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<br />Page | 4 <br /> <br />owners increasing rents only a few months into residency. The HHCC is <br />recommending that tenants be offered minimum 6-12 month lease terms. Since a lease <br />is a contract, rent could not be increased during this time period. Tenants may still opt <br />for a shorter lease term, but it would be the tenant’s choice. The HHCC suggested that <br />the policy would need to consider whether it is applied to multi-family, and/or single- <br />family homes. This would help provide stability over the longer term lease period. <br />Mediation Programs: The HHCC is recommending a formal mediation program be <br />adopted and required in certain circumstances. The process would include binding <br />arbitration for tenant/landlord disputes related to rent increases of certain amounts. <br />Relocation Policy. The HHCC is recommending that the City modify the current <br />relocation ordinance, to address the following components: <br />· The HHCC noted that the policy would need to clarify whether the relocation <br />ordinance applied to everyone living at the residence or only those who are on <br />the lease. Furthermore, whether it would apply to everyone, or only those who <br />meet certain income levels, such as 80% or less of the area median income. <br />· The ordinance would determine the maximum amount of financial relocation <br />assistance and the formula for how it’s determined. As an example, Mountain <br />View requires the landlord to provide rent compensation equal to 3 months’ rent <br />for a comparable unit. <br />· The ordinance would request refund of the security deposit <br />· Landlord would pay for a rental assistance agency for 2 months to help <br />household identify new accommodations. <br />· The ordinance would require provision of special financial relocation assistance <br />for special needs households (elderly, disabled). The ordinance would need to <br />determine the maximum amount and the calculation method such as a lump sum <br />payment or per person. <br />· The ordinance would determine what type of units are covered. For example, any <br />rental unit or apply only to buildings with 4 or more units. <br /> <br />Inclusionary Zoning Ordinance: The HHCC is recommending the adoption of an <br />inclusionary housing ordinance. It is important to note that since a 2009 court case, <br />State law has prohibited inclusionary ordinances from applying to new rental <br />developments. Therefore, any new inclusionary ordinance would only apply to “for- <br />sale” housing, unless there is a change to state law. The HHCC recommends the <br />ordinance contain the following components: <br />· Require 15% of units per project be affordable on site, offsite or in lieu fees. <br />· Eliminate Housing Impact Fee for residential and replace with fee of 15% of <br />developer profit per unit (staff note: all fees must include a nexus study in order <br />to be adopted; additionally, this approach is likely to be very challenging to <br />administer). <br />· Applies to rental and ownership (staff note: rental component would need to be <br />put on hold until change in State law) <br />· Build units concurrently with project <br />8.A. - Page 15