HomeMy WebLinkAboutResolution 91-071 N.C.S. 03/18/1991.. ~,
FZesolution No. 91-71 N.C.S.
1 of the City of Petaluma, California
2 RESOLUTION ADOPTING THE HOUSING ELEMENT
3 OF THE PETALUMA GENERAL PLAN
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6 WHEREAS, the State of California requires the City to adopt a General Plan consisting of
7 several mandatory elements, one of which is the Housing Element, originally adopted in
8 1982 and revised in 1987, and
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10 WHEREAS, the Housing Chapter of the 1987-2005 Petaluma General Plan was certified
11 by the State Department of Housing and Community Development based on the City's
12 ability to .satisfy regional housing needs while maintaining its Growth Management System,
13 and
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15 WHEREAS, the State of California has mandated that the 1987 Housing Element be
16 updated to cover the planning period of 1990-1995 and
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18 WHEREAS, the Growth Management System is still in place and contains the same
19 incentives for below-market-rate housing, housing for the elderly and handicapped, and
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21 WHEREAS, the revised Element does not impede the City's ability to satisfy regional
22 housing needs. while maintaining the Growth Management System, and
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24 WHEREAS, the City Planning Commission held a Public Hearing on the updated Element
25 on October 17, 1990 and subsequently recommended approval to the City Council, and
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27 WHEREAS, the City Council held a Public Hearing on the updated Element on November
28 19, 1990 and made the following findings:
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30 1. The updated Housing Element addresses the substantive requirements of Title 7,
31 Chapter 3, Article 10.6, Sections 65580-65589.5 of the California State Government
32 Code, and
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34 2. The updated Housing Element recognizes the City's responsibilities in contributing
35 to the attainment of the State housing goal,
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NOW, THEREFORE, BE IT RESOLVED, that the Housing Element of the General Plan
be adopted as recommended by the Planning Commission and attached hereto as Exhibit
A, including:
1. The Draft Document dated September 1990, and
2. Additional statistical data incorporated in response to the Review by the
Department of Housing and Community Development, per letters of review dated
September 7, 1990 and March 5, 1991.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the requirements of the
California Environmental Quality Act have been satisfied pursuant to the issuance of a
Negative Declaration as stated in Resolution No.9 0-3 81~TCS.
Resohe/bg3
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) (t[X(~~) meeting {OLII1
on the .....1}3th........... day of _..........M.a.[_c11 .................................... 19..9.1., by the
following vote: •-•--• ... ....... .....•-••----••--•-
City Attorney
AYES: Read, Davis, Woolsey, Sobel, Nelson, Vice Mayor Cavanagh
NQES: ~
ABSENT: M or H ~ /~,/
ATTEST : ... ............. ........ ..................:~^.~._'4.-:......L~.../................
City Clerk
Council File ....................................
CA 10-85 ~ Rcs. No..........9.1,-7,1,.,„. N.C.S.
Gl/ ~
Ma
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STATE.OF'.CALIFORNIA' - BUSINESS, TRA'NSPORTATION,AND HOUSING.AGENCY P-ETE WILSON, Govemor~
DIUISIOPV O•F HOUSIPVG POLICY DEVELOPMENT' ~`
1800THIRD STREET,; Room 430, ~ ' ~
P.O.BOX 952053
SACRAMENTO;. CA 94252=2053
(916) °323=3176' FAX (916):323-6625 ~ ~ ~ ~ ~ ~' ~ ~`"",
MAR 0 7 199
March 5 , 1991
COMMUNITY DEVE~~~:~'; ,•~:_:-.
-~~FT A
Ms.. M. Patricia Hllgoss:
Mayor, City of~Petaluma;.
P. O.. Box 61
Petaluma, California 94:953.
Dear Ms. Hilligoss:
RE: Review of Pet.a'luma~s Adopted Housng~Element
Thank- you for submitting Petaluma's.adopted housing element,
receivied for our •review on November 30, 1990 with revisions
received on February 25, 1.9`91.. We have reviewed the .adopted element
pursuant to Government Code Section 655`85(h).
We are providing our review in response~to a request from this
.Department's pivison q.f Community Affairs for the status of
Petaluma's housing element; to facilitate an application for
Proposition 84 funds (Housing and Homeless Bond Act of 1988). The
status of a locality's housing element is one of many factors
considered in the awarding of funds under Proposition 84.
Telephone conversations- with Ms . Bonnie Gaebl,e•r, Associate Planner,
on February 15 and 25, 19'9`1 assisted our review.
Petaluma's adopted housing element together with the revisions
received on February 2.5, 199:1 adequately addresses comments made by
this Department in our September 7, 1990 review letter. We are
paea'sed, to find that,, in. our- opinion, once the, revisions are
adopted. into the housing 'element, the .City's element will be in
compliance with. tate.law (Artie e 10.6 of the Government Code).
Chapter 1451, Statutes of 1989, requires all housing elements to
include, by January 1, 1992, additional needs analyses and programs
to address the potential conversion of .existing, assisted housing
developments. to :non-low-income housing uses during the next ten-
year period. (Government Code Section 65583(a)(8) and (c)(6)). The
of .Conversion, compiled by the California Housing Partnership
Coalition, identifies one project -n Petaluma eligible to convert
through 2000; however, other federal, state, or locally-assisted
units .may exist in :Petaluma, and their potential for conversion
Ms. M, Patricia Hllgoss
Page Two
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sh'oul'd b'e analyzed:. To facilitate the City's .response by the
statutory deadline '(.;January 19'92), we have. .included, information
about the ;analys`is:' of units at. risk in the attached technical
assistance paper,. Housing Element .Analysis: Preservation of
As s s ted`...Hous i nct .
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.°~ For- your information, a recent Calf:ornia State Supreme. Court
decision. has eliminated uncerta°inty .with regard to using, general or
blanket authority t'o develop. low-rent hou_s-ing. The' Court found that
a bahot measure need not be site specific or project specific.
Thus, `housing sponsors may proceed with thee. construction or _
- -- acquisition--o,f------pu~blcTy-ass~sted-~-or~ pu°bicry=owned;" glow-r`ent `~
housing projects which rely on pre-existing or future general
Article 34 authority..
We commend the :City for its commitment and succ'es`s at addr.e"ssing
hous,rig needs in, Petaluma . We wish you continued success in the.
imp ementaton of your housing program. If you have any questions
about .our comments, plea e contact Robert Maus of our st'a•ff at
{.916) 327-2.640. ~ -
In accordance with their requests :according to the Public Records: -"
Act, we. are .forwarding a copy of this letter to the, 'individuals
listed below.
Sincerely,
'~ima.~:~-S~~g
.Linda A:. Powell
Deputy .Director
cc; Bonnie Gaebler, Associate -Planner-, City of Petaluma ~~
Bob Harkavy, California Rural Legal Assistance.. -
_ ___ =Wayne- Goldber-g-,.,~-City _of__Sa-vita---Rosa--- _ _ __ -_~. - _!._ _. _- - _.___
David Grabil,l;, California Rural' Legal ;Assistance
David Booher,. California Housng`Councl.
Sue ~-Pestor;; Attorney at Law
Gary Hambly, BuldingIndust,ry, Association
Tom Cook, .Bay Area Council
`Bevan A.F. Tranter:; Associaton.bf:Bay Area Governments -
Kathleen Mkkelson„ Deputy Attorney General,
Bob Cervantes;., Governor's Office of Planning and Research
Richard Lyon; California Building•Industry Associat~°on
,Kerry Harrington Morrisgn, California Association of Realtors
Marc Brown, California, Rural- Legal Assistance Foundation•
' Christine D. Reed, Orange County-:Bu`ilding Industry Association
Rob Wiener; California. Coal-iton for Rural, Housing
~~ ~~ ~ -~~
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. Tie ~~ 9'`9~ - 9~ Housing E~lem.ent
has be-ei integrated into the ~'
P etalujna General Plan and the
elements - are internally consistent
y~ ,
9. HOUSING
N~ED~ AND G'~A~~
The City of Petaluma looks forwardfo the~1990`s with a
continuing dedication to the,provison~of'safe, sanitary,
decent'.housing,vfor its residents. Realizing the needs.of all
people on the economic?speetrum,;this~updated Housing
Elemenrstates the five=year objectives,, programs and
policies to facilitate an;adequate upply'of housing ranging
:from provision of emergency shelters"for the,homeless to
high amenity. homes:for those wi[h above moderate
"incomes."
This updated version"of'the 1987 Housing Element
;addresses the~substantive~requirements of Housing Element
L,aw, California Government Code Article'TO-6, Sections
65580=65589.5 and.covers the planning period of 1990-
1995: Irincludes: (1) an evaluation of the 198T:e1ement,
(2) a technical update and ,(3) a revision of objectives and
programs reflecting the evaluation. ~ (The~odemogriptic data
was updated with the most.relia6le figures~available; in
light of°the reality that 1980 census is, ancient history~and
the results'of the ,1:990"census will not be available-until
1992.) ~ '
Petaluma tias_historically°offered its residents a rich variety
of'h'ousing: Single=family"fiorries onindivdiial lots make
up;[he majority of the:~houses; ranging,from''19,th century
Victorians'tocontemporary~suburban homes: Mostof'tfie;
latterhave been,builf since~~1960: 'The. housing.. mix and
history are important in considering the future of fiousing
needs and' neighborhood identity in Petaluma.. ~ .
Petaluma's,fiousing policies and prograrr-s,addres"s'the
perceived needs:for housing the. city'spopulation. The
'commitmentao the'very low,aow; and moderate'income
citizens of'Petaluma is real; the Council,has;;adopted
Development Objectives"with. he provision of.affordable
housing as .the highest'priorty (Resolution' No;, 9Q-08) and
hired. a professional `housing planner o facilitate .the
development,of Below=market-rate'units and housing
.programs.
Recognizing that it may Have difficulty meeting all its
:identifed°needs, ahe City has, nevertheless; made great
strides snce~the 1987~element. This Chapter of the
.General Plan articulates Petaluma's current activities and'
future.hopes for the city's housing supply in light of
current consiraints'to housing develgpmenr-and afford-
ability.: It establishes a framework to "guide decision-
making and~an.action program for [he C"ity to use in
addressing its..housing:needs~in the next five years.
Section;9.1 ".evaluates the 1987 Element; :Sections 9.2
through 9.7 review the current and projectedstatus.of'the
housing°supply and-its relationship to,the various kinds°,of
housingneed'ed by a'aross-section: of Petalumans, The
:objectives,;polcies and programs in.Section 9.8 focus on
housing vaiety; housing~opportunity, and ho,usng:quali
'The single. goal of this chapter is to achiexe an adequate
supply~of safe, decent housing for all Petalumans. The
objectives, policies and programs under'S'ection:9.i8 list the
bodies;responsble for implementing; the programs;, indi-
cafe€a timeframe and, where appropriate, assess progress in
each program=area.
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9.1. ~'I-~E 197 ~-IO~JSII~IG`
EL~~~~~ ~~~~~~~~' ~ .
This chapter of the General~Plan replace"s the 1987
HousingElement: `In the: three years. since'its adoption,
1,372 housing units fiave been built, bringing he total.
. fiousing: took to 1'6,659 units; as~of January; 1990. (The
19,87 Housing"Elemenrprojected the housing stock,would
be 16;831 dwelling units by°1990.) Of the total units
constructedaince 1987„ 1'025"were single-family detached,
281 si_rigle=family'attached, 46 apartments;and 20"new or,
replaced mobile.: homes: As has occurred in many parts of
the~state,rental housing construction in Petaluma tins
dropped °dramatically since 1987 because of changes in the
tax laws~and increasing land prices. The percentage of
rental units=,of`the total:housing°supply is estimated at
approzmately;30%. Approximately: half of the rentals
(2~4~1) are apartments and half are single farly units: The
rental apartment:vacancyrate has dropped dramatieally;in
the.last hree years. No apartment units have been
~eonverted' to condominiums.
77
d -
Petaluma General Plan
PROJECT ~ SOURCE DOLLAR. $ UNITS COSPONSOR - . YEAR,
-- NAME of.~1SST VALUE SERVING RENT/OWN ,COMPLETE..
- ~ - N
'Cheery Hill In=Lieu 580;000 ~ 29/L,M. Burtiank/Own 1991
Madison.Manor CDBG 120;O.OQ ~ 8/,L,M Burbank/Rent 1990
Madrone - In-Lieu 250,01'9,. 23NL,L : ?'Burbank/Rent 19.88 •
. Magnolia Hills In :Lieu ~ 139,;81.4 32/L,M BurbariWQwn' ~ 1988
Corona X Land - -. 5Q0,000 28/M Burbank/~Own ' • 1992-~
In'Lieu • . 150;OQ0
::Ellis Street; In-Lieu 300;Q00 30NC,L _ - 'Eden/Fent 1992
` . Corona Y Land ~ 1,000,000 90NL,L;M: Eden/Rent;Own; - '1992
,Mountain View'
~ In-Lieu' ~ 674;000. 24NL PEP/Rent : 1990.
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. : -. CDBG . 155;000, . - -. ,
•
Caulfield ~ ~
In-Lieu
~~. 400;OQ0•
22NL " . .
PEP./Rent ~
X1991
CDBG 1.24;500 _ -
Lindbergh.. Uhits- ,; Uriknown: 16NL .;PEP/Rent,. 1.986'
Wilson I~• ' • ~ CDBG, : - Unknown., e - .•' 10NL 'PEP/Rerit~~ ' ~"1_,985.
Wilson if -, CDBG Unknown. ` 6/VL • . PEPLRenf 1'984 •
McDowell ~ Units I ~ ~~4 Unknown ~ 7NL •'PEP/Rent .t883~
CoronaZ Larid - ~ 800;000' .' S5NL;L Unkriown •, 1!.993
2nd~Morf ~
• ~ In-Lieu '. 376;622. `1'8%M. N/A 1988
,::Lakeville :. ~ , ~
Bond, Iss ~ ~
N/A;
99/VL,L ~
Dev/Rent~~ ~ ..
~ 1,989 ~~
Valley`Qrchard Bond, lss N/A ~ 20/L,M DevLRent ., 1'.9.89
`Shelter: ~. - - ... ~ ,
Temp. In-Lieu, 21:,000 • VL= COTS• •~ - 1:988
P'e~m:. Iii=Lieu 250;000' ~ - , VL 'COT8 1:990
.
Rent,Asst In-Lieu 65,000 -' ~ ~ ;VL-,C
'-~ ~ PPSC/Rent_° 1.988, '~
' Med Asst: `1n-Lieu 32-,000 ULjL PPSC/Rent .' 1990
. TOTAL ~ 51;7•' -
' ~ - •.Figure 9-1,::Ctry=Assisted~Nousing Units.-1984. -1.993 ••
-..
The Geneal P,.lan has+an inclusionary; fiousmg;requurement'
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ing;telow-market-fate-projects in°[he pipeline~and~assum-
"tha't,10-15%;of the units°for rentshall,,have:rents affordable ng an-average market rate production of 400 unitsper
towery=low and l'ow income households:apdalat 10=15% of Y~:• .See Figure 9..-1 fora egmpl'ete Lstiti~g'of the~City's
o;;wnership-unitsahall'be affordable to households aror:be- ~' existing'and "proposed assisted units:
1'ow the'rmedian..: Since: he 1987 Element, 13:5% of tfie;total
housing;stock fit into,that:category. (see~sounce=material in - --: '
appendix)': The°provsion of~,these units can,be.attributed to:
' 2 ~' ~~~~I~~a ~E~~ ~ -.
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ahe.inclusionary'provisions,.of the 1987
;housing`elemenC -the
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,, ..;
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flexible use of thefiin=lieu;housiri ':funds` an option foi
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developers~~to prouiding;larid.or~units); leveragirig'of"city°. = ,.
'COST' OF IIQJSING: COIVIPARED' TO
• Community Development'B1ock Grarit:(CDBG);funds; con-.
- - ABILITY' T.O"PAY
structiori,and take-outfinancingfor .new construction, den-
sity`bonuses,; donation:of land; and•rapd permitprocessng.
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" ~ ~ Providing adequate housing for°a variety of; income groups •
The City should;increase that ratio to• 14:7% by 1993, count- has,become increasingly, difficult. Not unlike the rest.of
78 -
Housing, Chap#er.~9
the:B'ay Area,.housing prices n.Petaluma skyrocketed
during'ahe past few years.because of higherdevelopment
costs .(land, labor, _matenals„financing, fees, and profit)~and
high demand: The_;result'hasbeen that families of low and.
moderate income have found if almost impossible to match ,
the dream~of a'single-family home wth;the realities of the - '
marketplace: Those households°are left to fendin'the
shrinking iental market. Thissection looks at housing..
affgrdabili~y'by examiningshousmgpnces and the abilityof'
-households'of differentincomerangcs to afford;the
housing being built in~Petaluma. • .
PRICE OF'HOUSING. For-sale.,housing in;Petaluma,'s .,
comparable in;cos"tto;ahe county average, but.is less than.
.the average California home. `Year To Date: Statistics,
provided by Golden land Realty, Petaluma, show that in.
1990 Petaluma prices;averaged $210;000, with the:ayerage
Wesf~:Side sale<at $249,700: (See Figure 9-2~for~1990
prices inF comparison to prices`quoted in he '1987 .- .
Element:); Potential;homebuyers,,:alwaysaf~the-mercy of
rriarket'forcessaw an appreciation rate..as high as'20%'in
late.'1988 and' 1989:
1987 PRICE; '1"990 PRIDE ~-''% INCREASE-
$140;000. :~ $275;000 .~ 96% 1
(Typical3-BR .
West Side Resale) ~ • ,' . •.
$119;500 ~ $180,000; - 50% -
(Morning:Star
.3=BR Common Wall
Duplex .
$114';000. $199;000' ~ ~=74%'
(;Typical 3-BR , .
East Side Resale _. .
' $102;600 . $219,000 113% .
(McDowell Meadows
Single=Family
3-BR'petached)
$97;'950 $165;000 ~ 68%
(Park Rlace 3-BR'S - ••
Condominium)'
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$90;000'
- ~ $160;000 77%
(Minimum price for -
any unit in'Retaluma)~
Figure`92;~Home Prices Comparedto~1987 General<Plan.
The range in average: rental~rates for various size~tini[s is° .~
shown.in, Figure 9-3., taken from the Sonoma. County-
Apartrrtent t'ent'Survey as of"September 1989: Rents in.
Petaluma'have°::notescalated to,the;levels;of other'Bay Area
counties. However, the~rental.apartment vacancy rate_is
estimated,to.~be less than,l% (between .2 to :7%). .
-Source: RE%MAXiSonoma:County-Apartment Rent
Survey, September 1989
Figure 9_-3:. Petaluma Apartment Rent Survey
`Petaluma;is fortunateao have a,sizeable~stock of single
family rental units;, accurate. data on the rents.and vacancy
rate.of'these~units is unavailable.
Since the;1987 Element; the City hasrecognized the effects
of the slowdown in construction;of'the. needed'number of
affordable~rental apartments. City In=lieu and CDBG funds
have been provided to olve a.portion of the problem
programmatically; funding a Rental Assistance~Program
'[o~assist°with'the high cost of`enteringahe rental market. -
(security deposit~and ast months•rent) and a:Mediation
Assistance Programsto mediate'tenanf-landlorddisputes .
and prevent evictions: In,its fust.sixteen' months~of
operation, [he Rental Assistance_Program .provided 60
:families'with vouchers~to enter the rental' market; the
'Mediation Assistance Program;has just begun...
HOUSEHOLD INCOMES. There were~an.esamated
I6,8 TO households in'Eetaluma as of January,• 1990 with a
.median household'income of°$40,300,for°a family of~four:
While' median household. incomes. have lieen;rising3-5%
annually (HUD Median;Income Statistics), they have~~not
kept.pace°with the rapidly escalating:costs of `for-sale
housing. ~;Figure:9~ showsthe,household income required
to afford to purchase,a.home. A median iricome~family
can barely afford'.the minimum'priced:unit in Petaluma, ~ .
even when interest rates are'ieasonable (i:e., ni.ne percent
or;lower). Many,homes in Petaluma are,affordable because
they'have beerroccupied over a;aong period and benefit
from very low:fixed`morlgage interest;rates and pre-1979
property taxes,; ~Also,,there are households living in homes
,,.
for which the'mortgages are completely paid.
79
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Petaluma General Plan
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Figure 9-4..`Income You'11:Needlo Buysa,Home .
Figure 9-5:indicates affordable rents~for various: income,
levels. Arecentssurvey'of°Petaluma apartment.complexes
showed:thatttiere;are apartments'with~rents~aEfordable to„
very low; low,~and moderate•:ncomehotiseholds, but there
are no:vacancies.'Witfi an.:existing'rental vacancy rate.of. .
under ~l%, the'availability'of'apartments?i"s limited forall
Petalumans. _'The,;choice~s even~more.liinited for'tlie
twenty-five!pereenf of Petaluma households,projected.to '
earn'less.alian 50% of;median income:. . .
,SPECIAL-NEEDS: Somepopulation groups such".as:
.elders, people with,handicaps, large~families, farriiworkei•§
arid•single-headed }ouseholds have- special housing needs
' which may not be addressed~tiy the; conventional housing
market As required"by`State guidelines,~these8are -
. ` discussed below;,along witl':emergency shelter~needs;
,ELDERLY AND PiANDICAPP,ED HOU"BEHOLDS..
ABAGs`Projections '90 estitated ;that' 172% (7;387)' of
Petaluma resdents~are over; 60. Using that,estiinate;
approxunately 3,000ihouseholds are headed~by:persons 60 -
. years and older.: Usingassumptions:fromYthe.1988=91.
Sonoma County Housing Assistance Plan,:approxmately
50% of [hese:households would.be: lower income and.
appoximately 2-3% of~t}ese lowei: income>households~are..
in"the labor force (assuming•one"worker per. household);
.Elders~may need specially;designed'umts in`prozirriity to
commumty~amenities,or lower cost housing. because. they
are;on fined'incomes: TtieaatestYesearch~done.by [he
American.Assoc>ation of;Itetired Persons: shows ~lat~86%
of persons 55 and older choose, to stay m tleii•,longhme- ~`"
homes rather than move•to senior citizen projects., The,
City will;approach localprivate,lenders_andidentify those
Swilling to participate;in HUD's Re~erse~Annuity.
1Vlortgage,Frogram, in wlricti older homeowners can , ,
'convert.tlieir~home:equity: into monthly cash.
" There is no~updated=informauon on the~number of house= .'~
Relation'to•Median ~ Income . Suggested: Monthly'Rent ':holdsheaded:by persons "with,a:handicap. The=nutriberof -
,$20,1,50'` I $500 or IesS. '. ', persons with.a.workdisabilty m 1980,was 1,84.7,--. Of:
Very Low'(Below 60%) y these;~655 were in tfie,laboc: forcein `some:capaci :723
Low Income (50=80%) 1$32,250 . ~ $800 or less ~' ty
Moderate (80-100% !$40,300 - $1,000.or less. ~ persons had"a public transportation"disability, 388 _of whom:
Above Mediam (1U0+%); ~ _ ~ ~ werepersons 65 years and older. Special needs of; : -
' ` ~ - handica d, rsons;;include accessbilit , includin
. , ., ,
' ~ PPe_ pe ,Y (~ g
Souice: ~Gommuriity Development Department; based:on;.access to~alie unhand to transportation), affordability,;and .°
HUD median~`iricome for. a family:of'four'($40,300), ,protection from::housing:discrimination. -State law-requires
February "1990. ~ ,'- ~. ` ' . ' ~ ~ that;ah'ground floor. units inzprojects_of five;.or3moe'unts
be• handicap, accesslile: `
Figure'9-5: Affordable.Rents m-Petaluma, 1990,.'based~on
30% of income.
f~.
The 198Q. U S. Census,'iniLcated the,nuinlier, apd
percentage of all-households n.each income°group which
-- paid more than~30% of their gross annualincome fore
housing: 'In term"s of;renler households+.n1'980„it was'' . .,
estimated;fhat 89% of the very low'income'and overF5~l;4%
of the low, income' are`paying more tlian}30% of'their.
incomes•for housing. ,Applying hese:percentages along •
..
with ABAG's estimated`
percentage of'low and -very low
income households in Petaluma; °3,738 '(of~4;200)~very"
low ncome.households,'and 1,469 (of 2;857) low~;income.
families are paying ovei;30%,of`their monthly~:ncomefor
housing:' There'is,no.current data available to,eith_ er
substantiate orrefute those numbers: ~ .
80
LARGE' FAMII:IES. Approximately~1;665 households
,(1O~Yo of thetotal occupieddwelling units)`con[ained.fve • ,
or more occupants~in 1990. The County Housing;'
Assistance Planestimated that,~on a~coun[ywide>basis;,
Marge families comprised_~1:1% of.'°the~renter:-households:
requiring•assstanceWitfi household.sizes declining;,°tte
::housing concerns `traditionally ascribed. to:large families
.:
are changing~from a,pulilic policywewpoint The.'typical
indicator, of problems associated. with lage familesis
overcrowding;(definedxbelow). This ~does,not~appear to be
• a~problem;n. Petaluma given -the diminishipg average
fiousehold sze.(2.58, using.DepartmenCOf Finance~(DbF)'
and'ABAG data), and'therestirriated percentage (22%) of
overcrowded' households. However;. farriilies with several'
.. children.are:often.turnedaway-from'. rental,hous_ing:because
of.concerns°about w""ear and~tear on'the~unt:.Problems".of
•, o
Housing, Chapter 9
housing discrminaton;may be more prevalent-amongst
large families.
FARIVIWORKERS'. 'Farmworkers'have,a;difficulC~time
finding,and.affording'housingduc to a combination of
limited English,language skills, traditionally iarger.family
siie-.and low•household;incomes, and`a consequent'inability
to obtain housing loans. , Relabledata,on thesize of'the
farmwgrker'populaton and!its:housing.needs is~~hard to;
obtain. for [he:tagricultural areas immediately surrounding
Petaluma: The California.Human `Development Commis-
sign {CHDC);pro~ided.estimates for the County of 4;200
"documented'.'':year-round farmworker household"s;in 1984..
CHDG also estimates'that.for every documented:farm-
worker household there,are:2-3° undocumented migrant
households; or more than 8,400-12;600 additional;house-
holds duringapeak periods of agricultural=activity(Sonoma.
County Housing Element, Draft, 1985) The'City looks.to
the County°for,expertise on migrant workerneeds.and,f
requested, w.ih provide local demographic: information :for
•grantproposals to the, Office of'Migrant Services:.
SINGLE-HEADED HOUSEHOLDS. The°1980 Census
showed 7.0%-of the households with:children-under age 18
were,single-headed,households.. Using'information from.
the County Housing=Assistance Plari, _it appears "that the per-
centage of single-headed~households'has increased to.11:4
%, three-fourths of which are female-headed: households.
Approximately one-fourth of'.those Households have
incomes below the:eensus definition,of "the~poverty line. , •
Single-headed"households often.n"eed housing with more
than two bedrooms (for example, if'they"have two pre-teens
of; opposite. sex). and with "outdoor play space. To sthe extent
that such ,units'-cannot be found:among rental apartrnents,,af-
fordable~ren[al and ownership~single-family:homes maybe
able to answer theneed.; In general,"housing'foc single
,.
parents=with'ehildren;should lie situated:near, recreational.,
programs to~.answ.er the needforsupervisediafter-school
activity. `The City utiliied:$14,527 in'Community Devel-
opment Block Grant funds to assist„the Boys and' Girls.
Clubof Petaluma to;better serve this: specific population.
Single parents may`also need. financial as"stance in,order to
keep-homes they purchased priorto:divorce.and;a.subse-
quenGdecrease in, income:. With.. that in mind,;the City gave
highest priority to single-headed households. when offering
its second morfga'ge program for first=time=fiomebuyers.
EMERGENCY SHELTER, .Sinee•-the 1-987 Housing Ele-
ment, the City .of Petaluma:has`both<assessedand.addressed
the numbers and service needs of'the homeless population.
A community task force„Committee on The Shelterless
g City~,funds+and.othei•
(COTS) wasp formed ~in 1988: Usin
community. resources,:COTS: adminstered`the "cold'
weather" emergency shelter-for single men at The Petaluma
National'Guard"Armory~and,a family shelterat a City- '
donated building. Their April' .19,90. report'"showed that they
had served~4;292 bed°nights; dinners and;breakfasts.
The unmet need for serving. single adults is estimated tabe
15 persons per night and hassremaiued stable. All'of these
were,diagnosed as in needofa substance abuse treatment
>center°or a"mental health facility. The unmet need~for
serving faniilies.!is estimated to"be approximately 12-15
personsper riightand increased consistently Throughout the
y~•
The~City has iden[ified'potential sites forsheltering single
ad`u1ts.:Ciry staff-and the Committee°On The Shelterless'
`will cgntinue to:explore"the possibilities of.gaining fiscal
and neighborhood~support for a; future housing:program
and7or site'for this "special needs" population,
The City of-Petaluma:has served the_homeless population
in the-following ways: (1) financial asitance for the ad-
minstration~of the emergency shelter at the National Guard
.Armory,-(2) financial-.assistance and a.donated building for
the temporary family shelter;~(3) the acquisition of a
10 OOQ square=footwacant state laboratory to be used;as an
.emergency §helter for families and a social service delivery
office, (4) a contribution of $250,000 from the City's
Housing Trust Fund to remodel the building, (5) an annual
$60';000 in-kind contribution for operation of the''shelter;
(6), funding gf both.a Rental:Assistance Ptogram:and a .
Mediation Assistance Program to aidin the prevention of
'homelessness., The Committee on the Shelterless will also
receive $100;000~in FY 1989-90 CDBG funds to renovate
'the permanentshelter and $24,695 in FY 1'990-91 funds for
shelter.administration costs.
'In concert wifh'other governmental agencies;(Sonoma
County Task.Force' on the Homeless and Sonoma:County
Community Development Commission), otherlocal
nonprofit agencies, community churches, community
voldnteers, charitable organizations and individual's, and
community.business-,people; the City is committed finan-
.dally; socially,.~and politically to ..serving the~needs of the
homeless. '
The:City°will provide ongoing staff assistance to COTS with
.applications. for operating funds:from the federal.Stewar~t`B..
McKinney Homeless Act programs, and ofhergrantpropos-
als to sta[esandprivate<foundations:
I-IOUSING CONDITION
AGE AND. TYPE:OF:HOUSING. In 1-990, 72% of all
housing units in Petaluma were single=family detached
homes. Figure 9-6 shows. the mix of dwelling unit types:
~~
Figure 9 7 dhows "the percent;of-dwelling units by age. The
majority of newer housing is concentrated on tfie East Side.
The i'989 overall vacancy rate for both homeowner and .
renter was 2:9% according to the~State Department of
Finance. A 5%'vacancy, rate is considered a healthy level.
8:1
Petaluma Generaf Plan
to;promote: motiiligy and grope de choices for~those~seeking, needs and revised Petaluma°s targeted neighborhoods The
affordable housin ,What" rcentage,of`vacances of non-• City wcll'~wok w1th;,the County~CDC m an~application ao.
apartment rentals is.actually available for sale or~rent is ~ HUD to increase the allocation of federal~rehab' funds:
unknownfrom t}iis Survey: ~` The City:has formed.a citizens'' committee to study-its ~ .
Unrenforced Masoriiy Buildings. An initial~survey was
% oYTotal Uriits ~ completed to assess;~the~use~of Pirop.osition 77 funds. foe
60
40
20
0
rehabilitation and/or.;relocauon of; residents: The initial
survey identifiedno residential uni Siin the primarily.
commercial'Buildings:. :. ~ ..
Very few housing, units are lost'to :demolition or conversion
in Petaluma `= an annual average of, less than 10 a.year.
1Vlajor emphasis is,placed;on the°restoraton,~and:rehabili[a-
Lion of older, homesespecially within neighborhoods of
pre-1940 dwellings; The City does not plan,any major,
public cons[niction ttiathwould reguiie demolition;of ~.
housing. In fac[,; the Cify has moved~l2~ houses from
various'locafionS in order`to preserve them., .
OVERCROWDING .Overcrowding is a reflection of the
Detached = ;Attached -
. y ~ -
mabilit ~of"the householder to afford larger, accommoda-
Figure,9-:6 Dwelling UntLMixas a~~Percent~of Total signs. An, overcrowded~household is,one in ~wfiich here is
'- more tlian one;person per room
excludin
fhe
kitch
n~and
__ _. g
;
,
e
,.. bathrooms. ,About 2Z0°households, or 2,2%~of ihe` total
..
of'Total Units' , .-.. ~ ..-
occu red units,:were overcrowded in 1980. 'Until tte late§t
P
40 Census data i5 avaliable,„it;5°difficul[ to say if the~problem
35 .,
has lecome.better,
orworse
The decreasing~household~size
~
.
may have lessened the problem but`the wideriing~gap
30 between demand and' supply for~affordable'housing may
2 haveincreased thenumber
f
vercrowd
ed
unit
The
5 . o
.o
_
~
s.
..
definition of "overcrowding" may need to tie amended,in .
,20 view. of ;;ciiltural~differences;; a.trend`,toward,more;tlexible. .
5 li
in
arran
emen
d m
r
f
m
pt
c
ll
r
i
t? g.
g
v
ts,. an
e;acce
an
e o
s
a
un
o
e
ts
for:economie reasons In Such uni~ts,~the,to[al environment
10 ~ carnte designed to,meet 6oth,1>ving and sleeping space ;
5 'requirements n~the'same;area,wi houtcausng psychologi-
` cal=or physical"s„tress to`inhabitants. .
0 ~,~,
'
_ 01 O Years 11=20 Years 2t=30.Yeats 31-40 Yeats Over:40 years
Age of'U_ri'its,
~Source::Community';Development Department 1.990• .` 9.3 ~~®J~~~~' ~ ~E~~ ~~~
'
Figure 9-7, Percent of~Dwelling :Unus by=Age, 1.990
_ ;.
~~i ~I G~~~Z'~~.~'I''IQ
,. , _
_ - . ..
-
REHABILITATION. ,In,,19,80,~approx_mately'7% ofa '
Petaluma's,dwelling units needed;rehabilitation. That
number included.tioth' vacanfand occupied units;;4most of
which were single=family'tioineslocated°in,Central
Petaluma:and,onthe~,West Side:. The City'haS.a.c.lose:
~, .
working~elationship with [he~County, of~Sonoma Coiriniu-
nity ~Development:Comrrission„ which has rehabiLtated,
1O:owner.-occupied and two recital ,unify using "CDBG and
;Rental'~Rehabilitation.funds:: As of Febrgary 1990, the
Commission re~assessed~the residential and'rental rehab.
82
~~ ~ .
~Petaluma'_s "new construction;need"'ncorporatesa Share•
of the:regiorial dousing need,:of persons atall income levels
as identified by ABAG. The regional;need includes the
existing and' projected regional demand forhousing, "taking.,
mtq''account market demand; employment opportunities,
availability of suitable-sites and public •factie5; commut-
ng-patterns,and,iype and'tenure.of.housng As~of January ,
1, 1'990, tNece were 16;659.;dweling units in the~cty, an
increase of :1,893 units since `.198,-7, or approximately;3%
per year:. ~ ~- ,
I
f ~ ..
Housing, Chaper~9
ANALXSIS CAF POPULATION TRRENDS The?ncrease in elderly population can mean a greater need
f h 'tan be f th ld l n fi ed
Petaluma's population' increased 15% between' 1',985 and
1990 (42,95Q~ as~of'1'/1`/90, DOF).~ Petaluma''s continuing°
growth°results from high ire:migration in,;a pattern sim'ilar`
to the,county°s: Petaluma's population growth from 1960
acid projections to,2005 are shown below: See-Figure ,9=8.
Number of Persons
soooo ~ - ~ .
sooao
40000
'30000 Sourc : USCensus; 1980 Source:`Build-out Anaysis
Krax 6,Associates
zaooo' ~ ~ '
i ooao
0
i sso ~ sio ~ i sso ~ sso 2000 2o0s
Figure 9-8: Population Growth and Projections to 2005
Since 1980,. Retaluma's population,has remained fairly
stable n'all age categories, as shown in Figure 9-9:
.,- .
Realizing tliat age distributiin trends can~affect the•housing
market,.,if is;.council policy to provide a balance of types of
units and`programs to serve~all age;groups. °The City has
worked in cooperation wth.Burbank_Housing<and Devel-
opment:Corporation to provide homeownership.opporttini-
ties (mostly'attached units due to the'high'cost of land),
:giving priority to families°with children.-
Year.. Under,l8 18'=64 65.& Over.
1980. 29%° 61% 10%
1985 27% 60% 13%
1990,. 26% 61'% 13%,
Source,• A'BAG, Projections."90
Figure 9-9'Distribution;of Population by""Age Group in
Petaluma; 1990
or ousmg asses ce cause o e many a er y o x
~~ncomes:,The City"works closely. with!a local nonprofit-
agency;:Petaluma Ecumenical Project§•(PEP); which has
developed' and'icurrently manages-39 •very-low cost rental
apartments for elders. PEP;has two more complexes'.(46
units) mr.the pipeline: The Cty';sassistance includes site
acquisition and predevelopment funding, fee waivers and
technical planning assistance (including assistance [o PEP
fora successful application,for $780,000 of the first round
of funding from~Prop. 84's Rental Housing Construction
Program). '
Average household size has;decreased;from 3.19 persons
per unit?in 1970 to 2:6 in 1980 to 2.5 in 1.990; reflecting the
trends toward fewer births and more~single-person hous_e-
holds: -
Petaluma's'population is predominantly Caucasian (93.7%
according to;the.1980'U.S. Census). The. largest minority
group'is~Latino (5.9% in 1980), although this,pgpulation
was counted:as Caucasian in the 1980 Census.
Population in-group quarters is minimal. ~As.~of°January 1-,
1990, 505 persons lived. in group quazfers,,(DOF). As a
percentage of the total population; thatnumber has
remained~constant (approximately 1%) and is expected to
remain' so:
ANALXSIS OF EMPLQ~MENT"TRENDS '
CHARACTER OF`EMPLOYMENT: The North. Bay is a
growth area in;the Bay Region:. According-to ABAG's
Projections'90, there are 13,520. jobsi.in Petaluma's
"sphere of influence;" an increase of 660 over 1980-jobs. .
Approximately 2.1;000 Petaluma~residents`were employed
in.1985'. ABAG found that aGaeast'one-third of them
commuted outside the county to~work, arid' it' is estimated
thatahat is still the case. '
Petaluma's:manufacturingand wholesale-economy and the
retail- sector-have. experienced`the:most growth relative to
the~economy of tfie county, These•azeas will likely be
large employment sectors in'the future.
E1~IPLOYMENT'GROWTH: Economic Reseazch
Associates estimates that: total employment in Petaluma
will increasefrom'16;300 in 1990 to 26,800 by 2005, a-net
addition of approximately 10,500 new jobs. (This rate is
faster.than predicted by ABAG, which estimates a net
addition of on1 X8,000 new jobs. from 1990 to 2005.)
'.Employment ire lie_ services, manufacturing,and wholesale
sectors-is expected`to grow substantially.
-83
Petaluma General ;Plan
Housing; will be needed°for.an increasingly°diverse popila=
lion. Programs n.;ttus chapter are,designed-to~encourage
affordable+housing as.well as housing;fo. the~rnapageria)%
professional class: For tto"se businesses tliahgenerate;a
h'igh'.number ofjobs,;housing`impactstudies~;are required if
an Environmental Impact~Reportis called for:,. In•the,
future, these~busnesses may'be~asked to helpmeet the
housing needs: for, Households iri,the salary range.of [heir .
employees. As of now,, in-lieu contributions to the
Housing.;Fundiare:not:applied'to:busnesses,
SHARE'OF REGION'~S,.IIOUSING NEEDS;
_ _~
ABAG's.ffousing Needs Delermina"fions,(September,
1'988) projects`Petaluma's tiare;of the.regional housing
need through 1995. See Figure 9-10. .. '
ABAG°s Housing, Needs Determinations projects tlie,h
number ofhousing uriitsxneeded fo provide shelter for,., -
_._Y _ --,
Y .'
Co lmunihoDeve opment Departm ~bH on ~ In 1990;, the
ty ousing staff ~.
completed a housing.survey'to cquntahe umts'i.nPetaluma
affordable to very-low, low, and~mode"rate. income,house-
~holds;~provided~by the public; private,, and-nonprofit' '
sectors.of;ttie community: Rents were[reviewed from~an
annual survey°done of major apartrnent complexes (30
umts~andmore) in,.Petaluma., Not counfed ;were any. ~ .
apartment complexes of-less` than 30 units,:any second ,. ,
units;mobile;homes.or;older owner;oceupied'homes: ;It
can:be reasonalily~assumed'that most ofatiese would also
be affordable to households -with' incomes; between,8Q and
100:% of'median, many~to:hodseholds below~80%, some to
households:earriing;below.50%: `The results of:our~survey
show that;the City's stock of affordable, housing units' is
sub"stantially~greater`than~credited by AB;AG City;;st~f
will contmue'to~'worh with.ABAG'staff~to resolve the
differences.. ~ - '
• Petaluma:residents are feeling the: hgusing; pmch• just as°are
residents throughout thel3ay~Area: ',Data shows,-a supply of
affordable,apartments, but the "No Vacancy" sign' is out
,everywhere:, High:.purchase~prices; nsing`costs of fnanc-
ing, and High,downpaymerit~requiiements have;puthome=
ownership seemingly~out~of-reach ofmany young families:,
Recognizing,ahat'ttie City is•not:a dousing developer,;it
,, ..
..
Income `Group and `
1990 1995~Five;
Constructed. ~ _
'
Relation~to ~ Year Projected ,~ Since 1988 ~ Remaining
County;Medi'an. :~ (1%1/89'-8/1/911. bgg~,~
Very Low Income. , ... 694 53 ~'> ~ ` •641.:
(0-50%=median) .. + s
' Low Income ~ 47.2 69 ~2~
~ 403 ,
(51-80% median)' ,. ~ • . .
~
Moderate Income (i'10 ~~ 351~3~. ;259 -
(81=120% median) ',
A6'ove'Moderafe'lncome ~ ~ ', ~,Q$~; :. Z]Qi ~ :27,4 ~.
;(over 1;20% media]; ~ ~ - s '
2774 ~. i ~f92 ~. t582 i4~
i
f> Madrone pillage 23
Mt::View ~ 24 ~ ~ - '.
. PEP (Wilson;.St.') : 6
Cher Hill under const ~ 29 , ,
Magnolia Hill, ';32 ~ ~ ~ .
• Madson'•`Manor ~ 8 '
y ~3>~ From PetalumaiChart;''Total(Number Housing Units by Type" ~ ~~ ,
. .. ~.
~°~ This total can be accommodated'in the Growth,Management!System, a`nd tfiere~'is adequate'potential residentialarea.
.Figure 9-10 • Reg'ion'dl Housing,lVeeds,P, rojection
84 ,
!"
Housing, Chapter.9
will utilize this Housing Element, and all;other;available
mechanisms, to:increase thesupplyof homes for the full
spectrum of,'P,etaluma residents.,..
9.4 LAI~1D T1~1~E1~1~'®~ZI'
VACANT SITES "
An "analysis of landsuitable for housing. development'is
.necessary to determine the:availabilty of land to:accom-
modate Grange of housing for all income groups, to aid,in
making:decisions on specific plans or proposals, and to
provide for .the incorporation of these sites'i into the General
Flan and subsequent rezoning when necessary.
See Figure 9-1'1, Pofential~Residential Area <Zy Land Use
ate ries.
POTENTIAL REDEVELOPMENT" SITES
An analysis of vacant land,.under-utlized,residential land;
and'•vacant commercial_and°industrial-lands'was made to
determine their~suitability for`housing development:. All
sites were analyzed-and.could be served by existing; '
infrastructure.. A second 12edevelopment:District, consist=
ing of'2500 acres, was created m,.kpril,'1988. The Rede-
velopment Plan; includes a 20% set-aside for housing,
amounting'tb $261,595 for FY 1990-9:1, .with projected
revenue"sof over $400,000 by 1995..
See Figure 9-12.
AFFORDABLE .RES"I'DENTIAL
DEVELOPMENT
All residential sites,are considered potential sites for'
below-market-rate'housing: Any vacant residential site.
considered',.foi' assisted"housing;must meet• he standards of
the funding agency-local, state:or°federal. Figure 9-13
shows sites which are in the~development pipeline for
below-.market-rate~residential developmentduringthe
defined planning period for [he Housing ElemenC
(1990-95)'. '
Iy1ANUFACTURED:HOUSIIVG. There are no separate
standards or restrictions for evaluating sites for inanufac-
ured.fiousing: At present tfiere are se~en;mobile home
parks i'n Petaluma,'wifh a total,of 871 units:. The average
rents range from $185/month to $340Lmontlr. The City
will utilizeexisting resident organizations°.to distribute pe-
riodic notices of available Mobile home Park Assistance
The mobile home conversion ordinance prohibits convey- .
lion from rental,to':ownership unless the vacancy rate is
over'three percent or the tenants agree.
HOUSING~~EOR THE:ELDERLY AND HANDICAPPED.
"Elderly housing" is typically`a studio or one-bedroom
apartment designed for people-55 years of age and older.
Elderlyhousing can havefiigher. densities than family
housing(primarly because of a lower rate of car owner-
ship and`less'need for open space), and usually includes
units for the handicapped.
The primary considerations. in evaluating sites for elderly
housing?are{proximity to shopping, social services, public
"transportation and health care., The City will also consider
compatibility with adjacent development, unircost, and
environmental cnpac t:
Secondary considerations involve proximity to recreation
and churches; and the absence of detrimental conditions
such as traffic, noise, and noxious industrialeuse. The
current proposed sites are flat, which-inereases accessibil-
ity for the elderly and handicapped.
NONPROFIT DEVELOPERS. The City of Petaluma
works extensively with nonprofit developers who can show
a good.track record in the development and financing
expertise necessary to produce long-term and preferably
permanent affordable units: Petaluma Ecumenical
Projects<develops and manages senior housing projects.
The Burbank Housing Development:`Corporationhas
sponsored wo sweat-equity or self=help projects in
Petaluma (•Magnolia Hills and Madison Manor). A group
ofao.wer-income families makes a mutual commitment to
share construction chore`s in order to lower the,:purchase
price of'fhe home.. "Burbank has also worked with the City
and a private sector company to take advantage of the low-
income tax ciedts to construct a 23 unit rental complex for
low income families, and will break=ground in August
;1990 on 29 units of owner-occupied housing. Eden
Housing is in the site acquisition stage to develop a 30 unit
family rental complex. The Mayor and' City Council
members sit on the Board of Directors of Petaluma Ecu-
menical.Projects, $urbank, the Salvation Army;. and
Novato Ecumenical".Housing, who~has°provided•staff
assistance to the City and a Petaluma nonprofit housing
provider.
The City:haS actively~supported local nonprofirefforts to
secure~favorable`funding. through the Community ltein-
vestment Act-and the newly re-structured Federal Home
Loan Bank Board. No units have been built as a result of
those efforts..
85
i
4,
- , ~ 6
Petalulm~ Gener~I.Plan ~ ~~ I -
Resdental•Land Use~~CategQres ~
- Uacant..Acreaae ~~ Unit°C
~dlll a ap city ~ .
-B~.aX
.
Rucal (0 -.:5 bUs) .~
315.92
32 -
158'
Subur6an~~;(:6~- 2:U) ~ ~ ~ ~ ~ ~ ~ 76529 ; . 495 ~ "1530
Urban,Standard (2:1 - 5.0) - _ ~ 509:82 ~ , 1'Q70. 2549, ~ '
Uiban. Diversified~(5:1i - 1 Oa)} 11 Z.27 j, 598; 1`173
Urban High (10 1 -20) (W'~th Firxiings) 8.3':39. ; 1,298, ~ 3856.
Mixed:'Use,(up to 30) (With' Findings) ~ 7:11 ~ 0 71'9
Qther~Contingent Sites r
ThorougtNare Comm. ~ 6'.14 ~; .-
Public andansf: ~ ~ 8.70.
Industrial -
.. _
~ 6.34 ,, ,
~,
.
'
TOTAL ~ ..
1829.98: ~,
~ ~ . 3493 ~~
I. -
9985` -
-8:6 ~ _ .
. ~ ,
. f 4.
~Figure`9-11,: PotentialResidetetial Areb.By,Land Use Categories
6iousing, Chapter 9
UNITS AT RISK O'F CONVERSION TO
I:oans ~ MARKET RATE:
weloprtlent 31
Acqulsitlon 1!
According to the Sonoma County HousingAuthority, the'
• 'HUD' 236 Contract of Park Lane Apattments (90 units)
will°terniinate on:October 9;1993: 'I1fe City will work
wi[h the Housing;Authority and nonprofithousing organi-
zations to do an,analysis of the replacement costs and -
lministratlon 396 explore financing.methods to preserve these units as part of
i assistance s% ~ affordable housing stock.
idbank 896
. Homeless _ .
a% Agreements with:Lakeville,Apartments and Valley
Orchard; assisted with bond financing„run out in 2004 and
1995, respectively: At the:o¢casion of a possible re-finance
Figure 9-12: Proposed Use of Redevelopment Set-Aside of these completes, the City will~negotiate an extension of
Funds ~ the requirements for the low-income seraside.
Addendum Figure;9-13: PotentiaG:Sites Far Affordable Housing
PROilECTS IN PIPELINE
1'. ETlls S[ - 70 rentals
2. Ch. 1111']s - 29' owner
3. llt. Vicv - 24 elder_ re_ntala
4. Caulfle
5. Shelter
6. Piotect
7. Protect
e. Protect
.~
0
87
Petaluma General. Plan
Eennanent:or long=tenn.affordability is of utmost impor-: waS approacfiing 1'8%. The system,.:discussed earlier in
lance m the permanent financing;scheme'of the:City's~ Chapter 4; was originally, designed to limit:growth to 500
affordable ownershi stock. Since the;California.Housin units rear bu`
p g pe y t the 'cap was dater revised to allow no
Fnance,Ageney (CHFA};has weakened its re-sale control inore:dwelling units_lhan would,restilt m; a,5% annual
'policy; the City is considenng~altemative financing' population increase;' . '
methods of its. own; using m heu funds oryredevelopment
housing set-aside money~in order to maintain long-.term
affordability.
REZONING '
Rezoning is.on_e-way of meeting housing goals and' would
be necessary, if the City;deci"ded,to develop vacant public-
lands for Housing onto allow resdential~uses""" in„all com-
mercial zones: Also ,•any,mfill sites redesignated for'higher
densities wouldrequire~rezoning.
AVAILABII.ITY OF'PUBLIC FACILITIES
The City is limited in terms of infrastructure and financial
resources needed~to provide water, police,•fire, parks, street
maintenance and sewagetreatment and hese limitations
could restrict housing development. ,BAs a standard
proced'ure,.fees are assessed on new development in order
to meet the ccjsts.of providing such services:. Within the
urban,!limit~line, the.City will'be able to extend services to'
all new development provided costs' are met:
Providing water above existing..°service~elevatons is' no '
longer a;development hindrance°. The.City has;utilized
individual:boosters systems for'those';residences in higher y
elevation;areas of;the city. A water service Zone 4 isbeing
implemented for the:East Side: at elevafions above 60'feet, .
serving'2000?new residents; and''°with:mproved.service~for
existing homes. ~ '
Improvements'to Petaluma's wastewater treafinent:facility
will.;~also be>needed°to service the growing,population. ;It is
likely thathigher hookup fees;arid monthly charges will be
needed top"ay~for tfie improvements. ~ . -
905 G®VER1~dIV1E1~1`TAL
GROWTH MANAGEMENT
One of Petaluina's major planning and`managemenrtogls
is the Residential Growth Management System. It has
_operated since 1972 when.Petaluma's annual growth:rafe
The orignalaunit of 500?units per.year`was never ap-
proached through 1987,,with one exception; In 1984; the,
system allowed,the City'Council to;exempt:certain housing-
types that meta substantial housing;,need;n the city. The
Couricil;approved'784 units in 1984; to'allow`for the
development of a 492 rental apartment complex,'I,akevlle
Square, which. included a 20%~set-aside:of units,for very=
low and'low~incomeaenants;for 20';years. Therannualalimit
of'an_average maximum•of`:500 dwelling. units, with.
prov`sions;for carryover-into future years,.was reinstated;°in
the 1987 General Plan; "
'The.growtli managementsystem has;all'owedahe City`,to '
review development applications to encourage good design'
and a rriix;of housing while,coordnating~ttie pace and ,
location of housing development`with the provision of
needed infrastructure..~The`growthmanagementsystem
set§`.maximdms within which the water,aewer,.school
;systems„,.public works,,;police, and fire~services can operate
com_fortably.. A growth rate greater than,500 units;per year'
(the limit tfits°Plan ets for the period„from ;1986 tii•2005);
would seriously hamperthe City's ability" o provide
needed'community services.,
This Planranticipated that:the City's growth management
system will;accommodate• up to an average, of SOO units per
year~-i~.e., 2,SOO.units from January 1, 1990 to`lanuary 1,
. 1995. In addition, housing projects,that,further. thesCity's;
goal's!to provide very-low, l'ow-„elderly„handicapped and.
infill housing are excluded from the``provisions of the
:growth;management:.system. Developments°of"fewerahan
1'0 unitson` infill. parcelsof `.less'than S acres~are4automati-
cally ;excluded from'tfie:grow`,th management system, but
-are counted in tfie 500-unit`lirriit:
~As ahe first City to institute a.growth,mariagement system,
Petaluma has been: the~object.of'numerous studies done,on
.the impacts, both regionally and•locally; ofsuch~a'system.
The;,Residential Growth 1Vlanagement~S,ytem was recently
reviewed in an independen~;research study done~by the _
Public Research:Institute of theI7niversity of San; Fran'- .
Cisco: It was determined that ttie growth "control system. had
little or no impact on:housingyprices and regional housing .
development. The. report,,Petaluma:,`Growing Old Grace-
_r
fully,; is available, from'the Cornmtintty Development
Department or USF.
See Figure 9-14, Ouantifi'ed Objectives:
88
~.~ ,.~
- ~ Ho.using, ~Chaptelt••9
- 191. 19~Z i~ ~1~44 1~. L2tal
,Maximum Market;Rate
`UnitsrAllowable Under 500 500 S00 500 500 2,500
Growth Management.
' System
Average Building .
Permits Issued/Year ,350 '350 350 ,...350 350 1,750
(Private Market)
Below-Market;Rate •
'Unitsin Pipeline 61 28 122 78 289
(Nonprofit Activity)
Rehabbed Units 35 5 5 5 5 . 55
.Conserved Units 2 2 2 '~ 2 2 10
Figure 9-14:.Quantifed~'Objeetives
LAND USE CONTROLS
In addition'to developmentprocedures:'required by the
•State;ofGalifornia (Environmental Review; Subdivision
Approvals, Rezonings, Zoning Variances, General Plan
Amendments', and Building Codes); ihe'City of Petaluma
insures compliances with:Zoning Ordinanees,'enforcesthe
Municipal~Code as<it relates-to public improvements,
imposes. site plan and archi[ectural review°and;local devel-
opment fees. .
A current schedule~of basic requirementsfo-r allioning.
categories is located.;in°fhe Technical Appendix: That'
schedule specifies minimum lot area,;set back require-
ments, open space requirements and;the like.
The,Petalurria~Zonirig Ordinance'contains provisions for
Planned Unit Development which acts as ``performance
planning"'and allgws great flexibility in;unit type and lot
size; which,may in turn accomodate increases `in density.
(The,City has adopted a density bonus policy designed to
be even more beneficial forthe production of'below-mar=
ket=rate.units;than isset~forth'•in Chapter 4;3; Sec. 65915 of
the State Planning and,Zoning l:.aw:)1 The vast majority. of
the :City's subdivisions use the Planned Unit;Development
process; including all projects for low~and moderate ,
income residents. ' ' ~ -.
The City places.no restrictions~on mobile home or-factory--
built home§ other than those placed on conventional
housing. Therefore the~City's;land use policies. are not
seen a§.a constraint to,(and:indeed have been'used to
•encourage)'thedevelopment of°affordable.housing in,
Petaluma: • ~ -
Site Plan and Architectural Review consists of°project
review. of landscape design,and,architectural design. The
review;addscapproximately'one month ~o the development
schedule. Below=market-rate complexes ace:reviewed with
the:•greatest latitude.. ~ •
BUILDhNG~ CODES AND ENFORCEMENT
Buildingcodes aze not a constraint o;residential develop- ,
ment. -New constructionais~required.to,meet Uniform .
BuildingaCode ceguladons, but•there is no ongoing
systematic enforcement of building codes on,existing
dwellings. Existing unts'~are inspectedonly when com-
plaints'are received by the City. Certain types of additions
require the applicant: [o bring the building (or parC of it) up
to current;codes. ,
;FEES ANI) OTHER EXACTIONS
The City (and:others) ;assess~a number.of fees that affect
the development and cost of:housing in Petaluma: Water,
sewer, and: permit-fees aze similaz.to~ those charged. in other
'Sonoma:County cities.. A park dedication fee.schazged to
acquire^pazh acreage.consistenttyith the growth:of the
population:.
See Figure 9-15: Ttie average amount;of residential;fees
fora single family dwelling:aze $10,000 to $12,000~,per
unit. The~fees are ne_gotia_ ble and: are waived':for Below
Mazket rate=units. ,- ~ •
'For Typical Sinale-F amily bwellinA•
Sevire~, Hook-ups $2,500
•
1NaterConnections 1,290
Community Facilities 1;31,5..
:Storm Drain Mifigatiori 300
Traffic lvlitigation 1,5Q0
Park. 3,000
Total' ~ $9;955.
In=Lieu Housing Contribution .- $2,400 :(Optional)
F'igu're'9-15 City of Petaluma Development Fees
pevelopment>fees are not a constraint to the construction
of'housing affordable to senior citizens or to lower'income
households;, City ordinances' permit waixer of fees for
senior,arid lower income housing projects; especially fees
forparks. Also., in-lieu funds have-been;allocated for use
by nonprofit;developers o~Offset the fees that•otherwise
would be charged to-units affordable to lower income
households:
89
Petaluma General .Plan
ON= AND OFF-SI'I'E,IMPitOVElVEIVTS '' '
... -. • • .. 9e6 NO~mG®VEIZI~NII~IT~~,
Petaluma,,;like°most cities insCalifonua, requires residential. ~®1~1,STIZ~AgI~~'S
.developers to;prq~ide a full complement of on- and off=side -
-_
improvements e.g: `streets, curbs,gutters;~sidewalks„"street ~ COST OF IIOUSING CONS'TRUCT'ION .
trees; drainage; water, sewer, power and.comr-iunications . ~ ,
utilities. These iequuements are.comparable to,provisions~ '• ~~
-.
in neighlionng cities .The City's'in lieu~housing `fund is; ~ Market forces most~signifi¢antly affect,the cost of;liousing..
• ~. Escalating land pncesand construction costs, and fluctuat=;
used to.assist 1ielow-market=rate projects'.to provide:on- •
and off=sitexirnprovements~andlhas~committed CDBG mg'(but still tigti),interest'rates, anemajor`contributors to
:funds forethese>improvements as'well: ~ ~ the ever,increasing~cost of housing;in the: San Francisco• ' .
" ~ Bay Area. ,, - ,
• 'All standards for public improvements (e:,.street widtfis,
sidewalks, torn drains) are delineated;in the:,Municipal Sea~Figure 9-16.
:code Th_esestandards are•reviewed,for individual circum- _
.stances;~reguuements~arepften'waived.:or.reducedand _ MarketiRate>~ ~~ Below-Market Rate.
therefore;:are not a'constrainton development. ~ ~ Single-Family'Dwellina' "~
Land; $45,000/6,OOQ sq, ft. lot `$1.7,400[uniY
I:OCAISPROGESS~IG: AND PE'RIVITT Construction '$60 sq.'ft. $68,000/unit
'I'ROCEDiJRES - :(Structure and -
.. Sitewo[k)
Development review alsoraffects:housmg?costs., Primarily Financing Permanent: 10% . • CHFA 8;5.
because mterest!.on loansmust continue to be,,paid, the Construction: l0 5%:," =,
longeriCtakes.fo;caprojecttobe~approved,(the.higherthe .~ ~ ~ ~<
development:costs. Prior'tothe~l'982=83'Housing~Element; ~ ~ Fees ;.$12;000%unt ~ ;`Waived
.: ~ . ., .
it took;a residential,project of ;100 units ~from.twelve to ~ ~ ' •~ ~ •
-.
eighteem•montheafter,the.initial application fo<receive:final'~ ~ ~ - ~ '
approval,from the~City. Revisions`to this,rprocess, largely
resul[ingrfrom programs n~the 1982-83~,'HousingElement;
have shortened'tfie "time; to a nine~to:efeven~month average; .
fora similar project. Below=market-rate projectsyare.fast-
aracked"through the~Community:Development;Department;
Since the 1987 Element:ahe,Departmentcontracted with;
an organizational consultant to-review tfie department's,
processing and permit procedures..and`has hued,a,tempo- .
nary, full-time Planner-0n-Duty to hefp~during,periods
when building activity is high, so: thaf•.costs.of development`,
are not unduly raised. ~"
The City is currently~m~tfie°processsof,rexising the~entire
Zoning Ordinance torstreamline'processing a_nd to simplify.
.provisions: for ttie developmentof housing., V
ARTICLE `XX'XIV'
Article,XXXIV of the California Constitut<on~requues;that'
..,all putilicly,sulisidized low-income'housing projects; which
are:more than 49% rental; be offered t4 [h_e v',oters~for .
approval. Petaluma does`tiave Article 34 authority for' .
"' elderly°housing'(up fo 5% of the,total' housing stock):
90
Figure, 9-16: Costs. of Housing Construction.'
'AVAILABILITY OF`FINA~ICING ~ . ' '
`Interest rates for. home financing. and rental development
have~a' cru_cial~effect;on the affordability of housmg'~in
• Petaluma., Mortgageinterest~ates tave~leveled off~~in, the- ,
•last:few years;;afterthe extremes.,of'the early eighties: ° • . ;.
'(However,~in the. same. period'of ime,supply=and`demarid,
forces have drastically.increased°t}e'purchase priceof, ;
-homes.) '-I'tie City,wgrks closely with Burbar-k~and~Eden '
Housing Dev, elopment Corporations~to:bufd Below-'-
iriarket-rate;ownershp`housing. ~As:nonprofitagencies, .
~~ they°can, secure°the:mosf favorable'financin •
g possible,
•~ 'u""sually°utlizng~Calfornia~Housing.Finance. Agency
(CHFA). 'Since 1987,, the.:City, usng;its.in=lieu funds„has ~ `: ' -
also; assisted 18 families inahe.puretiase~of ;their firsrhome:
..,, by;providing'low=interest.second:;"mortgages„not;duetand
payable until,.tfie-home is sold: .: " . '
Were:high'nterest rates to;return;'thetCity could mitigate;
some.of'the=effects by issuing (orparticipating m~Gounty'
issuesvof)JTax-exempt Mortgage Revenue Botids. 'These- -
can,be issued:formulai'-family.developmentsahat:require a '
percentage of;low-income grits„and for:mortgage~fmanc- •
ing for first=tune.b"uyers.of'sngle=fainily•homes The City
- s.
-~*
Housing', Chapter 9'
cooperated with~the developer of,Lakeville Apartmentsand
Valley'Orchard Senior Apartmentsin 1985;, "securing; 20%
'of the units for very-low, Tow and moderate,income renters.
,for 20 and 15 years,.respectively. Another'developer is
interested iri ~tbe the, construction of 300+ amts for-°elders •
and [he City`is prepared'to makeasmilar an-angeroent for
below-market=raterentals there. The City,,has~examined
the possibility of instituting a Mortgage Credit Certifi-
cate Program,.however~tlie~adminstration;costs:render it
cost ineffective.
to conduct an inventory of available.residentialaand and
bolding; capacity.
Objectives:
(a) Provide a range of housing types.
(b) Preserve ,and increase. the .existing
• supply- of rental apartments. •
9.7 ®P~O~ZZ'LJI~II~'IES F'®IZ
Together, the;rising'costs of'energy°and'the uncertainty of
supplies~have forced.communities to examine opportunities
for energy conservation. Various'methods'aye, available to
reduce xhe consumption of non-renewable energy re"sources
in residential developments: (See Energy,.Chapter.6.) In
the past, the growth, management`policy addressed energy .
conservation: What:forrnerly were Bonus options have
become energy.conservation requirements in keeping with
statestandards and other energy performance measures,
and will not be°part:of the growth management•system.
Three years of:experience~with the policies;and programs
of the 1987 Housing Element indicate they haze helped.the
City-meet its housing goals:. The majority`of the 1987
programs,.are reiterated below with only;mmor changes and
some srriplification of wording. Progress.in each: program
::.. _
is indicated wheresappropnate. A.aarget year is~established
for eachprogramthat has not yeCbeen camel out. Policies
and programs Nave been added toimeet theaCity's objec-
tives :to increase tt%e diversity of housing types and to
preserve currently affordable dousing: The objectives,
policies, and,programs below. areorganized.into three
sections relating io housing] variety, housing opportunity,
and fiousing;:guality.
~-IOUSING. VARIETY
The?City: iscommittedao~maintaihng 'a range of housing
types to,meetahe housing, needs of~all,Peta1'umans: This.
can `be accomplished by preserving; and,inereasing the
existing supply of. ren_,tal apartments :and mobile home park
rental spaces...Higher="value;..bousingiand`infill develop=
menralso are encouraged. The<City periodically.needs
(c) Preserve existing. mobile -home park
spaces and provide opportunities for
new mobile<home parks..
Policy '1; Phe.City shall encourage a mix of housing types,
including lower-dens,ry housing:
Policy 2:.Higher-value housing shall`be encouraged.
Quality housm`g°is.needed to encourage the management
and professional;personnel of businesses locating or
expanding-in Petaluma to live in the city. The availability
of housing for managers and professionals will make'
Petaluma moreaftractive to industry.
Pohcy° 3t.The.Ciry"shall~conduct a periodic inventory of
available.land and holding~capacity to determine if
cuff cient`land~ezists to meet"the needs`of a range~of
household types.
Policy 4: The btiilding'of'housing; on underutilized land
shall be encouraged:
•Policy 5: Conversions of rental apartments and~mobile
home parks to condominiums shall not be permitted if the
proposed'conversion significantly.. diminishes the existing
supply of rental units or'fhreatens to'lower the rental
..
vacancy-rates within Petaluma:,
Existing aowcost:housing ahould,be.maintainediand; con-
served.r The~Cty`regulates,the coaversion of rental units •.
into condominums.by allowing conversions only when the
rental vacancy rate is above 3%,.or f.a,one-for-one
replacementof rental units of a similar type occurs,.or if
two-thirds of'the adulrtenants.agree to: the>conversion.
-Similar restrictions,apply to mobile home park convey"signs
in the city,. Mobile,hgm. a park tenants may fonn.coopera-
tives to own their~space irrespective of vacancy rates..
Policy 6:1Vew mobile home parks with ownership,or
rental spaces hall 'be encouraged.
91
Petaluma General Plan
Program: (1) Continue to encourage~a°mix of dwelling unit Program~(8) Amend'tlie zoning map andarezone •
. :,
types.. •• existing Mobile,Home.;Parks"appropriately:
- Responstble;Bodies City Councils Community .Responsible Bodies:,.. City°Couneil, Community
• Development;"Department. Deve'ioPment. Department..:
Timing: -Immediate. and;eonlintiing, _ Timing;: 'By 1.990. ~ ~ . .
Progress:. (SFD)1025 (SFA)281., (APT~¢; - Progress: Zoningsmap amended, 1990... ~ ~~
(MBfI)20,;riew or replaced: ~ Housing Unit Count:'Identif canon of sites fora ~ .
~. _ specific=manufactured; housing~developments=would ;
Progrgm~(2)Base;..growth'management'systemallocations °create"approximately-100units,of low=income: ',
on ttie. ability of. pioposed ~ developments,to fullfill the housing during the: term of this Plan.
need for.°d variety of;tiousing types:: • . ~ '
Responsible,Bodies:.City Council;, Qommunity" '
Development.Depart»tent.
Timing" Immediate aitdVconttnuing:
Progress: ,Annual Development:t26jecti es,
Appendix ;
Program {3), .Identify and. designate-on+a,map: in "the '
Gerterdl P, Ian„and:on the. zoning map;, priority "sites ~.
fore `hgher~density "restdential development:.
Responstble;Bodiesr Ctty~Council•Gommunity .,
Development•Department. •
.Timing:: -Immediate 'and'conhnuing~ `"
Progress;: Completed on :General Plan Land Use
Map:: ~ ..,.
Program (4)'Continueao exempt developments'of 15 'or
fewer'units, or developments of less~~tiian five acres
wuh fewer than 3Q units; from the <provisions of the
growlh~management~system.
Responsible:Body: ~ CommunityDevelopment
Department;,
Timing "On=going:
.Progress: (1987) 49. (1988) 81 ,(1990) 84 (est:) .
(Program 5~is~,reserved:forfutureruse) "'
Rrogram. (,6) Continue Condominium Conversion
Ordinance provisions: ' . .
Responsible Body sCOmmtniry Development
Departments
Timing: On-going:
'Progress:. No conversions•allowed due to low
vacancy.rate;and.ldck,of irate""rest: ~ '
lYousing~ Unit Gount: This would pceserve~"approxi- „
:mafely:2200• apartmenCrentals;"plus.btherswhch
may be approved:but not;:as:yet built: ". ' ,
Program (7) Continue:Mobile flome;Conversion '
Ordinance provisions, butamend~the ocdinance;to"
permit renters to' convertcto owning;,;their,'mobile
home.°space irrespective of.renlal".vaeancy1~rales
Responsible Bodies:; ,Ctty"'Councl;.Community ' ' .
Development Department.
Tim. ing.• By 1990. -
~~Progress: Amendment not'coinp•leted ,.
'92 ~ ..
Thesne,w'zoning map designation will protect existing
mobile home parks, from redevelopmentiand'could'°iden6fy
locatibrtsfor new`deyelopments.of manufactured housing.
Pzogram,(9); Continue to encourage and ap-prove _
... ..
smaller lot sues, manufactured housing, dnd patio
homes:... ~ '
Responsible Body_ Community Development'
Depar,Cment,
-Timing: Qn-going:."
Housing, Unit Count:, Infill_prolects,..particularly on
the West Side; should `be able.`to produce 6 to 1O.low-
income ~liousing unts,per .year.
Program,(10).Conduct aPertodtc=evaluation of 1'and
availablefor below-market-rate housing:, •
. .:Responsible Body: Community.Development
Department. ..
Timing: On=going: • "
HOUSING. OPPOIt`TLTNI'TY
TheCity.seekstiousing~opportunt[ies within' the cgmmu-
nity3for,everyone. The.Cityde'siresthata~ctoice'of.
housing types and locations^will be availalle~to all persons
regardless~of race,-sex; cul[ural' origin„age„marital status,;
or physical:.handicaps. • ~ .
The~growth::managemerit.system;can be,structured to en-
courage private development to provide a,balance of ,
housing'by°type and`location while permitting reasonable '
growth within the~cty,: ".Reasonable growth" is defined;as
"that amount of residential,develgpirient wluchthe, city cam
accommodate`withouC~over-taxing schools,.infrastructure,
".and-city services:" "``Reasonable growth" equates`to an ;
annual,ncrease°of no,more"than 2;Co 3,peicent~of the .City's
total;•dwellng unit~coun_t; and has beemset`in "this Plan at a
maximum;of~5~~dwelling, urutsxper~:year .(withsome
exelusions'for verylow, low'income~and:senior+mult-
...
family housing): ~ ,
• - liousin_g, Chapter 9'
Objectives;
(d). Provide li~ousing opportunities for.
persons•of al'1 economic levels.,
1'oliey='12: The~City'shall pursue counry,;'state; and federal
programs~thac provide :housing opportunities for low and
moderate income households:
Policy 13: The Ciry°supports a free choice in housing.
(e) Insure..a choice of Housing types and
locations to .all persons regardless of
sex; cultural' origin; age, marital talus;
or physical handicaps:. -
• •~~ ,
(f) ~Coopertzte with-agencies providing
temporary, shelter for fhe homeless and
those in crisis..
~.
.Policy 7: The maximum annual: allocation,:via the growth.
management system shall be S00 dwelling unitspec year,
exclusive of units specifically targeted to hbuseholds:of
very low and low ineome,.and sen""tor multi family.units.
This number is based on continuing'the City's long-
standing_growth management'system, bufbringing-tit into
harmony with.development rends manife§ted between
1978'and 1990. The average-of 50Q allocapons reflect an
m annual growth rate of between 2% and 3%fperyear. The
primary objective of the system. is to present- overloading
the infrastructure and,t~-e ability of the City and the school
districts toprovide needed services. An allocation is
defined by the: ystern~as the right to cieate:a.lot or unit
rather than issuance of a building,permit. ,
Policy 8rAllotments shall be g""ranted to such a wayas to
promote a balance.: by housing rype,and location, over the
long term:.
Policy 9: The. granting of,allotments. should take Into
account environmentdl•constraints,;infrastructure,capacity,.
availdbiliry°of land; vacancy rate by dwelling .type,
employment growth; and need for market: rate: as well as
below-market-rate housing.
Policy lOt The•,City;shall require,develop""ers.of residential
developments of 5 or »iore units to (a) provide between 10
percent and 15 percent of their units at below-market-rents
or prices y(ti): contriBute to the in-lieu,housing fund, or {e)
propose alternative3measuresao that the egtiivalentofl0
percent to 15 percent of their units will `be available to and
affordable by•households of very low, low and moderate
income:
Policy •11: The City-oi•;its~desigiiee shall insure that
occupants of below-market-rate, units•meet the income
restrictions of the project andahat these. units are pre-
served as.affordable: ,
•Policy 1.4: Large: scale..commercial and industrial develop-
ment proposals~shall be reviewed to def"ermine housing-
re`lated impacts:
Policy 15: The Ciry recognises the.importance of and-need
to temporarily house~the homeless and others in crisis
situations:, .-
Program (11) Developers~of planned residential develop
..merits of S or more-units shall;provide 10-15% of
their units as affordable~in one of the following ways.:
~• (i) 10,15 percent of the units for rentshall~have rents
.afforda_'ble to very:low-.,and low-income households;
- 10-15%.of ownership units shall 6e affordable to low
and moderate, income households.
:Housing: UnitCtuntr Fifty to 75 ho"using units"for•
households earning at median income or below can
be createdper year (based on 10-15% of theS00
maximum allotment).
(ii) A~,portion of fhe land shall be dedicated to the City
for use as a site for affordable housing. .
Developers who dosnot=wish to orcannot-reasonably
includeahe affordable units in the project itself'may-.choose
to set aside aportion of the. land or to purchase land in
another part of the:citywhere the:City or a nonprofit
agency can develop housing. Thisoption can_be followed
only where-the City or the assoctated(nonprofitsgency has
an ongoing`program ao which the land could be added and
incorporated'into an actual building project.
To fulfill-their inclusionary housing requirement, the dc-
velopers<of she Corona/Ely subdivision donated three. sites
for below-market=rate housing, `Theseaites will total ap-
prozimately 15 acres and will be the sites for 165 units of a
balance of~rental' andownershp units,.affordable-to a miz
of very-low:,, low, .and moderate income- households.
(iii)- An in-lieu contribution, related to the cost of
providing affordable~housing, shall be offered o the
City.
In-lieu contributions may be an.aaracfive:alternative to dc-
velopers;;biit in some situations may resultin higher prises
for"the•remainingunits if the developer.can,pass the added•
costs on to other buyers:. Usually, though, developers sell
~93
Petaluma. General. Plane ~ ;
~..
housing.af the hghest~price,the marketwill'bear sosthar-in- ..,Pro"gram (14) Correlate 'the vacant~land,inventory with
. .
lieu contributions'have;:ro.effectaon the,pnce of~other units,:. •. ~exisfing needs of low•and moderate income house
It:is not':"the objective of'the City to build a lacgehousing ` •~ holds; and determine need for-redesignating land for"
fund-and no[:develop affordable housing. The~inclusonary specific housing• types: ,. `
policy, at,a minimum, should~specify~the amount ofari in- -Responsible; Body: _ Community Development.
lieu contributon;in.ttie;event,it i§ "the, mostvable alterna- D'epartmen[.
..
..
five, and'so that it.clearly°is an exaction:comparablein: -Timing: On=going.
valae<tq-the actual provision of units;
(iv) Reasonable. alternative measures.
Various.`inclusionary hgusing`pollciesuse slightly different
mechanisms geared to [tie local }ousing market: As;_
market eonditonschange, [he~'Gty may need to~develop
al'temafve measures; tq provide'ncentives to developers to
include affordable housing iri.their projects:
Responsible Bodies for Program 11: City, ,
Council Commuri`ity Development -Departmeni.
Timing ~;On gozn_'g
Progress: 344 units. ar..e•co»zplete or m3,the pipeline
for completion by 1.993 `because of the inclusionary '
.Policy:.
Program (12) Continue to•exempt assisted~housing for very
loiv:-:and low meome householdstwthinnew~develop-
meets from,portions of development fees as~specfied;
by the. City Cozznc`il.
• ~ Responsille:~Body: Community Development
Department:, `
Timing• °On-going..
Progress:.. To date,,all fees for'below-market-rate
units have: been` waived or'have been offset: wuh in=
lien funds:, ~ '
Program (1~3) Continue Ito gcve'.priorityprocessing.. to very ,
low-and low-~ncome.de`velopments:
Responsible Body:. ~Community.Development ,. .
Department:,
Timing: ~ On-going.,
Progress: 'The•Pcincipal~Planner moves all below-
market=rdte projects totthe°iop'of the Planning.
-~ ~ 'Calendar for'review and approvals andahe Housing:
Planner expedites the-planning process for these -
developments:
Generally; housing costs increase with the time-neededao
obtain required project approvals: `Priority processing" is
used to speed.ttie~approval of:,applications for`:below=
market-rate'housing~andao;makesuch development more
attractive to builders. Ttie impact of this,technique upon
reduction of housing°.eosts«is uncertain. =In some~communi-
ties, a conservative.estimate of,an $8Q0-per-.unit. saving; is;
assumed:
94
Tlie,City will conduct a~penodic study=of:housing,needsto
determineahe:-relative numbers of'below;market-rate.
housing:units needed, the•rapo of single=family tomulti-
fain y units;,and;the number of ownership^versus rental
units that;>should be built in'the city.
Progress ;The ,Community,~Develpment,Department
Housing-staff completed a'housng.survey,and
reported°lo Council, tifay 1990: ' _
Ptogra"m (15f Apply forCommu`niry De"velopment,Block
Grant'•(CDBG) subsidies to asszst;inproviding
necessary.infrastructure improvements. in develop-
•menu wu{i;6elow,inarket-rate"hozisng, dnd leverage
these•subsides:~
Responsible Body: Community,Development,~
Department: - '
.Timing: On-going. ~
Progress: • 1:987 Magnolia Blvd:,1.990' Caulfield
infrastruc"ture. ~ ~ '
The.City'has used CDBG'funds°to move housing. out of the
floodway and to rehabilitaCe the~relocated `units. ,
P.rogra-n (1'6):Amend„the'zoning ordinance to=permit~
housing°inall.commercial.zones, with a'use!permit.
Responsible:;Bodies City~Council•, Gominun_ty'
Development Department: • ; _
"Timing: By 1:990:.. .
Progress: There`a're 4'.commercial'iones; 2 permit
,housing:. ~ .
CorribiningresidentiaLwith:.commercial<or office uses
could provide lower cost tiousing..Even biuldzng:market
rate:rentals can help''to ease.a;tight:rentalmarket• To
~encourageE'a resdenpal/commercial~m;;[he Zoning ,
Ordinance will be~revised to perinit~an.increase`inrdensity
when such housing is provided:
P<rogram (1.7) If necessary,. create•a vehicle, such as'a
nonprof t dufhority or corporation,:Co,perform such
a'ctivities~asacquiring;or;leasing, below-market-rate-.
• ' housing for low •and ritoder°ate Income hous'e'holds,.
insuring that: qualifedToecupants ar"e;placed ri;the '.
io_ uses and that affordability is preserved. . "
.Housing, Chapter 9
The'Housing Authority of°Sonoma County subsidizes
.rental housing for qualified occupan[s and monitors
.,
affordability:.. There is a joint;agreemen4n place between
the,Cty and~[he Housing Authority and we.remain inclose
contaci.for information:and referral on housing programs
that are~available' for all persons requiring housing'
assistance in Petaluma: '
Program (18)'Usereadilyavailable,„methodsto:encourage
a full range of housing types, such as developer
agreements.;and.mortgage reve--ue, bonds:
Responsible Bodies: Ciry tKanager„ Community
Development Department, Ciry„Council
Timing: On-going.,
Progress: 1991 Development.Agreeinent -
Housing Unit Count: Mortgage revenue bonds
could provide financing for 40'to~60 _units:of
moderate income ownership housing and-100-1Sq
units of very low- or;low-income~rental lu?using per
year, as long as enabling'legislation exists. ,
Localgovernments can consummate binding~agreements
with-developers fo assure that the City will not change the'
laws affecting~the developer's proposed'project; n'ez=
change for~the developer's financing of;public ~mprbve-
menu and othercommitmen[s (such as,providing'.ren`tal
units for an extended number of yeaazs) Such:"develop
ment agreements" are subject~to'modification or cancella-
lion to comply with changes in state or'federal law; but not
changes in local law; fihey;must be consistent with [he
General Plan, and they: require an Environmental"Impact
Repoli They can supplement zoning;by establishing a
development schedule.. -Petalumastands°seady to~enter~~into
"developmenhagreements" with,bulders of housing for
projects~•that meet the affordable housmg~objectives of=this
Plan.
Tax-exempt mortgage revenue Bonds have been used to
encourage rental housing with a specific'number~of units
(usually 20%) to be rented:fo low income families. The
provisions~of;the enabling,•legislation=ensure=that tttie units'
will .be available;as rentals;for l0 or more years: The City
-'has issued and will~continue;fo'ssue~bondsfor mu16-
familyprojects and will work°with,the Countyorthe
Housing Authority of Sonoma;County to-,issue single-
family mortgage~evenue bonds. Cooperative;agreements
,are in place: ~ '
. Progress: The Ciry gives Housing Authority
information to gll people requesting. housing
assistance; Section 8 cerlifecates:~and,vouchers'a~e
extremely limited by federal~funds. 3ee;liousing
Assistance Plan in Apendix.
The City currently participates in the "Section 8,Ezisting
Program": To qualify,.a household must have an income
of 50% or less of'the County's median income, adjusted`
for family size: The."Section 8'Existing4Program" is
promoted through the on-going efforts~of the City's
pepartment of Community Development and. Planning and
the:Sonoma County Housing Authority, throughaheir
contacts with the public and apartment owners.
Program (20) Contactnonprofit housing developers to
assist`in identifying appropriate sites and to
encourage the development of rental housing.
Respo"nsible Bodies: Community Development
. Department, Ciry Manager.
Timing: Immediate and continuing.
Progress:. F,ue below-market-rate rental housing
_. complexes-are in various stages of development:
Madrone Village (23 units, family) is complete; Mt.
. -View and'Caulfied{24 and 22 units, elder), pre-
development; Ellis St. and Project Y (30 and 74 units,
family),; pre-development.
The CIty can aid;developers;of'below.-market-rate housing
by.selecfing sites'for lower cost housing. in advance:and
encouraging'development~proposals for.sites so;identified.
The City will' also p"rovide information on federal and state
funding sources.
Program:.(Zl) Work. with,developers of below-market=rate
housing to encourage: the~construetion of housing for
households of very-low and low income.
.Responsible Body: Community Development
.Department.
Timing:.lmmediate and:continuing: .
Progressr The~Ciry works'wilh;nonprofitdevelopers`
and currently;has~102 unts~of housing for people
below SQ%=of the median and 83 units below+80%:
The City staff works with developers through the growth.
management system and the development review process
to•encourage the construction ofsubsidiied housing.
Program (19) Continue to.particpate irt~and;promote the
Section 8 Existing Housing Program.
Responsible Body: Sonoma County Community
Development Commission
Timing: On-going:.
Program,(22) Density `bonuses as'defined by this Plan
maybe granted by the Ciry dep""ending onwhether or
not one or more of the following. minimum~eriteria
are met by a proposed. residential project.
1. Twenty-ftve (25%)'•of the. total unitswill.be
95
Petaluma General Plan
constructed for person"s and families of'loi4 o'r .
moderdte.;income as_defined by this General Plan.
::2. Ten (IO) percent of the. total',units will be -
eonstrueted fonpersons'and farm ies of very low;or
low~tncome;as.defined•by thts,General,Plan.
'Responsible Body: Comnuiuty Development'
Department;. ~ - ~ -
Timing: On=going:,
Progress: 1982 OrdinanceAmended by City
Council; 2l9Q; 35 Accessory units processed since
origin of program.
,3,. F. _
tfty'(SO) percenCof ;the total -units wilt„be. ~ Program (24) Continue5to~develop units; a~`'o,"rdable by`ttie•
constructed for ""senior citizens'' as,defined by .very low-income elderly tisingwhalever subsidy
~, Section'SI':2~of tle~Californza Civil Code. programs•may be availables..
' ResponsibleBodies:. City.Council, Community '
If any of these minimum cr,.tterid.are met; the City Development,Department, City~Manager. ~j,
may grant;,according to~Goxernment'Code;Section Timng•~ On-going: '=• „ - . '
~
' 65915; a density "bonus of at;leastax!enry-five (25)' Progress The Ciry.has: uti
lzed~or:attempted _to ~ ,
"
•. percent over themaximum.allowable denstty~:of,;the utilize; CD
BG, Prop:84, McKinney;.Bond Financing, ~ '
.residential designat~n.on the subject.property: Section 8; iNoderate Reha'¢. ~ .. ~ .
"Density,bonuses;of greaterthan awenty; f ve!(25)
percent ;tut~no `more thanfifty (30) percent; maybe.
granted by the~Ctty to hose projects'lhat signif=
cantly;ezeeed the;minimumrcrteria'listed above.
The~actuahdensity bonus in sueh.casesslall be'
- de=termined'by•the Ciry" on'•a case-by-case~basis":
The densty,~bonus shall:be granted as`Partof the
City's approval of that project. (lii those`instances
- where a project may~not~need formal.approval; "the
Community Development~Director may grantthe
'bonus adminisnatively,~or=ask`the Planning'Co»unis;-
son and:City CouncilYtogrdnt the bonis~6y formal:
action). In~any case, the.following ftndings must~be
- • made:
Program .(25).Expand the: redevelopment boundaries for ' '
the~purposeof encouraging the-construction and%or
~improvementof "housing-affordable6y households of
. very'low,'low,'and medtan:inconte!
Responsible.Bodies: Ctty Council; Redevelopment ,
. : Agency:. '
Toning ,~ay,°I-990: - :, .
-P, rogress ,Aaecond`250a~acre. Redeve!opnent Area ~ -
:° was created~as of April 1988~and~thee Ctty°is
_ ' - tcontemplating a bond~issue for.mulli-family„ housing::. `
,:~ ,
(Program 26•is reseived for.future;use,:) ~ ~ ~~
•Prograin (27) Provide a'referrakservice Co linkothose "
experiencing dtscriminatibn:in housing w{t{i~publia
or~privdte,goups who handle complaintsdga'inst ~ .
dcscrinunation:.. - -
1: -The projectaias met one or morerof the,:criteria:,set ` ': Responsible; Body: City Manager: ~ '
forth4in,the Genexal Plan and`in accordbnce.wilh° ~ :Timing: On-going: - ., ~ -. .~
'State: law.. ~ ~ ' , ~. Progress ~ :When calls comesnto the Ciry:r"ega"rding
2~;-The,project desig""n'and'locdtion~cd"n:dccomoda"te,
the~increased density wthout'~signifi'carit;iimpact to
surrounding. uses>orcommuniry facilities:
' 3. The~denstty"'bonus will "help satisfy City housing
policy. _ .
Responsible Body:. Community Development '
,Department: '
Timing: Qn-going.
.Housing Unit~Count, Temto sixteen units of very
low=income°housing eould:beprodueed per year.. '
P.rogressc':A proposed~300.tuut~elder complex:
~' received„a,density<bon~s and wi/l,iiiclude a~20-% set
.aside for°;tow ineo-ne~,elders.
Program . (23).Continue. to-allowrseeond units on~smaller
-lots; with a useper~rut, ~ ~~ -
fair":houstng,,they,are,referred to tiie~approprigCe; • ~ •
agency and then followed':up-on.by the City Housing
1Planner
To.discourage:discrimination,„the City will continueao en-
'courage state and "federal enforcement of°;fair housing. laws,
. and will, coopeiateewith local,agencies that~irixestigate
:elaimsof discrimination. Currently; the: followitig~agen,- '
ties dandle complaints:,Sonoma County Housing: Author-:
ity,,,Sonoma County.People~for`Econoinic:Opportunty: ~~
Division;ofFair°EmploymentandHousing, Commission
on the Status of Women;.Commission on Aging; .California,
;Human DeveloptrientCorporaton,4aridSonomaCo~nty
- tRental Infonmation:and Nledtatign„Services. T'he City will
refer requests to~`tfiese;agencies~
Program. (28) Continue°to review landlord=tenant;
. complaints^:oz refer complaints~to agencies tha(offer
' mediation: -.
~'96,
Housing, Chapter 9
ResponsiGle.Body: Petalumg People Service
Center..
Timing: On-going.
Progress: The City°hasfunded`'`a Mediation
Assistance Program°to',assist iow and moderate
income 'tenants: with both financial and mediation
assistance, 3/90:
The City will refer complaints, as the need arises, to the
Mediation Assistancepiogram administered by a local
nonprofit agency orao the;Sonoma County'Rental:Informa-
tion and Mediation 'Services.
improve, the condtion.of;its existing:housing;and enhance
the residential quality and characterof Petaluma. Quality
.housing requires adequate urban facilities andservices, so
the City willsupport residential; development only"in [Nose
areas where:Gity facilities and services aze available: or wi1T
be'provided by the:development. The.City will extend
utilities and services only into the mosrviable.expansion
areas,:and will maintain development fees at.a sufficient
level tofinance infrastructure•costs. •
Older neighborhoods.should be maintained and upgraded.
To that~end; the City~wll seek the cooperation of local
.lending institutions for financing structural-.improvements.
Program (29) Periodically monitorstdtistics fromapolice,
County agencies, or private organizations regarding
emergency steelter'needs, and cooperate with or
support (financially or otherwise)public and private
efforts to respond•to these needs;.
Responsible Bodies: Community Development
Department.
Timing: Om-going:
Program (30) Prepare housing impacts and mifigations
for employment-generating commercial and
industrial developments that require Environmental
Impact Reports (IIRs).
Responsible Body:" Community.Deyelopment
Department.
Timing: Immediate and continuing.
An employment-generating commercial or:industrial devel-
opment,that requires an. EIR is;pres6inedto have an impact
on the local~housing;market.. Thosecommercial and •
industrial development proposals-that are found.to have.
significant impacts on the housing.mazket`may be asked.:(a)
to provide~a portion.ofhousing uriits~.(at;the site~or else-.
where) atprices.affordable<to a::cross-section ofaheir own
employees,; or (b) to provide;the-City•with an in-lieu
contribution to.be_used for housing,;or(c)_'ito propose
alternative measures that;meet~affordable housing objec-
tives:. In .order to assist these lazge~scale commercial and
'industrial developments; the City will ;loin in contacting
private investment firms,that arrange joint.home-ownership
programs for employers ;andemployees asp well:,as>develop-
ers who can provide affordable ownership housing in
Petaluma: The. City. also will work with [hewariou5
companies to foster mixed-use developments on those
commercial pazcels where a' mix is feasible::and where the'
housing needs of."the potential employees~could be;met.
H®USING QUALITY
The presence of'hgh quality housing; in good condition is
important fo the community: The City would like to
The. City will: endeavor, through the development approval
process,: to insure that~Petaluma's community character,
housing quality, and physical and°visual;environment are
improved', and" that energy-conservation° features are incor-
porated into the",design of residential developments.
Histgrically important structures,and neighborhood's con-
taining historically sgnificant_homes will be preserved.
Objectives.'
(g) Improve the condition of the city's
existing housing.
(h) .Enhance the residential quality and
character of Petaluma.
Policy ,1'6: The City shall seek cooperation from,local
lending institutions for financing improvements to-older
structures..
Policy 17: The City shall:participate in available housing
rehabilitation programs.
l?olicyI8: The City shalhendeavor throughihe,develop=
mentapprovalprocess. to~insure that Petaluma's commu-
nity character, :housing°qualityand~:atesthetics~are~fostered.
Policy. 19: The. selective rehabilitation of housing in non-
conforming zones-shall be permitted and encouraged.
Program (31) Applyfor CDBG funds~or other available
state•and federal funding. for landbanking
Responsible ~aoay: City,tNanager.
Tuning: Immediate anti continuing:
Progress: There: is no State or Federal money
available for-that purpose, -nor does it appear that
there ever wiU~be: The Citykeeps a substantial
'amount°of he HousingFund in reserve for land
97
Petaluma. General;;Plan
banking: The Citystias'been successfulin,working Program '(36)~:Facili[a`te'~compati(iility.letween
with nonprofit'agencees`to: acquire:foursites that'
._. neighboring developments. .
produced family and elder units:; ' , Responstlile Bodtes~' SPARC, Community
- Development!•Department. •
Program ;(32) Develop a: voluntary^eode;inspecton. ..Timing:' Qn-going..
program emphasizing~rehabilitation; and;:energy
~ ~
~ Progress:. Tiie Subdivision~Review Processg'wes°7lie
features..,
~
.
:v - City this.capability:
Responsible Body: Building Dcvsion: ;
-
Timing: ,Qn-go'ing; - ' _
- Progress: No formal program has•been:establishedt .-P, rogram (37) Permit housing rehabilitation• intones. •
Tiie.Building Divrs'ion reacts to realtor-, and'lender where housing- is a non conforming use, considering •
requests~and,coordinates e~`'orts witkPG&E`who~ on a case-by-case basis~the health; safety, and
completes;60-7.0 energy..dudits:in.Petaluma'each • ~ ~ welfare of the:commumry,~lhe neighborhood
yedr, emp°hasizing'weatherzing,.., ctiarbcter,;and tfie.desiraliility of mixed-use
- ~ developmenis -
Program (33) Continue the voluntary pre-sale^eode Responsible Body: Community' .Development
..
inspection program. ; ,
~ •Department.
Responsible Body: `}Building''Division: Timing Qn=going: -
Tuning:. On-going: ~ ~ Progress: Permitted as long°as~the house: does not
Progress: 15 voluntary inspections a year, become more nonconforming;.
Housing' Unit •,Count:~ Approximately 50=75 homes . Housing Unit: Count:. T,he'ZOn`ing Ordinance
wU~particpate in the voluntary inspection~program , currently permits mixed-use~n specific areeas:" In the
each year: zoning, revisions planned for~I.991;,,additional~
;Program: (34) .Continue code enforcement and
mantenance•of putilic areas:
Responsible Bodies:: Building Division, Parks~and
Recredtion:Department, Public ,Works.
Timing: O, n=going: -
Program (35) Continue to identifytarget.oreas suitable
for rehdb'ilitation; _
Responsible Body:" Community.Developmeiit
- Department...
.Timing:, On-going. _ •
Progress:, Completed, 2/90!
,.
By. targeting suitable areas, [he City:may help make
Sonoma County~rehabilitation,prggrams;;,available"to
-.
.residents in.these;areas:
fle~brliry will be sought_to,allow'or to,preserve°
,..
housing-in nvn-residential areas. •ThisPro`gram
•.cotild retdin~l0-15 'housing, units per-year.:.. '
Progresso A',.section.of the~ciry~which was previously
,zoned industrial was=re=zoned to•promote a
residential/ndustridl(commercial~miz:.• •
Some of the older housmg;units in the City e?usCin. - .-
indastrial or commercial,zones. Taus housing provides a
source;of'affordablegwner-occupied-and rental housing
that would not otherwise lie available'in'Eetaluma. To. '
e-.
preserve •ths',housing, the~Cty will,examine revisingahe ,
non-conforir-ing zoning,status of't}iese~unts,-aanalyzing the`
units and their locations so as°to peninit,retention and eha-
liilitation ofsuchhousing,9 This'review will consider.
neighborhood character, theynumter of other residential •
units located in the,area and the;desirabilty°of mzed,use.
98