HomeMy WebLinkAboutResolution 6719 N.C.S. 10/29/1974 i r• _ _ IG I AL ( •
olution No 7'19 MLH;° mi 10-16-74'
H GENERAL PLAN
RESOLUTION' MODIFYING THE HOUSING' ELEMENT H =E. GEN
EN�ENT OF T
. a
. H i
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INTRODUCED ,BY COUNCILMAN i
.
I NT - _ .. _ _ . ��, and
..:., _. .� r
E' COUNCILMAN' at a
ry ;
SECOND D BY COUNCIL
'
Adi aurned Meeting of the City Council „of the
. City,of Petaluma, on the .,_.. 29th :,__ ....da y of _ October . , ig 74 '
WHEREAS, the; City P1
� g ewed proposed modi - -
i Element of"theSGeneral Plan
f.catons of the Housing nag ,,� and. has held a
' hearing thereon aid after• said hearinng, finds the. 'propose;d modifications
g E the -Genera_l "Pl:an should be adopted, and
s AS'. the :City to the Hou
, y City Clerk
' ,, e r:�- 1 >9`74 its` re ” or 'as s d w t h
WHERE_ Plannin Commission file
on they 7th day' of Qctob._, , ,,' P t et forth n its Resolu- 1 - �_
' tion No 2 . 0 -74 recommending adoption of ••cert >ai'n modifications to the
Housing Element o:f the e,ral Plan:, . arid. „
4, WHEREAS,, the.City Council has reviewed the proposed, modifications
g . � .
of the Housing Element of the General Plan • ,`and :has hel "d a hearing' thereo n
e
the 29Th - I da y of f October 1974 ' ; and after said hearing `finds that the pbo , '
posed modifications of Ho
Using Hosing Element of the General, Plan should e '
a dopted,
NOW, THEREFORE, ; IT 'RESOLUED that the proposed modifications to ! '
:
the Housing Element of; the General Plan' ' hereby "adopted in the form
,.I
, ' as p p m re aced b ": thee " stal_f . a' 'copy
of 'which • is 'attached thereto: and incor= I
tl: -, ',Piotiated ,herein, •
'' under the power and authority 'conferred upon this' Council. by • 'the: Charter of said.City,
I hereby certify that. the foregoing' Resolution wa y g ry
a du1 ,. re ula in troduced. and
adopted by the Council of the City of Petaluma on the 29th . - _-.
7 4
Y `
da October lo wing votes-
of - 19 _
Oetob -- b the f ol
AYES: Councilmen Brunner,- Cavana Jr...,. Daly, Harberson, Peary, Jr ,
. " 'and. Mayor. _Putnam:` '' " • • •
o • NOES': , None. 1, • .
. , „ . , .
ABSENT. Councilman Matt:ei. '
'2 . z.., ": '-.1 ATTEST �r �_ mil ' �s '� �.�i � -- 1 � � � ,
° City'C1erk Ma "yor'
PORMi:Cq 10 =73 � y� _ '
fl 4 ^
F l f
1W2V74
HOUSING ELEMENT ANNUAL REVIEW AND UPDATE
SEPTEMBER 1974
RECOMMENDATIONS
t This annual review and updatp.indicates the need to reaffirm those , •
goals as stated in the Housing Element as follow's:
1. a. Establishment of a rate of housing construction adequate to
provide a'deCent home regardless of age, sex, income or
ethnic background with maximum choice Pf rental or ownership
• type, price andloCation.
t,: b. Elimination of deficient housing and prevention of future
:deterioration. Initiation of ongoing programs designed to
t _
stimulate private rehabilitation and utilization of public
monies for upgrading the housing stock.
c. Encouragement of the development of neighborhoods with
balanced population, a variety of hoUsing.types, adequate
park •and recreation space and identifiable community centers
with shopping and community facilities.
2. Establishment of percentages (8 - 12 percent) of low- to moder-
ate-income housing as part of each annual all6Cation made by the
City. This percentage should be met by development On both sides
of the freeway.
• In addition to these goals, this Housing Element ArinUal Review and
Update recommends that the follawing specific objectives be initiated
during the next year.
1. To actively encourage tha,rehabilitation and upgrading of dilapi-
dated and deteriorating housing through selective rehabilitation
and code ehfbrcemeht pro4rams,
$
2. To establish a citizen housing committee will provide
•citizen input in the establiahment of housing programs and will
act in an advisory Capacity to the 'Planning Commis,5ion and City
Council-
. ,
3. To Obtain federal monies under the Housing & Community Develop-
ment Act of 1974 to be utilized 'to provide housing assistance to
the 1.ow-income people, Primarily. the elderly, in the' Petaluma
area.
4. To establiah a floating bonus allocation- of 40 dwelling units,
out of the total of 500 units to be allocated under the Residen-
tial Development Control System for the 1975-76 Construction
year, to be awarded to any developers proposing PFOdpcts which
• have a portion of their housing units for low td moderate income
reaidenta..
Ali •
410
•
INTRODUCTION
The fiscal year 1973.-74 saw many events which could. drastically affect
housing and development in the City of Petaluma. The Federal Distriot
Court judgment against the City with regard to the Residential Develop
ment Control System has left the future of the Development ContrOl
System uncertain. Justice DoUglas' stay of the judgment pending the
determination of the appeal in the U.S. Circuit Court of ppeals will
allow the City to utilize the Residential Development Control System
this 'Year, but its fate thereafter is nOt known'. The question then
arises, if the Residential Development. Control System .is not operable,
are there alternate methods by which the City may implement the goals
of balanced grOwth and a variety of housing types? Have these goals
been iMplemented in the past year? What, has developed with resPect to
Other. goals such as the goal for provision of a decent home regardiesS '
of age, sex, income and ethnic baCkqt0Undi and the goal for the elimi7
nation of deficient housing and prevention of future deterioration?
This report will analyze the itpletentatiOn, or lack of imPlernentation,
of 'these goals and the effects'upon housing and related problems
within the City. Methods will be discussed for the further implemen-
tation of the housing goals
HOUSING INVENTORY
In spite of the fact that the Residential Development Conti° System
Was halted by court action in the middle of the year, the 'housing
stock in Petaluma only increaSed from 9 units of all types on
March 1,„ 1973, to 10,520 units of all types by July 1, 1974, a total
increase of 577 units. (See Tables I-a and Many of these units
were authorized by the previous 'development board. The cdurt deCision
in the spring of 1974 did not bring a sudden spurt of building.aoti
vity du p in part to the economic conditions and in part to the normal
processing (tentative maps, final maps, site design) required of new
development', Tables I-a and I -b proviae a breakdown of all dwelling
units in the city by area and type for March 1, 1973 and. July 1, 1974.
It is evident from a comparison of the two years that patt of Goal 1 - C
of the Petaluma Housing Element, "Encouragement of . . a Variety of
housing types ." is well on its way to being tmPleMented. Multi-
family dwellings ,in buildings of 10 or more units rose from 3 petoent
of the city's total inventory to 4.9 percent. The number. of Multi-_
family unitS in buildings of 2 to 9 units dropped slightly; but this
• was due to the demolition of 26 units on the east side for the COliner
cial expansion; The total number of single-family units rose, but
proportionately they dropped to 81. percent of the city's total units.
A 'loOk at Table II (Which consists of all units. already construCted
plus all projects with soMe•form of approval, such as tentative M
approval) indicates an even stronger trend towards a variety of housing
types. The single housing will have drOPPed to 77 percent of
total units and multi-family houSing will have risen up to 1.3 percent
for 2 •- 9 unit structures and 5 percent for 10+ unit structures It
should be hoted.that several of the projects were approved by the
Board, and even obtained site design aPproval, one to two years ago;
but the applicants have not.followed through by obtaininTbUilding
7
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10/29/74
Ilk All
permits These development allotments can be revoked and, replaced
Ni'th: types of residential construction.. Careful consideration
also should be made as to whether there. is any danger in overbuilding
' md1t'i- family structures This point will be discUssed.,in more detail
in the section on vacancy rates.
I ' With regard to the City policy of balanced growth, residential units
on the east side incr.eased.,from 43 percent of the total units in the .
city as of March .1, 1973, to 44 percent" as of du":ly, 1, 1974. The
number of units increased on the west side, but the percentage dropped
slightly. A look at Tab1e,.II indicates an even stronger gain for the
,east side with 47 percent of all units proposed to be located in this
area, 42 percent in the west and 11 percent in the central area. Map
1 indicates the boundaries of these sections,, Suggestions for methods ;
to modify this trend will be discussed in the sections on Allocations •
and Special Purpose Methods ° for'Achieving Locational and. Housing Type
Balance. ,
DEFICIENT HOUSING ,
J
Goal I -b of the Housing Element, the elimination of deficient housing,
' should now be analyzed in the ' light of the .C;ity „ °'s experience during
the two years that h'ave passed since the adoption of the: Housing
Element. As stated in the Findings of the Housing Element, because of
a large percentage of older housing, ,(20% is at least 40 years of age
or older), Petaluma's housing, stock is in need of selective rehabili-
tation'and.upgrading.,,. The 19'69 special census: measured approximately
7.4% or 553 units of the housing stock as deteriorating or dilapida-
ted. No census has been taken since this time - -5 years ago; but
without an active program of,rehabilitation it is reasonable to assume
that at best the situat',ion maybe the same,,or that even more units _
could be classified as seriously deteriorating or dilapidated. Harry
B. Wolfe in "Models for Condition Aging of Residential Structures *”
' constructed a model showing' ',condition of residential, structures de-
ter,iorating as a function of age, barring upgrading activities. His
study also showed that after 18 years of age, f;or the housing stock 1
studied, .the deterioration rate or probability of a . dwelling going
ood condition to min f'com
g minor repair condition doubled. Several by
potheses were proposed for this increase in deterioration rate, but
6 nothing was proven. Anun published study prepared,by the staff for
f , i syy - Showed similar increase in. deterioration
after 18.to 20 years. Petaluma has anumber of housin tracts built
at approximately the same time, and several. of these tracts will be
approaching the 18: or 20 -year: age in the next couple of years. In
view of these two studie, it may be good for the City to maintain a
check on these, areas where;' all. the housing will be aging at the same
time. If a neighborhood began deteriorating rapidly and nothing were
done 'to check this deterioration, Petaluma Wright find itself with
serious blight and costly redevelopment problems for entire neighbor -
hoods . •
*Wolfe, Harry B. , "Models for Condition Aging of ,Residential
Structures" Research Note edited by Michael B.
Teller,,. journal ,of the American Institute of
u Pianners,`May 1967.
•
10/29 74', -
.. .
•
As the problem stands now, the deteriorating housing is scattered
throughout the West and central area, interspersed with good sound
housing so that there is no overall picture of urban residential
blight. 'Unfortunately, this' has also meant that little has been done
to `encourage rehabilitation.
The Building Division reports that in the past year there have been
four City- instigated demolitions of dilapidated residential struc-
tures, one City- instituted renovation', the demolition of a 2;2 -unit
apartment structure for commercial expansion, and two owner-instituted demolitions of old single - family units. Twenty -five permits were
issued for minor repairs and /or new foundations. However, according to .
the Chief 'Building- Inspector, new foundations' may be ins talled in the
older Victorian houses without bringing electrical wiring and plumbing
up, to 'code., which causes problems because the life of the hou =se is
extended but it May have deteriorating Or even hazarddus wiring or
plumbing
In view of these facts, it is evident that the el.ithination of defi-
cient housing stock is not being active =ly implemented by the City,
There is a serious c`ontradicti.on in policies here,. however. While it
is desirable and necessary to, upgrade and remove unsafe and dilapi-
dated housing; ,stock, removal increases the shortage of housing for the .
low to moderate income residents. Any active program of demolition
must be balanced with an effective program which will increase the
housing stock available to those with a low or moderate income.
VACANCY FACTORS
The latest HUD survey of postal vacancy rates is dated July 24 -31.,
1973. 'At'tha.t time the total vacancy rate was 1.9. percent, still
lower than normal rates although higher than the year before. The
State of California estimates that a total vacancy rate, of 3.32, which .
is the statewide average, is below the level necessary for a reason
able choice to be open to the housing seeker. The following table
permits a comparison with Octa'ber of 1972:
Total Residences Apartments Mobille Homes
October 1972 . 1.2% • .8% 6 . 1% • 0.5 0
July 1973 . 1.9% 0 .1.10. 6' .. 6 0 8.'0%
• The most drastic change occurred in relation to mobile homes;
this was probably caused by the openin.g'of the Petaluma Estates
Nobilehome Park, and the expansion of Candlewood Mdbilehome Park.
No survey has been taken to date this year by HUD. Therefore, the
Planning staff consulted a .number of sources to obtain up- to- date .
indices of the vacancies this year. Since vacancy .fact.ors for a,par-t
menus may well be one important.guide in determining multi- family
allocations, a telephone survey was' made of 469 multi - family units.
The, vacancy factor for July Of 1974, determined from this survey, is
4.7 percent. While this vacancy factor cannot be considered all-
inclusive, limited as it is to ,less than h.alf the multi - family units
- .4-
10/29/74
an the city oes° and to
° the
den , ga 'amas Quid be contacted by
telephone it d p_ a_.._ .,__ p ortantindication that the vacancy
' factor for aparttent8,ish,notHgreater than July of 1973, and probably
is less A check With several realtors also indicated a low vacancy
factor .for rental units, According to HUD guidelines, a vacanc
factor of over ° ,7, percent for apartments , indi,cate°s overbuilding, and a
Y p a ;. ', �rac�anc. factor„ of 4 erc or less 'indicates �nd_ica:tes shortage of apart-
. , ,
mentss ,
Ari update, of single faMily, ,w
residences alone was imposs.ible without a
y,
postal vacanc ratio However, -PG &E had a total vacancy rate for
March 1974 of 1..9 percent ' based on - electr.ic , meter Shut-offs. This..
figure 1valine with•" thee ° total.,postal:vacancy'rate of July 1973, rate ybe somewhat high ; since for many units
the electricity remains Oneven' if the unit is°'vacant'.
HUD guidelines for "f'or ,sa e housing, which ,is .,entirely - single- family
in t.he'Ci.ty'of 'Petaluma, indicates that a vacancy rate of 1 percent is
too local, azid do'es'hot provide' a large enough choice of available
housin g for market needs ®, HUD, , c too ,1
considers hacay of 3 to 4
ercent in ,, sin le- 'family housing �� and the o g , nc cLing overbuilding
'possibility. ssibilit y Of 'units- standin g vacant g- =for ' months with the
'f
, danger of, ire and vandalism„
_ The vacancy, factor for _mobpl homes. as of Jugy was calculated by
contacting the •mobilehome arks and. obtaining necess ary data.
That. factor is 7.2 percent
a,,slight drop from a year ago. It should
be noted that the mobi home vac factor in Petaluma does not
_ indicate vacant mobile homes, but.vacant mobilehome pads within the
park. .
a ,
' POPULATION'
Po, P uia'tion /House'hoel
�J,;uly 1974
Number Of
Type of Living, Vacanc y , Occupied,
ci� P,o.;pul,a Population .
`vacaric
., ;� �Resdences ,_�, -u. Unfits.,
t�.s�il
/Household
' Single- fam'.ily: 8i524 1.1 8,430 227,144 .3.22 .
2 -9 units/
diae11ding. 922, a '.,_6..;6 861 2 0,2.3 - 2.35
10+ units/
dwe.1i± ig.:! 514, , 6: 6. 481 ' 1,156 2.20
Mobi ehome
l s ,' 56,0 � N/A 5 1, 008' 1.80
.
p g N/A N/A N /A,. ,,, 350 �N /A
�„ Grob uarte'r N A
31,,5'81
h ..
29
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10/29/74 / ,
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The population per household is estimated to remain much the same as
the previous year with '-minor adjustments in the multi-unit housing.
factor based, on minor errors found in thacensus data„,Thefdata_was
calculated for .0cOUpied. units based on the 1970 Census:data, and the
Adobe School District Census:, and adjusted to the 'January 1 tOtal .
city population estimate, This estimate was used because, since this
date, only approximately 22 units have been'added to the housing stock
and about za units have been removed from the stock by 'demolitiOn. .
The State Department of Finance population estimate for January 1974
was 31,150, which is considered to be on the low side; however,.the
possibility exists that the pdpulation per household may have dropped
slightly. The vacancy factor is from July poStal vacancy
• survey, the most accurate available. for the required breakdown of
housing units.
If all the housing units are built.which ate proposed according to
Table 11, the fallowing population can be epected assuming the SaMe'.
vacancy factors:
•
-Population/Household
Projection
•
Mid-Year. 1975
•
_ .
Number of
Type Of Living vacallOY Occupied Population
Residence .111its . Units • /Household Population •
4 /
Single-family 9,307 1.1 9,205 . 3.19 29,364
2 - 9 units/
• dwelling 1,535 . 6.6 1434 2-35 3/370
10+ Unit/
dwelling 629 6.6 ' 587 2.20 1,291
Mobilehomes 662 N/A 662 1,8.0 j 1,192
Group quarters N/A NtA N/A :
An assuMption that the population per housenOld would remain the same
would be inaccurate, considering. the drop in birth rate. According tO
an advance report frogl,the U.S„. Bureau Of Census, average family size
for the nation as a -whole continues to decrease steadily The State Of
DepartMent of Health, Vital Statistics Section, reported
that the crude birth rate for 1972 was 14.9'.per thousand and for 1973
•
was 14.4 per thousand,. Based: bh prevailing trends, the Planning staff
decreased the population per household for single-family hames-through
straight-line projection: No projection was attempted for multi-
family unit structures, since the pattern'of apartment living:is in a
state of flux, making predictiOns'iAnoertain. Therefore, the 1974'
figures,were
_6 -
10/29/74
As the above tab proposed-
n ,,
As e in a ces if all. the. ro ose"
�, p p nits are built by
the e:nd of the 1975 sprang' and summer building - season, the population
could increase to over 35, 000, A tendency , for. sm families and
perhaps a higher demand for apartment or condominium units can be
predicted. This possibility of a higher demand for apartment units
' could: offset the ',present moderately high - vacancy factor. for apart
likely reap the bei
meats. However, the -advantages es of home- owrii.
ng are°such that condo -
miniums would be more like benefits of small families'
demand for Maintenance-free
residences,
In, order to obtain an accurate idea of the population composition of
the City of Petaluma, it important to e the population per
household by area. For January 1974, the Planning staff estimated
that for all units east of the freeway, except mobile homes, the
population per household was 3.72. The equivalent figure for west of
the freeway was a population per household of 2.80. These figures are
based on the 1970 U.S. Census and the 1973 OId Adobe School District
Census, and adjusted., to the, January 1974 . estimated population. The
t data indicates that the east ,side is char'acterized by families with
children, while the' west si'de.:family is more typically the one, two or
.three person family.
A population profile by ege'can indicate potential needs; for,exampl.e,
a, high percentage of elderly 'indicates a need for housing specifically
designed with their needs in mind, or a high percentage of children
may indicate a need for 3- to 4- bedroom homes. The following profile
was prepared by the Petaluma Chamber of :Commerce,:.
Population Profile of Petaluma'
October, 1973*
Population by Age'.' Number Percentage
Under 5 years 3,210 10
5 - 9 3,411 11
10 - 14 3,128 10
15 - 19 2,722 9
20 - 34 6,922 22
35 - 49 5,5 1.8
50 - 64 3,5 , 11
65+ 3,866 ' 9
• Age Unknown 117 -
32, 50:0 ' 100
' *Source: Caiif,ornia..State
191of 'Finance, - Special Census, Pet-
Department
0 Census and 'revised Oct., 1973
to reflect the City Hostess' report of an 'average of 52, new
families per month moving into Petaluma.
1,0/29/74 -7-
According to the 1970 U.S. Census, 9,2 percent of Petaluma population
was 65 and over as compared to the total Bay Area figure of .8i,8 per--
cent. For Sonoma County, 12.9 percent were 65 and :over On the other
end. of the age profile in Petaluma, .9.9 percent of the population was
under 5 in 1970 as 'compared to 7.9 Percent for the total Bay Area and
7.8 percent, for Sonoma County. -
EMPLOYMENT (PLACE OF WORK)
State guidelines for the Housing Element indicate that the element
should contain data on population char'abteristics including location
of employment and travel from place of .residence e The City's 'Housing
Element does npt contain such' employment data;, therefore, it Is in-
cluded in this update.
The 1970 Census data on "Place of. Work" is by census tracts Tracts
1506, 1501, 1508, and 1509 include all of the city and only a small '
portion (less than 10 percent.) of the popula is outside the city
limits. For these ,census tracts, 55.4 percent of the employed Work
force was. employed in Sonoma County, 36 Percent was employed .outside
Sonoma County, and 8.0 percent did not., report their place of work. Of
the work force ,employed in Sonoma County, 9.3 percent wor.ked _ in Santa •
Rosa. The 'Sonoma County Planning Department estimated, .the, number of
commuters from the Petaluma area (including Tracts 151.0-and-1511 west
of Petaluma) to areas outside . the county at 36.2 percent,
The Planning staff calculated for January 1974 the percent of the
employed work force 'Which commutes outside the City of Petaluma, at
50.6 ;percent or an estimated 5,70 .pearson.s. East of the freeway,.. 60.5
percent of the, work force commutes, and west of the freeway 41,.0
percent of the work force commutes.. These percentages were, estimated '
by the Planning staff using Petaluma City Schools and Ol.d. Adobe 'Schoo.l
District Census data.
The estimate bf commuters by the Sonoma. County Planning Department for
the Petaluma: area (including Petaluma and surrounding area Census
Tracts: 1..510 &: 1511) is 52.0 percent, of 6',543 persona. The fact that
the Petaluma area ' percentage is higher than the City commuter per -
cent°age reflects the recent trend for families to move into the ..r ural
areas - surrounding the cities in. Sonoma County. Building permits
issted for the unincorporated areas have increased. sharply . since 1970.
According to a "-Commuter Survey" by the Sonoma County Planning ,Depart-
ment, for' each commuter bringing in inooine; from outside there is one.
service (or population - serving) job to serve the commuter and family,
if a • deal. of this, income isn't spent -.an out -of -area purchases.
Therefore, the commuting resident is an important part of Petaluma's
. ,economy supporting local stores and businesses; While recognizing the
importance of the . commuter resident, it i.s also important to feal
that in the past; planning has too frequently aimed at the satisfaction
of private travel demands and resulted .in sprawled development.
Freeways have been extended to relieve traffic congestio , which .led .
to further suburban sprawl, which led to more traffic congestion and
smog. ,,The answer lies in increasing choices of mobility and planning
housing so as to minimize the need to travel, especia].ly, with the
tight energy situation.
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10/29/74
•
Ir . ,1973, it was estimated .that, 88 • percent, of .the commuters from the
taluma ., area .,traveled " by . car . and 1,1..7 percent� .by bus; compared to the
, by bus, A
P,e
s�rvey wa'setak p y n 8 -..4 por.cent :
ur.es of . 91 6 ercent b car d a
'showed" that during thegpeak period ( :2 :6: a :ml -
, the. sp2 ng of 1973 which .
taken, the crisis in"
. 8.22 a.m.�l bus pas-
.
had incr�eased 'by 3. 4 :,perc� . o
. � � � en and for a ,peak hti
sen ers southbound ,
g (;7,• 00 a.m. 11:00 .a m. ), traffic southbound ,had decreased by 11.2
percent. Car-pooling transit - ridership, can replace the "one car -
one Commut`er'pattern" , and" compact, well designed neighborhoods, could
make this transition e'asi'er' by' .making it more.conve:nient for workbound.
residents to reach -bus, stops-or group together for, car pools.
No figures are available :f.'ar the destination of the Petaluma's com-
muter residents, , but• the ;SonOtha County Planning Department provided
rea percent employed
commuters. � 1nT The a Petaluma h a
from the county.
Commuter Travel b
y - Corridor, 1970 & 1973*
•
101 & 37 : 1 12.1 ,& 37 d� East : &,°.
y Other. Destinations
to °.Margin � & county Roads to
.. San - Francisco, ,Napa &. BSolano� , Out of. ,Bay Region '
1973 86.0% 9.9% 4.1%
,• 1970 8,0.0% • 19.2% 0.0 % **
**Does not include travel to ,Lak Mendocino, eland other counties
outside the nine. - county Bay Region.
PRI,.CE ; ANALYSIS ,
'� Ro
oupda�te HousingC y and 'Petalma•have been such as '
. Element with, regard to housing costs.
houoe 19 i
5'07 s;quarefeet on 6� n g , a 4 - bedroom, 2 -bath •
g to ,the HousA g Element
000 s ua.re foot lot sold for
' ` $21,500, while a `2- bedroorn, ' 1 -bath
house with 1, squ'are feet on a
4,500 square foot .lot sold„ for : $18, 500 I 1.974 the Petaluma Chamber
,. of Commerce listed the average ;price, of .a a7 bedroom, 2 -bath house with
family room with 1,900 square feet on a
6,500 square foot lot at
$38, 500. , i ,
variation in lousing price'' figures according to the' source cecusnt The
the
y ;n arison of e increase must take pric into
os.
An further° co ,
U. Censu :single - family housing cost breakdown is based; on the
respondents'' a estimate of how much the "property' (house and lot) would
- sell' for• if for sale, and
g these estimates are generally 10 percent
1,0. erc:ent :below va.l:ue.' Therefor�e,h -i ild o 'rde permit valuations
. ns
can be
above true value.. Housin costs based on bu r to compare similar p n. de
valu'e, data,;. a breakdown ,of housing costs; was determ'ined from houses
,
rce
. Transporta Lion g hwa v s tr ata ram Area , .
* Sou State Division of'" -traffic. counts;
Study Survey and 1970 D f. r.
om U.S.
Census
1 �.n p - 9— •
,
•
411
• 411
offered'ior sal in the Spring of 1974. This 1974 breakdoWn, because
it is limited to houses' for sale, probably Obes not accurately reflect
the highest and lowest ranges of hoUSing costs but it is a good
•
indication of the middle range. The following table coMpareS a 1969
cost estivate With 1974.
Single-Family Housing' Cost Breakdown*
No.of
1969 1974
Units
•
15,00 Or -less 16.7 15,0:00 or Iess 0
15,000 -:2:0,000 29,4 15,000 - 20,000 0 0
-20,006 - 2500 21,7 20,00-0, - 25,0v0 5
25,00.0 - a5 25,00,0 - ao,aola 14, 11.8'
35,000 + 6.7, 30,00 35,,0'0,0 23' 19.5
35,00'- 4,0,00o. 33 2841
• •
40,000. + 43 36.4 .
The home listed are. resale. NeW "for Sale housing is not included
either in the 19:69 or 1974 figures., The 1969 tediah of all
single-family owner-occupied housing in, the city'was .just. over $'2'
Four years later it can be estimated to be around $35 ,0:0:0.
Figures comparing the "cost of . ,neW hou8ing in 1974 With those indicated,
in the Housing Element for the period of April 1970 to August 1971 are
limited, due to the small 'amount of new housing in the City today.
The Residential Development Evaluation BOarclapplicatiOns submitted
(oh - I, 1973) for the year' 1974-75 stated as a price range
for single-family dwellings on the east 0.de $24000 to $42,5 The
• $24,00bHtnitt were propOsed be located on reduced size.lots„ On
the west side the proposed prides ranged from $14„-50:0 to $6.500
However, past experience has shown that actual selling priCeS
sub-
stantially exceed proposed prices, due to inflation. One development
originally proposed at from $29,950 to $39,500 is now under construc-
tion and selling. from $411,950 for a 3-bedroom, 2-bath house to $49,,950
for a 4bedroom 3-bath house. In comparison, between April 1970 and
August 1971, only 3 Perdent of the snew-housing sold for over $30,000
From the foregOing data, it is aPParent that the cost of a single-
family home has gone up $10,0.0,0' or mote, depending Oh the house,"since
1970. Since few houses are sold. for less than $25,000, the family
with an ihddme, of $10,00.0 a year or less, probably cannot, purchase a
home. The rule of thuMb estimate' used for ability to purchase a 'house
is that the"prioe of the house ShOuld not be-more than to and ofte
. _
*Source: •The Bay Area 70 CenSuS.Series'-i San Francisco Bay Area
Council and. research. by the Department of COMMun't1
DeVelOpment staff.
-la
10/29/74
r +I
II y
n
i
half times the annual income Indeed, in Petaluma-, with, „onl about. 15 ,
g g - many percent of the hous
; . �.n costing under $;30, 0'00, the family with an
c a
wnhich�ton�urch�se$- 12hom,e does zn houses avra,�labl e from
not h'a��e
a'
p
Ri 's
sing houin g .costs and prices have beenn evident Sonoma
Bay Overall ln.s wh;
Y: ch in 19'72
' for e
50' to$18�. per "sq uar'efoo o we.�°ey
by .o;f ��
June '1973 at $23 to
'
o During
�k,„ creased $ ,20 =0 to $1, 500pe m that
home. *'aInf fromCthes were in. Santa Rosa ,
Chamber of Commerce,, in the following tab.le, provides a picture of new
single- family costs throughout the County of Sonoma.
. New Single-Family .Housing Cost - January 1974 **
Sonoma County
p, Number . Percent
$20,000 - $24,999 211 15.1
$25,000 - $29,99',9„- - 420 . 30.1
.
$30, 00.0 - .$'34,9.99 , 356. ' 25.5
•
$35,000. $44,•9 9 ' , 316
$45', 0 + 92 6.6
1,395 . . 100.00
pP -: f of the new single - family
the table it �s a ar Acco data From that over half
ing is above $30 0
hous 0. rd:ing to d m the Petaluma Chamber
of Commerce, the median famil for.P,etaluma iS $12,5.85 per
for other living
,,quarter-Would find few homes if forced. to .look
. mes they could afford in
Petaluma and probably would not have much choice in other parts of the
county: Income housing costs will_ be �e
and reviewed in greater depth in
and
the section ent'itled, ;income."
rental cos
, without
r s, As of the 1970 to-determine than
ithout a recent census,, costs are ha
rennthecrhousing ] p ice a h e 19;0 U.S. Census, the median "
single-family was ust over °$10
_ A check was made of a ,
number
oaf' sources to determine rental- costs: One real estate firm.
which handles, ,rentals (mostly- 'duplex units g' y. houses)
d
they handled r a minimum Tamil and o m �n l
f about
$ 13 .5 t 4, amonth , tomaxi- mum category. ThePetaluma Chamber ofCo
has figures on ;rents of from $175 a month to . a month.
*The Current. Housing. Market Situation, Santa Rosa,,' California, i
Department of: ,Housing & 'Urbane Development '.FHA., ,
**Source: Real Estate Research Council of Northern California ' .
' . -11- I
' .1 . : ' ,
, • •
• • ,, . ,...
A check was tha by the •Staff of the larger apartments' which could be:.
reached by telephone. Apartment complexes totaling 4.69 units were
contacted,: and a minlittim rent of $112 a month for .a studio apartment
• unit (with very few avaiIable) to $220 , a month for a 3-13 apart-
ment was rec.orded.. The typical rent is , about $185 a month for a 2-
bedroom apartment;, .approximately 27-5 units. rented. for $185,a Month or •
more, ' A basic rule of thumb, is that any - f:am : i.l,y paying. over :25 percent
of their income for rent and ,util,itieS i.s paying more than they really
- can afford. In order to a.fford a typical rent of $185, a family would
require an income of over $750 a , iliOnthw . 'In 'Petal-U:111a, the lower .
Multi-fatily rentals appear to ,be -in :short supp:Iy, and hOUS•e rentals
appear to be generally over :$200 a -month,. leaving 1.i. choice for'
the renter with an income under $700 a month. 4
For the county, ranges of rental rate's. in 1973 were as
. - .
One bedroom- (650 squre, feet) $140--190/Month .
Two Bedro6m (90 square f.eat), $150-240/irtOn'th
Three BedrooM (1,100 square feet )' $,160-325/month
INCOME • •
. .
.
Considering rising costs,' it is not surprising that the riledian
income fOr- residents of the City of Petaluma has risen from $10,859 in •
196:9 to $12,58.5 in 1974, according to the PetalUma Charmer Of Com-
merce. . .
In order , +-,- . 0 provide 'indices for a demand. for housing, .it - .i.,, useful to
break income down into Categories.- The 1970 Census Contains this
,breakdown for families and. was updated, based on_ certain trends, which •
are in coMpliance, - with the known triedian.faMily income for the City of
Petalvta.. ., . .
'City. of Petaluma .
, • .
Percept Percent Number • •
of All of All 'of
- ' Families 'Percent F'amilies ,Farnilies
• Annual 1ncofne _ 1969*, ; Cha.nge*' _ *' ' .1973 • 1978
..--. .., .
Under $2,.000 " 2.9 -1.4 '.1.5 1.11 •
•
$2,•000 - 2,999 3.6 -1. 2.2 , 16
,
$3,000 -• 3,999 3. -1 2 2,,2 162 .
$4,000 - 4,999 , • 4.0 3.1 229
$5,0 5,9,99 , , 4.1 -1. 2 6 192 • .
$6;000 - 6,999 4.2 - .5 3.7 . 274 '
• $7, OG 0, - 9,999 ''19. 9 . -= 5 . 6 14.3 i 3 O5'9 . . •
' .
. . •
$1O,000 - 14,999 31.8 ,, 1.5 36.3 2,688
$.15,000 & :0•Ver 20.2 . +14 . 0: 34.2 2,533 '
•
7,410 . - .
. _
7 T5urce.t - The Bay Area 197•0 rCen-sus .Series, , San, FraridiSCO :Bay
Cottle11
! * Current .Housing Market Situat of Housing and Urban
Development FHA.
-12-
10/29/74 .
• .
. .
Alt
' •
Abou9 percent of all families earn under $5,0,(10 a year; 29.6 percent.
of all families earn under $1O,000 a year; and 65.9 percent of all
famili earn under $.15i0.06 a. year.- The above figures' are relevant to
" faMilies onlyi since 'unrelated individuals are considered i-n another
'category. Update data was not. available for unrelated individUals,
but their income is considerably less than,the family income. In 1970
for Census Tract 15.07 (one, of the west side tracts) the median income
for families was $9,863' pet, year while. median income for unrelated
individuals (all person's 'not living in a, family' .situation) was $2,407'
per year. It seems sae to assume • that a categprical income breakdown
of unrelated individuals would indicate that. generally this is the
group requiring the ,moet housing assistance. The 1970 Census does
provide information OP. the source of incoMe for unrelated individuals.
In the City f unrelated individuals re-
ceived income from N/gages and salaries; 2.6 percent were self employed;
28.5 percent were on social Security or railroad. retirement; 9.2
percent from public assistance or welfare; and 1 2.5.3 from other sources,
i.e., pensions and savings.
As implied in the section on housing and costs, income is not adequate
to meet the rising costs of housing. In 1970, with the median income
at about $10,859 and the median_ value of h a. One,-family house at about
$20,601, the middle income .individual could, easily purchase the house
at a price which was twiCe, the family's annual income. Today, with
the median income at $12,585 and the median cost of hpusing at about
$35,000, the ratio is about 1:2.75. The low and moderate income
families have long found it difficult to obtain safe decent housing.
Today housing costs have reached the point where it is increasingly
difficult for the middler-income family to find housing. at a price
which it can afford..
The rental situation Within the city is just as .bad as the "for sale"
market for the family,w.ith; a low or moderate incOme. A family earning
$5,000 a year has a monthly gross income of $.4.1,6, According to gener-
ally accepted standa.rds a family or individual should, pay no more
than one-fourth of their monthly income for gross urent (rent plus
utilities). In 1974 there : appears to be very few units which are
renting for under $100 a month; yet there are estimated to be about
665 families in the City. earning less, than $5,000 ,a year. Also, the
median income of unrelated individuals i estimated to be between
$2,500 and $3,000a year,' eo it' Can be ass.umed that the majority of
the 2,924 unrelated individuals earn less than $5,000 a year or $416 a
month, .
The foregoing figures. d� not determine need, however. Many of
the families and , individuals earning under $.10,000 a year have houses
purchased 5 to 10 years ago when housing, cbets.,were more in line with
their income, or they frtay have found a rent,situation which is lower
than the typical house or apartment rent For .a true picture of
need, we can turn 1970 Census data for
Petaluma showed that 464, units of all types 'contained 1.01 persons per
room, a situation which. is Considered overcrowded. This statistic
refers to all rooms except bathrooms, so that to be considered over- .
crowded the average 3-bedroom house with kitchen, living room and
-13-
10/29/74
•
family room would contain more than .six persons. Since the 1974
housing picture in Petaluma is tighter than in 1970; it is'Safe to
assume that the number of overcrowded Units has not decreased and
probably has increased:
• Another indication of. , housing need is the number of families and
Unrelated individuals:, Who are paying..tore than they can afford ,for
rent. In the PetalUta area, the number of individuals and families
with a total income of under -$5 a year who were paying 35 percent
or more of that income for rent totaled 724- The number of individuals
and families with an income of $5,000 to $9,999 paying 35 percent or
more for tent totaled 33. In.1.974,it is estimated that only 664
families (individualt could not be earned less than $5,0:00.
However, as mentioned previously, rents have risen to such a point
that it is safe to assume that the number of families or individuals
Who earn-between $5,000 and ”,,99' and'pay 35 percent or more
refit, has increased considerably. Therefore/ considering theincrease
in rents it is safe to assume . that those paying a high proportion of
their income for rent still stands at between 750 and 800 families and
individuals. It should also be pointed out that this 15 percent .
figure used at the demarcation point for excessive amount of rent paid
in proportion to income is 10 percent higher than the standard astuMed
as a fait propdrtion of rent to income-25: percent of total monthly
income. . In the Petaluma area (Census Tracts 1506, L507, 1508, and
1509), an additiOnal 456 families and individuals paid 25 to 34 percent
of their - income fOr rent.
For pUrposet of determining we 'will use the estimated 750 to 800
families and individuals paying 35 percent' of their income To this
figure :must be added the families in overcrowded situations. While
• some families are both overcrowded and Paying a high percentage of
their income for rent, there are many others who are
or overpaying. For instance, Census Tract 1506 (east Side) lists 177
homes as Overcrowded, but only 75 cases of overpayment.. Thus, another
100 to 200 families are in need of hOtsing to alleviate overcrowded
situations.
Finally, there are the families and individualsin need of
alleViate.poor and deteriorating housing conditions,. Fortunately, this
is not an overly serious housing. problem. in Petaluma,' but it does
exist. The 1970 census did not record condition, but it- did record
114 units in Petaluma which were lacking some or all plumbing facili-
ties. While a portion of these units have been upgraded or demolished;
there are still units in deteriorating condition - either in terms.of
plumbing; wiring, or structural deterioration. While again, there may
• be at overlap with the -overcrbwding and'overpayment figures, the
overlap is not total.. Therefdre, contidering'thete three figures,
overpayment for 750 to 800 .families and individuals, overcrowding for
100' to 200 and individuals, and deteriorated conditions for
10 families and individuals, a very conservative estimate would place
- :the -,number of families and individuals in Petaluma who cannot pay
present prides and are in need of housing assistance of some kind at
right around 1,000. •
- 14 -
10/29/74
III, ♦. jj .: ,. � ,. i�� 41 ,
1.'. I n .,
S , ., . .
Sources of information for the above data was .obtained from: 1970
' Census Block 'Statisti'c's; . Selected _ Areas . in; Californ °ia : HC (,3.) - 29' 1970 .
Census Cisco ,Bay Area Council;_ The Tracts,. PHC.(1) 192; - , The Bay. Area °,'..70 g .Census Series„ S�an> Fran -
Current Housi M arket Situation, Depart- '
ment of Housing & 'urban Development. FHA. .
% . 'LIO,W -- AN.D MODERATE- 'INCOME HOUSING ,ASSISTANCE:,.
If a program of low- and o moderate income houisinguss to have any f.unc
=rpose in y
:
• tional pu - a c�ay, s ,Hou.s Element,. it be based on a
genuine adce tance of the Housing Acts of 1949 and 1968 with recogni-
tion of a "fair sha.r.e concept- ,or philosophy The .goals: of. the Pet --
a;l Housing' Element adhere to these Congressional Housing Acts, but„ '
the actual implementation of a",fair- share role towards a "decent home
.I
and a suitab le living environment for every :American : f amily" Continues
to be. the City's overall ,maj :or goal. - ,
• housing ` on ro1 S w�11 be�� • exrti! :fitted
tie whet when the Residential 1
This
II
Development C y "_ p effectively study
balanced growth In Petaluma : N To . this, current updated elements
provide an outlook for the. - city', expressing a high ,vacancy factor for
apartments and a rather low factor for single - family residences. The
r ' e n :commuting .patterm' to jobs .o,utside, the; county includes
approximately .half . of the working , pulb.lic,, and if the trend toward
„
ments -and other muli- family r demand for apart-
,
smal -ler fam.�les cont :].hues these°.dencesb.e. much more •
" :,,, Allocation figures,, although, theor- etical., and dependent upon f.utur
economic and,. social conditions, must aim at the provisions of housing
for- all citizens. This is par,ticul:arly th'e..case for the City's el-
, derly, who represent a greater•, percentage ,in Peta-luma than in other
9 .Hay Area communiti a his proble m is a d , e priced above $30,000,
problem
with rental units averag�i_ng, around :$185.0.0 Month. onth. Because of r
this, prospective..home''•owners ate -expected to pay more than -twice the
family's annual income j (approximately r ,a ratio, .of 1 : 2, 75) , while. ren-
•' '' ' tiers have been paying ;s:ubstantially more than a quarter of their
income (apprpximatel_y 35 percent) for decent apartment shelter.
The overall an alysis .re'f'lects. ,the serious inflationary period that the
nation is ,experiencoverpaymentresul increasingly tighter
P g• is i:n' an
increas
housing etal,uma's .ind ividuals, -home owners,
and Special' groups, The conservative ° ,estimate ; of 1,009 various house
holds• ,in ; need Of assistance is ,staggering. .If 5.5.3 housing stock units
. (? 4 Hpercent) were dete or° dilapidated according to 1969
figures, the °housing s- situation sari be expected to have worsened by
19714.. .,A 'decent. home ;and l ving environment' (basic shelter) is costing
P . ' c , g ' s . + current - .hou g. situation . is
co u led rapid rowth, undue stress is g 'laced on �e
any
enti rel- too :much When .t `is e.�ca sin,
g p programma,t.ic, a roach to. . and for ae-
• housing conce' t a nd a � pp .moderate
income `ho`us.ing assistance ;becomes 'a • necess'ary factor in Petaluma's
II . Housing .Element„ t , „
10/29 '', „
411
•
In tetmS of •Current housing programs designed to , ease the worsening
low- and moderate-income situation, the City accepted now successful
two-Year old Section 236 Mortgage assistance development, The Park
Lane Apartments, located on Petaluma Boulevard North, are funded
entirely by the Department Of HoUSing & Urban Development (HUD), With
HUD as the non-profit sponsor . of the development, the 2i=1.6 program
allows the..tenant to .pay either the basic rental or 25i of his or her
monthly income, whichever is greater. While many Section 216 Mort-
gage AssiStanceY and Section 235 (Home Ownership) programs have
historibally been failures due to poor cOntrol, mismanagement, and
public resentment, Petaluma's lone 236 .program has worked Well and
should continue to work until an inevitable replacement.
The current comprehensive low- and moderate-income housing program
which is expected to spearhead national housing assistance UD''S
Section 23 (Housing Assistance Payments . Program). This program is
still very young in its conception (April 1974)', but better controls,
cOmManiCatiOn, and review between 'HUD, each oity, the Local Housing
Authority (tUA), the developer, and the Owner are mandatory. The
program is dosioe6 to operate under a fair-Market rent (including
utilities, maintenance, and 'management services) determined annually
by HUD in each housing market area. The newly CohStrUcted-rehtal
housing-is to be of. modest nature (non-luxury) and designed to meet.
• the objectives of HUWalliniMum:Property Standards. All indicators
tend to point to this housing assistance program as the most effective'
approach toward attaining the goals of the 1949 and 1968 , Housing Acts.
Future housing legislation and policies, such as HUD's Omnibus Housing
Bill, California Assembly Bills 2090 and 2966, and the Association of
Bay Area Governments '(,ABAG) Regional EbUsing Allocation Sygtemi are
e to Complement this significant federal program. -
• The new Housing and Community Development Act of 1974, which was just
signed intb law-On :August 22nd, will also provide the City:with oppor-
tunities for federal .assistane :for new low-income hOtsing.,. We will
be learning more about this program ih the next few:months.
The Clty14111 inevitably be faced with overseeing federal policies .of
the Section 23 program. Of major importance will be the communication
linkages between HOD and the City, bcauSe with good •channel of
communication will each agency be aware of the other's policy needs..
In ,this respect, the City of PetaluMa's Housing Element and the
dential Development Control System loOk.toward attaining 8 to 12
percent of their housing in 10-and moderate-income assistance. For
such a goal to commence. in accordance.with the proposed bonus allOCation
of 40 floating units (for the construction years 1975 and 1976
see Proposed Allocations on Page 18)' to any deveIoper.if a' portion of
a proposed housing project is devoted to low and moderate-in
hbusing, requires khoWledgeable understanding of building incen-
.
tivas and political pressure.
It is recOmmehded„ therefore, that a citizen-based "housing coMMittee"
be permitted to gather and contribute son infOrmation and atti
, tudes between the PetalUma citizenry and Planning staff. In this way
the Planning staff, Planning Commission and the City Council can be
better informed in such important areas as:.
- 16 -
10/29/74
sp
d i k
('a) "Communication wi or groups who are in need of
housinP assistance,
•
(b) The assessment "of'profes_sed attitudes 'tOward low- and moderate -
income housing; whether factual or stereotyped, or
4c) Recommendations as to location (PUD designation) and physical
design (aesthetic enhancement) of the , housing assistance program.
. In essence, such a citizenbased committee can produce and initiate
information that the ,Planning staff can use toward., finding appropriate
avenues of incentives to developers and a "fait Share" concept of
housing variety.
ALLOCATIONS
Last year the 1973 Annual Review and Update of the Housing Element re-
examined the original allocation proposals in relationship to the
distribution of the cityss total land area On the basis of this
.study, which demonstrated that the largest percentage of land area in
the city was on the ea+ allotments allotmexs were redistributed
slightly. The point was made that a onetb kbne relationship e .
between land on the east side and the percentage of existing and
allocated dwelling units, while the west side has a one -to -one and
two - tenths relationship..' The point was also madle that the east should
be scheduled for a bit more development than the west, since it has
adjacent to it more arine
xable ' land. In addition, a larger share of
central sections to 'help limit wl.
multi-family develo ment'should. be directed towards the east
Y�lEp limit sprawl. It
was pointed out that the central) section with 18 percent of the.. land
should not be expected to,hoid 18 percent of the dwelling units, since
more than half of the land is zoned for commercial or industrial uses.
Moreover, potential land.,annexations are blocked' by residents' un-
willingness to annex,. •
A year later the situation remains essentially the ,same (See Table
III). The percentage of land on the east side has increased by 3
has
pnitsrate, .nt through risen r annexation; ; but the number of existing and planned.
also percent; so on the surface it would appear that
the same one-to -one ratio exists'. However,
22,2 acres of the annexed
land on the east side.iS zoned agricultural (not likely to be rezoned
residential) and another 41 acres annexed ` .ins zoned industrial. There-
fore, the number of units .actually is faster than the land
area. The meat side decreased their percentage Of total land area by
percent (less land annexe
dwelln • units by 2 � ercent. . (In total their percentage of total
dwelling �a °'and decreased l numbers both the land area and
P
number of units increased, but the proportion decreased, Therefore,
much of the analysis formerly made with regard to the expected growth
east and west is still valid- the appearance that the goal of
balanced growth .is not .being completely achieved,-'the effect of the
Residential Development Control System has been to balance growth in
• terms of available land. Without the Residential Development .Control
System, it is very likely that growth would tetu'rp to the previous
pattern of occurring almost entirely east of the freeway. Control may`
10/29/74 '
-17-
•
•
not have stimulated west side development (sorne of the planned develop-
.
ments listed in Tables I and 1II may be abandoned), but it has put a
brake on east side development.. '
The following chart is based on Table II and contains the proportions
of each type of unit.
Single= Multi-Family Mobile
Family (All. Types) Homes Total
Total 76-71% 17.8.4 % 5..45% 106.06%
East 81.46% 9.25% 9.29% 100.00% '
West 71.96% 25.46% 2.64% 106.
Central 74.60% - 25.40% -0- 100.00%
A study of this chart and the vacancy factors leads to the question as
to whether or not Petaluma is permitting overbuilding '.of; multi- f:amily
units and mobilehome parks. The vacancy factor for mobilehome parks
is high (7.2 percent); however, many of the vacancies occur in those
two , parks. where rental rates run in excess of $10 to $15 more than
rates in older parks or parks located in other areas in. Sonoma County.
The vacan:ey factor for multi-family is moderately high, even though
there has been a drop from the .6.6 percent vacancy factor of July
1973. In addition, approximately 4 multi = family units on
both the east and west side have been appr'ov but not constructed.
Half of the =Greenbriar units (east side) are presently under construe -
tion, and the remainder are fairly certain to be constructed; however,.
the. future of two west side project is in, doubt due to financial
considerations. Site designs and alloc ations have been approved for
these two projects, and they could be purchased by another developer.
Finally; the high vacancy factor also probably reflects, the high
rental rates for some of the, apartment complexes. Rent for a 2' - or 3- bedroom apartment can run as high as rent for a house, in w.h'idh case
the house, if available, may be the first choice.
In view of these considerations, the staff recommends that the alloca-
tions for the year 1975 -76 and 1.976 -77 be established as follows: . •
EAST - CENTRAL . J - WEST �<
i Float-
Year S.F. ! M.F. Ttl S.'F`. M.F. Ttl S.F, M.F. Ttl ing Ttl
19.75 -
1975 120 106 220 25 ' ,65 90' 120' 30 . 150 40 500
1976-
19 7 130 100 230 . 25 55 80 120 ; 3:0 150 40 500
NOTE: S..F. M.F. = Multi
-18-
10/29/74
in °or,der to "offset, pos!sa_ bile; •mu family building in exc:ess of need, "
a1 or the east Side mere lowered by 40
units. However, these ere not assigned elsewhere but left as .•
floating'unit's to'Abe assigned at the Board's; or Council's discretion "
to a proecit •which, in `their ,estimati ®n, is 'worthy of Special cansi -
derafzone - It is .strongly recommended by the staff that 'these 'units be,
used as
a•a us -all ca oca tion to any developer who ds proposing a project
which as a` ion lt;s 'housing units for low- to moderate- income -
residents If 'the units are allocated : and ba.ilt according to the .
,' ,, guidelines for 1,975 -7'6, 'the •l.physical' distribution `would be as shown in
Table IV.
A cotparison of the area' totals' on Table IV :with' Table II indicates
that ,'the, percent of units on the east s•id would have: increased
units Will "also ha��eracr.easedp y; Thedesirability multi-family only Slightly less than � sla.cthtl The percentage of mu of an ' '
e
increase in multi- fami-;ly Units 'will have to be re- examined. next year' '
on the basis of vacancy , fac•tors and rent-prices insure a balanced
housing market. The table., does not include, the 40 floating units, •
sin ce the area and type of ' "designat . ion .is :dependent upon further
cd -'nsideration.
The figures: shown in Tabl'e, IV , .and Table, TI are dependent upon proposed. ,
projects being constructed and projects,.proposed. f'or allocation areas.
For example, 1ast year n� Single-family :units were proposed' for the
central. area 'Therefore, ,it' should be remembered' that these figures
are theoretical and depend ent upon future economic and social :condi,
bons The allocations
must ,be revised each.year and updated in view
of circumstances' existing at that time. '
' SPECIAL PURPOSE .METHODS •FOR ACHIEVING LOCATION.AL AN.D[ - HOUS.ING TYPE,
BALANCE'
The Residential Development Control System of - the City of Petaluma
regulates locational type' and' ra=te= 'of development', in relation to the
fiscal, social and environinen�tal constraints being experienced by the
city. Traditional, individual implementation
.idua i bbleni
p but none of tYiese techniques achieve the;
balance that is •ava.ilabie through the Resident=ial Development Control
reidential development ,control which are av ail'bl cforrbalancing the • '.
n
s
process. The following are ;alternative. meth
' a>e- iab"le tor balanci
locat.ional, and housiri-
p
g typey aspects of. growth but- do not take into
• • consideration the sequential rate or quantity'.
,r,
S eci
c anda le.gis1ative bodies to adopt spe'c.i lapl n e
p California State law perms p g
agencies to
prepare � � cafic plans based on the
G'ener'al ; •Plan . and`;r°equ-ired for the ;systethatie execution of the' General
: Plan. specific pan nee ppY, the A ifil d not, al to th entire area covered by
t h e General Plan, but the 1 , egis;lative body or the e lannin agency may
designate ' wi h city y or a county "for" which. the development of
a specific':p1"an, :wil.l be "necessary for the implementation of the Gen-
eral Ran. , Such.s;pedific plans can show the loc ation of housing, I
• ess indust opera: space, agr,iculture'l recreational facilities,
educational • facilities, et`c. , to implement the: 'General Plan. In ..
addit ion, the location anl extent of existing and proposed streets-may
-19
10/29/74 .
•
be shown and standards set for population and building denaity. The
law also allows "such other measures as maybe necessary or convenient
to insure the execution of the Oeneral Plan."
Petaluma, 41 specific plans.for certain areas •in and. border
ing the city limits, can further implement the General Plan and the ,
Environmental Design Plans. An example of a, prototype specific plan
is shown in the appendix. This example of a specific - plan was develop-
ed for the MagnOlia/Goasage Avenue area. The sample plan shows how
different densities of housing, rOads and parks may be designed for an
overall density of 2 tnits per acre - the density indicated in the
Environmental Design Plans, This prototype of a specific plan shows
the po of Cluster housing, R71-10e000 development,, and large
lot (R-1-20,0,00 to 1 acre) . development combined with the existing
development for a neighborhood designed according to the environment
and Oity 'policy. This example is intended to be only a minimum outline
• of what a PPecific plan involves. An adopted specific Plan Would
• generally cover a larger area, include other uses such as .school and
• coMmercial, and include additional data regarding utilities and en -
virPrmental advantages and problems:. This area was ChOsen to illuS- -
trate the point that an area need nOt be vacant in order to develop a.
specific plan. In. fact, a specific plan may be of greater value for a
partially •developed area in Order to guide further development in
accordance with sound planning principles, rather than allowing ,an ip
• area to develop haphazardly With. many problems such as poor circula
tion and inadequate Open space..
• •
•
'Prezoning and Annexation: The careful and prezoning of land
prior to annexation can control the density of the_subject land and
insure that land annexed to the city' will be in conformance with the
adopted policies- of the Uousing tlemen, the Environmental Design
Plans and the General Plan, •
Extension of - Utili t ies: When Petaluma extended.the sewer line Out
Lakeville Highway for the purpose of stimulating industrial growth,v
the extension also atiMUlated residential growth - For exathple the:
extension of sewer and water lines in the direction of Streubville
would probably encourage other developments' to locate, this area"
The City Of Petaluma could guide development to an area b' the de -
liberate expansion or extension of lines. Such a method should Only
• be utilized with great caution and careful study of the total effect
of such an extension On:the economy and envir
•
•
10/29/74
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•
'SID' ECIF'IC PLAN- 'FXAMPLF —26 '