Santa Rosa City Council
February 14, 2023

2023-2031
Housing Element
Adoption Draft | January 2023
Attachment 4

ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE • SAN DIEGO www.placeworks.com
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2023-2031
Housing Element
Adoption Draft | January 2023

2023 – 2031 Housing Element Page i
Table of Contents
Table of Contents

1. Introduction .................................................................................................................. ................................................... 1-1 Tribal Acknowledgement ............................................................................................................... 1-1 Vision ....................................................................................................................... ................ 1-1 Purpose ...................................................................................................................... ................. 1-1 Content and Organization ............................................................................................................. 1-2 Regional Housing Need.................................................................................................................. 1-5 General Plan Consistency .............................................................................................................. 1-5

2. Public Outreach and Engagement ................................................................................................ ........................... 2-1 Stakeholder Consultations ............................................................................................................. 2-1 Community Workshop ................................................................................................................... 2-3 Online Community Survey ............................................................................................................. 2-4 Sonoma/Napa Collaborative Equity Working Group ..................................................................... 2-5 General Plan Update Community Involvement Strategy (CIS) ...................................................... 2-5 Joint City Council/Planning Commission Study Session ................................................................ 2-8 Planning Commission and City Council Meetings ......................................................................... 2-9 Public Comments ........................................................................................................................... 2-9 Noticing of the Draft Housing Element ....................................................................................... 2-10

3. Housing Needs Assessment ...................................................................................................... ................................. 3-1 Data Sources .................................................................................................................................. 3-1 Population Characteristics ............................................................................................................. 3-2 Household Characteristics ............................................................................................................. 3-6 Income and Employment Characteristics ...................................................................................... 3-7 Employment Trends ...................................................................................................................... 3-8 Housing Characteristics ............................................................................................................... 3-11 Housing Cost and Affordability .................................................................................................... 3-15 Special-Needs Groups .................................................................................................................. 3-20 At-Risk Housing ............................................................................................................................ 3-34 Financial Resources ..................................................................................................................... 3-39

4. Fair Housing Assessment ....................................................................................................... ..................................... 4-1 Outreach ....................................................................................................................................... 4-1 Relevant Factors ............................................................................................................................ 4-3 Assessment of Fair Housing ......................................................................................................... 4-10 Sites Inventory Analysis ............................................................................................................... 4-63 Contributing Factors .................................................................................................................... 4-73

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5. Housing Site Analysis ......................................................................................................... .......................................... 5-1 Regional Housing Needs Allocation .............................................................................................. 5-1 Projects Under Construction ......................................................................................................... 5-2 Planned and Approved Projects.................................................................................................... 5-2 Downtown Station Area Specific Plan .......................................................................................... 5-9 Sites Inventory and Analysis ....................................................................................................... 5-19 Accessory Dwelling Unit Potential .............................................................................................. 5-25 Summary of Capacity to Accommodate the RHNA ..................................................................... 5-25

6. Housing Constraints ........................................................................................................... .......................................... 6-1 Governmental Constraints ............................................................................................................ 6-1 Nongovernmental Constraints ...................................................................................................... 6-36 Energy Conservation ................................................................................................................... 6-41

7. Evaluation of Previous Housing Element ........................................................................................ ........................ 7-1 Progress Toward Meeting Quantifiable Objectives ...................................................................... 7-1 Efforts to Address Special Housing Needs .................................................................................... 7-2 Progress Towards Meeting Housing Element Programs............................................................... 7-2

8. Goals, Policies, Programs ..................................................................................................... ....................................... 8-1 Adequate Sites .............................................................................................................................. 8-1 Conservation ................................................................................................................................. 8-7 Special-Needs Groups ................................................................................................................... 8-13 Affirmatively Furthering Fair Housing ......................................................................................... 8-20 Governmental Constraints .......................................................................................................... 8-28 Energy Efficiency ........................................................................................................................... 8-31 Quantified Objectives ................................................................................................................... 8-32 Appendix A .................................................................................................................... ......................................................... A-1 List of Tables
Table 1-2 Santa Rosa Regional Housing Need, 2023-2031 ................................................................. 1-5 Table 3-1 Population Characteristics .................................................................................................. 3-2 Table 3-2 Population by Age – Santa Rosa .......................................................................................... 3-3 Table 3-3 Racial and Ethnic Composition of Santa Rosa, and Sonoma County .................................. 3-5 Table 3-4 Household Type s in Santa Rosa, 2019................................................................................. 3-6 Table 3-5 Overcrowding in Santa Rosa, 2010 and 2019 ..................................................................... 3-7 Table 3-6 Employment Trends Through 2040 ..................................................................................... 3-9 Table 3-7 Employed Residents by Industry, 2010 and 2018 ............................................................... 3-9 Table 3-8 Unemployment Rate, Sant a Rosa and Sonoma County .................................................... 3-10 JANUARY 2023

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Table 3-9 Housing Units by Type, 2010 and 2021 ............................................................................. 3-11 Table 3-10 Vacant Units by Type, 2019 ............................................................................................... 3-13 Table 3-11 Age of Housing Stock ......................................................................................................... 3-15 Table 3-12 Housing Sale Price Survey, March 2022 ............................................................................. 3-17 Table 3-13 Rental Price Survey ............................................................................................................ 3-17 Table 3-14 HCD 2021 Income Limits by Household, Sonoma County ................................................. 3-18 Table 3-15 Maximum Affordable Housi ng Costs by Income Category, 2021 ...................................... 3-19 Table 3-16 Monthly Housing Costs of Households by Percentage of Income, Santa Rosa, 2019 ....... 3-19 Table 3-17 Lower Income Households Overpaying for Housing, City of Santa Rosa, 2014-2018 ....... 3-20 Table 3-18 Developmentally Disabl ed Residents by Zip Code ............................................................. 3-22 Table 3-18A Available Services for Persons with Disabilities ................................................................ 3-23 Table 3-19 Tenure by Household Size .................................................................................................. 3-24 Table 3-20 Santa Rosa Housing Inve ntory by Number of Bedrooms .................................................. 3-25 Table 3-21 Senior Households by Income and Tenure ........................................................................ 3-25 Table 3-22 Farm Operations in Sonoma County, 2017 ........................................................................ 3-27 Table 3-23 Extremely Low- Income Households, 2018 ........................................................................ 3-30 Table 3-24 Homeless Fac ilities in Santa Rosa ...................................................................................... 3-31 Table 3-25 Assisted Units (Risk of Conversion Noted in Bold) ............................................................. 3-34 Table 4-1 Composition of White Resident s of Santa Rosa Population, 1950-2019 ............................. 4-4 Table 4-2 Performance Levels of School District s Serving City of Santa Rosa Students ................... 4-40 Table 4-3 Performance Levels of Santa Rosa School District Schools ............................................... 4-41 Table 4-4 Characteristics of the Homeless Population ...................................................................... 4-55 Table 4-5 Contri buting Factors .......................................................................................................... 4-74 Table 5-1 Regional Housing Needs Allocation, 2023–2031 ................................................................. 5-2 Table 5-1A Regional Housing Needs Allocation, 2023–2031 ................................................................ 5-2 Table 5-2 Projects Pending Approval ................................................................................................... 5-4 Table 5-3 Approv ed Projects ................................................................................................................ 5-5 Table 5-4 Vacant DSASP Sites to Meet th e Lower and Above Moderate RHNA ............................... 5-15 Table 5-5 Realistic Capaci ty - Project Examples ................................................................................. 5-20 Table 5-6 Small Site Project Examples ......................................................................................... ...... 5-21 Table 5-7 Vacant Sites to Meet the Lower-Income RHNA ................................................................. 5-22 Table 5-8 Vacant Sites to Meet the Modera te- and Above Moderate-Income RHNA ...................... 5-22 Table 5-9A Remaining RHNA After Units Constructed Creditded ........................................................ 5-26 Table 5-9B Summary of Residential Capacity Compared to the 6th Cycle RHNA by Income Category ................................................................................................................... 5-26 Table 6-1 General Plan Residentia l Land Use Classifications ............................................................... 6-1 Table 6-2 Zoni ng Districts .................................................................................................................... 6-4

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Table 6-3 Residential Di strict Regulations ........................................................................................... 6-7 Table 6-4 Residential Distri ct Regulations, Continued ........................................................................ 6-8 Table 6-5 Residential Parking Standards ........................................................................................... 6-11 Table 6-6 Housing Types Permit ted by Zoning District ..................................................................... 6-15 Table 6-7 Processing Procedur es by Project Type ............................................................................ 6-22 Table 6-8 Timelines fo r Permit Procedure ........................................................................................ 6-22 Table 6-9 Planning Fees (E ffective July 30, 2021) ............................................................................. 6-33 Table 6-10 Single-Family Development Fees (Effective January 1, 2022) ........................................... 6-34 Table 6-11 Multifamily Development Fees ......................................................................................... 6-34 Table 7-1 Regional Housing Needs Allocation Compared to Permits Issued, 2015 – 2022 (5th Cycle Housing Element) .................................................................................................................................... 7-1 Table 7-2 Review of Previous 2015- 2023 Housing Element Programs ............................................... 7-3 Table A-1 Sites to Accommodate the Moderate Income RHNA.......................................................... A-1 Table A-2 Sites to Accommodate the Above Moderate Income RHNA .............................................. A-3 List of Figures
Figure 1-1 City of Santa Ro sa – Regional Location ............................................................................ 1-4 Figure 3-1 Population by Age of Santa Rosa .................................................................................... 3-4 Figure 3-2 Population by Race and Ethnicity, Sa nta Rosa, Sonoma County, and Bay Area ............. 3-5 Figure 3-3 Household Income Distribution, City of Santa Rosa and Sonoma County, 2019 ............. 3-7 Figure 3-4 Households by Income Level, City of Santa Rosa and Sonoma County, 2019 ............... 3-8 Figure 3-5 Net New Housing Units by Year, Santa Rosa, 2005 – 2021 ........................................... 3-12 Figure 3-6 Household Tenur e in Santa Rosa, 2019 ........................................................................ 3-12 Figure 3-7 Median Home Sa les Prices, 2018 to 2022 ..................................................................... 3-16 Figure 3-8 Disabilities Among Santa Rosa Residents ..................................................................... 3-21 Figure 3-9 Tenure by Household Size, 2019 ................................................................................... 3-24 Figure 3-10 Santa Rosa Homeless Population ................................................................................... 3-30 Figure 4-1 Santa Rosa General Area Map ......................................................................................... 4-7 Figure 4-2 Single-Family Zoning and Community Resources ........................................................... 4-9 Figure 4-3 TCAC/HCD O pportunity Map ....................................................................................... 4-13 Figure 4-4 Diversit y Composition .................................................................................................... 4-17 Figure 4-5 Income Patte rns in the Region ...................................................................................... 4-21 Figure 4-6 Racially Concentrat ed Areas of Affluence ...................................................................... 4-23 Figure 4-7 Pove rty Status ................................................................................................................ 4-24 Figure 4-8 Housing Choice Voucher Usage Map ............................................................................. 4-25 Figure 4-9 Medi an Income .............................................................................................................. 4-27 Figure 4-10 Regional Racially Conc entrated Areas of Affluence ....................................................... 4-28 JANUARY 2023

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Figure 4-11 Population with A Disability ........................................................................................... 4-31 Figure 4-12 Population 18 and Ov er Living With a Spouse................................................................ 4-34 Figure 4-13 Percent of Children in Married Couple Households ....................................................... 4-35 Figure 4-14 Percent of Children in Female Headed Households, No Spouse .................................... 4-36 Figure 4-15 English Language Ar ts Overall Test Scores ..................................................................... 4-43 Figure 4-16 Mathematics Overall Test Scores ................................................................................... 4-43 Figure 4-17 TCAC/HCD opportunity maps – Education Score ........................................................... 4-45 Figure 4-18 Jobs Proximity Index ....................................................................................................... 4-47 Figure 4-19 CalEnviroScr een Composite Score .................................................................................. 4-50 Figure 4-20 Ov erpayment .................................................................................................................. 4-53 Figure 4-21 Percent Unit Capacity by TCAC Resource Areas ............................................................. 4-64 Figure 4-22 Percent Unit Capaci ty by Median Income ...................................................................... 4-65 Figure 4-23 Percent of Unit Capaci ty by Diversity Index Score ......................................................... 4-66 Figure 4-24 Percent Unit Capacity by Population with a Disability ................................................... 4-67 Figure 4-25 Percent of Unit Capaci ty by CalEnviroScreen ............................................................... 4-68 Figure 4-26 Percent Unit Capacity by TCAC Education Domain Score .............................................. 4-69 Figure 4-27 Percent Unit Capacity by Job Proximity Index Score ...................................................... 4-70 Figure 4-28 Percent of Unit Capacity by Overcrowded Households ................................................. 4-71 Figure 4-29 Percent Unit Capacity by Rate of Owner Overpayment ................................................. 4-72 Figure 4-30 Percent Unit Capacity by Rate of Renter Overpayment ................................................. 4-72 Figure 5-1 Approved and Pending Proj ects to Meet the RHNA ......................................................... 5-7 Figure 5-2 Downto wn Land Use Map .............................................................................................. 5-10 Figure 5-3 Maxi mum Base FAR ........................................................................................................ 5-12 Figure 5-4 Downtown Station Area Spec ific Plan Map – Vacant Sites ............................................ 5-17 Figure 5-5 Downtown Station Area Spec ific Plan Map – Vacant Sites ............................................ 5-23

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1 Introduction

1. Introduction
The Housing Element of the General Plan identifies the City’s housing conditions and needs, evaluates the City’s ability to meet its Regional Housing Needs Allocation (RHNA), establishes the goals, policies, and programs that are the foundation of the City ’s housing strategy, and provides an array of programs to create sustainable, mixed-income neighborhoods across the City.

Tribal Acknowledgement
The City of Santa Rosa recognizes that we are on the ancestral lands of the Coast Miwok, Pomo, and Wappo, who are the original stewards of this area. Santa Rosa is lo cated on the ancestral lands of Coast Miwok and Southern Pomo Tribal groups. Th e two Tribal groups now make up the Federated Indians of Graton Rancheria. The Federated Indians of Graton Rancheria is culturally affiliated, and its territory includes what is mode rn day Santa Rosa. We respectfu lly acknowledge the Indigenous peoples and Southern Pomo tribes: Federated Indi ans of Graton Rancheria, Dry Creek Rancheria, Lytton Rancheria, and Cloverdale Rancheria. There are five federally recognized tribes within Sonoma County, who have been stewarding and maintaining relationship on this land as knowledge keepers for millennia. The City is dedi cated to promote understanding an d educating the public about historical and ongoing connections between land conservation and social inequities. This includes the histories of genocide, forced re moval and displacement, and brok en promises with Indigenous peoples and Tribes as a part of United States American history. Indigenous and Tribal people are not just in our histories. We strive to empower Indigenous and Tribal voices to share their own history, as to not perpetuate another form of being silenced. While recognizing the past, we honor the resiliency of Indigenous people and Californi a Native American Tribes still in their ancestral territories in relationship with their land and culture.

Vision
It is the overall housing vision of the City of Santa Rosa to create housing opportunities that enhance affordability, equity, livability and sustainability by remedying discriminatory housing practices and creating a city with a range of ho using types, sizes, and costs in close proximity to jobs, transit, amenities, and services. In keeping with a fundamen tal belief that housing is a human right, the City will work towards ensuring that housing stability and affordability is provided to all residents.

Purpose
The purpose of the Housing Element is to identify housing solutions that solve our local housing problems and meet or exceed the Regional Hous ing Needs Assessment. The City recognizes that housing is a need that is met through many reso urces and interest groups. To respond to the increasing housing pressures facing Santa Rosa the Housing Element Update presents goals, policies and programs centered in racial equity, environmental ju stice, and resilience pertaining to housing access, preservation, stability, and production. Together, these goals, policies and programs comprise the City’s housing action plan for the 2023-2031 pl anning period. The conten t of this Chapter will

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1 Introduction
guide daily decision-making by City officials and staff and will provide benc hmarks on the housing programs that the City initiated to meet its overall housing goals California Government Code Sectio n 65583 requires the Housing Element to include the following components:
» A review of the previous element’s goals, policies, programs, and objectives to ascertain the effectiveness of each of these components, as well as the overall effectiveness of the Housing Element.
» An assessment of housing needs and an invent ory of resources and constraints related to meeting these needs.
» An analysis and program for preserving assisted housing developments. » A statement of community goals, quantified objectives, and polic ies relative to the maintenance, preservation, improvement, and development of housing. » A program that sets forth an eight-year planning period schedule of actions that the City is undertaking, or intends to undertake, in implem enting the policies set forth in the Housing Element.

The Housing Element is intended to be a dynamic, action-oriented planning tool. Unlike the other elements of the General Plan, which typically have a 10- to 20-year time frame, state law sets a shorter time frame for the Housing Element. The element cov ers an eight-year time frame, for the period extending from 2023 to 2031, and replaces the Housing Element that was in effect from 2015 to 2023.

Content and Organization
The Housing Element is organized into the following sections and has been structured to comply with state Housing Element guidelines.

Section 1 – Introduction: Provides information on the State of California’s requirements, the purpose of the Housing Element, the organization of the document, and General Plan consistency.

Section 2 – Public Outreach and Engagement: Describes the community engagement and opportunities the City provided for public participation during the preparation of the updated Housing Element.

Section 3 – Housing Needs Assessment: Focuses on demographic information, including population trends, ethnicity, age, household composition, income, employment, housing characteristics, housing needs by income, and housing needs for special segments of the population.

Section 4 – Fair Housing Assessment. Includes an Assessment of Fair Housing that aims to combat discrimination, overcome patterns of segregation, and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.

Section 5 – Housing Sites Analysis: Describes the City’s housing resources as well as the City’s existing housing stock and the potential areas for future ho using development. This section also discusses JANUARY 2023

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1 Introduction
opportunities for energy conservation, which can reduce costs to homeowners and infrastructure costs to the City.

Section 6 – Housing Constraints: Analyzes potential governmental and non-governmental constraints to housing development in Santa Rosa. This includes the City’s planning, zoning, and building standards that directly affect residential development patterns as well as influence housing availability and affordability. Potential non-governmental constraints include the availability and cost of financing, the price of land, and the materials for building homes, and natural conditions that affect the cost of preparing and developing land for housing, and the business decisions of individuals and organizations (some examples are home building, finance, real estate, and rental housing that impact housing cost and availability).

Section 7 – Evaluation of the Previous Housing Element: Contains an evaluation of the prior Housing Element and its accomplishments and analyzes differences between what was projected and what was achieved.

Section 8 – Goals, Policies, and Programs: Sets forth the City’s goals, policies, and programs that are designed to address the housing needs in Santa Rosa. Based on the findings of the previous sections, the Goals, Policies, and Programs section identifies acti ons the City will take to meet local housing goals, quantified objectives, and address the housing needs in Santa Rosa.

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Figure 1-1 CITY OF SANTA ROSA – REGIONAL LOCATION

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Regional Housing Need
State law (California Government Code Section 65580 et seq.) requi res the California Department of Housing and Community Development (HCD) to proj ect statewide housing needs and allocate the anticipated need to each region in the state. Fo r the Bay Area, including Santa Rosa, HCD provides the regional need to the Association of Bay Area Governments (ABAG), which then distributes the RHNA to the cities and counties within the ABAG region. ABAG allocates housing production goals for cities and counties based on their projected shar e of the region’s household growth, the state of the local housing market and vacancies, and the jurisdiction’s housing replacement needs.

ABAG is responsible for developing a Regional Ho using Needs Plan (RHNP) allocating the region’s share of the statewide housing needs to local juri sdictions. The RHNA is a minimum projection of additional housing units needed to accommodate pr ojected household growth of all income levels by the end of the housing element’s statutory planning period. As shown in Ta ble 1-1, Santa Rosa is required to plan for 4,685 units during the 2023-2031 planning period at certain densities, 1,919 units of which must be affordable to lower-income (extremely low-, very low-, and low-income) households, 771 units must be affordable to moderate-income households, and 1,995 for above moderate-income households.

Table 1-2 SANTA ROSA REGIONAL HOUSING NEED, 2023-2031
Income Category 2023 – 2031 RHNA Percentage of RHNA
Very Low 1,218 26%
Low 701 15%
Moderate 771 16%
Above Moderate 1,995 43%
Total 4,685 100%
Source: ABAG, 2021
Note: It is assumed that 50 percent of the very low-income units are allocated to the extremely low-income category.

General Plan Consistency
The Housing Element has been reviewed for consistency with the City’s other General Plan Elements.

The Santa Rosa General Plan has been periodica lly amended since the last comprehensive update was adopted in 2009 and a comprehensive update is currently (2022) in process. The policies and programs in this Housing Element are consistent with the policy direction contained in other parts of the current General Plan. The City will continue to review and revise the Housing Element, as necessary for consistency, once the comprehensive update is complete and when any future amendments are made to the General Plan.

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Per Assembly Bill (AB) 162 (Government Code Se ction 65302.g.3), upon the next revision of the Housing Element on or after January 1, 2014, the Safety Element shall be reviewed and updated as necessary to address the risk of fire for land classified as state responsibility areas, as defined in Section 4102 of the Public Resources Code, and land classified as Very High Fire Hazard Severity Zones, as defined in Section 51177. Senate Bill (SB) 379 (Government Code Section 65302.g.4) requires that the Safety Element be reviewed and updated as necessary to address climate change adaptation and applicable resiliency strategies. SB 1035 (Government Code Section 65302.g.6) requires that the Safety Element be reviewed and updated as needed upon each revision of the Housing Element or local hazard mitigation plan, but not less than once ev ery eight years. SB 99 (Government Code Section 65302.g.5) requires that on or after January 1, 2020, the Safety Element includes information to identify residential developments in hazard areas that do not have at le ast two evacuation routes. As a part of the comprehensive update currently underway, the City is currently working to review and update the existing Noise and Safety Element, incorporatin g all State law changes, including applicable laws and any additional requirements and General Plan guidelines from the State of California Governor’s Office of Planning and Research (OPR).

The updated General Plan will address the requirements of all applicable laws and regulations and will include a new Environmental Justice Element as well as updates to all other existing elements. The update process is being guided by a robust community involvement strategy to engage the community’s diverse population of residents, business owners, and students in the plan’s development, as well as Santa Rosa Equity Priori ty Communities. The updated General Plan will also incorporate a greenhouse gas reduction strategy to advance sustainability in the community. Based on community member input, the plan is being developed to achieve a shared vision for the future in which Santa Rosa is: Just, Sustainable, Inclusive, Healthy, Resilient, Prepared , Sheltered, Equitable, Successful, Connected, Safe, Educated, and Cultural.

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2 Public Outreach and Engagement

2. Public Outreach and Engagement
State law requires cities and counties to make a di ligent effort to achiev e participation from all segments of the community in preparing a Housin g Element. Section 65583[ c][6] of the California Government Code specifically requ ires that “The local government shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the program shall describe this effort.” The diligent effort required means that local juri sdictions must do more than issue the customary public notices and conduct standard public hearin gs prior to adopting a Housing Element. State law requires cities and counties to take active steps to inform, involve, and solicit input from the public, particularly low-income and racial and ethnic househ olds that might otherwise not participate in the process.

To meet the requirements of state law, Santa Ro sa completed the public outreach and encouraged community involvement, summarized below and described herein. » Stakeholder Consultations
» Community Workshops
» Online Community Survey
» General Plan Update Community Involvement Strategy (CIS) » Focus Groups and Listening Sessions
» City Council Study Session
» Planning Commission and City Council Meetings
Stakeholder Consultations
To ensure that the City solicit s feedback from all segments of the community, consultations were conducted with service providers and other stak eholders who represent different socioeconomic groups.

From November 2021 through June 2022, staff reac hed out to multiple stakeholder organizations to offer the opportunity for each to provide one-on-one input on housing needs and programs. Of the 14 organizations, nine stakehol ders provided feedback via one-on -one interviews or with email responses and two were unsuccessful.

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Representatives from the following stakeholders were interviewed:
» Generation Housing, November 2021
» Catholic Charities, November 2021
» Housing Land Trust of Sonoma County, February 2022
» Sonoma County Housing Authority Staff, February 2022
» Petaluma People Services, November 2021
» Fair Housing Advocates of Northern California (FHANC), November 2021 » SB 18 Meeting with Federated Indians Graton Rancheria, March 2022 » Disability Services & Legal Center Listening Session, April 2022 » Farmworkers Listening Session, May 2022
» InterFaith Shelter Network, May 24, 2022
» Lideres Campesinas, pending
» Second Chance Program & Club, SRJC, pending
Requests for consultation were extended but no response was received from the following stakeholder groups:
» Burbank Housing Development Corporation
» United Farmworkers
The stakeholders were asked the following questions:
1 Opportunities and concerns: What three top opportunities do you see for the future of housing in the city? What are your three top concerns for the future of housing in Santa Rosa? 2 Housing preferences: What types of housing do your clients prefer? Is there adequate rental housing in the city? Are there opportunities for home ownership? Are there accessible rental units for seniors and persons with disabilities?
3 Housing barriers/needs: What are the bigge st barriers to finding affordable, decent housing? Are there specific unmet housing needs in the community? 4 Housing conditions: How would you characterize the physical condition of housing in Santa Rosa? What opportunities do you see to improve housing in the future? 5 Equity and Fair Housing: What factors limit or deny civil rights, fair housing choice, or equitable access to opportunity? What actions can be taken to transform racially and ethnically concentrated areas of poverty into areas of opportunity (without displacement)? What actions can be taken to make living patterns more integrated and balanced? 6 How has COVID-19 affected the housing situation?
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Based on conversations with Generation Housing and Catholic Charities, the City of Santa Rosa has been described as a community that faces several challenges and barriers to housing. Not in my Backyard (NIMBY)-ism in Santa Rosa was identified as causing an increase to the cost of development in the city. The City has also been described as “on the right track” towards housing development.

Through consultation, it was recommended that additi onal incentives or fee waivers be provided to encourage additional residential development. It was also recomme nded that the City use their publicly owned land aggressively and innovatively for housing.

Sonoma County Housing Authority and Fair Housin g Advocates of Northern California stated that there is a need for housing navigation staff or housing case managers to support unhoused individuals, populations with low credit scores, and/ or populations with eviction history to overcome application barriers and search for housing units. There is not enough funding within the stakeholder organizations to fund these new staff, so there is a need for additional funding for this staffing need as well as additional rental assistance or down payment assistant programs. These programs have been successful in the past, especially during th e COVID-19 pandemic as an opportunity to keep individuals housed.

Based on a conversation with the Fair Housing Advocates for Nort hern California, fair housing providers under AB 1482, the California Tenant Protec tion Act of 2019, have legally evicted residents using some of the following “no fault” just causes including: (1) Intent by the owner or owner-relative to occupy the unit (this includes the owner’s sp ouse, domestic partner, children, grandchildren, parents, or grandparents only), and (2) Withdrawal of the rental property from the rental market. Even though these just-causes have legal standing, there are no current housing accountability mechanisms in place to ensure that housing providers follow thro ugh on their no-fault eviction declaration. With no mechanism in place to keep housing provider s accountable, landlords can seemingly bypass AB 1482 and “evict” residents without any formal oversight. As a result, stakeholders identified that there is a need to hold housing providers accountable for their “no fault” just cause evictions.

In consultation with Interfaith Shelter Network, there is a need for more lower barrier affordable housing that is inclusive of residents with criminal backgrounds. Additionally, there is a need for very low-income housing for persons with disabilities who have limited incomes because of challenges individuals with disabilities face in finding work. There is also a need fo r more code enforcement inspections that use HUD standards. The stakehold er voiced that when individuals are placed in housing 15-20 percent of the time the units need repairs. Lastly, the stakeholder expressed a greater need for community input on iden tifying resources and fi nancial opportunities. This will help to allocate the funding to the community with the grea test need. It was also expressed that Town hall meetings are a good opportunity to identify community leaders who can guide how funding is used and how it should be allocated within their communities.

Community Workshop
On March 10, 2022, the City held a Virtual Community Workshop that was attended by the chair of the Planning Commission and 16 members of the public. Spanish translation was offered at the workshop. The intent of the workshop was to review to provide an overview of the Housing Element

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2 Public Outreach and Engagement
and RHNA process and solicit inpu t from stakeholders and the public regarding housing needs and opportunities. After the presentation, City Staff created breakout rooms and asked the public a series of questions regarding the City’s shortcomings, accomplishments, types of housing needs and where this housing can be developed, as well as other barriers aside from income preventing residents from accessing housing. Feedback included several topics related to the series of questions asked, including, how the City can: increase hous ing stock for all affordability leve ls, address exclusionary housing practices and excess parking downtown; develop tran sit oriented housing; increase participation through community outreach, as well as integrate fair housing practices. Lastly, the public expressed interest in building up, increasing City programs to fund move in costs, and increasing affordable housing.

Online Community Survey
On February 24, 2022, the City launched a Housing Survey requesting feedback on the state of local housing which remained open unt il April 8, 2022. A press releas e was sent out notifying the community of the survey. The survey was available in English and Spanish.

There were 478 survey responses, 11 of which were completed in Spanish (only two percent of the responses, even though 25 percent of Santa Rosa residents speak only Spanish). Among respondents, approximately 96 percent lived in Santa Rosa, 50 percent worked in Santa Rosa, five percent were local business owners, six percent went to school in Santa Rosa, and eight percent were retired or volunteered in local non-profits in Santa Rosa. Approximately 62 percent of respondents currently lived in a single-family home, and 70 percent select ed single-family (small/affordable) as the type of home they would like to see built. Sixteen percent of respondents currently lived in an apartment or townhome, and 35 percent selected apartment or townhome as the housing type they would like to live in. Approximately 54 percent of respondents cu rrently lived in a home located within walking distance to Parks and Open Space, and approximately 53 percent chose enhancing livability through bike lanes and traffic calming measures as a very important concern for the feature of housing.

When asked what the greatest barriers are to providing housing in the City, the majority (approximately 64 percent) cited issu es related to cost of construction, 52 percent cited lack of jobs to support existing cost of living, and 43 pe rcent cited community opposition to new housing development.

Most respondents noted diverse housing stocks and affordability, age-in-place resources, and services for the disabled as those that we re most important to them or th eir friends and family. Respondents most frequently selected emergency shelters/ho meless services, financial support for first-time homeowners and services for the disabled as services that the City should support.

Additional comments:
» Santa Rosa needs affordable housing inte grated with market-rate housing; avoid concentrating affordable housing and services in certain areas, particularly the downtown JANUARY 2023

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» The rental market is particularly difficult righ t now—low vacancies and high costs; there is a need for more rental units; consider rent controls/caps on increases » Encourage unique housing types such as tiny homes, co-housing, and live/workspaces for artists
» Middle-income families are being forced out of the city due to the lack of affordability » Focus on rehabilitating and ma intaining the existing hous ing stock; increase code enforcement and encourage energy efficiency improvements, particularly in multifamily developments
» Provide more homeownership assistance programs for middle income households who don’t qualify for housing programs
» Need additional support and assistance for th e homeless, and those affected by the COVID- 19 pandemic; focus on providing permanent ho mes for the homeless rather than temporary shelters
» There is a need for affordable senior housing especially for seniors on a fixed income » Support mixed-use, live/work high-density development near the SMART rail station areas Sonoma/Napa Collaborative Equity Working Group
The Equity Working Group (EWG) was convened by the Napa Sonoma Collaborative to engage community members in the Housing Element Update process within the Napa Sonoma region. The EWG also had the secondary purpose of exposing jurisdictions to community members outside of the formal public participation process. Over the co urse of six sessions the EWG discussed barriers, obstacles, and constraints to providing affordable housing within the Napa Sonoma region as well as developed recommendations for ho w to address these issues. The EWG members were nominated by members of the Napa Sonoma Collaborative du e to their work within the community, including those who directly engage vulnerable populations, provide housing for vulnerable populations, or are a member of a vulnerable population.

General Plan Update Community Involvement Strategy (CIS) • The City of Santa Rosa is committed to prov iding a transparent, inclusive, engaging, and far-reaching community outreach and enga gement process during the General Plan Update (GPU) project. To achieve this, the Project Team prepared a Community Involvement Strategy (CIS) that identifies numerous opportunities for the public, key civic and business leaders, as well as City staff an d elected officials to be involved in the GPU process. The document highlight s ways that specific outreach activities will seek out and consider the viewpoints of a wide cross-se ction of Santa Rosa communities, with a targeted focus on reaching populations th at are traditionally under-represented in planning processes (e.g., communities of color, low-income communities, immigrants,

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2 Public Outreach and Engagement
youth, and seniors). The CIS was reviewed an d accepted by the Santa Rosa City Council on August 25, 2020.

Ongoing impacts of the COVID-19 pandemic have resulted in some modifications to the project’s outreach from what was initially envisioned in the CIS and described under Section V of the CIS, Phases of Engagement Activities. The following provides a current summary of relevant outreach activities supporting the GPU overall and the Housing Element specifically.

Community Advisory Committee
To support the GPU, the Projec t Team formed a 25-person commu nity advisory committee (CAC), whose members were selected ba sed on their collective ability to represent the full range of community interests, perspectives, and backgrounds of Santa Rosa. The CAC meets during each major phase of work, including Visioning, Land Use and Circulation Alternatives, and Preferred Alternatives, at the start of the outreach pr ocess. Roles of CAC members include serving as liaisons to their constituent groups, inviting input into the pr ocess, and encouraging community participation throughout the planning process and to assist the City with gaining a broader understanding of the needs and desires of the local community.

Project Website and Online Engagement
The GPU project website, SantaRosaForward.com, is a clearinghouse for all information related to the project, fully available in both English and Spanis h. Community members can visit the site to access all public materials; learn about the latest project updates and opportunities to get involved; sign up for email updates; and submit co mments directly. The Project Team leverages the City’s Facebook page, Twitter Account, and NextDoor App, to pr omote the project website, share updates, and highlight upcoming opportunities for involvement, including the Housing Element surveys and workshops. The Project Team also produced hi gh-quality videos in English and Spanish which introduce General Plans and discuss why Santa Rosa is updating its General Plan now.

Youth Engagement Activities
The Project Team partnered with local community-based organization Latino Service Providers (LSP), specifically to collaborate with their Youth Promotores program to empower Latinx youth in the outreach process for the project, based on their lo ng-standing relationships with local schools. The selected Youth Promotores created bilingual videos about the General Plan Update to explain the project to the community in their own words and why it was important to participate.

Additionally, the Project Team held a youth art contest for elementary and middle school-aged youth and ‘photo voice’ contest for students and young people aged 14 to 24. Both activities are designed to gather input from local young people on the City’s future and build awareness among youth and their families about the project generally.

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Equity Priority Communities’ Empowerment and Outreach Work Plan
To inform, consult, provide opportunities to partic ipate, and empower every resident of Santa Rosa to be part of the decision-makin g processes related to the General Plan Update, the City of Santa Rosa developed the Equity Priority Communities’ Empowerment and Outreach Work Plan. The Work Plan is focused on vulnerable, underrepresented, and historically marginalized populations and areas with significant concentrations of low-income households and people of color – defined as “Santa Rosa Equity Priority Communities,” based on Pl an Bay Area 2050 (Metropolitan Transportation Commission). The Work Plan will cont ribute to develop trust, long term skills, and knowledge for decision making in planning, community design, and development.

The City is using the Plan Bay Area 2050 definition of Equity Priority Communities 2050, the California Health and Safety Code definition of vulnera ble communities, Executive Order B-30-15 Equity Checklist, and the Resiliency Guideb ook of Vulnerable Populations to identify Santa Rosa’s Equity Priority Populations. Based on th ese sources, the City identified Santa Rosa’s Equity Priority Populations as follows:
» Low-income individuals and families
» Racial or ethnic groups experiencing disparate health outcomes » Seniors, children, youth, and young adults
» Individuals with disabilities
» Immigrants and refugees
» Outdoor workers and farmworkers
» Individuals who are limited-English proficient (LEP)
» Individuals with disabilities
» Immigrants and refugees
» Outdoor workers and farmworkers
Starting in April 2022, the City Staff started orga nizing focus groups and listening sessions with individuals with disabilities and outdoor workers and farmworkers.

Project Phase and Housing-Specific Outreach. For each major phase of the project, the Project Team has facilitated multifaceted outreach plans to engage community members in the project. The Project Team has conducted additional outreach specifica lly designed to support the Housing Element, as described previously in Section 2.
» Visioning Outreach. In mid-2021, the Project team hosted a series of 10 workshops (all virtual due to COVID-19 restrictions) and presented to individual community groups to gather input on the community’s vision for the city’s future. The Project Team also released two web-based

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surveys. Through this effort, the Project Team received over 4,000 unique comments on the GPU and developed a detailed, 13-point vision statement. One point of the Vision Statement relates directly to housing:
• Sheltered: A diverse mix of high-quality, safe, thou ghtfully designed, efficiently planned, and well-served housing at all affordability le vels is available thro ughout the community to accommodate everyone, including former ly homeless, immigrants, local workers, multigenerational households, seniors, students, and formerly incarcerated people. » Land Use and Circulation Alternatives Engagement. In early 2022, the Project Team held a series of five in-person workshops, in addition to nine popup events, and 18 community group meetings and/or presentations to gather fe edback on three land use and circulation alternatives. These events were complimented by a Web-based survey and a virtual studio.

Joint City Council/Planning Commission Study Session
On November 16, 2021, a Joint City Council/Planning Commission Study Session was held to introduce the 2023-2031 Housing Element update and to review new State Laws. The public was also invited to attend and participate in this virtual event. Staff presented an overview of the Housing Element update process and required contents of the element, disc ussed early strategies an d possible sites to meet the City’s RHNA, reviewed new state laws, and solic ited feedback from the City Council, Planning Commission and community members on these strategies and other housing needs in Santa Rosa.

Commissioners expressed interest in accessory dwelling units (ADUs) – projection numbers, specifically counting ADU’s built after the fires as separate units and not as rebuilt units. The discussion transitioned into ADU affordability within the City. Units have been counted under moderate income levels, however the City informed commissioners that ABAG is in the process conducting an affordability study that will prov ide more clarity on percentage breakdown. Commissioners had questions and comments regarding new state laws and the City not be ing required to build, but just providing incentives; reusing sites and the requirements that must be placed on those sites; and concern of overconcentrating units in one area.

Councilmembers and the public had se veral discussion items, such as, the consideration of AB 602:

Mitigation Fee Act and its potentia l implications on development cons traints. Discussions on recent laws also included AB 686, Housin g Discrimination: Affirmatively Furthering Fair Housing. The public expressed interest on how the new law can help hi ghlight the difficulty for acquiring senior housing due to the high demand and low supply of senior designated housing. The Council expressed interest in the new state pro-housing designation and were interested in seeing how the Housing Element can codify a pathway towards this new designation. Th e discussion ended on ho w sites will be selected and whether open space is being considered.

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Planning Commission and City Council Meetings
On June 9, 2022, a Planning Commission meeting with the Housing Authority in attendance was held to present the draft Housing Element and receive feedback and comments prior to submittal to HCD.

Planning Commission and Housing Authority comments included clarification on vacant site capacity, the outreach process, dispersal of housing types and potential co nsequences for not meeting the RHNA, programs in the housing element that ensure cyclical reviews of development fees, developer consultations and the city' role in lot consolidation. Public comment included: concerns regarding fire risks and hazard analysis on identifies sites, additional outreach to organizations who serve and assist unhoused individuals.

On June 21, 2022, a City Council meeting was held to present the draft Housing Element and receive feedback and comments prior to submittal to HCD. City Council comments included, current available capacity to absorb the County's RHNA, modifying the Housing Element if the id entified sites in fire hazard areas, potential conseque nces for not meeting the RHNA. City Council was interested in learning how infrastructure will be incorporated in more rural areas where sites have been identified.

Public comments included, changing the zoning on certain sites to accommodate more low-income housing, recommendations to reduce parking re quirements for new housing and incorporating zoning overlays to that would allow faith-based organization to lease their land accommodate more affordable housing within the City.

Public Comments
The City received ongoing public comments during the drafting of the Housing Element. All comments received were considered. Public comment themes included, but were not limited to, the following topics:
» Wildfire concerns with increased housing development
» Parking requirements, transit, and bike infrastructure » Increasing low- and moderate-income housing production » RHNA transfer with the County
» Support the Napa Sonoma ADU Center
» Environmental review
» Concerns for too much housing production
All comments received were considered and used to inform the sites analysis and assessment of fair housing issues, and goals, policies, and programs.

Following submittal of the draft to HCD, the City received additional public comment regarding Fair Housing concerns around homelessness, non-cong regate shelter and housing options for people experiencing homelessness.

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Revisions to the fair housing assessment were includ ed as well as modification to multiple programs (Program H-2, H-5, H-6, H-12, H-14, H-16, H-18, H-20, H-24, H-27, H-34) to address the deficiencies identified. Revisions were also ma d e t o t h e r e v i e w o f p r e v i o u s section to include more detailed information on the implementation of Program H-D-12.

During the review period prior to adoption the City considered comm ents from Legal Aid that were regarding strengthening the fair housing analysis and adding new programs to protect tenants and prevent displacement. The City has incorporated additional edits based on HCD recommendations and revisions to the sites inventory. Additiona lly, the City has included Program H-32: Tenant Protection/Eviction Prevention Measures and Program H-14: Mobile Home Park Rent Control, which address tenant protections.

Noticing of the Draft Housing Element
Per California Government Code Section 65585, the draft Housing Element was made available for public comment for 30 days, from June 3 to July 3. Public comment was received, and an additional 10 business days was allowed to consider and inco rporate public comments into the draft revision before submitting to HCD on August 3, 2022. The draft was made available on the City’s website and was noticed to residents through the same meth ods as the Planning Commission and City Council meetings. Additional direct noticing was sent to local housing advocate groups. .

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3. Housing Needs Assessment
This chapter describes the characteristics of Santa Ro sa’s population and housing that are essential to understanding the City’s housing needs. This section is organized as follows:
» Population Characteristics
» Household Characteristics
» Income and Employment Characteristics
» Employment Trends
» Housing Characteristics
» Housing Cost and Affordability
» Special-Needs Groups
» At-Risk Housing
Data Sources
The analysis in this section primary uses data compiled by ABAG in the Data Profiles for Housing Elements workbook, released in April 2021. ABAG data is largely from the 2015-2019 American Community Survey (ACS), 2012-2016 Comprehensive Housing Affordability Strategy (CHAS), Department of Finance (DOF), and the Employment Development Department (EDD).

The ACS is conducted by the US Census Bureau an d provides estimates of numerous housing-related indicators based on samples averaged over a five-yea r period. Although the ACS typically has a higher margin of error, it also provides more detailed data that is not available with the US Decennial Census.

The DOF is another source of valuable data and is more current than the US Census. However, the DOF does not provide the depth of information that can be found in the US Census Bureau reports. The EDD provides employee and industry data and projections that are more specific than what is often available through the US Census. Whenever possible, DOF or EDD data and other local sources were used in the Housing Needs Assessment to provide the most current profile of the community.

Because of the difference in data sources, some figures (e.g., population or the number of households) may vary in different sections. Additionally, the sum of data in tables may not total precisely due to rounding.

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3 Housing Needs Assessment
Population Characteristics
Population Growth
The City of Santa Rosa experienced population growth from 2010 until the start of 2020. As illustrated in Table 3-1 , the City’s population grew from 167,815 in 2010 to 173,628 in 2020, an increase of approximately 3 percent. This represents an annual average growth rate of approximately less than 1 percent over the decade. The city did see a slight de crease in population in 2020 and 2021, decreasing by about 1 percent each year. By comparison, accord ing to the ACS 2015-2019, the Town of Windsor’s population decreased by 2 percent while both Sono ma County and the Bay Area grew by over 10 percent. ABAG estimated Santa Rosa’s 2030 population at 204,795.

ABAG projects that the Santa Rosa population will continue to grow through 2040, although at a slower pace than in previous decades, as shown in Table 3-1. The ABAG projections, prepared in 2020, call for population increases of 28.5 percent over the next two decades, bringing the city’s population to 223,060 by 2040.

Table 3-1 POPULATION CHARACTERISTICS
Year Population Percentage
Increase
Average Annual
Percentage Increase
2000 147,595 - -
2005 155,589 5% 1%
2010 167,815 8% 2%
2015 174,943 4% 1%
2020 173,153 -1% 0%
2021 171,711 -1% -1%
2025* 186,445 9% 2%
2030* 204,795 10% 2%
2035* 213,615 4% 1%
2040* 223,060 4% 1%
Source: 2000, 2010, and 2019 US Census, California Departm ent of Finance, E-5 series (ABAG Housing Element Data Package, 2021)
* Denotes ABAG projected population for future years.

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Age Composition
As shown in Table 3-2, the age composition of the Santa Rosa population generally remained stable from 2010 to 2019. The median ag e increased slightly from 34.5 to 39.2. The median age in Sonoma County slightly decreased from 39.9 to 39.2 for th e same period. Approximat ely 54 percent of the population was between the ages of 25 and 64 in 2019, consistent with 54 percent in 2010. Children and youth up to 24 years of age cons tituted approximately 30 percent of Santa Rosa’s population in 2019, while seniors aged 65 and greater comprised 17 percent of the population in 2019.

Table 3-2 and Figure 3-1 illustrate the age distribution in Sa nta Rosa for 2010 and 2019. The table indicates a significant increase in the average age of residents since 2010, increasing from an average of

34.5 to 39.2, respectively. Specifically, there was a slig ht increase in residents aged 55 and over in 2019 (29.6 percent), compared to 2010 (25.6 percent). From 2010 to 2019, there was a 6.9 percent decrease in population for individuals 15 to 24 years of age and an increase of 62.3 percent for the 65 to 74 age group. There was also a 14.8-percent increase for the 55-64 age group. The second-highest increase in population was for the 75-84 age group, at 16.4 percent increase.

Table 3-2 POPULATION BY AGE – SANTA ROSA
Age Group
2010 2019 Change 2010-2019
Number Percentage Number Percentage Number Percentage
Age 0-4 11,432 6.8% 10,573 5.9% -859 -7.5%
Age 5-14 21,277 12.7% 21,784 12.1% 507 2.4%
Age 15-24 22,490 13.4% 20,937 11.7% -1,553 -6.9%
Age 25-34 25,093 15.0% 27,479 15.3% 2,386 9.5%
Age 35-44 21,512 12.8% 22,943 12.8% 1,431 6.7%
Age 45-54 23,126 13.8% 22,699 12.6% -427 -1.8%
Age 55-64 20,205 12.0% 23,194 12.9% 2,989 14.8%
Age 65-74 10,683 6.4% 17,335 9.6% 6,652 62.3%
Age 75-84 7,343 4.4% 8,547 4.8% 1,204 16.4%
Age 85+ 4,654 2.8% 4,210 2.3% -444 -9.5%
Total 167,815 100% 179,701 100% 11,886 0.0%
Median Age 34.5 39.2 --- ----
55+ 42,885 53,286 24.3% ---- ----
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)

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Figure 3-1 POPULATION BY AGE OF SANTA ROSA

Source: 2005-2010 and 2015-2019 U.S. Census Bureau, American Community Survey 5-Year Data (ABAG Housing Element Data Package, 2021)
Race and Ethnicity
Santa Rosa’s racial and ethnic diversity increased moderate ly between 2010 and 2019 (see Table 3-3).

However, the racial and ethnic composition of the ci ty, as documented by th e 2015-2019 ACS, differs from that of the county. In 2019 , approximately 54.6 percent of Santa Rosa residents were White, contrasted with 63.2 percent for the county. In addition, in 2019, 32.8 percent of Santa Rosa residents were Hispanic or Latinx, cont rasted with 26.7 percent for the county, respectively (see Table 3-3 and Figure 3-2).

The Census Bureau defines Hispanic/Latinx ethnicity se parate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represen ts those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Age 0-
4 Age 5-
14 Age 15-
24 Age 25-
34 Age 35-
44 Age
45-54
Age 55-
64 Age 65-
74 Age 75-
84 Age
85+
2010 11,432 21,277 22,490 25,093 21,512 23,126 20,205 10,683 7,343 4,654 2019 10,573 21,784 20,937 27,479 22,943 22,699 23,194 17,335 8,547 4,210 0 5,000
10,000
15,000
20,000
25,000
30,000Population
2010 2019
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Table 3-3 RACIAL AND ETHNIC COMPOSITION OF SANTA ROSA, AND SONOMA COUNTY Racial Composition
Santa Rosa Sonoma County
2010 2019 2019
Number Percentage Number Percentage Number Percentage
White alone (Non-Hispanic) 100,126 59.7% 98,102 54.6% 316,022 63.2% Black or African American
(Non-Hispanic) 3,660 2.2% 4,344 2.4% 7,399 1.5%
American Indian and Alaska
Native (Non-Hispanic) 1,511 0.9% 1,27 1 0.7% 2,343 0.5% Asian/API (Non-Hispanic) 9,271 5.5% 10,721 6.0% 21,565 4.3% Other Race or Multiple Races
(Non-Hispanic) 5,277 3.1% 6,306 3.5% 18,874 3.8%
Hispanic or Latinx 47,970 28.6% 58,957 32.8% 133,569 26.7% Total 167,815 100% 17,9701 100% 499,772 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)
Figure 3-2 POPULATION BY RACE AND ETHNICITY, SANTA ROSA, SONOMA COUNTY, AND BAY AREA

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)

0.7% 0.5% 0.2%

6.0% 4.3%

26.7%

2.4% 1.5%

5.8%

54.6% 63.2%

39.3%

3.5%

3.8%

4.5%

32.8%

26.7% 23.5%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Santa Rosa Sonoma County Bay Area
American Indian or Alaska Native, Non-Hispanic Asian / API, Non-Hispanic Black or African American, Non-Hispanic White, Non-Hispanic Other Race or Multiple Races, Non-Hispanic Hispanic or Latinx

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Household Characteristics
Household type and size, income levels, and other househ old characteristics determine the type of housing needed by residents. This section details the various household characteristics affecting housing needs.

Household Type and Size
According to the 2015–2019 ACS, the largest percentage (62 percent) of households in Santa Rosa were families. Among family households, over half were families with children. For purposes of the US Census and ACS, a family is defined as a group of two or more people related by birth, marriage, or adoption residing together. As shown in Table 3-4, approximately 28 percent of households were single persons who lived alone, and the remaining 10 percent were other non-family households.

Based on ACS data, the average household size in Sant a Rosa was 2.63 persons in 2019. This is a slight increase from 2010, when the persons per households was 2.59. ABAG projects a continued increase in household size through 2040, when the average is expected to be 2.69 persons per household. The increase may be attr ibuted to an increase in the number of children or additional multigenerational households.

Table 3-4 HOUSEHOLD TYPES IN SANTA ROSA, 2019
Households Percentage
Single Person (living alone) 18,714 28%
Family 41,239 62%
Female-Headed 7,592 11%
Male-Headed 3,955 6%
Married-Couple 29,692 45%
Other Non-Family 6,366 10%
Total Households 66,319 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)
Overcrowding
Overcrowding reflects the inabilit y of families to afford homes that are large enough to accommodate the size of their household. Overcrowding is defined as more than one person per room, while severe overcrowding is defined as more than 1.5 persons per room. According to the 2015 –2019 ACS, approximately 4 percent of Santa Rosa housing units were overcrowded. As shown in Table 3-5, the percentage of overcrowded units remained consistent even as the number of overcrowded housing units increased by 5,184 units between 2010 and 2019. Approximately 4 percent of housing units were severely overcrowded, up from an estimated 1 percent in 2010. Overcrowding is most common among renter JANUARY 2023

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households. In 2019, approximately 74 percent of households in overcrowded units were renters and 66 percent of households in severely overcrowded households were renters.

Table 3-5 OVERCROWDING IN SANTA ROSA, 2010 AND 2019
Tenure/Condition 2010 2019
Number of Units Percentage Number of Units Percentage
Overcrowded 2,545 4% 7,729 4%
Owner occupied 555 22% 2,029 26%
Renter occupied 1,990 78% 5,700 74%
Severely Overcrowded 880 1% 2,899 4%
Owner occupied 210 24% 986 34%
Renter occupied 670 76% 1,913 66%
Total Occupied Units 62,825 – 190,689 -
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)
Income and Employment Characteristics
Income Distribution
Household incomes in the City of Santa Rosa are slightly lower than the County as a whole. As shown in Figure 3-3 , t h e C i t y o f S a n t a R o s a h a s a l o w e r n u m b e r o f h o u s e h o l d s w i t h a n a n n u a l i n c o m e o v e r $100,000 compared to the County. The city has a higher percentage of households earning between $50,000 and $99,999, and a very small share of households earning less than $50,000 per year compared to the County. In 2019, the median household income in the city was $78,574, compared to a median household income of $86,173 countywide.

Figure 3-3 HOUSEHOLD INCOME DISTRIBUTION, CITY OF SANTA ROSA AND SONOMA COUNTY, 2019 Source: 2013-2017 CHAS Data Book (ABAG Housing Element Data Package, 2021)

9.1%

17.9% 19.7%

15.9%

37.4%

12.3%

15.7% 15.5% 14.1%

42.4%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%

45.0%
Less than $24,999 $25,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 or more Percent of Total Households
City of Santa Rosa Sonoma County

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Households by Income Level
Figure 3-4 shows data collected from the 2015-2019 ACS regarding household by income level (refer to Table 3-14 for a full description of income levels by househ old size.) The city had both a slightly larger proportion of lower-income and moderate-income ho useholds compared to the county as a whole, whereas the county had about a 2.8-percent higher share of above-moderate income households. The percentage of lower-income households in the ci ty has decreased since 20 16 from 33 percent of households to 27 percent of households in 2019.

Figure 3-4 HOUSEHOLDS BY INCOME LEVEL, CITY OF SANTA ROSA AND SONOMA COUNTY, 2019

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)
Employment Trends
Future housing needs depend, in part, on employmen t trends. Changes in the types and pay levels of jobs available in Santa Rosa and the surrounding regio n will have an impact on the type and cost of housing that future residents will desire and can afford.

Employment Projections
Employment trends indicate a need for a range of housing types to support Santa Rosa residents who are employed in a wide range of industries. A particular need for moderate- and lower-income housing units exists to support workers in retail and manufacturing trades since these jobs often do not provide the income needed to acquire safe and adequate housing.

10.9% 10.1%

17.0%

11.1%

50.8%

10.7% 9.9%

15.9%

9.9%

53.6%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%
Extremely Low Income
≤30% AMI
Very Low Income
30%-50% AMI
Low Income 50%-80%
AMI
Moderate 80%-100%
AMI
Above Moderate
100% AMI
Santa Rosa Sonoma County
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Table 3-6 shows job and employment projections for Santa Rosa through 2040. Projections indicate that Santa Rosa will add 5,855 jobs between 2020 and 2040.

Table 3-6 EMPLOYMENT TRENDS THROUGH 2040
Year
Jobs Employed Residents
Number Percentage
Change Number Percentage
Change
2010 76,750 – 79,710 –
2020* 86,205 12% 89,190 12%
2030* 90,425 5% 99,025 11%
2040* 92,060 2% 101,775 3%
Source: ABAG Projections 2040
* ABAG projection
Employment by Industry
ABAG estimated that Santa Rosa had 73,669 jobs in 2018. Table 3-7 illustrates the employed residents by industry in Santa Rosa according to the U.S. Census Workplace Area Characteristics for 2011-2018.

While some changes from 2011 to 2018 may be attribut able to the change in data sources, data shows growth in several industries, incl uding arts, recreation, other servic es, construction, and health and educational services. There were reductions in the number of Santa Rosa residents employed in the transportation and warehousing and utilities industry and the manufacturing industry. Major employers in Santa Rosa include Keysight Technologies, Amy’ s Kitchen, the City of Santa Rosa, the County of Sonoma, Kaiser Permanente, Medtroni c Cardiovascular, Santa Rosa City Schools, Santa Rosa Junior College, Providence (formerly St. Joseph) Health System, and Sutter Medical Center (according to the North Bay Business Journal Book of Lists 2017 via the City of Santa Rosa Economic Profile).

Table 3-7 EMPLOYED RESIDENTS BY INDUSTRY, 2010 AND 2018 Industry 2010 2018
Number Percentage Number Percentage Change
Agriculture & Natural Resources 222 0% 331 0% 49%
Arts, Recreation, & Other Services 10,568 16% 10,832 15% 2% Construction 2,339 4% 3,774 5% 61%
Financial & Leasing 3,168 5% 3,187 4% 1%
Government 5,245 8% 5,404 7% 3%
Health & Educational Services 17,958 27% 23,635 32% 32% Information 1,436 2% 1,506 2% 5%
Manufacturing & Wholesale 6,816 10% 6,238 8% -8%
Professional & Managerial Services 7,601 12% 8,215 11% 8%

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Industry 2010 2018
Number Percentage Number Percentage Change
Retail 8,691 13% 9,420 13% 8%
Transportation & Utilities 1,732 3% 1,127 2% -35%
Total 65,776 100% 73,669 100% 12%
Sources: U.S. Census Bureau, Longitudinal Employer-House holds Dynamics, Workplace Area Characteristics (WAC) files 2002-2018 (ABAG Housing Element Data Package, 2021)
Unemployment
According to the Economic Development Department (EDD), there were approximately 85,900 persons in the workforce in City of Santa Rosa in 2022 and 245,200 in Sonoma County ( Table 3-8). The City of Santa Rosa’s unemployment rate has increased significantly from 2021 to January 2022, from 3.7 to 4.3 percent, respectively. For comparison, the unemployment rate in Sonoma County decreased from 2021 to January 2022 from 6.7 to 4 percent, respectivel y. The higher unemployment rates in 2020 are most likely due to the start of the COVI D-19 pandemic, showing almost 7,10 0 residents were unemployed in Santa Rosa, and over 19,300 residents in Sonoma County.

Table 3-8 UNEMPLOYMENT RATE, SANTA ROSA AND SONOMA COUNTY Santa Rosa
Year Labor Force Employment Unemployed Unemployment Rate 2017 88,700 85,600 3,100 3.5%
2018 90,900 88,300 2,600 2.9%
2019 90,400 87,900 2,500 2.8%
2020 86,300 79,100 7,100 8.3%
2021 85,000 82,300 3,200 3.7%
2022* 85,900 82,300 3,700 4.3%
Sonoma County
Year Labor Force Employment Unemployed Unemployment Rate 2017 260,100 251,300 8,800 3.4%
2018 260,900 253,600 7,300 2.8%
2019 259,400 252,400 7,000 2.7%
2020 245,100 225,800 19,300 7.9%
2021 240,700 224,700 16,000 6.7%
2022* 245,200 235,400 9,800 4%
Source: Employment Development Department, 2017, 2018, 2019, 2020, and 2021, January 1, 2022, Preliminary * Denotes Employment Development Department preliminary unemployment rate for 2022.

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Housing Characteristics
Housing Type
The California Department of Housing and Community Development (HCD) defines a housing unit as a house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters. Separate living quarters are those in which the occupants live separately from any other individuals in the building, and which have direct access from outside the building or through a common hall.

Table 3-9 shows the distribution of housing units by type of structure in Santa Rosa in 2010 and 2021. In both 2010 and 2021, a majority of all housing units were single-family detached structures (approximately 69 and 67 percent, respectively). Single-family attached structures continued to constitute approximately 9 percent of the housing stock. As of 2021, multifamily structures (two or more units per structure) made up 28 percent of Santa Rosa’s housing units. Approximately 5 percent of the housing units in Santa Rosa in 2021 were mobile homes, recreational vehicles (RVs), or other housing types.

Table 3-9 HOUSING UNITS BY TYPE, 2010 AND 2021
Unit Size/Type
2010 2021 Percentage
Change Number of
Units Percentage Number of
Units Percentage
Single-Family 46,348 68.8% 46,451 66.8% 0.2%
Detached 40,459 60.0% 39,975 57.5% -1.2%
Attached (townhome) 5,889 8.7% 6,476 9.3% 10.0%
2–4 Units 5,976 8.9% 6,325 9.1% 5.8%
5+ Units 12,197 18.1% 13,530 19.5% 10.9%
Other
(Mobile Home, RV, etc.) 2,875 4.3% 3,189 4.6% 10.9%
Total 67,396 100% 69,495 100% 36.7%
Source: 2010 and 2021 California Department of Finance, E-5 series Figure 3-5 below shows the number of units (single family and multifamily units) built annually from 2005 to 2021. The net increase in housing units each year in Santa Rosa varied grea tly. The greatest annual increase in housing units occurred in 2008 during the market crash. Soon after, construction came to a halt, and in 2011, there was a net increase of only 52 housing units. New construction increased between 2011 and 2017, but due to the destru ction caused by the Tubbs fire in October 2017, the city still had a net loss of 849 housing units. By 2019, new construc tion increased to 662 units, but growth has since slowed to numbers seen between 2012 and 2017.

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3 Housing Needs Assessment
Figure 3-5 NET NEW HOUSING UNITS BY YEAR, SANTA ROSA, 2005 – 2021

Source: California Department of Finance, E-5 series
Household Tenure
Figure 3-6 shows the rate of homeownership in Santa Rosa (referred to as housing tenure) in 2019.

According to the ABAG data packet, approximately 54 percent of households were homeowners, while 46 percent rented their homes. The distribution of homeowner households and renters stayed the same from 2010 to 2020. Refer to the Income and Employment Characterist ics section for further discussion and analysis regarding rental availability and affordability in Santa Rosa.

Figure 3-6 HOUSEHOLD TENURE IN SANTA ROSA, 2019

Source: American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)

682
1,037
800
1,492
906
502
52 282 176 263
382
252 311
-849
662
258 310
-1000
-500
0 500
1000
1500
2000
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 54% 61% 56%
46% 39% 44%

0.0%

20.0%

40.0%

60.0%

80.0%
100.0%
Santa Rosa Sonoma County Bay Area
Percent of Households
Owner Occupied Renter Occupied
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Vacancy Rates
Residential vacancy rate is a good indicator of the balance between housing supply and demand in a community. When the demand for housing exceeds the available supply, the vaca ncy rate will be low.

When there is an excess supply, the rate will be hi gh. A vacancy rate of 3 to 5 percent is generally indicative of a healthy market. When vacancy rates fall below 3 percent, there is upward pressure on home prices and rents.

The 2019 ACS estimated that approximately 5 percent of Santa Rosa housing units were vacant in 2019 (see Table 3-10). Of these vacant units, 24 percent were for rent, 7 percent were for sale, 11 percent were for seasonal use (units occupied by persons with usual residence elsewhere), and 48 percent were classified as “other vacant.” “Other” is described as “when it does not fit into any year-round vacant category.”
According to data reported by the DOF, Santa Rosa ’s vacancy rate was 4.5 percent in 2021. A lower vacancy rate indicates hi gh demand with a limited supply and can result in increased rent and sales prices.

Table 3-10 VACANT UNITS BY TYPE, 2019
Number of Units Percentage
Total Units 69,814

Occupied 66,319 95.0%
Vacant 3,495 5.0%
Vacancy Status

For rent 849 24.3%
For sale 254 7.3%
Rented or sold, not occupied 335 9.6%
For seasonal use 380 10.9%
For migrant workers 0 0.0%
Other vacant 1,677 48.0%
Total 3,495 100.0%
Source: American Community Survey 5-Year Data (2015-2019), (ABAG Housing Element Data Package, 2021)

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Housing Age and Condition
Age is one measure of housing stock conditions and a factor for determining the need for rehabilitation.

Without proper maintenance, housing units deteriorat e over time. Thus, units that are older are more likely to need major repairs (e.g ., a new roof or plumbi ng). Generally, houses 30 years and older are considered aged and are more likely to require majo r or minor repairs. In a ddition, older houses may not be built to current standards for fire and earthquake safety.

Almost 70 percent of Santa Rosa’s housing stock was built more than 30 years ago and approximately 30 percent was built over 50 years ago. It is assumed that most or some of these units are in need of rehabilitation. Additionally, many of these units could benefit from en ergy-efficiency improvements to reduce energy usage and related greenhouse gas emissions.

The City’s Code Enforcement team completes inspections on a proactive bases and as a part of the City’s Neighborhood Revitalization Program (NRP) and the Housing Choice Voucher (HCV) Rental Assistance Program. Through the City’s Neighborhood Revitalization Program 570 units were rehabilitation from 2015 to 2021 and through the Housing Choice Vouc her (HCV) Rental Assistance Program 613 homes were rehabilitation from 2018 to 2021. Additionally, as a part of typical inspections to ensure that building code standards for existing plumbing, electrical, and other aspects of homes are maintained, 1,750 homes were rehabilitated. Overall, with assistance from both programs and other rehabilitation efforts a total of 2,933 homes were rehabilitated, representing 4.2 percent of the housing stock (69,406 total units, see Table 3-11 ). It should be noted that this number does not include individual homeowner reinvestment, and therefore the percen tage of overall rehab ilitation of the housing stock is most likely higher.

Based on local knowledge from the City’s Code Enforcement, the current housing conditions and the homes that have been rehabilitated over the past five years, it is safe to assu me that at least 3 percent of the overall housing stock (2,082 units) is in need of some type of rehabilitation, the need for replacement would be within that 3 percent. To ensure the City has an accurate county on the number of homes in need of rehabilitation and the number of homes in need of replacement, the City has included Program H-11 to compete a housing condition survey of older neighborhoods to determine a more accurate need.

Program H-10 directs the City to continue efforts to im prove living conditions and quality of life in deteriorating neighborhoods through the Neighborhood Revitalization Program, which focuses on eight key neighborhoods in Santa Rosa. Through the Neighb orhood Revitalization Program, units in need of improvements are assisted through correction of code enforcement issues and rehabilitation loans. More information on the Neighborhood Re vitalization Program is provided in the Goals and Policies section of this element.

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Table 3-11 AGE OF HOUSING STOCK
Structure Built Santa Rosa Sonoma County
Units Percentage Units Percentage
2014 to 2020 2,382 3.4% 6,479 3.1%
2010 to 2013 742 1.1% 2,876 1.4%
2000 to 2009 7,642 11.0% 21,318 10.2%
1990 to 1999 10,433 15.0% 30,828 14.8%
1980 to 1989 12,621 18.2% 36,929 17.7%
1970 to 1979 14,319 20.6% 41,133 19.7%
1960 to 1969 7,848 11.3% 23,955 11.5%
1950 and earlier 13,419 19.3% 44,775 21.5%
Total Units 69,406 100.0% 208,293 100.0%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)
Housing Cost and Affordability
One of the major barriers to hous ing availability is the cost of ho using. To provide housing to all economic levels in the community, a wide variety of housing opportuniti es at various prices should be made available. Housing affordability is dependent on income and housing costs.

Housing affordability is based on the relationship between household income and housing expenses.

According to the United States Department of Housing and Urban Development (HUD) and HCD, housing is considered "affordable” if the monthly housing cost does not exceed more than 30 percent of a household’s gross income.

Home Sales Prices
According to Redfin (Error! Hyperlink reference not valid. ), the median home sale s price in Santa Rosa was $809,950 in February 2022. As shown in Figure 3-7, median home prices in Santa Rosa followed countywide trends, steadily increasing from 2018 to 2022. Rohnert Park similarly shows a steady increase between 2019 and 2022 after seeing a slight decrease from 2018 to 2019. Petaluma and Sebastopol both had median housing prices peak in 2021 and decrease in 2022. Sebastopol consistently had the highest median price of any Sonoma County jurisdictions, wi th the highest median price ($1,250,000) in 2021.

The Santa Rosa median sales price increased by approximately 28 percent from 2018 to 2022, which was the second highest percentage increase among th e jurisdictions surveyed. The countywide median increased approximately 30 percent for the same peri od, and the cities of Se bastopol, Petaluma, and Rohnert Park saw overall increases of 27, 26, and 27 percent, respectively. The overall rise in sales prices is a result of growing demand based on consumer co nfidence and the improving economy, historically low interest rates, a low vacancy rate, and a limited supply of new housing on the market. While there

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has been an uptick in building permit activity in the city, market conditions in the short term may continue to result in increasing sales prices.

The median sales price in Santa Ro sa varied greatly by area (reported by zip code), with 2019 median ranging from $560,000 in southwest Santa Rosa (95407) to $1,086,750 in the northeast area of the city (95404). Based on the 2019 median income, only ho useholds in the above moderate-income category, making more than 120 percent of the median area income annually, could afford a home at the citywide median price in Santa Rosa (assuming no more than 30 percent of monthly income is spent on housing).

This 30 percent assumption does not consider the additional income needed for homeowner costs such as utilities and maintenance. A mo derate-income household could a fford a median-priced home in some areas of the city; however, securing a down payment may be difficult.

Figure 3-7 MEDIAN HOME SALES PRICES, 2018 TO 2022

Source: Redfin, 2018 -2021 and February 2020

$549,500
$575,000
$658,000
$675,000
$706,250
$783,500
$792,000
$805,000
$1,250,000
$937,500
$599,000
$584,000
$599,346
$650,000
$760,500
$678,000
$688,000
$782,500
$899,000
$855,500
$610,000
$616,000
$690,000
$749,000
$790,000
$-
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
$1,400,000
2018 2019 2020 2021 2022
Santa Rosa Sebastopol Rohnert Park Petaluma Sonoma County JANUARY 2023

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A survey was done in March 2022 of Zillow.com to ga ther sale prices for different sized homes. Homes with 2 bedrooms ranged in price from $350,000 to just over 1 million while 3-bedroom homes ranged from $499,950 to almost 2 million. Homes with 4 or more bedrooms ranged from $699,999 to 2.8 million (Table 3-12).

Table 3-12 HOUSING SALE PRICE SURVEY, MARCH 2022
Number of
Bedrooms
Number of Units
Surveyed
Lowest Sales
Price
Highest Sales
Price
Median Sales
Price
2 12 $350,000 $1,087,000 $617,000
3 14 $499,950 $1,795,000 $973,782
4+ 14 $699,999 $2,800,000 $1,076,535
Total 40 - - -
Source: Zillow.com
Rental Costs
A recent survey of Zillow.com in November 2021 showed 76 properties, si ngle-family homes, and apartments in Santa Rosa advertised for rent. Thes e included 10 one-bedroom units, with rents from $1,200 to $2,455 per month, and 38 units with three or more bedrooms with rents ranging from $2,182 to $6,850 per month. Advertis ed rents ranged from $1,200 to $6,850 per month (see Table 3-13 ).

According to the Santa Rosa-Petaluma, California Metropolitan Statistical Area (MSA), area that encompasses the City of Santa Rosa, in 2021, the fair-market rent for a two-bedroom unit was $2,038.

A three-bedroom unit was $2,851 and a four-bedroom unit was $3,163. The costs differ from the fair market price by 18 percent for a two- and three- bedroom unit and by 68 percent for a four-bedroom unit.

Table 3-13 RENTAL PRICE SURVEY
Number of
Bedrooms
Number of Units
Surveyed
Lowest
Advertised Rent
Highest
Advertised Rent Median Rent
1 10 $1,200 $2,455 $1,773
2 28 $1,900 $4,200 $2,418
3 28 $2,182 $5,500 $3,436
4+ 8 $3,200 $6,580 $4,347
Total 74 - - -
Source: Zillow, February, and March 2022

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Housing Affordability
This section describes the ability of households at different income levels to pay for housing based on HCD 2021 income limits. HCD classi fies housing as “affordable” if households pay no more than 30 percent of gross income for payment of rent (inclu ding utilities) or monthly homeownership costs (including mortgage payments, taxes, and insurance).

Table 3-14 shows the 2021 HCD income limits for Sonoma County. The area median income (AMI) for a four-person household in the Sonoma County was $103,300 in 2020. Income limits for larger or smaller households were higher or lower, respectively, and are calculated using a formula developed by HUD.

Table 3-14 HCD 2021 INCOME LIMITS BY HOUSEHOLD, SONOMA COUNTY Income
Category
1-
Person
2-
Person
3-
Person
4-
Person
5-
Person
6-
Person
7-
Person
8-
Person
Acutely Low 10,850 12,400 13,950 15,500 16,750 18,000 19,200 20,450 Extremely Low 24,450 27,950 31,450 34,900 37,700 40,500 43,300 46,100 Very Low 40,750 46,550 52,350 58,150 62,850 67,500 72,150 76,800 Low 65,150 74,450 83,750 93,050 100,500 107,950 115,400 122,850 Median 72,300 82,650 92,950 103,300 111,550 119,850 128,100 136,350 Moderate 86,750 99,150 111,550 123,950 133,850 143,800 153,700 163,600 Source: HCD 2021 Income Limits
Ability to Pay
Table 3-15 provides the affordable rents and maximum purchase price, based on the HCD income limits for Sonoma County. As shown in Table 3-15, the maximum affordable rent for a very low-income, four- person household was $1,454 a month. When looking at one- and two-bedroom rentals with a median monthly rent ranging from $1,773 to $2,418 ( Table 3-13), this price range is out of reach of very low- income households. Based on the maximum affordab le rent, two- (median rent $2,418) and three- (median rent $3,436) bedroom rentals would be within reach of moderate-income households. In March 2022, the listing price for single-family homes in the city ranged from $375,000 to $1,795,000 for a three- bedroom home ( Table 3-12 ). The maximum affordable sales pr ice for a four-person household was $221,364 for an extremely low-income household, $368,834 for a very low-income household, $590,197 for a low-income household, and $786,190 for a moderate-income household of four. This indicates that there is a limited stock affordable to low-income households and that moderate-income households could afford existing and newly constructed two- bedroom homes in Santa Rosa; three-bedroom and larger homes would most likely only be affordable to above moderate-income households.

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Table 3-15 MAXIMUM AFFORDABLE HOUSING COSTS BY INCOME CATEGORY, 2021 Income Category Percentage of
Median
Maximum
Income Maximum Rent Maximum Sales
Price
Extremely Low <30% $34,900 $873 $221,364
Very Low 30–50% $58,150 $1,454 $368,834
Low 51–80% $93,050 $2,326 $590,197
Moderate 81–120% $123,950 $3,099 $786,190
Sources: HCD Income Limits, 2021, Wells Fargo Current Mortgage and Refinance Rates, September 2021 Notes:

Total affordable mortgage based on a 10-percent down pa yment, an annual 5-percent interest rate, 30-year mortgage, and monthly payment equal to 30 percent of income (after utilities, taxes, and insurance).

Monthly affordable rent based on 30 percent of income less estimated utilities costs.

Overpayment
Overpayment is defined as paying more than 30 percent of monthl y household income for housing costs. Severely overpaying is defined as paying more than 50 percent of monthly household income for housing costs. The ACS estimated that 26,398 Santa Rosa households, or 40.6 percent of all households, overpaid for housing in 2019. Of those households, 29.6 percent were owner occupied households and

53.9 percent were renter occupied households overpaying for housing.

Table 3-16 illustrates households paying 30 to 50 pe rcent and more than 50 percent of monthly household income for housing. In total, renter households pay a greater percentage of monthly income for housing, while owner-occupied households are less cost burdened than renter households. The majority of homeowners use 0 to 30 percent of their incomes for housing, while 29.4 percent of renters use 30 to 50 percent and 24.5 percent use 50 percent or more of their income for housing.

Table 3-16 MONTHLY HOUSING COSTS OF HOUSEHOLDS BY PERCENTAGE OF INCOME, SANTA ROSA, 2019
Income Spent on Housing Owner Renter Total
Number Percent Number Percent Number Percent
Not Overpaying
(Less than 30 percent) 25,052 70.5% 13,575 46.1% 38,627 59.4% Overpaying
(30 to 50 percent) 6,634 18.7% 8,673 29.4% 15,307 23.5% Severely Overpaying
(50 percent or more) 3,865 10.9% 7,226 24.5% 11,091 17.1% Total 35,551 100.0% 29,474 100.0% 65,025 100.0%
Source: American Community Survey 5-Year Data (2015-2019), ABAG Data Profile for Housing Elements

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Lower Income Households Overpaying
Table 3-17 shows that 73.0 percent (17,765 households ) of lower income households were spending more than 30 percent of their income on housing. Looking at lower income households overpaying by tenure, 68.4 percent were renter occupied househ olds and 31.6 percent were owner occupied households.

Table 3-17 LOWER INCOME HOUSEHOLDS OVERPAYING FOR HOUSING, CITY OF SANTA ROSA, 2014-2018
Category Owners Overpaying Renters Overpaying Total Overpaying Number Percentage Number Percentage Number Percentage
Extremely Low-Income households 1, 375 73.3% 4,225 80.2% 5,600 78.4% Very Low-Income households 1,600 66.0% 3,385 84.0% 4,980 77.1% Low-Income households 2,635 55.1% 4,545 76.1% 7,180 66.8% All Lower Income households
(<80% AMI) 5,610 31.6% 12,155 68.4% 17,765 73.0%
Source: Comprehensive Housing Affordability Strategy (CHAS), 2014-2018) Special-Needs Groups
Special housing needs relate to ag e, disability, income, family size , or other circumstances (such as student status) that create additional challenges to obtaining suitable housing that is also affordable. The following section describes these special-needs groups and their associated housing availability issues.

Persons with Disabilities
Persons with disabilities have special housing needs because of employment and income challenges; the need for accessible, affordable, and appropriate housing; and higher healthcare costs associated with a disability. A disability is defined by the US Census Bureau as a physical, mental, or emotional condition that lasts over a long period of time and makes it difficult to live independently.

Living arrangements of disabled persons depend on severity of disability. Many disabled persons live in their own home, in an independent situation, or with other family members. The US Census collects data for several categories of disability. The ACS defines si x aspects of disability: hearing, vision, cognitive, ambulatory, self-care, and independent living.
» Hearing difficulty: Deafness or serious difficulty hearing » Vision difficulty: Blindness or serious difficulty seeing even when wearing glasses » Cognitive difficulty: Serious difficulty concentrating, remembering, or making decisions due to a physical, mental, or emotional condition
» Ambulatory difficulty: Serious difficulty walking or climbing stairs » Self-care difficulty: Difficulty dressing or bathing (Activities of Daily Living [ADL]) JANUARY 2023

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» Independent living difficulty: Difficulty doing errands alone, such as visiting a doctor’s office or shopping due to a physical, mental, or emotional condition According to the 2019 ACS, 40,599 civilian noninstitutionalized individu als over age five in the City of Santa Rosa had one or more hearing, vision, cognit ive, ambulatory, self-ca re, and independent living disabilities. This number represen ts about 22.6 percent of the city ’s civilian noninstitutionalized population over age five (see Figure 8).

Figure 3-8 DISABILITIES AMONG SANTA ROSA RESIDENTS

Source: 2019 US Census, American Community Survey, ABAG Housing Element Data Package, 2021 Developmental Disabilities
California Government Code Section 65583(a)(7)) requires the City to include the needs of those with a developmental disability within the community in its analysis of “special needs groups.” According to Section 4512 of the Welfare and Institutions Code, “developmental disability” means a disability that originates before an individual attains 18 years of age; continues, or can be expected to continue, indefinitely; and constitutes a substant ial disability for that individual. It includes intellectual disabilities, cerebral palsy, epilepsy, and autism . This term also includes disab ling conditions closely related to intellectual disability or requiring similar treatment but does not include other conditions that are solely physical in nature.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabl ed persons require a group living environment where supervision is provided. The most severely affected persons may require an institutional environment where medical aid and physical therapy are provided. Because deve lopmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult. 6,388
3,238
8,037
10,455
4,632
7,849
0 2,000 4,000 6,000 8,000 10,000 12,000
With a hearing difficulty
With a vision difficulty
With a cognitive difficulty
With an ambulatory difficulty
With a self-care difficulty
With an independent living difficulty

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The California Department of Developmental Services currently provides community-based services to approximately 360,000 people with developmental disabilities and th eir families through a statewide system of 21 regional centers, fo ur developmental centers, and tw o community-based facilities. The North Bay Regional Center (NBRC) is one of 21 regional centers in California that provides point-of-entry to services for people with deve lopmental disabilities. The center is a private, nonprofit community agency that contracts with local businesses to offe r a wide range of services to individuals with developmental disabilities and their families.

According to the Department of Developmental Serv ices, from 2019-2020, the Santa Rosa field office served 45 percent of the age group 0-17 and 54 percent for ages 18 and over developmentally disabled residents in the City of Santa Rosa.

Table 3-18 provides an estimate of the number of deve lopmentally disabled residents by age and zip code in Santa Rosa (includes only those served by the NBRC). Approximately 45 percent of NBRC clients are aged 17 years or younger.

Table 3-18 DEVELOPMENTALLY DISABLED RESIDENTS BY ZIP CODE Zip Code 0-17 years 18 + years Total Residents
95401 214 197 411
95403 195 309 504
95404 155 201 356
95405 76 129 205
95407 258 239 497
95409 81 113 194
Total 979 1,188 2,167
Source: Department of Developmental Services, June 2021 There are a number of housing types appropriate for people living with a developmental disability: rent- subsidized homes, licensed and unlicensed single-fam ily homes, inclusionary housing, Housing Choice Vouchers (HCV), special programs for home purc hase and HUD housing. The design of housing- accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this needs group. Incorporating “barrier-free” design in all new multifamily hous ing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, because people with disabilities may be living on a fixed income.

To assist in the housing needs for persons with developmental disabilities, as part of Program H-22, the City will implement programs to coordinate housing activities and outreach with the North Bay Regional Center and encourage housing providers to desi gnate a portion of new affordable housing developments for persons with disabilities, especially persons with developmental disabilities, and pursue funding sources designated for persons with special needs and disabilities.

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In late 2018, the State closed the Sonoma Develop mental Center which provided support services to persons with developmental disabilities. The County placed a request for Specific Plan proposals for the site. The Specific Plan proposals are an opportunity for economic development and conservation for the former Sonoma Developmenta l Center. The Specific Plan project ki cked off in June 2021 and will be finalized in September 2022. Program H-22 directs the City to continue to partner with the North Bay Regional Center and other relevant agencies, local jurisdictions, and housing and service providers to provide support and assistance for persons with disabilities to fill any service gaps created with the closing of the Sonoma Developmental Center.

Additional services available for persons with disabilities include the following:

TABLE 3-18A – AVAILABLE SERVICES FOR PERSONS WITH DISABILITIES Provider Area Served Services Available
Bayberry, Inc Napa, Solano, Lake, and
Sonoma Counties
Supports over 75 individuals in a Supported
Living, Independent Living, and Residential
Services programs
Disability Services &
Legal
Sonoma, Napa, Lake and
Mendocino Counties
Provides information, advice and assistance on
a wide range of disability- related matters
Lifehouse Marin, Sonoma, and San
Francisco counties
Offers comprehensive skills training focused on
each individual’s needs
California Human
Development Redwood
Empire Industries
14 counties including
Sonoma, Napa and Solano
Counties
Hands-on work training for disabled adults. Job
placement, supported employment, job
coaching
Becoming Independent Sonoma, Napa and Solano
County
Assists with building skills in areas of health,
wellness, nutrition, socialization,
communication, arts, music, self-advocacy, and
personal growth and direction
Community Action
Partnership
Various locations
throughout the state
including Sonoma County
Provides direct assistance with critical needs
that cannot be met by other resources.

Common Ground
Society
City of Santa Rosa Advocacy /Outreach
Kaleidoscope City of Santa Rosa Pr ovides a licensed, community-based adult day program for developmentally disabled
adults.

Large Households
According to the 2015-2019 ACS, th ere were 66,319 households in Santa Rosa. Of those, 21.4 percent (6,988 households) were made up of five or more persons (see Table 3-19 and Figure 3-9 ) and approximately 8.4 percent of the large households were homeowners. Of households with five or more persons, 13.1 percent were living in rental housing. There were approximately 37,359 dwelling units with

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3 Housing Needs Assessment
three or more bedrooms in the City of Santa Rosa, an amount that exceeds the current estimated needs for large families.

Approximately 44 percent of large family households in Santa Rosa were classified as either very low- or low-income households while the remaining 56 perc ent fell into the moderate- or above moderate- income category. A majority of the city’s rental housing stock consists of individual single-family homes and apartment buildings for rent with multifamily on ly comprising 28.5 percent of the housing stock in Santa Rosa. The city recognizes that lower income large fam ilies are most likely in need rentals with a greater number of bedrooms. See Table 3-19 for a breakdown of the city’s housing inventory by number of bedrooms.

Table 3-19 TENURE BY HOUSEHOLD SIZE
Owner Percentage Renter Percentage Number Percentage
1-person household 9,294 25.9% 9,420 30.9% 18,714 56.8% 2-person household 13,402 37.4% 8,228 27.0% 21,630 64.4% 3-person household 5,145 14.4% 5,036 16.5% 10,181 30.9% 4-person household 4,976 13.9% 3,830 12.6% 8,806 26.4%
5- or more person
household 3,004 8.4% 3,984 13.1% 6,988 21.4%
Total 35,821

30,498

66,319

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)
Figure 3-9 TENURE BY HOUSEHOLD SIZE, 2019
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)
1-person
household
2-person
household
3-person
household
4-person
household
5 or person
household
Owner 25.9% 37.4% 14.4% 13.9% 8.4%
Renter 30.9% 27.0% 16.5% 12.6% 13.1%25.9%

37.4%

14.4%

13.9%

8.4%

30.9%

27.0%

16.5%

12.6%

13.1%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%
Owner Renter
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3 Housing Needs Assessment
Table 3-20 SANTA ROSA HOUSING INVENTORY BY NUMBER OF BEDROOMS Type of Room Number Percent
No bedroom unit 2,527 3.6%
1 bedroom unit 8,234 11.9%
2 bedrooms unit 21,286 30.7%
3 bedrooms unit 27,296 40.3%
4 bedrooms unit 8,216 11.8%
5 or more bedrooms unit 1,181 1.7%
Total 69,406 100.0%
Source: American Community Survey, 2015-2019
Senior Population
According to the 2015-2019 ACS, approximately 16.7 pe rcent of the City’s population (30,092 persons) were senior residents (65 years or older). Senior -headed households made up approximately 29.1 percent (19,266 households) of the households in Santa Rosa. Of those, 69.9 percent were owner- occupied households and 30.4 percent were renter- occupied households. The 2015-2019 ACS reports that the majority of senior, owner-occupied households (7,785 households or 53.7 percent) had incomes greater than 100-percent AMI. The majority of renter-occupied hous eholds (1,444 households or 23.5 percent) had incomes between 0 and 30 percent of the AMI or the extremely low-income group.

With close to a quarter (23.5 percent) of senior households falling into the extremely low-income group, senior housing is an identified need of the city ( Table 3-21). The city commits to support the needs of senior households in Program H-26.

Table 3-21 SENIOR HOUSEHOLDS BY INCOME AND TENURE
Income Group Owner-Occupied Renter-Occupied Total Occupied Number Percentage Number Percentage Number Percentage
0%-30% of AMI 980 6.8% 1,444 23.5% 2,424 11.7%
31%-50% of AMI 1,660 11.4% 1,035 16.9% 2,695 13.1%
51%-80% of AMI 2,530 17.4% 1,045 17.0% 3,575 17.3%
81%-100% of AMI 1,545 10.7% 690 11.2% 2,235 10.8%
Greater than 100% of
AMI 7,785 53.7% 1,920 31.3% 9,705 47.0%
Total 14,500 100.0% 6,134 100% 20,634 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) (ABAG Housing Element Data Package, 2021)

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3 Housing Needs Assessment
Senior Housing and Services
The City of Santa Rosa has an interactive Affordable Housing Map available to the public on the City’s website. The map displays Santa Rosa properties that are funded by or under agreement with the City of Santa Rosa Housing Authority and that are affordable to senior citizens. According to the Interactive Affordable Housing Map, there are about 1,119 units se t aside exclusively for senior citizens. Based on the total number of units occupied by seniors ( 20,634 units), these dedicate d units represent only a fraction of the potential demand for housing that is specifically designed for seniors. A majority of Santa Rosa’s seniors reside in large, single-family homes or one of the 1,119 affordable housing units exclusively available to seniors.

The City of Santa Rosa provides a variety of senior services and programs at its two senior centers (Person Senior Wing and Steele Lane Community Center). Th e City’s website outlines a variety of senior resources, such as legal consultations, daily acti vities, and support groups for individuals who are caretakers for loved ones with dementia. The city also works with other agencies and nonprofit organizations to meet the needs of seniors in the community. The Sant a Rosa Junior College offers an “Older Adults Program,” which offers, art, music, and writing courses for older adults in the community.

The California Department of Aging (CDA) administer s programs that serve older adults, adults with disabilities, family caregivers, an d residents in long-term care fac ilities throughout the state. These services are provided locally by the Area Agenci es on Aging (AAA), Medi-Cal Community Based Adult Services (CBAS) centers, or other contracted agencies. The Council on Aging provides social services to seniors through the Care Navigator and Healthy Ideas programs. The Care Navigator program services include conducting home visits to assess needs and recommended services. The services provided by Healthy Ideas include depression sc reenings designed to detect and re duce the severity of depressive symptoms in older adults with chronic health issues and functional limitations. The program also includes case management and re ferrals to appropriate professional s. The Catholic Charities Senior Transportation Program is a free service for senior s over 60 living in Santa Rosa. The program focuses on taking seniors to medical appointments, grocery shopping, and other similar errands. CityBus, Sonoma County Transit and Golden Gate Transit provide fare reductions for seniors on fixed-route and paratransit transportation service seven days a week, as mandated by the Americans with Disabilities Act (ADA). Paratransit is shared-ride public transportation that is available for all trip purposes (including shopping, higher education, medical appointments, and work). For CityBus trips a one-way paratransit fare of $3.00 (which is double the adult fixed-route fa re) covers a very small fraction of the overall cost of the trip, which is over $50 per one-way trip. Region ally, the Clipper card provides fare reductions on all Bay area transit services for seniors. Additionally, the City of Santa Rosa and the Oakmont Village Association have funded a deviated fixed-route that serves the Oakmont community with a free shuttle within the community and one shopping related trip per weekday.

These programs are an important resource for Sant a Rosa’s growing senior population, but they are primarily oriented around transportation, health care, and recreati onal needs rather than housing. The aging population is expected to fuel additional de mand for senior housing in the future, along with programs to assist Santa Rosa residents who wish to age in place. The city worked with a number of foundations and organizations to successfully secure financing for the Rehabilitation of the Scottish Rite Event Center into 26 units of new permanent affordable rental housing for very low- and extremely low- JANUARY 2023

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3 Housing Needs Assessment
income seniors who lost their homes during the Tubbs Fire in 2017. Construction is expected to be completed in June 2022.

Farmworkers
Sonoma County is an agricultural county, with a need for housing for agricultural workers. According to the Sonoma County Agricultural Commissioner, the county’s value of agricultural production was more than $680 million in 2021. The top five crops, by valu e, include wine grapes, milk, livestock and poultry, cattle and calves, and nursery or namentals. While the majority of farmworker employment is in unincorporated Sonoma County, some workers in agricultural jobs will seek housing in Santa Rosa.

According to the 2017 Census conducted by the United States Department of Agriculture, there were 14,379 total farmworkers across farm operations in Sonoma County. Of these, a total of 6,715 were permanent, year-round employees, while a total of 7,664 were seasonal workers, working fewer than 150 days per year. Table 3-22 presents this data, separated by farm type. The total number of farmworkers declined in Sonoma County from 2002 to 2007, with the Department of Agriculture reporting 15,476 workers in 2002 and 13,799 in 2007, but increased to 14,379 workers in 2017.

Table 3-22 FARM OPERATIONS IN SONOMA COUNTY, 2017

Farmworkers
Farms and Agricultural
Operations that hire
employees
Farm operations with fewer than 10 employees
Permanent 2,345 823
Seasonal1 2,688 977
Total 5,033 1,800
Farm operations with 10 or more employees
Permanent 4,370 142
Seasonal1 4,976 251
Total 9,376 393
Total Permanent 6,715 965
Total Seasonal 7,664 1,228
Total All (Seasonal and Permanent) 14,379 2,193
Source: United States Department of Agriculture (USDA) Agricultural Census, 2017 Note: Some operations hire both permanent and seasonal labor. Total number of operations that hire labor are 1,713. 1USDA defines seasonal farmworkers as farmworkers hired for 150 days or less.

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The agricultural census does not provide estimates of farmworkers living or seeking housing in Santa Rosa. There is not a definitive source to determ ine how many of Sonoma County's farmworkers live or seek housing in Santa Rosa. The Longitudinal Employer-Household Dynamics, Workplace Area Characteristics indicates that 331 Santa Rosa reside nts were employed in the Agriculture and Natural resources industries as of 2018. The Longitudin al Employer-Household Dynamics Workplace Area Statistics do not indicate whether employees in this industry are seasonal or year-round residents.

According to estimates from the California Department of Education, Santa Rosa had 499 students from migrant families enrolled in schools within Santa Rosa or schools that feed into Santa Rosa schools as of the 2019-2020 school year. The count includes stud ents enrolled in preschool through 12th grade.

Migrant children are defined as th ose who have moved in the preceding three years to accompany a family member or guardian obtaining temporary or seasonal employment in agricultural, fishing, or logging (except lumber mills) work. The Migrant Education program throug h the United States Department of Education addresses the special needs of migrant child ren whose learning is impacted by frequent mobility, poverty, and limited English skills.

Because migrant families may have one child, multiple children, or no children, this data cannot be used to determine the number of farmworker households in Santa Rosa; however, this data, along with the estimates from the Agricultural Census and ACS confirm the need for farmworker housing and resources in Santa Rosa. Specifically, this data confirms the need for affordable family housing.

Many farmworkers do not have access to decent, safe, and affordable housing. Many may live in overcrowded or substandard units or may be home less. Farmworkers seeking housing in Santa Rosa need housing that is affordable to lower-income households, such as a subsidized apartment or single- family unit.

Seasonal and year-round opportunities are needed for farmworkers in the Santa Rosa area. Most farmworkers seek and find housing si tuations that are not specifically for farmworkers. In Santa Rosa, permanent rental housing is the most likely housin g option for farmworkers. Locations identified for multifamily residential would provide sites for this group.

Housing specifically for farmworkers is allowed in Santa Rosa, consistent with a site’s General Plan land use designation and policy direction. Additionally, a ll residential zoning distri cts in Santa Rosa allow boardinghouses as a permitted us e. Boardinghouses are a housin g alternative that could offer reasonably priced lodging for farmworkers.

To further facilitate the provision of housing for farm workers, the City will cont inue to coordinate with Sonoma County to identify opportunities and i ssues, provide support and funding to nonprofit organizations for existing programs, and support th e development of rental housing for seasonal and permanent farmworkers (Program H-23).

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Extremely Low-Income Households
Extremely low-income (ELI) households are those with a n i n c o m e o f 3 0 pe r c e nt o r l e s s o f t h e A M I , adjusted for family size. In 2021, a fa mily of four making $34,900 or less would be classified as ELI. This income equates to a wage of about $16.78 per hour for a single wage-earner. An ELI family of four described previously could afford a monthly housing cost of approximately $873 a month. This ELI family would have to spend 81 percent of their monthly income to afford the lowest advertised rent for a three- bedroom apartment ($2,182 per month).

According to HUD’s 2013-2017 CHAS data, approximately 7,145 households (approximately 10.7 percent of the City’s total households) were ELI households . Most ELI households (7.9 percent of the City’s households) rent their homes. Regardless of tenure, 80 percent of ELI households experience additional housing problems, such as overpayment, overcrowding, and/or severe structural dilapidation. About 78 percent of ELI households paid more than 30 percent of their incomes for housing, including 69 percent who paid more than 50 percent of their incomes on housing. ELI households may also have mental or other disabilities and special needs, making it even harder to secure housing.

Nearly all ELI households are expected to need aid, including housing cost subsidies and social services.

In addition to the challenge of finding affordable housing, ELI households may also have mental or other disabilities and special needs, making it even harder to secure housing.

Table 3-23 illustrates these households by tenure. The majority, approximately 73 percent of ELI households, were renters. ELI renter households represented approximately 7.9 percent of the total household population, and ELI homeowner households made up approximately 2.8 percent of all Santa Rosa households. Many minimum-wage workers would also be considered ELI households. As shown in Table 3-23 , many ELI households pay a large percentage of their income toward housing costs.

Approximately 6.3 percent of ELI renter-occupied ho useholds overpaid for housing (paying more than 30 percent of their total income toward housing costs) and approximately 5.7 percent of renters severely overpaid (paying more than 50 percent of their total income toward housing costs).

The City’s Housing Element includes Program H-25, a specific program to a ddress the needs of ELI households. The program includes expanding regula tory incentives for the development of units affordable ELI households, providing financial support on an annual basis to organizations that provide services, such as legal aid and encouraging the provision of housing for young adults (particularly former foster youth and single mothers) through streamlin ed processing and funding assistance. Other programs included in the Housing Element to serve ELI households include mobile home park preservation and rent control (Programs H-13 and H-14), preservation and expansion of Housing Choice Vouchers (Program H-36), and preservation of at-risk publicly assisted housing units (Program H-15).

The City has made significant efforts in addressing the need for housing for residents with extremely low incomes in supported new developments, having he lped subsidize the develo pment of approximately 346 units from 2013 to 2021. Program H-25 also commits the City to continuing to support and fund the development of units affordable to ELI households. In addition, the City currently permits a variety of housing types and includes Program H-6 to continue encouraging innovative housing types to provide

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3 Housing Needs Assessment
housing stability and reduce displace ment risk for ELI households. The City will continue to encourage single-room occupancy housing and other special housing arrangements (Program H-25) and fund and support emergency shelter and homeless support services (Program H-24).

Table 3-23 EXTREMELY LOW-INCOME HOUSEHOLDS, 2018
Total Household Characteristics Number Percentage of
Total Households
Total occupied units (households) 66,630 100%
Total Renter households 30,925 46.4%
Total Owner Households 35,705 53.6%
Total Extremely low-income households – renters 5,270 7.9% Total Extremely low-income households – owners 1,875 2.8% Extremely low-income Renter households overpaying 4,225 6.3% Extremely low-income Owner households overpaying 1,375 2.1% Extremely low-income Renter households severely overpaying 3,775 5.7% Extremely low-income Owner households severely overpaying 1,170 1.8% Source: 2014-2018 CHAS Data Sets
People Experiencing Homelessness
The very nature of homelessness makes it difficult to count persons with no permanent shelter. The Sonoma County Continuum of Care oversees th e county’s assessment of homeless persons and conducts point-in-time homeless counts as required by HUD. The 2020 point-in-time count, conducted on February 28, 2020, between the hours of 5:00 a.m. and 10:00 p.m., found 2,745 homeless persons countywide, 62 percent of whom were unsheltered. Of the total unsheltered persons, 719 (49.2 percent) counted were in the Santa Rosa area, and 742 were sheltered (50.8 percent). (Figure 3-10 provides detail about the homeless population in Santa Rosa.

Figure 3-10 SANTA ROSA HOMELESS POPULATION

Source: 2020 Sonoma County Point-in-Time Census

49.2%

50.8%

62.0%

38.0%

0.0%

20.0%

40.0%

60.0%

80.0%
Unsheltered Sheltered
Santa Rosa Sonoma County
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3 Housing Needs Assessment
Countywide, 22 percent of those surveyed reported that loss of job was a primary cause of homelessness, followed by alcohol or drug use (1 6 percent). Based on individuals’ and families’ circumstances, some need emergency or short-term assistance, some require transitional housing in a sober living environment, some need permanent, supportive housing, and others need a very low-income dwelling unit.

Homeless persons most frequently cited inability to afford rent as an obstacle to se curing permanent housing (70 percent). Additional obstacles included a lack of income or job (50 percent), no money for moving costs (31 percent), and lack of housing availability (20 percen t). The top causes of becoming homeless noted during the 2020 survey were a lost job (22 percent), argument with family or friend who asked the person to leave (15 percent), alcohol or drug use (16 percent), and fire (10 percent).

As shown in Table 3-24, there were over 500 year-round beds in emergency shelters in Santa Rosa as of January 2020. The point-in-time count, by its nature, does not include information regarding seasonal fluctuations in the number of homeless persons in Santa Rosa. No seasonal counts or estimates are known to exist. Information from homeless service providers suggests there is some variation during winter when the weather turns cold and wet or when there is a severe weather event, such as flooding.

Homeless persons who live outside or camp will ofte n seek emergency shelter during the rainy season.

In response to the COVID-19 outbreak, in December 2020, the Samuel Jones Hall Homeless Shelter (SJH) completed an emergency shelter ex pansion to restore bed capacity lost due to social distancing measures. The expansion resulted in a shelter annex installation of 8,000 square feet placed on a parking lot adjacent to the current shelter building and provides shelter for an additional 60 individuals. The local focus has traditionally been on de veloping year-round shelter to be tter provide an opportunity for homeless persons to connect with service providers who can assist in the goal of ending long-term homelessness.

Approximately 442 beds are available in transitional and supportive housing settings.

Table 3-24 HOMELESS FACILITIES IN SANTA ROSA
Name Operator Location Capacity
Emergency Shelters
Family Support Center Catholic Charities 465 A Street 138* Redwood Gospel – Men's Shelter Redwood Gospel Mission 101 Sixth Street 50 Redwood Gospel – Women and
Children Redwood Gospel Mission 1048 Wild Rose 34
Sloane House (women) Community Action
Partnership 3438 Chanate Road 22
Dr. Coffee Teen Shelter Social Advocates for Youth 1243 Ripley Street 6 Opportunity House Community Support
Network 634 Pressley Street 13
Homeless Services Center Catholic Charities 600 Morgan Street 5

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3 Housing Needs Assessment
Name Operator Location Capacity
Samuel Jones Hall Catholic Char ities 4020 Finley Avenue 213* Women's Recovery Services – – 32
YWCA Domestic Violence Safe House YWCA – 54
Subtotal 504
Transitional Housing Facilities
Grosman Apartments Burbank Housing 1289 Martha Way
Santa Rosa, CA 95407 13
Athena House California Human
Development 1539 Humboldt Street 15
Kids First Family Shelter Cots Family Shelter 1500 Petaluma Boulevard South 35
Hearn House Veterans Housing
Development Corporation
444 Tenth Street,
Suite 102 17
Sanctuary Villas Community Support
Network – 9
DeMeo House Catholic Charities 310 Ridgway 10
Story Point Commons Community Support
Network – 16
Dutton House Community Support
Network
1552 N. Dutton
Avenue 10
Elsa House InterFaith Shelter Network – 10
Giffen House Community Action
Partnership
1300 North Dutton
Avenue 28
Housing Options Catholic Charities – 18
Manna Home Redwood Gospel Mission 2032 Dennis Lane 16
New Life Program Redwood Gospel Mission – –
Nightingale at Brookwood Health
Center Catholic Charities 983 Sonoma Avenue
Santa Rosa, CA 95402 13
Perinatal Housing Program Catholic Charities 465 A Street 8 Tamayo Village Social Advocates for Youth 1700 Yulupa Avenue 20 E Street Community Support
Network 201 South E Street 7
Turning Point Drug Abuse Alternatives
Center – 3
Homeless Services Center Catholic Charities 600 Morgan Street 10 Soroptimist House InterFaith Shelter Network – 8
R House (7 sites) R House – 53
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3 Housing Needs Assessment
Name Operator Location Capacity
Redwood Gospel Mission – Men Redwood Gospel Mission 101 Sixth Street 30 Bridges Community Support
Network – 10
SR Transitional Housing Salvation Army 93 Stony Circle 15 Vietnam Veterans T-House – 520 Franquette
Avenue 9
Rainbow House Catholic Charities 1209 and 1219
Jefferson Street 27
Women’s Recovery Services – – 32
Subtotal 412
Total 916
Source: City of Santa Rosa Department of Economic Development and Housing 2013 and 2021 * Offers additional beds during the winter season were provided prior to the COVID-19 pandemic.

Note: Addresses are not provided for some facilities to protect the privacy of clients/residents.

Homeless outreach activities are provided by Catholic Charities, the InterFaith Shelter Network, Redwood Gospel Mission, Social Advocates for Youth, Co mmunity Action Partnership of Sonoma County, Community Support Network, and other service-providing agencies.

As a result of the COVID-19 pandemic, COVID-19 Emergency Solutions Gants (ESG-CV) funds for Rapid and Rehousing (RHH) and Emergency Shelter (ES) pr ojects became the response to homelessness in Sonoma County. The ESG-CV funds are available fo r the prevention, preparedness, and response to COVID-19 for individuals and fam ilies that are homeless or receiv ing homeless assistance. Per the emergency Solutions Grants program (42 United States Code [U.S.C.] 11371), the funds can also be used to supplement additional homeless assistance and homeless prevention efforts to relieve the impacts of COVID-19 for special-needs populations. The Ci ty-owned Samuel L. Jo nes Hall Homeless Shelter received ESG-CV funding to support operations during the pandemic.

In addition, as of 2021, Social Advocates for Youth have provided shelter to 109 youth (ages 18 to 24) and have helped another 109 people secure permanent housing. The organization was recently granted a $200,000 federal grant to continue serving their Dr. Coffee House project, a teen shelter that is open 24 hours a day and 364 days a year, providing shor t-term shelter, food, counseling and referrals for youth and their families.

In 2015, the Community Homeless Assistance Program (CHAP) was created to provide guidance to the City’s faith-based and advocacy partners operating safe parking and nomadic shelter programs and to provide guidance for additional services such as storage of personal belongings, safe camping, and sanitary facilities. To date, the City has committed $30,000 in grant funding to two faith-based partners that provide up to 20 safe parking spaces at their properties. CHAP is intended to supplement the City’s existing efforts to address homelessness through cross sector collaborations. CHAP provides guidance and grant fund for eligible property types and services; however, program operations are the

CITY OF SANTA ROSA

3 Housing Needs Assessment
responsibility of the property owner, which is likely the biggest barrier. Property owners have expressed concerns related to capacity, safety, and liability to operate safe parking, for example, without the oversight of an experienced homeless services provider.

The City will continue to provide funding and support to groups providing shel ter and services to the homeless and explore new models for providing temporary housing solutions (Program H-24).

At-Risk Housing
As required by California Government Code Section 65583, the Housing Element must analyze the extent to which below-market rate units are at risk of co nverting to market-rate housing. If there are at-risk units, the element should include pr ograms to encourage preservation of these units or to replace any that are converted to market rate. The units to be considered are any units that were constructed using federal assistance programs, state or local mortgage revenue bonds, redevelopment tax increments, in- lieu fees or an inclusionary housing ordinance, or density bonuses. Housing is considered to be “at risk” if it is eligible to be converted to non-low-income housing due to: (1) the termination of a rental subsidy contract, (2) mortgage prep ayment, or (3) the expiration of affo rdability restrictions. The time period applicable in making this determination is the 10-year period following the last mandated update of the Housing Element, which in the case of Santa Rosa, is 2023 to 2031.

According to California Housing Partnership Corporation (CHPC), as of December 2021, there were 4,486 assisted units in the City of Santa Rosa. Of those units, 384 units in 7 projects are at risk of converting to market rate in the next 10 years, by 2031. These projects are denoted in bold in Table 3-25.

Table 3-25 ASSISTED UNITS (RISK OF CONVERSION NOTED IN BOLD) Name Address Total
Units
Affordable
Units Funding Affordability
Expiration
3575 Mendocino Avenue 3575 Mendocino Ave
Santa Rosa, CA 95403 94 93 LIHTC 2074
Acacia Lane Senior
Apartments 657 Acacia Lane 44 37 LIHTC; HUD 2066
Acme Family Apartments 1885 & 1905
Sebastopol Road 77 76 LIHTC 2074
Amorosa Village I 2740 Dutton Meadow 97 96 LIHTC 2065
Amorosa Village II 2740 Dutton Meadows 52 52 LIHTC 2065 Arroyo Point Apartments 1090 Jenni ngs Avenue 70 69 LIHTC; HCD 2062 Benton Veterans Village 1055 Benton Street 7 6 HCD 2069 Bethlehem Tower 801 Tupper Street 159 158 LIHTC; HUD 2067 Boyd Street Family
Apartments 811 Boyd Street 46 45 LIHTC 2074
Caritas Homes Phase 1
Southeast corner of
7th Street and Morgan
Street
64 63 LIHTC 2074
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Name Address Total
Units
Affordable
Units Funding Affordability
Expiration
Carrillo Place DDS 3257 and 3273
Moorland Avenue 68 68 HCD 2059
Chelsea Gardens
Apartments 1220 McMinn Avenue 120 118 LIHTC; HUD;
CalHFA 2053
Colgan Meadows 2701 Creek Park Lane 84 83 LIHTC; HCD 2064 Crossings on Aston 706 Aston Ave 27 26 LIHTC 2071
Crossroads 1990 Burbank Avenue 79 78 LIHTC 2070
Cypress Ridge 2239 Meda Ave. 122 120 LIHTC 2059
Del Nido Apartments 850 Russell Avenue 206 205 LIHTC; HUD 2052 Downtown Apartments 435 Beav er Street 34 34 LIHTC 2050 Dutton Flats 206 West 3rd Street 41 40 LIHTC 2073
Gray's Meadow 2352 Meadow Way 52 51 LIHTC; HCD 2068
Grosman Apartments 1289 Mart ha Way 13 13 LIHTC 2047
Hendley Circle
Apartments 1415 Hendley Circle 27 27 LIHTC; HCD 2047
Henry House 1822 MANOR DR 4 4 HUD 2038
Humboldt Apartments 499 Humboldt 52 51 LIHTC 2066
Jay's Place 2805 Park Meadow
Drive 41 32 LIHTC 2056
Kawana Springs
Apartments
450-500 Kawana
Springs Road 151 134 LIHTC 2074
McBride Apartments 2350 McBride Lane 80 78 LIHTC 2054
McMinn Avenue MHSA 1228 McMinn Avenue 8 8 CalHFA 2031
Monte Vista 1080 Jennings Ave. 107 105 LIHTC; HUD;
HCD 2061
Northpoint II Village
Apartments 2151 Stony Point Road 40 32 LIHTC 2053
Northpoint Village
Apartments 2145 Stony Point Road 70 69 LIHTC 2054
Olive Grove 1945 Zinfandel Avenue 128 126 LIHTC; HCD 2062 Panas Place Apartments 2496 Old Stony Point
Road 66 65 LIHTC, HUD,
CalHFA 2060
Papago Court / Apple
Valley Apartments (Site A) 2820 Papago Court 48 47 LIHTC 2053 Paulin Creek Apartments
(Site A)
2459 West Steele
Avenue 48 44 LIHTC 2054
Quail Run Apartments 1018 Bellevue Ave 200 199 LIHTC; HUD 2054 Rowan Court 2051 W. Steele Lane 62 61 LIHTC 2063

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3 Housing Needs Assessment
Name Address Total
Units
Affordable
Units Funding Affordability
Expiration
Santa Rosa Avenue
Apartments
2905 Santa Rosa
Avenue 154 137 LIHTC 2074
Santa Rosa Garden 4601 Montgomery
Drive 111 109 LIHTC; HUD 2055
Silvercrest Residence-
Santa Rosa 1050 Third ST 186 144 HUD 2034
Sonoma Creekside
Apartments (Site A) 2 Boas Dr. 43 42 LIHTC; HUD 2067
Stony Oaks Apartments 2542 Old Stony Point
Rd 142 140 LIHTC 2074
Stony Point Flats 2268 Stony Point Road 50 49 LIHTC 2074 Tamayo House (Yulupa
Supportive Housing for
Young Adults)
1700 Yulupa Avenue 22 20 HCD 2061
Terracina at Santa Rosa 471 West College
Avenue 99 98 LIHTC 2062
The Crossings at Santa
Rosa 820 Jennings Avenue 49 48 LIHTC; HCD 2065
The Redwood Apartments 3422 Santa Rosa
Avenue 96 95 LIHTC 2074
Tierra Springs Apartments
(Site A)
786 Kawana Springs
Road 66 64 LIHTC 2068
Timothy Commons 419 Timothy Road 32 31 LIHTC;
CalHFA; HCD 2061
Valley Oak Park I 2600 Northcoa st Street 100 48 HUD 2022* Valley Oak Park II 2600 Northcoa st Street 131 71 HUD 2022* Vigil Light Apartments 1945 Long Dr 49 48 HUD 2025
Vintage Park Sr
Apartments 147 Colgan Avenue 120 119 LIHTC 2053
Vintage Zinfandel Senior
Apartments 2037 Zinfandel Avenue 129 128 LIHTC 2057
Vista Sonoma Senior
Living Apartments 1401 Townview Avenue 189 187 LIHTC 2070 Walnut Grove Apartments 450 Stony Point Road 104 104 HUD 2023 West Avenue 1400 West Avenue 40 40 HCD; CalHFA 2030
West Oaks Apartments 2578 West Oak Circle 52 52 LIHTC; HUD; CalHFA 2054
Windham Village 1101 Prospect Ave 50 49 LIHTC; HUD 2065 Woodcreek Village 101 Boas DR 50 50 HUD 2034
Total Units 4,752 4,486
Total units at risk of
converting 319
Sources: California Housing Partnership, Preservation Database 2021. *Annual contracts between HUD and the property.

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Preservation Resources
The types of resources needed for preserving at-risk units fall into three categories: (1) financial resources available to purchase existing units or develop repl acement units; (2) entities with the intent and ability to purchase and/or manage at-risk units; and (3 ) programs to provide replacement funding for potentially lost Housing Choice Voucher Program reduction in subsidies, otherwise known as the Section 8 program.

A variety of federal and state programs are available for potential acquisition, subsidy, or replacement of at-risk units. Due to both the high costs of developing and preserving housing and limitations on the amounts and uses of funds, a variety of funding so urces would be required. Several sources of funding are available to Sonoma County for preservation of assisted, multifamily rental housing units to assist with purchasing units or providing rental subsid y, including Community Development Block Grant (CDBG) or HOME funds. For older buildings with expiring affordability, funding for substantial rehabilitation may also give the city an opportunity to reinstate affordabilit y requirements. HUD may provide Section 8 Tenant Protection Vouchers to subsidize rents for tenants in properties at risk of loss because of expiration due to loss of affordability associated with mortgage pre-payment.

When affordable housing units have the potential to convert to market rate, due typically to the expiration of an affordable housing agreement or expi ration of funding, there is a risk that tenants in those affordable units will be displaced. Certain companies and organizations can be certified as eligible to purchase buildings where a federally assisted mortgage is due to be prepaid.

Qualified Entities
The following qualified entities are identified by HCD as potential purchasers of at-risk units in Sonoma County:
» Burbank Housing Development Corp.
» Affordable Housing Foundation
» Pacific Community Services, Inc.
» Divine Senior Apartments
» Sonoma County Community Development Commission
» SWJ Housing
» Volunteers of America National Services
» L + M Fund Management LLC

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Strategies for Preserving Affordable Housing
Acquisition - For units at risk of conversion, qualified non-profit entities must be offered the opportunity to purchase buildings to maintain affordability.

The factors that must be used to determine the cost of preserving low-income housing include property acquisition, rehabilitation, and financing. Actual ac quisition costs depend on se veral variables, such as condition, size, location, existing financing, and availability of financing (governmental and market).

Looking at multifamily buildings throughout the City of Santa Rosa, prices ranged from $385,000 per unit for a 100-unit building in Santa Rosa to $305,556 per unit for a 9-unit multifamily unit. Additionally, if the property needs significant rehabilitation, or financing is difficult to obtain, it is important to consider these factors in the cost analysis.

Preservation - Housing affordability can also be preserved by seeking alternative means of subsidizing rents, such as the Tenant Protection Vouchers which is a subset of the HCV program described previously. Under HCVs, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the fair-market rent on the unit. Based on HUD’s 2022 fair-market rents, the total cost to subsidize renta l costs for a very low-income four-person household for 20 years would be $140,400 for a two-bedroom home and $335,520 for a three-bedroom home.

Replacement with New Construction – Another alternative to preserve the overall number of affordable housing units in the county is to construct new units to replace other affordable housing stock that has been converted to market-rate hous ing. Multifamily replacement prop erty would be constructed with the same number of units, with the same number of bedrooms and amenities as the one removed from the affordable housing stock.

The cost of new affordable housing can vary greatly depending on factors such as location, density, unit sizes, construction materials, type of construction (fair/good), an d on- and off-site improvements.

Looking at a sample project with 93 assisted units and one manager’s unit, the cost for land acquisition is approximately $24,314 per unit, or $2,261,270 total. Costs for multif amily construction are approximately $156 per square foot. This is based on costs calculated for a four -story building in Sonoma County with 40 units and an average unit size of 800 square feet each. The total construction costs for the building are $5,005,762, based on the total cost of building this developmen t, it can be estimated that the per-unit cost to replace low-income housin g would be $120,400 per unit. These construction costs include labor, materials, and equipment but do not include costs of buying land or off-street parking.1

1 2022 National Building Cost Manual and 2022 945-33,91,90,34,89,85,93,71,35,12,92, and 956- 87,20,18,94,90,25,96 zip code modifiers Craftsman Book Company.

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Cost of Preservation Versus Replacement
The cost to the cities within Sonoma County of pr eserving units that are projected to expire between 2021 and 2031 is estimated to be less in most case s than replacing the units through new construction.

Replacing the units with rehabilitated units may be cost-effective in some instances. Actual costs involved in each option will depend on the rental and real es tate market situations at the time the affordability restrictions on these projects expire.

Extending low-income use restrictions to preserve the units as affordable may require financial incentives to the project owners. Other scenarios for preservati on would involve purchase of the affordable units by a nonprofit or public agency, or local subsidies to offset the difference between affordable and market rents. Scenarios for preservation depend on the type of project at risk.

Funding Sources for Preservation
The types of resources needed for preserving at-risk units fall into three catego ries: financial resources available to purchase existing units or develop repla cement units; entities with the intent and ability to purchase and/or manage at-risk units; and programs to provide re placement funding for potential reductions in funding for Housing Choice Voucher Program rent subsidies (previously known as the Section 8 Program).

A variety of federal, state, and local programs a re available for potential acquisition, subsidy, or replacement of at-risk units. Due to both the high costs of developing and preserving housing and limitations on the amounts and uses of funds, multiple funding sources would be required. The following summarizes federal and state financial resources av ailable to the cities within Sonoma County for preservation of assisted, multifamily rental housing units.

Financial Resources
Federal Programs
Community Development Block Grant (CDBG). This program is intended to enhance and preserve the affordable housing stock. Eligible activities includ e acquisition, rehabilitation, economic development, and public services. CDBG grants benefit primarily persons/households with incomes not exceeding 80 percent of the county AMI. Santa Rosa is an entitlement city and received an annual allocation of funding of $1,498,757 in 2021/2022.

HOME Investment Partnership. HOME funding is a flexible grant program awarded on a formula basis for housing activities; it takes into account local ma rket conditions, inadequate housing, poverty, and housing production costs. HOME fund ing is provided to jurisdictions to either assist rental housing or homeownership through acquisition, construction, reconstru ction, and/or rehabilitation of affordable housing. Funding is also provided for possible pr operty acquisition, site improvements, and other expenses related to the provision of affordable hous ing and projects that serve a group identified as having special needs related to housing.

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Housing Choice Voucher (Section 8) Program. This program provides renta l assistance payments to owners of private market-rate units on behalf of very low-income tenants.

Section 811/202 Program. Nonprofit organizations and consumer c ooperatives are eligible to receive no-interest capital advances from HUD for the construction of very low-income rental housing for senior citizens and persons with disabilities. Project-based assistance is also provided in conjunction with this program. Section 811 can be us ed to develop group homes, in dependent living facilities, and intermediate care facilities. Eligib le activities include acquisition, rehabilitation, new construction, and rental assistance.

State Programs
California Housing Finance Agency Multifamily Housing Programs. This state program provides below- market-rate financing to builders and developers of multiple-family and elderly rental housing. Tax- exempt bonds provide below-market mortgage money. Eligible acti vities include new construction, rehabilitation, and acquisition of properties with 20 to 150 units.

Low-Income Housing Tax Credit. This state program provides tax credits to individuals and corporations that invest in low-income rental ho using. Tax credits are sold to corp orations and people with high tax liability, and proceeds are used to create housin g. Eligible activities include new construction, rehabilitation, and acquisition.

California Community Reinvestment Corporation. This private, nonprofit mortgage banking consortium provides long-term debt financing for affordable mult ifamily rental housing. Eligible activities include new construction, rehabilitation, and acquisition.

Local Programs
Overseen by the Santa Rosa Housing Authority, the Housing Trust (Trust) partners with many private- sector organizations to develop affordable housing projects. Typically restricted to very low- and low- income households, these projects are scattered throughout Santa Rosa. The Trust has sponsored over 4,000 units in Santa Rosa, represent ing over $155 million invested in affordable housing in Santa Rosa.

The Trust is also responsible for the mobile-home rent control program, homeownership programs and referrals, and providing funding for homeless shelte rs and programs. The City also has the HOME - Tenant Based Rental Assistance prog ram that provides eligible residents with a rental subsidy to help pay their rent for up to two years. Residents who are at or below 60% of the area median income are eligible to apply. The amount awarded in a HOME subsidy varies depending on income and family size.

Participants can expect to pay 30-40 percent of th eir monthly income toward rent of a unit - within reasonable limits. The remainder of the rent payment will be paid by HOME to the rental property. For homeownership opportunities, the Trust works with various developers to create new homebuyer units and conduct resales to income-eligible househ olds. Burbank Housing Development Corporation recently completed Lantana Village, a 48-unit development for low and moderate-income homebuyers.

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4. Fair Housing Assessment
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under state law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” AB 686 requires the City of Santa Rosa (City) and all jurisdictions in the state to complete three major requirements as part of the housing element update:

1. Conduct an AFH that includes a summary of fair housing issues; an analysis of available federal, state, and local data knowledge to identify patt erns of segregation or other barriers to fair housing; and prioritization of contributing factors to fair housing issues.

2. Prepare the Housing Element Land Inventory and identification of sites through the lens of AFFH.

3. Include a program in the Housing Element that affirmatively furthers fair housing and promotes housing opportunities throughout the community for protected classes and addresses contributing factors identified in the AFH (applies to housing elements beginning January 1, 2019).

Outreach
The city has used a variety of outreach methods to augment the standard public hearing process to reach stakeholders and members of all socioeco nomic segments of the city. Feedback obtained through stakeholder interviews, surveys, and co mmunity and local group workshops highlighted prominent fair housing issues Santa Rosa residents experience. These issues and needs have been incorporated into the analysis of fair housing issues in the city. In concert with the concurrent General Plan Update, the city held the following opport unities for community engagement on the Housing Element Update:
» Between May and July 2021, the city held Co mmunity Vision Workshops (10 total) for Santa Rosa community members and stakeholders. All workshops were held in English and Spanish. » On November 16, 2021, the city met for a virt ual joint Planning Commission and City Council study session on the Housing Element Update. Spanish translation was available for anyone who requested it.
» Between November 2021 and May 2022, the City contacted stakeholders that serve Santa Rosa residents in capacities related to housing and special-needs groups for one-on-one consultations. In total, nine stakeholder groups participated in the consultations with the city, inclusive of affordable housing developers, fair housing providers, and unhoused persons service providers.

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» On March 10, 2022, the city hosted a virtual Housing Workshop and five in-person workshops between March 16 and 26, 2022. During both the virtual and in-person meetings, participants provided feedback via a housing survey. All workshops were held in English and Spanish. » On April 25, 2022, a Study Session was held with the City’s Housing Authority to provide an overview of the Housing Element progress an d solicit feedback fr om Commissioners and members of the public.

Outcomes of outreach efforts with community members are summarized herein.

With respect to barriers to fair housing related to affordability, residents emphasized high housing costs and the need for a variety of affordable housing types other than single-family residences, and supported denser housing, “missing middle” ho using, and housing for the homeless. Residents described increased housing costs following large-scale fires, and a need for affordable housing to be in proximity to transit and services, but also that affordable housing be well-distributed across the city.

Stakeholders reinforced during one-on-one consultations that housing costs have been prohibitive to increasing access to affordable housing in Santa Rosa. Affordable housing was identified as a particular need for large families (addressed in Program H-27), but also for single adults (Program H-25), seniors (Program H-26), and those living with disabilities (Program H-22). Feedback from stakeholders echoed this need, specially identifying a lack of perman ent supportive housing, which could provide an important source of housing stability for extr emely low-income households and households vulnerable to homelessness (Program H-25).

With respect to barriers to fair housing related to issues of exclusion an d/or discrimination, one resident described having experienced housing discrimination against voucher holders, large families, and lower-income households, and stated that poor transit access and connectivity “break[s] us down as a community.” Residents described residual impacts of historical and ongoing exclusionary housing practices, and a need for diverse community spaces to help foster belonging, emphasizing a need for queer; transgender; and Black, Indigenous, Tribes and Tribal Citizens, and people of color community spaces. In light of the recent fires, residents emphasized the need for more equitable access to parks, and housing that is planned and designed in cons ideration of fire safety, with a connection made between fire impacts, housing, and mental health.

Residents expressed a perception that Latinx communities and businesses are concentrated downtown, and that there should be diversity in business types, employment, and housing citywide.

Black residents described move-in costs as a barrier to housing for their community members, along with issues of financial literacy.

With respect to connectivity, mobility, and access to resources as obst acles to fair housing, residents expressed a desire for more public transit options an d described Route 101 as “dividing” the city. An excess of parking downtown was identified, which could be repurposed for housing, though other residents expressed concern that reduced parking could make workin g downtown more difficult. A general need for more transit options, in concert with denser housing, was identified for the downtown area. For disabled community member s, connectivity via transit with increased routes and sidewalk JANUARY 2023

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gaps being addressed was identified as a priority ( Program H-31). Residents also identified childcare as a pressing need for many community members and an obst acle to economic mobility ( Program H-31).

Feedback gathered through stakeholder consultati ons with consequences for fair housing access focused on the high costs of development in the city, including fees and the misuse of environmental laws to push back against the development of a service center downtown. Stakeholders described housing providers as less likely to accept new tenants with poor credit or eviction histories, and a need for case managers or housing counselors to assist these residents (Program H-30). Stakeholders also described landlords bypassing AB 1482 tenant pr otection laws to evict renters without formal oversight, and a need for housing providers to be monitored for misuse of “no fault” just cause evictions.

Relevant Factors
History of Development
The City of Santa Rosa sits on the homeland of the Pomo Native Americans. Europeans arrived in the mid-nineteenth century, displacing the Native American population either through direct violence or indirectly through the introduction of diseases lik e smallpox. Massacres of Native American people were common in the 1850s, and perpetrators were rarely, if ever, held accountable.2 Europeans established permanent settlements in the Santa Rosa area shortly after arrival in the region, and by 1850, a post office and general store had been constructed in today’s downtown Santa Rosa.

During this period, a gridded street pattern was laid out, which survives to this day as the layout of downtown Santa Rosa. Santa Rosa was incorporated as a city in 1867, growing steadily in population over the next few decades; by 1900, the city had aro und 10,000 residents, less than other population centers in the growing state, and the 1906 earthquake further slowed the city’s growth. Following the Second World War, the city saw rapid growth; a Na val Auxiliary Air Station in Southwest Santa Rosa supported population growth, with rapid growth between 1950 and 1970 of an average of 1,000 new residents per year. Based on U.S. Census data, between 1970 and 1991 , when the city’s first modern General Plan was adopted, population growth aver aged 3,000 new residents each year, tripling the pace of the two preceding decades.

Overt and discriminatory real estate practices ha ve existed in Santa Rosa from the time of its establishment through the mid-twentieth century with the passage of the Fair Housing Act in 1968. In the 1870s, just following the City’s incorporation in 1867, Black residents were barred from registering to vote by the Sonoma County Clerk. Consistent with many other Am erican cities, Santa Rosa saw practices during the twentieth century, which sought to limit and/or outright restrict the sale and rental of housing to non-White residents. The Great Mi gration of the 1940s brought many more Black

2 Montojo, Nicole, Eli Moore, and Nicole Mauri, 2019,“Roots, Race, & Place: A History of Racially Exclusionary Housing in the San Francisco Bay Area,” Othering & Belonging Institute, University of California, Berkeley, https://belonging.berkeley.edu/rootsraceplace.

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residents to Sonoma County and Santa Rosa, but th ese residents were faced with an exclusionary community that found myriad ways to create ba rriers to access, including housing and employment discrimination, residential segregation, and polic e violence. The pattern of white flight and the corresponding growth of residential suburban citi es in the Bay Area between the 1950s and 1990s resulted in concentrated areas of wealth and povert y in addition to racial/ethnic concentration. As a result of institutional racism and discriminatory real estate practi ces, the growth of Santa Rosa’s population primarily consisted of White residents. 3
As seen in Table 4-1, Santa Rosa’s nearly exclusively White demographic composition did not begin to shift substantially until the end of the twentieth century, reflecting the highly exclusionary conditions during this period. Diverse communities in Santa Rosa, though growing in size, continue to experience disparities in access to housing, economic opportunity, and environmental health.4 Table 4-1 COMPOSITION OF WHITE RESIDENTS OF SANTA ROSA POPULATION, 1950-2019 Year 1950 1960 1970 1980 1990 2000 2010 2019
Percentage
White 99.2% 98.9% 97.5% 93.4% 89.5% 77.6% 71.0% 66.8%
Source: US Census (1950, 1960, 1970, 1980, 1990, 2000, 2010); ACS 5-year Estimate (2015-2019) Santa Rosa’s first modern General Plan, Santa Rosa 2010, was adopted in 1991. The city’s population at that time was 113,000, and projected a population of 175,000 in 2010, slightly above the actual population in that year, which was 167,815. Sant a Rosa’s population did not exceed the projected population of 175,000 until 2020 when the population reached 178,127, an increase of 6.1 percent from 2010. Although this is the largest population in the city’s history, the period between 2010 and 2020 reflects the slowest population growth over a 10-year period in Santa Rosa’s history.

The 1991 General Plan further expanded the city’s boundaries. Growth at this time was characterized by “urban sprawl” along with infill development. Roseland, a neighborhood entirely enclosed within the boundaries of Santa Rosa, was annexed in 201 7, shortly after the Tubbs fire. Santa Rosa experienced severe loss due to the Tubbs Fire; the majority of homes in Coffey Park, and Fountaingrove were destroyed. Th ese fires caused significant di splacement for Sonoma County and Santa Rosa residents – over 100,000 people were evacuated, and as many as 7,000 residents may have left Santa Rosa in 2017. An estimated 5 perc ent of Santa Rosa’s housing stock was lost during this period. Housing lost to the Tubbs fire was in the city’s Eastern and Northwestern areas, including several of the highest-income, least diverse ar eas including the Fountaingrove and Hidden Valley areas, as well as several modera te- and lower-income, more diverse neighborhoods west of Route 101 in Northwestern Santa Rosa, closer to regional agricultural uses. The fires exacerbated existing

3 Sonoma State University Library, 1870, “No negroes need apply,” Sonoma State University Library Gaye LeBaron Digital Collection, https://library.sonoma.edu/about/gallery/digital-exhibits/lebaron/black-americans. 4 Chavez, Nashelly, 2019, “Sonoma County Latinos, a growing population, reflect on identity, heritage,” The Press Democrat. https://www.pressdemocrat.com/article/news/sonoma-county-latinos-a-growing-population- reflect-on-identity-heritage/
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housing pressures in the county, with particularly devastating consequences for farmworkers and low- income residents who did not have an ability to recover from the lo ss as easily as higher-income residents.5
Route 101 runs north/south directly through the center of Santa Rosa, dividing the city into distinct east and west sides, which demons trate a pattern of low resource areas to the west of the highway and higher resource areas to the east of the high way. However, some lower-income households are in neighborhoods east of the 101, with Franklin Avenue separating these communities from the higher- income areas of the east side. Rincon Valley, an area on the east si de, is also home to lower-income households, though it is entirely surrounded by higher-income areas.

State Route 12 runs east-west, bisecting the city an d creating a similar bounda ry separating the city into north and south sides. In general, the areas south of State Route 12 are lower-resourced than on its north side. Housing closer to these main thorough fares tends to sit on smaller parcels in closer proximity to commercial and industrial uses, and these neighborhoods are more diverse than on the city’s Eastern and Northeastern sides, which is characterized by larger lots and areas with exclusively residential land uses.

Figure 4-1 shows general areas of Santa Rosa that will be referred to throughout the analysis:
» Downtown/Station Area, bounded by College Av enue to the north, State Route 12 to the south, Santa Rosa Avenue (south of Sonoma Avenue) and Brookwood Avenue (north of Sonoma Avenue) to the east, and Cleveland Avenue/Wilson Street to the west. » Northwestern Santa Rosa, bounded by the city limits to the north, State Route 12 to the south, Route 101/North Dutton Avenue to the east, and the city limits to the west. » Southwestern Santa Rosa, bounded by State Route 12 to the north, the city limits to the south, Route 101 to the east, and South Wright Road to the west. » Southern Santa Rosa, bounded by 4th Street (east of Brookwood Avenue) and Sonoma Avenue (west of Brookwood Avenue) to the north, the city limits to the south, Summerfield Road to the east, and Route 101 (south of State Route 12) and Santa Rosa Avenue/Brookwood Avenue (north of State Route 12) to the west.
» Northern Santa Rosa, bounded by the city limits to the north, College Avenue/4th Street to the south, Bush Creek Road to the east, and Route 101 to the west. » Eastern Santa Rosa, bounded to the north, south, and east by the city limits, and Summerfield Road (south of State Route 12) and Brush Creek Road (north of State Route 12) to the west.

5 Newberry, Laura, 2018, “One year after California’s most devastating wildfire, Santa Rosa is a patchwork of loss and renewal.” The Los Angeles Times, https://www.latimes.com/local/lanow/la-me-ln-santa-rosa-rebuild- 20181015-story.html.

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Santa Rosa sits in the Santa Rosa Plain, just to the south/southwest of several mountainous areas, which include notable features like Bennett Peak, Mount Hood, Sonoma, and Taylor Mountains. Large tracts of land to the west of the city are used for agricultural production, while the mountainous areas to the east are largely preserved as state parks, fo r residential uses or recreation, and as wineries.

Industrial and commercial uses tend to cluster closer to transportation infrastructure and the downtown core. While the topography of the area limits development to the east, urbanization continues toward the agricultural areas, and especially along Route 101 in between urban areas (south toward Rohnert Park and north toward Windsor an d Healdsburg). Residential areas closer to the mountains tend to have higher incomes and are predominantly White, while areas closer to the agricultural, industrial, commercial uses, and highways are more diverse.

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Figure 4-1 SANTA ROSA GENERAL AREA MAP

Source: City of Santa Rosa, 2022

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Zoning and Land Use Patterns
The Othering and Belonging Institute, a Universi ty of California (UC) Berk eley research center, published a report in 2020 analyzing the characteristics of communities in the Bay Area in relation to the degree of single-family zoning. The research identified that in Sonoma County and across the Bay Area regionally, cities with high levels of single-family zoning enjo y greater access to resources (this comparison is significant even wh en considering that the Bay Area region is generally wealthy and expensive). Predominance of single-family zoning aligned with higher median incomes, home values, proficient schools and other factors that are similarly associated with the highest-resource designation in the Tax Credit Allocation Committee (TCAC)/Department of Housing and Community Development (HCD) opportunity map. Single-family zoning predominates residential areas in the Bay Area. Only in the cities of Suisun and Benicia of the 101 Bay Area jurisdictions surveyed do es single-family zoning comprise less than 40 percent of the jurisdiction ’s land area; Suisun has 0.0 percent single-family zoning since it allows between 4 to 10 units an acre in its low-dens ity zoning district and Benicia has 11 percent single-family zoning. However, access to higher-quality resources was greatest in jurisdictions with at least 90 percent of the land area designated to single-family zoning.6,7 Santa Rosa is characterized by a predominance of single-family zoning; between 80 and 90 percent of Santa Rosa’s residential areas are zoned for single-family (see Figure 4-2). As described in research conducted by the UC Berkeley Othering and Belonging Institute, there is a correlation between single- family zoning and racial resident ial segregation. Cities with high levels of single-family zoning uniformly have greater access to resources, providing better outcomes for children raised in these neighborhoods, while also demonstrating patterns of social and racial exclusion. Studies indicate that the “greater the proportion of single-family zoning, the higher the observed level of racial residential segregation.” In Santa Rosa, the Othering and Belonging Institute identified that based on 2014-2018 American Community Survey (ACS) data, the rate of single-family zoning correlates with a “medium” score in the context of the Bay Area, where several jurisdictions see even higher rates of single-family zoning, between 90 and 100 percent. For jurisdictions with rates between 80 and 90 percent, such as Santa Rosa, median incomes are approximately $70,000, and median house values are approximately $490,000. Healdsburg produced a similar correlation, while Calistoga’s rate of single-family zoning exceeded 90 percent, associating it with jurisdictions where median income exceeds $200,000, median house values are nearly $1.5 m illion, populations are typically employed and highly educated.

Conversely, the cities of Sebastopol, Rohnert Park, Cotati, Sonoma, and Petaluma feature lower rates of single-family zoning compared to Santa Rosa (up to 80 percent) and correlate with lower median incomes and lesser median house values. While single-family zoning can create highly desirable places to live, higher entry costs associated with this housing type can pose a barrier to access for low- and moderate-income households, restri cting access to economic, educat ional, and other opportunities

6 Menendian, Stephen, Samir Gambhir, Karina French and Arthur Gailes. “Single-Family Zoning in the San Francisco Bay Area.” Othering & Belonging Institute, University of California, Berkeley. October 2020. https://belonging.berkeley.edu/single-family-zoning-san-francisco-bay-area 7 City of Suisun City. Zoning Ordinance, Title 18. 2017. https://www.suisun.com/wp- content/files/Zoning_Final.pdf
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present in higher-resource communities. Single-family housing, when rented out, is typically more costly than higher-density multi-unit housing, and often poses more maintenance issues.8 Figure 4-2 SINGLE-FAMILY ZONING AND COMMUNITY RESOURCES

Source: Othering & Belonging Institute, UC Berkeley (2019); ACS 5-year Estimates (2014-2018)

8 Menendian, Stephen, Samir Gambhir, Karina French and Arthur Gailes. “Single-Family Zoning in the San Francisco Bay Area.” Othering & Belonging Institute, University of California, Berkeley. October 2020. https://belonging.berkeley.edu/single-family-zoning-san-francisco-bay-area

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Assessment of Fair Housing
California Government Code Section 65583 (10)(A)(ii) requires the City of Santa Rosa to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including di splacement risk. Since 2017, TCAC and HCD have developed annual maps of access to resources such as high-paying job o pportunities, proficient schools, safe and clean neighborhoods, and ot her healthy economic, social, and environmental indicators to provide evidence-based resea rch for policy recommendations. The TCAC/HCD Opportunity Maps use a regional index score to determine categorization as high, moderate, and low resource. This effort has been dubbed “opportunity mapping” and is available to all jurisdictions to assess access to opportunities within their community.

The TCAC/HCD Opportunity Maps can help to identify areas within the community that provide good access to opportunity for residents or, conversely, provide low access to opportunity. The information from the opportunity mapping can help to high light the need for housing element policies and programs that would help to remediate condit ions in low-resource areas and areas of high segregation and poverty and to encourage better access to affordable housing in high-resource areas for lower-income households and communities of co lor. TCAC/HCD categorized census tracts into high, moderate, or low resource areas based on a composite score of econ omic, educational, and environmental factors that can perpetuate poverty and segregation, such as school proficiency, median income, and median housing prices. “High resource areas,” as described throughout this assessment and its associated programs, are those that have one or more of the following conditions:
a concentration of employment opportunities, strong public transit or pedestrian infrastructure, access to high-performing educational facilities, positive environmental conditions, generally good housing conditions, or low rates of overpayment and overcrowding compared to other areas of the city.

Santa Rosa falls within the Bay Area TCAC region, which includes all Bay Area counties. Within the Bay Area TCAC Region, 40 percent of census tracts are either highest or high resource and the remaining 60 percent of census tracts are evenly divided into moderate and low resource. Cities within Alameda, Contra Costa, Marin, San Mateo, and Solano Counties primarily designated “highest resource” include Orinda, Piedmont, Hillsborough, Mill Valley, and Lafayette; cities largely designated as “high resource” include Pleasanton, Clayton, and Berkeley; cities largely designated as “moderate resource” include Union City, Daly City, Brentwood, and Hercules. Ci ties in the previously mentioned counties with significant areas designated as “low resource” include Richmond, Hayward, Vallejo, and Pittsburg.

Areas identified as having “hig h segregation and poverty” are census tracts that have an overrepresentation of people of color compared to their county as a whole, and at least 30 percent of the population in these areas is below the federal poverty line ($41,100 annually for a family of four in 2021). There are no areas identified as high segregation and poverty within Santa Rosa or Sonoma County; the closest tracts identified within the wider region are found in Alameda, Contra Costa, Lake, Solano, and Marin Counties, in the cities of Clearlake, Vallejo, San Rafael, San Francisco, Oakland, and Martinez.

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The distribution of resource cate gorization within Santa Rosa ( Figure 4-3) reflects public outreach feedback from residents and stakeholders regarding the character of the city, with the eastern side of the city perceived to be more affluent and less a ffordable relative to the western side. Commercial and industrial uses and small-lot housing are found in greater concentrations closer to Route 101 and State Route 12, with the greatest concentration fo und closer to their intersection in and around Downtown/Station Area of Santa Rosa. Route 101 broadly separates the primarily moderate- and high- resourced east side neighborhoods of Northern , Southern, and Eastern Santa Rosa, from lower- resourced west side neighb orhoods of Northwestern and Southwestern Santa Rosa.

Downtown/Station Area Santa Rosa is along both th e east and west sides of Route 101 just north of State Route 12, in a transitional area between the east and west sides of the city. The lower-resourced sections of the city west of Route 101 contain a mi x of smaller-lot, single-family residences and some multifamily housing. These neighborhoods tend to be more diverse and have relatively lower median household incomes as compared to the east side. The sections of the city east of Route 101 are mostly identified as moderate resource but include three tracts categorize d as high resource, one of which also includes areas outside of the city limit. The east side of the ci ty tends to have less diverse land use types, with the majority of these areas consisti ng of single-family residences. The city’s highest- performing schools are found on the east side, ho mes generally sit on larger lots and at higher elevations, and neighborhoods tend to have denser foliage than those found west of Route 101.

Several wineries and other recreational land uses lie just beyond the city’s eastern boundaries, adjacent to the city’s high- and moderate-resource hillsid e residential neighborhoods. The southernmost sections of Southern Santa Rosa, which lie on both the eastern and western sides of Route 101 south of State Route 12, are primarily commercial and industrial, and include some mobile home parks and small-lot housing. Similarly, the northernmost area of the city along Route 101 contains a concentration of commercial uses on both sides of the highway.

As detailed in the following subsections, pattern s of integration and segregation in Santa Rosa generally align with the patterns in the TCAC/HCD Composite map. Based on ACS 5-year estimates for 2019, 54.6 percent of Santa Ro sa’s population identifies as White, non-Hispanic, making up the largest demographic group. 32.8 p ercent identify as Hispanic; wh en distinguished by Hispanic residents also identifying as Whit e, the City’s population consists of 12.2 percent White Hispanic residents, 16.9 percent Other Hispanic residents, and 2.72 percent Multiracial Hispanic residents. Asian residents make up 5.4 percent, and Black/African American residents make up 2.4 percent. All of the sections of the city that have a high share of Hi spanic residents are found in low resource census tracts. The limited access to opportunity within the se ctions of the city that are home to the Hispanic community demonstrates spatial segregation of lo w-income communities of color typical to many American cities. By providing opportunities both for access to high resources areas by supporting affordable housing production areas with predominantly single-family development ( Program H-18) and working to build community acceptance of a variety of housing types citywide ( Program H-28) and for focusing place-based revitalization in target neighborhoods ( Program H-31 ), the city will address current patterns of racial and income concentration.

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Sonoma County is well-known for its desirable clim ate and agricultural industry, with a regional emphasis on wine grapes and winemaking. This makes the county, and Santa Rosa in particular, both a regional job center and a destination for tourists , retirees, workers, and households of varying income levels. Regionally, Santa Rosa is part of a corridor of primarily moderate and low resource tracts in central Sonoma County along Route 10 1, which is the main thoroughfare connecting jurisdictions in West Sonoma County. Sonoma Co unty has a range of differently resourced areas.

Highest resource census tracts are to the southw est of the city along the Bodega Highway towards the coast, northeast of Windsor, in and around Forestville and Sebastopol, south of Petaluma, east of Cloverdale, and between Santa Rosa, Glen Ellen, an d the City of Sonoma. Low resource tracts near Santa Rosa are along the western side of Route 10 1, stretching between Rohnert Park and Windsor.

Additional low-resource tracts are found in sout heast and northwest Sonoma County. These tracts reflect regional patterns of resource distribution, with highest-resource areas found in desirable, often suburban hillside locations outside of dense urban areas and farther from major highways, and lower- resourced areas are along highways, closer to commer cial and agricultural uses, near cities and in some rural areas, and typically at lower elevations.

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Figure 4-3 TCAC/HCD OPPORTUNITY MAP

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Patterns of Integration and Segregation
To assess patterns of segregation and integration, th e city has analyzed six ch aracteristics: diversity, household median income, rates of poverty status, rates of overcrowding and overpayment, familial status, and rates of persons with a disability. Household median income, poverty status, overcrowding, familial status, and disability rely on AC S 2015-2019 data, ov erpayment relies on Comprehensive Housing Affordability Strategy (CHAS) 2018 data, and racial demographics relies on ACS 2014-2018 data.

Race and Ethnicity
As identified by residents through community fe edback, Route 101 serves as a physical barrier separating the city into distinct east and west side s. The east side is relatively less diverse and home to the city’s most affluent households, while the west side reflects more diversity both in terms of race and ethnicity, and household incomes. Based on ACS data for 2019, the largest demographic category in Santa Rosa is White non-Hispan ic, making up 54.6 percent of the city’s population. Residents identifying as Hispanic, including those identifying as Hispanic in addition to another ethnic or racial identity, make up another 32.8 percent of the population. Santa Rosa is also home to relatively smaller populations of Asian (5.4 percent), Black/African American (2.4 percent), Multiracial non-Hispanic (3.3 percent), Native American (0.7 percent), and Native Hawaiian/Pacific Islander (0.6 percent) residents.

Santa Rosa’s population was 179,701 in 2019. Diverse populations (primarily, in this context, residents identifying as Hispanic,) are unevenly distributed both in Santa Rosa and Sonoma County, with greater concentrations of non-White popu lations generally found in lower- resource urban a reas, a pattern also exhibited throughout the greater Association of Bay Area Governments (ABAG) region.

As seen in Figure 4-4 , Santa Rosa’s non-White communities are clustered in Southern and Southwestern Santa Rosa, primarily in mixed commercial/residential areas south of State Route 12 and east of Stony Point Road. A greater variety of housing types are found in the Southern and Southwestern sections of the city as compared with other, exclusivel y single-family areas of the city, including small-lot single family homes, mobile homes, and multifamily housing, as well as some older housing stock. These neighborhood s include South Park, Roseland, Bellevue, Hearn, Robles, Todd, and Corby, as well as the commercial and industri al areas along Route 101 and Petaluma Hill Road.

The TCAC/HCD Composite Score Opportunity Maps (Figure 4-3), designate the majority of census tracts in these neighborhoods as low resource, including all of the city’s lowest-income block groups, which are found Downtown and in Roseland/Hea rn and see median household incomes of $26,250 and $21,726, respectively.

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As seen in Figure 4-5, Santa Rosa’s lowest-income block group is also one of its most diverse, with a median household income of $21,726 and non-Wh ite persons comprising 84 percent of the population. The Chelsea Gardens Apartments, which offers 120 subsidized apartments for seniors and families, is found in this lowest-income block group. According to the National Low-Income Housing Coalition (NLIHC), non-White households are more likely than White households to be extremely low- income renters, helping explain the ra cial disparity in this block group. 9 The two next lowest-income block groups, in residential neighborhoods just outside of the downtown area, see incomes of $26,591 and $26,520, with non-White populations of 29 percent and 34 percent, respectively. In Santa Rosa’s context, these block groups are moderately diverse; several block groups on the more affluent east side are home to non-White populations at rates of less than 20 percent. The majority of Santa Rosa’s neighborhoods with higher racial/ethnic representation are categorized as low resource, but several ethnically representative tracts also see househol d incomes at or above the median. Three census tracts on the west side in the in a residential neighborhood bounded by Guerneville Road to the south, Piner Road to the north, and Marlow Road to the east, see median incomes between $90,000 and $125,000, and range between 47 and 59 percent no n-White, placing them both among the city’s moderately high-income tracts and its more diverse tracts, though still within areas designated as low resource on the TCAC maps. Demographics in these tracts are consistent with other parts of the city, with Hispanic-identifying residents comprising the largest share of non-White residents, followed by residents identifying as Asian, Black, and multiracial. This data indica tes that, while most of the City’s population with lower incomes and low access to resources live in diverse neighborhoods, not all diverse neighborhoods have low access to resourc es or low household incomes. There are no majority-White census tracts in low resource areas in Santa Rosa.

The Northern and Northeastern areas of Santa Ro sa east of Route 101 are moderate and high- resource neighborhoods with both small and large-lot single-family housing, many hillside residences, and fewer commercial and industrial uses. More than 20 census tracts on the east side are over 80 percent White – there are no census tracts on the west side that are over 80 percent White. Majority- White areas on the east side include the neighbor hoods of Fountaingrove, Hidden Valley, Alta Vista, Cobblestone, Scenic Brush Creek, Skyhawk, Stoneg ate, Oakmont, Bennett Valley, and Fairway View Estates. These neighborhoods generally align with areas designated on TCAC maps as moderate and high resource. Although most areas of Eastern Sa nta Rosa are higher-income, several census block groups in the Rincon Valley neig hborhood of Eastern Santa Rosa have below-median household incomes between $43,000 and $51,000. Still, proxim ity to east side amenit ies and resources still categorizes these low-income block groups as mode rate resource. Rincon Valley, an Eastern Santa Rosa neighborhood, is more diverse than other part s of Eastern Santa Rosa. Block groups in Rincon Valley range between 21 and 43 percent non-White, as compared with nearby block groups in Eastern Santa Rosa with rates of non-Wh ite residents well below 20 percent. One block group in Rincon Valley both has a below-median income of $51,136, and high resource TCAC designation. This block group is between Middle Rincon Road and Jack London Drive, north of State Route 12 and south of

9 National Low Income Housing Coalition, 2019, “Racial Disparities Among Extremely Low-Income Renters.” National Low Income Housing Coalition Memo to Members
https://nlihc.org/resource/racial-disparities-among-extremely-low-income-renters

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Hansen Drive. Low-income block groups in Rincon Valley are more diverse than other, higher-income areas of the east side, but are less diverse than areas on the west side with comparable median incomes. This data indicates that , although several block groups in Rincon Valley are lower income than is typical for Eastern Santa Rosa, they are le ss diverse and better re sourced than low-income areas of the west side. This finding emphasizes th e importance of location – in terms of access to resources and opportunities, is it imperative that hous ing is not only affordable, but that it is located in better-resourced areas. The city is supporting efforts to create housing opportunities in high resource areas through Programs H-3, H-4, H-5, H-6, H-16, H-17, H-18, and H-32.

Santa Rosa’s highest-income block group is on th e east side, north of the Fountaingrove Parkway.

This block group, which partially extends beyond city limits, has a median household income of $221,736 and is 81 percent White. Other highest-in come block groups on the east side see median household incomes between $140,000 and $160,000, and are 60 to 80 percent White, non-Hispanic.

The highest-income block groups in the city ar e predominantly less diverse neighborhoods. The majority of these block groups are in hillside residen tial areas on the east si de with high proportions of White non-Hispanic residents. An exception to this pattern is in an area on the west side of Route 101 around Railroad Square . This area includes the city’s downtown train station and several restaurants, bars, and hotels. These commercial uses are bound by Route 101 to the east and surrounded by single-family residences on the remaining three sides. Homes north of this commercial area fall into the West End Neighborhood Association, a historic neighborhood with many older, well- preserved homes and buildings. The 2019 ACS 5-year estimate reports this block group as having a median income of $135,362, and an 88-percent White non-Hispanic population. The 2010 5-year estimate reports this same block group as 76 percent White non-Hispanic, with a median household income of $59,091 (approx. $69,000 in 2019 dollars). This data indicates that this central, amenity-rich area, which saw significant investment over the in tervening decade spurred by the 2007 Downtown Station Area Specific Plan and other subsequent planning and de velopment efforts, grew both wealthier and less diverse between 2010 and 2019.
10 10 Schmitt, Will, 2019, "Santa Rosa to rethink plan for luring developers downtown," North Bay Business Journal https://www.northbaybusinessjournal.com/article/industry-news/santa-rosa-to-rethink-plan-for-luring- developers-downtown/
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Figure 4-4 DIVERSITY COMPOSITION

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A Diversity Index score represents the likelihood that two people wi thin a particular Census block group, chosen at random, will belong to different racial or ethnic groups (Figure 4-4) In Santa Rosa, the highest Diversity Index scores are between 85 and 90 percent and are all found in the city’s lower- resourced areas, primarily in a cluster within Southwestern Santa Rosa, with a smaller number of diverse block groups outside of this cluster in Southern Santa Rosa and Northwestern Santa Rosa. The majority of block groups in Eastern and Northern Santa Rosa, which are primar ily home to the city’s moderate and high resource census tracts, receive diversity scores below 40 percent. However, three census block groups in Rincon Valley, a neighborhood in Eastern Santa Rosa, are high resource block groups and also score higher on the Diversity Index, with scores of 68, 53, and 53 percent and median incomes of $51,136, $102,321, and $83,438, respectively. These high-resource block groups along State Route 12 are more diverse than surrounding mo derate resource block groups in the same neighborhoods, but also partially overlap with a cluster of lower-income block groups in Eastern Santa Rosa. Santa Rosa’s low resource areas are its most diverse and its moderate resource areas are generally less diverse, a pattern consistent with Sonoma County and the ABAG region, though several outlier block groups that deviate fr om this pattern offer opportunities to build on existing access to resources for diverse populations. For example, the City’s high-resource areas are more diverse than its moderate resource areas, thou gh still less diverse than its low re source areas. Between 2010 and 2018, patterns of diversity remained relatively consistent across the city. Some block groups in Southwestern Santa Rosa and Eastern Santa Rosa, which were already some what diverse, became more so. No census tracts became less diverse, an d tracts that scored the lowest in 2010 remained low scoring in 2018.

As seen in Figure 4-4, the city’s largest continuous area of diverse neighborhoods, home to many Hispanic residents, is in the southern part of the city and extends beyond the city’s boundary along Route 101 and Petaluma Hill Road. These Hispanic -majority census tracts are characterized by commercial or light industrial uses and resident ial neighborhoods with sm all-lot, single-family residences, including two mobile home parks. Neig hborhoods just outside of Santa Rosa to the southwest of the city have be low-median household incomes and receive higher scores on CalEnviroScreen 4.0 than any census tracts within the city. Three contiguous census tracts in this area form a Senate Bill (SB) 235 Disadvantaged Community – the northernmost tract is partially within city limits, while the other two are im mediately south along the west si de of Route 101. The Roseland neighborhood is immediately adjacent to these tr acts to the north and is a formerly unincorporated area of Santa Rosa that has been a historic “gateway” for immigrant communities. 11 These areas in
particular, and Southern/Southwestern Santa Rosa in general, are lower-resourced and more diverse than other parts of the city, and part of a triangle between Santa Rosa, Sebastopol, and Rohnert Park that shares these characteristics.

11 Ibarra, Ricardo, and Eloisa Ruano Gonzalez, 2018, “Roseland Rising: Residents of Santa Rosa's newest neighborhood reflect on what makes their community special.” https://www.pressdemocrat.com/article/specialsections/roseland-rising-residents-of-santa-rosas-newest- neighborhood-reflect-on-w/
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Regionally, clusters of low resource and lower-income census tracts are in rural/low-density areas to the northwest and southeast, and in higher-de nsity/urban parts of ce ntral Sonoma County. (Figures 4-3, and 4-4) Regional patterns are similar to those in Santa Rosa; low-resource and low-income areas in Sonoma County tend to be more diverse than high-resource, high-income parts of the county. The central cluster of low-resource census, higher-diversity tracts forms a continuous corridor along Route 101, with Santa Rosa at its center. Other clusters of low-resource communities are in and around the City of Sonoma, Healdsburg, Windsor, Petaluma, Rohnert Park, and El Verano. The majority of Sonoma County’s highest-resource and high-income census tracts are outside of major cities in suburban or semi-rural hillside residential areas. As is the case in Santa Rosa, Sonoma County’s clusters of census tracts with greater proportions of Hispanic residents tend to coincide with relatively lower- resource areas. Within Sonoma County, communities with diverse populations primarily of Hispanic residents are primarily along the Route 101 corridor; communities outside of the Route 101 corridor are near El Verano/Boyes Hot Spri ngs, where several tracts along th e west side of Sonoma Highway see rates of non-White residents as high as 50 to 70 percent, surrounded by tracts with rates of 12 to 20 percent. Within these highly diverse areas, Hisp anic residents form the overwhelming majority of residents; for example, Hispanic residents comprise 94 percent of non-White residents in the most diverse tract in El Verano (70 percent non-Wh ite residents). Outside of Sonoma County in neighboring jurisdictions, diverse communities are in Calistoga, around Napa, Richmond, San Rafael, and in Vallejo and Fairfield (Figure 4-4). As seen in Figure 4-4, several Sonoma County census tracts home to majority non-White populations are adjacent or close to census tracts where a majority of residents identify as White, indica ting a pattern of residential segregation in the county. This pattern is found in Santa Rosa, where rates of non-White population are much higher on the city’s western side; other cities demonstrating th is pattern include Healdsburg, Windsor, Petaluma, and El Verano.

This demographic data indicates that some urban areas in Sonoma County are effectively segregated by race, with some neighborhoods consisting of almost entirely White residents, and others consisting of almost entirely non-White residents. Santa Rosa is the clearest ex ample of this pattern in Sonoma County.

The City will implement Program H-31 to improve access to resource s in diverse areas and/or areas categorized as low resource, and create more housing affordability in less diverse, high-resource areas.

Income
As shown in Figure 4-3, western Santa Rosa is considered a low resource area, while most of eastern Santa Rosa is moderate to high resource. This suggests that economic outcomes for Santa Rosa households vary depending on where in the city they reside. This is reflected by the income patterns shown in Figures 4-6 and 4-8. In Santa Rosa, those areas with the lowest median income and highest rates of poverty are located in the central portion of the city, and most of the western portion. In Santa Rosa, the median household income was $75,630 in 2019 according to the ACS. However, the median income varies significantly throug hout the city. The highest median incomes are reported in areas such as Cobblestone and Hidden Valley, ranging from approximately $98,171 to $142,333 annually. In contrast, the median income in Downtown Sa nta Rosa ranges from $26,250 to $65,222.

Neighborhoods adjacent to Downtown, and in central Santa Rosa, ty pically have median incomes at

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or below the state median. In line with these income patterns, Downtown has a poverty rate of approximately 23.5 percent, compared to 2.6 perc ent in the Cobblestone area. The increase in poverty, and decrease in median income, in centra l and western Santa Rosa may be partially due to the types of housing available. In northeastern Sa nta Rosa, housing is primar ily single family, which may be partially due to topography which can limit development of multifamily housing due to costs associated with leveling land and slope constraints, resulting in increased home prices that are a barrier to lower- and moderate-income households. In comparison, in central Santa Rosa, there is a greater variety of housing type available and a higher proportion of renter household. The availability of rental units in a range of sizes provides more opportunities for a range of incomes.

When comparing income patterns between Bay Area jurisdictions, patterns in Santa Rosa closely mirror many of the Bay Area cities, supporting the pattern of lower median incomes in neighborhoods close to transit, jobs, and with a greater supply of rental and multifamily units, and higher median incomes in medium-density urban and suburban ar eas. These patterns are clearly present in the neighboring cities of Napa, Sain t Helena, and Petaluma, as well in the suburban areas of nearby counties. However, Santa Rosa has a lower citywide median income and higher rate of poverty overall than neighboring and ne arby jurisdictions ( Figure 4-5). For example, though the pattern of higher median incomes in suburban areas is reflected in the cities previo usly listed, their citywide median incomes range from $84,043 to $91,528 and poverty rates from 6.5 percent to 8.0 percent, compared to $75,630 and 10.3 percent in Santa Rosa. As shown in Figure 4-5, Santa Rosa has the lowest median income and highest rate of poverty among neighboring cities and similarly situated, nearby counties.

This may indicate greater discrepancies between higher and lower income areas in Santa Rosa compared to other jurisdictions in the immediate region. The City has included a variety of programs, listed in Table 4-5, to facilitate greater housing and economic mobility opportunities to reduce income gaps.

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Figure 4-5 INCOME PATTERNS IN THE REGION

Source: 2015-2019 ACS
A racially and ethnically concentrated area of poverty (R/ECAP) is defined by HUD as an area in which 50 percent or more of the population identifies as non-White and 40 percent or more of households are earning an income below the federal poverty line. Racially concentrated areas of affluence (RCAAs), while not formally defined, signify the opposite of R/ECAPs; that is, areas largely exclusive to non-Hispanic White households who earn the highes t incomes. In Santa Rosa, several census tracts on the Northeastern sides of the city qualify as RCAAs which include the neighborhoods of Scenic Brush Creek, Hidden Valley, Cobbles tone, and Lomita Heights, as we ll as other residential areas in their vicinity that fall into the identified census tracts (Figure 4-6).

Santa Rosa does not contain any R/ECAPs as defined by HUD, and rates of poverty in Santa Rosa are no higher than 30 percent in any single census tract. As demonstrated in Figure 4-7, rates of poverty are generally under 10 percent in Northern and Eastern Santa Rosa, and between 10 and 20 percent in Northwestern, Southwestern, and Southern Santa Rosa, reflecting the TCAC/HCD map’s designation of these areas as moderate and low re source, respectively. Southern and Southwestern Santa Rosa are also home to the majority of the city’s mobile home parks, typically a more affordable $75,630
$84,043
$90,031
$91,528
$81,018
$88,596
$115,246
$81,472

10.3%

8.0% 8.3%

6.7%

9.2%

7.8% 7.2%

9.5%
0%
2%
4%
6%
8%
10%
12%
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
City of
Santa Rosa
City of
Napa
City of
Saint
Helena
City of
Petaluma
Sonoma
County
Napa
County
Marin
County
Solano
County
Poverty Rate
Median Income
Median Income Poverty Rate

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housing type. The only census tract in the city wi th a relatively higher poverty rate, between 20 and 30 percent, is in the Downtown/Station Area neig hborhood. This tract contains Santa Rosa Plaza, Fremont Park, City Hall, and the Old Courthouse Square, and forms the city’s historic downtown core.

Several apartment buildings with affordable housing for seniors and families are in this area, including Silvercrest Housing for Seniors, Rosenberg Apartments, and Bethlehem Towers. It is one of two census tracts in the city with the highest rates of renter households using Housing Choice Vouchers (HCVs) at a rate of 15 percent of renter-occupied housing units (Figure 4-8). The other tract is in Southeastern Santa Rosa, in a neighborhood with below-med ian household incomes and rates of non-White residents above 60 percent, which is relatively high for Santa Rosa, indicating greater than average diversity for the city and reflecting a pattern of high rates of HCV usage in lower resourced, more diverse neighborhoods.

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Figure 4-6 RACIALLY CONCENTRATED AREAS OF AFFLUENCE

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Figure 4-7 POVERTY STATUS

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Figure 4-8 HOUSING CHOICE VOUCHER USAGE MAP

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As described previously, high-resource neighborhoods tend to be among the city’s least diverse, with specific exceptions in cases wh ere low-income, low-diversity neig hborhoods on the east side are considered to be high resource due to their proximity to other resources and opportunities. As demonstrated in Figures 4-4 and 4-9 , several low-income neighborhoods in Southern and Northwestern Santa Rosa with incomes below $55,000 are also among the city’s most diverse, with the largest non-White demographic group made up of Hispanic residents. No racial or ethnic groups other than Hispanic or White non-Hispanic compri se demographic majorities in any census tract, regardless of income. Additionally, no individual ce nsus tract is over 50 percent Hispanic. The city’s highest-income block groups are all in Eastern Santa Rosa and are adjacent to other highest-income block groups outside of the city. The singular exce ption to this pattern is the downtown block group described previously, which is very close to downtown amenities and has become both higher-income and less diverse over the past de cade. Although these trends mirro r the correlations of racial and ethnic concentration of poverty associated with areas that meet HUD’s R/ECAP criteria, census tracts in Santa Rosa do not have high enough rates of poverty and/or large enough non-White majorities to qualify as R/ECAPs.

Regionally, there are also no R/ECAPs in Sonoma County. R/ECAPs are similarly not present in Napa County but are found in Solano County in the cities of Fairfield and Vallejo and Contra Costa County in Pleasant Hill ( Figure 4-10). However, the absence of R/ECAPs in Sonoma County and Santa Rosa does not necessarily indicate eq uitable integration of housing and resources or an absence of segregation. Although poverty rates are lower than the threshold, this may reflect a lack of sufficient affordable units for households experiencing pov erty, excluding them from the county entirely, and skewing R/ECAP criteria. Regional patterns of income distribution in Sonoma County are similar to those found in Santa Rosa – suburban and hillside residential areas in defined sections of some cities, as well as in suburban areas outside of cities, s ee the highest incomes. Lower incomes are also in distinct sections of cities, while rural and semi-rural areas further from the Route 101 corridor in the northwest part of the county reflect incomes around the median. In contrast, much of Sonoma County, and the greater Bay Area, is considered a RCAA. The tracts to the east and west of Windsor, northeast of Santa Rosa and east of Rohnert Park, and mo st of unincorporated, central Napa County are considered RCAAs, as well as central Contra Costa County, southern Marin County, and most of San Mateo County. RCAAs in each of these counties, wi th the exception of Marin, are typically inland suburban areas where single family housing is the dominant housing type. In the ABAG region, higher rates of poverty, multifamily housing, and closer proximity to a range of jo bs are genera lly located closer to the San Francisco and San Pablo bays, resulting in greater diversity and a mix of incomes.

The City has included Program H-31 to foster a more inclusive city for lower-income populations by promoting greater housing affordability.

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Figure 4-9 MEDIAN INCOME

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Figure 4-10 REGIONAL RACIALLY CONCENTRATED AREAS OF AFFLUENCE

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Persons with Disabilities
As discussed in the Community Profile section of the Housing Element, approximately 6 percent of the Santa Rosa population have an ambulatory di fficulty, 4 percent of residents have a cognitive difficulty, and 4 percent have an independent living difficulty. Rates of population living with a disability by census tract (Figure 4-11) have even spatial distribution in Santa Rosa, with similar rates in low- and moderate-resource tracts on both the east and west sides of Route 101. Although moderate and low- resource census tracts across the city generally see similar rates of 10 to 20 percent of residents living with disability by census tract, residents in the city ’s high resource census tracts in Rincon Valley and Bennett Valley see consistently lower rates of disability, at 2 to 3 percent. Overall, rates are no higher than 19 percent in any census tract in the city, with the majority of the city’s areas in the 10 to 19 percent range and a small number of tracts in low-, moderate-, and high-resource areas in Northwestern, South, and Eastern Santa Rosa at rates of less than 10 percent.

One moderate-resource area, the Oakmont neighborhood in Eastern Santa Rosa, is an exception to this pattern. Oakmont is split between two census tracts with rates of 20 and 23 percent, distinguishing them as the highest in the city and among the high est in the region. However, this area contains Oakmont Village, a senior living co mmunity where a genera lly older population may skew the tract toward a higher rate of disability. The two census tracts that intersect Oakmont are mostly external and also cover Hood Mountain State Park and Trione Annadel State Park. These census tracts are at or above median income, are predominantly White, and have a lower population density than tracts within city limits. These census tracts have a higher proportion of adul ts living alone than in surrounding areas. These two census tracts have me dian ages of 71, among the highest in Sonoma County. Oakmont is categorized as moderate resource and is in a generally higher-income area of the city, suggesting that Santa Rosa’s largest concentration of persons with disabilities benefits from increased access to resources.

Regionally, concentrations of pers ons living with disabilities in Sono ma County include census tracts near Monte Rio, Villa Gr ande, Cazadero, and the so uthern section of the City of Sonoma. However, in several of these cities, areas wi th elevated rates of disability di rectly coincide with areas of low income and low access to resources. On the south side of the City of Napa, just outside Sonoma County, a low-income block group with a median inco me of $9,191 has a rate of disability of 74 percent. In the City of Sonoma, a low resource tract has a disability ra te of 24 percent. Just south of Guerneville, near the coast in Sono ma County, a low resource tract wi th disability rate of 20 percent has household incomes well below the state median, including block groups with incomes of $44,167, $51,585, and $72,361. As will be discussed in more detail, Santa Rosa serves as a hub for social services resources, including for persons with disabilities. The concentrations of persons with disabilities coupled with the median age and income of these census tracts, reflect a regional pattern of above- income seniors seeking communities like Glen Ellen, Monte Rio, and Villa Gr ande for retirement and indicate a high level of housing choice for above moderate-income senior households in the city. Data also indicates a regional pattern demonstratin g a connection between low-income neighborhood, low-resource TCAC areas, and elevated rates of disability. Some of these cases may reflect the placement of assisted living or residential care facilities. In Santa Rosa, contrary to this regional pattern,

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the highest rate of disability is correlated with an above-moderate income retiree community, and is likely only a factor of age, and not income or access to resources.

To improve access to housing for those with disabilities, this Housing Element includes Programs H- 38, which direct the City to review and revise reas onable accommodation stan dards. As stated in Program H-22 and H-25 , the City will support and fund (whe n funds are available) services and developments targeted for developmentally disabled persons and households.

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Figure 4-11 POPULATION WITH A DISABILITY

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Familial Status
Average household size in Santa Rosa grew from 2.59 to 2.61 between 2010 and 2020. ABAG projects a continued increase in household size through 20 40, when the average is expected to be 2.69 persons per household. The increase may be attribut ed to an increase in the number of children or additional multigenerational households. According to the 2015–2019 ACS, approximately 62 percent of households in Santa Rosa were composed of families. Among family households, over half included one or more children. Approximately 28 percent of households were single persons who lived alone, with the remaining 10 percent composed of other non-family households.

The rate of adults living alone is generally lo w citywide, other than the Oakmont Village adult community and parts of downtown. As seen in Figure 4-12, households in Santa Rosa composed of adults 18 years or older living with a spouse appear at higher rates of 40 to 60 percent in Northern and Eastern Santa Rosa, while Southwestern and parts of Northwestern Santa Rosa have relatively lower rates of 20 to 40 percent, tracking with higher and lo wer TCAC/HCD opportunity areas respectively. This suggests a relationship betwee n rates of spousal cohabitation and resource availability, with married households seeking and obtaining housing in higher-resource areas at higher rates, and unmarried households seeking and/or obtaining housing in high-resource neighborhoods at lower rates. The Roseland neighborhood, which is within Southwestern Santa Rosa, has a slightly higher rate of spousal cohabitation than in surrounding neighborhoods, which may reflect its distinct character as former unincorporated county land annexed by the city in 2017, and a historical entry point for immigrant families.
12 Regionally, rates of spousal cohabitation are generally between 40 and 60 percent in Sonoma County (Figure 4-12). Only tracts in and around Santa Rosa, Ro hnert Park, and Guerne ville/Monte Rio, see rates below 40 percent. As in Santa Rosa, regiona l tracts with relatively lower rates of spousal cohabitation under 40 percent generally coincide with TCAC-designated low resource tracts.

The percentage of children living in married-couple households by census tract is generally consistent, between 60 and 80 percent across the city, with slig htly lower rates of 40 to 60 percent in lower- resource areas of Southwestern and Northwestern Santa Rosa (Figure 4-13). One census tract in the downtown area has a rate of less than 20 percent and is in this regard a citywide outlier. As discussed, the Downtown has the lowest median income in the city. The concentration of non-traditional family households with children in the Downtown, correl ating with areas with the city’s lowest median income, suggests a lack of affordable housing options to lower-income families that may have a single source of income (in the case of single-parent families) or fixed income (in the case of children raised by grandparents or guardians).

12 Ibarra, Ricardo, and Eloisa Ruano Gonzalez, 2018, “Roseland Rising: Residents of Santa Rosa's newest neighborhood reflect on what makes their community special.” https://www.pressdemocrat.com/article/specialsections/roseland-rising-residents-of-santa-rosas-newest- neighborhood-reflect-on-w/
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Regionally, tracts in Sonoma County see high rate s of children living in married-couple households, with most tracts above 60 percent, and several ab ove 80 percent in the Northeastern, Southeastern, and Southwestern parts of the county, further from the Route 101 corridor (Figure 4-13). Rates are typically between 60 and 80 percent along the Route 101 corridor, including Santa Rosa and stretching between Petaluma and Healdsburg, with several tracts in and around Santa Rosa at rates that are unusually low for the region. Although Sonoma Co unty demonstrates a pattern of high rates of children living in married couple households, those tr acts that do see relatively lower rates generally align with TCAC low-resource categorizations.

Female-headed households are identified as a special-needs group due to the challenges of working full-time as a single parent. The majority of census tracts in Santa Rosa report a rate of children living in single-householder female-headed hous eholds with children below 20 percent (Figure 4-14). A small number of tracts spread between Southern, Northeastern, Eastern, and Downtown Santa Rosa exhibit rates above 20 percent, though none exceed 40 percent. Three of thes e census tracts are in moderate- and high-resource neig hborhoods, while five are found in the city’s low-resource neighborhoods, including neighborhoods that are predominantly Hispanic. These include Downtown Santa Rosa, which sees the City’s lowest median incomes and the highest rates of children living in single-householder female-headed households, at 39 percent.

Regionally, rates of single-house holder female-headed households are low in Sonoma County, with most tracts seeing rates below 20 percent (Figure 4-14). Tracts with rates above 20 percent but still below 40 percent are found in low, moderate, and high resource areas in a distribution that does not suggest a distinct pattern in relation to resource categorization. These tracts are primarily south of Healdsburg in cities along the Route 101 corridor, which is home to the county’s most urbanized areas, suggesting that this type of household is more often found in cities than it is in rural or semi-rural areas.

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Figure 4-12 REGIONAL POPULATION 18 AND OVER LIVING WITH A SPOUSE

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Figure 4-13 REGIONAL PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS

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4 Fair Housing Assessment
Figure 4-14 PERCENT OF CHILDREN IN FEMALE HEADED HOUSEHOLDS, NO SPOUSE

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Access to Opportunity
Mobility
This assessment analyzes two type s of mobility – transit and housing. Transit mobility refers to an individual’s ability to navigate the city and region on a daily basis to access services, employment, schools, and other resources. Indicators of tran sit mobility include the extent of transit routes, proximity of transit stops to affordable housing, an d frequency of transit. Ho using mobility refers to an individual’s or household’s ability to secure affordable housing in areas of high opportunity, move between neighborhoods, and purchase a home if th ey so choose. Indicators of housing mobility include distribution of Housing Choice Vouche rs (HCVs), availability of rental and ownership opportunities throughout the city, and vacancy rates.

Santa Rosa is well-served by regional transit syst ems, including the Santa Rosa City Bus, Sonoma County Transit, Golden Gate transit, Greyhound , Amtrak Mendocino Transittheand Sonoma-Marin Area Rail Transit (SMART) train, with two stations : the North Station at Guerneville Road and the Downtown Station in Railroad Square . Local transit service is provided by Santa Rosa CityBus, which operates 13 routes across the city. Two routes operate 15-minute services on some or all of the route, eight operate on the half-hour frequency and three of these routes operate hourly service. The Santa Rosa CityBus serves the SMART Downtown Station with ten buses an hour and the North Station with one bus an hour. Santa Rosa is roughly bisected by Route 101, which also divides the low-resource areas of the city to the south and west from the moderate- and high-resource areas on the north and east sides. The city is also divided by State Route 12, which runs east to west.

A “WalkScore” is an index that measures walkability on a scale from 0 to 100 based on walking routes to destinations such as grocery stores, schools, parks, restaurants, and retail.13 WalkScore data is used by analysts and researchers in the fields of real estate, urban planning, government, public health, and finance. Santa Rosa receives a WalkScore of 47, indicating an average degree of walkability. The city’s most walkable neighborhoods by WalkScore include St. Rose, Julliard Park, and West End.

The City of Santa Rosa’s 2020-2024 Consolidated Plan reviewed HCV distribution. As of April 2022, the City had issued 1,903 HCVs, including 414 HUD-VASH (Veterans Affairs Supportive Housing) vouchers, and administered the vouchers for approximately 2 50 households exercising portability from other jurisdictions. There are also 131 vouchers issued as part of a separate Emergency Housing Voucher program. As seen in Figure 4-8, relatively higher rates of HCV use are found in Downtown and Southern Santa Rosa, coinciding with the ci ty’s lower-resource, more diverse neighborhoods.

There are 7,928 families on the waiting list and the wa it is approximately 7 to 10 years. The Housing Authority last opened its waiting list in Fall 2021 and received over 5,000 applications, demonstrating a substantial demand for HCVs in Santa Rosa. As seen in Figure 4-8, regionally, HCV use is higher along the Route 101 corridor than elsewhere in the county, where rates are ge nerally low, with most tracts below 5 percent. Santa Rosa and Rohnert Park are home to tracts that see the highest rates of

13 WalkScore, 2022 (accessed), “Data Services: Walkability, Real Estate, and Public Health Data.” WalkScore Professional https://www.walkscore.com/professional/research.php

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usage in the county, ranging between 15 and 17 percent. Feedback received through public outreach indicated a need for affordable housing for di fferent income groups and different household compositions, including elderly residents and single men, and of the need for planning related to the impacts of wildfires on housing affordability.

The Santa Rosa Housing Authority ensures adequate, decent, safe, and sanitary housing for qualified people within Santa Rosa, consistent with federal, state, and local laws. The Housing Authority primarily consists of the Santa Rosa Housing Trust and Rental Housing Assistance programs, both of which are responsible for improving the quality and affordability of housing in the city.

Key objectives include:
» Administering contracts with de velopers of new affordable uni ts pursuant to the Housing Allocation Plan.
» Committing funds to developers of new affordable units. » Providing rental assistance to approximately 2,000 families with the fund s allocated by HUD to the City of Santa Rosa.

Manufactured homes can be an accessible type of affordable housing. There are 17 privately owned manufactured home parks in the city with a total of 2,155 spaces, most of which are rented to manufactured homeowners. There are also tw o manufactured home subdivisions where the manufactured homeowners own their individual lots . The majority of manufactured home parks in Santa Rosa are in Southern Santa Rosa along Route 101 and in Northwestern and Southwestern Santa Rosa, with an additional small number found in Northeastern Santa Rosa along State Route 12.

Manufactured home parks are primarily found in th e city’s more diverse census tracts, which in the context of Santa Rosa indicates areas with larger proportions of Hispanic -identifying residents.

Regionally, manufactured home parks are in and around cities along the Route 101 corridor and Gravenstein Highways, and in a cluster in the City of Sonoma/El Verano, similarly in more diverse parts of the county. Manufactured home park placement tr acks with low-resource TCAC designations and are primarily in communities at or below the stat e’s median income level. This pattern indicates relatively low access to resources near this type of affordable housing, and/or that sites used for this housing type are restricted by a combination of la nd costs and land use regulations to areas of low- resource availability.

The impact of wildfires on housing has been signif icant; the city saw a 235-percent increase in the number of buildable lots between 2017 and 2018, and a 16.6-percen t drop in single-family home listings. Existing low vacancy rate s, exacerbated by the loss of hous ing stock due to wildfires, along with high housing costs and stagnant wages, has increased displacement risk for Santa Rosa residents, and for the lowest-income residents in particular.
14 14 Guhin, David, 2018, "Formation of the Renewal Enterprise District Joint Powers Authority," City of Santa Rosa https://renewalenterprisedistrict.org/wp-content/uploads/2021/05/2018.12.04-City-Presentation.pdf JANUARY 2023

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Educational Opportunities
Access to proficient schools was a significant compelling factor in the development of cities in California during the 1960s to 1980s and continues to hold considerable influence in housing choice.

Santa Rosa students attend 9 pub lic school districts, 1 community college, 2 private colleges, and 27 private schools. Sonoma State University’s main campus is located nearby in Rohnert Park.

Schools are dispersed throughout the community so that most students live within walking or biking distance of at least one school. In addition, the Sonoma County Library has four branches in the city.

Despite their prevalence, school districts and lib raries are suffering from decreased enrollment, financial hardship, and budget cuts due in part to the 2017 Tubbs Fire and the COVID-19 pandemic.

Extracurricular programs, non- essential educational services , and facility maintenance and improvements may see inco nsistent availability for an unknown length of time. Services like these benefit low-income households and the consequences of their reduction or suspension place further burdens primarily on already low-resource households.

Elementary School districts in the Santa Rosa area primarily feed into the Santa Rosa City High School District, a sub-district of Santa Rosa City Schools. Public school districts in Santa Rosa are supported by the Sonoma County Office of Education, which provide leadership, support, fiscal oversight, and accountability assistance to the county’s school districts. The day-to-day operations of each public school district are overseen by a district superint endent and an elected board of education. In the 2017-2018 school year (the most recent year for which data is available), Sonoma County schools had a 63-percent college-going rate, with 65 percent of those students entering community college, 14 percent entering the California St ate University system, 7 percent attending the UC system, and the remainder entering private Californi a colleges and out-of-state colleges. 15 This is close to the statewide average college-going rate of 64.4 percen t, though lower than nearby counties, including Alameda (71 percent), Contra Costa (70 percent), Napa (67 percent), and San Francisco (68 percent).16 Districts serving students in the immediate Santa Rosa area are found in Table 4-2. Due to the COVID- 19 pandemic, state law has suspended reporting of state and local indicators on the 2020 dashboard.

Student Profile Data is available for 2020 and 2 021, while the most recently available Subject Performance data is available for 2019. Due to th e impacts of the COVID-19 pandemic on students and on data collection, 2019 data is shown. 17 The Roseland and Bellevue school districts have the highest percentage of socioeconomically disadv antaged students, high percentages of English learners and lower subject performances, and are found in the City’s low-resource Southern and

15 Herrington, Steven D., Ph.D, 2021, “Education Facts for Sonoma County Schools.” Sonoma County Office of Education. https://www.scoe.org/blog_files/Ed%20Facts%202020-21%20draft.pdf 16 DataQuest, 2018, “2017-18 College-Going Rate for California High School Students by Postsecondary Institution Type.” California Department of Education,
https://dq.cde.ca.gov/dataquest/DQCensus/CGRLevels.aspx?agglevel=State&cds=00&year=2017-18 17 Sonoma County Office of Education, 2022 (accessed), “Sonoma County School Districts.” Sonoma County Office of Education.
https://www.scoe.org/files/district_map.pdf

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Southwestern areas. Bennet Valle y and Rincon Valley districts show the highest sco res for subject performance and have low percentages of socioeconomically disadvantaged students and are found in the city’s relatively higher-resource Eastern side. School locations an d performance indicate a pattern of higher-performing sch ools in higher-resource, higher housing cost areas, and lower- performing schools in lower-resourced, lower housing cost areas.

Table 4-2 PERFORMANCE LEVELS OF SCHOOL DISTRICTS SERVING

CITY OF SANTA ROSA STUDENTS
Subject Performance Key
Blue Green Yellow Orange Red
Best Best-Middle Middl e Middle-Low Lowest
District Name
Student Profile Subject Performance
Enrollment Socio-
Disadv. (%)
English
Learning
(%)
Foster
Youth
(%)
English Math
Bellevue Union 1,621 85 61.6 0.4 Yellow Orange
Bennett Valley Union
Elem. 995 25.3 13.3 0 Green Green
Mark West Union
Elem. 442 50.2 18.6 0 Green Green
Oak Grove Elem./
Willowside Middle 770 24.9 5.3 0.1 Green Yellow
Piner-Olivet Union
Elem. 279 44.1 23.7 1.8 Orange Yellow
Rincon Valley Union
Elem. 1,283 22.8 9.5 0.2 Green Green
Roseland 1,412 93.3 75.8 0.4 Yellow Yellow
Santa Rosa City
Schools 14,618 54.4 22.0 0.6 Orange Orange
Wright Elem. 1,024 68.8 44.6 0.7 Green Green
Source: California Department of Education Dashboards, 2019 Santa Rosa City Schools is the largest school district in Sonoma County and the fifth-largest employer in the City of Santa Rosa. Data on schools within this district can be found in Table 4-3.

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Table 4-3 PERFORMANCE LEVELS OF SANTA ROSA SCHOOL DISTRICT SCHOOLS Subject Performance Key
Blue Green Yellow Orange Red
Best Best-Middle Middl e Middle-Low Lowest
District Name
Student Profile Subject Performance
Enrollment
Socio-
Disadv.
(%)
English
Learning
(%)
Foster
Youth
(%)
English Math
Abraham Lincoln
Elementary 289 83.4 68.5 1.0 Orange Orange
Albert F. Biella
Elementary 334 73.1 41.9 1.8 Orange Orange
Brook Hill Elementary 396 88.6 66.4 0.8 Orange Orange
Elsie Allen High 1,042 78.6 29.1 1.2 Orange Orange
Helen M. Lehman
Elementary 512 81.8 59.8 0.8 Orange Orange
Herbert Slater Middle 766 49.2 15.7 0.5 Orange Orange
Hidden Valley
Elementary 536 29.9 16.0 0.4 Orange Orange
Hilliard Comstock
Middle 440 88.9 29.5 1.1 Orange Orange
James Monroe
Elementary 408 87.7 64.7 0.0 Orange Orange
Lawrence Cook Middle 459 78.9 42.0 0.4 Orange Orange
Luther Burbank
Elementary 319 85.6 57.1 0.3 Orange Orange
Maria Carrillo High 1,462 24.2 3.6 0.3 Orange Orange
Montgomery High 1,642 42.3 11.3 0.6 Orange Orange
Piner High 1,388 62.0 14.8 0.6 Orange Orange
Proctor Terrace
Elementary 410 35.4 9.5 0.0 Orange Orange
Ridgway High
(Continuation) 284 72.2 21.1 0.7 Orange Orange
Rincon Valley Middle 899 20.9 3.9 0.1 Orange Orange
Santa Rosa High 11,964 41.9 7.2 0.4 Orange Orange
Santa Rosa Middle 548 58.2 13.0 1.1 Orange Orange
Steele Lane Elementary 420 80.2 54.8 0.2 Orange Orange
Source: California Department of Education Dashboards, 2019

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Santa Rosa City Schools vary widely in their proportions of socioeconomically disadvantaged students.

Among elementary schools, the highest rate of socioeconomically disadvantaged students is at James Monroe Elementary School (87.7 percent), while the lowest rate is at Hidden Valley Elementary School (29.9 percent). Among middle schools, Rincon Valley Middle School has the lowest rate (20.9 percent) and Hilliard Comstock Middle School has the highest rate (88.9 percent). The district’s high schools tend to have lower but still substantial disparity in rates of socioeconomically disadvantaged students; Santa Rosa High School is by far the largest school, wi th a rate of 41.9 percent. The lowest rate is at Maria Carrillo High (24.2 percent) on the city’s high-resource Rincon Valley neighborhood, while Elsie Allen High, in the city’s low-resource Southweste rn side, has the highest (78.6 percent). School location, percentage of socioeconomically disa dvantaged students, and educational attainment outcomes generally correspond with the TCAC/H CD opportunity maps, which use proximity to proficient schools as a factor ( Figure 4-17). This indicates a pattern of high-performing schools with low percentages of socioeconomically disadvantaged students and an absence of affordable housing availability in high-resource areas. Lower-perfor ming schools tend to have higher rates of socioeconomically disadvantaged students and are in more affordable neighborhoods in the city’s low-resource areas west of Route 101 and south of State Route 12, where residents tend to rent at higher rates than in other parts of the city. Higher- performing schools tend to be in neighborhoods with more prohibitive housing costs east of Ro ute 101 and north of State Route 12, closer to neighborhoods where the majority of housing is owner-occupied.

ELA scores for school districts in Sonoma Count y in 2019 ranged from 75 .8 points below grade standards to 58.9 points above, while math scores ranged from 98.4 points below to 38.6 points above. In comparison, Santa Rosa City schools scored, on average 23.7 points below grade standards in ELA and 65.8 points below in math, indicating th at ELA scores were within one standard deviation of the countywide mean (5.4 points above) and math scores were within two deviations of the mean (26.6 points below). In both cases, Santa Rosa schools scored below county averages but accounted for 28.7 percent of the student population in Sonoma County. As shown in Figure 4-15, at the county level, 39.5 percent of students in Santa Rosa City Elementary district and 47.7 percent of students in the Santa Rosa High district met or exceeded grade standards in the 2018-2019 school year. Compared to students throughout the North Bay region, performance scores are higher in Sonoma County as a whole, Napa County, and Marin County. Math scores were distinctly lower in Santa Rosa schools, with just 24.0 percent of students in Santa Rosa City Elementary district and 31.5 percent of students in the Santa Rosa High district met or exceeded grade standards (Figure 4-16). A lower proportion than all but Lake County. This suggests that students in Sa nta Rosa face most limited access to proficient schools, which has been identified in Table 4-5 as a fair housing concern with associated programs aiming to improve educational opportunities in the city.

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Figure 4-15 ENGLISH LANGUAGE ARTS OVERALL TEST SCORES

Source: California Department of Education, Data Quest, 2019; accessed December 2022 Figure 4-16 MATHEMATICS OVERALL TEST SCORES

Source: California Department of Education, Data Quest, 2019; accessed December 2022

41.0%

16.9%

34.3%

26.3%

30.4%

25.8%

35.1%

30.8%

25.6%

17.5%

26.8%

24.4%

24.1%

23.8%

25.4%

21.5%

23.0%

31.7%

26.3%

30.1%

27.9%

30.4%

23.9%

29.0%

10.4%

33.9%

12.5%

19.3%

17.7%

20.0%

15.6%

18.7%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Lake
County
Marin
County
Mendocino
County
Napa
County
Solano
County
Sonoma
County
Santa Rosa
City
Elementary
Santa Rosa
High
Proportion of Students
Standard Not Met Standard Nearly Met Standard Met Standard Exceeded

50.9%

20.1%

44.4%

37.5%

38.7%

34.5%

37.3%

47.6%

29.0%

21.7%

29.6%

26.7%

27.4%

27.5%

28.7%

20.8%

13.9%

24.9%

17.7%

20.3%

19.6%

21.6%

20.0%

15.7%

6.3%

33.3%

8.2%

15.5%

14.3%

16.4%

14.0%

15.8%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Lake
County
Marin
County
Mendocino
County
Napa
County
Solano
County
Sonoma
County
Santa Rosa
Elementary
Santa Rosa
High
Proportion of Students
Standard Not Met Standard Nearly Met Standard Met Standard Exceeded

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4 Fair Housing Assessment
Geographically, expected educational outcomes tend to be highest in affluent and low- to medium- density neighborhoods and communities, and hi ghly urbanized areas typically have higher proportions of disadvantaged students and lo wer performance scores. While there are many jurisdictions with similar scores overall, such as Sonoma, Napa, and Rohnert Park, the relatively low educational outcome scores in the higher income areas of Santa Rosa is in contrast to other areas of the region that have similar demographic and econom ic characteristics. This suggests that students in Santa Rosa may have mo re limited educational opportunities th an students in similarly situated neighborhoods throughout the ABAG region, particularly those outside of Sonoma County.

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Figure 4-17 TCAC/HCD OPPORTUNITY MAPS – EDUCATION SCORE

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Employment Opportunities
Santa Rosa is a major economic and employment center within th e region. As described in the Housing Needs Assessment, employment trends indica te a need for a variety of housing types to support Santa Rosa residents who are employed in a wide range of industries. There is a particular need for lower and moderate-income housing units affordable to workers in low- and moderate- wage jobs including retail, agriculture, and other in dustries. Projections indicate that Santa Rosa will add 5,855 jobs between 2020 and 2040.

The HUD jobs proximity index quanti fies the accessibility of a give n residential neighborhood as a function of its distance to all job locations with in a Core-Based Statistical Area (CBSA,) with larger employment centers weighted more heavily. As seen in Figure 4-18, much of Central Santa Rosa, especially along Route 101, scores very highly, demonstrating that residents in the city’s low-resource areas along Route 101 benefit from a close proxim ity to jobs. This suggests that prioritizing development of moderate- and lower-income housing units in Central Santa Rosa is key. As discussed, Central Santa Rosa (such as the Downtown area) corresponds with higher concentrations of non- traditional families with children and female-headed households. Both of these population groups are disproportionately impacted by economic hardship, ch ildrearing, and conflicts in their work–life schedule that significantly limit employment decisions. Prioritizi ng moderate- and lower-income housing in Central Santa Rosa specifically supports these populations. Some sections of Eastern Santa Rosa receive very low scores, corresponding with Santa Rosa’s high-resource areas. Eastern Santa Rosa is largely residential and is surrounded by a State Park. As median income trends higher in Eastern Santa Rosa than the rest of the city, resulting in greater access to housing choice, Eastern Santa Rosa residents likely choose to prioritize a ccess to higher rated schools and open space, over close proximity to job centers. Additionally, the costs of car ownership and related commuting expenses are less prohibitive fo r moderate- and higher-income households, who may rely less on public transportation options to access employment locations.

Although there are more jobs in Santa Rosa and greater Job Proximity Index scores than in other parts of the county, housing costs are also higher than in other parts of the county. More than one-third of employed Santa Rosa residents work locally, filling roughly 60 percent of jobs in the city. This balance also contributes to fewer average daily VMT by Sa nta Rosa residents (13.7) and employees (9.1), compared to the county-wide averages of 16.5 and 12.5 VMT, respectively18. Through the 40-percent expansion of city bike lanes since 2010, improvements to pedestrian facilities, and other measures, the city has demonstrated a commitmen t to minimizing VMT to allevi ate congestion and pollution, particularly near Route 101. Nearly 90 percent of em ployed Santa Rosa residents drive to work either in Santa Rosa or elsewhere, most traveling alone.19 According to the U.S. Census Bureau’s Longitudinal Employer-Household Dynamics, Workplace Area Characteristics 2018, Santa Rosa has a jobs-to- household ratio of 1.13 (higher than the county aver age of 1.03), indicating th at there are more jobs than occupied households in the city. This suggests that improvements in public transportation could also help reduce VMT for non-resident workers commuting into Santa Rosa from outside the jurisdiction.

18 Sonoma County Transportation Authority, 2020, Sonoma County Travel Behavior Study 19 Santa Rosa Forward, 2021, “Briefing Book on Santa Rosa’s Existing Context,” PlaceWorks JANUARY 2023

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Figure 4-18 JOBS PROXIMITY INDEX

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4 Fair Housing Assessment
At 2.9 percent, Santa Rosa has a similar unemployme nt rate as other jurisdictions in the North Bay region. Further, Santa Rosa’s jobs-housing ratio is relatively balanced compared to many jurisdictions in the surrounding North Bay. For example, in Wi ndsor the jobs-housing ratio is 0.90, in Sonoma County it is 0.80, in City of Napa it is 1.14, in Napa County it is 0.95, in Marin County it is 0.96, in San Rafael it is 1.6, in in nearby Va llejo in Solano County it is 0.74. Ho wever, while on it s face this data suggests that Santa Rosa residents have relatively good access to jobs and housing in their community, stakeholders have expressed that the price of the homes do not necessarily correspond with the jobs available. However, Santa Rosa’s downtown offers one of the largest concentrations of employment opportunities in the region, providing economic oppo rtunities for the current workforce. In order to support furthered economic opportunities through housing, the City has identified Program H-3 to prioritize housing in Downtown to create balanced access to housing and jobs for the workforce.

Services for Persons with Disabilities
To meet the needs of the population living with disabilities in Santa Rosa, there are 38 licensed Adult Residential Facilities and 5 licensed ARFPSHNs (Adult Reside ntial Facilities for Persons with Special Health Care Needs.)
Santa Rosa CityBus, Sonoma County Transit, Gold en Gate transit, Grey hound, Amtrak Mendocino Transit and Sonoma-Marin Area Rail Transit (SMART) train all serve people living with a disability. All Santa Rosa CityBus vehicles have wheelchair ra mps, priority seating and automated bus-stop announcements, meant serve people living with a disability. Sant a Rosa CityBus, Sonoma County Transit and Golden Gate Transit operate paratransit s ervices within three-quarters of a mile of their fixed-route transit services. All three paratransit operators offer a very similar service, operating seven days a week to those who are unable (temporarily or permanently) to independently use Santa Rosa CityBus due to a disability or health -related condition. As required by the Americans with Disabilities Act, all three paratransit providers have the same ho urs and days as the fixed-route service. CityBus provides paratransit services throughout the City of Santa Rosa. Sonoma County Transit provides intercity transit service traveling north to south between Cloverdale and Petaluma and east to west between Sonoma and Monte Rio. Golden Gate Transit provides services from Santa Rosa south into Marin County, San Francisco and Richmond. Additionally, people living with a disability can apply for a Regional Discount Card on Clipper and receive discounts on all public transit trips in the Bay Area.

Upon request, the City of Santa Ro sa will provide appropriate auxilia ry aids or services for those individuals who have hearing, sight, or speech im pairments, to participat e in City programs or activities. Accommodation requests and barrier rem oval are offered regarding employment issues, sidewalks, transit access, curb ramps, physical barriers with in City facilities/properties, accommodations necessary to equally access a city program, service, activity, or benefits.

The city requires new developments to comply with Title 24 of the 2019 California Building Code to ensure that all new construction meets accessible design standards, thus ensuring that all new housing is accessible for all residents regardless of disability.

As discussed in the Housing Needs Analysis, Santa Ro sa serves as a social se rvices resource hub for Sonoma County, including services for persons with disabilities. Santa Rosa residents with disabilities JANUARY 2023

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benefit from close access to a range of services and resources, especially when compared to the rest of Sonoma County. The North Bay Regional Ce nter, which provides employment and housing- placement services for persons with developmental disabilities among other services, has a field office in Santa Rosa that is responsible for all of Sonoma County. The field office is in close proximity to public transit stops, the Sonoma County Library, Providence Memorial Hospital, and essential commercial services, such as pharmacies and grocery stores.

Environmental Health
In February 2021, the California Office for E nvironmental Health Haza rd Assessment (COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare community environmental scores. A community within the 75th percentile or above is one with higher levels of pollution and other negative environmental indicators and is considered a disadvantaged community.

Santa Rosa contains one census tract in the Downtown area that is within the 75th percentile, meeting the criteria to be considered a disadvantaged community ( Figure 4-19). This census tract comprises the area along Sebastopol Road from where it meets the 122/101 interchange at Olive Street, westward until Stony Point Road. This area is in close proximity to the highway and contains a mix of commercial, industrial, and residential uses. Other areas of the city along Route 101 south of State Route 12 score at the 73rd and 74th percentiles, just barely mi ssing the CalEnviroScreen criteria for disadvantaged communities. These scores indicate adverse environmental conditions in these areas, which feature residential areas intermixed with lig ht industrial and intensive commer cial uses in close proximity to heavily trafficked Route 101 and State Route 12. Re sidents of these census tracts (lower-income households and Hispanic-majority populations, as described in the Income and Race analyses) are the most susceptible to the long-term health impacts of poor environmental conditions. As the most urbanized city in the county, Santa Rosa contains the highest-scoring census tracts in Sonoma County, with some overlap into Sebastopol and Rohnert Pa rk. Other cities and areas with CalEnviroScreen scores over 40 percent include the Charles M Schulz Sonoma County Airport, Healdsburg, Cloverdale, and Petaluma. Most areas of Sonoma County enjoy e nvironmental conditions that typically result in positive impacts on health, including reduced po llution and access to open space and parks. The closest census tracts with comparable scores are in the City of Napa and Vallejo, which, while smaller, similarly feature residential areas with adjacency to major highways. Scores in the highly urbanized San Francisco and San Pablo Bay Areas are substantially higher than in the North Bay Area, reflecting their greater density and closer proximity to a higher number of major highways.

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Figure 4-19 CALENVIROSCREEN COMPOSITE SCORE

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Disproportionate Housing Need and Displacement Risk
Overcrowding and Overpayment
A household is considered to be “overpaying” or “cost burdened” when 30 percent or more of household income is spent on housing costs (e.g ., rent, mortgage payments) Households spending more than 50 percent of their income on housing costs are considered to be “severely cost burdened.” Households facing these circumstances are at an elevated risk of displacement.

Each year, HUD receives custom tabulations of ACS data from the U.S. Census Bureau. These data, known as the CHAS data (Comprehensive Housing Affordability Strategy), demonstrate the extent of housing problems and housing needs, particularly for low-income households. The latest available CHAS data related to overpayment for the City of Santa Rosa covers the 2014-2018 ACS 5-year estimate period. This CHAS tabulation reports that 39.5 percent of all Santa Rosa households (both owners and renters) are cost burdened (>30 percent overpayment). The subset of these households that are severely cost burdened (>50 percent overpayment) represent 17.8 percent of total households in Santa Rosa. Among renters only, 51.6 percent are cost burdened, and a subset of 25.1 percent are severely cost burdened. Among owners only, 29.1 p ercent are cost burdened, and a subset of 11.5 percent are severely cost burdened.

Rate of overpayment for owners and renters overall in Santa Rosa is comparable to the average rate statewide but is higher than the average for Sonoma County. Individually, rates of renter overpayment are higher in Santa Rosa than in the county and state, while owner overpayment is slightly lower.

As shown in Figure 4-20, overpayment by renters and homeowne rs is distributed unevenly across Santa Rosa, where rates of overpayment by census tract are frequently at or above 40 percent for renters and 20 percent for homeowners. Moderate rates of overpayment by homeowners (40 to 60 percent) are found almost en tirely on the west side of the city, in the city’s lower resourced areas.

Renters who overpay for housing are at an elevated risk of displacement. Overpayment by renters is found at relatively higher rates in Southern, So uthwestern, and the Rinc on Valley and Oakmont neighborhoods of Eastern Santa Rosa, and appe ars in high-, moderate-, and low-resource neighborhoods. The only areas with lower renter overpayment rates are in Northern Santa Rosa, which contains relatively affluent neighborhoods with very high rates of owner-occupancy. The total number of renter-occupied units in these areas is lower on average than in other parts of the city, especially for their size. This indicates that these areas are predominantly lower-density owner-occupied housing, and that renters who do live in these ne ighborhoods generally do not overpay for rent. In Southern and Southwestern Santa Rosa, where ma ny of the city’s lower to moderate income (<$55,000) census tracts are found, overpayment by renters is more serious (60 to 80 percent). Tracts in Rincon Valley and Oakmont with higher rates of overpayment (60 to 80 percent) may reflect the lack of diverse and/or higher dens ity, more affordable housing type s in these predominantly single- family residential neighborhoods.

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One tract near Downtown Santa Rosa sees unusually high overpayment by owners (greater than 60 percent). This residential area around and east of Juilliard Park includes the Burbank Gardens Neighborhood Association. This older neighborhood of smaller, single-family residences is walkable, close to Santa Rosa Plaza and other amenities in Downtown Santa Rosa, and overpayment by owners here may be by choice, reflective of new homeowners who are stretching their budgets to live in the neighborhood.

Regionally, rates of overpayment by Sonoma County homeowners is slightly lower in the Route 101 corridor than in more rural or semi-rural areas of the county, where rates are typically above 40 percent. This may indicate that the higher costs of housing in higher-resource areas further from Route 101 may create increased burden on home owning households. Inversely, overpayment by renters is slightly higher along the Route 101 corr idor, and highest in Southern Santa Rosa, Rohnert Park, and in less-populated rural tracts on the northwest side of the county. The county’s high renter cost burden in denser, low-resource urban areas cl ose to Route 101 likely reflects low incomes of residents in these areas, while higher cost burden in less dense rural areas to the northwest, while smaller in number, also coincide with areas below state median income, though not as low as in areas closer to Route 101. This reflects a pattern also found in Santa Rosa, with higher renter cost burden found in lower-resource, lower-income neighborhoods.

The US Census Bureau considers a household overcrowded when rate of persons per room is greater t h a n 1 . 0 . O v e r c r o w d i n g r a t e s i n S a n t a R o s a s h o w a clear spatial pattern, with higher rates of overcrowding appearing in the city’s Hispanic-majority census tracts and in its low-resource areas in South and Southwestern Santa Rosa. No tracts in Eastern Santa Rosa, generally the city’s moderate and high-resource side, are overcrowded. The area in and around the Roseland neighborhood, a historically Hispanic neighborhood, exhibits the highest rates of overcrowding in the city, followed by the residential areas around Northwest Community Park. Rates of overcrowded households elsewhere in the city also generally correspond with Hispanic-m ajority census tracts, indicating that there is an inequitable burden. This population is at an elevat ed risk of displacement and living with extended families or multiple room mates in units without an adequate number of bedrooms may also be a cause of overcrowding.

Regionally, very few tracts in Sonoma County exceed the statewide averages for rate of overcrowded households, which is 8.2 percent. Santa Rosa sees the highest rates in the county, followed by a small number of tracts in El Verano/B oyes Hot Springs, Windsor, Healdsburg, and Calistoga. These areas only see marginally higher rates than the statewide average – Santa Rosa is a notable outlier, with rates of overcrowding at 14 percent in a tract in Northwestern Santa Rosa and 21 to 36 percent in the Roseland area, by far the highest in the county. As described previously, Roseland is a primarily Hispanic neighborhood and largely consists of family households and has been a gateway for arriving immigrants.

To actively protect residents from displacement due to housing pressures resulting from overpayment and/or overcrowding, the city has included Program H-6
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Figure 4-20 OVERPAYMENT

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Housing Condition
Almost a third of Santa Rosa’s housing units are over 50 years old; 31 percent of housing units were built in 1969 or before, with an additional 11 percent built prior to 1950. Older units are generally more frequently subject to maintenance issues than new er housing stock. Even units that are not urgently in need of repair may benefit from energy-efficiency improvemen ts to reduce energy usage and related climate impacts. The city’s oldest neighborhoods include the West End, Cherry Street, St. Rose, Railroad Square, Olive Park, Burbank Gardens, and Ridgway. These neighborhoods are in and around the historic downtown section of the city, at the in tersection of Route 101 and State Route 12. All of these neighborhoods, with the exception of Ridgway , fall within the Downtown Station Area Specific Plan, which has a higher rate of renter occupanc y (71 percent) as compared with the city (46 percent).20 These neighborhoods are generally in low- or moderate-resource categories and incomes are at or around the state median, indicating that there may be limited capacity in household budgets for needed repairs. Additionally, landlord s and/or renters may maintain buildings less thoroughly than an owner-occupant would, pote ntially accelerating the need for maintenance.

Overcrowding is also slightly higher in several of these neighborhoods west of Route 101 and south of State Route 12, which can accelerate housing deterioration.

As described in the Housing Needs Assessment, another measure of substandard housing conditions is the presence of kitchen and plumbing facilities. The 2015–2019 ACS estimated that 0 of Santa Rosa’s dwelling units lack complete plum bing facilities and 756 lack comp lete kitchen fa cilities. These numbers represent approximately 1 percent of Santa Rosa’s total housing stock.

The City’s Code Enforcement team completes inspections on a proactive bases and as a part of the City’s Neighborhood Revitalization Program and the Housing Choice Voucher (HCV) Rental Assistance Program. Through the City’s Neighborhood Revitalization Program 570 units were rehabilitation from 2015 to 2021 and through the Housing Choice Voucher (HCV) Rental Assistance Program 613 homes were rehabilitation from 2018 to 20 21. Additionally, as a part of typical inspections to ensure that building code standards for existing plumbing, electrical, and other aspects of homes are maintained, 1,750 homes were rehabilitated. Overall, with assistance from both programs and other rehabilitation efforts a total of 2,933 homes were rehabilitated, representing 4.2 percent of the housing stock (69,406 total units, see Table 3-11 of the Housing Needs Assessment). It should be noted that this number does not include individual ho meowner reinvestment, and therefore the percentage of overall rehabilitation of the housing stock is most likely higher.

CHAS data tabulations define “housing problems ” as a cost burdened (>30 percent overpayment) households with one or more of the following pr oblems: incomplete kitche n facilities, incomplete plumbing facilities, more than one person per room. In Santa Rosa, households meeting this definition comprise 43.7 percent of the city’s total househol ds. This figure is higher fo r renters (57.8 percent)

20 Guhin, David, 2018, “Formation of the Renewal Enterprise District Joint Powers Authority.” City of Santa Rosa. https://renewalenterprisedistrict.org/wp-content/uploads/2021/05/2018.12.04-City-Presentation.pdf JANUARY 2023

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than it is for owners (31.5 percent), indicating an uneven disparity in ho using conditions between renters and owners.

Regionally, renters fare slightly worse in Santa Ro sa in terms of substand ard housing conditions than is found both statewide and in Sonoma County. However, fewer homeowners are considered to have housing problems in Sa nta Rosa than in the county or state. The 2011 Sonoma County Regional Analysis of Impediments to Fair Housing Choice reported that 2,800 units in the county were severely substandard, indica ting that units were lacking co mplete plumbing or kitchens.

Recent wildfires, loss of housing st ock in the southern portion of the city in 2017, along with an increasing demand for low-cost worker housin g, has likely exacerbated substandard housing conditions in the county.21
Substandard housing conditions can have an adve rse impact on health and are often a driver of displacement. To provide support in instances where residents are at risk of displacement due to safety concerns related to substandard housing co nditions, the City will seek funding to provide housing rehabilitation loans to lower-income residents to reduce displacement risk due to housing conditions ( Program H-12 ) and will continue to implemen t its reasonable accommodation ordinance to ensure all reside nts have accessible housing in their current and future homes (Program H-22 and H-38).

Homelessness/At-Risk Housing
As is described in the Housing Needs Assessme nt, the 2020 Sonoma County point-in-time count, conducted in February 2020, found 2,745 homeless persons countywide, 53 percent of whom were unsheltered. More than half of the County’s homel ess population (1,461 sh eltered and unsheltered persons) were in the Santa Rosa area, a decrease from 1,661 persons and 56 percent in 2019. While the point-in-time report does not report the specific responses and characteristics of those homeless residents that reported sleeping in Santa Rosa, when comparing the characteristics of the countywide homeless population to those of Santa Rosa’s population, it reveals that residents that identify as Black or African American, American Indian or Alaska Native, White, and mu lti-race or other are disproportionately represented in the countywide homeless population (Table 4-4). Similarly, residents with physical disabilities are disproportionately impacted by homelessness.

Table 4-4 CHARACTERISTICS OF THE HOMELESS POPULATION
Characteristic
Percent of Sonoma County
Homeless Population
Percent of Total Santa Rosa
Population
Seniors 13% 17%
Hispanic or Latino 26% 33%
Black or African American 7% 2%

21 Coates, Kathleen, 2021, “Many live in squalid conditions to work in Sonoma County,” The Press Democrat. https://www.pressdemocrat.com/article/news/many-live-in-squalid-conditions-to-work-in-sonoma-county/

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Characteristic
Percent of Sonoma County
Homeless Population
Percent of Total Santa Rosa
Population
American Indian or Alaska Native 15% 1%
Asian, Native Hawaiian, or Pacific
Islander 5% 6%
White 65% 55%
Multi-Race or Other 16% 4%
Physical Disability 23% 6%
Families with Children 9% 62%
Source: Sonoma County 2020 Point-In-Time Census Report, 2019 US Census, American Community Survey, ABAG Housing Element Data Package, 2021
In addition to the characteristics presented in Table 4-4, the following populations are impacted by homelessness in Sonoma County, though similar data on the total population is not available:
» 16 percent of respondents identified as lesb ian, gay, bisexual, ge nder non-conforming, transgender, or queer (LGBTQ+)
» 17 percent reported a history of foster care
» 72 percent reported being unemployed
» 10 percent reported having a traumatic brain injury, 40 perc ent psychiatric or emotional conditions, 23 percent chronic health problems
» 40 percent met the level of HUD-disabling co nditions that prevent maintaining housing and/or a job
» 59 percent report a history of domestic violence
» 139 homeless individuals were Veterans, 65 percent of whom were unsheltered Santa Rosa is the largest service provider for home less resources in the county, in addition to being the largest city in the county. The concentration of persons experiencing homelessness in Santa Rosa compared to other Sonoma County jurisdictions is likely a result of the City’s larger size and its role as a regional service provider leading to persons ex periencing homelessness to migrate to Santa Rosa to access those resources. Homeless persons most frequently ci ted inability to afford rent as an obstacle to securing permanent housing (70 percent). Additional obstacles included a lack of income or job (50 percent), no money for moving costs (3 1 percent), and lack of housing availability (20 percent).

Emergency shelters are allowed with a conditional use permit in every Santa Rosa zoning district and are, as of January 2020, allowed by right (without a discretionary permit) in the General Commercial (CG) district. New emergency shelters are subject to the same district requirements as other development projects in the same zone. In January 2011, the City’s Zoning Code was amended to specify that transitional and supportive housing fac ilities are treated as reside ntial uses, subject only to the same regulations as other residential uses of the same type in the same district. In addition to JANUARY 2023

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continuing to implement these zo ning regulations, the City will continue to provide funding and support to groups providing shelter and services to the homeless and explore new models for providing temporary housing solutions, including non-congregate shelters ( Program H-24). Further, the City will work with service providers to target outreach to those groups that are disproportionately impacted by homelessness, and community organizations to iden tify strategies to prevent homelessness and eliminate the disproportionate impact.

Several emergency shelters, day services, and other programs provide services to Santa Rosa residents experiencing homelessness and housing instability.

Emergency Shelters
» The Family Support Center is a 138-bed emergency shelter operated by Catholic Charities for families experiencing homelessne ss. The center provides food, cl othing, children’s activities, medical and dental care, and client-focused family action plans and services to overcome homelessness.
» Samuel L. Jones Hall Homeless Sh elter is a city-owned facility that has been operated by Catholic Charities since it opened in 2005. Th is housing-focused emergency shelter provides up to 213 year-round beds and wrap-around services for single adults experiencing homelessness. The total 213-be ds are prioritized by the Home less Outreach Services Team (HOST) with beds designed for medical respite, public safety, and the Homeless Encampment Assistance Program (HEAP) or during emergent situations. » Samuel L. Jones Hall Shelter Annex is a prefabricated structure that provides 60 emergency shelter beds in conjunction with the existing facility. The shelter annex opened in January 2021 and restores the shelter bed capacity that was lost due to social-distancing restrictions during the COVID-19 pandemic. These 60 beds are part of the total 213 year-round beds provided on-site.

Day Services
» Homeless Services Center: Operat ed by Catholic Charities, is a multi-service day center in downtown Santa Rosa for persons experiencing homelessness in Sonoma County. The center provides showers, laundry, teleph one, mail service, referrals, and shelter intake, all with the goal of exiting participants out of homeles sness and into housing. Homeless Outreach Services Team (HOST) are based at this facility as well. » The Living Room: For women and their children experiencing homelessness, the City of Santa Rosa provides funding to The Living Room for comprehensive case management and access to services through their daytime drop-in center.

Safe Parking
» A Safe Parking Pilot Program opened in March 2022. The program will provide community members who are experiencing homelessness a place to safely park their vehicle or RV with

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access to basic services, as well as wrap-around services in alignment with the City’s Housing First strategy. Additionally, the program is meant to lessen the impacts of homelessness on the broader community.

Street Outreach
» The Homeless Outreach Services Team (HOST), operated by Catholic Charities and funded by the City, is a street outreach team working to engage persons experiencing homelessness into services and housing in collaboration with th e Police Department’s Downtown Enforcement Team (DET) and other service providers and community partners.

Rental Assistance
» HCA Family Fund is a program operated by Community Action Partnership to assist individuals who are homeless or at risk of becoming home less with rental assist ance combined with financial coaching, to empower the participants for future housing stability. » The Housing First Fund was authorized by City Council in 2018 to further HOST's efforts to assist persons experiencing homelessness to obtain housing. The funding goes towards landlord incentives, risk mitigation, tenant assistance, and housing assistance, such as security deposits and rental payments.

Other Programs
» Santa Rosa City Council approved the Communi ty Homeless Assistance Program (CHAP) in 2016 to foster community solutions with the goal of reducing the impacts of homelessness on the community and to better serve persons experiencing homelessness. This program allows property owners to use commerci al properties or properties/fa cilities that meet the Zoning Code definition for “Meeting Facility, Public or Private,” for safe parking, safe camping, the placement and maintenance of portable toilets and access to existing bathroom facilities, provision of temporary overnight shelter and storage for personal belongings. » Santa Rosa’s Homeless Encampment Assistance Program (HEAP) program involves a multi- disciplinary team focused on a compassionate approach to address the health, safety, and shelter needs of persons living in encampments and to ease the impacts to surrounding communities.

Displacement Risk
According to Zumper.com’s Rent Research tool, the average rent for a one-bedroom apartment in Santa Rosa in December 2021 was $1,870. This represents a year-over-year increase of 17 percent.

The oldest rent price data available is for Novemb er 2014, when median re nt for a 1-bedroom unit was $1,310, a 43-percent increase over a 7-year period. In comparison, the ACS estimates that the median rent in Santa Rosa has increased from $1,046 in 2010 to $1,466 in 2019 (4.5 percent average annual increase), in Sonoma County it has increased from $1,107 to $1,478 (3.7 percent average annual increase), and in the Bay Area it has increased from $1,234 to $1,8 49 (5.5 percent average annual JANUARY 2023

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increase). While this data is slightly older than the current data provided by Zumper.com, and privately collected data is not available for current median rents, it is assu med that rents have continued to increase at similar rates. As such, rent increases in Santa Rosa are likely outpacing other communities in Sonoma County, but are increasing at a slightly slower rate than the Bay Area as a whole.

Zillow.com maintains a home value index that repor ts monthly change in typical home values for a given area. As of November 2021, the Zillow Home Value Index for Santa Rosa was $691,334. Values in 2013 were approximately $413,000, representing an increase of 67.4 percent over a 6-year period, or an average annual increase of 11 .2 percent. The ACS 2019 5-year estimate (the most recent data available) reports median household income in Santa Rosa to be $75,630, while the 5-year estimate in 2013 was $60,354. This represents an increase of 25.3 percent over a 6-year period. Rises in rental prices and home values have rapidly outpaced rises in income in Santa Rosa, indicating a serious risk of displacement. This risk will be higher in area s where renters and owners are more heavily cost burdened and where housing units are more overcrowded, generally on the western side of the city.

Regionally, the median home value in Sonoma County reflects that of Santa Rosa, while the median home value in the Bay Area as a whole exceeds $1 million. On average, the median home value has increased by 14.1 percent annually in Sonoma County and 15.2 percent annually in the Bay Area, both of which exceed the rate in Santa Rosa.

The Urban Displacement Project, a joint research an d action initiative of the UC Berkeley and the University of Toronto, analyzes income patter ns and housing availability to determine the gentrification displacement risk at the census tract level. Six displa cement typologies exist in Santa Rosa:
» Low-Income/Susceptible to Displacement: These tracts are predominantly low- or mixed- income, susceptible to changes if housing prices increase. » Stable Moderate/Mixed Income: These tracts are predominantly occupied by moderate-, mixed-moderate, mixed-high, or high-income households.
» At Risk of Becoming Exclusive: These tracts are also predominantly occupied by moderate, mixed, or high-income households, with hous ing affordable to middle- to high-income households but ongoing increases in prices.
» Becoming Exclusive: These tracts are characterized by a total loss of lower-income households between 2000 and 2018 and housing that is a ffordable only to middle- to high-income households but ongoing increases in price.
» Early/Ongoing Gentrification: These tracts are low- or mi xed low-income with housing affordable to moderate or mixed moderate-income households, though there has been a rapid increase in housing costs exceeding regional median changes. » Advanced Gentrification: These tracts moderate- to high-income with housing affordable only to middle, high, and mixed-moderate and -high income households.

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According to the Urban Displacement Project, most of western Santa Rosa, north of Franklin Avenue and west of Brush Creek are cons i d e r e d A t R i s k o f B e c o m i n g E xclusive or Becoming Exclusive.

Downtown Santa Rosa and the area to the north, as well as the neighborhoods west of Highway 101 and north of W. College Aven ue are considered Low Income/S usceptible to Displacement.

Gentrification is furthest along in the Corb y Olive, Roseland North, and Redwood Highway neighborhoods, which are designat ed as experiencing Early/Ongoing Gentrification and in the Peterson Lane neighborh ood, which is designated as Advanced Gentrification. Displacement risk is estimated to be extremely high in the Rosela nd North and Corby Olive neighborhoods, and particularly elevated for very low- and low-income households.

In light of these conditions, Santa Rosa has identified and implemented a variety of policies to combat displacement and gentrification. The Urban Displacement Project rates Santa Rosa highly on its anti- displacement policy map, suggesting that the ci ty has employed policies to help mitigate displacement. The City implements eight policy measures intended to counter forces of displacement, including mobile home rent control, single-r oom occupancy (SRO) preservation, condominium conversion regulations, foreclosure assistance, jobs-housing linkage fees, Housing Trust Fund, inclusionary zoning, and Community Land Trusts. Although Santa Rosa has relatively strong anti- displacement policies, the severity of California’s housing crisis means that the residents in the city’s vulnerable areas are still at risk of displacement.

Regionally, counties north of the San Francisco Bay Ar ea have seen rents increase in recent years as housing market pressures drive even higher-income renters northward. Patterns of renter overpayment, an indicator of displacement risk, in Sonoma County have stayed consistent between 2019 and 2014 ACS 5-year estimate s, with higher rates closer to the urbanized Route 101 corridor north and south of Santa Rosa, and lower rates in mo re remote parts of the county. Certain tracts in the county that have very few renters are also considered to have higher rates of cost burden, reflecting higher rental prices in predominantly owner-occupied neighborhoods. Low-resource areas in urban parts of the county tended to stay relatively more cost burdened between 2014 and 2019.

Enforcement and Outreach Capacity
The City enforces fair housing and complies with fair housing laws and regulations through a twofold process: review of City policies and code for co mpliance with state law an d referring fair housing complaints to appropriate agencies. Any updates or revisions to the City Zoning Ordinance that are needed to comply with fair housing laws have been identified in the Housing Element programs. The City will continue to regularly review land use po licies, permitting practice s, and building codes for compliance with state and federal fair-housing laws.

In addition to assessing fair housing issues related to development standards, fair housing issues can include disproportionate loan rates by race, housin g design that is a barrie r to individuals with a disability, discrimination against ra ce, national origin, fam ilial status, disability, religion, or sex when renting or selling a housing unit, and more. The city ensures dissemination of fair housing information and available services through the City’s Housing website. The city will continue to make fair housing information available, updating annually or as needed, on the City’s website and through annual JANUARY 2023

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distribution of printed materials at City buildin gs, and making materials available at community meetings.

The City will continue to regularly examine zoning and land use policies, pe rmitting practices, and building codes to comply with fair-housing laws. Periodic reviews of the zoning regulations and policies confirm that, as the city grows and changes, it continues to ensure and enforce that all persons have access to sound and affordable housing. Regu lar reviews of policies and practices ensure that all persons have access to sound and affordable housing to the extent that such housing is available.

The Housing Element will ensure compliance with fair housing law through the following:
» Density Bonus Law (Government Code Section 65 915 et. seq.). The city has a density bonus ordinance most recently updated in 2021, as well as a Supplemental Density and FAR Bonus Program, which is coordinated with two Specific Plan Areas. The City has amended its density bonus program in accordance with ABs 2753, 23 72, 1763, 1227, and 2345 that were passed between 2019 and 2022.
» No-Net-Loss (Government Code Section 65863). The City, through its General Plan Update, will designate sufficient land to maintain adequate sites at all times during the planning period commensurate with its assigned Regional Housing Needs Assessment (RHNA) allocation and will periodically review its land inventory to ensure site availability. » Housing Accountability Act (Government Code, Section 65589.5). The City will not disapprove, or condition approval in a manner than renders infeasible, a housing development project for very low-, low-, or moderate-income househol ds or an emergency shelter unless specified written findings are made.
» Objective Development and Design Standard s (Government Code Section 65913.4). On November 19, 2019, the City passed an ordinance establishing Objective Design Standards for streamlined and ministerial revie w, which help to improve ce rtainty for developer and the community regarding the design of residential and mixed-use projects (ORD-2019-018). » Homeless Accommodations. The City’s zoning code allows for emergency shelters, transitional housing, and supportive housing, in all residential zones and will amend its codes to allow for low-barrier navigation centers as a by-right la nd use in accordance with Government Code Sections 65582, 65583, and 65660 et. seq.
» Farmworker and Employee Housing. The City will revise its zoning codes to allow for farmworker housing, agricultural housing, and employee housing as a by-right residential use in accordance with Sections 17021.5 and 17021.6 of the Health and Safety Code. » Application Processing (Government Code Section 65589.5). The City will rely on regulations set forth in state law for processing preliminary application for housing development projects, conducting no more than five hearings for ho using projects that comply with objective General Plan and development standards, and making a decision on a project within 90 days after certification of an environmental impact report (EIR) or 60 days after adoption of a mitigated negative declaration (MND) or an EIR for affordable housing projects.

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Fair Housing Advocates of Northe rn California (FHANC) is the local fair housing agency serving Sonoma County (with the exception of the City of Petaluma.) FHANC offers fair housing counseling services, complaint invest igation, and assistance in filing ho using discrimination complaints to homeowners and renters, with resources available at no charge in English, Spanish, and Vietnamese.

Between July 1, 2020, and June 30, 2021, FHANC pr ovided counseling or education to 2,930 tenants, homeowners, homebuyers, housing providers, children, social service providers, and advocates across Marin, Sonoma, and Solano Counties. Of the fair housing clients a ssisted by FHANC last year, 94 percent of clients were extremely low, very low, or low income. In addition, 27 percent were Latinx, 13 percent of whom spoke no English, and 20 percent were Black/African American. 22 Between 2013 and 2021, 52 Fair Housing cases were filed in Santa Rosa. Of these 52 cases, » 27 cases of alleged discrimination resulted in a no-cause determination, » 13 cases of alleged discrimination were closed through conciliation or settlement, » 32 cases alleged discrimination based on disability,
» 9 cases alleged discrimination due to retaliation,
» 5 cases alleged discrimination based on race,
» 0 cases alleged discrimination based on religion,
» 6 cases alleged discrimination based on sex, and
» 5 cases alleged discrimination based on familial status.

Of the 52 cases, 11 cases of alle ged discrimination were based on more than one protected class. As a result, the sum of the figures above is slightly greater than the total number of individual cases.

In addition to these cases, there is currently, as of December 2022, an open lawsuit against the City (Coser v. City of Santa Rosa) alleging discrimination against homeless individuals and violations of their civil rights. The City has included Program H-30 to work with interested and impacted persons and agencies in Santa Rosa to address concerns associated with this case once it has been settled.

Regionally, Santa Rosa is the county’s largest city and has seen the largest number of Fair Housing cases filed between 2013 and 2021. Other cities in Sonoma County wi th significant numbers of Fair Housing cases filed include nearby Sebastopol (2), Rohnert Park (14), and Cotati (3), as well as the City of Sonoma (8). These urban areas of the county are also home to low-resource census tracts and higher rates of residents in protected classes, indicating a pattern of fair housing case filings occurring with greater frequency in cities with higher rates of protected classes.

22 Fair Housing Advocates of Northern California, 2022 (accessed), "Who we serve," Fair Housing Advocates of Northern California
https://www.fairhousingnorcal.org/who_we_serve.html
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Sites Inventory Analysis
The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fosterin g inclusive communities where all residents have access to opportunity. This is pa rticularly important for lower-in come households. AB 686 added a new requirement for housing elements to analyze the location of lower-income sites in relation to areas of high opportunity. Figures 4-21 through 4-30 show the distribution of projected units by income category of the following indicators compared to citywide patterns. This is to understand how the projected locations of units will affirmatively further fair housing: TCAC opportunity areas, median income, familial status, di sability rates, educational score, e nvironmental health, overcrowding, and overpayment. The following sites inventory discussion includes an analysis of the number of projected units by income category to further assess the potential impacts of the sites inventory to affirmatively further fair housing.

Potential Effects on Patterns of Integration and Segregation Figure 4-21 presents the breakdown of unit capacity in Santa Rosa by resource area designation and income category. Approximately 53.1 percent of the total unit capacity identified to meet the RHNA is in low-resource areas, which accounts for 51.5 percent of above moderate-income units, 45.2 percent of moderate-income units, and 60.4 percent of lower-income units, in dicating a relatively even distribution, particularly between lower- an d above moderate-income households. As seen in Figure 4-3, the only high resource areas in Santa Rosa are in the eastern area, and they account for a very small portion of the city’s land area. Opportunity sites for lower- and moderate-income units have been identified primarily wi thin the DSASP area, with close pr oximity to existing and proposed services, transit, and other opportunities to revita lize vacant areas without risking displacement of existing residents. Further, many sites identified to meet the City ’s RHNA have the capacity to accommodate units at all three income levels—lower, moderate , and above moderate—ensuring that, regardless of where a site is located in th e city, it will help to facilitate mixed-income neighborhoods and encourage future integration in areas that are currently designated low and moderate resource.

CITY OF SANTA ROSA

4 Fair Housing Assessment
Figure 4-21 PERCENT UNIT CAPACITY BY TCAC RESOURCE AREAS

Source: TCAC/HCD, 2021; City of Santa Rosa, 2022.

Income
Figure 4-9 identifies that the median income in most of the City of Santa Rosa, with the exception of the northeastern area, is relatively low compared to the larger region. Most of Santa Rosa is prohibitively expensive for lower-income households, and there is limited housing stock affordable to low-income households, as discussed previously in this assessment. Also, approximately 73 percent of lower-income households overpaid for housing in 2019. However, the distribution of sites in Figure 4-9 promotes mixed-income development in target ed neighborhoods through construction of a range of housing types. While the northeastern portio n of the city is most suitable for lower-density single-family development, which results in a po tential concentration of above moderate-income households, the city has identified Program H-5 to encourage the construction of ADUs in this area as an affordable housing type to facilitate mobility opportunities.

Due to the topography of Santa Rosa, construction of higher density housing is best suited for the central areas of the city near resources and services. While these areas are considered low and moderate resource according to TCAC and HCD, these designations are likely based on the comparison of median income to other areas of the count y, rather than availability of services.

Construction of lower-income uni ts in these areas will help to alleviate existing patterns of overpayment and overcrowding by increasing the supply of affordable housing and encourage place- based revitalization through redev elopment of underutilized parc els in the downtown area and provision of new, safe housing. By increasing the affordable supply, these units also ensure that lower- income households are not displaced when mo derate- and above moderate-income units are constructed in the same area. Further, the City will encourage incorporation of lower-income units in areas with higher median incomes, with approximat ely 9.8 percent sited in areas with incomes of

3.0%

4.6%

0.7%

2.3%

36.6%

50.2%

47.7%

44.6%

60.4%

45.2%

51.5%

53.1%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
High Resource Moderate Resource Low Resource
JANUARY 2023

2023 – 2031 Housing Element Page 4-65
4 Fair Housing Assessment
$123,050 or higher ( Figure 4-22 ). The City has also included Program H-5 to actively promote construction of affordable ADUs in high-resource areas and monitor affordability of new ADUs.

As shown in Figure 4-22, approximately 72.2 percent of the City’s RHNA capacity is located in lower- income areas, in the central portion of the city as described above. This includes a similar proportion of all income categories. The co mbination of these programs and facilitating the development of a range of housing types will help ameliorate patterns of segregatio n by income both locally and regionally through facilitation of mixed-income neighborhoods in the central portion of the city, and integration of lower-income opportunities through ADUs in areas of affluence. The development of the sites for lower-income housing units will make Santa Rosa more accessible to households with a wider range of incomes, making the city itself less exclusive while si multaneously increasing mobility opportunities in the Sonoma County region, where lower-income households have typically been concentrated in historically redlined areas.

Figure 4-22 PERCENT UNIT CAPACITY BY MEDIAN INCOME

Source: 2015-2019 ACS; City of Santa Rosa, 2022
Racial and Ethnic Characteristics
As discussed previously in this assessment, Sant a Rosa is predominantly White, which accounts for

54.6 percent of the city’s population, though some areas are predominantly Hispanic, with Hispanic and Latinx residents representing 32.8 percent of the city’s population. The city is also home to smaller populations of Asian (5.4 percent), Black and African American (2.4 percent), multiracial non-Hispanic (3.3 percent), Native American (0 .7 percent), and Native Hawaiian/ Pacific Islander (0.6 percent) residents. Route 101 serves as a physical barrier separa ting the city into distinct east and west sides.

The east side is less diverse and home to the city’s most affluent households, and the west side reflects more diversity both in terms of race, ethnici ty, and household incomes. There are greater

77.1%

65.2%

72.0%

72.2%

13.1%

20.8%

20.8%

18.2%

9.8%

14.0%

7.2%

9.6%
0% 20% 40% 60% 80% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<$93,050 (Lower-Income) $93,051 - $123,050 (Moderate-Income) >$123,050 (Above Moderate-Income)

CITY OF SANTA ROSA