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Home My WebLink AboutResolution 6126 N.C.S. 09/05/1972 9R:btr. 8/31/72 . e�-U N, , h r Resolution No 612 6 N.C. . , RESOLUTION' MODIFYING THE GENERAL PLAN BY ADDING THERETO A HOUSING ELEMENT. . INTRODUCED BY COUNCILMAN ``C V.: � At 1A x d st Meeting of the City Council of the City of Petaluma on the 5th day of September 1972 WHEREAS ,' the City. Planning Commission has reviewed the General Plan and has held a hearing thereon and after said hearing finds that the 'General Plan should be modified by adding thereto a' Hdusing Element;' and WHEREAS , the CIty. Planning Commission filed with the City. Council on the 14th' day of August, .1972 , its report as forth' in its. Resolution No.' 10 .72 ; recommending the adoption of certain modifications to the General Plan; and i WHEREAS, the City Council has reviewed the General Plan and has held a hearing thereon the: '5th day of September, 1972 , and after said hearing finds that the :General Plan should be modified by adding thereto a Housing ' Element;• NOW, THEREFORE,: BE 'IT RESOLVED that the .General Plan be modified by adding thereto a Housing Element,. in the—form as prepared by the Staff and the Planning Consultants , a copy of which is attached hereto, under the power aril authority confe"rredttpon this Council by the Charter of said City. ! I, COUNCILMEN VOTE Seconded by i \d f 1 , .f Y 4:ifL(n.7 ,i3�°� Ayes Noes Absent I hereby certify that the foregoing resolution was duly and Councilman Robert A. Brunner / regularly introduced and adopted by the Council of the City of John W. Cavanagh, Jr. ,:' Petaluma, on the 5th day of Septet 1972 , by " Richard W. Clecak the following vote: _ r)- ) Robert E. Daly (SEAL) �� Imo- Le - 1 e..-Y..?/ Mayor of the City of Petaluma Fred V. Maffei —" --- Attest.'.aL Cr . < - William A. Per ry, Jr. i ' Mayor Helen Putnam C City Clerk 4ti._-, J /.. 2%>ice / . (-7 )---(3 . J • r CITY OF PETALUMA PETALUMA HOUSING ELEMENT Adopted by the Council of the City of Petaluma September 5 , 1972 CITY COUNCIL Helen Putnam - Mayor Robert A. Brunner Robert E . Daly John W. Cavanagh , Jr . Fred V. Mattei Richard W. Clecak William A. Perry, Jr . PLANNING COMMISSION Mervin S . Waters - Chairman John L. Balshaw Lyle D . Hood Arthur J. Cerini Lester "Bud" Popp Robert E. Daly Ed Schmelz Council Representative STAFF Robert H . Meyer , City Manager Edouard E . Robert , City Attorney William C . McGivern , Director of Community Development David A. Young , Director of Public Works Lillian Nommsen , City Clerk PLANNING CONSULTANTS Williams and Mocine , City and Regional Planning 1045 Sansome Street , San Francisco , California 94111 TABLE OF CONTENTS { PAGE Introduction 1 Summary -- Findings and Recommendations 3 The Housing Picture Today 5 Residential Development Program (1973-1977) 18 Planning Tools 25 ".9 L . r SUMMARY -- FINDINGS AND RECOMMENDATIONS FINDINGS 1 . The stock of existing housing almost doubled during the period 1970 ; its rate of growth twice as high as the County ' s . 2 . The greatest amount of this growth has occurred on the eastern half of the City in single-family subdivision dwelling units . 3 . Because of a large percentage of . older housing (20% is at least 40 years of age) and limited overcrowding , Petaluma ' s housing stock is in need of selective rehabilitation and an upgrading of maintenance . This is particularly true of portions of the _ west side and to a lesser extent in the area between the river and the freeway . 4 . Recent single-family home growth in Petaluma has created an imbalance between rental type units and single-family homes . Multi-family unit deficiency is particularly apparent in the east side . 5 . Housing costs as defined by new home prices and prevailing rents have remained reasonable -- below prevailing costs in Santa Rosa and Novato , although the range of costs and prices is wider in Santa Rosa . However , there still remains a segment of Petaluma ' s population, those on fixed or retirement incomes who have diffi- culty finding housing within their means . 6 . Incomes are rising very fast in Petaluma , reflecting the large influx of new residents buying homes who commute daily to San Francisco and San Rafael to work. 7 . Petaluma ' s population is becoming much younger . However , many of its younger citizens have chosen to live on the east side , creating a geographic imbalance in the City ' s age structures . 8 . Instances of overcrowding are occurring in portions of the east side , probably due to doubling up. Rental units on the east side also exhibit overcrowding , most likely due to the under- supply of such units in that area . . 9 . Vacancy .rates are below normal averages for both new homes and apartments in Petaluma indicating. a tightening housing market . 10 . Although Petaluma ' s housing problems do not reach the severity of those in larger cities , housing for those whose incomes are less than $5 , 000 per year is becoming increasingly scarce as costs rise and older housing is torn down . 3 RECOMMENDATIONS — 1 . To give overall direction to the adopted policies relating to residential development, the City should adopt a comprehensive _ set of housing goals to complement existing development policies . Suggested goals include : a : Establishment of a rate of housing construction adequate to provide a decent home for all residents regardless of age, sex , income or ethnic background with maximum choice of rental or ownership, type , price , and location. __ b. Elimination of deficient housing .and prevention of future deterioration . Initiation of ongoing programs designed _ to stimulate private rehabilitation and utilization of public monies for upgrading the housing stock . c . Encouragement of the development of neighborhoods with — balanced population, a variety of• housing types , adequate park and recreation space and identifiable community centers with shopping and community facilities. 2 . Establishment of percentages (8 - 12 percent) of low to moder- ate income housing that must be part of each annual quota allowed by the City . This percentage should be met by develop- ment on both sides of the freeway. 4 - c` c, F THE .HOUSING PICT[ RE TODAY THE HOUSING SUPPLY L 1 . Existing Housing ` According to Census figures for 1960 and 1970 , the housing iu stock of Petaluma grew from a total Of 5 , 082 dwelling units in 1960 to 8 , 175 units in 1970 ---- an increase of 60 . 8 percent. i This compared with a County-wide growth rate of .30 . 5 percent L. 1 over the same period. The growth in Petaluma , however , has been most marked over the last five years , as the following chart will illustrate : I- Table #1 L Units Authorized. b Pu dting Permits* emit_-, 1960-1971 r — Year Petaluma Sonoma County 1D�..0 --MI-- 1 , 775 1961 104 1 ,412 L . 1962 83 2 , 527 L 1963 205 3 , 198 1964 332 3 ,002 1965 49 �Y 2 , 654 1 . 1966 2.1..1 3 , 198 1967 _ 255 1 , 367 1968 495 1 , 863 1969 424 375 1970 643 2 , 751 1.971 280 4 , 445 i.. Real -,state research Cc-oricil of Northern. California . L . Census figures also show that in ! `) 70 approximately 83 per- cent of the existing hen tnq in Petaluma was single-family homes , while multiple units , Incit:d_ng duplexes , constituted 14 percent, Mobile homes constituted. ted the remaining 3 per- ' cent Comparable 'county figures for 1970 indicate approximately 82 percent of the existing stock was single-family homes , 13 percent mul •i-family. un'a.ts ; and five percent mobile homes . 2 . Condition and ACM The 1.960 Cet - revealed that 91 , 8 ec i _s...nt of existing units were in sound condition in contrast Le the County ' s compar- able figure of 82 . 6 percent . As the 1970 Census provides no comparable in ication of houIna condition , a State Census -.nnr?t ct;.,rl 1 vi;: -. .ov. . . . .., cmj ,, -'c,,- 1- .9,a "a available , • This Census indicated a slight decline in the quality of the housing stock over the decade . However , this was only appar- _ ent in terms of actual tm t ? , as there was a percentage in- crease in sound housing since 1960 , The special Census re- vealed that dilapidated units increased from 62 to 102 and deteriorating units from 270 to 451 in the period 1960 - — 1969 . The ma ,cri.ty of these homes were over 40 years old and some deterioration is to he expected; however, it may also be due to overcrowding which occurred in 8 . 4 percent of — all units in 1960 . The 1969 oereent.a-_. e of sound housing (92 . 5%) is very high compared a °_ 1 many parts of the County. Table 2 , however , indicates that the older parts of the City are in need of attention and improvement. This is particularly true of the west side of Pet Luna , and , to a lesser extent , in the area bounded by the river and the freeway: Fortun- ately , the housing stock in these areas of the City has dev- eloped slowly with housing of varying ages interspersed throughout ch,e neighborhoods .. This kind of development en- courages individual rehabilitation and gradual change of -. community character or density . As a result disruptive an d expensive redevelopment is not generally necessary . A max of housing age within the neigh- borhood encourages good maintenance and tends to prolong the life of the housing sfnek , The Special Census revealed almost no condition deficiencies in the east side. of Petaluma , primarily due to the fact that as of October. 1970 , 64 . r, r;ercent: of the homes on the east side of the t ,.t y were less than five years old. While hous- ing condition on the suet side presents no problem presently , it may become a problem in the future because all the hous- ing there will he noinc{ at the same rate . Public and private programs should he encouracec to increase the sense of commun- ity identity and provide for timely and necessary maintenance of these newer nel.<;hhorhoois and structures . — Table 2. Summary : Age and Condition Housing Stock , 1969 Special Census Deteriorating or. Dilapidated Age Units Numb}r Percent Under. 5 yrs , old 1 . 689 0 0 . 0 5-20 yrs, old 2 ,620 96 3. 6 21-40 yrs . old _ , 246 135 10 . 8 Over 40 yrs , old 1 , S54 ?2 17 . 0 Total* 7 . 419 553 7. 4 *No response was retch t'ed from nine questionnaires . li r L. O 0 3, Tenure Census figures indicating owner or renter occupancy status reveal that home ownership is increasing in Petaluma. In 1960 , approximately 61 . 7 percent of the units were owner occupied, versus 38 . 3 percent which were being rented . Com- parable figures for. 1970 indicate 69 . 1 percent of the units are owner occupied, while 30 . 9 percent are renter occupied. This has been primarily due to the large number of new homes sold on the east side of the freeway during the last decade . The eastern portion of the City in 1970 held 38 . 9 percent of the total population while containing 34-. 5 percent of the City ' s owner occupied units . Rental-occupied units on the east side constituted but 11 ,5 percent of the City total rental-occupied dwelling units . These figures point to the fact that the o 'eraheimjn=,l majority of the units built on the east side have been single-family units . Only very re- cently have there been a substantial number of multi-family units under construction .. These growth trends reflect the attractiveness -of Petaluma for new homeoti7ners , and point to the need for controlling the large demand for relatively low cost homes in the City if environmental and public facility quality is to remain high, 4 . Housing Costs Prices of new homes in Petaluma. , during the period April 1970 to August 1971 , exhibited a curious pattern in which approxi- mately 37 percent of the homes were selling for between $24 , 000 and $25 ,000 , and 26 percent were selling for $27 ,000 to $ 30 , 000 . Only 16 percent of the total sold for below $23, 000 ; approximately 18 percent sold for between $25 ,000 and $27,000 ; and 3 percent sold for above $30 ,000 . This bi-modal split was also mirrored in County figures in which the largest percentage of buyers were purchasing homes priced between $.24 ,000 and $28 , 000 ( 26 . 8 percent) and also homes above $34 , 000 (19 , 9 percent) . * Census figures show that the median v °lue for a single-family home in Petaluma rose from $12 , 100 in 1960 to $20 , 600 in 1910 , According to the Real Estate Research Council of Northern California , a sampling of homes on the east side revealed that the typical home there was built in 1967 on a 60 foot by 100 foot lot, had four bedrooms , 2 baths , a double garage , con- tained 1507 square feet and sold for $27 , 500 . Similar indices on the western _crotlon of the City indicated the typical home there was built in 1939 , on a 50 foot by 90 foot lot , contained 1152 square feet , had two bedrooms , 1 baths a single ealage , and sold in October 1971 for $18 ,500 . Recent estimated aporeeletir n of these homes was 3 . 1 percent *Selling price of six room hooes . Oct. - Nov . - Dec. 1971 ; Sonoma County P.lannihe Denartwent . between October 196fl and October 1969 ; 7 . 7 percent between 1969 and 1970 ; and 5 . 7 percent between October 1970 and October 1971 . Rents varied greatly in Petaluma , The City-wide median con- tract rent level , according to the 1970 Census , was $106 , up from $62 in 1960 . However , the east:e.fl-n portion of the City recorded rents averaging $130 in 1970 . This relatively low cost of housing makes the Petaluma area very desirable . Net: home buyers are expressing the fact that Petaluma offers the most house for the do tar" in comparison with new home prices elsewhere in the Say Area. This is a direct result of the easily developable and relatively inex- pensive land . It may also he assumed that due again to the relative low cost, some of the housing, particularly on the east side , is under-occupied due to the fact that couples are buying 3-4 — bedroom homes expecting a family,. Young families without children who might , in szeas closer to San Francisco , occupy an apartment , are able to buy a home in Petaluma. The prospect of further residential development in Petaluma raises the Question of achieving a broader mix of housing types . As southern Sonoma Countw ' s population grows , land cpsts , and, in turn , housinc) costs will escalate . In most of the communities in the h2Av Area today , it has become virtually impossible for many families with incomes Of less then $12 ,000 to buy a home ct their own. The Petaluma area still manages to offer this oppe.ttunity , However , the time is imminent when young tam: lies and e1derly with limited or fixed incomes will be unable to afford single-family homes . Petaluma will need to anticipate this time and provide for a greater spread of houskng typc:is , prices and residential environments in its expanding areas as it has done in its — older areas , HOUSING DEMAND .... Demand is a concept in economics which attempts to define people ' s or consumers ' desire for a paticular commodity . Assuming free market conditions , i .e. , simpav being unchecked , consumer demand will he met at a price whicn will assure producers ' ability to meet costs plus whatever profit can he made . With respect to housing then , demand ls an indication of how mani units would be absorbed by the market if pocule . ,; nrearences could be met Housing demand is essentially determined b people -- their num- hers , income and tastes or pleterences often exemplified by present trends . it is imoortgn: to note that housing demand is not the same thing as boos inn need . Demands are desires or pre- ferences that can be expressed in the traditional market place. .. . ,. . . 0 ),, L r Needs , O the, othr hand , are otten demaiirlS talich cannot be ex- pressed in dediarS . Insufficient. intisMcif pdverty, single house- hold heads , racial discrimination , etc f ate olli reasons why F- individuals or families cannot: tel On the tradittanaL workings of the private matkOt to secure decent, sate housing . Therefore , L . this distinction shOuld lie kept. in mind when needs and. demands _ are discussed separately , I . Trends in Current. Production •___,,,,, re- Housing demand in Petaluma seems Lobe most strongly ex- • pressed in the matsket for singletfaiMil.v hothes in the past • — eight t ten years During the perioa 1960 through 1979 approkimaely ad percent cf the huildifig oermits issued were for single-family decacheo homes . This is oaretcularly _ . apparent on the eastern side sf the City , where as of 1970 , 91 percent of the v_., ehete were single-fmilv homes . De- , mand tor single-±amily units will probably. continue to be quite high given the quantity of easily developable and r-- relativeiy inexpensive iatiA ai:111 available in Petaluma. When land prices rise as they haye .dene in the aallacent communitiel:i .ot Novato. and .lianta Pc & the d.etand for housing _ in Petaluma canine eicpected tc shift towards rental units . However, vane of the mine attfactions or Retnauma , today , re- , mains the excellent villes that • se staiil.able in new home purchases , This will continue to he true at least during _ the next tbree to five. years . This iei.g demand potential makes it imperative teat Pehel'urna plan arfectively to retain 1 the environmental amenities which make it a desirable place to live , , . 2 . Income. - - Income statistics of fitovieic usefga indices of demand for U ousinch Generally , risinu L.:la:ow:ea alio4 taMilies to acquire higher quality' lidusing and spore smaller percentages of total income on housing, as nnrosed to other etxpenditures . Rising incomes can aiso he artngitateta into deMond for newer homes or home ownership as apposaCi ca- intang'. Uni!ortunately , 1970 Census counts as to Incrne A ;:,7! not "-ist :available ; therefore , other inccrne srat-istAr: routt be tem./ace:tinily r,' Iied upon- _ . S ales Manaemeetts iiititiyofEuvilig 1,2iy-4e.c. rigovides very use- f91 information as to chaniais in percentages of population in various income brackets over the- 1.aat Ii.vs years in Petaluma. _ If buying ifecome as defined lav Sales Manapment in- cades 'net cash income J income in klnd and impureC. tent. of owner ucchplea housing . at Is generalig comparable to the -- FeqeKal government ' s dipc.:J. ,. e, personal income . ' For 1970 „ the average eflectivda boviaci income. per househeld in Petaluma was f.)9 ,103 — s . . . ._. Tabia )f3 Cash Income --0:---MH, One- -TT-(To-67- -- --c7affr----(577 EBPt 2 ,999 4 , 9 ') 7 . 99!) 9, 999 $10 ,000 — 1966 $7 . 622 23 . 8 15 , 1 27 . 14 ,1 19 . 3 1967 7 ,615 23 .5 )5 . 0 :17 , '; 14 . 6 19 . 8 -- 198 7 , 923 22 . 7 14 , 5 2,1 . E. 14 . 5 21 . 2 1969 8 , 244 21 . 8 14 ; 1 23 . 9 16 ; 5 23 . 7 197.0 9 , 103 19 . 7 43 . 26 . 2 16 ; 9 30 ; 2 * Effective buying Income U7tleer _ Table f1.3 reveals that 4ispo5obie .ncom.f.,! LE).-7,I ) in PetaliuMa ' s , households has: risen L9 , 4 17aL.:ucent cvcr the last. five 1)..ears . More ithportantiy perh6p7 , EU:&: the ).&.)2.17e increases meie dn. the las:t, year. A look at TioplotInn percentaOs in the _ various cash income PgrcupinQc .“ ::),cw that there has been a rise of althost :71) percenT tfl the number: or nouseholms making: over $ 10 ,000 . This i.7, dhe in part :..,!.p househoIds prevOnsIV _ Hi the 55 , 000 - $9 ,999 1.71.:,,irkets. shlitq. tp, -.)1:,c. probably due more to new fam1) mo,.,Lng Into Petaluma, Artb: interesting to note is the sthalle,c ibange In. Ir.-Ao c:Fte.aoriec under $14 ,9.9S , most: lii el? due to ':hr- ridig.Rt ot rc,.: ircd fathiIies or persons on relatively fixed ..ricomias . AIL.) :,,l .interest is a T:eSicieh- ti41 Survey of Pet.f.) LuJo&* ccn.dui:..t,.:.d in Novembe.T: 1970. of 90 houSe- hblds . The 8ully tr,11.. .ci tha t crir (the 90 famid:ies surveyed , _ 50: Percent haa annual 24)c:etc:es of a.f..:4ate : than 512 ,000 . Al- -bough s' is difficoLt Cu ocin.-!Inde 1.ic) ds from this infOr:- maticn , it does indic,Ilte L-±le crowInc: numbers of Retaiuma _ farpaiies in the i,; 12 , 00•:ri per y.?,s,17 in-Lc:me class , It is these f4mil“is, primailv , t...ri,,:t -.1_11 iztasLitutc the halite ';!;hying mstet if they (.1c; not aAready own htiros , This inforMatton also indicates rhe tyrie ott new- inmi I jars that are moving into Petaluma --- 1f1rcl_ii15.5 —h , n are ::171 ':-i rdly mobile , in terms of income , and ialllek may be sti:. tina tz..mLiies in the near future .. Thi,s tenkativra COncig.31,.-)n is r!lis,:, suorted by ihormatieh _ from the same 0, 114 2 , P . Sc„)d-., ,.,:h.:0,.n points out ibtfrer hiace of residence and plaa::e ct Elvw.dovm).. or new Petaluma real- -dents .. Statistics Jnoicata ir.)%1: ve. cye ratcentages (60- 70 percent) of niFa.,:: rNsidcfits wo,..k in ..-;an Franc:15e° and San Rafael and commute! -:W, J .. V . iF . '.'- : scc and San Rafael wee also the most often 1 : ).?:. f.:H.A.,:-..e : ,.. .c.cni.o.i: residence . This • leads us further tc, cl;:-.; ..le. ).hai 1-t- vaium,-; is )i. very attractive place for young: , pcifoi, sifin“li.: !Dirt)) are:) . ramilies wishing to make J.nitial. hc).11e o).1coase.E: an5 be.iln i'. milics , This has been . , * Residential Survt,%; - :-e.,:.:,;±-intek , Napo-Scnotha Housing ilatket . Analys).8 , 0.tn.i , t,lann . ..pghn.;on , &rd IlendenhAII, No):eMber , 1970 _• . : . . 0 .-.9 • :a . _ the recent. market for new home purchases , and this demand should continue over the next 3-5 years . 3. Age Structure of Population As the City has grown in population during the last decade , it _ . also has become younger in age . The percentage of Petaluma ' s population , 18 years old and below, grew from 35 per cent in 1960 to 38 per cent. in ] 970 . Correspondingly , the 12 per cent - which were 65 and older in 1950 declined to 9 per cent in 1970 . The remainder of the population , 53 per cent , remained the same for the 18-64 age grouping for the comparison years . _ - This reduction in average age results from the relatively young population. which moved into Petaluma during the last - 10 years . This fact is substantiated when one looks at where the different age groupings predominately live . The eastern _ side of the City has 15 per cent of its population under 18 and only 3 per cent of it over 65. This is contrasted with the westernmost portion of the City , the area bounded by - podega Avenue , 6th Street , "D" Street and the City limits where but 28 per cent of the population is below 18 and 20 per cent is 65 or older. This age structure is also reflected somewhat in the southwestern portion of the City . The City appears to be polarizing age-wise with the younger citizens being primarily east of the freeway , the older, co the west. Differing needs of these disparate age groupings may lead to disagreement in community aspirations , needs and policy. Petaluma should seek , through. its future growth patterns , to reduce these imbalances in order to insure a more consistent -- approach to City-wide policy and objectives , 4 . Household Size In examining figures which indicate numbers of persons per occupied unit , rental and owned , there appears the same east - west disparity which was found when age structure figures were plotted. The City-wide -figures of 1 , 3 persons per unit for owner occuplod dwellings , and 2J), persos per unit for rentals . covered up substan€iai differences hi portions of the City on either side of the freeway , The cider, western half of the City averaged 2 . 91 persons per owner occupied unit and 2 .63 persons per rental unit. Both of these are well below the City average , On the newer , Eastern portion of the City , owner occupied homes averayed 3, 8 per- • • sons while rental units averaged 1 . 9 persons per unit . This latter figure translated to an average of 1 . 3 persons per room; well above the accented standard of 1 . 01 persons per room_ The western. sector- eat the City had but 4 percent of Its owner Occupied uruts containing store, than 1 . 0] persons per unit and 7 percent of their rental units exceeded the standard. II It can be seen then that although the City-wide average of 3. 19 persons per unit seems quite normal there are instances _ of overcrowding in sections of the Cfty . THE SUPPLY AND DEMAND RELATIONSHIP -- Normally , the match-up between the ex].stincl supply of housing and the demand for it can be determined by examining vacancy rates for — rental and. single-family units , .z;!rl ho1,s i."i g deficiencies SUCK as the number of people .ill housed and the number of deteriorating units . 1. Vacancy Rates One indicator of performance with fespect to how the supply of housing is responding to ;Tort ccl , n . _ a.: the vacancy rate, Higher . then 'normal' rates lnt.lna{'c, the e5:1Si:Yng stock of housing exceeds demand. An inordinately low vacancy rate indicates unsatisfied demands on the r,t7. of those seeking housing. The following two tables give some Indiction hat the trends have been in Petaluma during the last severs sew-ral veers and curr- -. ently with respect to other Sonoma County communities . Table. -' Idle Residential. ')9r:tet P' ten Petaluma Sonoma ,.County June 1968 . 1 , 8% 2 . �T't' June. 1969 1 . _.. .r . 6'. — June 1970 1 . i ., 1 . 5% June 19 71 1. . 9, 1. 5% Source : p , h. &E e Santa Rosa had 1270 and 1971 il a en of 1 . 6 percent , while • Novato had 0 . 3 percent for 19 7e r d ? . .• r 9 .. 21.t.. _. , c. percent`., _ `11 1. _ . 12 • ■ Table #5 FHA Area Postal VacancyjSurvey April 28 May 5 , 1971 City Total Q%) Residences ( %) Apartments (%) Petaluma 1 . 7 1 . 6 4 , 3 Santa Rosa 2 . 3 1. 6 7 . 3 Novato 2 . 6 2 . 1 6 . 1 Bay Area 1..6 1 . 1 2 . 6 Source : HUD - FHA Generally speaking , areas with slow growth rates and limited inmigration require proportionately fewer available vacancies than communities with higher growth rates and greater inmigrat- ions . A 1 . 5 - 2 . 0 percent vacancy rate is considered normal for an area with less than 3 percent growth per year. Under similar conditions , a normal rental vacancy rate is considered to be between S and 6 percent, however, Pets.luna is an area which exceeds this 3 percent growth rate and has much lower rates than the 3 percent for homes and 6 to 8 percent for rentals which would he normal for its rate of growth. As can be seen from Tables 4 and 5 , Petaluma has had an in- creasingly tighter housing market over the last four years . Surrounding communities and even Sonoma County as a whole had higher vacancy rates . Census figures showed car' one percent of owner occupied units - on the west side of the freeway for sale . The east side showed 6 percent , to he expected in view of the continuing new con- ' struction there . With regard to rental vacancies , the western portion of the City showed 5 , 2 percent vacancy , while the eastern portion showed 2 .9 percent vacancy , This latter fig_ ure clearly shows unsatisfied demand for rental units on the eastern side , and to a lesser. decree 2 . Existing Deficiencies and Needs At the present time , there do not 1 npe s. to bo large or numer- ous gars between popalation population by Income category and housing stock Dv rental or vilue category. One meor exception was for that portion of the Population earning undet $3 ,000 per year . According ng -to , .3 : - e income t _is t approximately roximatel. �� . I percent I £ f i :ude Jul � _1 �n earned _ s than i . , • . - -- - $3,-000 in 1970 , or tough ) y 4 ,900 people . a, .riousing for the Elderly A large pereentape of the people with less than $ 3 ,000 annual income are undoubtedly elderly or retired indimi- _ duais ana couples on fi.xed incomes . 1 is generally assumed that no mote than. 25 percent of g're.SS income shold, he expended On housing costs , therefore , a person errrning $3, 000 per year can afford but $62, 50 per month- for. housing . An examination of mean contract rent figures for each eniltheration district of PetalmMa reveals. no district with thean .r,ents less than $:85 per !tenth,. and most average around $105 per month , Obviously , the elderly and retired couples in Peta„lutha who do not already own their own homes afe paying in excess of what they :can afford for housing. Even those fortunate enough to own their own homes must pay for maintenance , property taxes , Cu , which. may amount to a very high pereent age of thonthly. - income, There is eVidence indicating that .many of these people arc doubling up or renting single rooms in older homes on the west Side .. Housing for the elderly is one of PetaluMa ' s Most pressing needs , Pecommennations as to methods of addressing. this problem will he discussed in Cori:active Actions later in this repOrt , b . Deter5or'atior Partly as a result: of °Vex-crowding mentioned above and partly due to the advancinp age of Petajuma 's housing _ stock 1, 36 percent built before 1939 ? there e'riSts a Trow- in4 problem c- selective deterioration of u , , La Primarily on the weef side , but potentially also on the east side , in unit ' built during dMe 1950 ' s . INetaflms: has. been for- tunate in -havin9 a q,reat deal or: on rehabilitation through conscientious maintenance sad unseen. Howewl,r., _ chore de exist small ar:eas in the City where code en:fence-- ment shouiti be. undertaken and Wil ef.r e public Actiefl may he needed to fai:Ilitate 10.t interest loans to home owners for the purposes of systematc rehab:I litstions , J t is portant to note It atre.n.tion i7n,iid now to r.h.is still somewhat IimItod br.obleill w.111 foIsistali the neled for MOTe Ursa tic mc,asures in future. ye ars . fIlfggestions. as to - progfaths or enproaches sUccessful in other are as of the country will Iie feeng unclia Pc-vontive Neesures laten in thl5 to pen t . _ CAUSES, OP YHE TMUSING PROBLEMS In the pieced ç : sesticn , tho oveoalLetsitissich end ecieleete?.7 of J.4. - -5: . ..--.. (—) . ' - ' 1 , I Petaluma s. hoTAS.i.h.g s±.oci-: 1-10 its, nes.ds were discgsSed. Many inter-relater facters serve L obstt?,:ldt. tat OityTh. ability tt, .... meet an abject 'e of' providing satisfactOdy 1o0-ting' fox ei.very . _ citizen, IHere , some of the bbstac1ns out be discussed. Most are common to eve / rrnmunity ; sone i..-.-an. be ,su.p.cessfully overcome at the local level , while others 'will require assistance from higher levels of .gove'rnrs,r, 1 . Rising Tiodsing Costs New approaches must be found to keep. Monthly housing expenses of renters and honed‘dners from •i.rowinn fa,-3ter than incomes . _ - higher priced housing , of coda:se„ dan ne the tesuit of City policy to nainLain ,..v.i.,,Lity" neighfrbefdds -- i. .e . , to keep — out the develcoment of new or further. low to moderate income housing, to expenses vnzy. Jir,rdctly cr. indirectly with land and construction costs , ratlaqc;,. terms , insurance rates , .. . maintenance and taxes . No single factor can he adjusted to reduce housing coo La but, at A. must be 6xamined in order to arrive at a soiur.ion . .L. . a. Land Costs C Eve., snee the end of ','Jci:71.0. War- fl. land costs have been L . an increasing portion ,-.yff -..H.nal housing costs . Two factors contribute to, this steady 1.P72Yease : ( fl increasing size _ of the individual parbol , and U) !Ln.crez.-,s.ing standards of subdiVision cevelopment • ncioding wider streets and . .. S idewalks , m.d.t : set ices and mace Amenities , if land , rosrc as s ,'.acto:,s in final build.ing. costs are to be re- duced, ways must. .0e .(D:And to re Verse these trends .. The L . most !)1,actica:,. a-,,,,d.nde dt, ,ears to be an itcrease in den- sity meaning. a decrbse in parcel Si_Ze pet family . Effec- r i tire ways of iunreasing density whi le preserving environ- . mentai amenity ax's such devices as PUP provisions , bonus incentives to dev,alobrs to pt,dVide a range in housing tunes and pr.-ices in OnveLr)nments , aind use of conversions tobroOde muititde ..illIts where single-fanny units pre- , vaiied . If SubS.tantiai Jr-inductions in housing costs are — to be made , In ontdimr to bring a bortion of the, housing stock. ,/,,:i.th in rea-ct of the mbst nnedy families subdivision . standards tsar also rleed to be barefa.ity and soiect.iveiy reduced. This pc,,dien wall be FY.scced kn the impie- _ nentatioft section of this i.. .pcn, t. b . Building Codes ,-- EI.Oiding and mecIsncal cods oftex, are a contributing faetor ealdsing hi0 building • osts either though. C.) — overdeslan --- excessive use of lariat- or RICEe' units than ace Idadessaty. , or rs,s0H:L.:tidins on usr,. of potentially L cost-batting natbrisis and methods .. ). 5 E--- • . Various b ui i de;..:-s , opa.rating t..a Petaluma have deperibed ! the building .5:ode as "tough . . ...but fair. " Nevertheless , it.. .may , in in,stances , still Pent...:ibute needlessly to the costs of cons tr6ct ; on , pas j ca I iv . the fir iteri.a. should become what is so. e adequate and acceptable , To the extent that the building code .c,..=.arasentS the ' desirable - rather than the "nocessy , ' the "ample " ra.tUer. than the "suffictient:.. .. " it should he re-stndied „ Los' and mtadefate income people must not be fntced by paablic poilcy or law - to pay feir amenities and luxut...e.s that. they cannOt. afford, 21 -14ministrat..ton of the buile.ing crni52.5 can also have an in- fluence on the cost of .housina , Administrative. procedures . , i wnch cause undue daisy In securing i.n.fOrp'retati_on's of the ,podes , approval, of plans , or tnspections , Will add unneceSsatily to builftl.ng costs . C. Zon101 and .Subd..1..i.q::53.1.alT Of.c.lienc: Procedures In .zoning and s ubdivision adm 1 t tr ati on • as ...i.n. bui.14 -nq - J.nspction , ti-ie 1,,,..tik 0.1. uniformity in practice ..a.n.d delayS due to ineffirjmnoles in et:Ministration , can add con- siderably to conas . Stps shei.ltn Pe taken to insure that staff is sorfir,..tte.nt and able to faaavIdt. an efficlept , streamlined service . Ili..17,11±p tha ,tctual. ord.inances theM- selves, it 13 titpe.TatiVr' t1ht attractive ..,ai 1 esi.2.abi 'amenities ' pzov-isions a..ta.:. not permitted to add unnecess- arily to the cost of housing t,.-. : Low and mcide,rate. inpcm.5! famifles or to the uSe oli? incrasingly sta.:roe land . emly those imtalo■Jements which can Pet sabstantiate,..a as' 5..e.cessaty _ for publit safety. or wtalti .5ma sh:::,ald be required. The new , '.-evis'ed Zoninc5 Orrliflciflce m.akes snlaStantial arpvision for use of higher density dovelopmr?nt . The . .riteni5,, ef land . usage is ot cire6i.t importanci.:.: 1 ng n bei able bcf provide _ hOuEing. af fol.-dab:Le by Pratal.nma 1:E.:33.eleril:S . The rdi.n.anee shot:Lid not be usim,i In such a me.Innet as to prdhibi t 5.he deveiopment of suf“caent qucwt,itias cli m“iti-famUy units , - Zpnioq Adllatni .i.t.Lcation shrauld also 5ef.l'eet the difrefing needs of ti .'. elirThrly , youflc sinqle and marrjed people and families wl.th children . _. d. Mortm.aqe Cr it and insn...r.ance fctfhl:,, . Credit t,erms Consttute one of the lot nest potent:J.51 ob Stacles to home prchE:.se and home production. lir, Frtun- ately , tna casts that ,..,1 1 oeE.. 'i caamMunity can ho litfie about . Mottaqe notes (FHA) en± Tctntly aze. . ,nnin,..3 al ,atft. _ 7,5 percent ; somewhat. of a lopsen :.ng ot . ates. clatpti5lenced dun..ng L9'0 7 - 1.!:..v70 , I/rep.en t iy , cdThti t appears to be a.v.al 1- . able for flnancIng of mortgages , (...,wever , maket5 ctr. FHA - rate5 do not conatitute enc..1.)qh cq a subsidy to ass ..s.t low to modera te income r ami.5.1 as aspi3 i.nq to home •aminetnhap. P rocjr?c.iri 5.,uca as FEdPral !al--..1..,nw - m:af:k:at intexest ;ate loans ate ava t..-r 1 l.e. to ittuf 51.7c . ccc 7 n . .,.],d ,..7:LII re abLT',:-c. *ed. in _ ii later seetiew ot thls tey.q t . UK ,.... _ . . ) 2 . Housing Deterioration New housing is not being built O Petaluma at a nost necessary to meet its low and mOdorate income needs . It Is ciear that one avenue necessary for upgrajding older neighborhoods and improving the lower cost onus tn7 sonsly in PetallIn a ts to make use of the cider housing stock. This involves ose of 6ifterent kinds of maintenance or rehabilitation treatments -- i .e . refurbishing , reNlir work , Mcdenling Of even redesigning. Some of the obstac eveotin? - larder volume of mainten- e- ante and rehabilitation of the older housing stock include : L , a. 'the smal I scale and scattered location Of rehabilitation and remodeling projects militates against •economies Of scale and use of industrialized labor saving methods L. b. Rehabilitation tends to be ecor.omcelly risky due to the problems of forecasting difficulties of the job . c. Building and mechanical codes often prove difficult to apply to old butidinds . d. Difficulty in obtaining financing , e . Rehabilitating a stf ,ctuts usually moans hir-ther property taxes . f . Lack of experience or expevcise in rehabilitation methods in such areas as design , finance , construction methods , etc . g. Lack 051 noCees,Ofy 0■511-)1j.52 taCILifir-S in neighborhood whi ts impedes wililnuness to upgrade— Some methods and program:, to 0.forcome these. obstacles win_ be discussed later in this fOpOit . 5 - . . . . . . RES'DEVT I AL DEVEi..OPHIA1T .P POr:Rh M i, 1 iri i 2. - is 77 ii PROGRAM OBJECTIVES As was noted in the inttedhotion , the reCiXm,-“en 4 9 d Residerltiai Development Program is a response to the City ' s desi'ite to late. and and adopt policies and plans which )iL1 orient future re s.idene t.-141. de'velppmeri't in Pet.,-.0.1.flaa Jr1 acct:ordance ...o public:. eileice. It. — isi, ih dtebt, .an ef tort .7.o allow the (7,..ty to cceltt-ol its grewth in a Mahatjeable and environmentlly cori5ctous manner rather than simply reacting to unimpeded devtcpment . The Environmental Desicn Plarlx serve the put-pose of p.:tovietin.g. a function-1 ot work .:.or the overall devintJmn.lt cYt Eetaufl-,.a. .aor- ing the next five years . The Hotxiinti EIemeht mu St In turn eXtteit g,4504eline policie.F4 ter restrterhtan.1 ccm.stro.:rtion during. the laerioci 197 3 - 1977 . To pruvid rtorst'xtencv bctween. adopted City. policy' , the EtiPts ohd the Pousl.fltf. Element,:. the c( II ing ptogram olajo:O- — tivea provide ct-ritori a. fet locating future resiJEatItial develOpment in Petaluma, 1 . ReSidential. ii.:Aifil7:e The CI LN has intlicet -i great deal. or :t4s with — the. past experienc L' -..o7i.r.g the IF of rievel.ppnent Crertjel9 .s;,ln.gleefamily heme,s 1 occur•rIng On the eest,ern 10 ' n at the City., and an 5.mbolat,oe reflected in a larr:se deficiency Moderato priced muirl ef_4mtly and aparl_irent ullits cir, the eaSt.. side , The PesidontHa:i PevelDpment Progr:eh, seeks to redress: the imbalance of tkrps . I: howtin,j , ttc. location and pr.ice by setting ,:plotate caY allocat ions of .C■111 is in such a: ma .n.er as to more neaiiy eghal ) ze no.u:ctng ::-...esourcert on hat'' .siOCa. of the City during the n ;,.:t. r.lye yea Ts . A.litacatitans for de:Yerl- orrent Will ref lec t .the Cl.c/ ' ‘,.; pre.:ftrarice for a 50 - 50 spilt .— in future un..1.4:::,. on el her r,j :9(.., of the Z. Core Orien ted DeYeionent The City to date has be---.ra chs.racteri2et: 1-:v monotonous . sprawl- ing de vejowne.n t Into tbe outtlying -n t -. ,', .r.f. tne OiCyt TOS.s practice has brew:4h t oc o guest 1 nn thP Ad,2 T-. ..i a CY CA", e.' ___ 4p e Servic:::r for Chl .. eewa ' fam:‘ent . 7 nJri_ ceherent Pf development is oce...lep tr t‘, t. eo . c.,Tht:: 71:if-7, , .T:ra:r±"..e andi other services can he n..ctirce it: plahrt.1 tor a,nd provid , P. second major SF ! Lete,h,e , therefore , in as tahlishieg whien.... fittere (3evelopmeh j.s to occur Is that atoWLh sholxii.9 .constitute Logical thril ling of .p...0a.,-.7sed areas or htti cont.igoous to exit- - tins urbool -zed arena . :le.tiltionfittilr the cone area of Petialurla should be sr reng rhenet h“ ii-1:7:: ) tic&1.'J on o 2 hiqner jeos i ty OhitS neer the cons cal hrslflet.!--i tZsetrirt ahov -. concaey.:ciai use .a.nri in vacant lots r;'-: o: uric: hi. , -ore &the . Initi,ti allocations -r- of nult.j efaxd Tv un 1 ts :tit-hi.1..; he ipeoce0 In higher density dis- tricts . n and ath.ti 71La central hsJing . xtatrict, . .. - •E • - - , _ • . L.: • C .i, re 3, Housing Needs ! L. Petaluma Mus t seem heain to address the question :es to hoW — it will Make provisions for low aue fOo'derate income housing 1 for its cltizens„ T was mentlonad in. the previous section le, of this -pOrt , Pet.alums ' .-; renta:w . nr:i hoost price strgetere haS c not yet oPened large gaps bEyonid Deoplets ngijity to pay. However, there ere indications dt Oreelems that ma:y become t.. larger in the near future , UTlifle incomes of residents mak.— ing in excess of $5 , 000 annmany have Lnrtes.e.d. during the — last five years , there remains a out‘f in',:oe and consistent i percentage of residents, whose Incomes rci.flsin in the $Q - I $5 ,00.0 per year catecjety even though thfs percentage dropped from 3.8 . 9 percent. Of the oosuiff.on in i966 to 32 . 8 percent t . ' in 1970 . Although this. percentage 1 ,m :4roromp.kte at the pteSent -time as we must await the foutt't nfot of the 1970 Census to get. exs,ct income fisures , the ir,o,,ngtude off the figure suggests. that the pre.blem Lts. a serious on An .. , exact figure is. no necessary for the C to begin to assess how it can meet the housing fleets of chose individuals — on fixed lower. inomes , While it mar he true that a Substan- tial percentage of these indfirfduals own tire it own homes., rising living; costs will demand e ttrec7fter proportion. of theilt _ income , leaving a hainnsu :,..ssuff,.!,.cient to soy rents or to Properly maintain owner-ccrepreA. units In fact , from figureS shoWing. doubling up of oyercrowding , 1 selpears that a good proportion of these. individuals .mav tteay be forced into ,--, overcrowded or etherwlse sntstangetr0 eon.ditiens . ■ it is important to feaile tht. the private settox can no — longer provide housing icsor thin inc-one ofoup due to the tact that their lover 'incomes cal-plot meet the prices of the canyon- . ! . tional housing Market , As tsnd , material , constructrOn and perhaps even financing closes rise over time , a greater proOor- tion of Petaluma ' s older and younger osevIation will not be able te exercise oh' ' c 1r fhe hen.9.2,ing issrket. Fer these teasons , the City most !Doer r\ to CCn5iCle.r f.n.e.f. PeCterell programs 7 which offer financial sEhJstdnte to famiires Pith insufficient incomes . ..- It is also import4nt to ten cc that this trout on instance off attracting Mndesl.tablesh ahto Pecaik.t.ms Mi," providing low .. and •mederate income hous ,itg . The pcoblem ..s.:,:isrs among the City ' S Own residenr.s , nsreo La at ly thcse who nave lived Ls • . Petaluma the, longent . These peop,le cainnot seer::e gdeqtrdte housing. without government ,t;iS.S.T.:, t:?,r0*. r4Icth at the norionsl and local ievels , filederni. pfcgrnms presently available and. _ . possibi li t es. for local setior wi ,t i.e elscissed .i -t the con- cluding section of the reroct und*-,r pc)nsle-1 lilies for co c reco tive action , In order to meet 't.hess, na.:..tis , tile RosldfIntf. 1 'development :Pro- . gram calls for th.c. constig: Ilion or a 'united eitount et .knits in the Iow and moderate incothe catecrod: dnring tho nef:t five _. -- ,e, mhe Thsgestee aftflorn :-. reereser.rs a. fier.c. bet,teen 3 • ' . . . • - and 12 percent of thu oechd established by r..-ue. Development Policy.. This constitutes an average (DO fifty units per Yeat „ PRODUCTION GUIDELINES 1. .PeCoMmentred Development Program The following program schedule roptesants suggested housing - unit- aIlOcations for the period kiseaA 1972: to .i.sca 1 19 76 . They ate tentatively districted hv awerling dnit type and ti.60t geographic aoreas. trf. the City. It. also reflects. the - adopted Cett/ policy limiting riltuts residential groWth in - Petaluma to 5.00 sr. year Int tho ae:,:t flue years. It Should .-.401 hated that the firt program year g,Maroth 1972 - July 19 13l _ incorporates .units to whig.h the City. 1-sas. already committnd . Itself .. These units: Substantially e.:tceed the 500 unit. limit; however , the limit is, to be or sevnd during. ..-:nie succeeding years through. July 19 77 . A range of 3 to 12 percent devnieOmen of low. - moderate income housing' is tecommeded c' twe reasOhS . rirrat, _ It! iS felt that the teaultiag nutlier or unIt.a , 40-60 pet year , 14el1ti be sufficient to tdprn to saippli.: a range of housing, prices and,. costs In Petalums fer thnso who are nnot ie to alfOrd ligher- cosi housing . A range c housitg costs , priceS and typeE — is con$:Ideted 1.esirable I„)se.a.use it provides, families and niViduals a thoice Involving hour.inn- within their ecoomic ,means... The second reason for cncowmendloa this range. vas that the antteipated culantIt.V. of fonderate cost hmuSing develnped. Would meet the existing needs in. Petaluma for suOh housing in so. far as they can. presently be rirunoci As Was ppihted out th a pterFiout sactioo • Petaluma has -a. problem with families on LIme6 incomes whose housing and liv-- inn ensts are escalating . The upcoming Census dtw."-h will allow _ the City to more precisely DIndoint. ch.,. act0al -number of flies Pi ha insufficient incorloa that are ill-houSoa . It believed that the reCommenod it te 12 Pa r:aent range in the _ dpvelonmhtrt of modetate post honscna is ., ponsetvatiYe esti - mate of the number ot ta..its necessary ro inner ax.: sti nu needs and provide housing chel.c.,th fcr Petaluma rasrdents . _ It is to he enthasizeg that that fires Incated in the schtadhle are designed to repro...ant Leas ranges , It Is not intendnd rhat. the 'rgsent awoo Jat nvorbers of units - to he rigidly adhered to , but ra,rher as des itaLle standart4s for allocarihe nutty by tvne of unit and geocrtanhIr location 2',. 1-0tionale - As was previously men tionad, , the re tOMOundad cia1,5elines hen- rorM to citv-withe polatr oi di Yid:.aci Lie tkusAD ex of allowed units (50(l yearly) on a. :'h - 50 spilt 1.-•Jt..:aoan East and West 20 _ C.: ( -) r Petaluma. ; the treewav being the divitling Lino. Upwever , in West Petaluma there:: are kaarving plahning pi:tab:Paw; which - . .. cate the adviStbility of e fUeonez dtvialon be .. n. Centtai .- Petaluma and West Pelta .i.uma, using Patalthua Dooldvatd as boundar'. , This primary reason for tfltS is tiat. Central Petaluma • presents a wide va riety ef land use mtxtatts r4agin l'tttim industrial , commercial , resljential td vacant land and shduid _. be dealt with differently. fmom West Petoiluma welch has etaet- , tially a sincyle-fardly , small lot ms iciest . daaaactell Central Petaluma pzesantly oTters conaidemahln patenalal for _. higher density res'idential uses mixed 'i•mt.ht tamale:it:to' devel- opment in promoting a. revit5ltz3.4ion c:i. the core area The roiling hills in West. Petaluma offer- ..a,dvaatagds In tow dansity ._ - residential dutelaal:ment , Therefore &fast , 0._enn_r-ta and Was C: Petaidma were considered logical, gegieraphlc.31 era as MY • analysis of housing prolems , needs and alitted.ea tt unite . a, East Petiuma The eastern. portion of Petaluma has been dhartntetired -• dating. the last ten Sears by the development et lar,,, t scale ShdiViSiQfl8 hevinq little variety in Let size ; street layout tr public and communal open spate , nfl1.3.SifIg _. type. has oral' nuite retenty largely bent limited to tulatt“eu family. homes , lesvitm3 a la rge defidient7y £5 rettai twits in the Ens side , Puncher developmtn!: tildt mutt ref lest. the need fur a. 'variety of housing types sta. clf!iislti.E. : which will serve to articulate an 1..1rht fr.lor- fa d.iing so ; growth should atttmtt to fill exi .Azina 11tasin9 deride , ientles as well as pt.tv:ie for tutute toes , ijcishlopisent ..... in the east side slacnid be confipted to iutromt,ntti • ii:Owth from eetistini tisf.:veltped section:2 p ! es the iiJ:ilt in potential which stiii. ext_sts . fin ed.f.lition . further r,ifatith should. he ge,;.ired to the alvnitanllity. 0: pubtit . . services and facilities . ingletn.'amil7 homes and rental alartment )CTIIE. . . should not occur an discreet ffli?.velomilenz.s , has siplze integration oT higher density rental. .Pevelp,ammtt with he met and townhouses . Phis .iA th7-2 Ja.c - of the 1,,,U0 coti- °apt . it is thr,ugh tht• use ci: 5 t,11 c. :”..-. .eseni schimes that attractive integrazumn or ret, dentisi ,:leruiries ati(a ty:Des ,i::11.70 be auidevad ihrouth nIc ., L1Inn cc_ dual, spate : communal rectertuad faeilltins actJ acne: snob F.n.enits , Me.: fagur...as shi •v_i cd the soggeste 5 ' er, .cicnti.3.1 Pevaldpont Progiam retittt .he cm)nse.deranflns iscussed abmve , at al egain are lulkeersens of a range tt no COrIS ‘ -:f.L'rell . nor at absolute numibier '! (_ he met, b , Central. Pettluma .......:. r,taideantial deve ' JThm rt In CrintY , - 'ian ' ,!' tadered an amprai. rainr Lin:, Jr.. y.e- z-s, cl : E,h1e, Y:11 taae area ... „ . , . _ . --- _ , , as a vital commercial and community center F.or Petaluma. Presently the au -i :bounded by the Feseeway. and Petaluma Boulevard is in a tialasitional state due to the det.e.tior- tien of portions ol its housing , the existence ofsvacent land, circulation- prtiens spoTathc ctifmtarcial uses and limited conversions occasrtinn in sing).e-family how.s . — The central area presently hold.s a variety of housing types and a continuation Of t!H,S 'patc.tnn shnuld be en- cctinaged. 'Within this ate.a , ccqvte.rsi.c.m:7F, it large old houses- to rental units will contiin,ie to, c>c::c.n7.' al.:.m.9 with the growth of medium and high dens :Ain hoaaing close to. the core. area . This .developiont GI town)oanes and apaxt _ - Pent units near. dOwntOwh will provde an apan-7.11n4 market to -support anticipated communlis commercial expansion . Higher: density re.. .dell.t.4.,11 use is ss.)nsiderfatfl pactjc:olarS1.7 — aPProPxfate tor oJceas aloan iuma to -u PlanAed Unit Development prtwisions wauld i-eelt wall shlthd Eor these areas and the va..cat lands sea t she dc.nArnstown ar.ea _ whore demand for Iggheic re n,ssit hoo.F.;b1g con be expected to be. (neatest , .Integr-ation m1 this housing with apt)re- priate Commercial usFT.,. • sho.uld be &fistu.z:ageil wh .tt,.3.7et. POssIble in the Coro area , The at7e.i. lie{iwcen the river and _. the freeway presents oraiblerns a detetiprating homes and the utii_ization of vs ca land , :Mich ,. .t: the a0:velopable. areas remaining in the Central ';:071tLon of PcAt6Inma would: _- be apptopriate furs PUD anfitc:ich , which would inert orate townhouses and multi-family unxLF; in attractive uroart settings . The Resicle-ntial Dev..lecmcnl.. Ecocram calls :..c., an amphasis On constAuction of multi-fmily wilts in cne celital. a.re.a. because the demand for this type Of housii-G it cented ___ to be high and there aopeats to S..2 A oefics_enc7 an this type of housino at rircient- Ac:e-Jjn , the. poltiAl exists' for integratApcj multi-Lanily and: tctsjnc -lsc constion which should be utilized whry.frE: rs,flsible , Mined new houSs mg development in Canciill PLaIsma Is expected to he catalytic- to the revitalization Ot site coru area as a _ cowheincial an0 nosiness hub rf. Ffetalwa. c. West Petmlama Dove Lenient c.otential for i.jet, Lesn C'et.alia cin-itinus to be lot,' density residential in .c.bia r,s.A. Linq htils N5 the ext...weSt with gradual infillxn(; 0 ! the areas closer tc: 6oVri- town with some multi-tamilY jevelopt and co'nv.crions of older: single-faillily homes La froili.ple unitE3 . This sssafl.si- tion can he expected to cccuL duriug the Ti ]-7,t 'ten yeats , Inc w e western ft:Inge of t..n Ci L yic,...1 fallin9 intc. natoral _ grade reserictiOn should re c- nsaci(=d foL.- Cl: sils sub divisions or lots 10 ,0W) s01.16:re feet or liz.rget , The Resiiirmtiai Develis.pment L.'rinswritaal cons to.: e 'S.J:dtiy equal emphasis on sing.i.e-famLly ..as.1 ii..1t. lirdisi, ccilts due to the.. des.slbility 3Z continued mi..., :i'lre of: liciuninc _ -, 1 it . . c P types . It also reflects the potential .fbr PC or PUD L , utilization on the remaining large undeveloped areas on the fringe . DESTRIBUTION OF UNITS In East Petaluma , it can be seen that the initial allocation of L. units in the proposed Residential Development Program calls for an equal division of single-family and multiple-family develop- , ments : This was thought advisable to overcome the initial large imbalance on the east side of single-family homes . Toward the . end of the five year period , the division again begins to favor _ L. single-family homes represented by an approximate 60-40 percent F- Lsplit . _ Central Petaluma allocations depict the need for multiple-family units in and around CBD . it is ,expected there will also be some townhous development perhaps in conjunction with the multiple in a PUD approach. The program in Western Petaluma calls for slightly more single- family homes than multiple built in the next five years . The number of multiples called for reflects the expected demand for them immediately to the west of Petaluma Boulevard . A number of these are also expected to be conversions to rental units . r l 93 * y x- * + 0 CD n Z C OD 11 S Vi a W N H Di o C r• r• >4 + 171 -- a' rt c w r O 1'° W H rt - I '- (D •11 En F'- 11 Pi I F< IL F•'- Al O N (D co H H F-' F-' CO PH- Ft D) N lD N W W N .a i.-Q 'G r• (D 5 tt vi o :op -A u1 cn I-' 1 H - H G C N * 1 N G 0 0 Ft. -- H 0 Q. ] 0 n]' N C rt r'° 0 G" AI G H tn cn CC - 01 I-' H I-' I-' r sH 1 H. N 0 o H I-' N) H F'- it '1 N H- H a. 0 N (J U1 a F-' P. — H it a G 10 k 1 . o m ID a4 --I * - + G N x. O W 0 G Fh H- O I ' 0 ft H y Pp — H- .� '< N Ci - 0 0 (t F'- I F'° C • • N N' N N .a ft (J) 1-0 1 U1 H In 1.n to 01 In 01 A1' 0 G' a rt 'C to o 0 0 0 to -.H cn hi 0 • 0 H -. d (n G H Ft) t.0 - xl • CD 0 -i N H° H 0) rn it O • Ncn H — Di r° (D Cl F'° H D ID: hi rt rt Di (n N 03 0 'lii IV p-iQ Z' (D W C o In 0 0 01 0 H H it y \ O' tf i< CD II H _ x 1 Di �. N ° 0 CDD H r H hi (D C) (n 0a rt 'al 0 1-0 0 N 01 O1 Ul Ul H (Gt IN — (D Cl) N O O O O H H > r 04 '-0 1 r CD n x- %I m • G a N ri' H 0 Z (n it ¢ H ■C H- 0 0 z hl Fl N 0 'O h-1 m U1 0 H U Q N H 5 y j 'N 0 01 U1 0o 0 Ni Ham. (Q G It H (n to vi N I-• H F' CD G x- 1 C. LCD (D H Hi v w H- Di 11/1 X Ct it N it U) 13- (n L a, F-' ' n F' X -C J to 01 -4 LA F'1 F- -A) tO 'c — n J .C, cn u, u-� H �- 'ii 1-1 c 1 D) 0 A r :Di v it C. it (Q lm N Cl (D Cu n CD • 1-' S . G° G C i (D (n I.33 N N N N W 0t Q+ H° IV Vl ul In Ui F' W ct L.J O 0 0 01 0 I I -. _ -.. ,... ..e.... hA U-1 N yn O :7,1 -1 01 cn in 01 V C 0 0 0 19 r CO _. .. . .r..,, ____ ( ' K.,..) _ L.... r L • PLANNING TOOLS This section of the report attempts to dekl. Vi.t1). Omedi.EefJ to F Petaluma ' s present hcauSing problems And cetioncies . Whirit can L., be done. to correCt the problems Petrelalta presently has? Oyte Method is through the utilization of available Federal rams. r . that can assist families and the City in easing finacial. burdens L which cause many housing prbblems . These rian be termed corrective actions . In addition , there are pre .emtative actions or. tools F [..., which can be utilized to prevent- the necessity of corte,(:tite action at later dates when preventative tools ,..17e no longer cable. Each EaCh type will be discussed below . . . L. CORRECTIVE ACTION. PROGRAMS The. principal Federal, low and moderate income housing assistance programs are the low rent public housincl programs ; and. the me,[te gage assistance and rent supplement programs ,. Each will be cussed briefly . i ,... Low Rent Public Housing Programs Public housing is intended for low income famThes whet e 5 -- — comes extend from those needinfi welfare to those earning up to $5 , 000 annually . This is the genera1 range when Ps:te,Dss ' s 7- housing heeds fall . Public housing histolgicily has h2en L considered a failure both by its occupants and hy the public in general . Recent change of law and administration , howev now give public housing a new potential Eger providinc!. housing for low income families . This potential can on Li: ha L. realized through imaginative act ion by local rmilaiig hone authorities . Loca).. housint authoritip,.s plrin , devel.cp, S2± 7- income limits and rents , ei,.etermine spec:Pit:1c c-ritegia for ,.,. admission to public: housing and carry out other c.(imirk.Ltrati regulations . Establishing a housing authority constitutes the first step in enlaipiin.2 a city to utilize, pctli.c. hou.:sin monies . 1._ Following. are five flexible public housing prograas Unet. ai:e 7- proving successful : . a. Purchase of existing housing , Local housing' atithcLti r may buy exic,st.ing hogsing that c,,n be scatteecl '..-n.tt.Yugh-- . out residential neighborhoods . 7-- b . The "turkee program. Purchase c.t new housino , tooel housing authorities iLHAs) may purchase.. new h,s1:) ./7, Cf).DTP private develoPers after contructiou or tehaOilitainn , Turnkey allows private deveJoners to participa lu tso- n vision of public housing . c. 1.-v-ase of housing and tu..hkev. teasing , -1,2-La o.2..,:i b .m:ie r L 25 .. . . . . . . it --- — new or existing. housing :)nd then sut)let it tp tenants , Under this program, nown as the "Section 23 Prt..gril _ the LHA pays the owner the diEfooentle bab,refen the sporoved matket rent dud the amount. the tenant can pave Tills pro- g• aM allows the scettertng of 1,-,)14 income fear, lion whe‘a other residents a.re not recetving': substdies , , d. Combination produ cts , The eenrielle sestegti.ep of onoiao housing projects . cats he nvetoome Ittt somlalfutng Low rent public housing and higher t3ut Uousing deveLopMents: , For e4m2/0. , the LH/\ and a pcivate da'ael.0pr -- non-pro:r_it, coOperattVe limited. oit , pa: profit -- may 2hafte an divided interest in a houstn9 doveiopfnent . Neither group owns any particuietr dwellin9 . Subsidized units are distinguishable from non-subsidi'zed . Tenants remain in their units when their pcome rise above IsveiCi PermLttd _ for public Ixising , Trensret Lcom publio to Mrivate sta tus is accome.lished idv simpie hookkenoing enttes, C . Home Ownership OD.Oel:toili ' eferokav :fl,fl , .1_,HfAs sell pudc housing unit? to tendnto under "Tularley Mtn It alieWs a tenant to receive the ieulty built up must time spent in his unit. throw4i the. Fedeesi oontribut.i.on . Variatlons cf. this pr3grm Wr.e attstioable. for AS:,i WItn leased housing progt .m so thot tenants nay own their own homes . This program le: known as Turnkey TV. ' These five altetnatives make puJiic housing POtenti4ilti the most flexible and rewarding housing pftc,;md?mi . Still otheat: innpyatiye programs ex: ; psUer management programs and hous- ing for elderly en Heontifecaton units , However , the potestll of D'ibt] hmuutng cww,Pbt lie reuiltd iofiadities thiAt htttu not eteated local housing authorities , Nor can it Me. ratachod _. where: the existing authority or lt3 stuff is not intetested in exPl4hding the supply 2L seeded low tocPme itons:luq , or in utilthng new teehuiTous , Public housing no longer requires 'll.it the community in which the housing is located have d wahr:IcanTh program , not 15h2 lo,”fod housing program requires eeC.r )Va:L by the city ccunrU . 2 , Miart_gage Assistnce lirogramt: — ........ . a. The 5ection 236 Progamnu -- Sobsidizeg priv,f!te mtlat-figstiv housing . The Etsotiont2dt, Prsasisaa Successcu of the 221 td3) and 202 progatims, atiows HUT) aesestsmse to ..-:ome p.m makinn monthly payments to t ttommertms1 lou.deo to redti.c:c the owner ' s Interest payments torn the market aete to one per cent _ The owner passes the benefit of tins interest -- reduction through to its lof*er and moderate income te-nents in the form of reduced. ren . A haste' trmtawj cfl---):fgat is determined for each Wilt L7;n the he2. 1s ni opeia', 1nJf •-c ; s for the pus:lest rftth poVmsut ot ft,:ineipml athtl tntefsc under: a one per cent inteteet twa.ke moltuage , The tondnt pays either the basic' Itoptal or 2S pet .sp:nt ,): hi.E., mo-J.niy — 2c-7. . , .._, • , „ _. ._ . : - • . . r , • „..__. LincOthey whichever is 4.1 .estt,, , .FL tenahCs. Inc:ate,. must be recertrned by the owner every 7 ttdo. yealS and the rent charged tp tenant 4alvsted .iccord.-- . ( ingly. Occupancy ;in. 216 units to crea1411y Limited tc 6.- families whose incOTes do not ec&ee'd 13 :. per cent ef the public housing admission limits In rifle are'a , Elba:O.il'is sponsors under Section 236 inclue nosprefit botpeanJS , Cooperatives , brivate developers thfough cellin9 tn non or limited. profit. sponsors flni lithited prbtit acts Eligible prOects under Section 236 pcnsist c..1: five of , more units which may be detached , E.emiattaohed or KCY L. houses and may he 'located in welkin-) ot eics.faecE multi- . family structures , L..1 Assistance given under the 235 pro-gram is much Ions ella.n. the payment of principal dad intbrast • ost:5 under „cjII i public housing. program. Thus , the 226. pro,grum ..eachs a L higher income market thar. oubtic housing. Phja rsinaTo..m be. utilized. without local offisiiil approval and Witoo the teghlrement that the commlysitv have a workahic prcgoilm . t . b. Section 235 -- Home Ownership Progi:am Section 235 is the singie-friamy home ewnnsa,:? coanIa'bo- i.. part of Section 236 . it also Lowers the interest ''.'' P paid by the moderate income buyer: to as low us ace cec However , no like other FHA. i21,1.1?, birbgram.s , Eeetion 3. 5: open to profit motivated. sponsors . L- i— The developer' s commercial mCrtgaga lender re F.7.-ar.,,ec tn FHA commitment to insure the Market inta 'a'st nreb ,,(Lcu ,- gage of a moderate income buyer of a 235 house , Tn.s hhy.,,m generally heed 0 o L. a $200 down payment vu uch Cp.c sr r..- used to pay closing: costs , At the Same ti.me , "the ecmnbooni -• .., lender receives ap FHA comwdtment. to reCeiVC SIC. TIC assistance payments for the. barm of the aleche . Tha, - --, - ments equal the difIIerence eat'4.e.en the nraik., t cnrcr mortgage pavmetits and r-.) oer ceht of the buyec ' s evh.t. The amount pain by the homeoner ts US pecipdc:Ha! to reflect changes in his income. , ih,ppe-:r income. the 2.35 Program. are the sifie as r:; osa o the 1-13 pre.i.t.rur . .. , NO±Mally, the 235. mortgage is limited ti) `:;113 ,CC;i1; ter F unit up. to three bedrooms., for fobr h,==dCO3:)M5 Oi rot lies of five or a the limannion ire 'a? ) , nnl . — PREVENTATIVE 11E,A$UpliF, A. Rehabilitation Grants and Losinns Section 115 rehabilitation grants ilbe for the :Inapair an im - L . provement of owner occupied houses of: eliqAti f.,:,,cmlsc, I-c• L , L . bring the housing „p to standards of the local housing code in a code enforcement. area , To be eligible , the CIt ' would need tb designate an area for co ncentrated, code enforcement or indicate the intent to "ies._ernate.. an area and begin such a program-. Grants of no to 3500 to rdu r lif. ed low income owner occupants are authorised . — A Section 115 grant may not exceed the actual cost of the re pair's and improvements , if ' e homeowner ' s annual income- is _ $3000 or less , if the homeowner ' s annual .income: exceeds $ 3000 , the grant pays the difference. between the total cost of repairs and. improvements •and the portion that can be financed with a Section 312 loan dsee below:) that can 'be. amortized so that the homeowher 's entire housing- expense. does not exceed 25 net cent of his income . Section 312 authorizes direct Federal loans at 3 per cent. interest to owners of the residential and business; property` in cor,centrat c cc=dc enforceme'nt aOas , and .areas certified by the local governing bodies fob: subsequent public improve- ments including rehabilitation or concentrated code enforce- merit . Section 115 giant-; and 312 iotns den he .made through private , non-Profit groups designated.l by an urban renewal agency. The cOmRlunity is required to have a' workable program. — B. Establishment: of Special Conservation District The Zoning Ordinance proves a. useful tool for treat.- ment of homes In need of rehabilitation or, special atten- ti_on. An S-C Distriet c..a>? be 'used as part of a program for neighborhood conservation and revitaliation.. The S-C District is intended n r c to faCilitate upgrading, of neigh- borhoods , t'.iYm:i.1"r-Y'Y.n-[i incompaiible land llSeS' dnd: .enGOUrag- ing homeowners to yoluntaiily upgrade their properties,. It takes effect fect by the .. urn',.'on of a special S-C, District . of One or sevcral blotts designated for rehabilitative type measures . A procedure.ure. ,;hou-ld- be established where- by re iden,.s and !rote rte! owners of the proposed S'-C District cap p DOr° r . inatE in the designation or delineation process . The proposed measu.res, for the S-C District should be in substantial accordance with the Environ- -- men' , . Design Plan for he pand.cular area under consider- ation . Once. an S--C District is established by the Plan- ning. Commission'n anrd COn: i. '1'i-'.;. .iii by the City' Council , the — City can utilize spec'_ "'[,Y 1 tieris pertaining to remodel- ling,. Utiliztior of industrial rierformance Standards and offer special ins ; ids or l.a' h !e standards to facilitate rehabilitation , The e i. bl.j5hment of the S.--C District changes the zoning to S—.. District and preempts the pre- Vieu > zoning category . Once designated, the area in the S-r Yristr v _ zone can be the recipient of special programs 2 r- to provide funds or otherwise upgrade the community . C. City Actions ■ Beyond procedures to establish Special 'Conser:dation Dis- • tricts to aid in developing private rehabilitative efforts , the City can substantially aid this effort in other ways . One method would be to establish a revolving loan fund • that homeowners in need of rehabilitation financing could use at somewhat reduced interest rates . This would be an effort to shortcut Federal programs mentioned above by utilizing surplus City money when available. To supplement this amount , perhaps the City could negotiate a loan from a local financial institution on a long term L • basis to be repaid from payments made by homeowners utilizing the fund. The City could also use its offices to approach local financial institutions which want to make investments locally to provide money to homeowners desiring to rehab- ilitate at special long term rates.. The City may provide the role of a middle-man in approaching banks or other institutions to see if they wduld. Provide a special re- volving fund to local .homeowners A real problem the City must he aware of in connection with rehabilitation efforts is the subsequent increase in property tax assessments associated with an increase in assessed value due' to rehabilitation. Increased property taxes can serve to mitigate whatever neighborhood improve- ments result due to the fact that the homeowner may not he financially able to afford the increased taxes , or if so , may then not be able to properly maintain his improved structure. This may be particularly true of retired homeowners on fixed .iecomes of which Petaluma has many. Problems of this type must be anticipated and special provisions for lessening this burden found if the sub- stantial benefits of rehabilitation and upgrading of properties is to be realized by the City. DEVELOPMENT CONTROL In order to achieve the objectives outlined in the Devel- opment. Policy as well as the au. dea_ines contained in the Residential Development Program, and the provisions of the - Environmental Design Plans , a Development Control system has been developed by the City Witch will evaluate and control new development in Petaluma. The system establishes an annual accountfnca process whereby the balance , quantity , type and distribution of development is monitored and • analyzed at years end. Priorities are then set for the -- 29 .. --: : - • .---- .,_- _ — succeeding year based on the previous year' s performance . The Housing Element is a key element in the Development Con-trot System cepeating the official pOlicies of the City celated to the ty,pcippostrdistribution and programming of hOusing, Jr e Housing Element provi.des the rationale — for estilhelishing responible quotas , the jHousing Element provides specific. recommendations that City ,AdthotIties . should take into Account when reviewing. devetcper . _ ptboosals and monitoring growth as it occurs in Petaluma dialng the next five years , It is probable that as some experienc is gained in utilizing the control mechanism, the Housing Element. may :need to he modified to more closely approximate de5ired city policy Aqjth. regard to . . 411opation of units 30 • SUPPLEMENTAL MATERIAL COORDINAT.ING THE HOUSING ELEMENT. AND THE DEVELOPMENT CONTROL SYSTEM Prepared Uy the Planning Stuff In order to facilitate the Development Control. Board in its evaluation of proposed projects , maps indicating existing water trunk lines , existing sewer: trunk lines and land that has potential for resident:i.a1 development have been drawn-up. It is so intended that these maps will both incorporate and ` '. supplement policies and specific recommendations set forth in the Housing Element. They also adhere to the guidelines provided by the Environmental Design Plan.. The existing Water Trunk Lines map shows the areas of the City which could b. deveiopeed without substantial additions to water -services . Trunk lines are defined, for the purposes of this map , as those *11th a diameter of ten inches or more , The map also shows connector lines which connect interrupted portions of the trunk lines-. They are usually Six or eight L. inches in diameter and are represented by a broken line on the map. The existing sewer trunk lines map shows the extent of- the City ' s sewer services in much the same way . Sewer lines twelve or more inches in diameter are indicated as trunk lines, The sewer and water maps provide a basis for the Potential "" Land for Residenticu Development Within 1,Lmi:+ s of the E.D.P. Map. This map shows all the land inside the limits of the E. D P , which is available for resident-ial development, and divides that land into two categories. of priority for development. The higher priority goes to that land which is accessible to existing sewer lines , water' lines , schools and parks , Accessibility to sewer and water lines is determined by reference to the two previous maps . Developable land is deemed accessible if it is within approximately one- ' half Mile of schools and parks . Developments proposed for. '.. the area that meet these requirement are more attractive to the City be+cau:e the cost of providing,ding, .services is minimal. L, The • s'eeond -category of potential land for residential development is that which would require extension or .'.ewe and water lines and/or construction of -proposed schools t_, • and parks : This land is considered to be acceptable for residential development, and is within 'the limits of the E. D.P .. , but the 'costs of providing the necessary services to these a.:e�is make- . ak e them less a+ + r acf,jve This map also • shows the Iodation of the mea=cts that have hoe appoved by the City' under the Development Control System !Tor 1972-1973 , 1 SUPPLEMENTAL INCOME DATA `HOUSING ELEMENT City of Petaluma A survey of Census data reveals that, in 1970 , substantial numbers of individuals in the Petaluma area were living on very low incomes. The Bureau of the Census divided Petaluma into five Census Tracts roughly extending to, but in some cases exceeding , the EDP limits (see map for precise boundaries) . For these Tracts , the following information was calculated : In Tract 1506„ 131 families , or 4 . 7% of all families , had incomes below the poverty level. Ninety-nine single or unrelated persons , or 39 . 4% of all Single persons , earned below-poverty-level incomes . Each family or per- son represents a household, or a demand for one unit of housing. Thus , overall , in Tract 1506:, 7 . 6% of all house- holds,'consisting of either a single 'member or of several members,earned incomes below the poverty level. In Tract 1507 , 142 families (9. 0%) and 266 single or un- related persons (39 . 5%) had below-poverty-level incomes . Overall , 18 . 1% of all households were below poverty level . In Tract 150'8, 69 families (7 . 5%) , 175 single or unrelated persons (37 . 6%) and 17 . 6% of all households were below poverty level. In Tract 1509 , 123 families (7 . 1%') , 212 single or unre- lated persons (37 . 3%) and 14 . 5% of all households had below poverty-level-incomes . In Tract 1510 , 45 families (6 . 1%), .101 single or unrelated persons (51 . 5%%) and 15. 5% of all households were below poverty level . "Poverty level" in 1970 was set by the federal government at $1 , 000 plus , roughly $600 for each family member present in the household. For instance , for a single individual , poverty level was $1 , 600; for a family of three , it was $2 ,600 , * The high percentages of low-income single or unrelated persons (persons living, alone or with other people not related , and not in an institution) is especially significant because almost half of those individuals are elderly . In both Tracts 1506 and 1508 , 38% of the low-income individuals are 65 or older ; in 1509 , 44% are elderly; and in Tracts 1[.07 and 1510 , 52% of the below-poverty level individuals are 65 or older . For these people , whose incomes are fixed, rent demands an increasingly large share of those incomes . *Sbu c. : v Human Resources Developitent Agency PeLa,.uma , California I L. PETALUMA HOUSING ELEMENT INTRODUCTION I PURPOSE The Housing Element Of the Petaluma General Plan is intended to 1 be a functional document which provides the City with direction _. and quantified guidelines for the residential development ;of Petaluma during the coming five years-:: Additionally , the ,Hous- `- ing Element is intended to provide the City with sufficient data and information to enable the identification and quantification of Petaluma ' s housing problems to as high a degree as possible". It will discuss the obstacles and conditions causing or contribu- ting to these problems. [ In order to establish an ongoing systematic attack on the housing problems and deficiencies in Petaluma, time will be needed for the City to develop a. thorough understanding of the problems and their causes beyond what this first study can provide . How- l- 1 evet , as the major problems and City policy are quite clear, Petaluma can begin addressing these deficiencies immediately and guide future residential growth to avoid past mistakes . This document will provide understanding and direction as to how and where this attack can begin. CONTENT The planning process for the Housing Element begins with an ex- amination of Petaluma ' s existing housing inventory for deficien- cies of condition or supply., Deficiencies generally occur where rental or price ranges exceed residents ' ability to pay for housing within certain percentages of income. These gaps will be considered priorities along with adopted City Development Policies for establishing dwelling unit allocations for East, Central and West Petaluma The purpose of establishing these unit allocations by type of unit , price or rental range , and location , is to provide the City with an operational set of guide- lines when implementing its Development Control System_ I't will attempt , then., to provide a functional linkage between develop- ment policy in the Environmental Design Plans and detailed in- - formation needed in the week to week decision making regarding residential development in Petaluma. EXISTING POLICY FRAMEWORK In May , 19'7.l , Petaluma began a process Of study and planning which culminated in the adoption in April,, 1972 , of far reach- ing and innovative policies for a period of five years . It chose to limit residential development in Petaluma during that period to 2500 units and to allocate those units on a balanced basis between East , Central and west 'Petaluma. In its allocation policy , the City opted to achieve a better balance between sin- gle-family and multi-family ' units throughout the. City ; there being 'an obvious defici.encv of rental type units . Critical also was the importance of adequate school and utility capacities to service anticipated growth before it occurred . v.hi7e limiting growth during this period , the Development 'Policy was clear that all types and values of housing are to be provided in the City to insure adequate housing for all economic and social _ groups .. Development that"was to occur during, the next five years was to result as much as possible from logical infilling or ex- tensions of existing urbanized areas. By adopting such policy , the City clearly saw that the, character of the community could only be 'saved by taking 4, firm stance in the face of devcl.00ment pressures bringing them under control - rather than have growth dictate future alternatives to the City. In light of this policy , the fiens-i_ng Element attempts to provide the City with the data and information it needs concerning its _ existing housing supply , and recommendations as to 'where and what type of growth should occur in order to make its task of controlling and allocating growth easier. The Hous ing, Element can be considered a measuring' stick or standard by which the City can monitor its growth continually or annually to determine where it stands in meeting its five year policy objectives . PELATI:ONSHIP TO ENVIRONMENTAL DESIGN PLANS The Environmental Design Plans are refinements of the long-range General Plan which attempt to guide comprehensive development of the City during the short term planning period of the next five years . Similarly , the IlousS ng Element is a refinement of the - E environmental Design Plans in that it focuses, on guiding residen- tial development during the five year planning period. The Housing_ Element is a short-range. plan in conformance -with the IDP'' s , and can 'be considered a "special element" Of them, ex- tracting policy pertaining to the residential development and establishing an imolementable program, for meeting the City ' s housing goals . -- 2 t • Income figures presented above include payments by both the Social Security and public assistance funds. Social Security payments received by the elderly averaged $1, 77,8 per family that year, and public assistance payments averaged $1, 325 per family. For some families , these paymehts were the sole means of support. In all 5 Tracts combined, 6 . 6% of all families and 39 . 4% of all single or unrelated individuals had below-poverty level incomes . Overall , 13 . 9% of the 9 , 916 families and unrelated individuals in the Census area, earned incomes below the, poverty level . Of that number , 7 , 795 families and unrelated individuals reside in the City limits ; however , many more live within the limits of the EDP , which the City is likely to annex some day. Each household--whether it is composed of a single-member family or a three-member family--needs its own housing unit. Thus , 13 . 7-% of the households in Petaluma need some sort of low-rent housing . Local figures can be compared with statistics compiled on a statewide basis . * Statewide , 8 . 4% of all families , 27 . 3% of all single or unrelated individuals , and 11. 9% of all households had incomes below the poverty level in the base year. Of the unrelated individuals , 35. 2% were elderly. The Sales Management Magazine figure. cited it the Housing Ele- ment differs from Census figures in that the Census measures gross income , while the Sales Management survey measures "net cash income" . "Net cash income" is defined by the magazine as : "the money income remaining after all income taxes . Sources of income include wages , self employment, pensions , interest, dividends , rental income , and public or private assistance or compensation . Excluded are income in kind and imputed income. " When taxes are excluded from income , accounted earnings are naturally shifted down. This is the major discrepancy between the Sales Management figure and the Census figure. Other income data in. the Housing Element is also supported by the Census figures . For instance ; the Housing Element attributes rising incomes in Petaluma to new, upwardly mobile families movtnq into the area to settle and raise children. Most of those families have purchased housing in new subdivisions on the City ' s east side. Census data shows that the average household income in Tract 1506 , the Tract in which the new subdivision housing is located , is $10 , 857 , as opposed to $8 , 491, $9 , 037 , $9 ,349 and $ 9;034 for the other: Tracts. The difference between Tract 1506 and the other Tracts comes in the high percentage of families as compared to single and unrelated individuals in the subdivision ivisi.on area , a fact that e ,_ to substantiate Housing Element information , *Source : Human Resources Development Agency Saute Rosa , California