CITY OF HERCULES
HOUSING ELEMENT UPDATE
City Council Meeting
June 14, 2022
Summary Contents
• Housing Element Overview
• Housing Element Summary
• Next Steps
HOUSING
ELEMENT
OVERVIEW
Housing Element Requirements
• Must be updated every 8 years
• Identifies required number of units (RHNA)
• Identifies locations for new housing
• State review required by California
Housing and Community Development
Department (HCD)
• Adoption deadline: January 2023
• Non-compliance has consequences
Hercules 2023 – 2031 RHNA
995 units Allocated by income categories:
• 344 Very Low – Up to 50% of Area
Median Income (AMI)
• 198 Low – 51 to 80% of AMI
• 126 Moderate – 81 to 120% of AMI
• 327 Above Moderate – 120%+ of AMI
34%
20%13%
33%
Very Low Income
Low Income
Moderate Income
Above Moderate Income
Constraints to
Housing
Development
• Governmental
• Market
• Environmental
• Infrastructure
Resources and
Sites Inventory
• Sites for all
Income Levels
• Public / Private
Partnerships
• Financial
Resources
Previous
Accomplishments
• Progress toward
Implementing
Previous Housing
Element
Needs Assessment
• Demographic
Trends
• Housing Market
Trends
• Special Needs
Groups
Affirmatively Furthering
Fair Housing
• Five Categories of
Analysis
• Existing Condition and
Distribution of RHNA
Sites
• Meaningful Actions
Components of the Housing Element
HOUSING
ELEMENT
SUMMARY
HE: Needs Assessment
• 25,075 residents
• Seniors ages 65+: 16% Singles living alone: 19% of
residents
• Families: 34% of households (2,831)
• Large households (over 5 people):
• 12% homeowners and 3% renters
• People with disabilities: 9% of residents
HE: Previous Accomplishments
• Progress toward Implementing Previous Housing Element • Provides context for Housing Plan programs and policies • Three areas of goal assessment:
• Retain – required by law; addresses a stated need
• Retain with modification – required by law; informed by staff capacity or change in condition • Discontinue – funding may have ended; goal accomplished • Many of the goals are required by law so it is formulaic HE: Housing Constraints
• Provides context for Housing Needs Analysis and Housing Resources
• Four categories of analysis
• Governmental
• Market
• Environmental
• Infrastructure
• Primarily justifies the need or lack of need for the Housing Plan programs and policies
HE: Policies and Programs Requirements
• Provide opportunities for a variety of housing choices to meet the diverse needs of the community
• Facilitate the development of affordable housing, particularly for those with lower income
• Remove barriers to creating housing
• Improve the condition of existing housing
• Preserve existing affordable housing
• Promote fair housing
HE: Needs Assessment Summary
• Housing Options – 65% single-family homes
• More Variety Suggested
• Aging population – 16% residents 65+ and growing
• Increased from 8% in 2010
• Limited vacancy for rent or for sale
• 3.1% Vacancy rate
• 32% of households cost-burdened; 41% Renters, 30% Owners • 60% of cost-burdened households are severely cost-burdened (>50% of income allocated to housing costs)
HE: Housing Resources
Table H-6.2: Approved and Proposed Projects
Project
Project
Status
Extremely/
Very Low
Income (0-
50% AMI)
Low Income
(50-80% AMI)
Moderate
Income (80-
120% AMI)
Above
Moderate-
Income
(+120%) Total
Bayfront Phase III Entitled - 20 - 367 387
Hill Town Entitled - - 30 568 598
Skelly Drive Proposed - 1 1 38 40
Sycamore Crossing Entitled - - - 120 120
Total - 21 31 1,093 1,145
HE: Housing Resources
Table H-6.4: Vacant Mixed-Use Sites (NTC)
General Plan
Designation Zoning
Maximum
Density
Assumed
Density
Vacant
Acres
Potential
Dwelling
Units
Affordability
Level
New Town Center New Town
Center 75 du/acre 60 du/acre 6.7 405 Very Low
Total 6.7 405
Source: Potential dwelling units do not reflect straight application of maximum density to vacant land. The number of potential dwelling units has been reduced to 80 percent of the maximum density to reflect the possibility of commercial development or individual site constraints on the parcel.
Table H-6.5: Underutilized Mixed-Use Sites (NTC)
General Plan
Designation Zoning
Maximum
Density
Assumed
Density
Vacant
Acres
Potential
Dwelling
Units
Affordability
Level
New Town Center New Town
Center 75 du/acre 30 du/acre 6.24 187
Moderate/
Low/Very
Low
New Town Center New Town
Center 75 du/acre 30 du/acre 8.83 265
Moderate/
Low/Very
Low
New Town Center New Town
Center 75 du/acre 30 du/acre 2.39 72
Moderate/
Low/Very
Low
Source: Potential dwelling units do not reflect straight application of maximum density to vacant land. The number of potential dwelling units has been reduced to 40 percent of the maximum density to reflect the possibility of commercial development or individual site constraints on the parcel. Dwelling units are calculated at minimum density of 30 du/acre.
HE: Housing Resources
Table H-6.8: Comparison of Sites, Pipeline Projects, and RNHA Project
Extremely/
Very Low-
Income (0-50%
AMI)
Low-Income
(50-80% AMI)
Moderate-
Income (80-
120% AMI)
Above
Moderate-
Income
(+120%) Total
2023 – 2031 RHNA 344 198 126 327 995
Approved and
Proposed Projects - 20 31 1,094 1,145
Vacant Mixed-Use
Sites 405 - - - 405
Underutilized
Mixed-Use Sites 76 229 218 - 524
Total 481 250 249 1,094 2,074
Surplus RHNA Sites 137 52 123 767 1,079
HE: Housing Resources
HE: Affirmatively Furthering Fair Housing
(AFFH) Requirements
• Five categories of analysis
• Fair Housing Enforcement and
Outreach
• Integration and Segregation Patterns
and Trends
• Concentrations of Wealth and Poverty
• Disparities in Access to Opportunities
• Disproportionate Housing Needs
(including displacement)
HE: AFFH Summary
• One (1) fair housing case reported
• Hercules is a very diverse community
• Hercules is a “moderate” community with
no distinctive pockets of wealth or poverty
• “Areas of opportunity” consistent across
the City, with some improving – no very low
or very high resources areas
• Housing needs assessment does point to
need in senior housing and housing variety
Next Steps
Opportunities for Public Input
• Public Comment Draft Published Mid-June (30 days)
• Response to Public Comment (10 days)
• Submission to HCD Early-August (up to 90 days)
• Public Draft Edits Early November
• Final Draft Public Hearings at Planning Commission and City Council in November