February 14, 2023
City Council Public Hearing
2023-2031 HOUSING ELEMENT/Winter General Plan Amendment
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Staff Presentation Agenda
Housing Element
Requirements, including
RHNA
Housing Element
Content Overview
Process and Revisions to
Address State Comments
Recommendation and
Next Steps
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Overview
• Adoption Deadline: January 31, 2023
– 6th Cycle Planning Period: January 31, 2023 – January 31, 2031 – 5th Cycle Planning Period: January 31, 2015 – January 31, 2023 • Required Element of the General Plan
• State-mandated update schedule
• Review and certification by State (HCD)
• This includes a plan for accommodating a jurisdiction’s fair share of the regional housing need
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Timeline
1 May 20, 2021
ABAG
Executive
Board
approved
RHNA
Allocations
Santa Rosa
received
4,685 units
2 Nov 16, 2021
Joint Study
Session
Housing
Element
Kickoff
3 April 18, 2022
& May 20,
2022
County
requested a
RHNA
transfer of
1,800 units.
4 June 3, 2022,
Draft Housing
Element was
released for
public review
5 June 9, 2022,
Planning
Commission
Study Session
6 June 21, 2022
City Council
Study Session
7 Aug 3, 2022
Draft Housing
Element was
submitted to
HCD
8 Oct 13, 2022
Informal HCD
Discussion.
Revised Draft
released
October 20th
9 Nov 1, 2022
City received
HCD
Comment
Letter
10 Dec 22, 2022
revised draft
Housing
Element was
published,
and
republished
on January
19, 2023
11 Jan 26, 2023
Planning
Commission
Hearing and
Recommenda
tion to
Council
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Public Outreach
Service Provider Interviews November 2021 – June 2022
City Council/Planning Commission Study Session November 2021, May/June 2022 Community Workshop March 2022
Online Community Survey February – April 2022
Napa Sonoma Collaborative Equity Working Group
Meetings January – March 2022
SR Forward Community Involvement Strategy Summer 2020 – Ongoing 5 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Contents
Public
Outreach
and
Engagement
Housing
Needs
Assessment
Fair Housing
Assessment
Housing Site
Analysis
Housing
Constraints
Evaluation of
Previous
Housing
Element
Goals,
Policies,
Programs
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Public Outreach
Additional steps beyond the State law:
• Specific Website for Housing Element:
https://www.santarosaforward.com/HE
• Bilingual Social Media Campaigns
• Bilingual Pop-Ups in Equity Priority Communities
• Additional channels of communication: Let’s
Connect Platform, Text Messages, and WhatsApp
• Meetings with housing focused non-profit
organizations, to provide information and foster
collaboration
• Bilingual Housing Element Summary
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Regional Housing Needs Allocation (RHNA)
Income Category Income Range RHNA Applicable Zoning
Very Low Income*
(31%-50% of Median Income) ≤ $58,150 1,218 units Transit Village-Residential (25-40 du/acre) Medium Density Multi-Family Residential
(8-30 du/acre)Low Income
51%-80% of Median Income) $58,151 - $93,050 701 units
Moderate Income
(81%-120% of Median Income) $93,051 - $123,950 771 units Single-Family Residential (2-13 du/acre) Mobile Home Park (4-18 du/acre)
Above Moderate Income
(>120% of Median Income) ≥ $123,951 1,995 units Single-Family Residential (2-13 du/acre) Rural Residential (0.2-2 du/acre)
TOTAL 4,685 units
1,919
Lower
Income
*It is assumed that 50 percent of very low-income units will be for extremely low-income households.
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Sonoma County Regional Housing Needs
Allocation (RHNA) Breakdown
Jurisdiction Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Total
Cloverdale 74 43 45 116 278
Cotati 60 34 39 101 234
Healdsburg 190 109 49 128 476
Petaluma 499 288 313 810 1,910
Rohnert Park 399 230 265 686 1,580
Santa Rosa 1,218 701 771 1,995 4,685
Sebastopol 55 31 35 92 213
Sonoma 83 48 50 130 311
Unincorporated County 1,036 596 627 1,622 3,881
Windsor 385 222 108 279 994
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM RHNA Progress during the 5th Cycle
2015 2016 2017 2018 2019 2020 2021
County
Issued
Permits
2015-
2021
Total
Building
Permits
Issued
5th Cycle
RHNA
Goal
Remaining
Need
Very Low-Income
Units 0 1 0 41 6 38 211 59 356 (34%) 1,041 685
Low-Income Units 24 0 0 12 12 49 190 53 340 (51%) 671 331 Moderate-Income
Units 8 16 23 77 50 25 70 2 271 (36%) 759 488
Above Moderate-
Income Units 94 246 327 301 379 513 933 160 2,953
(113%) 2,612 (341)
Total Production 126 263 350 431 447 625 1,404 274 3,920* 5,083* 1,504** * Includes RHNA allocations and credits transferred from the County to the City with the annexation of the Roseland area. **City has issued building permits for more above-moderate residential units overall than RHNA requires, this does not reduce the remaining need generated by RNHA requirements for affordable units. 10 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM RHNA Progress during 3rd & 4th Cycles
Total
Building
Permits
Remaining
Need
3rd Cycle
RHNA
Goal
Very Low-Income
Units 728 811 1,539
Low-Income Units 1,451 0 970
Moderate-Income
Units 2,212 0 2,120
Above Moderate-
Income Units 4,778 0 3,025
Total Production 9,169 811 7,654
Building Permits Issued: 1999 – 2007
Total
Building
Permits
Remaining
Need
4th Cycle
RHNA
Goal
Very Low-Income
Units 323 1,197 1,520
Low-Income
Units 481 515 996
Moderate-
Income Units 646 476 1,122
Above Moderate-
Income Units 1,100 1,796 2,896
Total Production 3,797 3,984 6,534
Building Permits Issued: 2007 – 2014 11
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Needs Assessment
Population
Characteristics
» Household
Characteristics
» Income and
Employment
Characteristics
» Employment
Trends
» Housing
Characteristics
» Housing Cost
and
Affordability
» Special-
Needs Groups
» At-Risk
Housing
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Needs Assessment 62%
of households
were families4% of units were
severely overcrowded
(up from 1% in 2010)
The number of
overcrowded units
increased by
5,184
between 2010-2019
46%
of households
are renters
54.6 63.2
32.8 26.7
0 10
20 30
40 50
60 70
% White % Hispanic or Latinx
2019 Santa Rosa vs County Demographics
62.8 % increase in
the 65-74 age group
between 2010-2019
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Fair Housing Assessment
• The city has analyzed 6
characteristics that are relevant
to understand the barriers to fair
housing: diversity, household
income, rates of poverty, rates of
overcrowding and overpayment,
familial status, and rates of
disability.
Portrait of Sonoma:
Differences since 2014 in Population
US: ACS 2019. CA and Sonoma: PUMS 2019. Sonoma breakdowns: PUMS 2015-2019 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Diversity
Composition
The highest racial and
income diversity is
found in the city’s lower
resourced areas,
primarily within SW
Santa Rosa
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Site Analysis
• California law requires that the Element
contain an inventory of land available for
development, including vacant sites that can
be developed for housing and nonvacant
(i.e., underutilized) sites having potential for
redevelopment. State law also requires an
analysis of the relationship of zoning and
public facilities and services to these sites.
• The sites inventory includes an analysis of
the # of units that can be possibly built by
income category to further assess the
potential impacts of the sites inventory to
affirmatively further fair housing.
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Approved and
Pending Project
Capacity
Pending Projects
Lower Mod. Abv.
Mod Total
Units 68 0 447 515
Approved Projects
Lower Mod. Abv.
Mod Total
Units 657 129 1,169 1,955
Under Construction
Lower Mod. Abv.
Mod Total
Units 233 50 114 476
17 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Vacant Site
Capacity – outside
of the DSASP
Vacant Sites
Lower Mod. Abv.
Mod. Total
Units 454 732 1,435 2,621
18 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Vacant DSASP Site
Capacity
Vacant Sites
Lower Mod. Abv.
Mod. Total
Units 946 0 416 1,362
19 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Projected Accessory Dwelling Units (ADUs)
• Relying on HCDs projection
methodology
• ABAGs Affordability Methodology
• Year
• ADU ProductionYear ADU Production
2018 80
2019 50
2020 63
2021 95
Annual Average 72
Projected over 8 years 577
Income
Category
Affordable
Percentage
Unit
Allocation
Very Low 30% 173
Low 30% 173
Moderate 30% 173
Above Mod. 10% 58
Total 100% 577
20 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Constraints
1. Governmental Limitations: Regulations can increase costs or limit opportunities for housing development. Potential constraints to housing development in Santa Rosa vary by area, but generally could include infrastructure, residential development fees, land use controls, development standards, development and building permit application processing times, and resource preservation.
2. Nongovernmental Limitations: Housing purchase prices, financing costs, cost of land and improvements, construction costs, property taxes, profit, and rent rates continue to be the biggest constraints to housing access for households with lower and moderate incomes.
3. Energy Conservation: The City has made strides in reducing greenhouse gases and utilizing green energy sources.
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Evaluation of Previous Housing Element
1. The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal.
2. The effectiveness of the housing element in attainment of the community’s housing goals and objectives.
3. The progress of the city, county, or city and county in implementation of the housing element.
4. The effectiveness of the housing element goals, policies, and related actions to meet the community’s needs, pursuant to paragraph (7) of subdivision (a) of Section 65583.”
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Goals
H-1: ENCOURAGE THE DEVELOPMENT OF HOUSING TO MEET THE NEEDS OF ALL SANTA ROSA RESIDENTS.
H-2 CONSERVE AND IMPROVE THE EXISTING AFFORDABLE HOUSING STOCK H-3: INCREASE SPECIAL NEEDS HOUSING OPPORTUNITIES AND SUPPORTIVE SERVICES FOR LOWER INCOME HOUSEHOLDS,
FAMILIES WITH CHILDREN, SENIORS, PERSONS WITH PHYSICAL AND DEVELOPMENTAL DISABILITIES, FARMWORKERS, FEMALEHEADED HOUSEHOLDS, AND PEOPLE WHO ARE EXPERIENCING HOMELESSNESS.
H-4: ENSURE EQUAL HOUSING OPPORTUNITIES FOR ALL RESIDENTS, REGARDLESS OF THEIR SPECIAL CHARACTERISTICS AS PROTECTED UNDER STATE AND FEDERAL FAIR HOUSING LAWS.
H-5 REDUCE OR REMOVE GOVERNMENT CONSTRAINTS ON THE MAINTENANCE, IMPROVEMENT AND DEVELOPMENT OF HOUSING WHERE FEASIBLE.
H-6: DEVELOP ENERGY-EFFICIENT RESIDENTIAL UNITS AND REHABILITATE EXISTING UNITS TO REDUCE ENERGY CONSUMPTION.
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Program Overview
• 2023-2031 Housing Element includes 42
Actions:
– 7 programs continuing without
modifications
– 19 programs modified
– 16 new programs
• Proposed changes are displayed within
the draft Housing Element, changes
were made as a result of comments
received, along with changes in State law
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Continuing Programs
• Program H-1 Adequate Sites
• Program H-4: Opportunity Development Areas
• Program H-16: Santa Rosa Housing Trust
• Program H-27: Housing for Large Households
• Program H-28: Build Community Acceptance
• Program H-33: Real Property Transfer Tax
• Program H-34: Participation in the Mortgage Credit Certificate Program 25 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Modified Programs
• Program H-3: Encouraging Housing in Mixed-Use Projects • Program H-5: Accessory Dwelling Units
• Program H-10: Code Enforcement Activities
• Program H-12: Housing Rehabilitation
• Program H-13: Mobile Home Park Preservation
• Program H-15: Preservation of At-Risk Housing Units
• Program H-18: Inclusionary Housing Program
• Program H-20: Support Affordable Housing Development
• Program H-21: Funding for Affordable Housing Development 26 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Modified Programs Continued…
• Program H-22: Housing for Persons with Disabilities
• Program H-23: Housing for Farmworkers
• Program H-24: Housing for Persons Experiencing Homelessness • Program H-25: Housing for Extremely Low-Income Households • Program H-26: Housing for Senior Households
• Program H-29: Fair Housing Services
• Program H-32: Tenant Protection/Eviction Prevention Measures • Program H-36: Section 8 Housing Choice Voucher Program • Program H-31: Application Streamlining and Compliance with Senate Bill 35 • Program H-41: Energy Efficiency in Residential Development 27 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM New Programs
• Program H-2: Lot Consolidation and Small Site Development • Program H-6: Innovative Housing Options
• Program H-7: Prohousing Designation
• Program H-8: Sites Identified in Previous Cycles
• Program H-9: Large-Lot Development and Subdivision
• Program H-11: Housing Conditions Survey
• Program H-14: Mobile Home Park Rent Control
• Program H-17: Affordable Housing Tracking
• Program H-19: Essential Housing Bond Financing Program 28 SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM New Programs Continued…
• Program H-30: Affirmatively Furthering Fair Housing – Anti-Displacement Strategies • Program H-31: Affirmatively Furthering Fair Housing – Place-Based Revitalization Strategies
• Program H-35: Community Land Trust Program
• Program H-38: Zoning Code Amendments
• Program H-39: Revised Parking Standards
• Program H-40: Design Review Findings
• Program H-42: Water and Wastewater Priority
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Housing Element Process and Milestones
Milestone Date/Timeframe
Submitted to HCD – 90 days August 3, 2022
Call with HCD to discuss draft Housing Element October 13, 2022 Revised Housing Element and posted revisions on City’s website October 20, 2022 Submitted revisions to HCD for review October 28, 2022
Findings Letter received from HCD November 1, 2022
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Next Steps
• Adopted Housing Element Submittal to HCD
• HCD Review Period (60 days)
• Minor revisions (if necessary) for HCD certification
• Certified Housing Element (Feb-April)
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Environmental Determination: Addendum
• The Addendum to the General Plan 2035 EIR concludes that adoption of the General Plan Amendment/Housing Element would not result in new or more severe significant environmental impacts compared to the impacts previously disclosed and evaluated in the 2035 General Plan Environmental Impact Report.
• Consequently, no additional environmental review is required. In accordance with CEQA Guidelines Section 15164(c), an addendum need not be circulated for public review, but can be included in or attached to the Final EIR or adopted MND. Per CEQA Guidelines Section 15164(d), the decision-making body shall consider an addendum with the adopted Final EIR prior to deciding on the project.
SANTA ROSA HOUSING ELEMENT UPDATE WWW.SANTAROSAFORWARD.COM Staff Recommendation
It is recommended by the Planning Commission and the Planning and Economic Development Department that the Council hold a public hearing, provide comments, and adopt a Resolution (1) approving the Addendum to 2035 General Plan Environmental Impact Report and (2) adopting a General Plan Amendment as part of the Winter General Plan Amendment Package to update Housing Element of the General Plan for the period of 2023- 2031.
Learn more about the project at
www.SantaRosaForward.com