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o Ownership - The largest proportion of homes had a value in the range of $500k-$750k in 2019. Home prices increased by 75.2% from 2010 to 2020.
o Rental Prices – The typical contract rent for an apartment in Sebastopol was $1,290 in 2019. Rental prices increased by 30.3% from 2009 to 2019. To rent a typical apartment without cost burden, a household would need to make $51,960 per year.56F56F
57 • Housing Type – It is important to have a variety of housing types to meet the needs of a community today and in the future. In 2020, 63.2% of homes in Sebastopol were single family detached, 9.6% were single family attached,
10.9% were small multifamily (2-4 units), and 14.4% were medium or large multifamily (5+ units). Between 2010 and 2020, the number of single-family units increased more than multi-family units. Generally, in Sebastopol, the share of the housing stock that is detached single family homes is above that of other jurisdictions in the region.
• Cost Burden – The U.S. Department of Housing and Urban Development considers housing to be affordable for a household if the household spends less than 30% of its income on housing costs. A household is considered “cost-burdened” if it spends more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” In Sebastopol,
16.6% of households spend 30%-50% of their income on housing, while
20.5% of households are severely cost burden and use the majority of their income for housing.
• Displacement/Gentrification – According to research from The University of California, Berkeley, 0.0% of households in Sebastopol live in neighborhoods that are susceptible to or experiencing displacement, and
0.0% live in areas at risk of or undergoing gentrification. 74.2% of households in Sebastopol live in neighborhoods where low-income households are likely excluded due to prohibitive housing costs. There are various ways to address displacement including ensuring new housing at all income levels is built.
• Neighborhood – 0.0% of residents in Sebastopol live in neighborhoods identified as “Highest Resource” or “High Resource” areas by Statecommissioned research, while 0.0% of residents live in areas identified by this research as “Low Resource” or “High Segregation and Poverty” areas.
These neighborhood designations are based on a range of indicators covering 57 Note that contract rents may differ significantly from, and often being lower than, current listing prices.
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areas such as education, poverty, proximity to jobs and economic opportunities, low pollution levels, and other factors.57F57F 58 • Special Housing Needs – Some population groups may have special housing needs that require specific program responses, and these groups may experience barriers to accessing stable housing due to their specific housing circumstances. In Sebastopol, 11.1% of residents have a disability of any kind and may require accessible housing. Additionally, 2.4% of Sebastopol households are larger households with five or more people, who likely need larger housing units with three bedrooms or more. 11.7% of households are female-headed families, which are often at greater risk of housing insecurity.
Note on Data
Many of the tables in this report are sourced from data from the Census Bureau’s American Community Survey or U.S. Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy (CHAS) data, both of which are samples and as such, are subject to sampling variability. This means that data is an estimate, and that other estimates could be possible if another set of respondents had been reached. We use the five-year release to get a larger data pool to minimize this “margin of error” but particularly for the smaller cities, the data will be based on fewer responses, and the information should be interpreted accordingly.
Additionally, there may be instances where there is no data available for a jurisdiction for particular data point, or where a value is 0 and the automatically generated text cannot perform a calculation. In these cases, the automatically generated text is “NODATA.” Staff should reword these sentences before using them in the context of the Housing Element or other documents.
Note on Figures
Any figure that does not specify geography in the figure name stands for data for Sebastopol.
58 For more information on the “opportunity area” categories developed by HCD and the California Tax Credit Allocation Committee, see this website: https://www.treasurer.ca.gov/ctcac/opportunity.asp. The degree to which different jurisdictions and neighborhoods have access to opportunity will likely need to be analyzed as part of new Housing Element requirements related to affirmatively furthering fair housing. ABAG/MTC will be providing jurisdictions with technical assistance on this topic this summer, following the release of additional guidance from HCD.
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3. Looking to the Future: Regional Housing Needs
3.1 Regional Housing Needs Determination
The Plan Bay Area 205058F58F
59 Final Blueprint forecasts that the nine-county Bay Area will add 1.4 million new households between 2015 and 2050. For the eight-year period covered by this Housing Element Update, the Department of Housing and Community Development (HCD) has found the region’s housing need as 441,176 units. The total number of housing units assigned by HCD is separated into four income categories that cover housing types for all income levels, from very lowincome households to market rate housing.59F59F 60 This calculation, known as the
Regional Housing Needs Determination (RHND), is based on population projections produced by the California Department of Finance as well as adjustments that incorporate the region’s existing housing need. The adjustments result from recent legislation requiring HCD to apply additional adjustment factors to the baseline growth projection from California Department of Finance, in order for the regions to get closer to healthy housing markets. To this end, adjustments focus on the region’s vacancy rate, level of overcrowding and the share of cost burdened households, and seek to bring the region more in line with comparable ones.60F60F 61 These new laws governing the methodology for how HCD calculates the RHND resulted in a significantly higher number of housing units for which the Bay Area must plan compared to previous RHNA cycles.
3.2 Regional Housing Needs Allocation
A starting point for the Housing Element Update process for every California jurisdiction is the Regional Housing Needs Allocation or RHNA – the share of the RHND assigned to each jurisdiction by the Association of Bay Area Governments (ABAG). State Housing Element Law requires ABAG to develop a methodology that calculates the number of housing units assigned to each city and county and distributes each jurisdiction’s housing unit allocation among four affordability levels.
For this RHNA cycle, the RHND increased by 135%, from 187,990 to 441,776. For more information on the RHNA process this cycle, see ABAG’s website:
https://abag.ca.gov/our-work/housing/rhna-regional-housing-needs-allocation 59 Plan Bay Area 2050 is a long-range plan charting the course for the future of the nine-county San Francisco Bay Area.
It covers four key issues: the economy, the environment, housing and transportation 60 HCD divides the RHND into the following four income categories:
Very Low-income: 0-50% of Area Median Income
Low-income: 50-80% of Area Median Income
Moderate-income: 80-120% of Area Median Income
Above Moderate-income: 120% or more of Area Median Income 61 For more information on HCD’s RHND calculation for the Bay Area, see this letter sent to ABAG from HCD on June 9, 2020: https://www.hcd.ca.gov/community-development/housing-element/docs/abagrhna-final060920(r).pdf Agenda item Number:9 Agenda item Number:9
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Almost all jurisdictions in the Bay Area are likely to receive a larger RHNA this cycle compared to the last cycle, primarily due to changes in state law that led to a considerably higher RHND compared to previous cycles.
In January 2021, ABAG adopted a Draft RHNA Methodology, which is currently being reviewed by HCD. For Sebastopol, the proposed RHNA to be planned for this cycle is 213 units, a slated increase from the last cycle. Please note that the previously stated figures are merely illustrative, as ABAG has yet to issue Final RHNA allocations. The Final RHNA allocations that local jurisdictions will use for their Housing Elements will be released at the end of 2021. The potential allocation that Sebastopol would receive from the Draft RHNA Methodology is broken down by income category as follows:
Table 54: Illustrative Regional Housing Needs Allocation from Draft Methodology Income Group
Sebastopol
Units
Sonoma
County
Units
Bay Area
Units
Sebastopol
Percent
Sonoma
County
Percent
Bay Area
Percent
Very Low
Income (<50%
of AMI)
55 3999 114442 25.8% 27.5% 25.9%
Low Income
(50%-
80% of AMI)
31 2302 65892 14.6% 15.8% 14.9%
Moderate
Income (80%-
120% of AMI)
35 2302 72712 16.4% 15.8% 16.5%
Above Moderate
Income (>120%
of
AMI)
92 5959 188130 43.2% 40.9% 42.6%
Total 213 14562 441176 100.0% 100.0% 100.0%
Source: Association of Bay Area Governments Methodology and tentative numbers were approved by ABAG’s Executive board on January 21, 2021 (Resolution No. 02-2021). The numbers were submitted for review to California Housing and Community Development in February 2021, after which an appeals process will take place during the Summer and Fall of 2021.
THESE NUMBERS SHOULD BE CONSIDERED PRELIMINARY AND SUBJECT TO CHANGE PER HCD REVIEW
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4. Population, Employment and Household Characteristics
4.1 Population
The Bay Area is the fifth-largest metropolitan area in the nation and has seen a steady increase in population since 1990, except for a dip during the Great Recession. Many cities in the region have experienced significant growth in jobs and population. While these trends have led to a corresponding increase in demand for housing across the region, the regional production of housing has largely not kept pace with job and population growth. Since 2000, Sebastopol’s population has decreased by 0.4%; this rate is below that of the region as a whole, at 14.8%. In Sebastopol, roughly 11.4% of its population moved during the past year, a number
2.0 percentage points smaller than the regional rate of 13.4%.
Table 55: Population Growth Trends
Geography 1990 1995 2000 2005 2010 2015 2020
Sebastopol 7008 7470 7774 7760 7379 7610 7745
Sonoma
County
388222 416776 458614 475703 483878 500640 492980
Bay Area 602014
7 638196
1 678434
8 707391
2 715073
9 759569
4 779053
7 Source: Universe: Total population
Source: California Department of Finance, E-5 series
For more years of data, please refer to the Data Packet Workbook, Table POPEMP-01 In 2020, the population of Sebastopol was estimated to be 7,745 (see Table 54).
From 1990 to 2000, the population increased by 10.9%, while it decreased by 5.1% during the first decade of the 2000s. In the most recent decade, the population increased by 5.0%. The population of Sebastopol makes up 1.6% of Sonoma County.61F61F
62 62 To compare the rate of growth across various geographic scales, Figure 1 shows population for the jurisdiction, county, and region indexed to the population in the year 1990. This means that the data points represent the population growth (i.e. percent change) in each of these geographies relative to their populations in 1990.
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Figure 29: Population Growth Trends
Source: California Department of Finance, E-5 series Note: The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the first year shown.
The data points represent the relative population growth in each of these geographies relative to their populations in that year.
For some jurisdictions, a break may appear at the end of each decade (1999, 2009) as estimates are compared to census counts.
DOF uses the decennial census to benchmark subsequent population estimates.
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-01.
4.2 Age
The distribution of age groups in a city shapes what types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many to agein-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.
In Sebastopol, the median age in 2000 was 40.6; by 2019, this figure had increased, landing at around 47 years. More specifically, the population of those under 14 has decreased since 2010, while the 65- and-over population has increased (see Figure 30).
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Figure 30: Population by Age, 2000-2019
Universe: Total population
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-04.
Looking at the senior and youth population by race can add an additional layer of understanding, as families and seniors of color are even more likely to experience challenges finding affordable housing. People of color62F62F 63 make up 2.4% of seniors
and 28.0% of youth under 18 (see Figure 31).
63 Here, we count all non-white racial groups
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Figure 31: Senior and Youth Population by Race
Universe: Total population
Notes: In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity, and an overlapping category of Hispanic / non-Hispanic groups has not been shown to avoid double counting in the stacked bar chart.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G)
For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-02.
4.3 Race and Ethnicity
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today63F63F
64. Since 2000, the percentage of
residents in Sebastopol identifying as White has decreased – and by the same token the percentage of residents of all other races and ethnicities has increased – by 8.2 percentage points, with the 2019 population standing at 6,141 (see Figure 32). In absolute terms, the Other Race or Multiple Races, Non-Hispanic population increased the most while the White, Non-Hispanic population decreased the most. 64 See, for example, Rothstein, R. (2017). The color of law : a forgotten history of how our government segregated America. New York, NY & London, UK: Liveright Publishing.
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Figure 32: Population by Race, 2000-2019
Universe: Total population
Notes: Data for 2019 represents 2015-2019 ACS estimates. The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Source: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015- 2019), Table B03002
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-02.
4.4 Employment Trends
4.4.1 Balance of Jobs and Workers
A city houses employed residents who either work in the community where they live or work elsewhere in the region. Conversely, a city may have job sites that employ residents from the same city, but more often employ workers commuting from outside of it. Smaller cities typically will have more employed residents than jobs there and export workers, while larger cities tend to have a surplus of jobs and import workers. To some extent the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.
One measure of this is the relationship between workers and jobs. A city with a surplus of workers “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them. Between 2002 and 2018, the number of jobs in Sebastopol increased by 8.3% (see Figure 33).
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Figure 33: Jobs in a Jurisdiction
Universe: Jobs from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized.
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-11.
There are 4,068 employed residents, and 6,839 jobs64F64F 65 in Sebastopol - the ratio of
jobs to resident workers is 1.68; Sebastopol is a net importer of workers.
Figure 34 shows the balance when comparing jobs to workers, broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low- income workers but have relatively few housing options for those workers - or conversely, it may house residents who are low wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent-up demand for housing in particular price categories. A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, sub-regional imbalances may appear. Sebastopol has more lowwage jobs than low- wage residents (where low-wage refers to jobs paying less 65 Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere) while jobs in a jurisdiction are counted by place of work (they may live elsewhere). The jobs may differ from those reported in Figure 5 as the source for the time series is from administrative data, while the cross-sectional data is from a survey.
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than $25,000). At the other end of the wage spectrum, the city has more highwage jobs than high-wage residents (where high-wage refers to jobs paying more than $75,000) (see Figure 34).65F65F
66 Figure 34: Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence
Universe: Workers 16 years and over with earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-10.
Figure 35 shows the balance of a jurisdiction’s resident workers to the jobs located there for different wage groups as a ratio instead - a value of 1 means that a city has the same number of jobs in a wage group as it has resident workers - in principle, a balance. Values above 1 indicate a jurisdiction will need to import workers for jobs in a given wage group. At the regional scale, this ratio is 1.04 jobs for each worker, implying a modest import of workers from outside the region (Figure 35).
66 The source table is top-coded at $75,000, precluding more fine grained analysis at the higher end of the wage spectrum.
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Figure 35: Jobs-Worker Ratios, By Wage Group
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment
Notes: The ratio compares job counts by wage group from two tabulations of LEHD data: Counts by place of work relative to counts by place of residence. See text for details.
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-14.
Such balances between jobs and workers may directly influence the housing demand in a community. New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly where job growth has been in relatively lower wage jobs. This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate it contributes to traffic congestion and time lost for all road users.
If there are more jobs than employed residents, it means a city is relatively jobsrich, typically also with a high jobs to household ratio. Thus bringing housing into the measure, the jobs-household ratio in Sebastopol has increased from 1.42 in 2002, to 1.5 jobs per household in 2018 (see Figure 36).
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Figure 36: Jobs-Household Ratio
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction
Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units. A similar measure is the ratio of jobs to housing units. However, this jobs-household ratio serves to compare the number of jobs in a jurisdiction to the number of housing units that are actually occupied. The difference between a jurisdiction’s jobs-housing ratio and jobs-household ratio will be most pronounced in jurisdictions with high vacancy rates, a high rate of units used for seasonal use, or a high rate of units used as short-term rentals.
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households) For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-13.
4.4.2 Sector Composition
In terms of sectoral composition, the largest industry in which Sebastopol residents work is Health & Educational Services, and the largest sector in which Sonoma residents work is Health & Educational Services (see Figure 37). For the Bay Area as a whole, the Health & Educational Services industry employs the most workers.
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Figure 37: Resident Employment by Industry
Universe: Civilian employed population age 16 years and over Notes: The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not). Categories are derived from the following source tables: Agriculture & Natural Resources: C24030_003E, C24030_030E; Construction: C24030_006E, C24030_033E; Manufacturing, Wholesale & Transportation: C24030_007E, C24030_034E, C24030_008E, C24030_035E, C24030_010E, C24030_037E; Retail: C24030_009E, C24030_036E; Information: C24030_013E, C24030_040E; Financial & Professional Services: C24030_014E, C24030_041E, C24030_017E, C24030_044E; Health & Educational Services: C24030_021E, C24030_024E, C24030_048E, C24030_051E; Other:
C24030_027E, C24030_054E, C24030_028E, C24030_055E
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-06.
4.4.3 Unemployment
In Sebastopol, there was a 0.1 percentage point increase in the unemployment rate between January 2010 and January 2021. Jurisdictions through the region experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, though with a general improvement and recovery in the later months of 2020.
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Figure 38: Unemployment Rate
Universe: Civilian noninstitutional population ages 16 and older Notes: Unemployment rates for the jurisdiction level is derived from larger-geography estimates. This method assumes that the rates of change in employment and unemployment are exactly the same in each sub-county area as at the county level. If this assumption is not true for a specific sub-county area, then the estimates for that area may not be representative of the current economic conditions.
Since this assumption is untested, caution should be employed when using these data. Only not seasonally- adjusted labor force (unemployment rates) data are developed for cities and CDPs.
Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-15.
4.5 Extremely Low-Income Households
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state6F6F 67 .
In Sebastopol, 50.2% of households make more than 100% of the Area Median Income (AMI)67F67F
68, compared to 14.8% making less than 30% of AMI, which is considered extremely low-income (see Figure 39).
67 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute of California. 68 13 Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Agenda item Number:9 Agenda item Number:9
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Regionally, more than half of all households make more than 100% AMI, while 15% make less than 30% AMI. In Sonoma County, 30% AMI is the equivalent to the annual income of $29,450 for a family of four. Many households with multiple wage earners – including food service workers, full-time students, teachers, farmworkers and healthcare professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries.
Note on Estimating the Projected Number of Extremely Low-Income Households
Local jurisdictions are required to provide an estimate for their projected extremely low-income households in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very low-income households (those making 0-50% AMI) to calculate their projected extremely lowincome households. For more information, visit HCD’s Building Blocks page on Extremely Low-Income Housing Needs.
This document does not contain the required data point of projected extremely lowincome households, as Bay Area jurisdictions have not yet received their final RHNA numbers. Once Sebastopol receives its 6th Cycle RHNA, staff can estimate the projected extremely low-income households using one of the following three methodologies:
Option A: Assume that 59.8% of Sebastopol’s very low-income RHNA is for extremely low-income households.
• According to HCD’s Regional Housing Need Determination for the Bay Area,
15.5% of the region’s housing need is for 0-30% AMI households while 25.9% is for 0-50% AMI households. Therefore, extremely low-income housing need represents 59.8% of the region’s very low-income housing need, as 15.5 divided by 25.9 is 59.8%. This option aligns with HCD’s guidance to use U.S. Census data to calculate the percentage of very low-income RHNA that qualifies for extremely low-income households, as HCD uses U.S. Census data to calculate the Regional Housing Need Determination.
Option B: Assume that 55.2% of Sebastopol’s very low-income RHNA is for extremely low-income households.
• According to the data shown below (Figure 39), 913 of Sebastopol’s households are 0-50% AMI while 504 are extremely low-income. Therefore, extremely low income households represent 55.2% of households who are 0-50% AMI, as 504 Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. Households making between 80 and 120 percent of the AMI are moderate-income, those making 50 to 80 percent are low-income, those making 30 to 50 percent are very low-income, and those making less than 30 percent are extremely low-income. This is then adjusted for household size.
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divided by 913 is 55.2%. This option aligns with HCD’s guidance to use U.S.
Census data to calculate the percentage of very low-income RHNA that qualifies for extremely low-income households, as the information in Figure 39 represents a tabulation of Census Bureau Data.
Option C: Assume that 50% of Sebastopol’s very low-income RHNA is for extremely low-income households.
HCD’s guidance notes that instead of using use U.S. Census data to calculate the percentage of very low-income RHNA that qualifies for extremely low-income households, local jurisdictions can presume that 50% of their RHNA for very low income households qualifies for extremely low-income households.
Figure 39: Households by Household Income Level
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI but instead refers to the regional total of households in an income group relative to the AMI for the county where that household is located. Local jurisdictions are required to provide an estimate for their projected extremely low-income households (0-30% AMI) in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very low-income households (those making 0-50% AMI) to calculate their projected extremely low-income households. As Bay Area jurisdictions have not yet received their final RHNA numbers, this document does not contain the required data point of projected extremely low-income households. The report portion of the housing data needs packet contains more specific guidance for how local staff can calculate an estimate for projected extremely low-income households once jurisdictions receive their 6th cycle RHNA numbers.
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Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-01.
Throughout the region, there are disparities between the incomes of homeowners and renters. Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households.
In Sebastopol, the largest proportion of renters falls in the Greater than 100% of AMI income group, while the largest proportion of homeowners are found in the Greater than 100% of AMI group (see Figure 40).
Figure 40: Household Income Level by Tenure
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-21.
Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically Agenda item Number:9 Agenda item Number:9
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excluded them from the same opportunities extended to White residents.68F68F 69 These
economic disparities also leave communities of color at higher risk for housing insecurity, displacement or homelessness. In Sebastopol, Black or African American (Hispanic and Non-Hispanic) residents experience the highest rates of poverty, followed by White (Hispanic and Non-Hispanic) residents (see Figure 41).
Figure 41: Poverty Status by Race
Universe: Population for whom poverty status is determined Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the population for whom poverty status is determined for this jurisdiction. However, all groups labelled “Hispanic and NonHispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the population for whom poverty status is determined.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I)
For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-03.
4.6 Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for individuals to stay in their homes – in a city and region. Generally, renters may be displaced 69 Moore, E., Montojo, N. and Mauri, N., 2019. Roots, Race & Place: A History of Racially Exclusionary Housing the San Francisco Bay Area. Hass Institute.
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more quickly if prices increase. In Sebastopol there are a total of 3,333 housing units, and more residents rent than own their homes: 50.2% versus 49.8% (see Figure 42). By comparison, 38.5% of households in Sonoma County are renters, while 44% of Bay Area households rent their homes.
Figure 42: Housing Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-16.
Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect differences in income and wealth but also stem from federal, state, and local policies that limited access to homeownership for communities of color while facilitating homebuying for White residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities.69F69F
70 In Sebastopol, 0.0% of Black households owned their homes, while homeownership rates were 24.2% for Asian households, 25.5% for Latinx households, and 51.3% for White households. Notably, recent changes to state law require local jurisdictions to examine these dynamics and other fair housing issues when updating their Housing Elements.
70 See, for example, Rothstein, R. (2017). The color of law : a forgotten history of how our government segregated America. New York, NY & London, UK: Liveright Publishing.
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Figure 43: Housing Tenure by Race of Householder
Universe: Occupied housing units
Notes: For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and nonHispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I) For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-20.
The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market.
In Sebastopol, 83.4% of householders between the ages of 25 and 44 are renters, while 35.3% of householders over 65 are (see Figure 44).
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Figure 44: Housing Tenure by Age
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-18.
Figure 45: Housing Tenure by Housing Type
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-22 Agenda item Number:9 Agenda item Number:9
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4.7 Displacement
Because of increasing housing prices, displacement is a major concern in the Bay Area. Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.
The University of California, Berkeley has mapped all neighborhoods in the Bay area, identifying their risk for gentrification. They find that in Sebastopol, 0.0% of households live in neighborhoods that are susceptible to or experiencing displacement and 0.0% live in neighborhoods at risk of or undergoing gentrification.
Equally important, some neighborhoods in the Bay Area do not have housing appropriate for a broad section of the workforce. UC Berkeley estimates that 74.2% of households in Sebastopol live in neighborhoods where low-income households are likely to be excluded due to prohibitive housing costs.70F70F 71 Figure 46: Households by Displacement Risk and Tenure 71 More information about this gentrification and displacement data is available at the Urban Displacement Project’s webpage: https://www.urbandisplacement.org/. Specifically, one can learn more about the different gentrification/displacement typologies shown in Figure 18 at this link:
https://www.urbandisplacement.org/sites/default/files/typology_sheet_2018_0.png. Additionally, one can view maps that show which typologies correspond to which parts of a jurisdiction here: https://www.urbandisplacement.org/sanfrancisco/sf-bay-area-gentrification-and-displacement Agenda item Number:9 Agenda item Number:9
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Universe: Households
Notes: Displacement data is available at the census tract level. Staff aggregated tracts up to jurisdiction level using census 2010 population weights, assigning a tract to jurisdiction in proportion to block level population weights. Total household count may differ slightly from counts in other tables sourced from jurisdiction level sources. Categories are combined as follows for simplicity: At risk of or Experiencing Exclusion: At Risk of Becoming Exclusive; Becoming Exclusive; Stable/Advanced Exclusive At risk of or Experiencing Gentrification: At Risk of Gentrification; Early/Ongoing Gentrification; Advanced Gentrification Stable Moderate/Mixed Income: Stable Moderate/Mixed Income Susceptible to or Experiencing Displacement: Low- Income/Susceptible to Displacement; Ongoing Displacement Other: High Student Population; Unavailable or Unreliable Data Source: Urban Displacement Project for classification, American Community Survey 5-Year Data (2015-2019), Table B25003 for tenure.
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-25.
5. Housing Stock Characteristics
5.1 Housing Types, Year Built, Vacancy, and Permits
In recent years, most housing produced in the region and across the state consisted of single-family homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters and accessory dwelling units (ADUs). These housing types may open up more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and agein-place.
The housing stock of Sebastopol in 2020 was made up of 63.2% single family detached homes, 9.6% single family attached homes, 10.9% multifamily homes with 2 to 4 units, 14.4% multifamily homes with 5 or more units, and 2.0% mobile homes (see Figure 47). In Sebastopol, the housing type that experienced the most growth between 2010 and 2020 was Single-Family Home: Detached.
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Figure 47: Housing Type Trends
Universe: Housing units
Source: California Department of Finance, E-5 series
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-01.
Production has not kept up with housing demand for several decades in the Bay Area, as the total number of units built and available has not yet come close to meeting the population and job growth experienced throughout the region. In Sebastopol, the largest proportion of the housing stock was built 1960 to 1979, with 1,409 units constructed during this period (see Figure 48). Since 2010, 0.7% of the current housing stock was built, which is 26 units.
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Figure 48: Housing Units by Year Structure Built
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-04.
Vacant units make up 4.1% of the overall housing stock in Sebastopol. The rental vacancy stands at 3.2%, while the ownership vacancy rate is 1.5%. Of the vacant units, the most common type of vacancy is For Rent (see Figure 49).71F71F 72 Throughout the Bay Area, vacancies make up 2.6% of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census.
Vacant units classified as “for recreational or occasional use” are those that are held for short- term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like AirBnB are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.72F72F 73 In
a region with a thriving economy and housing market like the Bay Area, units being 72 The vacancy rates by tenure is for a smaller universe than the total vacancy rate first reported, which in principle includes the full stock (4.1%). The vacancy by tenure counts are rates relative to the rental stock (occupied and vacant) and ownership stock (occupied and vacant) - but exclude a significant number of vacancy categories, including the numerically significant other vacant.
73 For more information, see pages 3 through 6 of this list of definitions prepared by the Census Bureau:
https://www.census.gov/housing/hvs/definitions.pdf
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renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category. Additionally, the need for seismic retrofitting in older housing stock could also influence the proportion of “other vacant” units in some jurisdictions.73F73F
74 Figure 49: Vacant Units by Type
Universe: Vacant housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-03.
Between 2015 and 2019, 59 housing units were issued permits in Sebastopol.
42.4% of permits issued in Sebastopol were for above moderate-income housing,
33.9% were for moderate-income housing, and 23.7% were for low- or very lowincome housing (Table 55). 74 See Dow, P. (2018). Unpacking the Growth in San Francisco’s Vacant Housing Stock: Client Report for the San Francisco Planning Department. University of California, Berkeley.
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Table 56: Housing Permitting
Income Group value
Above Moderate Income
Permits
25 Moderate Income Permits 20
Low Income Permits 10
Very Low Income Permits 4
Universe: Housing permits issued between 2015 and 2019
Notes: HCD uses the following definitions for the four income categories: Very Low Income: units affordable to households making less than 50% of the Area Median Income for the county in which the jurisdiction is located. Low Income: units affordable to households making between 50% and 80% of the Area Median Income for the county in which the jurisdiction is located. Moderate Income: units affordable to households making between 80% and 120% of the Area Median Income for the county in which the jurisdiction is located. Above Moderate Income: units affordable to households making above 120% of the Area Median Income for the county in which the jurisdiction is located.
Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2020)
This table is included in the Data Packet Workbook as Table HSG-11.
5.2 Assisted Housing Developments At-Risk of Conversion While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important.
Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing.
The data in the table below comes from the California Housing Partnership’s Preservation Database, the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing. However, this database does not include all deed-restricted affordable units in the state, so there may be at-risk assisted units in a jurisdiction that are not captured in this data table. There are 253 assisted units in Sebastopol in the Preservation Database. Of these units, 0.0% are at High Risk or Very High Risk of conversion.74F74F
75 75 California Housing Partnership uses the following categories for assisted housing developments in its database: VeryHigh Risk: affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
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Note on At-Risk Assisted Housing Developments
HCD requires that Housing Elements list the assisted housing developments at risk of converting to market-rate uses. For more information on the specific properties that are at Moderate Risk, High Risk, or Very High Risk of conversion, local jurisdiction staff should contact Danielle Mazzella, Preservation & Data Manager at the California Housing Partnership, at [email protected].
Table 57: Assisted Units at Risk of Conversion
Income Sebastopol Sonoma
County
Bay
Area
Low 253 7195 110177
Moderate 0 68 3375
High 0 267 1854
Very High 0 149 1053
Total Assisted Units in
Database
253 7679 116459
Universe: HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included.
High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, missiondriven developer.
Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, missiondriven developer.
Low Risk: affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.
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Notes: While California Housing Partnership’s Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing, this database does not include all deed-restricted affordable units in the state. Consequently, there may be at-risk assisted units in a jurisdiction that are not captured in this data table. Per HCD guidance, local jurisdictions must also list the specific affordable housing developments at-risk of converting to market rate uses. This document provides aggregate numbers of at-risk units for each jurisdiction, but local planning staff should contact Danielle Mazzella with the California Housing Partnership at [email protected] to obtain a list of affordable properties that fall under this designation. California Housing Partnership uses the following categories for assisted housing developments in its database: Very-High Risk: affordable homes that are at- risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Moderate Risk: affordable homes that are atrisk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Low Risk: affordable homes that are at- risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.
Source: California Housing Partnership, Preservation Database (2020) This table is included in the Data Packet Workbook as Table RISK-01.
5.3 Substandard Housing
Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions in order to afford housing. Generally, there is limited data on the extent of substandard housing issues in a community. However, the Census Bureau data included in the graph below gives a sense of some of the substandard conditions that may be present in Sebastopol. For example, 0.0% of renters in Sebastopol reported lacking a kitchen and 0.0% of renters lack plumbing, compared to 0.0% of owners who lack a kitchen and 0.0% of owners who lack plumbing.
Note on Substandard Housing
HCD requires Housing Elements to estimate the number of units in need of rehabilitation and replacement. As a data source for housing units in need of rehabilitation and replacement is not available for all jurisdictions in the region, ABAG was not able to provide this required data point in this document. To produce an estimate of housing needs in need of rehabilitation and replacement, staff can supplement the data below on substandard housing issues with additional local information from code enforcement, recent windshield surveys of properties, building department data, knowledgeable builders/developers in the community, or nonprofit housing developers or organizations. For more information, visit HCD’s Building Blocks page on Housing Stock Characteristics.
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5.4 Home and Rent Values
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in Sebastopol was estimated at $956,150 by December of 2020, per data from Zillow.
The largest proportion of homes were valued between $500k-$750k (see Figure 50). By comparison, the typical home value is $691,580 in Sonoma County and $1,077,230 the Bay Area, with the largest share of units valued $500k-$750k.
The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time.
Since 2001, the typical home value has increased 91.1% in Sebastopol from $500,430 to $956,150. This change is below the change in Sonoma County, and below the change for the region (see Figure 51).
Figure 50: Home Values of Owner-Occupied Units
Universe: Owner-occupied units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-07.
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Figure 51: Zillow Home Value Index (ZHVI)
Universe: Owner-occupied housing units
Notes: Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner-occupied housing units, including both single-family homes and condominiums. More information on the ZHVI is available from Zillow. The regional estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to censusdesignated population counts.
Source: Zillow, Zillow Home Value Index (ZHVI)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-08.
Similar to home values, rents have also increased dramatically across the Bay Area in recent years. Many renters have been priced out, evicted or displaced, particularly communities of color. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.
In Sebastopol, the largest proportion of rental units rented in the Rent $1000- $1500 category, totaling 40.6%, followed by 29.1% of units renting in the Rent $1500-$2000 category (see Figure 52). Looking beyond the city, the largest share of units is in the $1000-$1500 category (county) compared to the $1500-$2000 category for the region as a whole.
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Figure 52: Contract Rents for Renter-Occupied Units
Universe: Renter-occupied housing units paying cash rent Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-09.
Since 2009, the median rent has increased by 30.3% in Sebastopol, from $1,090 to $1,290 per month (see Figure 25). In Sonoma County, the median rent has increased 22.7%, from $1,200 to $1,470. The median rent in the region has increased significantly during this time from $1,200 to $1,850, a 54% increase.75F75F 76 76 While the data on home values shown in Figure 23 comes from Zillow, Zillow does not have data on rent prices available for most Bay Area jurisdictions. To have a more comprehensive dataset on rental data for the region, the rent data in this document comes from the U.S. Census Bureau’s American Community Survey, which may not fully reflect current rents. Local jurisdiction staff may want to supplement the data on rents with local realtor data or other sources for rent data that are more current than Census Bureau data.
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Figure 53: Median Contract Rent
Universe: Renter-occupied housing units paying cash rent Notes: For unincorporated areas, median is calculated using distribution in B25056.
Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005- 2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-10.
5.5 Overpayment and Overcrowding
A household is considered “cost-burdened” if it spends more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness.
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Figure 54: Cost Burden by Tenure
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091 For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER06.
Renters are often more cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases. When looking at the cost burden across tenure in Sebastopol, 19.9% of renters spend 30% to 50% of their income on housing compared to 13.8% of those that own (see Figure 54). Additionally, 20.0% of renters spend 50% or more of their income on housing, while 18.4% of owners are severely cost-burdened.
In Sebastopol, 20.5% of households spend 50% or more of their income on housing, while 16.6% spend 30% to 50%. However, these rates vary greatly across income categories (see Figure 55). For example, 55.3% of Sebastopol households making less than 30% of AMI spend the majority of their income on housing. For Sebastopol residents making more than 100% of AMI, just 0.6% are severely costburdened, and 88.9% of those making more than 100% of AMI spend less than 30% of their income on housing.
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Figure 55: Cost Burden by Income Level
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-05.
Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to White residents. As a result, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity.
American Indian or Alaska Native, Non-Hispanic residents are the most cost burdened with 50.0% spending 30% to 50% of their income on housing, and Black or African American, Non-Hispanic residents are the most severely cost burdened with 100.0% spending more than 50% of their income on housing (see Figure 56).
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Figure 56: Cost Burden by Race
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-08.
Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.
In Sebastopol, 0.0% of large family households experience a cost burden of 30%- 50%, while 25.6% of households spend more than half of their income on housing.
Some 16.8% of all other households have a cost burden of 30%-50%, with 20.4% of households spending more than 50% of their income on housing (see Figure 57).
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Figure 57: Cost Burden by Household Size
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-09.
When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home.
Understanding how seniors might be cost-burdened is of particular importance due to their special housing needs, particularly for low-income seniors. 44.2% of seniors making less than 30% of AMI are spending the majority of their income on housing.
For seniors making more than 100% of AMI, 81.7% are not cost-burdened and spend less than 30% of their income on housing (see Figure 58).
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Figure 58: Cost-Burdened Senior Households by Income Level Universe: Senior households
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose- Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-03.
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one occupant per room (not including bathrooms or kitchens).
Additionally, the Census Bureau considers units with more than 1.5 occupants per room to be severely overcrowded.
Overcrowding is often related to the cost of housing and can occur when demand in a city or region is high. In many cities, overcrowding is seen more amongst those that are renting, with multiple households sharing a unit to make it possible to stay in their communities. In Sebastopol, 4.5% of households that rent are severely Agenda item Number:9 Agenda item Number:9
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overcrowded (more than 1.5 occupants per room), compared to 0.0% of households that own (see Figure 59). In Sebastopol, 2.2% of renters experience moderate overcrowding (1 to 1.5 occupants per room), compared to 0.5% for those own.
Figure 59: Overcrowding by Tenure and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-01.
Overcrowding often disproportionately impacts low-income households. 2.0% of very low-income households (below 50% AMI) experience severe overcrowding, while 0.6% of households above 100% experience this level of overcrowding (see Figure 60).
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Figure 60: Overcrowding by Income Level and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-04.
Communities of color are more likely to experience overcrowding similar to how they are more likely to experience poverty, financial instability, and housing insecurity. People of color tend to experience overcrowding at higher rates than White residents. In Sebastopol, the racial group with the largest overcrowding rate is Hispanic or Latinx (see Figure 61).
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Figure 61: Overcrowding by Race
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non- Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction.
However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-03. 6 Special Housing Needs
6.1 Large Households
Large households often have different housing needs than smaller households. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. In Sebastopol, for large households with 5 or more persons, most units (58.0%) are renter occupied (see Figure 62). In 2017, 0.0% of large households were very low-income, earning less than 50% of the area median income (AMI).
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Figure 62: Household Size by Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009 For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-01.
The unit sizes available in a community affect the household sizes that can access that community. Large families are generally served by housing units with 3 or more bedrooms, of which there are 1,518 units in Sebastopol. Among these large units with 3 or more bedrooms, 25.3% are owner-occupied and 74.7% are renter occupied (see Figure 63).
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Figure 63: Household Size by Tenure
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-05.
6.2 Female-Headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly female- headed households, who may be supporting children or a family with only one income. In Sebastopol, the largest proportion of households is Married-couple Family Households at 40.2% of total, while Female-Headed Households make up 11.7% of all households.
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Figure 64: Household Type
Universe: Households
Notes: For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-23.
Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging.
In Sebastopol, 20.9% of female-headed households with children fall below the Federal Poverty Line, while 0.0% of female-headed households without children live in poverty (see Figure 65).
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Figure 65: Female-Headed Households by Poverty Status
Universe: Female Households
Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012 For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-05.
6.3 Seniors
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility.
Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent make 0%-30% of AMI, while the largest proportion of senior households who are homeowners falls in the income group Greater than 100% of AMI (see Figure 66).
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Figure 66: Senior Households by Income and Tenure
Universe: Senior households
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose- Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-01.
6.4 People with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care.
When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness and institutionalization, particularly when they lose aging caregivers. Figure 67 shows Agenda item Number:9 Agenda item Number:9
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the rates at which different disabilities are present among residents of Sebastopol.
Overall, 11.1% of people in Sebastopol have a disability of any kind.76F76F 77 Figure 67: Disability by Type
Universe: Civilian noninstitutionalized population 18 years and over Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed. The Census Bureau provides the following definitions for these disability types: Hearing difficulty: deaf or has serious difficulty hearing.
Vision difficulty: blind or has serious difficulty seeing even with glasses. Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. Ambulatory difficulty: has serious difficulty walking or climbing stairs. Self-care difficulty: has difficulty dressing or bathing. Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.
For the data table behind this figure, please refer to the Data Packet Workbook, Table DISAB-01.
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, 77 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
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they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.7F7F
78 In Sebastopol, of the population with a developmental disability, children under the age of 18 make up 39.0%, while adults account for 61.0%.
Table 58: Population with Developmental Disabilities by Age Age Group value
Age 18+ 25
Age Under
18 16
Universe: Population with developmental disabilities
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2020)
This table is included in the Data Packet Workbook as Table DISAB-04.
The most common living arrangement for individuals with disabilities in Sebastopol is the home of parent /family /guardian.
Table 59: Population with Developmental Disabilities by Residence Residence Type value
Home of Parent /Family
/Guardian
31 Independent /Supported
Living
5 Community Care Facility 4
Other 1
Foster /Family Home 1
Intermediate Care Facility 0
78 For more information or data on developmental disabilities in your jurisdiction, contact the Golden Gate Regional Center for Marin, San Francisco and San Mateo Counties; the North Bay Regional Center for Napa, Solano and Sonoma Counties; the Regional Center for the East Bay for Alameda and Contra Costa Counties; or the San Andreas Regional Center for Santa Clara County.
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Universe: Population with developmental disabilities
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020)
This table is included in the Data Packet Workbook as Table DISAB-05.
6.5 Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness.
Far too many residents who have found themselves housing insecure have ended up unhoused or homeless in recent years, either temporarily or longer term.
Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances. In Sonoma County, the most common type of household experiencing homelessness is those without children in their care. Among households experiencing homelessness that do not have children, 71.2% are unsheltered. Of homeless households with children, most are sheltered in emergency shelter (see Figure 68).
Figure 68: Homelessness by Household Type and Shelter Status, Sonoma County Universe: Population experiencing homelessness
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Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-01.
People of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to White residents. Consequently, people of color are often disproportionately impacted by homelessness, particularly Black residents of the Bay Area. In Sonoma County, White (Hispanic and Non-Hispanic) residents represent the largest proportion of residents experiencing homelessness and account for 64.7% of the homeless population, while making up 74.8% of the overall population (see Figure 69).
Figure 69: Racial Group Share of General and Homeless Populations, Sonoma County
Universe: Population experiencing homelessness
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. HUD does not disaggregate racial demographic data by Hispanic/Latinx ethnicity for people experiencing homelessness. Instead, HUD reports data on Hispanic/Latinx ethnicity for people experiencing homelessness in a separate table. Accordingly, the racial group data listed here includes both Hispanic/Latinx and non-Hispanic/Latinx individuals.
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Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-02.
In Sonoma, Latinx residents represent 28.2% of the population experiencing homelessness, while Latinx residents comprise 26.5% of the general population (see Figure 70).
Figure 70: Latinx Share of General and Homeless Populations, Sonoma County Universe: Population experiencing homelessness
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. The data from HUD on Hispanic/Latinx ethnicity for individuals experiencing homelessness does not specify racial group identity. Accordingly, individuals in either ethnic group identity category (Hispanic/Latinx or non-Hispanic/Latinx) could be of any racial background.
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-03.
Many of those experiencing homelessness are dealing with severe issues – including mental illness, substance abuse and domestic violence – that are potentially life threatening and require additional assistance. In Sonoma County, homeless individuals are commonly challenged by chronic substance abuse, with 1,015 Agenda item Number:9 Agenda item Number:9
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reporting this condition (see Figure 40). Of those, some 80.5% are unsheltered, further adding to the challenge of handling the issue.
Note on Homelessness Data
Notably all the data on homelessness provided above is for the entire county. This data comes from the Department of Housing and Urban Development’s (HUD) Point in Time count, which is the most comprehensive publicly available data source on people experiencing homelessness. HUD only provides this data at the county- level and not for specific jurisdictions. However, Housing Element law requires local jurisdictions to estimate or count of the daily average number of people lacking shelter. Therefore, staff will need to supplement the data in this document with additional local data on the number of people experiencing homelessness. If staff do not have estimates of people experiencing homelessness in their jurisdiction readily available, HCD recommends contacting local service providers such as continuum-of-care providers, local homeless shelter and service providers, food programs, operators of transitional housing programs, local drug and alcohol program service providers, and county mental health and social service departments.78F78F
79 Figure 71: Characteristics for the Population Experiencing Homelessness, Sonoma County
Universe: Population experiencing homelessness
79 For more information, see HCD’s Building Blocks webpage for People Experiencing Homelessness:
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Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. These challenges/characteristics are counted separately and are not mutually exclusive, as an individual may report more than one challenge/characteristic. These counts should not be summed.
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-04.
In Sebastopol, the student population experiencing homelessness totaled 13 during the 2019-20 school year and decreased by 7.1% since the 2016-17 school year. By comparison, Sonoma County has seen a 12.9% decrease in the population of students experiencing homelessness since the 2016-17 school year, and the Bay Area population of students experiencing homelessness decreased by 8.5%. During the 2019-2020 school year, there were still some 13,718 students experiencing homelessness throughout the region, adding undue burdens on learning and thriving, with the potential for longer term negative effects.
The number of students in Sebastopol experiencing homelessness in 2019 represents 2.2% of the Sonoma County total and 0.1% of the Bay Area total.
Table 60: Students in Local Public Schools Experiencing Homelessness Academic
Year
Sebastopo
l
Sonoma
County
Bay
Area
2016-17 14 690 14990
2017-18 15 1445 15142
2018-19 11 345 15427
2019-20 13 601 13718
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Notes: The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubled up and sharing the housing of other persons due to the loss of housing or economic hardship. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019- 2020)
This table is included in the Data Packet Workbook as Table HOMELS-05.
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6.6 Farmworkers
Across the state, housing for farmworkers has been recognized as an important and unique concern. Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market.
In Sebastopol, there were no reported students of migrant workers in the 2019-20 school year. The trend for the region for the past few years has been a decline of
2.4% in the number of migrant worker students since the 2016-17 school year. The change at the county level is a 3.5% increase in the number of migrant worker students since the 2016-17 school year.
Table 61: Migrant Worker Student Population
Academic
Year
Sebastopo
l
Sonoma
County
Bay
Area
2016-17 0 825 4630
2017-18 0 789 4607
2018-19 0 738 4075
2019-20 0 854 3976
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Notes: The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019- 2020)
This table is included in the Data Packet Workbook as Table FARM-01.
According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in Sonoma County has increased since 2002, totaling 6,715 in 2017, while the number of seasonal farm workers has decreased, totaling 7,664 in 2017 (see Figure 72).
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Figure 72: Farm Operations and Farm Labor by County, Sonoma County Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors)
Notes: Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.
Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7:
Hired Farm Labor
For the data table behind this figure, please refer to the Data Packet Workbook, Table FARM-02.
6.7 Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights or they might be wary to engage due to immigration status concerns. In Sebastopol, 1.8% of residents 5 years and older identify as speaking English not well or not at all, which is below the proportion for Sonoma County. Throughout the region the proportion of residents 5 years and older with limited English proficiency is 8%.
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Figure 73: Population with Limited English Proficiency
Universe: Population 5 years and over
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005 For the data table behind this figure, please refer to the Data Packet Workbook, Table AFFH-03.
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APPENDIX D: FULL SITE INVENTORY DATA
Address APN Site Gen
Plan
Des
Zone Min
upa
Max
upa
Acres Existing
Use
Current
Infrastructure
OwnershipSite
Status
Used in Prev.
Planning
Cycles
Unit Capacity by
Income Group
LI MI AMI Total
911 Litchfield Ave
95472
004-134-016 MDR R4 5.5 8.7 0.38 Vacant Yes PrivatelyOwnedPending Project
No 1 1
773 1st St 95472 004-172-017 MDR R3 2.6 5.4 0.42 Vacant Yes PrivatelyOwnedPending Project
No 2 2
7716 Bodega Ave
95472
004-211-007 A MDR R7 12.1 25 3.59 Residential Yes PrivatelyOwnedPending Project
Used in Two
Consecutive
Prior HEs
83 1 84
7760 Bodega Ave
95472
060-230-067 A MDR R7 12.1 25 1.36 Residential Yes PrivatelyOwnedPending Project
No
7095 Fellers Ln
95472
004-124-001 MDR R4 5.5 8.7 0.19 Vacant Yes PrivatelyOwnedPending Project
No 2 2
7950 Bodega Ave
95472
004-350-024 HDR R7 12.1 25 0.39 Vacant Yes PrivatelyOwnedPending Project
No 10 10
333 N Main St
95472
004-670-022 CC CD 43.6 0.17 Vacant Yes PrivatelyOwnedPending Project
No 4 4
7621 Healdsburg
Ave 95472
004-291-019 HDR R7 12.1 25 1.26 Residential Yes PrivatelyOwnedPending Project
No 3 19 22
1009 – 1011
Gravenstein Hwy
North 95472
060-261-026 B OLI OLM 21.8 2.97 Vacant Yes PrivatelyOwnedPending Project
No 8 72 80
1009 – 1011
Gravenstein Hwy
North 95472
060-261-028 B OLI OLM 21.8 2.94 Vacant Yes PrivatelyOwnedPending Project
No
7154 Fircrest Ave
95472
004-320-005 MDR R4 5.5 8.7 1.11 Vacant Yes PrivatelyOwnedAvailable No 4 4 8 940 Maytum Ave
95472
004-131-014 MDR R4 5.5 8.7 0.9 Vacant Yes PrivatelyOwnedAvailable No 3 3 6 Laguna Park Way
95472
004-041-093 C HDR R6 12.1 17.4 0.11 Vacant Yes PrivatelyOwnedAvailable No 2 2 4 Laguna Park Way
95472
004-041-097 C HDR R6 12.1 17.4 0.27 Vacant Yes PrivatelyOwnedAvailable No 8086 Bodega Ave
95472
004-350-076 CO CG 21.8 0.3 Vacant Yes PrivatelyOwnedAvailable No 3 3 359 Johnson St
95472
004-041-094 HDR R6 12.1 17.4 0.07 Vacant Yes PrivatelyOwnedAvailable No 1 1 Agenda item Number:9 Agenda item Number:9
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586 Harrison St
95472
004-312-027 MDR R4 5.5 8.7 0.27 Vacant Yes PrivatelyOwnedAvailable No 2 2 7605 Washington
Ave 95472
004-222-004 MDR R4 5.5 8.7 0.03 Vacant Yes PrivatelyOwnedAvailable No 1 1 400 West St 95472 004-251-012 HDR R6 12.1 17.4 0.15 Vacant Yes PrivatelyOwnedAvailable No 2 2 7860 Brookside
Ave 95472
004-330-044 MDR R4 5.5 8.7 0.3 Vacant Yes PrivatelyOwnedAvailable No 2 2 1st St 95472 004-172-015 MDR R3 2.6 5.4 0.43 Vacant Yes PrivatelyOwnedAvailable No 2 2 723 Western Ave
95472
004-152-006 MDR R4 5.5 8.7 0.09 Vacant Yes PrivatelyOwnedAvailable No 1 1 485 Swain Ave
95472
004-181-014 MDR R4 5.5 8.7 0.2 Vacant Yes PrivatelyOwnedAvailable No 1 1 Springdale St
95472
004-272-052 MDR R4 5.5 8.7 0.21 Vacant Yes PrivatelyOwnedAvailable No 1 1 Springdale St
95472
004-272-054 MDR R4 5.5 8.7 0.23 Vacant Yes PrivatelyOwnedAvailable No 1 1 7850 Washington
Ave 95472
004-272-055 MDR R4 5.5 8.7 0.42 Vacant Yes PrivatelyOwnedAvailable No 1 1 7776 Healdsburg
Ave 95472
004-480-051 MDR R4 5.5 8.7 0.11 Vacant Yes PrivatelyOwnedAvailable No 1 1 530 Swain Woods
Ter 95472
004-161-029 MDR R4 5.5 8.7 0.23 Vacant Yes PrivatelyOwnedAvailable No 1 1 561 Swain Woods
Ter 95472
004-161-031 MDR R4 5.5 8.7 0.25 Vacant Yes PrivatelyOwnedAvailable No 1 1 7580 Washington
Ave 95472
004-223-030 MDR R4 5.5 8.7 0.17 Vacant Yes PrivatelyOwnedAvailable No 1 1 7816 Brookside
Ave 95472
004-281-021 MDR R4 5.5 8.7 0.2 Vacant Yes PrivatelyOwnedAvailable No 1 1 7801 Stefenoni Ct
95472
004-400-026 MDR R4 5.5 8.7 0.19 Vacant Yes PrivatelyOwnedAvailable No 1 1 7429 Giusti Ct
95472
004-660-031 MDR R3 2.6 5.4 0.32 Vacant Yes PrivatelyOwnedAvailable No 1 1 Robinson Rd
95472
004-410-021 LDR R2 1.1 2.5 0.15 Vacant Yes PrivatelyOwnedAvailable No 1 1 1209 Jean Dr
95472
004-470-042 LDR R2 1.1 2.5 0.48 Vacant Yes PrivatelyOwnedAvailable No 1 1 1213 Jean Dr
95472
004-470-043 LDR R2 1.1 2.5 0.32 Vacant Yes PrivatelyOwnedAvailable No 1 1 1208 Enos Ave
95472
004-470-048 LDR R2 1.1 2.5 0.4 Vacant Yes PrivatelyOwnedAvailable No 1 1 Agenda item Number:9 Agenda item Number:9
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7605 Bodega Ave
95472
004-213-007 HDR R6 12.1 17.4 1.2 SFD Yes PrivatelyOwnedAvailable No 8 7 15 496 Vine Ave
95472
004-182-010 MDR R4 5.5 8.7 0.49 SFD Yes PrivatelyOwnedAvailable No 1 2 3 7765 Healdsburg
Ave 95472
004-281-035 CO CO 15 0.95 Office
Building
Yes PrivatelyOwnedAvailable No 5 6 11
7765 Bodega Ave
95472
004-400-013 CO CO 15 0.41 Office
Building
Yes PrivatelyOwnedAvailable No 2 3 5
845 Gravenstein
Hwy N 95472
060-261-030 CO CG 21.8 0.85 Temporary
RV Safe
Parking
Village
Yes PrivatelyOwnedAvailable No 18 18
Agenda item Number:9 Agenda item Number:9
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212
APPENDIX E: GMO
COMPLIANCE WITH SB 330
City of Sebastopol
Planning Department
Date: November 17, 2022
To: 4LEAF, City Attorney Larry McLaughlin
From: Kari Svanstrom, Planning Director Subject:
GMO Compliance with SB330
Gov Code 66330 Section 13, CHAPTER 12. Housing Crisis Act of 2019 (b) (1) Notwithstanding any other law except as provided in subdivision (i), with respect to land where housing is an allowable use, an affected county or an affected city shall not enact a development policy, standard, or condition that would have any of the following effects:
(A) Changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district below what was allowed under the land use designation and zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018, except as otherwise provided in clause (ii) of subparagraph (B). For purposes of this subparagraph, “less intensive use” includes, but is not limited to, reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, or new or increased setback requirements, minimum frontage requirements, or maximum lot coverage limitations, or anything that would lessen the intensity of housing.
(B) (i) Imposing a moratorium or similar restriction or limitation on housing development, including mixed-use development, within all or a portion of the jurisdiction of the affected county or city, other than to specifically protect against an imminent threat to the health and safety of persons residing in, or within the immediate vicinity of, the area subject to the moratorium or for projects specifically identified as existing restricted affordable housing.
(ii) The affected county or affected city, as applicable, shall not enforce a zoning ordinance imposing a moratorium or other similar restriction on or limitation of housing development until it has submitted the ordinance to, and received approval from, the department. The department shall approve a zoning ordinance submitted to it pursuant to this subparagraph only if it determines that the zoning ordinance satisfies the requirements of this subparagraph. If the department denies approval of a zoning ordinance imposing a Agenda item Number:9 Agenda item Number:9
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213
moratorium or similar restriction or limitation on housing development as inconsistent with this subparagraph, that ordinance shall be deemed void.Imposing or enforcing design standards established on or after January 1, 2020, that are not objective design standards. (C) Except as provided in subparagraph (E), establishing or implementing any provision that:
(i) Limits the number of land use approvals or permits necessary for the approval and construction of housing that will be issued or allocated within all or a portion of the affected county or affected city, as applicable.
(ii) Acts as a cap on the number of housing units that can be approved or constructed either annually or for some other time period.
(iii) Limits the population of the affected county or affected city, as applicable. (D) Notwithstanding subparagraph (D), an affected county or affected city may enforce a limit on the number of approvals or permits or a cap on the number of housing units that can be approved or constructed if the provision of law imposing the limit was approved by voters prior to January 1, 2005, and the affected county or affected city is located in a predominantly agricultural county. For the purposes of this subparagraph, “predominantly agricultural county” means a county that meets both of the following, as determined by the most recent California Farmland Conversion Report produced by the Department of Conservation:
(i) Has more than 550,000 acres of agricultural land.
(ii) At least one-half of the county area is agricultural land.
City of Sebastopol’s GMO documentation:
1) History of Ordinance meets requirements of SB330 exemption (E) for adoption prior to 1/1/2005 First approved by voters/enacted Ordinance 910 Adopted in 1994.
Last renewed by voters/updated in April 2017, after the Fifth Cycle Housing element adoptiong and the 2016 General Plan Update Date, which modified the GMO as follows to better serve the City’s focus on sustainable growth, infill development, and encouraging Affordable and Special Needs housing:
o Increased the allocation from 35 units to 50 units per year (with ‘carryover provisions’ for 3 years for unused allocations) to match the City’s General Plan Buildout to 2035. o Exempted the following units from the unit cap:
1. Affordable housing units.
2. Accessory dwelling units.
3. Replacement residential structures.
4. Single-family homes on an existing lot of record as of November 1994.
5. Homeless shelters, single room occupancy residences, and community care or health care facilities.
6. Residential units in the Central Core (downtown core zoning district) o Units in senior housing and single room occupancy projects, and units of less than 500 square feet shall count as one-half of a dwelling unit. Community care or health care facilities and homeless shelters shall be counted as zero dwelling units. 2) Sebastopol is located within Sonoma County, which meetings Section (E) (i) and (ii) as a predominantly Agricultural County, in that the most recent California Farmland Conversion Report produced by the Department of Conservation (2014-16 report):
a. Sonoma County has 577,735 acres of agricultural land b. The total size of Sonoma County is 1,026085 acres, so the agricultural acreage is 56.3% Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
2023-2031 Housing Element Update
General Plan EIR Addendum Evaluation
prepared by
City of Sebastopol
Planning Department
7120 Bodega Avenue
Sebastopol, California 95472
Contact: Kari Svanstrom, Planning Director
prepared with the assistance of
Rincon Consultants, Inc.
449 15th Street, Suite 303
Oakland, California 94612
December 2022
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
2023-2031 Housing Element Update
General Plan EIR Addendum Evaluation
prepared by
City of Sebastopol
Planning Department
7120 Bodega Avenue
Sebastopol, California 95472
Contact: Kari Svanstrom, Planning Director
prepared with the assistance of
Rincon Consultants, Inc.
449 15th Street, Suite 303
Oakland, California 94612
December 2022
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
This report prepared on 50% recycled paper with 50% post-consumer content.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Table of Contents
General Plan EIR Addendum Evaluation i
Table of Contents
Acronyms and Abbreviations................................................................................................................. iii 1 Introduction and Project Summary ................................................................................................1
1.1 Project Title ...........................................................................................................................1
1.2 Lead Agency Name and Address...........................................................................................1
1.3 Contact Person and Phone Number......................................................................................1
1.4 Project Location.....................................................................................................................1
1.5 Project Sponsor’s Name and Address...................................................................................1
1.6 Project Description................................................................................................................3
1.7 Discretionary Action..............................................................................................................4
1.8 Prior Environmental Document(s).........................................................................................4
1.9 Location of Prior Environmental Document(s)......................................................................4 2 Project Context...............................................................................................................................5
2.1 Purpose of the Housing Element...........................................................................................5
2.2 Updates to the Housing Element ..........................................................................................5
2.3 Regional Housing Needs Allocation.......................................................................................6
2.4 Changes in State Law.............................................................................................................6
2.5 City of Sebastopol General Plan ............................................................................................7
2.6 Sebastopol General Plan Update EIR ....................................................................................8
2.7 Housing Element Update ......................................................................................................9 3 Overview of CEQA Guidelines Section 15164.............................................................................. 11 4 Environmental Effects and Determination .................................................................................. 13
4.1 Environmental Areas Determined to Have New or Substantially More Severe Significant Effects Compared to Those Identified in the Previous EIR............................... 13
4.2 Determination .................................................................................................................... 13 5 Addendum Evaluation Methodology........................................................................................... 15
5.1 General Plan Consistency ................................................................................................... 15
5.2 Preliminary Environmental Constraints ............................................................................. 19 6 Addendum Evaluation ................................................................................................................. 21 1 Aesthetics........................................................................................................................... 21 2 Agriculture and Forestry Services....................................................................................... 27 3 Air Quality........................................................................................................................... 31 4 Biological Resources........................................................................................................... 35 5 Cultural Resources.............................................................................................................. 41 6 Energy................................................................................................................................. 45 Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
ii
7 Geology and Soils ............................................................................................................... 49 8 Greenhouse Gas Emissions ................................................................................................ 53 9 Hazards and Hazardous Materials...................................................................................... 55 10 Hydrology and Water Quality............................................................................................. 59 11 Land Use and Planning ....................................................................................................... 65 12 Mineral Resources.............................................................................................................. 67 13 Noise................................................................................................................................... 69 14 Population and Housing ..................................................................................................... 73 15 Public Services.................................................................................................................... 75 16 Recreation .......................................................................................................................... 81 17 Transportation.................................................................................................................... 85 18 Tribal Cultural Resources.................................................................................................... 89 19 Utilities and Service Systems.............................................................................................. 93 20 Wildfire............................................................................................................................... 99 7 Summary of Findings ................................................................................................................. 103 8 References................................................................................................................................. 105
8.1 Bibliography...................................................................................................................... 105
8.2 List of Preparers ............................................................................................................... 105 Tables
Table 1 2023-2031 Regional Housing Need Allocation .................................................................... 6 Table 2 Summary of Areas of Potential Impact under the Sebastopol General Plan Update EIR........................................................................................................................................ 8 Table 3 Housing Unit Yield per Site Category................................................................................. 16 Figures
Figure 1 Regional Project Location, Planning Boundaries...................................................................2 Figure 2 Housing Opportunity Sites ................................................................................................. 18 Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Acronyms and Abbreviations
General Plan EIR Addendum Evaluation iii
Acronyms and Abbreviations
AB Assembly Bill
ADU Accessory Dwelling Unit
AMI Area Median Income
EIR Environmental Impact Report
ABAG The Association of Bay Area Governments
BAAQMD Bay Area Air Quality Management District
CAPCOA California Air Pollution Control Officers Association CCAP Community Climate Action Plan
CCR California Code of Regulations
CEQA California Environmental Quality Act
DOF California Department of Finance
EIR Environmental Impact Report
FHSZ Fire Hazard Severity Zone
GHG Greenhouse gas
HCD California Department of Housing and Community Development LOS Level of Service
PG&E Pacific Gas and Electric
RHNA Regional Housing Needs Assessment
RPS California’s Renewable Portfolio Standard
SB Senate Bill
SOI Sphere of Influence
SR State Route
VMT Vehicle Miles Traveled
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City of Sebastopol
2023-2031 Housing Element Update
iv
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Introduction and Project Summary
General Plan EIR Addendum Evaluation 1
1 Introduction and Project Summary
1.1 Project Title
City of Sebastopol Housing Element Update 2023-2031
1.2 Lead Agency Name and Address
City of Sebastopol
Planning Department
7120 Bodega Avenue
Sebastopol, California 95472
1.3 Contact Person and Phone Number
Kari Svanstrom, Planning Director
[email protected]
(707) 823-6167
1.4 Project Location
The City of Sebastopol (city) city limits and sphere of influence (SOI) encompass approximately 1,400 acres and are located in Western Sonoma County, approximately 15 miles east of the Pacific Ocean and 52 miles north of San Francisco. The City is south of the city of Graton, east of the city of Freestone, and southwest of the city of Santa Rosa. The city is largely built out and is at the crossroads of two State Highways, Highways 116 and 12. The city’s SOI includes incorporated and unincorporated areas within which Sebastopol has the primary responsibility for the provision of public facilities and services. Lands within the SOI but outside existing city limits are under the jurisdiction of Sonoma County, and may be considered for development after annexation. The Housing Element Update’s planning boundaries coincide with the Sebastopol city limits, both of which are depicted in Figure 1.
1.5 Project Sponsor’s Name and Address
City of Sebastopol
Planning Department
7120 Bodega Avenue
Sebastopol, California 95472
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
2 Figure 1 Regional Project Location, Planning Boundaries Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Introduction and Project Summary
General Plan EIR Addendum Evaluation 3
1.6 Project Description
The project consists of a comprehensive update to the City of Sebastopol Housing Element (herein referred to as “Housing Element Update” or “project”). The City’s 2016-2035 General Plan underwent extensive environmental review in the form of an Environmental Impact Report (EIR), which was certified on November 15, 2016 by the City Council (State Clearinghouse No. 2016032001). The EIR for the Sebastopol General Plan is a comprehensive document and includes discussion of alternatives and growth inducing impacts associated with urban development in the city at the time it was developed.
State law requires that housing elements be updated every eight years (California Government Code Sections 65580 to 65589.8). The Housing Element Update identifies residential sites adequate to accommodate a variety of housing types for all income levels and needs of special population groups, defined under State law (California Government Code Section 65583). It analyzes governmental constraints to housing maintenance, improvement, and development; addresses conservation and improvement of the condition of existing affordable housing stock; and outlines policies that promote housing opportunities for all persons. The City of Sebastopol Housing Element is being updated as part of the State’s 6th cycle Regional Housing Needs Assessment (RHNA) allocation. For Sebastopol, the planning period runs from January 31, 2023 through January 31, 2031.
The project would bring the City’s Housing Element into compliance with State legislation passed since the publication of the previous (5th Cycle) Housing Element (adopted in 2015). The Housing Element Update includes a housing sites inventory (Section 3 of the Housing Element) that demonstrates how the City plans to meet its 6th cycle RHNA allocation. However, no formal land use changes or physical development are proposed at the time of adoption of the Housing Element.
The Housing Element Update will not, in and of itself, result in environmental impacts as it does not propose to develop any projects. Rather, it establishes objectives and policies designed to guide future development as the City works to achieve State-mandated housing goals. Future development will require project-specific developmental review as potential impacts are locationspecific and cannot be assessed in a meaningful way until a project site and development proposal are identified. When a specific development proposal is considered for approval, that project would be subject to adopted development guidelines/standards and it must comply with the 2016-2035 General Plan policies and actions listed in the certified 2016-2035 General Plan EIR in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15168(c)(3). If a subsequent activity (in this case a specific development proposal) would have effects not identified in the EIR (the 2016-2035 General Plan EIR and this Addendum), the lead agency must prepare additional CEQA documentation prior to project approval.
This Addendum, therefore, analyzes the changes and potential impacts related to the adoption of Housing Element Update. No physical development or land use changes are addressed or evaluated.
The City would analyze land use changes separately to demonstrate compliance with the requirements of CEQA, if necessary. This Addendum is intended to demonstrate consistency of the Housing Element Update with the existing General Plan EIR to comply with the requirements of CEQA. In particular, and in line with Public Resources Code Section 21083.3, this Addendum Evaluation assesses whether the updated Housing Element, as a policy and programs document, includes impacts not addressed or analyzed as significant effects in the General Plan EIR.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
4 1.7 Discretionary Action
Implementation of the Housing Element would require the following discretionary actions by the City of Sebastopol Planning Commission/City Council:
Approval of a General Plan Amendment to incorporate the 2023-2031 Housing Element Update The California Department of Housing and Community Development (HCD) reviews and determines whether the proposed Housing Element complies with State law. Aside from HCD, no other approvals by outside public agencies are required.
1.8 Prior Environmental Document(s)
City of Sebastopol, General Plan Environmental Impact Report (General Plan EIR). State Clearinghouse Number 2016032001, certified May 2016.
1.9 Location of Prior Environmental Document(s)
City of Sebastopol, Planning Department website:
https://ci.sebastopol.ca.us/City-Government/Departments-Services/Planning/General-Plan Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Project Context
General Plan EIR Addendum Evaluation 5
2 Project Context
The California Legislature has identified the attainment of a decent home and suitable living environment for every resident as the State’s major housing goal. Recognizing the important role of local planning programs in pursuing this goal, the legislature mandated that all cities and counties prepare a housing element as part of their comprehensive general plans. Government Code Sections 65580 to 65589.8 set forth the specific components to be contained in a community’s housing element.
2.1 Purpose of the Housing Element
The Housing Element of the General Plan is designed to provide the City with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community. A priority of both State and local governments, Government Code Section 65580 states that “the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian family is a priority of the highest order.”
Pursuant to the State law, the Housing Element has two main purposes:
To provide an assessment of both current and future housing needs and constraints in meeting these needs
To provide a strategy that establishes housing goals, policies, and programs The Housing Element is one of the eight General Plan elements the State mandates in Government Code Section 65302. The Housing Element serves as an integrated part of the General Plan but is updated more frequently to ensure its relevancy and accuracy. The Housing Element identifies strategies and programs that focus on:
Conserving and improving existing affordable housing
Maximizing housing opportunities throughout the community Assisting in the provision of affordable housing
Removing governmental and other constraints to housing investment Promoting fair and equal housing opportunities
The residential character of Sebastopol is largely determined by the variety, location, and maintenance of its housing. The Housing Element is an official response to the need to provide housing for all economic segments of the population, establishing goals, policies, and programs that will guide City decision making and set forth an action plan to implement these housing programs through an established planning period.
2.2 Updates to the Housing Element
State law requires that housing elements be updated every eight years (California Government Code Section 65588). The Housing Element must identify residential sites adequate to accommodate a variety of housing types for all income levels and to meet the needs of special population groups as Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
6 defined under State law (California Government Code Section 65583). The Housing Element analyzes market and governmental constraints to housing maintenance, improvement, and development; addresses conservation and improvement of the condition of existing affordable housing stock; and outlines policies that promote housing opportunities for all persons.
2.3 Regional Housing Needs Allocation
The RHNA reflects the California Department of Housing and Community Development’s determination of the projected housing needs in a region by household income level as a percent of the Area Median Income (AMI). The Association of Bay Area Governments (ABAG) was tasked with allocating this regional housing need among the jurisdictions in the ABAG region, which includes Sonoma County. Table 1 shows the breakdown of the RHNA for Sebastopol during the 2023-2031 planning period.
Table 1 2023-2031 Regional Housing Need Allocation
Income Group
Sebastopol
Unit Needs
Percent of
Total Units
Regional Unit Needs
(Sonoma County)
Percent of
Regional Units
Very low (≤ 50% AMI) 55 25.8% 114,442 25.9%
Low (> 50-80% AMI) 31 14.6% 65,892 14.9%
Moderate (>80-120% AMI) 35 16.4% 72,712 16.5%
Above Moderate (>120% AMI) 92 43.2% 188,130 42.6%
Total 213 100% 441,176 100%
AMI = Area Median Income (established annually by the Department of Housing and Urban Development) Source: ABAG 2021
The City had 3,606 households as of January 2022 (California Department of Finance [DOF] 2022). As of 2022, 72.2 percent were single-family units, which included 62.5 percent single-family detached units and 9.7 percent single-family attached units; 25.8 percent were multi-family dwelling units; and the remaining two percent were mobile homes (DOF 2022).
2.4 Changes in State Law
The following items represent substantive changes to State housing law since the City’s last Housing Element was adopted and certified in 2015. The Housing Element Update has incorporated and addressed all pertinent housing law changes.
Affordable Housing Streamlined Approval Process: Senate Bill 35 (2017) Additional Housing Element Sites Analysis Requirements: Assembly Bill 879 (2017) and Assembly Bill 1397 (2017)
Affirmatively Furthering Fair Housing: Assembly Bill 686 (2017) No-Net-Loss Zoning: Senate Bill 166 (2017)
Safety Element to Address Adaptation and Resiliency: Senate Bill 1035 (2018) By Right Transitional and Permanent Supportive Housing: Assembly Bill 2162 (2018) and Assembly Bill 101 (2019)
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Project Context
General Plan EIR Addendum Evaluation 7
Accessory Dwelling Units: Assembly Bill 2299 (2016), Senate Bill 1069 (2016), Assembly Bill 494 (2017), Senate Bill 229 (2017), Assembly Bill 68 (2019), Assembly Bill 881 (2019), Assembly 587 (2019), Senate Bill 13 (2019), and Assembly Bill 671 (2019) Density Bonus: Assembly Bill 1763 (2019)
Housing Crisis Act of 2019: Senate Bill 330
Surplus Land Act Amendments: Assembly Bill 1486 and AB 1255 (2019) Housing Impact Fee Data: Assembly Bill 1483 (2019)
Emergency and Transitional Housing Act of 2019: Assembly Bill 139 (2019) Standardization of Sites Inventory Analysis and Reporting: Senate Bill 6 (2019) Evacuation Routes: Senate Bill 99 and AB 747 (2019)
2.5 City of Sebastopol General Plan
State law mandates that each city and county in California adopt "a comprehensive, long-term general plan,” the purpose of which is to plan for important community issues such as new growth, housing needs, and environmental protection. Furthermore, the General Plan is used to project future demand for services such as sewer, water, roadways, parks, and emergency services.
The Sebastopol General Plan, adopted in November 2016, is a long-term document with text and diagrams that express the goals, objectives, and policies necessary to guide the community toward achieving its vision over a 19-year period (2016 to 2035). A General Plan reflects the priorities and values of the community.
City decision-makers (e.g., City Council and Planning Commission), rely on the General Plan as the basis for making decisions on matters such as land use, and the provision of public facilities (e.g., roads, parks, fire stations). It is also a policy document that guides decisions related to protecting, enhancing, and providing open space, habitat conservation, arts and recreation programming, and community character.
State law requires that every General Plan, at a minimum, address certain subject categories (called "elements"), which include land use, circulation, housing, conservation of natural resources, environmental justice, open space, noise, and safety. A General Plan may also address other subjects that are of importance to the community" future, such as sustainability, community design, and public art. Sebastopol’s General Plan includes the following elements:
Land Use
Circulation
Community Services and Facilities
Conservation and Open Space
Noise
Community Design
Safety
Economic Vitality
Community Health and Wellness
Housing
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City of Sebastopol
2023-2031 Housing Element Update
8 2.6 Sebastopol General Plan Update EIR
The Sebastopol General Plan Update EIR (herein called the General Plan EIR) addressed the potential environmental effects of the planned buildout of the City of Sebastopol through the year 2035 and concluded that implementation of the 2016-2035 General Plan would result in levels of environmental impacts as detailed in Table 2. Proposed mitigation measures in the General Plan EIR were incorporated as policies in the General Plan to reduce potential impacts from future project development.
Table 2 Summary of Areas of Potential Impact under the Sebastopol General Plan Update EIR
Issue Area
Level of Significance
After Mitigation
Mitigation Proposed
in the General Plan EIR
Aesthetics and Visual Resources Significant and Unavoidable General Plan Policies and Actions Agricultural Resources Less than Significant General Plan Policies and Actions Air Quality Less than Significant General Plan Policies and Actions Biological Resources Less than Significant General Plan Policies and Actions Cultural Resources Less than Significant General Plan Policies and Actions Energy1 Less than Significant General Plan Policies and Actions Greenhouse Gases and Climate Change Less than Significant General Plan Policies and Actions Geology, Soils, and Mineral Resources Less than Significant General Plan Policies and Actions Hazards and Hazardous Materials Less than Significant General Plan Policies and Actions Hydrology and Water Quality Significant and Unavoidable General Plan Policies and Actions Land Use, and Population Less than Significant None
Noise Significant and Unavoidable General Plan Policies and Actions Population and Housing Less than Significant General Plan Policies and Actions Public Services and Recreation Less than Significant General Plan Policies and Actions Utilities Significant and Unavoidable General Plan Policies and Actions Transportation Significant and Unavoidable General Plan Policies and Actions Wildfire2 Less than Significant General Plan Policies and Actions 1 Energy was discussed under Section 3.7, Greenhouse Gas Emissions, of the Sebastopol General Plan Update EIR. 2 Wildfire was discussed under Section 3.8, Hazards, of the Sebastopol General Plan Update EIR.
Source: City of Sebastopol 2016a
City of Sebastopol General Plan Assumptions
The General Plan has a planning horizon year of 2035, but it does not specify or anticipate exactly when buildout would occur, as long-range demographic and economic trends are difficult to predict.
The designation of a site in the General Plan for a certain use does not necessarily mean that the site will be developed or redeveloped with that use during the planning period, as most development depends on property owner initiative.
As detailed in General Plan EIR in Table 2.0-3, Projected New Development – City Limits Buildout, the General Plan would result in a potential buildout total of 750 new residential units, 341,159 square Agenda item Number:9 Agenda item Number:9
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Project Context
General Plan EIR Addendum Evaluation 9
feet of new commercial space, 59,959 square feet of new industrial space, and 137,375 square feet of new office space within City limits. During the 19-year time frame, this new growth would increase the City’s population by approximately 1,658 residents1 , and the full development of new
commercial, office, and industrial uses would increase employment opportunities in Sebastopol by approximately 1,545 employees2
. The jobs to housing ratio associated with new development in the City would be approximately 0.93, with full buildout of residential and employee-generating uses (City of Sebastopol 2016a).
2.7 Housing Element Update
The 2023-2031 Housing Element Update has the following major components:
An introduction to review the overall Housing Element Update effort, a summary of housing needs and constraints, a Fair Housing summary, and a review of the effectiveness of the 2022 Housing Element and the City’s progress in its implementation. (Section 1) A Housing Strategy, which is comprised of the Goals, Policies, and Programs that the City intends to implement over the next 8-year planning cycle. (Section 2) The City’s Quantified Objectives of projected new construction of affordable and market rate units during the period 2023 – 2031 based on needs, resources, and constraints. (Section 2, Table 10)
A detailed Housing Sites Inventory, including development capacity assumptions used and an analysis of recent development in the City, and a comparison of this inventory to the City’s projected housing needs. (Section 3)
A Technical Background Report which provides an assessment of housing needs & programs, an analysis of nongovernmental, governmental, and environmental constraints to affordable housing provision, a discussion of special needs populations, and an assessment of fair housing.
This section also contains four appendices that include detailed information on public engagement and community input and. pre-certified housing and demographic data provided by ABAG (Section 4)
Goals, Policies, and Programs
The primary objective of the Housing Element is to encourage the production of new housing units to meet the RHNA and housing for special needs populations. This is done by adopting a series of goals and policies that facilitate the development of all housing types, explore innovative housing solutions, address the needs of the City’s residents, and affirmatively further fair housing. The 2023- 2031 Housing Element Update goals, policies, and programs are summarized below and referenced throughout this Addendum Evaluation as appropriate.
Housing Development
State law requires that the goals and policies of the housing element shall encourage and facilitate the production of a range in types of housing affordable to households of varied income levels. The City supports this goal by providing assistance programs, adequate siting, and a variety of housing types to meet the needs of each income category.
1 Based on the 2015 California DOF estimate of 2.21 persons per household in Sebastopol used in the General Plan. 2 Assumes one employee generated for: every 350 square feet of commercial space, every 295 square feet of office space, and every 575 square feet of industrial space.
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City of Sebastopol
2023-2031 Housing Element Update
10 Government Constraints
Government constraints such as application requirements, design and development standards, and the time and uncertainty associated with obtaining permits can affect the price and availability of housing. Input from stakeholders indicates that the City's approval processes could be streamlined to better facilitate development projects, and that continued learning opportunities are needed to decrease constraints and uncertainty related to implementation of new housing laws and programs.
The 2023-2031 Housing Element Update includes programs to help the City overcome these constraints. The strategies employed would help remove government constraints to accommodate special housing needs and expedite processing for affordable housing projects.
Conservation of Existing Housing
Most of Sebastopol’s housing units are more than 50 years old and rehabilitation needs will increase over the planning period. Negative effects of code enforcement can occur when compliance measures are not economically feasible for property owners. The 2023-2031 Housing Element Update contains policies and programs that aim to preserve existing housing while protecting the occupant’s cultural, socio-economic, and/or accessibility needs.
Fair Housing
Equal access to housing for all is fundamental to each person in meeting essential needs and pursuing personal, educational, employment, or other goals. As defined in state and federal law, fair housing is a condition in which individuals of similar income levels in the same housing market have like ranges of choice available to them regardless of protected status. Recognizing this fundamental right, the federal and State of California governments have both established fair housing as a right protected by law. The 2023-2031 Housing Element Update contains policies and programs that would ensure fair access to housing and services for all members of the community.
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Overview of CEQA Guidelines Section 15164
General Plan EIR Addendum Evaluation 11
3 Overview of CEQA Guidelines Section
15164
CEQA Guidelines Sections 15162 and 15164 set forth the criteria for determining the appropriate additional environmental documentation, if any, to be completed when a project has a previously certified EIR.
CEQA Guidelines Section 15164 states that a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary, but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. CEQA Guidelines sections 15162(a) states that no Subsequent or Supplemental EIR shall be prepared for a project with a certified EIR unless the lead agency determines, based on substantial evidence in the light of the whole record, one or more of the following:
Substantial changes are proposed in the project that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following:
A. The project will have one or more significant effects not discussed in the previous EIR.
B. Significant effects previously examined will be substantially more severe than shown in the previous EIR.
C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative.
D. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
The analysis pursuant to Section 15162 demonstrates whether the lead agency can approve the activity as being within the scope of the existing certified EIR, that an addendum to the existing EIR would be appropriate, and no new environmental document, such as a new EIR, would be required.
The addendum need not be circulated for public review but can be included in or attached to the final EIR, and the decision-making body shall consider the addendum with the final EIR prior to deciding on the project.
The City has prepared this Addendum Evaluation, pursuant to CEQA Guidelines Sections 15162 and 15164, to evaluate whether the project’s environmental impacts are covered by and within the scope of the Sebastopol General Plan EIR (May 2016, State Clearinghouse Number 2016032001).
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City of Sebastopol
2023-2031 Housing Element Update
12 The following Addendum Evaluation details any changes in the project, changes in circumstances under which the project is undertaken, and/or "new information of substantial importance" that may cause one or more effects to environmental resources.
The responses herein substantiate and support the City’s determination that the Housing Element Update policies and programs are within the scope of the Sebastopol General Plan EIR, do not require subsequent action under CEQA Guidelines Section 15162 and, in conjunction with the EIR, adequately analyze potential environmental impacts.
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Environmental Effects and Determination
General Plan EIR Addendum Evaluation 13
4 Environmental Effects and Determination
4.1 Environmental Areas Determined to Have New or
Substantially More Severe Significant Effects
Compared to Those Identified in the Previous EIR
The subject areas checked below were determined to be new significant environmental effects or to be previously identified effects that have a substantial increase in severity either due to a change in project, change in circumstances, or new information of substantial importance, as indicated by the checklist and discussion on the following pages.
■ None
□ Aesthetics □ Agriculture and
Forestry Resources
□ Air Quality
□ Biological Resources □ Cultural Resources □ Energy
□ Geology and Soils □ Greenhouse Gas
Emissions
□ Hazards and Hazardous
Materials
□ Hydrology and Water
Quality
□ Land Use and Planning □ Mineral Resources
□ Noise □ Population and
Housing
□ Public Services
□ Recreation □ Transportation □ Tribal Cultural Resources □ Utilities and Service
Systems
□ Wildfire □ Mandatory Findings
of Significance
4.2 Determination
Based on this analysis:
□ Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous EIR due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance," as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, a SUBSEQUENT or SUPPLEMENTAL EIR is required.
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City of Sebastopol
2023-2031 Housing Element Update
14 ■ No substantial changes are proposed in the project and there are no substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous EIR due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects.
Also, there is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, the previously certified EIR is adequate and this evaluation serves as an ADDENDUM to the City of Sebastopol, General Plan Technical Update Environmental Impact Report (General Plan EIR). State Clearinghouse Number 2016032001 certified May 2016.
Signature Date
Kari Svanstrom Planning Director
Printed Name Title
1/2022
12/8/2022
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Addendum Evaluation Methodology
General Plan EIR Addendum Evaluation 15
5 Addendum Evaluation Methodology
5.1 General Plan Consistency
The Housing Element is a component of the City’s General Plan and is periodically updated pursuant to state law. Therefore, the Housing Element Update is consistent with the vision of the General Plan and is supported by goals and policies of the other General Plan Elements. The General Plan Elements and policies that correspond with the goals and policies of the Housing Element are summarized below:
The Land Use Element designates the general distribution and intensity of residential, commercial, industrial, open space, public/semi-public, and other categories of public and private land uses. The Land Use Element includes the Land Use Map, which identifies land use designations for each parcel in the city limits and SOI/UGB. The Circulation Element correlates closely with the Land Use Element and identifies the general locations and extent of existing and proposed major thoroughfares, transportation routes, and alternative transportation facilities necessary to support a multi-modal transportation system.
This element is intended to facilitate mobility of people and goods throughout Sebastopol by a variety of transportation modes, with an emphasis on bicycle, pedestrian, and transit. The Community Services and Facilities Element includes goals, policies, and actions that address public services and facilities, including: parks, trails, and recreation facilities; police services; fire protection services; schools; and civic, library, medical, and other community facilities. This element is a critical component in meeting the infrastructure and public services needs of businesses and residents.
The Conservation and Open Space Element addresses the conservation, development, and use of natural resources, riparian environments, native plant and animal species, soils, mineral deposits, cultural/historical resources, air quality, and alternative energy. It also details plans and measures for preserving open space for natural resources and the managed production of resources.
The Noise Element establishes standards and policies to protect the community from the harmful and annoying effects of exposure to excessive noise levels. This element includes strategies to reduce land use conflicts that may result in exposure to unacceptable noise levels. The Community Design Element focuses on the ways in which Sebastopol’s buildings, streets, and open spaces work together to define the City’s sense of place. The purpose of this Element is to provide an overall policy framework for the continued design improvement and evolution of the City.
The Safety Element establishes policies and programs to protect the community from risks associated with geologic, flood, and fire hazards, as well as setting standards for emergency preparedness.
The Economic Vitality Element seeks to sustain and diversify the city’s economy, recognizing the importance of supporting existing and local businesses while broadening and expanding the employment base and economic opportunities within the city. Long-term fiscal sustainability will be supported by economic growth from increasing the range of business, commercial services, and high-quality jobs in the city. Providing a broader economic base is intended to Agenda item Number:9 Agenda item Number:9
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City of Sebastopol
2023-2031 Housing Element Update
16 improve the city’s economic vitality while increasing access for residents to local goods and services and local employment opportunities.
The Community Health and Wellness Element addresses a wide range of community health topics, including access to healthy foods, substance abuse, access to medical care, and maintaining healthy lifestyles.
Adoption of the Housing Element Update will require the City to amend the General Plan’s Land Use Element, specifically the Land Use Plan, to implement the housing sites inventory associated with the City’s assigned RHNA allocation for planning period 2023-2031. This is required pursuant to California Government Code Section 65583(c)(1)(A).
Accommodation of the RHNA
Sebastopol’s RHNA for the current (2023-2031) planning period is 213 units, consisting of 55 very low-income housing units, 31 low-income housing units, 35 moderate-income housing units, and 92 above moderate-income housing units. The City must demonstrate the availability of sites with appropriate zoning and development standards that can facilitate and encourage the development of such units. The Housing Element Update includes a housing plan that accommodates the RHNA plus a buffer of additional housing units as recommended by the HCD. The City has identified enough units through RHNA Credits (projected Accessory Dwelling Unit (ADU) development and pending, approved, or permitted projects) to meet the 6th Cycle RHNA for each category except for moderate-income. To identify enough sites for its moderate-income RHNA, and to provide an additional buffer of lower-income units to address No Net Loss requirements, the Housing Element includes an inventory of suitable sites for housing development. Table 3 shows the City’s RHNA and capacity of Housing Opportunity Sites.
Table 3 Housing Unit Yield per Site Category
Very Low Low Moderate Above Moderate Total
RHNA Allocation 55 31 35 92 213
RHNA Credits 75 38 30 122 265
Remaining RHNA After Credits -20 -7 5 -30 -52
Capacity of Sites Inventory Vacant 0 0 9 38 47
Nonvacant 0 18 16 18 52
Total 0 18 25 56 99
Total Units (Credits + Sites) 75 56 55 178 364
RHNA Surplus 20 25 20 86 151
Percent Buffer 36% 81% 57% 93% 71%
Sources: City of Sebastopol 2022
The 213 units that would be accommodated by the Housing Element Update would not exceed the 750 units included in the City’s buildout capacity estimated under the General Plan and analyzed in the General Plan EIR. The Housing Element Update would be consistent with State requirements for the RHNA to plan adequately to meet existing and projected housing needs for all economic segments of the community. The Housing Element Update would also be submitted to HCD for Agenda item Number:9 Agenda item Number:9
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Addendum Evaluation Methodology
General Plan EIR Addendum Evaluation 17
review and approval to ensure that it would adequately address the housing needs and demands of the City.
A detailed discussion of the Housing Element Update development assumptions and housing plan is provided below.
Housing Element Update Plan and Assumptions
The City would meet its RHNA through ADU development projections; planned, approved, and pending projects projected to develop during the planning period; and adequate sites identified in the Sites Inventory, including sites on vacant and non-vacant land.
ADUS
Jurisdictions may count the potential for ADU development as credits towards their RHNA.
Legislation in California has recently facilitated the increased permitting and production of ADUs in many communities, including Sebastopol. From 2018 to 2021, the City permitted an annual average of 7.5 ADUs, which has helped address many of the City’s identified housing needs, including special needs housing. The City used conservative affordability assumptions to ensure the distribution of affordability reflects local development trends. The distribution of affordability will be applied to the projection of 7.5 ADUs built annually, for a total of 60 units (15 units per income level) over the 8- year planning period credited towards Sebastopol’s RHNA.
PLANNED, APPROVED, AND PENDING PROJECTS
Jurisdictions may count planned, approved, and pending residential units as credits towards their RHNA. These units can be counted based on affordability and unit count, provided it can be demonstrated that the units can be built within the planning period. As illustrated in Figure 2, the City currently has 60 RHNA credits for extremely low- and very-low income planned projects, 23 RHNA credits for low-income planned projects, 15 RHNA credits for moderate-income planned and pending projects, and 107 RHNA credits for above moderate-income planned, approved, and pending projects.
VACANT AND NON-VACANT HOUSING OPPORTUNITY SITES
As shown in Table 3, the City has identified enough units through RHNA Credits to meet its 6th Cycle RHNA for each category except for moderate-income. Therefore, the Housing Element Update has prepared an inventory of suitable vacant and non-vacant sites for housing development. As shown in Figure 2, the City has identified 26 vacant Housing Opportunity Sites at the above moderateincome level, three of which can also be used at the moderate-income level. The City has also identified five non-vacant Housing Opportunity Sites, four of which are for moderate-income and above moderate-income, and one of which is for low-income and moderate-income. A detailed description of each site along with their residential capacities can be found in Section 3.3, Housing Opportunity Sites, of the Housing Element Update.
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City of Sebastopol
2023-2031 Housing Element Update
18 Figure 2 Housing Opportunity Sites
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Addendum Evaluation Methodology
General Plan EIR Addendum Evaluation 19
5.2 Preliminary Environmental Constraints
State housing law requires the City to review both governmental and non-governmental constraints to the maintenance and production of housing for all income levels. Since local governmental actions can restrict the development and increase the cost of housing, State law requires the Housing Element to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code Section 65583(c)(3)).
Several factors can constrain residential development. These include market constraints, such as development costs and interest rates, and governmental constraints, which include land use controls, fees, processing times, and development standards, among others. In addition, environmental and infrastructure constraints can also impede residential development. For purposes of the Addendum Evaluation, only the potential environmental constraints, as they relate to CEQA, were evaluated.
Environmental constraints to residential development typically relate to the presence of sensitive habitat, flooding and floodplains, topography, and other natural and physical characteristics that can limit the amount of development in an area or increase the cost of development. The Housing Element Update, in and of itself, does not propose specific development projects, but rather puts forth goals, policies, and programs that support housing efforts in Sebastopol.
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2023-2031 Housing Element Update
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Addendum Evaluation
Aesthetics
General Plan EIR Addendum Evaluation 21
6 Addendum Evaluation
1 Aesthetics
EIR Evaluation Criteria
EIR
Significance
Conclusion EIR Mitigation Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary or
Did None of
the
Conditions
Described in
§15162
Occur?
(§15164(a))
Project
is within
the
Scope of
General
Plan
EIR?
Where
was the
Impact
Analyzed
in the
EIR?
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Have a substantial
adverse effect on a
scenic vista?
Significant
and
Unavoidable
Policies: COS 1-2 through 1-4,
COS 2-2, COS 2-4 through 2-6,
COS 4-1 through 4-3, COS 6-1
through 6-5, COS 10-5, COS 10-6,
COS 11-1 through 11-8, COS 12-3,
COS 12-6, COS 12-9 through 12-
13, COS 12-15 through 12-17, CD
1-1 through 1-3, CD 1-11 through
1-14, CD 2-1, CD 2-4, CD 2-6
through 2-8, LU 1-2, LU 1-3, LU 5-
3, LU 5-4
Actions: COS-1a and 1b, COS-2a,
COS-4f, COS-6a through 6e, COS10e and 10f, COS-11a through 11g, COS 12b through 12d, COS
12k through 12m, CD 1a through
1c, CD 1e and 1f, CD 1k, CD 2a,
CD 2e, CD 2g, LU 5a
3.1-11
through
3.1-22
No No No Yes Yes
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City of Sebastopol
2023-2031 Housing Element Update
22 EIR Evaluation Criteria
EIR
Significance
Conclusion EIR Mitigation Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary or
Did None of
the
Conditions
Described in
§15162
Occur?
(§15164(a))
Project
is within
the
Scope of
General
Plan
EIR?
Where
was the
Impact
Analyzed
in the
EIR?
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
b. Substantially damage
scenic resources,
including but not
limited to, trees, rock
outcroppings, and
historic buildings
within a state scenic
highway?
Significant
and
Unavoidable
Policies: COS 1-2 through 1-4,
COS 2-2, COS 2-4 through 2-6,
COS 4-1 through 4-3, COS 6-1
through 6-5, COS 10-5, COS 10-6,
COS 11-1 through 11-8, COS 12-3,
COS 12-6, COS 12-9 through 12-
13, COS 12-15 through 12-17, CD
1-1 through 1-3, CD 1-11 through
1-14, CD 2-1, CD 2-4, CD 2-6
through 2-8, LU 1-2, LU 1-3, LU 5-
3, LU 5-4
Actions: COS-1a and 1b, COS-2a,
COS-4f, COS-6a through 6e, COS10e and 10f, COS-11a through 11g, COS 12b through 12d, COS
12k through 12m, CD 1a through
1c, CD 1e and 1f, CD 1k, CD 2a,
CD 2e, CD 2g, LU 5a
3.1-11
through
3.1-22
No No No Yes Yes
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Addendum Evaluation
Aesthetics
General Plan EIR Addendum Evaluation 23
EIR Evaluation Criteria
EIR
Significance
Conclusion EIR Mitigation Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary or
Did None of
the
Conditions
Described in
§15162
Occur?
(§15164(a))
Project
is within
the
Scope of
General
Plan
EIR?
Where
was the
Impact
Analyzed
in the
EIR?
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
c. In non-urbanized
areas, substantially
degrade the existing
visual character or
quality of public views
of the site and its
surroundings? (Public
views are those that
are experienced from
a publicly accessible
vantage point). If the
project is in an
urbanized area, would
the project conflict
with applicable zoning
and other regulations
governing scenic
quality?
Significant
and
Unavoidable
Policies: COS 1-2 through 1-4,
COS 2-2, COS 2-4 through 2-6,
COS 4-1 through 4-3, COS 6-1
through 6-5, COS 10-5, COS 10-6,
COS 11-1 through 11-8, COS 12-3,
COS 12-6, COS 12-9 through 12-
13, COS 12-15 through 12-17, CD
1-1 through 1-3, CD 1-11 through
1-14, CD 2-1, CD 2-4, CD 2-6
through 2-8, LU 1-2, LU 1-3, LU 5-
3, LU 5-4
Actions: COS-1a and 1b, COS-2a,
COS-4f, COS-6a through 6e, COS10e and 10f, COS-11a through 11g, COS-12b through 12d, COS
12k through 12m, CD-1a through
1c, CD-1e and 1f, CD-1k, CD-2a,
CD-2e, CD- 2g, LU-5a
3.1-11
through
3.1-22
No No No Yes Yes
d. Create a new source
of substantial light or
glare that would
adversely affect
daytime or nighttime
views in the area?
Less than
Significant
Policies: COS 11-7 through 11-8,
CD 2-4
Actions: COS-11g, COS-12k
3.1-23
through
3.1-24
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
24 General Plan EIR Aesthetics Findings
The General Plan EIR determined that impacts to visual character, including scenic vistas or scenic resources would be significant and unavoidable. Implementation of the policies and programs contained in the General Plan Land Use, Community Design, and Conservation and Open Space Elements would ensure that new development is designed in a way that enhances the visual quality of the community, complements the rural character of the city, and that adverse effects on public views are minimized. However, the potential for new development to interrupt scenic views, particularly new industrial and commercial development on agricultural or undeveloped lands, would remain. The implementation of General Plan Action COS-12k and Policy COS 11-8 would reduce adverse impacts associated with daytime glare and nighttime lighting to a less than significant level.
Addendum Analysis
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area.
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to scenic vistas, scenic resources, or visual character, and will not create new sources of substantial light or glare which adversely affects views.
All future development would be subject to adopted development guidelines, including design standards that govern visual quality and community design. Specifically, future development would be required to comply with including the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Conservation and Open Space Element COS 1-2 through 1-4, COS 2-2, COS 2-4 through 2-6, COS 4-1 through 4-3, COS
6-1 through 6-5, COS 10-5 and 10-6,
COS 11-1 through 11-8, COS 12-3, COS
12-6, COS 12-9 through 12-13, COS 12-
15 through 12-17
COS-1a and 1b, COS-2a, COS-4f,
COS-6a through 6e, COS-10e and
10f, COS-11a through 11g, COS12b through 12d, COS-12k
through 12m
Community Design Element CD 1-1 through 1-3, CD 1-11 through 1- 14, CD 2-1, CD 2-4, CD 2-6 through 2-8
CD-1a through 1c, CD-1e and 1f,
CD-1k, CD-2a, CD 2e, CD-2g
Land Use Element LU 1-2 and 1-3, LU 5-3 and 5-4 LU-5a
Source: City of Sebastopol 2016a
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Aesthetics
General Plan EIR Addendum Evaluation 25
Conclusion
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of aesthetics is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
26 This page intentionally left blank.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Agriculture and Forestry Services
General Plan EIR Addendum Evaluation 27
2 Agriculture and Forestry Services
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary or
Did None of
the Conditions
Described in
§15162 Occur?
(§15164(a))
Project
is within
the
Scope of
General
Plan
EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Convert Prime
Farmland, Unique
Farmland, or
Farmland of
Statewide
Importance
(Farmland), as
shown on maps
prepared pursuant
to the Farmland
Mapping and
Monitoring
Program of the
California Resources
Agency, to nonagricultural use?
Less than
significant
Policies: COS 12-2 and
COS 12-13 through
12-18
Actions: COS-12f
through 12h
3.2-6 through
3.2-8
No No No Yes Yes
b. Conflict with
existing zoning for
agricultural use or a
Williamson Act
contract?
Less than
significant
Policies: COS 12-2 and
COS 12-13 through
12-18
Actions: COS-12f
through 12h
3.2-8 through
3.2-9
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
28 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary or
Did None of
the Conditions
Described in
§15162 Occur?
(§15164(a))
Project
is within
the
Scope of
General
Plan
EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
c. Conflict with
existing zoning for,
or cause rezoning
of, forest land (as
defined in Public
Resources Code
Section 12220(g));
timberland (as
defined by Public
Resources Code
Section 4526); or
timberland zoned
Timberland
Production (as
defined by
Government Code
Section 51104(g))?
No impact None 3.2-6 No No No Yes Yes
d. Result in the loss of
forest land or
conversion of forest
land to non-forest
use?
No impact None 3.2-6 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Agriculture and Forestry Services
General Plan EIR Addendum Evaluation 29
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary or
Did None of
the Conditions
Described in
§15162 Occur?
(§15164(a))
Project
is within
the
Scope of
General
Plan
EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
e. Involve other
changes in the
existing
environment which,
due to their
location or nature,
could result in
conversion of
Farmland to nonagricultural use or
conversion of forest
land to non-forest
use?
Less than
significant
Policies: COS 12-2 and
COS 12-13 through
12-18
Actions: COS-12f
through 12h
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
30 General Plan EIR Agriculture and Forestry Resources Findings The General Plan EIR identified that Sebastopol does not have any prime farmlands, unique farmlands, or farmlands of statewide importance within the City’s Planning Area. Portions of locally important farmlands may be converted to accommodate additional residential and industrial opportunities. However, implementation of General Plan policies and actions would reduce impacts to less than significant impact.
The General Plan EIR determined no parcels within the Planning Area are under a Williamson Act Contract. Therefore, implementation of the project would have a less than significant impact relative to this topic and no mitigation is required.
There are no forest lands, timber lands or parcels zoned as forest land, timber, or timber production located within the Sebastopol Planning Area. Therefore, implementation of the proposed General Plan would have no impact on forest land, timber, or timber production.
Addendum Analysis
The General Plan goals and policies aim to focus new growth and development at infill locations and to protect open space areas and agricultural lands, as there are prime farmlands just outside of the city limits. Policies and actions in the General Plan included as mitigation in the in the General Plan EIR would be implemented to help reduce impacts to the greatest extent possible. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area. The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol. Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to farmland.
All future development would be subject to adopted development guidelines and would be required to comply with the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Conservation and Open Space Element COS 12-2 and COS 12-13 through 12-18 COS-12f through 12h Source: City of Sebastopol 2016a
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of agriculture and forestry resources is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Air Quality
General Plan EIR Addendum Evaluation 31
3 Air Quality
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Conflict with or obstruct
implementation of the
applicable air quality
plan?
Less than
significant
Policies: CIR 1-2,
CIR 1-8, CIR 1-9,
LU 6-2, COS 5-7,
COS 7-1 through
7-8, COS 8-1
through 8-6,
COS 9-1 through
9-7, COS 9-16
Actions: CIR-1f,
LU-6a, COS-7a
through 7i, COS8a through 8e,
COS-9a through
9f
3.3-25 through
3.3-31
No No No Yes Yes
b. Result in a cumulatively
considerable net increase
of any criteria pollutant
for which the project
region is non-attainment
under an applicable
Less than
cumulatively
considerable
Policies: CIR 1-2,
CIR 1-8, CIR 1-9,
LU 6-2, COS 5-7,
COS 7-1 through
7-8, COS 8-1
through 8-6,
3.3-11, 3.3-12,
3.3-25, 3.3-26
and 4.0-7
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
32 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
federal or state ambient
air quality standard?
Cos 9-1 through
9-7, COS 9-16
Actions: CIR-1f,
LU-6a, COS-7a
through 7i, COS8a through 8e,
COS-9a through
9f
c. Expose sensitive receptors
to substantial pollutant
concentrations?
Less than
significant
Policies: COS 7-
2, COS 7-7, COS
7-8
Actions: COS-7a
through 7c,
COS-7g
3.3-31 through
3.3-33
No No No Yes Yes
d. Result in other emissions
(such as those leading to
odors) adversely affecting
a substantial number of
people?
Less than
Significant
None 3.3-33 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Air Quality
General Plan EIR Addendum Evaluation 33
General Plan EIR Air Quality Findings
The General Plan includes policies and actions that intend to improve air quality, ensure land use patterns do not expose sensitive receptors to pollutant concentrations, and mitigate the impacts associated with Toxic Air Contaminants to a less than significant level. The General Plan EIR determined that the General Plan would not disrupt or otherwise hinder the implementation of any air quality plan control. Therefore, impacts would be less than significant.
The General Plan EIR found that the General Plan would not create objectionable odors or conflict with regional plans, therefore those impacts would be less than significant.
Addendum Analysis
The General Plan goals and policies support reduction of air quality impacts. Policies and actions in the General Plan included as mitigation in the General Plan EIR are implemented to help reduce impacts to the greatest extent possible. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area. No areas in the city’s SOI, where such infrastructure may not be adequate, are included in the site inventory or needed to meet the city’s housing needs within this cycle.
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to air quality. Potential air quality-related impacts cannot be assessed in a meaningful way until a project specific analysis is done covering the size of the development which includes construction air quality emissions, project operational emissions and potential vehicle miles traveled. Short-term air quality impacts resulting from construction of the sites, such as dust generated by clearing and grading activities, exhaust emissions from gas- and diesel-powered construction equipment, and vehicular emissions associated with the commuting of construction workers will be subject to Bay Area Air Quality Management District (BAAQMD) rules and protocols.
Similarly, operational impacts would be addressed by provisions in the General Plan, the Sebastopol Municipal Code, and other regulations and standards that govern air quality in Sebastopol.
All future development consistent with the Housing Element Update would be required to comply with all relevant regulations related to air quality at the time of construction including the following policies and actions from the Sebastopol General Plan:
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
34 General Plan Element Policies Actions
Conservation and Open Space Element COS 5-7, COS 7-1 through 7-8, COS 8-1 through 8-6, COS 9-1 through 9-7, COS
9-16, COS 7-2, COS 7-7, COS 7-8
COS-7a through 7i, COS-8a
through 8e, COS-9a through 9f
Circulation Element CIR 1-2, CIR 1-8, CIR 1-9 CIR-1f
Land Use Element LU 6-2 LU-6a
Source: City of Sebastopol 2016a
Conclusion
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of air quality is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Biological Resources
General Plan EIR Addendum Evaluation 35
4 Biological Resources
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Have a substantial
adverse effect, either
directly or through
habitat modifications,
on any species
identified as a
candidate, sensitive, or
special status species in
local or regional plans,
policies, or regulations,
or by the California
Department of Fish and
Wildlife or U.S. Fish and
Wildlife Service?
Less than
significant
Policies: COS 1-1
through 1-4, COS
2-1 through 2-7,
COS 3-1 through
3-14, COS 4-1
through 4-5
Actions: COS-1a,
COS-1b, COS-2a,
through 2d, COS3a through 3p,
COS-4a through 4h
3.4-21 through
3.4-31
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
36 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
b. Have a substantial
adverse effect on any
riparian habitat or
other sensitive natural
community identified in
local or regional plans,
policies, or regulations,
or by the California
Department of Fish and
Wildlife or U.S. Fish and
Wildlife Service?
Less than
significant
Policies: COS 1-2,
COS 2-1 through
2-3, COS 2-5, CPS
2-6, COS 3-1
through 3-6, COS
3-8 through 3-14,
COS 4-2, COS 4-5
Actions: COS-1a,
COS-2a, COS-2b,
COS-2d, COS-3a
through 3d, COS3f through 3i, COS3k through 3p,
COS-4a, COS-4b,
COS-4c, COS-4e,
COS-4f,
3.4-31 through
3.4-38
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Biological Resources
General Plan EIR Addendum Evaluation 37
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
c. Have a substantial
adverse effect on state
or federally protected
wetlands as defined by
Section 404 of the
Clean Water Act
(including, but not
limited to, marsh,
vernal pool, coastal,
etc.) through direct
removal, filling,
hydrological
interruption, or other
means?
Less than
significant
Policies: COS 2-1,
COS 2-2, COS 2-5,
COS 2-6, COS 3-1
through 3-6, COS
3-8, COS 3-10
through 3-14, COS
4-1, COS 4-2, COS
4-5
Actions: COS-2a,
COS-2b, COS-2d,
COS-3a through
3p, COS-4a
through 4f, COS4h
3.4-38 through
3.4-45
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
38 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
d. Interfere substantially
with the movement of
any native resident or
migratory fish or
wildlife species or with
established native
resident or migratory
wildlife corridors, or
impede the use of
native wildlife nursery
sites?
Less than
significant
Policies: COS 1-2,
COS 1-4, COS 2-1
through 2-6, COS
3-1 through 3-4,
COS 3-8, COS 3-10,
COS 3-11, COS 3-
13, COS 4-1, COS
4-2, COS 4-5
Actions: COS-1a,
COS-2a, COS-2b,
COS-2d, COS-3b
through 3i, COS3k, COS-3l, COS3n, COS-3o, COS4a through 4f, COS-4h
3.4-45 through
3.4-51
No No No Yes Yes
e. Conflict with any local
policies or ordinances
protecting biological
resources, such as a
tree preservation policy
or ordinance?
Less than
significant
Policies: COS 6-1,
COS 6-3, COS 6-4
Actions: COS-6a
through 6d
3.4-52 through
3.4-53
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Biological Resources
General Plan EIR Addendum Evaluation 39
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
f. Conflict with the
provisions of an
adopted habitat
conservation plan,
natural community
conservation plan, or
other approved local,
regional, or State
habitat conservation
plan?
Less than
significant
None 3.4-53 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
40 General Plan EIR Biological Resources Findings
The General Plan EIR determined that impacts to biological resources would be less than significant with incorporation of state, federal, and local regulations and General Plan policies and actions for effects to sensitive animal and plant species, sensitive natural communities, federally protected wetlands, and wildlife movement. As such, all projects proposed under General Plan implementation would be required to conform to zoning, design standards, and other regulations concerning the protection of biological resources, including listed species, habitats, and all planning resources designed to protect and conserve these resources.
Addendum Analysis
The General Plan goals and policies aim to focus new growth and development at infill locations and to protect biological resources. Policies and actions in the General Plan included as mitigation in the General Plan EIR would be implemented to help reduce impacts to the greatest extent possible.
These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area. Furthermore, protection of special status species and habitat is mandated by federal and State laws. There are no adopted Habitat Conservation Plans applicable to the City. Future development would be required to comply with General Plan policies and Sebastopol Municipal Code requirements related to species and habitat protection and tree preservation.
The Housing Element Update, in and of itself, does not include specific projects involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to biological resources and conservation or habitat management plans. All future development consistent with the Housing Element Update would be required to comply with applicable requirements and regulations regarding biological resources and the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Conservation and Open Space Element COS 1-1 through 1-4, COS 2-1 through 2-7, COS 3-1 through 3-14, COS 4-1
through 4-5
COS-1a through 1b, COS-2a
through 2d, COS-3a through 3p,
COS-4a through 4h
Source: City of Sebastopol 2016a
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of biological resources is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Cultural Resources
General Plan EIR Addendum Evaluation 41
5 Cultural Resources
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Cause a substantial
adverse change in the
significance of a
historical resource
pursuant to § 15064.5?
Less than
significant
Policies: COS 10-1
through 10-3, COS
10-5 through 10-6,
COS 10-8, CD 3-1
through 3-6
Actions: COS-10a
through 10c, COS10e through 10f,
COS-10h, CD-3a
through 3b, CD-3e
through 3i
3.5-15 through
3.5-20
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
42 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
b. Cause a substantial
adverse change in the
significance of an
archaeological resource
pursuant to § 15064.5?
Less than
significant
Policies: COS 10-1
through 10-3, COS
10-5 through 10-6,
COS 10-8, CD 3-1
through 3-6
Actions: COS-10a
through 10c, COS10e through 10f,
COS-10h, CD-3a
through 3b, CD-3e
through 3i
3.5-15 through
3.5-20
No No No Yes Yes
c. Disturb any human
remains, including
those interred outside
of formal cemeteries?
Less than
significant
Policies: COS 10-2
Action: COS-10c
3.5-20 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Cultural Resources
General Plan EIR Addendum Evaluation 43
General Plan EIR Cultural Resources Findings
The General Plan EIR determined that the General Plan includes policies and actions that would reduce impacts to cultural, historical, paleontological, and archaeological resources, as well as human remains, to less than significant level.
Addendum Analysis
The General Plan goals and policies support reduction of impacts to cultural resources. Policies and actions in the General Plan included as mitigation in the General Plan EIR are implemented to reduce impacts to the greatest possible extent. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area. Although known historic and prehistoric resource sites are located throughout Sebastopol, and 111 cultural resources have been recorded within the city, future development would be evaluated for conformance with the City’s General Plan, Municipal Code, and other applicable State and local regulations.
As discussed in Section 18, Tribal Cultural Resources, of this Addendum, tribal consultation compliant with SB 18 and AB 52 was conducted during the Housing Element update process.
The Housing Element Update, in and of itself, does not include specific projects involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to cultural resources. All future development consistent with the Housing Element Update would be required to comply with applicable policies and regulations regarding cultural resources including the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Conservation and Open Space Element COS 10-1 through 10-3, COS 10-5 through 10-6, COS 10-8
COS-2a, COS-10b though 10c,
COS-10e through 10f, COS-10h
Community Design Element CD 3-1 through 3-6 CD-2a, CD-3a through 3b, CD-3e through 3i
Source: City of Sebastopol 2016a
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of cultural resources is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
44 This page intentionally left blank.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Energy
General Plan EIR Addendum Evaluation 45
6 Energy
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Result in potentially
significant
environmental impact
due to wasteful,
inefficient, or
unnecessary
consumption of energy
resources, during
project construction or
operation?
Less than significant Policies: COS
8-1 through 8-
3, COS 9-1
through 9-7,
COS 9-16
Actions: COS9a through 9f
3.7-15 through
3.7-24
No No No Yes Yes
b. Conflict with or
obstruct a state or local
plan for renewable
energy or energy
efficiency?
Less than significant Policies: COS
8-1 through 8-
3, COS 9-1
through 9-7,
COS 9-16
Actions: COS
8a through 8e,
COS-9a
through 9f
3.7-15 through
3.7-24
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
46 General Plan EIR Energy Findings
The General Plan EIR discusses energy in Section 3.7, Greenhouse Gases and Climate Change. At the time the General Plan EIR was prepared, there were no adopted thresholds for energy use under CEQA. The General Plan EIR concluded that with compliance with the City’s Community Climate Action Plan (CCAP) and AB 32, as well as the City’s Electrical, Energy, and Green Building Standards, impacts to energy would be less than significant regarding wasteful or unnecessary energy consumption and would not conflict with or obstruct State or local plans for renewable energy or energy efficiency.
After the General Plan EIR was certified, the City updated its climate documentation. A Climate Action Framework, which updates the CCAP, was adopted by the City Council on July 19, 2022.
Addendum Analysis
The General Plan goals and policies support reduction of energy use impacts. Policies and actions in the General Plan included as mitigation in the General Plan EIR are implemented to help reduce impacts to the greatest extent possible. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. New projects would be required to adhere to the current California Energy Code and CALGreen standards, which include requirements for the use of more energy-efficient design and technologies as well as the incorporation of more renewable energy resources into building design than the 2013 CALGreen standards that were in place during the General Plan EIR analysis. New development would use electricity supplied by PG&E, which sourced 50 percent of their electricity in 2021 from renewable resources that qualify under California’s Renewable Portfolio Standard (RPS) (PG&E 2022).
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to energy resources or adopted plans for renewable or efficient energy use. Although future projects would involve the consumption of non-renewable energy resources such as electricity, natural gas, propane, gasoline, and diesel, they would be required to comply with State and local regulations pertaining to energy, such as Title 20, Energy Building Regulation, and Title 24, Energy Conservation Standards, of the California Code of Regulations (CCR).
Future development would also be required to comply with the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Conservation and Open Space Element COS 8-1 through 8-3, COS 9-1 through 9-1, COS 9-16
COS 8a through 8e COS-9a
through 9f
Source: City of Sebastopol 2016a
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Energy
General Plan EIR Addendum Evaluation 47
Conclusion
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of energy is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
48 This page intentionally left blank.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Geology and Soils
General Plan EIR Addendum Evaluation 49
7 Geology and Soils
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Directly or indirectly
cause potential
substantial adverse
effects, including the risk
of loss, injury, or death
involving:
No No No Yes Yes
1. Rupture of a known
earthquake fault, as
delineated on the
most recent AlquistPriolo Earthquake
Fault Zoning Map
issued by the State
Geologist for the area
or based on other
substantial evidence
of a known fault?
Less than significant Policies: SA 1-1
through SA 1-8
Actions: SA-1a
through 1q
3.6-19 through
3.6-22
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
50 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
2. Strong seismic ground
shaking?
Less than significant Policies: SA 1-1
through SA 1-8
Actions: SA-1a
through 1q
3.6-19 through
3.6-22
No No No Yes Yes
3. Seismic-related
ground failure,
including liquefaction?
Less than significant Policies: SA 1-1
through SA 1-8
Actions: SA-1a
through 1q
3.6-19 through
3.6-22
No No No Yes Yes
4. Landslides? Less than significant Policies: SA 1-1
through SA 1-8
Actions: SA-1a
through 1h,
SA-1m
3.6-23 through
3.6-26
No No No Yes Yes
b. Result in substantial soil
erosion or the loss of
topsoil?
Less than significant Policies: SA 1-4
Actions: SA-1e
through 1h,
SA-2d
3.6-22 through
3.6-23
No No No Yes Yes
c. Be located on a geologic
unit or soil that is
unstable, or that would
become unstable as a
result of the project, and
Less than significant Policies: SA-1
through SA-9
3.6-23 through
3.6-26
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Geology and Soils
General Plan EIR Addendum Evaluation 51
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed? Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a
New or
Substantial
Increase in
the Severity
of Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
potentially result in on- or
off-site landslide, lateral
spreading, subsidence,
liquefaction, or collapse?
Actions: SA-1a
through 1h,
SA-1m
d. Be located on expansive
soil, as defined in Table 1-
B of the Uniform Building
Code (1994), creating
substantial direct or
indirect risks to life or
property?
Less than significant Policies: SA 1-
4, SA 1-5, SA 1-
7 Actions: SA-1a
through 1c,
SA-1h
3.6-26 through
3.6-28
No No No Yes Yes
e. Have soils incapable of
adequately supporting the
use of septic tanks or
alternative wastewater
disposal systems where
sewers are not available
for the disposal of
wastewater?
Less than significant Policies: CSF 4-
8, CSF 4-9
3.6-28 through
3.6-29
No No No Yes Yes
f. Directly or indirectly
destroy a unique
paleontological resource
or site or unique geologic
feature?
Less than significant Action: COS10c 3.5-21 No No No Yes Yes Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
52 General Plan EIR Geology and Soils Findings
The General Plan EIR determined that potentially significant impacts to geology and soils for adverse effects related to rupture of a known fault, strong ground shaking, seismic-related ground failure, or landslides; soil erosion; landslide, lateral spreading, subsidence, liquefaction, or collapse; locating development on expansive soils; and installing septic tanks and alternative wastewater disposal systems in expansive soils would be mitigated to less than significant levels.
The General Plan EIR addressed paleontological resources in Section 3.5, Cultural Resources, and determined that potentially significant impacts to paleontological resources would be mitigated to less than significant levels.
Addendum Analysis
The General Plan goals and policies support reduction of impacts to geology and soils. Policies and actions in the General Plan included as mitigation in the General Plan EIR are implemented to reduce impacts to the greatest possible extent. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area.
The Housing Element Update, in and of itself, does not include specific projects involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to cultural resources. All future development consistent with the Housing Element Update would be required to comply with relevant policies and regulations regarding geology and soils including the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Safety SA 1-1 through 1-8 SA-1a though 1q, SA-2d
Conservation and Open Space Element COS-10c
Community Services and Facilities CSF 4-8 through 4-9
Source: City of Sebastopol 2016a
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of geology and soils is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Greenhouse Gas Emissions
General Plan EIR Addendum Evaluation 53
8 Greenhouse Gas Emissions
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was
the Impact
Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Generate greenhouse
gas emissions, either
directly or indirectly,
that may have a
significant impact on
the environment?
Less than significant Policies: COS 5-7,
COS 7-1 through 7-6,
COS 8-1 through 8-6,
COS 9-1 through 9-7,
COS 9-16
Actions: COS-7a
through 7e, COS-7h,
COS-7i, COS-8a
through 8e, COS-9a
through 9f
3.7-15
through
3.7-24
No No No Yes Yes
b. Conflict with an
applicable plan, policy,
or regulation adopted
for the purpose of
reducing the emissions
of greenhouse gases?
Less than significant Policies: COS 5-7,
COS 7-1 through 7-6,
COS 8-1 through 8-6,
COS 9-1 through 9-7,
COS 9-16
Actions: COS-7a
through 7e, COS-7h,
COS-7i, COS-8a
through 8e, COS-9a
through 9f
3.7-24
through
3.7-25
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2021 Housing Element Update
54 General Plan EIR Greenhouse Gas Emissions Findings
The General Plan EIR determined that development allowed under the General Plan would result in new projects that would increase greenhouse gas emissions in the Sebastopol Planning Area. The General Plan is consistent with the policy guidance provided by California Air Pollution Control Officers Association (CAPCOA) and the BAAQMD and would assist the state in meeting the greenhouse gas reduction goals established by AB 32. Therefore, this impact is less than significant.
Impacts relating to conflicts with plans, policies, and regulations adopted to reduce greenhouse gases would also be less than significant.
Addendum Analysis
The General Plan goals and policies support reduction of greenhouse gas emissions impacts. Policies and actions in the General Plan included as mitigation in the General Plan EIR are implemented to help reduce impacts to the greatest extent possible. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area.
Potential greenhouse gas emission impacts cannot be assessed in a meaningful way until a projectspecific analysis that takes into account factors including the size of the development, construction greenhouse gas emissions, project operational emissions, and potential vehicle miles traveled is conducted. Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to greenhouse gas emissions or adopted plans for the purpose of reducing greenhouse gases. Future development consistent with the Housing Element Update would be required to adhere to applicable climate and greenhouse gas emissions policies and regulations including consistency with SB 32, AB 32, SB 97, and SB 375. Future development would also be required to comply with the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Conservation and Open Space Element COS 5-7, COS 7-1 through 7-6, COS 8-1 through 8-6, COS 9-1 through 9-7, COS
9-16
COS-7a through 7e, COS-7h, COS7i, COS-8a through 8e, COS-9a through 9f
Source: City of Sebastopol 2016a
Conclusion
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of greenhouse gas emissions is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Hazards and Hazardous Materials
General Plan EIR Addendum Evaluation 55
9 Hazards and Hazardous Materials
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Create a significant
hazard to the public or
the environment
through the routine
transport, use, or
disposal of hazardous
materials?
Less than significant Policies: SA 6-1
through 6-5
Actions: SA-6a
through 6h
3.8: 18-20 No No No Yes Yes
b. Create a significant
hazard to the public or
the environment
through reasonably
foreseeable upset and
accident conditions
involving the release of
hazardous materials
into the environment?
Less than significant Policies: SA 6-1
through 6-5
Actions: SA-6a
through 6h
3.8: 18-20
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
56 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
c. Emit hazardous
emissions or handle
hazardous or acutely
hazardous materials,
substances, or waste
within 0.25 mile of an
existing or proposed
school?
Less than significant Policies: SA 6-1
through 6-5
Actions: SA-6a
through 6h
3.8: 20-21 No No No Yes Yes
d. Be located on a site
that is included on a list
of hazardous material
sites compiled pursuant
to Government Code
Section 65962.5 and, as
a result, would it create
a significant hazard to
the public or the
environment?
Less than significant Policies: SA 6-1
through 6-5
Actions: SA-6a
through 6h
3.8: 21-23 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Hazards and Hazardous Materials
General Plan EIR Addendum Evaluation 57
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
e. Result in a safety
hazard for people
residing or working
within an airport land
use plan area, or where
such a plan has not
been adopted, within
two miles of a public
airport or public use
airport?
Less than significant None 3.8: 23-24 No No No Yes Yes
f. Impair implementation
of or physically
interfere with an
adopted emergency
response plan or
emergency evacuation
plan?
Less than significant Policies: SA 1-
8, SA 3-1
through 3-7
Actions: SA-3a
through 3e
3.8: 24-26 No No No Yes Yes
g. Expose people or
structures, either
directly or indirectly, to
a significant risk of loss,
injury, or death
involving wildland
fires?
Less than significant Policies: SA 4-1
through 4-9
Actions: SA-3f,
SA-4a through
4n
3.8: 26-29 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
58 General Plan EIR Hazards and Hazardous Materials Findings The General Plan EIR determined that impacts would be less than significant regarding the potential to create a significant hazard to the public through the routine transport, use, or disposal of hazardous materials; emission of hazardous emissions or handling of hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school; or location of projects on sites included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.
The General Plan EIR found that the General Plan Area is not located within an airport land use plan, two miles of a public airport or public use airport, or within the vicinity of a private airstrip, and implementation of the General Plan does not have the potential to impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.
The General Plan EIR found that impacts regarding the potential to expose people or structures to a significant risk of loss, injury or death involving wildland fires would be less than significant.
Addendum Analysis
The General Plan goals and policies support reduction of hazards and hazardous materials impacts.
Policies and actions in the General Plan included as mitigation in the General Plan EIR are implemented to help reduce impacts to the greatest extent possible. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. The City requires new projects to analyze potential site-specific hazardous waste impacts pursuant to State regulations.
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to hazards or hazardous materials. All future development consistent with the Housing Element Update would be required to comply with applicable policies and guidelines regarding hazards and hazardous materials including the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Safety SA 1-8, SA 3-1 through 3-7, SA 4-1
through 4-9, SA 6-1 through 6-5
SA-3a through 3f, SA-4a through
4n, SA-6a through 6h
Source: City of Sebastopol 2016a
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of hazards and hazardous materials is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Hydrology and Water Quality
General Plan EIR Addendum Evaluation 59
10 Hydrology and Water Quality
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact
Analyzed in
the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Violate any water quality
standards or waste
discharge requirements
or otherwise
substantially degrade
surface or groundwater
quality?
Less than significant Policies: COS 3-1
through 3-14
Actions: COS-3a
through 3p
3.9-15 through
3.9-20, 3.9-29
through 3.9-33
No No No Yes Yes
b. Substantially decrease
groundwater supplies or
interfere substantially
with groundwater
recharge such that the
project may impede
sustainable groundwater
management of the
basin?
Less than significant Policies: CSF 3-1
through 3-10,
COS 5-1 through
5-10
Actions: CSF-3a
through 3j, COS5a through 5k
3.9-20 through
3.9-26
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
60 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact
Analyzed in
the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
c. Substantially alter the
existing drainage pattern
of the site or area,
including through the
alteration of the course
of a stream or river or by
increasing the rate or
amount of surface
runoff, in a manner that
would result in
substantial erosion,
siltation, or flooding onor off-site; substantially
increase the rate or
amount of surface runoff
in a manner which would
result in flooding on or
offsite; create or
contribute runoff water
which would exceed the
capacity of existing or
planned stormwater
drainage systems
impede or redirect
floodflows?
Less than significant Policies: CSF 1-4,
CSF 1-5, CSF 4-4,
COS 3-4 through
3-8, COS 3-11,
COS 5-4, COS 9-
14, SA 2-1,
through 2-13
Actions: COS-3a.
COS-3d through
3f, COS-3j, COS3o through 3p,
COS-9n, CSF-1c,
SA-2a through 2o
3.9-26 through
3.6-29, 3.9-33
through 37
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Hydrology and Water Quality
General Plan EIR Addendum Evaluation 61
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact
Analyzed in
the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
d. In flood hazard, tsunami,
or seiche zones, risk
release of pollutants due
to project inundation?
Significant and
Unavoidable
Policies: CSF 1-4,
CSF 1-5, CSF 4-4,
COS 3-4 through
3-8, COS 3-11,
COS 5-4, COS 9-
14, SA 2-1,
through 2-13
Actions: COS-3a.
COS-3d through
3f, COS-3j, COS3o through 3p,
COS-9n, CSF-1c,
SA-2a through 2o
3.9-26 through
3.9-29, 3.9-33
through 3.9-38
No No No Yes Yes
e. Conflict with or obstruct
implementation of a
water quality control
plan or sustainable
groundwater
management plan?
Less than significant Policies: COS 3-1
through 3-14
Actions: COS-3a
through 3p
3.9-17 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
62 General Plan EIR Hydrology and Water Quality Findings The General Plan EIR addresses the potential for General Plan implementation to place housing and structures within a 100-year flood hazard area, which was included as an environmental factor on the 2016 CEQA Environmental Checklist form. The General Plan EIR determined that implementation of the General Plan could result in additional people and structures placed within a delineated flood hazard area. This impact would be mitigated to the greatest extent feasible through the General Plan policies and actions listed in the table above (criterion d). However, this impact would be significant and unavoidable.
The General Plan EIR found that implementation of the General Plan policies and actions would ensure that the General Plan would have a less than significant impact regarding water quality standards or waste discharge requirements; groundwater supplies or groundwater recharge; water quality; and erosion, siltation, flooding, or polluted runoff. The General Plan policies and actions would also ensure that the General Plan would not expose people or structures to a significant risk from dam failure, tsunamis, seiches, or mudflow, or conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.
Addendum Analysis
The General Plan goals and policies support reduction of hydrology and water quality impacts.
Policies and actions in the General Plan included as mitigation in the General Plan EIR are implemented to help reduce impacts to the greatest extent possible. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development and none of the non-vacant sites in the Housing Sites Inventory are located within the floodplain area, housing that may be built on these sites would not create a substantial change from current conditions. The Housing Element Update includes three vacant parcels located within a floodplain area that were included previously in the 2015-2023 Housing Sites Inventory.
The Housing Element update does not include any new sites that are located within a floodplain area. Furthermore, the City of Sebastopol adopted a Local Hazard Mitigation Plan on June 7, 2022 to minimize new development in hazard-prone areas including floodplains (City of Sebastopol 2021).
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts to hydrology or water quality. All future development consistent with the Housing Element Update would be required to comply with applicable regulations and requirements related to hydrology and water quality including the following policies and actions from the Sebastopol General Plan:
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Hydrology and Water Quality
General Plan EIR Addendum Evaluation 63
General Plan Element Policies Actions
Conservation and Open Space Element COS 3-1 through 3-14, COS 5-1 through 5-10, COS 9-14
COS-3a through 3p, COS-9n
Community Services and Facilities Element CSF 1-4, CSF 1-5, CSF 4-4 CSF-1c, CSF-3a through 3j, CSF-5a through 5k
Safety Element SA 2-1, through 2-13 SA-2a through 2o
Source: City of Sebastopol 2016a
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of hydrology and water quality is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
64 This page intentionally left blank.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Land Use and Planning
General Plan EIR Addendum Evaluation 65
11 Land Use and Planning
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Physically divide an
established
community?
Less than significant None 3.10-13 No No No Yes Yes
b. Cause a significant
environmental impact
due to a conflict with
any land use plan,
policy, or regulation
adopted for the
purpose of avoiding or
mitigating an
environmental effect?
Less than significant None 3.10-13 through
3.10-14
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
66 General Plan EIR Land Use Planning Findings
The General Plan EIR determined that impacts to land use and planning would be less than significant as they pertain to conflicts with applicable land use plans, population growth, and potential to displace people or existing housing. It found that the General Plan does not include any new areas designated for urbanization or new roadways, infrastructure, or other features that would divide existing communities and would have a less than significant impact associated with the physical division of an established community.
Addendum Analysis
The General Plan goals and policies support reduction of impacts due to land use and planning. No formal land use changes or physical development are proposed at the time of adoption of the Housing Element, and no rezoning is required for the Housing Inventory Sites included in the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area.
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts due to land use or planning. All future development consistent with the Housing Element Update would be required to comply with applicable regulations and requirements related to land use and planning.
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of land use and planning is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Mineral Resources
General Plan EIR Addendum Evaluation 67
12 Mineral Resources
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Result in the loss of
availability of a known
mineral resource that
would be of value to the
region and the residents
of the state?
Less than
significant
None 3.6-29 through
3.6-30
No No No Yes Yes
b. Result in the loss of
availability of a locally
important mineral
resource recovery site
delineated on a local
general plan, specific plan
or other land use plan?
Less than
significant
None 3.6-29 through
3.6-30
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
68 General Plan EIR Mineral Resources Findings
The General Plan EIR discusses mineral resources in Section 3.6, Geology, Soils, and Minerals. The General Plan EIR determined that the City is not mapped as having a known mineral resource of value to the region. Additionally, the City is not designated as a locally important mineral resource recovery site. Therefore, this impact would be less than significant.
Addendum Analysis
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area.
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in impacts due to mineral resources. All future development consistent with the Housing Element Update would be required to comply with applicable regulations and requirements related to mineral resources.
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of mineral resources is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Noise
General Plan EIR Addendum Evaluation 69
13 Noise
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was
the Impact
Analyzed in
the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Generate a substantial
temporary or permanent
increase in ambient noise
levels in the vicinity of a
project in excess of
standards established in
the local general plan or
noise ordinance, or
applicable standards of
other agencies?
Significant and
unavoidable
Policies: N 1-1
through 1-10, N 2-
2, N 2-4
Actions: N-1a, N-1c
through N-1e
3.11-20
through
3.11-27
No No No Yes Yes
b. Generate excessive
vibration of groundborne
noise levels?
Less than
significant with
mitigation
incorporated
Policies: N 1-1, N 1-
3 through N 1-7, N
1-11, N-13 through
N-19, N 2-1, N 2-3
Actions: N-1a
through 1d, N1-f, N2a, N-2b
3.11-35
through
3.11-36
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
70 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was
the Impact
Analyzed in
the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
c. Result in a project that
exposes people residing or
working in the project area
to excessive noise levels
due to the project’s
location within an airport
land use plan area or
within two miles of a public
airport or public use
airport?
No Impact None 3.11-20 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Noise
General Plan EIR Addendum Evaluation 71
General Plan EIR Noise Findings
The General Plan EIR determined that buildout of the General Plan may contribute to an exceedance of the City’s transportation noise standards and/or result in significant increases in traffic noise levels at existing sensitive receptors. Implementation of the proposed policies and actions of the General Plan would reduce noise and land use compatibility impacts from vehicular traffic noise sources and would ensure that new development is designed to include noise-attenuating features; however, some traffic noise impacts cannot be mitigated to a less-than-significant level due the proximity of sensitive receivers to major roadways, and because noise attenuation may not be feasible in all circumstances. Therefore, the General Plan would have a significant and unavoidable impact relative to traffic noise. Impacts from stationary noise sources, construction, and construction vibration would be mitigated to a less than significant level through implementation of General Plan policies and actions.
Addendum Analysis
The General Plan goals and policies support reduction of noise-related impacts. Policies and actions in the General Plan included as mitigation in the General Plan EIR are implemented to help reduce noise-related impacts to the greatest extent possible. These policies and actions would be required with implementation of the Housing Element Update.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area. Potential noise impacts for projects requiring discretionary approval cannot be assessed in a meaningful way until a project specific analysis, if required, is done covering the size of the development which includes construction noise, project operational noise and traffic-related noise.
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
Because it is a policy document, the Housing Element Update would not, in and of itself, result in noise-related impacts. All future development consistent with the Housing Element Update would be required to comply with all relevant policies and guidelines regarding noise including the following policies and actions from the Sebastopol General Plan:
General Plan Element Policies Actions
Noise Element N 1-1 through 1-19, N 2-1 through 2-4 N-1a, N-1c through 1f, N-2a, N-2b Source: City of Sebastopol 2016a
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of noise is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
72 This page intentionally left blank.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Population and Housing
General Plan EIR Addendum Evaluation 73
14 Population and Housing
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Induce substantial
unplanned population
growth in an area,
either directly (for
example, by proposing
new homes and
businesses) or indirectly
(for example, through
extension of roads or
other infrastructure)?
Less than significant None 3.10-14 through
3.10-16
No No No Yes Yes
b. Displace substantial
numbers of existing
people or housing,
necessitating the
construction of
replacement housing
elsewhere?
Less than significant None 3.10-16 No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
74 General Plan EIR Population and Housing Findings
The General Plan EIR discusses population and housing in Section 3.10, Land Use, Population, and Housing. The General Plan EIR determined that residences may be removed as part of future development activities allowed under the proposed General Plan; however, the proposed General Plan would accommodate approximately 750 to 1,185 new housing units which would provide adequate replacement housing opportunities for any displacement that occurs. New growth due to the full buildout of the General Plan would increase the City’s population by approximately 2,619 residents. Sections 3.1 through 3.9 and 3.11 through 4.0 of the General Plan EIR provide a discussion of environmental effects associated with development allowed under the proposed General Plan and provide mitigation measures, where appropriate, to reduce or eliminate potentially significant impacts associated with specific environmental issues associated with growth.
Therefore, implementation of the General Plan would result in a less than significant impact relating to population growth and the displacement of people or housing.
Addendum Analysis
The 213 units that would be accommodated by the Housing Element Update would not exceed the 750 units included in the City’s buildout capacity estimated under the General Plan and analyzed in the General Plan EIR. Assuming an average of 2.13 persons per household, the Housing Element Update would result in a population growth of approximately 1,598 residents which is within the General Plan buildout analyzed in the General Plan EIR (DOF 2022). The Housing Element Update would be consistent with State requirements for the RHNA to plan adequately to meet existing and projected housing needs for all economic segments of the community and the City’s Growth Management Ordinance which limits the annual increase of residential allocations to 50 units per year outside the Central Core designation.
The Housing Element Update is a policy document consistent with the General Plan. The Housing Element Update includes housing sites located throughout the city that were evaluated previously for potential environmental impacts in the General Plan EIR. The Housing Element Update also includes ADUs as well as housing inventory sites consisting of vacant and non-vacant properties that could accommodate new or additional housing units. Since non-vacant sites already contain some type of development, housing that may be built on these sites would not create a substantial change from current conditions. Similarly, most vacant sites are urban infill sites where development and infrastructure already exist throughout the area.
The Housing Element Update, in and of itself, does not include a specific project involving a new housing development, but puts forth goals and policies that support housing efforts in Sebastopol.
All future development would be required to comply with applicable guidelines and regulations including policies and actions outlined in Sections 1, Aesthetics, through 13, Noise, and 15, Public Services, through 20, Wildfire, of this Addendum.
Conclusions
The adoption of the Housing Element Update does not involve changes to the current adopted land uses and the City’s RHNA does not exceed the buildout capacity specified in the General Plan EIR.
The Housing Element Update would not result in impacts beyond those addressed or analyzed in the General Plan EIR nor present new information that shows impacts would be more significant than those described in the General Plan EIR. Therefore, the General Plan EIR applies to the Housing Element Update and no additional environmental assessment of population and housing is required.
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Public Services
General Plan EIR Addendum Evaluation 75
15 Public Services
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
Would adoption of the Housing Element Update:
a. Result in substantial
adverse physical
impacts associated with
the provision of new or
physically altered fire
protection facilities, or
the need for new or
physically altered fire
protection facilities, the
construction of which
could cause significant
environmental impacts,
in order to maintain
acceptable service
ratios, response times
or other performance
objectives?
Less than significant Policies CSF 1-
1 through 1-7,
CSF 1-12, CSF
2-4, CSF 2-15,
CSF 2-17, CSF
5-2, CSF 5-4,
CSF 5-5
through 5-8,
CSF 6-3, CSF 6-
4, CSF 6-12,
CSF 6-16
Actions: CSF1a through 1i,
CSF-2e, CSF2n, CSF-5a
through 5m,
CSF-6a, CSF6b, CSF-6h,
CSF-6j
3.12-11 through
3.12-17
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
76 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
b. Result in substantial
adverse physical
impacts associated with
the provision of new or
physically altered police
protection facilities, or
the need for new or
physically altered police
protection facilities, the
construction of which
could cause significant
environmental impacts,
in order to maintain
acceptable service
ratios, response times
or other performance
objectives?
Less than significant Policies CSF 1-
1 through 1-7,
CSF 1-12, CSF
2-4, CSF 2-15,
CSF 2-17, CSF
5-2, CSF 5-4,
CSF 5-5
through 5-8,
CSF 6-3, CSF 6-
4, CSF 6-12,
CSF 6-16
Actions: CSF1a through 1i,
CSF-2e, CSF2n, CSF-5a
through 5m,
CSF-6a, CSF6b, CSF-6h,
CSF-6j
3.12-11 through
3.12-17
No No No Yes Yes
c. Result in substantial
adverse physical
impacts associated with
the provision of new or
physically altered
schools, or the need for
Less than significant Policies CSF 1-
1 through 1-7,
CSF 1-12, CSF
2-4, CSF 2-15,
CSF 2-17, CSF
5-2, CSF 5-4,
3.12-11 through
3.12-17
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
Addendum Evaluation
Public Services
General Plan EIR Addendum Evaluation 77
EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
new or physically
altered schools, the
construction of which
could cause significant
environmental impacts,
in order to maintain
acceptable service
ratios or other
performance
objectives?
CSF 5-5
through 5-8,
CSF 6-3, CSF 6-
4, CSF 6-12,
CSF 6-16
Actions: CSF1a through 1i,
CSF-2e, CSF2n, CSF-5a
through 5m,
CSF-6a, CSF6b, CSF-6h,
CSF-6j
d. Result in substantial
adverse physical
impacts associated with
the provision of new or
physically altered parks,
or the need for new or
physically altered parks,
the construction of
which could cause
significant
environmental impacts,
in order to maintain
acceptable service
Less than significant Policies: CSF 2-
1 through CSF
2-22
Actions: CSF2a through 2t
3.12-18 through
3.12-23
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
2023-2031 Housing Element Update
78 EIR Evaluation Criteria
EIR Significance
Conclusion
EIR Mitigation
Measures
CEQA Guidelines Section 15162
Is a Subsequent EIR Needed?
Are Only
Minor
Technical
Changes or
Additions
Necessary
or Did None
of the
Conditions
Described
in §15162
Occur?
(§15164(a))
Project is
within the
Scope of
General
Plan EIR?
Where was the
Impact Analyzed
in the EIR
Do the
Proposed
Changes
Involve a New
or Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Are There New
Circumstances
Involving a
New or
Substantial
Increase in the
Severity of
Previously
Identified
Impacts?
Is There New
Information
of
Substantial
Importance
Requiring
New
Analysis or
Verification?
ratios or other
performance
objectives?
e. Result in substantial
adverse physical
impacts associated with
the provision of new or
physically altered public
facilities, or the need
for new or physically
altered public facilities,
the construction of
which could cause
significant
environmental impacts,
in order to maintain
acceptable service
ratios, response times
or other performance
objectives?
Less than significant Policies: CSF 1-
1 through 1-7,
CSF 1-12, CSF
2-4, CSF 2-15,
CSF 2-17, CSF
5-2, CSF 5-4
through 5-8,
CSF 5-10, CSF
6-3, CSF 6-5.
CSF 6-12, CSF
6-16
Actions: CSF1a through 1i,
CSF-2e, CSF2n, CSF-5a
through 5m,
CSF-6a, CSF6b, CSF-6h,
CSF-6j
3.12-11 through
3.12-17
No No No Yes Yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023