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RESOLUTIONNO. RES-2023-034
RESOLUTIONOF THE COUNCIL OFTHE CITY OFSANTA ROSAADOPTINGA
GENERAL PLAN AMENDMENT TO UPDATE THE HOUSINGELEMENT OFTHE GENERAL PLAN FORTHE PERIODOF2023- 2031INCLUDING AFFIRMATIVELY
FURTHERINGFAIR HOUSINGAND COMPLIANCE WITH STATEHOUSINGELEMENT
LAW, AND AUTHORIZING STAFFTO SUBMIT THE ADOPTEDHOUSINGELEMENT
TO THE CALIFORNIA DEPARTMENTOFHOUSINGAND COMMUNITY
DEVELOPMENTFORCERTIFICATION
WHEREAS, theCalifornialegislaturehasfoundthat “Californiahasahousingsupply andaffordabilitycrisisof historicproportions. Theconsequencesof failing to effectivelyand aggressivelyconfrontthis crisisarehurtingmillions of Californians, robbingfuturegenerations of thechanceto call Californiahome, stifling economicopportunitiesfor workersand businesses, worseningpovertyandhomelessness, andunderminingthestate’s environmentaland climateobjectives” (Gov. CodeSection65589.5); and
WHEREAS, thelegislaturehasfurtherfoundthat “Amongtheconsequencesof those actionsarediscriminationagainstlow-incomeandminority households, lack of housingto supportemploymentgrowth, imbalancein jobsandhousing, reducedmobility, urbansprawl, excessivecommuting, andair qualitydeterioration” (Gov. CodeSection65589.5); and WHEREAS, thelegislaturerecentlyadoptedtheHousingCrisisAct of 2019 (SB 330) which statesthat “In 2018, Californiaranked49thout of the50 statesin housingunitsper capita… Californianeedsanestimated180,000additionalhomesannuallyto keepupwith populationgrowth, andtheGovernorhascalledfor 3.5million newhomesto bebuilt over7 years”; and
WHEREAS, StateHousingElementLaw (GovernmentCodeSections65580et seq.) requiresthattheCity CounciladoptaHousingElementfor theeight-yearperiod2023- 2031to accommodatetheCity of SantaRosa’s (City) regionalhousingneedallocation (RHNA) of 4,685 housingunits, comprisedof 1,218very-low incomeunits, 70 low-incomeunits, 771moderate- incomeunits, and1,995abovemoderate-incomeunits; and
WHEREAS, to complywith StateHousingElementLaw, aspartof a comprehensive GeneralPlanUpdate, theCity haspreparedtheHousingElementUpdate2023-2031 (the HousingElement); and
WHEREAS, asprovidedin GovernmentCodeSection65350et. seq., theHousing ElementconstitutesaGeneralPlanAmendment. GeneralPlanAmendmentsareconsideredthree timesperyearin accordancewith existingGeneralPlanpolicy. This GeneralPlanAmendment packageincludesonly theHousingElement; and
WHEREAS, pursuantto GovernmentCodeSections65352 – 65352.5, on July 26, 2021 theCity referredtheHousingElementaspartof theGeneralPlanto all CaliforniaNative Attachment 2
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Americantribeson thecontactlist providedby theNativeAmericanHeritageCommissionand to otherentitieslisted; and
WHEREAS, theFederatedIndiansof GratonRancheriarequestedconsultation; and WHEREAS, City staffconsultedwith theFederatedIndiansof GratonRancheriaand commentshavebeenincorporatedinto theHousingElement. Theconsultationprocesshas concludedfor theHousingElementbut will continuefor thecomprehensiveGeneralPlan Update; and
WHEREAS, theCity haspreparedtheHousingElementin accordancewith State HousingElementLaw; and
WHEREAS, Statelaw requiresthattheCity takemeaningfulstepsto promoteand affirmativelyfurtherfair housing (Gov. CodeSection65583(c)(5)); and WHEREAS, Statelaw requiresthattheCity makezoningavailablefor all typesof housing, includingmultifamily housing (Gov. CodeSections65583.2 and65583(c)); and WHEREAS, theHousingElementmustbeadoptedto complywith Statelaw, accommodatetheRHNA, affirmativelyfurtherfair housing, andfacilitateandencouragea varietyof housingtypesfor all incomelevels, includingmultifamily housing (Gov. Code Sections65583.2 and65583(c)); and
WHEREAS, thepreparation, adoption, andimplementationof theHousingElement requiresadiligent effort to includeall economicsegmentsof thecommunity; and WHEREAS, GovernmentCodeSection65583(c)(9) requiresthatlocal jurisdictionsmake adiligent effort to achievepublicparticipationof all economicsegmentsof thecommunityin the developmentof theHousingElement, andtheCity conductedextensivecommunityoutreach betweenNovember, 2021to December, 2022includingcommunityworkshops, stakeholder consultations, anonlinecommunitysurvey, focusgroupsandstudysessionswith theCity Council, PlanningCommission, andHousingAuthority; and
WHEREAS, SenateBill 244 (2012) requiresthatjurisdictionsidentify andanalyzethe housingandinfrastructureneedsof disadvantagedunincorporatedcommunities, whichare inhabitedareasof 10or moredwellingslocatedadjacentto or in closeproximity to oneanother in whichthemedianhouseholdincomeis 80 percentor lessthanthestatewidemedianincome.
TheSonomaCountyLocalAgencyFormationCommission (LAFCO) hasidentifiedseven disadvantagedcommunitiesin SonomaCounty, noneof which arelocatedwithin or adjacentto theSantaRosasphereof influence; and
WHEREAS, GovernmentCodesection65302.10requiresthateachcity andcounty reviewandupdatethelanduseelementof its generalplan, basedonavailabledata, including, but notlimited to, thedataandanalysisdevelopedpursuantto Section56430, of unincorporated Reso. No. RES-2023-034
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island, fringe, or legacycommunitiesinsideor nearits boundaries; theCity is currentlyengaged in suchupdateaspartof its comprehensiveGeneralPlanUpdate; and WHEREAS, in accordancewith GovernmentCodeSection65585 (b), on August3, 2022 theCity submittedthedraftHousingElementto theStateDepartmentof Housingand CommunityDevelopment (HCD) for its review; and
WHEREAS, onOctober13, 2022, HCD contactedtheCity with anumberof questions andconcernsabouttheadequacyof thedraft HousingElement, andbaseduponthosequestions, City staffrevisedthedraft HousingElementto includeadditionalinformationanddata; and WHEREAS, onNovember1, 2022, theCity receivedaletterfrom HCD providingits findingsregardingthedraft HousingElement; and
WHEREAS, onDecember22, 2022, theCity publishedareviseddraft HousingElement respondingto HCD’s findingsandrequestedpublic commentonthedraft; and WHEREAS, onJanuary26, 2023, thePlanningCommissionconductedaduly and properlynoticedpublic hearing, reviewedtheHousingElementandall pertinentmaps, documentsandexhibits, includingHCD’s findings, theCity’s responseto HCD’s findings, the staffreportandall attachments, andoralandwrittenpublic comments; anddeterminedthe HousingElementto beconsistentwith Statelaw andtheGeneralPlanof theCity of SantRosa; and
WHEREAS, onJanuary26, 2023thePlanningCommissionadopteda Resolution recommendingtheCity Councilcertify theCEQA Addendumto theGeneralPlanEnvironmental ImpactReportfor the2023-2031HousingElementUpdateandadoptthedraftHousingElement; and
WHEREAS, theCity Councilheldaduly noticedpublichearingon February14, 2023, andadopteda ResolutionadoptingtheAddendumto theGeneralPlanEIR for the2023- 2031 HousingElementUpdate pursuantto CEQA.
NOW, THEREFORE, BE IT RESOLVEDthattheCouncilof theCity of SantaRosa herebyfinds anddetermines, basedon substantialevidencein therecordtheforegoingrecitals aretrueandcorrectandareincorporatedby referenceinto this action.
A. Theproposedamendment, whichis anupdatedHousingElement, ensuresand maintainsinternalconsistencywith thegoalsandpoliciesof all elementsof the GeneralPlanin thatsincetheadoptionof theSantaRosaGeneralPlan2035multiple sitesfrom existinginventoryhavebeendeveloped, andall existingpoliciesare complementaryto thenewHousingElementpolicy.
B. TheproposedGeneralPlanAmendmentto updatetheHousingElementmaintains consistencybetweentheGeneralPlanandZoningOrdinancebecausenositesare beingrezonedaspartof this effort andall policiesandprogramswerereviewedfor Reso. No. RES-2023-034
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potentialconflictsandthedraftHousingElementwill notresultin anyobstructionof attainmentbutratherharmonizeandcomplementtheexistingpolicy documents.
C. Theproposedamendmentwould notbedetrimentalto thepublicinterest, health, safety, convenience, or welfareof theCity becausetheHousingElementwasdrafted in thebestinterestof thepublicpursuantto GovernmentCodeSection65358(a).
D. TheCity submittedthedraftHousingElementto theStateDepartmentof Housing andCommunityDevelopment (HCD) onAugust3, 2022. HCD staffreviewedthe City's Draft HousingElementasrequiredby Section65585(b) of theGovernment Codeandprovidedwritten findingsreceivedby theCity on November1, 2022, detailinghow thedraft Elementwasout of compliancein someareasandasking clarifying questions.
E. TheCity revisedits draft HousingElementto complywith statelaw asrequiredby HCD in its commentsto theCity. Thereviseddraft waspresentedto thePlanning Commissionon January16, 2023andpresentedto theCity Councilon February14, 2023.
F. TheCity consideredall commentsfrom HCD andprovidedcopiesof those comments, alongwith theCity's responsesto thePlanningCommissiononJanuary 26, 2023; theseresponsesarealsoincludedin thestaffreportmaterialsfor the February14, 2023Councilitem.
G. TheCity findsthattheHousingElementis in substantialcompliancewith Housing ElementLaw (Cal. Gov. Code §§ 65580- 65589.8) andtheadopteddraft Housing Elementwill beresubmittedfor reviewandcertificationby HCD prior to its effectiveness.
H. Thedraft HousingElementhasbeenreviewedin compliancewith theCalifornia EnvironmentalQualityAct (CEQA). TheAddendumto theGeneralPlan EIR for the 2023- 2031HousingElementUpdateconcludesthatadoptionof theHousingElement would notresultin newor moreseveresignificantenvironmentalimpactscompared to theimpactspreviouslydisclosedandevaluatedin the2035GeneralPlanEIR.
Consequently, no additionalenvironmentalreviewis required.
BE IT FURTHERRESOLVEDthattheCounciladoptstheGeneralPlanAmendmentto updatetheHousingElement, incorporatedby reference, andattachedheretoasExhibit A, and authorizesstaff to submittheHousingElementto HCD for certificationin accordancewith the proceduressetforth by Statelaw.
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BE IT FURTHERRESOLVEDthattheCouncilauthorizestheCity Managerto make non-substantivemodificationsto theHousingElement, subjectto approvalasto form by theCity Attorney, asmayberequiredby theStateDepartmentof HousingandCommunityDevelopment to achievecertification.
IN COUNCIL DULY PASSEDthis 14thdayof February, 2023.
AYES: ( 6) MayorN. Rogers, Vice Mayor MacDonald, CouncilMembersAlvarez, Fleming, Okrepkie, C. Rogers
NOES: ( 0)
ABSENT: ( 1) CouncilMemberStapp
ABSTAIN: ( 0)
ATTEST:_________________________ APPROVED:______________________________ DeputyCity Clerk Mayor
APPROVEDAS TO FORM: ________________________
City Attorney
Exhibit A: Draft 2023-2031HousingElement
Sue Gallagher ( Feb 15, 2023 16: 31 PST)
SueGallagher
Natalie Rogers ( Feb 16, 2023 03: 32 PST)
Natalie Rogers
2023-2031
Housing Element
Adoption Draft | January 2023
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE • SAN DIEGO www.placeworks.com
Prepared By: PlaceWorks
101 ParkshoreDrive, Suite 200
Folsom, California 95630
t 916.245.7500
2023-2031
Housing Element
Adoption Draft | January 2023
2023 – 2031HousingElement Pagei
Tableof Contents
Tableof Contents1.
Introduction ..................................................................................................................................................................... 1- 1 Tribal Acknowledgement ............................................................................................................... 1-1 Vision ....................................................................................................................................... 1-1 Purpose ....................................................................................................................................... 1- 1 Contentand Organization ............................................................................................................. 1- 2 RegionalHousing Need.................................................................................................................. 1- 5 GeneralPlan Consistency .............................................................................................................. 1- 5 2. Public Outreachand Engagement ........................................................................................................................... 2- 1 Stakeholder Consultations ............................................................................................................. 2- 1 Community Workshop ................................................................................................................... 2- 3 OnlineCommunity Survey ............................................................................................................. 2- 4 Sonoma/Napa Collaborative EquityWorking Group ..................................................................... 2- 5 General Plan Update Community InvolvementStrategy ( CIS) ...................................................... 2- 5 Joint City Council/Planning CommissionStudy Session ................................................................ 2- 8 PlanningCommissionand CityCouncil Meetings ......................................................................... 2- 9 Public Comments ........................................................................................................................... 2- 9 Noticingof the DraftHousing Element ....................................................................................... 2 - 10 3. HousingNeeds Assessment ....................................................................................................................................... 3- 1 Data Sources .................................................................................................................................. 3- 1 Population Characteristics ............................................................................................................. 3- 2 Household Characteristics ............................................................................................................. 3- 6 Income andEmployment Characteristics ...................................................................................... 3- 7 Employment Trends ...................................................................................................................... 3- 8 Housing Characteristics ............................................................................................................... 3- 11 Housing Costand Affordability .................................................................................................... 3- 15 Special-Needs Groups .................................................................................................................. 3- 20 At-Risk Housing ............................................................................................................................ 3- 34Financial Resources ..................................................................................................................... 3- 39 4. FairHousing Assessment ............................................................................................................................................ 4-1 Outreach ....................................................................................................................................... 4- 1 Relevant Factors ............................................................................................................................ 4- 3 Assessment of Fair Housing ......................................................................................................... 4- 10 SitesInventory Analysis ............................................................................................................... 4- 63Contributing
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Tableof Contents5. HousingSite
Analysis ................................................................................................................................................... 5- 1 Regional HousingNeeds Allocation .............................................................................................. 5- 1 ProjectsUnder Construction ......................................................................................................... 5- 2 Planned andApproved Projects.................................................................................................... 5- 2 DowntownStation AreaSpecific Plan .......................................................................................... 5- 9 Sites Inventoryand Analysis ....................................................................................................... 5- 19 Accessory DwellingUnit Potential .............................................................................................. 5- 25 Summaryof Capacityto Accommodatethe RHNA ..................................................................... 5- 25 6. Housing Constraints ..................................................................................................................................................... 6- 1 Governmental Constraints ............................................................................................................ 6- 1 Nongovernmental Constraints ...................................................................................................... 6- 36Energy Conservation ................................................................................................................... 6- 417. Evaluationof PreviousHousing Element ................................................................................................................ 7- 1 Progress Toward MeetingQuantifiable Objectives ...................................................................... 7- 1 Efforts to Address SpecialHousing Needs .................................................................................... 7 - 2 Progress Towards Meeting HousingElement Programs............................................................... 7- 2 8. Goals, Policies, Programs ............................................................................................................................................ 8- 1 Adequate Sites .............................................................................................................................. 8- 1 Conservation ................................................................................................................................. 8- 7 Special-Needs Groups ................................................................................................................... 8- 13 Affirmatively FurtheringFair Housing ......................................................................................... 8- 20Governmental Constraints .......................................................................................................... 8- 28Energy Efficiency ........................................................................................................................... 8- 31Quantified Objectives ................................................................................................................... 8- 32Appendix A ............................................................................................................................................................................. A-1 List of TablesTable 1- 2 Santa Rosa RegionalHousing Need, 2023- 2031 ................................................................. 1- 5 Table 3- 1 Population Characteristics .................................................................................................. 3- 2 Table 3- 2 Populationby Age – Santa Rosa .......................................................................................... 3- 3 Table 3- 3 Racial andEthnic Compositionof Santa Rosa, andSonoma County .................................. 3- 5 Table 3- 4 HouseholdTypes in SantaRosa, 2019................................................................................. 3- 6 Table 3- 5 Overcrowdingin SantaRosa, 2010and 2019 ..................................................................... 3- 7 Table 3- 6 Employment TrendsThrough 2040 ..................................................................................... 3- 9 Table 3- 7 Employed Residentsby Industry, 2010and 2018 ............................................................... 3- 9 Table 3- 8 UnemploymentRate, Santa Rosa andSonoma JANUARY2023
2023 – 2031HousingElement Pageiii
Table of ContentsTable 3- 9 HousingUnits by Type, 2010and 2021 ............................................................................. 3- 11 Table 3- 10 Vacant Units byType, 2019 ............................................................................................... 3- 13 Table3- 11 Age of Housing Stock ......................................................................................................... 3-15 Table 3- 12 Housing Sale Price Survey, March 2022 ............................................................................. 3-17 Table 3- 13 RentalPrice Survey ............................................................................................................ 3- 17 Table 3- 14 HCD 2021Income Limits by Household, Sonoma County ................................................. 3- 18 Table 3- 15 MaximumAffordableHousing Costs by IncomeCategory, 2021 ...................................... 3- 19 Table 3- 16 MonthlyHousing Costsof Householdsby Percentageof Income, SantaRosa, 2019 ....... 3- 19 Table 3- 17 Lower IncomeHouseholdsOverpayingfor Housing, City of Santa Rosa, 2014- 2018 ....... 3- 20 Table 3- 18 DevelopmentallyDisabledResidents byZip Code ............................................................. 3- 22 Table 3- 18A Available Servicesfor Personswith Disabilities ................................................................ 3 - 23 Table 3- 19 Tenure byHousehold Size .................................................................................................. 3- 24 Table 3- 20 Santa RosaHousing Inventoryby Numberof Bedrooms .................................................. 3- 25 Table 3- 21 Senior Householdsby IncomeandTenure ........................................................................ 3- 2 5 Table 3- 22 Farm Operationsin SonomaCounty,
2017 ........................................................................ 3- 27 Table 3- 23 Extremely Low- IncomeHouseholds, 2018 ........................................................................ 3- 30 Table 3- 24 HomelessFacilities in Santa Rosa ...................................................................................... 3- 31 Table 3- 25 AssistedUnits ( Risk of Conversion Notedin Bold) ............................................................. 3- 34 Table 4- 1 Composition of White Residentsof Santa Rosa Population, 1950- 2019 ............................. 4- 4 Table 4- 2 PerformanceLevels of SchoolDistrictsServingCity of SantaRosa Students ................... 4- 40 Table 4- 3 PerformanceLevelsof Santa Rosa SchoolDistrict Schools ............................................... 4- 41 Table 4- 4 Characteristicsof theHomelessPopulation ...................................................................... 4- 5 5 Table 4- 5 Contributing
Factors .......................................................................................................... 4- 74 Table 5- 1 Regional HousingNeeds Allocation, 2023– 2031 ................................................................. 5- 2 Table 5- 1A Regional HousingNeeds Allocation, 2023– 2031 ................................................................ 5- 2 Table 5- 2 ProjectsPending Approval ................................................................................................... 5- 4 Table 5- 3 Approved Projects ................................................................................................................ 5- 5 Table 5- 4 VacantDSASPSitesto Meet the Lower and AboveModerate RHNA ............................... 5- 15 Table 5- 5 Realistic Capacity - Project Examples ................................................................................. 5- 20 Table 5- 6 Small SiteProject Examples ............................................................................................... 5- 21 Table 5- 7 Vacant Sitesto Meet the Lower-Income RHNA ................................................................. 5- 22 Table 5- 8 Vacant Sitesto Meet the Moderate- and Above Moderate-Income RHNA ...................... 5-22 Table 5- 9A RemainingRHNA After UnitsConstructed Creditded ........................................................ 5- 26 Table 5- 9B Summary of ResidentialCapacityComparedto the 6th Cycle RHNA byIncome
Category ................................................................................................................... 5- 26 Table 6- 1 GeneralPlan Residential LandUse Classifications ............................................................... 6- 1 Table 6- 2 Zoning
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Table of ContentsTable 6- 3 ResidentialDistrict
Regulations ........................................................................................... 6- 7 Table 6- 4 Residential DistrictRegulations, Continued ........................................................................ 6- 8 Table 6- 5 ResidentialParking Standards ........................................................................................... 6- 11 Table 6- 6 HousingTypes Permitted byZoning District ..................................................................... 6- 15 Table 6- 7 ProcessingProcedures byProject Type ............................................................................ 6- 22 Table 6- 8 Timelines forPermit Procedure ........................................................................................ 6- 22 Table 6- 9 PlanningFees (Effective July30, 2021) ............................................................................. 6-33 Table 6- 10 Single- Family DevelopmentFees (Effective January1, 2022) ........................................... 6- 34 Table 6- 11 MultifamilyDevelopment Fees ......................................................................................... 6- 34 Table 7- 1 Regional Housing NeedsAllocation Comparedto PermitsIssued, 2015 – 2022 ( 5th CycleHousing
Element) .................................................................................................................................... 7- 1 Table 7- 2 Reviewof Previous 2015- 2023 HousingElement Programs ............................................... 7- 3 Table A- 1 Sitesto Accommodatethe ModerateIncome RHNA.......................................................... A- 1 Table A- 2 Sitesto Accommodatethe Above ModerateIncome RHNA .............................................. A-3 List of FiguresFigure1- 1 City of Santa Rosa – Regional Location ............................................................................ 1- 4 Figure 3- 1 Populationby Age of Santa Rosa .................................................................................... 3- 4 Figure 3- 2 Populationby Race and Ethnicity, Santa Rosa, SonomaCounty, andBay Area ............. 3- 5 Figure 3- 3 HouseholdIncomeDistribution, City of Santa Rosa and SonomaCounty, 2019 ............. 3- 7 Figure 3- 4 Householdsby IncomeLevel, City of Santa Rosa and SonomaCounty, 2019 ............... 3- 8 Figure3- 5 Net NewHousingUnits by Year, Santa Rosa, 2005 – 2021 ........................................... 3- 12 Figure 3- 6 HouseholdTenure in SantaRosa, 2019 ........................................................................ 3- 12 Figure 3- 7 Median Home SalesPrices, 2018to 2022 ..................................................................... 3- 16 Figure 3- 8 DisabilitiesAmong SantaRosa Residents ..................................................................... 3- 21 Figure 3- 9 Tenureby HouseholdSize, 2019 ................................................................................... 3-24 Figure 3- 10 Santa RosaHomeless Population ................................................................................... 3- 30 Figure 4- 1 Santa Rosa GeneralArea Map ......................................................................................... 4- 7 Figure 4- 2 Single-Family Zoning andCommunity Resources ........................................................... 4- 9 Figure 4- 3 TCAC/ HCDOpportunity Map ....................................................................................... 4 -13 Figure 4- 4 Diversity Composition .................................................................................................... 4- 17 Figure 4- 5 IncomePatterns in the Region ...................................................................................... 4- 21 Figure 4- 6 RaciallyConcentrated Areasof Affluence ...................................................................... 4- 23 Figure 4- 7 Poverty Status ................................................................................................................ 4- 24 Figure 4- 8 HousingChoice VoucherUsage Map ............................................................................. 4- 25 Figure 4- 9 Median Income .............................................................................................................. 4-27 Figure 4- 10 RegionalRaciallyConcentrated Areasof JANUARY2023
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Table of ContentsFigure 4- 11Population withA
Disability ........................................................................................... 4- 31 Figure 4- 12 Population18 and OverLiving Witha Spouse................................................................ 4-34 Figure 4- 13 Percentof Children in MarriedCouple Households ....................................................... 4-35 Figure 4- 14 Percentof Children in FemaleHeaded Households, No Spouse .................................... 4- 36 Figure 4- 15 English LanguageArts OverallTest Scores ..................................................................... 4-43 Figure 4- 16 Mathematics OverallTest Scores ................................................................................... 4-43 Figure 4- 17 TCAC/ HCD opportunity maps – Education Score ........................................................... 4-45 Figure4- 18 JobsProximity Index ....................................................................................................... 4-47 Figure 4- 19 CalEnviroScreenComposite Score .................................................................................. 4- 50 Figure 4- 20 Overpayment .................................................................................................................. 4-53 Figure 4- 21 PercentUnit Capacity by TCACResource Areas ............................................................. 4-64 Figure 4- 22 PercentUnit Capacity byMedian Income ...................................................................... 4-65 Figure 4- 23 Percent of Unit Capacityby DiversityIndex Score ......................................................... 4-66 Figure 4- 24 PercentUnit CapacitybyPopulation witha Disability ................................................... 4-67 Figure 4- 25 Percent of Unit Capacityby CalEnviroScreen ............................................................... 4-68 Figure 4- 26 PercentUnit Capacity by TCAC EducationDomain Score .............................................. 4-69 Figure 4- 27 PercentUnit Capacity by Job ProximityIndex Score ...................................................... 4-70 Figure 4- 28 Percent of Unit Capacity byOvercrowded Households ................................................. 4-71 Figure 4- 29 PercentUnit Capacityby Rate of Owner Overpayment ................................................. 4-72 Figure 4- 30 PercentUnit Capacityby Rate of Renter Overpayment ................................................. 4- 72 Figure 5- 1 Approved andPendingProjectsto Meetthe RHNA ......................................................... 5-7 Figure 5- 2 Downtown LandUse Map .............................................................................................. 5- 10 Figure 5- 3 MaximumBase FAR ........................................................................................................ 5- 12 Figure 5- 4 DowntownStationArea Specific Plan Map – Vacant Sites ............................................ 5- 17 Figure 5- 5 DowntownStationArea Specific Plan Map – Vacant
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Tableof Contents This page
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1Introduction1.
IntroductionThe HousingElementof the GeneralPlan identifiesthe City’s housing conditionsand needs, evaluatesthe City’s abilityto meetits RegionalHousingNeeds Allocation (RHNA), establishesthe goals, policies, and programsthatare the foundationof the City’s housing strategy, and providesan array of programsto create sustainable, mixed-income neighborhoodsacrossthe City. Tribal
AcknowledgementTheCityof SantaRosa recognizesthatwe areon the ancestrallandsof the Coast Miwok, Pomo, and Wappo, whoarethe original stewardsof this area. SantaRosais locatedon the ancestrallands of Coast Miwokand SouthernPomoTribal groups. Thetwo Tribal groupsnow makeup the FederatedIndiansof Graton Rancheria. The FederatedIndiansof Graton Rancheriais culturallyaffiliated, and its territory includeswhatis modernday SantaRosa. We respectfully acknowledgethe Indigenouspeoplesand SouthernPomotribes: FederatedIndiansof Graton Rancheria, Dry Creek Rancheria, Lytton Rancheria, and CloverdaleRancheria. Therearefive federally recognizedtribeswithin SonomaCounty, who havebeen stewardingand maintainingrelationshipon this landas knowledge keepersfor millennia. The Cityis dedicatedto promote understandingand educatingthe public about historicaland ongoing connectionsbetweenland conservationand social inequities. Thisincludes the historiesof genocide, forced removaland displacement, and broken promiseswith Indigenouspeoplesand Tribesasa partof UnitedStates Americanhistory. Indigenousand Tribal peopleare not justin our histories. We striveto empower Indigenousand Tribalvoicesto sharetheirown history, asto not perpetuateanotherformof being silenced. While recognizingthe past, we honorthe resiliencyof Indigenouspeopleand CaliforniaNative AmericanTribesstillin their ancestralterritories in relationshipwith theirlandand
culture.
VisionIt is the overall housingvisionof the Cityof SantaRosato create housing opportunitiesthat enhance affordability, equity, livabilityand sustainabilityby remedying discriminatoryhousing practices and creatinga city witha rangeof housingtypes, sizes, and costsin close proximityto jobs, transit, amenities, and services. In keepingwitha fundamentalbeliefthat housingisa humanright, the Citywill work towardsensuringthat housingstabilityand affordabilityis providedto all residents.
PurposeThe purposeof the HousingElementis to identify housing solutionsthat solveour local housing problemsand meetor exceedthe RegionalHousingNeeds Assessment. TheCity recognizes that housingisa needthatis met throughmany resourcesand interest groups. To respondto the increasinghousing pressuresfacingSantaRosathe HousingElementUpdate presentsgoals, policiesand programscenteredin racial equity, environmentaljustice, and resiliencepertainingto housingaccess, preservation, stability, and production. Together, thesegoals, policiesand programs comprisethe City’s housingactionplanfor the 2023-2031 planningperiod. The contentof this Chapter
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1 Introductionguidedaily decision-makingby City officialsand staffandwill provide benchmarkson the housing programsthatthe City initiatedto meetits overall housing goals California GovernmentCode Section65583 requiresthe HousingElementto includethe following
components: A reviewof the previouselement’s goals, policies, programs, and objectivesto ascertain the effectivenessof eachof these components, as wellas the overall effectivenessof the Housing
Element. An assessmentof housingneedsandan inventoryof resourcesand constraintsrelated to meetingthese
needs. An analysisand programfor preservingassistedhousing developments. A statementof communitygoals, quantified objectives, and policiesrelativeto the maintenance, preservation, improvement, and developmentof housing. A programthatsets forthan eight-year planningperiod scheduleof actionsthatthe City is undertaking, or intendsto undertake, in implementingthe policiesset forthin the Housing
Element. The HousingElementis intendedto bea dynamic, action- orientedplanningtool. Unlikethe other elementsof the GeneralPlan, which typicallyhavea 10- to 20- yeartime frame, statelaw setsa shortertime framefor the HousingElement. The elementcoversan eight-yeartime frame, for the period extendingfrom2023to 2031, and replacesthe HousingElementthatwasin effectfrom2015to 2023. Contentand
OrganizationThe HousingElementis organizedintothe followingsectionsandhas been structuredto comply with state HousingElement
guidelines. Section1 – Introduction: Provides informationon the Stateof California’s requirements, the purposeof the HousingElement, the organizationof the document, and GeneralPlan consistency. Section2 – Public Outreachand Engagement: Describesthe community engagement and opportunitiesthe City providedfor public participationduringthe preparationof the updated Housing
Element. Section3 – HousingNeeds Assessment: Focuseson demographicinformation, including populationtrends, ethnicity, age, household composition, income, employment, housing characteristics, housingneedsby income, and housingneedsfor special segmentsof the population. Section4 – Fair Housing Assessment. Includesan Assessmentof Fair Housingthat aimsto combat discrimination, overcomepatternsof segregation, and foster inclusive communitiesfree from barriersthat restrictaccessto opportunitybasedon protected characteristics. Section5 – HousingSites Analysis: Describesthe City’s housing resourcesas wellas the City’s existinghousingstockandthe potentialareasfor future housing development. This sectionalso JANUARY2023
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1 Introductionopportunitiesfor energy conservation, whichcan reducecoststo homeownersand infrastructure coststo the
City. Section6 – Housing Constraints: Analyzespotential governmentaland non- governmental constraintsto housing developmentin SantaRosa. This includesthe City’s planning, zoning, and building standardsthat directlyaffect residential developmentpatternsas wellas influencehousing availabilityand affordability. Potentialnon- governmentalconstraintsincludethe availabilityandcostof financing, the priceof land, andthe materialsfor buildinghomes, and natural conditionsthat affectthe cost of preparingand developinglandfor housing, and the businessdecisionsof individuals and organizations (some examplesare home building, finance, real estate, and rental housingthat impact housingcostand
availability). Section7 – Evaluationof the PreviousHousingElement: Containsan evaluationof the prior HousingElementandits accomplishmentsand analyzes differencesbetweenwhatwas projectedand what was
achieved. Section8 – Goals, Policies, and Programs: Setsforththe City’s goals, policies, and programsthat are designedto addressthe housingneedsin SantaRosa. Basedon the findingsof the previous sections, the Goals, Policies, and Programssection identifiesactionsthe Citywill taketo meetlocal housinggoals, quantifiedobjectives, and addressthe housingneedsin Santa
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1 IntroductionFigure1- 1 CITYOF SANTAROSA – REGIONAL
JANUARY2023
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1IntroductionRegionalHousing
NeedStatelaw ( California GovernmentCode Section65580et seq.) requiresthe California Department of Housingand Community Development (HCD) to project statewidehousingneedsand allocate the anticipatedneedto each regionin the state. Forthe Bay Area, includingSantaRosa, HCD providesthe regionalneedto the Associationof Bay Area Governments (ABAG), whichthen distributes the RHNAto the citiesand countieswithinthe ABAG region. ABAG allocateshousing production goalsfor citiesand countiesbasedon their projectedshareof the region’s householdgrowth, the state of the local housingmarketand vacancies, andthe jurisdiction’s housing replacement needs. ABAGis responsiblefor developinga RegionalHousingNeedsPlan ( RHNP) allocatingthe region’ s shareof the statewidehousingneedsto local jurisdictions. The RHNAisa minimum projection of additionalhousingunits neededto accommodateprojected householdgrowthof all income levelsby the endof the housingelement’s statutoryplanningperiod. As shownin Table1-1, SantaRosa is requiredto planfor4, 685 units duringthe 2023-2031 planningperiodat certain densities, 1, 919 unitsof whichmustbe affordableto lower- income (extremelylow-, very low-, andlow- income) households, 771 unitsmustbe affordableto moderate-income households, and1, 995for above moderate- income
households. Table1- 2 SANTAROSA REGIONALHOUSINGNEED, 2023- 2031 Income Category2023 – 2031 RHNA Percentageof
RHNAVery Low1, 218
26% Low 701
15% Moderate 771
16% Above Moderate1, 995
43% Total4, 685
100% Source: ABAG,
2021 Note: It is assumedthat50 percentof the verylow- incomeunitsare allocatedto the extremelylow- income category. GeneralPlan
ConsistencyThe HousingElementhas been reviewedfor consistencywiththe City’s other GeneralPlan Elements. The SantaRosa GeneralPlanhas been periodicallyamendedsincethe last comprehensive updatewas adoptedin 2009anda comprehensiveupdateis currently (2022) in process. The policies and programsin this HousingElementare consistentwiththe policy direction containedin otherparts of the currentGeneralPlan. TheCitywill continueto reviewand revisethe HousingElement, as necessaryfor consistency, oncethe comprehensiveupdateis completeand whenany future amendments are madeto the General
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1 IntroductionPer AssemblyBill (AB) 162 ( GovernmentCode Section65302.g. 3), uponthe next revisionof the HousingElementonor after January1, 2014, the Safety Elementshallbe reviewedand updated as necessaryto addresstheriskof firefor land classifiedas state responsibilityareas, as definedin Section4102of the Public ResourcesCode, and land classifiedas VeryHighFire HazardSeverityZones, as definedin Section51177. SenateBill (SB) 379 ( GovernmentCode Section65302.g. 4) requiresthat the Safety Elementbe reviewedand updatedas necessaryto addressclimatechange adaptation and applicableresiliencystrategies. SB 1035 ( GovernmentCode Section65302.g.6) requiresthatthe Safety Elementbe reviewedand updatedas neededuponeach revisionof the HousingElementor local hazard mitigationplan, but not less than once everyeight years. SB 99 ( GovernmentCode Section65302.g.5) requiresthatonor after January1, 2020, the Safety Elementincludes informationto identify residential developmentsin hazardareasthatdo not haveat leasttwo evacuationroutes. Asa partof the comprehensiveupdate currently underway, the Cityis currentlyworkingto reviewand updatethe existingNoiseand Safety Element, incorporatingall Statelaw changes, including applicable lawsandany additional requirementsand GeneralPlan guidelinesfromthe Stateof CaliforniaGovernor’ s Officeof Planningand Research (
OPR). The updatedGeneralPlanwill addressthe requirementsof all applicablelawsand regulationsand will includea new EnvironmentalJustice Elementas wellas updatesto all other existing elements.
The update processis being guidedbya robust community involvementstrategyto engage the community’s diverse populationof residents, businessowners, and studentsin the plan’ s development, as wellas SantaRosa Equity Priority Communities. The updatedGeneralPlanwill also incorporatea greenhousegas reductionstrategyto advance sustainabilityin the community.
Basedon communitymemberinput, the planis being developedto achievea sharedvisionfor the future in whichSantaRosais: Just, Sustainable, Inclusive, Healthy, Resilient, Prepared, Sheltered, Equitable, Successful, Connected, Safe, Educated, and
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2PublicOutreachand Engagement2.
PublicOutreachand EngagementStatelaw requirescities andcountiesto makea diligent effortto achieve participationfromall segmentsof thecommunityin preparinga HousingElement. Section65583[c][ 6] of the CaliforniaGovernmentCodespecificallyrequires that “The localgovernmentshall make a diligenteffort to achievepublic participationof all economic segmentsof the communityin the developmentof theHousingElement, and the program
shalldescribethis effort.” The diligenteffortrequired meansthatlocal jurisdictionsmustdo more than issue the customarypublic noticesand conductstandardpublic hearingsprior to adoptinga HousingElement. Statelaw requirescitiesand countiesto take active stepsto inform, involve, andsolicit input fromthe public, particularlylow-incomeand racialand ethnic householdsthat mightotherwise not
participatein theprocess. Tomeetthe requirementsof state law, SantaRosa completedthe public outreach and encouragedcommunityinvolvement, summarized below and
described herein.
StakeholderConsultationsCommunity
WorkshopsOnlineCommunitySurvey General Plan Update
CommunityInvolvementStrategy (CIS) Focus
Groupsand ListeningSessions
City Council StudySessionPlanningCommission
and City
CouncilMeetingsStakeholderConsultationsTo ensurethat the Citysolicits feedbackfromall segments of the community, consultationswere conductedwith service providersand other stakeholders who
representdifferent socioeconomicgroups. FromNovember2021throughJune2022, staff reached out to multiplestakeholderorganizationsto offertheopportunityfor eachto provideone-on- one inputon housingneeds andprograms. Of the 14 organizations, ninestakeholdersprovidedfeedbackvia one-on- one interviewsor withemailresponses
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2 Public OutreachandEngagementRepresentativesfromthe
following stakeholderswere interviewed:
GenerationHousing, November2021
CatholicCharities, November2021HousingLand Trust of
SonomaCounty, February2022 SonomaCounty Housing
AuthorityStaff, February2022 Petaluma
PeopleServices, November2021Fair Housing Advocatesof Northern California (FHANC), November2021SB 18 Meetingwith FederatedIndians Graton Rancheria, March2022 DisabilityServices & LegalCenter Listening Session, April 2022Farmworkers
ListeningSession, May 2022InterFaithShelter
Network, May 24,
2022 LideresCampesinas, pendingSecondChance
Program & Club, SRJC, pendingRequestsfor consultationwere extendedbut no responsewas received from
the followingstakeholder groups:
BurbankHousing
DevelopmentCorporationUnitedFarmworkersThestakeholderswere askedthe followingquestions: 1 Opportunitiesandconcerns: Whatthreetop opportunitiesdo you see for thefutureof housingin the city? Whatare yourthreetop concernsfor thefutureof housingin Santa Rosa? 2 Housingpreferences: Whattypesof housingdoyour clients prefer? Is thereadequaterentalhousingin the city? Are there opportunitiesfor home ownership? Are thereaccessiblerentalunits for seniors
andpersons with disabilities? 3 Housingbarriers/needs: What arethe biggest barriers to findingaffordable, decenthousing? Are there specificunmethousing needsin the community? 4 Housingconditions: Howwould you characterizethe physicalcondition of housingin SantaRosa? Whatopportunitiesdo you seeto improve housingin the future? 5 Equityand FairHousing: Whatfactorslimit or deny civil rights, fair housingchoice, or equitableaccessto opportunity? What actionscan be takento transform raciallyandethnicallyconcentratedareasof poverty into areas of opportunity ( withoutdisplacement)? Whatactionscan be taken to make livingpatterns moreintegratedandbalanced? 6 How hasCOVID-19
JANUARY2023
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2 PublicOutreachand EngagementBased on conversationswith GenerationHousingandCatholicCharities, the City of Santa Rosahasbeen describedas a communitythat faces severalchallengesandbarriersto housing. Not in myBackyard (NIMBY)-ismin SantaRosa wasidentifiedascausingan increaseto thecostof developmentin the city. The City hasalsobeendescribedas “ on the right track” towards housingdevelopment. Through consultation, it was recommendedthatadditionalincentivesor fee waivers be provided to encourageadditionalresidentialdevelopment. It wasalsorecommendedthat the City use their publiclyowned landaggressively
and innovativelyfor housing. SonomaCountyHousingAuthority andFair Housing Advocatesof NorthernCaliforniastatedthat thereis a needfor housingnavigationstaff or housingcase managersto supportunhousedindividuals, populationswithlowcredit scores, and/ or populationswith eviction history to overcomeapplicationbarriersand searchforhousingunits. There is notenough funding withinthe stakeholderorganizationsto fundthesenewstaff, so thereis a needfor additionalfunding forthis staffingneed as well asadditionalrental assistanceor down payment assistant programs. These programshavebeensuccessfulin the past, especiallyduring theCOVID-19 pandemicas an opportunity
to keepindividualshoused. Basedon a conversationwith theFair Housing Advocatesfor Northern California, fairhousingprovidersunder AB 1482, the CaliforniaTenantProtectionAct of 2019, havelegallyevictedresidentsusing someof the following “no fault” just causesincluding: (1) Intentby the owneror owner-relativeto occupy the unit ( thisincludesthe owner’ s spouse, domesticpartner, children, grandchildren, parents, orgrandparentsonly), and (2) Withdrawalof therentalpropertyfrom the rentalmarket. Even thoughthesejust- causeshavelegalstanding, there are no currenthousingaccountabilitymechanismsin place to ensurethat housingprovidersfollowthroughon their no- faulteviction declaration. With nomechanismin place to keep housingprovidersaccountable, landlords can seeminglybypassAB 1482 and “evict” residentswithoutanyformaloversight. As a result, stakeholdersidentifiedthat thereis a need to holdhousingprovidersaccountablefor their “no fault” just causeevictions. In consultationwith InterfaithShelterNetwork, thereis a need for more lowerbarrieraffordablehousingthat is inclusiveof residents with criminalbackgrounds. Additionally, thereis a need for verylow- incomehousing for personswith disabilitieswho havelimited incomes becauseof challengesindividualswith disabilitiesface infindingwork. Thereis also a need for morecodeenforcementinspectionsthat use HUD standards. The stakeholdervoicedthat when individualsareplacedin housing15-20 percentof the time the unitsneed repairs. Lastly, the stakeholderexpresseda greaterneedfor communityinputon identifying resourcesandfinancialopportunities.
This will help to allocatethe fundingto the communitywiththe greatestneed. It was also expressedthatTownhall meetings area good opportunityto identifycommunityleaderswho canguide howfundingisused andhow it shouldbe
allocated within
theircommunities. CommunityWorkshopOn March10, 2022, the City held a VirtualCommunityWorkshopthatwas attended by the chair of thePlanningCommissionand16 membersof the public. Spanishtranslation was offeredat theworkshop. The intentof the workshopwas to review to providean overview
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2 PublicOutreachand Engagementand RHNAprocessand solicitinputfrom stakeholdersand the public regarding housingneedsand opportunities. Afterthe presentation, City Staffcreatedbreakoutroomsandasked thepublic a seriesof questionsregarding the City’s shortcomings, accomplishments, typesof housingneeds andwherethis housingcanbedeveloped, as well as other barriers aside from income preventingresidentsfrom accessinghousing. Feedbackincludedseveraltopicsrelatedto the series of questionsasked, including, how the City can: increasehousing stock for all affordability levels, addressexclusionaryhousingpractices and excessparking downtown; developtransit orientedhousing; increaseparticipationthroughcommunityoutreach, as well as integratefairhousingpractices.
Lastly, thepublic expressedinterest in building up, increasingCity programsto fundmove in costs,
and increasing affordable
housing. Online CommunitySurveyOn February24, 2022, the City launched a HousingSurveyrequestingfeedbackon the state of local housingwhichremainedopen untilApril 8, 2022. A pressrelease was sent outnotifyingthe communityof the survey. Thesurveywasavailable in EnglishandSpanish. There were478surveyresponses, 11 of which werecompletedin Spanish (only two percentof theresponses, eventhough25 percent of SantaRosa residentsspeak only Spanish). Amongrespondents, approximately96 percentlivedin Santa Rosa, 50 percentworkedin Santa Rosa, five percentwerelocal businessowners, six percentwent to schoolin Santa Rosa, and eight percent wereretiredor volunteeredin local non- profits in Santa Rosa. Approximately62 percentofrespondentscurrentlylived in a single-family home, and 70 percentselected single-family (small/affordable) as the type of hometheywouldlike to seebuilt. Sixteen percentofrespondentscurrently lived in an apartmentor townhome, and 35percent selectedapartmentor townhomeas the housingtype theywouldlike to live in. Approximately54 percentof respondentscurrentlylived in a home locatedwithinwalkingdistanceto Parksand OpenSpace, and approximately53 percent choseenhancinglivabilitythroughbike lanes andtrafficcalmingmeasuresas a veryimportantconcernfor the featureof housing. When asked whatthegreatest barriers areto providinghousingin the City, the majorityapproximately64 percent) citedissuesrelated to cost of construction, 52percent citedlack of jobs to supportexistingcostof living, and 43 percentcitedcommunity opposition
to new housingdevelopment. Most respondentsnoteddiverse housingstocksand affordability, age-in- placeresources, and servicesfor the disabledas those thatweremostimportantto themor their friendsand family. Respondentsmost frequentlyselectedemergencyshelters/homelessservices, financial support for first- timehomeownersand servicesfor the disabledas servicesthat the City
shouldsupport. Additionalcomments: Santa Rosa needsaffordablehousingintegratedwith market- rate housing; avoidconcentratingaffordablehousingand services in certain JANUARY2023
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2 PublicOutreachand Engagement » The rental marketis particularlydifficult rightnow—low vacanciesandhigh costs; thereis a needfor morerental units; considerrent controls/ caps on increasesEncourageuniquehousingtypes suchas tiny homes, co- housing, and
live/ workspacesfor artistsMiddle-incomefamiliesarebeingforcedout of thecity dueto the lackof affordabilityFocus on rehabilitatingand maintainingthe existing housing stock; increase code enforcementand encourageenergyefficiency improvements,
particularlyin multifamily developmentsProvide morehomeownershipassistanceprograms for middleincome householdswhodon’ t
qualifyfor housingprogramsNeed additionalsupportand assistancefor the homeless, andthose affectedby the COVID-19 pandemic; focus on providingpermanenthomesfor the homeless
ratherthantemporarysheltersThereis a need for affordablesenior housingespeciallyfor seniors on a fixedincomeSupportmixed-use, live/ workhigh-densitydevelopmentnear the SMART rail station areas Sonoma/Napa
CollaborativeEquityWorkingGroup The EquityWorking Group (EWG) was convenedby theNapa Sonoma Collaborativeto engagecommunitymembersin the HousingElementUpdateprocesswithin the NapaSonomaregion. TheEWG also hadthe secondarypurposeof exposingjurisdictionsto community membersoutsideof the formalpublicparticipationprocess. Overthe courseof six sessions the EWGdiscussedbarriers, obstacles, and constraintsto providingaffordablehousingwithin theNapaSonoma region as wellas developedrecommendationsfor how to addressthese issues. The EWGmemberswerenominatedby membersof the NapaSonomaCollaborativedue to their work withinthe community, includingthose who directlyengagevulnerablepopulations, provide housingfor vulnerablepopulations, orarea member
of a vulnerablepopulation. General Plan Update
CommunityInvolvementStrategy (CIS) The Cityof SantaRosa iscommitted to providinga transparent, inclusive, engaging, and far- reaching communityoutreachandengagementprocess during the GeneralPlanUpdate (GPU) project. To achievethis, theProject Team prepareda CommunityInvolvementStrategy (CIS) thatidentifiesnumerousopportunitiesfor the public, key civicandbusinessleaders, as wellas City staffandelected officialsto be involvedin the GPU process. Thedocumenthighlightsways thatspecificoutreachactivities will seekout andconsiderthe viewpointsof a wide cross-section of Santa Rosa communities, witha targeted focuson reaching populationsthat are traditionallyunder- representedin planning processes (e. g., communitiesof color,
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2 PublicOutreachand Engagementyouth, andseniors). TheCIS wasreviewedand acceptedby the SantaRosa CityCouncil
on August 25, 2020. Ongoingimpactsof the COVID-19pandemichave resultedin some modifications to the project’s outreachfrom whatwasinitiallyenvisionedin the CIS anddescribedunderSectionV of the CIS, Phasesof EngagementActivities. The followingprovidesa current summary of relevantoutreachactivitiessupportingtheGPU overall and the Housing Element
specifically. CommunityAdvisoryCommitteeTo supportthe GPU, theProjectTeam formed a 25- person communityadvisory committee (CAC), whosememberswereselected basedon their collectiveabilityto represent the full range of community interests, perspectives, and backgroundsof SantaRosa. The CAC meetsduringeachmajor phase of work, includingVisioning, Land Useand Circulation Alternatives, andPreferredAlternatives, at the start of theoutreachprocess. Roles of CACmembersincludeserving as liaisonsto their constituentgroups, inviting inputinto the process, and encouragingcommunityparticipationthroughouttheplanningprocessandto assist theCity with gaininga broaderunderstandingof theneedsand desires
of the localcommunity. Project
Websiteand OnlineEngagementThe GPUprojectwebsite, SantaRosaForward.com, is a clearinghouseforall informationrelatedto theproject, fully availablein both English andSpanish. Communitymemberscanvisit thesite to accessall publicmaterials; learn about the latest projectupdatesand opportunitiesto getinvolved; sign up for email updates; andsubmitcommentsdirectly. TheProjectTeamleverages the City’ s Facebookpage, TwitterAccount, and NextDoorApp, to promotethe project website, share updates, andhighlight upcomingopportunitiesfor involvement, includingthe Housing Elementsurveysand workshops. The ProjectTeam also producedhigh- qualityvideos in English and SpanishwhichintroduceGeneralPlansand discusswhy SantaRosa is updating its General Plan
now. Youth EngagementActivitiesTheProjectTeam partneredwith local community-based organization Latino ServiceProviders (LSP), specificallyto collaboratewith theirYouth Promotoresprogramto empower Latinx youth in the outreachprocessfor the project, based on theirlong-standingrelationships with local schools. The selectedYouth Promotorescreatedbilingualvideosabout theGeneralPlan Updateto explainthe projectto the communityin theirownwordsand whyit was importantto participate. Additionally, theProjectTeamheld a youth art contestfor elementaryand middleschool-aged youth and ‘photo voice’ contestfor studentsandyoungpeopleaged14 to 24.
Bothactivitiesare designedto gatherinput fromlocalyoungpeopleon the City’s future and build awarenessamongyouthandtheir families
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2 Public Outreachand Engagement EquityPriority Communities’ Empowerment
andOutreachWork Plan To inform, consult, provideopportunitiesto participate, andempowerevery residentof SantaRosato be part of the decision-makingprocessesrelatedto the GeneralPlanUpdate, the City of SantaRosa developed the EquityPriority Communities’ EmpowermentandOutreach WorkPlan. The WorkPlan is focusedon vulnerable, underrepresented, andhistorically marginalizedpopulationsand areaswithsignificantconcentrationsof low- incomehouseholdsand peopleof color – definedas “ Santa Rosa EquityPriorityCommunities,” basedon Plan Bay Area 2050 (MetropolitanTransportationCommission). The WorkPlan will contributeto developtrust, long term skills, and knowledgefor decision makingin planning,
communitydesign, anddevelopment. TheCityis usingthe Plan BayArea 2050 definition of EquityPriority Communities2050, the CaliforniaHealth andSafety Code definitionof vulnerablecommunities, ExecutiveOrder B- 30- 15 Equity Checklist, andthe Resiliency Guidebookof VulnerablePopulationstoidentify Santa Rosa’ s EquityPriorityPopulations. Basedon these sources, the CityidentifiedSanta Rosa’ s Equity
PriorityPopulationsas follows: Low-
incomeindividualsand familiesRacial or ethnicgroups
experiencingdisparatehealthoutcomesSeniors, children,
youth, and young
adults Individualswith
disabilitiesImmigrantsandrefugees
Outdoor workersandfarmworkersIndividualswho are
limited- Englishproficient (
LEP) Individualswith
disabilitiesImmigrantsandrefugees
Outdoorworkersand farmworkersStartingin April2022, the City Staff startedorganizingfocus groups and listeningsessions withindividualswith disabilitiesand outdoorworkersandfarmworkers. ProjectPhase andHousing-SpecificOutreach. Foreachmajor phaseof the project, the Project Team has facilitatedmultifacetedoutreach plans toengagecommunitymembersin the project. The Project Team has conductedadditionaloutreachspecificallydesignedto support the Housing Element, as described
previouslyin Section2. VisioningOutreach. In mid- 2021, theProjectteamhosteda seriesof 10 workshops (all virtualdue to COVID- 19restrictions) and presentedto individualcommunity groupsto gather inputon thecommunity’s visionfor the city’ s future. The ProjectTeamalso
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2 Public OutreachandEngagementsurveys. Throughthis effort, the ProjectTeamreceivedover 4, 000 uniquecommentson theGPU anddevelopeda detailed, 13- pointvisionstatement. One point of the VisionStatement
relates directlyto housing: Sheltered: A diversemix of high- quality, safe, thoughtfullydesigned, efficientlyplanned, andwell-served housingatall affordabilitylevelsis availablethroughout the communityto accommodateeveryone, includingformerly homeless, immigrants, local workers, multigenerationalhouseholds, seniors, students, and formerlyincarceratedpeople. Land Use andCirculationAlternativesEngagement. In early 2022, the ProjectTeamhelda series of fivein- personworkshops, in additionto ninepopup events, and 18 communitygroup meetingsand/ or presentationsto gatherfeedbackon three land use and circulationalternatives. Theseeventswerecomplimentedby a Web-basedsurvey and a virtual studio. Joint City Council/
PlanningCommissionStudySessionOnNovember16, 2021, a Joint City Council/PlanningCommissionStudySession washeld to introducethe 2023- 2031HousingElementupdateand to reviewnew StateLaws. The public was alsoinvited toattendand participatein this virtualevent. Staffpresentedan overviewof the HousingElementupdate processandrequiredcontents of the element, discussedearlystrategiesand possiblesitestomeet the City’s RHNA, reviewednew state laws, andsolicitedfeedbackfrom the CityCouncil, PlanningCommissionand communitymemberson these strategiesandotherhousing needs in Santa Rosa. Commissionersexpressedinterestin accessorydwelling units ( ADUs) – projectionnumbers, specificallycountingADU’s builtafter the firesas separateunits and not as rebuilt units. The discussiontransitionedintoADUaffordabilitywithinthe City. Units have been countedunder moderateincomelevels, however the City informedcommissionersthatABAG is in the processconductingan affordabilitystudythat willprovide more clarity on percentagebreakdown. Commissionershad questionsand commentsregardingnewstatelawsand the Citynot beingrequired to build, but just providingincentives; reusing sitesand therequirementsthatmust be placed on thosesites; and concernof overconcentrating
units in onearea. Councilmembersand the publichad severaldiscussionitems, suchas, the considerationof AB 602: MitigationFee Act andits potential implicationson development constraints. Discussionson recentlawsalso included AB 686, HousingDiscrimination: AffirmativelyFurthering Fair Housing. Thepublicexpressedintereston howthe new lawcan helphighlightthe difficulty for acquiringseniorhousingdue to the high demandand low supply of senior designatedhousing.
TheCouncilexpressedinterestin the new statepro- housing designationand wereinterestedin seeing how the HousingElementcan codifya pathway towardsthis new designation. The discussionendedon how siteswill be selectedandwhetheropen
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2Public Outreach and EngagementPlanningCommission
andCity CouncilMeetingsOnJune 9, 2022, a PlanningCommissionmeeting withthe HousingAuthority in attendancewasheldto presentthe draft HousingElementand receivefeedbackand commentsprior to submittal to HCD. PlanningCommissionand Housing Authoritycommentsincludedclarification on vacant site capacity, theoutreachprocess, dispersalof housing typesandpotentialconsequences for not meetingtheRHNA, programsin the housingelementthatensure cyclicalreviews of developmentfees, developerconsultationsandthecity' role in lot consolidation. Public comment included: concernsregardingfire risksand hazardanalysis on identifiessites, additionaloutreachto organizations who serve
andassistunhousedindividuals. OnJune21, 2022, a City Councilmeetingwasheld to presentthe draft HousingElementand receivefeedbackand commentsprior to submittalto HCD. City Council commentsincluded, currentavailablecapacitytoabsorbthe County's RHNA, modifyingthe Housing Elementif the identifiedsites in fire hazardareas, potentialconsequencesfor not meetingthe RHNA. City Councilwasinterested in learninghow infrastructurewill be incorporatedin moreruralareaswhere sites have been identified. Publiccommentsincluded, changingthe zoningon certainsitesto accommodatemore low-incomehousing, recommendationsto reduceparking requirementsfor new housingandincorporatingzoningoverlaysto that would allowfaith-basedorganizationto lease their land accommodatemoreaffordable
housingwithin
the City. Public CommentsThe City receivedongoingpublic commentsduringthe drafting of the HousingElement. All commentsreceived were considered. Publiccommentthemesincluded, butwerenot limited
to, the followingtopics: Wildfireconcerns
with increased housingdevelopmentParkingrequirements,
transit, and bikeinfrastructureIncreasinglow- and
moderate-incomehousingproductionRHNA
transferwiththe County Supportthe
Napa Sonoma
ADU CenterEnvironmentalreviewConcernsfor
toomuch housingproductionAll commentsreceivedwereconsideredandusedto informthe sitesanalysis and assessmentof fair housingissues, and
goals, policies, andprograms. Followingsubmittalof thedraftto HCD, the City received additional public commentregardingFair Housingconcerns aroundhomelessness, non- congregateshelterand housing options
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2 Public OutreachandEngagementRevisionsto the fair housingassessmentwereincluded aswell as modificationto multipleprogramsProgramH-2, H-5, H-6, H-12, H-14, H-16, H-18, H-20, H-24, H-27, H- 34) to address the deficienciesidentified. Revisionswerealso madeto the reviewof previoussection to includemoredetailed informationon theimplementationof ProgramH- D- 12. Duringthereview periodpriorto adoption the City consideredcommentsfrom Legal Aid thatwereregardingstrengtheningthe fair housinganalysis andaddingnew programs to protect tenantsandpreventdisplacement. The City has incorporatedadditionaledits basedon HCDrecommendationsand revisions to the sitesinventory. Additionally, the Cityhasincluded Program H- 32: Tenant Protection/EvictionPreventionMeasuresand ProgramH- 14: Mobile Home Park Rent Control,
which addresstenantprotections. Noticing of
the Draft Housing ElementPer CaliforniaGovernmentCodeSection 65585, the draft HousingElement was made availableforpubliccommentfor 30days, fromJune3 to July3. Publiccommentwas received, and an additional10 businessdays wasallowed to consider andincorporatepubliccomments into the draftrevisionbeforesubmittingtoHCD on August3, 2022. The draftwasmadeavailableon the City’s websiteand was noticedto residentsthroughthe same methods as the Planning Commissionand City Councilmeetings. Additionaldirectnoticingwas sent to 2023 – 2031HousingElement Page3-1
3HousingNeeds Assessment3.
HousingNeeds AssessmentThischapter describesthe characteristicsofSanta Rosa’s populationandhousingthat are essentialto understandingthe City’ s housingneeds. This sectionis organizedas
follows: Population
CharacteristicsHouseholdCharacteristicsIncome
and Employment
CharacteristicsEmployment
Trends HousingCharacteristicsHousing
Cost and Affordability
Special-NeedsGroups
At- Risk
HousingData SourcesTheanalysisin this sectionprimary usesdata compiledby ABAGin theData Profiles for HousingElementsworkbook, releasedin April2021. ABAGdatais largelyfromthe 2015- 2019 AmericanCommunitySurveyACS), 2012- 2016 ComprehensiveHousingAffordabilityStrategy (CHAS), Department of Finance (DOF), and the Employment
DevelopmentDepartment (EDD). The ACSis conductedby the US Census Bureau andprovides estimatesof numeroushousing-relatedindicatorsbased on samplesaveragedovera five- yearperiod. Althoughthe ACStypically has a highermarginof error, it also providesmoredetaileddatathat is notavailablewith the US DecennialCensus. The DOF is anothersourceof valuabledata and is morecurrentthan the USCensus.
However, theDOF doesnot providethe depthof informationthat canbe foundin the US CensusBureau reports. The EDDprovidesemployeeandindustry dataandprojectionsthat are morespecificthan what is oftenavailablethroughthe US Census. Wheneverpossible, DOFor EDD dataand otherlocalsourceswere used in the HousingNeeds Assessmentto providethe mostcurrentprofile of thecommunity. Because ofthe differencein data sources, somefigures ( e. g., populationor the numberof households) may vary in differentsections. Additionally, the sumof datain tablesmay not total precisely
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3 Housing Needs
AssessmentPopulation
CharacteristicsPopulationGrowthThe City of Santa Rosa experiencedpopulationgrowthfrom2010untilthe startof 2020.
As illustratedin Table3- 1, the City’ s populationgrewfrom167, 815in 2010to 173, 628in 2020, an increaseof approximately3 percent. This representsan annualaveragegrowth rateof approximately less than1 percentoverthe decade. Thecitydid see a slight decreasein populationin 2020 and2021, decreasingby about1 percenteach year. Bycomparison, accordingto the ACS2015-2019, the Town of Windsor’s populationdecreasedby 2 percent while bothSonomaCountyand the BayAreagrew by over 10 percent. ABAGestimatedSantaRosa’ s 2030population at 204, 795. ABAGprojectsthat the SantaRosa populationwill continueto grow through2040, although at a slowerpace than in previousdecades, as showninTable3- 1. The ABAGprojections, preparedin 2020, call forpopulationincreasesof 28. 5 percentoverthe next twodecades, bringingthe city’s population to 223,
060 by2040. Table 3-
1 POPULATION CHARACTERISTICS
Year
PopulationPercentage
Increase Average
Annual PercentageIncrease
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, CaliforniaDepartmentofFinance, E- 5 series ( ABAG HousingElement
Data Package, 2021) Denotes ABAGprojectedpopulation
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3 HousingNeeds
AssessmentAge CompositionAs shownin Table3- 2, theagecompositionof the Santa Rosa population generallyremainedstablefrom 2010to 2019. The medianage increasedslightlyfrom34.5 to 39. 2. Themedian age in Sonoma Countyslightlydecreasedfrom39.9 to 39. 2 for the sameperiod. Approximately54 percent of the populationwas betweentheagesof 25and 64 in 2019, consistentwith54 percentin 2010. Childrenandyouthup to 24 years of ageconstitutedapproximately30 percentofSanta Rosa’s populationin 2019, whileseniorsaged 65 andgreatercomprised17 percent ofthe populationin2019. Table3- 2 andFigure 3- 1 illustrate theage distributionin SantaRosafor 2010and 2019. Thetable indicatesa significantincreasein theaverageage of residentssince2010, increasingfrom anaverageof 34.5 to 39. 2, respectively. Specifically, therewas a slight increasein residentsaged55and overin2019 29. 6 percent), comparedto2010 ( 25. 6 percent). From2010to 2019, therewasa 6. 9 percent decreasein populationforindividuals15 to 24 yearsof age andanincreaseof 62.3 percentforthe65 to 74 agegroup. Therewasalsoa 14. 8- percentincreaseforthe 55- 64 age group. The second- highest increasein populationwasforthe 75- 84agegroup, at 16. 4 percentincrease. Table 3- 2 POPULATIONBY
AGE – SANTA
ROSA Age Group 20102019
Change 2010- 2019 Number Percentage Number
PercentageNumberPercentage Age0- 4 11, 4326. 8% 10, 573 5.9% - 859 -7.5% Age5- 1421, 27712. 7% 21, 784 12.1%
507 2. 4% Age15- 2422, 49013. 4% 20, 93711. 7% -1,
553 -6. 9% Age25- 3425, 09315. 0% 27, 47915. 3% 2,
386 9. 5% Age35- 4421, 51212. 8% 22, 94312. 8% 1,
431 6.7% Age45- 5423, 12613. 8% 22, 699 12.6% -
427 -1. 8% Age55- 6420, 20512. 0% 23, 19412. 9% 2,
989 14.8% Age65- 74 10, 6836. 4% 17, 3359. 6% 6,
652 62.3% Age75- 847, 3434. 4% 8, 5474. 8% 1,
204 16. 4% Age 85+ 4, 6542. 8% 4, 210 2.3% -
444 - 9. 5% Total 167,815 100% 179,701 100% 11,
886 0. 0% Median Age34.
5 39.2 --- ---- 55+ 42, 88553,
286 24.3% ---- ---- Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAG HousingElement
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3 HousingNeedsAssessmentFigure 3- 1 POPULATIONBY AGE
OF SANTAROSASource: 2005-2010and2015-2019 U. S. Census Bureau, AmericanCommunitySurvey5- Year Data ( ABAGHousingElement
Data Package, 2021)
Raceand EthnicitySantaRosa’s racial and ethnic diversityincreasedmoderatelybetween2010and 2019 (see Table 3- 3). However, the racial andethniccompositionof the city, as documentedby the 2015- 2019 ACS, differsfromthat of the county. In 2019, approximately54.6 percentof SantaRosa residents wereWhite, contrastedwith 63.2 percentforthe county. In addition, in2019, 32.8 percentof SantaRosa residentswere Hispanic or Latinx, contrastedwith 26.7 percentfor the county, respectively (seeTable 3- 3 and
Figure3- 2). The Census Bureaudefines Hispanic/Latinxethnicityseparate fromracialcategories.
Forthe purposesof this graph, the “ Hispanicor Latinx” racial/ ethnicgrouprepresentsthosewho identify as having Hispanic/Latinxethnicityandmay alsobe membersof anyracialgroup. All other racialcategorieson this graphrepresentthosewhoidentifywith thatracialcategoryand do not identify with
Hispanic/Latinx
ethnicity.
Age0-
4 Age5-
14 Age15-
24 Age25-
34 Age
35-44
Age45-
54 Age55-
64 Age65-
74 Age
75-
84 Age85+ 201011, 43221, 27722, 49025, 09321, 51223, 12620, 20510, 6837, 343 4, 654 201910, 57321, 78420, 93727, 47922, 94322, 69923, 19417, 3358, 547
4,210
0 5,
00010,
00015,
00020,
00025,
000 30,
JANUARY2023
2023 – 2031HousingElement Page3-5
3 HousingNeedsAssessmentTable 3- 3 RACIAL ANDETHNICCOMPOSITIONOF SANTA ROSA,
AND SONOMA
COUNTYRacial CompositionSanta
Rosa Sonoma County
2010 2019 2019 Number PercentageNumber
PercentageNumberPercentageWhite alone (Non- Hispanic) 100, 12659. 7% 98, 10254. 6% 316, 022 63.2% Black
or African AmericanNon- Hispanic) 3, 6602. 2% 4, 3442. 4% 7, 399 1. 5% American
Indian and Alaska Native (Non- Hispanic) 1, 5110. 9% 1,27 10. 7% 2, 343 0. 5% Asian/ API (Non- Hispanic) 9, 2715. 5% 10, 7216. 0% 21, 565 4. 3% Other Race
or Multiple RacesNon- Hispanic) 5, 2773. 1% 6, 3063. 5% 18, 874 3. 8% Hispanicor Latinx47, 97028. 6% 58, 95732. 8% 133, 569 26.7% Total 167,815 100% 17, 9701 100%
499, 772100% Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAGHousing Element
Data Package, 2021) Figure 3- 2 POPULATIONBY RACEAND ETHNICITY, SANTA ROSA, SONOMACOUNTY, AND BAYAREASource: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAG HousingElement
DataPackage, 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 RosaSonoma
County Bay AreaAmericanIndianor Alaska Native, Non-HispanicAsian / API, Non-HispanicBlack or African American, Non-Hispanic White, Non-HispanicOther Race or Multiple Races, Non-Hispanic
CITYOFSANTAROSA
Page3-6 2023 – 2031HousingElement
3 Housing Needs
AssessmentHouseholdCharacteristicsHouseholdtype and size, incomelevels, and other householdcharacteristicsdetermine the type of housing neededby residents. Thissectiondetails the various household characteristics
affecting housingneeds. Household
Type andSizeAccordingto the 2015–2019 ACS, thelargest percentage (62 percent) of householdsin Santa Rosa were families. Amongfamilyhouseholds, over half were familieswith children. Forpurposesof the US Censusand ACS, a familyisdefinedasa groupof two or morepeoplerelated bybirth, marriage, or adoptionresidingtogether. As shownin Table 3- 4, approximately28 percentof households weresinglepersonswholivedalone, andthe remaining10 percentwere other non- familyhouseholds. Basedon ACS data, the averagehouseholdsize in SantaRosawas 2.63 personsin2019. This is a slightincreasefrom2010, whenthe personsperhouseholdswas 2. 59. ABAG projectsa continuedincreasein householdsize through2040, whenthe averageis expectedto be 2. 69 persons per household. Theincrease maybe attributedto an increasein the numberof children or
additionalmultigenerationalhouseholds. Table 3- 4 HOUSEHOLDTYPESIN
SANTA ROSA,
2019 HouseholdsPercentageSingle Person (living alone)
18, 71428% Family
41, 239 62% Female- Headed
7, 592 11% Male- Headed
3, 955 6% Married- Couple
29, 692 45% OtherNon- Family
6, 366 10% Total Households
66, 319100% Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAGHousing Element
Data
Package, 2021) OvercrowdingOvercrowdingreflectsthe inabilityof familiesto affordhomesthat arelarge enoughto accommodatethe size of theirhousehold. Overcrowdingis definedas more thanone personper room, whilesevere overcrowdingis definedasmorethan 1. 5 persons perroom. Accordingto the 2015 – 2019ACS, approximately4 percentof SantaRosahousing unitswere overcrowded. As shownin Table 3- 5, the percentageof overcrowdedunitsremainedconsistenteven asthe numberof overcrowdedhousingunitsincreasedby 5, 184 unitsbetween2010 and2019. Approximately4 percentof housing units wereseverelyovercrowded, up froman estimated1 percent in2010. Overcrowdingis most JANUARY2023
2023 – 2031HousingElement Page3-7
3 Housing NeedsAssessmenthouseholds. In 2019, approximately74 percentof householdsin overcrowdedunitswere rentersand66 percentof households in severelyovercrowded householdswererenters. Table 3- 5 OVERCROWDINGIN SANTAROSA, 2010 AND 2019 Tenure/
Condition20102019 Number of UnitsPercentageNumber
of UnitsPercentage Overcrowded 2,545 4%
7, 729 4% Owner occupied555 22%
2, 029 26% Renter occupied 1,990 78%
5, 700 74% Severely Overcrowded880 1%
2, 899 4% Owner occupied 210
24% 986 34% Renter occupied670 76%
1, 913 66% TotalOccupied Units62,
825 – 190,689 - Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAGHousing Element
Data Package, 2021) Income
and Employment
CharacteristicsIncomeDistributionHouseholdincomesin the City of Santa Rosaare slightlylower thantheCountyasa whole.
As shownin Figure3- 3, the City of SantaRosa has a lower numberof householdswith an annualincomeover 100,000comparedto the County. Thecity has a higher percentageof householdsearningbetween50,000 and $99,999, and a verysmall share of householdsearninglessthan $50, 000 peryearcomparedto the County. In 2019, the medianhouseholdincomein thecity was $ 78,574, compared to a medianhouseholdincomeof $
86, 173countywide. Figure 3- 3 HOUSEHOLDINCOMEDISTRIBUTION, CITYOF SANTA ROSA AND SONOMACOUNTY, 2019Source: 2013-2017 CHASData Book ( ABAGHousingElement DataPackage,
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, 000ormorePercentof Total Households
CITYOFSANTAROSA
Page3-8 2023 – 2031HousingElement
3 Housing NeedsAssessmentHouseholds
by IncomeLevelFigure3- 4 showsdatacollectedfromthe 2015- 2019 ACSregardinghouseholdby income level (referto Table3-14 for a full descriptionof income levelsby householdsize.) The cityhad both a slightlylargerproportionof lower- incomeand moderate-incomehouseholdscomparedto thecounty as a whole, whereasthe countyhadabouta 2. 8- percenthighershare of above- moderate income households. The percentageof lower-incomehouseholdsin the city has decreasedsince2016 from 33 percentof householdsto 27 percentof
householdsin2019. Figure 3- 4 HOUSEHOLDSBY INCOMELEVEL, CITYOF
SANTA ROSA AND
SONOMACOUNTY, 2019Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAGHousing Element
Data Package,
2021) EmploymentTrendsFuture housingneedsdepend, in part, on employmenttrends. Changesin the typesand pay levels of jobs availablein SantaRosa and thesurroundingregionwill havean impacton the type and costof housingthatfutureresidentswill desire
and can
afford. EmploymentProjectionsEmploymenttrendsindicatea need fora rangeof housingtypesto support Santa Rosaresidentswhoareemployedin a wide rangeof industries. A particular needfor moderate- and lower-incomehousingunits exists tosupportworkersin retail and manufacturingtradessincethesejobsoften do not providetheincomeneededto 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%
ExtremelyLow
Income30% AMI
VeryLowIncome
30%-50% AMI Low
Income
50%- 80%AMI
Moderate
80%- 100%
AMI Above
Moderate100% AMI Santa
JANUARY2023
2023 – 2031HousingElement Page3-9
3 HousingNeedsAssessmentTable3- 6 shows job andemploymentprojectionsfor SantaRosa through2040.
ProjectionsindicatethatSantaRosawill add 5, 855 jobsbetween 2020 and2040. Table 3- 6 EMPLOYMENT
TRENDS
THROUGH 2040 Year
Jobs Employed
Residents Number Percentage
Change
Number PercentageChange 201076,
750 – 79,710 – 2020* 86,205 12%
89, 19012% 2030* 90,425 5%
99, 02511% 2040* 92,060 2%
101, 775 3% Source:
ABAGProjections
2040 ABAGprojection
Employmentby IndustryABAGestimatedthatSantaRosahad 73,669 jobs in2018. Table 3- 7 illustrates theemployedresidentsby industryin SantaRosaaccordingto the U. S. Census WorkplaceAreaCharacteristics for 2011-2018. Whilesomechangesfrom2011to 2018 maybe attributabletothe changein data sources, datashows growth in severalindustries, includingarts, recreation, otherservices, construction, and health and educationalservices. Therewerereductionsin the numberof Santa Rosaresidents employed in the transportationand warehousingandutilitiesindustry and the manufacturing industry. Majoremployersin Santa Rosa includeKeysightTechnologies, Amy’s Kitchen, the City of Santa Rosa, the Countyof Sonoma, Kaiser Permanente, MedtronicCardiovascular, Santa Rosa City Schools, Santa Rosa Junior College, Providence (formerlySt. Joseph) HealthSystem, and Sutter MedicalCenter ( accordingto the North Bay BusinessJournalBookof Lists2017viathe City of Santa Rosa EconomicProfile). Table 3- 7 EMPLOYEDRESIDENTSBY INDUSTRY, 2010 AND 2018
Industry 2010 2018 Number Percentage
Number PercentageChange Agriculture & Natural Resources 222 0% 331 0% 49% Arts, Recreation, & Other Services 10,568 16% 10, 832 15% 2% Construction2,339 4% 3,
774 5% 61% Financial & Leasing 3,168 5% 3,
187 4% 1% Government5,245 8% 5,
404 7% 3% Health & EducationalServices 17,958 27% 23,
635 32% 32% Information1,436 2% 1,
506 2% 5% Manufacturing & Wholesale 6,816 10% 6,
238 8% - 8% Professional & ManagerialServices 7,601 12% 8,
CITYOFSANTAROSA
Page3-10 2023 – 2031HousingElement
3 Housing Needs Assessment
Industry 2010 2018 Number Percentage
Number PercentageChange 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, LongitudinalEmployer-HouseholdsDynamics, WorkplaceArea Characteristics (WAC) files 2002- 2018 ( ABAGHousingElement Data
Package, 2021) UnemploymentAccordingto the EconomicDevelopmentDepartment (EDD), therewereapproximately 85,900persons in the workforcein City of SantaRosain 2022and245, 200 in SonomaCounty (Table3- 8).
The City ofSanta Rosa’s unemploymentrate has increasedsignificantlyfrom 2021to January2022, from3.7 to 4. 3 percent, respectively. For comparison, theunemploymentrate in SonomaCounty decreasedfrom 2021to January2022from6.7 to 4 percent, respectively. The higherunemploymentratesin 2020are mostlikelydue to thestart of the COVID-19 pandemic, showingalmost 7, 100 residents were unemployedin SantaRosa, andover 19,300 residents
in SonomaCounty. Table 3- 8 UNEMPLOYMENTRATE, SANTA ROSA
AND SONOMA
COUNTY SantaRosa Year Labor Force Employment
Unemployed UnemploymentRate 201788, 70085, 6003,
100 3. 5% 201890, 90088, 3002,
600 2. 9% 201990, 40087, 9002,
500 2. 8% 202086, 30079, 1007,
100 8. 3% 202185, 00082, 3003,
200 3. 7% 2022* 85, 90082, 3003,
700 4.
3% SonomaCounty Year Labor Force Employment
Unemployed UnemploymentRate 2017260, 100251, 3008,
800 3. 4% 2018260, 900253, 6007,
300 2. 8% 2019259, 400252, 4007,
000 2. 7% 2020245, 100225, 80019,
300 7. 9% 2021240, 700224, 70016,
000 6. 7% 2022* 245, 200235, 400
9, 800 4% Source: EmploymentDevelopmentDepartment, 2017, 2018, 2019, 2020, and2021, January 1, 2022, Preliminary Denotes EmploymentDevelopment Departmentpreliminaryunemployment JANUARY2023
2023 – 2031HousingElement Page3-11
3Housing Needs
AssessmentHousing
CharacteristicsHousing Type TheCaliforniaDepartmentof Housing and CommunityDevelopment (HCD) definesa housing unit asa house, an apartment, a mobilehomeor trailer, a groupofrooms, or a singleroom occupiedas separatelivingquarters, or if vacant, intendedfor occupancyas separatelivingquarters.
Separatelivingquartersare thosein whichthe occupantslive separatelyfrom anyotherindividualsin the building, and whichhavedirect accessfrom outsidethe buildingor through a commonhall. Table3- 9 showsthe distributionof housingunitsby typeof structurein SantaRosain 2010 and 2021. In both 2010and 2021, a majorityof all housingunits were single- family detachedstructures (approximately69 and 67 percent, respectively). Single- family attachedstructurescontinued toconstituteapproximately9 percentof thehousingstock. As of 2021, multifamilystructures (two or more units perstructure) made up28 percentofSanta Rosa’s housingunits. Approximately5 percentof thehousingunits in SantaRosain 2021 were mobile homes, recreationalvehicles (RVs), or other housingtypes. Table 3- 9 HOUSINGUNITSBY TYPE,
2010AND2021
Unit Size/ Type
20102021 Percentage
Change Number of Units
PercentageNumber
of Units PercentageSingle- Family46, 34868. 8% 46, 45166. 8% 0. 2% Detached40, 45960. 0% 39, 97557.
5% - 1. 2% Attached ( townhome) 5, 8898. 7% 6, 4769.
3% 10.0% 2–4 Units5, 9768. 9% 6, 3259.
1% 5. 8% 5+ Units12, 19718. 1% 13, 53019.
5%
10. 9% OtherMobile Home, RV, etc.) 2, 8754. 3% 3, 1894. 6% 10.9% Total 67,396 100% 69,495
100% 36. 7% Source: 2010 and 2021CaliforniaDepartmentofFinance, E- 5 seriesFigure3- 5 below showsthe numberof units (single familyand multifamilyunits) built annuallyfrom 2005to 2021. Thenet increasein housingunitseach year in Santa Rosavaried greatly.
The greatestannual increasein housingunitsoccurredin 2008 duringthe marketcrash. Soonafter, construction cameto a halt, and in 2011, therewas a net increaseof only 52 housing units. New constructionincreasedbetween2011and2017, butdue to thedestructioncausedby theTubbs fire in October2017, the city stillhada net loss of 849housingunits. By 2019, newconstructionincreasedto 662 units, but growthhassince slowedto numbersseenbetween
CITYOFSANTAROSA
Page3-12 2023 – 2031HousingElement
3 HousingNeedsAssessmentFigure3- 5 NET NEWHOUSINGUNITSBY YEAR, SANTA ROSA, 2005 – 2021 Source: CaliforniaDepartmentofFinance, E- 5
seriesHouseholdTenureFigure3- 6 showsthe rateof homeownershipin SantaRosa (referredto ashousing tenure) in 2019. Accordingto the ABAG datapacket, approximately54 percentof households werehomeowners, while 46 percentrentedtheir homes. The distributionof homeownerhouseholdsandrenters stayedthe samefrom 2010to 2020. Refer to the Income and EmploymentCharacteristicssection for further discussionand analysis regardingrental availabilityand affordability in SantaRosa. Figure 3- 6 HOUSEHOLDTENUREIN
SANTAROSA, 2019 Source: AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAGHousingElement 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 RosaSonoma
CountyBay AreaPercentof
JANUARY2023
2023 – 2031HousingElement Page3-13
3 HousingNeeds
AssessmentVacancyRatesResidentialvacancyrate is a goodindicatorof the balancebetweenhousingsupplyand demand in a community. Whenthe demandfor housingexceedstheavailablesupply, thevacancyrate will be low. Whenthere is an excesssupply, therate willbe high. A vacancyrateof3 to5 percent is generallyindicativeof a healthymarket. Whenvacancyratesfall below3 percent, there is upwardpressureon home
pricesand rents. The 2019ACS estimatedthat approximately5 percentof SantaRosahousingunitswere vacantin 2019seeTable3- 10). Of thesevacant units, 24 percentwerefor rent, 7 percentwerefor sale, 11 percent werefor seasonaluse (units occupiedby persons with usualresidenceelsewhere), and 48 percentwere classifiedas “ othervacant.” “Other” is describedas “ whenit doesnot fit into any year-
round vacantcategory.” Accordingto datareportedby the DOF, Santa Rosa’s vacancyratewas 4. 5 percentin 2021. A lower vacancyrate indicateshighdemandwith a limitedsupplyandcan resultin increased rent
and salesprices. Table 3- 10 VACANTUNITS
BY TYPE, 2019 Number
of Units PercentageTotal
Units 69,814 Occupied66,
319 95.0% Vacant3,
495 5.
0% Vacancy Status Forrent
84924. 3% Forsale
254 7. 3% Rentedor sold, notoccupied
3359. 6% For seasonaluse
38010. 9% For migrantworkers
0 0. 0% Other vacant1,
677 48.0% Total3,
495 100. 0% Source: AmericanCommunitySurvey5- Year Data (2015- 2019), (ABAGHousingElement
CITYOFSANTAROSA
Page3-14 2023 – 2031HousingElement
3 Housing NeedsAssessmentHousing
AgeandConditionAge is one measureof housingstockconditionsanda factorfor determiningthe need for rehabilitation. Withoutpropermaintenance, housingunitsdeteriorateover time. Thus, units thatare olderaremorelikely to needmajorrepairs (e. g., a new roof or plumbing). Generally, houses30 years and olderare consideredagedand aremore likely to requiremajor orminor repairs. In addition, olderhousesmaynotbe built to currentstandardsfor fire
and earthquakesafety. Almost70 percentofSanta Rosa’s housingstockwas builtmorethan30 years agoand approximately30 percentwasbuilt over50yearsago. It is assumedthat mostor someof theseunitsare in need of rehabilitation. Additionally, manyof these unitscould benefit from energy- efficiencyimprovementsto reduceenergyusage andrelated
greenhousegasemissions. The City’ s Code Enforcementteamcompletesinspectionson a proactivebasesandasa partof the City’ s NeighborhoodRevitalizationProgram (NRP) and the HousingChoiceVoucher ( HCV) Rental AssistanceProgram. Throughthe City’ s NeighborhoodRevitalizationProgram570 units wererehabilitationfrom2015to 2021and throughthe HousingChoiceVoucher (HCV) RentalAssistance Program613 homeswererehabilitationfrom 2018 to 2021. Additionally, asa part of typicalinspectionsto ensurethat buildingcode standardsfor existingplumbing, electrical, andother aspectsof homesare maintained, 1, 750 homes wererehabilitated. Overall, with assistancefromboth programs and other rehabilitationeffortsatotalof 2, 933 homes wererehabilitated, representing4.2 percentof thehousingstock (69, 406 total units, seeTable3- 11). It shouldbe noted that this numberdoes not include individualhomeownerreinvestment, and thereforethe percentage of overallrehabilitationof thehousingstock is
most likelyhigher. Based on localknowledgefromthe City’ s Code Enforcement, the currenthousing conditionsandthe homesthat havebeenrehabilitatedoverthe pastfiveyears, it is safeto assumethatat least3 percentof the overallhousingstock (2, 082units) is in needof some typeof rehabilitation, the need forreplacementwouldbewithin that3 percent. To ensuretheCity has an accuratecounty onthe numberof homesin needof rehabilitationandthe numberof homesin needof replacement, the City hasincludedProgramH- 11to competea housingconditionsurvey of older neighborhoods to determinea
more accurateneed. ProgramH- 10 directsthe City to continueeffortsto improveliving conditionsandquality of life in deterioratingneighborhoodsthrough the NeighborhoodRevitalizationProgram, which focuseson eightkey neighborhoodsin SantaRosa. Through the NeighborhoodRevitalizationProgram, units in needof improvementsare assistedthroughcorrection of codeenforcementissuesand rehabilitationloans. Moreinformation on the NeighborhoodRevitalizationProgramis providedin the Goals andPoliciessection
JANUARY2023
2023 – 2031HousingElement Page3-15
3 HousingNeedsAssessmentTable3- 11 AGE
OF HOUSING STOCKStructure Built Santa
Rosa Sonoma County Units
PercentageUnitsPercentage 2014to 20202, 3823. 4% 6,
479 3. 1% 2010 to2013 7421. 1% 2,
876 1. 4% 2000to 20097, 64211. 0% 21,
318 10.2% 1990to 199910, 43315. 0% 30,
828 14.8% 1980to 198912, 62118. 2% 36,
929 17.7% 1970to 197914, 31920. 6% 41,
133 19.7% 1960to 19697, 84811. 3% 23,
955 11. 5% 1950and earlier13, 41919. 3% 44,
775 21. 5% Total Units69, 406 100. 0% 208,
293 100.0% Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAGHousing Element
Data Package, 2021) Housing
CostandAffordabilityOne of themajor barriers tohousingavailabilityis the costof housing. Toprovide housing to alleconomiclevels inthe community, a wide variety of housingopportunitiesat various pricesshould be made available. Housing affordabilityis dependenton income and housing costs. Housingaffordabilityis based on the relationshipbetweenhouseholdincome and housingexpenses. Accordingto the UnitedStates Departmentof Housing and UrbanDevelopment ( HUD) andHCD, housing isconsidered "affordable” if the monthlyhousingcost does not exceedmore than30percent ofa household’
s grossincome.
Home SalesPrices Accordingto Redfin ( Error! Hyperlinkreferencenot valid.), the medianhomesalesprice in SantaRosawas $809, 950 in February2022. As shownin Figure 3- 7, medianhomepricesin Santa Rosa followedcountywidetrends, steadilyincreasingfrom 2018 to 2022. RohnertParksimilarlyshows a steadyincreasebetween2019and 2022after seeing a slightdecreasefrom 2018 to 2019. Petaluma andSebastopolboth had medianhousingpricespeakin 2021and decrease in 2022. Sebastopolconsistently had the highestmedianprice of any SonomaCountyjurisdictions, with the highestmedianprice ($1, 250, 000) in 2021. The SantaRosamedian salesprice increasedby approximately28 percentfrom 2018 to 2022, which was the second highestpercentageincrease among the jurisdictionssurveyed.
The countywide medianincreasedapproximately30 percentfor the sameperiod, andthe cities of Sebastopol, Petaluma, andRohnertPark sawoverallincreasesof 27, 26, and 27 percent, respectively. Theoverallrise insalespricesis a result of growingdemand based on consumerconfidenceand the improvingeconomy, historicallylowinterestrates, a low vacancyrate, and a limitedsupply of newhousingon the
CITYOFSANTAROSA
Page3-16 2023 – 2031HousingElement
3 HousingNeedsAssessmenthas beenan uptickin buildingpermitactivityin the city, marketconditionsin the short termmay continueto resultin
increasingsales prices. The mediansalespricein Santa Rosavariedgreatly by area (reportedby zip code), with 2019 medianrangingfrom $560, 000 in southwestSantaRosa (95407) to $1,086,750 in thenortheastarea of the city95404). Basedon the 2019median income, onlyhouseholdsin the above moderate-incomecategory, makingmore than120percentof the median area incomeannually, couldafforda home at the citywidemedianpricein SantaRosa (assumingnomore than30 percentofmonthlyincomeis spentonhousing). This 30 percentassumptiondoesnot considerthe additionalincome neededfor homeownercosts suchas utilitiesand maintenance. A moderate-incomehouseholdcould afford a median- pricedhomein someareasof the city; however, securinga downpayment may bedifficult. Figure 3- 7 MEDIANHOMESALESPRICES,
2018 TO 2022 Source: Redfin, 2018 - 2021
andFebruary
2020549,
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 $
JANUARY2023
2023 – 2031HousingElement Page3-17
3 HousingNeedsAssessmentA surveywas donein March2022of Zillow.comto gathersale pricesfor different sizedhomes. Homes with 2 bedroomsrangedin pricefrom $350,000 tojust over 1 million while 3- bedroomhomesrangedfrom $499, 950to almost2 million. Homeswith 4 or more bedroomsrangedfrom $699, 999to
2. 8 million
Table3-12). Table 3- 12 HOUSINGSALE PRICE
SURVEY, MARCH
2022
Number of Bedrooms
Number
of Units
Surveyed
Lowest Sales
Price
Highest Sales
Price
Median Sales Price2 12 $350,000 $ 1, 087,
000 $ 617, 0003 14 $499,950 $ 1, 795,
000 $ 973, 7824+ 14 $699,999 $ 2,800,000 $
1, 076,
535 Total 40 - - -
Source: Zillow.
comRentalCosts A recentsurveyof Zillow. com in November2021 showed76 properties, single- family homes, and apartmentsin SantaRosaadvertisedfor rent. Theseincluded 10 one-bedroomunits, withrentsfrom1,200to $2, 455permonth, and 38 unitswith three or morebedroomswith rentsranging from $2,182 to $6, 850 per month. Advertisedrentsrangedfrom $1,200 to $6, 850per month (see Table 3- 13). Accordingto the Santa Rosa- Petaluma, CaliforniaMetropolitanStatisticalArea ( MSA), areathatencompassesthe City ofSantaRosa, in 2021, the fair-marketrentfor a two- bedroomunit was $2, 038. A three-bedroomunitwas $2,851 and a four- bedroomunit was $3, 163. The costsdiffer from the fairmarketprice by 18percentfor a two- andthree-bedroomunitand by 68percentfor a
four- bedroomunit. Table 3- 13
RENTALPRICE
SURVEY
Number of Bedrooms
Number
of
Units Surveyed
Lowest
Advertised Rent Highest Advertised
Rent Median Rent1 10 $1, 200 $2,
455 $ 1, 7732 28 $1, 900 $4,
200 $ 2, 4183 28 $2, 182 $5,
500 $ 3, 4364+ 8 $3, 200 $6,
580 $ 4,
347 Total 74 - - - Source: Zillow, February,
CITYOFSANTAROSA
Page3-18 2023 – 2031HousingElement
3 Housing Needs
AssessmentHousingAffordabilityThissectiondescribesthe abilityof householdsat differentincomelevelsto pay for housingbasedon HCD 2021income limits. HCDclassifies housingas “ affordable” if householdspay no more than30 percentof gross incomefor paymentof rent (includingutilities) or monthly homeownershipcosts includingmortgagepayments,
taxes, andinsurance). Table3- 14 showsthe 2021HCDincome limits for SonomaCounty. The areamedianincome ( AMI) for a four-personhouseholdin the SonomaCountywas $103, 300 in 2020. Incomelimitsfor larger or smallerhouseholdswere higher or lower, respectively, and arecalculatedusing a formula developedbyHUD. Table3- 14 HCD 2021INCOME LIMITS BY
HOUSEHOLD,
SONOMA
COUNTY
Income
Category
1-
Person
2-
Person
3-
Person
4-
Person
5-
Person
6-
Person
7-
Person8- PersonAcutely Low10, 85012, 40013, 95015, 50016, 75018, 00019, 200 20, 450ExtremelyLow24, 45027, 95031, 45034, 90037, 70040, 50043, 300 46, 100Very Low40, 75046, 55052, 35058, 15062, 85067, 50072, 150 76,800 Low65, 15074, 45083, 75093, 050100, 500107, 950115, 400 122,850 Median72, 30082, 65092, 950103, 300111, 550119, 850128, 100 136,350 Moderate86, 75099, 150111, 550123, 950133, 850143, 800153, 700 163, 600 Source: HCD
2021 IncomeLimits
AbilitytoPayTable 3- 15 providesthe affordablerents and maximumpurchaseprice, basedon the HCDincome limits forSonomaCounty. As shownin Table3- 15, the maximumaffordablerentfor a very low- income, four-personhouseholdwas $1, 454 a month. Whenlookingat one- and two-bedroomrentals with a medianmonthlyrentrangingfrom $1,773 to $ 2,418 (Table3- 13), thispricerangeis outof reach of very low- incomehouseholds. Based on the maximumaffordablerent, two- (medianrent $2, 418) and three- medianrent $ 3, 436) bedroomrentalswouldbewithin reach of moderate-income households. In March2022, thelistingprice for single-familyhomesin the cityrangedfrom $375,000to $1, 795,000 for a three-bedroomhome (Table3- 12). The maximumaffordablesalespricefor a four- personhouseholdwas221,364 for an extremely low-incomehousehold, $368,834 for a very low-income household, $590,197for a low- incomehousehold, and $786,190 for a moderate-incomehouseholdof four.
This indicatesthatthere is a limitedstockaffordableto low-incomehouseholdsand that moderate-incomehouseholdscouldaffordexisting andnewly constructedtwo-bedroomhomesin Santa Rosa; three-bedroomand largerhomeswouldmostlikely onlybe affordableto above JANUARY2023
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3 HousingNeedsAssessmentTable 3- 15 MAXIMUMAFFORDABLEHOUSINGCOSTS BY INCOMECATEGORY, 2021 Income
Category
Percentage
of Median MaximumIncome Maximum
Rent
MaximumSales Price ExtremelyLow < 30% $ 34,900 $
873 $221, 364Very Low30– 50% $58, 150 $1,
454 $ 368,834 Low51– 80% $93, 050 $2,
326 $ 590,197 Moderate81– 120% $123, 950 $3,
099 $ 786, 190 Sources: HCDIncomeLimits, 2021, Wells FargoCurrent Mortgageand Refinance Rates,
September2021 Notes: Total affordablemortgagebasedon a 10- percentdown payment, an annual 5- percentinterest rate, 30- year mortgage, and monthlypaymentequal to 30 percentof income (afterutilities, taxes, and insurance). Monthlyaffordablerentbased on30 percentof incomeless estimated
utilities costs. OverpaymentOverpaymentis definedas payingmore than30 percent of monthlyhousehold incomefor housing costs. Severelyoverpayingis definedas payingmore than50 percent of monthly householdincomefor housingcosts. TheACSestimatedthat 26, 398 SantaRosahouseholds, or 40.6 percent of all households, overpaidfor housingin 2019. Ofthosehouseholds, 29. 6 percent were owner occupiedhouseholdsand 53. 9 percent were renter occupiedhouseholds overpayingforhousing. Table 3- 16 illustrateshouseholdspaying30 to 50 percentandmore than50 percent of monthlyhouseholdincomefor housing. In total, renterhouseholdspay a greater percentage of monthly incomefor housing, while owner-occupiedhouseholdsare less cost burdened than renter households. The majorityofhomeownersuse0 to 30 percentof their incomesforhousing, while 29.4 percentof rentersuse30 to 50percentand 24. 5 percentuse50 percentor more of their incomeforhousing. Table 3- 16 MONTHLYHOUSING COSTSOF
HOUSEHOLDSBY PERCENTAGEOF INCOME,
SANTAROSA, 2019Income Spent on Housing
Owner Renter Total Number Percent Number
PercentNumber
PercentNot OverpayingLess than30 percent) 25, 05270. 5% 13, 57546. 1% 38, 627
59.4% Overpaying30 to50 percent) 6, 63418. 7% 8, 67329. 4% 15, 307 23.
5% SeverelyOverpaying50 percentor more) 3, 86510. 9% 7, 22624. 5% 11, 091 17.1% Total35, 551100. 0% 29, 474100. 0% 65,
025 100. 0% Source: AmericanCommunitySurvey5- Year Data (2015-2019), ABAGData Profile
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3 HousingNeeds AssessmentLower
IncomeHouseholdsOverpayingTable 3- 17showsthat 73.0 percent ( 17,765 households) of lowerincome householdswerespendingmore than30 percentof their incomeonhousing. Lookingat lower income householdsoverpayingbytenure, 68. 4 percent were renteroccupiedhouseholdsand 31. 6 percent were
owneroccupiedhouseholds. Table 3- 17 LOWER INCOMEHOUSEHOLDS
OVERPAYINGFORHOUSING, CITY OF SANTA
ROSA, 2014- 2018 CategoryOwners OverpayingRenters
OverpayingTotal OverpayingNumber PercentageNumber
PercentageNumberPercentageExtremely Low-Income households1, 37573. 3% 4, 22580. 2% 5, 600 78. 4% Very Low-Income households1, 60066. 0% 3, 38584. 0% 4, 980 77. 1% Low-Income households2, 63555. 1% 4, 54576. 1% 7, 18066. 8% All
LowerIncome households80% AMI) 5, 61031. 6% 12, 15568. 4% 17, 765 73. 0% Source: ComprehensiveHousingAffordabilityStrategy ( CHAS), 2014- 2018)
Special-Needs GroupsSpecialhousingneedsrelate to age, disability, income, familysize, or other circumstances (such as studentstatus) that createadditionalchallengesto obtainingsuitablehousingthat is also affordable. The followingsectiondescribesthese special-needsgroups and their associated housingavailabilityissues.
PersonswithDisabilitiesPersonswith disabilitieshave special housingneeds becauseof employmentand incomechallenges; the need for accessible, affordable, andappropriatehousing; and higher healthcarecosts associatedwitha disability. A disabilityis definedby the USCensusBureau as a physical, mental, or emotionalconditionthatlastsover a longperiodof timeand makesit difficult to live independently. Living arrangementsof disabledpersonsdependon severityof disability. Manydisabled personslive in theirownhome, in anindependentsituation, or with otherfamilymembers. The US Censuscollectsdata forseveral categoriesof disability. TheACS definessix aspectsof disability:
hearing, vision, cognitive, ambulatory, self- care,
and independentliving. Hearingdifficulty: Deafnessor
seriousdifficultyhearing Visiondifficulty: Blindnessor seriousdifficultyseeing even when wearingglassesCognitivedifficulty: Serious difficultyconcentrating, remembering, or makingdecisions due to a physical, mental,
or emotionalconditionAmbulatorydifficulty: Seriousdifficultywalking or climbingstairs Self- care difficulty: Difficultydressingorbathing (Activitiesof JANUARY2023
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3 Housing NeedsAssessment » Independentliving difficulty: Difficultydoingerrandsalone, suchas visitinga doctor’ s officeor shoppingdue to a physical, mental,
or emotionalconditionAccordingto the2019ACS, 40, 599 civiliannoninstitutionalizedindividualsoveragefive in the City of SantaRosahad one or more hearing, vision, cognitive, ambulatory, self- care, and independentliving disabilities. This numberrepresentsabout 22.6 percentofthe city’ s civiliannoninstitutionalizedpopulationoverage five (
see Figure8). Figure 3- 8 DISABILITIESAMONG
SANTAROSARESIDENTSSource: 2019 US Census, AmericanCommunitySurvey, ABAGHousingElement Data Package,
2021 DevelopmentalDisabilitiesCaliforniaGovernmentCodeSection65583( a)( 7)) requiresthe Cityto includethe needsof those with a developmentaldisability withinthecommunityin its analysisof “ special needs groups.” Accordingto Section4512 of the Welfareand InstitutionsCode, “developmentaldisability” means a disabilitythatoriginatesbeforeanindividualattains18 years of age; continues, or canbe expected to continue, indefinitely; and constitutesa substantialdisability forthat individual. It includesintellectualdisabilities, cerebralpalsy, epilepsy, and autism. This term also includesdisablingconditions closely related to intellectualdisabilityor requiringsimilartreatmentbut does not includeotherconditions that aresolely
physicalin nature. Many developmentallydisabledpersonscan live and workindependentlywithin a conventionalhousingenvironment. More severelydisabledpersonsrequirea groupliving environment where supervisionis provided. The most severelyaffectedpersonsmay require an institutional environmentwheremedicalaid andphysical therapyare provided. Becausedevelopmentaldisabilitiesexist beforeadulthood, thefirst issue in supportivehousing for thedevelopmentallydisabledis thetransitionfromthe person’s livingsituationasa child to anappropriate levelof independence asan
adult. 6,
3883,
2388,
03710,
4554,
632 7,849 02, 0004, 0006, 0008, 00010,
000 12,000 With
a hearingdifficultyWith
a visiondifficulty With
a cognitivedifficulty With
an ambulatorydifficultyWitha
self-caredifficulty With an
CITYOFSANTAROSA
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3 HousingNeeds AssessmentTheCalifornia Departmentof DevelopmentalServices currentlyprovidescommunity- based servicesto approximately360,000 people withdevelopmentaldisabilitiesand theirfamilies througha statewidesystem of 21 regional centers, fourdevelopmentalcenters, and two community- basedfacilities. The North Bay RegionalCenter (NBRC) is one of 21regional centersin Californiathatprovides point-of- entryto servicesfor people withdevelopmentaldisabilities. Thecenter is a private, nonprofitcommunityagencythat contracts withlocal businessesto offer a wide rangeof services to individualswithdevelopmentaldisabilities
and theirfamilies. According to the Departmentof DevelopmentalServices, from2019-2020, the Santa Rosa fieldoffice served45 percentof theagegroup0- 17 and54 percentfor ages18 and over developmentallydisabledresidentsin the City
of SantaRosa. Table 3- 18 providesan estimateof the numberof developmentallydisabledresidentsby age andzip code in SantaRosa (includesonlythoseservedby theNBRC). Approximately45 percent of NBRCclientsare aged17
yearsoryounger. Table 3- 18 DEVELOPMENTALLYDISABLEDRESIDENTS BY ZIP CODEZipCode 0- 17 years18 +
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 194Total 9791,
188 2, 167Source: Departmentof Developmental
Services, June2021There area numberof housingtypes appropriatefor peopleliving with a developmentaldisability: rent- subsidizedhomes, licensedand unlicensedsingle- family homes, inclusionary housing, HousingChoiceVouchers (HCV), specialprogramsfor homepurchaseand HUD housing. The design of housing-accessibilitymodifications, the proximityto servicesandtransit, andthe availability of group living opportunitiesrepresentsomeof the typesof considerationsthatare importantin servingthis needs group. Incorporating “barrier-free” designin all newmultifamilyhousing (as required by Californiaand FederalFairHousing laws) is especiallyimportantto providethewidest rangeof choices for disabled residents. Specialconsiderationshouldalsobe given to the affordabilityof housing, because peoplewithdisabilitiesmaybelivingon
a fixedincome. To assist in thehousingneedsfor persons withdevelopmentaldisabilities, as partof Program H- 22, the City willimplementprogramsto coordinatehousingactivitiesandoutreachwiththe North Bay Regional Center and encouragehousing providersto designatea portion of new affordablehousingdevelopmentsfor persons with disabilities, especially persons withdevelopmental disabilities, and pursue fundingsourcesdesignatedfor personswithspecial JANUARY2023
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3 HousingNeedsAssessmentIn late 2018, the State closed the SonomaDevelopmentalCenter which provided supportservicesto persons withdevelopmentaldisabilities. TheCountyplaceda requestfor SpecificPlan proposalsfor the site. The SpecificPlanproposals arean opportunity for economic developmentand conservationfor the former SonomaDevelopmentalCenter. The SpecificPlanprojectkickedoff in June2021 and willbe finalizedin September2022. ProgramH- 22 directsthe Cityto continueto partnerwith the North BayRegionalCenter and otherrelevant agencies, local jurisdictions, and housing and serviceprovidersto provide supportand assistancefor personswithdisabilitiesto fill any servicegapscreated withtheclosing of the
Sonoma DevelopmentalCenter. Additionalservicesavailablefor personswithdisabilities includethefollowing: TABLE 3- 18A – AVAILABLESERVICESFOR PERSONS WITHDISABILITIES ProviderArea
Served Services AvailableBayberry, Inc Napa,
Solano, Lake,
and SonomaCountiesSupports over75individuals
in a SupportedLiving, Independent
Living, and
ResidentialServices
programs
DisabilityServices & LegalSonoma,
Napa, Lake
and Mendocino CountiesProvidesinformation, advice
andassistanceon a wide range of
disability- relatedmatters LifehouseMarin,
Sonoma, and
San Francisco countiesOffers comprehensiveskills
trainingfocused oneach
individual’s
needs California
HumanDevelopment
RedwoodEmpire Industries
14 countiesincludingSonoma,
Napa
and SolanoCountiesHands-on work trainingfor
disabled adults. Job placement,
supported
employment, job coachingBecomingIndependentSonoma,
Napa
and SolanoCounty Assistswithbuildingskillsin
areas of health,
wellness, nutrition, socialization, communication, arts, music, self- advocacy, andpersonal
growth and
direction
CommunityAction
PartnershipVariouslocations
throughoutthe state
includingSonomaCounty Providesdirect assistance
withcritical needsthat cannotbe met
by other
resources.
CommonGroundSocietyCity of Santa
Rosa Advocacy /OutreachKaleidoscopeCity of SantaRosa Provides a licensed, community-based adultday program
for
developmentallydisabled
adults. LargeHouseholdsAccordingto the 2015-2019ACS, therewere 66,319 householdsin SantaRosa. Ofthose,
21.4 percent 6, 988 households) weremadeup of five or more persons (seeTable3- 19andFigure 3- 9) andapproximately8. 4 percentof the large householdswere homeowners. Of householdswith five ormorepersons, 13. 1 percentwere living in rentalhousing. Therewereapproximately37, 359
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3 HousingNeedsAssessmentthree ormorebedroomsin the City of Santa Rosa, an amountthat exceeds the currentestimatedneeds
for largefamilies. Approximately44 percentof largefamilyhouseholdsin Santa Rosawere classifiedas either verylow- or low- incomehouseholdswhilethe remaining56 percentfell intothe moderate- or above moderate-incomecategory. A majorityofthe city’ s rental housingstock consistsof individual single-family homes andapartmentbuildingsfor rent with multifamilyonlycomprising28.5 percentof the housingstockin SantaRosa. Thecity recognizesthat lower incomelargefamiliesaremostlikely in need rentalswith a greater numberof bedrooms. SeeTable3-19 fora breakdownofthe city’ s housing inventoryby
numberofbedrooms. Table 3- 19 TENURE
BY HOUSEHOLDSIZE Owner PercentageRenter
PercentageNumberPercentage 1-person household9, 29425. 9% 9, 42030. 9% 18, 71456. 8% 2- person household13, 40237. 4% 8, 22827. 0% 21, 63064. 4% 3-person household5, 14514. 4% 5, 03616. 5% 10, 18130. 9% 4-person household4, 97613. 9% 3, 83012. 6% 8, 80626.4% 5-
or moreperson household3, 0048. 4% 3, 98413. 1% 6,
988 21.4% Total35, 82130,
498 66,319Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAGHousing Element
Data Package, 2021) Figure 3- 9 TENUREBY
HOUSEHOLDSIZE, 2019Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAGHousing Element
DataPackage,
2021)
1-person
household
2-person
household
3-person
household
4-personhousehold
5 or personhousehold Owner25. 9% 37. 4% 14. 4% 13.
9% 8. 4% Renter30. 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.
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3 HousingNeedsAssessmentTable3- 20 SANTA ROSAHOUSINGINVENTORYBY NUMBEROFBEDROOMS Type of
RoomNumber Percent Nobedroom unit2,
5273. 6% 1 bedroom unit8,
23411. 9% 2 bedrooms unit21,
28630. 7% 3 bedrooms unit27,
29640. 3% 4 bedrooms unit8,
21611.8% 5 or morebedrooms unit1,
181 1. 7% Total69,
406 100. 0% Source: AmericanCommunity
Survey, 2015-
2019 SeniorPopulationAccordingto the 2015- 2019ACS, approximately16.7 percentofthe City’s population ( 30, 092 persons) wereseniorresidents (65 years or older). Senior-headedhouseholds madeup approximately29.1 percent ( 19,266households) of the householdsin SantaRosa. Ofthose, 69. 9 percent were owner-occupiedhouseholdsand 30. 4 percent were renter-occupiedhouseholds. The 2015- 2019ACSreports thatthe majorityof senior, owner-occupiedhouseholds (7, 785householdsor 53. 7 percent) had incomesgreaterthan100-percentAMI. The majority of renter-occupiedhouseholds (1, 444households or 23. 5 percent) hadincomesbetween0 and30 percentof theAMI or the extremely low- incomegroup. Withclose to a quarter (23.5 percent) of seniorhouseholdsfalling intothe extremely low- incomegroup, seniorhousing is anidentifiedneedof thecity (Table3- 21). Thecity commitsto support the needs ofsenior householdsin
ProgramH-26. Table 3- 21 SENIORHOUSEHOLDSBY
INCOMEAND TENUREIncome Group Owner- OccupiedRenter-
Occupied Total Occupied Number PercentageNumber
PercentageNumberPercentage0%- 30% ofAMI 9806. 8% 1, 44423. 5% 2, 424 11. 7% 31%- 50% of AMI1, 66011. 4% 1, 03516. 9% 2,
695 13. 1% 51%- 80% of AMI2, 53017. 4% 1, 04517. 0% 3,
575 17. 3% 81%- 100% of AMI1, 545 10.7% 69011. 2% 2,
235 10. 8% Greater
than 100% of AMI7, 78553. 7% 1, 92031. 3% 9,
705 47.0% Total14, 500100. 0% 6, 134 100%
20, 634100% Source: U. S. Census Bureau, AmericanCommunitySurvey5- Year Data (2015- 2019) ( ABAG HousingElement
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3 HousingNeeds AssessmentSenior
HousingandServicesThe City of SantaRosa has an interactiveAffordableHousingMapavailableto thepublicon the City’s website. The map displays SantaRosapropertiesthatarefundedby or underagreement withthe City of Santa RosaHousingAuthorityand thatare affordableto seniorcitizens. According to the InteractiveAffordableHousingMap, thereareabout1, 119 units setaside exclusivelyfor senior citizens. Basedon thetotal number of units occupiedby seniors (20, 634 units), these dedicatedunits representonlya fraction of thepotentialdemandforhousing that is specificallydesignedfor seniors. A majorityofSanta Rosa’s seniorsresidein large, single-familyhomesor oneof the 1, 119 affordable housingunitsexclusively
availableto seniors. The City of SantaRosa providesa variety of senior servicesandprogramsat its two senior centers (PersonSeniorWingand Steele LaneCommunityCenter). The City’ s websiteoutlinesa variety of seniorresources, such as legal consultations, daily activities, andsupport groupsfor individualswhoare caretakersfor loved oneswithdementia. The city also works with other agencies andnonprofitorganizationsto meetthe needsof seniors in the community. The Santa RosaJunior Collegeoffers an OlderAdultsProgram,” whichoffers, art, music, andwritingcoursesforolderadults in the community. TheCaliforniaDepartmentof Aging ( CDA) administersprogramsthat serve older adults, adultswith disabilities, family caregivers, and residentsin long- term carefacilitiesthroughout the state. These servicesareprovidedlocallyby theArea Agencieson Aging (AAA), Medi-Cal CommunityBasedAdult Services (CBAS) centers, or othercontractedagencies. The Council on Aging provides social servicesto seniorsthrough the Care Navigatorand HealthyIdeasprograms. The Care Navigatorprogram servicesincludeconductinghome visits to assess needs andrecommendedservices. The servicesprovidedby Healthy Ideas include depressionscreeningsdesignedto detectand reducethe severity ofdepressivesymptomsin older adultswith chronichealth issues andfunctionallimitations. The programalso includescase managementand referrals to appropriateprofessionals. The Catholic CharitiesSeniorTransportationProgramis a free serviceforseniorsover60 livingin Santa Rosa.
Theprogramfocusesontaking seniors to medical appointments, groceryshopping, and other similar errands. CityBus, SonomaCountyTransitand GoldenGateTransit providefare reductionsfor seniorson fixed- route and paratransittransportationservicesevendaysa week, as mandatedby the Americans with DisabilitiesActADA). Paratransitis shared- ride publictransportationthatis availablefor all trip purposes (including shopping, higher education, medicalappointments, and work). ForCityBustripsa one-wayparatransitfareof $ 3.00 ( whichis doublethe adultfixed- routefare) coversa verysmallfractionof theoverallcostof thetrip, whichis over $50 per one- waytrip. Regionally, the Clippercard provides farereductionson all Bay areatransit services for seniors. Additionally, the City of SantaRosa and the OakmontVillageAssociationhave fundeda deviatedfixed- routethat serves the Oakmontcommunitywith a freeshuttle withinthe communityand oneshoppingrelated trip per weekday. Theseprogramsare an importantresourceforSanta Rosa’s growingseniorpopulation, but they are primarily orientedaroundtransportation, health care, and recreationalneeds rather than housing. Theaging populationis expectedto fueladditionaldemandforseniorhousingin the future, alongwith programsto assist SantaRosaresidentswhowishto agein place. The cityworkedwith a numberof foundationsand organizationsto successfullysecurefinancing fortheRehabilitationof the ScottishRiteEventCenterinto26 units of new permanentaffordablerentalhousingfor very low- JANUARY2023
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3 HousingNeedsAssessmentincomeseniorswho lost theirhomesduringtheTubbsFire in2017. Constructionis expected tobe completed
in
June 2022. FarmworkersSonomaCounty is an agriculturalcounty, witha needfor housingfor agricultural workers. Accordingto the Sonoma CountyAgriculturalCommissioner, the county’s value of agricultural productionwasmore than $680 millionin 2021. The topfive crops, by value, includewine grapes, milk, livestockand poultry, cattleand calves, and nurseryornamentals. Whilethe majority of farmworker employment is in unincorporatedSonomaCounty, some workersin agriculturaljobs willseek housing in SantaRosa. Accordingto the 2017Censusconductedby the UnitedStates Departmentof Agriculture, therewere14, 379 total farmworkersacrossfarm operationsin SonomaCounty. Of these, atotalof 6, 715 were permanent, year-roundemployees, whileatotalof 7, 664 were seasonalworkers, workingfewerthan150 days peryear. Table 3- 22 presents thisdata, separatedby farm type. The total number of farmworkersdeclinedin SonomaCountyfrom 2002to 2007, withthe Departmentof Agriculturereporting15,476 workersin 2002and13, 799in 2007, butincreasedto 14,379 workersin2017. Table3- 22FARM OPERATIONSIN
SONOMA
COUNTY, 2017Farmworkers
Farms and Agricultural
Operations
that hire employeesFarmoperationswithfewer
than 10employees Permanent
2, 345823 Seasonal1
2, 688977 Total5,
033 1, 800 Farmoperationswith 10
or moreemployees Permanent
4, 370142 Seasonal1
4, 976251 Total
9, 376 393Total Permanent
6, 715 965Total Seasonal7,
664 1, 228 TotalAll ( Seasonaland Permanent) 14,
379 2, 193 Source: UnitedStates Departmentof Agriculture (USDA) AgriculturalCensus, 2017 Note: Someoperationshireboth permanentand seasonallabor. Total numberof operationsthathirelabor are 1, 713. 1USDA definesseasonal farmworkersas farmworkershiredfor150
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Page3-28 2023 – 2031HousingElement
3 HousingNeeds AssessmentThe agriculturalcensusdoes notprovide estimatesof farmworkersliving orseeking housingin SantaRosa. Thereis not a definitive sourceto determinehow many ofSonoma County's farmworkerslive or seek housingin Santa Rosa. The LongitudinalEmployer-Household Dynamics, WorkplaceAreaCharacteristicsindicatesthat 331 SantaRosa residentswereemployed in the Agricultureand Naturalresourcesindustriesas of 2018. The LongitudinalEmployer-Household DynamicsWorkplaceAreaStatisticsdo not indicatewhetheremployeesin this industryare seasonalor year- roundresidents. Accordingto estimatesfrom theCaliforniaDepartmentof Education, SantaRosa had 499 studentsfrom migrantfamiliesenrolledin schoolswithinSanta Rosaor schoolsthat feedinto SantaRosa schoolsas of the 2019-2020schoolyear. The count includesstudents enrolledin preschool through12th grade. Migrantchildrenare definedas those whohavemoved in the precedingthree years to accompanya family member or guardianobtainingtemporary or seasonal employmentin agricultural, fishing, or logging (exceptlumbermills) work. The Migrant Educationprogramthrough the UnitedStates Departmentof Educationaddressesthespecial needs of migrantchildrenwhose learningis impactedby frequentmobility, poverty, and
limited Englishskills. Becausemigrantfamiliesmay have one child, multiplechildren, or no children, thisdata cannotbe usedto determinethe number of farmworkerhouseholdsin SantaRosa; however, this data, along with theestimates from the AgriculturalCensusandACSconfirmthe need for farmworker housingand resourcesin SantaRosa. Specifically, thisdata confirmsthe need for affordablefamily housing. Manyfarmworkersdo nothave accessto decent, safe, and affordablehousing. Many may livein overcrowdedor substandardunitsor may be homeless. Farmworkersseekinghousing in Santa Rosaneedhousing thatis affordableto lower-incomehouseholds, such as a subsidized apartmentor
single- familyunit. Seasonaland year-round opportunitiesare neededfor farmworkersin the Santa Rosa area. Mostfarmworkersseek and find housingsituationsthat arenot specificallyfor farmworkers.
In SantaRosa, permanentrentalhousingis the most likelyhousing option for farmworkers.
Locationsidentifiedfor multifamilyresidentialwouldprovidesites for this group. Housing specificallyfor farmworkersis allowedin SantaRosa, consistentwitha site’s GeneralPlan landuse designationand policydirection. Additionally, all residentialzoningdistrictsin Santa Rosaallowboardinghousesas a permitteduse. Boardinghousesare a housingalternative that could offer reasonablypriced
lodgingfor farmworkers. To further facilitatethe provisionof housingfor farmworkers, the Citywill continue to coordinatewithSonomaCounty to identifyopportunitiesand issues, provide supportand funding to nonprofitorganizationsfor existingprograms, and supportthe developmentof rental housing for seasonal and permanentfarmworkers (
JANUARY2023
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3 Housing NeedsAssessmentExtremely
Low- IncomeHouseholdsExtremelylow- income (ELI) householdsarethose withan incomeof 30 percentor less of theAMI, adjustedforfamilysize. In 2021, a family of fourmaking $34, 900 or less wouldbe classified as ELI. Thisincomeequatesto a wageof about $16. 78 perhour for a singlewage-earner. AnELI family of four describedpreviouslycould afford a monthlyhousing costofapproximately $873a month.
This ELI familywouldhaveto spend81 percentof theirmonthlyincometo afford the lowestadvertisedrent for a three-bedroomapartment ($2,
182 permonth). Accordingto HUD’s 2013-2017 CHASdata, approximately7, 145households (approximately
10.7 percentofthe City’ s totalhouseholds) wereELIhouseholds. MostELIhouseholds (7. 9 percentof the City’s households) rent theirhomes. Regardlessof tenure, 80 percent of ELI householdsexperienceadditionalhousingproblems, such as overpayment, overcrowding, and/ or severestructural dilapidation. About78 percent of ELI householdspaidmore than30 percentof their incomesforhousing, including69 percentwho paidmore than50 percentof their incomeson housing. ELIhouseholdsmay also havemental or other disabilitiesand specialneeds, makingit even harder to securehousing. Nearly all ELI householdsare expectedto need aid, includinghousingcost subsidies andsocial services. In addition to the challengeof findingaffordable housing, ELI householdsmay alsohave mental or other disabilitiesand specialneeds, makingit even harder to securehousing. Table 3- 23 illustratesthese householdsby tenure. Themajority, approximately73 percent of ELI households, were renters. ELI renter householdsrepresentedapproximately7. 9 percent of the totalhouseholdpopulation, and ELI homeownerhouseholds madeupapproximately2. 8 percent of all SantaRosa households. Many minimum-wageworkerswould alsobe consideredELI households.
As shownin Table3- 23, manyELIhouseholdspay a largepercentageof their income toward housingcosts. Approximately6. 3 percentof ELI renter- occupiedhouseholdsoverpaidfor housing ( payingmore than30 percentof their total incometowardhousing costs) andapproximately5. 7 percent of rentersseverelyoverpaid (payingmore than50 percentof their total income towardhousingcosts). The City’ s HousingElementincludesProgramH- 25, a specificprogramto addressthe needs of ELI households. The program includes expandingregulatoryincentives forthe developmentof units affordableELI households, providingfinancialsupporton anannual basisto organizationsthat provideservices, suchas legal aidand encouragingthe provisionof housingfor young adults (particularlyformerfoster youth and single mothers) throughstreamlinedprocessingand funding assistance. Otherprogramsincluded in theHousingElementto serve ELI householdsinclude mobile homeparkpreservationand rentcontrol (ProgramsH-13 and H- 14), preservationand expansion of HousingChoiceVouchers (ProgramH- 36), andpreservationof at- risk publiclyassistedhousingunits ( ProgramH- 15). The City has madesignificanteffortsin addressingthe needfor housingfor residents with extremelylow incomesin supportednew developments, havinghelped subsidizethe developmentof approximately346 unitsfrom 2013 to 2021. ProgramH- 25 alsocommitsthe Cityto continuingto support and fundthe developmentof unitsaffordable to ELI households. In addition, the Citycurrentlypermits a varietyof housingtypes andincludesProgramH- 6 to continueencouraginginnovativehousing
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3 HousingNeeds Assessmenthousingstability andreducedisplacementrisk for ELI households. The Citywill continueto encouragesingle- roomoccupancyhousingand other special housingarrangements (ProgramH- 25) and fund and supportemergencyshelter and homelesssupportservices ( ProgramH-24). Table 3- 23 EXTREMELYLOW-
INCOMEHOUSEHOLDS, 2018 Total Household Characteristics
NumberPercentage
of Total HouseholdsTotal occupiedunits ( households)
66, 630 100% TotalRenter households30,
925 46. 4% TotalOwner Households35,
705 53. 6% Total Extremely low- incomehouseholds – renters5, 270 7. 9% Total Extremely low- incomehouseholds – owners1, 875 2. 8% Extremelylow- income Renterhouseholds overpaying4, 225 6. 3% Extremelylow- income Ownerhouseholds overpaying1, 375 2. 1% Extremelylow- income Renter householdsseverely overpaying3, 775 5. 7% Extremelylow- income Owner householdsseverely overpaying1, 170 1. 8% Source: 2014-2018
CHAS Data Sets
PeopleExperiencingHomelessnessThevery natureofhomelessnessmakesit difficult to countpersons with no permanentshelter. The SonomaCountyContinuumof Care overseesthe county’s assessmentof homelesspersonsandconductspoint- in- timehomelesscountsas requiredby HUD. The2020point-in- timecount, conductedon February28, 2020, betweenthehoursof5: 00 a. m. and10:00 p.m., found 2, 745 homelesspersonscountywide, 62 percentof whomwereunsheltered. Of the totalunshelteredpersons, 719 (
49. 2 percent) countedwere in the SantaRosaarea, and 742weresheltered (50. 8 percent). (Figure 3- 10 providesdetail about thehomelesspopulation
in SantaRosa. Figure3- 10 SANTA
ROSA HOMELESSPOPULATIONSource: 2020 SonomaCountyPoint-
in-Time
Census49.
2%50.
8%62.
0%38.
0% 0.
0% 20. 0% 40.
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2023 – 2031HousingElement Page3-31
3 Housing NeedsAssessmentCountywide, 22 percent of thosesurveyedreportedthatlossofjob was a primary cause of homelessness, followedby alcoholor drug use ( 16 percent). Basedon individuals’ and families’ circumstances, someneedemergencyor short-term assistance, some requiretransitionalhousingin a soberlivingenvironment, some need permanent, supportivehousing, andothersneeda very low-
income dwellingunit. Homelesspersonsmost frequentlycited inabilityto affordrent asan obstacle to securingpermanenthousing (70 percent). Additionalobstaclesincludeda lackof incomeor job (50 percent), no moneyformoving costs (31 percent), and lack of housing availability (20 percent). Thetop causes of becominghomelessnotedduringthe 2020surveywerea lost job ( 22 percent), argumentwith family or friendwho askedthe personto leave (15percent), alcoholor drug use (16 percent), and fire (10 percent). As shownin Table3- 24, therewereover 500 year-round beds in emergencysheltersin SantaRosa as of January2020. The point-in-timecount, by its nature, does not include informationregardingseasonalfluctuationsin the numberof homelesspersonsin Santa Rosa. Noseasonalcounts or estimatesare known to exist. Informationfrom homelessserviceproviderssuggeststhere is somevariationduringwinter whenthe weatherturnscoldand wet orwhenthere is a severeweatherevent, such as flooding. Homelesspersonswholive outsideor campwill often seek emergencyshelterduring therainy season. In responseto the COVID-19 outbreak, in December2020, the Samuel Jones Hall HomelessShelter (SJH) completedan emergencyshelter expansionto restorebed capacitylost due to socialdistancingmeasures. Theexpansionresultedin a shelterannexinstallationof 8, 000 squarefeetplaced ona parkinglot adjacentto the currentshelter buildingandprovidesshelter foran additional60 individuals. Thelocal focushastraditionallybeenon developingyear-roundshelter to better provide an opportunityforhomelesspersonsto connect with serviceproviderswhocanassistin the goal of ending
long- termhomelessness. Approximately442 bedsare availablein transitionaland supportivehousingsettings. Table 3- 24HOMELESSFACILITIES IN SANTA ROSA Name
Operator Location
CapacityEmergencyShelters Family Support CenterCatholicCharities 465 A Street 138* RedwoodGospel – Men' s Shelter RedwoodGospelMission 101 Sixth Street 50 Redwood
Gospel – Women and Children RedwoodGospelMission 1048
Wild Rose 34 Sloane House (
women) CommunityAction Partnership3438
ChanateRoad 22 Dr. CoffeeTeen ShelterSocial Advocatesfor Youth 1243 Ripley Street 6 Opportunity
House CommunitySupportNetwork 634
Pressley Street 13 HomelessServices CenterCatholicCharities 600
CITYOFSANTAROSA
Page3-32 2023 – 2031HousingElement
3 Housing Needs Assessment Name
OperatorLocationCapacity SamuelJones Hall CatholicCharities 4020 Finley Avenue213* Women' s
RecoveryServices – – 32 YWCADomestic Violence Safe
House YWCA –
54 Subtotal504
TransitionalHousing FacilitiesGrosman ApartmentsBurbankHousing 1289 MarthaWaySanta Rosa,
CA 95407 13 Athena
House CaliforniaHuman Development1539
HumboldtStreet15 Kids FirstFamilyShelter CotsFamily
Shelter 1500 Petaluma
BoulevardSouth 35 Hearn
House Veterans
HousingDevelopmentCorporation
444 Tenth Street,
Suite 102 17 Sanctuary
Villas Community
SupportNetwork – 9 DeMeo HouseCatholic Charities
310 Ridgway10 Story Point
Commons Community
SupportNetwork – 16 Dutton
House
CommunitySupportNetwork
1552 N.
DuttonAvenue 10 Elsa House InterFaith
ShelterNetwork – 10 Giffen
House
CommunityActionPartnership
1300 North
Dutton Avenue 28 Housing Options
CatholicCharities – 18 MannaHome RedwoodGospelMission 2032 DennisLane16 New Life Program
Redwood GospelMission – – Nightingale
at BrookwoodHealth CenterCatholicCharities
983 SonomaAvenueSanta Rosa,
CA 95402 13 PerinatalHousing ProgramCatholicCharities 465 A Street 8 Tamayo VillageSocial Advocatesfor Youth 1700 YulupaAvenue 20 E
Street CommunitySupportNetwork201 South
E Street 7 TurningPoint
Drug Abuse
AlternativesCenter – 3 HomelessServices CenterCatholicCharities 600 Morgan Street 10 SoroptimistHouse InterFaith
ShelterNetwork – 8 R House (7 sites)
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3 Housing Needs Assessment Name
OperatorLocationCapacityRedwood Gospel Mission – Men RedwoodGospelMission 101 Sixth Street 30
Bridges Community
SupportNetwork – 10 SR Transitional HousingSalvationArmy 93 Stony Circle 15Vietnam VeteransT-
House – 520
FranquetteAvenue 9 Rainbow HouseCatholicCharities
1209 and 1219
JeffersonStreet27 Women’ s
Recovery Services – –
32 Subtotal
412 Total916Source: City of SantaRosa Department of EconomicDevelopmentandHousing 2013 and 2021Offersadditionalbeds during the winter seasonwereprovidedprior to the COVID-19 pandemic. Note: Addressesarenot providedforsome facilitiesto protectthe privacy of clients/ residents. Homelessoutreachactivitiesare providedby Catholic Charities, the InterFaith ShelterNetwork, RedwoodGospel Mission, Social Advocates for Youth, CommunityAction Partnership of SonomaCounty, CommunitySupportNetwork, and other
service-providingagencies. Asa result of the COVID-19pandemic, COVID- 19 EmergencySolutionsGants (ESG-CV) fundsfor RapidandRehousing (RHH) andEmergencyShelter (ES) projects becamethe response to homelessnessin SonomaCounty. The ESG-CV fundsareavailable for the prevention, preparedness, and responseto COVID- 19 for individualsandfamilies thatare homelessor receivinghomeless assistance. Per the emergencySolutionsGrantsprogram (42 UnitedStatesCode [U. S. C.] 11371), the fundscan alsobe used to supplementadditionalhomelessassistanceand homelesspreventioneffortsto relieve the impactsof COVID-19 for special-needspopulations. The City-ownedSamuelL. Jones Hall HomelessShelterreceivedESG-CV funding to supportoperations duringthe pandemic. In addition, as of 2021, SocialAdvocatesfor Youth haveprovidedshelterto 109youth (ages 18 to 24) and havehelpedanother109 people securepermanent housing. The organization wasrecentlygranteda $ 200, 000federal grant to continueservingtheir Dr. CoffeeHouseproject, a teenshelter thatis open24 hoursa day and364 days a year, providingshort-term shelter, food, counseling and referralsfor youth
andtheir families. In 2015, the CommunityHomelessAssistanceProgram (CHAP) was created to provide guidancetothe City’ s faith- based and advocacypartnersoperatingsafe parkingand nomadicshelter programsand to provide guidancefor additionalservicessuchas storage of personalbelongings, safe camping, andsanitaryfacilities. To date, the Cityhascommitted $30, 000 in grantfundingto two faith-based partnersthatprovideup to 20 safeparkingspaces at theirproperties. CHAPis intendedto supplement the City’ s existingefforts to addresshomelessnessthrough crosssector collaborations.
CHAPprovidesguidanceandgrant fund for eligiblepropertytypes and services; however, program
CITYOFSANTAROSA
Page3-34 2023 – 2031HousingElement
3 Housing NeedsAssessmentresponsibilityof the propertyowner, whichis likely the biggestbarrier. Property owners have expressedconcernsrelatedto capacity, safety, and liabilityto operatesafe parking, for example, withouttheoversight of an experienced
homelessservicesprovider. The Citywill continueto providefundingand support to groupsprovidingshelterand services to the homelessand explorenew models for providingtemporaryhousingsolutions ( ProgramH- 24).
At-Risk HousingAs required by CaliforniaGovernmentCodeSection65583, the HousingElementmust analyzethe extent to whichbelow-marketrateunitsareat riskof convertingto market-rate housing. If there are at- risk units, the element shouldinclude programs to encouragepreservationof theseunits or to replaceany thatare convertedto marketrate. Theunits to be consideredare any units that were constructedusing federalassistanceprograms, state or local mortgage revenuebonds, redevelopment tax increments, in-lieufees or an inclusionaryhousingordinance, or densitybonuses. Housingis consideredto be “atrisk” if it is eligible to be convertedto non- low-incomehousingdueto: ( 1) theterminationof a rentalsubsidy contract, ( 2) mortgageprepayment, or ( 3) the expiration of affordabilityrestrictions.
The timeperiod applicablein makingthisdeterminationis the 10- yearperiodfollowing the lastmandated update of the HousingElement, whichin the case ofSantaRosa, is 2023 to 2031. Accordingto California HousingPartnershipCorporation (CHPC), as of December2021, there were 4, 486assistedunitsin the City of SantaRosa. Of thoseunits, 384units in 7 projectsareat risk of convertingtomarketratein the next10 years, by 2031. These projectsare denotedin boldin Table3-25. Table 3- 25 ASSISTEDUNITS ( RISK OFCONVERSION
NOTED IN BOLD)
Name
Address
Total Units Affordable
Units
FundingAffordabilityExpiration 3575MendocinoAvenue
3575MendocinoAveSanta Rosa, CA 95403 94
93 LIHTC2074
Acacia LaneSeniorApartments657 Acacia Lane 44 37
LIHTC; HUD 2066 Acme Family
Apartments1885 & 1905 Sebastopol Road 77
76 LIHTC2074 AmorosaVillageI 2740 Dutton Meadow 97
96 LIHTC2065 AmorosaVillageII 2740 Dutton Meadows 52
52 LIHTC2065 ArroyoPoint Apartments1090 Jennings Avenue70 69 LIHTC; HCD 2062 BentonVeteransVillage 1055 Benton Street 7 6 HCD 2069BethlehemTower 801 Tupper Street159 158
LIHTC; HUD 2067
Boyd StreetFamilyApartments 811 Boyd Street 46
45 LIHTC2074 Caritas
Homes Phase1
Southeastcornerof 7th
Street
and Morgan Street 64
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3 Housing Needs Assessment
Name
Address
Total Units Affordable
Units
FundingAffordabilityExpiration CarrilloPlaceDDS
3257 and 3273 Moorland Avenue 68
68 HCD
2059 ChelseaGardensApartments1220 McMinn Avenue120
118 LIHTC;
HUD; CalHFA 2053ColganMeadows2701 Creek Park Lane 84 83 LIHTC; HCD2064 Crossingson Aston 706 Aston Ave 27
26 LIHTC2071 Crossroads1990 Burbank Avenue 79
78 LIHTC 2070CypressRidge 2239 Meda Ave. 122
120LIHTC2059 Del Nido Apartments 850 Russell Avenue206 205 LIHTC; HUD 2052DowntownApartments435 Beaver Street 34
34 LIHTC 2050DuttonFlats206 West 3rd Street 41
40 LIHTC2073 Gray's Meadow 2352 Meadow Way 52 51
LIHTC; HCD 2068GrosmanApartments1289 Martha Way 13
13 LIHTC
2047 HendleyCircle Apartments1415 Hendley Circle 27 27
LIHTC; HCD 2047Henry House 1822 MANOR DR 4
4 HUD 2038Humboldt Apartments499 Humboldt 52
51 LIHTC2066 Jay' s Place
2805 Park Meadow Drive 41
32 LIHTC
2056
KawanaSpringsApartments
450- 500 Kawana Springs Road 151
134 LIHTC 2074McBrideApartments2350 McBride Lane 80
78 LIHTC 2054 McMinnAvenueMHSA 1228 McMinn Avenue 8
8 CalHFA 2031Monte Vista 1080 Jennings Ave. 107
105 LIHTC;
HUD; HCD2061
Northpoint II VillageApartments2151 Stony Point Road 40 32 LIHTC
2053 NorthpointVillageApartments2145 Stony Point Road 70 69 LIHTC 2054Olive Grove 1945 Zinfandel Avenue128 126
LIHTC; HCD2062 PanasPlaceApartments2496
Old Stony Point Road 66
65 LIHTC,
HUD, CalHFA2060
PapagoCourt / AppleValleyApartments (Site A) 2820 Papago Court 48 47 LIHTC2053
PaulinCreek
ApartmentsSite A)
2459 West Steele Avenue 48
44 LIHTC2054 QuailRun Apartments1018 Bellevue Ave 200 199 LIHTC; HUD 2054RowanCourt2051 W. Steele Lane 62
CITYOFSANTAROSA
Page3-36 2023 – 2031HousingElement
3 Housing Needs Assessment
Name
Address
Total Units Affordable
Units
FundingAffordabilityExpiration
Santa
RosaAvenueApartments
2905 Santa Rosa Avenue 154
137 LIHTC2074 SantaRosa
Garden 4601 MontgomeryDrive 111 109
LIHTC; HUD
2055Silvercrest Residence- SantaRosa 1050 Third ST 186
144 HUD
2034 SonomaCreekside Apartments (Site A) 2 Boas Dr. 43 42 LIHTC; HUD2067 StonyOaksApartments2542
Old Stony Point Rd 142
140 LIHTC2074 StonyPointFlats2268 Stony Point Road 50
49 LIHTC2074
Tamayo House (Yulupa
SupportiveHousing
for YoungAdults) 1700 Yulupa Avenue 22
20 HCD2061Terracina at SantaRosa
471 West College Avenue 99
98 LIHTC 2062The
Crossings at Santa Rosa 820 Jennings Avenue49 48
LIHTC; HCD 2065 The RedwoodApartments
3422 Santa Rosa Avenue 96
95 LIHTC 2074
TierraSprings
ApartmentsSite A)
786 Kawana Springs Road 66
64 LIHTC 2068TimothyCommons 419 Timothy Road
32 31 LIHTC;
CalHFA; HCD2061Valley Oak Park I 2600 Northcoast Street 100 48 HUD2022* Valley Oak Park II 2600 Northcoast Street 131 71 HUD2022* VigilLightApartments1945 Long Dr 49
48 HUD2025
Vintage ParkSr Apartments 147 Colgan Avenue 120
119 LIHTC 2053
Vintage ZinfandelSenior Apartments2037 Zinfandel Avenue 129 128 LIHTC 2057
Vista Sonoma SeniorLiving Apartments1401 Townview Avenue 189 187 LIHTC2070 WalnutGroveApartments450 Stony Point Road 104 104 HUD 2023WestAvenue 1400 West Avenue40 40
HCD; CalHFA2030 WestOaksApartments2578 West Oak Circle 52 52 LIHTC;
HUD; CalHFA 2054WindhamVillage 1101 Prospect Ave 50 49
LIHTC; HUD 2065WoodcreekVillage 101 Boas DR 50
50 HUD 2034Total Units4,
752 4, 486Totalunits
at risk
of converting319 Sources: California Housing Partnership, PreservationDatabase2021. AnnualcontractsbetweenHUD
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3 Housing Needs
AssessmentPreservationResourcesThe types of resourcesneededfor preservingat-riskunitsfall intothree categories: ( 1) financialresourcesavailableto purchaseexistingunits or developreplacementunits; (2) entitieswiththe intentand abilityto purchaseand/or manageat- riskunits; and (3) programs to provide replacementfundingfor potentiallylost HousingChoice VoucherProgramreductionin subsidies, otherwiseknown asthe
Section8 program. A varietyof federal andstate programsare available for potentialacquisition, subsidy, or replacementof at- riskunits. Dueto both thehigh costsof developingandpreservinghousingand limitationson the amountsand usesof funds, a variety of fundingsources would be required. Several sourcesof fundingare availableto Sonoma Countyfor preservationof assisted, multifamilyrentalhousing unitsto assistwithpurchasingunits or providingrental subsidy, includingCommunity DevelopmentBlockGrant CDBG) or HOMEfunds. For older buildings with expiringaffordability, funding for substantialrehabilitationmayalsogivethe cityan opportunityto reinstateaffordability requirements. HUD mayprovideSection 8 TenantProtectionVouchersto subsidizerentsfor tenantsin propertiesat risk of loss becauseof expirationdueto loss of affordabilityassociatedwith mortgagepre- payment. Whenaffordablehousingunits havethe potentialto convertto market rate, due typically to theexpirationof an affordablehousing agreementor expirationoffunding, thereis a risk that tenants in thoseaffordableunits will be displaced. Certain companiesandorganizationscanbe certifiedas eligible to purchasebuildingswhere a federallyassistedmortgageis due to be
prepaid. QualifiedEntities The followingqualifiedentitiesare identifiedby HCD aspotentialpurchasersof at-risk units
in SonomaCounty: Burbank
Housing DevelopmentCorp.
AffordableHousing FoundationPacific
CommunityServices, Inc.
Divine SeniorApartmentsSonoma County
CommunityDevelopment
CommissionSWJHousingVolunteersof
AmericaNationalServicesL + M
CITYOFSANTAROSA
Page3-38 2023 – 2031HousingElement
3 Housing NeedsAssessmentStrategies for
Preserving AffordableHousingAcquisition - Forunitsat risk of conversion, qualifiednon-profitentitiesmustbe offeredthe opportunityto purchasebuildings
to maintainaffordability. The factorsthat mustbe usedto determinethe costof preservinglow- income housing include propertyacquisition, rehabilitation, and financing. Actual acquisitioncosts depend on several variables, suchas condition, size, location, existing financing, and availability of financing ( governmentalandmarket). Looking at multifamilybuildingsthroughoutthe City of Santa Rosa, pricesrangedfrom $ 385,000perunitfor a 100-unit buildingin SantaRosato $305,556perunitfor a 9- unit multifamilyunit. Additionally, if the property needssignificantrehabilitation, or financingis difficulttoobtain, it is importantto considerthesefactorsin
the cost analysis. Preservation - Housingaffordabilitycan alsobe preservedby seekingalternative meansof subsidizingrents, such as the TenantProtectionVoucherswhich is a subsetof the HCV programdescribedpreviously. UnderHCVs, HUD pays the differencebetweenwhattenantscanpay (defined as30 percentof householdincome) and whatHUDestimatesas the fair-marketrenton theunit. Basedon HUD’s 2022fair-marketrents, thetotal cost to subsidizerentalcostsfor a verylow- income four-personhouseholdfor 20 yearswouldbe $140,400for a two- bedroomhomeand $335,520 for a three- bedroomhome. Replacementwith New Construction – Anotheralternativeto preservetheoverall numberof affordablehousingunits inthecounty is to constructnew units to replaceotheraffordablehousing stockthat hasbeen convertedto market- rate housing. Multifamilyreplacementproperty would be constructedwith thesamenumberof units, with thesame numberof bedroomsandamenitiesas the oneremoved from the
affordablehousingstock. Thecost of newaffordablehousingcan varygreatlydependingonfactors such as location, density, unit sizes, constructionmaterials, typeof construction (fair/ good), andon- and off- siteimprovements. Lookingat a sampleproject with 93 assistedunits andone manager’s unit, the cost forland acquisitionis approximately $24, 314 perunit, or $ 2, 261, 270total. Costs for multifamily constructionareapproximately $156 per squarefoot. Thisis based on costscalculatedfor a four -story buildingin SonomaCountywith40units andan averageunitsize of 800 squarefeet each. The total constructioncosts for thebuildingare $5, 005,762, basedon thetotal costof buildingthisdevelopment, it can be estimatedthatthe per-unit costto replacelow- incomehousingwouldbe $120,400 per unit. These constructioncosts includelabor, materials, andequipmentbut do notincludecostsof buyingland or off-
streetparking.1 1 2022NationalBuildingCostManualand2022945-33,91,90,34,89,85,93,71,35, 12, 92, and956-87,20,18,94,90,25, 96 zip codemodifiers
JANUARY2023
2023 – 2031HousingElement Page3-39
3 HousingNeedsAssessmentCost of
PreservationVersusReplacementThecost to the cities withinSonoma Countyof preservingunits thatare projected to expirebetween2021and 2031is estimatedtobe less in most casesthanreplacingthe units through newconstruction. Replacingthe unitswithrehabilitatedunitsmay becost-effective in someinstances.
Actualcostsinvolvedin each optionwilldependon the rentaland real estatemarketsituationsat the time theaffordabilityrestrictionson
these projectsexpire. Extendinglow- incomeuse restrictionsto preservethe unitsas affordablemay requirefinancialincentivesto the project owners. Other scenariosfor preservationwouldinvolvepurchaseof theaffordableunits bya nonprofitorpublicagency, orlocal subsidiesto offset the differencebetween affordableand marketrents. Scenariosforpreservationdependonthe typeof project at risk. Funding
Sourcesfor PreservationThe types of resourcesneededfor preservingat- risk units fall into three categories: financialresourcesavailableto purchaseexistingunits or developreplacementunits; entitieswiththe intent and abilityto purchaseand/or manageat- risk units; and programs to providereplacement funding forpotentialreductionsin fundingfor HousingChoiceVoucher Program rent subsidies (previously known asthe
Section8 Program). A varietyof federal, state, andlocal programsare available for potential acquisition, subsidy, or replacementof at- riskunits. Dueto both thehigh costsof developingand preservinghousingandlimitationson the amountsand uses of funds, multiplefundingsources wouldbe required. The followingsummarizesfederal and state financialresourcesavailableto the cities within Sonoma Countyfor preservationof assisted, multifamily
rental housing
units. Financial
ResourcesFederal ProgramsCommunityDevelopmentBlockGrant ( CDBG). This programis intendedto enhance and preservethe affordablehousingstock. Eligible activities include acquisition, rehabilitation, economicdevelopment, and publicservices. CDBG grants benefit primarilypersons/householdswith incomes not exceeding80 percentof the countyAMI. SantaRosa is an entitlementcityand receivedanannual allocationoffundingof $1,498,757
in 2021/ 2022. HOMEInvestmentPartnership. HOMEfundingis a flexible grantprogramawardedon a formulabasis forhousingactivities; it takesinto account local market conditions, inadequate housing, poverty, and housingproductioncosts. HOME fundingis providedto jurisdictionsto either assist rental housingor homeownershipthrough acquisition, construction, reconstruction, and/or rehabilitationof affordablehousing. Funding is also providedfor possibleproperty acquisition, site improvements, and otherexpensesrelated to the provisionof affordablehousingand projectsthat serve a group identifiedas havingspecialneeds
CITYOFSANTAROSA
Page3-40 2023 – 2031HousingElement
3 HousingNeedsAssessmentHousingChoiceVoucher (Section8) Program. This program provides rental assistancepaymentsto ownersof privatemarket-rate unitson behalfof very low- incometenants. Section 811/ 202 Program. Nonprofitorganizationsandconsumercooperativesare eligibleto receiveno- interestcapitaladvancesfromHUD forthe constructionof very low- incomerental housingfor senior citizensand personswith disabilities. Project-basedassistanceis also providedin conjunctionwith this program. Section811 canbe used to develop grouphomes, independent living facilities, and intermediatecare facilities. Eligible activities includeacquisition, rehabilitation, new construction,
and rental
assistance. State ProgramsCaliforniaHousing FinanceAgency MultifamilyHousingPrograms. This state programprovidesbelow- market-rate financingto buildersand developersof multiple-familyand elderly rental housing. Tax- exemptbonds provide below- marketmortgagemoney. Eligibleactivities include newconstruction, rehabilitation, and acquisitionof propertieswith20 to 150 units. Low-IncomeHousingTax Credit. This stateprogramprovidestax creditsto individualsand corporationsthatinvest in low- incomerental housing. Tax creditsare soldto corporationsand people with high tax liability, and proceedsare used to create housing. Eligibleactivities include newconstruction,
rehabilitation, and acquisition. California CommunityReinvestmentCorporation. This private, nonprofit mortgagebankingconsortiumprovideslong- termdebt financing for affordablemultifamilyrental housing.
Eligibleactivities include newconstruction,
rehabilitation, and
acquisition. LocalProgramsOverseenby the Santa RosaHousingAuthority, the HousingTrust (Trust) partners with many private-sector organizationsto developaffordablehousing projects. Typicallyrestrictedto very low- and low- incomehouseholds, these projects are scatteredthroughoutSantaRosa. The Trust hassponsoredover4,000 units in SantaRosa, representingover $ 155million investedin affordablehousing in SantaRosa. TheTrust is alsoresponsiblefor the mobile-home rent control program, homeownershipprogramsand referrals, andprovidingfundingfor homelesssheltersandprograms. TheCityalso has the HOME - Tenant Based RentalAssistanceprogramthat provideseligibleresidentswith a rental subsidyto helppaytheirrentfor up to two years. Residentswhoare at or below60% of the area medianincomeare eligibleto apply. Theamountawardedin a HOME subsidyvaries dependingon income and familysize. Participantscanexpectto pay 30-40 percent of their monthlyincometowardrent of a unit - withinreasonablelimits. Theremainderof therentpaymentwillbe paidby HOMEto the rental property. Forhomeownershipopportunities, the Trust works withvariousdevelopersto create new homebuyerunits andconductresalesto income- eligible households. Burbank HousingDevelopmentCorporationrecentlycompletedLantanaVillage, a 48-unitdevelopmentfor low and 2023 – 2031HousingElement Page4-1
4FairHousingAssessment4.
Fair HousingAssessmentAssemblyBill ( AB) 686requiresthat all housingelementsdue on orafter January1, 2021, must containan Assessmentof Fair Housing (AFH) consistentwith thecoreelementsof theanalysis requiredby the federalAffirmativelyFurtheringFair Housing (AFFH) FinalRuleof July 16, 2015. Under state law, AFFH means “takingmeaningfulactions, in addition to combatingdiscrimination, that overcome patternsof segregationand fosterinclusivecommunitiesfreefrom barriersthatrestrict accessto opportunitybased on protectedcharacteristics.” AB 686requiresthe City of SantaRosa (City) andall jurisdictionsin the stateto complete threemajorrequirementsas part of the housingelementupdate: 1. Conductan AFHthat includesa summaryof fairhousingissues; an analysis of availablefederal, state, and localdata knowledgeto identify patternsof segregationor other barriersto fair housing; and prioritizationof contributingfactors to fairhousingissues. 2. Preparethe Housing ElementLand Inventoryand identificationof sitesthrough the
lensof AFFH. 3. Includea programin the Housing Elementthataffirmativelyfurthers fair housingand promotes housingopportunitiesthroughoutthe communityfor protectedclasses and addressescontributingfactorsidentifiedin theAFH ( applies to housingelementsbeginning
January
1, 2019). OutreachThe cityhas useda variety of outreachmethodsto augmentthe standardpublic hearingprocess to reach stakeholdersandmembers of all socioeconomicsegmentsof the city. Feedback obtained throughstakeholderinterviews, surveys, and communityand local group workshopshighlightedprominentfair housingissues Santa Rosa residentsexperience. Theseissuesand needs havebeenincorporatedintotheanalysisof fairhousingissuesin the city. In concert with the concurrentGeneralPlanUpdate, the city held thefollowing opportunitiesfor communityengagement on the
HousingElementUpdate: BetweenMay andJuly2021, the city held CommunityVisionWorkshops (10 total) for Santa Rosacommunity membersand stakeholders. All workshopswere heldin Englishand Spanish. On November16, 2021, thecitymet for a virtual jointPlanningCommission and City Councilstudysessionon the HousingElement Update. Spanishtranslationwas availablefor anyone
who requestedit. BetweenNovember2021 andMay2022, the Citycontactedstakeholders that serve SantaRosa residentsin capacitiesrelatedto housingand special-needsgroupsfor one- on-one consultations. In total, nine stakeholdergroupsparticipatedin theconsultations with thecity, inclusiveof affordablehousingdevelopers, fair housing providers, and unhoused
CITYOFSANTAROSA
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4 FairHousingAssessment » On March10, 2022, thecity hosted a virtualHousingWorkshopand five in- personworkshopsbetweenMarch16 and 26, 2022. Duringboththevirtual and in- person meetings, participantsprovidedfeedbackvia a housing survey. All workshopswere heldin Englishand Spanish. On April25, 2022, a StudySessionwasheldwiththe City’ s HousingAuthority to providean overviewof the HousingElementprogressand solicit feedback from Commissionersandmembers
of thepublic. Outcomesof outreach efforts withcommunitymembers are summarizedherein. With respectto barriersto fairhousing related to affordability, residents emphasizedhighhousingcostsandtheneed fora variety of affordablehousingtypes other than single- family residences, and supporteddenser housing, “missingmiddle” housing, andhousing for the homeless. Residentsdescribedincreasedhousingcostsfollowinglarge-scalefires, anda need foraffordable housingto bein proximityto transitandservices, but also thataffordablehousing be well-distributed across the city. Stakeholdersreinforcedduringone- on- one consultationsthat housingcosts have been prohibitiveto increasingaccesstoaffordablehousingin Santa Rosa. Affordablehousingwasidentified as a particularneed for largefamilies (addressedin ProgramH- 27), but also for singleadults (Program H- 25), seniorsProgramH- 26), andthose living withdisabilities (ProgramH- 22). Feedback fromstakeholdersechoed this need, speciallyidentifyinga lack of permanentsupportivehousing, which could providean importantsource of housing stabilityfor extremely low- income householdsandhouseholds vulnerableto homelessness (
ProgramH- 25). With respectto barriersto fairhousingrelatedto issuesof exclusion and/ or discrimination, one resident describedhaving experiencedhousingdiscriminationagainstvoucher holders, large families, and lower-incomehouseholds, and statedthat poortransit accessandconnectivity “break[ s] usdown as a community.” Residentsdescribedresidualimpactsof historical and ongoing exclusionaryhousingpractices, anda need for diversecommunityspacesto help fosterbelonging, emphasizing a need for queer; transgender; and Black, Indigenous, Tribes andTribal Citizens, and people of colorcommunityspaces. In light of the recent fires, residentsemphasizedthe need for moreequitable accessto parks, andhousingthatis plannedand designedin considerationof firesafety, with a connectionmade betweenfire impacts, housing,
and mental health. Residents expresseda perception that Latinx communitiesand businessesare concentrateddowntown, and thatthere shouldbe diversityin businesstypes, employment, and housing citywide. Blackresidentsdescribedmove-incosts asa barrierto housing for their communitymembers, alongwith issues
of financialliteracy. With respect to connectivity, mobility, and accessto resourcesas obstaclesto fair housing, residentsexpresseda desirefor more publictransit optionsanddescribedRoute 101as “dividing” the city. An excess of parking downtownwas identified, which couldbe repurposedfor housing, though other residentsexpressedconcernthat reducedparkingcould makeworkingdowntown more difficult. A generalneed for moretransit options, in concert withdenser housing, wasidentified for the downtownarea. For disabled communitymembers, connectivityvia transitwithincreased JANUARY2023
2023 – 2031HousingElement Page4-3
4 Fair HousingAssessmentgapsbeing addressedwasidentifiedas a priority (ProgramH- 31). Residents alsoidentifiedchildcareas a pressingneed for manycommunitymembersandan obstacleto economicmobility (
Program H- 31). Feedback gathered throughstakeholder consultationswithconsequencesfor fair housingaccessfocusedon thehigh costsof developmentin the city, includingfees andthe misuseof environmentallawsto pushback againstthedevelopmentof a service center downtown. Stakeholdersdescribedhousingprovidersasless likelyto acceptnew tenantswithpoor credit or evictionhistories, anda need forcase managersor housingcounselorsto assist theseresidents (Program H- 30). Stakeholdersalso describedlandlordsbypassingAB 1482tenantprotectionlaws to evict renters withoutformaloversight, anda need forhousingproviders to be monitoredfor misuseof “no fault”
just cause
evictions. RelevantFactors
Historyof DevelopmentThe City of SantaRosasits onthehomelandof the Pomo NativeAmericans. Europeans arrivedin the mid- nineteenthcentury, displacingthe NativeAmericanpopulationeither through direct violenceor indirectly throughthe introductionof diseases likesmallpox. Massacresof NativeAmericanpeoplewerecommonin the 1850s, and perpetratorswererarely, if ever, held accountable.2 Europeansestablishedpermanentsettlementsin the SantaRosaarea shortlyafterarrival in theregion, andby 1850, a post officeandgeneralstore hadbeenconstructedin today’s downtownSantaRosa. Duringthis period, a griddedstreetpatternwas laid out, whichsurvivesto thisday as the layoutof downtownSantaRosa. Santa Rosawasincorporatedasa city in 1867, growing steadilyin populationoverthe nextfew decades; by 1900, the cityhadaround 10, 000 residents, less than otherpopulationcentersin the growingstate, and the 1906 earthquakefurtherslowedthe city’ s growth. Followingthe SecondWorldWar, the city sawrapid growth; a Naval AuxiliaryAir Stationin SouthwestSanta Rosa supportedpopulationgrowth, with rapidgrowthbetween1950and1970 of anaverageof 1, 000new residentsperyear. Basedon U. S. Censusdata, between1970and1991, whenthe city’ s first modernGeneral Plan was adopted, populationgrowthaveraged3, 000 new residentseach year, triplingthepaceof the
two precedingdecades. Overtand discriminatoryreal estate practiceshave existedin SantaRosafromthe time of its establishmentthrough the mid-twentiethcenturywiththepassageof theFairHousingAct in 1968. In the 1870s, justfollowingthe City’s incorporationin 1867, Black residentswere barredfromregisteringto vote by the Sonoma CountyClerk. Consistentwith manyother Americancities, Santa Rosa sawpracticesduring the twentiethcentury, whichsoughtto limit and/ or outrightrestrictthe saleand rentalof housingto non-Whiteresidents. TheGreatMigrationof the 1940sbrought manymore Black 2 Montojo, Nicole, Eli Moore, and NicoleMauri, 2019,“Roots, Race, & Place: A History of RaciallyExclusionaryHousingin the San Francisco Bay Area,” Othering & BelongingInstitute, University of California, Berkeley, https://belonging.
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4 Fair HousingAssessmentresidentsto SonomaCountyandSantaRosa, but theseresidentswerefaced with an exclusionarycommunitythat foundmyriadways to create barriers to access, including housing and employmentdiscrimination, residentialsegregation, and police violence. The patternof white flight and thecorrespondinggrowth of residentialsuburbancitiesin the BayArea betweenthe 1950s and1990s resultedin concentratedareasof wealthand povertyin additionto racial/ethnic concentration. Asa result of institutional racismand discriminatoryrealestate practices, the growthof Santa Rosa’ s populationprimarilyconsistedof
Whiteresidents. 3 As seeninTable4- 1, SantaRosa’ s nearly exclusively Whitedemographiccomposition didnot begin to shiftsubstantiallyuntiltheend of the twentiethcentury, reflecting the highlyexclusionaryconditionsduring this period. Diversecommunitiesin Santa Rosa, thoughgrowingin size, continue toexperiencedisparitiesin access to housing, economic opportunity, and environmentalhealth.4 Table 4- 1 COMPOSITIONOFWHITERESIDENTSOF SANTAROSA POPULATION, 1950- 2019 Year 1950 1960 1970 1980 1990
2000
2010 2019PercentageWhite99. 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) SantaRosa’ s first modernGeneralPlan, SantaRosa 2010, was adoptedin 1991. The city’s populationat thattimewas113, 000, and projecteda populationof 175, 000 in 2010, slightly above theactualpopulationin thatyear, whichwas 167,815. Santa Rosa’s populationdid not exceed theprojectedpopulationof 175, 000 until2020 when thepopulationreached178, 127, anincreaseof 6. 1 percent from2010. Althoughthis is thelargestpopulationinthe city’s history, the periodbetween 2010 and2020 reflects the slowestpopulationgrowthovera 10-year periodinSanta Rosa’s history. The 1991 General Planfurtherexpandedthe city’ s boundaries. Growthat this timewas characterizedby “ urbansprawl” along with infilldevelopment. Roseland, a neighborhood entirelyenclosed withinthe boundariesof Santa Rosa, was annexedin 2017, shortlyafterthe Tubbs fire. Santa Rosaexperiencedseverelossdue to the Tubbs Fire; the majorityof homesin Coffey Park, and Fountaingroveweredestroyed. These fires causedsignificantdisplacementfor SonomaCountyand SantaRosaresidents – over 100, 000 peoplewereevacuated, andasmanyas 7, 000 residentsmay haveleftSantaRosain 2017. An estimated5 percentofSanta Rosa’s housingstock waslost during thisperiod. Housinglost to the Tubbsfirewasinthe city’s Easternand Northwesternareas, includingseveral of the highest-income, least diverseareas includingthe Fountaingrove and HiddenValleyareas, as well as severalmoderate- and lower- income, morediverseneighborhoods westof Route 101 in NorthwesternSantaRosa, closer to regionalagriculturaluses. The firesexacerbatedexisting3 SonomaStateUniversityLibrary, 1870, “No negroesneedapply,” SonomaState UniversityLibraryGaye LeBaronDigitalCollection, https://library.sonoma.edu/ about/ gallery/digital-exhibits/ lebaron/black- americans. 4 Chavez, Nashelly, 2019, “SonomaCounty Latinos, a growingpopulation, reflect on identity, heritage,” The PressDemocrat. https://www. pressdemocrat.com/ article/news/ sonoma-county- latinos- a- growing-population-reflect-
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4 Fair Housing Assessmenthousingpressuresin the county, with particularlydevastatingconsequencesfor farmworkersand low- incomeresidentswho didnot havean abilityto recoverfromthe lossas easily as higher-
incomeresidents.5 Route101 runs north/ southdirectlythroughthe centerof SantaRosa, dividingthe city intodistincteast and west sides, which demonstratea pattern of lowresourceareasto the west of the highwayand higherresourceareasto theeast of the highway. However, some lower- incomehouseholds are in neighborhoodseastof the 101, with FranklinAvenue separatingthesecommunities from the higher-incomeareasof the east side. RinconValley, an areaon theeastside, is also home to lower- incomehouseholds, thoughit is entirelysurroundedby higher-incomeareas. StateRoute12 runs east-west, bisectingthe cityand creating a similarboundary separatingthe city into northandsouth sides. In general, theareassouthof StateRoute12 are lower- resourcedthan on its north side. Housingcloserto thesemainthoroughfarestendsto sit onsmaller parcels in closer proximityto commercialandindustrialuses, andtheseneighborhoodsare morediverse thanonthe city’s Easternand Northeasternsides, whichis characterizedby largerlots and areas withexclusively
residentiallanduses. Figure4- 1 showsgeneralareasof SantaRosathat willbe referredto throughoutthe analysis: Downtown/StationArea, boundedbyCollegeAvenueto the north, StateRoute 12 to the south, SantaRosaAvenue (south of Sonoma Avenue) and Brookwood Avenue (north of SonomaAvenue) to the east, and ClevelandAvenue/WilsonStreet to the west. NorthwesternSantaRosa, boundedby thecitylimits to the north, StateRoute12 to thesouth, Route 101/ NorthDuttonAvenueto theeast, and thecitylimits to the west. SouthwesternSantaRosa, boundedbyStateRoute12 to thenorth, thecitylimits to thesouth, Route101 to the east, and SouthWrightRoad
to the west. SouthernSantaRosa, boundedby 4thStreet ( east of Brookwood Avenue) and SonomaAvenue ( west of BrookwoodAvenue) to the north, thecitylimits to the south, SummerfieldRoadto the east, and Route101 (southof StateRoute12) and Santa Rosa Avenue/BrookwoodAvenue (north of StateRoute12)
to the west. NorthernSantaRosa, boundedby thecitylimits to the north, CollegeAvenue/ 4thStreetto the south, BushCreekRoadto the east, andRoute101 to the west. Eastern SantaRosa, boundedto the north, south, andeastby the city limits, and SummerfieldRoad (southof StateRoute12) and BrushCreekRoad (north of StateRoute12) tothe west. 5 Newberry, Laura, 2018, “One yearafterCalifornia’s most devastatingwildfire, SantaRosa is a patchworkof lossandrenewal.” The Los AngelesTimes, https://www.latimes.com/local/lanow/la- me- ln- santa- rosa-rebuild-
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4 Fair HousingAssessmentSantaRosasits in the SantaRosaPlain, just to thesouth/ southwest of severalmountainousareas, which includenotablefeatureslike BennettPeak, MountHood, Sonoma, and TaylorMountains. Largetractsof landto thewestof the cityare used for agriculturalproduction, while themountainousareasto the east arelargelypreservedas state parks, forresidentialusesor recreation, and as wineries. Industrialand commercialuses tend to cluster closer to transportation infrastructureand the downtowncore. Whilethe topographyof the arealimitsdevelopmentto the east, urbanizationcontinues towardthe agriculturalareas, and especiallyalongRoute 101 in between urban areas ( southtowardRohnertPark and northtoward Windsor and Healdsburg). Residentialareas closer to themountainstend to havehigherincomes and are predominantlyWhite, whileareas closer to the agricultural, industrial, commercialuses, and highways JANUARY2023 2023 –
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4 Fair HousingAssessmentZoningand
LandUse PatternsThe OtheringandBelongingInstitute, a Universityof California (UC) Berkeleyresearchcenter, publisheda report in 2020 analyzingthe characteristicsof communitiesin theBay Area in relationto the degreeof single-family zoning. Theresearchidentifiedthat in SonomaCountyand acrossthe Bay Arearegionally, citieswithhigh levelsof single-family zoningenjoygreater access to resources (this comparisonis significant evenwhenconsideringthat the BayArea region is generally wealthy andexpensive). Predominanceof single-familyzoningalignedwith highermedian incomes, home values, proficientschoolsandotherfactors that are similarlyassociatedwith the highest-resourcedesignationin the Tax CreditAllocation Committee (TCAC)/Departmentof Housing and CommunityDevelopmentHCD) opportunitymap. Single- family zoningpredominatesresidentialareasin the Bay Area. Onlyin the citiesof SuisunandBeniciaof the 101 Bay Areajurisdictionssurveyeddoes single- familyzoningcompriseless than40 percent ofthe jurisdiction’s landarea; Suisunhas 0. 0 percentsingle-familyzoningsince it allowsbetween4 to 10 unitsanacrein its low- densityzoningdistrict andBenicia has 11 percentsingle- family zoning. However, accessto higher-quality resources was greatestin jurisdictionswithat least90 percentof the landarea designatedto single-family zoning.6, 7 Santa Rosaischaracterizedbya predominanceof single- familyzoning; between80 and90 percentofSanta Rosa’s residentialareasare zonedfor single-family (seeFigure4- 2). As describedin researchconductedby the UC Berkeley Otheringand BelongingInstitute, there is a correlationbetweensingle-familyzoning and racial residentialsegregation. Citieswithhigh levels of single- familyzoning uniformlyhavegreater access to resources, providingbetter outcomesforchildren raised in theseneighborhoods, while alsodemonstratingpatternsof social and racial exclusion.
Studiesindicatethatthe “ greaterthe proportionof single-familyzoning, the highertheobservedlevel of racialresidentialsegregation.” In Santa Rosa, the Otheringand BelongingInstituteidentifiedthat based on 2014- 2018 AmericanCommunitySurvey (ACS) data, the rate of single- familyzoningcorrelates with a “medium” score in thecontextof the Bay Area, whereseveraljurisdictionssee evenhigherrates of single- familyzoning, between90 and100 percent. For jurisdictionswithratesbetween80 and 90 percent, such as Santa Rosa, median incomesare approximately $70, 000, and medianhouse valuesare approximately490, 000. Healdsburgproduced a similar correlation, whileCalistoga’s rate of single- familyzoning exceeded90percent, associatingit with jurisdictionswhere medianincomeexceeds $ 200, 000, medianhouse valuesarenearly $1. 5 million, populationsare typicallyemployed and highlyeducated. Conversely, the cities of Sebastopol, RohnertPark, Cotati, Sonoma, and Petaluma featurelower rates of single- familyzoningcomparedto SantaRosa (up to 80 percent) and correlate with lowermedianincomesand lessermedianhousevalues. While single-familyzoningcan create highlydesirableplacesto live, higher entrycostsassociatedwith thishousingtypecan posea barrierto access for low- and moderate-incomehouseholds, restrictingaccess to economic, educational, andother opportunities6 Menendian, Stephen, Samir Gambhir, KarinaFrenchand ArthurGailes. “Single-FamilyZoning in the San Francisco Bay Area.” Othering & BelongingInstitute, Universityof California, Berkeley. October 2020. https://belonging.berkeley.edu/ single-family- zoning-san- francisco-bay-area7 City of Suisun City. ZoningOrdinance, Title 18. 2017. https://www. suisun.com/wp- content/files/
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4 Fair HousingAssessmentpresent in higher-resourcecommunities. Single-family housing, whenrented out, is typicallymore costly than higher-density multi-unit housing, and often posesmore maintenanceissues.8 Figure4- 2 SINGLE-FAMILY ZONING
AND COMMUNITYRESOURCESSource: Othering & BelongingInstitute, UC Berkeley (2019); ACS 5- year Estimates (2014- 2018) 8 Menendian, Stephen, Samir Gambhir, KarinaFrenchand ArthurGailes. “Single-FamilyZoning in the San Francisco Bay Area.” Othering & BelongingInstitute, Universityof California, Berkeley. October 2020. https://belonging.berkeley.edu/ single-family- zoning-san-
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4 Fair HousingAssessmentAssessment
of Fair HousingCaliforniaGovernmentCodeSection65583 (10)( A)(ii) requiresthe City of Santa Rosa toanalyze areas of segregation, racially or ethnicallyconcentratedareas ofpoverty, disparitiesin accessto opportunity, and disproportionatehousing needs, includingdisplacementrisk. Since2017, TCAC and HCD have developedannualmapsof accessto resourcessuch as high- paying job opportunities, proficientschools, safe and cleanneighborhoods, and other healthyeconomic, social, andenvironmentalindicatorsto provide evidence-basedresearch for policyrecommendations.
The TCAC/HCDOpportunityMaps use a regionalindex score to determinecategorizationas high, moderate, andlow resource. This effort has been dubbed “opportunitymapping” andis available to all jurisdictionsto assess accessto opportunities
withintheir community. The TCAC/HCDOpportunityMapscan help to identifyareas withinthe community that providegood accessto opportunityfor residentsor, conversely, providelow accessto opportunity. Theinformationfrom the opportunitymappingcan helpto highlightthe need for housing element policiesand programsthatwould help to remediateconditionsin low- resourceareasand areas of high segregationandpoverty and to encouragebetter accesstoaffordablehousingin high-resourceareas for lower-income householdsand communitiesof color. TCAC/HCD categorized censustracts intohigh, moderate, or low resourceareasbased on a compositescore of economic, educational, and environmentalfactors that can perpetuate povertyandsegregation, such as school proficiency, medianincome, and medianhousing prices. “Highresource areas,” as described throughoutthisassessmentand its associatedprograms, arethosethathaveoneor more of thefollowing conditions: a concentrationof employmentopportunities, strongpublic transit or pedestrianinfrastructure, access to high- performingeducational facilities, positive environmentalconditions, generally goodhousingconditions, orlow ratesof overpaymentandovercrowdingcomparedto otherareas of the city. SantaRosafallswithinthe Bay Area TCAC region, whichincludesall Bay Areacounties.
Withinthe Bay AreaTCAC Region, 40 percentof censustracts areeitherhighest or highresource andthe remaining60 percentof censustracts are evenly dividedintomoderateand low resource.
Cities withinAlameda, ContraCosta, Marin, San Mateo, and Solano Countiesprimarilydesignated “ highestresource” include Orinda, Piedmont, Hillsborough, Mill Valley, and Lafayette; citieslargelydesignated as “ high resource” includePleasanton, Clayton, and Berkeley; citieslargely designatedas “ moderateresource” includeUnionCity, DalyCity, Brentwood, andHercules. Cities in the previously mentionedcountieswith significantareasdesignatedas “ low resource” includeRichmond, Hayward, Vallejo, and Pittsburg. Areas identifiedas having “high segregationand poverty” are censustracts that havean overrepresentationof people of colorcomparedto theircountyas a whole, andat least30 percent ofthe populationintheseareasis below the federalpovertyline ($ 41,100annuallyfora familyof four in 2021). Thereare noareasidentified as high segregationand povertywithinSanta Rosa or SonomaCounty; the closesttractsidentifiedwithin thewiderregionare found in Alameda, ContraCosta, Lake, Solano, andMarinCounties, in the cities of Clearlake, Vallejo, San Rafael, San Francisco,
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4 FairHousing AssessmentThe distribution of resourcecategorizationwithin SantaRosa (Figure 4- 3) reflects publicoutreachfeedbackfrom residentsandstakeholdersregardingthecharacterof thecity, withthe easternsideof thecityperceivedto be moreaffluent and lessaffordablerelativeto the westernside. Commercialandindustrialusesand small-lot housingare found in greaterconcentrationscloserto Route101 andStateRoute12, with the greatestconcentrationfoundcloser to theirintersection in and aroundDowntown/StationAreaof SantaRosa. Route 101broadly separatesthe primarily moderate- and high-resourced eastside neighborhoodsof Northern, Southern, and EasternSanta Rosa, from lower-resourced westside neighborhoodsof Northwesternand SouthwesternSanta Rosa. Downtown/StationAreaSantaRosais alongboththe east andwest sidesof Route101 just north of StateRoute12, in a transitionalareabetweenthe east andwestsidesof the city.
The lower-resourcedsectionsof thecity westof Route101containa mixof smaller-lot, single-family residencesand somemultifamily housing. Theseneighborhoodstend to be morediverse and have relatively lower medianhouseholdincomesas comparedto the east side. Thesectionsof thecity eastof Route 101 aremostly identifiedas moderateresourcebut include threetractscategorizedas highresource, oneof whichalso includesareasoutsideof the city limit. Theeastsideof thecity tendsto have lessdiverselandusetypes, withthe majorityof theseareasconsistingof single-familyresidences. The city’ s highest-performingschoolsare foundon the east side, homesgenerallysit on largerlots and at higher elevations, andneighborhoodstend to havedenserfoliagethan thosefoundwest of Route 101. Severalwineries and otherrecreationallanduses lie justbeyondthe city’ s easternboundaries, adjacenttothe city’s high- and moderate-resource hillsideresidential neighborhoods. Thesouthernmostsectionsof SouthernSantaRosa, whichlie on boththe easternandwesternsidesof Route101 southof StateRoute 12, are primarilycommercialand industrial, and includesomemobile homeparksand small- lot housing. Similarly, thenorthernmostareaof the cityalong Route101 containsa concentrationof commercialusesonbothsides
of the highway. As detailed in the followingsubsections, patternsof integrationand segregation in SantaRosagenerallyalign withthepatternsin the TCAC/HCD Compositemap. Basedon ACS 5- year estimatesfor2019, 54.6 percentofSanta Rosa’ s populationidentifiesas White, non-Hispanic, makingup the largestdemographicgroup. 32. 8 percent identifyas Hispanic; when distinguishedby Hispanic residentsalso identifyingas White, the City’ s populationconsistsof 12. 2 percent WhiteHispanicresidents, 16. 9 percent OtherHispanicresidents, and 2. 72 percent Multiracial Hispanicresidents. Asianresidentsmakeup 5. 4 percent, and Black/ AfricanAmericanresidentsmakeup 2. 4 percent.
All of the sectionsof the citythat have a high share of Hispanicresidentsare found in low resourcecensustracts. Thelimited accessto opportunitywithinthesectionsof thecity thatarehome to the Hispaniccommunitydemonstratesspatialsegregationof low-incomecommunitiesof color typical to manyAmericancities. By providingopportunitiesbothfor access to highresources areas by supportingaffordablehousingproduction areaswith predominantlysingle- familydevelopment ( ProgramH- 18) and working to buildcommunityacceptanceof a varietyof housingtypescitywide ( ProgramH- 28) and for focusing place-basedrevitalization in targetneighborhoods (ProgramH- 31), the city will addresscurrentpatternsof racial
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4 Fair HousingAssessmentSonomaCountyis well-known for its desirable climate and agriculturalindustry, with a regionalemphasison wine grapesand winemaking. This makesthe county, andSanta Rosa inparticular, botha regionaljobcenter anda destinationfor tourists, retirees, workers, and householdsof varying incomelevels. Regionally, SantaRosaispart of a corridor of primarilymoderate and lowresourcetracts in centralSonomaCountyalong Route101, whichis the main thoroughfareconnectingjurisdictionsin West SonomaCounty. SonomaCountyhasa range of differentlyresourcedareas. Highestresourcecensustractsare to the southwestof thecity along the BodegaHighwaytowards thecoast, northeastof Windsor, in andaround ForestvilleandSebastopol, southof Petaluma, eastof Cloverdale, and betweenSantaRosa, GlenEllen, andthe Cityof Sonoma. Low resourcetractsnearSantaRosaare alongthewesternsideof Route 101, stretchingbetweenRohnert Park andWindsor. Additionallow-resourcetractsare foundin southeastand northwestSonoma County. These tracts reflectregionalpatterns of resourcedistribution, with highest-resourceareas found in desirable, often suburbanhillsidelocationsoutsideof denseurban areasand farther frommajor highways, and lower-resourcedareas are alonghighways, closerto commercialand agriculturaluses, near citiesand in somerural areas, and typically
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4 Fair HousingAssessmentPatternsof
Integrationand SegregationToassess patternsof segregationandintegration, the cityhas analyzed six characteristics: diversity, householdmedianincome, rates of povertystatus, ratesof overcrowding and overpayment, familialstatus, and ratesofpersonswith a disability. Householdmedianincome, poverty status, overcrowding, familial status, and disabilityrely on ACS 2015- 2019 data, overpayment relies on ComprehensiveHousingAffordabilityStrategy (CHAS) 2018data, and racial demographicsrelieson ACS
2014-2018data.
Raceand EthnicityAs identifiedby residentsthroughcommunityfeedback, Route101serves as a physicalbarrierseparatingthe city intodistincteast andwestsides. Theeast sideis relativelyless diverseandhometothe city’ s mostaffluenthouseholds, whilethe west side reflectsmorediversitybothin termsof raceand ethnicity, and householdincomes. Basedon ACSdatafor 2019, the largestdemographiccategoryin SantaRosais White non-Hispanic, makingup 54.6 percentofthe city’ s population. Residentsidentifyingas Hispanic, includingthose identifyingas Hispanicin additionto another ethnic or racialidentity, makeupanother32.8 percent of the population. SantaRosais also home to relativelysmallerpopulationsofAsian ( 5. 4 percent), Black/AfricanAmerican (2. 4 percent), Multiracialnon- Hispanic (3. 3 percent), NativeAmerican (0. 7 percent), and Native Hawaiian/PacificIslander (0. 6 percent) residents. Santa Rosa’s populationwas179, 701 in 2019. Diversepopulations (primarily, in this context, residentsidentifyingas Hispanic,) are unevenlydistributedbothin Santa Rosa andSonoma County, withgreaterconcentrationsof non- Whitepopulationsgenerallyfound in lower-resourceurban areas, a pattern alsoexhibitedthroughoutthegreaterAssociationof Bay Area Governments (ABAG) region. As seenin Figure4- 4, SantaRosa’s non-White communitiesare clustered in Southernand SouthwesternSantaRosa, primarily in mixedcommercial/residentialareassouthof State Route12 and east of StonyPoint Road. A greater varietyof housingtypesare found in the SouthernandSouthwesternsectionsof the city as comparedwith other, exclusivelysingle-familyareas of the city, includingsmall-lot single family homes, mobile homes, andmultifamilyhousing, as well as someolder housing stock. Theseneighborhoodsinclude South Park, Roseland, Bellevue, Hearn, Robles, Todd, andCorby, as well as the commercialand industrialareasalongRoute 101and PetalumaHill Road. The TCAC/HCD CompositeScoreOpportunityMaps (Figure 4- 3), designatethe majorityofcensustracts in theseneighborhoodsas lowresource, includingall ofthe city’ s lowest- incomeblockgroups, which are foundDowntownand in Roseland/Hearn and see medianhouseholdincomes of $ 26,250 and $
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Asseenin Figure4-5, SantaRosa’slowest-incomeblockgroupisalsooneof itsmostdiverse, witha medianhouseholdincomeof $21,726 and non-White personscomprising84 percentof the population. TheChelseaGardensApartments, whichoffers120subsidizedapartmentsforseniorsand families, isfoundin thislowest-incomeblockgroup. Accordingto theNationalLow-IncomeHousing Coalition (NLIHC), non-WhitehouseholdsaremorelikelythanWhitehouseholdsto beextremelylow- incomerenters, helpingexplaintheracialdisparityin thisblockgroup.9 Thetwonextlowest-income blockgroups, inresidentialneighborhoodsjustoutsideof thedowntownarea, seeincomesof $26,591 and $26,520, withnon-Whitepopulationsof 29percentand34percent, respectively. InSantaRosa’s context, theseblockgroupsaremoderatelydiverse; severalblockgroupson themoreaffluenteast sidearehometo non-Whitepopulationsatratesof lessthan20percent. Themajorityof SantaRosa’s neighborhoodswithhigherracial/ethnicrepresentationarecategorizedaslowresource, but several ethnicallyrepresentativetractsalsoseehouseholdincomesat or abovethe median. Threecensus tractsonthewestsideintheinaresidentialneighborhoodboundedbyGuernevilleRoadto thesouth, PinerRoadto the north, andMarlowRoadto the east, seemedianincomesbetween $90,000and 125,000, andrangebetween47 and 59 percentnon-White, placingthemboth amongthe city’s moderatelyhigh-incometractsanditsmorediversetracts, thoughstillwithinareasdesignatedaslow resourceon theTCACmaps. Demographicsin thesetractsareconsistentwithotherpartsof thecity, withHispanic-identifyingresidentscomprisingthelargestshareof non-Whiteresidents, followedby residentsidentifyingas Asian, Black, and multiracial. Thisdata indicatesthat, while most of the City’s populationwith lowerincomesandlow accessto resourceslivein diverseneighborhoods, not all diverseneighborhoodshavelow accessto resourcesor low householdincomes. Thereare no majority-Whitecensustractsin lowresourceareasin SantaRosa.
TheNorthernand Northeasternareasof SantaRosaeastof Route101are moderateand high- resourceneighborhoodswithbothsmallandlarge-lotsingle-familyhousing, manyhillsideresidences, andfewercommercialandindustrialuses. Morethan20censustractson the eastsideareover80 percentWhite – therearenocensustractsonthewestsidethatareover80percentWhite. Majority- Whiteareason theeastsideincludetheneighborhoodsof Fountaingrove, HiddenValley, AltaVista, Cobblestone, ScenicBrushCreek, Skyhawk, Stonegate, Oakmont, BennettValley, andFairwayView Estates. TheseneighborhoodsgenerallyalignwithareasdesignatedonTCACmapsasmoderateand highresource. Althoughmostareasof EasternSantaRosaarehigher-income, severalcensusblock groupsin the RinconValleyneighborhoodof EasternSantaRosahavebelow-medianhousehold incomesbetween $43,000and $51,000. Still, proximityto eastsideamenitiesand resourcesstill categorizestheselow-incomeblockgroupsasmoderateresource. RinconValley, an EasternSanta Rosaneighborhood, ismorediversethanotherpartsof EasternSantaRosa. Blockgroupsin Rincon Valleyrangebetween21and43percentnon-White, ascomparedwithnearbyblockgroupsinEastern SantaRosawith ratesof non-Whiteresidentswellbelow20 percent. Oneblockgroup in Rincon Valleybothhasa below-medianincomeof $51,136, andhighresourceTCACdesignation. Thisblock groupisbetweenMiddleRinconRoadandJackLondonDrive, northof StateRoute12andsouthof 9 NationalLowIncomeHousingCoalition, 2019, “RacialDisparitiesAmongExtremelyLow-IncomeRenters.” NationalLowIncomeHousingCoalitionMemoto Members
https://nlihc.org/resource/racial-disparities-among-extremely-low-income-renters
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4 Fair HousingAssessmentHansenDrive. Low- incomeblock groupsin RinconValley are more diversethan other, higher-incomeareasof the eastside, but are less diversethanareason the west side with comparablemedianincomes. Thisdata indicatesthat, althoughseveralblock groupsin RinconValley are lowerincomethanis typicalfor EasternSantaRosa, they are less diverse and betterresourced than low-incomeareasof the west side. Thisfinding emphasizesthe importanceof location – in terms of accessto resourcesandopportunities, is it imperativethathousingis not onlyaffordable, butthat it is located in better-resourcedareas. The city is supportingefforts to createhousing opportunitiesin high resourceareasthroughProgramsH-3, H-4, H-5, H- 6, H- 16, H- 17, H-18, and H- 32. Santa Rosa’ s highest-incomeblockgroupis on the eastside, north of the FountaingroveParkway. This block group, which partiallyextendsbeyondcitylimits, has a median householdincomeof 221,736and is 81 percentWhite. Otherhighest-incomeblockgroupson the east side see median householdincomesbetween $140,000 and $160,000, andare60 to 80 percent White, non- Hispanic. The highest-incomeblockgroupsin the city are predominantly less diverseneighborhoods. The majorityof theseblockgroupsare in hillsideresidentialareason the eastside withhigh proportionsof White non-Hispanicresidents. An exceptiontothispatternis in an areaon thewest sideof Route 101 aroundRailroadSquare. Thisareaincludesthe city’ s downtowntrain station and severalrestaurants, bars, and hotels. Thesecommercialusesare boundby Route101 to the eastand surroundedby single-familyresidenceson the remainingthreesides. Homesnorth of thiscommercialareafall intothe West EndNeighborhoodAssociation, a historicneighborhoodwith many older, well-preservedhomesand buildings. The2019ACS 5- yearestimatereportsthisblock group as having a medianincomeof $ 135, 362, and an 88- percent White non-Hispanicpopulation. The 2010 5- yearestimatereportsthis sameblockgroup as 76 percent Whitenon-Hispanic, with a medianhouseholdincomeof $ 59,091 (approx. $69, 000 in 2019dollars). Thisdataindicatesthat this central, amenity-richarea, which saw significantinvestmentover the interveningdecadespurredby the 2007DowntownStationAreaSpecificPlan and othersubsequent planningand development efforts, grewbothwealthierand less diversebetween2010
and2019. 10 10 Schmitt, Will, 2019, "Santa Rosato rethinkplan for luringdevelopersdowntown," North Bay BusinessJournal https://www. northbaybusinessjournal.com/article/industry-news/santa- rosa-to- rethink- plan- for-
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4 FairHousingAssessmentA Diversity Indexscore representsthe likelihoodthat twopeople within a particularCensusblockgroup, chosenat random, will belongto differentracial or ethnicgroups (Figure4- 4) In Santa Rosa, the highestDiversityIndex scoresare between85 and90 percentand areall foundinthe city’ s lower- resourcedareas, primarilyin a clusterwithinSouthwesternSantaRosa, with a smallernumberof diverseblockgroupsoutsideofthis clusterin SouthernSanta Rosaand Northwestern Santa Rosa. The majorityofblock groupsin Easternand NorthernSantaRosa, whichareprimarilyhometo the city’s moderateand high resourcecensus tracts, receivediversityscores below 40 percent. However, three censusblock groupsinRincon Valley, a neighborhoodin EasternSantaRosa, are high resourceblockgroupsand alsoscorehigher on the DiversityIndex, withscoresof 68, 53, and53 percentandmedianincomesof $51, 136, $102,321, and $ 83, 438, respectively. Thesehigh- resourceblock groupsalongStateRoute12 are more diverse than surroundingmoderateresourceblockgroups in thesameneighborhoods, but alsopartiallyoverlapwitha clusterof lower- incomeblock groups in EasternSantaRosa. SantaRosa’ s lowresourceareasare its mostdiverse and its moderate resourceareasare generallyless diverse, a pattern consistentwithSonomaCountyand the ABAG region, thoughseveraloutlierblock groupsthatdeviatefromthis patternoffer opportunitiesto build on existing accessto resources for diverse populations. For example, the City’ s high-resourceareas are morediverse than its moderateresourceareas, thoughstill lessdiversethan its low resourceareas.
Between2010 and2018, patterns of diversity remainedrelativelyconsistentacrossthe city. Some block groupsin SouthwesternSanta Rosa and EasternSantaRosa, which were already somewhatdiverse, becamemore so. No censustracts becameless diverse, and tractsthat scoredthe lowest in 2010 remainedlow
scoringin 2018. As seenin Figure4- 4, the city’ s largestcontinuousarea of diverseneighborhoods, home to manyHispanicresidents, is in thesouthernpartof the city andextendsbeyondthe city’ s boundaryalongRoute 101and PetalumaHill Road. These Hispanic-majoritycensus tracts are characterizedby commercialor light industrial uses and residentialneighborhoodswith small- lot, single- familyresidences, includingtwo mobile homeparks. Neighborhoodsjust outsideof Santa Rosa to the southwestof the city have below- medianhouseholdincomesand receive higher scoresonCalEnviroScreen4. 0 than any censustractswithinthe city. Threecontiguouscensustracts in thisarea forma SenateBill ( SB) 235DisadvantagedCommunity – thenorthernmosttract is partiallywithincitylimits, whilethe other two are immediatelysouthalongthewest sideof Route 101. TheRoseland neighborhoodis immediatelyadjacentto thesetractsto thenorthand is a formerlyunincorporatedarea of SantaRosathathas been a historic “ gateway” forimmigrantcommunities.11 These areasin particular, and Southern/SouthwesternSanta Rosain general, are lower-resourced and morediversethanotherpartsof the city, andpart of a trianglebetween SantaRosa, Sebastopol, andRohnertPark that
sharesthese characteristics. 11 Ibarra, Ricardo, and EloisaRuano Gonzalez, 2018, “ RoselandRising: ResidentsofSanta Rosa' s newestneighborhoodreflecton what makes
their communityspecial.” https://www. pressdemocrat.com/ article/specialsections/roseland-rising-residents-of- santa- rosas-newest-neighborhood-
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4 Fair HousingAssessmentRegionally, clustersof low resourceand lower-incomecensustractsare in rural/low- densityareas to the northwestandsoutheast, and in higher-density/urban parts of central SonomaCounty. (Figures4-3, and 4- 4) Regionalpatternsare similarto thosein Santa Rosa; low-resourceand low-income areas in SonomaCountytend to be morediverse thanhigh- resource, high-incomeparts of the county. Thecentralcluster of low- resourcecensus, higher-diversitytracts forms a continuous corridoralongRoute101, withSantaRosa at its center. Otherclustersof low-resourcecommunitiesare in and aroundthe City of Sonoma, Healdsburg, Windsor, Petaluma, RohnertPark, and El Verano.
The majorityofSonomaCounty’s highest-resourceand high- incomecensustractsare outsideof major citiesin suburbanor semi- rural hillsideresidentialareas. As is the casein Santa Rosa, Sonoma County’s clustersof censustracts withgreater proportionsof Hispanicresidentstendto coincide with relativelylower-resourceareas. Within SonomaCounty, communitieswith diversepopulations primarilyof Hispanicresidentsareprimarilyalongthe Route 101 corridor; communitiesoutsideof the Route101 corridorare near El Verano/BoyesHot Springs, whereseveraltractsalongthewest side of SonomaHighwaysee rates of non-Whiteresidentsas highas50 to 70percent, surroundedby tractswithrates of 12 to 20 percent. Within thesehighly diverse areas, Hispanicresidents form the overwhelmingmajorityof residents; for example, Hispanicresidentscomprise94 percentof non-Whiteresidents in the mostdiversetract in El Verano (70 percent non- Whiteresidents). Outsideof Sonoma County in neighboringjurisdictions, diversecommunitiesare in Calistoga, aroundNapa, Richmond, SanRafael, andin VallejoandFairfield (Figure4- 4). As seenin Figure 4- 4, severalSonoma Countycensustracts hometo majority non-White populationsare adjacentor closeto censustracts where a majorityof residentsidentify asWhite, indicatinga pattern ofresidentialsegregationin the county. This patternis foundin SantaRosa, whererates of non-Whitepopulationaremuchhigheronthe city’s westernside; othercities demonstratingthis pattern include Healdsburg, Windsor, Petaluma, andEl Verano. This demographicdata indicatesthat someurban areas in Sonoma County areeffectivelysegregatedby race, with someneighborhoodsconsistingof almost entirelyWhiteresidents, andothersconsistingof almostentirely non- Whiteresidents. SantaRosa is theclearestexampleofthis pattern
in SonomaCounty. The City willimplementProgramH- 31 to improve accessto resourcesin diverseareas and/ or areascategorizedas low resource, and create morehousingaffordabilityin less diverse,
high-
resourceareas. IncomeAs shownin Figure 4- 3, westernSanta Rosais considereda low resourcearea, while most of easternSanta Rosais moderateto high resource. This suggests thateconomicoutcomes for SantaRosa householdsvary dependingon wherein the city theyreside. Thisis reflectedby the incomepatternsshowninFigures4-6 and4- 8. In SantaRosa, thoseareas with the lowestmedian incomeandhighestratesof povertyarelocatedin thecentralportionof the city, andmost of thewestern portion. In Santa Rosa, the medianhouseholdincomewas $75, 630 in 2019accordingto theACS.
However, the median income variessignificantlythroughoutthe city. The highestmedian incomesare reportedin areas suchas Cobblestoneand HiddenValley, rangingfromapproximately $98,171to $ 142, 333 annually. In contrast, themedian incomein DowntownSanta Rosarangesfrom $26,250 to $ 65, 222. NeighborhoodsadjacenttoDowntown, and in central SantaRosa, typicallyhave
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4 FairHousingAssessmentor below thestatemedian. In line with these incomepatterns, Downtownhas a poverty rateofapproximately23. 5 percent, comparedto 2. 6 percent in the Cobblestonearea.
The increasein poverty, and decreasein medianincome, in centraland westernSantaRosa maybe partiallydue to the types of housing available. In northeasternSantaRosa, housingis primarily singlefamily, which maybepartially due to topographywhich canlimit developmentof multifamilyhousing due to costs associatedwithlevelingland and slopeconstraints, resultingin increasedhomeprices that area barrierto lower- and moderate-income households. In comparison, in centralSantaRosa, there is a greatervarietyof housingtypeavailableand a higherproportionof renter household. The availabilityofrentalunits in a range of sizes providesmoreopportunitiesfora rangeof incomes. When comparingincomepatternsbetween Bay Areajurisdictions, patternsin SantaRosacloselymirrormanyof the Bay Areacities, supportingthe patternof lowermedian incomesin neighborhoodscloseto transit, jobs, and with a greatersupplyof rentalandmultifamilyunits, and highermedian incomesin medium-density urbanand suburbanareas. Thesepatternsareclearly present in theneighboringcitiesof Napa, Saint Helena, and Petaluma, as well in thesuburban areas of nearbycounties. However, SantaRosahas a lower citywidemedianincomeandhigher rate of poverty overallthan neighboringand nearbyjurisdictions (Figure4- 5). Forexample, thoughthe patternof highermedian incomesinsuburbanareasis reflectedin the citiespreviouslylisted, their citywidemedianincomesrangefrom $84,043to $91, 528 and povertyratesfrom 6. 5percentto 8. 0 percent, comparedto $75,630and 10.3 percentin SantaRosa. As showninFigure4- 5, SantaRosa has the lowestmedianincomeandhighestrate of povertyamongneighboringcities and similarly situated, nearbycounties. This may indicate greaterdiscrepanciesbetweenhigher and lowerincomeareas in SantaRosacompared tootherjurisdictionsin the immediateregion. The Cityhas includeda varietyofprograms, listedinTable4- 5, to facilitategreater housingand economicmobilityopportunities to
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4 Fair HousingAssessmentFigure 4- 5 INCOMEPATTERNS
IN THEREGIONSource:
2015-2019 ACSA racially and ethnicallyconcentratedareaof poverty (R/ ECAP) is definedby HUDasan areain which50 percentor more of thepopulationidentifiesas non-White and40 percentor moreof householdsare earningan incomebelow the federal poverty line. Raciallyconcentrated areas of affluenceRCAAs), while not formallydefined, signifytheoppositeof R/ECAPs; that is, areas largelyexclusiveto non- HispanicWhitehouseholdswho earn thehighestincomes. In Santa Rosa, severalcensustracts on theNortheasternsidesof thecity qualifyas RCAAswhich includethe neighborhoodsof ScenicBrush Creek, HiddenValley, Cobblestone, andLomitaHeights, as well as other residentialareas in theirvicinitythatfall into the identifiedcensustracts ( Figure4- 6). SantaRosa doesnotcontainanyR/ ECAPsas definedby HUD, and ratesof povertyin SantaRosa are nohigher than30 percentin any singlecensus tract. As demonstratedin Figure4-7, ratesof povertyaregenerallyunder10 percentin Northernand EasternSanta Rosa, andbetween10 and20 percent in Northwestern, Southwestern, and Southern SantaRosa, reflectingthe TCAC/ HCD map’s designationof these areasas moderateand low resource, respectively.
Southernand SouthwesternSantaRosaarealsohome to themajorityofthe city’ s mobile homeparks, 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
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4 Fair HousingAssessmenthousingtype. The onlycensustractin thecity with a relativelyhigher povertyrate, between20 and30percent, is in the Downtown/ StationAreaneighborhood. This tract contains Santa RosaPlaza, FremontPark, CityHall, and the Old CourthouseSquare, andformsthe city’ s historicdowntowncore. Severalapartmentbuildingswithaffordablehousingfor seniorsandfamiliesare in this area, includingSilvercrestHousing for Seniors, RosenbergApartments, andBethlehemTowers. It is one of twocensustractsin thecity with thehighestrates of renter householdsusing Housing ChoiceVouchers (HCVs) at a rate of 15 percent of renter-occupiedhousingunits (Figure4- 8). Theothertract is in SoutheasternSantaRosa, in a neighborhoodwith below- medianhouseholdincomesand rates of non- Whiteresidentsabove60percent, whichis relativelyhigh for Santa Rosa, indicating greater thanaveragediversityfor the cityand reflectinga patternof high rates of HCV usage in lower resourced,
JANUARY2023 2023 –
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4 FairHousing AssessmentAs describedpreviously, high-resourceneighborhoodstend to be amongthe city’ s least diverse, withspecificexceptionsin cases wherelow- income, low-diversityneighborhoodson the east sideareconsideredto be highresourcedue to their proximityto other resources and opportunities. As demonstratedin Figures4-4 and 4- 9, several low-income neighborhoods in Southernand NorthwesternSanta Rosa withincomesbelow $55, 000 arealsoamongthe city’ s mostdiverse, withthe largest non- Whitedemographicgroupmade up of Hispanicresidents. No racial or ethnicgroups otherthan Hispanicor White non- Hispanic comprisedemographicmajoritiesin any censustract, regardless of income. Additionally, no individualcensustractis over 50 percentHispanic.
The city’ s highest-incomeblockgroupsare all in EasternSantaRosa andare adjacentto otherhighest-incomeblockgroupsoutsideof the city. Thesingularexceptiontothispattern is the downtownblock groupdescribedpreviously, whichis very close to downtownamenitiesand has become bothhigher-incomeand lessdiverseover the past decade. Althoughthesetrends mirrorthe correlations of racial andethnic concentrationof povertyassociatedwith areasthatmeetHUD’s R/ ECAP criteria, censustractsin SantaRosado not havehighenoughratesof povertyand/ or large enough non-White majoritiestoqualify
as R/ ECAPs. Regionally, therearealso noR/ ECAPsinSonomaCounty. R/ ECAPsare similarlynot presentin NapaCountybutare found in SolanoCountyin the citiesof Fairfieldand Vallejoand ContraCosta Countyin PleasantHill (Figure 4- 10). However, theabsenceof R/ ECAPsin SonomaCounty and SantaRosa does not necessarilyindicateequitableintegrationof housingandresourcesor an absenceof segregation. Althoughpovertyratesarelower thanthe threshold, thismayreflecta lack of sufficientaffordable units for householdsexperiencingpoverty, excludingthem from the county entirely, and skewingR/ ECAP criteria. Regionalpatterns of income distributionin SonomaCounty are similartothosefound in SantaRosa – suburbanand hillsideresidentialareas in definedsections of somecities, aswell as in suburbanareasoutsideof cities, see the highest incomes. Lowerincomes are also in distinctsectionsof cities, whileruraland semi- ruralareasfurtherfromthe Route101 corridor in thenorthwestpart of the countyreflectincomesaroundthe median. Incontrast, much of SonomaCounty, andthe greaterBay Area, is considereda RCAA. Thetractsto the eastand west of Windsor, northeastof SantaRosaand east of RohnertPark, and most of unincorporated, central Napa CountyareconsideredRCAAs, as well as central Contra CostaCounty, southernMarinCounty, and most of San MateoCounty. RCAAsin each of thesecounties, withthe exceptionof Marin, are typicallyinlandsuburbanareaswhere singlefamilyhousing is the dominanthousingtype. In the ABAGregion, higher rates of poverty, multifamilyhousing, andcloserproximityto a rangeof jobs are generallylocatedcloserto the SanFranciscoand San Pablobays, resultingin greaterdiversityanda mix of incomes. The City hasincludedProgramH- 31to foster a moreinclusivecity for lower- income populationsby promoting
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4 Fair HousingAssessment
Personswith DisabilitiesAs discussed in the CommunityProfilesection of the HousingElement, approximately 6 percentof the SantaRosapopulationhave anambulatorydifficulty, 4 percentofresidents have a cognitivedifficulty, and 4 percent havean independentlivingdifficulty. Ratesof populationliving witha disabilityby censustract (Figure4- 11) have evenspatialdistributionin SantaRosa, withsimilarrates in low- and moderate-resourcetractson boththe east andwest sidesof Route 101. Although moderateand low- resourcecensustractsacross the city generallyseesimilarratesof 10 to 20 percent of residentslivingwith disabilityby censustract, residentsinthe city’ s high resourcecensustractsin RinconValleyandBennett Valleysee consistentlylower ratesofdisability, at2 to 3 percent. Overall, rates are nohigher than19 percentin anycensustractin the city, withthe majorityofthe city’s areasin the 10 to 19 percentrangeand a small numberof tracts in low-, moderate-, and high- resource areas in Northwestern, South, and EasternSantaRosaat ratesof less than10 percent. One moderate-resourcearea, theOakmontneighborhoodin EasternSantaRosa, is an exceptionto thispattern. Oakmontis split betweentwo censustractswithratesof 20 and 23 percent, distinguishingthem asthe highestin the cityand amongthe highestin the region. However, this area containsOakmontVillage, a seniorlivingcommunitywherea generallyolderpopulationmay skew thetract towarda higher rateof disability. The two census tracts thatintersectOakmont are mostlyexternaland also coverHoodMountainState Park and TrioneAnnadelState Park. Thesecensus tractsare at or abovemedian income, are predominantlyWhite, and have a lowerpopulation densitythantracts within city limits. Thesecensustracts have a higherproportionof adultsliving alone than in surroundingareas. Thesetwo censustractshavemedianages of 71, amongthe highest in SonomaCounty. Oakmontis categorizedas moderateresourceandis in a generallyhigher- incomeareaof the city, suggestingthatSanta Rosa’ s largest concentrationof personswith disabilitiesbenefitsfromincreased
access to resources. Regionally, concentrationsof persons livingwith disabilitiesin SonomaCounty includecensustractsnearMonte Rio, VillaGrande, Cazadero, and thesouthernsectionof the City of Sonoma. However, in severalof thesecities, areaswithelevatedrates of disabilitydirectlycoincidewith areas of low incomeandlow accessto resources. On thesouthsideof the Cityof Napa, just outsideSonomaCounty, a low- incomeblockgroup with a medianincomeof $9,191 hasa rateof disabilityof 74 percent. In the Cityof Sonoma, a lowresourcetract has a disabilityrate of 24 percent.
Just southof Guerneville, nearthe coast inSonomaCounty, a low resourcetractwithdisabilityrate of 20 percenthashouseholdincomeswell below the statemedian, includingblock groupswithincomes of $44, 167, 51,585, and $72,361. As willbe discussedin moredetail, SantaRosaservesas a hub for social servicesresources, includingfor personswith disabilities. The concentrationsof personswithdisabilitiescoupledwiththe medianageand incomeof these censustracts, reflect a regional patternof above-income seniorsseekingcommunitieslike GlenEllen, MonteRio, andVilla Grande for retirementand indicatea high level of housingchoice for abovemoderate-incomeseniorhouseholdsin the city. Dataalso indicatesa regionalpattern demonstratinga connectionbetween low-income neighborhood, low- resourceTCAC areas, andelevatedrates of disability. Someof these cases may reflectthe placementof assisted livingor residentialcare facilities. In SantaRosa, contraryto
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4 FairHousingAssessmentthehighest rateof disabilityis correlatedwith an above-moderate incomeretiree community, and islikely onlya factorof age, andnot incomeor accessto resources. Toimproveaccessto housingfor thosewith disabilities, this Housing Element includesProgramsH- 38, whichdirectthe Cityto review and revise reasonableaccommodationstandards.
As statedin ProgramH-22 andH- 25, the Citywill supportand fund (when funds are available) servicesanddevelopments targetedfor developmentallydisabled JANUARY2023 2023 –
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4 Fair Housing
AssessmentFamilial StatusAveragehouseholdsize in SantaRosagrewfrom2.59to 2. 61 between2010 and 2020. ABAG projectsa continuedincreasein householdsize through2040, whenthe averageis expectedto be 2. 69 personsper household. Theincrease maybeattributedtoan increasein the number of children or additionalmultigenerationalhouseholds. Accordingto the 2015– 2019ACS, approximately62 percentof householdsin Santa Rosawere composedof families. Amongfamilyhouseholds, overhalfincludedone or morechildren. Approximately28 percentof householdsweresinglepersons wholivedalone, withthe remaining10percentcomposedof other non-familyhouseholds. The rate of adultsliving aloneis generallylow citywide, other than the Oakmont Villageadultcommunityand partsof downtown. As seenin Figure 4-12, householdsin Santa Rosa composedof adults18 yearsor olderliving with a spouseappearat higherratesof 40 to 60 percentin Northernand EasternSanta Rosa, whileSouthwesternand parts of NorthwesternSanta Rosa haverelativelylowerratesof 20 to 40 percent, trackingwith higherand lower TCAC/ HCD opportunityareas respectively. This suggestsa relationshipbetweenrates of spousal cohabitationandresourceavailability, with marriedhouseholdsseekingandobtaininghousingin higher-resource areasat higher rates, and unmarriedhouseholdsseeking and/ orobtaininghousingin high-resourceneighborhoodsat lower rates. The Roselandneighborhood, which is withinSouthwesternSantaRosa, has a slightlyhigher rate of spousalcohabitationthan in surroundingneighborhoods, whichmay reflect its distinctcharacter as formerunincorporatedcountylandannexedbythe city in2017, and a historicalentry point for
immigrantfamilies.12Regionally, rates of spousal cohabitationaregenerallybetween40 and60 percent in SonomaCountyFigure4- 12). Onlytracts in and around SantaRosa, Rohnert Park, andGuerneville/ MonteRio, seerates below40percent. As in SantaRosa, regional tractswith relativelylower rates of spousalcohabitationunder 40 percentgenerallycoincide withTCAC- designated low resource tracts. The percentageofchildrenliving in married-couplehouseholdsbycensus tract is generallyconsistent, between60 and 80 percentacrossthe city, with slightlylowerratesof 40 to 60 percent in lower-resource areasof Southwesternand NorthwesternSantaRosa (Figure4- 13). Onecensus tract in thedowntownareahasa rate of less than20percentandis inthis regarda citywide outlier. As discussed, theDowntownhas the lowestmedianincomein the city. Theconcentrationof non- traditionalfamily householdswithchildren in the Downtown, correlatingwithareaswiththe city’ s lowest medianincome, suggestsa lack of affordablehousingoptionsto lower-incomefamiliesthatmay have a single sourceof income (in the case of single-parentfamilies) orfixedincome (in the case of children raisedby
grandparentsor guardians). 12 Ibarra, Ricardo, and EloisaRuano Gonzalez, 2018, “ RoselandRising: ResidentsofSanta Rosa' s newestneighborhoodreflecton what makes
their communityspecial.” https://www. pressdemocrat.com/ article/specialsections/roseland-rising-residents-of- santa- rosas-newest-neighborhood-
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4 Fair HousingAssessmentRegionally, tracts in SonomaCountyseehigh ratesof childrenliving in married-couplehouseholds, with mosttracts above60 percent, andseveralabove80 percent in the Northeastern, Southeastern, andSouthwesternparts of the county, furtherfromthe Route101corridor (Figure4- 13). Rates aretypicallybetween60 and 80 percentalongthe Route 101 corridor, includingSanta Rosa and stretchingbetween Petalumaand Healdsburg, withseveraltracts in and aroundSantaRosaat rates thatareunusuallylow for the region. Although SonomaCountydemonstratesa patternof high ratesofchildrenliving in marriedcouplehouseholds, thosetractsthat do see relatively lowerratesgenerallyalignwith TCAC
low- resourcecategorizations. Female-headed householdsareidentifiedas a special-needsgroupdue to the challengesof workingfull-time as a single parent. The majorityofcensustractsin SantaRosareporta rate of childrenliving in single- householderfemale-headedhouseholdswithchildrenbelow 20percent (Figure 4- 14). A smallnumberof tracts spread betweenSouthern, Northeastern, Eastern, and DowntownSantaRosa exhibitrates above 20 percent, thoughnone exceed40percent. Three of thesecensus tracts are in moderate- and high- resourceneighborhoods, while fiveare foundinthe city’ s low- resource neighborhoods, includingneighborhoodsthat are predominantlyHispanic.
TheseincludeDowntownSantaRosa, whichseesthe City’ s lowestmedianincomesand thehighestratesof childrenliving in single- householderfemale-headedhouseholds, at 39 percent. Regionally, rates of single- householderfemale-headedhouseholdsare low in SonomaCounty, with mosttractsseeingrates below20percent (Figure4- 14). Tractswithrates above20 percentbutstill below40 percentare found in low, moderate, and highresourceareas in a distribution that doesnot suggesta distinctpatternin relation to resourcecategorization. These tractsare primarily southof Healdsburgin cities alongthe Route101corridor, whichis home tothe county’ s most urbanizedareas, suggestingthatthis typeof householdis moreoftenfoundincitiesthanit is in rural or
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4Fair HousingAssessment
Access
to OpportunityMobility Thisassessmentanalyzestwo types of mobility – transit and housing. Transitmobility refers toan individual’s abilityto navigatethe cityandregionon a daily basis to access services, employment, schools, and otherresources. Indicatorsof transitmobilityincludethe extent of transitroutes, proximityof transit stops to affordablehousing, and frequencyof transit. Housing mobilityrefers toanindividual’sor household’s ability to secureaffordablehousingin areas of high opportunity, movebetweenneighborhoods, and purchasea homeif they sochoose. Indicators of housing mobilityinclude distributionof HousingChoice Vouchers (HCVs), availabilityof rental and ownershipopportunitiesthroughoutthe city,
and vacancyrates. SantaRosa is well- servedby regional transitsystems, includingthe SantaRosa City Bus, SonomaCountyTransit, Golden Gate transit, Greyhound, Amtrak Mendocino TransittheandSonoma-Marin Area Rail Transit (SMART) train, withtwo stations: theNorth Stationat Guerneville Road and theDowntownStationin RailroadSquare. Localtransit serviceis providedby Santa Rosa CityBus, whichoperates13 routesacrossthe city. Tworoutesoperate15-minuteservicesonsomeor all of the route, eightoperateon the half-hour frequencyand three of these routes operatehourly service. The SantaRosaCityBusserves the SMARTDowntownStationwithten busesan hour and the NorthStationwithone bus an hour. Santa Rosa is roughlybisectedby Route101, whichalsodivides the low-resourceareasof thecity to the southandwest fromthe moderate- and high-resourceareason the north andeastsides. Thecity is also dividedby StateRoute12, whichruns eastto west. A “WalkScore” is an index thatmeasureswalkabilityon a scalefrom0 to 100 based onwalking routesto destinationssuch as grocerystores, schools, parks, restaurants, and retail.13WalkScore datais usedby analystsandresearchersin the fields of real estate, urbanplanning, government, public health, and finance. SantaRosa receivesa WalkScoreof 47, indicatinganaverage degreeof walkability.
The city’ s mostwalkable neighborhoodsbyWalkScoreincludeSt. Rose, JulliardPark, andWestEnd. The City ofSantaRosa’s 2020-2024 ConsolidatedPlan reviewedHCVdistribution. As of April2022, the Cityhad issued1, 903HCVs, including414 HUD- VASH ( Veterans Affairs SupportiveHousing) vouchers, and administeredthe vouchersfor approximately250 householdsexercisingportability from otherjurisdictions. Thereare also 131vouchersissuedaspart of a separateEmergencyHousingVoucherprogram. As seenin Figure 4- 8, relativelyhigherratesof HCV useare foundin Downtownand Southern SantaRosa, coincidingwiththe city’ s lower- resource, more diverseneighborhoods. Thereare 7, 928familieson the waitinglist andthe waitis approximately7 to 10 years. TheHousingAuthoritylast openeditswaitinglist in Fall 2021andreceivedover 5, 000applications, demonstratinga substantialdemandfor HCVsin SantaRosa. As seenin Figure 4- 8, regionally, HCV use is higheralongthe Route101 corridorthanelsewherein the county, where ratesare generally low, with mosttracts below5 percent. Santa RosaandRohnertParkare hometo tractsthat see the highestrates of 13 WalkScore, 2022 ( accessed), “DataServices: Walkability, Real Estate, and Public Health Data.” WalkScoreProfessionalhttps://www. walkscore.com/
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4 Fair HousingAssessmentusage in the county, rangingbetween15 and 17 percent. Feedbackreceived through publicoutreachindicateda need for affordablehousingfor differentincome groups and differenthouseholdcompositions, includingelderlyresidentsandsinglemen, and of the need forplanning related to the impactsof wildfires
on housingaffordability. The Santa Rosa Housing Authorityensuresadequate, decent, safe, andsanitary housingfor qualifiedpeoplewithin SantaRosa, consistentwithfederal, state, andlocal laws. The HousingAuthorityprimarilyconsistsof the SantaRosaHousingTrust and Rental HousingAssistanceprograms, both of whichare responsiblefor improvingthe qualityand affordabilityof housing in the city.
Key objectivesinclude: Administeringcontractswith developersof new affordableunitspursuant to the
Housing AllocationPlan. Committingfundsto developersof
new affordableunits. Providingrental assistanceto approximately2, 000familieswith thefunds allocatedby HUDto the City
of Santa Rosa. Manufacturedhomescan be anaccessibletype of affordablehousing. There are 17 privatelyownedmanufacturedhomeparksin thecity withatotalof 2, 155spaces, mostof which are rented to manufacturedhomeowners. Thereare also two manufacturedhome subdivisions where the manufacturedhomeownersowntheirindividuallots. The majorityof manufactured homeparksin SantaRosa are in SouthernSantaRosaalongRoute101 andin Northwestern and SouthwesternSantaRosa, with an additionalsmallnumber foundin NortheasternSantaRosa along State Route12. Manufacturedhome parksareprimarilyfoundinthe city’ s more diversecensustracts, which in the contextof SantaRosaindicatesareas withlarger proportionsof Hispanic- identifying residents. Regionally, manufacturedhomeparksare in and aroundcities alongthe Route 101 corridor andGravensteinHighways, and ina clusterin the Cityof Sonoma/ElVerano, similarlyin morediverseparts of the county. Manufacturedhomeparkplacementtracks with low- resource TCACdesignationsandare primarilyin communitiesat or belowthe state’ s medianincomelevel.
This patternindicatesrelativelylow accessto resourcesnearthis type of affordablehousing, and/or thatsites used for thishousing typearerestricted bya combinationof landcostsand landuse regulationsto areas of
low-resourceavailability. The impactof wildfireson housing hasbeensignificant; thecity saw a 235-percent increasein the numberof buildablelots between2017and2018, anda 16. 6- percentdrop in single-family homelistings. Existinglow vacancyrates, exacerbatedbythe loss of housingstock due to wildfires, along with highhousingcosts andstagnantwages, hasincreaseddisplacementrisk for SantaRosaresidents, and for the lowest-income residents in particular.14 14 Guhin, David, 2018, "Formationof the RenewalEnterpriseDistrict JointPowersAuthority," City of Santa Rosahttps://renewalenterprisedistrict.org/ wp- content/uploads/2021/05/2018.12. 04- JANUARY2023
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4 Fair Housing
AssessmentEducationalOpportunitiesAccessto proficientschools was a significantcompellingfactor in the development of cities in Californiaduringthe 1960sto 1980sand continues to holdconsiderableinfluence in housingchoice. Santa Rosastudentsattend9 publicschool districts, 1 communitycollege, 2 private colleges, and 27 privateschools. SonomaStateUniversity’s main campusis locatednearby in RohnertPark. Schools aredispersed throughoutthe communityso thatmost studentslivewithin walkingorbikingdistanceof at leastone school. In addition, the SonomaCountyLibrary hasfourbranches in the city. Despitetheir prevalence, school districtsand librariesare suffering from decreasedenrollment, financialhardship, andbudgetcutsduein part to the 2017TubbsFire andthe COVID- 19 pandemic. Extracurricularprograms, non- essentialeducationalservices, and facility maintenanceandimprovementsmay seeinconsistentavailabilityfor anunknownlength of time.
Serviceslike these benefit low-incomehouseholds andthe consequencesof their reductionor suspensionplace furtherburdensprimarilyon already
low- resourcehouseholds. ElementarySchooldistrictsin the Santa Rosaareaprimarilyfeed into the SantaRosa City HighSchoolDistrict, a sub- districtof Santa Rosa City Schools. Publicschooldistrictsin Santa Rosaaresupportedby the SonomaCounty Officeof Education, which provideleadership, support, fiscal oversight, andaccountabilityassistancetothe county’s schooldistricts. Theday- to-day operations of each publicschool districtareoverseenby a districtsuperintendentand anelected boardof education. In the 2017-2018schoolyear (the mostrecentyearforwhich data is available), Sonoma Countyschoolshad a 63- percentcollege-goingrate, with65 percent of those studentsentering communitycollege, 14 percent enteringthe CaliforniaStateUniversitysystem, 7 percentattendingthe UC system, and the remainderenteringprivateCaliforniacollegesand out- of- statecolleges.15 Thisis close to the statewideaveragecollege-goingrateof 64. 4 percent, thoughlower than nearby counties, includingAlameda (71 percent), Contra Costa (70percent), Napa (67 percent), andSan Francisco ( 68 percent).16 Districtsservingstudents in the immediateSantaRosaareaare foundin Table4-2. Due to the COVID-19 pandemic, state law hassuspendedreportingof state andlocalindicatorson the 2020 dashboard. StudentProfile Datais availablefor 2020 and2021, while the most recently availableSubjectPerformancedatais availablefor2019. Due to the impactsof the COVID-19 pandemicon studentsand on datacollection, 2019 datais shown. 17 The Roselandand Bellevueschool districtshave thehighest percentage of socioeconomicallydisadvantagedstudents, high percentagesof Englishlearnersand lowersubjectperformances, andare foundinthe City’ s low- resourceSouthern and 15 Herrington, StevenD., Ph. D, 2021, “EducationFacts for SonomaCountySchools.” Sonoma County Office of Education. https://www.scoe.org/blog_ files/ Ed%20Facts%202020- 21%20draft. pdf 16 DataQuest, 2018, “2017-18 College-Going Ratefor CaliforniaHighSchool Studentsby PostsecondaryInstitution Type.” California
Departmentof Education, https://dq. cde. ca. gov/ dataquest/DQCensus/CGRLevels.aspx?agglevel=State&cds=00& year=2017- 18 17 SonomaCounty Officeof Education, 2022 (accessed), “Sonoma County School Districts.” SonomaCounty
Officeof Education. https://www.scoe. org/ files/
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4 Fair HousingAssessmentSouthwesternareas. BennetValleyand RinconValleydistrictsshow thehighest scores for subjectperformanceand havelow percentages of socioeconomicallydisadvantagedstudents andare foundinthe city’ s relativelyhigher-resourceEastern side. School locationsand performanceindicatea pattern of higher-performingschools in higher- resource, higherhousingcost areas, and lower-performingschools in lower- resourced, lower housingcostareas. Table 4- 2 PERFORMANCELEVELSOF
SCHOOLDISTRICTSSERVINGCITYOF
SANTAROSA STUDENTS
Subject Performance Key Blue Green
Yellow OrangeRed Best Best- Middle Middle
Middle-Low
Lowest District Name Student
Profile Subject
Performance
Enrollment
Socio-
Disadv. (%)
English Learning Foster
Youth English MathBellevue Union 1, 621 85 61. 6 0.
4 YellowOrange
Bennett Valley UnionElem. 99525. 3 13. 3
0 GreenGreen
Mark West UnionElem. 44250. 2 18. 6
0 GreenGreen
Oak Grove Elem./ WillowsideMiddle 77024. 95. 3 0.
1 GreenYellow
Piner- Olivet UnionElem. 27944. 123. 7 1.
8 OrangeYellow
Rincon ValleyUnion Elem. 1, 28322. 8 9. 5 0.
2 GreenGreen Roseland1, 41293. 375. 8 0.
4 YellowYellow
Santa RosaCity Schools14, 61854. 422. 0 0.
6 Orange OrangeWright Elem. 1, 02468. 844. 6 0.
7 Green Green Source: CaliforniaDepartmentof
EducationDashboards, 2019Santa RosaCitySchoolsis the largestschool districtin SonomaCountyand the fifth-largestemployerin the City of SantaRosa. Data on schoolswithinthisdistrictcanbe foundin JANUARY2023
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4 Fair HousingAssessmentTable 4- 3 PERFORMANCELEVELSOF SANTAROSA
SCHOOLDISTRICT SCHOOLS
Subject Performance Key Blue Green
Yellow OrangeRed Best Best- Middle Middle
Middle-Low
Lowest District Name Student
Profile
Subject
Performance
Enrollment
Socio-
Disadv.
English Learning Foster
Youth English
Math Abraham LincolnElementary28983. 468. 5 1.
0 OrangeOrange
Albert F. BiellaElementary33473. 141. 9 1.
8 OrangeOrange Brook HillElementary39688. 666. 4 0.
8 OrangeOrange ElsieAllen High1, 04278. 629. 1 1.
2 OrangeOrange
Helen M. LehmanElementary51281. 859. 8 0.
8 OrangeOrange Herbert SlaterMiddle 76649. 215. 7 0.
5 Orange
Orange Hidden ValleyElementary53629. 916. 0 0.
4 Orange
Orange Hilliard ComstockMiddle 44088. 929. 5 1.
1 Orange
Orange James MonroeElementary40887. 764. 7 0.
0 OrangeOrange Lawrence CookMiddle 45978. 942. 0 0.
4 Orange
Orange Luther BurbankElementary31985. 657. 1 0.
3 OrangeOrange MariaCarrillo High1, 46224. 23. 6 0.
3 Orange OrangeMontgomeryHigh1, 64242. 311. 3 0.
6 Orange OrangePiner High1, 38862. 014. 8 0.
6 Orange
Orange Proctor TerraceElementary41035. 49. 5 0.
0 Orange
Orange Ridgway HighContinuation) 28472. 221. 1 0.
7 OrangeOrange Rincon ValleyMiddle 89920. 93. 9 0.
1 OrangeOrange SantaRosa High11, 96441. 9 7. 2 0.
4 OrangeOrange Santa RosaMiddle 54858. 213. 0 1.
1 OrangeOrange Steele LaneElementary42080. 254. 8 0.
2 Orange Orange Source: CaliforniaDepartmentof
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4 Fair HousingAssessmentSanta RosaCity Schoolsvarywidely in their proportions of socioeconomicallydisadvantagedstudents. Amongelementaryschools, thehighest rate of socioeconomicallydisadvantagedstudents is at JamesMonroeElementarySchool (87. 7 percent), whilethelowestrate is at Hidden ValleyElementarySchool 29. 9 percent). Amongmiddleschools, RinconValleyMiddleSchoolhas thelowestrate (
20. 9 percent) and HilliardComstockMiddleSchoolhas thehighestrate ( 88. 9 percent). The district’ s highschoolstend to havelower but stillsubstantialdisparityin rates of socioeconomicallydisadvantagedstudents; Santa RosaHighSchoolis by far the largestschool, witha rateof 41. 9 percent. Thelowest rate is at MariaCarrilloHigh ( 24.2 percent) onthe city’ s high- resource RinconValley neighborhood, while ElsieAllenHigh, inthe city’ s low- resourceSouthwesternside, hasthehighest (78. 6 percent). Schoollocation, percentage of socioeconomicallydisadvantagedstudents, and educationalattainment outcomesgenerallycorrespondwith the TCAC/HCD opportunitymaps, which use proximityto proficientschoolsas a factor (Figure4- 17). This indicatesa pattern of high- performingschools withlow percentages of socioeconomicallydisadvantagedstudentsandan absence of affordablehousingavailabilityin high- resource areas. Lower-performingschoolstend to have higher rates of socioeconomicallydisadvantagedstudentsand are in moreaffordableneighborhoodsin the city’ s low- resourceareaswestof Route101and southof State Route 12, whereresidentstend to rent at higherratesthan in otherpartsof the city. Higher-performingschoolstendto be in neighborhoodswith moreprohibitivehousingcosts eastof Route101and north of State Route 12, closerto neighborhoodswherethe majorityof housing
is owner-occupied. ELA scores forschool districtsin SonomaCountyin 2019rangedfrom 75. 8 points belowgradestandardsto 58. 9 pointsabove, while mathscoresrangedfrom 98. 4 pointsbelowto
38. 6 points above. In comparison, Santa Rosa Cityschoolsscored, onaverage23. 7 points belowgradestandardsin ELAand 65. 8 pointsbelow in math, indicatingthat ELA scoreswere within onestandarddeviation of thecountywidemean (5. 4 pointsabove) and math scoreswere withintwodeviations of themean26. 6 pointsbelow). In both cases, Santa Rosa schoolsscored belowcounty averagesbutaccountedfor 28.7 percentof thestudent populationin SonomaCounty. As shownin Figure4- 15, at thecountylevel, 39.5 percentof studentsin Santa Rosa CityElementarydistrictand 47.7 percent of studentsin the SantaRosaHighdistrict met or exceededgradestandardsin the 2018-2019 schoolyear. Comparedto studentsthroughoutthe North Bay region, performancescoresare higher in Sonoma Countyas a whole, NapaCounty, and MarinCounty. Math scoresweredistinctlylowerin Santa Rosaschools, withjust 24.0 percentof studentsin Santa Rosa CityElementarydistrictand 31.5 percentof studentsin the Santa RosaHighdistrict met or exceededgradestandards (Figure4- 16). A lower proportionthan all but Lake County. This suggeststhat studentsin SantaRosa face mostlimited access to proficientschools, which hasbeen identifiedinTable4-5 as a fair housing concern with associatedprogramsaiming to improveeducationalopportunities JANUARY2023
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4 Fair HousingAssessmentFigure 4- 15 ENGLISHLANGUAGEARTS OVERALLTEST SCORES Source: CaliforniaDepartmentof Education, Data Quest, 2019; accessedDecember2022Figure 4- 16 MATHEMATICS
OVERALLTEST SCORES Source: CaliforniaDepartmentof Education, Data Quest, 2019; accessedDecember
202241.
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 CountyMendocino County Napa County Solano County Sonoma County
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4 Fair HousingAssessmentGeographically, expectededucationaloutcomestend tobe highestin affluentand low- to medium-density neighborhoodsand communities, and highly urbanizedareas typically havehigher proportionsof disadvantagedstudents and lower performancescores. While there are many jurisdictionswith similarscoresoverall, such as Sonoma, Napa, andRohnertPark, the relativelylow educationaloutcomescoresin the higherincomeareasofSantaRosa is in contrastto otherareas of the regionthat havesimilar demographicandeconomiccharacteristics. This suggeststhat studentsin SantaRosamay have more limitededucationalopportunitiesthan students in similarly situatedneighborhoodsthroughoutthe ABAGregion, particularlythose outside JANUARY2023 2023 –
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4 Fair Housing
AssessmentEmploymentOpportunitiesSantaRosa is a major economicand employmentcenter withinthe region. As describedin the Housing NeedsAssessment, employmenttrendsindicatea need fora varietyof housingtypesto support SantaRosaresidentswhoareemployedin a wide rangeofindustries. There is a particularneedfor lower and moderate-income housingunits affordableto workersin low- and moderate-wagejobs includingretail, agriculture, and other industries. Projectionsindicatethat SantaRosawill add 5, 855 jobsbetween
2020and 2040. The HUD jobs proximityindex quantifiestheaccessibilityof a givenresidential neighborhoodasa functionof its distanceto all joblocationswithina Core-BasedStatisticalArea ( CBSA,) with larger employmentcentersweightedmoreheavily. As seenin Figure4- 18, muchof Central SantaRosa, especiallyalong Route101, scores veryhighly, demonstratingthatresidentsinthe city’ s low- resourceareasalong Route101benefitfrom a closeproximityto jobs. This suggests thatprioritizingdevelopmentof moderate- and lower-incomehousingunits in CentralSantaRosais key. As discussed, CentralSantaRosa (such as the Downtownarea) corresponds withhigher concentrationsof non-traditionalfamilieswith childrenand female-headedhouseholds. Both of these population groups aredisproportionatelyimpactedby economichardship, childrearing, and conflictsin their work–life schedulethat significantlylimit employmentdecisions. Prioritizingmoderate- and lower-incomehousingin Central Santa Rosaspecificallysupportsthese populations. Some sections of EasternSantaRosareceivevery low scores, correspondingwithSantaRosa’ s high- resource areas. EasternSanta Rosa is largelyresidential andissurroundedby a State Park. As medianincome trends higherin EasternSantaRosathanthe rest of thecity, resultingin greater accessto housingchoice, Eastern SantaRosa residentslikely chooseto prioritizeaccessto higherratedschoolsand openspace, overcloseproximityto job centers. Additionally, the costs of car ownership and relatedcommutingexpensesareless prohibitivefor moderate- and higher-incomehouseholds, whomay rely less on publictransportationoptions to
access employmentlocations. Althoughtherearemorejobs in Santa Rosaand greaterJob ProximityIndexscoresthan in otherparts of the county, housingcosts are alsohigherthan in otherparts of the county. Morethan one- third of employedSantaRosa residentswork locally, filling roughly60 percentof jobsin the city. This balancealso contributesto feweraveragedaily VMTby SantaRosaresidents (13. 7) and employees (9. 1), comparedto the county-wideaveragesof 16.5 and 12. 5 VMT, respectively18. Through the 40-percentexpansionof city bike lanes since2010, improvementsto pedestrianfacilities, and othermeasures, the cityhas demonstrateda commitmentto minimizingVMT to alleviate congestionand pollution, particularlynear Route101. Nearly90 percentof employedSantaRosaresidentsdrive towork eitherin Santa Rosaor elsewhere, mosttraveling alone.19 Accordingtothe U. S. Census Bureau’ s LongitudinalEmployer-HouseholdDynamics, WorkplaceArea Characteristics2018, SantaRosahas a jobs-to-householdratioof 1. 13 (higherthan thecountyaverageof 1. 03), indicatingthat there are more jobs thanoccupiedhouseholdsin the city. This suggeststhat improvementsin publictransportationcould also helpreduceVMT for non- residentworkerscommutinginto Santa Rosa from
outsidethe jurisdiction. 18 Sonoma CountyTransportationAuthority, 2020, SonomaCounty TravelBehaviorStudy19 SantaRosa Forward, 2021, “BriefingBookonSanta Rosa’ s JANUARY2023 2023 –
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4 FairHousingAssessmentAt 2. 9 percent, SantaRosa has a similarunemploymentrate asotherjurisdictionsin the North Bay region. Further, SantaRosa’ s jobs-housingratio is relativelybalancedcompared to manyjurisdictionsin the surroundingNorth Bay. For example, in Windsorthe jobs-housingratiois 0. 90, inSonomaCountyit is 0. 80, in CityofNapait is 1. 14, inNapaCountyit is 0. 95, inMarinCountyit is 0. 96, inSanRafaelit is 1. 6, in in nearbyVallejoinSolanoCountyit is 0. 74. However, whileon its face thisdata suggeststhat SantaRosa residentshave relativelygoodaccessto jobsand housing in theircommunity, stakeholdershaveexpressedthattheprice of thehomes do not necessarilycorrespond with the jobs available. However, Santa Rosa’s downtownoffersone of thelargest concentrationsofemploymentopportunitiesin the region, providingeconomicopportunitiesfor thecurrentworkforce.
In order to support furtheredeconomicopportunitiesthroughhousing, the City hasidentifiedProgram H- 3 toprioritize housingin Downtownto createbalancedaccessto housingandjobs for theworkforce. Servicesfor
Personswith DisabilitiesTo meettheneeds of the populationlivingwith disabilitiesin SantaRosa, there are 38 licensedAdultResidentialFacilitiesand 5 licensed ARFPSHNs (AdultResidentialFacilitiesfor Personswith Special
HealthCareNeeds.) Santa Rosa CityBus, SonomaCountyTransit, Golden Gate transit, Greyhound, AmtrakMendocinoTransitand Sonoma-Marin Area Rail Transit (SMART) train all servepeopleliving with a disability. All Santa RosaCityBus vehicleshave wheelchairramps, priority seatingand automated bus- stop announcements, meantservepeopleliving with a disability. Santa Rosa CityBus, SonomaCountyTransitand GoldenGate Transit operateparatransitserviceswithinthree-quartersof a mile of their fixed- routetransitservices. All threeparatransitoperatorsoffer a very similar service, operatingsevendaysa weekto those who areunable ( temporarilyor permanently) to independently use SantaRosaCityBusdue to a disabilityor health-related condition. As required by the AmericanswithDisabilitiesAct, all threeparatransitprovidershave the samehoursanddaysas the fixed- route service. CityBusprovides paratransitservicesthroughoutthe City of Santa Rosa. Sonoma County Transitprovidesintercitytransitservicetravelingnorth to southbetweenCloverdaleand Petalumaand east to westbetweenSonomaand MonteRio. Golden Gate Transitprovidesservicesfrom Santa Rosasouth intoMarin County, San Francisco and Richmond. Additionally, peopleliving witha disability canapply for a RegionalDiscountCardon Clipper andreceivediscountson all publictransittripsin the Bay Area. Uponrequest, the City of Santa Rosa will provideappropriateauxiliaryaidsor services for thoseindividualswho havehearing, sight, or speech impairments, to participatein City programs or activities. Accommodationrequestsandbarrier removal are offered regarding employmentissues, sidewalks, transit access, curb ramps, physicalbarrierswithin City facilities/properties, accommodationsnecessarytoequallyaccess a city program, service, activity, or benefits. Thecity requiresnew developmentsto complywithTitle24 of the 2019California BuildingCodeto ensurethat all new constructionmeets accessibledesign standards, thusensuringthat allnew housingis accessiblefor allresidents
regardlessof disability. As discussedin the HousingNeedsAnalysis, SantaRosaservesas a socialservices resourcehub for SonomaCounty, includingservicesfor personswith disabilities. SantaRosa JANUARY2023
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4 Fair HousingAssessmentbenefitfromcloseaccessto a rangeof services and resources, especiallywhencompared to the rest of SonomaCounty. The North Bay RegionalCenter, whichprovides employmentand housing-placementservicesfor persons with developmentaldisabilitiesamongotherservices, has a field officein SantaRosa thatis responsiblefor all of SonomaCounty. Thefieldofficeis in close proximityto publictransit stops, the Sonoma County Library, ProvidenceMemorial Hospital, and essentialcommercialservices, suchas pharmacies and grocery
stores. EnvironmentalHealthIn February2021, theCalifornia Office for EnvironmentalHealth Hazard Assessment (COEHHA) releasedthefourth versionof CalEnviroScreen, a tool that uses environmental, health, andsocioeconomicindicatorsto map and comparecommunityenvironmentalscores.
A communitywithin the75th percentileor aboveis one withhigher levelsof pollutionand other negativeenvironmentalindicators andis considered
a disadvantagedcommunity. SantaRosa containsonecensustract in the Downtownarea thatis within the 75thpercentile, meetingthecriteria tobe considereda disadvantagedcommunity (Figure4- 19). This censustractcomprisesthe area alongSebastopolRoadfrom whereit meetsthe 122/101 interchangeat OliveStreet, westwarduntil StonyPointRoad. Thisarea is in closeproximityto the highwayandcontainsa mix of commercial, industrial, and residentialuses. Otherareasof the cityalongRoute101 southof State Route12 scoreat the 73rd and74th percentiles, justbarely missingtheCalEnviroScreen criteria for disadvantagedcommunities. These scores indicate adverseenvironmentalconditionsin these areas, whichfeature residentialareasintermixedwithlight industrial and intensivecommercialuses in close proximityto heavilytraffickedRoute101 andState Route12. Residentsof thesecensus tracts ( lower-income householdsand Hispanic-majority populations, as describedin the Income andRace analyses) are themostsusceptibleto the long- termhealthimpacts of poorenvironmentalconditions.
As themosturbanizedcity in the county, SantaRosa containsthe highest-scoringcensus tracts in SonomaCounty, withsome overlapinto Sebastopoland RohnertPark. Othercitiesand areaswithCalEnviroScreenscores over 40 percentincludethe CharlesM SchulzSonoma County Airport, Healdsburg, Cloverdale, and Petaluma. Most areas of Sonoma County enjoyenvironmentalconditionsthat typicallyresult in positiveimpacts on health, includingreducedpollutionand accessto open space and parks. The closestcensus tracts withcomparablescoresare in the Cityof Napa and Vallejo, which, while smaller, similarlyfeatureresidentialareaswith adjacencyto majorhighways. Scoresin the highly urbanizedSanFranciscoandSan PabloBay Areasare substantiallyhigherthan in the North Bay Area, reflectingtheirgreaterdensity andcloserproximityto a highernumber
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4 Fair Housing AssessmentDisproportionateHousing Need
and DisplacementRisk
Overcrowdingand OverpaymentA householdis consideredto be “overpaying” or “ costburdened” when30 percent or more ofhouseholdincomeis spentonhousingcosts (e. g., rent, mortgage payments) Householdsspendingmore than50 percentof their incomeon housing costsareconsideredto be “ severely cost burdened.” Households facingthesecircumstancesare at anelevated risk of displacement. Each year, HUD receivescustomtabulationsof ACSdatafromthe U. S. Census Bureau. Thesedata, knownas the CHAS data ( ComprehensiveHousing AffordabilityStrategy), demonstrate the extent of housingproblemsand housingneeds, particularlyfor low-incomehouseholds.
The latestavailableCHASdata relatedto overpaymentforthe City of SantaRosacoversthe 2014-2018 ACS 5- yearestimateperiod. This CHAStabulationreportsthat 39.5 percentof all Santa Rosa households (both ownersand renters) arecost burdened (> 30 percentoverpayment). The subset of thesehouseholdsthatare severelycost burdened (>50 percentoverpayment) represent17.8 percent oftotal householdsin Santa Rosa. Amongrentersonly, 51.6 percent are costburdened, anda subsetof 25. 1 percentare severelycost burdened. Amongownersonly, 29. 1 percent are costburdened, anda subset of 11.5 percentare
severelycostburdened. Rateof overpaymentfor ownersandrentersoverallinSanta Rosais comparableto the averageratestatewidebut is higher thanthe averagefor SonomaCounty. Individually, rates of renteroverpaymentare higherin SantaRosathan in the countyand state, whileowner overpayment is slightlylower. As shownin Figure 4- 20, overpaymentby rentersand homeownersis distributedunevenlyacrossSantaRosa, where ratesof overpaymentby census tractarefrequentlyat or above 40 percentforrentersand20 percent for homeowners. Moderate ratesof overpaymentbyhomeowners ( 40 to 60 percent) are foundalmostentirelyon thewestsideof the city, inthe city’ s lower resourcedareas. Renterswho overpayforhousingare at anelevated risk of displacement. Overpayment by rentersis found at relativelyhigher rates in Southern, Southwestern, and the Rincon Valley andOakmontneighborhoodsof EasternSanta Rosa, and appears in high-, moderate-, and low-resourceneighborhoods. Theonly areaswith lowerrenteroverpaymentrates are in Northern Santa Rosa, which contains relativelyaffluentneighborhoodswith veryhigh rates of owner-occupancy.
Thetotal number of renter-occupiedunits intheseareasis loweronaveragethan in otherpartsof the city, especiallyfor their size. This indicatesthatthese areasare predominantlylower- density owner-occupiedhousing, and thatrenterswhodo live in theseneighborhoodsgenerallydo not overpay for rent. In Southernand SouthwesternSantaRosa, wheremanyofthe city’s lower to moderateincome55, 000) censustracts arefound, overpaymentby rentersis moreserious (60 to 80percent). Tractsin Rincon Valleyand Oakmontwithhigher ratesof overpayment (60 to 80 percent) mayreflectthe lackof diverseand/ or higher density, moreaffordablehousingtypes in thesepredominantlysingle-
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4 Fair HousingAssessmentOne tract nearDowntownSanta Rosasees unusuallyhigh overpaymentby owners ( greater than60 percent). This residentialareaaroundand east of JuilliardPark includes the Burbank GardensNeighborhoodAssociation. Thisolder neighborhoodof smaller, single-family residencesis walkable, closeto SantaRosaPlaza andother amenitiesin DowntownSanta Rosa, and overpaymentby ownersheremay be bychoice, reflective of newhomeownerswho are stretchingtheirbudgetsto live
in the neighborhood. Regionally, ratesof overpaymentby SonomaCountyhomeownersis slightlylower in the Route101corridorthan in moreruralor semi-ruralareas of the county, where rates are typicallyabove40 percent. Thismayindicatethat thehigher costsof housing in higher-resource areas furtherfromRoute101 may createincreased burden on homeowninghouseholds.
Inversely, overpaymentby rentersis slightlyhigheralongthe Route101 corridor, and highestin Southern SantaRosa, RohnertPark, and in less- populatedruraltracts on thenorthwestside of the county. The county’ s high rentercost burdenin denser, low- resourceurbanareascloseto Route 101likely reflects low incomesof residentsin these areas, while highercostburdenin less denseruralareas to the northwest, while smallerin number, also coincidewith areas below state medianincome, thoughnotaslow as in areascloserto Route 101. This reflectsa patternalso foundin Santa Rosa, withhigher rentercostburdenfound in lower- resource,
lower-incomeneighborhoods. The US CensusBureau considers a householdovercrowdedwhen rateof personsper roomisgreaterthan 1. 0. Overcrowdingratesin SantaRosashow a clearspatialpattern, with higher rates ofovercrowdingappearinginthe city’ s Hispanic-majoritycensustractsandin its low- resourceareasin Southand SouthwesternSantaRosa. No tractsin Eastern SantaRosa, generallythe city’s moderateand high-resource side, are overcrowded. Thearea in and around the Roselandneighborhood, a historicallyHispanicneighborhood, exhibitsthehighest ratesof overcrowdingin the city, followed by the residentialareas aroundNorthwestCommunityPark. Rates of overcrowdedhouseholdselsewherein the city alsogenerallycorrespondwith Hispanic-majority censustracts, indicatingthat there is an inequitableburden. Thispopulationis at anelevated risk of displacementand living withextendedfamilies ormultipleroommatesin units without anadequatenumberof bedroomsmay also bea
cause of overcrowding. Regionally, veryfew tracts in SonomaCounty exceed thestatewideaveragesfor rate of overcrowdedhouseholds, whichis 8. 2 percent. SantaRosa seesthehighestrates in thecounty, followed by a smallnumberoftracts in El Verano/Boyes Hot Springs, Windsor, Healdsburg, and Calistoga. Theseareas only see marginallyhigherrates than the statewideaverage – SantaRosa is a notableoutlier, with ratesof overcrowdingat14percentin a tract in NorthwesternSantaRosaand21 to36 percent in theRoselandarea, by farthe highestin the county. As describedpreviously, Roseland is a primarilyHispanicneighborhoodandlargelyconsists of familyhouseholdsandhas beena gateway
forarrivingimmigrants. To activelyprotect residentsfromdisplacementdue to housingpressures resultingfromoverpaymentand/or overcrowding, the city hasincluded JANUARY2023 2023 –
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4 Fair Housing
AssessmentHousingConditionAlmosta thirdofSanta Rosa’s housingunitsare over50years old; 31 percentof housingunitswerebuiltin 1969or before, withan additional11 percentbuilt prior to 1950. Older units are generallymorefrequently subjectto maintenanceissues than newerhousingstock. Evenunitsthat arenot urgentlyin needof repairmay benefit from energy-efficiencyimprovementsto reduce energyusage and relatedclimateimpacts. The city’ s oldestneighborhoodsincludethe West End, Cherry Street, St. Rose, RailroadSquare, Olive Park, BurbankGardens, and Ridgway. Theseneighborhoodsare in and around the historicdowntownsectionof the city, at the intersectionof Route101 andStateRoute
12. All of theseneighborhoods, withthe exceptionof Ridgway, fall within the Downtown StationArea SpecificPlan, which has a higherrate of renter occupancy (71 percent) as comparedwith the city (46 percent). 20 These neighborhoodsare generallyin low- or moderate- resourcecategoriesandincomesare at or around the statemedian, indicatingthatthere may belimited capacityin householdbudgetsfor needed repairs. Additionally, landlordsand/ or renters may maintain buildingslessthoroughlythan an owner- occupant would, potentiallyacceleratingthe need formaintenance. Overcrowdingis alsoslightlyhigherin several of theseneighborhoodswestof Route101 and southof StateRoute12, which can
acceleratehousing deterioration. As describedin the HousingNeeds Assessment, another measureof substandardhousingconditionsis the presenceof kitchen andplumbingfacilities. The2015– 2019ACSestimatedthat 0 of Santa Rosa’s dwelling units lack completeplumbingfacilitiesand 756 lack complete kitchen facilities. These numbersrepresentapproximately1 percentofSantaRosa’ s totalhousingstock. The City’ s Code Enforcementteamcompletesinspectionson a proactivebasesand asa partofthe City’ s NeighborhoodRevitalizationProgramand the HousingChoiceVoucher ( HCV) Rental AssistanceProgram. Throughthe City’ s NeighborhoodRevitalizationProgram570 units wererehabilitationfrom2015to 2021and throughthe HousingChoiceVoucher (HCV) RentalAssistance Program613 homeswererehabilitationfrom 2018 to 2021. Additionally, asa part of typicalinspections to ensurethat buildingcode standardsfor existingplumbing, electrical, andother aspectsof homesare maintained, 1, 750 homes wererehabilitated. Overall, with assistancefromboth programs and otherrehabilitationeffortsatotalof 2, 933 homes wererehabilitated, representing4.2 percentof thehousing stock (69, 406total units, seeTable3- 11 of the HousingNeedsAssessment). It shouldbe noted that this numberdoes not include individualhomeownerreinvestment, and thereforethe percentage of overallrehabilitationof thehousingstockis most likelyhigher. CHAS data tabulationsdefine “housingproblems” as a cost burdened (> 30 percentoverpayment) householdswith oneor more of the followingproblems: incomplete kitchen facilities, incompleteplumbingfacilities, more thanone personper room. In Santa Rosa, households meeting thisdefinitioncomprise43.7 percentofthe city’ s total households. This figureis higherforrenters (
57.8 percent) 20 Guhin, David, 2018, “Formationof the RenewalEnterpriseDistrict JointPowersAuthority.” City of Santa Rosa. https://renewalenterprisedistrict.org/ wp- content/uploads/2021/05/2018.12. 04- JANUARY2023
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4 Fair HousingAssessmentthanit is forowners (31. 5 percent), indicatinganuneven disparity in housingconditionsbetween
renters and owners. Regionally, rentersfareslightlyworsein SantaRosain terms of substandardhousingconditionsthanis foundbothstatewideand in SonomaCounty. However, fewer homeownersare consideredto havehousingproblemsin SantaRosathan in the countyor state. The 2011 SonomaCountyRegional Analysisof Impedimentsto Fair HousingChoicereportedthat 2,800units in the county were severelysubstandard, indicatingthat units were lackingcomplete plumbingor kitchens. Recentwildfires, loss of housingstock in thesouthernportionof the city in 2017, along with an increasingdemandfor low- costworkerhousing, has likely exacerbatedsubstandardhousingconditionsin
the county.21 Substandardhousingconditionscan have an adverseimpacton healthandare often a driverof displacement. Toprovide supportin instanceswhereresidentsareat risk of displacementdue to safetyconcerns related to substandardhousingconditions, the City willseek fundingto providehousingrehabilitationloans to lower-incomeresidents to reducedisplacementrisk due to housingconditions (ProgramH- 12) andwill continueto implement its reasonableaccommodationordinanceto ensureall residentshaveaccessiblehousingin their current and futurehomesProgramH-22
and H- 38). Homelessness/
At-RiskHousing Asis describedin the HousingNeedsAssessment, the 2020SonomaCountypoint- in- timecount, conductedin February2020, found 2, 745 homelesspersonscountywide, 53 percent of whomwereunsheltered. Morethanhalf ofthe County’ shomelesspopulation (1, 461 shelteredand unshelteredpersons) were in the SantaRosa area, adecreasefrom 1, 661personsand56 percent in 2019. Whilethe point-in- timereportdoesnot report the specific responsesand characteristics of thosehomelessresidentsthatreportedsleepingin Santa Rosa, when comparingthecharacteristics of the countywidehomelesspopulationto thoseofSanta Rosa’s population, it revealsthat residentsthat identifyas Black or AfricanAmerican, AmericanIndian or AlaskaNative, White, andmulti- race or other aredisproportionatelyrepresentedin the countywidehomelesspopulation (Table 4- 4). Similarly, residentswithphysical disabilitiesaredisproportionately impactedbyhomelessness. Table 4- 4 CHARACTERISTICSOF
THE HOMELESSPOPULATIONCharacteristicPercent
of Sonoma
County HomelessPopulationPercentof
Total
Santa Rosa Population
Seniors13% 17% Hispanic or
Latino26% 33% Black or African
American7% 2% 21 Coates, Kathleen, 2021, “Many live in squalidconditionsto work in SonomaCounty,” The PressDemocrat. https://www.pressdemocrat.com/ article/news/many- live- in-squalid-conditions-to- work-
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4 Fair HousingAssessmentCharacteristicPercent
of Sonoma
County HomelessPopulationPercentof
Total
Santa Rosa PopulationAmericanIndian or Alaska
Native15% 1% Asian, Native
Hawaiian, or Pacific
Islander 5% 6%
White65% 55% Multi- Race or
Other 16% 4% Physical
Disability23% 6% Families with
Children9% 62% Source: SonomaCounty2020Point- In- TimeCensusReport, 2019 US Census, American CommunitySurvey, ABAGHousingElement
DataPackage, 2021In addition to thecharacteristicspresentedin Table4- 4, thefollowingpopulations are impactedby homelessnessin SonomaCounty, thoughsimilardataon thetotalpopulation is not available: 16 percent of respondentsidentifiedas lesbian, gay, bisexual, gender non-conforming, transgender,
or queer (LGBTQ+) 17percentreporteda history
of foster care 72 percent
reportedbeing unemployed10 percentreported havinga traumaticbrain injury, 40percent psychiatricor emotionalconditions, 23 percent
chronichealth problems40 percentmetthe level of HUD-disablingconditions that preventmaintaininghousingand/
or a job 59percentreporta history
of domesticviolence 139 homelessindividualswere Veterans, 65 percentof whomwereunshelteredSantaRosa is the largestservice provider forhomelessresourcesin the county, in additionto beingthelargestcity in the county. The concentrationof personsexperiencinghomelessness in SantaRosacomparedto other SonomaCountyjurisdictionsis likelya resultofthe City’s largersizeand itsrole as a regionalserviceproviderleading to personsexperiencinghomelessnessto migrate to Santa Rosa to access those resources. Homelesspersonsmost frequentlycited inabilityto afford rent asan obstacle to securingpermanenthousing (70 percent). Additionalobstaclesincludeda lackof incomeor job (50 percent), no moneyformoving costs (31 percent), and lack of housing
availability (20 percent). Emergencysheltersareallowed witha conditionaluse permitin every Santa Rosa zoningdistrictandare, as of January2020, allowedbyright ( withouta discretionarypermit) in the GeneralCommercialCG) district. Newemergencysheltersare subjectto the samedistrict requirementsas otherdevelopmentprojectsin thesame zone. In January2011, the City’s Zoning Code was amendedto specifythat transitionaland supportivehousingfacilitiesare treatedas residential uses, subjectonly to thesameregulationsas otherresidentialuses of thesametype in thesame district.
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4 Fair HousingAssessmentcontinuingto implement thesezoningregulations, the Citywill continueto providefundingand support to groupsprovidingshelterandservices to the homelessand explore new models for providingtemporaryhousingsolutions, includingnon- congregateshelters (Program H- 24). Further, the Citywill work withserviceprovidersto targetoutreachto thosegroups that aredisproportionatelyimpactedby homelessness, andcommunityorganizationsto identify strategies to prevent homelessnessand eliminate
the disproportionateimpact. Severalemergencyshelters, day services, and other programsprovideservicesto Santa Rosa residentsexperiencinghomelessness
and housing
instability. EmergencySheltersThe FamilySupportCenteris a 138- bed emergencyshelter operatedby CatholicCharities for familiesexperiencinghomelessness. The center providesfood, clothing, children’s activities, medicaland dentalcare, and client-focusedfamilyaction plansand services
to overcomehomelessness. SamuelL. Jones HallHomelessShelteris a city-ownedfacilitythat has been operatedby CatholicCharitiessinceit openedin 2005. This housing-focused emergencyshelterprovidesup to 213 year-roundbeds and wrap-aroundservicesfor single adultsexperiencinghomelessness. The total213- bedsareprioritizedby the Homeless OutreachServicesTeamHOST) withbeds designedfor medicalrespite, publicsafety, and the HomelessEncampmentAssistanceProgram (HEAP) or
during emergentsituations. SamuelL. JonesHallShelterAnnex is a prefabricatedstructurethat provides60 emergencyshelter bedsin conjunctionwith the existingfacility. The shelterannex opened in January2021and restoresthe shelterbedcapacitythatwaslost due to social- distancingrestrictionsduringthe COVID-19pandemic. These60 bedsarepart of the total 213 year- roundbeds
providedon-
site. Day ServicesHomelessServicesCenter: OperatedbyCatholicCharities, is a multi- service day centerin downtownSanta Rosa for personsexperiencinghomelessnessin Sonoma County. The center provides showers, laundry, telephone, mailservice, referrals, andshelterintake, all withthe goal of exitingparticipants out of homelessnessand into housing. HomelessOutreachServicesTeam (HOST) arebasedat this facilityas well. TheLiving Room: For womenand their childrenexperiencinghomelessness, the City of Santa Rosaprovidesfundingto TheLiving Roomfor comprehensivecase managementand access to servicesthroughtheirdaytime
drop-in
center. SafeParkingA Safe ParkingPilotProgramopenedin March 2022. The program will providecommunitymembers who areexperiencinghomelessnessa placeto safely parktheirvehicle
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4 Fair HousingAssessmentaccess to basicservices, as well as wrap-around servicesin alignmentwiththe City’s Housing Firststrategy. Additionally, the programis meantto lessenthe impacts of homelessnesson
the broader
community. Street OutreachThe HomelessOutreachServicesTeam (HOST), operatedby CatholicCharities andfundedbytheCity, is a street outreachteam workingto engage persons experiencinghomelessnessinto servicesand housingin collaborationwith thePolice Department’ s DowntownEnforcementTeam (DET) and otherservice providers and community
partners. RentalAssistanceHCAFamilyFund is a program operatedby CommunityActionPartnership to assistindividualswhoarehomelessor at risk of becominghomelesswith rental assistancecombinedwithfinancial coaching, to empowerthe participantsfor futurehousingstability. The HousingFirst FundwasauthorizedbyCity Councilin 2018 tofurtherHOST' s efforts to assist personsexperiencinghomelessnessto obtain housing. The fundinggoes towardslandlord incentives, risk mitigation, tenant assistance, and housingassistance, such as securitydeposits
and rental
payments. OtherProgramsSanta Rosa CityCouncil approvedthe CommunityHomelessAssistance Program (CHAP) in 2016 to fostercommunitysolutionswiththe goalof reducingthe impacts of homelessnesson thecommunityand to better serve personsexperiencinghomelessness.
This programallowspropertyowners to usecommercialpropertiesor properties/facilitiesthat meet the ZoningCode definitionfor “ MeetingFacility, Publicor Private,” for safe parking, safe camping, the placementand maintenanceof portabletoiletsand access to existing bathroomfacilities, provisionof temporaryovernightshelterand storage for personalbelongings. Santa Rosa’ s HomelessEncampmentAssistanceProgram (HEAP) program involves a multi- disciplinaryteamfocused on a compassionateapproachto addressthe health, safety, andshelter needsof persons livingin encampmentsandto easethe impacts
to surrounding
communities. DisplacementRisk AccordingtoZumper.com’ s RentResearchtool, theaveragerentfor a one- bedroomapartmentin Santa Rosain December2021was $1, 870. Thisrepresentsa year- over-yearincrease of 17 percent. The oldestrent pricedataavailable is for November2014, whenmedianrentfor a 1- bedroomunit was $1, 310, a 43- percentincreaseovera 7-year period. In comparison, the ACS estimatesthat themedianrent in Santa Rosa hasincreasedfrom $1, 046in2010to $1, 466in2019 ( 4. 5 percent averageannual increase), inSonomaCounty it hasincreasedfrom $1,107 to $1,478 ( 3. 7 percent averageannualincrease), andin theBayArea it hasincreasedfrom $1,234 to $1,849 ( 5. 5 JANUARY2023
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4 Fair HousingAssessmentincrease). Whilethis data is slightlyolder thanthe currentdata providedby Zumper. com, and privatelycollecteddata is not availablefor currentmedianrents, it is assumedthat rents have continuedto increaseat similarrates. As such, rent increasesin SantaRosa are likely outpacingother communitiesin SonomaCounty, butareincreasingat a slightlyslowerratethantheBayArea as a whole. Zillow.com maintainsa homevalue index that reportsmonthlychangein typicalhome valuesfor a givenarea. As of November2021, the ZillowHomeValueIndexfor SantaRosawas $ 691,334. Valuesin 2013wereapproximately $413,000, representinganincreaseof 67. 4 percentovera 6- yearperiod, or an averageannualincreaseof 11. 2 percent. TheACS2019 5- year estimate (the most recent data available) reportsmedianhouseholdincomein SantaRosato be $ 75,630, whilethe 5-yearestimatein 2013was $60, 354. This representsanincreaseof 25. 3 percentovera 6- yearperiod.
Risesin rentalpricesand home values haverapidlyoutpacedrisesin incomein SantaRosa, indicating a serious risk of displacement. Thisrisk willbe higherin areaswhere rentersand ownersare more heavilycost burdenedand wherehousingunits are moreovercrowded, generallyon thewesternside of thecity. Regionally, the medianhome value in SonomaCountyreflectsthat of SantaRosa, while the medianhomevaluein theBayArea as awhole exceeds $1 million. On average, the median home valuehasincreasedby 14. 1 percentannuallyin SonomaCountyand 15. 2 percentannuallyin the BayArea, both of whichexceedthe rate
in SantaRosa. The UrbanDisplacementProject, a joint researchandactioninitiativeof the UC Berkeley andthe Universityof Toronto, analyzesincome patterns andhousing availability to determine the gentrificationdisplacementrisk at the censustract level. Six displacementtypologies exist
in Santa Rosa: Low-Income/ Susceptibleto Displacement: These tractsarepredominantly low- or mixed-income, susceptibleto changesif
housingprices increase. Stable Moderate/MixedIncome: These tracts arepredominantly occupiedby moderate-, mixed-moderate, mixed-high, or
high-incomehouseholds. At Risk of BecomingExclusive: Thesetracts are alsopredominantly occupiedby moderate, mixed, or high-income households, withhousingaffordableto middle- to high-income householdsbutongoing
increasesin prices. BecomingExclusive: These tractsarecharacterizedby a total loss of lower- incomehouseholdsbetween2000and 2018andhousing that is affordableonlyto middle- to high-income householdsbutongoing
increasesin price. Early/ OngoingGentrification: Thesetractsare low- or mixedlow- income withhousing affordableto moderateor mixed moderate-incomehouseholds, thoughthere has been a rapid increasein housingcosts exceeding
regional median changes. AdvancedGentrification: Thesetractsmoderate- to high- income with housingaffordableonly to middle, high, and mixed-moderateand -
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4 Fair HousingAssessmentAccordingto the UrbanDisplacementProject, most of westernSantaRosa, north of FranklinAvenueand west of Brush Creekare consideredAt Risk of BecomingExclusive or BecomingExclusive. DowntownSantaRosaandthearea to the north, as well as theneighborhoodswest of Highway101andnorth of W. College Avenueare consideredLowIncome/ Susceptible to Displacement. Gentrificationis furthestalong in the Corby Olive, RoselandNorth, and RedwoodHighwayneighborhoods, whichare designatedas experiencingEarly/OngoingGentrification and in the PetersonLaneneighborhood, whichis designated as AdvancedGentrification.
Displacementriskis estimatedto beextremelyhigh in the RoselandNorthand Corby Olive neighborhoods, andparticularlyelevatedfor verylow- and low-incomehouseholds. In light of theseconditions, Santa Rosahas identifiedand implementeda varietyof policies to combat displacementand gentrification. The UrbanDisplacementProjectrates SantaRosahighly on its anti- displacementpolicymap, suggestingthat the city hasemployedpolicies to helpmitigatedisplacement. The City implementseight policymeasuresintendedto counter forces of displacement, includingmobile homerent control, single-room occupancy ( SRO) preservation, condominiumconversionregulations, foreclosureassistance, jobs-housing linkagefees, Housing Trust Fund, inclusionaryzoning, and CommunityLand Trusts. AlthoughSanta Rosa has relatively strong anti-displacementpolicies, the severityof California’s housingcrisismeans thattheresidentsin the city’ s vulnerableareasarestillat
risk of displacement. Regionally, countiesnorthof the San FranciscoBay Areahave seenrents increasein recent years as housingmarketpressuresdrive even higher- income rentersnorthward.
Patterns of renter overpayment, an indicatorof displacementrisk, in SonomaCounty have stayedconsistentbetween2019and2014ACS 5- year estimates, with higherratescloser to theurbanized Route101corridornorthand southof SantaRosa, andlowerrates in moreremoteparts of the county.
Certaintracts in the countythathave veryfew renters arealso consideredto havehigherrates of cost burden, reflectinghigherrental pricesin predominantlyowner-occupiedneighborhoods.
Low-resourceareasin urbanparts of thecountytended to stayrelativelymore cost burdenedbetween 2014 and 2019. Enforcement
andOutreachCapacityTheCity enforcesfair housingandcomplieswithfair housing laws andregulations througha twofoldprocess: review of City policiesand codefor compliancewithstate lawand referring fairhousing complaintsto appropriateagencies. Any updatesor revisionsto the CityZoning Ordinancethatare neededto complywithfair housinglaws havebeenidentifiedin the Housing Elementprograms. The Citywill continueto regularlyreview land use policies, permittingpractices, and building codesfor compliancewith stateand federal
fair-housinglaws. In additionto assessingfair housingissues related to developmentstandards, fair housingissues can includedisproportionateloan rates by race, housingdesignthat is a barrierto individualswith a disability, discriminationagainstrace, nationalorigin, familial status, disability, religion, or sexwhen rentingor sellinga housingunit, andmore. The cityensuresdisseminationof fair housinginformationand availableservicesthroughthe City’ s Housingwebsite. The citywill continueto make fair housing informationavailable, updatingannuallyor as needed, onthe City’s website JANUARY2023
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4 Fair HousingAssessmentdistributionof printedmaterialsat City buildings, and makingmaterials available
at communitymeetings. The Citywill continueto regularlyexaminezoningand land use policies, permittingpractices, andbuildingcodesto comply with fair- housinglaws. Periodicreviewsof the zoningregulationsand policiesconfirmthat, as the city growsand changes, it continuesto ensureandenforce that all personshave accessto sound and affordablehousing. Regularreviewsof policiesand practicesensure that all personshave accessto sound andaffordablehousingto the extent thatsuch housingis available. TheHousingElement will ensurecompliancewithfair housinglaw throughthe following: Density BonusLaw ( GovernmentCodeSection65915et. seq.). Thecity has a densitybonus ordinancemostrecentlyupdatedin 2021, aswell as a SupplementalDensity and FAR BonusProgram, whichis coordinatedwithtwo SpecificPlanAreas. The Cityhas amendedits densitybonus programin accordancewith ABs 2753, 2372, 1763, 1227, and 2345 that werepassedbetween
2019and2022. No- Net- Loss ( GovernmentCodeSection65863). TheCity, throughits GeneralPlan Update, will designatesufficientland to maintainadequatesites at all times during the planningperiodcommensuratewith its assignedRegional HousingNeeds Assessment ( RHNA) allocation and willperiodicallyreview itsland inventoryto ensure site availability. Housing AccountabilityAct ( GovernmentCode, Section65589.5). TheCity willnot disapprove, orconditionapprovalin a manner thanrendersinfeasible, a housing developmentprojectfor verylow-, low-, or moderate-incomehouseholdsor an emergency shelterunless specifiedwritten
findings are made. ObjectiveDevelopmentand DesignStandards (GovernmentCodeSection 65913. 4). On November19, 2019, theCity passed an ordinanceestablishingObjective Design Standardsfor streamlinedand ministerialreview, which help to improve certaintyfor developer and thecommunityregardingthe designof residentialand mixed-use projects ( ORD- 2019- 018). HomelessAccommodations. The City’s zoningcode allows for emergencyshelters, transitionalhousing, andsupportivehousing, in all residentialzones andwill amendits codes to allow for low- barriernavigationcentersas a by- rightland use in accordance with GovernmentCode Sections65582, 65583, and
65660 et. seq. Farmworkerand EmployeeHousing. The Citywill reviseits zoningcodes to allow for farmworkerhousing, agriculturalhousing, andemployeehousingas a by- rightresidentialuse in accordancewithSections17021.5 and17021.6 of the Health and Safety Code. ApplicationProcessing (GovernmentCodeSection65589.5). TheCitywill relyon regulationsset forthin state law for processingpreliminaryapplication for housing developmentprojects, conductingno more thanfive hearingsfor housingprojectsthat complywithobjectiveGeneral Plan anddevelopmentstandards, and makinga decisionon a project within90 daysaftercertification of an environmentalimpactreport (EIR) or 60 daysafter adoptionof a mitigatednegativedeclaration (MND) or an EIR for
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4 FairHousingAssessmentFairHousing Advocatesof NorthernCalifornia (FHANC) is the local fair housingagencyservingSonomaCounty ( withtheexceptionof the City of Petaluma.) FHANCoffers fair housing counseling services, complaintinvestigation, and assistancein filing housing discriminationcomplaintsto homeownersand renters, withresourcesavailableatno charge in English, Spanish, andVietnamese. BetweenJuly1, 2020, and June 30, 2021, FHANCprovided counselingoreducationto 2, 930 tenants, homeowners, homebuyers, housingproviders, children, socialservice providers, and advocatesacrossMarin, Sonoma, andSolanoCounties. Of the fair housingclients assistedby FHANC last year, 94 percentof clientswereextremelylow, verylow, orlow income. In addition, 27 percent were Latinx, 13 percentof whom spokenoEnglish, and 20 percentwere Black/ African American. 22 Between2013and2021, 52 Fair Housingcaseswere filed in SantaRosa. Of these52 cases, 27 cases of allegeddiscriminationresultedin a no-causedetermination, 13 cases of allegeddiscriminationwere closedthrough conciliationor settlement, 32 casesallegeddiscrimination basedon disability, 9 casesallegeddiscrimination
dueto retaliation, 5 casesallegeddiscrimination
basedon race, 0 casesallegeddiscrimination
basedon religion, 6 casesallegeddiscriminationbased
onsex, and 5 casesallegeddiscriminationbased
onfamilialstatus. Of the52 cases, 11 cases of allegeddiscriminationwerebasedon more than one protectedclass. As a result, thesum of thefiguresabove is slightlygreaterthan thetotal number of individualcases. In additionto thesecases, thereis currently, as of December2022, an openlawsuit againsttheCityCoserv. City of Santa Rosa) alleging discriminationagainsthomelessindividualsand violationsof theircivilrights. The City hasincludedProgramH- 30 to workwith interestedand impactedpersonsand agenciesin Santa Rosa to addressconcernsassociatedwith thiscaseonceit has been settled. Regionally, SantaRosa isthe county’s largestcity andhas seen thelargestnumber of Fair Housingcasesfiledbetween2013 and 2021. Other cities in Sonoma County withsignificant numbersof FairHousingcases filed includenearby Sebastopol (2), RohnertPark (14), andCotati (3), as well asthe Cityof Sonoma (8). Theseurbanareas of the countyarealsohome to low- resource censustractsandhigher ratesof residentsin protectedclasses, indicatinga pattern of fair housing casefilings occurringwithgreaterfrequencyin citieswithhigher rates of protectedclasses. 22 FairHousingAdvocatesof Northern California, 2022 (accessed), "Whowe serve," Fair HousingAdvocates
of NorthernCalifornia https://www.fairhousingnorcal.org/ who_ JANUARY2023
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4Fair Housing Assessment
SitesInventoryAnalysisThe locationof housingin relationto resourcesand opportunitiesis integral to addressingdisparitiesin housing needsandopportunityand to fosteringinclusivecommunitieswhere all residentshave accesstoopportunity. This is particularlyimportantfor lower-incomehouseholds. AB 686 added a new requirementforhousingelementsto analyzethe locationof lower-incomesites in relationto areas of highopportunity. Figures4-21 through4- 30 showthe distributionof projectedunits byincomecategoryof the followingindicatorscomparedto citywidepatterns. This is to understandhow theprojectedlocationsof units willaffirmativelyfurtherfair housing: TCAC opportunityareas, medianincome, familialstatus, disabilityrates, educationalscore, environmental health, overcrowding, and overpayment. The following sites inventorydiscussionincludesan analysisof the numberof projectedunits byincomecategoryto further assessthepotentialimpactsof thesites inventoryto affirmatively
further fair housing. PotentialEffectson Patternsof
IntegrationandSegregationFigure 4- 21 presentsthe breakdownofunit capacityin Santa Rosaby resource area designationand incomecategory. Approximately53.1 percentof the total unitcapacityidentifiedto meettheRHNAis in low- resourceareas, whichaccountsfor 51.5 percent of abovemoderate-income units, 45.2 percentof moderate-incomeunits, and 60.4 percentof lower- incomeunits, indicatinga relatively even distribution, particularlybetweenlower- and above moderate-incomehouseholds.
As seeninFigure4- 3, the only highresourceareasin SantaRosaare in the easternarea, andthey accountfor a verysmallportionofthe city’ s landarea. Opportunitysitesfor lower- and moderate-incomeunits have been identifiedprimarilywithinthe DSASParea, withclose proximityto existingand proposedservices, transit, andother opportunitiesto revitalizevacantareas without risking displacementof existingresidents. Further, manysites identifiedto meetthe City’s RHNA have the capacityto accommodateunits at all three income levels—lower, moderate, and abovemoderate—ensuringthat, regardlessof wherea siteis locatedin the city, it will help to facilitate mixed-income neighborhoodsand encouragefutureintegrationin areas that are currently designatedlow
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4 Fair HousingAssessmentFigure 4- 21 PERCENTUNIT CAPACITYBY TCAC RESOURCEAREASSource: TCAC/HCD, 2021; City of
Santa
Rosa, 2022. IncomeFigure 4- 9 identifiesthat themedianincomein mostof the City of SantaRosa, with the exception of thenortheasternarea, is relativelylow comparedto the largerregion. Most of Santa Rosa is prohibitivelyexpensivefor lower-incomehouseholds, and there is limited housing stockaffordableto low-income households, asdiscussedpreviously in this assessment. Also, approximately73 percentof lower- incomehouseholdsoverpaidfor housing in 2019. However, the distributionof sitesinFigure 4- 9 promotes mixed-income development in targeted neighborhoodsthrough constructionof a rangeof housingtypes. While thenortheasternportionofthe city is most suitable for lower-density single-family development, whichresults in a potentialconcentrationof above moderate-incomehouseholds, the city hasidentifiedProgramH- 5 to encouragethe constructionof ADUs in thisarea as an affordablehousingtype to
facilitatemobilityopportunities. Due to the topographyof SantaRosa, constructionof higherdensityhousingis best suited for thecentralareasof the city near resourcesand services. Whilethese areasare consideredlow and moderateresourceaccordingto TCACand HCD, thesedesignationsarelikely based onthe comparisonof medianincometo otherareas of the county, ratherthan availability of services. Constructionof lower-incomeunits in theseareaswill help to alleviate existing patternsof overpaymentand overcrowdingby increasingthe supply of affordablehousing and encourage place- based revitalizationthrough redevelopmentof underutilizedparcels in the downtownareaand provisionof new, safe housing. By increasingthe affordablesupply, these unitsalso ensure that lower-incomehouseholdsare not displacedwhen moderate- and abovemoderate- income unitsareconstructedin the samearea. Further, the City willencourageincorporationof lower- incomeunitsin areas with highermedian incomes, withapproximately9. 8 percentsitedin areas withincomes
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 ResourceModerate
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4 FairHousingAssessment $123, 050 orhigher (Figure4- 22). The City has alsoincludedProgramH- 5 to activelypromote constructionofaffordableADUs in high-resourceareas andmonitoraffordability of new ADUs. As shownin Figure 4- 22, approximately72.2 percentofthe City’ s RHNA capacityis locatedin lower-incomeareas, in thecentralportionof the city as describedabove. This includes a similarproportionof all income categories. The combinationof these programsand facilitatingthe developmentof a rangeof housingtypes will helpameliorate patternsof segregationby income both locally and regionallythroughfacilitationof mixed-incomeneighborhoodsin thecentralportionof the city, and integrationof lower- incomeopportunitiesthroughADUsin areasof affluence.
Thedevelopmentof the sites for lower-incomehousingunits will makeSanta Rosamore accessibleto householdswith a wider range of incomes, makingthe city itself less exclusivewhile simultaneouslyincreasingmobilityopportunitiesin the SonomaCountyregion, where lower-income households have typicallybeen concentratedin
historicallyredlinedareas. Figure 4- 22 PERCENTUNIT CAPACITY BY MEDIANINCOMESource: 2015-2019ACS; City of
SantaRosa, 2022 Racial
andEthnic CharacteristicsAsdiscussedpreviously in this assessment, Santa Rosa is predominantlyWhite, whichaccountsfor 54.6 percentofthe city’ s population, thoughsome areas are predominantly Hispanic, with Hispanicand Latinxresidentsrepresenting32.8 percentofthe city’s population. Thecity is also home to smallerpopulationsofAsian ( 5. 4 percent), Black andAfricanAmerican (2. 4 percent), multiracialnon-Hispanic3. 3 percent), NativeAmerican (0. 7 percent), and Native Hawaiian/PacificIslander (
0. 6 percent) residents. Route101serves as a physicalbarrierseparatingthe city into distincteast andwestsides. Theeastside is less diverseandhometothe city’ s mostaffluenthouseholds, andthe west side reflectsmorediversitybothin terms of race, ethnicity, and householdincomes.
Thereare
greater77.
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-IncomeCapacity
TotalRHNA Capacity 93, 050 (Lower- Income)$93, 051 - $ 123, 050 ( Moderate-Income) 123, 050 (
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4 Fair HousingAssessmentconcentrationsof non- Whitepopulationsgenerallyin lower-resourceurban areas, a pattern alsoexhibitedthroughoutthe greaterABAGregion. Thecity’ s non-White communities are clusteredin southernand southwesternSantaRosa, primarilyin mixed-useareassouthof StateRoute 12 and east of StonyPoint Road. The majorityof Santa Rosa’s neighborhoodswith higher non-White representationare categorizedas low resource, but severalethnicallyrepresentative tracts also seehouseholdincomesat or abovethe median. Santa Rosa’ s lowest-incomeblockgroupis alsoone of its mostdiverse, with a medianhouseholdincomeof $21, 726 and non- White personscomprising84percent of itspopulation. Figure 4- 23 demonstratesthat thereare diverseareaswithin the city—morethanhalf ( 53.1 percent) of the totalRHNA capacityis allocatedto areas with higherdiversitylevels. Thisincludes57.4 percentof lower-incomeunits, 47.7 percentof moderate-incomeunits, and 52.5 percent of abovemoderate-incomeunits. The rangeof affordabilitywill further supportincreaseddiversityby providinghousingoptionsfora variety of households, withoutbarriers basedon incomelevel, householdsize, race, or ethnicity. In contrast, a greatershare of above moderate-incomeunits 20. 3 percent) havebeen identifiedin areas with the lowest diversityscores, comparedto lower-incomeunits ( 9. 0 percent) and moderate-incomeunits ( 14.7 percent). In order to promotemobilityand reducepossibleexclusionin areas of lowerdiversity, the city hasincludedProgram H- 31 to addresssignificantdisparitiesin housingneedsandin accessto opportunityfor allpersonsregardlessof race, color, religion, sex, gender, sexualorientation, maritalstatus, national origin, ancestry, familialstatus, sourceof income, or disability, and othercharacteristicsprotectedby the CaliforniaFair EmploymentandHousingAct. This program includesexploringopportunities to establishcommunityspaces, events, and resourcesto fostera senseof belongingin SantaRosa, particularlyfor populationsthatwere impacted by historicalexclusionarypractices, includingBlack, Indigenous, Tribes and TribalCitizens, People of Color populationsand Lesbian, Gay, Bisexual, Queer/ Questioning, Intersex, Asexual,
and Agender (LGBTQIA+). Figure 4- 23 PERCENTOFUNIT CAPACITYBY DIVERSITYINDEXSCORESource: HUD, 2018; City of
SantaRosa,
20229.
0% 14.
7% 20.
3% 15.
3% 11.
3%17.
0% 7.
4% 10.
8% 22.
3% 20.
7% 19.
9% 20.
9% 32.
7% 32.
7% 28.
8% 31.
0% 24.
7% 15.
0% 23.
7% 22. 1% 0% 10% 20% 30% 40% 50% 60% 70%
80% 90% 100%
Lower- Income Capacity
Moderate-Income Capacity Above
Moderate-Income Capacity
Total RHNA Capacity40th percentile (LeastDiverse)40th to 54thpercentile55th to 69thpercentile70th to 84th percentile 85th
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4 Fair Housing
AssessmentDisabilityRateAs of 2019, approximately22.6 percentofSanta Rosa’s populationliveswithat least onedisability, a rate that is averagecomparedto the region. As shownin Figure 4- 24, approximately85. 1 percentof the total RHNAcapacityidentifiedin thesitesinventoryis in areasin which10 to19 percentofresidentshave a disability, closely reflectingthe distributionof land in Santa Rosaby disability rate. As stakeholdersidentified, affordablehousingis a dire need andcould providean importantsource of housingstability, particularlyfor seniorsand personswithdisabilities, giventhe lack of permanentsupportivehousingand high housingcosts. Locatingunits affordableto lower- and moderate-incomeresidentsin and aroundthecommercialcenterswill help to improveaccess for and accommodatethe needsof persons livingwith disabilities, who benefitfromclose accessto servicesandamenitiesas wellas proximity to transit. Additionally, mixedhousingtypesviablein the high- densityand mixed-use zones canhelp accommodatethe needsof residentslivingwith disabilities byintegratingservicesor
amenitieson-site. Figure 4- 24 PERCENTUNIT CAPACITYBYPOPULATION WITH A DISABILITYSource: 2015-2019ACS; City of
Santa Rosa, 2022PotentialEffectson
Access to
OpportunitiesEnvironmentalHealthSantaRosa hastractswithinits city limits scoresthat, accordingto CalEnviroScreencriteria, indicate adverseenvironmentalconcerns. Theseareprimarily in thesoutheasternportionof thecity. However, the onlyarea that is considered “disadvantaged” accordingto CalEnviroScreen, is the area south of HearnAvenue. As shownin Figure4- 17, thereare sites for abovemoderate- incomeunits, moderate-incomeunits, and mixed-incomesiteslocatedin thisarea, accountingforapproximately
4. 8
percent11.
0% 16.
5% 12.
7% 13.
0% 88.
7% 83.
0% 83.
4%85.
1% 0.
3%0.
5% 3.
9% 2. 0% 0% 10% 20% 30% 40% 50% 60% 70%
80% 90% 100%
Lower- Income Capacity
Moderate-Income Capacity Above
Moderate-Income Capacity
Total RHNACapacity10% of the population10% to 19% of the population20% to 29%
CITYOFSANTAROSA
Page4-68 2023 – 2031HousingElement
4 FairHousingAssessmentof the totalRHNAcapacityas shownin Figure4- 25. Theseare residentialareas intermixedwithlight industrial and intensivecommercialuses in close proximityto heavilytraffickedRoute 101 andState Route12. Residentsof these census tracts (currentlypredominantlylower- incomehouseholdsand Latinx-majority populations, as describedin the Income andRaceanalyses) are mostsusceptibleto the long- termhealthimpacts of poor environmentalconditions. However, the integrationif units at a varietyof affordabilitylevelsensurethat future lower-incomeresidents are not disproportionatelyconcentratedhere. Additionally, in order to mitigateexistingconditions and facilitaterevitalizationfor current andfutureresidents, the City hasidentifiedProgramH- 31 to identifybest practicesto addressnegativehealth risk and impactsassociatedwithState Route12, Route 101, andindustrial uses
in thisarea. Figure 4- 25 PERCENTOFUNIT
CAPACITYBY CALENVIROSCREENSource: CalEnviroScreen4. 0, 2021; City of Santa Rosa,
2022 EducationalOpportunitiesApproximately47.5 percentofthe City’ s total capacityto meettheRHNAis on sitesin areas thatscoreabove the25th percentile in expectededucationaloutcome (Figure4- 26).
TCAC/ HCD expectededucationaloutcomesarescoredona basisof 0 to 100, with100 being the best possibleeducational outcome. This determinationis basedon proximityto schoolsand performancescores. The distributionof opportunitysites will provide equalhousingopportunities for new households, including lower-incomehouseholds, near highperformingschools, and providemobilityopportunitiesfor existingresidents—who may currentlyhavelimited accessto schools—to move closer to good schools. However, though 35.7 percentof lower-incomeunitsare also in areasfallingin the 25th to 50th percentilesfor expectededucationaloutcome, this is a smallershareof theseunits
than26.
3% 41.
1% 39.
1% 35.
2% 45.
1% 31.
0% 30.
6% 35.
5% 22.
2% 21.
0% 27.
9%24.
5%6.
4%7.
0%2.
5% 4. 8% 0% 10% 20% 30% 40% 50% 60% 70%
80% 90% 100%
Lower- Income Capacity
Moderate-Income Capacity Above
Moderate-Income Capacity
Total RHNA Capacity25thpercentile25th
to 49thpercentile50th to 74th percentile 75th
JANUARY2023
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4 Fair HousingAssessmentmoderate- and a similarshare as above moderate-incomehouseholds. In order to promotemobility opportunitiesin neighborhoodswith the highestperformingschools, the city hasidentifiedProgramH- 5 to encourage
constructionofADUs. Figure 4- 26 PERCENTUNIT CAPACITYBY TCAC EDUCATIONDOMAINSCORESource: TCAC/HCD; City of
Santa Rosa, 2022 Further, to ensurethat developmentof theseunits does not concentratelower- incomehouseholdsin an area of limitededucationalopportunity, the cityhas includedthefollowingProgramH- 31 to work with the Santa Rosa UnifiedSchoolDistrict (SRUSD) to improve accessto proficient schools
for allstudents: Facilitatea meeting or other coordinationbetweenSRUSD, SantaRosa Transitand CityBus, and SonomaCountyTransitto assessthe need for improvedtransitroutes or
accessfor students. Meet with the SonomaCountySocialServicesAgencybyJune 2024to develop a programto assist SRUSD in training classroomaidesthroughprogramssuchas CalWorksandplacingthem in lowerperformingschools, suchas thosein westSanta Rosa, to improveeducationalopportunities
for local students. Supportapplicationsby SRUSDor individualschoolsto securegrant funding for teacher recruitmentand retentionbonuses, classroommaterials, andother incentivesfor
teachers. 59.
8% 44.
4% 51.
1% 52.
6% 35.
7% 48.
7% 43.
1%41.
9% 4.
5%6.
8% 5.
8% 5. 6% 0% 10% 20% 30% 40% 50% 60% 70%
80% 90% 100%
Lower- Income Capacity
Moderate-Income Capacity Above
Moderate-Income Capacity
Total RHNA Capacity25th percentile ( Least PostiveOutcome)25th to 49thpercentile50th
CITYOFSANTAROSA
Page4-70 2023 – 2031HousingElement
4 Fair HousingAssessmentJobs
and Transit ProximityJobs ProximityIndexscoresin the cityrangefromthe 9th to 95thpercentile.
Approximately81.2 percentof lower-income unitsare anticipatedin areaswithscoresat or above the 60thpercentileFigure 4- 27), suggestingstrongaccessto jobsfor occupantsof future affordablehousing, thusimproving accessto opportunity. A similar shareof moderate- and above moderate-income householdsare projectedin areasscoringabove the60thpercentile aswell. Incorporation of units at verylow-, low-, and moderate-incomelevelsin future mixed- useprojects, specificallyin the DowntownStationAreaSpecificPlanarea will helpfacilitateaccessto jobs. The city also intendsto facilitate higher- density, affordablehousing, andADUdevelopmentsin the identifiedOpportunityAreas within the DowntownStationAreaSpecificPlan and other Priority DevelopmentAreas ( PDAs). Whenconsideringwhereto locatefuturehousingfor all income levels, and particularlylower-incomeunits, centralSantaRosaoffers the mostconvenientaccessto jobsin the cityand transit to otherpartsof the Bay Area. Further, constructionof thesesiteswill helpto improvethe jobs- housing ratio withresidentialdevelopmentin and near commercialandtransitcorridorsas well as mixed-use development, thus improvingjobs proximityfor current andfutureresidents of SantaRosa. Figure 4- 27 PERCENTUNITCAPACITYBY JOB
PROXIMITYINDEXSCORESource: HUD, 2017; City of
SantaRosa,
20223.
8% 6.
0% 1.
6% 3.
3% 1.
1% 1.
3%5.
1% 2.
9% 13.
9% 20.
1% 20.
5% 18.
2% 42.
3% 30.
1% 30.
6% 34.
4% 38.
9% 42.
5% 42.
3% 41. 2% 0% 10% 20% 30% 40% 50% 60% 70%
80% 90% 100%
Lower- Income Capacity
Moderate-Income Capacity Above
Moderate-Income Capacity
TotalRHNA Capacity 20 (FurthestProximity) 20 to 39 40 to 59 60 to 79 JANUARY2023
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4 Fair HousingAssessmentPotential Effects
on
DisplacementRisk OvercrowdingAs discussedpreviously, overcrowdingis a significantproblemin certainareasof Santa Rosa. Thehighest concentrationofovercrowdingis in the southerncentralareaof the city, where more than20 percentofresidentslive in an overcrowdedhousingunit. However, in northernSanta Rosa, fewerthan 8. 2 percentof households areovercrowded. Approximately15.6 percentof moderate-incomeunitsand 28.6 percentof lower-incomeunits are in areaswith rates of overcrowding exceeding12percentin an effortto alleviatethis issueby increasingthe housingsupply (Figure4- 28). The remainderof the lower- and moderate-income capacitywill facilitate housing mobility opportunitiesthroughoutthe city andnear servicesand resourcesin commercialareas. Additionally, the abovemoderate-incomesites willeasepressureon the housingstock, potentiallyreducingdisplacement riskand overcrowdingforthesehouseholdsas more
units becomeavailable. Figure 4- 28 PERCENTOFUNIT CAPACITY BY OVERCROWDEDHOUSEHOLDSSource: 2015-2019ACS; City of
Santa
Rosa, 2022OverpaymentOwners and rentersthroughoutSantaRosa andthe greaterBay Areaare overpayingfor housing becauserapidlyincreasinghousingcosts outpacewage increases. An increasein the supplyof lower- and moderate-incomehouseholdsthroughoutthe citywill help to alleviate conditionsthat contributeto overpaymentby reducingthe gap betweensupplyand demandforthis type of housing. Approximately42.5 percentof lower-incomeunits are in areaswithhigh rates, 40 percentto 79 percent, of homeowneroverpayment (Figure4- 29), and 84.3 percentof all lower-income unitsare
in 55.
0% 70.
8% 68.
9% 64.
7% 16.
3% 13.
6% 10.
5% 13.
2% 11.
8% 10.
1% 15.
2%12.
9% 3.
6%2.
1% 1.
3% 2.
2%13.
2% 3.
4% 4.
1% 7. 0% 0% 10% 20% 30% 40% 50% 60% 70%
80% 90% 100%
Lower- Income Capacity
Moderate-Income Capacity Above
Moderate-Income Capacity
TotalRHNACapacity8. 2% of households (StatewideAverage)8. 3% to 12. 0% of households12. 1% to 14. 9% of households15. 0% to 19. 9% of households20.
CITYOFSANTAROSA
Page4-72 2023 – 2031HousingElement
4 Fair HousingAssessmentareaswith similarlyhigh rates of renteroverpayment (Figure 4- 30). Locatinglower- incomehousingin theseareas will helpreducedisplacementrisk for householdsexperiencing overpaymentby providingaffordablehousingwherethere is thegreatestdemandfor it. Typically, above moderate-income unitsare unaffordableto cost-burdenedhouseholds, and lower- and moderate-income housingunits can helpalleviateoverpayment. Sitesfor new units have beenidentifiedacrossa rangeof overpaymentrates for both ownersandrenters—withthe intentof increasingthe supply of affordablehousingfor all income categories, thusreducing risk of displacementdueto overpaymentfor all
Santa Rosaresidents. Figure 4- 29 PERCENTUNITCAPACITYBY RATE OF OWNEROVERPAYMENTSource: 2015-2019ACS; City of
Santa Rosa, 2022Figure 4- 30 PERCENTUNITCAPACITYBY RATE OF RENTEROVERPAYMENTSource: 2015-2019ACS; City of
SantaRosa,
20220.
1% 0.
1% 0.
1% 0.
1% 57.
3% 69.
3% 65.
7% 64.
6% 42.
0% 29.
9% 30.
7%34.
8% 0.
5%0.
7%3.
5% 0. 5% 0% 10% 20% 30% 40% 50% 60% 70%
80% 90% 100%
Lower- Income Capacity
Moderate-Income Capacity Above
Moderate-Income Capacity
Total RHNACapacity 20% of homeowners20% to
39% of homeowners40% to 59% of homeowners60% to
79% of
homeowners15.
7% 24.
3% 21.
2% 20.
0% 57.
9% 60.
7% 64.
8% 61.
6% 26.
4% 15.
0% 14.
0% 18. 4% 0% 10% 20% 30% 40% 50% 60% 70%
80% 90% 100%
Lower- Income Capacity
Moderate-Income Capacity Above
Moderate-Income Capacity
Total RHNACapacity20% to 39% of homeowners40% to 59% of homeowners60% to JANUARY2023
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4Fair Housing
AssessmentContributingFactorsThrough discussionswith stakeholders, fair housingadvocates, andthisassessment of fairhousingissues, the Cityidentifiedfactorsthatcontributeto fairhousingissuesin SantaRosa, as shownin Table4- 5. While there are severalstrategiesidentifiedto addressthe fairhousingissues, the mostpressingbarriers arethe presenceof RCAAs (or highly exclusive neighborhoods), disproportionatepresence of Hispanic-identifyingcommunitiesin low resource areas, and disproportionatepresenceof overcrowdedandoverpayinghouseholdson thewestsideof the city. Contributing factors have beenprioritizedbasedonwhethereach is a focus tobe addressedin the short-term, mid- term, or long-term acrossthedurationof theplanningperiod. A short- termtimeframeindicatesthat theCityintends to take immediateactionswithinthe firsttwoyears of theplanningperiodto address theissue, whilea long-termtimeframemay takemore substantial, timeintensive
DECEMBER2022 2023 –
DECEMBER2022 2023 –
DECEMBER2022 2023 –
2023 – 2031HousingElement Page5-1
5HousingSites Analysis5.
Housing SiteAnalysis Californialaw ( GovernmentCodeSection65583 (a)( 3)) requiresthat the Housing Element containan inventoryof land suitable for residentialdevelopment, includingvacantsitesthat canbe developedfor housing within the planning periodandnonvacant ( i. e., underutilized) sites having potentialfor redevelopment. State lawalso requiresan analysis of the relationshipof zoning andpublic facilitiesand services
to these sites. Regional
HousingNeeds AllocationThe Regional HousingNeedsAllocation (RHNA) is the State of California-required processthat seeksto ensure citiesand countiesare planningfor enough housingto accommodatealleconomicsegments of the community. Theprocessis split into the followingthree steps. 1. RegionalDetermination: TheCaliforniaDepartmentof Housing and CommunityDevelopmentHCD) provideseach region a RegionalDeterminationof housingneed, whichincludes a total numberof unitssplit into fourincomecategories. The City ofSantaRosais within theregion covered bythe Associationof Bay AreaGovernments (ABAG). HCDprovidedABAG a RegionalDeterminationof 441,176unitsfor the 6th CycleRHNA (2023-2031). Thisis thetotal numberof unitsthat the citiesandcountiesin the ABAG regionmustcollectively planto accommodate. 2. RHNAMethodology: Councilsof Governments (COG), including ABAG, are responsiblefor developing an RHNA Methodologyfor allocating theRegionalDeterminationto each cityandcountyinthe COG’s region. This methodologymustfurther specific stateobjectives, including, butnot limitedto, promotinginfill, equity, and environmentalprotection; ensuringjobs- housing balance; andaffirmatively
furtheringfair housing. 3. HousingElementUpdates: Each city and countymustthen adopt a housing elementthatdemonstrateshowthe jurisdictioncan accommodateits assignedRHNA through its zoning. HCD reviewseach jurisdiction’s housing elementfor compliance withstatelaw. The City ofSantaRosa’s share of the regionalhousing needwasdetermined by a methodologypreparedby ABAGas part of the RegionalHousingNeedsPlan, adoptedin December2021. In accordancewith ABAG’s RegionalHousingNeedsPlan, the Citymust planto accommodate atotalof 4, 685 housingunitsbetweenJune30, 2022, and December15, 2030. Table5- 1 showsthe City’s RHNA by incomecategory. Of the 4, 685totalunits, the citymust planto accommodate1, 218 unitsfor very low-incomehouseholds, 701units for low-incomehouseholds, 771 units for moderate-incomehouseholds, and 1, 995 units for above
CITYOFSANTAROSA
Page5-2 2023 – 2031HousingElement
5 HousingSitesAnalysisTable 5- 1 REGIONALHOUSINGNEEDS
ALLOCATION, 2023– 2031 Income
CategoryAllocation PercentageVery Low*
1, 218 27%
Low 701 16%
Moderate771 16% Above Moderate
1, 99541% Total
1, 359 100%
Source: ABAG2021Note: It is assumedthat50 percentof the verylow- incomeis allocatedto the extremely low- incomecategory.
ProjectsUnderConstructionThe City may takeRHNAcreditfor unitsbuilt afterthe start of the planningperiod, whichwas June30, 2022for the 6th cycleHousingElement. Thecity relied onfundingsubsidiesto creditunitstowardsverylow-, and low- incomecategories. Table5- 1A shows the units currentlyunderconstruction. TABLE 5- 1A REGIONALHOUSINGNEEDS ALLOCATION, 2023– 2031
Project Name Very Low
Low
Mod
Abv. Mod
TotalUnitsFunding UC- 1 MahoniaGlen 26 22 50 1
99 CDBG, local UC- 2 Aviara136
136DIP, RED UC- 3 BellevueRanch7 34
34 MarketRate UC- 4 Stony Point Flats Apartments30 19 1 50 Local, Tax CreditsUC- 5 Grove Village78
157 Market Rate Total Units 56 177
50 114 476 Planned
and ApprovedProjectsSantaRosa has a significant numberof developmentprojectsthat areseeking entitlementsor that have beenapproved. Table 5- 2 summarizesthe inventoryof residentialand mixed- useprojectsthat are pendingapprovalandTable 5- 3 summarizesthe inventoryof residentialand mixed-use projectsthat have currentactiveentitlements. Figure 5-1 providesa map of all approved and pendingprojects. Figures5-1and5- 2 alsomap the WUIInfluence, Intermix, andInterfacezones. The zonesare
defined as follows: Influence Zone: Wildfire-susceptiblevegetationwithin1. 5 miles fromthe interface
JANUARY2023
Page5-3
5 HousingSitesAnalysis • Intermix zone: Housing developmentor improvedparcelsinterspersedin anarea dominatedby wildlandvegetation
subject to wildfire. Interfacezone: Densehousing nextto vegetation, butnot dominated by wildlandvegetation, thatcanburn
in a wildfire. As of April2022, there werean estimated5, 385housingunits in the pipelinethatcould meeta portionofthe City’s RHNA. Of theseunits, 918are affordableto lower-income households, 310 affordableto moderate-incomehouseholds, andthe remainingareassumedto be marketrate.
While the city believesthat basedonthatall of the approvedand pendingprojectscould build out within theplanningperiod, the cityunderstandsthat the marketfluctuatesandhas reducedthe capacityto 40 percent for abovemoderate-incomeunits. The projects thathaveaffordabilitytiedto them arestill assumedto build out100percent of
JANUARY2023
2023 – 2031HousingElement Page5- 4
5 HousingSitesAnalysisTable 5- 2
PROJECTS PENDINGAPPROVAL Prj ProjectNameTotal
UnitsNon Res Sq. Ft)
Land
UseFunding Source FullCapacity
Percent
of Project
AssumedAdjustedCapacity
Next Steps Very Low
Low Mod Above Mod Very Low Low
ModAboveMod P- 1 Ridley Family Apartments50
0 Multi-
FamilyPublic (affordable units), TCAC, Citibank 36 13 1 100% 36 13 1 Scheduledfor approvalJanuary
2023 – nextstepis to
pullbuildingpermits P- 2 KawanaMeadowsLots 4A And 70 53 0 Multi-
Family DIP & HAP Agreements 19 34 100%
1934 UnknownP- 3 The Arbors37 0 Single Family
37 40% 15 Scheduledfor approvalJanuary
2023 – next step
is designreview P- 4 Redwood OaksVillage 73 6, 312 Multi- Family 73 100% 29Environmental reviewin
process. P- 5 Fountaingrove
Inn Multi- Family Rental Housing Project239 0 Multi- Family 239 40% 96 Scheduledfor approvalJune2023 –
nextstepis to
pullbuildingpermitsP- 6 StoneBridge Road Duet Homes6 0 Multi- Family 6 40% 2 Design Reviewapproval
needed. P- 7 38 Degrees
North Phase 3 ApartmentHomes30 0 Multi- Family 30 40% 12Building permitsin process. P- 8 Elnoka
Ccrc 272
0 Multi- Family/ Single Family
272 40% 109 EnvironmentalImpactReport
to be
recirculatedin
2023. P- 9 Dutton
Meadow Multi- Family ResidentialProject70 0 Multi- Family 70 40% 28 Unknown P- 10 MeadowoodRanch
Subdivision134
0 Small Lot Residential/ ADUs
134 40% 54 Scheduledfor approvalin2023 –
next step
isPlanningCommissionP- 11 Brittain Lane82 0 Multi- Family 82 40% 33 Scheduledfor approvalin2023 –
next step is
minordesignreviewP- 12 1650W Steele Lane Apartments36 0 Multi- Family 36 40% 14 Scheduledfor approvalin2023 –
next step is
minordesign
review P- 13 Roseland
Apartments SB 35 Application51 0 Multi- Family
51 40% 20 Scheduledfor approvalin2023 –
next step
is administrative approvalTotal Units 1, 350 3632 0 1, 065 36 32 0 5447Source: City of Santa
Rosa, December2022 Notes: DIP = DensityIncreaseProgram, HAP = Housing AllocationPlanAgreement, TCAC = Tax JANUARY2023
2023 – 2031HousingElement Page5- 5
5 HousingSitesAnalysisTable 5-
3 APPROVEDPROJECTS Pro Project
Name
Total
UnitsNon
Res Sq. Ft. Planned
Use
Entitled/
Approved
DateFunding Source
Full
Capacity
Percent
of Project
AssumedAdjustedCapacity
Next Steps Very Low
Low
Mod
Above Mod Very Low
Low
ModAboveMod P- 14 Caritas Village128 0 Multi-Family
3/ 3/
2020 CDBG- DR, PBVs 51 12 100%
51 12 0 Assumedconstructionin
2023, next
steps, improvementplans P- 15 Acacia Village25 0 SingleFamily 6/
27/ 2019 Private Development 3 22 100% 22 Improvement plansbeingproducedP- 16 3575 MendocinoAvenue162 0 Multi-Family 5/ 13/ 2021 CDBG- DR 69 24 100% 69 24 1 FundingbeingassembledP- 17 420Mendocino
116
1, 609 Multi-Family/Restaurant 1/ 30/ 2020 HOME, RED 28 9 116 100% 28 9 116 Building plansbeing
completedfor submittal, assumed
constructionin 2023 P- 18 Round Barn Village237 0 SingleFamily 1/ 17/ 2019 HAP 12 132 100% 12132 UnknownP- 19 Cannery At Railroad Square129 0 Multi-Family 8/ 24/
2020 CDBG-
DR, Local, HCD, Tax Credits 33 37 58 1 100% 33
37 58 1 Assumedconstructionin
2023, next
steps, improvement
plans P- 20 Bennett
Valley Road AffordableHousing62 0 Multi-Family
4/ 23/
2021 Local,
MHP, REDHF, HHC, Tax Credits, IIG 32 29 1 100%
32 29 1 Assumedconstructionin
2023, nextsteps, demolition,
andtitle transferP- 21 Farmers Lane Senior Housing26 0 Multi-Family 11/ 3/ 2017 HAP, DIP 5 21 100% 5 21Nextstepis to pullbuildingpermitsP- 22 Burbank Ave
Subdivision136
0 Single Family/ Multi-Family 6/ 6/ 2020 Local, PLHA 55 8 73 100% 55 8 73 Financial loansbeingexecutedP- 23 Hearn VeteransVillage 31 0 SupportiveHousing 3/ 15/
2022 HOME,
PLHA State) and LOCAL 31 100% 31Nextstepis to
pullbuildingpermitsP- 24 Stony Oaks Apartments142 0 Multi-Family 6/ 15/ 2021 DIP 56 84 100% 56 84 Gradingunderway, building
permits
tobe submitted. P- 25 Acme Family Apartments77 0 Multi-Family 9/ 7/ 2021
DIP, RED, Tax Credit, RED 30 40 6 1 100% 30 40
6 1 UnknownP- 26 Casa Roseland75 0 Multi-Family
8/ 3/
2021 Density Bonus, RED 26 48 1 100% 26
481 UnknownP- 27 Ross Street Development109 0 Multi- Family 2020 10940% 44 P- 28 Dutton MeadowsSubdivision202 0 SingleFamily/ADUs 12/ 9/ 2021 202 40% 81 UnknownP- 29 Pullman Lofts Phase II 40 0 Mulfi- Family ?? 40 40% 16 Next steps,
improvement
plansbuildingpermitsP-
30 Cherry
RanchSingle Family/ Multi-Family
9/1/
22 5- SF
62-MF
40% 2-
SF 25- MF Next steps,
improvement
plansbuildingpermitsP- 31 SaraceniVillage8 0 SingleFamily 11/ 20/ 2007 8 40% 3 UnknownP- 32TheFlats@ 528 BStreet 24 6, 472 Multi-Family/Office 12/ 3/ 2020 24 40% 10 UnknownP- 33 Avenue 320 Apartments36 0 Multi-Family 9/ 16/ 2021 36 40% 14 UnknownP- 34 425 Humboldt Street Apts 88 0 Multi-Family 7/ 7/ 2021 88 40% 35 UnknownP- 35 Skyfarm Unit 3 30 0 SingleFamily 12/ 10/ 2015 30 40% 12 UnknownP- 36 1 Santa Rosa Avenue120 0 Multi-Family/Retail 9/ 24/ 2020 120 40% 48 Building plansbeing
completedfor submittal, assumed
constructionin 2023 P- 37 Emerald Isle Condominiums82 0 Multi-Family 10/ 25/ 2019 82 40% 33 UnknownP- 38 Deturk WineryVillage
185
20, 000 Multi-Family/Commercial 1/ 17/ 2019 185 40% 74 Fundingbeingexecuted. P- 39 College Creek Apartments168 0 Multi-Family 11/ 19/ 2020 30 34 100
CITYOFSANTAROSA
Page5-6 2023 – 2031HousingElement
5 Housing Sites Analysis Pro Project
Name
Total
UnitsNon
Res Sq. Ft. Planned
Use
Entitled/
Approved
DateFunding Source
Full
Capacity
Percent
of Project
AssumedAdjustedCapacity
Next Steps Very Low
Low
Mod
Above Mod Very Low
Low
ModAboveMod P- 40 StonebridgeSubdivision105 0 SingleFamily 5/ 11/ 2021 10540% 43 An openspacepreserve
is beingfinalizedprior to building
permitsubmittal. Revisionsto theproject
maybe possible. P- 41 North Village II 116 0 Multi-Family 4/ 14/ 2011 116 40% 46
UnknownP- 42 Elson
Place / GuernevilleRd
Subdivision15
0 SmallLotResidential 5/ 9/ 2019 15
40% 6 UnknownP- 43 Katherine Subdivision14 0 SingleFamily 9/ 24/ 2015 15 40% 6
UnknownP- 44
SMART Village ResidentialDevelopment114 0 Multi-Family 1/ 6/ 2022 114 40% 46 UnknownP- 45 Aston Way Development28 0 Multi-Family 8/ 18/ 2018 28 40% 11 UnknownP- 46 Kawana Meadows62 0 SingleFamily 7/ 24/ 97 62 40% 25 Buildingpermit masterplanssubmittedP- 47 Penstemon
Place59
0 SmallLotResidential 1/ 27/ 2022 59 40% 24 Next
steps, improvementplansP- 48TheTerraces At Mt.
Taylor11
0 SmallLotResidential 8/ 10/ 2017
1140% 4 P- 49 HollyHock Subdiv Plan 2 16 0 SingleFamily 8/ 10/ 2017 16 40% 6 Next steps, improvementplans P- 50 Dutton Avenue Residences107 0 Multi-Family 2/ 1/ 2022 107 40% 43 UnknownP- 51 Dutton Ave Subdivision6 0 SingleFamily 5/ 13/ 08 7 40% 3 UnknownP- 52 Air Center East Phase
2 131
0 Single Family/ WildlifePreserve 4/ 13/ 2017 131
40% 52 UnknownP-53 ParcelA Of Kerry Ranch 1 5 0 SingleFamily 8/ 11/ 2022 5 40%
2 P- 54
Avenue 3111 Storage & Apartments
48 41, 000
Multi- Family/PersonalStorage 9/ 15/ 2022
48 40% 19Total Units 3, 233 385272 129 2, 370 385272 129 1, 169Source: City of Santa
Rosa, December2022 Notes: DIP = DensityIncreaseProgram, HAP = Housing AllocationPlanAgreement, TCAC = Tax CreditAllocationCommittee, RED RenewalEnterpriseDistrict=, CDBG- R= CommunityDevelopmentBlock Grant- DisasterRecoveryFunding, PBV= ProjectBased Vouchers, PLHA= Permanent
JANUARY20232023 –
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2023 – 2031HousingElement Page5-9
5Housing Sites AnalysisDowntownStation
AreaSpecific Plan The DowntownStationArea Specific Plan (DSASP) encompasses720 acres of residentialneighborhoods, commercialdistricts, andindustrial areas. The downtownis envisioned to becomea lively, modernregionalhub and a primedestinationfor urbanliving, business, civic, and sociallife. As an inclusive and diversecommunity, downtownSanta Rosawill featurea range of differenthousingtypesandan array of publicspaces that offerresidents, employees, and visitors opportunitiesto socializeandconnect
with one another. While vacantlandrepresentsabout3 percentof the total DowntownStationArea, there is a significantnumberof properties that are underutilized. Underutilizedpropertiesarethosewhere the valueofthe land is worthmore thanthe buildingsandstructureson it, givingthe owner an incentiveto redevelopwithnew uses that commandhigherrents or sale prices. City-owned parcels also presentopportunities, particularlywhenlocatedadjacentto vacantand underutilized land. Areas wherevacant, underutilized, and City-owned propertiesare clusteredpresent the best opportunitiesfor redevelopmentas theyare locations that can accommodate significantphysicalchange. TheDSASP includesa distinctiveset of landuse designationsto advancethevision for the DowntownStationAreaby guidingnew developmenton vacantandunderutilized clustersof land. The landuse designationsthat
allowresidential include: LowResidential: 2- 8
units per acre Medium-LowResidential: 8- 13
units per acreMediumResidential: 8- 18
unitsper acreCoreMixedUse: 3.0- 8. 0 floor-
area ratio (FAR) StationMixedUse: 3.0-
6. 0 FARMakerMixedUse: 3.0-
6. 0 FARNeighborhoodMixedUse: 2.0-
6. 0 FARFigure5- 2 showsthe landusedesignations
JANUARY2023
2023 – 2031HousingElement Page5-11
5 HousingSites AnalysisTheDSASPrelieson FAR ratherthan density. Thisapproachis to removeregulatory hurdlesand supportthe feasibilityof higher-density housing by eliminatingresidentialheightanddensitylimits for key change areas downtown, establishinginsteada map-based systemof maximumbase FAR.
This approachprovides flexibilityfor developersto buildin line with marketdemand and can potentially also incentivizethe constructionof smaller, more naturallyaffordableunits. The DSASPalso eliminatesparkingminimums, leavingthe numberof spaces to be governedby marketdemand andthe requirements of financial lenders. This representsa significantpotentialcost savingfor developersand for tenants and homeowners, as parkingcosts are usuallyfactoredintosales pricesorrents. Figure5- 3 shows wherethedifferentFARsareplanned
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5 HousingSitesAnalysisForthe purposeof showingthatthe DSASPcanachievethe City’ s “defaultdensity” of 30 units peracre (discussedin moredetail underSites Inventoryand Analysis), as referenced in the DSASPEnvironmentalImpactReport ( EIR), the residentialunitbuildoutcapacityisbasedon a 1, 000-square- footunit. Assuminga 1, 000-square- footunit, accountingfora lossto accommodate non-unit space, for purposesof showingthe cityis ableto meet thedefaultdensity, thiswould equateto approximately37 units peracre, whichfar exceedsthedefaultdensityof 30 units peracre. Usingthe same 1, 000- square-foot assumption, as notedin the EIR, theDSASP assumesa residentialunitcapacity of 9, 450
unitsby 2040. TheDSASPdoesnot have any specificphasingrequirements, rather it is assumed thatactualphasingwillbe based
on marketconditions. Whilethe DSASPhas several vacantandunderutilizedsites, asa part of the HousingElementsitesanalysis, the city is onlyrelyingon thevacantsitesto meeta portionof the RHNA. To ensure the City projects outrealisticdevelopmentfor the Downtownarea the Cityassumesthat the DSASPwilldevelopas a mixedincomearea. Thisanalysisassumesthat the largersites, notedinTable 5- 4, wouldbebetter suitedto accommodatethe lowerincomeRHNA, and the remaining smaller sitesare assumedto meet the abovemoderateincomeRHNA. Figure 5-4 providesa map of the vacantsitesthe cityis assumingwill accommodatea portion of theRHNA. Table5- 4 showseachvacantsite in the DSASP that couldaccommodatehousingto meet the lower-income RHNA. The residentialcapacitycalculationsarebasedon a 1, 000-square- footunit, accountsfor a 15-percent lossto accommodatenon-unitspace ( e. g., entryways, hallways), and takesinto considerationtheassignedFAR for eachparcel. Becausethemajorityof theDSASP allowsfor mixeduse, theCitytook a 50-percentcapacityto account for any nonresidentialdevelopment. Sincethe DSASPdoesnot have any phasingrequirementsdevelopmentcanhappen at any time. Currently, thereare severalsites withinthe DSASPthathavepending and/ or approvedentitlements. RefertoTable5- 2 andTable 5-3 ( projectsin theDSAPareaare shown in italics).
DSASPProject ExamplesSinceapprovalofthe DSASPin 2020, severalresidentialand mixed-use projects havebeenapproved. To date, no exclusivelycommercialprojects havebeen submittedor approved.
Theseprojectsare shownin italicsinTable5- 3. To showthat developmentis occurringin the DSASP withboth affordableand marketratehousing, the city has providedthree currentprojectexamples. Ross StreetDevelopment –
Approvedin 2020 4. 59acres
FAR8. 0 109Units 95.
5 percentresidentialTheprojectapprovedin 2020at 556RossStreetwill be an eight-story mixeduse buildingat the cornerof Ross Street andMendocinoAvenue, in the CourthouseSquare neighborhoodof downtownSanta Rosa. The buildingwill comprise109 “ affordablebydesign” apartmentsin the
CITYOFSANTAROSA
Page5-14 2023 – 2031HousingElement
5 HousingSitesAnalysisa series of significantprivate and public amenityspacesactivatingthe streetlevel.
This newresidentialcommunitywill replacean existingsurfaceparking lot bringingmodern, sustainable, and badlyneededhousingto
thecity center. 1 Santa RosaAvenue –
Approvedin2020 0. 5acres
FAR8. 0 120Units ( Affordable)
80 precentresidentialTheprojectapprovedin2020at 1 SantaRosa Avenuewill demolishan existing structureand developa seven-story, mixed- usebuildingcomprisedof groundfloorcommercialspace and 120market- rate and affordablemulti-family housingunits consistingof studio, one-bedroom, and two-bedroomunits, with groundflooramenityspaces, an outdoorcourtyard, and a rooftopdeck. 888 4th Street –
UnderConstruction2022 0. 6 acres
FAR4. 0 108Units 68.
7 percentresidentialThe projectat 8884th Street is currentlyunder construction. Theprojectis a seven-storymultifamily/mixed useprojectcomprisingof 108 marketrateunits that arebeingdeveloped on a long-time vacantlot. Therewill betwo levelsofparkingand a smallrestauranton JANUARY20232023 –
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5 HousingSite AnalysisSites
InventoryandAnalysisStatelaw requireseach jurisdictionto demonstratethatsufficientlandis zoned to providehousingcapacity thatis adequateto meetthe RHNA for eachincome level. To determinehousingcapacity, Citystaff conducteda comprehensiveinventoryin March2022 of all vacant and non-vacantdevelopablelandwithinthe citylimits thatis zonedto allowfor housingand availableto developwithin the HousingElementplanningperiod. Thissection describesthemethodology usedto calculatethehousing capacityon
developablehousing sites. Sites Identifiedin
PreviousHousingElement Pursuant to CaliforniaGovernmentCodeSection65583.2( c), a non- vacantsite identifiedin the previousplanningperiodanda vacantsite that hasbeenincludedin two or more previousconsecutiveplanningperiodscannotbe usedto accommodatethe lower-income RHNA. Anexception is if the siteis subjectto an action in the HousingElementrequiringrezoningwithinthree years of thebeginningof theplanningperiod to allowresidentialuseby right forhousing developmentsin whichat least20 percentof the unitsare affordableto lower-incomehouseholds. Sites5, 7, and 8 havebeenincludedin the past two HousingElementcycles and are subject to CaliforniaGovernmentCodeSection65583.2( c). The City has includedHousing ElementProgramH- 8, whichcommitsthe City to allowingresidentialuseby right on sites consistentwith GovernmentCodeSection65583.2( c), forhousingdevelopmentsin whichat least20 percentof the unitsare affordableto
lower-income households. Sites Appropriatefor
Lower- IncomeHousingHousingelement lawrequiresjurisdictionsto providea requisiteanalysisshowing thatzonesidentifiedfor lower-income householdsare sufficientto encouragesuchdevelopment. The law providestwo optionsfor preparingthe analysis: (1) describemarketdemandand trends, financialfeasibility, and recentdevelopmentexperience; or ( 2) use default density standardsdeemedadequate to meet the appropriatezoningtest. Accordingto state law ( California GovernmentCodeSection65583.2( c)( 3)( B)), the defaultdensitystandardforSantaRosa is 30 dwellingunitsper acre ( du/ acre). Default densitiesare establishedusing population-based criteria as detailedbelow: Incorporated citieswithin nonmetropolitan/ruralcounties and non- metropolitancountieswithmicropolitanareas (15 unitsor
more per acre) Unincorporatedareasin all non-metropolitancounties (10 unitsor more per acre) SuburbanJurisdiction (20 unitsor
more per acre) MetropolitanJurisdictions (30 unitsor
moreper acre). The City of SantaRosafalls into the
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Page5-20 2023 – 2031HousingElement
5 HousingSiteAnalysis » The Cityis relyingonboththe R- 3 – MultifamilyResidentialzoningdistrict, which allows8 to 30 unitsperacre, andthe TV- R – TransitVillageResidentialzoningdistrict, which allows25 to 40 unitsper acre to meetaccommodatethe City’ s lower- income
RHNA. Realistic CapacityIn determiningtherealisticcapacityforthe City’s inventoryof sites, the City consideredlandusecontrols andsite improvementsandassumeda 90percentadjustmentto reflectdevelopableacreagedueto on- site improvements, including sidewalks, utility easements, and infrastructureimprovementsroadwayaccess, water, sewer, and stormwater). All sitesareserved byor plannedto be servedby infrastructure, with no constraintsidentifiedthat would reducecapacitybeyond the 90 percentadjustment. The cityalso lookedat developmenttrends of approvedprojects, which averaged95 percent. Afterconsideringboth, thecity took a conservativeapproachto ensurenot to over projectand assumedthe realistic residentialdevelopmentpotentialof vacantsitesto be80 percent of the maximumpermitteddensity of theapplicablezoneor landuse designation. Forsites withintheDSASPwhere nodensity minimumor maximumsare established, FARwas usedin placeof density. While the projectexamplesshownonpage5-13 showa rangeof 68 to 95 percentof the DSASPsites developingwithresidential. However, the cityhas taken a conservativeapproachandassumed a 50- percentrealisticcapacityto plan for anynonresidentialuses thatmay develop. To determine the realisticdevelopmentpotentialon vacantand non-vacantsites, the city reviewedthe density of pendingresidentialdevelopment. Afterexcludingunitsbuilt with a density bonus, on average, projectswere approvedat around95 percentof maximumalloweddensity. See Table5- 5
for projectexamples. Table 5- 5 REALISTIC
CAPACITY - PROJECT
EXAMPLES Project Name/
AffordabilityAcres ProjectStatus General
Plan/
Zoning
Total
Units
Density
Bonus
Units
Max
Allowable
Density
Realistic
Capacity*
AviaraApartments –
Affordable
3. 92
Under Construction
2022 Medium-HighDensity/R- 3- 30- SA
136 Yes – 18 units 30
du/ ac 100%
Stony
Point
Flats100% affordable
2. 93 Entitled -
2021
MediumDensityResidentialR-3- 18 (
2. 63-
acres)/ Low-DensityResidential/
R-3- 18
0. 30- acres)
50 Yes – 1 unit 18
du/ ac
93% Cannery
At
Railroad
Square100% affordable
1. 42 Approved - 2020
Station Mixed
Use, Downtown
StationArea/ Historic
SMU- DSA- H 129No FAR
4. 0 100% Source: City of Santa
Rosa, April 2022RealisticCapacitydoesnot accountfor
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5 HousingSiteAnalysis
LargeSite DevelopmentA large siteisdefinedas a parcelover10 acres in size. Typically, with larger parcels, additionalstepsmayneedto be takento ensure the sitebuildable, includingit couldhaveto be split zoned, havean overlay zone withidentifiedboundaries, orbeidentifiedin a specific planthat providesfor subdivisionof theparcel. Whilethe Cityis relyingon onesite, site7 listedinTable5- 7, theacreage included, 10.43 acres, is the gross acreage. Afterconsideringthe 80 percentrealisticcapacityof the site, the parcelacreagewouldbearound8. 4 acresinsize, whichis wellbelowthe 10 acre threshold. Additionally, potentialdevelopershavereachedout to the City ( 2021) with interestin developing this sitewith housing. To assist withthe developmentof larger sites, andspeciallysite7, the city hasincluded
ProgramH- 9.
Small-LotDevelopmentSomeof thesitesincludedin the sitesinventoryconsistof parcelsthat aresmallerthan 0. 5 acres. Thecity has a successfultrackrecordof smallsites developingwithaffordablehousing.
The Dutton Flatsprojectconsistedof threesmallsites that wereconsolidatedthrougha ministeriallot mergerto createone lotfor development. Atthe time of planningapplicationreview, all threelots wereheld undersame trust. Theprojectis a 100 percentaffordable multi- unitdevelopmentconsistingof 41 units, which included11 densitybonus unit. The projectsrealisticcapacitywas 100 percent which excludesthe densitybonus units. These parcelsarelocatedwithinthe DSASP. To furtherencouragedevelopmenton smalllots, the city has alsoincludedProgramH- 2 to encourageand facilitateparcelassemblage. SeeTable5- 6 for small
site projectexamples. Table5- 6 SMALL
SITE PROJECTEXAMPLESAddress/ ProjectName AcresGP/
Zoning
Max.
Allowable
Density
Project
Status Total
Units Dutton Flats -
PreviousAPNs – 125- 061-
026, -027, -028. NewAPN
125-061-
030) 1.
03 Retail &
Business
Services/ NeighborhoodCommercial
30 du/
acre
Constructed
andoccupied
41 11 DB unitsSource: City of Santa
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Page5-22 2023 – 2031HousingElement
5 Housing Site
AnalysisAvailableSitesSantaRosa’ s sites inventoryis categorizedby GeneralPlandesignation. Each site alsoincludesthe site’s zoning, size, unitcapacity, potentialsiteconstraints, whetherit is currentlyserved with water andsewerserviceandnear transit, and whichincomecategorythe site canaccommodate based on
the allowabledensity. Table5- 7 lists thesitesoutsideof the DSASP thatcan accommodatethe lower- incomeRHNAandTable 5- 8 summariesthe capacityof the sites thatcan accommodatethe moderate- and abovemoderate-incomeRHNA. Figure5- 5 maps eachsiteoutsideof the DSASP thatcould accommodatea portionof theRHNA. AppendixA includesa parcel-by-parcellistingof the sites thatcan accommodatethe moderate- and above
moderate-incomeRHNA. Table 5- 7 VACANTSITESTO MEET THE LOWER-INCOME RHNA Site No. APN GPLU
Zoning
Acreage
Maximum
Density
RealisticCapacity80%) 1 012- 440-047 Med-HighResidentialR- 3-30- SA 0. 58 30 14 2 035- 191-015 Med-HighResidentialR-3- 30 1.
49 30 36 3 035- 191-016 Med-HighResidentialR-3- 30 2.
33 30 56 4 041- 043- 044 TransitVillageMediumTV-R- SA 0. 44 40 9* 5 038- 141-035 Med-HighResidentialR-3- 30 1.
85 30 44 6 036- 091-055 Med-HighResidentialR- 3-30- SA 0. 50 30 12 7 036- 011-041 Med-HighResidentialR-3- 30 10.
43 30 2508 044- 021-019 Med-HighResidentialR-3- 30 1.
38 30 33
Total Capacity454Source: City of Santa
Rosa, April2022Site4 has a 50- percentrealisticcapacityto account for nonresidentialuses. Note: Sites5, 7, and 8 are boldedto indicatethey havebeenincludedin the past two HousingElement cycles andare subject to CaliforniaGovernmentCodeSection 65583.2(c). Table 5- 8 VACANTSITESTO MEETTHE MODERATE- AND ABOVE MODERATE-INCOME RHNARHNACategory GP
Land
Use
Maximum
Density
Total Acreage
Realistic
Capacity (80%) ModerateMedResidential 18du/ acre
44. 6 643 Med-LowResidential 13 du/ acre
8. 6 89Total Capacity
53. 2
732 Above ModerateLowResidential 8 du/ acre
127.31 854 VeryLowResidential 2 du/ acre
363. 21 581Total Capacity490.
52 1, 435Source: City of Santa
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5Housing Site AnalysisAccessory
DwellingUnit PotentialCaliforniaGovernmentCodeSection65583.1( a) statesthata town, city, or county mayidentify sites for accessorydwellingunits (ADUs) based onthe number of ADUsdevelopedin the prior HousingElementplanningperiod, whetherthe unitsare permittedby right, the needfor ADUs in the community, the resourcesor incentivesavailable for theirdevelopment, and any other relevantfactors. Based onrecentchangesin statelaw reducingthe timeto reviewand approve ADU applications, requiringADUs thatmeetrequirementsto be allowed by right, eliminating discretionaryreviewfor most ADUs, and removingother restrictionsonADUs, it is anticipatedthatthe productionof ADUswillincreasein the 6th- Cycle Housing
Elementplanningperiod. TheCity issuedthe followingADUbuildingpermitsoverthe last fouryears: 2018 – 80 ADUs
receivedbuildingpermits2019 – 50 ADUs
receivedbuildingpermits2020 – 63 ADUs
receivedbuildingpermits2021 – 95 ADUs
receivedbuildingpermits Thisanalysisassumesthatthe number of ADU applicationsand permitswill average 72 ADUsperyear, fora total of 577ADUsoverthe eight- yearplanningperiod. To promoteADUs, the City hasincludedProgramH- 5 promotethe constructionof affordableADUs throughseveral actions. To determineassumptionsonADUaffordabilityin the ABAG region, ABAG conducteda regionalanalysisof existingADU rentsand prepareda draft reportin September2021. The analysis resulted in affordabilityassumptionsthat allocate30 percentof ADUsto very low-income households, 30 percentto low-incomehouseholds, 30 percentto moderate-incomehouseholds, and10 percent to above moderate- incomehouseholds. Affordabilityof ADUsprojectedto be builtin the city duringthe planningperiodwerebasedon theABAGanalysis. Of the 577ADUsprojectedtobe built, it is estimatedthat173will be for very low-incomehouseholds, 173will be for low-incomehouseholds, 173 for moderate-incomehouseholds, and 58 for above moderate-incomehouseholds. Summaryof Capacityto
AccommodatetheRHNATable5-9Aand 5- 9B comparesthe City’s RHNAto its site inventorycapacity.
Accountingfor projects currentlyunderconstruction, theTable 5- 9A showsthe city’ s remainingRHNAthat needs to be accommodatedwithin the planningperiod. Lookingatthe capacityin Table5- 9B and accountingfor approvedand pendingprojects, capacitywithinthe DSASP, the vacant sitecapacity ( outsideof the DSASParea) and theprojectedADUs, theCity has a totalsurplusof 2, 577units.
Breakingthis down by incomecategory, theCity hasa surplusof861units in the lower- income ( includingextremelylow-verylow-, and low-income) category, a 263unitsurplus in the moderate-income category, anda 1, 454unitsurplusin the above
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Page5-26 2023 – 2031HousingElement
5 HousingSiteAnalysisTABLE 5- 9A REMAININGRHNA AFTER
UNITS CONSTRUCTED CREDITED
Income Category
RHNA Projects
UnderConstruction - June30,
2022 and
later* Remaining
RHNAVery Low 1,919
233
1, 686 Low Moderate
771 50 721Above Moderate 1,995
114 1,881 Total 4,685
397 4, 288 Source: ABAG2021, City of Santa
Rosa, December2022See
Table5-1A TABLE 5- 9B SUMMARYOF RESIDENTIALCAPACITY
COMPAREDTO THE 6THCYCLERHNA
BY
INCOME
CATEGORY
Income
Category
Remaining
RHNA
Approved/
Pending
Project
Capacity
DSASP
Vacant
Site
Capacity
Vacant
Site
Capacity1
Projected ADUs
TotalCapacity
SurplusVery Low 1,686 725 1, 022454 3462,
567 861 Low Moderate721 129 0732 173
1,
034
263Above Moderate1, 881 1,616 340
1,435 583,
449 1,454 Total4, 2882, 4701, 362 2,621 5777,
029 2, 577 Source: ABAG2021, City of Santa
Rosa, December20221 Outsideof
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6HousingConstraints6.
Housing Constraints
GovernmentalConstraintsGovernmentalregulationscan constrain housingproductionif the regulationsincreasecosts or limitopportunitiesfor housingdevelopment. Potentialconstraintsto housingdevelopmentin SantaRosavary by area, but generallycould include infrastructure, residentialdevelopmentfees, land use controls, developmentstandards, developmentand building permit applicationprocessing times, and
resourcepreservation. Land
Use ControlsResidentialland use controlmechanismsusedby the cityincludethe generalplan, zoningcode, design review, buildingcode, growth managementprogram, and inclusionaryhousing ordinance. TheCity’ s zoning code, generalplan, and otherordinancesare posted onlinethroughtheCity’ s website.
GeneralPlan TheLand UseElementof the Santa RosaGeneralPlan 2035, amendedin 2020, has policies for residentialdevelopment. Table6- 1 lists generalplanland use classificationsthat allow residentialdevelopment, the alloweddensity, the densitymidpoint, the Floor AreaRatio (FAR), and a descriptionof thetypes of residentialdevelopmentthat are permitted. Developmentat the mid-point or higherendof the densityrange is requiredin the MediumDensity and MediumHigh Density Residentialcategories (except wheretopography, parcel configuration, heritagetrees, historic preservation, or utilityconstraintsmakeachievingthe mid- point density impossible). Developmentat the midpointof the densityrange is desirablebut notrequiredin the MediumLow Density Residentialcategory. Table6- 1 GENERALPLANRESIDENTIALLAND
USE CLASSIFICATIONS
Land
Use
Densitygross
units/
acre)
Mid-
point
Density
Mid-
point
FAR
Description CountryResidential0.05-
0. 2 - - Appliedto areasoutsideof the
Urban GrowthBoundaryin areaswith no service
by public water system. Intendedfor
lowest
densityresidential. Very LowDensity0.2- 2.0 1. 0
N/ A Accommodatesrural
and hillside developments; intendedfor
single- familydetachedunits, but clustersingle-
family and multifamilymay
be permitted.
Low Density/ OpenSpace2.0- 8.0 4. 0
N/ A Single- family
residentialdevelopmentassumedat only 80percentof each
sitedue to wetlandsconstraints. Primarily
intended for detachedsingle- family
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6 HousingConstraints
Land
Use
Densitygross
units/
acre)
Mid-
point
Density
Mid-
point
FAR Descriptionattachedsingle-family and
multiple-familyunitsmay
be permitted. LowDensity2.0- 8.0 5. 0
N/ A Primarilyintended for detached
single- familydwellings, but attachedsingle-
family and multiple-familyunitsmay
be permitted.
Medium LowDensity8. 0- 13.0 10.0
N/ A Intendedfor single-
family residentialdevelopment, but single-
family detachedhousing and multifamilydevelopment
may be permitted. Developmentat the
midpointof the densityrange is desirable
but
not required. MediumDensity8. 0- 18.0 13.0
N/ A Permitsa range of housing
types, includingsingle- familyattached
and multifamilydevelopments, and is intended
for specificareas where higherdensity
is appropriate. New single- family detachedhousing
is not permittedexcept in
historic preservationdistrictsand historic
neighborhoodswheresingle- familydetachedunits
are allowed.
Medium HighDensity18.0- 30.0 24.0
N/ A Permitsa range of housing
types, includingsingle- familyattached
and multifamilydevelopments, and is intended
for specificareas where higherdensity
is appropriate. Single- family detachedhousing
is
not permitted.
Mobile HomePark4. 0- 18.0 10.0 N/ A Mobilehomesare the only allowed
housingtype.
Transit VillageMedium25.0- 40.0 -
N/ A Intended to accommodate
mixed- use development withinapproximately
one-halfmileof a transit facility. Residential
uses are required, and ground-
floor neighborhood-servingretailand live- work
uses
are encouraged.
TransitVillage
MixedUse40.
0 min nomax) -
N/ A Intended toaccommodatea
well-integratedmix of higher intensityresidential,
office, and commercialuseswithin one-quartermile
of a transit facility. Developmentis
designedandorientedtocreatea centralnode of
activityat or near the
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6HousingConstraints
Land
Use
Densitygross
units/
acre)
Mid-
point
Density
Mid-
point
FAR DescriptionCore MixedUse Nomax N/A 3.0-
8. 0 Intendedtofostera vitalmix
of residential, retail, office,
governmental, entertainment, cultural, educational, and hotel uses to activatethe greaterCourthouse
Squareareaand key transitcorridors.
The principalobjectivesof the CMUdesignation
are to strengthentheroleof thisareaas
a business, governmental, retail, and
entertainmenthubfor the region, and
accommodatesignificantnew residentialdevelopmentthat
will extendthehours of activityandcreatea
built- in marketfor retail, service,
and entertainmentuses. High- risedevelopmentin
all-residentialor mixed- usebuildings is envisioned
in a walkable, bikeableenvironment
with public gatheringplacessuch as
plazas, courtyards, or parksand easyaccessto
public transit.
Station MixedUse Nomax N/A 3.0-
6. 0 Intendedto providefor a range
of visitor-serving uses, including
retail, restaurants, entertainment, culturalamenities,
andhotels in proximityto the Downtown
SMARTstation. Whilecommercialuses are
emphasized, new multifamilyhousingwillalso be
allowedto support the daytimeand evening
vitalityof the Downtown
StationArea. Maker MixedUse Nomax N/A 3.0-
6. 0 Intended toaccommodatea balanced
mix of residential, creative, and
maker-oriented uses, includingartisan shops,
studios, media production, printing
and publishing, distilleriesand micro-
breweries, cannabis, tech start- ups, research
and developmentfacilities, limited light industrial
uses, and home- based
businesses. Multifamilyresidentialunits areencouraged
in all-residentialor mixed- usebuildings, as
are live-
work
units. Neighborhood MixedUse Nomax N/A 2.0-
6. 0 Intended to encourage
new multifamily residentialdevelopmentin all-
residentialor mixed- use buildings, togetherwith
a broadmix of uses that primarilyserve
local residents, includingprofessional
office, retail, entertainment, service,
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6 HousingConstraints
Land
Use
Densitygross
units/
acre)
Mid-
point
Density
Mid-
point
FAR Descriptionneighborhood-scale
supportinguses. Housingdevelopmentwill include
low- and midriseapartments and
condominiumsand small-lot single- family
attacheddwellingse. g., duplexes, triplexes,
townhomes). Live- workspacesand maker-oriented
uses are permittedsubject to
performancestandards. Source: Santa RosaGeneralPlan 2035Land Use Element
ZoningCodeThe Santa RosaZoning Codeimplementsthe GeneralPlan. It describesthetype of residentialusesallowedin each zoningdistrictaswellas the buildingstandards, such as required setbacks, maximumheight, and parkingrequirements (Table6- 2). The Zoning Codeincludesnounusual or onerousprovisionsthatimpede theproductionof housing, eitheras a wholeor for any particularpopulationgroup; this is provenby the consistentproductionof newhousingin the community.
Consistent with GovernmentCode Section65940.1( a)( 1) related to transparencyrequirements, zoning, and developmentstandardsfor all parcelswithintheCity areavailableon theCity’ s website. Table6- 2
ZONINGDISTRICTS Zoning District
Density (gross units/
acre) DescriptionRural Residential (RR) 0.
2- 2 The RR zoningdistrict is appliedto areasof
the cityintended to accommodate
residentialneighborhoodswith compatibleagriculturaluses, but where the primaryuses are residentialand compatible
accessoryuses.
Single- FamilyResidential ( R-1)
2- 13TheR- 1 zoningdistrict is appliedto areasof
the cityintendedto bemaintainedas
residential neighborhoodscomprisedof detached and attached single- family houses, clusteredresidentialhillsideprojects, and small multifamilyprojects, together with
compatible
accessoryuses. Medium
DensityMulti-
FamilyResidentialR- 2) and
Multi- FamilyResidential (
R-3)
8- 30TheR- 2 andR- 3 zoningdistrictsareappliedto
areasof the cityappropriatefor residential
neighborhoodswithmediumand higher residentialdensities, to providehomerental and ownershipopportunities, and toprovide a fullrange of choicesin housingtypes to improve
access to
JANUARY2023
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6 HousingConstraints Zoning District
Density (gross units/
acre) DescriptionMobile
Home ParkMH)
4- 18 The MH zoningdistrict is appliedto areasof
the cityoccupiedby andintendedto bemaintained
as mobile
home parks.
Transit
Village-Residential
TV-R)
25- 40 TheTV- R zoningdistrict is appliedto
areas withinapproximatelyone-halfmileof a transitfacility that is appropriatefor mixed- use
development. Developmentshouldtransitionfrom less intenseusesat the outlyingedges to higherintensityusesnear the
transit facility. Residentialuses are required, and
ground- floor, neighborhood-servingretailand live- work uses
are encouraged.
NeighborhoodMixed Use (
NMU) VariesThe NMU zoningdistrict is appliedto
areas withindowntownSantaRosato allow for
multifamily residentialdevelopmentin allresidentialor mixed- use buildingsand a varietyof uses that primarilyserve local residents, such as professionaloffice, retail, entertainment, service, and other neighborhood-scale supporting
uses. Housingdevelopmentwill includelow- and
midriseapartments andcondominiumsas well as small-lot
single- family attacheddwellings (e. g., duplexes,
triplexes, townhomes). Live- workspacesand maker-orienteduses are permittedsubject to
performancestandards. CoreMixed Use (
CMU) VariesThe CMU zoningdistrict is appliedto
areas withindowntownSantaRosa tofostera mix of
residential and nonresidentialuses to activate the
greater Old CourthouseSquareareaand key transit
corridors. New residentialdevelopmentwillserveas a
catalyst for increasedactivityandcreatea built- in market for retail, service, and entertainmentuses. High-
risedevelopmentin allresidentialor mixed- usebuildings is envisioned in a walkable, bikeableenvironmentwith
public gatheringplacessuch as plazas, courtyards, or parks and easyaccessto
public transit. Station
Mixed Use
SMU) VariesThe SMU zoningdistrict is appliedto
areas withindowntownSantaRosa to providefor a range
of visitor-serving uses, including retail,
restaurants, entertainment, culturalamenities, andhotels in proximity to the DowntownSMARTstation. Whilecommercial
uses are emphasized, new multi- familyhousingwill
also beallowedto supportthe daytimeand eveningvitality
of the Downtown
CITYOFSANTAROSA
Page6-6 2023 – 2031HousingElement
6 HousingConstraints Zoning District
Density (gross units/
acre) DescriptionMaker
Mixed Use
MMU) VariesThe MMU zoningdistrict is appliedto
areas withindowntownSantaRosa toemphasizea balanced
mix of residential, creative, and maker-oriented
uses, includingartisan shops, studios, media production, printing and publishing, distilleriesand micro- breweries, cannabis, techstart- ups, research and developmentfacilities, limited light industrialuses, and other home- based
businesses. Multi- familyresidentialand live/ workunits are encouragedin all-residentialor mixed-
use buildings. Source: City of Santa Rosa Zoning
Code, 2020Mixed Use ZoningDistrictspermit 100 percent
residential development.
DevelopmentStandardsZoningregulationsfor residentialzonesareshowninTables6- 3 and6- 4. Standard zoning requiresvaryingsetbackand building height requirements, dependingon the zone.
Multifamilyzones, particularlytheTV- R zone (inTable6- 4), allow limitedsetbacksand buildingheightsof 45feet or fourstories to accommodatehigh- density residentialprojects. For affordablehousingprojects, the City may waive certain zoningstandardsto improve thefeasibilityof JANUARY2023
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6 HousingConstraints
Parking RequirementsProvidingsufficientparkingforvehiclesis an essentialpart of goodplanning. At the same time, however, excessive parkingrequirementscanbe a barrier to developingnewhousingat a range of densitiesnecessaryto facilitateaffordablehousing. TheCity’ s Zoning Code establishesresidentialparkingstandards, assummarizedinTable6- 5. The City currentlyrequiresat least one parkingspacefor every staffmemberonduty at emergencyshelters, in compliancewith CaliforniaGovernmentCode Section65583(a)(4)(
A)( ii). TheCity has found theserequirementsto be sufficientbut not excessive. Parkingreductionsof up to 100 percentmay begrantedif the reviewauthorityfinds that specialcircumstancesexistand that the proposednumberofspaces is sufficientfor the safe, convenient, and efficientoperationof the use. Parkingreductionsin excessof 25 percent requireapprovalof a MinorConditionalUse Permit or ConditionalUse Permit. Parkingrequirementsare furtherreducedwithinthe NorthSanta RosaStationAreaand areeliminatedin the DowntownStationArea. Parkingrequirementsare also reduced for multifamilyaffordablehousingprojectsand senior housingprojectsTable6- 5 RESIDENTIAL
PARKINGSTANDARDS Unit TypeNumberof Parking
Spaces Required
Vehicle Bicycle Accessory
DwellingUnit 1 space in additionto
thatrequiredfor the primary
single- familydwellingunit, unless
exemptedby Section20-42.130.E.9 of
the Santa Rosa
Zoning
Code None Junior
Accessory Dwelling Unit
None None Downtown
ResidentialUnit in Downtown
StationArea
SpecificPlan)
Nominimum1 spaceper 4 units, if
unitsdo nothave a private
garageof privatestoragespace
for
bicycle storage Duplex,
MultifamilyDwelling,
Rowhouse, Condominium, and
Other AttachedMultifamilyand
Single- Family
Dwellings, includingMultifamilyin a
Small-
Lot SubdivisionStudioand 1-
bedroomunits— 1 coveredspaceplus0.
5 visitorspaces perunit 1 spaceper 4 units, if
unitsdo nothave a private
garageof privatestoragespace
for
bicyclestorage2 or more-
bedroomunits— 1 coveredspaceplus1.
5 visitorspaces
per unit
EmergencyShelter1 spaceforevery10
bedsprovided, plus 1 spacefor each
staffperson
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6 HousingConstraints Unit TypeNumberof Parking
Spaces Required
VehicleBicycle Group
quarters (includingboarding/
rooming houses,
dormitories,
organizationalhouses) 1 spacefor each sleeping
roomor 1 spacefor each 100square
feet of common
sleepingarea 1 space
per roomMixed- Use ProjectsParkingreducedupto 50
to 75percentof the
required parkingAggregate of
requirementsfor each
separateuse. Live-Work and
Work- LiveUnits 2 spacesfor
eachunit 1 spaceper 4 units, if
unitsdo nothave a private
garageor privatestoragespace
for
bike storage. Mobile HomeParks1. 75 spaces perunit0. 5 spaces per unit
MultifamilyAffordable
HousingProjectStudio/ 1 bedroomunit—
1 space
perunit. 1 spaceper 4 units, if
unitsdo nothave a private
garageof privatestoragespace
for
bicyclestorage2 or morebedrooms—
2 spaces
per unit. Senior
HousingProject1 spaceper unitwith0. 5
of the spacescovered, plus
1 guestparkingforeach
10units. 1 spaceper 8 units, if
unitsdo nothave a private
garageof privatestoragespace
for
bicyclestorage Senior
Affordable HousingProject1 space
perunit 1 spaceper 8 units, if
unitsdo nothave a private
garageof privatestoragespace
for
bicyclestorageSingle-
Family
Dwelling - DetachedStandardlot— 4 spacesper
unit, 1 of whichmustbe on-
site, covered, and outside
setbacks. Theremaining3 spacesmaybe
on-sitein the drivewayand
tandem) oron a public or private
street when directlyfronting
the
lot. NoneFlaglot— 2 spacesperunit,
1 of whichmust be covered,
both of whichmust be located
outside the requiredsetbackarea; plus
2 on- site, paved guest
spaceslocatedoutside the required
setbacksand whichmay
be tandem. Single
Room OccupancyFacilities0. 5 spaces
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6 HousingConstraints Unit TypeNumberof Parking
Spaces Required
Vehicle Bicycle SupportiveHousingNone if locatedwithin ½ mileof a publictransit stop. Otherwise, subjectto the samerequirementsas other residential uses. TransitionalHousingSubjectto the samerequirementsas other residentialuses. Source: Santa RosaMunicipalCodeChapter20- 36 Parkingand LoadingStandards. TypicalDensities
for DevelopmentSantaRosais a large, urban communitycentrallylocatedin rural SonomaCounty. It is bisectedby USHighway101and is bounded by mountainson the north, east, andsouth, and the LagunaSantaRosaon the west. SantaRosais the largestcity in SonomaCounty ( 2018population, 177, 586). TheCity’ s boundaryincludesabout 41 square miles; another4 squaremiles lie withinits Urban Growth
Boundary (UGB). Since itsincorporationin 1868, withanarea of about one squaremileand 900 residents, SantaRosa hasevolvedinto the commercial, financial, medical, and industrialcenterof the NorthBay.
SantaRosais also the largest city between SanFranciscoand Eugene, Oregon. SantaRosahas a traditionaldowntown, which, togetherwith the nearbySantaRosa JuniorCollege (JC) area, holdsapproximatelyone-quarterof the16. 5 millionsquarefeet of commercial/officespacein the UGB. Abouthalf of thecity’ s commercialacreage (660acresof a totalof 1, 370acres) is in strip retail uses. Another10. 6 millionsquarefeet of industrialspace is scatteredin peripherallocations. Thecity’ s residentialneighborhoodsare diverse, rangingfrom the traditional—suchas JC, Burbank, and WestEnd—with grid streetpatterns and moderatelyhighdensities, to low- density hillsideneighborhoods such as Chanate/HiddenValley, RinconValley, and Fountaingrove. With theexception of downtown, landuses arecontainedin single- use districts, and mixed- use (residential and nonresidential) developmentis sparse. Approximately16percentof the land (approximately4, 655acresof a totalof 29, 140 acres) in theUGB
is vacant. Thecityis a built- out communitywith few remaining large undevelopedparcelswithin city limits. Typicalsingle- familyresidentiallotsintheR- 1 zonevaryin size fromapproximately3, 500to 20, 000 squarefeet and supportone single-familyhome and accessorydwellingunit each.
Single- familyresidentiallotsintheR- 2 zone can accommodatebetween8 to 18 units per acre. Mixed useprojectsarerequiredto complywith the densityrangeof the underlyingGeneralPlanland use designationor zoningdistrict. Typicalsingle-familylotsare 6 unitsper acre and typical multifamilydensities are 24 unitsperacre. In the previousplanningperiod, no sitesidentified to accommodatethe lower-incomeRHNAin the inventory weredevelopedwith lessthan the minimumallowabledensityof the zone in whichthesite
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6 HousingConstraintsSince itsincorporationin 1868, with anarea of about one squaremileand 900 residents, SantaRosa hasevolvedinto the commercial, financial, medical, and industrialcenterof the NorthBay.
SantaRosais also the largest city between SanFranciscoand Eugene, Oregon. SantaRosahas a traditionaldowntown, which, togetherwith the nearbySantaRosa JuniorCollege (JC) area, holdsapproximatelyone-quarterof the16. 5 millionsquarefeet of commercial/officespacein the UGB. Abouthalf of thecity’ s commercialacreage (660acresof a totalof 1, 370acres) is in strip retail uses. Another10. 6 millionsquarefeet of industrialspace is scatteredin peripherallocations. Thecity’ s residentialneighborhoodsare diverse, rangingfrom the traditional—suchas JC, Burbank, and WestEnd—with grid streetpatterns and moderatelyhighdensities, to low- density hillsideneighborhoods such as Chanate/HiddenValley, RinconValley, and Fountaingrove. With theexception of downtown, landuses arecontainedin single- use districts, and mixed- use (residential and nonresidential) developmentis sparse. Approximately16percentof the land (approximately4, 655acresof a totalof 29,140 acres) in theUGB
is vacant.
DensityBonusUndercurrentstate law ( GovernmentCode Section65915), cities and countiesmustprovide a densityincreaseup to 80 percentover the otherwisemaximumallowableresidentialdensity under the municipalcodeand theland useelementof the generalplan ( orbonuses of equivalent financialvalue) whenbuildersagree to construct housingdevelopmentswith 100percentof unitsaffordable to low- or very low-
incomehouseholds. TheCity’ s density bonusordinanceallows for densitybonusfrom35to 50 percentandallows a 100 percentdensitybonus for housingdevelopmentprojectswith 80 percentmoderate-income unitsand 20 percentlow- incomeunits. The density bonusordinancealso allowsbonusesof up to 100percentof the total unitswithin the specifiedareasof the Downtownand North StationSpecific Planareas. TheCity of SantaRosa has includedProgram-34 to ensurecompliancewith current state law GovernmentCode (GC)
Section65915). Zoningfor a Variety of
HousingTypes Housingelementlaw specifies that jurisdictionsmust identifyadequatesitesto be made available throughappropriatezoning and developmentstandardsto encourage thedevelopment of varioustypes of housingfor all economicsegmentsof the population. This includessingle- family housing, multifamily housing, manufacturedhousing, mobile homes, emergencyshelters, and transitionalhousing,
amongothers. The Zoning Code outlines residentialdevelopmentpermittedby right ( P), permittedwith a minor use permit (MUP), or uponapprovalof a conditionaluse permit (CUP). Table6- 6 illustrates permittingrequirementsby zone for variousresidentialuses in JANUARY2023
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6 HousingConstraintsTable6- 6 HOUSINGTYPESPERMITTEDBY
ZONING DISTRICT ResidentialUseRR R-1 R-2 R- 3 MHNMU
TV- R AgriculturalEmployeeHousing <6 P P P P P
P P AgriculturalEmployeeHousing7+ 1 MUP MUP MUP MUP MUP MUP MUP Community Care < 6 P P P P P
P P Community Care 7+ MUP MUP MUP MUP MUP
MUP MUP EmergencyShelter2 CUP CUP CUP CUP CUP
CUP CUP Mobile Home Park CUP CUP CUP CUP
CUP CUP – Mobile Home Unit P P P P P
P P MultifamilyDwelling MUP MUP P P –
P P Residential Mixed Use MUP MUP MUP MUP MUP
P P Roomingor BoardingHouse P P P P –
P P Single Room
OccupancyUnit3 – – – – – – – Accessory DwellingUnit P P P P – P P Single- Family Dwelling4P P P4 P4 –
P3 P3 SupportiveHousing5P4 P4 P P P
P P TransitionalHousing5P4 P4 P P P
P P Source: City of Santa Rosa Zoning
Code, 2021. 1 Currently, a minor usepermit is requiredfor new agriculturalemployeehousingof morethan 7 people.
TheCity has includedProgramH-38 to amendthe zoningcodeto allow agriculturalemployeehousingof no more than 36bedsin a groupquarters, or 12 unitsdesignedforuseby a singlefamily or household, thesameas an
agriculturaluse. 2 Emergencyshelterswith 50bedsor less arepermittedby right ( no discretionaryreview) in the GeneralCommercialCG) district. In all other zones, emergencyshelters requireconditional usepermits. 3 Single- room occupancyfacilities arepermittedin the CG, CSC, CD-5, CD-7, andCD- 10 zoningdistricts, subjectto designreview andapprovalof a conditional
usepermit. 4. Single- family dwellingsallowedonly as
attachedunits. 5. A minor usepermit is requiredfor theconstructionof new multifamilysupportiveand transitionalhousing unitsin anRRorR-1- 6 zoningdistrict, similar to constructionof a new traditionalmultifamilyunitin anRRorR-1- 6 zone. A newsupportiveor transitionalhousing useoccupyingan existing multifamilyresidencein anRRorR-1- 6 zoningdistrictis a permitteduse requiringonly a zoningclearance. TheCity has includedProgramH-38 to amendthe zoningcodeto allowtransitionaland supportivehousingconsistent with GovernmentCodeSection
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6 HousingConstraintsHousingfor Persons
withDisabilitiesTheCity of Santa Rosaincorporatesthe FederalFairHousingActand the California FairEmploymentandHousingAct of 1964aspartof its buildingrequirements. These two statutesaddress the fair housingpractices, which includepracticesagainst housingdiscriminationtoward persons withdisabilities. In compliancewith GovernmentCode Section65583, the city permits supportivehousingfor persons withdisabilitiesin any residentialzone that permitsresidentialusesof a similartype in the
same zone. ReasonableAccommodations. The Cityadopted a ReasonableAccommodationOrdinance in 2004that givespersons withdisabilitiesa procedureto seek equalaccess to housingunder the federal FairHousingAct and the California Fair EmploymentandHousingAct in theapplication of zoninglaws and otherland use regulations. Reasonableaccommodationrequestsarereviewed by the ZoningAdministrator, with theexceptionof thosesubmitted for concurrentreview with anotherdiscretionaryland useapplication, in whichcase the requestwill be reviewedby the authorityreviewing the discretionaryland useapplication. The writtendecisionto grantordeny a request for reasonableaccommodationwill be consistentwith the Actsandshall be based on considerationof the
followingfactors: Whetherthe housing, whichis thesubjectof therequest, will beusedby an individualdisabledunder
the Acts. Whethertherequest for reasonableaccommodationis necessaryto make specific housingavailableto an individualwith a disabilityunder the Acts. Whether the requested reasonableaccommodationwouldimposean undue financial or administrativeburdenon
the City. Whether the requested reasonableaccommodationwouldrequire a fundamentalalterationin thenatureof a Cityprogramor law, includingbut notlimitedto landuse and zoning. Potentialimpact on
surroundinguses. Physicalattributesof the property
and structures. Other reasonableaccommodationsthat mayprovide an equivalentlevel of benefit. ProgramH- 38 has beenincludedfor theCity to review the current reasonableaccommodationprocedureandensure the required findings, specificallythe finding regardingpotential impacts on surroundinguses, are not potentialbarriersto housingfor persons with disabilities. AccessibilityRequirements. The City followsstate and federalregulationsthat require any new residentialconstructionof three or moreapartmentsor four or morecondominiumunits to be accessibleand/ or adaptableto disabledpersons. The City applies standardconditionsof approval to residentialdevelopmentprojectsreflectingthismandate. The NorthSanta RosaStation AreaSpecificPlan, adoptedin 2012, buildson this standardandrequiresthat a minimumof 10percentof newunits in townhomeprojects bedesignedto be habitableby persons with disabilities (Specific JANUARY2023
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6 HousingConstraintsAH-3. 2). The DowntownStationAreaSpecificPlan (updated2020) includesa policyto locatebuildings that specificallyserveindividualswithdisabilitiesnear accessiblepathwaysto transitand publicservicesLU-
1. 6). TheCity hasadoptedthe 2019 CaliforniaBuildingCode, which includesuniversaldesign standardsfor new multifamily residentialdevelopments. Universaldesignis an inclusive design approachthat integrates basic accessibilityfeaturesinto newly constructedresidentialunits. The universaldesignstandardsmake more structuresaccessibleto disabledpersonswhoare not necessarily residentsof the structures. The City implementsuniversaldesignstandardsin residentialbuilding design and throughmandatingthat residentialbuildingdesignsfollow ADArequirementsfor multifamilyprojectsaswellas any housingdevelopmentsthatuse the density bonusprogramor state or federalfunding. Otheramendmentsmadeto the codehave notdiminishedtheability to accommodate persons
with disabilities. SeparationRequirements. TheCity’ s municipalcodedoes not impose any separationrequirementsfor grouphomes or residential
carefacilities. Site PlanningRequirements. The site planningrequirementsfor supportivehousing and communitycarefacilitiesare no differentthan for otherresidentialusesin the same zone. Definitionof “Family.” The Santa RosaMunicipalCodedefinesa familyas anindividual, ortwo or more persons, relatedby blood, marriage, oradoption; a group of unrelatedpersonswhich, if numberingfive or morepersons, mustbe livingtogetheras a groupin a dwellingunit, using commoncookingfacilities, andas a groupbear the genericcharacteristicsof a familyas a relatively
permanenthousehold. ProgramH- 38 has beenincludedto amend thisdefinitionto not limitfamilybysize or relationsuchthat it does notimpedetheability of persons withdisabilitiesto locate housing.
EmergencyShelters The CaliforniaHealthand Safety Code (Section50801) defines an emergencyshelter as “ housingwith minimalsupportiveservices for homelesspersonsthat is limited to occupancyof sixmonths or lessby a homelessperson. Noindividual or householdsmay be deniedemergencyshelterbecause of aninability
to pay.” GovernmentCode Sections65582and65583(a)( 5)) requirejurisdictionsto allow emergencyshelterswithout a conditionaluse permit. Within identifiedzones, only objective developmentand managementstandardsmay be applied, giventhatthey aredesigned to encourageand facilitate thedevelopmentof or conversionto an
emergencyshelter. The Santa RosaMunicipalCode currently allows emergencyshelterswith50 or fewer bedspermittedbyrightin the GeneralCommercial (CG)
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6 HousingConstraintsThe GeneralCommercialzoneis the best suitedzone to accommodatean emergencyhomelessshelterby right. AreasdesignatedRetail BusinessServiceandzonedCGare the mostlikely to offer convenienceservicessuch as groceries, pharmacies, andshops. In addition, transitservice is mostaccessiblein theseareassince themajorityof Retailand CGdesignationsare along arterialstreetswhere
busesrun. As of March2022, therewere 100 vacantparcelswiththe CG zoning, rangingin sizefrom0. 07to
7. 5 acres, with most parcelsbeing0. 1to 4. 15 acres andtotaling73. 5 acres. Emergencysheltersare alsopermittedwithapprovalof a conditionalusepermitin all residentialand commercial
zoningdistricts. TheCity’ s municipalcode allows emergencyshelterswith 50bedsorlessin the CG Zoning Districtto be exemptfrom design review. Developmentstandardsfor emergency sheltersare: 1. Maximumnumberof beds. Asdeterminedby CUP, exceptthat a maximumof 50 bedsshall bepermitted, byright, in the CG
ZoningDistrict. 2. Lengthof stay. Temporarysheltershall beavailableto residentsfor no morethan180 daysin any 12-
monthperiod. 3. Intake/waitingarea. A client intake/waitingareashall beprovidedat a minimumof 10 squarefeetper bedprovidedat the facility, with a minimumof 100 squarefeet. Said intake/waitingareashallbein a locationnotadjacentto the publicright-of-way. If locatedat the exteriorof a building, the intake/waitingareashall be visuallyseparatedfrompublicviewby a minimumof six-foot- tall visuallyscreening maturelandscapingor a minimumsix-foot- tall decorativemasonrywall and shall provideconsiderationfor shade/ rainprovisions. 4. Lighting. Adequateexternallightingshall be providedfor securitypurposes in compliancewithSection20-
30.080. 5. Security. Securitypersonnelshall be providedduringthe hoursthat the emergency shelteris
in operation. 6. On- sitemanagement. At least one facilitymanagershallbe on-siteat all hoursthat thefacilityis open. Additionalsupportstaffshall beprovided, asnecessary, to ensurethat at leastone staffmemberis providedin all segregatedsleepingareas, as appropriate. Low Barrier
Navigation CentersGovernmentCode Section65662requiresthat thedevelopmentof low- barriernavigation centers bedevelopedas a use byright in zoneswheremixed-uses areallowedor in nonresidential zonesthat permit multifamilyhousing. For a navigationcenterto be considered “lowbarrier,” its operation shouldincorporatebestpracticesto reducebarriersto entry, which mayinclude, but are not JANUARY2023
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6 Housing Constraints » Permittingthepresenceofpartnersif it isnot a population-specificsite, suchas forsurvivorsof domesticviolenceor sexual assault, women, or youth.
Permittingpets. Providingtheabilityto
store possessions. Providingprivacy, such as privaterooms or partitionsaroundbedsin a dormitory settingor in largerrooms with
multiple beds. ProgramH- 38 has beenincludedto comply with GovernmentCode Section 65662. Supportive and
TransitionalHousingSupportivehousingis definedby Section50675.14 of the Healthand SafetyCode as housingwithlinkedon- or off- site services, withno limiton thelengthof stay, andwhich is occupiedby a targetpopulationasdefinedin Healthand Safety Code Section53260 (i. e., low- incomepersons with mentaldisabilities, AIDS, substanceabuse, chronic healthconditions, or persons whose disabilitiesoriginatedbeforetheageof 18). Serviceslinked to supportivehousingusuallyfocus on retaining housing, living andworkingin the community, and/ or
health improvement. Transitionalhousingis definedin Section50675.2 of the Healthand SafetyCodeas rental housingforstaysof at least six monthsbutwheretheunits arerecirculatedto another programrecipient aftera setperiod. It may be designatedfor a homelessindividualor familytransitioning to permanenthousing. Thishousingcan take many structuralforms, such as grouphousing and multifamilyunits, and may include supportiveservicesto allowindividualsto gainnecessarylifeskills in support of
independentliving. Pursuant to GovernmentCode Section65583(a)( 5), transitionaland supportivehousing types arerequiredto betreated as residentialuses and subjectonly to thoserestrictionsthatapply to otherresidentialusesof the sametypein the samezone. TheCity’ s municipalcode allows supportivehousing and transitionalhousingbyrightin all residentialdistricts. In the RuralResidential ( RR) and Single- FamilyResidential (R- 1) districts, a minor usepermit is requiredfor theconstruction of new multifamilysupportiveor transitionalhousingunitsin an RRorR-1- 6 zoningdistrict, similar to constructionof a new traditionalmultifamilyunitin anRRorR-1- 6 zone. Theconstruction of new multifamilysupportivehousingunitsdoes notrequirea minor use permitwhen the proposeduse meetseachof therequirementsof GovernmentCode Section65651. A newsupportive or transitionalhousing useoccupyingan existing multifamilyresidencein anRRorR-1- 6 zoningdistrictis a permitteduse requiringonly a zoningclearance. TheCity has includedProgramH-38 todevelop a processingprocedureto allowfor theapprovalof 100 percent affordabledevelopmentsthatinclude a percentageof supportivehousingunits, either 25percentor 12 units, whicheveris greater, without a conditionalusepermitor other discretionaryreviewin all zoningdistrictswheremulti-unit and mixed- usedevelopmentis permitted (GovernmentCodeSection
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6 Housing ConstraintsExtremelyLow-
Income HousingExtremelylow- incomehouseholdstypicallyconsist of personswith specialhousing needs, including, but notlimited to, persons experiencinghomelessnessor at risk of homelessness, persons with substanceabuseproblems, and farmworkers. GovernmentCode Section 65583 requires the quantificationandanalysisof existing and projectedhousingneeds of extremely low- income households. HousingElementsmust also identifyzoning to encourageand facilitatesupportivehousingand single- room
occupancyunits. Currently, the City allowssingle- room occupancyfacilitiesandunitsin the CG and CSC zoningdistrictssubjectto designreview andapprovalof a conditionaluse permit. Single- room occupancyfacilitiesareallowedin the CMU, SMU, and MMU zoningdistricts, subjectto designreview andapproval of a minorconditionaluse permit. Additionally, to encourageandfacilitate thedevelopment of housingaffordableto extremelylow- incomehouseholds, the city has includedProgram H- 25. Residential
Care FacilitiesHealthand Safety CodeSections1267.8, 1566.3, and1568. 08 require localgovernments to treat licensedgrouphomes and residentialcarefacilitieswithsix or fewerresidentsno differently thanotherby- right single- familyhousinguses. “Six or fewerpersons” does not include the operator, theoperator’s family, or personsemployedas staff. Localagenciesmust allow these licensedresidentialcarefacilitiesin any areazoned for residentialuse andmay not require licensed residentialcarefacilitiesforsix or fewerpersonsto obtainconditionalusepermits or variancesthatare notrequiredof other
family dwellings. Residentialcarefacilities areconsidereda type of communitycarefacilityin theCity’ s municipal code. Communitycarefacilitieswithsix or fewerpersons arepermittedin all residential zones, and communitycarefacilitieswithsevenor more are permittedwithapprovalof a minor usepermit in all residentialzones. TheCity has includedProgramH-38 to allowfacilitiesforsevenor morepersonsonlysubjectto the restrictionsthatapplyto otherresidentialusesof the sametypein the same zone. Agricultural
EmployeeHousingHealthand Safety CodeSection17021. 5 requiresemployeehousingforsix or fewerpersons to betreatedas a single- familystructure andresidentialuse. No conditionaluse permit, zoning variance, or other zoningclearanceshall be requiredfor thistype of employeehousingthatis notrequired of a familydwellingof the sametypein the same zone. Section17021. 6 requires that employeehousingconsistingof no morethan36beds in groupquarters (or 12unitsor less) designedforuseby a singlefamily or householdto betreatedas an agriculturaluse. No conditionaluse permit, zoningvariance, or other zoningclearanceshall be requiredfor thistype of employeehousingthatis not requiredof any other agriculturalactivityin the
samezone. The City permitsemployeehousing/farm laborhousingforsix or fewerresidentsbyright in all residentialzones andrequiresa minor usepermitin all residentialzones for housing/ JANUARY2023
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6 HousingConstraintshousingover six residents. Thecity has includedProgramH- 38, which willamend the municipalcode to complywithHealthand Safety CodeSections17021.5 and 17021. 6. AccessoryDwellingUnits and Junior
AccessoryUnits Accessorydwellingunits (ADU), also called “secondunits” in the zoningcode, are attachedor detachedresidentialdwellingsthat provide complete, independentlivingfacilitiesforone or morepersons. Thatis, they include permanentprovisionsfor living, sleeping, eating, cooking, andsanitationon the sameparcelas a single- familydwelling. To comply with GovernmentCode Section 65852.2, ADUsmust be permittedministeriallysubject to objective designstandards. Junior accessorydwellingunits (JADU) areADUsof lessthan 500squarefeet andmust be permittedwithinthewallsof theproposedor existingsingle- familydwelling. An existingbedroom or interiorentryinto the single-familyhomeis notrequiredfor JADUs. Currently, ADUsandJADUs are permittedwithinall zoneswheresingle-family and multifamilydwellings are permitted. The city permitsADUsandJADUsonany lot thatallowsa single-family or multifamily residentialuse andincludes a proposedor
existingdwelling. ADUs and JADUsoffer an opportunity forhomeownersto earn additionalincomeand provide an opportunityfor affordable
housing units.
ManufacturedHomes Under CaliforniaGovernmentCode Section65852. 3 through65852. 5, jurisdictionsmust allow certifiedmanufacturedhomeson all lotszoned for conventional, stick- built single- familydwellings.
The onlydifferencein regulation betweenmanufacturedhomes and conventionalsingle- family dwellingsmay be withrespect to architecturalrequirements. The Santa Rosa Zoning Code currently allowsmanufacturedhomesthesameas any other single- familydwelling. LocalProcessingand
PermitProceduresTheCity is committedto efficient developmentapplicationprocessing, andit has an adoptedpolicyrelated to applicationreview andprocessing. The developmentreviewprocesshas beenstreamlinedin accordancewith the Council- adoptedDevelopmentProcessReviewreport (1993), which set forthprocessingtime objectives. Theseincludea goal of limitingprocessingtimeto no morethan 120 daysfromthedate of applicationsubmittalto the firstactionby a decision-makingbody, with 30 days betweensequentialactions, 42 daysfor the first engineeringplancheck, and 15 days for each subsequentcheck. The CityCouncilhas also initiatedimplementationof a Two Plan CheckProcess for engineeringplans andrequirementsfor neighborhoodmeetings in residentialneighborhoodsprior to formal applicationsubmittal to streamline the developmentreviewprocess. City staff also conducts optionalDevelopmentReview Pre- Applicationmeetings withapplicantsto provideearly issueidentificationfor
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6 HousingConstraintsTable6- 7 PROCESSINGPROCEDURESBY
PROJECTTYPE Procedure Steps EstimatedTime (
in Weeks) Single
FamilyUnitStep 1: DesignReview0 days (
not required) Step 2: BuildingPermit2 to
3 monthsEstimatedTotal ProcessingTime8 to
12 weeksMultifamilyStep 1: DesignReview4 to
8 months Range includesreduced
reviewoptions) Step 2: BuildingPermit3 to
4 monthsEstimatedTotal ProcessingTime7 to
12 monthsSubdivisionStep 1: TentativeMap/ Tentative ParcelMap5 to 10 monthsStep 2: ImprovementPlans/Final MapReview
3 monthsStep 3: GradingPermit1 to
2 monthsEstimatedTotal ProcessingTime9 to
15 monthsSource: City of Santa
Rosa, 2022. Table6- 8 TIMELINESFOR
PERMITPROCEDUREType of Approval or Permit Typical ProcessingTimes ApprovalBodyMinor UsePermit3- 5 months
Zoning Administrator MinisterialReview1 day- 2 monthsDirector of Planning and
Economic DevelopmentConditional UsePermit6 – 8 months
PlanningCommissionZoning MapAmendment9 – 12 months
City CouncilGeneral PlanAmendment9 – 12 months
CityCouncilSite PlanReview6 – 8 months
PlanningCommissionMinor Design
Review/ReducedReviewAuthority DesignReview4 – 5 months
Zoning AdministratorArchitectural/
Major DesignReview6 – 8 monthsDesign
Review BoardTentative ParcelMaps5 – 7 months
SubdivisionCommittee TentativeMaps9- 10 months
PlanningCommission
NegativeDeclaration/ Mitigated NegativeDeclaration8 –
12 months
ZoningAdministrator, DesignReview
Board, or
Planning CommissionEnvironmental ImpactReport18- 36 months City CouncilSource: City of Santa
JANUARY2023
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6 Housing ConstraintsApprovalto
BuildingPermitAfterthe Cityapprovesa project, suchas at PlanningCommissionor City Councilhearing, it becomestheapplicant’ s responsibilityto initiatethesteps to securebuildingpermits andconstruct the project. These steps includeobtainingstate or regionalpermits, and payingfees asoutlinedin a project’ s conditionsof approval. Other necessary
actions include: Completing
constructiondrawings Recordingsubdivision (final) maps (applies to ownershipprojects)
RetainingcontractorsObtainingutility approvals, requiredeasements, andrights of entry Thelengthof timebetweena project’ s approvaland building permitissuancein many cases is determinedby the applicant. TheCity’s initialreviewfor bothcivilplan and building permitapprovalis typically12to 16 weeks, with a subsequentreview, if correctionsarenecessary, to be completedwithin1 to 3 weeks. Thetime the applicanttakesto make correctionsbetweenthese reviewsvaries, butonce a projectbegins the constructionplan reviewprocess, the followinggeneral timelinescantypicallybe achieved with
responsiveapplicants: Civil planapproval (e. g., grading, water, sewer, streets): 3 to 6 monthsBuilding permitapproval: 1 to
3 months
Design ReviewGeneralPlan policyrequiresthat all newarchitecturaland sitedesignsbe of superior quality to improveandadd to SantaRosa’ s attractiveness. SantaRosa has designguidelinesthat implementthe designobjectivesof the
GeneralPlan. TheCity’ s DesignGuidelineswere firstadoptedin 1973, and revisedguidelineswere most recentlyadoptedin 2020, followingadoptionof the DowntownStationAreaSpecificPlan. The City requires projectconsistencywith adopteddesign policies. Generaldesign policies requireproposals to be compatibleandsensitive to surroundingland uses; offer a completedesign concept wherearchitecture, site planning, materials, and landscapingexhibit a thoughtfulrelationshipto the naturaland builtenvironment, and providehumaninterest whileenhancing theplacemakingor livabilityof an area. Newproposalsare notsubjectto unusual or especially restrictiveconditions. Design
ReviewProcessTheCity of Santa Rosarequiresthe DesignReviewBoard or ZoningAdministratortoadopt a formal resolutionapprovingthedesign of projectsfor all projectsthatrequire a BuildingPermit.
The
stepsare: 1. Applicantsubmittalof an applicationfor Design Review, includingall required
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6 HousingConstraints2. Referralto City departmentsand outsideagenciesfor review, and project review by Planning staff, consideringthe location, design, site planconfiguration, and the overalleffectof the proposedproject upon surroundingpropertiesandtheCity in general andcomparingthe proposedprojectto the GeneralPlan, any applicable specific plan, applicableZoning Codestandards and requirements, consistencyof the project withtheCity’ s Design Guidelines, architecturalcriteriafor specialareas, and other applicable
Cityrequirements. 3. Preparationof projectfindings andconditions of approval. 4. Publicnotice andhearing
for action. 5. Streamlinedprocessfor housingprojectswithintheCity’s PDAssunsets in December2023. TheCityhasnot yet determinedtheapproachfor after December2023, but has includedlanguagein ProgramH-37 to review anddetermineif the streamlinedprocessshould be continued. Design
ReviewFindingsDesign Reviewapprovalshallrequirethat the reviewauthorityfirstfindall of the following: Thedesignandlayoutof the proposeddevelopmentis of superiorquality, and is consistentwith the GeneralPlan, any applicablespecific plan, applicableZoning Code standards andrequirements, theCity’ s Design Guidelines, architecturalcriteriafor specialareas, and otherapplicable Cityrequirements (e. g., City policystatements and developmentplans); Thedesign is appropriatefor the use andlocationof the proposeddevelopment and achievesthe goals, reviewcriteria andfindings for approvalas setforthin theframeworkof DesignReview ( Design Guidelines, Introduction, subsectionC); The designandlayoutof the proposeddevelopmentwill not interferewiththe use andenjoyment of neighboringexistingor
futuredevelopments; The architecturaldesignof the proposeddevelopmentis compatiblewith thecharacter of the
surroundingneighborhood; Thedesignof the proposeddevelopmentwillprovide a desirableenvironment for its occupants, visitingpublic, and its neighborsthrough theappropriateuse of materials, texture, andcolor, and would remain aestheticallyappealingand be appropriatelymaintained; The proposeddevelopmentwillnot bedetrimentalto the publichealth, safety, or welfare or materiallyinjuriousto theproperties orimprovementsin the vicinity; and The proposedprojecthas beenreviewed in compliancewith the CaliforniaEnvironmentalQuality
Act ( CEQA). ProjectExampleStonyPointFlats, a 50- unit affordablehousingproject, and 420Mendocino, a 116- unit housingprojectin the DowntownStationAreaSpecificPlanarea, both underwent designreview. Thisprocessdid not delayapprovalfor eitherproject—StonyPointFlats wasentitled123 days after applicationsubmittal, andthe 420 Mendocinoprojectwasentitledin JANUARY2023
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6 HousingConstraintsTo ensuretheCity’ s designreviewdoesnotactas a constrainton thedevelopmentof housing, thecitymonitorthelengthof the approvalprocess, and will reviewandrevise the subjective design reviewfindings, as necessaryProgram
H- 40. Objective
DesignStandardsTheCity’ s zoning code includesobjective designstandardsfor by- right housing.
Typically, new residentialdevelopmentis requiredto go throughtheCity’ s discretionarydesign reviewprocess, which includesreview for compliancewiththeCity’ s designguidelines. The design guidelinesaresubjectivein nature and demonstratepreferenceswhile allowingdiscretionand flexibility; therefore, theycannot be enforcedthrough a streamlinedministerialprocess. For residentialdevelopmentprojectseligible for streamlinedand ministerialprocessing, theCity’ s objectivedesign standardsaim to incorporatetheintentof the Santa Rosa DesignGuidelinesto the greatestextent possible whilecomplyingwith theintentof Statelegislationto facilitateandexpedite theconstructionof housingin SantaRosa. These standardsinclude
the following: Neighborhoodcompatibility. Residentialprojectsacrossthe streetfrom single- familyneighborhoodsshallorient thebuildingsto the street with individualentries, patio areas, and landscapingfacingthe single-family homes. Parkinglot areas and carportsshallnot be locatedalong single- familyneighborhoodstreet frontages. Duplexes, triplexes, and fourplexesabuttingsingle- familyneighborhoodsshall includeindividualfrontdoors and interiorstairswhenstairs are needed). When determinednecessaryby a noise assessment, soundwalls shallincludean earthberm
and landscaping. Building design. Buildingsshallcarrythe samethemeon all elevations. Affordable units andmarketrateunitsin the samedevelopmentshall beconstructedof thesame or similar exteriormaterialsand detailssuchthat theunitsare not distinguishable. Blankwallsshallbe lessthan30feet in length along sidewalks, pedestrianwalks, or publiclyaccessibleoutdoor space areas. Buildingsover threestories mustprovidea ground- floorelevationthat is distinctive from the upperstories. Trimsurroundsshall beprovidedat all exteriorwindowand door openings. At least two materialsshallbe usedon any buildingfrontage, in additionto glazing andrailings. A minimumof5/ 8 inchthicknessis requiredfor panel siding. Massing andarticulation. A minimumof two features—such as balconies, cantilevers, dormers, bay windows, patios, individualizedentries, and accentmaterials—shall be incorporatedinto each projectbuilding. A minimumone- footoffset is requiredfor any wallplane thatexceeds30feet in length. Buildingsover threestoriestall shall have major massingbreaks at leastevery100 feetalongany streetfrontageor adjacentto a public park, publiclyaccessibleoutdoorspace, or designatedopen space. Buildingsshall have minor massingbreaks at leastevery50 feetalongthe street frontage. Rooflinesshall be verticallyarticulatedat leastevery50 feetalongthe
street frontage. Outdoor/commonspace. Eachmultifamilyunit shallhave a minimumof 40 square feet of privateoutdoor space. Commonuseableopenspace is requiredfor all
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6 HousingConstraintswith morethan 10units. A minimumof 60percentof the commonusableopen spaceshall beprovidedas a landscapedgreenarea or garden, with the remainingarea in hardscape. Outdoorseatingshall beprovidedat commonusableopen spaceareas and outside of laundry facilities. Multifamilydevelopments (except senior- restricted multifamilydevelopments) exceeding22- bedroomunitsshallhave two outdoorareas, one for adultsandonefor a child play area. Multifamilydevelopments (except senior- restricted multifamilydevelopments) exceeding100 unitsshall havethree open spaceareas, one for adults, one for teenagers, andone for youngerchildren. The abovestandardsmay differ within the DowntownStationAreaSpecific
Planboundary. Site design. Whendwellingunits are abuttingopen spaceareas, a minimumof one windowfrom eachdwellingshall belocated to overlookcommonarea. Garagesand carports shall bedesignedtoinclude a minimumof twoof the followingfrom the mainbuilding( s): materials, detailing, roofmaterials, and colors. Controlledentrancesto parkingfacilities ( gates, doors, etc.) shallbe a minimumof 18 feetfromthebackof the sidewalk. Wherebicycleparking is not visiblefrom the street, directionalsignageshall beincludedat the main buildingentrance. Screenall parkingareas, covered and uncovered, from public street frontages. Accessoryelements. Perimeterfencingutilizedalong publicstreetsshall be constructedof decorativeiron, pre- paintedweldedsteel, or wood picketmaterial. Theheightof solid fencingbetweenprivateyards and commonopenspacesshall belimitedto fourandone-half feet. If a six- footfence is desired, thetop 18 inchesshouldallow forvisionin andout of the yard. Screen rooftopequipmentfrom visibility. Screenall exterior trash, recycling, and storageutility boxes; wood servicepoles; electricand gasmeters; fire sprinklervalves and backflowpreventers; and transformers. Provide refusecontainers in accordancewith Santa Rosa’ s
MunicipalCode. SenateBill
330ProcedureSB 330, the HousingCrisisAct of 2019, established specificrequirementsand limitations on developmentapplicationprocedures. Housingdevelopmentsforwhich a preliminary applicationis submittedthat complies with applicablegeneralplan and zoningstandardsis subjectonly to the developmentstandardsand fees that wereapplicableat thetime of submittal. Thisapplies to all projectsunlessthe project squarefootageor unit countchangesby morethan 20 percent after the preliminaryapplicationis submitted. The developermustsubmita fullapplicationfor the developmentprojectwithin180days of submittingthe
preliminaryapplication. TheCity of SantaRosaoffers an optionalDevelopmentReview Pre- ApplicationMeetings for all developmentproposalstoadvise a prospectiveapplicantof current Citystandards andrequirementsand to identifyissuesin aneffort to shortenthelengthof timerequiredtoprocess a developmentproposalonceit has beenaccepted for processing. Pre- applicationmeetingshavehelped to shortenthe reviewprocessandallow for better communicationbetweenapplicantsand Citydepartments. The Cityupdatedits PlanningApplicationsin 2020, and limitrequestsformaterialsto JANUARY2023
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6 HousingConstraintson PlanningApplications. TheCity hasestablishedan applicationprocessrelatedto SB 330 andmakes the preliminaryapplicationavailableon theCity’ s website. SenateBill
35ApprovalsSB 35 requiresjurisdictionsthat havefailedto meet theirRHNA toprovide a streamlined, ministerialentitlementprocessfor housingdevelopmentsthat incorporateaffordablehousing. TheCity has an establishedprocessthatspecifiestheSB 35 streamliningapprovalprocess andstandards for eligibleprojects. The establishedprocedurehasaided in minimizingthe review timerequired for developmentprocessesand, in turn, reducingcosts to developers, which mayincreasethe housing productionin the City. TheCityhas alsoprocessedthe followingprojectsunder SB 35. Bennett Valley AffordableHousing – ApprovedApril 22, 2021 TheCanneryat Railroad Square – ApprovedAugust
24, 2020MahoniaGlen (formerly One Calistoga) – ApprovedJune 29, 2020Reviewof
Local Ordinances
GrowthManagementTheCity’ s Growth ManagementProgram regulatesresidentialgrowth. In 2021, the Growth ManagementProgramallowed800 new residentialallotments. Each allotmentallowsfor the futureissuanceof a buildingpermit. For the period2014 to 2020, 850 allotmentswere availableannually. From2021 to 2035, 800allotmentsare availableannually. The annualallotmentsexceedthe City’ s averageannual RegionalHousing NeedsAllocation (RHNA) of 548unitsper yearfrom2014 to 2022. Growth Managementallotmentsare availablefrom tworeserves, "A" and "B," each reservehaving400 newallotmentsper year. Reserve "A" allotmentsare for accessorydwellingunits, mixed use units, unitsaffordableto verylow- and low- incomehouseholds, and otherqualifyingunits.
Reserve “A” qualifyingunits alsoinclude all multifamilyunits, for- sale single familyattachedunits with projectdensityof 10 unitsperacre or more, and smallersingle familyattached or detached units withmaximumlot size, squarefootage, and bedroomrequirements. Reserve "B" allotments aregenerallyfor any single-family unit greaterthan1, 250- squarefeet. For the period2014 to 2020, 850 allotmentswere availableannually. From2021 to 2022, 800allotmentsare availableannually. The annualallotmentsexceedtheCity’ s average annual RegionalHousing NeedsAllocation (RHNA) of 548unitsper yearfrom2014 to 2022. The Growth ManagementOrdinance, Chapter21-03of the City Code, sunsetat theend of 2020, however, General PlanPolicyGM-B-1, in the Growth ManagementElement, provides housingallocationsthrough2035.
Staff is evaluatingamendmentsto the Growth ManagementGeneralPlanElementas a part of the comprehensiveGeneralPlanupdate withconsideringtheCity’ s current and projected need for housing developmentincluding
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6 HousingConstraintsTo givepriority toReserveA typeunits, the Growth ManagementOrdinanceallows unused Reserve A allotmentsto beaddedto the followingyear’ s allotments. UnusedReserve B allotmentsare addedto a bank of allotmentsthat areused for projectsmeeting Cityobjectives. In2021, 1, 404 residentialbuildingpermitswereissued—1, 225 wereReserveA, 179 were Reserve B. Additionally, reserveentitlementsthatare notallottedin a particularcalendaryear areadded to the newReserve “ A” entitlementswhich will becomeavailablein the next calendaryear. In 2021, 825of the 830Reserve “A” allotmentsthat remainedavailablefrom 2015, 2016, 2017, and 2018 wereused. Of the 400 newReserve “B” allotmentsmadeavailablein 2020, 179 allotmentswere usedincluding therecordationof the Elson Place, BaggettCottages, GroveVillage, and KerryRanchI final
subdivisionmaps. Growth managementallotmentsaregrantedby theDirectorof Planningand EconomicDevelopmentat thetimeof aproject’s final discretionaryapproval. Theallotmentsaregrantedin the yearrequestedby the projectdeveloperif they areavailable. If no allotmentsareavailable, theallotments areissuedin the nextyearthey are available, and the developerreceivesallotmentsin the desired yearwhen they becomeavailable. To ensureallotmentsfor manyprojects, single- familyprojectsmay receiveno morethan 75 allotmentsperyear; the multifamilymaximumis 200 per year. SantaRosa’ s Growth ManagementProgramhas notpreventeda developerfrombuilding a projectin the desiredyear. Giventhe above- notednumber of allotmentsavailable, it is clearthat the housingneedcan be accommodatedwith the Growth ManagementProgramin effect. A slowing in thenumberof newunits builtannuallyas a result of marketconditionsmaybe a greaterfactor in meeting
housingneeds. SantaRosahas a UGBthatis in effectthrough2035. TheCity’s first voter-approvedUGB, a five- yearboundary, wasratifiedin1990. A 20- yearboundarywasapprovedby SantaRosavotersin 1996 andextended
in2012. It does not appearthat growthmanagementor a fixedUGB has significantlyaffected housingpricesin SantaRosa. In 1989, the averagehomeprice in SantaRosawas $180,000. In 1991, when the GeneralPlan Growth ManagementElement wasadopted, the averagehousingprice in Santa Rosawas 174,250. In 1995, the averagehousingpricewas $187,900. In the early 1990s, developmentsloweddueto an economicdownturn, and housingpricesfell. In the later 1990s, housing prices increasedsignificantly, mirroringregional housingincreases. In 2007, dueto the recession, housingpricesleveled anddroppedfor the first timesincethe early1990s, with the medianhousingprice at around485,000. In 2013, the medianhomeprice in SantaRosawas $366, 500. Homepricesin SantaRosatendto be lower than countywideprices (refer toTable3- 7 for homesales priceanalysis in the Housing NeedsAssessment) and follow trendscomparableto nearbycommunitiesandthe BayAreaas a whole. The Santa Rosamediansales priceincreased by approximately28 percentfrom 2018 to 2022. Housingpricechangesin Santa Rosacannot beattributedto theCity’ s Growth ManagementProgram
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6 Housing ConstraintsGovernmentCode section 66300, subdivision (b)(1)( D)) states thatbecausetheCity is located with an agricultural/ruralCounty, the city mayenforcea limiton thenumber of approvalsor permitsor a capon thenumberof housingunitsthatcan beapproved orconstructedif theprovisionof lawimposingthe limit wasapprovedby votersprior toJanuary1, 2005, and the affectedcounty or affected city is locatedin a predominantlyagriculturalcounty. For thepurposesof this subparagraph, “predominantlyagriculturalcounty” meansa countythat meetsbothof thefollowing, as determinedby the most recent California FarmlandConversionReportproducedby theDepartment ofConservation: i) Has morethan550, 000acres of
agriculturalland. ii) At leastone-halfof the countyarea is agriculturalland. SantaRosa is located within SonomaCounty, whichmeets therequirementsin Section (D) ( i) and (ii) as a predominantlyAgriculturalCounty, in that the most recent California Farmland ConversionReportproducedby theDepartment of Conservation (2014- 16 report) concludes: a. SonomaCountyhas577, 735acres of
agriculturalland. Thetotalsize of SonomaCountyis 1, 026, 085acres, so the agricultural acreageis 56. 3% Inclusionary
HousingOrdinanceThepurposeof theCity' s InclusionaryHousingOrdinanceis to enhancethe publicwelfare andensure the compatibilitybetweenfuture housingdevelopmentand the HousingElementof the Santa RosaGeneralPlan by increasingtheproductionof housing unitsaffordable to householdsof lowerincome. The InclusionaryHousingOrdinancerequires mostcommercialand residential developmentsto contributetoward thedevelopmentof affordablehousing. Feepaymentto support thedevelopmentof affordablehousingis the primarymethod of compliance. Applicantsmaychooseto provideon- site affordable
rentalunits. While the housingimpactfee orprovisionof on- site unitsdoesaddto thecostof newdevelopment, thefees areessentialto the provisionandfunding of affordablehousingin the city.
InclusionaryRequirementsA. Except those developmentprojectscomplyingwiththeCity’ s Inclusionary Requirements (Chapter21-02 of theCity’ s ZoningCode) in an alternativemannerconsistentwithSection21- 02. 070, all residentialor mixed- use developmentprojectsshallpay a housingimpactfee, per Section21- 02.090, or constructon- site allocatedunits
as follows: 1. For- rent residentialdevelopmentprojectsshallprovideat least8% of the total numberof new dwellingunits asaffordableto low- incomehouseholdsor at least5% of the totalnumberof new dwellingunits asaffordableto very low incomehouseholds. 2. For- sale residentialdevelopmentprojectsshallprovideat least10% of the total numberof new dwellingunits asaffordableto moderate
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6 HousingConstraints B. Notwithstandingthe inclusionaryrequirementsof subsectionA, all multifamilyresidential or mixed use developmentprojectslocatedin the Downtownshallpay a housingimpactfee, per Section21- 02.090, or constructon- site allocatedunits
as follows: 1. For- rent multifamily residentialdevelopmentprojectsshallprovideat least four percentof the totalnumberof new dwellingunits asaffordableto low- incomehouseholdsor at least threepercentof the totalnumberof new dwellingunits asaffordableto very low
incomehouseholds. 2. For- sale multifamily residentialdevelopmentprojectsshallprovideat least fivepercent of the totalnumberof new dwellingunits asaffordableto moderate income households. Multifamilyresidentialor mixed- use developmentprojectswithsix or fewerunitsshall pay a housingimpactfee asnoted in Section21-
02.090. C. Residentialor mixed- use developmentprojectswithsix or fewerunitsshallpay a housingimpactfee asnoted in Section21-
02.090. D. Eachallocatedunitshall besubjectto a recorded affordabilityagreementat the targetedincomelevelfor a termof at least 55 years. TheDirectorof theDepartmentof Housing and CommunityServicesor a designee is authorizedto make thecalculation, in eachinstance, of the affordablerent or
housingcost. 1. Fractionalunitsthat may resultfrom theapplicationof theserequirements will beaddressed
as follows: 2. For a fractional unitrequirementof lessthan0. 5, theapplicantwillpay a fractionalhousing
impactfee. E. For a fractional unitrequirementof0. 5 andabove, thefractionwill be roundedup to the next largerintegerandtreatedas a
wholeunit. F. If a proposed residentialdevelopmentprojectwouldresultin theeliminationof existing deed restrictedaffordablehousingunits, the affordableunitsmust bereplacedon a one-for- one basis with equallyaffordabledeed
restrictedunits. G. A developerproposingto provideon- site allocated units consistentwith the inclusionaryrequirementsof thissection, is entitledto receive oneincentive or concession, asoutlinedin Section20- 31.090of theCity’ s Density Bonusordinance, or other benefits as negotiatedwith the City. (Ord. 2019-025 § 1; Ord. 2019-015 § 1; Ord. 3998 § 2, 2012) Short- Term
RentalOrdinanceTheCity' s Short- Term RentalsOrdinanceof 2021requiresall short-term rentaloperators withincitylimits toobtaina permitand follow specific operatingstandards. A potentialshort- term operatormustsubmita permitapplicationandapplicationfee to the Planning and Economic DevelopmentDepartment. The applicationmusthave all requiredinformationand materials, includinga site planshowingthe location anddimensionsof all dedicatedoff- streetparking andavailable on- streetparking; a floor planshowing thedimensionsof bedrooms; and thelocationsof smoke alarms, carbonmonoxidealarms, and fire
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6 HousingConstraintsThe city permitshostedshort- termrentalswith a Short-Term RentalPermitin all zoning districts. Non-hostedshort- termrentals are allowedwith a Short-Term RentalPermitin the CoreMixed Use ( CMU), StationMixedUse ( SMU), MakerMixed Use ( MMU), NeighborhoodMixed Use ( NMU), RuralResidential (RR), Single FamilyDwelling (R- 1), Residential PlannedDevelopment (PD) where not explicitlyprohibited, MediumDensityMulti- FamilyResidential (R- 2), Multi- FamilyResidential ( R- 3), Transit VillageResidential (TV- R), OfficeCommercial ( CO), Neighborhood Commercial (CN), CommunityShoppingCenter (CSC), GeneralCommercial (CG), and TransitVillage- Mixed (TVM)
zoning districts. BuildingCodes
and EnforcementThe city enforcesStatebuilding codestandards (Title24) for all structuressubjectto the code, including the constructionandrehabilitationof housing. Statelaw offers localgovernment theoption of amendingthe State standardsbased on geographical, topological, or climatic considerations. TheCity has adopted localamendmentsto the variouscodesfound in Chapter18- 16 ( CaliforniaBuildingCode), Chapter18- 20 ( PropertyMaintenanceCode), Chapter18- 22 ( California ResidentialCode), Chapter18- 24 ( CaliforniaPlumbingCode), Chapter18- 32 ( CaliforniaElectricalCode), Chapter 18- 33 CaliforniaEnergy Code), Chapter18- 36 ( CaliforniaMechanicalCode), andChapter18- 44 ( 2019CaliforniaFireCode) of the SantaRosa City Code, none of whichcreate a constraintor add significantadditionalcoststo thedevelopment
of housing. Santa Rosarequiresthat all new buildingscomplywiththeTier 1 standardsof the 2019 CaliforniaGreenBuildingCode to minimizetheuse of water resources. SonomaCountyand most nearby jurisdictions, includingthecities of RohnertPark and Petaluma, alsorequireTier 1 compliance. TheenforcementofTier 1 standardsis notunusualfor the areaand is unlikelyto deter residentialdevelopmentin
SantaRosa. The city operates the NeighborhoodRevitalizationProgramto improvebuilding safety andappearancein targetedareas. Thecity is currentlyenhancingthesafetyof local dwellings, focusingon eightneighborhoodsthat benefit from proactive code enforcement. Since2015, 570 residentialunits were rehabilitatedthroughthe ongoingadministrationof the program. The city providesgeneral code compliancecitywidethat is complaintbased; staffdoes not activelyseek codeviolations. Staffcontactsthe personagainstwhom a complaintwasfiled to request aninspectionto assesswhethera code violationactuallyexists. City staffworks withindividuals to correctviolations, with corrections includingimprovementof substandardhousingconditions, blight, and neighborhoodsafety. The code complianceprogramdoes not impose unusual constraints
on housing. On- and Off-
Site ImprovementsStreetwidthsare notviewedas a constraintto housingdevelopment. Minorstreets, whichtypicallyservesingle-family and duplexdevelopment, may varyfrom24 feet ( noparking) to 30 feet (parkingon oneside) to 36 feet (parkingon both sides). Avenuesare 24feet on bothsidesof the medianwith on- streetparking, or 17feet on eachsidewithno on- streetparking, curbs, or gutters.
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6 HousingConstraintson avenuesare12to 16feet in width. Regionalboulevardsrangefrom44feet ( noparking) to 70 feetparkingon both sides). Variationsareallowedfor each streettype. City landscaperequirements, with an emphasison drought-tolerantplants, aredesigned to ensure residentialdevelopmentsare pleasant, livable, andattractive. All sitedevelopmentis requiredto include landscaping. Foregroundlandscaping, streettrees, and parking arealandscaping arerequiredfor all developmentprojects. In general, landscape standardsinclude: Requireminimuminteriorwidthof
three feet. Complywith the heightlimitsin the
zoning code. ProvideprotectivecurbingonsitesintheR- 3 and nonresidential zoning districts. Require
automaticirrigation. Require safetymaterialsthatdo not interfere with vehicular, bicycle, or pedestrian traffic
and pathways. Complywith plantselectionand groupingrequirementsin the zoning code. Requirementsfor on- and off- site improvementsvarywith the projectand the site.
On- site improvementstypically includegrading, stormdrainage, curb, gutter, andsidewalk.
Off- siteimprovementscan include streetwidening or constructionor traffic light installation.
DevelopmentFeesDevelopmentfees in Santa Rosa includeimpactfees for schools, parks, water andsewer, and capitalfacilities. Thecity also collects planningapplicationfees and buildingplan check fees. Payment of developmentfees istypically a requirementof developmentapprovals. Fees are alsochargedto process developmentapplications. Feesaretiedto the city serviceprovided, such as applicationprocessingand planchecking, and arebasedon the averagetime to complete theservice. As a means of assessingthe costthat feescontribute todevelopmentin SantaRosa, the citycalculatedthe totalfees for three scenariodevelopments: a six- lot residentialsubdivision, an 11- acreannexation, and a new single-familyunit (seeTable6- 9). Feesare alsoavailableon theCity’ s website. In 2019, the Cityconducteda nexus and feasibilitystudy of residentialimpactfees.
Afterconsultationswith building industryrepresentativesand feedbackfrom thepublic at hearings, the City Counciladoptedthenew feeschedulein July2021. Thenewfeeswill be implementedover thecourse of five years. Theupdatedfees are consideredreasonablesincetheycover a portionof theCity’s costs to process these developmentapplications. SantaRosa’ s planningfeesfor a single- family dwellingunitin a smallsubdivision areapproximately $7, 252 per unit, comparedto $44,576for an individualsingle- family
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6 HousingConstraintsTable6- 9 PLANNINGFEES (EFFECTIVEJULY 30, 2021) Fee
TypeCostSix- Lot
ResidentialSubdivisionApplication Review Appointment
Fee $899 Major Subdivision ApplicationFee $
34, 317 Public Hearing ( PlanningCommission) $
2, 451 EnvironmentalAssessment $
5, 843Total $43,510 ($7,
252/ unit) Typical11-
AcreAnnexationCity Annexation/ PrezoningFee $
15, 177 SentimentSurvey ( ifrequired) $
1, 386 Public Hearings ( PlanningCommission & CityCouncil) $ 4, 691 EnvironmentalAssessment $
13, 313Mapsand legal descriptions (estimate) ( privateengineer) $ 7, 500 LAFCO (with 100% landownerconsent) $
5, 500 LAFCO environmentaldocument review (environmental impactreport) $ 2, 400 StateBoard of Equalizationfee (collected by
LAFCO) $ 800Total $
50, 767 Single- Family
DwellingUnit PlanCheck $
2, 815 BuildingPermit $
1, 929 Misc. Building
Fees $ 120 Technology
Fee $ 148 Advance Planning
Fee $ 590 WastewaterDemand $
5, 776 WaterDemand $
3, 602 MeterFees ( 1”
meter) $360 Water Processing
Fee $510 Sewer ProcessingFee $
1, 020 School ImpactFeeVaries
by districtHousing ImpactFee $
9, 000 Capital FacilitiesFee $
8, 739 ParkFee $
10, 477Total $44, 576+
SchoolFees Source: SantaRosa Fee
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6 Housing ConstraintsDevelopmentFees for Single-
FamilyDwellingsThe feesshowninTable6- 10 areestimatesfor an averagesingle-familyunit in SantaRosa.
Thissampleunitisona 6, 000-square-footlotin a subdivision, is 1, 800 squarefeet, andhas an attached garageof 440 squarefeet. Theparcel is designatedLow DensityResidentialby the GeneralPlan. Table6- 10 SINGLE- FAMILYDEVELOPMENTFEES ( EFFECTIVEJANUARY 1, 2022) Single Family Dwelling
Unit Fee PlanCheck $
2, 815 BuildingPermit $
1, 929 Misc. Building
Fees $ 120 Technology
Fee $ 148 Advance Planning
Fee $ 590 WastewaterDemand $
6, 201 WaterDemand $
3, 863 MeterFees ( 1”
meter) $360 Water Processing
Fee $510 Sewer Processing
Fee $ 510 School ImpactFeeVaries
by districtHousing ImpactFee $
14, 400 Capital FacilitiesFee $
8, 739 ParkFee $
11, 677Total $51, 862+
SchoolFees Source: SantaRosa Fee
Schedule, 2022DevelopmentFees for
MultifamilyDevelopmentThe feesshowninTable6- 11 areestimatesfor an averageduplex (around900 squarefeet) and 50- units multiple-family unitprojectin of
SantaRosa. Table6- 11 MULTIFAMILY
DEVELOPMENTFEES Multi family dwellingunit DuplexFee 50- Unit MediumHigh-
DensityFee Plancheck $ 5, 266 $
10, 044 Buildingpermit $ 1,969 $
3, 800 Misc. Building fees $360 $
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6 HousingConstraintsMulti family dwellingunit DuplexFee 50- Unit MediumHigh-
Density Fee Technology
fee $ 104 Advance planning
fee $ 417 Wastewater demandfee $ 5,426 $
4, 263 Water demandfee $ 3,301 $
1, 809 Waste water processing
fee $ 510 Meterfees $
1, 570 Water processing
fee $ 510 School impactfeeVaries
by districtHousing impactfee $12, 000/unit $3,
000/ unit Capital facilitiesfee $7, 999/unit $5,
929/unit Parkfee $10, 399*/unit $ 9,
044**/ unitTotal $ 49,831 $1,
469, 323Source; City of SantaRosa,
April 2022example from southeastarea) Rangeof ParkFeesby Area for DuplexProject: $10,072 - $ 11, 159 example from southeastarea) Rangeof ParkFeesby Area for MediumHigh- DensityProject: $8,759-$ 9, 705 The developmentimpactfees were adoptedfollowingnexus studiescompletedin accordancewithstate law. Thesefees are indexedannuallyand canincreaseor decreasebased on constructioncost indices. Impactfees arecollectedat thetime of buildingpermitissuanceunlessdeferredby the
CityCouncil. Thedevelopmentfees for single-family unitsamountto about 17percentof total constructioncosts not includingland), asshownin the Land Costs, Construction, and Financingsectionof thiselement. If landcosts areincluded, thepercentageof costattributableto fees decreases. Developmentfees for multifamilyunitsaccountfor about20 – 23percent of construction costsbasedon the constructioncostestimatedin the Land Costs, Construction, and Financingsection. Though feesrepresenta significantportion of residentialconstructioncosts, the city finds that thesefees arenecessaryto provideadequatepublicfacilities. Also, SantaRosa’s fees are generallycomparableto thefees of other Sonoma
Countycommunities. The City Councilrecognizesthatfees canaffectthecost of constructionand of affordable housingin the community. Thecity has longoffered feedeferrals for affordablehousingprojects, and the Council recentlyinstituteda programto also offerdeferred feepaymentsfor market- rate residentialprojects to incentivizedevelopmentin a difficulteconomicclimate. The HousingAuthorityof theCity of SantaRosahas also providedassistance withdevelopmentfees for
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6 Housing Constraints
NongovernmentalConstraintsHousingpurchaseprices, financingcosts, costof land and improvements, construction costs, propertytaxes, profit, and rent ratescontinueto be the biggestconstraintsto housingaccess for householdswithlower and moderateincomes. Housingcosts willcontinuetobe a factor in accessibility to housing, especiallyforpeoplein the extremelylow-, verylow-, and low- incomegroups. As recommendedin thepoliciesof this HousingElement, theCity of SantaRosa willcontinueall possibleefforts to conserveexistingaffordablehousingstockand to increasethenumber of affordableunits. The largerfactors of constructionandfinancingarebeyondtheCity’s directinfluence.
LandCostsLandcostsareoneof the majorcomponentsof housingdevelopmentcosts. Landpricesvary to such an extentthatit is difficultto give averagepriceswithin small geographicregions.
Factorsaffectingthecostsof land include overallavailabilityin a given subregion; environmentalsite conditionsand constraints; publicservice and infrastructureavailability; aestheticconsiderationssuch as views, terrain, andvegetation; theproximityto urbanareas; and parcel size. Generally, moreremoteareas have lessexpensiveand largertractsof land, and smaller, more expensiveparcelsarecloser to urbanizedareas. Landvalue for vacantresidentialparcels largelydependson the numberandtype of units thatcan be constructed (single- family, townhomes, condominiums, or apartments). Based on November2021informationfrom the MultipleListing Service (greathomes.org), 30 residentialpropertieswere for sale. The currentpricesforland in SantaRosaare
as follows: Averageprice forpropertiesof lessthan 5 acreswas $420,147 per acre (sampleof 10) and rangedfrom $128,808 peracreto $936,214
per acre. Averageprice for parcelsbetween5 and 10 acreswas $107,439 per acre (sampleof 8) and rangedfrom $83,333 peracreto $119,732
per acre. Averageprice for parcelsgreaterthan 10 acreswas $143,315 per acre (sampleof 12) and rangedfrom $17,501to $644,737
per acre. The pricerange is significantlyhigher nowcomparedto vacantlandcost in 2013. Risingland costsin Santa Rosapresent a potentialconstraint on developmentbecauseland costs directly impact
housing costs.
ConstructionCostsThecost of constructiondependsprimarilyon thecost of materialsand labor, which areinfluencedby marketdemand. Thecost of constructionwill alsodependon thetypeof unitbuiltand thequality of productproduced. Thecost oflabor is basedon a numberof factors, including housingdemand, thenumber ofcontractorsin the area, and theunionization of workers. Theconstructioncost of housingaffects theaffordabilityof newhousingandmay be considereda constraintto affordablehousingin the SonomaCounty region. Constructioncostscan be JANUARY2023
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6 HousingConstraintsseveralways. A reductionin amenitiesandquality of buildingmaterialsin newhomes (still above the minimumacceptabilityfor health, safety, and adequateperformance) mayresultin lower salesprices. Statehousinglaw providesthat local buildingdepartmentscanauthorizetheuse of materials and constructionmethodsif the proposeddesignis foundto be satisfactoryand thematerials or methodsare at leastequivalenttowhat is prescribedby the applicable buildingcodes. In addition, prefabricated, factory-builthousingmay providelower- pricedproductsby reducinglabor and materialcosts. As thenumberof unitsbuiltat one time increases, savings in constructioncostsover the entiredevelopmentare generallyrealized—a resultof aneconomyof scale, particularlywhencombinedwith density
bonus provisions. Constructioncostsfor a single-familyhome areapproximately $155 per squarefoot. This is basedon costscalculatedfora 2, 000-square-foot, wood-framed, single-story, four- corneredhome of good qualityconstructionandincludinga two- car garageandforced air heating/coolingin Santa Rosa. Estimated total constructioncostsforsuch a homeare $311, 587. Theseconstruction costs include labor, materials, andequipmentbut do not includecosts of buying land. (Sources:
2022 NationalBuildingCostManualand2022zip codemodifiersfor 95401, 95403, 95404, 95405, 95407, and 95409, Craftsman
Book Company.) Costs for multifamilyconstruction are approximately $156 per squarefoot. This is based on costscalculatedfor a four- storybuildingin SantaRosawith 40 unitsand an averageunitsizeof 800squarefeeteach. Thecalculationisfor a woodor light steel frame structure, includingforced air heatingandcooling andconstructedof good qualitymaterials. The estimated total constructioncosts for eachunitare $120,400, and total constructioncostsfor the buildingare $5, 005, 762.
Theseconstructioncosts include labor, materials, andequipmentbut do not includecosts of buyinglandor off- street parking. (Sources: 2022 NationalBuildingCostManualand2022zip codemodifiersfor 95401, -03, -04, -05, -07, - 09, Craftsman
Book
Company.) FinancingInterestrates aredeterminedby nationalpolicies and economicconditions, andthereis little that localgovernmentscando to affectthese rates. Jurisdictionscan, however, offerinterestrate write-downs to extend home purchaseopportunitiesto lower- incomehouseholds. In addition, government-insured loanprogramsmay beavailableto reducemortgagedown- paymentrequirements. Thecost of borrowingmoneyto finance theconstructionof housingor topurchasea houseaffects theamount of affordablypricedhousingin SantaRosa. First- timehomebuyersare the group mostimpactedby financingrequirements. As of June2022, the currentmortgageinterestrate for new homepurchases isapproximately4. 87 percentfor a fixed-rate 30- year loan. Lowerinitial rates are available with graduatedpayment mortgages, adjustable-ratemortgages, and buy- down mortgages; however, the subprimecrisis hasaffected theavailabilityof dollarsfor home mortgages. Variableinterest ratemortgageson affordablehomes mayincreaseto the pointwhere the interest rateexceedsthecost-of- living adjustments, whichis a constraint on affordability. Althoughrates are currentlylow, they can changesignificantlyand substantiallyimpact theaffordabilityof housing
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6 HousingConstraintsinterestrates can eliminatemany potentialhomebuyersfrom the housingmarketorrender a housing projectinfeasiblethat couldhave been successfullydevelopedor marketedat lower interest rates. Housingpricesin SantaRosa areunaffordableforpersonsof lowerincomes, evenwith the lowerinterest rates. Housingpricesare onlyaffordablefor persons withmoderateor higher incomes. Theconstraint onhomeownershipin SantaRosais not theavailabilityof financing, but thecost of housing, which is unaffordableto lower- incomehouseholds. Noris theconstraint on homeownershiprelatedto theavailability
of land. Interestratesat the presenttimearenot a constraintto affordablehousing. Financing for bothconstructionand long- termmortgagesis generallyavailablein SonomaCountysubject to normal underwritingstandards. A more criticalimpediment to homeownershipinvolvesboth theaffordabilityof the housingstockand theability of potentialbuyersto fulfill down- payment requirements. Conventionalhome loans typicallyrequire5 to 20percentof the salespriceas a down payment, whichis the largestconstraintto first- timehomebuyers. Thisindicatesa need for flexible loanprogramsand a methodto bridgethe gapbetweenthe downpaymentand a potential homeowner’s availablefunds. Theavailabilityof financing for developersunder current economic conditionsmay alsopose a constraint on developmentthat is outsideof theCity’ s control. Developersof affordablehousing facechallengesin securingfinancing. Dueto the limitedpossiblereturnfromrentsor salesprices of affordableunits, many privatelendersdistrustthe financialreturnsfor thesetypes of projects. Additionalfinancingandsubsidy for affordableprojects is necessaryand is generallyavailablefrom localsources, suchas the HousingAllocationPlanin- lieu fee, which is administeredby the Santa Rosa HousingAuthority, aswell as state and federalprograms such as HOMEand the CommunityDevelopment
Block Grant. Available
DryUtilitiesDry utilities, including cable, electricity, and telephoneservice, areavailableto allareasin the city. There is sufficientcapacityto meet the currentneedand any future need. Service providersare: Electricity: PacificGas
and
Electric Telephone: Landline:
Pacific BellCellular: AT& T, Verizon, Sonic,
and more InternetService: AT& T, Verizon, Sonic,
and
Xfinity InfrastructureWastewatertreatment, reuse, and disposalcapacityare notexpectedto constrain housingdevelopmentduring the Housing Elementplanning period. Wastewater collection capacitythroughoutthecity is generallysufficientto meet anticipated housingdevelopment levelsthrough the planningperiod. SantaRosa Wateroperatesthe regionalwater reusesystem that includeswater reuse, recyclingwastewater, and biosolidsbeneficialreuse. Theseoperationsoccurat the Laguna SubregionalWastewaterTreatmentPlant (LTP), which recycleswastewaterfrom JANUARY2023
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6 Housing Constraintsbusinessesin the largerregion. The plant recyclesapproximately7 billiongallons of wastewatereachyear. In2020, 5. 518 billiongallonsof sewage receivedtreatment, or anaverageof15. 1 milliongallonsof sewageper day. TheCity’ s adopted Capital ImprovementProgramcalls for variousimprovementsto the LTP and reclamationsystemin order to maintainadequatecapacityto treat and reclaim wastewatervolumesanticipatedby the GeneralPlan. The currentsystem’s ratedcapacityis
21. 34 milliongallonsper day, which is adequateto serviceexpectedgrowththrough2035.
Previousplanning and environmentalwork identifiedprojectsto beimplementedas growthoccurs. These futureprojectswillexpandthe systemcapacityto 25. 89 milliongallonsper day which meetsGeneral Planprojectionsfor SantaRosa and regionalpartners. As of January10, 2022, SonomaWaterreported water supplystoragein LakeSonomaat 62 percentand LakeMendocinoat 69percentof the target watersupply. Watersupplyis notexpectedto constrain housingdevelopmentduring the Housing Elementplanningperiod. SantaRosa Waterdeliversabout 6 billiongallons of drinkingwatereachyear. The City’ s primarysourceofwateris from the RussianRiver, suppliedby the SonomaCounty Water AgencySonomaWater). LakeSonomahas a currenttotal storagecapacityof 381,000acre-feetwith a watersupplypoolof 245,000acre-feet and LakeMendocino’s storagecapacityis 75, 292 acre- feet. SonomaCountyWater Agencyoperates threegroundwaterwellsthat arecapable of providingupto 7 milliongallons
per day. TheCity of Santa Rosaimplementsthe aggressive water conservationprogramWaterSmart that savesapproximately1. 5 billiongallonsof water annually. Duringthemonth of December2021, Santa Rosaachieveda 13 percentsavingsin water usecomparedto December2020. For themonths of July throughDecember2021, SantaRosa’ s cumulativewatersavingsis 23 percent, exceeding the 20 percentcommunity-wide watersavingstarget thatremains in effect. On average, SantaRosauses 6 billiongallons of drinkingwatereachyear. Thiswater is deliveredto over53, 000homesin SantaRosawhere91% are residential. About 93percentof the potablewatersupplyis from SonomaWaterandabout7% is City wellwater. Thedemandis offset by almost 1% by usingrecycledwater for landscapeirrigationat about 32 parcelswithinthe city water service area. Consistentwith theprovisionsof SB 1087, theCity willadopt a writtenpolicy with specific objectivestandardsfor meetingthe priorityrequirementfor proposeddevelopmentsthat includehousing unitsaffordableto lower-
income households.
NaturalResourcesNaturalresources, suchas rare and endangeredplant and animalspecies and habitats, coincidegeographicallywithareasthat aredesignatedfor housing development, particularlyin the northwestand southwestareasof SantaRosa. Most of theseareas aredesignatedfor lowerdensities or low density/open space, recognizingthelocationof naturalresources. Theseland use designationsdo not typically accommodateaffordable
housingprojects. To balance thepreservationof naturalresourceswith urbangrowth, a VernalPool TaskForce wasformedin the early1990sto bring togethergovernmentagencies, landowners, and local
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6 HousingConstraintsinterests. The task forcedevelopedthe SantaRosa PlainVernal Pool Ecosystem PreservationPlan, whichidentifiedgoals andobjectivesfor preservingnatural resources, incentivesfor mitigationbanks and conservationeasements, and a streamlinedregulatoryprocessto speedauthorization for filling low qualitywetlands. Criteria weredevelopedfor mitigationbanking, and thisprocess is commonto the developmentreviewprocessin Santa
Rosatoday. The California tigersalamanderand its habitatwerelisted asendangeredin 2003.
This habitat generallycorrespondsto thelocationof vernalpools andwetlandsin northwestand southwestSantaRosa. Since the listing, the City has soughtways to preserve the salamanderand its habitat but still allowdevelopment. The SantaRosa Plain ConservationStrategy Team, comprisingstate and federalagencies, the environmentaland developmentcommunities, and city and county representatives, publishedthe SantaRosa Plain ConservationStrategy PlanningAgreementto addressthis issue. The strategy, adopted in December2005, provides the biologicalframework forconservation of the endangeredCalifornia tigersalamanderandfour rare plant speciesfound in conjunction with wetlandhabitaton the SantaRosaPlain. It identifiesconservationareas and mitigation requirementsfor developmentprojectsthat willimpactthehabitatof these protectedspecies. In fall 2007, theCounty of Sonoma; theCitiesof Santa Rosa, RohnertPark, andCotati; and theTown of Windsor adoptedthe SantaRosa Plain ConservationStrategy PlanningAgreement, whichsupports the conservationapproachin the strategy. The mainpurposeof the planningagreementis toestablisha processandtimelinefor the localjurisdictionsto finalize anddevelop an implementationprogram for the conservationstrategy. Thisincludedthecreationof the SantaRosa Plain Conservation Strategy ImplementationCommitteeto guide this effort. Whilefundinghasnot yet been identified for environmentalwork, the local resourceagencieshaveused thestrategyto reviewand permitprojectsoverthe past planningperiod. As illustrated, theCity of SantaRosa is workingto address this
developmentconstraint. Higherelevationsand steeperslopesarein thefoothills in northeastSantaRosa. Such areas have higherpotentialfor landslideand soil slumphazards. TheNoiseand Safety Element discussesand illustrateslandssubject to geologichazardssuch as ground shakingamplification and liquefaction. Chapter20-32 of the Santa Rosa Municipal Code establishes hillside development standards. Thesestandardsdo not constraindevelopmentbeyondwhatsafe JANUARY2023
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6HousingConstraints
EnergyConservationIn Santa Rosa, electricityandnaturalgas areusedto light, heat, and cool structures, publicbuildings, and homeappliances. Fossilfuels areused to movepeople and productsalongthe city’ s transportationcorridors. Mostof the energyconsumedin SantaRosa is produced from traditionalsources anddeliveredto the city through establisheddistributionnetworks. PacificGas and ElectricCompany (PG& E) provideselectricalservicesandnaturalgaswithinthe Urban Growth Boundary, andgasolineand other petroleumproductsare sold throughprivate retailersthroughout the city. TheCity has madestrides in reducinggreenhousegases and utilizinggreen energysources.
In 2004, theCity of Santa Rosaadopted a voluntarygreen buildingprogram, SantaRosa-Build It Green (SR- BIG), which promotesbuilding and remodelinghomesin a way that reduces energy demands, releases fewerpollutantsinto the atmosphere, conserveswater, and reducesconstructionwaste. The City alsocommittedto usingguidelinesset byBuild It Green whenconstructingor renovating
municipalbuildings. In August2005, the City Counciladopted a resolution establishinggreenhousegas ( GHG) emissionsreductiontargetsfor SantaRosa Cityoperationsof 20 percentbelow2000levelsby 2010 andresolvedto helpwith a community-wide emissionsreductionof 25 percentbelow1990levelsby 2015.
TheCity has beenimplementingthisobjectiveby using solar, biomass, wind, and alternativefuels in everyday
Cityoperations. Thecity has installedphotovoltaicsystemsonsomeof itsfacilitiesto produceelectricity.
In addition, cogenerationis plannedat some
Cityfacilities. In 2009, SonomaCountylaunchedthe SonomaCounty Energy IndependenceProgram ( SCEIP) to provide information, financingoptions, andincentivesfor energyefficiency, water conservation, and renewableenergyprojectsfor countyresidents and businesses. Sincethe 2009launch, the EconomicDevelopmentBoard of SonomaCountyestimatesthat the SCEIPprogramhas financednearly $
52. 7 million in projectsfor local contractors, resultingin morethan2, 500 completed projectscountywide. The SCEIPprogramnot onlyservesas an importanteconomicdriverof the localeconomy but alsoaims to reduceenergyand utilitycosts
forhouseholds. In 2010, the city adoptedCALGreenTier 1 standards, whichexceedthe basiclevel of requirementsof the CALGreenBuildingCode. This programsupportstheCity’ s efforts to reduce GHG emissionsto reachthe local, regional, and statetargetsin theCity’ s Climate ActionPlan. OnJanuary14, 2020, the cityadoptedthe Climate EmergencyResolution. The resolutioncommittedtheCity to continueeffortsrelatedto climatechangeand GHG emissionsreductions by implementingthe Climate Action Subcommitteeleadership, theworkof the Citydepartments, and the collaborationwith the RegionalClimate Action
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6 HousingConstraintsThe cityadopted a CommunityClimateActionPlan (CCAP) in 2012and a Municipal ClimateAction Plan (MCAP) in 2013. The CCAP examinescommunity-widesourcesof GHGemissions and outlinesstrategiesfor reducingthem. The MCAPaddressesGHGemissionsfromtheCity’ s municipaloperations. All newdevelopmentsarerequired to demonstrateconsistencywith the CCAP by completing andimplementingtheAppendixE Checklist, adoptedas a partof the CCAP. Theopportunityto utilize solarenergyto heatwater and generatepoweris great. SantaRosa has anaverageof over 200days of sunshineper yearandhas a favorableclimate for photovoltaicand thermalgeneration. SonomaCleanPower (SCP) is a localagencythat sourceselectricityfrom a variety of renewablesourcebeginningat priceslessthanPG&E. TheCity has beenable to purchase100% renewablepowerunderthe SCP EverGreenProgramfor all municipalmeters. Other servicesinclude the NetGreenprogram, which providescustomerswith theopportunityto offset electricalusagethrougha rooftopsolarsystemor windturbine, andDo It YourselfEnergyand Water Savingstoolkits
andresources. TheCity willcontinueto work towardgreater energy efficiency, reducedwaterusage, and more sustainablebuildingpracticesin residentialdevelopment. PoliciesH-G- 1 throughH-G- 8 describethese
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7Evaluationof PreviousHousingElement7.
Evaluationof Previous HousingElementPer CaliforniaGovernmentCode Section65588, “Eachlocal governmentshallreview itshousing elementas frequentlyasappropriateto evaluateall of thefollowing: ( 1) The appropriatenessof the housinggoals, objectives, andpolicies in contributingto the attainmentof the state housinggoal. (2) The effectivenessof thehousingelement inattainmentof the community’s housinggoals andobjectives. (3) The progressof the city, county, or cityandcounty in implementationof the housingelement. (4) The effectivenessof the housingelementgoals, policies, and related actionsto meet thecommunity’s needs, pursuant toparagraph (7) of subdivision (a) of Section 65583.”
ProgressTowardMeetingQuantifiableObjectivesThe2015–2023 RHNApreparedbyABAG determinedthatzoning to accommodate5, 083additionalhousingunits neededto be in placein Santa Rosa duringthe prior planningperiod to meet regionalhousing needs. ABAGdisaggregatedthis allocationinto four income categories: very low, low, moderate, andabove moderate. Table7- 1 comparesthe 5th Cycle RHNAto the buildingpermitsissuedduring2015 to 2021. TheCity issuedpermitsfor a totalof 3, 920units ( 77 percentof the RHNA) from 2015 to 2022. Amongthese, approximately18 percent (696 units) were for homesaffordableto lower-income (very
low- andlow- income) households. Table7- 1 REGIONAL
HOUSINGNEEDSALLOCATIONCOMPAREDTOPERMITSISSUED, 2015 –
2022 ( 5TH CYCLEHOUSING
ELEMENT)
IncomeCategory
2015 – 2022 RHNA
2015 – 2021Building
Permits
IssuedPercent ofRHNA Accomplished Very
Low 1, 041 356
34% Low 671 340
51% Moderate 759271 36% Above Moderate
2, 6122, 953113% Total
5, 083 3, 920 77% Source: ABAG RegionalHousing NeedsAllocation (RHNA) Plan, December2021, City
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7 Evaluationof PreviousHousingElement Efforts
to Address SpecialHousingNeedsCaliforniaGovernmentCodeSection 65588requiresthat localgovernmentsreview the effectivenessof the housingelementgoals, policies, andrelated actionsto meet the community’s specialhousingneeds. Asshown in the Review of Previous2015- 2023Housing Element Programsmatrix (Table 7- 2), the City workeddiligentlyto continuouslypromotehousingforspecial-needs groups
in a varietyof ways. Between2013and 2021, the City of SantaRosa helped developapproximately346 affordablehousing
unitsforspecial-needspopulations. As a result of the HousingQualityStandardsInspection requirementsof the HCVRentalAssistanceProgram, between2018and 2021, 613 homeswere rehabilitated. Between2018and 2020, to assist low-incomerenters with disabilities, the city continued to offer the HousingAccessibilityModificationGrantProgramand awarded $
25, 588 to six households. From2018 to 2020, approximately354homeswererehabilitatedas a
result of active code enforcement. Progress
TowardsMeetingHousingElement ProgramsTable 7- 2 summarizesthe programsfrom the2015-2023 HousingElement.
To the degree thatsuchprogramsarerecommendedto be continuedin the current Housing Element, these programsare reorganized
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8Goals, Policies, Programs8.
Goals, Policies, ProgramsThissectiondiscussesthe City’s eight-yearhousing planand commitmentfor how it will meet thehousing needsof everyone in the community. The City’s housingplan coversthe planningperiodof January31, 2023 – January31, 2031 and includesseveralgoals, policies, and actions that focuson expandingthe housingstockand offeringa wider range of housing choicesfor everyone in the City. Equity, inclusion, andanti- displacementare themes are woven throughout the documentandreflectedin a numberof actions. TheCity aimsto ensurethatSantaRosa is an equitableandinclusive city by protecting andprovidingopportunitiesto thoseresidentswho are most
vulnerable. AdequateSitesGOAL H- 1: ENCOURAGETHE DEVELOPMENTOF HOUSINGTO MEETTHE
NEEDSOF ALL
SANTAROSARESIDENTS. Policy H- 1- 1 Ensurethere is a sufficientsupplyof land zonedto accommodatethe
projectedhousingneeds. Policy H- 1- 2 Identifyinfrastructureneedsin infill areas; seeknew sources of fundingfor planning and financinginfrastructureimprovements; andprioritizeinvestmentsto lowerconstructioncostsand catalyze new housingdevelopment, particularlyin disadvantagedand historicallyunderserved communities, suchas neighborhoodsin CentralSanta Rosaand SouthwesternSanta Rosa which havehigher concentrationsof communitiesof colorcoincidingwiththe City’ s lowestmedianincome levels, as described in the Assessment of FairHousing. Policy H- 1- 3 Facilitateinfill housing alongcommercialcorridors, near employmentcenters, near high- frequencytransitareas, and in all zones that allowresidentialdevelopmentasa way to revitalizecommercial corridors, promote walkabilityand increasedtransit ridership, and provide increasedhousingoptions. Policy H- 1- 4 Engage in activeconsultationwith localtribal representativesto identify opportunitiesto preserveand feature tribal, cultural, historical,
and archaeologicalresources. Policy H- 1- 5 Workwith localtribal representativesto implementa cultural and historiceducationprogramfor City
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8 Goals, Policies, ProgramsProgram H- 1 AdequateSites. The Citywill monitor the SitesInventory annually, andas projectsareprocessedthroughthe Planning and EconomicDevelopment, to ensuresufficient capacityis maintainedto accommodatethe City’ s remainingRHNAnumbers. Shouldthe Cityfallintoa no- net- losssituation, within180days, the Citywill identifya replacementsiteto ensuretheremaining RHNA
is being met. Time Frame: Annuallymonitorandas
projectsare processedEntity: Planning
and EconomicDevelopmentFunding:
City GeneralFund ProgramH- 2: Lot Consolidationand SmallSiteDevelopment. The City shall helpfacilitateconsolidationofsmalllots in the DowntownStationAreaSpecific Plan to allow developmentto utilizethe land more efficiently, achieve economiesof scale, andoffer opportunityfor improvedsite designand amenities. TheCity encouragesthe consolidationof small lotsto facilitate the developmentof mixed- use and multifamilydevelopments, particularly for
affordable housingby: Maintainingan inventoryof sitesonthe City’ s website. Assisting developersin identificationof parcels with
lot consolidationpotential. Continuingto utilize a ministerialprocess for lot consolidationunless otherdiscretionaryreviewsare requiredas part of the project. TimeFrame: Bythe end of 2024, consider
appropriatelotconsolidationincentivesto facilitate mixed usedevelopment. Promote the programthrough disseminationof brochuresat public counters andproviding information
on City website. Entity: Planning
and EconomicDevelopmentFunding:
City General FundQuantifiedObjective: 100 lower-incomeunits in the DowntownStationAreaSpecificPlan to improvehousing
mobility andreducedisplacementdueto
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8 Goals, Policies, ProgramsProgram H- 3: EncouragingHousingin Mixed-Use Projects. The City shallincentivizedevelopmentofresidentialunitsin mixed-useprojects in the DowntownStationAreaSpecific Plan. The program shallcreate incentives for residentialandmixed- use infilldevelopment, includingbut not limitedto:
Priority projectprocessing Deferralof developmentimpact or permitfees Flexibility in developmentstandardssuch as parking, setbacks,
and landscapingrequirementsDensity
and intensitybonuses Support
for infrastructureupgradesResponsibleAgency: Planning
and EconomicDevelopmentTimeframe: Reach outto developersto obtain feedback by January 2024, developincentivesby October2024, reviewannuallyand amend as needed. Funding
Source: General FundQuantifiedObjective: 10 very-low- incomeunits, 10 low-income units, and 78 moderateincome units to improveaccess to high resource areas includingthe downtownfor lower-income householdsand increase
housingmobilityopportunities. Program H- 4: OpportunityDevelopmentAreas. Facilitatehigher- densityand affordablehousingdevelopmentin the OpportunityAreasidentified within the DowntownStationAreaSpecificPlan and within other Priority DevelopmentAreas (PDAs), whichincludesitesnear the rail transitcorridorand on regional/arterial streetsforconvenientaccessto bus
and rail transit. TimeFrame: Ongoing, as
projectsare processed. Entities: Planning
and EconomicDevelopmentFunding
Source: General FundQuantifiedObjective: 10 very-low- incomeunits, 10 low-income units, and 78 moderateincome units to improveaccess to highresource areas for lower-income householdsand increase
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8 Goals, Policies, ProgramsProgram H- 5: AccessoryDwellingUnits (ADUs). The city will promote the constructionof affordableADUs throughthe followingactions, whichare aimedat providinganincreasedsupplyof affordableunitsthroughoutthe city, therebyincreasingaccess to high resourceestablishedneighborhoodsoutside of the Downtownand Opportunityzoneareas and helpreducedisplacementrisk for
low- incomehouseholds. Continueto implementa multilingualpublic informationand proactiveoutreachcampaignviathe City’s websiteandother outlets to informpropertyowners of the standards for
ADU development, permittingprocedures, constructionresources, andthe importanceof ADUsto SantaRosa, includingADUsaffordableto
lower- incomehouseholds. Collaboratewith NapaSonomaADU to offer residents pre-reviewedplans andprovide incentivesto residentsusing these pre- reviewedplans. Considerprovidingfundingto assist with the ongoing Napa
SonomaADU services. Provideinformationandoffer reviewof resident’s homes floor plan to encourageresidentsto apply for ADUs, particularly where their homesalreadyincludespace thatis configured for aconforming ADU ( e. g., carriagehouses, au pair quarters, secondkitchenson floors
with separate entrances). Developmultilingualoutreachmaterial for public dissemination, includingupdatestothe City’ s website, informationat CityHall and via otherappropriateprint and digital media, particularly directed to historicallyunderrepresentedcommunities (suchas residents of Centraland SouthwesternSantaRosa) and in collaborationwith localagencies servingsuchcommunities (such as the CommunityAction Partnership
of Sonoma County). Identify incentivesfor constructionof ADUs with new development, which may includedifferingcollectionof impactfees for the squarefootageassociatedwiththe ADUuntilissuanceof the certificateof occupancy. MonitorADU productionand affordabilityeveryother year and adjustor expandthefocus of the educationandoutreachefforts.
If needed, identifyadditionalsites andto accommodatetheunmetportion of the
lower-incomeRHNA. TimeFrame: Make ADUmaterials availableby December 2023 and implementproactiveoutreachcampaignby June 2024; identifyfunding sourceby June 2023, evaluateeffectivenessof ADU approvalsand affordabilityevery otheryear, startingApril 2024 andidentify additionalsite capacity, if JANUARY2023
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8 Goals, Policies, ProgramsEntity: Planning
and EconomicDevelopmentFundingSource:
City General FundQuantifiedObjective: 519 ADUs to improvehousing mobility andreducedisplacementrisk. Ensuredistributionof ADUsincludes200 ADUs in areas thatare proximateto services andemploymentopportunities for lower- and moderate-income households, and incentivize100 ADUs in high resource, predominantly single-family neighborhoodsto promote housingmobilityopportunitiesfor lower- and
moderate-incomehouseholds. Program H- 6: InnovativeHousing Options. Explore innovativeand alternativehousingoptionsthat providegreater flexibilityandaffordabilityin the housing stock. This mayincludeconsiderationforfurther reductionin regulatorybarriers for tiny houses, inclusionaryhousing, microhomes, housingcooperatives, and otheralternativehousingtypesas wellas explorea varietyof densitiesandhousing types in all zoningdistricts. Thecity will alsoconsideramendingtheZoning Code to allow movabletinyhomes to be
consideredan ADU. Thecitywill usethe findings of this program to targetdevelopment of a varietyofhousingtypesin areas of concentratedoverpayment to reducedisplacementriskas well as promoteinclusion andsupportintegrationof housingtypes basedon incometo facilitatemobilityopportunitiesin highresource areasand areas of highmedian income to support integrationof housing types basedon incometo
facilitatemobilityopportunities. Time Frame: Explore innovativeand alternativehousingoptions to help furtherhousing productionby December2024, amend the zoning
ordinanceas needed. Entity: Planning
and EconomicDevelopmentFunding:
City General FundQuantifiedObjective: 200 lowerincome units to improve housingmobility andreducedisplacementrisk, aimingforatleast50 in closeproximity to jobs, transit, and otherservices and 50 integratedinto predominantly single-family, and
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8 Goals, Policies, ProgramsProgram H- 7: ProhousingDesignation. The Cityshall striveto receive andmaintainthroughthesunset dateof January1, 2025, the State’ s Prohousing Designationby demonstratinga sufficientnumberof polices that significantlycontributeto acceleratinghousingproduction. Jurisdictionsthat receive a ProhousingDesignationwillreceiveincentivesin the form of additional points orotherpreferencesin the scoringof competitiveState fundinggrant programsin the areas of housing, transportation, infrastructure, and land use. Time Frame: Initiateapplicationin 2023 and maintaindesignationthroughsunset dateof
January1, 2025. Entity: Planning
and EconomicDevelopmentFundingSource:
City General Fund QuantifiedObjective: Increasethe City’s competitiveness in receivingaffordablehousingfunding
from theState. ProgramH- 8 Sites Identifiedin PreviousCycles. Pursuantto GovernmentCodeSection65583.2( c), any non- vacantsitesidentifiedin the priorfifth Cycle or vacantsitesidentifiedtwo or more consecutiveplanningperiods, shallbe provided by- rightdevelopmentwhenat least20 percentof the units in theproposeddevelopmentare affordableto
lower-incomehouseholds. Time Frame: Uponadoptionof
the HousingElement. Entity: Planning
and EconomicDevelopmentFunding
Source: GeneralFund ProgramH- 9 Large-Lot Developmentand Subdivision: To facilitatethe developmentof large lots for affordablehousingand provide for developmentphasingfordevelopmentof 50 to 150units, the City will givehigh priority to processinghousingdevelopmentsthatincludehousingfor all incomelevels on lotslargerthan 10 acres, specificallysite 7, andprovideincentiveson a case- by-case basisfor developmentof high-densityresidential
on largesites. The City will providetechnicalassistanceand incentivesto subdivideparcelsin the housingsitesinventorylargerthan10 acres for projectsincludingaffordablehousing. The City will offerexpeditedreview forthe subdivision of larger sitesintobuildablelotsas long asthe developmentis consistentwith Cityland use and environmentalregulations, andpriority processing for subdivisionmaps
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8 Goals, Policies, ProgramsTo ensurethe programis successful, the city willreach out to developersannually, andas projectsare processed, of affordable housing and incorporatenecessarystrategiessuchas ministeriallot splits or other incentives. TimeFrame: Ongoing, as projectsare processedthrough the Planning and EconomicDevelopmentDepartmentandincentiveswill be adoptedwithinone yearof adoptionof the HousingElement. Annually meet with developersand incorporateandrevisestrategiesat least everytwo years. Entity: Planning
and EconomicDevelopmentFunding
Source: General FundQuantifiedObjective: 250 lower-incomeunits to reduce
displacementrisk. ConservationH- 2 CONSERVEAND IMPROVE THE EXISTING AFFORDABLEHOUSINGSTOCK. Policy H 2- 1 Asthe City’s housingstockages, pursueall availablefederaland statefundsto assist withhousing
preservationandrehabilitation. Policy H- 2. 2: Preservethe affordabilityof federal- and state-subsidizedunits at riskof conversionto marketrate or other
affordablehousingresources. ProgramH- 10: Code EnforcementActivities. Continue the Code Enforcementactivitiesmonitoring housing and neighborhoodconditionsthrough enforcement of the NeighborhoodRevitalizationProgram ( NRP), a coordinatedinter-departmentalCity taskforce lead by CodeEnforcement. NRP's missionis to improveliving conditionsandqualityof life in focusneighborhoods throughouttheCity, resulting in safer environmentsand increasedpropertyvalues.
NRPfocuses oneight neighborhoodsin CentralSanta Rosa, whichcorresponds to areas withhigher concentrationof communitiesofcolor ( specifically, a predominantHispanicpopulation) andsome of the lowestmedianincomes in thecity. Throughthiseffort, the Citywill continue to target improvinghousingconditionsin areasof need to facilitate place-basedrevitalizationand assist in reducingdisplacementrisk for these residentsby improving living conditionsandenablingthemto remainin their
homeand community. CodeEnforcementstaffshall continueto provideproperty ownersand tenantswith informationon how to rectifyviolations, whoto contact in Code Enforcementfor assistance, andotherresourcesthat maybe pertinentto the citation, particularlyavailable housingrepair assistance andsubsidyprogramsfor lower-income, senior
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8 Goals, Policies, ProgramsTime Frame: Pursue funding for additionalassistanceannuallyand as notices of fundingavailability (NOFAs) are made available. Provide informationonthe City’s websiteby June 2023, printed materialsby December2023, update
annuallyas needed. Entities: Departmentsof Planning and Economic Development, Housingand CommunityServices, Police, Fire, CityAttorney, RecreationandParks Funding: City GeneralFund, HOME and Community DevelopmentBlock Grant,
Housing AuthorityReserves QuantifiedObjective: Rehabilitate200housing units (25 extremelylow income, 25verylowincome, 75 lowincome, and 75 moderateincome) through the NRP Programandprovidegrantsto at leastfour
householdswith disabilities
annually, reducingdisplacement. ProgramH- 11: HousingConditionsSurvey. To ensuretheCity has an accuratepercentageof the homesin needof rehabilitationandreplacement, the City will complete a HousingConditionsSurvey in older neighborhoods and neighborhoodswith lowermedian incomes, to evaluaterehabilitationneed. Basedon findingsof the focusedevaluation, the City willidentify measures to encourage housingpreservation, conservation, andacquisitionrehabilitation, and mitigate potentialcosts, displacementandrelocationimpactson residents.
These measuresmayinclude, but are
not limitedto: Streamlinepermitreviewfor home repairson housingunitsidentified during
the conditionssurvey. Seekfunding to offerrelocationassistanceto low- incometenants or owners displaced
duringrehabilitationefforts. Seek fundingto develop a housingrehabilitationprogram ( see H- 9). TimeFrame: Complete a HousingConditionsSurveyby December2023and determinenextsteps
by June 2024. Entities: Departmentof Planning
and EconomicDevelopmentFunding:
City General FundQuantifiedObjective: SeeprogramH- 10, and JANUARY2023
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8 Goals, Policies, ProgramsProgramH- 12: HousingRehabilitation. The city willpursue fundingto reinstate the Housing Rehabilitationand ConservationProgram (HRCP) and the Loan Program to promote conservationandrehabilitationof the existinghousing stock. The citywill continueto offer the HousingAccessibilityModification GrantProgramto assist low-income renterswithdisabilities. The citywill advertisetheprogramsonthe City’s website, add socialmediapoststothe City’s account andincludeinformationin the quarterlynewsletter. Thecity will alsodistributeinformationin multiplelanguageson theavailableprogramsin areas of concentratedrehabilitationneed, wherethe needforrehabilitationmaybe greatest, suchas in the Downtown/Stationareaandthe City’ s older neighborhoodsin
southwesternSantaRosa. Additionally, seek opportunitiesto reinstatethe Housing Authority’s rehabilitationloan program to improve residential energy conservationanddevelopprogramsto assist low-incomehouseholdsand rental properties in meetingweatherizationandenergy conservation and preservationneeds. Time Frame: Ongoing; provideinformationonthe City’s websiteby January 2023, printedmaterialsby March2023, updatingeachannually or as changesare made. Pursue funding for additionalassistanceannuallyand as notices of fundingavailability (NOFAs)
are made available. Entities: Departmentsof Planning and Economic Development, Housingand CommunityServices, Police, Fire, CityAttorney, RecreationandParks Funding: City GeneralFund, HOME and Community DevelopmentBlock Grant,
Housing AuthorityReserves QuantifiedObjective: Rehabilitate500housing units (150 extremelylow income, 150 verylowincome, 100lowincome, and 100 moderate income) annuallyandprovidegrantsto at leastfour householdswith disabilities annually, reducingdisplacement. Targetat least half of theseunits to be rehabilitated in areas of concentratedpoverty, overpayment, and whererehabilitation needis greatest, suchas in olderneighborhoodsand the
Downtown/Stationarea. ProgramH- 13: Mobile Home ParkPreservation. Encouragethe preservation of mobile homeparks throughthe Conversionof Mobile
HomeParks Ordinance. TimeFrame: ImplementCity’ s Mobile Home ParksConversion ordinanceon a project-
by- project basis. Entities: Departmentsof Planning andEconomicDevelopment and Housing
and CommunityServicesFunding:
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8 Goals, Policies, ProgramsQuantifiedObjective: Preserve1, 573 mobilehome spaces (787 moderateincomespaces, 262 low-incomespaces, 262 very low-income spaces, and262 extremelylow-income spaces) to conserve
as affordablehousing. ProgramH- 14: MobileHome ParkRent Control. The Housingand CommunityServicesDivisionwill continuethe Mobilehome Park RentReview Program to establishthe maximumbaserent allowedin mobilehomeparks on an annualbasisfor spacesthatare under a rentalagreementwitha term of 12 months or less. The City shall encourageaffectedresidentsto convenequarterly meetingsto assure thatthe amountofrent chargedat mobilehomeparks does not increasemore thanthe amountset forth in the MobileHome Park RentControl Ordinance. Thisinformationwill be sharedback withthe Department of Housing
andCommunity Services. In implementingthis program, the County is protectingaffordablehousingoptions (17 privatelyownedmobilehomeparkswith 2, 155 mobile homespaces), supportinganti-displacementeffortsand furtheringfair housing. TimeFrame: Undertakean updateof the MobileHome RentControlOrdinanceto reviewthe annualrentincreasesand the maximumbase rentalloweduponan in-place transferofownershipof a mobilehome for each year. Entities: DepartmentHousing
and CommunityServicesFunding:
City General Fund Quantified Objective: Reducedisplacementriskforresidentsof 17 mobile homeparks. Program H- 15: Preservationof At- RiskHousingUnits. The City shall work proactivelyand continueto maintainand update the affordablehousing database as a mechanismto monitorandidentifyunitsat risk of losing theiraffordability subsidiesor requirements. Forcomplexesat riskof converting to marketrate,
the City shall: Contactpropertyownersof unitsat riskof converting to market-ratehousingwithinone year of affordabilityexpirationto discussthe City’s desire to preserve complexes
as affordablehousing. Coordinatewith owners of expiringsubsidiesto ensure therequirednoticesto tenantsaresentout at 3 years, 12months, and 6 months. Reach out to agencies interestedin purchasingand/or managing
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8 Goals, Policies, Programs Workwith tenants to provide multilingualeducation regardingtenant rights and conversionprocedurespursuant to Californialaw. TimeFrame: The Citywill prepare the RiskAssessments biannuallyby Januaryand July of eachyear, ongoing work withresponsibleentities to ensure tenantsreceiveeducationof housing rights and
preservation/acquisitionstatus. Entity: Departmentof Housing and CommunityServicesFunding: City General
Fund, CDBG, HOME QuantifiedObjective: Preserve319 units as affordablehousing. ProgramH- 16: SantaRosa HousingTrust. Utilizethe SantaRosaHousing Trust to maximizeand leverageavailablefederal, state, andlocal fundingto assist in the developmentof affordable housing, the preservationandrehabilitation of low-income housing, the developmentand maintenanceof homeless shelters, andthe acquisitionand developmentof facilities for the physicallyand developmentallydisabled. Implementa system to trackprojectssupportedby the SantaRosa HousingTrust, including units
by affordabilitycategory. Time Frame: Implementtrackingsystemfor SantaRosaHousing Trust fundsby December2023; Ongoing, allocatefundsannually and as affordable
projectsare proposed. Entity: Departmentof Housing
and CommunityServicesFunding: SantaRosa
Housing Trust FundQuantifiedObjective: Use SantaRosaHousingTrust with otherfundingsources to supportdevelopmentof 300 totalunits over the planningperiod, including150 units for lower-incomehouseholds (50 unitsof extremelylow-incomehousing, 50 unitsof very low-incomehousing, and50 units of low- incomehousing) and150unitsof the 771units affordable to moderate-incomehouseholds. Targetat least 150 unitsaffordablelower- and moderate-income householdsin predominantlysingle- family, affluentneighborhoods, includingeasternportions
of thecity. Program H- 17: AffordableHousingTracking. The citywill developa system to reviewand documentthe numberof affordableunits annually. The systemwill track projectsapproved, includingADUs, the numberof affordable unitsby incomelevel, and the
variousfundingsources. Time Frame: Annually, startingin July 2023 andcontinuing through
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8 Goals, Policies, ProgramsEntities: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding:
City GeneralFund Program H- 18: InclusionaryHousing. Implementthe Inclusionary HousingOrdinanceto increasethe numberof affordableunits in Santa Rosa, through collectionof residentialin- lieu fees and commerciallinkagefees. Usefees generated forthe developmentof housingunits affordableto extremelylow-, very low-, and low- incomehouseholds. Continueto track the projects supported by the InclusionaryHousing Ordinancefee programs, includingnumber of units by affordabilitycategory. Evaluatethe feasibilityand consider requiringonsiteinclusionaryunits oncea minimumof6 units is reached. TimeFrame: Ongoing, as developmentproposalsare received. Evaluatethepossibilityof an onsiteinclusionaryrequirementby December2024, makerevisions
by June 2025. Entity: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding:
City General FundQuantifiedObjective: UseResidentialIn- Lieu fees and CommercialLinkagefees to supportdevelopmentof 400 affordableunits over the planningperiod, including50 extremelylow-incomeunits, 75 very low-incomeunits, and75 very low-incomeunitsof the 1, 919units affordableto lower- incomehouseholdsand100unitsof the 771units affordableto moderate-income households. Targetat least 150 unitsaffordablelower- and moderate- income householdsin predominantlysingle- family, affluentneighborhoods, includingeasternportions
of the city. ProgramH-19: EssentialHousing BondFinancing Program. Inpartnershipwith a JointPowersAuthority (JPA) and non- profit assetmanager, utilizetaxexempt bondsto fund: 1) the acquisitionof existing market- rateapartment complexesand restrictfuturerents to be affordableto householdsthatearnvery low to moderateincomes, and ( 2) the constructionof new development of deed- restrictedaffordablehousing. In order forasset managersto accessthese typesof bonds, Citiesmustjoin a JointPowersAuthority (JPA) andauthorizethe JPA to issuethese bondson behalfof the City. The JPA, in partnershipwith the non- profitasset manager, then purchasesthe apartmentcomplex, using onlymoneyfrom the bondfinancing, and setstherents to be affordableto low- to
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8 Goals, Policies, ProgramsTimeFrame: EstablishJPAstructureor joinexistingJPA by July 2023Implementconstruction
or acquisitionprojects. Entity: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding:
City General Fund QuantifiedObjective: Targetat least 150 unitsaffordable lower- and moderate-income householdsin predominantlysingle- family, affluentneighborhoods, includingeasternportions of the city.
Special-NeedsGroupsGOAL H- 3: INCREASESPECIAL NEEDSHOUSING
OPPORTUNITIESAND SUPPORTIVESERVICESFOR LOWER INCOMEHOUSEHOLDS, FAMILIES
WITH CHILDREN, SENIORS, PERSONSWITH PHYSICAL AND DEVELOPMENTAL
DISABILITIES, FARMWORKERS, FEMALE-HEADEDHOUSEHOLDS, ANDPEOPLE WHO ARE EXPERIENCINGHOMELESSNESS. Policy3- 1 Give priority in providinghousingassistanceto those groupswith demonstratedspecialneeds, such as lower income households, seniors, personswith disabilities, personswith mentalhealth conditions or psychiatricdisabilities, large familieswith children, female-headedhouseholds, victims of domesticviolence, andpeople who
are experiencinghomelessness. Policy 3- 2 Encouragehousing developersto produceaffordable units by providingdevelopmentstandardincentivesfor projectsthat include new affordableunits availableto
special needsgroups. ProgramH- 20: Support AffordableHousingDevelopment. Work with housingdevelopers to expand opportunitiesfor affordablelower-incomehousing for special- needs groups, includingpersonswith physical and developmentaldisabilities, female-headed households, largefamilies, extremely low- income households, and personsexperiencinghomelessnessby creating partnerships, providingincentives, and
pursuingfundingopportunities. Prioritizeprojectsthat are in areaswith currentlylow percentagesof renter-occupiedhouseholdsto facilitatehousing mobility and integrationof ownershipand rentalunits, primarily north and northeasternSanta Rosa areasconsideredRCAAsas identified in the Assessment of Fair Housing). Support affordablehousingdevelopmentfor special- needsgroupsthroughoutthecity, includingin areas that are predominantlysingle-familyresidential. The target populationsincludeseniors; persons with disabilities, includingdevelopmentaldisabilities; female-
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8 Goals, Policies, Programs personsexperiencinghomelessnessto reducethe displacementrisk for theseresidentsfrom theirexisting
homes andcommunities. Promotethe use of the density bonus ordinance, applicationprocess streamlining, fee deferrals, andconsider development fee exemptionfor projectsthat are 100percent affordableto encourageaffordablehousing, withan emphasison encouragingaffordablehousing in high-resourceareasand areaswith limited
rental opportunitiescurrently. Facilitatethe approvalprocess for landdivisions, lot lineadjustments, and/ or specificplansor masterplans resultingin parcel sizes that enable affordablehousingdevelopmentand processfeedeferrals related to the subdivisionforprojectsaffordableto
lower-incomehouseholds. Give priority to permit processingfor projects providingaffordablehousingfor
special-needsgroups. Workwith public or private sponsorsto identifycandidate sites fornew constructionof housingfor specialneedsand take all actions necessaryto expediteprocessing
of such projects. Encourageresidentialdevelopmentnear parks, open space, transitroutes, civic uses, social services, grocerystores, and other healthresources. Partnerwithnonprofitand for- profit affordable housingdevelopersto support theirfinancingapplicationsfor state and federalgrant programs, tax-exemptbonds, andother programs that becomeavailable. Pursuefederal, state, andprivatefundingfor low- and moderate-income housingby applyingfor state andfederalmonies for directsupportof lower- incomehousing constructionand
rehabilitation, specificallyfor developmentof housing affordableto extremely low- incomehouseholds. TimeFrame: Ongoing, as projectsareprocessedby the City.
Annuallyapplyfor fundingand annuallyengage
with housing developers. Entity: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding: Wherefeasible, leveragestate and federal financing, includingLow-IncomeHousingTax Credits, CHFA multifamily housingassistanceprograms, HCD MultifamilyHousingLoans, CDBGfunds, HOMEfunds, and
other available financing. QuantifiedObjective: Developmentof 850unitsof 1, 919 units affordableto special-needs, lower-incomehouseholds to reducedisplacement risk for thesepopulations. Target300 units in close proximityto servicesand JANUARY2023
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8 Goals, Policies, Programsare in higher-income, predominantlysingle-family neighborhoodsto
promote mobilityopportunities. Program H- 21: Funding for Affordable Housing Development.
Aggressivelyparticipatein availablefederal, state, and privatenonprofitprogramsfor the provisionof affordablehousing. Support affordablehousing sponsors by continuingto provide fundsto subsidizethe productionof affordable housing. Participatein tax credit and mortgagerevenuebond programsthat provide tax- exempt, low-cost financingto developersofprojectsmakinga portionof the unitsaffordable. Evaluate, andconsider actionas appropriate, the use of “ boomerang” funds, an allocationof increasedpropertytax from former redevelopmentproject areas, for affordablehousing projects and programs. Monitorand support state andregional effortsto establish a permanentdedicated revenue source for
affordablehousingdevelopment. To build on this effort, the Citywill establisha prioritizationstrategyfor affordablehousing developmentwith communityinput obtainedthroughthe HousingElementupdate process andsubsequent outreach. The prioritizationstrategyshould encompassanti-displacementeffortsin Santa Rosa Equity PriorityCommunities, neighborhoodswithhigh ratesof poverty ( such asthe neighborhoodsin Downtown/StationSantaRosaand west Santa Rosa), housingneeds for lower-income, special-needsgroups (such as large familiesand personswith disabilities), and housingmobilityopportunities for lower-incomehouseholdsto accessareas of highermedianincome ( such asthe neighborhoodsin north and northeastSanta Rosathat qualify as RCAAs and areconsideredexclusiveas described in the Assessment of Fair Housing). Time Frame: Ongoing; annuallyapply and/or participate in programs. Establishprioritizationstrategyby January 2025; initiatingcommunity outreach
in June 2024. Entity: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding: City GeneralFund; Tax credit and Mortgage Revenue
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8 Goals, Policies, ProgramsProgramH- 22: Housingfor Personswith Disabilities. Ensurethat persons with disabilitiesincluding persons with developmental disabilities) have increasedaccess/ placementin residentialunits rehabilitatedor constructedthroughCity andCounty programsby
completingthefollowing: Continueto cooperatewithnonprofitagencies that provideplacementor referralservicesfor personswith disabilities, including identifyingplacementopportunitiesin
highresourceareas. By June 2024, developtargetedmarketingplanto promotelocal resourcesand programsfor persons with disabilities, includingeducationalmaterials on reasonableaccommodation, housingrights, and access to legal aid. Identify community-based partners to support disseminationof programmaterials. Ensure thatin additiontobeing offered in multiple languages, all programinformationmeets ADA accessibility standards. Coordinatethe marketingand outreachplan developmentand implementationwiththe North BayRegionalCenter and otherrelevant organizationsthat supportthe SantaRosa
residents with disabilities. Encouragedevelopmentof housing with visitabilitystandards, special housingarrangements, including shared and congregatehousing, includingsupportingaffordablehousingdevelopersobtainfederal andstate fundsand
committingCity funds. TimeFrame: Ongoing, as projectsare processed. By June 2024, developmarketingprogramandreachout to non-profit agencies andcoordinatewiththe North BayRegionalCenter, and otherrelevantorganizations on an annualbasis during
the planningperiod. Entity: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding:
City General FundQuantifiedObjectives: 850 units for special needs groups, including personswith disabilities. Of these, 200 in sites near transit, medical services, and witheducationalopportunitiesand 200 in
high- resourceareas. ProgramH- 23: Housingfor Farmworkers. The city will supportthe developmentof rental housingfor seasonal andpermanentfarmworkers. To providehousingand meetthe needsof farmworkers, the city will workwith advocateandoutreachgroupsin SonomaCountyto identifysites suitablefor farmworkerhousing
in Santa Rosa. TimeFrame: Annually
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8 Goals, Policies, ProgramsEntities: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding: City GeneralFund and State Funding from HCDQuantifiedObjective: 480 unitsfor extremely low-income households. Ofthese, 200 in lowresource/ areas of concentratedpovertyand/ or sites near transit, medicalservices, and
with educationalopportunities. ProgramH- 24: Housing for PersonsExperiencingHomelessness. The City will maintainand expandactivitiesdesignedto preventthosecurrently housed frombecominghomelessand to assistthose whoare homeless. To this end, the Citywill
implementthe following: Providefunding to groupsprovidingshelter andother servicesto people
who are homeless. Supportprogramsthat address long-term solutionsto homelessness, includingjob trainingand placement, and that provide
other supportiveservices. Adopt policiesto promotenew models for providingtemporaryhousing solutionsin responseto emerging needs and emergencysituations, includingnon- congregateshelters. Support innovative pilot
programsand initiatives. Providemultilingualinformationat City Hall, communitycenters, libraries, and schools on resources availablefor emergency housingassistanceandexpand marketingof resourcesto reach Equity PriorityCommunities, neighborhoodswithhigher ratesof poverty (and thereforemore vulnerableto displacement), as identified in the Assessmentof Fair Housing. Use community-basedpartners to reachvulnerable householdsand equityprioritycommunitiesin the identifiedneighborhoods.
Provideall materialsdigitallyand printed
in multiplelanguages. Continueto participatein the SonomaCountyContinuum of Care (region- widebody responsiblefor setting vision and strategicplanning towardsending homelessnessin SonomaCounty) to promotecommunity-wide planningandstrategic use of
resourcesaddressinghomelessness. Meet withservice providersbyDecember2023 to develop strategiesto target outreachabout servicesand resourcesto servehomeless residentsand helpprevent homelessnessto populationsthat are currentlydisproportionatelyimpactedby homelessness, as identifiedin Table4- 4.
Time Frame: Ongoing; update resources on available emergencyhousingassistance
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8 Goals, Policies, Programsbasis. Adoptnew models for providingtemporary housing solutionsby December2025, implementnew methods
by June 2026. Entities: Departmentof Housing
and CommunityServicesFunding: City General
Fund, CDBG, HOMEQuantifiedObjective: 450 lower-incomehouseholds. Ofthese, 200 in lowresource/ areas of concentratedpovertyand/ or sites near transit, medicalservices, and
with educationalopportunities. ProgramH- 25: Housingfor Extremely Low- Income Households.
Encourageadditionalhousing resourcesfor extremelylow- income Santa Rosa residents, includingseniors, young adults, female-headed householdswith children, and personswith physical or developmentaldisabilities, and equity prioritypopulationsthrougha variety
of actions, including: Facilitateand encouragethe constructionof housing affordableto extremely low-income householdsby assistingnonprofit and for- profit developerswithfinancialand/ or technicalassistancein a manner that is consistentwiththe City’ s
identifiedhousing needs. Provide financialsupport annually, as available, to organizationsthat provide counseling, information,
education, support, housingservices/referrals, and/ orlegal adviceto extremely low-incomehouseholds, to mitigate risk of displacementand supporthousing stabilityfor extremely low- incomehouseholds, personswith disabilities, and personsexperiencinghomelessness, and other
equity priority populations. Expandregulatoryincentives forthe developmentof units affordableto extremely low-incomehouseholdsand housingfor special- needs groups, including personswith disabilities (including developmentaldisabilities), and individualsand familiesin need of emergency/transitionalhousing. Encouragethe provisionof affordablehousingfor young adults, particularlyformerfoster youth and young mothers, through planningconsultations, streamlinedpermit processing, and fundingassistance. Encouragethe developmentof SingleRoom Occupancy (SRO) facilities, transitionaland supportivehousing, and other special housing arrangements, includingcommittingCity funds to help affordablehousingdevelopersprovide SROfacilitiesconsistentwith the Single
RoomOccupancyOrdinance. TimeFrame: Ongoing; as projectsareprocessedby the Planning andEconomicDevelopment. By December2024, outreachto JANUARY2023
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8 Goals, Policies, Programsextremelylow-income residentsto understandfundingneeds, and reviewand prioritizelocal fundingat leasttwice in the planning period, and supportexpeditingapplicationson
an ongoing basis. Entities: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding: City General
Fund, CDBG, HOMEQuantifiedObjective: 480 unitsfor extremely low-income households. Ofthese, 200 in lowresource/ areas of concentratedpovertyand/ or sites near transit, medicalservices, and
with educationalopportunities. ProgramH- 26: Housing for SeniorHouseholds. Encouragethe developmentof affordablehousing for seniorpopulations, particularlyfor thosein need of assistedand skilled nursingcare. Continueto providefunding and offer incentivessuch as densitybonuses, reducedparking requirements, design flexibility, and
deferreddevelopmentfees. TimeFrame: Ongoing, as projectsareprocessedby the Planning
and EconomicDevelopmentEntities: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding: City GeneralFund,
CDBG, HOME, etc. QuantifiedObjective: 100 units for lower- incomesenior households. Ensureat least25 of theunitsare in close proximityto public transit, seniorcenters, clinics, and essentialretail, suchas pharmacies and grocerystores. ProgramH- 27: Housing for LargeHouseholds. Encouragethe developmentof unitswith three or more bedroomsin affordable housingprojects.
Encouragenew affordablehousingdevelopmentto provide amenitiesfor residents, such as on- site recreationalfacilities, children’s programs (daycare and/ or after-school care), and
communitymeetingspaces. TimeFrame: Ongoingas
projectsare proposedEntity: Planning
and EconomicDevelopmentFunding:
City General FundQuantifiedObjective: 100 units for lower- incomehouseholds, targetingat least50 unitsin areas of concentrated, higher ratesof overpayment in thewesternportionof the city to
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8 Goals, Policies, ProgramsAffirmatively
FurtheringFairHousingH- 4: ENSURE EQUALHOUSINGOPPORTUNITIESFOR ALLRESIDENTS,
REGARDLESSOF THEIRSPECIAL CHARACTERISTICSAS PROTECTEDUNDER STATEAND
FEDERAL
FAIR HOUSINGLAWS. Policy 4- 1: Supportongoingeffortsby federal andState agenciesand continuecity efforts, in the enforcementof fair housing lawsprohibiting discriminationin the development, financing, rental, or sale ofhousing. Policy 4- 2: Promotehousingopportunitiesfor all peopleregardlessof race, color, sex, nationalorigin, religion, sexualorientation, disability, familystatus, marital status, income, ancestry, or otherbarriersthat canprevent access to housing. ProgramH- 28: Build CommunityAcceptance. Improvecommunity acceptanceof higher- density housingthrough community-basedoutreach, recognitionof existinglivable neighborhoods, and assuranceof well- designed, high- densityprojects. Develop a targeted neighborhoodmultilingual outreach programin predominantlysingle-family neighborhoodsto facilitatemeaningfuldiscussionsaroundhousing opportunitiesand providinga varietyofhousing typesin SantaRosa. Ensure the neighborhoodoutreachprogram invitesboth homeowners
and rentinghouseholds. Time Frame: Developneighborhoodmultilingualoutreach programby June2024and hold an annualevent (such as a town- hall type meeting) for predominantlysingle- familyneighborhoodsthroughout the planningperiod. Entity: Planning
and EconomicDevelopmentFunding:
City GeneralFund ProgramH- 29: Fair HousingServices. Continueto fundand support Fair HousingAdvocatesof NorthernCalifornia (Fair Housing), whichservesasthe City’ s equal opportunityhousingagency, on anannualbasisto provide fair housingcounselingservices, tenant-landlord mediation, publiceducation, andlegal referrals for SantaRosa
tenantsandlandlords. The Citywill advertise fair housingcounselingservicesprovided byFair Housingor another fair housingcounselingorganizationthrougha variety of means, includingpublicinformationavailableat CityHall, onthe City’ s website, and publicspaces suchas librariesand communitycenters.
Ensure all marketingmaterialsfor fair housingservicesavailabledigitallyandprinted willbe provided in multiplelanguages. Create a targetedmarketing program to reach neighborhoodswithhigher ratesof poverty ( such JANUARY2023
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8 Goals, Policies, ProgramssouthwestSanta Rosa), as identified in the Assessment of FairHousing. Additionally, the citywill target the EquityPriority Communities as identifiedonthe City’s website. Use community-basedpartners to reachvulnerablehouseholdsin
the identifiedneighborhoods. Time Frame: Annuallycontract withHUD- approved fair housingcounselingorganization; startingJanuary 2023, makenecessaryupdates to fair housing program marketingmaterials, including translatingto languagesotherthan English; by June2024, implementfair housing marketing strategyin neighborhoodswithhigher rates of poverty; provide fairhousinginformationon
an ongoingbasis. Entity: Housing
and CommunityServicesFunding:
City General Fund QuantifiedObjective: Connect500 lowerincomehouseholds with fair housingcounselingand or
fair housingservices. Program H- 30: AffirmativelyFurtheringFair Housing – Anti-Displacement Strategies. To complywithAssemblyBill (AB) 686, the city willimplement actions to AffirmativelyFurtheringFairHousing (AFFH). The ongoingandadditionalactions the Citywill take to addressAFFH shall addresssignificantdisparitiesin housingneedsandin accessto opportunityfor allpersonsregardlessof race, color, religion, sex, gender, sexualorientation, maritalstatus, national origin, ancestry, familialstatus, sourceof income, or disability, and othercharacteristic protectedby the CaliforniaFair Employmentand HousingAct (Part 2. 8, commencingwithSection12900, of Division3 of Title 2), Section65008, and any other stateand federalfair housing
and planninglaw. The cityidentifiedbarriersto fair housing throughthe Assessmentof FairHousing, includinga growing risk of displacement. Actionsthe City may taketo addressthe identifiedbarriers, and foster an inclusive community, include: Implementthefollowing actionsto affirmativelyfurther fair housingin coordinationwiththe effortsof ProgramH-24: H-4, H-8, H- 9, H- 15, H- 17, H- 18, H- 19, H- 20, H- 21, H- 23, H-
28, H-30 Startingin January2025, the city willdevelopstrategies to expandlow-barrier, low- skill job opportunitieswithinthe city, which mayinclude: ReviewingtheZoning Code to alleviateconstraints on smallbusinessestablishment, suchas to the processto
secure
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8 Goals, Policies, Programs • Reviewing businesslicense requirementsand procedureto alleviateconstraints, suchas cost or requiring physicalbusiness addressSeeking partnershipswith community-based partners who providejob- readinesstraining, such as job training, resume andinterviewassistance, andother servicesfor
parentsseekingemployment. Meetwithat least two community-basedpartnerson anannualbasisto expandjob opportunities
in Santa Rosa. Encourageresidentsfrom Santa Rosa EquityPriorityAreas or areas of concentratedpovertyto serve on boards,
commissions, committees, task forces, and other local governmentdecision-makingbodies.
Recruitat leastthree to five residentsfrom Santa Rosa EquityPriorityAreas or areas of concentratedpoverty andoffer stipendsor other valueto offset
the timespent. Meet with fairhousingproviderson anannualbasis to identifysignificantissuesthat prevent lowerincome households from accessinghousing, includingaddressingrentalcriterialikepoor credit or evictionhistories, and gapsin servicesto
supportthesehouseholds. The City shall identifypressingbarriersto housing for formerlyincarceratedindividuals and presentrecommendedpoliciesto reducebarriersforCouncilreviewin 2024. The City will thendecidewhetherto adopt a FairChanceOrdinancethatcreatesrulesthatlimitthe use of criminal recordsby landlordswhen they are
screeningprospectivetenants. Uponsettlementofthe Coserv. City of SantaRosacase, the Citywill workwith interestedandimpactedpersonsand agenciesto address
concernsas needed. TimeFrame: Ongoing; seeindividualactions for associatedtimelines. Entities: Planning and EconomicDevelopmentand Housing
and CommunityServicesFunding:
City General FundQuantifiedObjective: Assist1000households, of those 500 aimed towards lowerincomehouseholds, with fair housingissues, education,
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8 Goals, Policies, ProgramsProgram H- 31: AffirmativelyFurtheringFair Housing – Place- Based RevitalizationStrategies. To complywithAssemblyBill (AB) 686, the City will implement actions to AffirmativelyFurtheringFair Housing (AFFH). The ongoingandadditionalactionsthe Citywill take to addressAFFH shall address significantdisparitiesin housingneedsandin accessto opportunityfor allpersons regardlessof race, color, religion, sex, gender, sexualorientation, marital status, nationalorigin, ancestry, familialstatus, sourceof income, or disability, and othercharacteristicprotectedby the CaliforniaFair Employmentand HousingAct ( Part 2. 8, commencingwithSection12900, of Division3 of Title 2), Section65008, and anyother stateand federalfair housing and planninglaw. The cityidentifiedbarriersto fair housing throughthe Assessmentof FairHousing, includinga significantdifferencein quality of life, presenceof housingproblems, andlower accessto resources such as educationalopportunitiesand healthyspaceswithin Equity PriorityCommunities, primarily located within the DowntownStation Areaandneighborhoodswestof Highway 101. Actionsthe Citymay taketo addressthe identifiedbarriers, and foster an
inclusive community, include: Implementthefollowing actionsto affirmativelyfurther fair housingin coordinationwiththe effortsof ProgramH-24, H-6, H- 7, H- 17Exploreopportunitiesto establishcommunityspaces, events, and resourcesto fostera senseof belongingin SantaRosa, particularlyfor populationsthatwere impacted by historic exclusionary practices, includingBlack, Indigenous, Tribes and TribalCitizens, People of Color populationsand Lesbian, Gay, Bisexual, Queer/ Questioning, Intersex, Asexual
andAgenderLGBTQIA+). To ensureall residentshave access to positiveenvironmentalconditions, the City will review openspace requirementsby December 2025 for new developmentsand reviseas necessaryby December2026 to ensureall residentshave access to
healthyoutdoorspaces. Startingin 2024, The City will researchbest practices to addressnegativehealth risks andimpacts associatedin proximityto StateRoute 12 andRoute 101 andindustrial usesto neighborhoodsthat received thehighest scoresonCalEnviroscreen4. 0 ( such as the Downtown/StationArea, seeFigures5-4 and5- 5). As discussed in the Assessmentof Fair Housing, residents of these neighborhoodsare disproportionatelylower- income householdsand Hispanic-majority populationswhencomparedto the restof the city. The city will thenpresentfindingsto Councilin January2025, such as seekingfundingsourcesto developand/ or improve parksor
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8 Goals, Policies, Programsprograms and/or partnershipsto accessnearby recreationalspaceslocatedon sitesthat are not City-controlled. Councilwilldecide how to appropriatefunds towardalleviatingnegativehealthimpacts to theseneighborhoods. Startingin 2023, the city willmeet with the schooldistricts that serve Santa Rosastudents annuallytodeterminewhat, if any, outsidefactors impedeschoolperformancethat can be alleviated, such as stable housing opportunities, childcareopportunitiesfor workingparent( s), and otheridentifiedneeds. The city will pursuesolutions, which may include: Reviewing ZoningCode Regulationsto
further streamlineand incentivizechildcarefacilities withinclose proximity to schools
and employmentcenters. Encouragedeveloper- schooldistrict partnerships to explore housingprogramstargeted towards
theeducationalworkforce. If suchprogramdoes not exist, developintervention methodwiththe city, the localschooldistricts, and serviceproviders when familiesareidentifiedto beat risk of homelessness. The City will partnerwith the localschooldistricts andservice providersto support at- risk families with informationregardinglocal resources, fair housingeducationand accessto legal aid, and potentialhousing opportunities. Throughthisprocess, the city will trackcontributingfactors to housinginstabilityfor familiesat risk of homelessnessbetween2023and 2027.
In 2028, the City will identifysignificant patternsof contributing factors andpursue solutions to
alleviatedisplacementrisk. Facilitatea meeting or other coordinationbetween SRUSD, SantaRosa Transitand CityBus, and SonomaCounty
TransportationAgencyto assessthe need for improvedtransitroutesor accessfor students. Meet with the SonomaCountySocialServicesAgencyby June 2024to developa programtoassist SRUSD in training
classroomaidesthroughprogramssuchas CalWorksandplacingthem in lowerperformingschools, suchas thosein westSanta Rosa, to improveeducationalopportunities
for local students. Supportapplicationsby SRUSDor individualschools to securegrant funding for teacher recruitmentand
retentionbonuses, classroommaterials, andother
incentivesfor teachers Supportthe implementationof the
Sonoma CountyTransportationAuthority ( SCTA) Priority DevelopmentArea InvestmentandGrowth Strategyin accordancewith Plan Bay Area, which outlines improvedtransitcorridorswithinSanta Rosa and greaterSonoma JANUARY2023
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8 Goals, Policies, ProgramsDevelopmentAreasidentifiedin thestrategy center the DowntownStationArea as a transportationhub and also identify the RoselandArea, MendocinoCorrido, Santa RosaAvenueCorridor, and North StationonGuernevilleRoadas key areasfor expanded public and multimodaltransitservices. Meet with the SCTA and MTC/ABAG quarterly to supportcontinuedprogress
toward the strategy. Coordinateresidentswithin Santa Rosa Equity Prioritycommunitiesto identify obstaclesto reachingdesired destinations using availablepublic transitand address unmetneeds, includingneeds of personsexperiencinghomelessness. Meet on an annualbasis, starting in March2023. TimeFrame: Ongoing; seeindividualactions for associatedtimelines. Entities: Planning and EconomicDevelopment, Santa Rosa Transit, Housing
and CommunityServices. Funding:
City General FundQuantifiedObjective: Assist1000households, of those 500 aimed towards lowerincomehouseholds, with fair housingissues, education,
and overcomingbarriers. ProgramH- 32: Tenant Protection/EvictionPreventionMeasures. To assist withtenant protectionsandevictionpreventionthe Citywill take the followingactions: Continueto provideservicesto tenants for eviction defense, tenant legal services, educationalservices, fair housingassistance, relocation help
in substandardhousing. Explorethedevelopmentof a landlord –tenant mediation servicesprogram. Collaboratewith non- profitsand grassroots organizationsto supporttenants' rights and provideeducationalopportunities for
tenantsandlandlords. Explorethedevelopmentof an Anti- Eviction – EmergencyRental AssistanceFund Programfor Santa Rosa low- incomeresidentswhoare at risk of eviction due to unforeseencircumstancessuch as health issues, lackof insurance, job loss, disability, separation, or deathof the head of household. Exploreprogramsand/ or policiesimplementedby otherjurisdictionsthat have beensuccessful addressingthedisproportionate impactof evictionsand displacementof
communitiesof color. Time Frame: Ongoing, provide services and informationproactively, explorethe developmentof new programsby December2024, createprogramby 2025
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8 Goals, Policies, ProgramsEntities: Planning andEconomicDevelopmentand Housing
and CommunityServicesFunding:
City General Fund QuantifiedObjectives: Provideassistance to 200 households to
reduce displacementrisk. ProgramH- 33: RealPropertyTransferTax. Continueto designatea portionof the RealPropertyTransferTax, through annualbudget appropriations, to affordablehousing programs. Considerincreasingtheportionof thetax designatedfor affordablehousingand use theseadditionalfundsto assist with the development
of affordableunits. Time Frame: Annually through budget appropriations; allocationincreasesby 5% annuallyuntil it is
100% of revenue. Entity: Housing
and CommunityServicesFunding: Real
Property Transfer Tax QuantifiedObjectives: Use RealPropertyTransferTax revenues to supportdevelopmentof 300 totalunits over the planningperiod, including 150unitsof the 1, 919units affordableto lower-incomehouseholdsand150units of the 771units affordableto
moderate-incomehouseholds. Program H-34: Participationin the MortgageCredit Certificate Program. Continueparticipationin the MortgageCredit Certificate (MCC) programto assistlower- incomeand/ or first-time homebuyersin purchasingnew homes. To reducedisplacementrisk of prospectivehomebuyersbeingpriced out of thecommunity, the citywill promotethe availabilityoftheseprograms in areaswith concentrationsof renters, particularlylow-incomerenters and Equity Priority Populations, through providinginformationmaterialsat public buildingsandlocationsandwill posttheprogramsonthe City’s websiteand in City buildings. Time Frame: Developinformationalmaterialsto distributeandposton the City’s website
by May 2023. Entity: Departmentof Housing
and CommunityServicesFunding: City General
Fund, MCC ProgramQuantifiedObjective: Connect30 eligible residentswith assistancethrough theMCC program to reducedisplacementand assisthousing mobility for eligible households, targetmarketingof this programin areas of concentratedlower-income
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8 Goals, Policies, ProgramsProgram H- 35: CommunityLand Trust Program. Investigatedevelopment of a CommunityLandTrust programforSanta Rosato determineits feasibilityand affordable housing productionpossibilities. Continueto supportthe HousingLand Trust of SonomaCounty (HLTSC) in its effortsto workwithdevelopers and non-profit organizations to
furtherhomeownershipopportunities. TimeFrame: Considerthedevelopmentof a Community LandTrustprogramby July2025; Participatein theHLTSC on
an ongoingbasis. Entities: Planning
and EconomicDevelopmentFunding:
City GeneralFund ProgramH-36: Section8 Housing Choice VoucherProgram. Administer the federal HousingChoiceVoucher (HCV) rentalassistanceprogram. Work with the Santa RosaHousingAuthority to actively emphasizeandpromote acceptanceof voucherstopropertyowners in high-resourceneighborhoods, such as neighborhoodsin north and northeastSanta Rosathat qualify as racially concentratedareas of affluence (RCAAs) and areconsideredexclusive, as described in the Assessmentof FairHousing. Continue to maintainmultilingual informationaboutthisprogramonthe City’s websiteand at public meetingsand events. Develop an educational programfor homeownersandproperty owners to increaseawarenessof the HCVprogramassistancethat includes proactivemeasuresto engagethepublic, such asa booth at citywidepublic events, holding an educationalprogramforproperty ownersin partnershipwith the Santa RosaHousingAuthorityon an annual basis, and
identifyingcommunity-basedpartners, such as localrealtorgroups and/ or property owners with tenantssupportedby HCVassistancecurrently, to promote HCV assistanceto homeowners
and propertyowners. Time Frame: Developeducationprogramfor property ownersand homeownersby December2024 and implementannually; workwith Santa RosaHousingAuthorityon
an ongoing basis. Entity: Departmentof Housing
and CommunityServicesFunding:
City General Fund QuantifiedObjective: Conservethe 1, 903 HousingChoiceVouchers in use in SantaRosa. Add 200 very low- incomehouseholds accessrentalopportunitieswith HCVassistance, including75 householdsin areas designatedas highresource/RCAAsin Northand
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8 Goals, Policies,
ProgramsGovernmentalConstraintsH- 5 REDUCE OR REMOVEGOVERNMENTCONSTRAINTS
ON THE MAINTENANCE, IMPROVEMENTAND DEVELOPMENTOF
HOUSINGWHEREFEASIBLE. Policy H- 5. 2: Periodicallyreviewthe City’ s regulations, ordinances, and developmentfees/ exactionsto ensurethey do not unduly constrain the production, maintenance, and
improvementof housing. Policy H- 5. 1: Providestreamlinedprocessingof residentialprojectsto minimizetimeand costsin order to
encouragehousingproduction. Policy H- 5. 3: Ensurethat all Cityregulationsrelatedto housingare up- to- dateand consistentwith
State housinglegislation. Program H- 37: Application Streamliningand CompliancewithSenate Bill 35 ( StreamlinedAffordableHousing). The Citywill continueto support efficient and streamlinedapplicationprocessingfor affordable housingdevelopment applications. To this end, the City
will continueto: Ensure thatresidentialprojectsare heardby the first decision-makingboard, withina period not to exceed120 daysofreceipt of a complete application
for developmentapproval. Continueto fast- track all developmentprojectsthat provide 100percent affordableto extremelylow-, verylow-, and low- incomehouseholdswith long- term affordabilityrestrictions. Utilizea fast- track schedulemutuallyacceptableto the projectapplicant and the city. Defer paymentof developmentimpact fees for affordableunits untilpermanent
financing is available. Additionally, afterthe City’ s PDA sunsetsin December2023, the Citywill reviewanddetermine if the streamlinedprocess
shouldbe continued. TimeFrame: Ongoingas projectsarereceivedby the Planning and EconomicDevelopmentDepartment. Evaluatethe City’ s PDAstreamlined process prior to December 2023, continue immediatelyafter December 2023 sunset date. Entity: Planning
and EconomicDevelopmentFunding:
City General FundQuantifiedObjective: 200 lowerincomeunits to JANUARY2023
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8 Goals, Policies, ProgramsProgramH- 38: ZoningCodeAmendments. Ensure thatregulationscontainedin the SantaRosa Zoning Code providedevelopmentstandards, parking requirements, anduse allowancesthat facilitatethe developmentof housingfor all income groups. ParkingRegulations: Reviewand revise parking regulations, specifically theparkingrequirementsfor singlefamily residences, for residentialuses toensureparkingis nota constraint
to housingdevelopment. DensityBonus: Reviewandrevisethe City’ s density bonusordinance to ensurecompliance
with state law. FamilyDefinition: Amendthe definitionof “family” in the SantaRosaZoningCodeto notlimitfamilyby size or relationsuchthatit does not impedethe abilityof personswith disabilities
to locatehousing. ResidentialCare Facilities: Allow residentialcarefacilities, regardlessof size, in all zones that permitresidentialusesof thesame type, in accordancewiththe City’ s revised
definitionof family. ADUs: AmendtheZoningCodeto allowADUs onand adjacentto propertylisted ontheregisteror in a historicdistrictand to allow ADUsandJADUsin the MobileHomezoning districtper Government CodeSection65852. Low- BarrierNavigationCenter: Allow low- barriernavigation centers for the homelessby rightin zonesthat allowfor mixed- use and nonresidentialzonespermittingmultifamily uses, per Government Code Section 65662. Employee/FarmworkerHousing: Allow employee/ farmworkerhousingthatservessix or fewerpersonsas a single-family structureandpermit it in thesamemanneras other single-familystructuresof thesametype in the same zoneand acrossall zonesthat allow single-family residential uses. Theamendmentwill also treat employee/farmworkerhousing consistingof nomorethan12 unitsor 36 beds as an agriculturaluseandpermit it in thesamemanner as otheragriculturaluses in thesame zone, in compliancewith the CaliforniaEmployeeHousingAct ( Healthand SafetyCodeSections17021.5
and 17021. 6). EmergencyShelters: Allowsufficient parkingto accommodateallstaffworking in the emergencyshelter, provided thatthe standardsdo not requiremore parkingfor emergencyshelters than other residentialor commercialuses withinthesame zone, in compliancewith GovernmentCodeSection65583(a)(
4)( A)( ii)). Transitionaland SupportiveHousing: Develop a processingprocedureto allow fortheapprovalof 100 percentaffordable developmentsthat includea percentageof supportivehousingunits, either25percent
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8 Goals, Policies, Programswhicheverisgreater, withouta conditionaluse permit or otherdiscretionaryreviewin all zoningdistrictswheremulti- unitand mixed-use developmentis permitted (GovernmentCode
Section 65651( a). ReasonableAccommodations: The Citywill reviewand revise the current ReasonableAccommodationprocedureto ensure consistencywith federal and stateguidanceand will review and revise findings, specificallythe finding regardingpotential impactson surrounding uses, for approvingreasonableaccommodationrequeststo ensurethey do not poseany barriersto housingfor
personswith disabilities. Time Frame: Complete ZoningCode Amendmentsby December2024; annuallyreviewZoningCodeand
reviseas needed. Entity: Planning
and EconomicDevelopmentFundingSource:
City General FundQuantifiedObjective: 100 units; of these, encourage75 unitsin areas withclose proximityto resourcesand servicesto improve accessto opportunityfor lower- incomeand
special-needspersons. ProgramH- 39: RevisedParkingStandards. To meet themobility needsof residents, and to ensureparkingstandardsare nota constraint onthe developmentof housing, the City willconsidermodificationsto theZoning Ordinanceto better encourageinfill development, consider parking reductions, eliminatingparkingminimums, and explore
institutingparkingmaximums. Time Frame: Analysis, outreachandcoordinationwillbe initiated in 2024. Recommendationsto be presentedto theCity Councilfor considerationwill
be in 2025. Entity: Planning
and EconomicDevelopmentFundingSource:
City GeneralFund ProgramH- 40: DesignReviewFindings. To ensurethe designreviewprocessdoesnot act as a constraint onthe developmentof housing, the Citywill review and revise thesubjective
findings, as appropriate. Time Frame: ReviewapprovalprocessstartingJune2023 throughJune2024, amend theapproval findingsas appropriate by December2024. Entity: Planning
and EconomicDevelopmentFundingSource:
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8 Goals, Policies,
ProgramsEnergyEfficiencyH- 6: DEVELOP ENERGY-EFFICIENTRESIDENTIALUNITS AND
REHABILITATEEXISTINGUNITS TO
REDUCEENERGYCONSUMPTION. Policy H- 6. 1: Encouragethe use of energyconservationfeatures in residentialconstruction,
rehabilitation, andremodeling. ProgramH- 41: Energy Efficiency in ResidentialDevelopment. Maximize energy efficiencyin residentialareas. Use
the following techniques: ImplementCALGreenTier 1 standards. Require, as allowedbyCALGreenTier 1 standards, energyefficiencythroughsite planning andbuildingdesign by assistingresidentialdevelopersin identifying energy conservationand efficiencymeasuresappropriateto the Santa Rosaarea.
Continueto requirethe use of fuel- efficientheating and cooling equipmentandother appliances, in accordancewithCALGreen Tier 1 standards. Fund energyconservationthrough theHousing Authority’
s rehabilitationloans. Promotehomeimprovementstrategies for energyefficiency. Promote energy-efficiencyimprovementsthatare sensitiveto thehistoricsignificanceof
the residentialstructure. Considera programthat would require energy-efficiencyimprovementswhen a residentialstructureundergoestransferof title or majorrenovation. Promotethe Sonoma County EnergyIndependence Program, whichfundsenergy and
water conservationimprovements. Considera programthat requiresenergyaudits and cost- effectiveenergyupgradesfor
existingresidentialstructures. TimeFrame: CALGreenTier 1 standards: daily through buildingpermit review; energy conservation: annuallythrough budget process; efficiencystrategiesand
audit program: 2024Entities: Planning
and EconomicDevelopmentFunding:
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8 Goals, Policies, ProgramsProgramH- 42: Water and WastewaterPriority. Consistentwiththeprovisionsof SB 1087, the Citywill adopta writtenpolicy with specificobjectivestandards for meeting thepriority requirement for proposeddevelopmentsthat include housingunits affordableto
lower-incomehouseholdsTimeFrame: Adopta policy
by December2024Entities: Planning
and EconomicDevelopmentFunding:
City General
Fund QuantifiedObjectivesQuantifiedobjectivesestimatethe numberof unitslikely to be constructed, rehabilitated, or conserved/preservedby incomelevel during the planning period. Thequantified objectivesdonot seta ceilingon development; rather, they set a targetgoal forthe jurisdictionto achievebased on needs, resources, and constraints. Eachquantifiedobjectiveis detailedbyincomelevel, as shownin
Table 8-2 TABLE 8- 2
QUANTIFIED OBJECTIVE
SUMMARYProgramExtremelyLow Very Low
Low
Moderate Above Moderate RHNA 480 479
958 771
1995NewConstructionH- 2: Encourage
Housing in Mixed Use
101078 H-
3:
OpportunityDevelopmentAreas H- 5: Accessory Dwelling Units 173173173 H- 15: Santa Rosa Housing Trust 50
5050 150 H- 17: Housing Allocation Plan 50
7575 100 H- 20:
Support Affordable Housing Development
213212425 H- 22: Housing
for Persons with Disabilities
213212425 H- 23: Housing
forFarmworkers480 H- 24:
Housing for Persons Experiencing
Homelessness40050 H- 25: Housing
for Extremely Low-
IncomeHouseholds480 H- 26:
Housing for Senior Households
2525 50 H- 27:
Housing for Large Households
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8 Goals, Policies,
ProgramsProgramExtremelyLow Very Low
Low
ModerateAboveModerateH- 33: Real Property Transfer Tax 50 5050 150 H- 38: Zoning Code Amendments20
30 4010 RehabilitationH- 10: Code Enforcement25
2575 75 H- 12: Housing Rehabilitation150
150100100 H- 31: Place Based Strategies 200
200
400200ConservationH- 13:
Mobile Home Park Preservation262
262262787 H-15: Preservation
of At- Risk Housing Units 64
6464 192H- 29: Fair Housing Services
2550 125 H- 30: Anti Displacement200
200400200 H- 32: Tenant
Protection50 150 H- 34:
MCCProgram30 H-36: Section
8 Housing Voucher Program 318
316315949H- 37: SB 35 Streamlining
25 12550Source: City of Santa
Rosa, April2022Note: In some cases, quantifiedobjectivesoverlapand thereforeidentifymultipleprogramsto
2023 – 2031
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CC - RES-2023-034 (02-14-2023)
Final Audit Report 2023- 02-16
Created: 2023- 02-15
By: Gretchen Emmert ([email protected])
Status: Signed
Transaction ID: CBJCHBCAABAAO1FDwClj_B3tpZcFGQchcFEyb2c49RIe CC - RES-2023-034 (02-14-2023)" History
Documentcreatedby GretchenEmmert ([email protected])
2023-02-15 - 7:30:37 PM GMT
Documentemailedto SueGallagher ([email protected]) for signature 2023-02-15 - 7:31:44 PM GMT
Document e-signed by Sue Gallagher ([email protected]) Signature Date: 2023-02-16 - 0:31:08 AM GMT - Time Source: server Documentemailedto NatalieRogers ([email protected]) for signature 2023-02-16 - 0:31:11 AM GMT
Emailviewedby NatalieRogers ([email protected])
2023-02-16 - 11:30:54 AM GMT
Documente-signedby NatalieRogers ([email protected])
Signature Date: 2023-02-16 - 11:32:02 AM GMT - Time Source: server Documentemailedto [email protected] signature
2023-02-16 - 11:32:05 AM GMT
Emailviewedby [email protected]
2023-02-16 - 3:58:00 PM GMT
Signer [email protected] entered name at signing as Rhonda Bolla 2023-02-16 - 3:58:15 PM GMT
Documente-signedby RhondaBolla ([email protected])
Signature Date: 2023-02-16 - 3:58:17 PM GMT - Time Source: server Agreementcompleted.
2023-02-16 - 3:58:17 PM GMT