Housing Affordability

378 Pages·2008·8.07 MB·English

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
[phone]
and
Sacramento Housing and Redevelopment Agency
600 I Street, Suite 250
Sacramento, CA 95814
Attn: Emily Halcon
Management Analyst
[phone] ext. 1420
Prepared by:
EDAW
2022 J Street
Sacramento, CA 95811
Contact:
Jeff Goldman
Principal
[phone]
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
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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
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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
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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
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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

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