Annual Progress Report January 2020
Jurisidiction Name
Reporting Calendar Year
First Name
Last Name
Title Click here to download APR Instructions
Email
Phone
Street Address
City
Zipcode
11_16_22
Optional: Click here to import last year's data. This is best used when the workbook is new and empty. You will be prompted to pick an old workbook to import from. Project and program data will be copied exactly how it was entered in last year's form and must be updated. If a project is no longer has any reportable activity, you may delete the project by selecting a cell in the row and typing ctrl + d.
100 Gregory Lane
Pleasant Hill
94523
Please Start Here
General Information
2022
Pleasant Hill
Contact Information
Troy
Fujimoto
City Planner
[email protected]
9256715224
Mailing Address
Optional: This runs a macro which checks to ensure all required fields are filled out. The macro will create two files saved in the same directory this APR file is saved in. One file will be a copy of the APR with highlighted cells which require information. The other file will be list of the problematic cells, along with a description of the nature of the error.
Optional: Save before running. This copies data on Table A2, and creates another workbook with the table split across 4 tabs, each of which can fit onto a single page for easier printing. Running this macro will remove the comments on the column headers, which contain the instructions. Do not save the APR file after running in order to preserve comments once it is reopened.
Optional: This macro identifies dates entered that occurred outside of the reporting year. RHNA credit is only given for building permits issued during the reporting year.
Link to the online system: https://apr.hcd.ca.gov/APR/login.do Submittal Instructions
Please save your file as Jurisdictionname2022 (no spaces). Example: the city of San Luis Obispo would save their file as SanLuisObispo2022 Housing Element Annual Progress Reports (APRs) forms and tables must be submitted to HCD and the Governor's Office of Planning and Research (OPR) on or before April 1 of each year for the prior calendar year; submit separate reports directly to both HCD and OPR pursuant to Government Code section 65400. There are two options for submitting APRs:
1. Online Annual Progress Reporting System - Please see the link to the online system to the left. This allows you to upload the completed APR form into directly into HCD’s database limiting the risk of errors. If you would like to use the online system, email [email protected] and HCD will send you the login information for your jurisdiction. Please note: Using the online system only provides the information to HCD. The APR must still be submitted to OPR. Their email address is [email protected].
2. Email - If you prefer to submit via email, you can complete the excel Annual Progress Report forms and submit to HCD at [email protected] and to OPR at [email protected]. Please send the Excel workbook, not a scanned or PDF copy of the tables.
Jurisdiction Pleasant Hill ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2022 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 5th Cycle 01/31/2015 - 01/31/2023
Date
Application
Submitted
Total
Approved
Units by
Total
Disapproved
Units by Project
Streamlining
2 3 4 6 7 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Unit
Category
(SFA,SFD,2
to
4,5+,ADU,MH
)
Tenure
R=Renter
O=Owner
Date
Application
Submitted+
(see
instructions)
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome Non
Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Total
PROPOSED
Units by
Project
Total
APPROVED
Units by
project
Total
DISAPPROVED
Units by Project
Was
APPLICATION
SUBMITTED
Pursuant to
GC 65913.4(b)?
(SB 35
Streamlining)
Ddi the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Summary Row: Start Data Entry Below 0 0 0 0 0 33 2 35 22 0 166-090-007 2161 Pleasant
Hill Road
Gonsalves New
Single Family PLN 21-0450 SFD O 7/6/2022 1 1 1 0 No No
127-063-001 106 Lorenzo
Drive
Harb New Single
Family Home PLN 21-0495 SFD O 9/26/2022 1 1 1 0 No No
150-072-008 1984 Carolyn
Drive Detached ADU PLN 22-0132 ADU R 3/17/2022 1 1 1 0 No No 152-123-003 43 Mazie Drive Rensalat ADU PLN 22-0226 ADU R 4/4/2022 1 1 1 0 No No 154-073-004 1954 Maybelle
Drive Allen JADU PLN 22-0177 ADU R 4/5/2022 1 1 1 0 No No 153-201-023 112 Sylvia Drive Castro ADU PLN 22-0242 ADU R 5/19/2022 1 1 1 0 No No 149-061-014 462 Boyd Drive Detached ADU PLN 22-0188 ADU R 6/15/2022 1 1 1 0 No No 127-022-004 39 Santa Ana
Drive
ADU Garage
Converstion PLN 22-0303 ADU R 7/20/2022 1 1 No No
152-380-014 606 Old Vince
Court Scoma ADU PLN 22-0331 ADU R 7/21/2022 1 1 1 0 No No 149-061-025 98 McKissick
Street
Ludlow
ADU/JADU 20221125 ADU R 8/10/2022
2 2 No No
152-172-016 1967 Helen Drive Hawks ADU 20221256 ADU R 9/5/2022 1 1 0 No No 150-161-026 135 Julian Way Toy Detached
ADU PLN 22-0371 ADU R 9/19/2022 1 1 1 0 No No
166-082-003 504 Waterberry
Drive Leiva ADU PLN 22-0468 ADU R 12/2/2022 1 1 1 0 No No 149-221-019 94 Monte Vista
Court Koo ADU PLN 22-0480 ADU R 12/22/2022 1 1 No No
152-111-024 2025 Westover
Drive Saadeh ADU PLN 23-0020 ADU R 12/29/2022 1 1 No No 170-150-063 2971 Bonnie
Lane Isabel ADU PLN 23-0045/ 20221818 ADU R 12/30/2022 1 1 No No 127-071-005 125 Beth Drive Snarma JADU PLN 23-0001 /
20221819 ADU R 12/30/2022 1 1 No No
150-012-011 330 Maureen
Lane Barnacal ADU PLN 22-0042/ 20220101
ADU R 1/26/2022 1 1 1 0 No No
170-030-017 201 Oak Park
Lane
Crofford JADU
and ADU
PLN 22-0054/
20220137
ADU R 2/2/2022 2 2 2 0 No No
150-024-003 1859 Ardith Drive
Rainer/Smith
Garage
Conversion
PLN 22-0105/
20220271
ADU R 3/1/2022 1 1 1 0 No No
154-244-009 422 Fensalir
Avenue
Eguizabal ADU
Permit
PLN 22-0089/
20220304
ADU R 3/7/2022 1 1 1 0 No No
166-070-034 29 Cortsen Court Frost Addition
and JADU
PLN 22-0170/
2020534
ADU R 4/20/2022 1 1 1 0 No No
170-150-061 7 Bonnie Court Rose ADU PLN 22-0183/
20220588
ADU R 4/30/2022 1 1 1 0 No No
Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Proposed Units - Affordability by Household Incomes Density Bo Applica
10 Housing Development Applications Submitted
149-080-012 318 Soule
Avenue James ADU PLN 22-0270 ADU
R 6/2/202211 No No
170-040-026 232 Douglas
Lane Casey ADU PLN 22-0247/ 20220745
ADUR 6/7/202211
1 0 No No
149-052-016 6 Elliot Court Poy ADU PLN 22-0282/
20220977
ADUR 7/8/202211
1 0 No No
148-061-014 212 Elaine Drive Obolensky
JADU
PLN 22-0319/
20221135
ADU
R 8/11/2022
11 1
0 No No
127-062-004 107 Lorenzo
Drive Zangle ADU PLN 22-0307/ 20221052
ADU
R 7/29/2022
1 1 No No
150-045-001 148 Doray Drive Morrazzo ADU PLN 22-0351/
20221226
ADU
R 8/25/2022
1 110 No No
166-131-005 1981 Pleasant
Hill Road
Ma Detached
ADU
PLN 22-0378/
20221341
ADU
R 9/24/2022
1 110 No No
166-081-014 712 Grayson
Road
Gilliam/Corbett
ADU
PLN 22-0409/
20221440
ADUR 10/14/2022
1 1 No No
150-016-011 1894 Maybelle
Drive Bonshahi ADU PLN 22-0438/ 20221650
ADUR 11/18/2022
1 1 No No
127-025-001 1161 Santa Lucia Peterson ADU PLN 22-0460/
20221685
ADUR 11/30/2022
1 1 No No 0
Table A2: Columns A-R Part 1
Table A2: Columns A-R Part
2 Table A2: Columns A-R Part
3 Table A2: Columns A-R Part
4 Table A2: Columns A-R Part
5 Table A2: Columns A-R Part 6
Table A2: Columns S-AK Part 1
Table A2: Columns S-AK Part
2 Table A2: Columns S-AK Part
3 Table A2: Columns S-AK Part
4 Table A2: Columns S-AK Part
5 Table A2: Columns S-AK Part
6 Table A2: Columns AL-AW Part 1
Table A2: Columns AL-AW Part
2 Table A2: Columns AL-AW Part
3 Table A2: Columns AL-AW Part
4 Table A2: Columns AL-AW Part
5 Table A2: Columns AL-AW Part
6 Jurisdiction Pleasant Hill ANNUAL ELEMENT PROGRESS REPORT Reporting Year 2022 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 5th Cycle 01/31/2015 - 01/31/2023
1 Projection Period 3 4
RHNA
Allocation by
Income Level
2015 2016 2017 2018 2019 2020 2021 2022 2023
Total
Units to
Date (all
Total
Remaining
RHNA by
Deed
Restricted - - - - - - - - - -
Non-Deed
Restricted - - - - - - - - - -
Deed
Restricted - - - - - - - - 2 -
Non-Deed
Restricted - - - - - - - - - -
Deed
Restricted - - - - - - - - - -
Non-Deed
Restricted - 2 - 2 9 14 1 20 23 -
Above
Moderate 177 - 6 6 5 39 18 15 16 40 - 145 32
448
- 8 6 7 48 32 16 36 65 - 218 230
5 6 7
Extremely lowIncome Need
2015 2016 2017 2018 2019 2020 2021 2022 2023 Total
Units to
Date
Total
Units
Remaining
59 - - - - - - - - - - 59
67 Please note: For the last year of the 5th cycle, Table B will only include units that were permitted during the portion of the year that was in the 5th cycle. For the first year of the 6th cycle, Table B will only include units that were permitted since the start of the planning period. Projection Period units are in a separate column.
Total RHNA
Total Units
Income Level
Very Low
Low
Extremely Low-Income Units*
Note: units serving extremely low-income households are included in the very low-income RHNA progress and must be reported as very low-income units in section 7 of Table A2. They must also be reported in the extremely low-income category (section 13) in Table A2 to be counted as progress toward meeting the extremely low-income housing need determined pursuant to Government Code 65583(a)(1). *Extremely low-income houisng need determined pursuant to Govermnet Code 65583(a)(1). Value in Section 5 is default value, assumed to be half of the very low-income RHNA. May be overwritten.
Progress toward extremely low-income housing need, as determined pursuant to Government Code 65583(a)(1).
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected].
13 -
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs.
71 Moderate
118
69 84
Please contact HCD if your data is different than the material supplied here 2 2
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
118
Jurisdiction Pleasant Hill ANNUAL ELEMENT PROGRESS REPORT Reporting Year 2022 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 5th Cycle 01/31/2015 - 01/31/2023 Date of Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of Rezone Very Low-Income Low-Income Moderate-Income Above ModerateIncome Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning Minimum
Density Allowed
Maximum
Density Allowed
Realistic
Capacity Vacant/Nonvacant Description of Existing Uses
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
3 8
Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C
Jurisdiction Pleasant Hill
Reporting Year 2022 (Jan. 1 - Dec. 31)
1 2 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Program 1.1. Report annually to the
City Council and Planning Commission
regarding the amount and type of housing
activity. As required by State law, City staff
provides a yearly report on the progress
made toward achieving the City’s housing
goals.
N/A Annually Annual reports are provided to the City Council and Planning Commission
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Program 1.2. Work with the
Regional Transportation Planning
Committees (TRANSPAC/ TRANSPLAN) and
the other transportation sub-regions to limit
potential traffic congestion created through
new development. City staff is required by
the Congestion Management Authority to
notify TRANSPAC when new housing
development proposals generate 100 or
more peak hour trips per day.
N/A Ongoing
The City has worked with the Regional Transportation Planning Committees (TRANSPAC) and actively participates with the regional transportation agency (CCTA), both of which are tasked to limit traffic congestion throughout the City and larger region.
Housing Program 1.3. Continue to provide
zoning categories that allow a range of
housing densities sufficient to meet the
City’s share of Regional Housing Needs, as
required by ABAG, and encourage a mix of
land uses and residential densities when
compatible with the neighborhood and
environmental impacts are mitigated. The
City will monitor residential development
and progress in implementing the Housing
Element annually and report the findings to
the City Council and the Department of
Housing and Community Development.
Current data indicate that the City has
enough residentially zoned land to meet
housing needs during the 2015-2023 period.
The City will comply with the “no net loss”
provisions of Government Code Sec. 65863
and ensure that adequate sites for housing
are maintained throughout the planning
period.
N/A Ongoing
Review proposed changes to zoning districts to ensure a range of densities to accommodate single and multi-family residential development. Continue to monitor and report on residential development on an annual basis to the City Council and Department of Housing and Community Development through the annual housing update.
Housing Program 1.4. Continue to utilize
Planned Unit Development zoning. PUD
(Zoning Ordinance Chapter 18.30) allows for
flexible development of large and/or
contiguous parcels that may include
housing along with other uses.
N/A Ongoing
The City continues to approve new Planned Unit Development zoning districts and various projects within the Planned Unit Development zoning designation. This includes various projects within PUD districts throughout the City.
Housing Program 1.5. Continue to allow
residential development on land designated
for office uses. Encourage affordable
housing in every proposed residential
development, and for every non-residential
proposal, consider a mix of uses that
includes housing. City staff will inform
developers of Pleasant Hill’s inclusionary
ordinance, objectives for affordable housing
and the need of affordable housing in
projects of five or more units. The City will
provide incentives such as density bonus,
modified development standards, and
financial subsidies to encourage and
facilitate the production of affordable units,
including extremely-low-income when
feasible.
2 L, 28 M 2015-2023
The existing zoning ordinance allows residential uses in the PAO (office) zoning district through a use permit process. The City has approved two projects that changed land use from PAO-Office for small lot single family residential development.
Housing Program 1.6. Continue to work with
the County and neighboring cities to
increase the opportunity to jointly develop
affordable housing. The City worked with
the County on the BRIDGE Grayson Creek
project (2001- 2003) and the agreement for
Mixed Use development of the former Oak
Park Elementary School site (1700 Oak Park
Boulevard - 1999). The City also worked with
all Contra Costa communities on the
“Shaping our Future” (Smart Growth) study,
completed in 2003.
Contact County and
surrounding cities on a
semi-annual basis to
explore opportunities for
affordable housing.
2015-2023
The City continues to work with Contra Costa County where possible. In 2016, the City and County provided grant funds to the Mercy Garden Park Apartment Community (GPAC) to fund critical capital upgrades and enable it to qualify for additional federal funding. The property has 28 units affordable to extremely low to low income households. In 2018, the City collaborated with the County to amend agreements with Satellite Affordable Housing Associates (SAHA) for the Hookston Senior Apartments, a property with 99 units affordable to very low and low income seniors. The amended agreement extended the affordability term for 22 years, from 2053 to 2075. In 2019, the City worked with the County to amend an Intercreditor Agreement for the BRIDGE Grayson Creek project to preserve an annual welfare tax exemption. Without the amendment, BRIDGE would have been unable to cover its operating expenses for this 70-unit complex affordable to very low to moderate income households. In 2021, the City approved a PUD Concept Plan and Specific Plan to allow 81 senior affordable housing units.
Housing Program 1.7. Extremely-low-income
(ELI) households are a subset of very-lowincome households who earn 30 percent or less of the median income. Many ELI
households face a severe cost burden
related to housing (more than 50 percent of
income going toward housing costs), and
they are the income group most likely to
experience a housing crisis when faced with
rent increases, foreclosure, or other adverse
events. The City shall pay 100 percent of the
application processing fees from the City’s
affordable housing fund for developments in
which 5 percent of units are affordable to
ELI households. To be eligible for this
subsidy, the units shall be restricted by
affordability covenant. The waiving or
reduction of mitigation fees may also be
considered when an alternative funding
source is identified for these fees. The City
shall promote the benefits of this program
to the development community by posting
information on its website and creating a
handout to be distributed with land
development applications.
59 new ELI units 2015-2023
The City completed an analysis of local ELI housing needs and determined that 50% of the very low income need is at the extremely low income level.
Housing Program 1.8. To ensure that the
provisions of Measure B that were adopted
into the Zoning Ordinance do not pose an
unreasonable constraint to achieving the
City’s housing objectives, the City will
monitor development and report in its
Annual Progress Reports required pursuant
to Government Code Section 65400, and if it
is determined that these provisions are
preventing the rezoning of parcels needed
to accommodate a portion of the City’s
needs for lower-income housing, an
amendment to those provisions will be
initiated.
N/A Each year as part of the
annual monitoring reports
The City has modiified, including removing, various provisions that resulted from the former Measure B provisions, that better allowed rezoning of parcels for residential uses. One of the provisions removed was not allowing upzoing unless 75% of the surrounding property had the same or higher density.
Housing Program 2.1. Continue to use the
City-wide Design Guidelines to facilitate
small-lot development, small single-family
units and single-family attached units
through consideration of decreased
setbacks, zero-lot lines, lot clustering
through the Planned Development process,
and/or shared parking provisions in
appropriate locations.
24 VL, 34 M, 40 AM 2015-2023
The city allows this type of small lot development through the Planned Unit Development process. Small developments have taken advantage of the flexible development standard allowances to cluster the development. The City also completed an update to its City-Wide Design guidelines that include guidelines for small and cluster development proposals, especially in the hillside areas, with the goal to preserve existing natural areas and provide for the maximum amount of open space.
Housing Program 2.2. Allow manufactured
housing in residential districts in
accordance with applicable State and
federal laws, and require such units to meet
local standards for elements such as siding,
roofing, and type of foundation, to the
extent allowed by State and federal law.
6 VL 2015-2023
The City allows manufactured housing provided that it meets certain design standards related to architecture including siding, roofing, etc.
Housing Program 2.3. Amend the Zoning
Ordinance to provide standards for
including housing in locations that allow
mixed-use development in appropriate
locations, and work with developers to
facilitate housing production.
Zoning Ordinance
Amendment
Within one year of Housing
Element Adoption, 2015
The City continues to maintain a Mixed Use land use designation in the General Plan.
Housing Program 2.4. Continue to provide
appropriate flexible parking requirements
that allow shared use in locations being
considered for higher-density housing
development.
N/A Ongoing
Shared use and reduced parking can be granted through a use permit pursuant to Section 18.55 of the Zoning Ordinance. The City has reviewed and approved various parking reductions in locations throughout the City.
Housing Program 2.5. Planning staff shall
evaluate existing development review
regulations and procedures to further
streamline and give priority to projects that
provide affordable housing. Building and
Engineering staff shall study ways to
mitigate the cost of construction, for
example by revising engineering standards
and working with the local Fire District to
allow for narrower street widths, rolled
curbs and parking bays, and considering
allowing use of less expensive building
materials, such as plastic for storm drainage
pipes, provided applicable code
requirements are satisfied.
N/A Ongoing
Projects that include affordable housing are processed in an efficient manner. The City would give priority for projects that exceed the minimum affordable housing requirement. The City works with developers to look for ways to reduce the cost of construction, including not requiring sidewalks and allowing narrower streets. The City has considered and approved alternative materials that may be more cost effective than traditional methods and materials.
Housing Program 2.6. Continue to
encourage single-room occupancy (SRO)
housing in the MRVL, MRL, MRM and MRH
districts consistent with Sec. 18.20.085 of
the Zoning Ordinance. This type of housing
can help to address the needs of very-lowand extremely-low-income households such as college students and service sector
employees.
20 SRO 2015-2023
The City achieved compliance with this program by adopting an ordinance amendment that allowed and established development provisions for single-room occupancy projects.
Housing Program 3.1. Continue to provide a
density bonus for development of affordable
and senior housing. The City’s Density
Bonus Ordinance, provides a minimum 5%
to 20% increase in density with additional
density bonuses up to a maximum increase
of 35% in density if additional target units
are provided, and up to three additional
incentives, or financially equivalent
incentives, if the development provides
additional target units.
10 VL, 30 L (senior) 2015-2023
The City adopted a density bonus ordinance that complies with the State requirements (See Section 18.20.150 of the Zoning Ordinance).
The City approved a project through density bonus provisions that allowed additional affordable housing in the City.
Housing Program 3.2. Allow developers to
satisfy affordable housing requirements by
providing units elsewhere in the city when
inclusion of affordable units within the
development is not feasible.
N/A Ongoing
The City allows an in-lieu fee to be paid instead of providing the actual affordable housing units within the project. This money can be used to provide units elsewhere in the City. The money collected through the in-lieu fee has been placed in a dedicated interest bearing account (not co-mingled), and can only be used to fund affordable housing per the City Municipal Code. The December 2022 fund balance was approximately $568,000, of which $400,000 is encumbered for a pending affordable housing project pending at 250 Cleaveland Road.
Housing Program 3.3. Require all housing
projects of five or more units to include
affordable housing. Developers may satisfy
the requirements of the City’s Affordable
Housing Ordinance by providing at least:
5 percent of the base density for occupancy
by very low income households, or· 10
percent for low income households, or
· 25 percent for qualifying senior
residents, or· 20 percent second units
(in single-family projects). In order to ensure
that this policy does not pose an undue
constraint to housing production, the City
will continue to evaluate impacts to market
rate housing related to current market
conditions, project applications, estimated
affordable housing requirements, fee
collection and actual construction of
affordable housing units. If the ordinance
presents an obstacle to the development of
the City’s fair share of regional housing
needs, the City will revise the ordinance
accordingly.
5 units per year, 13 VL, 25
L
Feasibility analysis in 2015
and 2015-2023
The City continuoulsy approves residential projects that provided affordable housing consistent with the adopted inclusionary ordinance.
Housing Program 3.4. Continue to publicize
the opportunity to construct secondary
units. The City’s secondary unit ordinance
(adopted 1989), was amended in 2003 to
comply with State law making the process
ministerial. Secondary units help to address
the needs of very-low- and extremely-lowincome households. The City will continue to inform the public about this process with
advertising such as articles in the City’s
newsletter, which is mailed to all
homeowners on a bi-monthly basis. A
secondary unit brochure and other outreach
materials could be made available to
residents and/or posted on the City’s
website.
16 Secondary Units 2015-2023
The City updated its ordinance to be consistent with recent State law, and allows accessory dwelling units in all single-family residential zoning districts. The City has provided information to its citizens through various media methods including hand-outs and newsletters. The City continues to process ADU applications throughout the City.
Housing Program 3.5. Seek State and
federal funds, and encourage the use of
private financing mechanisms, to assist in
the production of affordable housing.
Funding mechanisms that should continue
to be explored include the HCD Multifamily
Housing Program, Low-Income Housing Tax
Credits (LIHTC), federally subsidized
Section 221 (d)(4), Section 8 or Section 202
programs, Community Development Block
Grants, tax-exempt bond financing, federal
HOME program funds, administrative fees
collected by the County Housing Authority,
and favorable financing made available
through financial institutions, to assist lowand moderate-income households. The City shall apply for State and Federal monies for
direct support of low-income housing
construction and rehabilitation, and shall
continue to assess potential funding
sources, such as, but not limited to, the
Community Development Block Grant
(CDBG), and HOME. The City shall also seek
State and Federal funding specifically
targeted for the development of housing
affordable to extremely-low-income
households The City shall promote the
$100,000 per year, 10 L
and 10 M per year
Apply for available funding
annually
The City provided funding to two affordable housing projects in 2016 (GPAC and CiA) and 2017 (GPAC). The City funds to GPAC will leverage federal Rental Assistance Demonstration and ProjectBased Voucher funds. The City funds to CiA are supporting predevelopment of a project that is envisioned to eventually be substantially supported by low-income housing tax credits. In 2018, the City amended an agreement with SAHA to extend the term of an existing loan. The amendment was made in conjunction with new financing SAHA obtained from CalHFA and LIHTC to rehabilitate the Hookston Senior Apartments. The City recently obtained a SB2 HCD Grant to support the SAHA senior affordable housing project.
Housing Program 3.6. Use Successor
Agency funds to fund housing programs
throughout the city. Included in the
estimated expenditures for each year is an
annual amount ($235,000) for debt
previously incurred for development of the
Grayson Creek Apartments affordable
housing project. This amount will recur
annually until the debt is paid in full (2031).
$285,000 per year; $2.28
million total during the 8-
year planning period
2015-2023
The Pleasant Hill Redevelopment Successor Agency spends $235,000 per year funding Grayson Creek Apartments which are 100% affordable. The City has committed $2.5 million in Housing Successor funds to SAHA to assist with an 82-unit affordable housing development. The City also sold two former redevelopment agency properties to Habitat to Humanity for the development of 11 affordable ownership housing units. The City committed $285,000 in Housing Successor funds to develop 4 units at one site and $400,000 from City in-lieu fee funds to develop 7 units at a second site. The City provided a $10,000 loan and
entered into an Affordable Housing Regulatory Agreement with The Post Preservation, LLP and to preserve 35 rental units (50% of the property) for low income households. The loan and affordability restriction allow the property owner to obtain a property tax exemption that makes it financially feasible for them charge affordable rents at the property for ten years.
In November 2021, the City entered into a Joint Exercise of Powers Agreement (JPA) and Public Benefit Agreement with the California Statewide Communities Development Authority (CSCDA)
Community Improvement Authority. The agreement enabled
Opportunity Housing Group to issue bonds with CSCDA in order to acquire the 484-unit Wood Creek Apartments to convert units from market rate to affordable housing . One-third of the units will be reserved for low income households and two-thirds will be reserved for moderate income households for the bond term (between 2049 and 2059).
Housing Program 3.7. Invite non-profit
housing developers to work with the City in
promoting and encouraging affordable
housing. The City has worked with nonprofit housing developers on past projects and will continue cooperative efforts in the
future with these or other interested
nonprofit developers.
N/A Ongoing
The City is currently working with SAHA on development of a new 82-unit project. The City also listed former Redevelopment Agency properties for sale in 2018, inviting proposals from developers t o
develop affordable housing on two sites. The City has agreed to sell two of these properties at 250 Cleaveland and 85 Woodsworth to Habitat for Humanity and provide forgivable loans to develop 11 new affordable housing units at these locations.
Housing Program 3.8. Provide developers
with the opportunity to utilize tax-exempt
revenue bonds. Table H11 lists three senior
developments where the City provided tax
exempt financing: Ellinwood and Chateau I
and III. The City will continue to offer
support to developers through tax exempt
financing where affordable housing will be
produced.
50 L 2015-2023 During this reporting period, the City did not use/issue any taxexempt revenue bonds.
Housing Program 3.9. Use monies in the
Housing Trust Fund to assist in the
development of affordable housing.
Revenue for the trust fund comes from “inlieu” fees provided from the inclusionary unit ordinance. The potential uses of these
funds include: land acquisition for below
market rate housing, buy-downs on
mortgages for purchasers of below market
rate units, capital improvements to below
market rate housing, etc.
Annual outreach to
developers and other
nonprofit housing
agencies.
Ongoing
The City collects inclusionary housing in lieu fees in an affordable housing fund, which it considers a Housing Trust Fund. In October 2019, the City committed $400,000 in Housing Trust Fund monies to Habitat for Humanity to develop 6 to 7 affordable units at 250 Cleaveland Road.
Housing Program 3.10. Continue to
participate in the Contra Costa County
Mortgage Credit Certificate Program for firsttime homebuyers. 10 M 2015-2023 The City provides information about the County’s Mortgage Credit Certificate Program on the City website
Housing Program 3.11. Continue to
investigate concepts and funding sources
for a homeownership assistance program.
The City will continue to explore the
possibility of providing assistance to people
who cannot afford to buy a home with
priority given to those who work in the city,
but cannot afford the cost of housing, for
example, teachers, police officers and those
who work in City government. Other
potential target groups are first-time
homebuyers of lower- and moderate-income
levels, and large families.
N/A Investigate and apply for
available funding annually No action was taken during this reporting period.
Housing Program 3.12. Maintain appropriate
standards for use by the Architectural
Review Commission in the processing of
affordable housing developments. The
Architectural Review Commission reviews
all new residential proposals. It typically
reviews development plans for landscaping,
design of buildings, and provisions for
accessibility for the disabled.
N/A Ongoing
Design Guidelines have been adopted and were recently updated and completed adoption of an ordinance to establish residential objective design standards that apply to streamlined, qualified residential projects.
Housing Program 3.13. Continue to provide
fast-track permit processing for affordable
housing developments.
N/A Ongoing Policies have been established to expedite affordable housing projects through the City’s various processes.
Housing Program 3.14. Lot Consolidation
for Affordable Housing. The City will play an
active role in facilitating lot consolidation
for the parcels listed in Table H22,
particularly for parcels on Site 1(Jewell
Lane) and Site 4 (Cleaveland and Beatrice).
For example, the City will work with nonprofit developers and owners of smaller sites to identify and consolidate parcels to
facilitate the development of housing
affordable to lower-income households. The
lot consolidation procedure will also be
posted on the City website and discussed
with developers during the preliminary
review process. Lot consolidation requests
will be processed as expeditiously as
possible in compliance with all applicable
state and local laws and regulations.
Incentives offered for lot consolidation
could include higher densities on
consolidated parcels, flexibility in
development standards, expedited
processing and/or reduced fees related to
consolidation. The City will provide
marketing materials for residential
opportunity sites and technical assistance
to interested developers including technical
N/A Ongoing
To comply with this program, the City adopted a voluntary parcel merger ordinance. The City encourages lot consolidation on smaller and under-utilized lots where appropriate. The City has a density bonus ordinance in place to provide incentives for development of affordable housing. The City also currently has a mechanism for providing flexible development standards through its Planned Unit Development regulations and through various adopted Specific Plans.
Housing Program 4.1. Continue to provide a
density bonus for senior housing. Incentives
must be created to encourage developers to
build senior housing. The current density
bonus ordinance provides a density bonus
of up to 20 percent if any development
includes at least 35 units.
N/A Ongoing The City’s adopted density bonus ordinance notes that a density bonus is granted for any senior housing project.
Housing Program 4.2. Facilitate projects that
provide units meeting federal, State and
local requirements. Population groups in the
City with special needs include the
physically handicapped. Currently, the City
enforces State-mandated requirements for
rental housing units (Title 24). The City will
continue to encourage ownership housing
that can be equipped with handicapped
facilities. The City has adopted a
Reasonable Accommodation Ordinance and
will provide fast-track processing and other
incentives to facilitate the production of
housing targeted to persons with
disabilities.
N/A Ongoing
The City has approved and continues to facilitate projects that meet federal, state and local requirements specifically related to reasonable accommodation requests to allow for housing for persons with disabilities.
Housing Program 4.3. Encourage supportive
housing for persons with developmental
disabilities. The City will work with
nonprofit developers of supportive housing
for the developmentally disabled to identify
and develop adequate sites. The City will
apply to the County for CDBG monies and
assist with tax exempt financing for land
and/or building purchase and/or lease.
6 VL, 6 L Consult with nonprofits and
apply for funding annually
The zoning ordinance allows facilities for the mentally disabled.
The city approved a PUD Concept/Specific Plan for a redeveloped CIA facility that provides assistance for those with disabilities.
Housing Program 4.4. Continue to facilitate
the provision of emergency shelters,
transitional and supportive housing. SB 2 of
2007 requires all jurisdictions with an unmet
need to identify at least one zone where
emergency shelters may be established byright, subject to specific development standards. The Zoning Ordinance allows
emergency shelters by-right in the Light
Industrial zone. In 2013 the City’s zoning
regulations for transitional and supportive
housing were amended pursuant to SB 2.
The City will continue to monitor changes in
state law regarding emergency shelters,
transitional and supportive housing and
amend the Municipal Code in 2015 to ensure
that City regulations are consistent with
current requirements.
Zoning Ordinance
Amendment
Code amendment in 2015 &
Ongoing
The City adopted an ordinance amendment for emergency homeless shelters in compliance with this program of the Housing Element and in compliance with Section 65583 of the Government Code (SB 2).
Housing Program 4.5. Monitor statistics
from police, county agencies or private
organizations regarding homeless shelter
needs. A Point-in-Time survey of the
homeless in Contra Costa County
conducted in January 2017 found 25
unsheltered homeless persons in Pleasant
Hill. The City will continue to coordinate
with the County and other agencies to
address homeless needs on a regional
basis.
N/A Ongoing
The results of the point in time survey from 2020, showed results that there were 90 unsheltered homeless in the City at the time of the count.
Housing Program 5.1. Retain existing
residential zoning and discourage nonresidential uses in residential zones. N/A Ongoing The City has not approved any rezoning of property from residential to non-residential. Most non-residential uses are not allowed in residential zonings districts. Those allowed are residential serving and requires substantial analysis (through a conditional use permit) before the use is granted.
Housing Program 5.2. Continue the
Neighborhood Preservation program to
provide low interest loans for rehabilitation
of homes owned or occupied by low to
moderate income households.
2 units per year, 5 L, 10 M 2015-2023 The City is no longer enlisting new participants in the Low Income Home Rehabilitation Loan Program.
Housing Program 5.3. Establish and
maintain an Emergency Repair Grant
Program
5 units per year 2015-2023 The City is no longer enlisting new participants in the Emergency Repair Grant Program.
Housing Program 5.4. Periodically evaluate
the need for residential rehabilitation. The
City maintains information about the
neighborhood surveys it has conducted to
determine housing condition and the need
for rehabilitation. The City will continue to
monitor housing conditions as part of code
enforcement and building inspection
activities. When housing units in need of
repair are identified, staff will advise
property owners of rehabilitation assistance
that may be available.
N/A Ongoing City Staff has not surveyed older neighborhoods during this reporting period.
Housing Program 5.5. Monitor the city’s
residential districts for housing suitable for
rehabilitation or code enforcement.
N/A Ongoing
City staff works in conjunction with code enforcement when necessary to assist homeowners comply with housing code violations.
Housing Program 5.6. Preserve
neighborhood appearance through the
enforcement of City ordinances.
N/A Ongoing
The City Code Enforcement Officer regularly enforces the City Community Beautification Ordinance to ensure that the City maintains an attractive appearance.
Housing Program 5.7. Review the Capital
Improvement Program (CIP) to determine
priorities to maintain the community’s older
residential neighborhoods. This review will
verify that those areas needing improvement
are scheduled for funding to address the
identified need at a specific time in the
future.
N/A Bi-annually, 2015-2023
On a bi-annual basis, the City completes a Capital Improvement Program that includes infrastructure improvement projects in all areas of the City. Because older portions of the City have older infrastructure, they are normally targeted for areas of improvement, including roads, sidewalks, etc.
Housing Program 6.1. Prohibit the
conversion of assisted housing units to
market rate for as long as possible and no
less than 55 years after initial occupancy.
N/A Ongoing No conversions of assisted housing units to market rate during this reporting period.
Housing Program 6.2. Identify assisted
dwelling units at risk of conversion to
market rate and work with property owners
to preserve the units for low-income
families.
56 units 2015-2023
The City maintains a list of affordable units and periodically rechecks it. A new affordability covenant was executed for the Ellinwood Apartments, replacing a prior covenant that had expired in 2015. The new covenant requires 19 low income rental units for 55 years. A prior condition requiring the property to be restricted to seniors was lifted in order to expand affordable housing opportunities for households of all ages.
Housing Program 6.3. Ensure that
occupants of below market rate ownership
units meet specified income requirements at
time of purchase. This program will
augment the City’s requirement to preserve
affordable units for 55 years by ensuring
that only qualified occupants are the
beneficiaries of below market-rate
ownership units.
N/A Ongoing
The City ensures purchasers of affordable units are qualified and conducts annual monitoring to ensure properties with affordability covenants are occupied by qualified households.
Housing Program 6.4. Require resale and
rental controls on below market rate units
provided through the inclusionary housing
provisions or through public assistance.
The City’s inclusionary ordinance is a
requirement that has been imposed on all
residential development since 1996.
N/A Ongoing
The City has resale and rental controls on all assisted units. The City also updated duration for rental units to 55 years, consistent with ownership unit provisions.
Housing Program 6.5. Explore a variety of
tools for preserving assisted units,
including monitoring at-risk units,
participating in acquisition of below-market
rental units by tenants or non-profits,
facilitating refinancing or purchase of
developments from owners who file a notice
indicating that they intend to opt out of a
subsidy agreement, and providing technical
and relocation assistance to tenants.
56 L 2015-2023
As mentioned previously, the Ellinwood Apartments had an affordability covenant that expired in 2015. A new covenant was executed in 2018 making 19 units affordable to low income households for 55 years. The City also recently agreed to become a member of a joint powers authority to ensure workforce housing (low and moderate income) for an existing 484 unit market rate project that would preserve low and moderate income level units for a period of at least 35 years. City staff continues to explore ways for preserving assisted units.
Housing Program 6.6. Enforce existing
condominium conversion ordinance.
Prohibit further conversions unless the
threshold percentage of apartments is
below 20 percent and if the apartment
vacancy rate is below 5 percent.
N/A Ongoing No condominium conversion requests were received during the most recent planning period.
Housing Program 6.7. Regularly evaluate the
proportion of rental apartments in the city to
ensure appropriate implementation of the
condominium conversion ordinance.
N/A Ongoing Rental units account for approximately 31% of the City’s dwelling units.
Housing Program 6.8. Require all assisted
housing units to submit reports on a timely
basis demonstrating compliance with the
recorded affordability agreements.
N/A Ongoing All assisted affordable housing complexes and single-family units submit annual reports demonstrating compliance.
Housing Program 7.1. Continue to refer all
reports of housing discrimination to the
local fair housing-related non-profit that is
funded by the County CDBG program.
N/A Ongoing
The City falls under the County’s CDBG “umbrella”. As such, residents with discrimination complaints are referred to those housing counseling services.
Housing Program 7.2. Continue to follow the
City guidelines for implementing the
reasonable accommodation ordinance and
periodically review the Zoning Ordinance to
identify other provisions, including the
definition of “family” that could pose
constraints on the development of housing
for persons with disabilities and reduce or
eliminate constraints through appropriate
ordinance amendments.
N/A Code amendment in 2015 &
Ongoing
The guidelines for reasonable accommodation requests are in use when the City received reasonable accommodation requests.
Housing Program 7.3. Promptly address
complaints of discrimination in the sale,
rent, and development of housing in
Pleasant Hill. The City’s procedure is to
refer these types of complaints to the
County funded non-profit fair-housing
agency, such as SHELTER Inc., or Pacific
Community Services. The City will
distribute literature annually in City offices
and on the City website.
N/A Ongoing All complaints of housing discrimination are promptly addressed.
Housing Program 7.4. Encourage
developers to provide amenities for single
heads of households, the disabled, and
senior citizens. For example, an amenity
that would encourage housing opportunities
for single heads of households would be the
provision of childcare centers. An amenity
in a new residential community for the
disabled might be walkways to
accommodate wheelchair access. And a
housing development could promote social
interaction among residents of all ages with
the addition of a clubhouse or other
recreational facility.
N/A Ongoing
Encourage and recommend multi-family projects to provide recreational facilities, when senior centers are proposed, appropriate amenities are encouraged.
Housing Program 8.1. Enforce the State’s
Energy Conservation Standards for new
residential construction and additions to
existing structures.
N/A Ongoing
Projects are required to comply with Title 24 standards, which include the State of California “Green Building Requirements” through the building permit process. The City recently adopted the latest State Building Code provisions that include the latest energy conservation standards.
Housing Program 8.2. Encourage innovative
designs to maximize passive energy
efficiency.
N/A Ongoing
The City-Wide design guidelines include recommendations to incorporate design that encourage energy efficiency and other green methods that result in energy and cost savings.
Housing Program 8.3. Provide information
to the public, and support efforts by public
utilities, to encourage home conservation
practices.
N/A Ongoing
The City has worked cooperatively with utilities (PG&E, CCWD, EBMUD) to promote energy conservation and provide education to the public.
Housing Program 8.4. Encourage use of
sustainable and innovative building
practices and materials. Provide public
information concerning accepted and
available sustainable building practices in
partnership with groups promoting those
practices. Amend the City’s Building Code
as needed to be consistent with further
revisions to the State of California Green
Building Standards Code.
N/A Ongoing
The City continues to encourage incorporating sustainable and innovative building practices and materials through the design review process. In addition, the City Building Code requires compliance with the State of California Green Building Standards Code. The City adopted provisions that requires incorporating electric vehicle chargers for certain development projects.
Housing Program 9.1. Provide enhanced
public notification for Neighborhood, AreaWide and City-Wide Projects. Continue to implement enhanced public notification for
projects based on the impact of the project;
either on a neighborhood, area-wide or Citywide level.
N/A Ongoing
The City provides
enhanced+D51+A66:D68+A65:D68+D51+A66:D68+A64:D68+D51+A66 :D68+A63:D68+A64:D68+A63:D68
General Comments
Annual Progress Report January 2020
Jurisdiction Pleasant Hill ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Period 2022 (Jan. 1 - Dec. 31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 5th Cycle 01/31/2015 - 01/31/2023
The description should adequately document how each
unit complies with subsection (c) of Government Code
Section 65583.1+
.
For detailed reporting requirements, see the chcklist
here:
Extremely LowIncome+ Very Low-Income+ Low-Income+ TOTAL UNITS+Extremely LowIncome+Very LowIncome+ Low-Income+ TOTAL UNITS+ https://www.hcd.ca.gov/communitydevelopment/docs/adequate-sites-checklist.pdf Rehabilitation Activity
Preservation of Units At-Risk
161 161
Acquisition of Units
Mobilehome Park Preservation
Total Units by Income 161 161
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are considered net-new housing units and must be reported in Table A2 and not reported in Table F.
Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be counted, please contact HCD to receive the password that will enable you to populate these fields.
Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c)