General Session – February 21, 2023
Displacement Response Strategy
Summary of Stakeholder Meetings
Attachment 1
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Introductions
Wayne Chen, Assistant Community
Development Director
Trisha Gonzalez, Breakthrough
Grant Fellow
Goals for Today
PROVIDE A SUMMARY OF
COMMUNITY MEETINGS
DID WE CAPTURE YOUR
INPUT ACCURATELY?
4 Agenda
5 1. Welcome & Logistics
2. Background
3. Summary of Input Received
4. Questions & Answers
Interpretation Services Available
Click on the “globe icon” to hear interpretation.
6 提供中文翻译 。当您点击屏幕上出现的语言图标时， 选择Chinese以用中文收听今晚
的会议。点击图标的时候您还可以选择将原始音频静音
Interpretación en español disponible.
Cuando haga clic en el icono que aparece en su pantalla, seleccione español para escuchar la reunion de esta noche en español. Tambien puede silenciar el audio original cuando haga clic en el icono.
Discussion Agreements
RESPECTING COMMUNITY
All participants will demonstrate respect for
each other and for the presenters
• Disrespect can include swearing,
personal attacks
• Distracting side conversations which are
not directed to the presentation content
The chat function is enabled to facilitate
greater transparency and for more questions
to be asked
• We will monitor the chat, and reserve
the right to disable the chat function if
the conversation becomes disrespectful
7 How to Participate
• Enter comments in the chat
• Use “raise hand” button to speak when we get to questions later in the presentation
• Phone users: press *9 to raise hand
8 Background
• Approx. 1000 rental units demolished or part of redevelopment since 2012
• In 2019, the City Council put “Displacement Response” on their Council Workplan as high priority item
• Two study sessions held (October 2019 and September 2020) to discuss the issue
• Five key principles established
• Six initial policy/program areas
9 Potential Displacement Response Strategies
10 Prevention Mitigation Other Responses
Goal Residents stay in existing unit Reduce impacts of
permanent displacement
Address temporary
displacement
Existing Programs - Just cause eviction protections
& rent stabilization
- Rental assistance programs
- Housing & Eviction Help Center
- Tenant Relocation
Assistance Ordinance
(TRAO)
- Building new affordable
units
- Implement existing State
requirements/provisions
related to replacement
req, etc
Potential Programs - Acquire/preserve “naturally
affordable” units
- “Opportunity to purchase”
programs to purchase and
preserve buildings
- Develop funding and
partnerships
- Partnerships with owners
of vacant units for
temporary relocation
- Preferences for displaced
tenants in affordable
housing
- Develop local
requirements should
State laws change/expire
- Making “first right of
refusal” possible to help
former tenants access
new replacement units
- Modifications to TRAO
Replacement Requirements
11 Program Current Status Some Key Questions –
Ongoing Discussions
Require that demolished
CSFRA units be replaced.
State law:
- Requires rent-stabilized
units be replaced with
deed-restricted affordable
units (based on former
tenant income) (SB 330 -
currently sunsets in 2030)
- Allows demolished rent
stabilized units to be
replaced with “new” rent-
stabilized units (Ellis Act)
Would you want to return to
a replacement unit?
Where would you want to
stay in the meantime?
What is feasible for property
owners redeveloping?
Acquisition & Preservation
12 Program Current Status Some Key Questions –
Ongoing Discussions
Using public and other funds
to purchase “naturally
affordable developments” to
preserve them as affordable
for the long-term.
The City is currently seeking
funding and partnership
opportunities.
Monitor regional ballot
measures for affordable
housing funding.
Are there properties that will
be going for sale?
Which properties would be a
“good fit” for funding
possibilities?
Are households alright with
units converting to public
ownership?
Opportunity To Purchase
13 Program Current Status Some Key Questions –
Ongoing Discussion
Before selling a property,
property owners must
publicly notice the sale for a
certain period of time.
This notification is meant to
allow community-led groups
– tenants or non-profits – to
make an offer to purchase
the property at a market-rate
sales price.
The City is studying
“Opportunity to Purchase”
programs in other cities to
better understand
applicability and process.
Funding would be needed to
support purchase – unclear
of the source.
Are tenants or non-profits
interested and able to
participate?
What do property owners
need to be able to manage
successful sales quickly?
Is there a current issue with
sales “off-market,” thus
preventing participation of
potential tenant/non-profit
potential buyers?
Other Strategies
14 Concept/Strategy Current Status Some Key Questions – Ongoing Discussions
-Tenant Relocation Assistance
Ordinance (TRAO)
-Making replacement
requirements for
“ownership” units more
feasible
-Other items
-Existing TRAO provides
relocation assistance to
displaced tenants. Recently
modified to increase financial
assistance. Other potential
modifications to be explored.
-Evaluate existing State law
requiring “first right of
refusal” for displaced tenants
What are the current gaps
and successes of existing
TRAO?
Do displaced households
want to pursue ownership? If
not, could a non-profit land
trust step in?
Summary of Stakeholder Meetings
• General Session - Introduction: January 12
• Property Owners: January 18
• Non-Profit Developers: January 18
• Market Rate Developers: January 19
• Tenants (virtual): Wednesday, January 25
• Tenants (in-person) : Thursday, January 26
• General Session - Summary: Tuesday, February 21st, 6:30PM • Council Study Session: Q2/2023
15 Key Terms
• SB 330 = State law that requires replacement units when rent stabilized housing is demolished. Currently set to expire in 2030. • CSFRA = Community Stabilization and Fair Rent Act is the City’s rent stabilization program, passed by the voters in 2016.
• TRAO = City’s Tenant Relocation Assistance Ordinance, which requires relocation assistance when tenants are displaced from their units if they meet certain qualifications.
• OPA = Opportunity to Purchase program, which requires property owners to notify non-profit developers and/or tenant groups when they want to sell their property and provide them the first opportunity to make an offer or to match another offer. 16 General Session Summary (1-12-2023)
17 Themes
Preventing displacement is preferred, but if it does occur, having other housing opportunities to stay in Mountain View is important.
Goal should be to prevent any displacement. City needs to act fast to prevent anymore displacement.
Desire for homeownership opportunities homes with the support of community programs, such as community land trusts, co-ops, public bank, funding, etc.
If temporary relocation is required, it’s very important that school-aged children remain in the same school.
Interest in Opportunity to Purchase Act programs. Desire to know when building is for sale before it goes to the market.
Interest in tax on vacant rental units.
Property Owner Summary (1-18-2023)
18 Themes
City is transferring all of the burden onto property owners, which does not make sense and is not fair. It is the responsibility of the city to help people with displacement issues.
Adding new supply – market rate and affordable – is the way to address tenant displacement.
Adding regulations/requirements is not the way to address tenant displacement; they create unintended consequences and makes projects infeasible.
High costs/city fees and complicated city process impedes redevelopment and new production.
Paying for tenant buyouts/relocation benefits makes projects – rehab or redevelopment projects – infeasible.
Interest in discussing innovative/logistical options, such as partnering with property owners to address temporary displacement.
Majority of property owners are not millionaires.
Important to distinguish between large properties v. small properties. Small properties cannot cover the costs that a large owner can.
COPA programs primarily benefits non-profits. TOPA programs could be ok as it benefits tenants.
Non-Profit Developer Summary (1-18-2023)
19 Themes
Interest in doing acquisition/preservation/rehab work.
Acquisition of smaller buildings more challenging. Larger buildings of 80-100 units have the best economies of scale.
We think of the residents first, without the thought of displacing residents. If residents come with the building – we want to keep them in place. It is not a question if we would displace them or not.
City can help with project feasibility by streamlining recording of affordable housing regulatory agreements, as well as flexibility with (temporary) relocation requirements.
The idea of “first look” when it comes to OPA is beneficial because we are competing with cash offers. “First look” should come with a fund that looks as nimble as cash so we can compete.
It is important to address “over-income” tenants and avoid inadvertent displacing those who may not be able to qualify for an affordable housing unit because they exceed the income qualifications for a preserved unit or a replacement unit.
Financing for acquisition projects challenging because of lack of funding/tax credits. City funding can help.
Knowing the income levels of the existing tenants can really help developer determine the affordable housing that is needed for a preservation or replacement project.
Can work with preference for displaced tenants. Need to make sure a fair housing analysis is completed.
Market Rate Developer Summary (1-19-2023)
20 Themes
Focus on ways to increase housing supply.
Incentivize Developers, such as providing higher FARs/densities, streamlining the process, fee waivers, etc.
City needs a more efficient process to get projects done. It takes too long and discourages development.
Project/team expediters would help.
Find ways to fill BMR units faster.
Identify best practices instead of reinventing things.
City ownership of land may be useful. Relocation may not last forever and land could be used for other uses in the future, such as needed park and open space.
Publicly noticing a building for sale may scare tenants and staff that live in that building.
Adding more housing supply will reduce housing prices because rents would need to be lowered to fill the units.
In practice, it may not work that way. There is a building with three vacancies because prospective tenants think the rent is too high.
Tenant Summary (1-25-2023 Virtual Meeting)
21 Themes
OPA programs supported, including COPA and/or TOPA. Mobile home park residents also interested in OPA program. City funding needed to make such programs a success.
First right of return to a rehabilitated or new replacement unit is important.
Explore working with property owners willing to set aside units that can be used for temporary relocation. There needs to be a temporary place to stay if relocation is involved.
Consider a tax on vacant rental units.
Local version of State SB 330 replacement requirements is needed.
City needs to put more roadblocks to prevent displacement. Identify a way to de-incentivize demolition if the unit is in good condition.
Protections are needed for vulnerable groups, such as the working class and seniors.
Housing is a human right, not a source for profit.
Many tenants do not feel brave enough to complain about maintenance issues to property owners out of fear.
Displacement with multiple moves is disruptive, especially for school-aged children.
Tenant Summary (1-26-2023 In-Person)
22 Themes
Local ordinance is needed for when SB 330 sunsets.
Continue to make improvements to City’s Tenant Relocation Assistance Ordinance (TRAO).
The city needs to ensure a temporary residence is available while rehabilitation and redevelopment occur, such as relocating within corporate portfolios.
Displacement can be managed if tenants have first right or return.
We want an OPAbut financial support/resources needed from the City, Community Land Trust, tech, especially for TOPA.
If displacement is unavoidable, alert tenants and compensate fairly and ensure that tenants are not pressured to leave to get out of TRAO requirements.
More affordable housing at lower income levels are needed; identify empty sites for construction.
Legalize multiple families in one unit to help make the rents affordable.
Reduce barriers to housing for those with limited English proficiency and families that do not have legal status.
Qualifications and high credit score requirements make it difficult to find affordable housing.
Laws are needed to prevent demolition and to require that units be maintained.
Building community is important.
Other Methods of Input
23 • Ongoing one-on-one meetings with individuals/groups • 5 meetings held to-date; additional meetings scheduled. • Written comments emailed to City.
• Input generally consistent with comments provided during stakeholder meetings.
• Contact [email protected] schedule a meeting, or to send any questions or comments. A response will be provided within 48 hours.
• Visit MountainView.gov/DisplacementResponse for updates.
Interpretation Services Available
Click on the “globe icon” to hear interpretation.
24 提供中文翻译 。当您点击屏幕上出现的语言图标时， 选择Chinese以用中文收听今晚
的会议。点击图标的时候您还可以选择将原始音频静音
Interpretación en español disponible.
Cuando haga clic en el icono que aparece en su pantalla, seleccione español para escuchar la reunion de esta noche en español. Tambien puede silenciar el audio original cuando haga clic en el icono.
Q&A Did we summarize your
main points accurately?
25 How to participate
• Enter comments in the chat
• Use “raise hand” button to speak when we get to
questions later in the presentation
• Phone users: press *9 to raise hand
• We will try to get to as many folks as possible –but
today’s meeting will have less time for feedback.
Upcoming sessions will mostly be focused on receiving
input.
26 Q&A Are there any main
points we have missed?
27 General Session – February 21, 2023
Displacement Response Strategy
Summary of Input