Progress Report
A. PROVISION OF ADEQUATE SITES
Program 1:1
Pursue land exchanges of existing seasonal housing units on public lands into private ownership so those units may become available for local year-round housing. Following completion of the land tenure planning process, identify and prioritize possible land exchanges in areas with existing seasonal housing.
Responsible Agencies: Community Development Department, Board of Supervisors.
Timeframe: 2011/12
Progress:
An interagency land tenure committee developed a master land tenure plan identifying properties and the processes involved to complete land trades throughout the county. A land tenure sub-committee of the CPT meets quarterly to discuss land tenure issues. One USFS summer home tract has been identified as a potential candidate for an exchange, however financial obstacles to the project remain.
Effectiveness: Successful, Ongoing
Adjustments to Program: The land tenure sub-committee will continue to meet quarterly.
Program 1:2
Inventory existing and/or potential agency housing areas (Mono County, Town of Mammoth Lakes, Southern Mono Hospital District, Mammoth Unified School District, USFS, BLM, Caltrans, LADWP, etc.) and work with agencies to assess where additional housing might be made available.
Responsible Agencies: Community Development Department.
Timeframe: 2010.
Progress: This task was left out of the land tenure project and will be addressed by the land tenure committee.
Effectiveness: Incomplete.
Adjustments to Program: The program will be addressed by the land tenure subcommittee
Program 1:3
Work with public agencies (USFS, BLM, Caltrans, LADWP, etc.) to consolidate services and land uses (e.g., road shops) in order to free up land for housing, particularly affordable housing. Consistent with land use policies, encourage agencies to locate their housing within or adjacent to existing communities to facilitate sustainable community growth.
Responsible Agencies: Community Development Department, Public Works Department, Board of Supervisors.
Timeframe: 2011.
Progress: The future use and potential exchange of agency owned properties within and near community areas has been incorporated into local area plans.
Effectiveness: Successful, Ongoing
Adjustments to Program: The concept will be expanded to regional and outside agency planning documents where feasible.
Program 1:4
Examine the inventory of County-owned land for potential housing sites (e.g., road shop sites, Conway Ranch, Sheriff Substation, etc.).
Responsible Agencies: Community Development Department.
Timeframe: 2010.
Progress: The future use and potential exchange of county owned facilities within and near community areas has been incorporated into local area plans. The Sherriff Substation was analyzed by contractors and architects for the potential conversion into a habitable unit, however, costs has not been allocated for the project.
Effectiveness: Successful, Ongoing.
Adjustments to Program: The use of county owned land will continue to be incorporated into local area plans.
Program 1:5
Study the possibility of acquiring/exchanging public lands surrounding existing community areas for community expansion purposes and/or related infrastructure development, particularly in those areas designated in the Land Use Element for community expansion. Based on the results of these studies, take necessary actions to promote the exchange of lands and encourage the development of a variety of housing types, including multifamily for lower-income households in the acquisition/exchange of public lands.
Responsible Agencies: Community Development Department.
Timeframe: 2012.
Progress: This program has been incorporated into the Land Tenure Planning effort and will continue to be incorporated into local area plans.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:6
Implement policies in the Land Use Element pertaining to the provision of services and the coordination of development with service capability. Work with local service providers (public utility districts, fire protection districts, gas/electric power providers, telephone/communications systems providers, etc.) to ensure that adequate services are or will be available for housing development.
Responsible Agencies: Community Development Department, Environmental Health.
Timeframe: Ongoing, 2007-2014.
Progress: The County has initiated a program to gather GIS data for all local utilities and service providers I order to streamline major development projects. Will serve letters are required as dictated by the Land Use Element.
Effectiveness: Successful, Ongoing
Adjustments to Program: Program will continue.
Program 1:7
Encourage and assist special districts and private service providers (mutual water companies etc.) to secure grants to improve and expand sewer and water capabilities and fire protection services. The County's participation will entail aiding districts in the preparation of grant applications and in compliance with environmental requirements.
Responsible Agencies: Community Development Department, Environmental Health Department.
Timeframe: Ongoing, 2007-2014.
Progress: The County has reached out to public and private water providers to help the entities comply with new regulatory requirements.
Effectiveness: Successful, Ongoing
Adjustments to Program: Program will continue.
Program 1:8
The County has identified its community centers as emergency shelters and has obtained funds to upgrade emergency generators at each site and to obtain an emergency services trailer for each community. Monitor the need for permanent emergency shelters. Apply for emergency housing funds available from the Department of Housing and Community Development or other state or federal agencies when it is determined that there is an unmet need for emergency housing.
Responsible Agencies: Mono County Housing Authority, Mono County Office of Emergency Services.
Timeframe: Ongoing, 2007-2014.
Progress: The County has installed emergency generators and stationed an emergency trailer at each community center. There has been no need for permanent or long term emergency shelters.
Effectiveness: Successful, Ongoing.
Adjustments to Program: The emergency generator and emergency trailers will be removed from the program, monitoring for permanent shelter needs will continue.
Program 1:9
Ensure that the county's Multi-Hazard Functional Plan, prepared by the county's Office of Emergency Services, remains up-to-date. The Multi-Hazard Functional Plan contains policies and procedures for housing victims of natural hazards or accidents.
Responsible Agencies: Mono County Office of Emergency Services.
Timeframe: 2014
Progress: Plan is maintained by the Office of Emergency Services.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will be adjusted to include coordination with updates of the LHMP and the CWPP.
Program 1:10
Continue to provide short-term housing for homeless persons and to monitor the need to increase services for homeless persons.
Responsible Agencies: Department of Social Services, IMACA.
Timeframe: Ongoing, 2007-2014.
Progress: The County continues to provide for a small number of homeless persons with a voucher program.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:11 Implement housing policies contained in area plans, such as the June Lake Area Plan.
Responsible Agencies: Community Development Department, Planning Commission.
Timeframe: Ongoing, 2007-2014.
Progress: Policies within all of the area plans have been reviewed and all but one are cross implemented by existing Housing Element programs.
Effectiveness: Completed, Ongoing.
Adjustments to Program: Program will be altered to be more specific regarding June Lake workforce housing policy from June Lake Area Plan.
Program 1:12
Consistent with the Land Use Element, continue to require specific plans for large-scale development within community expansion areas. Specific plans allow for a variety of development and can streamline the development process.
Responsible Agencies: Community Development Department, Planning Commission.
Timeframe: Ongoing, 2007-2014.
Progress: Specific plans continue to be required.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:13 In conformance with state law, continue to permit manufactured housing on all parcels designated for conventional single-family residences.
Responsible Agencies: Community Development Department, Planning Commission.
Timeframe: Ongoing, 2007-2014.
Progress: 35 manufactured homes have been permitted since 2007, several within community areas designated for conventional single-family residences. Development regulations have been changed to allow more flexibility in the type of manufactured homes allowed.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:14
Continue to permit mobile-home parks on all land planned and designated for residential land use, in conformance with state law. This also applies to mobile-home developments intended for sale as mobile-home condos or cooperative parks, or as mobile-home planned unit developments.
Responsible Agencies: Community Development Department, Planning Commission.
Timeframe: Ongoing, 2007-2014.
Progress: No mobile home parks have been proposed in last planning period.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:15
Continue to implement the land development regulations regarding Manufactured Housing Subdivisions. These regulations provide for a higher density of single-family development and a relaxation of development standards.
Responsible Agencies: Community Development Department, Planning Commission.
Timeframe: Ongoing, 2007-2014.
Progress: No applications to apply this designation to property were received.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:16
Support a balance of jobs and housing in Mono County communities and the associated reduction in resident commute times by facilitating community job growth through economic development programs. Pursue grant funding for economic development projects that grow jobs and healthy communities capable of supporting more resident housing.
Responsible Agencies: Community Development & Economic Development Departments
Timeframe: Ongoing, 2007-2014.
Progress: The Bridgeport Economic Development Corp. has secured a grant to provide micro loans to small businesses. A countywide food systems study has been implemented.
Effectiveness: Successful, Ongoing
Adjustments to Program: Program will continue
Program 1:17
Implement provisions in the General Plan and Subdivision Ordinance that permit smaller minimum lot sizes where consistent with area plans and available infrastructure.
Responsible Agencies: Community Development Department.
Timeframe: Ongoing, 2007-2014.
Progress: No applications to apply this designation to property were received.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:18
Reexamine residential limitations in area plans where new sewer, water or other infrastructure requirements, such as fire-flow requirements, allow for greater single-family densities. Consider amending the General Plan and area plans to allow for higher single-family densities in these areas.
Responsible Agencies: Community Development Department.
Timeframe: 2012.
Progress: No applications to apply higher density to property were received.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:19
Continue to allow for mixed-use development as a method of increasing the land base available for housing.
Responsible Agencies: Community Development Department.
Timeframe: Ongoing, 2007-2014.
Progress: A mixed use project was permitted and constructed in Crowley Lake and a mixed use project was permitted in the Mono Basin during the planning period.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:20
Continue to allow for residential development in the commercial land use designation to more efficiently and economically utilize the County’s limited land base for housing.
Responsible Agencies: Community Development Department.
Timeframe: Ongoing, 2007-2014.
Progress: Two homes were permitted and constructed in commercial land use designations during the planning period.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:21
Consider amending the General Plan and subdivision ordinance to allow for greater flexibility in subdivision design to encourage clustering, zero lot line and common-wall developments, and other residential design strategies that allow for development at the gross allowable density while preserving sensitive site features.
Responsible Agencies: Community Development Department.
Timeframe: 2010.
Progress: A multi department effort to revise of the sub-division and grading ordinance is underway and currently in legal review.
Effectiveness: Successful, Ongoing
Adjustments to Program: Program will continue.
Program 1:22
Examine the potential of allowing additional densities in existing specific plan areas within or adjacent to communities to better utilize available infrastructure and limited private land base.
Responsible Agencies: Community Development Department.
Timeframe: 2010.
Progress: As part of the comprehensive general plan update, the capacities of local agencies and service providers are being examined through municipal service reviews and updates. Initial reviews indicate limitations to much of the infrastructure to accommodate additional densities, particularly water resources.
Effectiveness: Successful.
Adjustments to Program: Program will be adjusted to utilize regional resources like IRWMP and focus on water limitations.
Program 1:23
Consider establishing minimum allowable densities (in addition to retaining maximum density restrictions) in appropriate community areas to encourage resident housing.
Responsible Agencies: Community Development Department.
Timeframe: Ongoing, 2007-2014.
Progress: This is currently a consideration of the update of the June Lake Area Plan.
Effectiveness: Concept was introduced during regular Area Plan revisions and Specific Plan discussions.
Adjustments to Program: Program will continue.
Program 1:24
Continue development credit programs in agricultural valleys such as Bridgeport and Hammil that promote the retention of large agricultural parcels for farming purposes by requiring clustered residential development on smaller parcels.
Responsible Agencies: Community Development Department.
Timeframe: Ongoing, 2007-2014.
Progress: The development program was updated and reorganized with the intent making the program more clear by consolidating the regulations into one chapter, allowing provisions for the program to expand and adding the development credits to the General Plan maps.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue as adjusted.
Program 1:25
Develop and implement a program to connect second-home owners with those needing seasonal housing and consider methods of encouraging second-home owners to make vacation units available for resident use or seasonal employee housing.
Responsible Agencies: Mono County Housing Authority.
Timeframe: 2012.
Progress: Initial research has been discouraging in that no examples are available from peer resort community areas.
Effectiveness: Ongoing.
Adjustments to Program: Further work will be conducted investigating the feasibility of a web-based utility connecting vacant seasonal units with seasonal employees.
Program 1:26
Continue to utilize the Director Review permit process (ministerial permit process) to allow multifamily in multifamily designations and designations such as MFR-M and MFR-H.
Responsible Agencies: Community Development Department.
Timeframe: Ongoing, 2007-2014.
Progress: No multifamily projects were permitted or constructed during the planning period.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 1:27
In compliance with Government Code Section 65583(a)(4), allow emergency shelters in at least one land use designation without a use permit or other discretionary permit. Amend the General Plan Land Use Element to a) include a definition of Emergency Shelter; b) allow emergency shelters outright in the Public Facility (PF) land use designation and in multi-family land designations (such as MFR); and c) stipulate that emergency shelters will only be subject to the same development and management standards that apply to other allowed uses with these designations.
Responsible Agencies: Community Development Department.
Timeframe: 2010.
Progress: Emergency shelters are allowed without a use permit in the PF land use designation.
Effectiveness: Successful.
Adjustments to Program: Program will be changed to amend only the multi-family designations.
Program 1:28
In compliance with Government Code Section 65583(a)(4), allow transitional and supportive housing as a residential use in all land use designations where similar housing types are allowed. Amend the General Plan Land Use Element to a) include definitions of transitional and supportive housing; b) allow transitional and supportive housing as a residential use in all land use designations where similar housing types are allowed; and c) stipulate that transitional and supportive housing must be subject only to the restrictions that apply to other residential uses of the same type in the same designation.
Responsible Agencies: Community Development Department.
Timeframe: 2012.
Progress: The general plan was amended in accordance with program 28.
Effectiveness: Completed.
Adjustments to Program: Program will be deleted.
B. HOUSING FOR LOW AND MODERATE INCOMES
Program 2:1 The Board of Supervisors shall award density bonuses for projects incorporating affordable housing consistent with the Mono County Housing Mitigation Requirements (Chapter 15.40, Mono County Code).
Responsible Agencies: Community Development Department, Board of Supervisors.
Timeframe: Ongoing, 2007-2014.
Progress: In 2011, the Board of Supervisors suspended the Housing Mitigation Ordinance, the ordinance is scheduled to be reviewed by the Housing Authority before being re-implemented, and currently the re-implementation date is January 2015.
Effectiveness: Ordinance Suspended, Ongoing.
Adjustments to Program: Program will continue with adjustments to the ordinance likely.
Program 2:2
The Board of Supervisors may reduce or waive development processing fees for qualifying affordable housing projects in order to facilitate processing. County staff will identify other agencies/districts with fees related to residential construction and will determine if those agencies waive or reduce fees for affordable housing units. Staff will then work with applicable agencies to promote a reduction or waiving of fees for affordable housing projects.
Responsible Agencies: Community Development Department, Board of Supervisors.
Timeframe: Work with applicable agencies to promote a reduction or waiving of fees by 2012.
Progress: The Board of Supervisors authorized a limited fee reduction program for all building permits, several residential projects were permitted with reduced fees including the Camp Antelope rehabilitation project.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 2:3
Continue to allow secondary housing units in single-family residential areas as provided by state law and Chapter 16 of the Mono County Land Development Regulations.
Responsible Agencies: Community Development Department, Planning Commission.
Timeframe: Ongoing, 2007-2014.
Progress: The Chapter 16 regulations have been amended limiting the size of housing units to 640 square feet on parcel under one acre, helping to ensure continued affordability of the units. Seven second units were permitted and constructed during the planning period.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 2:4
The County shall not impose requirements for housing construction that increase housing costs other than those mandated by state law or those determined necessary to protect the health, welfare and safety of the residents of the county.
Responsible Agencies: Public Works Department, Environmental Health Department, Community Development Department, Planning Commission.
Timeframe: Ongoing, 2007-2014.
Progress: The County offered a limited fee reduction program for all building permits that resulted in one hundred thousand dollars of fee reductions during 2011-12. The Board of Supervisors eliminated the Development Impact Fee program and temporarily waived the Housing Mitigation Ordinance. Building division staff continues to evaluate fee structures and consider fee incentives such as reductions for solar energy projects.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 2:5
Maintain up-to-date information on federal and state housing-related programs and funding opportunities.
Responsible Agencies: Mono County Housing Authority.
Timeframe: Ongoing, 2007-2014. Provide links by 2010; update annually.
Progress: The County has developed a new web-site and housing related program information, including meetings of the housing authority are regularly posted on the web-site.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 2:6
The Mono County Housing Authority, in cooperation with local social service agencies and Mammoth Lakes Housing, Inc., shall participate in and coordinate housing programs designed to ease the burden of housing costs for residents, including seniors and disabled.
Responsible Agencies: Mono County Housing Authority.
Timeframe: Ongoing, 2007-2014.
Progress: Mammoth Lakes Housing and IMACA continue to take the lead in direct benefit programs.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue with inclusion of IMACA.
Program 2:7
During the permit review process, encourage housing designs and site plans that capitalize on solar heating and cooling advantages to reduce utility costs.
Responsible Agencies: Community Development Department.
Timeframe: Ongoing, 2007-2014.
Progress: Solar orientation of homes is included in our residential design guidelines, the building division has streamlined the solar permitting process.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 2:8
Consider allowing an increase in density for those projects built for rental purposes in exchange for an agreement to retain rental units at an affordable price in perpetuity.
Responsible Agencies: Community Development Department, Planning Commission.
Timeframe: 2011.
Progress: Density bonuses are included within the Housing Mitigation Ordinance. In 2011, the Board of Supervisors suspended the Housing Mitigation Ordinance, the ordinance is scheduled to be reviewed by the Housing Authority before being re-implemented, currently the re-implementation date is January 2015.
Effectiveness: Ordinance Suspended, Ongoing.
Adjustments to Program: Program will continue with adjustments to the ordinance likely.
Program 2:9
Development projects and building permits shall comply with the Mono County Housing Requirements (Mono County Code 15.40), which requires development projects to include affordable housing. The continued affordability of these units shall be assured through enforceable documents/deed restrictions that flow with the sale or ownership transference of the property. Smaller projects shall contribute their fair share via in-lieu housing mitigation fees or other comparable mechanisms. The majority of housing units required by this program must be appropriate for families; i.e., not dormitory-style units, and must be reserved for families/households employed in the local economy.
Responsible Agencies: Community Development Department, Planning Commission, Board of Supervisors.
Timeframe: Ongoing, 2007-2014.
Progress: In 2011, the Board of Supervisors suspended the Housing Mitigation Ordinance, the ordinance is scheduled to be reviewed by the Housing Authority before being re-implemented, currently the re-implementation date is January 2015.
Effectiveness: Ordinance Suspended, Ongoing.
Adjustments to Program: Program will continue with adjustments to the ordinance likely.
Program 2:10
Implement housing impact fees and other applicable mitigation strategies based on recommendations from fee impact studies that document the fair share impact of new development on the limited housing supply. Coordinate regional housing mitigation and fee impact programs with those of the Town of Mammoth Lakes.
Responsible Agencies: Community Development Department, Board of Supervisors.
Timeframe: Coordinate with Mammoth Lakes by 2010; review and update annually.
Progress: In 2011, the Board of Supervisors suspended the Housing Mitigation Ordinance, the ordinance is scheduled to be reviewed by the Housing Authority before being re-implemented, currently the re-implementation date is January 2015.
Effectiveness: Ordinance Suspended, Ongoing.
Adjustments to Program: Program will continue with adjustments to the ordinance likely.
Program 2:11 Through collaboration with a regional housing authority or similar entity, develop a range of affordable housing programs that address rental units, home ownership and alternative approaches to affordable housing, such as:
- a threshold fund that provides zero interest security deposit loans for tenants;
- apartments for fixed-income seniors;
- a community land trust used to acquire land for housing;
- sweat-equity programs that enable first-time buyers to contribute their time/labor toward the purchase of a home;
- co-housing for income qualified buyers;
- deed restrictions; and
- energy efficient designs and prescriptive designs.
Responsible Agencies: CDD, Mono County Housing Authority.
Timeframe: Begin implementation of at least one additional program by 2011 and a second program by 2013.
Progress: Mono County has been hosting quarterly meetings through the Mono County Collaborative Planning Team with land management agencies and the local land trust to share information and review potential land ownership adjustments, including those that may serve as community expansion areas for local housing. Although the land trust is presently primarily focused on resource preservation, it has shown to be a willing player in broader land ownership adjustment issues. The land ownership adjustment program is an ongoing tool for addressing the fact that 94% of Mono County’s territory is government land. The CDD has developed a number of prescriptive designs for common building elements that often require expensive engineering, particularly in the high snow load areas of Mono County. These prescriptive designs include energy efficiency items, such as an engineered design for roof-mounted solar panels. The County also waived building permit fees for 18 months to encourage construction of local housing during recessionary times; and more recently waived building permit fees for energy upgrades, including solar, wind and geothermal residential systems. The County is in the process of initiating a residential PACE program for financing local housing energy upgrades, with the intent of reducing local housing operation costs.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 2:12
The County will meet with developers and encourage the development of housing for low- and moderate-income households. The County will maintain an inventory of suitable sites, conduct preapplication meetings to facilitate development, provide technical assistance, support appropriate funding applications and offer regulatory incentives and concessions to contribute to the feasibility of development of housing for lower-income households. The inventory of suitable sites will utilize a variety of factors to determine site suitability, including current and projected population figures, economic conditions, transportation systems, the potential for rehabilitation, and the availability of utilities and infrastructure.
Responsible Agencies: Community Development Department.
Timeframe: Continue to encourage the development of low and moderate income housing over the time frame of this plan.
Progress: The County continues to meet with prospective developers to encourage affordable local housing and offers free pre-application reviews. Inventories of sites have been conducted, including biological assessments to document the absence of critical habitat for sage grouse – a species proposed for listing as a threatened species under the ESA. This inventory is critical to preserving the limited amount of private property in communities for housing development, and to avoid additional federal regulatory requirements. Regulatory concessions include the continued suspension of the inclusionary housing ordinance in recognition of the recessionary economy. Infrastructure inventories are under way in concert with LAFCO as a part of the general plan update and update of Municipal Service Reviews and Spheres of Influence.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 2:13
Through collaboration with a regional housing authority or similar entity (e.g. Mammoth Lakes Housing Inc), develop a range of housing programs that address the needs of Extremely Low-Income households in the area. Identify the specific type(s) of development that would best serve the needs of this group in Mono County. Review the county’s Housing Mitigation Ordinance and other development standards to ensure that they encourage the development of housing types that meet the needs of this income group. Seek funding to develop ELI housing.
Responsible Agencies: Mono County Housing Authority.
Timeframe: Identify development types by 2010. Review Housing Mitigation Ordinance and development standards by 2010. Seek funding starting in 2011.
Progress: The County is continuing collaborating with Mammoth Lakes Housing Inc in the administration of a first-time homebuyer loan program to meet the needs of extremely Low-Income households. Although the housing mitigation ordinance is suspended, policies still promote construction of more affordable units for this income group. As an example, the secondary housing requirements were amended last year to limit the size of secondary (or accessory) housing units with the intent of increasing their availability to this income sector.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 2:14
Review and revise the Housing Mitigation Requirements (Mono County Code, Chapter 15.40) to ensure that they remain effective and equitable in today’s housing market.
Responsible Agencies: Community Development Department.
Timeframe: 2010.
Progress: Due to the housing market crash, the Board of Supervisors suspended the Housing Mitigation Ordinance, the ordinance is scheduled to be reviewed by the Housing Authority before being re-implemented, currently the re-implementation date is January 2015.
Effectiveness: Ordinance suspended, ongoing.
Adjustments to Program: Program will continue with adjustments to the ordinance likely.
C. PROGRAMS TO ADDRESS GOVERNMENTAL CONSTRAINTS
Program 3:1 Review and consider revising development standards to provide for greater regulatory flexibility that promotes resident housing development opportunities. Issues and standards to review include, but are not limited to:
- parking requirements, particularly in June Lake and older central business districts;
- snow storage requirements;
- allowing smaller minimum lot sizes where appropriate for affordability;
- broader application of the County’s Manufactured Housing Subdivision provisions, which allows for lots as small as 4,000 square feet; and
- establishing performance criteria as a substitute for some existing inflexible regulations for residential development.
Responsible Agencies: Community Development Department, Regional Planning Advisory Committees, Planning Commission.
Timeframe: Review development standards biannually, starting in 2011.
Progress: Parking regulations have been reduced in central business districts, additional regulations have been consolidated and are periodically reviewed for consistency and relevance. The ability to provide a minor variance from development regulations with a Directors Review has been implemented.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 3:2
Consider revising the Land Development Regulations to clarify the use of manufactured housing, including requirements in non-residential land use designations, minimum standards for farm labor housing use, and the ability to propose manufactured housing subdivisions within additional land use designations.
Responsible Agencies: Community Development Department, Regional Planning Advisory Committees, Planning Commission.
Timeframe: 2011/12.
Progress: Subdivision ordinance remains under review.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 3:3
Conduct preapplication conferences with project proponents to assist them in understanding permit procedures and to resolve potential application difficulties early in the review process.
Responsible Agencies: Community Development Department, Land Development Technical Advisory Committee (LDTAC) = Planning Division, Building Division, Public Works Department, Environmental Health, and Compliance Division.
Timeframe: Ongoing, 2007-2014.
Progress: All development projects are required to go through a pre-application process, the process is also open to complex ministerial projects.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 3:4 Review permit-processing procedures to ensure streamlining of the permit process. Review and revise application packets, as needed, to ensure that they are comprehensive, clear and easy to use.
Responsible Agencies: Community Development Department.
Timeframe: Review permit-processing procedures and application materials biannually starting in 2011.
Progress: The building permit application and process has been significantly streamlined, all permits are managed using an Internet-based permitting software, electronic submittals are accepted.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Process are continuously reviewed and revised.
Program 3:5
Amend the Land Development Regulations to provide a procedure for handling requests for reasonable accommodations made pursuant to state and federal fair housing laws.
Responsible Agencies: Community Development Department.
Timeframe: 2010.
Progress: Due to the extremely low number of applications involving requests for reasonable accommodations pursuant to fair housing laws, the County has not amended the Land Development Regulations. Normal permitting procedures have proven successful to meet all requests.
Effectiveness: Successful, Ongoing.
Adjustments to Program: As part of the comprehensive General Plan Update, an ordinance based upon the “Model Ordinance for Providing Reasonable Accommodation Under Federal and State Fair Housing Laws” will be adopted.
D. CONSERVATION AND REHABILITATION
Program 4:1
Continue to implement General Plan policies concerning the use of alternative energy sources (active and passive solar, etc.) in the development, rehabilitation, and replacement of housing units, including enforcement of Title 24 of the California Energy Commission Regulations.
Responsible Agencies: Community Development Department/Building Division.
Timeframe: Ongoing, 2007-2014.
Progress: Title 24 is strictly enforced by the building division for all remodel and rehabilitation projects. Solar projects are incentivized though a streamlined permitting process.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:2
Support the continuation of home weatherization programs offered by state agencies, utility companies and other groups.
Responsible Agencies: Mono County Housing Authority in cooperation with local social service agencies, utilities, and the High Sierra Energy Foundation.
Timeframe: Provide links on website by 2010; update annually.
Progress: The building division holds several public workshops each year regarding energy efficiency upgrades, including outreach to local contractors regarding state program requirements.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:3
Make information available to homeowners and renters regarding weatherization and other programs that may assist in maintaining the affordability of housing units.
Responsible Agencies: Mono County Housing Authority.
Timeframe: Provide links on website by 2010; update annually.
Progress: Information is provided at the permit center counter and at public workshops held by the building division.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:4
Periodically update the housing conditions survey to identify areas in Mono County that would benefit from rehabilitation.
Responsible Agencies: Mono County Housing Authority, Community Development Department/Building Division.
Timeframe: One year prior to required Housing Element Updates.
Progress: Due to the extremely low amount of building rehabilitation activity during the planning period, the housing conditions survey completed in 2009 has not been updated and is considered to still be an accurate depiction of housing conditions.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:5
Continue to participate in the state's Community Development Block Grant (CDBG) program for rehabilitation of owner-occupied housing units. The County's goal is to rehabilitate 40 units during the planning period. The County will apply annually for CDBG funds.
Responsible Agencies: Mono County Housing Authority
Timeframe: Develop a quantified objective for this program by 2010.
Progress: The County continues to participate in the CDBG program when eligible.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:6
Provide community education regarding the availability of rehabilitation programs and provide public outreach regarding the availability of rehabilitation programs to low- and very low-income households and other special needs groups in areas identified as needing rehabilitation.
Responsible Agencies: Mono County Housing Authority.
Timeframe: Provide links on website by 2010; update annually. Begin public outreach concerning rehabilitation programs by 2010.
Progress: Information is provided at the permit center counter and at public workshops held by the building division.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:7 Assist applicants in accessing home rehabilitation loans.
Responsible Agencies: Mono County Housing Authority.
Timeframe: Provide links on website by 2010; update annually. Assist with home rehabilitation loans annually.
Progress: The updated website and permit center counter both provide information on relevant programs.
Effectiveness: Successful, Ongoing
Adjustments to Program: Program will continue.
Program 4:8
Consider methods to encourage the private rehabilitation of housing, particularly rental housing.
Responsible Agencies: Mono County Housing Authority, Board of Supervisors.
Timeframe: Ongoing, 2007-2014.
Progress: The County offered a limited fee reduction program for all building permits that resulted in one hundred thousand dollars of fee reductions during 2011-12. Building division staff continues to evaluate fee structures and consider fee incentives.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:9
Consider developing an active rental inspection program to ensure rental housing maintenance. This may require a fee to support inspection services. Careful consideration should be given to the fee structure to avoid increasing the costs of rental housing. Also consider a "self-certification program" for landlords who participate in a maintenance/management training program. Apply for and utilize CDBG funds to ensure affordability will not be affected by maintenance activities.
Responsible Agencies: Mono County Housing Authority, Community Development Department/Code Enforcement Division.
Timeframe: Implement action items listed below by 2012.
Progress: A tenant oriented inspection program has not been developed, however, the building division and code enforcement division work closely with building owners, including fee based walk through inspection services.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:10
Encourage the private rehabilitation of housing through enforcement of the property maintenance provisions of the various building codes enforced by the County.
Responsible Agencies: Community Development Department/Code Enforcement and Building Divisions.
Timeframe: Ongoing, 2007-2014.
Progress: The Building and Code Enforcement Divisions actively enforce the California Building Code and Health and Safety Code.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 4:11
Encourage the rehabilitation of existing units over their demolition where practical through such measures as:
- Providing flexibility in administering building code requirements to facilitate the repair, remodel and refurbishment of existing units instead of their demolition;
- Developing a user-friendly process for repair, remodel and refurbishment, including handouts;
- Providing courtesy walk-through field assistance for owners seeking help in determining if demolition is necessary;
- Considering fee reductions and fast-track permit review for qualifying remodels; and
- Conducting outreach to communities and development interests regarding programs available for repair, remodel and refurbishment.
Responsible Agencies: Community Development Department.
Timeframe: See actions below.
Progress: The building division has been very proactive in allowing flexible administration of the building code, and proving walk-through and field assistance to applicants seeking to rehabilitate structures, including the development of handouts and “prescribed” designs. Noted achievements during the planning period include the conversion of an existing garage into a new residence, and the rehabilitation of several cabins previously condemned.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
E. EQUAL HOUSING OPPORTUNITIES
Program 5:1
Disseminate and maintain fair housing information and education materials throughout the county and ensure public awareness of fair housing laws and processes. Materials will be distributed in a variety of public locations including government centers, libraries, post offices, and shopping areas.
Responsible Agencies: Mono County Housing Authority.
Timeframe: Provide links on website by 2010; update annually.
Progress: Fair housing information is available on the County website, at the County permit center and through Mammoth Lakes Housing.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 5:2
Refer persons with complaints of housing discrimination to appropriate agencies such as IMACA, the Department of Social Services, or the district office of the Department of Fair Employment and Housing.
Responsible Agencies: Mono County Housing Authority.
Timeframe: Provide links on website by 2010; update annually.
Progress: Housing discrimination complaints are forwarded to Social Services and MLH.
Effectiveness: Successful, Ongoing. An average of 1 “walk-in” housing complaint per month at County Planning Offices.
Adjustments to Program: Program will continue.
F. PRESERVING UNITS AT RISK OF CONVERSION TO MARKET RATE USES
Program 6:1 Legally restrict units intended for low-income and/or employee housing uses to those uses.
Responsible Agencies: Community Development Department, Planning Commission, Board of Supervisors.
Timeframe: Ongoing, 2007-2014.
Progress: No legally restricted units in unincorporated county, however employer owned and agency housing generally restricted to employees.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue, legal status of employee units will be examined and reported.
Program 6:2
Continue to enforce regulations in the Mono County General Plan concerning the conversion of residential facilities or mobile-home spaces in a mobile-home park to other uses.
Responsible Agencies: Community Development Department, Planning Commission, Board of Supervisors.
Timeframe: Ongoing, 2007-2014.
Progress: No conversion of mobile-home spaces has been proposed.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
Program 6:3
Provide incentives for property owners to participate in state or federally funded rental assistance or subsidy programs. These incentives may include fee reductions, administrative (grant) assistance, and streamlined permit processing for rehabilitations.
Responsible Agencies: Community Development Department, Planning Commission.
Timeframe: Ongoing, 2007-2014.
Progress: CDD financial staff has been made available to help property owners with state and federal programs.
Effectiveness: Successful, Ongoing.
Adjustments to Program: Program will continue.
