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The purpose of the Housing Development and Preservation Program is to promote and facilitate housing primarily for low- and moderate-income households, in order to foster an inclusive and balanced community.
The program solicits and evaluates proposals involving requests by developers for financial assistance from the City for the construction of new housing units or the rehabilitation of existing housing units. This result in the creation of housing that is affordable to low- and moderate-income people and that will remain affordable for 90 years pursuant to an agreement recorded against the title.
For further information about the Housing Development and Preservation Program, call (805) 564-5461. | | Click below for general information. |
Frequently Asked QuestionsWhy the concern about affordable housing in Santa Barbara? What is affordable housing and who does it serve? How does one apply for an affordable apartment? How does the City help first-time and other moderate-income homebuyers? How can developers participate in creating affordable housing? How are the homeless provided for? Who can I contact about the City's Affordable Housing Programs? |
Why the concern about Affordable Housing in Santa Barbara?
Santa Barbara residents enjoy a beautiful environment bordered by mountains and seashore, with clean air, a temperate climate, and charming ambiance. But this beautiful City exacts a high price from those who live here. Housing costs are among the highest in the nation, and vacancy rates are among the lowest. The high housing costs result in problems for many residents. The gap between incomes and housing costs is great. Many people commute long distances from less expensive housing in outlying areas. Much of the housing is seriously overcrowded, as families double and triple up in order to stay in the City. Children who grow up here are often forced to leave the area in search of housing they can afford. The low vacancy rate contributes to substandard housing, as unscrupulous landlords get nearly the same rent for units they allow to deteriorate as for well-maintained units. Responsible property owners face stiff challenges. Many local homeowners are elderly, living on fixed incomes and residing in homes that need extensive repairs. Landlords renting to low- and moderate-income people at affordable rents do not have operating budgets or reserves that can cover rehabilitation expenses. The City has done well in creating a level of affordable housing that constitutes 12% of the City's housing stock. The City is in the process of analyzing several strategies to provide even more affordable housing opportunities. Top |
What is Affordable Housing and Who Does it Serve?
(RENT & INCOME LEVELS) Affordable housing means housing that does not cost more than 30 percent of a household's gross income. For example, an affordable monthly rent for a household earning $2,000 per month would be $600 (including utilities). For homeowners, affordable monthly housing expenses for a household earning $4,000 per month would be $1,200 (including mortgage payments, taxes, and condominium association fees). The City's affordable rental housing programs are targeted to low- or very low-income households. Affordable ownership housing programs are targeted to moderate-income households. Under the City's new Density Bonus Program, units are also provided for middle and upper middle income households. The maximum limits for these and other income levels are listed in the table below. They are based on median income figures the federal government calculates annually for Santa Barbara County, with adjustments made for household size. Maximum Income for Various Income Categories For Santa Barbara County as of January, 2013 Area Median Income = $71,000 | | NUMBER IN HOUSEHOLD | CATEGORY | % of Median | 1 | 2 | 3 | 4 | 5 | 6 | Median | 100% | $49,700 | $56,800 | $63,900 | $71,000 | $76,680 | $82,360 | Extremely Low | 30% | $16,750 | $19,150 | $21,550 | $23,900 | $25,850 | $27,750 | Very Low | 50% | $27,900 | $31,850 | $35,850 | $38,800 | $43,000 | $46,200 | Low | 80% | $44,600 | $51,000 | $57,350 | $63,700 | $68,800 | $73,900 | Moderate | 120% | $59,640 | $68,160 | $76,680 | $85,200 | $92,016 | $106,738 | Middle | 160% | $79,520 | $90,880 | $102,240 | $113,600 | $122,688 | $142,318 | Upper Middle | 200% | $99,400 | $113,600 | $127,800 | $142,000 | $153,360 | $177,897 |
Eligibility determinations are based on total gross income (before taxes) from all household members. Allowances are made for childcare expenses and other costs. Please contact staff for more information. * Note: In 2008, HUD changed the method of setting the maximum incomes for the very-low income and low income categories in Santa Barbara County. This was done in order to adjust for the high housing costs of the area. In past years, the limit for the very-low income category was 50% of the area median income (AMI) for a given household size, and the limit for the low income category was 80%. Under the new method of calculation, HUD supplies the very-low income limits. HUD calculates the low income limits by doubling the very-low income figure and taking 80% of this doubled number. Likewise, we base the maximum rents for projects funded by our Redevelopment Agency on 60% of this doubled number. The percentages for moderate, middle and upper-middle income have not changed, and continue to be based on the AMI. Top |
How does one apply for an affordable apartment?
The City of Santa Barbara and its Redevelopment Agency provide critical financial assistance to developers of affordable rental housing. Neither the City nor the Redevelopment Agency own or manage the properties. The following is a list of owner/managers of affordable rental housing the City and its Redevelopment Agency have helped finance: - The Housing Authority of the City of Santa Barbara is a local public agency that provides affordable housing as well as supportive services to eligible persons with limited incomes. The Housing Authority owns and manages hundreds of units throughout the City and also offers rent subsidies to eligible households. Contact them by calling 965-1071 or by visiting their website at http://www.hacsb.org/
 . - People's Self-help Housing Corporation and The Duncan Group own and manage hundreds of units of affordable housing throughout Santa Barbara County and provide on-site community services. Contact them by calling their local office at 962-5152 or by visiting their website at http://www.pshhc.org/
 . - The Community Housing Corporation owns and manages several affordable housing projects throughout the City. Those interested can pick up applications at their offices located at 11 E. Haley Street in downtown Santa Barbara. Call (805) 963-9644 for more information.
- Mercy Housing California has developed thousands of affordable housing units throughout the State. They own and operate two projects in Oxnard and have completed a large project for low-income families and seniors in Santa Barbara. For more information, visit their website. http://www.mercyhousing.org/
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How does the City help first-time and other eligible homebuyers?
Hundreds of condominium units and single-family homes have been constructed under the City's Housing Development and Preservation Program for eligible low, moderate, middle and upper middle income homebuyers. In acquiring their affordable homes, owners have agreed to comply with resale restrictions that limit the resale price and require a new buyer to be of low, moderate, middle income, or upper-middle income. When owners wish to sell their homes, they contact the City to find out what the allowable resale price will be. Owners are free to select a buyer from the City's list or find their own qualified buyer. Upon request, we provide to owners our current “Interest List”. Owners are free to sell to any qualified household. There is no guarantee that they will select their buyer from the list. The interest list is also provided to developers when new projects are being marketed. Your name remains on the “Interest List” for SIX MONTHS from the date you submit your request. It is your responsibility to submit a new written request for your name to remain on the list. For more information, click on the links above. You may also contact David Rowell, Project Planner at (805) 564-5461 x4578, or by email: DRowell@SantaBarbaraCA.gov.
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How can developers participate in creating affordable housing?
The City has implemented a comprehensive program to encourage the preservation and construction of affordable housing. Santa Barbara's housing program consists of several activities. Through most of these activities the City provides financial and/or land use incentives to a developer in exchange for a recorded agreement that some or all of the housing units will remain affordable to a certain income group (for example, "low-income" or "moderate-income") for a specified number of years. Direct Financial Assistance
The program solicits and evaluates proposals involving requests by developers for financial assistance from the City for the construction of new housing units or the rehabilitation of existing housing units. This result in the creation of housing that is affordable to low- and moderate-income people and that will remain affordable for 60 years pursuant to an agreement recorded against the title. The City primarily provides direct financial assistance to nonprofit housing developers. (For-profit developers generally participate in the density bonus program described below.) The City generally provides gap financing that is the last portion of financing that enables the developer to create a project with rents and home prices low enough to be affordable by low- and moderate-income households. Financial assistance generally comes in the form of a 30-year, three percent loan. Density Bonus
Through the City's density bonus program the City allows development of a greater number of units than would normally be allowed under the existing zoning. As a tradeoff, some or all of the units on the site are subject to rent restrictions or resale controls which provide for continued affordability to low income renters or moderate income purchasers for at least thirty years. Since the beginning of the City's density bonus program in the early 1980s, the Planning Commission has approved 58 projects with density bonus. These projects contained approximately 415 bonus units and 961 affordable units. For details, please see the Density Bonus Program. For further information, contact David Rowell, Project Planner at (805) 564-5461 x4578or by email: drowell@santabarbaraca.gov.
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How are the homeless provided for? Homeless housing shelters and support services in the City of Santa Barbara. The City of Santa Barbara has helped finance the operation and in some cases, the construction of homeless housing shelters throughout the City. Listed below are the homeless housing shelters and centers currently in operation: - Casa Esperanza provides a range of services to the Santa Barbara homeless community. The shelter offers beds for up to 200 men and women on a first-come first-served basis during the winter months from December 1 through March 31. The Day Center operates year-round and provides meals and a range of social and support services, along with a limited number of shelter beds. The shelter and day center are located at 816 Cacique Street. For more information, call 884-8481, or visit http://casa-esperanza.org/cm/Home.html
 . - Transition House operates a homeless family shelter for up to 63 families. In conjunction with the shelter services, Transition House offers childcare and job-training services, along with other housing opportunities. Transition House is located at 434 E. Ortega Street. Contact them at (805) 966-9668, or visit their website: http://www.transitionhouse.com/
 . - The Salvation Army provides year-round shelter and support services to those employed or seeking employment and to people referred by various social service agencies. There are 60 beds in the shelter. The Salvation Army provides breakfast to shelter residents at the center and operates a mobile meal program at various locations. The Salvation Army is located at 423 Chapala Street in downtown Santa Barbara. For more information, call them at (805) 962-6281 or visit their website: http://www.salvationarmy.org/
 . - The Rescue Mission primarily provides drug and alcohol rehabilitation for both men and women. It also provides sleeping quarters for the homeless at night, which includes breakfast and dinner. Stays at the mission are generally limited to ten nights per month. The Rescue Mission is located at 525 East Yanonali Street. Contact them at (805) 966-1316, or visit their website: http://www.sbrm.org/
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For more information on homeless services contact The Homeless Service Resource Center at (805) 692-4999.
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Who Can I Contact About the City's Affordable Housing Programs?
Affordable Housing Programs staff can be contacted by calling (805) 564-5461 or by the email addresses indicated below:
David Rowell: Project Planner
(805) 564-5461 x4578
DRowell@SantaBarbaraCA.gov
Deirdre Randolph: Community Development Programs Supervisor
(805) 564-5461 x5511
DRandolph@SantaBarbaraCA.gov
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