Sebastopol City Council
January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
87 Site 28. 496 Vine St: This site is located within the Medium Density Residential land use designation and is considered to be underutilized, containing only a single family dwelling. Recently, a new second lot was created at the request of the property owner. The property owner of this site has expressed interest in redeveloping the site with additional residential units. Additionally, four developers with experience in the area indicated that this site is feasible for residential development, with three of the developers indicating it could be feasible for 100% affordable residential development. This sites inventory uses a more conservative affordability assumption, with units split between moderate- and above moderate-income categories. • Capacity: (0.49 acres)(8.7 units/acre)(85% realistic capacity) = 3.6 units, rounded down
• RHNA Income Category: 1 Moderate, 2 Above Moderate
• Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcel was not used in a previous Site Inventory.

Site 29. 7765 Healdsburg Ave: This site is located within the Commercial Office land use designation and the Office Commercial zone and currently contains a multi-story office building, built in 1974. The property was sold in early 2022 to an organization within the holdings and investment sector. A local developer has expressed interest in developing this site with housing. Additionally, four developers with experience in the area indicated that this site is feasible for residential development at a variety of income levels (See 3.4.2, Developer Input). Based on property owner and developer input, this sites inventory assumes these units will be split between moderate- and above moderate-income categories.
• Capacity: (0.95 acres)(14 units/acre)(85% realistic capacity) = 11.3 units, rounded down
• RHNA Income Category: 5 Moderate, 6 Above Moderate
• Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcel was not used in a previous Site Inventory.

Site 30. 7765 Bodega Ave: This site is located within the Commercial Office land use designation and the Office Commercial zone and currently contains a medical office building, built in 1979. The property was sold in 2017 to an organization that focuses on commercial/industrial real estate sales, leasing, and investments. The property owner has expressed interest in developing this site with housing, possible for senior housing or other special needs housing. Based on property owner interest and site characteristics, this sites inventory assumes these units will be split between moderate- and above moderate-income categories.
• Capacity: (0.41 acres)(15 units/acre)(85% realistic capacity) = 5.2 units, rounded down
• RHNA Income Category: 2 Moderate, 3 Above Moderate
• Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcel was not used in a previous Site Inventory.

Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
88 Site 31. 845 Gravenstein Hwy N: This site is located within the Commercial Office land use designation and the General Commercial zone and was formerly used as an AmeriGas site. The site was sold in 2021 to a nonprofit corporation, the Society of St. Vincent de Paul. St. Vincent has expressed interest in developing this site with affordable housing. It is being used for a period of one year (2022-23) as an RV safe parking village. Although it is likely this site will be developed with very lowincome housing, this Site Inventory uses more conservative affordability assumptions, with units split between low- and moderate-income categories. • Capacity: (0.84 acres)(21.7 units/acre)(94% realistic capacity for affordable housing) = 18.3 units, rounded down
• RHNA Income Category: 18 Low
• Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcel was not used in a previous Site Inventory.

3.3.3 Lower-Income Suitability Analysis
Through RHNA Credits, discussed in Section 3.2, the City has identified enough capacity to meet its lower-income RHNA with a buffer. The Site Inventory includes one additional site (Site 31) with capacity to accommodate its lower-income RHNA and increase its site buffer. This section includes additional site analysis justifying the site’s suitability for lower-income uses.

Sites Used in Previous Planning Periods Housing Elements: Site 31 (845 Gravenstein Hwy North) was not included in previous planning periods and is not subject to any additional by right requirements as outlined in Government Code Section 65583.2(c) Zoning Appropriate to Accommodate Low- and Very Low- Income RHNA: Site 31 is located within the CG district, which allows affordable housing projects as a permitted use, and multifamily residential development permitted when part of a mixed-use development, and under a conditional use permit when not part of a mixed-use development. The property owner has indicated interest in developing affordable housing on this site. The CG zone allows residential development at 21.7 units per acre, which is higher than Sebastopol’s default density of 20 units per acre.

Based on the following factors, the density of Site 31 is appropriate to accommodate lower-income RHNA:
• A nonprofit entity purchased this site with the intent to develop lower-income housing
• Local developers provided comments indicating 100% lower-income housing development would be feasible on parcels with densities allowing at lower densities, including the feasibility of several additional sites on Gravenstein Highway North (See Section 3.4.2)
• Sebastopol has experience with development of affordable housing in commercial areas zoned to allow the same density as this site (Petaluma Avenue Homes, see section 3.4.1). Recent and historical development trends indicate that Sebastopol can accommodate lower-income housing at densities below the default density.

Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
89 • The site has a land-to-improvement ratio of 0.0 (unimproved) and is ripe for redevelopment.

Size of Site: Site 31 is 0.84 acres and is not considered a large or small size and does not require additional analysis.

Nonvacant Sites for Lower-Income RHNA: As discussed above, the existing use on Site 32 is not an impediment to development. As the City has demonstrated sufficient sites to meet its Lower-Income RHNA through RHNA Credits (see Section 3.2), no additional analysis or findings are needed.

3.4 DEVELOPMENT TRENDS AND REALISTIC

CAPACITY ANALYSIS
Realistic capacity assumptions have been calculated based on recent development, developer input, and market trends, and integrate local knowledge.

3.4.1 Development Trends
Based on the following affordable housing development projects accomplished or ongoing within the City, the Sites Inventory is using a conservative realistic capacity factor of 94% of maximum capacity for projects with lower-income units and 85% for projects without lower-income units. This table shows the density of all new or proposed construction of affordable housing in Sebastopol from 1987 through 2022, except where a project has two or fewer units of affordable housing.

Table 19: Examples of Local Deed-Restricted AffordableLower-Income Housing Development Trends
Name
(Year Built) Address Acres Uni
ts
Max Density
(units/acreac)
Density
Achieved
(units/acreac
)
% of
Max
Density
Inco
me
Level
Bodega
HillsWoodmark
Apartments*
(Approved)
7716
Bodega
Ave121
W Hills
Circle

1.543.
59 448
4 N/A (Planned
Development)25 17.923.4 N/A94%
ELI,
VLI,
LI
Habitat for
Humanity
Townhomes*
(Approved)
333 N
Main St 0.17 4 25 23.5 94% MI
Gravenstein
North
ApartmentsHoll
yhock (2012)
699
Gravens
tein Hwy
N6665
Sebasto
pol Ave

2.3.56 603
4 N/A (Planned
DevelopmentCom
munity Facilities)

14.816.9 N/A LI
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
90 Petaluma
Avenue Homes
(2009)
501-565
Petalum
a Ave

2.46 44
15 17.9 119% VLI,
ELI
Sequoia Village
(2009)
7991
Covert
Ln

0.89 20 12 22.5 187% LI,
MI
WoodmarkBod
ega Hills
Apartments*
(1997)
121 W
Hills
Circle77
16 Bodega
Ave

3.591.
54 844
4 25 23.428.6 94114
%
VLI
Habitat for
HumanityBode
ga Ave.

Townhomes*
(1993)
8100
Bodega
Ave333
N Main
St

0.175
5 416 25 29.123.5 94116
%
VLI,
LI,
MI
Burbank
Orchards
(1991)
7777
Bodega
Ave

2.94 60 25 20.4 82% VLI
Gravenstein
North
Apartments
(1987)
699
Gravens
tein Hwy
N

3.56 60 25 16.9 67%
ELI,
VLI,
LI
Average

19.923.
7 units/ac
re
10211
1%
*Sites marked with an asterisk are included within the City’s Planned, Approved, and Pending projects and are described in more detail in Section 3.2.2)
Units show as built density where possible.

Table 20 shows the density of the most recent new or proposed construction of market rate multifamily development projects in Sebastopol.

Table 20: Examples of Recent and Pending ResidentialMarket Rate Development Trends
Name
(Year Built) Address Acres Units Max Density
(units/acreac)
Density
Achieved
(units/acreac)
% of
Max
Density
Barlow Crossing
Townhomes (Built
2022)
6737
Sebastopol
Ave

1.7624** 18 15 10.214.5 6897%
Huntley Square*
(Approved)
7950
Bodega
Ave

0.39 10 25 25.6 103%
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
91 7621 Healdsburg
Ave Mixed Use*
(Pending)
7621
Healdsburg 1.26 22 25 17.5 70%
Woodmark
Apartments*
7716
Bodega
Ave

3.59 84 25 23.4 94%
Habitat for
Humanity
Townhomes*
333 N
Main St 0.17 4 25 23.5 94%
Average 19.2 90%
*Sites marked with an asterisk are included within the City’s Planned, Approved, and Pending projects and are described in more detail in Section 3.2.2)
**Parcel is constrained by a creek setback. Development trend calculations uses the buildable acreage.

Renderings of planned, approved, and pending residential projects are included in Section 3.2.2. Along with Figure 19, these images demonstrate the style and density of current residential development in Sebastopol and further support development assumptions.

Figure 19: Barlow Crossings Townhomes

3.4.2 Developer Input
The City of Sebastopol received input on the feasibility of residential development on seventeen parcels from local developers, shown in the table below. This feedback was used in assessing the feasibility of developing sites with varying sizes, Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
92 constraints, and land use allowances. This feedback was used in selecting appropriate sites and in determining realistic affordability assumptions.

Table 21: Developer Panel Site Feedback
Site Address
Which of the following housing types would be
suitable for development on this site? (Check all
that apply)
For
“Other”,
please
explain:

Do you
have
experience
on similar
sites?
1009 Gravenstein
Hwy N
100% Affordable Housing, Rental Units yes
1009 Gravenstein
Hwy N
Market-Rate Housing, Rental Units, Ownership
Units
yes
1009 Gravenstein
Hwy N
Market-Rate Housing, Mixed-Income Housing,
100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
1011 Gravenstein
Hwy N
100% Affordable Housing, Rental Units yes
1011 Gravenstein
Hwy N
Market-Rate Housing, Rental Units, Ownership
Units
yes
1011 Gravenstein
Hwy N
Market-Rate Housing, Mixed-Income Housing,
100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
1011 Gravenstein
Hwy N
Market-Rate Housing, Mixed-Income Housing,
100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
332 Petaluma Ave 100% Affordable Housing, Rental Units yes 332 Petaluma Ave Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
496 Vine Ave Ownership Units yes
496 Vine Ave 100% Affordable Housing yes
496 Vine Ave 100% Affordable Housing yes
496 Vine Ave Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Rental Units,
Ownership Units
yes
520 First St Market-Rate Housing, Ownership Units yes
520 First St Market-Rate Housing, Mixed-Income Housing, Rental Units, Ownership Units
yes
520 First St Market-Rate Housing, Mixed-Income Housing, Rental Units, Ownership Units
yes
520 First St Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
93 586 Harrison St Ownership Units yes
586 Harrison St Market-Rate Housing, Ownership Units yes 586 Harrison St Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units,
Other
Retail yes
6781 Sebastopol
Ave
Mixed-Income Housing, Mixed-Use
Development
yes
7154 Fircrest Ave 100% Affordable Housing, Rental Units yes 7605 Bodega Ave Mixed-Income Housing yes
7605 Bodega Ave Market-Rate Housing, Ownership Units yes 7605 Bodega Ave 100% Affordable Housing yes
7605 Bodega Ave Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
7605 Washington
Ave
Market-Rate Housing no
7765 Healdsburg
Ave
Mixed-Use Development yes
7765 Healdsburg
Ave
Market-Rate Housing, Mixed-Use Development,
Rental Units
yes
7765 Healdsburg
Ave
Mixed-Income Housing, 100% Affordable
Housing, Mixed-Use Development, Rental Units
yes
7765 Healdsburg
Ave
Mixed-Income Housing, 100% Affordable
Housing, Mixed-Use Development, Rental Units
yes
7850 Washington
Ave
Market-Rate Housing, Rental Units no
7850 Washington
Ave
Market-Rate Housing, Mixed-Income Housing,
100% Affordable Housing, Rental Units,
Ownership Units
yes
8086 Bodega Ave Mixed-Income Housing, Mixed-Use
Development
yes
8086 Bodega Ave Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
845 Gravenstein
Hwy N
Mixed-Income Housing yes
845 Gravenstein
Hwy N
Market-Rate Housing, Mixed-Income Housing,
100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
Laguna Park Way Mixed-Income Housing, Rental Units yes
Laguna Park Way Mixed-Income Housing, Rental Units yes
Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
94 Laguna Park Way Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes
Sebastopol Ave Mixed-Income Housing, Mixed-Use
Development
yes
Sebastopol Ave Market-Rate Housing, Rental Units, Ownership Units
yes
Sebastopol Ave 100% Affordable Housing yes
Sebastopol Ave Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units,
Other
Retail,
Industrial
yes
Laguna Park Way Market-Rate Housing, Mixed-Income Housing, 100% Affordable Housing, Mixed-Use
Development, Rental Units, Ownership Units
yes

3.4.3 Likelihood of Non-Residential Uses
The Sites Inventory uses several sites within commercial zoning districts that allow for non-residential uses. The City used input from developers and local market trends to select sites that are likely to develop with residential uses.

Only one parcel currently zoned to allow non-residential uses is included to meet the lower-income RHNA. This parcel (Site 31, 845 Gravenstein Hwy North) was purchased by a nonprofit interested in housing development (see 3.3.3). The previous property owner was a private developer interested in residential development. The likelihood of non-residential uses has been considered when developing the inventory and should not inhibit the City’s ability to maintain an adequate inventory or meet its RHNA. As allowed by the development standards for mixed-use development, the entire lot area was used to calculate the maximum allowed residential density.

3.5 SUMMARY OF RHNA STRATEGY

3.5.1 RHNA Surplus Table
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income Total
RHNA Allocation 55 31 35 92 213
RHNA Credits 75 38 3034 122118 265
Housing Site Capacity 0 618 3125 3056 6799
Total Units (Credits + Sites) 75 4756 6559 180174 367364 RHNA Surplus 20 1625 3024 8882 154151
% Buffer 36% 5281% 8669% 9689% 7271%
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
95 3.5.2 Map of Sites
Figure 20: Housing Sites

3.6 PROGRAMS TO ENSURE ADEQUATE SITES/MEET
RHNA
The programs within this Housing Element strive to address the City’s housing needs and to facilitate the development of housing. Programs have been included to ensure the City maintains an adequate inventory throughout the entire 6th Cycle, meet local needs, and address Housing Element requirements.

No Net Loss: The following programs have been put into place to address the “No Net Loss” requirements imposed by SB 166:
• Program A-1.1: No Net Loss of Residential Capacity to Accommodate RHNA • Program A-1.2: No Reduction of Density without Replacement Sites • Program A-1.3: Inventory Monitoring
• Program A-2.1: Administrative List of Additional Sites

Replacement Housing Requirements: AB 1397 made changes to Housing Element Law, including a requirement to extend the replacement housing requirements of the Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
96 State Density Bonus Law to sites on inventory. This is implemented through the following program:
• Program D-4.1 Replacement Housing Requirement

Encourage and Incentivize Accessory Dwelling Units: Sebastopol is using projected ADU development to meet their RHNA. In addition, Housing Element Law now requires a program to encourage and incentivize ADUs. This is implemented through the following program:
• Program A-3.56 Encourage the Development of Accessory Dwelling Units

3.7 FAIR HOUSING CONSIDERATIONS
Sites identified within the inventory must be analyzed for their consistency with the obligation to affirmatively further fair housing. This section evaluates the distribution of inventory sites relative to all components of the Fair Housing Assessment and integrates data and local knowledge. The complete Fair Housing Assessment is found within the Technical Background Report.

3.7.1 Relationship of Sites to Fair Housing Analysis
Segregation and Integration
White residents are the most segregated racial group and on average live in neighborhoods that are 74.7% whiteWhite. Like the Bay Area region, the highest segregation between two races is between Black and whiteWhite residents. While the City has a majority whiteWhite population in all Census tracts, some areas have higher levels of segregation or integration, as shown in Error! Reference source not found..Figure 21. Areas in the City with higher levels of racial diversity contain one site designated to meet the lower-income RHNA and several sites designated to meet the above moderate-income RHNA. Areas in the City with the highest proportion of whiteWhite residents contain one site with units designated to meet the lower-income RHNA, and another site that includes moderate- and above moderate-income units.

The placement of housing sites promotes racial integration and does not exacerbate fair housing issues. Other protected population groups, such as those with a disability (see Error! Reference source not found.)Figure 22) are less segregated than racial groups. The distribution of sites does not exacerbate or improve these conditions.

Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
97 Figure 21: Housing Sites and Percent Nonwhite Population Source: PlaceWorks 2021, ESRI 2020, U.S. Census, Racial Demographics 2010 (Block Group) Note: Census Block and Census Tract data represent the entire block or tract and may not represent only the population within the City limits.

Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
98 Figure 22: Housing Sites and Population with a Disability Source: Placeworks 2021, U.S. Census Bureau, American Community Survey 2019 5-Year Estimates Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
99 Figure 23: Housing Sites and LMI Population
Source: Placeworks 2021, HUD 2020, U.S. Census Bureau, American Community Survey 2015 5-Year Estimates, Low to Moderate Income Population (Block Group) Racially and Ethnically Concentrated Areas of Poverty
No Racially/Ethnically Concentrated Areas of Poverty have been identified in the City of Sebastopol nor in the County of Sonoma. The location of housing sites does not affect these conditions.

Disproportionate Housing Needs Including Displacement
In Sebastopol, 20.5% of households spend 50% or more of their income on housing, which is considered severely cost-burdened. Renters are more cost-burdened than owners and lower-income earners are more cost-burdened than higher-income earners. Sebastopol has lower rates of overcrowded housing compared to Sonoma County and California. The Northern and Western Census tracts are at risk of becoming exclusive, but there are no areas in Sebastopol at high risk of displacement.
13 . The location and distribution of housing sites will likely not exacerbate these conditions and may improve access to housing in areas at risk of becoming exclusive.
13 Urban Displacement Project Bay Area Model, 2020
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Figure 24: Housing Sites and Urban Displacement Typology Source: Urban Displacement Project, San Francisco Bay Area Urban Typology Map, 2018 Disparities in Access to Opportunity
Based on 2022 HCD/TCAC Opportunity Maps, there are no Low Resource areas within Sebastopol. The City is relying on two sites to meet its lower-income RHNA, one located in a Moderate Resource Area and the other located in a High Resource Area (see Figure 25) The site located in the Moderate Resource Area contains 7879% of the lower-income unit capacity and 96% of the lower-income RHNA (see Figure 26).

This site was previously designated High Resource and is a pending project funded with TCAC Credits received at the time of that High Resource designation. It is located adjacent to Highest Resource areas of the community and will serve to increase access to opportunity.

Agenda item Number:9 Agenda item Number:9
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Figure 25: Site Distribution by 2022 HCD/TCAC Resource Level 0%
1 1
1 5
7 15
0% 500% 1000% 1500% 2000% 2500%
Low
Moderate
High
Units
Resource Level Designation
33% 14% 53%
1 1
1 5
4 7
15 16
0 5 10 15 20 25
Low
Moderate
High
Highest
RHNA Income Category
Resource Level Designation
Lower-Income Moderate-Income Above Moderate-Income
Agenda item Number:9 Agenda item Number:9
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Figure 26: Unit Distribution by 2022 HCD/TCAC Resource Level 0%
83 18
5 25
17 98
0% 2000% 4000% 6000% 8000% 10000% 12000% 14000% 16000%
Low
Moderate
High
RHNA Income Category
Resource Level Designation
4 16
83 18
5 25
14 17
98 46
0 20 40 60 80 100 120 140 160
Low
Moderate
High
Highest
RHNA Income Category
Resource Level Designation
Lower-Income Moderate-Income Above Moderate-Income
Agenda item Number:9 Agenda item Number:9
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Figure 27: Housing Sites and 2022 HCD/TCAC Resource Level Source: California Tax Credit Allocation Committee, Opportunity Area Index, 2022 Note: Market Rate developments greater than 5 units will include low- or moderate-income housing on site, in accordance with the City’s Inclusionary Housing Ordinance

3.7.2 Improved and Exacerbated Conditions
Improved Conditions
The location of projects and sites are well-distributed throughout the community.

Sites identified to meet the low-income RHNA are located near amenities and are all in or near high or highest resource areas. The distribution of sites generally improves fair housing conditions within the City.

Exacerbated Conditions
New development could increase risk of displacement. Program D-4.1 will mitigate displacement risk from new development. New development could also exacerbate cost burden. Programs are included to preserve affordable housing and to incentivize additional forms of deed-restricted and naturally occurring affordable housing to address this need.

Agenda item Number:9 Agenda item Number:9
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3.8 INFRASTRUCTURE CONSIDERATIONS
The City has adequate infrastructure to accommodate the development of its RHNA, including water, sewer, and dry utilities. A more detailed discussion of infrastructure constraints and availability is included within the Technical Background Report, in Section 4.4.3.

3.8.1 Water
The City is served by municipal wells and participates in a variety of conservation and planning efforts related to water capacity, including a Groundwater Sustainability Plan. The City’s most recent Water Master Plan demonstrates adequate water capacity for future residential development.

3.8.2 Sewer
The City is served by the Sub-Regional Water Reclamation System Treatment Plant in Santa Rosa and maintains a Sanitary Sewer System Utility Master Plan to plan for future capacity. The City’s most recent Level of Service report demonstrates adequate wastewater capacity for future residential development.

3.8.3 Other Utilities
Electrical and gas infrastructure for the City are provided by Pacific Gas & Electricity (PG&E), with electric services provided by either PG&E or Sonoma Clean Power, a customer-owned public agency operated in the Cities of Cloverdale, Cotati, Fort Bragg, Petaluma, Point Arena, Rohnert Park, Santa Rosa, Sebastopol, Sonoma, Willits and the Town of Windsor, and the Counties of Sonoma and Mendocino. Additionally, the City manages the Solar Sebastopol program and collaborates with the Regional Climate Protection Authority to reduce energy use and decrease greenhouse gas emissions, including partnering on programs through BayRen. Energy infrastructure is adequate for future residential development.

3.9 ENVIRONMENTAL CONSIDERATIONS
Development in the City is constrained by environmental conditions. Most notably, floodplains within City limits affect the areas that can be developed, and the type of development that is suitable in those areas. The City prepared a Local Hazard Mitigation Plan which was adopted in 2022 to analyze local hazards and ensure the safety of its residents. Environmental constraints have been considered in the analysis of suitable sites, and adjustment factors have been used where necessary to reflect those constraints. A more detailed discussion of environmental constraints is included within the Technical Background Report, in Section 4.4.3.

3.9.1 Seismic Hazards
There are no seismic hazard zones within the City. Faults in the surrounding area may increase the risk of seismic-related liquefaction, erosion, or earthquake-induced Agenda item Number:9 Agenda item Number:9
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landslides. This risk is not significant and does not affect the City’s ability to accommodate its RHNA.

3.9.2 Flood Hazards
The City contains land within the 100-year floodplain. Areas near the Laguna de Santa Rosa and along Atascadero Creek are at the highest flood risk locally. The City maintains development standards for residential development within flood hazard areas. These measures may contribute to additional costs for developers but are necessary to mitigate risks and preserve life, safety, and property. These considerations have been incorporated into capacity calculations and do not affect the City’s ability to accommodate its RHNA.

3.9.3 Fire Hazards
There are no wildfire hazard areas within the City. Additionally, local fire-safe building codes are implemented to ensure structural security. This risk is not significant and does not affect the City’s ability to accommodate its RHNA.

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CONCLUSION
The City of Sebastopol is a unique and vibrant community with an engaged population. The City has made excellent strides in addressing the community’s housing needs, especially the needs of its most vulnerable populations. The policies and programs in this Housing Element will continue to facilitate the development of all housing types, explore innovative housing solutions, address the needs of its residents, and affirmatively furthering fair housing.

Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City of Sebastopol Public Review Draft Housing Element July 21, 2022 City of Sebastopol
Housing Element
Technical Background Report
City of Sebastopol Housing Element
Section IV: Technical Background Report
Public ReviewCity Council Hearing Draft
July 21, 2022January 3, 2023
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

Contents
SECTION IV: TECHNICAL BACKGROUND REPORT ...................................1

4.1 INTRODUCTION.......................................................................................................1

4.2 HOUSING NEEDS DATA AND ANALYSIS ..............................................................1

4.2.1 Pre-Certified ABAG Dataset................................................................................2

4.2.2 Housing Needs Analysis......................................................................................2

4.2.3 Zoning for a Variety of Housing Types .............................................................19

4.3 HOUSING PROGRAMS & RESOURCES................................................................24

4.3.1 Resources: Housing Assistance Programs........................................................24

4.3.2 Conversion Risk of Assisted Housing Developments.......................................29

4.3.3 Opportunities for Energy Conservation in Residential Development .............34

4.4 HOUSING CONSTRAINTS ANALYSIS ..................................................................35

4.4.1 Non-Governmental Constraints........................................................................35

4.4.2 Potential Governmental Constraints ................................................................39

4.4.3 Environmental and Infrastructure Constraints................................................65

4.5 FAIR HOUSING ANALYSIS....................................................................................68

4.5.1. Background and Summary of Fair Housing Issues .........................................68

4.5.2 Fair Housing Enforcement and Outreach Capacity..........................................69

4.5.3 Integration and Segregation Patterns and Trends Related to People with Protected Characteristics and Lower Incomes ..........................................................77

4.5.4 Disparities in Access to Opportunity ................................................................99

4.5.5 Disproportionate Housing Needs, Including Displacement ..........................110

4.5.6 Other Relevant Factors and Local Knowledge................................................119

4.5.7 Fair Housing Goals and Priorities Based on Identified Contributing Factors Summary...................................................................................................................122 APPENDIX A: COMMUNITY ENGAGEMENT AND OUTREACH...............126 APPENDIX B: SURVEY RESULTS ...........................................................139 APPENDIX C: HOUSING NEEDS DATA REPORT ....................................158

1. Introduction..........................................................................................................158

2. Summary of Key Facts..........................................................................................159

3. Looking to the Future: Regional Housing Needs.................................................162

4. Population, Employment and Household Characteristics ..................................164

5. Housing Stock Characteristics .............................................................................183 6 Special Housing Needs ..........................................................................................201 APPENDIX D: FULL SITE INVENTORY DATA.........................................217 APPENDIX E: GMO COMPLIANCE WITH SB 330....................................220 Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
1 SECTION IV: TECHNICAL

BACKGROUND REPORT

4.1 INTRODUCTION
To meet all statutory requirements in Government Code §65583(a) (1 and 2) related to quantification and analysis of existing housing needs, this Technical Background Report also includes pre-certified data from ABAG as well as locally acquired information and data including but not limited to areas of economic and ethnic segregation, special needs, local knowledge of the housing stock, local housing resources, and an analysis of housing constraints.

4.2 HOUSING NEEDS DATA AND ANALYSIS
This section of the Technical Background Report, in conjunction with the Housing Needs Data Report described below, includes the required quantification and analysis of needs, identification and analysis of the housing needs for special needs populations, and an analysis of zoning for a variety of housing types.

Key information from this analysis is summarized in sections 1.9 and 1.10 of the Housing Element.

The population of Sebastopol increased by 5.8% from 7,335 residents in 2010 to 7,760 in 2019, while the number of new homes in Sebastopol increased by only 1.8% from 2010 to 2020. This disparity led to higher home prices and rents and has exacerbated displacement and homelessness. Among those most impacted are lowincome seniors who rent, female-headed householders with children living at or below poverty, extremely low-income households, disabled adults, farmworkers, and homeless individuals.

The Sebastopol residents most commonly work in the Health & Educational Services industry with 13% of the population working in government, 12% in retail trade, and 12% in manufacturing. In Sebastopol, the minimum living wage is $19.07 an hour for City employees1, which is a gross annual salary of $36,614 for full-time employees. The cost of housing, food, childcare, transportation, and other necessities is roughly $51,729 for a single adult and $109,976 for a family of four2. Although housing costs vary among households, on average housing costs make up 36% of residents’ monthly spending in Sebastopol.
1 City of Sebastopol Resolution No. 6339-2021, https://ci.sebastopol.ca.us/getattachment/City-Government/DepartmentsServices/Administrative-Services-Department/Employee-Benefits/4-20-21_Pay-Rate-Ranges.pdf.aspx?lang=en-US, 2021. 2 24/7 Wall St., Cost of Living in Sebastopol https://247wallst.com/city/cost-of-living-in-sebastopol-california/, 2022.

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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
2 4.2.1 Pre-Certified ABAG Dataset
The Housing Needs Data Report provided by the Association of Bay Area Governments is included as Appendix C. This Report contains a list of housing terms, RHNA methodology, household characteristics, demographics of housing stock, and data on special needs populations. The data in this report was reviewed and precertified by the California Department of Housing and Community Development (HCD) in March 2021 and meets most of the requirements for quantification of existing and projected, including the following:
• population, employment trends and existing and projected housing needs for all income levels;
• household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding (e.g., existing households, existing extremely low-income households, total, lower and extremely lowincome households overpaying, overcrowded households); and • special housing needs (e.g., number of persons with disabilities, number of persons with developmental disabilities, elderly households by tenure, large households by tenure, farmworkers and female headed households); The remaining housing needs data requirements, including quantification of persons experiencing homelessness, estimation of the number of units in need of rehabilitation and replacement, and projects at-risk of converting to market-rate uses, are addressed within this Technical Background Report. The section also contains other data related to local housing programs and resources, an analysis of housing constraints, and the assessment of fair housing.

4.2.2 Housing Needs Analysis
This section includes quantification and analysis of the jurisdiction’s existing and projected housing needs for all income groups. State housing law identifies special needs groups as: elderly households; disabled persons, including those with developmental disabilities; large households; female-headed households; homeless families and persons in need of emergency shelter; and agricultural workers. In identifying and analyzing housing needs, the jurisdiction can provide resources and actions to accommodate a diversity of housing needs.

Extremely -Low-Income Households
Existing and Projected Needs
Extremely low-income households have incomes at or below 30 percent% of the area median income (AMI), adjusted for household size. In Sonoma County, the 2022 AMI for a four-person household is $112,800. A household of the same size with an annual income at or below $33,840 is considered extremely low-income (ELI.) This income is equivalent to an hourly wage of $16.74, which may include farmworkers, cooks, and cashiers.

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3 Table 1: Sonoma County Median Hourly Wage by Occupation, 2020 Occupation Median Hourly Wage
Waiters and Waitresses $13.49
Cashiers $14.38
Retail Salesperson $16.07
Farmworkers and Laborers, Crop, Nursery, and Greenhouse $15.94 Cooks, Restaurant $16.64
Sources: U.S. Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2020 first quarter industry employment
There are an estimated 505 ELI households in Sebastopol, 14.8% of the City’s total households. This is a lower proportion than the larger Sonoma County, where 19.9% of households are extremely low-income. In Sebastopol, 22.8% of ELI households own their homes and 77.2% rent. In comparison, 49.6% of the City’s total households own their homes and 52.7% rent.

Table 2: Sebastopol Household Income Level by Tenure
Income Level Owner-Occupied Renter-Occupied Total
0 – 30% of AMI
Extremely Low-Income (ELI) 115 390 505
31 – 50% of AMI
Very Low-Income (VLI) 160 250 410
51 – 80% of AMI
Low Income (LI) 205 275 480
81 – 100% of AMI 130 170 300
Greater than 100% of AMI 1,050 1,755 1,720
Total 1,655 1,755 3,410
Source: HUD, CHAS ACS Tabulation, 2013-2017 release
Extremely low-income households may be more likely to face housing problems and cost burden. Housing problems can include a lack of complete kitchen facilities, lack of complete plumbing facilities, overcrowding, or cost burden. Cost burden is the ratio of housing costs (rent or mortgage, utilities, taxes) to household income. HUD defines cost-burdened households as those whose monthly housing costs exceed 30 percent% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. In Sebastopol, about 56% of extremely low-income renters experience housing problems, 54% are cost burdened, and 52% are extremely cost burdened, as shown in Table 3 below.

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4 Table 3: Sebastopol Cost Burden and Housing Problems by Tenure Total owners Total renters Total households
ELI Households 115 390 505
Any housing problem 60 225 285
Cost burden >30% 60 215 275
Cost burden >50% 60 205 265
VLI Households 160 250 410
Any housing problem 115 210 325
Cost burden > 30% 115 210 325
Cost burden >50% 40 165 205
LI Households 205 275 480
Any housing problems 130 205 335
Cost burden > 30% 130 200 335
Cost burden >50% 95 110 210
Source: HUD Consolidated Housing Affordability Strategy (CHAS), 2013-2017 ACS To calculate the projected housing needs for ELI households, jurisdictions may use their RHNA for very low-income households. The City assumed 50 percent% of its very low-income regional housing need are ELI households, for a projected need of 28 additional ELI units during the planning period.

Many extremely low-income households will be seeking rental housing and will be more likely to experience cost burden, overcrowding or substandard housing conditions as described above. This can be exacerbated by stagnant wages and increasing cost of living that may result in the lack of adequate resources to meet basic daily needs. ELI households may include multiple wage earners and typically include food service workers, full-time students, teachers, farmworkers, healthcare professionals, or adults with mental or other disabilities and special needs,. These individuals and families may be housed in mobile homes, studios, one-bedroom units, and shared multi-bedroom homes.

Programs and Resources
Multifamily rental housing is allowed without a conditional use permit in the R5, R6, and R7 zones. Additionally, multifamily uses are permitted in the Office Commercial (CO), General Commercial (CG), and Central Core (CD) districts. The city’s municipal code identifies SRO units as multifamily housing and is permitted in the R7, CO, CG, and CD zones when part of a mixed-use development.

Several existing and planned affordable housing complexes in Sebastopol include units that serve very low- and extremely low-income households including Bodega Hills Apartment (21 units), Gravenstein North I &II Apartments (60 units), and Woodmark Apartments (84 units, see Section 3.2.2). As part of the Sonoma County Urban County, the City receives HOME and CDBG funds to acquire, construct, and/or rehabilitate affordable housing for lower-income families.

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5 To address the remaining needs of ELI households, the City is implementing the following policies and programs:
• Policy A-4: Promote the development of units affordable to ELI householders through density bonus incentives (Program A-4.1), permit fee mitigation and transparency (Program A-4.2), and financing through the affordable housing fund (Program A-4.3).
• Policy D-4: Continue efforts to improve housing opportunities for ELI householders through landlord education (Program D-2.1) and by-right permanent supportive housing and low barrier navigation centers (Program D-2.2).
• Program A-3.2: Provide City housing funds, including linkage fees and inclusionary housing fees when available, to help subsidize development costs to build affordable housing units with priority funding applied to projects where 5 percent% of units are deed-restricted affordable to extremely-low income household.
• Program C-2.1: Provide rehabilitation assistance for income-eligible householders for repairs related to safety, habitability, and accessibility.

Senior and Elderly Households
Households with individuals 65 years and older are considered senior households.

Seniors may often experience challenges accessing or securing affordable housing while living on a fixed income. Increasing costs of living and healthcare can exacerbate existing issues related to disabilities, chronic health conditions or reduced mobility. Seniors who rent may be at greater risk of housing insecurity than homeowners and are more likely to be cost burdened.

Existing and Projected Needs
Senior households make up approximately 34.8 percent% of total Sebastopol households3. About two-thirds of the City’s senior households own their homes, and over half live in a nonfamily household, which includes those who live alone in their home, in assisted living facilities, or in senior care homes.0F0F 4 The number of senior
households has grown by 35 percent% since 2010 and is anticipated to continue increasing within the planning period. Over 40 percent% of total senior households and 62 percent% of lower-income senior households in Sebastopol experience some level of cost burden.

Table 4: Senior Households by Income and Tenure
Income Level Owner Renter Total
3 American Community Survey, 2019 5-Year Estimates
4 American Community Survey, 2019 5-Year Estimates
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6 0 – 30% of AMI
Extremely Low-Income (ELI) 70 145 215
31 – 50% of AMI
Very Low-Income (VLI) 125 89 214
51 – 80% of AMI
Low Income (LI) 120 125 245
81 – 100% of AMI 70 25 95
Greater than 100% of AMI 495 105 600
Total 880 489 1,369
Source: U.S. Department of Housing and Urban Development (HUD), CHAS ACS Tabulation, 2013-2017 release
Table 5: Senior Household Cost-Burden by Income Level
Income Level
0% – 30% percent
of Income Used for
Housing
31% – 50% of
Income Used for
Housing
Over 50% of
Income Used for
Housing
Extremely Low-Income
0% – 30% of Area
Median Income (AMI) 110 10 95
Very Low-Income
31% – 50% of AMI 85 64 65
Low-Income
51% – 80% of AMI 60 95 90
81% – 100% of AMI 70 15 10
Over 100% of AMI 490 100 10
Total
815 284 270
Source: U.S. Department of Housing and Urban Development (HUD), CHAS ACS Tabulation, 2013-2017 release
While younger householders may be able to perform routine home repairs independently, elderly householders are often physically limited and must rely on others for assistance. Some elderly householders may also not be able to afford home modifications needed for safety and accessibility, such as grab bars and ramps, and may not be willing or able to move into a more accessible home or care facility.

Elderly residents in care homes or assisted living facilities typically buy into a life care package for an initial fee and monthly payments thereafter that provide services such as cooking, housekeeping, maintenance, and nursing.

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7 Programs and Resources
ADUs/JADUs, mobile home parks, and subsidized multi-family dwelling units continue to be viable housing options for low-income seniors. Assisted living facilities and care facilities are suitable for many seniors but are typically more expensive. Sebastopol’s Zoning Code allows ADUs/JADUs by right in all residential zones and on commercial property with an existing residential dwelling. Mobile homes are allowed in the designated RMH zone. Small community care homes of six or fewer persons are permitted by-right in all residential and commercial-office (CO) zones, and large community care homes of seven or more persons are conditionallyand large community care homes of seven or more persons will be permitted in all residential zones and CO zones. (Program D-2.2).

Burbank Heights (138 units) and Burbank Orchards (60 units) are subsidized apartments for low-income senior households. Live Oak Rest Home (6 units), Serenity Villa (15 units), and Las Palmas (6 units) provide senior housing with assisted living units at market raterates.

Due to the city’sCity’s increasing senior population, senior housing and resources are important to meet local needs. Locally, Sebastopol Area Senior Center provides resources and opportunities for networking. Regionally, the County provides senior services such as Petaluma Ecumenical Properties (PEP) Housing, an organization that provides access to affordable housing for fixed income seniors. Additionally, Share Sonoma County is an organization that provides a matching service for low-income individuals who need housing with seniors who need caretaking services in their home. This program provides house sharing opportunities and allows seniors to age in place with reduced housing costs.

To address the remaining needs of senior and elderly households, the City is implementing the following policies and programs:
• Policy A-3: Encourage a variety of housing, especially affordable multi-family units and ADUs/JADUs.
• Policy A-4: Promote affordable housing units for special needs groups, especially seniors.
• Policy D-4: Improve housing opportunities for seniors by working with affordable housing developers.
• Program A-1.3: Monitor land supply for sufficient sites to accommodate seniors and other special needs populations.
• Program B-2.1: Expedites project applications for housing for seniors and other special needs populations such as one-stop preliminary or concurrent review, primary contact designation, and fast-tracking post planning construction and grading permits/ inspections.

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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
8 Persons with Disabilities, including Developmental Disabilities State law defines disability as a, “physical or mental impairment that makes performance of a major life activity difficult” (CA Dept of Fair Employment and Housing, 2022). Definitions of specific disabilities are listed below:
• Physical impairment includes physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects one or more body systems, including the neurological, immunological, musculoskeletal, respiratory, cardiovascular, reproductive, digestive, genitourinary, hemic and lymphatic, skin, or endocrine systems.
• Mental impairment includes psychological disorder or condition, such as mental retardation, organic brain syndrome, emotional or mental illness, specific learning disabilities, or any other mental or psychological disorder or condition that requires special education or related services.

Furthermore, physical,Physical and mental impairments can include chronic or episodic conditions such as HIV/AIDS, hepatitis, epilepsy, seizure disorder, multiple sclerosis, heart disease, and other similar conditions. Individuals with these conditions are protected under various State laws, such as the Prudence K. Poppink Act and Fair Employment and Housing Act. Individuals with mental, physical, or developmental disabilities need accessible, safe, and affordable housing close to medical care or supportive services. Individuals with disabilities typically live on fixed incomes, limiting their ability to pay for housing.

Housing Element law, as amended by SB 812, requires jurisdictions to evaluate special housing needs for individuals experiencing developmental disabilities. A developmental disability is defined in the Lanternman Act as an impairment that, “originates before an individual attains 18 years of age, continues or may continue indefinitely, and constitutes a substantial disability for that individual” and includes mental retardation, cerebral palsy, epilepsy, and autism.

Existing and Projected Needs
According to the 2019 U.S. Census, 10.9 percent% of the total population in Sebastopol has a disability. The most prevalent type of disability in Sebastopol is cognitive difficulty, affecting 5.4 percent% of the total population, followed by ambulatory difficulty and independent living difficulty. Cognitive difficulty is the most prevalent disability among children. Additionally, an individual may have multiple disabilities. Though people of all ages experience disabilities, there is a higher proportion of disability among elderly residents, especially ambulatory and independent living difficulties. As the elderly population is projected to increase, the population with disabilities is also projected to increase.

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9 Table 6: Disability Type per Age Group in Sebastopol
Disability Type Under
5 years
5-17
years
18-34
years
35-64
years
65-74
years
75+
years
Total
Hearing difficulty 0 10 33 68 47 60 218
Vision difficulty 0 19 38 38 25 25 145
Cognitive difficulty 136 65 108 58 53 420
Ambulatory difficulty 10 74 140 83 84 391
Self-care difficulty 39 74 66 29 47 255
Independent living
difficulty
- - 112 70 67 80 329
Developmental Disability 41 25
US Census Bureau, S1810 Disability Characteristics, 2019: ACS 5-Year Estimates – accessed 6/1/22; California Department of Developmental Services
In Sebastopol, there are 41 individuals that experience developmental disabilities, which includes 16 children (ages 17 and below) and 25 adults (ages 18 and above)).1F1F 5 .

Children and teenagers within this age group are most likely to live at home with a parent or guardian who can provide specialized care. Older adults may also live at home with a parent or guardian or are able to live independently in supportive living facilities, community care facilities, foster care, or other living arrangements.

Individuals ages 18 and over are most vulnerable to housing insecurity as aging parents or guardians may no longer be able to provide sufficient care. In Sebastopol, about 74% of total individuals experiencing developmental disabilities live at home with a parent, family member, or guardian. 21% live independently, in supportive living or community care facilities, and 4.9% live in a foster home or other living arrangements.2F2F
6 .

Programs and Resources
The types of housing suitable to serve people with disabilities may vary depending on the type of disability. Sebastopol’s Zoning Code allows ADUs/JADUs by right in all residential zones and on commercial property with an existing residential dwelling.

Mobile homes are allowed in the designated RMH zone. Small community care homes of six or fewer persons are permitted by-right in all residential and commercial-office (CO) zones, and large community care homes of seven or more persons will be permitted in all residential zones and CO zones (Program D-2.2).

Burbank Orchards (60 units) is a subsidized apartments for low-income people with disabilities. Local services are available to provide personal care in clients’ homes.

Greenacre Homes & School is a local non-profit organization that serves Sebastopol residents provides residential services for the developmentally disabled population. young men. Greenacre provides group home living and clinical services to support 5 California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group, 2020. 6 Ibid.

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10 residents with personal growth, relationship building, and skill development, and independent functioning. Greenacre also provided educational services. Curriculums offered include communication development, social perspective, social thinking strategies, and programs utilize a variety of assistive technology individualized to student’ specific needs. Greenacre also provides vocational services, including job training and actual work experience.

The North Bay Regional Center is a non-profit, private organization that is contracted with the California Department of Developmental Services and partners with community-based organizations and agencies to serve developmentally disabled residents in the Sonoma County. NBRC provides a variety of services for infants, children, and adults, including day care services, employment programs, skilled nursing services, inpatient cares, home health supports, housing support services, driver’s training programs, vehicle modification programs, independent living services, mobility training (assistance in using public transportation), residential care homes, specialized transportation, and translator/interpreter services. These services help individuals with disabilities lead more independent lives and meet basic needs.

To address the remaining needs of residents with disabilities, the City is implementing the following policies and programs:
• Policy A-4 and Policy D-4: Promotes affordable housing for special needs groups and permit expediting services, respectively
• Program A-1.3: Inventory monitoring of sites to accommodate special needs groups
• Program B-1.1: Non-discriminatory monitoringMonitoring and review of housing programs
• Program B-1.2: Revise Code Enforcement and Reasonable Accommodation Procedures
• Program D-2.2: Allow large residential community care homes for 7 or more individuals, subject to Streamline and Reduce Barrierobjective criteria, in all residential zones.

Large Households
Large households typically comprise of five or more persons residing together, and may include multiple generations including a young family, grandparents, and extended family members or co-housing households. Large households serve a unique need in that householders may want tocan save money due to the high cost of living, share responsibilities for child care or for religious or cultural reasonsneeds, serve a member with disabilities, and other reasons. Housing units with three or more bedrooms are residential types that serve large households and are mainly renter occupied.

Existing and Projected Needs
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11 In Sebastopol, large family households make up 2.4 percent% of total households.

There are no large nonfamily households in Sebastopol. Two-person households represent the largest share of household size.sizes in the City. Total large households comprise of 42 percent% owner-occupied units and 58 percent% renter-occupied units (Table 7) that), which is lower than County estimates. Large households have decreased by about 45 percent% since 2010.

Table 7: Household Size by Tenure
Household Size Owner-occupied
households
Renter-occupied
households All households
1-person 497 601 1,098
2-person 556 573 1,129
3-person 274 313 587
4-person 300 138 438
5 or more-person 34 47 81
Total   1,661 1,672 3,333
Source: U.S. Census Bureau, ACS 5-Year estimates, Table B25009, 2019 In Sebastopol, total households comprise of only a fraction of large households that earn 51 percent or greater than the AMI, as shown in Table 8. There was no reported extremely low-income large family household in Sebastopol. This is not an identified housing need in the City.

Table 8: Large Households by Income Group
Income Group All other household types Larger families of 5+ people Total Extremely Low-Income
0% – 30% of Area
Median Income (AMI)
470 0 470
Very Low-Income
31% – 50% of AMI 418 0 418
Low-Income
51% – 80% of AMI 459 10 469
81% – 100% of AMI 299 0 299
Over 100% of AMI 1,680 29 1,709
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Note: No 2019 data is available for CHAS, so the total does not match the 2019 ACS data shown above.

In Sebastopol, most large households earn 51% or greater than the AMI, as shown in Table 8. There were no reported very low-income large family households in Agenda item Number:9 Agenda item Number:9
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12 Sebastopol. There are 81 households with 5 or more people, over 1,500 homes with 3 or more bedrooms,3F3F
7 and this is not identified as a housing need.

Farmworker Housing
Statewide, farmworker housing is of unique concern and importance. Farmworkers are essential to the region’s economy and its food supply. According to the United States Department of Agriculture (USDA) 2017 Census of Agriculture, only 18% percent of Sonoma County’s farmworkers are migrant workers, with 82% percent of farmworkers are considered settled and working farm(s) within 75 miles of their residences. Of the County’s 3,594 farms counted in 2017, 48% percent hired farm labor, 93% percent were considered family farms, and 44% percent of farms were smaller than 10 acres.

Sebastopol is surrounded by agricultural lands. The 2019 American Community Survey identified approximately 48 Sebastopol residents employed in farming, fishing, and forestry occupations, representing 1.2% of the City workforce, 0.62% of City residents, and 0.65% of Sonoma County farmworkers. Sebastopol is surrounded by agriculture and local farmworker families may need housing in the area.

Most farmworkers (88%) in Sonoma County are permanent residents, yet often live in poor conditions.4F4F
8 . Two-thirds of Sonoma County farmworkers live in overcrowded dwellings in Sonoma County. Farmworkers who lived with their families were the most likely to live in overcrowded conditions. In 2021, the local newspaper printed a special report about low-wage earners living in Sonoma County, saying, “…many are farmworkers… who live in cramped apartments with too many people, or sheds with only a chemical toilet, or tiny mobile homes with leaking roofs or backed-up sewage pipes...”5F5F
9 Although the data does not indicate a significant need for farmworker housing for current Sebastopol residents, this is a significant regional need that should be addressed through policies and programs.

Programs and Resources
Sebastopol plans for farmworker housing of current and future residents through theirthe provision of very and extremely low-income housing, as well as through targeted housing opportunities, such as a proposedan approved housing project (Woodmark Apartments, see Section 3.2.2) with 48 units reserved for current or retired agricultural workers who meet the income and eligibility requirements.

To address the remaining needs of farmworkers, the City is implementing the following policies and programs:
7 Census Bureau, American Community Survey 2019 5-Year Estimates 8 County of Sonoma Department of Health Services, Sonoma County Farmworker Health Survey, https://insight.livestories.com/s/farmworker-health-survey-sonoma-county/55dcaed6a750b37d7bf09501/, 2014 9 Press Democrat, Kathleen Coates, Many Live in Squalid Conditions to Work in Sonoma County, https://www.pressdemocrat.com/article/news/many-live-in-squalid-conditions-to-work-in-sonoma-county/, November 18, 202.1 Agenda item Number:9 Agenda item Number:9
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13 • Policy A-4 and D-4: Promotes development of affordable housing and access to housing opportunities for special needs groups, including farmworkers • Program A-1.3: Inventory monitoring of sites to accommodate special needs groups, including farmworkers
• Program A-3.2: Supports efforts of affordable housing developers, including supporting applications for Joe Serna, Jr. Farmworker Housing Grant funding • Program B-2.1: Expedites processing for affordable housing and special needs housing, including farmworker housing
Female Headed Households
Female-headed (FH) households typically rely on a single income and can experience increased cost burden due to high living costs and childcare costs. Cost burden over time can result in poverty in which households make 18 percent% of the AMI.

Additionally, lack of resources needed for childcare or job training services may exacerbate housing cost burdens and thus increase the need for affordable housing that may otherwise result in homelessness.

Existing and Projected Needs
In Sebastopol, over one third of households are female-headed households with no spouse or partner present. NearlyLess than 5% of households are female headed with children under 18 years. Nearly one quarter of female heads of households live alone, half of whom are seniors who live alone).. In Sebastopol, 2.6% of households are FHfemale-headed owner-occupied whereas 8.8% are FH renter occupied. Of the FHfemale-headed family households, 12.6% have incomes below the poverty level and 87.4% have incomes at or above the poverty level. All FHfemale-headed family households under the poverty limit in Sebastopol have children.

Table 9: Female-Headed Households in Sebastopol
Household type Number of Households Percent of Total Households Total households 3,333 100%
Total FH households 1,190 35.7%
FH family households 390 11.7%
FH households w. children under 18 158 4.7%
FH households living alone 789 23.7%
Total families under the poverty level 85 2.6%
FH households under the poverty level
• No child
• 1 or 2 children
• 3 or 4 children
0 49
0 0

1.5%
0 Source: US Census Tables B17012 & DP02 2019: ACS 5-Year estimates Agenda item Number:9 Agenda item Number:9
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14 Female-headed households with one to two children and no spouse that experience poverty are inmay need of affordable housing and services in Sebastopol. Lowincome female-headed households may qualify for housing vouchers or other rental subsidies that lower housing costs. Additionally, FH households can benefit from transitional or shared housing, middle missing housing types, and ADUs/JADUs that allow for long-term residency. This may include fixed-term affordability provisions or matching serviceservices that connectsconnect low-income FH households to affordable units throughout the region. Other unconventional multifamily housing strategies such as co-housing units with on-site daycare and communal facilities can identify additional site opportunities that expand multifamily options for low-income female-headed households.

Programs and Resources
Petaluma Avenue Homes is a cohousing complex in Sebastopol that provides 45 apartments and town homes serving low-income families and seniors. However, there is often a waitlist and may not meet the immediate housing needs of low-income families. Additionally, female-headed households may need additional resources related to job training, childcare, and health care coverage. State and County programs are available to assist low-income families and single-parent families, including the following:
• SonomaWORKS provides temporary help for families with children who have little or no money. This may include housing, food, utilities payments, childcare or medical care, job training, legal services, and mental health services. • Medi-Cal and the County Medical Services Program provide health care coverage for eligible residents.
• CalFresh and WIC help eligible residents afford food and access information about nutrition and health.

To address the remaining needs of female-headed households, the City is implementing the following policies and programs:
• Policy A-4: Promotes affordable housing for special needs groups • Program B-2.1: Expedites permit processing for special needs housing • Program A-1.3: Inventory monitoring of sites to accommodate special needs groups
• Program A-3.3: Encourage missing middle housing by promoting a variety of housing types through municipal code updates, zoning updates, and promotion of online ADU resources.

Homelessness
Homeless individuals and families have perhaps the most immediate housing need of any group. They also have one of the most difficult sets of housing needs and support services to meet, due to both the diversity and the complexity of factors that lead to homelessness. The Department of Housing and Urban Development defines Agenda item Number:9 Agenda item Number:9
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15 homelessness as any, “individual or family who lacks a fixed, regular, and adequate nighttime residence” or an individual whose, “primary nighttime residence [is] not designed for or ordinarily used as a regular sleeping accommodation… including a car, park, abandoned building, bus or train station, airport, or camping ground.” This also includes those at risk of being homeless, those fleeing domestic violence, those who have no other residence, and those who lack the resources to obtain permanent housing. California law requires that Housing Elements estimate the need for emergency shelter or other types of viable shelters for individuals experiencing homelessness.

The top three drivers of homelessness are loss of a job, alcohol or drug abuse, and domestic dispute10. SomeSome unhoused residents are able to receive wrap-around services and re-enter the workforce while some continue to experience chronic homelessness. In California, those who have reported experiencing chronic homelessness have increased by 20 percent% between 2020 and 2021, while occupancy rates at shelters have declined.6F6F

11. Existing and Projected Needs
In 2020, there were an estimated 129 homeless Sebastopol residents, all of whom were unsheltered.7F7F
12 . The 2019 US Census estimated that 7.3 percent% of residents living in Sebastopol have incomes beneath the poverty line, making them especially vulnerable to homelessness. In Sebastopol, 13 students experienced homelessness during the 2019-20 school year, a decrease of 7.1 percent% from the 2016-17 school year.

In Sonoma County, there are a total of 2,745 reported individuals experiencing homelessness, a seven percent7% decrease in homeless persons since 2019.8F8F 13 . The
cause of homelessness is complex and often based on interrelated factors. In Sonoma County, the top primary causes of homelessness include the following14:
• job insecurity (22%),
• alcohol or drug use (16%),
• conflict with family or friend (15%),
• fire (10%).

Obstacles to obtaining permanent housing, from highest reported to lowest reported, include the following:
• unable to afford rent (70%),
• no job or not enough income (50%),
• no money for moving costs (31%),
• no housing availability (20%), and
10 ABAG, 2021.
11 HUD, Annual Homeless Assessment Report (AHAR) to Congress, https://www.huduser.gov/portal/sites/default/files/pdf/2021-AHAR-Part -1.pdf, 2021
12 Point-in-Time Census, 2020.
13 Point in Time Census, 2021.
14 Sonoma County Homeless Census Comprehensive Report, 2020.

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16 • no transportation (17%).9F9F
15 Of those experiencing homelessness in the County, the most (63%) are men. The majority of those experiencing homelessness are White. Since 2016, the number of people experiencing homelessness in Sonoma County has increased for those 18 to 24 years and those 61 years or greater since. During this time, homelessness rates have decreased for those aged 31-60 years.

From 2018 to 2020, the number of those who are homeless in Sebastopol has increased, while the total homeless population in Sonoma County has decreased (Table 10).

Table 10: Homeless Persons in Sebastopol by Shelter Status 2018 2019 2020
Unsheltered 69 101 129
Sheltered 0 0 0
Total 69 101 129
Source: 2020 Sonoma County Homeless Census Comprehensive Report Programs and Resources
City Council members created an ad hoc committee in 2021 to address the declared homelessness emergency in the city.

Sebastopol is currently served by transitional and supportive housing that is managed by the City of Sebastopol, West County Community Services (WCCS) and Sonoma Applied Villages (SAVS), including:
• Park Village Mobile Home Park, Transitional Housing and Services • Safe Overnight Parking
• Elderberry Commons (formerly Sebastopol Inn), Permanent Supportive Housing
• Horizon Shine, a 24-7 RV Temporary Homeless Shelter
• Homeless Services Coordinator
Park Village is an existinga City-owned mobile home park that was recently renovated and expanded through a collaboration between the City and West County Community Services (WCCS.). Park Village includes a mix of mobile homes and apartments to provide transitional housing and “wrap-around” services for homeless families. Park Village Mobile Home Park is owned by the City of Sebastopol,located just east of the City on Highway 12. Park Village sits on a 3.73 acre parcel that is currently approved for operation as a mobile home and RV park. The site includes 26 mobile home spaces and two apartments.

West County Community Services (WCCS) took over management of Park Village in May 2017. Since that time, WCCS has housed ten previously homeless families (two have cycled out of the program into permanent housing) in quality RVs connected to 15 Sonoma County Homeless Census Comprehensive Report, 2020.

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17 sewer, water, and electricity. A WCCS full-time Case Manager provides case management to the eight families and supportive services to the 18 extremely lowand very low-income families who are long-term residents at the park. A 2nd WCCS employee lives on the property and serves as the Resident Manager. The City of Sebastopol provided $95,000 to the project in 2018, which includes the salaries for the Case Manager and the Resident Manager. WCCS continually seeks additional funding for at-risk clients’ housing, economic and social needs.

In November 2018, the project welcomed a Community Room: an ADA compliant 12’x44’ construction trailer that will serveserves as a community room for Park Village’s now 80 residents. WCCSThe Community Room is fundraising to furnish the roomfurnished with computers, a printer, toys, and furniture for health checks, AA meetings, community gatherings, and family events, etc. The Case Manager works from an office in this space.

In 2018, the City applied for and received a HEAP (Homeless Emergency Action Program) grant from the State of California, to install two additional permanent RV pads and associated utilities (electric, water, sewer). These are specifically geared towards homeless individuals/families living in their vehicles on the street. These were completed in 2021 and are now occupied, with residents receiving ‘wrap around’ services through the Park Village model.

The City also received a CDBG grant from the Sonoma County Community Development Commission (CDC) to renovate two vacant apartments at the site into two-bedroom family apartments available to low-income households. These were competed and occupied in January 2022.

City Council members created an ad hoc Committee on the Unhoused in 2021 to address the declared homelessness emergency in the City. The committee reviewed several potential sites for a 24-7 RV homeless shelter throughout the fall of 2021, with SAVS as the identified operator of the site through a grant they had received from the Sonoma County CoC (Continuum of Care) with full City Council support. This site, “Horizon Shine”, functions as a temporary homeless shelter, with all individuals residing there in their owned RVs, and is operated by SAVS. It opened in January 2021 and is anticipated to continue to Februarywas granted a two-year extension on their temporary use permit in 2022. Since then, a to keep the site open. A nonprofit purchased this property and seeks to continue using the property to address housing needs locally once the shelter closes.

Safe Overnight Parking is an existing program that offers safe overnight parking spaces at some local churches, including at Community Church on 1000 Gravenstein Hwy North. While the City does not operate these sites, the Committee for the Unhoused is working with private organizations (generally churches) to expand this program for the vehicular unhoused and plans on expanding services throughout the City. In 2021, the Community Church on 1000 Gravenstein Hwy N applied for a Temporary Use Permit to bring two ‘Conestoga hut’ shelters to the site for a period Agenda item Number:9 Agenda item Number:9
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18 of 5 years, to expand this safe parking program to include basic shelters for homeless.

This permit was unanimously granted by the Planning Commission.

Elderberry Commons is a City-County collaboration providing thirty-one units of permanent supportive housing using Project Homekey funds. These units are currently providing housing to COVID-19 vulnerable homeless individuals. Individuals in this category include those who are over the age of 65 years and/or with chronic or acute health conditions such as cancer, chronic obstructive pulmonary disease (COPD), liver disease and individuals who are immunocompromised. Wrap-around services are provided at this site. Once the COVID-19 housing program is complete, the property will be renovated and converted to permanent housing for extremely low-income households.

The WCCS Homelessness Outreach Coordinator position is funded through the City’s General Fund and provides support services to reduce the number of unhoused individuals. The City is currently looking for homelessness-related funding grants or mental health service funding to continue this program as a permanent service.

Other resources within the region include:
• The SAY Dream Center for Youths
• Tamayo House
• Catholic Charities of Santa Rosa and Burbank Housing’s Carita’s Village • The Living Room Day Shelter for Women
• The Rose - Women with Children Emergency Shelter
• Redwood Gospel Mission
• Catholic Charities Homeless Services Center
• Catholic Charities Family Support Center
• Sloan House Women's Emergency Shelter
• Community Support Network Opportunity House
• InterFaith Shelter Network
The following policies to address homelessness in Sebastopol have been implemented in the past successfully:
• Previous Program D-11: Homeless Facilities and Support: Encourage the Urban County to provide financial support to homeless facilities and services through ESG and other available funding sources. Encourage the Sonoma County Community Development Commission to monitor the ongoing needs of the homeless population.
• Previous Program G-2: Modify the Zoning ordinance so that homeless shelters proposed for the General Commercial (CG) District are only subject to administrative review.

To address the remaining needs of homelessness, the City is implementing the following policies and programs:
• Policy A-4 promotes affordable housing for special needs groups Agenda item Number:9 Agenda item Number:9
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19 • Program B-2.1 expedites permit processing for special needs housing • Program D-1.1 administers housing services and provides outreach and education for special needs groups
• Program D-2.2 allows by-right permanent supportive housing and low barrier navigation centers for those experiencing homelessness

4.2.3 Zoning for a Variety of Housing Types
This section provides an analysis of zoning and availability of sites for a variety of housing types pursuant to Government Code Sections 65583(a)(4), 65583(c)(1), and 65583.2(c). The City provides for a range of housing types within their Zoning Code, including single-family, multifamily, accessory dwelling units, mobile and manufactured homes, residential care facilities, emergency shelters, single-room occupancy living units, farmworker housing, and live/work studios. Additional information related to the permitting requirements, allowed densities, and development standards for each type of housing and zoning designation can be found in Section 4.4.2.

Due to Sebastopol’s built out nature, it has limited availability of sites throughout all the zoning districts discussed. However, the City is actively processing and permitting projects that address the community’s housing needs, including many of the housing types analyzed here.

Multifamily Rental Housing
RentalHigher density rental multifamily dwellings are allowed without the need for a conditional use permit in the R5, R6, and R7 districts. Additionally, rentalhigher density multifamily uses are permitted in the Office Commercial (CO), General Commercial (CG), and Central Core (CD) districts within mixed-use projects, except along primary street frontages. Affordable housing that is deed-restricted for occupancy to very low-, low-, and moderate- income households are also allowed by right in the CO, CG, and CD districts. Deed-restricted affordable housing projects in these zones are not required to be mixed-use but may include nonresidential uses in up to 25 percent% of their square footage.

These zones are located around main thoroughfares, including Bodega Avenue, Healdsburg Avenue, and Highway 116, and within and surrounding the Downtown Core, including properties along West Street, Willow Street, and Wallace Street.

Housing for Agricultural Employees
Sebastopol’s municipal code defines agricultural employee housing by reference to the definitions in California Health and Safety Code (HSC) sections 17021.5 and 17021.6. AgriculturalCommercial agricultural employee housing is allowed as a permitted use in the R1 and R2 zones, which are generally located near the City’s boundaries. Employee housing for or fewer employees, including farmworkers, is considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. Other types of agricultural employee housing can be built in other City zones. As discussed Agenda item Number:9 Agenda item Number:9
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20 in 4.2.2 Housing Needs Analysis, anthe 84-unit housingWoodmark project is currently going through the approval process that reserves units for low-income agricultural employees was approved in August 2022. Sebastopol’s Zoning Code was updated in 2017 to be consistent with State law, including permitting employee housing and single-family housing in residential zones, up to 36 beds in a group quarter or 12 units designated for single family use. The provisions of HSC 17021.8 are not applicable to Sebastopol as there is no land designated as agricultural land in the City’s General Plan.

Emergency Shelters and Low Barrier Navigation Centers
The Sebastopol Municipal Code (SMC) defines a homeless shelter as, “a residential facility operated by a provider which provides temporary accommodations to persons or families with low income for a period of generally no more than six months, [that] may also provide meals, counseling, and other services, as well as a common area for users of the facility” (SMC 17.08.100). This use meets the definition for emergency shelters, defined in Government Code Section 65582(d) as, “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.” The Zoning Code was updated in 2017 to allow homeless shelters in the General Commercial (CG) district only by right, with no planning permit required, subject to administrativeonly to the same development standards as other uses in the same zone. The building permit review. Currently, for homeless shelters areis a ministerial process with only objective standards, and there is no review of management standards required in this zone as part of the permitting process. These standards are compliant with those set forth in Government Code section 65583 (a)(4)(A).

Homeless shelters are additionally allowed in the R5, R6, R7 and CD (Downtown Commercial) zones subject to a conditional use permit and allowed as a by right use in the CG Zone, subject only to the same development standards as other developmentuses in the same zone.

The permit processing, development, and management standards for emergency shelters are objective and encourage and facilitate the development of, or conversion to, emergency shelters.

Zones that allow homeless shelters are located in proximity to transit and amenities, such as grocery stores and laundromats, and include sufficient capacity to accommodate the need for emergency shelter, demonstrated in Table 11. The City has several existing housing and shelter options already established, as discussed in Section 4.2.2.

Table 11: Sites with Capacity for Emergency Shelters
APN Zone Acres Use
004-350-076 CG 0.3 Vacant
060-270-013 CG 0.26 Vacant
004-102-027 CG 0.93 Vacant
060-270-077 CG 0.29 Vacant
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21 004-430-041 CG 4.6 Parking Lot
Total 6.38
Homeless shelters are required to provide one off-street parking space per ten beds, and bicycle parking spaces totaling at least 25 percent% of the required vehicle spaces. The provisions of this districtTo ensure the City meet the requirements set in Government Code 65583(a)(4)(A) as amended by AB 139 as the district has the capacity), it will update its Code to ensure its parking requirements for an emergency shelter and allows this development without a conditional use or discretionary permit, only subject to the development standards of other establishments in the same district.shelters comply with changes made by AB 139 (Program D-2.2e).

Low barrier navigation centers are defined in Government Code Section 65660(a) as, “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” As with emergency shelters, low barrier navigation centers are allowed under the definition of homeless shelter within the SMC, and are allowed in the R5, R6, R7 and CD zones subject to a conditional use permit and allowed as a by right use in the CG zone.

The CG zone mainly includes parcels along Highway 116 on the northern and southern portions of town, as well as several parcels near higher density intersections. As addressed in Section 1.9.3, Section 4.2.2, and Appendix A, Sebastopol has a demonstrated need for resources for the local unhoused population. Program D-2.2 is included to address this need and ensure compliance with State standards and allow low barrier navigation centers by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses.

Transitional and Supportive Housing
The Sebastopol Municipal Code (SMC) defines transitional housing the same as Government Code Section 65582(h), “buildings configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance,” and supportive housing as defined in Government Code 65582(f), “housing with no limit on length of stay, that is occupied by the target population, and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.”
Transitional and supportive housing are allowed in Sebastopol under the same zoning restrictions as other residential dwellings of the same type. For instance, transitional and supportive housing in multifamily residential developments is allowed by right in Agenda item Number:9 Agenda item Number:9
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22 the R5, R6, and R7 zones. Program D-2.2 is included to address this need and ensure compliance with State standards.

Single Room Occupancy (SRO) Housing
The Sebastopol Municipal Code (SMC) defines single room occupancy (SRO) housing as, “multifamily residential buildings containing housing units with a minimum floor area of 150 square feet and a maximum floor area of 375 square feet which may have kitchen and/or bathroom facilities, and where each housing unit is restricted to occupancy by no more than two persons and is offered on a monthly rental basis or longer.” SRO housing is permitted in the R7 zone,district and in the Office Commercial (CO, ), General Commercial (CG,), and Central Core (CD zones) districts with a conditional permit, or by-right when all units are affordable or when part of a mixeduse development. These zones are located around main thoroughfares, including Bodega Avenue, Healdsburg Avenue, and Highway 116, and within and surrounding the Downtown Core, including properties along West Street, Willow Street, and Wallace Street.

SRO units count as one-half a unit for the purposes of calculating densities, which can help incentivize development and remove potential constraints. Additionally, due to their size, SROs may be able to develop on sites that would not be viable for other housing types and are ideal for small infill projects.

Manufactured Homes
The Sebastopol Municipal Code (SMC) was updated its Zoning Code in 2018 to establish criteria for manufactured homes consistent with Government Code Section 65852.3. The SMC defines manufactured homes using the definition provided in the California Health and Safety Code Section 18007(a). Manufactured homes in Sebastopol are subject to the same development standards to which a conventional single-family residential dwelling on the same lot would be subject, with any architectural requirements limited to its roof overhang, roofing material, and siding material, and not exceeding architectural requirements required of conventional single-family dwellings constructed on the same lot. (siding materials, roof pitch, etc.). Single-family dwellings are considered permitted uses in zones R1 through R7, which includes most of the City’s land away from major thoroughfares.

Mobile Home Parks
The Sebastopol Municipal Code (SMC) defines mobile home parks as, “an area or parcel of land where one or more mobile home lots are rented, available for rent, owned, or available for sale,” and uses the definition for mobile home provided in the HSC 18008(a). Sebastopol is unique in that the City, rather than HCD, retains authority over its mobile home parks.

Mobile home parks are permitted in the RMH District and allowed with a conditional use permit in the following zones: R1, R2, R3, R4, R6, and R7. Development standards for mobile home parks are outlined in SMC 12.20.050 and were last updated in 2018.

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23 Sebastopol contains two mobile home parks: Park Village, described in the Programs and Resources section above, operates as transitional and supportive housing, and Fircrest Mobile Home Park, a senior mobile home park age restricted for residents 55+ years. There is no vacant land currently zoned as RMH in the City; however, a new park could be established with a use permit in any residential zone, and existing parks within the RMH can be expanded.

In addition, Sebastopol is unique in that they have City authority over mobile home parks.

Accessory Dwelling Units
The Sebastopol Municipal Code (SMC) defines an accessory dwelling unit (ADU) as, “a residential dwelling unit which provides complete independent living facilities and includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as another dwelling is situated.” Sebastopol last updated its code related to ADU and Junior ADU (JADU) criteria and development standards in 2019.

ADUs and JADUs are permitted by right in zones R1 through R7. ADUs are also permitted on commercial property with an existing residential dwelling. Sebastopol provides information on the City website about ADU development,10F10F 16 , including the
following:
• An “Accessory Dwelling Unit (ADU) Checklist” and a “Junior Accessory Dwelling Unit (JADU) Checklist and Standards” with an overview of types of accessory units, required application materials, key standards, costs, and review process;
• An “Accessory Dwelling Unit (ADU) and Junior ADU (JADU) Primer” with an overview of ADU options, standards, and rental regulations; • Information on several “ADU Calculator” tools to help individuals estimate costs, returns, and benefits of building an ADU;
• Responses to frequently asked questions regarding property taxes related to ADUs and JADUs; and
• A link to a webinar on "how to Build an ADU in Sebastopol” (https://napasonomaadu.org/blog/sebastopoladuwebinar).

Program A-3.56 is included to further encourage and incentivize the development of Accessory Dwelling Units. Under Program D-2.2d, the City will update its Code to allow JADUs in the R7 zone. Additionally, in order to implement new State laws, the City will review and update its ADU ordinance.
16 https://ci.sebastopol.ca.us/City-Government/Departments-Services/Planning/Housing-Resources-Vacation-Rentals Agenda item Number:9 Agenda item Number:9
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24 4.3 HOUSING PROGRAMS & RESOURCES

4.3.1 Resources: Housing Assistance Programs
The following programs include Federal-, State-, and locally run programs providing funding for construction, rehabilitation, or rental assistance for very low-, low-, and moderate-income households. This section describes programs utilized by the City and those that may be locally available and potentially applicable within the jurisdiction.

Federal Assistance Programs
The Community Development Block Grant (CDBG) Program funds a wide variety of local housing and community development projects that improve the quality of living for lower-income residents whose incomes are less than 80 percent% the Area Median Incomes as established by the U.S. Department of Housing and Urban Development (HUD).

The Sonoma County Community Development Commission (CDC) is the administrator of HUD funds for the urban countyUrban County group of nonentitlement jurisdictions in Sonoma County. It receives approximately $1.8 million in CDBG funds and approximately $650,000 in HOME funds annually. The CDC, with oversight by the Sonoma County Board of Supervisors administers funding to participating cities including Sebastopol. Sebastopol can apply directly to the CDC to obtain CDBG funds for designated projects; however, the City is not guaranteed any minimum allocation.

CDBG funds can be used for activities that meet one of the following National Objectives established by HUD:
• Benefits low- and moderate- income persons;
• Aids in the prevention or elimination of blight; and
• Meets a need from having a particular urgency (e.g. disasters) Examples of such activities include the following:
• Housing rehabilitation
• Community and Senior Centers
• Acquisition of real property for affordable housing
• Infrastructure improvements
• Public services
• Accessibility modifications
• Permanent Supportive Housing for people experiencing homelessness • Homeless Shelters
Home Investment Partnerships (HOME) grants are provided by HUD to fund a wide variety of projects that implement local housing strategies and create affordable housing for low-income households including building, buying, rehabilitating affordable housing, or providing direct rental assistance. The County receives Agenda item Number:9 Agenda item Number:9
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25 approximately $650,000 in HOME funds annually. The City and nonprofit developers may apply to the Sonoma County CDC to obtain HOME funds, which are distributed on a competitive basis. There is no minimum funding guaranteed to be allocated to projects in Sebastopol. The City can work with affordable housing developers to support applications for these funds that can be used for all aspects of affordable housing development.

Housing Choice Voucher Section 8 (HCV Program) is a major federalFederal program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market.

To become a participant of the HCV Program, individuals and families must sign up on the Waiting List with the Sonoma County Housing Authority (SCHA), a division of the Sonoma County CDC. This is a list of people who are waiting to receive rental assistance. Names can only be added to the Waiting List when the list is open, which is approximately every three to five years. While the list is open, 750 applications are randomly selected and assigned a place in line. Once a name reaches the top of the Waiting List, the applicant is interviewed to determine program eligibility. Most recently, the Sonoma County HCV Program Waiting List was opened to receive applications from October 1, 2021 – November 1, 2021in August 2022.

If selected, participants may choose any housing that meets the Housing Quality Standards of the program. The SCHA pays a housing subsidy directly to the landlord, and the participant pays the difference between the actual rent charged and the amount subsidized by the program. The tenant's share of rent and utilities is generally between 30% to 40 percent% of their monthly income.

The Emergency Shelter Grant (ESG) Program administered by Sonoma County CDC provides HUD funds to rehabilitate and operate emergency shelters and transitional shelters, provide essential social services, provide permanent housing solutions, and prevent homelessness.

Federal Home Loan Bank System1F1F
17 facilitates Affordable Housing Programs (AHP)
which subsidize the interest rates for affordable housing. The San Francisco Home Loan Bank District provides local services within California. AHP grants are awarded annually through a competitive application process to Bank members working in partnership with housing developers and community organizations.

Basic eligibility requirements include having at least 20 percent% of units in rental housing reserved for very low-income households and any owner-occupied housing must serve lower income households.

HUD Section 811/202 Programs12F12F
18 provide critical affordable housing to elderly and
persons who experience disabilities. The Section 202 program funds development and operation of affordable housing for very low-income elderly households. The 17 Federal Home Loan Bank of San Francisco, https://www.fhlbsf.com/community-programs/grant-programs/affordable-housingprograms?category=overview 18 HUD, https://www.hud.gov/sites/documents/SECTION202_811_FACTSHEET.PDF Agenda item Number:9 Agenda item Number:9
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26 Section 811 program provides non-profits with funding to develop and operate supportive housing for disabled very- and extremely-low-income persons.

Low-Income Housing Preservation and Residential Home Ownership Act (LIHPRHA)13F13F 19 requires that all eligible HUD Section 236 and Section 211(d) projects which are “atrisk” of conversion to market-rate rental housing through the mortgage prepayment option be subject to LIHPRHA incentives. The incentives include HUD subsidies which guarantee owners an eight percent8% annual return on equity. Owners must file a Plan of Action to obtain incentives or offer the project for sale to a) non-profit organizations, b) tenants, or c) public bodies.

Low Income Housing Tax Credits (LIHTC) provide State and Local LIHTC- allocating agencies the equivalent of approximately $8 billion in annual budget authority to issue tax credits based on population for the acquisition, rehabilitation, or new construction of rental housing targeted to lower-income households.

National Housing Trust Fund (NHTF)14F14F
20 is a Federal program administered in California
by HCD whereby funds can be used to increase and preserve the supply of affordable housing, with an emphasis on permanent housing for extremely low-income households. Previously, NHTF funding was allocated through the Housing for a Healthy California Program. Beginning in Fiscal Year 2022, the NHTF will be aligned with Federal regulations. HCD is currently in the process of developing guidelines for the 2022 allocation of NHTF funds.

Off-Farm Labor Housing Direct Loans & Grants15F15F
21 is a Federal program administered
by the US Department of Agriculture Rural Development. This program provides affordable financing to develop housing for year-round and migrant or seasonal domestic farm laborers. Housing construction may be in urban or rural areas if there is a demonstrated need for farmworkers nearby. The rental housing is for very lowto moderate-income ($5,500 above low-income limit) farmworkers and their families.

State Assistance Programs
Affordable Housing and Sustainable Communities Program (AHSC) is administered by the Strategic Growth Council and implemented by the Department of Housing and Community Development (HCD). The AHSC Program funds land-use, housing, transportation, and land preservation projects to support infill and compact development that reduce transportation related greenhouse gas emissions. The AHSC provides grants and/or loans that benefit disadvantaged communities through increasing accessibility of affordable housing, employment centers, and key destinations via low-carbon transportation. Eligible applicants for the AHSC program include local governments, non-profit and for-profit housing developers, among others.
19 US Government Code, Title 12, Chapter 42, “Low-Income Housing Preservation and Resident Homeownership 20 HCD, AAP Substantial Amendment Webinar, https://www.youtube.com/watch?v=njArA21NgQw, 2021 21 USDA Rural Development, https://www.rd.usda.gov/programs-services/multi-family-housing-programs Agenda item Number:9 Agenda item Number:9
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27 CalHome Program is administered by HCD and provides grants to local public agencies and nonprofit developers to assist individual first-time homebuyers through deferred-payment loans for down payment assistance and home rehabilitation, including manufactured homes not on permanent foundations, acquisition and rehabilitation, homebuyer counseling, self-help mortgage assistance, or technical assistance for self-help homeownership. The CalHome Program also provides financial assistance for development of multiple-unit ownership projects.

California Emergency Solutions and Housing (CESH) Program is administered by HCD and provides grants to fund a variety of activities to assist persons experiencing or at risk of homelessness. Local governments, non-profit organizations, or designated unified funding agencies can apply for funding to use for housing relocation and stabilization services, operating subsidies for permanent housing, flexible housing subsidy funds, operating support for emergency housing interventions, and systems support for homelessness services and housing delivery systems.

California Housing Accelerator Program is a new HCD program and intends to reduce the backlog of shovel-ready housing projects that have been stuck in financial limbo.

Projects which have been funded under other HCD programs and have not been able to access low-income housing tax credits are eligible for the program. Applications for funding assistance must go through a selective process, giving priority to Tier I “Multifamily Project Tracker” projects, and once selected is provided a forgivable loan. The program is funded by the Coronavirus State Fiscal Recovery Fund established by the Federal American Rescue Plan of 2021.

California Housing Finance Agency (CalHFA) operates several programs to help reduce the cost of housing. These programs, funded through the sale of taxable and tax-exempt bonds, provide permanent financing of affordable housing developments, financing for homebuyers, hardship assistance, resources to increase homeownership for Black residents, and grants for the pre-development costs associated with the construction of Accessory Dwelling Units.

Community Placement Plan (CPP) and Community Resource Development Plan (CRDP) Funds. In collaboration with the regional center, the California Department of Developmental Services uses CPP and CRDP funds to develop safe, affordable, and sustainable homes as a residential option for individuals with intellectual and developmental disabilities.

Golden State Acquisition Fund (GSAF)16F16F
22 provides funding seeded by HCD’s Affordable
Housing Innovation Fund to preserve and expand quality affordable and senior housing. Combined with matching funds, GSAF makes up to five-year loans to developers for the acquisition or preservation of affordable housing. Terms for funding include development parameters that require projects to designate units to lower income households. Nonprofit and for-profit developers, cities, counties, and other public agencies within California are all eligible for GSAF financing. 22 Golden State Acquisition Fund, https://www.goldenstate-fund.com/ Agenda item Number:9 Agenda item Number:9
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28 Homekey17F17F
23 is administered by HCD and provides grants to local entities to acquire and rehabilitate a variety of housing types to sustain and expand housing for people experiencing homelessness or are at risk of experiencing homelessness and provides additional funding for wrap-around supportive services. In 2020, the State granted Sonoma County Homekey funds to purchase and convert the former Sebastopol Inn (6751 Sebastopol Ave) into permanent supportive housing for up to 42 homeless individuals. The new facility, named Elderberry Commons, provides 31 rooms and wrap-around services for formerly homeless individuals. The City collaborated with the County CDC to facilitate the Homekey project by holding stakeholder meetings, coordinating responses to community concerns, and working to engage local businesses as providers of services.

Infill Infrastructure Grant Program (IIG) promotes infill development by providing financial assistance for infrastructure improvements necessary for specific residential or mixed-use infill development projects or areas. Criteria for funding include affordability, density, and access to transit.

Eligible applicants for the IGG Program include nonprofit and for-profit developers of qualifying infill projects and localities with jurisdiction over qualifying infill areas, among others.

Joe Serna, Jr. Farmworker Housing Grant (FWHG) Program is administered by HCD and finances the new construction, rehabilitation, and acquisition of owner-occupied and rental units for agricultural workers, with a priority for lower income households.

Eligible applicants include local government agencies, nonprofit corporations, and cooperative housing corporations, among others.

Local Housing Trust Fund (LHTF) Program is funded through HCD and provides matching funds to local and regional housing trust funds dedicated to the creation, rehabilitation, or preservation of affordable housing, transitional housing, and emergency shelters. Funds are also used to provide down payment assistance for first-time homebuyers and emergency shelters. Funds may also be used to provide down payment assistance for first-time homebuyers.

LHTF funds are restricted to units with at least 55 years of affordability for households earning less than sixty percent60% AMI.

Mobile Home Park Rehabilitation and Resident Ownership Program (MPRROP) is administered by HCD and is used to finance the preservation of affordable mobile home parks by conversion to ownership or control by resident organizations, nonprofit housing sponsors, or local public entities.

Eligible applicants include mobile home park resident organizations, nonprofit entities, and local public agencies. Low-income residents of converted parks can apply for individual loans to the entity that has purchased the park. 23 CA HCD, https://homekey.hcd.ca.gov/
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29 Multifamily Housing Program (MHP) is administered by HCD and assists the new construction, rehabilitation, and preservation of permanent and transitional rental housing for lower income households.

Eligible applicants must have successfully developed at least one affordable housing project.

Predevelopment Loan Program (PDLP) provides predevelopment capital to finance the predevelopment costs of projects to construct, rehabilitate, convert, or preserve assisted housing projects with priority given to developments which are rural, located in the public transit corridors, or which preserve and acquire existing governmentassisted rental housing as risk of conversion to market rates. Eligible applicants include local government agencies.

Section 811 Project Rental Assistance offers long-term project-based rental assistance funding from the U.S. Department of Housing and Urban Development (HUD) through a collaborative partnership among the California Housing Finance Agency (CalHFA), Department of Health Care Services (DHCS), Department of Housing and Community Development (HCD), Department of Developmental Services (DDS) and California Tax Credit Allocation Committee (TCAC).

Supportive Housing Multifamily Housing Program (SHMHP) provides low-interest loans to developers of permanent affordable rental housing that contain supportive housing units. SHMHP funds may be used for new construction or rehabilitation of a multifamily rental housing development, or conversion of a nonresidential structure to a multifamily rental housing development.

Veterans Housing and Homelessness Prevention (VHHP) Program18F18F 24 is implemented
by HCD and funds the acquisition, construction, rehabilitation, and preservation of affordable multifamily housing for veterans and their families to allow veterans to access and maintain housing stability. Eligible applicants include affordable housing developers who are partnered with appropriate service providers.

Local Assistance Programs
Sebastopol does not maintain any municipal funding assistance programs. The City participates in County-wide, State, and Federal assistance programs for the development, preservation, and rehabilitation of affordable housing (see discussion in Section 1.15 for more information). The City implements additional local programs to meet housing needs, as discussed in Section 4.2.2.

4.3.2 Conversion Risk of Assisted Housing Developments
At-risk assisted housing developments refer to any existing multi-family, rental housing complexes which receive funding under public programs and are at risk of being converted from low-income housing to market rate housing within ten years of the beginning of the housing element planning period. The conversions can occur due 24 CalVet, https://www.calvet.ca.gov/VHHP
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30 to termination and opting out of programs such as rental subsidies, mortgage repayment, expiration of restricted uses or direct loans.

The City of Sebastopol contains a total of 187 low-income rental units, none of which are at risk of being converted to market rate units within 10 years of the beginning of the housing element planning period or January 2033, as described in Table 1112 below. One development is eligible for conversion in 2031, but is expected to retain long-term affordability; see discussion below.

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31 Table 12: Existing Assisted Multifamily Rental Housing Developments Agenda item Number:9 Agenda item Number:9
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32 Project
Name Address Tenant Type
Low
Income
Units
Funding Program
Earliest
Conversion
Date
Options for
Renewal
Low Conversion Risk: Conversion date 10+ years and/or owned by a large/stable non-profit, mission-driven developer
Bodega Hills
Apartments
121 W. Hills
Circle
(built 1997)
Elderly
Units 0
Low-Income
Housing Tax
Credit (LIHTC);
HOME Investment
Partnerships
Program
2052
Burbank housing
to retain longterm
affordability
NonElderly
Units
23 Burbank
Heights
7777 Bodega
Avenue,
Sebastopol,
CA
(built 1975)
Elderly
Units 138 HUD’s Section 8
Project-Based
Rental Assistance
20222040
Managed by
Christian Church
Homes of Nor CA
NonElderly
Units
0 Burbank
Orchards
7777 Bodega
Avenue
(built 1991)
Elderly
Units 60
HUD’s Section 8
Project-Based
Rental Assistance
2031
Christian Church
Homes of
Northern CA to
maintain longterm
affordability.

Property
management
submitted HUD
renewal package.

NonElderly
Units
0 Gravenstein
North I&II
Apartments
699
Gravenstein
Hwy
(built 1988)
Elderly
Units 0 Low-Income
Housing Tax
Credit (LIHTC);
CalHFA; HCD
2076
Burbank housing
to retain longterm
affordability
NonElderly
Units
59 Petaluma
Avenue
Homes
501-565
Petaluma Ave
(built 2009)
Elderly
Units 0
Low-Income
Housing Tax
Credit (LIHTC)
Non- 2063 SAHA Housing
Elderly
Units
44 Bloomfield
1476
Bloomfield
Road
Elderly
Units 0
Non- 2035
Elderly
Units
1 Table Total
Elderly
Units 60
Non- 187 Total Units
Elderly
Units
127
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33 Source: ABAG, 2021; Sonoma County Affordable Housing Inventory, 2022; City of Sebastopol Affordable Housing Complexes by Household Type, 2021; Burbank Housing, 2022 https://www.burbankhousing.org/rental/gravenstein-north-apartments/ (accessed 1/18/22); https://affordablehousingonline.com (accessed 1/18/22)
Assessed Risk of Conversion
There are no existing assisted affordable rental housing developments that are at high risk of conversion to market rate within ten years of the planning period.

Burbank Orchards has 60 affordable units for elderly tenants and is funded by Section 8 Project-Based Rental Assistance. The affordability covenants for this property will expire in 2031, but the. The property is owned by a large, stable mission-based nonprofit and is expectedproperty management has submitted a HUD renewal package to renew their contract for an additional 20 years to retain affordability nonprofit entity and will most likely seek to maintain affordability. This property has a low risk of conversion.

Costs of Replacement Versus Preservation of At-Risk Units As shown in Table 1213, the cost of preservation, including rehabilitation, is lower than the cost of replacement. However, asOf these units are expected to retain affordabilitytwo options, the preservation option is preferable because of the lower costs and the avoidance of tenant displacement.

Table 13: Cost of Preservation and Replacement
Fee/Cost Type Cost per Unit
Preservation
Acquisition $ 125,583.33
Rehabilitation $ 62,791.67
Financing/Other $ 28,256.25
Total Estimated Cost per Unit $ 216,631.25
Replacement
Land Acquisition $ 50,600.00
Construction (Hard Costs) $ 240385,000.00
Financing/Other $ 36,000152,460.00
Total Estimated Cost per Unit $ 326,000588,060.00
Sources:

Property Acquisition Costs based on property value, CoreLogic 2022; Rehabilitation assumes 50% of acquisition cost; Financing and other costs are assumed to be 15 percent% of acquisition and rehabilitation cost; Land Acquisition Cost based on City of Sebastopol Affordable Housing In-Lieu Fee Nexus Study, 2021 and assumes development at 20 units/acre; Construction Cost based on estimatesestimate by local developers and assumes development at 600 square foot unitsdeveloper; Financing and other costs are assumed to be 15 percent35% of land and construction costs This estimate is provided for the purpose of comparison and understanding the magnitude of costs involved and does not represent the precise market value of this project. The actual market value at time of sale will depend on market and properly conditions, lease out/turnover rates, among other factors.

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34 Entities Qualified to Preserve At-Risk Units
Local non-profit organizations include Burbank Housing that manages Gravenstein North Apartments. Rehabilitation of affordable units is made possible by various funding sources that deed-restrict affordability restrictions for 55 years. Burbank Housing manages Bodega Hills Apartments and Christian Church Homes manages Burbank Heights and Burbank Orchards. These organizations are very active and aim to maintain affordability for low-income residences in these complexes.

Resources
Since the City of Sebastopol is a HUD-designated Urban County entitlement jurisdiction, they will continue to receive administered funds from the Sonoma County CDC on an annual basis for affordable units that receive government subsidies.

Additionally, the City aims to continue their successful program of collaborating with Burbank Housing and other affordable housing developers to maintain and develop affordable housing opportunities (Program B-4).

State and Federal financial resources that may help in preserving affordable housing are discussed in Section 4.3.1 and include the following:
• Low-Income Housing Preservation and Residential Home Ownership Act (LIHPRHA)
• Golden State Acquisition Fund (GSAF)
• Local Housing Trust Fund (LHTF) Program
• Mobile Home Park Rehabilitation and Resident Ownership Program (MPRROP) • Multifamily Housing Program (MHP)
• Veterans Housing and Homelessness Prevention (VHHP) Program Other Affordable Units
AdditionallyIn addition to the project-based units described above, there are affordable units which are provided by private developers under the City’s inclusionary and density bonus provisions. For-sale inclusionary units are deedrestricted for affordability through the City’s inclusionary housing requirements Chapter 17.250 and require that future buyers enter into a resale agreement with the City to maintain affordability in perpetuity.

4.3.73 Opportunities for Energy Conservation in Residential Development
Sebastopol residents value conservation efforts and seek to promote sustainable development that incorporates conservation measures. In 2016, the City adopted California Green Building Standards Code (CalGreen) which includes construction waste reduction and disposal and recycling requirements for residential projects. The CalGreen Mandatory Measures apply to all residential projects and represent the Agenda item Number:9 Agenda item Number:9
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35 minimum sustainable goals for a project. If your project requires a Tier compliance, you also must comply with all of the mandatory measures. Local jurisdictions may raise these sustainable goals by adopting a “voluntary” tier of additional requirements. Sebastopol has adopted most Tier 1 requirements, which adds additional requirements beyond the mandatory measures. Under Program C-3.1, the City will adopt additional conservation requirements.

Locally, the Sonoma County Energy and Sustainability Division provides resources and information on residential energy conservation, including home retrofits, photovoltaic technology, rebates and incentives for conservation measures, and financing opportunities. Additionally, the Sonoma County Energy Independence Program (SCEIP) is operated by the County of Sonoma and provides financing to property owners to install or upgrade energy and water conserving improvements on their property.

4.4 HOUSING CONSTRAINTS ANALYSIS
This section of the Housing Element examines the constraints that could hinder the City’s achievement of its housing objectives and the resources that are available to assist in the production, maintenance, and improvement of the City’s housing stock.

In compliance with Government Code Section 65583, sections 4.4.1 and 4.4.2 identify and analyze potential non-governmental and governmental constraints to the production and retention of housing.

4.4.1 Non-Governmental Constraints
In compliance with Government Code §65583(a)(6) the following is an analysis of potential non-governmental constraints:

Financing
Sebastopol’s population has increased by 5% within the last decade, to about 7,745 residents, while the housing stock has remained relatively stable. The lack of land availability combined with high demand and supply and labor shortages has led to a typical home value increase averaging 30% as of December 2021.19F19F 25 . This increase is
predicted to continue, requiring that homebuyers offer higher down payments to compete in the housing market.

Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates. During high times of inflation interest rates rise, reducing the home price borrowers can afford.

Consequently, financing can pose a major obstacle for first-time or moderate-income homebuyers, even for those who might otherwise qualify for a standard loan.

Government insured conventional loan programs may be available to reduce mortgage down payment requirements.
25 Redfin.com, Realtor.com, Zillow.com (accessed 1/26/22) Agenda item Number:9 Agenda item Number:9
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36 The median price of a home in Sebastopol was $956,150 in 2020 and increased to over $1 million in 2022202220F20F
26 which far exceeds conventional loan limits. Jumbo
loans typically require a 20% down payment. Homes at current median prices would require buyers to provide approximately $200,000 as a minimum down payment to be approved. Both the amount of the down payment and the resulting mortgage payment serve as a constraint to homeownership, especially for first-time and moderate-income homebuyers. This is also impacted by the market nature of real estate transactions. Buyers generally prefer offers with higher down payments, higher offers, and those with less restricted lending sources.

Financing the development of affordable housing is a constraint. Although there are many programs to support the construction of affordable housing, these programs are highly competitive and very complex. Proposals are subjected to scrutiny and analysis before consideration, and the process is very slow and takes months to a year for approval.

Federal tax credits, which can be sold to investors, provide cash for planning and construction. In Sebastopol there are currently four projects receiving this credit. Low interest long term loans and HUD loan guarantees also provide financing. Grants are sometimes available, often to support Affordable Housing directed to specific groups such as farm workers, veterans, or seniors.

Accessing financing is a highly competitive and complex process. Proposals are subjected to scrutiny and analysis before consideration, with a lengthy approval process. Projects typically need several forms of financing, such as loans, grants, and tax credits, each of which has its own application procedures, regulations, and timetable. This process adds additional time and administrative burden to housing projects, constraining development.

These challenges, combined with the unpredictability of competitive funding create financing constraints for developers of affordable housing.21F21F 27 .

Vacant Land
Vacant land is described as any unused and minimally developed parcel. Sebastopol is generally built out and has relatively few vacant parcels. A majority of Sebastopol’s remaining vacant parcels are located in medium density residential areas. Property owners and local developers have expressed interest in housing development on many of these sites.

While the restricted availability of vacant land willmay pose a constraint to housing development in the future, it does not pose a constraint to the City’s ability to meet its RHNA and address housing needs throughout this planning period. 26 Association of Bay Area Governments, 2021
27 Sonoma County Grand Jury Report, June 2022
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37 Price of Land
Similar to the greater Bay Area, high land costs are a significant constraint to the development of affordable and middle-income housing in the City of Sebastopol, at approximately $1,102,000 per acre.2F2F
28 . Land acquisition generally represents more
than 10% of total development costs. Land prices for land zoned for single-family residences are generally higher per acre than prices for land zoned multi-family.23F23F 29 Vacant residential lots in Sebastopol are limited due to their high demand and are limited to lots located adjacent to City limits due to its mature build out. These factors have. This has resulted in increasing land costs in the City compared to other larger jurisdictions with more available vacant land. Stakeholders have noted that the cost of land is a major constraint to housing development in the City. However, this constraint is not unique to Sebastopol, as cost of land is a similar constraint in all comparable jurisdictions nearby.

Cost of Construction
The cost of construction depends primarily on the cost of materials and labor (hard costs) and cost of architectural, engineering, permit fees and services, development fees, construction financing, and insurance (soft costs). Hard construction costs are the largest share of a project’s total costs, accounting for over 60% for new residential development (Terner Center, 2021 – acc. 1/21/22). It is.24F24F 30 Construction
costs are also influenced by market demand and market-based changes in the cost of materials. The cost of construction depends on the type of unit being built and is largelypartially determined by the quality or type of materials used to produce the unit. The cost of labor ranges from 14% to 40% based on several factors including housing demand, inflation-induced wage increases, the number of contractors in an area and the unionization of workers.25F25F
31 .

According to local stakeholders in the development community, hard costs for residential construction typically start around $400 per square foot. and can average close to $500 per square foot. Hard costs of construction are approximately $385,000 per unit for multifamily development and $480,000 for a single family residence.26F26F
32 Disruptions in supply chains have exacerbated construction costs and further constrained housing development. As of January 2022, inflation rates have more than doubled to 5% since the previous year and have put increased pressure on developers to seek public funding options.

Stakeholders expressed that the unpredictably of construction costs was a constraint to the development of housing, and increases development risks, especially when 28 City of Sebastopol Affordable Housing In-Lieu Fee Nexus Study, 2021 29 CBRE, U.S. Seniors Housing Development Costs Report, 2018; City of Sebastopol Affordable Housing In-Lieu Fee Nexus Study, 2021; Terner Center, Making It Pencil: The Math Behind Housing Development, 2019 30 Terner Center, Making It Pencil: The Math Behind Housing Development, 2019 31 California Forward, 2016; GoBridgit.com, 2022 (accessed 1/21/22). 32 See Table 13
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38 relying on tax credits or similar affordable housing funding sources. Developers of affordable housing projects oftentypically need several different forms of financing (loans, grants, tax credits), each of which has its own application procedures, regulations, and timetable.

The construction cost of housing affects the affordability of new housing and is a significant non-governmental constraint to housing in Sebastopol. Several programs and financing options are available to mitigate this constraint, as discussed in Section

4.3.1. Development Trends
Local development trends provide insight into the feasibility of projected development. Requests to develop housing at densities lower than those identified or long development timeframes after receiving project approval may indicate additional nongovernmental constraints to housing development. In Sebastopol, mostall but one recent developments havedevelopment has developed at or above the density listed in the prior site inventory. One; only one site was developed at a lower density due to environmental constraints. that have been accounted for in the 6th cycle inventory.

The typical timeframe between approval for a housing development project and an application for a building permit varies, but generally ranges from 2 weeks to 6 months, depending on the project and the developer. These doThis does not present constraints to development.

Community Opposition
Community opposition may pose a constraint to housing development, depending on the type of housing proposed, its location within the City, and the level of discretionary approval associated with the project. Residents of Sebastopol are engaged and concerned about the character of their community . Residents. Concerns have been expressed concerns about the suitability of higher intensity development and about the adequacy and availability of infrastructure and transportation facilities to support the level of new growth in the City. Community opposition can add additional review time and cost to the development of housing.

To address this constraint and ensure compliance with relevant new laws, Sebastopol is implementing the following strategies:
• Program D-1.1 Administer Housing Services and Provide2 Proactive Community Outreach and Education: At annual fair housing workshops, City staff, stakeholders, and community members can interface and discuss housing needs and solutions.
• Program A-3.1 Objective Design Standards Program: The development of Objective Design Standards will allow the City to establish standards for new housing development. This will provide residents a chance to provide feedback on the character of future housing, while allowing future development projects to have objective review criteria and streamline the approval process.

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39 • Program A-3.5 By-Right Housing Development: Allowing residential uses in more districts without the need for a conditional use permit will enable streamlined development and minimize the impact of community opposition on housing projects.
• Program B-3.1 Monitor Housing Trends, Laws, and Issues: Providing ongoing education for City decisionmakers on new and future housing laws will ensure ongoing compliance with laws that affect discretionary approval.

4.4.2 Potential Governmental Constraints
Government Code Section 65583(a) requires that housing elements analyze potential and actual governmental constraints on maintaining, improving, or developing housing for all income levels. Governmental constraints are policies, standards, requirements, or actions imposed by the various levels of government upon land and housing ownership and development. Although federalFederal and stateState agencies play a role in the imposition of governmental constraints, these agencies are beyond the influence of local government and are therefore not addressed in this document.

General Plan and Zoning Code
Each City and County in California must prepare a comprehensive, long-term General Plan to guide its future. The Land Use Element of the General Plan establishes the basic land uses and density of development within each jurisdiction. Under State law, the General Plan must be internally consistent, and each jurisdiction’s zoning must be consistent with its General Plan. The Land Use Element must provide suitable locations and densities to implement the policies of the Housing Element.

Sebastopol’s General Plan was adopted in November 2016 and is a comprehensive policy document that guides development over a 20-year period.

The City of Sebastopol established allowed density ranges in its various zoning districts, from Very Low Density Residential (1 unit per acre) to High Density Residential (25 units per acre) and allows high density residential and mixed-use development in its commercial zoning districts (1 unit per 1,000 sq. ft, or 43.6 units per acre).

During the implementation of the 5th Cycle Housing Element, the City established the R5 zone to assist in the development of smaller lot single family homes, duplexes, and other “missing middle” housing types. This serves as a transitional zone between lower density residential areas and higher density multifamily residential or commercial areas. To avoid displacement of current residents in small single-family homes that are more affordable by design, this zoning was not applied to areas where many adjacent parcels could be consolidated and redeveloped into larger apartment blocks. The City will review opportunities to adjust the zoning regulations to address this and apply this zoning to more parcels through Program A-3.3.

Sebastopol’s built environment consists of single-family detached homes on approximately 6,000 to 10,000 square foot lots with a majority of the City designated Agenda item Number:9 Agenda item Number:9
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40 for medium-density residential areas. The residential uses and densities allowed in each district are shown in Table 1314 and Table 1415. These provisions allow for a variety of densities and levels of affordability.

Table 14: Residential Districts and Allowed Residential Uses Land Use
Designation
Zoning
Districts
Allowed Residential Uses Residential Density
(Units/ Acre)
Very Low
Density
Residential
(VDR)
R1 – SingleFamily
Residential
Accessory Dwelling Units
Employee Housing (Agricultural)
Junior Accessory Dwelling
Large Community Care Residential
Mobile Home Parks
Single-Family Dwelling, Detached
Small Community Care Residential
1 Low Density
Residential
(LDR)
R2 – SingleFamily
Residential
Accessory Dwelling Units
Employee Housing (Agricultural)
Junior Accessory Dwelling
Large Community Care Residential
Mobile Home Parks
Single-Family Dwelling, Detached
Small Community Care Residential

1.1 to 2.5
Medium Density
Residential
(MDR)
R3 – SingleFamily
Residential
Accessory Dwelling Units
Junior Accessory Dwelling
Large Community Care Residential
Mobile Home Parks
Single-Family Dwelling, Detached
Small Community Care Residential

2.6 to 5.4
R4 – SingleFamily
Residential
Accessory Dwelling Units
Junior Accessory Dwelling
Large Community Care Residential
Mobile Home Parks
Single-Family Dwelling, Detached
Small Community Care Residential

5.5 to 8.7
R5 – SingleFamily and
Multi-Family
Residential*
(attached
ownership
allowed; up
to fourplex
rental
allowed at 1
unit per
3,630 sqft.
lot area)
Accessory Dwelling Units
Dwelling Groups
Homeless Shelter
Junior Accessory Dwelling
Large Community Care Residential
Multifamily Dwellings
Single-Family Dwelling, Attached
Single-Family Dwelling, Detached
Small Community Care Residential
Two Detached Single-Family Dwellings
Two-Family Dwelling

8.8 to 12.0
High Density R6 – Multi- Accessory Dwelling Units 12.1 to 17.4 Agenda item Number:9 Agenda item Number:9
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41 Residential
(HDR)
Family
Residential
Dwelling Groups
Homeless Shelter
Junior Accessory Dwelling
Large Community Care Residential
Mobile Home Parks
Multifamily Dwellings
Single-Family Dwelling, Attached
Single-Family Dwelling, Detached
Small Community Care Residential
Two Detached Single-Family Dwellings
Two-Family Dwelling
R7 – MultiFamily
Residential
Accessory Dwelling Units
Dwelling Groups
Homeless Shelter
Large Community Care Residential
Mobile Home Parks
Multifamily Dwellings
Single-Family Dwelling, Attached
Single-Family Dwelling, Detached
Single Room Occupancy Dwelling
Small Community Care Residential
Two-Family Dwelling

12.1 to 25.0
Mobile Home Park (RMH) Mobile Home Parks 1 unit per 2,500 sq. ft. (16.8 units/acre)
Planned Community (PC) Consistent with uses allowed by land use designation of subject property
Subject to
provisions of the PC
master plan
* Zoning district allows attached single-family homes such as townhomes, condominium, duplex, triplex, fourplex, and other multi-family residences.
*** Mobile homes are defined as “a structure constructed prior to June 15, 1976, is transportable in one or more sections, is eight (8) body feet or more in width, or forty (40) body feet or more in length, in traveling mode, or when erected onsite, is 320 or more square feet, is built on permanent chassis and designed to be used as a single-family dwelling with or without a foundation system when connected to required utilities”
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42 Table 15: Other Districts and Allowed Residential Uses Zoning Districts Allowed Residential Uses
Residential
Density
(Units/ Acre)
Commercial Office
(CO)
Affordable Housing Projects
Permanent Residential Uses allowed in the R7 District Up to 15 General Commercial
(CG)
Affordable Housing Projects
Homeless Shelter
Permanent Residential Uses allowed in the R7 District
Up to 21.8
Central Core (CD)
Affordable Housing Projects
Homeless Shelter
Permanent Residential Uses allowed in the R7 District
Up to 43.6
Industrial (M) Affordable Housing Projects
Permanent Residential Uses allowed in the R7 District Up to 21.8 Office/ Light
Industrial (OLM)
Affordable Housing Projects
Permanent Residential Uses allowed in the R7 District Up to 21.8 Commercial
Industrial (CM)
Affordable Housing Projects
Permanent Residential Uses allowed in the R7 District Up to 25 Development Standards
Zoning regulations establish certain development standards that implement the goals, policies and programs of the land use element as described in the City’s General Plan. Specific development standards include allowable density, lot area, setback requirements, floor area ratio, building height, neighboring building distances, and open space provisions. Table 1516 below illustrates development standards for residential and commercial zoning districts. Minimum setbacks for residential and commercial projects are further described in Table 1617 below.

Development standards do not generally pose a constraint to residential development, particularly the development of affordable housing. The development standards for R7, CO, and CM specifically include additional height allowances for affordable housing project. Under Program HP-2.2c, the City will further minimize constraints by eliminating the 2-story limit and set a height limit of 35 ft, which would allow for three stories, for multifamily housing in the R6 and R7 zones.

If the development standards pose a constraint, the Zoning Code includes provisions that allow for flexibility. If there are special circumstances limiting property development, such as a parcel’s size, shape, or topography, a developer can apply for an adjustment to development standards by up to 10%.27F27F 33 The adjustment
application is subject to the review of the Planning Director and does not require a public hearing. For greater adjustments, a developer may apply for a variance. A developer can also apply for a rezone to the PC District with development standards meant to “encourage creatively designed development that builds community,” 33 Sebastopol Municipal Code 17.410
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
43 including clustering and zero lot line development.28F28F 34 These provisions have been used
in recent residential development and allow developers flexibility. 34 Sebastopol Municipal Code 17.40
Agenda item Number:9 Agenda item Number:9
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City of Sebastopol City Council Hearing Draft Housing Element January 3, 2023 44 Table 16: Development Standards per Zoning District
Residential Zones Commercial Zones
R1 R2 R3 R4 R5 R6 R7 RMH CD CO CM OLM
Lot area (Min
sq. ft)
• Interior1
• Corner
• Multi-family
or Mobile
Home Park
1 acre or
43,560
sq. ft.
17,500
17,500
-
8,000
10,000
-
5,000
6,000
-
4,000
4,000
-
4,000
4,000
-
6,000
7,000
8,000
-
-

1.5 acre
6,000 6,000 15,000 130,680
Min Lot Width2
• Interior
• Corner
• Multi-family
or Mobile
Home Park
150 ft.
150 ft.
-
80 ft.
80 ft.
70 ft.
80 ft.
50 ft.
60 ft.
40 ft.
45 ft.
60 ft.
45 ft.
50 ft.
60 ft.
60 ft.
70 ft.
80 ft.
-
-
-
-
-
-
60 ft. 60 ft. 150 ft.

Max Building
Height
• Main
Buildings
• Accessory
Buildings
• Affordable
housing
30 ft. or
2 stories
17 ft.
-
Same
as R1
Same
as R1
Same
as R1
Same
as R1
Same
as R1
30 ft. or
2 stories
17 ft.
40 ft. or
3 stories
Same
as R1
40 ft. or 3
stories3
-
-
32 ft. or
2 stories
17 ft. or
1 story
40 ft. or
3 stories4
35 ft or
2stories5
17 ft. or
1 story
50 ft. or
4 stories
40 ft. or
3 stories
17 ft. or
1-story
-
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City Council Meeting Packet of January 3, 2023

City of Sebastopol City Council Hearing Draft Housing Element January 3, 2023 45 Residential Zones Commercial Zones
R1 R2 R3 R4 R5 R6 R7 RMH CD CO CM OLM
Maximum Lot
Coverage
• Parcels ≥
30,000 sq. ft.
• Parcels >
15,000 sq. ft.
and < 15,000
sq. ft.
• Parcels >
5,000 sq. ft.
and < 15,000
sq. ft.
• Parcels ≤
5,000 sq. ft.
20%
30 %
40%
50%
20%
30 %
40%
50%
20%
30 %
40%
50%
20%
30 %
40%
50%
20%
30 %
40%
50%
20%
30 %
40%
50%
20%6
30 %
40%
50%
-
-
-
-
Maximum FAR - - - - - - - - 1.0 to 2.5 1.5 0.75 1.5
Minimum
Usable Open
Space
- - - - - - 50 sq. ft.
per unit
- 50 sq. ft.
per unit
50 sq. ft.
per unit
50 sq. ft.
per unit
50 sq. ft.
per unit
Source: City of Sebastopol Municipal Code, 2021
1 Interior and corner lots are measured in square foot and applies to single-family residences and/or duplexes for R1 to RMH residential zones. 2 Lot frontage may be reduced to 45 feet if minimum lot width is achieved in front yard setback for single-family residences and duplexes on cul-desac properties. For multi-family residences, lot frontage may be reduced to 70 feet if minimum lot width is at least 80 feet measured at the front yard setback. This rule applies to properties located in R4 to R7 residential zones. 3 50 ft. or 4 stories are allowed for CD and CM zones with residential uses per CUP review and Planning Commission project design review. 4 Front, side, and rear yard setbacks for third story must equal to a minimum of 10 feet beyond required second-story setbacks. This applies to projects located in CO, CG, and CM zones.
5 Additional height of up to 40 feet or 3-stories is allowed if each yard is increased by one foot for each foot increase in height. 6 10% increase in allowable lot coverage may be approved by Planning Commission if sufficient open space and recreation areas are provided, or affordable units provided. This applies to parcels located in R7 residential zones only.

Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City of Sebastopol City Council Hearing Draft Housing Element January 3, 2023 46 Table 17: Development Standards – Minimum Setbacks per Zoning District Zoning
District
Front Yard Interior side yard –
main building
(whichever is greater)
Interior side
yard –
accessory
building
Secondary
front yard
(corner
lots)
Rear yard – main
building1
Rear yard –
accessory
building
Garage/ carport
opening facing
street
Rear
yard –
parking
R1 30 ft. 10% of lot width or 15
ft., not to exceed 25 ft.
20 ft. or 10%
lot width, not to
exceed 25 ft.
15 ft.2 20% of lot depth,
or 20-50 ft.
20 ft. or 20% of
lot depth, not to
exceed 30 ft.
30 ft. -
R2 30 ft. 10% of lot width, not
to exceed 15 ft.
10% of lot
width, not to
exceed 10 ft.
15 ft. 20% of lot depth,
or 20-35 ft.
3 ft. - -
R3 30 ft. 10% of lot width or 10
ft., not to exceed 15 ft.
3 ft. 20 ft. 20% of lot depth,
or 20-30 ft.
3 ft. - -
R4 20 ft. 10% of lot width, or 5
ft., not to exceed 9 ft.
3 ft. 10 ft. Same as R3 3 ft. - -
R5 15 ft. Same as R4 3 ft. 10 ft. Same as R3 3 ft. 20 ft. - R6 15 ft. Same as R4 3 ft. 10 ft. Same as R3 3 ft. 20 ft. - R7 10 ft. 10% of lot width, or 5
ft., not to exceed 9 ft.3
3 ft. 10 ft. 20% of lot depth,
or 20-25 ft.
3 ft. 20 ft. -
RMH 20 ft. 15/20 ft. 15/20 ft. 15/20 ft. 15/20 ft. 3 ft. - - CD 0 ft. 0 ft. - - 0 ft. 3 ft. - 6 ft.

CO 10 ft. fronting
west side of S.

Main St., N/A for
others
0 ft. - - 5 ft. 3 ft. - 6 ft.

CM 15 ft. from curb
or property line
0 ft. - - 0 ft. 0 ft. - 0 ft.

OLM 20 ft. or 30 ft.4 0 ft. - - 0 ft. 0 ft. - 0 ft.

Source: City of Sebastopol Municipal Code, 2021
1 Rear yard of main building is 20 feet for mixed use commercial buildings abutting a residential district. 2 Secondary front yard setbacks cannot be less than the front yard required on adjacent lots. This applies to all residential zoned districts. 3 One foot setback required for each foot above 30 feet for 3-story buildings. 4 20 feet for buildings up to 30 feet high, and 25 feet for buildings more than 30 feet high.

Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
47 Table 1718 below describes the types of residential uses allowed in the City of Sebastopol’s residential zoning districts. Table 2021 describes the types of residential uses allowed in the City’s commercial zoning districts.

Table 18: Types of Residential Uses Allowed in Residential Zones Housing Type R1 R2 R3 R4 R5 R6 R7 RMH
Single-Family Dwelling,
attached
/ / / / P P P /
Single-family Dwelling,
detached; one per parcel*

P P P P P P P /
Two Detached Single-Family
Dwellings
/ / / / P P / /
Two-Family Dwelling / / / / P P P /
Accessory Dwelling Units P P P P P P P /
Junior Accessory Dwelling
Units

P P P P P P / /
Multifamily Dwelling / / / / P P P /
Dwelling Groups / / / / P P P /
Mobile Home Parks C C C C / C C P
Homeless Shelter** / / / / C C C /
Large Community Care,
Residential

C C C C C C C /
Small Community Care,
Residential

P P P P P P P /
Single Room Occupancy
Dwelling
/ / / / / / P /
Employee Housing
(Commercial Agricultural)

P P / / / / / /
Employee housing (six or
fewer employees)

P P P P P P P /
* Manufactured homes are subject to the same development standards to which a conventional singlefamily residential dwelling on the same lot would be subject **The definition of Homeless Shelter in the zoning code allows for the development of Emergency Shelters and Low Barrier Navigation Centers under the Government Code definition (Gov. Code, § 65582, subd. (d) and Health and Safety Code, § 50801, subd. (e); Gov. Code, § 65660, subd (a)) R1, R2, R3, R4 = Single-Family Residential
R5, R6 = Single-Family and Multifamily Residential
R7 = Multifamily Residential
RMH = Mobile Home Park
P = Permitted Use
C = Conditional Use Permit, Planning Commission Review
/ = Use Not Allowed
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City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
48 Table 19: Permit Types by Housing Type and Zone in Commercial, Office, and Industrial Zones
Zoning District CO CG CD M OLM CM
Permanent Residential Uses that are
Allowed in the R7 District when part of a
mixed-use development*
P1 P1 P1 C C C
Permanent Residential Uses that are
Allowed in the R7 District when not part of
a mixed-use development*

C C C C C C
Artist Live/Work Studios CD CD C P P P
Affordable Housing Projects P P P C C C
Homeless Shelter / P C / / /
Large Community Care C / / / / /
*Applies to living accommodations that have been occupied 30 days or longer or similarly, as determined by the Planning Commission.

CO = Office Commercial
CG = General Commercial
CD = Central Core
M = Industrial
OLM = Office/Light Industrial
CM = Commercial Industrial
P = Permitted Use
P
1 = Live-Work units will only be permitted in the following areas by a conditional use permit: along the street frontage on Sebastopol Avenue, Healdsburg Avenue/Gravenstein Highway North, or Gravenstein Highway South alongside
C = Conditional Use Permit, Planning Commission review
CD = Conditional Use Permit, Planning Director review
/ = Use Not Allowed
All uses within a Planned Community District require a Conditional Use Permit (Ord. 1111, 2018).

Parking Requirements
Excessive parking standards can pose a significant constraint to housing development by increasing development costs and reducing land that may otherwise be available for amenities or residential units. The number of required parking spaces or amenities. Parking requirements are based on the type of development and the number and size of dwelling units. Parking spaces must generally be located on the same parcel as the residential development orbut may be located on an adjacent lot under an easement. Residential parking may be covered or uncovered, and the code includes provisions for compact car spaces, tandem parking, and parking accessed by an alley35. Parking standards.29F29F
36 Sebastopol’s parking requirements are not
excessive do not pose a constraint to residential development. 35 Sebastopol Municipal Code 17.110
36 Sebastopol Municipal Code 17.110
Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
49 Table 20 : Residential Parking Requirements
Type of Residential Use Required Parking Additional comments Single-Family Dwelling 2 spaces per unit -
Duplex, Triplex, or Fourplex*

31.5 spaces per 2 units if studio

1.5 spaces per one-bedroom unit
or studio; 2 spaces per two plus-+
bedroom unit

0.5 bicycle parking space
per unit
Multi-family Dwelling*
Attached Single-family
dwelling*
1 space per studio

1.5 space per 1-bedroom unit
2 spaces per 2-3-bedroom unit
3 spaces per 4+ bedroom unit

0.5 bicycle parking space
per unit
Senior Citizen Housing 0.75 space per unit for first 50 units;

0.50 space per additional unit
20% of the required vehicle
spaces for bicycle parking
Single Room Occupancy 0.75 space per unit for first 50 units;

0.50 space per additional unit
25% of the required vehicle
spaces for bicycle parking
Accessory Dwelling Units No parking required
Junior Accessory Dwelling Units No parking required
Temporary Accommodation for
Very Low-Income Individuals 1 space per 10 beds 25% of the required vehicle spaces for bicycle parking Deed-restricted Affordable
Housing
90% of the applicable parking
requirement
25% of the required vehicle
spaces for bicycle parking
Residential Use in CD and CM
Districts
Applicable parking requirement, less
30 percent%
20% of the required vehicle
space for bicycle parking
*Street parking along the project’s street frontage may be counted in meeting these requirements for multi-family residential/single family attached projects, SMC 17.110.010.A Tandem parking is allowed for single family residential, and for mutli-family residential if spaces are assigned.

Source: City of Sebastopol Municipal Code, 2021
Accessory Dwelling Unit Requirements
The City updated its Accessory Dwelling Unit (ADU) Ordinance in 2020. The City allows ADUs up to 850 square feet and JADUs up to 500 square feet in size in zones R1 through R7. ADUs up to 1,000 square feet are permitted on lots 10,000 square feet or larger, and for 2 bedroom ADUs. The table below includes additional development standards for ADUs. These standards do not pose as a constraint to development.

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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
50 Table 21: Development Standards for Accessory Dwelling Units One Story ADU Two-Story ADU Garage
Conversion
Unit Above
Garage
Maximum Height 17’ 25’ N/A 25’
Maximum Unit
Size
850 sq. ft.
1,000 sq. ft. for 2 bedroom units or on lots 10,000 sq. ft. or larger For attached ADUs, the increased floor area (living space) cannot be more than 50% of the existing living area.

Minimum
Setback
Back and Side
setbacks no less
than 5’4’
Front setback
same as main
house
Same setbacks
as main building
No setbacks
required
Back and Side
setbacks no less
than 5’
Source: Sebastopol Municipal Code 17.220
Growth Controls
The City first established an Urban Growth Boundary (UGB) in 1996 to prevent sprawl, ensure adequate infrastructure is available for development, and protect the environment. In 2016, the UGB was adopted by City Council through 2041. The UGB does not extend within City limits but includes land within the City’s sphereSphere of influence, making the City responsible for providing public services and accommodating infrastructure demands.Influence. Under this ordinancethe UGB provisions, the City may not annex or approve development beyond the UGB, except in specified circumstances.

The City also adopted a Growth Management Program ordinance in 2018, which limits growth to balance residential growth to not exceed available resources. New development is limited to 50 units per year and 750 units through 2035. The following types of housing are exempt from the yearly dwelling allocation:
• Affordable housing units
• Accessory dwelling units
• Replacement residential structures
• Single-family homes on an existing lot of record as of November 1994 • Homeless shelters, single room occupancy residences (SROs), and community care or health care facilities
• Residential units in the Central Core
Additionally, senior housing units, SROs, and units smaller than 500 square feet count as half a dwelling unit for the purposes of this ordinance. The unused portion of the annual allocation may be carried over for two years. InThe “cap” has never been reached and in 2019 and 2020, every residential permit issued was for an exempt unit. These growth controls do not act as a constraint to the development of housing.

Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
51 Inclusionary Requirements
Sebastopol’s Inclusionary Housing Ordinance was last updated in 2018 and serves to support the development of affordable housing, mixed-income developments, and promote fair housing. This by providing access to opportunities in higher-resources areas and developments. The ordinance requires the construction of inclusionary units on-site in market-rate residential developments of five or more units, at one of the following income levels:
• 15% of units affordable to moderate-income households; • 10% of units affordable to low-income households; or
• 5% of units affordable to very low-income households.

The ordinance also includes requirements for the construction timing, distribution, appearance, and size of inclusionary units, to ensure these units are comparable to other units in the same development. When the calculation of inclusionary requirements results in a fraction, developers may pay a fee in lieu of providing a full unit. Developers of rental development projects may also opt to pay the in-lieu fee or construct the inclusionary units off site within the City37. These requirements do not pose a constraint to development. Additionally, housing units 840 square feet or less are exempt from this ordinance, and developers may request a hardship exception or a modification of requirements for innovation.30F30F 38 This ordinance was last
updated in 2018 in response to stakeholder input on constraints. While there are no metrics since updating our Inclusionary Ordinance in November 2018, the City has heard in conversations with multiple developers that they like the format and flexibility that it creates. There has been a significant increase in development proposals subject to the Inclusionary Housing requirements since the Inclusionary Housing Ordinance update in 2018.31F31F
39 This response indicates that the current
Inclusionary Housing Ordinance does not present an obstacle to development. The current requirements do not pose a constraint to development of housing for all income levels.

Funds received from in lieu fees are collected in the Inclusionary and Linkage Fee fund. The fees are set based on analysis of the affordability gap between a market rate and the income level and the fees as assessed in the 2021 Developer Impact Fee Update adopted in 2021.32F32F
40 These fees apply to both the ‘fractional units’ if a developer selects rather than ‘rounding up’ to provide the additional unit, and for rental housing should the developer elect the fee instead of construction. 37 Sebastopol Municipal Code 17.250
38 Sebastopol Municipal Code 17.250
39 Sebastopol’s prior requirement was 20% inclusionary units for developments with 3 or more units, with no exemptions for smaller, more ‘affordable by design’ units
40 City of Sebastopol, Development Impact Fee Program, March 2021 Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023

City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
52 Table 22: Inclusionary Ordinance In-Lieu Fees, 2021
Very Low-Income Low-Income Moderate-Income
Ownership Unit $436,586 $278,872 $149,931
Rental Unit $331,903 $220,858 $115,625
Source: City of Sebastopol, 2021 Developer Impact Fee Update If there is a decimal fraction unit requirement, the option of an additional inclusionary unit or an in-lieu fee for one inclusionary unit.

The balance of this fund is $132,918 as of Fiscal Year 2020-2021, with annual revenues averaging $11,000 to $15,000 in recent years. This fund is used for direct project assistance, with most recent expenditures used to develop and expand Park Village (see Homelessness subsection of 4.2.2: Housing Needs Analysis).

Consistency with State Law
The State Density Bonus Law requires a cityCity or countyCounty to provide a developer with a density bonus and other incentives or concessions when a certain number of affordable units are included within the development. Existing law provides a calculation of the amount of density bonus for each type of qualified development.

The City of Sebastopol codified the Density Bonus Law to incentivize construction of affordable housing.3F3F
41 . These incentives include parking reductions, variances, and public land acquisition. Under Program A-4.1, the City will explore the feasibility of a local Density Bonus Ordinance that provides additional incentives in exchange for additionally affordability or developments that meet the City’s identified housing needs.

The Housing Accountability Act (HAA) limits to a local government’s ability to deny, reduce the density of, or deny housing development projects consistent with objective local development standards and contribute to meeting housing need.

Several recent pieces of legislation strengthen and clarify the HAA. To ensure the City is compliant with the HAA, it will adopt Objective Design Standards (Program A-3.1) and provide ongoing education about new laws to decisionmakers (Program B-3.1)).

The City’s Growth Management Ordinance (GMO) meets the requirements for an SB 330 exemption (see Appendix E).

Publication and Transparency Requirements
The City website includes a Planning Department page. This page includes fee schedules, exactions, and affordability requirements, and information on permitting procedures. It also has a webpage dedicated to the Zoning Ordinance, which includes an explanation of zoning and links to the Zoning Map and Zoning Ordinance, which includes allowable uses and development standards by zone. Under Program A-4.2, the City will review its webpage and make necessary changes to be consistent with 41 Sebastopol Municipal Code 17.255
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
53 the website publication and transparency requirements of Gov. Code Section 65940.1(a)(1)(B).

Local Processing and Permit Procedures
The permitting process allows jurisdictions to apply the provisions of its Municipal Code and Zoning Ordinance. However, processing and permitting procedures can pose a constraint to housing development if there is a lengthy processing time, unclear permitting procedures, multiple review processes and discretionary requirements, or expensive conditional approvals. These constraints can increase the cost of development and risks associated with financial uncertainty and building timeline, which can inhibit developers from producing affordable housing and can further exacerbate the high costs of development. These costs can then be reflected in monthly rental amounts or sales prices to offset costs to developers, exacerbating unaffordability.

Sebastopol’s permit procedures are codified in Municipal Code 17.400 which describes required application contents, fees, approval bodies, public comment and hearing requirements, timelines, time extensions, and potential enforcement actions for permit violations.

To apply for a permit, a property owner or their representative must submit an application form to the Planning Department with the required information and fees.

If additional information is necessary, the Planning Department will request this information from the applicant. All initial applications go through a 30-day review period for completeness. Within thirty days, the jurisdiction must deem the application complete or incomplete. At this point, the Planning Department reviews the project information and consults with other departments as necessary to ensure project compliance with City requirements. The Planning Department staff prepare a staff report for the designated review authorities describing project compliance and providing a recommendation. This process takes approximately three to six weeks.

If the project information indicates potential environmental impacts, the Planning Department may require the applicant to submit additional information for the environmental review of the project in compliance with the California Environmental Quality Act (CEQA). An Initial Study and Mitigated Negative Declaration is typically required for subdivisions and multi-family projects in Sebastopol. Environmental review procedures and timelines are subject to CEQA guidelines and can vary from thirty days for a CEQA exemption to two years for an EIR depending on the project.

Projects that involve conditional uses, annexation requests, variances, development agreements, general plan amendments, and zoning code amendments mustmay go through a required preliminary review and public hearing process prior to formal application submittal. After a three-to-six-week review period, the project is scheduled for a public hearing. Once the hearing notice is published, a twelve-day minimum public comment period begins. A project may be appealed by the applicant or interested person within seven days if they are not satisfied with the decision.

Table 21A decision made by City staff may be appealed to the Planning Commission Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
54 or Design Review Board, or City Council (depending on the application) and a decision made by the Planning Commission or Design Review Board may be appealed to the City Council. Table 22 describes the applicable decision-making authority based on permit type, including the agency responsible for hearing an appeal of a permit decision. The appeal of housing projects must address conformance with Government Code Section 65589.5.34F34F
42 Typical processing times and procedures for new
construction of a typical single-family, 10-unit subdivision and 25-unit multi-family development are described in Table 2223.

Table 23: Approval Processing Times and Decision-Making Authorities Type of Approval or Permit Typical Processing Time Approval Authority Administrative Permit
- Regular
- Minor
3-6 weeks Planning Director
Adjustment 3-6 weeks Planning Director
Annexation Request
- Preliminary
- Prezone Request
3-6 weeks
4-7 weeks + 4-12 weeks for
LAFCO
Planning
Commission and
City Council
Certificate of Compliance 3-6 weeks Environmental
Review Committee
Conditional Use Permit
- Planning Director Review
- Planning Commission Review
4-7 weeks
Planning Director
and
or
Planning
Commission
Development Agreement 4-7 weeks City Council
Design Review
- Planning Director
- Design Review Board
o Additions/ Modifications
o Amendment to existing design
review approval
o New building (<10,000 sq. ft.
or 1-2 dwelling units)
o New building (≥10,000 sq. ft.
or 3+ dwelling units)
4-7 weeks Planning Director
and Design Review
Board
Environmental Review
o Initial Study/ Exemption
o Negative Declaration/ Mitigated
Negative Declaration
4 weeks
24 weeks (60-90 additional
days for lead agency to
approve, conditionally approve
Planning
Department
42 Sebastopol Municipal Code 17.455.020C
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
55 Type of Approval or Permit Typical Processing Time Approval Authority o Environmental Impact Report
or disapprove an adopted
negative declaration)
1-2 years
General Plan Amendment 4-7 weeks City Council
Lot Line Adjustment / Merger 3-6 weeks Environmental
Review Committee
Preliminary Discretionary Review –
Planning Submittal
3-4 weeks Planning
Department
Reasonable Accommodation Request 3-6 weeks Planning Director Subdivision Map 4-7 weeks Planning
Commission and
City Council
Time Extension Request
- Staff
- Council/ Commission Hearing
Subject to staff’s discretion
Up to 10 weeks
Planning
Commission
Tree Protection Plan Timeline depends on submittal
materials and Arborist’s
Report, but is concurrent
Tree Board
Water Efficient Landscape Review 3-6 weeks Design Review Board (DRB)
Variance 4-7 weeks Planning
Commission
Zoning Code Amendment 4-7 weeks City Council
Accessory Dwelling Units (ADUs) / Junior
ADUs
3-8 weeks Planning Director
Affordable Housing SB-35 Project
Supplemental Application
3-7 weeks (to be processed
concurrently with applicable
entitlements)
Subject to primary
entitlement
application’s
approval authority
Source: City of Sebastopol; Sebastopol Municipal Code, 2022 Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
56 Table 24: Processing Procedure and Timeframe by Residential Project Type Single-family Subdivision Multi-family
Application and
Permit Type(s)
• Administrative
Permit
• Site Plan
• Preliminary Review
• Master Planning
Permit
• Site Plan
• Tentative and Final
Maps
• Environmental
Review (Initial Study
+ Mitigated/
Negative
Declaration)
• Design Review
• Project Website
• Development
Agreement
• Preliminary Review
• Master Planning Permit
• Site Plan
• Tentative and Final Maps
• Environmental Review
(Initial Study +
Mitigated/ Negative
Declaration)
• Design Review
• Project Website
• Density Bonus Review
• Inclusionary/ Affordable
Housing Agreement
• Variance
Estimated Total
Processing Time
3-4 weeks 3-13 months 4-15 months
Source: City of Sebastopol; Sebastopol Municipal Code, 2022 The City works closely with developers to expedite approval procedures and reduce permitting barriers that may pose unnecessary timing constraints on development.

A preliminary review of projects with Planning Department staff is encouraged prior to application submittal for discretionary review projects. This preliminary review is not required component of project review, but often assists in streamlining a project for quicker and less expensive process overall, as key project concerns can be addressed early in the process. This increases approval certainty and can decrease project costs and timelines.

Design Review Procedures
Sebastopol requires design review for developments of 3 or more lots with 3 or more new units, and for any buildings (except ADUs) in zones other than single-family or duplex zones. The Design Review Board (DRB) delegates many of its functions to the Planning Director, who uses an administrative process to determine consistency with design guidelines and to ensure neighborhood compatibility.

If the residential use is permitted in the zone, and no other entitlements are required (for example, a use permit or subdivision), then the DRB is authorized to process any CEQA review along with the Design Review entitlement. Planning Commission or City Council approval is not required for Design Review permits. Planning Commission/City Council are only required bodies if the project requires entitlements from these bodies, such as a variance or a rezoning.

The Design Review function itself does not require public hearings, but the Code does give the City Council, DRB or Planning Director the authority to require a public Agenda item Number:9 Agenda item Number:9
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57 hearing for residential developments of 10 or more units except when the application qualifies for exemption from a public hearing requirement under State law.

Stakeholder interviews indicated that the entitlementcurrent design review process for is a constraint to housing projectsand that the process could be improved by eliminating some of the design review discretion, and the. The City will adopt objective design standards as a parthas recently begun to streamline the process.

For example, the City hosting a combined Tree Board and DRB hearing to reduce the number of Program A-3.1total meetings required for a housing project.

Current findings required for design review approval include the following:

1. The design of the proposal would be compatible with the neighborhood and with the general visual character of Sebastopol;

2. The design provides appropriate transitions and relationships to adjacent properties and the public right-of-way;

3. It would not impair the desirability of investment or occupation in the neighborhood;

4. The design is internally consistent and harmonious;

5. The design is in conformity with any guidelines and standards adopted pursuant to this chapter.

In addition to recent streamlining efforts, the City will adopt objective design standards for multifamily and mixed use developments through Program A-3.1 which will provide a nondiscretionary process for multi-family projects. The City will also amend its code to revise current findings 1, 3, and 4 and instead prioritize consistency with established guidelines under Program D-2.2f. While the current design review process may impact development timing and approval certainty and thereby impact housing cost and supply, these programs will mitigate those constraints.

Cumulative Impact of Permitting Procedures
Permitting procedures are clearly noted in each application and municipal code.

Although multiple review processes and discretionary requirements exist, they are streamlined through concurrent application processing and inter-departmental consultation to reduce unexpected barriers during the permitting process. Due to lower permit volume, processing times in the City of Sebastopol are generally less than larger jurisdictions. In order toTo further remove constraints in the development process, ProgramPrograms A-3.1 will facilitate non-, A-3.5, and D-2.2 serve to reduce discretionary permitting review and approvals through the development of Objective Design Standards. Additionally, Program B-2.1 includes actions to prioritize and expedite the processing of affordable and special needs housing.

Streamlined and By-Right Development Applications
In order to process applications for streamlining under SB 35, the City provides the Affordable Housing SB-35 Project Supplemental Application, which is submitted concurrently with the Master Plan Project Application.Affordable Housing SB-35 Agenda item Number:9 Agenda item Number:9
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58 Project Supplemental Application, which is submitted concurrently with the Master Planning Application Form35F35F
43 at time of notice of intent to submit through SB35. This application is available on the City’s website, includes information about the SB 35 process and requirements, and serves as a written procedure for the SB 35 streamlined, ministerial approval process. This application process provides permit streamlining for eligible projects. The approval process allows ministerial review and omits CEQA analysis requirement along with CUPs or other discretionary entitlements. Program B-2.1 includes actions continue streamlining of SB 35 housing applications.

While Sebastopol has streamlined the approval and development of supportive housing and interim housing, it has not adopted specific provisions and by-right procedures for Permanent Supportive Housing and Low Barrier Navigation Centers.

Under Program D-2.2, the City will ensure consistency with these requirements.

Building Codes and Enforcement
Building codes are an essential part of planning and development and establish design standards for any building construction to include proper installation of plumbing, mechanical, electrical, and fire safety systems. These standards ensure the health, safety, and general welfare of the public and are necessary for the longevity of life and property without putting any undue constraints on housing development.

The City has adopted the 2019 Edition of the International Building Code and the California Code of Regulations Title 24, Part 2, Volumes 1 and 2 into their municipal code.36F36F
44 Additional chapters of the City’s Building and Construction Code include the Storm Water Low Impact Development Technical Design Manual, Universal Design Guidelines, and Special Flood Hazard Area regulations.

The City’s Building Code is enforced through the Building and Safety Division’s Code Enforcement staff. They are responsible for ensuring compliance with building and property maintenance codes. Code Enforcement handles complaints on a reactive basis and deals with a variety of issues, including property maintenance, abandoned vehicles, and housing conditions. Any complaint or concern submitted by a citizen may necessitate an investigation, which typically takes place within five business days. If the building inspector does not find a violation, the case is closed. If the claim is substantiated, the property owner is sent a notice listing the violations and expected date of compliance. Any violation of building provisions is considered an infraction and a second violation is considered a misdemeanor. 43 This is the standard intake form for all planning projects, including all residential projects. This form is found on the City’s Planning Department website. On this form, applicants provide basic information, such as property address and APN, contact information, current/proposed site information, property owner authorization, authorized agent information, authorization for staff to enter the property for purposes of facilitating review, and fee information. It is not a separate application/entitlement. This form is required at time of any submittal.
44 Sebastopol Municipal Code 15.04
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59 The City’s building code includes minimum necessary standards to ensure public health and physical safety and do not pose a significant or unique constraint to housing development.

On and Off-Site Improvement Requirements
On and off-site improvements include streets, sidewalks, storm drain facilities, water and sewer facilities, utilities, and landscaping for subdivision projects that are constructed and installed by the developer. The developer and City typically enter into a development agreement, requiring subdivisions with five or more parcels to complete improvements within twelve to twenty-four months. Subdivisions with four or fewer parcels are not required to complete improvements until project approval is granted.37F37F
45 .

Circulation improvements aim to promote grid-like street patterns. For the reasons of improving circulation, minimum street and highway widths are as follows:
• Arterial, minimum right-of-way, 64 feet; minimum curb-to-curb, 40 feet. • Collector, minimum right-of-way, 60 feet; minimum curb-to-curb, 36 feet. • Local street, minimum right-of-way, 44 feet; minimum curb-to-curb, 32 feet. • Pedestrian ways, minimum right-of-way 10 to 20 feet maximum. • Sidewalks, minimum right-of-way, 5 feet.
• One street tree for every parcel or for every 40 feet of street frontage Double frontage lots less than 200 feet deep are not allowed unless deemed necessaryneeded to preserve open space and provide separation between residential development and traffic. A minimum 25-foot-wide access corridor, with at least 16- feet clearance for one residential unit and 19-feet clearance for two or more units, are required for flag lots on hillsides. Alleyway widths are set at 20 to 25 feet. Culde-sacs are discouraged, but when acceptable by City Council, are required to be 400-feet long from the intersection with a turn-around radius of 46 feet and 40 feet for roadway radius. Subdivisions with streets longer than 500 feet need multiple access points for ingress/ egress of emergency vehicles.

The City has established on and off-site improvement requirements that aim to improve circulation and promote visual continuity between new subdivisions and existing adjacent development. The improvements are assessed on a case-by-case basis under a conditional use permit and are typically reviewed by the City Council as the decision-making body. Improvement standards are comparable to other jurisdictions. The City’s on and off-site improvement requirements do not pose a significant or unique constraint to housing development.

Development and Permitting Fees
The City charges various permitting fees for housing development to cover the cost of processing, evaluating, and ensuring compliance. The City sets permitting and development fees in amounts that do not exceed and are equal to the cost of 45 Sebastopol Municipal Code 16.40, 16.44
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60 providing services associated with these fees. Some permit application fees are charged on a fixed fee basis, and some charged as a deposit as initial fees are subject to change during the permit process section below.

Table 2324 compares selected permitting fees from Sebastopol with jurisdictions of similar populations within Sonoma County. While there is significant variation between different types of permits in different jurisdictions, the fees required by the City of Sebastopol are generally within the range of fees required by comparable jurisdictions and therefore are not likely to pose a unique or significant constraint to housing development. Fees increase annually by approximately 0.1% to 1.5% to account for inflation and are typical across other jurisdictions.

Table 25: Sebastopol Development and Permitting Fees
Item/ Permit Type Fee
Administrative Permit
- Regular
- Minor
$454.75
$267.50
Adjustment $695.50
Annexation Request
- Preliminary
- Prezone Request
$4,000
$8,000
Appeal of Commission, Board or Staff determination $1,070 Certificate of Compliance $3,000
Conditional Use Permit
- Planning Director Review
- Planning Commission Review
$1,500
$3,000
Density Bonus Review $2,000
Development Agreement $15,000
Design Review
- Planning Director
- Design Review Board
o Additions/ Modifications
o Amendment to existing design review approval
o New building (<10,000 sq. ft. or 1-2 dwelling units)
o New building (≥10,000 sq. ft. or 3+ dwelling units)
$347.75
$535
$428
$2,000
$4,000
General Plan Amendment $6,000
Inclusionary/ Affordable Housing Agreement $5,000
Lot Line Adjustment / Merger $3,000
Preapplication Conference $481.50
Preliminary Review $3,000
Reasonable Accommodation Request $428
Research Fee $181.90
Site Inspection $144.45
Subdivision
- Tentative Minor
- Tentative Major
$7,000
$8,000
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61 Item/ Permit Type Fee
- Subdivision Ordinance Exception $3,103
Time Extension Request
- Staff
- Council/ Commission Hearing
$214
$535
Tree Protection Plan $508.25
Water Efficient Landscape Review $301.74
Variance $4,000
Zoning Code Amendment $5,000
Zoning Determination $180.83
Zoning Ordinance Interpretation $588.50
Source: City of Sebastopol Master Planning Fee Schedule, 2020 Table 26: Development and Permitting Fees in Sebastopol and Comparable Local Jurisdictions
City Administrative
Permit
Conditional Use
Permit
Residential
Design Review
Development
Agreement
Sebastopol $454.24 $1,500 for Planning
Director review;
$3,000 for Planning
Commission Review
Ranges from
$347.75
To $4,000
$15,000
Cloverdale $385 $3,220 $1,845 Deposit determined
by staff.

Santa Rosa $243 $2,936 $1,480 $10,607
Rohnert
Park
$350 $2,731 $1,638 for
residential
remodels;
$2,731 for new
residences or
change-in-use
Actual cost of time &
materials charged
against an Initial
Deposit as
determined by staff
Healdsburg $402 $2,531 $1,599 Deposit determined
by staff
Sources: Cloverdale Master Fee Schedule, 2020; Santa Rosa Fee Schedule, 2022; Rohnert Park Planning Fee Schedule, 2021; Healdsburg Master Fee Schedule, 2020; Sebastopol Master Fee Schedule, 2020.

Development impact fees, shown below, are calculated per unit. Single-family dwellings smaller than 1,750 square feet receive a discount based on their size. A typical single-family residential development will incur approximately $30,891 in development impact fees per unit, whereas a new multi-residential development will incur approximately $19,185 per unit. ADUs under 750 square feet are excluded from payment, and ADUs over 750 square feet pay a percentage of the residential fee.

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62 Table 27: Sebastopol Impact Fees
Fee Single-Family Dwellings* Multi-Family Dwelling Unit Traffic Impact Fee $8,174 $4,624
Park Land and Development Fee $13,198 $8,994
General Government Fee $3,017 $2,056
Fire Facilities Fee $1,000 $681
Stormwater Facilities Fee $1.44 per sq. ft. $1.44 per sq. ft. * Impact fees for Single-Family Dwellings is based on a 1,750 SF or larger unit. Units smaller than this will receive a SF discount
Source: City of Sebastopol Impact and Annexation Fee Schedule, Effective July 17 2021 Housing for People with Disabilities
Approximately 11% of Sebastopol residents have a disability of any kind and require accessibly designed homes that offers greater mobility and opportunity for independence. The City established design guidelinesguidelines38F38F 46 for residential
development to accommodate individuals with a variety of physical abilities.

Accessible development standards are modeled after HCD’s Universal Design Local Ordinance and have been adopted to ensure the health, safety and welfare of life and property. These standards apply to interior residential design such as sunken and risen ingress and egress pathways and entryway widths of primary room, bathrooms, bedrooms, and other rooms. The cityCity works closely with developers to ensure accessible residential development. The codes enforced do not pose an undue constraint on housing development within the cityCity but acts as an additional measure of building compliance to ensure accessibility and provide for residents with disabilities.

The City updated the definition of “family” in its Zoning Code in 2018. The current definition references the City’s definition of a household, as follows: “one or more persons, whether or not related by blood, marriage or adoption, jointly occupying a dwelling unit in a living arrangement characterized by the sharing of common living areas, including area and facilities for food preparation.” Small community care homes of six or fewer persons are permitted by-right in all residential and commercial-office (CO) zones, and large community care homes of seven or more persons are conditionally permitted in all residential zones and CO zones. Under Program D-2.2, the City will amend its code to allow large community care homes subject to only objective, transparent criteria.

Accessible Development
Americans with Disabilities Act (ADA) provisions include requirements for a minimum percentage of units in new multi-family developments to be fully accessible to the physically disabled. Enforcement of ADA requirements is not at the discretion of the City but is mandated under Federal law. The provisions of the ADA applicable to 46 See https://sebastopol.municipal.codes/SMC/15.80.070 Agenda item Number:9 Agenda item Number:9
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63 residential uses would apply only to multi-family developments and any residential components of a live-work project in a Commercial Zone.

Compliance with building codes and the ADA may increase the cost of housing production. However, these regulations provide minimum standards that must be followed to ensure the development of safe and accessible housing.

Reasonable Accommodation
Under the ADA, cities must reasonably modify policies when necessary to avoid discrimination because of disability, unless they can show that the modifications “would fundamentally alter the nature of the service, program or activity” (28 Code of Federal Regulations 35.130(b)(7)). In general, the law states that local agencies retain their ability to regulate land uses and to apply neutral, non-discriminatory regulations, but are required to make accommodations to allow persons with disabilities an equal opportunity to use and enjoy housing in the community.

The City codified reasonable accommodation pursuant to the Federal Fair Housing Act and California Fair Employment and Housing Act (SMC Chapter 17.425), referred to as “the Acts.” An individual may apply for and request reasonable accommodation including the siting, development, and use of housing that could reduce or eliminate regulatory barriers that increase equal opportunities to housing of their choice. The City’s Planning Director reviews these requests and grants them whenever necessary and reasonable, with findings based on the following conditions:

1. Whether the housing, which is the subject of the request, will be used by an individual disabled under the Acts.

2. Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Federal Fair Housing Act and the California Fair Employment and Housing Act (the Acts).

3. Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the City.

4. Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning.

5. The accommodation is necessary.

6. The accommodation is reasonable.

7. Potential impact on surrounding uses.

8. Physical attributes of the property and structures.

9. Alternative reasonable accommodations which may provide an equivalent level of benefit.

The cost of a reasonable accommodation request is set at $428 to cover the cost of processing. To ensure that this cost does not pose a constraint the City will implement Program B-1.2 and review its current practices and costs to bring them in line with the State’s model ordinance.

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64 Historic Preservation
The City of Sebastopol’s Planning Commission reviews applications for alterations or demolitions made to historic landmarks and/or sites of historic interest that are visible from the public right-of-way. The City’s Building Official can waive building, electric, housing, mechanical, or plumbing code provisions if determined that waiving provisions do not constitute a public health or safety hazard and is necessary to continue preservation of the designated landmark. The City has also established incentives to preserve historic-designated landmarks (SMC 17.150.130), including an application fee reduction and streamlined permit process. For example, any alterations made to historic structures are reviewed under the California State Historical Building Code, as deemed appropriate by City/State building official, and are allowed as non-conforming uses if it differs from the current development standards set forth by the City.

As such, theThe City’s methods for historic preservation do not pose a significant or unique constraint to housing development.

Locally -Adopted Ordinances
Locally -adopted ordinances may impact the cost and supply of housing. Several locally-ordinances are discussed within the constraints analysis, including the City’s Urban Growth Boundary, Growth Management Program, and Inclusionary Ordinance.

In addition to these, the City has adopted a Tree Preservation Ordinance and requirements for Tree Protection Plans.

Trees are important community assets. Trees increase property values, provide shade and cooling, control erosion, reduce stormwater runoff, filter airborne pollutants, reduce noise, provide habitat and food value, and release oxygen. In March of 1992, the City Council adopted a Tree Ordinance,39F39F 47 Chapter 8.12 of the
Municipal Code, to ensure that the community’s trees would be prudently protected.

All trees other than escaped exotics (Acacias, Wattles, Eucalyptus, Poplars, certain Cedars, and Plume Albizia) that have a diameter at breast height (d.b.h.) of 20”” or more are protected on properties that are developed with a single-family residence.

Species identified on the Protected Native tree List are also protected with a d.b.h. pf 10” or more.

The removal of any protected tree, as described above, requires a Tree Removal Permit. Tree Removal Permits are not required for emergency removals necessary to provide for the public health and safety. A Tree Removal Permit is reviewed by the Sebastopol Tree Board, which meets twice per month. Tree Removal Permits are approximately $350.00. Because these permits are required for already-developed properties, they do not pose a constraint to development.

Where new development is proposed, a Tree Protection Plan (TPP) is required as part of the overall application submittal. The developer is responsible for the preservation 47 Sebastopol Municipal Code 8.12
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65 of all trees for which a tree removal permit would be required whenever those trees are designated to remain on the site. The developer is also responsible for installing any replacement trees that are required and demonstrates that those trees will be included by their inclusion on the project’s landscaping plan. A Tree Protection Plan is reviewed as the part of a large development application or, if no discretionary review is required, the TPP is reviewed by the City Arborist and Planning Director.

The cost for review of a TPP is about $500.00. Because this review occurs concurrent with the remainder of the land use entitlements and because replacement trees are allowed, the Tree Protection Ordinance does not pose a constraint to development.

4.4.3 Environmental and Infrastructure Constraints
Environmental Constraints
Government Code Section 65583.2(b)(4) requires that any existing environmental hazards be identified that may constrain housing development within the jurisdiction.

The City of Sebastopol is subject to seismic, flooding and fire hazards due to its proximity to neighboring mountain ranges. However, the City has adopted building codes and site-specific analyses as part of the project application process to mitigate risks associated with the identified hazards. Studies such as the City’s General Plan, 2005 Sonoma-Lake-Napa Fire Management Plan, 2021 Local Hazard Mitigation Plan and annual Level of Service reports provide additional information to inform sitespecific analyses and their viability for housing development. Stakeholders have noted that flood hazards are the most significant environmental constraint to development in the City. Information on specific environmental constraints is listed below:

Seismic Hazards: While there are no seismic hazard zones mapped within the City of Sebastopol, the surrounding area hosts active faults that may impact structures within the City. This includes other seismic and geologic hazards such as liquefaction, erosion, and earthquake-induced landslides. The draft EIR for Sebastopol’s 2016 General Plan update determined that geologic and seismic hazards pose a less than significant threat. Any potential hazards are mitigated through the adoption of Title 24 Statewide Building Codes and further restrictions adopted by the cityCity such as reinforcement of older masonry buildings. The City also requires site-specific geotechnical analyses of new construction projects to be evaluated for consistency with the State building code, City’s General Plan, municipal codes, and other local building ordinances. The analyses provide further insight into geologic hazard impacts to emergency accessways and other mitigation measures. These standards may create additional costs for developers but are necessary to preserve life, safety, and property. Additionally, safety and retrofit measures will help preserve the existing housing stock. Program C-2.1 includes actions to support safety retrofits and rehabilitation.

Flooding: The jurisdiction is located in the Lower Laguna de Santa Rosa and Green Valley Creek hydrologic subarea of the Russian River hydrologic unit. Developments Agenda item Number:9 Agenda item Number:9
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66 in the northeast portion of City limits is located within the 100-year floodplain and are subject to flooding, especially to the east along Laguna de Santa Rosa and to the west along Atascadero Creek. The Sonoma County Water Agency was created per legislative mandates to provide flood protection and water supply services to the area. Flood protection includes local building ordinances, low impact development program, stormwater drainage standards, open space and parks buffer areas, and development impact fees for new projects with impervious surfaces Additionally, new projects with over one acre of topsoil disturbance are required to procure a sitespecific Stormwater Pollution Prevention Plan and obtain a General Permit for construction stormwater discharge during construction per the Clean Water Act. The cityCity provides best management practice guidelines for new development. These factors may contribute to additional costs for developers but are necessary to mitigate risks and preserve life, safety, and property.

Fire Hazards & Hazardous Materials: The City of Sebastopol is located within the Local Responsibility Area that is served by the City’s Fire Department. Unincorporated rural areas immediately surrounding the jurisdiction are served by the Gold Ridge Fire Protection District. The Fire Department contains the Hazardous Materials Division which also manages the control, mitigation and prevention of hazardous wastes and disseminates annual reports on hazardous waste incidents. The jurisdiction participates in the 2005 Sonoma-Lake-Napa Fire Management Plan that identifies risk areas to reduce wildfire impacts throughout the region. There are no significant wildfire risks within the jurisdiction. Additionally, local fire-safe building codes are implemented to ensure structural security. While there are no significant risks associated with hazardous waste handling and transportation, the cityCity requires new projects to analyze site-specific hazardous waste and potential wildfire impacts through a CEQA process. These requirements may pose a constraint for developers but are necessary to preserve life, safety, and property.

Infrastructure Constraints
Government Code Section 65583.2(b)(5) requires that adequate utility supplies be provided for new housing development, including water, sewer, and dry utilities. The availability of infrastructure, including water, wastewater, and dry utilities, can pose a constraint to development. The City’s 2021 Development Impact Fee Program study and General Plan have identified population growth projections and their assumptions for capacity demands. These demands are supplemented by various facilities fees that are identified in the Impact Fee Program such as new water supply, sewer, public services, and other facilities to accommodate increased demand.

Information on specific infrastructure constraints is listed below:

Energy: Electrical and gas services for the City of Sebastopol are provided by Pacific Gas & Electricity. The City manages the Solar Sebastopol program to promote residential and commercial usage of solar energy. Per local ordinance, new projects and substantial remodel projects are required to utilize solar panels in an effort to reduce greenhouse gas emissions (GHGs). The City’s collaboration with the Regional Climate Protection Authority and other jurisdictions resulted in the 2016 Climate Agenda item Number:9 Agenda item Number:9
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67 Action Plan which provides guidelines for reducing GHGs. The City also adopted Title 24 CALGreen Tier 1 standards as part of the municipal code to promote energyefficient buildings and landscaping designs coming from residential and commercial developments. New residential developments are evaluated for adequacy of energy infrastructure as part of the standard City development review process. Energy infrastructure does not pose a constraint to housing development.

Water and Wastewater: Sebastopol is solely served by municipal wells that accumulate from groundwater basins. Wastewater is collected and pumped to the Sub-Regional Water Reclamation System Treatment Plant in Santa Rosa for treatment. Due to elevated risks related to groundwater recharge and supply, the City is currently involved in collaborative regional efforts with the Basin Advisory Panel to produce a Groundwater Sustainability Plan pursuant to the 2014 Sustainable Groundwater Management Act. The City has also codified the Water Shortage Contingency Plan in their municipal code to promote water conservation and efficient use of potable water. Additionally, the City continues to conduct annual level of service reports that monitor groundwater supply and further implement local design standards to promote groundwater recharge and conservation per various State agency measures. New projects are subject the City’s 2005 Water Master Plan, Sanitary Sewer System Utility Master Plan, and Capital Improvement Program to mitigate potential impacts to water quality and further assess adequate water supply for future demands. The City’s 2005 Water Master Plan has determined that sufficient capacity exists for future development. The City’s 2021 Level of Service report has also determined that there is adequate wastewater capacity for future development.

Communications: Telecommunications services are provided by AT&T, Viasat, Verizon, or other providers, at the discretion of future tenants. Telecommunications are generally available in the project area, and facility upgrades would not likely be necessary.

Fire and Police Services: The City of Sebastopol is serviced by the City’s Fire Department and Sebastopol Police Department. The Fire Department retains 32 volunteer firefighters and are subject to strict response times per National Response Standard 1720. The Police Department retains 24 officers, 14 of which are sworn-in full-time positions. The annual level of service report indicates that response times for fire and police were adequate and met national standards. The City’s 2016 General Plan outlines guidelines for meeting infrastructure and public service needs of the community. Additionally, new projects are required to undergo a public services consultation to determine adequate emergency vehicle access and transit impact mitigation measures during the development review process. These fees to maintain service levels do contribute to the cost of development overall but are not likely to pose a constraint to development as they are a small portion of total costs.

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68 4.5 FAIR HOUSING ANALYSIS

4.5.1. Background and Summary of Fair Housing Issues
The requirement to affirmatively further fair housing (AFFH) is derivedderives from the Fair Housing Act of 1968, which prohibited discrimination concerning the sale, rental, and financing of housing based on race, color, religion, national origin, or sex, and later amended to include familial status and disability.1 The 2015 U.S.

Department of Housing and Urban Development (HUD) Rule to Affirmatively Further Fair Housing and California Assembly Bill 686 (2018) mandate that each jurisdiction takes meaningful actions to address significant disparities in housing needs and access to opportunity. These measures are intended to address disproportionate housing needs of the City’s most vulnerable residents, including renters and cost burdened households.

Though housing costs continue to rise, and affordable housing is in too short supply, the City of Sebastopol has made notable efforts in the past several years to increase funding for affordable housing, preserve existing and naturally occurring affordable housing, and enhance local fair housing protections. The Assessment of Fair Housing (AFH) details the efforts and progress that the City has made to promote fair and equitable housing opportunity and highlights remaining fair housing issues to be addressed.

Housing Element Requirements
Under State law, affirmatively furthering fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” Housing Element law as amended by AB 686 requires that jurisdictions incorporate AFFH into their Housing Element updates, including community engagement and outreach, an assessment of fair housing, identification of housing sites, and goals, policies, and programs that meaningfully address local fair housing issues. The City of Sebastopol is addressing these requirements through the following means:

Meaningful Engagement: Meaningful engagement and outreach efforts were conducted throughout the Housing Element process. These efforts and the incorporation of feedback received is detailed in Appendix A.

Assessment of Fair Housing: This section contains the assessment, which includes analysis of local data, regional data, trends and patterns, and local knowledge. The AFH identifies fair housing issues and contributing factors based on the analysis in the five different subsections:

1. Enforcement and Outreach Capacity

2. Segregation and Integration Patterns and Trends
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69 3. Disparities in Access to Opportunity

4. Disproportionate Housing Needs, including Displacement

5. Areas of Concentrated Poverty and Affluence Across Racial and Ethnic Groups Sites Inventory: Housing sites identified to meet regional housing needs have been evaluated relative to the components of the AFH. Section 3 contains the housing sites information, maps, and a summary of this sites analysis.

Identification of Contributing Factors: Factors that contribute to fair housing issues have been identified for each area of the AFH and prioritizes these factors within Table 4447.

Goals and Actions: The Housing Element includes meaningful actions with specific metrics to address identified contributing factors Implementing policies and programs are contained within Section 2 of the Housing Element and are described in relationship to contributing factors within Table 4447 in the AFH.

Summary of Fair Housing Issues & Contributing Factors
Fair Housing Issues in Sebastopol include affordability, access, and displacement concerns.

Contributing factors to fair housing issue in Sebastopol have been identified as prioritized as follows:

High Priority - These factors have been identified as local fair housing issues and are able to be readily addressed by actions taken in conjunction with policies and programs.
• Lack of language access
• Access to financing for small sites
• Risk of becoming exclusive and/or displacement of residents due to rising housing costs
• The availability of affordable units in a range of sizes Lower Priority - These factors are more difficult to address through actions taken in conjunction with policies and programs, may be universal issues in the region, or may not be in the purview at the City-level of government. • Community opposition
• Lack of resources for fair housing agencies and organizations • Capacity for assistance

4.5.2 Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity relate to the ability of the City and local fair housing entities to disseminate information related to fair housing and provide outreach and education to assure community members are well aware of fair Agenda item Number:9 Agenda item Number:9
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70 housing laws and rights. In addition, enforcement and outreach capacity include the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.

Compliance with Existing Fair Housing Laws and Regulations Federal, State, and local laws make it illegal to discriminate based on a person’s protected class. At the Federal level, the Fair Housing Act prohibits discrimination based on race, color, religion, sex, national origin, familial status, and disability. In California, the Fair Employment and Housing Act (FEHA)40F40F 48 and the Unruh Civil Rights
Act also make it illegal to discriminate based on marital status, ancestry, sexual orientation, source of income, or any other arbitrary forms of discrimination. Locally, the City of Sebastopol has additional protections for individuals living with HIV or AIDS.

Federal and State fair housing law both prohibit intentional housing discrimination and prohibit any actions or policies which may have a discriminatory effect on a protected group of people. Examples of policies or practices with discriminatory effects include exclusionary zoning and land use policies, mortgage lending and insurance practices, and residential rules that may indirectly inhibit religious or cultural expression.

Both the State and the Federal government have structures in place to process and investigate fair housing complaints. In California, the Department of Fair Employment and Housing (DFEH) maintains the authority to investigate complaints of discrimination related to employment, housing, public accommodations and hate violence. The agency processes complaints online, over the phone and by mail and provides protection and monetary relief to victims of unlawful housing practices. At a Federal level, HUD also processes, investigates, and enforces any complaints in violation of the Federal Fair Housing Act.

Additional State protections include the following:

The Ralph Civil Rights Act (California Civil Code Section 51.7) forbids acts of violence or threats of violence because of a person’s race, color, religion, ancestry, national origin, age, disability, sex, sexual orientation, political affiliation, or position in a labor dispute.

The Bane Civil Rights Act (California Civil Code Section 52.1) provides another layer of protection for fair housing choice by protecting all people in California from interference by force or threat of force with an individual’s constitutional or statutory rights, including a right to equal access to housing.

California Civil Code Section 1940.3 prohibits landlords from questioning potential residents about their immigration or citizenship status. In addition, this law forbids 48 Government Code Section 12955 et seq
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71 local jurisdictions from passing laws that direct landlords to make inquiries about a person’s citizenship or immigration status.

The California Tenant Protection Act (AB 1482; California Civil Code 1946.2, 1947.12 and 1946.13)1Act41F41F
49 prohibits tenants from being evicted without “just cause,” which means that tenants who have lived in a unit for at least a year may only be evicted for enumerated reasons, such as failure to pay rent, criminal activity, or breach of a material term of the lease. The law also caps rent increases at 5% for a period of 10 years.

California Government Code Sections 11135, 65008, and 65580-65589.8 prohibit discrimination in programs funded by the State and in land use decisions.

The City of Sebastopol maintains compliance with all Federal and State fair housing laws and is committed to ensuring access to fair housing services. In addition to antidiscrimination for protected classes, the City promotes fair housing through the preservation and production of affordable housing for at-risk residents and through xxx[providing fair housing information, contractingcoordination with a fair housing service provider].the Sonoma County Community Development Commission (CDC) and other local organizations. The following affordable housing requirements can be found in City of Sebastopol’s Municipal Code:
• Inclusionary Housing Ordinance: In an effort to “promote the construction of housing within Sebastopol that is affordable to all economic segments of the community” and “throughout the community, rather than concentrated within specific areas of neighborhoods,” the City requires that all development projects of five or more units or parcels reserve at least 25 percent% of units as deed restricted affordable housing regardless of whether it is a rental or purchase-based property.442F42F
50 This condition directs how developers must
allocate affordable housing based on the income level of eligible tenants.

Attached to this requirement is a deed restriction that preserves the affordable housing condition in “perpetuity” as opposed to for a minimum of 55 years like many jurisdictions in California.6
• Elimination of In-Lieu Fees: The City’s Inclusionary Housing Ordinance requires the provision of units on-site rather than allowing the payment of an in-lieu fee, a common policy practice in local California jurisdictions. • Density-Bonuses: The City provides Density-Bonuses for the construction of affordable housing as prescribed by State law.843F43F
51 An additional source of
affordable housing permitted in parcels zoned as residential are accessory dwelling units.94F4F
52 49 AB 1482; California Civil Code 1946.2, 1947.12 and 1946.13 50 Sebastopol Municipal Code 17.250
51 Sebastopol Municipal Code 17.55.020
52 Sebastopol Municipal Code 17.295.030
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72 • Mobile-Home Rent Stabilization Ordinance: The City enforces a Mobile Home Rent Stabilization ordinance which is intended to mitigate the shortage of mobile home parks in the City and across Sonoma County. This kind of housing is considered affordable housing by design and prevent “excessive space rent increases which could result in threats to health and safety and possible economic eviction.”
Despite these progressive fair housing measures, there remains one local policy that could pose as an impediment to fair housing. The policy involves the obligation to prioritize Sebastopol residents when determining the allocation of affordable housing units,
11 45F45F
53 however, local preference is likely to prevent or severely limit regional access to this housing by essentially operating as an exclusionary zoning measure.

Aside from these City-level measures, the County of Sonoma also promote the preservation and creation of affordable housing works to affirmatively further fair housing through their own policies, programs, projects, and practices.

Complaints, Findings, Lawsuits, Enforcement Actions, Settlements or Judgments Related to Fair Housing and Civil Rights
Federally, Title VIII fair housing case may be filed based on race, color, national origin, religion, sex, disability, familial status, and retaliation for filing a Fair Housing and Equal Opportunity (FHEO) complaint. Between 01/01/2006 - 06/30/2020 there have been two FHEO complaints filed in the County of Sonoma, one on account of disability and the other on an unspecified count. In both instances, no valid issue was counted.

Fair Housing Services and Enforcement at a Local Level
The City of Sebastopol works to eliminate all unlawful discrimination in housing with respect to all protected classes so residents can obtain affordable, adequate, and accessible housing throughout the City. The City facilitates equal housing opportunities by designating an equal housing coordinator (the City Manager), distributing materials regarding fair housing laws, and referring persons with fair housing concerns to Fair Housing Sonoma County and Fair Housing of Marin.

Fair housing materials are distributed at Sebastopol City Hall, on the City’s website, and at other locations willing to distribute materials throughout the City, such as the Library, Veterans Building, Sebastopol Area Senior Center, and Sebastopol Community Center. The City requires nondiscrimination clauses in rental agreements and deed restrictions for housing constructed with City agreements. The City also holds an annual Housing Fair in conjunction with Sonoma County, an event that includes elected representatives from both jurisdictions as well as housing providers, fair housing experts, and other related parties.
53 Sebastopol Municipal Code 17.250.070
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73 In addition to these actions, the City of Sebastopol works with and benefits from local and regional organizations that increase the City’s capacity for fair housing outreach and enforcement. These organizations include the following:

Sonoma County Community Development Commission (CDC): The CDC was established in 1970 and is “dedicated to creating homes for all in thriving and inclusive neighborhoods.” They strive to do so by offering three core services: rental assistance, homeless services, and investment in community and affordable housing projects. The goal is to create housing that is “affordable, available, and accessible to the County’s low-income and workforce residents.”
Every three years, the CDC produces a new Three-Year Strategic Plan to “identify its role within the County of Sonoma and to guide its work effort in a rapidly changing environment.” The most recent plan, released in August 2019, discusses recent evidence that “housing instability as measured by rent burdens, over-crowding, and concentrations of poor households in high poverty neighborhoods remains a pressing issue impeding the full recovery of the County and disproportionately impacting communities of color.” To address these issues, the CDC has created a strategic plan aimed at fostering a strong team, building trust through proactive engagement, and creating pathways to housing and community resources.

Fair Housing of Sonoma County (FHOSC): The FHOSC is the designated provider of fair housing and landlord-tenant information and referral services and is under contract with the Sonoma County CDC and the City of Santa Rosa. The non-profit agency provides free information and assistance to all residents, landlords, and homeowners of Sonoma County and provides referrals to other fair housing agencies within the County.

Legal Aid of Sonoma County (LASC): Legal Aid of Sonoma County represents low and very low-income residents throughout Sonoma County. Their housing practice provides legal assistance regarding public, subsidized (including Section 8 and other HUD subsidized projects) and private housing, fair housing and housing discrimination, housing conditions, rent control, eviction defense, lockouts and utility shut-offs, residential hotels, and training advocates and community organizations. It is important to note that LASC is restricted from representing undocumented clients.

Bay Area Legal Aid (BALA): BALABayLegal): BayLegal represents low and very lowincome residents within their seven-county service area, including Sonoma County.

BALABayLegal is also a grantee under HUD’s Fair Housing Initiatives Program (FHIP) and receives funding from HUD to assist victims of housing discrimination. Their housing practice provides legal assistance regarding public, subsidized (including Section 8 and other HUD subsidized projects) and private housing, fair housing and housing discrimination, housing conditions, rent control, eviction defense, lockouts and utility shut-offs, residential hotels, and training advocates and community organizations. It is important to note that BALABayLegal is restricted from representing undocumented clients.

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74 Department of Fair Employment and Housing (DFEH): The California DFEH is a State agency dedicated to enforcing California’s civil rights laws. Its mission targets unlawful discrimination in employment, housing, and public accommodations, hate violence, and human trafficking. Victims of discrimination can submit complaints directly to the department. DFEH is also a HUD Fair Housing Assistance Program (FHAP) agency and receives funding from HUD to enforce fair housing laws.

Fair Housing Advocates of Northern California (FHANC): Fair Housing Advocates of Northern California is a private 501(c)(3) nonprofit organization with a stated mission of ensuring equal housing opportunity and educating communities on the value of diversity in their neighborhoods. FHANC is also a grantee under HUD’s Fair Housing Initiatives Program (FHIP), which means that it receives funding from HUD to assist victims of housing discrimination. FHANC provides fair housing counseling services, fair housing complaint investigation, and assistance in filing fair housing administrative complaints to residents of Sonoma, Solano, and Marin counties.

FHANC also offers counseling and education programs on foreclosure prevention and pre-purchase homebuying.

Public Housing
The City of Sebastopol does not own or operate any public housing; however, it does include five housing projects in which all units are deed-restricted affordable:

Gravenstein Apartments with 59 affordable units; Bodega Hills Apartments with 23 affordable Family units; Burbank Orchards with 60 affordable Elderly units; and Petaluma Avenue Homes with 44 affordable Family units. Woodmark Apartments is a new construction estimated for completion in 2022 and will provide 47 affordable Family units.

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75 Figure 1:: Federal- and State-Subsidized Affordable Housing Properties in Sebastopol
Source: California Housing Partnership Affordable Housing Map and Benefits Calculator
Among other outcomes, these affordable units are estimated to generate the following outcomes: $870 per month in median household rent savings; $631,000 per year in medical cost savings from living in a lower poverty community; 40 MTCO2e per year in GHG emission reductions from proximity of transit and 160 MTCO2e per year in GHG emission reductions from proximity to jobs; 270 supported jobs per year; $10 million per year in wages and business income; and $2 million per year in State and local taxes.

Compared to other jurisdictions within Sonoma County, there is a higher proportion of White households occupying Project-Based Section 8 Public Supported Housing projects than in the neighboring cities of Cotati and Cloverdale (Table 26).

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76 Table 26: Project-Based Section 8 Publicly Supported Housing Demographics, Sonoma Urban County
Sonoma County #
Units
%
White
%
Black
%
Hispanic
% Asian or
Pacific
Islander
%
Households
with children
Marvin Gardens
Apartments, Cotati 37 48.57 22.86 25.71 n/a 57.14
Windwood
Apartments, Cotati 28 69.23 11.54 19.23 n/a 57.69
Kings Valley
Apartments,
Cloverdale
75 83.1 1.41 12.68 1.41 1.41
Burbank Heights,
Sebastopol 67 95.38 1.54 3.08 n/a n/a
Burbank Orchards,
Sebastopol 60 94.92 1.69 3.39 n/a n/a
Housing Choice Vouchers
Housing Choice Voucher Section 8 (HCV Program) is a major Federal program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. To become a participant of the HCV Program, individuals and families must sign up on the Waiting List with the Sonoma County Housing Authority. This is a list of people who are waiting to receive rental assistance. Names can only be added to the Waiting List when the list is open, which is approximately every three to five years. While the list is open, 750 applications are randomly selected and assigned a place in line. Once a name reaches the top of the Waiting List, the applicant is interviewed to determine whether they are eligible for the program.

The Section 8 Housing Choice Voucher Program provides monthly rental assistance payments to private landlords on behalf of low-income families who have been determined eligible by the Sonoma County Housing Authority. The program’s objective is to assist low-income families by providing rental assistance so that families may lease safe, decent, and sanitary housing units in the private rental market. Program participants are also able to move without the loss of housing assistance if the family notifies the Housing Authority ahead of time, terminates any existing lease within the lease provisions, and finds acceptable alternate housing.

The Sonoma County Housing Authority (SCHA) administers Housing Choice Vouchers in Sonoma County. The most recent waiting list opening to receive application was from October 1, 2021 – November 1, 2021. Voucher holders are granted a subsidy that is paid directly to the landlord, and the participant pays the difference between the actual rent charged and the amount subsidized by the program. The tenant's share of rent and utilities is generally between 30% to 40 percent% of their monthly income
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77 SCHA’s 2021 Public Housing Authority Annual Plan outlines the goal to maintain "High Performer" status under HUD's Section 8 Management Assessment Program (SEMAP) and outlines its awarded application renewal of Special Needs Assistance Program grants from HUD through the Continuum of Care. This enables the provision of rental assistance to families, individuals, and youth with disabilities who are experiencing homelessness. On average, the SCHA supports approximately 3,000 households through various rental assistance programs.

Housing Enforcement and Outreach Capacity: Conclusion and Contributing Factors
While the City of Sebastopol is in full compliance with fair housing regulations at the State and Federal levels, there remain challenges in fair housing enforcement. These challenges are primarily related to limited administrative capacity and resources, including lack of language access for non-English speaking Sebastopol residents.

There is also a continued need for more frequently and widely dispersed fair housing resources so that the rights to fair housing and enforced for all residents. In Sebastopol, the main factors that contribute to fair housing issues related to enforcement and outreach are:
• Lack of language access
• Lack of resources for fair housing agencies and organizations

4.5.3 Integration and Segregation Patterns and Trends Related to People with Protected Characteristics and Lower Incomes Segregation is the separation of different demographic groups into different geographic locations or communities, meaning that groups are unevenly distributed across geographic space. Integration in the equal distribution of demographic groups within a geographic location or community. This section of the Assessment of Fair Housing will assess the extent of racial and income segregation and integration both on the neighborhood level and between the City and neighboring jurisdictions.

Segregation is partly a result of historical exclusionary zoning practices, which is the use of zoning ordinances to exclude certain types of land uses and/or races and ethnicities from a given community. Exclusionary zoning was introduced in the early 1900s, typically to prevent racial and ethnic minorities from moving into middle- and upper-class neighborhoods. In the United States, exclusionary zoning is standard in almost all communities and is used to limit the supply of available housing units, such as prohibiting multifamily residential dwelling and minimum lot size requirements.

Single-family zoning is exclusionary when it occurs to the exclusion of other types of residential uses. While not intended to be exclusionary, Sebastopol’s past prohibition of anything but single-family homes have excluded persons who do not have incomes high enough to live there. Because poverty occurs most often with persons of color, these practices have resulted in the exclusion of protected classes even though they were not intended to.

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78 The City of Sebastopol has taken steps to address past exclusionary zoning practices with each update of the Housing Element. As of 2022, Sebastopol is zoned according to the map shown below. Under its zoning code, Sebastopol has eight residential zoning districts. Districts R1 through R5 are primarily zoned for single family residential uses, but District R5 permits townhomes, condominiums, duplex, triplex, and fourplex uses. Higher density multi-family residential developments are only allowed in Districts R6 and R7, allowing up to 25 dwelling units per acre.

Figure 2: Zoning Map of the City of Sebastopol
Source: City of Sebastopol Municipal Code, Title 17: Zoning (2018) Race and Ethnicity
The City of Sebastopol is made up of a predominantly White population, at almost 75% of its total population. The Hispanic or Latino population is the second largest group, making up 12.7% of the total population. Between 2010 and 2020, Sebastopol has experienced little change in racial population demographics.

Table 28: Racial Population Demographics, Sebastopol
Sebastopol
2010 2020 Percent Change
Hispanic/Latinx 11.7% 12.7% +1.0%
White (Non-Hispanic) alone 81.4% 74.9% - 6.5%
Black or African American alone 0.8% 1.7% +0.9%
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79 American Indian and Alaska Native
alone

2.2% 0.0% -2.2%
Asian alone 1.6% 3.8% +2.2%
Native Hawaiian or Other Pacific
Islander alone

0.4% 0.2% -0.2%
Two or More Races 0.8% 6.7% +5.9%
Source: American Community Survey 2010 and 2020, 5-Year Estimates.

In Sonoma County and California, the two most prevalent racial and ethnic groups are also White and Hispanic/Latinx. Sebastopol has a larger proportion of White residents than either Sonoma County or California and a smaller proportion of Hispanic/Latinx residents. As of 2020, Hispanic/Latinx residents made up over onefourth of the Sonoma County’s population and over one-third of the California’s population of California. Both Sebastopol and Sonoma County have significantly smaller Asian populations than California as a whole. Over time, Sebastopol has consistently had a greater whiteWhite population than both Sonoma County and California (Table 28).

Table 29: Racial and Ethnic Composition of Sebastopol's Population Compared to Sonoma County and California
Sebastopol Sonoma County California
2010 2020 2010 2020 2010 2020
Hispanic/Latinx 11.7% 12.7% 23.6% 27.0% 36.7% 39.1%
White (Non-Hispanic)
alone 81.4% 74.9% 67.6% 62.5% 41.2% 36.5%
Black or African
American alone 0.8% 1.7% 1.4% 1.5% 5.9% 5.4%
American Indian and
Alaska Native alone 2.2% 0.0% 0.8% 0.4% 0.4% 0.3%
Asian alone 1.6% 3.8% 3.9% 4.2% 12.8% 14.6%
Native Hawaiian or Other
Pacific Islander alone 0.4% 0.2% 0.3% 0.3% 0.4% 0.3%
Two or More Races 0.8% 6.7% 2.2% 3.6% 2.3% 3.4%
Source: American Community Survey 2010 and 2020, 5-Year Estimates As shown in Table 28, the racial and ethnic makeup of Sebastopol is more like that of Sonoma County than that of the broader region. However, Sebastopol has the lowest percentage of racial and ethnic minorities in the County at just 21.7 percent% of its population. This stands in contrast to cities like Santa Rosa, Windsor, and Cloverdale and nearby unincorporated areas which have some of the largest proportions of minority populations in Sonoma County. Sebastopol is primarily Agenda item Number:9 Agenda item Number:9
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80 designated as either High or Highest Resource areas, this suggests possible barriers of entry for minority populations. Table 29 below compares the proportion of minority populationspopulations46F46F
54 in all of Sonoma County's cities in 2022.

Table 30: Minority Populations in Sonoma County Municipalities Municipality Population % Minority Population
Santa Rosa, CA 178,127 48.8%
Petaluma, CA 59,776 33.4%
Rohnert Park, CA 44,390 41.0%
Windsor, CA 26,344 46.7%
Healdsburg, CA 11,340 36.8%
Sonoma, CA 10,739 27.9%
Cloverdale, CA 8,996 42.2%
Cotati, CA 7,584 25.9%
Sebastopol, CA 7,521 21.7%
County Total 488,863 40.6%
Source: All FDIC-related data derived from: Download Data, Federal Deposit Insurance Corporation, https://www7.fdic.gov/idasp/advSearch_warp_download_all.asp?intTab=1 (last visited Feb. 2, 2022).

Racial dot maps are useful for examining neighborhood racial segregation within a jurisdiction. The racial dot map of Sebastopol visually demonstrates the predominance of White residents (represented by the blue dots in Figure 32). There are no notable clusters of one race within this distribution.

Figure 2: Racial Dot Map of Sebastopol, 2020
54 Here, minority is defined by Section 308 of the Financial Institutions Reform, Recovery and Enforcement Act of 1989 and refers to any Black American, Asian American, Hispanic American, or Native American.

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81 Source: U.S. Census Bureau, 2020 Census State Redistricting Data Summary File, 2020 Census of Population and Housing, Table P002
The Othering & Belonging Institute’s Divergence Index measures the racial composition of local areas is given the overall racial composition of the region. Index values range from zero to one, with higher values indicating greater divergence and more segregation. Sebastopol has an Intermunicipal Divergence (i.e., within the municipality) value of 0.4160 which constitutes the highest degree of racial segregation of all municipalities within Sonoma County.

Figure 4Table 31: Intermunicipal Divergence of municipalities in Sonoma County Cities/Towns Inter-municipal
Divergence Population Level of Segregation
Sebastopol 0.4160 7,379 High
Sonoma 0.3505 10,648 High
Cotati 0.2510 7,265 High
Petaluma 0.2257 57,941 High
Rohnert Park 0.1941 40,971 Moderate
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82 Healdsburg 0.2953 11,254 High
Cloverdale 0.2998 8,618 High
Santa Rosa 0.1750 167,815 Moderate
Source: Othering & Belonging Institute Racial Segregation in the San Francisco Bay Area, Part 1 At the regional level, segregation is measured between cities instead of between neighborhoods. The Intra-municipal Divergence Index measures the level of segregation of people between neighborhoods within a City. Santa Rosa has the greatest levels of intra-municipal divergence among municipalities in Sonoma County while Sebastopol has one of the lowest levels of segregation of people between neighborhoods (Figure 5).(Table 31).

Figure 5Table 32: Intra-municipal Divergence of municipalities in Sonoma County
Cities/Towns Intra-municipal Divergence Population
American Canyon 0.0276 19,454
Cloverdale 0.0228 8,618
Cotati 0.0004 7,265
Healdsburg 0.0385 11,254
Petaluma 0.0306 57,941
Rohnert Park 0.0208 40,971
Santa Rosa 0.0950 167,815
Sebastopol 0.0019 7,379
Sonoma 0.0013 10,648
Source: Othering & Belonging Institute Racial Segregation in the San Francisco Bay Area, Part 1
Another way to measure levels of segregation is by using an isolation index. The isolation index compares each neighborhood’s composition to the jurisdiction’s demographics. This index ranges from 0 to 1. Higher values indicate that a particular group is more isolated from other groups. Isolation indices indicate the potential for contact between different groups. The index can be interpreted as the experience of the average member of that group.

While it might be counterintuitive to describe Whites as the most segregated racial group, this is a byproduct as the segregation of people of color. The segregation of non-Whites into disproportionately non-White neighborhoods or areas outside of the jurisdiction itself results in Whites residing in disproportionately whiter neighborhoods. The isolation index value for White residents in Sebastopol is 0.747 which means that on average, White residents in the City live in neighborhoods that are 74.7% White. Other racial groups are less isolated, meaning they may be more likely to encounter other racial groups in their neighborhoods. The isolation index Agenda item Number:9 Agenda item Number:9
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83 values for all racial groups in Sebastopol for the years 2000, 2010, and 2020 can be found in Table 3032 below. Among all racial groups in this jurisdiction, the White population’s isolation index has changed the most over time, becoming less segregated between 2000 and 2020. As measured by the Racial Isolation Index, Sebastopol’s White population is more segregated than the Bay Area average, and its Asian/ Pacific Islander, Black/African American, and Latinx/Hispanic populations are less segregated than the Bay Area average.

Table 33: Racial Isolation Index Values for Segregation within Sebastopol Sebastopol Bay Area
Race 2000 2010 2020 2020
Asian/Pacific Islander 0.016 0.018 0.027 0.245
Black/African American 0.007 0.009 0.010 0.053
Latinx 0.092 0.108 0.144 0.251
White 0.853 0.837 0.747 0.491
Source: U.S. Census Bureau, 2020, 2010, 2000
While the racial isolation index measures the segregation of a single group, the dissimilarity index measures segregation between two different groups. Table 30Table 33 provides the racial dissimilarity index values indicating the level of segregation in Sebastopol between White residents and residents who are Black, Latinx, or Asian/Pacific Islander. The table also provides the racial dissimilarity index between White residents and all residents of color in the jurisdiction, and all racial dissimilarity index values are shown across three time periods (2000, 2010, and 2020.) In Sebastopol, the highest segregation is between Black and White residents.

It should be noted, however, that the racial dissimilarity index value might not be a reliable data point due to Sebastopol’s small population size.

The “Bay Area Average” column in this table provides the average racial dissimilarity index values for these racial group pairings across Bay Area jurisdictions in 2020.

While the racial dissimilarity index is highest between Black and White residents in both Sebastopol and the Bay Area, the data shows slightly higher levels of segregation in the greater Bay Area. Segregation levels for other racial groups are much lower in Sebastopol than the Bay Area average.

Table 34: Racial Dissimilarity Index Values for Segregation Within Sebastopol Sebastopol Bay Area Average
Race 2000 2010 2020 2020
Asian/Pacific Islander vs. White 0.084* 0.062* 0.058* 0.185 Black/African American vs. White 0.046* 0.089* 0.211* 0.244 Latinx vs. White 0.070 0.080 0.025 0.207
People of Color vs. White 0.053 0.044 0.023 0.168
Source: U.S. Census Bureau, 2020, 2010, 2000
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84 Note: If a number is marked with an asterisk (*), it indicates that the index is based on a racial group making up less than 5 percent% of the jurisdiction population, leading to unreliable numbers.

Finally, the Theil’s H Index can be used to measure segregation between all groups within a jurisdiction. This index measures how diverse each neighborhood is compared to the diversity of the whole City. Neighborhoods are weighted by their size, so that larger neighborhoods play a more significant role in determining the total measure of segregation. The index ranges from 0 to 1. A Theil’s H Index value of 0 would mean all neighborhoods within a City have the same demographics as the whole City. A value of 1 would mean each group lives exclusively in their own, separate neighborhood.

The “Bay Area Average” column in Table 3234 below provides the average Theil’s H Index across Bay Area jurisdictions in 2020. Between 2010 and 2020, the Theil’s H Index for racial segregation in Sebastopol declined, suggesting that there is now less neighborhood level racial segregation within the jurisdiction. In 2020, the Theil’s H Index for racial segregation in Sebastopol was lower than the average value for Bay Area jurisdictions, indicating that neighborhood level racial segregation in Sebastopol is less than in the average Bay Area city.

Table 35: Theil’s H Index Values for Racial Segregation within Sebastopol Sebastopol Bay Area
Index 2000 2010 2020 2020
Theil’s H Multi-racial 0.002 0.003 0.002 0.042
Source: IPUMS National Historical Geographic Information System (NHGIS). U.S. Census Bureau, 2020 Census State Redistricting Data (Public Law 94-171) Summary File, 2020 Census of Population and Housing, Table P002. Data from 2010 is from U.S. Census Bureau, Census 2010, Table P4. Data for 2000 is standardized to 2010 census tract geographies and is from U.S. Census Bureau, Census 2000, Table P004
Compared to other jurisdictions within Sonoma County, there is a higher proportion of White households occupying Project-Based Section 8 Public Supported Housing projects than in the neighboring cities of Cotati and Cloverdale (Table 35).

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85 Table 36: Project-Based Section 8 Publicly Supported Housing Demographics, Sonoma Urban County
Sonoma County #
Units
%
White
%
Black
%
Hispanic
% Asian or
Pacific
Islander
%
Households
with children
Marvin Gardens
Apartments, Cotati 37 48.57 22.86 25.71 n/a 57.14
Windwood
Apartments, Cotati 28 69.23 11.54 19.23 n/a 57.69
Kings Valley
Apartments,
Cloverdale
75 83.1 1.41 12.68 1.41 1.41
Burbank Heights,
Sebastopol 67 95.38 1.54 3.08 n/a n/a
Burbank Orchards,
Sebastopol 60 94.92 1.69 3.39 n/a n/a
Across the San Francisco Bay Area, White residents and above moderate-income residents are significantly more segregated from other racial and income groups (see Appendix 2). The highest levels of racial segregation occur between the Black and White populations. Racial segregation both within Bay Area cities and across jurisdictions in the region has decreased since the year 2000. This finding is consistent with recent research from the Othering and Belonging Institute at UC Berkeley, which concluded that “[a]lthough 7 of the 9 Bay Area counties were more segregated in 2020 than they were in either 1980 or 1990, racial residential segregation in the region appears to have peaked around the year 2000 and has generally declined since.” Compared to cities in other parts of California, Bay Area jurisdictions have more neighborhood level segregation between residents from different racial groups.

In Sonoma County, most residents are White, with Hispanic residents the next largest group. There are Hispanic majority tracts near and directly south of the City of Santa Rosa (see Figure 63).

Figure 3: Sonoma County Neighborhood Segregation
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86 Key findings on racial segregation in Sebastopol from the “AFFH Segregation Report:

Sebastopol” conducted by the University of California (UC) Merced Urban Policy Lab and ABAG/MTC Staff are as follows:

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87 • As of 2020, White residents are the most segregated compared to the other racial groups in Sebastopol as measured by the isolation index. White residents live in neighborhoods where they are less likely to encounter other racial groups.
• Among all racial groups in Sebastopol, the White population’s index value has changed the most over time, becoming less segregated from other racial groups between 2000 and 2020.
• The highest level of racial segregation in Sebastopol is between Black and White residents according to the dissimilarity index; however, this data point is based on a small population size and therefore not necessarily reliable. • Neighborhood racial segregation in Sebastopol declined between 2010 and 2020 according to the Theil’s H-Index.

Persons with Disabilities
The Americans with Disabilities Act (ADA) defines a disability as a “physical or mental impairment that substantially limits one or more major life activities.” People with disabilities are at greater risk for housing insecurity, homelessness, and institutionalization, particularly when they lose aging caregivers. Over 11% of people in Sebastopol have a disability of any kind and require accessibly designed homes that offer greater mobility and opportunity for independence according.

According to the 2015-2019 ACS, approximately 12% of the population in both the City and County has one or more disabilities (Table 3336.) While there are no apparent concentrations of persons with a disability in Sebastopol, there are slightly higher rates and distributions of persons living with disabilities when compared to Sonoma County, the Bay Area, and the State of California, particularly those living with Cognitive Difficulty and Ambulatory Difficulty.

Table 37: Trends in Disability Characteristics
Sebastopol Sonoma County California
2015 2019 2015 2019 2015 2019
Total with a Disability 14.9% 12.6% 11.7% 11.9% 10.4% 10.6% Hearing Difficulty 4.3% 2.9% 3.8% 3.7% 2.9% 2.9%
Vision Difficulty 1.2% 1.9% 0.8% 1.9% 2.0% 2.0%
Cognitive Difficulty 6.9% 5.7% 4.7% 4.6% 4.3% 4.3%
Ambulatory Difficulty 7.1% 5.3% 6.0% 6.0% 5.9% 5.8%
Independent Living 6.7% 5.2% 5.3% 5.3% 5.5% 5.5%
Self-Care Difficulty 3.9% 3.4% 2.5% 2.5% 2.6% 2.6%
Source: ACS 5-Year Estimates 2011-2015, ACS 5-Year Estimates 2015-2019 Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households
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88 American Community Survey 2015-2019 data indicates that Sebastopol has a higher share of single-person households (32.9%) than both Sonoma County (27.5%) and the Bay Area. (27.4%) The share of married-couple family households is smaller in Sebastopol than in Sonoma County or the Bay Area region.

Figure 4: Household Type in Sebastopol
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001 Of the 85 households living below the poverty level in Sebastopol, 25 (29.4%) are married-couple families, 11 (12.9%) are male householders with no spouse present, and 49 (57.6%) are female householders with no spouse present. There are no maleheaded households with children live in poverty while all 49 female-headed households with children live in poverty have children. Sebastopol’s female-headed family households and other non-married-couple family households more likely to rent than to own homes compared to married couple family households. However, this data comes with a large margin of error given the small population size.

Table 38: Sebastopol Families in Poverty by Household Type California Sonoma County Sebastopol
Family Households with Incomes
below Poverty Level: 862,463 6,369 85
Married-couple families: 372,346 2,907 25
No child 35.0% 43.5% 100.0%
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89 With child/children 65.0% 56.5% 0.0%
Male householder, no spouse
present: 98,869 614 11
No child 27.6% 18.2% 100.0%
With child/children 72.4% 81.8% 0.0%
Female householder, no spouse
present: 391,254 2,848 49
No child 16.9% 20.8% 0.0%
With child/children 83.1% 79.2% 100.0%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012 Income
Household income is the principal factor in determining a household’s ability to balance housing costs with other basic life necessities. Households with lower incomes are limited in their ability to balance housing costs with other needs, and often face additional barriers when seeking adequate housing. The relationship between household income, household type, race/ethnicity, and other protected classes often exacerbates fair housing issues. Identifying geographies and individuals with a low- to moderate- income (LMI) is important to overcome patterns of segregation. HUD defines LMI areas as a Census tract or block group where over 51% of the population is LMI, with income at or below 80% of the Area Median Income 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 State. In Sebastopol, 50.2% of households make more than 100% of the Area Median Income (AMI), with 14.8% making less than 30% of AMI, which is considered extremely low-income (see Figure 85).

Figure 5: Households by Households Income Level
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90 Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release There are two block groups in Sebastopol with median incomes greater than $125,000 according to the 2015-2019 ACS. Those making just under $125,000 are in the northern and southern regions of the city. Three designated block groups meetare at the HCD 2020 State Median Income level around $87,100 and there are no concentrated areas of households earning less than $55,000 in Sebastopol.

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 state. In Sebastopol, 50.2 percent of households earn more than the Area Median Income (AMI) while 14.8 percent earn less than 30% of AMI, which is considered extremely low-income (Figure 8.) Share of Extremely Low-Income Households (earning between 0% and 30% of AMI) in Sebastopol is higher than both Sonoma County by 4.1 percent and comparable to the share of Extremely Low-Income households in the Bay Area.

Income segregation can be measured using similar indices as racial segregation.

Income dot maps, like racial dot maps, are useful for visualizing segregation between multiple income groups at the same time. The income dot map of Sebastopol in Figure 96 below offers a visual representation of the spatial distribution of income groups within the jurisdiction. As with the racial dot maps, when the dots show lack of a pattern or clustering, income segregation measures tend to be lower, and conversely, when clusters are apparent, the segregation measures may be higher as well. Like the racial dot map, there are no notable income clusters in or around the City of Sebastopol (Figure 96)
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91 Figure 6: Income Dot Map of Sebastopol (2015)

Source: U.S. Census Bureau, 2020 Census State Redistricting Data (Public Law 94-171) Summary File, 2020 Census of Population and Housing, Table P002.

Income Isolation Index Values for Sebastopol and the average Bay Area jurisdiction are present in Table 3538 below. Above Moderate-Income (AMI) households are the most isolated income group in Sebastopol. Sebastopol’s isolation index of 0.456 for these households meaning that the average AMI household in Sebastopol lives in where 45.6 percent% of households are also AMI. The degree of isolation for LowIncome households has changed the most over time, becoming less segregated from other income groups between 2010 and 2015. The lowest and highest income populations were relatively stagnant in their levels of isolation between 2010 and 2015.

The average isolation index value for Very Low-Income (VLI) households across Bay Area jurisdictions is 0.269. This indicates that in the average Bay Area jurisdiction, a VLI household is located in a neighborhood where 26.9 percent% of households are VLI. This is slightly higher than the isolation index value of VLI households in Sebastopol. The largest discrepancy in isolation index values between the average Agenda item Number:9 Agenda item Number:9
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92 Bay Area jurisdiction and Sebastopol is with AMI households: as of 2015, AMI households were 5.5% less segregated in Sebastopol than in the average Bay Area municipality.

Table 39: Income Group Isolation Index Values in Sebastopol (2010, 2015) and Average Bay Area Jurisdiction (2015)
Sebastopol Bay Area Average
Income Group 2010 2015 2015
Very Low-Income (<50% AMI) 0.217 0.218 0.269
Low-Income (50%-80% AMI) 0.197 0.174 0.145
Moderate-Income (80%-120% AMI) 0.172 0.164 0.183
Above Moderate-Income (>120% AMI) 0.455 0.456 0.507
Source: ACS 5-Year 2011-2015 Low- and Moderate-Income Summary Data, ACS 5-Year 2006-2010 Lowand Moderate-Income Summary Data Residents of all income levels are more likely to rent than own in Sebastopol as demonstrated in Figure 107. The largest income group of both renters and homeowners are those earning more than 100% of AMI. The second largest income group of renters, however, are those earning between 0% and 30% of AMI.

Figure 7: Household Income Level by Tenure in Sebastopol Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release Agenda item Number:9 Agenda item Number:9
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93 From 2010 and 2015, the share of Very Low-Income (VLI) households in Sebastopol increased by 5.56 percent,%, but still was slightly lower than the share of VLI households in the Bay Area region. This increase could be attributed to new units available to low-income families with the opening of Petaluma Avenue Homes, or to a slow rate of wage increases.

Table 3639 below provides the income group “dissimilarity” index values, which indicate the level of segregation in Sebastopol between residents who are lowerincome (earning less than 80% of AMI) and those who are not lower-income (earning above 80% of AMI). This data aligns with the requirements described in HCD’s AFFH Guidance Memo for identifying income group dissimilarity for lower-income households. Segregation in Sebastopol between lower-income residents and residents who are not lower-income decreased between 2010 and 2015. Additionally, this table shows the level of segregation between residents who are very low-income (earning less than 50% of AMI) and those who are above moderate-income (earning above 120% of AMI). This supplementary data point provides additional nuance to an analysis of income segregation, as this index value indicates the extent to which a jurisdiction’s lowest and highest income residents live in separate neighborhoods.

Like other tables in this report, the “Bay Area Average” column shows the average income group dissimilarity index values for these income group pairings across Bay Area jurisdictions in 2015. For example, the average income group dissimilarity index between lower-income residents and other residents in a Bay Area jurisdiction is

0.198, so on average 19.8% of lower-income residents in a Bay Area jurisdiction would need to move to a different neighborhood within the jurisdiction to create perfect income group integration in that jurisdiction.

According to the dissimilarity index, segregation between lower-income residents and residents who are not lower-income has decreased between 2010 and 2015. In 2015, the income segregation in Sebastopol between lower-income residents and other residents was less than the average value for Bay Area jurisdictions.

Table 40: Income Group Dissimilarity Index Values for Segregation within Sebastopol
Sebastopol Bay Area
Average
Income Group 2010 2015 2015
Below 80% AMI vs. Above 80% AMI 0.142 0.044 0.198
Below 50% AMI vs. Above 120% AMI 0.151 0.082 0.253
Source: ACS 5-Year 2011-2015 Low- and Moderate-Income Summary Data, ACS 5-Year 2006-2010 Lowand Moderate-Income Summary Data.

Key findings on income in Sebastopol from the “AFFH Segregation Report:

Sebastopol” conducted by the UC Merced Urban Policy Lab and ABAG/MTC Staff are as follows:

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94 • Neighborhood income segregation declined between 2010 and 2015 according to the Theil’s H-Index.
• Above Moderate-income residents are the most segregated compared to other income groups in Sebastopol. Above Moderate-income residents live in neighborhoods where they are less likely to encounter residents of other income groups.
• Among all income groups, the Low-income population’s segregation measure has changed the most over time, becoming less segregated from other income groups between 2010 and 2015.

Poverty
Poverty thresholds, as defined by the Census Bureau, vary by household type but remain constant throughout the country and doesdo not correspond to Area Median Income. Of the 7,534 individuals for whom poverty status was determined in 2020, 775 (i.e., 10%) were living below the poverty level in Sebastopol.47F47F 55 People of color are more likely to experience poverty and financial instability because of Federal and local housing policies that have historically excluded them from the same opportunities extended to White residents. These economic disparities also leave communities of color at higher risk for housing insecurity, displacement, or homelessness. In Sebastopol, Black or African American residents experience the highest rates of poverty followed by Hispanic or Latinx residents (Figure 118.) Figure 8: Poverty Status by Race in Sebastopol
55 U.S. Census Bureau, American Community Survey 5-Year Data (2020), Table S1701 Agenda item Number:9 Agenda item Number:9
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95 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I)
Female-Headed households with children is another group that is at higher-risk of poverty. In Sebastopol, 20.9 percent% of female-headed households with children fall below the Federal Poverty Line while there are no female-headed households without children live in poverty (Figure 129.)). This suggests that single femaleheaded households are highly susceptible to becoming impoverished in Sebastopol.

Figure 9: Female-Headed Households by Poverty Status in Sebastopol Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012) As of 2019, Sebastopol had a smaller population of impoverished residents compared both the State of California and Sonoma County. In the Bay Area, more than half of all households make more than the Area Median Income, while 15 percent% are Extremely Low Income. 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 stagnant wages in certain industries.

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96 Table 41: Percent of Population Below Poverty Level for Whom Poverty Status is Determined in California, Sonoma County, and Sebastopol (2019) California Sonoma County Sebastopol
% of population belowPopulation in poverty 13.4% 9.2% 7.3% Source: U.S. Census Bureau, American Community Survey 5-Year Data (2019), Table S170) Racially & Ethnically Concentrated Areas of Poverty (R/ECAP) and Affluence (RCAA)
The U.S. Department of Housing and Urban Development (HUD) has determined that Whites are the most racially segregated group in the United States and “in the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.” HUD defines census tracts with a majority non-White population (greater than 50%) that have either a poverty rate that exceeds 40% or is three times the average tract poverty rate for the metro/micro area, whichever threshold is lower, as Racially/Ethnically Concentrated Areas of Poverty (R/ECAPs). There are no R/ECAPS in the City of Sebastopol or in Sonoma County.

While RECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence should also be analyzed to ensure housing is integrated, a key to fair housing choice. Scholars at the University of Minnesota Humphrey School of Public Affairs have created the Racially Concentrated Areas of Affluence (RCAAs) metric to tell the story of segregation more fully in the United States. Based on their research, RCAAs are defined as census tracts where 1) 80% or more of the population is White, and 2) the median household income is $125,000 or greater. There are no RECAAsRCAAs in Sebastopol. There are several RCAAs in Sonoma County and the surrounding region, mainly in eastern Sonoma County and western Napa County (Figure 10).

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97 Figure 10: Regionally Concentrated Areas of Affluence in the Region Source: HCD AFFH Data Viewer, ACS 2015 - 2019, HCD, PlaceWorks 2021 In February 2017, the California Fair Housing Task Force (Task Force) was tasked with creating a map that more effectively reflects that level of racial and ethnic diversity in many parts of California. The map that was created filters areas that are both non-Whites racially segregated and high poverty. Census tracts and rural block groups that have both a poverty rate of over 30% and that are designated as being racially segregated are categorized by this statewide standard as “High Segregation and Poverty.” There are no Block Groups of High Segregation and Poverty in Sebastopol or Sonoma County.

Tenure
Figure 11: Sonoma County Percent of Households in Renter-Occupied Housing Units
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98 In Sonoma County, the location of renters largely correlates with aforementioned patterns of racial and ethnic segregation. ThereThe highest concentration of renters is near Santa Rosa and Petaluma. There are fewer renters in the northeast portion of the county.

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99 Integration and Segregation: Fair Housing Issues and Contributing Factors • Community opposition

4.5.4 Disparities in Access to Opportunity
Racial and economic segregation can lead to vastly unequal access to opportunities within community such as access to high performing schools, good paying jobs, public transportation, parks and playgrounds, clean air and water, public safety, and other resources. This generational lack of access for many communities, particularly people of color and lower income residents, has often resulted in poor life outcomes including lower educational attainment, higher morbidity rates, and higher mortality rates.

This section of the Assessment of Fair Housing will identifyidentifies any socioeconomic barriers related to education, environment, employment, and transportation that could negatively impact certain communities in the City of Sebastopol.

The TCAC Opportunity Areas 2022 Composite Score assess the level of resources related to education, poverty, proximity to jobs and economic opportunities, low pollution levels, and other factors in neighborhoods across the City. The Composite Score, an index that weighs all these factors indicates that every neighborhood in Sebastopol falls into the Moderate to Highest Resource category. There is one small neighborhood in the northeastern part of the city that is considered Low Resource, but this might be due to lack of opportunity in most of the census tract that falls outside of Sebastopol limits.

Figure 12: TCAC Opportunity Areas Composite Scores, 2022 Source: TCAC/HCD Opportunity Area Maps
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Education
TK-12 education for the City of Sebastopol is provided by the Sebastopol Union School District (Park Side Elementary School, Brook Haven Middle School and CASTLE Preschool & Child Care), Gravenstein Union School District (Gravenstein Elementary School, and Hillcrest Middle School), and Twin Hills Union School District (Apple Blossom Elementary, Twin Hills Charter Middle School, Orchard View Charter School (K-12), and Sunridge Charter School (K-8) West Sonoma County Union High School Grove Union School District (Oak Grove Elementary School and Willowside Middle School) also operate in Sebastopol.
2021 TCAC Opportunity Areas Education Scores provides an index for measuring the level of educational outcomes within a census tract. The higher the score, the more positive the outcomes. All census tracts that intersect Sebastopol rank between 0.50 (light green) and >0.75 (dark green) indicating generally positive education outcomes across the City.

Figure 13: TCAC Opportunity Areas (2021) Education Score by Tract in Sebastopol
Source: HCD/TCAC Opportunity Maps 2021
California School Dashboard features five of the schools located in Sebastopol, all with varying rates of enrollment, socioeconomic disadvantage, English learners, and foster youth which could be indicators of school performance and educational opportunity. There is limited data on their overall performance given that fewer than ten students have tested in all but one of the schools, Sebastopol Independent Charter.

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Table 42: Sebastopol School Attributes (2020)
School Enrollment Socioeconomically
Disadvantaged
English
Learners
Foster
Youth
Sebastopol Union Elementary 418 48.1% 12.2% 0.7%
Sebastopol Independent Charter 281 32.7% 0.4% 0%
REACH 118 41.5% 0% 0%
Brook Haven Middle 198 48.5% 9.1% 1.5%
Park Side Elementary -- 48.6% 15.3 0%
Source: California School Dashboard, California Department of Education Access to Healthy Environment
Figure 14: CalEnviroScreen 4.0 Percentiles by Census Tracts in Sebastopol Source: CalEnviroScreen 4.0 – Feb 2021 Update
The California Healthy Places Index (HPI) combines 25 community characteristics like access to healthcare, housing, education, and more, into a single indexed “HPI” score. The healthier a community, the higher the HPI score. The HPI applies a positive frame focusing on assets a community has have they can build on, rather than what is lacking. According to this index, Sebastopol has healthier conditions than 83.4% of other California Cities and Towns. Of the factors that make up the “Clean Environment” score in this index, ozone quality scores the lowest, but still has better conditions than most of the State.

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Figure 15: Environment Conditions Compared to Other California Cities/Towns and Individual Indicators of Environmental Health in Sebastopol Source: The California Healthy Places Index (HPI)
The TCAC Opportunity Areas (2021) Environmental Scores are based on the CalEnviroScreen. This data reflects slightly less positive environmental outcomes in the northern part of the City. This is likely due to environmental conditions in the unincorporated areas as the Census tract spans far north of City limits.

Transportation Opportunities
Public transit is of paramount importance to households affected by low incomes and rising housing prices. Public transit should link lower-income persons, who are often transit dependent, to major employers where job opportunities exist. Access to employment via public transportation can reduce welfare usage rates and increase housing mobility, which enables residents to locate housing outside of traditionally lower- and moderate-income neighborhoods. The lack of a relationship between public transit, employment opportunities, and affordable housing may impede fair housing choice because persons who depend on public transit will have limited choices regarding places to live. In addition, elderly and disabled persons also often rely on public transit to visit doctors, go shopping, or attend activities at community facilities. Public transit must provide a link between job opportunities, public services, and affordable housing to help ensure that transit-dependent residents have adequate opportunity to access housing, services, and jobs.

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Sonoma County Transit (SCT) provides public transportation services to the City of Sebastopol and other jurisdictions within the County (Figure 1816.) The Shuttle makes stops at key local destinations including Safeway, the Sebastopol Senior Center, Burbank Heights, and Lucky’s Market.

Figure 16: Sonoma County Transit, Sebastopol Shuttle Route 24 map Source: Sonoma County Transit website
State Route 12 connects Sebastopol, Santa Rosa, the Sonoma Valley, and Napa County. It also provides a connection to the Interstate 80 corridor. Most of this corridor is two lanes, except for a portion through Santa Rosa that has four lanes and is developed to freeway standards. The two-lane sections in Sebastopol and in the Sonoma Valley become severely congested during peak travel times throughout the year but is particularly impacted when tourism is at its height during summer months.

The County also provides an intercity service that connects Sebastopol to west County (Graton, Forestville, Rio Nido, Guerneville, Monte Rio) and to the downtown Santa Rosa where transfers can be made to other Sonoma County Transit Routes, Agenda item Number:9 Agenda item Number:9
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local Santa Rose CityBus services and regional services provided by Golden Gate Transit. In addition to cash fares, there are several options for transit passes.

SCT supports the needs of the disabled community by ensuring that all bus lines are accessible through wheelchair lifts, with at least two on each bus. In addition, the agency offers half-priced fares to youth between the ages of five and 18, senior passengers 65 years and over, Medicare card holders, children under the age of five, U.S. veterans, college students, and disabled passengers with identification.

The County of Sonoma partners with several public and nonprofit agencies to provide senior transportation support. This includes the Medical Transportation Management (MTM), Non-Emergent Medical Transportation (NEMT), Sonoma County Area Agenda on Aging, Center for Volunteer and Nonprofit Leadership, and others (PartnershipHP.Org) There are also volunteer driver programs currently supported by the Area Agency on Aging and the Sebastopol Area Senior Center Volunteer Driver Transportation Program.

In June 2018, Sonoma County Transit began its first “Fare-Free” local route which has since been established in Sebastopol. This program has resulted in a significant increase in ridership on the “Fare-Free” routes, with some riders citing the ease of boarding without needing to plan for paying for a ride or purchasing a pass as an attraction.

The California Health Places Index (HPI) uses Active Commuting and Automobile access as indicators of healthy transportation conditions in a jurisdiction. The City of Sebastopol has healthier transportation conditions than 74.7% of other California cities according to this index. 96.9 percent% of the local population has automobile access and 5.68 percent% of the population are active commuters.

Figure 17: California Healthy Places Index: Transportation in Sebastopol Source: California Healthy Places Index
Sonoma County Transportation Authority (SCTA) outlines current and future options for public transit in their Comprehensive Transportation Plan, Moving Forward 2050.

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This public document is updated every five years to ensure the plan is relevant and meeting community needs. The City of Sebastopol is represented on the SCTA Board of Directors and contributes to these regular updates. In the most recent update, released in September 2021, SCTA outlines “Equity Priority Communities” and “2020 Caltrans Active Transportation Program Disadvantaged Communities.” Neither transitorily disadvantaged group have been identified inNeither designation applies to Sebastopol.

Figure 18: Sonoma County Equity Priority Communities
The SCTA Plan suggests that rising transportation costs impact household incomes and affordability throughout Sonoma County. The Center for Neighborhood Technology (CNT) estimates that transportation and housing costs accounted for over 50 percent% of household incomesexpenses in our countythe County. Reducing household transportation costs will increase countywide affordability and improve quality of life in Sonoma County.

Economic Development and Access to Jobs
The TCAC Opportunity Maps accounts for regional differences in access to opportunities within census tracts. The Economic Domain factors in the following indicators to generate Economic Scores for each tract:
• Poverty: Percent of population with income level above 200% of federalFederal poverty line
• Adult Education: Percent of adults with a bachelor’s degree or above • Employment: Percent of adults aged 20-64 who are employed in the civilian labor force or in the armed forces
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• Job Proximity: Number of jobs filled by workers with less than a BA that all within a given radius of each census tract
• Median Home Value: Value of owner-occupied units
There are generally more positive economic outcomes in all census tracts that intersect Sebastopol. There are two small sections, one in the northwestern edge of the City and one in the most eastern part of the city (highlighted in yellow on the Map)in Figure 19) that reflect less positive economic outcomes. These outcomes are likely attributed to economic activity in areas of the census tract that are outside Sebastopol cityCity limits.

Figure 19: TCAC Opportunity Areas (2021) Economic Score Map of Sebastopol Source: HCD AFFH Data Viewer 2021, /TCAC Opportunity Maps 2021 The U.S. Census Bureau Work Area Profile Analysis tool calculated 3,748 private primary jobs in the City of Sebastopol in 2019. Of those jobs, most are concentrated in the center right of the City and the number of jobs per square mile are increasingly less concentrated towards City boundaries.

As of 2019, Sebastopol employed 4,113 people and the job market experienced

6.47% one-year growth. The three largest industries are Health & Educational Services, Arts, Recreation & Other Services, Retail. Health & Educational Services has steadily shrunk over time. The highest paying industries are Public Administration ($108,462 on average), Finance & Insurance ($84,075), and Wholesale Trade ($75,556) In 2019, the Median Household Income was $82,244 which was more than the median annual income of $65,712 across the United States and California. Within a year, from 2018 to 2019, the Median Household Income grew by 6.53%.

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Table 43: Share of Workers per Industry Over Time in Sebastopol Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018
Employment Inflow/Outflow analyses highlight the movement of workers commuting into and out of Sebastopol (Figure 2220) and are useful in understanding the ratio between residents who are employed within the City and those who are employed outside of the City as well as how much workers are commuting from outside of the City for employment opportunities.

Sebastopol is a net importer of workers from outside cityCity limits according to data from On the Map. 87 percentOnly 13% of Sebastopol’s employed residents work outside the City while only 13 percent of employed Sebastopol residents work in the City., and 90 percent% of people who work in Sebastopol live outside City limits.

Non-residents who are employed within the cityCity make up 37.5% of the City’s workforce. In sum, nearly twice as many people employed in Sebastopol reside outside of the city. Further analysis of worker flow is needed to determine if there is a housing need for non-residents employees (i.e., average length of commutes, citywide VMT analysis, etc.).

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