June 21, 2022
DRAFT HOUSING ELEMENT
City Council Study Session
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Agenda
Housing Element Requirements
Housing Element Outreach
Regional Housing Needs Allocation (RHNA) and Sites Inventory Capacity Housing Element Programs
Project Schedule
22 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Overview
• It’s required!
– One of eight mandated General Plan elements
– Heavily regulated by State law
– Must be reviewed and certified by California Department of Housing and Community Development (HCD)
• State sets schedule for Housing Element updates
– This upcoming 6th cycle Housing Element has an 8-year timeframe
– Planning period: 2023-2031
– Housing Element due date: January 31, 2023
3 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Contents
Review of
Previous
Programs
Housing
Needs
Assessment
Fair
Housing
Assessment
Adequate
Sites
Analysis
Housing
Constraints
Programs
Community Engagement
4 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Public Outreach
Service Provider Interviews November 2021 – June 2022
City Council/Planning Commission Study Session November 2021 Community Workshop March 2022
Online Community Survey February – April 2022
Napa Sonoma Collaborative Equity Working Group
Meetings January – March 2022
General Plan Update Community Involvement Strategy Summer 2020 – Ongoing 5 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Regional Housing Needs Allocation (RHNA)
• State law requires HCD to determine total regional housing needs
• The RHNA is the number of units each jurisdiction is required to plan for in each Housing Element Update
• HCD provided a regional allocation to Association of Bay Area Governments (ABAG)
– ABAG established a methodology to distribute the regional allocation amongst each county and each jurisdiction
– Units are divided by affordability tiers (very low, low, moderate and above moderate)
6 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM More about RHNA
» The RHNA for the upcoming housing element has decreased slightly • 2015-2023 Housing Element Cycle (current): 5,083 units • 2023-2031 Housing Element Cycle (upcoming): 4,685 units (1,919 lower income units) » The City should plan for additional sites (buffer) to avoid a “no net loss” situation for the Lower income RHNA
• A Net Loss would occur if a site planned for housing is developed at a different number and income level than identified in the Land Inventory, and if the remaining undeveloped sites on the list cannot address the remaining RHNA
• If a site on the Sites Inventory receives building permit(s) prior to June 30, 2022, it will be removed from the inventory for the upcoming Housing Element
• City currently has a 43% buffer for lower income, 58% buffer for moderate income, and 200% for above moderate income
7 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Sonoma County Regional Housing Needs
Allocation (RHNA) Breakdown
Jurisdiction Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Total
Cloverdale 74 43 45 116 278
Cotati 60 34 39 101 234
Healdsburg 190 109 49 128 476
Petaluma 499 288 313 810 1,910
Rohnert Park 399 230 265 686 1,580
Santa Rosa 1,218 701 771 1,995 4,685
Sebastopol 55 31 35 92 213
Sonoma 83 48 50 130 311
Unincorporated County 1,036 596 627 1,622 3,881
Windsor 385 222 108 279 994
8 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM RHNA Progress during the 5th Cycle
2015 2016 2017 2018 2019 2020 2021
County
Issued
Permits
2015-
2021
Total
Building
Permits
Issued
5th Cycle
RHNA
Goal
Remaining
Need
Very Low-Income
Units 0 1 0 41 6 38 211 59 356 (34%) 1,041 685
Low-Income Units 24 0 0 12 12 49 190 53 340 (51%) 671 331 Moderate-Income
Units 8 16 23 77 50 25 70 2 271 (36%) 759 488
Above Moderate-
Income Units 94 246 327 301 379 513 933 160 2,953
(113%) 2,612 (341)
Total Production 126 263 350 431 447 625 1,404 274 3,920* 5,083* 1,504** * Includes RHNA allocations and credits transferred from the County to the City with the annexation of the Roseland area. **City has issued building permits for more above-moderate residential units overall than RHNA requires, this does not reduce the remaining need generated by RNHA requirements for affordable units. 9
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM RHNA Progress during 3rd & 4th Cycles
Total
Building
Permits
Remaining
Need
3rd Cycle
RHNA
Goal
Very Low-Income
Units 728 811 1,539
Low-Income Units 1,451 0 970
Moderate-Income
Units 2,212 0 2,120
Above Moderate-
Income Units 4,778 0 3,025
Total Production 9,169 811 7,654
Building Permits Issued: 1999 – 2007
Total
Building
Permits
Remaining
Need
4th Cycle
RHNA
Goal
Very Low-Income
Units 323 1,197 1,520
Low-Income
Units 481 515 996
Moderate-
Income Units 646 476 1,122
Above Moderate-
Income Units 1,100 1,796 2,896
Total Production 3,797 3,984 6,534
Building Permits Issued: 2007 – 2014 10
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Meeting the 6th Cycle RHNA
Assumed projected Accessory Dwelling Units (ADUs)
Focused on vacant sites larger than 0.5 acres and smaller than 10 acres Looked at vacant sites within the City
Considered capacity from Approved and Pending Projects in the pipeline Started with sites from the 5th cycle element
11 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Approved and
Pending Project
Capacity
Pending Projects
Lower Mod. Abv.
Mod Total
Units 826 291 2,581 3,698
Approved Projects
Lower Mod. Abv.
Mod Total
Units 92 19 1,576 1,687
12 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Vacant Site
Capacity – outside
of the DSASP
Vacant Sites
Lower Mod. Abv.
Mod. Total
Units 454 732 1,435 2,621
13 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Vacant DSASP Site
Capacity
Vacant Sites
Lower Mod. Abv.
Mod. Total
Units 1,022 0 340 1,362
14 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Identification of Sites
within the WUI
• Sites Represent
Existing Capacity
• Most are Rebuild Sites
• No Lower Income Sites
within the WUI
15 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Projected Accessory Dwelling Units (ADUs)
• Relying on HCDs projection
methodology
• ABAGs Affordability Methodology
• Year
• ADU ProductionYear ADU Production
2018 80
2019 50
2020 63
2021 95
Annual Average 72
Projected over 8 years 577
Income
Category
Affordable
Percentage
Unit
Allocation
Very Low 30% 173
Low 30% 173
Moderate 30% 173
Above Mod. 10% 58
Total 100% 577
16 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Capacity to Meet the RHNA
17 Income
Category
6th Cycle
RHNA
Project
Capacity
Vacant Site
Capacity
Vacant
DSASP
Capacity
Projected
ADUs
Total
Capacity Surplus
Very Low
1,919 918 454 1,022 346 2,740 821 (43%)
Low
Moderate 771 310 732 0 173 1,215 444 (58%)
Above
Moderate 1,995 4,157 1,435 340 58 5,990 3,995 (200%)
Total 4,685 5,385 2,621 1,362 577 9,945 5,260
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Jurisdiction Very Low
Income
Low Income Moderate
Income
Above Moderate
Income
Total
1,218 701 771 1,995 4,685
1,036 596 627 1,622 3,881
County of Sonoma RHNA Request
18 • Urban Growth Boundaries/Community Separators
• Priority Growth Areas: DSASP
• City-County Planning Efforts in South SR
• County $10 mil RED Commitment
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM DRAFT Modified Capacity to Meet the RHNA
19 Income
Category
6th Cycle
RHNA
Total
Capacity
Surplus
(Buffer)
Units in
WUI
Buffer
after
Removal of
WUI Sites
County
RHNA
Request
Buffer with
County
RHNA
Addition
Buffer with
County
RHNA +
Removal of
WUI Sites
Very Low
1,919 2,740 821 (43%) 0 821 (43%) 735 86 (4%) 86 (4%)
Low
Moderate 771 1,215 444 (58%) 143 301 (39%) 298 146 (19%) 3 (0.4%) Above
Moderate 1,995 5,990 3,995
(200%) 969 3,026
(152%) 767 3,228
(162%)
2,259
(113%)
Total 4,685 9,945 5,260 1,112 4,148 1,800 3,460 2,348
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Programs
• 2023-2031 Housing Element includes 25 Actions:
– 7 programs continuing without modifications
– 18 programs modified
– 8 new programs
• Proposed changes to the programs were made as a result of comments received, along with changes in State law
20 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Programs to Address New State Law
• SB 166: Requires local governments to maintain enough land to meet the RHNA. [Program H-1 Adequate Sites]
• AB 686: Requires local governments to include a goal and programs to affirmatively further fair housing. [Programs H-23, -24, -25, -26:
Affirmatively Furthering Fair Housing]
• AB 1397: Allow housing developments with at least 20 percent affordable housing by-right, consistent with objective development and design standards, on lower-income vacant sites identified in the sites inventory that have been counted in two previous housing cycles or lower-income nonvacant sites counted in one previous housing cycle. [Policy 1.4 Sites Included in Multiple Housing Cycles]
21 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Programs to Address New State Law
● Family Definition: Amend the definition of “family” to be consistent with state law. ● Residential Care Facilities: Allow residential care facilities, regardless of size, in all zones that permit residential uses of the same type, in accordance with the City’s revised definition of family.
● Low-Barrier Navigation Center: Allow low-barrier navigation centers for the homeless by right in zones that allow for mixed-use and nonresidential zones permitting multifamily uses.
● Employee/Farmworker Housing: Comply with California Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6).
[Program H-32: Zoning Code Amendments]
22 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Programs to Address New State Law
● Emergency Shelters: Allow sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with Government Code Section 65583(a)(4)(A)(ii)). ● Transitional and Supportive Housing: Allow for the approval of 100 percent affordable developments consistent with Government Code Section 65583(c)(3). ● Reasonable Accommodations: Review and revise findings for approving reasonable accommodation requests to ensure they do not pose any barriers to housing for persons with disabilities.
[Program H-32: Zoning Code Amendments]
23 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Continuing Programs
• Program H-1 Adequate Sites
• Program H-4: Opportunity Development Areas
• Program H-12: Santa Rosa Housing Trust
• Program H-22: Housing for Large Households
• Program H-23: Build Community Acceptance
• Program H-27: Real Property Transfer Tax
• Program H-28: Participation in the Mortgage Credit Certificate Program 24 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Modified Programs
• Program H-3: Encouraging Housing in Mixed-Use Projects • Program H-7: Code Enforcement Activities
• Program H-8: Housing Rehabilitation
• Program H-9: Mobile Home Park Preservation
• Program H-11: Preservation of At-Risk Housing Units
• Program H-14: Inclusionary Housing Program
• Program H-15: Support Affordable Housing Development
• Program H-16: Funding for Affordable Housing Development 25 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Modified Programs
• Program H-17: Housing for Persons with Disabilities
• Program H-18: Housing for Farmworkers
• Program H-19: Housing for Persons Experiencing Homelessness • Program H-20: Housing for Extremely Low-Income Households • Program H-21: Housing for Senior Households
• Program H-24: Fair Housing Services
• Program H-30: Section 8 Housing Choice Voucher Program • Program H-31: Application Streamlining and Compliance with Senate Bill 35 • Program H-33: Energy Efficiency in Residential Development 26 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM New Programs
• Program H-2: Lot Consolidation and Small Site Development • Program H-6: Innovative Housing Options
• Program H-10: Mobile Home Park Rent Control
• Program H-13: Affordable Housing Tracking
• Program H-25: Affirmatively Furthering Fair Housing – Anti-Displacement Strategies • Program H-26: Affirmatively Furthering Fair Housing – Place-Based Revitalization Strategies
• Program H-29: Community Land Trust Program
• Program H-32: Zoning Code Amendments
27 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Project
Schedule
Task Proposed Timeline
2021
Project Kick off Meeting August 10
Consultations August - December
Study Session November 16
2022
Prepared Administrative Draft January
Prepared Public Draft Housing Element May
Release Public Review Draft (30-days) June 3 – July 3
Planning Commission Meeting – present the Draft Housing Element June 9 City Council Study Session- Draft Housing Element June 21 Consider and Incorporate comments – 10 business days July 5 – July 18 Submit Draft Housing Element to HCD (90-Day Review) July 19 – October 17 Submit Draft Housing Element to HCD (2nd review 60-days) – if needed November – December 2023
Planning Commission and City Council for Adoption hearings January Submit Final Adopted Housing Element to HCD – Review/Certification (60 Days) February – March We are here
28 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Recommendation
It is recommended by the Planning & Economic Development Department the City Council receive and provide input on the Draft Housing Element.
Learn more about the project at
www.SantaRosaForward.com
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