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CC 2017-12-12_12a PP Applicant_HomeShareSLO Housing ProgramArroyo Grande City Council Presentation Inclusionary Housing Fund Request December 12, 2017 1 Program,  process and numbers: 40 years of success in over 60 places nationwide; proven tool for alleviating housing challenges “You are miracle workers.  My new home here in Nipomo with K is, in a word, beautiful ~ on more than one level.  We work together very, very well.  The pets are meshing just fine.  This is where I can safely and slowly heal and recuperate from the ordeal of the past 2 months. I daresay, it’s a feather in HomeShare SLO’s cap that you were actually able to find a match for a woman with 5 dogs and 2 cats...” Maureen -Nipomo 2 Match statistics: *2018 goal: roughly double 14 matches to 30, serving 60 clients housing neds; maintaining training, outreach and mentoring services countywide **Providers: set their own rental rates; program staff encourage low market rents 3 HomeShareSLO Client profiles and Safety: Providers:  seniors (80%);  women (80%); lower-income 70%; have pets 63% Seekers:  seniors (70%); women (80%); lower-income 90%;  have pets 40% **Safety for residents: both home providers and home seekers screened Would you want your sister or mother walking into this? Craigslist.org ad pulled 12/12: https://slo.craigslist.org/apa/d/furnished-2-room-suite-with/6405818039.html 4 Precedent for authorizing use from inclusionary funds exists: Recognizing creation of housing units through shares, MB, PB have contributed inclusionary housing funds to HomeShareSLO and other local  jurisdictions now considering. Most of the multiple homeshare organizations we've surveyed nationwide report similar findings: 80%+ lower-income clients, qualifying them for CDBG-type federal government and other affordable housing funds. 5 Low Income restrictions/requirements Requiring clients to be lower-income would hurt our program for several reasons: Stigma Affordable housing units are created, regardless of provider income Extra client income restrictions and monitoring would add to program costs Program is set up to help with companionship and security needs and interests in living simply and sustainably-- beyond just income provision--so excluding persons with these needs and interests just because they make over a certain income would be problematic Program housing opportunities speak to people with lower-incomes, who have fewer alternatives—85% clients People on wait lists for affordable housing (someday in future) are coming to us TODAY; Homeless prevention is efficient; PB and AG provider examples: higher income providers create housing 6 Multiple uses of inclusionary funds and consistency with Housing Element Goals: many tools to increase supply of affordable housing--tangential long-term success: Precedent  in investment in various multiple pathways forward, not all creating all low income housing with 50 year deed restrictions: “ better facilitate the improvement of the City’s affordable housing stock” City has urgent need now that homesharing can provide for. As with these other projects, it takes forward-thinking investment. 7 Consistency with Housing Element Goals A.1. The City shall adopt policies, programs, and procedures to attempt to meet the present and future needs of residents of the City, and to aim at providing their fair share regional housing need allocated for each income classification, within identified governmental, market, economic and natural constraints. Consistent--provides housing for all income categories within constraints. (The Grand Ave. master plan does not meet RHNA goal counts; was it inconsistent?) In addition to the multiple policies staff analysis has showing consistency with, these 4 policies are consistent: 8 Consistency with Housing Element Goals B.1. All residential projects that receive additional densities or other City incentives to include affordable housing shall be placed into a City-approved program to maintain the affordability for at least 45 (owner-occupied) or 55 years (rental units). Any sale or change of ownership of these affordable units prior to satisfying the year restriction shall be “rolled over” for same amount of years to protect “at risk” units. For rental housing, affordability shall be maintained through recorded agreements between a property owner and the City, its Housing Authority, or another housing provider approved by the City. For owner-occupied units, long-term affordability can be maintained through property owner agreements to maintain the designated unit as affordable for the specified period, utilizing a promissory note and deed of trust recorded on the property. B1 refers to development density bonus and incentives. Homesharing creates housing units, yet does not build units, however, or ask for any density bonus or development  incentives. 9 Consistency with Housing Element Goals B.2. The City shall continue monitoring affordable units to ensure ongoing compliance with the sales limits or rental rates established by agreement between the City and the developer. The City shall continue to take the necessary steps to assure compliance with the regulatory agreement, including consideration of contracting with a housing authority or joining a regional monitoring agency if one is developed. Monitoring welcomed and reporting expected. 10 Consistency with Housing Element Goals C.1. The City shall establish criterion for allocating financial resources from its In-Lieu Affordable Housing Fund to augment extremely, very low, and low-income housing development. RHNA goal credits: May be available, however, these credits are not available for the funding allocated for HSOC, Housing Trust Fund and Grand Plan, so why would these credits be required of HomeShareSLO and not the other approved  funding? Meets-- “better facilitate the improvement of the City’s affordable housing stock”; the program uses a very small allotment of available funding, within designated allowances, to create housing for lower income residents. (Are you going to ensure that everyone on Grand Ave. in the next 20 years  is going to be low-income?) 11 Costs of housing Multiple overlapping benefit, more than housing=more difficult to quantify: both seekers and providers needs served, aging in place, security, combating isolation and associated health consequences, allowing for companion animals 12 Why inclusionary funding now and not Guthrie grant? Forward thinking/advance planning/groundwork Over $70K  funds now available and allocated for housing creation Limited funding in Guthrie fund HomeSHareSLO would compete for limited funding with other worthy social service projects Thank you! Your small allocation now creates housing and more Creates housing NOW Assists with aging in place Allows for companion animals Flexible Provides security/combats isolation Helps homeowners and renters with income and cost savings Win-win-win 13 14 2017 and 2017 Revenue and expense 15