Vallejo City Council
December 30, 2024

TABLE 2-30 SENIOR HOUSEHOLDS BY INCOME LEVEL OVERPAYING FOR HOUSING 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%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-64
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
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%
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

Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-65

PERSONS WITH DISABILITIES
Physical, mental, and/or developmental disabilities may prevent a person from working, may restrict one’s mobility, or may make it difficult to care for oneself. Persons with disabilities have special housing needs often related to the limited ability to e arn a sufficient income and a lack of accessible and affordable housing. Some residents have disabilities that require living in a supportive or institutional setting.

The Americans with Disabilities Act (ADA) defines an individual with a disability as “as a person who has a physical or mental impairment that substantially limits one or more major life activities, a person who has a history or record of such an impairment, or a person who is perceived by others as having such an impairment.”
The U.S. Census collects data for several categories of disability. The ACS defines six aspects of disability: hearing, visio n, cognitive, ambulatory, self-care, and independent living.
• Hearing difficulty: deafness or serious difficulty hearing • Vision difficulty: blindness or serious difficulty seeing even when wearing glasses • Cognitive difficulty: serious difficulty concentrating, remembering, or making decisions due to a physical, mental, or emotional condition
• Ambulatory difficulty: serious difficulty walking or climbing stairs • Self-care difficulty: difficulty dressing or bathing (Activities of Daily Living [ADL]) People with disabilities have distinct housing needs depending on the nature and severity of the disability. P eople with physical disabilities generally require modifications to housing, such as wheelchair ramps, elevators or lifts, wide doorways, accessible cabinetry, modified fixtures and appliances. If a disability prevents someone from operating a vehicle, then proximity to services and access to public transportation are also important. People with severe or mental disabilities may also require supportive housing, nursing facilities, or care facilities. If a physical disability prevents someone from working or limits their income, then cost of housing and related modifications can be difficult to afford.

Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-66
Table 2-31 reports the number of persons with a disability in each jurisdiction. Rio Vista had the highest percentage of residents with a disability (26.2 percent), with the remaining jurisdictions at a similar percentage ranging from 11.1 to 12.7 percent. Rio Vista’s high percentages of disability can be attributed to the larger senior population. Table 2-32 provides a breakdown of the types of disability in each community.

It is not uncommon for someone to have more than one type of disability.

TABLE 2-31 POPULATION BY DISABILITY STATUS, 2015-2019
Geography With a Disability Percentage Total Population Benicia 3,130 11.1% 28,143
Dixon 2,214 11.1% 20,022
Fairfield 13,038 11.6% 112,613
Rio Vista 2,341 26.2% 8,926
Suisun City 3,627 12.5% 29,039
Vacaville 10,709 11.8% 90,559
Vallejo 15,100 12.5% 120,683
Unincorporated Solano County 2,483 12.7% 19,498
Solano County 52,642 12.3% 429,483
Total 735,533 - 7,655,295
Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)

Solano County Regional Housing Element Collaborative
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TABLE 2-32 DISABILITY BY TYPE, 2015-2019
Disability Ambulatory
difficulty
Hearing
difficulty
Independent
living
difficulty
Cognitive
difficulty
Vision
difficulty
Self-care
difficulty
Benicia 5.2% 4.4% 3.3% 3.3% 2.0% 1.5%
Dixon 4.2% 3.5% 3.4% 3.1% 2.6% 1.7%
Fairfield 5.6% 4.3% 3.8% 3.1% 2.5% 1.7%
Rio Vista 13.3% 10.4% 8.0% 7.4% 3.9% 3.8%
Suisun City 5.9% 5.1% 5.1% 2.9% 2.8% 1.7%
Vacaville 5.7% 3.9% 3.5% 3.3% 2.2% 1.2%
Vallejo 6.9% 4.9% 4.7% 3.4% 2.7% 2.1%
Unincorporated Solano County 7.0% 4.8% 4.5% 3.7% 2.1% 1.6% Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)

PERSONS WITH DEVELOPMENTAL DISABILITIES
According to Section 4512 of the Welfare and Institutions Code, “developmental disability” means a disability that originates before an individual reaches 18 years of age, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. It includes intellectual disabilities, cerebral palsy, epilepsy, and autism. This term also includes disabling co nditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with intellectual disabilities but does not include other conditions that are solely physical in nature. Many people with developmental disabilities can live and work independently within a conventional housing environment. People with more severe disabilities require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physica l therapy are provided. Because developmental dis abilities exist before adulthood, the first issue in supportive housing for th ose with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-68
The California Department of Developmental Services provides community -based services to approximately 360,000 persons with developmental disabilities and their families through a statewide system of regional centers, developmental centers, and comm unity-based facilities. The North Bay Regional Center (NBRC) is 1 of 21 regional centers in California that provides point -of-entry services for people with developmental disabilities. The center is a nonprofit community agency that provides advocacy, services, support, and care coordination to children and adults diagnosed with intellectual and developmental disabilities and their families in Napa, Sonoma, and Solano Counties.

NBRC 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, as determined on a case-by-case basis, advocacy, consultation with other agencies, program evaluation, community education, community resource development, and coordination of services with community providers such as school, health, welfare, and recreation resources.

A number of housing types are appropriate for people living with a developmental disability: rent-subsidized homes, licensed and unlicensed single-family homes, rentals in combination with Section 8 Housing Choice Vouchers, special programs for home purchase, HUD housing, and Senate Bill 962 homes (Senate Bill 962 homes are adult residential homes for persons with specialized health care needs). Supportive housing and group living opportunities for persons with developmental disabilities can be an important resource for those individuals who can transition from the home of a parent or guardian to independent living.

The design of housing -accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. Incorporating barrier -free design in all new multifamily housing (as required by California and federal fair housing laws) is especially important to provide the widest r ange of choices for disabled residents. Special consideration should also be given to the affordability of h ousing, as people with disabilities may be living on a fixed income or cared for by households with limited financial resources.

According to Figure 2-6 and Table 2-33 and the most recent data by the California Department of Developmental Services from 2020, there were a total of 4,272 persons with developmental disabilities in Solano County. Within Benicia, Dixon, Rio Vista, and Suisun City, there were 81, 68, 19, and 142 persons under the age of 18, respectively, with a developmental disability. For Vacaville, Vallejo, and Unincorporated Solano County, there were 375, 369, and 212 persons under the age of 18 , respectively, with a developmental disability . Based on 2020 consumer count data by the California Department of Developmental Services, 70 to 85 percent of persons with developmental disabilities Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-69
were living at home with a parent, family, or guardian. Finding affordable housing with appropriate features and accessibility to supporting services within the household’s affordability range may be a challenge because many persons with disabilities live on disability incomes or fixed income
FIGURE 2-6 POPULATION WITH DEVELOPMENTAL DISABILITIES BY AGE

Source: ABAG Data Packet, 2021 -- California Department of Developmental Services, Consumer Count by California Age Group (2020) 98 82
21 208
444
741
227
81 68
19 142
375 369
212
0 100
200
300
400
500
600
700
800
Benicia Dixon Rio Vista Suisun City Vacaville Vallejo Unincorporated Solano County
Age 18+ Age Under 18
■ ■ ■ • II
■ ■
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TABLE 2-33 POPULATION WITH DEVELOPMENTAL DISABILITIES BY RESIDENCE Geography Home of Parent /
Family /Guardian
Independent /
Supported Living Other Foster /
Family Home
Intermediate
Care Facility
Community
Care Facility Totals
Benicia 159 17 5 5 0 0 186
Percentage 85.5% 9.1% 2.7% 2.7% 0.0% 0.0% 100.0%
Dixon 130 12 5 5 0 0 152
Percentage 85.5% 7.9% 3.3% 3.3% 0.0% 0.0% 100.0%
Fairfield 834 177 110 28 15 9 1173
Percentage 71.1% 15.1% 9.4% 2.4% 1.3% 0.8% 100.0%
Rio Vista 35 5 5 5 0 0 50
Percentage 70.0% 10.0% 10.0% 10.0% 0.0% 0.0% 100.0%
Suisun City 268 31 28 23 0 0 350
Percentage 76.6% 8.9% 8.0% 6.6% 0.0% 0.0% 100.0%
Vacaville 640 97 57 16 4 4 818
Percentage 78.2% 11.9% 7.0% 2.0% 0.5% 0.5% 100.0%
Vallejo 736 142 128 56 23 15 1100
Percentage 66.9% 12.9% 11.6% 5.1% 2.1% 1.4% 100.0%
Unincorporated
Solano County 350 50 30 8 3 2 443
Percentage 79.0% 11.3% 6.8% 1.8% 0.7% 0.5% 100.0%
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020) Solano County Regional Housing Element Collaborative
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LARGE HOUSEHOLDS
Large households are defined as households with five or more members. Large households comprise a special -needs group because of the need for larger dwelling units with 3 or more bedrooms, which are often in limited supply and therefore command higher prices. To save for other basic necessities, such as food, clothing, and medical care, it is common for lower-income, large households to reside in smaller dwelling units, frequently resulting in overcrowding.

As shown in Table 2-34, the jurisdictions in Solano County with the greatest proportion of large households (five or more members) were Dixon (18.3 percent), Fairfield (14.6 percent) and Suisun City (13.4 percent). As shown in Table 2-35, a relatively large proportion of each of these three city’s housing stocks has three or more bedrooms (75 percent in Dixon, 71 percent in Fairfield and Suisun City 81 percent).

Although the supply of units with three or more bedrooms may appear to be adequate to accommodate the needs of large families in these communities (and throughout Solano County), larger households may not actually be residing in these units, as the price for larger units may be a barrier to ownership or rental, leaving a portion of this population underserved. As well, large households may choose t o reside in the larger housing units that are above their financial means, thus resulting in overpayment and the potenti al for displacement. This situation applies to all of the jurisdictions in Solano County.

The U.S. Census Bureau considers a household to be overcrowded when there is more than one person per room, excluding bathroo ms, hallways and kitchens. As shown in Figure 2-2, the jurisdictions in Solano County with the highest rates of homes that were considered overcrowded were Dixon (7.5 percent), Vallejo (7 percent), Unincorporated Solano County (6.9 percent) and Fairfield (6.3 percent) . More larger homes in these communities may be needed.

A majority of Solano County’s rental housing stock consists of individual single -family homes for rent, and multifamily multiplex and apartment buildings. In fact, about 70 to 8 0 percent of the county’s housing stock consists of single-family homes, with the remainder multifamily units and mobile homes. According to Table 2-35, in Unincorporated Solano County and all cities except in Suisun City, homes with three or more bedrooms are overwhelmingly occupied by owners rather than renters.

In Vallejo, approximately 15.5 percent of households were considered large in 2010. By 2019, approximately 10.9 percent of households were considered large.

Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-72
TABLE 2-34 HOUSEHOLD SIZE BY INCOME LEVEL, 2013-2017
Geography Income Level
Large Families of 5+ Persons
Number Percent of Total Households
Benicia
0%-80% AMI 104 0.9%
81%-100% AMI 55 0.5%
100%+ AMI 535 4.8%
All Incomes 694 6.3%
Dixon
0%-80% AMI 619 10.5%
81%-100% AMI 195 3.3%
100%+ AMI 260 4.4%
All Incomes 1,074 18.3%
Fairfield
0%-80% AMI 1,935 5.5%
81%-100% AMI 630 1.8%
100%+ AMI 2,625 7.4%
All Incomes 5,190 14.6%
Rio Vista
0%-80% AMI 48 1.2%
81%-100% AMI - 0.0%
100%+ AMI 60 1.5%
All Incomes 108 2.6%
Suisun City
0%-80% AMI 455 5.0%
81%-100% AMI 89 1.0%
100%+ AMI 685 7.5%
All Incomes 1,229 13.4%
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-73
Geography Income Level
Large Families of 5+ Persons
Number Percent of Total Households
Vacaville
0%-80% AMI 883 2.7%
81%-100% AMI 405 1.3%
100%+ AMI 2,190 6.8%
All Incomes 3,478 10.8%
Vallejo
0%-80% AMI 1,719 4.2%
81%-100% AMI 570 1.4%
100%+ AMI 2,225 5.4%
All Incomes 4,514 2-34
Unincorporated
Solano
0%-80% AMI 227 3.3%
81%-100% AMI 221 3.2%
100%+ AMI 205 3.0%
All Incomes 653 9.4%
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 2-74
TABLE 2-35 HOUSING UNITS BY NUMBER OF BEDROOM, 2015-2019 Number of
Bedrooms
0 Bedrooms 1 Bedrooms 2 Bedrooms 3-4 Bedrooms 5 or More Bedrooms
Percent of
All Homes
in
Jurisdiction
with 3+
Bedrooms
Owner Renter Owner Renter Owner Renter Owner Renter Owner Renter Benicia 68 149 185 542 1,193 1,324 6,189 1,121 468 54 7,832 Percentage 0.8% 4.7% 2.3% 17.0% 14.7% 41.5% 76.4% 35.1% 5.8% 1.7% 69% Dixon 14 45 24 374 351 685 3,692 710 157 10 4,569
Percentage 0.3% 2.5% 0.6% 20.5% 8.3% 37.6% 87.1% 38.9% 3.7% 0.5% 75% Fairfield 78 545 252 2,718 1,560 5,596 17,514 5,969 2,385 134 2,260 Percentage 0.4% 3.6% 1.2% 18.2% 7.2% 37.4% 80.4% 39.9% 10.9% 0.9% 71% Rio Vista 0 21 0 181 2,532 396 1,343 306 13 0 2,260
Percentage 0.0% 2.3% 0.0% 20.0% 65.1% 43.8% 34.5% 33.8% 0.3% 0.0% 47% Suisun City 94 33 0 524 302 820 5,337 2,078 50 72 7,537 Percentage 1.6% 0.9% 0.0% 14.9% 5.2% 23.2% 92.3% 58.9% 0.9% 2.0% 81% Vacaville 78 367 289 2,662 2,464 4,364 16,001 4,881 1,454 138 22,474 Percentage 0.4% 3.0% 1.4% 21.4% 12.1% 35.2% 78.9% 39.3% 7.2% 1.1% 69% Vallejo 128 990 468 4,178 4,293 6,324 17,289 6,916 1,161 301 4,554 Percentage 0.5% 5.3% 2.0% 22.3% 18.4% 33.8% 74.1% 37.0% 5.0% 1.6% 75% Unincorporated
Solano County 72 19 261 367 811 827 3,293 915 286 60 4,554 Percentage 1.5% 0.9% 5.5% 16.8% 17.2% 37.8% 69.7% 41.8% 6.1% 2.7% 66% 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 2-75

SINGLE-PARENT HOUSEHOLDS
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 services.

According to the 2015-2019 ACS, Solano County had about 14.2 percent (21,305) female-headed family households and 6.3 percent (9,486) male-headed family households. In all of Solano County, single-headed households represent approximately 20.5 percent of all family households in Solano County (see Table 2-36). In comparison, in the Bay Area, 15.2 percent were single-headed households (male or female).

Figure 2-7 shows single-headed family household types by percentage for Benicia, Dixon, Fairfield, Rio Vista, Suisun City, Vacaville, Vallejo, Unincorporated Solano County, and the Bay Area.

Single-parent households, particularly those headed by women, are likely to have greater demand for childcare and other social services than two-parent households. As shown in Figure 2-8, an average of about 75 percent of female-headed households in poverty have one or more children and conversely, an average of about a quarter of female-headed households in poverty do not have children in the household. Among female-headed households in poverty, having one or more child ren in the household was most common in Vacaville, Fairfield, Dixon and Benicia. In Rio Vista it was less common to have children in the households of female-headed households in poverty. Because female-headed, single-parent households often have limited incomes, these households may have trouble finding adequate, affordable housing , or may overpay for housing to accommodate family size or have access to services and resources.

For Vallejo, 35.9 percent of households were led by a single parent in 2010. By 2019, approximately 22.0 of households were led by a single parent.

Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-76
TABLE 2-36 SINGLE-PARENT HOUSEHOLDS, 2015-2019
Geography
Female-Headed Family
Households
Male-Headed Family
Households
Total Single-Parent
Households
Number Percentage Number Percentage Number Percentage
Benicia 1,155 10.2% 532 4.7% 1,687 14.9%
Dixon 1,017 16.8% 321 5.3% 1,338 22.1%
Rio Vista 273 5.7% 39 0.8% 312 6.5%
Fairfield 5,353 14.6% 2,720 7.4% 2,211 23.7%
Suisun City 1,497 16.1% 714 7.7% 5,886 18.0%
Vacaville 4,240 13.0% 1,646 5.0% 10,353 24.6%
Vallejo 7,224 17.2% 3,129 7.4% 8,073 22.0%
Unincorporated
Solano County 546 7.9% 385 5.6% 931 13.5%
Solano County 21,305 14.2% 9,486 6.3% 30,791 20.5%
Bay Area 283,770 10.4% 131,105 4.8% 414,875 15.2%
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 2-77
FIGURE 2-7 SINGLE-PARENT HOUSEHOLDS

Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)

10.2%

16.8%

14.6%

5.7%

16.1%

13.0%

17.2%

7.9%

10.4%

4.7% 5.3%

7.4%

0.8%

7.7%

5.0%

7.4%

5.6%

4.8%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

20.0%
Benicia Dixon Fairfield Rio Vista Suisun City Vacaville Vallejo Unincorporated Solano County
Bay Area
Female-Headed Family Households Male-headed Family Households• • Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-78
FIGURE 2-8 FEMALE-HEADED HOUSEHOLD BY POVERTY STATUS, 2015-2019 Source: ABAG Data Packet, 2021 -- U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)

83.3% 84.7%

88.0%

41.7%

78.1%

88.7%

81.7%

70.0%

16.7% 15.3%

12.0%

58.3%

21.9%

11.3%

18.3%

30.0%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Benicia Dixon Fairfield Rio Vista Suisun City Vacaville Vallejo Unincorporated Solano County
with Children with No Children■ ■
Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-79

FARMWORKERS
Farmworkers are generally considered to have special housing needs because of limited incomes and the unstable nature of employment (i.e., having to move throughout the year from one harvest to the next, resulting in many farmworkers living in overcrowded and often substandard housing conditions). 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 employed in Agriculture and Natural Resources, according to the 2015-2019 ACS, representing a very small portion of the workforce.

Solano County has both a large flux of seasonal workers and a substantial base of year -round farmworkers who reside permanently in the county. As a result, the number of farmworkers varies depending on location, size, and diversification of their individual economic b ase.

Further, prior to the COVID-19 pandemic, the industry began shifting toward recruiting and employing H-2A visa workers, many of whom are from Mexico and Central America. However small the agricultural sector as of 2019, farmworkers remain essential to Solano County’s economies as well as to local and national food supplies, and their need to have safe and affordable housing resources must be addressed. As well, the increase in farmworkers living in Solano County on a permanent basis increas es the need for local, affordable farmworker housing for household types other than single adult men and women, including family housing and all the services and neighborhood ame nities associated with raising families and being permanent members of the community.

According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in Solano County has significantly decreased from 2002 to 2017, decreasing from 2,735 farmworkers to 1,452 farmworkers over that time frame. Howev er, there was a slight increase from 2012 to 2017, showing an increase from 1,347 farmworkers to 1,453 farmworkers. The seasonal number has also decreased from 2,921 in 2002 to 1,060 in 2017 (see Figure 2-9). The overall number of farm workers was about the same in 2017 as in 2002.

The U.S. Department of Agriculture Census of Farmworkers also reports that there were 849 farms in Solano County, employing a total of 2,513 workers, in 2017. Of the 2,513 farmworkers in the county, 1,453 workers (58 percent) work 150 days or more each year. The remaining 42 percent work less than 150 days per year. Larger farms provide the main source of farm employment for farmworkers. According to the Census of Agriculture, 954 farmworkers ( 38 percent) were employed on farms with 10 or more workers. According to the California Department of Education California Longitudinal Pupil Achievement Data System (CALPADS ), there were about 446 migrant workers throughout Solano County. While these estimates are at the county level (including the cities) and are not specifically for the unincorporated area, it is likely the vast majority of farmworkers work within Unincorporated Solano County where most of the agricultural production in Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-80
the county takes place. Typically, farmworker positions, unless they own the business, do not pay well and these persons may have trouble finding adequate housing in the county.

FIGURE 2-9 FARM LABOR IN SOLANO COUNTY

Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor Note: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors) are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.

The HCD Employee Housing Facilities Permit Services database identified 2 units of dedicated farmworker housing with capacity for 41 workers (Table E-37 Farmworker Housing Facilities Serving Vallejo) in Vallejo. The identified facilities are allocated for H-2A worker housing, and because H-2A workers must be provided with housing accommodations, it is assumed that these accommodations could house approximately 8.2 percent of the total residents of Vallejo employed in Agriculture and Natural Resources. 2,735 2,921
1,474 1,3391,387 1,4591,453
1,060
0 500
1,000
1,500
2,000
2,500
3,000
3,500
Permanent Seasonal
Farm Workers
2002 2007 2012 2017■ ■ ■ ■
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TABLE 2-37 FARMWORKER HOUSING FACILITIES SERVING UNINCORPORATED SOLANO COUNTY Facility Name Facility
Type Facility Address Jurisdiction Structure
Count
Maximum
Capacity
Current
Occupancy
Permit
Status
Heather H-2A 101 Heather Ct. Vallejo 1 25 100% Active
Fairhaven Way H-2A 501 Fairhaven Way Vallejo 1 16 94% Active TOTAL 2 41

Migrant Workers
Farmworkers have a variety of special housing needs in terms of affordability, location, and duration of residence. The incre ase in farmworkers living in Solano County on a permanent basis increases the need for local, affordable farmworker housing for household types other than single adult men and women, including family housing and all the services and neighborhood amenities associated wi th raising families and being permanent members of the community.

Farmworkers may face added affordable housing challenges due to immigration status. Federally funded affordable housing projects require the head of household to have documentation of legal resident status, precluding some farmworkers from subsidized farmworker housing.

Even seasonal farmworkers may travel with families, with children who at least temporarily enroll in local schools. In Vallejo, the migrant worker student population has stayed at a steady 0 since the 2016 -17 school year. However, the 2017-18 and 2018 -19 school years were higher. Overall, for Solano County as a whole, the migrant worker student population increased by approximately 100 students from the 2016-17 school year to the 2019-20 school year, which shows a need for farmworker housing and resources. (Table 2-38).

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TABLE 2-38 MIGRANT WORKER STUDENT POPULATION
Geography 2016-17 2017-18 2018-19 2019-20
Benicia 0 0 0 0
Dixon 218 259 242 215
Fairfield 11 47 74 109
Rio Vista 0 0 0 0
Suisun City 0 0 0 0
Vacaville 110 123 138 122
Vallejo 0 0 0 0
Unincorporated Solano County 0 0 0 0
Solano County 339 429 454 446
Bay Area 4,630 4,607 4,075 3,976
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020)
Notes: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout t he State and the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to t he United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents may not be aware of their rights or may be wary to engage due to immi gration status concerns. Regionwide and for Solano County overall, the proportion of residents five years and older with limited English proficiency is eight percent . However, the proportion is higher in Dixon , at approximately 10.5 percent of the total population with limited English proficiency. Because this is a vulnerable population, it is important that tenants’ rights outreach and education efforts be conducted in a multi-lingual fashion.

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Income
Typically, farmworker positions, unless they own the business, do not pay well and these persons may have trouble finding adequate housing in the county. According to the EDD, the most recent data from 2014 measured the median wage for farmworkers at $13.4 4 per hour, or approximately $25,804 per year for full-time work, which is considered extremely low income, when compared to the 2021 poverty threshold of $29,150, although the hourly wage is likely higher in 2022 -2023 due to inflation and increases in California minimum wage. Seasonal workers without a year -round income could have lower incomes. According to the 2015 -2019 ACS, the annual median income for the agriculture, forestry, fishing, and hunting category, was $22,234 per individual. This income for one or two person households would fall into the extremely low-income category.

In Vallejo, 26.3 percent of people are Hispanic. While a farmworker survey specific to Solano County has not been conducted, findings from surveys throughout the state indicate that the majority of farmworkers are Hispanic. These data sources suggest that a majori ty of the labor force employed in agricultural industries is Hispanic, and it is likely that many of these workers have incomes below the poverty threshold.

In Vallejo, Farmworker’s housing needs can be met with single family homes, multifamily units, ADUs, and with assistance from Housing Choice 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.

To address the needs of very low -income households and special needs groups, including farmworkers, the City has included Programs A 3.1.1, E 1.1.1, and E 1.1.6.

Household Characteristics
Drawing from ABAG’s Farmworker Housing Toolkit, certain assumptions can be made about housing conditions for farmworkers. For instance, recent farmworker studies in San Mateo and Monterey Counties suggest that housing conditions for farmworkers are often in poo r repair and farmworkers are often subjec t to overcrowded living arrangements. With rising costs, it is also becoming more difficult for small agricultural producers/employers to offer housing or other living arrangements, making it increasingly difficult for these operators to continue to attract and retain agricultural labor. Agricultural workforce demographics are also changing, with the greater Bay Area seeing more Solano County Regional Housing Element Collaborative
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permanent workers than seasonal workers, resulting in the need for more family -oriented housing options instead of dormitory or other housing that is temporary in nature. Using UC Merced Farm Worker Health Survey data which surveyed farmworkers in Imperial/Coachella Valley, Lower Central Coast, Napa/Sonoma Counties, San Joaquin Valley, and Upper Central Coast, the element makes assumptions for farmworkers in Vallejo using the nearby Napa/Sonoma subgroup as a proxy. Workers in Napa/Sonoma Counties self-reported the highest combined “Excellent” and “Very Good” response to overall health status and reported positive responses to questions related to “Social Determinants of Health ,” including access to quality drinking water and a higher rate of individuals living in a single -family home or apartment, compared to garages, RV/car, or renting a room.

Resources for Farmworkers
In Vallejo, farmworkers’ housing needs can be met with single family homes, multifamily units, ADUs, and with assistance from Housing Choice Vouchers. Vallejo itself is limited on direct resources for farmworkers beyond assistance for lower income households, as it is located in a generally urban area of Solano County. However, neighboring Yolo, Napa, 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 focused primarily on the housing needs of farm workers, particularly migrant/seasonal farmworkers. Currently, there are three publicly owned and operated farmworker housi ng 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 and support services (including onsite childcare) during peak growing and harvest season , typically from April through November. However, 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.

While 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 to assist with needs of very low-income households and special needs groups, including farmworkers, additional resources available to farmworkers are included in Table 2-39.

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TABLE 2-39 RESOURCES FOR FARMWORKERS
Provider Area Served Services Available
California AgrAbility California residents employed with a disability or long -term health
condition who works in agriculture
Direct services to farmers and agricultural workers through individual consultations, farm site assessments, safety evaluations, and case management. This technical assistance varies based on the injury and/or disability of each individual and family. Staf f help identify and locate resources including low-cost modifications to the farm, home, equipment and work site operations.

Community Action Partnership
(CAP Solano)
Solano County Emergency rental assistance, utility arrears, housing stability case management, and a limited amount of prospective rental assistance.

Mutual Housing at Spring Lake Solano and Yolo Counties Permanent employee housing with a capacity of 101 units Madison Migrant Center Solano and Yolo Counties Seasonal migrant center with a capacity of 88 units Western Center for Agricultural
Health and Safety
Solano and Yolo Counties Education and outreach specialists provide free, participatory, bilingual trainings on topics such as wildfire smoke exposure, heat illness prevention, and injury and illness prevention.

Mahal Plaza Yuba County A 98-unit project containing two -, three-, and four -bedroom units where priority is given to resident farmworkers, as well as migrant farmworkers
Western Farmworkers
Association
Yuba County Advocacy, basic needs, legal help, non-emergency medical care, bilingual assistance
Knights Landing Community
Center
Yolo County Food bank and food distribution

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EXTREMELY LOW-INCOME HOUSEHOLDS
An extremely low -income household is defined as a household earning 30 percent or less than the area median. According to HCD, the median income for a four-person household in Solano County was $99,300 in 2021. Based on the above definition, an extremely low-income household of four earns less than $29,150 a year. Employees earning the minimum wage in California ($14 per hour) and working 40 hours a week would be considered extremely low income, as their total annual earnings would be $29,120.

Households with extremely low incomes have a variety of housing situations and needs. This population includes persons who are homeless, persons with disabilities, farmworkers, college students, single parents, seniors living on fixed incomes, and the long-term unemployed. Some extremely low-income individuals and households are homeless. As noted previously, this population also includes minimum wage workers or part-time employees. For some extremely low -income residents, housing may not be an issue —for example, domestic workers and students may live in in -law units at low (or no) rents. Other extremely low -income residents spend a substantial amount of their monthly incomes on housing or may alternate between homelessness and temporary living arrangements with friends and relatives. Households and individuals with extremely low incomes may experience the greatest challenges in finding suitable, affordable housing. Extremely low-income households often have a combination of housing challenges related to income, credit status, disability or mobility status, family size, household characteristics, supportive service needs, or exacerbated by a lack of affordable housing opportunities. Many extremely low -income households seek rental housing and most likely fac e overpayment, overcrowding, or substandard housing conditions and also face the risk of displacement. Some extremely low-income households could have members with mental or other disabilities and special needs.

According to 2015-2019 ACS, as shown in Table 2-10, Vallejo (15.0 percent), Dixon (10 .7 percent), Rio Vista (10.5 percent), and Fairfield (10.2 percent) had the highest percentage of households that fell into the extremely low -income category, followed by Suisun City (9.2 percent), Vacaville (9.2 percent), Benicia (8.6 percent), and the unincorporated County (8.4 percent).

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 overpaying (spending more Solano County Regional Housing Element Collaborative
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than 50 percent on housing costs). This shows a need for more affordable housing types and housing assistance for extremely low -income households. Additional details are provided in Table 2-45. For Vallejo, approximately 4.5 percent of extremely low -oncome households were experiencing overcrowding, while 3.6 percent were experiencing severe overcrowding.

TABLE 2-40 EXTREMLY LOW INCOME HOUSEHOLD CHARACTERISTICS Total Household Characteristics
Vallejo
Number Percentage of Total Households
Total occupied households 41,990
Total Extremely low-income occupied households 5,675 13.5% Extremely low-income renters 4,245 74.8%
Extremely low-income owners 1,430 25.2%
Extremely Low-Income Overpaying (>30%) 4,670 82.3%
Extremely Low-Income Renter HH overpaying 3,585 76.8%
Extremely Low-Income Owner HH overpaying 1,085 23.2%
Extremely Low Income Severely Overpaying (>50%) 4,215 74.3% Extremely Low-Income Renter HH severely overpaying 3,265 77.5% Extremely Low-Income Owner HH severely overpaying 950 22.5% Source: 2014-2018 CHAS Data Sets https://www.huduser.gov/portal/datasets/cp.html As of 2021, there were a total of 375 beds in emergency shelters in Solano County, about 121 beds in transitional housing and 431 beds for permanent housing. Each city works collectively with local non-profits as well as the Community Action Partnership Solano, Joint Powers Authority (CAP Solano JPA) to assist those in need and to help residents locate suitable housing in the area. Vallejo is currently constructing a Navigation Center that will include 125 beds once complete.

In addition, the City currently permits a variety of housing types and included Program F 1.1.3 to continue to identify financial resources to assist with development of affordable housing and reduce displacement risk for extremely low -income households. The City will also Solano County Regional Housing Element Collaborative
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incentivize development of residential units in mixed-use zones, particularly affordable units for extremely low-income households through Program A 1.1.2 . Through Program E 1.1.6 the City will encourage additional housing resources for extremely low -income residents, particularly seniors, farmworkers, and persons with physical or developmental disabilities. Additionally, Programs B 1.1.1, B 2.1.3 , and E

1.1.1 have also been included to address the needs of extremely low-income households.

HOMELESS
Homeless individuals and families have perhaps the most immediate housing need of any group. They also have one of the most d ifficult sets of housing needs to meet, due to both the diversity and complexity of factors that lead to homelessness and community opposition to the siting of facilities that serve homeless clients. California law requires that Housing Elements estimate the need for emergency shelter for homeless people.

The Point-in-Time (PIT) Count gathers both sheltered and unsheltered numbers. The sheltered PIT count is conducted on an annual basis and gathers data on the number of persons who are in emergency shelter or transitional housing. The sheltered PIT count co llects demographic information such as age, gender, length of time homeless, income, and housing history. The unsheltered PIT count, conducted biannually, gathers data on the number of persons who are observed on the street. The PIT count is conducted on a single day/night during the year and is therefore not meant to represent the overall number of individuals who experience homelessness over the course of a year Solano County conducted its 2022 PIT count on February 23, 2022. The total number of individuals experiencing homelessness fo r 2022 was 1,179, a slight increase ( by 28 individuals) from 1,151 individuals experiencing homelessness according to the 2019 PIT. The count is conducted in the winter (January or February), when seasonal demand is likely at its highest. As of 2022, there were a total of 236 beds in emergency shelters in Solano County, about 163 beds in transitional housing, and 503 beds for permanent housing. 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.

Homelessness is often the result of multiple factors that converge in a person’s life. The combination of loss of employment, reduced hours at a job, and high housing costs in Solano County has led to some individuals and families losing their housing. Divorce can also lead to the homelessness as a dual income household becomes a single income household. Table 2 -41 provides characteristics for the population experiencing homelessness, showing that of homeless individuals, 22 percent had mental health issues, following closely by alcohol and drug Solano County Regional Housing Element Collaborative
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abuse. The data also showed that 92 percent of persons interviewed were individuals and eight percent were families. According to California Housing Partnership, asking rents in Solano County increased by 7.4 percent since 2019 and renters would need to earn 2.4 times the minimum wage to afford the average asking rent in Solano County. From this data, a primary cause of homelessness is the lack of affordable housing and low incomes . Table 2-42 reflects the number of homeless individuals in each city accord ing to the Chief of Police and other local knowledge.

TABLE 2-41 CHARACTERISTICS FOR THE POPULATION EXPERIENCING HOMELESSNESS Jurisdiction Characteristic Percentage of Total Count
All Cities and Unincorporated Solano
County
Mental Health Issues 22%
Alcohol/Drug Abuse 21%
Chronic Health Issues 16%
Physical Disabilities 14%
HIV/Aids Related Illness 1%
Developmental 5%
Veterans 3%
Unaccompanied Youth 6%
Chronically Homeless 17%
Families 8%
Individuals 92%
Source: Solano County Point-in-Time Count Executive Summary, 2022

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TABLE 2-42 PERSONS EXPERIENCING HOMELESSNESS BY JURISDICTION Jurisdiction
2022 PIT Local Knowledge – Number of
Persons Experiencing Homelessness Unsheltered Sheltered Total Benicia 17 0 17 1001
Dixon 35 0 35 +/- 51
Fairfield 231 196 427 N/A
Rio Vista 22 0 22 31
Suisun City 41 0 41 N/A
Vacaville 139 33 172 1151
Vallejo 435 19 454 6002
Unincorporated Solano County 0 11 11 N/A
Total 920 259 1,179 --
Sources: Solano County Point-in-Time Count Executive Summary and Solano County jurisdictions, 2022 1Local Police Department/Police Chief
2Resource Connect Solano
Table 2-43 demonstrates the number of students in local schools experiencing homelessness. The cities with the highest number of students in local schools experiencing homelessness are Dixon (205) and Fairfield (206). The cities with the lowest numbers of students in local schools experiencing homeless are Suisun City, Benicia, Rio Vista, and Unincorporated Solano County. In comparison to past years (2018-19, 2017- 18, and 2016 -17), the number of students experiencing homelessness has decreased. This can be attributed to work by CAP Solano - JPA who have expanded their functions over the years, such as increased grant application and allocation of funding to local youth homeless service providers in Solano County.

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TABLE 2-43 STUDENTS IN LOCAL PUBLIC SCHOOLS EXPERIENCING HOMELESSNESS Geography 2016-17 2017-18 2018-19 2019-20
Benicia 33 54 42 0
Dixon 236 258 235 205
Fairfield 489 443 422 206
Rio Vista 0 0 0 0
Suisun City 112 80 49 16
Vacaville 131 169 196 140
Vallejo 260 302 325 162
Unincorporated Solano County 0 0 0 0
Solano County 1,261 1,306 1,269 729
Bay Area 14,990 15,142 15,427 13,718
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020)

ANALYSIS OF AT-RISK HOUSING
As required by California Government Code Section 65583, the Housing Element must analyze the extent to which below-market rate units are at risk of converting to market-rate housing. If there are at-risk units, the element should include programs to encourage preservation of these units or to replace any that are converted to market rate. The units to be considered are any units that were constructed usi ng federal assistance programs, state or local mortgage revenue bonds, redevelopment tax increments, in-lieu fees or an inclusionary housing ordinance, or density bonuses. Housing is considered to be “at risk” if it is eligible to be converted to non-low-income housing due to: (1) the termination of a rental subsidy contract, (2) mortgage prepayment, or (3) the expiration of affordability restrictions. The time period applicable in making this determination is the 10-year period following the last mandated update of the Housing Element, which, in this case with all jurisdictions in Solano County, is January 31, 2023. There are currently 351 units at risk of converting to market rate in the next 10 years (each project at risk is denoted in bold in Table 2-44).

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Inventory of Affordable Units
All federal and state subsidized rental housing is listed in Table 2-44. All cities within Solano County have assisted units and Benicia, Dixon, Fairfield, and Vallejo all have units at risk of converting to market rate within the next 10 years. have projects at-risk of converting to market rate.

TABLE 2-44 ASSISTED UNITS AT RISK OF CONVERSION
Name Address Total
Units
Affordable
Units Funding Affordability
Expiration

BENICIA
Casa de Vilarrasa II 921 E 4th St 24 24 HCD 2016
The Calms at Burgess Point 91 Riverview Terrace 56 55 LIHTC 2074 Total Units 80 79
Total Units At-Risk of Converting 24
DIXON
Bristol Apartments 1550 Valley Glen Drive 102 101 LIHTC 2060 Second Street Senior Apartments 211 East D Street 81 80 LIHTC 2061 Lincoln Creek Apartments 1395 North Lincoln Street 172 141 LIHTC 2060 Moonlight Apartments 425 West Chestnut Street 56 55 LIHTC; USDA 2064 Heritage Commons 191 Heritage Lane 59 59 LIHTC; CalHFA 2067 Valley Glen Apartments 1830 Gold St. 59 58 LIHTC; USDA 2067 Heritage Commons Phase 2 193 Heritage Lane 60 59 LIHTC 2068 Heritage Commons Phase III 197 Heritage Lane 44 43 LIHTC 2074 Dixon Manor 1270 Linford Lane 32 6 CalHFA 2031
Total Units 665 602
Total Units At-Risk of Converting 6
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Name Address Total
Units
Affordable
Units Funding Affordability
Expiration

FAIRFIELD
Bennington Apartments (AKA Sheffield Green) 2780 North Texas Street 132 27 CalHFA 2024 Avery Parks (AKA Quail Terrace) 2000 Claybank Road 136 33 CalHFA 2025 Woodsong Village Apartments 2999 North Texas Street 112 110 LIHTC 2027 Parkway Plaza 188 E. Alaska Ave 100 99 HUD 2030
Kennedy Court 1401 Union Ave 32 32 LIHTC 2050
Sunset Manor Apartments 855 East Tabor Avenue 148 146 LIHTC 2052 Woodside Court Apartments 555 Alaska Avenue 129 127 LIHTC 2053 Fairfield Vista Apartments 201 Pennsylvania Avenue 60 59 LIHTC 2053 Dover Woods Senior Apartments 2801 Dover Avenue 200 198 LIHTC 2058 Hampton Place / Gateway Village 2000 Pennsylvania Avenue 56 55 LIHTC; HCD 2058 Union Square II 608 Kennedy Court 24 24 LIHTC; HCD 2059 Fairfield Heights Apartments 1917 Grande Circle 52 51 LIHTC 2060 Laurel Gardens Apartments 201 East Alaska Avenue 30 29 LIHTC; HCD 2062 Senior Manor 1101 Union Ave. 84 83 LIHTC 2063
Signature at Fairfield 1189 Tabor Avenue 93 92 LIHTC; CalHFA 2065 Monument Arms Apartments 261 East Alaska Avenue 92 88 LIHTC; HUD 2069 Sunset Creek Apartments 840 E. Travis Boulevard 76 75 LIHTC 2072 Fairfield Apartments (Parkside Villa Apartments &
Rockwell Manor Apartments) - Site A 1650 Park Lane 128 126 LIHTC; HUD 2073 One Lake Family Apartments 190 188 LIHTC 2074
Total Units 1,874 1,642
Total Units At-Risk of Converting 269
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Name Address Total
Units
Affordable
Units Funding Affordability
Expiration

RIO VISTA
Casitas Del Rio Apartments 250 St. Joseph Street 40 39 LIHTC; USDA 2059 Total Units 40 39
Total Units At-Risk of Converting 0

SUISUN CITY
Village II 506 Civic Center Blvd 106 105 LIHTC; HUD 2065 Cottonwood Creek Apartments 202 Railroad Avenue 94 93 LIHTC; HCD 2062 Breezewood Village Apartments 1359 Worley Road 81 80 LIHTC 2062 Total Units 281 278
Total Units At-Risk of Converting 0

VACAVILLE
Twin Oaks Apartments 2390 Nut Tree Road 46 46 LIHTC; HUD 2067 Vacaville Autumn Leaves 2470 Nut Tree Rd 56 56 HUD 2039 Vacaville Gables 100 Gables Ave. 65 64 LIHTC 2052
Saratoga Senior Apartments 1101 Burton Drive 108 107 LIHTC; CalHFA 2053 Vacaville Meadows 131 Gable Avenue 65 50 LIHTC 2055
Vacaville Hillside Seniors 454 Markham Ave 15 12 LIHTC 2055 Saratoga Senior Apartments Phase II 1151 Burton Drive 120 119 LIHTC 2056 Lincoln Corner Apartments 130 Scoggins Court 134 101 LIHTC; HCD 2058 Rocky Hill Apartments & Bennett Hill Apartments
(Site A) 225 Bennett Hill Court 64 63 LIHTC 2068
Callen Street Apartments 1355 Callen Street 66 65 LIHTC 2068 Rocky Hill Veterans 582 Rocky Hill Road 39 38 LIHTC; HCD 2075 Meadows Court / Holly Lane Apartments (Site A) 531 Rocky Hill Rd 82 80 LIHTC 2070 Alamo Garden Apartments 1501 Alamo Drive 182 181 LIHTC 2071 Pony Express Senior Apartments 220 Aegean Way 60 59 LIHTC 2074 Total Units 1102 1041
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Name Address Total
Units
Affordable
Units Funding Affordability
Expiration
Total Units At-Risk of Converting 0

VALLEJO
Longshore Cove Apartments 201 Maine Street 236 234 LIHTC; HUD 2073 Carolina Heights 135 Carolina Street 152 151 LIHTC; HUD 2070 Marina Tower 601 Sacramento Street 151 150 LIHTC; HUD 2060 Marina Towers Annex 575 Sacramento Street 57 56 LIHTC; HUD; CalHFA 2056
Casa De Vallejo Apartments 1825 Sonoma Blvd. 136 136 LIHTC; HUD 2060 Ascension Arms 301 Butte St 75 42 HUD 2029
Seabreeze Apartments 100 Larissa Ln 184 71 HUD 2036
Redwood Shores 400 Redwood Street 120 119 HUD 2037
Friendship Estates Apartments 2700 Tuolumne Street 76 74 LIHTC 2052 Solano Vista Senior Apartments 40 Valle Vista Avenue 96 95 LIHTC 2072 Sereno Village Apartments 750 Sereno Drive 125 124 LIHTC 2057 Bay View Vista Apartments 445 Redwood Street 194 192 LIHTC 2055 Avian Glen 301 Avian Drive 87 85 LIHTC; HCD 2064
Temple Art Lofts 707 Main Street 29 28 LIHTC 2067
Harbor Park Apartments 969 Porter Street 182 73 LIHTC 2070 Total Units 1,900 1,630
Total Units At-Risk of Converting 42
UNINCORPORATED SOLANO CO. No Federal or State Assisted Developments Sources: California Housing Partnership, Preservation Database 2021.

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Preservation Resources
The types of resources needed for preserving at-risk units fall into three categories: (1) financial resources available to purchase existing units or develop replacement units; (2) entities with the intent and ability to purchase and/or manage at -risk units; and (3) programs to provide replacement funding for potentially lost Housing Choice Voucher Program rent subsidies, otherwise known as the Section 8 program.

A variety of federal and state programs are available for potential acquisition, subsidy, or replacement of at -risk units. Due to both the high costs of developing and preserving housing and limitations on the amounts and uses of funds, a variety of funding sources would be required.

Several sources of funding are available to Solano County for preservation of assisted, multifamily rental housing units to assist with purchasing units or providing rental subsid ies, including Community Development Block Grant (CDBG) or HOME funds. For older buildings with expiring affordability, funding for substantial rehabilitation may also give the County an opportunity to reinstate affordability requirements. HUD may provide Section 8 Tenant Protection Vouchers to subsidize rents for tenants in properties at risk of loss because of expiration due to loss of affordability associated with mortgage prepayment.

When affordable housing units have the potential to convert to market rate, due typically to the expiration of an affordable housing agreement or expiration of funding, there is a risk that tenants in those affordable units will be displaced. Certain companies and org anizations can be certified as eligible to purchase buildings where a federally assisted mortgage is due to be prepaid.

Qualified Entities
The following qualified entities were listed as potential purchasers of at-risk units in Solano County:
• ACLC, Inc
• Mid-Peninsula Housing Coalition Mutual Housing California • Affordable Housing Associates SWJ Housing
• Affordable Housing Foundation Volunteers of America National Services • Sacramento Valley Organizing Community
• Pacific Community Services, Inc.

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• Anka Behavioral Health
• Housing Corporation of America
• Mutual Housing California
• SWJ Housing
• Volunteers of America National Services
The Section 8 Housing Choice Voucher Program is another affordability option that individuals may apply for through the Benicia Housing Authority (BHA), Solano County Housing Authority (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 may be either project-based for a portion if an entire apartment building, or subsidies may be provided in the form of vouchers for individual, independent units.

The BHA administers approximately 294 active housing choice vouchers. The SCHA allocated 368 vouchers including 45 Veterans Administration Supportive Housing (HUD-VASH) Vouchers and 53 Mainstream Vouchers for non-elderly disabled households. The SCH administers approximately 192 housing choice vouchers and the VHA administers approximately 1,366 vouchers and vouchers including the Veterans Administration Supportive Housing (HUD -VASH), Family Unification Program (FUP), Mainstream Voucher Program , and Emergency Housing Voucher Program Vouchers.

Strategies for Preserving Affordable Housing
Acquisition - For units at risk of conversion, qualified non-profit entities must be offered the opportunity to purchase buildings to maintain affordability.

The factors that must be used to determine the cost of preserving low -income housing include property acquisition, rehabilitation, and financing. Actual acquisition costs depend on several variables, such as condition, size, location, existing financing, and availability of financing (governmental and market). Looking at multifamily buildings throughout the county, prices ranged from $165,000 per unit for a 10-unit building in Suisun City to $215,000 per unit for a 5-unit multifamily unit in Vallejo. While most units listed for sale in March 2022 were in incorporated jurisdictions of Solano County, purchasing residential units in Unincorporated Solano County will likely have a similar Solano County Regional Housing Element Collaborative
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price range depending on where in the county the units are located. Additionally, if the property needs significant rehabilitation, or financing is difficult to obtain, it is important to consider these factors in the cost analysis. It is important to note that a major financing tool, Low Income Housing Tax Credits (LIHTC), currently do not prioritize acquisition and rehabilitation projects, but instead fund new construction projects. This makes the effort to preserve units much more difficult.

Preservation - Housing affordability can also be preserved by seeking alternative means of subsidizing rents, such as the Section 8 Housing Choice Voucher program described previously. Under Section 8, HUD pays the difference between what tenants can pay (defined a s 30 percent of household income) and what HUD estimates as the fair -market rent on the unit. Based on HUD’s 202 2 fair-market rents, the total cost to subsidize rental costs for a very low -income four-person household for 20 years would be $ 111,180 for a two-bedroom home and $256,980 for a three-bedroom home. This is typically done through Project Based contracts with the Housing Authority that administers a Project Based Program and has available vouchers.

Replacement with New Construction – Another alternative to preserve the overall number of affordable housing units in the county is to construct new units to replace other affordable housing stock that has been converted to market -rate housing. Multifamily replacement property would be constructed with the same number of units, with the same number of bedrooms and amenities as the one removed from the affordable housing stock.

The cost of new affordable housing can vary greatly depending on factors such as location, density, unit sizes, construction materials, type of construction (fair/good), and on- and off-site improvements. Looking at a sample project with 188 assisted units and one manager’s unit, the cost for land acquisition is approximately $30,319 per unit, or $5,700,000 total. Costs for multifamily construction are approximately $162 per square foot. This is based on costs calculated for a two-story building in Solano County with 20 units and an average unit size of 800 square feet each. The total construction costs for the building are $2,593,864, based on the total cost of building this development, it can be estimated that the per-unit cost to replace low-income housing would be $124,949 per unit. These construction costs include labor, materials, and equipment but do not include costs of buying land or off-street parking.1

1 2022 National Building Cost Manual and 2022 945-33,91,90,34,89,85,93,71,35,12,92, and 956-87,20,18,94,90,25,96 zip code modifiers Craftsman Book Company.

Solano County Regional Housing Element Collaborative
Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-99
Cost of Preservation Versus Replacement
The cost to the cities within Solano County of preserving units that are projected to expire between 2024 and 2074 is estimated to be less in most cases than replacing the units through new construction. Replacing the units with rehabilitated units may be cost -effective in some instances. Actual costs involved in each option will depend on the rental and real estate ma rket situations at the time the affordability restrictions on these projects expire.

Extending low-income use restrictions to preserve the units as affordable may require financial incentives to the project owners. Other scenarios for preservation would involve purchase of the affordable units by a nonprofit or public agency, or local subs idies to offset the difference between affordable and market rents. Scenarios for preservation depend on the type of project at risk.

Funding Sources for Preservation
The types of resources needed for preserving at-risk units fall into three categories: financial resources available to purchase existing units or develop replacement units; entities with the intent and ability to purchase and/or manage at-risk units; and programs to provide replacement funding for potential reductions in funding for Housing Choice Voucher Program rent subsidies (previously known as the Section 8 Program).

A variety of federal, state, and local programs are available for potential acquisition, subsidy, or replacement of at-risk units. Due to both the high costs of developing and preserving housing and limitations on the amounts and uses of funds, multiple fu nding sources would be required. The following summarizes federal and state financial resources available to the cities within Solano County for preservation of assisted, multifamily rental housing units.

Federal Programs
Community Development Block Grant (CDBG)—This program is intended to enhance and preserve the jurisdictions affordable housing stock. CDBG funds are awarded to the County on a formula basis for housing and community development activities. Eligible act ivities include acquisition, rehabilitation, economic development, and public services. CDBG funds benefit primarily persons/households with incomes not exceeding 80 percent of the county median family income.

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Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-100
HOME Investment Partnerships—HOME funding is a flexible grant program that is awarded to the jurisdictions on a formula basis for housing activities that take into account local market conditions, inadequate housing, poverty, and housing production costs. The formula for determining funding amount and eligibility is based on several factors, including the number of units in a jurisdiction that are substandard or unaffordable, the age of a jurisdiction’s housing, and the number of families living below the poverty line. HOME funding is provided to jurisdictions to either assist rental housing or home ownership through acquisition, construction, reconstruction, and/or reh abilitation of affordable housing, as well as possible property acquisition, site improvem ents, and other expenses related to the provision of affordable housing and projects that serve a group identified as having special needs related to housing.

Housing Choice Voucher (Section 8) Program—This program provides rental assistance payments to owners of private market-rate units on behalf of very low-income tenants.

Section 811/202 Program—Nonprofit organizations and consumer cooperatives are eligible to receive zero-interest capital advances from HUD for the construction of very low -income rental housing for senior citizens and persons with disabilities. Project -based assistance, or capital advances, is also provided in conjunction with this program. Section 811 can be used to develop group homes, independent li ving facilities, and intermediate care facilities. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.

HUD Low-Income Housing Preservation and Resident Homeownership Act (LIHPRHA)—LIHPRHA was enacted in response to concern over the prepayment of HUD-assisted housing. When an assisted housing project pays off the loan, they are then eligible to convert to market -rate, thus resulting in a loss of affordable housing. The legislation addresses the prepayment of units assisted under Section 221(d)(3) and Section 236 (Section 236 replaced the Section 221(d)(3) program in 1968). Generally, the law facilitates the p reservation of these low-income units by providing incentives to property owners to either retain their units as low income or to sell the project to priority purchasers (tenants, nonprofits, or governmental agencies.) Pursuant to LIHPRHA, HUD must offer a package of incentives to property owners to extend the low-income use restrictions. These incentives would ensure an 8-percent return for property owners on the recalculated equity of their property, provided the rents necessary to yield this return fall within a specified federal cost limit. The cost limits are either 120 percent of the fair market rate (FMR), or the prevailing rent in the local market. If HUD can provide the owner with this return, the owner cannot prepay the mortgage. The owner must eit her stay in the program or offer to sell the project (a “voluntary” sale) to a priority purchaser for a 12-month period or other purchasers for an additional 3 months. The owner is required to document this choice in a plan of action.

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Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-101
If HUD cannot provide the owner with the 8-percent return, i.e., the rents required would exceed federal cost limits, the owner may prepay only after offering the sale to priority purchasers for 12 months, or other qualified buyers for an additional 3 months (a “m andatory” sale) and filing a plan of action that demonstrates that conversion will not adversely impact affordable housing or displace tenants. According to the California Housing Partnership Corporation, most projects in California will fall within federal cost limits, except those with exceptionally high rental value or condominium conversion potential.

Projects that are preserved under either of these methods are required to maintain affordability restrictions for the remaini ng useful life of the project, which is defined minimally as 50 years. Despite these requirements, property owners may still be abl e to prepay the loan. First, the owner may prepay the property loan if no bona fide offer to purchase the property is made. Second, HUD may not provide some of the discretionary monies to priority purchasers in preservation sales. Finally, the overall succ ess of the preservation efforts is contingent on congressional appropriation of sufficient funding to HUD.

State Programs
California Housing Finance Agency (CHFA) Multiple Rental Housing Programs —This program provides below -market-rate financing to builders and developers of multiple -family and elderly rental housing. Tax -exempt bonds provide below-market-rate mortgage money. Eligible activities include new construction, rehabilitation, and acquisition of properties with 20 to 150 units.

Affordable Housing Sustainable Communities Program (AHSC)—This program provides grants and/or loans, or any combination t, 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.

Low-Income Housing Tax Credit (LIHTC)—This program provides tax credits to individuals and corporations that invest in low-income rental housing. Tax credits are sold to corporations and people with high tax liability, and proceeds are used to create hous ing. Eligible activities include new construction, rehabilitation, and acquisition.

California Community Reinvestment Corporation (CCRC)—This private, nonprofit mortgage banking consortium provides long-term debt financing for affordable multifamily rental housing. Eligible activities include new construction, rehabilitation, and acquisition.

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Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-102
Nonprofit Entities—Nonprofit entities serving the county can be contacted to gauge their interest and ability in acquiring and/or managing units at risk of conversion. (See partial list above in Qualified Entities.) Program Efforts to Preserve At-Risk Units
The following housing programs have been developed to address the preservation of assisted very low -income units eligible to convert to market rate. Each individual City’s Planning Department, Economic Development Department, and/or Housing Development will be responsible for implementing the programs. Funding for implementation could be provided through the funding sources cited above.

Each city in Solano County will maintain contact with owners of at-risk units as the use restriction expiration dates approach. Each city and Solano County will communicate to the owners the importance of the units to the supply of affordable housing in the county as well as its desire to preserve the units as affordable.

Rental Subsidies—If HUD funding is discontinued at some point within the next planning period to subsidize affordable units and other methods to preserve the at -risk units fail, the County will determine if it can assign financial resources to provide rental assistance to very low-income tenants to cover the difference between their current rents and market rents as well as continue to promote the development of affordable housing. If the owners of a project at risk of converting their units to market rate, the County or cities will evaluate the feasibility of implementing available options to preserve bond -financed units at risk of conversion: (1) offer rental subsidies using HOME or other available funding; (2) work with the property owner to refinance the mortgage at lower in terest rates; (3) work with nonprofit entities to evaluate the potential for acquisition of the complex (although, if only a portion of the units are at risk, this may not be feasible); (4) consider acquisition and rehabilitation of the project.

PROGRAMS TO ADDRESS IDENTIFIED NEEDS
The City has identified specific housng needs as a part of the preparation of the Housing Needs Assessment. Table 2-45 summaries the identified need and the program reference to address the need detailed in the Housing Element.

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Appendix 2 – 2023-2031 Regional Housing Needs Assessment November 2024 Page 2-103
TABLE 2-45 PROGRAMS TO ADDRESS IDENTIFIED NEEDS
Identified Need Housing Element Program Number
Housing Conditions Programs G 2.1.1, G 3.1.1
Renter Households Programs B 1.1.1, F 1.1.3, G 5.1.1
Senior Population (65+) Programs E 1.1.2, E 1.1.6, F 1.1.2 Persons with Disabilities Programs E 1.1.1, E 1.1.4, E 1.1.5, E 1.1.6 Large Households Program E 1.1.1
Female and Single Parent Households Program E 1.1.1
Farmworkers Programs A 3.1.1, E 1.1.1, E 1.1.6
Extremely Low-Income Households Programs A 1.1.2, B 1.1.1, B 2.1.3, E 1.1.1, E 1.1.6 Persons Experiencing Homelessness Programs A 3.1.1, E 1.1.1, E 1.1.3, E 1.1.6 Housing At-Risk of converting to market rate Program C 1.1.1 Source: City of Vallejo, August 2023

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City of Vallejo
Assessment of Fair Housing
November 2024 Page 1
APPENDIX 3: ASSESSMENT OF FAIR HOUSING

INTRODUCTION
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” California Government Code Section 65583 (10)(A)(ii) requires local jurisdictions to analyze racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. Although this is the Housing Element for the City of Vallejo, Government Code Section 65583 (subds. (c)(9), (c)(10), 8899.50, subds. (a), (b), (c)) requires all local jurisdictions to address patterns locally and regionally to compare conditions at the local level to the rest of the region. To that end, the Solano County Housing Element Collaborative, comprised of the cities of Benicia, Dixon, Fairfield, Rio Vista, Suisun City, Vacaville, Vallejo, and the County of Solano prepared a regional Assessment of Fair Housing (AFH) and each participating jurisdiction prepared a local AFH.

This section is organized by fair housing topics. For each topic, the regional assessment is first, followed by the local assessment. Strategies to address the identified issues are included throughout the section. Through discussions with stakeholders, fair housing advocates, and this assessment of fair housing issues, the City of Vallejo identified factors that contribute to fair housing issues. These contributing factors are included in Table 3-12, Factors that Contribute to Fair Housing Issues with associated actions to meaningfully affirmatively further fair housing related to these factors. Additional programs to affirmatively further fair housing are included in Chapter 5, Goals, Policies, and Programs.

This section also includes an analysis of the Housing Element’s sites inventory as compared with fair housing factors. The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households.

Assembly Bill (AB) 686 added a new requirement for housing elements to analyze the distribution of projected units by income category and access to high resource areas and other fair housing indicators compared to citywide patterns to understand how the projected locations of units will affirmatively further fair housing.

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Assessment of Fair Housing
November 2024 Page 2

OUTREACH
Regional Outreach Efforts
Workshops
Summary
As discussed in Appendix 1 – Public Outreach and Engagement, the Solano County Collaborative (Collaborative) took diligent efforts to encourage public and stakeholder participation in the Housing Element update process at both the regional and local scale. These efforts included six Housing Element community workshops between January and June 2022 and seven regional stakeholder consultations between December 2021 and February 2022. Each of the workshops was advertised with flyers in English, Spanish, and Tagalog, and conducted virtually to increase accessibility for residents throughout the county and in response to the COVID-19 pandemic. Live Spanish translation was offered at the first two sets of workshops, and a pre-recorded version in Tagalog. However, no participants opted for this option at any of the workshops, so the third set of workshops provided pre-recorded Spanish and Tagalog versions rather than live translation, though materials were still made available prior to the workshop in both languages.

Workshop Specifics
The first two workshops were held over two days: during the lunch hour on Wednesday, January 26, 2022, and the evening of Thursday, January 27, 2022, to ensure maximum participation from Solano County jurisdictions, invested stakeholders, and the community. The workshops were held online with a variety of technological methods to connect. The objectives of the workshop were to educate the public about the update process, identify specific needs and opportunities, share information about the Collaborative to help make informed conclusions and identify needs, and allow participants to share their insights on how housing opportunities can be improved locally and on a regional level. To gauge these opinions, participants were polled on topics that focused on housing assets, housing strategies, housing barriers, and preferences for location of hew housing. The results of key points of the poll related to fair housing are summarized herein.

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Assessment of Fair Housing
November 2024 Page 3

16%
13%
11%
11%
49%
What are the greatest barriers to
providing housing in your community?
Cost of construction
Cost of land
Building permit fees
Lack of jobs to support
existing cost of living
Other
67%
11%
6%
6%
6%
6%
What do you consider the greatest issue
related to housing?
Not affordable
Not enough housing types
and designs
Lack of public transit access
Homelessness
Declining neighborhood
conditions
Other
17%
17%
15%14%
11%
26%
What types of housing would you like
to see more of?
Single-family homes
designed for multi-
generational living
Apartments
Accessory Dwelling Units
Mixed Use development
Condominiums/townhomes
26%
20%
10%
10%
10%
24%
What populations are most in need of
housing?
Transitional housing for
persons experiencing
homelessness
Interim emergency shelter
for homeless persons
Special needs housing for
seniors
Special needs housing for
persons with disabilities
Multi-family workforce
housing for moderate-
income families
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
City of Vallejo
Assessment of Fair Housing
November 2024 Page 4

Discussion focused on the process, clarifications on the definition of overcrowding, mixed-income on commercial sites, and how mixed- income housing typically has better results than concentrated lower-income development. However, participants expressed that developers and lenders typically do not prefer mixed-income projects, thus presenting an additional barrier to the provision of housing, particularly integrated affordable housing. Overall, the primary fair housing themes that emerged were the costs associated with development of housing, particularly affordable units, the overarching issue of high cost of market-rate housing, shortages of affordable housing, the limited employment opportunities that offer livable wages, the challenges that lower-income households are facing, and providing housing opportunities for underserved populations, particularly those who are experiencing homelessness or are at risk of becoming homeless.

On March 30, 2022, two interactive, online workshops were held. Both workshops were well attended with representatives from the Solano County jurisdictions, various stakeholder organizations, and service providers. The content provided a summary of the analysis conducted in the housing needs assessment and discussions were guided by participant insights on how housing opportunities can be improved locally and on a regional level. Again, feedback on specific needs was sought out. Translation was available by request. During the workshops, the topics mentioned by participants included the relationship between location of affordable housing and access to employment, services, mobility, amenities, and recreation; special-needs populations, particularly seniors and their needs as they age; and the challenges of income discrepancies with the shortage of affordable housing resources throughout the county. Participants established clarity regarding what types of professions lower-income households really encompass, such as educators, public service providers, retail, and hospitality workers, which suggested that the Collaborative foster greater collaboration between jurisdictions to increase supply of housing for this very integral segment of the population.
14%
12%
12%
10%9%
43%
What populations do you believe are
underserved?
Low-income households
Service or retail workers
Low-income families
Seniors
Educators
Other
■
■
■
■
■
■
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Assessment of Fair Housing
November 2024 Page 5
On June 1, 2022, the Collaborative held two Fair Housing Workshops virtually to present an overview of the Assessment of Fair Housing and gather feedback from participants on their experiences with fair housing. One workshop was held over the lunch hour and one was held in the evening to offer two opportunities for potential participants. Across both workshops, approximately 36.4 percent of participants were from Benicia, 18.2 percent were from Vacaville, 13.6 percent were from Vallejo, 9.1 percent were from Fairfield, and 9.1 percent were from Suisun City. There were no participants from Dixon, Rio Vista, or the unincorporated area, and there were an additional

13.6 percent that did not live in Solano County but had some other interest in the Housing Element process. For both workshops, the Collaborative offered Spanish and Tagalog translation of materials and a recording of the presentation, in addition to hosting the meeting in English. At previous workshops, as discussed, there was no interest in live translation and therefore recordings were determined to be sufficient.

Approximately 35.0 percent of respondents reported that the greatest barrier to obtaining or keeping housing that they, a friend, or relative has experienced is that affordable options are too far from jobs, schools, and other resources. In addition, 15.0 percent identified accessibility issues as a barrier to housing, 10.0 percent identified substandard conditions, and an additional 10.0 percent identified landlord refusal to rent as barriers. Nearly one-third of respondents also reported having experienced overcrowding at some point in Solano County to be able to afford housing costs, meaning more there is more one person per room living in the home (see “Overcrowding” for more detail). When asked what their experience has been with housing mobility, as it relates to unit size, price, and other factors, 28.6 percent reported that it has been very challenging and 33.3 percent reported that it has been somewhat challenging. This supports feedback from local stakeholders that there is a shortage of appropriately sized and affordable options in Solano County (see “Consultations” summary in this Assessment of Fair Housing for more information on outreach with stakeholders). Further, half of respondents reported that there is no transit or alternative methods of transportation for them to navigate their communities, which furthers concerns about proximity of affordable housing to jobs and schools.

At the end of the workshop, the Collaborative asked participants to identify their top three priorities for increasing housing mobility and access to opportunities, improving the condition of their neighborhood, and reducing displacement risk. The top-three strategies to increase housing mobility were creation of targeted investment programs, such as down payment assistance (19.1 percent of respondents), incentivizing development of mixed-income housing (17.0 percent), and a tie between citywide registries of affordable rental options and targeted outreach to underserved groups to increase awareness of assistance programs (12.8 percent each). However, in open discussion, participants stated that many local, state, and federal assistance programs are already available, the barrier to fair housing is awareness of these opportunities. They identified a need for easier resource navigation for residents. The top strategies for improving neighborhood conditions were implementing proactive code enforcement for substandard housing (17.8 percent) and a three-way tie between targeted investment in parks and other recreational facilities, community committees made up of residents of underserved groups, and addressing the negative impacts of nonresidential uses on residential uses (15.6 percent each). Finally, the top strategies for reducing displacement City of Vallejo
Assessment of Fair Housing
November 2024 Page 6
were rent stabilization (27.0 percent), rent review or mediation board as well as foreclosure assistance and multilingual legal services (24.3 percent), and expanded density bonuses (18.9 percent).

The feedback received during this workshop informed this analysis and programs identified in this Housing Element.

Survey
The flyers inviting participants to the regional Housing Element workshops included an option for respondents to take a survey similar to the poll conducted at the first two workshops in January 2022, to prioritize their perspective on housing issues facing the county and its jurisdictions. A total of 57 responses were logged, the majority of which were homeowners (71.9 percent). Of participants, approximately

86.0 percent reported living in a single-family detached or attached home and 68.4 percent had lived in Solano County for over five years.

However, a smaller proportion (56.1 percent) report working within the county, which may indicate a shortage of jobs suitable for residents within their jurisdiction. The top types of housing that participants wanted to see built throughout the county were small/affordable single- family homes (57.9 percent), senior housing (47.4 percent), supportive housing/assisted living (43.9 percent), accessory dwelling units (ADUs; 35.1 percent), townhomes and condominiums/duplexes (35.1 and 31.6 percent, respectively), tiny homes (29.8 percent), large- acreage detached homes (28.1 percent), and apartments (24.6 percent). Among the respondents, the greatest barriers to building housing in their communities were (in order of ranking): cost of construction, opposition to new housing development projects, lack of adequate infrastructure, lack of availability of land, and lack of jobs to support existing cost of living. Supporting these responses was feedback on what the barriers to obtaining housing were specifically within the respondents’ jurisdictions, with 52.6 percent identifying home prices and rents being too high, followed by lack of public infrastructure, and the real-estate market, which ties back to the cost of housing barrier. A desire for yards and green space was also identified as a barrier associated with multifamily and/or higher-density residential types.

Responses to the survey indicated that the top-three underserved populations included homeless residents, seniors, single-parent households, and persons with disabilities. Respondents also indicated across the board a need for integration of affordable housing throughout communities to create mixed-income neighborhoods, roadway improvements, and a diverse range of housing types. Integration of new developments into the existing neighborhood fabric, addressing the “missing middle” housing types, and accessibility were also identified as needs.

Consultations
From December 2021 through February 2022, seven consultations were conducted with local nonprofits and housing stakeholders to receive one-on-one, targeted input from those who provide services for those most in need of housing or with special housing needs. In each of the consultations, stakeholders were asked some or all of the following questions, depending on the type of organization they represented:

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Opportunities and concerns: What three top opportunities do you see for the future of housing in Solano County? What are your three top concerns for the future of housing?
Housing preferences: What types of housing do your clients prefer? Is there adequate rental housing in the county? 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? Are there specific unmet housing needs in the community?
Housing conditions: How do you feel about the physical condition of housing in the county? What opportunities do you see to improve housing in the future?
Unhoused persons: How many unhoused persons are in the county? Housing equity: 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? The Collaborative contacted 12 organizations and received responses from the following:
• North Bay Housing Coalition, December 9, 2021
• Community Action Partnership Solano, Joint Powers Authority, December 14, 2021 • 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
The one-on-one interviews with stakeholders raised a number of observations and conditions related to housing issues facing the residents of Solano County, with several common themes emerging. First was the demand for a range of affordable and accessible housing types for the large concentration of special needs populations in the county, including seniors, large families, disabled persons, and low-income City of Vallejo
Assessment of Fair Housing
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households, many of which were identified as being Hispanic and Latinx. The need for additional rental housing was identified by most stakeholders. Additionally, service providers noted a shortage of housing resources for those who are experiencing homelessness and emphasized the need for a coordinated countywide central agency to be created to provide full-time services based on the growing demand, specifically housing-first projects across the county. This was noted in addition to a growing population of lower-income households and homeless residents, therefore identifying locations for pallet and cargo housing within the jurisdictions, as well as providing permanent supportive housing with wrap-around services and case management is crucial. One stakeholder disclosed that they have funding for assisting jurisdictions with needed affordable housing, acquisition of the actual acreage is the barrier, which is another theme identified in the stakeholder consultations.

Strategies associated with housing condition relating to preservation and maintenance of the existing housing stock for affordable housing opportunities was a second subject of importance among stakeholders. Income constraints often result in people living in substandard or overcrowded housing conditions, most often in rental situations, which stakeholders identified as often resulting in displacement and homelessness. Stakeholders also identified that there are substantial racial disparities in housing among communities of color, recommending that jurisdictions can 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. During the consultations, stakeholders expressed a need for proactive and “protective” tenant protections, such as rent control, just-cause protections, and other housing protection laws to keep more individuals housed, as eviction is the most common fair housing issue complaint encountered by stakeholders. In situations such as this, tenants require access to additional legal assistance to prevent displacement due to harassment or wrongful eviction.

Additionally, stakeholders identified a need for landlord education and enforcement regarding fair housing laws and rental discrimination practices, in combination with jurisdictions contracting with fair housing providers for a comprehensive system to identify affordable housing resources and tenant protection, particularly for seniors, the disabled, gender equality/familial status, and communities of color.

Consultations identified a need for workshops on fair housing laws for residents and housing providers. The goal of these would be to inform housing providers on their rights and responsibilities under fair housing laws, and provide education on discrimination, aiming to reduce the number of instances that result in fair housing complaints throughout the county. A tenant workshop counterpart was also suggested to inform residents on their tenant rights. Stakeholders identified acquisition of older, single-family housing stock, which might require repairs, for conversion to assisted affordable housing units as an opportunity to address shortages.

Barriers to development of affordable housing constitute a third major theme, including land costs, the length of entitlement processes, California Environmental Quality Act (CEQA) requirements, development fees, and other permitting processes, compounded by severe infrastructure constraints, particularly sewer and septic systems. All housing providers interviewed expressed that new low-income housing simply is not cost effective for developers, and that properties owned by jurisdictions are a valuable resource for providing lower-income City of Vallejo
Assessment of Fair Housing
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housing, including homeownership opportunities through organizations such as Habitat for Humanity, who assist communities of color and veterans to attain homeownership, which have been historically underserved in the homeowner market, particularly in areas of Solano County. Incentivizing and subsidizing the construction of ADUs on existing residential properties is recommended to help address the barriers associated with cost of land and shortage of viable acreage for development of units for lower-income and disabled and/or senior households. In addition, one stakeholder discussed Community Land Trusts as an underutilized opportunity to create permanent affordability, as well as the availability of CalHome funding for implementing this option.

A final recurring theme around barriers to affordable housing that stakeholders identified was the current and historic challenges lower- income households face in obtaining financial assistance, such as lending discrimination, which was a prevalent issue in Vallejo. On the flip side, it was also noted that there is a disconnect between the number of applicants for Housing Choice Vouchers (HCVs) and availability of units that accept them. Education and outreach efforts of current fair housing practices to landlords and sellers was recommended.

Local Outreach Efforts
Study Sessions
On April 18, 2022, the City held a joint Planning Commission and City Council study session to provide information on the Housing Element and solicit input from the community. The City notified the community of this meeting with flyers distributed in English, Spanish, and Tagalog. During the meeting, council members and commissioners expressed an interest in community land trusts and inclusionary housing, redevelopment of vacant and underutilized parcels and buildings, and integration of lower-income housing citywide. Of particular interest were mechanisms to aid lower-income and first-time homebuyers to build equity and coordination with community-based organizations. Members of the public supported interest in community land trusts but expressed a need for longer-term solutions to homeownership and housing. They identified a lack of generational wealth that has created discrepancies in homeownership opportunities and expressed concern that the diversity in Vallejo will decrease if there are not ownership opportunities accessible for all residents. The City has identified programs in Table 3-12, Factors that Contribute to Fair Housing Issues, to address concerns identified at this study session.

Consultations
During the Housing Element update process, staff reached out to six stakeholder organizations to offer the opportunity for each to provide one-on-one input on housing needs and programs in Vallejo and received responses from five. Representatives from the following stakeholders were interviewed:
• Fair Housing Advocates of Northern California (FHANC), January 6, 2022 City of Vallejo
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• Fighting Back Partnership, January 12, 2022
• Agency on Aging, January 24, 2022
• Brendan Riley, Local Historian and Vallejo Times-Herald Columnist, April 25, 2022 • Fair Housing Napa Valley (FHNV), May 10, 2022
Several Vallejo stakeholders described the high cost of housing and shortage of affordable housing available in the city as barriers to fair housing. One stakeholder also emphasized the need for more senior housing in the city, identifying a shortage of lower-income senior housing and that the existing senior housing supply has a shortage of wrap-around services required for adequate senior living.

Stakeholders also expressed concerns about the permitting process for ADUs, indicating that it may be a constraint on production and the habitability of homes, due to accessibility, age, and overall condition. In response to this, the City has included Program H A4.1.2 to review the ADU permitting process to identify strategies to streamline the process for applicants, and Program G 2.1.1 to continue to implement the Neighborhood Law Program to meet with residents and community organizations to coordinate the efficient use of City resources to eliminate blight and nuisance conditions throughout the city.

In response to steps the City can take to further fair housing, stakeholders identified a need for more education about fair housing laws – rights and requirements – for both tenants and housing providers. Local fair housing organizations stated that lack of awareness about fair housing laws results in increased discrimination cases, confusion about resources that are available to tenants, and more. In particular, a stakeholder is dealing with eviction proceedings onset by the housing moratorium from the COVID-19 pandemic. FHANC indicated that, in general, landlords of fewer units discriminate at a higher rate because they are not informed on fair housing requirements. To address these concerns, the City will continue to contract with a local fair housing and legal aid provider to conduct audits and investigations, and will coordinate biannual trainings for landlords to increase awareness of fair housing resources and laws. Additionally, the City has included Program F 1.1.1 to ensure all public materials are translated into common languages used by Vallejo residents to improve accessibility to resources for all residents.

Additional information from stakeholder interviews has been incorporated throughout this assessment, particularly to inform the subsequent Enforcement and Outreach Capacity and Other Relevant Factors sections.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 11

FAIR HOUSING ISSUES
Since 2017, the Tax Credit Allocation Committee (TCAC) and California Department of Housing and Community Development (HCD) have developed annual maps of access to resources such as high-paying job opportunities; proficient schools; safe and clean neighborhoods; and other healthy economic, social, and environmental indicators to provide evidence-based research for policy recommendations. This effort has been dubbed “opportunity mapping” and is available to all jurisdictions to assess access to opportunities within their community.

The TCAC/HCD Opportunity Maps can help to identify areas within the community that provide strong access to opportunity for residents or, conversely, provide low access to opportunity. The information from the opportunity mapping can help to highlight the need for housing element policies and programs that would help to remediate conditions in low-resource areas and areas of high segregation and poverty and to encourage better access for lower-income households and communities of color to housing in high-resource areas.

TCAC/HCD categorized census tracts into high-, moderate-, or low-resource areas based on a composite score of economic, educational, and environmental factors that can perpetuate poverty and segregation, such as school proficiency, median income, and median housing prices. The TCAC/HCD Opportunity Maps use a regional index score to determine categorization as high, moderate, and low resource.

Areas designated as “highest resource” are the top 20.0-percent highest-scoring census tracts in the region. It is expected that residents in these census tracts have access to the best outcomes in terms of health, economic opportunities, and education attainment. Census tracts designated “high resource” score in the 21st to 40th percentile compared to the region. Residents of these census tracts have access to highly positive outcomes for health, economic, and education attainment. “Moderate resource” areas are in the 41st to 70th percentile and those designated as “moderate resource (rapidly changing)” have experienced rapid increases in key indicators of opportunity, such as increasing median income, home values, and an increase in job opportunities. Residents in these census tracts have access to either somewhat positive outcomes in terms of health, economic attainment, and education; or positive outcomes in a certain area (e.g., score high for health, education) but not all areas (e.g., may score poorly for economic attainment). Low-resource areas are those that score above the 70th percentile and indicate a lack of access to positive outcomes and poor access to opportunities. The final designation are those areas identified as having “high segregation and poverty;” these are census tracts that have an overrepresentation of people of color compared to the county as a whole, and at least 30.0 percent of the population in these areas is below the federal poverty line ($26,500 annually for a family of four in 2021).

As seen in Figure 3-1, Regional TCAC/HCD Opportunity Areas, most of Solano County, particularly in the unincorporated area, is designated as low resource or moderate resource. The City of Vallejo has been designated entirely as a low-resource area, with three pockets identified as areas of high segregation and poverty: the Wilson Park neighborhood southwest of Solano Avenue (which includes a portion of unincorporated territory), the area west of Sutter Street to the waterfront between Florida Street to the north and Curtola City of Vallejo
Assessment of Fair Housing
November 2024 Page 12
Parkway to the south, and the area north of Florida Street between Sonoma Boulevard and Amador Street along Broadway Street. In contrast, the neighboring City of Benicia is designated entirely as a moderate-resource area. The City of Suisun City and most of Fairfield are designated as low resource, with moderate-resource areas in northeastern Fairfield and the Cordelia area of Fairfield. The City of Vacaville is similarly designated, with low-resource areas along Interstate (I-) 80, northeast of Davis Street, with the remainder designated as moderate resource. The City of Rio Vista is also split, with moderate-resource areas northwest of Church Road and low-resource areas to the southeast. The City of Dixon has the greatest variation in resource area designations among the incorporated cities of Solano County.

In Dixon, the southern and eastern areas are primarily moderate-resource areas, high and high-resource areas are in the center of the city with the exception of the Northwest Park neighborhood, east of Parkgreen Drive. Low-resource areas are in the Northwest Park neighborhood and south of W. A Street between Pitt School Road and S. Almond Street. In the unincorporated county, high- and highest- resource areas are generally in the northeast and northwest corners, with low-resource areas surrounding the cities of Dixon and Fairfield, and moderate-resource areas elsewhere. Given that much of Solano County is sparsely populated, with large agricultural areas, the low- and moderate-resource areas may not accurately represent the access to opportunities for residents of unincorporated communities, where there is typically a concentration of resources.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 13
FIGURE 3-1: REGIONAL TCAC/HCD OPPORTUNITY AREAS

Source: TCAC/HCD, 2021
TCAC Opportunity Areas
Composite Score by
Census Tract (2021)
Resource Category
- Highest Resource
- High Resource
E22J Moderate Resource (Rapidly
Changing)
Moderate Resource
Low Resource
= High Segregation & Poverty
D Missing/ Insufficient Data
SONOMA
COUNTY
NAPA
COUNTY
.....
•
CD
CONTRA
COSTA
COUNTY
YOLO
COUNTY
PLACER
COUNTY
8 SACRAMENTO
COUNTY
99 SAN JOAQUIN,
COUTY
Cf)
®
CD
City of Vallejo
Assessment of Fair Housing
November 2024 Page 14
Patterns of Integration and Segregation
Segregation exists when there are concentrations of a population, usually a protected class, located in higher density in a certain area. It can be as a result of local policies, access to housing that meets the needs of that population, or a community culture or amenity that attracts that population. In the context of fair housing, segregation may indicate an issue where it creates disparities in access to opportunity, is a result of negative experiences such as discrimination or disproportionate housing need, or other concerns. Integration, in contrast, usually indicates a more balanced representation of a variety of population characteristics and is often considered to reflect fair housing opportunities and mobility. This analysis assesses four characteristics that may indicate patterns of integration or segregation throughout the region and local Solano County jurisdictions: income distribution, racial and ethnic characteristics, familial status, and disability rates.

Income Distribution
Regional Patterns
At the regional level, income distribution can be measured between jurisdictions. Figure 3-2, Income Dot Map, presents the spatial distribution of income groups in Solano County and surrounding Bay Area jurisdictions. There are higher concentrations of very low- and low-income households in Bay Area jurisdictions such as the cities of Emeryville and Oakland, than are found in Solano County. While there are concentrations of lower-income households in the cities of Fairfield and Suisun City, generally the distribution of incomes in Solano County more closely reflects those patterns found in neighboring Napa County than most Bay Area counties.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 15
FIGURE 3-2: INCOME DOT MAP

Source: HUD, 2015, ACS 2011-2015, ABAG, 2022
1 Dot = 558
Households
V ry-Low
Low •
Moderate
•
Above
Moderate
t
____ -;_' Rosevil le

I --------
Ci t rus ~feig
acram Z: /

SAC RAM
Elk Grove
'
Stockton
i, HERE, Gar
1 USGS, Bureau f
ment, EPA, N
--
City of Vallejo
Assessment of Fair Housing
November 2024 Page 16
When comparing income groups between Bay Area counties and neighboring Sacramento region counties (Figure 3-3, Income Groups in Surrounding Region), patterns in Solano County closely mirror many of the Bay Area counties, supporting the patterns shown in Figure 3-2, Income Dot Map. Figure 3-4, Regional Median Income, presents the geographic patterns of median income in Solano County compared to the region. Throughout the region, the highest median income is often found in medium-density urban areas, such as in the cities of Fairfield, Vacaville, Walnut Creek, San Rafael, and others. In areas with a higher-density population and uses, such as along the San Francisco and San Pablo Bays, there are a greater number of lower-income households. Solano County reflects these income distribution trends found in the region.

FIGURE 3-3: INCOME GROUPS IN SURROUNDING REGION

Source: ABAG Data Packets, 2021; HUD CHAS, 2013-2017 release

14.7% 15.5% 13.5% 14.9% 10.4% 14.0% 10.0%

20.7%

13.3% 14.2% 11.1% 10.7%

18.0%

10.9% 11.2% 11.3% 11.2%

11.9%

12.0%

11.0%

10.4%

11.5% 10.7%

10.2% 9.9%

11.0%

13.0% 11.6% 12.1% 14.4%

14.7%

16.0%

15.0%

13.5%

16.2% 11.3% 15.6% 15.9%

14.0%

9.1% 9.0% 9.4%

9.0% 9.9%

10.0%

9.0%

8.2% 10.2%

8.7% 9.8% 9.9%

10.0%

52.3% 52.7% 53.8% 50.6% 53.1% 48.0%

54.0%

47.2% 48.9% 55.0% 53.4% 53.6%

48.0%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Bay Area Alameda
County
Contra
Costa
County
Marin
County
Napa
County
Sacramento
County
San Joaquin
County
San
Francisco
City and
County
San Mateo
County
Santa Clara
County
Solano
County
Sonoma
County
Yolo County
0% to 30% AMI 31% to 50% AMI 51% 80% AMI 81% to 100% AMI More than 100% AMI• • • • • City of Vallejo
Assessment of Fair Housing
November 2024 Page 17
FIGURE 3-4: REGIONAL MEDIAN INCOME

Source: 2015-2019 ACS
Median Income by Block
Group - ACS
(2015-2019)
Median Income
D <$30,000
- <$55,000
- < $87,100 (HCD 2020 State
Median Income)
- <$ 125,000
- Greater than $125,000
City of Vallejo
Assessment of Fair Housing
November 2024 Page 18
Within Solano County, the City of Benicia has the largest proportion of moderate- and above moderate-income households, earning more than 100.0 percent of the Area Median Income (AMI) (Figure 3-5, Income Groups within Solano County Jurisdictions). The distribution of income groups within Solano County may be representative of the availability of affordable or accessible housing and other opportunities that create mixed-income communities. As shown in Figure 3-4, Regional Median Income, the cities of Fairfield, Suisun City, and Vallejo have several block groups that have median incomes falling into the extremely low- and very low-income categories, corresponding with high rates of poverty shown in Figure 3-6, Regional Poverty Rates. While all jurisdictions in Solano County have areas in which at least 10.0 percent of the population falls below the poverty line, the City of Vallejo has the largest concentration of these households.

FIGURE 3-5: INCOME GROUPS WITHIN SOLANO COUNTY JURISDICTIONS

Source: ABAG Data Packets, 2021; HUD CHAS, 2013-2017 release

8.6% 10.7% 10.2% 10.5% 9.2% 9.2% 15.0% 8.4%

5.3%

12.3% 10.8% 12.7% 8.8% 8.8%

12.2%

8.2%

10.7%

15.8% 15.2% 17.9% 18.6% 15.2%

16.7%

14.9%8.4%

8.6% 10.0% 6.9% 9.3% 9.9%

9.7%

13.5%

66.9%

52.6% 53.9% 52.0% 54.2% 56.9%

46.4% 55.0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Benicia Dixon Fairfield Rio Vista Suisun City Vacaville Vallejo Unincorporated Solano County
0% to 30% AMI 31% to 50% AMI 51% 80% AMI 81% to 100% AMI More than 100% AMI■ ■ ■ ■ ■ City of Vallejo
Assessment of Fair Housing
November 2024 Page 19
FIGURE 3-6: REGIONAL POVERTY RATES

Source: 2015-2019 ACS
Poverty Status by Census
Tract - ACS (2015-2019)
Percent of Population whose
income in the past 12
months is below poverty
level
0 <10%
D 10%-20%
- 20%-30%
- 30%- 10%
- > 10%
SONOMA
COUNTY
NAPA
COUNTY
CONTRA
COSTA
COUNTY
YOLO
COUNTY

SACRAMENTO
COUNTY

SAN JOAQUIN
COUNTY
~~, .. i.iii,, iiiiiiiiiiiiiiiiiiiiii1, I
City of Vallejo
Assessment of Fair Housing
November 2024 Page 20
Local Patterns
Locally, TCAC/HCD Opportunity Area Maps designate most census tracts in Vallejo as low resource (Figure 3-7, Local TCAC/HCD Opportunity Areas). Two tracts partially within city boundaries are designated moderate resource, though parts of these tracts also extend into Benicia, Fairfield, and unincorporated Solano County, and may not accurately reflect conditions specifically for Vallejo residents.

Three tracts on Vallejo’s west side are designated as areas of high segregation and poverty, indicating that these areas meet the criteria for both poverty (at least 30 percent of the population living below the federal poverty line) and racial segregation (overrepresentation of people of color relative to the county).

The median household income citywide is $69,405, significantly below the statewide median of $87,100 and the Solano County median of $99,300.1 Vallejo’s median household income is the lowest among incorporated Solano County jurisdictions. Vallejo census tracts for which median household income is above the statewide median are found primarily clustered in neighborhoods on the east side of the city, with scattered and isolated higher-income tracts found in the northwest corner of the city and in areas between Broadway Street and I-80 (Figure 3-8, Local Median Income). The remainder of the city’s census tracts have median household incomes below the statewide median, with the lowest-income tracts ($21,270, $23,665, and $26,181) in the northwest side of the city, in residential areas around White Slough and the Vallejo Ferry Terminal. These neighborhoods are close to commercial and industrial areas and consist of single-unit residences, mobile home parks, and multifamily residences, including the Solano Village Apartments, Olympia Mobile Home Park, Vallejo Mobile Home Community, Solano Vista Senior Apartments, Marina Vista Apartments, Galleria Apartments, Marina Tower Apartments, Gateway Grand Apartments, Legacy at Vallejo Apartments, Duchess of Windsor Apartments, and Accession Arms Apartments, and similar residential developments likely to be among the city’s more affordable housing options as compared with the city’s neighborhoods where there is a predominance of single-unit residences and few nonresidential uses. As described previously, the city’s highest-income tracts are on its east and northeast sides, with the highest incomes in the Hiddenbrooke area where median household income is $168,750 (Figure 3-8). Other neighborhoods with relatively higher incomes include Blue Rock Springs (approximately $89,000 to $117,000), Gateway Plaza ($102,225), Somerset Highlands ($101,000 to $115,000), Glencove ($109,000 to $119,000), Henry Ranch, ($89,000 to $103,000), Skyview ($93,462), residential areas around Kaiser Permanente-Vallejo ($103,273), residential areas between Greenfield Avenue and Fleming Avenue ($90,893), as well as scattered/isolated areas between Tennessee Avenue and the Solano County line between I-80 and the railroad ($90,000 to $103,000). Outside of these higher-income neighborhoods, the remaining areas of Vallejo see median household incomes below the statewide median ($87,100). This indicates that Vallejo is a community with residents who earn a wide range of incomes, and a community with distinctly higher- and lower-income areas. More densely populated areas in South Vallejo closer to nonresidential uses, I-80, State Route (SR-) 37, the railroad, and marina are among the lowest-income areas in Solano County, while areas that are primarily residential toward the east side of the city are higher income. However, according to the TCAC/HCD Opportunity Areas

1 2015-2019 ACS, Table S1901 Income in the Past 12 Months (In Inflation -Adjusted Dollars); HCD 2021 State Income Limits.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 21
Map (Figure 3-7), Vallejo residents experience uniformly low access to resources compared to the county, which does not vary by income.

This may indicate poor access to positive outcomes related to education, economic, or environmental opportunities regardless of the income level.

In Vallejo, 15.0 percent of households make less than 30.0 percent AMI, which is considered extremely low income.2 This is the highest rate among Solano County jurisdictions. At the census-tract level, higher rates are found in the central and western parts of the city, in neighborhoods that coincide with the city’s lower-income block groups (Figure 3-9, Local Poverty Rates). Particularly high rates of poverty are found in the neighborhood around Vallejo Ferry Terminal and in the neighborhood around White Slough, the city’s lowest- income neighborhoods where housing typology and the presence of industrial uses likely accounts for more housing affordability and higher rates of poverty in these areas. These areas have historically been used as shipyard worker housing and were redlined areas, and patterns of low incomes persist in these areas. In general, elevated rates of poverty (above 10.0 percent) are found in the city’s lower- income neighborhoods.

The spatial distribution pattern of median household income in Vallejo has not shifted substantially between 2014 and 2019. Lower-income households are found in the west and central side of the city, closer to the commercial areas and along I-80 and the Mare Island Strait.

Neighborhoods identified as higher-income based on 2015-2019 American Community Survey (ACS) data were also the city’s higher- income areas in 2014, generally on the city’s east side. This data confirms that Vallejo has distinct higher- and lower-income areas, the boundaries of which have been generally consistent over time. To improve access to areas of high opportunity for lower-income households, the City will incentivize development of residential units in mixed-use zones to facilitate access to resources (Program A 1.1.2) will work with developers to expand for housing for lower-income households and special needs groups (Program E 1.1.1) and will encourage construction of ADUs across the city to increase housing mobility opportunities (Program H 4.1.2).

2 ABAG MTC Housing Needs Data Report, 2021
City of Vallejo
Assessment of Fair Housing
November 2024 Page 22
FIGURE 3-7: LOCAL TCAC/HCD OPPORTUNITY AREAS

Source: TCAC/HCD, 2021; City of Vallejo, 2022
c:J City Boundary
TCAC Opportunity Areas 2021 -
Composite Score (Tract)
Resource Category
- Moderate Resource
Low Resource
D High Segregation & Poverty
Land Invento ry Sites
Income Category
+ Lower Income
~ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
~
Lower and Above Moderate
Income
... Moderate Income
• Above Moderate Income
IS
American Canyon ~O
City of Vallejo
Assessment of Fair Housing
November 2024 Page 23
FIGURE 3-8: LOCAL MEDIAN INCOME

Source: 2015-2019 ACS; City of Vallejo, 2022
r= D City Boundary
Median Income (Block Group) - ACS
(2015-2019)
Median Income
- <$30 ,000
D <S55,ooo
D < $87,100 (HCD 2020 State
Median Income)
< $125,000
Greater than $125,000
Land Inventory Sites
Income Category
+ Lower Income
£ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
(f) Lower and Above Moderate
Income
A Moderate Income
• Above Moderate Income
15 American
Canyon
Amencan Canyon ~6
City of Vallejo
Assessment of Fair Housing
November 2024 Page 24
FIGURE 3-9: LOCAL POVERTY RATES

Source: 2015-2019 ACS; City of Vallejo, 2022
c:J City Boundary
Poverty Status (Tract) _ ACS
(2015-2019)
Percent of Population whose income
in th e paSt 12 months is below
pave rty I eve I
LJ< 10%
D 10%- 20%
- 20%- 30%
- 30%-40%
- > 40%
Land Inventory Sites
Income Category
+ Lower Income
Lower and Moderate Income
Lower, Moderate, and Above
Moderate Income
•
Lower and Above Moderate
Income
Moderate Income
Above Moderate Income
14 American
Canyon
Amencan Canyon ~O
jo
<Y.
~\
.... .... :
• 0 ...
-QQ a
~
Benicia
City of Vallejo
Assessment of Fair Housing
November 2024 Page 25
Racial and Ethnic Characteristics
Regional Patterns
The Dissimilarity Index measures the percentage of a certain racial or ethnic group’s population that would have to move to a different census tract to be evenly distributed within a jurisdiction or region, and thus achieve balanced integration between all racial and ethnic groups within that jurisdiction. The higher the Dissimilarity Index score is, the higher the level of segregation is currently. For example, if a jurisdiction’s White/Black Dissimilarity Index was 40, then 40.0 percent of White residents would need to move to a different neighborhood for Black and White residents to be evenly distributed across the jurisdiction. According to the United States Department of Housing and Urban Development (HUD), Dissimilarity Indices of less than 39 are considered to indicate low segregation, indicated between 50 and 54 indicate moderate segregation, and indices greater than 55 indicate high segregation.

According to HUD’s Dissimilarity Index based on the 2010 Census, Black residents throughout most of the region experience the highest levels of segregation; followed by Hispanic and Latinx residents in most counties; and Asian residents in Napa, Sacramento, and Solano Counties (Figure 3-10, Dissimilarity Indices in the Region). Yolo and San Joaquin Counties are the only jurisdictions in which these patterns differ. In Sonoma and Yolo Counties, all racial and ethnic groups face relatively low levels of segregation. Overall, Solano County has greater integration across all racial and ethnic groups than all counties in the Association of Bay Area Governments (ABAG) and greater region, with the exception of Marin, Sonoma, and Yolo Counties.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 26
FIGURE 3-10: DISSIMILARITY INDICES IN THE REGION

Source: HUD Affirmatively Furthering Fair Housing Mapping Tool, 2020; 2010 U.S. Census While Solano County has relatively low dissimilarity indices compared to the region and surrounding counties, the population is predominantly White in most areas, with the exception of areas within the cities of Vallejo, Fairfield, and Dixon (Figure 3-11, Regional Racial Demographics). The northern portion of the ABAG region has similar racial and ethnic patterns, with most of Marin, Sonoma, and Napa Counties being predominantly White, while there is a larger proportion of non-White populations adjacent to the San Francisco Bay in more urbanized areas. Similarly, in Yolo and San Joaquin Counties, and the southwestern portion of Sacramento County, the population predominantly identifies as Hispanic or Latinx. These racial and ethnic trends in the ABAG and Sacramento regions reflect patterns of urbanization and income distribution that reflect the trends in Solano County. Where there is greater urbanization and higher rates of poverty, such as in and near the City of Vallejo, there is greater diversity, meaning a higher proportion on non-White households (Figure 3-12, Regional Diversity Index, and Figure 3-11, Regional Racial Demographics).

39.6 41.9

35.2 31.2

38.5 37.2

43.5 39.8

34.8 31.7

29.8 19.4

54.1 58.4

45.6 58.8

45.0 52.8

50.8 38.2

45.2 41.5

30.7 24.8

48.3 48.1

44.7 30.1

36.2 47.1

50.5 48.0

34.1 29.2

34.8 34.1

40.2 35.7

18.6 57.4

46.9 40.3

44.5 42.5

46.0 38.6

24.3 28.6

0.0 10.0

20.0 30.0

40.0 50.0

60.0 70.0
Alameda
County
Contra Costa
County
Marin
County
Napa County Sacramento
County
San
Francisco
County
San Mateo
County
Santa Clara
County
San Joaquin
County
Solano
County
Sonoma
County
Yolo County
Dissimilartiy Index
White/Non-White Black/White Hispanic/White Asian/White
- l I
■ ■ ■ ■
City of Vallejo
Assessment of Fair Housing
November 2024 Page 27
FIGURE 3-11: REGIONAL RACIAL DEMOGRAPHICS

Source: Esri, 2018
Racial Demographics
by Block Group (2018)
Percent of Total Non­
White Population
LJ !>20 %
- 21 - 40%
- 41 - 60%
- 61-80 %
- > 81%
SONOMA
COUNTY
NAPA
COUNTY

SACRAMENTO
COUNTY

SAN JOAQUIN
COUNTY
City of Vallejo
Assessment of Fair Housing
November 2024 Page 28
FIGURE 3-12: REGIONAL DIVERSITY INDEX

Source: Esri, 2018
Diversity Index by
Block Group (2018)
Lower Diversity
:555
- :570
- :585
- Higher Diversity
SONOMA
COUNTY
MARIN
COUNTY
NAPA
COUNTY

SAN JOAQUIN
COUNTY
~ M;oiiiiiiiiiiiiiie, W 1
City of Vallejo
Assessment of Fair Housing
November 2024 Page 29
Concentrations of minority populations, or concentrations of affluence, may indicate a lack of fair housing opportunities despite relative integration compared to the region. A racially and ethnically concentrated area of poverty (R/ECAP) is defined by HUD as an area in which 50.0 percent or more of the population identifies as non-White and 40.0 percent or more of households are earning an income below the federal poverty line. While racially concentrated areas of affluence (RCAAs) have not been officially defined by HUD, for the purposes of this analysis, if the percentage of a population in a census tract that identifies as White is 1.5 times the percentage that identifies as White in ABAG as a whole, and the median income is at least 1.25 times greater than the State AMI ($90,100), or $112,625, the tract is considered a RCAA. There are two R/ECAPs in Solano County, one within the limits of the City of Vallejo and one within the limits of the City of Fairfield, both of which are discussed in more detail in their respective jurisdictional analysis. The only other R/ECAP in the northern ABAG region is in Marin County, adjacent to the City of Sausalito, while there are several in the urban areas of the southern ABAG region, Sacramento County, and San Joaquin County (see Figure 3-13, Regional R/ECAPs). In contrast, there are several possible RCAAs in Solano County (see Figure 3-14, Regional RCAAs), including in the cities of Benicia and Vacaville and unincorporated areas, including Green Valley. RCAAs are even more prevalent throughout the ABAG region, such as in the suburban communities of Alameda and Contra Costa Counties as well as much of Santa Clara, San Mateo, Marin, and Napa Counties.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 30
FIGURE 3-13: REGIONAL R/ECAPS

Source: HUD, 2009-2013
Racially or Ethnically
Concentrated Areas of
Poverty (R/ECAPs)
(2009 - 2013)
D O - Not a R/ECAP
~ 1 - R/ECAP Area
MARIN
COUNTY
SONOMA
COUNTY
NAPA
COUNTY
l
YOLO
COUNTY

SACRAMENTO
COUNTY

SAN JOAQUIN
COUNTY
l
~ M!liiiiiiiiii,<> iiiiiiiiiiiiiii!l
City of Vallejo
Assessment of Fair Housing
November 2024 Page 31
FIGURE 3-14: REGIONAL RCAAS

Source: 2015-2019 ACS
Racially Concentrated
Areas of Affluence
Median Income is 1.Sx
greater than COG AMI or
- State AMI, whichever is
SONOMA
COUNTY
El';,;ira
r - .. : ~
,,
: . ~ ..... ,,,, ,
,.

CD
CONTRA
cos~
COUNTY
IIJ
YOLO
COUNTY
~
......
8 SACRAMENTO
COUNTY
•

SAN JOAQUIN
COUNTY
M('~
-
"
City of Vallejo
Assessment of Fair Housing
November 2024 Page 32
At the local level, the University of California (UC) Merced Urban Policy Lab and Association of Bay Area Government/Metropolitan Transportation Council (ABAG/MTC)’s AFFH Segregation Reports for each jurisdiction reports Dissimilarity Index scores based on the 2020 Census, for a current reflection of local integration. As shown in Figure 3-15, Dissimilarity Indices within Solano County, the unincorporated area has the greatest level of segregation among all racial groups, while Dixon has the lowest level of segregation. In some jurisdictions, the percentage of the population that identifies as non-White is so low, as shown in the Solano County Housing Needs Assessment (HNA) in Table 2-1, Population by Ethnicity, that dissimilarity indices may not accurately represent their distribution.

FIGURE 3-15: DISSIMILARITY INDICES WITHIN SOLANO COUNTY

Source: ABAG Data Packets, 2021; 2020 Decennial Census
Local Patterns
Vallejo is one of Solano County’s more diverse jurisdictions and has been recognized as one of California’s most diverse cities.3 The city’s largest demographic groups are White non-Hispanic/Latinx, comprising 24.1 percent; Asian non-Hispanic/Latinx residents, comprising

23.2 percent; Black or African American residents, comprising 19.7 percent; residents who identify as Other Hispanic/Latinx, comprising

3 Komar, Chris, “The 10 Most Diverse Cities in California for 2021”, HomeSnacks, https://www.homesnacks.com/most-diverse-cities-in-california/

8.8 9.4

20.7 13.9

6.1 18.5

22.5 29.9

17.5 12.5

22.7 23.6

7.9 32.8

23.6 61.5

7.3 11.0

32.8 31.0

8.9 19.1

28.0 33.3

20.2 5.4

20.0 25.6

18.5 23.9

33.0 33.4
0 10
20 30
40 50
60 70
White/Non-White Black/White Hispanic/White Asian/White

1. I I II 11 ■ I II 11 I
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'-,0
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■ ■ ■ ■
City of Vallejo
Assessment of Fair Housing
November 2024 Page 33

11.6 percent; White Hispanic/Latinx residents, comprising 11.2 percent; and Multiracial non-Hispanic/Latinx, comprising 5.0 percent. All Hispanic/Latinx -identifying residents, including those identifying as White Hispanic/Latinx, comprise 26.3 percent of the city’s population. Other demographic groups, including American Indian/Alaskan Native, Asian Hispanic/Latinx, Multiracial Hispanic/Latinx, Native Hawaiian, and Other are represented by smaller populations, each comprising 2.0 percent or less of the city’s population.

In total, non-White residents comprise a combined 64.7 percent of the city’s population. White residents comprise majorities by census tract in central neighborhoods between I-80 and the railroad north of Tennessee Avenue. The city’s most diverse neighborhoods coincide with the city’s lowest-income neighborhoods and neighborhoods designated as having high segregation and poverty. These neighborhoods are found in predominantly Hispanic or Latinx communities in the southeast section of the city (Figure 3-16, Local Racial Demographics). This data indicates that Vallejo is home to a diverse population of residents with a wide range of household incomes, with generally higher incomes found in communities with higher proportions of Asian-identifying residents living on the east side of the city, and distinctly lower incomes found in communities with higher proportions of Hispanic/Latinx-identifying residents living on the southwest side of the city, with some neighborhoods experiencing high poverty and segregation. However, the overall low-resource TCAC/HCD designation indicates that Vallejo residents, regardless of demographic group and income status, may have more limited access to resources and opportunities than households with similar incomes living in other parts of the county.

Similar to many Bay Area jurisdictions, Vallejo once experienced redlining, which influenced racial and ethnic patterns in the city (see the section titled Other Relevant Factors). However, in recent decades, Vallejo has experienced dramatic integration and persistent diversity.

The 2010-2014 and 2015-2019 ACS data reflect nearly identical proportions of demographic groups, with the only substantial shifts found within the White Hispanic/Latinx category (17.1 percent in 2013, down to 11.2 percent in 2019) and the Other Hispanic/Latinx category (4.0 percent in 2013, up to 11.6 percent in 2019). In general, areas of the city that are the most diverse now were also the city’s most diverse since the early 2000s, though these neighborhoods are relatively more diverse today than they were previously.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 34
The spatial distribution of residents according to racial and ethnic demographics found in Vallejo today is consistent with patterns found elsewhere in Solano County. Neighborhoods with higher proportions of non-White residents tend to be in low-resource communities.

Vallejo contains one R/ECAP, as defined by HUD, in the area of high segregation and poverty surrounding the Vallejo Ferry Terminal (see the section titled Income Distribution) (Figure 3-17, Local R/ECAPs). In areas not meeting the criteria for designation as an R/ECAP, concentrations of lower-income and non-White households may indicate limited economic opportunities for existing households. Vallejo does not contain any RCAAs.

Tract 2509 is both a R/ECAP area and an area of High Segregation and Poverty (see Figure 3-7, Local TCAC/HCD Opportunity Areas and Figure 3-17, Local R/ECAPs). Tracts 2511 and 2515 are areas of High Segregation and Poverty, but not R/ECAP areas. Table 1 shows the demographic and housing characteristics of these three tracts compared to Tract 2510, which is in the middle of the three other tracts, and to 2501.5 which is on the northeast side of the city. Both of the comparison tracts were considered low resource areas as of the 2021 TCAC/HCD analysis.

Census tract 2509 is bounded by the Napa River, Florida Street, Curtola Parkway, and Sutter Street. As of the 2018-2022 ACS, the majority of housing units in Tract 2509 are multi-family units in buildings with 10 or more units (59.2 percent of units), and another 24.9 percent of units are in smaller multi-family buildings with between 3 and 9 units. The tract has an overall housing density of 8.53 dwelling units per acre. The majority of buildings were built in 1969 or earlier, and so may be in need of rehabilitation. The tract has the city’s lowest median household income of $22,188 as of the 2015-2019 ACS. More than 80 percent of residents have a racial/ethnic identity other than “white, not Hispanic or Latino”.

Because of the proximity to the river, there are several parks within this tract, including Marina Vista Memorial Park, Barbara Kondylis Waterfront Green and Independence Park. Additionally, there are several local institutions in the tract, such as the John F. Kennedy Library, the Vallejo Symphony, the Empress Theater, the Artiszen Cultural Art Center, the Vallejo Naval and Historical Museum, and City Hall. The tract is also the location of the Vallejo Ferry Terminal, and has bike lanes on Sonoma Boulevard and Georgia Street, plus bike paths near the Ferry Terminal. The tract has a grocery store. The area has a CalEnviroScreen score in the 94th percentile, which makes it a Disadvantaged Community under SB 535.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 35
TABLE 1 DEMOGRAPHIC AND HOUSING CONDITIONS OF AREAS OF HIGH SEGREGATION AND POVERTY

AND NEIGHBORING TRACT
Census
Tract
Median
Household
Income (2019)
Residents Not
“White, Non-
Hispanic” (2019)
Renter-
Occupied
Units (2019)
Homes in
Buildings with
1 to 4 Units
(2022)
Overcrowded
Households1
(2019)
Renters
Overpaying2
(2019)
Homeowners
Overpaying2
(2019)
High Segregation and Poverty Areas
25093 $22,188 80.9% 91.6% 30.8% 9.3% 58.4% 14.4%
2511 $54,358 83.0% 63.2% 97.8% 10.8% 53.4% 51.2%
2515 $40,174 81.0% 73.0% 84.8% 10.3% 63.2% 38.6%
Low Resource Areas
2510 $50,306 62.4% 74.0% 89.7% 1.0% 59.1% 23.0%
2501.5 $94,233 79.4% 37.1% 75.7% 3.9% 35.4% 43.7%
HUD, 2013; CTCAC, 2021; ACS, 2015-2019 and 2018-2022
1 Overcrowded is defined as one unit occupied by 1.01 persons or more per room (excluding baths and kitchens). 2 Overpayment is defined as a housing cost housing (rent or mortgage) that is equal to or more than 30 percent of the household income. 3 Tract is also a R/ECAP area.

As previously noted, Tract 2511 is an area of High Segregation and Poverty according to the 2021 TCAC analysis, but is not a R/ECAP area. The tract is bounded by Solano Avenue, Curtola Parkway, Georgia Street, I-80, and Amador Street. In contrast to tract 2509, as of the 2018-2022 ACS, the majority of housing units in the tract are single-family detached homes (73.1 percent), with the next-most-common housing type being single-family attached homes (10.8 percent of housing units in the tract). The tract has an overall housing density of

6.43 units per acre. Most homes in the tract were built in 1979 or earlier, indicating a potential need for housing rehabilitation. The tract has a median household income of $54,358, which is more than twice the median household income in tract 2509. More than 80 percent of residents have a racial/ethnic identity other than “white, not Hispanic or Latino”. Wilson Park is located within this tract, and there is a bike path extending from Beach Street into the park. The tract has a grocery store and at least one day care facility. The tract has a CalEnviroScreen score in the 74th percentile, so it is not a Disadvantaged Community under SB 535.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 36
Tract 2515 is also an area of High Segregation and Poverty according to the 2021 TCAC analysis, but is not a R/ECAP area. The tract’s boundaries are Florida Street, Amador Street, Sonoma Boulevard, Nebraska Street, Valle Vista Avenue, and a set of railroad tracks. As of the 2018-2022 ACS, the majority of housing units in the tract are single-family detached homes (52.2 percent of homes), and an additional

25.0 percent of units are in buildings with between 2 and 4 units. More than half of housing units in this tract were built in 1949 or earlier, indicating a potential need for rehabilitation, and nearly all of the housing units were built in 1989 or earlier. The tract has an overall housing density of 6.05 dwelling units per acre. The tract has a median household income of $40,174, which is significantly higher than that of tract 2509. More than 80 percent of residents have a racial/ethnic identity other than “white, not Hispanic or Latino”. Washington Park and the Filipino Community of Solano County are both located in this tract, as is John W. Finney High School. There are small grocery stores throughout the tract, and there is a bike lane on Louisiana Street. The area has a CalEnviroScreen score in the 77th percentile, which makes it a Disadvantaged Community under SB 535.

For comparison, Tract 2510 is considered a low resource area but not an area of High Segregation and Poverty. The tract is in the middle of the three High Segregation and Poverty tracts. The tract’s boundaries are Curtola Parkway, Solano Avenue, Florida Street, and Sutter Avenue. Nearly half of the housing units in this tract are single-family detached homes (45.8 percent), while an additional 41.3 percent are in buildings with between 2 and 4 units. The tract has an overall housing density of 5.82 units per acre. More than half of housing units in this tract were built in 1939 or earlier, and only 1.7 percent of housing units in the tract were built since 2000. As of the 2015-2019 ACS, the tract has a median household income of $50,306, which is more than double the median household income of tract 2509. More than 60 percent of residents have a racial/ethnic identity other than “white, not Hispanic or Latino”. Several parks and recreation facilities are located in the tract, as is at least one day care center and the Florence Douglas Senior Center. The Georgia Street bike lane is within this tract. The area has a CalEnviroScreen score in the 78th percentile, which makes it a Disadvantaged Community under SB 535.

As an additional point of comparison, Tract 2501.5 is also considered a low resource area but not an area of High Segregation and Poverty.

The tract is bounded by Columbus Parkway, Redwood Parkway, and I-80. The majority of units in this tract were built in 1980 or later, are single-family residential units, and are owner-occupied. The tract has a higher median household income than the other four tracts, at $94,233. The majority of residents in the tract (79.4 percent) have a racial/ethnic identity other than “white, not Hispanic or Latino”.

Though the area has a moderate rate of renter overpayment when compared to the other four tracts (35.4 percent of renters), the rent of homeowner overpayment is higher than in three of the four other tracts (43.7 percent). The tract has a low rate of overcrowding (3.9 percent). There is a large shopping area on the northwest side of the tract, including large grocery stores, and Northgate park is located on the northeast side of the tract. Bike lanes are available through the community on the parkway, and bike trails are also available in the community. Private daycare is also available within the tract.

Comparing the five tracts, the two primary differences between the R/ECAP tract (2509) and the other four tracts are the low median household income and the higher concentration of higher-density housing types. Tract 2509 also has a higher percentage of housing units City of Vallejo
Assessment of Fair Housing
November 2024 Page 37
that are renter-occupied than the other three tracts. While future affordable housing developed in Tract 2509 is likely to be higher-density, therefore adding to the percentage of housing units in higher-density buildings, this will also create more opportunities for residents to live in close proximity to the transportation infrastructure available in this tract, therefore connecting them to jobs elsewhere in the Bay Area.

More than 80 percent of residents in each of the three tracts that are areas of High Segregation and Poverty have a racial or ethnic identity other than “white, not Hispanic or Latino”, indicating that the R/ECAP tract is not unique in its high concentration of residents of color.

In Tracts 2510 and 2501.5, which are considered low resource areas, 62.4 and 79.4 percent of residents, respectively, have a racial or ethnic identity other than “white, not Hispanic or Latino”, which is lower than neighboring tracts but still a significant percentage of the tract.

While historic redlining may have encouraged segregation in the past, the availability of community resources such as the Filipino Community of Solano County in these areas of High Segregation and Poverty may also be positive forces that may encourage ongoing concentrations of communities of color in the city.

Many other conditions in the tracts are similar . The four lower-income tracts (2509, 2510, 2511, and 2515) have similar rates of renter cost burden, and Tract 2509 has a lower rate of homeowner cost burden, though this may be related to the low overall number of homeowners in the tract. In Tract 2501.5, rates of homeowner cost burden are higher than those of renters, though that may similarly be related to the higher overall rate of homeownership in the area. CalEnviroScreen scores are generally high in the lower-income tracts, related both to environmental factors in the area and higher rates of poverty in this area of the city. The CalEnviroScreen score in Tract 2501.5 is lower than in the other four tracts, in part due to the higher income in the area and the availability of housing built after lead paint was no longer used, as well as being farther from industrial land uses. All five tracts have access to parks and at least one bike lane, though Tract 2509 has more active transportation facilities than the other three tracts due to its proximity to the river and the Ferry Terminal. Additional capital improvement projects are planned throughout the areas of High Segregation and Poverty, including improvements to the Waterfront Park and Ferry Terminal, a complete streets project on Sonoma Boulevard, the installation of High-Intensity Activated Crosswalk (HAWK) beacons to improve pedestrian safety, and ADA-related access improvements.

A recent review of housing conditions across the R/ECAP and High Segregation and Poverty census tracts revealed widespread issues.

Overgrown vegetation, disrepair of fences, and abandoned cars are common, with many homes showing visible signs of neglect. Electrical lines remain above ground, and while main corridors are lit, local streets lack adequate lighting. There are few vacant lots, but many homes need significant repairs, particularly roofs and siding, with wood-shingled homes in the worst condition. Given Vallejo’s mild climate, many homes lack air conditioning, which is a concern if climate change continues to impact the Bay Area.

In Census Tract 2509, which is the City’s one R/ECAP area, the housing stock is older, with many homes featuring historical architecture.

Single-pane windows are still prevalent, suggesting a need for energy efficiency upgrades. Many homeowners take pride in their homes and are making improvements, but numerous properties still require significant repairs. There is a lack of off-street parking and many cars were observed parked on sidewalks and front yards. Some alleys are cluttered with abandoned cars and debris, adding to the sense of blight.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 38
Houses on large retaining walls are concerning, as many of these walls show visible signs of cracking and are not ADA-compliant. The multifamily homes in this tract often lack trash enclosures, and RVs and campers being used as residences highlight housing instability.

Some homes are adjacent to light industrial uses, like auto repair shops, which affects the residential feel of the area.

Census Tract 2511 is relatively better maintained. Overgrown vegetation is less of an issue, and many yards are well-kept. There is a noticeable number of homes for sale, and many are undergoing repairs or upkeep, signaling positive efforts in this area. However, a considerable number of vehicles are parked in front yards, and homes near the freeway may suffer from noise due to the lack of soundwalls.

Census Tract 2515 presents the most concerning conditions, with the overall environment being worse than in the other tracts. The prevalence of liquor stores and smoke shops reflects economic challenges, and social issues. Vacant lots and abandoned homes are more common here, with one house observed to be boarded up. RVs and campers are also used as homes in this area, and prefabricated homes appear to be in the greatest need of roof and siding repairs. Dumping of furniture and mattresses is a recurring issue for this neighborhood, further contributing to the sense of neglect.

In contrast, in Census Tract 2510, which is not a low resource area and not a R/ECAP, sidewalks are in good condition but often lack curb ramps, limiting accessibility. RVs and campers are again being used as homes. Many properties are undergoing roof repairs. Some homes are being used for hauling businesses, leading to cluttered front yards. Dumping of furniture and mattresses at some street corners occurs in this area. These issues detract from the overall condition of the neighborhood, though efforts are being made to improve some properties. While housing and property conditions throughout these four tracts indicate a need for rehabilitation assistance and proactive code enforcement, negative conditions are not limited to the R/ECAP tract or to tracts of High Segregation and Poverty. However, the City will target outreach efforts in relevant programs to areas of High Segregation and Poverty as well as R/ECAP areas to support efforts to mitigate negative conditions in these areas.

As an additional point of comparison, in Census Tract 2501.5, the area has more recent residential subdivisions. Sidewalks are present throughout the area, and roads and sidewalks are in good condition. Utilities in the area are undergrounded. There is no shortage of off- street parking at homes in this area, as most single-family units have two or three-car garages. Some garages have been converted into other uses, including some conversions that appear to have been completed illegally. Yards are typically well-maintained and fences are generally in good repair. Though a few homes still have wood-shingle roofs which are in need of repair, and some roofs in the area are tile, primarily roofs are composition shingles. There appears to be a higher rate of solar panel installations in this tract than in other areas of the city.

Homes in older subdivisions within the tract still have aluminum windows, but there is visual evidence that they are being upgraded throughout the neighborhood. A considerable number of homes in the older subdivisions have screen doors and window guards, indicating a history of burglary.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 39
The City is committed to investing in infrastructure in R/ECAP areas and areas of High Segregation and Poverty, and to increasing housing mobility opportunities for persons throughout the city. Additionally, the City is committed to supporting code enforcement and home rehabilitation efforts to mitigate blight conditions. Chapter 5 outlines strategies the City will use to increase housing mobility opportunities for lower-income households to mitigate concentrations of lower-income households. The City has included the following programs to support housing mobility opportunities throughout the city:
• Program A 1.1.2: Mixed-Use Development
• Program A 1.1.3: Disperse Sites Suitable for Lower Income Housing to Affirmatively Further Fair Housing • Program B 1.1.1: Housing Choice Voucher (Section 8) Rental Assistance • Program B 2.1.1: Inclusionary Housing Ordinance
• Program B 2.1.3: Seek Funding to Support Affordable Development • Program D 1.1.1: Sweat-Equity Program for Homeownership • Program E 1.1.1: Incentives for Special-Needs Housing • Program E 1.1.2: Senior Housing Needs
• Program E 1.1.6: Extremely Low-Income Housing
• Program G 2.1.1: Housing Rehabilitation Program
• Program G 3.1.1: Code Enforcement Program
• Program G 5.1.1: Rental Property Inspection Program
• Program H 4.1.1: Regulate for Housing Variety
• Program H 4.1.2: Accessory Dwelling Units

City of Vallejo
Assessment of Fair Housing
November 2024 Page 40
FIGURE 3-16: LOCAL RACIAL DEMOGRAPHICS

Source: Esri, 2018; City of Vallejo, 2022
c:J City Boundary
Racial Demographic s 2018 (Block
Group)
Percent of Total Non-White
Population
□ 21- 40%
- 41-60%
- 61- 80%
- >81%
Land Inventory Sites
Income Category
+ Lower Income
£ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
~
Lower and Above Moderate
Income
... Moderate Income
• Above Moderate Income

0.38 0.75 15
American Canyon ~O
Benicia
City of Vallejo
Assessment of Fair Housing
November 2024 Page 41
FIGURE 3-17: LOCAL R/ECAPS

Source: 2006-2010 ACS
c:J City Boundary
Racially or Eth • A nically Co reas of Poverty ( ncentrated 2009 - 2013) R/ECAPs) - (HUD,
Current R/ECAP S core
D 0- Not a R/ECAP
~ /1/, l - R/ECAP A rea
land Inventory Sites
Income Category
+ Lower Income
£
$
Lower and M oderate Income
Lower, Moderate Moderate In , and Above come
Lower and Ab Income ove Moderate
•
03S 07 I 4
American
Canyon
Amencan Canyonl'-0
City of Vallejo
Assessment of Fair Housing
November 2024 Page 42
Familial Status
Regional Patterns
Patterns of familial status present a potential indicator of fair housing issues, as it relates to availability of appropriately sized or priced housing when certain family types are concentrated. As a protected characteristic, concentrations of family types may also occur as a result of discrimination by housing providers, such as against families with children or unmarried partners. Furthermore, single-parent female- headed households are considered to have a greater risk of experiencing poverty than single-parent male-headed households due to factors including the gender wage gap and difficulty in securing higher-wage jobs.

In 2021, HUD Office of Fair Housing and Equal Opportunity (FHEO) reported the number of housing discrimination cases filed with HUD since January 2013. Of the 41 cases in Solano County that were not dismissed or withdrawn, approximately 12.1 percent (5 cases) alleged familial status discrimination (Table 3-1, Regional Familial Status Discrimination, 2013-2021). While it is important to note that some cases may go unreported, five cases in eight years reflects significantly low rates of familial status discrimination in Solano County.

Further, the incidence of discrimination against familial status in Solano County is relatively low compared to the region, with only Sacramento, San Francisco, and Sonoma Counties having lower rates.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 43
TABLE 3-1: REGIONAL FAMILIAL STATUS DISCRIMINATION, 2013-2021 County Total Cases* Cases Alleging Familial Status Discrimination Number Percentage of Total Cases
Alameda County 125 21 16.8%
Contra Costa County 94 12 12.8%
Marin County 52 10 19.2%
Napa County 28 12 42.9%
Sacramento County 158 15 9.5%
San Francisco County 133 13 9.8%
San Joaquin County 30 4 13.3%
San Mateo County 64 29 45.3%
Santa Clara County 139 44 31.7%
Solano County 41 5 12.2%
Sonoma County 44 3 6.8%
Yolo County 25 4 16.0%
Source: HUD, 2021
*Cases that were withdrawn by the complainant without resolution, resulted in a no cause determination, or were not pursued as a result of failure of the complainant to respond to follow-up by HUD are not included in this total
While discrimination against familial status does not pose a fair housing issue in Solano County, particularly compared to the region, there are still notable patterns of distribution for varying family types. As seen in Figure 3-18, Percentage of Children in Married Couple Households in the Region, most of Solano County has markedly lower rates of this family type, particularly compared to ABAG jurisdictions. The lower rate of families with children found in eastern Solano County is more reflective of northern portions of Yolo and Marin Counties, where residences are typically more dispersed and uses are more agricultural or limited by topography. The highest rates of female-headed households with children in Solano County are in, or immediately adjacent to, incorporated cities, likely where there is better access to schools, transit, and jobs, as well as a greater range in housing types to meet a variety of needs (Figure 3-19, Percentage of Children in Female-Headed Households in the Region). This pattern is seen throughout the ABAG and Sacramento Region, with greater concentrations of female-headed households in and near cities, and higher rates of married couples further form urban centers.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 44
Within Solano County, the highest concentration of female-headed households is in the City of Vallejo, with one pocket in the City of Fairfield. In line with this, these cities also have the lowest concentrations of married-couple households with children, which is the dominant family type in the northeastern portion of Vacaville and nearby areas of the unincorporated county. In other jurisdictions in the county, there is a more balanced representation of a variety of family types, though married couples are still the primary family type throughout Solano County and the region.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 45
FIGURE 3-18: PERCENTAGE OF CHILDREN IN MARRIED-COUPLE HOUSEHOLDS IN THE REGION

Source: 2015-2019 ACS
Percent of Children in
Married-Couple
Households
0 <20%
D 20%-40%
- 40% -60%
- 60%-80%
- >80%

SAN JOAQUIN
COUNTY
City of Vallejo
Assessment of Fair Housing
November 2024 Page 46
FIGURE 3-19: PERCENTAGE OF CHILDREN IN FEMALE-HEADED HOUSEHOLDS IN THE REGION

Source: 2015-2019 ACS

Percent of Children in
Female Householder, No
Spouse/Partner Present
Households
LJ $20%
20%-40%
- 40%-60%
- 60%-80%
- >80%
SONOMA
COUNTY
MARIN
COUNTY
NAPA
COUNTY
CD
CONTRA
COSTA
COUNTY
YOLO
COUNTY

SACRAMENJO
COUNTY
"

SAN JOAQUIN
COUNTY
J
City of Vallejo
Assessment of Fair Housing
November 2024 Page 47
Local Patterns
Approximately 74.9 percent of Vallejo households are family households, defined by California law as a household of two or more persons, regardless of relationship status. Approximately 25.1 percent of households consist of residents living alone. Approximately 24.6 percent of family households are headed by single adults.4
Among Solano County jurisdictions, Vallejo sees the highest rate and largest number of single-parent, female-headed households, at 17.2 percent (7,224 households). Of female-headed family households, 62.6 percent include children (4,521 households), and 18.8 percent include children and have household incomes below the poverty line (1,360 households). The spatial distribution of single-parent, female- headed households with children as a percentage of total households by census tract is consistent with TCAC/HCD Opportunity Area designations and median household incomes, with higher rates of this household type in lower-resource, lower-income areas. Vallejo’s areas of high segregation and poverty have among the highest rates in the city, with the three tracts identified seeing rates of 62.9, 45.2, and

48.1 percent (Figure 3-20, Single-Parent Female-Headed Households with Children in Vallejo).

The census tract with the highest rate, 62.9 percent, is the same census tract around the Vallejo Ferry Terminal identified as an R/ECAP and a tract of high segregation and poverty (see the Racial and Ethnic Characteristics section ). This data indicates a concentration of single-parent, female-headed households in low-resource, low-income neighborhoods and suggests that children in these households may have more limited access to resources and opportunities as compared with children living in other parts of the county. The City will implement Program H 4.1.1 to improve access to affordable housing for single-parent female headed households in areas of higher opportunity by encouraging construction of affordable units in a range of sizes, and improve opportunities in low-opportunity areas.

4 Housing Needs Assessment, Table 2-3
City of Vallejo
Assessment of Fair Housing
November 2024 Page 48
FIGURE 3-20: SINGLE-PARENT FEMALE-HEADED HOUSEHOLDS WITH CHILDREN IN VALLEJO

Source: 2015-2019 ACS
CJ City Boundary
Percent of Children in Female
Householder, No Spouse/Partner
Present Households
LJ S20%
D 20%- 40%
- 40%- 60%
- 60%- 80%
Land Inventory Sites
Income Category
+ Lower Income
~ Lower and Moderate Income
$
Lower, Moderate , and Above
Moderate Income
(f) Lower and Above Moderate
Income
• Moderate Income
• Above Moderate Income
American Canyon ~I>
Benicia
City of Vallejo
Assessment of Fair Housing
November 2024 Page 49
Disability Rates
Regional Patterns
Figure 3-21, Population with a Disability in the Region, identifies a large area of eastern Solano County in which nearly 23.8 percent of the population has a disability, one of the largest areas with a high disability rate in the region. However, this tract includes the City of Rio Vista, where nearly half of the population is 65 years or older (see HNA Table 2-2, Population by Age, 2019). As shown in Table 3-2, Demographic Characteristics of the Population with a Disability, 44.3 percent of the population in Solano County with a disability falls into this age group, suggesting that the high rate of disability in the southeastern portion of the county is likely due to the concentration of seniors. The second area of concentrated disability in Solano County is in the City of Vacaville, in the tract encompassing Leisure Town, a retirement community restricted to residents aged 50 and older. With the exception of these two areas of senior populations, disability rates in Solano County largely reflect patterns seen throughout the Bay Area (see Table 3-2, Demographic Characteristics of the Population with a Disability), with slightly higher rates of disability in more developed areas (Figure 3-21, Population with a Disability in the Region). This is likely due to proximity to services and accessible housing options that are often desirable to persons with disabilities. Regional service providers indicate that residents living with disabilities prefer to live independently but limited housing options may restrict options to care facilities. Additionally, senior residents typically make up a substantial share of residents living with disabilities.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 50
FIGURE 3-21: POPULATION WITH A DISABILITY IN THE REGION

Source: 2015-2019 ACS
Population with a Disability by
Census Tract - ACS (2015-2019)
Percent of Population with a
Disability
0 < 10%
10%-20%
- 20% -30%
- 30% -40%
- > 40%
SONOMA
COUNTY
NAPA
COUNTY
CONTRA
COSTA
COUNTY

SACRAMENTO
COUNTY

SAN JOAQUIN
COUNTY
City of Vallejo
Assessment of Fair Housing
November 2024 Page 51
TABLE 3-2: DEMOGRAPHIC CHARACTERISTICS OF THE POPULATION WITH A DISABILITY Demographic Characteristic Solano County Bay Area
Population with a disability 52,642 735,533
Race and Ethnicity
White, alone 57.0% 56.2%
Black or African American, alone 16.3% 9.8%
Alaska Native/Alaska Native, alone 0.8% 1.0%
Asian, alone 14.3% 20.1%
Native Hawaiian/Pacific Islander, alone 0.9% 0.6%
Some other race or multiple races 10.8% 12.4%
Hispanic or Latinx 16.5% 19.4%
Age
Under 18 years 7.3% 6.3%
18 to 34 years 10.2% 11.5%
35 to 64 years 38.2% 33.9%
65 years and over 44.3% 48.4%
Disability Type
Hearing Difficulty 29.7% 28.5%
Vision Difficulty 15.1% 17.2%
Cognitive Difficulty 36.1% 38.1%
Ambulatory Difficulty 51.5% 50.3%
Self-Care Difficulty 20.4% 22.8%
Independent Living Difficulty 34.9% 40.7%
Source: 2015-2019 ACS
The characteristics of the population with a disability in Solano County closely reflects patterns throughout the Bay Area (Figure 3-21, Population with a Disability in the Region). This is also reflected in the geographic distribution of persons with disabilities, with no notable concentrations of high disability rates in Solano County compared to the ABAG and Sacramento regions, with the exception of the City of Rio Vista (see HNA Table 2-32, Population by Disability Status, 2015-2019).

City of Vallejo
Assessment of Fair Housing
November 2024 Page 52
Local Patterns
Approximately 12.5 percent of Vallejo’s population lives with one or more types of disability, close to the Solano County average of 12.3 percent and higher than the Bay Area average of 9.6 percent.5 The spatial distribution of Vallejo residents living with disabilities is consistent with patterns demonstrated by low-income households, with the lower-income southwestern side of the city seeing generally elevated rates by census tract as compared with relatively higher-income areas in the northeast, northwest, and southeast areas (Figure 3- 22, Percentage of the Population with a Disability in Vallejo). Rates of disability in census tracts with income below the statewide median generally range between 10.0 and 20.0 percent, while tracts where the median household income exceeds the statewide median generally have rates below 10.0 percent. The R/ECAP census tract surrounding the Vallejo Ferry Terminal has a rate of 18.9 percent, among the highest in the city. The census tracts with the highest median household income, including the Hiddenbrooke and Blue Rock Springs neighborhoods, have disability rates of 8.1 to 8.9 percent, among the lowest citywide. This data indicates that a smaller proportion of residents in Vallejo’s relatively higher-income areas are living with disabilities, and that those residents who are living with a disability are more likely to be living in areas of higher poverty and segregation. The spatial distribution of Vallejo residents living with disabilities has not meaningfully shifted between 2014 and 2019. Census tracts around the Vallejo Ferry Terminal and White Slough previously saw, and continue to see, higher rates of disability relative to other areas of the city.

To improve access to housing for senior residents and other residents with disabilities, the City has included Program E 1.1.4 to encourage all new units to be universally designed so they are accessible for both occupants and visitors.

Services for Persons with Disabilities
Vallejo residents and visitors are served by SolTrans, which operates an Americans with Disabilities Act (ADA)-compliant Paratransit Bus Service. This service provides pre-scheduled origin-to-destination shared-ride bus service and schedule for eligible residents. In addition to this service, SolTrans offers a subsidized Lyft program, through a partnership with STA and Lyft, that provides subsidies for Lyft rides for qualified participants. Solano Mobility also provides a Local Taxi Card Program to ADA Paratransit certified residents residing in Vallejo or Benicia. This program issues a pre-paid debit card to be used for taxi trips that begin and end in these cities. Funds are purchased in increments of $10 for $25 taxi funds for moderate- and above moderate-income qualified residents and $10 for $50 taxi funds for low- income qualified residents.

The California Department of Social Services (CDSS) licenses 35 adult residential care facilities with a combined capacity of 264 units in the City of Vallejo. The largest residential care facility in Vallejo is Our House, which offers 46 units and is between Richardson Park and Dan Foley Park. On average, the remaining residential care facilities provide six units. In addition to these facilities, there are 58 licensed elderly residential care facilities with a combined capacity of 758 units in the City of Vallejo. The largest residential care facility in Vallejo is

5 Housing Needs Assessment, Table 2-32
City of Vallejo
Assessment of Fair Housing
November 2024 Page 53
The Lodge at Glen Cove with 155 units, while other facilities typically provide 6 units, similar to the number of units that residential care facilities in the city provide. Approximately 12.5 percent of the population of Vallejo has a disability, or approximately 15,100 residents. Of these residents, 4.7 percent have difficulties living independently and 2.1 percent have difficulty with self-care, or approximately 1,026 residents combined (see HNA Table 2-32, Disability by Type 2015-2019). While not all residents with these disabilities will require the care of an assisted living facility, and some residents with other disabilities may require assisted living, the comparison of the number of residents with disabilities to the capacity of existing care facilities suggests a balance between need and capacity.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 54
FIGURE 3-22: PERCENTAGE OF THE POPULATION WITH A DISABILITY IN VALLEJO

Source: 2015-2019 ACS; City of Vallejo, 2022
CJ City Boundary
Population with a Disability (Tract) -
ACS (2015 -2019)
Percent of Population with a
Disability
LJ <l0%
- 10%-20%
Land Inventory Sites
Income Category
+ Lower Income
£ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
(i) Lower and Above Moderate
Income
... Moderate Income
• Above Moderate Income
1 5
American
Canyon
American Canyon ~O
Benicia
City of Vallejo
Assessment of Fair Housing
November 2024 Page 55
Access to Opportunity
Transit Mobility
Transit mobility refers to an individual’s ability to navigate the city and region on a daily basis to access services, employment, schools, and other resources. Indicators of transit mobility include the extent of transit routes, proximity of transit stops to affordable housing, and frequency of transit.

Regional Patterns
AllTransit is a transit and connectivity analytic tool developed by the Center for Neighborhood Technology for the advancement of equitable communities and urban sustainability. The tool analyzes the transit frequency, routes, and access to determine an overall transit score at the city, county, and regional levels. Figure 3-23, AllTransit Transit Access in the Region depicts where in Solano County transit is available and areas with higher connectivity scores. As shown, public transit in Solano County is largely isolated within incorporated jurisdictions, with little to no available transit between cities or within unincorporated areas. While transit companies such as Amtrak and Greyhound offer connections from Sacramento to San Francisco that have stops along the I-80 corridor, these are not typically used as transit opportunities for daily activities. All residents of Solano County have access to the Clipper Card, a program that works for 24 transit services within the San Francisco Bay Area, including Solano County Transit (SolTrans), Fairfield and Suisun Transit (FAST), and Vacaville City Coach.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 56
FIGURE 3-23: ALLTRANSIT TRANSIT ACCESS

Source: AllTransit.cnt.org, 2022
AllTransit scores geographic regions (i.e., cities, counties, Metropolitan Statistical Areas [MSAs], etc.) on a scale of 0 to 10. The lowest scores in Solano County are in the cities of Dixon (0.9), Rio Vista (1.8), and Benicia (2.5), and higher scores are found in the cities of Fairfield (4.1), Suisun City (4.7), Vacaville (4.9), and Vallejo (5.0). As shown in Table 3-3, Regional AllTransit Performance Scores, transit accessibility in Solano County reflects the scores of neighboring counties with large agricultural industries, such as Napa, San Joaquin, and Sonoma Counties, and is far more limited than more urban jurisdictions in the Bay Area and Sacramento regions.

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•n
~
f11.Hot
~~ma
•'
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Spanish Flat
Moskowi t e
Corn@r
\,
COUNTY: SOLANO , CA
~
Streets Transit Map
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Bunker
Vale
Clarksburg~
l
Green ,-
Courtland
Walnu t Grove
Thornie
( 1- -ferr"riinous
' Map data ©2 .2 Goo,g1e Tenna of Use
Overa ll transit score that looks at connectivity , access to jobs, and frequency of service. ■ < 1 ■ 1 -2 ■ 2-4 ■ 4 - 5 ■ S-6 6-7 7-9 9+
AIITransit ™ Performance Score

3.9 Cou nty: Solano, CA
Low comb inat ion of trips per week and
numbe r of jobs accessible enab ling few
peop le to take t ransit to work
On Average Households have:
597
5 Transit Trips per Week w it hin ½ M ile
Transit Routes within ½ Mile
25 ,574 • • . . .
f11I:bj Commut ers Wh o Use Transit
Show Transit Agencies (11)
City of Vallejo
Assessment of Fair Housing
November 2024 Page 57
TABLE 3-3: REGIONAL ALLTRANSIT PERFORMANCE SCORES
Jurisdiction/Region Score
Alameda County 7.1
Contra Costa County 5.0
Marin County 4.8
Napa County 3.3
Sacramento County 4.8
San Francisco County 9.6
San Joaquin County 3.0
San Mateo County 6.1
Santa Clara County 6.5
Solano County 3.9
Sonoma County 3.4
Yolo County 4.6
Source: AllTransit.cnt.org, 2022
In Solano County, there are several transit options available to residents, depending on where they are within the county. SolanoExpress, managed by the Solano Transportation Authority (STA), provides express intercity bus service throughout the county, with many routes operated by local transportation agencies, such as FAST. Transportation services in Solano County include the following:
• SolTrans serving Fairfield, Vallejo, and Benicia with connections outside of the county • FAST serving Fairfield, Travis Air Force Base, and Suisun City • Rio Vista Delta Breeze serving Rio Vista, Fairfield, and Suisun City with connections outside of the county • Vacaville City Coach serving Vacaville
• Solano Mobility serving older adults and persons with disabilities throughout Solano County

City of Vallejo
Assessment of Fair Housing
November 2024 Page 58
In addition to standard fixed routes offered by each transportation agency, there are several specialized programs available as well. SolTrans offers the Subsidized Lyft Program that pays a portion of Lyft rides throughout the City of Benicia and to the Springstown Center in Vallejo for seniors, veterans, and persons with disabilities. The GoGo Grandparent program is a partnership between SolTrans and Solano Mobility that offers help to older adults to access and use Uber and Lyft without a smartphone by scheduling rides for them. Solano Mobility independently offers four additional programs: Travel Training, Solano Older Adults Medical Trip Concierge Service, Vehicle Share Program, and Solano County Intercity Taxi Card Program. The Travel Training program offers individuals or groups training on how to board and ride public transit, navigate routes, and use bus features such as bike racks and wheelchair lifts. The medical concierge service subsidizes Uber and Lyft rides for Solano County residents aged 60 and over to travel to and from medical appointments while the Intercity Taxi Card Program issues pre-paid debit cards to certified riders with disabilities to be used for taxi rides between transit service areas. These cards are loaded with $100 and available for riders to purchase for $40, or $20 for qualified low-income individuals. Faith in Action, the American Cancer Society/Road to Recovery, and Veteran’s Affairs (VA) also offer free door-to-door rides for ambulatory seniors aged 60 and older and those under age 60 with specific medical issues. These programs are available to all Solano County residents regardless of location, unless otherwise specified.

In the ABAG region, transit mobility opportunities are typically more readily available in dense urban areas such as the East Bay and San Francisco. In more suburban areas, such as the I-680 corridor in Contra Costa County, there is more limited transit mobility, with AllTransit scores matching those found throughout Solano County. While there are a variety of transit options available in Solano County, residents in many suburban, agricultural, and rural communities are more limited than elsewhere in the ABAG region, which may limit employment opportunities and present a barrier to housing mobility for those households reliant on transit. In the following analysis of transit mobility, the individual jurisdictions have identified programs to address access specific to their transit needs.

Local Patterns
The City of Vallejo is uniquely located near the San Francisco Bay, like the City of Benicia, compared to other Solano County jurisdictions.

Its location provides access to the San Francisco Bay Ferry in addition to other public transportation options available throughout Solano County. The San Francisco Bay Ferry has three ferry connections from the City of Vallejo: Oracle Park, Pier 41, and Downtown San Francisco. The ferry route to Oracle Park operates only during baseball season when there are home games for the San Francisco Giants.

However, daily ferry service occurs on weekdays and weekends between Vallejo and Downtown San Francisco and Pier 41, with occasional limited Mare Island service. San Francisco Ferry fares and tickets operate on a first-come, first-served basis based on destination.

Destinations are grouped into three zones and Short Hop routes. Zone 1 includes service between Alameda Seaplane and Downtown San Francisco, Harbor Bay and Downtown San Francisco, Oakland and Main Street Alameda, and Richmond and Downtown San Francisco; Zone 2 includes service for South San Francisco, Oakland, and Main Street Alameda; Zone 3 includes service for Vallejo and Downtown San Francisco; and the Short Hop route includes Pier 41 and Downtown San Francisco and Main Street Alameda and Oakland. The San Francisco Bay Ferry allows Vallejo residents to have access to a variety of jobs available in the City and County of San Francisco. More City of Vallejo
Assessment of Fair Housing
November 2024 Page 59
information on fare between the different zones and hops for various rider types are found in Table 3-4, Fare Costs for San Francisco Bay Area Ferry Service, 2022.

TABLE 3-4: FARE COSTS FOR SAN FRANCISCO BAY AREA FERRY SERVICE, 2022 Zone 1 Zone 2 Zone 3 Short Hops
Clipper/Mobile Ticket $4.50 $6.75 $9.00 $1.00
Discount Clipper/Mobile Ticket1 $2.25 $3.25 $4.50 $0.50 Paper Ticket $5.75 $8.50 $11.25 $1.25
Discount Paper Ticket2 $2.75 $4.25 $5.50 $0.50
Children under 5 FREE FREE FREE FREE
Source: San Francisco Bay Ferry, 2022.

Notes:

1. Discount Clipper includes Clipper START, RTC Clipper, Senior Clipper and Youth Clipper.

2. Discount paper tickets can be used by those 65 or older, 17 or younger, or those with Medicare cards or DMV disabled parking placards.

In addition to the San Francisco Bay Ferry, the residents of, and visitors to, the City of Vallejo also have access to standard SolTrans bus service. SolTrans provides local and express bus services to the cities of Benicia, Vallejo, and Fairfield and regional connections to Bay Area Rapid Transit (BART). The Yellow Line runs from Walnut Creek, with stops along I-680, and operates every weekday from 4:30 am to 12:00 am with limited operating service on Saturday. Of the 16 routes that SolTrans operates, 10 routes provide services in the City of Vallejo. These include four intercity routes (Green, Red, Yellow Lines, and Route 82), connecting riders to destinations ranging from as far south as San Francisco to as far north as the City of Fairfield. Ten routes provide connections throughout the City of Vallejo, including destinations in the neighborhoods of South Vallejo and Rancho Vallejo and along Tennessee Street and Tuolumne Street. The two other routes serve the City of Benicia.

In partnership with Lyft, SolTrans (through the STA) also offers a subsidized Lyft program for Vallejo and Benicia riders. The subsidized rideshare program offers a subsidy for pick-ups or drop-offs for certain areas in Vallejo such as the Vallejo Ferry Terminal, Vallejo Transit Center, Cal Maritime Academy, Carquinez Mobile Park Home, and Mare Island. Riders pay 20.0 percent of Lyft fare plus the difference in fares over $25. According to AllTransit, Vallejo received a relatively high score of 5.0 for transit connectivity compared to the county, likely due to its public transportation options and proximity to services and employment opportunities outside of the city, such as those in the Bay Area.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 60
Vallejo’s existing bike and pedestrian infrastructure is moderately developed but has significant gaps. The city has around 515 miles of sidewalks and 46 lane miles of bike facilities, which include shared-use paths, bike lanes, and bike routes6. However, most roadways lack designated bike facilities, and only a small portion of the city’s sidewalks provide full coverage. Vallejo has a relatively low Walk Score of 42, indicating that most errands require a car, with infrastructure more sparse in disadvantaged areas.

The distribution of bike and pedestrian infrastructure shows disparities between lower-income and higher-income neighborhoods. Lower- income areas, including Communities of Concern and Disadvantaged Communities as well as areas identified as R/ECAPs and high- poverty areas, often have fewer sidewalks, bike lanes, and crossings, leading to reduced safety and connectivity for residents who rely more on walking, cycling, and public transit. These areas see more gaps in infrastructure coverage. In contrast, higher-income neighborhoods tend to have better-maintained sidewalks and more established bike lanes. Several Safe Routes to School (SR2S) projects are proposed in the Vallejo Active Transportation Plan (ATP) to improve pedestrian and bicyclist safety around schools. Key projects include improvements to pedestrian crossings at locations such as Georgia Street and Mayo Avenue, Georgia Street and 12th Street, and Georgia Street and Gleason Avenue. Additional SR2S enhancements are proposed at intersections like Amador Street and Indiana Street, Nebraska Street and El Dorado Street, Nebraska Street and Napa Street, and Tuolumne Street and Panorama Drive. These projects aim to create safer routes for students walking and biking to schools by addressing safety concerns and improving key crossings.

There are significant gaps in Vallejo’s sidewalk network, particularly in lower-income neighborhoods. Disadvantaged communities and areas with higher populations of low-income residents often lack adequate sidewalk coverage, making it more challenging for residents to walk safely. These gaps are most noticeable along major streets like Broadway, Fairgrounds Drive, and Solano Avenue. In contrast, higher- income areas generally have better sidewalk infrastructure, while lower-income neighborhoods face more significant safety issues due to missing or inadequate sidewalks. The Vallejo ATP prioritizes addressing these disparities by focusing on improving sidewalk coverage in disadvantaged and Communities of Concern, including areas identified as R/ECAPs and high-poverty areas.

As of 2022, the condition of roads in Vallejo is classified as "poor" based on the metric of Pavement Condition Index (PCI)7. Vallejo has a PCI score of 46, which falls into the "At Risk" to "Poor" category. The average score for all jurisdictions in the Bay Area is 67. This reflects significant wear and degradation of road surfaces, indicating that many of the city's roads need repairs or resurfacing to improve drivability and safety. Vallejo's score is one of the lowest in the Bay Area, highlighting ongoing infrastructure challenges. The City’s road conditions are similar to those of Napa County (PCI of 45) and Petaluma (PCI of 44), and have a slightly lower score than those of Sebastopol (PCI of 48).

6 Solano Transportation Authority. “Solano County Active Transportation Plan: Vallejo”. (2020.) https://sta.ca.gov/wp -content/uploads/2020/06/Vallejo.pdf 7 Metropolitan Transportation Commission. “Pavement Condition of Bay Area Jurisdictions”. (2022.) https://mtc.ca.gov/sites/default/files/documents/2023- 11/PCI_table-2022_data-11-2023.pdf
City of Vallejo
Assessment of Fair Housing
November 2024 Page 61
The City has made recent investment in improving street signs and lights, pavement rehabilitation in several areas of the city including the central city, as well as improvements to the Vallejo Bluffs trail. The City is also making investments in road safety for pedestrians and cyclists through a Vision Zero Plan and Corridor Study, along with developing a Traffic Calming Toolbox and implementing crosswalk and radar feedback signs related to the city’s Safe Routes to School program. Additionally, as part of the Capital Improvement Plan, the City will install high-visibility crosswalks, advance warning signs, and ADA Ramps at two locations on Glen Cove Parkway, and will install benches, anti-littering signage and solar-powered lighting along Georgia Street to improve pedestrian access and comfort in these areas.

Housing Mobility
Regional Patterns
Housing mobility refers to an individual’s or household’s ability to secure affordable housing in areas of high opportunity, move between neighborhoods, and purchase a home if they so choose. Indicators of housing mobility include distribution of HCVs, availability of rental and ownership opportunities throughout the city, and vacancy rates. A “healthy” vacancy rate is considered to be approximately 5.0 percent, indicating that there are available housing units for those seeking housing, but not an oversaturated market that results in homes left unused. In Solano County, the vacancy rate in 2021 was approximately 5.3 percent, indicating a relatively “healthy” vacancy rate and reflecting a similar rate as most counties in the surrounding region (Table 3-5, Regional Vacancy Rates). This suggests that residents living in Solano County, or seeking to live in Solano County, have similar mobility options overall compared to most of the region.

Mobility based on vacancy varies within Solano County by jurisdiction and is discussed further below.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 62
TABLE 3-5: REGIONAL VACANCY RATES
Geography Total Housing Units Occupied Housing Units Vacancy Rate Bay Area 3,402,378 3,213,576 5.6%
Alameda County 617,415 585,588 5.2%
Contra Costa County 420,751 398,387 5.3%
Marin County 112,690 105,395 6.5%
Napa County 54,982 48,684 11.5%
Sacramento County 583,631 552,252 5.4%
San Joaquin County 252,686 238,577 5.6%
San Mateo County 282,299 266,650 5.5%
Santa Clara County 680,298 648,665 4.6%
Solano County 161,371 152,877 5.3%
Sonoma County 206,768 189,316 8.4%
Yolo County 79,472 76,555 3.7%
Source: Department of Finance E-5 City/County Population and Housing Estimates, 2021 HCVs, or Section 8 vouchers, provide assistance to lower-income households to secure housing in the private market that might otherwise be unattainable. In Solano County, vouchers are allocated by the Vacaville Housing Authority, Suisun City Housing Authority, Vallejo Housing Authority, Fairfield Housing Authority, and the Solano County Housing Authority to residents of the unincorporated areas and to the cities of Dixon and Rio Vista. Section 8 participants can use their voucher to find the housing unit of their choice that meets health and safety standards established by the local housing authority. The housing authority will then subsidize an amount up to the Fair-Market Rent (FMR) established by HUD toward the contract rent, with any remainder to be paid by the participant. The subsidy increases housing mobility opportunities for Section 8 participants and ensures that they are provided safe housing options. Solano County falls within the Vallejo-Fairfield MSA, for which HUD establishes FMRs annually to be used as the baseline for Section 8 subsidies (Table 3-6, Vallejo- Fairfield MSA FMRs, 2022).

City of Vallejo
Assessment of Fair Housing
November 2024 Page 63
TABLE 3-6: VALLEJO-FAIRFIELD MSA FMRS, 2022
Unit Size FMR
Studio $1,232
1-bedroom $1,408
2-bedroom $1,677
3-bedroom $2,382
4-bedroom $2,870
Source: HUD, 2022
The Vallejo Housing Authority includes state/local fair housing source of income discrimination complaint forms in HCV briefing packets for voucher holders (including the Civil Rights Department Complaint Form). The City contracts with FHANC for some of their fair housing services. When source of income discrimination is reported, the Vallejo Housing Authority refers people to FHANC for them to reach out to owners to explain source of income discrimination laws and to assess if voluntary compliance can be achieved prior to an official fair housing referral. In addition, all reports of source of income discrimination by a voucher family are referred to FHANC.

FHANC has a tracking system to track source of income discrimination faced by clients including the City of Vallejo, and regularly reports data on locations and patterns of alleged discrimination for possible testing/auditing. When the Vallejo Housing Authority works with a new voucher holder, they provide them listings for housing on affordablehousing.com which includes tax credit properties.

Local Patterns
Approximately 44.5 percent of households are renters in Vallejo (see HNA Table 2-19, Housing Tenure, 2019). Vallejo’s renter to owner tenure ratio is the most balanced amongst Solano County jurisdictions. The rental vacancy rate in Vallejo is 4.7 percent, while the ownership unit vacancy rate is 0.9 percent. This rental vacancy rate is amongst the healthiest for Solano County, indicating that the City of Vallejo has mobility opportunities for renters. Despite the healthy rental vacancy rate, Vallejo, like most other incorporated communities in Solano County, has a low homeownership vacancy rate. This may be due to the competitive housing market across Solano County and the rest of the Bay Area. To promote homeownership opportunities, the City will implement a sweat equity program to support prospective homeowners (Program D 1.1.1), and will encourage a variety of housing types, including community land trust developments, cottage homes, and small lot subdivisions to support construction of relatively affordable and equity building ownership options (Program H

4.1.1).

Across the City of Vallejo, the proportion of renters using a HCV ranges from 5.0 to 15.0 percent of households. An exception to this finding is the eastern part of the City of Vallejo, where no HCVs have been recorded. However, there are two areas of comparatively high City of Vallejo
Assessment of Fair Housing
November 2024 Page 64
HCV concentrations, in the center and most northeastern portions of the city (Figure 3-24, Housing Choice Voucher Distribution in Vallejo). In the center of the city, between Georgia Street to the south, I-80 to the east, Tennessee Street to the north, and Amador Street to the west, approximately 15.5 percent of renters use an HCV. In the Crest Ranch Park neighborhood, north of Marine World Parkway, west of Fairground Drive, and east of I-80, approximately 17.0 percent of renters use HCVs. In contrast to the relatively even distribution of vouchers in the western portion of the city, the lack of HCVs in the eastern portion of Vallejo may be due to the abundance of single- family homes in these census tracts and potentially more limited affordable rental opportunities.

Rent for two-, three-, and four-bedroom units in Vallejo ranges from $1,600 to $3,655 with the median rent being $2,603 (see HNA Table 2-28, Rental Rates, 2021). This rental price is in the middle amongst Solano jurisdictions. The FMR for one-bedroom units in the Vallejo- Fairfield MSA, as established by HUD, is $1,408. Therefore, up to 59.8 percent of studio and one-bedroom units in Vallejo are considered fair-market prices. However, this proportion of units does include those priced up to $1,500, which would slightly exceed the FMR for a one-bedroom unit. As such, it is assumed that approximately 45.0 to 50.0 percent of units are priced within the FMR range. This indicates that many units are not attainable to lower-income households without the use of HCV, and larger units are unaffordable to all lower- income households. Therefore, to increase housing mobility for voucher holders, the Vallejo Housing Authority meets with property managers to encourage landlords and property managers to advertise their units to voucher holders and conducts education and outreach to landlords and voucher holders (Program B 1.1.1) and will provide information to ADU applicants and households with existing ADUs (Program H 4.1.2).

City of Vallejo
Assessment of Fair Housing
November 2024 Page 65
FIGURE 3-24: HOUSING CHOICE VOUCHER DISTRIBUTION IN VALLEJO

Source: HUD, 2020; City of Vallejo, 2022
c::J City Boundary
Housing Choice Vouchers (Tract)
HCV as a Percent of Renter Occupied
Housing Unit s
D ~5.0
-
~15.0
-
~30.0
-
~60.0
D No Data
land Inventory Sites
Income Category
+ Lower Income
~ Lower and Moderate Income
$
Lower, Moderate , and Above
Moderate Income
(f) Lower and Above Moderate
Income
... Moderate Income
• Above Moderate Income
1,
American Canyon \1-0,
•
City of Vallejo
Assessment of Fair Housing
November 2024 Page 66
Employment Opportunities
Regional Patterns
HUD developed two indices to analyze access to employment opportunities: the jobs proximity index and the labor market engagement index. The jobs proximity index identifies census tracts based on their proximity to employment opportunities and the labor market engagement index scores labor force participation and human capital in each tract, with consideration of unemployment rates and educational attainment. For both indices, a higher score indicates stronger job proximity or labor force participation.

According to these indices, Solano County has more consistent proximity to jobs but lower labor force engagement than many other counties in the ABAG region (Figure 3-25, Regional Jobs Proximity, and Figure 3-26, Regional Labor Market Engagement). Labor force engagement patterns in Solano County more closely reflect the neighboring counties of Yolo and San Joaquin in the Sacramento region, where population distribution and industries are similar to most of Solano County. The area with the lowest labor force engagement in Solano County, however, is in the tract that includes the City of Rio Vista where there is a sizable senior population, which may include residents who retired early. As shown in Table 3-7, Regional Unemployment Rates, 2010-2021, the unemployment rate in Solano County in 2021 was one of the highest in the Bay Area and Sacramento regions, at 5.4 percent. However, Solano County saw one of the largest decreases in unemployment since 2010, surpassed only by San Joaquin and Yolo Counties.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 67
FIGURE 3-25: REGIONAL JOBS PROXIMITY

Source: HUD, 2017
Jobs Proximity Inde x by
Block Group (2014-2017)
Jobs Proximity Index
- < 20 (Furthest Proximity)
20 - 40
0 40 - 60
0 60 - 80
SONOMA
COUNTY
MARIN
COUNTY
J/11/'
YOLO
COUNTY

SAN JOAQUIN
COUNTY
City of Vallejo
Assessment of Fair Housing
November 2024 Page 68
FIGURE 3-26: REGIONAL LABOR MARKET ENGAGEMENT

Source: HUD, 2017
Labor Market Engagement
Index (HUD)
D o -20
- 21-40
- 41 - 60
- 61-80
- 81 - 100

SAN JOAQUIN
COUNTY
Mii,..

City of Vallejo
Assessment of Fair Housing
November 2024 Page 69
TABLE 3-7: REGIONAL UNEMPLOYMENT RATES, 2010-2021
County 2010 2021
Alameda County 11.0% 4.2%
Contra Costa County 11.1% 4.5%
Marin County 8.0% 3.0%
Napa County 10.9% 4.2%
Sacramento County 13.1% 5.1%
San Francisco City and County 9.1% 3.3%
San Joaquin County 17.2% 6.5%
San Mateo County 8.4% 3.0%
Santa Clara County 10.3% 3.2%
Solano County 12.8% 5.4%
Sonoma County 10.9% 3.8%
Yolo County 12.6% 4.3%
Source: California Employment Development Department, 2021 The U.S. Census Longitudinal Employer-Household Dynamics (LEHD) reports the distance and direction between home and work for residents of each jurisdiction and the ratio between jobs and households. According to LEHD, approximately 40.6 percent of Solano County residents live within 10 miles of their job, with the greatest concentration of these jobs in Fairfield (13.5 percent) and Vacaville (13.5 percent). Approximately 18.1 percent of Solano County residents report commuting more than 50 miles to their job, with 38.2 percent of these residents commuting southeast into San Joaquin County. Overall, approximately 50.4 percent of the individuals that work in Solano County commute in from areas outside of the county. On average, in the comparison jurisdictions that comprise the Bay Area and a portion of the Sacramento region, 42.5 percent of residents live within 10 miles of their job, 15.4 percent live more than 50 miles from their job, and 49.4 live outside of the county in which they work. In Solano County, the jobs-household ratio, which is an indicator of whether there is a balance between the number of jobs and the number of households, was 0.93 in 2018 according to LEHD Workplace Area Characteristics (WAC). This ratio suggests that there was a shortage of jobs in Solano County to support the number of households, which may partially contribute to the number of residents that commute outside of the county for work. In comparison, in the Bay Area, the jobs-household ratio was 1.47, indicating that there is a shortage of housing to support the job base in this region. Generally, Solano County appears to have sufficient housing for those jobs in the county, but still has a slightly higher rate of persons that commute into the county than the region overall.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 70
Local Patterns
The Labor Market Engagement Index score in the City of Vallejo ranges from 5 to 51, which may result from unemployment, retirement, or choosing not to participate in the labor market for other reasons (Figure 3-27, Local Labor Market Engagement). According to stakeholders, Vallejo began as a thriving, independent economy based on the employment opportunities at Mare Island. However, following the closure of the shipyard in 1996, Vallejo’s economy transitioned to operate as a bedroom community for employees commuting into the San Francisco Bay Area, with a more limited range of opportunities within the city. As shown in Figure 3-28, Local Jobs Proximity, jobs are largely concentrated in the northeast portion of the city, in the commercial and business districts along Sonoma Boulevard. According to U.S. Census Bureau’s Longitudinal Employer-Household Dynamics (LEHD) Origin-Destination Employment Statistics (LODES), approximately 37.1 percent of Vallejo residents live within 10 miles of their job, though 85.0 percent of residents commute to jobs outside of the city. Given the proximity of Vallejo to major employment centers in the Bay Area, it is likely that some residents choose to live in Vallejo due to slightly lower housing costs and a wider range of housing types and commute to work. However, the unemployment rate in Vallejo is approximately 6.3 percent, the second highest in Solano County, suggesting possible difficulties in accessing economic opportunities. This is supported by a low jobs-household ratio (0.78), which resulted from a shortage of jobs in the city compared to the number of households. However, as a housing destination for employees in the Bay Area, a low jobs-household ratio may not result in limited access to jobs, though the loss of Mare Island jobs in the 1990s may have resulted in the displacement of households reliant on that employment center. To ensure there is access to economic opportunities for all residents, the City has identified economic development strategies in the Economy, Education, and Training Element of the General Plan to promote workforce development and support a strong local economy. These include:
• Action EET-1.1A: Work with Solano Economic Development Corporation (EDC) to attract manufactures in sections such as food and beverage, life-science, clean technology, green technology, and other industries that will provide high quality jobs. • Action EET-1.1B: Prioritize North Mare Island for development, such as a manufacturing use, including facilitating infrastructure investment and state and regional incentives for job creation. • Action EET-2.4B: Partner with Solano Workforce Investment Board (WIB) and Solano Community College to promote and prioritize job training programs that offer professional credentials and certifications.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 71
FIGURE 3-27: LOCAL LABOR MARKET ENGAGEMENT

Source: HUD, 2017
r D City Boundary
Labor Market Engagement Index
(HUD)
D 0- 20
21- 40
- 41- 60
- 61-80
- 81- 100
Land Inventory Sites
Income Category
+ Lower Income
A\ Lower and Moderate
m. Income
L wer Moderate, and
~ o , Moderate Income m. Above
•
Lower and Above
Moderate Income
Moderate Income
Above Moderate Income
03S 07
City of Vallejo
Assessment of Fair Housing
November 2024 Page 72
FIGURE 3-28: LOCAL JOBS PROXIMITY

Source: HUD, 2017
c:J City Boundary
Jobs Proximity Index (2014-2017) -
HUD (Block Group)
- < 20 (Furthest Proximity)
20-40
40 - 60
60- 80
- > 80 (Closest Proximity)
Land Inventory Sites
Income Category
+ Lower Income
~ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
$
Lower and Above Moderate
Income
• Moderate Income
• Above Moderate Income

0.38 07S
American Canyon fl-6
City of Vallejo
Assessment of Fair Housing
November 2024 Page 73
Educational Opportunities
Regional Patterns
School quality is often tied to housing, with neighborhoods or communities with higher median incomes and home values often having access to higher-performing schools than residents of lower-income neighborhoods. Income distribution influences home values and property taxes, and therefore funding for public schools. As such, school districts with higher concentrations of affordable housing typically have lower test scores in schools, creating a cyclical problem of not offering these students equal educational opportunities.

Therefore, disparities in access to strong school opportunities serves as an indicator of fair housing and equal access to opportunities.

Each year, the California Department of Education (DOE) publishes performance metrics for public schools in the state, including student assessment results for English Language Arts and Mathematics as they compare to the state grade-level standards and demographic characteristics of each school’s student population. The characteristics reported on include rates of chronic absenteeism and suspension, percentage of students that are socioeconomically disadvantaged, percentage of students that are in foster care, percentage of students learning the English language, and the percentage of high school students that are prepared for college. Chronic absenteeism refers to the percentage of students who are absent for 10.0 percent or more of instructional days that they were enrolled at the school, with the state average being 10.1 percent of students. Students who are eligible for free or reduced-priced meals, or who have parents or guardians who did not receive a diploma, are considered socioeconomically disadvantaged. TCAC and HCD rely on this data from DOE to determine the expected educational outcome in each census tract and block group within the state. TCAC and HCD’s educational domain score reflects mathematics proficiency, reading proficiency, high school graduation rates, and student poverty rates of all schools for which this data is available, culminating in a score ranging from 0 to 1, with higher values being the most positive expected educational outcome.

In 2021, TCAC/HCD reported the strongest projected educational outcomes for students in the cities of Benicia and Dixon as well as the unincorporated areas around the City of Vacaville and all eastern portions of the county (Figure 3-29, Regional TCAC/HCD Educational Domain Scores). However, the eastern portions of the county, with the highest educational scores according to TCAC/HCD, also have the lowest population density in the county and only one school. As such, for a regional analysis, the TCAC/HCD map may not accurately compare educational opportunity in Solano County to the ABAG region. At the local level, data based on school performance is more readily available and likely more accurate.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 74
FIGURE 3-29: REGIONAL TCAC/HCD EDUCATIONAL DOMAIN SCORES

Source: TCAC/HCD, 2021
TCAC Opportunity Areas
Education Score by
Census Tract (2021)
Education Domain Score
(by region)
- < .25 (Less Positive Education
Outcomes)
D .2s-.so
D .so- .7s
- > .75 (More Positive Education
Outcomes)
CJ NoOata
SONOMA
COUNTY
NAPA
COUNTY
./'"'\..
(D
CONTRA
COSTA
COUNTY
YOLO
COUNTY

SACRAMENTO
COUNTY

SAN JOAQUIN
COUNTY
M•~
"
City of Vallejo
Assessment of Fair Housing
November 2024 Page 75
The HUD School Proficiency Index more accurately reflects school performance by residential living patterns in the region. The HUD School Proficiency Index ranges from 0 to 100, with higher values indicating better school performance. Though demographic patterns have changed throughout the region slightly since 2010, as discussed for each jurisdiction in this assessment, typically schools in Solano County and throughout the region are more proficient in areas of increased population density and affluence (see Figure 3-30, HUD School Proficiency Index). Residents of western Solano County have access to higher-performing schools than the eastern portion, but schools throughout Solano County generally score lower than those in much of Sacramento, Yolo, Marin, and Contra Costa Counites. To ensure all students have access to a quality education, each jurisdiction has identified appropriate programs within the individual assessments.

FIGURE 3-30: HUD SCHOOL PROFICIENCY INDEX

Source: HUD Affirmatively Furthering Fair Housing Data and Mapping Tool, 2017 Demograph ics 2010
1 Dot= 75
Whrte on-Hispanic
~!~. Black. Non-Hispanic ..... >-~ Natwe American, Non­ ,..-.., Hispanic
!:of~ Asian/Pacific Islander
:.. • HIspamc
~ Hispanic
on-
~~, Other Non-Hispanic
Multi-racial. Non-Hispanic
TRACT
R/ECAP
School Proficiency Index
0 -10

10.1-20
201-30

30.1 -40

40.1 - 50
111111 50.1 - 60
111111 60.1 - 70
111111 70.1 -80
111111 80.1 - 90
111111 90.1 - 100
School Profic iency Index: Data
not Available
City of Vallejo
Assessment of Fair Housing
November 2024 Page 76
Local Patterns
Students in Vallejo have access to 23 public schools in the Vallejo Unified School District that are reported on by DOE annually (Table 3- 8, Performance Scores for Vallejo Schools, 2019). In addition, Vallejo Unified School District also operates Farragut Academy and John Finney High, two continuation or Community Day schools, which do not have performance metrics reported in 2019. Continuation schools typically serve students who have been expelled from other schools or have attendance or behavior problems and provide a valuable resource for furthering their education in a supportive environment.

In 2019, most Vallejo schools have at least 50.0 percent of the population identified as socioeconomically disadvantaged. Approximately

50.0 to 75.0 percent of the student population in 10 schools are considered socioeconomically disadvantaged, compared to more than 75.0 percent in 12 schools. Lincoln Elementary has the highest percentage of socioeconomically disadvantaged students at 93.0 percent. Hogan Middle School had the highest suspension rate among Vallejo schools, at 17.3 percent, while Solano-Widemann Leadership Academy followed closely at 16.3 percent. Further, the English Language Arts (ELA) and Mathematics scores in these schools are significantly lower than other schools in the City of Vallejo. This may indicate more instability among students at these schools that results in missing school days and lower performance scores. MIT Academy is the only school with a score above state grade-level standards, and only for ELA. In addition to the public schools that report data to the California Department of Education’s schools dashboard, there are a number of private, predominantly parochial schools in the community that offer primary and secondary education.

Geographically, schools in more affluent parts of Vallejo, such as the northeastern areas, tend to perform better academically compared to those in lower-income neighborhoods. MIT Academy, a charter school located centrally in Vallejo, consistently ranks as one of the top- performing schools in the city. This contrasts with schools like Vallejo High School and John Finney High School, located in economically disadvantaged neighborhoods, which show lower proficiency levels in subjects like math and reading. The location of these schools in different parts of the city affects the quality of education students receive, with those in poorer areas often having fewer resources and less experienced teaching staff.

Socioeconomic status also plays a role in shaping access to quality education. Students in lower-income areas tend to enroll in schools with fewer resources and fewer opportunities for academic and extracurricular enrichment. For instance, Solano Widenmann Leadership Academy, located in a low-income neighborhood, has significantly lower performance metrics compared to schools in wealthier areas. This gap is further exacerbated by the fact that families in lower-income neighborhoods may lack access to resources such as tutoring, enrichment programs, and extracurricular activities that can support academic success.

The availability of charter schools such as MIT Academy and Griffin Academy provides alternative educational opportunities, but access to these schools is not distributed evenly across all neighborhoods. While these schools are open to all students in Vallejo, the application process and geographic barriers can limit access for students from lower-income neighborhoods. Families in wealthier areas may be better City of Vallejo
Assessment of Fair Housing
November 2024 Page 77
positioned to navigate the application process and secure placements in these schools, further widening the gap in educational outcomes between neighborhoods.

The Solano County Library (SCL) also provides a robust literacy program and maintains two branch locations in Vallejo. Community organizations such as the Vallejo Education and Business Alliance (VEBA) are working to improve student success. VEBA offers the Vallejo Promise Scholarship that helps to cover fees at community or four-year college programs that is available to any student graduating from Vallejo public high schools. To assess whether any instability or performance challenges might be related to housing conditions, the City will coordinate with the school district to survey housing needs of families with school-aged children and, if needed, will prioritize marketing of rehabilitation and other assistance programs to households within the capture areas of these schools (Program F 1.1.2).

Vallejo offers a variety of higher education opportunities, including both traditional academic institutions and vocational programs, catering to a diverse population. Post-secondary education in Vallejo is available at Solano Community College, at the California State University Maritime Academy, and Touro University.

One of the key higher education providers in Vallejo is Touro University California, located on Mare Island. Touro is a private university that primarily offers graduate programs in fields like health sciences, public health, pharmacy, and education. It serves students seeking advanced degrees, particularly those interested in entering healthcare professions. Touro’s programs are geared toward both local and international students, with an emphasis on serving communities in need, such as medically underserved populations.

Solano Community College (SCC) offers vocational and technical training. Although the main campus is located in nearby Fairfield, SCC offers a variety of classes at its Vallejo Center. The college provides both academic degree programs and vocational training, including fields like automotive technology, welding, biotechnology, and business management. SCC’s vocational programs serve a wide array of students, from recent high school graduates to adult learners seeking career transitions or additional skills. In addition to degree programs, SCC offers workforce development and job training initiatives through partnerships with local industries, which are designed to prepare students for immediate employment in technical fields.

California State University Maritime Academy (Cal Maritime), a specialized campus located just outside the city limits, offers degrees in engineering, transportation, international business, and marine science. It provides unique training for careers in maritime industries and is particularly focused on serving students interested in global logistics, marine transportation, and engineering.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 78
TABLE 3-8: PERFORMANCE SCORES FOR VALLEJO SCHOOLS, 2019 School Name ELA
Score
Math
Score
Chronic
Absenteeism Rate
Suspension
Rate
Socioeconomically
Disadvantaged
Foster
Youth
English
Learners
Loma Vista Environmental Science Academy -80.6 -116.9 23.9% 11.3% 79.4% 0.6% 29.3% Mare Island Technology Academy -23.3 -58.4 6.2% 12.6% 60.6% 0.0% 15.5% Dan Mini Elementary -38.1 -36.5 17.8% 1.1% 79.8% 0.0% 41.3% Johnston Cooper Elementary -78.4 -96.4 30.7% 7.6% 83.0% 1.5% 24.3% Highland Elementary -50.3 -60.8 28.8% 3.3% 86.7% 1.3% 36.3% Vallejo High -76 -130.3 66.0% 14.0% 74.0% 1.0% 17.0%
Caliber: ChangeMakers Academy -14.8 -56.6 13.2% 0.0% 64.1% 0.0% 15.0% Lincoln Elementary -91.4 -103.3 28.7% 11.7% 93.2% 0.0% 22.2% MIT Academy +43.7 -42.5 - 6.2% 59.6% 0.4% 3.4%
Franklin Middle -63.6 -122.9 30.8% 23.6% 81.8% 1.0% 24.6% Federal Terrace Elementary -41.3 -43.9 25.4% 2.9% 79.0% 0.0% 24.6% Jesse M. Bethel High -48.3 -123.1 85.6% 0.6% 56.6% 0.9% 8.4% Joseph H. Wardlaw Elementary -2.3 -16.9 19.0% 1.7% 52.2% 1.1% 14.3% Vallejo Charter -37.7 -57.5 10.1% 4.9% 52.5% 0.0% 10.8% Cave Language Academy -14.9 -40 9.3% 2.5% 58.9% 0.3% 34.5% Hogan Middle -57.7 -107.1 25.7% 17.5% 66.7% 0.9% 14.8%
Steffan Manor Elementary -52.8 -62.3 27.0% 1.9% 83.8% 0.5% 26.3% Annie Pennycook Elementary -44.5 -61.9 25.5% 8.3% 66.0% 0.8% 11.1% Beverly Hills Elementary -43.4 -66.9 23.2% 7.1% 88.7% 0.8% 29.7% Glen Cove Elementary -26.1 -40.7 23.6% 3.1% 55.8% 0.8% 13.% Mare Island Health and Fitness Academy -46.3 -75.2 25.2% 7.6% 78.0% 0.5% 23.0% Grace Patterson Elementary -31.6 -38.3 24.1% 2.5% 87.5% 0.0% 29.5% Solano-Widemann Leadership Academy -93.9 -121.5 21.8% 16.3% 78.2% 1.3% 25.4% Source: California Department of Education, 2019
City of Vallejo
Assessment of Fair Housing
November 2024 Page 79
The anticipated educational outcomes, according to the TCAC/HCD (Figure 3-31, Local TCAC/HCD Educational Outcome Percentile Scores), are relatively low in downtown and central Vallejo, and higher near the perimeter of the city boundaries. However, as seen in Figure 3-31, nearly all of the city has scores below the 25th percentile, with the exception of those areas bordering the City of Benicia. The lowest scores are generally found along and east of I-80, with higher scores moving east. Neighborhoods bisected by I-80 or SR-29 have percentile scores ranging from approximately the 5th to 15th percentile. The census tract with Florida Street to the south, Sonoma Boulevard to the west, Valle Vista Avenue to the north, and Amador Street and Broadway Street to the east, scores in the 5th percentile. As shown in Figure 3-31, the northeast census tract bounded by Auto Mail Parkway, Redwood Parkway, and Ascot Parkway to the west, Columbus Parkway to the north, Sky Valley Road to the east, and Lake Hernan Road to the south scores in the 15th percentile. In the southeastern-most portion of the city, scores increase to the 32nd percentile near Glen Cove and the 67th percentile southeast of Somerset Highlands Park. However, while the score in the Somerset Highlands Park is significantly higher than the rest of the city, it is important to note that most of this tract is within the City of Benicia, and the score may reflect educational opportunities in Benicia rather than in this neighborhood of Vallejo. Therefore, when considering the rest of the tracts in the city, the expected educational outcome is low throughout Vallejo. To improve educational opportunities for all students, the City will support applications by Vallejo City Unified School District or individual schools to secure grant funding for teacher recruitment and retention bonuses, classroom materials, and other incentives for teachers and will support investment of additional resources directly into math and reading proficiency to improve the improve the performance of the entire district (Program F 1.1.2).

City of Vallejo
Assessment of Fair Housing
November 2024 Page 80
FIGURE 3-31: LOCAL TCAC/HCD EDUCATIONAL OUTCOME PERCENTILE SCORES

Source: TCAC/HCD, 2021; City of Vallejo, 2022
c::J City Boundary
TCAC Opportun ity Areas 2021 -
Education Score (Tract)
Education Domain Score (by region)
< .25 (Less Positive Education
Outcomes)
.25- .SO
.50- .75
Land Inventory Sites
Income Category
+ Lower Income
& Lower and Moderate Income
$
Lower, Moderate , and Above
Moderate Income
~
Lower and Above Moderate
Income
... Moderate Income
• Above Moderate Income
American
Canyon
American Canyon 1>-6
Benicia
City of Vallejo
Assessment of Fair Housing
November 2024 Page 81
Environmental Health
Regional Patterns
A disadvantaged community or environmental justice community (EJ Community) is identified by the California Environmental Protection Agency (Cal EPA) as “areas that are disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation,” and may or may not have a concentration of low-income households, high unemployment rates, low homeownership rates, overpayment for housing, or other indicators of disproportionate housing need. In February 2021, the California Office for Environmental Health Hazard Assessment (COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare community environmental scores. In the CalEnviroScreen tool, communities that have a cumulative score in the 75th percentile or above (25.0 percent highest score census tracts) are those that have been designated as disadvantaged communities under Senate Bill (SB) 535. The cumulative score that can result in a disadvantaged community designation is calculated based on individual scores from two groups of indicators: Pollution Burden and Population Characteristics. Pollution Burden scores exposure to negative environmental hazards, such as ozone concentrations, PM2.5 concentrations, drinking water contaminants, lead risk from housing, traffic impacts, and more. Population Characteristics scores the rate of negative health conditions and access to opportunities, including asthma, cardiovascular disease, poverty, unemployment, and housing cost burden. For each indicator, as with the cumulative impact, a low score reflects positive conditions.

Much of Solano County, particularly the eastern area and the City of Vallejo, have high cumulative scores, as shown in Figure 3-32, Regional CalEnviroScreen Percentiles. This is a result of high scores for indicators of both pollution burden and negative population characteristics, though the eastern area is primarily agricultural land with limited residential development so these scores may be a result of agricultural industry practices. In the ABAG region, high percentiles are mostly concentrated in highly urbanized communities along the San Francisco Bay, such as in the cities of Emeryville, Alameda, Oakland, and San Jose. It is unlikely that the factors that contribute to environmental scores in Solano County reflect the factors in urbanized ABAG jurisdictions. Rather, Solano County more closely reflects the agricultural areas of Yuba, Sacramento, and San Joaquin Counties. Within each jurisdiction of Solano County, patterns differ, as described below, as a result of increased urbanization; however, regionally, Solano County reflects areas to the east rather than western ABAG jurisdictions.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 82
FIGURE 3-32: REGIONAL CALENVIROSCREEN PERCENTILES

Source: OEHHA, 2021
Environmental Justice
Communities
CalEnviroScreen 4.0
Percentile
- O - 10% (Lowest Scores)
- 11 - 20%
- 21-30%
- 31-40%
- 41 - 50%
- 51 - 60%
- 61-70%
- 71-80%
- 81-90%
- 91 - 100% ( Highest Scores)
SONOMA
COUNTY
NAPA
COUNTY . ~~ ,, .... -
:,. Allend ..,
'~---~-~~·artl~ '.. _: •i ·
l
CD
CONTRA
COSTA
COUNTY
YOLO
COUNTY
Davis
@

SACRAMENTO
COUNTY
..... V

SAN JOAQUIN
COUNTY
lO
City of Vallejo
Assessment of Fair Housing
November 2024 Page 83
Local Patterns
As shown in Figure 3-33, Local CalEnviroScreen Percentiles, most of the city east of I-80 scores near or above the 75th percentile, qualifying as a disadvantaged community. Disadvantaged communities in Vallejo, according to OEHHA, include 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. While these neighborhoods do experience some pollution burden, it is not significantly higher than other areas of the city, with the exception of South Vallejo and Mare Island, which is disproportionately exposed to impaired waters (93rd percentile), groundwater threats (89th percentile), diesel particulate matter (PM) (86th percentile), and lead in housing (85th percentile). While the water in this area is not used for food or drinking water, the exposure to diesel PM is likely due to proximity to the I-80 and I-780 interchange and lead in housing may be as a result of an older housing stock. Free lead paint removal is provided through a Solano County program for homes in high-risk neighborhoods built before 1978 with young children or pregnant women living in them and peeling, chipping, or deteriorating paint. As shown in Figure 3-34, Local TCAC/HCD Environmental Domain, South Vallejo, Mare Island, and neighborhoods adjacent to Six Flags Discovery Kingdom are expected to have the least positive environmental outcomes, impacting access to opportunity as it relates to healthy living conditions.

In 2018, a presentation related to the Citizen Air Monitoring Network in Vallejo discussed the challenges of addressing environmental issues at the city level rather than regionally, as contaminants travel freely between jurisdictions8. Their report included data from a 2016 Community Health Needs Assessment that showed that South Vallejo had nearly three times the rate of emergency department visits for asthma in May 2016 than the state (470.83 per 10,000 residents in South Vallejo, compared to 148.86 per 10,000 residents in California).

This group provides air quality sensors to community members to improve the availability of knowledge about air quality conditions throughout the city. As part of implementation of the City’s 2012 Climate Action Plan, the City has focused its air pollution prevention efforts on controlling VMT both through land use planning and through encouraging alternative fuel vehicles by installing EV chargers at various points in the city. The Bay Area Air Quality Management District (BAAQMD) has also recently funded several projects in Vallejo as part of the Community Air Protection program that help to replace high-polluting industrial equipment with lower-emissions vehicles as well as replacing existing school buses with lower-emission models9.

In contrast to the eastern portion of Vallejo, western Vallejo typically has significantly higher TCAC/HCD environmental outcome scores and lower indicators of pollution burden according to OEHHA. For example, the neighborhoods west of Oakwood Avenue score between

8 Szutu, K. “AB 617 Community Air Protection – A Vallejo Perspective: Observations from Citizen Air Monitoring Network”. (2018). Citizen Air Monitoring Network via Bay Area Air Quality Management District. https://www.baaqmd.gov/~/media/files/ab617-community-health/ab617-a-vallejo- perspective.pdf?rev=33b254274a274280b29cdc9ca37aca4a&sc_lang=en 9 “Bay Area AQMD Community Air Protection Program (CAP) Projects” (September 2022). Bay Area Air Quality Management District. https://www.baaqmd.gov/~/media/files/strategic-incentives/community-grants/cap-project-list-pdf.pdf?rev=b4802d08d22341ea93ad93a7434e73e3 City of Vallejo
Assessment of Fair Housing
November 2024 Page 84
the 80th and 83rd percentiles on TCAC/HCD’s Environmental Domain map, indicating access to positive environmental conditions for healthy living conditions. This is supported by OEHHA CalEnviroScreen scores for pollution burden ranging from the 20th to 41st percentiles.Air pollution is a pressing issue in several neighborhoods, particularly near major highways like Interstates 80 and 780, Highways 29 and 37, and the Carquinez Strait. These areas, identified in the City’s Draft Environmental Justice Existing Conditions Memo, experience elevated levels of air pollutants, including diesel particulate matter from vehicles and ships. Residents in Census Tracts 2507.01, 2509, and 2518.02 face higher rates of respiratory health issues. Future residential development in these areas will prioritize air quality improvements and consider the health impacts on vulnerable populations.

The Mare Island Naval Shipyard, now undergoing environmental remediation, presents another challenge. This former industrial site is being cleaned up from historical contamination, including hazardous waste and groundwater threats. Until the remediation is complete, this area is not suitable for new residential development, and any future projects must ensure that the development site is safe for habitation.

While proximity to industrial and commercial uses, as major traffic corridors, will influence the conditions found in eastern Vallejo, the City has included Program F 1.1.2 to mitigate existing conditions and facilitate revitalization for current and future residents by identifying best practices to address health risks and impacts associated with I-780, I-80, and industrial uses. Additionally, as part of the Capital Improvement Plan, the City will transform barren dirt areas along the Waterfront and Mare Island Way into green spaces, with water-smart irrigation and stormwater management integrated into the improvements. Enhanced green space can improve the city’s built environment by buffering noise and pollution and helping reduce summer heat waves.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 85
FIGURE 3-33: LOCAL CALENVIROSCREEN PERCENTILES

Source: OEHHA, 2021; City of Vallejo, 2022
c:J City Boundary
CalEnviroScreen 4.0 Percentile
- o- 10 {Lowest Score)
- 11-20
- 21- 30
□ 31-40
□ 41-50
□ 51-60
61- 70
- 71- 80
- 81- 90
- 91- 100 {Highest Score)
Land Inventory Sites
Income Category
+ Lower Income
£ Lower and Moderate Income
$
Lower, Moderate , and Above
Moderate Income
~
Lower and Above Moderate
Income
... Moderate Income
• Above Moderate Income

0.38 0.7S 15
American
Canyon
American Canyon ~6,
City of Vallejo
Assessment of Fair Housing
November 2024 Page 86
FIGURE 3-34: LOCAL TCAC/HCD ENVIRONMENTAL DOMAIN

Source: TCAC/HCD, 2021; City of Vallejo, 2022
c:J City Boundary
TCAC Opportunity Areas 2021 -
Environmental Score (Tract)
Environmental Domain Score (by
region)
- < .25 (Less Positive
Environmental Outcomes)
.25- .SO
.SO- .75
- .75- 1 (More Positive
Environmental Outcomes)
Land Inventory Sites
Income Category
+ Lower Income
£ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
~
Lower and Above Moderate
Income
.... Moderate Income
• Above Moderate Income
City of Vallejo
Assessment of Fair Housing
November 2024 Page 87
Disproportionate Housing Need and Displacement Risk
Overcrowding
Regional Patterns
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. The U.S. Census Bureau considers a household overcrowded when there is more than one person per room, excluding bathrooms, hallways, and kitchens, and severely overcrowded when there are more than 1.5 occupants per room. A typical home might have a total of five rooms that qualify for habitation under this definition (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. A small percentage of overcrowded units is not uncommon, and often includes families with children who share rooms or multi-generational households. However, high rates of overcrowding may indicate a fair housing issue resulting from situations such as two families or households occupying one unit to reduce housing costs (sometimes referred to as “doubling up”).

Situations such as this may indicate a shortage of appropriately sized and affordable housing units as overcrowding is often related to the cost and availability of housing and can occur when demand in a jurisdiction or region is high.

In Solano County, as shown in HNA Table 2-7, Overcrowding by Tenure, approximately 3.7 percent of households experience overcrowding and 1.6 percent experience severe overcrowding. Overcrowding is a slightly greater problem among renter-occupied households, at 2.5 percent of these households, compared to 1.2 percent of owner-occupied households, but still remains well below the statewide average of 8.2 percent. Further, the overcrowding rates in Solano County are lower than the greater Bay Area, in which 4.4 percent of households are overcrowded and 2.8 percent are severely overcrowded. As shown in Figure 3-35, Overcrowded Households in the Region, there are very few areas of concentrated overcrowding in the county compared to jurisdictions to the south in the ABAG region. Solano County has significantly lower overcrowding rates, across tenures, than most Bay Area and Sacramento region counties (Figure 3-36, Overcrowding Rates in the Region). Typically, areas with higher rates of lower-income households and more dense housing types have higher rates of overcrowding, as is seen in census tracts adjacent to the San Francisco Bay and to the northeast in the City of Sacramento and southeast in the City of Stockton. The rate and pattern of overcrowding in Solano County reflects the suburban communities in the region, such as eastern portions of Contra Costa and Alameda Counties and all of Marin County. The relatively low rates of overcrowding in Solano County may indicate that there are more appropriately sized housing opportunities at a range of price points to meet housing demand than is found in more urbanized areas of the region.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 88
FIGURE 3-35: OVERCROWDED HOUSEHOLDS IN THE REGION

Source: California Health and Human Services (CHHS), 2020 Overcrowded Households - CHHS
D < 8.2% (State wide Average)
D s.3% -1 2%

12.01% - 15%
- 15.01% • 20%
- >20%
SONOMA
COUNTY
MARIN
COUNTY
NAPA
COUNTY
~
CONTRA
COSTA
COUNTY
YOLO
COUNTY
@

SACRAMENTO
COUNTY

SAN JOAQUIN
COUNTY
City of Vallejo
Assessment of Fair Housing
November 2024 Page 89
FIGURE 3-36: OVERCROWDING RATES IN THE REGION

Source: 2015-2019 ACS

2.6%

1.8%

0.6%

2.4%

1.9%

2.8%

3.5%

2.5%

2.6%

1.2%

1.7%

1.3%

0.9%

0.4%

0.4%

0.6%

0.6%

1.5%

1.0%

0.9%

0.8%

0.4%

0.5%

0.4%

7.8%

7.0%

6.2%

8.4%

5.6%

2.4%

8.0%

8.0%

8.7%

2.5%

7.0%

6.8%

5.1%

3.4%

5.0%

3.5%

2.4%

5.6%

3.2%

6.8%

5.7%

1.2%

3.0%

2.4%

5.0%

3.5%

2.6%

4.5%

3.5%

2.6%

5.5%

4.7%

5.2%

3.7%

3.7%

4.0%

2.8%

1.5%

2.0%

1.7%

1.4%

4.1%

1.9%

3.3%

2.9%

1.6%

1.4%

1.4%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%

9.0%

10.0%
Alameda
County
Contra Costa
County
Marin
County
Napa County Sacramento
County
San Francisco
County
San Joaquin
County
San Mateo
County
Santa Clara
County
Solano
County
Sonoma
County
Yolo County
Owner Overcrowded Owner Severely Overcrowed Renter Overcrowded Renter Severely Overcrowed Total Overcrowded Total Severely Overcrowed ■ ■ ■
■ ■ ■
City of Vallejo
Assessment of Fair Housing
November 2024 Page 90
Local Patterns
Overall, 7.0 percent of households in Vallejo are considered overcrowded, which is higher than countywide rates, but similar to the ABAG region as a whole. Of these households in Vallejo, 65.6 percent are considered overcrowded, and 34.4 percent are considered severely overcrowded. In Vallejo, overcrowding is seen more amongst those that are renting, with renters comprising 68.5 percent of all overcrowded households. Approximately 6.5 percent of renters are overcrowded, compared to 3.0 percent of homeowners, and 4.2 percent of renters are severely overcrowded, compared to 0.9 percent of homeowners. Overall, households experiencing overcrowding in Vallejo, when combined with income or accessibility challenges, may become at risk for displacement.

Overcrowding also often disproportionately impacts lower-income households. According to Comprehensive Housing Affordability Strategy (CHAS) data, 6.9 percent households with incomes between 81.0 and 100.0 percent of the AMI, 6.5 percent of low-income households, 8.1 percent of very low-income households, and 8.1 percent of extremely low-income households experience some level of overcrowding. Conversely, 4.0 percent of households earning an income above the AMI experience some level of overcrowding. Severely overcrowded conditions exist in 1.2 percent of median income households, 1.3 percent of low-income households, 2.4 percent of very low- income households, and 3.6 percent of extremely low-income households. In comparison, 0.9 percent of households above the AMI experience this level of overcrowding. These patterns are also reflected geographically, with higher rates of poverty in areas with lower median incomes. For example, higher overcrowding rates are found around Vallejo Ferry Terminal and in the neighborhood around White Slough, corresponding the city’s lowest-income neighborhoods and the three areas designated as high segregation and poverty, where older housing stock, originally constructed to serve the shipyard industry, is mixed with industrial and other nonresidential uses. While some households reported as overcrowded may have chosen to double up inhabitants in one room and therefore the condition may not be based on inability to find and secure adequate housing, severe overcrowding, particularly among the lower-income households in Vallejo, may indicate a more significant potential for displacement.

There are eight tracts in the city with overcrowding rates exceeding 8.2 percent, which typically align closely with neighborhoods with relatively low median incomes (see Figure 3-37, Overcrowded Households in Vallejo, and Figure 3-8, Local Median Income).

Further, three of these tracts are designated as areas of high segregation and poverty (see Figure 3-7, Local TCAC/HCD Opportunity Areas). The highest rates of overcrowding, ranging from 8.9 to 12.0 percent, are concentrated in the northwest and western portions of the city, and the more densely populated areas in central Vallejo along the railroad and near the Vallejo Ferry Terminal, primarily south of Sears Point Road (SR-37), west of I-80, and east of the Mare Island Strait, including an area northeast of the I-80 and I-780 interchange. These neighborhoods consist of single-family residences, the Olympia and Vallejo Mobile Estates mobile home parks, and a variety of multifamily residences.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 91
FIGURE 3-37: OVERCROWDED HOUSEHOLDS IN VALLEJO

Source: California Health and Human Services (CHHS), 2020; City of Vallejo, 2022 r D City Boundary
Wded Households Data -Overcro
CHHS - (Tract)
PCT overcr
D < 8.2% (Statewide Average)
I □ s.3%- 12%
- 12.01%- 15%
Land Inventory Sites
Income Category
+ Lower Income
£ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
@ Lower and Above Moderate
Income
... Moderate Income
• Above Moderate Income
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City of Vallejo
Assessment of Fair Housing
November 2024 Page 92
The availability of housing units in Vallejo appropriate to house lower-income large families (five or more persons) within their affordability level may also contribute to overcrowding. The incidence of large-family households in Vallejo, presented in HNA Table 2-6, Households by Size 2019, is lower than most of the other cities in Solano County, at 12.8 percent of households as compared to a countywide representation at 13.6 percent, yet higher than the 10.2 percent throughout the ABAG area. Approximately 57.6 percent of large households are owner households, and 42.4 percent are renters. Further, approximately 17.0 percent of large households are low income, 10.0 percent are very low income, and 11.0 percent are extremely low income. To meet the needs of large families in Vallejo, 75.0 percent of the housing stock has three or more bedrooms. Approximately 71.9 percent of these larger units are owner occupied, comprising 80.4 percent of all of the homeownership stock. Of the total rental stock in Vallejo, 38.6 percent of the units have three or more bedrooms. A 2021 survey of rental listings in Vallejo, shown in HNA Table 2-28, Rental Rates 2021, indicates that the median market rate rent for two-bedroom and larger units is $2,603 per month, ranging from $1,600 to $3,655, are generally above the affordability of a low-income household. Therefore, while there is a large proportion of large units, lower-income households with five or more people may experience challenges in finding adequately sized units within their affordability range, which may result in overcrowded living conditions unless they are able to secure housing in 1 of the 13 assisted affordable complexes in the city or apply HCVs to market-rate, larger rental units.

Vallejo is a very racially and ethnically diverse city, as discussed in the Racial and Ethnic Characteristics section. Most block groups in the city have non-White populations of at least 60.0 percent or more. However, the relationship between diversity, income, tenure, and overcrowding seen in many other jurisdictions in Solano County is not consistently apparent in Vallejo. Many of the areas with the highest diversity indexes, particularly those in the northern subdivisions in the city, including the Country Club Crest neighborhoods, which in the 1940s were promoted to Black and African American households, currently remain predominantly Black with significant proportions of Hispanic and Latinx households; these areas are not reported as areas of significant overcrowding.

The area with the highest rate of overcrowding (12.2 percent) has diversity index scores that range from 88.5 to 94.0 and approximately

83.5 to 96.4 percent of the population identifies as non-White. In the second-highest concentration of overcrowding (12.0 percent of households), 75.3 to 90.9 percent of residents identify as non-White, and in the third-highest concentration (11.2 percent of households),

76.0 to 83.1 percent of residents identify as non-White. While in some areas with extremely low overcrowding, there is a significantly smaller proportion of non-White residents, the pattern doesn’t always hold. For example, in the neighborhood with the lowest rate of overcrowding (0.5 percent of households), 63.0 to 72.8 percent of residents identify as non-White. While this is lower than the areas with the highest concentration of overcrowding, it is not a significant difference. Generally, however, neighborhoods west of I-80 have the highest rates of overcrowding (Figure 3-37, Overcrowded Households in Vallejo). Therefore, the City will provide incentives to developers, such as streamlined review or parking waivers, that construct affordable housing with larger units in areas of concentrated overcrowding to alleviate housing pressure on households that may be doubling up (Program E 1.1.1).

City of Vallejo
Assessment of Fair Housing
November 2024 Page 93
Overpayment
Regional Patterns
HUD considers housing to be affordable for a household if the household spends less than 30.0 percent of its income on housing costs. A household is considered “cost-burdened” if it spends more than 30.0 percent of its monthly income on housing costs, while those who spend more than 50.0 percent of their income on housing costs are considered “severely cost-burdened.” In the Bay Area, approximately

35.1 percent of all households were cost-burdened in 2019, and 16.3 percent were severely cost-burdened (Figure 3-38, Overpayment Rates in the Region). Of these households, a significantly larger proportion of renters experienced overpayment than owners. This trend can be seen throughout both the Bay Area and Sacramento region, on average 27.7 percent of owners and 47.1 percent of renters are cost burdened, and 11.6 percent owners and 24.1 percent of renters are severely cost burdened. In comparison, in Solano County, 26.8 percent of owners and 49.2 percent of renters are cost burdened and 10.4 percent of owners and 25.0 percent of renters are severely cost burdened.

While owner overpayment rates in Solano County are slightly lower than the regional average, renter overpayment rates are slightly higher.

This reflects feedback from stakeholders and service providers throughout the region that reported a shortage of rental opportunities resulting in disproportionately high prices for tenants.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 94
FIGURE 3-38: OVERPAYMENT RATES IN THE REGION

Source: CHAS 2014-2018

28.1%

26.7%

28.9%

31.5%

28.7%

25.8%

28.4%

26.9%

28.9%

27.3%

26.8%

29.7%

22.3%

11.8%

11.0%

11.7%

14.5%

12.2%

10.4%

13.3%

11.1%

12.6%

11.3%

10.4%

12.5%

8.8%

44.1%

45.9%

48.3%

47.3%

48.8%

50.2%

35.3%

50.1%

45.6%

43.3%

49.2%

50.4%

50.4%

22.0%

22.8%

24.5%

25.5%

22.3%

26.3%

17.6%

25.2%

23.4%

21.0%

25.0%

25.7%

30.1%

35.1%

35.7%

35.6%

37.2%

36.0%

36.5%

32.7%

37.2%

35.6%

34.2%

35.6%

37.8%

35.9%

16.3%

16.5%

16.1%

18.5%

15.9%

17.4%

16.0%

17.4%

16.9%

15.5%

16.1%

17.7%

19.1%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%
Bay Area Alameda
County
Constra
Costa
County
Marin
County
Napa
County
Sacramento
County
San
Francisco
County
San Joaquin
County
San Mateo
County
Santa Clara
County
Solano
County
Sonoma
County
Yolo County
Owners Overpaying Owners Severely Overpaying Renters Overpaying Renters Severely Overpaying Total Overpaying Total Severely Overpaying• • • • • • City of Vallejo
Assessment of Fair Housing
November 2024 Page 95
Local Patterns
In Vallejo, 21.5 percent of the households are cost burdened and 20.7 percent are severely cost burdened, for a total of 42.2 percent of the households experiencing some level of overpayment. When looking at overpayment across tenure, homeowners generally experience cost burden at a lesser rate than renters. Approximately 31.8 percent of homeowners are cost burdened, compared to 55.9 percent of renters.

More specifically, approximately 25.4 percent of renters are overpaying and 32.1 percent are severely overpaying, compared to 19.2 percent of homeowners overpaying and 12.2 percent severely overpaying.

In many circumstances, overpayment is closely tied to income and lower-income households are most at risk of displacement due to overpayment, as presented in HNA Table 2-12, Lower-Income Households Overpaying. In Vallejo, approximately 41.3 percent of households are lower income. Of these households, approximately 27.0 percent are overpaying and 48.3 percent are severely overpaying. In contrast, of Vallejo residents making more than 100.0 percent of the AMI, 10.0 percent are overpaying and 0.7 percent are severely overpaying. Of the severely cost-burdened lower-income households, 67.5 percent are renters and 32.5 percent are owners. Approximately

35.6 percent of cost-burdened renters in Vallejo are considered to be extremely low income, compared to 14.0 percent of cost-burdened owners. Similarly, 76.9 percent of extremely low-income renters are severely cost burdened, compared to 66.1 percent of extremely low- income households that are homeowners. This indicates that, while renters are more likely to experience cost burden, overpayment is particularly prevalent among lower-income households. Economic disparities between different demographic groups may also contribute toward a higher risk of housing insecurity, displacement, or homelessness. Proportionally, White Non-Hispanic/Latinx and Asian residents overpaying for housing are fairly comparable at approximately 35.0 percent of each population, while Hispanic and Latinx residents experience a higher rate of overpayment (42.0 percent), and Other and Multiple Race residents (45.0 percent). Black and African American residents exhibit the highest rate of overpayment, at 54.0 percent. There is a correlation between areas of high diversity and rental overpayment in Vallejo. However, as discussed previously, the neighborhoods in the northeastern quadrant of the city, and a few in the southeastern edge of the city, are extremely diverse and have the lowest rates of overpayment in Vallejo, between 20.0 and 40.0 percent.

Therefore, there does not appear to be a consistent correlation between non-White households and overpayment in Vallejo.

According to the 2015-2019 ACS, most of the city reflects renter cost burdened rates between 40.0 and 60.0 percent (Figure 3-39, Renter Overpayment in Vallejo). The areas with rates above 60.0 percent are found in neighborhoods on both sides of Broadway Street and Sonoma Boulevard north of Florida Street to the northern city boundary; between White Slough on the Napa River to I-80; all of Mare Island; in the central Vallejo neighborhoods adjacent to and east of I-80 between Redwood Parkway and Tennessee Street, where several market-rate multifamily condo and rental complexes are located; and within the Steffan Manor and Home Acres neighborhoods northeast of the intersection of I-80 and I-780. In contrast to renter overpayment, homeowners generally experience cost burden at a lesser rate. The highest rates of homeowner overpayment occur west of I-80 in the Wilson Park neighborhood, where 68.6 percent of homeowners are overpaying, and in the tract along Broadway Street between Valle Vista Avenue to the north and Florida Street to the south, where 60.6 percent of homeowners are overpaying (Figure 3-40, Homeowner Overpayment in Vallejo).

City of Vallejo
Assessment of Fair Housing
November 2024 Page 96
FIGURE 3-39: RENTER OVERPAYMENT IN VALLEJO

Source: 2015-2019 ACS; City of Vallejo, 2022
c:J City Boundary
Overpayment by Renters
(2015 -2019) - ACS Tract Level
Percent of Renter Households for
whom Gross Rent (Contract Rent
Plus Tenant-Paid Utilities) is 30.0
Percent or More of Household
Income
D 20%-40%
- 40%- 60%
- 60%- 80%
Land Inventory Sites
Income Category
+ Lower Income
£ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
(f) Lower and Above Moderate
Income
• Moderate Income
• Above Moderate Income
American
Canyon
American Canyon ~O
City of Vallejo
Assessment of Fair Housing
November 2024 Page 97
FIGURE 3-40: HOMEOWNER OVERPAYMENT IN VALLEJO

Source: 2015-2019 ACS; City of Vallejo, 2022
CJ City Boundary
Overpayment by Home Owners
{2015-2019) - ACS Tract Level
Percent of Owner Households with
Mortgages whose Monthly Owner
Costs are 30.0 Percent or More of
Household Income
<20%
20%- 40%
- 40%- 60%
- 60%-80%
Land Inventory Sites
Income Category
+ Lower Income
£ Lower and Moderate Income
$
Lower, Moderate, and Above
Moderate Income
~
Lower and Above Moderate
Income
• Moderate Income
• Above Moderate Income
14 City of Vallejo
Assessment of Fair Housing
November 2024 Page 98
Special-needs groups that may be disproportionately affected by high housing costs include large families, single-parent households, and seniors. As discussed in the Overcrowding section, large-family households often face special housing challenges due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden and increase the risk of housing insecurity. However, in Vallejo, 17.7 percent of large-family households are cost burdened and 16.5 percent are severely cost burdened, compared to 20.1 percent of smaller households experiencing overpayment and 22.4 percent experiencing severe overpayment. Therefore, large-family households in Vallejo are not disproportionately impacted by housing costs. While overpayment rates for single-parent households are not available, the ACS reports that 18.3 percent of female-headed, single-parent households are below the poverty threshold. Therefore, these households may have an increased rate of overpayment. Seniors, comprising 15.8 percent of Vallejo’s households, often face increased displacement risk due to overpayment as this population more frequently relies on fixed incomes such as retirement savings or social security. As shown in HNA Table 2-31, Senior Households by Income Level Overpaying for Housing, 23.4 percent of seniors overpay for housing and 20.7 percent severely overpay, constituting 44.1 percent of all senior households in Vallejo. Although 16.3 percent of seniors are extremely low-income, 20.2 percent of this population is cost burdened, and 56.1 percent are severely cost burdened. As income levels increase, the proportions of senior households that are overpaying, but not severely overpaying, increases. Conversely, the proportion of seniors that pay over 50.0 percent decreases as income increases. In comparison, 15.2 percent of seniors earning above the AMI are cost burdened and 1.4 percent are severely cost burdened.

A public comment letter received from Public Advocates, the Vallejo Housing Justice Coalition, and United Way Bay Area during the Housing Element process recommended that the City encourage the development of Community Land Trusts. Local community organizations such as Northern California Land Trust, Bay Area Regional Health Inequities Initiative (BARHII) and Urban Habitat, have made efforts to identify creative solutions to housing costs by establishing a pilot community land trust in Vallejo. The group provides education on community land trusts and assists interested community members in identifying, acquiring, and rehabilitating or developing multifamily or single-family housing, including mixed-generation co-housing. Community land trusts are one of the innovative housing models for which the City has committed to exploring for the further reduction of regulatory barriers as part of Program H 4.1.1.

The sudden loss of employment, 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 greater risk of displacement due to overpayment or overcrowding. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region. To reduce displacement risk as a result of overpayment, encourage housing mobility opportunities, and address high rates of overpayment among renters, the City has included programs to help increase the availability of affordable units and HCVs that can create new affordable housing opportunities for households that are overpaying for housing. The City has identified the following programs:

City of Vallejo
Assessment of Fair Housing
November 2024 Page 99
• Encourage additional housing resources for extremely low-income residents, particularly seniors, farmworkers, and persons with physical or developmental disabilities, which can help mitigate or prevent housing cost burden in extremely low-income households (Program E 1.1.6)
• Identify sites throughout the City that are suitably zoned to facilitate the development of affordable housing in higher resource and higher-income areas (Program A 1.1.3).
• Rezone sites to higher-density zoning designations to encourage the development of more affordable housing (Program A 1.1.6) • Use City-owned sites to develop housing projects that include lower-income units (Program A 1.1.4) • Support and incentivize construction of affordable units, including seeking funding (Programs B 2.1.3 and E 1.1.1) • Continue outreach efforts to property managers, realtors, and other organizations and agencies related to HCVs (Program B 1.1.1), including ADU applicants (Program H 4.1.2)
• Research an inclusionary housing ordinance to encourage affordable housing to be developed within market-rate projects (Program B 2.1.2)
• Consider ordinances for rent stabilization, just cause evictions, tenant anti-harassment protections, and a tenant's right to counsel which can work to prevent displacement and help to prevent housing cost burden (Program F 1.1.3) • Expand incentives for the development of special-needs and senior housing, which can prevent or mitigate existing cost burden among 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 (Program E 1.1.1 and E. 1.1.2) • Promote a range of housing types (Program H 4.1.1)
• Encourage the construction ADUs, particularly in areas with higher median incomes or single-family homes (Program H 4.1.2)

City of Vallejo
Assessment of Fair Housing
November 2024 Page 100
Substandard Housing
Regional Patterns
As discussed in the HNA, housing condition can be an indicator of quality of life. Substandard conditions present a barrier to fair housing as occupants are susceptible to health and safety risks associated with poor housing conditions, as well as at risk of displacement if conditions make the unit unhabitable or if property owners must vacate the property to conduct repairs. As housing units age, they deteriorate without ongoing maintenance, which can present a fair housing issue for occupants, reduce property values, and discourage private reinvestment in neighborhoods dominated by substandard conditions. Typically, housing over 30 years is more likely to need repairs or rehabilitation than newer units. As shown in Figure 3-41, Age of Housing Stock in the Region, approximately 31.6 percent of housing units in Solano County are older than 30 years and may need repairs. This is notably higher than the Bay Area as a whole, where

22.9 percent of units are older than 30 years but is comparable to individual jurisdictions in the ABAG and Sacramento regions, including Sacramento, Sonoma, and Yolo Counties. However, with the exception of San Joaquin and Yolo Counties, all other counties in the region have a younger housing stock than Solano County. This may indicate a greater need for rehabilitation in Solano County compared to the greater region. Within individual Solano County jurisdictions, this need has informed the inclusion of several programs in each Housing Element, including rehabilitation assistance, relocation assistance, and more.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 101
FIGURE 3-41: AGE OF HOUSING STOCK IN THE REGION

Source: 2015-2019 ACS
Local Patterns
Approximately 81.7 percent of housing units in Vallejo were built prior to 1990. Of the multifamily complexes in Vallejo, 7.6 percent were built since 2000, 36.4 percent were built between 1980 and 1999, 30.1 percent were constructed between 1960 and 1979, and 25.9 percent were constructed prior to 1960. Additionally, 67.3 percent of mobile homes in Vallejo were built between 1960 and 1979, making them between 40 and 50 years old, an age that may indicate a need of replacement or rehabilitation. Mobile homes typically deteriorate more rapidly than stick-built homes, and as such are more likely to need significant repairs as they age to maintain conditions. Further, these 22.9%

20.4%

28.4%

12.6%

27.6%

31.2%

16.7%

37.8%

16.2%

25.4%

31.6%

29.5%

34.5%

77.1%

79.6%

71.6%

87.4%

72.4%

68.8%

83.3%

62.2%

83.8%

74.6%

68.4%

70.5%

65.5%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%Percent of Housing Stock
30 years or less More than 30 years
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City of Vallejo
Assessment of Fair Housing
November 2024 Page 102
homes are often more affordable to lower-income households, and the cost of regular repairs can present a barrier to maintaining good housing condition. Therefore, the City will improve communication of rehabilitation assistance programs currently available for lower- income households, including eligible owners of mobile homes, to alleviate substandard conditions before reaching a point of uninhabitability (Program G 2.1.1).

In May 2022, a survey of housing units currently listed for sale on Zillow.com conducted by the consultant team in Vallejo indicates that a large proportion of homes in the western portion of the city were built between 1900 and 1930, and exhibit some signs of deteriorated conditions, primarily associated with yards, concrete deterioration on driveways, walkways, sidewalks, and patios, and in some cases the need for paint or stucco repair. Many of these properties are within the section of the city south of Tennessee Avenue, west of Monterey Street, north of Pennsylvania Avenue, and east of Mare Island Way and Santa Clara Avenue and within the Heritage and Historic District.

These portions of the city, including the Central Vallejo, Vallejo Heritage, Downtown Vallejo, Heritage Hill, West Vallejo, Washington Park, Solano Avenue to Benicia Avenue, Steffan Manor and Home Acres, generally align with the finding of previous overpayment and overcrowding analysis and communities most at risk for displacement.

According to the 2015-2019 ACS and CHAS data, approximately 26.5 percent of households experience one or more of the following conditions: lacks complete kitchen, lacks complete plumbing, is severely overcrowded, or is severely cost burdened. While this estimate includes households that are overcrowded or cost burdened, but do have a complete kitchen and plumbing, it can be assumed that at least a portion are living in units without these basic facilities, which are indicators of substandard housing conditions. CHAS data estimates that

0.4 percent of homeowner households were living in a unit without complete kitchen facilities, and 0.2 percent without complete plumbing.

Approximately 0.8 percent of renters lived in units lacking complete kitchens and 0.8 percent without complete plumbing facilities. Due to the relatively low incidence of kitchen or plumbing problems, most of the households experiencing substandard conditions are attributed to either severe overcrowding, severe overpayment, or both. To address deficient housing conditions and facilitate place-based revitalization of neighborhoods, the City has implemented the Neighborhood Law Program. The NLP puts attorneys on the streets of Vallejo to tackle blight and nuisance conditions. In addition to meeting with residents and community organizations, the NLP lawyers work with the Vallejo Police Department, Code Enforcement Division, and other departments to abate the City's most unfavorable nuisances and improve the quality of life in Vallejo. Residents can submit requests for NLP lawyers to investigate conditions in their neighborhood on the City’s website.

Between 2016 and 2022, the City’s Code Enforcement Department investigated 72 reports of substandard housing conditions, for an average of approximately 10 per year. The largest share of these investigations (21 of 72) were made in 2016. During the 2016-2022 time period, complaints included reports of illegal duplexes; substandard heat, mechanical issues, plumbing, and electrical facilities; the presence of squatters in substandard buildings; work being done without permits and not being completed to the required standard; and the presence of mold or water damage. Though not all reports were coded with specific explanations of the substandard conditions that were City of Vallejo
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reported, issues with unpermitted and substandard work were common and issues with substandard heat, mechanical issues, plumbing, and electrical facilities were also reported multiple times. The City’s code enforcement department doesn’t map this data, so specific neighborhood-by-neighborhood assessments of blight or substandard housing conditions are not available. As part of Program G 3.1.1 the City will continue work on 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 is also pursuing a rental property inspection program as part of Program G 5.1.1 to ensure that tenants are not retaliated against for reporting code violations.

Homelessness
In 2019, Housing First Solano, with the support of the Community Action Partnership (CAP) Solano Joint Powers Authority (JAP), conducted a Point-in-Time (PIT) survey of Solano County. This count, conducted in January in communities across the county, assesses the size and characteristics of the homeless population. Typically, the PIT survey is conducted in person every two years to estimate both the sheltered and unsheltered population. However, due to the COVID-19 pandemic, in 2021, the CAP Solano JAP conducted a PIT of sheltered individuals through a demographic questionnaire sent to all emergency shelters and transitional housing providers. The 2021 Sheltered PIT reported 397 homeless individuals, an increase from 230 in 2020 and 219 in 2019. The 2019 PIT counted both sheltered and unsheltered individuals, and found 1,151 homeless persons living in Solano County, an increase of 69 since 2015, though the population peaked at 1,232 in 2017. Of the total homeless population in 2019, many reported sleeping in more than one Solano County incorporated jurisdiction during the previous year. Approximately 53.0 percent of the total homeless population stayed in Fairfield for at least one night during the year, 50.0 percent in Vallejo, 22.0 percent in Vacaville, 14.0 percent in Suisun City, 4.0 percent in Rio Vista, 4.0 percent in Benicia, and 3.0 percent in Dixon. The total of these exceeds 100 percent as some individuals moved around during the year and reported sleeping in multiple jurisdictions. The homeless population in the unincorporated area was not reported. HNA Table 2-39, Local Knowledge on Persons Experiencing Homelessness, reports the estimates, provided by local service providers or police departments on the size of the homeless population in each jurisdiction within Solano County.

Approximately 81.0 percent of the total homeless population of Solano County were unsheltered and 19.0 percent were sheltered. Of the total population, approximately 15.6 percent were chronically homeless, meaning they had been homeless for a year or longer or had experienced at least 4 episodes of homelessness, totaling 12 months in the last 3 years. Additionally, there were approximately 30 families, with at least one child under 18 and one adult over 18, totaling 79 people or 6.9 percent of the population, and there were 5 unaccompanied minors recorded.

The 2019 PIT surveyed for the following protected characteristics: gender identify, sexual orientation, veteran status, race and ethnicity, disability status, and age. Table 3-9, Demographic Composition of Homeless Population, 2019, identifies the proportion of each of these protected characteristics compared to the proportion of each jurisdiction’s population, to identify whether any protected classes are City of Vallejo
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disproportionately represented as part of the homeless population. However, while gender identity and sexual orientation were reported, this information is not collected for the general population and cannot be used for a comparison of demographic composition. The percentages for a protected characteristic population in bold are overrepresented in the homeless population compared to that jurisdiction’s total population. It is worth noting that, given the small proportion of the homeless population that reported sleeping in Vallejo, Rio Vista, Benicia, and Dixon, and without a report for the unincorporated county, it is unlikely that all protected characteristics are represented in the homeless populations of these jurisdictions. However, without data available at the jurisdiction level, it is assumed that the percentages of each protected class applies to the local homeless population.

TABLE 3-9: DEMOGRAPHIC COMPOSITION OF HOMELESS POPULATION, 2019 Protected Characteristic Homeless
Population Benicia Dixon Fairfield Rio
Vista
Suisun
City Vacaville Vallejo Uninc. Solano
County
Veteran 13.0% 7.7% 8.0% 9.4% 19.4% 11.4% 12.4% 7.8% 10.0% Senior 18.0% 19.8% 12.9% 12.2% 48.9% 11.7% 14.0% 15.8% 21.5% Disabled 31.0% 11.1% 11.1% 11.6% 26.2% 12.5% 11.8% 12.5% 12.7% White 39.0% 65.1% 45.0% 31.5% 74.8% 26.0% 50.5% 24.1% 55.1% Black 37.0% 3.2% 1.9% 14.8% 7.6% 20.9% 9.5% 19.7% 5.5%
American Indian or Alaska Native 3.0% 0.0% 0.5% 0.4% 0.2% 0.4% 0.4% 0.1% 0.3% Asian / Asian Pacific Islander 7.0% 11.4% 5.4% 17.8% 7.5% 20.0% 84.0% 24.2% 5.5% Multi-racial or other 14.0% 7.5% 4.8% 6.2% 1.8% 4.9% 6.4% 5.6% 3.3% Hispanic/Latinx 16.0% 12.8% 42.4% 29.3% 8.1% 26.8% 24.8% 26.3% 30.2% Sources: Housing First Solano PIT, 2019; ABAG Data Packets, 2021; 2015-2019 ACS As seen in Table 3-9, Demographic Composition of Homeless Population, 2019, all protected characteristics are overrepresented in the majority of Solano County jurisdictions, with individuals with disabilities, American Indian or Alaska Native residents, and residents that identify as multi-racial or another race being overrepresented in all Solano County jurisdictions. Within Vallejo, senior, Black, and White homeless individuals are also overrepresented compared to the population as a whole. Approximately 30.0 percent of homeless individuals that responded to the survey reported that they believe employment assistance would have prevented homelessness for them, approximately 25.0 percent reported alcohol and drug counseling as a prevention tool, 24.0 percent reported rent or mortgage assistance, and 21 percent reported mental health services. For those that were interested in receiving assistance, 20.0 percent did believe they were City of Vallejo
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eligible, 13.0 percent reported that paperwork for assistance was too difficult, and 11.0 percent reported that not having a permanent address was a barrier to assistance.

The unhoused population in Vallejo is spread throughout the city. There are several large encampments along the freeways, in downtown Vallejo (near City Hall and the JFK library) and in South Vallejo. Some of the encampments are located close to transportation. The City does not currently provide direct services, which are instead provided by the County and non-profit operators. Several social services organizations that can provide assistance are located in downtown Vallejo, so encampments in these areas are located near to these services. Examples of organizations in downtown Vallejo that are in the same neighborhood as existing encampments are Mary’s Help, which provides transitional housing for transition-aged young adults, the Sparrow Project and Magical Helping Hands food programs.

Additionally, the Fighting Back Partnership’s Greater Vallejo Family Resource Center, which is located at the JFK Library, provides case management, counseling and education services, and limited financial assistance to help prevent homelessness or access emergency food.

The City does not currently have a program that provides emergency rental assistance and has a social service center in central Vallejo. The Salvation Army provides mobile outreach to homeless individuals. Catholic Charities Yolo-Solano also provides a food pantry service and assists with CalFresh applications. The Catholic Charities Yolo-Solano office in Vallejo is located just to the south of the downtown neighborhood off of Solano Avenue, and so would be accessible to homeless community members staying in the downtown area.

Homelessness is often a cross-jurisdictional issue, as represented by individuals reporting sleeping in multiple jurisdictions within the year.

To address this issue throughout the region, Program E 1.1.3 has been included to coordinate with all other Solano County jurisdictions to increase the availability of emergency shelters, transitional housing, and homelessness service generally as well as develop targeted assistance and outreach for overrepresented populations. The City has also made recent investments in a navigation center (approximately $500,000) through its Housing and Capital Outlay budgets and in other homeless housing services through the HomeKey program (approximately $10,000,000).

Displacement Risk
A combination of factors can result in increased displacement risk, particularly for lower-income households. These factors include those listed above, as well as vacancy rates, availability of a variety of housing options, and increasing housing prices compared to wage increases.

The Urban Displacement Project, a joint research and action initiative of the UC Berkeley and the University of Toronto, analyzes income patterns and housing availability to determine the gentrification displacement risk at the census tract level. Six displacement typologies exist in Solano County:
• Low-Income/Susceptible to Displacement: These tracts are predominantly low- or mixed-income, susceptible to changes if housing prices increase.

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• Ongoing Displacement: These tracts were previously low income, before seeing a significant loss of low-income households between 2000 and 2018.
• At Risk of Gentrification: These are low- or mixed-income tracts with housing affordable to lower-income households; however, the tract has seen increases in housing costs or rent values at a greater rate than regional increases or resulting in a larger rent gap locally than regionally.
• Stable Moderate/Mixed Income: These tracts are predominantly occupied by moderate-, mixed-moderate, mixed-high, or high- income households.
• At Risk of Becoming Exclusive: These tracts are also predominantly occupied by moderate, mixed, or high-income households, with housing affordable to middle- to high-income households but ongoing increases in prices. • Stable/Advanced Exclusive: These are high-income tracts with housing only affordable to high-income households, and marginal or rapid increases in housing costs.

According to the Urban Displacement Project, most of Vallejo west of I-80 and south of SR-37 is considered “Low-Income/Susceptible to Displacement” or “At Risk of Gentrification. The exception to this pattern is in the area south of Sereno Drive, east of Broadway Street, and north of Tennessee Street, which is designated as “At Risk of Becoming Exclusive.” This area has also been identified throughout this assessment has having a relatively low poverty rate, the lowest rate of overcrowding, and a relatively low diversity score compared to other Vallejo neighborhoods. North of SR-37 the Chabot Terrace neighborhood is considered “Low-Income/Susceptible to Displacement” and the remaining areas considered “At Risk of Becoming Exclusive.” East of I-80, those neighborhoods closest to the highway are considered “Low-Income/Susceptible to Displacement” and the rest either “Stable Moderate/Mixed Income” or “At Risk of Becoming Exclusive.” Given these patterns of possible gentrification and exclusivity, the City has identified Programs H 4.1.2 and B 2.1.1 to encourage construction of ADUs and multifamily housing options, as feasible, areas at risk of exclusion and will target marketing of financial assistance programs, such as first-time homebuyer programs and rehabilitation programs, in areas at risk of displacement to reduce that risk while also facilitating place-based revitalization through improved neighborhood conditions.

According to the Zillow Home Value Index (ZHVI), the average home value in Vallejo has increased by 213.0 percent between December 2012 and December 2021, from $180,000 to $563,000, for an average increase of approximately 23.6 percent annually, the fastest rate of increase in Solano County. Further, the median home price in Vallejo has increased from being affordable to lower- to moderate-income households to only being affordable to above moderate-income households. While rent prices in Vallejo have also increased and present a barrier to lower-income households, it has been at a significantly slower rate than home values. Between 2014 and 2021, the average rent for a two-bedroom unit, for example, increased from $1,295 to $1,863 according to a survey of online rent-tracking platforms, resulting in City of Vallejo
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an annual average increase of 6.3 percent. The median rent for a two-bedroom unit in 2021 was affordable to moderate-income households.

While housing costs have increased rapidly, wages have not kept pace. The median income in Vallejo has increased approximately 1.4 percent annually, from $61,481 in 2010 to $69,405 in 2019, according to the ACS. The difference in these trends indicates growing unaffordability of housing in Vacaville. To address affordability challenges, the City will encourage and incentivize development of affordable housing units, particularly in high opportunity areas and will develop a program to connect lower-income residents with affordable housing opportunities. (Programs A 1.1.2 and E 1.1.6).

A public comment letter received from Public Advocates, the Vallejo Housing Justice Coalition, and United Way Bay Area during the Housing Element update indicated that representatives from those organizations have heard from community members that their housing instability would be most effectively improved by the establishment of tenant protections, and that without an anti-harassment ordinance they do not feel confident interacting with their landlords. To help prevent tenant displacement, the City has included a program in the Housing Element to pursue an inspection model for rental units to help residents avoid retaliation for reporting code violations (Program G 5.1.1.), study rent stabilization programs, rent mediation boards, and other rent monitoring programs used by jurisdictions throughout the Bay Area to assess their feasibility (Program F 1.1.3), and will continue to contract with fair housing service providers to provide assistance to tenants alleging discrimination (Program F 1.1.1.) Displacement risk increases when a household is paying more for housing than their income can support, their housing condition is unstable or unsafe, and when the household is overcrowded. Each of these presents barriers to stable housing for the occupants. As discussed in the Patterns of Integration and Segregation and Overpayment sections, poverty rates in Vallejo are overall relatively high, particularly when compared to other Solano County jurisdictions.

Environmental hazards and natural disasters can also pose displacement risks. There are several areas in Vallejo where environmental conditions pose challenges to residential development and are negatively impacting existing residents. Earthquake risk is a significant concern in Vallejo. The city is located near major fault lines, including the Hayward and Rodgers Creek Faults. Areas of Vallejo, particularly those prone to liquefaction, are at higher risk of severe damage during an earthquake. These zones, as outlined in Solano County’s Multi- Jurisdictional Hazard Mitigation Plan (MJHMP), should be carefully managed when considering new residential development, and existing buildings in these areas may require retrofitting to improve resilience. Vallejo has experienced several natural disasters in the past, leading to temporary displacement of residents. In 2014, the Napa earthquake (magnitude 6.0) caused significant structural damage in Vallejo, displacing some residents, particularly from older, unreinforced buildings.

Sea level rise is another critical issue. Vallejo’s low-lying coastal areas, including parts of Mare Island and neighborhoods along the waterfront, are vulnerable to future flooding due to sea level rise. The MJHMP estimates that around 2,500 parcels in Vallejo are at risk of City of Vallejo
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exposure to high and extreme levels of sea level rise. Residential development in these areas should be approached cautiously, with significant infrastructure improvements needed to protect against future flooding. Additionally, areas already experiencing localized flooding during heavy rains face increased risk as climate change continues to exacerbate storm intensity. Low-lying coastal areas and infrastructure near the waterfront, like Mare Island, are particularly vulnerable.

In addition to these concerns, wildfire risks exist, particularly in areas near the wildland-urban interface (WUI). Although Vallejo is not in the most fire-prone part of California, certain neighborhoods with significant vegetation face wildfire hazards, especially as climate change increases the frequency of extreme weather events. Wildfires have also indirectly affected Vallejo. While the city was not directly hit by the 2017 North Bay Fires or the 2020 LNU Lightning Complex Fire, nearby evacuations and poor air quality led to temporary displacements and health impacts. Vallejo has also dealt with localized flooding during heavy rain events, causing road closures and minor evacuations.

Furthermore, planned power shutoffs (PSPS) during wildfire seasons have displaced some residents, especially those dependent on medical equipment.

Drought and extreme weather events, such as heatwaves and high winds, are expected to become more frequent due to climate change.

Droughts could strain the city's water supply, while high winds and storms could damage infrastructure and increase wildfire risk.

Looking forward, Vallejo remains vulnerable to several natural hazards which can cause displacement. Earthquakes pose a significant risk due to the city's proximity to the Hayward and Rodgers Creek Faults. Future large-magnitude earthquakes could cause widespread damage and displacement, particularly in areas vulnerable to liquefaction. Wildfires are a growing threat, especially in areas near vegetation and the wildland-urban interface. As climate change exacerbates droughts and extreme heat, the risk of wildfires intensifies. To address these risks, Solano County has developed a multi-jurisdictional hazard mitigation plan. Key strategies include seismic retrofitting of buildings and infrastructure, wildfire fuel reduction programs, improved flood management, and the integration of sea level rise planning into infrastructure projects. These efforts aim to reduce future disaster impacts, protect vulnerable populations, and enhance the city’s overall resilience to natural hazards.

Other Relevant Factors
In addition to the indicators analyzed above, there are several other factors that can influence housing mobility and access to opportunity in a jurisdiction. For example, historic development patterns may have resulted in neighborhoods that are largely, or exclusively, made up of single-family homes. Given current market trends, these neighborhoods would likely be inaccessible to lower-income households. Other factors may include mortgage lending patterns, public and private investment, and historic policies. Other factors that are considered relevant vary between jurisdiction and are described at the local level herein.

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History of Housing in Vallejo
The City of Vallejo was founded as California’s first state capitol in 1850 and named for one of the state’s pre-eminent native sons, a Mexican military officer, General Mariano Guadalupe Vallejo, whose land much of the original city was built upon. However, the capitol was moved to Benicia in 1853, and then permanently established in Sacramento, which eventually contributed to the growth of Vallejo as a regional transportation center. As the first United States Naval installation on the west coast in 1854, Mare Island, and the now-closed Mare Island Naval Shipyard, have played an important role in American, Naval, and Vallejo history and served as the major impetus for the city’s development. By the mid-1860s, Vallejo had grown into an agricultural community supported by the ship construction industry. The city was further shaped with the organization of the California Pacific Railroad in 1867 for the purpose of building a railroad from Vallejo to Sacramento, allowing passengers to travel via steamboat from San Francisco to Vallejo, then by rail to the state capitol and connection with the transcontinental line. Boasting a temperate climate, a wheat export trade, steady employment at Mare Island and Starr Mills, regular rail service, and inexpensive land, Vallejo experienced its first real estate “boom.” Incorporated in 1868, the city was laid out in a grid pattern and homes were built surrounding the downtown business area between the waterfront and Broadway in styles ranging from simple “vernacular” cottages to large Italianate homes. Neighborhoods began to achieve their distinctive appearance according to income.

Wealthy manufacturers and merchants populated areas east of downtown, while smaller, “working class” residences and apartments were constructed overlooking the waterfront north of downtown.

After a “stabilization” period following the boom of the 1870s, Vallejo again experienced a period of tremendous growth. This period began with the Spanish-American War of the 1890s and continued through World War I, as the Navy increased the size of the fleet in the Pacific. The well-paid workforce of Mare Island needed homes, stores, bakeries, dentists, doctors, and many of the other amenities of life, and Vallejo quickly grew to meet the needs of its citizens. The City-owned waterworks began operation in 1894. By 1905, one could board a ferry to San Francisco, or an electric railroad car to Napa. Many of the city’s older neighborhoods grew up during this time, gaining much of the appearance they have today. Businessman George Wilson commissioned San Francisco architect Julia Morgan to design a large home for his lot on Capitol Street (1909), while renowned Vallejo architect William A. Jones built his home at 403 Alameda Street (1912).

Eastern Georgia Street became the address for Vallejo’s professionals as doctors, lawyers, and businessmen moved into the large, comfortable homes. Western Georgia and the surrounding streets became the lynchpin for Vallejo’s downtown.

In the 1930s, the Home Owners Loan Corporation (HOLC), a federal agency, began “redlining” neighborhoods, a discriminatory practice that designated neighborhoods as “Best,” “Still Desirable,” “Definitely Declining,” and “Hazardous.” These were implied indications of security for mortgage lenders, and directly targeted minority populations by designating non-White neighborhoods as hazardous (marked with red on maps) and creating barriers to getting loans for home purchase or maintenance. Paired with racially restrictive covenants in White neighborhoods that prevented minorities from buying homes there, the long-term impacts of this included barriers to building generational wealth as a result of homeownership and disinvestment in non-White neighborhoods. Like many Bay Area jurisdictions, Vallejo was impacted by redlining and racially restrictive covenants. Redlined neighborhoods included Crest in northern Vallejo, which was City of Vallejo
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predominantly Black and African American during this era. According to local historian Brendan Riley, racial and ethnic segregation that occurred as a result of redlining has since dissipated, with Vallejo now one of the most diverse cities in the state. However, the impacts of disinvestment and barriers to wealth building persist. In redlined neighborhoods, home conditions generally deteriorated and some homeowners lost their homes and the units sat vacant. While residential vacancy rates are low today, many older units, particularly in the neighborhoods that were historically disinvested in through barriers to private loans, still have more homes in poor condition than are found in neighborhoods that were historically White. While the city has seen remarkable integration over recent decades, home conditions still present a lingering fair housing concern.

Following the redlining era, during the height of World War II, Mare Island shipyard employed over 46,000 civilian and military personnel and served as one of the most important ship repair facilities for the Pacific Fleet. Until the closure of the shipyard in 1996, it served as a major employment anchor for the city and shaped its development. According to local stakeholders, the concentration of smaller units and affordable housing in the western portion of the city, particularly in South Vallejo, served shipyard workers. Upon its closure, many of these people left Vallejo, and the city’s economy shifted to serve as a bedroom community to the San Francisco Bay Area. As its operation shaped development, its closure also resulted in high vacancy rates in the late 1990s. This resulted in a second phase of disinvestment in housing in these neighborhoods that has lingering impacts on housing conditions today. In response to local concerns about housing conditions, and its impact on tenants, the City has included the following programs:
• Implement targeted marketing of rehabilitation assistance programs in neighborhoods of concentrated need and to lower-income households (Program G 2.1.1).
• Develop and implement a proactive code enforcement program for substandard units (Program G 3.1.1). • Seek funding to offer relocation assistance, or require property owners or landlords to offer assistance, to lower-income tenants displaced during rehabilitation efforts (Program G 3.1.1).

Land Use and Zoning Patterns
The Othering & Belonging Institute, a UC Berkeley research center, published a report in 2020 analyzing the characteristics of communities in the Bay Area in relation to the degree of single-family zoning.10 The research findings identified that in Solano County, and across the Bay Area regionally, cities with high levels of single-family zoning see greater access to resources resulting in positive life outcomes (this comparison is significant even when considering that the Bay Area region is generally wealthy and expensive).

Predominance of single-family zoning aligned with higher median incomes, home values, proficient schools, and other factors that are

10 Menendian, Stephen, Samir Gambhir, Karina French, and Arthur Gailes, “Single -Family Zoning in the San Francisco Bay Area,” Othering & Belonging Institute, University of California, Berkeley, October 2020. https://belonging.berkeley.edu/single-family-zoning-san-francisco-bay-area.

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similarly associated with the highest-resource designation in the TCAC/HCD opportunity maps. Single-family zoning predominates residential areas in the Bay Area; the average proportion of residential land zoned only for single-family in Bay Area jurisdictions was found to be 8.05 percent. Only in two jurisdictions of the 101 surveyed (Benicia and Suisun City) did single-family zoning make up less than 40.0 percent of the jurisdiction’s land area. However, access to higher quality resources was greatest in jurisdictions with at least 90.0 percent of the land area designated to single-family zoning.

Analysis identified Vallejo as having between 80.0 and 90.0 percent of land area designated to single-family zoning in 2020 categorizing it as a “medium” level of single-family zoning relative to Bay Area jurisdictions. However, in 2021, the City updated the Zoning Ordinance and to increase the allowable types of multifamily units in all residential zones with the exception of the Rural Residential district, which remains a single-family zone. Prior to this change, single-family housing units made up approximately 70.2 percent, or 31,470, of the City’s 44,832 housing units. Conversely, multifamily units (two or more units) made up approximately 26.7 percent of Vallejo housing units.

While single-family zoning can create highly desirable places to live, higher entry costs associated with this housing type can pose a barrier to access for low- and moderate-income households, restricting access to economic, educational, and other opportunities that are available in higher-resource communities. By doing away with single-family zoning restrictions, the City aims to facilitate integration of neighborhoods through a variety of housing types to meet a range of needs and incomes.

Investment Patterns
Public and private investment typically includes construction, maintenance, and improvements to public facilities, including infrastructure; acquisition of land; and major equipment. Historically, investment in Vallejo has been prioritized based on need and available funding, which has prevented disinvestment in any particular area of the city. However, any infrastructure or facilities in need of improvement are identified for investment in the City’s 5-year Capital Improvement Plan (CIP). The CIP is funded from a variety of sources that can each be used for specific purposes. These funds are allocated to improve roadways and other transportation infrastructure and water infrastructure, amongst other projects. Projects identified for public investment are considered based on the following factors:
• Support for neighborhoods with the highest need • Consistency with adopted master plans • Consistency with other formal long-range plans • State, federal, or other legal mandates • Recommendations of City Councils and/or Commissions • Potential impacts on operating budgets • Input from residents and business owners • Benefits to communities City of Vallejo
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• Support for neighborhoods with the highest need • Consistency with adopted master plans • Consistency with General Plans • Mitigation of health or safety issues • Consistency with local Consolidated Plans for federal funds like Community Development Block Grants
Priority is based on projects that will result in the greatest community benefit, mitigate existing issues, and address public demand and need, therefore, ensuring that projects occur throughout the city. Recent target areas for investment include, but are not limited to:
• Pavement Maintenance and Rehabilitation
• Annual ADA Curb Ramps
• Greater Vallejo Recreation District
• Green Infrastructure
• Active Transportation Program (ATP) Safe Routes to School These projects, among others, improve connections between neighborhoods, availability of and accessibility to community resources and facilities, and more. Vallejo will continue public investment throughout their jurisdictions, and will encourage the same from private investment, so all residents have access to improved transportation, safer streets, additional recreational amenities, and other outcomes of public and private investment.

Mortgage Loan Denial Rates
Data related to home loan applications are made available annually through the Consumer Financial Protection Bureau Home Mortgage Disclosure Act (HMDA). It is important to note, however, that this data does not reflect all lenders, particularly local financial institutions, and does not provide a comparison of applicants based on qualifications, such as income and credit, to determine whether there are factors other than racial or ethnic identity that may have influenced the success rate of securing a mortgage loan. Additionally, the Consumer Financial Protection Bureau provides mortgage data specific to census tracts as opposed to jurisdiction boundaries, so data for Vallejo includes portions of unincorporated Solano County and Benicia in tracts that expand beyond city limits, particularly to the east.

In 2020, White applicants accounted for 5.3 percent of all mortgage loan applications for home purchase and 9.0 percent of all originated loans in Vallejo, accounting for a significantly smaller proportion of loans than of the total population. Similarly, Hispanic and Latinx City of Vallejo
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residents, who make up 26.3 percent of Vallejo’s ethnic composition, accounted for 8.7 percent of loan applications and 14.7 percent of originated loans. Black residents represent 19.7 percent of Vallejo’s racial composition, compared to approximately 6.1 percent of loan applications and 10.3 percent of originated loans. While Asian residents represented 24.2 percent of Vallejo’s racial composition, Asian applicants made up 9.6 percent of loan applicants and 16.2 percent of originated loans. Other applicants (e.g., American Indian, Alaskan Native, Native Hawaiian or other Pacific Islander, two or more race, and other) represented less than 1.0 percent of both loan applications and originated loans. While there are discrepancies between the proportion of loans and proportion of the city’s population for most racial and ethnic group, those presented are equally represented compared to each other. As such, it appears that no racial or ethnic groups have disproportionate access to applying for home mortgage loans in Vallejo.

In 2020, applicants from Vallejo applied for four types of loans for home purchase: conventional, Federal Housing Administration (FHA), Veterans Administration (VA), and United States Department of Agriculture (USDA). Denial rates, shown in Table 3-10, Mortgage Loan Denial Rates, Vallejo, indicate that Hispanic and Latinx residents experience higher denial rates for conventional and VA loans compared to other racial and ethnic groups and Black residents experience higher denial rates for FHA loans.

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TABLE 3-10: MORTGAGE LOAN DENIAL RATES, VALLEJO
Loan Type White Hispanic/Latinx Black Asian
Native
American or
Pacific Islander
American
Indian or
Alaska Native
Two or More
Minority
Races
Total
Conventional
Total
Applications 354 242 158 282 0 4 3 1,043
Denial Rate 7.9% 13.2% 12.7% 9.6% 0.0% 0.0% 0.0% 10.3%
Federal Housing Administration (FHA)
Total
Applications 86 123 104 62 0 1 0 376
Denial Rate 2.3% 4.9% 8.7% 4.8% 0.0% 0.0% 0.0% 5.3%
Veterans Administration (VA)
Total
Applications 26 7 8 16 0 0 2 59
Denial Rate 0.0% 14.3% 0.0% 6.3% 0.0% 0.0% 0.0% 3.4%
United States Department of Agriculture (USDA)
Total
Applications 0 0 0 1 0 0 0 1
Denial Rate 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Source: Federal Financial Institutions Examination Council's (FFIEC), Home Mortgage Disclosure Act (HDMA), 2020 The City has included Program D 1.1.1 to support homeownership access and opportunities. The City will also work with legal service providers to ensure all residents have access to legal counseling and representation in cases of discriminatory lending practices and other fair housing issues (Program F 1.1.1).

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Enforcement and Outreach Capacity
Compliance with Fair Housing Laws
In addition to assessing demographic characteristics as indicators of fair housing, jurisdictions must identify how they currently comply with fair housing laws or identify programs to become in compliance. The City of Vallejo enforces fair housing and complies with fair housing laws and regulations through a twofold process: review of local policies and codes for compliance with state law, and referral of fair housing complaints to appropriate agencies. The following identify how the City complies with the following fair housing laws:
• Density Bonus Law (Government Code Section 65915). The City will amend the density bonus ordinance as needed for compliance with state law.
• No-Net-Loss (Government Code Section 65863). The City has identified a surplus of sites available to meet the Regional Housing Needs Assessment allocation. In total, the City’s surplus unit capacity is 1,115 units, composed of 39 lower-income units, 29 moderate-income units, and 1,047 above moderate-income units. • Housing Accountability Act (HAA) (Government Code Section 65589.5). The City does not condition the approval of housing development projects for very low-, low-, or moderate-income households or emergency shelters unless specified written findings are made. Currently, emergency shelters are allowed by-right, without limitations, in the General Industrial and Light Industrial zones.
• Senate Bill 35 (Government Code Section 65913.4). The City will comply with SB 35 (Government Code Section 65913.4) by establishing a written policy or procedure, as well as other guidance as appropriate, to streamline the approval process and standards for eligible projects by September 2023 (Program A 4.1.1). • Senate Bill 330 (Government Code Section 65589.5). The City complies with SB 330 (Government Code Section 65589.5), relying on regulations set forth in the law for processing preliminary application for housing development projects, conducting no more than five hearings for housing projects that comply with objective general plan and development standards, and making a decision on a residential project within 90 days after certification of an environmental impact report or 60 days after adoption of a mitigated negative declaration or an environmental report for an affordable housing project. • California Fair Employment and Housing Act (FEHA) and Federal Fair Housing Act. The City complies by providing Community Development Block Grant (CDBG) funding, as available, to FHANC to provide legal assistance to residents, counseling for landlords and tenants, regular audits and investigations of discrimination, and other services to enforce fair housing in the city.

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• Review Processes (Government Code Section 65008). The City reviews affordable development projects in the same manner as market-rate developments, except in cases where affordable housing projects are eligible for preferential treatment including, but not limited to, on residential sites subject to Assembly Bill (AB) 1397. • Assembly Bill 686 (Government Code Section 8899.50): The City has completed this Assessment of Fair Housing and identified programs to address identified fair housing issues in Table 3-12, Factors that Contribute to Fair Housing Issues. • Equal Access (Government Code Section 11135 et seq.): The City provides translation services for all public meetings and materials and offers accessibility accommodations to ensure equal access to all programs and activities operated, administered, or funded with financial assistance from the state, regardless of membership or perceived membership in a protected class.

Fair Housing Outreach
In addition to assessing fair housing issues related to development standards, fair housing issues can include disproportionate loan rates by race, housing design that is a barrier to individuals with a disability, discrimination against race, national origin, familial status, disability, religion, or sex when renting or selling a housing unit, and more. The City of Vallejo ensures dissemination of fair housing information and available services through the City’s website and has identified programs to improve equal access to all governmental programs and activities. The City will continue to contract with Fair Housing Napa Valley (FHNV) to provide residents access to legal services to address fair housing issues (Program F 1.1.1).

Vallejo residents are served by three local fair housing organizations to help enforce fair housing laws, in addition to the California Department of Fair Employment and Housing (DFEH) and HUD Office of Fair Housing and Equal Opportunity (FHEO): Fair Housing Advocates of Northern California (FHANC), Legal Services of Northern California (LSNC), and FHNV. FHANC is contracted by the City of Vallejo to provide direct services to residents, audits and investigations related to discrimination, fair housing counseling services, and assistance in filing housing discrimination complaints to homeowners and renters, with resources available at no charge in English, Spanish, and Vietnamese. Between July 1, 2020, and June 30, 2021, FHANC provided counseling or education to 2,930 tenants, homeowners, homebuyers, housing providers, children, social service providers, and advocates across Marin, Sonoma, and Solano counties.

In fiscal year 2022-2023, FHANC served 138 households in the City of Vallejo Of the fair housing clients assisted by FHANC in 2020 and 2021, 94.0 percent of clients were extremely low-, very low-, or low-income individuals. In addition, 27.0 percent were Hispanic or Latinx,

13.0 percent of whom spoke no English, and 20.0 percent were Black or African American. Of all the Vallejo residents FHANC has served, 39 percent alleged discrimination in housing and were referred to an attorney or housing counselor for representation. LSNC provides free legal services and assistance to qualifying clients with cases involving tenants’ rights, evictions and lock outs, foreclosures, quality of housing, mobile homes, mitigation of homelessness, termination of utilities, unsafe housing, and loss of shelter because of natural City of Vallejo
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disasters. As part of regional outreach efforts, consultations were conducted with FHANC and LSNC for feedback both regionally and locally for each jurisdiction.

In December 2021, LSNC reported that they had received 450 discrimination cases in 2021 from residents of Solano County. The organization identified the most common issue as disability discrimination, most frequently due to failure to make reasonable accommodations, followed by gender-based discrimination, usually resulting from unfair treatment of victims of domestic violence, such as terminating the lease of the entire family for a domestic violence disturbance. LSNC identifies gender-based discrimination as the most common complaint they receive from residents of Vacaville and habitability issues as a greater issue among non-English speakers in Fairfield than White, English-speaking residents. The primary concerns related to barriers to fair housing the LSNC reported include a substantial lack of affordable housing, resulting in a myriad of other issues, including substandard units being the only affordable options remaining and absentee landlords due to low vacancy rates so little concern about having a tenant regardless of conditions. LSNC reported that the increase in real estate investors in Solano County has further depleted the limited affordable, substandard stock as properties are remodeled and sold at higher prices. As a result of these concerns and issues, LSNC expressed a need of mechanisms to promote homeownership, reduce property turnover, and support tenants of units that are cited for negative conditions, such as requiring the owner to cover relocation costs. Overall, LSNC identified a need for stronger tenant protections throughout the region, better response to discrimination complaints through contracted service providers, a need for inclusionary housing ordinances, and other mechanisms to support affordable development.

In January 2022, FHANC provided extensive feedback on fair housing issues and needs in Solano County, particularly in Vallejo and Fairfield where the organization is contracted to provide services. Through testing and audits of housing providers, FHANC has identified a great need for more coordinated and extensive education and enforcement related to fair housing laws. For example, in 2021, FHANC tested housing providers to determine whether disability discrimination was an issue and found that approximately half of landlords did not allow exceptions for service animals. Further, FHANC reiterated what LSNC had reported, that the most common discrimination complaints are regarding denials of reasonable accommodations requests. In fiscal year 2022-23, FHANC received 68 calls from Solano County residents related to housing discrimination the majority of which alleged discrimination based on disability. Of the Vallejo residents, the type of discrimination that was alleged was on the basis of a disability, often related to requests for reasonable accommodation with regard to changes or exceptions to a housing provider’s policies, practices, or services. Source of income discrimination was the second most common, and racial discrimination was the third most common. Through testing, FHANC found that landlords and housing providers of fewer units discriminated at a higher rate, identifying a lack of understanding of laws as the most likely cause. The number of new laws related to fair housing has resulted in an increased need for education for both tenants and housing providers on requirements as well as resources available to them. FHANC expressed a need for coordinated resource management in Solano County so residents can easily access resources and know where to go to find services. The primary actions that FHANC recommended jurisdictions take to affirmatively further fair housing include contracting a fair housing organization to provide direct City of Vallejo
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services to residents and adoption of tenant protections, such as a just-cause ordinance, and protections for residents with criminal backgrounds, such as an ordinance ensuring a fair chance to access housing. FHANC emphasized the importance of having fair housing service providers that are separate from the local housing authority, as the housing authority is also a housing provider, which may present a barrier to tenants who feel discriminated against. For example, in 2021, FHANC negotiated a settlement against the Suisun City Housing Authority on behalf of a client, as a result of disability discrimination.

In addition to general feedback, FHANC also shared the results of their 2019-2020 and 2021 audits of discrimination in rental units in Marin, Sonoma, and Solano Counties, as well as information on lawsuits they jointly filed with other fair housing organizations against banks for the maintenance and marketing of foreclosed properties. For their 2019-2020 audit, FHANC investigated 63 rental properties, through 139 individual tests, for discrimination against national origin and source of income. Forty-five tests were conducted on rental properties in Marin County, 29 in Solano County, and 45 in Sonoma County, testing the extent to which Hispanic and Latinx and HCV holders were discriminated against. FHANC found that approximately 82.5 percent of all housing providers tested discriminated on the basis of national origin and/or source of income. In Solano County, 81.0 percent of housing providers tested discriminated against one or both protected classes: 52.4 percent discriminated based on source of income, 19.0 percent on the basis of national origin, and 9.5 percent on both national origin and source of income. The remaining 19.0 percent of housing providers did not show discrimination against either protected class. The results of these tests indicate a need for education of landlords on source of income discrimination and requirements to accept Section 8 vouchers, as well as providing information on the benefits of participating in the voucher program, such as dependable payments from the public housing authority and regular inspections to check on the condition of the units.

In the May 2021 Audit Report, FHANC reported on discrimination on the basis of disability in the tri-county region, based on testing of 111 rental properties: 32 in Marin County, 39 in Solano County, and 40 in Sonoma County. Solano County properties were in Fairfield, Vallejo, Vacaville, Benicia, and Suisun City. These tests were based on housing providers allowing emotional support animals and/or service animals at properties listed as prohibiting or limiting animals. Approximately 30.7 percent of housing providers in Solano County showed clear evidence of discrimination, 15.4 percent showed some or potential evidence of discrimination, and 53.8 percent showed no evidence of discrimination. The rate of discrimination in Solano County was the lowest in the tri-county region, with 59.4 percent of housing providers in Marin County and 60.0 percent in Sonoma County showing total discrimination. Across all tested properties, FHANC found that discrimination rates were higher among properties with fewer than 11 units, indicating a need for increased education for these housing providers.

In addition to the audit reports, FHANC shared press releases from 2016, 2017, and 2018 that reported on lawsuits filed by FHANC and other fair housing organizations against Fannie Mae, Bank of America, Deutsche Bank, Ocwen Financial, and Altisource companies, alleging racial discrimination based on how banks maintain and market foreclosed properties. In each case, the fair housing organizations compiled data from multiple metropolitan areas throughout the nation, including the Vallejo-Fairfield MSA, that clearly indicated that City of Vallejo
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bank-held properties in neighborhoods of color were consistently neglected and poorly maintained compared to those in White neighborhoods. In the Fannie Mae lawsuit of 2016, 68 properties in the Vallejo-Fairfield MSA were investigated: 1 in a predominantly Hispanic and Latinx community, 48 in predominantly non-White communities, and 19 in predominantly White communities.

Approximately 47.0 percent of foreclosed properties in White communities in the Vallejo-Fairfield MSA had fewer than 5 maintenance or marketing deficiencies, compared to 35.0 percent of properties in communities of color. Further, 12.0 percent of foreclosed properties in communities of color had 10 or more deficiencies, while no properties in White communities had this extent of deficiencies. Similar findings were reported throughout the Bay Area and across the nation in the case against Fannie Mae, as well as the banks. While the findings reported are a national issue, the impacts are seen in Solano County and the greater Bay Area region, presenting fair housing issues for local communities of color. FHANC expressed that the City may help reduce impacts, and in turn affirmatively further fair housing, through strict code enforcement of Fannie Mae properties, and other foreclosed homes, to ensure they are properly maintained and do not negatively impact the neighborhood they are located in. To address this concern, the City adopted the Vacant Real Property and Vegetation Prevention Ordinances in March, 2020. The Vacant Real Property Ordinance (Chapter 7.62) requires that foreclosed and vacant lots and commercial buildings be registered with Code Enforcement within 10 days of recording a notice of default or the real property becomes vacant, and applies retroactively to properties that were vacant at the time of ordinance adoption, and requires monthly inspections of the property be submitted to Code Enforcement Division. Therefore, the City is currently implementing a proactive code enforcement program, including monitoring of vacant and foreclosed properties.

In May 2022, FHNV noted that their organization receives race and national origin discrimination cases at a higher rate from Vallejo residents than other jurisdictions within their service area. They identified that this is likely as a result of increased diversity in Vallejo compared to the region, particularly the Napa Valley, and stated that discrimination based on race or national origin is not necessarily against non-White households but can occur between any racial or ethnic identity. FHNV also expressed that the increased diversity in Vallejo can, and should, influence how outreach is conducted there. Outreach and education should be available in a variety of languages and should focus on going to the community, such as through attending community events, distributing resources, and other strategies.

The second most common issue that FHNV receives complaints on is regarding the quality and condition of the housing stock and noted that this issue is not isolated to Vallejo. Investing in improving the condition of the housing stock will help support longevity of tenure and improve accessibility. FHNV also noted that, while rental options are in greater demand currently, this is predominantly due to financial constraints and barriers to accessing credit. They recommended the City consider homeownership assistance programs, but also partnering with banks and other financial institutions to support programs to help residents build credit that will increase the rate of sustainable homeownership opportunities and avoid future foreclosures.

Throughout the region, stakeholders and service providers identified a need for stronger enforcement of code violations related to substandard housing conditions and better communication of available resources for a range of programs. Urban Habitat and Habitat for Humanity both identified coordination and partnerships between jurisdiction and non-profit staff as an opportunity to reduce barriers to City of Vallejo
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housing through shared resources and outreach capacity. There are a range of services and programs available throughout the county and in individual jurisdictions; however, stakeholders expressed that they often hear from residents who are unaware of these opportunities.

Improved outreach and communication efforts will help connect residents with appropriate services and programs, which may aid them in remaining in their home or identifying new opportunities.

Discrimination Cases
In their 2020 Annual Report, DFEH reported that they received 8 housing complaints from residents of Solano County, approximately 0.9 percent of the total number of housing cases in the state that year (880). As part of the Fair Housing Assistance Program (FHAP), DFEH also dual-files fair housing cases with HUD’s Region IX FHEO, which are reported by the origin of the issue.

HUD FHEO reported that 35 cases were filed by residents of the City of Vallejo between January 2013 and April 2021, the largest number of cases of any jurisdiction in Solano County. One of the complaints was against public entities, though it was resolved after HUD was unable to locate the complainant. Of all complaints, several alleged discrimination on multiple bases. The 12 cases that were closed following conciliation or successful settlement included 8 allegations of discrimination on the basis of disability, 2 on the basis of race, 2 on the basis of familial status, 2 on the basis of sex, 1 on the basis of retaliation, and 1 on the basis of color. Two cases, including the one against a public entity, were closed after HUD was unable to locate the complainant. However, both of these cases alleged discrimination on the basis of disability. One case alleging discrimination on the basis of disability was withdrawn by the complainant without a resolution, one on the basis of national origin was withdrawn after resolution, and one that alleged discrimination the bases of race, color, and religion was closed by HUD when the complainant failed to cooperate. The remaining 17 cases were closed following no cause determinations. Of the cases that were of cause, the most common allegation was discrimination on the basis of disability.

In addition to formal complaints, 64 inquiries were made during the same time. Six of these were against a public entity; however, three were determined to have no valid issues, one had no valid basis, one claimant failed to respond to HUD, and one inquiry had another disposition, according to HUD. Of all the inquiries, 26 had no valid issues, 22 claimants failed to respond to HUD, 10 had no valid bases, 5 had other dispositions, and 1 claimant decided not to pursue further. While the cases filed during this period did not have cause, that does not necessarily mean there is no discrimination occurring. Therefore, the City has identified Program F 1.1.1 to ensure residents and housing providers are aware of fair housing laws, rights, and requirements as well as resources available to residents should they experience discrimination. Further, the City will work with local and regional fair housing providers to facilitate training for housing providers to prevent discriminatory actions and behaviors.

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SITES INVENTORY ANALYSIS
The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households. Government Code Section 65583(c)(10)(A) added a new requirement for housing elements to analyze the location of lower- income sites in relation to areas of high opportunity. As discussed throughout this Assessment of Fair Housing, TCAC and HCD have designated almost all of Vallejo as low resource, with segments of moderate-resource tracts along the eastern boundary of the city, which include unincorporated county area or are primarily undeveloped and directly adjacent to the City of Benicia.

Figure 3-42, Census Tracts in Vallejo, and Table 3-11, Distribution of RHNA Capacity by Census Tract, present the Regional Housing Needs Assessment (RHNA) capacity by census tracts in the city, and the existing conditions of each tract as they relate to indicators of fair housing. No sites have been identified in tracts 2506.04, 2518.04, 2511, 2510, 2512, 2519.02, or 2521.03. Tract 2518.04 is primarily developed with residential neighborhoods and open space adjacent to the mouth of the Napa River and tract 2506.04 is residential neighborhoods and open space adjacent to the Benicia city border, whereas tract 2511 is made up of older residential neighborhoods, of which, a large portion are within an unincorporated county island surrounded by incorporated neighborhoods. Tract 2510 includes those areas east of the downtown, north of Curtola Parkway and Solano Avenue, south of Florida Street, west of Amador Street, and east of Sutter Street in neighborhoods that are already developed with older single-family and small multifamily residential, as well as commercial uses along Georgia Street. Tract 2512 is located in the center of the city north of Georgia Street and west of I-80. Tract 2519.02 is located on the city’s northern edge and includes the Chabot Terrace neighborhood. Tract 2521.03 is located on the east side of the city east of the Columbus Parkway and near the Bay Area Ridge Trail. The remaining tracts, which do include viable and available land for residential development, have units identified at a mix of affordability levels. The identified unit capacity in all tracts will be incorporated into neighborhoods with existing infrastructure.

The largest proportion of the RHNA unit capacity is identified in tract 2509, located near the city’s waterfront, with 19.6 percent of the total unit capacity. Sites that include 36.1 percent of the lower-income unit capacity, 36.3 percent of the moderate-income unit capacity, and

8.2 percent of the above moderate-income unit capacity are located in this census tract. The area is considered an area of High Segregation and Poverty within the TCAC/HCD opportunity area analysis and is a R/ECAP area. More than half of the tract’s residents have incomes below the poverty level (53.4 percent), and almost all of the tract’s households are renters (91.6 percent). The tract has a low median income compared to other tracts in the city ($22,188). By identifying mixed-income capacity in this area on City-owned sites, the City expects to encourage an income-integrated neighborhood. Lower-income housing developed in this part of the city is expected to create new affordable housing opportunities for the 58.4 percent of renters who are cost burdened in this area, while the inclusion of units affordable to moderate and above moderate-income households is anticipated to help mitigate the concentration of poverty in this area.

The City has included Program A 3.1.2: Density Bonus Amendment, Program A 1.1.2: Mixed-Use Development, Program A 4.1.1 City of Vallejo
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Preliminary Applications (SB330) and Streamlined Approval (SB 35), Program B 1.1.1 Housing Choice Voucher Rental Assistance, Program B 2.1.1 Inclusionary Housing Ordinance, and Program B 2.1.2: Seek Funding to Support Affordable Development to foster income-integration and reduce the concentration of households in poverty.

The second-largest proportion of the RHNA unit capacity is identified in tract 2501.06 in the northeast corner of the city, with 19.2 percent of total unit capacity, made up of 29.1 percent of the above moderate-income units, 8.8 percent of the moderate-income units, and

1.4 percent of lower-income units. This tract has the highest current median income at $148,646, a low poverty rate of 3.9 percent, and the lowest proportion of renter households in the city, at 10.2 percent, of which, 25.5 percent are cost burdened (equivalent to 2.6 percent of households in the tract). This tract has a non-White population of 74.6 percent, predominantly Asian at 45.5 percent, with a non-Hispanic White population of 25.4 percent. The integration of moderate-income and lower-income units into the most affluent area of the city will provide housing mobility opportunities for moderate-income households and facilitate more mixed-income neighborhoods, as well as provide additional housing opportunities for above moderate-income households with three above moderate-income sites having direct access to I-80. The City will encourage higher-density and affordable housing development in areas with higher incomes and access to resources by promoting the use of density bonus for affordable housing in higher-income and resource areas, construction of ADUs in higher-income single-family neighborhoods, and adoption of an Inclusionary Housing Ordinance to promote access to resources and mobility opportunities for lower-income households, prioritizing new infill and development of vacant land opportunities in higher-income neighborhoods in northeast Vallejo (Program B2.1.1. Inclusionary Housing Ordinance and Program H4.1.2 Accessory Dwelling Units).

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FIGURE 3-42, CENSUS TRACTS IN VALLEJO

Source: U.S. Department of Commerce, Economics and Statistics Administration, U.S. Census Bureau, 2010

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The tract with the third-highest proportion of the RHNA unit capacity (14.3 percent) is tract 2518.03 at the northwestern edge of the city, all of which is within the above moderate-income category (24.2 percent of above moderate-income units). This tract has a median income of $77,739, making it a lower-income area in Vallejo, and a non-White population of 85.2 percent, the poverty rate is low at 3.1 percent, and the majority of households are homeowners, with renters comprising 31.7 percent. It is notable that 70.4 percent of renters are cost burdened, as compared to 30.9 percent of homeowners. This tract has a high jobs proximity index score due to its proximity to the downtown and northern commercial areas of the city, although its location at the mouth of the Napa River, combined with the single- access route to Mare Island bisecting the tract results in an environmental percentile ranking just below the threshold of a disadvantaged community. The inclusion of higher-income units in tract 2518.03 will aid in creating a more mixed-income neighborhood to reduce the concentration of lower- and moderate-income households.

Tract 2519.03 contains 10.6 percent of the unit capacity, with 13.0 percent of above moderate-income units and 13.7 percent of lower- income capacity. The population in this tract, just west of I-80 at the northern edge of the city, is 90.0 percent non-White, predominantly Black, followed by Hispanic and Asian residents, and has a low median income of $74,506. However, the poverty rate is relatively low at

5.7 percent. The majority of households are homeowners, 44.4 percent of whom are cost burdened. A higher percentage of renter households are cost burdened at 58.1 percent, comprising 28.4 percent of total households in the tract. The City aims to reduce displacement risk for these households with the integration of two additional housing opportunity sites targeting lower-income households.

The inclusion of above moderate-income capacity in the Borges Ranch subdivision will facilitate income integration and combat patterns of concentrated poverty within the tract and throughout the city.

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TABLE 3-11: DISTRIBUTION OF RHNA CAPACITY BY CENSUS TRACT Census
Tract
Existing
Households
RHNA Capacity AFFH Indicators
Integration and Segregation Access to Opportunity Displacement Risk Low Mod. Above
Mod.

Median
Income
Poverty
Rate
Low- to
Moderate-
Income
Population
Non-White
Population
Disability
Rate
R/
ECAP
Resource
Designation
Jobs
Proximity
Index
CalEnviro
Screen
Percentile
Overcrowding
Rate
Renter
Overpayment
Rate
Homeowner
Overpayment
Rate
Renters as a
Share of
Households
2501.03 1547 75 33 0 $73,862 10.9% 34.7% 79.4% 14.3% No Low 30 - 59 55.3 7.2% 70.6% 27.4% 40.2% 2501.04 814 0 7 0 $100,333 7.7% 16.0% 75.9% 14.7% No Low 23 19.6 3.5% 58.8% 18.9% 28.1% 2501.05 2207 97 0 0 $94,233 6.4% 13.8% 79.4% 8.2% No Low 57 - 73 44.7 3.9% 35.4% 43.7% 37.1% 2501.06 1396 13 74 744 $148,646 3.9% 14.3% 74.6% 8.9% No Low 49 24.8 1.4% 25.5% 44.1% 10.2% 2502 1472 0 40 0 $61,739 11.0% 57.9% 67.5% 16.7% No Low 18 - 21 42.5 44.9% 51.3% 27.7% 51.8% 2504 1034 0 4 0 $63,291 9.8% 44.0% 46.1% 18.2% No Low 26 - 28 57.9 10.0% 72.0% 39.1% 38.8% 2505.01 776 0 4 130 $85,625 13.1% 45.3% 63.0% 13.6% No Low 14 43.8 6.8% 34.9% 31.1% 32.7% 2505.02 1000 0 165 0 $83,194 8.3% 37.4% 76.4% 11.1% No Low 5 - 10 41.2 2.5% 47.6% 46.3% 30.1% 2506.01 1560 0 12 119 $80,083 15.1% 35.6% 82.3% 9.6% No Low 17 - 22 58.2 4.6% 53.5% 35.1% 34.8% 2506.05 1577 0 0 51 $96,333 5.9% 8.9% 68.0% 6.9% No Low 6 33.5 3.5% 33.6% 35.9% 30.8% 2507.01 1132 9 57 0 $64,441 13.0% 55.3% 82.5% 17.4% No Low 35 - 52 97.9 12.0% 52.0% 17.1% 43.6% 2508.01 1436 24 0 98 $64,299 17.3% 54.0% 75.1% 14.1% No Low 34 - 93 86.2 1.8% 69.4% 38.8% 48.0% 2509 1207 335 306 209 $22,188 53.4% 82.8% 80.9% 18.9% Yes High
Segregation and
Poverty
77 94 9.3%

58.4% 14.4% 91.6%
2514 2126 158 28 0 $71,224 8.8% 40.3% 56.3% 9.4% No Low 82 59.6 5.2% 39.9% 36.1% 37.2% 2515 1464 11 7 0 $40,174 24.0% 63.2% 81.0% 15.4% No
High
Segregation and
Poverty
86 77.2 10.3% 63.2%

38.6% 73.0%
2516 1069 0 7 0 $41,699 27.6% 56.0% 71.5% 12.7% No Low 84 75.2 1.9% 46.9% 34.6% 82.9% 2517.01 1368 12 10 0 $57,634 21.8% 53.7% 63.1% 14.6% No Low 92 69.4 8.9% 53.2% 28.0% 62.5% 2518.02 1213 66 17 70 $26,181 32.7% 73.0% 86.2% 18.3% No Low 95 90.6 3.9% 73.5% 73.9% 74.4% 2518.03 1384 0 0 620 $77,739 3.1% 43.4% 85.2% 6.2% No Low 83 72.7 5.8% 70.4% 30.9% 31.7% 2519.01 1829 0 15 0 $56,116 18.8% 48.6% 82.8% 20.0% No Low 81 78.5 5.6% 60.9% 45.5% 60.1% 2519.03 1653 127 0 332 $74,506 5.7% 46.0% 90.0% 9.4% No Low 44 - 62 63.2 7.2% 58.1% 44.4% 31.6% 2521.04 1812 0 0 185 $145,943 5.4% 14.0% 50.6% 7.5% No Moderate 8 28.2 0.9% 58.6% 33.0% 14.4% 2522.02 3191 0 67 0 $116,775 6.8% 13.2% 69.2% 8.1% No Moderate 58 24.7 2.3% 41.0% 29.7% 17.3% Sources: 2015-2019 ACS; Esri, 2018; TCAC/HCD 2021; HUD, 2020; OEHHA, 2021; CHHS, 2022 City of Vallejo
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Tract 2514 between Sereno Drive and Greenfield Avenue, west of I-80 and east of Broadway Street, identifies housing units within the lower and moderate income categories. Approximately 4.3 percent of total RHNA capacity has been identified in existing residential and commercial areas along Redwood and Fairgrounds Drives. The majority of the unit capacity is for lower-income units 17.0 percent of lower-income unit capacity) integrated with 3.3 percent of moderate-income unit capacity. This tract is lower income, with a median income of $71,224, has a poverty rate of 8.8 percent, and a 43.7 percent non-Hispanic White population, the third-highest representation in the city. The majority of households in this tract are homeowners (62.8 percent), and overpayment for both renters and homeowners is below 40.0 percent. The sites are near the I-80 interchange with Redwood Parkway and have accessibility to commercial centers along Redwood Street and the Kaiser Medical Complex at the corner of Sereno Avenue and Broadway Street. The inclusion of lower-income units here will help to reduce existing overpayment rates, which are moderate compared to elsewhere in the city, therefore reducing displacement risk, and the inclusion of moderate-income units will advance housing mobility and income-integration near employment centers and health services.

The only other tract that includes unit capacity at all three income levels is tract 2518.02, with 3.5 percent of total RHNA capacity. This tract is one of the two TCAC/HCD Areas of High Segregation and Poverty in the city as of the 2023 TCAC/HCD analysis, but was not considered an Are of High Segregation and Poverty in the 2021 TCAC/HCD analysis. The tract has a median income of $26,181 and a

32.7 percent poverty rate. The population is predominantly non-White, at 86.2 percent of the population, and is nearly 75.0 percent renter households, of which, 73.9 percent are cost burdened. There are four affordable housing complexes within this tract providing 530 affordable units, which may contribute to the extremely low median income in this tract. The mix of units at all income levels has been identified in this tract in an effort to reduce the concentration of lower- and moderate-income households while still maintaining income integration and providing housing opportunities to reduce displacement risk of existing residents.

The remainder of the census tracts identify either a combination of lower- and moderate-income site capacity; moderate- and above moderate-income unit capacity, or lower- and above moderate-income unit capacity. In those tracts with moderate and above median incomes, the identification of lower-income unit capacity provides housing mobility opportunities for lower-income households that may have higher environmental, educational outcome or economic outcome rankings, while helping to reduce concentrations of poverty and lower-income populations in more socioeconomically impacted areas of the city. Conversely, the inclusion of moderate- and above moderate-income sites in lower-performing tracts is to facilitate income-integration and combat patterns of concentrated poverty.

This distribution of sites has been identified based on available land that is suitably zoned for residential development. Table 3-11 presents how the distribution of sites by income will help to combat existing fair housing issues in Vallejo through facilitation of mixed-income neighborhoods, providing opportunities for additional housing opportunities in the limited moderate resource areas, thus reducing concentrations of affluence and promoting housing mobility, and providing additional housing opportunities in areas that will reduce the displacement risk resulting from overpayment and overcrowding in combination with Program B 1.1.1: Housing Choice Voucher (Section City of Vallejo
Assessment of Fair Housing
November 2024 Page 127
8) Rental Assistance, Program B 2.1.1: Inclusionary Housing Ordinance, Program E.1.1.1: Incentives for Special Needs Housing, Program E 1.1.4: Reasonable Accommodations and Universal Design, Program E 1.1.6: Extremely Low-Income Housing, and Program F 1.1.3:

Rent Monitoring Program, Program G 2.1.1. Housing Rehabilitation Program, Program G 3.1.1: Code Enforcement Program, and Program H 4.1.2: Accessory Dwelling Units. To confirm whether the sites identified in the Housing Element inventory will affirmatively further fair housing, the City examined the TCAC/HCD opportunity area map as well as specific geographic patterns of resources. As the vast majority of the City of Vallejo has been designated as a low-resource area by TCAC and HCD, the City primarily relied on other indicators to determine whether the sites inventory affirmatively furthers fair housing.

Figures 3-43 through 3-54 compare the total RHNA capacity to citywide indicators of fair housing for a comprehensive comparison of how the sites inventory will influence existing patterns. For the purpose of this analysis, “vacant” refers to sites that are currently undeveloped without any plans for development and “pipeline projects” are projects that are currently on the Vallejo Land Use Entitlements (VALUE) list as a proposed or pending project.

Potential Effect on Patterns of Integration and Segregation Capacity for 4,327 total units, including 927 lower-, 842 moderate-, and 2,558 above moderate-income units, has been identified to meet the City’s RHNA on sites or in pending development projects. As shown on Figures 1 through 7, Land Inventory Sites, in Chapter 4, and Table 3-11, Distribution of Site Capacity by Census Tract, the sites identified to accommodate the majority of the lower-income RHNA are primarily to the east of I-80. Approximately 13.7 percent of the lower-income RHNA is identified in the northwest portion of the city north of Sereno Drive/Turner Parkway (see Chapter 4, Housing Resources and Constraints, Figure 1 City of Vallejo Vacant Sites Inventory #1); 62.8 percent is identified in the central western section between Turner Parkway and Solano Avenue/Springs Road (see Figure 3: City of Vallejo Vacant Sites Inventory #3); and the remainder is identified in the southern and eastern portion of the city on either side of I-80 (see Figure 5, City of Vallejo Vacant Sites Inventory #5).

Capacity for 842 moderate-income RHNA units is spread throughout the city with the greatest concentration of moderate-income units (36.3 percent) in Tract 2509 on the central west side of the city; 3.3 percent in Tract 2514 on the west side; and 6.8 percent in Tract 2507.01 on the city’s southwest side. Moderate-income RHNA sites are also identified east of I-80, with capacity for 46.2 percent of units on this side of the city (see Figures 1 through 7)
Over one-third of 2,558 above moderate income sites (40.4 percent) are identified within approved pipeline projects. Under one-third of above moderate income unit capacity (29.1 percent) is located on sites within Tract 2501.6 on the city’s northeast side. Another 8.2 percent are located in tract 2509, which is an area of High Segregation and Poverty on the city’s west side.

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FIGURE 3-43, PERCENT UNIT CAPACITY BY TCAC/HCD RESOURCE DESIGNATION

Source: City of Vallejo, 2023; TCAC/HCD, 2021

The sites to meet the RHNA identify development opportunities on vacant land, infill on residential sites, and underutilized or vacant commercial properties. As shown on Figure 3-43, Percentage Unit Capacity by TCAC/HCD Resource Designation, 74.1 percent of unit capacity is within a low resource designation according to the 2021 TCAC/HCD analysis, with 20.1 percent of the sites within the two Areas of High Segregation and Poverty, and 5.8 percent of sites within the moderate-resource designations along the east side of the city.

The majority of the above moderate-income sites are located in low-resource areas (84.6 percent of unit capacity), 7.2 percent are in moderate-resource designations at the northeast and southeast corners of the city, and 8.2 percent are located in areas of high segregation and poverty. Approximately 37.3 percent of the lower-income unit capacity is within the Areas of High Segregation and Poverty, which will assist in meeting the existing needs of lower-income households in securing affordable housing. The highest proportion of moderate- income units are identified within the lower-resource designation (54.9 percent), with 37.2 percent of moderate-income unit capacity within Areas of High Segregation and Poverty facilitating income integration and 8.0 percent within moderate-resource areas, which can facilitate housing mobility. Otherwise, all sites with the exception of those discussed previously are within a low-resource designation.

37.3%

37.2%

8.2%

20.1%

62.7%

54.9%

84.6%

74.1%

8.0%

7.2%

5.8%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
High Segregation and Poverty Low Resource Moderate Resource

I I I I

I I I I
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Income
As shown in Figure 3-44, Percentage Unit Capacity by Median Income, the City has identified capacity for 47.1 percent of the units in the Sites Inventory in areas that have lower median incomes below $77,600 and higher rates of overcrowding and overpayment; 23.5 percent are identified in Vallejo’s highest-income block groups east of I-80, and 29.4 percent of the city’s RHNA unit capacity is identified within moderate-income areas (see Figure 3-8, Local Median Income). While 88.1 percent of the lower-income capacity has been identified on sites with lower median incomes, these sites aim to reduce displacement risk for residents in these areas that currently face a shortage of affordable options. Approximately 22.7 percent of the above moderate-income, and 60.9 percent of moderate-income unit capacity are also identified in lower-income neighborhoods. The distribution of these sites accommodating higher-income units will help facilitate mixed-income communities without concentrating lower-income units in lower-income areas.

Block groups that correlate to moderate incomes are primarily found east of I-80 north of Redwood Parkway and along Oakwood Avenue north of Tennessee Street, along the eastern perimeter of the city east of Columbus Parkway, and north and south of I-780 in the southeastern corner of the city, as well as clusters in the northwest corner of the city and north of Griffin Drive. The second-highest shares of lower-income unit capacity (10.5 percent) and moderate-income unit capacity (30.3 percent) have been identified for sites within moderate-income areas of the city. These increased housing mobility opportunities north of Griffin Road and east of I-80 may alleviate pressure on the existing lower-income housing stock in the city that has resulted in renter overpayment and will aid in preventing displacement of residents from the community. The City aims to combat potential income segregation spurred by the siting of a greater proportion of affordable multifamily developments east and north of the older central core of the city. Additionally, it addresses the prevalence of more affordable single-family homeowner and renter opportunities being located in older residential neighborhoods along I- 80 and in the vicinity of downtown, which may be in greater need of regular maintenance. In addition, 36.0 percent of above moderate- income unit capacity identified within moderate-income neighborhoods in the northwest and eastern edges of the city will facilitate mixed- income neighborhoods and serve as a mechanism for achieving income integration, as well as providing additional housing mobility opportunities for above moderate-income residents.

While only 1.4 percent of lower-income unit capacity is located within the highest-income areas of the city, 8.8 percent of moderate-income and 36.3 percent of above moderate-income unit capacity is associated with sites in this portion of the city, increasing the housing opportunities for higher-income households in newly developing neighborhoods while integrating moderate-income socioeconomic groups into these hillside communities, some of which are designated moderate resource by TCAC/HCD.

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FIGURE 3-44: PERCENTAGE UNIT CAPACITY BY MEDIAN INCOME

Source: City of Vallejo, 2023; 2015-2019 ACS

88.1%

60.9%

27.7%

47.1%

10.5%

30.3%

36.0%

29.4%

1.4%

8.8%

36.3%

23.5%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
Less than or equal to $77,600 (Lower-Income) $77,601 to $119,150 (Moderate-Income) $119,151 or greater (Above Moderate-Income)■ ■ ■ City of Vallejo
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In Vallejo, 15.0 percent of households make less than 30.0 percent of the AMI, which is considered extremely low income. Rates of poverty are below 10.0 percent in the eastern, northwestern, and southeastern portions of the city as well as a cluster of centrally located neighborhoods south of Sereno Drive, north of Tennessee Street, east of Broadway, and west of I-80. Low rates of poverty in these localities may indicate that high costs of housing are a barrier to access for lower-income households seeking housing, forcing these households to seek housing in more affordable areas. At the census-tract level, higher rates are found in the central and western parts of the city, in neighborhoods that coincide with the city’s lower-income block groups (Figure 3-9, Local Poverty Rates). Particularly high rates of poverty are found in the neighborhood around Vallejo Ferry Terminal and in the neighborhood around White Slough, the city’s lowest-income neighborhoods where housing typology and the presence of industrial uses likely accounts for more housing affordability and higher rates of poverty in these areas. These areas have historically been used as shipyard worker housing and were redlined areas, and patterns of low incomes persist in these areas.

As shown in Figure 3-45, Percent Unit Capacity by Poverty Rate, 61.8 percent of the total unit capacity has been identified on sites where rates of poverty are below 10.0 percent, and 14.0 percent of unit capacity is identified in neighborhoods with a poverty rate between

10.0 and 19.9 percent of households. A small portion of the unit capacity (1.1 percent) falls north of the ferry landing in the older residential neighborhoods within the 20.0 to 29.9 percent poverty rate tracts, and the remaining 23.2 percent are identified in the tracts with the highest poverty rate correlating to the TCAC/HCD Areas of High Segregation and Poverty. The inclusion of 10.9 percent of above moderate-income and 38.4 percent of moderate-income unit capacity in the higher poverty rate block groups encompassed within and in- between the Areas of High Segregation helps integrate higher-income households into these areas where a concentration of lower-income households and populations of color currently exists. This will promote income integration in these communities where the majority of existing affordable multifamily complexes have contributed to the concentration of lower-income households. The inclusion of 43.3 percent of lower-income unit capacity within these high poverty rate neighborhoods will help facilitate housing mobility opportunities and reduce displacement risk for lower-income households residing in these neighborhoods with access to commercial uses, services, and amenities in the city center, whereas sites for lower-income households within the low poverty rate portions of the city contribute to the reduction of concentration of affordable housing complexes and correlation of these resources with high poverty rates.

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November 2024 Page 132
FIGURE 3-45, PERCENTAGE UNIT CAPACITY BY POVERTY RATE

Source: City of Vallejo, 2023; 2015-2019 ACS

Race and Ethnicity
As discussed previously, Vallejo is one of the most diverse cities in Solano County, with non-White residents comprising 76.9 percent of the city’s population. White residents comprise majorities by census tract in central neighborhoods between I-80 and the railroad north of Tennessee Avenue, which also corresponds with low poverty rates and generally moderate-income households. The city’s most diverse neighborhoods coincide with the city’s lowest-income and high segregation and poverty neighborhoods, predominantly Hispanic or Latinx

42.6%

41.0%

75.5%

61.8%

11.7%

17.8%

13.6%

14.0%

2.5%

2.9%

1.1%

43.3%

38.4%

10.9%

23.2%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
Fewer than 10.0% of households 10.0% to 19.9% of households 20.0% to 29.9% of households 30% of households or more■ ■ ■ ■ City of Vallejo
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communities in the southeast section of the city (Figure 3-16, Local Racial Demographics), which tend to be found closer to nonresidential uses. Neighborhoods in the northern and northeastern sections of the city are heavily non-White, predominantly Asian communities.

Additional lower- and moderate-income units in the city will improve access to housing in the city for residents who would otherwise be priced out of the housing market or experience cost-burden or overcrowding, a category that has historically included communities of color. As shown in Figure 3-46, Percentage Unit Capacity by Non-White Population, 8.7 percent of the unit capacity is within tracts with the lowest non-White population below 60.0 percent, primarily in the southeastern corner of the city. More than one-third (37.9 percent) of the unit capacity falls in areas with a non-White population between 60.0 and 79.0 percent, primarily along the western waterfront inland to Broadway Street; between Sereno Drive and Redwood Street; and between Tennessee Street to Solano Avenue; and in the East Central Vallejo, Central Vallejo, Tennessee and Avian, and Woodbridge/Summit neighborhoods east of I-80; as well as the northeastern and southeastern portions of the city. The remaining 53.4 percent of site capacity is identified within the areas the city with a non-White population above 80.0 percent, mainly in the northwest, neighborhoods surrounding Gateway Plaza, the Steffan Manor neighborhood east of I-80 and the adjacent neighborhood directly west of I-80, and the Beverly Hills and Swanzy Dam Road neighborhoods at the junction of I-80 and Curtola Parkway.

FIGURE 3-46, PERCENTAGE UNIT CAPACITY BY NON-WHITE POPULATION

Source: City of Vallejo, 2023; 2015-2019 ACS

17.0%

3.8%

7.2%

8.7%

23.8%

47.0%

40.0%

37.9%

59.1%

49.2%

52.8%

53.4%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
40% to 59% of the Population 60% to 79% of the Population 80% to 100% of the Population■ ■ ■ City of Vallejo
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Disability
As shown on Figure 3-22, Population with a Disability, approximately 12.5 percent of Vallejo’s population lives with one or more types of disabilities, with rates reaching 18.9 percent in the downtown tract correlating to a concentration of six affordable housing complexes and the TCAC/HCD High Segregation and Poverty designation; and 20.0 percent in the tract encompassing Six Flags amusement parks, an affordable housing complex, and the Sutter Solano Medical Center, access to which might contribute to the high rate of disability in this tract. ACS data indicates that a higher proportion of residents who are living with a disability are residing in lower-income areas, where they may have more limited access to opportunities, or conversely, increased access to more affordable housing stock.

As shown on Figure 3-47, Percent Unit Capacity by Disability Rate, the City has identified a capacity for 60.7 percent of potential units to meet the RHNA in census tracts with a 5.0 to 9.9 percent disability rate, primarily in the northwestern, northeastern, and southeastern sections of the city, as well as the centrally located Holiday Gardens, Northwest Vallejo, Fleming Estates, the Kingdom of Hermosa, Valle Vista End, Grant Mahoney Park, Amador, and the Vista neighborhoods between Sereno Drive and Nebraska Street. A significant portion of lower-income unit capacity (42.6 percent) is identified within these tracts, which generally correspond to higher median incomes and lower poverty rates, with five sites north of Griffin Drive with close access to the Sutter Solano Medical Center; along Broadway, Redwood Parkway, and Fairgrounds Drive major commercial corridors, and sites with direct access to interchanges along I-80.

This distribution is intended to improve accessibility for lower-income individuals with disabilities to new housing opportunities that are required to comply with current development standards and Americans with Disabilities Act (ADA) standards and which will help to improve access for and accommodate the needs of persons living with disabilities, who, often being seniors and on a fixed income, benefit from close access to services and amenities as well as proximity to transit. Lower-income unit capacity in tracts with higher rates of disabilities above 10.0 percent, primarily along Sonoma Boulevard, Sacramento Street, Curtola Parkway, and Georgia Street will provide housing mobility opportunities for current lower-income residents with disabilities to move to housing that will be ADA compliant and will provide housing opportunities for those experiencing homelessness. As well, those west of I-80 are accessible to commercial uses and services in the downtown area.

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Assessment of Fair Housing
November 2024 Page 135
FIGURE 3-47, PERCENTAGE UNIT CAPACITY BY DISABILITY RATE

Source: City of Vallejo, 2023; 2015-2019 ACS

Approximately 12.8 percent of the RHNA capacity is identified on sites within tracts with 10.0 to 14.9 percent of the population experiencing disabilities, which are generally east of I-80, south of Redwood Parkway and east of Oakwood Drive, Mare Island, and tracts north of Marine World Parkway. A large proportion of moderate -income unit capacity ( 25.5 percent) falls within the central areas in the eastern section of the city, as well as 8.9 percent of the above-moderate unit capacity in these tracts, providing mobility opportunities for moderate- and higher- income persons with disabilities in new structures that are ADA compliant and built to universal design standards.

42.6%

21.5%

80.2%

60.7%

12.0%

25.5%

8.9%

12.8%

45.4%

53.0%

10.9%

26.5%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity

5.0% to 9.9% of the population 10.0% to 14.9% of the population 15.0% of the population or more

I I I I I I I I
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Familial Status
As previously discussed, some areas of Vallejo have a higher rate of female -headed households with children and no spouse or partner present, and senior households living alone. Female-headed households with children and no spouse or partner (10.8 percent of households) often face particular challenges to housing access and are at elevated risk of displacement. Approximately 30.0 percent of female -headed households with children have incomes below the poverty line.

Similar to other indicators of fair housing, 34.8 percent of the RHNA capacity is identified on sites in northwestern, eastern, southwestern, Mare Island, and north central neighborhoods (east of I-80, north of Redwood, and southwest of Columbus Parkway) of the city in which up to 19.9 percent of children are in female-headed households (Figure 3-48, Percentage Unit Capacity by Children in Female- Headed Households). One of these tracts, south of Marine World Parkway and west of Broadway Street in the vicinity of White Slough, is designated an Area of High Segregation and Poverty, with 25.9 percent of the households made up of persons living alone. Over one- third (35.3 percent) of the lower-income unit capacity is identified in these tracts, with the majority of these sites at the northwestern boundary between Broadway Street and Sonoma Boulevard, Gateway Plaza, and the White Slough neighborhoods, increasing the opportunities for female-headed households currently experiencing overpayment and/or overcrowding, to acquire affordable, and adequately sized housing while promoting a reduction in the concentration of female-headed households in other parts of the city. As well,

48.7 percent of above moderate-income unit capacity is identified in these tracts, primarily east of Columbus Parkway, in the southwest Carquinez Heights neighborhoods, Mare Island, and within the northwestern edge of the city between Broadway Street and Sonoma Boulevard, with one site identified in the Area of High Segregation and Poverty. While a lower proportion (12.2 percent) of moderate- income unit capacity is within these tracts, concentrations of sites are identified in the moderate-resource area in the northeast corner of the city, providing housing mobility for moderate-income female-headed households, and 37.2 percent of moderate-income unit capacity is identified in the Area of High Segregation and Poverty, facilitating income integration.

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November 2024 Page 137
FIGURE 3-48, PERCENTAGE UNIT CAPACITY BY CHILDREN IN FEMALE-HEADED HOUSEHOLDS

Source: City of Vallejo, 2023; 2015-2019 ACS
An additional 43.7 percent of RHNA capacity is identified on sites in which 20.0 to 39.9 percent of children reside in households headed by single females. These tracts are generally in the northeast corner of the city, in the central neighborhoods on both sides of I-80, as far south as I-780 on the east side of I-80, south of Curtola Parkway to its interchange with I-80, and along the western edge of the city, (with the exception of the downtown tract west of Sutter Street designated an Area of High Segregation and Poverty), many of which correspond to lower-income populations. The identification of 51.3 percent of above moderate-income housing capacity and 42.5 percent of moderate-

8.8%

7.9%

6.3%

20.2%

3.4%

40.8%

28.5%

15.1%

31.0%

45.8%

35.9%

10.4%

11.5%

5.5%

7.8%

1.2%

5.6%

1.4%

53.2%

39.7%

20.1%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
Fewer than 10.0% of children 10.1% to 19.9% of children 20.0% to 29.9% of children

30.0% to 39.9% of children 40.0% to 49.9% of children 50.0% of children or more ■
■
■
■
■
■
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income unit capacity in these areas increases mobility opportunities for moderate and higher-income single-female-headed households from within and outside of the city to find appropriate units, while decreasing competition for housing within these neighborhoods, and facilitates mixed-income integration in the lower-income neighborhoods.

Areas with the highest concentration of children in a tract (above 40.0 percent) residing in female-headed households vary in median income from extremely low- to the upper ranges of moderate-income, and include the downtown Area of High Segregation and Poverty; central tracts on both sides of Broadway Street between Valle Vista and Florida Street; east of Broadway to I-80 between Marine World Parkway and Redwood Avenue; and the neighborhoods between Oakwood Avenue, Columbus Parkway, Tennessee, and Georgia Streets.

While 21.5 percent of the total RHNA unit capacity is identified in these neighborhoods, 54.4 percent of lower-income unit capacity and

45.3 percent of moderate-income capacity is identified, so female-headed households of any economic status will have access to new housing opportunities in the neighborhoods in which they currently live. By adding moderate- and above moderate-income units throughout the city, Vallejo will become more accessible to female-headed households with children and no spouse or partner present, as well as other single-parent households or lower-income families.

Approximately 25.1 percent of households in the city consist of residents living alone. Many of these households are seniors who are often more socially isolated from the rest of the community, and they may lack communication or transportation access and social connections, thereby making access to supportive housing and resources more difficult. Senior households often have a fixed income as well, which limits their financial resources and housing choices. Approximately 44.0 percent of the total senior households in Vallejo are cost- burdened, particularly lower-income seniors. As discussed in the prior disability analysis, the sites distribution is intended to expand housing mobility opportunities for lower-income households and alleviate cost burden in areas of higher senior populations. Increasing affordable housing opportunities and integration will be achieved by encouraging above moderate-income, moderate-income, and lower- income housing throughout the city.

Potential Effect on Access to Opportunity
Mobility
As previously discussed, 44.0 percent of households in Vallejo are renters. The rental vacancy rate is 4.9 percent, while the ownership unit vacancy rate is 0.9 percent. The very low ownership unit vacancy rate indicates a shortage of for-sale homes available in Vallejo. While renters are the minority tenure citywide, there are eight census tracts in the city where renters comprise over 60.0 percent of households, and one in which 58.4 percent of households are renters. Within six of these census tracts, over 10.0 percent of the renters use HCVs, as shown by Figure 3-24, Housing Choice Vouchers, with an additional tract in the downtown with an HCV rate of 9.7 percent, and one tract including the Millerville and Amador South neighborhoods with an HCV rate over 15.0 percent. Also, there are two other census tracts in the city that have HCV rates above 15.0 percent, although renter households comprise less than 30.0 percent of total households City of Vallejo
Assessment of Fair Housing
November 2024 Page 139
in the northern tract and 14.4 percent in the southeastern track. Approximately 20.2 percent of the total above moderate-income unit capacity is identified in two of these high-HCV tracts, fostering income-integration and reduction in the concentration of non-White populations within the northernmost tract. In addition, 13.7 percent of low-income unit capacity is identified in one of these tracts, which will provide additional housing mobility opportunities for lower-income households that do not currently hold HCVs. However, a large portion of the southernmost tract is split between Vallejo and Benicia, encompassing the Benicia Community Park outside of Vallejo city limits and the residential neighborhoods surrounding Lake Herman, whereas only a few streets are included within Vallejo itself, and therefore it is not possible to determine what portion of units within Vallejo are renter occupied, and if any of the HCVs are used for these units. Although this tract has one of the lowest proportions of non-White residents and concentration of populations of color is not a fair housing issue, these units will increase housing mobility opportunities for above moderate-income households with proximity to I-780 and further promote mixed-income neighborhoods.

The majority of the remainder of the city has HCV usage rates between 5.0 and 15.0 percent. Sites to meet the lower-income RHNA are identified throughout the city in areas where they will provide housing mobility opportunities in higher-income neighborhoods, which also helps reduce existing concentrations of lower-income households and populations of color, as well as within lower-income sections of the city, including the two Areas of High Segregation and Poverty, to provide housing mobility opportunities that deter potential displacement of existing residents at risk of losing their housing. Lower-income sites are generally in the older section of the city in the vicinity of downtown with access to the city center, along Broadway Street, Sonoma Boulevard, Curtola Parkway, and Redwood Parkway major commercial corridors, I-80, and commercial amenities in Gateway Plaza. Many of the lower-income units are co-located with above moderate-income units and moderate-income units to facilitate income-integrated neighborhoods and support the development of improved resource and economic mobility opportunities., which affirmatively furthers fair housing.

The sites identified to meet the RHNA will provide lower-, moderate-, and above moderate-income opportunities in the southwestern tip of the city, which has the lowest rate of HCV usage, which will facilitate additional housing mobility opportunities for lower-income households and assist in reducing the high renter overpayment rate in that tract with or without HCV assistance.

Employment Opportunities
As discussed in this assessment, jobs are largely concentrated in the northeast portion of the city, in the commercial and business districts along Sonoma Boulevard. According to LODES data, approximately 37.1 percent of Vallejo residents live within 10 miles of their job, though 85.0 percent of residents commute to jobs outside of the city. The city has a low jobs-household ratio (0.78), suggesting a shortage of jobs compared to households. Following the closure of the Mare Island shipyard in 1996, Vallejo’s economy transitioned to operate as a bedroom community for employees commuting into the heart of the San Francisco Bay Area, with a more limited range of opportunities within the city. As well, the dominance of residential uses in Vallejo reflects the relatively low scores for HUD’s Jobs Proximity Index, particularly in the eastern and southern predominantly residential neighborhoods, although these areas have the greatest commuting City of Vallejo
Assessment of Fair Housing
November 2024 Page 140
accessibility to employment in Contra Costa County and the San Francisco Bay Area. The combination of employment factors in Vallejo indicates that the jobs in the city may not meet the needs of residents, based on those commuting out of the city, while the shortage of affordable housing stock presents a barrier to those employed in the city, based on the jobs-household ratio.

As shown in Figure 3-49, Percentage Unit Capacity by Jobs Proximity Index Score, the City has identified the greatest capacity (46.2 percent of the RHNA capacity) for lower-, moderate-, and above moderate-income units (76.5, 46.3, and 35.1 percent of their total capacities, respectively) in areas that have a score above the 60th percentile relating to proximity to jobs within the city, which generally includes the portion of the city west of I-80; south of, and adjacent to both sides of Marine World Parkway; to Mare Island Way/Solano Avenue/Springs Road, and the Gateway Plaza neighborhood. The high proportion of lower-income unit capacity supports direct access to commercial and service employment opportunities, as well as access to employment opportunities in adjacent cities of American Canyon and Napa via SR-29 and I-80. This distribution also provides higher-income residents and residents currently commuting out of town for their jobs access to above moderate-income housing units to support employment opportunities in the city that were not available previously. Although 31.8 percent of the total RHNA unit capacity falls within the 40th to 59th percentile range, the majority of this unit capacity is within above moderate- and moderate-income sites in the northeast, and moderate-income sites within lower-income tracts east of I-80 between Redwood Parkway and Tennessee Street, and west of I-80 between Springs Road and Georgia Street, and in the vicinity of the Curtola Parkway/I-80 interchange.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 141
FIGURE 3-49, PERCENTAGE UNIT CAPACITY BY JOBS PROXIMITY INDEX SCORE

Source: City of Vallejo, 2023; 2015-2019 ACS

Although only 12.6 percent of the RHNA unit capacity is identified in the tracts with the farthest job proximity indexes in the southeastern portion of the city, this distribution will support all income households by providing them with housing that supports mobility and access to employment opportunities by car or public transportation, with bus connections from the Vallejo Transit Center to the Walnut Creek BART station, with a stop in Benicia and the El Cerrito BART station.

21.5%

14.3%

12.6%

8.2%

4.7%

4.3%

23.5%

24.0%

45.9%

36.8%

49.8%

36.3%

8.2%

22.6%

26.6%

10.0%

27.0%

23.6%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<20 20 to 39 40 to 59 60 to 79 80 to 99

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City of Vallejo
Assessment of Fair Housing
November 2024 Page 142
Educational Opportunities
According to the DOE, most Vallejo schools are below the state educational standards for ELA and mathematics at each grade level, with most areas of the city below the 25th percentile, indicating that students generally have access to similarly performing schools, regardless of income. The anticipated educational outcomes, according to the TCAC/HCD (Figure 3-31, Local TCAC/HCD Educational Outcome Percentile Scores), are lowest in downtown and central Vallejo, and higher near the perimeter of the city boundaries, correlating to the TCAC/HCD Resource designations.

As shown in Figure 3-50, Percentage Unit Capacity by TCAC/HCD Educational Domain Scores, the existing patterns of access to opportunity related to educational resources indicate that 93.0 percent of the city’s RHNA capacity falls within the least positive educational outcome percentiles, and 1.2 percent falls between the 50th and 75th percentile at the far northeastern and southeastern edges of the city, correlating to median income and TCAC/HCD economic outcome scores. While 100.0 percent of the lower-income unit capacity is identified on sites with less positive educational outcomes, the identification of 90.8 percent of above moderate-income and 92.0 percent of moderate-income unit capacity within these neighborhoods promotes the development of housing units in lower-performing neighborhoods. The integration of income levels increases potential for increased educational domain scores and resource designation, as access to educational opportunities with higher attainment scores is generally associated with higher-income, higher-resource areas. The identification of 7.2 and 8.0 percent of moderate and above moderate-income unit capacity respectively will provide housing mobility opportunities in the two tracts with more positive educational domain outcomes adjacent to Benicia.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 143
FIGURE 3-50, PERCENTAGE UNIT CAPACITY BY TCAC/HCD EDUCATIONAL DOMAIN PERCENTILE

Source: City of Vallejo, 2023; 2015-2019 ACS
RHNA capacity has been identified in areas that facilitate housing mobility opportunities for lower-income households, and also so that all schools can benefit from increased diversity and income-integration to raise educational outcomes. Overall, however, current and future residents across the city will have fairly equivalent access to educational opportunities. To increase access to higher educational attainment opportunities, Program E.1.1.1: Incentives for Special Needs Housing, expands opportunities for affordable lower-income housing for special-needs groups, including lower-income teachers employed by the Vallejo City Unified School District; and Program F 1.1.2: Improve 100.0%

92.0%

90.8%

93.0%

2.0%

1.2%

8.0%

7.2%

5.8%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<25th percentile 25th to 49th percentile 50th percentile and above■ ■ ■ City of Vallejo
Assessment of Fair Housing
November 2024 Page 144
Access to Resources, which commits the City to meet with school district representatives to analyze whether housing security poses a barrier to resources, and to 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.

Environmental Health
As shown in Figure 3-33, Local CalEnviroScreen Percentiles, most of the city east of I-80 scores between the 50th to above the 75th percentile. Tracts with scores above the 75th percentile qualify as a disadvantaged community, impacting access to opportunity as it relates to healthy living conditions. Tracts with scores above the 75th percentile are found within the two TCAC/HCD Areas of High Segregation and Poverty and surrounding downtown neighborhoods, south of Curtola Parkway along the Carquinez Strait, north and south of Marine World Parkway on both sides of Sonoma Parkway, and Mare Island. Conversely, all but one tract in central Vallejo east of I-80 have CalEnviroScreen percentile scores below the 50th percentile.

As shown in Figure 3-51, Percentage of Unit Capacity by CalEnviroScreen Scores, approximately 36.4 percent of the RHNA capacity is identified in the tracts scoring below the 50th percentile. Approximately 42.4 percent of moderate-income unit capacity and 43.4 percent of above moderate-income capacity are identified in the tracts with the most positive scores in the , facilitating housing mobility opportunities for households at all income levels to live in the healthiest environments in the city and contributing to reduction of concentrations of lower- income households in the most environmentally impacted areas of the city. 35.1 percent of the RHNA capacity (41.9 percent of above moderate-income, 9.0percent of moderate -income, and 40.1 percent of lower -income households) is on sites within the 50th to 74th percentile. While these areas do not qualify as a disadvantaged community, there may be a concentration of a number of factors in addit ion to increased exposure to particulate matter and ozone concentrations from adjacency to I-80 as the dominant environmental influence. These factors may include lower incomes, poverty rates between 10.0 and 20.0 percent of the households, concentrations of single female-headed households with children, high rates of non-White populations, low rates of educational attainment, and a high rate of unemployment as well as older homes conditions and lead in housing. While these factors may not reflect all neighborhoods in this percentile range, they do represent an area of potential concern regarding fair housing and disproportionate exposure to environmental hazards and a co ncentration of vulnerable populations, wh ich is mitigated by Program A 1.1.1: Land Inventory and RHNA Monitoring, Program A 1.1.2: Mixed -Use Development, Program B 2.1.1: Inclusionary Housing Ordinance, Program B 2.1.2: Seek Funding to Support Affordable Development, Program E 1.1.1: Incentives for Special Needs Housing, Program E 1.1.6: Extremely Low -Income Housing, Program F 1.1.2: Improve Access to Resources, Program G 2.1.1: Housing Rehabilitation, Program G 3.1.1: Code Enforcement, and Program G 5.1.1: Rental Property Inspection. The identification of moderate - and above moderate -income unit capacity in these tracts with less positive environmental outcome scores (i.e., corresponding to a higher percentile) will facilitate income integration and reduction of concentrations of lower-income households and households in poverty, which, as discussed previously, are factors that contribute to higher CalEnviroScreen scores.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 145
The remaining capacity, 28.4 percent, is identified on sites scoring above the 75th percentile range in areas considered disadvantaged. While the moderate- and above moderate-income unit capacity (48.6 and 14.7 percent respectively) will contribute to income-integrated neighborhoods and reduction in the concentration of lower-income households with associated indicators of disadvantaged communities in these tracts, the 48.0 percent of lower-income unit capacity will facilitate housing mobility for lower-income households within their existing neighborhoods and reduce displacement potential for households at risk of losing their homes.

FIGURE 3-51, PERCENTAGE UNIT CAPACITY BY CALENVIROSCREEN PERCENTILE

Source: City of Vallejo, 2023; 2015-2019 ACS

1.4%

17.6%

29.1%

20.9%

10.5%

24.8%

14.3%

15.5%

40.1%

9.0%

41.9%

35.1%

48.0%

48.6%

14.7%

28.4%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
Less than 24.9th Percentile 25th to 49.9th Percentile 50th to 74.9th Percentile 75th Percentile and Above

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• • • •
City of Vallejo
Assessment of Fair Housing
November 2024 Page 146
Potential Effect on Displacement Risk
Overcrowding
Overall, 7.0 percent of households in Vallejo are considered overcrowded, 65.6 percent are considered overcrowded, and 34.4 percent are considered severely overcrowded. Overcrowding is seen more amongst those that are renting, whereas 6.5 percent of renters are overcrowded, 3.0 percent of homeowners experience overcrowding. Overall, households experiencing overcrowding in Vallejo, when combined with income or accessibility challenges, may become at risk for displacement. Higher overcrowding rates are concentrated in the northwest and western portions of the city, and the more densely populated areas in central Vallejo along the railroad, near the Vallejo Ferry Terminal and in the neighborhood around White Slough, corresponding to the city’s lowest-income neighborhoods, including the three areas designated as High Segregation and Poverty, where older housing stock, originally constructed to serve the shipyard industry, is mixed with industrial and other nonresidential uses. The Vallejo Ferry Terminal, primarily south of Sears Point Road (SR-37), west of I-80, and east of the Mare Island Strait, including an area northeast of the I-80 and I-780 interchange. These neighborhoods consist of single- family residences, the Olympia and Vallejo Mobile Estates mobile home parks, and a variety of multifamily residences.

The tract east of Broadway and west of Flosden Road, including the Napa Olympia, Canyon Creek, and Chesapeake subdivisions has the highest rate of overcrowding at 12.2 percent.

As shown in Figure 3-52, Percentage Unit Capacity by Rate of Overcrowded Households, the city has identified 42.9 percent of total RHNA unit capacity in tracts with low rates of overcrowding, and 55.2 percent in rates with 5.0 to 9.9 percent of households experiencing overcrowding. An estimated 21.6 percent of the lower-income unit capacity, 46.2 percent of the moderate-income unit capacity, and 49.5 percent of the above moderate-income unit capacity is identified in tracts with rates of overcrowding below 5.0 percent, therefore providing housing mobility opportunities for households of all incomes experiencing overcrowding in other areas of the city.

Approximately 55.2 percent of the low-income RHNA unit capacity is identified in the tracts surrounding the downtown between the Mare Island Strait and I-80; extending into the Steffan Manor and Home Acres neighborhoods in the vicinity of the I-80 and I-780 interchange; and in the southwestern portion of the city below Curtola Parkway to the junction of Curtola Parkway and I-80 with overcrowding rates between 5.0 and 9.9 percent, providing housing mobility opportunities for existing residents to units that may be both affordable and of adequate size to meet the needs of lower-income households.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 147
FIGURE 3-52, PERCENTAGE UNIT CAPACITY BY RATE OF OVERCROWDED HOUSEHOLDS

Source: City of Vallejo, 2023; 2015-2019 ACS
The remaining 7.6 percent moderate-income unit capacity, and 2.2 percent of lower-income capacity is identified in the central northern tract with the highest rate of overcrowding, which helps relieve pressure on the existing inventory of housing units in that area to meet needs of residents experiencing overcrowding while remaining in their own familiar neighborhood. Overall, the mix of income housing opportunities identified in the sites inventory will help to facilitate additional affordable and market-rate housing mobility opportunities at a range of sizes and locations for those few households that are currently experiencing overcrowding.

Overpayment
In Vallejo, 21.5 percent of the households are cost burdened and 20.7 percent are severely cost burdened, for a total of 42.2 percent of the households experiencing some level of overpayment. Approximately 31.8 percent of all homeowners are overpaying for housing; in contrast, 55.9 percent of all renters are cost burdened, and, in most circumstances, overpayment is closely tied to income, and in many

21.6%

46.2%

49.5%

42.9%

76.3%

46.2%

50.5%

55.2%

2.2%

7.6%

1.9%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
<5.0% of households 5.0% to 9.9% of households 10.0% to 14.9% of households

I I I I I I
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City of Vallejo
Assessment of Fair Housing
November 2024 Page 148
cases, but not consistently, proportion of populations of color, with lower-income renters experiencing the highest incidence of overpayment and most at risk of displacement. Additionally, previous analysis has identified that special-needs populations, including female-headed households, large families, persons with disabilities, and seniors, often fall into the lower-income category and may be particularly at risk of displacement when housing opportunities at affordable costs, sizes, or access to resources are not available.

According to the 2015-2019 ACS, most of the city reflects renter cost burdened rates between 40.0 and 60.0 percent (Figure 3-39, Renter Overpayment in Vallejo). The areas with rates above 60.0 percent are found in neighborhoods on both sides of Broadway Street and Sonoma Boulevard north of Florida Street to the northern city boundary; between White Slough on the Napa River to I-80; all of Mare Island; in the central Vallejo neighborhoods adjacent to and east of I-80 between Redwood Parkway and Tennessee Street, where several market-rate multifamily condo and rental complexes are located; and within the Steffan Manor and Home Acres neighborhoods northeast of the intersection of I-80 and I-780.

As shown in Figure 3-53, Percentage Unit Capacity by Renter Overpayment, and Figure 3-54, Unit Capacity by Homeowner Overpayment, 64.5 percent of the city’s RHNA capacity is identified in tracts with a renter overpayment rate over 50.0 percent; conversely, 30.0 percent of the RHNA capacity has renter overpayment rates up to 39.0 percent. The remaining 5.5 percent includes rates of renter overpayment between 40.0 and 49.0 percent. The largest share of lower-income RHNA units (52.1 percent) have been identified on sites in areas in which approximately 50.0 to 59.9 percent of renters are overpaying for housing. Of the remainder of the lower-income unit capacity, 28.9 percent is identified on sites where renter overpayment is between 20.0 and 39.9 percent, and 19.0 percent of the unit capacity is found on sites where renters overpay by 60.0 percent or more along Sonoma Boulevard, Georgia Street, and Redwood Parkway.

Additional affordable rental resources in these areas will facilitate housing mobility opportunities for renters currently overpaying and at risk of displacement, whereas the identification of sites to accommodate over one-half of the lower-income units in locales with lower overpayment rates contributes toward reducing concentrations of renter overpayment by providing housing mobility opportunities, fosters income-integration in neighborhoods that have more positive economic conditions. In addition, 30.8 percent of above moderate-income sites and pipeline projects and 7.7 percent of moderate-income unit capacity are on sites within the tracts with higher rates of renter overpayment, which promotes income-integrated neighborhoods and reduces the concentration of severely cost-burdened households overpaying for housing. Overall, an increase in the supply of lower- and moderate-income housing throughout the city, particularly those in close proximity to commercial uses and services, will help to alleviate conditions that contribute to overpayment by reducing the gap between supply and demand for this type of housing.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 149
FIGURE 3-53, PERCENTAGE UNIT CAPACITY BY RENTER OVERPAYMENT

Source: City of Vallejo, 2023; 2015-2019 ACS

In contrast to renter overpayment, homeowners generally experience cost burden at a lesser rate. The highest rates of homeowner overpayment occur in the tract along Broadway Street in the White Slough neighborhood, which is designated by TCAC/HCD as an Area of High Segregation and Poverty where 73.9 percent of homeowners are cost burdened (Figure 3-40, Homeowner Overpayment in Vallejo). As shown on Figure 3-54, Percentage Unit Capacity by Homeowner Overpayment, the distribution of RHNA units, regardless of income category, is closely divided between sites in areas in which approximately 20.0 to 39.0 percent of homeowners are cost burdened and sites on which over 40.0 percent of homeowners overpay. Although only a small proportion of unit capacity (3.5 percent) is

1.4%

8.8%

29.1%

19.2%

27.5%

3.8%

7.1%

10.8%

28.4%

5.5%

52.1%

51.3%

33.0%

40.7%

3.8%

2.6%

3.8%

3.6%

15.2%

5.1%

27.0%

20.2%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
20% to 29% of renters 30% to 39% of renters 40% to 49% of renters 50% to 59% of renters 60% to 69% of renters 70% of renters and more■ ■ ■ ■ ■ ■ City of Vallejo
Assessment of Fair Housing
November 2024 Page 150
identified in the White Slough neighborhood, the moderate- and lower-income units will potentially reduce displacement risk and overcrowding for these households as more units become available.

The identification of 44.8 percent of above moderate-income pipeline projects in neighborhoods with higher rates of overpayment above

40.0 percent, largely concentrated in the residential neighborhood directly west of I-80 and north of Marine World Parkway; throughout the northeastern communities north of Redwood Parkway, and in the Steffan Manor neighborhood will help to alleviate this issue by increasing the ownership housing supply, while the lower- and moderate-income capacity will facilitate housing mobility opportunities throughout the city near services and resources in commercial areas, easing pressure on the housing stock.

FIGURE 3-54, PERCENTAGE UNIT CAPACITY BY HOMEOWNER OVERPAYMENT

Source: City of Vallejo, 2023; 2015-2019 ACS

46.5%

55.7%

8.2%

25.6%

20.8%

7.4%

47.0%

33.7%

25.6%

34.9%

42.1%

37.1%

7.1%

2.0%

2.7%

3.5%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Lower-Income Capacity
Moderate-Income Capacity
Above Moderate-Income Capacity
Total RHNA Capacity
Less than 30.0% of homeowners 30% to 39% of homeowners 40% to 49% of homeowners 50% of homeowners or more■ ■ ■ ■ City of Vallejo
Assessment of Fair Housing
November 2024 Page 151
The addition of these units will help to alleviate existing overpayment by offering lower- and moderate-income units to current and future residents where there is need and increasing the housing stock overall to alleviate the demand on an existing shortage of housing at affordable price points. Additionally, the site capacity and distribution of units by income category will facilitate mobility opportunities for all households.

CONTRIBUTING FACTORS
Through discussions with stakeholders, fair housing advocates, and this assessment of fair housing issues, the City identified factors that contribute to fair housing issues, as shown in Table 3-12, Factors that Contribute to Fair Housing Issues. While there are several strategies identified to address the fair housing issues, the most pressing issues are displacement risk due to substandard conditions and rising housing costs as well as barriers to homeownership. Prioritized contributing factors are bolded in Table 3-12 and associated actions to meaningfully affirmatively further fair housing related to these factors are bold and italicized. Additional programs to affirmatively further fair housing are included in Chapter 5, Goals, Policies, and Programs.

City of Vallejo
Assessment of Fair Housing
November 2024 Page 152
TABLE 3-12: FACTORS THAT CONTRIBUTE TO FAIR HOUSING ISSUES AFH Identified Issues Contributing Factors Meaningful Actions Presence of a R/ECAP
Concentration of lower-income households
Concentration of female-headed, single-parent households Older housing stock and areas with poor housing
conditions, resulting in lower housing costs compared to other cities
High rates of diversity compared to the region and state High rate of HCV holders
Encourage development of affordable housing
options east of I-780 (Programs A1.1.2, A 1.1.3,
B2.1.1, B2.1.2, E.1.1.1, E1.1.6, F1.1.2, H4.1.1, H4.1.2) Incentivize a range of unit types to meet a variety of
needs throughout the city (Programs A1.1.2, A4.1.1,
B2.1.1, E.1.1.1, E1.1.6, H2.1.1, H4.1.2).

Provide assistance with rehabilitation (Programs
D1.1.1, E.1.1.1, G2.1.1, G3.1.1)
Implement a proactive code enforcement program
for substandard units (Programs G3.1.1, G5.1.1).

Barriers to homeownership, particularly for
communities of color
Historic barriers to building generational wealth
Shortage of affordable homeownership opportunities
Support development of community land trusts
(Program H 4.1.1)
Work with local financial institutions to educate
residents on homeownership tools (Programs D.1.1.1)
Create webpage, printed materials and education
on housing resources and programs (Programs A

1.1.2, A 4.1.1, B 1.1.1, F1.1.1, G 2.1.1, H 5.1.1).

Displacement risk particularly for lower-
income households
Absentee landlords and older housing stock resulting in poor conditions
Cost of repairs and rehabilitation
Smaller housing units resulting in overcrowding
Limited homeownership opportunities
Historic barriers to building generational wealth
Outside demand for housing near San Francisco increasing prices
Encourage larger affordable units (Programs B1.1.1,
E.1.1.1)
Implement a proactive code enforcement program
for substandard units (Programs G2.1.1, G.3.1.1,
G5.1.1)
Require landlords of substandard units to provide
relocation assistance for tenants (Programs G3.1.1,
G5.1.1).

Implement an occupancy ordinance that restricts
“flipping” homes or incentivizes selling at
affordable rates (Programs C1.1.1, C1.1.2, C1.1.3,
F1.1.3).

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