Loading...
HomeMy WebLinkAbout11/12/2002, BUS 6 - RESOLUTION ESTABLISHING A HOUSING ELEMENT TASK FORCE MEETING DATE: 11-12-02 ITEM: BUS/6 RECEIVED - All SLO CITY CLERK Residents for Quality Neighborhoods P.O. Box 12604 . San Luis Obispo, CA 93406 RED FILE -- ME ING AGENDA November 10, 2002 DA I( I.A.11TEM # Q�� San Luis Obispo City Council HAND DELIVERED TO COUNCIL MEMBERS 990 Palm Street San Luis Obispo, Ca. 93401 E,2ZT OUNCIL ❑ CDD DIR AO ❑ FIN DIR Re: Resolution Establishing A Housing Element Task Force CAO C FIRE CHIEF Meeting Date: 11-12-02 TTORNEY ❑ PW DIR Item• Bus/6 LERKiORIG ❑ POLICE CHF EPT HEADS ❑ REC DIR Honorable Mayor and Members of the Ci Council, P(Tf�b,�n� ❑ UTIL DIR Y City RQN submits the following comments regarding the formation of an ad hoc Housing Element Task Force: HOUSING ELEMENT GOALS The resolution to establish an ad hoc Housing Element Task Force that you are being asked to adopt begins as follows: "the City is updating its General Plan Housing Element with the goals of expanding opportunities for all income groups and complying with state law;"(Emphasis added.] It is our opinion that these goals are inconsistent with your comments and the direction you gave staff at the City Council meeting on October 1, 2002 for the following reasons: 1. The thrust of your discussion on housing focused on the critical need to build workforce, low, and very low income housing, not more housing for above-moderate income groups. 2. Adopting a goal of "complying with state law" carries with it the implication that the task force will be charged with finding a way to 'incorporate the current State Housing Quota of 5,450 housing units into the Housing Element. This would clearly constrain the ability of the task force to produce a document that is in the best interest of the residents of the City. To illustrate this point the attached a letter, dated July 1, 1993 from HCD, describes their interpretation of what they believe the City should do to comply with state law. If you do not agree with everything in their interpretation, "complying with state law" should not be stated as a goal. [Attachment"1"]. It is our recommendation that the goals for the General Plan Housing Element should be restated to read: The City is updating its General Plan Housing Element with the goals of expanding opportunities for work force, low and very low income housing; preserving the character of existing R-1 and R-2 neighborhoods; and devising strategies to help stabilize the rental/owner ratio in the City's existing neighborhoods. November 10 2002 HOUSING ELEMENT TASK FORCE Page 2 Preserving neighborhood character and devising strategies to help stabilize the rental/owner ratio are rCauirements of WE 2.15. [Attachment"2" Neighborhood Wellness Plans]. DUTIES OF THE HOUSING ELEMENT TASK FORCE To be consistent with our recommendation to restate the Housing Element goals, the duties of the task force should be revised as follows: 1. Review and comment on existing and proposed housing policies and programs in an effort expand opportunities for work force, low and very low income housing. 2. Review and comment on existing and proposed housing policies and programs in an effort to preserve the character of existing R-1 and R-2 neighborhoods. 3. Review and comment on existing and proposed housing policies and programs in an effort to help stabilize the rental/owner ratio in the City's existing neighborhoods. 4. Recommend new housing goals, policies, or programs to address community housing needs, preserve the character of existing R-1 and R-2 neighborhoods, and stabilize the rental/owner ratio in the City's existing neighborhoods. 5. Review the Draft Housing Element Update. 6. Other duties as assigned by the City Council. PROCESS FOR UPDATING THE HOUSING ELEMENT On October 1, 2002 you sent a clear message when you spoke of the importance of "maximizing neighborhood involvement" to assist in defining the issues. You spoke of"neighborhood buy-in"and "going into the neighborhoods" to find out what works and.what doesn't. You spoke of the need to preserve the quality of life of the people who live here now. This is also required by WE 2.15. MAKEUP OF THE HOUSING ELEMENT TASK FORCE COMMITTEE We are disappointed that there has been little change in the overall makeup of the task force Stakeholder Groupst,, although you gave direction to change it. Unfortunately, the proposed groups still do not adequately represent residents, even though it is the residents who stand to be impacted the most. The make up of the task force is still dominated by advocates for new housing development, institutions, and members who are not City residents.If the balance of this task force remains skewed it is predictable that their recommendations would do little to stabilize the rental/owner ratio and preserve the character of existing neighborhoods. No doubt, their recommendations would be to: 1. Increase the density in the City's existing R-1 neighborhoods. 2. Have the effect of creating new costs for existing residents. (See: previously submitted Council Agenda Report [8-4-92] describing the costs of meeting the previous State Housing Quota and the 1994 Telegram Tribune summary of"Meeting the Quota"). November 10, 2002 HOUSING ELEMENT TASK FORCE Page 3 3. Change the City's long term commitment to slow growth. RON RECOMMENDATIONS 1. Revise the goals of the General Plan Housing Element to be consistent with the direction you provided on October 1, 2002. 2. Direct that meetings should be held: first, in the residential neighborhoods of the City, to allow residents to identify problems with existing City housing policies and practices; and secondly, conduct outreach meetings with "other interested stakeholders". 3. Re-write only those policies and practices in the existing Housing Element that have been identified as problematic. This would benefit us all by saving a great deal of time. 4. Advocates for residents of the City's existing neighborhoods should be the majority of the Housing Element task force makeup. The existing Housing Element states: "The City will encourage residents to play a larger role in supporting and improving neighborhoods and in addressing housing issues'. [H 7.2.6]. We look to you to provide the direction make this really happen. Respectfully submitted, 1.51 s1 Cydney Holcomb Chairperson, RQN Attachments - 2 cc: Faxed to City Hall — 781-7109 Planning Commission _ Attachment moi,• ;TATE OF CALIFORNIA-BUSINESS.TRANSPORTATION AND HOUSING AGENCY PETE WILSON.Governor _.rr :PARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT ,tr13 DIVISION OF HOUSING POLICY DEVELOPMENT ' _ y- ' .S00 THIRD STREET.Boum 430 'b�..ct ?.O BOX.9s2053 ;ACR,V%tF-1-T0.CA 942S2.2053 ;916) 323.3176 F.A.\(916) 323-6625 July 1; 1993 Mr. John Dunn City Manager - city of San Luis Obispo San Luis Obispo,--Cal-ifornia 93403 Dear Mr. Dunn: RE: Review of San Luis Obispo' s Draft Housing Element Thank you for submitting San Luis Obispo' s draft housing element, received June 1, 1993 for our review. As you know, we are. recuired to review draft housing elements and report our findings to the locality (Government Code Section 65585 (b) ) . Identified concerns were reviewed in a telephone conversation on June 24 , 1993 with Jeff Hook, the City's Project Planner. This letter and Appendix contain a summary of that discussion. The draft element contains much useful information about the City' s housing environment and outlines an extensive arrav Of policies and programs. However, revisions are needed for the element to comply with State housing element law (Article 10. 6 of the Government Code) . In particular, the element should clarify the availability of adea_uate sites to accommodate the City' s regional housing needs, include programs to address the City' s constraints on housing development, and include more specific program actions. The Appendix to this letter outlines these and other revisions --- needed to bring the element into compliance:- We appreciate the City's efforts to work cooperatively with the Department to bring its housing element into compliance with state law. We remain committed to helping the City develop a housing element which addresses all of its housing needs and enables the City to receive Community Development Block Grant Funding to address those needs. We will be happy to meet with the City again to provide additional direct assistance to the City in revising its programs and policies to comply with State law. Mr. John Dunn Page 2 We hope our comments are helpful to the City and we appreciate the assistance of Mr. Hook during the course of our review. If you have any questions concerning our comments, or ..would like .assistance in. revisina. the element, please contact -:- j_SaxY__LCo1.16rd of our.*staff at (916) 327-2644 . In accordance with requests pursuant to the Public- Records Act, we are forwarding copies of this letter to the persons and organizations- listed below. Sincerely, V Thomas B. Cook Deputy Director Enclosures cc: Assemblymember Andrea Seastrand Senator Gary Hart Peg Pinard, Mayor, City of San Luis Obispo Debbi Hosli, Administrative Analyst, City of San Luis Obispo Arnold Jonas, Director of Community Development, City of San Luis Obispo Jeff Hook, Project Planner, City of San Luis Obispo Jeanette Duncan, Peoples' Self-Help Housing Kathleen Mikkelson, Deputy Attorney General Bob Cervantes, Governor' s Office of Planning and Research Dwight Hanson, California Building Industry Association Kerry Harrington Morrison, California Association of -Realtors --` •—Marc Brown, California Rural Legal Assistance Foundation_ Rob Wiener, California Coalition for Rural Housing Susan DeSantis, The Planning Center Dara Schur, Western Center on Law Poverty APPENDIX city of San Luis Obispo The following changes would bring San Luis Obispo's housing element into compliance with Article 10. 6 of the Government Code. Following each recommended change or addition, we refer- t4 the applicable provision of the Government Code. Where particular program examples or data sources are listed, these suggestions are for your information only. We recognize that the City may choose other means of complying with the law. 'A. Housing 2deeds; Resourdes and constraints 1. Identify the City's projected regional housing needs for all income groups (Section 65583 (a)(1)). - -The City' s projected housing needs, as reported in the 1991 Regional Housing Reeds Plan for the San Luis Obispo City Region, for the planning period (January 1, 1991 to July 1, 1997) are as follows: Very Low 1,333 ' Other Lotter 820 Moderate 11077 Above Moderate 1.898 Total 5, 128 2. Clarify the availability of land suitable for residential development for all urcome groups, including vacant sites and sites !raving potential for redevelopment, and describe the relationship of zoning and the ovailabiliry of public services and facilities to the sites (Section 65583(a)(3)). It is not possible to determine whether the City has sufficient sites available to accommodate its housing needs for all income groups from the analysis provided in the element (pages 38-44) . While Table 14 clearly illustrates the amount of vacant residential land in each zone, it is not clear how much land having infill (i.e. , sites which are underdeveloped) or recycling _ (i.e. , sites with older or decaying uses) potential is � - also available in each zone. To clarify this, Table 14 could include- a separate column which identifies the amount of land having infill or recycling potential in each zone. The inventory should also specify the permitted development density range. of each zone permitting residential development and indicate expected development densities based upon recent development trends or on the basis of identified slope constraints. This information should be provided for vacant sites and sites having infill or recycling potential. Since it appears the City will need to rely upon sites having re eve o went ao ential to accommodate some of i E s ousing needs, the element should also demonstrate t is po en 1al by indicating the net number, type, and density of units historically created (e.g. , during the last five years) through infill, recycling of underused or older residential sites, mixed-use developments, or the element should estimate future potential based on programs to encourage and promote such development. The inventory should also clarify which sites are located within the CiLy_ (or are proposed for annexation within the planning .te•r ocj`'"and=-;:aver°-or-w-i11-..-leave;= access to all of the -essenti'al facilities 'and"'services -- = —' necessary to support development within the planning period. Nccording to Table 6 of the element, the additional water supplies needed to accommodate the. City's regional housing needs are expected to be available towards the end of the current planning period. As a result, the City could include sites in the expansion areas in the inventory provided the element includes specific programs to annex and facilitate the development of such sites within the planning period. 3 Expand the analysis of the Ciry's land use conrrols, permit fees, and permir ✓ processing procedures; andarmee the City's building codes and enforcement procedures as gotemdal and acnial voivnimenta cornsrrauntrs upon tie M-aintenance, irrr rovement, and eve opment of rousMg for all income o0•ouos ectwn 65583(c)(1)). a. The analysis of land use controls should be expanded to describe and analyze zoning and other land development regulations such as building setback and height standards, on-site open space and parking requirements, and design review requirements for single and multifamily residential zones. b. The analysis of permit fees and exactions should be expanded to describe and analyze permit fee various residential development applicdtiofs—('e-.g, "tract map, conditional use permit, zone change, environmental reviews, etc. ) . - c. The analysis of permit processing procedures should be expanded to describe and analyze discretionary review requirements and typical processing timelines for various residential development applications (e.g. , tract maps, planned developments, conditional use permits, site plan reviews, environmental reviews, etc. ) 2 d. The analysis of building codes and enforcement / procedures should describe and analyze any local ✓ amendments to. the uniform building codes and the city's procedures for identifying and resolving residential code violations. Where constraints are identified, the element should include programs to- mitigate them or, where appropriate and legally possible, remove them (see item C-2, below) (Section 65583 (c) (3) ) . anul.the ana4,sis of the.availability of financing and the cost of � _ z conST/tIcaonz IZs.a'poTential or actual riot ovemmental constraint upon_tl_e__ - maintenance, improvement, or development of housvng for all incomegrotcps (Section 65583 (a)(5)). a. The analysis of the availability of financing should describe whether financing is generally available in all regions of the City and whether there are mortgage deficient areas in the City for purchase, new construction, or rehabilitation loans. b. The analysis of residential construction costs should describe typical developer costs for land, fees, materials, labor and financing for typical single and multifamily developments. 5. Expand the analysis of the special housing needs of the homeless (Section 65583(a)(6))• The analysis of the City's homeless population should include an estimate of the daily average number of persons and families in the City lacking permanent shelter. Where possible, the analysis should describe the characteristics of the local homeless population (e.g. , single males, single females, families, mentally 111, substance abusers, etc) . The analysis should also include a count of the number and type of shelter beds, motel vouchers, or - - - transitional housing available in the City to establish whether there is a need for additional shelter facilities and the types of facilities needeii:-- -- — — 6. Analyze and document household and housbig characteristics including overpayment and housing stock conditions and expand the anah�sis of overcrowded housing units (Section 65583 (c)(2)). The analysis of overpayment should identify the number and proportion of lower-incomerenter- and owner- occupied households overpaying for housing. For 3 example, according to the 1990 Census, 89 percent of all renter households with incomes less than 20, 000 per year are paying 30 percent or more of their income for housing (see enclosed data) . The analysis of overcrowding should be expanded to- identify the number and proportion of renter- and owner-occupied housing units which meet the Census definition of overcrowding (i. e. , one or more persons ••-..:per:-room) . For example, according to the 1990 Census, she City' s renter .households are overcrowded compared with 1.4 percent of owner-occupied households (see enclosed data) . The analysis of housing stock conditions should identify the number of units in need of repair (rehabilitation) and replacement (demolition) . Where housing needs exist, the element should identify potential solutions and resources to address the need. B. Quantified Objectives Establish the maximum number of housing units that can be cotstructe4 rehabilitated, and conserved by 5:come category during the planning period of the element (Section 65583 (c)(3)). Chapter 889, Statutes of 1991, requires that quantified objectives for new construction, rehabilitation, and conservation now be estimated by income category (i.e. , very low-, low-, moderate-, and above moderate-income) . This information mai be- illustrated in chart form; for example: QUANTIFIED OBJECTIVE Income Level New Construction Rehab Conservation Very Low-Income Low-Income Moderate-Income Above. Moderate While Table 7 summarizes the City' s total housing production objective for the planning period, the element does not clearly establish the City's construction objectives for each income group. While Table 9 is labeled "Projected -Housing Construction by Income Group" the text explaining the table indicates that the figures represent housing construction needs .for each income group proportionate to the allocation used in the RHNA plan, rather than the City's construction objective for each income group.. __..•c• Programs ----- 1. Identify adequate sites which will be made available through appropriate zoning and development standards needed to facilitate and encourage the development of a variety of housing types for all income groups, including multifamily rental housing factory-built housing mobilehomes, and emergency shelters and transitional housing. Where the inventory of sites does not identify adequate sites to accommodate the need for all household income groups pursuant to Section 65584, the program shall provide for sufficient sites with zoning that permits owner-occupied and rental multifamily residential use by right, including density and development standards that could accommodate and facilitate the feasibility of housbig for very low aqui low-income households. (Section 65583(c)(1)).. A development density of 25 or more units per acre is typically needed to accommodate lower—income housing needs (i. e. very low— and low—income households) . The development densities of the City's R and certain commercial zones (e.g. , C-R, C-C, MU) provide appropriate opportunities for lower-income households. However, from Table 14, there does not appear to be enough vacant sites available in these zones to accommodate the City' s total lower-income need for 2,153 units. A density of 10 or more units per acre is typically needed to provide opportunities for moderate-income households. The City' s R-2 and R-3 zones appear appropriate- for accommodating this need. According to Ta75l•e-I4 ,--mere appears to be sufficient vacant sites -r�- -- -- to accommodate approximately 460 to 770 units (one- and two-bedroom units) , compared with the total need for 1, 077 moderate-income units. Table 14 does appear, however, to identify sufficient sites to accommodate the City's total need for above moderate-income households. The R-1 zone contains enough vacant land to accommodate a maximum of 1, 900 units, compared with the need for 1,898 units. 5 Therefore, the element should include programs to increase the availability of sites, which are appropriately zoned, to accommodate the City 's lower- and moderate-income housing needs. 2. Address and, where legally possible, remove governmental constrabas to the maintenance, improvement, or development of housing for all income groups (Section 65583(c)(3)). The City'•s :Res i dential-C-row-th•Manager+ent-Ordina-nr,.e -_ prevents the accomModation of additional residential development commensurate with the City's assigned share —of-the-regional-housing need (see item_A-1,. . above)..__ -According to the element, the Ordinance's one percent annual growth allowance will allow the City to accommodate 1,185 additional units during the planning period. The City estimates that approximately 190 additional units could also be accommodated through replacement housing construction and by proposed exemptions for affordable housing units. The City' s projected housing need for the planning period (January 1991 through July 1997) , however, totals 5, 128 units. Therefore, the ordinance is serving as a governmental constraint which should be removed or mitigated. For example, the City could mitigate or remove the adverse effects of the ordinance by annexing additional sites in the expansion areas for residential development and exempting development on the ite - - ordinance. a City could also alien the annual growth owance of the Ordinance with the housing production . and population growth projections prepared for the City by the San Luis Obispo Council of Governments (i.e. , an annual growth rate approximating 5 percent) . The City' s proposed inclusionary housing requirements (Program 1.22 .11) also presents a potential governmental constraint to the development of large- scale residential projects and should be._removed or . . ... . mitigated. As .structured, the prcg_am-wor3-d—i-mpose-a-•- •50 percent-inclLsionary--requirement (i. e. , 33 percent lower-income and 17 percent moderate-income) . on residential development projects of 5o or more units. Unless much stronger financial incentives or regulatory incentives are provided, the exceptionally high inclusionary requirement proposed under this program is likely to constrain the development of housing in the expansion areas proposed for annexation. 6 The City should modify its inclusionary ordinance and/or other development standards. For example, a 25% inclusionary requirement (with 15% lower-income and 10% moderate-income) , combined with density bonus or other development concessions would be less likely to constrain residential develo-oment. The existence of other potential or actual governmental constraints, and the adequacy of City efforts to mtigate_ them, cannot-be determined in the absence of a _-_`-complete discussion .a2d determinat_on of cotentizl constraints (see item A-3, above) . 3 . Programs should include specific timelines for implementation and identify the City depatrim­ent or--viaividual responsible for implementation (Section 65.183 (c))• All of the City' s programs lack this information. 4 . Most of the programs should include more specific implementation actions and demonstrate a greater commitment toward implementation to ensure that the City can meet housing element program requirements (Section 65583(c)(1- 6)). All program descriptions should be as detailed as possible, specifying the objectives of the program, funding sources and costs, and the steps to be taken by the locality to implement the programs. Example, include but are not limited to: Program 1.22. 14 : When will the City adopt procedures to expedite development permits? What amount of reduction in average processing time is expected? How many projects or units are expected to be assisted during the planning period? What kinds of affordable housing projects are eligible; does it include development projects sucj ect_to�Pr_per_am_l:'22.'11? Program 1.23 .7 : When will the dity •establish a * "" housing rehabilitation program? What amount of CDBG funding will be allocated for this purpose? How many units does the City expect to assist during the planning period? The evaluation of the previous housing element's programs (pages 59-61) indicates that the City was unsuccessful in implementing many of the programs. 7 Several programs were not fully implemented or failed to meet intended objectives (e.g. , programs 2, 4', 51 81 and 11) . Many other programs (programs 13-32) are not included in the evaluation and, therefore,, it is not possible to determine whether these programs were successfully implemented. Development of strong programs which clearly articulate the City's policies and commitment to address local need and State law will . ensure that San Luis Obispo will be more successful - - during the current planning period. "- As you :=;ay-know,—C-overnment Code Section 65400 requires each city and county planning agency to provide an annual report to its legislative body on the status of -- -" the local general plan and the progress in its - implementation. Chapter 144.1,. Statutes of 1990 added that this annual report must also include the locality's progress in meeting its share of regional housing needs (for each income group) determined pursuant to Section 65584. Chapter 889, Statutes of 1991 now requires that a copy of this report be submitted to the Department of Housing and Community Development within 30 days of its receipt by the local legislative body. The City should establish a system for monitoring the City' s progress in meeting its regional housing needs and implementing housing element program actions. The City' s ability to effectively monitor program progress during the planning period, and make appropriate modifications, depends upon clear and measurable program objectives. Therefore, the City should ensure that its programs contain sufficient information to make annual monitoring possible. To assist the City in revising all of its programs, 'we have enclosed excerpts of successful programs with clear objectives and commitment from other localities. We would also be happy to provide assistance to City staff to facilitate program revisions. 5. Include additional p%rams which assist the development of adequate housu1g----" to meet the needs of low- and moderate-income households (Section 65583 (c)(2)), and conserve and improve the condition of the existing affordable housing stock (Section 65583 (c)(4)). Following clarification of the City's commitment to implement proposed housing element programs and program objectives (see items C-3 and C-4 above) , the City may need to include additional programs to assist the development and conservation/rehabilitation of affordable housing. 8 6. Include an equal housing opporrwzLy program (Section 63583 (c)(5)). A local equal housing opportunity program should provide some means for the resolution of housing discrimination complaints and should be promoted- throughout the community. In smaller localities, this may be limited to distributing information on fair housing laws, and referring complaints to the district office of the State Department of Fair :EnnlMR t_ and__ _ Housing or other public or nonprofit agerici-�es`=ernv-i-_iped'=�_== to handle housing discrimination complaints: D. Preservation of Subsidized Housing -' - -----"—" ` Pursuant to Chapter 1451, Statutes of 1989, expand the an of assisted multifamily housing developments that are eligible to change to non-low-income housing uses within ten years of the housing element update (July 1, 1992) due to termination of subsidy contracts, mortgage prepayment, or exairation of use restrictions (Section 65583 (a) (8) ) . 1. Include a cost analysis of the following: • The cost of preserving all of the project units at risk of losing affordability controls ; and • The cost of producing or replacing the units with new rental housing with compatible unit size and rent levels (Section 65583 (a) (8) (B) ) . Costs can be combined for all of the units at .risk within the planning period; detailed cost analysis or project appraisals, are not necessary. If it is not possible to reliably estimate preservation costs, it is permissible to describe whether such costs are . anticipated to be higher or lower than replacement estimates, and the magnitude of the difference between preservation and replacement costs. . __ - -- '2-. ExDaednd-'the analysis of financing . sources-whicn could'-Ee'- u - sto preserve units at risk of conversion during the planning period. The analysis should identify the amount of funding which could be made available from the funding sources identified (i.e. , CDBG funds, mortgage revenue bond proceeds, or the housing trust fund) (Section 65583 (a) (8) (D) ) . 3 . Establish quantified objectives for the number of at- risk units to be preserved during the planning period of the element (Section 65583 (b) ) . 9 Ideally, preservation objectives will equal the number of units at risk, however, the statute acknowledges that when a locality has determined that the potential preservation need exceeds available resources, objectives may be less than anticipated needs. Under these circumstances, the element should include the analysis used to establish the maximum preservation objective. 4: . ==Eden{.-pry=p�ogram:ac£aons1f==preserving units: at risk -.of conversion duringthe-pl'anni-ng-period--?rogzam�----- -... . - actions should utilize the funding sources identified in itemD-2, above, except where the City has ---- -iderrcrFsed-•other• (more urgent)-needs-for-t.hese funding sources (Section 65583 (c) (6) ) . The element should include programs which clearly describe the specific actions or steps the City will take to preserve at-risk projects, including timelines and the funding sources to be used. Actions might range from regulatory and technical assistance measures to providing direct financial participation (loans/grants for acquisition and rehabilitation) to preserve the at-risk units. Program actions should be appropriately tailored to the kinds of projects at risk (e.g. , local versus federal projects) . It is also appropriate to describe the City's responsibility for reviewing plans of action submitted for LIHPRHA-eligible projects and advising tenants of available assistance (see pages 23-25 of the enclosed technical assistance paper: Housing Element Analv_ s3s: Preservation of Assisted Units. 10 Attachment "2" General Plan - Adopted: August 23, 1994 Land Use Element PROGRAMS LU 2.15: Neighborhood Wellness Action Plans To help residents preserve and enhance their neighborhoods, the City will: A) Identify neighborhoods, and work with residents to prepare neighborhood plans that empower them to shape their neighborhoods; B) Help devise strategies to help stabilize the rental/owner ratio, to maintain neighborhood character, safety, and stability; C) Help identify neighborhood problems, and undertake a wide range of focused development-review, capital-improvement, and code-enforcement efforts; D) Encourage the formation of voluntary neighborhood groups, so residents can become involved early in the development review process; E) Involve residents early in reviewing proposed public and private projects that could have neighborhood impacts, by notifying residents and property owners and holding meetings at convenient times and places within the neighborhoods. F) Provide appropriate staff support, possibly including a single staff person for neighborhood issues, and train all staff to be sensitive to issues of neighborhood protection and enhancement.