MAMMOTH LAKES HOUSING, INC.
Board of Directors Meeting
Monday, December 1, 2014
Mammoth Lakes Housing Conference Room
587 Old Mammoth Rd.
I. Call to Order
II. Roll Call
Members present: Bill Taylor, Kirk Stapp, Larry Johnston, Colin Fernie, Lindsay Barksdale, and Tom Mazaitis
Members absent: None
Staff: Jennifer Halferty and Patricia Robertson
Public: Katie Vane, Jen Daugherty, and Rob Mitchell
III. Public Comments
There were no comments from the public.
IV. Approval of Minutes from the October 6, 2014 regular BOD Meeting
Bill Taylor made a motion to approve the October 6, 2014 minutes. Colin Fernie seconded the motion. The motion passed 5-0. Lindsay Barksdale abstained.
V. Review and discussion on the application to the Town of Mammoth Lakes for Shady Rest Zoning Code & District Zoning Amendment
Jennifer Halferty presented background information on the Zoning Code and District Zoning Amendment application for the Shady Rest parcel including next steps. Kirk Stapp asked Jen Daugherty, Senior Planner for the Town, what the Town’s criteria for accepting or rejecting an application like this is. Jen Daugherty explained that the Town does a review for completeness of the application and then it goes to a public workshop. At this stage, Town staff is looking for any additional information the MLH Board of Director’s would like to see included in the application. Bill Taylor voiced concerns regarding the vague nature of the application and the history of the parcel including the original basis for the land exchange with the U.S. Forest Service. Larry Johnston questioned why the General Plan was so outdated all of sudden, after a recent update, that it needed to be changed. Bill Taylor stated that any loss in the number of workforce housing units on the Shady Rest parcel will impact the Town’s ability to provide housing.
Rob Mitchell clarified that he did not want to do away with affordable housing, but wanted to include some market rate units as well. He voiced his desire to work together, to build something that the Town wants, like an outdoor amphitheater. Jennifer Halferty mentioned that the second most mentioned amenity that residents lacked according to the Housing Element Update Community Survey, was affordable childcare. Additionally, First Five just gave a presentation to the Town Council on the need for these services. Lindsay Barksdale agreed that a community definition of what a “public amenity” is needed to include non-recreational amenities as well. It was noted that the State does provide density bonuses for the provision of childcare services.
The Board agreed to ask the Town to forward the following questions on to the applicant:
- Do the current Housing Element policies and programs get set aside for this proposal?
- What income groups is the applicant proposing to serve? Can the applicant clearly define all income groups, types of housing, size of units, and proposed occupancy (rent vs. own) for all income groups?
- What is the proposed percentage of rental and ownership deed restrictions? What other mechanisms to ensure affordability in perpetuity does the applicant propose to use?
- How much land is the applicant proposing to donate to the Town for a public amenity? What is the net developable land after the public, amenity, wetland conservation, and infrastructure (roads, etc.)?
- How is the applicant defining “public amenity”? How can the Town include other community voices on the prioritization of the provision of any amenities on this parcel, such as a childcare facility?
- Can the applicant please provide information and data regarding the statement made that deed restrictions cause blight and disinvestment?
- Is there an expectation of subsidy from the Town of Mammoth Lakes? Who will manage the rental units? Who will monitor deed restriction compliance? Etc.
MLH staff will coordinate with the Town staff on providing the Board’s comments before the end of the week.
VI. Review and approval of the Draft Town of Mammoth Lakes Comprehensive Workforce Housing Strategy, 2014
Bill Taylor confirmed that all workforce housing should be affordable. Colin Fernie mentioned that he sees a need for housing in the 120-150% AMI income group. Jennifer Halferty explained that the gap calculation from the Housing Element does not show an affordability gap at those levels. There needs to be more discussion regarding what this need is and what potential policy strategies might address it. He mentioned the Water District’s homebuyer program as an example.
Larry Johnston opposed an Enhanced Infrastructure Finance District as a potential resource for affordable housing. He stated that the County currently has furloughs and is not interested in moving tax dollars. Bill Taylor suggested adding the General Fund as a potential resource.
During the discussion of the balance between rental and ownership units, Kirk Stapp confirmed that the Town and MLH should not suggest more of one than the other, but should watch the market and develop an opportunistic approach depending on the needs and what the market will bear.
Everyone agreed that the transient rental and affordable housing overlay sections were factual. Bill Taylor mentioned that an affordable housing overlay could potentially work in other locations and that it does not need to be limited to the Shady Rest parcel.
During the discussion on secondary units, Jen Daugherty clarified that the municipal code section had been updated to remove the age restriction. Currently, secondary units are permitted and deed restricted so that they cannot be independently sold and cannot be rented on a transient basis.
Kirk Stapp made a motion to adopt Resolution 14-06, approving the draft Town of Mammoth Lakes Comprehensive Housing Strategy, 2014, as modified. Bill Taylor seconded the motion. The motion passed 5-0 with Colin Fernie abstaining. Larry Johnston voted to approve the Resolution; however, he made it clear that he did not support using an Enhanced Infrastructure Finance District if it involved Mono County.
VII. Discussion on the proposed changes to transient rental Use Permit requirements in the Town’s RMF-2 Zone
Bill Taylor provided an overview of the Planning and Economic Development Commission’s (PEDC) discussion regarding the removal of the Use Permit requirement for transient use in RMF-2 zones. His major concern is in regards to the potential conversion and loss of long-term rental stock since there are quite a few apartment complexes in RMF-2 zones. He suggested some method of control to prevent the erosion of the long-term rental stock. Jen Daugherty will bring the Board’s comments back to Town staff while they work on their report for the PEDC’s hearing on January 14, 2015. This item will come back to the MLH Board on January 5, 2015 for any further discussion prior to the hearing.
VIII. Review of MLH First Quarter Financial Statements
Jennifer Halferty provided an overview of the First Quarter Financial Statements. She mentioned that MLH does not expect any contract income from Mono County. Additionally, she mentioned that the Board should expect to see a saving in health insurance costs.
IX. Board Member Reports
There were no Board member reports.
X. MLH Monthly Status Report
Jennifer Halferty has been working with the Bishop Paiute Tribe on ways in which the two organizations can collaborate. She also explained that the Town had just received a completeness letter regarding the BEGIN grant monitoring that occurred in July 2013. Lastly, Jennifer Halferty mentioned that Mono County is looking for a property management firm to handle their rental units in Benton; however, MLH does not currently have the capacity to take this project on.