City of Fillmore

What is the Housing Element? Simply put, the Housing Element, a component of a city’s General Plan, is a blueprint for housing ratios in towns and cities from very low, to above moderate income groups. Upon studying a region’s demographics and other influencing factors such as labor categories (white collar, blue collar, farm-worker), wages, unemployment statistics, senior, disabled and homeless populations, available housing in all categories, vacancy rates, overcrowding, land use and environmental restrictions etc., State and regional agencies mandate cities and towns across California to adhere to guidelines when creating their Housing Elements.

State law, enacted in 1969 requires jurisdictions to address needs of all income groups. California Department of Housing and Community Development (HCD) defined those needs, and local governments must adopt without undue constraint, land use plans and regulatory systems that provide opportunities for housing development by private enterprise. The Housing Element is not an official Affordable Housing document, but a means of identifying the housing needs of a community. It states the community’s goals and objectives regarding housing production, rehabilitation and conservation and defines the policies and programs the community will implement to achieve those standards.

The expired Fillmore Housing Element (1998-2005) certified 809 residential units by 2005. Approximately 569 units were completed. An updated official assessment of regional housing needs requires planning of 985 new housing units in Fillmore from January 1, 2006 through June 30, 2014. According to Eileen McCarthy, staff attorney, California Rural Legal Assistance, Inc. (CRLA), to be in compliance, our city must plan for 101 extremely low, 177 very low, and 183 low-income housing units. The most up to date income data defines extremely low yearly income for a family of 4 to be less than $25,700, to above moderate yearly income for a family of 4, more than $95,401. The law requires balance by applying a jobs/housing ratio. Fillmore has the second highest unemployment rate (11.9%) in Ventura County, and a very high home vacancy rate as well, which many believe should be taken into consideration.

Nevertheless, public participation is necessary throughout all stages of the City’s development of the new “draft” Housing Element. Defining problems and creating working solutions satisfactory to the greatest number of constituents and affected neighborhoods is as essential as fulfilling the City’s legal obligations. That is a tough order, and the proponent that launched and insured the success of the North Fillmore Area Initiative, known as “Measure I”, forcing remodeling of the North Fillmore Specific Plan (adopted August 2006), initially developed to satisfy State prescribed volume of medium-high density, low income housing. Passage of the popular measure reduced the proposed inventory of new dwelling units from 700, based primarily on medium high density housing (up to 20 units per acre) to 350 (5 units per acre), and reduced new low income housing to 52 units. In an effort to engage Fillmore residents, information, power point presentations and opportunities to speak were given at two public workshops, on November 18, 2008 and January 28, 2009. City Council members and staff, along with housing advocates, consultants, planning commissioners and neighborhood committee members and residents attended. Some believe that the City should fight the State’s imposed requirements citing inadequate roads, schools, parking and parks, while others feel the State’s requirements are insufficient, and others are content. Decisions shall not be made at these workshops, but hopefully, input will go a long way towards the appropriate resolution for our town.

Passage of Measure I necessitates changes to the updated, 2008 Draft Housing Element and is attracting concerns from HCD and other agencies. The Government Code, Section 65584.09 states in part that if a city fails to make adequate, pre-mandated sites available for regional housing needs, “the city shall zone or rezone adequate sites”. In other words, the City is not required to erect these units under current guidelines; however, the City must designate and zone appropriate lands for 590 units to include the remaining 240 units of the expired Housing Element, and 350 units overridden by Measure I. The City Council has authorized City Manager, Tom Ristau to work with HDR Engineering in an effort to modify the Draft Housing Element to accommodate Measure I and satisfy State guidelines.

The expired Housing Element was approved by a previous City Council and certified by the State. Some current City officials feel that qualifying factors concerning the ratio of various levels of available housing, jobs, income levels, vacancies, traffic congestion, schools, and multiple components have not been applied correctly to Fillmore’s specific position. The City was working on a new Draft Housing Element, even before Measures H and I became an issue. The developing Housing Element may or may not, be certified by the State.

Ignoring State requirements could have consequences for any city or town. They can include withholding of housing, infrastructure, planning and labor grants (not applicable to Fillmore at this time), taxes, fees and other funding. In recent years, our city has encountered lawsuits by housing advocate groups, for not providing low income or farm worker housing, resulting in the Cabrillo project under construction on Mountain View and Main. However, some officials say the chart in the “draft” demonstrates that we can accommodate all the prescribed dwellings and substantially more.

The Draft Housing Element, originally scheduled for adoption and certification this month will require many additional meetings with the Planning Commission, City Council and residents to accommodate the changes incurred by Measure I, and the complications noted by HCD and CRLA. City staff has not released an official opinion concerning the adoption of Measure I, its consequences, and the relocation and zoning and/or rezoning issues they may be facing. Fillmore is not alone. Cities and towns across California admit they are struggling with the same issues.

If you wish to download the draft Housing Element or both power point presentations, visit the City’s Planning Department website at www.fillmoreca.com, or visit the City Library, the City’s Planning Department or the City Clerk’s office. Direct questions to Kevin McSweeny at 524-1500.