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Housing Affordability PDF

378 Pages·2008·8.07 MB·English
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City of Sacramento 2008-2013 Housing Element 2008–2013 Housing Element Update City of Sacramento Adopted November 18, 2008 Resolution No. 2008-758 Prepared for: City of Sacramento Planning Department 915 I Street, 3rd Floor Sacramento, CA 95814 Attn: Greg Sandlund Assistant Planner (916) 808-8931 and Sacramento Housing and Redevelopment Agency 600 I Street, Suite 250 Sacramento, CA 95814 Attn: Emily Halcon Management Analyst (916) 440-1399 ext. 1420 Prepared by: EDAW 2022 J Street Sacramento, CA 95811 Contact: Jeff Goldman Principal (916) 414-5800 November 2008 P 07110203.01 HOUSING ELEMENT : Table of Contents H-T Table of Contents H-E EXECUTIVE SUMMARY..........................................................H ES-1 Sacramento’s Housing Challenges..............................................................H ES-1 Building Upon Our Past Success................................................................H ES-3 A New Focused Housing Strategy..............................................................H ES-4 Meeting Our City’s Housing Needs...........................................................H ES-6 H-1 INTRODUCTION........................................................................H 1-1 1.1 State Law Requirements......................................................................H 1-1 1.2 Regional Housing Needs Allocation.................................................H 1-1 1.3 Public Participation..............................................................................H 1-3 1.4 Organization of the Housing Element..............................................H 1-3 1.5 General Plan Consistency...................................................................H 1-6 H-2 EVALUATION OF PAST PERFORMANCE..............................H 2-1 2.0 Key Findings.........................................................................................H 2-1 2.1 Introduction..........................................................................................H 2-2 2.2 Housing Production.............................................................................H 2-3 2.3 Housing Rehabilitation........................................................................H 2-6 2.4 Other Accomplishments.....................................................................H 2-8 2.5 Program Evaluation...........................................................................H 2-10 H-3 COMMUNITY PROFILE.............................................................H 3-1 3.0 Purpose..................................................................................................H 3-1 3.1 Population and Household Characteristics......................................H 3-2 3.2 Income and Employment.................................................................H 3-12 3.3 Housing Characteristics.....................................................................H 3-18 3.4 Housing Cost and Affordability.......................................................H 3-25 3.5 New Housing Needs, Special Housing Needs, and At-Risk Housing................................................................................................H 3-33 H-4 HOUSING ELEMENT UPDATE PUBLIC PARTICIPATION PROGRAM....................................................................................H 4-1 4.0 Key Findings.........................................................................................H 4-1 4.1 Introduction..........................................................................................H 4-1 4.2 Community Outreach..........................................................................H 4-2 4.3 Distribution Methods of Draft Housing Element..........................H 4-7 4.4 Summary of Public Comments..........................................................H 4-7 H-5 LAND INVENTORY....................................................................H 5-1 5.0 Key Findings.........................................................................................H 5-1 5.1 Introduction..........................................................................................H 5-1 5.2 Legal Requirements..............................................................................H 5-2 5.3 Regional Housing Need Allocation...................................................H 5-2 5.4 Land Inventory.....................................................................................H 5-7 | July 2008 Page H T-i TABLE OF CONTENTS H-6 HOUSING PROGRAM RESOURCES.........................................H 6-1 6.0 Key Findings.........................................................................................H 6-1 6.1 Introduction..........................................................................................H 6-1 6.2 Funding Sources...................................................................................H 6-3 6.3 Institutional Resources......................................................................H 6-10 H-7 OPPORTUNITIES FOR RESIDENTIAL ENERGY CONSERVATION........................................................................H 7-1 7.0 Key Findings.........................................................................................H 7-1 7.1 Introduction..........................................................................................H 7-1 7.2 Energy Conservation Strategies and Policies...................................H 7-3 7.3 Programs and Implementation Measures.........................................H 7-8 7.4 Conclusions.........................................................................................H 7-12 H-8 CONSTRAINTS............................................................................H 8-1 8.0 Key Findings.........................................................................................H 8-1 8.1 Introduction..........................................................................................H 8-2 8.2 Nongovernmental Constraints...........................................................H 8-2 8.3 Governmental Constraints................................................................H 8-11 H-9 GOALS, POLICIES, AND PROGRAMS......................................H 9-1 9.1 Sustainable, Stable and Integrated Communities (H-1).................H 9-1 9.2 Production (H-2)..................................................................................H 9-4 9.3 Extremely Low-Income and Special Needs (H-3)..........................H 9-7 9.4 Rehabilitation (H-4).............................................................................H 9-9 9.5 Accessibility (H-5)..............................................................................H 9-10 9.6 Modest Income Homeownership (H-6).........................................H 9-11 9.7 Quantified Objectives........................................................................H 9-12 APPENDICES Appendix H-A Program by Program Evaluation Appendix H-B Summary of Public Participation Notes Appendix H-C Land Inventory Table and Map Appendix H-D Glossary Appendix H-E References Appendix H-F Affordable Housing List Appendix H-G Alternative Sites Checklist Figures Number/Title Page H 3-1 Population Projections..................................................................................H 3-4 H 3-2 Age Distribution in 2006..............................................................................H 3-6 H 3-3 Community Plan Areas...............................................................................H 3-11 H 3-4 2006 Income Distribution..........................................................................H 3-14 H 3-5 Estimated and Projected Employment Growth by Sector....................H 3-15 H 3-6 Estimated and Projected Employment Growth by Occupation..........H 3-16 H 3-7 Housing Type by Community Plan Area.................................................H 3-20 H 3-8 Rental Vacancy Rates by Community Plan Area....................................H 3-22 H 3-9 Percentage of ELI Households by Population Group..........................H 3-43 | Page H T-ii July 2008 HOUSING ELEMENT : Table of Contents H-T Tables Number/Title Page H 2-1 Comparison of RHNA and Housing Production, 2000–2007..............H 2-4 H 2-2 Comparison of Housing Production Objectives and All Development, 2002–2007.............................................................................H 2-4 H 2-3 Comparison of Housing Rehabilitation Objectives and Number of Units Rehabilitated, 2002–2007...................................................................H 2-7 H 3-1 Population Change 1990–2007....................................................................H 3-4 H 3-2 Age Distribution 1990, 2000, and 2006......................................................H 3-5 H 3-3 2000 and 2006 City and County Comparison of Race and Ethnicity......H 3-7 H 3-4 Household Change 1990–2007....................................................................H 3-8 H 3-5 Household Change 1990–2000....................................................................H 3-9 H 3-6 2005 Households by Housing Unit Type by Community Plan Area..H 3-10 H 3-7 City and County Median Income 1990, 2000, and 2006........................H 3-13 H 3-8 2000 Estimated Number of Households by Income Level..................H 3-13 H 3-9 Fastest Growing Occupations 2004–2014 (Sacramento County).......H 3-17 H 3-10 Housing Type (1990–2007)........................................................................H 3-19 H 3-11 Overall Vacancy Rate 1990–2006..............................................................H 3-21 H 3-12 Age of Housing Stock.................................................................................H 3-23 H 3-13 Median Sales Price 2002–2007...................................................................H 3-26 H 3-14 Rental Rates by Number of Bedrooms Sacramento Metropolitan Area 2007.......................................................................................................H 3-27 H 3-15 Rental Rates by Number of Bedrooms Sacramento Metropolitan Area 2001–2007............................................................................................H 3-28 H 3-16 Sacramento Area Affordability Index for Select Years..........................H 3-29 H 3-17 Fair Market Rents, Sacramento Metropolitan Area................................H 3-29 H 3-18 2006 City of Sacramento Monthly Housing Costs of Households by Percentage of Income............................................................................H 3-30 H 3-19 2000 City of Sacramento Lower Income Households Overpaying for Housing...................................................................................................H 3-31 H 3-20 New Construction Needs (January 1, 2006–June 30, 2013).................H 3-35 H 3-21 Units in Projects at Risk of Conversion to Market Rate Housing.......H 3-37 H 3-21 Units in Projects At Risk of Conversion to Market Rate Housing (Continued)...................................................................................................H 3-38 H 3-22 Estimated Acquisition/Rehabilitation Cost.............................................H 3-39 H 3-23 Potential Rent Subsidies..............................................................................H 3-40 H 3-24 Estimated Replacement Cost.......................................................................H 3-40 H 3-25 Affordable Housing Organizations Interested in Acquiring At-Risk Rental Housing in the City of Sacramento..............................................H 3-41 H 3-26 Group Quarters Populations 1990–2000.................................................H 3-45 H 3-27 Female-headed Households with Children..............................................H 3-46 H 3-28 2007 Homeless Subpopulations.................................................................H 3-52 H 3-29 2006 Countywide Needs of Homeless Individuals.................................H 3-53 H 3-30 Emergency Shelter Facilities and Beds for the Homeless.....................H 3-54 H 3-31 Transitional Housing Opportunities for the Homeless.........................H 3-55 H 3-32 Permanent Housing Opportunities Targeted to the Very Low- Income and/or Formerly Homeless Individuals and Families.............H 3-56 H 4-1 GPAC Housing Subcommittee Meetings..................................................H 4-4 H 4-2 Community Meetings....................................................................................H 4-5 | July 2008 Page H T-iii TABLE OF CONTENTS Tables Number/Title Page H 5-1 Progress Towards Meeting RHNA.............................................................H 5-3 H 5-2 Alternative Adequate Sites Projects............................................................H 5-5 H 5-3 Affordable Housing Projects Developed in Lower Density Residential Zones.........................................................................................H 5-10 H 5-4 Realistic Unit Capacity Used for Each Zone...........................................H 5-11 H 5-5 Affordable Housing Projects Developed on Less than an Acre..........H 5-12 H 5-6 Breakdown of Vacant and Underutilized Land Capacity by Zone and Income Category..................................................................................H 5-13 H 5-7 Capacity of Opportunity Sites by Zone District and Type of Site.......H 5-14 H 5-8 Normal Year Water Supply and Demand Comparison.........................H 5-19 H 5-9 Vacant Sites Capacity within Natomas Basin, Potential Housing Development Capacity by Zone................................................................H 5-20 H 6-1 SHRA Budgeted Funding by Funding Source..........................................H 6-2 H 6-2 SHRA Projected Funding by Funding Source, 2008–2013.....................H 6-2 H 8-1 Land and Construction Costs......................................................................H 8-5 H 8-2 Development Standards in Zoning Districts that Permit Housing.....H 8-13 H 8-3 Permitted Land Uses in Residential Zoning Districts............................H 8-14 H 8-4 Permitted Residential Land Uses in Nonresidential Zoning Districts..........................................................................................................H 8-15 H 8-5 Parking Standards for Residential Uses....................................................H 8-22 H 8-6 Typical Single-Family Fees.........................................................................H 8-30 H 8-7 Typical Multifamily Fees.............................................................................H 8-31 H 8-8 Permit Processing.........................................................................................H 8-33 H 9-1 Quantified Objectives for 2008–2013......................................................H 9-12 H 9-2 Housing Element 2008–2013 Programs..................................................H 9-14 | Page H T-iv July 2008 HOUSING ELEMENT : Table of Contents H-T List of Acronyms ACS American Community Survey CADA Capitol Area Development Authority CHAS Comprehensive Housing Affordability Strategy CPTED Crime Prevention through Environmental Design CSUS California State University Sacramento DHA Department of Human Assistance DOF Department of Finance DSD Development Services Dept. ELI Extremely low-income FHA Federal Housing Administrator FMRs Fair Market Rents GHG Greenhouse Gas GPAC General Plan Advisory Committee HAP Housing Assistance Payment HCD Housing and Community Development HELP Housing Enabling Local Partnerships HOI Housing Opportunity Index HUD Housing and Urban Development LI Low-income MF Multifamily MFI Median Family Income NEV Neighborhood Electric Vehicles RHNA Regional Housing Needs Allocation SACOG Sacramento Area Council of Governments SF single-family SHRA Sacramento Housing and Redevelopment Agency SRO Single Room Occupancy SSDI Social Security Disability Insurance Program SSI Supplemental Security Income VLI Very low-income | July 2008 Page H T-v

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Subcommittee. In addition to these established General Plan committees, the. Housing Element included specific outreach to a variety of stakeholder groups, including affordable housing advocates, developers, and advocates for special needs. The public at large was involved in the preparation of the
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