CITY OF SEBASTOPOL
CITY COUNCIL
AGENDA ITEM
Meeting Date: January 3, 2023
To: Honorable Mayor and City Councilmembers
From: Kari Svanstrom, Planning Director
Subject: Consideration of a General Plan Amendment to Adopt the Housing Element Update 2023-2031 and adoption of a CEQA Addendum
Recommendation: Receive the Report, Hold a Public Hearing, and Adopt the Resolution to Certify the General Plan Addendum and Adopt the Housing Element General Plan Amendment Funding: Currently Budgeted: ___X____ Yes _______ No _____ N/A Net General Fund Cost: $0
General Plan Update Fund (Special Revenue Fund 208): $81,484 Regional Early Action Plan (REAP) Grant: $20,000
Local Early Action Plan (LEAP) Grant: $25,000
Account Code/Costs authorized in City Approved Budget (if applicable) ___AK_____ (verified by Administrative Services Department) INTRODUCTION/PURPOSE:
To hold a public hearing to consider the adoption of a Resolution to Certify the General Plan Addendum and Adopt the Housing Element General Plan Amendment
BACKGROUND:
All cities in the State of California are required to maintain a General Plan and Housing Element, which is one of the required chapters of the General Plan. Unlike other components of the General Plan, which can be adopted within a flexible time frame (and generally occur every 15-20 years), Housing Elements are required to be updated 8 years (or, if a city is non-compliant with state requirements, every 4 years). The City of Sebastopol is eligible for the 8- year cycle. The City’s next housing element is required to be adopted by January 1, 2023, and will cover the years 2023-2031.
The City of Sebastopol kicked-off its Housing Element update process at a special joint City council – Planning Commission meeting on September 28, 2021 and has held several meetings throughout 2021 and 2022, including a City Council meeting on March 1, 2022 to review and provide direction on policy options and a Draft Housing Strategy, and review of the Public Draft of the Housing Element on August 2, 2022 prior to the City’s submittal of its draft housing element to the State.
DISCUSSION:
The public draft was released on July 21, 2022, and submitted to the State Department of Housing and Community Development on September 1, 2022 (and a revised draft on November 22,2022). The City received comments back from HCD on December 1, 2022. This comment letter (see attachments) required some revisions to the draft Housing Element, which have been included in the draft that was presented to the Planning Commission at a public hearing on December 13, 2022. The Commission reviewed the draft, held a public hearing, and deliberated the draft. The Commission recommended minor changes to address public comment regarding concerns related to Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
tenant concerns, and unanimously voted to adopt a resolution recommending the City Council certify the CEQA Addendum and Adopt the Housing Element update.
These edits have been made to the draft Housing Element for the Council’s and public’s review. Staff will review the major modifications from the prior draft for the City Council at the Council hearing.
GOALS:
This action supports the following City Council Goals:
Goal 5 - Provide Open and Responsive Municipal Government Leadership Goal 9 - Enhance housing opportunities in Sebastopol and, when possible, provide assistance to housing projects, and 9.1 “Encouragement of Jobs and Housing in Sebastopol” ENVIRONMENTAL REVIEW:
An addendum to the City’s General Plan Environmental Impact report (EIR) which was certified in 2016 when the General Plan was adopted. In accordance with the California Environmental Quality Act (CEQA) Section 15164(a), an Addendum to a previously certified EIR can be prepared when there are no changes to the conditions or new significant environmental effects, where the changes undertaken are not substantial, and where no new mitigation measures are needed. As there is no requirement to rezone parcels, and no other significantly new programs or impacts, the Addendum may be certified.
PUBLIC COMMENT:
Public comments received during the public comment period are included in Appendix A of the draft and on the city’s website. Public Comments received for the Planning Commission and City Council hearings are included as an attachment to this report.
Staff anticipates receiving public comment from interested parties following the publication and distribution of this staff report. Such comments will be provided to the City Council as supplemental materials before or at the meeting. In addition, public comments may be offered during the public comment portion of the agenda item.
PUBLIC NOTICE:
This item was noticed in accordance with the Ralph M. Brown Act and was available for public viewing and review at least 72 hours prior to schedule meeting date. Additionally, a public notice was published in the Press Democrat on December 23, 2022.
FISCAL IMPACT:
The current work on the housing element is funded through the General Plan Update Fund and two planning grants as noted in the header.
There are no fiscal impacts associated with the adoption of the Housing Element. There may be fiscal impacts associated with implementation of the programs, which would come at a later date (over the next eight years).
A Certified Housing Element is required under State Law to be eligible to apply for various state grant opportunities, including Community Development Block Grant funding (CDBG); various Housing infrastructure and other grants; Caltrans Sustainable Communities Grant Program, and others (see:
https://www.hcd.ca.gov/planning-and-community-development/housing-elements). Additionally, if a Housing Element is not certified by June 30, 2023, the municipality would be subject to SB35 (streamlined housing process) starting July 1, 2023 regardless of whether or not appropriate progress is made towards a city’s Regional Housing Needs Allocation (RHNA). Sebastopol is currently subject to SB35 based on housing production/progress Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
as of December 2018, but has now met it’s RHNA numbers and would otherwise not be subject to SB35 on July 1, 2023. The current Housing Element (fifth cycle) is Certified until January 30, 2023.
RECOMMENDATION:
Receive the Report, Hold a Public Hearing, and Adopt the Resolution to Certify the General Plan Addendum and Adopt the Housing Element General Plan Amendment. The Adopted Element would then be submitted to the State Housing and Community Development (HCD) for review and certification. The Resolution would allow staff to complete any non-substantive edits (for instance, provide additional information on a section or corrections of typos) to achieve certification.
EXHIBITS:
City Council Resolution to certify the CEQA Addendum and Adopt the Housing Element update DRAFT Housing Element
DRAFT Housing Element Technical Report
CEQA Addendum
Attachments:
HCD Comment letter
Planning Commission Resolution recommending the City Council certify the CEQA Addendum and Adopt the Housing Element update
REDLINED DRAFT Housing Element – redline with changes from public draft and the December 13, 2022 Planning Commission hearing
REDLINED DRAFT Housing Element Technical Report - redline with changes from public draft and the December 13, 2022 Planning Commission review
Public comments
Additional background, including prior public comments, prior meetings, and prior drafts, are available here:
https://www.ci.sebastopol.ca.us/City-Government/Departments-Services/Planning/Housing-Element Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
1 RESOLUTION NUMBER: -2023
CITY OF SEBASTOPOL
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEBASTOPOL CERTIFYING THE GENERAL PLAN
ENVIRONMENTAL IMPACT REPORT ADDENDUM FOR THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND ADOPTING THE DRAFT HOUSING ELEMENT GENERAL PLAN AMENDMENT WHEREAS, the City of Sebastopol completed a comprehensive General Plan update with adoption of a new General Plan on November 15, 2016; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA, codified at Public Resources Code § 21000 et seq.) and the State CEQA Guidelines (14 CCR, § 15000 et seq.), on November 15, 2016, the City Council certified and adopted an Environmental Impact Report (EIR) for the Sebastopol General Plan (the “Project”; State Clearinghouse No. 2016032001); and WHEREAS, an Addendum to the General Plan EIR was prepared in accordance with the California Environmental Quality Act (CEQA) Section 15164(a), which allows for the preparation of an Addendum to a previously certified EIR where there are no changes to the conditions or new significant environmental effects, where the changes undertaken are not substantial, and where no new mitigation measures are needed; and
WHEREAS, the City of Sebastopol City council and Planning Commission held a joint meeting on September 28, 2021 to discuss the Housing Element update and hear public comment; and WHEREAS, the City of Sebastopol conducted public outreach throughout the process to garner input from the public, including surveys, tabling at events, stakeholder interviews, and focus groups; and, WHEREAS, the Planning Commission held a public meeting on December 14, 2021, to take common on and discuss the results of public participation including the public survey, and discuss and take public comment on preliminary strategies for meeting the requirements of the Housing Element and planning for future housing in the City; and
WHEREAS, the City Council held a public meeting on March 1, 2022 to discuss preliminary strategies and proposed policies and programs to meet the requirements of the Housing Element and planning for future housing in the City, heard public comment, and provided direction to staff; and WHEREAS, the Draft Housing Element was released for public comment on July 21, 2022; and WHEREAS, the Planning Commission held a public meeting on July 26, 2022 to hear a presentation on the Draft Housing Element, hear public comment, and provide direction to staff; and WHEREAS, the City Council held a public meeting on August 2, 2022 to hear a presentation on the Draft Housing Element, hear public comment, and provide direction to staff; and WHEREAS, the Draft Housing Element was submitted to the State Department of Housing and Community Development (HCD) on September 1, 2022 for review; and
Agenda item Number:9 Agenda item Number:9
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2 WHEREAS, the City released a revised draft on November 22, 2022 and, after a period of seven days, submitted this draft to the State Department of Housing and Community Development (HCD); and WHEREAS, HCD comments were received on December 1, 2022, which resulted in a revised draft Housing Element; and
WHEREAS, the Planning Commission held a duly-noticed public hearing on December 13, 2022, at which it heard a staff report on the revised Draft Housing Element, heard public testimony, and considered a Resolution recommending the City Council certify the CEQA General Plan Environmental Impact Report Addendum and adopt the draft Housing Element; and
WHEREAS, the City Council held a duly noticed public hearing on January 3, 2023, at which it heard a staff report on the revised Draft Housing Element, heard public testimony, and considered the General Plan Environmental Impact Report Addendum for CEQA and the draft Housing Element and Technical Reports.
NOW, THEREFORE, BE IT RESOLVED that the City of Sebastopol City Council hereby adopts this Resolution certifying the General Plan Environmental Impact Report Addendum (Exhibit A) and adopting the Housing Element General Plan Amendment (Exhibit B and C), and
Be it further resolved that the City of Sebastopol City Council authorizes staff to make non-substantive modifications as may be required by the State Department of Housing and Community Development to achieve certification.
The City of Sebastopol City Council hereby adopts this Resolution by the following vote:
VOTE:
Ayes:
Noes:
Abstain:
Absent:
APPROVED: _______________________________________
Mayor Neysa Hinton
ATTEST: ______________________________________________________________________ Mary Gourley, Assistant City Manager/City Clerk, MMC
APPROVED AS TO FORM: __________________________________________________ Larry McLaughlin, City Attorney
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
City of Sebastopol
Housing Element
City Council Hearing Draft
January 3, 2023
Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
TABLE OF CONTENTS
Section I: Introduction & Summary ............................................................1
1.1 INTRODUCTION.....................................................................................................................1
1.2 DEFINITION AND PURPOSE ................................................................................................1
1.3 CONSISTENCY WITH STATE LAWS AND GENERAL PLAN ..............................................1
1.4 PUBLIC PARTICIPATION ......................................................................................................2
1.5 ORGANIZATION OF THE HOUSING ELEMENT.................................................................4
1.6 DEFINITION OF TERMS........................................................................................................4
1.7 DATA SOURCES......................................................................................................................5
1.8 COMMUNITY PROFILE .........................................................................................................8
1.9 HOUSING NEEDS AND DEMOGRAPHICS ..........................................................................9
1.9.1 Population Characteristics and Trends ............................................................................9
1.9.2 Household Incomes and Housing Affordability ............................................................12
1.9.3 Special Needs Populations..............................................................................................14
1.10 CHARACTERISTICS OF HOUSING STOCK......................................................................18
1.11 SUMMARY OF CONSTRAINTS..........................................................................................23
1.12 SUMMARY OF FAIR HOUSING ASSESSMENT...............................................................25
1.13 REGIONAL HOUSING NEEDS ALLOCATION .................................................................26
1.14 REVIEW OF 2015 HOUSING ELEMENT..........................................................................27 Progress Implementing Programs...........................................................................................28 Progress in Achieving RHNA and Quantified Objectives .......................................................28 Progress in Meeting Special Housing Needs...........................................................................30
1.15 Program Changes in 2023 Housing Element .....................................................................31 Section II: Housing Strategy .....................................................................49
2.1 HOUSING GOALS AND POLICIES......................................................................................50 Goal A: Facilitate the Development of Housing......................................................................50 Goal B: Remove Governmental Constraints ...........................................................................50 Goal C: Housing Conservation.................................................................................................51 Goal D: Fair Housing ...............................................................................................................52
2.2 HOUSING ACTION PLAN ....................................................................................................53
2.3 QUANTIFIED OBJECTIVES.................................................................................................70 SECTION III: HOUSING SITES .................................................................72
3.1 CONTEXT ..............................................................................................................................72
3.2 RHNA CREDITS ....................................................................................................................73
3.2.1 Accessory Dwelling Units ...............................................................................................73
3.2.2 Planned, Approved, and Pending Projects.....................................................................74
3.3 HOUSING OPPORTUNITY SITES .......................................................................................79
3.3.1 Vacant Sites .....................................................................................................................81
3.3.2 Nonvacant Sites...............................................................................................................84
3.3.3 Lower-Income Suitability Analysis ................................................................................86 Agenda item Number:9 Agenda item Number:9
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3.4 DEVELOPMENT TRENDS AND Realistic Capacity Analysis .............................................87
3.4.1 Development Trends.......................................................................................................87
3.4.2 Developer Input ..............................................................................................................89
3.4.3 Likelihood of Non-Residential Uses...............................................................................91
3.5 SUMMARY OF RHNA STRATEGY.......................................................................................92
3.5.1 RHNA Surplus Table ......................................................................................................92
3.5.2 Map of Sites.....................................................................................................................92
3.6 PROGRAMS TO ENSURE ADEQUATE SITES/MEET RHNA............................................93
3.7 FAIR HOUSING CONSIDERATIONS ..................................................................................93
3.7.1 Relationship of Sites to Fair Housing Analysis..............................................................93
3.7.2 Improved and Exacerbated Conditions .........................................................................99
3.8 INFRASTRUCTURE CONSIDERATIONS............................................................................99
3.8.1 Water .............................................................................................................................100
3.8.2 Sewer .............................................................................................................................100
3.8.3 Other Utilities................................................................................................................100
3.9 ENVIRONMENTAL CONSIDERATIONS ..........................................................................100
3.9.1 Seismic Hazards ............................................................................................................100
3.9.2 Flood Hazards ...............................................................................................................101
3.9.3 Fire Hazards ..................................................................................................................101 CONCLUSION .........................................................................................102 TABLES
Table 1: Income Limits for 2022 for Sonoma County....................................................................13 Table 2: Cost Burden by Income Level ...........................................................................................14 Table 3: Cost Burden by Tenure......................................................................................................14 Table 4: Female-Headed Households by Poverty Level................................................................17 Table 5: Housing Tenure by Housing Type ....................................................................................19 Table 6: Sebastopol’s Regional Housing Needs Assessment (RHNA) Allocation.........................27 Table 7: Strategy to Address RHNA................................................................................................27 Table 8: Progress in Achieving 2015 Quantified Objectives by Income Group ............................29 Table 9: 2015-2023 Housing Element Program Implementation Status .....................................31 Table 10: Quantified Objectives ......................................................................................................71 Table 11: Non-Unit Quantified Objectives .....................................................................................71 Table 12: Sebastopol’s Regional Housing Need Allocation (RHNA).............................................72 Table 13: Sebastopol RHNA Credits...............................................................................................73 Table 14: ADUs Permitted by Year in Sebastopol ..........................................................................74 Table 15: Assumed Affordability for 6th Cycle ADUs ....................................................................74 Table 16: Planned, Approved, and Pending Projects for RHNA Credit ........................................75 Table 17: RHNA and Capacity of Housing Opportunity Sites .......................................................80 Table 18: Vacant Housing Opportunity Site Information..............................................................81 Table 19: Lower-Income Housing Development Trends ...............................................................87 Table 20: Market Rate Development Trends..................................................................................88 Table 21: Developer Panel Site Feedback.......................................................................................89 Agenda item Number:9 Agenda item Number:9
City Council Meeting Packet of January 3, 2023
FIGURES
Figure 1: Location of Sebastopol within Sonoma County................................................................8 Figure 2: Populations of Sebastopol and Sonoma County over Time ...........................................10 Figure 3: Population by Age over Time...........................................................................................11 Figure 4: Race and Ethnicity of Population by Region ..................................................................12 Figure 5: Households by Household Income Level........................................................................13 Figure 6: Disability by Type in Sebastopol .....................................................................................16 Figure 7: Senior Households by Income and Tenure.....................................................................17 Figure 8: Housing Tenure by Household Type...............................................................................18 Figure 9: Household Type Trends...................................................................................................19 Figure 10: Household Units by Year Structure Built .....................................................................20 Figure 11: Vacant Units by Type.....................................................................................................21 Figure 12: Zillow Home Value Index 2000-2020...........................................................................22 Figure 13: Sebastopol Average Rental Listing Price, 2015-2021 ..................................................22 Figure 14: Planned, Approved, and Pending Projects for RHNA Credit.......................................76 Figure 15: Rendering of Woodmark Apartments...........................................................................77 Figure 16: Rendering of Huntley Square Townhomes...................................................................78 Figure 17: Rendering of Habitat for Humanity Townhomes.........................................................79 Figure 18: Housing Opportunity Sites for RHNA ..........................................................................80 Figure 19: Barlow Crossings Townhomes ......................................................................................89 Figure 20: Housing Sites .................................................................................................................92 Figure 21: Housing Sites and Percent Nonwhite Population ........................................................94 Figure 22: Housing Sites and Population with a Disability ...........................................................95 Figure 23: Housing Sites and LMI Population...............................................................................96 Figure 24: Housing Sites and Urban Displacement Typology .......................................................97 Figure 25: Site Distribution by 2022 HCD/TCAC Resource Level ................................................98 Figure 26: Unit Distribution by 2022 HCD/TCAC Resource Level...............................................98 Figure 27: Housing Sites and 2022 HCD/TCAC Resource Level ..................................................99 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
1 Section I: Introduction & Summary
1.1 INTRODUCTION
The Housing Element of the Sebastopol General Plan presents goals, policies, programs, and supporting information related to the provision of housing for existing and future residents of the City. The purpose of the Housing Element is twofold:
1. to present specific policies and actions for housing development to meet Sebastopol’s specific, identified housing needs; and
2. to meet regional standards and achieve State certification, pursuant to statutory requirements.
1.2 DEFINITION AND PURPOSE
The Housing Element of the General Plan is a detailed statement of the housing goals, policies, programs, and quantified objectives for the City. The Element is based on a comprehensive technical assessment of existing housing policies and programs; current and projected housing needs, especially related to low-income households and special needs populations; an analysis of market, environmental, governmental, and other factors which constrain housing production; an assessment of fair housing; an inventory of sites available for housing development; and programs and policies that can enhance housing production and access to housing.
The purpose of the Housing Element is to guide decision-making by elected and appointed officials. Specifically, the Housing Element sets forth how the City will address the need for housing, especially by low- and moderate-income families, and special needs families and individuals. The Housing Element also provides housingrelated data and information to the public.
1.3 CONSISTENCY WITH STATE LAWS AND GENERAL
PLAN
State law requires that the General Plan include an integrated, consistent set of goals and policies. The City of Sebastopol’s General Plan contains elements relating to land use, circulation, community services and facilities, conservation and open space, noise, community design, safety, economic vitality, community health and wellness, and housing. The 2022 Housing Element provides goals, policies, and implementation measures that are consistent with all other elements of the General Plan. As the General Plan is amended in the future, the City will ensure the Housing Element remains consistent with the General Plan.
New State law requires that the Safety Element be updated to address climate adaptation upon revision of the Housing Element. The City updated its Local Hazard Mitigation Plan in 2021 to address climate adaptation and incorporates this into the Safety Element by reference to ensure compliance with this requirement. The City will provide a copy of the Housing Element to the water and sewer service providers Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
2 and has coordinated with these agencies regarding the State-mandated water and sewer service priority for housing projects that will help Sebastopol in meeting its regional housing need for lower-income households (Government Code Section 65589.7).
1.4 PUBLIC PARTICIPATION
Housing issues affect the entire community and can be confusing and contentious.
State requirements about what Housing Elements must allow may seem at odds with long-standing community values. The public participation requirement of Housing Element law presents an opportunity to engage constituents in defining housing issues, and in creating solutions that both meet the needs of the community and the requirements of state law.
The 6th Cycle Housing Element Update has been undertaken during the COVID-19 global pandemic. Public outreach, which is the cornerstone of the preparation process, had to be adjusted to allow and encourage meaningful public participation and input without requiring community members to meet or gather in-person. Staff and consultants made use of multiple in-person and digital platforms to facilitate public input throughout the update process and carefully considered community input in the development of the Housing Element.
Through this outreach, City staff received nearly 300 survey participants, written and verbal public comments, and engaged in-person with local residents. Most agree that housing affordability, traffic, and homelessness are urgent concerns that need to be addressed and that strategies to solving these issues is to encourage a variety of types of housing focusing on creating affordable and senior housing downtown, and infrastructure improvements to address the traffic issues. Public participation opportunities were provided as outlined below:
The City conducted a series of public presentations to the Planning Commission discussing new housing laws and the Regional Housing Need Allocation process on the following dates:
• April 28, 2020: Housing Law Presentation, providing context and information on new laws.
• October 13, 2020: Regional Housing Need Allocation Update • December 8, 2020: Regional Housing Need Allocation Update The City conducted workshops with housing developers as part of a series of presentations on innovative housing models and new housing development. These presentations included the following:
• April 13, 2021: EAH, a non-profit affordable housing developer based in Marin County
• April 27, 2021: Burbank Housing, a non-profit affordable housing developer based in Sonoma County, with two housing communities in Sebastopol • May 11, 2021: MidPen Housing, the developer for the San Francisco Sunset District teacher housing project
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City Council Meeting Packet of January 3, 2023
City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
3 • May 25, 2021: Eden Housing, an affordable housing developer and operator based in Hayward, CA, that has partnered with several Sonoma County communities.
The City conducted two virtual community workshop meetings open to the public:
• September 28, 2021: where major elements of the Housing Element Update process, updates to Housing Element law, and the City’s current Regional Housing Need Allocation were presented via a PowerPoint presentation. The public was invited to provide initial comments regarding the Housing Element Update process and general housing needs in the City.
• March 7, 2022: workshop at the City Council meeting to discuss the draft housing strategy where the Planning Director and the consultant presented information about the Draft Housing Strategy and state laws, the public had an opportunity to provide comments and feedback.
Stakeholder interviews were conducted in January with separate meetings for representatives of educational employees, health services, and developers.
Surveys were conducted for the public and stakeholders to participate:
• October 22 through December 27, 2021: Community survey on housing needs, 179 respondents.
• December 6 through January 17, 2022: Stakeholder survey on housing and development needs. 24 respondents.
• March 30 through April 15, 2022: Policies and Community Input survey. 94 respondents.
Outreach to equitably promote the Housing Element update surveys, stakeholder interviews, and public meetings included:
• Email contact lists provided by the City, plus survey respondents • Social media postings on City of Sebastopol Facebook and Nextdoor pages in English and Spanish
• Housing Element Update webpage which provides information and links to active surveys and upcoming meetings, information about past update activities, and the Housing 101 video with versions in English and Spanish • Bilingual flyers, with short URLs and QR codes posted at a variety of businesses and organizations in the city
• Tabling event at the Sebastopol Farmers Market on November 21, 2021 The public draft Housing Element was made available on July 21, 2022 and distributed through the City newsletter on July 22, 2022. Throughout the public comment period, the City conducted outreach through public workshops at the City Council and Planning Commission, email reminders to the public and stakeholders, and through in-person tabling at the local Gravenstein Apple Fair. A revised draft Housing Element was released on November 22, 2022 for an additional seven day public comment period. A detailed accounting of community outreach efforts and their incorporation into the Housing Element are included in Appendix A and Appendix B of the Housing Element.
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City Council Meeting Packet of January 3, 2023
City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
4 1.5 ORGANIZATION OF THE HOUSING ELEMENT
The Housing Element is organized into four main sections:
• Section 1 introduces the overall Housing Element update effort, a summary of housing needs and constraints, a Fair Housing summary, and a review of the effectiveness of the 2022 Housing Element and the City’s progress in its implementation.
• Section 2 sets forth the City’s Housing Strategy, which is comprised of the Goals, Policies, and Programs that it intends to implement over the next 8- year planning cycle. The City’s Quantified Objectives are also included in Section 2.
• Section 3 presents a detailed Housing Sites Inventory, including development capacity assumptions used and an analysis of recent development in the City, and compares this inventory to the City’s projected housing needs. • Section 4, the Technical Background Report, provides statutorily required data including an assessment of housing needs & programs, an analysis of non-governmental, governmental, and environmental constraints to affordable housing provision, a discussion of special needs populations, and an assessment of fair housing. This section also contains 5 appendices that include detailed information on public engagement and community input and. pre-certified housing and demographic data provided by the Association of Bay Area Governments (ABAG).
1.6 DEFINITION OF TERMS
Throughout the Housing Element, a variety of technical terms related to income levels are used in describing and quantifying conditions and objectives. The definitions of these terms follow:
• Above Moderate-Income Households – Households earning over 120 percent of the County AMI, adjusted for household size. • Affordable Housing – Housing which costs no more than 30 percent of a low-, very low-, or extremely low-income household’s gross monthly income.
For rental housing, the residents may pay up to 30 percent of gross income on rent plus tenant-paid utilities. For homeownership, residents can pay up to 30 percent on the combination of mortgage payments, taxes, insurance, and Homeowners' dues.
• Area Median Income (AMI) – The income figure representing the middle point of County household incomes, adjusted for household size. Fifty percent of households earn more than or equal to this figure and 50 percent earn less than or equal to this figure. The AMI varies according to the size of the household. For the year 2022, the AMI for a four-person household in County of Sonoma was $112,800.
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City Council Meeting Packet of January 3, 2023
City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
5 • Extremely Low-Income Households (ELI) – households earning not more than 30 percent of the County AMI, adjusted for household size. • Federal Poverty Threshold – issued by the Census Bureau and varies by family size, number of children, elderly. There is no geographic variation. For 2021, the poverty threshold for a single person under age 65 was 14,097, for a three-family unit with two children, it was $21,831. (Note: this differs from the Federal Poverty Guidelines issued by Health & Human Services). • Low-income Households – households earning between 51 and 80 percent of the County AMI, adjusted for household size.
• Missing-Middle Housing – a range of house-scale buildings with multiple units compatible in scale and form with detached single-family homes.0F 1 • Moderate-income Households – households earning 81 to 120 percent of the County AMI, adjusted for household size.
• Low Barrier Navigation Center - a "Housing First," low barrier, temporary, service-enriched shelter that helps homeless individuals and families to quickly obtain permanent housing.
• Plexes – a single structure that contains more than one dwelling unit. The units share common walls, and each typically has an outside entrance.
Examples include duplex, triplex, quadruplex, etc.
• Supportive Housing - permanent housing that is paired with comprehensive services and case management
• Very Low-Income Households (VLI) – Households earning between 31 and 50 percent of the County AMI, adjusted for household size.
1.7 DATA SOURCES
The 2021 Housing Element Update makes full use of the pre-certified data package provided by the Association of Bay Area Governments (ABAG), which is contained in its entirety in the Section 4 Technical Background Report. In addition to the ABAG dataset, the following sources of data were used to help identify historic patterns of segregation, assess constraints to housing and the market conditions in Sebastopol, and to better identify specific housing needs:
• U.S. Census Bureau, Decennial Census; 2010, 2019, 2020 • U.S. Census Bureau, American Community Survey 2019 5-Year Estimates • U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018 1 MissingMiddleHousing.com
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
6 • U.S. Department of Agriculture, Census of Farmworkers; 2002, 2007, 2012, 2017
• U.S. Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2020 first-quarter industry employment
• U.S. Department of Housing and Urban Development (HUD), Consolidated Housing Affordability Strategy (CHAS), 2013-2017 release • U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
• U.S. Department of Housing and Urban Development, Section 202/811 Supportive Housing Programs, 2010 Program Fact Sheet
• U.S. House of Representatives, US Code Low-Income Housing Preservation and Resident Homeownership, accessed January 1, 2022 • U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019) • California Tax Credit Allocation Committee, Opportunity Area Index, 2020, 2022
• California Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020-2022
• California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.
• California Department of Housing and Community Development, 5th Cycle Annual Progress Report Permit Summary, 2020
• California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type, 2020)
• California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data, Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020 • Association of Bay Area Governments, 2021
• UC Berkeley, Urban Displacement Project
• County of Sonoma, Sonoma County Affordable Housing Inventory, 2022 • County of Sonoma, Homeless Census Comprehensive Report, 2020 • County of Sonoma, Sonoma County Housing Authority Programs, 2022 • County of Sonoma, Income and Rent Limits, 2022
• County of Sonoma, Sebastopol City Profile and Projection Report, 2019 • County of Sonoma, Grand Jury Report, 2022
• City of Sebastopol, Local Hazard Mitigation Plan, 2021 • City of Sebastopol, Pay Rates & Ranges, 2021
• City of Sebastopol, Municipal Code, 2022
• City of Sebastopol, Master Planning Fee Schedule, 2020 • City of Sebastopol, Affordable Housing Complexes by Household Type, 2021
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City Council Meeting Packet of January 3, 2023
City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
7 • City of Sebastopol, Development Impact Fee Program, 2021 • De Novo Planning Group, Sebastopol General Plan Update Existing Conditions Report, 2014
• De Novo Planning Group, Final Environmental Impact Report for the Sebastopol 2016 General Plan Update, 2016
• Harris & Associates, City of Sebastopol Affordable Housing In-Lieu Fee Nexus Study, 2021
• California Forward, 2016
• Terner Center, “Making It Pencil: The Math Behind Housing Development”, 2019
• FHL Bank San Francisco, Affordable Housing Program General Fund, 2022 • Realtor.com, accessed January 18, 2022
• Coldwell Banker, accessed January 18, 2022
• Redfin, accessed January 18, 2022
• Zillow, accessed January 18, 2022
• Property Shark, Vacant Lands, 2021
• CoStar Group, 2022
• Burbank Housing, 2022
• CoreLogic, 2022
• GoBridgit.com, 2022
• 24/7 Wall Street, Cost of Living in Sebastopol, California by Comen, E., & Stebbins, S.
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8 1.8 COMMUNITY PROFILE
Figure 1: Location of Sebastopol within Sonoma County
Source: County of Sonoma
The City of Sebastopol is located approximately 5 miles southwest of Santa Rosa and approximately 15 miles away from Bodega Bay and the Sonoma County coast. It is 1,197 acres in land area and is largely built out. Sebastopol is located on the edge of the coastal foothills and is considered part of Western Sonoma County.
At the time of its incorporation in 1902, Sebastopol was primarily built up around the local apple industry. These origins can be seen today in the City’s historical neighborhoods, in the outlying agricultural lands, and in the importance of local community agriculture. Throughout the twentieth century, the local apple industry experienced an economic decline and the City continued evolving into what it is today: the artistic and creative hub of Sonoma County, a vibrant community with involved citizens in a beautiful region, and a semi-rural town with deep connections to surrounding agricultural lands and the nearby Pacific Coast.
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9 Sebastopol strives to keep its small-town charm, unique character, and strong sense of community. The city is a member of Cittaslow which translates to “slow town,” an international nonprofit membership organization and movement employed by small cities to preserve the identity of their cultural values. For example, the Formula Business Ordinance, established in 2018, prohibits formula businesses, defined as those with 25 or more establishments, in the downtown area. Sebastopol’s downtown businesses are primarily locally owned and provide a unique shopping experience.
Sebastopol has established an Urban Growth Boundary (UGB) to prevent sprawl, ensure adequate infrastructure is available for development, and to protect the natural environment. This UGB was approved by Sebastopol voters in 1996, and in 2016, the urban growth boundary was reaffirmed for an additional 25 years.
1.9 HOUSING NEEDS AND DEMOGRAPHICS
As the City ages and demographics change, different housing needs have arisen, and new programs are needed to meet changing demands. This section explores the characteristics and the housing needs of Sebastopol residents and helps to provide direction in updating the goals, policies, and programs found within this Housing Element. A full analysis of housing needs and demographics is contained in the Technical Background Report, within Section 4.2
1.9.1 Population Characteristics and Trends
Sebastopol’s population increased 10.5% between 1990 and 2020, from a population of 7,008 to 7,745. In comparison, the populations of Sonoma County and the Bay Area grew 27.0% and 29.4% respectively during the same period. The City’s population generally increased from 1990 through 1999, decreased from 1999 through 2010, and increased from 2010 through 2019. The population of Sebastopol makes up 1.6% of Sonoma County.
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10 Figure 2: Populations of Sebastopol and Sonoma County over Time Source: California Department of Finance, E-5 series
Note: For some jurisdictions, a break may appear between 2009 (estimated data) and 2010 (census count data). DOF uses the decennial census to benchmark subsequent population estimates Age Composition
The median age in Sebastopol in 2000 was 40.6; by 2019, this figure had increased to around 47 years. From 2010 to 2019, the share of the population younger than 15 years decreased from 18.6% to 14.0% while the share of the population aged 65 or greater increased from 16.5% to 22.3%. The lack of housing available and affordable for young families, combined with a naturally aging population base, has resulted in a nearly 30 percent decrease in the number of households with children (under age 18) since the peak in 2000. This reflects a local need for stable and affordable housing available to the aging population and young families.
0 100,000
200,000
300,000
400,000
500,000
600,000
6,400
6,600
6,800
7,000
7,200
7,400
7,600
7,800
8,000
1990 1995 2000 2005 2010 2015 2020
Sonoma County Population
Sebastopol Population
Sebastopol Sonoma County
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11 Figure 3: Population by Age over Time
Source: U.S. Census Bureau, Census 2000, Census 2010, American Community Survey 2019 5-Year Estimates
Race and Ethnicity
The U.S. Census Bureau collects information on residents’ race and ethnicity. As of 2019, the most prevalent racial and ethnic category was White, Non-Hispanic, at
79.1% of Sebastopol’s population. That percentage represents a decrease since 2000, while the percentage of residents of all other races and ethnicities has increased. Sebastopol has a smaller share of Hispanic or Latinx residents than Sonoma County or the Bay Area, and a larger share of Non-Hispanic residents identifying with Other or Multiple races. Racial and ethnic composition among Sebastopol residents varies widely among different age groups, with non-White residents making up 28.0% of young under 18 and 2.4% of senior age 65 and above.
Additional discussion of Sebastopol’s racial and ethnic composition is included in Section 4.
0 200
400
600
800
1,000
1,200
1,400
1,600
Age 0-
4 Age 5-
14 Age
15-24
Age
25-34
Age
35-44
Age
45-54
Age
55-64
Age
65-74
Age
75-84
Age
85+
Population
2000 2010 2019
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12 Figure 4: Race and Ethnicity of Population by Region Source: U.S. Census Bureau, American Community Survey 2019 5-Year Estimates
1.9.2 Household Incomes and Housing Affordability
Sebastopol has a median annual household income of $83,856, which is lower than the Sonoma County median annual household income of $86,173.1F 2 To calculate
housing affordability, household incomes are compared to the “Area Median Income” (AMI), which is the median income of households in the County, adjusted for household size. A household is considered low-income with an annual income that is 80% or less than the AMI. In Sonoma County, the AMI is $78,950 for a one-person household and $112,800 for a four-person household as of 2022.2F 3 Based on this
definition, about 41% of Sebastopol's households are considered low-income.3F 4 2 US Census Bureau, American Community Survey, 2020 5-year Estimate 3 HCD, State Income Limits, 2022
4 HUD Comprehensive Housing Affordability Strategy, 2017 4%
27%
6%
79%
63%
39%
7%
4%
5%
9%
27% 24%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Sebastopol Sonoma County Bay Area
Percent of Population
Hispanic or Latinx
Other Race or Multiple
Races, Non-Hispanic
White, Non-Hispanic
Black or African
American, Non-Hispanic
Asian / API, NonHispanic
American Indian or
Alaska Native, NonHispanic
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13 Table 1: Income Limits for 2022 for Sonoma County
# of Persons in Household 1 2 3 4 5 6 7 8
Sonoma
County
Area
Median
Income:
$112,800
Acutely Low 11850 13500 15200 16900 18250 19600 20950 22300 Extremely Low 25000 28550 32100 35650 38550 41400 44250 47100 Very Low Income 41600 47550 53500 59400 64200 68950 73700 78450 Low Income 66550 76050 85550 95050 102700 110300 117900 125500 Median Income 78950 90250 101500 112800 121800 130850 139850 148900 Moderate Income 94750 108300 121800 135350 146200 157000 167850 178650 Source: HCD, May 13, 2022, Memorandum - State Income Limits for 2022 Figure 5: Households by Household Income Level
Source: HUD, CHAS ACS tabulation, 2013-2017 release
There are 253 deed-restricted low-income units in Sebastopol. Additional “de facto” affordable units can be found through private rental agreements, but the need for low-income units far exceeds the existence of available housing. The City continues to work with Burbank Housing and other affordable housing developers to develop more deed-restricted affordable housing units.
When housing prices are very high, many households must “overpay” for housing.
Households are considered housing cost-burdened when their total housing costs exceed 30% of their gross monthly income, and to be severely cost-burdened when their total housing costs exceed 50% of their gross monthly income. Very- and extremely low-income households are disproportionately burdened by housing cost. 15% 11% 15%
12%
10%
11%
14%
16% 13%
9% 10% 9%
50% 54% 52%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Sebastopol Sonoma County Bay Area
Percent of Households
0%-30% of AMI 31%-50% of AMI
51%-80% of AMI 81%-100% of AMI
Greater than 100% of AMI
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14 In Sebastopol, 50% of very low-income households and 55% of extremely lowincome households are severely cost-burdened.
Table 2: Cost Burden by Income Level
Income Group 0%-30% of
Income Used for
Housing
30%-50% of
Income Used for
Housing
50%+ of Income Used for
Housing
0%-30% of AMI 200 10 260
31%-50% of AMI 85 124 209
51%-80% of AMI 144 125 200
81%-100% of AMI 170 119 10
Greater than 100%
of AMI
1,519 180 10
Totals 2,118 558 689
Source: HUD, CHAS, 2013-2017 Release
Renters are often more cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases.
When looking at the cost burden across tenure in Sebastopol, 40% of renters spend over 30% of their income on housing compared to 32% of those that own.
Table 3: Cost Burden by Tenure
Tenure
0%-30% of Income
Used for Housing
30%-50% of
Income Used for
Housing
50%+ of
Income Used
for Housing Not Computed
Owner Occupied 1,125 230 306 0
Renter Occupied 884 332 334 122
Totals 2,009 562 640 122
Source: HUD, CHAS, 2013-2017 Release
1.9.3 Special Needs Populations
Homeless
The County of Sonoma participates in the Point-in-Time Census, which conducts a survey of local homeless populations. In 2020, 129 people were reportedly experiencing homelessness in Sebastopol, a 20 percent increase from 20194F 5 . City
5 2020 Sonoma County Point-in-Time Census
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15 council members created an ad hoc committee in 2021 to address the declared homelessness emergency in the city.
Stakeholders indicate a greater need for services and safe sheltering for the homeless population and share the same concerns and frustrations as many county residents about homelessness. There are programs and shelters throughout the County to provide assistance and services, but not enough to address the number of homeless in the region. The City itself has dedicated significant resources to this issue and is currently served by transitional and supportive housing that is managed by the City of Sebastopol and West County Community Services (WCCS). Resources and services for this community include the following:
• Park Village Mobile Home Park, Transitional Housing and Services • Elderberry Commons (formerly Sebastopol Inn), Permanent Supportive Housing
• Horizon Shine, a 24-7 RV Temporary Homeless Shelter
• Safe Overnight Parking
• Homeless Services Coordinator
Disabled
People with disabilities experience disproportionate rates of poverty and are the most likely population to experience homelessness, be rent burdened or unable to afford housing, and face the highest rates of housing discrimination. In California, 54 percent of discrimination complaints received by the U.S Department of Housing and Urban Development were related to disability status.
Census data from the American Community Survey 2019 indicate that there are 329 Sebastopol residents with an independent living disability, 255 with a self-care disability, 391 with an ambulatory disability, 145 with a vision disability, 420 with a cognitive disability, and 218 with a hearing disability. These numbers are not exclusive, as some residents have more than one type of disability and some disability types are not recorded for children below a certain age.
The most commonly occurring disabilities among seniors 65 and older were ambulatory (9.66%) and independent living (8.50%). These needs can be addressed through programs and housing strategies that include accessibility and universal design in new construction. Junior Accessory Dwelling Units (JADUs) that are universally designed are an inexpensive way to address many needs of disabled residents while also providing integration of this population into high resource neighborhoods.
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16 Figure 6: Disability by Type in Sebastopol
Source: U.S. Census Bureau, American Community Survey 2019 5-Year Estimates Elderly
Elderly persons often have fixed incomes and may have additional special needs related to access and care that may require physical improvements to their homes such as ramps, handrails, lower cupboards and counters, creation of a downstairs bedroom, or other modifications to enable them to remain in their homes. They may also need assistance in the form of a part-time or live-in caretaker.
According to the American Community Survey 2019, nearly 35 percent of Sebastopol’s population is aged 65 and above (Figure 3). This is much higher than the County share of 20.7%. The number of senior households has grown by 35 percent since 2010 and is anticipated to continue increasing throughout 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 (Figure 7).
According to stakeholder interviews, there are elderly residents living alone in large homes that are too big for them to maintain, and yet they cannot afford to move.
This provides opportunities to create additional, smaller living units within existing homes that can help to provide rental income support for seniors as well as assisting in individual care needs.
Burbank Orchards offers 60 units of subsidized senior apartments in Sebastopol, but the need far outstrips the availability. Additionally, Share Sonoma County is an organization that provides a matching service for low-income individuals who need Agenda item Number:9 Agenda item Number:9
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17 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.
Figure 7: Senior Households by Income and Tenure
Source: U.S. Census Bureau, American Community Survey 2019 5-Year Estimates Female-headed Households
Single parent households are often female-headed households and generally have lower-incomes and higher living expenses. This makes the search for affordable, decent, and safe housing with adequate bedrooms more difficult. In addition to difficulties faced by these households in finding and maintaining affordable housing, they often have additional special needs relating to access to day care/childcare, health care and other supportive services.
State law requires an analysis of female-headed households to identify whether adequate childcare and job training resources are available. Of Sebastopol’s 1,865 total family households, 390 (21 percent) are female-headed households. Of these, 75 percent are renter households (Figure 8); for those with children at home, 21 percent are living below the Federal poverty level (Table 4).
Table 4: Female-Headed Households by Poverty Level
Group Above Poverty Level Below Poverty Level
with Children 186 49
with No Children 155 0
Source: U.S. Census Bureau, American Community Survey 2019 5-Year Estimates Agenda item Number:9 Agenda item Number:9
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18 Figure 8: Housing Tenure by Household Type
Source: U.S. Census Bureau, American Community Survey 2019 5-Year Estimates Farmworkers
The 2019 ACS 5-Year Estimate identified approximately 48 Sebastopol residents employed in farming, fishing, and forestry occupations, representing 1.2% of the City workforce and 0.62% of its residents, and 0.65% of Sonoma County farmworkers.
Farmworker income tends to be low relative to the high cost of living in Sonoma County; housing for very low-income, low-income, and moderate-income are needed to meet their needs. Sebastopol plans for farmworker housing of current and future residents through their provision of very- and extremely low-income housing, as well as through targeted housing opportunities, such as a proposed housing project with 48 units reserved for current or retired agricultural workers who meet the income and eligibility requirements.
1.10 CHARACTERISTICS OF HOUSING STOCK
Type
Sebastopol’s housing stock consists mostly of single-family units (73%, most of which are detached units). Between 2000 and 2020, only 155 residential units were added to Sebastopol, most of which were single-family homes. Lack of available housing combined with high costs of living has resulted in a nearly 30 percent Agenda item Number:9 Agenda item Number:9
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19 decrease in the number of households with children (under age 18) since the peak in 2000.
Figure 9: Household Type Trends
Source: California Department of Finance, E-5 series
Tenure
Housing security can depend heavily on housing tenure (i.e., whether homes are owned or rented). Sebastopol has a lower rate of owner-occupied homes (49.8%) compared to 56.1% in the ABAG region. The City’s housing stock consists of 3,333 occupied units, including 1,661 owner-occupied and 1,672 renter-occupied units. 82% of Sebastopol households have lived in their current residence since 2014 or earlier, and over 25% have lived in their current residence since before 2000.
Table 5: Housing Tenure by Housing Type
Building Type Owner Occupied Renter Occupied Total
Detached Single-Family Homes 1,304 533 1,837
Attached Single-Family Homes 164 222 386
Multi-Family Housing 79 917 996
Mobile Homes 105 0 105
Boat, RV, Van, or Other 9 0 9 329 2,184 383500
69 339
2,227
383
508
69 0
500
1,000
1,500
2,000
2,500
Single-Family
Home:
Attached
Single-Family
Home:
Detached
Multifamily
Housing: Two
to Four Units
Multifamily
Housing: Fiveplus Units
Mobile Homes
Units
2010 2020
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20 Totals 1,661 1,672 3,333
Source: U.S. Census Bureau, American Community Survey 2019 5-Year Estimates Age and Condition
The majority of Sebastopol’s housing units are more than 50 years old and rehabilitation needs will increase over the planning period. In the incorporated City, there are an estimated 4 units in need of major rehabilitation or replacement.5F 6 Additionally, there are approximately 100 units in need of seismic safety retrofits.
This need is addressed by Program C-2.1: Rehabilitation Assistance.
Figure 10: Household Units by Year Structure Built6F
7 Source: U.S. Census Bureau, American Community Survey 2019 5-Year Estimates Vacancy
Vacancy trends in housing are analyzed using a “vacancy rate” which establishes the relationship between housing supply and demand. For example, if the demand for housing is greater than the available supply, then the vacancy rate is low, and the price of housing will most likely increase. Vacancies occur for several reasons; a home may be listed for sale or being prepared for a rental tenant. Homes can also be held for seasonal or occasional use by their owners. HUD indicates that a vacancy rate of five percent is sufficient to provide choice and mobility; Sebastopol’s vacancy rate is about 4%.
6 Based on housing condition, CoreLogic 2022
7This data does not include units built after 2019
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21 There are more vacant units in Sebastopol compared to other cities in the Bay Area.
Vacant units make up 4.1% of the overall housing stock in Sebastopol compared with
2.6 percent for the ABAG region. Stakeholders expressed concern about the number of residences used for short-term rentals, and feelings of frustration that the City’s rules on vacation rentals are not being enforced.
Figure 11: Vacant Units by Type7F
8 Source: U.S. Census Bureau, American Community Survey 2019 5-Year Estimates Home Prices and Rents
Sebastopol’s median home sales prices and trends generally match those of the larger region. In April 2022, the median home sale price in Sebastopol was $1,170,761.008F (Figure 12).
8 Note: Other Vacant refers to reasons other than listed and include foreclosure, preparing to rent/sell, needs repairs, being renovated, personal/family reasons, and more.
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22 Figure 12: Zillow Home Value Index 2000-2020
Source: Zillow, Sebastopol Market Overview, April 2022
The median monthly rent paid in Sebastopol’s renter-occupied housing units in 2019 was $1,547, which was lower than Sonoma County’s median rent of $1,743 monthly.
In 2021, the average listing price for rental units in Sebastopol was $1,860 for a 1- bedroom unit, $2,145 for a 2-bedroom unit, $3,738 for a 3-bedroom unit, and $3,617 for a 4-bedroom unit (See Figure 13).
Figure 13: Sebastopol Average Rental Listing Price, 2015-20219F 10 Source: Zumper Rental Data, 2022
10 Note: Due to the small number of units available for rent, the sample size may be limited $-
$1,000
$2,000
$3,000
$4,000
$5,000
$6,000
2015 2016 2017 2018 2019 2020 2021
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
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23 Preservation of Assisted Units at Risk of Conversion Sebastopol contains a total of 253 low-income units, none of which are at high risk of being converted to market rate units before 2033.
1.11 SUMMARY OF CONSTRAINTS
Governmental and non-governmental constraints directly affect the and availability of housing and access to housing. Significant constraints to the production of housing in Sebastopol include the high cost of land and construction, the limited supply of vacant land, and community resistance. These constraints have been exacerbated by the COVID-19 pandemic. Shortages of both labor and materials made housing development a challenge, leading to a temporary decrease in housing construction and permitting. As Sebastopol and the region return to typical patterns of development activity and developer interest, this Housing Element includes policies and programs to mitigate constraints and increase production and access to housing.
The unpredictably of development costs and timelines can pose a constraint to the development of housing, especially affordable housing. 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.10F
11 This process adds additional
time and administrative burden to housing projects, constraining development.
Likewise, local governmental constraints such as application requirements, design and development standards, and the time and uncertainty associated with obtaining permits can affect the price and availability of housing. Input from stakeholders indicates that the City's approval processes could be streamlined to better facilitate development projects, and that continued learning opportunities are needed to decrease constraints and uncertainty related to implementation of new housing laws and programs. The Housing Element includes programs to help the city overcome these constraints.
Community opposition can play a significant role in the review and approval of development projects, including residential projects. Sebastopol residents value its unique, small-town character and environmental awareness, and many are outspoken about their preferences.
Availability and affordability are the main constraints to accessing housing in Sebastopol. Although financing is readily available for qualified buyers, home purchases may be difficult for lower and moderate-income buyers with limited down payments. Affordability is the primary unmet need, especially for first time 11 Sonoma County Grand Jury Report, June 2022
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24 homebuyers who must come up with at least three percent down payment.1F 12 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.
The most significant constraint to housing development in Sebastopol, as with the surrounding areas, is the cost of development. Specifically, the availability and cost of land and materials are significant non-governmental constraints that continue to play a major role in the City’s ability to provide housing for all of its citizens.
These constraints and other potential constraints are further discussed and analyzed in the Technical Background Report, within Section 4.4.
Despite these constraints, Sebastopol has used several innovative techniques to ensure housing for its most vulnerable populations. The City has renovated and expanded Park Village Mobile Home Park. This City-owned Park now provides a stable mobile home park environment for long-time residents who own their mobile homes and now have a stable land lease/rental environment. Additionally, the City, in collaboration with local non-profit service provider West County Community Services (WCCS), has added permanent supportive housing units at some of the mobile home plots, renovated two vacant units to provide low-income family apartments, and added RV pads/hookups. The site provides wrap-around housing and services to lowincome individuals, individuals exiting homelessness, and the existing residents.
Additionally, the City supported the County in their efforts to purchase and convert a hotel building in Sebastopol into permanent supportive housing using Project Homekey funds at an adjacent site now known as Elderberry Commons.
Additional programs are included in Housing Element to further decrease constraints and meet local housing needs. These include the following:
• Program A-3.1: Adopt Objective Design Standards
• Program A-3.2: Support Affordable Housing Developers through funding, project extensions, deferred fee collection, and technical assistance • Program A-3.5: Establish more by right housing development opportunities • Program A-4.3: Partner with the Sonoma County Community Development Commission to identify additional funding mechanisms
• Program B-1.2: Review and revise Reasonable Accommodation procedures • Program B-2.1: Expedite Processing for Affordable Housing Projects • Program B-3.1: Establish ongoing educational procedures for new housing laws and policy issues
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25 1.12 SUMMARY OF FAIR HOUSING ASSESSMENT
Assembly Bill 686 (Affirmatively Furthering Fair Housing, or AFFH) requires state and local agencies to take proactive measures to correct any housing inequalities related to race, national origin, color, ancestry, sex, marital status, disability, religion, or other protected characteristics. All Housing Elements due on or after January 1, 2021, must contain an Assessment of Fair Housing. Agencies must ensure that their laws and programs affirmatively further fair housing, and that they take no actions that counter those goals.
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.” Agencies must include in their Housing Elements a program or programs that promote fair housing opportunities while identifying areas of racial/ethnic concentration across the socioeconomic spectrum. In the context of a community’s housing needs, AFFH is not just about the number of housing units needed, but also about where the units are located and who has access to them.
Based on HCD Guidance, the assessment addresses fair housing enforcement and outreach capacity, segregation and integration patterns, disparities in access to opportunity, disproportionate housing needs including displacement, and concentrated areas of poverty and affluence across racial/ethnic groups. Through analysis of data and local knowledge, the Assessment of Fair Housing has identified the following factors that contribute to fair housing issues in Sebastopol:
High Priority - These factors have been identified as impactful local fair housing issues and are able to be readily addressed by actions taken in conjunction with policies and programs.
• Community Opposition
• Access to financing for small sites
• Risk of becoming exclusive and/or displacement of residents due to rising housing costs
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. • Lack of language access
• Lack of resources for fair housing agencies and organizations • Capacity for assistance
• The availability of affordable units in a range of sizes The full Assessment of Fair Housing is contained in the Technical Background Report, within Section 4.5. Section 2 includes specific policies, programs, and actions to be undertaken by the City to address local contributing factors to fair housing issues.
Section 3 contains the housing sites location information and maps and analyzes the Agenda item Number:9 Agenda item Number:9
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26 distribution of sites related to each area of the Assessment of Fair Housing.
Meaningful Actions to Overcome Fair Housing Issues
The 2023 Housing Element addresses past exclusionary zoning practices and affirmatively furthers fair housing by carefully considering the location of potential housing sites through an equity lens, and by including programs to promote the development of missing middle houses, duplexes, triplexes, ADUs, and affordable JADUs in the City’s single-family residential neighborhoods.
Additional programs are included in Housing Element to further address fair housing issues. These include the following:
• Program B-1.2: Develop a reasonable code enforcement program that protects vulnerable and special needs populations and review and revise Reasonable Accommodation procedures
• Program B-3.1: Establish ongoing educational procedures for new housing laws and policy issues
• Program C-2.1 Pursue grant funding for residential rehabilitation • Program D-1.1: Expand access to fair housing resources • Program D-1.2: Develop a proactive outreach program
• Program D-2.1: Develop a landlord outreach and education program • Program D-3.1: Establish a First Time Homebuyer program
1.13 REGIONAL HOUSING NEEDS ALLOCATION
The Regional Housing Needs Allocation (RHNA) is a requirement of State housing law and is a determination of projected and existing housing needs for all jurisdictions in California. The Association of Bay Area Governments (ABAG) conducts the RHNA process every eight years. Every jurisdiction must plan for its RHNA allocation in its Housing Element by ensuring there are enough sites with appropriate zoning to accommodate their RHNA. The goal is to ensure that local plans have enough appropriately zoned land to accommodate their existing and projected housing needs for all income levels for the entire 8-year planning period. Jurisdictions are not expected to build the housing, but they must plan for it and zone for it.
The RHNA methodology applies several factors to further the objectives of State law and meet the goals of the region’s Plan Bay Area plan. After a RHNA total is calculated, a social equity adjustment is applied to determine the four income categories. The social equity adjustment is based on household income and access to resources. One of the five objectives of State housing law is to ensure that there is not an overconcentration of households by income group in comparison to the county or regional average. To ensure that the RHNA methodology does not overburden low-income jurisdictions with more low-income households, a social equity adjustment is applied during the Income Group process. The result is that higher income jurisdictions are required to plan for fewer market rate units and more affordable units, while lower income jurisdictions plan for more market rate units and fewer affordable units.
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
27 Sebastopol’s RHNA for the period 2023 – 2031 is 213 units, divided between the income groups shown in Table 6.
Table 6: Sebastopol’s Regional Housing Needs Assessment (RHNA) Allocation Very Low
Income (VLI)
Low
Income (LI)
Moderate
Income (MI)
Above Moderate
Income (AMI) Total
RHNA Allocation 55 31 35 92 213
While the RHNA is assigned based on the four income categories above, the law also requires that communities plan for the needs of extremely low-income households, defined as those making less than 30% of the County AMI. The housing need for the extremely low-income group is considered to be one-half of the very low-income need. Section 3 provides an analysis of the sites available to meet Sebastopol’s assigned RHNA, the Sites Inventory, and any constraints to development of the listed housing sites.
As shown in Table 7, the City has identified enough units through RHNA Credits (Projected ADU development and pending, approved, or permitted projects) to meet its 6th Cycle RHNA for each category except for moderate-income. To identify enough sites for its moderate-income RHNA, and to provide an additional buffer of lowerincome units to address No Net Loss requirements, the Housing Element has prepared an inventory of suitable sites for housing development. Section 3 provides the required sites information, development assumptions, and the housing sites inventory.
Table 7: Strategy to Address RHNA
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
RHNA Allocation 55 31 35 92 213
Planned and Approved Projects 60 23 19 103 205
Projected ADUs/JADUs 15 15 15 15 60
Capacity of Inventory Sites 0 18 25 56 99
Total Units (Credits + Sites) 75 56 59 174 364
RHNA Surplus 20 25 24 82 151
% Buffer 36% 81% 69% 89% 71%
1.14 REVIEW OF 2015 HOUSING ELEMENT
The City of Sebastopol has a variety of programs which have been implemented in the previous Housing Element, some of which were achieved successfully. An evaluation of the City’s progress toward achieving these programs, including an analysis of the differences between what was projected and what was achieved, 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
28 provides useful data to determine any new or revised policies and programs for this current Housing Element.
During the 2015-2023 Housing Element cycle, the City planned to address their housing needs through infill development as well as maintenance and improvement of the existing housing stock. Implementation programs included:
• Continuing to monitor and maintain inventory of developable sites for affordable housing for extremely low, very low, low, moderate, and above moderate income as well as special needs households;
• Removal of governmental and non-governmental constraints to housing production by encouraging affordable housing opportunities through collaboration with public and private entities, enforcing housing codes and regulations, and preserving older neighborhoods through the Capital Improvement Program;
• Encouraging mixed use development, multi-family and special needs housing through density bonuses, parking requirement reductions, reduction in permit processing times, and enhanced design review guidelines; • Continuing to administer the Inclusionary Housing Ordinance and financial incentives and other local resources to promote development of affordable and special needs housing types;
• Elimination of housing discrimination by disseminating fair housing education materials and enforcing nondiscrimination clauses in deed restrictions and rental agreements; and
• Promotion of energy and natural resources conversation through energyefficient design guidelines in residential development and collaboration with public entities to facilitate solid waste reduction and energy conservation outreach.
Progress Implementing Programs
The City was successful in implementing many of the programs in its 2015 Housing Element and is implementing others with the adoption of this 2023 Housing Element Update. See Table 9 at the end of this section for full program implementation status.
Progress in Achieving RHNA and Quantified Objectives
The City was partially successful in reaching their 5th cycle quantified objectives, as shown in Table 8 below and anticipates meeting these objectives by the end of the 5 th Cycle Planning Period. 123 total housing units ranging from extremely low to above moderate income were constructed from 2015 to 2021. The City’s quantified objectives (QO) represent the number of units that were to be constructed or rehabilitated over the planning period of 2015 to 2023. Unmet RHNA/QO indicates the number of units short of the 2015 RHNA and quantified objectives.
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
29 Table 8: Progress in Achieving 2015 Quantified Objectives by Income Group New Construction Rehabilitation
Income
Group RHNA Quantified Objectives Actual Unmet RHNA
Unmet
Quantified
Objectives
Quantified
Objectives Actual
Unmet
Quantified
Objectives
Extremely
Low 22 22 37 - -
4 0 4
Very Low 6 0 6
Low 17 28 12 5 16 6 0 6
Moderate 19 12 20 - - 16 0 16
Above
Moderate 62 100 54 8 46 24 0 24
Total 120 156 123 13 62 56 0 56
Lessons Learned
The City was successful in implementing many of their programs, including Zoning Code amendments, changes to inclusionary housing requirements, updated ADU standards, and modified fees for proportionality to unit size. The City was able to access CDBG funding, a HEAP grant, and Homekey funding (through the County for a City site) to support their housing goals, in addition to dedicated funding from the City’s Affordable Housing fund and Capital Improvement Program and the Sonoma County HOME program. Using this funding, the City was able to support the rehabilitation and development of housing. The City was particularly successful in taking measures to address special housing needs through the renovation, retrofit, and expansion of Park Village and the provision of 31 units through the Project Home Key Elderberry Commons, which rehabilitated a former hotel (the Sebastopol Inn) for extremely low- and low-income residency.
Not all the programs were successful, as shown in Table 9. Some 5 th Cycle programs
that were less successful due to staff capacity constraints, both at the City and County level. Regionally, the Sonoma County Community Development Commission (CDC) experienced suddenly expanded workloads responding to increased emergency shelter and long-term housing needs resulting from local natural disasters, particularly the major 2017 fires, in which 5,000 housing units were lost in the Sonoma County area, and the COVID pandemic. The CDC’s ability to complete the increased workload was made more difficult as the agency also experienced turnovers in leadership and departures of key staff to other agencies. As a result, the CDC was temporarily unable to fulfill some of its obligations related to monitoring, administering local programs, and more.
The CDC leadership believes that staffing and functionality have now been restored with key recent hires and that and the CDC is again positioned to assist Sebastopol.
Locally, the City is striving to increase staff capacity and assess capacity requirements for Housing Element programs.
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
30 Additionally, Sebastopol is subject to the same market forces that affect the broader Bay Area: The market drives the cost of development and due to the high cost of construction and land in Sebastopol, it can be challenging for developers and investors to procure land, build units, and then sell or lease them at an affordable rate. Additionally, as North Bay housing contractors and subcontractors have been engaged in the fire rebuild efforts in Santa Rosa and Sonoma and Napa Counties have greatly impacted the availability and thus cost of construction. These pressures are in addition to the supply chain issues caused by Covid and other international events.
These non-governmental factors had the largest effect on the success of the City’s housing policies and programs. The City took steps to mitigate development constraints during the 5th Cycle, through Zoning Code amendments and procedural changes. However, many of these changes occurred halfway through the planning period, followed by the COVID-19 pandemic and shortages of both labor and materials that decreased development nationwide. Development activity has begun to increase, and the City strives to meet their RHNA targets and quantified objectives during the 6th Cycle.
Progress in Meeting Special Housing Needs
The table below identifies the effectiveness of specific programs in meeting the housing needs of special needs populations. These programs implemented the goals and policies of the 5th Cycle housing element. Sebastopol’s greatest successes during the previous planning period are those addressing special housing needs, especially those of extremely low-income populations and homeless populations through transitional and supportive housing. Council support for, and opening of, the following:
• a temporary, managed RV safe parking site for 18-20 RVs serving 25 clients (defined by HCD recently as a homeless shelter);
• the purchase and conversion of the Sebastopol Inn (now known as Elderberry Commons) through Project Homekey funding (31 rooms, for between 31-60 individuals. This project is currently housing Vulnerable Unsheltered population (including those 65 years or older and /or with chronic acute health conditions) at the site, and will be renovated to provide Permanent Supportive Housing (PSH), likely through a non-profit, in the future;
• the City’s successful application and construction of two permanent RV pads and utilities (HEAP funding, serves homeless individuals living in RVs) and renovation and opening of two uninhabited apartments at the City-owned Park Village (CDBG funding, serves very low/low income families).
These new projects provide shelter/space for a minimum of 60 individuals, while our last Homeless Counts have ranged from approximately 79 to 130 individuals. This means that approximately 50% of the unhoused individuals within the city, including those with other special needs (elderly, chronic physical and mental health issues, etc.) are being provided some form of shelter accommodation within the City’s limits, all of which has been created within the 5th cycle Housing Element time frame.
The City also worked with Burbank Housing in their conversion of regular units to accessible units (ADA) in the creation of 3 new ADA units as part of their funding in conjunction with renewing their expiring deed restrictions on the project. This parking 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
31 reduction was approved at a staff level and did not require Design Review Board approval, per the City’s reasonable accommodation regulations.
Specific programs and lessons learned are identified in Table 9.
1.15 PROGRAM CHANGES IN 2023 HOUSING
ELEMENT
The 2023 Housing Element update is not a comprehensive "new" Housing Element, but rather an update of the 2015 Housing Element. The focus of the update process has been to keep the programs that are working, adding new policies and programs where community needs have changed or where necessary to comply with new State laws. The overall goals of the existing 2015 Housing Element have been maintained, with new or revised policies and programs proposed to meet changing needs and legal requirements. Most ongoing policies and programs are successful and are continued in the Housing Element update; limited-term programs that have already been accomplished have not been carried forward.
Table 9 provides an evaluation of the programs from the 5th Cycle Housing Element and the City’s level of success in achieving them, including a description of the program’s outcome, the effectiveness of the program’s accomplishments, and how the updated programs have been changed or adjusted to incorporate lessons learned in the previous cycle. Programs that address housing needs of special needs populations are identified with a star ().
Table 9: 2015-2023 Housing Element Program Implementation Status Program Progress Lesson Learned
A-1: Continue to monitor land
supply inventory for singlefamily and multi-family
residential development
including accommodation for
special needs populations and
accommodation affordable to
extremely low, very low, and
low income households.
Successful. Inventory of land
is monitored using a
spreadsheet. Available sites
were identified during the
planning period.
Continue to monitor inventory
of land. This action is
continued as Program A-1.3
and works in conjunction with
Programs A-1.1, A-1.2, and A2.1 to maintain an adequate inventory and address new
“No Net Loss” requirements.
A-2: Continue to monitor the
supply of additional
multifamily sites at densities
to facilitate production of
housing affordable to
extremely low, very low, and
low income households.
Successful. City maintains
affordable housing complex
inventory. Zoning ordinance
updated in 2018 to include
reductions of minimum lot
sizes and additional density
allowances.
Continue to monitor inventory
of land. This action is
continued as Program A-1.3
and works in conjunction with
Programs A-1.1, A-1.2, and A2.1 to maintain an adequate inventory and address new
“No Net Loss” requirements.
A-3: Maintain an inventory of
sites that are readily or
Successful. City maintains
the GIS Mapping website
Continue to maintain
inventory of land. This action
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
32 already served by
infrastructure. This inventory
is to be provided on the City’s
website and updated
periodically.
that makes inventory of sites
publicly available.
is continued as Program A-1.3
and works in conjunction with
Programs A-1.1, A-1.2, and A2.1 to maintain an adequate inventory and address new
“No Net Loss” requirements.
A-4 Assess City-owned parking
lots for possible use as
affordable housing and mixeduse sites while maintaining adequate parking.
Program not achieved. City
reviewed a potential site in
2017-2018 and this use was
not approved by the City
Council.
While this program was not
approved by City Council
previously, Program A-3.4
would allow the City to
continue assessing the
suitability of City-owned sites
and apply the Workforce
Housing Overlay if
appropriate.
A-5: Consider land use
redesignations, if they are
needed.
Zoning Ordinance update
completed in 2018 to that
redesignates low density
residential and industrial
uses for high density
multifamily residences.
Program complete. This
program has been removed,
but programs that increase
allowed residential uses or
densities in different areas of
the City, including Program A4.1 to explore a local density bonus ordinance, Program A3.4 to adopt a Workforce
Housing Overlay, and Program
D-2.2 to allow Permanent
Supportive Housing and Low
Barrier Navigation Centers by
right in certain zones.
B-1: Continue to enforce its
existing codes utilizing all
available authorities to compel
property owners to correct
code violations.
Successful, ongoing Continue to implement code
enforcement regarding
substandard building
conditions, nuisances, zoning
and building violations
utilizing new SB2-funded
permit/parcel tracking system.
New system will be able to
track and monitor code
enforcement issues that sets
standards and removes
constraints.
Additionally, Program B-1.2 is
included to address equity
considerations in code
enforcement.
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
33 B-2 Rehabilitation and
Preservation of Affordable
Housing: Encourage HOME and
CDBG programs to assist
agencies such as Rebuilding
Together to preserve and
increase affordable housing
opportunities such as Fircrest
Mobile Home Park.
Partially successful. CDBG
grant money received to
retrofit a two-unit
apartment building at Park
Village, available to Very
Low-Income families.
Contractor bid occurred in
end of 2020. Renovation is
almost complete.
As there is a limited supply of
suitable developable land in
the City for new housing,
rehabilitation and preservation
continues to be a priority in
meeting local housing needs.
These actions are continued
and expanded through
Program C-2.1 to pursue
rehabilitation funding and
Program C-1.1 to preserve the
existing affordable housing
inventory.
B-3 Capital Improvement
Program: Consider
infrastructure needs of older
neighborhoods.
Successful. 5-year CIP for FY
2021-22 assessed for
Bodega Avenue crosswalk
and safety improvements by
rehabilitating pavement and
adding bicycle lanes.
Approved projects include
upgrades to sewer/
wastewater, stormwater,
and water systems in
Zimpher Creek, Florence
Avenue, Parquet Street,
Morris Street, and Calder
Creek.
Successful program to be
continued.
B-4 Safeguard affordable
housing inventory: Monitor
and protect affordable units
that are at risk of conversion
to market rate within the
2015-2023 Housing Element
cycle.
Successful. Burbank Heights
at Bodega Avenue and
Gravenstein North II
Apartments affordability
status expires within 2015-
2023 Housing Element cycle.
City is collaborating with
Burbank Housing and other
affordable housing
developers to maintain and
develop affordable housing
opportunities.
This action is continued in
Program C-1.1 to safeguard
the existing affordable housing
inventory and expanded to
include additional actionable
implementation details.
B-5 Mobile Home Conversion
Ordinance: Consider an
ordinance that would protect
privately-owned mobile homes
in Park Village.
Highly successful. Alternate
Program Completed (City
purchased Park Village)
Completed. The City instead
purchased Park Village Mobile
Home Park, and now contracts
with a non-profit to operate
the park, including provision
of wrap-around services and
case management services to
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
34 tenants. Program is no longer
needed and is removed.
B-6 Short-term Rental
Ordinance: Consider
regulations for short-term
rentals that address potential
impacts and establish permit
process to ensure costrecovery and ability to enforce
regulations.
Successful. Short-term
rental moratorium ended on
May 21, 2021 on non-hosted
whole-house short-term
rentals. Vacation rental
codified in Sebastopol
Municipal Code 17.260.060
and processed as
administrative permit.
Completed. Additional
measures are being
considered to further reduce
conversion of residences to
full-time, non-hosted shortterm rentals, and will be
included as relevant in
Program B-3.1 to monitor
housing trends, laws, and
issues.
C-1: Continue to implement
the Five-Year Capital
Improvement Program. As
resources become available,
develop public facilities to
address new residential
demand and to increase the
viability of infill and reuse
sites.
Successful. Capital
Improvement Program
assesses infrastructure
upgrades for FY 2021-22.
Successful program to be
continued.
C-2 Inclusionary Housing
Ordinance: Continue to
administer, review, and
update the ordinance per case
law and stakeholder
participation that fully
considers impacts and
benefits to housing
development.
Successful. Inclusionary
Housing Ordinance updated
in 2018 to include case law
and stakeholder input.
Completed. New Inclusionary
Housing Ordinance provides
flexibility to developers (they
can select 5% at VL, 10% at
Low, or 15% at Moderate). We
have received good feedback
from developers thus far.
Program is completed and
removed.
C-3 Affordable Housing Funds:
Identify additional potential
mechanisms to assist with
City funding of permanently
affordable housing. Determine
if the program should be
codified in the City’s Municipal
Code.
Successful. City conducted
an affordable housing in-lieu
fee nexus study on March
1 st, 2021. Affordable housing
linkage fee program pending
per County update.
Completed. This program is
continued as Program A-4.3 to
partner with the Sonoma
County Community
Development Commission and
continue identifying funding
mechanisms.
D-1: Provide planning
assistance to affordable
housing developers and
developers
City staff coordinates with
Burbank Housing, EAH,
MidPen Housing, Eden
Housing and other
affordable housing
developers during Spring
2021 informational session.
This action is continued within
Program A-3.2 to support the
efforts of affordable housing
developers and includes
additional actionable
implementation details.
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
35 D-2: Continue to support
affordable housing
development by encouraging
developers to apply for
funding through the Sonoma
County-administered Urban
County HOME and CDBG
program and using other
available resources when
available, such as in-lieu
payments, to finance
affordable housing.
City has utilized the City’s
Affordable housing fund to
support rehabilitation and
development of housing at
Park Village, including
renovating 2 apartments
into family apartments with
CDBG funding, and
installation of two
permanent RV pads and
utilities using HEAP reward.
Additionally, Sonoma County
applied for and received
Project Homekey funding to
purchase the 31-room
Sebastopol Inn, which will
provide 31 units of
Permanent Supportive
Housing, (PSH) (currently
providing Covid-vulnerable
housing in these units), with
the support of the
Sebastopol City Council.
This action is continued within
Program A-3.2 to support the
efforts of affordable housing
developers and includes
additional actionable
implementation details.
D-3: Consider deferring
payment of impact fees until
affordable housing units are
sold, ready for occupancy or
for rentals, or when
permanent financing is
obtained.
City reviews these requests
on a case-by-case basis.
This action is continued within
Program A-3.2 to support the
efforts of affordable housing
developers to allow deferred
collection of development fees
and establish consistency with
State law.
D-4: Continue to submit
applications for CDBG funding
and support applications for
additional public funds, such
as those provided by the
HOME Program, the Joe Serna
Program, and the Low-Income
Housing Tax Credit Program.
City reviews these requests
on a case-by-case basis. The
City has been successful in
receiving CDBG funding.
This action is continued within
Program A-3.2 to support the
efforts of affordable housing
developers and includes
additional actionable
implementation details.
D-5 Develop local financial
resources methods to assist
affordable and special needs
housing types such as impact
fees, real estate transfer
taxes, allocation from General
Fund and other sources.
Successful. FY 20/21
Development Impact Fee
study conducted including
review of Inclusionary
Housing fees and ADU
impact fees. ADU Ordinance
adopted in 2019 to comply
This action is continued within
Program A-3.2 to support the
efforts of affordable housing
developers and includes
additional actionable
implementation details.
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
36 with State legislation
regarding ADU impact fees.
D-6: To encourage
affordable housing developers
to preserve and provide units
for extremely low-income
households, the City will
encourage these developers to
apply for Project Based
Section 8 assistance. In
addition, the City will provide
its housing funds, when
available, to help subsidize
development costs to build
housing units affordable to
extremely low-income
households. City funds for this
purpose include linkage fees
and inclusionary housing
fees. In addition, the City will
work with non-profit
developers to compete for
Sonoma County-administered
CDBG and HOME fund
Successful.
The City worked with
Burbank Housing / 699
Gravenstein Hwy North as
they renewed their tax
credit/deed restrictions in
the fifth cycle and made
further improvements to
convert additional regular
units to ADA units. This
resulted in remodeling of 3
ADA units, and the
conversion/creation of 3 new
ADA units which serve
persons with disabilities.
The City has also applied for
and utilized CDBG funds as
well as City Housing funds to
renovate two apartments for
families at the City-owned
Park Village Mobile Home
site. The City applied for and
received HEAP funding to
install 2 new permanent RV
pads and utilities at the Park
Village to serve homeless
individuals living in their
RVs.
The city has encouraged
non-profit developers to
apply for CDBG/HOME
funding (with City support),
however one obstacle for
non-profits has been the
onerous reporting and
requirements of federally
funded (HUD, etc.) projects,
including environmental
review in addition to CEQA
(i.e. NEPA) which adds
significant time and cost to
projects, and other reporting
requirements.
This action is continued within
Program A-3.2 to support the
efforts of affordable housing
developers, and prioritizing
funding to projects with
extremely low-income units.
Additionally, Program B-2.1
expands priority processing
procedures to housing for
extremely low-income
households.
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
37 D-7: Continue to consider
relaxing development
standards, such as setbacks
and parking requirements,
and increasing densities on a
project-by-project basis as a
means to reduce development
costs of units affordable to
extremely low-income
households.
Successful. Zoning ordinance
includes “small lot
subdivision” and “planned
community” provisions
which allow for variation
from the zoning standards.
Additional zoning regulations
reduced parking for deedrestricted affordable
housing, senior housing,
studio units, and SROs. The
Planning Commission can
also approve parking
reductions on a project-byproject basis. R5 zoning
district created to allow for
smaller lot single family and
duplex zone.
This provision was recently
utilized for a 10-unit project
(Huntley Square) on a small lot
with small units (less than 500
SF each) to be approved with
smaller lot sizes, reduced
setbacks, and additional
density.
The City will continue its
current practices. This
program is not continued.
D-8: Regularly update in-lieu
and linkage fees or adopt an
ordinance that annually
updates in-lieu and linkage
fees in accordance with an
accepted cost index, to ensure
that they accurately reflect
current development costs.
Successful. Impact and
Annexation Fee schedule
updated on July 17th, 2021
for housing projects.
Development Impact Fee
Program report published
03/2021 and is city planning
website including updated
fee schedule City discounts
for less than full size units
for SFR consistent with State
law.
The City will continue its
current practice. This action
has been replaced by Program
A-4.2 for fee mitigation and
transparency actions.
D-9 Density bonus incentives:
Update City’s density bonus
ordinance requirements per
State law and encourage
affordable housing developers
to request density bonuses
and incentives to increase
affordable units available.
Continue. Ordinance updated
in 2017.
Developers use relaxed zoning
provisions or Planned
Community designation/ small
lot subdivision more than
density bonus provisions.
This action is continued and
expanded in Program A-4.1 to
continue promotion of the
current Density Bonus law and
explore the feasibility of
additional provisions.
D-10 City Employee Assistance
Program: Consider the
feasibility of providing loans to
low- and moderate-income
teachers and volunteer
Not successful. Program
feasibility assessment has
not been initiated due to
lack of capacity.
This program is replaced by
Program D-3.1 for first time
homebuyers, that focuses on
low- and moderate-income
households.
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
38 firefighters to purchase
affordable housing. Further
assess feasibility of assisting
in the recruitment and
retention of teachers and
firefighters. If sufficient
funding is available, program
should be expanded to other
City employees.
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. Urban County to
monitor homeless population
needs.
Successful. City applied to
SCCDC for HEAP funding to
add two Recreational
Vehicles sites at Park Village
Mobile Home park. Sites will
be used for homeless
families and individuals.
Sites are anticipated to be
constructed and occupied in
early 2021. City in
partnership with WCCS
secured PHS and CDBG funds
to make habitable two 2-
bedroom apartments on
City’s Park Village property
as well.
Additionally, Sonoma County
purchased the Sebastopol
Inn (31 rooms) through
Project Homekey which
provides housing to formerly
homeless, Covid-vulnerable
populations. The City also
supports West County
Community Services (WCCS)
in their application for Rapid
Rehousing funding, and in
FY 21-22 provided funding
from General Fund for a
homeless outreach
coordinator hired by WCCS.
City funded a Homeless
Outreach Coordinator, who
has leveraged funds and
services to Sebastopol
homeless including shelter
services and hotel stays
Although programs have been
successful, this continues to
be a local need. This is
addressed through Program
D-1.1 for housing services,
education, and outreach,
Program D-2.2 allowing by
right permanent supportive
housing and low barrier
navigation centers in certain
zones, and through programs
seeking funding sources.
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
39 funded by County funding
resources.
Lastly, the City worked with
local non-profit to provide a
20-22 vehicle ‘safe parking’
program at a private site
owned by St Vincent de Paul
in 2022 for homeless living
in their vehicles (1-year
program).
D-12: Encourage the
Sonoma County CDCadministered Urban County to
CDBG and/or HOME funds to
Rebuilding Together and/or
other local nonprofits to assist
disabled residents with home
retrofits.
Not initiated at this time. This action is continued in Program C-3.1, to provide
information and utilize
funding for home retrofits.
This need is also addressed
through Program C-2.1 to
pursue funding for
rehabilitation and Program B1.2 to decrease barriers to obtaining Reasonable
Accommodations.
D-13 Special Needs
population: Work with housing
developers to encourage
housing units and
developments which address
the requirements of special
needs populations.
Successful. The City has
initiated its own zoning
regulations to support
special needs populations,
such as allowing staff-level
approval of parking
reductions to increase ADA
accessible parking spaces for
accessible housing units. We
had one developer (Burbank
Housing) take advantage of
this program to increase the
number of accessible
housing units without
requiring a Variance or
Density Bonus.
This action will be continued,
but the program will be
removed from the Housing
Element as it reflects an
ongoing practice.
D-14: Enforce Title 24 of
the California Building Code,
the Americans with Disabilities
Act (ADA), and Municipal Code
Chapter 15.80 when reviewing
proposed development plans.
Successful. Permit
applications for proposed
plans include Title 24
compliance for approval.
This action will be continued,
but the program will be
removed from the Housing
Element as it reflects an
ongoing practice.
D-15: Assist disabled
residents with information on
housing resources and
The City refers residents to
the County Community
Development Commission
This action is continued and
expanded in Program D1.1 to
administer housing services
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
40 suitable housing opportunities
in the community.
and provides services
through West County
Community Services.
and provide outreach and
information.
D-16: Develop an information
sheet describing the City's
affordable housing needs and
include this information in
public noticing for project
hearings.
Memorandum in 2017
provides publicly available
information regarding
housing stock data, local
demographics, affordable
housing projects, housing
development, and housing
policy.
This action has been replaced
by Program B-3.1 to monitor
housing trends, laws, and
issues.
D-17: Facilitate the
development of farmworker
housing by encouraging
employers to provide housing,
encouraging a countywide
linkage fee to cover
agricultural land uses,
encouraging with housing
developers to expand the
supply of migrant and
permanent farmworker
housing, and providing
planning assistance to
interested developers.
Partially completed. City
does not have does not have
a specific linkage fee for
farmworker housing, but the
Affordable Housing linkage
fee could be used for
income-eligible farmworker
housing.
This action is addressed within
Program A-3.2 to support the
efforts of affordable housing
developers, which includes
actions to support
developments that meet
special housing needs and to
support funding applications,
including Joe Serna, Jr.
Farmworker Housing Grant
funds, and to give priority to
permit processing for
farmworker housing.
D-18: Encourage the
development of housing for
day laborers and
undocumented workers by
encouraging housing
developers to expand the
supply of housing for this
population and providing
planning assistance to
interested developers.
Partially completed. City has
a project in the approval
process that provided
housing to income-eligible
farmworkers.
This action is addressed within
Program A-3.2 to support the
efforts of affordable housing
developers, which includes
actions to support
developments that meet
special housing needs and to
support funding applications,
including Joe Serna, Jr.
Farmworker Housing Grant
funds, and to give priority to
permit processing for
farmworker housing.
D-19: In order to encourage
the provision of housing for
developmentally disabled
persons, coordinate with the
North Bay Regional Center,
North Bay Housing Coalition,
and other groups that serve
the developmentally disabled
Incomplete, due to a lack of
jurisdiction capacity.
This action will be replaced by
actions in Program B-2.1 to
expand priority permit
processing to projects
providing housing for persons
with developmental disabilities
and through actions in
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
41 population and encourage
housing providers and
landlords to provide a
percentage of housing
developments for persons with
developmental disabilities.
Program B-3.1 to participate
in regional planning efforts.
D-20: Encourage the
development of housing
designed to accommodate
persons with EMF sensitivity.
Incomplete. Need addressed
through Reasonable
Accommodation ordinance.
This action is removed and
will be addressed under
Program B-1.2 to ensure code
enforcement and Reasonable
Accommodation procedures
sufficiently address disabilities
and medical needs.
E-1 Fair Housing: Facilitate
equal housing opportunities by
continuing to designate an
equal housing coordinator,
distributing fair housing law
educational materials, and
referring related concerns to
Fair Housing Sonoma County
and Fair Housing of Marin.
Continue. City funded WCCS
outreach and management
refer to Fair Housing
Sonoma County and Fair
Housing of Marin as
appropriate.
This action is continued under
Program D-1.1 to administer
housing services and provide
outreach and education.
E-2: Continue to provide
nondiscrimination clauses in
rental agreements and deed
restrictions for housing
constructed with City
agreements.
Successful. Continued. This action is continued under
Program D-2.1
E-3: Continue to address fair
housing issues through
participation, through the
Urban County or other
sources, in Fair Housing
Sonoma County and Fair
Housing of Marin
(organizations that provide
assistance in response to
housing discrimination
complaints and well as
tenant/landlord mediation).
City funded WCCS outreach
and management refer to
Fair Housing Sonoma County
and Fair Housing of Marin as
appropriate.
This action is continued under
Program D-2.1.
F-1: Continue to provide
outreach and information
about energy conservation
and sustainability programs
PG&E’s Partners Program.
City provides energy
independence program
information, outage
procedures, and solar
program information for
energy conservation efforts.
This action is continued under
Program C-3.1.
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
42 F-2: Consider design features
in future developments to
reduce heat island effects,
including narrower streets,
increased landscaping, green
roofs, cool roofs, and cool
pavements.
City municipal code
16.40.080 and green
building code promotes
energy conservation through
building methods and solar
panel ordinance.
This action is addressed under
Program C-3.1.
F-3: Continue to encourage
the incorporation of energysaving principles in the design and planning of new
residential developments by
providing information to
developers and property
owners about available energy
conservation programs.
Recently started program
with BayREN for water
conservation. The City of
Sebastopol is adopting the
new BayREN Water Upgrades
$ave program after a vote
by the Sebastopol City
Council in 2021. Sebastopol
was the first Bay Area City
to enroll in the program. The
new regional water
efficiency finance service
from the Bay Area Regional
Energy Network (BayREN)
with fiscal sponsorship from
the Metropolitan
Transportation Commission
(MTC) and Association of Bay
Area Governments (ABAG)
provides benefits and
savings to both municipal
water customers and to the
municipalities that
administer water service.
Through this program,
Sebastopol municipal water
customers can install indoor
and outdoor water efficiency
upgrades, such as
showerheads, aerators, and
high-efficiency toilets.
Participants have upgrades
installed through vetted
contractors with no up-front
costs. Upgrade costs will be
part of a monthly on-bill
charge that is significantly
lower than the estimated
savings, so water customers
This action is continued under
Program C-3.1.
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
43 will start saving money right
away.
F-4: Continue to support
education programs related to
solid waste reduction, reuse,
and recycling opportunities.
Successful. City participates
in Sonoma County/ City Solid
Waste Advisory Group to
assess long-term waste
management methods and
utilizes Sonoma County
recycling guide. Educational
programs available through
“Recology”.
This action is continued under
Program C-3.1.
F-5: Continue to encourage
improvements that result in
conservation of energy, water,
and other natural resources in
existing residential
development, particularly in
renter-occupied units.
Successful. The City of
Sebastopol is adopting the
new BayREN Water Upgrades
$ave program after a vote
by the Sebastopol City
Council in 2021. (See F-3)
This action is continued under
Program C-3.1.
F-6 Consider adoption of a
construction site waste
reduction and recycling
ordinance that would be
applicable to new residential
or mixed use developments
over a certain size.
Successful. City has adopted
Cal Green Tier 1 in 2016 that
includes Construction Waste
Reduction, Disposal and
Recycling Requirements for
residential projects.
Continue to apply CalGreen
Tier 1 ordinance to new
residential or mixed-use
development projects. City has
new Climate Action Committee
who is looking into various
actions the city can take, some
include REACH Codes This
program is completed and will
not be continued in the
Housing Element.
F-7 Continue to seek funding
through Urban County CDBG
and HOME programs and
other funding sources for
retrofit of existing affordable
units that result in
conservation of energy, water,
or other natural resources.
Successful. City received
CDBG funding to retrofit a
two-unit apartment building
at Park Village that
incorporate energy, water,
and other natural resources
conservation methods.
This action is continued under
Program C-3.1.
F-8 Support project applicants
in incorporating cost-effective
energy efficiency standards
that exceed State standards.
Successful. City adopted SMC
15.72 Photovoltaic
Ordinance for new
construction to incorporate
solar panels in the design.
This action is continued under
Program C-3.1.
F-9: Promote the use of straw
bale, rammed-earth, and
other energy-efficient types of
construction and materials.
Successful. 2016 CalGreen +
Tier 1 checklist includes
provisions for material
This action is addressed under
Program C-3.1.
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
44 conservation and resource
efficiency.
G-1 Modify zoning ordinance
to permit farmworker housing
consistent with State law
requirements with no
discretionary actions required.
Revisions include permit
employee housing and singlefamily housing in residential zones, consisting of up to 36
beds in a group quarter or 12
units designated for single
family use.
Successful. Zoning ordinance
updated in 2017.
This program is completed
and will not be continued in
the Housing Element.
G-2: Modify the Zoning
Ordinance so that homeless
shelters proposed for the
General Commercial (CG)
District are only subject to
Administrative Review as a
condition of approval.
Successful Zoning ordinance
updated in 2017 to allow
homeless shelters as a
“permitted” use in the CG
District.
This action is modified and is
addressed through Program
D-2.2, to allow permanent
supportive housing and low
barrier navigation centers by
right in certain zones in
compliance with State law.
G-3: Modify the Zoning
Ordinance to include
definitions of Transitional and
Supportive Housing which are
consistent with State law. The
following definitions will be
used, based on language
provided in the Government
Code.
Successful. Zoning ordinance
updated in conjunction with
adoption of Housing
Element.
This action is modified and is
addressed through Program
D-2.2, to allow permanent
supportive housing and low
barrier navigation centers by
right in certain zones in
compliance with State law.
G-4: Review and revise the
Zoning Ordinance to establish
development standards and
identify appropriate zoning
districts to accommodate tiny
houses. Revisions should
include a clear definition of
tiny houses.
Completed. Tiny house
ordinance update was
assessed by City on March
28th, 2017. City has no
minimum size (outside of
state bldg. codes) for houses
but does require permanent
foundations.
This program is completed
and is not continued within
the Housing Element
G-5: Review the Zoning
Ordinance to determine if
modifications should be made
to accommodate land trusts.
Complete. Update to
Inclusionary Housing
ordinance in 2018 included
provisions for HLT to
steward inclusionary units.
This program is complete and
is not continued within the
Housing Element.
The new Program D-3.1
includes the establishment of
a First Time Homebuyer
program in partnership with
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
45 the Housing Land Trust of
Sonoma County.
G-6 ADU Ordinance: Modify
zoning ordinance to allow
secondary units as a
permitted use consistent with
State law including increased
size allowance, and consider
an update to existing ADU
ordinance, including height,
setbacks, and other relevant
development standards.
Successful. ADU ordinance
updated on January 16th,
2020 to comply with 2019
State law changes.
Educational material such as
ADU/JADU primer for
homeowners include
updated design standards
such as height, setbacks,
floor area, and
infrastructure.
Complete. The new Program
A-3.6 further encourages and
facilitates the development of
Accessory Dwelling Units.
G-7: Study changes in its
Subdivision Ordinance to
reduce land requirements for
new housing development.
Successful. City's Zoning
Ordinance includes "small lot
subdivision" and "planned
community" provisions
which allow for variation
from the zoning standards.
This program is completed
and is not continued within
this Housing Element.
G-8 Housing Impact Fees:
Reduce fees for smaller
housing types, including
secondary units, and review
fee structures for housing
based on square footage,
number of bedrooms, or
valuation to ensure equitable
fee structure.
Successful. Resolution 6173
adopted on February 20,
2018 to modify Housing
Impact Fees to reduce fees
for smaller housing types.
This program is completed
and is not continued within
this housing element. Program
A-4.2 addresses fee mitigation
further ensures equitable fee
structures are maintained.
G-9: Continue to offer reduced
setback requirements for
detached one-story second
units.
Completed. City used to do
half of main house setback
side/rear.
However, requirements
under new State laws are
lower, so this program is no
longer needed.
Program is no longer needed
and is not continued within
the Housing Element.
G-10: Continue to evaluate
implementation of the Growth
Management Program on an
annual basis, including
requested allocations by types
of units (single family,
multifamily, and mobile
homes) and allocations by
affordability level, as well as
the impact of procedural
Successful. Municipal code
Chapter 17.500 is City
Growth Management
Program (GMP).
GMP is implemented with
exemptions for a variety of
types of units (including
affordable units, ADUs,
senior housing, anything in
the downtown core). The
GMP is voter-approved and
This action will be continued,
but the program will be
removed from the Housing
Element as it reflects an
ongoing practice.
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
46 requirements, including the
allocation roll-over policy.
meets requirements of
SB330 to remain.
Exemptions and carryover
allowances will allow City to
meet current and new RHNA.
G-11 Growth Management
Program: Update the growth
management ordinance to
reflect anticipated growth
accommodated under the
General Plan and known public
services and infrastructure
constraints. Revise program, if
necessary, if annual review
identifies issues with the
program that may adversely
affect the City’s housing
obligations.
Successful. Update to
General Plan completed in
2017 and update to zoning
ordinance in 2018.
This program is completed
and is not continued in the
Housing Element.
G-12: The City will continue to
monitor all housing
developments to determine
whether City regulations and
procedures, such as Growth
Management and Design
Review, result in higher
development costs or limit the
availability of new units
affordable to middle,
moderate, and lower income
residents.
Incomplete. City/DRB will
continue to hear and
consider community input
while balancing other cost
factors in the area, such as
fires, inflation and
development costs
increases.
Continue. This action will be
addressed as relevant in
Program B-3.1 to monitor
housing trends, laws, and
issues.
G-13: Review Sebastopol’s
current approval process to
determine whether it is
possible to make the Planning
Commission the final authority
for subdivisions of four or
fewer parcels.
Successful. 2018 Zoning
ordinance update completed
this change.
This program is completed
and is not continued in the
Housing Element.
G-14 Assess alternative
methods to reducing the
amount of time to approve
projects.
Successful. City applied for
SB2 funding in 2019 for
initiatives to reduce project
approval timelines and
updated GIS layers to
provide additional public
access to relevant parcel
information.
Revise and continue. SB 2
grant monies will be used to
support streamlined approval
processing for affordable
housing projects. Including
SB9 and SB35 projects.
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 G-15: Modify Sebastopol’s
density bonus policy so that it
is consistent with State law,
including reduced parking
requirements for housing
projects that are eligible to
receive a density bonus.
Successful. Density bonus
ordinance updated.
This action is continued and
expanded in Program A-4.1 to
continue promotion of the
current Density Bonus law and
explore the feasibility of
additional provisions.
G-16: Revise the zoning
ordinance so that architectural
and design review
requirements for
manufactured home will not
exceed those allowed under
Government Code Section
65852.3.
Successful. Design review
ordinance for manufactured
homes updated.
This program is completed
and is not continued in the
Housing Element.
G-17: Revise the Zoning
Ordinance to:
- establish minimum density
requirements for residentialonly projects to ensure
efficient use of land,
- identify criteria and
appropriate locations in nonresidential zones for
residential-only projects,
- increase allowed building
heights and reduce parking
requirements in the
Downtown Core to
accommodate 4 stories/50
feet, and in appropriate
General Commercial districts,
3 stories and 40 feet, to
encourage affordable housing,
higher density housing,
including rental, housing
cooperatives, condominiums,
and other housing
opportunities. Establish
appropriate setback
requirements for increased
number of stories beyond
those currently permitted.
Successful. Title 17 of
Municipal Code has
provisions for updated
density and building
requirements, land use
conversion, and setback
requirements.
This program is completed
and is not continued in the
Housing Element.
G-18: Prepare design
guidelines for multifamily and
mixed-use residential projects
Successful. SMC 17.20.030
includes development
standards for multifamily
This program is completed
and is not continued in the
Housing Element.
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
48 and adopt methods to
streamline the design review
process.
residential projects.
Affordable housing projects
are assessed under
ministerial review in an
effort to streamline approval
process per SB 35.
This need will be further
addressed under Program A3.1 to develop Objective
Design Standards
H-1: Continue the preparation
of annual reports that
summarize progress towards
Housing Element goals,
policies, and programs.
Successful. 2021 APR
submitted and approved by
HCD.
This action will be continued,
but the program will be
removed from the Housing
Element as it reflects an
ongoing practice and
requirement
H-2: Continue to rely on
Sonoma County to assist with
housing related activities,
such as initial certification of
income eligibility.
Partially successful. The City
continues to partner with
Sonoma County and the
Community Development
Commission. Success of
specific activities has varied
depending on staff capacity
of both the City and the
County.
This action is continued in the
implementation of several
programs, including Program
A-4.3 for affordable housing
funding, Program C-2.1 for
rehabilitation assistance, and
Program D-2.1 to develop a
landlord education and
outreach program.
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
49 Section II: Housing Strategy
The Housing Strategy forms the housing policy roadmap for the City of Sebastopol.
The Housing Strategy incorporates data and community input received and includes new policies and programs to respond to changing housing needs and to meet new statutory requirements under State Housing Element law. Related to each policy, there are one or more programs that the City will implement over the 2023-2031 planning period.
This section contains the City’s Housing Plan for the 2023-2031 Housing Element planning period. State law recognizes the vital role local governments play in the supply and affordability of housing. Each local government in California is required to adopt a comprehensive, long-term general plan for the physical development of the city or county. In order to make adequate provision for the housing needs of all economic segments of the community, the Housing Element must do all of the following.
• Identify the agencies and officials responsible for the implementation of the various actions and the means by which consistency will be achieved with other general plan elements and community goals.
• Identify adequate sites which will be made available through appropriate zoning and development standards and with the public services and facilities needed to meet the needs of all income levels. This shall include rental housing, factory-built housing, mobile homes, emergency shelters, and transitional housing.
• Assist in the development of adequate housing to meet the needs of low- and moderate-income households.
• Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. • Conserve and improve the condition of the existing affordable housing stock. • Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, or color. • Affirmatively further fair housing.
The collective programs and policies administered by the City of Sebastopol and set forth in this Housing Element comply with and further the requirements and goals of Government Code Section 8899.50(b). As demonstrated through the policies and programs in Goal D, the City is committed to taking meaningful actions to fulfill its obligation to affirmatively further fair housing and will take no actions that would be materially inconsistent with that goal. Consistent with State requirements, each program identifies specific metrics and milestones, the implementing agency or agencies, and funding. Finally, the Housing Strategy sets forth quantified objectives for housing construction, rehabilitation, and conservation within the 2023-2031 planning period.
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
50 2.1 HOUSING GOALS AND POLICIES
Goal A: Facilitate the Development of Housing
Facilitate the development of a variety of housing types by maintaining adequate sites for housing and encouraging the production of housing to meet diverse needs for all economic segments of the population.
Policy A-1 Maintain a sufficient inventory of suitably zoned sites at all income levels throughout the planning period.
Implementing Programs: 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
Policy A-2 Maintain an administrative list of additional sites with appropriate zoning that can be added to the City’s sites inventory if and when an analysis provided through the Annual Planning Report indicates that sufficient sites may not exist to accommodate the City’s remaining RHNA, by income level, for the planning period.
Implementing Programs: Program A-2.1 Administrative List of Additional Sites Policy A-3 Encourage a variety of housing types such as multi-family units, mixed use housing, ADU and JADUs, single-family attached (townhouses), and other typologies that make housing more affordable.
Implementing Programs: Program A-3.1 Objective Design Standards Program, Program A-3.3 Missing Middle Housing, Program A-3.4 Workforce Housing Overlay Zone, Program A-3.5 By-Right Housing Development, Program A-3.6 Encourage the Development of Accessory Dwelling Units
Policy A-4 Promote the development of new housing units affordable to extremely low, very low-, low-, and moderate-income households and housing units that are affordable to and appropriate for special needs households, including seniors, extremely low-income households, disabled persons, developmentally disabled persons, farmworkers, large families, and persons experiencing homelessness.
Implementing Programs: Program D-2.1 Proactive Outreach Program, Program A-4.1 Density Bonus Incentives, Program A-4.2 Fee Mitigation and Transparency, Program A-4.3 Affordable Housing Funding
Goal B: Remove Governmental Constraints
Mitigate governmental constraints to the development, improvement, and maintenance 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 Policy B-1 Continually monitor the City’s codes, procedures, and practices to ensure they do not pose a constraint to the development and retention of housing.
Implementing Programs: Program B-1.1 Monitor City Activities and Housing Program Implementation, Program B-1.2 Code Enforcement and Reasonable Accommodation Procedures
Policy B-2 Expedite application review, permitting, and inspection procedures for affordable housing projects.
Implementing Programs: Program B-2.1 Expedite Processing for Affordable Housing Projects
Policy B-3 Take all efforts to ensure City staff and decision-makers have the most up-to-date knowledge about housing trends, laws, and issues.
Implementing Programs: Program B-3.1 Monitor Housing Trends, Laws, and Issues, Program D-1.2 Proactive Outreach Program
Policy B-4 Ensure easy access to and transparency of housing development information on the City’s website pursuant to Government Code 65940.1(a)(1).
Implementing Programs: Program A-4.2 Fee Mitigation and Transparency Goal C: Housing Conservation
Sustain and preserve existing housing units at all income levels Policy C-1 Monitor the status of at-risk units throughout the planning period to identify units that are at risk of imminent conversion to market-rate units and work with non-profit housing organizations to preserve at-risk units.
Implementing Programs: Program C-1.1 Safeguard Affordable Housing Inventory
Policy C-2 Ensure safe, decent housing by enforcing habitability standards that do not discriminate and that protect the occupant’s cultural, socio-economic, and/or accessibility needs.
Implementing Programs: Program B-1.1 Monitor City Activities and Housing Program Implementation, Program B-1.2 Code Enforcement and Reasonable Accommodation Procedures
Policy C-3 Provide rehabilitation assistance to income-eligible homeowners for repairs related to safety, habitability, and/or accessibility standards to reduce the likelihood of substandard housing in the City.
Implementing Programs: Program C-2.1 Rehabilitation Assistance Policy C-4 Promote energy efficiency in all new and existing structures.
Implementing Programs: Program C-3.1 Provide Information and Promote Energy Conservation
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 Goal D: Fair Housing
Ensure Fair Access to Quality Housing and Services for All Members of the Community, including those with Special Needs.
Policy D-1 To ensure all residents have access to adequate housing, the City will work to promote and affirmatively further fair housing opportunities throughout the community for all persons regardless of age, race, gender, sexual orientation, marital or familial status, ethnic background, disability, medical condition, or characteristics protected by the California Fair Employment and Housing Act, and any other State and Federal fair housing and planning law.
Implementing Programs: See Programs A-3.1, B-1.1, D-1.1, D-2.1 for specific actions that support Fair Housing
Policy D-2 The City will encourage long-term and permanent affordability of lower and moderate-income and special needs housing.
Implementing Programs: Program A-4.3 Affordable Housing Funding, Program C-1.1 Safeguard Affordable Housing Inventory
Policy D-3 The City will continue to educate the community about fair and affordable housing.
Implementing Programs: Program D-1.1 Administer Housing Services and Provide Outreach and Education, Program D-1.2 Proactive Outreach Program Policy D-4 The City will continue efforts to improve housing opportunities for special needs households, including seniors, disabled persons, developmentally disabled persons, extremely low-income households, farmworkers, large families, and persons experiencing homelessness.
Implementing Programs: Program D-2.1 Landlord Education, Program D-2.2 By Right Permanent Supportive Housing and Low Barrier Navigation Centers Policy D-5 The city will promote programs that offer lower- income households pathways to homeownership.
Implementing Programs: Program D-3.1 First Time Homebuyer Program and Affordable Homeownership Resources
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
53 2.2 HOUSING ACTION PLAN
Program A-1.1 No Net Loss of Residential Capacity to Accommodate RHNA
(New, responds to SB 166- No Net Loss)
To ensure sufficient residential capacity to accommodate the RHNA for each income category throughout the planning period, staff will develop and implement a formal, ongoing (project-by-project) administrative evaluation procedure pursuant to Government Code section 65863. The evaluation procedure will track the number of lower, moderate-, and above moderate-income units constructed to calculate the remaining unmet RHNA. The evaluation procedure will also track the number of units built on the identified sites to determine the remaining site capacity, by income category, and will be updated as developments are approved. The sites inventory will be updated every year as needed when the Annual Planning Report (APR) is completed, and the APR with the updated inventory will be available on the City’s website.
Timeline: Develop procedure prior to the first 6th cycle reporting period; evaluate annually thereafter in conjunction with the APR Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund)
Context: SB 166- No Net Loss; ensure adequate sites to accommodate the RHNA throughout the planning period
Program A-1.2 No Reduction of Density without Replacement Sites (New, responds to SB 166- No Net Loss)
To ensure sufficient residential capacity to accommodate the RHNA for each income category throughout the planning period, no project approval or other action that reduces the density or development capacity of a site shall be undertaken unless sufficient remaining sites are available or additional adequate sites are identified prior to the approval of the development and made available within 180 days of approval of the development. Identification of the replacement sites and the necessary actions to make the site(s) available will be adopted prior to or concurrent with the approval of the development.
Timeline: Beginning in 2023, ongoing review as projects are approved on inventory sites
Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund)
Context: SB 166- No Net Loss
Program A-1.3 Inventory Monitoring
(Combines previous actions A-1, A-2, A-3)
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
54 To ensure sufficient residential capacity to accommodate the RHNA for each income category throughout the planning period, the City will continue to monitor the land supply in inventory including:
• Sites for single-family and multifamily residential development • Sites to accommodate special needs populations including seniors, disabled persons, developmentally disabled persons, extremely-low income households, farmworkers, large families, and homeless persons
• Multifamily sites at densities to facilitate the production of housing affordable to lower income households
• Sites readily served by infrastructure
Timeline: Annually, due at time of and reported out in conjunction with APR Publish land supply in inventory on City’s website 30 days and update annually
Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund)
Context: SB 166- No Net Loss
Lessons learned from previous Housing Element
Program A-2.1 Administrative List of Additional Sites
(New, responds to SB 166- No Net Loss)
To ensure sufficient residential capacity to accommodate the RHNA for each income category throughout the planning period, the City will create and maintain a list of additional sites with appropriate zoning that could be added to the City’s sites inventory when an analysis provided through the Annual Planning Report indicates that sufficient sites may not exist to accommodate the City’s remaining RHNA, by income level, for the planning period.
Timeline: Create an “administrative” list 3-6 months after adoption of the Housing Element
Consider adding sites from this list to inventory as needed on an annual basis
Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund)
Context: SB 166- No Net Loss;
Identify adequate sites to accommodate the RHNA
Program A-3.1 Objective Design Standards
(New, addresses feedback, governmental constraints, and recent State laws) 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
55 The discretionary review process can act as a constraint to housing development and increase the overall cost housing. To facilitate non-discretionary permitting, the City will adopt Objective Design Standards for mixed-use and multifamily developments.
These standards will involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to external criteria available to the public.
Timeline: Adopt within 16-24 months of Housing Element Adoption Responsibility: Planning Department, Planning Commission, City Council Funding: SB2 Funding and General Plan Update fund
Objective: 80% of housing projects using Objective Design Standards through the planning period, focusing on areas zoned to allow multifamily and mixed-use development
Context: Recent State laws prohibiting discretionary reviews; stakeholder feedback
Address and remove governmental constraints
Program A-3.2 Support Efforts of Affordable Housing Developers (Revises and combines previous actions D-1, D-2, D-4 D-6, D-13, D-17, D-18) In order to increase the availability of affordable housing, the City will take more robust financial and supportive actions to promote the development, preservation, and provision of housing units affordable to lower and moderate-income households including special needs households.
Financial actions shall include:
• Providing City housing funds, including linkage fees and inclusionary housing fees when available, to help subsidize development costs to build affordable housing units, including funding for projects where 5 percent of units are deed-restricted affordable to extremely lowincome households • Allowing Planning-Director approval of project extensions • Deferring collection of residential development fees until final building inspection or certificate of occupancy (see A-4.2)
• Supporting applications for available and appropriate funding for all projects consistent with the City’s General Plan and funding priorities, such as:
The Home Investment Partnership Program
Community Development Block Grants
Low Income Housing Tax Credits
The California Housing Accelerator Program
The California Housing Finance Agency
The Golden State Acquisition Fund
The Infill Infrastructure Grant Program
The Joe Serna, Jr. Farmworker Housing Grant
The Local Housing Trust Fund
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
56 The Multifamily Housing Program
The Predevelopment Loan Program
The Supportive Housing Multifamily Housing Program
The Veterans Housing and Homelessness Prevention Program Project Based Section 8 Assistance
Technical and Non-Financial Supportive Actions shall include:
• Creating an informational page on the City website with information about available sites in the City and available funding resources • Annually contacting a list of known developers provided by the Let’s Talk Housing Napa Sonoma Collaborative
• Contributing to a region-wide project in conjunction with the Let’s Talk Housing Napa Sonoma Collaborative to map all available housing sites with relevant development information and TCAC Opportunity Index Scores
• The City will utilize the above mapping to publish an easy-tounderstand popular summary on the City’s website. The summary shall identify available housing opportunity sites in Sebastopol and will include a map, and site-specific development information • Providing no-cost or low-cost staff assistance to assess development strategies
• Give priority to permit processing for projects providing affordable housing when requested. Expand application of processing priority to projects providing housing for seniors and other special needs groups, including persons with physical and developmental disabilities, large families, extremely- low income households, farmworker housing, and homeless (Program B-2.1)
Timeline: Ongoing; report efforts and successes in APR
Proactive outreach about available incentives and resources through Program D-1.2.
Responsibility: Planning Department, Planning Commission, City Council, City Manager
Funding: Where feasible, leverage State and Federal financing, including Low Income Housing Tax Credits, CalHFA multifamily housing assistance programs, HCD Multifamily Housing Loans, CDBG funds, HOME funds, and other available financing
Objective: During the 6th cycle planning period, financially support 2 affordable housing projects; increase developer outreach by 25%; provide staff assistance to assess development strategies for 8 new housing projects; provide priority permit processing to 3 affordable housing projects.
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
57 Context: Assist in the development of adequate housing to meet the needs lower and moderate-income households; addresses community input; addresses stakeholder input; lessons learned from previous Housing Element
Program A-3.3 Missing Middle Housing
(Revises and combines previous actions D-7, G-4, G-7)
Community input indicated strong support for missing middle housing which can help meet the need for more diverse housing types to address shifting demographics in the City. The City will increase opportunities for small lot single-family homes, such as tiny homes and cottage court housing developments. The City will amend the Code to allow up to 4 units on qualifying single-family parcels, subject to objective design standards as allowed by SB 9f. If the City is not meeting its prorated RHNA within four years of program implementation, the City will identify at least 20 additional sites for the R-5 zoning designation.
Timeline: Develop SB9 and ODS regulation by 2024
Assess progress after four years.
If needed, identify and rezone 20 additional R-5 sites within two years.
Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund) and/or General Plan Update Fund
Objective: Facilitate the development of 10 new units throughout the planning period, primarily in the higher resource residential areas on the west side of the City.
Context: Addresses stakeholder feedback; addresses demographic data and trends; addresses community input
Program A-3.4 Workforce Housing Overlay Zone
(New, incorporates of previous action A-4)
Infill development is critical to accommodating growth while reducing sprawl.
Stakeholders indicated support for infill and adaptive reuse development to help meet the City’s housing needs. The City will adopt a Workforce Housing Overlay Program as a market-driven way to integrate housing into areas near jobs and transit. The program will allow housing to be added to underutilized commercial sites, empty parking lots, unused City-owned sites, unused school sites, and other parcels near jobs, transit, or both by providing an additional set of development options that landowners can choose to exercise at their discretion through the application process.
Timeline: Adopt program into Code by July 2024
Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund) and/or General Plan Update Fund
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
58 Objective: Facilitate the development of 2 projects or 20 units using the Workforce Housing Overlay Zone, focused in or near the Downtown area.
Context: Lessons learned from previous Housing Element, Stakeholder feedback.
Program A-3.5 Opportunities for By Right Housing
(New, addresses housing needs and community/stakeholder input) Community and stakeholder input indicate strong interest in permitting 100% housing by-right in more commercial zones, including areas along major corridors and near the downtown. In order to respond to feedback and to facilitate the development of more housing in appropriate zones, the City will modify its Code to allow purely residential uses by-right in commercial and downtown zones when at least 40% of units are affordable, subject to objective design and development standards.
Timeline: Adopt into Code by 2024
Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund) and/or General Plan Update Fund
Context: Community and stakeholder feedback.
Program A-3.6 Encourage the Development of Accessory Dwelling Units
(New, addresses State law and community input)
Demographic analysis revealed the need for affordable housing options that would be suitable for the aging population, persons with disabilities, and younger people looking for entry-level housing choices. Community input indicated robust support for ADU and JADU development as a way to increase the housing supply. Additionally, ADU and JADU development provides a unique opportunity for homeowners to increase their property value. Based on community input, the City expects a significant increase in the rate of ADU and JADU development. In order to facilitate homeowners who are interested in developing the City shall take the following actions:
a) Promote ADUs and JADUs: The City anticipates developing ADUs in numbers that exceed what it has built, on average, over the last 4 years. To promote development, the City will make builders, property owners and members of the public aware of opportunities to facilitate ADU construction within the city by creating a dedicated ADU/JADU development website, and by featuring ADUs at the annual Housing Fair/Symposium (Program D-1.2). Additionally, the City will streamline processing of applications for conforming ADUs by eliminating the planning entitlement process and relying instead on planning department review and sign-off of the building permit.
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
59 b) Legalizing Existing Structures as ADUs: The majority of ADUs within the City to date have been conversions of existing structures into ADUs. Staff have identified a way to facilitate the legalization of existing structures into converted, legal ADUs by reducing the need for qualified conversions to go through the planning commission process for determination of a non-conforming use. Rather, the City would establish a program that would allow this determination to be made at the Staff-level following a site visit, and consultation with the planning and building departments. In certain situations, code enforcement penalties would be reduced or waived.
In its 2024 APR, the City will evaluation its progress in achieving its increased production goals for ADUs and JADUs. If it is determined that the new numbers are not likely to be met, the City will put into place an additional action to better promote and facilitate their production, as follows:
c) Financial Support for ADUs: If the production of ADUs is falling behind projections by the end of the 2nd year on the planning period, the City will dedicate annual funding to the Napa-Sonoma ADU Center for the provision of services to facilitate ADU production to utilize their services beyond what is publicly available on their website including the provision of on-site ADU suitability evaluations, development of marketing materials, pre-approved ADU plans and referrals to builders and financing for ADUs.
Timeline: Create and publish ADU/JADU development webpage by January 2024; Adopt ADU conversion program within 6-9 months of Housing Element adoption; Annually monitor and report progress of production goals for ADUs and JADUs, if production does not meet projections by end of 2nd year of planning period the City will dedicate annual funding to the Napa-Sonoma ADU Center in exchange for services.
Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund)
Objective: Average 7.5 ADUs per year for a total of 60 ADUs during the planning period, including 15 VLI units, 15 LI units, and 15 MI units, throughout the community.
Legalize 2 unpermitted ADUs within the planning period
Context: Government Code 65583(c)(7); Addresses stakeholder feedback; addresses demographic data and trends
Program A-4.1 Density Bonus Incentives
(Revision of previous action D-9)
The California State Density Bonus Law incentivizes affordable and other specialized housing production by requiring local agencies to grant an increase to the maximum allowable residential density for eligible projects, and to support the development of eligible projects at greater residential densities by granting incentives, concessions, waivers, or reductions to applicable development regulations.
To increase the amount of lower and moderate- income units created, the City will encourage affordable housing developers to request density bonuses and incentives 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
60 by promoting them on the City’s website and at the annual housing fair (Program D1.2).
The City will also explore the feasibility of adopting a local density bonus ordinance with incentives and bonuses beyond the current statutory requirements.
Timeline: Amend Code within 3 years of Housing Element Adoption Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund) and/or General Plan Update Fund
Context: Lessons learned from previous Housing Element; addresses stakeholder input
Program A-4.2 Fee Mitigation and Transparency
(Revision of previous action D-8, responds to AB 602 requirements and ensures consistency with State law)
Impact fees are levied on new housing to pay for the services needed to support those developments and to mitigate the impacts of growth however, such fees and exactions can affect the cost and feasibility of developing affordable housing.
In accordance with new with requirements to the Mitigation Fee Act, the City shall take the following actions:
a) Nexus Fee Action: To mitigate the impact of these fees the City currently bases impact fees proportional to the square footage of a new development project per a 2021 nexus study. Per new statutory requirements to Mitigation Fee Act, the City will update its nexus study in 2029.
b) Transparency Action: The City will make the following information prominently available on the City’s website:
Postings that must be updated within 30 days of any change to the information:
• A current schedule of fees, exactions, and affordability requirements that apply to each parcel
• All zoning ordinances and development standards that apply to each parcel • A list of all requirements for a development project
• The current and five previous annual fee reports covering development impact fees as well as water and sewer connection fees and
• An archive of impact fee nexus studies and cost of service studies conducted by the City since January 1, 2018
Postings that must be updated twice a year:
• Upon the certificate of occupancy or final inspection of a new housing unit, whichever occurs later, the City must request from the developer the total amount of impact fees levied on the project and display that information on the City’s website
c) Public Comment Procedure Action: The City will abide by the new public comment procedure requirements that authorize any member of the public to submit evidence regarding impact fee violations. Additionally, to limit the costs associated with developing housing, the City will defer fee collection for residential developments until final building inspection or issuance of the certificate of occupancy, whichever occurs first, unless the requirements of Government Code 66007(b) have been met.
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
61 Timeline: Provide easily accessible fee information on City’s website by January 2023; Publish any updates within 30 days of a completed fee study reflecting any new or revised fees; update nexus fee study in 2029
Responsibility: Planning Department, City Manager
Funding: Departmental Budget (General Fund)
Context: AB 602 – Mitigation Fee Act; review and revise from previous Housing Element; California Government Code Section 66007 Program A-4.3 Affordable Housing Funding
(Revision of previous action C-3)
Financial constraints represent the most significant non-governmental barrier to developing affordable housing. The City will establish a partnership with the Sonoma County Community Development Commission to identify additional potential mechanisms to assist with City funding of permanently affordable housing.
Timeline: Initiate partnership with Sonoma County Community Development Commission within 18 months of Housing Element Adoption Report efforts and successes in APR annually thereafter Responsibility: Planning Department, City Attorney, Sonoma County Community Development Commission
Funding: Departmental Budget (General Fund)
Objective: Increase developer outreach about funding opportunities by 25% to facilitate projects throughout the community
Context: Lessons learned from previous Housing Element
Program B-1.1 Monitor City Activities and Housing Program Implementation
(Revises and combines previous actions B-2, F-2, G-3, G-10, G-12) It is necessary to establish an ongoing monitoring program to ensure the implemented programs and adopted ordinances continue to meet the needs of residents, conform to State laws, and do not pose as barriers to development. The City will continue to monitor the implementation of ordinances, codes, policies, and procedures to ensure that they conform with State laws, promote energy conservation, do not pose an unreasonable barrier to housing access, and that they continue to provide reasonable accommodation for people with disabilities. Program implementation will be tracked and reported annually in conjunction with the Annual Planning Report (APR) and to the City Council as part of the City’s annual Level of Service report.
Timeline: Program will be developed in 2023. Results of monitoring reported annually in the APR thereafter
Responsibility: Planning Department, Building Department, Public Works Department, City Manager, Planning Commission, City Council 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
62 Funding: Departmental Budget (General Fund)
Context: AB 686- AFFH; lessons learned from previous Housing Element Program B-1.2 Code Enforcement and Reasonable Accommodation Procedures
(New, addresses identified constraint and previous action B-1) The Federal Fair Housing Act and the California Fair Employment and Housing Act (the Acts) require that local agencies provide reasonable accommodation in the application of zoning laws and other land use regulations, policies, and procedures for persons with disabilities who are seeking access to housing of their choice. A request for reasonable accommodation under the Acts may include a modification or exception to the rules, standards, and practices for the siting, development, and use of housing when those regulations would eliminate regulatory barriers and provide the person with a disability equal opportunity to the housing of their choice. Code enforcement is an important government tool designed to keep neighborhoods and the people who live in them safe and healthy. To ensure that standard operating procedures do not penalize or displace or create barriers to housing for vulnerable residents, special needs populations, or people with disabilities, the City will take the following actions:
a) Code Enforcement: The City will develop a reasonable enforcement program that focuses residential code enforcement activities on situations that pose an imminent threat to public health and safety. Such activities do not include minor alterations made to residences without benefit of permit when such alterations are made to accommodate a special need or disability of the resident(s), or for interior alterations made to allow or honor the residents’ cultural needs or practices, unless those alteration pose an immediate threat to the safety of the residents or neighborhood. Residents requiring alterations to accommodate a special need or disability will be guided to the City's Reasonable Accommodations program. b) Reasonable Accommodations: The City has established a Reasonable Accommodations procedure, as required by the Acts, but the procedure and cost have been identified as constraints to the development of housing and the provision of accessible housing. The City will remove the application fee and will update its code to mitigate constraints by removing Finding 7 (Potential impact on surrounding uses).
Timeline: Complete review by the end of 2024; revise ordinance or procedures as needed by July 2025
Responsibility: Planning Department, Building Department, City Manager, Planning Commission, City Council
Funding: Departmental Budget (General Fund) and/or General Plan Update Fund
Objective: 95% compliance on all code enforcement complaints related to imminent threat to public health and safety current enforcement; implement of an electronic tracking system for code enforcement in 2023
Context: AB 686- AFFH; addresses governmental constraints 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
63 Program B-2.1 Expedite Processing for Affordable Housing Projects (Revises and combines previous actions G-14 and policy H-2) Expedited processing moves projects with an affordable component to the front of the line in zoning, planning, and building permit processing. Ideally this can shave months off the entitlement process. Faster processing reduces risk and financing costs while allowing developers to bring projects to market faster. To encourage the development of affordable housing the City will continue to expedite processing for affordable housing projects to support the streamlined approval processing for affordable housing projects, including SB9 and SB35 projects.
The City will expand application of processing priority to projects providing housing for seniors and other special needs groups, including persons with physical and developmental disabilities, large families, extremely low-income households, farmworker housing, and homeless. Expedited processing includes one-stop preliminary review, concurrent application review, designation of a primary contact, and prioritizing building permit and grading plan review, permitting and inspection.
To ensure that these services are available throughout the planning period, the City shall maintain adequate staffing levels and, if necessary, utilize outside planning or plan review services to facilitate expedited processing.
Timeline: Report efforts and successes in APR
Responsibility: Planning Department, Planning Commission, City Council Funding: Application Fees
Context: Review and revise from previous Housing Element; addresses stakeholder input
Program B-3.1 Monitor Housing Trends, Laws, and Issues
(New, addresses stakeholder feedback)
Stakeholder feedback revealed support for ongoing educational procedures for the City’s decision-makers. To ensure both elected and appointed decisionmakers are making educated and informed planning decisions, the City will continue to monitor legislation, trends, and policy issues related to the development and maintenance of affordable housing in the City of Sebastopol. Ongoing efforts include but are not limited to:
• Attending housing and legislative review seminars, conferences, etc. • Attending training workshops
• Training on new legislation, State requirements, policies, and procedures pertaining to housing programs (including the Housing Choice Voucher program and tenant rights)
• Participate in regional planning efforts coordinated by the Association of Bay Area Governments (ABAG) and interfacing with other local jurisdictions, the County of Sonoma, and the public
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
64 • Presentations on housing needs, issues, and solutions, including affordable housing development and tenant protection policies.
Additionally, all future and incumbent members of the Planning Commission shall be required to complete a commissioner training course covering the essentials of citizen planning including planning ethics, comprehensive plans, site plans, approval processes, planning law, zoning, and the essential role of the public in planning.
Timeline: Initiate Planning Commissioner Training by January 2023; Facilitate informational session on tenant rights and protections in 2023; Report efforts and successes in APR annually thereafter Responsibility: Planning Department, Planning Commission, City Attorney/City Manager, City Council
Funding: Departmental Budget (General Fund)
Context: Housing Accountability Act (HAA); addresses stakeholder feedback Program C-1.1 Safeguard Affordable Housing Inventory
(Revision of previous action B-4)
State law requires jurisdictions to address the risk of loss of affordable units as their affordable restriction restrictions expire and they convert to market-rate housing.
The City will monitor all properties and make contact with owners and non-profit partners not less than three years before restrictions are set to expire to discuss the City’s desire to preserve complexes as affordable housing. Participation from agencies interested in purchasing and/or managing at-risk units will be sought to identify options to ensure continuing affordability. The City will coordinate with owners of expiring subsidies to ensure tenants receive the required notices at three years, twelve month, and six months prior to the scheduled expiration of rent restrictions, as described in Government Code 65863.10. In addition, the City will reach out property owners of units with expiring affordability covenants that are not subject to the provisions of this code, including units constructed under the City’s Inclusionary Housing Ordinance, and seek to retain affordability. The City will work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law.
Timeline: Annual monitoring due at time of and reported in conjunction with APR;
Ongoing discussions with owners and partners as needed based on expiration of subsidies
Responsibility: Planning Department
Funding: Departmental Budget (General Fund)
Objective: Maintain affordability covenants on 100% of at-risk units (one project)
Contact 25% of households residing in units with expiring affordability covenants.
Context: Review and revise from previous Housing Element 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
65 Program C-2.1 Rehabilitation Assistance
(New, responds to findings in fair housing analysis, demographic trends, and community input)
Negative effects of code enforcement can occur when compliance measures are not economically feasible for property owners. To reduce the risk of displacement, the City will pursue grant opportunities to create a residential rehabilitation program for lower income residents. The City will work with the Community Development Commission to apply for HOME, CalHome, and CDBG funds, as well as promote Section 504 Home Repair Program loans and grants to provide housing rehabilitation loans and weatherization services for income-eligible households to improve living conditions. The City will also work with and support local non-profits, such as Rebuilding Together Sebastopol and Habitat for Humanity, in these efforts. Available resources will be promoted through the Proactive Outreach Program (Program D-1.2) Timeline: Starting in 2024, annually review funding opportunities as Notices of Funding Availability are released. Apply for 3 grants throughout the planning period.
Continue to sponsor and support local non-profits assisting low income homeowners with urgent and other rehabilitation efforts Responsibility: Planning Department, Planning Commission, City Council, City Manager, City Council
Funding: HOME, CalHOME, CDBG, Section 504 Grants, City of Sebastopol General Fund/ Community Benefit Grants
Objective: Apply for 3 grants throughout the planning period and support 2 non-profit applications. Facilitate rehabilitation of 10-12 units throughout the planning period.
Context: AB 686 - AFFH; address and remove governmental constraints Program C-3.1 Provide Information and Promote Energy Conservation (Revises and combines previous actions F-3, F-4, F-5, F-6, F-7, F-8, F-9) Planning to maximize energy efficiency, the incorporation of energy conservation, and green building features can contribute to reduced housing costs for homeowners and renters while promoting sustainable community design. The City of Sebastopol will continue to promote energy efficiency that exceeds State standards in existing residences and new residential development by providing sustainability and conservation information on the City’s website, supporting Recology’s efforts to educate the community about solid waste reduction, utilizing CDBG and HOME funding to retrofit existing affordable units to increase energy efficiency, and providing information through the City’s Proactive Outreach Program (Program D1.2).
Timeline: Adopt CalGreen Tier 1 by 2023
Ongoing; report efforts and successes in APR
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
66 Responsibility: Planning Department, Building Department, Public Works Department, City Manager, Planning Commission, City Council Funding: Departmental Budget (General Fund)
Context: Title 24, CalGREEN; addresses community input; revise and review from previous Housing Element
Program D-1.1 Administer Housing Services and Provide Outreach and Education
(Revises and combines previous actions D-11, D-16, E-1, H-3) Often, special needs households face barriers to accessing information about affordable and fair housing resource and residents may not be aware of the choices available to them. The City participate in an annual housing fair or workshop (Program D-1.2) to educate and inform the community about their right to fair housing, how to access resources, and use this fair as an opportunity to overcome community opposition.
To help overcome barriers to accessing information, the City will develop a Fair Housing section of their website that includes tenants’ rights information, direction to available legal resources in multiple languages, information on how to file a Fair Housing complaint, an inventory of deed-restricted affordable housing, and a multilingual affordable housing fact sheet highlighting the needs of the community.
The information will also be made available in public noticing for project hearings, posted on the City’s website, and promoted through the Proactive Outreach Program (Program D-1.2).
Additionally, the City shall continue to coordinate housing activities with the Sonoma County Housing Authority or other suitable organization to administer the City’s affordable Housing programs for special needs populations. The City will continue to expand upon previous coordinated efforts with local faith-based organizations and community-based organizations to provide services and resources to the unhoused population in Sebastopol. Continued outreach with service providers and advocates for the homeless (Program D-1.2) will provide the City an opportunity to identify needs and craft solutions on an ongoing basis.
Timeline: Ongoing; report efforts and successes in APR
Add Fair Housing information to City website by June 2023; Hold Bi-Annual meetings with advocates and service providers; Report efforts and successes in APR
Responsibility: Planning Department, Planning Commission, City Council Funding: Departmental Budget (General Fund)
Objective: Provide links and/or information on website to fair housing resources, including 50% of those materials in multiple language.
Communicate with at least 2 organizations annually about fair housing programs.
Context: AB 686- AFFH; address demographic data; addresses stakeholder input
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
67 Program D-1.2 Proactive Outreach Program
(New, addresses housing need and State law)
In order to affirmatively further fair housing, increase awareness about housing programs, and address local housing needs, the City will establish and implement a proactive outreach program. Strategies for ongoing outreach will include participation in an annual housing fair, establishing and maintaining connections with communitybased organizations and the development community, and providing information to landlords, tenants, and community members.
a) Development community: The City will outreach annually to builders and developers, including developers of affordable housing, to ensure the local development community is aware of opportunities and incentives for housing development in the City, including those to be established by Programs A-3.1, A-3.3, A-3.4, A-3.5, and A-4.1. The City will develop an outreach email list by the end of 2023 and expand it throughout the planning period. Initial outreach will be in 2023 and updates will be sent out with relevant code changes or at least twice per year. b) Utility Providers: The City will outreach and coordinate with the department responsible for providing utilities to ensure that they plan and retain capacity for affordable housing units in accordance with Government Code Section 65589.7. The initial outreach will be made upon delivery of the adopted Housing Element in 2023, with follow-up outreach every two years thereafter.
c) Public Outreach: The City will continue to build and maintain its Housing Interest Group list for community members and provide a housing information newsletter at least annually. This newsletter will include information about tenant rights, available fair housing resources, and loan and funding options for residents and homeowners. The City will contact community-based organizations and request their assistance in distributing housing information to vulnerable and hard to reach populations.
d) Housing Fair: The City will plan or participate in a local or regional housing fair to provide information and respond to community questions about housing needs and solutions. The housing fair should be open to the public, members of the development community, non-profits, service providers, and other interested parties.
Timeline: a) Initial outreach 2023, updates twice per year b) Initial outreach 2023, follow-up outreach every two years c) Initial outreach 2023, at least annually after
d) Annually, beginning in 2024
Responsibility: Planning Department
Funding: Departmental Budget (General Fund)
Objective: Contact 10 housing developers per year regarding housing sites or housing development opportunities within the city
Reach 30 community members using outreach workshops
Context: Housing Element law; AB 686 - AFFH
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
68 Program D-2.1 Landlord Education
(Revises and combines previous actions E-2, E-3)
The Fair Employment and Housing Act protects against source of income discrimination. The City will work with the CDC to develop a landlord education and outreach program that will include information on source of income discrimination and Housing Choice Voucher programs. The goal of the program will be to reduce the likelihood of discrimination, ensure that landlords are maintaining Section 8 compliance, and to expand the location of participating Section 8 Housing Choice Voucher properties. This information will be included on the City’s website.
Additionally, the City will continue to require nondiscrimination clauses in rental agreements and deed restrictions for housing constructed with City Funds or City Agreements. This information will be promoted through the City’s Proactive Outreach Program (D-1.2).
Timeline: Contact CDC about ongoing efforts to educate landlords by end of 2023; report efforts and successes in APR
Responsibility: Planning Department, Planning Commission, City Council, City Manager
Funding: Departmental Budget (General Fund)
Objective: During the planning period, contact 15 landlords throughout the community
Context: Fair Employment and Housing Act; AB 686 - AFFH; review and revise from previous Housing Element
Program D-2.2 Zoning Code Updates
(New, responds to AB 2162 Requirements, SB 48 requirements, AB 139 requirements, and community input)
a) Permanent Supportive Housing and Low Barrier Navigation Centers:
Decades of research show providing people with a stable, affordable place to live that does not limit length of stay, along with services that promote housing stability—the combination known as “supportive housing”—ends homelessness among people with the greatest vulnerabilities, including people experiencing chronic homelessness.
The City will amend the Code to allow permanent supportive housing and low barrier navigation centers by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses in compliance with Government Codes 65660 and 65651 as amended by AB 2162 and SB 48, respectively.
b) Large Community Care Facilities: When permitting standards for residential care facilities are not clear, objective, and transparent, it can serve as a constraint to housing for people with disabilities. To address this, The City will amend the Code to allow large residential community care homes for 7 or more individuals, subject to objective criteria, in all residential zones.
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
69 c) Multifamily Housing: In order to minimize potential constraints, the City will amend the Code to eliminate the 2-story limit and set a height limit of 35 ft for multifamily housing in the R6 and R7 zones.
d) Accessory Dwelling Units: 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.
e) Emergency Shelter Parking: The City will update its Code to ensure its parking requirements for emergency shelters comply with the requirements of Government Code 65583(a)(4)(A) as amended by AB 139.
f) Design Review Findings: Along with the development of Objective Design Standards (Program A-3.1), changes to the design review findings are needed to mitigate constraints. The City will amend its code to revise findings along with the adoption of ODS in order to remove constraints and emphasis use of design guidelines and standards (finding 5).
Timeline: Amend Code within 6-9 months of Housing Element Adoption Responsibility: Planning Department, Planning Commission, City Manager Funding: Departmental Budget (General Fund) and General Plan Update Fund
Objective: Facilitate development of 1 new PSH and 1 new LBNC project during the planning period, near transportation and amenities.
Context: SB 48 – Low Barrier Navigation Centers; AB 2162 – Supportive Housing; AB 686 - AFFH; AB 139 – Emergency Shelters; mitigates constraints; addresses community input
Program D-3.1 First Time Homebuyer Program and Affordable Homeownership Resources
(New, responds to community input and demographic trends) Despite the volatility of the housing market, numerous studies have demonstrated that homeownership leads to greater wealth accumulation when compared with renting. Lower and moderate-income homebuyers may face significant financial barriers when seeking home ownership. The City will seek to establish a First Time Homebuyer Program in coordination with the Housing Land Trust of Sonoma County (HLT) for the development of permanently affordable homeownership opportunities in the City of Sebastopol. The City will continue to facilitate relationships between the HLT and potential local partners such as school districts and private developers in order to facilitate development and meet local needs.
Additionally, The City will publish resources to prospective lower income home buyers on the City website including information about the new First Time Homebuyer Program, Burbank Housing and Habitat for Humanity who provide affordable homeownership through subsidies, and information about CalHOME and CalHFA financing options, and promote resources through the City’s Proactive Outreach Program (Program D-1.2).
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
70 Timeline: Adopt program by June 2023, and apply for CDBG or other funding for program in FY 22-23; Add information to City website by July 2023
Responsibility: Planning Department, Planning Commission, City Council, City Manager
Funding: Affordable Housing Fund, Housing Linkage Fund, CDBG funds Objective: Facilitate communication between HLT and two outside organizations per year.
Facilitate an average of 1 affordable ownership unit per year once program is initiated
Apply at least two times for funding. The program would be eligible city-wide, and would depend on opportunities, sites close to schools and other services will be prioritized.
Context: AB 686 – AFFH; addresses demographic data; addresses community input
Program D-4.1 Replacement Housing Requirement
(New, responds to community input and demographic trends) The City will require replacement housing units subject to the requirements of Government Code Section 65915, subdivision (c) (3) on all sites identified in the Sites Inventory when any new development occurs on a site in the housing Sites Inventory if that site meets the following conditions:
1) currently has residential uses or within the past five years has had residential uses that have been vacated or demolished; and 2) was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very-low income, or 3) subject to any form of rent or price control through a public entity’s valid exercise of its police power, or
4) occupied by low or very-low income households.
Timeline: Ongoing as projects are proposed on nonvacant sites Responsibility: Planning Department
Funding: Departmental Budget (General Fund) ) and/or General Plan Update Fund
Objective: Require 100% of required replacement housing units throughout the community
Context: AB 1397
2.3 QUANTIFIED OBJECTIVES
One of the requirements of State law (California Government Code Section 65583(b)) is that the Housing Element contain quantified objectives for the maintenance, preservation, improvement, and development of housing. Table 10 summarizes 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
71 Sebastopol projected new construction of affordable and market rate units during the period 2023 – 2031 based on needs, resources, and constraints. State law recognizes that the total housing needs identified by a community may exceed available resources and the community’s ability to satisfy this need. Under these circumstances the quantified objectives need not be, and are not intended to be, identical to the total housing needs.
The quantified objectives shown represent goals. These estimates are mainly based on experience, anticipated funding levels, and anticipated housing market conditions.
The preservation goal targets the expiration of Burbank Orchard’s affordability covenants in 2031. The quantified objectives are not designed to be minimum requirements. Rather they are based largely upon implementation programs that have measurable outcomes. However, the Housing Element contains several policies and implementation programs that reduce barriers and create opportunities for affordable housing. These policies and programs are essential in meeting the City’s housing needs but are more qualitative in nature and are difficult to quantify.
Table 10: Quantified Objectives
Income Levels Construction Rehabilitation Preservation of Affordability
Extremely Low 28 22
Very Low 27 22 60
Low 25 20
Moderate 35 20
Above Moderate 92 20
Total 207 104 60
In addition to the "units" anticipated above, the City will strive to produce sufficient shared or community housing types to address the identified needs of extremely lowincome households, the homeless, and those making the transition from homelessness. These shared housing types are expected to include homeless shelters beds, transitional housing beds, safe parking areas, and Single Room Occupancy (SRO) units with shared kitchen facilities.
Table 11: Non-Unit Quantified Objectives
Income Levels Safe Parking SRO beds Other
Acutely Low 6 2 4
Extremely Low 6 2
Very Low 2 6
Total 14 10 4
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
72 SECTION III: HOUSING SITES
3.1 CONTEXT
Under Government Code Section 65583(a)(3), the City must identify suitable adequate sites for with capacity to fulfill fair share of regional housing needs, as determined by ABAG’s Regional Housing Needs Allocation (RHNA). These sites can include vacant sites zoned for residential use, vacant sites that allow residential development, and underutilized sites that are capable of being redeveloped to increase the number of residential units. These sites must have the realistic potential for new residential development within the Housing Element planning period.
Additionally, jurisdictions may receive credit towards their RHNA for units in planned, approved, and pending residential projects, projected development of accessory dwelling units, and through other adequate alternatives described in Government Code Section 65583.1(c).
Sebastopol has a RHNA of 213 units, divided among the following income categories:
Table 12: Sebastopol’s Regional Housing Need Allocation (RHNA) Very Low
Income (VLI)
Low
Income (LI)
Moderate
Income (MI)
Above Moderate
Income (AMI)
Total
RHNA
Allocation 55 31 35 92 213
Sebastopol is meeting its RHNA through the following means:
• ADU development projections (See Section 3.2.1);
• Planned, approved, and pending projects projected to develop during the planning period (See Section 3.2.2); and
• Adequate sites identified in the Sites Inventory, including sites on vacant and non-vacant land (See Sections 3.3).
Legislation passed since the last Housing Element update has added more stringent requirements for the Sites Inventory. Assembly Bill 1397 addresses standards for the adequacy of inventoried housing sites, including non-vacant sites and sites that were identified in previous housing elements. Senate Bill 166, the “No Net Loss” law, requires a jurisdiction to ensure a Housing Element Sites Inventory with continual capacity to accommodate the RHNA by income group throughout the Housing Element planning period. Because of this requirement, this sites inventory includes a unit buffer of 52% percent for the lower-income category. Additionally, programs are included within the Housing Element to ensure the City complies with new ‘No Net Loss’ requirements and maintains sufficient sites in 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
73 3.2 RHNA CREDITS
As allowed by statute, Sebastopol is counting the projected development of Accessory Dwelling Units (ADUs) and residential projects planned, approved, and pending towards their RHNA. After considering these units, the City is projected to develop sufficient sites to address their lower-income RHNA need without identifying additional sites in inventory. Housing sites (see Section 3.3) have been identified to increase capacity and to provide a buffer of lower-income unit capacity for No Net Loss considerations (see Section 3.6).
Table 13: Sebastopol RHNA Credits
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
RHNA Allocation 55 31 35 92 213
RHNA
Credits
Pipeline 60 23 19 103 205
ADUs/JADUs 15 15 15 15 60
Total 75 38 34 118 265
Remaining RHNA After Credits -20 -7 1 -26 -52
3.2.1 Accessory Dwelling Units
Jurisdictions may count the potential for ADU development as credits towards their RHNA, based on an analysis that includes recent development trends, local demand, available resources or incentives, and anticipated affordability. Analysis and discussion of local trends, demand, and affordability are contained within this section, and analysis and discussion of resources, incentives, constraints, and development standards for ADUs and JADUs are included within the Technical Background Report (Section 4).
An Accessory Dwelling Unit (ADU) is a secondary dwelling unit located on residentially zoned property that has an existing single-family or multifamily residence. Due to their small square footage, ADUs can provide affordable housing options for family members, friends, students, the elderly, in-home health care providers, the disabled, and others. In some cases, ADUs are used as short-term rental units, providing supplemental income for property owners. Junior ADUs (JADUs) are even smaller living units that can be built out of existing single-family houses. JADUs have independent cooking facilities and outside access, however they may share sanitation facilities within the primary home.
Recent California legislation has facilitated increased permitting and production of ADUs in many communities, including Sebastopol. The production of ADUs helps to address many of the City’s identified housing needs, including special needs housing.
From 2018 to 2022, the City permitted an average of 9.1 ADUs annually (Table 14).
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
74 Table 14: ADUs Permitted by Year in Sebastopol
Year ADUs Permitted
2018 12
2019 5
2020 8
2021 7
2022* 10
Average 9.1
Source: City of Sebastopol Permit Data
* Data counted through August 15, 2022.
Calculation of average uses a prorated year
The Association of Bay Area Governments (ABAG) prepared a report and issued affordability recommendations for projecting ADU development based on a survey of local ADU rental costs. This data was used to generate the regional distribution of ADUs shown in Table 15. Sebastopol is using more conservative affordability and production assumptions than provided in this report to ensure the distribution of affordability reflects local development trends. This distribution of affordability will be applied to a projection of 7.5 ADUs built annually, for a total of 60 units over the planning period credited towards Sebastopol’s RHNA, at the income levels shown in Table 15. These projections will further be supported by policies and programs included to facilitate ADU development (Program A-3.5).
Table 15: Assumed Affordability for 6th Cycle ADUs
VLI LI MI AMI Total
Regional Distribution of ADUs by Income Level 30% 30% 30% 10% 100% Local Distribution of ADUs by Income Level 25% 25% 25% 25% 100% Projected ADUs by Income Level for 6th Cycle
Projection Period 15 15 15 15 60
3.2.2 Planned, Approved, and Pending Projects
Jurisdictions may also count planned, approved, and pending residential units as credits towards their RHNA. These units can be counted based on affordability and unit count, provided it can be demonstrated that the units can be built within the planning period. Affordability (income category) is based on the actual or projected sales prices, rent levels, or other mechanisms establishing affordability of the units within the project, including affordability requirements achieved through the City’s inclusionary housing program and/or project entitlement negotiations. A map of these sites and a brief description of each project is provided below. All projects listed here are being developed under current zoning. The single family residential projects listed are located on parcels zoned for single family residential and will not constitute an impediment to additional residential development.
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
75 Table 16: Planned, Approved, and Pending Projects for RHNA Credit Project Information ELI VLI LI MI AMI Total Status Anticipated Occupancy
911 Litchfield Ave
004-134-016 1 1
Under
Construction 2022-23
773 1st St
004-172-017 2 2
Submitted;
approval pending 2023
7095 Fellers Ln
004-124-001 2 2
Under
Construction
2023-24,
other 36 in
2025-2026
Woodmark Apartments
7716 and 7760 Bodega Ave
004-211-007
060-230-067 9 51 23 1 84
Approved
Phase 1 2023
(48 units)
Phase 2 in
2025-2026
(36 units)
Huntley Square
7950 Bodega Ave
004-350-024 10 10
Approved; Site
work has
commenced
2023
Habitat for Humanity
Townhomes
333 N Main St
004-670-022 4 4
Approved,
Building Permits
pending
2023-24
7621 Healdsburg Ave
004-291-019 3 19 22
Submitted for
preliminary
review in
December 2022;
2025-2026
City Ventures Project
1009 – 1011 Gravenstein
Hwy North
060-261-026
060-261-028 12 68 80
Application
submitted 2027-2028
RHNA Credits 9 51 23 19 103 205
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
76 Figure 14: Planned, Approved, and Pending Projects for RHNA Credit 7095 Fellers Ln
A single family home with an attached ADU is under construction on this site.
Occupation is expected by 2023.
911 Litchfield Ave
A single family home will be developed on this site. This project received approval from the Design Review Board on April 6, 2022, has secured a building permit, and is under construction.
773 1st St
A single family home and a detached ADU are proposed on this site. This project is current undergoing design review. Construction is expected to begin in early 2023.
Woodmark Apartments
Woodmark Apartments is approved as an 84-unit, 100% affordable housing development. This project is located on a 3.59 acre site at 7716 and 7760 Bodega Avenue (APNs: 004-211-007 and 060-23-067) and will achieve over 23 units per acre, 94% of the maximum allowable density. Units will be deed restricted for a minimum of 55 years and will be made available to households with incomes ranging 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
77 between 30% and 60% of Area Medium Income (AMI). Forty-eight units will be reserved for employees or retirees of the agricultural sector, while the remaining affordable housing units will be available to anyone who meets the income criteria.
This project is expected to begin construction in 2022. The first phase (48 units) has received funding and is anticipated to be available for occupancy in early 2024, with the second phase (36 units) ready for occupancy in 2025-2026. The project is currently in building and grading plan check, with site work slated to begin in January 2023.
Figure 15: Rendering of Woodmark Apartments
Huntley Square
The Huntley Square Townhome project is a 10-unit development on a 0.39 acre parcel at 7950 Bodega, Ave (APN: 004-350-024). The project achieves over 25 units per acre, over 100% of maximum allowable density.
The project applicant has requested a zoning amendment to modify the parcel’s zoning from Multifamily Residential to Planned Community. This project was approved by City Council on March 1, 2022 and then approved by the Design Review Board at their May 18, 2022 meeting. This project has all necessary approvals and site work has commenced. Units are expected to be available for occupancy in 2023.
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
78 Figure 16: Rendering of Huntley Square Townhomes
Habitat for Humanity Townhomes
Habitat for Humanity has submitted a formal application to develop four townhome units available to moderate-income households. This project is located on a 0.17 acre parcel at 333 N Main Street (APN: 004-670-022) and achieves 23.5 units per acres, 94% of the maximum allowable density. The units would be made affordable through a 30-year deed restriction that renews upon sale of the unit. The project has been approved by City Council, is fully entitled, and is in review for building permits.
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
79 Figure 17: Rendering of Habitat for Humanity Townhomes 7621 Healdsburg
The property owner of 7621 Healdsburg has submitted and undergone a formal preapplication meeting for a mixed use with residential development of at least 22 units. Under Sebastopol’s inclusionary housing requirements, 3 of these units would be made available under deed restriction for moderate-income households. The applicant has participated in a preapplication conference with staff and is anticipated to submit an official application during 2022.
City Ventures Project
The applicant, City Ventures, held a community open house, as well as formal Preliminary Review hearings with both Design Review Board/Tree Board and Planning Commission in 2019. The project went on hold during Covid. The applicant submitted an application in the second half of 2022 for an 80-unit development. Under Sebastopol’s inclusionary housing requirements, 12 of these units would be made available under deed restriction for moderate-income households. The project will also include a number of universal design components in response to conversations with the City regarding the need for a variety of housing types for seniors and the need for ADA-accessible/universally accessible units.
3.3 HOUSING OPPORTUNITY SITES
As shown in Table 13, the City has identified enough units through RHNA Credits (Projected ADU development and pending, approved, or permitted projects) to meet its 6th Cycle RHNA for each category except for moderate-income. To identify enough sites for its moderate-income RHNA, and to provide an additional buffer of sites that could accommodate lower-income units to address No Net Loss requirements, the Housing Element has prepared an inventory of suitable sites for housing development. Information about these sites is included within this below and pursuant to Chapter 667, Statutes of 2019 (SB 6), the site inventory is also prepared using the standards and electronic forms adopted by HCD. The full sites inventory can be found in Appendix D.
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
80 Table 17: RHNA and Capacity of Housing Opportunity Sites Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
RHNA Allocation 55 31 35 92 213
RHNA Credits 75 38 34 118 265
Remaining RHNA After Credits -20 -7 1 -26 -52
Capacity of
Inventory
Sites
Vacant 0 0 9 38 47
Nonvacant 0 18 16 18 52
Total 0 18 25 56 99
Total Units (Credits + Sites) 75 56 59 174 364
RHNA Surplus 20 25 24 82 151
% Buffer 36% 81% 69% 89% 71%
Figure 18: Housing Opportunity Sites for RHNA
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
81 3.3.1 Vacant Sites
Table 18: Vacant Housing Opportunity Site Information
# Site Address APN Zoning Max Density
(units/ac) Acres Units Income Levels
1 7154 Fircrest Ave 004-320-005 R4 8.7 1.11 8 MI, AMI
2 940 Maytum Ave 004-131-014 R4 8.7 0.9 6 MI, AMI
3 Laguna Park Way 004-041-093 R6 17.4 0.38 4 MI, AMI 004-041-097 4 8086 Bodega Ave 004-350-076 CG 15 0.3 3 AMI
5 359 Johnson St 004-041-094 R6 17.4 0.07 1 AMI
6 586 Harrison St 004-312-027 R4 8.7 0.27 2 AMI
7 7605 Washington Ave 004-222-004 R4 8.7 0.03 1 AMI
8 400 West St 004-251-012 R6 17.4 0.15 2 AMI
9 7860 Brookside Ave 004-330-044 R4 8.7 0.3 2 AMI
10 1st St 004-172-015 R3 5.4 0.43 2 AMI
11 723 Western Ave 004-152-006 R4 8.7 0.09 1 AMI
12 485 Swain Ave 004-181-014 R4 8.7 0.2 1 AMI
13 Springdale St 004-272-052 R4 8.7 0.21 1 AMI
14 Springdale St 004-272-054 R4 8.7 0.23 1 AMI
15 7850 Washington Ave 004-272-055 R4 8.7 0.42 1 AMI
16 7776 Healdsburg Ave 004-480-051 R4 8.7 0.11 1 AMI
17 530 Swain Woods Ter 004-161-029 R4 8.7 0.23 1 AMI
18 561 Swain Woods Ter 004-161-031 R4 8.7 0.25 1 AMI
19 7580 Washington Ave 004-223-030 R4 8.7 0.17 1 AMI
20 7816 Brookside Ave 004-281-021 R4 8.7 0.2 1 AMI
21 7801 Stefenoni Ct 004-400-026 R4 8.7 0.19 1 AMI
22 7429 Giusti Ct 004-660-031 R3 5.4 0.32 1 AMI
23 Robinson Rd 004-410-021 R2 2.5 0.15 1 AMI
24 1209 Jean Dr 004-470-042 R2 2.5 0.47 1 AMI
25 1213 Jean Dr 004-470-043 R2 2.5 0.32 1 AMI
26 1208 Enos Ave 004-470-048 R2 2.5 0.4 1 AMI
Site 1. 7154 Fircrest Ave: The site consists of a vacant lot located on the south end of Sebastopol, within the Medium Density Residential land use designation. The site is surrounded by residential development and within walking distance of amenities, including a grocery store, laundromat, and multiple restaurants. A local developer expressed interest in residential development on this site. Additionally, a developer with experience in the area indicated that this site could be feasible for 100% lower income rental housing (See 3.4.2, Developer Input). This sites inventory uses a more conservative affordability assumption, with units split evenly between moderate- and above moderate-income categories.
• Capacity: (1.11 acres)(8.7 units/acre)(85% realistic capacity) = 8.2 units, rounded down
• RHNA Income Category: 4 Moderate, 4 Above Moderate
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
82 • Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcel was used in the 5th Cycle Site Inventory.
Site 2. 940 Maytum Ave: The site consists of a vacant lot located on the south end of Sebastopol, within the Medium Density Residential land use designation. The site is surrounded by residential development on three sides and an elementary school site on the other side. This site has similar characteristics to Site 1, and uses the same affordability assumptions, with units split evenly between moderate- and above moderate-income categories.
• Capacity: (0.9 acres)(8.7 units/acre)(85% realistic capacity) = 6.7 units, rounded down
• RHNA Income Category: 3 Moderate, 3 Above Moderate
• Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcel was used in the 5th Cycle Site Inventory.
Site 3. Laguna Park Way: The site consists of two vacant parcels located in the eastern side of Sebastopol, within the High Density Residential land use designation, and is adjacent to residential development on two sides, with commercial development across the street. The site is located within a Highest Resource area and is within walking distance of Downtown, the Barlow, a park, a high school, and many other shops, employment opportunities, and other amenities. Both parcels are under the same ownership. Three developers with experience in the area indicated that this site could be feasible for mixed-income residential development (See 3.4.2, Developer Input). This site has similar characteristics to Site 1 and 2, and uses the same affordability assumptions, with units split evenly between moderate- and above moderate-income categories. This site is constrained by a floodplain (FEMA Zone AE). • Capacity: (0.38 acres)(17.4 units/acre)(85% realistic capacity)(80% constrained) = 4.5 units, rounded down
• RHNA Income Category: 2 Moderate, 2 Above Moderate
• Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcels were used in the 5th Cycle Site Inventory.
Site 4. 8086 Bodega Ave: The site consists of a vacant lot located in Central Sebastopol, within the Commercial Office land use designation and the General Commercial zone. The site is within the Highest Resource area and is surrounded by residential development. This owner of this site has expressed interest in residential development and has discussed plans and options for the site with City staff.
Additionally, two developers with experience in the area indicated that this site could be feasible for mixed-income development (See 3.4.2, Developer Input). This sites inventory uses a more conservative affordability assumption, based on conversations with the property owner, with 3 units in the above moderate-income category. • Capacity: (0.3 acres)(15 units/acre)(85% realistic capacity) = 3.8 units, rounded down
• RHNA Income Category: 3 Above Moderate
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
83 • Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcel was not used in a previous Site Inventory.
Site 5. 359 Johnson St: The site consists of a vacant parcel located in the eastern side of Sebastopol, within the High Density Residential land use designation, and is adjacent to residential development on two sides, with commercial development across the street. The site is located with a Highest Resource area and is within walking distance of Downtown, a park, a high school, and many other shops and amenities. This site is constrained by a floodplain (FEMA Zone AE) and assumes only one developable unit.
• Capacity: 1 Dwelling Unit
• RHNA Income Category: 1 Above Moderate
• Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcels were used in the 5th Cycle Site Inventory.
Site 6. 586 Harrison St: The site consists of a vacant lot located on the north side of Sebastopol, within the Medium Density Residential land use designation. The site is within the Highest Resource area and is surrounded by residential development on all sides. Three developers with experience in the area indicated that this site could be feasible for for-sale residential development (See 3.4.2, Developer Input). Based on developer input and site characteristics, this site is expected to accommodate above moderate-income units.
• Capacity: (0.27 acres)(8.7 units/acre)(85% realistic capacity)= 2.0 units • RHNA Income Category: 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 7. 7605 Washington Ave: The site consists of a small vacant lot located in Central Sebastopol, within the Medium Density Residential land use designation. The site is within the Highest Resource area and is surrounded by residential development and a school site. This site has interest from a local architect, who has discussed plans and options for the site with City staff. Additionally, one developer with experience in the area indicated that this site could be feasible for market-rate residential development (See 3.4.2, Developer Input). Based on architect interest, developer input, and site characteristics, this site is expected to accommodate one above moderate-income unit.
• Capacity: 1 Dwelling Unit
• RHNA Income Category: 1 Above Moderate
• Infrastructure: The site is served by water, sewer, and dry utilities. • Prior Use: Parcel was not used in a previous Site Inventory Sites 8, 9, and 10: These sites are all located within existing residential areas, have a realistic capacity of 2 units, and are expected to accommodate above-moderate units.
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
84 • Site 8 Capacity: (0.15 acres)(17.4 units/acre)(85% realistic capacity) = 2.2 units
• Site 9 Capacity: (.3 acres)(8.7 units/acre)(85% realistic capacity) = 2.2 units • Site 10 Capacity: (0.43 acres)(5.4 units/acre)(85% realistic capacity) = 2.0 units
• RHNA Income Category: 2 Above Moderate per site
• Infrastructure: The sites are served by water, sewer, and dry utilities. • Prior Use: Parcels were used in the 5th Cycle Site Inventory.
Sites 11 through 26: These sites are all located within low- to moderate- density residential areas and are expected to accommodate one above-moderate units each. • Capacity: 1 Unit per site
• RHNA Income Category: 1 Above Moderate per site
• Infrastructure: The sites are served by water, sewer, and dry utilities. • Prior Use: Parcels were used in the 5th Cycle Site Inventory.
3.3.2 Nonvacant Sites
# Site Address APN Zoning
Max
Density
(units/ac)
Acres Units Income
Levels
27 7605 Bodega Ave 004-213-007 R6 17.4 1.2 15 MI, AMI
28 496 Vine Ave 004-182-010 R4 8.7 0.49 3 MI, AMI
29 7765 Healdsburg Ave 004-281-035 CO 15 0.95 11 MI, AMI 30 7765 Bodega Ave 004-400-013 CO 15 0.41 5 MI, AMI
31 845 Gravenstein Hwy N 060-261-030 CG 21.7 0.84 18 LI, MI Site 27. 7605 Bodega Ave: This site is located within the High Density Residential land use designation and currently underutilized, containing a single family dwelling.
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 could be 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. This site is constrained by Calder Creek running along the rear of the property, and the realistic capacity calculation incorporates the creek setback required by municipal code.
• Capacity: 1.2 acres – 0.14 acre creek setback = 1.06 acres unconstrained (1.06 acres)(17.4 units/acre)(85% realistic capacity) = 15.7 units, rounded down • RHNA Income Category: 8 Moderate, 7 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
85 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 multistory 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
86 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.
• The site has a land-to-improvement ratio of 0.0 (unimproved) and is ripe for redevelopment.
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
87 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: Lower-Income Housing Development Trends
Name
(Year Built) Address Acres Units Max Density
(units/ac)
Density
Achieved
(units/ac)
% of
Max
Density
Income
Level
Woodmark
Apartments*
(Approved)
7716
Bodega Ave 3.59 84 25 23.4 94% ELI, VLI, LI
Habitat for
Humanity
Townhomes*
(Approved)
333 N Main
St 0.17 4 25 23.5 94% MI
Hollyhock
(2012)
6665
Sebastopol
Ave
2.3 34
N/A
(Community
Facilities)
14.8 N/A LI
Petaluma
Avenue Homes
(2009)
501-565
Petaluma
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
Bodega Hills
Apartments
(1997)
121 W Hills
Circle 1.54 44 25 28.6 114% VLI
Bodega Ave.
Townhomes
(1993)
8100
Bodega Ave 0.55 16 25 29.1 116% VLI, LI, MI
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 Burbank
Orchards
(1991)
7777
Bodega Ave 2.94 60 25 20.4 82% VLI
Gravenstein
North
Apartments
(1987)
699
Gravenstein
Hwy N
3.56 60 25 16.9 67% ELI, VLI,
LI
Average 23.7
units/acre 111%
*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: Market Rate Development Trends
Name
(Year Built) Address Acres Units Max Density
(units/ac)
Density
Achieved
(units/ac)
% of
Max
Density
Barlow Crossing
Townhomes (Built
2022)
6737
Sebastopol
Ave
1.24** 18 15 14.5 97%
Huntley Square*
(Approved)
7950
Bodega
Ave
0.39 10 25 25.6 103%
7621 Healdsburg
Ave Mixed Use*
(Pending)
7621
Healdsburg 1.26 22 25 17.5 70%
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.
Agenda item Number:9 Agenda item Number:9
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
89 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, 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
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 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
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
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 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
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 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 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 34 118 265
Housing Site Capacity 0 18 25 56 99
Total Units (Credits + Sites) 75 56 59 174 364
RHNA Surplus 20 25 24 82 151
% Buffer 36% 81% 69% 89% 71%
3.5.2 Map of Sites
Figure 20: Housing Sites
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
93 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 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-3.6 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% White. Like the Bay Area region, the highest segregation between two races is between Black and White residents. While the City has a majority White population in all Census tracts, some areas have higher levels of segregation or integration, as shown in 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 Agenda item Number:9 Agenda item Number:9
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94 City with the highest proportion of White residents contain one site with units designated to meet the lower-income RHNA, and another site that includes moderateand 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 Figure 22) are less segregated than racial groups. The distribution of sites does not exacerbate or improve these conditions.
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
95 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
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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
96 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.12F
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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97 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 79% 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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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
98 Figure 25: Site Distribution by 2022 HCD/TCAC Resource Level Figure 26: Unit Distribution by 2022 HCD/TCAC Resource Level 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
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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City Council Hearing Draft Housing Element January 3, 2023 City of Sebastopol
99 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.
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 Agenda item Number:9 Agenda item Number:9
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100
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 landslides. This risk is not significant and does not affect the City’s ability to accommodate its RHNA.
Agenda item Number:9 Agenda item Number:9
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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.
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City of Sebastopol
Housing Element
Technical Background Report
City of Sebastopol Housing Element
City Council Hearing Draft
January 3, 2023
Agenda item Number:9 Agenda item Number:9
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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................................................................................1
4.2.2 Housing Needs Analysis......................................................................................2
4.2.3 Zoning for a Variety of Housing Types .............................................................17
4.3 HOUSING PROGRAMS & RESOURCES................................................................22
4.3.1 Resources: Housing Assistance Programs........................................................22
4.3.2 Conversion Risk of Assisted Housing Developments.......................................28
4.3.3 Opportunities for Energy Conservation in Residential Development .............32
4.4 HOUSING CONSTRAINTS ANALYSIS ..................................................................33
4.4.1 Non-Governmental Constraints........................................................................33
4.4.2 Potential Governmental Constraints ................................................................36
4.4.3 Environmental and Infrastructure Constraints................................................62
4.5 FAIR HOUSING ANALYSIS....................................................................................64
4.5.1. Background and Summary of Fair Housing Issues .........................................64
4.5.2 Fair Housing Enforcement and Outreach Capacity..........................................66
4.5.3 Integration and Segregation Patterns and Trends Related to People with Protected Characteristics and Lower Incomes ..........................................................72
4.5.4 Disparities in Access to Opportunity ................................................................93
4.5.5 Disproportionate Housing Needs, Including Displacement ..........................104
4.5.6 Other Relevant Factors and Local Knowledge................................................112
4.5.7 Fair Housing Goals and Priorities Based on Identified Contributing Factors Summary...................................................................................................................115 APPENDIX A: COMMUNITY ENGAGEMENT AND OUTREACH...............118 APPENDIX B: SURVEY RESULTS ...........................................................131 APPENDIX C: HOUSING NEEDS DATA REPORT ....................................150
1. Introduction..........................................................................................................150
2. Summary of Key Facts..........................................................................................151
3. Looking to the Future: Regional Housing Needs.................................................154
4. Population, Employment and Household Characteristics ..................................156
5. Housing Stock Characteristics .............................................................................175 6 Special Housing Needs ..........................................................................................193 APPENDIX D: FULL SITE INVENTORY DATA.........................................209 APPENDIX E: GMO COMPLIANCE WITH SB 330....................................212 Agenda item Number:9 Agenda item Number:9
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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 includes pre-certified data from ABAG as well as locally acquired information 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.
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); Agenda item Number:9 Agenda item Number:9
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2 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% 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.
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.
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3 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% 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.
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% of its very lowAgenda item Number:9 Agenda item Number:9 City Council Meeting Packet of January 3, 2023
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4 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
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.
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% 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 Agenda item Number:9 Agenda item Number:9
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5 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% of total Sebastopol households.
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 1 The number of senior households
has grown by 35% since 2010 and is anticipated to continue increasing within the planning period. Over 40% of total senior households and 62% 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
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
1 American Community Survey, 2019 5-Year Estimates
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6 Table 5: Senior Household Cost-Burden by Income Level Income Level
0% – 30% 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 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.
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 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 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 rates.
Due to the City’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 Agenda item Number:9 Agenda item Number:9
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7 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 multifamily 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.
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). 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% of the total population in Sebastopol has a disability. The most prevalent type of disability in Sebastopol is cognitive difficulty, affecting 5.4% of the total population, followed by ambulatory difficulty and Agenda item Number:9 Agenda item Number:9
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8 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.
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 2 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, 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 3 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). 2 California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group, 2020. 3 Ibid.
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9 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 young men.
Greenacre provides group home living and clinical services to support 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: Monitoring 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 objective 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 can save money, share responsibilities for child care or for religious or cultural needs, 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.
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10 Existing and Projected Needs
In Sebastopol, large family households make up 2.4% of total households. Twoperson households represent the largest share of household sizes in the City. Total large households comprise of 42% owner-occupied units and 58% renter-occupied units (Table 7), which is lower than County estimates. Large households have decreased by about 45% 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 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 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 Sebastopol. There are 81 households with 5 or more people, over 1,500 homes with 3 or more bedrooms,3F3F
4 and this is not identified as a housing need.
4 Census Bureau, American Community Survey 2019 5-Year Estimates Agenda item Number:9 Agenda item Number:9
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11 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% of Sonoma County’s farmworkers are migrant workers, with 82% 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% hired farm labor, 93% were considered family farms, and 44% 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
5 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
6 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 through the provision of very and extremely low-income housing, as well as through targeted housing opportunities, such as an 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:
• 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
5 County of Sonoma Department of Health Services, Sonoma County Farmworker Health Survey, https://insight.livestories.com/s/farmworker-health-survey-sonoma-county/55dcaed6a750b37d7bf09501/, 2014 6 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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12 • 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% 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. Less 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 . In Sebastopol, 2.6% of households are female-headed owner-occupied whereas 8.8% are renter occupied. Of the female-headed family households, 12.6% have incomes below the poverty level and 87.4% have incomes above the poverty level. All female-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 Female-headed households with one to two children and no spouse that experience poverty may need affordable housing and services in Sebastopol. Low-income female-headed households may qualify for housing vouchers or other rental subsidies that lower housing costs. Additionally, FH households can benefit from transitional or Agenda item Number:9 Agenda item Number:9
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