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units; does not apply to buildings constructed within the past 15 years; and prohibits evictions without just cause.
7.5 HOUSING PLAN
7.5.1 Goals and Policies
The housing goals of Camarillo are to:
Goal 1 Protect the qualities that have created a highly desirable living environment in the City.
Goal 2 Encourage the availability of a variety of housing designs, tenures and prices to meet the needs of present and future City residents.
Goal 3 Ensure that the quality of residential development is adequate to protect the health, safety and general welfare of all City residents, and promote housing opportunities for all households.
In support of these goals, the following policies are adopted:
Policy 1 Preserve the high quality of the City's existing housing stock and residential environment.
Policy 2 Meet the City's local housing needs commensurate with its fair share of regional needs, including housing that is affordable to all income groups, to the maximum feasible extent.
Policy 3 Promote accessibility to housing opportunities by all households, regardless of income, race, color, religion, national origin, ancestry, sex, marital status, age, familial status, disabilities/medical conditions, source of income, sexual orientation, or any other classes protected by local, state, and federal fair housing laws.
7.5.2 Housing Programs
This section describes the City’s housing programs, including the funding source and objectives for the 2021‐2029 planning period.
1. DENSITY BONUS AND OTHER INCENTIVES FOR AFFORDABLE HOUSING To maintain a supply of affordable housing and to maximize the number of affordable units available to eligible households, the City will encourage developers of new residential development to include affordable units in exchange for receiving density bonus and/or other incentives. Inclusion of affordable housing within residential developments must comply with the
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guidelines established by the City Council Policy 7.09, Inclusionary Housing (adopted 2006, amended 2015) to minimize differentiation between market‐rate units and affordable units. To preserve long‐term affordability, residential housing developers of projects with affordable housing units will enter into an Affordable Housing Agreement with the City which:
a. Requires that affordable units be dispersed throughout the development for which the affordable housing obligation is created, incentivized, or otherwise induced b. Requires that affordable units be similar in exterior appearance to market rate units of like plan type (but may include alternate equipment and interior finishes) c. Requires that affordable units be available for occupancy at the same time market rate units are available for occupancy in each development phase d. Requires that affordable units be distributed among income groups, in accordance with the City’s density bonus ordinance, or as otherwise negotiated or incentivized e. Requires that affordable units be distributed among a range of unit sizes and types to address the housing needs of a diverse demographic
f. Establishes the sales prices or rents of the affordable units for moderate‐income and lower‐income households (i.e., extremely low‐, very low‐ and low‐income); establishes the number, type, and phasing of affordable units
g. Requires that affordable units be among a range of unit sizes and types (i.e., single story, two‐story, efficiency) to address the housing needs of a diverse demographic h. Limits through deed restriction the initial and subsequent renters/purchasers of affordable units to those certified by the City as being eligible households i. Requires for‐sale affordable units to be owner‐occupied j. Prohibits buyers of for‐sale affordable units from being dependent students, owners of other real property, and owners of liquid assets with a total value of greater than $100,000
k. Limits the resale price of an affordable unit to that which is affordable to the same income category as the seller
l. Requires a minimum covenant term of 55 years for rental affordable units m. Requires a minimum covenant term of 55 years for for‐sale affordable units, resetting with each subsequent transfer of property title
Responsible Agency: City of Camarillo Community Development Department Funding Source: General fund
Program Objective: Maintain a long‐term supply of affordable housing units in the city Program Objective: Maintain a long‐term supply of affordable housing units in the city
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Program Actions and Timeframes:
1. By the end of 2022 and at least once annually thereafter:
a. Contact at least one established bona fide nonprofit housing developer to solicit interest in acquiring and managing affordable projects should these, or similar projects, become eligible for converting to market‐rate. b. Identify any new legislation that may provide additional incentives for the development of affordable housing. If new opportunities to provide viable, effective incentives have become available through new legislation, develop language to add such incentives to the Zoning Ordinance amendment and present it to the Planning Commission and City Council for their consideration and potential approval.
c. Promote the development of affordable housing in high resource neighborhoods by identifying and coordinating with at least one bona fide housing developer to facilitate the development of at least 5 housing units for low‐income households within high resource neighborhoods.
2. AFFORDABLE HOUSING BONUS POINTS UNDER RESIDENTIAL
DEVELOPMENT CONTROL SYSTEM
Title 20 of the Camarillo Municipal Code, Development Control, intends to provide a steady residential growth by allotting 400 dwelling units each year. The allotment process exempts low‐ and very low‐income units as well as projects that contain four or less residential units. In addition, to encourage the provision of affordable housing under the Residential Development Control System, Part B of the allocation scoring criteria awards bonus points to market‐rate projects that include affordable housing units. Title 20, Development Control, is not an impediment to providing affordable housing units and complying with RHNA.
Effective January 1, 2020, Senate Bill 330 prohibits the City from implementing its residential development control system on the number of residential permits issued through January 1, 2025. In addition, California Senate Bill 8 amended the Housing Crisis Act of 2019 (SB 330) and extend its provisions for an additional 5 years (to 2030).
Responsible Agency: City of Camarillo Community Development Department Funding Source: General fund
Program Objective: Increase the supply of affordable housing through the residential development control system.
Program Actions and Timeframes: Program suspended until 2030.
3. ACCESSORY DWELLING UNITS (ADU)
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On January 1, 2020, new State law went into effect regulating ADUs. To be in compliance with the State law, the City updated its zoning ordinance to be incompliance with the new regulations and submitted the revised zoning ordinance to HCD for review. On June 29, 2021, HCD provided a findings letter stating the City must make the following revisions to the zoning ordinance to be in full compliance:
Permitted Zones: Per State Law, ADUs must be allowed on all lots zoned to allow single family or multifamily dwellings with a proposed or existing dwelling. The City’s Municipal Code section
19.56.040 identifies some zones where single family and multifamily residences are allowed, but not all. The ordinance should not list allowable zones because doing so risks excluding, whether by intention or inadvertently, other zones that allow single family and multifamily development, such as agricultural or commercial zones. Instead, the ordinance should note, similar to State statute, that all areas zoned for single family and multifamily development must also allow the development of ADUs. (Gov. Code, § 65852.2, subd. (a)(1).) Annual Reports: Under Municipal Code section 19.56.100.E, the City requires the owner of a junior accessory dwelling unit (JADU) to not only file a deed restriction requiring owner occupancy but also file an annual report certifying, under penalty of perjury, that the property owner is occupying the primary residence or the JADU. This annual report requirement is an undue constraint well beyond what is allowed under State JADU Law and must be removed. (Gov.
Code, § 65852.22, subds. (a)(2), (a)(3); Gov. Code, § 65852.2, subd. (a)(5).
ADUs provide an effective means of addressing the needs of moderate‐ and lower‐income households, including seniors on fixed incomes. The City will continue to provide handouts at the Community Development counter, on the City’s website, and other appropriate locations detailing the requirements and the process for obtaining approval. The City will revise its Housing Resource Guide, a City publication with information on affordable housing in Camarillo, to include the requirements and the process for obtaining approval. The City will also include an article with this information in its City Scene, a quarterly newsletter that is mailed out to all Camarillo residents and businesses.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General fund
Program Objective: To provide a variety of housing options for lower‐ and moderate‐ income households, with the goal of approving at least 10 ADUs per year.
Program Actions and Timeframes:
1. By the end of December 2022:
a. If necessary to maintain consistency with state regulations regarding the development of accessory dwelling units, amend the Zoning Ordinance.
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2. Annually, throughout the planning period:
a. Actively monitor ADU development and affordability.
b. Monitor updates to existing legislation regarding ADU development and amend the City’s Zoning Ordinance to maintain compliance with California Law.
c. Continue to allow ADUs as a permitted use in all residential zones on parcels with existing single‐family residences.
4. AFFIRMATIVELY FURTHERING FAIR HOUSING
Appendix C, Affirmatively Furthering Fair Housing (AFFH), of this Housing Element provides an analysis of fair housing issues and trends in Camarillo, including:
1. Higher concentration of residents who identify as Hispanic in Census Tract 54.03,
2. Higher concentration of persons with disabilities in Census Tract 53.04,
3. Limited options of affordable, decent, and safe housing available to single‐parent households,
4. Higher concentration of lower‐income households in Census Tracts 54.03 and 55.02,
5. Higher number of housing problems among lower‐income households and persons in protected classes than affluent households, and
6. Higher concentration of overcrowding in Census Tract 54.03.
Based on the outcomes of the analyses included in Appendix C, the following matrix identifies fair housing issues, contributing factors, and meaningful actions that the City will take during the Cycle 6 Housing Element period (2021‐2029) to help overcome the identified issues.
Responsible Agencies: City of Camarillo Community Development Department; Housing Rights Center
Timeframe: Ongoing (more details in matrix below)
Funding Source: CDBG
Program Objective: To address the following local fair housing issues identified in Appendix C of the Housing Element
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Fair Housing Issues Contributing Factors Meaningful Actions Metrics and Milestones Housing Mobility
(Concentration of
protected persons,
including persons
with disabilities,
LMI households,
single female‐
headed households,
in lower resource
areas)
Disparities in access to
housing opportunities
due to high cost of
housing in rental and
ownership markets.
Lack of public
transportation is an
impediment to those
who cannot or do not
drive a car if arrival
times are not
convenient, not
frequent, and overall
have long travel times.
Lack of fair housing
information to
landlords and tenants.
Housing discrimination
on the basis of
protected class.
Limited fair housing
testing of
discriminatory practices
in private rental and
home sales markets.
Encourage a range of
housing options across
all income categories,
including affordable
housing, to allow
residential mobility.
Implement first time
homebuyer down
payment assistance
program to provide
homeownership
opportunities to very
low‐, low‐, and
moderate‐income
households. Provide
multilingual content
when appropriate.
Encourage transit‐
oriented development
to better connect
workers with jobs.
Expand education and
outreach efforts to
landlords on fair
housing laws through
media outlets available
to City. Provide
multilingual content
when appropriate.
Expand scope of
services of contract for
fair housing services
with the Housing Rights
Center to include
expanded fair housing
testing for
discriminatory
practices, issues, and
trends impacting both
renters and
homebuyers, and
require routine
reporting of activity.
Include low‐income
households in the
outreach efforts to
inform of special local,
state, and federal
homebuyer assistance
in partnership with
lending institutions,
local associations of
At least once a year during the
planning period, coordinate
with local and regional non‐
profit and fair housing
organizations to provide
information regarding available
housing resources and financial
planning to increase housing
mobility
By December 2023, disseminate
information of available housing
resources including down
payment assistance program to
lower‐ and moderate‐income
neighborhoods.
At least once annually
throughout the planning period,
update the City’s Annual
Progress Report and include
meaningful actions taken to
address fair housing issues
related to housing mobility and
the concentration of protected
persons in lower resource areas.
At least once a year during the
planning period, contact at
least one established bona
fide nonprofit housing
developer to solicit interest in
acquiring and managing
affordable projects should
they, or similar projects,
become eligible for converting
to market‐rate.
At least once a year during the
planning period, identify any
new legislation that may provide
additional incentives for the
development of affordable
housing. If new opportunities to
provide viable, effective
incentives have become
available through new
legislation, develop language to
add such incentives to the
Zoning Ordinance amendment
and present it to the Planning
Commission and City Council for
their consideration and
potential approval.
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Fair Housing Issues Contributing Factors Meaningful Actions Metrics and Milestones realtors, and fair
housing providers.
Provide multilingual
content when
appropriate.
At least once a year during the
planning period, promote the
development of affordable
housing in high resource
neighborhoods by identifying
and coordinating with at least
one bona fide housing
developer to facilitate the
development of at least 5
housing units for low‐income
households within high resource
neighborhoods.
At least once a year during the
planning period, actively
monitor ADU development and
affordability.
At least once a year during the
planning period, monitor
updates to existing legislation
regarding ADU development
and amend the City’s Zoning
Ordinance to maintain
compliance with California Law.
At least once a year during the
planning period, monitor
updates to existing legislation
regarding transit oriented
development and amend the
City’s Zoning Ordinance to
maintain compliance with
California Law.
At least once a year during the
planning period, monitor and
update the vacant and
underutilized residential sites
inventory.
At least once a year during the
planning period, provide
technical assistance and
information (such as the
residential sites inventory) to
advocacy groups, non‐profit
housing, and other local and
regional organizations that can
assist in identifying housing
need and the development of
housing for low‐ and moderate
income households.
At least once a year during the
planning period, conduct a
meeting with nonprofit housing
and supportive service providers
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Fair Housing Issues Contributing Factors Meaningful Actions Metrics and Milestones to discuss needs in the City and
funding opportunities, as part of
its CDBG Request for Proposal
process.
As part of the City’s twice‐
annual code compliance surveys
described in this program,
identify properties suitable for
rehabilitation efforts and
provide homeowners with
information regarding available
residential rehabilitation
resources available through the
City.
At least twice during the
planning period, conduct
educational seminars and
provide multilingual content
where appropriate for residents,
landlords, and property owners
to expand awareness of
available housing policies and
programs, fair housing law,
gauge housing need, explain the
benefits of transit‐oriented
development, and inform
further updates to housing
policies. Advertise the seminars
using media outlets available to
the City.
Update website content with
available fair housing services,
fair housing information, and
affordable housing resources by
January 2024 with bilingual
content (Spanish and English)
for both landlords and tenants.
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Fair Housing Issues Contributing Factors Meaningful Actions Metrics and Milestones New Housing
Choices and
Affordability in High
Opportunity Areas
Lack of vacant land for
new development as
the city is nearing build‐
out.
High cost of land and
construction
disincentivize
developers to construct
affordable housing
projects.
Lack of public
transportation is an
impediment to those
who cannot or do not
drive a car if arrival
times are not
convenient, not
frequent, and overall
have long travel times.
Encourage a range of
housing options across
all income categories,
including affordable
housing, to allow
residential mobility.
Implement first time
homebuyer down
payment assistance
program to provide
homeownership
opportunities to very
low‐, low‐, and
moderate‐income
households. Provide
multilingual content
when appropriate.
Encourage transit‐
oriented development
to better connect
workers with jobs.
Include low‐income
households in outreach
efforts to inform them
of special local, state,
and federal homebuyer
assistance, in
partnership with
lending institutions,
local associations of
realtors, and fair
housing providers.
Provide multilingual
content when
appropriate.
By January 2026, conduct an
educational seminar to assist
residents in applying for first
time homebuyer down payment
assistance programs. Increase
participation in first time
homebuyer programs by at least
20 percent throughout the
planning period.
By January 2026, review zoning
ordinance and identify
opportunities to reduce
constraints on the development
of housing types, and amend
Zoning Ordinance by January
2028.
At least once annually
throughout the planning period,
update the City’s Annual
Progress Report and include
meaningful actions taken to
expand housing choice and
increase affordability in high
opportunity areas.
Review each new residential
development proposal, and
each new proposal for
conversion of existing
apartments to condominiums,
to consider the inclusion of
affordable housing units for a
range of incomes, including
lower and moderate‐income
households.
Explain to developers in the
review process the benefits of
including affordable housing in
developments and benefits of
transit‐oriented development in
general; explain density bonus
and concessions to encourage
their use and encourage the
development of Affordable
Housing and transit‐oriented
development.
At least once during the
planning period, apply for grant
funding within three months of
the date that a grant Notice of
Funding Availability is issued to
expand resources that support
affordable development
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Fair Housing Issues Contributing Factors Meaningful Actions Metrics and Milestones activities and/or transit
oriented‐development within
the City.
At least once during the
planning period, actively seek
opportunities to apply for new
grant funding resources that
assist with the development of
affordable housing, home
rehabilitation loans and
financing, and the First Time
Homebuyer Downpayment
Assistance Loan Program.
At least twice during the
planning period, conduct
educational seminars and
provide multilingual content
where appropriate for residents,
landlords, and property owners
to expand awareness of
available housing policies and
programs, fair housing law,
gauge housing need, explain the
benefits of transit‐oriented
development, and inform
further updates to housing
policies.
Community
Preservation and
Revitalization
Older housing units can
result in severe housing
problems due to
deferred maintenance.
Seniors with some form
of physical disability
may not continue to
live within their home
without modification to
the property.
Home rehabilitation for
housing stock can be an
obstacle for low‐ and
moderate‐income
homeowners who are
disproportionately
members of minority
racial and ethnic
Promote and facilitate
the availability of
housing rehabilitation
programs to address
deferred maintenance
of the housing stock,
and to make
accessibility
improvements. Provide
multilingual content
when appropriate.
Encourage
development of ADA
compliant rental
housing units.
Promote universal
design principles in new
developments to help
people with physical
disabilities live in a
Develop an outreach strategy to
connect with property owners
who own less than 10 single‐
family or multi‐family residential
units to assess needs and assist
them with obtaining available
resources including
rehabilitation loan financing
programs and affordable
housing development
incentives. Conduct an outreach
program by January 2025.
Have a goal of developing 30
units for seniors and/or special
needs households during the
planning period.
At least once annually
throughout the planning period,
update the City’s Annual
Progress Report and include
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Fair Housing Issues Contributing Factors Meaningful Actions Metrics and Milestones groups, people with
disabilities, and seniors.
Lack of accessible
housing options for
seniors and persons
with disabilities.
house without
modification.
meaningful actions taken
toward community preservation
and revitalization.
At least once annually
throughout the planning period,
review and amend the City’s
existing zoning ordinance and
allow for increased flexibility for
the development of housing for
seniors and persons with
disabilities, in order to promote
objectivity and greater approval
certainty in findings and
permitting requirements and to
promote universal design
principles in new developments
to help people with physical
disabilities live in a house
without modification.
At least once annually
throughout the planning period,
review and amend zoning
ordinance requirements to
ensure that the necessary
findings and permitting
requirements for residential
care facilities and group homes
for seven or more residents in
all residential zones are
consistent with state law and
fair housing requirements, to
eliminate constraints on housing
for persons with disabilities and
in order to promote objectivity
and greater approval certainty
in findings and permitting
requirements.
By December 2025, review
existing housing policies for
internal consistency and to
determine effectiveness in
addressing housing needs, and
seek opportunities to revise or
expand existing program
resources to increase access to
housing across all income levels
and especially for seniors and
persons with disabilities. As part
of this process, update existing
programs and policies as
needed to promote universal
design principles in new
developments to help people
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Fair Housing Issues Contributing Factors Meaningful Actions Metrics and Milestones with physical disabilities live in a
house without modification.
Anti‐Displacement Term expiration of the
covenants on the
affordable rental
properties.
Disparities in access to
housing opportunities
due to high cost of
housing in rental and
ownership markets.
Lack of fair housing
information to
landlords and tenants.
Seniors with some form
of physical disability
may not continue to
live within their home
without modification to
the property.
Expand education and
outreach efforts to
landlords on fair
housing laws through
media outlets available
to City. Provide
multilingual content
when appropriate.
Expand City website to
provide narrative
defining Fair Housing,
examples of
discriminatory
practices, summary of
local, state, and federal
fair housing laws, and
information on
available services (e.g.,
Housing Rights Center,
California Civil Rights
Agency). Provide
multilingual content
when appropriate.
Establish and
implement procedures
for the annual review
and maintenance of
Fair Housing website,
providing updates as
needed and verifying
links to outside
agencies.
Update website content with
available fair housing services,
fair housing information, and
affordable housing resources
by January 2024 with bilingual
content (Spanish and English)
for both landlords and
tenants.
At least once annually
throughout the planning
period, conduct informational
events regarding fair housing
laws and available resources in
English and Spanish. Prioritize
property owners, landlords,
and residents residing in high
displacement risk areas
(neighborhoods between
Temple Avenue, Lewis Road,
Highway 101, Las Posas Road,
and East Ponderosa Drive) and
provide informational
materials and/or provide
trainings in accessing financial
resources for housing rental or
purchase.
At least once annually
throughout the planning period,
update the City’s Annual
Progress Report and include
meaningful actions taken to
address the displacement of
residents.
At least once annually
throughout the planning
period, monitor the status and
fair housing compliance of the
following three residential
facilities eligible for conversion
to market‐rate before October
15, 2031: Avalon – Mission
Oaks, Ponderosa Village, and
Park Glenn and communicate
with the landlords on our
findings to assist with fair
housing compliance. Identify
and contact at least one
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Fair Housing Issues Contributing Factors Meaningful Actions Metrics and Milestones established bona fide housing
developer to solicit interest in
acquiring and managing
affordable rental projects
should these, or similar
projects, become eligible for
converting to market‐rate.
At least twice during the
planning period, conduct
educational seminars and
provide multilingual content
where appropriate for
residents, landlords, and
property owners to expand
awareness of available
housing policies and programs,
fair housing law, gauge
housing need, and inform
further updates to housing
policies. Advertise the seminars
using media outlets available to
the City.
5. NONPROFIT HOUSING ORGANIZATIONS
To pursue the development and preservation of affordable housing, the City will continue to collaborate with the Area Housing Authority of the County of Ventura (AHACV) and other nonprofit organizations such as Many Mansions, Habitat for Humanity of Ventura County, Housing Trust Fund Ventura County, House Farmworkers, and Cabrillo Economic Development Corporation.
The City will also provide staff support in completing funding applications and serve as liaison with state and federal funding agencies as well as providing technical assistance on engineering and planning matters. The City will continue to meet with non‐profits to discuss potential affordable housing opportunities in the City, especially for very low‐ and extremely low‐income households and housing for persons with special needs (such as the elderly, farmworkers, and persons with disabilities, including persons with developmental disabilities, and other special needs groups). The City will work with the advocacy groups, agricultural organizations, and the County of Ventura to plan and implement a countywide survey of farmworkers, agricultural employers, and housing providers to further define housing conditions, needs, and barriers and how they can be addressed.
The City will proactively contact nonprofit housing developers and agricultural stakeholders to share the inventory of properly zoned sites for residential and mixed‐use development and funding opportunities. The City will also expeditiously assist builders and stakeholders to pursue funding resources, infrastructure availability, if necessary, and entitlements.
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Annually, the City will conduct a meeting with nonprofit housing and supportive service providers to discuss needs in the City and funding opportunities, as part of its CDBG Request for Proposal process. The City will continue to expedite entitlements for affordable housing projects.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General fund
Program Objective: To maximize the uses of all housing resources to assist affordable housing
Program Actions and Timeframes:
1. Annually, throughout the planning period:
a. Monitor and update the vacant and underutilized residential sites inventory. b. Provide technical assistance and information (such as the residential sites inventory) to advocacy groups, non‐profit housing, and other local and regional organizations that can assist in identifying housing need and the development of housing for low‐ and moderate income households. c. Conduct a meeting with nonprofit housing and supportive service providers to discuss needs in the City and funding opportunities, as part of its CDBG Request for Proposal process.
6. CODE COMPLIANCE
The City will continue to encourage the maintenance of residential, structural, and site conditions through code compliance efforts. The City maintains a proactive code compliance program that conducts surveys twice a year for property maintenance, responds daily to code compliance issues, and refers property owners to appropriate maintenance and repair assistance programs.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General fund
Program Objective: To maintain and preserve the quality of existing housing stock Program Actions and Timeframes:
1. Annually, throughout the planning period:
a. As part of the City’s twice‐annual code compliance surveys described in this program, identify properties suitable for rehabilitation efforts and provide homeowners with information regarding available residential rehabilitation resources available through the City.
7. AFFORDABLE HOUSING PRESERVATION (OWNERSHIP UNITS)
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To minimize the number of at‐risk owner‐occupied affordable units from converting to market‐ rate, the City will preserve as many units as feasible by implementing the City Council Policy 7.12, Affordable Housing Preservation Program (adopted February 12, 2020). The affordable units identified as at‐risk of conversion to market rate will be monitored, and the City will facilitate the extension of affordability covenants through appropriate means, including purchase by the City with grant funding when and if the units become available for purchase. The General Fund may be used to assist with the purchases if the General Fund can be repaid in full by the resale proceeds. Upon resale of the unit, the City will update the affordability agreements to comply with City’s affordable housing policies, including extending the term to 55 years, which will reset with each subsequent transfer of property title.
Responsible Agency: City of Camarillo Community Development Department Funding Source: CDBG funds, General fund
Program Objective: To ensure the long‐term preservation of affordable ownership housing units
Program Actions and Timeframes:
1. Annually, throughout the planning period:
a. Continue to implement the City’s Affordable Housing Preservation Program by, at least annually, identifying and monitoring affordable units at‐risk of conversion to market rate and carrying out the other actions described in this program as appropriate based on the results of this monitoring.
8. HOUSING CHOICE VOUCHERS PAYMENT STANDARDS
In order to encourage landlord participation in the Housing Choice Vouchers (Section 8) program, the City will support the efforts of the Area Housing Authority of the County of Ventura (AHACV) to petition for increases in the payment standards to reflect local market conditions. The City will also help promote the program by providing links to the AHACV website.
Responsible Agencies: City of Camarillo Community Development Department; AHACV Funding Source: Section 8 funds
Program Objective: To ensure that Housing Choice Vouchers (Section 8) payment standards support local rent levels
Program Actions and Timeframes:
1. By the end of December 2022:
a. Identify and compile an inventory of properties actively participating in the Housing Choice Voucher program and update this inventory annually throughout the housing cycle.
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2. Annually, throughout the planning period:
a. Maintain the existing level of Housing Choice Voucher rental assistance (479 households assisted as of July 2020) throughout the planning period.
Coordinate with AHACV to identify opportunities to increase and expand rental assistance opportunities in Camarillo.
b. Coordinate with AHACV to conduct landlord outreach with the intent of expanding participating voucher properties in areas of high resource with lower rates of housing choice voucher recipients including census tract 53.03 and 52.03.
9. INCLUSIONARY HOUSING
City Council Policy 7.09, Inclusionary Housing (adopted June 14, 2006, amended May 26, 2021), establishes guidelines for the inclusion of affordable housing within residential developments.
Based on this policy, each residential development will be reviewed to consider the inclusion of affordable housing units for a range of incomes, including lower and moderate‐income households. The guidelines apply to new residential developments and the conversion of existing apartments to condominiums. The City will continue to maintain a monitoring program for the inclusionary housing units to support the successful implementation of this program.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General Fund
Program Objective: Continue to maintain a monitoring program to support the successful implementation of this program
Program Actions and Timeframes:
1. Annually, throughout the planning period:
a. Continue to review each new residential development proposal, and each new proposal for conversion of existing apartments to condominiums, to consider the inclusion of affordable housing units for a range of incomes, including lower and moderate‐income households.
b. Continue to maintain a monitoring program for the affordable units to support the successful implementation of this program and ensure the continued affordability of these units.
10. ADEQUATE SITES
The City has a Regional Housing Needs Allocation (RHNA) of 1,376 units, including 353 extremely low/very low income, 244 low income, 271 moderate income, and 508 above moderate income units for the 2021‐2029 RHNA planning period. The City is committed to ensuring adequate capacity in its residential land inventory to meet its RHNA. The City will monitor the approval and
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development of the sites in the Sites Inventory list and implement Government Code Section 65863 (No Net Loss Law and SB 166) by maintaining adequate sites to accommodate its remaining unmet RHNA. If monitoring reveals that the City’s actions (approvals or disapprovals) reduce the number of sites identified in the Sites Inventory, the City must identify and/or make available sufficient sites to accommodate the remaining unmet RHNA for each income category, such that there is no net loss of residential unit capacity. This monitoring will include a formal ongoing (project‐by‐project) evaluation procedure and may include, but not be limited to, the use of spreadsheets or tools such as a No Net Loss Calculation Tool. This monitoring will be incorporated into the City‘s Annual Progress Reports on Housing. As an additional measure, the City has incorporated a 15‐30 percent buffer of sites to ensure that sufficient capacity exists in the Housing Element to accommodate RHNA throughout the planning period.
Responsible Agency: City of Camarillo Community Development Department
Funding Source: General Fund
Program Objective: Provide adequate residential sites and opportunities for affordable housing commensurate with the City’s RHNA
Program Actions and Timeframes:
1. Within six months of the adoption of the
Housing Element, and at least annually
thereafter:
a. Monitor and (if necessary) update the City’s sites inventory of available parcels for housing development that can accommodate low‐ and moderate‐income households (the Sites Inventory) to confirm that it continues to have adequate sites to accommodate the City’s remaining unmet RHNA.
b. If monitoring reveals that the City’s actions (approvals or disapprovals) reduce the number of sites identified in the Sites Inventory, identify and/or make available sufficient sites to accommodate the remaining unmet RHNA consistent per the requirements of this program, including incorporating this monitoring into the City‘s Annual Progress Reports on Housing.
2. Annually, throughout the planning period:
a. Make the Sites Inventory available on the City’s Website, at the Community Development Counter at the Camarillo City Hall, and provide to private or non‐ profit housing providers to support the production 868 units to meet the RHNA allocation for lower‐ and moderate‐income households during the planning period.
11. DESIGN FLEXIBILITY
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The City will continue to utilize the Residential Planned Development (RPD) and Conditional Use Permit (CUP) process to provide flexibility from development standards in the approval of development applications. Through the RPD and CUP approval process, the City will continue to allow modifications in development standards as an incentive to encourage the development of housing for lower‐income households. The City’s Density Bonus Ordinance mirrors the State Density Bonus Ordinance and allows for development standards waivers and concessions in exchange for affordable units. Periodic review of the Municipal Code requirements is done to ensure design standards do not impede the development of affordable housing.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General fund
Program Objective: To facilitate the development of housing and ensure that development standards do not unnecessarily constrain the development of housing
Program Actions and Timeframes:
1. By December 2024 and December 2025 respectively as articulated below:
a. Conduct a review of the Municipal Code requirements by December 2024, and based on our findings, revise design standards to remove constraints to the development of affordable housing by December 2025 in order to improve timeframes and promote objectivity and greater approval certainty in findings and permitting requirements. Evidence considered in determining feasibility will be based on, among other things, the review and examples of past or current project applications.
b. The City will meet with developers of housing projects to identify potential constraints to development by December 2024 and based on that consultation, amend the zoning ordinance to remove constraints that inhibit the development of projects at the capacity assumed in the housing element in order to promote objectivity and greater approval certainty in findings and permitting requirements by December 2025. Evidence considered in determining feasibility will be based on, among other things, the consultation and examples of past or current project applications.
2. Annually, throughout the planning period:
a. Continue the use of modifications and provide additional flexibility in development standards as an incentive to encourage the development of housing for lower‐income households throughout the planning period.
12. HOUSING REHABILITATION ASSISTANCE
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The City utilizes Community Development Block Grant (CDBG) to fund housing rehabilitation programs for lower income households to address health and safety issues, code violations, overcrowding, accessibility, and maintenance and repairs.
Responsible Agency: City of Camarillo Community Development Department Funding Source: CDBG
Program Objective: To preserve and conserve the City’s affordable housing stock; facilitate rehabilitation of six housing units annually or 48 units during the planning period
Program Actions and Timeframes:
1. By December 2025:
a. Identify and seek partnerships with at least two established and bona fide housing advocacy organizations to increase existing housing resources and improve housing conditions among vulnerable and low‐income neighborhoods, specifically in the central portion of the City.
2. Annually, throughout the planning period:
a. Actively seek additional funding sources and identify new partnerships with local and regional organizations to expand financial resources and promote opportunities to residents and property owners in need of rehabilitation assistance.
13. SEEK GRANT FUNDING TO SUPPORT AFFORDABLE HOUSING ACTIVITIES As an entitlement community, the City receives annual grant allocations. The City will apply for grant funding when available to support affordable housing activities. Grant funding applications may include Community Development Block Grant (CDBG) and Permanent Local Housing Allocation (PLHA). CDBG funds may support Habitat for Humanity Home Repair Program to provide lower‐income households with needed home repairs. CDBG funds may also support the City’s Affordable Housing Property Acquisition Program to preserve existing affordable housing units and/or to provide new affordable housing units. PLHA funding may support the City’s citywide First Time Homebuyer Down Payment Assistance Loan Program to help lower‐income, moderate‐income, and workforce households achieve homeownership.
Responsible Agency: City of Camarillo Community Development Department Funding Source: CDBG, PLHA
Program Objective: To preserve existing and provide new affordable housing stock; and encourage homeownership at all income levels
Program Actions and Timeframes:
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1. Annually, throughout the planning period:
a. Apply for grant funding within three months of the date that a grant Notice of Funding Availability is issued to expand resources that support affordable development activities within the City.
b. Actively seek opportunities to apply for new grant funding resources that assist with the development of affordable housing, home rehabilitation loans and financing, and the First Time Homebuyer Downpayment Assistance Loan Program.
14. FIRST TIME HOMEBUYER DOWN PAYMENT ASSISTANCE LOANS
The City’s Economic Development Strategic Plan Action item f., Housing Diversification, states that the City will consider options (including locations, entitlements, etc.) for accommodating specialized urban housing types attractive to all generations, while protecting the quality of Camarillo’s established lower density neighborhoods. To help address action item f., the City will encourage affordability and homeownership at all income levels by providing down payment assistance to lower‐income, moderate‐income, and workforce households. The program will provide down payment assistance loans with available grant funding. The City Council Policy 7.13, First Time Homebuyer Downpayment Assistance Loan Program (adopted February 12, 2020), provides down payment assistance limited to households selected to purchase a unit through the City’s Affordable Housing Preservation Program. The City also has been awarded grant funds through the State’s Permanent Local Housing Allocation (PLHA) grant for a citywide down payment assistance loan program limited to lower‐ and moderate‐ income households. PLHA is an annual grant program. The City’s first allocation is in the amount of $135,354, but the amount will vary from year to year.
Responsible Agency: City of Camarillo Community Development Department Funding Source: CDBG and any other available grant funds Program Objective: To encourage affordability and homeownership at all income levels
Program Actions and Timeframes:
1. Annually, throughout the planning period:
a. Provide down payment assistance to lower‐income, moderate‐income, and workforce households as described in this program.
b. Conduct at least one educational seminar to expand awareness and help residents apply for the First Time Homebuyer Assistance Loan Program throughout the planning period.
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c. Coordinate with local and regional housing organizations to expand resources and funding opportunities that encourage housing affordability and ownership for all income levels at least once annually throughout the planning period.
15. HOUSING POLICIES
The City has five existing City Council policies that address affordable housing, including policies
7.6 – Affordable and Senior Housing Programs (adopted 1992, amended 1998), 7.09 – Inclusionary Housing (adopted 2006, amended 2021), 7.12 – Affordable Housing Preservation Program (adopted 2020), 7.13 – First Time Homebuyer Downpayment Assistance Loan Program (adopted 2020), and 11.09 – CDBG Property Acquisition Procedure (adopted 1993, amended 1998). The City will review each policy for internal consistency and for current affordable housing needs, and update if necessary.
Responsible Agency: City of Camarillo Community Development Department Funding Source: CDBG and any other available grant funds Program Objective: To encourage availability of affordable housing to households at all income levels and demographics
Program Actions and Timeframes:
1. By December 2025:
a. Review existing housing policies for internal consistency and to determine effectiveness in addressing housing needs, and seek opportunities to revise or expand existing program resources to increase access to housing across all income levels and especially for seniors and persons with disabilities. Update existing programs and policies as needed.
2. At least twice during the planning period:
a. Conduct educational seminars for residents and property owners to expand awareness of available housing policies and programs, gauge housing need, and inform further updates to housing policies.
16. ZONING ORDINANCE AMENDMENTS
To facilitate shelter development and housing for persons with disabilities (AB 101, AB 139, AB 2162), and to comply with the Employee Housing Act (Health and Safety Code Section 17021.5 and 17021.6), the City will review and revise the zoning ordinance, to ensure compliance with State law:
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AB 101 Low Barrier Navigation Centers ‐ requires cities to allow by right in the zones where multi‐family and/or mixed uses are allowed. The low barrier navigation centers are service enriched shelters that are focused on moving people into permanent housing AB 139 Emergency and Transitional Housing ‐ requires cities to allow shelters to accommodate the homeless point in time count, and to calculate the required parking solely on the number of staff working at the facility and not on the number of beds provided
AB 2162 Housing for Homeless Persons ‐ requires cities to allow supportive housing by right in zones where multi‐family and/or mixed uses are allowed Employee Housing Act (Health and Safety Code Section 17021.5 and 17021.6) – requires cities to consider farmworker housing with up to 36 beds or 12 units an agricultural use and be similarly permitted. Furthermore, it requires the cities to consider employee housing for six or fewer employees as a single‐family residential use Single Room Occupancy (SRO) projects – The California Department of Housing and Community Development (HCD) requires the City to provide a variety of housing types to accommodate housing at all income levels, including housing for extremely low‐income households. The City will review and analyze the City’s Single Room Occupancy (SRO) regulations, and work with HCD if any revisions are necessary to address potential limitations and constrains of existing regulations for providing a variety of housing types at all income levels, including housing for extremely low‐income households.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General Fund
Program Objective: Bring the City’s Zoning Ordinance into compliance with AB 101, AB 139, AB 2162, and the Employee Housing Act
Program Actions and Timeframes:
1. By March 2023:
a. Review and amend the City’s existing zoning ordinance to ensure compliance with AB101, AB 139, AB2162 and the Employee Housing Act, in order to promote objectivity and greater approval certainty in findings and permitting requirements.
2. Annually, throughout the planning period:
a. Review and amend the City’s existing zoning ordinance and allow for increased flexibility for the development of housing for seniors and persons with disabilities, in order to promote objectivity and greater approval certainty in findings and permitting requirements.
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b. Review and amend the City’s existing zoning ordinance, including the sections of the ordinance relating to definitions, regulations, and allowance of uses for the definition of employee housing, residential care facilities, group homes, and/or boardinghouses to be consistent with California State Law and in order to promote objectivity and greater approval certainty in findings and permitting requirements.
c. Review and amend zoning ordinance requirements to ensure that the necessary findings and permitting requirements for residential care facilities and group homes for seven or more residents in all residential zones are consistent with state law and fair housing requirements, to eliminate constraints on housing for persons with disabilities and in order to promote objectivity and greater approval certainty in findings and permitting requirements.
17. HOMELESS STRATEGIC PLAN
Develop a Strategic Plan for providing Emergency and Transitional Housing to accommodate the homeless community in Camarillo, based on the Ventura County point‐in‐time count.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General Fund or other available sources Program Objective: To establish a Plan for prioritizing, resourcing, and locating emergency and transitional housing for the homeless community in Camarillo
Program Actions and Timeframes:
1. By December 2025:
a. Establish a Strategic Plan for providing Emergency and Transitional Housing that prioritizes, identifies resources and potential locations for developing emergency and transitional housing in Camarillo for vulnerable populations including persons experiencing homelessness or who are at risk of homelessness.
2. Annually, throughout the planning period:
a. Coordinate with local and regional non‐profit organizations that can assist in providing temporary, permanent, and emergency shelters and other resources for persons experiencing, or at risk of experiencing homelessness in Camarillo.
18. CITY‐INITIATED AFFORDABLE HOUSING PROJECTS
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Process two City‐initiated affordable housing projects: Barry Street/Former Stock Lumber site and Arneill Road Mixed‐Use site. The City acquired Barry Street/Former Stock Lumber site in 2018 and continues to work with non‐profit partners for a potential future development of this site with a 36 very low‐income and 31 low‐income unit residential development. The City acquired Arneill Road Mixed‐Use site in 2017 and continues to work with RRM Design Group on the design for a potential future development of this site with 9 very low‐income unit mixed‐use development. The City will require Conditions of Approval for the numbers of affordable units prior to issuance of building permits for each of the above housing projects.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General Fund, SB 2 Grant, Housing Bond Proceeds Program Objectives: To entitle City‐initiated affordable housing projects (Barry Street/Former Stock Lumber and Arneill Road Mixed‐Used sites), providing very‐low and low‐income units included in the land inventory
Program Actions and Timeframes:
1. By December 2022:
a. Process and entitle the City‐initiated Barry Street/Former Stock Lumber site affordable housing project.
2. By June 2023:
b. Process and entitle the City‐initiated Arneill Road Mixed‐use Site affordable housing project.
3. Annually, throughout the planning period:
a. Review and identify vacant or underutilized sites that can support future City‐ initiated affordable housing projects designated for lower‐ and moderate income households.
b. Continue to identify and cooperate with non‐profit organizations that can assist in acquiring sites to support affordable housing and mixed‐use development.
19. PROMOTE ENERGY CONSERVATION
The City of Camarillo Building and Safety Division reviews all residential development projects for compliance with the California Building Code, including water and energy efficiency requirements. All new residential development must comply with the requirements, as well as residential remodeling projects. Over 50 percent of existing ownership units and over 45 percent of existing rental units in Camarillo were built prior to 1979. This aging housing stock can benefit from energy conservation options at the time of remodel and upgrades of the units.
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To promote energy conservation, including water‐efficient landscaping, energy‐efficient irrigation systems, and greenbuilding and energy‐efficient building standards for new residential development and remodeling projects, the City will distribute information on energy conservation options at the Community Development public counter, on City website, social media, and direct mailing.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General Fund
Program Objective: To promote energy conservation options for new residential development and remodeling projects.
Program Actions and Timeframes:
1. By December 2024:
a. Research and identify available financial resources and incentives for homeowners for the implementation of energy efficient improvements including water and energy efficiency upgrades, solar panel installations, and outdoor water conservation techniques.
2. Annually, throughout the planning period:
b. Distribute information on energy conservation options at the Community Development public counter, on City website, social media, and direct mailing. c. Continue to participate in the California HERO and Figtree Property Assessed Clean Energy (PACE) programs to help property owners in Camarillo to finance energy efficiency, water conservation, and renewable energy improvements to their properties.
20. AFFORDABLE HOUSING PRESERVATION (RENTAL UNITS)
To minimize the number of at‐risk renter‐occupied affordable units from converting to market‐ rate, the City will contact local non‐profit housing agencies to assess their interest in acquiring and managing at‐risk properties, and support their applications for financing programs such as Low Income Housing Tax Credit (LIHTC) to purchase at‐risk units. The affordable rental units identified as at‐risk of conversion to market rate will be monitored to ensure tenants receive proper notifications.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General Fund
Program Objective: To preserve rental properties at‐risk of conversion to market rate Program Actions and Timeframes:
1. Annually, throughout the planning period:
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a. Monitor the status of the following three residential facilities eligible for conversion to market‐rate before October 15, 2031: Avalon – Mission Oaks, Ponderosa Village, and Park Glenn.
b. Identify and contact at least one established bona fide housing developer to solicit interest in acquiring and managing affordable rental projects should these, or similar projects, become eligible for converting to market‐rate.
21. BY‐RIGHT AFFORDABLE HOUSING PROJECTS
The City’s land inventory includes vacant and nonvacant sites that were utilized in the prior planning period. These vacant sites are identified with Map IDs V3 and V4, and nonvacant sites are identified with Map IDs NV1 through NV14 in Appendix B‐Residential Land Inventory 2021‐ 2029.
Because the City utilizes vacant and nonvacant sites from the prior element, these sites must meet the density requirements for housing for lower‐income households, and allow by‐right approval for housing developments that include 20 percent or more of its units affordable to lower‐income households.
Vacant site V3 provides density of 25 units per acre, vacant site V4 and nonvacant sites NV1‐ NV14 provide for density of 30 units per acre, which meet the density requirements for lower‐ income housing units.
The City will develop a program to allow by‐right approval for residential projects on vacant sites (V3‐V4) and nonvacant sites (NV1‐NV14), that include 20 percent or more of its units affordable to lower‐income households. These projects can include additional affordable units if the developer requests concessions and waivers of development standards through the City’s Density Bonus Ordinance.
Responsible Agency: City of Camarillo Community Development Department Funding Source: General Fund
Program Objective: To allow by‐right residential projects, that provide 20 percent or more units designated to lower‐income households, proposed for vacant and nonvacant land inventory sites that were utilized in the prior Housing Element.
Program Actions and Timeframes:
1. By December 2025:
a. Develop a program to allow by‐right residential projects that provide 20 percent or more units for lower‐income households on vacant or nonvacant land sites utilized in the prior Housing Element as identified in this program.