Santa Rosa City Council
February 14, 2023

4 Fair Housing Assessment
concentrations of non-White populations generall y in lower-resource urban areas, a pattern also exhibited throughout the greater ABAG region. The city’s non-White communities are clustered in southern and southwestern Santa Rosa, primarily in mixed-use areas south of State Route 12 and east of Stony Point Road. The majority of Santa Rosa’s neighborhoods with higher non-White representation are categorized as low resource, but several ethnically representative tracts also see household incomes at or above the median. Santa Ro sa’s lowest-income block group is also one of its most diverse, with a median household income of $21,726 and non-White persons comprising 84 percent of its population. Figure 4-23 demonstrates that there are diverse areas within the city—more than half (53.1 percent) of the total RHNA capacity is allocated to areas wi th higher diversity levels.

This includes 57.4 percent of lower-income units, 47.7 percent of moderate-income units, and 52.5 percent of above moderate-income units. The rang e of affordability will fu rther support increased diversity by providing housing options for a variety of households, without barriers based on income level, household size, race, or ethnicity. In contrast, a greater share of above moderate-income units (20.3 percent) have been identified in areas with the lowest diversity scores, compared to lower- income units (9.0 percent) and moderate-income units (14.7 percen t). In order to promote mobility and reduce possible exclusion in areas of lower diversity, the city has included Program H-31 to address significant disparities in housing needs and in access to opportunity for all persons regardless of race, color, religion, sex, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or disa bility, and other characteristics pr otected by the California Fair Employment and Housing Act. This program includes exploring opportunities to establish community spaces, events, and resources to foster a sense of belonging in Santa Rosa, particularly for populations that were impacted by historical exclusionary practices, including Black, Indigenous, Tribes and Tribal Citizens, People of Color populations and Lesbia n, Gay, Bisexual, Queer/Questioning, Intersex, Asexual, and Agender (LGBTQIA+).

Figure 4-23 PERCENT OF UNIT CAPACITY BY DIVERSITY INDEX SCORE

Source: HUD, 2018; City of Santa Rosa, 2022

9.0%

14.7%

20.3%

15.3%

11.3%

17.0%

7.4%

10.8%

22.3%

20.7%

19.9%

20.9%

32.7%

32.7%

28.8%

31.0%

24.7%

15.0%

23.7%

22.1%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<40th percentile (Least Diverse) 40th to 54th percentile 55th to 69th percentile 70th to 84th percentile ≥85th percentile (Most Diverse) JANUARY 2023

2023 – 2031 Housing Element Page 4-67
4 Fair Housing Assessment
Disability Rate
As of 2019, approximately 22.6 percen t of Santa Rosa’s population lives with at least one disability, a rate that is average compared to the region. As shown in Figure 4-24, approximately 85.1 percent of the total RHNA capacity identified in the sites inventory is in areas in which 10 to 19 percent of residents have a disability, closely reflecting the distribution of land in Santa Rosa by disability rate. As stakeholders identified, affordable housing is a di re need and could provide an important source of housing stability, particularly for seniors and persons with disabiliti es, given the lack of permanent supportive housing and high housing costs. Locating units affordable to lower- and moderate-income residents in and around the commercial centers will help to improve access for and accommodate the needs of persons living with disabilities, who be nefit from close access to services and amenities as well as proximity to transit. Additionally, mixed housing types viable in the high-density and mixed- use zones can help accommodate the needs of residents living with disabilities by integrating services or amenities on-site.

Figure 4-24 PERCENT UNIT CAPACITY BY POPULATION WITH A DISABILITY Source: 2015-2019 ACS; City of Santa Rosa, 2022
Potential Effects on Access to Opportunities
Environmental Health
Santa Rosa has tracts within its city limits scores that, according to CalEnviro Screen criteria, indicate adverse environmental concerns. These are primarily in the southeastern portion of the city. However, the only area that is considered “disadvantaged” according to CalEnviroScreen, is the area south of Hearn Avenue. As shown in Figure 4-17, there are sites for above moderate-income units, moderate- income units, and mixed-income sites located in this area, accounti ng for approximately 4.8 percent

11.0%

16.5%

12.7%

13.0%

88.7%

83.0%

83.4%

85.1%

0.3%

0.5%

3.9%

2.0%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<10% of the population 10% to 19% of the population 20% to 29% of the population

CITY OF SANTA ROSA

4 Fair Housing Assessment
of the total RHNA capacity as shown in Figure 4-25. These are residential areas intermixed with light industrial and intensive commercial uses in close proximity to heav ily trafficked Route 101 and State Route 12. Residents of these census tracts (curre ntly predominantly lower-income households and Latinx-majority populations, as described in the In come and Race analyses) are most susceptible to the long-term health impacts of poor environmental conditions. However, the integration if units at a variety of affordability levels ensu re that future lower- income residents are no t disproportionately concentrated here. Additionally, in order to mitigate existing conditions and facilitate revitalization for current and future residents, the City has identified Program H-31 to identify best practices to address negative health risk and impacts associated with Stat e Route 12, Route 101, and industrial uses in this area.

Figure 4-25 PERCENT OF UNIT CAPACITY BY CALENVIROSCREEN

Source: CalEnviroScreen 4.0, 2021; City of Santa Rosa, 2022 Educational Opportunities
Approximately 47.5 percent of the City’s total capacity to meet the RHNA is on sites in areas that score above the 25th percentile in expected educational outcome ( Figure 4-26 ). TCAC/HCD expected educational outcomes are scored on a basis of 0 to 100, with 100 being the best possible educational outcome. This determination is based on proximity to school s and performance scores. The distribution of opportunity sites will provide equal housing opportunities for new households, including lower-income households, near high performing schools, and provide mobility opportunities for existing residents—who may currently have limit ed access to schools—to move closer to good schools. However, though 35.7 percent of lower-inco me units are also in areas falling in the 25th to 50th percentiles for expected educational outcome, this is a smaller share of these units than

26.3%

41.1%

39.1%

35.2%

45.1%

31.0%

30.6%

35.5%

22.2%

21.0%

27.9%

24.5%

6.4%

7.0%

2.5%

4.8%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<25th percentile 25th to 49th percentile
50th to 74th percentile ≥75th percentile (Disadvantaged Communities) JANUARY 2023

2023 – 2031 Housing Element Page 4-69
4 Fair Housing Assessment
moderate- and a similar share as above moderate-income households. In order to promote mobility opportunities in neighborhoods with the highest performing schools, the city has identified Program H-5 to encourage construction of ADUs.

Figure 4-26 PERCENT UNIT CAPACITY BY TCAC EDUCATION DOMAIN SCORE

Source: TCAC/HCD; City of Santa Rosa, 2022
Further, to ensure that development of these units does not concentrate lower-income households in an area of limited educational opportunity, the city has included the following Program H-31 to work with the Santa Rosa Unified School District (SRUSD ) to improve access to proficient schools for all students:
» Facilitate a meeting or other c oordination between SRUSD, Sant a Rosa Transit and CityBus, and Sonoma County Transit to assess the need for improved transit routes or access for students.
» Meet with the Sonoma County Social Services Agency by June 2024 to develop a program to assist SRUSD in training classroom aides thro ugh programs such as CalWorks and placing them in lower performing schools, such as th ose in west Santa Rosa, to improve educational opportunities for local students.
» Support applications by SRUSD or individual schools to secure grant funding for teacher recruitment and retention bonuses, classroom materials, and other incentives for teachers.

59.8%

44.4%

51.1%

52.6%

35.7%

48.7%

43.1%

41.9%

4.5%

6.8%

5.8%

5.6%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<25th percentile (Least Postive Outcome) 25th to 49th percentile 50th to 74th percentile

CITY OF SANTA ROSA

4 Fair Housing Assessment
Jobs and Transit Proximity
Jobs Proximity Index scores in th e city range from the 9th to 95th percentile. Approximately 81.2 percent of lower-income units are anticipated in ar eas with scores at or above the 60th percentile (Figure 4-27 ), suggesting strong access to jobs for occu pants of future affordable housing, thus improving access to opportunity. A similar sh are of moderate- and above moderate-income households are projected in areas scoring above the 60th percentile as well. Incorporation of units at very low-, low-, and moderate-inc ome levels in future mixed-use projects, specifically in the Downtown Station Area Specific Plan area will help facilit ate access to jobs. The city also intends to facilitate higher-density, affordab le housing, and ADU developments in the identified Opportunity Areas within the Downtown Station Area Specific Plan and other Priority Development Areas (PDAs).

When considering where to locate future housing for all income levels, and particularly lower-income units, central Santa Rosa offers the most convenient access to jobs in the city and transit to other parts of the Bay Area. Further, constructi on of these sites will help to im prove the jobs-housing ratio with residential development in and near commercial and transit corridors as well as mixed-use development, thus improving jobs proximity for current and future residents of Santa Rosa.

Figure 4-27 PERCENT UNIT CAPACITY BY JOB PROXIMITY INDEX SCORE

Source: HUD, 2017; City of Santa Rosa, 2022

3.8%

6.0%

1.6%

3.3%

1.1%

1.3%

5.1%

2.9%

13.9%

20.1%

20.5%

18.2%

42.3%

30.1%

30.6%

34.4%

38.9%

42.5%

42.3%

41.2%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<20 (Furthest Proximity) 20 to 39 40 to 59 60 to 79 ≥80 (Closest Proximity) JANUARY 2023

2023 – 2031 Housing Element Page 4-71
4 Fair Housing Assessment
Potential Effects on Displacement Risk
Overcrowding
As discussed previously, overcrowdi ng is a significant problem in certain areas of Santa Rosa. The highest concentration of overcrowding is in the southern central area of the city, where more than 20 percent of residents live in an overcrowded housing unit. However, in northern Santa Rosa, fewer than

8.2 percent of households are overcrowded. Appr oximately 15.6 percent of moderate-income units and 28.6 percent of lower-income units are in areas with rates of overcrowding exceeding 12 percent in an effort to alleviate this issue by increasing the housing supply (Figure 4-28). The remainder of the lower- and moderate-income capaci ty will facilitate housing mobilit y opportunities throughout the city and near services and resources in commerci al areas. Additionally, the above moderate-income sites will ease pressure on the housing stock, potentially reducing displacement risk and overcrowding for these households as more units become available.

Figure 4-28 PERCENT OF UNIT CAPACITY BY OVERCROWDED HOUSEHOLDS

Source: 2015-2019 ACS; City of Santa Rosa, 2022
Overpayment
Owners and renters throughout Santa Rosa and the greater Bay Area are overpaying for housing because rapidly increasing housing costs outpace wage increases. An increase in the supply of lower- and moderate-income households throughout the city will help to alleviate conditions that contribute to overpayment by reducing the gap between su pply and demand for this type of housing.

Approximately 42.5 percent of lower-income units ar e in areas with high rates, 40 percent to 79 percent, of homeowner overpayment (Figure 4-29), and 84.3 percent of all lower-income units are in

55.0%

70.8%

68.9%

64.7%

16.3%

13.6%

10.5%

13.2%

11.8%

10.1%

15.2%

12.9%

3.6%

2.1%

1.3%

2.2%

13.2%

3.4%

4.1%

7.0%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<8.2% of households (Statewide Average) 8.3% to 12.0% of households

12.1% to 14.9% of households 15.0% to 19.9% of households ≥20.0% of households

CITY OF SANTA ROSA

4 Fair Housing Assessment
areas with similarly high rates of renter overpayment (Figure 4-30). Locating lower-income housing in these areas will help reduce displacement risk for households experiencing overpayment by providing affordable housing where there is the greatest demand for it. Typically, above moderate-income units are unaffordable to cost-burdened households, and lower- and moderate-income housing units can help alleviate overpayment. Sites for new units have been identified across a range of overpayment rates for both owners and renters—with the intent of increasing the supply of affordable housing for all income categories, thus reducing risk of disp lacement due to overpayment for all Santa Rosa residents.

Figure 4-29 PERCENT UNIT CAPACITY BY RATE OF OWNER OVERPAYMENT

Source: 2015-2019 ACS; City of Santa Rosa, 2022
Figure 4-30 PERCENT UNIT CAPACITY BY RATE OF RENTER OVERPAYMENT

Source: 2015-2019 ACS; City of Santa Rosa, 2022

0.1%

0.1%

0.1%

0.1%

57.3%

69.3%

65.7%

64.6%

42.0%

29.9%

30.7%

34.8%

0.5%

0.7%

3.5%

0.5%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<20% of homeowners 20% to 39% of homeowners
40% to 59% of homeowners 60% to 79% of homeowners

15.7%

24.3%

21.2%

20.0%

57.9%

60.7%

64.8%

61.6%

26.4%

15.0%

14.0%

18.4%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
20% to 39% of homeowners 40% to 59% of homeowners 60% to 79% of homeowners JANUARY 2023

2023 – 2031 Housing Element Page 4-73
4 Fair Housing Assessment
Contributing Factors
Through discussions with stakeholders, fair housin g advocates, and this assessment of fair housing issues, the City identified factors that contribute to fair housing issues in Santa Rosa, as shown in Table 4-5. While there are several strategies identified to address the fair housing issues, the most pressing barriers are the presence of RCAAs (or highly excl usive neighborhoods), disproportionate presence of Hispanic-identifying communiti es in low resource areas, and disproportionate presence of overcrowded and overpaying households on the west side of the city. Contributing factors have been prioritized based on whether each is a focus to be addressed in the short- term, mid-term, or long- term across the duration of the planning period. A short-term timeframe indicates that the City intends to take immediate actions within the first two years of the planning period to address the issue, while a long-term timeframe may take more substantial, time intensive actions to address.

CITY OF SANTA ROSA

4 Fair Housing Assessment
Table 4-5 CONTRIBUTING FACTORS
AFH Identified
Issue
Contributing
Factors
Timeframe to
Address Meaningful Actions
Displacement risk
due to
overpayment.

Low vacancy rates with
demand for housing
outpacing supply.

Short-term
Facilitate lot consolidation to support affordable and higher density development (Program H-2)
Incentivize residential development in mixed-use projects (Program H- 3)
Facilitate affordable development in Opportunity Areas to promote mobility in areas of concentrated overpayment (Program H-4) Promote ADU construction as a housing mobility opportunity (Program H-5)
Explore alternative housing options to expand the affordable housing stock (Program H-6)
Provide rehabilitation assistance for lower-income households to reduce housing costs (Program H-12)
Encourage preservation of mobile home parks (Program H-13) Establish a maximum base rent allowed for mobile home parks (Program H-14)
Use the Santa Rosa Housing Trust to assist in affordable development (Program H-16)
Implement an Inclusionary Housing Ordinance to increase the supply of affordable units (Program H-18)
Work with developers to expand opportunities for affordable housing for special needs groups (Program H -20)
Encourage development of housing for extremely low-income households (Program H-25)
Provide services for eviction defense and explore additional tenant protection programs (Program H-32)
Promote affordable development through designation of a portion of the Real Property Transfer Tax (Program H-33)
Rising cost of rents and
high home prices that
outpace wage
increases.

Mid-term
Lack of affordable
housing options in
moderate- and high-
resource areas of the
city.

Mid-term
Prevalence of higher-
cost single-family
housing type citywide.

Long-term
DECEMBER 2022

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4 Fair Housing Assessment
AFH Identified
Issue
Contributing
Factors
Timeframe to
Address Meaningful Actions
Participate in the Mortgage Credit Certificate program to assist in home buying costs for lower-income households (Program H-34) Disproportionate
presence of
Hispanic-
identifying
communities in
low-resource
areas.

Lack of access to
opportunity due to high
housing costs in high-
opportunity areas.

Mid-term Promote ADU construction as a housing mobility opportunity (Program H-5)
Implement an Inclusionary Housing Ordinance to increase the supply of affordable units (Program H-18)
Provide multilingual information for emergency housing assistance and other resources (Program H-24)
Partner with community-based organizations to reach vulnerable communities (Program H-24)
Provide fair housing information in multiple languages through multiple avenues (Program H-29)
Research best-practices to address negative health risks in low resource areas (Program H-31)
Provide services for eviction defense and explore additional tenant protection programs (Program H-32)
Lack of affordable
housing options in
moderate- and high-
resource areas of the
city.

Mid-term
Lack of availability of
rentals that accept HCV
in moderate- and high-
resource areas of the
city.

Short-term
Concentration of
affordable options. Mid-term
Instances of private
discrimination. Short-term
Disproportionate
displacement risk
due to
overcrowded
and overpaying
Lack of affordable
housing options in
moderate- and high-
resource areas of the
city.

Mid-term
Facilitate lot consolidation to support affordable and higher density development (Program H-2)
Incentivize residential development in mixed-use projects (Program H- 3)
Facilitate affordable development in Opportunity Areas to promote

CITY OF SANTA ROSA

4 Fair Housing Assessment
AFH Identified
Issue
Contributing
Factors
Timeframe to
Address Meaningful Actions
households on
the west side of
the city.

Lack of availability of
rentals that accept HCV
in moderate- and high-
resource areas of the
city.

Short-term
mobility in areas of concentrated overpayment (Program H-4) Promote ADU construction as a housing mobility opportunity (Program H-5)
Explore alternative housing options to expand the affordable housing stock (Program H-6)
Provide rehabilitation assistance for lower-income households to reduce housing costs (Program H-12)
Encourage preservation of mobile home parks (Program H-13) Establish a maximum base rent allowed for mobile home parks (Program H-14)
Housing Ordinance to increase the supply of affordable units (Program H-18)
Work with developers to expand opportunities for affordable housing for special needs groups (Program H -20)
Encourage development of housing for extremely low-income households (Program H-25)
Encourage development of larger units to reduce overcrowded conditions (Program H-27)
Implement a multilingual outreach program to reduce community opposition to affordable housing in higher resource areas (Program H- 28)
Provide services for eviction defense and explore additional tenant protection programs (Program H-32)
Promote affordable development through designation of a portion of the Real Property Transfer Tax (Program H-33)
Participate in the Mortgage Credit Certificate program to assist in home buying costs for lower-income households (Program H-34) Instances of private
discrimination. Short-term
Insufficient
investment/community
revitalization strategies
in low-resource areas
of the city to improve
economic outcomes
and resilience for
residents.

Long-term
Concentration of
affordable options. Mid-term
Prevalence of single-
family residences
citywide, and lack of
sufficient affordable
housing types in
eastern high-resource
areas.

Short-term
DECEMBER 2022

2023 – 2031 Housing Element Page 4-77
4 Fair Housing Assessment
AFH Identified
Issue
Contributing
Factors
Timeframe to
Address Meaningful Actions
Limited availability of
affordable housing
units in a range of sizes
and bedroom
configurations.

Short-term
Exclusion of
lower-income
residents from
homeownership
market.

Prevalence of single-
family residences
citywide, and lack of
sufficient affordable
housing types in high-
resource areas.

Short-term
Facilitate lot consolidation to support affordable and higher density development (Program H-2)
Facilitate affordable development in Opportunity Areas to promote mobility in areas of concentrated overpayment (Program H-4) Promote ADU construction as a housing mobility opportunity (Program H-5)
Explore alternative housing options to expand the affordable housing stock (Program H-6)
Establish a maximum base rent allowed for mobile home parks (Program H-13)
Housing Ordinance to increase the supply of affordable units (Program H-18)
Work with developers to expand opportunities for affordable housing for special needs groups (Program H-20)
Incentives construction of units affordable extremely low-income households (Program H-25)
Implement a multilingual outreach program to reduce community opposition to affordable housing in higher resource areas (Program H- 28)
Provide services for eviction defense and explore additional tenant protection programs (Program H-32)
Participate in the Mortgage Credit Certificate program to assist in home buying costs for lower-income households (Program H-34) Low vacancy rates with
demand for housing
outpacing supply.

Mid-term
Rising cost of rents and
high home prices. Long-term

CITY OF SANTA ROSA

4 Fair Housing Assessment
AFH Identified
Issue
Contributing
Factors
Timeframe to
Address Meaningful Actions
Elevated
displacement risk
for lower-income
households due
to impacts of
natural
disasters/climate-
related
emergencies.

Rising cost of rents and
high home prices that
outpace wage
increases.

Mid-term
Explore alternative housing options to expand the affordable housing stock (Program H-6)
Provide rehabilitation assistance to preserve and weatherize housing units (Program H-11)
Improve access to safe and clean outdoor spaces and improve living conditions as they relate to environmental factors (Program H-31) Lack of
investment/community
revitalization strategies
in low-resource areas
of the city to improve
economic outcomes
and resilience for
residents.

Long-term
Limited access to
proficient schools
and low student
performance in
schools in low-
resource areas.

Lack of access to
opportunity due to high
housing costs in high-
opportunity areas.

Mid-term
Facilitate lot consolidation to support affordable and higher density development (Program H-2)
Facilitate affordable development in Opportunity Areas to promote mobility in areas of concentrated overpayment (Program H-4) Promote ADU construction as a housing mobility opportunity (Program H-5)
Explore alternative housing options to expand the affordable housing stock (Program H-6)
Provide rehabilitation assistance for lower-income households to reduce housing costs (Program H-11)
Encourage preservation of mobile home parks (Program H-13) Establish a maximum base rent allowed for mobile home parks (Program H-14)
Prevalence of higher-
cost single-family
housing type citywide.

Short-term
Lack of affordable
housing options in
moderate- and high-
resource areas of the
city.

Mid-term
DECEMBER 2022

2023 – 2031 Housing Element Page 4-79
4 Fair Housing Assessment
AFH Identified
Issue
Contributing
Factors
Timeframe to
Address Meaningful Actions
Lack of
investment/community
revitalization strategies
in low-resource areas
of the city to improve
economic outcomes
and resilience for
residents.

Long-term
Housing Ordinance to increase the supply of affordable units (Program H-18)
Work with developers to expand opportunities for affordable housing for special needs groups (Program H -20)
Encourage development of housing for extremely low-income households (Program H-25)
Implement a multilingual outreach program to reduce community opposition to affordable housing in higher resource areas (Program H- 28)
Meet with school districts to ensure equitable access to high performing schools for all students (Program H-31)
Provide services for eviction defense and explore additional tenant protection programs (Program H-32)
Promote affordable development through designation of a portion of the Real Property Transfer Tax (Program H-33)
Participate in the Mortgage Credit Certificate program to assist in home buying costs for lower-income households (Program H-34) Limited availability of
affordable housing in
the form of accessory
dwelling units (ADUs)
and junior accessory
dwelling units (JADUs).

Short-term
Lack of availability of
rentals that accept HCV
in moderate- and high-
resource areas of the
city.

Short-term
Presence of
RCAAs and
exclusive, high
resource areas
Lack of affordable
housing options in
moderate- and high-
resource areas of the
city.

Mid-term
Facilitate lot consolidation to support affordable and higher density development (Program H-2)
Incentivize residential development in mixed-use projects (Program H-3) Facilitate affordable development in Opportunity Areas to promote mobility in areas of concentrated overpayment (Program H-4) Promote ADU construction as a housing mobility opportunity (Program H-5)
Explore alternative housing options to expand the affordable housing stock (Program H-6)
Lack of access to
opportunity due to high
housing costs in high-
opportunity areas.

Mid-term

CITY OF SANTA ROSA

4 Fair Housing Assessment
AFH Identified
Issue
Contributing
Factors
Timeframe to
Address Meaningful Actions
Limited availability of
affordable housing
units in a range of sizes
and bedroom
configurations.

Short-term
Provide rehabilitation assistance for lower-income households to reduce housing costs (Program H-11)
Encourage preservation of mobile home parks (Program H-13) Establish a maximum base rent allowed for mobile home parks (Program H-14)
Housing Ordinance to increase the supply of affordable units (Program H- 18)
Work with developers to expand opportunities for affordable housing for special needs groups (Program H-20)
Encourage development of housing for extremely low-income households (Program H-25)
Implement a multilingual outreach program to reduce community opposition to affordable housing in higher resource areas (Program H-28) Provide services for eviction defense and explore additional tenant protection programs (Program H-32)
Promote affordable development through designation of a portion of the Real Property Transfer Tax (Program H-33)
Participate in the Mortgage Credit Certificate program to assist in home buying costs for lower-income households (Program H-34) Lack of availability of
rentals that accept HCV
in moderate- and high-
resource areas of the
city.

Short-term
Instances of private
discrimination.

Short-term
Discriminatory
actions against
persons with
disabilities
Shortage of affordable
and accessible units,
particularly in high
resource areas
Mid-term
Support development of housing for special needs groups (Program H- 20)
Develop a marketing plan for local resources targeting persons with disabilities (Program H-22)
Encourage development of housing with vistability standards (Program H- 22)
Work with service providers for persons with disabilities (Program H-22) Implement a multilingual outreach program to reduce community opposition to affordable housing in higher resource areas (Program H-28) Fund fair housing service contracts to eliminate discrimination through a variety of strategies (Program H-29)
Instances of private
discrimination. Short-term

2023 – 2031 Housing Element Page 5-1
5 Housing Sites Analysis

5. Housing Site Analysis
California law (Government Code Section 65583 (a)(3)) requires that the Housing Element contain an inventory of land suitable for re sidential development, including va cant sites that can be developed for housing within the planning period and nonvaca nt (i.e., underutilized) sites having potential for redevelopment. State law also requires an analysis of the relationship of zoning and public facilities and services to these sites.

Regional Housing Needs Allocation
The Regional Housing Needs Allocation (RHNA) is the State of California-required process that seeks to ensure cities and counties are planning fo r enough housing to accommodate all economic segments of the community. The process is split into the following three steps.

1. Regional Determination: The California Department of Ho using and Community Development (HCD) provides each region a Regional Determination of housing need, which includes a total number of units split into four income categories. The City of Santa Rosa is within the region covered by the Association of Bay Area Governments (ABAG). HCD provided ABAG a Regional Determination of 441,176 units for the 6th Cycle RHNA (2023-2031). This is the total number of units that the cities and counties in the ABAG region must collectively plan to accommodate.

2. RHNA Methodology: Councils of Government s (COG), including ABAG, are responsible for developing an RHNA Methodology for allocating the Regional Determination to each city and county in the COG’s region. This methodology must further specific state objectives, including, but not limited to, promoting infill, equity, and environmental pr otection; ensuring jobs -housing balance; and affirmatively furthering fair housing.

3. Housing Element Updates : Each city and county must then adopt a housing element that demonstrates how the jurisdiction can accommoda te its assigned RHNA through its zoning. HCD reviews each jurisdiction’s housing element for compliance with state law.

The City of Santa Rosa’s share of the regional housing need wa s determined by a methodology prepared by ABAG as part of the Regional Ho using Needs Plan, adopted in December 2021. In accordance with ABAG’s Regional Housing Needs Plan, the City must plan to accommodate a total of 4,685 housing units between June 30, 2022, and December 15, 2030. Table 5-1 shows the City’s RHNA by income category. Of the 4,685 total units, the city must plan to accommodate 1,218 units for very low-income households, 701 units for low-inco me households, 771 units for moderate-income households, and 1,995 units for above moderate-income households.

CITY OF SANTA ROSA

5 Housing Sites Analysis
Table 5-1 REGIONAL HOUSING NEEDS ALLOCATION, 2023–2031
Income Category Allocation Percentage
Very Low* 1,218 27%
Low 701 16%
Moderate 771 16%
Above Moderate 1,995 41%
Total 1,359 100%
Source: ABAG 2021
Note: It is assumed that 50 percent of the very low-income is allocated to the extremely low-income category.

Projects Under Construction
The City may take RHNA credit for units built afte r the start of the planning period, which was June 30, 2022 for the 6th cycle Housing Element. The city relied on funding subsidies to credit units towards very low-, and low-income categories. Table 5-1A shows the units currently under construction.

TABLE 5-1A R EGIONAL HOUSING NEEDS ALLOCATION, 2023–2031 # Project Name Very
Low Low Mod Abv.

Mod
Total
Units Funding
UC-1 Mahonia Glen 26 22 50 1 99 CDBG, local
UC-2 Aviara 136 136 DIP, RED
UC-3 Bellevue Ranch 7 34 34 Market Rate
UC-4 Stony Point Flats Apartments 30 19 1 50 Local, Tax Credits
UC-5 Grove Village 78 157 Market Rate
Total Units 56 177 50 114 476
Planned and Approved Projects
Santa Rosa has a significant number of development projects that are seeking entitlements or that have been approved. Table 5-2 summarizes the inventory of residential and mixed-use projects that are pending approval and Table 5-3 summarizes the inventory of residential and mixed-use projects that have current active entitlements. Figure 5-1 provides a map of all approved and pending projects.

Figures 5-1 and 5-2 also map the WUI Influence, Intermix, and Interface zones. The zones are defined as follows:
• Influence Zone: Wildfire-susceptible vegetation within 1.5 miles from the interface or intermix zones.

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5 Housing Sites Analysis
• Intermix zone: Housing development or improved parcels interspersed in an area dominated by wildland vegetation subject to wildfire.
• Interface zone: Dense housing next to vegetation, but not dominated by wildland vegetation, that can burn in a wildfire.

As of April 2022, there were an estimated 5,385 housing units in the pipeline that could meet a portion of the City’s RHNA. Of these units, 918 are affordable to lower-income households, 310 affordable to moderate-income households, and the remaining are assumed to be market rate. While the city believes that based on that all of the approved and pending projects could build out within the planning period, the city understands that the mark et fluctuates and has reduced the capacity to 40 percent for above moderate-income uni ts. The projects that have affo rdability tied to them are still assumed to build out 100 percent of the approved units.

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5 Housing Sites Analysis
Table 5-2 PROJECTS PENDING APPROVAL
Prj
# Project Name Total Units Non Res
(Sq. Ft) Land Use Funding
Source
Full Capacity Percent of Project
Assumed
Adjusted Capacity
Next Steps Very
Low Low Mod Above
Mod Very Low Low Mod Above Mod
P-1 Ridley Family Apartments 50 0 Multi-Family
Public (affordable
units), TCAC, Citibank 36 13 1 100% 36 13 1
Scheduled for approval January 2023 – next step
is to pull building permits
P-2 Kawana Meadows Lots 4A And 70 53 0 Multi-Family

DIP & HAP
Agreements 19 34 100% 19 34 Unknown
P-3 The Arbors 37 0 Single Family 37 40% 15
Scheduled for approval January 2023 – next step
is design review
P-4 Redwood Oaks Village 73 6,312 Multi-Family 73 100% 29 Environme ntal review in process.

P-5
Fountaingrove Inn Multi-Family
Rental Housing Project 239 0 Multi-Family 239 40% 96 Scheduled for approval June 2023 – next step is
to pull building permits
P-6 Stone Bridge Road Duet Homes 6 0 Multi-Family 6 40% 2 Design Review approval needed.

P-7
38 Degrees North Phase 3
Apartment Homes 30 0 Multi-Family 30 40% 12 Building permits in process.

P-8 Elnoka Ccrc 272 0
Multi-Family/
Single Family 272 40% 109
Environmental Impact Report to be recirculated
in 2023.

P-9
Dutton Meadow Multi-Family
Residential Project 70 0 Multi-Family 70 40% 28 Unknown P-10 Meadowood Ranch Subdivision 134 0
Small Lot
Residential/ADUs 134 40% 54
Scheduled for approval in2023 – next step is
Planning Commission
P-11 Brittain Lane 82 0 Mult i-Family 82 40% 33
Scheduled for approval in2023 – next step is
minor design review
P-12 1650 W Steele Lane Apartments 36 0 Multi-Family 36 40% 14 Scheduled for approval in2023 – next step is
minor design review
P-13
Roseland Apartments SB 35
Application 51 0 Multi-Family 51 40% 20
Scheduled for approval in2023 – next step is
administrative approval
Total Units 1,350 36 32 0 1,065 36 32 0 5447
Source: City of Santa Rosa, December 2022
Notes: DIP = Density Increase Program, HAP = Housing Allocation Plan Agreement, TCAC = Tax Credit Allocation Committee

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Table 5-3 APPROVED PROJECTS
Pro
# Project Name Total Units
Non
Res
Sq.Ft.

Planned Use Entitled/Approved
Date
Funding
Source
Full Capacity Percent
of
Project
Assumed
Adjusted Capacity
Next Steps Very
Low Low Mod Above
Mod
Very
Low Low Mod Above
Mod
P-14 Caritas Village 128 0 Multi-Family 3/3/2020

CDBG-DR,
PBVs 51 12 100% 51 12 0
Assumed construction in 2023, next steps,
improvement plans
P-15 Acacia Village 25 0 Single Family 6/27/2019
Private
Development 3 22 100% 22 Improvem ent plans being produced P-16 3575 Mendocino Avenue 162 0 Mult i-Family 5/13/2021 CDBG-DR 69 24 100% 69 24 1 Funding being assembled P-17 420 Mendocino 116 1,609
Multi-
Family/Restaurant 1/30/2020 HOME, RED 28 9 116 100% 28 9 116 Building plans being completed for submittal,
assumed construction in 2023
P-18 Round Barn Village 237 0 Single Family 1/17/2019 HAP 12 132 100% 12 132 Unknown P-19 Cannery At Railroad Square 129 0 Multi-Family 8/24/2020

CDBG-DR,
Local, HCD,
Tax Credits 33 37 58 1 100% 33 37 58 1
Assumed construction in 2023, next steps,
improvement plans
P-20
Bennett Valley Road Affordable
Housing 62 0 Multi-Family 4/23/2021
Local, MHP,

REDHF, HHC,
Tax Credits, IIG 32 29 1 100% 32 29 1
Assumed construction in 2023, next steps,
demolition, and title transfer
P-21 Farmers Lane Senior Housing 26 0 Multi-Family 11/3/2017 HAP, DIP 5 21 100% 5 21 Next step is to pull building permits P-22 Burbank Ave Subdivision 136 0
Single Family/
Multi-Family 6/6/2020 Local, PLHA 55 8 73 100% 55 8 73 Financial loans being executed P-23 Hearn Veterans Village 31 0 Supportive Housing 3/15/2022

HOME, PLHA
(State) and
LOCAL 31 100% 31 Next step is to pull building permits P-24 Stony Oaks Apartments 142 0 Multi-Family 6/15/2021 DIP 56 84 100% 56 84 Grading underway, building permits to be
submitted.

P-25 Acme Family Apartments 77 0 Multi-Family 9/7/2021
DIP, RED, Tax
Credit, RED 30 40 6 1 100% 30 40 6 1 Unknown
P-26 Casa Roseland 75 0 Multi-Family 8/3/2021
Density Bonus,
RED 26 48 1 100% 26 48 1 Unknown
P-27 Ross Street Development 109 0 Multi-Family 2020 109 40% 44 P-28 Dutton Meadows Subdivision 202 0 Single Family/ADUs 12/9/2021 202 40% 81 Unknown P-29 Pullman Lofts Phase II 40 0 Mulf i-Family ?? 40 40% 16 Next steps, improvement plans building
permits
P-30 Cherry Ranch
Single Family/
Multi-Family 9/1/22
5-SF
62-MF 40%
2-SF
25-MF
Next steps, improvement plans building
permits
P-31 Saraceni Village 8 0 Single Family 11/20/2007 8 40% 3 Unknown P-32 The Flats @ 528 B Street 24 6,472 Multi-Family/Office 12/3/2020 24 40% 10 Unknown P-33 Avenue 320 Apartments 36 0 Multi-Family 9/16/2021 36 40% 14 Unknown P-34 425 Humboldt Street Apts 88 0 Multi-Family 7/7/2021 88 40% 35 Unknown P-35 Skyfarm Unit 3 30 0 Single Family 12/10/2015 30 40% 12 Unknown P-36 1 Santa Rosa Avenue 120 0 Multi-Family/Retail 9/24/2020 120 40% 48 Building plans being completed for submittal,
assumed construction in 2023
P-37 Emerald Isle Condominiums 82 0 Multi-Family 10/25/2019 82 40% 33 Unknown P-38 Deturk Winery Village 185 20,000
Multi-
Family/Commercial 1/17/2019 185 40% 74 Funding being executed.

P-39 College Creek Apartments 168 0 Multi-Family 11/19/2020 30 34 100 40% 67 Unknown

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5 Housing Sites Analysis
Pro
# Project Name Total Units
Non
Res
Sq.Ft.

Planned Use Entitled/Approved
Date
Funding
Source
Full Capacity Percent
of
Project
Assumed
Adjusted Capacity
Next Steps Very
Low Low Mod Above
Mod
Very
Low Low Mod Above
Mod
P-40 Stonebridge Subdivision 1 05 0 Single Family 5/11/2021 105 40% 43 An open space preserve is being finalized
prior to building permit submittal. Revisions
to the project may be possible.

P-41 North Village II 116 0 Multi-Family 4/14/2011 116 40% 46 Unknown P-42
Elson Place / Guerneville Rd
Subdivision 15 0
Small Lot
Residential 5/9/2019 15 40% 6 Unknown
P-43 Katherine Subdivision 14 0 Single Family 9/24/2015 15 40% 6 Unknown P-44
SMART Village Residential
Development 114 0 Multi-Family 1/6/2022 114 40% 46 Unknown P-45 Aston Way Development 28 0 Multi-Family 8/18/2018 28 40% 11 Unknown P-46 Kawana Meadows 62 0 Single Family 7/24/97 62 40% 25 Building perm it master plans submitted P-47 Penstemon Place 59 0
Small Lot
Residential 1/27/2022 59 40% 24 Next steps, improvement plans P-48 The Terraces At Mt. Taylor 11 0
Small Lot
Residential 8/10/2017 11 40% 4
P-49 Holly Hock Subdiv Plan 2 16 0 Single Family 8/10/2017 16 40% 6 Next steps, improvement plans P-50 Dutton Avenue Residences 107 0 Multi-Family 2/1/2022 107 40% 43 Unknown P-51 Dutton Ave Subdivision 6 0 Single Family 5/13/08 7 40% 3 Unknown P-52 Air Center East Phase 2 131 0
Single Family/
Wildlife Preserve 4/13/2017 131 40% 52 Unknown
P-53 Parcel A Of Kerry Ranch 1 5 0 Single Family 8/11/2022 5 40% 2 P-54
Avenue 3111 Storage &
Apartments 48 41,000
Multi-
Family/Personal
Storage 9/15/2022 48 40% 19
Total Units 3,233 385 272 129 2,370 385 272 129 1,169 Source: City of Santa Rosa, December 2022
Notes: DIP = Density Increase Program, HAP = Housing Allocation Plan Agreement, TCAC = Tax Credit Allocation Committee, RED Ren ewal Enterprise District=, CDBG-R= Community Development Block Grant-Disaster Recovery Funding, PBV= Project Based Vouchers, PLHA= Permanent Local Housing Allocation

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5 Housing Sites Analysis
Figure 5-1 APPROVED AND PENDING PROJECTS TO MEET THE RHNA

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Downtown Station Area Specific Plan
The Downtown Station Area Specific Plan (D SASP) encompasses 720 acres of residential neighborhoods, commercial districts, and industrial areas. The downtown is envisioned to become a lively, modern regional hub and a prime destination for urban living, business, civic, and social life. As an inclusive and diverse community, downtown Sant a Rosa will feature a range of different housing types and an array of public spaces that offer re sidents, employees, and vi sitors opportunities to socialize and connect with one another.

While vacant land represents about 3 percent of the total Downtown Station Area, there is a significant number of properties that are un derutilized. Underutilized properti es are those where the value of the land is worth more than the buildings and stru ctures on it, giving the owner an incentive to redevelop with new uses that command higher rents or sale prices. City-owned parcels also present opportunities, particularly when located adjacent to vacant and underutilized land. Areas where vacant, underutilized, and City-owned properties a re clustered present the best opportunities for redevelopment as they are locations that can accommodate significant physical change.

The DSASP includes a distinctive set of land use designations to advance the vision for the Downtown Station Area by guiding new development on vacant and underutilized clusters of land.

The land use designations that allow residential include:
» Low Residential: 2-8 units per acre
» Medium-Low Residential: 8-13 units per acre
» Medium Residential: 8-18 units per acre
» Core Mixed Use: 3.0-8.0 floor-area ratio (FAR)
» Station Mixed Use: 3.0-6.0 FAR
» Maker Mixed Use: 3.0-6.0 FAR
» Neighborhood Mixed Use: 2.0-6.0 FAR
Figure 5-2 shows the land use designations for the DSASP.

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5 Housing Sites Analysis
FIGURE 5-2: D OWNTOWN LAND USE MAP

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The DSASP relies on FAR rather than density. This approach is to remove regulatory hurdles and support the feasibility of higher-density housing by eliminating residential height and density limits for key change areas downtown, establishing instead a map-based system of maximum base FAR. This approach provides flexibility for developers to build in line with mark et demand and can potentia lly also incentivize the construction of smaller, more naturally affordable units. The DSASP also eliminates parking minimums, leaving the number of spaces to be governed by market demand and the requirements of financial lenders.

This represents a significant potential cost saving for developers and for te nants and homeowners, as parking costs are usually factored into sales prices or rents.

Figure 5-3 shows where the different FARs are planned within the DSASP.

CITY OF SANTA ROSA

5 Housing Sites Analysis
FIGURE 5-3: M AXIMUM BASE FAR

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For the purpose of showing that the DSASP can achi eve the City’s “default density” of 30 units per acre (discussed in more detail under Sites Invent ory and Analysis), as referenced in the DSASP Environmental Impact Report (EIR), the residential unit buildout capacity is based on a 1,000-square- foot unit. Assuming a 1,000-square-foot unit, accounting for a loss to accommodate non-unit space, for purposes of showing the city is able to meet the default density, this would equate to approximately 37 units per acre, which far exceeds the default de nsity of 30 units per acre. Using the same 1,000- square-foot assumption, as noted in the EIR, the DSASP assumes a residential unit capacity of 9,450 units by 2040.

The DSASP does not have any specific phasing requirements, rather it is assumed that actual phasing will be based on market conditions.

While the DSASP has severa l vacant and underutilized sites, as a part of the Housing Element sites analysis, the city is only relying on the vacant sites to meet a portion of the RHNA. To ensure the City projects out realistic development for the Downto wn area the City assumes that the DSASP will develop as a mixed income area. This analysis assumes that the larger sites, noted in Table 5-4, would be better suited to accommodate the lower in come RHNA, and the remain ing smaller sites are assumed to meet the above moderate income RHNA. Figure 5-4 provides a map of the vacant sites the city is assuming will accommodate a portion of the RHNA.

Table 5-4 shows each vacant site in the DSASP that could accommodate housing to meet the lower- income RHNA. The residential capa city calculations are based on a 1,000-square-foot unit, accounts for a 15-percent loss to accommodate non-unit sp ace (e.g., entryways, hallways), and takes into consideration the assigned FAR for each parcel. Be cause the majority of the DSASP allows for mixed use, the City took a 50-percent capacity to account for any nonresidential development.

Since the DSASP does not have any phasing requ irements development can happen at any time.

Currently, there are several sites within the DSASP that have pending and/or approved entitlements.

Refer to Table 5-2 and Table 5-3 (projects in the DSAP area are shown in italics).

DSASP Project Examples
Since approval of the DSASP in 2020, several residential and mixed-use projects have been approved.

To date, no exclusively commercial projects have been submitted or approved. These projects are shown in italics in Table 5-3. To show that development is occurring in the DSASP with both affordable and market rate housing, the city has provided three current project examples.

Ross Street Development – Approved in 2020

4.59 acres FAR 8.0
109 Units 95.5 percent residential
The project approved in 2020 at 556 Ross Street will be an eight-story mixed use building at the corner of Ross Street and Mendocino Avenue, in the Courthouse Square neighborhood of downtown Santa Rosa. The building will comprise 109 “affordable by design” apartments in the upper stories, and

CITY OF SANTA ROSA

5 Housing Sites Analysis
a series of significant private and public amenity spaces activating the street level. This new residential community will replace an existing surface parking lot bringing modern, sustainable, and badly needed housing to the city center.
1 Santa Rosa Avenue – Approved in 2020

0.5 acres FAR 8.0
120 Units (Affordable) 80 precent residential
The project approved in 2020 at 1 Santa Rosa Avenue will demolish an existing structure and develop a seven-story, mixed-use building comprised of ground floor commercial space and 120 market-rate and affordable multi-family housing units consisting of studio, one-bedroom, and two-bedroom units, with ground floor amenity spaces, an outdoor courtyard, and a rooftop deck. 888 4th Street – Under Construction 2022

0.6 acres FAR 4.0
108 Units 68.7 percent residential
The project at 888 4 th Street is currently under construc tion. The project is a seven-story multifamily/mixed use project comprising of 108 market rate units that are being developed on a long- time vacant lot. There will be two levels of parking and a small restaurant on the ground floor.

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Table 5-4 VACANT DSASP SITES TO MEET THE LOWER AND ABOVE MODERATE RHNA Site # APN General Plan
Land Use Zoning Max
FAR
Lot Sq.

Ft.

Capacity
based on
1,000 sq.
ft. unit
FAR
Factored
in
15%
loss
Realistic
Capacity
(units)
Income
Category
DS-1 009-262-014 Core Mixed Use CMU-DSA-H 3 3064.97 3 9 1 4 Abv. Mod DS-2 009-262-040 Core Mixed Use CMU-DSA-H 3 8245.69 8 25 4 11 Abv. Mod DS-3 009-262-034 Core Mixed Use CMU-DSA-H 3 6240.91 6 19 3 8 Abv. Mod DS-4 009-055-003 Core Mixed Use CMU 4 4875.99 5 20 3 8 Abv. Mod DS-5 009-072-044 Core Mixed Use CMU 8 58539.09 59 468 70 199 Lower DS-6 009-024-023 Core Mixed Use CMU 4 3709.55 4 15 2 6 Abv. Mod DS-7 010-223-063 Core Mixed Use CMU 4 6684.39 7 27 4 11 Abv. Mod DS-8 009-063-029 Core Mixed Use CMU-DSA 6 15069.00 15 90 14 38 Abv. Mod DS-9 009-076-037 Core Mixed Use CMU 8 40369.57 40 323 48 137 Lower DS-10 010-068-021 Core Mixed Use CMU-DSA 8 41052.43 41 328 49 140 Lower DS-11 010-033-016 Core Mixed Use CMU-H 4 4832.98 5 19 3 8 Abv. Mod DS-12 010-015-012 Core Mixed Use CMU 4 9227.14 9 37 6 16 Abv. Mod DS-13 010-063-029 Core Mixed Use CMU 8 38.40 0 0 0 0 Abv. Mod DS-14 010-033-015 Core Mixed Use CMU-H 4 4931.83 5 20 3 8 Abv. Mod DS-15 010-014-017 Core Mixed Use CMU-H 4 6502.46 7 26 4 11 Abv. Mod DS-16 010-033-010 Core Mixed Use CMU-H 4 4242.67 4 17 3 7 Abv. Mod DS-17 010-033-011 Core Mixed Use CMU-H 4 3008.67 3 12 2 5 Abv. Mod DS-18 010-068-010 Core Mixed Use CMU 8 13111.13 13 105 16 45 Abv. Mod DS-19 010-133-006 Maker Mixed Use MMU 4 21611.00 22 86 13 37 Lower DS-20 125-064-018 Maker Mi xed Use MMU 4 10719.24 11 43 6 18 Abv. Mod DS-21 125-064-050 Maker Mixed Use MMU 4 9280.00 9 37 6 16 Abv. Mod DS-22 009-081-053 Neighborhood Mixed Use NMU 4 140375.66 140 562 84 239 Lower

CITY OF SANTA ROSA

5 Housing Site Analysis
Site # APN General Plan
Land Use Zoning Max
FAR
Lot Sq.

Ft.

Capacity
based on
1,000 sq.
ft. unit
FAR
Factored
in
15%
loss
Realistic
Capacity
(units)
Income
Category
DS-23 009-061-027 Neighborhood Mixed Use NMU 4 13033.33 13 52 8 22 Abv. Mod DS-24 009-054-008 Neighborhood Mixed Use NMU 4 5452.69 5 22 3 9 Abv. Mod DS-25 009-081-042 Neighborhood Mixed Use NMU 4 4372.40 4 17 3 7 Abv. Mod DS-26 009-061-031 Neighborhood Mixed Use NMU 4 8491.90 8 34 5 14 Abv. Mod DS-27 009-181-029 Neighborhood Mixed Use NMU 4 9459.04 9 38 6 16 Abv. Mod DS-28 009-181-023 Neighborhood Mixed Use NMU 4 14918.77 15 60 9 25 Abv. Mod DS-29 009-062-059 Neighborhood Mixed Use NMU 4 8204.57 8 33 5 14 Abv. Mod DS-30 010-113-032 Neighborhood Mixed Use NMU-DSA 4 4796.65 5 19 3 8 Abv. Mod DS-31 010-132-017 Neighborhood Mixed Use NMU 6 7507.01 8 45 7 19 Abv. Mod DS-32 010-132-014 Neighborhood Mixed Use NMU 6 40283.33 40 242 36 103 Lower DS-33 010-011-040 Neighborhood Mixed Use NMU-DSA 4 4579.63 5 18 3 8 Abv. Mod DS-34 010-105-001 Neighborhood Mixed Use NMU 3 1797.07 2 5 1 2 Abv. Mod DS-35 010-132-011 Neighborhood Mixed Use NMU 6 18209.52 18 109 16 46 Lower DS-36 010-132-012 Neighborhood Mixed Use NMU 6 17547.07 18 105 16 45 Lower DS-37 010-074-006 Station Mixed Use SMU-H 3 5233.76 5 16 2 7 Abv. Mod DS-38 125-122-008 Station Mixed Use SMU 6 1286.20 1 8 1 3 Abv. Mod DS-39 125-122-009 Station Mixed Use SMU 6 7947.72 8 48 7 20 Abv. Mod DS-40 125-121-016 Station Mixed Use SMU 6 3675.78 4 22 3 9 Abv. Mod DS-41 125-122-003 Station Mixed Use SMU 6 7936.78 8 48 7 20 Abv. Mod Subtotal Lower Income 944
Subtotal Above Moderate Income 418
Total 600,466 600 3,229 484 1,362
Source: City of Santa Rosa, April 2022.

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5 Housing Site Analysis
FIGURE 5-4: D OWNTOWN STATION AREA SPECIFIC PLAN MAP – VACANT SITES

CITY OF SANTA ROSA

5 Housing Site Analysis

.

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5 Housing Site Analysis
Sites Inventory and Analysis
State law requires each jurisdiction to demonstrate that sufficient la nd is zoned to provide housing capacity that is adequate to meet the RHNA for each income level. To de termine housing capacity, City staff conducted a comprehensive inventory in March 2022 of all vacant and non-vacant developable land within the city limits that is zoned to allow for housing and available to develop within the Housing Element planning period. This section describes the methodology used to calculate the housing capacity on developable housing sites.

Sites Identified in Previous Housing Element
Pursuant to California Government Code Section 65583.2(c), a non-vacant site identified in the previous planning period and a vacant site that has been included in two or more previous consecutive planning periods cannot be used to accommodate the lower-income RHNA. An exception is if the site is subject to an action in the Housing Eleme nt requiring rezoning within three years of the beginning of the planning period to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households.

Sites 5, 7, and 8 have been included in the past two Housing Element cycles and are subject to California Government Code Section 65583.2(c). The City has included Housing Element Program H- 8, which commits the City to allowi ng residential use by right on sites consistent with Government Code Section 65583.2(c), for housing developments in which at least 20 percent of the units are affordable to lower-income households.

Sites Appropriate for Lower-Income Housing
Housing element law requires jurisdictions to provide a requisite analysis showing that zones identified for lower-income households are sufficient to en courage such development. The law provides two options for preparing the analysis: (1) describe mark et demand and trends, financial feasibility, and recent development experience; or (2) use default density standards deemed adequate to meet the appropriate zoning test. According to stat e law (California Govern ment Code Section 65583.2(c)(3)(B)), the default density standard for Sa nta Rosa is 30 dwelling units per acre (du/acre).

Default densities are established using population-based criteria as detailed below:
» Incorporated cities within nonmetropolitan/rural counties and non-metropolitan counties with micropolitan areas (15 units or more per acre)
» Unincorporated areas in all non-metropolitan counties (10 units or more per acre) » Suburban Jurisdiction (20 units or more per acre)
» Metropolitan Jurisdictions (30 units or more per acre).

The City of Santa Rosa falls into the Metropolitan Jurisdiction category.

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5 Housing Site Analysis
» The City is relying on both the R-3 – Multifamily Residential zoning district, which allows 8 to 30 units per acre, and the TV-R – Transit Village Residential zoning district, which allows 25 to 40 units per acre to meet accommodate the City’s lower-income RHNA.

Realistic Capacity
In determining the realistic capacity for the City’s inventory of sites, the City considered land use controls and site improvements and assumed a 90 percent adjustment to reflect developable acreage due to on-site improvements, including sidewalks, utility easements, and infrastructure improvements (roadway access, water, sewer, and stormwater). All sites are served by or planned to be served by infrastructure, with no constrai nts identified that would reduce capacity beyond the 90 percent adjustment. The city also looked at development trends of approved projects, which averaged 95 percent. After considering both, the city took a conservative approach to ensure not to over project and assumed the realistic residentia l development potential of vacant sites to be 80 percent of the maximum permitted density of the applicable zone or land use designation. For sites within the DSASP where no density minimum or maximums are established, FAR was used in place of density. While the project examples shown on page 5-13 show a range of 68 to 95 percent of the DSASP sites developing with residential. However, the city has taken a conservative approach and assumed a 50-percent realistic capacity to plan for any nonresidential uses that may develop.

To determine the realistic developm ent potential on vacant and non-vacant sites, the city reviewed the density of pending residential development. After excluding units built with a density bonus, on average, projects were approved at around 95 percent of maximum allowed density. See Table 5-5 for project examples.

Table 5-5 REALISTIC CAPACITY - PROJECT EXAMPLES
Project Name/
Affordability Acres Project
Status General Plan/Zoning Total
Units
Density
Bonus
Units
Max
Allowable
Density
Realistic
Capacity*
Aviara
Apartments –
Affordable

3.92 Under
Construction
- 2022
Medium-High
Density/R-3-30-SA 136 Yes – 18
units 30 du/ac 100%
Stony Point Flats
– 100%
affordable

2.93 Entitled -
2021
Medium Density
Residential
R-3-18 (2.63-acres)/
Low-Density
Residential/R-3-18
(0.30-acres)
50 Yes – 1
unit 18 du/ac 93%
Cannery At
Railroad Square
– 100%
affordable

1.42 Approved -
2020
Station Mixed Use,
Downtown Station
Area/ Historic

SMU-DSA-H
129 No FAR 4.0 100%
Source: City of Santa Rosa, April 2022
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2023 – 2031 Housing Element Page 5-21
5 Housing Site Analysis
Large Site Development
A large site is defined as a parcel over 10 acres in size. Typically, with larger parcels, additional steps may need to be taken to ensure the site buildable, including it could have to be split zoned, have an overlay zone with identified boundaries, or be identified in a specific plan that provides for subdivision of the parcel. While the City is relying on one site, site 7 listed in Table 5-7, the acreage included, 10.43 acres, is the gross acreage. After considering the 80 percent realistic capacity of the site, the parcel acreage would be around 8.4 acre s in size, which is we ll below the 10 acre threshold. Additionally, potential developers have reached out to the City (2021) with interest in deve loping this site with housing. To assist with the development of larger sites, and specially site 7, the city has included Program H-9.

Small-Lot Development
Some of the sites included in the sites inventory consist of parcels that are smaller than 0.5 acres. The city has a successful track record of small sites deve loping with affordable housing. The Dutton Flats project consisted of three small sites that were consolidated through a ministerial lot merger to create one lot for development. At the time of planning application review, all thr ee lots were held under same trust. The project is a 100 percent affordable multi-unit development consisting of 41 units, which included 11 density bonus unit. The projects realis tic capacity was 100 percent which excludes the density bonus units. These parcels are located within the DSASP. To further encourage development on small lots, the city has also included Program H-2 to encourage and facilitate parcel assemblage.

See Table 5-6 for small site project examples.

Table 5-6 SMALL SITE PROJECT EXAMPLES
Address/ Project Name Acres GP/Zoning Max. Allowable
Density
Project
Status
Total
Units
Dutton Flats -
(Previous APNs – 125-
061-026, -027, -028.

New APN 125-061-030)

1.03 Retail & Business
Services/
Neighborhood
Commercial
30 du/acre
Constructed
and
occupied
41 11 DB
units
Source: City of Santa Rosa, April 2022

CITY OF SANTA ROSA

5 Housing Site Analysis
Available Sites
Santa Rosa’s sites inventory is categorized by General Plan designatio n. Each site also includes the site’s zoning, size, unit capacity, potential site constraints, whether it is currently served with water and sewer service and near transit, and which income category the site can accommodate based on the allowable density.

Table 5-7 lists the sites outside of the DSASP that can accommodate the lower-income RHNA and Table 5-8 summaries the capacity of the sites that can accommodate the moderate- and above moderate-income RHNA. Figure 5-5 maps each site outside of the DSASP that could accommodate a portion of the RHNA. Appendix A includes a parcel-by-parcel listing of the sites that can accommodate the moderate- and above moderate-income RHNA.

Table 5-7 VACANT SITES TO MEET THE LOWER-INCOME RHNA
Site No. APN GPLU Zoning Acreage Maximum
Density
Realistic
Capacity
(80%)
1 012-440-047 Med-High Reside ntial R-3-30-SA 0.58 30 14 2 035-191-015 Med-High Resi dential R-3-30 1.49 30 36
3 035-191-016 Med-High Resi dential R-3-30 2.33 30 56
4 041-043-044 Transit Village Medium TV-R-SA 0.44 40 9* 5 038-141-035 Med-High Residential R-3-30 1.85 30 44
6 036-091-055 Med-High Reside ntial R-3-30-SA 0.50 30 12 7 036-011-041 Med-High Resi dential R-3-30 10.43 30 250 8 044-021-019 Med-High Residential R-3-30 1.38 30 33
Total Capacity 454
Source: City of Santa Rosa, April 2022
* = Site 4 has a 50-percent realistic capacity to account for nonresidential uses.

Note: Sites 5, 7, and 8 are bolded to indicate they have been included in the past two Housing Element cycles and are subject to California Government Code Section 65583.2(c).

Table 5-8 VACANT SITES TO MEET THE MODERATE- AND ABOVE MODERATE-INCOME RHNA RHNA Category GP Land Use Maximum
Density
Total
Acreage
Realistic
Capacity (80%)
Moderate
Med Residential 18 du/acre 44.6 643
Med-Low Residential 13 du/acre 8.6 89
Total Capacity 53.2 732
Above Moderate
Low Residential 8 du/acre 127.31 854
Very Low Residential 2 du/acre 363.21 581
Total Capacity 490.52 1,435
Source: City of Santa Rosa, April 2022
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2023 – 2031 Housing Element Page 5-23
5 Housing Site Analysis
FIGURE 5-5: M AP OF VACANT SITES OUTSIDE OF THE DOWNTOWN STATION AREA SPECIFIC PLAN

CITY OF SANTA ROSA

5 Housing Site Analysis
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2023 – 2031 Housing Element Page 5-25
5 Housing Site Analysis
Accessory Dwelling Unit Potential
California Government Code Section 65583.1(a) states that a town, ci ty, or county may identify sites for accessory dwelling units (ADUs) based on the number of ADUs developed in the prior Housing Element planning period, whether the units are p ermitted by right, the need for ADUs in the community, the resources or incentives available for their development, and any other relevant factors.

Based on recent changes in state law reducing th e time to review and approve ADU applications, requiring ADUs that meet requirements to be allo wed by right, eliminating discretionary review for most ADUs, and removing other restrictions on ADUs , it is anticipated that the production of ADUs will increase in the 6th-Cycle Housing Element planning period.

The City issued the following ADU building permits over the last four years:
» 2018 – 80 ADUs received building permits
» 2019 – 50 ADUs received building permits
» 2020 – 63 ADUs received building permits
» 2021 – 95 ADUs received building permits
This analysis assumes that the number of ADU applications and permits will average 72 ADUs per year, for a total of 577 ADUs over the eight-year planning period. To promote ADUs, the City has included Program H-5 promote the construction of affordable ADUs through several actions.

To determine assumptions on AD U affordability in the ABAG regio n, ABAG conducted a regional analysis of existing ADU rents and prepared a draft report in September 2021. The analysis resulted in affordability assumptions that allocate 30 percent of ADUs to very low-income households, 30 percent to low-income households, 30 percent to modera te-income households, and 10 percent to above moderate-income households. Afford ability of ADUs projected to be built in the city during the planning period were based on the ABAG analysis. Of the 577 ADUs projected to be built, it is estimated that 173 will be for ve ry low-income households, 173 will be for low-income households, 173 for moderate-income households, and 58 for above moderate-income households.

Summary of Capacity to Accommodate the RHNA
Table 5-9A and 5-9B compares the City’s RHNA to its site inventory capacity. Accounting for projects currently under construction, the Table 5-9A show s the city’s remaining RHNA that needs to be accommodated within the planning period. Looking at the capacity in Table 5-9B and accounting for approved and pending projects, capacity within the DSASP, the vacant site capacity (outside of the DSASP area) and the projected ADUs, the City has a to tal surplus of 2,577 unit s. Breaking this down by income category, the City has a surplus of 861 units in the lower-income (including extremely low- , very low-, and low-income) category, a 263 unit surplus in the moderate-income category, and a 1,454 unit surplus in the above moderate-income category.

CITY OF SANTA ROSA

5 Housing Site Analysis
TABLE 5-9A REMAINING RHNA AFTER UNITS CONSTRUCTED CREDITED Income Category RHNA
Projects Under
Construction - June
30, 2022 and later*
Remaining RHNA
Very Low
1,919 233 1,686
Low
Moderate 771 50 721
Above Moderate 1,995 114 1,881
Total 4,685 397 4,288
Source: ABAG 2021, City of Santa Rosa, December 2022
*See Table 5-1A
TABLE 5-9B S UMMARY OF RESIDENTIAL CAPACITY COMPARED TO THE 6TH CYCLE RHNA BY INCOME CATEGORY
Income
Category
Remaining
RHNA
Approved/
Pending
Project
Capacity
DSASP
Vacant
Site
Capacity
Vacant
Site
Capacity1
Projected
ADUs
Total
Capacity Surplus
Very Low
1,686 725 1,022 454 346
2,567

861 Low
Moderate 721 129 0 732 173 1,034 263
Above
Moderate
1,881 1,616 340 1,435 58
3,449

1,454
Total 4,288 2,470 1,362 2,621 577 7,029 2,577
Source: ABAG 2021, City of Santa Rosa, December 2022
1 Outside of the DSASP area
.

2023 – 2031 Housing Element Page 6-1
6 Housing Constraints

6. Housing Constraints
Governmental Constraints
Governmental regulations can constrain housing produc tion if the regulations increase costs or limit opportunities for housing development. Potential constraints to housing development in Santa Rosa vary by area, but generally could include infras tructure, residential development fees, land use controls, development standards, development and building permit application processing times, and resource preservation.

Land Use Controls
Residential land use control mechanisms used by the city include the general plan, zoning code, design review, building code, growth management program, and inclusionary housing ordinance. The City’s zoning code, general plan, and other ordinances are posted online through the City’s website.

General Plan
The Land Use Element of the Santa Rosa Genera l Plan 2035, amended in 2020, has policies for residential development. Table 6-1 lists general plan land use classi fications that allow residential development, the allowed density, the density midpoint, the Floor Area Ratio (FAR), and a description of the types of residential development that are permitted. Development at the mid-point or higher end of the density range is required in the Medi um Density and Medium Hi gh Density Residential categories (except where topography, parcel configuration, heritage trees, historic preservation, or utility constraints make achieving the mid-point density impossible). Development at the midpoint of the density range is desirable but not required in the Medium Low Density Residential category.

Table 6-1 GENERAL PLAN RESIDENTIAL LAND USE CLASSIFICATIONS Land Use
Density
(gross
units/acre)
Mid-
point
Density
Mid-
point
FAR
Description
Country
Residential 0.05-0.2 - -
Applied to areas outside of the Urban Growth
Boundary in areas with no service by public
water system. Intended for lowest density
residential.

Very Low Density 0.2-2.0 1.0 N/A
Accommodates rural and hillside
developments; intended for single-family
detached units, but cluster single-family and
multifamily may be permitted.

Low Density/
Open Space 2.0-8.0 4.0 N/A
Single-family residential development
assumed at only 80 percent of each site due
to wetlands constraints. Primarily intended for
detached single-family dwellings, but

CITY OF SANTA ROSA

6 Housing Constraints
Land Use
Density
(gross
units/acre)
Mid-
point
Density
Mid-
point
FAR
Description
attached single-family and multiple-family
units may be permitted.

Low Density 2.0-8.0 5.0 N/A
Primarily intended for detached single-family
dwellings, but attached single-family and
multiple-family units may be permitted.

Medium Low
Density 8.0-13.0 10.0 N/A
Intended for single-family residential
development, but single-family detached
housing and multifamily development may be
permitted. Development at the midpoint of
the density range is desirable but not
required.

Medium Density 8.0-18.0 13.0 N/A
Permits a range of housing types, including
single-family attached and multifamily
developments, and is intended for specific
areas where higher density is appropriate.

New single-family detached housing is not
permitted except in historic preservation
districts and historic neighborhoods where
single-family detached units are allowed.

Medium High
Density 18.0-30.0 24.0 N/A
Permits a range of housing types, including
single-family attached and multifamily
developments, and is intended for specific
areas where higher density is appropriate.

Single-family detached housing is not
permitted.

Mobile Home
Park 4.0-18.0 10.0 N/A Mobile homes are the only allowed housing type.

Transit Village
Medium 25.0-40.0 - N/A
Intended to accommodate mixed-use
development within a pproximately one-half
mile of a transit facility. Residential uses are
required, and ground-floor neighborhood-
serving retail and live-work uses are
encouraged.

Transit Village
Mixed Use

40.0 min
(no max) - N/A
Intended to accommodate a well-integrated
mix of higher intensity residential, office, and
commercial uses within one-quarter mile of a
transit facility. Development is designed and
oriented to create a central node of activity at
or near the transit facility.

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2023 – 2031 Housing Element Page 6-3
6 Housing Constraints
Land Use
Density
(gross
units/acre)
Mid-
point
Density
Mid-
point
FAR
Description
Core Mixed Use No max N/A 3.0-8.0
Intended to foster a vital mix of residential,
retail, office, governmental, entertainment,
cultural, educational, and hotel uses to
activate the greater Courthouse Square area
and key transit corridors. The principal
objectives of the CMU designation are to
strengthen the role of this area as a business,
governmental, retail, and entertainment hub
for the region, and accommodate significant
new residential development that will extend
the hours of activity and create a built-in
market for retail, service, and entertainment
uses. High-rise development in all-residential
or mixed-use buildings is envisioned in a
walkable, bikeable environment with public
gathering places such as plazas, courtyards,
or parks and easy access to public transit.

Station Mixed
Use No max N/A 3.0-6.0
Intended to provide for a range of visitor-
serving uses, including retail, restaurants,
entertainment, cultural amenities, and hotels
in proximity to the Downtown SMART station.

While commercial uses are emphasized, new
multifamily housing will also be allowed to
support the daytime an d evening vitality of
the Downtown Station Area.

Maker Mixed Use No max N/A 3.0-6.0
Intended to accommodate a balanced mix of
residential, creative, and maker-oriented
uses, including artisan shops, studios, media
production, printing and publishing,
distilleries and micro-breweries, cannabis,
tech start-ups, research and development
facilities, limited light industrial uses, and
home-based businesses. Multifamily
residential units are encouraged in all-
residential or mixed-use buildings, as are live-
work units.

Neighborhood
Mixed Use No max N/A 2.0-6.0
Intended to encourage new multifamily
residential development in all-residential or
mixed-use buildings, together with a broad
mix of uses that primarily serve local residents,
including professional office, retail,
entertainment, service, and other

CITY OF SANTA ROSA

6 Housing Constraints
Land Use
Density
(gross
units/acre)
Mid-
point
Density
Mid-
point
FAR
Description
neighborhood-scale supporting uses.

Housing development will include low- and
midrise apartments and condominiums and
small-lot single-family attached dwellings
(e.g., duplexes, triplexes, townhomes). Live-
work spaces and maker-oriented uses are
permitted subject to performance standards.

Source: Santa Rosa General Plan 2035 Land Use Element

Zoning Code
The Santa Rosa Zoning Code implements the General Plan. It describes the ty pe of residential uses allowed in each zoning district as well as the building standards, such as required setbacks, maximum height, and parking requirements ( Table 6-2 ). The Zoning Code includes no unusual or onerous provisions that impede the production of housing, either as a whole or for any particular population group; this is proven by the consistent production of new housing in the community. Consistent with Government Code Section 65940. 1(a)(1) related to transparen cy requirements, zoning, and development standards for all parcels within the City are available on the City’s website.

Table 6-2 ZONING DISTRICTS
Zoning District Density (gross
units/acre) Description
Rural Residential (RR) 0.2-2
The RR zoning district is applied to areas of the city
intended to accommodate residential neighborhoods
with compatible agricultural uses, but where the primary uses are residential and compatible accessory uses.

Single-Family
Residential (R-1) 2-13
The R-1 zoning district is a pplied to areas of the city intended to be maintained as residential neighborhoods
comprised of detached and attached single-family
houses, clustered residential hillside projects, and small multifamily projects, together with compatible accessory uses.

Medium Density Multi-
Family Residential
(R-2) and Multi-Family
Residential (R-3)
8-30
The R-2 and R-3 zoning districts are applied to areas of the city appropriate for residential neighborhoods with medium and higher residential densities, to provide home rental and ownership opportunities, and to provide a full range of choices in housing types to improve access to
affordable housing.

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2023 – 2031 Housing Element Page 6-5
6 Housing Constraints
Zoning District Density (gross
units/acre) Description
Mobile Home Park
(MH) 4-18
The MH zoning district is applied to areas of the city
occupied by and intended to be maintained as mobile
home parks.

Transit Village-
Residential
(TV-R)
25-40
The TV-R zoning district is applied to areas within
approximately one-half mile of a transit facility that is appropriate for mixed-use development. Development
should transition from less intense uses at the outlying edges to higher intensity uses near the transit facility.

Residential uses are required, and ground-floor,
neighborhood-serving retail and live-work uses are
encouraged.

Neighborhood Mixed
Use (NMU) Varies
The NMU zoning district is applied to areas within
downtown Santa Rosa to allow for multifamily residential development in all residential or mixed-use buildings and a variety of uses that primarily serve local residents, such as professional office, retail, entertainment, service, and other neighborhood-scale supporting uses. Housing
development will include low- and midrise apartments
and condominiums as well as small-lot single-family
attached dwellings (e.g., duplexes, triplexes, townhomes).

Live-work spaces and maker-oriented uses are permitted
subject to performance standards.

Core Mixed Use (CMU) Varies
The CMU zoning district is applied to areas within
downtown Santa Rosa to foster a mix of residential and
nonresidential uses to activate the greater Old
Courthouse Square area and key transit corridors. New
residential development will serve as a catalyst for
increased activity and create a built-in market for retail, service, and entertainment uses. High-rise development
in all residential or mixed-use buildings is envisioned in a walkable, bikeable environment with public gathering
places such as plazas, courtyards, or parks and easy
access to public transit.

Station Mixed Use
(SMU) Varies
The SMU zoning district is applied to areas within
downtown Santa Rosa to provide for a range of visitor-
serving uses, including retail, restaurants, entertainment, cultural amenities, and hotels in proximity to the
Downtown SMART station. While commercial uses are
emphasized, new multi-family housing will also be
allowed to support the daytime and evening vitality of the Downtown Station Area.

CITY OF SANTA ROSA

6 Housing Constraints
Zoning District Density (gross
units/acre) Description
Maker Mixed Use
(MMU) Varies
The MMU zoning district is applied to areas within
downtown Santa Rosa to emphasize a balanced mix of
residential, creative, and ma ker-oriented uses, including artisan shops, studios, media production, printing and
publishing, distilleries and micro-breweries, cannabis, tech start-ups, research and development facilities, limited light industrial uses, and other home-based businesses. Multi- family residential and live/wo rk units are encouraged in all-residential or mixed-use buildings.

Source: City of Santa Rosa Zoning Code, 2020
*Mixed Use Zoning Districts permit 100 percent residential development.

Development Standards
Zoning regulations for residential zones are shown in Tables 6-3 and 6-4. Standard zoning requires varying setback and building heig ht requirements, depending on the zone. Multifamily zones, particularly the TV-R zone (in Table 6-4), allow limited setbacks and building heights of 45 feet or four stories to accommodate hi gh-density residential projects. For a ffordable housing projects, the City may waive certain zoning standards to improve the feasibility of the project.

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2023 – 2031 Housing Element Page 6-7
6 Housing Constraints
Table 6-3 RESIDENTIAL DISTRICT REGULATIONS
Standard RR-40 RR-20 R-1-6 R-1-7.5 R-1-9 R-1-15
A. Min. lot size
Exterior lots
Interior lots 1 acre 20,000 sf 6,000 sf 7,500 sf 9,000 sf 15,000 sf Corner lots 1 acre 20,000 sf 7,000 sf 8,000 sf 9,500 sf 15,000 sf B. Min. width of lot (ft)
Interior lot at front setback Determined through
subdivision process
60 75 80 80
Exterior lot at front setback 70 75 80 80
C. Max Density 1 unit per
parcel
1 unit per
parcel
1 unit per
parcel
1 unit per
parcel
1 unit per
parcel
1 unit per
parcel
D. Min. setback requirement for main
structure(s) (ft)1
(1) Front Yard2 20 20 15 20 20 20
(2) Rear Yard 20 20 15 20 20 20
a. When abuts R-3 District
b. When abuts an RR or
R-1 District
(3) Side Yard
a. Interior Side Yard 2
1-story portion 5 5 5 10 10 10
2-story portion 5 5 10 10 10 10
3 - s t o r y p o r t i o n
b. Exterior Side Yard 1
c. Corner 20 15 15 15 15 15
(4) Accessory Structures

CITY OF SANTA ROSA

6 Housing Constraints
Standard RR-40 RR-20 R-1-6 R-1-7.5 R-1-9 R-1-15
a. Front 20 20 20 20 20 20
b . R e a r
c. Interior Side 5 52 52 52 52 52
d . E x t e r i o r S i d e
e. Corner Side 2 20 15 15 15 15 15
E. Max. Heights (ft)
(1) Main Building 35 35 35 35 35 35
(2) Accessory Structure 16 16 16 16 16 16
F. Max Lot Coverage
(by structures) 40% 40% 40% 40% 40% 40%
G. Floor Area Ratio (FAR)
Table 6-4 RESIDENTIAL DISTRICT REGULATIONS, CONTINUED
District R-2 R-3-10 R-3-15 R-3-18 R-3-30 R-3-HD TV-R NMU/

CMU/SMU
A. Min. lot size (sq ft)
Exterior lots 7,000 7,000 7,000 7,000 7,000 7,000 0 0-10 Interior lots 6,000 6,000 6,000 6,000 6,000 6,000 0 0-10 B. Min. width of lot (ft)
Interior lot at front setback 60 60 60 80 80 80 0 0-10
Exterior lot at front setback 70 70 70 90 90 90 0 0-10
C. Max Density 1 unit per
3,000 sf
1 unit per
4,300 sf
1 unit per
2,900 sf
1 unit per
2,400 sf
1 unit per
1,450 sf
Determined
by CUP
25 to 40
units per
acre
n/a
D. Min. setback requirement for
main structure(s) (ft)
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2023 – 2031 Housing Element Page 6-9
6 Housing Constraints
District R-2 R-3-10 R-3-15 R-3-18 R-3-30 R-3-HD TV-R NMU/

CMU/SMU
(1) Front Yard1 10 10 10 10 10 10 0 1 5-12
(2) Rear Yard 15 15 15 15 15 15 0 1 0
a. When abuts R-3 District 15 0 0 0 0 0 0 1 0
b. When abuts an RR or R-1
District 20 20 20 20 20 20 0 1 5
(3) Side Yard
a. Interior Side Yard2
1-story portion 5 5 5 5 5 5 0 1 0
2-story portion 10 10 10 10 10 10 0 1 0
3-story portion 15 15 15 15 15 15 0 1 0
b. Exterior Side Yard1 10 10 10 10 10 10 0 1 0
(4) Accessory Structures
a. Front 20 20 20 20 20 20 0 1
b. Rear 5 5 5 5 5 5 0 1
c. Interior Side 5 5 5 5 5 5 0 1
d. Exterior Side 15 15 15 15 15 15 0 1
E. Max. Heights (ft)
(1) Main Building (ft) 35 35 35 45 45 4 stories 3 4
stories3 No limit
(2) Accessory Structure 16 16 16 16 16 16 16 16
F. Max Lot Coverage (by
structures) 50% 50% 55% 60% 65% 75% 100% 75%
G. Floor Area Ratio (FAR) --- --- --- --- --- --- --- 2.0-6.0

CITY OF SANTA ROSA

6 Housing Constraints
District R-2 R-3-10 R-3-15 R-3-18 R-3-30 R-3-HD TV-R NMU/

CMU/SMU
Source: City of Santa Rosa Zoning Code, 2020.

Note: This table is for reference only. See Santa Rosa Zoning Code for additional information.

1. A one-story structural portion may project 6 feet and stairs and landings may project 10 feet into setback

2. Where abutting an R-3 district, setbacks are reduced from 0 to 10 feet, depending on zoning district. 3 Except for properties that abut residential and historic residential uses and zoning districts, maximum height shall transition down to a maximum of 3 stories adjacent to the residential property.

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2023 – 2031 Housing Element Page 6-11
6 Housing Constraints
Parking Requirements
Providing sufficient parking for vehicles is an esse ntial part of good plan ning. At the same time, however, excessive parking requirements can be a ba rrier to developing new housing at a range of densities necessary to facilitate a ffordable housing. The City’s Zoni ng Code establis hes residential parking standards, as summarized in Table 6-5. The City currently requires at least one parking space for every staff member on duty at emergency sh elters, in compliance with California Government Code Section 65583(a)(4)(A)(ii).

The City has found these requirements to be sufficient but not excessive. Parking reductions of up to 100 percent may be granted if the review authority finds that special circumstances exist and that the proposed number of spaces is sufficient for the safe , convenient, and efficient operation of the use.

Parking reductions in excess of 25 percent require approval of a Minor Conditional Use Permit or Conditional Use Permit. Parking requirements are further reduced within the North Santa Rosa Station Area and are eliminated in the Downtown Station Area. Parking requirements are also reduced for multifamily affordable housing projects and senior housing projects Table 6-5 RESIDENTIAL PARKING STANDARDS
Unit Type Number of Parking Spaces Required
Vehicle Bicycle
Accessory Dwelling Unit
1 space in addition to that required
for the primary single-family
dwelling unit, unless exempted by
Section 20-42.130.E.9 of the Santa
Rosa Zoning Code
None
Junior Accessory Dwelling
Unit None None
Downtown Residential Unit
(in Downtown Station Area
Specific Plan)
No minimum
1 space per 4 units, if units do
not have a private garage of
private storage space for bicycle
storage
Duplex, Multifamily Dwelling,
Rowhouse, Condominium,
and Other Attached
Multifamily and Single-Family
Dwellings, including
Multifamily in a Small-Lot
Subdivision
Studio and 1-bedroom units—
1 covered space plus 0.5 visitor
spaces per unit 1 space per 4 units, if units do
not have a private garage of
private storage space for bicycle
storage
2 or more-bedroom units—
1 covered space plus 1.5 visitor
spaces per unit
Emergency Shelter
1 space for every 10 beds provided,
plus 1 space for each staff person
on duty

CITY OF SANTA ROSA

6 Housing Constraints
Unit Type Number of Parking Spaces Required
Vehicle Bicycle
Group quarters (including
boarding/rooming houses,
dormitories, organizational
houses)
1 space for each sleeping room or
1 space for each 100 square feet of
common sleeping area
1 space per room
Mixed-Use Projects Parking reduced up to 50 to 75
percent of the required parking
Aggregate of requirements for
each separate use.

Live-Work and Work-Live
Units 2 spaces for each unit
1 space per 4 units, if units do
not have a private garage or
private storage space for bike
storage.

Mobile Home Parks 1.75 spaces per unit 0.5 spaces per unit Multifamily Affordable
Housing Project
Studio/1 bedroom unit—1 space
per unit.
1 space per 4 units, if units do
not have a private garage of
private storage space for bicycle
storage
2 or more bedrooms—2 spaces
per unit.

Senior Housing Project
1 space per unit with 0.5 of the
spaces covered, plus 1 guest
parking for each 10 units.
1 space per 8 units, if units do
not have a private garage of
private storage space for bicycle
storage
Senior Affordable Housing
Project 1 space per unit
1 space per 8 units, if units do
not have a private garage of
private storage space for bicycle
storage
Single-Family Dwelling -
Detached
Standard lot—4 spaces per unit, 1
of which must be on-site, covered,
and outside setbacks. The
remaining 3 spaces may be on-site
(in the driveway and tandem) or
on a public or private street when
directly fronting the lot.

None
Flag lot—2 spaces per unit, 1 of
which must be covered, both of
which must be located outside the
required setback area; plus 2 on-
site, paved guest spaces located
outside the required setbacks and
which may be tandem.

Single Room Occupancy
Facilities 0.5 spaces per unit
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2023 – 2031 Housing Element Page 6-13
6 Housing Constraints
Unit Type Number of Parking Spaces Required
Vehicle Bicycle
Supportive Housing None if located within ½ mile of a public transit stop. Otherwise, subject to the same requirements as other residential uses.

Transitional Housing Subject to the same requirements as other residential uses.

Source: Santa Rosa Municipal Code Chapter 20-36 Parking and Loading Standards.

Typical Densities for Development
Santa Rosa is a large, urban comm unity centrally located in rural Sonoma County. It is bisected by US Highway 101 and is bounded by mountains on th e north, east, and south, and the Laguna Santa Rosa on the west. Santa Rosa is the largest city in Sonoma County (2018 population, 177,586). The City’s boundary includes about 41 square miles; an other 4 square miles lie within its Urban Growth Boundary (UGB).

Since its incorporation in 1868, with an area of ab out one square mile and 900 residents, Santa Rosa has evolved into the commercial, financial, medical, and industrial center of the North Bay. Santa Rosa is also the largest city between San Francisco and Eugene, Oregon. Santa Rosa has a traditional downtown, which, together with the nearby Santa Rosa Junior College (JC) area, holds approximately one-quarter of the 16.5 million square feet of comm ercial/office space in the UGB. About half of the city’s commercial acreage (660 acres of a total of 1,370 acres) is in strip retail uses. Another 10.6 million square feet of industrial space is scattered in peripheral locations. The city’s residential neighborhoods are diverse, ranging from the traditional—such as JC, Burbank, and West End—with grid street patterns and moderately high densities, to low-density hillside neighborhoods such as Chanate/Hidden Valley, Rincon Valley, and Fountaingrove. With the exception of downtown, land uses are contained in single-use distri cts, and mixed-use (residential an d nonresidential) development is sparse. Approximately 16 percent of the land (approximately 4,655 acres of a total of 29,140 acres) in the UGB is vacant.

The city is a built-out community with few remaini ng large undeveloped parcels within city limits.

Typical single-family residential lots in the R-1 zone vary in size from approximately 3,500 to 20,000 square feet and support one si ngle-family home and accessory dwelling unit each. Single-family residential lots in the R-2 zone can accommodate between 8 to 18 units per acre. Mixed use projects are required to comply with the density range of the underlying General Plan land use designation or zoning district. Typical single-family lots are 6 units per acre and ty pical multifamily densities are 24 units per acre. In the previous planning period, no sites identified to accommodate the lower-income RHNA in the inventory were develo ped with less than the minimum a llowable density of the zone in which the site is located.

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Since its incorporation in 1868, with an area of ab out one square mile and 900 residents, Santa Rosa has evolved into the commercial, financial, medical, and industrial center of the North Bay. Santa Rosa is also the largest city between San Francisco and Eugene, Oregon. Santa Rosa has a traditional downtown, which, together with the nearby Santa Rosa Junior College (JC) area, holds approximately one-quarter of the 16.5 million square feet of comm ercial/office space in the UGB. About half of the city’s commercial acreage (660 acres of a total of 1,370 acres) is in strip retail uses. Another 10.6 million square feet of industrial space is scattered in peripheral locations. The city’s residential neighborhoods are diverse, ranging from the tr aditional—such as JC, Burbank, and West End—with grid street patterns and moderately high densities, to low-density hillside neighborhoods such as Chanate/Hidden Valley, Rincon Valley, and Fountaingrove. With the exception of downtown, land uses are contained in single-use distri cts, and mixed-use (residential an d nonresidential) development is sparse. Approximately 16 percent of the land (approximately 4,655 acres of a total of 29,140 acres) in the UGB is vacant.

Density Bonus
Under current state law (Government Code Section 65915), cities and counties must provide a density increase up to 80 percent over the otherwise maximum allowable residen tial density under the municipal code and the land use element of the general plan (or bonuses of equivalent financial value) when builders agree to construct housing developments with 100 percent of units affordable to low- or very low-income households.

The City’s density bonus ordinance allows for density bonus from 35 to 50 percent and allows a 100 percent density bonus for housing development projects with 80 percent moderate-income units and 20 percent low-income units. The density bonus ordi nance also allows bonuses of up to 100 percent of the total units within the specified areas of th e Downtown and North Statio n Specific Plan areas.

The City of Santa Rosa has in cluded Program-34 to ensure co mpliance with current state law (Government Code (GC) Section 65915).

Zoning for a Variety of Housing Types
Housing element law specifies that jurisdictions must identify adequa te sites to be made available through appropriate zoning and development stan dards to encourage the development of various types of housing for all economic segments of the population. This includes single-family housing, multifamily housing, manufactured housing, mobi le homes, emergency shelters, and transitional housing, among others.

The Zoning Code outlines residential development permitted by right (P), permitted with a minor use permit (MUP), or upon approval of a conditional use permit (CUP). Table 6-6 illustrates permitting requirements by zone for various residential uses in Santa Rosa.

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Table 6-6 HOUSING TYPES PERMITTED BY ZONING DISTRICT
Residential Use RR R-1 R-2 R-3 MH NMU TV-R
Agricultural Employee Housing <6 P P P P P P P
Agricultural Employee Housing 7+1 MUP MUP MUP MUP MUP MUP MUP Community Care <6 P P P P P P P
Community Care 7+ MUP MUP MUP MUP MUP MUP MUP
Emergency Shelter2 CUP CUP CUP CUP CUP CUP CUP
Mobile Home Park CUP CUP CUP CUP CUP CUP –
Mobile Home Unit P P P P P P P
Multifamily Dwelling MUP MUP P P – P P
Residential Mixed Use MUP MUP MUP MUP MUP P P
Rooming or Boarding House P P P P – P P
Single Room Occupancy Unit3 – – – – – – –
Accessory Dwelling Unit P P P P – P P
Single-Family Dwelling4 P P P 4 P 4 – P 3 P3
Supportive Housing5 P4 P 4 P P P P P
Transitional Housing5 P4 P 4 P P P P P
Source: City of Santa Rosa Zoning Code, 2021.
1 Currently, a minor use permit is required for new agric ultural employee housing of more than 7 people. The City has included Program H-38 to amend the zoning code to allow agricultural employee housing of no more than 36 beds in a group quarters, or 12 units de signed for use by a single family or household, the same as an agricultural use.
2 Emergency shelters with 50 beds or less are permitted by right (no discretionary review) in the General Commercial (CG) district. In all other zones, emergency shelters require conditional use permits. 3 Single-room occupancy facilities are permitted in the CG, CSC, CD-5, CD-7, and CD-10 zoning districts, subject to design review and approval of a conditional use permit.

4. Single-family dwellings a llowed only as attached units.

5. A minor use permit is required for the construction of new multifamily supportive and transitional housing units in an RR or R-1-6 zoning district, similar to construction of a new traditional multifamily unit in an RR or R-1-6 zone.

A new supportive or transitional housing use occupying an existing multifamily residence in an RR or R-1-6 zoning district is a permitted use requiring only a zoning clearance. The City has included Program H-38 to amend the zoning code to allow transitional and supportive housing consistent with Government Code Section 65651(a).

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Housing for Persons with Disabilities
The City of Santa Rosa incorporates the Federal Fair Housing Act and the California Fair Employment and Housing Act of 1964 as part of its building requirements. These two statutes address the fair housing practices, which include practices agains t housing discrimination toward persons with disabilities. In compliance with Government Code Section 65583, the city permits supportive housing for persons with disabilities in any residential zone that permits residential uses of a similar type in the same zone.

Reasonable Accommodations. The City adopted a Reasonable Accommodation Ordinance in 2004 that gives persons with disabilities a procedure to seek equal access to housing under the federal Fair Housing Act and the California Fair Employment an d Housing Act in the application of zoning laws and other land use regulati ons. Reasonable accommodation requests are reviewed by the Zoning Administrator, with the exception of those submitted for concurrent review with another discretionary land use a pplication, in which case the request will be reviewed by the authority reviewing the discretionary land us e application. The written decision to grant or deny a request for reasonable accommodation will be consistent with the Acts and shall be based on consideration of the following factors:
» Whether the housing, which is the subject of the request, will be used by an individual disabled under the Acts.
» Whether the request for reasonable accommodat ion is necessary to ma ke specific housing available to an individual with a disability under the Acts. » Whether the requested reasonable accommodat ion would impose an undue financial or administrative burden on the City.
» Whether the requested reasonable accommodat ion would require a f undamental alteration in the nature of a City program or law, including but not limited to land use and zoning. » Potential impact on surrounding uses.
» Physical attributes of the property and structures.
» Other reasonable accommodations that may provide an equivalent level of benefit.

Program H-38 has been included for the City to rev iew the current reasonable accommodation procedure and ensure the required findings, specifically the findin g regarding potential impacts on surrounding uses, are not potential barriers to housing for persons with disabilities.

Accessibility Requirements . The City follows state and federa l regulations that require any new residential construction of three or more apart ments or four or more condominium units to be accessible and/or adaptable to disabled persons. The City applies standard conditions of approval to residential development projects reflecting this mandate. The North Santa Rosa Station Area Specific Plan, adopted in 2012, builds on this standard and requires that a minimum of 10 percent of new units in townhome projects be designed to be habitabl e by persons with disabilities (Specific Plan Policy JANUARY 2023

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AH-3.2). The Downtown Station Area Specific Plan (updated 2020) includes a policy to locate buildings that specifically serve individuals with disabilities near accessible pathways to transit and public services (LU-1.6).

The City has adopted the 2019 California Building Code, which includes universal design standards for new multifamily residential develo pments. Universal design is an inclusive design approach that integrates basic accessibility feat ures into newly constructed reside ntial units. The universal design standards make more structures accessible to disa bled persons who are not necessarily residents of the structures. The City implements universal desi gn standards in residential building design and through mandating that residential building designs follow ADA requirements for multifamily projects as well as any housing developments that use the density bonus program or state or federal funding.

Other amendments made to the code have not diminished the ability to accommodate persons with disabilities.

Separation Requirements. The City’s municipal code does not impose any separation requirements for group homes or residential care facilities.

Site Planning Requirements. The site planning requirements for supportive housing and community care facilities are no different than for other residential uses in the same zone.

Definition of “Family.” The Santa Rosa Municipal Code defines a family as an individual, or two or more persons, related by blood, marriage, or adoption; a group of unrela ted persons which, if numbering five or more persons, must be living together as a group in a dwelling unit, using common cooking facilities, and as a group bear th e generic characteristic s of a family as a relatively permanent household.

Program H-38 has been included to amend this definition to not limit family by size or relation such that it does not impede the ability of persons with disabilities to locate housing.

Emergency Shelters
The California Health and Safety Code (Section 50801) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or households may be denied emergency shelter because of an inability to pay.”
Government Code Sections 65582 and 65583(a)(5)) re quire jurisdictions to allow emergency shelters without a conditional use permit. Within identi fied zones, only objective development and management standards may be applied, given that they are designed to encourage and facilitate the development of or conversion to an emergency shelter.

The Santa Rosa Municipal Code currently allows emergency shelters with 50 or fewer beds permitted by right in the General Commercial (CG) zone district.

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The General Commercial zone is the best suit ed zone to accommodate an emergency homeless shelter by right. Areas designated Retail Business Service and zoned CG are the most likely to offer convenience services such as groceries, pharmacies, and shops. In addition, transit service is most accessible in these areas since the majority of Retail and CG designations are along arterial streets where buses run.

As of March 2022, there were 100 vacant parcels with the CG zoning, ranging in size from 0.07 to 7.5 acres, with most parcels being 0.1 to 4.15 acres and totaling 73.5 acres.

Emergency shelters are also permitted with approval of a conditional use permit in all residential and commercial zoning districts.

The City’s municipal code allows emergency shelters with 50 beds or less in the CG Zoning District to be exempt from design review. Development standards for emergency shelters are:

1. Maximum number of beds. As determined by CU P, except that a maximum of 50 beds shall be permitted, by right, in the CG Zoning District.

2. Length of stay. Temporary shelter shall be available to residents for no more than 180 days in any 12-month period.

3. Intake/waiting area. A client intake/waiting area shall be provided at a minimum of 10 square feet per bed provided at the facility, with a mi nimum of 100 square feet . Said intake/waiting area shall be in a location not adjacent to the public right-of-way. If located at the exterior of a building, the intake/waiting area shall be visually separated from public view by a minimum of six-foot-tall visually screening mature land scaping or a minimum six-foot-tall decorative masonry wall and shall provide consideration for shade/rain provisions.

4. Lighting. Adequate external lig hting shall be provided for se curity purposes in compliance with Section 20-30.080.

5. Security. Security personnel shall be provided during the hours that the emergency shelter is in operation.

6. On-site management. At least one facility manager shall be on-site at all hours that the facility is open. Additional support staff shall be provided, as necessary, to ensure that at least one staff member is provided in all segregated sleeping areas, as appropriate.

Low Barrier Navigation Centers
Government Code Section 65662 requires that the development of low-barrier navigation centers be developed as a use by right in zones where mixed-us es are allowed or in nonresidential zones that permit multifamily housing. For a navigation center to be considered “low barrier,” its operation should incorporate best practices to reduce barriers to entry, which may include, but are not limited to:

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» Permitting the presence of partners if it is no t a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth. » Permitting pets.
» Providing the ability to store possessions.
» Providing privacy, such as private rooms or part itions around beds in a dormitory setting or in larger rooms with multiple beds.

Program H-38 has been included to comply with Government Code Section 65662.

Supportive and Transitional Housing
Supportive housing is defined by Section 50675.14 of the Health and Safety Code as housing with linked on- or off-site services, with no limit on the length of stay, and which is occupied by a target population as defined in Health and Safety Code Section 53260 (i.e., low-income persons with mental disabilities, AIDS, substance abuse, chronic health conditions, or persons whose disabilities originated before the age of 18). Services linked to supportive housing usually focus on retaining housing, living and working in the community, and/or health improvement.

Transitional housing is defined in Section 50675.2 of the Health and Safety Code as rental housing for stays of at least six months but where the units ar e recirculated to another program recipient after a set period. It may be designated for a homeless individual or family transitioning to permanent housing. This housing can take ma ny structural forms, such as group housing and multifamily units, and may include supportive services to allow indivi duals to gain necessary life skills in support of independent living.

Pursuant to Government Code Section 65583(a)(5 ), transitional and supportive housing types are required to be treated as residential uses and subject only to those restrictions that apply to other residential uses of the same type in the same zone. The City’s municipal code allows supportive housing and transitional housing by right in all resi dential districts. In the Rural Residential (RR) and Single-Family Residential (R -1) districts, a minor use permit is required for the construction of new multifamily supportive or transitional housing units in an RR or R-1-6 zoning district, similar to construction of a new traditional multifamily unit in an RR or R-1-6 zone. The construction of new multifamily supportive housing units does not requ ire a minor use permit when the proposed use meets each of the requirements of Government Code Section 65651. A new supportive or transitional housing use occupying an existing multifamily residence in an RR or R-1-6 zoning district is a permitted use requiring only a zoning clearance. The City has included Program H-38 to develop a processing procedure to allow for the approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater, without a conditional use permit or other discretionary review in a ll zoning districts where multi-unit and mixed-use development is permitted (Government Code Section 65651(a).

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Extremely Low-Income Housing
Extremely low-income households typically consist of persons with special housing needs, including, but not limited to, persons experiencing homeless ness or at risk of homelessness, persons with substance abuse problems, and farmworkers. Government Code Section 65583 requires the quantification and analysis of existing and pr ojected housing needs of extremely low-income households. Housing Elements must also identify zoning to encourage and facilitate supportive housing and single-room occupancy units.

Currently, the City allows single-room occupancy facilities and units in the CG and CSC zoning districts subject to design review and approval of a condit ional use permit. Single-r oom occupancy facilities are allowed in the CMU, SMU, and MMU zoning distri cts, subject to design review and approval of a minor conditional use permit. Additionally, to en courage and facilitate the development of housing affordable to extremely low-income households, the city has included Program H-25.

Residential Care Facilities
Health and Safety Code Sections 1267.8, 1566.3, and 1568.08 require loca l governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other by-right single-family housing us es. “Six or fewer persons” does not include the operator, the operator’s family, or persons employed as staff. Local agencies must allow these licensed residential care facilities in any area zone d for residential use and may not require licensed residential care facilities for six or fewer persons to obtain conditional use permits or variances that are not required of other family dwellings.

Residential care facilities are considered a type of community care facility in the City’s municipal code.

Community care facilities with si x or fewer persons are permitted in all residential zones, and community care facilities with seven or more are permitted with approval of a minor use permit in all residential zones. The City has included Program H-38 to allow facilities for seven or more persons only subject to the restrictions that apply to other residential uses of the same type in the same zone.

Agricultural Employee Housing
Health and Safety Code Section 17 021.5 requires employee housing for six or fewer persons to be treated as a single-family structure and residential use. No conditional use permit, zoning variance, or other zoning clearance shall be required for this ty pe of employee housing that is not required of a family dwelling of the same type in the same zo ne. Section 17021.6 requires that employee housing consisting of no more than 36 beds in group quarters (or 12 units or less) designed for use by a single family or household to be treated as an agricultural use. No conditional use permit, zoning variance, or other zoning clearance shall be required for this type of employee housing that is not required of any other agricultural activity in the same zone.

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housing over six residents. The city has included Program H-38, which will amend the municipal code to comply with Health and Safety Code Sections 17021.5 and 17021.6.

Accessory Dwelling Units and Junior Accessory Units
Accessory dwelling units (ADU), al so called “second units” in the zoning code, are attached or detached residential dwellings that provide comple te, independent living fac ilities for one or more persons. That is, they include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as a single-f amily dwelling. To comply with Go vernment Code Section 65852.2, ADUs must be permitted ministerially subject to objective design standards.

Junior accessory dwelling units (JADU) are ADUs of less than 500 square feet and must be permitted within the walls of the proposed or existing single -family dwelling. An existi ng bedroom or interior entry into the single-family home is not required for JADUs. Currently, ADUs and JADUs are permitted within all zones where single-family and multifamily dwellings are permitted.

The city permits ADUs and JADUs on any lot that a llows a single-family or multifamily residential use and includes a proposed or existing dwelling.

ADUs and JADUs offer an opportunity for homeowne rs to earn additional income and provide an opportunity for affordable housing units.

Manufactured Homes
Under California Government Code Section 65852.3 through 65852.5, jurisdictions must allow certified manufactured homes on all lots zoned for conventiona l, stick-built single-family dwellings. The only difference in regulation between manufactured homes and conventional single-family dwellings may be with respect to architectural requirements. The Santa Rosa Zoning Code currently allows manufactured homes the same as any other single-family dwelling.

Local Processing and Permit Procedures
The City is committed to efficient development a pplication processing, and it has an adopted policy related to application review and processing. The development review process has been streamlined in accordance with the Council-ad opted Development Process Review report (1993), which set forth processing time objectives. These include a goal of limiting processing time to no more than 120 days from the date of application submittal to the firs t action by a decision-making body, with 30 days between sequential actions, 42 days for the firs t engineering plan check, and 15 days for each subsequent check. The City Council has also initia ted implementation of a Two Plan Check Process for engineering plans and requirem ents for neighborhood meetings in residential neighborhoods prior to formal application submit tal to streamline the development review process. City staff also conducts optional Development Review Pre-Applicat ion meetings with applicants to provide early issue identification for development projects.

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Table 6-7 PROCESSING PROCEDURES BY PROJECT TYPE
Procedure Steps Estimated Time (in Weeks)
Single Family Unit
Step 1: Design Review 0 days (not required)
Step 2: Building Permit 2 to 3 months
Estimated Total Processing Time 8 to 12 weeks
Multifamily
Step 1: Design Review 4 to 8 months
(Range includes reduced review options)
Step 2: Building Permit 3 to 4 months
Estimated Total Processing Time 7 to 12 months
Subdivision
Step 1: Tentative Map/Tentative Parcel Map 5 to 10 months Step 2: Improvement Plans/Final Map Review 3 months
Step 3: Grading Permit 1 to 2 months
Estimated Total Processing Time 9 to 15 months
Source: City of Santa Rosa, 2022.

Table 6-8 TIMELINES FOR PERMIT PROCEDURE
Type of Approval or Permit Typical Processing Times Approval Body Minor Use Permit 3-5 months Zoning Administrator
Ministerial Review 1 day-2 months Director of Planning and Economic Development
Conditional Use Permit 6 – 8 months Planning Commission Zoning Map Amendment 9 – 12 months City Council
General Plan Amendment 9 – 12 months City Council
Site Plan Review 6 – 8 months Planning Commission
Minor Design Review/Reduced
Review Authority Design Review 4 – 5 months
Zoning Administrator
Architectural/Major Design
Review 6 – 8 months Design Review Board
Tentative Parcel Maps 5 – 7 months Subdivision Committee Tentative Maps 9-10 months Planning Commission
Negative Declaration/
Mitigated Negative Declaration 8 – 12 months
Zoning Administrator,
Design Review Board, or
Planning Commission
Environmental Impact Report 18-36 months City Council Source: City of Santa Rosa, 2022.

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Approval to Building Permit
After the City approves a project, such as at Planning Commission or City Council hearing, it becomes the applicant’s responsibility to initiate the steps to secure building permits and construct the project.

These steps include obtaining state or regional permit s, and paying fees as outlined in a project’s conditions of approval. Other necessary actions include:
» Completing construction drawings
» Recording subdivision (final) maps (applies to ownership projects) » Retaining contractors
» Obtaining utility approvals, required easements, and rights of entry The length of time between a project’s approval and building permit issuance in many cases is determined by the applicant. The City’s initial review for both civil plan and building permit approval is typically 12 to 16 weeks, with a subsequent re view, if corrections are ne cessary, to be completed within 1 to 3 weeks. The time the applicant takes to make corrections between these reviews varies, but once a project begins the construction plan review process, the followi ng general timelines can typically be achieved with responsive applicants:
» Civil plan approval (e.g., grading, water, sewer, streets): 3 to 6 months » Building permit approval: 1 to 3 months
Design Review
General Plan policy requires that all new architectural and site desi gns be of superior quality to improve and add to Santa Rosa’s attractiveness. Santa Rosa has design guidelines that implement the design objectives of the General Plan.

The City’s Design Guidelines were first adopted in 1973, and revised guidelin es were most recently adopted in 2020, following adoption of the Downtown Station Area Specific Plan. The City requires project consistency with adopted design policies. General design policies re quire proposals to be compatible and sensitive to su rrounding land uses; offer a co mplete design concept where architecture, site planning, materials, and landscaping exhibit a thoughtful relationship to the natural and built environment, and provid e human interest while enhancing the placem aking or livability of an area. New proposals are not subject to unusual or especially restrictive conditions.

Design Review Process
The City of Santa Rosa requires the Design Review Board or Zoning Administrator to adopt a formal resolution approving the design of projects for all projects that require a Building Permit. The steps are:

1. Applicant submittal of an application for Desi gn Review, including all required submittal documents.

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2. Referral to City departments and outside ag encies for review, and project review by Planning staff, considering the location, desi gn, site plan configuration, and the overall effect of the proposed project upon surround ing properties and the City in general and comparing the proposed project to the Gene ral Plan, any applicable specific plan, applicable Zoning Code standards and require ments, consistency of the project with the City’s Design Guidelines, architectural criteria for special area s, and other applicable City requirements.

3. Preparation of project findings and conditions of approval.

4. Public notice and hearing for action.

5. Streamlined process for housing projects within the City’s PDAs sunsets in December 2023.

The City has not yet determined the approach fo r after December 2023, but has included language in Program H-37 to review and determine if the streamlined process should be continued.

Design Review Findings
Design Review approval shall require that the review authority first find all of the following:
» The design and layout of the pr oposed development is of superi or quality, and is consistent with the General Plan, any app licable specific plan, applicab le Zoning Code standards and requirements, the City’s Design Guidelines, architectural criteri a for special areas, and other applicable City requirements (e.g., City policy statements and development plans); » The design is appropriate for the use and location of the proposed development and achieves the goals, review criteria and findings fo r approval as set forth in the framework of Design Review (Design Guidelines, Introduction, subsection C); » The design and layout of the proposed deve lopment will not interf ere with the use and enjoyment of neighboring existing or future developments; » The architectural design of the proposed development is compatible with the character of the surrounding neighborhood;
» The design of the proposed development w ill provide a desirable environment for its occupants, visiting public, and its neighbors through the appropriate use of materials, texture, and color, and would remain aesthetically appealing and be appropriately maintained; » The proposed development will not be detrimental to the public health, safety, or welfare or materially injurious to the properties or improvements in the vicinity; and » The proposed project has been reviewed in compliance with the California Environmental Quality Act (CEQA).

Project Example Stony Point Flats, a 50-unit affordable housing project, and 420 Mendocino, a 116- unit housing project in the Downtown Station Area Specific Plan area, both underwent design review.

This process did not delay approval for either proj ect—Stony Point Flats was entitled 123 days after application submittal, and the 420 Mendocino project was entitled in 75 days.

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To ensure the City’s design review does not act as a constraint on the development of housing, the city monitor the length of the approval process, and will review and revise the subjective design review findings, as necessary Program H-40.

Objective Design Standards
The City’s zoning code includes objective design standards for by-right housing. Typically, new residential development is required to go through the City’s discretionary design review process, which includes review for compliance with the City ’s design guidelines. The design guidelines are subjective in nature and demonstr ate preferences while allowing disc retion and flexibility; therefore, they cannot be enforced through a streamlined mi nisterial process. For residential development projects eligible for streamlined and ministerial processing, the City’s objective design standards aim to incorporate the intent of the Santa Rosa Design Guidelines to the greate st extent possible while complying with the intent of State legislation to facilitate and expedite the construction of housing in Santa Rosa. These standards include the following:
» Neighborhood compatibility . Residential projects across th e street from single-family neighborhoods shall orient the buildings to the street with individual entries, patio areas, and landscaping facing the single-family homes. Parking lot areas and carports shall not be located along single-family neighborhood street frontages. Duplexes , triplexes, and fourplexes abutting single-family neighborhoods shall includ e individual front doors and interior stairs (when stairs are needed). When determined ne cessary by a noise assessment, sound walls shall include an earth berm and landscaping.
» Building design. Buildings shall carry the same theme on all elevations. Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable. Blank walls shall be less than 30 feet in length along sidewalks, pedestrian walks, or publicly accessible outdoor space areas.

Buildings over three stories must provide a ground-floor elevation that is distinctive from the upper stories. Trim surrounds shall be provided at all exterior window and door openings. At least two materials shall be used on any building frontage, in addition to glazing and railings.

A minimum of 5/8 inch thickness is required for panel siding. » Massing and articulation. A minimum of two features—such as balconies, cantilevers, dormers, bay windows, patios, individualized entries, an d accent materials—shall be incorporated into each project building. A minimum one-foot offset is required for any wall plane that exceeds 30 feet in length. Buildings over three stories tall shall have major ma ssing breaks at least every 100 feet along any street frontage or adjacent to a pu blic park, publicly accessible outdoor space, or designated open space. Buildings shall have minor massing breaks at least every 50 feet along the street frontage. Rooflines shall be vertically ar ticulated at least every 50 feet along the street frontage.
» Outdoor/common space. Each multifamily unit shall have a minimum of 40 square feet of private outdoor space. Common useable open spac e is required for all multifamily projects

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with more than 10 units. A minimum of 60 perc ent of the common usab le open space shall be provided as a landscaped gr een area or garden, with the remaining area in hardscape.

Outdoor seating shall be provided at common usable open space areas and outside of laundry facilities. Multifam ily developments (except se nior-restricted multifamily developments) exceeding 22-bedroom units shall have two outdoor areas, one for adults and one for a child play area. Multifamily develo pments (except senior-r estricted multifamily developments) exceeding 100 units shall have three open space areas, one for adults, one for teenagers, and one for younger children. Th e above standards may differ within the Downtown Station Area Specific Plan boundary.
» Site design. When dwelling units are abutting open space areas, a minimum of one window from each dwelling shall be located to overlook common area. Garages and carports shall be designed to include a minimum of two of the fo llowing from the main building(s): materials, detailing, roof materials, and colors. Controlled entrances to parking fa cilities (gates, doors, etc.) shall be a minimum of 18 feet from the back of the sidewalk. Where bicycle parking is not visible from the street, directional signage shall be includ ed at the main building entrance.

Screen all parking areas, covered and uncovered, from public street frontages. » Accessory elements . Perimeter fencing utilized along publ ic streets shall be constructed of decorative iron, pre-painted welded steel, or wood picket material. The height of solid fencing between private yards and common open spaces shall be limited to four and one-half feet. If a six-foot fence is desired, the top 18 inches should allow for vision in and out of the yard.

Screen rooftop equipment from visibility. Screen all exterior trash, recycling, and storage utility boxes; wood service poles; electric and ga s meters; fire sprinkler valves and backflow preventers; and transformers. Provide refuse co ntainers in accordance with Santa Rosa’s Municipal Code.

Senate Bill 330 Procedure
SB 330, the Housing Crisis Act of 2019, estab lished specific requirements and limitations on development application procedures . Housing developments for whic h a preliminary application is submitted that complies with applic able general plan and zoning standards is subject only to the development standards and fees that were applicable at the time of submittal. This applies to all projects unless the project square footage or unit count changes by more than 20 percent after the preliminary application is submitted. The developer must submit a full application for the development project within 180 days of submitting the preliminary application.

The City of Santa Rosa offers an optional Deve lopment Review Pre-Applic ation Meetings for all development proposals to advise a prospective applicant of current City standards and requirements and to identify issues in an effort to shorten th e length of time required to process a development proposal once it has been accepted for processing. Pre-application meetings have helped to shorten the review process and allow for better communication between applicants and City departments.

The City updated its Planning Applications in 2020, and limit requests for materials to those identified JANUARY 2023

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on Planning Applications. The City has established an application process related to SB 330 and makes the preliminary application available on the City’s website.

Senate Bill 35 Approvals
SB 35 requires jurisdictions that have failed to meet their RHNA to provide a streamlined, ministerial entitlement process for housing deve lopments that incorporate afford able housing. The City has an established process that specifies the SB 35 streamlining approval pr ocess and standards for eligible projects. The established procedure has aided in minimizing the review time required for development processes and, in turn, reducing costs to develope rs, which may increase the housing production in the City. The City has also processed the following projects under SB 35. » Bennett Valley Affordable Housing – Approved April 22, 2021 » The Cannery at Railroad Square – Approved August 24, 2020 » Mahonia Glen (formerly One Calistoga) – Approved June 29, 2020 Review of Local Ordinances
Growth Management
The City’s Growth Management Program regulates residential growth. In 2021, the Growth Management Program allowed 800 ne w residential allotments. Each a llotment allows for the future issuance of a building permit. For the period 2014 to 2020, 850 allo tments were available annually.

From 2021 to 2035, 800 allotments are available annually. The a nnual allotments exceed the City’s average annual Regional Housing Needs Allocation (RHNA) of 548 units per year from 2014 to 2022.

Growth Management allotments are available from two reserves, "A" and "B," each reserve having 400 new allotments per year. Reserve "A" allotments are for accessory dwelling units, mixed use units, units affordable to very low- and low-income ho useholds, and other qualifying units. Reserve “A” qualifying units also include all multifamily units, fo r-sale single family attached units with project density of 10 units per acre or more, and smaller single family at tached or detached units with maximum lot size, square footage, and bedroom re quirements. Reserve "B" allotments are generally for any single-family unit greater than 1,250-square feet.

For the period 2014 to 2020, 850 allotments we re available annually. From 2021 to 2022, 800 allotments are available annually. The annual allotm ents exceed the City’s average annual Regional Housing Needs Allocation (RHNA) of 548 units per year from 2014 to 2022. The Growth Management Ordinance, Chapter 21-03 of the City Code, sunset at the end of 2020, however, General Plan Policy GM-B-1, in the Growth Management Element, prov ides housing allocations through 2035. Staff is evaluating amendments to the Growth Manageme nt General Plan Element as a part of the comprehensive General Plan update with considering the City’s current and projected need for housing development including affordable housing.

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To give priority to Reserve A type units, the Growth Management Ordinance allows unused Reserve A allotments to be added to the following year’s allotments. Unused Reserve B allotments are added to a bank of allotments that are used for projects meeting City objectives. In 2021, 1,404 residential building permits were issued—1,225 were Reserve A, 179 were Reserve B.

Additionally, reserve entitlements that are not allotte d in a particular calendar year are added to the new Reserve “A” entitlements which will become available in the next calendar year. In 2021, 825 of the 830 Reserve “A” allotments that remained available from 2015, 2016, 2017, and 2018 were used.

Of the 400 new Reserve “B” allotments made available in 2020, 179 allotments were used including the recordation of the Elson Place, Baggett Cottages, Grove Village, and Kerry Ranch I final subdivision maps.

Growth management allotments are granted by the Director of Planning and Economic Development at the time of a project’s final discretionary approval. The allotments are granted in the year requested by the project developer if they are available. If no allotments are available, the allotments are issued in the next year they are available, and the developer receives allotments in the desired year when they become available. To ensure allotments for many projects, single-family projects may receive no more than 75 allotments per year; the multifamily maximum is 200 per year.

Santa Rosa’s Growth Management Program has not prevented a de veloper from building a project in the desired year. Given the above-noted number of allotments available, it is clear that the housing need can be accommodated with the Growth Mana gement Program in effect. A slowing in the number of new units built annually as a result of market conditions may be a greater factor in meeting housing needs.

Santa Rosa has a UGB that is in effect through 2035 . The City’s first voter-approved UGB, a five-year boundary, was ratified in 1990. A 20-year boundary was approved by Santa Rosa voters in 1996 and extended in 2012.

It does not appear that growth management or a fixed UGB has significantly affected housing prices in Santa Rosa. In 1989, the average home price in Santa Rosa was $180,000. In 1991, when the General Plan Growth Management Element was adopted, the average housing price in Santa Rosa was $174,250. In 1995, the av erage housing price was $187,900. In the early 1990s, development slowed due to an economic downturn, and housing prices fe ll. In the later 1990s, housing prices increased significantly, mirroring regional housing increases. In 2007, due to the recession, housing prices leveled and dropped for the first time since the early 1990s, with the median housing price at around $485,000. In 2013, the median home price in Santa Rosa was $366,500. Home prices in Santa Rosa tend to be lower than countywide prices (refer to Table 3-7 for home sales price analysis in the Housing Needs Assessment) and follow trends comparable to nearby communities and the Bay Area as a whole. The Santa Rosa median sales price incr eased by approximately 28 percent from 2018 to 2022. Housing price changes in Santa Rosa cannot be attributed to the City’s Growth Management Program or UGB.

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Government Code section 66300, subdivision (b)(1)(D)) states that because the City is located with an agricultural/rural County, the city may enforce a limit on the number of approvals or permits or a cap on the number of housing units that can be approved or constructed if the provision of law imposing the limit was approved by voters prior to January 1, 2005, and the affected co unty or affected city is located in a predominantly agricultural county. For the purposes of this subparagraph, “predominantly agricultural county” means a count y that meets both of the following, as determined by the most recent California Farmland Conversion Report produced by the Department of Conservation:
(i) Has more than 550,000 acres of agricultural land.
(ii) At least one-half of the county area is agricultural land.

Santa Rosa is located within Sonoma County, which meets the requirements in Section (D) (i) and (ii) as a predominantly Agricultural County, in that the most recent California Farmland Conversion Report produced by the Department of Conservation (2014-16 report) concludes:
a. Sonoma County has 577,735 acres of agricultural land.

The total size of Sonoma County is 1,026,085 acres, so the agricultural acreage is

56.3%Inclusionary Housing Ordinance
The purpose of the City's Inclusionary Housing Ordinance is to enhance the public welfare and ensure the compatibility between future housing develop ment and the Housing Element of the Santa Rosa General Plan by increasing the production of housing units affordable to households of lower income.

The Inclusionary Housing Ordinance requires most commercial and residential developments to contribute toward the development of affordable housing. Fee payment to support the development of affordable housing is the primary method of compliance. Applicants ma y choose to provide on- site affordable rental units.

While the housing impact fee or provision of on-site units does add to the cost of new development, the fees are essential to the provision and funding of affordable housing in the city.

Inclusionary Requirements
A. Except those development projects complying with the City’s Inclusionary Requirements (Chapter 21-02 of the City’s Zoning Code) in an alternativ e manner consistent with Section 21-02.070, all residential or mixed-use development projects sh all pay a housing impact fee, per Section 21-

02.090, or construct on-site allocated units as follows:

1. For-rent residential deve lopment projects shall provide at least 8% of the total number of new dwelling units as affordable to low-income households or at least 5% of the total number of new dwelling units as affordable to very low income households.

2. For-sale residential deve lopment projects shall provide at least 10% of the total number of new dwelling units as affordable to moderate income households.

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B. Notwithstanding the inclusionary requirements of subsection A, all multifamily residential or mixed use development projects located in the Downtown shall pay a housing impact fee, per Section 21-

02.090, or construct on-site allocated units as follows:

1. For-rent multifamily residential development proj ects shall provide at least four percent of the total number of new dwelling units as affo rdable to low-income households or at least three percent of th e total number of new dwelling units as affordable to very low income households.

2. For-sale multifamily residential development projects shall provide at least five percent of the total number of new dwelling units as affordable to moderate income households.

Multifamily residential or mixed-use development projects with six or fewer units shall pay a housing impact fee as noted in Section 21-02.090.

C. Residential or mixed-use development projects with six or fewer units shall pay a housing impact fee as noted in Section 21-02.090.

D. Each allocated unit shall be subject to a recorded affordability agreement at the targeted income level for a term of at least 55 years. The Director of the Department of Housing and Community Services or a designee is authorized to make the calculation, in each instance, of the affordable rent or housing cost.

1. Fractional units that may re sult from the application of these requirements will be addressed as follows:

2. For a fractional unit requirement of less than 0.5, the applicant will pay a fractional housing impact fee.

E. For a fractional unit requirement of 0.5 and above, the fraction will be rounded up to the next larger integer and treated as a whole unit.

F. If a proposed residential develo pment project would result in the elimination of existing deed restricted affordable housing units, the affordable units must be replaced on a one-for-one basis with equally affordable deed restricted units.

G. A developer proposing to provide on-s ite allocated units consistent with the inclusionary requirements of this section, is entitled to receive one incentive or concession, as outlined in Section 20-31.090 of the City’s Density Bonus or dinance, or other benefits as negotiated with the City. (Ord. 2019-025 § 1; Ord. 2019-015 § 1; Ord. 3998 § 2, 2012) Short-Term Rental Ordinance
The City's Short-Term Rentals Ordina nce of 2021 requires all short-te rm rental operators within city limits to obtain a permit and follow specific operating standards. A potential short-term operator must submit a permit application an d application fee to the Planni ng and Economic Development Department. The application must ha ve all required information and ma terials, including a site plan showing the location and dimensions of all dedi cated off-street parking and available on-street parking; a floor plan showing the dimensions of bedrooms; and the locations of smoke alarms, carbon monoxide alarms, and fire extinguisher(s).

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The city permits hosted short-term rentals with a Short-Term Rental Permit in all zoning districts. Non- hosted short-term rentals are allowed with a Short-Term Rental Permit in the Core Mixed Use (CMU), Station Mixed Use (SMU), Maker Mixed Use (M MU), Neighborhood Mixed Use (NMU), Rural Residential (RR), Single Family Dwelling (R-1), Residential Pla nned Development (PD) where not explicitly prohibited, Medium Dens ity Multi-Family Residential (R-2 ), Multi-Family Re sidential (R-3), Transit Village Residential (TV- R), Office Commercial (CO), Neighborhood Commercial (CN), Community Shopping Center (CSC), General Commercial (CG), an d Transit Village-Mixed (TVM) zoning districts.

Building Codes and Enforcement
The city enforces State building code standards (Title 24) for all structures subject to the code, including the construction and rehabilitation of housing. State law offers local government the option of amending the State standards based on geographical, topological, or climatic considerations. The City has adopted local amendments to the variou s codes found in Chapter 18-16 (California Building Code), Chapter 18-20 (Property Maintenance Code), Ch apter 18-22 (Californi a Residential Code), Chapter 18-24 (California Plumbing Code), Chapter 18-32 (California Electrical Code), Chapter 18-33 (California Energy Code), Chapter 18-36 (Californi a Mechanical Code), and Chapter 18-44 (2019 California Fire Code) of the Santa Rosa City Code, none of which create a constraint or add significant additional costs to the development of housing.

Santa Rosa requires that all new buildings comply with the Tier 1 standards of the 2019 California Green Building Code to minimize the use of wa ter resources. Sonoma County and most nearby jurisdictions, including the cities of Rohnert Park and Petaluma, al so require Tier 1 compliance. The enforcement of Tier 1 standards is not unusual fo r the area and is unlikely to deter residential development in Santa Rosa.

The city operates the Neighbor hood Revitalization Program to improve building safety and appearance in targeted ar eas. The city is currently enhancing th e safety of local dwellings, focusing on eight neighborhoods that bene fit from proactive code enforcem ent. Since 2015, 570 residential units were rehabilitated through the ongoing administration of the program.

The city provides general code compliance citywide that is complaint based; staff does not actively seek code violations. Staff contacts the person against whom a complaint was filed to request an inspection to assess whether a code violation actually exists. City staff works with individuals to correct violations, with corrections including improvemen t of substandard housing conditions, blight, and neighborhood safety. The code compliance program does not im pose unusual constraints on housing.

On- and Off-Site Improvements
Street widths are not view ed as a constraint to housing develo pment. Minor streets, which typically serve single-family and duplex deve lopment, may vary from 24 feet (no parking) to 30 feet (parking on one side) to 36 feet (parking on both sides). Avenues are 24 feet on both sides of the median with on-street parking, or 17 feet on each side with no on-street parking, curbs, or gutters. Center medians

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on avenues are 12 to 16 feet in width. Regional boulevards range from 44 feet (no parking) to 70 feet (parking on both sides). Variations are allowed for each street type.

City landscape requirements, with an emphasis on drought-tolerant plants, are designed to ensure residential developments are pleasant, livable, and attractive. A ll site development is required to include landscaping. Foreground landscaping, street trees, and parking area landscaping are required for all development projects. In general, landscape standards include:
» Require minimum interior width of three feet.
» Comply with the height limits in the zoning code.
» Provide protective curbing on sites in the R-3 and nonresidential zoning districts. » Require automatic irrigation.
» Require safety materials that do not interfere with vehicular, bicycle, or pedestrian traffic and pathways.
» Comply with plant selection and grouping requirements in the zoning code.

Requirements for on- and off-site improvements vary with the project and the site. On-site improvements typically include grading, storm drainage, curb, gutter, and sidewalk. Off-site improvements can include street widening or construction or traffic light installation.

Development Fees
Development fees in Santa Rosa include impact fees for schools, parks, water and sewer, and capital facilities. The city also collects planning application fees and building plan check fees.

Payment of development fees is typically a require ment of development approvals. Fees are also charged to process de velopment applications. Fees are tied to the city service provided, such as application processing and plan checking, and are based on the average time to complete the service.

As a means of assessing the cost that fees contribute to development in Santa Rosa, the city calculated the total fees for three scenario developments: a six-lot residential subdivision, an 11-acre annexation, and a new single-family unit (see Table 6-9). Fees are also available on the City’s website.

In 2019, the City conducted a nexus and feasibility study of residential impact fees. After consultations with building industry representati ves and feedback from the public at hearings, the City Council adopted the new fee schedule in July 2021. The new fees will be implemented over the course of five years. The updated fees are considered reasonable since they cover a portion of the City’s costs to process these development applications. Santa Rosa’s planning fees for a single-family dwelling unit in a small subdivision are approximately $7,252 per unit, compared to $44,576 for an individual single- family dwelling unit.

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Table 6-9 PLANNING FEES (EFFECTIVE JULY 30, 2021)
Fee Type Cost
Six-Lot Residential Subdivision
Application Review Appointment Fee $899
Major Subdivision Application Fee $34,317
Public Hearing (Planning Commission) $2,451
Environmental Assessment $5,843
Total $43,510 ($7,252/unit)
Typical 11-Acre Annexation
City Annexation/Prezoning Fee $15,177
Sentiment Survey (if required) $1,386
Public Hearings (Planning Commission & City Council) $4,691 Environmental Assessment $13,313
Maps and legal descriptions (estimate) (private engineer) $7,500 LAFCO (with 100% landowner consent) $5,500
LAFCO environmental document review (environmental impact report) $2,400 State Board of Equalization fee (collected by LAFCO) $800 Total $50,767
Single-Family Dwelling Unit
Plan Check $2,815
Building Permit $1,929
Misc. Building Fees $120
Technology Fee $148
Advance Planning Fee $590
Wastewater Demand $5,776
Water Demand $3,602
Meter Fees (1” meter) $360
Water Processing Fee $510
Sewer Processing Fee $1,020
School Impact Fee Varies by district
Housing Impact Fee $9,000
Capital Facilities Fee $8,739
Park Fee $10,477
Total $44,576+School Fees
Source: Santa Rosa Fee Schedule, 2021.

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Development Fees for Single-Family Dwellings
The fees shown in Table 6-10 are estimates for an average single-family unit in Santa Rosa. This sample unit is on a 6,000-square-foot lot in a subdivision, is 1,800 square feet, and has an attached garage of 440 square feet. The parcel is designated Low Density Residential by the General Plan.

Table 6-10 SINGLE-FAMILY DEVELOPMENT FEES (EFFECTIVE JANUARY 1, 2022) Single Family Dwelling Unit Fee
Plan Check $2,815
Building Permit $1,929
Misc. Building Fees $120
Technology Fee $148
Advance Planning Fee $590
Wastewater Demand $6,201
Water Demand $3,863
Meter Fees (1” meter) $360
Water Processing Fee $510
Sewer Processing Fee $510
School Impact Fee Varies by district
Housing Impact Fee $14,400
Capital Facilities Fee $8,739
Park Fee $11,677
Total $51,862+School Fees
Source: Santa Rosa Fee Schedule, 2022
Development Fees for Multifamily Development
The fees shown in Table 6-11 are estimates for an average duplex (around 900 square feet) and 50- units multiple-family unit project in of Santa Rosa.

Table 6-11 MULTIFAMILY DEVELOPMENT FEES
Multi family dwelling unit Duplex Fee 50-Unit Medium High- Density Fee
Plan check $5,266 $10,044
Building permit $1,969 $3,800
Misc. Building fees $360 $6,000
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Multi family dwelling unit Duplex Fee 50-Unit Medium High- Density Fee
Technology fee $104
Advance planning fee $417
Wastewater demand fee $5,426 $4,263
Water demand fee $3,301 $1,809
Waste water processing fee $510
Meter fees $1,570
Water processing fee $510
School impact fee Varies by district
Housing impact fee $12,000/unit $3,000/unit
Capital facilities fee $7,999/unit $5,929/unit
Park fee $10,399*/unit $9,044**/unit
Total $49,831 $1,469,323
Source; City of Santa Rosa, April 2022
* (example from southeast area) Range of Park Fees by Area for Duplex Project: $10,072 - $11,159 ** (example from southeast area) Range of Park Fees by Area for Medium High-Density Project: $8,759-$9,705 The development impact fees were adopted following nexus studies completed in accordance with state law. These fees are indexed annually and can increase or decrease based on construction cost indices. Impact fees are collected at the time of building permit issu ance unless deferred by the City Council.

The development fees for si ngle-family units amount to about 17 percent of total construction costs (not including land), as shown in the Land Costs, Construction, and Financing section of this element.

If land costs are included, the percentage of cost attributable to fees decreases.

Development fees for multifamily units account for about 20 – 23 percent of construction costs based on the construction cost estimated in the Land Costs, Construction, and Financing section.

Though fees represent a significant portion of reside ntial construction costs, the city finds that these fees are necessary to provide adequate public fa cilities. Also, Santa Rosa ’s fees are generally comparable to the fees of other Sonoma County communities.

The City Council recognizes that fees can affect the cost of construction and of affordable housing in the community. The city has long offered fee deferrals for affordable housing projects, and the Council recently instituted a program to also offer deferred fee payments for market-rate residential projects to incentivize development in a difficult economic climate. The Housing Authority of the City of Santa Rosa has also provided assistance with development fees for affordable projects.

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Nongovernmental Constraints
Housing purchase prices, financing costs, cost of land and improvements, construction costs, property taxes, profit, and rent rates continue to be the biggest constraints to housing access for households with lower and moderate incomes. Housing costs will continue to be a factor in accessibility to housing, especially for people in the extremely low-, very low-, and low-income groups. As recommended in the policies of this Housing Element, the City of Santa Rosa will continue all possible efforts to conserve existing affordable housing stock and to increase the number of affordable units. The larger factors of construction and financing are be yond the City’s direct influence.

Land Costs
Land costs are one of the major components of housing development costs. Land prices vary to such an extent that it is difficult to give average prices within small ge ographic regions. Factors affecting the costs of land include overall availability in a given subregion; environmen tal site conditions and constraints; public service and infrastructure availability; aesthetic considerations such as views, terrain, and vegetation; the proximity to urban areas; and parcel size. Generally, more remote areas have less expensive and larger tracts of land, and smaller, more expensive parcels are closer to urbanized areas.

Land value for vacant residential parcels largely depends on the number and type of units that can be constructed (single-family, townhomes, condominiums, or apartments). Based on November 2021 information from the Multiple Listing Service (greathomes.org), 30 residential properties were for sale.

The current prices for land in Santa Rosa are as follows:
» Average price for properties of less than 5 ac res was $420,147 per acre (sample of 10) and ranged from $128,808 per acre to $936,214 per acre.
» Average price for parcels between 5 and 10 ac res was $107,439 per acre (sample of 8) and ranged from $83,333 per acre to $119,732 per acre.
» Average price for parcels greater than 10 acres was $143,315 per acre (sample of 12) and ranged from $17,501 to $644,737 per acre.

The price range is significantly higher now compared to vacant land cost in 2013. Rising land costs in Santa Rosa present a potential constraint on development because land costs directly impact housing costs.

Construction Costs
The cost of construction depends primarily on the cost of materials and labor, which are influenced by market demand. The cost of construction will also depend on the type of unit built and the quality of product produced. The cost of labor is based on a number of fa ctors, including housing demand, the number of contractors in the area, and the unionization of workers.

The construction cost of housing affects the affo rdability of new housing and may be considered a constraint to affordable housing in the Sonoma County region. Construction costs can be reduced in JANUARY 2023

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several ways. A reduction in amenities and quality of building materials in new homes (still above the minimum acceptability for health, safety, and adequate performance) may result in lower sales prices.

State housing law provides that local building departme nts can authorize the use of materials and construction methods if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to what is prescribed by the applicable building codes.

In addition, prefabricated, factory-built housing may provide lower-priced products by reducing labor and material costs. As the number of units built at one time increases, savi ngs in construction costs over the entire development are generally realized—a result of an economy of scale, particularly when combined with density bonus provisions.

Construction costs for a single-family home are approximately $155 per square foot. This is based on costs calculated for a 2,000-square-foot, wood-fra med, single-story, four -cornered home of good quality construction and including a two-car garage and forced air heating/cooling in Santa Rosa.

Estimated total construction costs for such a home are $311,587. These construction costs include labor, materials, and equipment but do not includ e costs of buying land. (Sources: 2022 National Building Cost Manual and 2022 zip code modifiers for 95401, 95403, 95404, 95405, 95407, and 95409, Craftsman Book Company.)
Costs for multifamily construction are approximately $156 per square foot. This is based on costs calculated for a four-story building in Santa Rosa with 40 units and an average unit size of 800 square feet each. The calculation is for a wood or light steel frame structure, including forced air heating and cooling and constructed of good quality materials. The estimated total construction costs for each unit are $120,400, and total construction costs fo r the building are $5,005,762. These construction costs include labor, materials, and equipment but do not include costs of buying land or off-street parking. (Sources: 2022 National Building Cost Manual and 2022 zip code modifiers for 95401, -03, - 04, -05, -07, -09, Craftsman Book Company.)
Financing
Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates. Jurisdicti ons can, however, offer interest rate write-downs to extend home purchase opportunities to lo wer-income households. In addition, government- insured loan programs may be available to reduce mortgage down-payment requirements.

The cost of borrowing money to fi nance the construction of housing or to purchase a house affects the amount of affordably priced housing in Sant a Rosa. First-time homebuyers are the group most impacted by financing requirements. As of June 2022, the current mortgage interest rate for new home purchases is approximately 4.87 percent for a fixed-rate 30-year loan . Lower initial rates are available with graduated payment mortgages, adjustable-rate mortgages, and buy-down mortgages; however, the subprime crisis has a ffected the availability of dollar s for home mortgages. Variable interest rate mortgages on affordable homes may increase to the point where the interest rate exceeds the cost-of-living adjustments, which is a constraint on affordability. Although rates are currently low, they can change significantly and substantially impact the affordabilit y of housing stock. Fluctuating

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interest rates can eliminate many potential homebuyers from the housing market or render a housing project infeasible that could have been successfully deve loped or marketed at lower interest rates.

Housing prices in Santa Rosa are unaffordable fo r persons of lower incomes, even with the lower interest rates. Housing prices ar e only affordable for persons with moderate or higher incomes. The constraint on homeownership in Santa Rosa is not the availability of financing, but the cost of housing, which is unaffordable to lower-in come households. Nor is the constraint on homeownership related to the availability of land.

Interest rates at the present time are not a constr aint to affordable housing. Financing for both construction and long-term mortga ges is generally available in So noma County subject to normal underwriting standards. A more critical impediment to homeownership involves both the affordability of the housing stock and the ability of potential buyers to fulfill down-payment requirements.

Conventional home loans typically require 5 to 20 percent of the sales price as a down payment, which is the largest constraint to first-time home buyers. This indicates a need for flexible loan programs and a method to bridge the gap between the down payment and a potential homeowner’s available funds. The availability of financing for developers under current economic conditions may also pose a constraint on development that is outside of the City’s control.

Developers of affordable housing face challenges in securing fina ncing. Due to the limited possible return from rents or sales prices of affordable units, many private lenders distrust the financial returns for these types of projects. Additional financing an d subsidy for affordable projects is necessary and is generally availabl e from local sources, such as the Housin g Allocation Plan in-lieu fee, which is administered by the Santa Rosa Housing Authority, as well as state and federal programs such as HOME and the Community Development Block Grant.

Available Dry Utilities
Dry utilities, including cable, electr icity, and telephone service, are av ailable to all areas in the city.

There is sufficient capacity to meet the current need and any future need. Service providers are:
» Electricity: Pacific Gas and Electric
» Telephone:
• Landline: Pacific Bell
• Cellular: AT&T, Verizon, Sonic, and more
» Internet Service: AT&T, Verizon, Sonic, and Xfinity
Infrastructure
Wastewater treatment, reuse, and disposal ca pacity are not expected to constrain housing development during the Housing Element planni ng period. Wastewater collection capacity throughout the city is generally sufficient to me et anticipated housing de velopment levels through the planning period. Santa Rosa Water operates the regional water reuse system that includes water reuse, recycling wastewater, and bi osolids beneficial reuse. These operations occur at the Laguna Subregional Wastewater Treatment Plant (LTP), which recycles wastewater from homes and JANUARY 2023

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businesses in the larger region. The plant recycles approximately 7 billion gallons of wastewater each year. In 2020, 5.518 billion gallons of sewage received treatment, or an average of 15.1 million gallons of sewage per day. The City’s adopted Capital Improvement Program calls for various improvements to the LTP and reclamation system in order to ma intain adequate capacity to treat and reclaim wastewater volumes anticipated by the General Plan. The current system’s rated capacity is 21.34 million gallons per day, which is adequate to service expected growth through 2035. Previous planning and environmental work identified projects to be implemented as growth occurs. These future projects will expand the system capacity to 25.89 million gallons per day which meets General Plan projections for Santa Rosa and regional partners. As of January 10, 2022, Sonoma Water reported water supply storage in Lake Sonoma at 62 percent and Lake Mendocino at 69 percent of the target water supply.

Water supply is not expected to constrain housing development during the Housing Element planning period. Santa Rosa Water delivers about 6 billion ga llons of drinking water each year. The City’s primary source of water is from the Russian Ri ver, supplied by the Sonoma County Water Agency (Sonoma Water). Lake Sonoma has a current total storage capacity of 381,000 acre-feet with a water supply pool of 245,000 acre-feet and Lake Mendocino’s storage capacity is 75,292 acre-feet. Sonoma County Water Agency operates three groundwater wells that are capable of providing up to 7 million gallons per day.

The City of Santa Rosa implements the aggressive water conservation program WaterSmart that saves approximately 1.5 billion gallons of water annually. During the month of December 2021, Santa Rosa achieved a 13 percent savings in water use compared to December 2020. For the months of July through December 2021, Santa Rosa’s cumulative water savings is 23 percent, exceeding the 20 percent community-wide water savings target that remains in effect.

On average, Santa Rosa uses 6 billion gallons of dr inking water each year. This water is delivered to over 53,000 homes in Santa Rosa where 91% are residential. About 93 percent of the potable water supply is from Sonoma Water and about 7% is City well water. The demand is offset by almost 1% by using recycled water for landscape irrigation at about 32 parcels within the city water service area.

Consistent with the provisions of SB 1087, the City will adopt a written policy with specific objective standards for meeting the priority requirement for proposed developments that include housing units affordable to lower-income households.

Natural Resources
Natural resources, such as rare and endangered plant and animal species and habitats, coincide geographically with areas that are designated for housing development, particularly in the northwest and southwest areas of Santa Rosa. Most of these areas are designated for lower densities or low density/open space, recognizing th e location of natural resources. These land use designations do not typically accommodate affordable housing projects.

To balance the preservation of natural resource s with urban growth, a V ernal Pool Task Force was formed in the early 1990s to bring together government agencies, landowners, and local land use

CITY OF SANTA ROSA

6 Housing Constraints
interests. The task force developed the Santa Rosa Plain Vernal Pool Ecosystem Preservation Plan, which identified goals and objectives for preserving natural resources, incentives for mitigation banks and conservation easements, and a streamlined regula tory process to speed authorization for filling low quality wetlands. Criteria were developed for mitigation banking, and this process is common to the development review process in Santa Rosa today.

The California tiger salamander an d its habitat were listed as endangered in 2003. This habitat generally corresponds to the location of vernal pools and wetlands in northwest and southwest Santa Rosa. Since the listing, the City has sought ways to preserve the salamand er and its habitat but still allow development. The Santa Rosa Plain Conservati on Strategy Team, comprising state and federal agencies, the environmental and development commu nities, and city and county representatives, published the Santa Rosa Plain Conservation Strategy Planning Agreement to address this issue. The strategy, adopted in December 2 005, provides the biological fram ework for conservation of the endangered California tiger salamander and four rare plant species found in conjunction with wetland habitat on the Santa Rosa Plain. It identifies conservation areas and mitigation requirements for development projects that will impact the habitat of these protected species. In fall 2007, the County of Sonoma; the Cities of Santa Rosa, Rohnert Park, and Cotati; and the Town of Windsor adopted the Santa Rosa Plain Conservation Strategy Planning Agreement, which supports the conservation approach in the strategy. The main purpose of the planning agreement is to establish a process and timeline for the local jurisdictions to finalize and develop an implemen tation program for the conservation strategy. This included the creation of the Santa Rosa Plain Conservation Strategy Implementation Committee to guide this effort. While funding has not yet been identified for environmental work, the local resource agencies have used the strategy to review and permit projects over the past planning period. As illustrated, the City of Santa Rosa is working to address this development constraint.

Higher elevations and stee per slopes are in the foothills in no rtheast Santa Rosa. Such areas have higher potential for landslide and soil slump hazard s. The Noise and Safety Element discusses and illustrates lands subject to geologic hazards such as ground shakin g amplification and liquefaction.

Chapter 20-32 of the Santa Rosa Municipal Code es tablishes hillside development standards. These standards do not constrain development beyond what safe to build.

JANUARY 2023

2023 – 2031 Housing Element Page 6-41
6 Housing Constraints
Energy Conservation
In Santa Rosa, electricity and natural gas are used to light, heat, and cool structures, public buildings, and home appliances. Fossil fuels are used to move people and products along the city’s transportation corridors. Most of the energy cons umed in Santa Rosa is pr oduced from traditional sources and delivered to the city through establishe d distribution networks. Pacific Gas and Electric Company (PG&E) provides electrical services and natural gas within the Urban Growth Boundary, and gasoline and other petroleum products are sold through private retailers throughout the city.

The City has made strides in reducing greenhouse gases and utilizing green energy sources. In 2004, the City of Santa Rosa adopted a voluntary green building program, Santa Rosa-Build It Green (SR- BIG), which promotes building and remodeling homes in a way that reduces energy demands, releases fewer pollutants into the atmosphere, conserves water, and reduces construction waste. The City also committed to using guidelines set by Build It Gr een when constructing or renovating municipal buildings.

In August 2005, the City Council adopted a resolu tion establishing greenhouse gas (GHG) emissions reduction targets for Santa Rosa City operations of 20 percent below 2000 levels by 2010 and resolved to help with a community-wide emissions reduction of 25 percent below 1990 levels by 2015. The City has been implementing this objective by using solar, biomass, wind, and alternative fuels in everyday City operations.

The city has installed photovoltaic systems on some of its facilities to produce electricity. In addition, cogeneration is planned at some City facilities.

In 2009, Sonoma County launched the Sonoma Co unty Energy Independence Program (SCEIP) to provide information, financing options, and incentiv es for energy efficiency, water conservation, and renewable energy projects for county residents and businesses. Since the 2009 launch, the Economic Development Board of Sonoma County estimates that the SCEIP program has financed nearly $52.7 million in projects for local contractors, resulting in more than 2,500 completed projects countywide.

The SCEIP program not only serves as an important economic driver of the local economy but also aims to reduce energy and utility costs for households.

In 2010, the city adopted CALGreen Tier 1 standards, which exceed the basic level of requirements of the CALGreen Building Code. This program supports the City’s efforts to reduce GHG emissions to reach the local, regional, and state targets in the City’s Climate Action Plan.

On January 14, 2020, the city adopted the Climat e Emergency Resolution. The resolution committed the City to continue efforts related to climate change and GHG emissions reductions by implementing the Climate Action Subcommittee leadership, the work of the City departments, and the collaboration with the Regional Climate Action Authority (RCPA).

CITY OF SANTA ROSA

6 Housing Constraints
The city adopted a Community Climate Action Plan (CCAP) in 2012 and a Municipal Climate Action Plan (MCAP) in 2013. The CCAP examines commun ity-wide sources of GHG emissions and outlines strategies for reducing them. The MCAP addr esses GHG emissions from the City’s municipal operations. All new developments are required to demonstrate consistency with the CCAP by completing and implementing the Appendix E Checklist, adopted as a part of the CCAP.

The opportunity to utilize solar energy to heat water and generate power is great. Santa Rosa has an average of over 200 days of s unshine per year and has a favora ble climate for photovoltaic and thermal generation. Sonoma Clean Power (SCP) is a local agency that sources electricity from a variety of renewable source beginning at prices less than PG&E. The City has been able to purchase 100% renewable power under the SCP EverGreen Program for all municipal meters. Other services include the NetGreen program, which provides customers wi th the opportunity to offset electrical usage through a rooftop solar system or wind turbine, and Do It Yourself Energy and Water Savings toolkits and resources.

The City will continue to work toward greater energy efficiency, reduced water usage, and more sustainable building practices in residential development. Policies H-G-1 through H-G-8 describe these specific efforts.

2023 – 2031 Housing Element Page 7-1
7 Evaluation of Previous Housing Element

7. Evaluation of Previous Housing Element
Per California Government Code Section 65588, “E ach local government shall review its housing element as frequently as appropriate to evaluate all of the following: (1) The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal. (2) The effectiveness of the housing element in at tainment of the community’s housing goals and objectives. (3) The progress of the city, county, or city and county in implementation of the housing element. (4) The effectiveness of the housing element goals, policies, and related actions to meet the community’s needs, pursuant to paragraph (7) of subdivision (a) of Section 65583.” Progress Toward Meeting Quantifiable Objectives
The 2015–2023 RHNA prepared by ABAG determined that zoning to accommodate 5,083 additional housing units needed to be in place in Santa Rosa during the prior planning period to meet regional housing needs. ABAG disaggregated this allocation into four income categories: very low, low, moderate, and above moderate. Table 7-1 compares the 5th Cycle RHNA to the building permits issued during 2015 to 2021. The City issued permits for a total of 3,920 units (77 percent of the RHNA) from 2015 to 2022. Among these, approximately 18 percent (696 units) were for homes affordable to lower-income (very low- and low- income) households.

Table 7-1 REGIONAL HOUSING NEEDS ALLOCATION COMPARED TO PERMITS ISSUED, 2015 – 2022 (5TH CYCLE HOUSING ELEMENT) Income Category 2015 – 2022
RHNA
2015 – 2021
Building Permits Issued
Percent of RHNA
Accomplished
Very Low 1,041 356 34%
Low 671 340 51%
Moderate 759 271 36%
Above Moderate 2,612 2,953 113%
Total 5,083 3,920 77%
Source: ABAG Regional Housing Needs Allocation (RHNA) Plan, December 2021, City of Santa Rosa, March 2022

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Efforts to Address Special Housing Needs
California Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and relate d actions to meet the community’s special housing needs. As shown in the Review of Previous 2015-2023 Housing Element Programs matrix (Table 7-2), the City worked diligently to continuously promot e housing for special-needs groups in a variety of ways.
» Between 2013 and 2021, the City of Santa Rosa helped develop approximately 346 affordable housing units for special-needs populations.
» As a result of the Housing Quality Standards Inspection requirements of the HCV Rental Assistance Program, between 2018 and 2021, 613 homes were rehabilitated. » Between 2018 and 2020, to assist low-income rente rs with disabilities, the city continued to offer the Housing Accessibility Modification Grant Program and awarded $25,588 to six households.
» From 2018 to 2020, approximat ely 354 homes were rehabilitated as a result of active code enforcement.

Progress Towards Meeting Housing Element Programs
Table 7-2 summarizes the programs from the 2015-2023 Housing Element. To the degree that such programs are recommended to be continued in the current Housing Element, these programs are reorganized and presented in Section 9.

JANUARY 2023

2023 – 2031 Housing Element Page 7-3
7 Evaluation of Previous Housing Element
Table 7-2 REVIEW OF PREVIOUS 2015-2023 HOUSING ELEMENT PROGRAMS Program Implementation Status Action
H-A-1 Ensure adequate sites are available for
development of a variety of housing types for
all income levels, including single and
multifamily units, mobile homes, transitional
housing, and homeless shelters.

The City has ensured adequate sites are available for
development of a variety of housing types for all
income levels, including single- and multifamily units, mobile homes, transitional housing, and homeless
shelters.

The 2014 Housing Element id entified vacant parcels
available for construction of residential units at
various densities. In addition, subsequent rezones in
the SMART station areas have increased the number
of sites zoned for high-density and residential
housing.

The City Council adopted an updated Downtown
Station Area Specific Plan in October 2020 that offers
strategies designed to encourage density and
increase housing production for all income levels.

The City is currently updating its General Plan, which
will update the inventory of vacant parcels and
explore density increases within appropriate areas.

Continue as new
Program H-1.

H-A-2 Pursue the goal of meeting Santa Rosa’s
housing needs through increased densities,
when consistent with pr eservation of existing
neighborhoods. The number of affordable
units permitted each year and the adequacy of
higher density sites shall be reported as part of
the General Plan Annual Review report.

The City continues to pursue its goal of meeting
housing needs through increased densities when
consistent with preservation of existing
neighborhoods.

An updated Density Bonus Ordinance was adopted
in January 2019. This ordinance allows density
increases citywide up to 35%, and up to 100% within
Delete. Increased
density is not
needed to meet
the City’s RHNA.

The City does
continue to
promote
development

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
the Downtown and North Station Area Specific Plan
areas. The updated Downtown Station Area Specific
Plan, adopted in 2020, allows for increased
residential densities.
through
additional
programs in the
Housing Element.

H-A-3 Promote conservation and rehabilitation of the
existing housing stock and discourage intrusion
of incompatible uses into residential
neighborhoods which would erode the
character of established neighborhoods or lead
to use conflicts.

The City continues to improve the living conditions
in the city’s neighborhoods through active code
enforcement and the Neighborhood Revitalization
Program.

From 2015 to present, 570 residential units were
rehabilitated through the ongoing administration of
the Neighborhood Revitalization Program.

To assist low-income renters with disabilities, the City continued to offer the Housing Accessibility
Modification Grant Program and provided the
following grants for accessibility improvements:
2018: $7,588 for improvements for one household
2019: $15,000 for improvements for three
households
2020: $3,000 for improvements for two households

To ensure that building code standards for existing
plumbing, electrical, and other aspects of homes
were maintained, the City continued to conduct
inspections. As a result of the inspections, homes
were rehabilitated, including:
183 units in 2018
1,436 units in 2019
Continue,
combine with H-
B-1 and H-B-4.

JANUARY 2023

2023 – 2031 Housing Element Page 7-5
7 Evaluation of Previous Housing Element
Program Implementation Status Action
131 units in 2020

As a result of the Housing Quality Standards
Inspection requirements of the HCV Rental
Assistance Program, homes were rehabilitated,
including:
173 units in 2018
211 units in 2019
121 between January and April in 2020
COVID waivers in place April 2020 – September 2021
108 units between October 2021 and December 2021
H-A-4 Meet and confer with Sonoma County Planning
staff on a regular basis to address housing
needs of lower income and special needs
groups, to coordinate regarding issues
including infrastructure, zoning and land use,
annexations, community acceptance strategies,
homeless shelters, farmworkers, persons with
disabilities, environmental issues, funding, and
impact fees.

The City continues to meet and confer with Sonoma
County Planning staff on a regular basis to address
housing needs of lower-income and special-needs
groups, to coordinate regarding issues including
infrastructure, zoning and land use, annexations,
community acceptance strategies, homeless
shelters, farmworkers, persons with disabilities,
environmental issues, funding, and impact fees.

Santa Rosa planners attend monthly Planning
Advisory Committee (PAC) meetings, made up of
Planning staff from each of the nine cities within the
county and from the County of Sonoma, to
collaborate on state legislation related to housing
and work with Sonoma County planners on
annexation initiatives.

Delete. The City
meets with
Sonoma County
Staff regularly to
coordinate
regional efforts.

Regional efforts
will be addressed
through
additional
Housing Element
programs.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
In addition, City and County planning staff meet as
needed to discuss housing needs regionally. In the
wake of the October 2017 wildfires, planning staff
across the county have been meeting regularly to
address the housing crises on a regional level. As a
result of those conversations, the City has secured
funding from two state programs and a direct
allocation from the State to support the city’s
recovery.

The City received approximately $38.5 million in
Community Development Block Grant - Disaster
Recovery (CDGB-DR) program funds to provide
loans to affordable housing developers to create
new affordable housing. Five developments were
identified to receive CDBG-DR funding and are in
various states of review and approval with HCD. The
five projects are anticipated to create 377 new units
of affordable housing in Santa Rosa by April 2024.

The City Council authorized $10 million from the
PG&E settlement monies stemming from the Tubbs
fire lawsuit towards affordable housing to be
administered by the Rene wal Enterprise District
(RED). The City's contribution was matched by a $10
million contribution from the County of Sonoma.

On September 26, 2018, the City received a $1.2
million award of CalHome Disaster Assistance
(Wildfire Recovery) from HCD. The program funds
JANUARY 2023

2023 – 2031 Housing Element Page 7-7
7 Evaluation of Previous Housing Element
Program Implementation Status Action
were for disaster-related owner-occupied
rehabilitation activities that were directly impacted
by the October 2017 wildfires. Unfortunately, this
resulted in only 1 successful participant.

H-A-5 Improve community acceptance of higher
density housing through community based
outreach, recognition of existing livable
neighborhoods, and assurance of well-
designed high density projects.

The City continues to improve community
acceptance of higher-density housing through
community based outreach, recognition of existing
livable neighborhoods, and assurance of well-
designed high-density projects.

This policy is implemented on a project-by-project
basis. The Planning staff continued to hold
neighborhood meetings to raise public awareness of
proposed projects, and to provide opportunities for
increased transparency and input. In 2020, Planning
staff continued to hold neighborhood meetings,
pivoting to a virtual format in response to the
COVID-19 pandemic, to raise public awareness of
proposed projects, to ensu re transparency, and to
receive public input.

Additionally, projects that used the City’s Pre-
Application Meetings and/or Concept Design
Review benefitted from early feedback regarding the
project design. Community discussions around
increasing residential densities in the downtown core
continued as part of the Downtown Station Area
Specific Plan update process prior to it being
adopted in October 2020.

Continue as
program H-28

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-B-1 Rehabilitate 50 housing units annually through
the city’s rehabilitation programs, focusing on
very low- and low-income beneficiaries.

The City continues to improve the living conditions
in the city’s neighborhoods through active code
enforcement and the Neighborhood Revitalization
Program.

From 2015 to present, 570 residential units were
rehabilitated through the ongoing administration of
the Neighborhood Revitalization Program.

To assist low-income renters with disabilities, the City continued to offer the Housing Accessibility
Modification Grant Program and provided the
following grants for accessibility improvements:

2018: $7,588 for improvements for one household
2019: $15,000 for improvements for three
households
2020: $3,000 for improvements for two households

To ensure that building code standards for existing
plumbing, electrical, and other aspects of homes
were maintained, the City continued to conduct
inspections.

As a result of the inspections performed by the City’s
Code Enforcement Team, homes were rehabilitated,
including:
2018: 183 units
1,436 units in 2019
Modify. Combine
with H-B-1 and H-
B-4. New
program H-12

JANUARY 2023

2023 – 2031 Housing Element Page 7-9
7 Evaluation of Previous Housing Element
Program Implementation Status Action
131 units in 2020

As a result of the Housing Quality Standards
Inspection requirements of the HCV Rental
Assistance Program, more than 500 homes were
rehabilitated, including:
173 units in 2018
211 units in 2019
121 units between January and April 2020
COVID-19 inspection waivers were in place April
2020 – September 2021
108 units between October 2021 and December 2021
H-B-2 Discourage the subdivision of mobile home
parks or conversion to other uses through
enforcement of the Conversion of Mobile
home Parks chapter of the City Code.

The implementation of the City's Mobile Home Parks
Conversion ordinance is conducted on a project-by-
project basis. The City continues to discourage the
subdivision of mobile home parks or conversion to
other uses through enforcement of the Conversion
of Mobile Home Parks chapter of the City Code.

Modify, new
program H-13.

H-B-3 Retain federal, state and locally subsidized
affordable units which may be lost through
contract termination.

The City continues to retain federal, state, and locally subsidized affordable units that may be lost through
contract termination. Through various City
programs, 460 affordable units have been preserved
since 2009. Opportunities are evaluated annually.

During the planning period, no locally funded
affordable units were lost to market rate.

Modify, new
program H-15.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-B-4 Continue improving living conditions in the
city’s neighborhoods through active code
enforcement and the Neighborhood
Revitalization Program.

The City continues to improve the living conditions
in the city’s neighborhoods through active code
enforcement and the Neighborhood Revitalization
Program.

From 2015 to present, 570 residential units were
rehabilitated through the ongoing administration of
the Neighborhood Revitalization Program.

To assist low-income renters with disabilities, the City continued to offer the Housing Accessibility
Modification Grant Program and provided the
following grants for accessibility improvements:
2018: $7,588 for one household
2019: $15,000 for three households
2020: $3,000 for two households

To ensure that building code standards for existing
plumbing, electrical, and other aspects of homes
were maintained, the City continued to conduct
inspections.

As a result of the inspections performed by the City’s
Code Enforcement Team, homes were rehabilitated,
including:
183 units in 2018
1,436 units in 2019
131 units in 2020.

Continue,
combine with H-
A-3 and H-B-1.

New program H-

10. JANUARY 2023

2023 – 2031 Housing Element Page 7-11
7 Evaluation of Previous Housing Element
Program Implementation Status Action
As a result of the Housing Quality Standards
Inspection requirements of the HCV Rental
Assistance Program, homes were rehabilitated,
including:
171 units in 2018
126 units in 2019
144 between January and March in 2020

As a result of COVID-19, Housing Quality Standards
Inspections were suspended in March 2020. HCV
assisted units resumed inspection in October 2021
and HOME-funded units resumed inspections in
February 2022.

H-B-5 Revise the Condominium Conversion
Ordinance to preserve rental apartments from
conversion to ownership units.

The existing Condominium Conversion Ordinance
has not been revised; however, the City has not
received any applications or inquiries related to
condominium conversions since the 2014 General
Plan Housing Element update.

Delete. The City
does not receive
applications for
condominium
conversions.

H-B-6 Administer the federal Section 8 Housing
Choice Voucher rental assistance program.

The Housing Authority continues to administer the
Housing Choice Voucher program aiding over 2,000
households.

Continue. Modify,
New program H-

36. H-B-7 Continue to designate a portion of the Real
Property Transfer Tax, through annual budget
appropriations, to affordable housing
programs.

The Department of Housing and Community
Services (HCS) continues to use a portion of the Real
Property Transfer Tax (RPTT) for affordable housing
citywide. Between 2015 and early 2022, $1,606,710 of
Real Property Transfer Tax revenues has been
allocated to support over 350 units. The City Council
authorized annual increases to the percentage of
RPTT transferred to HCS until it reaches 100%.

Continue.

Program H-33.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-B-8 Review and document the performance of
affordable housing programs annually. Report
the number of affordable units developed from
various funding sources, the number and
income levels of households assisted through
various programs and the number of existing
homes sold at affordable prices.

The City continues to review and document the
performance of affordable housing programs
annually, including reporting the number of
affordable units developed from various funding
sources, the number and income levels of
households assisted through various programs, and
the number of existing homes sold at affordable
prices. This policy goal is met by various ongoing city housing programs and is reported annually to HCD
and the City Council in compliance with state law.

Continue. New
program H-17.

H-B-9 Continue to operate the Mobile Home Repair
Loan and Mobile Home Rent Deferral
programs.

Through 2021, the Department of Housing and
Community Services administered a mobile home
assistance program funded by HCD; as of early 2022,
the program is inactive. Through June 2021, the
program had provided financial support to 21 mobile
home owners, with a total of $618,776 in CalHome
Rehab funds.

Continue. Modify,
new program H-

12. H-B-10 Recognize existing nonconforming residential uses which are located in non- residential land
use categories. Allow such uses to be zoned
residential and to be found consistent with the
General Plan on an interim basis, until the area
is ready to convert and rezone to non-
residential uses
The City continues to recognize existing
nonconforming residential uses that are in non-
residential land use categories. This policy is
implemented on a project by project basis, as
allowed through the non-conforming section in the
City's Zoning Code.

Delete. This is
implemented
through the City’s
Zoning Code.

H-C-1 Amend the Housing Allocation Plan, the city’s
inclusionary housing ordinance, to change the
trigger for provision of affordable units from
acres to units and to consider elimination of the
exemption for mixed use developments and a
commercial linkage fee.

In 2019, the Inclusionary Housing Ordinance was
amended to:
(1) Revise the inclusionary (on-site) affordable unit
percentage requirement
(2) Modify the Housing Impact Fee structure
Modify, combine
with H-C-2 and
H-C-3, new
program H-18.

JANUARY 2023

2023 – 2031 Housing Element Page 7-13
7 Evaluation of Previous Housing Element
Program Implementation Status Action
(3) Reduce the inclusionary percentage and housing
impact fee for multifamily housing and mixed-use
development in the Downtown Area to help
encourage higher-intensity development, and
(4) Establish a new Commercial Linkage Fee to
increase affordable housing development within the
city.

H-C-2 Implement the Housing Allocation Plan to
increase the number of affordable units in
Santa Rosa, both on site and through collection
of in lieu fees and subsequent development of
affordable units.

The City continues to implement its 2016 Housing
Action Plan, which continues to increase affordable
housing development, particularly through the
Housing Allocation Plan Ordinance (also known as
the "Inclusionary Housing" Ordinance).

The City continues to implement the Housing
Allocation Plan to increase the number of affordable
units in Santa Rosa, both on site and through
collection of in-lieu fees used to subsidize affordable housing projects in various stages of financing. Since
the City began tracking the program in 2018, it has
contributed $6.2 million to housing projects.
2018: $2.26 million
2019: $2.81 million
2020: $1.2 million
Modify, combine
with H-C-1 and H-
C-3, new program
H-18.

H-C-3 Utilize fees generated through the Housing
Allocation Plan for the development of housing
units affordable to extremely low, very low, and
low income households.

The City continues to use fees generated through
the Housing Allocation Plan for the development of
housing units affordable to extremely low-, very low-
, and low-income households. Since its inception in
1992, more than 1,800 affordable units have been
supported through this fee, with a total of
Modify, combine
with H-C-1 and H-
C-2, new program
H-18.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
$28,402,475 awarded in loan funds. Funding awards
by income level are as follows:

Approximately 426 units at 30% AMI
Approximately 729 units at 50% AMI
Approximately 143 units at 60% AMI
Approximately 29 units at 120% AMI

Of the awards since 1992, 379 awards, totaling
$13,468,088, have been issued between 2015 and
late 2021.

Some of the Housing Allocation Plan funding awards
have supported special-needs groups. The City does
not track specific metrics related to the special needs of the population served.

The City continues to implement the Housing
Allocation Plan to increase the number of affordable
units in Santa Rosa, both on site and through
collection of in-lieu fees used to subsidize affordable housing projects in various stages of financing.
2018: $2.26 million
2019: $2.81 million
2020: $1.2 million
H-C-4 Consider a Commercial Linkage Fee for non-
residential development to increase funds
available for the development of housing units
affordable to very low and low income
households
This implementation measure was completed
through the 2019 update to the City's Inclusionary
Housing Policy.

Delete, program
completed.

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2023 – 2031 Housing Element Page 7-15
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-C-5 Rezone Medium and Medium High Density
sites of two acres or more concurrent with the
adoption of this Housing Element to facilitate
the development of higher density sites
The City implemented the rezoning of Medium- and
Medium High-Density sites of two acres or more
concurrent with the adoption of the Housing
Element to facilitate the development of higher-
density sites.

Delete, program
completed.

H-C-6 Rezone residential and mixed use sites in the
Downtown Station Area Specific Plan boundary
to allow residential uses by right.

The City implemented rezoning residential and
mixed-use sites in the Downtown Station Area
Specific Plan boundary to allow residential uses by
right. SMART station areas were rezoned to transit
village designations to achieve consistency with the
General Plan and to facilitate housing development
in the station area plan boundary. This action
addressed a shortfall of sites needed to meet Santa
Rosa’s housing need.

Delete, program
completed.

H-C-7 Utilize the Santa Rosa Housing Trust to
maximize and leverage available federal, state,
and local funding to assist in the development
of affordable housing, the preservation and
rehabilitation of low income housing, the
development and maintenance of homeless
shelters, and the acquisition and development
of facilities for the physically and
developmentally disabled
The City continues to use the Santa Rosa Housing
Trust to maximize and leverage available federal,
state, and local funding to assist in the development
of affordable housing, the preservation and
rehabilitation of low-income housing, the
development and maintenance of homeless shelters,
and the acquisition and development of facilities for
the physically and developmentally disabled.

Continue as
program H-16.

H-C-8 Continue to provide funding for affordable
housing projects, particularly if a portion of the
project units are targeted to extremely low
income households.

The City continues to provide financing for
affordable housing projects through various
ongoing grant programs and the use of in-lieu fees.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-C-9 Allow Low Density sites of 3 acres or less to
develop at densities up to 15 units per acre
under the following conditions:
• Where infrastructure is sufficient to support
the increased density;
• When the project design is compatible with
the surrounding residential neighborhood in
terms of building mass, setbacks and
landscaping;
• Where at least one very low or two low
income rental units are included for every 10
market rate units with affordability maintained
for 10 years; and
• Where affordable housing units are
incorporated into the neighborhood using
superior design such that affordable units are
indistinguishable from market rate units.

The City implements the policy for allowing density
sites that meet certain conditions as well as 3 acres
or less to develop at densities up to 15 units per acre on a project-by-project basis.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

H-C-10 Encourage production of residential units
downtown as envisioned by the Downtown
Station Area Specific Plan.

The City Council approved an updated Downtown
Station Area Specific Plan in October 2020. The
updated plan uses floor-area ratios (FAR) to
encourage maximum density, reduces parking
requirements, and provides fee-reduction incentives
and other streamlining measures for downtown
development.

As of January 2022, 596 residential units are currently under construction and an additional 757 housing
units are under planning review or have been
approved in the Downtown Station Area Plan.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

JANUARY 2023

2023 – 2031 Housing Element Page 7-17
7 Evaluation of Previous Housing Element
Program Implementation Status Action
A November 2020 amendment to the City's Resilient
City Development Measures extends measures that
encourage housing and economic development
within the City, including reduced review authority
for certain uses within the Downtown Station Area.

Also, Design Review for new development or major
remodel projects within the Downtown Station Area
boundary is delegated to the Zoning Administrator
through the Minor Design Review process further
streamlining the permitting process.

H-C-11 Provide opportunities for higher density and
affordable housing development on
regional/arterial streets and near the rail transit
corridor for convenient access to bus and rail
transit.

The City's General Plan 2035, the Northwest Station
Area Specific Plan, and the Downtown Station Area
Specific Plan designate higher-density sites along
regional/arterial streets and the rail corridor.

Ongoing streamlining efforts incentivize
development in these areas through reduced
parking requirements, increased height limits, the
City's density bonus ordinance, and fee incentives.

The General Plan update process will include review
for possible increased housing densities citywide.

The City will continue to seek opportunities for
building affordable housing in the designated
higher-density sites along regional/arterial streets
and the rail corridor.

Continue as
program H-4.

H-C-12 Promote the development of second units.

Discuss this option with residential developers
during initial development application
meetings.

The City continues to facilitate the development of
Accessory Dwelling Units (ADUs). The City-approved
zoning code revisions comply with state law and
create setback and parking exceptions, and fee
reductions for ADUs. In addition, utility connection
Modify, new
program H-5.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
fees were eliminated for ADUs less than 750 square
feet.

ADU applications received:
2018: 118 (281% increase from 2017).
2019: 164 (39% increase from 2018).
2020: 61
H-C-13 Support affordable housing sponsors by
continuing to provide funds to subsidize the
production of affordable housing.

The City continues to support affordable housing
sponsors by providing funds to subsidize the
production of affordable housing.

Through the Housing Authority, the City provides
annual funding from a compilation of federal and
local sources and programs to finance affordable
housing production. As of January 2022, the Housing
Authority Loan Portfolio includes approximately $155
million in loan funds for over 4,500 subsidized units,
across all funding sources.

Continue,
combine with H-
C-15. New
program H-21.

H-C-14 Continue commitment of redevelopment area
tax increment funds for affordable housing
programs. Utilize the Redevelopment Low- and
Moderate-Income Housing Fund for affordable
housing targeting extrem ely low, very low-,
low-, and moderate-income households.

With the dissolvement of redevelopment by the
Governor of CA in 2011, loan repayment funds are
used to rehabilitate existing dwelling units, acquire
land for development of new affordable units, and
provide financial assistance to permanent supportive
housing units.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

H-C-15 Participate in tax credit and mortgage revenue
bond programs which provide tax exempt, low
cost financing to developers of projects making
a portion of the units affordable.

The City continues their participation in tax credit
and mortgage revenue bond programs by providing
tax credit applications and serving as the sponsor for
affordable housing bond issuances.

Continue,
combine with H-
C-13. New
program H-21.

JANUARY 2023

2023 – 2031 Housing Element Page 7-19
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-C-16 Aggressively particip ate in available federal,
state, and private non-profit programs for the
provision of affordable housing.

The City continues to participate in available federal, state, and private non-profit programs for the
provision of affordable housing.

This is done by City staff who works with HUD and
HCD to access all available resources and grants to
sustain and expand affordable housing in Santa
Rosa.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

H-C-17 Allow mobile homes on single family lots
through issuance of a certificate of
compatibility
The City continued to permit mobile homes who
meet the standards on single-family lots citywide.

Delete, program
completed
H-C-18 Continue participation in the Mortgage Credit
Certificate program to assist lower income
and/or first time homebuyers in purchasing
new homes
During the 5th cycle, the City continued to assist
lower-income and/or first-time homebuyers in
purchasing new homes by participating in the
Mortgage Credit Certificate program. As of 2020,
Mortgage Credit Certificates have not been
available. In the meantime, staff is reviewing ability to reestablish the program.

Continue as
program H-34.

H-C-19 Investigate development of a Community Land
Trust program for Santa Rosa to determine its
feasibility and affordable housing production
possibilities
The City investigated the development of a
Community Land Trust program for Santa Rosa to
determine its feasibility and affordable housing
production possibilities.

The City continues to support the Housing Land
Trust of Sonoma County’s (HLTSC) efforts to work
with developers and non-profit organizations to
further homeownership opportunities. In 2003, the
City awarded a total $240,000 to assist six
Continue as
program H-35.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
households in partnership with Habitat for Humanity
and the Housing Land Trust.

H-C-20 Encourage the development of units with three
or more bedrooms in affordable housing
projects.

The City encouraged the development of units with
three or more bedrooms in affordable housing
projects. The staff contin uously meets and confers
with applicants to address and encourage all levels
of housing types and affordability.

Continue as
program H-27.

H-D-1 Continue existing programs for persons with
special needs, including disabled persons,
elderly, homeless, large families, single parent
households, and farmworkers.

The City continued to support existing programs—
the Housing Accessibility Modification (HAM)
Program, Housing Opportunities for Persons with
Aids (HOPWA) which is funded by HUD, and
supporting developments through loans from the
Housing Authority—for persons with special needs,
including disabled persons, elderly, homeless, large
families, single-parent households, and farmworkers.

The Housing Authority provides funding and
regulatory oversight for properties that serve
special-needs individuals and families.

Modify.

Implemented with
programs under
Goal 3.

H-D-2 Require new units specifically for households
with special needs by conditioning new
multifamily construction to meet federal and
state requirements for accessibility and/or
adaptability for disabled persons.

By conditioning new multifamily construction to
meet federal and state requirements, the City
achieved accessibility and adaptability for disabled
persons during the 5th planning period.

Modify, new
program H-22.

H-D-3 Evaluate issues of “visitability” in residential
building design and develop a program for
implementation of appropriate policies and/or
standards
The California accessibility codes the City adopted
have “visitability” standards for new multi-family
residential.

Modify, combine
with H-D-4. New
program H-22.

JANUARY 2023

2023 – 2031 Housing Element Page 7-21
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-D-4 Investigate and promote incorporation of
universal design features in new residential
construction by developing an ordinance based
on the state’s voluntary model ordinance
The California accessibility codes the City adopted
have “visitability” standards for new multi-family
residential.

Modify, combine
with H-D-3. New
program H-22.

H-D-5 Encourage special housing arrangements,
including shared and congregate housing and
single room occupancy facilities (SROs), by
helping sponsors obtain federal and state
funds. Commit city funds (to the extent such
funds are available for the purpose in light of
competing housing objectives) to help non-
profit developers of such housing types.

The City encouraged special housing arrangements,
such as shared congregate housing and single-room
occupancy facilities (SROs), by helping sponsors
obtain federal and state funds. In addition to
committing city funds, the City continues to facilitate and support innovative housing approaches on a
project-by-project basis to provide a variety of
housing opportunities.

Continue,
combine with H-
D-6. New
program H-25.

H-D-6 Encourage the development of Single Room
Occupancy facilities, consistent with the Single
Room Occupancy Ordinance.

During the 5th planning period, the City encouraged
the development of Single-Room Occupancy
facilities. As of late, the City continues to facilitate and support innovative housing approaches on a
project-by-project basis to provide a variety of
housing opportunities.

Continue,
combine with H-
D-5. New
program H-25.

H-D-7 Support the development of rental housing for
seasonal and permanent farmworkers.

During the 5th planning period, the City continued
to encourage the inclusion of units for farmworkers
in new affordable housing projects. In May 2021, the
Housing Authority awarded $2.9 million in CDBG
funds to the Mahonia Glen project.

The Mahonia Glen project will be a 100% affordable
residential project consisting of 99 units, including a resident manager unit, a shared community space,
and large common green space. The residential units
consist of one-, two-, and three-bedroom units in
Modify, combine
with H-D-8. New
program H-23.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
three-story buildings. Of the 99 units, 43 will be
designated for farmworkers and their families with
additional funding from the HCD Joe Serna
Farmworker Housing Program. Construction is
scheduled to start in summer 2022.

H-D-8 Amend the Zoning Code to include a provision
allowing agricultural employee housing for six
or fewer residents as a permitted residential use
in residential zoning districts.

The City achieved amending the Zoning Code to
include a provision allowing agricultural employee
housing for six or fewer residents as a permitted
residential use in residential zoning districts.

Modify, combine
with H-D-7. New
program H-23.

H-D-9 Provide funding to groups providing shelter
and other services to the homeless.

The City continues to provide funding annually for
homeless shelters and services such as Catholic
Charities, Community Action Partnership, Living
Room, and YWCA Sonoma County. The current
annual budget for these services is up to $6 million.

Modify, combine
with H-D-8, H-D-
9, H-D-10. New
program H-24.

H-D-10 Amend the Zoning Code to allow emergency
shelters as a permitted use in the General
Commercial (CG) district, subject to the same
development standards as other permitted
uses in the CG zone.

The city achieved amending the Zoning Code to
allow Emergency Shelters by right in the City's
General Commercial (CG) zoning district.

Delete, program
completed.

H-D-11 Amend the Zoning Code to define supportive
housing in the glossary and to allow transitional
and supportive housing as residential uses,
subject to the same regulations as other
residential uses in the same zoning district.

The City achieved amending the Zoning Code to
define supportive housing in the glossary and to
allow transitional and supportive housing as
residential uses, subject to the same regulations as
other residential uses in the same zoning district.

Delete, program
completed.

H-D-12 Support programs which address long term
solutions to homelessness including job
training and placement and which provide
other supportive services.

The City continues to support programs that address
long-term solutions to homelessness, including job
training and placement and that provide other
supportive services.

Continue,
combine with H-
D-9. Continue as
program H-24.

JANUARY 2023

2023 – 2031 Housing Element Page 7-23
7 Evaluation of Previous Housing Element
Program Implementation Status Action
The1 City invests approximately $5 million annually in
services to support persons experiencing
homelessness, including daytime support, street
outreach, a winter warm ing center, emergency
shelter and safe parking, housing assistance, and
supportive services. Efforts also assist homeless
service providers such as Catholic Charities, the
Living Room, Community Action Partnership, and
YWCA Sonoma County.

H-D-13 Provide incentives for development of housing
for the elderly, particularly for those in need of
assisted and skilled nursing care. Incentives may
include density bonuses, reduced parking
requirements or deferred development fees.

The City continues to provide incentives for
development of housing for the elderly, particularly
for those in need of assisted and skilled nursing care.

Incentives may include density bonuses, reduced
parking requirements or deferred development fees.

Specifically, in 2016, Farmers Lane Senior Housing
Project (DB 16-004) received a density bonus of five
units which were designat ed for moderate- income
households, and two concessions (1) height, to allow
parapets, and (2) parking, and in 2020, Linda Tunis
Senior Apartments (DB20-001) received a density
bonus of three units which were restricted for very
low-income households.

The most recent Zoning Code includes reduced
parking ratios and density bonus options for senior
housing, and community care facilities.

Continue,
combine with H-
D-14, H-D-15, and
H-D-16. New
program H-26.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-D-14 In new senior housing built receiving any
development incentives or money from the city,
require that a substantial portion, at least 25
percent, be available to low-income seniors.

The City implements on a project-by-project basis
that any development building receiving incentives
or money from the city are required to substantiate
that at least 20 percent of units be available to low
income seniors. In 2020 the Linda Tunis Senior
Apartments were developed by converting an
existing space to 26 affordable units, of which three
units were allowed under density bonus law,
ensuring that three units which were restricted for
very low-income households.

Continue,
combine with H-
D-13, H-D-15, and
H-D-16. New
program H-20.

H-D-15 Encourage development of senior housing not
receiving city funding or concessions to provide
a substantial number of units affordable to low-
income seniors
The City continues to encourage on a project-by-
project basis the development of senior housing not
receiving city funding or concessions to provide a
substantial number of units affordable to low-
income seniors. In 2020 the Linda Tunis Senior
Apartments (DB20-001) received a density bonus of
three units which were restricted for very low-income
households.

Through the design guidelines which encourage
innovative housing programs, the City hopes to
stimulate development of senior housing to address
the housing needs of the senior population in Santa
Rosa.

Additionally, with use of LEAP (Local Early Action
Plan) funding ($500,000), the City is launching House
Santa Rosa which will provide for more transparency
on available incentives and programs that are
offered by the City.

Continue,
combine with H-
D-13, H-D-14, and
H-D-16. New
program H-20.

JANUARY 2023

2023 – 2031 Housing Element Page 7-25
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-D-16
Through flexibility in design guidelines which
encourage innovative housing programs,
stimulate development of senior housing which
addresses the housing needs of the senior
population
The City continues to im plement on a project-by-
project basis design guidelines that can encourage
innovative housing programs and stimulate the
development of senior housing, which will address
the housing needs of the senior population.

In 2020 the Linda Tunis Senior Apartments (DB20-
001) received a density bonus of three units which
were restricted for very low-income households.

Continue,
combine with H-
D-13, H-D-14, and
H-D-15. New
program H-20.

H-E-1 Eliminate discrimination in housing
opportunities in Santa Rosa and assure that
access to housing will not be denied on the
basis of race, ethnic or national origin, religion,
marital status, sexual orientation, age or
physical disability. As an exception, mobile
home parks and other developments designed
specifically for seniors or the disabled will be
permitted to exclude children as permanent
residents.

The City continues to eliminate discrimination in
housing opportunities in Santa Rosa and assure that
access to housing will not be denied on the basis of
race, ethnic or national origin, religion, marital status, sexual orientation, age or physical disability. As an
exception, mobile home parks and other
developments designed specifically for seniors, or
the disabled will be permitted to exclude children as
permanent residents.

The City promotes the acti vities of Fair Housing
Advocates of Northern California (Fair Housing). Fair
Housing prints brochures that are provided to the
City of Santa Rosa for distribution to every HCV client and to others wishing this information. Fair Housing
provides a number of services including mediation
and resolution of tenant/landlord disputes and
providing outreach services. Brochures are also
provided to local service providers such as Becoming
Independent and Disability Services and Legal
Center.

In 2019, the City added a Housing Anti-
Discrimination chapter to City Code to prohibit
Continue, expand
with new fair
housing
programs,
combine with H-
E-2. New
program H-29.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
housing discrimination based on source of income,
including Housing Choice Vouchers and other rent
subsidies.

H-E-2 Continue to fund and support Fair Housing of
Sonoma County, which serves as the city’s
equal opportunity housing agency.

The City continues to fund and support Fair Housing
of Sonoma County, which serves as the City’s equal
opportunity housing agency.

In addition, as a U.S. Department of Housing and
Urban Development entitlement jurisdiction, the City
provides annual funding for Fair Housing services.

The City currently has a contract with Fair Housing
Advocates of Northern California.

Modify, new
program H-29.

H-F-1 Ensure that residentia l projects are heard by the first decision-making board, within a period not
to exceed 120 days of receipt of an application
for development approval
The City continues to ensure that residential projects
are heard by the first decision-making board, within
a period not to exceed 120 days of receipt of an
application for development approval.

In 2019, the City continued to improve
interdepartmental coordination and effectively
prioritize residential entitl ement review, particularly residential projects with an affordable component.

As part of the Planning and Economic
Development's Housing Action Plan, Planning staff
have been working on a suite of internal and external
process improvements to assist applicants and City
staff when submitting and reviewing residential
projects.

In 2020, despite pivoting to digital processing due to
the COVID-19 pandemic the City continued to
improve interdepartmental coordination and
effectively prioritize residential entitlement review,
particularly residential proj ects with an affordable
Modify, new
program H-37
JANUARY 2023

2023 – 2031 Housing Element Page 7-27
7 Evaluation of Previous Housing Element
Program Implementation Status Action
component. Planning staff created and the public is
now using a Universal Permit Application which
streamlines and encourages more complete permit
submittals shortening project review timelines.

H-F-2 Fast track all develo pment projects which are
comprised fully of units affordable to extremely
low, very low, and low income households with
long term affordability restrictions. Utilize a fast
track schedule mutually acceptable to the
project applicant and the city.

The city continues to fast track all development
projects, which are made up of fully of units
affordable to extremely low, very low-, and low-
income households with long-term affordability
restrictions. As well as using a fast-track schedule
mutually acceptable to the project applicant and the
city.

As of late, the City continues to prioritize affordable housing projects by coordinating and focusing staff
efforts across departments on residential projects
particularly those with high unit counts, and
affordable units.

Modify combine
with H-3.

H-F-3 Acquire sites for potential affordable housing
projects, with subsequent disposition to
affordable housing providers.

In 2015, the City allocated the old Bennet Valley
Senior Center to affordable housing and is currently
in a DDA (Development agreement) approved by
Council for the transfer and development of
affordable housing on those parcels. Since then, the
City has not purchased property solely for affordable
housing.

The City continues to provide first right of refusal for surplus City land to developers of affordable
housing. As determined by budget and goal-setting
processes, the Housing Authority funds property
acquisition and banks land acquired for later
provision to affordable housing developers. The
Economic Development and Housing staff also
Delete. This is an
ongoing effort as
sites are acquired
The City is not
relying on
acquired sites to
meet the RHNA.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
continue to seek opportunities to acquire sites
throughout the planning period.

In November 2020 the City's Real Property Team
began a citywide survey to identify and classify
surplus lands. One of the sites identified is APN 182-
030-032.

H-F-4 Defer payment of development fees for
affordable units.

The City continues to allow applicants to defer
impact fees to final occupancy instead of permit
issuance. Many projects, including affordable
housing developments, use the option to defer
impact feels to final occupancy, though the City does
not track specific numbers.

Continue, new
program H-37.

H-F-5 Revise the local Density Bonus Ordinance to
ensure it reflects state law and to simplify the
city process of obtaining a density bonus.

The City continues to revise the local Density Bonus
Ordinance to ensure it reflects state law and to
simplify the City process of obtaining a density
bonus.

In January 2019, the City Council adopted a revised
Density Bonus Ordinance consistent with state law
and allowing up to 100% density bonus within the
Downtown and North Station Area Specific Plan
areas.

Delete, program
completed.

H-F-6 Develop a checklist specific to affordable
housing developments which will facilitate such
projects in the Design Review process.

In 2019, the City began work to develop a checklist
specific to affordable housing developments which
will facilitate such projects in the Design Review
process.

The City Council adopted Objective Design
Standards for Streamlined and Ministerial Residential
Developments (Zoning Code Chapter 20-39)
effective December 20, 2019, to incorporate the
intent of the Santa Rosa Design Guidelines to the
Delete, objective
design standards
will be
implemented as a
part of the City’s
typical processes.

JANUARY 2023

2023 – 2031 Housing Element Page 7-29
7 Evaluation of Previous Housing Element
Program Implementation Status Action
greatest extent possible while complying with the
intent of State legislation to facilitate and expedite
the construction of housing in Santa Rosa.

H-F-7 Ensure that regulations contained in the Santa
Rosa Zoning Code provide development
standards, parking requirements, and use
allowances which facilitate the development of
housing for all income groups
The City ensured that the Zoning Code contain a
number of concessions and a reduced parking
requirement to facilitate the development of housing
for all income groups, including through the density
bonus program and the housing allocation plan.

The City's 2016 Housing Action Plan seeks to increase
affordable housing development - a key tool in that
effort is the Housing Allocation Plan Ordinance
(renamed "Inclusionary Housing" Ordinance).

In 2019, the Inclusionary Housing Ordinance was
amended to:
(1) Revise the inclusionary (on-site) affordable unit
percentage requirement
(2) Modify the Housing Impact Fee structure (3)
Reduce the inclusionary percentage and housing
impact fee for multifamily housing and mixed-use
development in the Downtown Area to help
encourage higher intensity development,
(4) Establish a new Commercial Linkage Fee to
increase affordable housing development within the
City.

Delete. This is
covered under
additional
Housing Element
programs.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-F-8 Continue to participate in regional conservation
efforts regarding sensitive habitat and
endangered species to ensure that mitigation
opportunities are available to maintain
adequate sites at appropriate densities to
accommodate the city’s regional housing
needs allocation.

The City continues to participate in regional
conservation efforts regarding sensitive habitat and
endangered species to ensure that mitigation
opportunities are available to maintain adequate
sites at appropriate densities to accommodate the
city’s regional housing needs allocation.

On a project-by-project basis, the City continues to
implement the requirements of CEQA as they
pertain to California Tiger Salamander and other
sensitive species, ensuring that appropriate
mitigation is required when necessary.

Modify, continue
as program H-1.

H-G-1 Maximize energy efficiency in residential areas. The City continue s to maximize energy efficiency in residential areas.

The City participates in the County Property
Assessed Clean Energy retrofit program, the
Sonoma Clean Power renewable utility provider, and
implementation of CALGreen building standards and
select Tier 1 standards. The City has adopted all-
electric reach code standards for most new
residential development effective January 1, 2020.

Projects are reviewed for compliance with the
Climate Action Plan.

Continue,
combine with H-
G-2 and H-G-5.

New program H-

41. H-G-2 Require, energy efficiency through site
planning and building design by assisting
residential developers in identifying energy
conservation and efficiency measures
appropriate to the Santa Rosa area.

The City continues to require, energy efficiency
through site planning and building design by
assisting residential developers in identifying energy
conservation and efficiency measures appropriate to
the Santa Rosa area.

Continue,
combine with H-
G-1 and H-G-5.

New program H-

41. JANUARY 2023

2023 – 2031 Housing Element Page 7-31
7 Evaluation of Previous Housing Element
Program Implementation Status Action

The City participates in the County Property
Assessed Clean Energy retrofit program, utilizes
Sonoma Clean Power as utility provider, and
implements CALGreen building standards and select
Tier 1 standards. The City also implements the
requirements of the City's Climate Action Plan at the
project level and has adopted all-electric reach code
standards for most new residential development
effective January 1, 2020.

H-G-3 Promote energy effici ency in the provision and
use of water in all residential developments
The city promotes energy efficiency in the provision
and use of water in all residential developments.

In 2019, ongoing smart meter upgrade to replace
existing manual reading meters to smart meters that
can report hourly usage rates, detect leaks and water
waste. In addition, new de velopment is required to
comply with CALGreen building standards, Water
Efficient Landscape Ordi nance, and the Climate
Action Plan.

In 2020, a citywide upgr ade from manually read
water meters to smart meters that report hourly
usage rates, detect leaks and water waste was nearly
completed.

Continue,
combine with H-
G-4. New
program H-41.

H-G-4 Reduce the amount of water used, encourage
the use of recycled water for landscaping where
available, and require compliance with the city’s
Water Efficient Landscape Policy
The City continues to reduce the amount of water
used and require compliance with the City’s Water-
Efficient Landscape Policy.

Continue,
combine with H-
G-3. New
program H-41.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
As of late, the City continues to implement WELO
standards for new construction and administers
rebate programs for turf replacement.

H-G-5 Continue to require the use of fuel efficient
heating and cooling equipment and other
appliances, in accordance with the city’s green
building program.

The City continues to require the use of fuel-efficient heating and cooling equipment and other
appliances, in accordance with the City’s green
building program.

The City still implements CALGreen building
standards and select Tier 1 standards for energy
efficiency in new construction. CALGreen building
standards are required also for additions and
remodels. The City adopted all-electric reach code
standards effective January 1, 2020, which are
applicable for most new residential development.

Continue,
combine with H-
G-1 and H-G-2.

New program H-

41. H-G-6 Continue to fund energy conservation through
the Housing Authority’s rehabilitation loans and
develop programs to assist low income
households and rental properties in meeting
weatherization and energy conservation needs.

The City continues to fund energy conservation
through the Housing Authority’s rehabilitation loans
and continues to develop programs to assist low-
income households and rental properties in meeting
weatherization and energy conservation needs.

In 2020, the Housing Authority continues to use its
affordable housing funds to construct new, energy
efficient units and to rehabilitate residential units to include energy efficiency. In addition, the Housing
Authority is tracking im provements for energy
efficiency will be considered in the future.

Continue. New
program H-41.

JANUARY 2023

2023 – 2031 Housing Element Page 7-33
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-G-7 Work with organizati ons specializing in green
building measures to develop public-private
partnerships supporting energy efficiency
retrofit programs for existing residential
structures.

The City continues to work with organizations
specializing in green building measures to develop
public-private partnerships supporting energy
efficiency retrofit programs for existing residential
structures.

In 2020, the City continued to participate in the
County's Property Assessed Clean Energy loan
program for energy efficien t retrofits of existing
residential structures.

Continue. New
program H-41.

H-G-8 Increase local energy awareness The City continues to increase local energy awareness. In 2020, the City updated web resources
to direct residents and de velopers to opportunities
for energy efficient rebate programs, Property
Assessed Clean Energy retrofit programs, and other
energy-efficiency resources.

Continue. New
program H-41.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-A-1 Ensure adequate sites are available for
development of a variety of housing types for
all income levels, including single and
multifamily units, mobile homes, transitional
housing, and homeless shelters.

The City has ensured adequate sites are available for
development of a variety of housing types for all
income levels, including single- and multifamily units, mobile homes, transitional housing, and homeless
shelters.

The 2014 Housing Element id entified vacant parcels
available for construction of residential units at
various densities. In addition, subsequent rezones in
the SMART station areas have increased the number
of sites zoned for high-density and residential
housing.

The City Council adopted an updated Downtown
Station Area Specific Plan in October 2020 that offers
strategies designed to encourage density and
increase housing production for all income levels.

The City is currently updating its General Plan, which
will update the inventory of vacant parcels and
explore density increases within appropriate areas.

Continue as new
Program H-1.

H-A-2 Pursue the goal of meeting Santa Rosa’s
housing needs through increased densities,
when consistent with pr eservation of existing
neighborhoods. The number of affordable
units permitted each year and the adequacy of
higher density sites shall be reported as part of
the General Plan Annual Review report.

The City continues to pursue its goal of meeting
housing needs through increased densities when
consistent with preservation of existing
neighborhoods.

An updated Density Bonus Ordinance was adopted
in January 2019. This ordinance allows density
increases citywide up to 35%, and up to 100% within
the Downtown and North Station Area Specific Plan
areas. The updated Downtown Station Area Specific
Delete. Increased
density is not
needed to meet
the City’s RHNA.

The City does
continue to
promote
development
through
additional
JANUARY 2023

2023 – 2031 Housing Element Page 7-35
7 Evaluation of Previous Housing Element
Program Implementation Status Action
Plan, adopted in 2020, allows for increased
residential densities.
programs in the
Housing Element.

H-A-3 Promote conservation and rehabilitation of the
existing housing stock and discourage intrusion
of incompatible uses into residential
neighborhoods which would erode the
character of established neighborhoods or lead
to use conflicts.

The City continues to improve the living conditions
in the city’s neighborhoods through active code
enforcement and the Neighborhood Revitalization
Program.

From 2015 to present, 570 residential units were
rehabilitated through the ongoing administration of
the Neighborhood Revitalization Program.

To assist low-income renters with disabilities, the City continued to offer the Housing Accessibility
Modification Grant Program and provided the
following grants for accessibility improvements:
2018: $7,588 for improvements for one household
2019: $15,000 for improvements for three
households
2020: $3,000 for improvements for two households

To ensure that building code standards for existing
plumbing, electrical, and other aspects of homes
were maintained, the City continued to conduct
inspections. As a result of the inspections, homes
were rehabilitated, including:
183 units in 2018
1,436 units in 2019
Continue,
combine with H-
B-1 and H-B-4.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
131 units in 2020

As a result of the Housing Quality Standards
Inspection requirements of the HCV Rental
Assistance Program, homes were rehabilitated,
including:
173 units in 2018
211 units in 2019
121 between January and April in 2020
COVID waivers in place April 2020 – September 2021
108 units between October 2021 and December 2021
H-A-4 Meet and confer with Sonoma County Planning
staff on a regular basis to address housing
needs of lower income and special needs
groups, to coordinate regarding issues
including infrastructure, zoning and land use,
annexations, community acceptance strategies,
homeless shelters, farmworkers, persons with
disabilities, environmental issues, funding, and
impact fees.

The City continues to meet and confer with Sonoma
County Planning staff on a regular basis to address
housing needs of lower-income and special-needs
groups, to coordinate regarding issues including
infrastructure, zoning and land use, annexations,
community acceptance strategies, homeless
shelters, farmworkers, persons with disabilities,
environmental issues, funding, and impact fees.

Santa Rosa planners attend monthly Planning
Advisory Committee (PAC) meetings, made up of
Planning staff from each of the nine cities within the
county and from the County of Sonoma, to
collaborate on state legislation related to housing
and work with Sonoma County planners on
annexation initiatives.

Delete. The City
meets with
Sonoma County
Staff regularly to
coordinate
regional efforts.

Regional efforts
will be addressed
through
additional
Housing Element
programs.

JANUARY 2023

2023 – 2031 Housing Element Page 7-37
7 Evaluation of Previous Housing Element
Program Implementation Status Action
In addition, City and County planning staff meet as
needed to discuss housing needs regionally. In the
wake of the October 2017 wildfires, planning staff
across the county have been meeting regularly to
address the housing crises on a regional level. As a
result of those conversations, the City has secured
funding from two state programs and a direct
allocation from the State to support the city’s
recovery.

The City received approximately $38.5 million in
Community Development Block Grant - Disaster
Recovery (CDGB-DR) program funds to provide
loans to affordable housing developers to create
new affordable housing. Five developments were
identified to receive CDBG-DR funding and are in
various states of review and approval with HCD. The
five projects are anticipated to create 377 new units
of affordable housing in Santa Rosa by April 2024.

The City Council authorized $10 million from the
PG&E settlement monies stemming from the Tubbs
fire lawsuit towards affordable housing to be
administered by the Rene wal Enterprise District
(RED). The City's contribution was matched by a $10
million contribution from the County of Sonoma.

On September 26, 2018, the City received a $1.2
million award of CalHome Disaster Assistance
(Wildfire Recovery) from HCD. The program funds

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
were for disaster-related owner-occupied
rehabilitation activities that were directly impacted
by the October 2017 wildfires. Unfortunately, this
resulted in only 1 successful participant.

H-A-5 Improve community acceptance of higher
density housing through community based
outreach, recognition of existing livable
neighborhoods, and assurance of well-
designed high density projects.

The City continues to improve community
acceptance of higher-density housing through
community based outreach, recognition of existing
livable neighborhoods, and assurance of well-
designed high-density projects.

This policy is implemented on a project-by-project
basis. The Planning staff continued to hold
neighborhood meetings to raise public awareness of
proposed projects, and to provide opportunities for
increased transparency and input. In 2020, Planning
staff continued to hold neighborhood meetings,
pivoting to a virtual format in response to the
COVID-19 pandemic, to raise public awareness of
proposed projects, to ensu re transparency, and to
receive public input.

Additionally, projects that used the City’s Pre-
Application Meetings and/or Concept Design
Review benefitted from early feedback regarding the
project design. Community discussions around
increasing residential densities in the downtown core
continued as part of the Downtown Station Area
Specific Plan update process prior to it being
adopted in October 2020.

Continue as
program H-28
JANUARY 2023

2023 – 2031 Housing Element Page 7-39
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-B-1 Rehabilitate 50 housing units annually through
the city’s rehabilitation programs, focusing on
very low- and low-income beneficiaries.

The City continues to improve the living conditions
in the city’s neighborhoods through active code
enforcement and the Neighborhood Revitalization
Program.

From 2015 to present, 570 residential units were
rehabilitated through the ongoing administration of
the Neighborhood Revitalization Program.

To assist low-income renters with disabilities, the City continued to offer the Housing Accessibility
Modification Grant Program and provided the
following grants for accessibility improvements:

2018: $7,588 for improvements for one household
2019: $15,000 for improvements for three
households
2020: $3,000 for improvements for two households

To ensure that building code standards for existing
plumbing, electrical, and other aspects of homes
were maintained, the City continued to conduct
inspections.

As a result of the inspections performed by the City’s
Code Enforcement Team, homes were rehabilitated,
including:
2018: 183 units
1,436 units in 2019
Modify. Combine
with H-B-1 and H-
B-4. New
program H-12

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
131 units in 2020

As a result of the Housing Quality Standards
Inspection requirements of the HCV Rental
Assistance Program, more than 500 homes were
rehabilitated, including:
173 units in 2018
211 units in 2019
121 units between January and April 2020
COVID-19 inspection waivers were in place April
2020 – September 2021
108 units between October 2021 and December 2021
H-B-2 Discourage the subdivision of mobile home
parks or conversion to other uses through
enforcement of the Conversion of Mobile
home Parks chapter of the City Code.

The implementation of the City's Mobile Home Parks
Conversion ordinance is conducted on a project-by-
project basis. The City continues to discourage the
subdivision of mobile home parks or conversion to
other uses through enforcement of the Conversion
of Mobile Home Parks chapter of the City Code.

Modify, new
program H-13.

H-B-3 Retain federal, state and locally subsidized
affordable units which may be lost through
contract termination.

The City continues to retain federal, state, and locally subsidized affordable units that may be lost through
contract termination. Through various City
programs, 460 affordable units have been preserved
since 2009. Opportunities are evaluated annually.

During the planning period, no locally funded
affordable units were lost to market rate.

Modify, new
program H-15.

JANUARY 2023

2023 – 2031 Housing Element Page 7-41
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-B-4 Continue improving living conditions in the
city’s neighborhoods through active code
enforcement and the Neighborhood
Revitalization Program.

The City continues to improve the living conditions
in the city’s neighborhoods through active code
enforcement and the Neighborhood Revitalization
Program.

From 2015 to present, 570 residential units were
rehabilitated through the ongoing administration of
the Neighborhood Revitalization Program.

To assist low-income renters with disabilities, the City continued to offer the Housing Accessibility
Modification Grant Program and provided the
following grants for accessibility improvements:
2018: $7,588 for one household
2019: $15,000 for three households
2020: $3,000 for two households

To ensure that building code standards for existing
plumbing, electrical, and other aspects of homes
were maintained, the City continued to conduct
inspections.

As a result of the inspections performed by the City’s
Code Enforcement Team, homes were rehabilitated,
including:
183 units in 2018
1,436 units in 2019
131 units in 2020.

Continue,
combine with H-
A-3 and H-B-1.

New program H-

10. CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
As a result of the Housing Quality Standards
Inspection requirements of the HCV Rental
Assistance Program, homes were rehabilitated,
including:
171 units in 2018
126 units in 2019
144 between January and March in 2020

As a result of COVID-19, Housing Quality Standards
Inspections were suspended in March 2020. HCV
assisted units resumed inspection in October 2021
and HOME-funded units resumed inspections in
February 2022.

H-B-5 Revise the Condominium Conversion
Ordinance to preserve rental apartments from
conversion to ownership units.

The existing Condominium Conversion Ordinance
has not been revised; however, the City has not
received any applications or inquiries related to
condominium conversions since the 2014 General
Plan Housing Element update.

Delete. The City
does not receive
applications for
condominium
conversions.

H-B-6 Administer the federal Section 8 Housing
Choice Voucher rental assistance program.

The Housing Authority continues to administer the
Housing Choice Voucher program aiding over 2,000
households.

Continue. Modify,
New program H-

36. H-B-7 Continue to designate a portion of the Real
Property Transfer Tax, through annual budget
appropriations, to affordable housing
programs.

The Department of Housing and Community
Services (HCS) continues to use a portion of the Real
Property Transfer Tax (RPTT) for affordable housing
citywide. Between 2015 and early 2022, $1,606,710 of
Real Property Transfer Tax revenues has been
allocated to support over 350 units. The City Council
authorized annual increases to the percentage of
RPTT transferred to HCS until it reaches 100%.

Continue.

Program H-33.

JANUARY 2023

2023 – 2031 Housing Element Page 7-43
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-B-8 Review and document the performance of
affordable housing programs annually. Report
the number of affordable units developed from
various funding sources, the number and
income levels of households assisted through
various programs and the number of existing
homes sold at affordable prices.

The City continues to review and document the
performance of affordable housing programs
annually, including reporting the number of
affordable units developed from various funding
sources, the number and income levels of
households assisted through various programs, and
the number of existing homes sold at affordable
prices. This policy goal is met by various ongoing city housing programs and is reported annually to HCD
and the City Council in compliance with state law.

Continue. New
program H-17.

H-B-9 Continue to operate the Mobile Home Repair
Loan and Mobile Home Rent Deferral
programs.

Through 2021, the Department of Housing and
Community Services administered a mobile home
assistance program funded by HCD; as of early 2022,
the program is inactive. Through June 2021, the
program had provided financial support to 21 mobile
home owners, with a total of $618,776 in CalHome
Rehab funds.

Continue. Modify,
new program H-

12. H-B-10 Recognize existing nonconforming residential uses which are located in non- residential land
use categories. Allow such uses to be zoned
residential and to be found consistent with the
General Plan on an interim basis, until the area
is ready to convert and rezone to non-
residential uses
The City continues to recognize existing
nonconforming residential uses that are in non-
residential land use categories. This policy is
implemented on a project by project basis, as
allowed through the non-conforming section in the
City's Zoning Code.

Delete. This is
implemented
through the City’s
Zoning Code.

H-C-1 Amend the Housing Allocation Plan, the city’s
inclusionary housing ordinance, to change the
trigger for provision of affordable units from
acres to units and to consider elimination of the
exemption for mixed use developments and a
commercial linkage fee.

In 2019, the Inclusionary Housing Ordinance was
amended to:
(1) Revise the inclusionary (on-site) affordable unit
percentage requirement
(2) Modify the Housing Impact Fee structure
Modify, combine
with H-C-2 and
H-C-3, new
program H-18.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
(3) Reduce the inclusionary percentage and housing
impact fee for multifamily housing and mixed-use
development in the Downtown Area to help
encourage higher-intensity development, and
(4) Establish a new Commercial Linkage Fee to
increase affordable housing development within the
city.

H-C-2 Implement the Housing Allocation Plan to
increase the number of affordable units in
Santa Rosa, both on site and through collection
of in lieu fees and subsequent development of
affordable units.

The City continues to implement its 2016 Housing
Action Plan, which continues to increase affordable
housing development, particularly through the
Housing Allocation Plan Ordinance (also known as
the "Inclusionary Housing" Ordinance).

The City continues to implement the Housing
Allocation Plan to increase the number of affordable
units in Santa Rosa, both on site and through
collection of in-lieu fees used to subsidize affordable housing projects in various stages of financing. Since
the City began tracking the program in 2018, it has
contributed $6.2 million to housing projects.
2018: $2.26 million
2019: $2.81 million
2020: $1.2 million
Modify, combine
with H-C-1 and H-
C-3, new program
H-18.

H-C-3 Utilize fees generated through the Housing
Allocation Plan for the development of housing
units affordable to extremely low, very low, and
low income households.

The City continues to use fees generated through
the Housing Allocation Plan for the development of
housing units affordable to extremely low-, very low-
, and low-income households. Since its inception in
1992, more than 1,800 affordable units have been
supported through this fee, with a total of
Modify, combine
with H-C-1 and H-
C-2, new program
H-18.

JANUARY 2023

2023 – 2031 Housing Element Page 7-45
7 Evaluation of Previous Housing Element
Program Implementation Status Action
$28,402,475 awarded in loan funds. Funding awards
by income level are as follows:

Approximately 426 units at 30% AMI
Approximately 729 units at 50% AMI
Approximately 143 units at 60% AMI
Approximately 29 units at 120% AMI

Of the awards since 1992, 379 awards, totaling
$13,468,088, have been issued between 2015 and
late 2021.

Some of the Housing Allocation Plan funding awards
have supported special-needs groups. The City does
not track specific metrics related to the special needs of the population served.

The City continues to implement the Housing
Allocation Plan to increase the number of affordable
units in Santa Rosa, both on site and through
collection of in-lieu fees used to subsidize affordable housing projects in various stages of financing.
2018: $2.26 million
2019: $2.81 million
2020: $1.2 million
H-C-4 Consider a Commercial Linkage Fee for non-
residential development to increase funds
available for the development of housing units
affordable to very low and low income
households
This implementation measure was completed
through the 2019 update to the City's Inclusionary
Housing Policy.

Delete, program
completed.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-C-5 Rezone Medium and Medium High Density
sites of two acres or more concurrent with the
adoption of this Housing Element to facilitate
the development of higher density sites
The City implemented the rezoning of Medium- and
Medium High-Density sites of two acres or more
concurrent with the adoption of the Housing
Element to facilitate the development of higher-
density sites.

Delete, program
completed.

H-C-6 Rezone residential and mixed use sites in the
Downtown Station Area Specific Plan boundary
to allow residential uses by right.

The City implemented rezoning residential and
mixed-use sites in the Downtown Station Area
Specific Plan boundary to allow residential uses by
right. SMART station areas were rezoned to transit
village designations to achieve consistency with the
General Plan and to facilitate housing development
in the station area plan boundary. This action
addressed a shortfall of sites needed to meet Santa
Rosa’s housing need.

Delete, program
completed.

H-C-7 Utilize the Santa Rosa Housing Trust to
maximize and leverage available federal, state,
and local funding to assist in the development
of affordable housing, the preservation and
rehabilitation of low income housing, the
development and maintenance of homeless
shelters, and the acquisition and development
of facilities for the physically and
developmentally disabled
The City continues to use the Santa Rosa Housing
Trust to maximize and leverage available federal,
state, and local funding to assist in the development
of affordable housing, the preservation and
rehabilitation of low-income housing, the
development and maintenance of homeless shelters,
and the acquisition and development of facilities for
the physically and developmentally disabled.

Continue as
program H-16.

H-C-8 Continue to provide funding for affordable
housing projects, particularly if a portion of the
project units are targeted to extremely low
income households.

The City continues to provide financing for
affordable housing projects through various
ongoing grant programs and the use of in-lieu fees.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

JANUARY 2023

2023 – 2031 Housing Element Page 7-47
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-C-9 Allow Low Density sites of 3 acres or less to
develop at densities up to 15 units per acre
under the following conditions:
• Where infrastructure is sufficient to support
the increased density;
• When the project design is compatible with
the surrounding residential neighborhood in
terms of building mass, setbacks and
landscaping;
• Where at least one very low or two low
income rental units are included for every 10
market rate units with affordability maintained
for 10 years; and
• Where affordable housing units are
incorporated into the neighborhood using
superior design such that affordable units are
indistinguishable from market rate units.

The City implements the policy for allowing density
sites that meet certain conditions as well as 3 acres
or less to develop at densities up to 15 units per acre on a project-by-project basis.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

H-C-10 Encourage production of residential units
downtown as envisioned by the Downtown
Station Area Specific Plan.

The City Council approved an updated Downtown
Station Area Specific Plan in October 2020. The
updated plan uses floor-area ratios (FAR) to
encourage maximum density, reduces parking
requirements, and provides fee-reduction incentives
and other streamlining measures for downtown
development.

As of January 2022, 596 residential units are currently under construction and an additional 757 housing
units are under planning review or have been
approved in the Downtown Station Area Plan.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
A November 2020 amendment to the City's Resilient
City Development Measures extends measures that
encourage housing and economic development
within the City, including reduced review authority
for certain uses within the Downtown Station Area.

Also, Design Review for new development or major
remodel projects within the Downtown Station Area
boundary is delegated to the Zoning Administrator
through the Minor Design Review process further
streamlining the permitting process.

H-C-11 Provide opportunities for higher density and
affordable housing development on
regional/arterial streets and near the rail transit
corridor for convenient access to bus and rail
transit.

The City's General Plan 2035, the Northwest Station
Area Specific Plan, and the Downtown Station Area
Specific Plan designate higher-density sites along
regional/arterial streets and the rail corridor.

Ongoing streamlining efforts incentivize
development in these areas through reduced
parking requirements, increased height limits, the
City's density bonus ordinance, and fee incentives.

The General Plan update process will include review
for possible increased housing densities citywide.

The City will continue to seek opportunities for
building affordable housing in the designated
higher-density sites along regional/arterial streets
and the rail corridor.

Continue as
program H-4.

H-C-12 Promote the development of second units.

Discuss this option with residential developers
during initial development application
meetings.

The City continues to facilitate the development of
Accessory Dwelling Units (ADUs). The City-approved
zoning code revisions comply with state law and
create setback and parking exceptions, and fee
reductions for ADUs. In addition, utility connection
Modify, new
program H-5.

JANUARY 2023

2023 – 2031 Housing Element Page 7-49
7 Evaluation of Previous Housing Element
Program Implementation Status Action
fees were eliminated for ADUs less than 750 square
feet.

ADU applications received:
2018: 118 (281% increase from 2017).
2019: 164 (39% increase from 2018).
2020: 61
H-C-13 Support affordable housing sponsors by
continuing to provide funds to subsidize the
production of affordable housing.

The City continues to support affordable housing
sponsors by providing funds to subsidize the
production of affordable housing.

Through the Housing Authority, the City provides
annual funding from a compilation of federal and
local sources and programs to finance affordable
housing production. As of January 2022, the Housing
Authority Loan Portfolio includes approximately $155
million in loan funds for over 4,500 subsidized units,
across all funding sources.

Continue,
combine with H-
C-15. New
program H-21.

H-C-14 Continue commitment of redevelopment area
tax increment funds for affordable housing
programs. Utilize the Redevelopment Low- and
Moderate-Income Housing Fund for affordable
housing targeting extrem ely low, very low-,
low-, and moderate-income households.

With the dissolvement of redevelopment by the
Governor of CA in 2011, loan repayment funds are
used to rehabilitate existing dwelling units, acquire
land for development of new affordable units, and
provide financial assistance to permanent supportive
housing units.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

H-C-15 Participate in tax credit and mortgage revenue
bond programs which provide tax exempt, low
cost financing to developers of projects making
a portion of the units affordable.

The City continues their participation in tax credit
and mortgage revenue bond programs by providing
tax credit applications and serving as the sponsor for
affordable housing bond issuances.

Continue,
combine with H-
C-13. New
program H-21.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-C-16 Aggressively particip ate in available federal,
state, and private non-profit programs for the
provision of affordable housing.

The City continues to participate in available federal, state, and private non-profit programs for the
provision of affordable housing.

This is done by City staff who works with HUD and
HCD to access all available resources and grants to
sustain and expand affordable housing in Santa
Rosa.

Modify, combine
with H-C-8, H-C-
9, H-C-10, H-C-14,
H-C-16. New
program H-21.

H-C-17 Allow mobile homes on single family lots
through issuance of a certificate of
compatibility
The City continued to permit mobile homes who
meet the standards on single-family lots citywide.

Delete, program
completed
H-C-18 Continue participation in the Mortgage Credit
Certificate program to assist lower income
and/or first time homebuyers in purchasing
new homes
During the 5th cycle, the City continued to assist
lower-income and/or first-time homebuyers in
purchasing new homes by participating in the
Mortgage Credit Certificate program. As of 2020,
Mortgage Credit Certificates have not been
available. In the meantime, staff is reviewing ability to reestablish the program.

Continue as
program H-34.

H-C-19 Investigate development of a Community Land
Trust program for Santa Rosa to determine its
feasibility and affordable housing production
possibilities
The City investigated the development of a
Community Land Trust program for Santa Rosa to
determine its feasibility and affordable housing
production possibilities.

The City continues to support the Housing Land
Trust of Sonoma County’s (HLTSC) efforts to work
with developers and non-profit organizations to
further homeownership opportunities. In 2003, the
City awarded a total $240,000 to assist six
Continue as
program H-35.

JANUARY 2023

2023 – 2031 Housing Element Page 7-51
7 Evaluation of Previous Housing Element
Program Implementation Status Action
households in partnership with Habitat for Humanity
and the Housing Land Trust.

H-C-20 Encourage the development of units with three
or more bedrooms in affordable housing
projects.

The City encouraged the development of units with
three or more bedrooms in affordable housing
projects. The staff contin uously meets and confers
with applicants to address and encourage all levels
of housing types and affordability.

Continue as
program H-27.

H-D-1 Continue existing programs for persons with
special needs, including disabled persons,
elderly, homeless, large families, single parent
households, and farmworkers.

The City continued to support existing programs—
the Housing Accessibility Modification (HAM)
Program, Housing Opportunities for Persons with
Aids (HOPWA) which is funded by HUD, and
supporting developments through loans from the
Housing Authority—for persons with special needs,
including disabled persons, elderly, homeless, large
families, single-parent households, and farmworkers.

The Housing Authority provides funding and
regulatory oversight for properties that serve
special-needs individuals and families.

Modify.

Implemented with
programs under
Goal 3.

H-D-2 Require new units specifically for households
with special needs by conditioning new
multifamily construction to meet federal and
state requirements for accessibility and/or
adaptability for disabled persons.

By conditioning new multifamily construction to
meet federal and state requirements, the City
achieved accessibility and adaptability for disabled
persons during the 5th planning period.

Modify, new
program H-22.

H-D-3 Evaluate issues of “visitability” in residential
building design and develop a program for
implementation of appropriate policies and/or
standards
The California accessibility codes the City adopted
have “visitability” standards for new multi-family
residential.

Modify, combine
with H-D-4. New
program H-22.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-D-4 Investigate and promote incorporation of
universal design features in new residential
construction by developing an ordinance based
on the state’s voluntary model ordinance
The California accessibility codes the City adopted
have “visitability” standards for new multi-family
residential.

Modify, combine
with H-D-3. New
program H-22.

H-D-5 Encourage special housing arrangements,
including shared and congregate housing and
single room occupancy facilities (SROs), by
helping sponsors obtain federal and state
funds. Commit city funds (to the extent such
funds are available for the purpose in light of
competing housing objectives) to help non-
profit developers of such housing types.

The City encouraged special housing arrangements,
such as shared congregate housing and single-room
occupancy facilities (SROs), by helping sponsors
obtain federal and state funds. In addition to
committing city funds, the City continues to facilitate and support innovative housing approaches on a
project-by-project basis to provide a variety of
housing opportunities.

Continue,
combine with H-
D-6. New
program H-25.

H-D-6 Encourage the development of Single Room
Occupancy facilities, consistent with the Single
Room Occupancy Ordinance.

During the 5th planning period, the City encouraged
the development of Single-Room Occupancy
facilities. As of late, the City continues to facilitate and support innovative housing approaches on a
project-by-project basis to provide a variety of
housing opportunities.

Continue,
combine with H-
D-5. New
program H-25.

H-D-7 Support the development of rental housing for
seasonal and permanent farmworkers.

During the 5th planning period, the City continued
to encourage the inclusion of units for farmworkers
in new affordable housing projects. In May 2021, the
Housing Authority awarded $2.9 million in CDBG
funds to the Mahonia Glen project.

The Mahonia Glen project will be a 100% affordable
residential project consisting of 99 units, including a resident manager unit, a shared community space,
and large common green space. The residential units
consist of one-, two-, and three-bedroom units in
Modify, combine
with H-D-8. New
program H-23.

JANUARY 2023

2023 – 2031 Housing Element Page 7-53
7 Evaluation of Previous Housing Element
Program Implementation Status Action
three-story buildings. Of the 99 units, 43 will be
designated for farmworkers and their families with
additional funding from the HCD Joe Serna
Farmworker Housing Program. Construction is
scheduled to start in summer 2022.

H-D-8 Amend the Zoning Code to include a provision
allowing agricultural employee housing for six
or fewer residents as a permitted residential use
in residential zoning districts.

The City achieved amending the Zoning Code to
include a provision allowing agricultural employee
housing for six or fewer residents as a permitted
residential use in residential zoning districts.

Modify, combine
with H-D-7. New
program H-23.

H-D-9 Provide funding to groups providing shelter
and other services to the homeless.

The City continues to provide funding annually for
homeless shelters and services such as Catholic
Charities, Community Action Partnership, Living
Room, and YWCA Sonoma County. The current
annual budget for these services is up to $6 million.

Modify, combine
with H-D-8, H-D-
9, H-D-10. New
program H-24.

H-D-10 Amend the Zoning Code to allow emergency
shelters as a permitted use in the General
Commercial (CG) district, subject to the same
development standards as other permitted
uses in the CG zone.

The city achieved amending the Zoning Code to
allow Emergency Shelters by right in the City's
General Commercial (CG) zoning district.

Delete, program
completed.

H-D-11 Amend the Zoning Code to define supportive
housing in the glossary and to allow transitional
and supportive housing as residential uses,
subject to the same regulations as other
residential uses in the same zoning district.

The City achieved amending the Zoning Code to
define supportive housing in the glossary and to
allow transitional and supportive housing as
residential uses, subject to the same regulations as
other residential uses in the same zoning district.

Delete, program
completed.

H-D-12 Support programs which address long term
solutions to homelessness including job
training and placement and which provide
other supportive services.

The City continues to support programs that address
long-term solutions to homelessness, including job
training and placement and that provide other
supportive services.

Continue,
combine with H-
D-9. Continue as
program H-24.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
The1 City invests approximately $5 million annually in
services to support persons experiencing
homelessness, including daytime support, street
outreach, a winter warm ing center, emergency
shelter and safe parking, housing assistance, and
supportive services. Efforts also assist homeless
service providers such as Catholic Charities, the
Living Room, Community Action Partnership, and
YWCA Sonoma County.

H-D-13 Provide incentives for development of housing
for the elderly, particularly for those in need of
assisted and skilled nursing care. Incentives may
include density bonuses, reduced parking
requirements or deferred development fees.

The City continues to provide incentives for
development of housing for the elderly, particularly
for those in need of assisted and skilled nursing care.

Incentives may include density bonuses, reduced
parking requirements or deferred development fees.

Specifically, in 2016, Farmers Lane Senior Housing
Project (DB 16-004) received a density bonus of five
units which were designat ed for moderate- income
households, and two concessions (1) height, to allow
parapets, and (2) parking, and in 2020, Linda Tunis
Senior Apartments (DB20-001) received a density
bonus of three units which were restricted for very
low-income households.

The most recent Zoning Code includes reduced
parking ratios and density bonus options for senior
housing, and community care facilities.

Continue,
combine with H-
D-14, H-D-15, and
H-D-16. New
program H-26.

JANUARY 2023

2023 – 2031 Housing Element Page 7-55
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-D-14 In new senior housing built receiving any
development incentives or money from the city,
require that a substantial portion, at least 25
percent, be available to low-income seniors.

The City implements on a project-by-project basis
that any development building receiving incentives
or money from the city are required to substantiate
that at least 20 percent of units be available to low
income seniors. In 2020 the Linda Tunis Senior
Apartments were developed by converting an
existing space to 26 affordable units, of which three
units were allowed under density bonus law,
ensuring that three units which were restricted for
very low-income households.

Continue,
combine with H-
D-13, H-D-15, and
H-D-16. New
program H-20.

H-D-15 Encourage development of senior housing not
receiving city funding or concessions to provide
a substantial number of units affordable to low-
income seniors
The City continues to encourage on a project-by-
project basis the development of senior housing not
receiving city funding or concessions to provide a
substantial number of units affordable to low-
income seniors. In 2020 the Linda Tunis Senior
Apartments (DB20-001) received a density bonus of
three units which were restricted for very low-income
households.

Through the design guidelines which encourage
innovative housing programs, the City hopes to
stimulate development of senior housing to address
the housing needs of the senior population in Santa
Rosa.

Additionally, with use of LEAP (Local Early Action
Plan) funding ($500,000), the City is launching House
Santa Rosa which will provide for more transparency
on available incentives and programs that are
offered by the City.

Continue,
combine with H-
D-13, H-D-14, and
H-D-16. New
program H-20.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-D-16
Through flexibility in design guidelines which
encourage innovative housing programs,
stimulate development of senior housing which
addresses the housing needs of the senior
population
The City continues to im plement on a project-by-
project basis design guidelines that can encourage
innovative housing programs and stimulate the
development of senior housing, which will address
the housing needs of the senior population.

In 2020 the Linda Tunis Senior Apartments (DB20-
001) received a density bonus of three units which
were restricted for very low-income households.

Continue,
combine with H-
D-13, H-D-14, and
H-D-15. New
program H-20.

H-E-1 Eliminate discrimination in housing
opportunities in Santa Rosa and assure that
access to housing will not be denied on the
basis of race, ethnic or national origin, religion,
marital status, sexual orientation, age or
physical disability. As an exception, mobile
home parks and other developments designed
specifically for seniors or the disabled will be
permitted to exclude children as permanent
residents.

The City continues to eliminate discrimination in
housing opportunities in Santa Rosa and assure that
access to housing will not be denied on the basis of
race, ethnic or national origin, religion, marital status, sexual orientation, age or physical disability. As an
exception, mobile home parks and other
developments designed specifically for seniors, or
the disabled will be permitted to exclude children as
permanent residents.

The City promotes the acti vities of Fair Housing
Advocates of Northern California (Fair Housing). Fair
Housing prints brochures that are provided to the
City of Santa Rosa for distribution to every HCV client and to others wishing this information. Fair Housing
provides a number of services including mediation
and resolution of tenant/landlord disputes and
providing outreach services. Brochures are also
provided to local service providers such as Becoming
Independent and Disability Services and Legal
Center.

In 2019, the City added a Housing Anti-
Discrimination chapter to City Code to prohibit
Continue, expand
with new fair
housing
programs,
combine with H-
E-2. New
program H-29.

JANUARY 2023

2023 – 2031 Housing Element Page 7-57
7 Evaluation of Previous Housing Element
Program Implementation Status Action
housing discrimination based on source of income,
including Housing Choice Vouchers and other rent
subsidies.

H-E-2 Continue to fund and support Fair Housing of
Sonoma County, which serves as the city’s
equal opportunity housing agency.

The City continues to fund and support Fair Housing
of Sonoma County, which serves as the City’s equal
opportunity housing agency.

In addition, as a U.S. Department of Housing and
Urban Development entitlement jurisdiction, the City
provides annual funding for Fair Housing services.

The City currently has a contract with Fair Housing
Advocates of Northern California.

Modify, new
program H-29.

H-F-1 Ensure that residentia l projects are heard by the first decision-making board, within a period not
to exceed 120 days of receipt of an application
for development approval
The City continues to ensure that residential projects
are heard by the first decision-making board, within
a period not to exceed 120 days of receipt of an
application for development approval.

In 2019, the City continued to improve
interdepartmental coordination and effectively
prioritize residential entitl ement review, particularly residential projects with an affordable component.

As part of the Planning and Economic
Development's Housing Action Plan, Planning staff
have been working on a suite of internal and external
process improvements to assist applicants and City
staff when submitting and reviewing residential
projects.

In 2020, despite pivoting to digital processing due to
the COVID-19 pandemic the City continued to
improve interdepartmental coordination and
effectively prioritize residential entitlement review,
particularly residential proj ects with an affordable
Modify, new
program H-37

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
component. Planning staff created and the public is
now using a Universal Permit Application which
streamlines and encourages more complete permit
submittals shortening project review timelines.

H-F-2 Fast track all develo pment projects which are
comprised fully of units affordable to extremely
low, very low, and low income households with
long term affordability restrictions. Utilize a fast
track schedule mutually acceptable to the
project applicant and the city.

The city continues to fast track all development
projects, which are made up of fully of units
affordable to extremely low, very low-, and low-
income households with long-term affordability
restrictions. As well as using a fast-track schedule
mutually acceptable to the project applicant and the
city.

As of late, the City continues to prioritize affordable housing projects by coordinating and focusing staff
efforts across departments on residential projects
particularly those with high unit counts, and
affordable units.

Modify combine
with H-3.

H-F-3 Acquire sites for potential affordable housing
projects, with subsequent disposition to
affordable housing providers.

In 2015, the City allocated the old Bennet Valley
Senior Center to affordable housing and is currently
in a DDA (Development agreement) approved by
Council for the transfer and development of
affordable housing on those parcels. Since then, the
City has not purchased property solely for affordable
housing.

The City continues to provide first right of refusal for surplus City land to developers of affordable
housing. As determined by budget and goal-setting
processes, the Housing Authority funds property
acquisition and banks land acquired for later
provision to affordable housing developers. The
Economic Development and Housing staff also
Delete. This is an
ongoing effort as
sites are acquired
The City is not
relying on
acquired sites to
meet the RHNA.

JANUARY 2023

2023 – 2031 Housing Element Page 7-59
7 Evaluation of Previous Housing Element
Program Implementation Status Action
continue to seek opportunities to acquire sites
throughout the planning period.

In November 2020 the City's Real Property Team
began a citywide survey to identify and classify
surplus lands. One of the sites identified is APN 182-
030-032.

H-F-4 Defer payment of development fees for
affordable units.

The City continues to allow applicants to defer
impact fees to final occupancy instead of permit
issuance. Many projects, including affordable
housing developments, use the option to defer
impact feels to final occupancy, though the City does
not track specific numbers.

Continue, new
program H-37.

H-F-5 Revise the local Density Bonus Ordinance to
ensure it reflects state law and to simplify the
city process of obtaining a density bonus.

The City continues to revise the local Density Bonus
Ordinance to ensure it reflects state law and to
simplify the City process of obtaining a density
bonus.

In January 2019, the City Council adopted a revised
Density Bonus Ordinance consistent with state law
and allowing up to 100% density bonus within the
Downtown and North Station Area Specific Plan
areas.

Delete, program
completed.

H-F-6 Develop a checklist specific to affordable
housing developments which will facilitate such
projects in the Design Review process.

In 2019, the City began work to develop a checklist
specific to affordable housing developments which
will facilitate such projects in the Design Review
process.

The City Council adopted Objective Design
Standards for Streamlined and Ministerial Residential
Developments (Zoning Code Chapter 20-39)
effective December 20, 2019, to incorporate the
intent of the Santa Rosa Design Guidelines to the
Delete, objective
design standards
will be
implemented as a
part of the City’s
typical processes.

CITY OF SANTA ROSA

7 Evaluation of Previous Housing Element
Program Implementation Status Action
greatest extent possible while complying with the
intent of State legislation to facilitate and expedite
the construction of housing in Santa Rosa.

H-F-7 Ensure that regulations contained in the Santa
Rosa Zoning Code provide development
standards, parking requirements, and use
allowances which facilitate the development of
housing for all income groups
The City ensured that the Zoning Code contain a
number of concessions and a reduced parking
requirement to facilitate the development of housing
for all income groups, including through the density
bonus program and the housing allocation plan.

The City's 2016 Housing Action Plan seeks to increase
affordable housing development - a key tool in that
effort is the Housing Allocation Plan Ordinance
(renamed "Inclusionary Housing" Ordinance).

In 2019, the Inclusionary Housing Ordinance was
amended to:
(1) Revise the inclusionary (on-site) affordable unit
percentage requirement
(2) Modify the Housing Impact Fee structure (3)
Reduce the inclusionary percentage and housing
impact fee for multifamily housing and mixed-use
development in the Downtown Area to help
encourage higher intensity development,
(4) Establish a new Commercial Linkage Fee to
increase affordable housing development within the
City.

Delete. This is
covered under
additional
Housing Element
programs.

JANUARY 2023

2023 – 2031 Housing Element Page 7-61
7 Evaluation of Previous Housing Element
Program Implementation Status Action
H-F-8 Continue to participate in regional conservation
efforts regarding sensitive habitat and
endangered species to ensure that mitigation
opportunities are available to maintain
adequate sites at appropriate densities to
accommodate the city’s regional housing
needs allocation.

The City continues to participate in regional
conservation efforts regarding sensitive habitat and
endangered species to ensure that mitigation
opportunities are available to maintain adequate
sites at appropriate densities to accommodate the
city’s regional housing needs allocation.

On a project-by-project basis, the City continues to
implement the requirements of CEQA as they
pertain to California Tiger Salamander and other
sensitive species, ensuring that appropriate
mitigation is required when necessary.

Modify, continue
as program H-1.

H-G-1 Maximize energy efficiency in residential areas. The City continue s to maximize energy efficiency in residential areas.

The City participates in the County Property
Assessed Clean Energy retrofit program, the
Sonoma Clean Power renewable utility provider, and
implementation of CALGreen building standards and
select Tier 1 standards. The City has adopted all-
electric reach code standards for most new
residential development effective January 1, 2020.

Projects are reviewed for compliance with the
Climate Action Plan.

Continue,
combine with H-
G-2 and H-G-5.

New program H-

41. H-G-2 Require, energy efficiency through site
planning and building design by assisting
residential developers in identifying energy
conservation and efficiency measures
appropriate to the Santa Rosa area.

The City continues to require, energy efficiency
through site planning and building design by
assisting residential developers in identifying energy
conservation and efficiency measures appropriate to
the Santa Rosa area.

Continue,
combine with H-
G-1 and H-G-5.

New program H-

41. CITY OF SANTA ROSA