes are based upon the 2007 California Building, Plumbing,
Mechanical and Electrical Codes with local amendments adopted that address
structural calculations. These are considered to be the minimum necessary to protect
the public's health, safety and welfare. No additional regulations have been imposed by
the city that would unnecessarily add to housing costs.
The City attempts to link its code enforcement and housing preservation efforts, when
appropriate, by making property owners aware of available programs to help with
repairs, particularly for lower- income residents.
The City of Moorpark's Rental Inspection Program was created in 2007 to safeguard the
health and safety of tenants living in rental units in Moorpark by ensuring that rental
properties in the city are sanitary and conform to current state fire, building and
municipal codes. The program requires all rental properties to submit to an annual
inspection focusing on life and health safety issues such as working smoke detectors and
working heat and hot water.
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71
City of Moorpark Housing Element IV. Constraints
r Growth Controls
Growth management has long been a concern in Ventura County. In 1999, the City
adopted the "SOAR" (Save Open Space and Agricultural Resources) Initiative. This
Initiative originated from public concern that rapid urban development over the past
decade was threatening agricultural, open space, watershed, sensitive wetlands, and
riparian areas vital to Ventura County. Voters thus passed an initiative amending the
General Plan to direct population growth into incorporated areas where infrastructure is
in place.
Until December 31, 2020, the City is required to restrict urban uses to areas within the
urban restriction boundary (CURB), which is generally coterminous with the City's Sphere
of Influence and corporate limits. The City Council may not approve 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 sufficient land resources are not available to address the City's RHNA allocation, the
SOAR Initiative allows the City Council to amend the CURB line to comply with state law
regarding the provision of housing for all economic segments of the community. In order
to invoke this provision, 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);
• there is no existing residentially -zoned land available within the CURB and it is
not reasonably feasible to re- designate land within the CURB for such
purposes; and
• no more than 20 acres may be brought within the CURB for this purpose
annually.
The SOAR Initiative is not expected to prevent the City from meeting its RHNA
requirements for the following reasons: (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.
2. Development Processing Procedures
a. Residential Permit Processing
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.
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City of Moorpark Housing Element IV. Constraints
• 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. The zone clearance is a
ministerial permit granted by the Director of Community Development without
a public hearing. Approval is typically granted within 1 -3 days from submittal
of a complete application.
• Administrative Permit - Some projects may require an administrative permit,
such as detached single - family housing unit developments or affordable or
senior housing projects of less than five total units. These developments
typically have a higher level of concern regarding compatibility with adjacent
uses and therefore require a greater level of zoning review, requiring approval
of an administrative permit. The administrative zone clearance is granted by
the Director of Community Development, without a public hearing. These
projects typically qualify for a Categorical Exemption under CEQA. Approval is
typically received within one month from submittal of a complete application.
• Conditional Use Permit - A conditional use permit is required for uses such as
Mobile Home parks and boarding houses. Development projects are required
to meet site development standards and submit site plans and architecture
subject to design review. A public hearing is required. For residential
developments, the decision - making body is the Planning Commission, with
appeals heard by the City Council. Typical review and approval time is 2.5 to
9 months, depending on project complexity and the level of CEQA review
required. Conditions of approval typically include a minimum number of units
or tenant spaces to be provided and may include special conditions for
parking arrangements.
• Planned Development Permit - Planned development permits are required for
new residential developments associated with a subdivision of land, zone
change, Development Agreement and may include a General Plan
Amendment and are approved by the Planning Commission at a public
hearing and at a public hearing before the City Council, who makes the final
determination on the permit. 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. Staff typically works with the applicant on the
project design to ensure the site planning and architecture is compatible with
the surrounding properties and will not negatively affect the safety, health and
welfare of adjoining property owners. Typical review and approval time is 3 -6
months, depending on project complexity and the level of CEQA review
required. Conditions of approval typically include parking standards,
landscaping criteria, trash storage and disposal services, minimum and
maximum standards related to varieties of architectural designs of units,
setbacks and circulation and access.
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City of Moorpark Housing Element IV. Constraints
b. Efforts to Minimize Development Review Timeframes
State law requires that communities work toward improving the efficiency of their
planning and building permit processes by providing 'one- stop" processing, thereby
eliminating the unnecessary duplication of effort. The Permit Streamlining Act reduces
delay by limiting permit processing time to one year and requiring agencies to specify
the information needed for an acceptable application.
Early consultation with City staff is encouraged to identify issues as soon as possible and
reduce processing time. A "pre- submittal conference" is strongly encouraged so that
applicants can become acquainted with the information and fees required by each
department and agency. Site and architectural plans are also reviewed for consistency
with City standards. This conference allows the applicant to determine the feasibility of
the project and make adjustments during the preliminary planning stages to minimize
costs.
Simultaneous processing of entitlements (e.g., subdivisions and planned developments
permits) is also provided as a means of expediting the review process. These procedures
help to ensure that the development review process meets all legal requirements without
causing an unwarranted constraint to housing development.
Table IV -4 summarizes the typical time frame for reviewing projects from pre - application
development review phase through approval.
Table IV -4
Development Review Times
Pre - Application Review
1 to 4 mos.
Complexity; special study needs
Variance
2 to 6 mos.
Complexity; level of review
Zone Clearance
1 — 3 days
Scale of project
General Plan Amendment
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 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
Source: City of Moorpark, 2009
The tmeframe 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 of 100 homes, to even larger Specific Plan projects. The time 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.
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City of Moorpark Housing Element IV. Constraints
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.
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 that address the housing needs of
the community and also are designed in a manner that preserves and contributes to the
quality of the living environment in Moorpark.
The RPD and design review process begins with a joint application submittal to the
Community Development Department. City staff meets with the developer to discuss the
project and, upon request by the applicant, provides appropriate direction and
examples of projects that meet City design standards.
Once the project schematics are completed, staff reviews the application to make sure
it is complete, and then prepares 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 Archstone and Urban West projects.
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 the year 2012.
C. Environmental Review
Environmental review is required for all discretionary development projects under the
California Environmental Quality Act (CEQA). Most projects in Moorpark are either
Categorically Exempt or require only an Initial Study and Negative Declaration.
Developments that have the potential of creating significant impacts that cannot be
mitigated require the preparation of an Environmental Impact Report. Most residential
projects require a Negative Declaration, which takes two to three weeks to complete.
IV -15 Preliminary Draft - September 2010
75
City of Moorpark Housing Element IV. Constraints
Categorically Exempt developments such as second residential units require a minimal
amount of time. As a result, state - mandated environmental review does not pose a
significant constraint to housing development.
3. Development Fees and Improvement Requirements
State law limits fees charged for development permit processing to the reasonable cost
of providing the service for which the fee is charged. Various fees and assessments are
charged by the City and other public agencies to cover the costs of processing permit
applications and providing services and facilities such as schools, parks and
infrastructure. Almost all of these fees are assessed through a pro rata share system,
based on the magnitude of the project's impact or on the extent of the benefit that will
be derived.
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 cost of processing a particular
type of case. Table IV -5 summarizes planning, development, and other fees charged for
new residential development.
Table IV -5
Development Review Fees
Pre Screening for General Plan Amendment
$5,800.00
General Plan Amendment
$5,200.00
Residential Planned Development (SF or MF)
$19,500.00 < 30 units or $26,000.00 > 30 units
Tentative Tract Map
_
$9,100.00 < 30 units or $19,500.00 > 30 units
Administrative Exception (Minor Variance)
$650.00
Variance — Existing Single- family Residential
$5,000.00
Administrative Permit
$780.00
_
Conditional Use Permit — Residential Uses
$5,000.00
Zone Change
$5,200.00
Code Amendment
Rnarls-
Area of Contribution SpringMerra Re'ada Roads
$9,142.13
$9,142.13
$9,142.13
Area of Contribution GabberUCasey Roads
$2,030.00
$7,807.00
$2,030.00
$7,807.00
$2,030.00
$7,807.00 _
Area of Contribution Los Angeles Avenue
Fire Protection Facilities Fee
$979.46 per unit
$1,027.00 per unit
$721.87 per unit _
$1,027.00 per unit
_ $587.08 per unit _
$1,027.00 per unit
_
Facilities Fee
_Police
Calleguas Water District Fee - Capital Improvement Fee
$4,649.00 per 1" meter
$14,908.00 per 2' meter
unknown
Water Waterworks District #1 - Capital Improvement Fee
$4,562.00 per 1" meter
$15,967.00 per 2" meter
unknown
Flood Control — Land Development Fee (watershed Protnbon aslmt)
$600 per unit maximum
$2,400 per acre
$600 per unit maximum
Sewer Connection
Library Facilities Fee
$4,386.00 per unit
$4,386.00 per unit
unknown
$612.06 per unit
$925.68 per unit
$596.91 per unit
School Fees
$2.97 per sq. ft.
$2.97 per sq. ft.
$2.97 per sq ft.
N/A = Not applicable
Source: City of Moorpark, 2010
IV -16 Preliminary Draft - September 2010
City of Moorpark Housing Element IV. Constraints
Moorpark's development fees are considered typical for jurisdictions in Ventura County.
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 provide developers
with incentives such as the waiving of fees and other concessions that may result in 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.
After the passage of Proposition 13 and its limitation on local governments' property tax
revenues, cities and counties have faced increasing difficulty in providing public services
and facilities to serve their residents. One of the main consequences of Proposition 13 has
been the shift in funding of new infrastructure from general tax revenues to development
impact fees and improvement requirements on land developers. The City requires
developers to provide on -site and off -site improvements necessary to serve their projects.
Such improvements may include water, sewer and other utility extensions, street
construction and traffic control device installation that are reasonably related to the
project. Dedication of land or in -lieu fees may also be required of a project for rights -of-
way, transit facilities, parks and school sites, consistent with the Subdivision Map Act.
City road standards vary by roadway designation as provided in Table IV -6.
Table IV -6
Road Improvement Standards
6 -lane arterial
6 110 - 120'
90 - 104'
4 -lane arterial
4 80 -100'
60 - 80'
Rural collector
2 - 4 70 - 90'
54 - 64'
Local collector
2 50 - 70'
36 - 54'
Source: City of Moorpark General Plan - Circulation Element
A local residential street requires a 56 foot right -of -way, with two 18 foot travel lanes. The
City's road standards are typical for cities in Ventura County and do not act as a
constraint to housing development.
The City's Capital Improvement Program (CIP) contains a schedule of public
improvements including streets, bridges and other facilities needed for the continued
build -out of the city. The CIP helps to ensure that construction of public improvements is
coordinated with private development.
Although development fees and improvement requirements increase the cost of
housing, cities have little choice in establishing such requirements due to the limitations
on property taxes and other revenue sources needed to fund public improvements.
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77
City of Moorpark Housing Element IV. Constraints
B. Non - Governmental Constraints
1. Environmental Constraints
Environmental constraints include physical features such as steep slopes, fault zones,
floodplains, sensitive biological habitat, and agricultural lands. In many cases,
development of these areas is constrained by state and federal laws (e.g., FEMA
floodplain regulations, the Clean Water Act and the Endangered Species Act, and the
state Fish and Game Code and Alquist- Priolo Act). The City's land use plans have been
designed to protect sensitive areas from development, and also to protect public safety
by avoiding development in hazardous areas. While these policies constrain residential
development to some extent, they are necessary to support other public policies.
2. Infrastructure Constraints
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 new development. To provide needed
transportation improvements, 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 new developments.
• Drainage - The major drainage facility in Moorpark 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 the risk of flooding in
parts of Moorpark. Until such improvements are completed, developers must
provide site improvements necessary to protect the property from flooding.
• Wastewater 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 Plant (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 beyond the current 2014 planning period.
• Water Supply - Ventura County Waterworks District # 1 provides domestic
water to Moorpark. 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
housina needs in Moorpark throuahout the olannina period.
Iv -18 Preliminary Draft - September 2010
City of Moorpark Housing Element IV. Constraints
3. Land Costs
Land represents one of the most significant components of the cost of new housing.
Land values fluctuate with market conditions, and steadily increased during the previous
planning period. The recent downturn in the housing market is expected to affect land
values negatively, however. Changes in land prices reflect the cyclical nature of the
residential real estate market. It appears as though we are in a downturn similar to the
early 1980s and early 1990s, and recovery will occur and land prices will again rise,
although the timing is unknown. Per -unit land cost is directly affected by density - higher
density allows the cost to be spread across more units, reducing the total price. The City's
policies regarding inclusionary housing and density bonus help to reduce land costs,
thereby improving affordability.
4. Construction Costs
Construction cost is affected by the price of materials, labor, development standards
and general market conditions. The City has no influence over materials and labor costs,
and the building codes and development standards in Moorpark are not substantially
different than most other cities in Ventura County and the state of California.
5. Cost and Availability of Financing
Moorpark is similar to most other communities with regard to private sector home
financing programs. Moorpark participates in a mortgage credit certificate program that
offers homebuyers a tax credit and assists in qualifying for a home loan. The City is also a
participant in the California Rural Housing Mortgage Finance authority homebuyer fund
that provides low- interest loans to first -time homebuyers. Low - interest loans and grants
are also offered through the Community Development Block Grant Program for home
improvements to help maintain existing housing units.
The recent crisis in the mortgage industry will affect the availability and cost of real estate
loans, although the long -term effects are unpredictable. The credit "crunch" resulted
when "sub- prime" lenders made it possible for persons who could not qualify for
conventional mortgages to become homeowners even though they did not have the
credit history and income to support repayment of the loans. The problem typically
occurred with adjustable rate mortgages (ARMS) after the initial fixed interest rate period
expires (generally two to three years) and the interest rate converts to market. Because
ARMs often offer "teaser" initial interest rates well below market for the first few years,
monthly payments may increase by several hundred dollars when the loan converts to
market rate. When property values were increasing, as was the case from 2000 - 2006,
homeowners had the option of refinancing to a new loan when the initial interest rate
period expired. However, in the current market with declining values, homeowners may
owe more than the resale value of their home, making refinancing impossible. As a result
of these conditions, there has been a significant rise in foreclosure rates, and changes in
mortgage underwriting standards are likely to have greater impacts on low- income
families than other segments of the community.
IV -19 Preliminary Draft - September 2010
79
City of Moorpark Housing Element IV. Constraints
Under state law, it is illegal for real estate lending institutions to discriminate against entire
neighborhoods in lending practices because of the physical, social or economic
conditions in the area ( "redlining "). In monitoring new construction sales, re -sales of
existing homes, and permits for remodeling, it would not appear that redlining is
occurring in the city.
C. Fair Housing
State law prohibits discrimination in the development process or in real property
transactions, and it is the City's policy to uphold the law in this regard. Moorpark
participated in a countywide consortium that prepared an Analysis of Impediments to
Fair Housing Choice in 2010. Such impediments are typically any action, omission, or
decisions that have the effect of restricting housing choice or the availability of housing
on the basis of race, color, ancestry, national origin, religion, sex, disability, marital status,
familial status, source of income, sexual orientation, or any other arbitrary factor.
The County contracts with a fair housing agency for these services. Fair housing
programs, referral, and counseling for Moorpark residents are provided by the Housing
Rights Center and funded through the Entitlement Area CDBG program. The City's
support and participation in fair housing activities minimizes the potential for housing
discrimination in Moorpark (see Housing Plan, Program # #). The County is updating the
Analysis of Impediments in 2010.
IV -20 Preliminary Draft - September 2010
City of Moorpark Housing Element V. Housing Plan
V. HOUSING PLAN
Chapters II through IV describe the housing needs, resources and constraints in
Moorpark. This Housing Plan sets forth the City's goals, policies, programs, and quantified
objectives to address the identified housing needs in Moorpark from 2008 to 2014.
A. 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, disability 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 show 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.
V -1 Preliminary Draft - September 2010
LOW
City of Moorpark Housing Element V. Housing Plan
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.
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.
V -2 Preliminary Draft - September 2010
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City of Moorpark Housing Element V. Housing Plan
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: I,' priority -
production of affordable housing; 2nd - subsidy of affordable housing; 3rd -
housing rehabilitation; and 4,h priority - housing assistance.
4. Removal of Government Constraints
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 improve-
ment 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.
V -3 Preliminary Draft - September 2010
M
City of Moorpark Housing Element V. Housing Plan
Policy 5.3 Implement appropriate action items identified in the Ventura County
Analysis of Impediments to ensure fair and equal access to housing.
B. Housing Programs
The goals and policies discussed above are implemented through housing programs
offered by the City's Community Development Department and Redevelopment
Agency.
This section describes the programs that Moorpark will implement to address housing
needs within the community. Table V -1 provides a summary of each program, six -year
objective, funding sources, and agency responsible to implement the program.
Housing Rehabilitation
Six -Year Objective:
The Housing Rehabilitation Program provides rehabilitation loans to low- income Provide loans for a maximum of 25
owner households. Loans up to $50,000 are provided for owner - occupied housing single - family units and 10 Mobile Home
and $20,000 for Mobile Home units. Rehab participants pay only a 3% annual units.
interest rate amortized over 10 years for single family units. Mobile Home loans
have a 20 -year term coupled with conditional forgiveness. The loan is forgiven at
the rate of 10% per year from years 11 thru 20..
2. Code Compliance
Six -Year Objective:
The City currently maintains one full -time code compliance technician to ensure
Continue code compliance activities,
compliance with building and property maintenance codes. The Code Compliance
including issuance of routine business
Division receives approximately 90 complaints per month. The Code Compliance
registrations and inspections of rental
Division plays a key role in improving neighborhoods. The Division handles a
units throughout the City.
variety of issues ranging from property maintenance (e.g. illegally park vehicles,
overgrown vegetation) to housing conditions.
.•.L.
3. Sites to Accommodate Fair -Share Housing Needs Six -Year Objective:
Vacant or underutilized sites offer opportunities for residential development and
achieve lower- income housing goals, as identified by the RHNA. In the past
several years, developers have initiated both the conversion of commercial sites
for residential use, and the up- zoning of low- density residential sites for higher -
density development. Zoning amendments have resulted in development of the
Archstone project, Shea Homes Tract 5425, the CEDC Monte Vista project. Other
projects where zoning has been modified to allow for affordable housing
opportunities that have not yet been built include the Pacific Communities project
and the Essex apartment project, and the Pardee School Site project. Other
projects are under consideration.
Although significant affordable housing opportunities have been created,
additional sites with a minimum of 12 total acres will be rezoned to allow multi-
family residential development by -right at a density of 20 units /acre in order to
ensure adequate capacity to accommodate the City's fair -share needs during this
planning period. Rezoned sites shall meet all the requirements of Government
Code Sec. 65583.0.
:3
Downtown Specific Plan
By 2012, identify and re -zone 12 acres
of land at a density of 20 units per acre.
Six -Year Objective:
V -4 Preliminary Draft — September 2010
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City of Moorpark Housing Element V. Housing Plan
The Downtown Specific Plan, which was adopted in 1998, is designed to Prepare Downtown Specific Plan land
encourage a pedestrian - oriented mix of businesses, offices, and residential uses inventory by end of 2012.
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, and the City's density bonus provisions
are utilized, the maximum density can be increased to 28 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.
5. Farm Worker Housing
Six -Year Objective:
Though most of the region's functional agricultural areas are located outside
Amend the Zoning Code in
Moorpark, some farm workers live in the community. Year -round farm laborers are
conformance with the Employee
typically housed in older apartments, government- assisted units, and Mobile-
Housing Act in within two years of
Homes. In order to facilitate the provision of additional housing for agricultural
Housing Element adoption, following
workers, the City will address Farm Worker Housing as part of a comprehensive
completion of a comprehensive study of
study of agricultural zoning and land uses within Moorpark, consistent with the
agricultural zoning and land uses within
Employee Housing Act (Health & Safety Code Sec. 17021.5 & 17021.6).
Moorpark.
6. Second Units
Six -Year Objective:
A secondary unit is a separate dwelling unit that provides complete, independent
The City will continue to permit second
living facilities for one or more persons. Second units are currently allowed on lots
units in all residential zones pursuant to
of 10,890 square feet or greater pursuant to an approved zoning clearance. The
an administrative permit. Publicize
unit must meet the minimum development standards for the primary residence
second unit regulations. The City
unit. Given the limited developable land remaining in Moorpark, continuing to
anticipates that 10 second units will be
integrate second units in appropriate locations presents an opportunity for the City
built during the planning period.
to accommodate needed rental housing for lower- income persons, students, and
seniors. Second unit regulations will be publicized on the website and in flyers
posted in City Hall.
7. Emergency Shelters and Transitional /Supportive Housing
Six -Year Objective:
Recent amendments to state housing law (SB 2 of 2007) require jurisdictions with
Revise the Zoning Code provisions
an unmet shelter need to designate at least one zone where year -round
regarding emergency shelters and
emergency shelters are allowed by -right (i.e., without a conditional use permit or
transitional /supportive housing in
other discretionary action). To comply with State law, the City will amend the
conformance with SB 2 within one year
Zoning Code to permit emergency shelters by -right subject to objective
of Housing Element adoption.
development standards in the Institutional and/or C -2 zones, and in conjunction
with permitted places of worship in residential zones, provided that the use is
established in coordination with an existing permitted religious facility.
SB 2 also requires that transitional and supportive housing be treated as a
residential use that is subject only to the same requirements and procedures as
other residential uses of the same type in the same zone. The Zoning Code will be
amended in conformance with this requirement.
8. Single Room Occupancy (SROs)
Six -Year Objective:
In order to encourage additional housing for persons with extremely -low incomes
Revise the Zoning Code within one
(ELI), the Zoning Code will be amended to allow Single Room Occupancy (SRO)
year of Housing Element adoption to
units by -right (i.e., without a conditional use permit or other discretionary action) in
allow SROs in the Institutional and C -2
the Institutional and C -2 zones subject to objective development standards, and
zones and at existing established
V -S Preliminary Draft - September 2010
City of Moorpark Housing Element V. Housing Plan
by -right in conjunction with permitted places of worship in the Residential zones.
9. Section 8 Rental Assistance
The Section 8 program provides rent subsidies to very-low- income households
who spend 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 Area Housing Authority of
the County of Ventura administers the Section 8 program on behalf of the City.
10. Mortgage Credit Certificate Program
places of worship in the residential
zones, provided that the use is
established in coordination with an
existing permitted religious facility.
Six -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.
Six -Year Objective:
The City participates in the federal Mortgage Credit Certificate Program operated Continue participation and advertise
by Ventura County. The MCC program allows qualified first -time homebuyers to program availability.
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 allows homebuyers more
income to qualify for a mortgage. Therefore, the MCC Program is a way to further
leverage homeownership assistance.
11. Preservation Programs
a. Mobile Home Park Affordability
Six -Year Objective:
The Mobile Home Park Rent Stabilization Program has been non - operational
Continue monitoring Villa Del Arroyo's
since the purchase of Villa Del Arroyo by Augusta Homes and the closing and
compliance with the requirements of
relocation of the tenants at Moorpark Mobile Home Park. The City issued bonds to
the Regulatory Agreement to ensure
assist Augusta Homes with the purchase of Villa Del Arroyo Mobile Home Park.
that the 48 housing units are occupied
The bond regulatory agreement at Villa Del Arroyo, requires the park to maintain
by very-low- income families.
48 housing units for very -low- income families. The City hired a consultant to
provide regular monitoring of the Regulatory Agreement.
b. Resale Refinance Restriction and Option to Purchase Agreements
Six -Year Objective:
Resale Refinance Restriction and Option to Purchase Agreements are required by
Continue to monitor the status of the
the City for affordable housing units, which are covenants that preserve affordable
Resale Refinance Restriction and
units in perpetuity. This ensures that after affordable units are created they are
Option to Purchase Agreements for
not sold or re -sold at market rate prices.
affordable units.
12. Inclusionary Program Six -Year Objective:
Through the use of development agreements, the City's inclusionary policies
require that 10% to 15% of all units in each development project and 15% to 20%
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- income housing, it may
become necessary to earmark funding to assist in the development. Therefore,
the City will develop a policy for expending the estimated $3 to $3.5 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 VL households.
V -6
Adopt fee expenditure priorities as
follows:
1 Sc priority — affordable housing
production;
2nd __ subsidy of affordable housing;
3rd housing rehabilitation; and
41, housing assistance. Adopt
expenditure priorities by end of 2012.
Assist in the development of up to 20
very low- income units by end of 2014.
Preliminary Draft - September 2010
City of Moorpark Housing Element V. Housing Plan
13. Land Assemblage /Disposition /Acquisition
Six -Year Objective:
The City and its Redevelopment Agency will continue to encourage the provision
Assist in the purchase and assembly of
of quality, affordable housing through use of land write - downs, direct financial
land for housing.
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
Six -Year Objective:
Regulatory assistance can be used to assist in the development of projects that
Continue to provide regulatory
address local housing needs. In the past, the City has adjusted development
assistance for projects that address
standards, increased density, and carried interest cost on land for affordable
local housing needs.
housing projects. The City will continue to provide regulatory assistance for the
development of affordable projects that address identified housing needs, such as
special needs groups and the RHNA.
15. Assistance to CHDOs
Six -Year Objective:
The City will continue to work with local Community Housing Development
Continue to work with local CHDOs by
Organizations to provide affordable housing to meet the needs of lower- income
providing assistance for the
households. In the past, the City assisted the Villa Campesina project, a 62 -unit
development of affordable housing in
single - family sweat equity development for farm workers and other lower- income
Moorpark.
households, by reducing development fees. The City also sold property acquired
through bond financing to Cabrillo Economic Development Corporation for the
Mountain View project, which provides 15 single - family homes for lower- income
families and an additional 44 units for moderate - income families.
16. Density Bonus Program
Six -Year Objective:
In 2004 the state legislature amended density bonus law (SB 1818). In 2009, the
Continue to monitor State density
City amended the General Plan Land Use element and the Zoning Ordinance to
bonus law and make changes to local
go above and beyond State requirements by allowing up to 100% density bonus
regulations as necessary to stay
for affordable housing projects that are 100% affordable to low and very low
current with State law.
income households.
Removal of Government Constraints
17. R -P -D Zone Designation
Six -Year Objective:
The R -P -D Zone designation provides flexibility in the development process to Continue to use the R -P -D Zone
meet specific housing needs. The R -P -D Zone designation offers various densities designation to encourage a variety of
that can be tailored to the lot, nature of the development, and local housing needs. housing types to address local needs.
The R -P -D Zone provides a mechanism for the development of higher- density
housing (up to 20 du /ac) and can be coupled with a density bonus, financial and
regulatory incentives to provide affordable housing.
18. Fair Housing Services Six -Year Objective:
Moorpark, in conjunction with Ventura County, will continue to ensure the Continue to support provision of fair
provision of fair housing services for its residents. These services will include housing services.
counseling and information on housing discrimination, landlord- tenant dispute
resolution, bilingual housing literature, and testing for housing discrimination. The
County contracts with a Fair Housing provider through the CDBG program.
19. Definition of "Family" Six -Year Objective:
V -7 Preliminary Draft — September 2010
City of Moorpark Housing Element V. Housing Plan
The Municipal Code will be amended to include a definition of "family" consistent Municipal Code amendment in 2010 -
with current law.
2011.
20. Reasonable Accommodation
Six -Year Objective:
The Municipal Code will be amended to include procedures for reviewing and
Municipal Code amendment in 2010 -
approving requests for reasonable accommodation by persons with disabilities
2011.
consistent with current law.
Share Needs
Table V -1
development at a density of 20
Housing Program Implementation Summary
g and Neighborhood Conservation
1. Housing Preserve and Provide loans for a maximum of
RDA Set -Aside RDA 2008 -2014
Rehabilitation Program improve 25 single - family units & 10
and Housing
neighborhoods and Mobile Homes.
Trust Fund
2. Code Enforcement housing Continue code enforcement
Department Community 2008 -2014
activities
Budget Development
Department
Department
2012
(CDD)
3. Sites to
Provide sufficient
Rezone sites totaling 12 acres
Department
CDD
2012
Accommodate Fair
sites to address the
to allow multi - family
Budget
Share Needs
full range of housing
development at a density of 20
needs identified in
the RHNA.
units /acre.
4. Downtown Specific
Prepare Downtown Specific
Department
RDA & CDD
2012
Program
Plan land inventory
Budget
5. Farmworker Housing
Comprehensive review of
Department
RDA & CDD
2012 -13
farmworker housing regulations
Budget
& Municipal Code amendment.
6. Second Units
Continue to allow second units.
Department
CDD
2008 -2014
Publicize second unit
Budget
regulations.
7. Emergency Shelters
Amend the Municipal Code
Department
CDD
Within one
and Transitional/
consistent with SB 2.
Budget
year of
Supportive Housing
Housing
Element
adoption
8. Single Room
Amend the Municipal Code to
Department
CDD
Within one
Occupancy
allow SROs.
Budget
year of
Housing
Element
adoption
9. Section 8 Rental Facilitate rental Continue to participate in the Section 8 Ventura County 2008 -2014
Assistance opportunities Section 8 program, advertise Vouchers Housing
program availability, and /Certificates Authority
encourage rental property
owners to register their units
with the Housing Authority.
V -8 Preliminary Draft — September 2010
..,
City of Moorpark Housing Element V. Housing Plan
10. Mortgage Credit
Facilitate home-
Continue to participate in
Ventura County
RDA
2008 -2014
Certificate Program
ownership
program and advertise
opportunities
11a. Mobile Home
Preserve
Monitor Mobile Home Park
Department
RDA
2008 -2014
Affordability
affordability of
publicly- assisted
affordability.
Budget
11b. Resale Refinance
Continue to monitor the status
RDA Set-
RDA
2008 -2014
Restrictions & Option
housing
of affordable housing
Aside, Housing
to Purchase
restrictions.
Trust Funds
12. Inclusionary
Facilitate the
Adopt fee expenditure priorities;
Department
RDA & CDD
2008 -2014
Program
provision of
Use inclusionary funds to assist
Budget,
affordable housing
in the development of VL units.
Housing Trust
Funds
Removal of Government
13. Land Assemblage
Constraints
Assembles property
Assist in the purchase and
RDA Set-
RDA
2008 -2014
/Disposition/
to encourage
assembly of land for housing
Aside, Funds
Acquisition
affordable housing
and CDBG
14. Regulatory and
Provide assistance
Continue to provide assistance
RDA Set -Aside
CDD
2008 -2014
Financial Assistance
to projects that
for projects that address local
or Housing
address local
housing needs.
Trust Funds
housing needs
15. Assistance to
Addresses local
Continue to work with local
RDA Set-
RDA & CDD
2008 -2014
CHDOs
housing needs by
CHDOs by providing assistance
Aside, Housing
working with CHDOs
for affordable housing.
Trust Funds
16. Density Bonus
Encourage
Continue to facilitate affordable
Department
CDD
2008 -2014
development of
housing development through
Budget
affordable housing
density bonus and incentives.
17. R -P -D Zone
Provide flexibility in
Continue to use the R -P -D
Department
CDD
2008 -2014
Designation
meeting local
Zone designation to address
Budget
housing needs
local housing needs.
Housing Fair and Equal
Opportunity
18. Fair Housing
Provide fair housing
Continue to provide fair housing
Department
CDD
2008 -2014
Services
services
services
Budget, CDBG
funds
19. Definition of Family
Reduce potential
Municipal Code amendment
Department
CDD
2010 -11
constraints to
Budget
persons with special
needs
20. Reasonable
Reduce potential
Municipal Code amendment
Department
CDD
2010 -11
Accommodation
constraints to
Budget
persons with special
needs
Income Category I New Construction
Extremely Low Income 182
Very Low Income 181
Low Income 292
Moderate Income 335
Above Moderate Income 627
Rehabilitation
35 (lower- income)
Preservation
(no at -risk units)
V -9 Preliminary Draft — September 2010
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City of Moorpark Housing Element V. Housing Plan
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V -10 Preliminary Draft - September 2010
M
City of Moorpark Housing Element Appendix A - Evaluation
Appendix A -
Evaluation of the 2001 Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals, objectives
and policies, and the progress in implementing programs for the previous planning
period. This appendix contains a review the housing goals, policies, and programs of the
previous housing element, adopted in 2001 and evaluates the degree to which these
programs have been implemented during the previous planning period, 2001 through
2008. This analysis also includes an assessment of the appropriateness of goals, objectives
and policies. The findings from this evaluation have been instrumental in determining the
City's 2008 Housing Implementation Program.
Table A -1 summarizes the programs contained in the previous Housing Element along
with the source of funding, program objectives, accomplishments, and implications for
future policies and actions.
Table A -2 evaluates the appropriateness of previous goals and policies, and identifies
any changes that are called for in response to the City's experience during the past
planning period.
Table A -3 presents the City's progress in meeting the quantified objectives from the
previous Housing Element.
A -1 Preliminary Draft - September 2009
W
City of Moorpark Housing Element Appendix A - Evaluation
Table A -1
Housing Element Program Effectiveness Evaluation
City of Moorpark
2001 -2008
A -2
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Preliminary Draft — September 2009
RDA
RDA Set -Aside and
Preserve and improve neighborhoods
No single - family rehab loans
Continue program and provide
1. Housing Rehabilitation
Program
Housing Trust Fund
and housing by providing loans for a
and 25 Mobile Home rehab
4 additional rehab loans
maximum of 50 single - family units &
loans were provided.
25 Mobile Homes.
2. Code Enforcement
Community Development
Department Budget
Preserve and improve neighborhoods
The Code Compliance
Continue rental inspection
Department (CDD)
and housing by continuing code
Technician works in conjunction
program.
enforcement activities.
with the Building and Safety
Division to enforce the City's
rental inspection regulations that
require annual safety inspections
for all rental housing units to
ensure that construction is safe
and legal, non - habitable spaces
such as garages are not used for
occupancy, and smoke detectors
are operable.
Residential Sites
3. Rezone Sites
CDD
Department Budget
Provide sufficient sites to address the
Vintage Crest was rezoned
The City Council will be
full range of housing needs identified
from CPD to RPD 20U
considering rezoning
in the RHNA. If a shortfall appears
providing 190 units with 48
applications on the following:
evident by end of 2002 in the RHNA,
very low and 141 low income
Specific Plan 1 Hitch Ranch to
(1) upzone selected sites at a
affordable units.
2.2 unit to the acre density;
minimum density of 15 du /ac and /or
RPD 2005 -02 (Chiu) to 25 unit
(2) rezone commercial land for
Tract 5425 — Shea II, was
to the acre density; RPD 2007 -
residential use at a minimum density
rezoned from CPD and R -1 to
01 Casey Road (Mansi), to 2.3
of 15 du /ac.
RPD 12U with 6 very low, 9
unit to the acre density and
low and 5 moderate income
Tract 5053 (Pacific
affordable units.
Communities) to 7.1 unit to the
acre density.
Essex was rezoned from RE to
RPD19U resulting in 16 very
low and 24 low income
i
affordable units.
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Preliminary Draft — September 2009
City of Moorpark Housing Element Appendix A - Evaluation
A -3
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Preliminary Draft — September 2009
Tract 5187 William
7
Lyon /Resmark, was rezoned
from RE -5Acre to RPD 1.8U
and resulted in approval of 248
residential units and approval
of an Affordable Project - Tract
5405 which was rezoned from
RE -5Acre to RPD 7U with 4
very low, 4 low and 9 moderate
income affordable units.
Tract 5437 Birdsall — Canyon
Crest, was rezoned from RE-
5Acre to RPD 7U.
4. Downtown Specific
RDA & CDD
Department Budget
Provide sufficient sites to address the
The Area Housing Authority
The City Council will be
Program
full range of housing needs identified
Apartments project in the
considering rezoning
in the RHNA by furthering the
Downtown Specific Plan area
applications on the following:
Downtown Specific Plan purposes by
was approved by the City
Old Fire Department property
conducting a formal land inventory.
Council in 2009 with density
for densities ranging between
bonus provisions to provide 20
20 to 25 du /acre.
affordable units.
MRA has been assembling
land adjacent to Everett Street
to develop a higher density
affordable housing unit project,
known as the "Chiu project" for
densities ranging between 25
to 30 du /acre to allow
construction of a 60 -unit
apartment building.
5. Farmworker Housing
RDA & CDD
Department Budget
Provide sufficient sites to address the
The affordable units created by
The City plans to address
full range of housing needs identified
the City were available to Farm
Farm Worker Housing as part
in the RHNA by continuing to make
workers for housing.
of a comprehensive study of
provision for availability of farm
agricultural zoning and land
worker housing in the community.
uses within Moorpark,
consistent with the Employee
Housing Act.
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Preliminary Draft — September 2009
City of Moorpark Housing Element Appendix A - Evaluation
6. Land Use Element /Zoning ! CDD
Department Budget Provide appropriate land use
designations and sites to facilitate the
achievement of the City's RHNA as
follows: 269 very low income, 155 low
income, 383 moderate income, and
448 upper income units,
Vintage Crest was rezoned
from CPD to RPD 20U
providing 190 units with 48
very low and 141 low income
affordable units.
Tract 5425 — Shea 11, was
rezoned from CPD and R -1 to
RPD 12U with 6 very low, 9
low and 5 moderate income
affordable units.
Essex was rezoned from RE to
RPD19U resulting in 16 very
low and 24 low income
affordable units.
Tract 5187 William Lyon/
Resmark, was rezoned from
RE -5Acre to RPD 1.8U and
resulted in approval of 248
residential units and approval
of an Affordable Project - Tract
5405 which was rezoned from
RE -5Acre to RPD 7U with 4
very low, 4 low and 9 moderate
income affordable units.
Continue to look for
opportunities for redsignating
land use and zoning to provide
affordable housing
opportunities.
A -4
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Preliminary Draft — September 2009
Tract 5437 Birdsall — Canyon
Crest, was rezoned from RE-
5Acre to RPD 7U.
7. Second Units CDD
Department Budget
Provide sufficient sites to address the
The Municipal Code was
The City anticipates permitting
full range of housing needs identified
amended to allow second units
approximately 2 or more
in the RHNA by continuing to permit
by -right in conformance with
second units per year in the
second units in all residential zones
state law (AB 1866). 9 2 ^a units
next reporting period.
pursuant to an administrative permit.
were approved.
A -4
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Preliminary Draft — September 2009
City of Moorpark Housing Element Appendix A - Evaluation
Provision g and Housing Assistance
8. Section 8 Rental Ventura County Housing
Section 8 Vouchers
Facilitate rental opportunities by The City continued its Continue programs.
Assistance Authority
/Certificates
continuing to participate in the participation in the Section 8
Section 8 program, advertising program by increasing
program availability, and encouraging awareness of application
rental property owners to register posting periods through
their units with the Housing Authority. advertisement on the City
government channel and
display of applications in the
lobby.
9a. Mortgage Credit Certificate
RDA
Ventura County
Facilitate home - ownership
No mortgage credit certificates
Continue program.
opportunities by continuing to
were issued during the plan
participate in program and advertise.
period.
10a. Mobile -home Rent RDA
Department Budget
Preserve affordability of publicly-
Mobile Home Park Rent
Continue to monitor regulatory
Stabilization Program
assisted housing by continuing
Stabilization and Hardship
agreement requirements of the
Mobilehome Park Rent Stabilization
Waiver program is no longer i
Villa Del Arroyo bonds to
Program and Hardship Waiver
operational, due to relocation
ensure continued affordability
Program.
of tenants in the Moorpark
of the units in this park.
Mobile Home Park. Staff
continues to monitor the
Regulatory Agreement
requirements of the Villa Del
Arroyo bonds to ensure
continued affordability of the
units in this park.
10b. Preservation of At -Risk
RDA
RDA Set - Aside, Housing
Preserve affordability of publicly-
There were 37 very-low-
Continue monitoring and
Units
Trust Funds
assisted housing by continuing to
income rental units lost in the
preserving affordability of at
monitor the status of the assisted
Fountains Apartments due to
risk units.
units in affordable projects.
expiration of bond covenants.
10c. Mobilehome Replacement
RDA
RDA, Housing Trust Funds
Preserve affordability of publicly-
The Moorpark Mobile Home
No further action required as
assisted housing by providing for
Park was closed and all
there are no Mobile -Home
replacement of units and relocation of
tenants were relocated to other
parks in the redevelopment
tenants as required by law.
Mobile Home parks or to
area.
conventional housing.
11. Inclusionary Program
RDA & CDD
Department Budget,
Subsidize the provision of affordable
Please see Table A -3 for a
Continue to require
Housing Trust Funds
housing by adopting fee expenditure
tabulation of accomplishments.
inclusionary units through
priorities as follows: 151 priority —
development agreements.
affordable housing production; 2nd
i
subsidy of affordable housing; 3rd
housing rehabilitation; and 4"' --
A -5
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Preliminary Draft — September 2009
City of Moorpark Housing Element Appendix A - Evaluation
A -6
Preliminary Draft — September 2009
housing assistance.
Use inclusionary funds to assist in the
development of up to 20 very low -
income units by end of 2004.
12. Zoning Code Revision
CDD
Department Budget
Review and revise Zoning Code to
Not accomplished during this
State law has been updated
allow the siting of emergency shelters
timeframe due to staffing
since this reporting period. A
and transitional housing pursuant to
limitations.
Zoning Ordinance Amendment
an approved CUP.
has been initiated by
Resolution 2010 -2954 to
update the Zoning Ordinance
to be consistent with State law
and public hearings are
anticipated in the first quarter
of 2011.
Removal of Government Constraints
i 13. Land Assemblage RDA
RDA Set - Aside, Funds and
Encourage affordable housing by
The Redevelopment Agency
Will continue to acquire
/Disposition /Acquisition
CDBG
assisting in the purchase and
has purchased 19 lots through
property where affordable
assembly of land for housing.
open - market transactions or
housing opportunities exist.
developer land donations for
future affordable housing
developments.
14. Regulatory and Financial
CDD
RDA Set -Aside or Housing
Continue to provide regulatory
Not accomplished during this
Continue program.
Assistance
Trust Funds
assistance for projects that address
timeframe due to staffing
local housing needs.
limitations.
15. Assistance to CHDOs
RDA & CDD
RDA Set - Aside, Housing
Continue to work with local CHDOs
Not accomplished during this
Continue program.
Trust Funds
by providing assistance for the
timeframe due to staffing
development of affordable housing.
limitations.
16. Density Bonus
CDD
Department Budget
Encourage housing development
The City revised its density
Continue to encourage use of
through State density bonus law and
bonus provisions to be
density bonus provisions for
incentives.
consistent with State Law and
affordable housing
to provide a 100% bonus for
opportunities.
projects that are 100%
affordable. One such project,
the Area Housing Authority
Apartments on Charles Street
has already taken advantage
of the update to the City's
density bonus provision.
17. R -P -D Zone Designation
CDD
Department Budget
Provide flexibility in meeting local
All large subdivisions and
Continue to use RPD zoning to
housing needs by continuing to use
multi - family projects used RPD
provide flexibility in allowing a
A -6
Preliminary Draft — September 2009
City of Moorpark Housing Element Appendix A - Evaluation
A -7
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Preliminary Draft — September 2009
the R -P -D Zone designation.
zoning's flexibility to achieve
range of densities, provide
development objectives to
inclusionary affordable housing
increase densities and for
and affordable housing units.
provisions of affordable
housing.
18. Design Review CDD
Department Budget
Streamline RPD and design review
Title 17 Zoning, Chapter 17.24
Continue to seek opportunities
process in areas not covered by
Development Requirements of
to streamline permitting
Specific Plans by developing citywide
the Municipal Code was
processes.
design standards and guidelines.
updated in 2006 and Chapter
17.44 Application Review
Procedures was updated in
2003 and the Design
Guidelines for the Downtown
Specific Plan were updated in
2006.
Opportunity Fair and Equal Housing
CDD
Department Budget, CDBG
Continue to provide fair housing
In collaboration with Ventura
Continue program.
19. Fair Housing Services
funds
service and implement the City's Fair
County, Fair Housing services
Housing Choice program (AI).
are provided for Moorpark
residents, funded by the City's
CDBG allocations.
A -7
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Preliminary Draft — September 2009
City of Moorpark Housing Element Appendix A - Evaluation
Table A -2
Appropriateness of Housing Element Goals and Policies
City of Moorpark
g and
Neighborhood Conservation
1
Assure the quality, safety, and habitability of existing housing and the continued high quality
Appropriate - retain
of residential neighborhoods.
Policy 1.1 Continue to monitor and enforce building and property maintenance code
Appropriate - retain
standards in residential neighborhoods.
Policy 1.2 Continue to provide City public safety services, infrastructure maintenance,
Appropriate - retain
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
Appropriate - retain
importance of property maintenance to long -term housing quality.
Policy 1.4 Continue to promote the repair, revitalization, and rehabilitation of residential
Appropriate - retain
structures which have fallen into disrepair.
Policy 1.5 Support the preservation and maintenance of historically and architecturally
Appropriate - retain
significant buildings and neighborhoods.
Adequate
Residential Sites
Provide residential sites through land use, zoning and specific plan designations to provide a
Retain as revised.
2
range of housing opportunities commensurate with the city's needs.
Policy 2.1 Identify adequate sites which will be made available and zoned at the
Retain as revised for the
appropriate densities, to facilitate goals set forth in the 4998 2005 2006 -2014
new planning period.
RH NA.
Policy 2.2 Ensure residential sites have appropriate public services, facilities, circulation,
Appropriate - retain
and other needed infrastructure to support development.
Policy 2.3 Investigate rezoning or redesignation of commercial lots that are no longer
Appropriate - retain
economically viable uses to appropriate residential uses.
Policy 2.4 Promote and encourage mixed -use residential and commercial uses where
Appropriate - retain
appropriate as a means to facilitate development.
Housing Assistance Special Needs
.
3 Expand and protect housing opportunities for lower income households and special needs
Appropriate - retain
groups.
Policy 3.1 Use public financial resources, to the extent feasible, to support the provision
Appropriate - retain
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
Appropriate - retain
homeownership assistance to expand housing opportunities.
Policy 3.3 Support the conservation of Mobile Home parks, historic neighborhoods,
Appropriate - retain
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
Appropriate - retain
households. Establish priority for usage of in -lieu fee as follows: 151 priority —
production of affordable housing; 2 1a -- subsidy of affordable housing; 31a
Removal
housing rehabilitation; and 4"h priority housing assistance.
Government Constraints
of
4
Where appropriate, mitigate unnecessary governmental constraints to the maintenance,
Appropriate - retain
improvement, and development of housing.
Appropriate - retain
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
Appropriate - retain
relief from development standards, density bonuses, or fee waivers where
deemed to be appropriate.
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City of Moorpark Housing Element Appendix A - Evaluation
A -9 Preliminary Draft — September 2010
••
Policy 4.3 Provide for streamlined, timely, and coordinated processing of residential
Appropriate - retain
projects to minimize holding costs and encourage housing production.
Policy 4.4 Support infill development at suitable locations and provide, where appropriate,
Appropriate — retain as
incentives to facilitate their such development.
revised
Fair and Equal
Opportunity
Housing
5
Ensure fair and equal housing opportunity for all persons regardless of race, religion, sex,
Appropriate — retain as
marital status, family type, ancestry, national origin, color, disabili or other protected status.
revised
Policy 5.1 Provide fair housing services to residents and assure that residents are aware
Appropriate - retain
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
Appropriate - retain
state or federal protected classes.
Policy 5.3 Implement appropriate action items identified in the Ventura County Analysis of
Appropriate - retain
Impediments to ensure fair and equal access to housing.
A -9 Preliminary Draft — September 2010
••
City of Moorpark Housing Element Appendix A - Evaluation
Table A -3
Progress in Achieving Quantified Objectives
City of Moorpark
2001 -2009
New Construction2
Very Low
269
83
Low
155
205
Moderate
383
160
Above Moderate
448
1,434
Total
Rehabilitation
Very Low
1,255
5
1 1,882
Low
70
29
Moderate
0
Above Moderate
0
Total
Preservation
Very Low
75
104
29
Low
0
Moderate
0
Above Moderate
0
Total
104
Notes:
'Quantified objective and progress for new construction reflect units built 1998 -2005, per the previous RHNA
See Table B -1 in Appendix B for a detailed summary of these new units
A -10 Preliminary Draft -September 2010
100
City of Moorpark Housing Element Appendix B - Residential Land Inventory
Appendix B
Residential Land Inventory
The detailed assumptions and methodology for the residential land inventory are
provided below and summarized in Tables B -1 through B -3. The affordability assumptions
for units without covenants are based on the following guidelines, derived from the 2008
income limits for Ventura County12 and monthly payments no greater than 30% of gross
income.
Extremely Low
$25,700 or less
$643 or less
Very Low
$25,701 - 42,850
$644-1,071
Low
$42,851 - 68,550
$1,072 -1,714
Moderate
$68,551 - 100,700
$1,715 - 2,518
Figures are based on a family of four.
1. Units Built 2006 -2009
Table B -1 summarizes projects built during 2006 - 2009. All units allocated to the very-low-
and low- income categories have long -term affordability covenants, as well as the
moderate - income units at Waterstone. Other projects listed in the table are assumed to
be Above - Moderate income.
Second Residential Units. The Zoning Code was amended to allow second units by -right
in single- family residential districts, pursuant to state law. Nine new second units were built
during 2006 -09. Based on Ventura County affordability categories shown above, these
rented units fall within the Very-Low- (maximum $1,071 /month) and Low - income
(maximum $1,714 /month) ranges.
All told, these completed projects include 27 low- income units, 96 moderate - income
units, and 416 above - moderate units.
2. Units Approved or Pending
Projects that are approved but not yet completed, along with pending projects are
shown in Table B -2. These projects include 162 very-low- income units, 226 low- income
units, 822 moderate units, and 1,256 above - moderate units. Income categories are
based on specific project requirements or market conditions, as described in Section 1
above.
Pending Projects
• The "Specific Plan -1 Hitch Ranch" project consists of 283 acres of vacant land
located north of the Union Pacific Railroad, west of Walnut Canyon Road
(Highway 23), and east of Gabbert Road. An application has been filed for a
12 http: / /www.hcd.ca.gov /hpd /hrc /rep /state /iric2k8.pdf
B -1 Preliminary Draft - September 2010
101
City of Moorpark Housing Element Appendix B - Residential Land Inventory
Zone Change, General Plan Amendment, development agreement, residential
planned development permit and a tract map to allow construction of 755
dwelling units, 3 acres of institutional use, and open space. The application is
currently incomplete and CEQA analysis has not yet begun. The site slopes
downward from north to south and has available utility connections and services.
• The "RPD 2005 -02 (Chiu)" project consists of a 2 -acre site on the north side of
Everett Street, east of Walnut Canyon Road (Highway 23). An application has
been filed for a Zone Change, General Plan Amendment, development
agreement, residential planned development permit and a condominium tract
map to allow construction of a 60 -unit apartment building with 125 parking
spaces. The application is currently incomplete and CEQA analysis has not yet
begun. The site slopes downward from north to south and has available utility
connections and services.
• The "RPD 2007 -01 Casey Road - Mansi" project consists of 48.2 acres of vacant
land on the north side of Casey Road, west of Walnut Canyon Road, (Highway
23). An application has been filed for a Zone Change, General Plan Amendment,
development agreement, residential planned development permit and a tract
map to allow construction of 110 single - family houses. The site is moderately
sloping on the west and east with a shallow valley in the middle of the site. The
application is currently incomplete and CEQA analysis has not yet begun. The
property has available utility connections and services.
• The "Pacific Communities" project consists of 37.09 acres on the South Side of Los
Angeles Avenue between Leta Yancy Road and Maureen Lane. An application
has been filed for a Zone Change, General Plan Amendment, development
agreement, residential planned development permit and a tract map to allow
construction of 157 single - family detached dwellings and 300 attached
condominiums with integrated recreation areas for the community. The
application is currently incomplete and CEQA analysis has not yet begun. The
property is relatively flat and is bound on the southern perimeter by the Arroyo
Simi. Remainder lot areas within the Arroyo Simi would be dedicated to the
Ventura County Flood Protection District. The property has available utility
connections and services.
3. Vacant Land
The City's inventory of vacant land suitable for residential development is described
below and summarized in Table B -3.
• The "Waste Management" property consists of 192 acres of vacant land,
comprised of varied topography consisting of a valley ringed by moderately
sloped foothills. This property is constrained by limited vehicular access, valuable
natural habitat and wildlife corridors and floodways. No entitlement applications
have been submitted for this property.
• The "Rasmussen" property consists of 67.96 acres of vacant land. The topography
consists of mild to moderately sloping land adjacent to a rural large -lot equestrian
B -2 Preliminary Draft - September 2010
102
City of Moorpark Housing Element Appendix B - Residential Land Inventory
oriented neighborhood. A General Plan amendment pre- screening application to
increase density has been submitted and is under review.
• The "AB Properties -North Village" property consists of 82.8 acres of vacant land. A
General Plan amendment pre- screening application has been approved to allow
the processing of a request to increase density to allow up to 50 large -lot single -
family homes on this property. Affordable housing would be provided off -site as
determined through a development agreement, which is required for this project.
• The "La Perch" property is a 25.73 -acre site which has one single - family residence,
one second unit and an equestrian boarding facility. The property is sloped and
the useable areas are mostly comprised of a moderate slope leading up to a
hilltop, with steeper unusable slopes dropping off to the west and north toward
Walnut Canyon Road (Highway 23), and east to Spring Road. This property is
adjacent to the Moorpark Highlands master planned residential community and is
accessible from existing roadways, and has available utility connections and
services. No entitlement applications have been submitted for this property.
• The "Old Fire Station Properties" are owned by the Moorpark Redevelopment
Agency and are being acquired for consolidation and resale to developers for
construction of affordable housing. These properties are mostly undeveloped land
except for an old unused fire station office and garage, and a vacant
commercial office building. These properties are gently sloping from west to east
with a drop in elevation of approximately five feet. These properties have access
from Walnut Canyon Road (Highway 23), Charles Street, Walnut Street and Everett
Street with available utility connections and services. The anticipated density for
the project is 20 to 25 units /acre.
• The "Walnut Canyon Road Properties" are owned by the Redevelopment Agency
of the City of Moorpark and are being acquired for potential consolidation and
construction of affordable housing units. These properties are accessed from
Walnut Canyon Road (Highway 23), with available utility connections and
services. The properties are gently sloping towards the west and some lots have
large slopes at the western perimeters of the properties. All of these lots have
drainage easements along the western perimeter and some have an open
drainage channel in these areas.
4. Second Units
The Zoning Code allows second units in single - family residential districts, pursuant to state
law. A total of nine second unit permits have been issued from 2005 to 2010, or an
average of about 2 units per year. It is anticipated that second unit development will
continue at a similar pace during the 2011-2014 planning period, which would result in 8
additional units. Based on affordability categories (see Chapter II) these units are
expected to rent in the Very-Low and Low- income ranges.
B -3 Preliminary Draft -September 2010
103
City of Moorpark Housing Element Appendix B - Residential Land Inventory
5. Land Inventory Summary
The following chart summarizes the City's residential development potential compared
to the RHNA allocation for the 2006 -2014 planning period. Program 3 in the Housing Plan
(Chapter V) describes the actions the City will take to ensure that adequate capacity is
provided for multi - family housing commensurate with the remaining need in the lower -
income categories.
Units completed 2006 -09 (Table B -1)
27
96
416
539
Approved projects (Table B -2)
112
196
776
1,084
Pending projects (Table B -2)
276
626
480
1,382
Potential second units 2011 -14
8
8
Vacant land — residential (Table B -3)
50
50
Subtotal
423
918
1,722
3,063
RHNA (2006 -2014)
655
335
627
1,617
Adequate capacity
No
Yes
Yes
Yes
Source: City of Moorpark Community Development Dept., 2010
B -4 Preliminary Draft — September 2010
104
City of Moorpark Housing Element Appendix B - Residential Land Inventory
Table B -1
Units Completed -1998 -2009
City of Moorpark
Tr. 4174 (Campus Hills) Med. Res./ RPD 5U 5.0 ulac
1
1
Tr. 4081 (Orchard Downs)
Rural Low Res. /RE 5ac
1 u /5ac
6
6
1
1
Tr. 4340 (Deauville)
Med. Low Res./ RPD 1.84U
1.8 ulac
15
15
Tr. 4637 (Mirabella)
Very High Res./ RPD
12.21 U
12.2 u /ac
23
23
Tr. 4975 (Greystone /Lyon)
Carlsberg SP 92 -1 /Specific
Plan
3.7 u /ac
127
127
Tr. 4976 (Greystone)
Carlsberg SP 92 -1 /Specific
Plan
5.0 u /ac
160
160
Tr. 4977 (Richmond American)
Carlsberg SP 92 -1 /Specific
Plan
3.0 u /ac
109
109
Tr. 4980 (Western Pacific)
Carlsberg SP 92 -1 /Specific
Plan
3.0 u /ac
138
138
1 RPD 97 -01 (Archstone)
Very High Res./ RPD 16.2U
16.2 ulac
29
21
12
250
312
Tr. 5161 (Cabrillo)
Very High Res./ RPD 15U
8.9 u /ac
4
11
44
59
Tr. 5201 (Wilshire Builders)
Med. Res./ RPD 5U
5 u /ac
10
10
Tr. 5307 (Colmer)
Very High Res./ RPD 9.1 U
9.1 u /ac
2
4
19
25
Vintage Crest Senior Apts.
Very High Res./ RPD 20U
20 u /ac
48
141
1
190
Tr. 5181 JR Partners)
Med. Res./ R1
4 u /ac
1
7
8
Tr. 4928 (Toll Bros.)
Med. -Low Res./ RPD 1.48U
1.5 u /ac
152
152
49
49
Tr. 5045 Areas 1 -4 (Pardee)
Moorpark Highlands SP-
2 /Specific Plan
3.9 u /ac
251
251
Tr. 5045 Area 5 (Pardee)
Moorpark Highlands SP-
2/Specific Plan
12.0 u /ac
23
70
93
Tr. 5133 (Shea Homes)
Very High Res./ RPD 12U
8.5 u /ac
4
15
37
56
Tr. 5187 (W. Lyon /Resmark)
Med. -Low Res./ RPD 1.8U
1.8 ulac
65
65
PM 5371 (Sun State)
Medium Res.l RPD 4.5U
4.5 u /ac
2
2
Miscellaneous
L83
6"
8
14
11
11
22
Totals
178
64
1,018
1,349
0
27
96
416
539
Notes:
'All VL & Low units are deed - restricted
"Mobile Homes and Second units
0
Ul
B -5
Preliminary Draft — September 2010
City of Moorpark Housing Element Appendix B - Residential Land Inventory
Table B -2
Approved and Pending Residential Projects
City of Moorpark
Tract 4928 Toll Bros.)* Med. -Low Res./ RPD 1.48U
43
1.5 u /ac
6
6
Tract 5463 Toll Bros.
Med. -Low Res./ RPD 1.48U 1
43
1.1 u /ac
49
49
Tract 5045 Planning Areas 1 -4 Pardee '
Moorpark Highlands SP-2/Specific Plan
81
3.9 u /ac
67
67
Tract 5045 Planning Area 5 Pardee '
Moorpark Highlands SP-2/Specific Plan
9
12.0 u /ac
0/5
4
9
Tract 5860 Planning Area 7 Pardee '
Moorpark Highlands SP-2/Specific Plan
21.8
6.1 u /ac
017
126
133
Tract 5045 Planning Area 8 &9 Toll Bros.)*
Moorpark Highlands SP-2/Specific Plan
68
1.9 u /ac 1
132
132
Tract 5133 Shea Homes)*
Very High Res./ RPD 12U
9
8.5 u /ac
0/3
18
21
Tract 5130 (Moorpark 150, LLC
Med. -Low Res./ RPD 1.63U
72
1.5 u /ac
5/7"
110
122
Tract 5187 W. L on /Resmark '
Med. -Low Res./ RPD 1.8U
140
1.8 u /ac
183
183
Tract 5405 W. L on /Resmark
High Res./ RPD 7U
3
5.7 u /ac
414
9 1
17
Tract 5425 Shea Homes
Very High Res./ RPD 12U
15
6.8 u /ac
6/9
5
82
102
Tract 5347 Birdsall
Rural High Res. /RPD 1 U
21
1.0 u /ac
1 "/1 ••
21
23
Essex Moorpark Apartments
Very High Res./ RPD 19U
11
19.0 u /ac
16/24
1 160
200
Area Housing Authority Apartments
High Res. /RPD 7 -14U
0.9
22.2 u /ac
19/1
20
Subtotal
51/61
196
776
1,084
Pending projects
Specific Plan -01 Hitch Ranch
Specific Plan 283
2.2 ulac
61/90
369
235
755
RPD 2005 -02 (Chiu)
Existing: Very High Res./ RPD 7 -14U
Proposed: 25 u /ac
2
25.0 u /ac
5/7
48
60
RPD 2007 -01 Casey Road (Mansi)
Existing: Rural Low & Med Res./ RE & RE -5ac
Proposed: 2.3 u /ac
48
2.3 u /ac
9/13
88
110
Tract 5053 Tacific Communities
High Res./ RPD 7U
35
7.1 u /ac
36/55
209
157
457
Subtotal
1111165
' 626
480
1,382
TOTALS
1621226
822
1,256
2,466
Notes:
Information is current as of January 1. 2010
No development rights are implied for Pending Projects and Vacant sites. Estimated units and affordability are subject to change.
All VL & Low units are deed - restricted
•Project under construction — No. of units refers to units not completed as of January 1, 2010
Off -site units to be provided under terms of Development Agreement
M
0
rn
Preliminary Draft — September 2010
City of Moorpark Housing Element Appendix B - Residential Land Inventory
Table B -3
Vacant Land Inventory
City of Moorpark
Waste Management
OS 1 at 10 d.u. /acre
192 acres
19
19
Rasmussen
AE - 1 d.u. /40acre
67.96 acres
1
1
AB Properties-North Village
RE -5acre - 1 d. u. /5 acre
88.2 acres
1 17
17
La Perch
RA- 10acre - 1 d.u. /10 acre
25.73 acres
2
2
Old Fire Station Property / 782 Moorpark Avenue
Institutional
30,000 s .ft.
unknown
unknown
Old Fire Station Property / 798 Moorpark Avenue
C -0
7,500 s .ft.
unknown
unknown
Old Fire Station Property / 765 Walnut Street
R -1 —4 d.u./ acre
15,000 s .ft.
1 -2
1 -2
Old Fire Station Property / 81 Charles Street
R -1 —4 d.u./ acre
7,500 s .ft.
1 -2
1 -2
1063 Walnut Canyon Road
RE — 4 d.u./ acre
11,167 s .ft.
1 -2
1 -2
1073 Walnut Canyon Road
RE — 4 d.u./ acre
11,225 s .ft.
1 -2
1 -2
1083 Walnut Canyon Road RE — 4 d.u./ acre
11,388 s .ft.
1 -2
1 -2
1095 Walnut Canyon Road RE — 4 d.u./ acre
11,421 s .ft.
1 -2
1 -2
1113 Walnut Canyon Road
RE — 4 d.u./ acre
11,421 s .ft.
1 -2
1 -2
1123 Walnut Canyon Road
RE — 4 d.u./ acre
11,421 s .ft.
1 -2
1 -2
1293 Walnut Canyon Road
RE — 4 d.u./ acre
23,436 s .ft.
1 -2
1 -2
1331 Walnut Canyon Road
RE — 4 d.u./ acre
11,718 s .ft.
1 -2
1 -2
TOTALS
'
+/-50
+1-50
B -7 Preliminary Draft — September 2010
0
J
City of Moorpark Housing Element Appendix B - Residential Land Inventory
Insert maa
A.
Figure B -1 - Residential Land Inventory
W.;
Preliminary Draft - September 2010
City of Moorpark Housing Element Appendix C - Public Participation Summary
Appendix C
Public Participation Summary
This summary of Housing Element public participation efforts describes opportunities for
public involvement along with an explanation of how public comments were
incorporated into the Housing Element. In addition, prior to the adoption hearings all
interested parties were given the opportunity to review proposed revisions.
Public participation is an important component of the planning process, and this update
to the Housing Element has provided residents and other interested parties numerous
opportunities for review and comment. Public notices of all Housing Element meetings
and public hearings were published in the local newspaper in advance of each
meeting, as well as posting the notices on the City's website. The draft Housing Element
was made available for review at City Hall, posted on the City's website, as well as at the
Public Library. The document was also made available to housing advocates and non-
profit organizations representing the interests of lower- income persons and those with
special housing needs. The following organizations with an interest in housing for lower -
income households were included in the notices of all public meetings for this Housing
Element update:
C -1 Preliminary Draft - September 2010
109
Contact -
Agency
I
Rafaela Frausto
Constructing Connections /WorkLife
Child Development Resources
2.
Sonja Flores
House Farm Workers
3.
Bernardo Perez
Cabrillo Economic Development
Corporation
4.
Milton E. Radant
Habitat for Humanity Simi Valley, CA
5.
Debra Vernon
Communications and Corporate
Responsibility American Water, Western
Region
6.
Cathy Brudnicki
VC Homeless & Housing Coalition
California Rural Legal Assistance
7.
Eileen McCarthy
8.
Environmental Services
City of Simi Valley
9.
Community Development
City of Thousand Oaks
Dpt.
County of Ventura
10.
Resource Management
Agency
C -1 Preliminary Draft - September 2010
109
City of Moorpark Housing Element Appendix C - Public Participation Summary
After receiving comments on the draft Housing Element from the State Housing and
Community Development Department, a proposed final Housing Element was prepared
and made available for public review prior to adoption by the City Council.
The following is a list of public meetings held to review the 2009 Housing Element:
City Council Study Session October 6, 2010
Planning Commission hearing [TBD]
City Council hearing [TBD]
Table C -1 on the following page summarizes the public comments received during the
review of the draft Housing Element along with a description of how those comments
have been addressed.
C -2 Preliminary Draft - September 2010
110
City of Moorpark Housing Element Appendix C - Public Participation Summary
Table C -1
Housing Element Comments and Responses Summary
C -3
Preliminary Draft - September 2010