Transportation and Traffic
The General Plan EIR identified significant and unavoidable impacts on motor vehicle traffic from the General Plan. While traffic impacts are no longer considered significant under CEQA, the General Plan EIR determined that implementation of the General Plan would also result in increased transit travel times on transit corridors. This indicates that the General Plan would conflict with a program, plan, ordinance, or policy for transit facilities, which would result in a significant and unavoidable impact. The General Plan EIR also conducted a VMT analysis that determined that VMT levels per capita would decrease from the existing condition with the implementation of the General Plan. Although the proposed Housing Element would add 2,448 units and approximately 6,683 residents, these units would be infill development that is assumed to reduce VMT.
Furthermore, the General Plan EIR states that the General Plan would have a beneficial impact on pedes- trian and bicycle circulation and access and does not analyze potential impacts to emergency access or increases in hazards due to road design. The proposed Housing Element would not result in obstructed access for emergency vehicles, nor does it propose any roadway improvements that may result in hazardous conditions. All projects under the General Plan and proposed project would comply with the City’s stand- ards resulting in less-than-significant impacts for all additional transportation topics. Therefore, transpor- tation and traffic impacts would be less than significant.
Utilities and Service Systems
The General Plan EIR states that the General Plan would have less-than-significant impacts on utilities and service systems. This includes impacts on water supply, wastewater, stormwater infrastructure, solid waste, and energy conservation.
The City supplies water to residents via the City of Vallejo Public Works Department, Water Division.
Currently, the City uses surface water as the sole source of water supply. By adding 2,448 units and 6,683 residents, the City’s water demand would grow . However, the proposed Housing Element states that all sites included to meet the RHNA have existing or planned water, sewer, and dry utilities infrastructure available and accessible. Therefore, impacts on water supply would be less than significant.
The Vallejo Sanitation and Flood Control District (VSFCD) collects and treats wastewater and provides stormwater and flood control services to the City. The estimated net increased wastewater generation rate, as stated in the General Plan , would be 2.89 million gallons per day (mgd), based on assumed generation rates of 100 gallons per day ( gpd) per resident (Vallejo 2016). By adding 6,683residents, the generation rates would increase by 668,300 gpd or approximately 0.67 mgd. Despite the increase in wastewa ter and stormwater from new residents, the increase would be still be covered under the General Plan EIR as the EIR analyzes a greater buildout . As a result, stormwater infrastructure would not need to be expanded.
Therefore, impacts to wastewater and stormwater infrastructure would be less than significant.
In the City of Vallejo, Recology Vallejo provides residential as well as commercial, garbage, recycling, and yard waste collection. The General Plan EIR states that 99 percent of waste goes to two landfills: Potrero Hills Landfill and Recology Hay Landfill. The total estimated solid waste generation rate for the General Plan is 238 tons per day, 5.5 percent of the daily capacity (i.e., tons per day) of the Potrero Hills Landfill.
ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2023 – 2031 HOUSING ELEMENT UPDATE
CITY OF VALLEJO
2. CEQA Analysis
December 2024 Page 63
The solid waste generated from buildout of the General Plan is also less than 10 percent of the permitted daily capacity of Recology Hay Landfill, which has a smaller daily capacity (Vallejo 2016, pg. 1.15 -39).
Adding 2,448 housing units and assuming a solid waste generation rate of 12.23 pounds per household per day (CalRecycle 2024a), the Housing Element would add approximately 29,939pounds per day or approx- imately 14.97 tons per day. The estimated tons per day that would be generated by the proposed Housing Element and buildout from the General Plan (250 tons), would still be less than the allowable tons per day at the Potrero Hills Landfill (4,330 tons per day) and the Recology Hay Landfill (2,400 tons per day) (CalRe- cycle 2024b, 2024c). The Potrero Hills Landfill and the Recology Hay Landfill have a ceased operation date of 2048 and 2077, respectively, and have remaining capacity that would serve the proposed Housing Ele- ment (CalRecycle 2024b, 2024c). Therefore, impacts on solid waste would be less than significant.
Electric power and natural gas are provided to City of Vallejo customers primarily by Pacific Gas and Electric Company (PG&E), an investor-owned public utility. In addition, Mare Island customers in the city are served by Island Energy, a municipal utility. Any development under the proposed Housing Element would comply with existing State and local energy-efficiency standards and guidelines that conserve energy.
New development allowed under the proposed Housing Element would be constructed using energy-effi- cient modern building materials and construction practices, following the City’s Municipal Code Chapter
12.50, Green Building Code. The proposed Housing Element would be required to comply with CALGreen, which requires building designs that reduce the amount of energy used in building heating and cooling systems. Therefore, impacts to energy conservation would be less than significant.
Wildfire
The California Department of Forestry and Fire Protection (CAL FIRE) establishes Fire Hazard Severity Zones (FHSZ), designating each as moderate, high, or very high severity. Incorporated areas, such as Val- lejo, are considered local responsibility areas (LRA). CAL FIRE only designates very high fire hazard se- verity zones within LRAs. In unincorporated areas where S tate agencies provide fire protection services (known as State Responsibility Areas or SRAs), the State has identified moderate, high, and very h igh FHSZs.
According to CAL FIRE, the SRAs are limited to the City’s sphere of influence (CAL FIRE 2023). These areas are in the undeveloped hillside to the east and northeast and within a high FHSZ. The area around Blue Rock Springs Golf Course is in a moderate FHSZ ( CAL FIRE 2023). However, there are no SRAs within the city limits. Although there are no very high FHSZs in Vallejo, northeast Vallejo is adjacent to a high FHSZ in the SRA (CAL FIRE 2023).
The proposed Housing Element would not exacerbate fire risks or expose residents to landslide, slope instability, or drainage impacts. Furthermore, neither the proposed project nor the General Plan propose any action that would impair an adopted emergency response plan.
Impacts to wildfire hazards would be less than significant.
3. No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified shows:
a. The project will have one or more significant effects not discussed in the previous EIR.
ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2023 – 2031 HOUSING ELEMENT UPDATE
CITY OF VALLEJO
2. CEQA Analysis
The General Plan EIR identifies significant and unavoidable impacts for air quality, GHG emissions, noise, transportation and traffic. The policies identified in the General Plan EIR to reduce physical environmental effects would also apply to the proposed Housing Element. The proposed Housing Element identifies targets for housing at different income levels but does not include development of an unusual type, scale, or location that would not have been evaluated in the General Plan EIR. Although the proposed Housing Element would include two programs that would result in physical impacts, these impacts are not consid- ered significant as they would result in the similar impacts as evaluated in the General Plan EIR. Therefore, there would be no new environmental impacts.
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR.
The proposed project would have the same significant impacts as those disclosed in the certified General Plan EIR. The policies identified in the General Plan EIR to reduce physical environmental effects would also apply to the proposed Housing Element. Although Program A 1.1.6, Rezoning and Redesignation to Maintain Surplus Capacity for Lower-Income Units, and Program A 3.1.1, Removal of Governmental Con- straints, would amend the land use designation and zoning for certain properties , this change would not substantially alter the land use pattern of the city, and the adopted measures to address physical impacts on the environment would be applied resulting in the same impacts as evaluated in the General Plan EIR. c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative.
The proposed Housing Element includes policy-level changes that are limited to complying with State law and although there are programs within the proposed project that would amend the existing General Plan land use designation and zoning (Program A 1.1.6, Rezoning and Redesignation to Maintain Surplus Ca- pacity for Lower-Income Units, and Program A 3.1.1, Removal of Governmental Constraints), this change would not substantially alter the land use pattern of the city, and the adopted measures to address physical impacts on the environment would be applied resulting in the same impacts as evaluated in the General Plan EIR. Moreover, the proposed project would not create new impacts or the need for additional miti- gation measures. The policies identified in the General Plan EIR would reduce physical environmental effects associated with future development. These policies would also apply to the Housing Element. The City is required to adopt a Housing Element and meet the RHNA; therefore, there is no feasible alternative to adopting an updated Housing Element. As explained in this Addendum, the existing regulatory and development review process of the City would continue to apply. Nothing in the proposed project identifies land for development that has not already been designated for development in the General Plan. Therefore, the proposed project would not result in significant environmental impacts or increase the severity of any environmental impacts previously evaluated in the General Plan EIR, and there is no need for new mitiga- tion measures or alternatives.
d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure o r alternative.
ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2023 – 2031 HOUSING ELEMENT UPDATE
CITY OF VALLEJO
2. CEQA Analysis
December 2024 Page 65
The proposed Housing Element would have the same significant impacts as the previously certified Gen- eral Plan EIR and all associated policies and mitigation measures identified in the General Plan EIR to reduce physical environmental effects would apply to all future development. There would be no new sig- nificant impacts resulting from adoption of the proposed Housing Element; therefore, there would be no new mitigation measures or alternatives required for the proposed Housing Element.
There are no substantial changes in the circumstances or new information, including regarding the proposed rezoning and redesignations, that was not known and could not have been known at the time of the adoption of the General Plan EIR. The rezoning and redesignation of the three sites listed in Table 1-2 to higher-density residential uses as part of the proposed Housing Element would not result in new significant environmental impacts or substantially increase the severity of impacts already disclosed in the General Plan EIR. As explained in this Addendum, the proposed Housing Element, including the rezoning and redesignations, does not trigger any of the conditions in CEQA Guidelines Section 15162 mandating the preparation of a subsequent EIR .
Therefore, the appropriate environmental document under CEQA Guidelines Section 15164(b) is an Adden- dum. Accordingly, this EIR Addendum has been prepared.
December 2024 Page 66
3. References
Association of Bay Area Governments (ABAG). 2017. Projections 2040. http://projections.planbayarea.org/data California Department of Forestry and Fire Protection (CAL FIRE). 2023. Solano County – State Responsi- bility Area Fire Hazard Severity Zone. https://34c031f8-c9fd-4018-8c5a-4159cdff6b0d-cdn-endpoint.az- ureedge.net/-/media/osfm-website/what-we-do/community-wildfire-preparedness-and-mitigation/fire- hazard-severity-zones/fire-hazard-severity-zones-map-2022/fire-hazard-severity-zones-maps-2022- files/fhsz_county_sra_11x17_2022_solano_2.pdf.
______. 2007. Solano County – Draft Fire Hazard Severity Zones in the LRA. https://34c031f8-c9fd-4018- 8c5a-4159cdff6b0d-cdn-endpoint.azureedge.net/-/media/osfm-website/what-we-do/community-wild- fire-preparedness-and-mitigation/fire-hazard-severity-zones/fire-hazard-severity-zones-map/upload- 2/fhszl06_1_map48.pdf.
CalRecycle. 2024a (accessed). Estimated Solid Waste Generation Rates . https://www2.calrecy- cle.ca.gov/wastecharacterization/general/rates.
______. 2024b (accessed). Potrero Hills Landfill (48 -AA-0075). https://www2.calrecycle.ca.gov/Solid- Waste/SiteActivity/Details/1194?siteID=3591.
______. 2024c (accessed). Recology Hay Road (48 -AA-0002). https://www2.calrecycle.ca.gov/Solid- Waste/SiteActivity/Details/1184?siteID=3582.
Department of Finance (DOF). 2024 (accessed). E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020 -2024. https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and- housing-estimates-for-cities-counties-and-the-state-2020-2024/.
Vallejo, City of . 2017, August 29. Propel Vallejo General Plan 2040 . https://www.cityofvallejo.net/com- mon/pages/DisplayFile.aspx?itemId=17961496.
______. 2016. Propel Vallejo General Plan Update and Sonoma Boulevard Specific Plan EIR. ______. 201 5a. City of Vallejo General Plan 2030 5 th Cycle Housing Element Update (2015 –2023). https://www.cityofvallejo.net/common/pages/DisplayFile.aspx?itemId=17961490. ______. 2015 b. City of Vallejo 2015 Urban Water Management Plan . https://cdnsm5-hosted.civ- iclive.com/UserFiles/Servers/Server_13423/File/Public%20Works/Water/Water%20ConservationNew- Folder/Vallejo2015UWMP_Revised-08Aug2018.pdf.
EXHIBIT C
Findings for adopting the Housing Element.
In accordance with Vallejo Municipal Code Section 17.04.060 and Government Code Sections 65358, 65359, and 65583, the City Council hereby makes the following findings with the respect to amending the Vallejo General Plan 2040, and adoption of the Housing Element Update (HEU) for the 2023-2031 planning period:
1. The proposed amendment is in the public interest (VMC 17.04.060 and Government Code Section 65358).
As a set of goals, policies, programs, and quantified objectives, the HEU is in the public interest of the citizens of Vallejo and the surrounding regions in that the 2023-2031 HEU will guide the City’s efforts to preserve existing housing stock, promote a variety of housing types and affordability levels, promote housing for special needs groups, and affirmatively further fair housing in Vallejo. The proposed amendments to General Plan 2040 Land Use Map PF-6, which will redesignate three parcels from Mix of Housing Types/Medium Density (R-MH) to Primarily Multi-Family (R-MF), will allow a higher maximum residential density, providing additional surplus capacity for the Regional Housing Needs Allocation (RHNA). The increased density allowance is the only major difference between the two designations, so the change is in keeping with the original General Plan 2040 vision, and as such, will remain in the public interest.
2. The proposed amendment is internally consistent with the General Plan (Government Code Section 65359).
As an integrated set of goals, policies, programs, and quantified objectives, the HEU is consistent with the General Plan 2040, as well as all previously adopted plans, as described in Table 1-2 of the General Plan 2040. The HEU does not approve any specific development projects. The proposed amendments to General Plan 2040 Land Use Map PF-6 will increase maximum density allowances for three parcels to ensure an adequate surplus of sites for the RHNA, but aside from allowable density, there are no other major differences between the two designations, so the change is in keeping with the original General Plan 2040 vision. Further, the HEU relies upon the broad range of policies and environmental mitigation measures related to housing development adopted in General Plan 2040 and its certified Final Environmental Impact Report.
3. The Housing Element Update includes all required content (Government Code Section 65583).
The HEU updates the City’s plan for housing by establishing policies, programs and objectives which respond to changed conditions within the City, changes in State housing and development law and a new RHNA. The housing ‘Goals, Policies, Programs’ Chapter (HEU Chapter 5) sets nine major goals, including: 1) facilitation of new housing production, 2) increasing the range of affordable housing opportunities, 3) improving and preserving the existing supply of affordable housing, 4) increasing homeownership opportunities, 5) encouraging housing for special needs groups, 6) improving housing choice and access, 7) building/maintaining quality residential environments and rehabilitating aging housing stock, 8) development of balanced neighborhoods, and 9) promotion of energy efficiency. For each of these goals, targeted programs, timeframes and quantified objectives have been developed which will implement the goals.
The Housing Element Update includes all content required by Government Code Section 65583, as detailed in the table immediately below.
Government Code
65583 Subsection
Content Requirement Housing Element Update
Location
(a)(1) and (2) An analysis of population and
employment trends and
documentation of projections
and quantification of existing
and project housing needs for
all income levels, including
extremely low-income
households
HEU Appendix 2 contains a
detailed analysis of Vallejo’s
trends, housing needs and
projections
(a)(3) An inventory of land suitable
and available for residential
development, an analysis of
zoning and public facilities
and services to the inventory
of sites and an analysis of the
identified sites and the City’s
duty to affirmatively further
fair housing
HEU Chapter 4 includes an
analysis of housing resources
and constraints, including a sites
inventory (Table 4). HEU
Appendix 3 includes a detailed
analysis of this capacity as it
relates to the City’s obligation to
affirmatively further fair housing
(a)(4) Identification of zone(s)
where emergency shelters
are allowed as a permitted
use and a capacity analysis
of those zones
HEU Chapter 4, Table 14
indicates the zoning districts
where emergency shelters are
allowed, and a capacity analysis
follows. Appendix 3 contains a
full analysis of housing
constraints, including an analysis
of land needed to accommodate
adequate emergency shelters
(a)(5) An analysis of potential and
actual governmental
constraints upon the
maintenance, improvement,
or development of housing for
all income levels, including
housing for persons with
disabilities
HEU Chapter 4, and Appendix 3
contains a full analysis of
potential and actual governmental
constraints. Specific programs,
policies and objectives are set
forth in the Chapter 5 to address
the identified constraints
(a)(6) An analysis of potential and
actual nongovernmental
constraints upon the
maintenance, improvement,
or development of housing for
HEU Chapter 4, and Appendix 3
contains a full analysis of
potential and actual governmental
constraints. Specific programs,
policies and objectives are set
all income levels, including
costs, availability of financing,
and approval timelines.
forth in the Chapter 5 to address
the identified constraints
(a)(7) An analysis of special
housing needs, such as those
of the elderly, persons with
disabilities, large families,
farmworkers, female headed
households and persons in
need of emergency shelter
Appendix 2 includes a full
analysis of the City’s special
needs populations.
(a)(8) An analysis of opportunities
for energy conservation with
respect to residential
development.
HEU Chapter 4 includes a
discussion of Opportunities for
Energy Conservation
(a)(9) An analysis of existing
assisted housing
developments that are eligible
to change from low income
housing uses during the next
10 years.
Appendix 3 includes a listing of
affordable units at risk of
conversion to market rate (Table
2-44).
(b)(1) A statement of the
community’s goals, quantified
objectives and policies
relative to affirmatively
furthering fair housing and to
the maintenance,
preservation, improvement
and development of housing.
Appendix 3 is a full analysis of
the City’s assessment of fair
housing. AB 686 requires
Housing Element Updates to
include the following: 1) a
summary of fair housing outreach
to all economic segments of the
community; 2) an assessment of
fair housing issues including
integration and segregation
patterns, concentrated areas of
poverty, disparity in access and
disproportionate housing needs
for identified populations; 3) an
evaluation of proposed sites as
they may improve or exacerbate
fair housing conditions; 4)
identification of factors which
contribute to fair housing issues;
5) identification of fair housing
goals and actions that address
the contributing factors identified
in #4 above. Appendix 3 includes
all five of these requirements.
(c) A program that sets forth a
schedule of actions during the
planning period, each with a
timeline for implementation
that the local government is
undertaking or intends to
HEU Chapter 5 sets forth the
City’s housing plan which
includes the required schedule of
actions, each with a timeline for
implementation.
undertake to implement the
policies and achieve the
goals and objectives of the
housing element.
In compliance with Government Code Section 65583.2, the HEU includes an inventory of residential land in the manner and with all detail required, including infrastructure constraints, a general description of environmental constraints, and sites proposed for densities no less than those required by 65583.2 (e)(2)(A)(i).
The HEU achieves the State legislature’s goal to assure that counties and cities recognize their responsibility to contribute to attainment of achieving the state housing goal, to assure that counties and cities prepare and implement housing elements which move toward attainment of the state housing goal, to recognize that each locality is best capable of determining the efforts required for it to contribute to attainment of the state housing goal, and to ensure that each local government cooperates with other local governments to address regional housing needs.
The HEU will guide City decision-making as it relates to housing and thus, implements other general plan policies related to the development, preservation and management of the City’s housing stock.
2023-2031 Housing Element
Revised Subsequent Draft | November 2024
Cityof JO
VALLE California
Exhibit B
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE PLACEWORKS.COM
City of Vallejo
2023-2031 Housing Element
Revised Subsequent Draft | November 2024
Prepared By: PlaceWorks
101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
City of
VALLEJO
California
~ PLACEWORKS
Table of Contents i
TABLE OF CONTENTS
1. 2.
3. 4.
5. 6.
INTRODUCTION ..................................................................................................................... 1-1 Purpose ............................................................................................................................ 1-1 Housing Element Planning Horizon ............................................................................ 1-1 Housing Element Income Levels ................................................................................. 1-1 PUBLIC PARTICIPATION ........................................................................................................ 2-1 Local Stakeholder Consultations ................................................................................ 2-1 Joint Planning Commission/ City Council Study Session ..................................... 2-2 Focus Group Meeting ................................................................................................... 2-3 Environmental Justice Pop-up Events ....................................................................... 2-3 Noticing of the Draft Housing Element .................................................................... 2-4 meetings on the public Draft Housing Element ..................................................... 2-4 additional meetings on the Housing Element ........................................................ 2-9 Public Comment .......................................................................................................... 2-1 O Revisions in Response to Public Comment ........................................................... 2-15 State Certification ......................................................................................................... 2-16 REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS ............................................... 3-1 HOUSING RESOURCES AND CONSTRAINTS .................................................................... 4-1 Housing Resources ........................................................................................................ 4-1 Governmental Constraints on Housing Availability ............................................. .4-25 Nongovernmental Constraints on Housing Availability ...................................... .4-69 GOALS. POLICIES. PROGRAMS ........................................................................................... 5-1 Changes in Goals, Policies, and Programs for the Housing Element Update ... 5-1 Goals, Policies, and Programs ..................................................................................... 5-1 MEANS TO ACHIEVE CONSISTENCY WITH REMAINDER OF GENERAL PLAN ............. 6-1
APPENDICES
Appendix 1: Regional Public Outreach and Engagement
Appendix 2: 2023-2031 Regional Housing Needs Assessment Appendix 3: City of Vallejo Assessment of Fair Housing
TABLE OF CONTENTS
ii Vallejo Housing Element
TABLES
TABLE 1 Regional Housing Need Allocation, Projection Period 2023-2031 .... .4-1 TABLE 2 RHNA Progress, Constructed and Under Construction after June 30, 2022 .................................................................................................. 4-2 TABLE 3 Realistic Capacity Project Examples ........................................................... 4-5 TABLE 4 Sites lnventory ................................................................................................. 4-7 TABLE 5 Permitted and Under Construction Projects ......................................... .4-20 TABLE 6 Summary of Residential Capacity Compared to the Remaining 6th Cycle RHNA ............................................................................................ 4-23 TABLE 7 Summary of Residential Capacity Compared to the 6th Cycle RHNA. .............................................................................................................. 4-26 TABLE 8 General Plan Land Use Designations Which Allow Housing, 2017 .................................................................................................................. 4-32 TABLE 9 Specific Plans ................................................................................................. 4-33 TABLE 10 Summary of Basic Zoning Districts of the Zoning Code .................... .4-35 TABLE 11 Residential Development Standards, 2021 ........................................... 4-40 TABLE 12 Vallejo Waterfront Planned Development Master Plan Residential Usesl .......................................................................................... 4-41 TABLE 13 Residential Parking Standards, 2022 ....................................................... .4-42 TABLE 14 Provisions for a Variety of Housing Types, by Zone, 2022 ................ .4-45 TABLE 15 Building Permit Fees, 2022-2023 ............................................................. .4-55 TABLE 16 Development Impact Fees, 2022-2023 .................................................. 4-56 TABLE 17 Planning Fees, 2022-2023 ........................................................................ ..4-57 TABLE 18 Typical Planning Fees for a Single-Family and Multi-Family Projects ........................................................................................................... 4-58 TABLE 19 Typical Impact Fees for a Single-Family and Multi-Family Projects ........................................................................................................... 4-58 TABLE 20 Current Mortgage Rates, June 2024 ....................................................... 4-69 TABLE 21 Summary of Quantified Objectives ......................................................... 5-28
FIGURES
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
City of Vallejo Vacant Sites Inventory #1 ........................................................ 4-14 City of Vallejo Vacant Sites Inventory #2 ........................................................ 4-15 City of Vallejo Vacant Sites Inventory #3 ........................................................ 4-16 City of Vallejo Vacant Sites Inventory #4 ........................................................ 4-17 City of Vallejo Vacant Sites Inventory #5 ........................................................ 4-18 City of Vallejo Vacant Sites Inventory #6 ........................................................ 4-19 City of Vallejo Permitted and Under Construction Projects ....................... 4-21 Inland Flooding Risk in Vallejo ......................................................................... .4-25 Introduction 1-1
INTRODUCTION 1
PURPOSE
The Housing Element of the General Plan is a comprehensive statement by the City of Vallejo (hereinafter “Vallejo”) of its current and future housing needs and proposed actions to facilitate the provision of housing to meet those needs at all income levels .
The policies contained in this element are an expression of the statewide housing goal of “attaining decent housing and a suitable living environment for every California family,” as well as a reflection of the unique concerns of the community. The purpose of the Housing Element is to establish specific objectives, policies, and programs relative to the provision of housing and to adopt an action plan toward this end. In addition, the element identifies and analyzes housing needs, resources, and constraints to meeting these needs.
California Government Code Section 65583 requires the Housing Element to include the following components:
• A review of the previous element’s goals, policies, programs, and objectives to ascertain the effectiveness of each of t hese components, as well as the overall effectiveness of the Housing Element.
• An assessment of housing needs and an inventory of resources and constraints related to meeting these needs.
• An analysis and program for preserving assisted housing developments. • A statement of community goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing. • A program that sets forth an eight -year planning period schedule of actions that the City is undertaking, or intends to undertake, in implementing the policies set forth in the Housing Element.
HOUSING ELEMENT PLANNING
HORIZON
The Goals, Policies, Objectives, and implementation programs are intended to guide the City’s actions in the arena of housing during the eight-year Housing Element planning period that extends from January 2023 through January 2031.
HOUSING ELEMENT INCOME
LEVELS
There are a variety of housing terms contained within this Housing Element. Generally, housing is considered “Affordable” if a household pays no more than 30 percent of household income on housing costs (rent or mortgage). Household income levels are based on U.S. Census data and are used to identify the housing needs for various
1. INTRODUCTION
1-2 Vallejo Housing Element
income levels in the City of Vallejo (Area). Based on the California Housing and Community Development Department’s (HCD ’s) established 2021 income limits, income limits for a family of four in Solano County a re categorized as follows:
Extremely Low -Income Household : Households with an income no greater than 30 percent of area median income (AMI), or $29,150.
Very Low- Income Household: Households with an income between 30 and 50 percent of the AMI, or $29,151 and $48,550.
Low-Income Household: Households with an income between 50 and 80 percent of the AMI, or $48,551 and $77,600.
Moderate-Income Household: Households with an income between 80 and 120 percent of the AMI, or $77,601 and $119,150.
Above Moderate-Income Household: Households with an income above 120 percent of the AMI, or greater than $119,150.
Public Participation 2-1
PUBLIC PARTICIPATION 2
•
•
•
•
•
•
•
LOCAL STAKEHOLDER
CONSULTATIONS
•
•
•
•
Section 65583(c)(9) of the California Government Code specifically requires that the Housing Element "include a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the Housing Element, and the program shall describe this effort." Cities and counties must take active steps to inform, involve, and solicit input from the public, particularly low income and racial and ethnic households that might otherwise not participate in the process.
To meet the requirements of state law, the City completed public outreach at both the local level and as part of the regional Solano County Housing Element Collaborative effort to encourage community involvement. These efforts included:
Local Stakeholder Consultations
Regional Stakeholder Consultations
Community Workshops
Online Community Survey
Focus Group Meeting
Planning Commission and City Council Study Sessions
Pop-up Events for the Environmental Justice Element
Regional efforts included three sets of community workshops, consultations, and a community survey, all of which are discussed in detail in Appendix C - Regional Collaboration Effort - Housing Element Public Outreach.
To ensure that the City solicits feedback from all segments of the community, consultations were conducted with service providers and other stakeholders who represent different socioeconomic groups.
From January through April 2022, staff reached out to four local stakeholder organizations to offer the opportunity for each to provide one-on-one input on housing needs and programs. Feedback was received from three local stakeholders, in addition to feedback from eight regional stakeholders that serve Vallejo residents (summarized in Appendix C). Representatives from the following organizations were interviewed as part of local efforts:
Fair Housing Advocates of Northern California (FHANC), January 6, 2022 Fighting Back Partnership (FBP), January 12, 2022
Agency on Aging, January 24, 2022
Local Historian Brendan Riley, April 25, 2022
Representatives from Agency on Aging and FBP described a variety of challenges and barriers facing residents of Vallejo, such as affordable and accessible units for seniors and persons with disabilities, particularly those with fixed incomes. They also expressed a need for senior housing with wrap-around services and amenities, such as shuttles, open
2. PUBLIC PARTICIPATION
2-2 Vallejo Housing Element
JOINT PLANNING COMMISSION/
CITY COUNCIL STUDY SESSION
space, community gardens, and senior programming, and a need for more funding to assist local nonprofits working on fall prevention modifications and to assist seniors with home rehabilitations. The Agency on Aging also recommended alternative and affordable housing options such as accessory dwelling units (ADUs), tiny homes, or mobile units, and the need to include wrap-around services and units near transit.
FBP echoed similar barriers to affordable housing, stating that evictions related to COVID- 19 were high as clients waited for a response from the Emergency Rental Assistance Program. According to the FBP, there is a shortage of rental housing and ownership opportunities, especially for residents with prior felonies or limited landlord references.
Other barriers to affordable housing that were identified included rising rental costs and outdated units needing weatherization.
The one-on-one interviews with fair housing advocates from FHANC raised a number of observations and conditions related to housing issues facing the City. FHANC identified a need for more coordinated and extensive education and enforcement related to fair housing laws and reported that the most common discrimination complaints are regarding denials of reasonable accommodation requests. FHANC reported that discrimination was typically more common among landlords and housing providers of fewer units and suggested that this may be due to a lack of understanding of laws. FHANC recommended the City continue to contract with a fair housing organization to provide direct services to residents and adopt tenant protections.
According to a local historian, Brendan Riley, redlining was prominent in Vallejo during the early to mid-1900s, with non-White residents pushed to certain neighborhoods.
According to Riley, many of the homes that were in redlined areas were of poor quality.
As a result of market crashes and redlining, Riley noted a lack of generational wealth among many non-White residents. However, despite historic patterns of segregation, Riley reported that, today, Vallejo is a highly integrated and diverse city that can continue to promote further integration and mobility through development of affordable housing options.
On April 18, 2022, the City held a joint study session for the Planning Commission and City Council to introduce the 2023-2031 Housing Element update and to review new state laws. The public was invited to attend and participate. Staff presented an overview of the Housing Element update process and required contents of the element, discussed early strategies and possible sites to meet the City's Regional Housing Needs Allocation (RHNA), reviewed new state laws, and solicited feedback from the Planning Commission, City Council, and community members on these strategies and other housing needs in Vallejo. During the discussion and public comment period, Planning Commissioners, City Councilmembers, and community members raised questions asking for clarification on the RHNA process and methodology. Comments received also included a desire to distribute affordable housing citywide and integrate a variety of housing types in neighborhoods, a need for alternative mechanisms to support affordable development and equity building (i.e., an inclusionary housing ordinance, and social equity/impact bonds), general concerns about a lack of generational wealth and challenges in building equity, and requests for additional outreach to community-based organizations.
Based on feedback received during the study session, the City included Programs H 4.1.1 and D 1.1.1 to incentivize a variety of housing types and improve access to information about financing and other opportunities.
2. PUBLIC PARTICIPATION
Public Participation 2-3
FOCUS GROUP MEETING
ENVIRONMENTAL JUSTICE POP-UP
EVENTS
•
•
•
•
•
On July 21, 2022, the City held a focus group meeting with seven local stakeholders and representatives of community-based organizations and agencies. The attendees were from advocacy groups or community organizations representing the following interest areas: environmental, climate, housing, transportation, specific ethnic groups, the faith based community, and equity. At the meeting, the City provided an overview of the Housing Element update process, initial findings related to housing needs specific to Vallejo residents, discussed early strategies to address the City's RHNA, and provided an overview of new Housing Element laws and public outreach efforts in Vallejo.
Following the presentation, group discussion covered the greatest housing needs, homelessness, financing for housing, staff capacity and opportunities, zoning, and solutions for permanently affordable housing and equity building. Participants identified the greatest need for housing as preservation of affordable opportunities, renter protections, and a range of housing types and resources to meet a variety of needs.
Participants also expressed a need for additional resources to aid the homeless population, and targeted strategies for different segments of the homeless population rather than assuming similar needs for all homeless individuals and households.
Homeless prevention and collaboration with nearby jurisdictions that have faced similar challenges (i.e., Oakland) were discussed as opportunities to address homelessness in Vallejo. A variety of strategies were discussed to address homelessness; however, participants identified zoning as a barrier to some solutions, such as allowing modular housing. In addition to addressing homelessness through zoning, participants expressed a need for more integrated zones that facilitate new housing near schools, transit, and jobs. Permanently affordable housing opportunities discussed included community land trusts, working with the Neighborhood Assistance Corporation of America, Habitat for Humanity, and creating alternative opportunities such as adaptive reuse of underutilized buildings for housing.
Feedback received during this focus group meeting was integral to completing the Assessment of Fair Housing for Vallejo, and has been incorporated into Programs E 1.13, F 1.1.1, and F 1.1.3
In addition to outreach specific to the Housing Element, the City also had four pop-up events for the Environmental Justice Element concurrent with the Housing Element update. While the focus of these events was primarily on environmental justice, feedback received from participants at the events overlaps with housing needs, particularly as they relate to fair housing. The pop-up events included:
Dia de los Ninos event on April 30, 2022
Vallejo Farmers' Market in Downtown Vallejo on June 26 and November 19, 2022 Monthly meeting of St. Vincent's Neighborhood Coalition at St. Vinnie's Community Garden on July 27, 2022
Vallejo Art Walk in Downtown Vallejo on September 10, 2022 Monthly meeting of Soroptimist International of Vallejo at Buttercup Diner on September 19, 2022
At the June 2022 event, staff distributed a paper survey for participants to respond to. At each of the following events, staff distributed a flyer with a link to an on line survey with the same questions as the paper survey. In total, the City received 82 responses.
Approximately 47.5 percent of respondents reported that they felt exposure to polluted air, water, and/or land was a "mild problem" in their neighborhood, and 13.8 percent felt it was a "huge problem." Similarly, 43.0 percent felt that the number of homes in their neighborhood with unsafe or unhealthy conditions was a "mild problem," and 15.2
2. PUBLIC PARTICIPATION
2-4 Vallejo Housing Element
NOTICING OF THE DRAFT HOUSING
ELEMENT
MEETINGS ON THE PUBLIC DRAFT
HOUSING ELEMENT
Planning Commission – September 18, 2023
•
•
•
•
•
•
•
•
•
percent felt it was a "huge problem." There were no concrete patterns of these responses compared to the neighborhood that respondents reported living in.
In response to the feedback received at these pop-up events, the City has included Program D 1.1.1 to implement a program to provide financial subsidies for prospective homeowners in exchange for home rehabilitation through sweat equity, Program G 2.1.1 to provide rehabilitation assistance and continue to implement the City's Neighborhood Law Program to reduce blight, and Program F 1.1 .2 to take steps to improve access to resources and opportunities citywide.
Per California Government Code Section 65585, the draft Housing Element was made available for public comment for 30 days, from September 8, 2023, to October 24, 2023.
The draft was made available on the City's website and was noticed to residents through the same methods as the Planning Commission and City Council meetings. Additional direct noticing was sent to local housing advocate groups, community-based organizations, and other interested groups and individuals.
The City and consultant presented the Public Draft Housing Element at the Planning Commission meeting on September 18th. Comments and questions were received from members of the public and from the commissioners. A summary of the comments and questions is below:
Program F 1.1.3: Rent Monitoring Program - What is meant by rent monitoring and how does that take place?
What does objective standards mean? Does that mean that we're going to see buildings that are of a different kind of character?
How many of the 1,362 4th cycle RHNA units were permitted or built? For the RHNA or allocation, the economic splits include very low and low but the allocations for ADUs or projects in the pipeline lump those two categories together.
Can you help me understand why?
On our last annual report our RHNA deficit was in the hundreds for an allotment of 1,396 so its substantial we're not just a few units shy of meeting our allocation.
Which of the programs you have listed here could we implement as a city would be ones that would address not meeting our allocation previously or ones that are novel and would help us advance towards them now?
Are there any policies or programs in place that preserve the vacant site capacity for low and very low income housing?
When you build housing there's infrastructure needs. How do you incentivize developers to provide all the stuff that you really need? There's a lot of apartments going up over in South Vallejo but there's very little infrastructure i.e. some place to buy some food, things like that. What are we doing to incentivize developers to not just provide the housing but to provide a place to live? This housing element is really important. Have worked in this field for 30 years.
Housing elements are critical. It is not just technical. I would suggest that you print a hard copy of the housing element and really read it through. I printed it today and I'm going to read it.
2. PUBLIC PARTICIPATION
Public Participation 2-5
•
•
Housing & Community Development Commission –
October 5, 2023
•
o
o
▪
o
•
o
I believe before you go to the Planning Commission and the City Council to approve the Housing Element. Your planning commission needs to approve this not just conduct a study session. I'm not sure when you're planning to do that.
Represent Legal Services of Northern California. A large number of our clients are in Vallejo because that's where we are and we're easily accessible. This is a great opportunity to plan for the needs of our community. I'm sure you've all experienced this, we've experienced it everyday that there's not enough housing for people that need housing and it's not affordable to folks. We are often seeing extremely low income people as the people who are already losing their housing, not close to losing it but already in the process of losing it unless they are some of the few people who are fortunate to have a voucher or live in project based section 8 housing. The needs are vast. The programs are the heart of the document and they need to be specific and measurable and something that can be accomplished and not merely a suggestion or an idea, something that is actually going to be accomplished during this next planning cycle.
The City and consultant presented the Public Draft Housing Element at the Housing & Community Development Commission meeting on October 5th. Comments and questions were received from one member of the public and from the commissioners.
A summary of the comments and questions is below:
Public comment:
Our office is conducting a thorough review of the entire housing element and we will be providing written and oral public comment prior to and at the city council meeting this month.
Today I wanted to call attention to a significant problem that we already identified in our review and that is the sites inventory. Have identified many sites that are not developable at all and many more that would not be developable during this planning period of which were already almost an entire year into. Vallejo's RHNA for very low and low income units is 1059 and if you exclude only the egregiously undevelopable sites the housing element now does not identify enough sites to meet this RHNA.
Some examples in Table 4 of the draft element - Site 49 is a parking lot and drive through for the McDonald's on Valley Vista at Sonoma, site 52 is a parking lot for the Food Max on Tuolumne, site 55 is a parking lot for the Home Depot on Admiral Callaghan. Also site 66 is an extremely awkward triangle plot and it was acquired recently by a corporation that builds and operates gas stations. Sites 63 and 64 which are contiguous to each other were both recently acquired by Carlton senior living which provides higher end assisted living to seniors so it would not be appropriate for low income housing.
Some of the sites identified for moderate housing actually might be better suited for low income housing because they're better shapes, they're actually located in residential areas not purely commercial areas and are appropriate sizes so best for low income housing is 2 acres to 1 O acres to allow the density that's needed. So sites such as 3, 5, and 6 on that table 4 may be more suited for this type of housing.
Commission comment:
Concerned about overall number of units at the different levels and some of your information received from the different focus groups that you held and I get that this is at the Solano County level but it also comes down to the Vallejo level. Concerned that the partners are just at the Solano County level. Need to look the holistic picture when we think about the RHNA and how we're going
2. PUBLIC PARTICIPATION
2-6 Vallejo Housing Element
o
o
o
o
o
o
City Council – October 24, 2023
•
o
▪
▪
▪
to work with the unhoused, those who are also low income or at the lowest income. When we think of at risk for homelessness we think of domestic violence and so forth, how does that really play into this picture? Look at what was identified at the county level versus coming down to the local level and serving our families and individuals that actually live in Vallejo. Have we thought about what funding is available to support affordable development already? Regarding Program F 1.1.1 what does this housing discrimination monitoring and referral program look like and what is a rent monitoring program? How will this housing element plan shift some of those services or that access specifically to Vallejo and what is the access to the information and resources? What and how would financing be executed and how are you going to reduce the rates for those who are looking to purchase these properties and how do you identify the replacement of the existing affordable units? What is the process what is the strategy? What areas would you be looking at? How is this element really going to focus on unhoused needs? Is there any sense of urgency or special urgency that you will impose on the government agencies to really focus? They are the number one group to be serviced, there is a tremendous need for that particular area to be take care of.
Senior housing is absolutely important also.
Programs under Goal G also involves the role of government I know there's a staffing shortage here in all areas of the Vallejo city government, how can this element impress upon the city government to really help with all areas that are listed under Goal G and hire a sufficient amount of staff? Being lax in this area probably slows down the entire process. I'm hoping that in the future moving forward that the housing element would focus on a sense of urgency.
I see the timeline however I just wanted to uplift that the public had a hard time accessing the housing element so it feels unfair for us to move forward with this provided the people didn't have the adequate time to access the housing element. It was 300 something pages and for me the link was just available late last week. It would be great if the schedule could be adjusted to give the public time to really digest this.
The City and consultant presented the Public Draft Housing Element at the City Council meeting on October 24th. Comments and questions were received from members of the public and from the Council. A summary of the comments and questions is below:
Public comment:
Represents Legal Services of Northern California. Her organization provided written comments outlining our concerns in detail. The housing element is dense and technical as a document but it's our most important tool to address the city's housing crisis. Some of our advocates will provide comments tonight to highlight our concerns with two crucial components of the document-the sites inventory and the programs. The housing element must plan to accommodate 1,059 new low income units from 2023 to 2031 . The draft claims that it meets this obligation but when excluding improper sites or improper projected units it actually falls short by 598 income units so there's not a surplus there's actually a shortfall of almost 600 units.
Site is a parking lot and drive through of McDonald's on Valley and Sonoma.
Site 52 is the parking lot for Food Max on Tuolumne.
Site 55 is the parking lot for the Home Depot on Admiral Callaghan.
There are more sites identified that are problematic.
2. PUBLIC PARTICIPATION
Public Participation 2-7
▪
▪
o
o
o
o
o
Reliance on ADUs to project 118 low income ADUs that will be built from 2023 to 2031 is improper because zero ADUs were built in the last planning cycle for low income households. There were some developed that were categorized for above moderate households but none for low income households.
The sites inventory and the related planning must be revised especially considering in the last planning cycle there was only 18.4% of the RHNA satisfied. Only 72 of those were low income units and 442 were moderate or above moderate units. The draft must be revised to accommodate for all income levels including low income households, not just for above moderate and moderate households.
The heart of the housing element is its plan to create a more equitable and accessible community through specific programs. These programs should be based on the city's needs, resources, and community. With the 6th cycle housing element the city of Vallejo has the opportunity to commit to thoughtful and bold programs to facilitate housing development. However as drafted, the proposed housing element risks squandering this opportunity by failing to commit to specific programs with actionable outcomes. First numerous programs lack specific steps and outcomes. Secondly, several programs are recycled from the 5th cycle planning cycle after not being fully implemented in the past 8 years. Specifically, inclusionary zoning, commercial linkage, RHNA monitoring, and support for people with developmental disabilities were all proposed in similar form in the 5th planning cycle and were incompletely implemented over the last 8 years.
The proposed programs regarding a rent monitoring program, inclusionary zoning, housing choice vouchers and more represent important and appropriate commitments to meet Vallejo's RHNA policy. What is missing is specific deadlines and specific outcomes.
While a housing element must include programs with measurable outcomes the draft falls short of discussing how some identified objectives will be achieved. One example is Program B 1.1.1 housing choice voucher or section 8 rental assistance. A major problem that our organization often sees is landlords refusing to rent to voucher holders or otherwise discriminating against them. It is unclear how landlord outreach efforts will address expanding housing mobility opportunities for voucher holders. Some sort of rationale for the city's quantified objectives would be useful for assessing whether the numbers and outcomes listed will be effective and attainable.
Several proposed programs only restate the city's pre-existing obligations to comply with California law. Programs such as A 3.1.1, A 4.1.1, C 1.1.3, and E
1.1.4 merely commit the city to comply with the California government code, California health and safety code, and state and federal fair housing law.
New state law requires that the housing element put forward steps that the city will take to address past housing discrimination and segregation. I want to specifically point out some issues with how some current sites identified in the housing element reproduce rather than address patterns of segregation. Vallejo as a whole is in the 59th percentile statewide for socio-economic markers and environmental risks. Of the sites identified for low-income housing development, 1 Oare in census tracts that have lower socioeconomic and more environmental risks than 900/o of California. In contrast, the majority of the sites identified for moderate and high-income are near the waterfront in the Solano commercial district and up in the hills. The current draft bases its site identification off of the constraints imposed by our current zoning laws, which restrict larger and more dense developments to the same areas of the city where lower income housing was historically situated, mostly in areas zoned for commercial and mixed uses. These areas are also heavily impacted by pollution and other environmental justice issues due to the proximity to major
2. PUBLIC PARTICIPATION
2-8 Vallejo Housing Element
o
o
o
o
o
o
o
o
o
o
roads and freeways. The city is required by state law to take meaningful steps to reverse historical patterns of segregation. The first steps in doing this are to identify appropriate locations for affordable housing and to rezone as needed to allow for development to actually occur.
The majority of renters have been paying high rents, facing housing insecurities and displacement and dealing with poor and unsafe living conditions.
Mentioned that Marina Vista aka Longshore cove is very unsafe. The city should do all they can to pass strong policies to prevent evictions and stop current and ongoing displacement including providing basic tenant protections and making meaningful and concrete comments to preserve and create affordable housing.
The draft should include baseline tenant protection s including just cause eviction protections, tenant right to counsel, rent control, and anti-harassment ordinances that include tenant right to organize.
The city should include policies that will support the community land trust.
We need policy that's going to have direct and actionable items. For the last two decades that I've lived here the city has done nothing to do the work that has to be done in order to provide that affordable housing. We've watched as developers come into the city and promise that they're going to give a percentage to affordable housing and instead has bought out those units that were supposed to be provided and that money never want to address affordable housing within the community. We need to make sure that we include the community land trust. These are ways for us to have alternative housing that will address the need for permanent affordability and that our property is not bought out by developers.
Through the work of advocates and resident leaders there has been a 2 million dollar grant brought in from the state and $400,000 from philanthropic institutions to support community housing. We have approached the city in multiple iterations. We have been turned away when we tried to do things that are innovative. We hope this housing element conversation will finally get us a partner in this.
In February 2022 my family and business was displaced here in Vallejo. I tried to find a place to live and a place to reopen my business, and being displaced was frightening. Now I try to help other people in Vallejo and have them not experience what we went through. Protections and tenant rights are needed.
Represents Urban Habitat. The city needs to be a bold leader in Solano County.
We are facing a housing crisis. During COVID Vallejo had the highest eviction rate in the Bay Area. The draft must include baseline tenant protections, going beyond state minimum standards. We urge you to include policies that support community land trusts. We need your partnership and so far have not had that.
Represents Solano Group of the Sierra Club. We see people unhoused, we see people spending half of their income on housing, crime problems, displacement, people not having enough to eat because they are spending so much on rent. We need to prevent more people from being pushed to this limit. We need to build more housing and take care of the folks that can't afford the housing that exists.
We have a segregated community. We have diversity with pebbles of segregated communities, and we need to integrate communities. The new developments need to be mixed income. We have to stop putting all low income housing in a handful of census tracts.
Need to maintain our housing stock. A lot of tenants suffer from substandard maintenance.
Sister cities in our region enjoy protections such as just cause eviction, and here there is no right to council or rent control. Tenant harassment and gun violence occurs on a daily basis and tenants live in fear. There are no fundamental protections in place and the draft must include these. We are still hoping and waiting for the support of council.
2. PUBLIC PARTICIPATION
Public Participation 2-9
•
o
o
o
o
o
ADDITIONAL MEETINGS ON THE
HOUSING ELEMENT
Planning Commission – October 21, 2024
•
o
o
o
Council comment:
How do we address the length and breadth of the identified legal shortcomings? Could you comment on the identified locations for the low income, and how those properties were identified and what is the plan for converting them to low-income designated properties? Have we looked at reducing fees for low income so we can have more viable builders build low-income housing? The draft estimates that a newly constructed 3 bed 2 bath home in Vallejo costing $400,00 to build would have another $50,000 in permitting fees. Is that accurate because that's a big problem in itself.
How can we prevent this from happening? We were very delayed on the Housing Element and low in staffing. When these letters come from the state we want to make sure that we pay close attention to it. I want to make sure that the issues that were raised are addressed. What is the definition of affordable housing nowadays in our city?
It seems like we've always been chasing our tail with the RHNA numbers. How do we get to the point to fix our numbers?
The City and consultant presented a status update on the Housing Element at the Planning Commission Meeting on October 2l51. Comments and questions were received from members of the public and Planning Commission. A summary of the comments and questions is below:
Public comment:
Represents the Solano Group of the Sierra Club. They spoke in favor of affordable housing for all income groups. It is a relief to see the Planning Commission work on the overdue Housing Element update. In Vallejo, almost 20% of households are paying 50% or more of their income on shelter. People often must decide between paying rent or buying food each month. Rising rents and unjust evictions are forcing more people into homelessness. It is a breath of fresh air to see City Executive staff express interest and open the dialogue around the housing crisis. They ask that the Planning Commission move forward with speed and provide further opportunities for dialogue with Vallejo citizens as the Housing Element gets closer to completion.
Represents the Vallejo Housing Justice Coalition. They have worked with Public Advocates in the past on the Housing Element. Each Housing Element must analyze Fair Housing Issues within its jurisdiction and create programs to respond to these issues within certain areas. Vallejo's Fair Housing Analysis makes it clear that there is a significant risk of displacement for communities of color and low-income. In response, the City must adopt programs that will significantly mitigate, if not entirely prevent, displacement. The current program only commits to a study presented to City Council and does not meet state law standard for concreteness. Throughout the drafting process, community members have consistently called for tenant protections. The City must update its renter protection programs in order to meet state concreteness standards. It is strongly encouraged that everyone take a closer look at the Housing Element and what is required by State Law.
Represents a hillside property that is in the process of being developed. They bought this property before the COVID pandemic hit for a residential development, but it turns out that it has been changed to a commercial designation in the General Plan. Originally, developing a hotel was considered
2. PUBLIC PARTICIPATION
2-10 Vallejo Housing Element
•
o
PUBLIC COMMENT
Sierra Club Solano Group
•
•
•
•
•
•
•
o
o
o
o
Public Advocates
•
•
•
•
o
o
o
o
but then they switched to a gas station and later to live-work units, which is the current plan. In the meantime, they have been proactive with the Housing Element and wanted to see if this lot could be included in the Housing Element.
Luckily, it was incorporated but now they want to know how they should go about getting the development going again.
Planning Commission Comment:
Have the Vallejo Housing Justice Coalition been added to the Fair Housing Assessment, or will they be added?
The City received comments from the public including comments from specific groups:
Sierra Club, Public Advocates, Fair Housing Advocates of Northern California (FHANC), Public Advocates, Legal Services of Northern California, Public Advocates/Vallejo Housing Justice Coalition/United Way Bay Area, and Public Advocates/Public Interest Law Project.
Public comments included, but were not limited to, the following topics.
Consider fee reductions to assist moderate income households Include Density Bonus targets for low and moderate income seniors Consider an impact or commercial linkage fee to fund additional staff to execute affordable housing efforts
Address the disconnect between job production and housing production to reduce homelessness
Ensure Solano 360 and Mare Island are accommodating affordable housing Improve communication with stakeholders
The draft should be revised to meet the following needs outlined by the State on January 31, 2023:
The inclusionary zoning ordinance was previously promised to be ready by Fall 2024. The new draft delays this milestone to the third quarter of 2025.
The City should do more than commit to exploring best practices and completing a market/feasibility analysis related to renter protections.
The City should commit to more than evaluating and considering a Commercial Linkage Fee so that large new businesses can help provide housing for their workers.
Action on the long-stalled affordable housing plans for downtown, Solano Boulevard, and the northern waterfront have been delayed at least until 2026.
Clarify how the City will determine the feasibility of deferring fees, describe what the density bonus will be, and when to give concessions in development standards.
Consider adopting Just Cause eviction protections, Rent Stabilization that goes above and beyond state rent caps, and tenant Anti-Harassment protections Implement further renter protections like a rent review board, multilingual legal services, just cause eviction protections, and tenant anti-harassment protection Implement programs that will enable and encourage the growth and development of Community Land Trusts (CLTs), such as:
creating a funding pool for current and future CL Ts
partnering with CLTs to seek key opportunities for property acquisition for permanently affordable housing
fast-tracking CLT permitting and eliminating other development barriers developing a local Surplus Land policy consistent with the state Surplus Land Act that prioritizes sale of city-owned land to CL Ts
2. PUBLIC PARTICIPATION
Public Participation 2-11
•
Fair Housing Advocates of Northern California
•
•
•
•
o
o
o
o
•
•
•
•
•
o
o
o
o
o
Legal Services of Northern California
•
•
•
•
•
Edit Program H 4.1.1 to commit, at a minimum, to streamlining approval processes for CL Ts who have applied to develop housing
Strengthen fair housing programs, policies, and goals, including metrics and milestones, as well as explore adding programs to protect Vallejo renters Revise Program F 1.1.1 to include detailed metrics and milestones for determining what fair housing goals will be achieved and which are required Revise the Housing Element to correct an error regarding contractual fair housing services between FHNV and the City of Vallejo
Recommends the following meaningful actions be taken by the local Housing Authority:
Include state/local fair housing Source Of Income (SOI) discrimination complaint forms in HCV briefing packets (Including the Civil Rights Department Complaint Form)
Reach out to owners explaining SOI discrimination laws and assess if voluntary compliance can be achieved prior to a fair housing referral Refer voucher SOI discrimination the local fair housing organization and human rights agency
Educate owners about SOI discrimination laws and/or work with fair housing agencies to provide such education
Provide housing choice voucher families with information about LIHTC properties in the area
Create an internal system to track patterns and trends for SOI discrimination and report data to local fair housing organizations and FHAP agencies for possible testing Recommend eliminating criminal history in obtaining housing due to the practices disparate impact on people of color
Request to limit the rent increase to address the displacement of the City's low-income renters.
Adoption of a Just Cause Eviction ordinance that includes:
Anti-retaliation not limited to reasonable accommodation, Sexual harassment etc., clean safe housing,
Rental registry, a tenant commission that has reserved seats for special needs groups
Require landlords to give 7-day warning letter before a 3- day notice to pay or quit
Prevent just cause eviction for subletting and addition of family members Ensure sufficient capacity to meet the RHNA that is distributed throughout the city with special attention to AFFH
Review and revise lower and moderate-income vacant sites and carry over sites from the previous Housing Element
Clarify inclusion of sites near 5th Street and Sonoma Boulevard that are not listed in the Draft Element's Vacant Sites Inventory
Identify lower income sites where housing construction would integrate low-income residents into more resourced neighborhoods
Review and revise ADU projections
2. PUBLIC PARTICIPATION
2-12 Vallejo Housing Element
•
o
o
o
o
o
o
•
•
•
•
•
•
•
•
•
Consider revising the following programs:
Program A 1.1.2, to state which specific fees would be eliminated as an incentive and identify the types of concessions or incentives will be provided for affordable projects
Program B 2.1.1 to commit the City to prepare and present an inclusionary housing ordinance by June 2024 and propose the draft to City Council by June 2025
Program B 2.1.2 to prepare and present the commercial linkage City Council by October 2024 and enact the recommended commercial linkage fee by Program E 1.1 .1 and Program E-1 .1.5 to add dates by which actions will be taken and outline specific incentives that will be offered, and provide a deadline for implementation of those incentives
Program F 1.1.2 commit the City to coordinate with regional transit to increase accessibility to public transportation throughout Vallejo, and that such coordination shall occur by June 2026.
Program G 3.1.1. to explore use of CDBG or HOME funds to offer relocation assistance to tenants displaced by uninhabitable premises and propose a plan for use of these funds by March 2024 and draft and propose an ordinance to require landlords or property owners to provide assistance when the tenant is displaced due to an uninhabitable premises.
Clarify the actions that will be taken for the following programs A 1.1 .2 (Mixed-Use Development), A 3.1.1 (Removal of Governmental Constraints), B 1.1.1 (Housing Choice Voucher (Section 8) Rental Assistance), B 2.1.1 (lnclusionary Housing Ordinance), D 1.1.1 (Sweat-Equity Program for Homeownership), E 1.1.1 (Incentives for Special-Needs Housing), E 1.1.3 (Homeless/Un housed Needs Consider hiring staff to ensure sufficient capacity to implement programs A 1.1.1 (Land Inventory and RHNA Monitoring), B 2.1.2 (Commercial Linkage Fee), B 2.1.1 (lnclusionary Housing Ordinance), D 2 .1.1 (Sweat Equity Program for Homeownership), E 1.1.2 (Senior Housing Needs), E 1.1.5. (Support for Persons with Developmental Disabilities).
Propose affirmative measures to ensure voucher-holders and other protected classes are able to actually obtain the benefits of the City's efforts to provide affordable housing under program B 1.1.1
Adopt a program specifically designed to allow multi-family housing sites in the higher opportunity areas, or the areas with a higher median-income with identified and rezoned sites by 2026.
Adopt a program to increase the reliability and availability of bus services to help increase the feasibility of low-income housing sites in all neighborhoods of Vallejo.
Review and revise housing constraints section to identify obstacles to development in Vallejo
Consider addressing the lack of adequate transportation, ongoing issues with the Vallejo Police Department, and the Vallejo school system through Programs F 1.1.2:
Improve Access to Resources, H 1.1.1: Neighborhood Park Access Program, H 1.1.2 Neighborhood Services, H 2.1.1 : Transit- Oriented Development, and H 2.1.2:
Downtown Vallejo Specific Plan and Sonoma Boulevard Specific Plan and include additional programs throughout the Housing Element as needed Analyze current development constraints and add programs as needed to increase development incentives
Include an identification and analysis of its current low density zoning sites as a constraint to the development of low-income housing units.
2. PUBLIC PARTICIPATION
Public Participation 2-13
•
•
•
•
•
•
•
•
•
•
•
Public Advocates/Vallejo Housing Justice
Coalition/United Way Bay Area
•
•
•
Review and revise special needs housing for seniors, persons with disabilities, and persons with developmental disabilities separately, and include programs to address the needs identified
Include a current information such as a list of the emergency shelters currently in operation in Vallejo, the capacity of the facilities, or any other helpful information as well as a program to facilitate development of additional emergency shelter to accommodate the unmet needs of unsheltered individuals in Vallejo. This can include using streams of funding (such as CDBG or other funding streams) to partner with a community organization and support development of new emergency shelter facilities.
Include a program to enact an ordinance to make it so landlords cannot deny individuals from housing based solely on having an eviction on their record or having poor credit in order to remove barriers preventing ELI Households from accessing stable housing
Consider enacting a Tenant-Based Rental Assistance (TBRA) program using its HOME funding and should include a date by which a recommendation would be made to the relevant City commission or City Council about adopting a TBRA program.
Site 81 has a conservation easement on it and cannot be developed. It should be removed from the sites inventory.
Cannot find any evidence that Sites 49 and 50 are for-sale.
It doesn't look like there is access to Site 57.
A detailed explanation of the City's permitting process has been added but does not analyze where the constraints to housing development may occur, limiting development. The draft should be updated to analyze the outcomes of this process, rather than simply summarizing it.
The lack of currently available developer incentives should also be analyzed as a constraint to development. (Alternatively, if the City's analysis is that the set of potential incentives which it proposes to offer developers in the 6th Cycle constitutes a resource, this should be discussed as a resource.)
Program G 4.1.1 (Vallejo Community Public Safety Program) has the potential to address housing inequities, as currently drafted it raises potential fair housing and civil rights problems for the City and its residents rather than addressing them. The goal of rehabilitating the housing stock of existing multi-family housing is a laudable one, which can improve housing quality and choice in Vallejo. However, as currently drafted, the program emphasizes surveillance and policing in multi-family housing, which may in fact undermine fair housing goals by disproportionately surveilling lower-income residents and communities of color. In this context, the program's proposal to target program work in areas of high segregation and poverty is inappropriate for the City's housing choice and access goals. The program should be revised to emphasize the obligations of housing providers to provide adequate safety and security measures, rather than to surveil residents of multi-family housing.
We did not receive any direct response from the City after our public comments on the initial draft of the Housing Element in October of 2023. We look forward to upcoming conversations with the City about how to improve and bring the Subsequent Draft into compliance.
Recommend changes to Housing Element in key areas of tenant protections, sites inventory and programs that will support community land trust development.
Should include tenant protection programs to AFFH
Should revise the sites inventory to HCD's review letter
2. PUBLIC PARTICIPATION
2-14 Vallejo Housing Element
•
•
•
•
Public Advocates/Public Interest Law Project
•
•
•
Public Advocates/Urban Habitat
•
•
•
Other community input and questions not
representing an organization
•
•
•
•
•
•
•
•
Noted other concerns residents have voiced about sites in the inventory and repeated sites
Emphasized the need to rely on local knowledge related to the Housing Element Environmental justice should be taken into account in the realistic capacity analysis There are currently community land trusts being developed in Vallejo that should be included in Housing Element programs
Vallejo is late meeting their Housing Element due date of January 31, 2023 The Housing Element programs must AFFH and adopt the Housing Element with those programs in it as soon as possible
Request that City share a list of steps they plan to take to complete an adequate draft ready for adoption.
The City has yet to respond to Public Advocates, Vallejo Housing Justice Coalition, or Urban Habitat, despite multiple explicit requests for responses and meetings.
The City has not conducted sufficient community engagement. While the draft describes several stakeholder meetings and a focus group held in the years prior to its publication, the most recent of those meetings was more than a year before the first draft element was published.
Concerned with the City's Public Safety program. It is vital to ensure that all community members have a safe and stable community. Program G 4.1.1, which describes connecting new developments in low income communities with the Police Department for monitoring, will have the opposite of the intended effect. Increased police presence can contribute to the criminalization of low income communities of color, which can and often does, in turn, destabilize those communities. We urge the City to consider alternative methods of increasing safety, security, stability, and community connection.
Clarification regarding quantified objectives for Programs A 1.1.2, B 2.1 .1 and E 1.1.1 Clarification on the City of Vallejo's late Housing Element and possible repercussions for submitting late and being out of compliance with the state Request for clarification on builder's remedy and "by right" projects and design standards
Clarification regarding quantified objectives for Programs A 1.1.2, B 2.1 .1 and E 1.1.1 Clarification on the City of Vallejo's late Housing Element and possible repercussions for submitting late and being out of compliance with the state Request for clarification on builder's remedy and "by right" projects and design standard
Encourage the City to improve ongoing dialogue between Mare Island residents and Mare Island Co. by ensuring transparency and accountability to the public during the Environmental Impact Report process
Although the Housing Element outlines the steps in the development review process, the actual review is a barrier to housing. The application is extensive and the requirements are beyond entitlements, requiring technical drawings are typically submitted during building permit stage. Because the development application requires submittals that are building permit level drawings, it puts a constraint on the review and subsequent timeline.
2. PUBLIC PARTICIPATION
Public Participation 2-15
•
•
•
•
REVISIONS IN RESPONSE TO PUBLIC
COMMENT
•
•
•
•
•
•
•
•
•
•
•
•
•
The current Vallejo Development Code has a provision Vallejo Municipal Code (VMC) Section 16.602.05 (B)(5)Abandoned Application which states the following: "If an applicant fails to act on an application without formal notification to the director for more than six months, the application shall be deemed inactive and withdrawn and no fee shall be reimbursed for an abandoned application." This essentially limits and constraints a developer's ability to provide responses to a 30-day review letter to six months.
The current development code is intended to streamline review, such as including provisions for Vehicle Miles Travelled (VMT). This provision and application of the code requires an applicant to provide an extensive analysis of a site and burdens the applicant. This analysis should be provided by the Planning Department and the screening of VMT should be streamlined to assist with housing applications.
The current development code allows for administrative review for smaller projects.
For larger multifamily projects a review is conducted by the Planning Commission.
This should be streamlined if a project meets development standards then only a Design Review should be required consistent with Objective Design Standards.
With the 6th Cycle Housing Element, the City of Vallejo should conduct and adopt a programmatic level EIR for all Housing Opportunity sites to streamline development.
Comments were considered and informed the revised Draft Housing Element for HCD submittal. Revisions and modifications were made to the applicable sections of the draft including the Housing Resources and Constraints; Goals, Policies, Programs; Housing Needs Assessment; and Assessment of Fair Housing. Key specific revisions made to address public comments are listed below:
The list of sites in the Housing Element inventory was updated.
Number of ADUs permitted in the City in 2023 were added to the Housing Element.
An updated point-in-time count estimate of unsheltered unhoused persons in Vallejo was added to the Housing Needs Assessment
Programs B 1.1.1, B 2.1.1, F 1.1.1, F 1.1.3, G 3.1.1 were edited.
All figures that include the sites inventory in the element were updated with the current list of sites, including in the Assessment of Fair Housing.
Additional information about the fair housing services provided by FHANC for the City was added.
Site 81 was removed from the Housing Element inventory.
The statement that Sites 49 and 50 are for-sale was removed from Table 7.
A note was added to Table 7 for Site 57 that an easement would be allowed for a driveway to this parcel when development occurs.
Information about developer incentives included in proposed Housing Element programs has been added to the very end of the Housing Resources section in Chapter
4. Edits have been made to Program G 4.1.1 in Chapter 5.
City staff met with representatives from Legal Services of Northern California about the Housing Element Update on July 22, 2024 to discuss their comments on the draft.
City staff met with representatives from Urban Habitat, Public Advocates, the Housing Vallejo Justice Coalition, Sierra Club, United Way Bay Area, Legal Services of Northern California, Common Ground/Vallejo Together, and the Housing Team to Prevent Homelessness about the Housing Element Update on August 8, 2024 to discuss their comments on the draft and historical concerns of the group in attendance.
2. PUBLIC PARTICIPATION
2-16 Vallejo Housing Element
STATE CERTIFICATION
Upon adoption by the City Council, the City will submit the updated Housing Element to HCD for review. HCD staff will then determine whether the adopted Housing Element update substantially conforms to State law. Assuming that HCD certifies the Housing Element as complying with State law, the City's responsibility will then be to implement the programs and policies adopted in the document.
Review of Previous Housing Element Programs 3-1
REVIEW OF PREVIOUS HOUSING ELEMENT
PROGRAMS 3
Efforts to Address Special Housing
Needs
•
•
•
•
•
•
•
•
•
California Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community's special housing needs. As shown in the table below, the City worked diligently to continuously promote housing for special-needs groups in a variety of ways.
Some of the accomplishments are highlighted below:
The City updated its Zoning Ordinance to allow residential uses in mixed-use and commercial zones, in addition to residential zones to provide more housing opportunities in the City.
To help increase housing opportunities for persons with disabilities, including developmental disabilities, the City amended zoning regulations to allow group homes and other residential facilities with six or fewer residents by-right in residential areas.
To help increase housing opportunities for seniors, in June 2021, the City eliminated the minimum number of off-street parking spaces for senior housing.
The City distributed an average of 1,876 Housing Choice Vouchers between 2015- 2020. In addition, the City prioritized and was awarded additional funding under the Family Self-Sufficiency (FSS) Program, a subprogram of the Housing Choice Voucher Program, to promote economic growth and opportunities for eligible recipients. Graduates of the FSS program are encouraged to save money earned through the program to put towards a down payment for a home.
In 2017, the City secured $1 .6 million in HUD funds to purchase property which was converted into 74 units of permanent supportive housing units. This project was completed in 2023.
The City was awarded $11,621,866 in HomeKey funding to construct 47 units of permanently supportive studio units.
The City was received or allocated $9,962,296 through a variety of sources to fund a navigation center.
The City used CDBG and HOME assist 2 first-time homebuyers during the planning period. Furthermore, in 2020 the Community Housing Development Corporation (CHDC) provided homebuyer counseling and down payment assistance courses to 8 pa rti ci pants.
To assist individuals experiencing homelessness, the City assisted 175 individuals or 143 families, through RoomKey, HomeKey, and the navigation center. The City also partnered with the Firm Foundation and Eden Housing to apply for grants to support homeless services. Recently, the City has worked with nonprofit organizations to construct affordable housing, approving two residential projects for low-income households.
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-2 Vallejo Housing Element
The table below summarizes and reports on the programs from the 2015-2023 Housing Element. To the degree that such programs are recommended to be continued in the current Housing Element, these programs are reorganized and presented in Chapter 5.
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-3
Existing Housing Element Program Status of Program Continue, Modify, Delete
A.1.1.1. Housing Element Annual Review.
Annually, the City will prepare an analysis of
its progress in implementing the Housing
Element, for submittal to the City Council and
to the California Department of Housing and
Community Development. As part of this
annual review, the City will establish a
Housing Element working group, patterned
after the Housing Element Advisory
Committee, who will collaborate with City
staff to implement Goals, Policies, and
Programs identified in this Housing Element.
If necessary, the City will undertake
appropriate actions to expand the inventory
of available sites to accommodate the unmet
need.
Responsibility: Planning Division
Funding: General Fund
Schedule: Annually
Each year since 2016, the City has completed
and submitted the Annual Progress Report
(APR) to the California Department of Housing
and Community Development (HCD). The APR
provides the Council and HCD insight on how
the City is implementing the General Pl an,
how many building permits have been issued,
and how many units have received a
Certificate of Occupancy. The 2021 Zoning
Ordinance Update increased base district
densities resulting in an overall capacity
increase of 11,195 dwelling units. Due to
limited staff capacity, the Housing Element
working group has not been created.
Modify.
New Program
A 1.1.1.
A.1.1.2 Vacant Land Inventory.
The City of Vallejo will continue to maintain a
vacant land inventory for residential,
commercial, and industrially zoned parcels.
In considering development applications
and/or pending changes in local land use
policy, the City of Vallejo will place a priority
on activities (i.e., expedite p ermits when
possible) that support the City’s ability to
meet its unmet share of the regional housing
need.
Responsibility: Planning Division
Funding: General Fund
Schedule: City staff will review list
annually to ensure enough land to
meet the City’s Regional Housing
Needs Allocation (RHNA) through
the 5th cycle planning period and
update site information as
projects are approved through the
Planning Division.
The vacant land inventory was originally
created with the adoption of the 5th cycle
Housing Element update. The City also
created a streamlined process to expedite
accessory dwelling unit (ADU) construction to
help meet the City’s share of the regional
housing need.
Modify.
New Program
A 1.1.1.
A.1.1.3 Mixed-Use Development
The City will continue to encourage and
facilitate residential development in mixed -
use zones, particularly units affordable to
extremely low -, low - and very low -income
households.
Responsibility: Planning Division,
Housing and Community
Development Division
Funding: General and Grant
Funding
The City updated their Zoning Ordinance
following the General Plan 2040 update
(adopted in 2017). As part of the update, the
City held study sessions and community open
houses with the Planning Commission to
consider policy options for mixed-use, mixed-
income housing projects. In 2017, the Sonoma
Modify.
New Program
A 1.1.2.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-4 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
The City’s vacant land inventory described in
Program A 1.1.2 will include a listing of
mixed-use and high-density sites appropriate
for residential uses. This inventory will be
made available to interested developers,
including affordable housing develope rs, to
facilitate and encourage them to propose
development on these sites.
The City will continue to facilitate the
construction of residences in the mixed -use
developments and high density by doing the
following:
Discouraging the development of
exclusively commercial projects, in
areas designated for mixed-use.
Continuing to provide marketing
materials on the City’s website that
delineate site opportunities for mixed-
use and provide technical assistance
for interested developers. Technical
assistance includes assisting
interested developers with obtaining
property owner/representative
information and information on the
available development incentives
(Program A 2.1.1).
Complete form -based design
standards for Sonoma Boulevard
Specific Plan and other areas as
appropriate to provide developers a
predicable path to entitlement of
mixed-use projects.
Schedule: Complete form -based
standards by 2016, update Zoning
Ordinance by 2016, provide
marketing materials, assistance,
and update vacant land inventory-
ongoing.
Boulevard Specific Plan was adopted and in
2021 the new Zoning Ordinance was adopted.
While a form -based code was envisioned in
the General Plan 2024 Update, it was later
determined that a conventional code would
serve the City better. Due to staff shortages
and turnover, this was accomplished later
than anticipated. The new Zoning Ordinanc e
was adopted in 2021.
The new Zoning Ordinance allows residential
uses, in the Neighborhood Mixed Use (NMX),
Downtown Mixed Use (DMX), Waterfront
Mixed Use (WMX), Neighborhood
Commercial (NC), and Central Commercial
(CC) zones in addition to in residential zones.
Multifamily is also permitted with a minor use
permit, in the Regional Commercial (RC),
Office (O), and Medical (M) districts. By
allowing residential uses in most zones, the
City has helped facilitate the construction of
affordable units.
Due to staff capacity and resource
constraints, the City was unable to provide
marketing materials for mixed -use
opportunities. The city has made the GIS
mapping system with site information
available to the public for research on
properties. The City’s Economic Development
Department is in the process of obtaining
software to help identify sites available for
sale or lease to assist in matching potential
developers with property owners.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-5
Existing Housing Element Program Status of Program Continue, Modify, Delete
A 1.1.4 High Density
The City will increase density of High Density
Residential (HDR) from 27 to 30 units per
acre. This will occur in conjunction with the
Zoning Code update process.
Responsibility: Planning Division
Funding: General Fund and Grant
Funding
Schedule: By December 2016
An updated General Plan was adopted in 2017
and the updated Zoning Ordinance was
adopted in June 2021. The updated General
Plan includes the Primarily Multifamily
Designation (R -MF) with a maximum
permitted residential density of 40 dwelling
units per acre . The comparable Residential
High-Density (RHD) zone also allows up to 40
dwelling units per acre. This program has
been completed.
Delete,
completed.
A.2.1.1 Underutilized Commercial Land Conversion
Program
The City, through the comprehensive General
Plan and Zoning Code update, will expand
opportunities for residential and mixed -use
development. Through this process the City
will offer regulatory incentives, such as
expedited permit processing for projects that
contain an affordable housing component.
The City will also promote the availability of
both the underutilized sites and regulatory
incentives through the use of the City’s
website, during preapplication meetings, and
during other relevant community outreach
workshops/meetings. Lastly, the City will
monitor the supply of underutilized sites and
evaluate whether the incentives described
above are providing the necessary catalyst to
ensure that development is occurring
consistent with the RHNA needs. As
necessary, the City will make changes to this
program to ensure that infill development
remains a realistic and viable development
strategy.
Responsibility: Planning Division
Funding: General Fund and Grant
Funding
Schedule: Study and site inventory
will be completed by December
2015.
General Plan and Zoning
Ordinance Update by 2016.
Promotional materials will be
prepared and put on the website
by June 2016. Monitor supply of
underutilized sites ongoing.
An updated General Plan was adopted in 2017
and the updated Zoning Ordinance was
adopted in June 2021. As a part of the General
Plan 2040 and Zoning Ordinance updates, City
staff evaluated opportunities to remove
constraints and streamline housing project
approvals. This was achieved through Zoning
Ordinance Section 16.214.14, which outlines
provisions to help streamline infill projects
where at least 50 percent of units are
affordable units.
The Zoning Ordinance update also included
development standards for the Commercial
and Corridor zoning districts (NC
Neighborhood Commercial, CC Central
Corridor Commercial, WC Waterfront
Commercial, and RC Regional Commercial)
that specifically promote pe destrian- and
transit-oriented, medium - and high -density
multifamily housing and mixed-use uses. This
includes allowing height exceptions along
corridors and allowing additional residential
density (up to 25 percent) under certain
Delete, complete,
ongoing items
combined with
Modified A.1.1.3.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-6 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
requirements (Zoning Ordinance Section
16.204.03).
Due to staffing limitations, the City was
unable to promote the availability of
underutilized sites, regulatory incentives, and
monitor the supply of underutilized sites
throughout the planning period. The City will
revise this program to include quantifia ble
objectives for monitoring of underutilized
sites needed to meet the RHNA, if any, and to
promote incentives for redevelopment of
underutilized sites in conjunction with
modified Program A. 1.1.3.
A.3.1.1 Removal of Governmental Constraints
The City will review local regulations to
remove or mitigate constraints on the
production of housing, where possible these
include:
a) remove regulations requiring a major
conditional use permit for multi -family
housing developments with nine or
more units
b) Currently “group residential” facilities
under five persons are permitted with a
CUP in High-Density Residential. The City
will allow licensed group home and
other residential facilities with six or
fewer residents by right in residential
areas accordance with State law.
c) Assembly Bill (AB) 2634 requires the City
to identify zoning to encourage housing
suitable for extremely low -income
households, which includes supportive
housing and single -room occupancy
Responsibility: Planning Division
and the City Attorney
Funding: General Fund and Grant
Funding
Schedule: December 2016.
In 2018, the City updated their zoning
regulations to allow licensed group home and
other residential facilities with six or fewer
residents by right in residential areas.
City Council adopted the updated Zoning
Ordinance in June 2021. To remove
constraints to the development of affordable
housing, the updated Zoning Ordinance
(Section 16.214.14) outlines provisions to
streamline infill projects where at least 50
percent of units are affordable units. The City
removed the requirement for an approved
major conditional use permit for multifamily
housing developments with three or more
units. To help facilitate housing for extremely
low-income households, the Zoning
Ordinance up date outlined provisions for
Single-Room Occupancy Units, such units
require the approval of a Minor or Major Use
Permit and are reviewed by the director. All
applications for a major use permit require a
public notice and hearing before the Planning
Modify.
New Program
A 3.1.1 and
H 3.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-7
Existing Housing Element Program Status of Program Continue, Modify, Delete
(SRO) units. As part of the Zoning
Ordinance Update, the City will add a
definition of SRO and identify a zone, or
zones where SROs will be allowed.
Commission pursuant to Chapter 16.602 and
may be appealed.
A.3.1.2 Density Bonus Amendment.
The City will amend its Zoning Code
Ordinance pursuant to Government Code
Section 65915 -65918, to incentivize the
development of affordable housing in the
City, including increased density allowances
and reduced parking standards in compliance
with State law.
Responsibility: Planning Division
and the City Attorney
Funding: General Fund and Grant
Funding
Schedule: Complete as part of the
General Plan and Zoning
Ordinance Update in 2016.
City Council adopted the Zoning Ordinance in
June 2021. To comply with State law, the
updated Zoning Ordinance includes
provisions to apply for a Density Bonus in
Section 16.214.03.
Delete, complete
A.4.1.1 Housing Marketing and Promotion.
Encourage and facilitate the development of
housing that is affordable to households with
a wide range of incomes, particularly in the
downtown area, by updating land use
policies and regulations and marketing and
branding the City as an investment
opportunity for moderate and above
moderate-income households.
Responsibility: Planning Division
Funding: General Fund
Schedule: Ongoing
The Zoning Ordinance was adopted in June
2021. Land use policies that can facilitate
housing include the State -mandated Density
Bonus and Streamlined Infill Projects
incentive. The updated Zoning Ordinance also
relaxed parking regulations by eliminating the
minimum number of off-street parking spaces
for senior housing. Lastly, the 2040 General
Plan increased densities in the Primarily
Multifamily designation to 40 dwelling units
per acre.
The Housing Strategic Plan identified the
importance of preserving mixed -income
developments. The City’s programs for
advancing mixed -income housing include
leveraging private properties to catalyze
housing production and provide affordable
housing and by maintaining a list of existing
affordable and mixed -income developments
that include affordable units.
Modify. Combine
with Program
H 4.1.1.
New Programs
H 4.1.1 and
H 4.1.2.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-8 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
B.1.1.1 Section 8 Rental Subsidy Program (Tenant -
Based)
Continue to apply to HUD for vouchers, if
available, for extremely low -, very low -, and
low- income households, making extremely
low-income households a priority is (VHA).
Continue owner outreach efforts, including
the Family Self -Sufficiency Program, a
property manager meeting, regular
presentations to the Solano Board of
Realtors, and participation in the
Napa/Solano Advisory Chapter of the
California Apartment Association. In
addition, the Housing Authority will continue
to contract with gosection8.com, an online
landlord listing service to attract new
landlords VHA.
Responsibility: Vallejo Housing
Authority/Housing and
Community Development
Funding: Housing Authority funds
Schedule: Apply for vouchers as
they are made available; outreach
efforts are ongoing (2015–2023).
The City continued to apply for HUD housing
choice vouchers, having distributed an
average of 1,876 monthly between 2015 and
2020.
In 2020, City council approved an increase of
the Tenant Based Rental Assistance vouchers
and adopted the City’s Housing Strategy,
which prioritized the Family Self -Sufficiency
Program to promote economic growth. In
2019, the City launched an outreach
campaign to encourage more eligible
applicants to participate. These efforts added
23 eligible applicants to the program. In
addition, active owner outreach programs are
conducted to promote Section 8 acceptance
by landlords. The Self-Sufficiency Program has
actively promoted economic growth. For
example, graduates of the Family Self -
Sufficiency (FSS) Program are encouraged to
use the money that they have earned through
the program toward down payment for the
purchase a home. me have done that, and
some have started their own businesses.
In 2023, the City was awarded additional
funding for the Family Self -Sufficiency
Program which is a subprogram of the
Housing Choice Voucher (Section 8) Program.
This program will be modified to work with
the Housing Authority to determine a method
to track the number of units available for
Housing Choice Voucher (HCV) users.
Modify. Combine
with Programs
D 1.1.3 and
D 1.1.4.
New Program
B 1.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-9
Existing Housing Element Program Status of Program Continue, Modify, Delete
B.2.1.1 Below-Market-Rate Financing Program
(New Construction).
Continue to utilize available tax-exempt bond
financing, Redevelopment Housing Set -
Asides, CDBG and HOME funds, Housing
Authority reserves, and other resources to
provide financial assistance for housing
affordable to extremely low -, very low-, and
low-income households. Funds will be
prioritized for extremely low-income housing
based on project feasibility.
Responsibility: Housing and
Community Development Division
Funding: State/federal grant funds
and programs
Schedule: Apply for affordable
housing funds annually.
In 2017, the City used HUD funds to purchase
property. In 2018, the City selected Eden
Housing to build 74 permanent supporting
housing units. Eden Housing received Low -
and Moderate -Income Housing Asset Funds
and HOME funds from the City. Eden Housing
obtained tax credits. The project will be
completed in 2023.
Modify. Combine
with Program
B 2.1.5.
New Program
B 2.1.3.
B.2.1.2 Housing Impact Fee
The development of market rate housing
may attract higher income households, which
may in turn create lower paying jobs in the
service and retail industries, resulting in
demand for affordable housing. Housing
Impact Fees are fees exacted from
developers to ameliorate some of the
housing impacts generated from new,
market-rate housing and are typically based
on an assessment, or ‘Nexus’ study of the
extent to which the development of new
market-rate housing generates additional
demand for affordable housing, The City will
explore the feasibility of adopting a Housing
Impact Fee that would assist in meeting
Vallejo’s “fair share” of Regional Housing
Needs Allocations. Some of the elements in
the Housing Impact Fee could include:
Minimum number of units threshold
of 25
Responsibility: Planning Division
Funding: General Fund
Schedule: Present to City Council
for consideration and feedback by
December 2016.
From 2015 -2020, the City explored the
feasibility of establishing a Housing Impact
Fee. In 2016, the staff presented a
recommendation for a Housing Impact Fee to
City Council for consideration and feedback.
In 2020, the City adopted a Housing Strategy
that creates a framework to establish policies
that will create housing for an array of income
levels. The Housing Strategy included
exploring the adoption of an inclusionary
housing program between 2020 and 202 1 as
an action under the “Catalyze broad range of
affordable housing units throughout Vallejo”
program. However, due to staff capacity
limitations, this process has not been started.
The City will revise this program to include
specific milestones for ado ption of an
inclusionary housing ordinance.
The Housing Strategy incorporated relevant
policies and information from the Vallejo
General Plan, Housing Element, Public
Housing Agency Plan, and Consolidated Plan.
The Strategy was informed by an evaluation
Modify. Combine
with Program
H 4.1.2.
New Program
B 2.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-10 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
Nexus study to calculate appropriate
fee
Creation of an affordable housing trust
fund to be used to preserve and
expand the supply of affordable
housing
of the City’s housing needs, challenges, and
opportunities, which was reviewed and
discussed with community stakeholders, and
then refined in collaboration with City staff.
The overall goal of the strategy is to create
housing for an array of different income levels
that will assist in meeting Vallejo’s “fair share”
of Regional Housing Needs Allocations. This
will be accomplished through sustained
leadership, preservation of housing
affordability, prevention strategies relating to
displacement, instability and homelessness,
an increased leverage of public lands for
increased housing and economic
development through enhanced resident self-
sufficiency training and employment
opportunities.
B.2.1.3 Commercial Linkage Fee.
Commercial Linkage Fees (also known as
‘Jobs-Housing’ fees) are fees exacted from
developers to ameliorate some of the
housing impacts generated from commercial
projects. The City will explore the feasibility
of a Commercial Linkage Fee that would
provide an additional source of funding for
affordable housing based on demand from
construction of new commercial
developments and the types of employment
generated. Li nkage fees can vary by
development type, fee level, exemptions,
options/thresholds, terms of payment, and
results. Some of the elements in the Housing
Impact Fee could include:
Responsibility: Planning Division
Funding: General Fund, to fund
initial exploration
Schedule: Evaluate
The City has continued to explore the
feasibility of a Commercial Linkage Fee that
would be aimed at providing a source of
funding for affordable housing but has not
established one.
Continue.
New Program
B.2.1.2
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-11
Existing Housing Element Program Status of Program Continue, Modify, Delete
Minimum square footage for
commercial building subject to fee is
100,000
Nexus study to calculate appropriate
fee
Creation of an affordable housing trust
fund to be used to preserve and
expand the supply of affordable
housing
B.2.1.4 Low to Moderate Income Housing Funds.
Continue to support very low- and extremely
low- income housing development with RDA
Successor Agency funds and proactively seek
new funding sources for the development of
affordable housing. These funds will be
administered by the Vallejo Housing
Authority and coordinated with private and
non-profit developers to guide development
in targeted areas
Responsibility: Vallejo Housing
Authority (VHA)
Funding: RDA Successor Agency
Tax Allocation Funds – VHA
Schedule: Annually
To support the development of very low- and
extremely low -income housing, the City
applied for and secured funds. $1.6 million in
Low- and Moderate -Income Housing Asset
Funds were loaned to a nonprofit developer
for the construction of a 74 -unit Permanent
Supportive Housing for the homeless at 2118
and 2134-2136 Sacramento Street (Blue Oak
Landing).
Modify. Combine
with Programs
B 2.1.1 and
B 2.1.5.
New Program
B 2.1.3.
B.2.1.5 Explore Additional Funding Opportunities
Consider ways to mitigate the loss of
Redevelopment funding for affordable
housing. Support the development of
extremely low -income rental housing by
seeking additional funding from State and
Federal resources, such as funding from the
national Housing Tru st Funds when funding
becomes available, HOME funds, and CDBG.
Responsibility: Housing and
Community Development Division
Funding: State and federal funds
Schedule: Apply as funding
becomes available
The Housing Successor Agency continues to
receive funding for affordable housing
projects which are contained in the Low -to-
Moderate Income Housing Asset Fund
The City of Vallejo applied for Homekey (in
2022) and No Place Like Home (NPLH)
Program funds in 2020. The City was awarded
$11,621,866 for a HomeKey project with 47
permanently supportive studio units which is
currently under construction.
The City received/allocated $9,962,296 in
funding for a navigation center from the
following sources:
Modify. Combine
with Programs
B 2.1.1 and
B 2.1.4.
New Program
B 2.1.3.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-12 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
1. CDBG
2. State Permanent Local Housing Allocation
3. City ARPA
4. County ARPA
5. Homeless Housing, Assistance and
Prevention 2 (HHAP)
6. HHAP3
7. Emergency Solutions Grant – Coronavirus
2 8. General Fund
C 1.1.1 Conversion Monitoring and Response
Program
The Housing and Community Development
Division maintains annual monitoring of the
status of units at risk of conversion to market
rates through the State-mandated process
for owners to provide notice of planned
conversions. If notice is received,
immediately contact qualified and interested
nonprofit organizations to begin developing
plans to preserve, acquire, or replace the
affordable units and noti fy tenants of
affected properties of their rights and
options The City will consider additional
outreach such as hosting workshops and
distributing updated information on the web.
The City will immediately investigate the
status of Ascension Arms to ascertain the risk
of conversion to market rate, and take
immediate action to prevent conversion.
Responsibility: Housing and
Community Development Division
Funding: Annual monitoring,
Housing Authority Funds.
Assistance with property funding
would be determined on a case -
by-case basis.
Schedule: Ongoing; the City will
contact owners one year prior to
expiration date to determine the
best approach to keep the units
affordable.
The implementation of the conversion
monitoring and response program has
ensured the preservation of affordability for
units at risk of conversion to market -rate
housing. In partnership with HUD, the City
renewed the affordability for Ascension Arms,
senior apartments, for all units through July 1,
2029. Due to staff capacity limitations, the
City was not able to host workshops and
conduct other forms of outreach. This
program will be amended to include
quantified objectives to ensure ongoing
success.
Modify.
New Program
C 1.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-13
Existing Housing Element Program Status of Program Continue, Modify, Delete
C 1.1.2 Below-Market-Rate Financing Program
(Preservation)
Utilize available tax -exempt bond financing,
Redevelopment Housing Set - Asides, CDBG
and HOME funds, and Housing Authority
reserves to acquire and preserve as
affordable units at risk of converting to
market rate.
Responsibility: Vallejo
Redevelopment Agency, Housing
and Community Development
Division
Funding: Funding will be
determined on a case -by-case
basis
Schedule: Ongoing.
The City did not acquire affordable units
during the planning period.
Modify.
New Program
C 1.1.2.
C 2.1.1 Condominium Conversion Ordinance
Continue to administer the City’s
condominium conversion ordinance that was
designed to minimize the negative impacts of
conversions on the rental market. The City
will review the ordinance to consider an
amendment to mitigate potential
displacement of aff ordable units and to
address complexes with approved
condominium maps that are yet to be
converted.
Responsibility: Vallejo Housing
and Community Development
Division and Vallejo Housing
Authority
Funding: General Fund
Schedule: Review and revise
ordinance, as necessary, during
the Zoning Ordinance update to be
completed in 2016.
As a part of the Zoning Ordinance update, the
City evaluated opportunities to remove
constraints to housing and streamline housing
project approvals. City Council adopted an
updated Zoning Ordinance in June 2021.
The City continued to implement the
Condominium Conversion Ordinance (Section
16.613 of the Zoning Ordinance). Section
16.214.04 outlines density bonuses and other
incentives for condominium conversions to
preserve affordable units.
Delete, complete.
D 1.1.1 First-Time Homebuyer Program
The City will continue the first -Time
Homebuyer Program. The program provides
low- and moderate-income households with
down payment assistance loans and closing
cost grants, averaging 5 to 10 closings a year.
The City will consider establishing a program
to give priority criteria to homes located in
older neighborhoods to increase ownership
investment in those areas. Provide
homeownership opportunities to 5 or more
potential homeowners for households at or
below 120 percent of the area median
Responsibility: Housing and
Community Development Division
Funding: CDBG/HOME – Housing
and Community Development
Division funds
Schedule: Ongoing, subject to
funding availability
To encourage homeownership in the City,
CDBG and HOME funds were provided to 2
first-time homebuyers during the planning
period. In 2020, the City selected Community
Housing Development Corporation (CHDC) to
provide homebuyer counseling and down
payment assistance.
Resources don’t allow administration of this
program during the 6 th Housing Element
planning period. This program will be deleted.
Delete.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-14 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
income through the Homebuyer Financing
programs.
D 1.1.2 Sweat-Equity Program for Homeownership
The City will consider implementing a
program to provide financial subsidies to
prospective homeowners in exchange for
investing sweat equity in rehabilitating an
existing home that is in need of significant
repair. The City will consider targeting the
program to foreclosed or blighted dwellings
and working with a nonprofit organization
such as Habitat for Humanity, which
specializes in sweat-equity programs.
Responsibility: Housing and
Community Development Division
Funding: Funding will be
determined on a case -by-case
basis
Schedule: Explore program
options and make
recommendation to City Council
by December 2017.
In 2017, a loan was made to Solano -Napa
Habitat for Humanity for the purchase of a
parcel for the program.
The City continued to consider establishing a
sweat equity program throughout the
planning period.
Modify.
New Program
D 1.1.1.
D 1.1.3 Section 8 Homebuyer Assistance Program
The City will continue to administer a
program offering homebuyer classes and
financial assistance to Section 8 recipients to
help in the purchase of a home.
Responsibility: Housing and
Community Development Division
Funding: Housing Authority fund
Schedule: Due to financial and
resource limitations this program
was suspended. As the economy
improves and the City recovers
from its financial issues, the City
will reinstate this program.
In 2016, the City reinstated its homebuyer
and financial assistance classes to Section 8
recipients and continued to offer the classes
throughout the planning period. In 2020, the
Community Housing Development
Corporation (CHDC) provided homebuyer
counseling and down payment assistance
courses to 8 participants.
Modify. Combine
with Program
B 1.1.1.
New Program
B 1.1.1.
D 1.1.4 Family Self-Sufficiency Program
The Family Self -Sufficiency (FSS) Program
provides opportunities to Housing Choice
Voucher (HCV) families to move toward
economic independence and self-sufficiency.
The FSS Program assists very low -income
families receiving assistance through the HCV
Program to receive comprehensive
supportive services that will enable
participants to achieve economic
Responsibility: Housing and
Community Development Division
Funding: Housing Authority Funds
Schedule: Ongoing.
Throughout the planning period, the City
continued to offer the Family Self Sufficiency
Program. In 2019, the City launched an
outreach campaign to encourage more
eligible applicants to participate. These
efforts added 23 eligible applicants to the
program.
In 2020, the City adopted a Housing Strategy.
The Family Self Sufficiency Program was a
prioritized program in the Housing Strategy to
Modify. Combine
with Program
B 1.1.1.
New Program
B 1.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-15
Existing Housing Element Program Status of Program Continue, Modify, Delete
independence and self -sufficiency. The
Vallejo Housing Authority will continue to
administer the program. The maximum
number of participants for the city program is
50. continue to support HCV families to move
toward economic independence.
D 1.1.5 Mobile Home Permitting
The City through the Zoning Ordinance
update will clarify that a single mobile home
or a manufactured house on a permanent
foundation will be processed and permitted
the same as conventional single family
homes in all zoning districts.
Responsibility: Planning Division
Funding: General Fund
Schedule: Zoning Ordinance
amended June 2021
The Zoning Ordinance was updated June 2021
and outlines provisions for manufactured
houses (known as Mobile Homes) on
permanent foundation. Manufactured homes
are permitted on any lot zoned for single-unit
use and is subject to all applicable provisions
of the Zoning Ordinance.
Delete, complete.
E 1.1.1 Section 8 Rental Subsidy Program (Tenant
Based, Special Needs)
The City will meet with service providers on
an annual basis to discuss opportunities to
expand supportive housing, “affordable
housing that provides on -site services to
people who may need support to live
independently,” for special needs
populations, e.g., formerly homeless
individuals and families, people with
HIV/AIDS or physical disabilities, and young
people aging out of foster care.
Responsibility: Housing and
Community Development Division
Funding: General Fund, Federal
and state funding
Schedule: Ongoing.
The City continued to assist special -needs
populations. In May 2019, the City initiated a
service providers, developers, and landlord
policy working group. In 2020, the working
group established recurring meetings.
Modify. Combine
with Program
B 1.1.1.
New Program
B 1.1.1.
E 1.1.2 Senior Housing Needs
The City will identify the existing and future
housing needs of senior citizens including the
seniors displaced by the Casa de Vallejo fire.
The City will conduct a senior citizen housing
survey to determine the need for housing
and care facilities for sen ior citizens. The
survey results will help develop a priority list
of senior housing needs. Based on the needs
Responsibility: Housing and
Community Development
Division, Planning Division
Funding: Federal and State
Funding
Schedule: Apply for funding to
complete a senior needs survey
annually and/or as Notices of
Funding Available (NOFAs) are
Throughout the planning period, the City
considered programs to address the needs of
seniors, including the seniors impacted by the
Casa de Vallejo Fire. Due to staff capacity
limitations, a survey of senior housing needs
was not completed. This program wi ll be
revised to identify milestones and quantified
objectives for completing a survey and
assessing needs.
Modify.
New Program
E 1.1.2.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-16 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
identified in the survey, the City will meet
with affordable housing/senior housing
developers on an annual basis to discuss
available sites and senior needs in the
community. The City will provide incentives
to developers to provide housing and care
choices for seniors of all income levels
(possible incentives will include reduced
setbacks, reduced parking requirements, and
technical assistance with applications for
funding).
released. Meet with affordable
housing/senior developers
annually to discuss potential
projects.
As a part of the 2021 Zoning Ordinance
update, the City removed constraints on
affordable senior development by permitting
senior housing in multiple zone districts,
including residential and commercial zones.
E 1.1.3 Homeless Needs
To identify the number of homeless persons,
the City will complete a Point in Time Count
to augment the HUD Continuum of Care
Report 2013. The City will also partner with
these agencies and other community
organizations to pursue funding from
available sources for homeless services. The
City will annually apply for grants where
appropriate or will encourage/partner with
local and regional nonprofit organizations
that wish to apply for such grants.
Responsibility: Housing and
Community Development Division
Funding: Federal, state, and local
funding
Schedule: The City will meet with
organizations that support the
homeless population in Vallejo
annually and apply for funding or
assist these groups in applying for
funding for homeless services
annually.
From 2016 to 2022, the City continued to
identify the number of homeless persons by
conducting the Point -in-Time (PIT) count
every January. Due to the COVID -19
pandemic, the PIT count was postponed in
2020 and 2021. In 2020, the City applied for
grants to operate a Project Roomkey program
in Vallejo and worked with the County to
establish a hotel voucher program that
assisted 38 persons/households during the
planning period. From April 2020 through
January 2022, 175 individuals or 143 families
were assisted through Room Key, Home Key
and the navigation center. The City meets
regularly with organizations that support the
homeless population to identify needs and
opportunities. The City also partnered with
the Firm Foundation and Eden Housing to
apply for grants to support homeless services.
Modify. Combine
with
Program E.1.1.4.
New Program
E 1.1.3.
E 1.1.4 Community Action Partnership of Solano
County
Continue to be an active member on the
Community Action Partnership of Solano
County Board (CAP Solano), a joint powers
Responsibility: Housing and
Community Development Division
Funding: Federal, state, and local
funding
Throughout the planning period, the City
continued to participate in the Community
Action Partnership of Solano County (CAP
Solano). In 2017, the City participated in CAP
Solano’s outreach efforts and development of
Modify. Combine
with Program
E.1.1.3.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-17
Existing Housing Element Program Status of Program Continue, Modify, Delete
authority, to coordinate homeless services
and develop a regional response to homeless
needs.
Schedule: Ongoing. the county -wide homelessness plan:
Neighbors Helping Neighbors: Forward
Together, A 5-Year Regional Strategic Plan to
Respond to Homelessness in Solano County.
In 2020, the City worked with local and
countywide service providers to address the
needs of unhoused persons.
New Program
E 1.1.3.
E 1.1.5 Reasonable Accommodations
As required by both the federal Fair Housing
Act and the California Fair Employment and
Housing Act, the City through the Zoning
Ordinance update will establish a procedure
for allowing reasonable accommodation
requests made by persons with disabilities
for exceptions or modifications and other
special considerations during the planning
process.
Responsibility: Planning Division
Funding: General Fund
Schedule: Zoning Ordinance
amended June 2021
City Council adopted the new Zoning
Ordinance in June 2021. The new Zoning
Ordinance includes provisions for reasonable
accommodation requests, including
reasonable accommodation requests to
ensure access to housing. Applications for
reasonable accommodation to ensure access
to housing are reviewed by the Director and
can exceed the 25 percent limits set forth in
Zoning Ordinance Section 16.608.01. The
Director has 30 calendar days to approve,
conditionally approve, or deny applications.
Modify. Combine
with Program
E 1.1.6.
New Program
E 1.1.4.
E 1.1.6 Universal Design
The City will inform homebuilders regarding
Universal Design features that can be
incorporated into new houses,
condominiums, and townhomes.
Information will be provided on Universal
Design on the Planning Division’s website, at
the Planning Division’s inf ormation counter,
and at the Building Division’s permit
counters.
Responsibility: Planning Division,
Building Division
Funding: General Fund
Schedule: Ongoing
The City will create a handout to inform
builders about Universal Design features that
can be incorporated into new houses,
condominiums, and townhomes. The City also
enforces the 2022 California Building Code as
of January 1, 2023, including accessibility
requirements.
Modify. Combine
with Program
E 1.1.5.
New Program
E 1.1.4.
E.1.1.7 Support for Persons with Developmental
Disabilities.
Explore successful models implemented in
other Bay Area cities that encourage the
Responsibility: Planning Division,
Building Division
Funding: General Fund and
outside sources, as available
Due to staff capacity limitations, the City did
not pursue models to encourage creation of
housing for persons with disabilities. No funds
were applied for rehabilitation of homes for
those with developmental disabilities. This
Modify.
New Program
E 1.1.5.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-18 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
creation of housing for persons with
developmental disabilities. Such models
could include assisting in housing
development through the use of set -asides,
scattered site acquisition, new construction,
and pooled trusts; providing housing services
that educate, advocate, inform, and assist
people to locate and maintain h ousing; and
models to assist in the maintenance and
repair of housing for persons with
developmental disabilities. Seek outside
funding sources for housing construction and
rehabilitation spe cifically targeted for
housing for persons with disabilities
Schedule: 2017 program will be revised to include quantified objectives and milestones to support
development of accessible housing
opportunities.
E.1.1.8 Employee Housing
The City will ensure local zoning,
development standards and permitting
processes comply with California Health and
Safety Code Sections 17021.5 and 17021.6.
Section 17021.5 for Employee Housing
Responsibility: Housing and
Community Development Division
Funding: General Fund and
outside sources, as available
Schedule: Zoning Ordinance to be
adopted in 2019
As a part of the Zoning Ordinance update, the
City reviewed its local development standards
and permitting processes for compliance with
the Employee Housing Act. The Zoning
Ordinance was adopted in June 2021.
Modify. Combine
with Program
A 3.1.1.
New Program
A 3.1.1.
F 1.1.1 Housing Discrimination Monitoring and
Referral Program
Through its HUD-required affordable housing
activities, the Vallejo Housing Authority
publicizes fair housing requirements and the
availability of assistance. The Housing
Authority also uses public notices in English,
Spanish and Tagalog, general circulat ion
newspaper ads, and ads in a Spanish -
language newspaper as well as a newsletter
serving the Filipino community and outreach
activities with community organizations. For
Section 8 participants the Housing Authority
accepts and investigates complaints of
Responsibility: Housing and
Community Development Division
Funding: General Fund and
outside funding as available
Schedule: Ongoing.
The City continued the Housing
Discrimination Monitoring and Referral
Program throughout the planning period and
the Housing Authority continued to post
information in English, Spanish, and Tagalog
through multiple sources. In 2018, the City
added Legal Services of Northern California to
the local fair housing Resource Guide to
expand the availability of that. T he Housing
Authority continues to refer program
applicants and participants with complaints
of housing discrimination to the Fair Housing
Advocates of Northern California.
Modify.
New Program
F 1.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-19
Existing Housing Element Program Status of Program Continue, Modify, Delete
housing discrimination complaints on other
cases. Fair Housing Napa Valley assists
households alleging discrimination through
tenant/landlord mediation and provides
referrals to appropriate agencies, such as
HUD or the California Department of Fair
Employment and Housing, for further
investigation and resolution of complaints
when needed.
F 1.1.2 Analysis of Impediments
The Housing Authority and the City will
coordinate efforts to further fair housing and
equal opportunity through an update and
revision of the local Analysis of Impediments
to Fair Housing document (AI) as required by
the U.S. Department of Housing and Urban
Development (HUD).
Responsibility: Housing and
Community Development Division
Funding: CDBG, HOME, Housing
Authority and NSP Funds
Schedule: Complete by May 2015.
As of 2016, the City and Housing Authority
had completed the Analysis of Impediments
to Fair Housing for the period of 2015 to 2020.
In 2021, the City and Housing Authority
initiated the process of updating the Analysis
of Impediments to Fair Housing Repor t as
required by HUD. The City has completed a
draft and has received comments from HUD.
The City will submit the final report to HUD as
part of the 6th Cycle Housing Element update.
Delete.
G 1.1.1 Housing Rehabilitation Program
The City will provide funds to assist very low-
, low-, and moderate -income households to
undertake repairs to their homes to bring
them into a good state of repair and maintain
them as viable units in the local housing
stock. The City will give priority fo r
participation in this program to very low -,
low-, and moderate -income homeowners
who are subject to code enforcement actions
that could otherwise lead to displacement of
residents.
Responsibility: Housing and
Community Development Division
Funding: HOME and CDBG Funds
Schedule: Rehabilitation projects
funded through CDBG, and HOME
are ongoing.
The City continues to improve the living
conditions in the city’s neighborhoods
through the housing rehabilitation program.
In 2019, the City added information about the
owner-occupied rehabilitation program to the
City website with links to additional
information. In 2020, the City released an RFP
to hire an operator to administer the owner -
occupied rehabilitation program.
No households applied for rehabilitation
assistance during the planning period . The
City will revise this program to include
strategies to increase outreach of available
programs.
Modify. Combine
with Programs
G 5.1.1 and
G 5.1.2.
New Program
G 3.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-20 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
G 1.1.2 Neighborhood Amenities
The City will evaluate residential proposals at
the time of initial proposal to determine
what, if any, project-serving retail or services
could be incorporated into the project or
concurrently developed adjacent to the
project which would offer residents the
ability to meet their everyday needs easily
and efficiently. Examples of services include,
but are not limited to, service commercial
uses, carpool facilities, and childcare.
Responsibility: Housing and
Community Development
Division, Planning Division
Funding: General Fund
Schedule: Ongoing.
Throughout the planning period, the City
reviewed applications to identify
opportunities to incorporate neighborhood
amenities. However, only mixed -use
developers provided amenities.
New Program
F 1.1.2.
G 2.1.1 Code Enforcement Program
The City will more aggressively enforce its
existing codes through its Code Enforcement
Program, utilizing all available authorities to
compel property owners to correct code
violations.
Responsibility: Code
Enforcement/Neighborhood Law
Program
Funding: General Fund CDBG
Funds
Schedule: Ongoing.
During the 5th planning period, the City
maintained a full -time code enforcement
officer and a building inspector to manage
and ensure all building codes were up to date.
The City will revise this program to include
quantifiable objectives.
Modify.
New Program
G 3.1.1.
G 3.1.1 Capital Improvement Program
When updating their capital improvement
budgets, the City will collaborate with Vallejo
Sanitation and Flood Control District to
allocate resources to rehabilitate and/or
replace infrastructure in older
neighborhoods whose infrastructure is
approaching obsolescence.
Responsibility: Public Works
Funding: General Fund
Schedule: Complete Capital
Improvement Program (CIP)
updates annually.
Administration of the districts’ capital
improvement budgets are not programs the
City administers. This program will be deleted.
Delete.
G 4.1.1 Rental Property Inspection Program
The City will present a resolution of intention
to the City Council regarding a rental
property inspection program. The program
may include the following features: working
with local apartment owners, tenants’ rights
advocates, and other stakeholders, the City
Responsibility: Building Division
and Code Enforcement
Funding: Measure B
Schedule: Implement program by
late 2015.
In 2018, the City conducted a cost study for a
rental property inspection program. The
program for market -rate units was
determined to be financially infeasible. As a
result, an alternate inspection model is being
explored with the Housing Authority, Fire
Modify.
New Program
G 5.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-21
Existing Housing Element Program Status of Program Continue, Modify, Delete
will explore the development and
implementation of a program to inspect
rental properties and enforce basic code
requirements to ensure that renter
households enjoy decent, safe, and sanitary
housing.
Department, and Building Division, and will be
recommended in 2023.
G 4.1.2 Crime Prevention Program
The City will consider developing a crime-free
certificate program to target and help
rehabilitate existing multi -family complexes.
As part of the program, the City shall work
with the Police Department to evaluate
existing multi-family complexes and provide
rehabilitation recommendations to address
crime and safety and to promote the
implementation of Crime Prevention through
Environmental Design (CPTED) strategies.
The program is voluntary and intended to
work with landlords to improve housing
conditions.
Responsibility: Planning Division,
Housing and Community
Development Division, Code
Enforcement, Neighborhood Law
Program
Funding: Planning Application
Fees (paid by property owners of
multifamily complexes), General
Fund, CDBG
Schedule: Existing program will be
reinstated by the end of 2015.
In 2016, the Crime Free Multi -Housing
Program (CFMHP) was reinstated and
continued until 2019. By 2019, 10 properties
had been fully certified through the program
and an additional 3 were pending
certification.
In 2020, the program was suspended to
transition from CFMHP to the Vallejo
Community Public Safety Program (VCPS). In
2020, the VCPS program helped lead public
safety information meetings, shared crime
data, crime prevention practices, and other
public safety information with local neighbors
within each specified district.
Modify.
G 5.1.1 Mills Act Program
The City will promote the use of Mills Act
contracts to ensure the rehabilitation,
maintenance, and preservation of historic
resources through information located on
the City’s website.
Responsibility: Planning Division
Funding: Planning Application
Fees
Schedule: Review as projects are
submitted to the Planning
Division.
Throughout the planning period, the City
continued to advertise on the city website to
promote the use of the Mills Act to encourage
the rehabilitation, maintenance, and
preservation of historic resources.
As of 2023, 15 households have applied for
and been approved for this program since
2015.
Modify. Combine
with Programs
G 1.1.1 and
G 5.1.2.
New Program
G 3.1.1.
G 5.1.2 State Historical Building Code Program
Continue the use of the State Historical
Building Code to maintain and preserve
historic buildings and their character -
defining features
Responsibility: Building Division
Funding: General Fund / Building
Permit Application Fees
Schedule: Ongoing
Between 2016 and 2017, the City continued
to implement the State Historical Building
Code Program to maintain and preserve
historic buildings. This program is
Modify. Combine
with Programs
G 1.1.1 and
G 5.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-22 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
implemented on a case -by-case basis as
needed by the Building Division.
New Program
G 3.1.1.
H 1.1.1 Neighborhood Park Access Program
Based on the need for parks identified in the
General Plan update, the City will encourage
the development of public neighborhood or
pocket parks for new subdivisions and will
incorporate the goals of this program into
new open space requirements as part o f the
City wide Zoning Ordinance update. Through
conditions of approval, development
agreements, and or mitigation measures
identified in environmental review, the City
will require that developers proposing to
build parks and park facilities will do so
concurrently with residential construction to
ensure these amenities are available to
existing and new residents within a
reasonable amount of time from project
approval.
Responsibility: Planning Division
Funding: Funded through
developers and neighborhood
associations
Schedule: As subdivisions are
submitted to the Planning
Division.
The City reviewed new residential subdivision
applications throughout the planning period.
As a part of the Zoning Ordinance update, the
City considered opportunities to encourage
the development of parks. The updated
Zoning Ordinance was adopted in 2021.
Continue.
H 1.1.2 Neighborhood Services
The City will evaluate, and if appropriate,
encourage the development of services, such
as child -care centers, within or adjacent to
neighborhoods that will allow residents to
minimize vehicle trips and access services
close to home. Neighborhood serving uses
will be incorporated into the City -wide
Zoning Ordinance update.
Responsibility: Planning Division
Funding: General Fund
Schedule: As plans are submitted
to the Planning Division.
As a part of the Zoning Ordinance update, the
City allowed commercial uses, including
grocery stores, medical offices, and personal
services, as permitted uses with minor-use
permits in residential areas. Further, the City
updated the Code to allow childcare centers,
community gardens, and community
assembly spaces as permitted uses in
residential zoning districts. The Zoning
Ordinance update was adopted in June 2021.
No applications for neighborhood -serving
uses were submitted during the planning
period.
Modify. Combine
with Program
G 1.1.2.
New Program
F 1.1.2.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-23
Existing Housing Element Program Status of Program Continue, Modify, Delete
H 2.1.2 Downtown Vallejo Specific Plan and
Sonoma Boulevard Specific Plan
Implement the Downtown Vallejo and
Sonoma Boulevard Specific Plans to
introduce high -density mixed -use housing
while revitalizing existing retail and
commercial areas. The Specific Plans focuses
on improvements to the physical
environment through developme nt
standards and design guidelines, both for
public improvements and for private
developments. The City will encourage the
development of affordable housing units to
implement residential development as part
of the Specific Plan goals.
Responsibility: Planning Division
Funding: General Fund
Schedule: Update of the Zoning
Ordinance in 2016.
In 2017, the Sonoma Boulevard Specific Plan
was adopted. One of the plan’s primary goals
is to encourage the development of mixed -
use through making key Zoning Ordinance
revisions to allow more flexibility of uses. The
Zoning Ordinance was adopted by City
Council in June 2021. In this update, the City
incorporated mixed -use zones. The NMX
Neighborhood allows densities of 16 to 30
units an acre and the DMX Downtown and
WMX Waterfront districts allow densities of
30 to 90 units an acre. The increase in density
is intended to help facilitate mixed -use
development for all incomes.
In addition, the City continues to implement
the Downtown Vallejo Specific Plan (adopted
in 2005) on a project -by-project basis, which
aims to revitalize Downtown Vallejo into a
high-density, mixed -use district. No mixed -
use projects in the Downtown Vallejo Specific
Plan were approved during the planning
period. In 2022, ARPA funding was allocated
to update the Downtown Specific Plan.
Continue.
H 2.1.3 Live/Work Ordinance
The City currently permits live/work units
with an administrative review process and
will continue to process applications in this
manner to facilitate the development of
live/work units.
Responsibility: Planning Division
Funding: General Fund
Schedule: As projects are
submitted through the Planning
Division.
Throughout the planning period, the City
continued to facilitate the development of
live/work units by permitting applications
with an administrative review process.
As a part of the Zoning Ordinance update, the
City allows live/work units throughout most
mixed-use and commercial zoning districts in
the city. The updated Zoning Ordinance was
adopted in 2021.
Delete, complete.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-24 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
H 2.1.4 Transit-Oriented Development (TOD)
The City will implement the goals of the Mare
Island Specific Plan, Waterfront Planned
Development Master Plan, and Downtown
Vallejo Specific Plan to implement transit -
oriented development. The City shall actively
support and encourage vacant sites or
underutilized sites near transit stops or along
major transit corridors to be rezoned to
mixed-use designations by offering
regulatory incentives such as relaxed
development standards, building setbacks,
height, Floor Area Ratios (FAR), and parking),
to encourage transit-oriented development.
The purpose of TOD development is to
stimulate the production of housing
developments located near transit stations
that include affordable units and increase
public transit ridership and minimize
automobile trips. TODs also strengthen local
transit and promote infill, retail,
employment, and residential development
around existing and future transit stations,
centers, and corridors.
Responsibility: Planning Division
Funding: General Fund
Schedule: Support transit -
oriented development within the
Mare Island Specific Plan,
Waterfront Planned Development
Master Plan, and Downtown
Vallejo Specific Plan through
implementation of TOD goals by
December 2016.
Throughout the planning period, the City
continued to implement the goals of the Mare
Island Specific Plan, Waterfront Planned
Development Master Plan, and Downtown
Vallejo Specific Plan to implement TOD.
In June 2021, the Zoning Ordinance was
updated and adopted by City Council. As a
part of the update, the City considered
opportunities to facilitate TOD. The City
allows a 25 percent increase in the allowed
density for the zoning district for residential
TOD projects and allows a 25 percent increase
in the allowed Floor Area Ratio (FAR) for
mixed-use projects. These increases require
an approved minor use permit. Additionally,
eligible TOD projects do require a minimum
number of parking spaces.
The City is currently updating the Waterfront
Specific Plan and the Downtown Vallejo
Specific Plan with an anticipated completion
date of 2026. In addition, the City is
anticipating the submittal of a revised Mare
Island Specific Plan in 2023.
Modify.
New Program
H 2.1.1.
H 3.1.1 Design Review
The City, through the City -wide Zoning Code
update, will establish design review criteria
to use in determining whether proposed infill
projects are compatible with the existing
neighborhoods in which they are proposed.
The purpose of which is to give clear direction
for project design and to provide staff and
the Planning Commission with clear criteria
for decision -making. These criteria could
Responsibility: Planning Division
Funding: General Fund
Schedule: Update of the Zoning
Ordinance in 2016.
The Zoning Ordinance was updated and
adopted in June 2021. The updated code
outlines procedures and exemptions for the
design review process. The updated design
review also ensures that decisions on housing
development projects are based on objective
design standards as required by the State
Housing Accountability Act (Government
Code Section 65589.5).
Modify. Combine
with H 3.1.2.
New Program
H 3.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-25
Existing Housing Element Program Status of Program Continue, Modify, Delete
include a pre -application process to provide
project direction. As part of the City -wide
Zoning Ordinance update, consideration
should be given to exempting projects in
form-based code areas, as these areas will
provide direction on building form, massing,
compatibility and the provision of on -site
amenities and services as described above.
With the Zoning Ordinance update, a Design
Review permit was introduced. With
residential projects, 2 to 10 units is a staff -
level design review, 11 to 49 units is a Design
Review Board recommendation to the
Director, and 50 units or more is a Design
Review Board recommendation to the
Planning Commission. For nonresidential
projects, 1 to 4,999 square feet is a staff-level
design review and 5,000 square feet or more
is Design Review Board review.
H.3.1.2 Design Guidelines for Housing Quality.
The City will establish residential design
guidelines, to ensure residential
development projects are consistent with the
goals of this Housing Element, produce better
housing and neighborhoods, and improve the
quality of life for existing and future Vallejo
residents. The guidelines may apply to
features including, but not limited to:
lighting, access, landscaping and the
provision of on -site amenities and services,
such as community centers, and support,
educational or security services. As part of
the City -wide Zoning Ordinance update,
consideration should be given to exempting
projects in form -based code areas, as these
areas will provide direction on building form,
massing, compatibility and the provision of
on-site amenities and services as described
above.
Responsibility: Planning Division
Funding: General Fund
Schedule: Update the Zoning
Ordinance in 2016.
As a part of the Zoning Ordinance update, the
City made changes to the Design Guidelines.
The Zoning Ordinance was updated and
adopted in June 2021. The City will update the
Design Guidelines to comply with State
mandates by December 2025.
Modify. Combine
with Program
H 3.1.1.
New Program
H 3.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-26 Vallejo Housing Element
Existing Housing Element Program Status of Program Continue, Modify, Delete
H 4.1.1 Regulate for Housing Variety
Encourage a variety of housing types,
including duplexes, townhomes, apartment
buildings, and condominiums, in
neighborhoods and new subdivisions
through updated land use policies and
regulations.
Responsibility: Planning Division
Funding: General Fund
Schedule: Update of the Zoning
Ordinance in 2016.
Between 2016 and 2017, the City encouraged
a variety of housing types on a regular basis.
With the adoption of the Zoning Ordinance in
2021, the City adopted Section 16.202.05 for
small-lot development to encourage a variety
of housing types.
Modify.
New Program
H 4.1.1.
H.4.1.2 Mixed Income Housing Developments
Proactively work with nonprofit and for -
profit housing developers to encourage
mixed-income housing developments.
Responsibility: Planning Division
Funding: General Fund
Schedule: Ongoing.
Between 2016 and 2017, the City continued
to work with nonprofit and for-profit housing
developers to encourage mixed -income
housing developments.
In the past years, the City has worked with
nonprofit organizations to construct
affordable housing, approving two residential
projects for low-income households. The City
is actively working on an inclusionary housing
ordinance and is hopeful that ordinance will
produce more mixed -income housing
developments.
Modify. Combine
with Program
B 2.1.2.
New Program
B 2.1.1.
H 4.1.3 Higher Density Residential
To de-concentrate poverty, ensure sufficient
higher density residential land is available in
areas throughout the City.
Responsibility: Planning Division,
Housing and Community
Development Division
Funding: General Fund
Schedule: Update of the Zoning
Ordinance in 2016 and ongoing.
In 2021, the City adopted a new Zoning
Ordinance that allows higher -density in the
Residential Medium and High Density Zoning
Districts, and allows duplexes by -right in the
RLD district to increase density citywide.
Modify. Combine
with Program
A 1.1.2.
New Program
A 1.1.1.
I 1.1.1 Energy Conservation Partnership Program
Partner with local utility providers to
promote participation in available energy
efficiency programs (e.g., BayRen, HERO and
California First, PACE, Rising Sun’s California
Youth Energy Services (CYES); PG&E Comfort
Responsibility: Building Division
Funding: General Fund
Schedule: 2018
The City of Vallejo joined Marin Clean Energy
(MCE) in 2019. Vallejo electricity customers
began to receive service from MCE in 2021.
Modify. Combine
with Programs
I 1.1.2 and I 1.1.3.
New Program
I 1.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
Review of Previous Housing Element Programs 3-27
Existing Housing Element Program Status of Program Continue, Modify, Delete
Home Program; rebates for energy -efficient
appliances)
I 1.1.2 Green Building Code
The City will enforce the “Green Building
Code” to facilitate the implementation of
green building features in new housing units.
Staff will consider developing a brochure,
which would provide developers with a range
of green building design features to ch oose
from that will satisfy the requirements of the
ordinance.
Responsibility: Building Division,
Planning Division
Funding: General Fund
Schedule: Develop brochure by
December 2017.
The City continued to enforce the Green
Building Code to implement green building
features for new residential housing units
throughout the planning period. The City
adopted the 2022 Green Building Code, which
went into effect January 1, 2023.
Modify. Combine
with Programs
I 1.1.1 and I 1.1.2.
New Program
I 1.1.1.
I 1.1.3 Incentives for Green Building
Provide incentives, such as project expediting
and a study of fee reductions.
Responsibility: Building Division,
Planning Division
Funding: General Fund
Schedule: Develop incentives by
December 2018.
Due to limited staff capacity, the City was not
able to establish incentives. This program will
be revised to include specific milestones for
examining and, if appropriate, implementing
incentives.
Modify. Combine
with Programs
I 1.1.1 and I 1.1.2.
New Program
I 1.1.1.
I I
3. REVIEW OF PREVIOUS HOUSING ELEMENT PROGRAMS
3-28 Vallejo Housing Element
This page intentionally left blank.
Housing Resources and Constraints 4-1
HOUSING RESOURCES AND CONSTRAINTS 4
HOUSING RESOURCES
Regional Housing Needs Allocation
TABLE 1 Regional Housing Need Allocation, Projection Period 2023-2031
Income Category Total
Units
Percentage of
Share
Extremely Low Income (0–30% AMI) 345 11.9%
Very low income (31–50% AMI) 345 11.9%
Low income (51%–80% AMI) 369 12.7%
Moderate income (80%–120% AMI) 495 17.1%
Above Moderate income (>121% AMI) 1,346 46.4%
Total 2,900 100.0%
California law (Government Code Section 65583 [a][3]) requires that the Housing Element contain an inventory of land suitable for residential development, including vacant sites that can be developed for housing within the planning period and nonvacant (i.e., underutilized) sites having potential for redevelopment. State law also requires an analysis of the relationship of zoning and public facilities and services to these sites.
The Regional Housing Needs Allocation (RHNA), prepared in accordance with the provisions of Section 65584 of the California Government Code by the Association of Bay Area Governments (ABAG) and the Solano County Subregion, addresses Vallejo's share of the regional housing need by income group for the 2023-2031 projection period.
Councils of governments, including ABAG, are responsible for developing an RHNA Methodology for allocating the Regional Determination to each city and county in their region. This methodology must specifically state objectives, including but not limited to promoting infill, equity, and environmental protection; ensuring jobs-housing balance; and affirmatively furthering fair housing. Of the 441, l 76 units allocated to the ABAG region, 10,992 were allocated to Solano County. Solano County formed a subregion and established a methodology to distribute the units to each jurisdiction. Solano County's methodology and unit allocations were approved by the California Department of Housing and Community Development (HCD) and the Solano County City County Coordinating Council in 2021.
The current RHNA for the City established by the Solano County subregion for 2023- 2031 is displayed in Table 1. Vallejo must plan to accommodate a total of 2,900 units between June 30, 2022, and December 15, 2030. Of the 2,900 total units, the City must plan to accommodate 690 units for very low-income households, 369 units for low income households, 495 units for moderate-income households, and 1,346 units for above moderate-income households.
Sources: California Department of Housing and Community Development, State Income Limits for Solano County, 2021; Solano County Subregion 6th Cycle Regional Housing Needs Allocation, Final Methodology
Note: Per state guidance, extremely low income units are assumed to be 50 percent of the very low income RHNA number.
4. HOUSING RESOURCES AND CONSTRAINTS
4-2 Vallejo Housing Element
Housing Unit Construction
TABLE 2 RHNA Progress, Constructed and Under Construction after June 30, 2022
Income Category Total
RHNA Constructed Permitted or
Constructed ADUs
Remaining
RHNA
Very low-income
(0–50% AMI) 690
1221 29 908 Low-income
(51–80% AMI) 369
Moderate-income
(80–120% AMI) 495 0 15 480
Above moderate-
income
(>121% AMI)
1,346 281 5 1,060
Total 2,900 403 49 2,448
Inventory of Land Suitable for Residential
Development
ABAG projects that Vallejo should plan for 690 very low-income housing units between 2023 and 2031 (see Table 2). Based on State law methodology, the City estimates that 50 percent of its very low-income housing allocation are extremely low-income households. Therefore, it is projected that 345 households will be extremely low income.
Local governments may take credit for units permitted since the June 30, 2022, against the RHNA. Based on building permit data, 196 permits have been issued. 149 of these units are assumed to be market rate, and therefore apply to the above-moderate income category. 47 are part of a project for lower income households described further in the table below. An additional 75 are part of a project that has been completed and includes 75-deed restricted affordable units. Another 132 unit market-rate project has also been completed. The units have been credited toward the City's RHNA as the first step to determine the remaining need of housing units in each income category.
Source: City of Vallejo, Planning Division, 2024.
Notes:
1 a 47-unit project counted here (Broadway Village) received building permits since June 30, 2022 on June 22, 2023 and will provide 47 very-low income deed-restricted units. Project Based Vouchers are being applied for through the Vallejo Housing Authority to deed restrict these units for 55 years.
A 75-unit project counted here (Sacramento Street Affordable Housing) was completed in 2023 and includes 75 deed-restricted units affordable to very low income households.
A key provision of State Housing Element law is a requirement that each local jurisdiction make available a sufficient quantity of land, with appropriate zoning and adequate infrastructure, to accommodate its local fair share of the RHNA during the eight-year planning period. The objective is to ensure adequate sites for new housing construction affordable to all economic segments of the community. Local jurisdictions must ensure sites are available for housing affordable to extremely low, very low-, low-, and moderate-income households as well as above moderate-income households. The State has generally noted that the most appropriate way for local jurisdictions to provide adequate sites to meet the need for lower-income households is to provide land zoned for higher-density multifamily housing. Particularly in urban areas where land is expensive, high-density housing construction allows developers to reduce development costs by building more units on a given site.
As part of this Housing Element, the City has updated the inventory of vacant residential land, including mixed-use sites with potential for residential development. The inventory is used to assist developers with identifying developable land as well as to provide City staff with a tool to monitor RHNA progress between housing element updates.
Housing Resources and Constraints 4-3
•
•
Sites Identified in Previous Housing Element(s)
The complete inventory of vacant land can be found in Table 4 which provides a list of vacant residential parcels in the city. This inventory was developed using geographic information system (GIS) data from the City and the County Assessor, as well as a site by-site review of larger opportunity sites with City staff. The remainder of this section summarizes the inventory of land available in Vallejo to accommodate anticipated housing demand and discusses the appropriateness of this land supply to meet the housing needs of households of various income levels.
In 2022, the Metropolitan Transportation Commission (MTC) adopted the Transit Oriented Communities (TOC) Policy to support the region's transit investments by creating communities around transit stations and along transit corridors that not only enable transit ridership, but also are places where Bay Area residents of all abilities, income levels, and racial and ethnic backgrounds can live, work, and access services.
The TOC Policy applies to the half-mile area around existing and planned fixed-guideway transit stops and stations (i.e., regional rail, commuter rail, light-rail transit, bus rapid transit, and ferries). Compliance with the TOC Policy is voluntary for jurisdictions that want to advance the goals of Plan Bay Area 2050 or to be eligible and/or competitive for some MTC discretionary funding. The following are the TOC Policy Goals:
1. Increase the overall housing supply in part by increasing the density for new residential projects. Prioritize affordable housing in transit-rich areas.
2. In areas near regional transit hubs, increase density for businesses and commercial development.
3. Prioritize bus transit, active transportation, and shared mobility within and to/from transit-rich areas, particularly to Equity Priority Communities.
4. Support and build partnerships to create equitable transit-oriented communities within the San Francisco Bay Area. MTC has developed a Transit priority toolbox of policies and infrastructure that help transit passengers get to their destination more quickly. Tools can include roadway design, traffic enforcement, new traffic signals and more.
Making transit faster and more reliable improves the customer experience and encourages more people to use transit. Investing in transit priority throughout the Bay Area roadway network helps meet the climate and equity goals of the long-range regional plan, and the Transit Transformation Action Plan.
Since 2012, MTC has invested over $100 million through the Transit Performance Initiative to improve speed and reliability on high-ridership transit lines throughout the Bay Area. MTC also is:
Leading the design and delivery of transit priority projects along key highway and freeway corridors through the Forward Commute Initiatives.
Providing funding and technical assistance for transit signal priority projects through the Innovative Deployments to Enhance Arterials (IDEA) program.
Identifying housing sites near the ferry terminal aligns with MTC's priorities and is one of the strategies taken in this element to address regional housing needs.
Pursuant to California Government Code Section 65583.2( c), a non-vacant site identified in the previous planning period and a vacant site that has been included in two or more previous consecutive planning periods cannot be used to accommodate the lower income RHNA unless the site is subject to an action in the Housing Element requiring rezoning within three years of the beginning of the planning period to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households. There are two sites identified in the 6th cycle inventory to meet the lower-income RHNA that were included in previous cycles at any income category as noted in Table 4.
4. HOUSING RESOURCES AND CONSTRAINTS
4-4 Vallejo Housing Element
Sites Appropriate for Lower-Income Housing
Realistic Capacity
•
o
▪
▪
Housing element law requires jurisdictions to provide an analysis showing that zones identified for lower-income households are sufficient to encourage such development.
The law provides two options for preparing the analysis: (1) describe market demand and trends, financial feasibility, and recent development experience; or (2) use default density standards deemed adequate to meet the appropriate zoning test. According to Government Code Section 65583.2(c)(3)(B), the default density standard for Vallejo is 30 dwelling units per acre (du/ac). The City has included available sites (see Table 4) that permit maximum densities between 30 and 90 units per acre and are assumed to accommodate the City's lower-income RHNA.
In determining the realistic capacity (or conservative estimate of the percent of the site that is likely to be available/develop with the residential units) for the City's inventory of sites, the City considered land use controls and site improvements and assumed an 80 percent adjustment to reflect developable acreage due to on-site improvements, including sidewalks, utility easements, and infrastructure improvements (roadway access, water, sewer, and stormwater). All sites are served by or planned to be served by infrastructure, with no constraints identified that would reduce capacity beyond the 80 percent adjustment. None of the sites have environmental constraints that would prevent the development of the number of units assigned in the inventory during the planning period, including for example, slopes, conservation easements or parking obligations. The City has recently completed an analysis of areas subject to the Hillside Development Standards and determined that they do not pose a constraint to provision of sufficient residential capacity in Vallejo. To further determine an appropriate realistic capacity assumption that takes into account factors beyond those considered to arrive at the 80 percent adjustment discussed above, the City also looked at project examples to not overestimate the realistic unit potential. Projects in Vallejo were approved, on average, at approximately 83.7 percent of maximum allowed density. After considering the 80 percent adjustment factor and build out of recent residential and mixed-use projects, the City decided to assume a 57 percent build out on vacant sites with any residential units based on project track record. However, given the substantially higher build out average for lower-income projects (81 percent), the City is assuming an 81 percent capacity on sites for lower-income units. See Table 3 for project examples.
In addition, the City reviewed the sites with zoning that allows non-residential uses in the City's currently adopted Housing Element (2015-2023) in addition to other sites with this type of zoning where residential has been built or approved, and compared that with the current uses on the site. The details about the sites analyzed are below:
20 vacant sites that allow non-residential uses were in the existing Housing Element inventory or are developed or approved with residential units in the city. The majority of the sites from the existing Housing Element have not developed or been approved for development.
5 of the sites evaluated have approved or built projects on them. 2 of the sites have built or planned non-residential uses on them. 3 of the sites have built or planned residential uses on them. Two of these projects are built and one is under construction.
In order to determine a suitable realistic capacity to apply to this type of site the following formula was applied: number of projects/sites in the list of sites referenced above that allow non-residential divided by the total number of projects approved/built on sites that allow non-residential (above) multiplied by the built density(% out of 100) of the projects above that included residential. Below is the formula using the numbers for Vallejo:
3/5 X 710/o = 430/o
Housing Resources and Constraints 4-5
TABLE 3 Realistic Capacity Project Examples
Project Name Status Affordability Acres GP/Zoning Total Units
Allowable
Density/ac
Built
Density
Buildout
Percentage
Oakwood Apartments Completed Market Rate 4.95 B/LR / PDC1 132 50 26.7 53.3% Sacramento Street
Affordable Housing Completed Very Low 1.34 B/LR / Linear Commercial1 75 50 55.9 111.9% Project HomeKey
(Broadway) Under Construction Very Low 1.92 North Gate District/ Central Corridor Commercial 48 50 25.0 50.0%
Waterstone 2A/2B Under Construction Market Rate 47.8 R-SF/RLD 185 9 3.9 43.3% Costco Housing Planning Approved 2020 Market Rate 23.8 R-MH / PD 178 25 7.48 29.9% Average Buildout Percentage for All Residential Projects 57.7% Average Buildout Percentage for Lower-Income Projects 81.0% Sites Inventory
Vacant Land
The inventory assumes that the privately-owned sites allowing non-residential uses will be inventoried at 43 percent of the maximum allowed density. A higher realistic percentage of 69 percent is applied to sites allowing non-residential uses that are City owned. This is because the City has committed to developing lower income units on those sites and has control over development of those sites.
Source: City of Vallejo, Planning Division, 2023
B/LR = Business/Limited Residential
PDC = Planned Development Commercial
Notes:
R-SF = Primarily Single-Family
RLD = Residential Low-Density
R-MH = Mix of Housing Types/ Medium Density
PD= Planned Development
1 This project was approved under the previous Zoning Code.
The City prepared an inventory of vacant sites available to accommodate the City's moderate-income RHNA and a portion of the lower-income RHNA. Table 4 provides the characteristics of each site, including, zoning, General Plan designation, acreage, and realistic capacity for the sites currently zoned for housing at varying densities, and Figures 1 through 6 map the location of each site in the city. Some sites are proposed to be upzoned. The proposed zoning and General Plan land use is shown for those sites in Table 4. Program A 1.1.6 provides details on the sites to be upzoned to address the lower income RHNA. Additionally, all sites included to meet the RHNA have existing or planned water, sewer, and dry utilities infrastructure available and accessible sufficient to support housing development pursuant to Government Code Section 65583.2(b )(S)(B).
4. HOUSING RESOURCES AND CONSTRAINTS
4-6 Vallejo Housing Element
Small Sites with Lower Income Unit Capacity
Government-Owned Sites
Other Non-Vacant Sites
•
•
There are seven parcels in the inventory of vacant sites that are smaller than .5 acres.
Two of the parcels are government-owned surplus sites and are described in the next subsection. The other 5 parcels are all adjacent with the same owner and part of a pending project for affordable housing. The project is not yet entitled so the parcels are being included in the sites inventory. The 5 parcels are Sites 74, 75, 76, 77 and 78 in the inventory. Program A 1.1.5 provides additional actions the City will take to facilitate development on this site and any other future small sites suitable for residential development.
The sites inventory includes six sites that are owned by the City. Three sites that have been previously declared surplus lands (Sites 62, 63, and 86) and three that are intended to go through the surplus lands process (Sites 87, 88, and 89). These sites are all currently or formerly used for parking and at least some of each parcel is paved so these sites are considered non-vacant. However, there is a surplus of parking availability on the sites that are still used as parking lots (Sites 86, 87, 88, and 89) and the City intends to solicit interest in developing these sites with housing. Each of these parcels can be developed with at least as many affordable units consistent with requirements of the Surplus Land Act. Before declaring Sites 87 through 89 as surplus, the City will analyze the sites for environmental constraints. It is expected that remediation will be achievable within the planning cycle. If the sites are found to be infeasible for housing, or are not declared surplus within the planning cycle, then the City will replace these sites within the sites inventory. For instance, a new specific plan for Mare Island was submitted for review in October 2024, which is projecting approximately 14,000 new residential units.
A portion of these new units are expected
to be available for affordable housing. Additional detail about the process to facilitate development on the government-owned sites is included in Program A 1.1.4. Table 4 provides parcel-level data on the sites along with additional information on existing uses and realistic unit capacity.
An additional small number of sites in the inventory are non-vacant but positioned for residential development. Those sites are as follows:
Site 38 - This parcel is part of the Solano Ranch Mixed Use project which is going through the entitlement process. The pending application demonstrates the interest of the property owner in combining this parcel with the 2 other parcels (both vacant) in the project to build a mixed use project that includes 270 residential units in the near term.
Site 54 - This parcel is the site of a pending residential project for condo development. There are two single-family residences on the parcel currently that would be replaced by the new project. The pending application demonstrates the interest of the property owner to develop a new residential project on the site in the near term.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-7
TABLE 4 Sites Inventory
Site
No.
Assessor’s
Parcel
Numbers
Acres General Plan
Designation Zoning
Max.
Allowed
Density
(du/ac)
Max.
Units
Realistic
Capacity
(57% for Mod,
81% for Low 69%
for City-Owned
Non-Residential,
43% for
Privately-Owned
Non-Residential)
Afford-
ability
Infra-
structure
Constraints
Vacant
or Non-
Vacant
Additional
Information
1 0067140070 14.42 D-NG CC 50 721.0 202 Above
Moderate None
Almost
entirely
vacant
Realistic units based
on pending project
2 0068131120 1.05 B/LR NMX 30 31.6 14 Lower None Vacant 13 0182292100 0.65 R-SF RLD 12 7.8 4 Moderate None Vacant 14 0182301010 0.63 R-SF RLD 12 7.6 4 Moderate None Vacant 15 0182301090 0.50 R-SF RLD 12 6.0 3 Moderate None Vacant 16 0182163060 0.50 R-SF RLD 12 6.0 3 Moderate None Vacant 17 0182440030 1.45 R-SF RLD 12 17.4 10 Moderate None Vacant 18 0182440020 0.98 R-SF RLD 12 11.8 7 Moderate None Vacant 19 0182173190 0.97 R-SF RLD 12 11.7 7 Moderate None Vacant 20 0182173180 1.00 R-SF RLD 12 11.9 7 Moderate None Vacant 21 0182173050 1.01 R-SF RLD 12 12.1 7 Moderate None Vacant 22 0182173040 1.09 R-SF RLD 12 13.1 7 Moderate None Vacant 23 0182173240 1.24 R-SF RLD 12 14.9 8 Moderate None Vacant 24 0182310010 1.11 P-OS PROS 12 13.3 8 Moderate None Vacant 25 0182310360 0.56 P-OS PROS 12 6.7 4 Moderate None Vacant 26 0182310030 0.64 P-OS PROS 12 7.7 4 Moderate None Vacant 27 0182263030 0.53 R-SF RLD 12 6.4 4 Moderate None Vacant 28 0182263020 0.82 R-SF RLD 12 9.9 6 Moderate None Vacant 29 0182204050 1.05 R-SF RLD 12 12.6 7 Moderate None Vacant 30 0182204030 1.00 R-SF RLD 12 12.1 7 Moderate None Vacant 31 0182204020 1.00 R-SF RLD 12 12.0 7 Moderate None Vacant
4. HOUSING RESOURCES AND CONSTRAINTS
4-8 Vallejo Housing Element
Site
No.
Assessor’s
Parcel
Numbers
Acres General Plan
Designation Zoning
Max.
Allowed
Density
(du/ac)
Max.
Units
Realistic
Capacity
(57% for Mod,
81% for Low 69%
for City-Owned
Non-Residential,
43% for
Privately-Owned
Non-Residential)
Afford-
ability
Infra-
structure
Constraints
Vacant
or Non-
Vacant
Additional
Information
32 0182204010 1.03 R-SF RLD 12 12.3 7 Moderate None Vacant 33 0182215070 1.02 R-SF RLD 12 12.3 7 Moderate None Vacant 34 0068191220 1.39 RE RC 50 69.4 30 Lower None Vacant
35 0052421120 0.63 R-SF RLD 9 5.7 3 Moderate None Vacant 36 0052421110 2.28 R-SF RLD 9 20.5 12 Moderate None Vacant 37 0182020010 9.34
Business/
Limited
Residential
RC 50 467.0
80 Above
Moderate,
4 Moderate,
4 Lower
Above
Moderate,
Moderate
and Lower
None Vacant
3 parcels are part of
the same pending
project. Realistic units
and affordability
based on pending
project. Site 39
doesn’t have units
assigned to it because
it is zoned open space
and doesn’t allow
residential units. The
potential plan is for
that parcel to be used
for mitigation as part
of the overall project.
38 0182020020 19.14
Business/
Limited
Residential
RC 50 957.0
164 Above
Moderate,
9 Moderate,
9 Lower
None Non-
Vacant
39 0182020080 5.63 OS -
Conservation PROA N/A N/A 0 None Vacant
40 0051250460 0.82 B/LR CC 50 40.8 18 Lower None Vacant 41 0052110140 0.94 R-MF RHD 40 37.7 31 Lower None Vacant 42 0051250230 0.52 R-MF RHD 40 20.6 17 Lower None Vacant 43 0052143210 0.93 R-SF RLD 9 8.4 5 Moderate None Vacant 44 0052160100 3.29 NC O 30 98.7 42 Above
Moderate None Vacant Realistic units based
on pending project
45 0052320250 2.32 R-MF RHD 40 92.8 75 Lower None
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-9
Site
No.
Assessor’s
Parcel
Numbers
Acres General Plan
Designation Zoning
Max.
Allowed
Density
(du/ac)
Max.
Units
Realistic
Capacity
(57% for Mod,
81% for Low 69%
for City-Owned
Non-Residential,
43% for
Privately-Owned
Non-Residential)
Afford-
ability
Infra-
structure
Constraints
Vacant
or Non-
Vacant
Additional
Information
46 0052320410 1.76 Primarily
Multifamily RHD 40 70.4 57
11 -
Moderate,
46 - Lower
None Vacant
Realistic units and
affordability based on
pending project – 20%
moderate, remainder
lower. Included in 5th
cycle Housing
Element.
47 0052303230 0.62 R-MF RHD 40 25.0 20 Lower None Vacant 48 0052282350 1.20 R-MH RMD 25 30.0 17 Moderate None Vacant 49 0069340460 6.06 B/LR NMX 30 181.7 78 Lower None Non- Vacant
Same owner as APN
0069340450 – units
assume two parcels
would develop
together
50 0069340450 1.48 B/LR NMX 30 44.3 19 Lower None Vacant Same owner as APN
0069340460 – units
assume two parcels
would develop
together
51 0081040880 90.30 PROS PROS 9 812.7 500 Above
Moderate None Vacant Realistic units based
on pending project
52 0053200660 0.81 RE RC 50 40.6 17 Lower None Vacant
53 0053162200 0.85 R-MH RMD 25 21.3 12 Moderate None Vacant 542 0053162220 1.26 Mix of Housing
Types RMD 25 31.5 28 Above
Moderate None Non-
Vacant
4. HOUSING RESOURCES AND CONSTRAINTS
4-10 Vallejo Housing Element
Site
No.
Assessor’s
Parcel
Numbers
Acres General Plan
Designation Zoning
Max.
Allowed
Density
(du/ac)
Max.
Units
Realistic
Capacity
(57% for Mod,
81% for Low 69%
for City-Owned
Non-Residential,
43% for
Privately-Owned
Non-Residential)
Afford-
ability
Infra-
structure
Constraints
Vacant
or Non-
Vacant
Additional
Information
552 0069032240 2.30 R-MF RHD 40 92.1 75 Lower None Vacant Included in 4th and 5th
cycle Housing
Elements
56 0051181150 0.70 R-MH RMD 25 17.5 10 Moderate None Vacant 57 0051190180 0.55 CC CC 50 27.6 12 Lower None Vacant
An easement would
be allowed for a
driveway to this parcel
when development
occurs
58 0069010250 1.38 B/LR NMX 30 41.5 18 Moderate None Vacant 59 0069061420 0.70 R-SF RLD 9 6.3 4 Moderate None Vacant 60 0081060250 1.38 R-SF RLD 9 12.4 7 Moderate None Vacant 61 0056055060 0.53 NC NMX 30 15.8 7 Moderate None Vacant 62 0056062210 0.19 Mixed Use - NC NMX 30 5.7 4 Lower None Non- vacant
City-owned small site;
paved; declared
surplus
63 0056062200 0.35 Mixed Use - NC NMX 30 10.5 7 Lower None Non- vacant
City-owned small site;
paved; declared
surplus
64 0055074140 0.53 B/LR NMX 30 15.9 7 Moderate None Vacant 65 0058022130 0.34 DTMU DMX 90 30.6 13 Moderate None Vacant 66 0069462030 1.36 R-MH RMD 25 33.9 19 Moderate None Vacant 67 0069462010 1.47 R-MH RMD 25 36.8 21 Moderate None Vacant 68 0072170060 11.06 Mix of Housing
Types RMD 25 276.5 130 Above
Moderate None Vacant Realistic units based
on pending project
69 0072234150 2.64 R-MH RMD 25 65.9 38 Moderate None Vacant
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-11
Site
No.
Assessor’s
Parcel
Numbers
Acres General Plan
Designation Zoning
Max.
Allowed
Density
(du/ac)
Max.
Units
Realistic
Capacity
(57% for Mod,
81% for Low 69%
for City-Owned
Non-Residential,
43% for
Privately-Owned
Non-Residential)
Afford-
ability
Infra-
structure
Constraints
Vacant
or Non-
Vacant
Additional
Information
70 0072160800 4.92 R-MH RMD 25 123.1 70 Moderate None Vacant 71 0072160730 4.03 R-MH RMD 25 100.8 57 Moderate None Vacant 72 0074110500 0.71 R-SF RLD 9 6.4 4 Moderate None Vacant 73 0074110490 2.38 R-SF RLD 9 21.4 12 Moderate None Vacant 74 0061051010 0.30 Mixed Use - NC NMX 30 9.0 4 Lower None Vacant 5 parcels are part of the same pending
project. All of the
parcels are small sites
less than .5 acre but
are larger than .5 acre
when combined.
Realistic units and
affordability based on
pending project
proposing affordable
units.
75 0061051020 0.14 Mixed Use –
NC NMX 30 4.2 2 Lower None Vacant
76 0061051030 0.07 Mixed Use –
NC NMX 30 2.1 1 Lower None Vacant
77 0061051040 0.07 Mixed Use - NC NMX 30 2.1 1 Lower None Vacant 78 0061051050 0.10 Mixed Use - NC NMX 30 3.0 1 Lower None Vacant 79 0061131390 3.03 R-MH RMD 25 75.9 43 Moderate None Vacant 80 0074160740 0.71 R-SF RLD 9 6.4 4 Moderate None Vacant 81 0061122100 0.17 NC NMX 30 5.1 2 Moderate None Vacant Pending project on this site
82 0061211070 0.83 R-MH RMD 25 20.7 12 Moderate None Vacant 83 0075170050 3.21 C-H RC 50 160.5 21 Above
Moderate None Vacant Realistic units based
on pending project
84 0075010330 3.77 Retail/
Entertainment RC 50 188.5 98 Above
Moderate None Vacant Realistic units based
on pending project
85 0079120100 16.10 Mix of Housing
Types RMD 25 402.5 51 Above
Moderate None Vacant Realistic units based
on pending project
4. HOUSING RESOURCES AND CONSTRAINTS
4-12 Vallejo Housing Element
Site
No.
Assessor’s
Parcel
Numbers
Acres General Plan
Designation Zoning
Max.
Allowed
Density
(du/ac)
Max.
Units
Realistic
Capacity
(57% for Mod,
81% for Low 69%
for City-Owned
Non-Residential,
43% for
Privately-Owned
Non-Residential)
Afford-
ability
Infra-
structure
Constraints
Vacant
or Non-
Vacant
Additional
Information
86 0055170380 1.99
District -
Downtown/
Waterfront
WMX 90 179.1 62
25 Lower,
22 Moderate
and 15
Above
Moderate
None Non-
Vacant
City-owned site;
paved parking lot
planned for mixed use
development
including a parking
garage; realistic unit
capacity based on this
planned development
approach; declared
surplus
87 0055160610 1.98
District -
Downtown/
Waterfront
WMX 90 178.2 123
49 Lower,
43 Moderate
and 31
Above
Moderate
None Non-
Vacant
City-owned site;
paved parking lot
88 0055160600 6.95
District -
Downtown/
Waterfront
WMX 90 625.5 432
173 Lower,
151
Moderate
and 108
Above
Moderate
None Non-
Vacant
City-owned site; partly
paved parking lot,
partly undeveloped
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-13
Site
No.
Assessor’s
Parcel
Numbers
Acres General Plan
Designation Zoning
Max.
Allowed
Density
(du/ac)
Max.
Units
Realistic
Capacity
(57% for Mod,
81% for Low 69%
for City-Owned
Non-Residential,
43% for
Privately-Owned
Non-Residential)
Afford-
ability
Infra-
structure
Constraints
Vacant
or Non-
Vacant
Additional
Information
89 0055170520 5.14
District -
Downtown/
Waterfront
WMX 90 462.6 220
88 Lower,
77 Moderate
and 55
Above
Moderate
None Non-
Vacant
City-owned site;
paved parking lot,
open space and
existing parking
garage; realistic unit
capacity only
calculated on portion
of the site outside of
the open space and
parking garage which
will remain
Lower-Income Capacity 820
Moderate-Income Capacity 842
Above Moderate-Income Capacity 1,525
Total Capacity 3,187
Source: City of Vallejo, Planning Division, 2022.
1 The allowed density on vacant sites is suitable for lower-, moderate-, and above moderate-income development. 2Sites repeated in previous housing element subject to Program A l. l .7
4. HOUSING RESOURCES AND CONSTRAINTS
4-14 Vallejo Housing Element
FIGURE 1 CITY OF VALLEJO VACANT SITES INVENTORY #1
vems=0r
'
I
I - ~
Meaeews=0r~
,</?)« -
,;.,-s-
1;._0
0 ! ner~Pass=Rd=
I I
42 •
40 41
I • 2023 • Cty of Val eio, Source. 1
,::,,
tfney~Ave=-/
o'o.,,
<les-1.,/:/~
""'= -
34 ===~ ~ " ""='""==!:~
-----, __
\
~ '"=:I City of Vallejo
sing Site
Hou her Site - Vacant or Ot
Page: 1
Feet
Rev1s1on • • Date: 10/21/2024
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-15
FIGURE 2 CITY OF VALLEJO VACANT SITES INVENTORY #2
13 14
'1s
16 #
• 19
22 21
J 23
\
\
3 \
' '
I
I
28 27
•
\ ,-
'
\ ,_/, .. / /
~
Source: City of Vallejo, 2023
\ 18
',17
\
I
I
\
I
'
\
I
I
\
I
I
\
\ ,.
I
\
Housing Element Sites
~ -:::J City of Vallejo
Hous ing Site
- Vacant or Other Site
Page:2
0 500 1,000
Feet
Revision Date: S/16/ 2024
4. HOUSING RESOURCES AND CONSTRAINTS
4-16 Vallejo Housing Element
FIGURE 3 CITY OF VALLEJO VACANT SITES INVENTORY #3
'---. -/
~ ..__,.--
42 •
--· I
, _______ \
(
/
Source: City of Vallejo, 2023
- 41
58 ■
Housing Element Sites
~ -::::::J City of Vallejo
Housing Site
- Vacant or Other Site
Page: 3
Cf)
0 500 1.000
Revision Date: 8/14/2024
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-17
FIGURE 4 CITY OF VALLEJO VACANT SITES INVENTORY #4
60 ~
-- I 67
- Ien~essele :St
,,-·-: l 66
I Clll • 1b
'-·· -~0 FiRgs=Re--- ~
Cl
§
0 a::
I • 2023 • c ·ty of Val e1o, Source. 1
\
• Element Sites Housing
~ ""=:] City of Vallejo
Housing Site .
Other Site - Vacant or
Page: 4
----------
Feet
Rev1s1on • • Date : 5/16/2024
4. HOUSING RESOURCES AND CONSTRAINTS
4-18 Vallejo Housing Element
FIGURE 5 CITY OF VALLEJO VACANT SITES INVENTORY #5
,,
87 ci3 <f? _ Fl0rida-i. t o/. - cb 2 '!P ====== = =~~U) % " i: • a i
Ho • using Element Sites
~ ~ City of Vallejo
Hou sing Site
- Vacant or Other Site
~ ===~==-,:;.====· . ' eF•" .~ """''""-"-L ~ [ -b '\ ~ ~ , .:_·- ~ ~ } r·-
"~ = /" r Be I '
,,9>G- '\ r A1e1a0Rdl~ r~~/
,,,. ' ~
74 / ~ • ""C--.., I /,'
" ' ' ? :_ . - ~ --~.,_j '
1s 1s ~ g • _ .!..JI ~~, ~3,,
'%, -~ I
# 81\ <
82\ #~~~ I!
# - ~~
P-3 /~~ .. 3
. I
\ f '
I
J -
Page:5
~
I
CV
· 2024 Revision Date· 8/14/
Source: City of Vall • e10, 2023
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-19
FIGURE 6 CITY OF VALLEJO VACANT SITES INVENTORY #6
I'
I
I
'
I
--~""""-----------
Source: City of Vallejo, 2023
I
I
- -- - ;
I
I
I
Rose Qr
t
Housing Element Sites
~ ""=:l City of Vallejo
Housing Site
- Vacant or Other Site
Page: 6
(1)
0 500 1,000
Benic
Revision Date: 8/14/2024
4. HOUSING RESOURCES AND CONSTRAINTS
4-20 Vallejo Housing Element
Permitted and Under Construction Projects
TABLE 5 Permitted and Under Construction Projects
Site ID Project Name Affordability Project Status General Plan/Zoning Total Units P-1 418 Multifamily
5180 Sonoma Blvd. Above Moderate In Building plan check D-NG/CC 418 P-2 Waterstone 2A/2B
0082-010-260 Above Moderate Under Construction Primarily SF/RLD 185 P-3 961 Porter St.: Adding an additional 122 units
to an existing apartment complex.
Above Moderate and 20
percent lower
(deed restricted)
In Building plan check Mix of Housing Types/
RMD
122 (98 above
moderate and 24
lower)
P-4 Borges Ranch Subdivision
Above Moderate and 20
percent lower (deed
restricted – SB 330)
Application being revised by
applicant. Units based on
proposed revised application.
Rural Residential/
RR/RLD
415 (332 above
moderate and 83
lower)
The City is relying on 4 projects currently on the Vallejo Land Use Entitlements (VALUE) list (see Figure 7). The VALUE list is a current development list for the City of Vallejo that is updated quarterly and provides a snapshot of projects that are currently in review or that have recently been approved. Sites P-1 through P-4 in Table 5 are from the City's So urce : Cit y of Vall ejo, Pl annin g Di vision, 2024.
VALUE list. These projects are all active and are expected to build out within the planning period. Projects on the VALUE list typically move forward and build out quickly.
The projects included in Table 5 from the VALUE list provide the City with capacity for 107 lower-income units on projects that are guaranteed to be deed-restricted and 1,033 above moderate-income units in market-rate projects.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-21
FIGURE 7 CITY OF VALLEJO PERMITTED AND UNDER CONSTRUCTION PROJECTS -------- Cl-
.... Min' .....
I I
·----'
- - , City Limit
( _ - 'tted and Under Projects Perm,
- Construction
• Cit y of Va ll ejo, 2023 So urce .
_: l -
;g,b,.,_
·'h1tr.ie.yaf>-<"le
f'
I
I
.,, .,,
.,; .,;
.,; .,;
.,; .,;
II
\
\
\
\
,/ .,;
4. HOUSING RESOURCES AND CONSTRAINTS
4-22 Vallejo Housing Element
Accessory Dwelling Unit Potential
•
•
•
•
•
•
Summary of Capacity to Accommodate the RHNA
California Government Code Section 65583.1 (a) states that a town, city, or county may identify sites for accessory dwelling units (ADUs) based on the number of ADUs developed in the prior Housing Element planning period, whether the units are permitted by right, the need for ADUs in the community, the resources, or incentives available for their development, and any other relevant factors. Based on recent changes in State law reducing the time to review and approve ADU applications, requiring ADUs that meet requirements to be allowed by right, eliminating discretionary review for most ADUs, and removing other restrictions on ADUs, it is anticipated that the production of ADUs will increase in the 6th cycle Housing Element planning period.
The City issued the following ADU building permits over the last six years:
2018 - 20 ADUs received building permits
2019 - 21 ADUs received building permits
2020 - 23 ADUs received building permits
2021 - 36 ADUs received building permits
2022 - 23 ADUs received building permits
2023 - 38 ADUs received building permits
Prior to 2018 the City didn't have a permit specific to ADUs and they were combined with all residential permits. Therefore, data about AD Us permitted prior to 2018 is not available at the City. This analysis assumes that the number of ADU applications and permits will average 26 ADUs per year. To promote ADUs, the City has included Program H 4.1 .2 to promote the construction of affordable ADUs through several actions.
To determine assumptions on ADU affordability in the ABAG region, ABAG conducted a regional analysis of existing ADU rents and prepared a draft report in September 2021 .
The analysis resulted in affordability assumptions that allocate 30 percent of ADUs to very low-income households, 30 percent to low-income households, 30 percent to moderate-income households, and 1 O percent to above moderate-income households.
In addition, according to research by Chapple et al., typically 40 percent ( 40%) of accessory dwellings are rented to family members or friends at lower or no cost.
Affordability of ADUs projected to be built in the city during the planning period were based on the ABAG analysis. 49 AD Us have received building permits since the RHNA projection period started in July 2022. Of the 188 ADUs projected to be built during the rest of the RHNA projection period, it is estimated that 56 will be for very low-income households, 56 will be for low-income households, 56 for moderate-income households, and 19 for above moderate-income households.
Table 6 provides a summary of the City's capacity to accommodate the RHNA across all income categories. Accounting for permitted and under construction projects, vacant and non-vacant site capacity, and projected AD Us, the City has a total surplus of units in all income categories, including 132 lower-income units, 418 moderate-income units, and 1,517 above moderate-income units. Per AB 725 (Government Code, 65583.2, subd. (c)(4)), at least 25 percent of the sites where moderate and above moderate income units are assigned, allow for development of 4 or more units.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-23
TABLE 6 Summary of Residential Capacity Compared to the Remaining 6th Cycle RHNA
Income
Category
Remain-
ing
RHNA
Vacant
and Non-
Vacant
Site
Capacity
Permitted &
Under
Construction
Project
Capacity
Projected
ADUs
Total
Capacity Surplus
Very Low
908 820 107 113 1,040 132
Low
Moderate 480 842 0 56 898 418
Above
Moderate 1,060 1,525 1,033 19 2,577 1,517
Total 2,448 3,187 1,140 188 4,515
Environmental Constraints
•
•
•
•
•
Sources: California Department of Housing and Community Development, State Income Limits for Solano County, 202 l; Solano County Subregion 6th Cycle Regional Housing Needs Allocation, Final Methodology, City of Vallejo, October 2024.
The City of Vallejo, located on San Pablo Bay, has moderate topography and hillside development, and is in the vicinity of known active faults, namely the San Andreas and Hayward Faults. While these environmental constraints may impact some new construction in the city, nearly all of the residential sites identified in the vacant sites inventory are infill sites surrounded by existing development. Additionally, all high density residential sites with potential for low- and very low-income levels are urban infill sites, surrounded by and with access to existing roads and other development and infrastructure, and are not impeded by significant topography or other restrictive landscape features and therefore may be exempt from the California Environmental Quality Act (CEQA). With building mitigation measures readily applied through application of building codes and mitigation measures identified through the CEQA process, environmental constraints do not pose a significant challenge to the feasibility of housing on these sites. Still, as unforeseen environmental constraints may impact development on a site-by-site basis, these factors are considered in the calculation of realistic capacity, as described previously.
Given Vallejo's location, many areas of the city, particularly along the shoreline, are at risk of shoreline flooding or sea level rise. There are 13 properties in the Vacant Sites Inventory that are constrained by environmental conditions: 9 sites are impacted by inland flooding, shoreline flooding, and/or sea level rise, and 4 sites impacted by landslide potential. Five of the impacted sites include lower-income units. The Sacramento Street Affordable Housing Project is also impacted by inland flooding; however this project is currently under construction so the unit count included in the inventory is not impacted. Mitigation included in the Safety Element should address potential impacts on the vacant sites and development will not be constrained during the planning period. Mitigation measures in the Safety Element to address the potential flooding and sea level rise hazards include:
Action NBE-5.2A Continue to provide Community Emergency Response Team (CERT) training to residents and business community members.
Action NBE-5.4B Continue to require drainage and erosion control measures for landslide-prone or geologically hazardous hillside areas to minimize risks to downhill areas.
Action NBE-5.SA Continue to partner with neighborhood and community organizations to conduct emergency preparedness exercises.
Action NBE-5.6A Maintain up-to-date Flood Insurance Rate Maps for use in planning and public works decisions.
Action NBE-5.6B Collaborate with the Vallejo Sanitation and Flood Control District (VSFCD) and Solano County Water Agency (SCWA) to implement comprehensive flood control planning.
4. HOUSING RESOURCES AND CONSTRAINTS
4-24 Vallejo Housing Element
•
•
•
•
•
•
Action NBE-5.6( Continue to refer projects in flood prone areas to the VSFCD for review and comment.
Action NBE-5.6E Continue to require that new or modified structures within the 100-year floodplain comply with the City's Flood Management Regulations, including elevation of building pads above the floodplain and flood-proofing of buildings, and continue to prohibit permanent structures in designated floodways.
Action NBE-5.6F Work with FEMA to evaluate levees on the western side of Mare Island to enhance the embankments, as necessary.
Action NBE-5.7B Continue to manage and maintain City-owned storm drainage infrastructure to avoid flooding and reduce the negative effects of stormwater runoff.
Action NBE-5.9B Seek funding to develop and implement sea level rise adaptation strategies and projects.
Action NBE-5.9( In consultation with Solano County and the San Francisco Bay Conservation and Development Commission (BCDC), develop a Sea Level Rise Strategy that identifies properties and resources susceptible to sea level rise and includes protection and adaptation strategies, based on the latest sea level rise planning guidance from the State.
Inland flooding is caused by heavy rainfall, long periods of moderate rainfall, or clogged drains during periods of light rainfall. The city experiences chronic inland flooding in several places due to proximity to the shoreline and the compounding impacts of high tides, water tables, flow through the Napa River, and surcharged outfalls. The Vallejo Flood and Wastewater District supports a sandbag program to help residents and businesses prepare for flooding events in the city. As shown in Figure 8, inland flooding affects 9 sites in the Vacant Sites Inventory and the Sacramento Street Affordable Housing Project (site P-1 O) that is currently under construction, as well as existing residential development for various income categories. Areas of the city that are not shown in these maps do have substantial risk of inland flooding.
Given local elevation, most of Vallejo is not susceptible to sea level rise; however, in some areas near White Slough and on the South Waterfront, the impact of sea level rise is relatively unavoidable and some threat of water inundation issues cannot be entirely avoided in the city. Sea level rise and shoreline flooding affect 6 sites in the Vacant Sites Inventory and existing residential development for various income categories in areas at the lower elevation within the city. Many of the areas impacted by inland flooding are also impacted by sea level rise, though in less immediate ways.
Mapped landslide zones in Vallejo are almost exclusively found on steeper hillsides in the northeast part of the community, such as areas near Sulphur Springs Mountain.
However, given differences in physical characteristics of slope materials, site-specific analyses are essential when determining actual hazard risk. There are 4 sites in areas with high landslide hazard, though the City has included actions in the Safety Element to require safety analyses prior to development and mitigation measures to reduce landslide risk.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-25
FIGURE 8 INLAND FLOODING RISK IN VALLEJO
I -1 City Limit
Housing Sites
-
Housing Site - Projects Permitted and
Under Construction
Housing Site - Vacant or Other Site
Inland Flooding (Solano County MJHMP)
- 100 year floodplain
500 year floodplain
DWR Awareness 100 Year Flood Zone
Source: California Department of Water Resources, 2021; Solano County, 2021; City of Vallejo, 2023 Miles
4. HOUSING RESOURCES AND CONSTRAINTS
4-26 Vallejo Housing Element
Financial Resources
TABLE 7 Summary of Residential Capacity Compared to the 6th Cycle RHNA Program Name Description Eligible Activities
Federal Programs
Community Development Block
Grant (CDBG)
Grants administered and awarded by the state on behalf of the United States Department of Housing and Urban Development (HUD) to cities through an annual competitive process.
• Acquisition
• Rehabilitation
• Homebuyer Assistance
• Economic Development
• Infrastructure Improvements
• Homeless Assistance
• Public Services
HOME Investment Partnership
Act Funds
Flexible grant program for affordable housing activities awarded by the state on behalf of HUD to individual cities through an annual competitive process.
• Acquisition
• Rehabilitation
• Homebuyer Assistance
• New Construction
Section 8 Rental Assistance
Program
Rental assistance payments to owners of private market-rate units on behalf of very low-income tenants.
• Rental Assistance
Section 203(k) Single-family home mortgage program allowing acquisition and rehabilitation loans to be combined into a single mortgage. • Land Acquisition
• Rehabilitation
• Relocation of Unit
• Refinancing of Existing Indebtedness
The City of Vallejo has access to a variety of existing and potential funding sources for affordable housing activities. These include programs from federal, state, local, and private resources. The following section describes the key housing funding sources currently used in the city, which include Community Development Block Grant (CDBG) funds from the state and Section 8 rental assistance. Table 7 lists a range of potential financial resources that may be used in Vallejo.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-27
Program Name Description Eligible Activities
State Programs
Emergency Shelter Grant
Program
Program funds to rehabilitate and operate emergency shelters and transitional shelters, provide essential social services, and prevent homelessness.
• Support Services
• Rehabilitation
• Transitional Housing
• Supportive Housing
Rural Development Loans and
Grants
Capital financing for farmworker housing. Loans are for 33 years at 1 percent interest. Housing grants may cover up to 90 percent of the development costs of housing. Funds are available under the Section 515 (Rental Housing), Section 502 (Homeownership Loan Guarantee), Section 514/516 (Farm Labor Housing), and Section 523 (Mutual Self-Help Housing) programs.
• Purchase
• Development/Construction
• Improvement
• Rehabilitation
Multifamily Housing Program
(MHP)
Deferred payment loans for new construction, rehabilitation, acquisition, and preservation of permanent and transitional rental housing. • New Construction
• Rehabilitation
• Acquisition
• Preservation
California Housing Finance
Agency (Cal HFA) Residential
Development Loan Program
Low interest, short-term loans to local governments for affordable infill, owner-occupied housing developments. Links with CalHFA’s Down Payment Assistance Program to provide subordinate loans to first-time buyers. Two funding rounds per year.
• New Construction
• Rehabilitation
• Acquisition
California Housing Finance
Agency (Cal HFA) Homebuyer’s
Down Payment Assistance
Program
CalHFA makes below market loans to first-time homebuyers of up to 3% of sales price. Program operates through participating lenders who originate loans for CalHFA. Funds available upon request to qualified borrowers. • Homebuyer Assistance
California Housing Finance
Agency (Cal HFA) Forgivable
Equity Builder Loan
The Forgivable Equity Builder Loan gives first-time homebuyers a head start with immediate equity in their homes via a loan of up to 10% of the purchase price of the home. The loan is forgivable if the borrower continuously occupies the home as their primary residence for five years. • Homeowner Assistance
Low-Income Housing Tax Credit
(LIHTC)
Tax credits are available to persons and corporations that invest in low- income rental housing. Proceeds from the sale are typically used to create housing.
• New Construction
• Rehabilitation
California Self-Help Housing
Program
State program that provides technical assistance grants and loans as well as deferred payment conditionally forgivable mortgage assistance loans for the rehabilitation or construction of new affordable housing. • New Construction
• Rehabilitation
4. HOUSING RESOURCES AND CONSTRAINTS
4-28 Vallejo Housing Element
Program Name Description Eligible Activities
CalHOME Grants to cities and nonprofit developers to offer homebuyer assistance, including down payment assistance, rehabilitation,
acquisition/rehabilitation, and homebuyer counseling. Loans to developers for property acquisition, site development, predevelopment, and construction period expenses for homeownership projects • Predevelopment, Site Development,
Site Acquisition
• Rehabilitation
• Acquisition/rehab
• Down Payment Assistance
• Mortgage Financing
• Homebuyer Counseling
Tax Exempt Housing Revenue
Bond
Supports low-income housing development by issuing housing tax-exempt bonds requiring the developer to lease a fixed percentage of the units to low-income families at specified rental rates.
• New Construction
• Rehabilitation
• Acquisition
Affordable Housing Sustainable
Communities Program (AHSC)
This program provides grants and/or loans, or any combination, that will achieve GHG emissions reductions and benefit Disadvantaged Communities through increasing accessibility of affordable housing, employment centers, and key destinations via low-carbon transportation. • New Construction
Local Programs
Rebuilding Together (Solano
County)
RTSC provides necessary home repairs for low-income veterans/ senior / disabled homeowners.
• Rehabilitation
Catholic Charities of Yolo and
Solano
Catholic Charities of Yolo and Solano helps neighbors transition into safe and affordable homes through assistance with rent and move-in costs and a plan to prevent homelessness and poverty.
• Rental Assistance
Solano Habitat for Humanity Homeownership through sweat equity. Homeowners also receive counseling and training on homeownership and maintenance.
Homeowners buy their completed homes from Habitat for Humanity and repay them over 30 years through an affordable mortgage. • Homebuyer Assistance
Private Resources/Lenders/Bank Financing Programs
Federal National Mortgage
Association (Fannie Mae)
Community Homebuyers
Program
Fixed rate mortgages issued by private mortgage insurers. • Homebuyer Assistance Mortgages that fund the purchase and rehabilitation of a home. • Homebuyer Assistance • Rehabilitation
Low down payment mortgages for single-family homes in underserved low-income and minority cities.
• Homebuyer Assistance
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-29
Program Name Description Eligible Activities
California Community
Reinvestment Corporation (CCRC)
Nonprofit mortgage banking consortium designed to provide long-term debt financing for affordable rental housing. Nonprofit and for-profit developers contact member banks.
• New Construction
• Rehabilitation
• Acquisition
Federal Home Loan Bank
Affordable Housing Program
Direct subsidies to nonprofit and for-profit developers and public agencies for affordable low-income ownership and rental projects. • New Construction
Freddie Mac Home Works – Provides first and second mortgages that include rehabilitation loan. County provides gap financing for rehabilitation component. Households earning up to 80% MFI qualify.
• Homebuyer Assistance Combined with
Rehabilitation
Bay Area Local Initiatives Support
Corporation (LISC)
Provides recoverable grants and debt financing on favorable terms to support a variety of community development activities including affordable housing.
• Acquisition
• New Construction
• Rehabilitation
Northern California Community
Loan Fund (NCCLF)
Offers low-interest loans for the revitalization of low-income communities and affordable housing development.
• Acquisition
• New Construction
• Rehabilitation
Low-Income Investment Fund
(LIIF)
Provides below-market loan financing for all phases of affordable housing development and/or rehabilitation.
• Acquisition
• New Construction
• Rehabilitation
Source: City of Vallejo, December 2022.
In addition, incentives can also help make residential development feasible. In addition to existing incentives available in the city, for example the opportunity to request a density bonus, the City is proposing Programs A 1.1.2, A 1.1.5, A 1.1.7, B 2.1 .1, E 1.1.1, E 1.1.2, E 1.1.6, H 4.1 .2, and 11 .1.1 to initiate and expand incentives available for different types of projects and housing. The types of projects and housing the incentives in the programs address are: mixed-use projects, projects on sites larger than 1 O acres or smaller than .5 acres, projects subject to the future inclusionary housing ordinance, projects to serve special needs households, projects to serve seniors, projects to serve extremely low-income households, ADUs, and for energy conservation in housing.
Details on the proposed incentives are provided in the above-referenced programs in Chapter 5.
4. HOUSING RESOURCES AND CONSTRAINTS
4-30 Vallejo Housing Element
This page intentionally left blank.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-31
GOVERNMENTAL CONSTRAINTS ON
HOUSING AVAILABILITY
Land Use Controls
Vallejo General Plan 2040
Local government has limited direct influences on housing production cost factors.
The one direct cost affected by local agencies is fees. Lot improvement costs are indirectly influenced by local standards for streets and other site improvements. Planning densities also indirectly affect housing costs. These examples represent constraints to housing production that local government can influence, to some extent, by policies and regulations. Among these are land use and development controls, fees, and local processing and permit procedures. This section discusses potential governmental constraints as well as policies that encourage housing development in Vallejo. Consistent with transparency requirements (Government Code Section 65940.1 subdivisions (a)(l )(A)) and (a)(l )(B)), the City's zoning, development standards, and fees are available on the City's website.
The City's primary control over where housing can be constructed is the City Zoning Ordinance, Title 16 of the Vallejo Municipal Code. The Zoning Ordinance includes nine categories for residential development, ranging from single-family homes to multifamily dwellings at up to 90 units per acre. With Planned Development (PD) zoning, densities can and do exceed this figure beyond what the General Plan allows for the provision of affordable units, senior units, regi ona I open space or recreation facilities, or interior pedestrian trails or bicycle paths that connect with city trails and paths.
The Vallejo General Plan 2040 establishes the intended and envisioned land uses for the City. The Land Use Element lists these designations that the City intends to build out by the Plan's horizon year of 2040. Of the Plan's 15 identified land uses, 1 O of them allow some type of housing and the intended residential densities range from a maximum of 9 units per acre in the R-SF designation to as high as 90 units per acre in the D-D/W designation. Table 8 describes the consistent land uses per each designation identified in the City's General Plan. The General Plan itself also describes the consistent zoning designations for each General Plan Land Use category.
4. HOUSING RESOURCES AND CONSTRAINTS
4-32 Vallejo Housing Element
TABLE 8 General Plan Land Use Designations Which Allow Housing, 2017 Land Use Designation Description
Primarily Single-Family (R-SF)
Primarily detached single-family homes; although some older areas have attached dwellings and small stores. Typically have front, rear, and side setbacks. Other uses include duplexes, triplexes, fourplexes, small commercial spaces, public facilities, and other community facilities.
Maximum density: 9 dwelling units (du)/acre
Mix of Housing Types/Medium
Density (R-MH)
Primarily either (1) single-family homes with some other housing types or (2) primarily multifamily homes with common outdoor spaces. Typically have front, rear, and side setbacks. Residential types include single-family, duplexes, triplexes, smaller-scale apartment buildings, small commercial spaces, and public facilities.
Maximum density: 25 du/acre
Primarily Multifamily (R-MF)
Primarily multi-unit parcels on different floors and some small commercial spaces. May have common space but may also have individual private open space areas.
Maximum density: 40 du/acre
District - Downtown/
Waterfront (D-D/W)
Vibrant, pedestrian-oriented place that integrates downtown and the waterfront with each other. Allows various scales, intensities, and uses.
Maximum floor area ratio (FAR): 6.0
Minimum residential density: 30 du/acre
Maximum residential density: 90 du/acre
District - Mare Island (D-MI)
Implements the Mare Island Specific Plan that focuses on creating a vibrant civilian employment center and nearby residential neighborhood.
Maximum density: as set forth in the Specific Plan.
District - Solano 360 (D-360)
Applies only to 149-acre County fairgrounds to help implement the Solano360 Specific Plan and create a public entertainment destination with private mixed-use development.
Densities and FAR: set by the Solano360 Specific Plan.
District - North Gateway (D-NG)
Envisions pedestrian-oriented place with mixed-use, retail, dining, entertainment, and lodging in the area north of Highway 37 between Sonoma Boulevard and Broadway Street.
Maximum FAR: 2.0
Minimum residential density: 30 du/acre
Maximum residential density: 50 du/acre
Central Corridor (CC)
Envisions mixed-use, pedestrian-oriented, complete streets in the Sonoma Boulevard Specific Plan Area.
Maximum FAR: 3.0
Minimum residential density: 18 du/acre
Maximum residential density: 50 du/acre
Neighborhood Corridor (NC)
Provides pedestrian-oriented services along "Main Street" corridors, that includes multifamily housing.
Maximum FAR: 2.0
Minimum residential density: 18 du/acre
Maximum residential density 30 du/acre
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-33
Land Use Designation Description
Business/Limited Residential
(B/LR)
Envisions high-quality employment-based businesses in the form of offices; health care and life sciences; research and development; production, distribution, and repair; and light industrial uses. Restaurants and other amenities serving these uses are also allowed as well as residential only or mixed-use buildings with residential space.
Maximum FAR: 2.0
Minimum residential density: 25 du/acre
Maximum residential density: 50 du/acre
Specific and Master Plans
TABLE 9 Specific Plans
Residential Use Type Mare Island
Specific Plan
Vallejo
Waterfront
Planned
Development
Solano360
Specific
Plan
Single-Family Unit, Detached P1 P1 -
Duplex P -
Group P - -
Multi-Unit Residential
(three or more units) P2 P2 -
Live-work and work-live units P - -
Mixed-Use - - CUP3
Source: City of Vallejo General Plan Land Use Designations, August 29, 2017. Accessed: June 3, 2022, from: https://www.cityofvallejo.net/common/pages/DisplayFile.aspx?itemld= 17961492 The City has several Specific Plans and Master Plans where residential uses are allowed:
Mare Island Specific Plan. The Land Use Plan for this Specific Plan concentrates the largest number of homes (578 residential units) in Reuse Area 6 (North Residential Village) and Reuse Area 8 (South Residential Village; 605 residential units). The North Residential Village (Reuse Area 6) includes higher-density townhomes (17.4 dwelling units [du]/acre), medium-density detached homes (8.7-17.4 du/acre), and low-density duplexes (less than 8.7 du/acre). The South Residential Village (Reuse Area 8) is planned as a residential area and housing products may vary from low-density detached homes to higher-density condominiums (8.7-17.4 du/acre).
Vallejo Waterfront Planned Development Master Plan. This master plan allows up to 1,251 new higher-density residential units and up to 562,000 gross square feet of new private mixed-use commercial, office, research & development/light industrial and developed recreation.
Solano360 Specific Plan. The Entertainment Mixed Use (EMU) zone comprises approximately 18.8 acres of the Specific Plan area and will be largely dedicated to entertainment-oriented commercial uses. However, 50 units of are called for in the Specific Plan with a Conditional Use Permit. A multilevel parking structure within the EMU area will be needed to accommodate this higher intensity of development.
The allowed uses in each Specific Plan are listed in Table 9.
Source: Mare Island Specific Plan, Vallejo Waterfront Planned Development and Solano Specific Plan.
Notes:
Work/live is primarily a commercially/industrially oriented, single-tenant space combining working and living uses.
1 May include townhomes, cluster-homes, zero lot line, small-lot detached homes, and similar housing types.
2 May include apartments, condominiums, townhomes, and similar housing types. 3 Housing is conditionally allowed within EC or EMU zones.
4. HOUSING RESOURCES AND CONSTRAINTS
4-34 Vallejo Housing Element
Residential Use Types in a Variety
of Zones
Zoning Districts
The Zoning Ordinance allows residential units to be constructed in a variety of zones. Section 16.701.02 of the Vallejo Municipal Code provides a list of the residential use types and a description of each of them.
The Zoning Ordinance describes the zoning districts within the City and the residential density per acre and the minimum lot size allowed. Among the zoning districts, the maximum allowable residential densities per acre range from 9 du/acre to as high as 90 du/acre ..
The type of built density varies from site to site. The City has been supportive in allowing the maximum number of units as long as there are no physical constraints to the site (e.g .. , topographic, hydrologic, etc.). The city has had a few informal inquiries that were originally proposing lower densities (see Government Code 65583, subdivision (a)(6)).
Staff informed the applicants that density needed to be increased to align with the General Plan and Zoning Code, so have not allowed any projects at densities lower than those identified in the existing sites inventory analysis.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-35
TABLE 10 Summary of Basic Zoning Districts of the Zoning Code District Group District Corresponding General
Plan Land Use
Permitted DU
per Gross Acre Description
Residential
Rural
Residential (RR)
Primarily Single-Family
(R-SF)
9 The RR Zoning District is intended for rural residential, agriculture, open space, and very low-density residential development with necessary supporting public service facilities.
Residential Low
Density (RLD) 9
The RLD Zoning District is for low-density residential areas in which permanent single-unit residences, including detached and attached (duplexes and townhouses) units, are the primary use. Other residential types including cottages and bungalows around courts may be seen in this district as well as small neighborhood-serving retail. This district also allows a variety of neighborhood supportive services, public and educational facilities, open spaces, and community facilities. The maximum permitted residential density is nine dwelling units per acre, excluding accessory dwelling units (ADUs).
Residential
Medium Density
(RMD)
Mix of Housing
Types/Medium Density
(R-MH)
25 The RMD Zoning District is intended to create and establish regulations for a district with a mix of housing types, including attached and detached, and small apartment buildings, subject to density limits (up to 25 dwelling units per acre) and design and development standards to ensure land use compatibility.
Mixed-use development with residential and small commercial spaces may also be seen in this district. This district also allows a variety of neighborhood supportive services, public and educational facilities, open spaces, and community facilities. Front, corner side, and rear yards are required, and zero- side yard development is permitted subject to discretionary review. In the established neighborhoods of the city, it is the intent of this district to maintain the existing pattern of single-family residences, including attached units and duplexes, while in the undeveloped areas of the city, it is the intent of this district to encourage the creation of multi-unit residential neighborhoods with a variety of housing types.
Residential High
Density (RHD)
Primarily Multi-Family
(R-MF),
Business/Limited
Residential (B/LR)
40 The RHD Zoning District is intended to create and establish regulations for a high-density residential district, in which a mix of housing types are allowed, subject to density limits (up to 40 dwelling units per acre) and design and development standards to ensure land use compatibility. Mixed-use development with residential and small commercial spaces is allowed. This district also allows a variety of neighborhood supportive services, public and educational facilities, open spaces, and community facilities.
4. HOUSING RESOURCES AND CONSTRAINTS
4-36 Vallejo Housing Element
District Group District Corresponding General
Plan Land Use
Permitted DU
per Gross Acre Description
Mixed Use
Neighborhood
Mixed Use
(NMX)
Neighborhood Corridor
(NC), Business/Limited
Residential (B/LR)
16 to 30
The NMX Zoning District is intended to create and establish regulations for neighborhood-serving mixed-use areas along the corridors. The neighborhood mixed-use areas include the primary commercial corridors such as Tennessee Street, Solano Avenue, Springs Road, Broadway, Sonoma Boulevard as well as other areas. Design and development standards will ensure that development at neighborhood nodes is appropriately scaled to ensure the physical form relates to and does not overwhelm adjacent single-family residential neighborhoods.
Downtown
Mixed Use
(DMX)
District – Downtown/
Waterfront (D-D/W),
Central Corridor (CC)
30 to 90
The DMX Zoning District is intended to create and establish regulations to implement the Downtown Vallejo Specific Plan that will promote a vibrant, pedestrian-oriented place that seamlessly integrates Downtown with the waterfront. A broad range of permitted uses are allowed to provide flexibility in the use of space. Standards for physical form will create an urban character in Downtown, with minimal setbacks and views into groundfloor space to activate frontages.
Waterfront
Mixed Use
(WMX)
District –
Downtown/Waterfront
(D-D/W), Central
Corridor (CC) and Parks,
Recreation, and Open
Space (P-OS)
30 to 90
The WMX Zoning District is intended to create and establish regulations for a waterfront mixed-use district that will allow waterfront shopping and services, and other activities and residential development implementing the Waterfront and Vallejo Station Planned Development Master Plan (Waterfront PDMP).
Design and development standards will create a pedestrian-oriented environment that seamlessly integrates the waterfront with downtown. Public access to the shoreline must be provided where development is adjacent to the Mare Island Strait as provided in state and Bay Conservation Development Commission requirements.
Commercial
Neighborhood
Commercial
(NC)
Primarily Single-Family
(R-SF), Neighborhood
Corridor (NC)
16 to 50
The NC Zoning District is intended to create and establish regulations for neighborhoods in which limited retail commercial goods and services are provided on small sites to meet the day-to-day needs of local residents.
Waterfront
Commercial
(WC)
Retail/Entertainment
(RE) n/a
The WC Zoning District is intended to create and establish regulations for areas along the waterfront that provide waterfront-related retail and service uses and visitor accommodations in building forms appropriately scaled to the waterfront. Public access to the shoreline must be provided where development is adjacent to the Napa River, Mare Island Strait, or Carquinez Strait. Residential uses that are permitted include Shopkeepers Units.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-37
District Group District Corresponding General
Plan Land Use
Permitted DU
per Gross Acre Description
Central Corridor
(CC)
Central Corridor (CC),
District - North
Gateway (D-NG), and
Business/Limited
Residential (B/LR)
16 to 50
The CC Zoning District is intended to create and establish regulations for community serving mixed-use areas along the Sonoma Boulevard Central Corridor and areas subject to the Sonoma Boulevard Specific Plan. Land uses include mixed-use with housing, medium- and high-density residential or nonresidential uses at street level, subject to design and development standards to promote a mixed-use and pedestrian orientation.
Regional
Commercial (RC)
Retail/Entertainment
(RE), Business/Limited
Residential (B/LR)
18 to 50
The RC Zoning District is intended to create and establish regulations for sites that provide general retail, services, and commercial recreation and entertainment for local residents as well as consumers and visitors from the region. Design and development standards will accommodate auto-oriented uses and require buffering and transitions to adjacent residential neighborhoods.
Office and
Medical
Office (O)
Business/Limited
Residential (B/LR),
Public Facilities and
Institutions (PF), and
Neighborhood Corridor
(NC)
16 to 30
The O Zoning District is intended to create and establish regulations for areas having an employment focus, but also supporting a mix of uses, especially business supportive uses. Residential-only development and office development with a residential component are allowed as major uses if design and compatibility standards are met.
Medical (M)
Business/Limited
Residential (B/LR),
Public Facilities and
Institutions (PF)
16 to 50
The M Zoning District is intended to create and establish regulations for areas with a concentration of medical facilities and supporting commercial services can be provided without the encroachment of incompatible uses. Design and development standards will ensure land use compatibility and appropriate buffers and transitions to adjacent residential neighborhoods.
Industrial
Limited
Industrial (IL)
Business/Limited
Industrial (B/LI),
Business/Limited
Residential (B/LR)
FAR: 2.5
The IL Zoning District is intended to create and establish regulations for a diverse range of light industrial and supportive uses as well as limited office and live/work uses. This district is primarily intended to accommodate industrial and flex space types of development.
General
Industrial (IG) Industrial (I) FAR: 2.0
The IG Zoning District is intended to create and establish regulations for a broad range of industrial activities, including general industrial, heavy industrial, manufacturing, and supportive ancillary offices. This district is intended for activities that may potentially generate more noise, hazards, and truck traffic than those in the IL District and establishes buffering and transition standards for any adjacent residential uses. Uses in this designation may also use rail and ships to transport materials and manufactured goods.
4. HOUSING RESOURCES AND CONSTRAINTS
4-38 Vallejo Housing Element
District Group District Corresponding General
Plan Land Use
Permitted DU
per Gross Acre Description
Planned
Development
Planned
Development
(PD)
Varies
Identified by
General Plan
Density for the
total area
designated for
residential use
PD Zoning Districts shall be noted on the zoning map by the designation PD. PD districts must be consistent with the general plan land use designation in which they are located.
Development Standards
Source: City of Vallejo Zoning Ordinance, November 2022 Table 11 provides a summary of the City's residential development standards as set forth in the Zoning Ordinance. The residential development standards are created to ensure that the overall health, safety, and welfare of the community are protected while ensuring that the vision, goals, and policies of the General Plan are achieved.
Minimum lot size: Minimum lot sizes range from 2.5 acres in the RR district down to 1, l 00 square feet in the RHD district. Generally, minimum lot sizes do not impose a constraint for the development of housing; further, all sites included in the inventory exceed the minimum lot size requirements in Vallejo.
Maximum height:_When applicable, the City's maximum building heights for residential uses may range from 35 to 102 feet. The DMX district has the highest maximum building height. In some cases, the City also imposes a maximum number of stories in the mixed use and commercial zones. The NC and WC districts have the lowest maximum number of stories (three), whereas the DMX, CC, and RC districts allow a maximum of up to eight stories. In some cases, only maximum number of stories is dictated, no maximum height.
The City requires a minimum building height for groundfloor residential uses occurring in the commercial zones. Specifically, in the WC, CC, and RC zoning districts, the City requires that residential uses on the groundfloor have a minimum height of 12 feet.
Maximum heights do not constrain development of housing in the city.
Minimum yard setbacks: When required, the minimum yard sizes (setbacks) vary from zone to zone. In the mixed-use and commercial districts, for example, the city may require no yard space, apart from five feet for a rear property line setback, as long as the building or the parcel it sits on is not adjacent to any residential district,. When adjacent to a residential district, the city requires that buildings in mixed-use and commercial districts provide 5 to 1 O feet of setback distance, depending on if the setback is front-facing or side-facing. Similarly, the Office and Medical districts, Industrial districts, and Public and Semi-Public district vary in their setback distance requirements from 1 O to 15 feet for front yard setbacks, or no setback for rear yards provided the building does not face a residential district. The largest required setback distance is a front yard setback for the RR district. Generally, all other setback distances in residential districts range from 5 to 20 feet. Setbacks do not impose a constraint on the development of housing.
Maximum lot coverage: Only the RLD, RMD, RHD, and PS zoning districts specify a maximum lot coverage ratio. RLD is the most restrictive at 50 percent lot coverage and the RHD is the most permissive at 75 percent lot coverage. These lot coverages do not pose a constraint to the development of housing.
The City has adopted site development standards for all structures constructed in the City. Site development standards have been adopted and are enforced to ensure that
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-39
the development is of the quality and type desired by the City to meet the goals of the General Plan and provide certainty to residential developers. The City is currently in the process of updating design standards for housing to ensure they are objective rather than subjective. Table 11 summarizes the basic site development standards in each of the residential zones, as described in the Zoning Ordinance.
In addition to those standards identified in Table 11, the Municipal Code imposes additional standards onto residential development in Vallejo, including, as applicable:
fence height limits, lighting, landscaping, street trees, open space, and hillside development restrictions.
4. HOUSING RESOURCES AND CONSTRAINTS
4-40 Vallejo Housing Element
TABLE 11 Residential Development Standards, 2021
Zoning District
Density
(dwelling units
per acre)
(Min, Max)
FAR
Minimum Lot Area
per Unit Minimum Lot Size Min. Lot
Width
(Feet)
Minimum Yard (Feet) Max
Main
Bldg.
Coverage
Building Height (feet)
Acres Sq. Ft. Acres Sq. Ft. Front Side (Interior) Side (Street) Rear Maximum Minimum Stories Rural Residential (RR) 9 -- 0.11 4,840 2.5 108,900 (1) 30 (1) 20 (1) 20 (1) 20 (1) -- 35 (2) -- -- Residential Low
Density (RLD) 9 -- 0.11 4,840 0.11 5,000 50 15 (1) 5 (1) 10 (1) 5 (1) 50.00% 35 (2) -- -- Residential Medium
Density (RMD) 25 -- 0.4 1,740 0.11 5,000 50 15 (1) 5 for the first two stories, 10 thereafter
(1)
10 (1) 10 (1) 60.00% 50 -- --
Residential High
Density (RHD) 40 -- 0.3 1,100 0.11 5,000 50 15 (1) 10 (1) 10 (1) 75.00% 75 -- -- Neighborhood Mixed
Use (NMX) 16, 30 2.00 0.3 1,452 0.11 5,000 50 0
0, 5 where abutting
R District
--
5, 10 where abutting
R District
-- 75 n/a 5
Downtown Mixed Use
(DMX) 30, 90 6.00 0.1 484 -- -- n/a 0-10 -- -- 102 n/a 8 Waterfront Mixed Use
(WMX) 30, 90 6.00 0.1 484 -- -- n/a 0 -- -- Per Waterfront PDMP
Per
Waterfront
PDMP
Per
Waterfront
PDMP
Neighborhood
Commercial (NC) 16, 50 2.00 0.2 871 -- -- n/a 0-8
5 for the first two
stories, 10 thereafter
(1)
-- 0, 10 where
abutting R District -- -- n/a 3
Central Corridor (CC) 16, 50 3.00 0.2 871 0.11 5,000 50 0-8 5 for the first two stories, 10 thereafter -- 5, 10 where abutting
R District -- -- n/a 8
Regional Commercial
(RC) 18, 50 1.50 0.2 871 0.11 5,000 100 0-8 5 for the first two stories, 10 thereafter -- 5, 10 where abutting
R District -- -- n/a 8
Office (O) 16, 30 2.00 0.3 1,452 0.11 5,000 50 15
5 plus 2 ft for every
story over 2
10 10, 15 adjacent to R
District --
75; 35 within 50
ft. of an
R District
-- --
Medical (M) 16, 50 1.00 0.2 871 0.23 10,000 50 15 10 10, 15 adjacent to R District -- 75; 35 within 50
ft. of an R District -- --
Limited Industrial (LI) -- 2.50 -- -- -- 10 0; 15 where abutting an R district 10 0; 15 where abutting
an R district -- 45 -- --
General Industrial (IG) -- 2.50 -- -- -- 10 0; 15 where abutting an R district 10 0; 15 where abutting
an R district -- 75 -- --
Planned Development
(PD) * ** ** ** ** ** ** ** ** ** ** ** **
Source: City of Vallejo Municipal Code, Chapter 16, Part II.
Notes:
*
**
I.
2. The total number of dwelling units in a PD Zoning District shall not exceed the maxim um number permitted by the general plan density for the total area designated for residential use, excluding areas devoted to public and private streets.
Minimum lot area, yard requirements, building heights, and other physical development standards shall be as prescribed by the PD Plan.
The ratio of lot depth to lot width can be no greater than four to one.
Height shall not exceed 35 feet. Accessory structures shall not exceed 14 feet.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-41
Specific Plan Development Standards
TABLE 12 Vallejo Waterfront Planned Development Master Plan Residential Uses1
Parcel J Parcel L Parcel A
Minimum Lot Size - - -
Permitted Density - - -
Minimum Lot Width - - -
Minimum Lot Coverage - - -
Minimum Setbacks (ft) - - -
Front - - -
Side - - -
Rear - - -
Maximum Height (ft) 45 65
(2-5 stories) 382– 453
Depth 30 - -
Parking - - -
Planned Development Zone Standards
•
•
•
Table 12 includes development standards for the Vallejo Waterfront Planned Development Master Plan. According to the Mare Island Specific Plan, new residential buildings must be designed to reflect architectural themes and identified building prototypes (Appendix B.1: Historic Project Guidelines) that characterize specific buildings on Mare Island and in the City of Vallejo. Residential development standards for height and for front, rear, and side yard setbacks are required to be responsive to the established historic character of the surrounding area as part of the Planned Development Unit Plan process. The Development standards for Solano360 Specific Plan will be established during the entitlement process.
Notes:
2Southern Residential Neighborhood;
3Northern Residential Neighborhood
Source: Vallejo Waterfront Planned Development Master Plan, 2021 As discussed previously, the City provides developers of residential construction with an alternative to the above site development standards by offering building permits through the Planned Unit Development (PD) process. The PD process intends to implement the policies of the Vallejo General Plan, which calls for the establishment of the specific residential areas where flexibility of design and development of land is appropriate. The PD process offers applicants an opportunity to develop residential uses in areas that have unique characteristics (this opens up residential development rather than constraining it). The PD process also promotes the development of innovative land uses and flexibility with development standards.
All projects proposed under the PD permit procedures are subject to the following standards:
Minimum Area. A PD Zoning District must be no smaller than four contiguous acres, but the City Council may waive this requirement based upon findings set forth in the Zoning Code 1.
Residential Unit Density. The total number of dwelling units must not exceed the maximum number permitted by the General Plan density for the total area designated for residential use. The City allows exceptions to this in the form of density bonuses established in Section 16.209.03 of the Municipal Code (Table
16.209-A).
Physical Standards. A PD Zoning District must describe the minimum lot area, yard requirements, building heights, and other physical attributes of the development in a plan submitted to the City.
l City Council must find that rezoning to PD would provide greater benefits to the general welfare of Vallejo's residents and property owners than development under any base zoning district due to the unique characteristics of the site or the proposed use
4. HOUSING RESOURCES AND CONSTRAINTS
4-42 Vallejo Housing Element
Residential Parking Requirements
TABLE 13 Residential Parking Standards, 2022
Unit Type Parking Requirement
All Residential uses (except as noted
below)
1 per unit
JADU None
ADU 0-1 per unit, which may be
tandem
Efficiency unit in Mixed-use District None
Guest parking for developments with
10 or more dwelling units None
Guest house 1 per unit, which may be tandem
Senior housing1 0.5 per unit plus 1 per employee
Residential Care Facility
(General OR Senior) None
Residential Care Facility
(Skilled Nursing) None
Single-Room Occupancy None
Supportive Housing
None within half-mile public
transit stop; otherwise 0.25 per
bed
Transitional Housing None
Unit Type Parking Requirement
All Commercial and all Institutional
and Community Facilities uses
(except as noted below)
2 per 1,000 sq. ft.
Live-Work 1.5 per unit
Live-Work in downtown or within
half-mile of transit station None required
Emergency shelters 2
By DMX (Downtown Specific Plan District)
DMX Districts 1 and 2 Residential and
Live/Work
1 space per unit
DMX Districts 3 and 4 Residential and
Live/Work
1 space per unit
DMX District 5 Residential/
Marine Vista Existing parking to be retained
Guest Parking 1 space per 5 units
•
•
•
•
•
The City's PD development requirements are minimal and therefore do not impose a constraint on the ability to provide housing in Vallejo.
Section 16.508.04 (Table 16.508-B) of the City's Municipal Code establishes and outlines the City's minimum off-street parking requirements for residential uses. In 2021 as part of the comprehensive Development Code Update, parking requirements were reduced by half from the prior standards to the standards listed below. The City's residential off street parking requirements are shown in Table 13.
Source: City of Vallejo Zoning Ordinance, 2022
1 Senior housing means housing that is restricted to older adults in which at least one resident of each unit shall be a "senior citizen," as defined in the Vallejo Municipal Code Section 51 .3. 2 Determined by Section 16.508.03 (Calculation of Parking Requirements).
The City's parking standards for residential uses apply universally to all residences in Vallejo and offer a few deviations for units that are either smaller in size (e.g., junior accessory dwelling unit [JADU], efficiency unit in a mixed-use district, etc.) or have some other condition that might increase or decrease their need for parking. Section 16.508.14 of the Municipal Code provides alternative methods of compliance to the City's minimum off-street parking requirements for developers. Specifically, it allows them to use the following methods:
Alternative Parking and Loading Plan
Modification and Reduction of Parking Requirements
On-Street Parking Credits in Other Districts
Off-Site Parking
Valet Parking.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-43
Planned Development Zoning
Permitted Uses
Section 16.508.12 (Table 16.508-D) of the Municipal Code also requires bicycle parking for buildings, including residences. For multifamily and live-work residential land uses, the City requires that the land use provide a minimum of one short-term bicycle parking space plus one additional short-term space for every 20 units. Additionally, these multifamily or live-work land uses must provide a minimum of one long-term bicycle parking space per unit. Group housing land uses require two short-term spaces plus one for every 1 oo beds and one long-term space for every four beds. For Social Service Center land uses, the City requires the greater of either one short-and long-term bicycle space for every 2,500 square feet or simply two short-term and two long-term spaces outright.
The current automobile parking standards are quite typical of most cities and do not present any additional requirements that would inhibit development on their own. The City even allows developers to submit for alternatives to the City's automobile parking requirements. Similarly, the minimum bicycle parking standards serve to enable active transit modes in Vallejo and do not require onerous efforts or costs on the developer.
Conventional zoning regulations and their associated site development standards can sometimes preclude development of certain parcels where special conditions are present that make development difficult. The City has used Planned Development (PD) zoning to provide flexibility in meeting zoning requirements for unique projects or sites.
The PD zoning also facilitates mixed-use development by allowing the development of mixed residential and nonresidential uses as an integral unit. The PD zoning designation allows flexibility of design for sites that are not being used due to special circumstances that prevent them from being developed through the conventional application of regulations of the Zoning Ordinance. The PD zoning designation can allow for density bonuses for provision of low- or moderate-income housing, senior housing, open space or recreation facilities for nonresidents, or interior pedestrian trails or bicycle paths that connect with city trails and paths.
Planned Development (PD)
Chapter 16.209 (Planned Development District) of the Municipal Code implements the policies of the Vallejo General Plan, which call for the establishment of the specific residential areas where flexibility of design and development of land is appropriate.
These areas will be conducive to creative methods of land development, including the application of new technologies or the innovative application of existing technologies relating to resource conservation. These areas will also facilitate the development or redevelopment of land, which is not being used due to special circumstances, which prevent its development or redevelopment through the conventional application of the regulations of the zoning district.
Development in the PD zone is subject to the density standards set forth in the General Plan. However, residential projects developed with housing units affordable to lower and moderate-income households are awarded density bonuses as provided in the zoning code. Site development standards of projects in the PD district are established through either an approved master plan or unit plan. In addition, PD development provides developers with an opportunity to use sites that would not otherwise be suitable for residential development under basic zoning regulations. The PD district does not constrain the development of lower-income housing development, rather it encourages and promotes such development.
Table 14 displays zoning districts that allow residential construction and the types of residential construction allowed. The Zoning Code explicitly establishes the required permits for each residential structure to be constructed. Residential use type construction is allowed in 18 different zones within the City and is permitted as either a permitted use, potentially subject to Zoning Compliance Review determination (P), a use mandatorily subject to Zoning Compliance Review (ZC), a minor use permit (MNP), or a major use permit (MJP). Permitted uses are allowed by right. For example, in
4. HOUSING RESOURCES AND CONSTRAINTS
4-44 Vallejo Housing Element
Table 14, accessory dwelling units (ADUs) are allowed by right without limitations in the RR district, among others. Additional details about required permits for residential development are provided in the Permit Processing subsection later in this chapter.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-45
TABLE 14 Provisions for a Variety of Housing Types, by Zone, 2022 Residential Use Type RR RLD RMD RHD NMX DMX WMX NC WC CC RC O M IL IG PS Single-unit, Attached -- P(1) P(1) P(1) P(1) P(1,3) P(1) P(1) - P(1) P(1) - - - - - Single-unit, Detached P(1) P(1) P(1) P(1) - - P(1) - - - - - - - - - Duplex - P(1) P(1) P(1) - - - P(1) - P(1) P(2) - - - - - Multi-Unit Residential
(three or more units) - - P(1) P(1) P(1) P(1) P(1) P(1) - P(1) MNP(1,2) MNP(1) MNP(1) - - - Small Lot Development - MNP MNP - - - - - - - - - - - - - Accessory Dwelling Unit P P P P P P P P - P P - - - - - Guest House P P P - - - - - - - - - - - - -
Group Residential, Small
(6 persons or less) P P P P P P - P - P P - - - - -
Group Residential, Large
(More than 6 persons) MNP MNP MNP MNP MNP MJP - MNP - MNP MNP - - - - - Mobile Home Park - MJP MJP MJP - - - - - - - - - - - -
Mobile and Manufactured
Homes P(1) P(1) P(1) P(1) - - P(1) - - - - - - - - -
Residential Care Facility
(Limited) P P P P MNP - - - - - - - P - - -
Residential Care Facility
(Senior) P P P P MNP MNP(3) MJP - - MNP MNP - MNP - - - Residential Care Facility
(Hospice, General) MNP MNP MNP MNP - - - - - - - - P - - - Residential Care Facility
(Hospice, Limited) P P P P - - - - - - - MNP P - - -
Residential Care Facility
(Skilled Nursing Facility) MJP MJP MJP MJP - - - - - - - - P - - - Shopkeeper Unit - - - - P P - P P P P - - - - -
Single Room Occupancy - - MNP MNP MNP MJP(3) - P - MNP MNP - - - - - Supportive Housing P P P P P P P P - P P - - - - -
Transitional Housing P P P P P P P P - P P - - - - -
Social Services Center
(Small, Less than 5,000 sf) - - - - P P P P MNP P P - - - - P
4. HOUSING RESOURCES AND CONSTRAINTS
4-46 Vallejo Housing Element
Residential Use Type RR RLD RMD RHD NMX DMX WMX NC WC CC RC O M IL IG PS Social Services Center
(Large, 5,000 sf or more) - - - - MNP(5) MNP MNP MNP MNP MNP MNP - - - MNP Emergency Shelter - - - - - - - - - - - - - P P MJP
Live/Work Unit - MNP MNP MNP ZC ZC MNP MNP MNP ZC ZC MNP(4) - MNP - - Farmworker dwelling unit
(six of fewer farmworkers) - - - - - - - - - - - - - - - - Farmworker housing
complex (More than six
farmworkers; Max. 36
beds or 12 residential
units)
- - - - - - - - - - - - - - - -
Low-Barrier Navigation
Center - - - - - - - - - - - - - - - -
2-1 o units permitted subject to director decision. 11-49 units permitted subject to director decision with Design Review Board recommendation. 50 or more units requires Design Review Board recommendation and Planning Commission decision. If project complies with Government Code Section 65589.4, project is exempt from Design Review Board and Planning Commission review.
Regulation unspecified.
Not permitted within the Georgia Street Corridor between Sonoma Boulevard and Mare Island Way.
Only permitted above the ground level.
A Minor Use Permit is required between 2,500 and 5,000 sq. ft. and a Major Use Permit is required for more than 5,000 sq. ft.
P = Permitted, may be subject to Zoning Compliance Review determination; ZC = Zoning Compliance Review required; MNP = Minor Use Permit required; MJP = Major Use Permit Required;"-"= Not Permitted; Numerals= refer to footnotes of table; Blank space= Not regulated.
Source: City of Vallejo Municipal Code, Chapter 16: Zoning, Table 16.301-A.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-47
Zoning for a Variety of Housing
Types
Housing for Persons with Disability
As part of a governmental constraints analysis, Housing Elements must analyze constraints on the development, maintenance, and improvement of housing for persons with disabilities. Housing Element law requires each jurisdiction to analyze potential governmental constraints to the development, improvement, and maintenance of housing for persons with disabilities, demonstrate local efforts to remove any such constraints, and provide for reasonable accommodations for persons with disabilities through programs that remove constraints.
Group homes or residential care facilities represent a viable housing type for persons living with a disability and for seniors, providing a supervised group home environment with personal services and assistance with daily activities on-site. The Zoning Code includes provisions for group homes for persons with disabilities and residential care facilities for the elderly.
The City defines Residential Care Facilities (RCF) in Chapter 16.701 of the Zoning Code as: "A type of care facility that is State-licensed and provides permanent living accommodations and twenty-four-hour primarily non-medical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes facilities that are operated for profit or not-for-profit institutions including group homes for minors, persons with disabilities, people in recovery from alcohol or drug addictions, and hospice facilities." Expanding on this, the City acknowledges five different types of RCFs (Limited; Senior; Hospice, General; Hospice, Limited; and Skilled Nursing Facility). The RCF, Hospice Limited, is intended for use and occupancy by no more than six persons. The RCF, Hospice General, is intended for use and occupancy by seven or more persons. RCF, Senior, is intended for use and occupancy by people at least 60 years of age. RCF, Skilled Nursing Facility, refers to a facility where ongoing skilled nursing care is available to patients, including a physician, nursing staff, dietary support, pharmaceutical services, and an activity program. The City requires a minimum distance from other residential care facilities with six or more persons of 300 feet. In general, non licensed RCFs are treated like any other residential use.
The City's Zoning Code allows all RCF types in the residential districts either by-right or with some type of use permit: Skilled Nursing Facilities require a major use permit and RCF Hospice, General, require a minor use permit in any residential districts. All mixed use districts allow RCF, Senior, either with a minor or major use permit. RCF, Limited, is allowed with a minor use permit only in the Neighborhood Mixed-Use District. No other RCF uses may exist in the mixed-use district. Of the commercial districts, the Central Corridor Commercial and Regional Commercial districts allow RCF, Senior, with a minor use permit. The Office district allows RCF Hospice, Limited, uses with a minor use permit.
The Medical district allows RCF, Limited; RCF Hospice, General; RCF Hospice, Limited; and RCF, Skilled Nursing Facility as by-right uses and requires a minor use permit for any RCF, Senior, facilities.
In terms of development standards for RCF land uses, the City establishes these standards in Chapter 16.334. Here, the City details that any RCF facilities with six or fewer occupants (RCF Hospice Limited) may only be subject to the development standards and review required for residential uses of the same housing type where the RCF use is located. Any RCF land use with seven or more patients must comply with the City's locally adopted standards, which simply require that no RCF land use be closer than 300 feet from another RCF and that a minimum of 20 square feet of open space per person be available for an RCF's residents. However, the City has included Program A 3.1.1 to review open space requirements for compliance with State law and to ensure they do
4. HOUSING RESOURCES AND CONSTRAINTS
4-48 Vallejo Housing Element
Reasonable Accommodation
•
•
•
•
•
•
•
•
•
•
•
•
not unduly restrict development of these RCFs. In addition, the program calls for the City to update its zoning definitions and allowed uses for Residential Care Facilities for consistency with current state law.
Additionally, the City ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations) and federal requirements for accessibility. The City's regulations for RCF facilities are not burdensome and do not impose unique requirements, particularly for RCF facilities with six or fewer residents, and the development requirements for larger RCF facilities exist to simply ensure that neighborhood quality is maintained and that residents living in an RCF in Vallejo have access to open space.
The City of Vallejo Development Code defines family as:
"Family (household)." One or more persons living together as a single household in a dwelling unit with access to and common use of all living and eating areas and facilities for preparation and storage of food.
This definition complies with state law regarding the definition of family.
The City currently abides by all Americans with Disabilities Act (ADA) building requirements and has adopted regulations that incorporate a reasonable accommodations procedure as required by Chapter 671, Statutes of 2001, Senate Bill (SB) 520. This legislation requires jurisdictions to identify whether they have an established reasonable accommodation procedure that allows for the application and permitting of necessary accessibility retrofits for persons with disabilities. Jurisdictions must also analyze whether their current procedure for processing these types of requests may be a constraint to the ability of persons with disabilities to acquiring the necessary accommodations.
Chapter 16.608 of the City's Municipal Code incorporates provisions that provide a process for residents living with a disability who need an exemption from the City's development standards. Chapter 16.608.01 allows the planning director to make the following exemptions:
Setbacks. Up to 25 percent of front, side, and rear yard setback standards.
Build-to Lines. Up to 25 percent of the standards for building fa~ade location.
Parking. Up to 25 percent of the dimensional standards for parking spaces, aisles, driveways, landscaping, garages on sloping lots, and parking facility design.
Fences. Up to 25 percent of the standards for the maximum height and location of fences.
Lot Coverage. Up to 25 percent of the maximum amount of lot coverage.
Height. Up to 25 percent or two feet above the maximum building height or other height limitations, whichever is less.
Landscaping. Up to 25 percent of the required landscaping.
Other Standards. Up to 25 percent of other development standards not listed in the identified standards not eligible for exemption.
The code does not allow the City to grant exemptions for any reason from the following development standards:
Lot area, width, or depth;
Maximum number of stories;
Minimum or maximum residential density; or
Maximum floor-area ratio (FAR).
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-49
•
•
•
•
•
Emergency Shelters
Not allowing the exemptions for these types of development standards does not hinder the City's ability to grant reasonable accommodation requests. However, to ensure no constraints occur in the future, the City has included Program E 1.1.4 and will revise the zoning to allow exemptions for the standards in the bulleted list in the previous paragraph if the findings for the reasonable accommodation procedure can be made.
For the director to process and review an application, the following findings must be made:
The housing will be used by a disabled person(s);
The requested accommodation is necessary to make specific housing available to a disabled person(s);
The requested accommodation would not impose an undue financial or administrative burden on the city;
The requested accommodation would not require a fundamental alteration in the nature of a city program or law, including, but not limited to, land use and zoning; and
The design and location of the accommodation is done in a way to minimize impacts on neighboring properties and the design character of the neighborhood to the extent reasonably feasible.
Program E 1.1.4 proposes to remove the fifth finding in the bulleted list above to make the findings objective. The director must return a decision to the applicant within 45 calendar days of the application's completion date. The director can either grant the exemption without qualification, grant the exemption with modifications, or deny the application. If submitted with another application that relates to the Zoning Code's regulations, then both applications must be reviewed and decided concurrently.
Chapter 16.608 of the City's Municipal Code provides clear due process and protocol for submitting application for an exemption from the Zoning Code to make a reasonable accommodation for a resident or householder living with a disability in Vallejo. It does not pose a burden or a constraint on the ability to provide accessible housing stock in the city.
California Health and Safety Code, Section 50801 (e), defines an emergency shelter as "housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person." California Government Code 65583 subdivision (a)( 4) was amended in 2022 to add the following to the definition of emergency shelter: "emergency shelter" shall include other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care.
In effect since January 1, 2008, SB 2 (Cedillo, 2007) requires the City to allow emergency shelters without any discretionary action in at least one zone that is appropriate for permanent emergency shelters (i.e., with commercial uses compatible with residential or light industrial zones in transition), regardless of its demonstrated need. The goal of SB 2 was to ensure that local governments are sharing the responsibility of providing opportunities for the development of emergency shelters. To that end, the legislation also requires that the City demonstrate site capacity in the zone identified to be appropriate for the development of emergency shelters.
The City's Zoning Ordinance was updated in 2015 to comply with SB 2, updating the definition of Emergency Shelter to reflect the appropriate Government Code (Section
16.06.490), and allow Emergency Shelters by-right in the city's Industrial zoning districts:
General Industrial and Light Industrial. These zones are primarily along and near Sonoma Boulevard and Curtola Parkway, with a large General Industrial area on northern Mare Island. Those industrial parcels along Sonoma Parkway and Curtola Parkway are interspersed with parks and open space, public buildings, and adjacent to
4. HOUSING RESOURCES AND CONSTRAINTS
4-50 Vallejo Housing Element
•
•
•
•
•
•
•
•
Downtown Mixed Use, Residential Medium Density, and Residential Low Density. While there are other nearby uses, the integration of industrial areas into residential and high resource areas provide proximity to opportunities and services for emergency shelters constructed in industrial zones, similar to those available to neighboring residential zones. However, residential uses are not currently permitted in the General Industrial and Light Industrial zones. Therefore, the City has included Program A 3.1 .1 to amend the Zoning Ordinance to comply with the requirement of Government Code Section 65583(a)( 4) that "zoning designations identified to allow emergency shelters as a permitted use without a conditional use or other discretionary permit must allow residential uses. This could include zones that allow mixed uses that permit residential." In Vallejo, there are approximately 5.7 acres of vacant General Industrial land and 43.4 acres of vacant Light Industrial land across 84 parcels. The city has approximately 454 persons without nighttime shelter as of the 2022 Point-in-Time Count conducted by Housing First Solano. A more recent Point-in-Time Count was conducted in January 2024 and while the report has not been finalized, the estimated homeless need in Vallejo on that date is 420 persons experiencing homelessness. Shelters in Vallejo are limited to 50 beds unless a major use permit is obtained. Government Code Section 65583(a)( 4)(1) requires a minimum of 200 square feet per person to meet the unsheltered need. For a 500-bed shelter, this would be a minimum of 10,000 square feet. To address the current unmet need of unsheltered people in the city, the city would need an additional approximately 90,800 square feet of additional shelter space. When considering only vacant parcels that meet this criterion, the city has 39 Light Industrial parcels ranging in size from 0.23 to 5.24 acres, and 3 General Industrial parcels ranging in size from 0.58 to 3.75 acres. Therefore, there are sufficient sites in the city to address the potential need for emergency shelters to accommodate 454 unsheltered persons experiencing homelessness, however, revisions to the zoning are still needed to identify additional suitable sites where emergency shelters are allowed by right (in compliance with AB 2339).
SB 2 allows for objective development and management standards that are designed to encourage and facilitate the construction of or conversion to an emergency shelter. In compliance with SB 2, the following summarizes the development standards set for Emergency Shelters in the city (Chapter 16.317):
Emergency shelters must obtain and maintain in good standing all required licenses, permits, and approval from city, county, state, and federal agencies or departments and demonstrate compliance with all applicable building and fire codes.
Emergency shelters shall conform to all property development standards of the zoning district in which it is located.
The length of stay of an individual client shall not exceed 6 months within a 12- month period.
The maximum number of beds shall be 50 unless a major conditional use permit is approved for additional beds.
External lighting shall be provided for security purposes.
No more than one emergency shelter shall be permitted within a radius of 300 feet from another. Exceptions may be granted for significant physical features that act as barriers.
Parking at a minimum of eight spaces shall be designed to provide security for residents. No on-street parking shall be allowed and bicycle parking shall be provided.
Emergency shelters shall comply with other site and building design standards, such as the provision of adequate storage for personal belongings, client waiting/intake area, screening of outdoor toilets, donations, restrooms, and donation/collection bins.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-51
•
•
•
Low-Barrier Navigation Centers
Transitional and Supportive Housing
Emergency shelters shall submit a Management and Operation Plan for review and approval by the Planning Manager.
However, the City's regulations for emergency shelters are not compliant with State law because the City imposes the following development standards beyond the standards allowed by State law:
Parking at a minimum of eight spaces shall be designed to provide security for residents. No on-street parking shall be allowed and bicycle parking shall be provided.
Emergency shelters shall submit a Management and Operation Plan for review and approval by the Planning Manager.
In addition the definition of emergency shelter in the City's zoning needs to be updated to comply with current state law. As part of Program A.3.1.1, the City will update the standards for and definition of emergency shelters to be in compliance with State law.
In 2019, the California Legislature adopted Assembly Bill (AB) 101, which requires all local governments, including Vallejo, to permit Low-Barrier Navigation Centers for people needing housing as a by-right use in areas that the local government has zoned for mixed uses as well as nonresidential zones that permit multifamily land uses. These centers must provide access to permanent housing options as well as case manager support to connect clients with public benefits (e.g., income, healthcare, shelter, and housing assistance). Local governments may not subject proposed centers within their planning area authority to conditional use permits or discretionary review. The City of Vallejo does not currently identify or define Low-Barrier Navigation Centers as a land use in its Municipal Code or regulate where they may go in the City's identified zoning districts. Program A 3.1.1 creates a process for the City to update its Municipal Code to acknowledge, identify siting for, and permit Low-Barrier Navigation Centers in Vallejo.
Transitional housing is defined in Section 50675.2 of the California Health and Safety Code as rental housing for stays of no less than six months but where the units are re circulated to another program recipient after a set period. It may be designated for a homeless individual or family transitioning to permanent housing. This housing can take many structural forms, such as group housing and multifamily units, and may include supportive services to allow individuals to gain necessary life skills in support of independent living.
Supportive housing is defined by Section 50675.14 of the California Health and Safety Code as housing with linked on-site or off-site services with no limit on the length of stay and occupied by a target population as defined in Health and Safety Code Section 53260 (i.e., low-income person with mental disabilities, AIDS, substance abuse or chronic health conditions, or persons whose disabilities originated before the age of 18).
Services linked to supportive housing are usually focused on retaining housing, living and working in the community, and/or health improvement.
Pursuant to Government Code Section 65583, transitional and supportive housing must be treated as a residential use and allowed in all zones that allow residential uses, subject only to those restrictions that apply to other residential uses of the same type in the same zone. The Vallejo Municipal Code permits these uses by-right in all residential districts (i.e., RR, RLD, RMD, RHO), mixed-use districts (i.e., NMX, OMX, WMX), and all commercial districts that allow residential uses by-right. However, unlike multifamily development, transitional and supportive housing is not allowed in the Office and Medical zoning districts. In addition, per recent changes in State law, Government Code Sections 65650 (AB 2162), the City must also allow 100 percent affordable projects that include 25 percent, or 12 units of supportive housing, by right (without discretionary action) where multi-unit and mixed-use development is permitted. Therefore, the City has included Program A 3.1 .1 to allow transitional and supportive housing with a minor
4. HOUSING RESOURCES AND CONSTRAINTS
4-52 Vallejo Housing Element
Extremely Low-Income Households
Accessory Dwelling Units
Single-Room Occupancy Units
•
•
•
•
use permit as an allowed use in the Office and Medical districts, in the same manner as multifamily residential uses and, in addition, permit permanent supportive housing in zones allowing multifamily development without discretionary action pursuant to Government Code section 65651.
AB 2634 (Lieber 2006) requires the quantification and analysis of existing and projected housing needs of extremely low-income households. The existing need is demonstrated in Table 2-39 in the Housing Needs Assessment, and the projected need is shown in Table 1. Housing Elements must also identify zoning to encourage and facilitate supportive housing and single-room occupancy units (SROs). The city defines an SRO as "A facility providing dwelling units where each unit meets the requirements of California Health and Safety Code Section 17958.1 as an efficiency unit or guest room.
The unit may have kitchen or bathroom facilities and shall be offered on a monthly basis or longer."
The City updated its Zoning Code to include and permit the development of SROs during the last Housing Element cycle. The regulations pertaining to SROs are in the Single-Room Occupancy Units section below.
Vallejo last updated its ADU ordinance October 25, 2018. Section 7.62 of the City's Municipal Code defines an ADU as: "any attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons, which is not the primary residential structure on the property." The Zoning Code defines ADUs as: "An attached or detached residential dwelling unit as defined by Section 65852.20) of the California Code, as may be amended, which provides complete independent living facilities for one or more persons including permanent provisions for living, sleeping, eating, cooking, and sanitation and is situated on the same parcel as the single unit dwelling with which it is associated. This term also includes an efficiency unit, as defined in Section 17958.1 of the Health and Safety Code, and manufactured home, as defined in Section 18007 of the California Health and Safety Code. This use is distinguished from a duplex, which is not subject to the requirements of state law for accessory dwelling units." The Zoning Code allows ADUs by right in all residential districts (i.e., RR, RLD, RMD, RHO), all mixed-use districts (i.e., NMX, OMX, WMX), and in two of the commercial districts (i.e., CC and RC). Section 16.303 of the Vallejo Municipal Code provides the zoning and development regulations for ADUs. It identifies its purpose as implementing California Government Code Sections 65852.2 and 65852.22 and specifies that the City will process, review, and approve without condition any proposal for an ADU or JADU submitted to the City that complies with its location and development standards. Program A 3.1 .1 contains provisions that will update the City's ordinance to incorporate the most up-to-date version of state law.
SROs may be developed by right in the NC zoning district and are allowed with a minor use permit in the RMD, RHO, NMX, CC, and RC zoning districts. The City requires a major use permit in the OMX zoning district for SROs.
Section 16.336 of the Municipal Code contains the regulations for SROs in Vallejo. These regulations include the following provisions:
SROs will be sited, developed, and operated pursuant to the standards of the underlying zoning district.
SROs may not contain more than 120 percent of the maximum residential density of the underlying zoning district where they are located.
No SRO unit can house three or more people.
No SRO unit may be smaller in area than 180 square feet or narrower than 12 feet across.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-53
•
•
•
•
•
•
•
•
•
•
•
•
Mobile Home Residential
Farmworker and Employee Housing
No SRO may share an entry with another unit, though they may all share the primary entry into the building.
All SROs must have access to cooking facilities either for each unit or in the form of a community kitchen. Individual cooking facilities in SROs must have at minimum a sink with hot and cold water, a counter with dedicated electrical outlets and a microwave oven or a properly engineered cook top unit pursuant to Building Code requirements, a small refrigerator, and cabinets for storage.
All SROs must have, at minimum, access to community bathroom facilities, with a toilet, sink, and bathtub or shower, or bathtub/shower combination, with a minimum of one community bathroom facility per floor. Beyond this minimum, individual SROs may contain full or partial bathroom units.
All SROs must feature in-unit closets.
All SROs must have access to on-site community areas, provided at a minimum of four square feet of common area per living unit.
Tenancy of residential hotel units is limited to 30 or more days.
SROs that have a total of at least 1 O units must provide full-time on-site management, and facilities with less than 1 O units must at least provide an on-site management office.
SROs must prepare and submit a management plan during the submission process of its minor or major use permit application for review and approval by the City's Planning Commission. The plan must address at a minimum:
Proposed security and safety features, such as lighting, security cameras, defensible space, central access, and user surveillance.
Management policies, including desk service, visitation rights, occupancy restrictions, and use of cooking appliances.
All rental procedures, including the monthly tenancy requirement.
Maintenance provIsIons, including sidewalk cleaning and litter control, recycling programs, general upkeep, and the use of durable materials.
Requiring onsite management for an SRO project with fewer than 16 units is considered a constraint to development of this housing type. Program A 3.1.1 calls for the City to revise their SRO regulations to only require onsite management for projects with 16 or greater units/rooms and to remove the occupancy requirement of no more than 2 persons per SRO unit.
Government Code Section 65852.3(a) requires jurisdictions to allow the development of factory-built and mobile home units with the same development standards applied to stick-built housing Additionally, a city may not require an administrative permit, planning or development process, or requirement that is not imposed on a conventional single-family dwelling. The Zoning Code definition of a "single-unit dwelling, detached" land use includes, "individual manufactured housing installed on a foundation system, pursuant to Section 18551 of the California Health and Safety Code." Currently, the City permits single-unit, detached housing in all residential land-use districts by right and therefore allows individual manufactured housing in all of its residential districts as long as they have a foundation system. This is an implementation of the Fifth Cycle Program D 1.1.5, which sought to allow single mobile homes or manufactured houses by right in the LOR zone.
Under California Health and Safety Code 17021.6 (Employee Housing Act), farmworker housing up to 12 units or 36 beds must be considered an agricultural use and permitted in any zone that permits agricultural uses. In addition, the Employee Housing Act (17021.6) requires employee housing for six or fewer employees to be treated as a
4. HOUSING RESOURCES AND CONSTRAINTS
4-54 Vallejo Housing Element
Local Ordinances Potentially Impacting Housing
Supply
Inclusionary Zoning Ordinance
Short-Term Rental
Growth-Control Ordinance
Density Bonus
Building Codes
Code Enforcement
Permit Fees
single-family use and permitted in the same manner as other dwellings of the same type in the same zone. The Development Code does not explicitly define or allow employee housing in this manner. Program A 3.1.1 is proposed to revise the Development Code to allow employee housing in compliance with the Employee Housing Act.
The City does not currently have an inclusionary housing ordinance.
The City does not currently permit short-term rentals.
The City does not have a building moratorium or any other growth-control measures.
Under current state law (Government Code Section 65915), cities and counties must provide a density increase up to 80 percent over the otherwise maximum allowable residential density under the Municipal Code and the Land Use Element of the General Plan (or bonuses of equivalent financial value) when builders agree to construct housing developments with 100 percent of units affordable to low- or very low-income households.
The Vallejo Municipal Code currently provides a density bonus of up to 35 percent over the otherwise maximum allowable residential density under the municipal code (or bonuses of equivalent financial value) when builders set aside 20 percent or more of their units as affordable, as defined by state law.
The City has adopted the 2022 California Building Standards Code without any local amendments.
The City's Code Enforcement Division is responsible for enforcing the Property Maintenance Ordinance (Chapter 7.54) of Title 7, Public Health, Safety, and Welfare, of the Municipal Code. Code Enforcement's main objective is to empower Vallejo residents to assist in helping maintain safe, healthy, and attractive living and working environments. Citizens of Vallejo are encouraged to contact Code Enforcement with violations by telephone, in person, or by completing an online form from the City's website.
Vallejo building, development impact, and planning fees are shown in Tables 15, 16, and 17. Typical planning and impact fees for a single-family unit and multi-family unit are in Tables 18 and 19. The total fees and ratio of fees for total development is in Table 19. Based on a record of building permits issued in 2022 a 3,037-square-foot home with three bedrooms and two bathrooms was valued at $397,201.89. The planning fees for this unit would be $4,160.69 and the total impact fees would be $49,417.99. In the same year, using a 75-unit project example valued at $50.6 million the total planning fees would total $3,475 per unit or $260,649.24 in total. The impact fees would add an additional $39,701.04 per unit or a total of $2,977,578.36. In total, fees would account for 5.1 percent of total cost for a single-family unit including connection to sewer and drainage and 5.8 percent of total cost for a 75-unit multi-family
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-55
TABLE 15 Building Permit Fees, 2022-2023
Total Valuation Fee
1. Building Permit Fee
$1.00 to $2,000 $218 -
$2,001 to $25,000 For the first $2,000 plus $16.30 for each additional $1,000, or fraction thereof, to and including $25,000 $25,001 to $50,000 $638 For the first $25,000 plus $12.92 for each additional $1,000, or fraction thereof, to and including $50,000 $50,001 to $100,000 $1,000 For the first $50,000 plus $6.50 for each additional $1,000, or fraction thereof, to and including $100,000 $100,001 to $500,000 $1,364 For the first $100,000 plus $6.90 for each additional $1,000, or fraction thereof, to and including $500,000 $500,000 to $1,000,000 $4,456 For the first $500,000 plus $5.09 for each additional $1,000, or fraction thereof $1,000,001 valuation and up $7,312 For the first $1,000,000 plus $5.09 for each additional $1,000, or fraction thereof above $1,000,000
2. Excavation Fees
A. Permit Fees $712
B. Inspection Fees
1 to 50 ft of open cut $912
51 to 100 ft of open cut $1,381
101 to 200 ft of open cut $2,496
Each add’l 100 ft open cut $1,151/100 ft
3. Grading Inspection Permit Fee
4. Plan Check Fee 70% of Building Permit Fees
project including sewer and drainage. Compared to the fees established by jurisdictions in and around Solano County, Vallejo's fee schedules are lower and do not place an unreasonable constraint on developers' ability to construct new housing in the city.
Building permit fees are based on the Uniform Building Code and are set at levels designed to offset the City's cost to monitor building construction activities. This is common practice in most jurisdictions.
Source: City of Vallejo Schedule of Fees for Development, July 2022.
4. HOUSING RESOURCES AND CONSTRAINTS
4-56 Vallejo Housing Element
TABLE 16 Development Impact Fees, 2022-2023
Fee Designation Cost
I. Impact and Connection Fees Single-Family Multifamily a) Basic Permit Fees
Sewer $4,025/unit $4,025/unit
Drainage $6,850/unit $41,135/acre
b) Transportation Impact Mitigation $8,479.91/unit $4,768.23/unit c) County Facilities Fee $9,263/unit $6,662/unit
d) School Impact Fees $2.24/sq. ft. $2.24/sq. ft.
e) Park and Recreation Fee
Single- Family Detached $15,631
Single- Family Attached $14,094
Duplex $12,761
Multiple Family (3 or more units) $10,710
Mobile Home $9,378
II. Plan Check Fees
Preliminary Plan Review Fee Fee based on current actual hourly rates, times actual time III. Annexations Fee based on current actual hourly rates, times actual time to process. Plus State and County fees.
V. Excise Tax $5,893/unit
VI. Fire Mitigation Fee $134/unit
VII. Special District Surcharge Fee
NorthGate Area Fee District Single-Family: $2,018
Multifamily: $1,342
Development impact fees are displayed in Table 16. The fees are presented for both single-family and multifamily construction and include fees for sewer/drainage, transportation mitigation, countyfacilities, park/recreation, inspections, and fire mitigation.
Source: City of Vallejo Building Division and Planning Division, 2022
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-57
TABLE 17 Planning Fees, 2022-2023
Permit Type Fee
Subdivision Applications
Lot Line Adjustment $2,377
Parcel Map $3,172
Parcel Map Amendment $2,219
Tentative Map (5-20 lots) $10,704
Tentative Map (20+ lots) $11,988 + $255 per lot
Tentative Map Amendment 25% of original fee
Conditional Use Permit
Major (New and Existing Units) $5,179
Minor $1,688
Development Review
Development Review - Major (staff level) $5,234
Development Review - Major (PC Public
Hearing)
$3,000 + hourly
(max $6,856)
Development Review - SB 35 and/or Density
Bonus $4,394
Development Review - Minor $782
Environmental
Environmental Impact Report Consultant cost + 20%
Mitigated Negative Declaration, Staff Prepared $9,555
Mitigated Negative Declaration, Consultant
Prepared Consultant cost + 20%
Other
Annexation $218
Development Agreement $218
General Plan Amendment $7,816
General Plan Amendment (<5 acres or <.5 FAR) $3,907
Permit Type Fee
Planned Development $5,000 + hourly
(max $25,819)
Planned Development - Amendment $3,000 + hourly
(max $6,455)
Design Review $7,008
Preliminary Review $218
Public Notice Mailing (200 & 300 ft.) $364
Public Notice Mailing (500 & 1,000 ft.) $646
Rezoning/Map Prezoning, Text Amendment $5,000 + hourly
(max $10,296)
Specific Plan - New/Amendment $218
Major Use Permit $5,179
Major Use Permit - Amendment 25% of original fee
Variance $7,756
Zoning Compliance Review - Minor (over the
counter) $63
Zoning Compliance Review - Major $255
Typical residential planning fees are displayed in Table 17.
Source: City of Vallejo Planning Division, 2022.
4. HOUSING RESOURCES AND CONSTRAINTS
4-58 Vallejo Housing Element
TABLE 18 Typical Planning Fees for a Single-Family and Multi-Family Projects
Fee Designation
Cost
Single-Family1 Entire 75-unit
development2
Per
Unit
Preliminary Plan
Review Fee $356.00 $356.00 $4.75
Site Plan Review $390.00 $390.00 $5.20
Building Permit $3,414.69 $259,903.24 $3,465.38
Total $4,160.69 $260,649.24 $3,475.32
TABLE 19 Typical Impact Fees for a Single-Family and Multi-Family Projects
Fee Designation
Cost
Single-
Family1
Entire 75-unit
development2 Per Unit
Sewer $4,025.00 $301,875.00 $4,025.00
Drainage $6,850.00 $41,135.00 $548.47
Transportation Impact
Mitigation $8,479.91 $635,993.25 $8,479.91
Electrical Permit $410.14 $379,000.00 $5,053.33
Mechanical Permit $512.67 $64,975.81 $866.34
Plumping Permit $615.21 $77,970.97 $1,039.61
CAL Green Building
Standards Review $205.07 $25,990.32 $346.54
County Facilities Fee $6,662.00 $499,650.00 $6,662.00
Park and Recreation
Fee $15,631.00 $803,250.00 $10,710.00
Excise Tax $5,893.00 $441,975.00 $5,893.00
Fire Mitigation $134.00 $7,638.00 $101.84
Total $49,417.99 $2,977,578.36 $39,701.04
Fee Designation
Cost
Single-Family1 Entire 75-unit
development2 Per unit
Building Permit Fees $4,160.69 $260,649.24 $3,475.32
City Development Fees $49,417.99 $2,977,578.4 $39,701.0 Total Vallejo Fees $53,578.68 $3,238,227.60 $43,176.37
School District Fee
(2.24/ sq. ft.) $6,802.88 $126,847 $1,691
Total Fees $60,381.56 $3,365,074.32 $44,867.66
Typical Construction
Cost per Unit + Land $983,415.23 $52,520,000 $700,267
Total Cost (Fees Plus
Construction Cost per
Unit)
$1,043,796.79 $55,885,074.32 $745,134.32
City Fees as a Percent
of Total Cost 5.1% 5.8% 5.8%
Permit Processing
Source: City of Valle10 Planning D1v1s1on and Building D1v1s1on, 2022.
Notes:
1Single Family Unit is 3,037 square feet.
2 Multi-Family Project is 75 units, approximately 726 square feet.
Source: City of Vallejo Planning Division and Building Division, 2022.
Notes:
1Single Family Unit is 3,037 square feet.
2 Multi-Family Project is 75 units, approximately 726 square feet.
The building permit review and approval process can affect housing costs. Lengthy processing of development applications can add to construction costs. Expediting review of developments that will offer lower- and moderate-income housing could be an incentive. Normally, building permit approval of single-family or duplex housing units in an area zoned for Residential Low Density housing development requires the approval from the Planning Division, the Building Division, Fire Prevention, Water Department, Public Works, and from the Vallejo Flood and Wastewater District, none of which require public hearings, and would typically take 1 O to 12 weeks, assuming no special site or environmental conditions requiring additional mitigation or study. Normally, construction of a multifamily housing complex in an appropriately zoned area would follow the same regulatory approval process and timeline.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-59
•
•
•
•
•
•
•
•
•
•
•
•
•
Program A 3.1.1 in the previous Housing Element proposed to revise the municipal code to remove the Use Permit requirement for multifamily projects larger than eight units.
This program was accomplished by the adoption of the new Zoning Code in 2021. Multi Unit Residential (three or more units) is permitted without a Use Permit in the following zoning districts:
RMD (Residential Medium Density)
RHO (Residential High Density)
NMX (Neighborhood Mixed Use)
OMX (Downtown Mixed Use)
WMX (Waterfront Mixed Use)
NC (Neighborhood Commercial)
CC (Central Corridor Commercial)
This allows multifamily projects larger than eight units to be approved within the same timeline as smaller multifamily projects (1 Oto 12 weeks). Multifamily is also permitted with a Minor Use Permit (no public hearing) in the RC (Regional Commercial), 0 (Office), and M (Medical) districts. Duplexes are also permitted by-right without discretionary review in low-density residential zones (see Table 14). After the City approves a project, at a Planning Commission or City Council hearing, it becomes the applicant's responsibility to initiate the steps to secure building permits and construct the project. These steps include obtaining all building permit requirements and paying fees as outlined in a project's conditions of approval. Other necessary actions prior to obtaining building permits may include but are not limited to:
Completing construction drawings
Recording subdivision (final) maps (applies to ownership projects) Retaining contractors
Obtaining utility approvals, required easements, and rights of entry.
All submitted plans and permit documents are reviewed prior to the issuance of a building permit.
The amount of time between planning approval/entitlement and when an application for a building permit is received is dependent on the applicant. The City has a cost-free application for concurrent processing, should the applicant desire it.
The length of time between a project's approval and building permit issuance in many cases is determined by the applicant. The City's initial review for both civil plans and building permit approval is typically three to four weeks with a subsequent review, if corrections are necessary, to be completed within one to three weeks. The time the applicant takes to make corrections between these reviews varies; however, once a project begins the construction plan review process, the following general timelines can typically be achieved with responsive applicants:
Civil plan approval (e.g., grading, water, sewer, streets): Three to six months Building permit approval: One to three months
Based on recent building permit data, a typical length of time is four to six weeks before submitting an application for a building permit. In addition, the City has new tools in place as of 2024 to speed up building plan check approval. The City has a process to deem projects withdrawn after 5 years if the entitlement isn't acted upon and sends a letter to the applicant after 5 years letting them know the project is deemed withdrawn.
City follows state regulations regarding SB 35 and SB 330 and uses the State's forms.
Program A.4.1.1 calls for additional steps to ensure information about streamlining under these bills is available to applicants. Typical processing steps for different types of residential projects is below.
4. HOUSING RESOURCES AND CONSTRAINTS
4-60 Vallejo Housing Element
The City's review process for single family residential projects involves the following steps:
1. Submittal of an application to the Planning Division for Development Review and Landscape Review.
2. Once the project is submitted, the Project is reviewed by City staff for Completeness and compliance with the City's development standards. If items are missing from the application for Completeness and/or changes are needed to be consistent with objective development standards, City staff sends a letter requesting the items and/or changes within 30-days or sooner from the application date consistent with the state law (Permit Streamlining Act - PSA).
3. Since single family housing is permitted in all residential zones, the design review is limited to onsite development (parking, coverage, setbacks) and building massing (height, accessory structures).
4. If the applicant can provide the information and/or make the needed changes for resubmitting to the City, staff will then repeat the process and provide any additional items needed within 30 days or sooner given the number of changes needed.
5. Once the project is consistent with the City's development standards, City staff send the applicant a completeness letter.
6. Then a CEQA analysis is conducted to confirm if the project is exempt from CEQA.
7. Then a public notice is mailed out to all property owners and active neighborhood groups within 300 feet of the subject site for a minimum of 14- calendar days.
8. Once the project is consistent with the City's development design standards, City staff send the applicant an approval letter indicating the date Planning approved for construction.
a. Should an applicant submit a complete project that complies with City design standards at the initial submittal, the review and approval process could take between four to six weeks.
b. Approval allows the applicant to submit a building permit application (a ministerial approval) for the proposed design. The City also allows for concurrent design and building permit plan review should the applicant wish to have the design and building permit plans reviewed at the same time. More generally, all development applications are reviewed by staff and then, if applicable, scheduled for a public hearing with the Planning Commission or Design Review Commission. Alternatively, a decision is made at the staff level involving the Planning and Development Services Director. The application only proceeds to City Council if it also requires a legislative act like a General Plan Amendment or Development Code Amendment, or if it is appealed. Residential projects in Vallejo generally receive concurrent processing of various development permits ( e.g. subdivision and zoning approvals), which reduces review times and related costs borne by the applicant.
The City's review process for multifamily residential projects involves the following steps:
1. Submittal of an application to the Planning Division for Development, Design and Landscape Review.
2. Once the project is submitted, the Project is reviewed by City staff for Completeness and compliance with the City's design standards. a. This compliance review involves internal review committees that assist staff in confirming the site plan and design standards are adhered to in the proposed multifamily design.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-61
3. If items are missing from the application for Completeness and/or design changes are needed, City staff sends a letter requesting the items and/or changes within 30-days or sooner from the application date consistent with the state law (Permit Streamlining Act - PSA)
4. If the applicant can provide the information and/or make the needed changes for resubmitting to the City, staff will then repeat the process and provide any additional items within 30 days or sooner given the amount of changes needed.
s. Once the project is consistent with the City's design standards, City staff send the applicant a completeness letter outling next steps.
6. Then a CEQA analysis is conducted to confirm if the project is exempt from CEQA or if some level of CEQA review will be required for the project.
7. Depending on the number of proposed units, 2-1 O units are a Director Level Decision, 11-49 units requires a Design Review Board Recommendation to the Director and so-units or more requires a Design Review Board Recommendation to the Planning Commission for final approval.
8. An approval letter indicating the date Planning approved for construction. a. Should an applicant submit a complete project that complies with City design standards at the initial submittal, the review and approval process could take between four to six weeks.
b. Approval allows the applicant to receive building permit approval for the proposed design. The City also allows for concurrent design and building permit plan review should the applicant wish to have the design and construction plans reviewed at the same time.
The City's review process for land division is described below. This includes Tentative Parcel Maps (TPM) (4 lots or less) and Tentative Subdivision Maps (TSM) (4 lots or greater) and involves the following steps:
1. An application for a Tentative Parcel Map (TPM) or Tentative Subdivision Map (TSM) is considered discretionary under the Vallejo Municipal Code and the State Subdivision Map Act.
2. Once the project is submitted, the Project is reviewed by City staff for Completeness and compliance with the City's design standards. If items are missing from the application for Completeness and/or design changes are needed, City staff sends a letter requesting the items and/or changes within 30-days or sooner from the application date consistent with the state law (Permit Streamlining Act - PSA)
3. If the applicant can provide the information and/or make the needed changes for resubmitting to the City, staff will then repeat the process and provide any additional items within 30 days or sooner given the number of changes needed.
4. Once the project design is consistent with the City's design standards, conditions of approval are prepared, and City staff begins the approval process. s. TPMs are approved by the Community Development Director, while TSMs are approved by the Planning Commission. Both require public notices sent to surrounding property owners within 500 feet of the project site. However, TPM notices only inform residents of the Director's decision, while TSM notices inform them of a Planning Commission hearing. Public hearings are not required for TPM approvals unless appealed to the Planning Commission, while an appeal to the Planning Commission is sent to the City Council.
6. Should an applicant submit a complete project that complies with City standards at the initial submittal, the review and approval process could take between twelve weeks for a TPM (from application to approval) and 12 weeks
4. HOUSING RESOURCES AND CONSTRAINTS
4-62 Vallejo Housing Element
Permit Streamlining Act
Zoning Compliance Review
to 8 months for a TSM (from application to approval hearing), depending on the level of CEQA review required.
7. A TPM requires a Parcel Map to be recorded and a TSM requires a Final Map submittal for recordation. Those review are considered ministerial and can take two to four months to complete depending on whether a complete Final Map application is submitted initially, and if any of the map conditions of approval require City Council finalization for items like annexations into financing districts or subdivision improvements agreements for construction securities (i.e., bonding).
The Permit Streamlining Act was enacted in 1977 in order to expedite the processing of permits for development projects. Government Code§ 65921. The Permit Streamlining Act achieves this goal by (1) setting forth various time limits within which state and local government agencies must either approve or disapprove permits and (2) providing that these time limits may be extended once (and only once) by agreement between the parties. The Permit Streamlining Act does not apply to legislative land use decisions or to ministerial permits. The City regularly adheres to the time limitations by providing completeness responses to applicants within 30 days of receiving a development application.
Projects that are exempt from California Environmental Quality Act (CEQA) must be processed within 60 days of deeming the application complete. However, projects that require additional environmental analysis and disclosures to the public are granted additional time to prepare an initial study and circulate the environmental findings for public comments. For projects that do not require review by the Planning Commission or Council, the determination of whether an EIR, ND, or MND is required is made by Planning and Development Services Department staff under the direction of the Director. For projects that require review by the Planning Commission or Council, the determination is made by the Planning Commission or Council. The City will ensure that there is a process in place to monitor the intake of applications and evaluate whether the application is complete. The City will ensure that the CEQA determination of PRC 21080.1 will be made within the timeframe permitted by PRC 21080.2, and when the City determines that a project is exempt from CEQA, the determination will trigger the Permit Streamlining Act (PSA) 60-day deadline (Gov. Code 65950(a)(5)).
Chapter 16.301.01 in the Zoning Code defines which types of uses are mandatorily subject to Zoning Compliance Review. Chapter 16.603 of the Municipal Code outlines the purpose and applicability of the Zoning Compliance Review process. Zoning Compliance Review verifies compliance with applicable requirements outlined in the Municipal Code, for each new or expanded use of a structure.
Any proposal for the erection, construction, alteration, repair, or relocation of any structure or building; the use of vacant land; any change of building or land character; or substantial expansions in the use of land or building that the Zoning Code permits are subject to Zoning Compliance Review.
Based on the submitted application, the director must determine whether the proposal is permitted by right, requires further review, or is not allowed under the current Zoning Code. If the proposal is said to be approved by right, then the director will grant a certificate of zoning compliance to the applicant. Otherwise, the director will deny the issuance of the certificate and provide guidance on how the applicant may achieve compliance in an updated application process. Applicants may also appeal the decision of the director to the City's Planning Commission.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-63
Minor and Major Use Permits
Chapter 16.301 .01 in the Zoning Code defines which types of uses require either a minor or major use permit. Chapter 16.606 of the Municipal Code details the purpose, applicability, and procedure for granting major and minor use permits to applicants. The purpose of minor or major use permitting is to review and influence development proposals that generally support the City's Zoning Code but may require additional oversight and modifications to fully integrate surrounding existing uses and avoiding creating negative impacts to them.
Determinations on minor use permits may be granted to applicants by the director. If the director determines that the proposal may generate public controversy or involve significant land use policy decision, the application may be referred to the Planning Commission for review. Major use permits require Planning Commission approval. The City must provide public notice for both minor and major use permit decisions and hold a public hearing for a major use permit decision.
To receive the use permit, the City must find that the application/project meets the following findings:
1. The proposed use is conditionally allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and all other titles of the Vallejo Municipal Code;
2. The proposed use is consistent with the General Plan and any applicable specific plan or planned development and any other applicable plans;
3. The subject parcel is physically suitable for the type of land use being proposed;
4. The proposed use is compatible with existing and permissible land uses within the zoning district and the general area in which the proposed use is to be located, which may include, but not be limited to, size, intensity, hours of operation, number of employees, or the nature of the operation;
5. The physical location or placement of the use on the site is compatible with and will not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood;
6. The proposed use and related project features will not create any nuisances arising from the emission of odor, dust, gas, noise, vibration, smoke, heat, or glare at a level exceeding ambient conditions and would not otherwise be detrimental to the public interest, health, safety, or general welfare; and
7. The project has been reviewed in compliance with the California Environmental Quality Act, if applicable, and the requirements of this chapter.
The relevant review authority for the minor or major use permit is determined by Chapter 16.601 of the City's Municipal Code. Multifamily projects of 2-1 0 units are permitted subject to director decision, 11-49 units are permitted subject to director decision with Design Review Board recommendation, and projects of 50 or more units are permitted with Design Review Board recommendation and Planning Commission decision. If the project complies with Government Code Section 65589.4, the project is exempt from Design Review Board and Planning Commission review. The review process requires that applicants submit site plans, architectural drawings, or statements, as well as other additional materials necessary for the review. The City has included Program H 3.1.1 to update the required findings for a use permit to be objective, specifically findings four and five in the above list.
4. HOUSING RESOURCES AND CONSTRAINTS
4-64 Vallejo Housing Element
Development Review and Design
Review
Per Chapter 16.605 of the Zoning Code, Development Review is required for all development in Vallejo. Prior to granting a development review approval, the director, Planning Commission, or Design Review Board must make the following findings for the proposed development:
1. Complies with all applicable specific standards and criteria of this Zoning Code;
2. Is consistent with the General Plan and any applicable approved specific plan or planned development;
3. Complies with any design conditions, standards, or requirements imposed by a discretionary approval, including, but not limited to, a major or minor use permit, variance, specific plan, planned development, or tentative map applicable to the project or the location where it is proposed;
4. Is in substantial compliance with any applicable adopted design guidelines;
5. Will serve to achieve groupings of structures that are well related and which, taken together, will result in a well-composed urban design, with consideration given to site, height, arrangement, texture, material, color, and appurtenances, the relation of these factors to other structures in the immediate area, and the relation of the development to the total setting as seen from key points in the surrounding area; only elements of design which have some significant relationship to outside appearance shall be considered;
6. Will be of a quality and demonstrate thoughtful site planning that will serve to protect the value of private and public investments in the area; and
7. That the project has been reviewed in compliance with the California Environmental Quality Act, if applicable, and the requirements of Chapter
16.605.
The City has adopted Design Guidelines that include specific design objectives that serve as standards by which staff evaluates residential development. Under Chapter 16.604, the following residential developments require Design Review.
1. 2 to 1 0 units - Director decision
2. 11 to 49 units - Design Review Board recommendation to director
3. 50+ units - Design Review Board recommendation to Planning Commission These provisions establish objectives, standards, and procedures for conducting design review through the development review application process under Chapter 16.605, Development Review, of the Municipal Code. They preserve and enhance the character of Vallejo's existing neighborhoods. According to Section 16.604.03 of the Municipal Code, the director or the Design Review Board will approve, conditionally approve, deny, or make recommendations to the Planning Commission for final design review approval after finding that the application:
1. Is consistent with the purposes of this chapter, the design policies of the General Plan and any applicable specific plan, any adopted applicable design guidelines;
2. Is consistent with any planning are zoning approvals by the director or the Planning Commission;
3. Complies with any other relevant City policies or regulations; and
4. Meets the following criteria:
a. The aesthetic design, including its exterior design and landscaping, is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community.
b. Project details, colors, materials, and landscaping are fully integrated with one another and used in a manner that is visually consistent with the proposed architectural design.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-65
ç
On/Off-Site Improvements
•
•
•
•
c. The project has been designed with consideration of neighboring development.
d. The project contributes to the creation of an attractive and visually interesting built environment that includes well-articulated structures that present varied building fa ades, rooflines, and building heights and encourages increased pedestrian activity and transit use. e. Street frontages are attractive and interesting for pedestrians, address the street and provide for greater safety by allowing for surveillance of the street by people inside buildings and elsewhere.
c. The proposed design is compatible with the historical or visual character of any area recognized by the City as having such character. f. The aesthetic design preserves significant public views and vistas from public streets and open spaces and enhances them by providing areas for pedestrian activity.
g. The proposed landscaping plan is suitable for the type of project and will improve the appearance of the community by enhancing the building, minimizing hardscape, and softening walls; and the landscape plan incorporates plant materials that are drought-tolerant, will minimize water usage, and are compatible with Vallejo's climate.
h. The project has been designed to be energy efficient, including, but not limited to, landscape design and green or eco-friendly design and materials.
1. The project design protects and integrates natural features, including creeks, open space, significant vegetation, and geologic features.
Projects submitted under SB 35 guidelines are exempt from Design Review Board and Planning Commission review. The City has included Program H 3.1.1 to review and revise the findings of the development and design review processes, specifically findings 5 and 6 for development review and finding 4 of the design review findings, to be objective.
Chapter 15.06 of the City's Municipal Code establishes the general regulations governing the required on- and off-site improvements of subdivisions. The purpose of the provisions required for subdivision development is to ensure the orderly growth of the city and to protect public health and safety. Upon approval of a final subdivision map, the City may accept a dedication of real property as a means to satisfy required site improvements, including streets, alleys, drainage, and other public easements. There is a selection of improvements that must be provided through real property dedications (identified herein). In the event that the City does not accept proposed dedications, it is the responsibility of the subdivider to provide the site improvements. The following are required site improvements:
Streets - The width and alignment must be in accordance with any City Council approved street master plan. In the event that a master plan does not apply, it is the responsibility of the Public Works Director to establish the improvement standards.
Public Transit - Dedications for public transit services (bus turnouts, benches, shelters, landing pads, and similar items) must be made for subdivision requests in which the maximum density allowed according to the General Plan would allow 200 or more units.
Bicycle Paths - Subdivisions with 200 or more parcels may be required to provide additional dedications for the development of bicycle paths, depending on the direction of the City Council.
Sidewalks -The Public Works Director must approve plans to ensure sidewalks will be installed to grades, locations, widths, and cross-sections.
4. HOUSING RESOURCES AND CONSTRAINTS
4-66 Vallejo Housing Element
•
•
•
•
•
•
•
•
•
•
Parkland Dedication and Fees
Blocks - The maximum length allowed for each block is 1,000 feet and must be sufficient for a maximum layout of two rows of lots according to the provisions of the applicable zoning requirements.
Easements - The City Council may order that dedications are provided for the installation of utilities, planting strips, and other public purposes. In the event that the subdivider provides the dedication to an agency other than the City, the agency is responsible for implementation.
Sanitary Sewers -The subdivider shall provide all on-site and off-site sanitary sewer facilities determined necessary by the Vallejo Sanitation and Flood Control District.
Storm Drainage - The subdivider shall provide all on-site and off-site storm drainage facilities determined necessary by the Vallejo Sanitation and Flood Control District.
Water Mains and Fire Hydrants - Water mains and fire hydrants of design, layout, and locations approved by the Public Works Director connecting to the city water system shall be installed in accordance with the water ordinance of the City.
Gas and Electric Facilities - The subdivider shall provide all on-site and off-site gas and electric facilities determined necessary by the public utilities company providing service.
Communication Facilities -The subdivider shall reimburse a telephone corporation and/or cable television system for all costs for the replacement, undergrounding, or permanent or temporary relocation of existing facilities of a telephone corporation and/or cable television system required by the subdivision.
Mail - The subdivider of a residential subdivision shall provide locations for mail delivery boxes in accordance with U.S. Postal Service requirements.
Landscaping - Landscaping must remain consistent with the zoning code.
Landscaping, including street trees, shall be installed along all streets, highways, freeways, and other public rights-of-way, which are part of or which border a subdivision.
Street Lighting - The subdivider may be required by the Public Works Director to dedicate easements for street lighting and to install such lighting.
On approval of the City's subdivision ordinance, the ordinance was determined to be consistent with the City's Zoning Code and General Plan. In addition, the ordinance is consistent with the provisions of the Subdivision Map Act. The on- and off-site improvement requirements do not unreasonably constrain the development of new housing. The site improvement requirements are necessary to ensure that the public health and safety of all residents is protected and that the growth of the city is orderly.
Chapter 3.18 of the City's Municipal Code, Land Dedication and Fees for Park and Recreational Purposes, includes procedures and establishment of fees for the provision of parks and recreational land to serve the City's residents. The City provides parks based on need determined in the General Plan and the goals and policies of the Vallejo Recreation District, generally via fees and/or parkland dedications, and in accord with the Quimby Act. A developer, owner, or builder may request that the project dedicate an improved park or recreational site rather than dedicating land and/or fees in lieu of land and paying park impact fees and the City may also provide partial credit for the provision of private Open Space. The location of parkland is determined by the Development Services Director in consultation with the greater Vallejo Recreation District. The City provides credit for parkland dedications, to be made concurrent with approval of the final subdivision map, based on a fair-market value determination per acre of land.
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-67
Infrastructure Availability
Opportunities for Energy Conservation
Vallejo Housing Strategy
•
According to the Elections Code 9212 Report prepared by the Stantec Consulting Services published in 2020, the city's current water and sewer capacity will allow for 2040 General Plan buildout and would not exceed the design or permitted capacity of the wastewater treatment plants serving the city. Vallejo also implements a development fee program that collects funds from new development to pay for infrastructure to support that growth.
Developers pay school impact, road, and fire mitigation fees. All dry utilities are available to all parcels in the city. Overall, Vallejo anticipates development will not be inhibited due to either a lack or shortage of supporting infrastructure.
To comply with SB 1087, the City will immediately forward its adopted Housing Element to its water and wastewater providers so they can grant priority for service allocations to proposed developments that include units affordable to lower-income households.
With respect to residential construction, opportunities primarily take the form of construction of new homes using energy-efficient designs, materials, fixtures, and appliances, or retrofitting existing homes to be more energy efficient (e.g., weather stripping, upgrading insulation, upgrading to more energy-efficient fixtures and appliances). At a minimum, new housing construction in Vallejo must comply with the State of California Title 24 energy-efficiency standards. These requirements are enforced through the building plan check process. The City has established Program I 1.1.1 to create partnerships with local utility programs that assist residents with saving on energy cost through increased energy efficiency. The City has also established Program I 1.1 .2 as a measure to adopt the State's Green Building Code, which was done, and will focus on improving the efficiency of residential structures through design and construction. In addition, the 2022 Building Code, adopted by the City and in effect as of January 1, 2023, includes many energy-efficient requirements for new construction.
In addition to the design and construction of individual buildings, the development industry is becoming increasingly aware of opportunities for energy conservation at the site planning level and even at the community planning level. New developments are increasingly being planned so that building orientations will take advantage of passive solar energy benefits. Larger-scale land use planning considers the benefits of compact urban form (i.e., higher densities) as a means to reduce auto dependency for transportation, and the benefits of mixed-use land use patterns to make neighborhoods more self-contained so that residents can walk or bicycle to places of work, shopping, or other services. Compact urban development patterns are also necessary to improve the effectiveness of buses, ferries, and other forms of public transit. If effective public transit is available and convenient, energy will be conserved and greenhouse gas (GHG) emissions reduced through reduced automobile use. Program H 2.1.4 encourages transit-oriented development, which takes advantage of site location near transportation services, thus reducing residents' dependency on automobile use. The City should consider incorporating these or other sustainable development principles into new developments that are planned in Vallejo as well as provide incentives for builders to construct residential structures that minimize energy use.
In 2020, the City adopted the Vallejo Housing Strategy to prioritize and guide the City's housing programs over the next five years. The Strategy recommendations were developed with input from more than 100 diverse community stakeholders, including members of the City Council, Planning Commission, Housing and Development Commission, Vallejo Housing Authority (VHA) Resident Advisory Board, and City staff during 2020. The Housing Strategy incorporates relevant policies and information from the Vallejo General Plan, Housing Element, Public Housing Agency Plan, and Consolidated Plan, and includes the following:
Program I: Promote sustained city leadership and action on housing.
4. HOUSING RESOURCES AND CONSTRAINTS
4-68 Vallejo Housing Element
•
•
•
•
•
NONGOVERNMENTAL
CONSTRAINTS ON HOUSING
AVAILABILITY
Land Costs
Construction Costs
Program II: Preserve existing housing and expand affordability.
Program Ill: Prevent homelessness and support renters facing housing instability and displacement.
Program IV: Produce housing affordable to entire spectrum of residents and workers throughout Vallejo.
Program V: Leverage public lands for housing.
Program VI: Enhance resident self-sufficiency through training and employment opportunities.
Within the Housing Strategy, the City has identified key actions, steps, and timeframes for implementation of each program to ensure effectiveness in addressing housing needs in Vallejo.
Major factors within the private market system that contribute to the direct sales prices and rental costs of new housing include land costs, construction costs, and the availability of financing.
While there is limited vacant residential land available for sale in Vallejo, a few properties were located within the city for which asking prices were quoted. According to Zillow, an on line resource advertising undeveloped residential land for sale in the city, land prices vary between $586,206 and $4.7 million per acre, a median cost of $994,943 per acre.
Fairfield, which is a neighboring jurisdiction, currently contains land that is selling for less than land in Vallejo. In Fairfield, vacant land ranges from $10,005 to $2,153,846 per acre, a median cost of $359,712 per acre. The higher cost of land in Vallejo relative to Fairfield may be attributed to the location; however, a considerable number of factors influence land values, including improvements and market timing. The median vacant for-sale lot sizes in the two communities differ, however, with the median size in Vallejo equaling
0.17 acres while the median size in Fairfield equals 1.32 acres. This suggests that while vacant for-sale lot sizes in Fairfield are larger overall, that acreage in Vallejo is more valuable. The cost of available land in the city is not considered a constraint on housing production.
The Craftsman Book Company is a resource that provides construction cost estimates for specific geographic areas by ZIP code. According to the Craftsman Book Company's 2022 estimates, the approximate cost of constructing a 2,000-square-foot single-family, wood-framed, single-story, four-cornered home of good construction quality that includes a two-car garage and forced air and heating in ZIP code 94592 (Vallejo) is $330,912. This is approximately $165 per square foot for single-family construction.
However, based on feedback from a local developer, a single-family home, valuated at $397,201.89, costs approximately $130.79 per square foot to construct.
For multifamily housing, the Craftsman Book Company's 2022 estimates that the cost to build a 3-story, 1,000-square-feet-per-unit, 40-unit apartment complex with a light steel frame and forced air and heating and cooling in ZIP codes 94589, 94590, 94591, and 94592 (Vallejo) is approximately $4,860,834. This is approximately $115,590 per unit, or $121 per square foot. The City received construction cost estimates from local developers of multifamily housing. While one reported construction costs for a typical 3-story wood-frame apartment on-grade, 2- and 3-story walk up, as approximately $250 to $275 per square foot, per unit, others estimate construction costs for the same type
4. HOUSING RESOURCES AND CONSTRAINTS
Housing Resources and Constraints 4-69
Availability of Financing
TABLE 20 Current Mortgage Rates, June 2024
Product Interest Rate APR
Jumbo Loans
7/6-month ARM Jumbo 6.500% 7.384%
15-Year Fixed-Rate Jumbo 6.750% 6.914%
30-Year Fixed-Rate Jumbo 6.875% 6.964%
Conforming Loans
7/6-month ARM 6.625% 7.512%
15-Year Fixed-Rate 5.750% 6.086%
30-Year Fixed-Rate VA 6.250% 6.565%
30-Year Fixed Rate 6.500% 6.710%
Environmental Constraints
of unit ranging from $160,000 to $220,000 per unit, or approximately $160 to $220 per square foot. Based on this, construction costs for multifamily housing are similar to, or higher, than those for single-family housing. In response, the City has included Program B 2.1.2 to seek funding to support construction of affordable housing, which is often multifamily housing, and Program H 4.1 .1 alleviating any governmental barriers to construction of multifamily units and other alternative housing types.
Impact fees and permit fees are not calculated in the costs of construction because the market is not responsible for administering those fees; instead, it is the City that imposes such fees. Construction costs alone are not considered a constraint to making affordable housing available.
Table 20 displays the current interest rates and APR for homebuyer mortgages in 2024.
Rates are trending upwards, most recently at a peak of 6.50 percent for a 30-year fixed rate mortgage reported in June 2024. Inflation generally can cause a concurrent increase in mortgage rates, though they are not always predictive of one another. The average inflation rate for the United States, as a whole, for 2022, was 8.0 percent, a relatively high inflation rate, since 1981, though the current 30-year fixed-rate mortgage is still far below the 1981 rate of 18.45 percent. As inflation increases, the federal government has increased the cost of lending to curb the impact of inflation. It is not entirely clear whether inflation will continue increasing or begin to decline during 2023. For now, however, the climbing mortgage rates likely pose a constraint on the ability of lower income households to purchase a home in Vallejo. The State of California runs programs designed to assist first-time homebuyers by providing subsidized or low-interest home purchase loans, down payment assistance, and closing cost assistance, which could help families or individuals struggling to afford home purchase costs in Vallejo.
Source: Wells Fargo, Home Mortgage Loans, accessed June 11, 2024, from:
https//www.wellsfargo.com/mortgage/rates/.
The City of Vallejo, located on the San Pablo Bay, has moderate topography and hillside development, and is in the vicinity of known active faults, namely the San Andreas and Hayward Faults. While these environmental constraints may impact some new construction in the city, nearly all of the residential sites identified in the vacant sites inventory are infill sites surrounded by existing development, and potentially exempt from the California Environmental Quality Act. Specifically, all high-density residential sites with potential for low- and very low-income levels are urban infill sites, surrounded by and with access to existing roads and other development and infrastructure, and are not impeded by significant topography or other restrictive landscape features. With building mitigation measures readily applied through application of building codes and mitigation measures identified through the California Environmental Quality Act process, environmental constraints do not pose a significant constraint on the feasibility of housing on these sites. Still, as unforeseen environmental constraints may impact development on a site-by-site basis, these factors are considered in the calculation of realistic capacity, as described herein.
4. HOUSING RESOURCES AND CONSTRAINTS
4-70 Vallejo Housing Element
Other Constraints
None of the sites in the inventory have environmental constraints that would prevent the development of the number of units assigned in the inventory during the planning period, including conservation easements, parking obligations, parcel shape, remediation, and reclamation and compatibility requirements including airport land use compatibility.
Goals, Policies, Programs 5-1
GOALS, POLICIES, PROGRAMS 5
CHANGES IN GOALS, POLICIES, AND
PROGRAMS FOR THE HOUSING
ELEMENT UPDATE
GOALS, POLICIES, AND PROGRAMS
GOAL A
Facilitate Production of Housing to
Accommodate Vallejo's Fair Share of
the Regional Housing Demand.
This section of the Vallejo Housing Element explains what the City seeks to accomplish with the implementation of the Housing Element in the pursuit of nine broad Goals. The City has established these Goals in consideration of its own local needs and priorities and its obligations under State Housing Element law. A series of Policies are listed under each Goal. These Policies will guide City actions to help achieve the associated Goals. Along with each Policy, there are one or more Programs that state specific accomplishments that the City can use to measure its progress toward meeting its Goals. A summary of specific quantified objectives required by State law follows the Goals, Policies, and Programs.
Although modifications have been made to update timelines, account for changes in redevelopment law, and to clarify language, many of the Goals, Policies, and Programs below generally remain intact from the previous Housing Element.
POLICY A.1: The City of Vallejo strives to provide opportunities for the development of new housing adequate to meet its share of the increasing regional demand for households at all income levels.
Program A 1.1.1: Land Inventory and RHNA Monitoring
The City of Vallejo will continue to maintain a land inventory of parcels that allow residential development. In considering development applications and/or pending changes in local land use policy, the City of Vallejo will place a priority on activities (i.e., expedite permits when possible) that support the City's ability to meet its share of the regional housing need. In keeping with state "no net loss" provisions (Government Code Section 65863), if development projects are approved at densities lower than anticipated
5. GOALS, POLICIES, PROGRAMS
5-2 Vallejo Housing Element
•
•
•
•
•
in the sites inventory or with fewer units than listed in the sites inventory, the City will evaluate the availability of sites appropriate for all income levels to address the remaining Regional Housing Needs Allocation (RHNA) and, if necessary, shall rezone sufficient sites to accommodate the RHNA, ensuring that there is sufficient higher-density residential land available in areas throughout the city. This will include annually monitoring the pipeline projects (Table 5, Chapter 4), including affordability and progress toward completion in the planning period. If projects are under developing or not progressing toward completion in the planning period, including assumed affordability, by 2027, the City will identify or rezone additional sites as necessary to maintain adequate sites to accommodate the RHNA within one year.
The City will maintain the available sites inventory list on the City's website to support development of new affordable housing opportunities.
Responsible Party:
Time Frame:
Funding Source:
Planning Division
City staff will review list annually as part of the Housing Element Annual Report to ensure there is sufficient suitably zoned land to accommodate the City's remaining RHNA allocation through the 6th cycle planning period and will update site information as projects are approved through the Planning Division.
General Fund
Program A 1.1.2: Mixed-Use Development
The City shall incentivize development of residential units in mixed-use zones, particularly units affordable to extremely low-, very low- and low-, income households. Incentives may include, but not be limited to:
Deferral of City impact fees (such as transportation and water impact fees) where possible
Flexibility (concessions/incentives) in development standards, such as parking, setbacks, and landscaping requirements for affordable projects Density and intensity bonuses for affordable projects
Support developers with securing additional grant funding/financing if available Continuing to provide marketing materials on the City's website that delineate site opportunities for mixed-use and provide technical assistance for interested developers. Technical assistance includes assisting interested developers with obtaining property owner/representative information and information on the possible development incentives.
Responsible Parties: Planning Division, Housing and Community Development Department
Time Frame:
Funding Source:
Annually starting in April 2025, post on the City's website possible incentives. Provide marketing materials, assistance where appropriate, and update the sites (vacant land) inventory on an ongoing basis.
General Fund and Grant Funding
Quantified Objective: The goal is that this will result in the entitlement of 30 extremely low-income units, 50 very low-income units, and 50 low-income units to improve access to relatively higher resource and income areas for lower-income households and reduce displacement risk resulting from overpayment through increased housing mobility opportunities.
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-3
•
•
•
•
•
Program A 1.1.3: Disperse Sites Suitable for Lower Income Housing to Affirmatively Further Fair Housing
In compliance with California Government Code Sections 8899.50, 65583(c)(5), 65583(c)(l 0), 65583.2(a) (AB 686), to develop a plan to "affirmatively further fair housing" (AFFH) and ensure that sites to address the lower income RHNA are dispersed more evenly across the city in relatively higher resource and income areas, Vallejo will identify or rezone additional sites suitable to accommodate lower-income housing at densities up to 30 du/ac. Specifically, these additional sites will be identified in neighborhoods such as those east of Highway 80 with existing higher median incomes.
Development standards will be amended as appropriate to facilitate achieving maximum allowable densities.
Responsible Parties: Planning Division
Time Frame: Make sites available including any needed General Plan or Zoning Ordinance revisions, by December 31, 2028.
Funding Source: General Fund
Quantified Objective: 233 additional lower income units on sites in relatively higher resource and income areas in neighborhoods such as those east of Highway 80.
Program A 1.1.4: Government-Owned Sites
As specified in Chapter 4, the Housing Element is relying on six parcels that are owned by the City of Vallejo to satisfy 346 units of its lower-income, 293 of its moderate-income and 209 of its above moderate-income RHNA allocation. Three of these have been declared surplus (Sites 62, 63 and 86), and three are intended to be taken through the surplus lands process (Sites 87, 88 and 89). It should be noted that two of these sites are less than 0.5 acres so are considered small sites. If a plan for housing development on the two small parcels is not underway by December 2026, with building permits issued by December 2027, and similarly, for the other parcels, if a plan for housing development is not underway by first quarter 2027 (with building permits on track for issuance by December 2029), by the end of 2028 the City will identify additional sites for housing, accordingly, including rezoning sites to address the RHNA if needed.
In accordance with the Surplus Lands Act (SLA), the City will offer City-owned sites that are declared surplus for development projects that include housing units affordable to lower income households. All sites are presently suitably zoned, and those already designated surplus are available, for development. The anticipated timelines for development are listed in the Timeframe section below. The process to make City-owned sites available will include outreach to affordable housing developers that can maximize the opportunities and number of units. The City will facilitate development by complying with State Density Bonus Law to provide concessions and/or incentives, as described in Program E 1.1.1 and E 1.1.6, as appropriate. The City will continue to use the SLA process to pursue affordable housing projects in the City. The City will require an affordability covenant recorded against the land stipulating a specified percent of the total units developed will be affordable to lower-income households, in accordance with State law.
The City will comply with State law to implement the SLA process as follows:
The City declares land "surplus" in accordance with the definition listed in Government Code, Section 54221, subdivision (b )(1 ).
The City prepares and issues a Notice of Availability (NOA) to the required parties and provides 60 days to receive responses from interested parties.
The City negotiates in good faith with any respondents for at least 90 days, prioritizing affordable housing uses in the order provided in Government Code section 54227.
The City sends the proposed disposition, if any, to the State for review.
The City addresses any State findings, as needed.
5. GOALS, POLICIES, PROGRAMS
5-4 Vallejo Housing Element
•
Upon final State approval, the City executes a sale or lease of the land and records an affordability covenant.
Responsible Parties: Planning Division
Time Frame:
City-Owned Sites 62 and 63:
• Notice of Availability Issued: City issued notices of availability in 2022 and 2023
• Will continue to solicit developers for these sites.
• Entitlements: June 2027
• Building Permits: December 2028
• Construction Complete: June 2030
City-Owned Sites 86, 87, 88 and 89:
• Environmental issues currently being evaluated and City will pursue remediation, as appropriate: 2025-2026
• City will consider disposition of these sites in compliance with the SLA and may issue notices of availability starting in 2027
• Entitlements: First quarter 2028
• Building Permits: Third quarter 2029
• Construction Complete: End of 2030
If any sites are determined infeasible, or not declared surplus, then the City will identify additional sites for housing, accordingly, including rezoning sites to address the RHNA if needed.
Funding Source: General Fund
Quantified Objectives: Facilitate development of government-owned sites for 346 lower income, 293 moderate-income and 209 above moderate-income units to produce new housing opportunities.
Program A 1.1.5: Small Site Development
The City shall actively work with local property owners and developers to encourage development and assist, where appropriate, in the assembly of small privately-owned parcels (including infill parcels) for residential projects, particularly as related to parcels listed in the sites inventory and parcels with multiple owners. There is one set of parcels that this program would apply to in the inventory - Sites 74, 75, 76, 77 and 78. These parcels all have the same owner and a project is pending to develop affordable units on the site. The City will continue to work with the property owner to facilitate the project development of affordable units there. In addition, as developers/owners approach the City with interest in lot assembly and/or consolidation for the development of affordable housing on any other sites, the City could defer certain fees, allow more height or additional stories, waive lot merger fees for certain small contiguous lots, and provide concurrent/fast tracking of project application reviews to developers who provide affordable housing. By 2025, the City will review the effectiveness of this program and revise as appropriate. The City will also evaluate grant funding for parcel assemblage land banking when/if it is available.
Responsible Parties: Planning Division
Time Frame: Continue meeting with the property owner of the site in the inventory subject to this program in 2024 until a project application is submitted and thereafter as the application is processed. In addition, meet with property owners and
developers annually starting in 2025 to develop and check in on suitable incentives for affordable housing opportunities with lot consolidation. Based on the meetings with developers and
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-5
Funding Source:
property owners, add incentives as appropriate within six months, and again each year after every annual meeting occurs.
Ongoing: Support lot assembly and consolidation as applicable housing applications are received; Pursue grant funding during planning period, and if California legislation and/or programs enable a tax-increment or similar program that leads to funding for site assembly, City will provide support to developers where appropriate.
General Fund
Quantified Objectives: Support at least 3 lot development projects including lot assembly and/or consolidations during the planning period to improve housing mobility, reduce displacement risk, and increase the supply of affordable housing in relatively higher resource and income areas.
Program A 1.1.6: Rezoning and Redesignation to Address the RHNA To address the 2023-2031 RHNA, amend the Zoning Ordinance and General Plan to provide adequate sites to address the shortfall in units to address the lower income RHNA of 1,059 units (the City's lower income RHNA number). Redesignating and rezoning parcels with APNs 0069032240, 0051250230, and 0052110140 in Table 4 will assist in addressing the shortfall of suitably designated and zoned sites to address the lower income RHNA. The zoning district applied to these sites will be RHD (and the General Plan land use designation applied will be R-MF) with a maximum of 40 dwelling units per acre, with a minimum density of 20 dwelling units per acre. With the proposed allowed density, each site will permit at least 16 units on the site. All of these sites shall be designated for residential use only. Implementation will include meeting all the requirements per Government Code section 65583.2, subdivisions (h) and (i).
Development standards will be established or modified as needed, to facilitate development to achieve maximum density.
Responsible Parties: Planning Division and City Council Time Frame:
Funding Source:
Deadline to complete rezoning was January 31, 2024, so
rezoning will be completed concurrent with Housing Element adoption.
General Fund
Quantified Objectives: 123 lower income units
Program A 1.1.7: Sites Included in Previous Housing Elements As specified in Table 4, some parcels have been included in the land inventories of the 5th Cycle and/or 4th Cycle Vallejo Housing Elements as suitable to address the City's RHNA allocation. Per Government Code Section 65583.2(c), to continue to include these parcels in the lower income portion of the land inventory for this 6th Cycle Housing Element, the City will commit to update all required Zoning Code and General Plan provisions to allow projects that have at least 20 percent affordable units (extremely low, very low, or low) without discretionary review or "by right" (Government Code Section 65583.2 (i)).
Responsible Parties: Planning Division
Time Frame:
Funding Source:
Upon adoption of the housing element.
General Fund
Quantified Objectives: Units on repeat sites identified in Table 4 with lower income units that don't already allow residential development by right.
5. GOALS, POLICIES, PROGRAMS
5-6 Vallejo Housing Element
POLICY A.2: Convert vacant infill land and surplus, vacant nonresidential properties to housing and mixed use where feasible,
economically desirable, and compatible.
POLICY A.3: Monitor, remove, or mitigate governmental constraints to the production of housing within the City of Vallejo.
Program A 3.1.1: Removal of Governmental Constraints
The City will amend the Zoning Code to review and revise standards related to the following uses to comply with State law.
a. Residential Care Facilities: Review all Residential Care Facility definitions, how each use is allowed, and standards in Ch. 16.334 in City Zoning Code and revise for consistency with state law (Health and Safety Code Sections 1267.8, 1566.3, and 1568.08), including allowing this use as a residential use similar to other residential uses of the same type in the same zone. In addition, review open space requirements for compliance with State law (Health and Safety Code Sections 1267.8, 1566.3, and 1568.08) to ensure they do not unduly restrict development of residential care facilities.
b. Emergency Shelters: Allow emergency shelters without a conditional use permit or other discretionary permit as required by Government Code Section 65583(a)( 4) in zones that allow residential uses that include sites that are in proximity to transportation and services, with appropriate development standards, and that contain sufficient capacity per capacity analysis required by state law. Update the definition of emergency shelter to comply with current state law to expand the definition of emergency shelter to include interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care.
Update standards for emergency shelters, including parking requirements, requirement for submittal and review of a management plan and any other updates needed for consistency with State law.
c. Low-Barrier Navigation Centers: Permit low-barrier navigation centers, defined as low-barrier, temporary service-enriched shelters to help homeless individuals and families to quickly obtain permanent housing, by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing (Government Code Section 65662)
d. Transitional and Supportive Housing: Allow transitional and supportive housing in the same manner as other residential uses as an allowed use in the Office and Medical zoning districts and in addition, amend zoning to permit permanent supportive housing in zones allowing multifamily uses without discretionary action and in compliance with Government Code Section 65651.
e. Accessory Dwelling Units: Ensure the Zoning Code maintains consistency with the latest state legislation related to accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs), including current legislation that permits ADUs and JADUs in all zones that permit single-family or multifamily uses, specifically the Office and Medical zone districts, in accordance with California Government Code Section 65852.2. The City currently defers to state law regarding ADUs and JADUs until the local ordinance is updated to be consistent with state ADU law. f. Employee Housing: Treat employee/farmworker housing that serves six or fewer persons as a single-family structure and permit it in the same manner as other single family structures of the same type within the same zone across all zones that allow single-family residential uses. Treat employee/farmworker housing consisting of no more than 12 units or 36 beds as an agricultural use and permit it in the same manner as other agricultural uses in the same zone, in compliance with the California Employee Housing Act, and allow for a streamlined, ministerial approval process for
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-7
GOAL B
Increase the Range of Affordable
Housing Opportunities.
projects on land designated as agricultural or land that allows agricultural uses (Health and Safety Code Sections 17021.5, 17021.6, and 17021.8). g. Single-Room Occupancy Units: Amend the Zoning Code to only require onsite management in single-room occupancy projects that include 16 or more units/rooms and to remove the occupancy requirement of no more than 2 persons per SRO unit.
Responsible Party
Time Frame:
Funding:
Planning Division and the City Attorney
Amend the Zoning Code by December 2025; and as needed
thereafter for the ADU ordinance through the remainder of the planning period as required to comply with state ADU law.
General Fund and Grant Funding, if available
Quantified Objective: The goal is that this will result in the entitlement of 100 units; of these, encourage 60 units in areas with close proximity to resources and services to improve access to opportunity for lower-income and special-needs persons.
POLICY A.4: Promote a variety of housing types, including rental and ownership opportunities for moderate-and above-moderate income households.
Program A 4.1.1: Preliminary Applications (Senate Bill [SB] 330) and Streamlined Approval (SB 35)
The City has adopted the Preliminary Application Form developed by the California Department of Housing and Community Development (HCD), pursuant to Government Code Sections 65941.1, 659095.05, 65913.10, 66300, and 65589.5 (SB 330). The City will also establish a written policy and/or procedure, and other guidance as appropriate, to specify the Government Code Section 65913.4 (SB 35) streamlining approval process and standards for eligible projects under Government Code Section 65913.4. The applications will be available on the City's website for developers interested in pursuing the streamlined process or vesting rights.
Responsible Party:
Time Frame:
Funding Source:
Planning Division
Develop or adopt HCD's SB 330 preliminary application form by December 2024. Develop an SB 35 streamlined approval process by June 2025 and implement as applications are received.
General Fund
POLICY B.1: Continue to strive to increase the range of housing opportunities for all residents, including those unable to afford market-rate housing within the community.
Program B 1.1.1: Housing Choice Voucher (Section 8) Rental Assistance
The Vallejo Housing Authority will continue to apply to the United States Department of Housing and Urban Development (HUD) for vouchers for extremely low-, very low-, and low-income households, making extremely low-income households a priority. Further, the Housing Authority will seek to expand housing mobility opportunities for voucher holders by continuing outreach and education efforts to landlords and voucher holders (including providing information on source of income discrimination), continuing the
5. GOALS, POLICIES, PROGRAMS
5-8 Vallejo Housing Element
•
•
•
•
•
•
•
Family Self-Sufficiency (FSS) Program, conducting property manager meetings, and making regular presentations to the Solano Board of Realtors. A symposium is planned for Summer 2024. The City is inviting Fair Housing Advocates of Northern California (FHANC) to do a presentation to the owners at the symposium.
The Vallejo Housing Authority will continue to administer the FSS Program to encourage and facilitate housing mobility. The maximum number of participants for the Housing Authority program is 50. The City will advertise the program through distribution of printed or digital flyers to HCV households at least annually, or when there are available spots in the program.
Responsible Party:
Time Frame:
Vallejo Housing Authority / Housing and Community
Development Department
Continue the Housing Choice Voucher program; distribute information on available programs and resources at least annually through the Housing Authority to voucher holders; conduct educational opportunities at least annually for landlords and voucher holders; hold symposium by Summer 2024.
Funding Source: Housing Authority funds
Quantified Objective: Continue to maintain at least 1,800 housing choice vouchers in the City of Vallejo. Provide homebuying assistance and resources to at least 50 households through the FSS program.
POLICY B.2: Provide financial or other forms of assistance for the development of affordable housing units.
Program B 2.1.1: lnclusionary Housing Ordinance
The development of market-rate housing may attract higher-income households, which may in turn create lower-paying jobs in the service and retail industries, resulting in demand for affordable housing. In addition, it uses available vacant or under-utilized parcels with then negatively impacts the availability of such land for affordable housing.
Fees are typically based on an assessment, or 'Nexus' study, of the extent to which the development of new market-rate housing generates additional demand for affordable housing. To address the need for affordable housing, and as outlined by the City's Housing Strategy, the City will prepare a nexus study, research an inclusionary housing ordinance, and seek developer input prior to drafting an ordinance. This ordinance will identify acceptable methods to provide affordable housing such as: (a) construction of housing on site, (b) construction of housing off-site, (c) dedication of land for housing, and (d) payment of an in-lieu fee. Development of this ordinance requires an analysis of the following variables:
Limiting the application of the ordinance to developments exceeding a certain size.
Percentage of housing units required to be set aside as affordable.
Design and building requirements.
Timing of affordable unit construction.
Determination of a fee in lieu of developing affordable units.
Developer incentives, such as fee deferrals.
Administration of affordability control.
The City will encourage housing developers to incorporate affordable units into the larger housing projects to facilitate mixed-income housing developments.
Responsible Party:
Time Frame:
Funding Source:
Planning Division
Seek developer input, conduct nexus study, and seek Council adoption of an inclusionary ordinance by third quarter 2025.
General Fund
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-9
•
•
•
Quantified Objective: The goal is to create 150 lower- and moderate-income units, aiming for at least 50 of these in mixed-income developments, to promote access to resources and mobility opportunities for target households, prioritizing new and infill opportunities in relatively higher resource and income areas.
Program B 2.1.2: Commercial Linkage Fee
Commercial Linkage Fees (also known as 'Jobs-Housing' fees) are fees exacted from developers to ameliorate some of the housing impacts generated from commercial projects. The City is currently exploring the feasibility of a Commercial Linkage Fee (as part of the study for the lnclusionary Housing Ordinance - Program B 2.1.1) that would provide an additional source of funding for affordable housing based on demand from construction of new commercial developments and the types of employment generated.
Linkage fees can vary by development type, fee level, exemptions, options/thresholds, terms of payment, and results. Some of the elements in the Housing Impact Fee could include:
Minimum number of units threshold of 25
Nexus study to calculate appropriate fee
Creation of an affordable housing trust fund to be used to preserve and expand the supply of affordable housing
Responsible Party:
Time Frame:
Funding Source:
Planning Division
Evaluate and consider a Jobs/Housing Nexus Analysis by third quarter 2025.
General Fund, to fund initial exploration.
Program B 2.1.3: Seek Funding to Support Affordable Development Mitigate the loss of redevelopment funding for affordable housing by seeking to leverage financial resources and work with qualified sponsors to support affordable housing through applying for Community Development Block Grant (CDBG) funds, Self-Help Housing (CalHome Program), HOME funding, and pursuing other financing resources, as appropriate. A particular emphasis will be placed on pursuing development programs and funds that meet extremely low-, very low-, and low-income needs.
The City is increasing and will continue to increase its competitiveness for these grants through such actions as preparing and adopting a Housing Element that meets state laws, identifying City resources to be used as matching funds for federal and state programs, and coordinating with local service providers regarding state grant opportunities.
Responsible Party:
Time Frame:
Funding Source:
Housing and Community Development Department, Vallejo
Housing Authority
Apply for applicable funding at least once a year and as opportunities arise. Organizations may be contacted regarding available funding. City Council will receive an update at least once a year as part of the Housing Element annual reporting process (Government Code Section 65400).
General Fund, HOME funds, CDBG funds, Technical Assistance Grants.
Quantified Objective: The goal will be to identify funding to support the development of 50 lower-income units to support construction of new affordable housing in relatively higher resource and income areas and facilitate housing mobility opportunities.
5. GOALS, POLICIES, PROGRAMS
5-10 Vallejo Housing Element
GOAL C
Improve and Preserve the City’s
Existing Supply of Affordable
Housing.
•
•
•
•
POLICY C.1: Cooperate with other governmental, for-profit, and nonprofit entities to discourage and attempt to prevent loss of existing affordable housing projects to market-rate rents.
Program C 1.1.1: Preservation of At-Risk Housing Units
The City shall maintain and update an affordable housing database as a mechanism to monitor and identify units at risk of losing their affordability subsidies or requirements.
For complexes at risk of converting to market rate, the City shall:
Contact property owners of units at risk of converting to market-rate housing within one year of affordability expiration to discuss the City's desire to preserve complexes as affordable housing.
Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at 3 years, 12 months, and 6 months.
Reach out to agencies interested in purchasing and/or managing at-risk units.
Work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law.
Responsible Party: Housing and Community Development Department Time Frame:
Funding Source:
Annually monitor units at risk of converting; coordinate noticing as required per California law.
General Fund
Quantified Objective: Maintain the affordability of the 42 units currently at-risk of converting to market-rate (see Table 2-43 of the Housing Needs Assessment).
Program C 1.1.2: Below-Market-Rate Financing Program (Preservation) The City will seek funding, including using available CDBG, HOME funds, and other grant opportunities, to assist housing operators to acquire and preserve as affordable units at risk of converting to market rates.
Responsible Party:
Time Frame:
Funding Source:
Vallejo Housing and Community Development Department and Vallejo Housing Authority
Meet with potential housing operators at least one year prior to expiration of at-risk units to gauge interest; seek funding within the same timeframe to prevent conversion of units.
Funding will be determined on a case-by-case basis.
Program C 1.1.3: Replacement of Existing Affordable Units In accordance with California Government Code Section 65583.2(g), the City will require replacement housing units subject to the requirements of California Government Code Section 65915(c)(3) on sites identified in the sites inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years.
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-11
•
•
GOAL D
Increase Homeownership
Opportunities.
•
•
•
•
This requirement applies to:
Non-vacant sites
Vacant sites with previous residential uses that have been vacated or demolished within the previous five years.
Responsible Party:
Time Frame:
Funding Source:
Vallejo Housing and Community Development Department
Ongoing
General Fund
POLICY D.1: Increase the ability of lower- and moderate-income households to become homeowners.
Program D 1.1.1: Sweat-Equity Program for Homeownership The City will consider implementing a program to provide financial subsidies to prospective homeowners in exchange for investing sweat equity in rehabilitating an existing home that needs significant repair. To develop the program, the City will:
Meet with a nonprofit organization, such as Habitat for Humanity, which specializes in sweat equity programs by March 2025 to develop a potential program; Seek funding for rehabilitation assistance at least annually; Develop criteria for a potential program by December 2025; Distribute informational materials on the program through printed flyers provided to community organizations and placed in public buildings and facilities, particularly in neighborhoods with greater rehabilitation need.
The City will target the program to foreclosed or blighted dwellings.
Responsible Parties: Housing and Community Development Department Time Frame: Meet with nonprofit organization by March 2025 and develop potential program criteria and informational materials by December 2025. Achieve rehabilitation of at least four
households as funding permits by June 2026. If funding has not been secured by January 2027, the City will take additional actions to address the rehabilitation needs of homeowners.
Additional actions/programs will be in place by the end of 2027.
Funding Source: CDBG and other grant funding
Quantified Objective: Facilitate place-based revitalization by providing subsidies to at least four households to rehabilitate their homes as funding permits by June 2026. Target outreach to areas with older homes and/or higher displacement risk, including the areas of Central Vallejo, Vallejo Heritage, Downtown Vallejo, Heritage Hill, West Vallejo, Washington Park, Solano Avenue to Benicia Avenue, Steffan Manor and Home Acres.
5. GOALS, POLICIES, PROGRAMS
5-12 Vallejo Housing Element
GOAL E
Encourage Housing to Meet the
City’s Special-Needs Population.
•
•
•
•
•
•
•
•
POLICY E.1: On a citywide basis, expand the supply of housing for senior citizens, persons who are disabled (including those with developmental disabilities), large households, veterans, single-parent households, lower-income teachers employed by the Vallejo City Unified School District, the homeless, and low-income residents.
Program E 1.1.1: Incentives for Special-Needs Housing
The City will work with housing developers to expand opportunities for affordable lower income housing for special-needs groups, including persons with physical and developmental disabilities, single-parent and female-headed households, large families, farmworker housing, extremely low-income households, seniors, and persons experiencing homelessness by creating partnerships, providing incentives, and pursuing funding opportunities:
Support affordable housing development for special-needs groups throughout the city, including in areas that are predominantly single-family residential. The target populations of this include seniors; persons with disabilities, including developmental disabilities; single-parent and female-headed households; and homeless persons to reduce the displacement risk for these residents from their existing homes and communities.
Promote the use of the density bonus ordinance, application process streamlining, and fee deferrals to encourage affordable housing, with an emphasis on encouraging affordable housing in relatively higher resource and income areas and areas with limited rental opportunities currently.
Facilitate the approval process for land divisions, lot line adjustments, and/or specific plans or planned development zoning districts resulting in parcel sizes that enable affordable housing development and process fee deferrals related to the subdivision for projects affordable to lower-income households where appropriate.
Give priority to permit processing for projects providing affordable housing for special-needs groups.
Work with public or private sponsors to identify candidate sites for new construction of housing for special needs and take all actions necessary to expedite processing of such projects. Meet with service providers as opportunities arise to discuss possibilities to expand supportive housing.
Provide incentives to builders to provide housing with multiple bedrooms affordable to lower- and moderate-income households, aiming for construction of at least 20 units that meet these sizes, to meet the needs of female-headed households of all income levels (consider possible incentives such as, reduced setbacks, reduced parking requirements, and technical assistance with applications for funding).
Encourage residential development near parks, open space, transit routes, civic uses, social services, and other health resources.
Work with nonprofit and for-profit affordable housing developers, including farmworker housing developers, to support their financing applications for state and federal grant programs, tax-exempt bonds, and other programs that become available.
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-13
•
•
•
•
Pursue federal, state, and private funding for low- and moderate-income housing by applying for state and federal monies for direct support of lower-income housing construction and rehabilitation, specifically for development of housing affordable to extremely low-income households.
Pursue partnerships with the North Bay Regional Center or other entities to identify funding opportunities and promote housing for persons with disabilities.
Provide technical support and offer incentives to housing developers in the application of funds for farmworkers housing, including HCD or USDA Rural Development loans and grants. The City will also offer, or continue to offer, incentives such as density bonuses, streamlined process, and the minor deviation process to facilitate development of farmworker housing.
Annually monitor the status of farmworker housing as part of the annual report to HCD and evaluate if City incentives are effective in facilitating the provision of farmworker housing. The City will make necessary changes to enhance opportunities and incentives for farmworker housing development as needed.
Responsible Party:
Time Frame:
Funding Source:
Housing and Community Development Department
Ongoing, as projects are processed by the City. Seek
opportunities for funding and engage with North Bay Regional Center. At least twice during the planning period, identify opportunities for farmworker housing development and conduct outreach to developers about these opportunities.
Where feasible, leverage state and federal financing, including Low-Income Housing Tax Credits, CHFA multifamily housing assistance programs, HCD Multifamily Housing Loans, CDBG funds, HOME funds, USDA Rural Development Loans and other available financing.
Quantified Objective: 50 lower-income units, at least 5 of which include accessibility modifications, to reduce overpayment and displacement risk for lower-income households and special-needs groups and
encourage access to relatively higher resource and income areas.
Program E 1.1.2: Senior Housing Needs
The City will develop a survey to understand the needs of senior residents by June 2026 and will distribute to senior housing. By December 2026, the City will meet with affordable housing/senior housing developers, senior stakeholder groups, and other senior housing advocates, such as Legal Services of Northern California, at least once to discuss available sites and senior needs in the community.
Based on the results of the survey and discussions, the City may identify incentives to offer to developers to provide housing, care choices, and age-in-place options for seniors of all income levels (possible incentives will include reduced setbacks, reduced parking requirements, and technical assistance with applications for funding). The City will then meet with affordable housing/senior housing developers, senior stakeholder groups, and other senior housing advocates at least annually, beginning in 2026, to assess whether the incentives are helping to meet senior housing needs or develop additional strategies.
Responsible Party:
Time Frame:
Funding Source:
Housing and Community Development Department, Planning
Division
Develop a survey of senior housing needs by June 2026. Meet with senior advocates, stakeholders, and housing providers.
Evaluate possible incentives for developers to provide housing and services for seniors by December 2026. Meet with advocates, stakeholders, and housing providers annually beginning in 2027 to assess effectiveness of incentives.
General fund, grant funding
5. GOALS, POLICIES, PROGRAMS
5-14 Vallejo Housing Element
•
•
•
•
•
Quantified Objectives: Encourage the development of at least 100 units of housing accessible to senior residents during the planning period, and provide technical assistance or letters of support for funding applications to developers for at least 5 projects with senior housing or age-in-place components during the planning period.
Encourage the development of these units in higher-income areas and areas with transit access, including South Vallejo, Glen Cove, and in neighborhoods along the Columbus Parkway,
Tennessee Street, and Tuolumne Streets.
Program E 1.1.3: Homeless/Unhoused Needs
The City will cooperate with neighboring cities, the County, and other agencies in the development of programs aimed at providing homeless shelters and related services.
During this coordination, the City will monitor the demographic composition of the unhoused population to identify needs for targeted resources and determine what efforts to take, such as providing education on the financial assistance and programs available.
The City will continue to be an active member on the Community Action Partnership of Solano County Board (CAP Solano), a joint-powers authority, to coordinate homeless services and develop a regional response to homeless needs.
The City will also partner with local homeless service providers, agencies, and other community organizations to pursue funding from available sources for homeless services.
The City will annually apply for grants where appropriate or will encourage and work with local and regional nonprofit organizations that wish to apply for such grants.
Responsible Party:
Time Frame:
City Houselessness Manager
Meet with organizations that support the unhoused population of Vallejo every other year and apply for funding or assist these groups in applying for funding for homeless services as needed.
Funding Source:
Meet with neighboring cities and the County annually to discuss homeless issues and identify actions to address homelessness.
Federal, state, and local funding
Quantified Objective: Assist with program development and funding identification that will assist at least 80 unhoused persons.
Program E 1.1.4: Reasonable Accommodations and Universal Design Pursuant to Government Code Section 65583(c)(3), the City will continue to provide a Universal Design Checklist for developers to inform them of design features that can be incorporated into new houses, condominiums, and townhomes to facilitate accessibility for occupants and visitors. Information will continue to be provided on Universal Design on the Planning Division's website, at the Planning Division's information counter, and at the Building Division's permit counters.
The City will also revise exemptions to reasonable accommodation requests and findings for reasonable accommodation requests, to ensure they do not pose any barriers to housing for persons with disabilities. Specifically, the City will revise the Zoning Code to remove the following existing finding to ensure the findings are objective:
The design and location of the accommodation is done in a way to minimize impacts on neighboring properties and the design character of the neighborhood to the extent reasonably feasible.
Specifically, the City will revise the Zoning Code to allow exemptions for the following development standards if the findings for reasonable accommodation can be made:
Lot area, width, or depth;
Maximum number of stories;
Minimum or maximum residential density;
Maximum floor-area ratio (FAR).
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-15
•
•
•
Responsible Party:
Time Frame:
Funding Source:
Planning Division and Housing and Community Development Department
Ongoing, as applications are processed by the City; review and revise exemptions and findings by December 2026.
General Fund
Quantified Objective: Aim to Assist 5 applicants as there is interest in reasonable accommodation requests, to reduce displacement risk and encourage 15 accessible units to improve housing mobility.
Amend zoning to remove finding and change exemptions
identified in program by December 2026.
Program E 1.1.5: Support for Persons with Developmental Disabilities The City will coordinate housing activities and encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities, especially persons with developmental disabilities, to increase housing mobility opportunities and pursue funding sources designated for persons with special needs and disabilities.
Models of housing for persons with developmental disabilities could include assisting in housing development through the use of set-asides, scattered site acquisition, new construction, and pooled trusts; providing housing services that educate, advocate, inform, and assist people to locate and maintain housing; and models to assist in the maintenance and repair of housing for persons with developmental disabilities. The City will implement an outreach program that informs families in the city about housing and services available for persons with developmental disabilities, such as developing informational brochures and directing people to service information on the City's website.
Responsible Party: Planning Division, Building Division Time Frame:
Funding Source:
Discuss opportunities with possible agencies for persons with developmental disabilities and develop an outreach plan by June 2025. Develop a brochure and/or post information on the City's website by October 2025.
General Fund and outside sources, as available
Quantified Objective: 30 housing units for persons with disabilities to reduce displacement risk stemming from availability of accessible units and housing costs.
Program E 1.1.6: Extremely Low-Income Housing
The City will encourage additional housing resources for extremely low-income residents, particularly seniors, farmworkers, and persons with physical or developmental disabilities, through a variety of actions, including:
Facilitate and encourage the construction of housing affordable to extremely low income households by assisting nonprofit and for-profit developers with financial and/or technical assistance in a manner that is consistent with the City's identified housing needs.
Provide financial support annually, as available, to organizations that provide counseling, information, education, support, housing services/referrals, and/or legal advice to extremely low-income households, persons with disabilities, farmworkers, and persons experiencing homelessness.
Expand regulatory incentives where feasible for the development of units affordable to extremely low-income households and housing for special-needs groups, including persons with disabilities (including developmental disabilities), and individuals and families needing emergency/transitional housing. Successful implementation of Vallejo'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
5. GOALS, POLICIES, PROGRAMS
5-16 Vallejo Housing Element
•
o
o
•
o
o
o
o
private sources. The Financial Resources section of the Housing Element in Chapter 4 identifies the primary affordable housing funding programs available to Vallejo. In addition to applying for funds directly available to municipalities, Vallejo plays an important role in supporting and assisting developers in securing 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 "third party" grants may also require some form of local financial commitment.
Use above-referenced funding efforts to:
Support the City's housing goals, policies, and programs including providing ADUs, alternative housing types, integration of housing into commercial areas, rehabilitation and preservation of housing, including subsidized housing, incentivizing affordable housing, infill housing, and furthering access to housing opportunities throughout Vallejo.
Increase the supply of housing affordable to extremely low-, very low-, and low income households, and moderate-income large family households.
To increase available incentives, take additional actions which may include, but not be limited to:
Work to obtain utility fee credits, fee waivers, grants, tax credits, and other financial assistance if and when available.
Work with Vallejo Water Department and Vallejo Flood and Wastewater District, to reduce or waive fees for utility installations for affordable housing units, ADUs, and JADUs.
Allow for City development impact fees to be deferred until issuance of a certificate of occupancy for developers providing affordable or special needs housing. On a case-by-case basis, investigate the possibility of extending fee deferrals beyond issuance of a certificate of occupancy to allow developers of affordable housing to amortize the fees over a longer period of time.
In addition, if an inclusionary housing ordinance is adopted, it will be one of the additional incentives (see Program B 2.1.1 ).
Responsible Party:
Time Frame:
Planning Division
Ongoing, as projects are processed by the Development Services Department. By December 2025 and annually thereafter,
conduct outreach to organizations that support extremely low income residents to understand funding needs. Support
developers in securing outside funding sources. Continue to conduct outreach every other year through the remainder of the planning period. Actively pursue federal, State, County and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance. Review and actively pursue local funding at least annually through the end of the planning period, and support expediting applications as they are submitted.
Submit, or support developer submission of, at least 9 affordable housing funding applications, such as development,
preservation, maintenance/rehabilitation, and/or homebuyer assistance, to assist with opportunities identified during the planning period. At least 3 applications shall be submitted or supported by 2026, an additional 3 by 2029, and an additional 3 by 2031.
Establish the incentives encouraging the additional housing resources by December 2026.
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-17
•
•
•
GOAL F
Improve Housing Choice and Access
to Opportunities for Vallejo
Residents.
Funding Source: General Fund
Quantified Objectives:
Assist 50 extremely low-income households to reduce overpayment and displacement risk.
Submit, or support developer submission of, at least 9 affordable housing funding applications, such as development, preservation, maintenance/rehabilitation, and/or homebuyer assistance, to assist with opportunities identified during the planning period.
Endeavor to set aside a minimum of 20 percent of the City's annual Community Development Block Grant (CDBG) funds for affordable housing projects and programs targeting special needs populations.
POLICY F.1: The City of Vallejo will work to ensure that all population groups have equal access to housing opportunities and will facilitate housing options for a range of income levels, at various densities, and in different styles to meet the diverse needs and preferences of the community.
Program F 1.1.1: Housing Discrimination Monitoring and Referral Program
Through its HUD-required affordable housing activities, the Vallejo Housing Authority publicizes fair-housing requirements and the availability of assistance. The Housing Authority also uses public notices in English, Spanish, and Tagalog, general circulation newspaper ads, and ads in a Spanish-language newspaper as well as a newsletter serving the Filipino community and outreach activities with community organizations. For Section 8 participants, the Housing Authority accepts and investigates complaints of housing discrimination and works with Fair Housing Napa Valley (FHNV) regarding the incidence of housing discrimination complaints on other cases. The City will continue to contract with FHNV or other entity to assist households alleging discrimination through tenant/landlord mediation, provide referrals to appropriate agencies, such as HUD or the California Civil Rights Department (previously Department of Fair Employment and Housing), for further investigation and resolution of complaints when needed, and to conduct trainings for landlords and housing providers at least every other year on fair housing laws, rights, and responsibilities. The City also contracts with Fair Housing Advocates of Northern California (FHANC) for fair housing testing/audits and other services.
Responsible Party:
Time Frame:
Funding Source:
Housing and Community Development Department or the
Housing Authority
Contract with FHNV and FHANC annually; offer landlord and housing provider fair housing trainings at least annually; offer translation services for all public resources and meetings.
General Fund, grant funding
5. GOALS, POLICIES, PROGRAMS
5-18 Vallejo Housing Element
•
•
•
•
•
•
•
Quantified Objectives: Offer fair housing trainings at least annually during the planning period to help reduce risk of displacement, which will serve landlords and/or property management staff for at least 40 rental housing buildings. Trainings will be prioritized in the R/ECAP census tract in Vallejo.
Program F 1.1.2: Improve Access to Resources
The City shall take the following actions to improve access to resources and opportunities citywide, but with a particular emphasis on neighborhoods with a concentration of lower income residents who often face additional barriers in accessing resources:
Evaluate proposals for higher-density residential development as projects are proposed to determine what, if any, project-serving retail or services the city could suggest be incorporated into the project or concurrently developed adjacent to the project. Examples of services include, but are not limited to, service commercial uses, carpool facilities, and childcare.
Meet with school district representatives by December 2025 to analyze whether housing security poses a barrier to student achievement or teacher recruitment and retention. Work with the school district to assist in securing grant funding for teacher recruitment and retention bonuses, classroom materials, and other incentives for teachers to facilitate positive learning environments citywide.
Facilitate place-based revitalization and promote healthy environments for new housing by evaluating transitional buffers between residential and industrial uses and highways, and working with developers as projects are proposed to mitigate impacts associated with traffic and industrial emissions. Prioritize buffers in areas with high CalEnviroScreen scores, including all of South Vallejo and Mare Island, the neighborhood adjacent to the Vallejo Ferry Terminal east to Amador Street and north to Mare Island Causeway, and the areas adjacent to Six Flags Discovery Kingdom and White Slough.
Pursue annual funding for urban greening projects that aim to increase the city's tree canopy. As funding becomes available, prioritize planting native street trees in areas with low Tree Equity Scores1 (75 or below).
Pursue funding and focus on neighborhoods in the lowest opportunity areas for rehabilitation, parks, transit, and active transportation investments. Develop a priority list of projects in high-need areas, based on criteria such as environmental justice community designations and the proportion of low-to moderate-income households.
Enhance access to parks and community centers so that all residents are within a ten minute walk of these amenities. Prioritize the development of new community facilities, pocket parks, and public green spaces in high-need areas, and renovate existing parks to improve accessibility and usability.
To improve economic conditions and reduce the risk of displacement in areas of high segregation and poverty, as well as other high-poverty areas of the city, conduct targeted outreach by December 2026 to identify the economic development resources and programs that best address community needs. Based on community feedback, collaborate with the Economic Development Commission, Solano Community College, the Workforce Development Board of Solano County, and other organizations to host outreach events, such as job fairs and information sessions about job training opportunities. Aim to host at least two events per year, including one event per year in these areas.
1 As determined by the Tree Equity Score analysis published by American Forests, https://www.treeequityscore.org/
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-19
•
•
o
o
o
•
•
o
o
o
•
Identify resources available for residents during extreme weather events, such as cooling centers and clean air centers, and develop an informational guide. Publish the guide in English, Spanish, and Tagalog on the City's website, social media platforms, and in public buildings by December 2025.
Continue advancing planning efforts to promote sustainable transportation options and improve road safety, particularly in lower-income and high-poverty areas. Key initiatives include:
Completing a Vision Zero Plan and Corridor Study by June 2026.
Updating the 2013 Traffic Calming Toolbox Program by June 2026.
Conducting a feasibility study for connecting Vallejo to the Sonoma Marin Area Rail Transit (SMART) system by June 2026
Continue partnering with and funding the City's part1c1pat1on in the Solano Sustainable Transportation Equity Project (Sol STEP). This project will engage in public outreach on sustainable transportation and the Community-Based Transportation Plan, while also helping to create student career pathways into transportation professions.
Continue implementing infrastructure projects from the Capital Improvement Plan (CIP) that serve areas of high segregation and poverty. Seek additional funding as needed to ensure the completion of these projects during the implementation process. Key projects in these areas include, but are not limited to:
Clean CA Georgia Street Beautification and Cleanup: This project will install pedestrian-backed seating benches for comfort along walkways, solar lighting to enhance security and safety, and anti-littering signage to support expanded cleanup efforts targeting excessive litter and debris.
Lake Dalwigk Park Improvements: This project will enhance the park's ADA accessibility, pedestrian pathways, and sustainability features.
Roadway and Crossing Improvements: This project will include pavement upgrades on Tennessee Street, installation of high-intensity activated crosswalk (HAWK) beacons at six locations throughout the city, and citywide installation of solar street lighting.
Work with Solano Mobility to develop a fact sheet, or similar informational materials, of Solano Mobility programs to be posted on the City's website, social media, and in public buildings by January 2026, updated at least annually thereafter as needed, to help connect seniors, low-income individuals, and other residents to services.
Responsible Party:
Time Frame:
Funding Source:
Planning Division, City Manager's Office, Public Works
Department, Economic Development Department, Building
Division
Refer to each bulleted action for specific timeframes.
General Fund, grant funding
Quantified Objectives: Apply for at least two grants in cooperation with the school district during the planning period. Work with developers to implement at least three pilot projects that will mitigate impacts associated with traffic and traffic emissions, such as different styles of buffers.
Annually, pursue funding for urban greening projects and host at least two outreach events each year aimed at increasing economic and workforce opportunities for City residents.
Develop a list of priority projects and pursue funding at least three times during the planning period for these projects.
Complete planning efforts on sustainable transportation options and improved road safety by June 2026. Complete at least five infrastructure projects in areas of high segregation and poverty during the planning period. Provide the Solano Mobility fact sheet to at least 1,000 residents during the planning period. Work
5. GOALS, POLICIES, PROGRAMS
5-20 Vallejo Housing Element
GOAL G
Build and Maintain the City’s Quality
Residential Environments and
Where Necessary Substantially
Rehabilitate the City’s Aging Housing
Stock.
with developers to ensure project-serving retail or services are included in at least two higher-density mixed-use projects during the planning period.
Program F 1.1.3: Renter Protection and Housing Stability Program The City will establish a suite of programs to enhance renter protection and housing stability. Programs or ordinances to be considered include but are not limited to rent stabilization, just cause eviction protections, tenant anti-harassment protections, and a tenant's right to counsel. The goal of these programs is to protect residents from displacement, enhance household and community stability, and ensure greater certainty and fairness in the City's residential rental market.
Before adopting any programs or ordinances, the City will conduct a market and feasibility study to assess the potential impact of the programs on the local rental market. The findings from this study will help the City predict policy outcomes, balance tenant protections with housing development, and gain stakeholder support for the initiatives.
Outreach efforts will target all property owners and residents, with a focus on neighborhoods most at risk of displacement, including those areas mapped as Overcrowded Households in the Region (see Appendix 3, Figure 3-35) and more particularly those areas of high segregation and poverty, as shown on the Regional TCAC/HCD Opportunity Areas Map (Appendix 3, Figure 3-1 ). Outreach will also involve organizations working closely with affected communities, such as legal service providers, fair housing organizations, and community-based groups.
In early 2028, the City will evaluate the effectiveness of programs in promoting renter protections and tenant stability and establish additional measures within one year. As part of this process, the City will conduct outreach in targeted areas through a variety of methods and consider and incorporate comments as appropriate.
Responsible Party:
Time Frame:
Funding Source:
City Manager's Office, City Attorney's Office, Housing and Community Development Department, Planning & Development Services Department
Initial actions for consideration by June 2026 and subsequent actions, if necessary, by January 2028
General Fund, grant funding
Quantified Objectives: Conduct the market and feasibility study by June 2025. Conduct at least four outreach efforts related to the drafting
implementation of the program or ordinances. City Council consideration of programs or ordinances by June 2026, and subsequent actions, if necessary, by January 2028. Evaluation of program or ordinance effectiveness in early 2028. Establish additional measures if necessary by January 2029.
Vallejo seeks to ensure that it maintains and improves the quality of life and historic integrity of its existing neighborhoods. Vallejo also intends that new neighborhoods will
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-21
•
•
•
•
•
•
•
contribute to a city-wide balance between residential and commercial uses and that the housing stock within these neighborhoods is maintained in sound condition.
POLICY G.1: The City of Vallejo will undertake a range of efforts to assist the private sector in maintaining and improving the condition of existing housing units and also to maintain and improve the living environments within the city's neighborhoods.
POLICY G.2: Preserve and improve historical and architectural resources by providing appropriate incentives for historic preservation.
Program G 2.1.1: Housing Rehabilitation Program
The City will continue to facilitate place-based revitalization and housing preservation by doing the following:
Continue, as available, to provide funds to assist very low-, low-, and moderate income households to undertake repairs to their homes.
Give priority for participation in this program to very low-, low-, and moderate-income homeowners who are subject to code enforcement actions that could otherwise lead to displacement of residents.
Continue to implement the Neighborhood Law Program to collaborate with City departments, outside governmental agencies, and Vallejo residents to address and eliminate blight and nuisance conditions throughout the city.
Make informational materials about rehabilitation assistance programs available in English, Spanish, and Tagalog on the City's website by December 2026 and printed materials in City buildings and distributed to community organizations by June 2026.
Distribute materials at local events (i.e., tamers' markets) and in local buildings (i.e., libraries) at least annually.
Target outreach in neighborhoods with the greatest rehabilitation need and lower incomes including the neighborhoods between Florida Street and Curtola Parkway, as well as the communities around Washington Park and Gibson Park, and areas of high segregation and poverty, as shown on the Regional TCAC/HCD Opportunity Areas Map (Appendix 3, Figure 3-1 ).
Promote the use of Mills Act contracts to ensure the rehabilitation, maintenance, and preservation of historic resources through information on the City's website.
Continue the use of the State Historical Building Code to maintain and preserve historic buildings and their character-defining features.
Responsible Party:
Time Frame:
Funding Source:
Housing and Community Development Department and
Planning Division
Distribute informational materials at least annually.
HOME and CDBG funds
Quantified Objective: As funding permits, rehabilitation of 15 housing units, 8 of these in areas of concentrated poverty or areas with an older housing stock to facilitate place-based revitalization.
POLICY G.l: Enforce existing housing codes and regulations to correct code violations in the most expeditious manner to protect the integrity of the housing while minimizing the
displacement of residents. Support demolition of all dwelling units that cannot be rehabilitated so that hazards will be eliminated and land will become available for new housing.
5. GOALS, POLICIES, PROGRAMS
5-22 Vallejo Housing Element
•
•
•
Program G 3.1.1: Code Enforcement Program
The City will develop a proactive code enforcement policy for ensuring compliance with building and property maintenance codes, which will include property maintenance, abandoned vehicles, housing conditions, overall blight, and health and safety concerns.
The City will continue to ensure compliance with building and property maintenance codes. To work towards this, code enforcement has recently been moved from the Police Department to Planning and Development Services to better address blight and property maintenance. The City Council also recently added four positions to the code enforcement staff. To ensure the City has an accurate percentage of the homes in need of rehabilitation and replacement, the City will seek funding to complete a Housing Conditions Survey in older neighborhoods and neighborhoods with lower incomes, to evaluate rehabilitation need. Based on findings of the focused evaluation, the City will identify measures to encourage housing preservation, conservation, acquisition, and rehabilitation, and mitigate potential costs, displacement, and relocation impacts on residents. These measures may include, but are not limited to:
Streamline permit review for home repairs on housing units identified during the conditions survey, when implemented.
Seek funding to offer relocation assistance or require landlords or property owners to offer assistance to low-income tenants displaced during rehabilitation efforts.
Seek funding to develop a housing rehabilitation program (see Program G 1.1.1 ).
In addition to neighborhoods identified in the Housing Condition Survey, the City will target outreach in higher-poverty neighborhoods with known rehabilitation need, including the neighborhoods between Florida Street and Curtola Parkway, as well as the communities around Washington Park and Gibson Park, and areas of high segregation and poverty, as shown on the Regional TCAC/HCD Opportunity Areas Map (Appendix 3, Figure 3-1 ).
Responsible Party:
Time Frame:
Funding Source:
Code Enforcement/Neighborhood Law Program; Housing and
Community Development Department
Seek funding to conduct a Housing Conditions Survey and develop a program to reduce displacement risk as a result of code enforcement within one year of Housing Element adoption; conduct code enforcement on an ongoing basis.
Grant funding and General Fund
Quantified Objective: The goal is to conserve 100 housing units to prevent displacement.
POLICY G.4: Replace infrastructure as needed to conserve older neighborhoods.
Program G 4.1.1: Vallejo Community Public Safety Program The City will continue the Vallejo Community Public Safety Program (VCPS) to work on and help rehabilitate existing and new multi-family complexes. As part of the program, the City shall work with the Police Department to evaluate multi-family complexes and provide rehabilitation and surveillance through site/environmental design recommendations to address crime and safety and to promote the implementation of Crime Prevention through Environmental Design (CPTED) strategies. The program is voluntary and intended to work with landlords to improve housing conditions. In addition, any new complexes are routed to the Police Department as part of initial review related to CPTED and changes are recommended that should be incorporated as part of the design.
Responsible Party:
Time Frame:
Planning Division, Housing and Community Development
Department, Code Enforcement, Neighborhood Law Program
Work on complexes at least annually
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-23
GOAL H
Guide Development of Balanced
Neighborhoods.
Funding Source: Planning Application Fees (paid by property owners of multi family complexes), General Fund, CDBG
Quantified Objectives: Work on at least one complex annually. Target program outreach in areas of high segregation and poverty as shown on the Regional TCAC/HCD Opportunity Areas Map (Appendix 3, Figure 3-1 ), including but not limited to the Wilson Park neighborhood southwest of Solano Avenue, the area west of Sutter Street to the waterfront between Florida Street to the north and Curtola Parkway to the south, and the area north of Florida Street between Sonoma Boulevard and Amador Street along Broadway Street.
POLICY G.5: The City will develop and enforce a program that will ensure that all rental properties are free of health and safety violations and maintained in sound condition.
Program G 5.1.1: Rental Property Inspection Program
Establish a program to regularly inspect multi-family rental housing units for code compliance, structural integrity, safety, and habitability. The program will focus on identifying and addressing substandard housing conditions, improving the quality of life for residents, and reducing health and safety risks, particularly in areas of high segregation and poverty areas of high segregation and poverty, as shown on the Regional TCAC/HCD Opportunity Areas Map (Appendix 3, Figure 3-1 ), including but not limited to, the Wilson Park neighborhood southwest of Solano Avenue, the area west of Sutter Street to the waterfront between Florida Street to the north and Curtola Parkway to the south, and the area north of Florida Street between Sonoma Boulevard and Amador Street along Broadway Street. The City will conduct outreach to property owners, tenants, and neighborhood groups to ensure transparency and gather feedback on program design and implementation.
Responsible Party:
Time Frame:
Funding Source:
Building Division, Code Enforcement Division
Adopt the program by December 2027.
General Fund, CDBG grants, State and federal housing grants, Building inspection fees
Quantified Objectives: Inspect 250/o of units covered by the program within the first three years of program implementation
POLICY H.1: Provide convenient access to schools, parks, shopping, transportation, and services within neighborhoods.
Program H 1.1.1: Neighborhood Park Access Program
Based on the need for parks identified in the General Plan update, the City will encourage the development of public neighborhood or pocket parks for new subdivisions and will incorporate the goals of this program into new open space requirements as part of the City wide Zoning Ordinance update. Through conditions of approval, development agreements, and or mitigation measures identified in environmental review, the City will require that developers proposing to build parks and park facilities will do so concurrently with residential construction to ensure these amenities are available to existing and new residents within a reasonable amount of time from project approval.
5. GOALS, POLICIES, PROGRAMS
5-24 Vallejo Housing Element
Responsible Party:
Time Frame:
Funding Source:
Planning Division
As subdivisions are submitted to the Planning Division
Funded through developers and neighborhood associations Quantified Objectives: Encourage the development of neighborhood or pocket parks in at least three new residential developments during the planning period.
POLICY H.2: The City will facilitate mixed-use development and the promotion of live/work units through adoption of the
Sonoma Boulevard Specific Plan and the Zoning Ordinance update.
Program H 2.1 .1: Transit-Oriented Development
The City will implement the goals of the Mare Island Specific Plan, and the Sonoma Boulevard Specific Plan to implement transit-oriented development (TOD). The City shall also continue to implement Chapter 16.215 of the Vallejo Municipal Code to actively support TOD by offering up to a 25 percent increase in density and 25 percent increase in floor-area ratio for eligible projects. The objective of these options to increase density and FAR is to stimulate the production of housing developments near transit stations that include affordable units, promote access to opportunities and resource, and increase public transit ridership and minimize automobile trips.
Responsible Party:
Time Frame:
Funding Source:
Planning Division
Ongoing, as projects are proposed.
General Fund
Quantified Objectives: Provide information on available density incentives to developers of at least 1 O eligible projects during the planning period.
Prioritize areas with a higher concentration of jobs, including Mare Island and the areas north of Tennessee Avenue, west of 1- 80, and south of Highway 37.
Program H 2.1.2: Downtown Vallejo Specific Plan and Sonoma Boulevard Specific Plan
The City will continue to implement the Downtown Vallejo and Sonoma Boulevard Specific Plans to introduce high-density mixed-use housing while revitalizing existing retail and commercial areas. The Specific Plans focus on improvements to the physical environment through development standards and design guidelines, both for public improvements and for private developments. The City will encourage the development of affordable housing units to implement residential development as part of the Specific Plan goals, as well as community amenities such as streetscape improvements, greenspaces, active transportation infrastructure, and transit infrastructure such as shaded waiting areas with benches. The City will also update the Downtown Specific Plan during this planning period. Where possible, higher-density residential uses will be prioritized in portions of the specific plan areas that have more CalEnviroScreen or TCAC Environmental Domain scores that indicate a more positive environmental outcome.
Responsible Party:
Time Frame:
Funding Source:
Planning Division
As projects are submitted through the Planning Division.
Complete Downtown Specific Plan Update by 2026
General Fund, ARPA, MTC/ABAG Funding
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-25
Quantified Objectives: Since the Specific Plans are not yet updated, these objectives are based on the existing Specific Plans. Approximately 2,200 dwelling units in the Downtown Vallejo Specific Plan and approximately 900 units in the Sonoma Boulevard Specific Plan.
POLICY H.3: Protect the character of the existing neighborhoods by developing objective standards to facilitate infill projects to be compatible with the existing neighborhoods.
Program H 3.1.1: Objective Standards
The City will update the required findings for housing projects for minor and major use permits, particularly findings 4 and 5 as identified in the Constraints section (Chapter 4), to be objective, and will review findings for development and design review for housing projects, particularly findings 5 and 6 of the development review findings and finding 4 of the design review findings as identified in the Constraints section, to ensure they are objective.
Responsible Party:
Time Frame:
Funding Source:
Planning Division
Review and revise findings by December 2025.
General Fund
Quantified Objective: Facilitate construction of 100 units over the planning period, with at least 30 built in higher-income areas.
POLICY H.4: Promote a healthy balance of housing within neighborhoods by encouraging a mix of affordable and market-rate housing.
Program H 4.1.1: Regulate for Housing Variety
The City will encourage a variety of housing types, including duplexes, townhomes, apartment buildings, and condominiums, in neighborhoods and new subdivisions and will identify innovative and alternative housing options that provide greater flexibility and affordability in the housing stock while promoting mixed-income development. This may include consideration for further reduction in regulatory barriers for community land trusts, tiny houses, microhomes, cottage homes, small lot subdivisions, and other alternative housing types, as well as exploration of a variety of densities and housing types in all zoning districts.
The City will use the findings of this program to target development of a variety of housing types in areas of predominantly single-family development and of concentrated overpayment to reduce displacement risk, promote inclusion, and support integration of housing types based on income.
Responsible Party:
Time Frame:
Funding Source:
Planning Division
Identify innovative and alternative housing options to help further housing production by December 2025; amend the Zoning Code as needed.
General Fund
Quantified Objective: 200 lower-income units to improve housing mobility and reduce displacement risk, including 100 within higher-income areas of the city such as areas east of 1-80.
5. GOALS, POLICIES, PROGRAMS
5-26 Vallejo Housing Element
•
•
•
•
•
Program H 4.1 .2: Accessory Dwelling Units
The City will encourage the construction of ADUs throughout the city through the following actions, which are aimed at providing an increased supply of affordable units and therefore to help reduce displacement risk for low-income households resulting from overpayment and facilitating mixed-income neighborhoods:
Provide guidance and educational materials for building ADUs on the City's website, including permitting procedures and construction resources. Additionally, the City will present homeowner associations with information about the community and neighborhood benefits of ADUs, and inform them that covenants, conditions, and restrictions (CC&Rs) prohibiting ADUs are contrary to state law. There is also a countywide website that provides information about AD Us.
Proactively advertise the benefits of ADUs by distributing multilingual informational materials on the benefits of ADUs in areas of high opportunity and limited rental opportunities to increase mobility for low-income households by posting flyers at the planning counter, library and on line, at least annually.
Monitor ADU production and affordability every other year and adjust or expand the focus of the education and outreach efforts. If needed, identify additional sites to accommodate the unmet portion of the lower-income RHNA.
Apply annually, or as grants are available, for funding to provide incentives for homeowners to construct ADUs.
Provide information to ADU applicants about the Housing Choice Voucher program to promote the use of ADUs as rental housing for HCV holders. Target additional information and outreach to homes with ADUs in higher-income areas on the east side of the city to promote housing mobility for lower-income households.
Responsible Party: Planning Division, Housing and Community Development Department
Time Frame:
Funding Source:
Make ADU materials available by December 2024; evaluate effectiveness of ADU approvals every other year, starting April 2025 and identify additional site capacity, if needed, by December 2026. Apply annually, as grants are available, for funding to support ADU incentives.
General Fund
Quantified Objective: 197 AD Us to improve housing mobility and improve proximity to services and employment opportunities for lower- and
moderate-income households (177 ADUs are assumed to
address the displacement risk), encouraging at least 40 ADUs in higher-income neighborhoods.
Program H 5.1.1: City-Led Workshops for Ongoing Community Engagement
The City will coordinate regular public workshops on various topics to promote public education and engagement on ongoing housing issues and to create a regular opportunity to receive input from the community. The City will use a variety of outreach methods including e-mail messages, social media, flyers at key community locations, printed mailers, and coordination with community organizations and social service agencies to ensure widespread awareness of the workshops. The City will target additional outreach to lower-income areas of the city and areas of High Segregation and Poverty. Workshop topics may include, but are not limited to, ADUs, requesting reasonable accommodation, tenants' rights and legal aid resources to help prevent displacement, and universal design. Workshop topics and implementation strategy will be adjusted as needed throughout the planning period.
Responsible Party: Planning Division, Building Division, Housing and Community Development
5. GOALS, POLICIES, PROGRAMS
Goals, Policies, Programs 5-27
GOAL I
Promote Energy Efficiency.
•
•
o
o
o
o
o
•
•
•
Time Frame: Host at least one workshop each year.
Funding Source: General Fund and outside sources, as available Quantified Objective: 8 public workshops on housing topics during the planning period to reach an average of 40 residents per workshop. It will be a priority to hold the workshops at locations in the R/ECAP census tract in Vallejo.
POLICY I. 1: The City of Vallejo will promote energy efficiency in residential development within the city, including reduction of energy use through better design and construction in individual homes and through energy-efficient urban design.
Program I 1.1.1 : Promote Energy and Water Conservation Promote energy efficiency in existing housing and new development:
Continue and establish new partnerships with local utility providers and other organizations to promote participation in available energy-efficiency and home weatherization programs (e.g., BayREN, HERO and California Frist, PACE, Rising Sun's California Youth Energy Services [CYES]; PG&E Comfort Home Program; rebates for energy-efficient appliances). Educate at least 50 homeowners and tenants of multi-family housing annually about weatherization projects and the cost savings gained from energy efficient homes through training programs and other outreach efforts offered in English, Spanish, and Tagalog. Prioritize outreach in communities that are considered Disadvantaged under SB 535 as well as other low-resource areas of the City.
Provide information on the City website and through printed materials at City Hall on the following programs:
PG&E's Energy Savings Assistance Program for low-income households who want to make their homes energy efficient;
The Low-Income Home Energy Assistance Program (LIHEAP) to assist low income residents with one-time energy bill payments and home weatherization services for improved energy efficiency and health and safety; California's Low-Income Weatherization Program, which provides low-income households with solar photovoltaic (PV) systems and energy-efficiency upgrades at no cost to residents; and
Marin Clean Energy's (MCE) residential home energy assessment and electrification programs for single-and multi-family buildings, heat pump water heater contractor rebates, and Low Income Families & Tenants (LIFT) program.
Rebate programs available through the Solano County Water Agency, which can provide rebates for rain barrels and sensors, greywater systems, high-efficiency washing machines, and water efficient landscaping projects.
Enforce the Green Building Code (Cal-Green) to facilitate the implementation of green building features in new housing units.
Develop a brochure to provide developers with a range of green building design features to choose from that will satisfy the requirements of the ordinance.
Provide incentives, such as project expediting, and conduct a study of fee reductions to encourage the implementation of features that exceed Cal-Green standards.
Responsible Party: Building Division
5. GOALS, POLICIES, PROGRAMS
5-28 Vallejo Housing Element
TABLE 21 Summary of Quantified Objectives
Income Categories
Extremely Low Very Low Low Moderate Above Moderate Total New Construction1 345 345 369 495 1,346 2,900
Rehabilitation2 10 23 36 25 25 119
Preservation/Conservation3 0 1,871 21 0 0 1,892
Time Frame:
Funding Source:
Make information available on the City website by June 2025 and print materials available by October 2025. Meet with utility providers at least every other year beginning in 2025. Develop a brochure of green building design features by October 2025.
General Fund
Quantified Objective: Connect 1 O lower-income residents with available programs to reduce displacement and facilitate place-based revitalization.
Table 21 summarizes the quantified objectives for the programs in this chapter.
Notes:
1 Corresponds to RHNA.
2 Corresponds to quantified objective in Programs D 1.1. l, G 2.1. l, and G 3.1. l. 3 42 of the units to be preserved/conserved correspond to the at-risk assisted units in the city (see Program C 1.1. l and Table 2-43 in the Regional Housing Needs Assessment) as well as the quantified objectives listed in Program B l. l. l.
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-i
APPENDIX 1 – REGIONAL PUBLIC OUTREACH AND
ENGAGEMENT
Table of Contents
Introduction ............................................................................................................................... 1-1 Project Website ......................................................................................................................... 1-1 Stakeholder Consultations ........................................................................................................ 1-1 Housing Element Introduction Workshops ............................................................................... 1-3 Housing Needs Assessment Workshops ................................................................................... 1-7 Fair Housing Workshops .......................................................................................................... 1-7 Housing Survey ....................................................................................................................... 1-11
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-ii
This page intentionally left blank.
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-1
INTRODUCTION
The Solano County Regional Early Action Planning (REAP) Housing Element Collaborative completed public outreach at the local and regional levels as part of the regional Solano County Collaborative effort to encourage community involvement and comply with the requirements of state law. These efforts included:
• Project Website
• Stakeholder Consultations
• Housing Element Introduction Workshops
• Housing Needs Assessment Workshops
• Fair Housing Workshops
• Developer Workshops
• Community Survey
PROJECT WEBSITE
The Solano County Housing Element Collaborative project website, www.Solhousingelements.com, is a clearinghouse for all information related to the project, with information in English, Spanish and Tagalog. Community members can visit the site to access all public materials; learn about the latest project updates and opportunities to get involved; sign up for email updates; and submit comments directly. The website also includes recordings of all past meetings.
The project website also includes direct links to each of the Solano County Collaborative jurisdictions’ websites to promote each city’s and the county’s specific outreach, share updates, and highlight upcoming opportunities for involvement, including individual Housing Element meetings. The project web page launched in March 2022 and is regularly updated to reflect ongoing community input opportunities and advertise draft work products.
STAKEHOLDER CONSULTATIONS
To ensure that each jurisdictions solicits feedback from all segments of the community, consultations were conducted with service providers and other stakeholders who represent different socioeconomic groups.
From December 2021 through April 2022, staff consulted with 10 stakeholders from 8 organizations that provide services in the Solano County region to obtain input on housing needs and programs. All stakeholders provided feedback via one -on-one interviews or with email responses. Representatives from the following organizations were interviewed:
• North Bay Housing Coalition, December 9, 2021
• Community Action Partnership Solano, Joint Powers Authority (JPA), December 14, 2021 Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-2
• Legal Services of Northern California, December 22, 2021 • Fair Housing Advocates of Northern California, January 6, 2022 • Solano-Napa Habitat for Humanity, January 28, 2022
• Agency on Aging, January 24, 2022
• Urban Habitat, February 16, 2022
• North Bay Regional Center (NBRC) in April 2022
In each consultation, the stakeholders were asked all or some of the following questions, depending on the type of organization interviewed:
• Opportunities and Concerns: What 3 top opportunities do you see for the future of housing in this jurisdiction? What are your 3 top concerns for the future of housing in this jurisdiction?
• Housing Preferences: What types of housing do your clients prefer? Is there adequate rental housing in this jurisdiction? Are there opportunities for home ownership? Are there accessible rental units for seniors and persons with disabilities? • Housing Barriers/Needs: What are the biggest barriers to finding affordable, decent housing? What are the unmet housing needs in this jurisdiction? • Housing Conditions: How would you characterize the physical condition of housing in this jurisdiction? What opportunities do you see to improve housing in the future? • Equity and Fair Housing: What factors limit or deny civil rights, fair housing choice, or equitable access to opportunity? What actions can be taken to transform racially and ethnically concentrated areas of poverty into areas of opportunity (without displacement)? What actions can be taken to make living patterns more integrated and balanced? • How has COVID affected the housing situation?
Based on conversations with the Community Action Partnership Solano JPA, there is a need for more permanent supportive housing programs with wrap-around services to support unhoused individuals, populations with mental illness , and the growing number of low -income families . Stakeholders suggested that the Cites and the County leverage the existing momentum in the stakeholder organizations to create a permanent supportive housing program , where the jurisdictions can pool their resources together and equally distribute projects . One stakeholder disclosed that they have funding for assisting jurisdictions with needed affordable housing but finding adequate sites is the barrier. Stakeholders also identified that there are substantial racial disparities in housing among communities of color, recommending that jurisdictions do more through code enforcement, primarily ensuring there is water and heating in low -income housing units, or passing ordinances that protect tenants from living in substandard housing.
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-3
Based on a conversation with Fair Housing service providers, there is a need for fair housing education among landlords and tenants, specifically on the topics of enforcement of fair housing laws and rental discrimination practices. Stakeholders encouraged the jurisdictions to contract with fair housing providers to offer services such as housing resources and tenant protections to vulnerable populations such as seniors, low-income seniors, and disabled residents. . Stakeholders also identified that single - family housing stock in need of rehabilitation should be acquired, repaired and rented to supplement the affordable housing shortage.
A demand that was stressed among all stakeholders was the need for more affordable housing and homeownership opportunities. Strategies for achieving this include community land trusts and mixed- use housing. Stakeholders voiced that senior have experienced isolation as result of the COVID -19 pandemic and are in need of socialization. Housing that supports wrap-around services and is located near transit routes was identified as a strategy. Stakeholders also identified the cost of land as a barrier to developing affordable housing.
Representatives from the North Bay Regional Center and North Bay Housing Coalition expressed that residents with intellectual disabilities typically require supportive services (case management, grocery delivery, and/or other services) to be successful and may even require that a caretaker liv e with them. As a result, there is a need for more one - to two-bedroom affordable housing units. The lack of affordable housing in the region makes it hard to find affordable one- and two-bedroom units.
HOUSING ELEMENT INTRODUCTION WORKSHOPS
The Solano County Housing Element Collaborative made diligent efforts to encourage public and stakeholder participation in the Housing Element update process at the regional and local scale. The first two workshops introduced the Housing Element requirements and process and were held during the lunch hour on Wednesday, January 26, 2022, and the evening of Thursday, January 27, 2022. There were 13 participants in attendance at the January 26 meeting , and 9 participants in attendance at the January 27 meeting . The Housing Element Introduction workshops were advertised with flyers in English, Spanish, and Tagalog. The workshops were conducted virtually to ensure accessibility for residents throughout the county and in response to the COVID -19 pandemic. The focus of these meetings was to provide high level demographic information and an overview of the Regional Housing Needs Allocation ( RHNA) and to solicit input from stakeholders and the public regarding housing needs and opportunities. Polling was conducted as part of each workshop. The combined results are summarized in the following charts.
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-4
a
11%
32%
21%
18%
7%
11%
0%
5%
10%
15%
20%
25%
30%
35%
1. Which housing strategies should be prioritized and
pursued?
67%
33%
0%
0%
10%
20%
30%
40%
50%
60%
70%
Very Supportive Somewhat Supportive Not Supportive
2. How do you feel about addding residential uses to
underutilized retail centers?
I I I
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-5
33%
0%
33% 33%
0%
5%
10%
15%
20%
25%
30%
35%
Housing encouraging
walkable
neighborhoods (e.g.,
close to bus stations)
Housing in existing
business districts
New multi-family units
on in-fill sites spread
across the City
All of the above
3. What is the most importat consideration for location? 58%
33%
8%
4. How do you feel about replacing
underperforming/obsolete businesses (e.g., big box retail stores) with residential uses and/or community serving uses in retail or office centers?
Very Supportive
Somewhat Supportive
Not Supportive
■
■
■
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-6
82%
18%
5. What type of houisng do
you live in?
Single family dwelling
Apartments/More than 2 units
36%
55%
9%
0%
10%
20%
30%
40%
50%
60%
Own Rent Other (i.e.
own
structure
but not
land)
6. Do you own or rent your
home?
9%
64%
9%
9%
9%
0% 10% 20% 30% 40% 50% 60% 70%
Declining neighborhood conditions
Not affordable
Not enough housing types and designs
Lack of convenient access to public transit
and/or safe alternative transportation options
Other
7. What do you consider the biggest issue related to
housing?
6%
14%
11%
25%
3%
11%
3%
11%
14%
3%
0% 5% 10% 15% 20% 25% 30%
Conventional single-family homes
Single-family homes designed for multi-…
Condominiums/townhomes
Apartments
High-rise residential buildings
Mixed Use development
Mobile homes
Tiny homes
Accessory Dwelling Units
Other
8. What type of housing is needed?
■
■
---
----
I
I
I
I
I
I
I
I •
I
I
I
I
I
I
I
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-7
HOUSING NEEDS ASSESSMENT WORKSHOPS
The Solano County Housing Element Collaborative held two virtual workshops to present the findings of the Housing Needs Assessment section of the Housing Element. The two workshops were advertised with flyers in English and Spanish. The workshops were conducted virtually to ensure accessibility for residents throughout the county and in response to the COVID -19 pandemic. The meetings were held on Wednesday, March 30 , during the lunch hour and in the evening. Nineteen participants attended the lunch workshop , and eight participants attended the evening meeting.
Spanish translation was offered at both meetings. The presentation included statistics and initial findings from the Housing Needs Assessment for individual jurisdictions as well as for Solano County as a whole . Participants identified teachers as a group with housing needs and were interested in identifying strategies for supporting Community Land Trusts, and for helping seniors to age in place.
Participants were also interested in learning more about the consequences jurisdictions face if they do not meet their RHNA, and the methodologies used for identifying overcrowded units.
FAIR HOUSING WORKSHOPS
On June 1, 2022, the Solano County Housing Element Collaborative held two virtual Fair Housing Workshops to present an overview of the requirements of the new Affirmatively Furthering Fair Housing (AFFH) Requirement (AB 686) in the Housing Element, and to gather feedback from participants on their experiences with fair housing barriers they may have encountered. One workshop was held over the lunch hour, and one was held in the evening to offer two opportunities for participation. Across both workshops, 86 percent were attendees from the Solano County region. The remaining 14 percent noted that they did not live in Solano County but had some other interest in the Housing Element process. Polling was conducted to gather feedback and input on fair housing concerns in the county. The results are summarized in the following charts.
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-8
36%
0%
9%
0%
9%
18%
14%
0%
14%
0%
5%
10%
15%
20%
25%
30%
35%
40%
1. Do you live in Solano County? Where?
32%
68%
2. Have you, a relative, or a friend ever had to live in an overcrowded unit to afford housing in Solano County?
Yes No
I I I I
■ ■
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-9
19%
14%
33%
29%
5%
3. Can you easily change your
housing situation if needed? (i.e.,
there are other units available that
fit your need based on prize, price,
etc. )
Very easily
Somewhat
easily
Somewhat
challenging
Very
challenging
Not sure
29%
57%
14%
4. Have you been able to find housing
in a neighborhood or community of
your choice?
Yes, every time I look for housing
Some of the times I’ve looked for
housing
I haven’t been able to find housing in
the neighborhood I want to live in
14%
79%
7%
5. How would you rate the condition of your home?
Very good, no repairs needed
Ok, minor repairs needed (i.e.,
repainting)
Major repairs needed (i.e.,
leaking roof)
■
■
■
■
■
■
■
■
■
■
■
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-10
43%
50%
7%
0%
10%
20%
30%
40%
50%
60%
Yes, I can take transit or other
modes to get where I want to go
No, alternative transportation
options aren’t readily available
I’m not aware of transportation
options in my community
6. Can you easily access your job or services with transit or other alternative transportation methods (other than your private vehicle), if desired?
13%
13%
11%
17%
19%
28%
7. These actions are intended to increase housing options, remove barriers to relocation, and improve access to opportunities (i.e., jobs, schools, etc.).
Please choose the top 3 you would like to see pursued in your jurisdiction.
Create a citywide registry of
affordable rental options
Target outreach to underserved
groups to increase awareness of
assistance programs
Encourage development of
multifamily units
Incentivize development of mixed-
income housing
Create targeted investment
programs (i.e., down payment
assistance, sweat equity, etc.)
Other
-
■
■
■
■
■
■
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-11
HOUSING SURVEY
In March 2022, the Solano County Housing Element Collaborative launched a housing survey to gather information on housing needs and concerns in the county. The survey was available on the Solano County Housing Element Collaborative website from March 17, 2022, to June 16, 2022. A countywide email blast was sent three separate times reminding residents of the survey. In addition, each City and the County announced the survey on their individual websites and through their individual distribution lists. The survey was available in English, Spanish, and Tagalog.
The housing survey yielded 156 survey responses, 1 of which was completed in Spanish (only 1 percent of the responses were in Spanish, even though 16.4 percent of residents countywide speak only Spanish). Among respondents, approximately 65 percent lived in the City of Benicia; 9 percent in the City of Suisun City; and the remaining 18 percent resided in the cities of Dixon, Fairfield, Rio Vista, Vacaville, and Vallejo and the unincorporated county. About 44 percent of respondents worked in Solano County an d 55 percent worked outside of the county. Approximately 29 percent of respondents have lived in their homes for more than 20 years, and 78 percent lived in a single -family home. About half of respondents (52 percent) said their homes were not in need of repairs , and 35 percent answered that their homes needed minor repairs (peeling paint, chipped stucco , etc.). The majority of participants (56 percent) would like to see more small and affordable single-family homes built; 46 percent of respondents said they would like to see more senior housing; and 35 percent would like to see accessory dwelling units.
Participants were asked to select the top three greatest barriers to the availability of adequate housing.
The following were the top barriers identified:
• 64 percent cited issues related to high prices in rents • 35 percent cited sales price
• 21 percent cited lack of adequate infrastructure such as water, sewer, electricity, and internet • 55 percent of respondents cited roadway improvements
• 44 percent of respondents cited enhancing livability of neighborhoods Additionally, participants were asked to prioritize population groups based on who needs more housing and support services in Solano County. The responses were ranked as follows:
• 37 percent selected seniors
• 32 percent cited homeless individuals
• 20 percent selected persons with disabilities
These additional comments were received:
• Cities should explore community land trusts to provide more homeownership opportunities. • More green spaces, parks and such are needed, to provide the neighborhood with much- needed mental-health benefits of nature. Equity, fair housing, complete neighborhoods, improving connectivity between housing and jobs and services are priorities.
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-12
• The diversification of housing being built is important, such as by including duplexes or medium density housing. Improving connectivity between housing and jobs and services are priorities.
• Preservation of green and open space is important.
• There are needs for affordable rentals for young adults and/or students. • Evacuation needs, building equity for disadvantaged communities and promoting environmental justice are priorities.
The following charts summarize the 156 responses to the housing survey.
65%
5%
4%
5%
9%
8%
1% 1% 3%
1. Where do you live in Solano County?
Benicia
Dixon
Fairfield
Rio Vista
Suisun City
Vacaville
Vallejo
Unincorporated Solano County
I do not live in Solano County
■
■
■
■
■
■
■
■
■
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-13
7%
21% 20% 19%
30%
3%
0%
5%
10%
15%
20%
25%
30%
35%
Less
than 1
year
1-5
years
6-10
years
11-20
years
More
than 20
years
All my
life
2. How long have you lived in
your home?
78%
21%
1%
3. Do you currently own or
rent your home?
Own
Rent
Other (living
with parents
who own)
6%
5%
34%
43%
8%
1%
3%
4. What year was your residence constructed?
1939 or earlier
1940 to 1959
1960-1979
1980 to 1999
2000 to 2009
2010 to 2013
2014 or later
•
•
I ■ •
•
•
•
•
•
•
•
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-14
44%
56%
5. Do you work in Solano County?
Yes
No
79%
8%
5%
2%
3%
1%
1%
1%
1%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90%
Single-family detached home
Townhome/row home
Apartment
Duplex
Condominium
Senior Housing
Mobile home
Accessory dwelling units (i.e., granny units, in-law
units)
Other (please describe)
6. What type of housing do you currently live in?
I
•
• • • -
■
■
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-15
12%
36%
52%
7. How would you rate the physical condition of your home? It needs major repairs (e.g., new plumbing,
new roof, new windows, etc.)
It needs minor maintenance (e.g., peeling
paint, chipped stucco, etc.)
My home does not need rehabilitation.
56%
23%
30%
15%
33%
28%
19%
24%
47%
7%
5%
34%
9%
14%
35%
26%
14%
0% 10% 20% 30% 40% 50% 60%
Single-family home (small/affordable)
Single-family home (larger/luxury)
Single-family home (large lot 1/3 to 1-acre lot)
Single-family home (large lot +1 acre)
Townhome/row home
Duplex
Apartment
Condominium
Senior housing
Student housing
Temporary/seasonal housing
Supportive housing/assisted living
Farmworker housing/service worker housing
Community land trusts/cooperative housing
Accessory dwelling units (i.e., granny units, in-law…
Tiny homes
Other (please describe)
8. What type of housing would you like to see built in your community?
■
■
■
' '
I I ! I
I I
~ I
t::. I I I
I
I
I
I
I I
I
I
I
j I I I
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-16
42%
17%
17%
44%
25%
23%
42%
39%
11%
29%
28%
28%
9%
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Availability of land
Building permit fees
Building permit processing time
Cost of construction
Land use approval process
Overcrowding of existing schools
Community opposition to new housing development
projects
Lack of adequate infrastructure (water, sewer,
electricity, internet)
Housing developments are too far from jobs
Cost of land
Lack of major through roads (traffic congestion)
Lack of jobs to support existing cost of living
Other (please describe)
9. What do you think are the greatest barriers to building additional housing in your community?
I I
LI..l rn
1------
1 I I I I I I I I
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-17
65%
9%
10%
6%
21%
9%
36%
19%
0% 10% 20% 30% 40% 50% 60% 70%
Home prices/rents too high
High traffic/noise
Conditions of neighborhood
Conditions of home
Lack of adequate infrastructure (water, sewer,
electricity, internet)
Lack of schools
Real-estate market
Other (please describe)
10. What are your greatest barriers to obtaining housing in your community?
10%
8%
5%
10%
5%
30%
15%
1%
0% 5% 10% 15% 20% 25% 30% 35%
Lost job after March 2020
Reduced hours after March 2020
No rent increase for the year 2020 or 2021
Rent increased in 2020 or 2021
Moved in with family/friends
Began working from home
Repurposed portions of house for work
Had to sell home
11. Have you experienced a change in your
housing/economic situation due to the COVID-19 pandemic? H
I I
~
~ I
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-18
33%
37%
20%
10%
8%
19%
10%
19%
19%
10%
0% 5% 10% 15% 20% 25% 30% 35% 40%
Homeless
Seniors
Persons with disabilities
Farmworkers/Service workers
Large families
Single-parent households
Home care workers
Educators
First responders
At-risk homeowners
12. Prioritize the following population groups based on who needs more housing and support services in Solano County.
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-19
44%
56%
46%
39%
42%
32%
23%
24%
55%
0% 10% 20% 30% 40% 50% 60%
Enhance the livability of neighborhoods. For example,
provide new sidewalks, traffic-calming measures, bike
lanes and street lighting, and encourage mixed-use
(commercial/office and residential) projects that
enhance these features.
Roadway improvements
Ensuring that the housing market in your community
provides a diverse range of housing types, including
single-family homes, townhouses, duplexes, and
apartments to meet the varied needs of local residents.
Establish special-needs housing for seniors, large
families, farmworkers/service workers, and persons
with disabilities, including shelters and transitional
housing for the homeless.
Integrate affordable housing throughout the
community to create mixed-income neighborhoods.
Establish programs to help at-risk homeowners keep
their homes.
New housing should take into consideration public
health and socioeconomic situations that have arisen
or have come to light as a result of the COVID-19
pandemic.
Provide additional income to downtown businesses to
make them more solvent.
Phase in new developments so that they do not
overwhelm existing residents and impacts can be
assessed before building more.
13. How important is each of the following concerns to you or to the people you represent in your organization?
I I
Solano County Regional Housing Element Collaborative
Appendix 1 – Regional Public Outreach and Engagement
November 2024 Page 1-20
This page intentionally left blank.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-i
APPENDIX 2 – REGIONAL HOUSING NEEDS ASSESSMENT
TABLE OF CONTENTS
Introduction ...................................................................................................................................................................................... 2-1 Regional Effort ................................................................................................................................................................................................................ 2-1 Data Sources .................................................................................................................................................................................................................... 2-1 Summary of Housing Needs and Conditions ............................................................................................................................................................. 2-2 Population Characteristics .............................................................................................................................................................. 2-7 Population Trends........................................................................................................................................................................................................... 2-7 Age Characteristics .......................................................................................................................................................................................................... 2-8 Race and Ethnicity .......................................................................................................................................................................................................... 2-9 Household Characteristics ............................................................................................................................................................. 2-11 Household Types and Size ......................................................................................................................................................................................... 2-12 Overcrowding ............................................................................................................................................................................................................... 2-18 Income Definitions and Income Limits ................................................................................................................................................................... 2-23 Overpayment ................................................................................................................................................................................................................ 2-26 Employment Characteristics .......................................................................................................................................................... 2-37 Employment by Industry ............................................................................................................................................................................................ 2-37 Unemployment ............................................................................................................................................................................................................. 2-42 Labor Force Trends ..................................................................................................................................................................................................... 2-43 Housing Stock Characteristics ....................................................................................................................................................... 2-45 Housing Type ............................................................................................................................................................................................................... 2-45 Housing Tenure ............................................................................................................................................................................................................ 2-46 Vacancy Rate ................................................................................................................................................................................................................. 2-48 Housing Conditions ..................................................................................................................................................................................................... 2-50 Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-ii
Local Knowledge on Housing Conditions ............................................................................................................................................................... 2-52 Housing Production .................................................................................................................................................................................................... 2-52 Housing Cost and Affordability ................................................................................................................................................................................. 2-54 Special-Needs Populations............................................................................................................................................................. 2-60 Seniors............................................................................................................................................................................................................................ 2-60 Persons with Disabilities ............................................................................................................................................................................................. 2-65 Persons with Developmental Disabilities ................................................................................................................................................................. 2-67 Large Households ........................................................................................................................................................................................................ 2-71 Single-Parent Households ........................................................................................................................................................................................... 2-75 Farmworkers ................................................................................................................................................................................................................. 2-79 Extremely Low-Income Households ........................................................................................................................................................................ 2-86 Homeless ....................................................................................................................................................................................................................... 2-88 Analysis of At-Risk Housing ...................................................................................................................................................................................... 2-91 Programs to Address Identified Needs ........................................................................................................................................ 2-102 T ables
TABLE 2-1 Population Growth Trends, 2000-2021 ........................................................................................................................................... 2-7 TABLE 2-2 Population By Age, 2019 .................................................................................................................................................................... 2-8 TABLE 2-3 Household Type, 2019 ..................................................................................................................................................................... 2-13 TABLE 2-4 Households by Children Present, 2019 .......................................................................................................................................... 2-14 TABLE 2-5 Householder by Race, 2019 ............................................................................................................................................................. 2-15 TABLE 2-6 Households by Size, 2019 ................................................................................................................................................................ 2-17 TABLE 2-7 Overcrowding By Tenure, 2015-2019 ............................................................................................................................................ 2-19 TABLE 2-8 Overcrowding By RACE, 2019 ....................................................................................................................................................... 2-22 TABLE 2-9 Maximum Household Income by Household Size, Solano County, 2021 ............................................................................... 2-23 TABLE 2-10 Households By Household Income, 2017 ..................................................................................................................................... 2-25 TABLE 2-11 Overpaying By Tenure, 2015-2019 ................................................................................................................................................. 2-27 TABLE 2-12 Lower-Income Households Overpaying: Benicia, Dixon, Fairfield .......................................................................................... 2-31 TABLE 2-13 Lower-Income Households Overpaying: Rio Vista, Suisun City, Vacaville ............................................................................. 2-33 Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-iii
TABLE 2-14 Lower-Income Households Overpaying: Vallejo, Solano County ............................................................................................. 2-35 TABLE 2-15 Resident Employment by industry, 2015-2019 ............................................................................................................................. 2-41 TABLE 2-16 Solano County Job Growth by Industry Sector (2018) ............................................................................................................... 2-43 TABLE 2-17 Housing Type, 2021 .......................................................................................................................................................................... 2-45 TABLE 2-18 Housing Tenure, 2019 ...................................................................................................................................................................... 2-47 TABLE 2-19 Vacancy RATE by Occupancy Status, 2021 ................................................................................................................................. 2-48 TABLE 2-20 Vacant Units by Type, 2015-2019 ................................................................................................................................................... 2-49 TABLE 2-21 Housing Units by Year Structure Was Built .................................................................................................................................. 2-51 TABLE 2-22 Percentage of Housing Needing Rehabilitation ............................................................................................................................ 2-52 TABLE 2-23 Housing Permitting 2015-2020 ....................................................................................................................................................... 2-53 TABLE 2-24 Home Values of Owner-Occupied Units, 2015-2019 ................................................................................................................. 2-54 TABLE 2-25 Median Sales Price, 2021 .................................................................................................................................................................. 2-55 TABLE 2-26 Contract Rents for renter-Occupied units, 2015-2019 ................................................................................................................ 2-57 TABLE 2-27 Rental Rates, 2021 ............................................................................................................................................................................. 2-58 TABLE 2-28 Housing Affordability by Income Level ........................................................................................................................................ 2-59 TABLE 2-29 Senior Households by Income and Tenure ................................................................................................................................... 2-61 TABLE 2-30 Senior Households by Income Level Overpaying FOr Housing ............................................................................................... 2-63 TABLE 2-31 Population by Disability Status, 2015-2019 ................................................................................................................................... 2-66 TABLE 2-32 Disability by Type, 2015-2019 ......................................................................................................................................................... 2-67 TABLE 2-33 Population with Developmental Disabilities by Residence ........................................................................................................ 2-70 TABLE 2-34 Household Size by Income Level, 2013-2017 ............................................................................................................................... 2-72 TABLE 2-35 Housing Units by Number of Bedroom, 2015-2019 ................................................................................................................... 2-74 TABLE 2-36 Single-Parent Households, 2015-2019 ........................................................................................................................................... 2-76 TABLE 2-37 Farmworker Housing Facilities Serving Unincorporated SOLANO County .......................................................................... 2-81 TABLE 2-38 Migrant Worker Student Population .............................................................................................................................................. 2-82 TABLE 2-39 Resources for Farmworkers ............................................................................................................................................................. 2-85 TABLE 2-40 Extremly Low Income Household Characteristics ..................................................................................................................... 2-87 TABLE 2-41 Characteristics for the Population Experiencing Homelessness ................................................................................................ 2-89 TABLE 2-42 Persons Experiencing Homelessness by Jurisdiction .................................................................................................................. 2-90 TABLE 2-43 Students in Local Public Schools Experiencing Homelessness ................................................................................................. 2-91 TABLE 2-44 Assisted Units at Risk of Conversion ............................................................................................................................................. 2-92 TABLE 2-45 Programs to Address Identified Needs ........................................................................................................................................ 2-103 Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-iv
Figures
FIGURE 2-1 Population By Race and Ethnicity, 2015-2019 ............................................................................................ 10 FIGURE 2-2 Overcrowding Severity, 2019 ......................................................................................................................... 21 FIGURE 2-3 Median Household Incomes in Solano COunty ......................................................................................... 24 FIGURE 2-4 Employment by Industry ................................................................................................................................ 38 FIGURE 2-5 Unemployment Rate (2021) ........................................................................................................................... 42 FIGURE 2-6 Population with Developmental Disabilities by Age .................................................................................. 69 FIGURE 2-7 Single-Parent Households .............................................................................................................................. 77 FIGURE 2-8 Female-Headed Household by Poverty Status, 2015-2019 ....................................................................... 78 FIGURE 2-9 Farm Labor in Solano County ....................................................................................................................... 80
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-1
INTRODUCTION
The Housing Needs Assessment is the section of the Housing Element that presents the characteristics of the jurisdiction’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment consists of the following components: (1) Population Characteristics , (2) Household Characteristics, (3) Employment Characteristics, (4) Housing Stock Characteristics, and (5) Special Needs Populations.
REGIONAL EFFORT
As a part of the 2023–2031 Housing Element update, the Cities of Benicia, Dixon, Fairfield, Rio Vista, Suisun City, Vacaville, Vallejo , and Unincorporated Solano County participated in a collaborative effort to complete a regional housing needs assessment. The follo wing document represents data for the Solano County Housing Element Collaborative.
DATA SOURCES
The main source of the information for the Housing Needs Assessment was the pre-approved data package for Solano County provided by the Association of Bay Area Governments (ABAG), which is noted in the sources for the data tables in this assessment. The pre-approved data package uses several data sources, including the 201 5-2019 American Community Survey (ACS) and the California Department of Finance (DOF). Other sources of information in this section include the following: the California Employment Development Department (EDD), the U.S. Department of Housing and Urban Development (HUD), the U.S. Department of Agriculture (USDA), and local and regional economic data (e.g., home sales prices, rents, wages). It is important to note that the ACS data is a multi -year estimate based on sample data and has a large margin of error, especially for smaller cities. It should be noted that when comparing specific information, the timeframe for the ACS (2015- 2019) data and the timeframe for the CHAS data (2015 -2017) data slightly differ and therefore the total will slightly vary.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-2
SUMMARY OF HOUSING NEEDS AND CONDITIONS
Housing Needs Assessment
As part of the Housing Element, the City prepared a detailed Housing Needs Assessment (Appendix 2) analyzing Vallejo’s demogr aphics.
The Housing Needs Assessment identified a number of trends that informed the goals, policies and programs of the updated Ho using Element, including:
• Vallejo’s average annual growth was 0.3 percent from 2000 to 2021, for a total increase of 6.2 percent, one of the lowest increases for jurisdictions in Solano County.
• The median age in Vallejo was 39.7 years of age which was the third-highest age for all cities in Solano county, behind Benicia and Rio Vista.
• Of the cities in Solano County, Vallejo had a higher number of single person households (25 percent ), as compared to the county overall which had a percentage of 22 percent.
• The number of households with children was 67 percent, similar to the county at 65 percent. • Vallejo was below the County average for homeownership, at 56 percent and 61 percent of residents, respectively. • Senior headed households made up 25.9 percent of the households in Vallejo, and seniors comprise approximately 15.8 percent of the total population.
• Approximately 72.3 percent of senior headed households were owner-occupied, and 27.7 percent were renter-occupied. Of the total senior households, 44 percent of senior households were overpaying (paying more than 30 percent of their income on housing) for housing.
• Vallejo had a similar proportion of residents with a disability (12.5 percent) compared to the county (12.2 percent). • Large households (households with 5 or more persons) in Vallejo made up 10.9 percent of the population while housing units with 3 or more bedrooms made up 61 percent of the housing stock, showing that the housing stock is sufficient to meet the need of large households.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-3
• Of the 2,513 farmworkers in the county, 1,453 workers (58 percent) work 150 days or more each year and 42 percent work less than 150 days per year. From 2016 to 2020, the migrant worker student population in Vallejo was zero, showing a lower need for farmworker housing in Vallejo.
• Lower-income households (households making 80 percent or less than the median income, or a maximum of $99,300 in 2021) made up 42 percent of the households in Vallejo. Of those, 16.9 percent were owner-occupied and 26.9 percent were renter-occupied. For Vallejo County, lower-income households made up 37 percent of households countywide. Of these, approximately 27 percent of owner-occupied households (14.5 percent of total households) are considered lower-income. • Of the 43.4 percent of lower-income households, 14.3 were extremely low -income households (households earning 30 percent or less of the median income, or $29,150 in 2021), with 3.9 percent owner households and 11 percent renter households. • Extremely low -income residents made up 14.3 percent of the total households in Vallejo. Of those, 26 percent were owner households, and 74 percent were renter-occupied households. • According to the 2022 Point -in-Time Count, 454 persons were experiencing homelessness in Vallejo, the highest in the County. A more recent Point-in-Time Count was conducted in January 2024 and while the report has not been finalized, the estimated homeless need in Vallejo on that date is 420 persons experiencing homelessness. • The City’s housing stock is primarily single-family, detached housing (67.2 percent), with 26.7 percent made up of multifamily units. • Nearly 28.5 percent of all households were overpaying for housing (paying more than 30 percent of their income towards housin g).
Of those households, 19.4 percent are lower-income households. • As of 2022, home prices have begun to, and continue to, rise. In 2021, rents ranged from $1,600 – $3,655 countywide, while the median sales price was $560,000. Low, v ery low- and extremely low-income households would have difficulty in finding affordable housing in Vallejo.
• Approximately 17.2 percent of Vallejo households were headed by a single female, compared to 14.2 percent countywide.
The city with the lowest percentage of single-family units in Solano County was Vallejo (70.2 percent). In addition, Vallejo had the oldest housing stock of any incorporated city in Solano County at 81.7 percent. An indication of the quality of the housin g stock is its general age. Typically, housing over 30 years old is likely to have rehabilitation needs that may include plumbing, roof repairs, fou ndation work, and other repairs. Like any physical asset, housing ages and deteriorates over time. If not regularly maintained, structures can deteriorate Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-4
and discourage reinvestment, depress neighborhood property values, and even become health hazards. In addition, approximately 55.5 percent of occupied housing units were owner occupied and 44.5 percent were occupied by renters. In response to housing conditions, the City has included Programs G 2.1.1 and G 3.1.1. In response to the needs of renters, the City has included Programs B 1.1.1, F 1.1.3 and G 5.1.1.
Seniors have many different housing needs, depending on their age, level of income, current tenure status, cultural backgroun d, and health status. Seniors are defined as persons 65 years and older, and senior households are those households headed by a person 65 years and older. Senior households may need assistance with personal and financial affairs, networks of care to provide services an d daily assistance, and even possible architectural design features that could accommodate disabilities that would hel p ensure continued independent living. According to the 2015-2019 ACS, approximately 15.8 percent (11,063 persons) in Vallejo were seniors. In addition,
23.4 percent of senior households were overpaying for housing, and 15.1 percent were considered extreme ly low income. In Solano County, a number of resources for seniors exist. Meals on Wheels of Solano County and the Food Bank of Contra Costa and Solan o Counties provide meals for homebound and low-income seniors. Senior centers, such as the Florence E. Douglas Senior Citizens Center in Vallejo, provide key social functions for seniors. In response to senior needs, the City has included Programs E 1.1.2, E 1.1.6 and F
1.1.2 In Vallejo, approximately 12.5 percent of the population experienced some kind of disability. People with disabilities have distinct housing needs depending on the nature and severity of the disability. People with physical disabilities generally require modifications to housing, such as wheelchair ramps, elevators or lifts, wide doorways, accessible cabinetry, modified fixtures and appliances. North Bay Regional Center provides services to developmentally disabled persons throughout Napa, Sonoma, and Solano Counties and acts as a coordinating agency for multiple service providers in the region. They provide a resource to those needing diagnosis and evaluation, individual program planning, prevention services, crisis intervention, family support services, a s determined on a case-by-case basis, advocacy, consultation with other agencies, program evaluation, community education, community resource development, and coordination of services wi th community providers such as school, health, welfare, and recreation resources. In response to the needs of those with a disability , the City has included Programs E 1.1.1, E 1.1.4, E 1.1.5 and E 1.1.6.
Of all jurisdictions in Solano County, Vallejo had the highest number of large households with 12.8 percent of households hav ing five or more persons in this group of jurisdictions. When looking at tenure, of the large households in Vallejo, 57.6 percent w ere owner- Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-5
occupied households and 42.4 percent were renter-occupied. Of total households in Vallejo, 7.4 percent were owners in households and
5.4 percent were renters in large households. As noted earlier in this section the Vallejo housing stock includes a substantial number of units with 3 or more bedrooms that are suitable to address the need of the large households in the city. The Vallejo Housing Authority provides long-term rental subsidies to eligible households through Housing Choice Vouchers. In addition, a number of housing types are appropriate for people living in large families: rent-subsidized homes, rentals in combination with Section 8 Housing Choice Vouchers, special programs for home purchase, and HUD housing. In response to the needs of large households, the City has included Program E
1.1.1. In Vallejo, 31.5 percent of households were non -family households in 2010, compared to 25.1 percent in 2019. According to the 2015 - 2019 ACS, 17.2 percent of Vallejo households were headed by a single female. Several local resources exist to assist women. For instance, Napa NEWS is dedicated to providing critical, emergency assistance to battered women and their children. In addition, LIFT3 Support Group is a non-profit community based crisis and recovery network that provides shelter and support for victims of domestic violence in Solano County. LIFT3 operates a short -term confidential emergency domestic violence shelter in Fairfield, and also provides long - term transitional housing at their Vallejo site. In response to single-parent and female-headed households, the City has included Program E 1.1.1.
Although Solano County historically had a portion of its’ economy based on agricultural operations, the economic base has been shifting away from agriculture over time. According to the 2019 ACS Census, there were 3,047 persons employed in the agriculture, forestry, fishing, and hunting industry in all of Solano County. When looking at Vallejo alone, 0.9 percent, or 496 residents, were emp loyed in Agriculture and Natural Resources, according to the 2015 -2019 ACS, representing a very small portion of the wor kforce. In Vallejo, Farmworker’s housing needs can be met with single family homes, multifamily units, ADUs, and with assistance from Housing Cho ice Vouchers. While the City of Vallejo and Solano County are limited on the direct resources for farmworkers beyond assistance for lower income households, neighboring Yolo and Sacramento counties as well as the State of California have resources available for farmworkers.
For instance, Napa County operates the Napa County Housing Authority (NCHA), which is focuse d primarily on the housing needs of farm workers, particularly migrant/seasonal farmworkers. Currently, there are three publicly owned and operated farmworker ho using centers in Napa County. Each center houses 60 workers and is open 11 months per year. In addition, The Dixon Migrant Center is in the City of Dixon and managed by Yolo County Housing. The Dixon Migrant Center provides affordable seasonal rental housing an d support services (including onsite childcare) during peak growing and harvest season, typically from April through November. However, Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-6
this can be extended based on the center’s needs. There are also three duplexes and one single-family home that are open for families to stay year-round. In response to the need for farmworker housing, the City has included Programs A 3.1.1, E 1.1.1 and E 1.1.6.
When looking at extremely low -income household characteristics reported by the 2014 -2018 CHAS data for Vallejo, extremely low - income households represented 13.5 percent of all the households in the City. Of those, 74.8 percent were renter households, and 25.2 percent were owner occupied households. When looking at extremely low -income households overpaying, 82.3 percent of extremely low-income households were overpaying (spending more than 30 percent on housing costs) and 74.3 percent were severely overpayi ng (spending more than 50 percent on housing costs). This shows a need for more affordable housing types and housing assistance for extremely low -income households. In addition, approximately 4.5 percent of extremely low -oncome households were experiencing overcrowding, while 3.6 percent were experiencing severe overcrowding. The Section 8 Housing Choice Voucher Program is anothe r affordability option that individuals may apply for through the Benicia Housing Authority (BHA), Solano County Housing Author ity (SCHA), Suisun City Housing Authority (SCH), and Vacaville Housing Authority (VHA). Section 8 increases affordable housing choices for very low -income households by allowing families to choose privately owned rental housing. Section 8 –supported housing ma y be either project-based for a portion of an entire apartment building, or subsidies may be provided in the form of vouchers for individual, independent units. In response to the needs of extremely-low income people, the City has included Programs A 1.1.2, B 1.1.1, B 2.1.3, E
1.1.1 and E 1.1.6.
The 2022 Point-In-Time Count indicates that 454 people in Vallejo are experiencing homelessness, while the Vallejo Police Department estimates there are approximately 600 people experiencing homelessness. A more recent Point-in-Time Count was conducted in January 2024 and while the report has not been finalized, the estimated homeless need in Vallejo on that date is 420 persons experien cing homelessness. In addition, approximately 162 students in local public schools are experiencing homelessness. A variety of federal, state, and local programs are available to assist the homeless population. CAP Solano offers emergency rental assistance, utility arrears, and housing stability case management. Abode Resources provides street outreach, housing navigation, landlord engagement, subsidy administration, rapid rehousing, forensic respite, and permanent supportive housing services to individuals experiencing behavioral health challenges in Solano County. Resource Connect Solano streamlines access to life-changing housing and supportive resources for people in Solano County who are experiencing or at-risk of homelessness. In response to the needs of those experiencing homelessness, the City has included Programs A 3.1.1, E 1.1.1, E 1.1.3 and E 1.1.6.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-7
POPULATION CHARACTERISTICS
POPULATION TRENDS
The DOF provides population estimates for each jurisdiction, shown in Table 2-1. Analyzing population change can help assess where there may be a need for new housing and services. As of 2021, m ore than half the total countywide population were residing in the three most populated jurisdictions (Fairfield, Vallejo, and Vacaville ). Rio Vista had the smallest population and Suisun City, Benicia, Dixon and unincorporated County were in the middle . The countywide average annual growth was 0.7 percent between 2000 and 20 21. The city with the greatest average annual population changes from 2000 to 2021 was also the smallest city, Rio Vista, with a 5.6-percent increase. Fairfield and Dixon were second and third, with 1.2 and 0.9 percent average annual growth, respectively.
TABLE 2-1 POPULATION GROWTH TRENDS, 2000-2021
Geography
Total Population 2000 - 2021
2000 2010 2020 2021 Total Change Average Annual
Growth
Benicia 26,865 26,997 27,175 26,995 0.48% 0.0%
Dixon 16,103 18,351 19,972 19,094 18.57% 0.9%
Fairfield 96,178 105,321 116,981 120,421 25.21% 1.2%
Rio Vista 4,571 7,360 9,987 9,961 117.92% 5.6%
Suisun City 26,118 28,111 29,119 29,266 12.05% 0.6%
Vacaville 88,642 92,428 98,855 101,286 14.26% 0.7%
Vallejo 117,148 115,942 119,063 124,410 6.20% 0.3%
Unincorporated
Solano County 19,305 18,834 19,072 18,531 -4.01% -0.2%
Solano County 394,930 413,344 440,224 449,964 13.94% 0.7% Bay Area 6,784,348 7,150,739 7,790,537 7,214,162 6.3% 0.3% Source: ABAG Data Packet, 2021 -- California Department of Finance, E-5 series Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-8
AGE CHARACTERISTICS
Although population growth strongly affects total demand for new housing, housing needs are also influenced by age characteri stics.
Typically, different age groups have distinct lifestyles, family characteristics, and incomes. As people move through each s tage of life, their housing needs and preferences also change. Therefore, age characteristics are important in planning for the changing housing needs of residents. Table 2-2 shows a breakdown of each jurisdiction’s population by age group and median age.
Typical age groups include young children (ages 0 -4), school-age children (ages 5 -14), high school and college-age students (ages 1 5-24), young adults (ages 25-34), middle-aged adults (ages 45-54), older adults (55-64), and seniors (ages 65+). A population with a large percentage of seniors may require unique housing near health care, transit, and other services. College students may need more affordable homes. Young adults and middle-aged adults, which make up the workforce, may need homes near employment or transit centers. Dixon and Fairfield have a large proportion of school -age populations and a lower percentage of the workforce populations and seniors. Suisun City, Vacaville, and Vallejo have a large percentage of college -age populations. While Rio Vista has a significantly high er percentage of seniors (median age of 64), Suisun City and Dixon had the lowest median age at about 34, followed by Benicia at 46.
TABLE 2-2 POPULATION BY AGE, 2019
Geography Age
0-4
Age
5-14
Age
15-24
Age
25-34
Age
35-44
Age
45-54
Age
55-64
Age
65-74
Age
75-84
Age
85+
Median
Age
Benicia 4.5% 11 5% 9.8% 9.3% 13.3% 14.5% 17.4% 12.5% 5.1% 2.2% 46.1 Dixon 4.8% 17.3% 15.5% 13.9% 13.0% 12.0% 10.4% 6.7% 4.8% 1.4% 34.0 Fairfield 7.3% 13.9% 13.1% 15.9% 12.9% 12.7% 11.9% 7.2% 3.3% 1.7% 35.3 Rio Vista 1.2% 3.9% 7.2% 4.3% 3.5% 9.8% 21.2% 29.0% 14.4% 5.5% 64.4 Suisun City 6.5% 13.2% 14.7% 16.6% 12.6% 12.3% 12.5% 7.1% 2.8% 1.8% 34.4 Vacaville 5.8% 13.3% 12.3% 15.4% 12.9% 13.5% 12.9% 8.5% 3.7% 1.8% 37.6 Vallejo 6.2% 11.1% 13.0% 15.0% 12.4% 12.5% 14.1% 10.0 % 4.1% 1.7% 39.7 Unincorporated
Solano County 5.0% 9.0% 10.6% 10.5% 11.2% 14.7% 17.4% 13.4% 5.9% 2.2% __ Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-9
RACE AND ETHNICITY
Figure 2-1 shows race and ethnicity of residents in Solano County jurisdictions. Racial and ethnic distribution is important because often these characteristics are tied to income, language barriers, and family size. For example, a particular culture may choose to live in a household with multiple generations (grandchildren, parents, grandparents), requiring larger housing units. As shown in Figure 2-1, the majority of the population in most jurisdictions – except for the City Suisun City and Vallejo – is White, (non- Hispanic). Countywide, more than half of the population identified as being White non-Hispanic or Latino origin, followed by Hispanic and Asian. The populations of Benicia, Rio Vista, and Unincorporated Solano County were all more than 50 percent White. Vallejo has the lowest percentage of White at 24 percent. The second-largest population group countywide is Hispanic or Latinx, with a high of 42 percent in Dixon, 30 percent in Unincorporated Solano County, and 29 percent in Fairfield. The third-largest population group countywide is Black or African American, with a high of 20 percent in Suisun City and Vallejo. The fourth -largest population group countywide is Asian with a high of 24 percent in Vallejo and 20 percent in Suisun City . In comparison, the Bay Area is predominately White, with the remaining population divided between Asian and Hispanic cultures. Overall, Vallejo, Suisun City, and Fairfield were the most racially and ethnically diverse.
As shown in Figure 2-1 the City of Vallejo has a 26.3 percent Hispanic population and 24.1Asian/API population in the city. According to the 2015-2019 ACS, there are a total of42,048 households in the city, of which 1,378 are Spanish speaking households and 1,160 Asian and Pacific Island language speaking households . When looking at the household language, 2,696 households (6 percent) had limited English speaking, and 39,352 households (94 percent) were not a limited speaking household.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-10
FIGURE 2-1 POPULATION BY RACE AND ETHNICITY, 2015-2019
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
0.0% 0.5% 0.4% 0.2% 0.4% 0.4% 0.1% 0.3% 0.3% 0.2%
11.4%
5.4%
17.8%
7.5%
20.0%
8.4%
24.2%
5.5%
15.9%
26.7%3.2%
1.9%
14.8%
7.6%
20.9%
9.5%
19.7%
5.5%
13.5%
5.8%
65.1%
45.0%
31.5%
74.8% 26.0%
50.5%
24.1%
55.1%
38.0%
39.3%
7.5%
4.8%
6.2%
1.8%
5.9% 6.4% 5.6%
3.3%
5.8%
4.5%
12.8%
42.4%
29.3%
8.1%
26.8% 24.8% 26.3% 30.2% 26.5% 23.5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Benicia Dixon Fairfield Rio Vista Suisun City Vacaville Vallejo Unincorporated Solano
Solano County Bay Area
American Indian or Alaska Native, Non-Hispanic Asian / API, Non-Hispanic Black or African American, Non-Hispanic White, Non-Hispanic Other Race or Multiple Races, Non-Hispanic Hispanic or Latinx ■
■
■
■
■
■
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-11
HOUSEHOLD CHARACTERISTICS
The US Census defines a household as consisting of all the people who occupy a housing unit. A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing u nit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit, such as partners or roomers, is also c ounted as a household. Data on households does not include people living in group homes. The US Census defines group quarters as places where people live or stay in a group living arrangement that is owned or managed by an organization providing housing and/or servic es for the residents. Group quarters include such places as college residence halls, residential treatment centers, skilled nursing facilities, group homes, military barracks, prisons, and worker dormitories.
The US Census defines a family as a group of two or more people (one of whom is the householder) related by birth, marriage, or adoption and residing together. However, to facilitate fair housing, and remove constraints (for example for housing for people with disabilities) under State Housing Element law, local jurisdictions are required to define “family” in a manner that does not distinguish between related and unrelated persons and does not impose limitations on the number of people that may constitute a family.
The US Census defines a family household as a household maintained by a householder who is in a family (as defined above) and includes any unrelated people (unrelated subfamily members and/or secondary individuals) who may be residing there. In US Census data, the number of family households is equal to the number of families. However, the count of family household members differs from the count of family members in that the family household members include all people living in the household, whereas family members include only the householder and his/her relatives. In US Census data, a nonfamily household consists of a householder living alone (a one-person household) or where the householder shares the home exclusively with people to whom he/she is not related.
Families often prefer single-family homes to accommodate children, while single persons often occupy smaller apartments or condominiums.
Single-person households often include seniors living alone or young adults.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-12
HOUSEHOLD TYPES AND SIZE
The tables on the following pages describe household types, including households with children under 18 and the race of the householder.
Table 2-3 displays household composition as reported by the 2015-2019 ACS. On average, countywide, approximately half of all households are married-couple family households. Of all jurisdictions in Solano County, Dixon (58.3 percent) and Unincorporated Solano County (59.5 percent) had the highest proportion of married-couple households, while Rio Vista (49.8 percent) and Vallejo (43.1 percent) had the smallest proportions of married-couple households. With an average of 22.2 percent of all households countywide, single-person households are the second most common household type with the largest proportions of single -person households in Rio Vista (35.0 percent), Benicia (25.2 percent) and Vallejo (25.1 percent) and the smallest proportions of single -person households in Dixon (14.8 percent) and Fairfield (18.4 percent).
Single-parent households (which are predominantly female -headed) are one-parent households with children under the age of 18 living at home. For these households, living expenses generally require a larger proportion of income relative to two -parent households. Therefore, finding affordable, decent, and safe housing is often more difficult for single-parent households. Additionally, single-parent households have special needs involving access to daycare or childcare, healthcare, and other supportive service s. According to the 2015-2019 ACS, Dixon, Suisun City, and Vallejo had more than 15 percent female -headed households. Male-headed households represented 4.7 to 7.7 percent of households, countywide.
In Vallejo, 31.5 percent of households were non -family households in 2010, compared to 25.1 percent in 2019. Married couple family households increased from 40.8 percent in 2010 to 43.1 percent in 2019.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-13
TABLE 2-3 HOUSEHOLD TYPE, 2019
Geography
Female-
Headed Family
Households
Male-Headed
Family
Households
Married-Couple
Family
Households
Other
Nonfamily
Households
Single-person
Households Total
Households
Benicia 1,155 532 6,208 555 2,843 11,293
10.2% 4.7% 55.0% 4.9% 25.2% 100.0%
Dixon 1,017 321 3,536 291 897 6,062
16.8% 5.3% 58.3% 4.8% 14.8% 100.0%
Fairfield 5,353 2,720 19,949 1,977 6,752 36,751
14.6% 7.4% 54.3% 5.4% 18.4% 100.0%
Rio Vista 273 39 2,388 417 1,675 4,792
5.7% 0.8% 49.8% 8.7% 35.0% 100.0%
Suisun City 1,497 714 4,847 412 1,840 9,310
16.1% 7.7% 52.1% 4.4% 19.8% 100.0%
Vacaville 4,240 1,646 17,539 1,977 7,296 32,698
13.0% 5.0% 53.6% 6.0% 22.3% 100.0%
Vallejo 7,224 3,129 18,104 3,027 10,564 42,048
17.2% 7.4% 43.1% 7.2% 25.1% 100.0%
Unincorporated
Solano County
546 385 4,115 529 1,336 6,911
7.9% 5.6% 59.5% 7.7% 19.3% 100.0%
Solano County 21,305 9,486 76,686 9,185 33,203 149,865
14.2% 6.3% 51.2% 6.1% 22.2% 100.0%
Bay Area 283,770 131,105 1,399,714 242,258 674,587 2,731,434
10.4% 4.8% 51.2% 8.9% 24.7% 100.0%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-14
Table 2 -4 provides data for the number of households with children. Proportionally, Fairfield and Dixon had the highest number of households with one or more children present. Conversely, Benicia, Rio Vista, Suisun City, Vacaville, Vallejo , and Unincorporated Solano County had the highest proportion of non-child households.
TABLE 2-4 HOUSEHOLDS BY CHILDREN PRESENT, 2019
Geography Households with 1 or More Children
Under 18 Households with no Children
Benicia 3,390 7,903
30.0% 70.0%
Dixon 2,501 3,561
41.3% 58.74%
Fairfield 14,955 21,796
40.7% 59.3%
Rio Vista 411 4,381
8.6% 91.4%
Suisun City 3,651 5,659
39.2% 60.8%
Vacaville 11,639 21,059
35.6% 64.4%
Vallejo 13,938 28,110
33.1% 66.9%
Unincorporated Solano County
1,772 5,139
25.6% 74.4%
Solano County 52,257 97,608
34.9% 65.1%
Bay Area 873,704 1,857,730
32.0% 68.0%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-15
Table 2-5 represents the householder by race. Note that each race category also includes Hispanic or Latinx ethnicity. As shown in the table, White race represents the highest number of household ers across all jurisdictions, followed by Asian in Vallejo and Suisun City, and Black or African American in Vallejo, Suisun City, and Fairfield. The highest percentages of Hispanic or Latinx households exist in Dixon, Fairfield, Suisun City, and Vallejo.
TABLE 2-5 HOUSEHOLDER BY RACE, 2019
Geography White
American
Indian or
Alaska Native
Asian/API
Black or
African
American
Other Race
or Multiple
Races
Hispanic or
Latinx Total
Benicia 17,256 25 993 439 899 1,035 20,647
83.6% 0.1% 4.8% 2.1% 4.4% 5.0% 100.0%
Dixon 8,220 46 314 87 978 1,903 11,548
71.2% 0.4% 2.7% 0.8% 8.5% 16.5% 100.0%
Fairfield 34,878 148 5832 6,153 4,508 8,575 60,094
58.0% 0.2% 9.7% 10.2% 7.5% 14.3% 100.0%
Rio Vista 7484 20 343 462 122 255 8,686
86.2% 0.2% 3.9% 5.3% 1.4% 2.9% 100.0%
Suisun City 7,326 60 1,842 2,021 1045 2,037 14,331
51.1% 0.4% 12.9% 14.1% 7.3% 14.2% 100.0%
Vacaville 43,766 238 2,382 2,560 3,521 6,388 58,855
74.4% 0.4% 4.0% 4.3% 6.0% 10.9% 100.0%
Vallejo 31,234 185 9,102 9,759 5,417 8,123 63,820
48.9% 0.3% 14.3% 15.3% 8.5% 12.7% 100.0%
Unincorporated
Solano
9,761 44 325 409 4,508 1,483 16,530
59.1% 0.3% 2.0% 2.5% 27.3% 9.0% 100.0%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Note: Each race category also includes Hispanic or Latinx ethnicity.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-16
Household size helps determine the size of housing units needed within a jurisdiction. According to Table 2-6, for Benicia, Rio Vista, Vacaville, Vallejo, and Unincorporated Solano County, “large” households (containing five or more persons) represented approximately 6.7 to 12.8 percent of all households in 2019. Vallejo had the highest number of large households with 12.8 percent of households having five or more persons in this group of jurisdictions.
When looking at tenure, of the large households in Vallejo, 57.6 percent were owner -occupied households and 42.4 percent were renter - occupied. Of total households in Vallejo, 7.4 percent were owners in large households and 5.4 percent were renters in large households .
When considering the needs of large households, the City reviewed the current housing stock. The majority of housing stock was made up of units with 3 or more bedrooms (61.0 percent), showing that the housing stock is sufficient to meet the need of large households.
In Dixon, Fairfield, and Suisun City, large households represented between 16 and 23 percent of all households in 2019. In 2019, in Solano County as a whole (cities and unincorporated areas), over half of all households were comprised of one or two people, about a third of all households were comprised of three or four people and 13.1 percent of all households were large households, with five or more people. The majority of h ouseholds in the Bay Area are made up of two- to four-person households. The total proportion of two- to four-person households in Solano County is similar to that of the Bay Area, even though there is a range of household compositions within individual cities within Solano County. Table 2-6 provides data on the number of persons per household.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-17
TABLE 2-6 HOUSEHOLDS BY SIZE, 2019
Geography 1-Person
Household
2-Person
Household
3-4-Person
Household
5-or more Person
Household Total Households
Benicia 2,843 4,274 3,425 751 11,293
25.2% 37.8% 30.3% 6.7% 100.0%
Dixon 897 1,768 2,001 1,396 6,062
14.8% 29.2% 33.0% 23.0% 100.0%
Fairfield 6,752 10,927 13,202 5,870 36,751
18.4% 29.7% 35.9% 16.0% 100.0%
Rio Vista 1,675 2,541 530 46 4,792
35.0% 53.0% 11.1% 1.0% 100.0%
Suisun City 1,840 2,249 3,722 1,499 9,310
19.8% 24.2% 40.0% 16.1% 100.0%
Vacaville 7,296 10,500 10,973 3,929 32,698
22.3% 32.1% 33.6% 12.0% 100.0%
Vallejo 10,564 13,112 12,982 5,390 42,048
25.1% 31.2% 30.9% 12.8% 100.0%
Unincorporated
Solano County
1,336 2,919 1,852 804 6,911
19.3% 42.2% 26.8% 11.6% 100.0%
Solano County 33,203 48,290 48,687 19,685 149,865
22.2% 32.2% 32.5% 13.1% 100.0%
Bay Area 674,587 871,002 891,588 294,257 2,731,434
24.7% 31.9% 32.6% 10.8% 100.0%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-18
OVERCROWDING
Overcrowding is often closely related to household income and the cost of housing. The U.S. Census Bureau considers a househo ld overcrowded when there is more than one person per room, excluding bathrooms , hallways and kitchens, and to be severely overcrowded when there are more than 1.5 occupants per room. A typical home might have a total of five rooms (three bedrooms, living room, and dining room). If more than five people were living in the home, it would be considered overcrowded. Overcrowding is strongly related to household size, particularly for large households, and the availability of suitably sized housing , although in households with small children, sharing a bedroom is common. Overcrowding in households typically results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size. Overcrowding increases health and safety concerns and stresses the condition of the housing stock and infrastructure. Overcrowding impacts both owners and renters; however, renters are generally more significantly impacted.
According to the 2015-2019 ACS data, and as shown in Table 2-7 and Figure 2 -2, countywide, several cities reported overcrowded conditions that exceeded the county average. Dixon had a significant incidence of overcrowded households (5.7 percent) and a moderate percentage of severely overcrowded households (1.9 percent). Countywide, 6.5 percent of renter-occupied households were overcrowded, in comparison to 1.9 percent of owner-occupied households. Cities with higher proportions of owner overcrowding were Dixon and Vallejo.
Countywide, renter overcrowding is close to triple that of owner-occupied households. As shown in Table 2-7, Dixon, and Fairfield had the highest incidence of renter overcrowding.
In Vallejo, overcrowding has increased slightly from 4.3 percent of all households in 2010 to 4.6 percent in 2019, and severe overcrowding has increased from 1.1 percent to 1.6 percent. In 2010, about 1.8 percent (905) of Vallejo’s owner households had 1.01 or more persons per room, while approximately 3.1 percent (1,305) of renter households had 1.01 or more persons per room. By 2015 -2019, about 3.9 percent (924) of Vallejo’s owner households had 1.01 or more persons per room, while approximately 8.8 percent (2,006) of renter households had
1.01 or more persons per room.
Identifying racial groups experiencing overcrowding can indicate housing needs. As shown in Table 2-8, of all the cities in Solano County, Dixon, Fairfield, and Vallejo are the most diverse. On average, countywide of all racial groups in Solano County, Other Race or Multiple Races groups reported 10.9 percent of overcrowding conditions and 6 percent of Hispanic/Latinx households reported overcrowding conditions. Of all the cities in Solano County, the most diverse cities had the highest percentages of overcrowding for Black/ African Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-19
American, Other Race or Multiple Races, Hispanic/Latinx groups with the exception of Unincorporated Solano County. According to Table 2-8, of the total racial groups reporting overcrowding, the groups experiencing the most overcrowding were Other Race or Multiple Races (10.4 percent) and Hispanic/Latinx (17.0 percent).
TABLE 2-7 OVERCROWDING BY TENURE, 2015-2019
Geography
Owner Occupied Households Renter Occupied Households Total Households Overcrowded Severely
Overcrowded Overcrowded Severely
Overcrowded Overcrowded Severely
Overcrowded
Benicia
20 58 88 89 108 147
0.2% 0.7% 2.8% 2.8% 1.0% 1.3%
Dixon
90 14 254 99 344 113
2.1% 0.3% 13.9% 5.4% 5.7% 1.9%
Fairfield
402 123 1,320 480 1722 603
1.8% 0.6% 8.8% 3.2% 4.7% 1.6%
Rio Vista
0 0 27 0 27 0
0.0% 0.0% 3.0% 0 0.6% 0.0%
Suisun City
116 80 200 39 316 119
2.0% 1.4% 5.7% 1.1% 3.4% 1.3%
Vacaville
378 51 349 285 727 336
1.9% 0.3% 2.8% 2.3% 2.2% 1.0%
Vallejo
710 214 1,213 793 1,923 1,007
3.0% 0.9% 6.5% 4.2% 4.6% 2.4%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-20
Geography
Owner Occupied Households Renter Occupied Households Total Households Overcrowded Severely
Overcrowded Overcrowded Severely
Overcrowded Overcrowded Severely
Overcrowded
Unincorporated
Solano County
-- -- -- -- -- --
-- -- -- -- -- --
Solano County
1,791 624 3,747 1806 5,538 2,430
1.9% 0.7% 6.5% 3.1% 3.7% 1.6%
Source: ABAG Data Packet, 2021 – American Community Survey (ACS), 2015-2019 Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-21
FIGURE 2-2 OVERCROWDING SEVERITY, 2019
Source: ABAG Data Packet, 2021 -- American Community Survey (ACS), 2015-2019
97.7%
92.5%
93.7%
99.4%
95.3%
96.7%
93.0% 93.1%
94.7%
93.1%
1.0%
5.7%
4.7%
0.6%
3.4%
2.2%
4.6%
5.4%
3.7%
4.2%
1.3% 1.9% 1.6%
0.0%
1.3% 1.0%
2.4%
1.5% 1.6%
2.7%
Not Overcrowded Overcrowded Severly Overcrowded
·◊'l) o<::- ~o 1)
&~ -~e, · O ~~ ~~ e,'l)
~ <::l .f:..'q; ~,~ ~"' ~e,~ ov ~ ~f <-<.~ ~o -:,<::- <,'l) ..:::,1> ~ov () (o'l)~ .;S-' ..:::,1> 0 0 ', ~'l)<:'- ~'l)<:'-
<-,0 <-,o
e,o
'l)><.;
o' ■ ■ ■ o'~
· f::'-<J
..:::,~
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-22
TABLE 2-8 OVERCROWDING BY RACE, 2019
Geography
American
Indian or
Alaska
Native
Asian / API
Black or
African
American
Hispanic or
Latinx
Other Race
or Multiple
Races
White White, Non-
Hispanic
More than 1.0 Occupants per Room
Benicia 0.0% 0.8% 2.5% 6.7% 7.1% 1.9% 1.8%
Dixon 0.0% 0.0% 26.4% 16.8% 10.5% 7.1% 3.2%
Fairfield 0.0% 5.0% 1.8% 17.0% 10.4% 7.2% 2.7%
Rio Vista 0.0% 0.0% 0.0% 0.0% 0.0% 0.7% 0.7%
Suisun City 0.0% 2.9% 2.3% 11.0% 6.2% 6.2% 3.1%
Vacaville 9.7% 4.5% 1.8% 8.3% 6.2% 2.8% 1.5%
Vallejo 0.0% 8.0% 5.3% 15.6% 17.6% 4.1% 2.2%
Unincorporated
Solano County 22.7% 5.8% 0.0% 24.5% 29.3% 3.5% 2.1%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Note – all categories include both Hispanic and Non-Hispanic populations unless otherwise noted.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-23
INCOME DEFINITIONS AND INCOME LIMITS
The state and federal governments classify household income into several categories based on the relationship to the county area median income (AMI), adjusted for household size. The U.S. Department of Housing and Urban Development (HUD) estimate of AMI is used to set income limits for eligibility in federal housing programs. The income categories include:
• Extremely low-income households: Up to 30 percent AMI • Very low-income households: 31–50 percent of AMI
• Low-income households: 51–80 percent of AMI
• Moderate-income households: 81–120 percent of AMI
• Above moderate-income households: Above 120 percent of AMI The term “lower income” refers to all households earning 80 percent or less of AMI. It combines the categories of low-, very-low and extremely low-incomes. Income limits for all counties in California are calculated by HCD for Solano County (see Table 2-9). According to HCD, the AMI for a four-person household in Solano County was $99,300 in 2021.
TABLE 2-9 MAXIMUM HOUSEHOLD INCOME BY HOUSEHOLD SIZE, SOLANO COUNTY, 2021 Income Category
Persons Per Household
1 2 3 4 5
Extremely Low $20,450 $23,350 $26,250 $29,150 $31,500
Very Low $34,000 $38,850 $43,700 $48,550 $52,450
Low $54,350 $62,100 $69,850 $77,600 $83,850
Median $69,500 $79,450 $89,350 $99,300 $107,250
Moderate $83,400 $95,300 $107,250 $119,150 $128,700
Source: HCD State Income Limits for Solano County, 2021 Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-24
Figure 2-3 shows the median household income for all jurisdictions in Solano County, as reported by the 20 15-2019 ACS. This median income includes all households, regardless of household size. The median household income in the United States was $62,843 in 2019, lower than the Solano County median of $81,472. Benicia had the highest median household income in 2019 with $103,413, well above the county median. The city with the lowest median income was Rio Vista with $69,604, followed by Vallejo at $ 69,405. Median Income for the unincorporated county was not available.
Table 2-10 describes households by income level . Vallejo has the largest proportion of households with lower incomes (43.9 percent), followed by Rio Vista (41.1 percent), Dixon (38.7 percent), Fairfield (36.1 percent), and Suisun City (36.5 percent). Countywide, an average of 36.8 percent of all households were lower-income households Lower-income households (80 percent or less of AMI) have a greater risk of being displaced from their community, as compared with households with higher incomes. The cities with the greatest proportions of households with lower incomes were Vallejo (33.1 percent), Rio Vista (41.1 percent), and Suisun City (36.5 percent). In contrast, about 75.3 percent of households in Benicia had incomes that were over 80 percent of AMI.
FIGURE 2-3 MEDIAN HOUSEHOLD INCOMES IN SOLANO COUNTY
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) $103,413
$82,570 $84,557
$69,604
$83,320 $87,823
$69,405
$81,472
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
Benicia Dixon Fairfield Rio Vista Suisun City Vacaville Vallejo Solano County Income
Jurisdictions
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-25
TABLE 2-10 HOUSEHOLDS BY HOUSEHOLD INCOME, 2017
Geography
Extremely Low-
Income
0%-30% of AMI
Very Low -
Income
31%-50% of AMI
Low-Income
51%-80% of
AMI
Median-Income
81%-100% of
AMI
Above Median-
Income
>100% of AMI
Total
Households
Income Level <$29,150 <$48,550 <$77,600 <$ 99,300 >$119,150 Benicia 968 595 1,200 940 7,490 11,193
8.6% 5.3% 10.7% 8.4% 66.9% 100.0%
Dixon 629 725 930 510 3,105 5,899
10.7% 12.3% 15.8% 8.6% 52.6% 100.0%
Fairfield 3,637 3,855 5,425 3,570 19,285 35,772
10.2% 10.8% 15.2% 10.0% 53.9% 100.0%
Rio Vista 439 535 750 290 2,185 4,199
10.5% 12.7% 17.9% 6.9% 52.0% 100.0%
Suisun City 848 809 1,719 860 5,009 9,245
9.2% 8.8% 18.6% 9.3% 54.2% 100.0%
Vacaville 2,994 2,840 4,914 3,224 18,455 32,427
9.2% 8.8% 15.2% 9.9% 56.9% 100.0%
Vallejo 6,250 5,080 6,949 4,035 19,330 41,644
15.0% 12.2% 16.7% 9.7% 46.4% 100.0%
Unincorporated
Solano County
585 575 1,038 941 3,841 6,980
8.4% 8.2% 14.9% 13.5% 55.0% 100.0%
Solano County 16,350 15,014 22,925 14,370 78,700 147,359
11.1% 10.2% 15.6% 9.8% 53.4% 100.0%
Bay Area 396,952 294,189 350,599 245,810 1,413,483 2,701,033
14.7% 10.9% 13.0% 9.1% 52.3% 100.0%
Source: ABAG Data Packet, 2021 -- CHAS, 2013-2017
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-26
Overpayment
State and federal housing law defines overpayment (or cost burdened) as a household paying 30 -49 percent of gross income for housing expenses and severe overpayment (or severely cost burdened) as a household paying more than 50 percent of gross income for housing expenses. Housing overpayment and severe overpayment are especially problematic for lower-income households that have limited resources for other living expenses and is an important measure of the affordability of housing within a community. Overpa yment and severe overpayment for housing is based on the total cost of shelter compared to a household’s income. According to the U.S. Census, shelter cost is the monthly owner costs (mortgages, deeds of trust, contracts to purchase or similar debts on the property, taxes, and ins urance) or the gross rent (contract rent plus the estimated average monthly cost of ut ilities). Overpayment and severe overpayment are also most often interrelated with income levels ; however, there are some households that choose to overpay to live in neighborhoods with good access to services and resources – particularly schools.
As reported in Table 2-11, Vallejo had the highest proportion of households overpaying or severely overpaying for housing between 2015 and 2019, with a total of 17,750 households (42.2 percent), followed by Suisun City (3,476 households, 37.3 percent) and Fairfield (13,389 households, 36.4 percent). Overpaying or severely overpaying for housing among homeowners was most common in Vallejo (7,287 , 31.2 percent), Suisun City (1,754 households, 30.2 percent) and Rio Vista (1,096 households, 28.2 percent). Overpaying or severely overpaying for housing among renters was most common in Vallejo (10,463 households, 55.9 percent), Fairfield (7,745 households, 51.8 percent) and Vacaville (6,485 households, 52.2 percent).
In Vallejo, overpayment rates have decreased since 2010, when approximately 46.6 percent of all households were overpaying (compared to
42.2 percent in 2015-2019). However, overpayment rates for renters have increased since 2010, when 50.5 percent of renter households were overpaying, compared to 55.9 percent in 2015 -2019. For owners, overpayment rates have decreased, from 43.8 percent in 2010 to 31.2 percent in 2015-2019.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-27
TABLE 2-11 OVERPAYING BY TENURE, 2015-2019
Geography Overpayment Category
Owner Occupied Renter Occupied Totals
Number Percentage Number Percentage Number Percentage Benicia
Not Overpaying 5,809 71.7% 1,445 45.3% 7,254 64.2%
Overpaying 1,490 18.4% 820 25.7% 2,310 20.5%
Severely Overpaying 775 9.6% 784 24.6% 1,559 13.8%
Not Computed 29 0.4% 141 4.4% 170 1.5%
Total 8,103 100.0% 3,190 100.0% 11,293 100.0%
Dixon
Not Overpaying 3,065 72.3% 1,055 57.8% 4,120 68.0%
Overpaying 884 20.9% 251 13.8% 1,135 18.7%
Severely Overpaying 274 6.5% 441 24.2% 715 11.8%
Not Computed 15 0.4% 77 4.2% 92 1.5%
Total 4,238 100.0% 1,824 100% 6,062 100.0%
Fairfield
Not Overpaying 16,013 73.5% 6,629 44.3% 22,642 61.6%
Overpaying 3,450 15.8% 4,320 28.9% 7,770 21.1%
Severely Overpaying 2,194 10.1% 3,425 22.9% 5,619 15.3% Not Computed 132 0.6% 588 3.9% 720 2.0%
Total 21,789 100.0% 14,962 100.0% 36,751 100.0%
Rio Vista
Not Overpaying 2,697 69.4% 393 43.5% 3,090 64.5%
Overpaying 648 16.7% 123 13.6% 771 16.1%
Severely Overpaying 448 11.5% 211 23.3% 659 13.8%
Not Computed 95 2.4% 177 19.6% 272 5.7%
Total 3,888 100.0% 904 100.0% 4,792 100.0%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-28
Geography Overpayment Category
Owner Occupied Renter Occupied Totals
Number Percentage Number Percentage Number Percentage Suisun City
Not Overpaying 4,009 69.3% 1,712 48.5% 5,721 61.5%
Overpaying 1,154 20.0% 908 25.7% 2,062 22.1%
Severely Overpaying 600 10.4% 814 23.1% 1,414 15.2%
Not Computed 20 0.3% 93 2.6% 113 1.2%
Total 5,783 100.0% 3,527 100.0% 9,310 100.0%
Vacaville
Not Overpaying 14,969 73.8% 5,555 44.8% 20,524 62.8%
Overpaying 3,411 16.8% 3,774 30.4% 7,185 22.0%
Severely Overpaying 1,802 8.9% 2,711 21.8% 4,513 13.8% Not Computed 104 0.5% 372 3.0% 476 1.5%
Total 20,286 100% 12,412 100.0% 32,698 100.0%
Vallejo
Not Overpaying 15,910 68.2% 7,568 40.5% 23,478 55.8%
Overpaying 4,457 19.1% 4,588 24.5% 9,045 21.5%
Severely Overpaying 2,830 12.1% 5,875 31.4% 8,705 20.7% Not Computed 142 0.6% 678 3.6% 820 2.0%
Total 23,339 100.0% 18,709 100.0% 42,048 100.0%
Unincorporated
Solano County
Not Overpaying 3,386 71.7% 1,201 54.9% 4,587 66.4%
Overpaying 651 13.8% 368 16.8% 1,019 14.7%
Severely Overpaying 633 13.4% 331 15.1% 964 13.9%
Not Computed 53 1.1% 288 13.2% 341 4.9%
Total 4,723 100.0% 2,188 100.0% 6,911 100.0%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-29
Lower-Income Households Overpaying
One of the indicators of housing need when analyzing the relationship between income and costs associated with available housing resources is overpayment. Generally, households that pay more than 30 percent of their income on housing cost are considered to be overpaying for housing or cost burdened, while households that pay 50 percent or more are considered to be severely overpaying or severely cost burdened.
Tables 2-12, 2-13, and 2-14 show that countywide, 3 5.6 percent of the total households spend more than 30 percent of their income on housing costs with the majority falling into the lower income category, at 24.3 percent of total households. Approximately 15 percent of the County’s households are both lower income and severely cost burdened. Extremely low -income households constitute 10 percent of the County’s households, of which, more than half overpay for housing, and almost all are severely cost burdened, at 7.9 percent and 7.1 percent of total households respectively. A distinction must be made , however, that not all lower -income households, even extremely low -income households, are cost burdened.
A comparison of renters and homeowners experiencing overpayment puts risk of displacement into better perspective and assists in the establishment of policies and programs to reduce this risk. Renters make up 39.3 percent of the total county households, with almost one- half of renters (19.4 percent of total county households) reporting overpayment of 30 percent of their income. Approximately 50 percent of renter households (19.9 percent of total households) fall within the lower -income categories (less than 80 percent of Area Median Family Income (HAMFI)). Almost all the lower-income rental households, at 15.4 percent of total county households, report overpayment. Lower- income rental households reporting severe overpayment constitute 9.6 percent of total county households. The most at-risk of displacement population are extremely low-income (ELI) rental households (0 -30 percent of MFI). ELI households comprise 6.9 percent of the total county households and represent17.6 percent of renters. Of total renters approximately 80 percent are cost burdened, making up 5.5 percent of total households. This indicates that almost 13 percent of total renters are the most at risk of displacement from overpayment.
Homeowners throughout the county are also affected by overpayment, particularly lower-income households. Homeowners constitute 60.7 percent of the county’s households, of which, 26.8 percent (16.3 percent of total households) are overburdened. Approximately 27 percent of owner-occupied households (14.5 percent of total households) fall within the lower -income categories (less than 80 percent of MFI).
Almost 60 percent of the lower-income owner households, at 8.9 percent of total county households, report overpayment. Statistics indicate that 38.2 percent of lower -income owner -occupied households report severe overpayment, constituting 5.5 percent of total county households. Extremely low-income (ELI) owner households (0 -30 percent of MFI) comprise 3.1 percent of the total County households, Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-30
representing just 5.2 percent of owners. Of this group, approximately 75.3 percent are overburdened, embodying 2.4 percent of total households, and 64 percent of ELI owners are severely overburdened. This indicates that 3.3 percent of total homeowners are the most at risk of displacement from overpayment.
Looking at overpayment and income statistics for individual cities, when focusing on the populations most at risk of displace ment, a range of differences are evident. In Benicia, owner occupied comprise 71 percent of total households, of which, 23.8 percent report overpayment (16.9 percent). Of the 29 percent rental households, 50 percent are overburdened (14.6 percent of households). Of the overburdened renters,
28.8 percent fall into the ELI category, and 12.4 percent of overburdened owners fall into the ELI category. Over 66 percent of both ELI owners and renters are extremely cost burdened, representing 1.8 and 3.7 percent of the total households respectively.
In comparison, in Vallejo, owner occupied households comprise 54.9 percent of total households, of which, 29.3 percent report overpayment (16.1 percent of households). Of the 45.1-percent of rental households, 53.2 percent are overburdened (24.0 percent of households). Of the overburdened renters, 35.6 percent fall into the ELI category, and 16 percent of overburdened owners fall into the ELI catego ry. Over 32 percent of ELI renters and 14 percent of homeowners are extremely cost burdened, representing 8.5 and 2.6 percent of the total households respectively.
Dixon reports a high percentage of both renter and homeowner households overpaying for housing. Owner households comprise 61. 7 percent of total households, of which, 45.6 percent report overpayment (20.1 percent). Of the 20.1 percent rental households, 86.7 percent are overburdened (14.0 percent of households). Of the overburdened renters, 21.8 percent fall into the ELI category, yet only 5.6 percent of overburdened owners fall into the ELI category. Almost all of the ELI renters, at 95.8 percent, and 78.3 percent of ELI homeowners are extremely cost burdened, representing 5.7 and 1.5 percent of the total households respectively.
Regardless of median income in the county and its cities, housing costs remain a challenge for a substantial number of residents. Throughout the county, extremely low-income homeowners, and in particular lower -income renters, experience a cost burden, with a large percentage significantly overpaying for housing. This can be an issue for seniors as well as for working families, single parents, and o thers who face changing life circumstances. The sudden loss of em ployment, a health care emergency, or a family crisis can quickly result in a heavy cost burden, with limited affordable options available, putting these populations at risk of displacement, overcrowding, or residing in low-resource areas.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-31
TABLE 2-12 LOWER-INCOME HOUSEHOLDS OVERPAYING: BENICIA, DIXON, FAIRFIELD Total Household Characteristics
Benicia Dixon Fairfield
Number
Percentage
of Total
Households
Number
Percentage
of Total
Households
Number
Percentage
of Total
Households
Total occupied units (households) 11,130 100.0% 6,015 1 36,350 36,350 Total Renter households 3,225 29.0% 1,880 31.3% 15,110 41.6% Total Owner Households 7,905 71.0% 4,135 68.7% 21,235 58.4% Total lower income (0-80% of HAMFI) households 2,535 22.8% 2,045 34.0% 11,875 32.7% Lower income renters (0-80%) 1,320 11.9% 1,090 18.1% 7,150 19.7% Lower income owners (0-80%) 1,215 10.9% 955 15.9% 4,725 13.0% Extremely low-income (ELI) renters (0-30%) 620 5.6% 355 5.9% 2,215 6.1% Extremely low-income (ELI) owners (0-30%) 295 2.7% 115 1.9% 925 2.5% Lower income households paying more than 50% 1,290 11.6% 780 12.97% 5,120 14.1% Lower income renter HH severely overpaying 730 6.6% 480 8.0% 3,375 9.3% Lower income owner HH severely overpaying 550 4.9% 295 4.9% 1,745 4.8% Extremely Low Income (0-30%) 610 5.5% 430 7.1% 2,140 5.9% ELI Renter HH severely overpaying 415 3.7% 340 5.7% 1,570 4.3% ELI Owner HH severely overpaying 195 1.8% 90 1.5% 570 1.6% Income between 30%-50% 285 2.6% 245 4.1% 1,805 5.0%
Income between 50% -80% 395 3.5% 105 1.7% 1,175 3.2%
Lower income households paying more than 30% 1,855 16.7% 1,415 23.5% 8,580 23.6% Lower income renter HH overpaying 1,020 9.2% 775 12.9% 5,725 15.7% Lower income owner HH overpaying 820 7.4% 640 10.6% 2,855 7.9% Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-32
Total Household Characteristics
Benicia Dixon Fairfield
Number
Percentage
of Total
Households
Number
Percentage
of Total
Households
Number
Percentage
of Total
Households
Extremely Low Income (0-30%) 710 6.4% 445 7.4% 2,445 6.7% ELI Renter HH overpaying 470 4.2% 340 5.7% 1,720 4.7%
ELI Owner HH overpaying 235 2.1% 105 1.7% 725 2.0%
Income between 30%-50% 385 3.5% 470 7.8% 3,040 8.4%
Income between 50% -80% 760 6.8% 500 8.3% 500 1.4%
Total Households Overpaying 3,515 31.6% 2,050 34.1% 12,805 35.2% Total Renter Households Overpaying 1,630 14.6% 840 14.0% 7,555 20.8% Total Owner Households Overpaying 1,885 16.9% 1,210 20.1% 5,250 14.4% Source: 2014-2018 CHAS Data Sets https://www.huduser.gov/portal/datasets/cp.html
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-33
TABLE 2-13 LOWER-INCOME HOUSEHOLDS OVERPAYING: RIO VISTA, SUISUN CITY, VACAVILLE Total Household Characteristics
Rio Vista Suisun City Vacaville
Number
Percentage
of Total
Households
Number
Percentage
of Total
Households
Number
Percentage
of Total
Households
Total occupied units (households) 4,285 100.0% 9,320 100.0% 32,920 100.0% Total Renter households 745 17.4% 3,655 39.2% 12,960 39.4% Total Owner Households 3,545 82.7% 5,660 60.7% 19,960 60.6% Total lower income (0-80% of HAMFI) households 1570 36.6% 3,130 33.6% 10,630 32.3% Lower income renters (0-80%) 295 6.9% 1,715 18.4% 6,285 19.1% Lower income owners (0-80%) 1,275 29.8% 1,415 15.2% 4,345 13.2% Extremely low-income (ELI) renters (0-30%) 140 3.3% 610 6.5% 1,940 5.9% Extremely low-income (ELI) owners (0-30%) 390 9.1% 225 2.4% 955 2.9% Lower income households paying more than 50% 575 13.4% 1,275 13.7% 4,280 13.0% Lower income renter HH severely overpaying 200 4.7% 775 8.3% 2,590 7.9% Lower income owner HH severely overpaying 365 8.5% 505 5.4% 1,690 5.1% Extremely Low Income (0-30%) 310 7.2% 580 6.2% 1,925 5.8% ELI Renter HH severely overpaying 90 2.1% 440 4.7% 1,325 4.0% ELI Owner HH severely overpaying 260 6.1% 145 1.6% 600 1.8% Income between 30%-50% 90 2.1% 380 4.1% 1,270 3.9%
Income between 50% -80% 175 4.1% 315 3.4% 1,085 3.3%
Lower income households paying more than 30% 830 19.4% 2,165 23.2% 7,410 22.5% Lower income renter HH overpaying 200 4.7% 1,300 13.9% 4,695 14.3% Lower income owner HH overpaying 620 14.5% 870 9.3% 2,720 8.3% Extremely Low Income (0-30%) 355 8.3% 615 6.6% 2,135 6.5% ELI Renter HH overpaying 90 2.1% 465 5.0% 1,445 4.4%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-34
Total Household Characteristics
Rio Vista Suisun City Vacaville
Number
Percentage
of Total
Households
Number
Percentage
of Total
Households
Number
Percentage
of Total
Households
ELI Owner HH overpaying 260 6.1% 155 1.7% 690 2.1%
Income between 30%-50% 140 3.3% 450 4.8% 1,945 5.9%
Income between 50% -80% 335 7.8% 1,100 11.8% 3,330 10.1% Total Households Overpaying 1,220 28.5% 3,135 33.6% 11,370 34.5% Total Renter Households Overpaying 245 5.7% 1,595 17.1% 6,195 18.8% Total Owner Households Overpaying 975 22.8% 1,540 16.5% 5,175 15.7% Source: 2014-2018 CHAS Data Sets https://www.huduser.gov/portal/datasets/cp.html
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-35
TABLE 2-14 LOWER-INCOME HOUSEHOLDS OVERPAYING: VALLEJO, SOLANO COUNTY Total Household Characteristics
Vallejo Solano County
Number
Percentage of
Total
Households
Number
Percentage of
Total
Households
Total occupied units (households) 41,990 100.0% 149,065 100.0% Total Renter households 18,930 45.1% 58,645 39.3%
Total Owner Households 23,060 54.9% 90,420 60.7%
Total lower income (0-80% of HAMFI) households 17,360 41.3% 51,215 34.4% Lower income renters (0-80%) 10,810 25.7% 29,675 19.9%
Lower income owners (0-80%) 6,550 15.6% 21,540 14.5%
Extremely low-income (ELI) renters (0-30%) 4,245 10.1% 10,325 6.9% Extremely low-income (ELI) owners (0-30%) 1,430 3.4% 4,675 3.1% Lower income households paying more than 50% 8,365 19.9% 22,495 15.1% Lower income renter HH severely overpaying 5,770 13.7% 14,260 9.6% Lower income owner HH severely overpaying 2,595 6.2% 8,235 5.5% Extremely Low Income (0-30%) 4,215 10.0% 10,580 7.1%
ELI Renter HH severely overpaying 3,265 7.8% 7,585 5.1% ELI Owner HH severely overpaying 950 2.3% 2,995 2.0%
Income between 30%-50% 2,550 6.1% 6,875 4.6%
Income between 50% -80% 1,600 3.8% 5,040 3.4%
Lower income households paying more than 30% 12,695 30.2% 36,225 24.3% Lower income renter HH overpaying 8,685 20.7% 23,005 15.4% Lower income owner HH overpaying 4,005 9.5% 13,220 8.9% Extremely Low Income (0-30%) 4,670 11.1% 11,785 7.9%
ELI Renter HH overpaying 3,585 8.5% 8,265 5.5%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-36
Total Household Characteristics
Vallejo Solano County
Number
Percentage of
Total
Households
Number
Percentage of
Total
Households
ELI Owner HH overpaying 1,085 2.6% 3,520 2.4%
Income between 30%-50% 3,770 9.0% 10,580 7.1%
Income between 50% -80% 4,255 10.1% 13,860 9.3%
Total Households Overpaying 16,835 40.1% 53,120 35.6%
Total Renter Households Overpaying 10,070 24.0% 28,860 19.4% Total Owner Households Overpaying 6,765 16.1% 24,260 16.3% Source: 2014-2018 CHAS Data Sets https://www.huduser.gov/portal/datasets/cp.html
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-37
EMPLOYMENT CHARACTERISTICS
The economy has an important impact on housing needs. Employment growth typically results in increased housing demand in area s that serve as regional employment centers. Moreover, the type of occupation and income levels for new employment also affect housing demand.
This section describes the economic and employment patterns and how these patterns influence housing needs.
EMPLOYMENT BY INDUSTRY
Occupations held by residents determine the income earned by a household and their corresponding ability to afford housing. Higher-paying jobs provide broader housing opportunities for residents, while lower -paying jobs limit housing options. Understanding employment and occupation patterns can provide insight into present housing needs.
Table 2-15 and Figure 2-4 shows employment by industry for each jurisdiction. In the following analysis, “residents” refers to those in the civilian, employed population aged 16 and older. Residents of Benicia are most commonly employed in the health and educational services, and financial and professional services sectors (21.7 percent). The health and educational services industry is also the most common sector of employment for residents for all of Solano County.
At 19.3 percent, Dixon is the jurisdiction with the largest proportion of its residents employed in the m anufacturing, wholesale , and transportation sector, though Suisun City, Fairfield, Vallejo, and Unincorporated Solano County also have significant proportions of residents employed in that sector . Countywide, only two percent of residents are in the agricultural and natural resources sector ; however, most of that is in Unincorporated Solano County, making up eight percent of the employment industry.
In Vallejo, 34.6 percent of residents were employed in health and educational services, the most common employment sector. This was followed by manufacturing, wholesale and transportation (17.4 percent), financial and professional services (15.3 percent), a nd retail (11.5 percent. The least common sectors of employment were information (1.8 percent), and agriculture and natural resources (0.9 percent).
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-38
FIGURE 2-4 EMPLOYMENT BY INDUSTRY
0.3%
9.0%
21.7%
31.0%2.6%
15.6%
8.6%
11.2%
Benicia
3.0%
12.6%
12.2%
29.9%
1.5%
19.3%
12.0%
9.6%
Dixon
0.5%
10.1%
16.0%
26.4%
3.5%
11.0%
13.5%
19.1%
Rio Vista
■ Agriculture & Natural Resources
■ Construct ion
■ Financial & Professional Services
■ Hea lt h & Educat ional Services
■ Informat ion
■ Manufac t urin g, Wholesale and Transporta tion
■ Reta il
■ Other
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-39
0.7%
10.2%
15.6%
31.5%
1.4%
15.9%
10.5%
14.4%
Vacaville
0.7%
5.7%
15.0%
30.7%
1.7%
19.1%
16.0%
11.1%
Suisun City 1.9%
7.4%
14.3%
33.9%
1.7%
18.6%
11.6%
10.6%
Fairfield
■ Agriculture & Natural Resources
■ Construct ion
■ Financial & Professional Services
■ Health & Educat ional Services
■ Informa tion
■ Manufacturing, Wholesale and Transpor tation
■ Retail
■ Other
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-40
0.9%
7.9%
15.3%
34.6%
1.8%
17.4%
11.5%
10.8%
Vallejo
8.1%
10.9%
14.9%
28.7%
1.3%
17.7%
9.2%
9.0%
Unincorporated Solano
0.7%
5.6%
25.8%
29.7%
4.0%
16.7%
9.3%
8.2%
Bay Area
■ Agriculture & Natural Resources
■ Construction
■ Financial & Professional Services
■ Health & Educational Services
■ Information
■ Manufacturing, Wholesale and Transportat ion
■ Retail
■ Other
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-41
TABLE 2-15 RESIDENT EMPLOYMENT BY INDUSTRY, 2015-2019
Geography
Agriculture
& Natural
Resources
Construc-
tion
Financial &
Professional
Services
Health &
Educational
Services
Informa-
tion
Manufacturing,
Wholesale &
Transportation
Retail Other Total
Benicia 49 1,322 3,199 4,564 386 2,291 1,260 1,641 14,712
0.3% 9.0% 21.7% 31.0% 2.6% 15.6% 8.6% 11.2% 100.0%
Dixon 299 1,250 1,214 2981 146 1,922 1,192 956 9,960
3.0% 12.6% 12.2% 29.9% 1.5% 19.3% 12.0% 9.6% 100.0%
Fairfield 1,021 4,043 7,802 18,424 943 10,113 6,302 5,757 54,405
1.9% 7.4% 14.3% 33.9% 1.7% 18.6% 11.6% 10.6% 100.0%
Rio Vista 12 260 413 682 89 283 347 493 2,579
0.5% 10.1% 16.0% 26.4% 3.5% 11.0% 13.5% 19.1% 100.0%
Suisun City 95 833 2,177 4,445 242 2,767 2,324 1,604 14,487
0.7% 5.7% 15.0% 30.7% 1.7% 19.1% 16.0% 11.1% 100.0%
Vacaville 295 4,430 6,778 13,714 591 6,908 4,565 6,277 43,558
0.7% 10.2% 15.6% 31.5% 1.4% 15.9% 10.5% 14.4% 100.0%
Vallejo 496 4,530 8,834 19,956 1,016 10,036 6,619 6,205 57,692
0.9% 7.9% 15.3% 34.6% 1.8% 17.4% 11.5% 10.8% 100.0%
Unincorporated
Solano County
780 1,045 1,431 2,754 129 1,700 883 863 9,585
8.1% 10.9% 14.9% 28.7% 1.3% 17.7% 9.2% 9.0% 100.0%
Solano County 3,047 17,713 31,848 67,520 3,542 36,020 23,492 23,796 206,978
1.5% 8.6% 15.4% 32.6% 1.7% 17.4% 11.3% 11.5% 100.0%
Bay Area 30,159 226,029 1,039,526 1,195,343 160,226 670,251 373,083 329,480 4,024,097
0.7% 5.6% 25.8% 29.7% 4.0% 16.7% 9.3% 8.2% 100.0%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-42
UNEMPLOYMENT
According to the California Employment Development Department (EDD), in 20 21 the statewide unemployment rate was 6.9 percent.
Unemployment rates are based off of people filing for unemployment benefits. The unemployment rate reflects individuals 16 years or older, not members of the Armed Services, and are not in institutions such as prisons, mental hospitals, or nursing homes. The unemployment rate in Solano County was lower than the statewide rate at 5.4 percent. Figure 2-5 shows unemployment in Solano County by jurisdiction. The city with the highest unemployment rate was Rio Vista (6.8 percent), followed by Vallejo (6.3 percent). Benicia had the lowest unemployment rate (3.3 percent), followed by Vacaville (4.7 percent). Both Fairfield and Dixon had an equal unemployment rate of 5.2 percent with Suisun City at 5.6 percent. In comparison, in 2019 the unemployment rates were lower. The City of Rio Vista had the highest unemployment rate, respectively followed by the City of Vallejo at 4.3 percent. Effects of the COVID-19 pandemic are still being reflected to an extent for all the cities within Solano County. The pandemic caused a high unemployment rate in 2020 (9.5 percent) for Solano County and decreased in 2021 to 5.4 percent.
FIGURE 2-5 UNEMPLOYMENT RATE (2021)
Source: Monthly Labor Force Data for Cities and Census Designated Places (CDP)– EDD, 2019 and 2021
5.4%
3.3%
5.2% 5.2%
6.8%
5.6%
4.7%
6.3%
3.8%
2.8%
3.7% 3.7%
4.8%
3.8%
3.2%
4.3%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
8.0%
Solano County Benicia Dixon Fairfield Rio Vista Suisun City Vacaville Vallejo Rates
Uemployment Rate 2021 Uemployment Rate 2019■ ■
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-43
LABOR FORCE TRENDS
Table 2-18 shows employment projections by industry sector in Solano County from 20 18 to 2028. According to EDD data, industry employment in Solano County is expected to grow by 15,300 jobs between 2018 and 2028, to an estimated 168,600 by 2028. Total nonfarm employment is projected to gain approximately 14,500 jobs by 2022. This has potential to impact a segment of residents in the county currently employed in that field of work, contributing towards risk of displacement as manual labor jobs decrease. The healthcare and social assistance; professional and business services; trade, transportation, and utilities; s tate government; and education sectors are expected to account for more than 50 percent of all nonfarm job growth. The largest projected growth sectors are healthcare and social assistance and educational services industries at 19.7 percent each.
TABLE 2-16 SOLANO COUNTY JOB GROWTH BY INDUSTRY SECTOR (2018) Industry Title Estimated
Employment 20181, 2
Projected
Employment
2028
Percentage Change
2018-2028
Total Employment 153,300 168,600 10.0%
Mining and Logging 600 500 -16.7%
Construction 11,200 12,000 7.1%
Manufacturing 12,700 13,500 6.3%
Trade, Transportation, and Utilities 27,800 29,500 6.1% Information 1,100 1,200 9.1%
Financial Activities 5,200 5,500 5.8%
Professional and Business Services 10,100 11,900 17.8%
Educational Services (Private), Healthcare, and Social
Assistance 28,400 34,000 19.7%
Leisure and Hospitality 15,600 17,700 13.5%
Other Services (excludes 814-Private Household Workers) 4,500 4,700 4.4% Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-44
Industry Title Estimated
Employment 20181, 2
Projected
Employment
2028
Percentage Change
2018-2028
Government 24,900 26,100 4.8%
Federal Government 3,500 4,100 17.1%
State and Local Government 21,300 22,000 3.3%
Type of Employment
Total Farm 1,700 1,600 -5.9%
Total Nonfarm 142,100 156,600 10.2%
Self-Employment 3 9,400 10,200 8.5%
Private Household Workers 4 100 200 100.0%
Source: Employment Development Department, 2018
Notes:
1 Data sources: U.S. Bureau of Labor Statistics' Current Employment Statistics (CES) March 2019 benchmark and Quarterly Census of Employment and Wages (QCEW) industry employment.
2 Industry detail may not add up to totals due to independent rounding and suppression. 3 Self-employed persons work for profit or fees in their own business, profession, trade, or farm. Only the unincorporated self-employed are included in this category. The estimated and projected employment numbers include all workers who are primarily self-employed and wage and salary workers who hold a secondary job as a self-employed worker.
4 Private household workers are employed as domestic workers whose primary activities are to maintain the household. Industry employment is based on QCEW.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-45
HOUSING STOCK CHARACTERISTICS
This section describes the housing characteristics and conditions that affect housing needs in Solano County. Important housing stock characteristics include housing type, tenure, vacancy rates, age, condition, cost, and affordability.
HOUSING TYPE
According to California’s DOF (see Table 2-17), the cities with the highest percentage of single-family units were Rio Vista (93.2 percent), Unincorporated Solano County (90.3), Suisun City (85.8 percent), and Dixon (81.4 percent). The cities with the lowest percentage of single- family units were Vallejo ( 70.2 percent), Benicia (73.4 percent ), and Vacaville (74.6 percent). However, all jurisdictions had very high percentages of single -family units, at above 70 percent across the county. On average for all the cities, about 16.9 percent of the housing stock was composed of multifamily units. Unincorporated Solano County had the highest stock of mobile homes (6.8 percent) followed by Rio Vista (3.5 percent). As a whole, Solano County housing stock is 76.1 percent single-family units, 21 percent multifamily units, and 2.9 percent mobile homes. Much of the single-family housing stock is concentrated in Rio Vista and Unincorporated Solano County.
TABLE 2-17 HOUSING TYPE, 2021
Geography Single-Family
Homes
Multifamily:
Two to Four Units
Multifamily: Five-
Plus Units Mobile Homes Total
Benicia 8,332 1,176 1,611 238 11,357
73.4% 10.4% 14.2% 2.1% 100.0%
Dixon 5,458 420 782 48 6,708
81.4% 6.3% 11.7% 0.7% 100.0%
Fairfield 31,060 2,015 6,403 999 40,477
76.7% 5.0% 15.8% 2.5% 100.0%
Rio Vista 4,764 25 141 179 5,109
93.2% 0.5% 2.8% 3.5% 100.0%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-46
Geography Single-Family
Homes
Multifamily:
Two to Four Units
Multifamily: Five-
Plus Units Mobile Homes Total
Suisun City 8,209 382 788 184 9,563
85.8% 4.0% 8.2% 1.9% 100.0%
Vacaville 26,911 2,259 5,747 1,136 36,053
74.6% 6.3% 15.9% 3.2% 100.0%
Vallejo 31,470 4,863 7,141 1,358 44,832
70.2% 10.8% 15.9% 3.0% 100.0%
Unincorporated
Solano County
6,566 156 56 494 7,272
90.3% 2.1% 0.8% 6.8% 100.0%
Solano County 122,770 11,296 22,669 4,636 161,371
76.1% 7.0% 14.0% 2.9% 100.0%
Source: Department of Finance E-5 City/County Population and Housing Estimates, 2021
HOUSING TENURE
Housing tenure (owner vs. renter) influences several aspects of the local housing market. Residential mobility is influenced by tenure, with ownership housing turning over at a much lower rate than rental housing. This is not directly related to the type of unit, where most single- family units and certain types of multifamily (duplex-fourplex, condos) may be owner-occupied. However, single-family units, especially older stock and multifamily units (duplex-fourplex and condos) are also often converted to rental stock.
As shown in Table 2-18, the cities with the highest proportions of owner-occupied households were Rio Vista (81.1. percent), Benicia (71.8 percent), Dixon (69.9 percent), Unincorporated Solano County (68.3 percent), Suisun City ( 62.1 percent), and Vacaville (62 percent). The cities with the highest proportions of renter-occupied households were Vallejo (44.5 percent ) and Fairfield (40.7 percent) . Fairfield and Vallejo are split down the middle, respectively.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-47
For Vallejo, approximately 60.0 percent of occupied housing units were owner occupied and the remaining units (40.0 percent) occupied by renters in 2010. By 2019, approximately 55.5 percent of occupied housing units were owner occupied and 44.5 percent were occu pied by renters.
TABLE 2-18 HOUSING TENURE, 2019
Geography
Total
Households
Owner Occupied Renter Occupied
Households Percentage Households Percentage
Benicia 11,293 8,103 71.8% 3,190 28.2%
Dixon 6,062 4,238 69.9% 1,824 30.1%
Fairfield 36,751 21,789 59.3% 14,962 40.7%
Rio Vista 4,792 3,888 81.1% 904 18.9%
Suisun City 9,310 5,783 62.1% 3,527 37.9%
Vacaville 32,698 20,286 62.0% 12,412 38.0%
Vallejo 42,048 23,339 55.5% 18,709 44.5%
Unincorporated
Solano County 6,911 4,723 68.3% 2,188 31.7%
Solano County 149,865 92,149 61.5% 57,716 38.5%
Bay Area 2,731,434 1,531,955 56.1% 1,199,479 43.9%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-48
VACANCY RATE
Table 2-19 shows housing units and vacancies in Solano County and the cities according to the California DOF. Vacancy rates of 5.0 to 6.0 percent for rental housing and 1.5 to 2.0 percent for ownership housing are generally considered optimum. A higher vacancy rate may indicate an excess supply of units, a softer market, and result in lower housing prices. A lower vacancy rate may indicate a shortage of housing and high competition for available housing, which generally leads to higher housing prices and di minished affordability. As Table 2-19 shows, the vacancy rate for all cities within Solano County is 5.3 percent. The cities with the highest vacancy rate are Unincorporated Solano County (8.9 percent), Vallejo (7.3), and Rio Vista (6.6 percent). As shown in Table 2-20 for units that were “other vacan t,” about 40.5 percent of housing units in that category were within Unincorporated Solano County and 39.8 percent were in Vallejo. In addition, as shown in Table 2-18, Rio Vista had the highest owner-occupied households and so their high vacancy rate can be attributed to the vacant units by type, where almost 20 percent of vacant units are for seasonal, recreational , or occasional use. The cities with the lowest vacancy rates were Dixon and Suisun City. For Vallejo, the vacancy rate was 8.7 percent in 2014. By 2021, the vacancy rate had decreased to 7.3 percent.
TABLE 2-19 VACANCY RATE BY OCCUPANCY STATUS, 2021
Geography Total Housing Units Occupied Housing
Units
Vacant Housing
Units
Vacancy Rate
Benicia 11,035 10,832 203 4.6%
Dixon 6,708 6505 203 3.0%
Fairfield 40,477 38,829 1,648 4.1%
Rio Vista 5,109 4,773 336 6.6%
Suisun City 9,563 9,231 332 3.5%
Vacaville 36,053 34,521 1,532 4.2%
Vallejo 44,832 41,563 3,269 7.3%
Unincorporated Solano County 7,272 6,623 649 8.9%
Solano County 161,371 152,877 8,494 5.3%
Source: Department of Finance E-5 City/County Population and Housing Estimates, 2021 Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-49
Table 2-20 shows the occupancy status of the housing stock according to the 2015-2019 ACS. Many of the cities within Solano County have vacant units that are classified as “other vacant.” For instance, the cities with the highest “other vacant” units were Vacaville (49.5 percent), Fairfield, 48.9 percent, Suisun City (41.8 percent), Unincorporated Solano County (40.5 percent) , and Benicia (39.4 percent). According to the U.S. Census Bureau, “other vacant” units are classified as such when the unit does not fit into any of the year -round vacant categories.
Other reasons include no one lives in the unit and the owner does not want to sell, unit is being used for storage, owner is elderly and living in a nursing home or with family members , or the unit is foreclosed, being repaired/ renovated, or held for settlement of an estate. The seasonal and recreational use (vacation homes) vacancy rate is usually not indicative of underserved populations, but it does contribute toward unavailability of certain types of housing. Unincorporated Solano County and Benicia have the largest proportions of their vacant units classified as seasonal, recreational, or occasional use (32.6 percent and 19.5 percent respectively) . It should be noted that new development that occurred after 2019 is not reflected in this data.
TABLE 2-20 VACANT UNITS BY TYPE, 2015-2019
Geography For Rent For Sale
For Seasonal,
Recreational, or
Occasional use
Other
vacant1
Rented, Not
Occupied
Sold, Not
Occupied
Total
Vacant
Units
Benicia 167 9 96 194 17 10 493
33.9% 1.8% 19.5% 39.4% 3.4% 2.0% 100.0%
Dixon 165 27 0 64 71 0 327
50.5% 8.3% 0.0% 19.6% 21.7% 0.0% 100.0%
Fairfield 392 155 119 792 35 128 1,621
24.2% 9.6% 7.3% 48.9% 2.2% 7.9% 100.0%
Rio Vista 33 45 50 28 127 55 338
9.8% 13.3% 14.8% 8.3% 37.6% 16.3% 100.0%
Suisun City 27 51 48 142 0 72 340
7.9% 15.0% 14.1% 41.8% 0.0% 21.2% 100.0%
Vacaville 299 103 158 732 95 91 1,478
20.2% 7.0% 10.7% 49.5% 6.4% 6.2% 100.0%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-50
Geography For Rent For Sale
For Seasonal,
Recreational, or
Occasional use
Other
vacant1
Rented, Not
Occupied
Sold, Not
Occupied
Total
Vacant
Units
Vallejo 924 216 144 992 73 146 2,495
37.0% 8.7% 5.8% 39.8% 2.9% 5.9% 100.0%
Unincorporated
Solano County
66 128 275 341 33 0 843
7.8% 15.2% 32.6% 40.5% 3.9% 0.0% 100.0%
Solano County 2,073 734 890 3,285 451 502 7,935
26.1% 9.3% 11.2% 41.4% 5.7% 6.3% 100.0%
Bay Area 41,117 10,057 37,301 61,722 10,647 11,816 172,660
23.8% 5.8% 21.6% 35.7% 6.2% 6.8% 100.0%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) 1 Common reasons a housing unit is labeled “other vacant” is that no one lives in the unit and the owner does not want to sell, is using the unit for storage, or is elderly and living in a nursing home or with family members. Additional reasons are that the unit is being held for settlement of an estate, is being repaired or renovated, is being foreclosed (foreclosures may appear in any of the vacant or occupied categories).
HOUSING CONDITIONS
Housing conditions are an important indicator of quality of life. Like any physical asset, housing ages and deteriorates over time. If not regularly maintained, structures can deteriorate and discourage reinvestment, depress neighborhood property values, and even become health hazards. Thus, maintaining and improving housing quality is an important goal for communities.
An indication of the quality of the housing stock is its general age. Typically, housing over 30 years old is likely to have rehabilitation needs that may include plumbing, roof repairs, foundation work, and other repairs. In addition, tenure may impact the condition of housing, as landlords may not maintain rental units the same a s owners would maintain their homes. Table 2-21 displays the age of Solano County’s housing stock starting from before 1939 up until 2014 and later, according to the 2015 -2019 ACS. Of the eight jurisdictions, seven had 50 percent of the housing stock older than 30 years, with the unincorporated county (86.8 percent), Vallejo (81.7 percent), and Benicia (79.1 percent) having the highest percentages. When looking at the housing stock that was 50 year or older, Vallejo (44.1 percent), the unincorporated county (42.3 percent), and Rio Vista has the highest percentages.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-51
TABLE 2-21 HOUSING UNITS BY YEAR STRUCTURE WAS BUILT
Geography
Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 to
later
Total
30 years
and
older
(1989)
50 years
and
older
(1969)
Benicia 785 838 250 673 3,211 3,566 1,724 723 16 0 11,786 9,323 2,546
6.7% 7.1% 2.12% 5.7% 27.2% 30.26% 14.63% 6.13% 0.1% 0 100.0% 79.1% 21.6% Dixon
274 154 302 305 1,457 769 1,717 1,182 106 123 6,389 3,261 1,035
4.3% 2.4% 4.7% 4.8% 22.8% 12.0% 26.9% 18.5% 1.7% 1.9% 100.0% 51.0% 16.2% Fairfield
768 300 2,929 6,301 5,575 8,440 6,369 5,443 1,110 2,632 38,372 24,313 10,298
1.9% 0.8% 7.35% 15.8% 14.0% 21.2% 16.0% 13.7% 2.8% 6.6% 100.0% 61.0% 25.8% Rio Vista
311 173 517 357 255 173 853 1,834 320 337 5,130 1,786 1,358
6.1% 3.4% 10.1% 7.0% 5.0% 3.4% 16.6% 35.8% 6.2% 6.6% 100.0% 34.8% 26.5% Suisun City
201 25 214 300 2,824 2,676 1,988 1,240 99 83 9,650 6,240 740
2.1% 0.3% 2.2% 3.1% 29.3% 27.7% 20.6% 12.9% 1.0% 0.9% 100.0% 64.7% 7.7% Vacaville
478 426 1,838 2,704 8,624 7,262 6,598 4,406 470 2,011 34,176 21,332 5,446
1.4% 1.2% 5.3% 7.8% 24.8% 20.9% 19.0% 12.65% 1.3% 5.8% 100.0% 61.3% 15.6% Vallejo
6,334 4,555 4,785 4,248 7,670 9,305 3,920 3,668 674 0 44,543 36,897 19,922
14.0% 10.1% 10.6% 9.4% 17.0% 20.6% 8.7% 8.1% 1.5% 0.0% 100.0% 81.7% 44.1% Unincorporated
Solano County*
847 47 927 1143 2,113 1005 -42 219 -154 901 7,754 6,082 2,964
12.1% 0.7% 13.2% 16.3% 30.2% 14.3% -0.6% 3.1% -2.2% 12.9% 100.0% 86.8% 42.3% Solano County 9,998 6,518 11,762 16,031 31,729 33,196 23,127 18,715 2,641 6,087 157,800 109,234 44,309
6.3% 4.1% 7.4% 10.0% 19.9% 20.8% 14.5% 11.7% 1.7% 3.8% 100.0% 68.4% 27.7% Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Please note: Unincorporated data was calculated by taking the total county number and subtracting the cities from that data. Therefore, the exact numbers may not represent the exact numbers built by year.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-52
LOCAL KNOWLEDGE ON HOUSING CONDITIONS
Based on conversations with staff, code enforcement, and local police departments, Table 2-22 provides a percentage of the housing stock needing some type of rehabilitation.
TABLE 2-22 PERCENTAGE OF HOUSING NEEDING REHABILITATION Geography Percentage of Housing Needing Rehabilitation
Benicia 0.13%
Dixon 10%1
Fairfield Data Pending
Rio Vista N/A
Suisun City Data Pending
Vacaville <10%
Vallejo Data Pending
Unincorporated Solano County 10%
Source: Solano County jurisdictions, 2022
1 City of Dixon, 2022 Housing Conditions survey results
HOUSING PRODUCTION
Table 2-23 shows the number of housing units by income level that were developed during the previous planning period (2014-2022).
Fairfield, followed by Vacaville, had the most production from 2014 -2020 with 3,288 building permits issued and 2,386 building permits issued, respectively. The majority of the new housing was market-rate, affordable only to moderate- and above moderate-income households.
Of the 197 total units permitted in unincorporated Solano County 42 percent were affordable to lower income households.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-53
TABLE 2-23 HOUSING PERMITTING 2015-2020
Income Group Very Low-Income
Units
Low Income
Units
Moderate Income
Units
Above Moderate-
Income Units Total Units
Benicia 1 3 8 18 30
3.3% 10.0% 26.7% 60.0% 100.0%
Dixon 0 54 145 350 549
0.0% 9.8% 26.4% 63.8% 100.0%
Fairfield 94 95 364 2,735 3,288
2.9% 2.9% 11.1% 83.2% 100.0%
Rio Vista 0 4 155 438 597
0.0% 0.7% 26.0% 73.4% 100.0%
Suisun City 0 0 0 85 85
0.0% 0.0% 0.0% 100.0% 100.0%
Vacaville 48 109 565 1,664 2,386
2.0% 4.6% 23.7% 69.7% 100.0%
Vallejo 0 0 0 251 251
0.0% 0.0% 0.0% 100.0% 100.0%
Unincorporated Solano
County
6 83 32 76 197
3.0% 42.1% 16.2% 38.6% 100.0%
Source: HCD 5th Cycle Annual Progress Report Permit Summary Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-54
HOUSING COST AND AFFORDABILITY
One of the major barriers to housing availability is the cost of housing. To provide housing to all economic levels in the community, a wide variety of housing opportunities at various prices should be made available. Housing affordability is dependent on income and housing costs.
According to the U.S. Department of Housing and Urban Development (HUD) and HCD, housing is considered “affordable” if the monthly housing cost is no more than 30 percent of a household’s gross income. According to the 2015 -2019 ACS, Table 2-24 shows the home values of owner-occupied units in Solano County. As of 2019, home values countywide trended much lower than in the Bay Area as a whole.
For example, 35 percent of Bay Area homes were valued at over one million dollars, whereas only 2.1 percent of homes througho ut Solano County were valued over one million dollars. Those were largely in Unincorporated Solano County, where 17.9 percent of the homes were valued over one million dollars. In all cities in Solano County, that proport ion was much smaller (on average, approximately 1.3 percent).
The jurisdictions in Solano County with the largest proportions of homes valued under $500,000 were Rio Vista (94.3 percent), Suisun City (94.1 percent) and Dixon (84.5 percent).
Sales Prices
TABLE 2-24 HOME VALUES OF OWNER-OCCUPIED UNITS, 2015-2019 Geography
Units Valued
Less than
250k
Units Valued
$250k-$500k
Units Valued
$500k-$750k
Units Valued
$750k-$1M
Units Valued
$1M-$1.5M
Units Valued
$1M-$2M
Units Valued
$2M+
Benicia 7.4% 25.5% 49.8% 13.9% 2.0% 0.9% 0.4%
Dixon 14.9% 69.6% 12.3% 2.4% 0.6% 0.3% 0.0%
Rio Vista 13.0% 81.3% 5.7% 0.0% 0.0% 0.0% 0.0%
Suisun City 8.9% 85.2% 3.8% 0.3% 0.0% 0.0% 1.8%
Vacaville 10.6% 63.7% 22.9% 2.1% 0.4% 0.1% 0.1%
Vallejo 21.2% 59.4% 17.0% 1.3% 0.5% 0.1% 0.4%
Fairfield 14.6% 57.3% 23.5% 3.2% 0.8% 0.1% 0.6%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-55
Geography
Units Valued
Less than
250k
Units Valued
$250k-$500k
Units Valued
$500k-$750k
Units Valued
$750k-$1M
Units Valued
$1M-$1.5M
Units Valued
$1M-$2M
Units Valued
$2M+
Unincorporated
Solano County 11.9% 20.5% 30.8% 18.9% 12.1% 3.3% 2.5%
Solano County 14.2% 57.9% 21.9% 3.9% 1.2% 0.3% 0.5%
Bay Area 6.1% 16.3% 22.5% 20.1% 17.9% 7.9% 9.2%
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Table 2-25 shows the median sales price for each jurisdiction in Solano County in 2021. According to Zillow and Realtor.com, the majority of jurisdictions in Solano County had relatively consistent median sales process, with the majority ranging from $552,000 to $596,000. The jurisdiction with the highest median sales price is Unincorporated Solano County, which is most likely due to the limited data available. The jurisdiction with the second-highest median price is Benicia at $695,000, followed by Dixon at $596,500.
TABLE 2-25 MEDIAN SALES PRICE, 2021
Geography Median Sales Price
Benicia $695,000
Dixon $596,500
Fairfield $575,000
Rio Vista $480,000
Suisun City $552,500
Vacaville $585,000
Vallejo $560,000
Solano County $569,000
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-56
Geography Median Sales Price
Unincorporated Solano County $630,000*
Average Countywide Median Sales Price $606,823
Source: Zillow.com and Realtor.com, December 2021
1 Due to the limited number of listings, it is important to note that the high and low listing for unincorporated Solano County was $449,000 and 1.1 million, respectively.
Rental Prices
Table 2-26 shows contract rents and median contract rent for all the jurisdictions within Solano County. Similar to home values described above, as of 2019, rents countywide trended lower than in the Bay Area as a whole. Median contract rent for the Bay Area as a whole was $1,849, while throughout Solano County it was $1,421. As described above, as compared with other jurisdictions in Solano County, Unincorporated Solano County had the largest proportion (17.9 percent) of high value homes (over one million dollars). However, that trend did not continue with rentals. Only three percent of homes in Unincorporated County are higher priced rentals (over $2,500). Higher priced rentals (over $2,500) are more common in Benicia, (11.5 percent) and Fairfield (6.1 percent). Jurisdictions in Solano County with the greatest proportion of lower priced rentals (less than $1,500) were Rio Vista (87.9 percent), Dixon (75.4 percent) and Unincorporated Solano County (65.2 percent). Jurisdictions in Solano County with the great est proportion of mid-priced rentals (between $1,500 and $2,500) were Suisun City (58.1 percent), Benicia (50 percent) and Vacaville (46.3 percent).
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-57
TABLE 2-26 CONTRACT RENTS FOR RENTER-OCCUPIED UNITS, 2015-2019 Geography
Rent less
than
$500
Rent
$500-
$1,000
Rent
$1,000-
$1,500
Rent
$1,500-
$2,000
Rent
$2,000-
$2,500
Rent
$2,500-
$3,000
Rent
$3,000 or
more
Median
Contract
Rent
Benicia 4.6% 6.7% 27.1% 32.4% 17.7% 8.4% 3.2% $1,679
Dixon 3.1% 15.6% 56.6% 15.7% 8.3% 0.7% 0.0% $1,277
Fairfield 3.7% 17.4% 34.0% 23.9% 14.8% 4.8% 1.3% $1,427 Rio Vista 0.0% 28.7% 59.1% 9.5% 2.6% 0.0% 0.0% $1,172
Suisun City 5.7% 15.6% 19.5% 48.8% 9.2% 1.0% 0.0% $1,593 Vacaville 7.3% 14.9% 28.9% 33.4% 12.9% 2.3% 0.4% $1,483 Vallejo 5.2% 19.5% 35.1% 28.3% 8.5% 2.9% 0.5% $1,348
Unincorporated Solano County 9.7% 24.5% 30.9% 21.6% 10.1% 2.7% 0.4% $1,227 Solano County 5.3% 17.2% 32.9% 28.9% 11.6% 3.3% 0.8% $1,421 Bay Area 6.1% 10.2% 18.9% 22.8% 17.3% 11.7% 13.0% $1,849 Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019 Table 2-25 shows the rental costs in all the cities within Solano County, based on a survey of listings for available rentals that ranged in size from two to four bedrooms. As shown in Table 2-18, about 38.5 percent of Solano County households are renter s. Although renters tend to live in multifamily units, the overall housing stock for Solano County is 14 percent multifamily and about 76.1 percent single family. Based on the stock, many single-family units may be used for renting. According to Zillow and Realtor.com, the cities with the highest median rent were Dixon and Fairfield, the prices for homes with two, three or four bedrooms ranged between $1,850 and $3,800, respectively. The city with the lowest median rent was Rio Vista at $2,331. The rest of the cities’ median rents were between $2,60 3 and $2,982. Median rents shown in Table 2-25 are lower than those shown in Table 2-26. Although data in Table 2-25 was drawn from a significantly smaller sample size, the differences between the two tables are likely chiefly attributable to the timeframes when the data was collected (2015-2019 vs. 2021).
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-58
TABLE 2-27 RENTAL RATES, 2021
Geography
Median Rent
(includes 2-, 3-, &
4-Bedrooms)
Range of Prices Number of Listings
Benicia $2,613 $1,795 – $3,700 13
Dixon $2,982 $1,850 – $3,549 5
Fairfield $2,901 $1,845 – $3,800 34
Rio Vista $2,331 $1,795 – $3,300 10
Suisun City $2,825 $1,925 – $3,300 6
Vacaville $2,729 $1,825 – $3,549 25
Vallejo $2,603 $1,600 – $3,655 47
Unincorporated Solano County* n/a n/a n/a
Source: Zillow and Realtor.com, 2021
*Data for Unincorporated Solano County was not available.
Housing Affordability
Table 2-27 provides the affordable rents and maximum purchase price, based on the HCD income limits for a household of four in Solano County. The table also shows median rents and sales prices. As shown in Table 2-28, the maximum affordable rent is $373 monthly for an acutely low-income household, $729 monthly for an extremely low-income household, $1,214 for a very low-income household, $1,940 for a low-income household, and $2,979 for a moderate-income household. The average of the median rents in the cities in Solano County (data on Unincorporated County was unavailable) for two-, three-, and four-bedroom units was $2,712, and therefore out of the affordability range for all lower income groups. Many lower-income households do not have access to affordable large units to accommodate larger families, thus resulting in overcrowding and subject to overpayment leading to potential displacement. The limited availability of affordable housing indicates a need for programs to assist with housing vouchers and other jurisdictional, state , and federal programs for provision of rental housing at prices affordable to lower incomes.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-59
As of December 2021, the average of the median sales prices in each of the jurisdictions in Solano County for all single-family homes $606,823 (Table 2 -25). The maximum affordable purchase price for a four -person household is $ 74,050 for an acutely low-income household, $144,870 for an extremely low-income household, $ 241,285 for a very low-income household, $385,658for a low-income household, and $592,154 for a moderate -income household . Looking at the maximum affordable purchase price and the median sales prices for all jurisdictions, moderate- and above moderate -income households in Dixon, Fairfield, Rio Vista, Suisun City, Vacaville, and Vallejo could afford existing and newly constructed homes. Unincorporated Solano County moderate income households are within reach of the median sales prices. Lower income households are not within reach of an affordable option. Due to lower-income households’ limited income, these households would require assistance through City, County, state, or federal homebuyers’ programs. For example, a down payment assistance loan program can help a household that can afford monthly mortgage payments and other housing related costs but due to their limited income, has difficulty saving enough money for a down payment. A Below Market Rate program can offer a household the opportunity to purchase a home at a price significantly lower than market rate, which can set them up with an affordable monthly mortgage pa yment.
Sometimes these programs can be used in conjunction on the same home purchase.
TABLE 2-28 HOUSING AFFORDABILITY BY INCOME LEVEL
Income Level (Based on a 4-Person Household)
Acutely Low Extremely Low Very Low Low Moderate
Annual Income $14,900 $29,150 $48,550 $77,600 $119,150 Monthly Income $1,242 $2,429 $4,046 $6,467 $9,929
Maximum Monthly Gross Rent1 $373 $729 $1,214 $1,940 $2,979 Median Rent3 $2,712
Maximum Purchase Price2 $74,050 $144,870 $241,285 $385,658 $592,154 Median Sales Price4 $606,823
Source: California Department of Housing and Community Development 2021 State Income Limits Notes:
1. Affordable cost 30 percent of gross household income spent on housing.
2. Affordable housing sales price is based on conventional 30-year loans at 4.88-percent interest and a 5-percent down payment.
3. Average of the median rents in all cities in Solano County (data on Unincorporated Solano County unavailable) (see Table 2-27).
4. Average of the median sales prices in each jurisdiction in Solano County (see Table 2-25).
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-60
SPECIAL-NEEDS POPULATIONS
Certain groups have greater difficulty in finding acceptable, affordable housing due to special circumstances relating to emp loyment and income, household characteristics, and disabilities, among others. These “special -needs” groups include seniors, persons with disabilities, large households, single-parent households (female-headed households with children, in particular), homeless persons, and farmworkers.
SENIORS
Seniors have many different housing needs, depending on their age, level of income, current tenure status, cultural background, and h ealth status. Seniors are defined as persons 65 years and older, and senior households are those households headed by a person 65 years and older.
Senior households may need assistance with personal and financial affairs, networks of care to provide services and daily assistance, and even possible architectural design features that could accommodate disabilities that would help ensure continued independent living.
According to the 2015-2019 ACS, approximately 48.9 percent of the population (5,792 persons) in Rio Vista were seniors (65 years or older).
Followed by 21.6 percent (2,617 residents) in Unincorporated Solano County , 19.8 percent (3,474 persons) in Benicia, 15.8 percent (11,063 persons) in Vallejo, 14 percent (8,052 persons) in Vacaville, 12.9 percent (1,248 persons) in Dixon, 12.2 percent (2,617 persons) in Fairfield, and 11.7 percent (1,678 persons) in Suisun City.
Senior-headed households made up approximately 55.4 percent (2,655 households ) of the households in Rio Vista, 37.9 percent in Unincorporated Solano County, above 30 percent in the rest of the cities (30 to 18 percent), and a small proportion (7.l percent) in Fairfield, respectively. Table 2-29 shows senior households by income and tenure.
For Vallejo, 35 percent of all senior households (2,769) in the City were considered extremely low income in 2011. By 2019, 16.1 percent of all senior households (1,780) were considered extremely low income. In 2011, a higher percentage of senior households were earning less than 30 percent AMI than those senior households earning more than 81 percent AMI. In 2019, the City still had a higher percentage of senior households earning less than 30 percent AMI and a lower percentage of senior households earning more than 81 percent AMI.
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-61
TABLE 2-29 SENIOR HOUSEHOLDS BY INCOME AND TENURE
Geography Tenure
Extremely
Low Income
0%-30% of
AMI
Very Low
Income
31%-50% of
AMI
Low Income
51%-80% of
AMI
Median
Income
81%-100% of
AMI
Above
Median
Income
>100% of
AMI
Totals All
households
Benicia
Owner Occupied 165 210 310 350 1,915 2,950
Percentage 5.6% 7.1% 10.5% 11.9% 64.9% 36.4%
Renter Occupied 145 80 79 60 160 524
Percentage 27.7% 15.3% 15.1% 11.5% 30.5% 16.4%
Dixon
Owner Occupied 54 150 180 34 675 1,093
Percentage 4.9% 13.7% 16.5% 3.1% 61.8% 25.8%
Renter Occupied 0 115 10 10 20 155
Percentage 0.0% 74.2% 6.5% 6.5% 12.9% 8.5%
Fairfield
Owner Occupied 174 150 335 332 1,280 2,271
Percentage 7.7% 6.6% 14.8% 14.6% 56.4% 18.4%
Renter Occupied 61 91 61 42 101 356
Percentage 17.1% 25.6% 17.1% 11.8% 28.4% 7.1%
Rio Vista
Owner Occupied 180 310 460 165 1,215 2,330
Percentage 7.7% 13.3% 19.7% 7.1% 52.1% 59.9%
Renter Occupied 0 65 80 0 180 325
Percentage 0.0% 20.0% 24.6% 0.0% 55.4% 36.0%
Suisun City
Owner Occupied 59 200 250 170 585 1,264
Percentage 4.7% 15.8% 19.8% 13.4% 46.3% 21.9%
Renter Occupied 79 35 115 30 155 414
Percentage 19.1% 8.5% 27.8% 7.2% 37.4% 11.7%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-62
Geography Tenure
Extremely
Low Income
0%-30% of
AMI
Very Low
Income
31%-50% of
AMI
Low Income
51%-80% of
AMI
Median
Income
81%-100% of
AMI
Above
Median
Income
>100% of
AMI
Totals All
households
Vacaville
Owner Occupied 533 690 975 650 3,050 5,898
Percentage 9.0% 11.7% 16.5% 11.0% 51.7% 29.1%
Renter Occupied 535 360 455 244 560 2,154
Percentage 24.8% 16.7% 21.1% 11.3% 26.0% 17.4%
Vallejo
Owner Occupied 835 1045 1495 835 3650 7,860
Percentage 10.6% 13.3% 19.0% 10.6% 46.4% 33.7%
Renter Occupied 945 720 725 239 574 3,203
Percentage 29.5% 22.5% 22.6% 7.5% 17.9% 25.8%
Unincorporated
Solano County
Owner Occupied 174 150 335 322 1280 2,261
Percentage 7.7% 6.6% 14.8% 14.2% 56.6% 47.9%
Renter Occupied 61 91 61 42 101 356
Percentage 17.1% 25.6% 17.1% 11.8% 28.4% 16.3%
Source: ABAG Data Packet, 2021 -- CHAS, 2013-2017
Table 2-30 shows overpayment status for the senior -headed households in Solano County (38,850 total households). The Department of Housing and Urban Development (HUD) defines overpayment (cost burdened) as a household that spends more than 30 percent of th eir income on housing costs, including utilities. Severely overpaying (severely cost burdened) occurs when a hous ehold spends 50 percent or more of their income on housing costs. Table 2-30 shows the number of households overpaying, paying 30 to 50 percent on housing costs, and the number of households severely overpaying, paying 50 percent or more on housing costs.
As shown in Table 2 -30, Dixon (26.4 percent), Vallejo (23.4 percent), and Vacaville (19.6 percent) had the highest number of senior households overpaying for housing. When looking at senior households severely overpaying, Vallejo and Fairfield had the highest percentages of hou seholds at 21.1 percent and 20.7 percent, respectively. When looking at lower income senior households, in Solano County, Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-63
overpayment ranged from 18 .6 and 37.7 percent -- Benicia (18.6 percent), Unincorporated Solano County (18.8 percent), Rio Vista (20.3 percent), Fairfield (27.7 percent), Dixon (28.0 percent), Vacaville (29.2 percent), Vallejo (33.1 percent), and Suisun City (37.7 percent).