HomeMy WebLinkAboutMINUTES - 10152013 - C.56RECOMMENDATION(S):
1. Accept report from the Conservation and Development Director and approve the proposed work plan and timeline for the 5th
cycle Housing Element Update, 2015-2022, pursuant to state law.
2. Authorize the General Plan Amendment study for the 5th cycle Housing Element Update, and related elements pursuant to
recently enacted state laws.
FISCAL IMPACT:
The Housing Element Update is a work program activity covered under the Department of Conservation and Development’s
budgeted in Land Development.
BACKGROUND:
The Housing Element is one of seven mandatory elements to a local jurisdiction’s General Plan. Among other things, the state law
mandating the Housing Element requires that a local jurisdiction plan for its share of the state’s housing need for people at all
income levels. By state law, the Association of Bay Area Governments (ABAG) is responsible for allocating the State-determined
regional housing need to all cities and counties within the nine-county San Francisco Bay Area region; this is referred to as the
Regional Housing Need Allocation or RHNA. Based on the regional housing need allocation (RHNA), each jurisdiction in the
Bay Area must then update its Housing Element to document how it will achieve its share of RHNA during a defined planning
period, or cycle, as established under state law. In order to be eligible to receive certain State infrastructure financing, and to
receive benefit of the Housing Element’s legal sufficiency as provided under California Government Code section 66589.3, a
jurisdiction’s updated Housing Element must be submitted to the California Department of Housing and Community
Development (HCD) for review and certification that the element is compliant with State Housing Element Law. Contra Costa
County’s current Housing Element, covering the period from 2007 to 2014, or the 4th cycle, was adopted by the Board of
Supervisors on July 21, 2009, and was subsequently certified by HCD.
APPROVE OTHER
RECOMMENDATION OF CNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
Action of Board On: 10/15/2013 APPROVED AS RECOMMENDED OTHER
Clerks Notes:
VOTE OF SUPERVISORS
AYE:John Gioia, District I Supervisor
Candace Andersen, District II
Supervisor
Mary N. Piepho, District III
Supervisor
Karen Mitchoff, District IV
Supervisor
Federal D. Glover, District V
Supervisor
Contact: Patrick Roche,DCD
(925) 674-7807
I hereby certify that this is a true and correct copy of an action taken and entered on the minutes of the
Board of Supervisors on the date shown.
ATTESTED: October 15, 2013
David Twa, County Administrator and Clerk of the Board of Supervisors
By: Stephanie L. Mello, Deputy
cc:
C. 56
To:Board of Supervisors
From:Catherine Kutsuris, Conservation and Development Director
Date:October 15, 2013
Contra
Costa
County
Subject:Report and Recommendations on 5th Cycle Housing Element Update, 2015-2022
Supervisors on July 21, 2009, and was subsequently certified by HCD.
Through the passage of Senate Bill (SB) 375 the planning period for a Housing Element has shifted from a 5-year to an 8-year
period, with the 5th cycle Housing Element for jurisdictions in the San Francisco (SF) Bay Area region running from Year 2015
to Year 2022. Once the RHNA allocations are adopted, each local jurisdiction must revise its Housing Element to show how it
plans to accommodate its share of the region’s total housing needs by income category. The due date for a jurisdiction in the SF
Bay Region for adoption for the Housing Element covering the 5th cycle is January 31, 2015.
As reported to the Board of Supervisors last year, the Housing Element update process for SF Bay Area jurisdictions for the
2015-2022 planning period (5th cycle) commences when ABAG finalizes the RHNA for all jurisdictions in the Bay Area (see
Attachment #1). On July 18, 2013, the ABAG Executive Board adopted the Final RHNA when it adopted the Regional Housing
Need Plan for the San Francisco Bay Area: 2014-2022 (see Attachment #2). The Final RHNA adopted for unincorporated Contra
Costa County is as follows (for the RHNA allocation to all Bay Area jurisdictions see Appendix C to ABAG’s adopted Regional
Housing Need Plan for the San Francisco Bay Area: 2014-2022):
BACKGROUND:
(CONT'D)
Very Low
0-50%
Median Household
Income
Low
51-80%
Median Household
Income
Moderate
81-120%
Median Household
Income
Above Moderate
120% +
Median Household
Income
Total
374 218 243 532 1,367
Now that ABAG has adopted the Final RHNA, staff is recommending the Board of Supervisors authorize a General
Plan Amendment study to update the Housing Element to cover the 2015-2022 planning period, or the 5th cycle.
Staff is also recommending that this authorization cover necessary amendments to the Land Use and Safety elements
which are triggered by the Housing Element update pursuant to recently enacted state laws, including:
• Assembly Bill 162/Senate Bill 5 – These laws require that when the Housing Element is updated the flood hazard
map and policies contained in the Safety Element must be updated to reflect 200-year flood event hazards, instead of
100-year flood event.
• Senate Bill 1241 – This law requires that when the Housing Element is updated the fire hazard map and policies in
the Safety Element must be updated to show the latest State Responsibility Area (SRA) and Very High Fire Hazard
Severity Areas as determined by the California Department of Forestry and Fire Protection.
• Senate Bill 244 - This law requires that on or before adoption of the Housing Element update, there will be a review
and update to the Land Use Element to identify unincorporated island, fringe, or legacy communities and provide an
analysis of water, wastewater, stormwater drainage, and structural fire protection needs or deficiencies for each
identified community, and provide an analysis of potential funding mechanisms to feasibly extend services and
facilities to identified communities.
Attached for the Board’s consideration and approval is a proposed work plan and timeline leading to the completion
and adoption of the Housing Element update by the end of January 2015 (see Attachment #3). The work plan proposes
to use the existing Housing Element (2007-2014) as a baseline. The 2014 update would reflect the new 8-year planning
period (per S.B. 375), new statutory requirements, and changes to the County’s affordable housing programs resulting
from the dissolution of the Redevelopment Agency CONSEQUENCE OF NEGATIVE ACTION: The Department of
Conservation and Development would be unable to initiate activities associated with the Housing Element Update,
2015-2022 (5th Cycle), delaying staff work needed to assure timely completion and adoption of the Housing Element
update by January 31, 2015. This could have negative consequences for the County in receiving certain state and
regional grant funding which are now tied to Housing Element adoption. Additionally, pursuant to SB 375, a
jurisdiction that does not submit its Housing Element update within 120 days of the deadline (deadline for SF Bay
Area jurisdictions is 1/31/2015 per HCD schedule), the Housing Element update would revert from an eight-year cycle
to a four-year cycle. CHILDREN'S IMPACT STATEMENT: None. ATTACHMENTS Attachment #1: 8/14/2012
Board Report on ABAG Regional Housing Needs Allocation (RHNA) Process Attachment #2: ABAG Regional
Housing Need Plan for the SF Bay Area: 2014-2022, adopted 7/18/2013 Attachment #3 Housing Element Work Plan
and Timeline
RECOMMENDATION(S):
ACCEPT status report and recommendation from the Conservation & Development Director on the Association of
Bay Area Governments’ Regional Housing Needs Allocation Process.
FISCAL IMPACT:
None.
BACKGROUND:
Local jurisdictions under California law are required to update the Housing Element of their General Plan on a
regular basis. By State law, the Association of Bay Area Governments (ABAG) is responsible for allocating the
State-determined regional housing need to all cities and counties within the nine-county San Francisco Bay Area
region for each Housing Element cycle; this is referred to as the Regional Housing Need Allocation or RHNA. Each
jurisdiction must then update its Housing Element to document how it will achieve its share of RHNA during the
planning period. In order to be eligible to receive certain State infrastructure financing, and to receive benefit from the
presumption of the Housing Element’s legal sufficiency provided under California Government Code section
APPROVE OTHER
RECOMMENDATION OF CNTY ADMINISTRATOR RECOMMENDATION OF BOARD
COMMITTEE
Action of Board On: 08/14/2012 APPROVED AS RECOMMENDED OTHER
Clerks Notes:
VOTE OF SUPERVISORS
AYES 4 NOES ____
ABSENT 1 ABSTAIN ____
RECUSE ____
Contact: Patrick Roche
(925-674-7807)
I hereby certify that this is a true and correct copy of an action taken and entered on the minutes of
the Board of Supervisors on the date shown.
ATTESTED: August 14, 2012
David J. Twa, County Administrator and Clerk of the Board of Supervisors
By: STACEY M. BOYD, Deputy
cc:
C. 79
To:Board of Supervisors
From:Catherine Kutsuris, Conservation and Development Director
Date:August 14, 2012
Contra
Costa
County
Subject:Update on the Association of Bay Area Governments' Regional Housing Needs Allocation
Process
BACKGROUND: (CONT'D)
66589.3, a jurisdiction’s updated Housing Element must be submitted to the California Department of Housing &
Community Development (HCD) for review and certification that the element is compliant with state housing
element law. Contra Costa County’s current Housing Element, covering the period from 2007 to 2014, was adopted
by the Board of Supervisors on July 21, 2009, and was subsequently certified by HCD.
Through the passage of Senate Bill (SB) 375 the time period for a Housing Element has been shifted from a 5-year to
an 8-year cycle, with the Bay Area’s next Housing Element cycle running from 2014 to 2022. This means the County
will be required to prepare and adopt an updated Housing Element by October 2014. SB 375 has ushered a new era
for Housing Element compliance, requiring for the first time that land use decisions and transportation investments be
coordinated on a regional basis. As a result, ABAG and the Metropolitan Transportation Commission (MTC) have
been working to prepare a Sustainable Communities Strategy (SCS) and RHNA methodology concurrently.
The Housing Element update process for Bay Area jurisdictions for the 2014-2022 cycle formally commences when
ABAG finalizes the RHNA for each jurisdiction. An important milestone was reached on July 19, 2012 in the RHNA
process when the ABAG Executive Committee adopted the “Draft RHNA Methodology and Preliminary
Subregional Shares” for the 2014-2022 cycle for all jurisdictions and subregions by income category (see attachment
“A”). This action by ABAG begins the 60-day Revisions and Appeal process, during which time each jurisdiction
and subregion are allowed to request revisions to its allocation or submit an appeal to the RHNA process. The official
deadline to submit an appeal or to request a revision is September 18, 2012. ABAG anticipates formal adoption of the
final RHNA by May 16, 2013. A more complete schedule for the 2014-2022 RHNA and Sustainable Communities
Strategy (SCS) is provided under Attachment “B”.
The RHNA process takes on more significance than previously because SB 375 amended the State Housing Element
law to not only require each jurisdiction to plan and zone sufficient sites at appropriate densities to accommodate
their regional fair share of housing, but also, for the first time, the law requires that when a jurisdiction identifies sites
in the Housing Element designated for new zoning (e.g. increase in residential density) to meet RHNA, it must set a
specific deadline to complete the re-zoning.
As more fully described in the ABAG memo (see attachment “A”), the overall 8-year regional housing need assigned
by the state to the Bay Area is 187,990 units. The three key components to the RHNA methodology proposed by
ABAG are to allocate the region’s 187,990 units as follows: 1) 70% of the overall units will be allocated to the
Priority Development Areas (PDAs) identified under the SCS; 2) every jurisdiction will be allocated at minimum
40% of its projected household growth (this means that jurisdictions without PDAs will nonetheless receive a RHNA
share); and 3) no jurisdiction will be allocated more than 110% of its projected household growth (unless it has
planned for more units within its own PDAs).
For Contra Costa (including all 19 Cities and the County), the proposed RHNA translates into 20,568 new units or
just under 11% of the region’s total units. The County's proposed RHNA total is 1,361 units in the unincorporated
area (372 very low income units, 217 low income units, 242 moderate income units, and 530 above moderate units).
Staff notes that the proposed RHNA would result in a marked change for the County when compared to the two
previous RHNA/Housing Element cycles, as shown in the table below. The proposed RHNA allocation is more
reflective of the planning environment in our County; more specifically, it reflects both the broader policy of
channeling new growth to infill areas with existing transportation infrastructure as well as to discourage growth
outside the county's urban limit line.
Housing
Element
Cycle
Very Low
(0 - 50%
HH Median
Income)
Low
(51 - 80%
HH Median
Income)
Moderate
(81 - 120%
HH Median
Income)
Above
Moderate
(120% +
HH Median
Income
Total
2001 - 2007 1101 642 1401 292 5436
2007 - 2012 815 598 687 1408 3508
2014 - 2022 372 217 242 530 1361
This status report is one of several periodic reports staff anticipates providing to the Board as ABAG and MTC work
their way through the Senate Bill 375: Sustainable Communities Strategy (SCS) process. These status reports would
be provided at key milestones during the SCS process.
CONSEQUENCE OF NEGATIVE ACTION:
None.
CHILDREN'S IMPACT STATEMENT:
None.
A SSOCIATION OF B AY A REA G OVERNMENTS
Representing City and County Governments of the San Francisco Bay Area
July 25, 2012
San Francisco Bay Area
City Managers and Planning/Community Development Directors,
The Regional Housing Need Allocation (RHNA) process for the San Francisco Bay Area
reached its second milestone. On July 19, 2012, the ABAG Executive Board adopted the Draft
RHNA Methodology and Preliminary Subregional Shares for the fifth cycle: 2014 - 2022 for all
jurisdictions and subregions by income category. The adoption finalized the Draft RHNA
Methodology according to the recommendations submitted by ABAG Staff in response to the
input received during the 60-day public comment period that began on May 18, 2012 and closed
on July 16, 2012. This milestone was reached through your involvement and the diligent efforts
performed by the Housing Methodology Committee (HMC). The HMC represents a diverse set
of interests that reflect both local and regional needs. This regional committee created the
adopted Draft RHNA Methodology through an iterative process of workshops and meetings that
began in January 2011. As we have reached the half-way point in the RHNA process, this memo
provides an overview of the adopted RHNA Methodology and Subregional Shares as reflected in
Resolution(s) 12-12 and 12-13. Finally, this memo details the next RHNA steps for local
jurisdictions and subregions.
Page 2 of 6
Final Draft RHNA Methodology
1. Sustainability Component
This component advances the goals of SB 375; this factor is based on the Jobs-Housing
Connection Strategy, which allocates new housing development into Priority Development
Areas (PDAs) and non-PDAs. By concentrating new development in PDAs, the Strategy
helps protect the region’s natural resources, water supply, and open space by reducing
development pressure on rural areas. This allows the region to consume less energy,
reducing household costs and the emission of greenhouse gases. Following the land use
distribution specified in the Jobs-Housing Connection Strategy, 70% (131,593) of the
187,990 units determined by HCD will be allocated to PDAs and the remaining 30%
(56,397) will be directed to non-PDA locations.
As of July 19, 2012, the Jobs-Housing Connection Strategy has been modified to a feasible
growth concentration over the 2014-2022 RHNA cycle. This new distribution results in a
shifting of approximately 3,500 units or 1.5 percent of the total regional allocation. This
modification shifts housing units from Oakland, Newark, and San Jose primarily to medium
sized cities within the employment commute shed of these cities.
2. Fair Share Component
This component achieves the requirement that all cities and counties in California work to
provide a fair share or proportion of the region’s total and affordable housing need. In
particular, cities that had strong transit networks, high employment rates, and performed
poorly on the 1999-2006 RHNA cycle for very-low and low income units received higher
allocations. Fair Share scoring is addressed through the factors listed below.
Upper Housing Threshold: If growth projected by the Jobs-Housing Connection Strategy
in PDAs meets or exceeds 110% of the jurisdiction’s household formation growth, it is
not assigned additional growth outside the PDA, which ensures that cities with large
PDAs are not overburdened.
Page 3 of 6
Minimum Housing Floor: Jurisdictions are assigned a minimum of 40 percent of their
household formation growth but not to exceed 1.5 times its 2007–2014 RHNA. This
factor encourages all jurisdictions to produce a fair proportion of total housing need.
Past RHNA Performance: In non-PDA areas, the total low- and very-low income units
that were permitted in the 1999–2006 RHNA cycle were used as a factor for this cycle.
For example, cities that exceeded their RHNA obligation in these two income categories
received a lower score.
Employment: In non-PDA areas, the employment was factored using the 2010 job
estimates for a jurisdiction. Jurisdictions with higher employment received a higher score.
Transit: In non-PDA areas, transit was factored for each jurisdiction. Jurisdictions with
higher transit frequency and coverage received a higher score.
3. Income allocation (Amended as of July 19, 2012)
The income allocation factor ensures that jurisdictions that already supply a large amount of
affordable housing receive lower affordable housing allocations. This also promotes the state
objective for increasing the mix of housing types among cities and counties equitably. The
income allocation requirement is designed to ensure that each jurisdiction in the Bay Area
plans for housing people of every income.
The income distribution of a jurisdiction’s housing need allocation is determined by the
difference between the regional proportion of households in an income category and the
jurisdiction’s proportion for that same category. Once determined, this difference is then
multiplied by 175 percent. The result becomes that jurisdiction’s “adjustment factor.” The
jurisdiction’s adjustment factor is added to the jurisdiction’s initial proportion of households
in each income category. The result is the total share of the jurisdiction’s housing unit
allocation for each income category.
Page 4 of 6
On July 19, 2012, the calculation of current income groups by jurisdiction was modified.
This calculation was based on the regional median household income instead of the county
median household income. This adjustment provided a better regional alignment of the
income distribution formula of 175 percent. Using the median income for the region
eliminates this disparity and places all counties on equal footing.
This adjustment did not change a jurisdiction’s total allocation, but shifted the distribution
across its income categories. Counties with residents that are above the regional median
household income (Contra Costa, Marin, San Mateo, and Santa Clara) experienced a shift
towards a greater concentration of units in the very-low, low, and moderate income
categories. Counties with residents below the regional median household income (Alameda,
Napa, San Francisco, Solano, and Sonoma) experienced shifts towards a greater
concentration in the above moderate income category
4. Sphere of Influence Adjustments
Every city in the Bay Area has a Sphere of Influence (SOI) which can be either contiguous
with or go beyond the city’s boundary. The SOI is considered the probable future boundary
of a city and that city is responsible for planning within its SOI. The SOI boundary is
designated by the county’s Local Area Formation Commission (LAFCO). The LAFCO
influences how government responsibilities are divided among jurisdictions and service
districts in these areas.
The allocation of the housing need for a jurisdiction’s SOI where there is projected growth
within the spheres varies by county. In Napa, San Mateo, Santa Clara, Solano, and Sonoma
counties, the allocation of housing need generated by the unincorporated SOI is assigned to
the cities. In Alameda and Contra Costa counties, the allocation of housing need generated by
the unincorporated SOI is assigned to the county. In Marin County, 62.5 percent of the
allocation of housing need generated by the unincorporated SOI is assigned to the city and
37.5 percent is assigned to the county.
Page 5 of 6
Subregions Shares
Napa, San Mateo and Solano counties with the inclusion of all cities within each county have
formed the three subregions for this RHNA cycle. These counties are each considering an
alternative housing allocation methodology. The share of the RHND total for each of these
subregions is defined by the ratio between the subregion and the total regional housing growth
for the 2014 to 2022 period in the Jobs-Housing Connection Strategy, which is the same ratio as
in RHNA. Napa will receive 0.7883%, San Mateo will receive 8.7334%, and Solano will receive
3.7113% of the region’s total RHND.
Next Steps
The most recent adoption authorizes the beginning of the 60-day Revisions and Appeals process.
During this period, each jurisdiction and subregion are allowed to request for revisions to its
allocation or submit an appeal to the RHNA process.1 The objective of the appellate process is to
allow ABAG Staff to work directly with local jurisdictions and subregions to discuss its
proposed allocation of housing units for the 5th 2014-2022 RHNA cycle. The deadline to submit
an appeal or to request for a revision is September 18, 2012. To ensure that ABAG Staff will
have adequate time to respond to requests before or by the next Executive Board Meeting on
September 20, 2012, we are recommending that jurisdictions and subregions submit their request
by September 10, 2012. Requests or questions regarding the Revision and Appeals process
should be sent to RHNA_Feedback@abag.ca.gov.
By April 2013, ABAG will issue Final Allocations that will be subject to a final adoption by the
ABAG Executive Board. In June and July 2013, the Department of Housing and Community
Development (HCD) will review the San Francisco Bay Area RHNA Plan. Thank you for your
involvement in this process. By the end of August we will be distributing a technical report that
details the mechanics of the RHNA methodology. In this report, you will find worksheets and
explanations to each step we took to calculate the individual allocations to jurisdictions and
subregions. For a list of the upcoming phases for the RHNA process, please see the attached list
of events at the end of the enclosed packet.
1 Government Code §65584.05(b)
Page 6 of 6
Respectfully,
Miriam Chion
Acting Director of Planning and Research, ABAG
Attachment A: Draft RHNA (released on July 19, 2012)
DRAFT REGIONAL HOUSING NEED ALLOCATION (2014‐2022)
Very Low
0‐50%
Low
51‐80%
Moderate
81‐120%
Above
Moderate
120%+
Total
REGION 46,680 28,940 33,420 78,950 187,990
Alameda County
Alameda 442 247 282 745 1,716
Albany 80 53 57 144 334
Berkeley 530 440 581 1,395 2,946
Dublin 793 444 423 615 2,275
Emeryville 275 210 258 749 1,492
Fremont 1,707 922 974 1,829 5,432
Hayward 862 490 625 2,044 4,021
Livermore 835 472 494 916 2,717
Newark 328 166 157 422 1,073
Oakland 2,050 2,066 2,803 7,782 14,701
Piedmont 24 14 15 7 60
Pleasanton 713 389 405 551 2,058
San Leandro 502 269 350 1,156 2,277
Union City 316 179 191 415 1,101
Alameda County Unincorporated 428 226 294 814 1,762
9,885 6,587 7,909 19,584 43,965
Contra Costa County
Antioch 348 204 213 677 1,442
Brentwood 233 123 122 278 756
Clayton 51 25 31 34 141
Concord 794 442 556 1,670 3,462
Danville 195 111 124 125 555
El Cerrito 100 63 69 165 397
Hercules 219 117 100 243 679
Lafayette 146 83 90 107 426
Martinez 123 72 78 194 467
Moraga 75 43 50 60 228
Oakley 316 173 174 500 1,163
Orinda 84 47 53 42 226
Pinole 80 48 42 126 296
Pittsburg 390 253 315 1,058 2,016
Pleasant Hill 117 69 84 176 446
Richmond 436 304 408 1,276 2,424
San Pablo 55 53 75 264 447
San Ramon 514 278 281 338 1,411
Walnut Creek 601 353 379 892 2,225
Contra Costa County Unincorporated 372 217 242 530 1,361
5,249 3,078 3,486 8,755 20,568
RHNA Methodology adopted by ABAG Executive Board on July 19, 2012.
ABAG is scheduled to issue Final Allocation in April 2013 and to adopt in May 2013.
DRAFT REGIONAL HOUSING NEED ALLOCATION (2014‐2022)
Very Low
0‐50%
Low
51‐80%
Moderate
81‐120%
Above
Moderate
120%+
Total
Marin County
Belvedere 4345 16
Corte Madera 22 13 13 24 72
Fairfax 16 11 11 23 61
Larkspur 40 20 21 51 132
Mill Valley 41 24 26 38 129
Novato 111 65 72 166 414
Ross 6444 18
San Anselmo 33 17 19 37 106
San Rafael 239 147 180 437 1,003
Sausalito 26 14 16 23 79
Tiburon 24 16 19 19 78
Marin County Unincorporated 55 32 37 60 184
617 366 422 887 2,292
Napa County
American Canyon 116 54 58 164 392
Calistoga 6 2 4 15 27
Napa 185 106 141 403 835
St. Helena 8 5 5 13 31
Yountville 4238 17
Napa County Unincorporated 51 30 32 67 180
370 199 243 670 1,482
San Francisco County
San Francisco 6,207 4,619 5,437 12,482 28,745
6,207 4,619 5,437 12,482 28,745
RHNA Methodology adopted by ABAG Executive Board on July 19, 2012.
ABAG is scheduled to issue Final Allocation in April 2013 and to adopt in May 2013.
DRAFT REGIONAL HOUSING NEED ALLOCATION (2014‐2022)
Very Low
0‐50%
Low
51‐80%
Moderate
81‐120%
Above
Moderate
120%+
Total
San Mateo County
Atherton 36 27 29 14 106
Belmont 116 63 67 121 367
Brisbane 25 13 15 30 83
Burlingame 280 149 158 388 975
Colma 20 8 9 30 67
Daly City 408 194 225 681 1,508
East Palo Alto 64 54 83 266 467
Foster City 148 87 76 119 430
Half Moon Bay 52 31 36 67 186
Hillsborough 50 29 34 16 129
Menlo Park 237 133 145 219 734
Millbrae 193 101 112 272 678
Pacifica 121 68 70 154 413
Portola Valley 21 15 15 13 64
Redwood City 706 429 502 1,147 2,784
San Bruno 365 166 208 555 1,294
San Carlos 195 107 111 183 596
San Mateo 859 469 530 1,172 3,030
South San Francisco 576 290 318 922 2,106
Woodside 23 13 15 11 62
San Mateo County Unincorporated 100 61 72 106 339
4,595 2,507 2,830 6,486 16,418
Santa Clara County
Campbell 252 137 150 390 929
Cupertino 354 206 230 269 1,059
Gilroy 235 159 216 473 1,083
Los Altos 168 99 112 96 475
Los Altos Hills 46 28 32 15 121
Los Gatos 200 112 132 173 617
Milpitas 1,000 568 563 1,145 3,276
Monte Sereno 23 13 13 12 61
Morgan Hill 272 153 184 315 924
Mountain View 810 490 525 1,088 2,913
Palo Alto 688 430 476 585 2,179
San Jose 9,193 5,405 6,161 14,170 34,929
Santa Clara 1,045 692 752 1,586 4,075
Saratoga 147 95 104 92 438
Sunnyvale 1,780 992 1,027 2,179 5,978
Santa Clara County Unincorporated 22 13 14 28 77
16,235 9,592 10,691 22,616 59,134
RHNA Methodology adopted by ABAG Executive Board on July 19, 2012.
ABAG is scheduled to issue Final Allocation in April 2013 and to adopt in May 2013.
DRAFT REGIONAL HOUSING NEED ALLOCATION (2014‐2022)
Very Low
0‐50%
Low
51‐80%
Moderate
81‐120%
Above
Moderate
120%+
Total
Solano County
Benicia 94 54 56 123 327
Dixon 50 24 30 93 197
Fairfield 861 451 514 1,664 3,490
Rio Vista 15 12 16 56 99
Suisun City 105 40 41 169 355
Vacaville 287 134 173 490 1,084
Vallejo 283 178 211 690 1,362
Solano County Unincorporated 16 9 12 26 63
1,711 902 1,053 3,311 6,977
Sonoma County
Cloverdale 39 29 31 111 210
Cotati 35 18 18 66 137
Healdsburg 31 24 26 75 156
Petaluma 198 102 120 321 741
Rohnert Park 180 107 126 482 895
Santa Rosa 943 579 756 2,364 4,642
Sebastopol 22 17 19 62 120
Sonoma 24 23 27 63 137
Windsor 120 65 67 187 439
Sonoma County Unincorporated 219 126 159 428 932
1,811 1,090 1,349 4,159 8,409
REGION 46,680 28,940 33,420 78,950 187,990
RHNA Methodology adopted by ABAG Executive Board on July 19, 2012.
ABAG is scheduled to issue Final Allocation in April 2013 and to adopt in May 2013.
Draft 10.1.2013
CONTRA COSTA COUNTY
5TH CYCLE HOUSING ELEMENT UPDATE (2015-2022)
WORK PLAN AND TIMELINE
1
KEY ASSUMPTIONS
1.The Housing Element update will be an “in-house” project prepared by
Department of Conservation and Development staff, including Advance
Planning, Current Planning, Housing Programs, and GIS/Demographics, and
the format and content of the current Housing Element (2007-2014) will be
used as a baseline.
2.The Housing Element update will be based on accommodating the County’s
Regional Housing Needs Allocation (RHNA), 2014-2022, adopted by the
Association of Bay Area Governments (ABAG), as follows:
Very Low
(0-50%
Median
Household
Income)
Low
(51-80%
Median
Household
Income)
Moderate
(81-120%
Median
Household
Income)
Above Moderate
(120%+
Median
Household
Income)
Total
374 218 243 532 1,367
3.Housing Element Update will rely on 2010 Census Data and American
Community Survey data, provided by the U.S. Census Bureau, data
available from the California Department of Finance, and applicable Federal
Consolidated Plan,to update key demographic information, including but
not limited to:
Population
Employment
Households
Overpayment (including lower-income)
Overcrowding
Draft 10.1.2013
CONTRA COSTA COUNTY
5TH CYCLE HOUSING ELEMENT UPDATE (2015-2022)
WORK PLAN AND TIMELINE
2
Extremely Low Income Households
Housing Conditions
4.The Housing Element Update will reflect a new reality that the
Redevelopment Agency has been dissolved in accordance with state law,
and the County’s role in directly financing of affordable housing, or
participation in the financing of affordable housing,has fundamentally
changed and will necessarily be limited.
5.The Housing Element Update will reflect state laws enacted since the 2009
Housing Element update, including:
Senate Bill 812 (Developmental Disabilities)– Housing Element must
include an evaluation of housing needs for persons with
developmental disabilities; and,
Assembly Bill 1867 (Residential Sites) – Gives a jurisdiction the
ability to convert market rate multi-family ownership housing to
affordable rental housing toward their RHNA allocation. This law
permits a jurisdiction to satisfy up to 25% of its RHNA requirements
with existing housing stock if an equivalent number of new-
construction units are created during the same planning period; and,
Assembly Bill 162/Senate Bill 5(Update Flood Hazard Areas Map) –
Housing Element update will trigger a review and update of the
Safety Element to include 200-yr flood hazard map replacing the 100-
yr flood hazard map, and also need to incorporate requirements of
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the Central Valley Flood Protection Plan pursuant to SB 5 affecting
unincorporated areas of eastern Contra Costa County; and,
Senate Bill 1241 (Update Fire Hazard Map) - The Housing Element
update triggers a review of the Safety Element to include an updated
Fire Hazard Map showing the latest State Responsibility Area and
Very High Fire Hazard Severity areas as determined by California
Department of Forestry and Fire Protection; and,
Senate Bill 244 (Disadvantaged Unincorporated Communities) – The
Housing Element update triggers a review of the Land Use Element to
include an analysis of water, wastewater, stormwater drainage, and
structural fire protection needs or deficiencies for unincorporated
island, fringe, or legacy communities in which the median household
income is 80 percent or less than the statewide median household
income; and,
Senate Bill 375 (Sustainable Communities Strategy)– Housing
Element update will need to acknowledge, and perhaps address,
regional policies/actions resulting from the adoption of “Plan Bay
Area”, July 18, 2013, the Bay Area’s Sustainable Communities
Strategy prepared as a result of Senate Bill 375. Additionally,
pursuant to SB 375, a jurisdiction that does not submit its adopted
2015-2022 Housing Element update within the 120 days of the
December 2014 deadline, their Housing Element update reverts from
an eight-year cycle to a four-year cycle.
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6.The Department of Conservation and Development will pursue a
streamlined review of Housing Element Update through the California
Department of Conservation and Development (HCD), as more further
explained in Housing Element Update Guidance, December 2012, released
by HCD. This approach assumes that much of the information in the 2009
Housing Element found by HCD to be in compliance with State Housing
Element Law is still current and/or particular conditions and circumstances
have not significantly changed since the 2009 update. However, it is
recognized that this streamlined approach does not relieve the County
from its obligations to address all the statutory requirements of State
Housing Element Law. Furthermore, it is acknowledged that the statute
requires certain sections of the Housing Element to be completely updated,
including:
Public Participation
Program and Quantified Objectives
Any new state law enacted since the 2009 update
KEY TASKS / SECTIONS FOR HOUSING ELEMENT UPDATE
Task #1: Evaluation of Accomplishment under adopted 2009 Housing Element:
Identify the achievements under the adopted 2009 Housing Element
and evaluate effectiveness of these programs in delivering housing
services. The evaluation will include a description of the County’s track
record in producing new affordable housing units during the prior
Housing Element cycle, and a comparison of both market rate and
assisted housing production the County’s identified RHNA.
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The following are among the several key Housing Element program
actions to be reviewed:
Preservation of “at-risk” housing, e.g. rental housing at risk of
converting to for sale housing;
Zoning Ordinance revisions to address Senate Bill 2
(Planning/Siting of Emergency Shelter Housing), and Assembly Bill
1233 (Rezoning Sites to Accommodate Prior Cycle RHNA); and,
Establishment of reasonable accommodation procedures for
persons with disabilities.
Task #2: Housing Needs Assessment / RHNA: An analysis of the County’s
existing and projected housing needs, based on the final Regional
Housing Needs Allocation adopted by the Association of Bay Area
Governments (ABAG) on July 18, 2013. The needs assessment
encompasses an analysis of the following:
A. Population and Household Characteristics
Current population and population growth trends for the
unincorporated communities (CDPs)
Population characteristics including age distribution,
race/ethnicity, and demographic shifts over past two decades
(2000 and 2010 census)
Current and projected employment
Household characteristics including household type, tenure, and
size, overcrowding by tenure and geographic location, and
housing overpayment for owners and renters
Household income for unincorporated communities, including
income difference comparison and persons living in poverty
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Special needs population, including seniors, large families,
disabled (pursuant to SB 812, needs of persons with
developmental disabilities), single-parent household, and
homeless. Analysis of the income and tenure characteristics of
these groups and availability of specialized housing to meet
special needs housing.
B. Housing Stock Characteristics
Housing growth trends for County and its unincorporated
communities
Housing unit mix and tenure, and geographic concentrations of
rentals (both single and multi-family)
Vacancy rates
Home ownership market analysis, including comparison with the
Bay Area, and home sales data
Rental housing market analysis, including analysis by rental unit
type and comparison with the Bay Area
Affordable analysis of County’s owner and rental housing to very
low, low, and moderate income households
Housing conditions analysis to assess the magnitude of units
requiring rehabilitation or replacement
C. Assisted Housing At-Risk of Conversion to Market Rate
Document and analyze the assisted low income rental housing
project at-risk of conversion to market rate for the Housing Element
cycle. This analysis would include the following:
Assessment of level of risk
Estimate of the costs of preserving units through transfer to non-
profit ownership
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Estimate of replacing units
Task #3: Residential Sites Inventory: Develop an inventory of vacant and
underutilized sites within the unincorporated communities available
for residential and mixed use development to meet the County’s
RHNA for 2015-2022 planning period of the Housing Element update.
The residential sites inventory will include the following information
pursuant to state law:
Parcel-specific listing and mapping of sites;
Identification of site size, General Plan designation and Zoning
Districts;
Potential environmental and infrastructure constraints on site
development; and,
For non-vacant sites, existing use and site characteristics
contributing to “recycling” potential (value, age of improvements,
etc.), development trends, and regulatory incentives
Task #4: Potential Housing Constraints: Analysis of both governmental and
non-governmental constraints for the maintenance, improvement, or
development of housing.
A. Potential governmental constraints analysis will include:
General Plan land use designations
Residential and mixed use development standards
Inclusionary zoning ordinance and in-lieu fees
Zoning provisions for housing type (single family and multi-
family)
Zoning regulations for persons with disabilities
Building code and enforcement
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Fees and exactions
Processing and permit procedures
B. Potential non-governmental constraints analysis will include:
Market mechanisms – land and construction costs, availability
of financing,
Infrastructure, utilities
Environmental constraints
C. Review affordable housing incentives offered by the County
Flexible development standards
Density bonuses
Fast track processing
Reduces fees
Task #5: Review and Update the Minimum Site Area Requirements for
Residential and Mixed Uses under the P-1, Planned Unit District:
Under the existing County Ordinance code at 84-66.602, five (5)
acres is required for the minimum site area for residential
development and fifteen (15) acres is required for mixed residential
and nonresidential use development. These minimum site area
requirements for the P-1: Planned Unit District were enactedwhen
the County added the district to the zoning code in the 1970’s. In
today’s land use development and planning context, the application
of the P-1: Planned Unit District for residential or mixed use
development proposals most often occur on infill development sites
typically smaller than the respective 5 and 15 acre code requirement
wherein variances from the minimum site area must be granted by
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the County. In recognition of this context, the Housing Element
update will review and propose updates to the minimum site area
requirements for residential and mixed use development under the
P-1, Planned Unit District.
Task #6: Disadvantaged Unincorporated Communities (DUICs) Analysis:
Pursuant to requirements under Senate Bill 244, on or before
adoption of the Housing Element update, identify if there are any
disadvantaged unincorporated communities present within the
County, which are unincorporated island, fringe, or legacy
communities wherein the median household income is 80 percent or
less than the statewide median household income the median
household income is 80 percent or less than the statewide median
household income; and, if present, prepare an analysis of water,
wastewater, stormwater drainage, and structural fire protection
needs or deficiencies for each of the identified disadvantaged
unincorporated community, including an analysis of potential funding
mechanisms to feasibly extend services and facilities to identified
communities, for inclusion in the Land Use Element.
Task #7: Housing Resources: Review and analysis of the primary funding
resources available from local, state, federal, non-profit, and other
sources used to support the County’s housing program, and more
specifically how these resources are deployed to support
development of affordable housing. This review will also include
information on the status of the County’s wind down of the
Redevelopment Agency and how dissolution of the Redevelopment
Agency has affected the County’s ability to participate in the
financing of affordable housing projects.
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Task #8: Housing Plan:This section will set forth the County’s goals, policies,
and objectives with respect to housing and enumerate program
strategies with specific actions. Also, included will be a program
summary chart, which specifies each program, program objective,
funding source, responsible agency/department, and
implementation time frame. It will serve as the basis for the County’s
annual report to the California Department of Housing and
Community Development.
Task # 9: Public Outreach/Participation:
A. Workshops - Based on direction from the Board of Supervisors,
conduct between 4 to 7 Housing Element update outreach
workshops throughout the County. Public outreach workshops
would be conducted in the early stages of the Housing Element
update process. The purpose will be to provide the public with
information about the County’s housing needs and current
programs, explain state law, and solicit input regarding County’s
options and resources available to meet its housing needs.
B. Webpage – Establish and periodically update a webpage devoted
to the Housing Element Update hosted on the County’s website.
Task #10: California Environmental Quality Act (CEQA) Review: Assume
preparation of an Initial Study / Negative Declaration for the Housing
Element Update as the environmental review in compliance with the
California Environmental Quality Act (as was done for the 2009
Housing Element update (SCH#2011022036)). The Initial Study /
Negative Declaration will be prepared in-house by Department staff.
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Task #11:1st Draft, Public Review-Housing Element: Prepare 1st Draft, Public
Review-Housing Element that would be the initial version submitted
to California Department of Housing and Community Development
(HCD).
Task #12:2nd Draft, Revised-Draft Housing Element: Second version of draft
Housing Element to be submitted to HCD, which would be based on
comments received from the County Planning Commission and the
public following initial HCD review
Task #13: Coordinate California Housing and Community Development
Department (HCD) Review: Coordinate and liaison with HCD for the
review of the Housing Element Update.
Task #14: County Planning Commission Study Session/Hearing: Staff the
study session(s) or hearing(s) before the County Planning
Commission on the Housing Element Update, and, as required,
prepare report(s) to the Commission on the Housing Element
Update.
Task #15:Board of Supervisors Hearing: Prepare revised and final version of
Housing Element Update (reflecting HCD comments and CPC
recommendation), Board Report, and Resolution for Board hearing
on the Housing Element Update, including approval of the CEQA
environmental review.
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TIMELINE
WORK
TASK ACTIVITY MILESTONE
Spring and
Summer,
2013
n/a Develop
Work Plan and Timeline ABAG adopts Final RHNA
Fall 2013 Finalize Work Plan and
Timeline
Board Report / General Plan
Amendment Study
Authorization
Fall 2013 #1 Accomplishments
Previous Housing
Element
Complete Accomplishments
section for Public Outreach
workshops
Fall 2013 #2 Housing Needs
Assessment
Complete Housing Needs
Assessment section for
Public Outreach workshops
Winter
2014
#3 Residential Sites
Inventory
Initiate and complete the
inventory and mapping of
residential sites
Winter
2014
#4 Prepare Housing
Constraints Analysis
Complete Housing
Constraints Analysis
Winter
and
Spring
2014
#9.A Schedule 4-7 Public
Outreach Workshops
throughout the County,
and, as
necessary, meet with
interested organizations
Public Participation
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TIMELINE
WORK
TASK ACTIVITY MILESTONE
Winter
and
Spring,
2014
#7 Prepare Housing
Resources Section
Complete Housing
Resources Section
Winter
and
Spring,
2014
#8 Prepare Housing Plan
Section
Complete Housing Plan
section
Spring
2014
#5 Determine if
Disadvantage
Unincorporated
Communities (DUICs) are
present.
If present, conduct DUIC
analysis for Land Use
Element and document
for HCD’s Housing
Element review
Complete DUICs Analysis per
S.B. 244
Spring
2014
#7 Review P-1: Planned Unit
District’s Min. Site Area
Reqs.
Initiate Zoning Text
Amendment
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TIMELINE
WORK
TASK ACTIVITY MILESTONE
Spring
2014
#11 1st Draft, Public Review-
Housing Element
Release Public Review-Draft
Housing Element
Conduct study session with
County Planning
Commission (CPC)
Spring
2014
#11 &
#13
Submit 1st Draft, Public
Review-Housing Element
to HCD
60-day HCD review of 1st
Draft Housing Element
Spring
2014
#10 CEQA Review Prepare and issue Initial
Study/Negative Declaration
(IS/ND)
Summer
2014
#11 Public hearing(s) at
County Planning
Commission on 1st Draft,
Public Review- Housing
Element, HCD comments,
and per HCD comments
staff recommended
revisions
County Planning
Commission (CPC) Hearing
on 1st Draft, Public Review –
Housing Element Update
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Summer
2014
#12 &
#13
Initiate 60-day HCD
review of 2nd Draft,
Revised- Housing
Element
2nd Draft, Revised -
Housing Element to HCD
Fall 2014 #12 &
#13
Consider HCD’s review
comments on 2nd
Draft, Revised-Housing
Element
HCD completes review of
2nd Draft, Revised
Housing Element
#12 &
#13
County Planning
Commission considers
HCD’s review of 2nd
Draft, Revised-Housing
Element, and forwards
recommendation on
Final Housing Element
to Board
County Planning
Commission Hearing on
2nd Draft, Revised-
Housing Element
Fall 2014 #10,
12, &
14
Adopt Final Housing
Element and CEQA
IS/ND, and file CEQA
Notice of
Determination
Submit Board adopted
(Final) Housing
Element to HCD
Board of Supervisors
Hearing on
recommendation from
CPC on Final Housing
Element
Due to HCD by January
31, 2015