[ Excerpt from SBN-P article by THOMAS SCHULTZ, 4/18/2006 ]
Goleta's housing policies rejected
For the second time in two years, California officials have rejected the city of Goleta's effort to craft a plan for housing policy, saying the latest draft does not comply with state law.
While the housing section of the city's draft general plan for growth, resubmitted to state regulators Jan. 27 -- after more than eight months of rewriting -- "addresses many statutory requirements," according to the state Department of Housing and Community Development, "additional revision is needed for the element to comply."
Any "revisions" likely will swirl around what percentage of affordable housing the city expects -- city leaders selected 55 percent, a provocative amount that meets one interpretation of what the state has called for but which developers say ignores market realities.
If the final version of the housing element isn't certified, it could land the city in court or render it unable to legally make land-use decisions...
On Wednesday, the city kicks off a series of public hearings on its draft general plan, with housing to figure heavily in the discussions...
At the center of... concerns is an "inclusionary" housing rule that 55 percent of development on five properties along the Hollister Avenue corridor be affordable -- a record rate higher than that found in any of the state's 477 other cities or its 58 counties, where inclusionary programs typically target 15 percent to 20 percent of a project for affordability.
Mandated by California to plan for 2,388 new homes, Goleta focuses the bulk of that building on or around Hollister, at 20 units per acre on some sites.
In approving the 55 percent rule late last year, the city's slow-growth council majority said it was an honest and realistic approach to obtaining the very low-, low- and moderate-income housing opportunities Goleta needs...
In its letter to Goleta sent late last month, the state said the city must further study whether its inclusionary housing plan constrains overall housing construction: "Because these sites represent five of the city's key multifamily development opportunities, the element must be expanded to include an analysis."
State officials also expressed concern that Goleta's housing policies are in conflict with other sections of the general plan, which also focuses on traffic, noise and conservation. And they said the housing plan must be expanded to include more definitive implementation time lines...
When Goleta received its mandated state housing allocation in 2002, it was instructed that 24 percent of the total should go to very low-income workers, 17 percent to low-income workers and 14 percent to moderate-income workers -- numbers that closely resemble similar instructions given to the entire county.
In turn, Goleta in its 55 percent rule precisely applied these percentages to areas between Los Carneros and Storke roads. Other areas of the city are targeted for a 30 percent inclusionary program.
"This isn't outlandish," [council member] ... Jack Hawxhurst said in December. "It's just saluting the state. The state would have to disavow its own rules to disprove us. Should all these threats of lawsuits come to pass in the future, I guess I'd rather be standing in front of the judge having done this than anything else I can think of."
On Monday, Mr. Hawxhurst took issue with the notion that the latest housing plan was "rejected" by the state.
"That isn't the way I interpreted it," he said.
"The tone of their letter was significantly more moderate than the first go-round (in April 2005)," Mr. Hawxhurst noted, adding the state this time "asked for various things to be embellished."
"To me, they were asking for stuff that would normally be in ordinances that follow the general plan," he said...
e-mail: tschultz@newspress.com
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WHAT'S HAPPENING COUNTYWIDE
Like Goleta, Santa Barbara County is revising its housing policies while searching for spots to locate 1,240 new homes in unincorporated areas.
The state-mandated process has proven to be highly contentious, particularly across the 2nd District, which spans the Goleta Valley.
Joe Guzzardi, a candidate for 2nd District supervisor, on Monday said one lesson to be learned from Goleta's situation is that an inclusionary housing policy that is too steep will not work.
"That would get the county in the same conundrum," he said. Moreover, "we need to fight the mandate and gain local control."
Candidate Dan Secord said the county should not follow Goleta's lead.
"I would hope that the county would not go the direction that Goleta went, because it is untenable. It is unrealistic," he said. "You've got to look at the world like it is. If you choose to look at the world like it is, then 55 percent isn't going to work."
Candidate Das Williams, on the other hand, said the state was wrong to reject Goleta's vision.
"If the state has us rezone land so that it's worth more, I think its perfectly appropriate for us to ask that more affordable homes be built there," he said. "Some people will complain about any requirement. You have to truth test it. Remember that the rezoned land is already providing a benefit to those landowners. I think that people can do it."
Candidate Janet Wolf said she was sure Goleta will work on its plan in good faith. "I'm confident that the city of Goleta will take into account what the state has told them."
- THOMAS SCHULTZ
Santa Barbara News-Press