Sonoma City Council
January 31, 2023

City Council:

Sandra Lowe, Mayor
John Gurney, Vice Mayor
Jack Ding
Patricia Farrar-Rivas
Ron Wellander

SPECIAL MEETING OF THE SONOMA CITY COUNCIL
City Council Chambers, 177 First Street West
Tuesday, January 31, 2023
https://us06web.zoom.us/j/83552502390
6:00 p.m. Special Meeting
****
AGENDA
Be Courteous - TURN OFF your cell phones and pagers while the meeting is in session.

NOTICE: Mayor Sandra Lowe has called the City Council into a Special Meeting to discuss only the matters stated on the agenda listed below.

PUBLIC COMMENT AT SPECIAL MEETING: Members of the public shall have the opportunity to address the City Council concerning any item listed on the agenda during consideration of that item, when the Mayor opens public comment. No other items may be discussed at this special meeting.

Page

1. CALL TO ORDER

2. ITEMS FOR DISCUSSION

2.1: Discussion, Consideration, and Take Possible Action to Adopt a Resolution of the City Council of the City of Sonoma Adopting the 2023-2031 Housing Element, and Adopting Findings that Approving the Resolution is Exempt Under the California Environmental Quality Act ("CEQA") Pursuant to CEQA Guidelines 14 California Code Regulations Section 15061(B)(3) Because There is No Possibility that Such Approval Will Have a Significant Impact on the Environment. (Interim Planning & Community Services Director) RECOMMENDATION: Adopt the Resolution.

Agenda Report - 2023-2031 Housing Element - Pdf
Appendix E_Draft Comments & Responses - Distributed at the Council Meeting
3 - 448

3. ADJOURNMENT
I do hereby certify that a copy of the foregoing agenda was posted on the City Hall bulletin board on (date).

Rebekah Barr, MMC, City Clerk/Executive Assistant.
*********************************************************************************************************************************** Copies of all staff reports and documents subject to disclosure that relate to any item of business referred to on the agenda are normally available for public inspection the Wednesday before each regularly scheduled meeting at City Hall, located at No. 1 The Plaza, Sonoma CA. Any documents subject to disclosure that are provided to all, or a majority of all, of the members of the City Council regarding any item on this agenda after the agenda has been distributed will be made available for inspection at the City Clerk’s office, No. 1 The Plaza, Sonoma CA during regular business hours.

If you challenge the action of the City Council in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on the agenda, or in written correspondence delivered to the City Clerk, at or prior to the public hearing.

APPOINTMENTS TO COMMITTEES: The Council may establish and make appointments to a Council committee (made up of two Council Members) with respect to any item appearing on this agenda.

CLOSED SESSION: If action is taken during a Closed Session meeting and is required to be reported the Council will return to Open Session and report out immediately. However, if they are unable to do so due to time constraints, they will report out at the immediately following Regular Council Meeting under "REPORT ON CLOSED SESSION".

MOTION FOR RECONSIDERATION: A Council Member voting with the majority on any item appearing on this agenda may move for reconsideration of that vote provided the motion is in conformance with the rules adopted by the Council governing such motions.

In accordance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk (707) 933-2216. Notification 48-hours before the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

City of Sonoma
Agenda Item Summary
Meeting: Special City Council - 31 Jan
2023
Department
Planning and Community Services
Staff Contact
Laura Simpson, Interim Planning & Community
Services Director
Agenda Item Title
Discussion, Consideration, and Take Possible Action to Adopt a Resolution of the City Council of the City of Sonoma Adopting the 2023-2031 Housing Element, and Adopting Findings that Approving the Resolution is Exempt Under the California Environmental Quality Act ("CEQA") Pursuant to CEQA Guidelines 14 California Code Regulations Section 15061(B)(3) Because There is No Possibility that Such Approval Will Have a Significant Impact on the Environment.

Summary
Background
Sonoma is engaged in an update of its Housing Element in order to comply with State requirements and to plan for meeting its updated regional housing needs allocation, as assigned by the Association of Bay Area Governments (ABAG). The Housing Element is a required element of the City's General Plan and an important tool that the City uses to plan for the existing and future housing needs of the community.

The Housing Element consists of two documents: the 6th Cycle Housing Element Background Report; and the 6th Cycle Housing Element Housing Plan (policy document). The Background Report provides information regarding the City's population, household, and housing characteristics, quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses far housing issues, and identifies resources available, including land and financial resources, for the production, rehabilitation, and preservation of housing. The Housing element background Report provides documentation and analysis in support of the goals, policies programs, and quantified objectives in the Housing Element policy document.

The Background Report of this Housing Element identifies the nature and extent of Sonoma’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, impediments to fair housing, and energy conservation opportunities. By examining the City’s housings, resources, and constraints, the City can then determine a plan of action to address housing needs and constraints. This plan is presented in the 6th Cycle Housing Element Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the 6th Cycle Housing Element Background Report also presents information regarding the setting in which these needs occur.

This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

The following is a summary of the steps taken to promote public participation in the Housing Element process:
• A dedicated project website was created in 2021.

Agenda Item #2.1:

• General multi-lingual advertisements were distributed in English and Spanish. • A joint City/Council/Planning Commission workshop was held in January 2022. • A virtual workshop was hosted on the project website in Spring 2022. • The Balancing Act survey tool was hosted in English and Spanish on the project website from February 12, 2022 to July 15, 2022.
• The City staffed a booth at the Tuesday Night market on July 19, 2022. • The Draft Housing Element was made available for a 38- day review period. • The Planning Commission held a public hearing to provide the community with an opportunity to comment on July 10, 2023, and now, after receiving and incorporating further comments from HCD and the public, the City Council.

Housing and Community Development Review
On October 26, 2022, the City submitted the draft 2023-2031 Housing Element to HCD for its review. HCD has 90 days, or until January 24, 2023, to provide the City with comments and questions about the draft Housing Element. If HCD does not provide comments within the 90- day period, the City may adopt its Housing Element before the January 31, 2023 deadline without them. Planning staff and the Housing Element consultant met with the City's State HCD reviewer on January 12, 2023 to receive early feedback from HCD to ensure that HCD's comments can be incorporated by the January 31, 2023 deadline. HCD accepted our meeting to go over comments which they will submit to the City for the formal deadline of January 24, 2023. The consultant has worked diligently to ensure that HCD and public comments have been addressed in the final draft Housing Element before the City Council. In the event that there are any non-substantial comments that have not been addressed, the City may adopt its Housing Element pursuant to a resolution allowing the City Manager or his or her designee to make any non-substantial final edits to the Housing Element after the adoption.

Staff is recommending that the City Council authorize the City Manager, or his or her designee, to make any final iterative changes to the 2023-2031 Housing Element, if necessary, based upon HCD feedback, as long as such changes do not change the policy of the City or include any legislative actions. In the event there are further substantial changes requested by HCD, staff would present the proposed changes to the City Council and Planning Commission and subsequently to the City Council with an amended Draft Housing Element. In that event, all changes made to the 2023-2031 Housing Element would be presented to both the Planning Commission and City Council in the Final 2023-2031 Housing Element.

The California Department of Housing & Community Development (HCD) reviewed the document and provided written comments (see Attachment 2).

Summary of Public Comments
See Attachment 1 for a summary of public comments.

Environment Review
Adoption of the 6th Cycle Housing Element would not approve any development project, General Plan Amendment, or Municipal Code Amendment. The Housing Element is a policy document that addresses the City's housing needs, including development (311 units) allocated to the City through the Regional Housing Needs Allocation process and is mandated to be accommodated by State law. All development anticipated by the Housing Element would be consistent with the densities and intensities allowed under State law, the City's 2020 General Agenda Item #2.1:

Plan, and the Zoning Ordinance. The Housing Element would not change the location, density, or intensity of growth in Sonoma and therefore would not result in the potential to cause a significant effect on the environment. Therefore, the 6th Cycle Housing Element is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3).

Recommended Council Action
At its meeting of January 10, 2023, the Planning Commission voted unanimously to recommend to the City Council that it adopt the City of Sonoma 2023-2031 Housing Plan and Background Report, Resolution, and CEQA Notice of Exemption.

Alternative Actions
Provide direction to staff regarding any additional revisions or information deemed necessary.

Financial Impact
The City Council has allocated $110,000 for consultant assistance for the Housing Element. the project is proceeding on budget. Additionally, having an up-to-date Housing Element, certified by HCD, is a prerequisite for many grants programs.

Environmental Review Status
Environmental Impact Report
Negative Declaration
Exempt
Not Applicable
Approved/Certified
No Action Required
Action Requested
Attachments
HCD Comments
City of Sonoma Housing Plan Background Report
CEQA Exemption_Final
2023-2031 Housing Element Resolution
Alignment with Council Goals:

HOUSING:

To analyze policy and programmatic tools suggested by the City’s Housing Element; implement strategies to facilitate creation of affordable rental and workforce housing; sustain and increase opportunities to continue the programs currently in place to maintain current affordable housing stock.

Compliance with Climate Action 2020 Target Goals:

N/A
CC:

N/A
Agenda Item #2.1:

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 24, 2023
Laura Simpson, Interim Director
Planning and Community Services Department
City of Sonoma
No. 1 The Plaza
Sonoma, CA 95476
Dear Laura Simpson:

RE: City of Sonoma’s 6th Cycle (2023-2031) Draft Housing Element Thank you for submitting the City of Sonoma’s (City) housing element received for review on October 26, 2022. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a telephone conversation on January 12, 2023, with you, Wendy Atkins, Associate Planner and the City’s consultant Beth Thompson. In addition, HCD considered comments from, Sonoma County Housing Element Working Group, Fred Allebach, Daniel Golub and David Brigode pursuant to Government Code section 65585, subdivision (c).

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

See enclosed Appendix.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), then any rezoning to make prior identified sites available or accommodate the regional housing needs allocation (RHNA) shall be completed no later than one year from the statutory deadline pursuant to Government Code sections 65583, subdivision (c) and 65583.2, subdivision (c). Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i). Please be aware, if the City fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until these rezones are completed.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. During the housing element revision process, the City must continue to engage the community, including organizations that Agenda Item #2.1:

Laura Simpson, Interim Director

represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community/development/housingelement/index.shtml#element for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.

HCD is committed to assisting the City of Sonoma in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Fidel Herrera, of our staff, at [email protected].

Sincerely,
Melinda Coy
Proactive Housing Accountability Chief
Enclosure
Agenda Item #2.1:

City of Sonoma’s 6th Cycle (2023-2031) Draft Housing Element Page 1 January 24, 2023

APPENDIX

CITY OF SONOMA
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/planning-and-community-development/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks and includes the Government Code addressing State Housing Element Law and other resources.

A. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)
Fair Housing Enforcement and Outreach Capacity: The element should include findings, lawsuits, enforcement actions, settlements, or judgments related to fair housing or civil Rights.

Disparities in Access to Opportunity: The housing element must identify and analyze significant disparities in access to opportunity. A complete analysis should include the locally and regional disparities of economic, education, environmental, and transportation opportunities through local, federal, and/or state data. The element should be revised as follows:
• For economic the element includes some information on economic scores from the California Fair Task Force; however, it should also describe any disparities in access to jobs by protected groups, address where protected groups live and how that affects their ability to obtain a job; and evaluate employment trends by protected groups. Trends should then be compared to the region. • For education the element includes some information on student enrollment and the ethnic/racial make-up; however, the element should also describe any differences amongst schools within the City and whether access to more proficient schools has any patterns across protected characteristics (e.g., race and ethnicity, familial status, persons with disabilities); analyze the proximity of proficient and less proficient schools to areas of segregation and racial and ethnic concentrated areas of poverty; and evaluate the presence or lack of policies, practices, and investment to promote access to more proficient schools or that contribute to a disparity in access to opportunity.

Agenda Item #2.1:

City of Sonoma’s 6th Cycle (2023-2031) Draft Housing Element Page 2 January 24, 2023
• While the element includes environmental scores within the City for environment, the element should also describe any disparities in access to environmentally healthy neighborhoods by protected class groups and discuss policies, practices and investments that impact access to environmentally healthy neighborhoods.
• For transportation opportunities, the analysis should, compare concentrations of protected groups with access to transportation options and assess any disproportionate transportation needs for members of protected classes.

Integration and Segregation: The element includes data on integration and segregation at the local and regional level for race and familial status; however, it does not include sufficient regional information to adequately compare income and disability to the City. The element must include additional information related to income and disability on a regional level.

Disproportionate Housing Needs, Including Displacement: The element does not include sufficient regional information to adequately compare cost burden, substandard housing and displacement to the City. The element must include additional information related cost burden, substandard housing and displacement on a regional level. In addition, for homeless the element should examine disproportionate impacts on protected characteristics (e.g., race, disability) and patterns of need, including access to transportation and services.

Site Inventory and AFFH: The element must include an analysis demonstrating whether sites identified to meet the regional housing needs allocation (RHNA) improves or exacerbates conditions. HCD recognizes that the majority of the City is considered low resourced and therefore, while the sites are distributed throughout the City, sites to accommodate the lower-income are all located within these areas. While the element states that by promoting new development opportunities in low opportunity areas, the City intends to improve the conditions of these census tracts by providing a boarder range of goods and services, bring new residential development closer to transit and jobs, and support community revitalization, it must substantiate this claim with evidence. For example, the analysis could describe the disparities in access to opportunities for these sites and how the City is addressing these disparities. The element must have commensurate programs with place-based strategies for community revitalization and new opportunities in higher opportunity areas to result in an equitable quality of life and (AFFH) throughout the City.

Contributing Factors to Fair Housing Issues: the element lists contributing factors on Table 71, such as “Lack of Access to Opportunity, including areas with Low Racial/Ethnic Diversity and Higher Incomes”; however, it is unclear the relationship between those contributing factors and their corresponding meaningful actions address those factors. For example, it is not clear how contributing factors such as low educational opportunity scores and low environmental opportunity scores were addressed by any of the meaningful action programs that were included in the Table. The element should Agenda Item #2.1:

City of Sonoma’s 6th Cycle (2023-2031) Draft Housing Element Page 3 January 24, 2023
reevaluate actions provided to ensure strategic approaches to mitigate contributing factors to lack of fair housing choice and address AFFH.

2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov.

Code, § 65583, subd. (a)(3).)
Approved/Pending Sites: The housing element relies on approved/pending projects to accommodate the City’s regional housing need for lower-income households. The element should describe the status of the project, including any necessary approvals or steps prior to development, development agreements, conditions, or requirements such as phasing or timing requirements that impact development in the planning period, and the affordability of the project’s units based on anticipated rents, sales prices or other mechanisms (e.g., financing, affordability restrictions) ensuring their affordability.

In addition, the element states on page HBR-9 that there are no known site-specific environmental constraints that would substantially impact development on the identified Housing Opportunity sites; however, HCD received public comments regarding the Montaldo Apartments project which is included as a pending project in the sites inventory that a full new EIR is required to develop this housing opportunity site because the City considers there to be a CEQA issue not “addressed… in the prior General Plan EIR.” The element should clarify the status of this project and clarify whether there are any known environmental issues that would render the project infeasible.

Realistic Capacity: While the element provides assumptions of realistic capacity of 85 percent for residential zoning districts and 75 percent for commercial and mixeduse districts that allow residential development, it must also provide support for these assumptions. For example, the element should demonstrate what specific trends, factors, and other evidence led to the assumptions. The estimate of the number of units for each site must be adjusted as necessary, based on the land use controls and site improvements, typical densities of existing or approved residential developments at a similar affordability level in the City, and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities. The element includes several projects on Table 60; however, it is unclear if those projects represent a trend for all developments at similar affordability levels in the City.

Sites Identified in Prior Planning Periods: While the sites inventory in Appendix A indicate if vacant and nonvacant sites were identified in the 5th cycle planning period, the element must also indicate which vacant sites were identified in the 4th cycle planning period. Sites identified in prior planning periods shall not be deemed adequate to accommodate the housing needs for lower-income households unless a program, meeting statutory requirements, requires rezoning within three years of the beginning of the planning period to allow residential use by-right for housing developments in Agenda Item #2.1:

City of Sonoma’s 6th Cycle (2023-2031) Draft Housing Element Page 4 January 24, 2023
which at least 20 percent of the units are affordable to lower-income households (Gov.

Code, § 65583.2, subd. (c).). The element must clarify if vacant sites were used to accommodate the housing need for lower-income households in the 4th cycle planning period and include or modify programs as appropriate.

Infrastructure: While the element describes water and sewer infrastructure, it must also demonstrate sufficient existing or planned dry utilities supply capacity, including the availability and access to distribution facilities to accommodate the city’s regional housing need for the planning period (Gov. Code, § 65583.2, subd. (b).).

Zoning for a Variety of Housing Types: The element must demonstrate zoning to encourage and facilitate a variety of housing types, as follows:
• Emergency Shelter: The element states emergency shelters are permitted by-right in the Public Facilities zoning district; however, emergency shelters with 16 or more beds require a use permit. The element must analyze the use permit process as a potential constraint on housing supply and affordability. The analysis should identify findings of approval for the use permit and their potential impact on development approval certainty, timing, and cost. The element must demonstrate this process is not a constraint or it must include a program to address and remove or mitigate the use permit requirement.
• Employee Housing: The element should clarify if there are any zones that allow agriculture uses. If there are zones that allow agriculture uses, then the City must comply with California Health and Safety Code Section 17021.6. Section 17021.6 requires employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone.

3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
Land-Use Controls: The element must analyze the height requirement (p. 58) of only allowing two stories in zones that allow multifamily for its impact as a potential constraint on housing, including the ability to achieve maximum densities and cost and supply of housing. Should the analysis determine the height requirement is a constraint on residential development, it must include a program to address or remove any identified constraints.

Codes and Enforcement: The element states the City enforces the 2019 California Building Code (CBC) for existing units, new construction, and residential rehabilitation; however, it should also discuss the type (e.g., compliant based) and degree of enforcement.

Agenda Item #2.1:

City of Sonoma’s 6th Cycle (2023-2031) Draft Housing Element Page 5 January 24, 2023
On/Off-Site Improvements: The element must identify subdivision level improvement requirements (e.g., curbing requirements, circulation improvements, minimum street widths) and analyze their impact as potential constraints on housing supply and affordability.

Growth Control: The City must evaluate against SB 330 requirements and whether the growth cap is consistent with 66300 (b)(1)(D)(i) and (ii). Which prohibits establishing or implementing any provision that:
• Limits the number of land use approvals or permits necessary for the approval and construction of housing that will be issued or allocated within all or a portion of the affected county or affected city, as applicable.
• Acts as a cap on the number of housing units that can be approved or constructed either annually or for some other time period.

Processing and Permit Procedures: The element includes Table 56 (Page HBR-78) that has estimated total processing procedures by type; however, the element should clarify if these are the typical total permit and entitlement process for a typical single-family unit, subdivision, and multifamily project. In addition, while the element describes the design review findings and process; it must analyze the finding, “the project responds appropriately to the context of adjacent development, as well as existing site conditions and environmental features,” as a potential constraint on housing supply and affordability. The element must demonstrate the finding is not a constraint and add or modify programs to address and remove or mitigate the constraint.

SB 35 Streamlined Ministerial Approval Process: It appears the City does not have a streamline, ministerial approval process for SB 35. While Program 15 is included to streamline ministerial review for eligible affordable housing projects, it is not clear if the City is committing to include a streamline, ministerial approval process. The element must describe the availability of written procedures for the SB 35 streamlined, ministerial approval process or include a program as appropriate.

Inclusionary Housing: While the element describes the framework of inclusionary requirements and available alternatives, it must also include the amount of in lieu fees instead of providing affordable units in a residential project of four or fewer units that a developer would pay if this option were chosen.

Housing for Persons with Disabilities: The element states the City provides reasonable accommodation for persons with disabilities; however, it should include the procedure and the review findings. In addition, the element should clarify if the City has a definition of family and include a program if necessary.

4. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, the requests to develop housing at Agenda Item #2.1:

City of Sonoma’s 6th Cycle (2023-2031) Draft Housing Element Page 6 January 24, 2023
densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584. The analysis shall also demonstrate local efforts to remove nongovernmental constraints that create a gap between the locality’s planning for the development of housing for all income levels and the construction of that housing. (Gov. Code, § 65583, subd. (a)(6).)
Requests for Lesser Densities and Approval Times: The element must include the length of time between receiving approval for housing development and submittal of application for building permits. The analysis must address any hinderances on housing development and programs should be added as appropriate.

B. Housing Programs

1. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).) As noted in Finding A2, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types.

2. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of January 18, 2022 housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings A3 and A4, the element requires a complete analysis of potential governmental and non-governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

3. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, Agenda Item #2.1:

City of Sonoma’s 6th Cycle (2023-2031) Draft Housing Element Page 7 January 24, 2023
marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).) As noted in Finding A1, the element must include a complete analysis of AFFH. Based on the outcomes of that analysis, the element must add or modify programs. Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends.

C. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).) Please note HCD received public comments that the City did not consider all comments from the public in the revision that was sent to HCD. The City must proactively make future revisions available to the public, including any commenters, prior to submitting any revisions to HCD and diligently consider and address comments, including revising the document where appropriate. HCD’s future review will consider the extent to which the revised element documents how the City solicited, considered, and addressed public comments in the element. The City’s consideration of public comments must not be limited by HCD’s findings in this review letter.

D. Consistency with General Plan
The Housing Element shall describe the means by which consistency will be achieved with other general plan elements and community goals. (Gov. Code, § 65583, subd. (c)(7).) The housing element affects a locality’s policies for growth and residential land uses. The goals, policies and objectives of an updated housing element may conflict with those of the land-use, circulation, open space elements as well as zoning and redevelopment plans.

The general plan is required to be “internally consistent.” As part of the housing element update, the City should review the general plan to ensure internal consistency is maintained. In addition, the City should consider an internal consistency review as part of its annual general plan implementation report required under Government Code section 65400.

Agenda Item #2.1:

CITY OF SONOMA
6TH CYCLE HOUSING ELEMENT
Housing Plan
Background Report

Adopted on: ________________
Prepared For:

City of Sonoma
Planning Department
No. 1 The Plaza
Sonoma CA 95476
P: 707-933-2204
Contact: Wendy Atkins, Associate Planner
[email protected]
https://www.sonomacity.org/housing-element-update/
Prepared By:

De Novo Planning Group
1020 Suncast Lane, #106
El Dorado Hills, CA 95762
https://denovoplanning.com/
Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- i

HOUSING PLAN TABLE OF CONTENTS
A. Introduction ................................................................................................................................................... 1 B. Goals and Policies ......................................................................................................................................... 1 C. Housing Programs ........................................................................................................................................ 4 D. Quantified Objectives ............................................................................................................................... 3432

LIST OF TABLES
Table 1. Fair Housing Program Action Items ............................................................................................................ 22 Table 2. 2023–2031 Quantified Objectives ............................................................................................................... 33 Agenda Item #2.1:

Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 1
PART 1 - HOUSING PLAN
A. INTRODUCTION
This Housing Plan reflects: 1) community input; 2) Sonoma’s housing needs; 3) land availability and constraints; and 4) experience gained during the past eight years (as summarized in the Housing Element Background Report). The Housing Plan sets forth the goals, policies, and programs to address the identified housing needs and issues for the 2023-2031 planning period and focuses on the following:
∗ Ensuring housing diversity: Providing a variety of housing types affordable to all income levels, allowing those who work in Sonoma to also live here.
∗ Improving housing affordability: Encouraging a range of affordable housing options for both renters and homeowners. ∗ Preserving housing assets: Maintaining the condition and affordability of existing housing and ensuring development is consistent with Sonoma’s town and neighborhood context. ∗ Reducing governmental constraints: Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements. ∗ Promoting equal housing opportunities: Ensuring residents can reside in the housing of their choice, including Sonoma’s special needs populations.
∗ Environmental sustainability: Ensuring Sonoma grows in a responsible manner, in line with resource limitations such as water availability.

B. GOALS AND POLICIES
The goals and policies that guide the City’s housing programs and activities are as follows:

HOUSING DIVERSITY
Policy H-1.1: Encourage diversity in the type, density, size, affordability, and tenure of residential development in Sonoma, while maintaining quality of life goals for the community.

Policy H-1.2: Facilitate the development of affordable housing through regulatory incentives and concessions, and available financial assistance. Proactively seek out new models and approaches in the provision of affordable housing, including accessory dwelling units (ADUs) and cottage housing.

Policy H-1.3: Ensure the Growth Management Ordinance provides sufficient annual unit allocations to meet Sonoma’s regional housing needs allocation (RHNA).

Policy H-1.4: Encourage the sustainable use of land and promote affordability by encouraging development at the higher end of the density range within the Medium Density, High Density, Housing Opportunity, and Mixed Use land use designations.

Policy H-1.5: Continue to provide opportunities for the integration of housing in commercial districts and the adaptive reuse of non-residential structures.

Goal H-1: Provide a range of housing types affordable to all income levels, allowing those who work in Sonoma to also live in the community.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-2
Policy H-1.6: Use inclusionary zoning as a tool to integrate affordable units within market rate developments, and increase access to resources, amenities, and affordable housing opportunities throughout the community.

Policy H-1.7: Support collaborative partnerships with non-profit organizations to facilitate greater access to affordable housing funds.

HOUSING AFFORDABILITY
Policy H-2.1: Support the acquisition of existing market rate apartment units by non-profit housing developers, and conversion to long-term affordable housing for very low and low-income renters.

Policy H-2.2: Support the provision of rental assistance by the Sonoma County Housing Authority to extremely low and very lowincome households.

Policy H-2.3: Advocate for the provision of financial assistance to low and moderate-income first-time homebuyers through County and State programs.

Policy H-2.4: Promote the availability of early mortgage counseling for homeowners at risk of foreclosure.

HOUSING AND NEIGHBORHOOD PRESERVATION
Policy H-3.1: Maintain sustainable neighborhoods with quality housing, infrastructure, and open space that fosters neighborhood character and the health of residents.

Policy H-3.2: Encourage property owners to maintain rental and ownership units in sound condition through code enforcement and housing rehabilitation programs.

Policy H-3.3: Support efforts to identify and preserve important examples of historical or architecturally significant residences.

Policy H-3.4: Require the rehabilitation or remodeling of older cottages and bungalows to conform to the scale of the immediate neighborhood and retain the architectural character and integrity of the original structure.

Policy H-3.5: Regulate the conversion of existing apartment complexes to condominium ownership, and only permit when the citywide vacancy rate for rental units warrants.

Policy H-3.6: Support the preservation of mobile home parks as an important source of affordable housing.

Policy H-3.7: Ensure the continued availability and affordability of income-restricted housing for low and moderate-income households.

Goal H-3: Maintain and enhance the existing housing stock, preserve the affordable housing stock, and ensure that new residential development is consistent with Sonoma’s town character and neighborhood quality.

Goal H-2: Improve housing affordability for both renters and homeowners in Sonoma.

Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 3

REDUCING GOVERNMENTAL CONSTRAINTS
Policy H-4.1: Provide regulatory incentives and concessions to offset the costs of affordable housing development while protecting quality of life goals.

Policy H-4.2: Incentivize the development of affordable housing through growth management prioritization.

Policy H-4.3: Implement provisions for transitional housing, supportive housing, emergency shelters, and community care facilities.

Policy H-4.4: Support flexibility and variety in site planning, housing design, ownership, and living arrangements, including cohousing, shared housing, and live/work housing through the Development Code.

Policy H-4.5: Provide for the infill of modestly priced rental housing by encouraging ADUs on single-family zoned lots.

Policy H-4.6: Provide fee waivers to facilitate production of affordable housing.

Policy H-4.7: Provide reduced parking standards for affordable and special needs housing.

EQUAL HOUSING OPPORTUNITIES
Policy H-5.1: Ensure access to fair housing opportunities to the entire community and support the provision of fair housing services and tenant/landlord mediation to Sonoma residents.

Policy H-5.2: Support development and maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes or within the greater Sonoma community.

Policy H-5.3: Continue to address the special needs of persons with disabilities, including developmental disabilities, through provision of supportive housing, accessibility grants, zoning for group housing, universal design, and procedures for reasonable accommodation.

Policy H-5.4: Work cooperatively with the County and other applicable organizations to address valley-wide special housing needs, such as housing for agricultural workers and the homeless, and including transitional housing and emergency shelters.

ENVIRONMENTAL SUSTAINABILITY
Goal H-6: Promote environmental sustainability through support of existing and new development that minimizes reliance on natural resources.

Goal H-5: Promote equal housing opportunities for all residents, including Sonoma’s special needs populations and all classes protected under Federal and State fair housing laws, so that safe and decent housing is available to all persons and all income levels throughout the community and residents can reside in the housing of their choice.

Goal H-4: Reduce governmental constraints under the City’s control on the maintenance, improvement, and development of housing while maintaining community character.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-4
Policy H-6.1: Preserve open space, watersheds, environmental habitats and agricultural lands, while accommodating new growth in compact forms in a manner that de-emphasizes the automobile.

Policy H-6.2: Implement Sonoma’s Green Building Ordinance to ensure new development is energy and water efficient, and consider establishing additional incentives to achieve energy and water conservation efficiencies higher than those required by the Ordinance. Revise and/or revisit the ordinance as necessary to reflect the introduction of a State-wide green building code.

Policy H-6.3: Promote the use of sustainable construction techniques and environmentally sensitive design for all housing to include best practices in water conservation, low-impact drainage, and greenhouse gas reduction.

Policy H-6.4: Promote the use of alternative energy sources such as solar energy, cogeneration, and non-fossil fuels.

Policy H-6.5: Incorporate transportation alternatives such as walking, bicycling and, where possible, transit, into the design of new development.

Policy H-6.6: Ensure sufficient water resources to serve existing and future residents provided for under Sonoma’s 2020 General Plan: 1) take proactive steps to improve water conservation; 2) upgrade water supply infrastructure; 3) increase the local supply of water through new wells, groundwater banking, and the increased use of recycled water; 4) protect the quality and sustainability of groundwater resources; and 5) investigate alternative water supply options.

C. HOUSING PROGRAMS
The following programs are the implementing actions the City will take to address its housing goals. Each program identifies the objectives, timeframe for implementation, City department or agency primarily responsible for implementation, and the likely funding source.

1. HOUSING DIVERSITY
Providing a variety of housing types affordable to all income levels, allowing those who work in Sonoma to also live here.

PROGRAM 1:INCLUSIONARY HOUSING
The purpose of Sonoma’s inclusionary housing ordinance is to ensure that a component of affordable housing is provided as part of residential development. The City’s inclusionary housing requirements apply to projects with five or more units, and require:
• Rental projects to have at least 25 percent of the total parcels and/or units to be rental units that are affordable to households in the extremely low, very low, and low-income categories; and • Ownership projects to have at least 25 percent of the total parcels and/or units to be ownership units that are affordable to households in the low, moderate, and middle-income categories.

An in-lieu fee may be paid instead of providing affordable units in a residential project of four or fewer units. Additionally, if the number of affordable units results in a fractional unit below 0.50, an in-lieu fee may be paid instead of providing an affordable unit.

Sonoma’s Inclusionary Housing Program continues to be the City’s primary tool to provide affordable housing throughout the community, ensuring equitable access to areas of opportunity, amenities, and housing available to a range of income levels. As a means of further enhancing the effectiveness of local inclusionary requirements, the City will reevaluate its current ordinance to ensure that the provisions remain appropriate and do not impede the development of housing and are effective in providing an affordable component to new development.

Responsible Department/Agency: Planning Department
Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 5
Funding Sources: General Fund
2023-2031 Objectives: Reevaluate the City’s inclusionary housing provisions to ensure that they remain appropriate and do not impede the development of housing and are effective in providing an affordable component to new development.

By July 1, 2024, revise the City’s inclusionary housing provisions to require that inclusionary units remain affordable in perpetuity and adopt an in-lieu fee that is supported by a study to ensure the fee does not make residential projects economically infeasible.

Timeframe: Review the inclusionary housing requirements and amend the Development Code, if necessary, by 20262024.

PROGRAM 2: PARTNERSHIPS WITH AFFORDABLE HOUSING DEVELOPERS In today’s housing market, creative approaches are required to finance, build, and rehabilitate affordable and special needs housing.

Sonoma has partnered with several different non-profit developers in the provision of affordable ownership and rental housing.

Nonprofits active in the Sonoma area include: Burbank Housing Corporation; Community Housing Sonoma County; Affordable Housing Associates; Habitat for Humanity; Community Land Trust of Sonoma County; and Eden Housing, among others. The City participates in the Sonoma County Housing Coalition, providing an ongoing opportunity for coordination with local housing nonprofits.

To specifically address the housing needs of farmworkers, the City will coordinate with the County’s farmworker housing program, as well as nonprofits such as Burbank Housing Development Corporation, California Human Development Corporation, and Sonoma County Housing Coalition, to promote the construction of farmworker housing. The City will assist by partnering with the County and/or other organizations to support applications for funding to the State’s Joe Serna Jr. Farmworker Housing Grant Program (FWHG).

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Provide information annually via email and host an annual meeting with affordable housing developers and non-profits to identify housing opportunities and to identify City programs, including the Housing Trust Fund, and incentives that support affordable housing development, rehabilitation, and conversion of market-rate housing or non-residential development to affordable housing through provision of land write-downs, regulatory incentives, and/or direct assistance.

Identify developer interest in at least 2 affordable projects, including at least 42 extremely low, 41 low, and 48 low income units, by 2026 Annually meet with County representatives to discuss farmworker housing needs and to identify opportunities and potential applications for funding. Identify at least one project, locally or regionally, to provide at least 20 units of farmworker housing by 2026
Timeframe: Annual mailing of information to housing developers and annual meeting with affordable housing developers.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-6
Ongoing implementation.

PROGRAM 3: ADAPTIVE REUSE
The conversion of outmoded buildings, including non-residential development and market-rate housing, can provide an opportunity for new residential uses and new affordable and special needs housing within a community. As a housing strategy, adaptive reuse can restore buildings to a useful purpose, and potentially provide higher density housing at a reasonable cost.

Sonoma encourages the adaptive reuse of historic structures, permitting uses not otherwise allowed through the base zone as well as allowing for increased residential densities. Successful examples of conversion of commercial structures to residential use in Sonoma include the old Boys and Girls Club, and the Olde Bowl Center. Additional opportunities for adaptive reuse may include conversion of upper-story office and other uses in non-residential buildings to housing units.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Develop innovative strategies for the adaptive reuse of commercial structures and market-rate housing with potential to convert to affordable housing beyond only officially designated historic structures to provide for a range of housing types and residential uses.

Timeframe: Amend the Development Code to broaden the applicability of adaptive reuse by 2026.

Identify at least four sites with adaptive reuse potential, including underutilized commercial sites or underutilized residential sites, by 2026 and reach out to property owners of sites informing them of the City’s methods of promoting adaptive reuse in 2027.

PROGRAM 4: ALTERNATIVE HOUSING MODELS
Sonoma recognizes the changing housing needs of its population, including a growing number of non-family households, aging seniors in need of supportive services, and single-parent families in need of childcare and other services. To address such needs, the City can support the provision of non-traditional and innovative housing types to meet the unique needs of residents, such as co-housing, shared housing, and assisted living for seniors, among others.

Cottage housing developments are groupings of small, attached or detached single family dwelling units, often oriented around a common open space (courtyard) area, and with a shared area for parking. Cottage housing is typically built as infill development in established residential zones and can provide increased density and a more affordable alternative to traditional single-family housing. Similarly, duplexes, triplexes, and fourplexes offer an alternative to traditional single family housing and expand housing choices. Rather than codifying all parameters of expanded alternatives to single family and multifamily development, a more flexible approach of design guidelines and design review may be appropriate.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 7
2023-2031 Objectives: Establish design and development standards and a streamlined review process that supports a greater variety of housing types, including duplex, triplex, and fourplex units and cottage/courtyard housing.

Increase access to census tracts that have low racial or economic diversity and to census tracts in areas of higher opportunity by allowing a greater variety of housing types in order to promote greater racial and economic diversity Permit 40 units of duplex, triplex, and fourplex units and cottage/courtyard housing census tracts that have low racial or economic diversity and to census tracts in areas of higher opportunity
Timeframe: Amend the Development Code to include design and development standards and a streamlined review process for at least duplex, triplex, fourplex, and cottage/courtyard housing by 2026.

PROGRAM 5: ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS An accessory dwelling unit (ADU) is a self-contained living unit with cooking, eating, sleeping, and full sanitation facilities, either attached to or detached from the primary residential unit on a single lot. A junior accessory dwelling unit (JADU) is a unit that is no more than 500 square feet in size and contained entirely within a single-family residence with separate or shared sanitation facilities. ADUs and JADUs offer several benefits. First, they often are affordable to very low and low-income households and can provide options for seniors, single persons, and even small families. Second, the primary homeowner receives supplementary income by renting out the ADU, which can help many modest income and elderly homeowners afford to remain in their homes.

ADUs offer an important opportunity to help Sonoma address its regional housing needs while maintaining the community’s smalltown character.

The City will continue to apply Municipal Code regulations that allow ADUs and JADUs by right on properties with existing or planned single-family and multifamily uses.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Update the ADU/JADU requirements to comply with State law; pursue funding for ADU construction; provide financial assistance to build ADUs; provide technical resources; conduct outreach and education on ADUs; conduct a mid-cycle review of ADU assumptions; and achieve at least 64 ADUs
Timeframe: • Update the City’s current ADU/JADU requirements (SMC Section

19.50.090) to comply with State law by December 2023.
• Pursue State funding available to assist lower- and moderate-income homeowners in the construction of ADUs.
• Provide financial assistance to qualified property owners to build ADUs using State funds (such as CalHOME funds).
• Provide technical resources online in 2024 to assist with ADU/JADU development, including an ADU factsheet with a summary of requirements Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-8
for ADUs/JADUs and permit fees required for ADUs/JADUs, and information regarding CalHFA grants.
• Conduct outreach and education on ADU options and requirements to homeowners and Homeowners’ Associations in 2025.
• 32 permitted ADUs by January 31, 2027 and 32 additional permitted ADUs by January 31, 2031
• Conduct a mid-cycle review no later than January 31, 2027 of ADU assumptions included in the Housing Resources chapter of the Background Report. If the review finds that production is not consistent with the projections in the Housing Resources chapter, modify this program within one year to further incentivize ADU production so that the City’s projections can be realized.

PROGRAM 6: SECOND HOMES
As shown in Tables 26 and 27 of the Background Report, the City has an overall vacancy rate of approximately 11%. Of the vacant units, the majority are for seasonal, recreational, or occasional use (69%). These seasonal, recreational, or occasional use units do not provide permanent housing opportunities and reduce the availability of housing in Sonoma for permanent use. While new vacation rentals are prohibited in the residential, mixed use, and commercial zones, the City will further disincentivize second homes uses through economic tools that can be used to fund affordable and workforce housing.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Develop tools to disincentivize second homes and reduce the number of seasonal, recreational, or occasional use units by 5-10% during the planning period Timeframe: • In 2024/2025, evaluate programs that disincentivize second units, such as the property tax used by the City of Oakland or a real-estate transfer tax • In 2026, pursue implementation of approaches to reduce second homes and capture a portion of the cost of second homes have on the need for permanent housing, including affordable and workforce

2. HOUSING AFFORDABILITY
Encouraging a range of affordable housing options for both renters and homeowners.

PROGRAM 7: AFFORDABLE HOUSING FUNDING SOURCES
Successful implementation of Sonoma’s programs for development of affordable and special needs housing will depend on the leverage of local funds with a variety of federal, State, County, and private sources. The Financial Resources section of the Housing Element identifies the primary affordable housing funding programs available to Sonoma. In addition to applying for those funds directly available to municipalities, the City plays an important role in supporting developers to secure outside funds. City involvement may include review of financial pro-forma analyses; provision of demographic, market, and land use information; review and comment on funding applications; and City Council actions in support of the project and application. Many “thirdparty” grants may also require some form of local financial commitment.

Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 9
Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Actively pursue federal, State, County and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance. Support developers in securing outside funding sources.

Funds will be used to support the City’s housing goals, policies, and programs including providing ADUs, alternative housing types, integration of housing into commercial areas, adaptive reuse of non-residential structures, rehabilitation and preservation of housing, including subsidized housing and mobile home parks, incentivizing affordable housing, infill housing, and furthering access to housing opportunities throughout Sonoma.

In 2023, pursue a Prohousing Designation from HCD in order to reflect the City’s significant housing achievements and to increase the City’s competitiveness for State grant and loan program applications
Work with developers and housing providers to identify at least 2 affordable new development projects, including at least 42 extremely low, 41 low, and 48 low income units, and 1 rehabilitation or conversion project that would assist at least 10 very low and 10 low income households by 2026
Submit, or support developer submission of, at least 3 affordable housing funding applications, such as development, preservation, maintenance/rehabilitation, and/or homebuyer assistance, to assist the above-referenced projects as well as other opportunities identified during the planning period
Timeframe: Ongoing review of potential funding sources and application submittals on or before July 1st of 2025, 2027, and 2029. .

PROGRAM 8: AFFORDABLE HOUSING IMPACT FEES
Sonoma faces a shortage of affordable housing opportunities for the local workforce, resulting in the vast majority of persons who work in the community commuting in from outside the City. Residential development further increases the demand for affordable housing, based on the growth in employment generated by residential households’ increased demand for goods and services.

While Sonoma’s Inclusionary Housing Ordinance specifies affordable housing requirements for development of five or more residential units, the Ordinance does not currently apply to construction of individual single-family homes, or 2-4 unit projects.

To ensure individual single family homes and small projects address affordable housing needs, the City will evaluate the contribution towards affordable housing demand from such development. Pursuant to AB 1600, a nexus study will be prepared to demonstrate the linkage between smaller units and the demand for affordable units, and to establish the maximum supportable impact fee. To ensure that the impact fee is equitable, it shall be assessed on a per square foot basis.

To ensure that non-residential development addresses the demand it generates for workforce housing, the City will evaluate the Affordable Housing Fees for Nonresidential Development established by Resolution 12-2020 to ensure that the fees adequately address the demand for very low and extremely low income housing associated with development of commercial, recreational, visitor-serving, industrial, and other non-residential uses and prepare a nexus study to address the linkage between non-residential development and the demand for affordable housing.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-10
Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Adopt an impact fee to address the demand for affordable housing generated by new single family units and smaller residential projects.

Adopt an impact fee to address the demand for affordable, including extremely low, very low, low, and moderate income, workforce housing generated by non-residential development.

Timeframe: Complete nexus studies by 2024 and adopt fees by 2025. .

PROGRAM 9: HOUSING CHOICE VOUCHER RENTAL ASSISTANCE
The Federal Housing Choice Voucher (HCV) Rental Assistance Program extends rental subsidies to extremely low and very lowincome households, including families, seniors, and persons with disabilities. The Housing Choice Voucher Program offers a voucher that pays the difference between the current fair market rent (FMR) and what a tenant can afford to pay (i.e., 30% of household income). The voucher allows a tenant to choose housing that costs above the payment standard, provided the tenant pays the extra cost. Given the significant gap between market rents and what extremely low and very low-income households can afford to pay for housing, the Housing Choice Voucher Program plays a critical role in allowing such households to remain in the community, and is a key program to address the needs of extremely low and very low-income households.

Responsible Department/Agency: Planning Department, Sonoma County Housing Authority Funding Sources: U.S. Department of Housing and Urban Development (HUD) Housing Choice Vouchers
2023-2031 Objectives: • Cooperate with the Sonoma County Housing Authority to continue to make Housing Choice Vouchers available in Sonoma.
• Make information regarding the HCV program available on the City website and in an annual direct mailing to all residents and property owners, identifying available housing resources.
• Provide referrals to the Sonoma County Housing Authority to households seeking rental assistance.
• To increase housing mobility and opportunities in the City’s highest resource areas, provide annual outreach to property owners citywide encouraging owners of rental property to register with the Sonoma County Housing Authority to increase housing stock accessible to very low and extremely low-income households.
• Perform additional outreach, with a minimum of three (3) presentations per year, to Homeowners’ Associations and Neighborhood Associations in the areas with the highest opportunity scores in the City, to provide education about the benefits of the HCV program and to encourage increased landlord participation.

Timeframe: Ongoing implementation and annual reporting throughout the planning period.

Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 11

3. HOUSING AND NEIGHBORHOOD PRESERVATION
Maintaining the condition and affordability of existing housing and ensuring development is consistent with Sonoma’s town and neighborhood context.

PROGRAM 10: HOUSING REHABILITATION PROGRAM
Since the City of Sonoma participates in the County’s Community Development Block Grant (CDBG) program, Sonoma residents are eligible to participate in the Sonoma County Community Development Commission’s Housing Rehabilitation Loan Program.

This program offers below market rate loans to low-income owner-occupants of single-family homes or mobile homes, and owners of rental properties where at least half of the tenants are low-income households, to make necessary repairs to their dwellings.

During the 6th Cycle, the City will work to identify any areas of the City with concentrations of housing in need of repair, including dilapidated units, as well as individual multi-family developments that are in need of significant repair or rehabilitation and will coordinate connecting owners of such housing with federal, State, and regional resources for housing rehabilitation. Ensure that Code Enforcement staff providers information regarding available financial resources for housing rehabilitation, weatherization, and emergency repair to any owners of housing in need of repair.

Responsible Department/Agency: Planning Department, Sonoma County Community Development Commission (SCCDC)
Funding Sources: CDBG
2023-2031 Objectives: Promote the availability of the Housing Rehabilitation Program on the City’s website, through social media, and by way of handouts available at the City Hall public counter and Sonoma Community Center as well as through the local real estate community.

Continue to work with the SCCDC to ensure that funding remains available for housing rehabilitation activities. Seek to assist a total of 20 lower income households during the planning period.

Identify concentrations of housing in need of repair and multifamily developments in need of significant repair and connect property owners with resources for rehabilitation.

Timeframe: Ongoing implementation and annual reporting throughout the planning period.

Identification of multifamily developments in need of significant repair by December 2024 and coordinate with property owners in 2025.

PROGRAM 11: TENANT AND RESIDENT PROTECTIONS
Rental units, including mobile homes, represent important sources of housing affordable to lower income households, the workforce, and persons with fixed incomes. The City has enacted protections since 1993 to preserve the affordability of its mobile home parks – which are primarily occupied by senior citizens. Residents of mobile home parks receive rent stabilization and other protections under Chapter 9.92 of the Municipal Code. Tenants living in apartment projects and mobile home parks that are proposed for conversion to condominium ownership are subject to Sonoma’s condominium conversion regulations (Section

19.65.030 of the Development Code). To build upon these tenant and resident protections, the City will consider methods to protect tenants from excessive rent increases and unjust evictions.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-12
Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Continue to enforce the mobile home park rent stabilization and conversion ordinances to preserve the affordability and long-term use of mobile home parks in Sonoma.

Update the Chapter 9.92 of the Municipal Code by December 2024 to reflect the requirements of State law, including AB 2782 changes to Civil Code Section 798.17 (rental agreement requirements), Civil Code Section 798.56 (tenancy termination standards), and Government Code Sections 65863.7 and 66427.4 provisions regarding conversion or closure of a mobile home park.

Continue to provide tenant protections through implementation of the City’s condominium conversion regulations. Utilize State provisions under SB 510 to ensure that mobile home park residents are afforded all protections specified by law pertaining to park conversions to resident ownership.

Adoption of additional tenant protection requirements to reduce displacement Timeframe: Ongoing implementation of Chapter 9.92 and Section 19.65.030 to address mobile home park conversions and condominium conversions, respectively In 2024, review rent stabilization and just cause eviction policies including reasonable protections for small-time, good-behavior landlords
In 2025, adopt tenant protection requirements
PROGRAM 12: PRESERVATION OF ASSISTED RENTAL HOUSING
As of 2022, Sonoma has a total of 146 assisted multifamily rent-restricted units in four developments (see Table 39 of the Background Report), with an additional 293 affordable inclusionary and density bonus rental units integrated within 40 market rate and ownership projects. While all of the affordable multifamily properties are not at risk of converting to market rate for at least ten years (assisted multifamily projects within Sonoma are not anticipated to be eligible to convert to market rate until after 2050), the City has identified 104 of its inclusionary units, including 73 rental and 30 ownership, that are at-risk of converting during the planning period.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Facilitate long-term preservation of Sonoma’s rent-restricted housing through the following actions:

Rental Units – preserve 100% of at-risk rental units
Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 13
• Monitor At-Risk Units: Contact property owners at least 18 months and again within one year prior to the affordability expiration date to discuss City’s desire to preserve as affordable housing.
• Work with Potential Priority Purchasers: Solicit participation of agencies interested in purchasing and/or managing units at risk. Provide funding assistance, which can be leveraged with outside funding sources from nonprofits to either transfer ownership or provide rent subsidies to maintain affordability.
• Tenant Education: Based on State law, property owners are required to give a nine month notice of their intent to opt out of low-income use restrictions.

The City will work with tenants, and as necessary contract with specialists like the California Housing Partnership and other nonprofits, to provide education regarding tenant rights and conversion procedures.

Ownership Units – preserve all at-risk ownership units where the City has an option to purchase
• Monitor At-Risk Units: Contact property owners at least 18 months and again within one year prior to the affordability expiration date to discuss City’s desire to preserve as affordable housing.
• Exercise Option Agreement: Where the City has the option to purchase the agreement, the City either exercise the option agreement or partner with agencies or organizations interested in purchasing and/or managing units at risk in order to maintain the affordability of the unit.

Timeframe: Ongoing implementation.

PROGRAM 13: HOUSING ELEMENT MONITORING/ANNUAL REPORTING Sonoma’s Planning Department is responsible for the regular monitoring of the Housing Element to ensure that the City continues to assess its affordable housing programs, progress towards the RHNA, including maintenance of adequate sites, and the preservation of affordable housing units. The Planning Department will prepare the Annual Progress Report for review by the public, City decision-makers, and submittal to the Department of Housing and Community Development (HCD). Completion of the Annual Progress Report is required for the City to maintain access to State housing funds.

The Annual Progress Report will document:
• Sonoma’s annual residential building activity, including identification of any deed-restricted affordable units and assignment of market rate units to an appropriate affordability category; • Progress towards the Regional Housing Needs Allocation since the start of the planning period; and • Implementation status of the Housing Element programs.

As part of Housing Element implementation monitoring, the City will monitor individual projects and its inventory of sites suitable for residential development and ensure no net loss of housing sites pursuant to Government Code Section 65863.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-14
2023-2031 Objectives: Review the Housing Element annually and provide opportunities for public participation, in conjunction with the submission of the City’s Annual Progress Report to the State Department of Housing and Community Development by April 1st of each year.

By 2025, develop a registry of rental units, accessory dwelling units, and SB 9 units to monitor the affordability of such units, to collect data to inform decisions, and to assist the City in monitoring the efficacy of its programs directed at tenant protections, promoting housing opportunities through ADUs and SB 9 units, and addressing the maintenance and preservation of housing.

Timeframe: Ongoing implementation and annual reporting throughout the planning period.

Registry of rental units, ADUs, and SB 9 units by 2025.

Ongoing monitoring of inventory of residential sites, with replacement sites identified within 6 months of any shortfall.

PROGRAM 14: DESIGN GUIDELINES AND DESIGN REVIEW
Sonoma uses design review to ensure development embodies excellence in architectural design and complements the scale, character, and rich history of the community. The Development Code establishes design guidelines for each of the City’s planning areas, addressing site plan elements, building types, and materials, and provides the foundation for all design reviews in Sonoma.

The design guidelines work in concert with the Code’s development standards, although unlike development standards, which are mandatory, design guidelines are applied with flexibility to foster creativity and strict adherence is not required for project approval.

Sonoma’s Design Review and Historic Preservation Commission (DRHPC) reviews all residential projects, except for single-family homes and duplexes located outside the Historic zone. Typically, only one to two meetings are necessary to receive approval.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Update the City’s Development Code and design guidelines to expand the City’s objective multifamily design standards to also address mixed use and multi-unit (two or more units on a single parcel) projects and to provide a streamlined ministerial review process consistent with relevant provisions of State law as discussed under Program 15.

Continue to implement design review in accordance with State law, focusing on increasing housing opportunities in the City while ensuring maintenance of Sonoma’s architectural character and quality of the built environment as the City continues to grow.

Timeframe: Update the City’s zoning and design requirements to provide objective design and development standards consistent with State requirements, including SB 330 and SB 9, by December 2023; ongoing implementation.

Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 15

4. REMOVING GOVERNMENTAL CONSTRAINTS
Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements.

PROGRAM 15: DEVELOPMENT CODE AMENDMENTS – HOUSING CONSTRAINTS Amendments to the Development Code are needed to address various recent changes to State law and create consistency with the Housing Element. The amendments shall address the following:

A. Low Barrier Navigation Centers: The Development Code will be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a by-right use in areas zoned for mixed-use and nonresidential zones permitting multifamily uses.

B. Transitional and Supportive Housing: The Development Code will be revised to ensure that transitional and supportive housing are allowed in residential and mixed-use zones subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583(c)(3), and to allow eligible supportive housing as a by-right use in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656.

C. Residential Care Facilities: The Development Code will be amended to fully address small and large residential care facilities consistent with State law. Specifically, the City will amend the Development Code (1) to allow residential care facilities for six or fewer persons to be allowed in the same manner as a residential use of the same type in all residential zoning districts, and (2) to allow residential care facilities that serve seven or more people in all zones that allow residential uses, in the same manner as a residential use of the same type, and to ensure all conditions of approval are objective and do not create barriers for housing for seniors, persons with disabilities, or other special needs populations, and to clarify that this type of facility is intended to serve as a residence for individuals in need of assistance with daily living activities.

D. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The Development Code will be updated to ensure that eligible multifamily, mixed use, and multi unit projects are provided streamlined ministerial (by-right) review and are only subject to objective design and development standards consistent with relevant provisions of State law, including AB 2011, SB 330, SB 35, and SB 9, as provided by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65912.100 through 65912.131, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.” The City will also prepare application materials and written procedures for projects processed under State requirements for ministerial or streamlined projects, including SB 330, SB 35, AB 2011, and SB 9.

E. Employee Housing and Agricultural Employee Housing: The Development Code will be amended to 1) define “employee housing” and to clarify that employee housing serving six or fewer employees shall be deemed a single-family structure and shall be subject to the same standards for a single-family residence in the same zone in accordance with the requirements of Health and Safety Code (HSC) Section 17021.5, and 2) to permit agricultural (farmworker) employee housing in accordance with HSC Sections 17021.6 through 17021.8.

F. Single-Room Occupancy (SRO): The Development Code will be updated to define single-room occupancy units and to establish objective standards for SROs.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-16
G. Emergency Shelters Parking: The Development Code will be updated to allow emergency shelters with up to 30 beds as a permitted (ministerial, by-right) use in the P zone and to require sufficient parking to accommodate all staff working in an emergency shelter, provided that the standards will not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139.

H. Design Standards: The City will review and modify the Design Review criteria to address potentially subjective terminology in order to provide objectivity in the design review process.

I. Affordability in Perpetuity: The City will review its conversion provisions for market-rate to affordable housing and for non-residential uses to affordable housing to ensure that affordable units that are required by the City are provided in perpetuity.

J. Use Permits: The Development Code will be updated to revise the findings for use permits to ensure that subjective language for the findings associated with residential uses, including mixed use, commercial, and other projects with a residential component, is either defined or replaced with objective language and that the findings do not constrain accommodating a variety of housing types or otherwise constrain residential development.

K. Building Heights: The Development Code will be updated to allow a maximum building height of 36 feet for projects that:
1) exceed the maximum permitted density and include at least 20% of units for special needs households or affordable to lower income households, or 2) demonstrate that a 36-foot height is necessary to accommodate features unique to the site, such as protection of on-site riparian features, historic structures, or open space.

J.L. Chapter 19.42: The City will review its guidelines and requirements related to historic preservation and infill development in the historic zone to clarify in regards to residential development whether the guidelines are a requirement or are optional for a project to implement and, if the guidelines are required, to ensure that subjective language is removed or clarified and to ensure that projects can be implemented consistently in a predictable manner.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Ensure that the City’s Development Code is consistent with State law and update the Development Code as needed to comply with future changes. Review development standards in all residential districts every three years to identify if standards have constrained potential development and revise standards when necessary to remove constraints to multifamily residential developments, including mixed use development.

Timeframe: Identified Development Code Amendments adopted by December 2023. Periodic review of development standards every three years.

PROGRAM 16: MONITOR CHANGES IN FEDERAL AND STATE HOUSING, PLANNING, AND ZONING LAWS The City will continue to monitor federal and state legislation that could impact housing and comment on, support, or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. Furthermore, while Program 15 addresses specific constraints identified in this Housing Element, the City will continue to, at least annually, monitor Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 17
its development processes and zoning regulations to identify and remove any housing constraints and endeavor to minimize governmental constraints to the development, improvement, and maintenance of housing.

Recent laws that may require Municipal Code revisions to implement include Assembly Bill (AB) 2011 and Senate Bill (SB) 6. AB 2011 creates a CEQA-exempt, ministerial approval process for eligible housing developments, including 100% affordable projects and mixed-income projects located on “commercial corridors”, on sites where office, retail, or parking are the principally permitted use. SB 6 allows eligible residential and mixed use projects in zones where office, retail, or parking are the principally permitted use to invoke SB 35 and the Housing Accountability Act approval processes.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Monitor federal and state legislation as well as City development processes and zoning regulations to identify and remove constraints to housing.

Timeframe:

By December 2023, update the Municipal Code and the City’s project application documents to incorporate the requirements of AB 2011 and SB 6.

Annual monitoring of relevant legislation and ongoing implementation to address any revisions needed to the Municipal Code or other City standards based on annual monitoring of relevant legislation.

PROGRAM 17: GROWTH MANAGEMENT ORDINANCE
Sonoma’s Growth Management Ordinance (GMO) was adopted by City Council in 1980 to manage increases in service and infrastructure demand from development consistent with available water supplies and sewer treatment capacities. The GMO currently limits development within the City to an average of 65 units per year, a level determined after extensive study of infrastructure capacities. City staff is not implementing the GMO due to the potential for it to conflict with the California’s Housing Crisis Act. Furthermore, should the GMO begin to be implemented, the 65-unit per year GMO limit is sufficient to accommodate Sonoma’s regional housing needs, defined as 311 units for the 2023-2031 planning period, or an average of 39 units per year.

The GMO exempts the following types of development from the allocation process in that a qualifying development may apply for a building permit or planning approval, as applicable, at any time:
• Small projects, although the number of small projects approved in any one development year are deducted from the 65- unit allocation of the following year;
• Condominium conversions where no additional dwelling units are created; • Accessory dwelling units and junior accessory dwelling units; • Density bonus units;
• Inclusionary units provided at the low-income level (except within projects located in the Sonoma residential zone) or at the very low-income level;
• Inclusionary units provided in numbers in excess of the normal requirement; and • As determined by the City Council on a case-by-case basis, applications in which at least 60 percent of the proposed units qualify as affordable housing, and which involve City participation in planning, financing, or development.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-18
The GMO is adopted by ordinance and thus the City Council is not subject to the limitations of a voter approved initiative in making appropriate changes to the ordinance.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Should the GMO be reinstated or reactivated, the City will:
• Review the GMO to ensure that it does not conflict with SB 330 or other provisions of State law, and
• Aannually review the Growth Management Ordinance in conjunction with the monitoring of affordable housing produced (refer to Program 13), and modify as necessary to ensure adequate incentives are provided for the development of affordable housing and fulfillment of regional housing needs in the current and future housing element cycles. Any modifications shall occur within 1 year of identification of constraints associated with accommodating the 6th Cycle RHNA under the GMO. Continue to track and reallocate unused and forfeited allocations.

Timeframe: Ongoing implementation.

PROGRAM 18: PARKING INCENTIVES AND MODIFIED STANDARDS
Residential parking requirements play a significant role in project design and achievable densities, and can greatly impact the cost of development. Sonoma offers reductions in its residential parking standards as a means of facilitating the development of affordable and special needs housing, as well as mixed-use, live-work, and pedestrian-oriented housing. The City has established reduced parking standards for senior housing and live-work developments, and allows reduced parking for mixed-use developments based on a determination by the Planning Commission. Parking reductions are also offered as an incentive for developments to provide increased pedestrian-oriented open space. Furthermore, the Planning Commission is permitted to grant exceptions to parking standards of up to 30 percent in response to environmental features and site conditions, to historic development patterns, and to promote creativity in site planning and development. Affordable housing projects are eligible for reduced parking under the City’s density bonus ordinance.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Continue to provide options for reduced parking as an incentive for development of affordable, special needs, mixed-use, live-work, and pedestrian-oriented housing.

Timeframe: Ongoing implementation.

PROGRAM 19: AFFORDABLE HOUSING/ACCESS TO OPPORTUNITIES DENSITY BONUS AND INCENTIVES Pursuant to current State density bonus law (Government Code § 65915), applicants of residential projects of five or more units may apply for a density bonus and additional incentives if the project provides for one of the following:
• Ten percent of the total units of a housing development for rental or sale to lower income households; or Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 19
• Five percent of the total units of a housing development for rental or sale to very low income households; or • A senior citizen housing development or a mobile home park that limits residency based on age requirements for housing for older persons; or
• Ten percent of the total dwelling units of a housing development are sold to persons and families of moderate income.; or
• Ten percent of the total units of a housing development for transitional foster youth, disabled veterans, or homeless persons; or
• Twenty percent of the total units for lower income students in a student housing development.

The amount of density bonus varies according to the amount by which the percentage of affordable housing units exceeds the established minimum percentage, but generally ranges from 20-50 percent above the specified General Plan density. In addition to the density bonus, eligible projects may receive 1-4 additional development incentives, depending on the proportion of affordable units and level of income targeting. The following development incentives may be requested:
• Reduced site development standards or design requirements. • Approval of mixed-use zoning in conjunction with the housing project. • Other regulatory incentives or concessions proposed by the applicant or the City that would result in identifiable cost reductions.

Applicants are also eligible to utilize the State’s alternative parking ratio (inclusive of handicapped and guest spaces) of one space for 0-1 bedroom units, 2 spaces for 2-3 bedroom units, and 2.5 spaces for 4+ bedrooms.

Under AB 2011, State law provides for increased densities for eligible projects on sites where office, retail, or parking are a principally permitted use. AB 2011 increases the viability of sites in the City to accommodate lower income housing, due to the increased densities and ministerial approval process established by Government Code Sections 65912.100 through 65912.131.

Sonoma has approved density bonuses for several affordable housing projects in the past, including Firehouse Village and Maysonnave Apartments. The City will review and update its Development Code to reflect current State density bonus provisions.

In addition to the density bonus and incentives for qualified projects, the City can encourage affordable and special needs housing, including housing for seniors, persons with a disability, large families, farmworkers, single female heads of household, by offering incentives for special needs housing that is affordable to very low, low, and/or moderate income households but does not qualify for a density bonus.

This approach can also be used to incentivize housing that improves Sonoma’s opportunity scores. Recognizing that most of the City has low or moderate opportunity scores, affordable and workforce projects that improve educational, economic, and environmental conditions shall be prioritized and incentivized. Incentives for such projects shall include priority for commitment of the City’s financial resources for affordable housing, streamlined processing, and a density bonus or incentives for projects that are not otherwise eligible for a density bonus or incentives under State density bonus law.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Continue to implement and grant density bonuses for projects meeting density bonus criteria, consistent with State law.

Update Chapter 19.44 to reflect the density bonus provisions of State law and to allow up to two additional incentives for special needs housing that is affordable to very low, low, and/or moderate income households in perpetuity and to establish density bonuses and incentives for housing projects that improve economic, educational, and Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-20
environmental opportunities. Promote the use of density bonus incentives and provide technical assistance to developers in utilizing the density bonus to maximize feasibility and meet local housing needs.

Consider applying an Affordable Housing Overlay (AHO) to sites, including but not limited to Sites 1 and 28, identified for very low and low income development in the Background Report. The AHO would allow development of the sites at 25 units per acre for projects that provide a minimum of 40% of units affordable to very low and low income households. This shall include consideration of whether the City has received development applications for projects that would assist in meeting the RHNA and whether an AHO is necessary to further incentivize development of sites to meet the 6th Cycle RHNA.

Apply an AB 2011 overlay to identify sites eligible for increased density under Government Code Sections 65912.100 through 65912.131
Timeframe: Update Chapter 19.44 by December 2023.

Apply AB 2011 overlay by December 2023.

By June 2025, hold a workshop with the Planning Commission and/or City Council to discuss applying an Affordable Housing Overlay to the City’s sites that accommodate the very low and low income RHNA. If the AHO is warranted, implement by February 2026.

PROGRAM 20. ADEQUATE SITES FOR LOWER INCOME HOUSEHOLDS ON NONVACANT AND VACANT SITES

PREVIOUSLY IDENTIFIED
The City of Sonoma will rezone to allow developments by right pursuant to Government Code Section 65583.2(i) when 20 percent or more of the units are affordable to lower income households on sites identified in Appendix A to accommodate the lower income RHNA that were previously identified in past housing elements. Specifically, the City will rezone Site 28 (APN 018-241- 054), Site 70 (APNs 128-321-032 and 128-321-034), Site A (APNs 127-202-006 and 127-202-007), and Site H (APNs 018-131- 012, 018-131-013, and 018-131-018).

Responsible Agency: Planning Department
Financing: General fund
Program Objectives: Create opportunity for at least 30 units of rental housing for lower income households.

Schedule: Site rezoned by October 2023.

5. EQUAL HOUSING OPPORTUNITIES
Ensuring residents can reside in the housing of their choice, including Sonoma’s special needs populations.

PROGRAM 210: FAIR HOUSING SERVICES
Fair Housing Advocates of Northern California (FHANC) is the designated provider of fair housing and tenant-landlord information throughout the County. FHANC provides fair housing investigation and coordinates referral services to assist individuals who may Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 21
have been the victims of discrimination. They maintain a fair housing hotline and provide bilingual in-person counseling. Fair housing education and outreach includes publication and distribution of A Handbook for Landlords & Tenants, and presentations to community groups and housing providers on fair housing issues.

Responsible Department/Agency: Planning Department, FHANC Funding Sources: General Fund, CDBG funds
2023-2031 Objectives: Continue to provide comprehensive fair housing services, including promoting fair housing practices, review and enforcement assistance with fair housing complaints, and education to housing providers, through FHANC. As a means of furthering fair housing education and outreach in the community, the City will advertise the fair housing program through placement of fair housing services brochures at the public counter, the Sonoma Community Center, and on the City’s website.

Timeframe: Ongoing implementation of fair housing services through FHANC, including semiannual outreach events to the community to promote fair housing practices.

Increase access to fair housing information on the City’s website and at locations in throughout the City by December 2023
PROGRAM 221: AFFIRMATIVELY FURTHER FAIR HOUSING
Facilitate equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing and address impediments identified in the AFFH analysis located in the Background Report. In summary, the City offers higher opportunity areas but faces challenges in promoting and providing a range of housing types and prices suitable for lower income households.

Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. Table 1 summarizes fair housing issues, contributing factors, and implementing actions.

The actions listed below, along with the other programs identified in this Housing Plan, were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis located in the Background Report.

The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows:
• High Priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that the City can control;
• Medium Priority factors are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation;
• Low Priority factors may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address it, or the factor may have only a slight or indirect impact on fair housing choice.

As shown in Table 1, the City intends to complete the necessary actions to meet the State AFFH requirements. These actions are integrated into the Housing Plan for the overall 6th Cycle Housing Element with the specialized timeframes for expedited implementation. The rationale for identifying these actions is to ensure they are implemented in a timely manner to better serve the Sonoma community. These actions are intended to alleviate the main issues identified in the Assessment of Fair Housing and the City intends to implement these and all the programs outlined in this Housing Plan during the 2023-2031 planning period. In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the Annual Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-22
Progress Report (APR) to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to ensure it meets its AFFH goals.

Responsible Department/Agency: Planning Department, Fair Housing of Sonoma County Funding Sources: General Fund, CDBG, grant funding
2023-2031 Objectives: Implement measures to affirmatively further fair housing.

Timeframe: Ongoing implementation for the 2023-2031 planning period, and as further outlined in Table 1.

Agenda Item #2.1:

HOUSING
PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 23
Table 1: Program 22 Fair Housing Program Action Items
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics Fair Housing Outreach and Enforcement 20. Fair housing services Ensure that educational and enforcement assistance is provided to renters, homebuyers, homeowners, and housing providers • Provide comprehensive fair
housing services through FHANC, including education, enforcement assistance, and outreach • Make fair housing information
readily available to the community through providing information on the City’s website and at the Sonoma Community Center and the public counter • High priority/
within 9 months of Housing Element adoption
• Citywide • Information on the
City’s website, Sonoma Community Center, and Public Counter (2023) • Semi-annual
outreach events (twice per year beginning in 2023)
Housing Mobility Enhancement 5. Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) Encourage the development of ADUs and JADUs throughout the City to expand housing opportunities for all income levels and special needs groups. • Update the ADU/JADU
requirements;
• Pursue funding and provide
financial assistance to lowerand moderate-income homeowners in the construction of ADUs; • Prepare an ADU factsheet; • Conduct outreach and
education on ADUs;
• Conduct a mid-cycle review of
ADU assumptions
• High priority/
within 18 months of Housing Element adoption
• Citywide; target
marketing in higher opportunity areas
• Update ADU
requirements (2023);
• Pursue funding for
financial assistance (2025)
• Prepare ADU
factsheet (2024);
• Conduct outreach
and education (2025);
• Conduct mid-cycle
review (2027)
• Annually monitor
ADUs permitted at the time of the Annual Progress
1 Program numbers reference the corresponding program in the Housing Plan. Program 22 is the AFFH program and all associated actions, objectives, and timing are implemented solely as part of Program 22.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-24
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics Report (APR);
• Target 20% of ADUs
in higher opportunity areas.

9. Rental Assistance/Housing Choice Voucher (HCV) Program Promote the Housing Choice Voucher (HCV) Program, with a special emphasis on promoting the program to the City’s special needs populations. • Make information regarding
the HCV program available on the City website and in an annual direct mailing to all residents and property owners; • Provide annual outreach to
property owners citywide encouraging owners of rental property to register with the Sonoma County Housing Authority; • Work with the City’s fair
housing services provider to encourage property owners to participate in the Housing Choice Voucher Program • Medium
priority/ within 24 months of Housing Element adoption
• Increase the
number of voucher assistance recipients in higher opportunity areas; • Target education
and marketing efforts throughout the community with an emphasis on higher opportunity areas. • Increase the number
of low-income recipients in receiving voucher assistance in higher opportunity areas by 5% by FY 26/27.

New Housing Choices and Affordability in Moderate and High Opportunity Areas/Improve Opportunity Scores 1. Inclusionary Housing Provide Housing Opportunities in Sonoma’s Higher (Moderate and High) Opportunity Areas for all Members of the Community • Reevaluate the City’s
inclusionary housing provisions to ensure that they remain appropriate and do not impede the development of housing and are effective in providing an affordable component to new development. • Medium
priority/ within 24 months of Housing Element adoption
• Target higher
opportunity areas and areas of concentrated poverty.
• Review
requirements and amend the Development Code, if necessary, by 2026. • Ongoing
implementation.

2. Partnerships with Affordable Housing Developers Provide Housing Opportunities in Sonoma’s Higher (Moderate and High) Opportunity Areas for all Members of the Community/ • Host an annual meeting with
affordable housing developers and nonprofits to identify • Medium
priority/ within 24 months of
• Target affordable
housing throughout the
• Annual outreach to
the development community.

Agenda Item #2.1:

HOUSING
PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 25
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics housing opportunities;
• Support affordable housing
developers through provision of land write-downs, regulatory incentives, and/or direct assistance.

Housing Element adoption
City with an emphasis on higher opportunity areas and areas of concentrated poverty.

22. Improve the City’s Opportunity Scores Affordable Housing/Access to Opportunities Density Bonus and Incentives • Incentivize and prioritize
housing that improves educational, economic, and environmental opportunities • High
priority/identify projects within 18 months of Housing Element adoption and implement projects over 48 months • Citywide • Prioritize at least two
projects that include components that improve educational, economic, and/or environmental opportunities and conditions Place-Based Strategies for Community Preservation and Revitalization 3. Adaptive Reuse Promote the adaptive reuse of identified structures/sites for the provision of multifamily and mixed-use housing. • Develop strategies for the
adaptive reuse of commercial structures and market-rate housing with potential to convert to affordable housing to provide for a range of housing types and residential uses; • Amend the Development
Code to broaden the applicability of adaptive reuse.
• Medium
priority/ within 24 months of Housing Element adoption
• Citywide with a
focus on higher opportunity areas.
• Amend the
Development Code by 2026;
• Identify four sites
with adaptive reuse potential by 2026;
• Conduct outreach to
property owners of sites in 2027 to promote adaptive reuse.

10. Housing Rehabilitation Program Public Investment in Specific Neighborhoods, Including Services and Amenities • Promote the availability of the
County Housing Rehabilitation Program on the City’s
• Medium
priority/ within 24 months of
• Citywide with
focus on census tracts with
• Assist a total of 20
lower income households during
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-26
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics website, through social media, and by way of handouts available at the City Hall; • Continue to work with the
SCCDC to ensure that funding remains available for housing rehabilitation activities.

Housing Element adoption
highest concentrations of LMI households.
the planning period.

20. Fair Housing Services Provide education and outreach to reduce fair housing discrimination by landlords resulting from a lack of local fair housing education and outreach, resources for fair housing agencies and organizations, and state or local fair housing laws to support strong enforcement. • Allocate funding to creating
locally hosted educational workshops on fair housing to reduce the amount of discrimination; • Provide social media and
factsheets regarding fair housing/equal housing opportunity requirements with links to the City website; • Collaborate with HRC for
continued tracking of fair housing enforcement for discrimination cases. • Medium
priority/ within 24 months of Housing Element adoption
• Citywide • Allocate funding for
an annual educational workshop and provide social media and factsheets on fair housing beginning in FY 23/24.

22. Targeted Investment in Areas of Most Need Improve median incomes and opportunity scores in areas identified as lowmoderate income with less access to opportunities. • Allocate funding for capital
improvement projects specific to the targeted areas, focused on improving community assets such as recreational facilities, parks, streets, active transportation, and infrastructure; • Prioritize code enforcement
efforts in the targeted areas and offer guidance to property owners on programs and funding opportunities for • High priority/
within 18 months of Housing Element adoption
• Target middle
and southwest sections of City with higher concentrations of LMI households and low resources. • Identify potential
capital improvement projects by FY 25/26;
• Proactively code
enforce targeted areas (ongoing);
• Distribute ADU
factsheet (2023);
• Identify grant
funding opportunities by FY 25/26.

Agenda Item #2.1:

HOUSING
PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 27
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics maintenance and rehabilitation (Program 10);
• Distribute ADU factsheet
within targeted areas informing property owners on ADU construction and grant funding opportunities (e.g., CalHFA) (Program 5); • Focus City efforts to secure
grant funding to facilitate/ benefit affordable housing, socio-economic services, job growth, and job-housing nexus within the targeted areas.

Displacement Protection 11. Tenant and Resident Protections Reduce displacement of lower income households, multifamily apartment residents, and mobile home park residents through prohibiting unjust evictions and excessive rent increases and requiring projects that would convert multifamily housing or mobile home parks to provide protections for residents, including adequate notice and relocation assistance. • Implementation strategies to
strengthen protection for tenants. Strategies may include a Tenants Bill of Rights that serves to establish that all Sausalito residents have the right to clean, safe and secure housing, an eviction protection ordinance to ensure there are not evictions without just cause, a rent stabilization ordinance, recognizing the need to address displacement. • As new affordable and market
rate rental units are developed, ensure any displaced lower and moderate income residents receive priority for housing • Medium
priority/ within 24 months of Housing Element adoption
• Citywide with a
focus on inventory sites where development is anticipated to occur • Promote the
preservation of affordable units throughout the City
• Develop a draft
eviction protection ordinance and rent stabilization ordinance by July 2025 and consider ordinances for adoption by December 2025. • Ongoing
implementation and annual monitoring and reporting throughout the planning period Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-28
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics

21. Rental Registry Identify and track rental units to increase Section 8 participation and to assist in implementing Program 11. • Institute a rental registry
program to identify and track rental units, including units that accept Section 8 vouchers, and affordability levels and ensure all rental properties in the Housing Inventory are in the registry • Medium
priority/ within 24 months of Housing Element adoption
• Citywide • Institute registry
program in 2024 and ensure all owners of housing inventory sites have been contacted to register in 2025. • Ongoing
implementation and annual monitoring and reporting throughout the planning period

22. Displacement Risk of Lower Income Residents Due to Economic Pressures • Economic Displacement Risk Analysis • Preservation of Assisted Rental Housing • Conduct an analysis to
determine if lower income individuals and families may be displaced as a result of new residential development in the City’s mixed-use, Housing Opportunity, and high density residential areas. • Monitor at-risk units, work
with potential priority purchasers, provide tenant education • Medium
priority/ within 24 months of Housing Element adoption
• Focus analysis
where development is anticipated to occur.
• Promote the
preservation of affordable units throughout the City.
• Conduct analysis by
December 31, 2023 and establish resulting programs (if any) by December 31, 2024. Annually monitor program effectiveness. • Ongoing
implementation and annual monitoring and reporting throughout the planning period.

Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 29
PROGRAM 232: UNIVERSAL DESIGN AND ACCESSIBILITY
The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities, including developmental disabilities, by providing features in residential construction that enhance accessibility.

Examples of universal design features include:
• Entrances without steps that make it easier for persons of all ages to enter the home. • Wider doorways that enhance interior circulation and accommodate strollers and wheelchairs. • Lever door handles that are easier to use, especially by parents with an infant or a person with arthritis. • Light switches and electrical outlets that are located at a height more convenient and accessible to the elderly.

Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors. Visitability can be achieved in new construction by utilizing two simple design standards: (1) providing a 32-inch clear opening in all interior and bathroom doorways; and (2) providing at least one accessible means of ingress and egress for each unit.

Sonoma’s Building Department has prepared a series of handouts on accessibility and visitability principles.

Ensuring that developments are designed to provide an accessible circulation system further ensures that housing and development accommodate persons with disabilities.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Continue to provide information on universal design and visitability principles to residential development applicants.

By December 2024, update the Municipal Code to include visitability requirements for new residential construction (single family and multifamily) and multifamily remodels
By December 2025, update the Circulation Element of the General Plan to ensure that the City’s circulation system, including sidewalks, bicycle lanes, and transit stops, are designed to promote accessibility for all persons, including persons with a disability Timeframe: Ongoing implementation.

PROGRAM 243: REASONABLE ACCOMMODATION PROCEDURES
The City of Sonoma has developed an ordinance through which the City can grant reasonable modifications to the requirements of the Development Code to ensure persons with disabilities, including developmental disabilities, are afforded equal opportunity for the use and enjoyment of their dwelling. The ordinance establishes a ministerial process for requesting and granting reasonable modifications to zoning and development regulations, building codes, and land use. The City imposes no fees for a reasonable accommodation application.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-30
2023-2031 Objectives: Facilitate equal access to housing for persons with disabilities, including developmental disabilities, through implementation of the City’s reasonable accommodation procedures.

Timeframe: Ongoing implementation.

PROGRAM 254: HOMELESS SERVICES AND SHELTER
In cooperation with community groups, the City constructed an emergency shelter in 2008 on the Police Station property. The Haven shelter accommodates eight individual and two family beds at maximum capacity, and is managed by the nonprofit Sonoma Overnight Support.

The City participates in the County’s Continuum of Care operated by the Sonoma County Community Development Commission (SCCDC) as a means of coordinating a regional approach to issues of homelessness. The City also provides referrals, and as available, funding support to area homeless service providers. The City is in the process of creating a Homelessness Task Force comprised of City Staff, Council Members, local stakeholders, and County representatives and is working to hire a Sonoma Valley Social Safety Net specialist to oversee homeless services, facilitate coordination between agencies, non-profits and service providers, secure resources, and represent the Valley’s interests.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Continue to support operation of The Haven and Safe Ground parking in the City, ensuring that overnight sleeping areas within the City are managed in a manner that respects those experiencing homelessness, are safe, clean, and sanitary, and include positive engagement of nearby businesses and neighbors to enhance community connections and partnerships.

Continue to address homelessness at the regional level, including participation in and support of the SCCDC and area homeless service providers in addressing homelessness, through ensuring adequate shelter space is available to accommodate the unmet need in the County and to ensure services are coordinated to provide unhoused persons with social, health, financial, and other supportive services necessary for persons to become and remain house and live in a safe, dignified manner.

Continue to address homelessness at the local level through creating a Homelessness Task Force and coordinating with other agencies and organizations to hire a Sonoma Valley Social Safety Net specialist to oversee homeless services, including identification of service gaps and methods to increase access to services Timeframe: Ongoing implementation, participate in SCCDC meetings at least semi-annually (twice a year), and annual reporting throughout the planning period.

Establish the Sonoma Valley Homelessness Task Force by December 2023 and the Sonoma Valley Social Safety Net specialist position by December 2024.

Provide information on the City website and at locations in the City convenient to the unhoused population by July 2023 that identifies local and regional shelter locations Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 31
and provides contact information for supportive services and review and update information annually
PROGRAM 265: MOBILE HOME PARK SENIOR-ONLY OCCUPANCY RESTRICTIONS By way of background, each of Sonoma’s three mobile home parks were originally developed as senior-only facilities at the choice of their respective developers. More recently, the Moon Valley Mobile Home Park converted to an all-age facility, with the Pueblo Serena and Rancho de Sonoma parks remaining restricted to seniors. In some jurisdictions, restrictions have been adopted, including zoning overlays that regulate or prohibit the conversion of senior-only parks to all-age facilities as a means of preserving senior housing.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Evaluate regulatory mechanisms, such as a senior-only zoning overlay, to accommodate mobile home parks wishing to maintain senior-only occupancy restrictions. Conduct outreach to the City’s senior mobilehome parks to identify if there is interest in permanently setting the parks aside for senior housing and implement appropriate regulatory mechanisms to ensure that the senior housing will be maintained for any senior parks with resident interest and support.

Timeframe: Complete evaluation of regulatory mechanisms in 2023, conduct community and mobile home park outreach in 2024, and adopt an ordinance or other regulatory mechanism, if necessary, by 2026.

PROGRAM 276: AFFORDABLE HOUSING RESOURCES FOR RENTERS AND OWNERS Sonoma has provided comprehensive rental and ownership opportunities to serve a variety of income levels and a range of household types. During the 6th Cycle, the City anticipates continuing to increase rental and ownership opportunities for all income levels. To ensure that housing opportunities are accessible to the City’s existing residents that may be at-risk of displacement, to increase access to resources, and to affirmatively further fair housing access and opportunities, the City will develop a program that connects targeted extremely low, very low, and low income residents and employees in the City access to new housing opportunities. The program will also identify available local and regional resources for homeownership and housing rehabilitation opportunities to ensure the community is aware of these resources.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Develop an outreach program to connect lower income residents and the lower income workforce in the City with new rental and ownership opportunities, access to resources for home ownership, including counseling for new buyers and existing homeowners, and housing rehabilitation programs as those become available, and access to housing assistance providers, including Disability Services & Legal Center, Fair Housing of Northern California, F.I.S.H. Sonoma Valley, Legal Aid of Sonoma County, Napa Sonoma ADU, RISE Housing, Sonoma County Community Development Commission, Sonoma Housing Authority, Sonoma Overnight Support, Sonoma Tenants, Sonoma Valley Collaborative, promoting fair housing choice and access to safe and decent housing within the community.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-32
Timeframe: Establish outreach program by June 2024 and conduct outreach annually, or more frequently, as housing opportunities become available.

PROGRAM 287: MONITOR RESIDENTIAL CAPACITY (NO NET LOSS) Sonoma will monitor the consumption of residential acreage (i.e., land identified with residential development potential), and review proposed General Plan amendments, Zoning Ordinance amendments, and development projects to ensure an adequate inventory is available to meet the City’s 2023-2031 RHNA obligations.

To make certain sufficient residential development capacity is maintained, Sonoma will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863 and will make the findings required by that code section if a site is proposed for development with fewer units or at a different income level(s) than shown in the residential sites inventory. Should an approval of development result in a reduction of capacity below that needed to accommodate the remaining RHNA for lower income, moderate-income, or above moderate-income households, the City, and potentially the applicant (in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate sites requirements of Government Code Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing.

Responsible Agencies: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Maintain adequate capacity to accommodate the City’s RHNA obligations at all income levels throughout the planning period. Report as required through the HCD annual report process.

Timeframe: Ongoing implementation, at time of approval of a project on a site listed in the Housing Element, and annual reporting throughout the planning period.

PROGRAM 298: REPLACEMENT OF UNITS ON SITES
Government Code Section 65583.2(g)(3) requires the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site identified in the Housing Element consistent with those requirements set forth in Government Code Section 65915(c)(3). Replacement requirements shall be applied for sites identified in the residential sites inventory (Appendix A) that currently have residential uses, or within the previous five years have had residential uses that have been vacated or demolished, and:
• Were 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
• Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or • Occupied by low or very low-income households.

For the purpose of this program, “previous five years” is based on the date the application for development was submitted.

Pursuant to Government Code Section 66300(d) (Chapter 654, Statutes of 2019 (SB 330)), Sonoma shall not approve a housing development project that will require the demolition of residential dwelling units regardless of whether the parcel was listed in the Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 33
inventory unless: a) the project will create at least as many residential dwelling units as will be demolished, and b) certain affordability criteria are met.

Responsible Agencies: Planning Department
Funding Sources: General Fund; replacement costs to be borne by developer of any such site 2023-2031 Objectives: For all project applications, identify need for replacement of housing units and ensure replacement, if required, occurs.

Timeframe: Ongoing

6. ENVIRONMENTAL SUSTAINABILITY
Ensuring Sonoma grows in a responsible manner, in line with resource limitations such as water availability.

PROGRAM 3029: GREEN BUILDING PROGRAM
“Green buildings” are structures that are designed, renovated, re-used, or operated in a manner that enhances resource efficiency and sustainability. These structures reduce water consumption, improve energy efficiency, and lessen a building’s overall environmental impact. Sonoma has taken a number of significant actions towards becoming a green and sustainable city, including:
• Adoption of an Urban Growth Boundary to prevent urban sprawl; • Establishment of a Climate Action Commission;
• Adoption of a local Bicycle and Pedestrian Master Plan (2008); • Participation in the Sonoma County Energy Independent Loan Program, providing funds to property owners to install energy efficiency and water conservation improvements (2009); • Adoption of a Green Building Ordinance (2009).

Beginning January 1, 2014, the 2013 California Green Building Standards Code (CALGreen) became effective for new buildings and certain addition or alteration projects throughout California. The City of Sonoma has adopted and amended the current CALGreen to require CALGreen+Tier 1 level of compliance for all new buildings (except Tier 1 Energy Efficiency measures need not be met, as amended within SMC14.10.050). The City of Sonoma requires project applicants to hire a third-party green building special inspector to verify compliance with CALGreen requirements as amended by the City. Customized green building checklists and informational brochures are provided by the City to facilitate compliance with requirements.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Continue to provide outreach and education to developers, architects, and residents to provide information on how to incorporate sustainability in project design, as well as in existing structures.

Timeframe: Ongoing implementation.

PROGRAM 310: ENERGY CONSERVATION INITIATIVES
Information regarding the City’s energy-efficiency standards and available programs to assist homeowners and property owners with energy-efficient improvements and with reducing energy-related costs, including those identified in the Housing Element Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HP-34
Background Report, will be made available on the City’s website and at the Planning Department counter. In addition to promoting the programs citywide, the City will target special advertisements and education to the City’s lower income census tracts to explain available programs and potential long-term utility cost savings.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Continue to advertise available programs to address energy-efficient improvements to single and multi-family units and to assist households with reducing energy-related costs on the City’s website and at the Planning Counter Timeframe: Ongoing implementation.

PROGRAM 321: SONOMA WATER ACTION PLAN AND CONSERVATION INCENTIVES In response to the challenges associated with meeting projected water demand, the City has developed a broad strategy for meeting projected water needs through development of an updated Urban Water Management Plan (2020). A series of Demand Management Measures (DMMs) with timeframes for completion are set forth to move the City forward in meeting projected water demand. The City Council continues to review and update Sonoma’s water supply and conservation strategies to reflect existing conditions and best practices.

Responsible Department/Agency: Planning Department
Funding Sources: General Fund
2023-2031 Objectives: Implement the Demand Management Measures called for in the Urban Water Management Plan (2020). Conduct periodic updates of the Plan and modify as necessary to ensure adequate water supply to meet Sonoma’s regional housing needs (RHNA). Advertise available water conservation programs and incentives.

Timeframe: Ongoing implementation.

D. QUANTIFIED OBJECTIVES
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated, or conserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives.

The City’s quantified objectives are described under each program, and represent the City’s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City’s housing goals.

The new construction objectives shown in Table 2 are based on the City’s RHNA for the 2023-2031 planning period for lower income, moderate-income, and above moderate-income housing, historic trends, and expectations for new ADUs. Rehabilitation and conservation objectives are based on specific program targets, including such programs as use of the Preservation of Assisted Rental Housing Program and Housing Choice Voucher Program.

Agenda Item #2.1:

HOUSING PLAN
City of Sonoma, 2023-2031 Housing Element |HP- 35
Table 2 below summarizes the City’s quantified objectives for housing during the 2023-2031 planning period.

Table 2. 2023–2031 Quantified Objectives
Income Group New Construction
Objectives
Rehabilitation Objectives Conservation Objectives
Extremely Low: <30% AMI 41 15 15
Very Low: 30-50% AMI 42 30 64
Low: 50-80% AMI 48 30 92
Moderate: 80-120% AMI 50 - 168
Above Moderate: 120% + AMI 130 - -
Total 311
AMI – Area Median Income
New Construction Objectives: Reflects City’s 2023-2031 RHNA.

Rehabilitation Objectives: Reflects loans/grants anticipated through Sonoma County CDC CDBG-funded Housing Rehabilitation Loan Program.

Conservation Objectives: Reflects conservation of existing affordable housing, including all projects identified in Table 39 of the Background Report, all inclusionary units, and assisted ownership projects that have units committed to lower and moderate income households.

Agenda Item #2.1:

City of Sonoma
6th Cycle Public Review Draft Housing Element

HOUSING PLAN
January 2023
Agenda Item #2.1:

City of Sonoma
6th Cycle Public Review Draft Housing Element

BACKGROUND REPORT
January 2023
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-i

BACKGROUND REPORT TABLE OF CONTENTS

1. Introduction ............................................................................................................................................................... 1 A. Contents ........................................................................................................................................................ 1

2. Housing Needs Assessment ..................................................................................................................................... 3 A. Introduction ................................................................................................................................................... 3 B. Data And Methodology .................................................................................................................................. 3 C. Demographic Profile ...................................................................................................................................... 3 D. Household Profile .......................................................................................................................................... 6 E. Housing Stock Characteristics .................................................................................................................... 23 F. Housing Costs And Affordability ................................................................................................................. 27 G. Projected Housing Needs........................................................................................................................ 3837 H. Housing Resources ................................................................................................................................. 3837

3. Housing Constraints ........................................................................................................................................... 4645 A. Governmental And Environmental Constraints ....................................................................................... 4645 B. Nongovernmental Constraints ................................................................................................................. 8684 C. Public Facilities And Infrastructure ......................................................................................................... 9491 D. Environmental Issues .............................................................................................................................. 9894

4. Inventory of Residential Sites ............................................................................................................................ 10096 A. Availability Of Sites For Housing ........................................................................................................... 10096

5. Affirmatively Furthering Fair Housing Analysis ................................................................................................ 111106 A. Outreach .............................................................................................................................................. 111106 B. Assessment Of Fair Housing Issues ................................................................................................... 114109 C. Sites Inventory ..................................................................................................................................... 152144 D. Analysis Of Contributing Factors And Fair Housing Priorities And Goals .......................................... 163150

6. Evaluation of the 2015–2023 Housing Element .............................................................................................. 165152 A. Introduction ......................................................................................................................................... 165152 B. Appropriateness And Effectiveness Of The 2015 – 2023 Housing Element ....................................... 165152

7. Other Requirements ........................................................................................................................................ 178165 Energy Conservation .......................................................................................................................................... 178165 Water And Sewer Priority ................................................................................................................................... 179166

LIST OF FIGURES
FIGURE 1: MEASURE W – URBAN GROWTH BOUNDARY ............................................................................................................... 8583 FIGURE 2: INVENTORY OF RESIDENTIAL SITES - AERIAL ........................................................................................................... 108103 FIGURE 3: INVENTORY OF RESIDENTIAL SITES - ZONING ........................................................................................................... 109104 FIGURE 4: INTENTIONALLY LEFT BLANK. .................................................................................................................................. 110105 FIGURE 5: CENSUS TRACT BOUNDARIES ................................................................................................................................. 119113 FIGURE 6: HOUSING CHOICE VOUCHERS ................................................................................................................................ 120114 Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-ii
FIGURE 7: PREDOMINANT RACE/ETHNIC POPULATION BY CENSUS TRACT ................................................................................. 128121 FIGURE 8: NEIGHBORHOOD CONCENTRATION BY CENSUS TRACT .............................................................................................. 129122 FIGURE 9: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018 ................................................................................................. 130123 FIGURE 10: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010 ............................................................................................... 131124 FIGURE 11: PROPORTION OF POPULATION WITH DISABILITIES BY CENSUS TRACT ...................................................................... 132125 FIGURE 12: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE ............................................ 133126 FIGURE 13: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS ................................................................................... 134127 FIGURE 14: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT BY CENSUS TRACT .................................... 135128 FIGURE 15: PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT ........................................................................................ 136129 FIGURE16: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP.................................................................................................... 137130 FIGURE 17: TCAC ECONOMIC SCORE BY CENSUS TRACT ....................................................................................................... 146135 FIGURE 18: TCAC EDUCATIONAL SCORE BY CENSUS TRACT ................................................................................................... 147136 FIGURE 19: TCAC ENVIRONMENTAL SCORE BY CENSUS TRACT ............................................................................................... 148137 FIGURE 20: TCAC OPPORTUNITY AREAS BY CENSUS TRACT ................................................................................................... 149138 FIGURE 21: JOB PROXIMITY INDEX BY BLOCK GROUP .............................................................................................................. 150139 FIGURE 22: SENSITIVE COMMUNITIES .................................................................................................................................... 151140 FIGURE 23: COST-BURDENED RENTER HOUSEHOLDS BY CENSUS TRACT .................................................................................. 160147 FIGURE 24: COST-BURDENED OWNER HOUSEHOLDS BY CENSUS TRACT .................................................................................. 161148 FIGURE 25: OVERCROWDED HOUSEHOLDS ............................................................................................................................. 162149

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-1

BACKGROUND REPORT

1. INTRODUCTION
The City of Sonoma Housing Element consists of two documents: the 6th Cycle Housing Element Background Report and the 6th Cycle Housing Element Housing Plan (policy document). The Background Report provides information regarding the City’s population, household, and housing characteristics, quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies resources available, including land and financial resources, for the production, rehabilitation, and preservation of housing. The Housing Element Background Report provides documentation and analysis in support of the goals, polices programs, and quantified objectives in this Housing Element policy document.

The Background Report of this housing element identifies the nature and extent of Sonoma’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, impediments to fair housing, and energy conservation opportunities. By examining the City’s housings, resources, and constraints, the City can then determine a plan of action to address housing needs and constraints. This plan is presented in the 6th Cycle Housing Element Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the 6th Cycle Housing Element Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

A. CONTENTS
This 6th Cycle Housing Element Background Report is divided into the following seven chapters:

1. Introduction
The Introduction describes the components of the 6th Cycle Housing Element and the contents of the 6th Cycle Housing Element Background Report.

2. Housing Needs Assessment
This Chapter includes an analysis of population and employment trends, quantified housing needs for all income levels, including the City’s share of the Regional Housing Needs Allocation (RHNA), household characteristics, housing characteristics, housing stock condition, special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter, and the risk of assisted housing developments converting from lower income to market-rate units.

3. Constraints
This Chapter includes an analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and locally adopted ordinances that directly impact the cost and supply of residential development. This Chapter also provides an analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, proposed and approved densities versus minimum densities, and building permit timing. A discussion of resources available for housing development, including funding sources for affordable housing, rehabilitation, and refinancing is provided.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-2

4. Inventory of Residential Sites
This Chapter provides an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and city services to these sites.

5. Affirmatively Furthering Fair Housing
This Chapter includes an assessment of fair housing, including a summary of fair housing issues, an assessment of the City’s fair housing enforcement and fair housing outreach capacity, an analysis of available data and knowledge to identify integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk, an assessment of the contributing factors for identified fair housing issues, identification and analysis of the City’s fair housing priorities and goals, and identification of strategies and opportunities to implement fair housing priorities and goals.

6. Evaluation of the 2015-2023 Housing Element
This Chapter evaluates the implementation of the 2015-2023 Housing Element, including its effectiveness in achieving the community’s housing goals and objectives and its effectiveness in addressing the City’s housing needs.

7. Other Requirements
This Chapter addresses opportunities for energy conservation and the 6th Cycle Housing Element’s consistency with the Sonoma General Plan.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-3

2. HOUSING NEEDS ASSESSMENT
A. INTRODUCTION
This chapter of the Housing Element Background Report discusses the characteristics of the City’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment is comprised of the following components: A) Demographic Profile; B) Household Profile; C) Housing Stock Characteristics; and D) Regional Housing Needs.

B. DATA AND METHODOLOGY
To understand the context of local housing in the City of Sonoma, a review and analysis of the community’s population characteristics and housing stock was performed. The primary data source for the 2023-2031 Housing Element Update are the California Department of Housing and Community Development Department (HCD)-Approved Housing Element 6th Cycle Data Package prepared by Association of Bay Area Governments (ABAG) and Metropolitan Transportation Commission (MTC) staff.

The ABAG 6th Cycle Housing Element Update data package has been reviewed and approved by the State of California Department of Community Development and was developed specifically to provide data adequate for use in 6th Cycle Housing Elements to all ABAG jurisdictions. Additional data sources include the U.S. Census Bureau (2010 Census and 2015-2019 American Community Survey (ACS)), California Department of Finance (DOF), California Employment Development Department (CEDD), HCD income limits, and other sources as noted in the document. Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document.

C. DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a community. This section addresses population, age, race, and ethnicity of Sonoma residents.

1. POPULATION GROWTH AND TRENDS
Table 1 shows population growth for the City of Sonoma and Sonoma County from 2000 to 2020. According to data prepared by the California DOF, the population of Sonoma in 2020 was 11,050 persons, an increase of approximately 3.8% or 402 people since 2010. During the previous decade (2000 to 2010), Sonoma experienced significantly greater growth, increasing by 14.8% or 1,373 people resulting in an annual growth rate of 1.5%. Between 2015 and 2020, Sonoma grew approximately 1.1% from 10,929 to 11,050 people, resulting in an annual growth rate of 0.2% (see Table 1). Looking at the growth rates for Sonoma County as a whole, it appears that Sonoma’s recent growth (2010 to 2020) was double that of the growth experienced Countywide (1.9%).

Additionally, during the 2000 to 2010 period, Sonoma County experienced significantly less growth than Sonoma, increasing only

5.5% while the City increased by 14.8% (see Table 1).

Table 1. Population Statistics and Projections – City of Sonoma and Sonoma County (2000–2020) 2000 2010 2015 2020
Population, City of Sonoma 9,275 10,648 10,929 11,050
Percent Change -- 14.8% 2.6% 1.1%
Annual Percent Change -- 1.5% 0.5% 0.2%
Population, Sonoma County 458,614 483,878 500,640 492,980 Percent Change -- 5.5% 3.5% 1.5%
Annual Percent Change -- 0.6% 0.7% 0.3%
Sources: ABAG 2021 6th Cycle Housing Element Data Package - U.S. Census Bureau, 2000 Census; 2010 Census, State of California, Department of Finance, E-5 Population Estimates for Cities, Counties, and the State, 2010-2020, California, April 2021 Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-4
Table 2 compares the growth rate of Sonoma to other cities in Sonoma County from 2010 to 2020. City of Petaluma had the greatest percentage change in population (9.1%). Sonoma experienced less percentage change in population (3.8%).

Table 2. Population Trends – Sonoma County Jurisdictions (2010–2020) Jurisdiction 2010 2020 Change % Change
City of Santa Rosa 162,647 173,628 +10981 +6.8%
City of Petaluma 56,689 61,873 +5184 +9.1%
City of Cloverdale 8,618 9,213 +595 +6.9%
City of Cotati 7,265 7,533 +268 +3.7%
City of Healdsburg 11,254 12,089 +835 +7.4%
City of Sebastopol 7,379 7,745 +366 +5.0%
City of Rohnert Park 40,521 43,069 +2548 +6.3%
City of Windsor 26,801 28,248 +1447 +5.4%
Unincorporated Sonoma County 145,363 138,532 -6831 -4.7% City of Sonoma 10,648 11,050 +402 +3.8%
Sources: ABAG 2020 6th Cycle Housing Element Data Package - State of California, Department of Finance, E-5 Population Estimates for Cities, Counties, and the State, 2010-2020, California, April 2021

2. AGE CHARACTERISTICS
Table 3 compares changes in age distributions between the years 2010 and 2019 for Sonoma. The U.S. Census Bureau data shows Sonoma has a diverse population, with mostly increases in the percentage share of the total population for age categories 45 to 64 years of age, and 65 year of age or older. The data also shows a decrease for age categories under 5 years of age, 5 to 24 Years, and 25 to 44 years of age. For Sonoma, the number of persons under 5 years of age decreased by 92 or about 20.4% since 2010 and persons between 25 to 44 years of age also decreased by 351 or 9.2%. Additionally, persons 65 years or older increased by 1,159 or 52.4% since 2010. The median age of Sonoma residents increased from 48.4 in 2010 to 52.3 in 2019, which is significantly higher than the State’s median age of 36.5 and significantly higher than Sonoma County’s median age of

42.1. This trend points to projecting a larger aging population in Sonoma and the need to plan for services, such as health and medical services for this older community.

Table 3. Age Distribution – City of Sonoma (2010, 2019) 2010 2019
Age Group Number Percent Number Percent
Under 5 Years 467 4.4% 358 3.2%
5 to 24 Years 2,012 18.9% 1,997 18.0%
25 to 44 Years 2,252 21.1% 1,946 17.6%
45 to 64 Years 3,250 30.5% 3,402 30.7%
65 + Years 2,667 25.0% 3,372 30.4%
Median Age 48.4 52.3
Source: ABAG 2021 6th Cycle Housing Element Data Package - U.S. Census Bureau, 2010 Census; U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019

3. RACE AND ETHNICITY
Table 4 shows that the City’s residents are predominantly white (73.4%) or Hispanic (20.8%). Between 2010 and 2019, the population of other race or multiple races increased by about 146 people or 79.8%, and the number of Hispanic residents increased by about 673 people or 41.2%. During this time period, the City’s residents reporting two or more races increased from 1.7% to

3.0% of the City’s population, while Black or African American population declined from 0.5% to 0.1%, the American Indian or Alaskan Native population slightly declined from 0.3% to 0.1%, and the Asian and Pacific Islander population decreased from

3.0% to 2.6%. However, it is noted that the ACS data reflects an estimate based on a sample size and the small number of persons (less than 10 per category) may be too small to be accurately reflected in the 2019 ACS estimates.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-5
Table 4. Population Distribution by Race & Origin –City of Sonoma (2010, 2019) Race
2010 2019
Number % Number %
American Indian or Alaska Native, Non-Hispanic 35 0.3% 8 0.1% Asian / API, Non-Hispanic 318 3.0% 291 2.6%
Black or African American, Non-Hispanic 48 0.5% 15 0.1% White, Non-Hispanic 8,430 79.2% 8,125 73.4%
Other Race or Multiple Races, Non-Hispanic 183 1.7% 329 3.0% Hispanic or Latinx 1,634 15.3% 2,307 20.8%
Total 10,648 100.0% 11,075 100.0%
Source: ABAG 2020 6th Cycle Housing Element Data Package - U.S. Census Bureau, 2010 Census; U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019

4. EMPLOYMENT
One of the factors that can contribute to an increase in demand for housing is expansion of the employment base. According to the ACS, the estimated civilian labor force in Sonoma totaled 5,274 people in 2019, increasing by 293 workers since 2010. The civilian labor force includes those civilians 16 years or older living in Sonoma who are either working or looking for work. Table 5 summarizes the employment by industry for Sonoma residents in 2010 and 2019. The largest industry in Sonoma in 2019 was Educational, Health, and Social Services at 21.3%. This is followed by Arts, Entertainment, Recreation, Accommodation, and Food Services at 11.5% and Manufacturing at 10.6%.

Table 5. Sonoma Employment by Industry (2010, 2019)
Industry
City of Sonoma Sonoma County
2010 2019 2010 2019
Number % Number % Number % Number %
Agriculture, Forestry, Fishing and Hunting, and
Mining 55 1.1% 105 2.0% 6,511 2.8% 7,333 2.9%
Construction 390 7.8% 262 5.0% 20,348 8.7% 20,905 8.2%
Manufacturing 430 8.6% 559 10.6% 23,192 9.9% 24,321 9.5% Wholesale Trade 203 4.1% 228 4.3% 7,330 3.1% 7,257 2.8% Retail Trade 577 11.6% 488 9.3% 30,662 13.1% 29,750 11.6% Transportation and Warehousing, and Utilities 107 2.1% 145 2.7% 7,587 3.3% 9,547 3.7% Information 101 2.0% 62 1.2% 5,445 2.3% 5,118 2.0%
Finance and Insurance, and Real Estate and Rental
and Leasing 379 7.6% 501 9.5% 16,565 7.1% 14,502 5.7%
Professional, Scientific, and Management, and
Administrative and Waste Management Services 512 10.3% 497 9.4% 25,760 11.0% 30,249 11.8% Educational Services, and Health Care and Social
Assistance 1,125 22.6% 1121 21.3% 46,154 19.8% 53,713 21.0% Arts, Entertainment, and Recreation, and
Accommodation and Food Services 634 12.7% 608 11.5% 21,572 9.3% 27,791 10.9% Other Services, except Public Administration 227 4.6% 382 7.2% 12,980 5.6% 14,959 5.8% Public Administration 241 4.8% 316 6.0% 9,076 3.9% 10,629 4.2% Total Civilian Employed Population 16 Years and
Over 4,981 100.0% 5,274 100.0% 233,182 100.0% 256,074 100.0% Source: ACS 5-Year Estimates, 2006 – 2010, 2015-2019 (Table S2405) Sonoma is located within County of Sonoma. EDD projections indicate that the total employment within the County of Sonoma is expected to increase by 7.1% between 2018 and 2028. The highest forecast for job growth is in the Private Educational Services Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-6
(19.3% increase), Health Care, and Social Assistance (19.0% increase), and Professional, Scientific, and Technical Services (16.3% increase) categories. EDD also predicts that the State Government Excluding Education and Computer, State Government, and Durable Goods Manufacturing categories will decrease by 26.3%, 9.1%, and 6.7% respectively, within this time period. (State of California EDD, 2018–2028 Industry Employment Projections). Table 6 shows examples of typical jobs and associated mean hourly wages and estimated annual wages in the County of Sonoma.

Table 6. Examples of Occupations and Wages – Sonoma County (2020) Standard for 1 Adult in Sonoma County Hourly Wages Estimated Annual Wages
Living Wage $18.90 $37,800
Poverty Wage $6.13 $12,260
Minimum Wage $12.00 $24,000
Occupation Title Mean Hourly Wage
Mean Annual
Wage
Management $62.12 $129,199
Business and Financial Operations $39.19 $81,514
Computer and Mathematical $45.90 $95,489
Architecture and Engineering $49.68 $103,335
Life, Physical, and Social Science $44.45 $92,459
Community and Social Service $29.63 $61,615
Legal $60.02 $124,843
Educational Instruction and Library $35.38 $73,604
Arts, Design, Entertainment, Sports, and Media $35.84 $74,563 Healthcare Practitioners and Technical $53.85 $112,007
Healthcare Support $19.72 $41,011
Protective Service $32.95 $68,534
Food Preparation and Serving Related $17.14 $35,666
Building and Grounds Cleaning and Maintenance $19.67 $40,918 Personal Care and Service $19.32 $40,182
Sales and Related $24.95 $51,906
Office and Administrative Support $23.93 $49,787
Farming, Fishing, and Forestry $18.10 $37,637
Construction and Extraction $33.35 $69,374
Installation, Maintenance, and Repair $29.52 $61,402
Production $22.13 $46,017
Transportation and Material Moving $20.62 $42,880
Wages below the living wage for one adult supporting one child are in italics.

Annual wages assumed wages paid for 2,000 hours per year (50 weeks times 40 hours per week).

Source: MIT Living Wage Calculator for Sonoma County, California 2019; State of California EDD, Occupational Employment and Wage 2021 – 1st Quarter Data, June 2021.

D. HOUSEHOLD PROFILE
Household size and type, income levels, and the presence of special needs populations all affect the type of housing needed by residents. This section details the various household characteristics affecting housing needs in Sonoma.

1. HOUSEHOLD CHARACTERISTICS
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-7
A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live separately from any other persons in the building and have direct access from the outside of the building or through a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.

The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the City.

Table 7 below identifies households by tenure and ages of householder in Sonoma and Sonoma County in 2019 based on ACS data from 2015–2019. In Sonoma, 61% of households own their home and 39% rent. The City’s renter rate and homeowner rate are similar to Sonoma County’s. In Sonoma, homeowner households are generally headed by older residents, with 45.3% of households headed by a resident 55 years of age or older. Households who rent their homes are generally younger; only about

18.7% of renter households are headed by a person over the age of 55. Similarly, in Sonoma County, 39.6% of homeowner households are headed by a resident 55 years of age of order and only about 13.4% of renter households are headed by a person over the age of 55.

Table 7. Households by Tenure and Age (2019)
City of Sonoma Sonoma County
Number % Number %
Total: 5,125 100.0% 189,374 100.0%
Owner Occupied: 3,124 61.0% 116,393 61.5%
Householder 15 to 24 years 6 0.1% 284 0.1%
Householder 25 to 34 years 64 1.2% 6,872 3.6%
Householder 35 to 44 years 247 4.8% 13,268 7.0%
Householder 45 to 54 years 487 9.5% 21,027 11.1%
Householder 55 to 64 years 673 13.1% 29,312 15.5%
Householder 65 to 74 years 975 19.0% 27,473 14.5%
Householder 75 to 84 years 532 10.4% 13,039 6.9%
Householder 85 years and older 140 2.7% 5,118 2.7%
Renter Occupied: 2,001 39.0% 72,981 38.5%
Householder 15 to 24 years 99 1.9% 3,551 1.9%
Householder 25 to 34 years 286 5.6% 15,434 8.2%
Householder 35 to 44 years 245 4.8% 15,875 8.4%
Householder 45 to 54 years 415 8.1% 12,782 6.7%
Householder 55 to 64 years 211 4.1% 10,828 5.7%
Householder 65 to 74 years 283 5.5% 8,335 4.4%
Householder 75 to 84 years 209 4.1% 3,859 2.0%
Householder 85 years and older 253 4.9% 2,317 1.2%
Source: 2020 ABAG 6th Cycle Housing Element Data Package – U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (B25007) Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-8
Table 8 identifies the household sizes by housing tenure. In 2019, the majority of households consisted of 2 to 4 persons. Large households of 5 or more persons only made up 3.8% of the total households in Sonoma and 9.3% of total households in Sonoma County. Additionally, the average household size in City of Sonoma in 2019 for an owner-occupied unit was 2.16 persons per household and 2.05 persons per household for a renter-occupied unit. While the average household size of owner-occupied units declined from 2.24 in 2010 to 2.16 in 2019, the average household size in rental-occupied units increased from 1.86 in 2010 to

2.05 in 2019. (Source: U.S. Census Bureau, 2015-2019 and 2006-2010 American Community Survey reports).

Table 8. Household Size by Tenure (2019)
City of Sonoma Sonoma County
Number % Number %
Owner 3,124 100.0% 116,393 100.0%
Householder living alone 1,019 32.6% 27,819 23.9%
Households 2–4 persons 2,009 64.3% 79,654 68.4%
Large households 5+ persons 96 3.1% 8,920 7.7%
Average Household Size 2.16 persons 2.57 persons
Rental 2,001 100.0% 72,981 100.0%
Householder living alone 962 48.1% 24,191 33.1%
Households 2–4 persons 939 46.9% 40,156 55.0%
Large households 5+ persons 100 5.0% 8,634 11.8%
Average Household Size 2.05 persons 2.63 persons
Total: 5,125 100.0% 189,374 100.0%
Total Householder living alone 1,981 38.7% 52,010 27.5% Households 2–4 persons 2,948 57.5% 119,810 63.3%
Large households 5+ persons 196 3.8% 17,554 9.3%
Average Household Size 2.12 persons 2.59 persons
Source: 2020 ABAG 6th Cycle Housing Element Data Package – U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (B25009); U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (DP04 & S1101)

2. HOUSEHOLD INCOME
Household income is one of the most important factors affecting housing opportunity and determining a household’s ability to balance housing costs with other basic necessities of life.

INCOME CHARACTERISTICS
According to HCD, the estimated median household income (AMI) for a four-person family in the State of California in 2021 was $90,100. The estimated median household income for Sonoma County was $103,300 in 2021. In nearby counties, Lake County had a median income of $70,700. Napa County had a median income of $109,200. Mendocino County had a median income of $70,700, and Marin County had a median income of $149,600.

INCOME BY HOUSEHOLD TYPE AND TENURE
Table 9 shows the income level of Sonoma residents by household tenure. A higher percentage of renter households (46.9%) were lower income (<80% median) compared to lower-income residents who owned their homes (23.9%). The high incidence of lower income renter households is of particular significance as market rents in Sonoma exceed the level of affordability for lowerincome households. As shown in Table 10, all lower income households, including both renter and homeowner households, are more likely to pay more than 30% of their income for housing. This issue is further evaluated in the Housing Affordability section.

Table 9. Income by Owner/Renter Tenure – City of Sonoma (2017) Income Level Renters Owners Total
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-9
As indicated by Table 10, there is a significant variation in cost burden (overpaying for housing) by income level. Approximately 2,005 (40.8%) of households in Sonoma overpay for housing, which is slightly higher than percent of households (38.4%) in Sonoma County overpaying for housing. The majority of households in Sonoma overpaying for housing are in the extremely low (545 households overpaying), very low (355 households overpaying), and low (415 households overpaying) categories. In Sonoma, more renter households overpay for housing (790 owner households overpaying) than owner households (525 renter households overpaying). Similarly, in Sonoma County, more renter households overpay for housing than owner households.

Table 10. Housing Characteristics (Tenure, Overpayment) by Income Level (2017) Total Households Characteristics
City of Sonoma Sonoma County
Number % of Total Number % of Total
Total Households 4,910 100.0% 190,060 100.0%
Total Renter households 1,940 39.5% 75,450 39.7%
Total Owner households 2,970 60.5% 114,610 60.3%
Total lower income (0-80% AMI) households 1,620 33.0% 69,230 36.4% Lower income renters (0-80%) 910 18.5% 39,955 21.0%
Lower income owners (0-80%) 710 14.5% 29,275 15.4%
Extremely low income renters (0-30% AMI) 375 7.6% 13,380 7.0% Extremely low income owners (0-30% AMI) 240 4.9% 6,920 3.6% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 1,315 26.8% 48,440 25.5% Lower Income Renter Overpaying 790 16.1% 30,755 16.2%
Lower Income Owner Overpaying 525 10.7% 17,685 9.3%
Extremely Low Income (0-30%) 545 11.1% 15,885 8.4%
Very Low Income Overpaying (30-50% AMI) 355 7.2% 14,130 7.4% Low Income Overpaying (50 -80% AMI) 415 8.5% 18,425 9.7% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 900 18.3% 30,685 16.1% Lower Income Renter Severely Overpaying 530 10.8% 19,255 10.1% Lower Income Owner Severely Overpaying 370 7.5% 11,430 6.0% Extremely Low Income (0-30%) 510 10.4% 13,940 7.3%
Extremely Low Income Renter Severely Overpaying 300 6.1% 9,380 4.9% Extremely Low Income Owner Severely Overpaying 210 4.3% 4,560 2.4% Very Low Income Severely Overpaying (30-50% AMI) 230 4.7% 9,580 5.0% Low Income Severely Overpaying (50-80% AMI) 160 3.3% 7,165 3.8% Number % Number % Number %
Extremely Low Income (<30% AMI) 375 19.3% 240 8.1% 615 12.5% Very Low Income (31–50% AMI) 175 9.0% 225 7.6% 400 8.1% Low Income (51–80% AMI) 360 18.6% 245 8.2% 605 12.3%
Moderate Income & Above (>80% AMI) 1,030 53.1% 2,260 76.1% 3290 67.0% Total 1,940 100.0% 2,970 100.0% 4,910 100.0%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data 2013-2017, City of Sonoma Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-10
Table 10. Housing Characteristics (Tenure, Overpayment) by Income Level (2017) Total Households Characteristics
City of Sonoma Sonoma County
Number % of Total Number % of Total
Total Households Overpaying 2,005 40.8% 72,990 38.4%
Total Renter Households Overpaying 1,100 22.456.7% 38,360 20.250.8% Total Owner Households Overpaying 905 18.430.4% 34,630 18.230.2% Total Households Overpaying
30-50% Income for Housing 870 17.7% 38,670 20.3%
Total Households Severely Overpaying
50% of Income or More for Housing 1,135 23.1% 34,320 18.1% Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data 2013-2017, City of Sonoma and Sonoma County.

HOUSEHOLDS IN POVERTY
The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the Very Low and Low-income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $17,331, a household of two with a householder aged 65 or older and no children has a poverty threshold of $15,644, and the poverty threshold of a family of four with two children under the age of 18 would be $26,246. (Source: U.S. Census Bureau, 2020).

Poverty rates in Sonoma are shown in Chart 2-1, which compares the numbers of families living in poverty in Sonoma to those living in Sonoma County. Compared with Sonoma County, there is a higher incidence of individuals and families in Sonoma living under the poverty line. In 2010, 2.4% or 60 families in Sonoma were listed as living below the poverty level. Corresponding numbers for 2019 show that the poverty rate increased to 6.9% in 2019.

Chart 2-1. Percentage of Families & People Living in Poverty (2019) Source: ABAG 2020 6th Cycle Housing Element Data Package - U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (B17001&B17012)

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%
Sonoma County City of Sonoma
People Families
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-11
Table 11 shows the poverty rates for families in Sonoma, with a focus on female-headed households. Overall, 189 of 2,733 families were in poverty (6.9%). Although female-headed households made up only 9.3% of all families, they accounted for 17.5% of families in poverty.

Table 11. Families in Poverty in City of Sonoma (2019)
Family Type
City of Sonoma
Number Percent
Total Families 2,733 100.0%
Female Headed Households 254 9.3%
Householder 65 Years and Over 813 29.7%
Total Families Under the Poverty Level 189 6.9%
Female Headed Households Under the Poverty Level 33 17.5% Householder 65 Years and Over Under the Poverty Level 41 21.7% Source: U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (S1702)

EXTREMELY LOW-INCOME HOUSEHOLDS
Extremely low-income (ELI) households are defined as those earning up to 30% of the area median household income. For Sonoma County, the median household income in 2021 was $103,300 for a family of 4. For ELI households in Sonoma County, this results in an income of $34,900 or less for a four-person household or $24,450 for a one-person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security insurance or disability insurance are considered ELI households. Table 12 provides representative occupations with hourly wages that are within or close to the ELI income range. As shown in Table 9, ELI households make up 12.5% of all households in Sonoma. Based on Tables II-9 and II-10, approximately 88.6% of ELI households in Sonoma pay more than 30% of their incomes for housing.

Table 12. Occupations with Wages for Extremely Low Income Households in Sonoma County (2021) Occupation Title Median Hourly Wage Median Annual Wages Dining Room and Cafeteria Attendants and Bartender Helpers $12.36 $25,700 Ushers, Lobby Attendants, and Ticket Takers $12.52 $26,030 Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $12.58 $26,164 Packers and Packagers, Hand $13.05 $27,157
Amusement and Recreation Attendants $13.15 $27,369
Real Estate Sales Agents $13.33 $27,720
Waiters and Waitresses $13.49 $28,069
Hairdressers, Hairstylists, and Cosmetologists $13.77 $28,646 Food Servers, Nonrestaurant $13.84 $28,790
Bartenders $13.98 $29,079
Source: Employment Development Department, Long-Term Occupational Employment Projections 2018-2028, April 2021 Pursuant to Government Code Section 65583(a)(1), 50% of the City’s very low-income regional housing needs assigned by HCD are extremely low-income households. As a result, from the very low-income need of 83 units, the City has a projected need of 42 units for extremely low-income households. Based on current figures, extremely low-income households will most likely be facing an overpayment, overcrowding, or substandard housing conditions. Some extremely low-income households could include individuals with mental or other disabilities and special needs. To address the range of needs of ELI households, Sonoma will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-12
• Program 1: Inclusionary Housing
• Program 2: Partnerships with Affordable Housing Developers • Program 5: Accessory Dwelling Units and Junior Accessory Dwelling Units • Program 6: Affordable Housing Funding Sources
• Program 8: Housing Choice Voucher Rental Assistance
• Program 10: Mobile Home Park Rent Stabilization and Conversion Ordinances • Program 12: Preservation of Assisted Rental Housing
• Program 19: Affordable Housing Density Bonus
• Program 21: Affirmatively Further Fair Housing

3. SPECIAL NEEDS POPULATIONS
Government Code Section 65583(a)(7) requires a Housing Element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter.

The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four-bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these group is to continue to seek State technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for this group. Please refer to Section II-H of this Element which provide information related to agencies and programs that serve special needs populations in Sonoma.

SENIOR HOUSEHOLDS
Table 13 below compares senior households and populations in Sonoma between the years 2000, 2010, and 2019. In 2019, there were 2,392 households with a head of household who is 65 years of age or older representing 46.7% of all households in Sonoma.

Overall, it appears that the number of households with a head of household who is 65 years or older has been rapidly increasing over the last two decades. For example, the number of households with a head of household 65 years or older increased by approximately 12.8% (or 205 households) between 2000 to 2010 and about 32.4% (or 586 households) between 2010 to 2019.

As shown in Table 13, a large portion of the senior households owned their own homes, with 68.9% or 1,647 senior households living in owner-occupied units and 31.1% or 745 senior living in renter-occupied housing. Additional information related to senior households relative to overall households is provided in Table 14 and Table 7, which summarizes households by age and tenure.

The overall population in Sonoma increased by approximately 7.6% between 2010 and 2019 with the number of 65+ persons increasing by 27.8% or 734, resulting in a total of 3,372 residents 65 years or older. According to 2015-2019 ACS Data (Table ID S1701), it appears that 344 or 10.2% of persons 65 years or older live below the poverty level in Sonoma. Additionally, the median age in Sonoma has been steadily increasing over the past two decades, increasing by nearly 1.5 years between 2000 and 2010 and approximately 4 years between 2010 to 2019. Compared to the state, Sonoma has experienced a greater increase in median age, with that overall state increasing by about 1.8 year from 35.2 in 2010 to 37.0 in 2019. The rapid increase in median age in Sonoma, represents a significantly growing population of persons 65 years or older. As such, this indicates a need to provide more services for this segment of the community.

Table 13. Senior Household Trends and Population – City of Sonoma Household by Age and Tenure
City of Sonoma
2000 2010 2019
Total Owner Occupied: 2,706 2,915 3,124
Owner Householders 65 years and over 1,097 1,083 1,647
Total Renter Occupied: 1,667 1,898 2,001
Renter Householders 65 years and over 504 723 745
Total Occupied Households 4,373 4,813 5,125
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-13
Total Householder 65 years and over 1,601 1,806 2,392
Total Population 8,878 10,292 11,075
Total Population 65 years and over 2,244 2,638 3,372
Source:

ABAG 2020 6th Cycle Housing Element Data Package - U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (B25007) ABAG 2020 6th Cycle Housing Element Data Package - Census Bureau, 2010 Census; U.S. Census Bureau, 2000 Census (H016) Because seniors tend to live on fixed incomes dictated by Social Security and other retirement benefits, those who do not own their homes are significantly affected by rising housing costs. Also, while some seniors may prefer to live in single-family detached homes, others may desire smaller, more affordable homes with less upkeep, such as condominiums, townhouses, apartments, or mobile homes. According to the DOF E-5 Report, in 2021 about 55.7% of Sonoma’ housing stock was made up of single-family detached homes, leaving 44.3% of the housing stock for those who choose to or must live in other forms of housing (see Table 25). As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the senior population, including single-family housing, multi-family housing, mobile homes, senior housing, and care facilities.

There are several programs and services for the City’s senior citizens; many of which serve the disabled or otherwise underprivileged groups. Programs and services for seniors and their families and caregivers are summarized in Section H of this chapter.

PERSONS WITH DISABILITIES
A “disability” includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A “mental disability” involves having any mental or psychological disorder or condition, such as mental retardation, organic brain syndrome, emotional or mental illness, or specific learning disabilities that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems including neurological, immunological, musculoskeletal, special sense organs, respiratory, speech organs, cardiovascular, reproductive, digestive, genitourinary, hemic and lymphatic, skin and endocrine. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a persons’ mobility or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e., group care homes). Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation. • Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (i.e., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.
• Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services. • Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments. • Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-14
Table 14 compares the employment status of persons with and without a disability in 2015 and 2019. Between 2015 and 2019 there was 41.0% increase in the number of persons with a disability in Sonoma.

The number of persons employed with a disability increased by 76.4% from 301 persons in 2015 to 531 persons in 2019.

Additionally, the number of persons unemployed with a disability decreased by 38.9% from 54 persons in 2015 to 33 in 2019.

Conversely, the number of persons with a disability not in the labor force increased by about 9.8% from 204 persons in 2015 to 224 persons in 2019.

Table 14. Persons with Disability by Employment Status – City of Sonoma (2015, 2019) 2015 2019
Number Percent Number Percent
In the Labor Force: 4,876 82.5% 4,807 82.6%
Employed: 4,396 74.4% 4,491 77.1%
With a Disability 301 5.1% 531 9.1%
No Disability 4,095 69.3% 3,960 68.0%
Unemployed: 480 8.1% 316 5.4%
With a Disability 54 0.9% 33 0.6%
No Disability 426 7.2% 283 4.9%
Not in the Labor Force: 1,033 17.5% 1,015 17.4%
With a Disability 204 3.5% 224 3.8%
No Disability 829 14.0% 791 13.6%
Total: 5,909 100.0% 5,822 100.0%
With a Disability 559 9.5% 788 13.5%
No Disability 5,350 90.5% 5,034 86.5%
Source: ABAG 2020 6th Cycle Housing Element Data Package - U.S. Census Bureau, ACS 5-Year Estimates, 2011-2015, 2015-2019(C18120) Table 15 presents data on the types of disabilities for Sonoma and Sonoma County residents based on the ACS 2019 Data.

According to ACS 2019 Data, 1,821 residents in Sonoma and 58,940 residents in Sonoma County have a disability. It is noted that persons may have more than one disability resulting in the total number of disabilities tallied in Table 15 exceeding the total number of disabled persons identified above. For persons ages 0 to 64, the most common disabilities are Cognitive Difficulty (37.1%), Vision Difficulty (18.9%), and Hearing Difficulty (18.5%). For the population of ages 65 and over, the most common disabilities are Hearing Difficulty (25.2%), Ambulatory Difficulty (24.9%), and Independent Living Difficulty (24.1%).

Table 15. Persons with Disabilities by Disability Type and Age (2019) City of Sonoma Sonoma County
Number Percent Number Percent
Total Disabilities Tallied 3,363 100.0% 110,465 100.0%
Total Disabilities for Ages 0–64 1,242 36.9% 55,419 50.2% Hearing Difficulty 230 18.5% 6,511 11.7%
Vision Difficulty 235 18.9% 5,716 10.3%
Cognitive Difficulty 461 37.1% 15,481 27.9%
Ambulatory Difficulty 153 12.3% 12,149 21.9%
Self-Care Difficulty 48 3.9% 5,767 10.4%
Independent Living Difficulty (Ages 18-64) 115 9.3% 9,795 17.7% Total Disabilities for Ages 65 and over 2,121 63.1% 55,046 49.8% Hearing Difficulty 534 25.2% 11,766 21.4%
Vision Difficulty 129 6.1% 3,552 6.5%
Cognitive Difficulty 140 6.6% 6,244 11.3%
Ambulatory Difficulty 529 24.9% 16,107 29.3%
Self-Care Difficulty 278 13.1% 6,154 11.2%
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-15
Independent Living Difficulty 511 24.1% 11,223 20.4%
Source: ABAG 2020 6th Cycle Housing Element Data Package - U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019, S1810) As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the disabled population, including residential care facilities for six or fewer persons which are treated as a single-family home, care facilities, and various housing types including multi-family housing and mobile homes. To address the range of needs of households with disabilities, Sonoma will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):
• Program 2: Partnerships with Affordable Housing Developers • Program 6: Affordable Housing Funding Sources
• Program 8: Housing Choice Voucher Rental Assistance
• Program 20: Fair Housing Services
• Program 21: Affirmatively Further Fair Housing
• Program 22: Universal Design
• Program 23: Reasonable Accommodation Procedures

PERSONS WITH DEVELOPMENTAL DISABILITIES
A developmental disability is a disability which originates before an individual attains age 18, continues or can be expected to continue indefinitely, and constitutes a substantial disability for the individual. This term includes intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability, but shall not include other handicapping conditions that are solely physical in nature. (Lanterman Act, Welfare and Institutions Code, Section 4512.) North Bay Regional Center (NBRC) is one of 21 Regional Centers for persons with developmental disabilities in California, and serves developmentally disabled residents living within the geographic boundaries of Napa, Sonoma, and Solano counties. In fiscal year 2019-2020, the average per capita expenditure in NBRC is $26,331. While the US Census reports on a broad range of disabilities, the Census does not identify the subpopulation that has a developmental disability. The NBRC maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments, and reports that about 9,058 developmentally disabled persons in Sonoma County were served (Source:

Performance Report for North Bay Regional Center 2021).

The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code, so the data reflects a larger area than the City of Sonoma, however, approximately 31.3% of the population within the zip code resides in the City of Sonoma based on 2015-2019 ACS population data. As shown in Table 16, the DDS data indicates that a total of 102 developmentally persons reside in zip code 95476; applying Sonoma’s share of the population in the zip code results in an estimate of 32 living in the City.

Table 16. Developmental Disabilities by Age (2020)
0 to 17 Years 18+ Years Total
95476/Sonoma 102 132 234
City of Sonoma 32 41 73
Source: ABAG 2020 6th Cycle Housing Element Data Package - DDS, 2020 Developmental Disabilities by Zip Code; De Novo Planning Group, 2021
Table 17 breaks down the developmentally disabled population by residence type for the 95476 zip code as well as an estimate for the City based on the City’s share of the total population in zip code 95476. Of these persons living in Sonoma, the majority (83.3%) live at home with a parent or guardian, while 16.7% live independently or with support, 4.5% live in a community care Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-16
environment, 4.5% live in an intermediate care facility, 4.5 % live in foster/family home, and 4.5% live in another residence type.

These distributions are fairly consistent with the client statistics for the NBRC service area, which notes 72.0% of developmentally disabled persons reside in homes of their families or private guardians and 14.0% of developmentally disabled persons reside in independent living or supported living situations.

Table 17 Developmental Disabilities by Residence Type (2021) Zip Code
Home of
Parent,
Family, or
Guardian
Independent
/ Supported
Living
Community
Care
Facility
Intermediate
Care Facility
Foster /
Family
Home
Other Total
95476/Sonoma 176 36 <11 <11 <11 <11 >212
City of Sonoma >55 >11 <3 <3 <3 <3 >66
Source: ABAG 2020 6th Cycle Housing Element Data Package - DDS, 2021 Developmental Disabilities by Zip Code; De Novo Planning Group, 2021
While the majority of developmentally disabled persons in Sonoma and the County live with their parents, many need a supportive living environment, such as in-home care, a residential care home, or a community living facility. While many persons with developmental disabilities are eligible for various subsidy and assistance programs, many are unable to secure needed subsidized housing. Many of the individuals living with their parents will need alternative housing options as their parents age. This cycle triggers a need to explore other feasible housing alternatives, including in-home supportive care and adult residential care homes and facilities. Resources for persons with developmental disabilities are described in Section H of this chapter.

As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the developmentally disabled population, including single-family housing, multi-family housing, and mobile homes for persons living with their family or guardian. To address the range of needs of households with developmental disabilities, Sonoma will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):
• Program 2: Partnerships with Affordable Housing Developers • Program 6: Affordable Housing Funding Sources
• Program 8: Housing Choice Voucher Rental Assistance
• Program 20: Fair Housing Services
• Program 21: Affirmatively Further Fair Housing
• Program 22: Universal Design
• Program 23: Reasonable Accommodation Procedures

LARGE HOUSEHOLDS
Government Code Section 65583(a)(C) requires an analysis of housing needs for large families, those with five or more members.

Large family households comprised 3.8%, or 196, of the total households in Sonoma according to the 2015–2019 ACS (see Table 18 below). As shown in Table 18, approximately 49% of large households in Sonoma owned their own homes. Additionally, 5- person households make up nearly 82.7% of the large family households in Sonoma with households with 6 or more persons accounting for the remaining 17.3% of large households.

Table 18. Large Households in Sonoma (2019)
Householder Type
City of Sonoma
Number Percent
Owner Households 3,124 60.96%
5-Person Household 62 1.21%
6-Person Household 19 0.37%
7-or-more Person Household 15 0.29%
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-17
Table 18. Large Households in Sonoma (2019)
Householder Type
City of Sonoma
Number Percent
Renter Households 2,001 39.04%
5-Person Household 100 1.95%
6-Person Household 0 0.00%
7-or-more Person Household 0 0%
Combined Total 5,125 100.00%
5-Person Household 162 3.16%
6-Person Household 19 0.37%
7-or-more Person Household 15 0.29%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (B25009) The needs of large families are unique in that they require more space to satisfy minimum household needs. The increase in average household size Statewide is, to some extent, linked to the subject of overcrowding. Overcrowding is defined as more than one person per room; as shown in Table 29, 1.5% of households in Sonoma live in overcrowded conditions. While it appears that overcrowding is not a significant issue in Sonoma, according to ABAG/MTC’s Sonoma Housing Needs Data Report, communities of color are more likely to experience overcrowding similar to how they are more likely to experience poverty, financial instability, and housing insecurity. People of color tend to experience overcrowding at higher rates than White residents. In Sonoma, the racial group with the largest overcrowding rate is Hispanic/Latinx residents, which may be linked to the increase in permanent farmworkers living in Sonoma County. To ameliorate this impact in Sonoma, an increase in the number of affordable housing units with four bedrooms or more is needed. In many cases, housing units of this size constitute a small portion of the total housing supply, forcing families to continue to live in what may be considered as overcrowded units. To address this large household need, Program 6: Affordable Housing Funding Sources in the Housing Plan, ensures the City will continue to pursue available and appropriate State and Federal funding sources to support efforts to meet new construction needs of extremely lowvery low-, low-, and moderate-income households, as well as households with special needs, including large families. Additionally, Program 25 provides for fee reduction or deferral opportunities for affordable and special housing projects that address the needs of large families.

FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening.

Estimating the size of the agricultural labor force can be problematic as farmworkers are historically undercounted by the census and other data sources. For instance, the U.S. Census Bureau does not track farm labor separate from mining, fishing and hunting, and forestry, nor does the U.S. Census Bureau provide definitions that address the specific nuances of farm labor (e.g., field laborers versus workers in processing plants), length of employment (e.g., permanent or seasonal), or place of work (e.g., the location of the business versus agricultural field). Data supplied by the United States Department of Agriculture, National Agriculture Statistics Service (USDA) reveals the breakdown of farm labor employment and the labor expense for Sonoma County as shown in Table 19. The 2017 USDA data is the most recent available data that provides a focused analysis of farming activities and employment in the County. Table 20 provides a breakdown of farm labor employment by days worked. The data from this table indicates that Countywide, there were 14,379 farmworkers in 2017. Of these farmworkers, 6,715 worked more than 150 days a year and 7,664 worked less than 150 days per year and are likely seasonal workers.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-18
Table 19. Sonoma County Farmworkers – Countywide (2017) Hired Farm Labor Farm Operations Workers Total Payroll
Sonoma County 1,713 14,379 $230,410,000
Source: 2017 USDA Agricultural Census Data, Table 7
Table 20. Sonoma County Farm Labor Employment (2017)
Hired Farm Labor Farm Operations Workers
150 Days or More 965 6,715
Less Than 150 Days 1,228 7,664
Source: 2017 USDA Agricultural Census Data, Table 7
Agricultural workers are a significant special needs population in the greater Sonoma County area, playing an important role in the region’s wine industry. Although agriculture is an important part of the Sonoma County economy, with over 7,000 farm-related jobs in Sonoma County, as shown in Table 5, only 105 persons (2.0 % of Sonoma residents in the labor force) were estimated to be employed in the agriculture, forestry, fishing, hunting, and mining industry based on 2015-2019 ACS data.

The City acknowledges the important role farmworkers play in the regional economy, and is committed to assisting in the provision of housing for this special needs group. Farmworkers and day laborers are an essential component of the region’s agriculture industry. Farmers and farmworkers are the keystone of the larger food sector, which includes industries that provide farmers with supplies and equipment and industries that process, transport, and distribute products to consumers. Sonoma is located in the heart of the world’s premier wine producing region. Grapes are the primary cash crop in the county. Grapevines account for a significant portion of the regional agricultural economy and the region’s overall financial stability. According to the most recent Sonoma County Agricultural Crop Report, the gross value of agricultural production in the County reached $958,546,600 in 2019, with the top three crops for the region consisting of wine grapes, milk, and miscellaneous livestock and poultry, respectively.1 With only six parcels zoned Agriculture within the city (including the sphere of influence) and no farms of significant size, the city’s farmworker population is predominately non-migratory, and as such, their housing needs are best addressed through yearround affordable rental and ownership housing. On a regional scale, there is a larger demand for seasonal housing and a clear mismatch between housing costs and low farm worker wages, contributing to overcrowding and homelessness. Farmworker households are often comprised of extended family members or single male workers and as a result many farmworker households tend to have difficulties securing safe, decent and affordable housing. Far too often farmworkers are forced to occupy substandard homes or live in overcrowded situations. Additionally, farmworker households tend to have high rates of poverty, disproportionately live in housing that is in the poorest conditions, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups.

La Luz Center is a non-profit organization that provides a variety of community service, education and counseling programs to Sonoma residents. In addition to community service, education, and advocacy programs, the La Luz Center manages a Vineyard Worker Services program to provide seasonal housing for vineyard workers in the Sonoma Valley. Burbank Housing is a local nonprofit dedicated to building quality affordable housing in the North Bay. Burbank Housing has worked to increase affordable home ownership for farmworkers, among other special needs groups, and have partnered with the Vineyard Worker Services program in the past on a permanent farmworker housing project.

Table 21 summarizes the farmworker/employee housing units in the region; there are no employee housing facilities in the City.

HCD’s Employee Housing database identifies a permanent employee housing facility, Sangiacomo Family Vineyards located at 1 Sonoma County. Sonoma County Agricultural Crop Report 2019. Access: https://sonomacounty.ca.gov/Agriculture-Weights-and-Measures/Reports/CropReports/PDFs/2019-Sonoma-County-Crop-Report/ Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-19
21543 Broadway, and a seasonal employee housing facility, Shop House located at 21995 Bonness Road. Resources available for farmworkers are described in Section II-H.

Table 21. Regional Farmworker/Employee Housing Units
Facility Name/Address Facility Type Employee Count
Sangiacomo Family Vineyards
21543 Broadway
Sonoma, CA 95476
Permanent Employee Housing 20
Shop House
21995 Bonness Road
Sonoma, CA 95476
H-2A Seasonal Employee Housing 13
Source: HCD Employee Housing Facility Portal. Access: https://casas.hcd.ca.gov/casas/ehFacilityQuery/onlineQuery Agricultural Employee Housing is defined in the Sonoma Municipal Code Section 19.92.020 as “housing as described in California Health and Safety Code Sections 17021.5 and 17021.6, and employee housing as defined in California Health and Safety Code Section 17008.” However, it is noted that the Sonoma Municipal Code Section 19.10.050 does not identify Agricultural Employee Housing as potential use in the allowed land uses and permit requirement tables. Chapter 3, Constraints, provides additional discussion of current requirements of State law related to employee housing, including housing for agricultural employees, and addresses potential constraints to the development of farmworker/employee housing.

FEMALE HEADS OF HOUSEHOLDS
Households with female heads make up approximately 9.3% of households in the Sonoma (See Table 11, Families in Poverty).

In 2019, about 13.0% of female-headed households in Sonoma had incomes below the poverty line, and female-headed households make up 17.5% of all households in poverty in Sonoma. Single female-headed households with children present would benefit from affordable housing types, particularly housing targeted at the ELI group, as well as housing located in the vicinity of daycare, schools, and other services. Battered women with children comprise a sub-group of female-headed households that are especially in need.

In Sonoma, there are a number of social service providers and emergency housing facilities serving women in need. For example, The Living Room in Sonoma County is committed to ease adversity, promote stability, and support self-reliance for women and children who are homeless, or at-risk of homelessness. The Living Room works within three primary areas, housing, food, and outreach to women and their children. As described in Section H of this chapter, there are also a number of health service providers, such as CommuniCare, as well as supportive, transitional, and emergency housing providers in the region to assist low-income women and women with children.

HOMELESS AND OTHER GROUPS IN NEED OF TEMPORARY AND TRANSITIONAL AFFORDABLE HOUSING Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. The analysis must include: (1) estimates of the number of persons lacking shelter; (2) where feasible, a description of the characteristics of the homeless (i.e., those who are mentally ill, developmentally disabled, substance abusers, runaway youth); (3) an inventory of resources available in the community to assist the homeless; and (4) an assessment of unmet homeless needs, including the extent of the need for homeless shelters.

The law also requires that each jurisdiction address community needs and available resources for special-housing opportunities, known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

The following discussion addresses the requirements of Government Code Section 65583(a)(7). It should be noted that data on homeless families and individuals is not developed based on jurisdictional boundaries. The Sonoma County Community Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-20
Development Commission (SCCDC) is the Countywide collaborative effort representing the homeless services system of care; the City participates as a member jurisdiction. The mission of SCCDC is to provide leadership on homelessness and poverty in Sonoma County with a vision to create and sustain a comprehensive, coordinated, and balanced array of human services for homeless and low-income individuals and families within Sonoma County. The SCCDC serves as a convening entity who hopes to achieve a synergistic relationship with the Strategic Plan to End Homelessness Executive Commission to achieve all of the goals in the Sonoma County General and Strategic Plan to End Homelessness and to address issues of homelessness and poverty countywide.

As the primary coordinating body for homeless issues and assistance for a geographic area encompassing the entire county, the SCCDC accomplishes a host of activities and programs vital to the community, including an annual point-in-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless, tracking homeless demographics using local service providers throughout the calendar year, and an annual action plan that helps direct community resources and actions in the form of comprehensive programs and activities.

HOMELESS ESTIMATES
According to the SCCDC, an estimate of the County’s homeless population was undertaken in concert with the requirements of the U.S. Department of Housing and Urban Development (HUD) for participating Continuums of Care nationwide. Those mandates require that a point-in-time study be taken. This study allows service agencies and local governments to spot trends in homelessness and to evaluate the success of existing programs. It is also a tool for agencies and their partners to plan for programs and services to meet the needs of homeless individuals and families in the community and to use in applying for grant and other funding.

The SCCDC conducted its 2020 Homeless Count in February 2020. The Homeless Count, also known as the Point-in-Time (PIT) Count, is a survey of individuals and families identified as experiencing sheltered or unsheltered homelessness within the boundaries of Sonoma County on a single night. While SCCDC conducted the majority of count activities on the morning of February 28, 2020, additional count activities occurred over the course of the seven days following the night February 28, 2020.

This approach, known as a post-night count, allows enumerators several days to ensure a complete canvassing of the community.

The majority of individuals counted in this way were those who had been sheltered in Emergency Shelter or Transitional Housing on the night of February 28, 2020. The one potential drawback to the “post-night count” approach is that it increases the chances of double counting. In an effort to avoid double counting, enumerators collected the initials as well as birth month and year of each participant.

The 2020 PIT Count identified 2,745 total homeless persons Countywide, consisting of 1,043 sheltered and 1,702 unsheltered homeless. Of the 2,745 total homeless persons, 61 (or 2.2%) were located in Sonoma, including 15 sheltered and 46 unsheltered homeless persons. The number of homeless persons in the City increased by 103% or 31 persons between the 2018 PIT Count and the 2020 PIT Count, as shown in Table 22. Conversely, the total number of homeless persons Countywide decreased by 8% or 251 homeless persons between the 2018 PIT and 2020 PIT Counts.

Additional demographics for the 2,745 homeless individuals Countywide are shown below in Table 23. Of the 2,745 individuals experiencing homelessness Countywide, 139 were veterans, 648 were over 55 years old, 235 had families with children, and 304 Table 22. Homelessness in Sonoma County (2020, 2019, 2018) SCCDC PIT Count
City of Sonoma Countywide
Sheltered Unsheltered Total Sheltered Unsheltered Total Homelessness PIT Count 2020 15 46 61 1,043 1,702 2,745
Homelessness PIT Count 2019 18 32 50 994 1,957 2,951
Homelessness PIT Count 2018 15 15 30 1,067 1,929 2,996
Source: 2020 Sonoma County Homeless Census Comprehensive Report Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-21
were unaccompanied children and transition-age youth; it is noted that these characteristics are not discrete and there is overlap between these groups. Additionally, approximately 508 of the 2,745 individuals experiencing homelessness met the definition of being chronically homeless. HUD defines a chronically homeless individual as someone who has experienced homeless for a year or longer, or has experienced at least four episodes of homelessness in the last three years and also has a diagnosed disability that prevents them from maintaining work or housing. The 2020 Sonoma County Homeless Census Comprehensive Report also included a survey of 444 individuals experiencing homelessness. Of the 444 survey respondents, 34% had alcohol and drug abuse issue, 40% had psychiatric/emotional conditions, 23% had physical disability, and 29% had post-traumatic stress disorder.

Additionally, 77% were reported receiving government benefits.

EMERGENCY SHELTERS, TRANSITIONAL, AND SUPPORTIVE HOUSING Resource Inventory
Homeless programs are primarily administered at the County-level through SCCDC. SCCDC maintains a list of services for homeless and low-income families. The most recent inventory of resources available within Sonoma County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2020 Housing Inventory reported to the U.S. Department of Housing and Urban Development by the SCCDC, also known as: Santa Rosa, Petaluma/Sonoma County CoC.

Table 24 below shows the total beds offered by homeless facilities in Sonoma County and 2,710 total beds available Countywide, which are described in greater detail in the following paragraphs.

Table 24. Homeless Facilities (2020)
Santa Rosa, Petaluma/Sonoma County CoC
Facility Type Family
Units
Family
Beds
Adult-Only
Beds
Total YearRound Beds Seasonal Overflow
Emergency Shelter 36 194 537 737 119 90
Transitional Housing 18 74 301 375 n/a n/a
Permanent Supportive Housing 36 79 744 823 n/a n/a
Rapid Rehousing 136 285 345 630 n/a n/a
Other Permanent Housing 14 36 109 145 n/a n/a
Total Beds 240 668 2,036 2,710 119 90
Source: HUD 2020 Continuum of Care Homeless Assistance Programs - Housing Inventory Count Report Table 23. Sonoma County Homeless Characteristics
Homeless Profile
Sheltered Unsheltered Combined
Number % Number % Number %
Total Homeless Population 1,043 1,702 2,745 100.0%
Male n/a n/a n/a n/a 1729 63.0%
Female n/a n/a n/a n/a 906 33.0%
Gender Non-Conforming/Unknown n/a n/a n/a n/a 110 4.0%
Additional Demographics
Chronically Homeless 174 16.7% 334 19.6% 508 18.5%
Veteran 47 4.5% 92 5.4% 139 5.1%
Older Adults over Age 55 383 36.7% 265 15.6% 648 23.6%
Families with Children 227 21.8% 8 0.5% 235 8.6%
Unaccompanied Homeless Children and
Transition-age Youth
59 5.7% 245 14.4% 304 11.1%
Note: Respondents may be included in more than one subset. For example: a respondent may be a Veteran and also Chronically Homeless.

Source: 2020 Sonoma County Homeless Census Comprehensive Report Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-22
Emergency Shelters
28 emergency shelters are available to provide services in the SCCDC region. According to the HUD 2020 Continuum of Care Housing Inventory County Report for the Santa Rosa, Petaluma/Sonoma County CoC, a total of 737 year-round beds are available; thus, emergency shelters comprise 27.2% of the total year-round beds in the County. Of the 737 year-round beds available in Sonoma County, 10 shelter beds offered by Sonoma Overnight Support are located in Sonoma at The Haven. The City provides funding for shelter operations under a contractual agreement that was put in place by the Sonoma Community Development Agency prior to its elimination under State law and further the shelter by paying for utilities and maintenance of the City-owned facility in the amount of $30,000 a year through 2030. The Haven provides 10 beds, including 2 family beds and 8 adult-only beds. The City also funds SOS operation of a Safe Parking Program serving 10 vehicles a night is operated at the City of Sonoma’s Police Department parking lot next to The Haven. The City is working to identify a new location for the Safe Parking Program where the services SOS provides (safe parking, food, day services including showers, washing machines and case-management) can be co-located.

Transitional Housing
11 transitional-housing providers were available to provide services in the SCCDC area, providing a total of 375 beds. No beds are located in the City.

Permanent Supportive Housing
In 2019, the SCCDC area had 13 permanent supportive housing providers that offered the following 833 beds at 30 different facilities. While no facilities are located in the City, 9 of the beds are tenant based and can be located anywhere in the County.

Rapid Re-Housing
In 2019, the SCCDC area had 9 Rapid Re-Housing providers that offered the 638 beds counts through 23 different programs.

Several of the programs are Countywide and 26 beds are dedicated to the Sonoma Valley.

Other Permanent Housing
In 2020, the SCCDC area had 5 other permanent housing facilities that offered 148 beds; none of these other permanent housing facilities are located within Sonoma.

Assessment of Need
Based on the available information, there is a Countywide homeless population of 2,745 persons and 2,710 beds, indicating an unmet demand for 35 homeless persons Countywide. It is noted that the 2020 PIT Report identified only 1,043 sheltered homeless persons and 1,702 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the County’s total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the Countywide shelter and housing resources. Although there are seasonal fluctuations in bed counts, these figures demonstrate a demand for supportive housing. Reviewing the eligible populations for the County’s various shelter opportunities indicates 668 beds are limited to occupancy by single adults with children or families with children. However, only 235 or 8.6% of the identified homeless persons during the 2020 PIT Survey were part of a family with children.

On a local-level, the 2020 PIT Report identified 46 unsheltered homeless persons in Sonoma compared to 32 unsheltered homeless persons in 2019, representing a 43.8% increase in unsheltered homeless individuals in Sonoma. Based on a review of the 2020 Housing Inventory reported to the U.S. Department of Housing and Urban Development by the SCCDC, it appears that there are only 25 beds of emergency shelters and no transitional housing or permanent supportive housing units located in or provided by Sonoma, indicating a demand and need for housing to assist the rising unsheltered homeless population in the City.

To address this, Program 24 (Homeless Support Program) of the Housing Plan ensures the City will continue its agreement with Sonoma County SCCDC to provide ongoing homeless services and will continue to participate in the Sonoma County Homeless Plan Executive Commission, working cooperatively with other County jurisdictions to identify and address the needs of the homeless and at-risk population.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-23
Spurred by national models and the drive to remain competitive for CoC funds, the Sonoma County CoC adopted its first 10-Year Homeless Action Plan in early 2007. Three key strategies were established in the updated 10-Year Plan in 2014: Increasing permanent affordable housing to meet the need, ensuring access to integrated health care, and increasing incomes. The 10-Year Plan also provides policies to support the creation of needed housing, strategies of homeless prevention and diversion, and a performance measurement plan.

The City is in the process of creating a Homelessness Task Force comprised of City Staff, Council Members, local stakeholders, and County representatives. The City is evaluating the availability of combined resources from local fundraisers, healthcare providers, the City, and the County to hire a Sonoma Valley Social Safety Net "Czar". The Safety Net “Czar” will then convene local partners (including the Task Force), facilitate collaboration, and represent the Valley's interests to the rest of the County and begin creating a workplan so that County, City, and Sonoma Valley service providers can align resources and services. In addition, the work plan will need to include steps to establish a shared database of users to ensure adequate services and progress towards coordinated entry, case management, and housing needs are being met.

Zoning for Emergency Shelters, Transitional and Supportive Housing Chapter 3, Constraints, addresses zoning to accommodate emergency shelters, transitional housing, and supportive housing. As discussed in Chapter 3, Program 15: Development Code Amendments – Housing Constraints, in the Housing Plan requires the Development Code to be updated to accommodate supportive housing as required by AB 101, which includes allowing supportive housing by right in nonresidential zones that allow multi-family residential uses and in mixed use zones.

E. HOUSING STOCK CHARACTERISTICS
This section identifies the characteristics of Sonoma’ physical housing stock. This includes an analysis of housing types, housing tenure, vacancy rates, housing conditions, and overcrowding.

1. HOUSING TYPE
As shown by Table 25, in 2000 there were 4,332 housing units in Sonoma. By 2010, the number increased to 5,544 units, most of which was due to single-family construction. During this time period, the number of 5+ unit buildings also increased significantly by 345 units resulting in an increase rate of 66%. Additionally, 2 to 4-unit buildings saw a slight increase (6%) between 2010 and 2021 resulting in 50 new units for a total of 558 units in 2021. During this same period, single-family detached units saw a slight increase of 98 units or 3%. The number of mobile homes increased from 388 in 2000 to 484 in 2021. The DOF E-5 Report indicates that the number of total housing units in Sonoma increased from 5,544 in 2010 to 5,725 in 2021, most of which was due to an increase in single-family detached buildings and 5+ unit buildings.

Table 25. Housing Units by Type within Sonoma
2000 2010 2021
Change
2010-2021
Single-Family Detached 2,435 3,088 3,186 +98 / 3.2%
Single-Family Attached 598 566 583 +17 / 3.0%
2 to 4 Units 392 538 558 +20 / 3.7%
5+ Units 519 864 914 +50 / 5.6%
Mobile Homes 388 488 484 -4 / -0.8%
Total: 4,332 5,544 5,725 +181 / 3.3%
Source: ABAG 2020 6th Cycle Housing Element Data Package - U.S. Census Bureau, 2000 Census; Department of Finance, E-5 Population Estimates for Cities, Counties, and the State, 2010&2021

2. HOUSING TENURE
Housing tenure refers to the status of occupancy of a housing unit and whether it is an owner-occupied or a rental unit. Chart 2- 2 below compares the distribution of housing tenure in Sonoma between 2010 and 2019. Of the total occupied housing units in Sonoma in 2010, 60.6% (2915 units) were owner-occupied and 39.4% (1898 units) were renter households. In 2019, the Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-24
distribution of occupied housing units in Sonoma generally stayed the same with 61.0% (3124 units) of the occupied housing units as owner-occupied and 39.0% (2001 units) as rental units. This is noteworthy when addressing viable strategies to expand the range of affordable housing in the rural areas.

Chart 2-2. Distribution of Housing Tenure – City of Sonoma (2010, 2019) Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates (B25003)

3. VACANCY RATES
The vacancy rate in a community indicates the percentage of units that are vacant and for rent/sale at any one time. It is desirable to have a vacancy rate that offers a balance between a buyer and a seller. Vacancy rates often are a key indicator of the supply of affordable housing options, both for ownership and rental purposes. Housing literature suggests that a vacancy rate in the range of 2–3% for owner-occupied housing is considered desirable while for rental housing the desirable range is 5–6%. Table 26 indicates the vacant housing stock by type in Sonoma as listed in the ACS 2015-2019 5-Year Community Survey. The 2019 ACS data indicates that there were 653 vacant units (11.3%) in Sonoma. Of the total vacant units, 452 units were classified as for seasonal, recreational, or occasional use, 84 were classified as for rent, and 46 were classified as for sale (not occupied), and 35 were classified as other vacant.

Table 26. Vacancy by Type in Sonoma (2019)
Housing Type City of Sonoma
Number Percent
Total Vacant Units 653 100.0%
For Rent 84 12.9%
Rented, Not Occupied 0 0.0%
For Sale 36 5.5%
For Sale, Not Occupied 46 7.0%
For Seasonal, Recreational, or Occasional Use 452 69.2% Other Vacant 35 5.4%
Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates (B25004) Table 27 compares the vacancy status of housing in Sonoma in 2000, 2010, and 2018. Sonoma showed an overall increase in vacancy rate between 2000 to 2019 from 6.4% to 11.3%. The other vacancy rate column represents the vacancy rate for all seasonal, recreational, and occasional use units, as well as all units classified as other vacant units by the ACS. The other vacancy rate makes up the majority of the total vacancy rate in Sonoma. It should be noted that the total vacancy rate in Sonoma without 0 1000
2000
3000
4000
5000
6000
Owner Occupied Renter Occupied Total
2010 2019
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-25
all other vacant types is only 2.9%, with a homeowner vacancy rate of 1.4% and a rental vacancy rate of 1.5%. This reflects a need for both rental and owner-occupied housing production to increase the vacancy rates to the desired range of 2–3% for owneroccupied housing and 5–6% for rental housing.

Table 27. Vacancy Rates in Sonoma (2000, 2010, and 2019) Year
Total
Housing
Units
Occupied
Housing
Units
Vacant
Housing
Units
Overall
Vacancy
Rate
Homeowner
Vacancy
Rate
Rental
Vacancy
Rate
Other
Vacancy
Rates
2000 4,671 4,373 298 6.4% 1.9% 0.9% 3.6%
2010 5,219 4,813 406 7.8% 0.0% 2.2% 5.5%
2019 5,778 5,125 653 11.3% 1.4% 1.5% 8.4%
Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates (B25002 and B25004); U.S. Census 2000(H006&H008)

4. HOUSING AGE AND CONDITIONS
Related to the condition of the housing stock in Sonoma is the age of the housing units. Generally, structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Unless properly maintained, homes older than 50 years may require major renovation to remain in a good, livable condition. Chart 2-3 illustrates the age of the housing stock in the City.

Chart 2-3. Age of Housing Stock –City of Sonoma (2019)
Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates (DP04) Housing Conditions
In the absence of a detailed housing conditions survey, existing ACS data, building inspection staff observations, and responses to the community housing needs and priorities survey are used to identify housing conditions and related needs in the City.

Limited data is available from the ACS that can be used to infer the condition of Sonoma housing stock. The ACS data identifies whether housing units have complete plumbing and kitchen facilities and whether units lack a source of household heat. Since only a very small percentage of all housing units in Sonoma lack complete plumbing facilities or kitchen facilities (see Table 28), these indicators do not reveal any significant needs associated with housing conditions. Additionally, only 2.1% of housing units

1.6% 1.1%

13.4%

15.5%

20.2% 15.8%

13.3%

8.0%

5.3%

5.8%
2014 or later 2010 to 2013 2000 to 2009 1990 to 1999 1980 to 1989 1970 to 1979 1960 to 1969 1950 to 1959 1940 to 1949 1939 or earlier Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-26
rely on wood fuel or do not have a heating source, which also does not reveal any significant needs associated with the housing conditions.

Table 28: Age of Sonoma Housing Stock & Housing Stock Conditions Housing Stock Indicators Number Percent
Total Housing Units 5,778 100.0%
Built 1970 or earlier 1,875 32.5%
Units Lacking Complete Plumbing Facilities 0 0.0%
Units Lacking Complete Kitchen Facilities 20 0.3%
No house heating fuel or wood fuel only 123 2.1%
No Phone Service Available 64 1.1%
Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates (DP04) Since housing stock age and condition are generally correlated, one ACS variable that provides an indication of housing conditions is the age of a community’s housing stock. The majority of the housing units in Sonoma (3,953 or 68.4%) were built before 1990 with 32.5% or 1875 units built before 1970 and 36.0% or 2078 built between 1970 to 1990. Over 16.1% of Sonoma’ housing stock was built after 2000 and another 15.5% was built between 1990 and 1999. These statistics reflect tremendous growth in the area during the 1970s and 1980s. The age of housing stock often indicates the potential for a unit to need rehabilitation or significant maintenance. As shown in Figure II-3 on the previous page, most of the Sonoma’ housing stock is more than 30 years old (approximately 68.4%) and 32.5% is over 50 years old, meaning these units may need moderate to significant rehabilitation, including replacement or refurbishing of roofs, siding, and windows as well as interior improvements including replacing or upgrading the plumbing and electric wires and outlets.

The housing needs and priorities survey conducted by the City in 2022 addressed housing conditions, desired housing improvements, and housing challenges. Regarding housing conditions, 57% of Sonoma residents indicated their home is in sound (very good to excellent) condition, 23% indicated their home shows signs of minor deferred maintenance, 11% indicated that their home needs one or more modest rehabilitation improvements, 8% indicated their home needs one or more major upgrades, and 0.9% indicated their home was dilapidated. When asked to identify desired improvements to their home, 36% of respondents identified exterior improvements such as roofing, painting, and general home repair, 27% identified landscaping, and 26% identified heating/air conditioning, solar, and electrical upgrades. When asked about housing challenges, 26% of survey respondents indicated that their home is in poor condition and needs repair.

Based on discussions with the City’s Planning Department staff and windshield surveys via google earth of a sampling of areas in the city, the City’s Planning staff and De Novo Planning Group estimates that the majority of the housing stock in the City is in good condition and requires limited or modest repairs. However, older homes in the City often need one or two minor or moderate repairs, including re-roofing, window replacement (to increase efficiency), plumbing repair or upgrades, electrical repair or upgrades, and siding repair or replacement. It is estimated approximately 20% of the housing stock may require significant repairs that involve replacement of a roof, siding, windows, electric, or plumbing but do not require replacement of the unit or significant rehabilitation of the unit. Approximately 2% to 10% of housing units in the City may require substantial repair, with up to 1% potentially requiring replacement. The City’s Community Development Department has identified that there are no concentrations of dilapidated housing in need of substantial repair within the City.

Program 9 in the Housing Plan ensures that the City monitors the condition of its housing stock and continues to participate in the County-administered housing rehabilitation program.

Overcrowding
Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. The U.S. Census Bureau defines overcrowding as a household that lives in a dwelling unit with an average of more than 1.0 person per room, excluding kitchens and bathrooms. A severely crowded housing unit is one occupied by 1.5 persons or more per room. Too many individuals Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-27
living in housing with inadequate space and number of rooms can result in deterioration of the quality of life and the condition of the dwelling unit from overuse. Overcrowding usually results when either the costs of available housing with a sufficient number of bedrooms for a family exceeds the family’s ability to afford such housing or unrelated individuals (such as students or lowwage single adult workers) share dwelling units because of high housing costs.

The number of overcrowded households in the City does not appear to be a significant issue compared to the State and surrounding areas. According to the 2015–2019 American Community Survey, overcrowding in the Sonoma was 1.5 percent (76 housing units), compared to 5.2 percent (9769 housing units) Countywide. The State average during this same period was 8.2 percent. Among renters in Sonoma, approximately 0.4 percent of housing units (or 18 housing units) were in overcrowded conditions, and none were in severely overcrowded conditions. Among homeowners, approximately 1.1 percent of housing units (or 58 housing units) were in overcrowded conditions, and none were in severely overcrowded conditions. Table 29 provides information on overcrowded housing in Sonoma.

Table 29. Overcrowded Housing in Sonoma (2019) – by % of units occupied Units Percent
Owner Occupied: 3,124 61.0%

0.5 or less occupants per room 1,237 24.1%

0.51 to 1 occupants per room 706 13.8%

1.01 to 1.5 occupants per room 58 1.1%

1.51 to 2.0 occupants per room 0 0.0%

2.01 or more occupants per room 0 0.0%
Owner Occupied Overcrowded (1.01+) 58 1.1%
Owner Occupied Severely Overcrowded (1.5+) 0 0.0%
Renter Occupied: 2,001 39.0%

0.5 or less occupants per room 2,555 49.9%

0.51 to 1 occupants per room 551 10.8%

1.01 to 1.5 occupants per room 18 0.4%

1.51 to 2.0 occupants per room 0 0.0%

2.01 or more occupants per room 0 0.0%
Renter Occupied Overcrowded (1.01+) 18 0.4%
Renter Occupied Severely Overcrowded (1.5+) 0 0.0%
Total Units 5,125 100.0%
Total Overcrowded 76 1.5%
Total Severely Overcrowded 0 0.0%
Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates (B25014) F. HOUSING COSTS AND AFFORDABILITY

1. HOUSING PRICES AND TRENDS
As indicated by Table 30, housing costs changed for some more than others in Sonoma through the years 2000 – 2019. From 2010 to 2019, renters saw a large rent increase of 32.9% while homeowners experienced a 17.5% increase in housing costs.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-28
Table 30. Median Homeowner/Renter Costs (2000-2019) - City of Sonoma Cost Type Year % Change
2000 2010 2015 2019 2010-2019
Median Monthly Ownership
cost n/a $1,536 $1,526 $1,805 17.5%
Median Gross Rent* $959 $1,382 $1,507 $1,836 32.9%
*Not adjusted for inflation
Source: U.S. Census, 2000 Table DP4; 2006-2010 American Community Survey Table S2503; and 2015-2019 Table DP04 Table 31 indicates median housing value for homes in Sonoma. Value is defined as the amount for which property, including house and lot, would sell if it were on the market at a given point in time. As shown in Table 31, the median value for housing units in Sonoma in 2001 was $471,378 and increased in value to $483,117 in 2010. In 2015, the median value for housing units increased sharply to $685,723. The value has since increased by 24.5 percent since 2015 to a median home value of $853,551 in 2020.

Table 31. Median Home Values (2001-2020) – City of Sonoma Location Median Home Values* % Change
2001 2005 2010 2015 2020 2015–2020
City of Sonoma $471,378 $781,282 $483,117 $685,723 $853,551 +24.5% Sonoma County $382,894 $633,791 $382,617 $543,351 $691,582 +27.3% Bay Area Average $444,501 $698,759 $531,581 $831,074 $1,077,233 +29.6% *Not adjusted for inflation
Source: ABAG 6th Cycle Housing Element Data Package (Table HSG-08) Table 32 indicates the value of owner-occupied housing units as reported on the ACS within Sonoma in 2019. Of the 3,124 owner-occupied units, 81 (2.6 percent) were less than $50,000, 92 (2.9 percent) were in the $150,000 to $199,999 price range, 43 (1.4 percent) were in the $200,000 to $299,999 price range, and 328 (10.5 percent) were in the $300,000 to $499,999 range.

Additionally, there were 1,425 units (45.6 percent) valued in the $500,000 to $999,999 price range and 966 units (30.9%) valued in the $1,000,000 or more price range.

Table 32. Value of Owner-Occupied Housing Units (2019) – City of Sonoma Value Number of Units % of Total
Less than $50,000 81 2.6%
$50,000 to $99,000 146 4.7%
$100,000 to $149,999 43 1.4%
$150,000 to $199,999 92 2.9%
$200,000 to $299,999 43 1.4%
$300,000 to $499,999 328 10.5%
$500,000 to $999,999 1,425 45.6%
$1,000,000 or more 966 30.9%
Total 3,124 100.0%
Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates (DP04) Single-Family Units
Table 33 indicates the median sales price of single-family residences housing units throughout Sonoma County in July 2000 and July 2021. Sonoma saw the fifth highest increase in median sales price than among jurisdictions in Sonoma County and had the second highest median sales price in July 2021. The median sales price of a single-family home in Sonoma in July 2021 was Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-29
$850,000 or about 13.7% greater than the median sales in July 2020 of $747,500. Only the City of Healdsburg and the City of Sebastopol saw decreases in median sales price of a single-family home from July 2020 to July 2021.

Table 33. Sales Price by Jurisdiction – Sonoma County
City/Area Median Sales Price 2020 Median Sales Price 2021 Percent Change City of Sonoma $747,500 $850,000 13.7%
Sonoma County $662,000 $715,000 8.0%
City of Santa Rosa $590,000 $650,000 10.2%
City of Petaluma $715,500 $805,000 12.5%
City of Rohnert Park $555,250 $650,000 17.1%
City of Cloverdale $560,000 $646,000 15.4%
City of Cotai $620,000 $776,000 25.2%
City of Healdsburg $1,109,250 $925,000 -16.6%
City of Sebastopol $875,000 $850,000 -2.9%
City of Windsor $657,000 $750,000 14.2%
Source: CoreLogic California Home Sale Activity July 2021 Mobile Homes
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in Sonoma County in 2019 was $152,200 (US Census Bureau, ACS 2015-2019 Table B25083). Overall, there are 11,501 mobile homes in Sonoma County with 484 located in Sonoma. (DOF, Table E-5, 1/1/2021). As shown by Table 34, there are 3 mobile home parks in Sonoma with a total of 473 permitted mobile home spaces. As a means of preserving the affordability of its mobile home parks, primarily occupied by seniors, the City has implemented a mobile home park rent control ordinance since 1992 (Chapter 9.80 of the Municipal Code). This ordinance limits rent increases to a maximum of 80 percent of the increase in the consumer price index, but no greater than five percent in a 12-month period. The ordinance ensures stable rents for those residents of the mobile home parks who are not on long-term leases (in excess of 12 months).

There are 3 rent-controlled mobile home parks in Sonoma. According to the Confirmation of Calculation of Automatic Annual Rent Increase Letters in January 2020, Moon Valley’s 247 spaces have a rent range from $698.91 to $1,436.33 and Pueblo Serena’s 127 spaces have a median rent of $700.60.

Table 34. Mobile Home Parks – City of Sonoma
Name Spaces
Moon Valley Mobilehome Park 247
Rancho De Sonoma 99
Pueblo Serena 127
Total Spaces 473
Source: HCD 2020 Mobile Home Park Listings

2. HOUSING AFFORDABILITY
According to HCD and HUD, housing is considered affordable if a household spends no more than 30% of its income on housing.

Table 35 identifies housing affordability levels, including gross rents and home purchase price, by family size based on the HCD’s 2021 Income Limits for Sonoma County.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-30
Table 35. Ability to Pay for Housing Based on Income Group/Household Size (2021) * Number of Persons 1 2 3 4 5 6
Extremely Low-Income Households - 30% of Median Household Income Income Level $24,450 $27,950 $31,450 $34,900 $37,700 $40,500 Monthly Income $2,038 $2,329 $2,621 $2,908 $3,142 $3,375 Max. Monthly Gross Rent** $611 $699 $786 $873 $943 $1,013 Max. Purchase Price*** $90,276 $102,509 $114,741 $126,798 $136,584 $146,370 Very Low-Income Households - 50% of Median Household Income Income Level $40,750 $46,550 $52,350 $58,150 $62,850 $67,500 Monthly Income $3,396 $3,879 $4,363 $4,846 $5,238 $5,625 Max. Monthly Gross Rent** $1,019 $1,164 $1,309 $1,454 $1,571 $1,688 Max. Purchase Price*** $152,069 $172,340 $192,610 $212,881 $229,307 $245,559 Low-Income Households - 80% of Median Household Income
Income Level $65,150 $74,450 $83,750 $93,050 $100,500 $107,950 Monthly Income $5,429 $6,204 $6,979 $7,754 $8,375 $8,996 Max. Monthly Gross Rent** $1,629 $1,861 $2,094 $2,326 $2,513 $2,699 Max. Purchase Price*** $243,425 $276,097 $308,768 $341,439 $367,612 $393,784 Moderate-Income Households - 120% of Median Household Income Income Level $86,750 $99,150 $111,550 $123,950 $133,850 $143,800 Monthly Income $7,229 $8,263 $9,296 $10,329 $11,154 $11,983 Max. Monthly Gross Rent** $2,169 $2,479 $2,789 $3,099 $3,346 $3,595 Max. Purchase Price*** $330,703 $374,489 $418,276 $462,062 $497,021 $532,156 Notes:
*Based on Sonoma County FY 2021 Annual Median Income (household) **Assumes that 30% of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner’s insurance.
***Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30-year fixed loan, Down payment: $5,000 – extremely low, $10,000 – very low; $15,000 - low, $25,000 – moderate, property tax, utilities, and homeowners insurance as 30% of monthly housing cost (extremely low/very low), 28% of monthly housing cost (low), and 25% of monthly housing cost (moderate/above moderate). Closing costs: 3.5% (extremely low/very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4-person, Low Income Household

1. Annual Income Level: $74,000

2. Monthly Income Level: $74,000/12 = $6,166.67

3. Maximum Monthly Gross Rent: $6,166.67 x .0.30 = $1,850.00 4 Max Purchase Price:
a. Gross monthly income = $7,754.17
b. Down Payment and Closing Costs $15,000; Closing Costs 3.0% c. Monthly housing costs $7,754.17 x .0.30 = $2326.25
d. Principal and Interest plus utilities/taxes/mortgage/insurance: $697.87 + $1628.38 = $2326.25 Sources: HCD FY2021 State Income Limits, De Novo Planning Group

OVERPAYMENT
A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30% of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50% of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. Table 10 identifies overpayment levels by income range. As shown in Table 10, approximately, 40.8% of all households in Sonoma overpaid for housing. Renters were more likely to overpay than homeowners; 56.7% of renter households paid more than 30 percent of their income for housing. Of the 2,005 households overpaying for housing in Sonoma, 1,100 were renter households, and 905 were owner households.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-31
In general, overpayment disproportionately affects lower income and minority households; 81.2% of lower income households (0-80% of AMI) and 88.6% of extremely low income households (0-30% of AMI) paid more than 30% of their income for housing.

Additionally, 100% of American Indian or Alaska Native households, 61.5% of Other Race or Multiple Races households, and 50% of Asian or Pacific Islander households paid more than 30% of their income for housing, while 41.8% White households and

26.4% Hispanic or Latinx households paid more than 30% of their income for housing.

AFFORDABILITY - RENTERS
Table 36 identifies the Fair Market Rent (FMR) for Sonoma County in 2020 and 2021 as determined by the U.S. Department of Housing and Urban Development (HUD). HUD determines the FMR for an area based on the amount that would be needed to pay the rent (and utilities) for suitable privately-owned rental housing. HUD uses FMRs for a variety of purposes, such as determining the rental prices and subsidy amounts for units and households participating in various Housing Choice Voucher assistance programs.

According to Sonoma County Housing Authority’s Fiscal Year 2021 Annual Agency Plan, the Sonoma County Housing Authority has issued approximately 3,125 Housing Choice Vouchers providing monthly rental assistance payments to lower income families.

It is noted that the Sonoma County Housing Authority accepted applications for its Housing Choice Voucher waitlist lottery from October 1 until November 1, 2021. 750 applicants will be randomly selected, screened for eligibility, and notified in early December that they have a place on the new waitlist. Those who are not selected will be notified and are welcome to reapply when the waitlist reopens in approximately 24 months. The Sonoma County Housing Authority is committed to expanding its voucher program, applying for new vouchers each time they have been made available. During 2020, the Sonoma County Housing Authority was awarded 111 new Mainstream vouchers and 59 new Family Unification Program.

Table 36. HUD Fair Market Rents Sonoma County (2021, 2022) Bedrooms in Unit Fair Market Rent (FMR)
2021
Fair Market Rent (FMR)
2022
Studio $1,340 $1,373
1 Bedroom $1,519 $1,549
2 Bedrooms $1,996 $2,038
3 Bedrooms $2,825 $2,851
4 Bedrooms $3,254 $3,163
Source: HUD 2022/2021 FMR Sonoma County
As of October 2021, there were 18 rental listings posted on Zillow.com in the City and its vicinity, including 7 two-bedroom single family homes available between $1,995 to $5,500 a month, 7 three-bedroom single-family homes available between $3,190 to $5,700 a month, and 2 four-bedroom single-family homes between $4,300 to $5,700 a month, most of which are above the 2021 FMR. Table 37 identifies the recent homes listed for rent in the City, including type of housing unit (single-family, townhome, mobile home, etc.) and whether the rental unit is affordable to lower income households. The affordability of the recent homes is based on the max monthly rent identified in Table 33.

Table 37. Sonoma Rents and Affordability (2021)1
Address and Type of Unit Bed Bath Listed
Rent
Affordable to2:

Extremely Low
Incomes
Very Low
Incomes Low Incomes
(Undisclosed Address)
Apartment 1 1 $1,650 No Families of 6+ Families of 2+
(Undisclosed Address)
Single-Family Detached Home 2 2 $1,995 No No Families of 3+ Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-32
133 Andrieux St
Apartment 2 1 $2,150 No No Families of 4+
742 1st St W #11
Apartment 1 1.5 $2,200 No No Families of 4+
19323 Sonoma Hwy #5
Apartment 2 1 $2,500 No No Families of 5+
840 W Napa St #G
Townhome 2 2 $2,775 No No No
836 2nd St W, Sonoma
Single-Family Detached Home 3 2 $3,190 No No No
1375 Bainbridge Ln
Single-Family Detached Home 3 2.5 $3,700 No No No
139 Malet St, Sonoma
Single-Family Detached Home 4 2 $4,300 No No No
616 Austin Ave
Single-Family Detached Home 3 2 $5,200 No No No
(Undisclosed Address)
Single-Family Detached Home 3 2 $5,700 No No No
Note: 1 This table includes the listed rental price of housing units on Zillow.com in October 2021. 2. Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 33 Source: Zillow.com
As shown in Table 30, the median gross rent in Sonoma was $1,836 in 2019, an increase of 32.9% from 2010. Standard management practices require that a household have three times their rent in income. Under this scenario, a household would need to earn approximately to earn $$6,120 per month or $73,440 per year to afford the average 2019 rental price in Sonoma.

Therefore, for households of one person, the average 2019/2020 rents in Sonoma and currently available single-family home on Zillow.com would be unaffordable to the extremely low- (< $24,450 per year), very low- ($24,450 - $40,750 per year), and lowincome ($40,750 - $65,150 per year) households, but would be affordable to some moderate-income ($72,300- $86,750) households.

AFFORDABILITY - HOMEOWNERS
As shown in Table 31, the median home value in Sonoma was $785,900 in 2019, which was a 37.7% increase from $570,900 in 2015. Recent median sales data in Table 33 shows that the median sales price in Sonoma increased 13.7% from $747,500 to $850,000. Reviewing the median sales data in Table 33 along with the affordable home purchase price amounts by income level and household size in Table 35 indicates that median home sales prices in Sonoma are not affordable to lower income households nor moderate-income households.

According to Zillow.com as of October 2021, there are currently 27 three-bedroom single-family homes for sale in Sonoma and the vicinity listed between $645,000 to $4,950,000 and 15 four-bedroom single-family home listed between $850,000 to $8,495,000. Comparing the current listing prices to Table 35, it appears that these single-family homes in Sonoma are not affordable to lower-income households nor moderate-income households. While none of the current listings in Sonoma are affordable, a review of recent sale data for housing in Sonoma reveals that 264 homes sold in the past year were below the median sale price of $850,000 but only 33 of them are affordable to lower income households.

Table 38 identifies homes sold in October 2021 in the City Sonoma that were affordable to lower income households, including type of housing unit (single-family, townhome, mobile home, etc.) and the level of affordability of homes in the lower price range.

The affordability of the recent homes is based on affordable home purchase prices identified in Table 35.

Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-33
Table 38. Affordable Homes Sold in Sonoma (2021)
Address and Type of Unit Unit Type Bed / Bath Sold Price Affordable to2:

Extremely Low
Incomes
Very Low
Incomes Low Incomes
720 3rd St W Single Family 3/2 $50,500 Families of 1 + Families of 1+ Families of 1+ 198 Del Rio Paseo Manufactured 2/2 $150,000 No Families of 1+ Families of 1+ 160 Chiquita Camino Manufactured 2/2 $160,000 No Families of 2+ Families of 1+ 779 W Spain St Condo 1/1 $385,000 No No Families of 6+
1254 Broadway APT 4 Condo 2/2 $510,000 No No No
920 5th St W UNIT T Condo 2/2 $575,000 No No No
847 W Spain St #K Condo 2/2 $595,000 No No No
857 2nd St W Townhome 3/2 $699,000 No No No
825 2nd St W Single Family 3/2 $745,000 No No No
Note: 1 This table includes the sold housing units on Zillow.com in October 2021. 2. Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 33 Source: Zillow.com
As indicated by Table 38, among 21 housing units sold in Sonoma, there was only 1 housing unit affordable to extremely low income households, 4 housing units affordable to very low income households, and 5 housing units affordable to low income households. Overall, mobile homes offer the more affordable alternatives for these income groups. Also, new manufactured homes on vacant lots can provide another affordable solution.

3. ASSISTED HOUSING AT-RISK OF CONVERSION
Government Code Section 65583(a)(8) requires that a housing element shall contain an analysis of existing assisted housing developments, which are defined as multi-family rental housing that receives governmental assistance, and identify any assisted housing developments that are eligible to change from lower-income housing uses during the next ten years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. Assisted housing development means multifamily rental housing that receives governmental assistance under federal programs listed in subdivision (a) of Section 65863.10, State and local multi-family revenue bond programs, local redevelopment programs, the federal Community Development Block Grant Program, or local in-lieu fees.

Units at risk of conversion are those that may have their subsidized contracts terminated (“opt out”) or that may “prepay” the mortgage, thus terminating the rental restrictions that keep the unit affordable to lower income tenants. There are several reasons why the property owner may choose to convert a government-assisted unit to a market-rate unit, including a determination that the unit(s) can be operated more profitably as a market-rate development; difficulties in dealing with HUD oversight and changing program rules; the depletion of tax advantages available to the owner; and the desire to roll over the investment into a new property.

California Housing Partnership uses an at-risk category for assisted housing developments in its database. Very-High Risk assisted housing are those affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.

High Risk assisted housing are those affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, missiondriven developer. Moderate Risk assisted housing are those affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Low Risk assisted housing are those affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-34
The ABAG 6th Cycle Data package provided a list of assisted housing developments in Sonoma County. 4 subsidized projects are located in Sonoma. Table 39 identifies each multi-family rental housing development receiving governmental assistance in Sonoma and units provided through the City’s below market rate requirement (BMR or inclusionary) program, the subsidy programs that are in place for each project, and the likelihood of each housing development to convert to market-rate units that would not provide assistance to lower-income residents.

Table 39. Summary of Assisted Housing Developments
Project/Address Total
Units
Subsidized
Units Type Source Risk of Conversion
Assisted Multifamily Developments
Firehouse Village
548 Second Street West
Sonoma, CA 95476
30 23 Family LIHTC Low Risk (placed in service in 2001; affordable to 2056)
Valley Oak Homes
19344 Sonoma Highway
Sonoma, CA 95476
43 42 Family LIHTC Low Risk (placed in service in 2013; affordable to 2068)
Village Green II
650 West Fourth
Sonoma, CA 95476
34 34 Senior USDA 515
Low Risk (LIHTC
acquisition/rehabilitation underway;
LIHTC funding committed in 2021
will provide affordability for 55 years
upon completion of rehabilitation
and additional City/Community
Development Agency restrictions
require permanent affordability)
Altamira Family Apartments
20269 Broadway,
Sonoma, CA 95476
48 47 Family LIHTC Low Risk (placed in service in 2021, affordable to 2076)
Below Market Rate Units
Maysonnave Apartments
270 First Street East 10 10 Rental City Inclusionary
High Risk: Affordable Housing
Agreement expires August 2025
Setzer Senior Apartments
673 1st St W. 8 8 Rental City
Inclusionary
High Risk: Affordable Housing
Agreement expires June 2023
Sonoma Commons Phase I
Various 28 14* Ownership City Inclusionary
High Risk: Affordable Housing
Agreement expires August 2025
Fryer Creek Village
1122 Fryer Creek 26 21 Rental City Inclusionary
High Risk: Affordable Housing
Agreement expires in 2033
Willows Wild
Various 15 4 Owenership City Inclusionary
Low Risk: Affordable Housing
Agreement expires in 2062
McKenna Mixed Use
1254 Broadway 12 1 Rental City Inclusionary
Low Risk: Affordable Housing
Agreement expires in 2047
Heritage Court II
144 & 155 Piper Lane 5 2 Ownership City Inclusionary
High Risk: Expiration date not
identified.

Wildflower 34 34 Ownership
Community
Development
Agency
Low Risk: Affordable Housing
Agreement expires in 2052
Sonoma Creek Apartments 38 34 Rental
Community
Development
Agency
Low Risk: Affordable requirements
for the lifetime of the project
Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-35
Marcy Court
1225 Broadway 16 16 Ownership
Community
Development
Agency
Low Risk: Affordable requirements
expire in 2035
First Street WestCasa Primera
13 13 Ownership
Community
Development
Agency
Low Risk: Affordable requirements
expire in 2035
Palm Court
905 West Spain Street 18 18 Ownership
Community
Development
Agency
Low Risk: Affordable requirements
expire in 2035
673 1st Street West
Apartments
673 First Street West
8 8 Senior
Rental
Density
Bonus
High Risk: Affordable requirements
expire in 2025
Waterstone
254 Malet Street 21 4
2 Ownership
2nd unit
rentals
Inclusionary High Risk: Affordable requirements
expire in 2030
Troy Lane
497 Troy Lane 12 1 Rental Inclusionary High Risk: Affordable requirements expire in 2031 Fryer Creek Village 2 6 Ownership Inclusionary High Risk: Affordable requirements expire in 2031
Lynch Office/Apartments
135 West Napa 7 1 Rental Inclusionary Low Risk: Affordable Housing Agreement expires in 2047 Heritage Court
865 First Street West 26 2 Rentals Inclusionary Low Risk: Affordable Housing Agreement expires in 2047 MacArthur Village
281 East MacAuthur 27 6 3 rental/3 ownership Inclusionary High Risk: Affordable requirements expire in 2033 Bainbridge PUD
1395 Bainbridge Lane 8 1 Ownership Inclusionary Low Risk: Affordable Housing Agreement expires in 2048 Brownstone Village
5th St. West 6 1 2nd unit rental Inclusionary High Risk: Expiration date not identified.

Carneros Lofts
649 1st St. West 30 3 Ownership Inclusionary Low Risk: Affordable Housing Agreement expires in 2044 Carneros Village
623 1st St. West 13 1 Ownership Inclusionary Low Risk: Affordable Housing Agreement expires in 2058 Gamber Rentals
293-295 West MacArthur
Street
11 4 Rental Inclusionary Low Risk: Affordable Housing
Agreement expires in 2037
Maple Place
961 Broadway 7 1 Ownership Inclusionary Low Risk: Affordable Housing Agreement expires in 2051 Mulberry Place
990 First Street West 9 1 Ownership Inclusionary Low Risk: Affordable Housing Agreement expires in 2049 604 Curtin Lane 6 1 Ownership Inclusionary Low Risk: Affordable Housing Agreement expires in 2036
Vintage Sonoma
Fifth Street East 10 10 Rentals Inclusionary High Risk: Affordable Housing Agreement expires in 2033 Eastside Estates Unit 3
20305 Fifth Street East 24 11 Rental Inclusionary High Risk: Affordable Housing Agreement expires in 2033 Remembrance
825, 865 East Napa Street 22 5 Rental Inclusionary Low Risk: Affordable Housing Agreement expires in 2058 Sonoma Centro
19230 Sonoma Highway 2 1 Rental Inclusionary Low Risk: Affordable Housing Agreement expires in 2048 Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-36
Starr Ranch
1337 Jones Street 20 4 Ownership/Rental Inclusionary Low Risk: Affordable Housing Agreement expires in 2035 Bel Terreno
392, 400, 402, 428 Fourth
Street East
16 2 Rental Inclusionary Low Risk: Affordable Housing
Agreement expires in 2035
Chiappellone
1143 Broadway 2 1 Rental Inclusionary High Risk: Affordable requirements expire in 2022 Montini Subdivision
Fifth Street West 25 4 Ownership Inclusionary Low Risk: Affordable Housing Agreement expires in 2035 *Discrepancy in project documents – 14/16 units listed in the City inventory, 34 units in the Affordable Housing Agreement which was entered into prior to foreclosure and subsequent sale to Burbank Housing Source: ABAG 2020 6th Cycle Housing Element Data Package – Sonoma County; LIHTC List of Projects, California Tax Credit Allocation Committee, 2022; Rural Development (RD) Dataset, USDA, 2021 As identified in Table 39, all of the affordable units in Sonoma have a low risk of conversion, meaning that the affordable properties are not at-risk of converting to market rate for at least 10 years; projects within the City are not anticipated to be eligible to convert to market rate until after 2050. Each of the projects in the City is operated by a stable non-profit or affordable housing provider.

Sonoma takes an active and supportive role in the preservation of associated rental housing. The cost of conserving assisted units is significantly less than the cost required to replace units through new construction. Conservation of assisted units generally requires rehabilitation of the aging structure and re-structuring the finances to maintain a low debt service and legally restrict rents. Construction costs, land prices and land availability are generally the limiting factors to development of affordable housing, it is estimated that subsidizing rents to preserve assisted housing is more feasible and economical than new construction.

Cost Analysis. State Housing Element law requires that all Housing Elements include additional information regarding the conversion of existing, assisted housing developments to other non-low income uses (Statutes of 1989, Chapter 1452). This was the result of concern that many affordable housing developments would have affordability restrictions lifted when their government financing was soon to expire or could be pre-paid. Without the sanctions imposed due to financing restrictions, affordability of the units could no longer be assured.

In order to provide a cost analysis of preserving “at-risk” units, costs must be determined for rehabilitation, new construction or tenant-based rental assistance. The following costs anticipate rehabilitation, construction, or rental assistance of unit sizes comparable to those in the Oak Ridge Senior Apartments, which have primarily one-bedroom units and some two-bedroom units.

1. Rehabilitation – The primary factors used to analyze the cost of preserving low-income housing include: acquisition, rehabilitation and financing. Actual acquisition costs depend on several variables such as condition, size, location, existing financing and availability of financing (governmental and market). The acquisition cost assumption is based on an average cost of a multi-family unit within the region. This option would result in a cost of $8.9 million to preserve 48 replacement units for a 55-year or longer affordability term, depending on the financing program and specific affordability restrictions. The estimated per unit preservation costs for Sonoma are summarized below.

Costs
Acquisition
(based on 671 5th St W, 18 units, $2,999,500 sales price, 10/2021) $166,639 Rehabilitation $40,000
Financing/Other (10% of Costs) $20,664
Total Per Unit Cost $227,303

2. New Construction/Replacement – New construction implies construction of a new property with the same number of units and similar amenities as the one removed from the affordable housing stock. Cost estimates were prepared by using regional information and data. The construction of new housing can vary greatly depending on factors such as location, density, unit sizes, construction materials and on-site and off-site improvements. The recently constructed Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-37
Altamira project cost $28,771537, or $599,407 per unit (California Tax Credit Allocation Committee Project Staff Report, June 12, 2019, Project CA-19-042).

3. Tenant-Based Rental Assistance – This type of preservation largely depends on the income of the family, the shelter costs of the apartment and the number of years the assistance is provided. If the very low income family that requires rental assistance earns $41,325 (50% of median income for a 2-person household), then that family could afford approximately $1,033 per month for shelter costs. According to the ACS 5-Year Estimates 2015-2019, the median rental price in Sonoma was $1,836 in 2019. The difference between the $1,033 that a family of 4 can afford and the average rent of $1,836 would result in necessary monthly assistance of $803 a month or $9,636 per year. For comparison purposes, typical affordable housing developments carry an affordability term of at least 55 years, which would bring the total cost to $529,980 per household.

Summary. As demonstrated above, the most cost-effective method of providing affordable housing in Sonoma is to acquire and rehabilitate units, which would cost approximately $227,303 per unit. Providing rental assistance for a 55-year period would cost approximately $529,980 per household. New construction of affordable units is most expensive, with an estimated cost of approximately $599,407 per unit. It is noted that the new construction costs do not reflect potential costs savings associated with various federal and State housing grant and loan programs, discussed below under Resources, which reduce the cost to the developer of providing the units.

Qualified Entities. HCD maintains a list of qualified entities, which are public and private nonprofit and for-profit corporations that have legal and managerial capacity to acquire at-risk housing. Qualified entities in Sonoma County are summarized below:

Organization Contact Type of Organization
Burbank Housing Development Corp.
3432 Mendocino Ave
Santa Rosa, CA 95403
(707) 526-9782
John Lowry
[email protected]
(707) 526-9811
Local, regional, national nonprofit org.

Affordable Housing Foundation
P.O. Box 26516
San Francisco, CA 94126
(415) 387-7834
Eric Tang
[email protected]
(415) 752-9902
Local, regional, national nonprofit org.

Pacific Community Services, Inc.
329 Railroad Ave, P.O. Box 1397
Pittsburg, CA 94565
(925) 439-1056
Tom LaFleur
[email protected]
(925) 439-0831
Local, regional, national nonprofit org.

Divine Senior Apartments
P.O. Box 148
Occidental, CA 95465
(707) 874-3538
Richard W. Blanz
(707) 874-3538
Local, regional, national nonprofit org.

Sonoma County Community Development Commission
1440 Guerneville Road
Santa Rosa, CA 95403
(707) 565-7901
Nick Stewart
[email protected]
Not identified
SWJ Housing
PO Box 815
Sebastopol, CA 95473
(707) 823-9884
Scott Johnson
(707) 634-1422
Not identified
Volunteers of America National Services
1108 34th Avenue
Sacramento, CA 95822
(916) 917-6848
Paul Ainger
[email protected]
Local, regional, national nonprofit org.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-38
L + M Fund Management LLC
1884 Palmer Ave
Westchester, NY 10557
(347)393-3050
Kenneth Thompson
[email protected]
N/A
Profit-motivated individual or
organization
G. PROJECTED HOUSING NEEDS
California law requires each city and county to develop local programs within their housing element in order to meet their “fair share” of existing and future housing needs for all income groups, as determined by the California Department of Housing and Community Development. The RHNA is a State-mandated process devised to distribute planning responsibility for housing need throughout the State of California. Chapter IV discusses the City’s ability to accommodate the RHNA through approved projects and vacant and underdeveloped sites suitable for residential development. The regional housing needs allocation for Sonoma, as shown by Table 40 below, is allocated by ABAG to address existing and future needs and covers a time period from 2023-2031.

Table 40. Regional Housing Needs Allocation - City of Sonoma (2023–2031 Planning Period) Income Group
Income
Range1(Family of
Four)
Affordable
Monthly Housing Costs2
Sonoma Regional Share
(units)
Very Low3: <50% AMI < $58,150 < $1,453 83
Low: 50-80% AMI $58,150 -$103,300 $1,453 - $2,583 48
Moderate: 80-120% AMI $103,300 - $123,950 $2,583 -$3,099 50 Above Moderate: 120 + AMI > $123,950 > $3,099 130
Total n/a n/a 311 1
HCD has established these income limits for Sonoma County for 2021. 2 In determining how much families at each of these income levels should pay for housing, HCD considers housing “affordable” if the amount of rent or total ownership cost (principal, interest, taxes, and insurance) paid does not exceed 30% of gross household income. 3 50% of the County’s very low-income housing needs (83 units) are for extremely low-income households, which are defined as those families earning less than 30% of median income.

Source: ABAG 2021 6th Cycle Housing Element Data Package – Sonoma County; HCD 2021 State Income Levels H. HOUSING RESOURCES
Resources available to assist with obtaining housing and services within the City and County, with a focus on assistance for lower income and special needs populations, are summarized below.

1. HOUSING PROGRAMS AND COMMUNITY SERVICES RESOURCES FOR INDIVIDUALS AND

HOUSEHOLDS
Accessing Coordinated Care and Empowering Self Sufficiency (ACCESS): Accessing Coordinated Care and Empowering Self Sufficiency (ACCESS) Sonoma is a county initiative that focuses on the critical needs of residents who are experiencing physical and mental health challenges, economic uncertainty, housing instability, substance use disorders, criminal justice engagement and social inequity.

Buckelew Programs: Buckelew Programs helps people with behavioral health challenges lead healthier, more independent lives, strengthening families and communities in the process. Wide range of services for adults and children in the North Bay includes supported housing and employment for people living with mental illness, family support, outpatient counseling, substance use treatment, outreach, education, and suicide prevention.

Burbank Housing: Burbank Housing is a local nonprofit dedicated to building quality affordable housing in the North Bay and operates affordable housing projects in the Sonoma Valley. Burbank Housing create vibrant local communities that are carefully Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-39
designed, professionally managed, and sustainable both financially and environmentally, to foster opportunities for people with limited-income of all ages, backgrounds and special needs.

California Rural Legal Assistance (CRLA): CRLA provides legal assistance to low-income persons in education, employment & labor, rural health, and housing/landlord-tenant issues including eviction and foreclosure defense. CRLA is committed to fight for justice and individual rights alongside the most exploited communities. CRLA provides a variety of community education and outreach programs including leadership development. CRLA also protects Ingenious Mexican communities, LGBT communities, and farm worker communities.

California Work Opportunity and Responsibility to Kids (CalWORKs): CalWORKs is a public assistance program that provides cash aid and services to eligible families that have a child(ren) in the home. The program serves all 58 counties in the state and is operated locally in Sonoma County by the Health and Human Services Agency. If a family has little or no cash and needs housing, food, utilities, clothing or medical care, they may be eligible to receive immediate short-term help. Families that apply and qualify for ongoing assistance receive money each month to help pay for housing, food and other necessary expenses.

Catholic Charities of the Diocese of Santa Rosa: Catholic Charities of the Diocese of Santa Rosa serves and advocates for vulnerable people of all cultures and beliefs, prioritizing those experiencing poverty. Catholic Charities of the Diocese of Santa Rosa provides over 20 programs of service to nearly 20,000 people each year. Catholic Charities of the Diocese of Santa Rosa serves the entire region the Diocese of Santa Rosa touches – Sonoma, Napa, Mendocino, Lake, and Humboldt counties.

Child Care Planning Council (CCPC): The mission of the CCPC of Sonoma County is to convene and inspire the community through collaboration, leadership, and advocacy to promote and plan for quality childcare and development for the benefit of all children (primarily birth to 12) and their families.

Children’s Advocacy Centers of California (CACC): CACC is a membership organization dedicated to helping local communities respond to allegations of child abuse in ways that are effective and efficient – and put the needs of child victims first. CACC provides training, support, technical assistance and leadership on a statewide level to local child advocacy centers and multidisciplinary teams throughout California responding to reports of child abuse and neglect.

Community United Against Violence (CUAV): Founded in 1979, CUAV works to build the power of LGBTQ (lesbian, gay, bisexual, transgender, queer) communities to transform violence and oppression. CUAV supports the healing and leadership of those impacted by abuse and mobilize our broader communities to replace cycles of trauma with cycles of safety and liberation. As part of the larger social justice movement, CUAV works to create truly safe communities where everyone can thrive.

Council on Aging: Council on Aging Services for Seniors is a non-profit organization which has been providing services for Sonoma County citizens over the age of 60 since 1966. Council on Aging provides Meals On Wheels (meal delivery service), social services, including adult day care, assistance connecting persons with appropriate resources, legal and justice services for older adults, and dining and social activities.

Disability Services and Legal Center (DSLC): DSLC is a non-profit organization and a primary resource for adults, children, veterans and seniors with disabilities and their families in Sonoma County since 1976. DSLC is one of California’s 28 Centers for Independent Living (CIL/ILC) that promotes the Independent Living philosophy through education, community partnerships and advocacy. DSLC serves over 2,000 people annually, providing information, advice and assistance on a wide range of disabilityrelated matters.

Fair Housing Advocates of Northern California (FHANC): FHANC provides free comprehensive fair housing counseling, complaint investigation, and assistance in filing housing discrimination complaints with the U.S. Department of Housing and Urban Development (HUD) or the California Department of Fair Employment and Housing (DFEH). FHANC is HUD certified to offer prepurchase counseling and education programs, as well as foreclosure prevention counseling and workshops in Marin, Sonoma (except the city of Petaluma), Solano, and other counties.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-40
Generation Housing: Generation Housing’s partnership provides opportunities to increase the supply, affordability, and diversity of homes throughout Sonoma County. Generation Housing is directed by cross-sector leaders representing healthcare, education, environment, and business who agree that a housing advocacy organization to promote housing policy and educate the public is a crucial missing component in local housing development. Generation Housing promotes effective policy, sustainable funding resources, and collaborative efforts to create an equitable, healthy, and resilient community for everyone.

Homeless Action Sonoma Inc.: Homeless Action Sonoma Inc. is a 501c non-profit organization committed to ending homelessness in Sonoma. To fully address the issue, Homeless Action Sonoma Inc. is dedicated to a four-part program: Educate, Integrate, Innovate, and Create.

Legal Aid of Sonoma County (LASC): Legal Aid of Sonoma County (LASC) assists over 3,000 adults and 2,000 children every year with crisis legal needs. Founded in 1958 and incorporated in 1983 as a private nonprofit, LASC provides crisis legal services to low-income families, children, elders, immigrants, and other vulnerable Sonoma County residents. These include domestic violence, child and elder abuse, low-income housing issues, disaster recovery and legal obstacles to health and employment.

LASC provides full scope legal services including legal advice, preparation of legal documents, negotiations, and in court representation.

National Alliance on Mental Illness: The National Alliance on Mental Illness has a Sonoma County chapter and dedicated to improving the quality of lives for individuals living with mental illness and their families through support, education and advocacy.

NAMI contracts with Sonoma County to facilitate peer support groups and to offer one-on-one mentoring and provide numerous education programs throughout the community.

North Bay Veterans Resource Center (NBVRC) The NBVRC assists homeless veterans or veterans at risk of imminent homelessness to find and maintain housing through case management, referrals to housing programs, and in some cases financial assistance. The NBVRC also has computers available for veteran use, clothing, and hygiene packs for those in need, as well as coffee and snacks in the waiting room. The NBVRC has the following programs for local veterans:
• Supportive Services for Veterans and Families: A rapid rehousing and homeless prevention program for low-income veterans and their families. Provides case management and temporary financial assistance. • Hearn House Behavioral Health Treatment Program: A 15-bed residential program for male veterans with a history of mental illness and/or substance abuse.
• Rocca House Transitional Housing Program: An 8-bed transitional housing program for male veterans; residents work toward training, employment, and permanent housing goals.

Partnership Health Plan Care Management Ride Program: Persons with Medi‐Cal that receive their benefit through Partnership Health Plan and have complex medical needs can receive additional care management including free transportation assistance.

Redwood Caregiver Resource Center: In operation since 1985, Redwood Caregiver Resource Center continues to provide services to family caregivers throughout the Redwood Empire, including the counties of Del Norte, Humboldt, Mendocino, Lake, Sonoma, Napa, and Solano. Redwood CRC is part of a statewide system of eleven nonprofit Caregiver Resource Centers (CRCs) offering support and assistance to caregivers of adults with brain impairments through education, research, services and advocacy. Funding comes from the California Department of Mental Health, grants, fees for services, and gifts from donors. All services are free or low cost.

Sonoma Valley Community Health Center (SVCHC): SVCHC is a non-profit, federally qualified health center that opened in 1992 as a free-standing primary health care clinic. SVCHC began as a grassroots effort to address the lack of access and disparities of health care for the uninsured and underserved in Sonoma Valley. Since its inception, SVCHC has grown in capacity to serve MediCal, insured, underinsured, private insurance, private pay patients and provides sliding scale fees for those in need. In addition to medical services, SVCHC offers behavioral health, an in-house phlebotomy service, dental clinic, pharmacy services and certified bilingual enrollment professionals to help determine eligibility and enrollment options. SVCHC receives federal Agenda Item #2.1:

6TH CYCLE HOUSING ELEMENT BACKGROUND REPORT
City of Sonoma, 2023-2031 Housing Element | HBR-41
funding under Public Health Services Act, Title III, Section 330, Public Health Services Act, Section 330, 42 U.S.C. 254b, the Affordable Care Act, Section 10503 and the Public Health Service Act, Section 330, 42 U.S.C. 254b, as amended.

Sonoma County Continuum of Care Program: The Sonoma County Continuum of Care (CoC) is Sonoma County's collaborative effort representing the homeless services system of care. The City of Sonoma is a member jurisdiction. Governed by a fifteenmember Continuum of Care Board, the countywide effort is responsible for oversight of funds designated to the Continuum of Care and planning/policy development for addressing homelessness. The Board consists of local elected officials, nonprofit representatives, subject matter experts, and individuals with lived homeless experience. The SCCDC serves as the Lead Agency of CoC.

Sonoma County Human Services Department: The Sonoma County Human Services Department strives to support the health, safety and well-being of individuals, families and the community. • Every day, our programs and services benefit more than 100,000 seniors, veterans, adults, teens, children and people with disabilities, through our four service divisions:
• Adult & Aging helps ensure the safety, independence and well-being of older adults, persons with disabilities, and military veterans and their families.
• Economic Assistance helps low-income and other individuals and families apply for money for food, health care, dental care, financial assistance and other services to meet basic needs. • Employment and Training provides job search, employment and training services, cash aid, and supportive services for residents, and helps business and other employers find qualified job applicants for positions. • Family, Youth & Children’s Services helps ensure the safety and well-being of children and teens who have been abused, neglected or abandoned.

Sonoma County Family, Youth and Children’s Division: The Family, Youth and Children’s Division providers services for Sonoma County children and teens to be safe, healthy and supported. The Family, Youth and Children’s Division is committed to protect youngest residents from abuse, neglect or parental abandonment. Its staff provide protective and supportive social services to help children and their families to create stable, nurturing homes, a caring, connected community, and a sense of personal empowerment and hope. Housing-related programs and services include:
• Foster care provides temporary shelter for children and youth moved from unsafe homes. Relatives and community caregivers are recruited to provide temporary foster homes since, once home is safe, children may be returned to their parents. For youth who cannot return home safely, permanent adoption may become an option. • Valley of the Moon Children’s Home is the temporary emergency shelter for children removed from unsafe homes.

Children stay in this a stable, supportive, nurturing environment while a community foster home is arranged.

Sonoma County Housing Authority (SCHA): SCHA is an award-winning local public agency that provides safe, decent and quality affordable housing and supportive services to eligible persons with limited incomes. SCHA currently assists over 2,700 households, largely comprised of working families, seniors on fixed incomes, veterans, and persons with disabilities. The Housing Authority also offers subsidies and supportive services for residents with particular needs.

Sonoma County Paratransit: Many passengers with disabilities can utilize fixed-route service provided by Sonoma County Transit.

For passengers whose disabilities prevent them from using fixed-route service, ADA paratransit service is an option. Paratransit services are provided the same hours and days as fixed-route service. In addition, local transit services are provided in Rohnert Park, Cotati, Sebastopol, Windsor, Healdsburg, Cloverdale, Sonoma, Sonoma Valley and Guerneville/Monte Rio.

Sonoma County In-Home Supportive Services: In‐Home Supportive Services (IHSS) provides services to support a person living in their home including personal care, light housekeeping, shopping, meal prep and accompanying to medical appointments.

Eligibility: Medi‐Cal, blind, disabled or 65 years of age or older, and unable to live at home safely without help.

Agenda Item #2.1:

City of Sonoma, 2023-2031 Housing Element | HBR-42
Sonoma Post Acute: Sonoma Post Acute partners with hospice agencies in the community to offer compassionate end-of-life care. Sonoma Post Acute provides appropriate pain management and comfort to our hospice patients. Sonoma Post Acute is committed to supporting families and caregivers during their loved ones’ transitions to hospice.

Sonoma County Community Development Commission (SCCDC): SCCDC is dedicated to creating homes for all in thriving and inclusive neighborhoods. The SCCDC was established in 1978 as the County's public housing authority and is Sonoma County's lead agency for housing and homeless programs. The SCCDC exists to open doors to permanent housing and opportunity.

Services include:
• Homeowner Housing Rehabilitation Loan Program. Financial assistance for owner-occupants in need of repairs on their single-family homes or mobile homes, and owners of rental properties where at least half of the tenants are low-income households. The program provides low-interest loans to eligible property owners throughout the unincorporated areas of Sonoma County and in the city limits of Cloverdale, Cotati, Healdsburg, Rohnert Park, Sebastopol, Sonoma, and Windsor.
• Rental Assistance
• Housing & Neighborhood Investments
• Strategic Support to Service Providers and Non-profits • Administration of federal funds for housing development, acquisition and rehabilitation, preservation, housing assistance, emergency and other shelter, community development, and economic development.

Sonoma Hills Retirement Community: Sonoma Hills Retirement Community is an independent living community offering 80 onelevel apartments in Sonoma.

The Living Room: The mission of The Living Room is to ease adversity, promote stability, and support self-reliance for women and children who are homeless, or at-risk of homelessness, in Sonoma County. The Living Room works within three primary areas: housing, food, and outreach to women and their children.

The Family Justice Center Sonoma County: The Family Justice Center Sonoma County empowers family violence victims to live free from violence and abuse by providing comprehensive services, centered on and around the victim through a single point of access. Building on strong interagency collaboration, the Family Justice Center Sonoma County protects the vulnerable and works to stop violence and restore hope.

Vintage House Sonoma: Vintage House is a diverse and growing membership-based nonprofit organization. The mission of Vintage House is to help support, preserve, and enhance the quality of life for residents of Sonoma Valley as they age. In addition to a wide range of classes and activities, Vintage House provides services such as myRide, a program that provides local no-cost rides to seniors who no longer drive, the “Soups On” program, support groups for those living with dementia, and much more.

Facilities are also available to rent.

2. FINANCIAL RESOURCES TO DEVELOP, REHABILITATE AND PRESERVE HOUSING Table 41 summarizes financial resources for the development, rehabilitation, and preservation of housing and for housing-related services.

Agenda Item #2.1: