HomeMy WebLinkAboutResolution 6825 N.C.S. 02/18/1975 '6825'
,, -s- • •olutionNo •- -N. C. r LL�I m 2 13 7 5 •
,; i GiNAL • •
RESOLUTION APPROVING' THE. `HOUS:ING ASS`IST2�NCE • PLAN FOR • .TI-E
IsO:USING AND COMMUNITY °DDEVLLOPMEN T
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James _v H arberson :.an
INTRODUCED BY COUNCIL1vIAN : •------------ - - - - -- - - -- ......
d .
Wi A "P rr. at a
SECONDED BY°COUNCILMAN am e' '
resular, Mee of the City Council of the
City of Petaluma, on the • day of February, '., 19
75
w1.IEREAS ',, the 'Cotrr ni-Ey Development Advisory Conimit:tee has
'held' appropriate; public .hearings and rec`omimiended approval by
t his Council';of the I-'ou "s.ing Assistance Plan,, 'a copy of.- which
is
attached hereto and marked Exhibit-A, and
v'7IIEREAS, rh City Council has he'l:d a public hear ngr on •
Feb 18 19 7.5`, a`f
y ,r '' giving tio�ic'e•as re4u_'ired by lraw,, on
said Housing Ass stance 'Plan for the I- busing and Community Develop'
ment Act of 197.4
NOW, TIiERh FORE,, BE ;IT', RESOLV AND ORDERED that this City
Coun, v said Ilousin , A
'purpose y o n. and Com unit Develo` t . P Act ofr1974
ciT he a - ro es •
- ur ose ,of cne I1o_usi y y ', p
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under the ower° and - authorit conferred u on this Council' ;'b "'the Charter of 's
p y. P .Y aid City.: -
= I hereby certify that the;foregomg Resolution, vs as duly and regularly' introduced and
a dopted b y h e o n c of .the, City : o t h e ; 18th : - - - -- <
etaluma
of P''
' • da y of 19 , by the following votes:"
Cou Brunner ,Cay.ana h Dal `; y
AYES Coun` , " g � y
Berson, Mat;tei, �Perr
Mayor Yutnam., o •
•, ' i 'NOES. None
ABSE 4' None: -, „ • - •
ATTEST? s • City Clerk Ma -or-
FORM CA 2 7%74 • 1 ,3 • - •
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_; . - ( • 1/31/75
HOUSING A S,S.ISTANCE
.: PLN'....
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I.' INTRODUCTION
The City of Petaluma Housing Assistance :Plan is a refi nement of •
the Housing Element and its Annual ' Review and, 'Update ,of' September,
1974. 'Th'e . goals:. included in, 'the Housing Assistance Plan are the .same
as those adopted -by the City Council as stated. the Housing Element; '
namely: '
1. a. Establishment of a rate of, housing construction adequate
to. ;provide a decent - home regardlesis of age, sex, income
' or ethnic background;; with maximum choice of rental or
ownership type, price, and location.
b Elimination" of def icient housin r.e
g and. p enton of future
deterioration. Initiation of ongoing programs designed,,,
to stiulate private rehabilitation and utilization Of-,
. pub monies for upgrading the "housing stock. .
C..° Encouragement of the development of n'ei, g hborhoods. with
balanced population, a variety of housing types, adequate
park and recreation space and. identifiable community, -
"• center's ° with ShO .in and community f i
,ii.ties.
, � PP ` g.. y. ac
' 2. Establ:ishinent- of - perc.e.ntages- (8,-12 0T-of - Low to moderate
.income ,housng as : part of each annual . allocation made by the
City under the City's Residential "Development Control Syster.
. This percen:tage should :be met by development on both sides of
the freeway,
,,' Under the Housing „Ass:istance Plan, the City will take a much
more active .role in planning and car:ry"ing out unified housing •
and community 'development programs
y
eneral;,�
In this his phan provides the following,:
1. A- survey of the condition of the local housing stock,;
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2. An assessment of the housing• needs of lower - ,income persons
residing or : expected tb reside in the community .
', °,3. „ A realistic -goal for assisted housing, including new :develop-
ment,,rehabi-litated and existing units:,,
me per-. p
4 General,
the community,
restoring or rehabilitating stable neighborhoods;, promoting
greater choice of housing opportunities, avoiding undue .
concentrations of 'assisted persons,'and' assuring availability
of public facilities and services to serve proposed `housing” •
projects.
The classif.ication low - income and , income have been changed to very
l.ow- income and iow- inconie ,r.espective:l.y, in order to be consistent w&th: the
" federal., terminology. . ' .
E'X /13/77 A' .
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III Aft'
Much of the information dealing with existing housing stock and housing
needs of low'-incobthe people was gathered from the 1974 Update of the ."
Housing Element, These goals for assisted housing and the general
• 1ocations for proposed lower income hOUSeholds have ben gene±ated by
staff and -will be reviewed by the Community Development Advisory
Committee befOte heIng aPProved by the City Council.
1 Overa11, •the.',HoUsing Assistance Plan for Petaluma links local housing
activities .closely into community development and comprehensive Plan-
ping processes., and it puts a new emphasis on housing services pro-
vided at the fedetal, state, and locat TeVelS. A housing authority
should be eata2lished in Petaluma to act as a clearing house for the
various 'hoUsing services available,
II, DESCRIPTION OF HOUSING STOCK.f
EXISTING STOCK' •
As of JUly 1974, there existed 8,524 single units and
1,-99multi -family units within the -Petaluma City limits. Of the .
8;524, Single-taMilyunits, 7,365 were owner -Octupied and 1,159
were :renter -occupfed. The total number of renter-occupied units
- withjn Petaluma was 3,165. The total number of units was 10,520
of which approximately one-half were constructed within the last
.ten years. Table,41'provides a sumMary of age:and.Conditi:on of
PetalPma's housing,stoCk.
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TABLE #
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SUMMARY: Age and cOndtion
".HOUSING STOCK, JULY 1 2 )
DeterAorating/DilaPidated
Age Units Number Percent
Under.5.years old , 3,080 0 0.0
5 - 2D years old • 132." 3.6 • 21 - 40 years old 1,620 1.42 8.8
• ()Vet 40 years old -2,131 296 • 13.9. •
Tbtal 10,520 .570 5.4
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Of those 'Units in deteriorating Or dilapidated condition, approxi-
mately 114 are substandard (lacking plumbing) and approximately
150 unitsshOuld be considered for demolition The following is
a suMMary.fotm analysis of housing conditions:
2)
Update of the Hpusing Stock 'Special Census taken in 1969,
3) Chief Building estimate on January 9, 1975.- (2% of the total
housing s,k inc„ent:I.al and west planning areas)
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411
TABLE #2:,
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-SUMMARY: 'condition .of Occupied and, Vacant Units
OU,SI
H NG STOG JULY 1
Standa•rd. Deteriorating Condition
L'acks •Plumbing Dilapidated . Demolition
Occupied 9;771 104 .300 125 '
Vacant 179 10 6 25
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HOUSING COSTS
Data .. collected for the July 1974 Update of .the Housing .Element
• indicate that. the :median value for a three- bedroom., two- bath
single - family residence was $35000 and the - median•rent for a
two - bedroom, one -ba.th apartment was $185 per Month., Given a
yearly mnedian income' f.or Petaluma of $12,,585, a, ratio of 1:2.75
'exists between median' income and median . h"ousin;g value. Normally,
a family should ,riot purchase a home costing. more than 2.5 times
their g4 Yearly
family could•a'ffprd.tourchase a ratio of 1:2,5,.,: a low income
income. g
y purchase single-fam]y residence
valued at. $25,17O 'd an a very low - income family i_ly could afford a
single - family re 'val:ued at $15,'730 Realistically, -low
and ver low - inccriie_ .families could not afford: to purchase single -
family residences in Petaluma based on,..the 2.5. times the
gross yearly income ratio.
Although the median rent in Petaluma for July 1974 was $185 per
month, there :Wef'e,! few vacant lower priced-Multi-family rentals
available. -The • oiverallr• vacancy factor was. 1. 8 o and most vacan
cies -were single-family residences renting foxy over $200 per
month. Using the ba federal guidea'ne. th'a,t any family paying
over 25% of their. in'oome. for rent and utilities is paying more
than it can afford,•, a low income family • co . uld afford $210 per
month for a :rental ,unit, , plus utilities, and a very low- income
family could. afford.'$130 ;per month for a rental unit, plus utili-
ties.
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4 ' � Update . of the ;Housing. S Special Census taken in. 1969.
5)
Low - income fami1ies-ate tho§e', that. earn less than 8,0% of the median .inc'ome .`for
the area.
6) 'Uery low - income families ,are those that earn less than 50% of the median income
for the area,
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EXCESSIVE HOUSING COSTS ,AND OVERCROWDED � � 'CON,D3TIONS,;
An .analysis, ,us"i.ng data from the .19'7'0 Census 'and' data gathered for
. _ the. 1-9774 Update -off the Housing Element reveals that approximatel
1,4 + ° 00 low and very low- income families are, paying excessive
housing costs; . e.,,, over 25% of their gross income is spent on
rent and utilities; or taxes, utilities, and maintenance. Of
these 1,400 famil-ies,, 'approximately 500, families, live in ,Over-
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crowded units.;
EXISTING SUBSIDI'Z°ED• 'UNITS
There is presently,, in Petaluma, on:e H.O.D. assisted F.H.A. 236 -
apartment. complex having a total of 911 °units of which 88 are
leased to low and very low - income, families. The complex is
located at 10:9 ,Magnolia Avenue, and has'. °rental rates ranging from
$123 per month for a studio to $168 per' month for a two- bedroom
apartment. • There are no other subsidized :units. under construc-
tion now or being proposed for ..the '1975 -76 cons truction year.
• III. HOUSING ASSISTANCE ° NEEDS
For the purpose of analyzing the housing .needs of lower- income
persons (=including elder'ly., handicapped persons, large families, '
'- and persons displaced Or to be displaced) comparisons of "rent.-
a in abi -l:t. ".
p y" ' g- y�- ---(25 o-- o'-f - --= annual - :income) - actual rent -were ,made - '
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There are presently approximately 1,400.'lower- Income families
residin g in Petaluma who are expending more than 25% of their j -
total monthly income on housing Co-Sts: Rent and utilities for
renters; and tares,. ,utilities, and maintenance costs for owner - s., '
By 1980 . current trends in income and housing costs indicate that
this figure ,wil1 increase 'to 1,600 fa:milaes. The following is a,
breakdown of those classified as special lower - income households::
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TABLE #3
- SPECIAL GROUPS
Group Number' of Households
.Elderly -6 0 0
Handicapped 100
Large . Families 200
,Dis 0
Total 900
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These fig ures ,were compiled using 1970 Census of Housing data and data from p" g g
the Petaluma Housing Element Annual Review and Update., September 1974.
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Also, there are Approximately 500 additional. Tower=- income :house_ -
; ho_lds paying ove:r 25% of their incomes on housing costs who do
'not .qu'al :fy as "special groups."
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There is definitely an overlap of: lower-income ho.u`seholds who pay
excessive ,rent with those who are living in overcrowded cond
tions. • There are 50 lower- income families living in overcrowded
conditions who do not pay excessive housing costs.
Many of these households live in substandard and /or deteriorating
housing units It is estimated that 570 of the City's 10,200
residential units are in deteriorating condition and of these
approximately 420 can be rehabilitated and . 150 are in such dis
. repair that they should be considered. for';demolition. By demo-
lishing these 150 res;idential units, it would. be necessary to
find relocation housing for the household8 presently residing in
the units. The nteWt';is to encourage the replacement of all ..
demolished units with new units at the same location.
It is estimated: =that there are 1,450 lower- income households who
pay excessive: monthly housing payments and /or live in overcrowded '
conditions., In addition, 530 of these households live. in de-
teriorating hou sin:g, conditions.
By 19'80, there will be 'an estimated 200 additional lower - income
households necessitaa "housing assistance. This will bring the
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total _number to' -1,650 .hauseho.lds.
The elderly (over 65 years) are the largest segment :of ,the lower-
income households. in need of housing assistance.° Of the esti-
mated 600 elderly households paying in excess of 250 of
income on housing,, 5'0.0 : own, their own homes and 100 rent.
A substantial portion of the elderly live n deteriorated res"i-
dent -ial units, some of which are irreparable and :'should be con -
sidered for, dernoi ti.on.
The f.ollowing is a renter- owner breakdown-of the various lower-
income household types. The breakdown includes the deteriorated
housing units,. •
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&1 'The 1970 C of Housing
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. , TABLE #,4 '
,. 140uSEHOLDS
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• - •Owner Occupied Renter Occupied
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„ . . Elderly , '500 100 •
HandiCapped. 60 • 40 .
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Largejamily 75 125
Others „ 100 200
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, Subtotal' .- • •- ' :” 935 - 465
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Overgrowdet1 ' • 10 • - .4.0 ,
By 1980 (all_tYPes) 128 . 72'
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Total ' 1073 '- 577
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The type of housing 'assistance required to improve the living
conditions of these households ranges from rental subsidies to
rehabilitation loans and programs available under Title II of
, . the Housing and Community Development-Act of 1974.
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IV. .ANNUAL ASSISTANCE OBJECTIVES . . '. .. OBJECTIVES
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There are approximately 600 households having elderly individuals,
or 36%,..of the total number of.lowerincome' households, in need of
housing 'assistance. Five hundred •of the elderly households own •
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their own homes and approximately 150. of these homes are in
d'eteriorat'ing condition and .50 should be considered kot .demolition.
. , Of the remaining 70 residential units that are in deteriorating
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condition, ThOst are being rented tolower - income families or
indiViduals, The majority of the deteriorating housing is
• iodated' in the weet and central:planning areas of the City.
., . . The emphasis of housing assistance in Petaluma should be on
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substantial rehabilitation of the deteriorating, and substandard
housing units. Closely related to this is the upgrading of
those residential units occupied by handicapp individuals
who havemobility Special features! for the 100
households 'with, handicapped members' should' be provided where
!needed- such as ramps, wider doorways, 'handtails, fire :.
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'exit, ptc- ' • . .
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Before estimates of the annual assistance'objectives for
rehabilitation units and special features for handicapped
indi be made, a special surv should be Conducted
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411
to determine more specifiCallY.the itproVements,that must be
tadestodOmiert deteriorating and dilapidated units to standard
units( and the exact needs of handicapped individuals
' having nobility lititatiOns. AsSistance for this housing
improvement inspection survey will be considered for application
under Title I of. the Housing and Community -Development Act of
197 'The survey is expected t.o take one year from the time
of funding to:the time .ofcompletion. Once the survey has been
completed and priorities have been established . as t.o which units
should be rehabilitated, the annual rehabilitation assistance
target is estimated to be 100 units( and the annual assistance
target for itptOving residential units of handicapped individuals
is estimated to be '20 units, Assistance should be sought under
the provisions of Title II, Section 8, of the Housing and Com-
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munity' Development Act 1974.
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There are one hUhdtd lower-income households whose elderly
individuals are presently renting. These 4 households need housing(
assistance in the, waY of rent subsidles, -For some of these
households, there, are special needs whidh could be .accommodated
through : congregate.jivin4 facilities (community dining, recre-
ation, health servides, etc.). Section 202 which provides direct
loins for elderly housing and F.H..A. 'Section'236, the multi-
family rental program, .are the most efficient housing assistance
prograns to be used for these households
In addition to Section 8, Section 236, and. Section 235,_there_are
a variety of other programs that could be-utilized to provide the
remaining low-income households with housing assistance. Most of
these programs have -been •outlined on. pages 15-17 of the 1974
• Update of the Housing Element, a copy of which is attached.
The following is the target housing assistance allocation plan
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for the year 1575
TABLE #5 •
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NE CONSTRUCTION UNITS •
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PrOgrat No of Units
CitY's-puota System . (8-12%). 50
New Multi -fatily 'Residential
Ass 50 istance
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New Single-family Residential • • AsSistande ' 25 • • •
- Settion 202-"(Elderly -Congregate) 25
150
EXISTING UNITS
Program NO, of Units
Tublic Authority
.1.,eaSedJUnits- 25
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411
"If approximatelyA-75 hotting nits:, , either new or existing, can
'be annually, the City of 'Petaluma will be able to
' ..provide the necetsary housing for-loWer=income families and
individuals in ten'years.
1 , '.BARRIERS AND ACTION
Assuming that housing assistance funds are available and housing
construction costs. do not become prohibitive, ,,the greatest
barrier • to accomplishing the aforementioned objectives might .
be a lack of citizen participation,
The.citizenTbased CoMmunity Development Advisory Committee should
be given the responsibility for developing programs to improve
hotting far low-incoMe, elderly, handicapped, etc,, households. •
'It would •be the responsibility of such a committee to educate
others on the needs of low-income hotseholds.
Another.barrier has been and will continue to be a reluctance
on•the part of developers and nor-profit spontors promote
federalIyfunded housing assistance programs. The City of
• Petaluma should take a more active role to improve the com-
. munication lines between H.U.D., developers, non-profit
• sponsors, local Citizenry and lOcal hOusing,authority...,The
success of the 'one F.H.A. Section 23.6 project must be used to
encourage reputable builders to enter into •other similar'projects.
• The •b rehabilitate approxlmatitIy
• units is given top priority as a target objective and meets
with tost
• V. ZITELOCATION PLAN,
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The City of Petaluma has a very stall radial minority population
and has no discernable concentrations. of racial minorities or
• lowincome peoPlez' _.:There is a hi:ghr. Perdentage_of_elderly
families living in the central and west planning areas of Petaluma
than in the east; area; the,central,and• west areas being the older
areas of •the City. The map attached indicates the blocks in
• .Petaluma having over 25% elderly. . •
Considering that the City of Petaluma has no high concentrations
of Iow-income faMilieS, there are nd specific' areas or lots
that may be potential sites for low:-income housing. However,
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any future housing for low - incometamilies. should be dispersed
throughout the city with more units being allOCAted:to the eat
area than to, the Central and west areas, primarily because the
• central and west 'areas presently have a higher •prcentage of
low-ncome housing, Low-income housing s hould be conveniently
located to publj.c, facilities, library, post office, recreation
centerie), Public service , centers (neighbor-hood and preferably
community thopPing centers), and transit system (inter -.and
intra -city bus systems). Of course, new housing will
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not be permitted in areas that lack necessary public services,
i.e, water, se:wer, roads, schools, 'etc ,
CONCLUSION
The most serious housing problem faced by the City of Petaluma is
that of deteriorating housing units, especially deteriorating
housing: °units in which low - income households reside. Therefore,
the City should concentrate its housing assistance efforts on
rehabilitating these units. "`
he. City's 'annual Housing Element Update will provide a reliable
'1' _Y
monitoring of the rehabilitated ,units. Attached are copies of
date ar the September 1974, 5, 1972) ; the September
1973,
the Petaluma Housing Element (September
U,p 19
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