Housing

Permanent Local Housing Allocation (PLHA)

Notice of 30 Day Public Comment Period & Notice of Public Hearing

Senate Bill 2 (SB2), known as the Building Homes and Jobs Act, established the Permanent Local Housing Allocation (PLHA) Program and instituted a $75 recording fee on real estate transactions. Its goal is to provide a permanent funding source to cities and counties to help meet the unmet need for affordable housing and increase the supply of affordable housing units. The amount of PLHA funding is based on the formula funding for the Community Development Block Grant (CDBG) Program for a 5-year period.  In this regard, the City is eligible to receive up to $1,418,712 over 5 years.  It is important to note that the 5-year funding is an estimate since the funding source is from real estate transactions, which may fluctuate from year to year.  The City’s PLHA allocation for 2020 is $236,452; 2021 Allocation is $359,687; and, 2022 Allocation is $335,191.

To receive the funds, the City must submit a PLHA 5-Year Plan that describes the following: a) the manner in which PLHA funds will be used; b) how investments will be prioritized to increase the supply of housing for households at or below 60% of the area median income; c) how the Plan is consistent with the programs set forth in the City’s Housing Element; and d) evidence that the Plan was approved and adopted by the City Council of San Juan Capistrano. 

The public review PLHA 5-Year Plan is linked below and the City Council will be considering the draft PLHA 5-Year Plan at a Public Hearing on October 4, 2022.  The Plan proposes to distribute the PLHA annual allocation between three eligible activities: a) the predevelopment, development, acquisition and rehabilitation of affordable rental and ownership housing, including Accessory Dwelling Units (ADUs); 2) Assistance to persons who are experiencing or at risk of homelessness, including, but not limited to, providing rapid rehousing, rental assistance, supportive/case management services that allow people to obtain and retain housing; and, 3) Accessibility improvements in lower-income owner-occupied housing.

The PLHA 5-Year Plan is available in the link below for public comment from September 8, 2022 through October 4, 2022. Public comments should be submitted no later than 5:00 p.m. on October 4, 2022 to Laura Stokes, Senior Planner at Lstokes@sanjuancapistrano.org or by mail at:

Development Services Department                                                                                                                                                                                    

Attn: PLHA 5-Year Plan                                                                                                                                                                                                     

32400 Paseo Adelanto                                                                                                          

San Juan Capistrano, CA 92675

PLHA 5-Year Plan (PDF)

Affordable Housing Units in San Juan Capistrano

View listings and contact information

Little Hollywood Program

City-owned units rented to lower-income households. Little Hollywood Program Application (PDF)

Owner Occupied Rehabilitation Loan Program

0% interest loans for lower-income households to make necessary home improvements. Owner Occupied Rehabilitation Loan Program Application (PDF)

Mobile Home Park Space Rent Increases

Although not specifically affordable housing, the City's Rent Control does limit the annual space rent increases to the prior year's CPI-U. The CPI-U for 2021 was 3.8% to be applied to space rent increases from April 1, 2022 to March 31, 2023.

Affirmatively Furthering Fair Housing

California fair housing laws prohibit discrimination because of race, color, national origin, religion, sex, familial status, disability, source of income, sexual orientation, marital status, age, arbitrary characteristics, gender identity, and gender expression. Affirmatively furthering fair housing means that the City of San Juan Capistrano is taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Policies and programs regarding the City’s actions to affirmatively further fair housing are listed in the City’s Housing Element available online. Additionally, City residents can be assisted through Fair Housing nonprofit organizations, including the Orange County Fair Housing Council at 714-569-0823, or the Fair Housing Foundation at 1-800-446-3247

First-Time Home Buyers Program

Several groups/jurisdictions offer first-time home buyer assistance. Feel free to review the list of programs here (PDF).

County of Orange Section 8 Program

Orange County Housing Authority (OCHA) is a Division within Orange County Community Services that administers federally funded programs to provide monthly rental assistance to qualified tenants in privately owned rental housing. The largest such program is referred to as the Housing Choice Voucher Program, also known as the "Section 8".

Section 8 Voucher assistance allows very low-income families, seniors, disabled persons, or individuals to pay approximately 30% of their monthly income toward rent. The remaining rental amount is paid by OCHA directly to the property owner or manager. Applicants must earn below 50% of the County's median income. OCHA serves most Orange County cities including San Juan Capistrano.

For additional details about the County's Section 8 housing voucher program, please contact OCHA offices at 714-480-2740.

State Housing Requirements

California Law identifies housing for all Californians as a priority and states that local and state governments have a responsibility to facilitate the development of housing for all economic segments of the community. Government Code Sections 65580 to 65589.8 provides specific guidelines to fulfill the California Law. Local government's Housing Elements are prepared to display compliance with this state legislation. The Housing Elements are reviewed regularly by state officials to ensure local government compliance.

In the event a City does not comply with State Law the Attorney General would have jurisdiction to take the City to court and seek a court order for compliance. A court may require a local jurisdiction that fails to update its housing element to do one or more, but not limited to, the following:

  1. Suspend the issuance of building permits; or,
  2. Suspend authority to grant zoning changes or variances; or,
  3. Suspend authority to approve subdivision maps; or,
  4. Mandate approval of certain housing developments, i.e. affordable housing until compliance is achieved; and,
  5. Mandates compliance within state law within 120 days.

For information on the City's housing programs, please contact Laura Stokes, Housing Coordinator, at 949-443-6313.