BUILDING GREAT PLACES INVESTING IN PEOPLE PROVIDING HOUSING FOR ALL City Council Study Session - Panelist Presentation
September 7, 2023
Regina Williams, Moderator
Executive Director, SV@Home
Khanh Russo
Vice President of Policy and Innovation,
San Francisco Foundation
Chris Neale
President, The Core Companies
Cindy Wu
Executive Director, Local Initiatives
Support Corporation (LISC)
Anil Babbar
Senior V.P . of Local Public Affairs,
California Apartment Association
Stephen Lewis
California Rent Stabilization Network
Affordable Housing Programs and Policies:
Production, Preservation
& Protection
The 3Ps of Housing
An equity centered framework
for solving the housing crisis.
City of San José Study Session
September 7, 2023
SFF’s Equity Agenda
All people living in the San
Francisco Bay Area are
economically secure, rooted in
vibrant communities, and
engaged in civic life.
The 3 Ps Framework
Protect Protection for current residents to
avoid displacement
Preserve Preservation of existing housing
affordable to lower- and middle-
income residents
Produce Production of new housing at all
income levels, especially
affordable housing
3Ps Projects and Policies
• Preserving housing so it stays
affordable (Acquisition/Rehab)
• Anti-Displacement
Services Network
• Homelessness Prevention
• The Bay Area Affordable
Housing Pipeline Project
Potential $10-20 Billion Regional Housing Bond
San José Housing Policies are Aligned with
Regional Efforts
San José has already
adopted 34 of the 42 key
housing policies tracked by
the Association of Bay
Area Governments (ABAG).
The Region
Looks to
San José’s
Leadership
for Policy
http://housingread
iness.org/
Thank You
Khanh Russo
Vice President Policy and Innovation
[email protected]
Affordable Housing Production –
Panel Presentation
Chris Neale
President, The Core Companies
99/7/2023
109/7/2023
119/7/2023
BUILDING GREAT PLACES INVESTING IN PEOPLE PROVIDING HOUSING FOR ALL Preservation and Community
Building
September 2023
The Local Initiatives Support Corporation (LISC)
13 Franklin Thomas (center), LISC founder, in Bedford Stuyvesant, NY • Founded in 1979
• Mission: Partner with local
organizations to create communities of
opportunity across the entire country
• 38 offices nationwide
• $29.7 billion invested
489,000+ affordable homes
81.5+ million square feet of commercial
retail and community space
LISC Bay Area
14 • Launched in 1981
• Homes for over 40,000 people
• 1.4 million+ square feet of
commercial, retail, and
community space
• 400+ nonprofit real estate
development professionals
trained
LISC Bay Area’s preservation work
15 Preservation is necessary and strategic
16 New resources for Preservation
17 The Foreclosure Intervention Housing Preservation
Program (FIHPP)
• Funding available from the State of California
• $500 Million
• Acquisition and preservation of existing rental
properties that are up to 25-units
• Properties are in foreclosure or at-risk of
foreclosure
• LISC was selected as statewide Fund Manager
Preservation resources in the pipeline
18 BAHFA Regional Bond
• Projected to be on the November 2024 ballot
• Estimated $10-20 billion for affordable housing in the Greater Bay Area
• Estimated >$1 billion for San José
• 3Ps approach for this funding
• $10-20 million for Preservation in the City of San José California Statewide Bond
• SB 225 (Caballero) and $500 million budget request
• 2-year bill
• Statewide funding for acquisition-rehabilitation
• Also includes technical assistance and capacity building for Preservation
Components for a successful Preservation ecosystem
19 Funding
• Acquisition funding
• Local, state, regional funding for takeout/gap financing • Funding that is flexible and serves a range of needs
• Regular, reliable funding
Organizational
• Organizations qualified and committed to acquisition / rehabilitation • Capacity building for Community Development Corporations and Community Land Trusts
• Multiple (formal and informal) venues for peer support and technical assistance
Property Owner Representative
Anil Babbar
Senior Vice President of Local Public Affairs, California Apartment Association 209/7/2023
1-10 Units
61%
11-50 Units
20%
51-250 Units
8%
251-500 Units
2%
501+ Units
3%
Industry Partners…
Member Stratification
California Apartment Association
Compliance
Education
Advocacy
Ethics
Renter Protections for San José Residents
In-Place
Protections
Rent
Control
Just Cause
Protection
Ellis Act
AB 1482
Rent Cap
Rental
Inspections
Rent
Registry
Looking Forward
Being
Discussed
Rental
Database
Right to
Counsel
Seismic
Retrofit
Gas to
Electric
Conversion
Occupancy
Standards
Rent Cap
How the City can Help
Provide stability in regulatory actions
Weigh the impact of actions on housing production
Take a neutral approach to housing provider/tenant issues Focus on direct rental assistance
Affordable Housing Protections -
Panel Presentation
Stephen Lewis
California Rent Stabilization Network
259/7/2023
Rent
Stabilization
Jurisdictions
in California
1979 to 1988 Post-2004
Berkeley
Beverly Hills
East Palo Alto
Gardena
Hayward (rev. 2019)
Los Angeles City
Oakland
San Francisco
*San Jose (rev. 2017)
Santa Monica
West Hollywood
Los Gatos (2004)
*Mountain View (2016)
Richmond (2017)
Alameda (2019)
Baldwin (2019)
Inglewood (2019)
Culver City (2020)
Los Angeles County unincorporated
(2020)
Santa Ana (2021)
Antioch (2022)
Bell Gardens (2022)
Fairfax (2022)
Oxnard (2022)
Pasadena (2022)
Pomona (2022)
*San Jose and Mountain View are the only jurisdictions that exempt all duplexes
State
Limitation on
Local Rent
Laws
COSTA-HAWKINS RENTAL HOUSING ACT OF 1995
1. Rents can rise to market-rate between tenancies
2. Cities cannot apply rent stabilization to:
Single-family residences, condominiums
“New Construction” = buildings built after February
1, 1995
For cities with rent laws adopted before 1995, “new
construction” = units built after enactment date of
local law
San José cannot expand rent stabilization to single
family homes, condominiums or units constructed after
September 7, 1979
Thresholds for
Annual Rent
Increases
Flat % Adjustment Allowed Annually
4% or 5% flat
Baldwin Gardena Hayward Los Gatos Oxnard San José Allowable Adjustment Tied to Inflation
Based on annual change in regional Consumer Price Index (CPI) Alameda
Antioch
Bell Gardens
Berkeley
Beverly Hills
Culver City
East Palo Alto
Fairfax
Inglewood
Los Angeles City
Los Angeles County
Mountain View
Oakland
Pasadena
Pomona
Richmond
Santa Ana
San Francisco
Santa Monica
West Hollywood
Jurisdictions’ August 2023 Allowable Rent Increases
and Properties Covered
Alameda
Antioch
Baldwin
Bell Gardens
Berkeley
Beverly Hills
Culver City
East Palo Alto
GardenaHayward
Inglewood
LA City
LA County …
Los Gatos
Mountain View
Oakland
Oxnard
Pasadena
Richmond
San Francisco
San José
Santa AnaSanta Monica
West Hollywood
0%
1%
2%
3%
4%
5%
6%
1977 1979 1981 1983 1985 1987 1989 1991 1993 1995
Max Allowable Rent Increase (Higher Less Restrictive) Cutoff Date for Properties (Later Larger Proportion of Properties Subject to Rent Stabilization) Most Restrictive (Lowest Allowable
Increases, Latest Cutoff Dates)
Least Restrictive (Highest Allowable
Increases/Earliest Cutoff Dates)
FairfaxMedian allowable increase 3.6%
Median cut-off year 1990
Pomona
BUILDING GREAT PLACES INVESTING IN PEOPLE PROVIDING HOUSING FOR ALL City Council Study Session - Panelist Presentation
September 7, 2023
Regina Williams, Moderator
Executive Director, SV@Home
Khanh Russo
Vice President of Policy and Innovation,
San Francisco Foundation
Chris Neale
President, The Core Companies
Cindy Wu
Executive Director, Local Initiatives
Support Corporation (LISC)
Anil Babbar
Senior V.P . of Local Public Affairs,
California Apartment Association
Stephen Lewis
California Rent Stabilization Network
Affordable Housing Programs and Policies:
Production, Preservation
& Protection