Downtown Specific Plan + EIR - City of Watsonville - Watsonville City
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City of Watsonville
Downtown Specific Plan + EIR
Advisory Meeting #6 | February 10, 2022
This meeting is being recorded | Esta reunión está siendo grabada
RAIMI + ASSOCIATES | SARGENT TOWN PLANNING | EPS | RINCON | NELSON/NYGAARD | KEITH HIGGINS | BKF
Downtown Watsonville Specific Plan |1
Zoom – What You Need To Know
Interpretation
La interpretación en simultáneo para esta reunión se dará en los
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Español – bajo la opción Español
Por favor haz clic en el icono INTERPRETATION en tu barra de
herramientas para acceder al idioma deseado
This meeting is being recorded | Esta reunión está siendo grabada
Downtown Watsonville Specific Plan |2
Zoom – What You Need To Know
Mute/ Raise
Video
Unmute Hand
Downtown Watsonville Specific Plan |3
Zoom – What You Need To Know
For any technical difficulties, please email Jasmine Williams
at jasmine@raimiassociates.com
Para cualquier dificultad técnica, envíe un correo electrónico
a Jasmine Williams a jasmine@raimiassociates.com
Downtown Watsonville Specific Plan |4
Welcome and Introductions
Downtown Watsonville Specific Plan |5
Advisory Committee
Jane Barr Carmen Herrera Mansur
Eduardo Cervantes Sal Orozco
Gina Cole Ben Ow
Maria Elena De la Garza William Ow
Francisco Estrada, Councilmember Manuel Rodriguez
Aurelio Gonzalez Shaz Roth
Neva Hansen Tony Scurich
Felipe Hernandez Brian Spector
Sylvia Luna Jenni Veitch-Olson
Downtown Watsonville Specific Plan |6
Project Team Introductions
City Staff
Suzi Merriam, Community Development Director
Justin Meek, Principal Planner
Carlos Landaverry, Housing Manager
Sarah Wikle, Associate Planner
Elena Ortiz, Administrative Analyst
Angelica Jauregui, Interpreter
Consultant Team
Simran Malhotra, Principal, Raimi + Associates
Jasmine Williams, Senior Planner, Raimi + Associates
Benjamin Sigman, Principal, EPS
Downtown Watsonville Specific Plan |7
Advisory Committee Meetings
1. Introduction/project overview
2. Existing conditions, issues, opportunities and visioning
3. Plan framework (streets, public spaces, land use)
4. Refined plan framework and Opportunity sites
5. Downtown design character/Development code
6. Housing
7. Mobility and parking
8. Economic development
9. Specific Plan review
10. Revised Specific Plan review
Downtown Watsonville Specific Plan |8
Vision Themes and Guiding Principles
Vitality Dignity Equity Preservation Safety Innovation
Preserve key elements that make Downtown unique
Establish a varied choice of uses and experiences for our diverse community
Create housing opportunities for all
Promote local economic prosperity
Create a vibrant, safe, and active Downtown
Foster a healthy, inclusive, and culturally connected community where all can thrive
Re-imagine and innovate mobility options and connections
Incorporate sustainable design elements to improve community health
Downtown Watsonville Specific Plan |9
Advisory Committee Ground Rules
Participate in good faith
Respect your fellow members even if you don’t agree
Allow space for differences of opinion
Operate in the spirit of consensus
Be a good listener
o Share the floor
o Do not interrupt one-another
Ask questions for clarification and mutual understanding
Downtown Watsonville Specific Plan | 10Agenda
Welcome! Tonight, we will…
• Updates on Progress to Date
• Housing in Watsonville Today
• City Housing Programs
• Recent State Laws
• Best Practices
• Policy Recommendations
• Housing Policy and Anti-
Displacement Discussion
• Public Comment
Downtown Watsonville Specific Plan | 11Specific Plan Process Overview
Downtown Watsonville Specific Plan | 12Specific Plan Process Overview
We are here
Guiding
Existing Plan
Principles + Review +
Conditions + Alternatives Development
Overall Adoption
Visioning + EIR
Framework
Fall 2019 - Fall 2020 – Spring – Fall 2021 – Summer –
Summer 2020 Winter 2021 Summer 2021 Summer Fall 2022
2022
2 AC Meetings 1 AC Meeting 1 AC Meeting 4 AC Meetings 2 AC Meetings
Introduction/project Guiding Principles Refined plan Design character/ Review of Specific
overview framework and Development code Plan (2)
Plan framework Opportunity
Existing conditions, (streets, public sites Housing
issues, opportunities spaces, land use)
Mobility & Parking
and visioning
Economic Development
Downtown Watsonville Specific Plan | 13Community Engagement Efforts to Date
Stakeholder Interviews & Focus Groups
Advisory Committee Meetings (5) and Interviews
Community-Wide Workshops (2)
Online Engagement
o Draft Themes and Guiding Principles Feedback (100 comments)
Community-Wide Surveys (2)
o Strengths, Issues, and Opportunities Survey (666 respondents)
o Public Spaces, Character Areas, Streetscape & Bike Network (257
respondents)
City Council Updates (2)
Downtown Watsonville Specific Plan | 14Recent and Ongoing Work Efforts
Big Ideas for Downtown
Character areas
o Refinement of boundaries
o Placemaking priorities
Opportunity sites
o Conceptual plans
Public realm design refinements
o Street network
o Bicycle network
o Discussions with Caltrans
Caltrans Updates
o Potential Funding for Road Diet on
Main Street
Downtown Watsonville Specific Plan | 15Housing In Watsonville
W h e re W e A re, W h a t W e H e a rd , C ity -w id e P ro g ra m s a n d P o lic ie s
Downtown Watsonville Specific Plan | 16Where We Are
Downtown Watsonville Specific Plan | 17Watsonville: Where We Are
Existing Land Uses
Mix of retail, commercial, civic,
religious, industrial and residential
uses
Area in Percent
Land Use Category Acres of Total
Civic/Institutional 28.8 21%
Commercial 45.8 33%
Industrial 17.9 13%
Mixed Use 6.9 5%
Multifamily Residential 13.6 10%
Parking 6.3 4%
Parks and Open Space 2.4 2%
Single-Family
Residential 14.8 11%
Vacant/Other 3.4 2%
Grand Total 140 100%
Downtown Watsonville Specific Plan | 18Watsonville: Where We Are
Population Trends
Geography 2010 2020 2010-2020 2010-2020
Change Change %
City of Watsonville 51,204 52,590 1,386 2.71%
Santa Cruz County 262,382 270,861 8,479 3.23%
California Statewide 37,253,956 39,538,223 2,284,267 6.13%
Sources: Social Explorer Tables (SE), CENSUS 2020 - Preliminary Data
Population Trend – City of Watsonville
54,500
52,500
50,500
Persons
48,500
46,500
44,500
42,500
2000 2005 2010 2015 2020
Sources: California Department of Finance E-5
Downtown Watsonville Specific Plan | 19Watsonville: Where We Are
Housing Need vs. Housing Production in Watsonville
2,500
2,000
Housing Units
1,500
1,000
500
0
3rd Cycle 4th Cycle 5th Cycle* 6th Cycle**
'02-'07 '08-'13 '15-'23 '23-'31
*Building permits through 2020
RHNA Allocation Permitting Over Same Period **Preliminary as of January 2022
Sources: Sources: CA Dept. of Housing and Community Development; U.S. Dept. of Housing and Urban Development; City of Watsonville; & EPS
Downtown Watsonville Specific Plan | 20Watsonville: Where We Are
Summary of Multifamily Rental Trends
Citywide Multifamily Inventory Multifamily Rents
3,500 ($ Per Square Foot Per Month)
$2.00
3,400
+ 419 Units + $0.57 PSF/Mo.
3,300
+14% $1.90 +42% (1.6% per year vs. inflation of 2.3%)
2000-2022 2000-2022
$1.80
3,200
$1.70
3,100
$1.60
3,000
2,900 $1.50
2,800 $1.40
2,700 $1.30
Downtown Watsonville Specific Plan | 21Watsonville: Where We Are
Downtown Housing – Multifamily vs. Single Family Housing Stock
Downtown Citywide County of Santa Cruz
Multifamily Units 60% 33% 23%
Single Family Units 40% 67% 77%
Total Housing Units 100% 100% 100%
Sources: California Department of Finance E-5
Downtown Watsonville Specific Plan | 22Watsonville: Where We Are
Watsonville Rental Housing Project Profile (The Terrace at 445 Main Street)
54 (107 DU/AC)
(18) Studios, (18) 1-bdrm., (18) 2-bdrm.
667 Square Feet
Sources: CoStar Group, Economic & Planning Systems, Inc.
Downtown Watsonville Specific Plan | 23Watsonville: Where We Are
Affordable Housing In Watsonville Residential Units: In The Works
221 Airport Pippin II
48 units 80 units
547 Airport 1482 Freedom
21 units 53 units
Marin St.
Townhomes
16 units
Miles Lane
72 units
558 Main St.
Hillcrest Estates 50 units
Affordable Housing Counts 144 units
Sunshine Gardens
87 units
571 Units
Downtown Watsonville Specific Plan | 24What We Heard
Downtown Watsonville Specific Plan | 25What We Heard From The Community
Housing, Development & Redevelopment
A lack of housing was ranked as the #4 most important issue.
Housing should aim to be affordable and geared toward diverse income groups
(Low income, work force, senior, etc.).
There are plenty of market-rate buildings downtown, however the construction of more
market rate and affordable housing options are needed to attract diversity and business
downtown
New development should be mixed-use with active ground floor uses (e.g., retail &
restaurants), and housing or office above
Reduced parking requirements could help create more housing
Avoid having Watsonville become a bedroom community
We need culturally diverse plans to welcome other families and entice young families to stay
in Watsonville
Downtown Watsonville Specific Plan | 26What We Heard From The Community
Gentrification & Displacement
Gentrification was highlighted by many community respondents as concern
Respondents would like to keep Watsonville unique and local
Watsonville’s historic and cultural identities are important to the community and
should be maintained (e.g., architecture, people, and cultural connection)
Avoid touching the homes of current residents to avoid displacement
The focus of development should first and foremost be on businesses and unused
buildings
Avoid dividing the community by attracting “hipsters” that could contribute to
gentrification, displacement and raising prices
Downtown Watsonville Specific Plan | 27Current City-
Wide Policies
and Programs
Downtown Watsonville Specific Plan | 28Watsonville: City-wide Policies & Programs
Inclusionary Housing Ordinance
Requires a percentage of new homes and First Ordinance Adopted in 1991
those where the developer and/or buyer From 1990-2000 nothing was built
received a City subsidy be affordable for very
low to above moderate-income households. Required 25% Inclusionary based on County
Median Income
Most affordable units were produced by non-
These homes are part of the City’s Affordable profit developers
Housing Program and may also be referred to
as inclusionary or deed restricted units. Current Ordinance Adopted in 2001
Downtown Watsonville Specific Plan | 29Watsonville: City-wide Policies & Programs
Inclusionary Housing Ordinance
Current Ordinance Adopted in 2001
Set standards for rental & home
ownership (required percentage)
Set Watsonville Income Limits
Set In-Lieu Fees
Incentives
Prospective Buyers
Unit must be owned and occupied as
the buyer's principal place of
residence
Unit cannot be sold for more than
the maximum resale limit
Unit must be sold to an income
eligible buyer
Downtown Watsonville Specific Plan | 30Watsonville: City-wide Policies & Programs
Inclusionary Housing Ordinance
For Sale Unit Requirements Rental Unit Requirements
For Sale Developments Rental Developments
Projects with 7-50 new units: Projects with 7 or more new units:
5% Above Moderate 5% Median
5% Moderate 5% Low
5% Very Low
5% Median
5% Section 8
15% Total Requirement
20% Total Requirement
For Sale Developments
Projects with more than 50 units:
10% Above Moderate
5% Moderate
5% Median
20% Total Requirement
Downtown Watsonville Specific Plan | 31Watsonville: City-wide Policies & Programs
In Lieu Fees Incentives for 100% Affordable Projects
Projects with 6 or fewer units may: Priority Processing
Pay a Fee Direct Financial Assistance
Single Family = $13,970/unit
Multi Family = $6,986/unit
Or
Provide an Affordable Unit
For Sale Development - Above Moderate
Rental Development - Median
Downtown Watsonville Specific Plan | 32Watsonville: City-wide Policies & Programs
First Time Home Buyer Program (FTHB)
The City of Watsonville offers a First Time Home Buyer Program
(FTHB) to help low-income homebuyers buy a home.
Eligibility Criteria
No ownership in the last three years
Meet annual gross income
Provide 3% of the home purchase price
Meet Housing debt ratio (30-45%- front end) & (50% - back end)
Meet property specific requirements
Complete city-approved homebuyer class
Downtown Watsonville Specific Plan | 33Watsonville: City-wide Policies & Programs
Downpayment Assistance Program
The Downpayment Assistance Program (DAP) is intended to help low to above moderate-income
households purchase their first home. Operated in the same manner as the City’s First Time
Homebuyer Program but may only be used to purchase a deed restricted affordable unit.
Program Eligibility Home Eligibility
No ownership in the last three years Must be located within the City limits
households annual projected gross income Must be a deed restricted affordable unit
does not exceed the income limits based
Must be on a permanent foundation
on household size for the income category
Must be vacant for a minimum of three
Provide 3% of the home purchase price
months or be owner-occupied prior to offer
to purchase
Must be able to pass a housing and lead-
based paint inspection
Downtown Watsonville Specific Plan | 34Watsonville: City-wide Policies & Programs
Owner-Occupied and Rental Housing Rehabilitation
The City's Housing Rehabilitation Program offers low-interest loans to eligible low-income
homeowners for rehabilitation of their homes. The program also helps homeowners who rent to
low-income households pay for necessary repairs.
The Program also helps borrowers to: Available Improvements & Repairs
Receive financial assistance from the City’s • Code violations
Community Development Block Grant Funds • Disabled access needs
Determine the work that needs to be
• Failing building systems (i.e. roofs,
performed and cost
plumbing, electrical, etc.) or systems where
Prepare plans and construction contracts failure appears imminent
Obtain permits; Locate a contractor • Health and safety deficiencies
Provide temporary relocation services for • Structural deficiencies
tenants, if necessary
• Other repairs and/or improvements such as
Oversee the construction process painting, landscaping, etc. (Case-by-case)
Downtown Watsonville Specific Plan | 35Watsonville: City-wide Policies & Programs
Emergency Rental Assistance Program
The NEW Emergency Rental Assistance Program (ERAP) funded by the Community
Development Block Grant COVID-19 Program (CDBG-CV) will provide direct assistance to
eligible low- and moderate-income households experiencing financial hardships due to the
COVID-19 economic crisis.
Eligibility (One or more individuals): Distribution
Low- or moderate-income resident of The emergency housing assistance will be
Watsonville. paid directly to the landlord on behalf of
Rental housing unit must be located within the individual or family.
the Watsonville city limits.
Experience a loss or reduction of income
due to COVID-19.
Downtown Watsonville Specific Plan | 36Questions?
Downtown Watsonville Specific Plan | 37New State
Housing
Legislation
Downtown Watsonville Specific Plan | 38Recent State Laws Encouraging Housing Production
State Density Bonus Law (SDBL) Housing Crisis Act (HCA – SB 330)
Requires an agency to grant a density bonus Passed in 2019, SB 330 modifies the Permit
and/or a certain number of concessions or Streamlining Act (PSA) and Housing
incentives to developers who agree to Accountability Act (HAA) to include a new
construct developments that provide
affordable housing. Preliminary Application and expedited timeline
Recent SDBL Amendments (AB 2345) Downzoning is not allowed below local rules in
effect as of January 1, 2018 unless upzoning is
Revises several SDBL provisions to provide occurring at the same time
additional entitlement benefits for projects
that include qualifying affordable housing: Housing Moratoriums are not allowed by
o Increases the maximum density bonus, to affected cities – census designated urbanized
up to 50% area – unless “Imminent Health & Safety
o Lowers the threshold required to qualify Threat” and HCD approval
for incentives/concessions Unobjective Design Standards are not allowed
o Decreases the maximum ratio of required
on or after January 1, 2020
vehicular parking
Downtown Watsonville Specific Plan | 39Recent State Laws Encouraging Housing Production
Objective Design Standards (HCA – SB 330) Housing Accountability Act (HAA)
Takes away the ability of cities to use Applies to all multi-family housing
discretionary review to deny projects or lower developments and certain mixed-use projects,
densities unless a specific finding can be made not just affordable projects
Requires objective standards - standards that Provides that a local agency may not reject or
involve "no personal or subjective judgment by make infeasible housing developments without
a public official and uniformly verifiable by making certain findings
reference to an external and uniform o If a housing project complies with all
benchmark or criterion available and "objective" general plan, zoning, and
knowable by both the development subdivision standards, it may only be denied or
applicant… and the public official prior to have its density reduced if a city or county can
submittal." find that the project would have a "specific
adverse impact" on public health and safety
Downtown Watsonville Specific Plan | 40Recent State Laws Accelerating Housing Production
Affordable Housing Streamlining (SB 35) Duplexes/Lot Splits in Single Family Zones
Streamlines the approval process for certain (SB 9)
qualifying infill developments that provide Allows lot splits and/or the development of
affordable housing and pay prevailing wages in duplexes on single-family-zoned parcels to be
local communities that have failed to meet approved ministerially (i.e., without
their regional housing needs. discretionary approval or hearings) if certain
requirements are met.
Allows a ministerial permit instead of
discretionary review if a project/developer Includes measures to prevent displacement:
Lot splits cannot require the demolition or
meets the following: o
alteration of affordable or rent-controlled units.
o The site is suitable for development and adjoins
urban uses o A lot split cannot result in the demolition or
o The project includes affordability requirements alteration of housing that has been occupied by a
and a determined percentage of affordable units tenant in the last three years
o The project is consistent with local zoning and o Owner-occupancy of one of the housing units for
design review requirements
a minimum of three years
o The construction workers for the development
will be paid with at least general prevailing wages o No vacation rentals
Downtown Watsonville Specific Plan | 41Recent State Laws Accelerating Housing Production
SB 478 Extension of HCA (SB 8)
Prohibits local governments from imposing Extends the provisions of the Housing Crisis
certain floor area ratio (FAR) standards on Act of 2019 through 2030 (from 2025)
housing projects of three to 10 units Streamlines housing project approval by
restricting local governments’ ability to
downzone and limits fee increases on housing
SB 791
applications
Establishes the California Surplus Land Unit, a
task force to identify surplus or empty lots and Increased Density in Transit-Rich Areas (SB
facilitate new housing developments 10)
Allows but does not require jurisdictions to
develop and adopt an ordinance that increases
the density of parcels to up to 10 residential
units per parcel without CEQA
Downtown Watsonville Specific Plan | 42Recent State Laws related to Affordable Housing
AB 447 AB 1043
Expands the low-income housing tax credit Adds a definition of “Deeply Low-Income”
program to allow more programs to qualify for households to increase access to affordable
governmental assistance. housing and critical social programs for the
state’s neediest families
AB 571
Prohibits affordable housing impact fees, AB 1095
including inclusionary zoning fees and in-lieu Extends the incentives and programs provided
fees, from being imposed on a housing under the Affordable Housing and Sustainable
development’s affordable units. Communities Program to both rental and
owner-occupied units
AB 787
Creates new incentives for cities to secure SB 728
more “workforce housing” or deed-restricted SB 728 expands existing density bonus grants to
affordable homes for working families nonprofits buying or building affordable
housing
Downtown Watsonville Specific Plan | 43Recent State Laws related to Anti-Displacement
Housing Crisis Act (HCA – SB 330) Tenant Protections (AB 1482)
Replacement Housing must be provided by AB 1482 restricts rents from being increased
developer at a one-to-one ratio for all more than 5 percent plus inflation annually for
demolished units and existing or demolished the next 10 years and requires landlords to
protected units – lower income households for demonstrate “just cause” prior to evicting
past 5 years and those vacated under Ellis Act tenants of at least one year
in past 10 years
Property owners evicting tenants for
Residents of protected units are also entitled renovations or condo constructions must
to State relocation benefits provide relocation fee equal to one month’s
rent
Tenant Protections (SB 329)
Prohibits discrimination against tenants paying
for housing with public assistance, such as
Section 8 vouchers.
Downtown Watsonville Specific Plan | 44Recent State Laws related to Housing Elements
AB 725 AFFH (AB 1304)
AB 725 imposes new requirements for city Amends the requirements set forth in the
housing element updates that are required to Planning and Zoning Law to ensure that
be prepared under the already underway sixth housing elements are drafted and adopted in a
cycle of the Regional Housing Needs manner to affirmatively further fair housing
Assessment (RHNA) process
Importantly, the law requires that local
governments provide an analysis of the
No Net Loss (SB 116/SB 1333) relationship of sites identified in the housing
element’s inventory of land suitable for
If a project is approved on a housing element development to the jurisdiction’s duty to
site with either fewer units or a different affirmatively further fair housing
income category, cities must either:
Make written “no net loss” finding that other
Rezoning (AB 1398)
housing element sites are adequate to meet Provide more onerous conditions on local
the RHNA for lower-or moderate-income governments that fail to adopt a housing
housing; or element within 120 days of the statutory
Identify and make available within 180 days deadlines.
other sites zoned at a density suitable for Reduces the time period that a local agency
lower-or moderate-income housing must rezone certain sites from three years and
120 days to one year
Downtown Watsonville Specific Plan | 45Best Practices
W h a t O th e r C o m m u n itie s A re D o in g &
P o te n tia l Id e a s F o r D o w n to w n
Downtown Watsonville Specific Plan | 46What Other
Communities Are
Doing
Downtown Watsonville Specific Plan | 47Affordable Housing and Anti-Displacement Policies
Public policy strategies to address affordable housing need and anti-
displacement goals commonly are grouped into four categories:
Housing Production – development of new housing
Housing Preservation – reinvestment in existing housing
Neighborhood Stabilization – tenant protections
Household Assistance - financial support for renters and owners
Downtown Watsonville Specific Plan | 48Housing Production Examples
Inclusionary policies and affordable housing fees
Community benefits programs (e.g., incentive zoning)
Tax revenue earmarking and new taxes for housing development (e.g.,
transfer tax, business license tax)
New bond measures
Housing trust funds
Expedited permitting
Public land dedications for affordable housing
Downtown Watsonville Specific Plan | 49Housing Preservation Examples
Condominium conversion restrictions
SRO protections
Acquisition and rehabilitation of existing housing
Replacement requirements
Demolition ordinance
Downtown Watsonville Specific Plan | 50Neighborhood Stabilization Examples
Rent control
Tenant protections ordinance / Just cause eviction policy
Tenant counseling
Code enforcement
Downtown Watsonville Specific Plan | 51Household Assistance Programs
Rental assistance
Relocation assistance during temporary displacement
Homeowner assistance
First-time homebuyer programs
Housing rehabilitation funds
Downtown Watsonville Specific Plan | 52Livermore – Isabel Neighborhood (Adopted)
Housing Production Housing Preservation
25% affordable housing in the Plan Area Preservation of existing mobile home parks
o 20% citywide policy
o +5% generated through 100% below-
Neighborhood Stabilization
market-rate (BMR) projects
Require supportive services (e.g., childcare,
Affordable Housing Fund resources for mobility services) in large housing projects
acquisition of 100% BMR housing sites
Affordable housing on public land (BART sites)
Household Assistance
City partnerships with affordable housing
developers, including subsidy funding Develop anti-displacement strategy to combat
rising rents with financial assistance
Funding to convert units from market-rate to
affordable
Relaxed development requirements for
affordable units
Downtown Watsonville Specific Plan | 53Sacramento – Stockton Blvd Plan (ongoing)
Housing Production (citywide policies) Neighborhood Stabilization
Accessory Dwelling Unit ordinance Tenant Protection Program (citywide) limits
annual rent increase and protects against
Mixed-income housing ordinance for large unwarranted lease terminations
projects
Community Benefit Agreements to fund:
Housing impact fee o Homebuyer program
Fee reductions for affordable housing projects o Home repair program
o Homelessness prevention program
Development application streamlining
Community land trust (non-profit model that
Housing Preservation ensures long-term affordability)
Subsidies for housing improvements
Household Assistance
Financial assistance to low-income first-time
homebuyers
Foreclosure assistance and tenant right to
counsel
Downtown Watsonville Specific Plan | 54Berkeley – Adeline Corridor (adopted)
Housing Production Neighborhood stabilization
50% BMR target for new housing Prioritize current and former area residents
for new affordable housing units
o 20% citywide inclusionary requirements
Implement existing homelessness plans to
o + additional 100% BMR projects
increase resources
Prioritized development of BMR housing on Expand technical assistance and anti-eviction
public land, including BART site mediation programs
City resources for housing (bonds proceeds, Provide education, technical assistance, and
transfer fee revenue, public land donation) public information about protecting existing
affordable housing
Incentive zoning for on-site affordable units
Household Assistance
Promote a range of affordability levels and
tenant types in new housing Increase funding to strengthen the citywide
housing Retention Program (rental assistance)
Encourage non-traditional housing for low and Financial and technical support for
middle-income residents (e.g., housing homeowners at risk of foreclosure
cooperatives, group housing)
Downtown Watsonville Specific Plan | 55Oakland – Downtown Oakland Specific Plan (ongoing)
Housing Production Housing Preservation
Target up to 25% affordable housing Strengthen SRO preservation and promote
rehabilitation
Prioritize existing funding sources for Neighborhood Stabilization
affordable housing production Downtown
Expand the Condominium Conversion
Prioritize publicly owned land for affordable Ordinance to include Downtown
housing production Explore community land trust concept
Partnerships to co-located affordable housing Enforce rent adjustment and eviction laws
and public facilities Various commercial protections and assistance
Develop a process to expedite housing Household Assistance
permitting Continue state and local first-time homebuyer
programs
Study potential for new funding (fees, taxes)
Pursue additional funding for expanded renter
Study potential for a Density bonus program services and counseling.
Downtown Watsonville Specific Plan | 56Fresno – Downtown Neighborhoods Plan (adopted)
Housing Production Neighborhood Stabilization
Intensify existing single-family neighborhoods Convene a displacement task force that
with second units and infill development
explores opportunities for low-income
Encourage senior housing near transportation, residents and merchants
health care, shopping, and public facilities
Incentives for rehabilitation of existing Household Assistance
structures and new construction:
Create and promote rent-to-buy policies or
o Fast-track permit processing
programs for housing
o Subsidies and partnerships
Housing Preservation Support education and outreach on
Purchase, rehabilitate, and sell homes to homeownership and home rehabilitation
qualifying families programs
Target housing rehabilitation of the most
blighted properties and areas
Seek funding, potentially including Tax
Increment Financing
Downtown Watsonville Specific Plan | 57Potential Policies
for the Downtown
Watsonville
Specific Plan
Downtown Watsonville Specific Plan | 58Affordable Housing and Anti-Displacement Policies
Some policy strategies are commonly implemented at citywide and regional
level while others can work well when tailored for implementation through a
subarea plan:
Housing Production – plan-level goals for new housing
Housing Preservation – strategic protection of existing housing
Neighborhood Stabilization More typically Implemented at
Household Assistance city and/or regional level
Downtown Watsonville Specific Plan | 59Potential Downtown Area Policies and Programs
Housing Production Policies
Pursue an elevated goal for development of new below-market-rate housing in
the downtown by encouraging 100% affordable housing project development:
o Pursue plan-wide affordable through existing inclusionary policy and
development of all-affordable projects
o Encourage 100% below-market-rate housing with City funding and
collaborative, streamlined project processing
o Consider 100% below-market-rate housing on public sites
o Provide deferred low interest loans for selected development impact fees for
100% below-market-rate housing projects
Downtown Watsonville Specific Plan | 60Potential Downtown Area Policies and Programs
Housing Preservation Policies
Pursue reinvestment in existing affordable housing in the downtown:
o Encourage protection of existing affordable housing downtown
(generally older housing stock)
o Partner with non-profits to support acquisition and reinvestment in
existing affordable housing downtown
Neighborhood Stabilization and Assistance
o Continue existing citywide housing programs
o Promote existing programs among downtown residents through
outreach efforts and educational opportunities
Downtown Watsonville Specific Plan | 61Questions?
Downtown Watsonville Specific Plan | 62Discussion
Downtown Watsonville Specific Plan | 63Public
Comments
(2 minutes per speaker)
Downtown Watsonville Specific Plan | 64City of Watsonville
Downtown Specific Plan + EIR
Advisory Meeting #6 | February 10, 2022
RAIMI + ASSOCIATES | SARGENT TOWN PLANNING | EPS | RINCON | NELSON/NYGAARD | KEITH HIGGINS | BKF
Downtown Watsonville Specific Plan | 65You can also read
