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HomeMy WebLinkAboutMINUTES - 04261988 - 2.04 THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA Adopted this Order on April 26, 1988 by the following vote: AYES: Supervisors Powers, Fanden, McPeak, Torlakson, Schroder NOES: None ABSENT: None ABSTAIN: None ------------------------------------------------------------------ ------------------------------------------------------------------ - SUBJECT: Growth Issues The Board received the attached report dated April 15, 1988 related to recent growth in Contra Costa County, the Bay Area and the State of California. Board members commented on statistics in the report which indicate that the major areas of growth in the County are within the cities rather than in unincorporated County areas. Phil Batchelor, County Administrator, noted that sale tax records also show that most commercial and industrial development is taking place in the cities. Supervisor Schroder commented on the need for a cooperative effort between the County and the cities to coordinate growth and infrastructure needs. Supervisor McPeak referred to growth patterns throughout the State and the need for growth management plans to deal with worsening transportation problems in all areas. She recommended that a policy position be developed recommending -that CALTRANS give priority consideration for transportation dollars to Counties with growth management plans. Board members being in agreement, IT IS ORDERED that receipt of the report entitled "Recent Growth in Contra Costa County, the San Francisco Bay Area and California" is ACKNOWLEDGED. IT IS FURTHER ORDERED that the Transportation Committee is REQUESTED to develop a policy position for submission to CALTRANS relative to Counties with growth management plans getting priority consideration for transportation dollars. E hereby certify that this Is a true and correct cop;;of an acf on taken and entered on the minutes of the cc: Transportation Committee Board of Supervisors on We date shown. Robert Chung, CDD �G�b -� dG, Ige? ATTESTED: Community Development Director PEL sATvs; L c , CEerEa.of the Board County Administrator of Supervisors an`', County Administrator By c[ , Depu:y TO: BOARD OF SUPERVISORS Contra Costa FROM: HARVEY E. BRAGDON, DIRECTOR OF COMMUNITY DEVELOPMENT County DATE: April 15, 1988 SUBJECT: Report on "Recent Growth in Contra Costa County, the San Francisco Bay Area, and California" SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS Accept the attached report "Recent Growth in Contra Costa County, the San Francisco Bay Area, and California, " prepared as background to the General Plan Review program. FISCAL IMPACT None. BACKGROUND/REASONS FOR RECOMMENDATIONS The report analyzes the amount and type of housing growth in the unincorporated areas of Contra Costa County as well as the 18 cities for the year 1987. The report also examines housing growth in the County since 1980 , and relates the population growth in Contra Costa County in the context of growth in other parts of the Bay Area and California. CONTINUED ON ATTACHMENT: YES SIGNATUR RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMEND OFBib Al COMMITTEE ': APPROVE OTHER SIGNATURE(S) : CTION OF BOARD ON APPROVED AS RECOMMENDED OTHER VOTE OF PERVISORS I HEREBY CERTIFY THAT THIS IS A UNANIMOU ABSENT ) TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. cc: Community Developmen ATTESTED PHIL BATCHELOR, CLERK OF THE BOARD OF SUPERVISORS AND COUNTY ADMINISTRATOR BY DEPUTY EP/ep growth/bdord.mem Recent Population Growth in California (1986-1987) According to recent population estimates released by the California Department of Finance, the state grew by 662,000 persons between June 30', 1986 and June 30, 1987. More than one half of the gain (57%) was the result of in-migration, while 43% of the growth was due to natural increases (births and deaths) . The jump in population was the biggest one year increase since 1942-1943, when defense industries lured thousands of workers and their families to the State. Almost two thirds (395,000) of the new residents live in the greater Los Angeles- Orange-San Diego metropolitan areas of Southern California. The net increase in the San Francisco Bay Area's population amounted to 80,600 additional residents over the twelve month period (see Table 1) . TABLE 1 POPULATION GROWTH IN SELECTED CALIFORNIA COUNTIES (1986-1987) Population Percentage County Increase Increase Los Angeles 153,300 1.8% San Diego 82,100 3.7 Orange 42,400 1.9 San Bernardino 68,700 6.1 Riverside 55,400 6.4 Ventura 14,900 2.4 Sub-total : LA-San- Diego 416,800 2.7 Sacramento 33,300 3.6 San Joaquin 14,300 3.3 San Luis Obispo 7,200 3.7 Lake 1,700 3.5 Sierra foothills/ Mother Lode (9 counties) 19,700 4.7 Alameda 14,600 1.2 Contra Costa 14,700 2.0 Santa Clara 13,400 1.0 San Francisco 300 0.0 Solano 11,500 4.0 Sonoma 10,600 3.1 Sub-total : SF Bay Area 74,000 1.3 (9 counties) Total : California 661,900 2.5 Source: California Dept. of Finance estimates for July 1, 1986 and July 1, 1987. In terms of the percentage increase in population (the rate of growth) , Calif- ornia as a whole grew at an annual rate of 2.5%. Some of the fastest growing urban counties in the state are in Southern California, including Riverside (6.4% increase) , San Bernardino (6.1%) , and San Diego (3.7%) . Other counties that are growing faster than the statewide average are located in the Bay Area (Solano and Sonoma) , in the Central Valley (San Joaquin, Sacramento) , in the foothills of the. Sierra, and on the Central Coast (San Luis Obispo) . In the two population centers of the state, the six counties of the huge Los Angeles-San. Diego :magalopolis are growing at a rate of 2.7%, while the nine counties of the San Francisco Bay Area are growing only half as fast (1.3% annually) . The most rapidly growing region of California is the Mother Lode country, .consisting . of-the retirement and recreation communities in the Sierra Nevada foothills stretching from Mariposa to Sierra County, including Lake Tahoe and some 'of the growing suburbs of the Sacramento region in Placer and El Dorado Counties. Population Growth in California Since 1980 Since the U.S. . Census ' taken in April , 1980, California has grown by nearly 4 million residents. The urbanized area in Southern California, consisting of the Los Angeles Basin, Ventura and Orange Counties, and the San Diego metropolitan region, now contains an estimated population of 15.7 million, while the State population has surged to almost 28 million (see Table 2) . The LA-San Diego area has grown at a rate of 17.8% since 1980, with much higher growth rates of 34% and 38%, respectively, registered in San Bernardino and Riverside Counties. Overall , almost 60% of the population growth that has occurred in California since the last census, or 2.4 million new residents, has been added in the Southern part of the State, with only 12% of the growth located in the San Francisco Bay region. In contrast to Southern California, the Bay Area has grown by almost one half million persons since 1980, representing a 10..9% increase. The Bay Area is now home to 5.8 million residents scattered throughout nine counties. Three counties in the region have grown very slowly over the last seven years (Marin, Napa, and San Mateo) , the four" largest counties have grown at a rate significantly less' than the statewide average of 17% (Santa Clara, Alameda, San Francisco, and Contra Costa) , while the remaining two northern counties (Solano and Sonoma) are experiencing rapid growth as they change from a rural to suburban environment. Although Contra Costa's growth rate for the 1980 to mid-1987 period (13.3%) was higher than the regional average, it's interesting to note that in the East Bay, Alameda County has added 40% more residents (122,000) since 1980 than Contra Costa (87,600) . The most recent population estimates in Table 2 indicate that during the last year Contra Costa County has surpassed San Francisco as the third largest county in the region, and the ninth largest county in the State. While Contra Costa has grown at a steady rate, the population in San Francisco gained only 300 residents between July, 1986 and July, 1987. TABLE 2 POPULATION GROWTH IN SELECTED CALIFORNIA COUNTIES (1980-1987) Pop. Increase % Increase 1987 County (1980-1987) (1980-1987) Population Los Angeles 1,007,100 13.5% 8,484,500 San Diego 426,500 22.9 2,288,300 Orange 283,900 14.7 2,216,800 San Bernardino 307,000 34.3 1,202,000 Riverside 201,400 38.0 915,400 Ventura 99,000 18.7 628,100 Sub-total : LA-San Diego 2,375,600 17.8 15,735,100 Sacramento 164,000 20.9 947.,400 San Joaquin 97,000 27.9 444,300 San Luis Obispo - 46,500 29.9 201,900 Lake 14,400 39.7 50,800 Sierra foothills/ Mother Lode 109,900 32.0 453,800 (9 counties) Santa Clara 126,500 9.8 1,421,600 Alameda 122,000 11.0 1,227,400 Contra Costa 87,600 13.3 743,900 San Francisco 62,600 9.2 741,600 San Mateo 36,200 6.2 623,500 Sonoma 54,900 18.3 354,500 Solano 62,800 26.7 298,000 . Marin 5,100 2.3 227,700 Napa 6,000 6.0 105,200 Sub-total : SF Bay Area 563,700 10.9 5,743,400 (9 counties) Total : California 3,994,900 16.9 27,662,900 Source: U.S. Census of 1980; California Dept. of Finance estimates for July 1, 1987. Figures have been rounded. Recent Housing Growth in Contra Costa County During the year ending December 31, 1987, almost 12,000 housing units were completed throughout Contra Costa County, an increase of 42% over the previous year. In turn, the approximately 8,000 housing units that were completed in the County during the 1986 calendar year was 24% higher than during 1985. While last year' s strongest housing growth was centered in either the traditional growth areas of the North Central cities (Concord, Pleasant Hill , and Walnut Creek) or in East Contra Costa (Antioch, Pittsburg, Brentwood, and Oakley) , during 1987 residential development was strong in all parts of the County. Almost one. third of the new homes built last year (3,381 units) was in East County, followed by 2,925 units completed in North Central County communities, 2,819 units built in West County, and 1,970 units finished in the San Ramon Valley (see Table 3) . Table 3 breaks down housing completion data for each jurisdiction by type of unit, categorized as single family homes (either detached homes on separate lots, or attached condominiums or townhouses) and multiple family (apartment) units. It should be noted that the data in Table 3 measure housing unit comple- tions, i .e.- a final. building permit, not 'the issuance of an initial building permit to construct._ Thus, the numbers are a very accurate representation of exactly how many units were actually finished and ready for occupancy. Housing construction figures for the years between 1980 and 1987, separated out by city or unincorporated community, are given in Table 4, which is included later in this report. The residential "hot spots" in the County, based upon building trends observed during 1987 and previous years, are illustrated on Map 1, at the end of the report. Recent housing growth in each of the 18 cities and several of the unincorporated communities is analyzed by sub-region of the County in the following pages. East County In Contra Costa County, Antioch has been by far the most active location for new home construction. In 1986, the city registered 1,200 units completed, or a building pace of 100 new homes completed each month. During 1987, residential construction in the City nearly matched the same high rate for a second year in a row, with 1,105 units built. Completed housing in the city was primarily single family homes, a change from previous years when numerous apartment complexes had been opened for occupancy. Much of the building has occurred in the rapidly growing Southeast Antioch area along Hillcrest Avenue. Several thousand additional units are currently under construction in this area, and a total buildout of approximately 15,000 homes has been planned in the. area. The city has further plans to annex some 2,600 acres of agricultural land in the Lone Tree Valley to accommodate additional housing growth. TABLE 3 HOUSING GROWTH BY AREA AND TYPE IN CONTRA COSTA COUNTY (1987) Single Family Multiple Family Homes (1) Units Total ------------- ----------------- ----- EAST COUNTY Antioch 931 174 1,105 Brentwood 105 14 119 Pittsburg 283 498 781 West .Pittsburg . (uninc. ) 359 . 224 583 Oakley (uninc. ) 518 0 518 Disco Bay (uninc. ) 258 0 258 Other unincorp. 17 0 17 Sub-total 2,471 910 3,381 NORTH CENTRAL COUNTY Martinez 149 332 481 Concord 304 462 766 Clayton 7 0 7 Pleasant Hill 306 418 724 Walnut Creek 131 102 233 Lafayette 52 13 65 Moraga 103 0 103 Orinda 44 0 44 Unincorporated 144 358 502 Sub-total 1,240 1,685 2,925 SAN RAMON VALLEY Alamo (uninc. ) 120 0 120 Danville 361 0 361 San Ramon (2) , 504 713 1,217 Blackhawk (uninc. ) . 270 0 270 Other unincorp. 2 0 2 Sub-total 1,257 713 1,970 WEST COUNTY El Cerrito 5 15 20 Richmond 1,273 161 1,434 San Pablo 15 242 257 'Pinole 191 98 289 Hercules 310 161 471 Unincorporated 20 328 348 Sub-total 1,814 1,005 2,819 COUNTY TOTAL 67782 4,313 11,095 Source: Contra Costa County Community Development Department Notes to the preceeding table: (1) Condominiums and townhouse units are included in the Single Family Homes category. (2) Most of the totals for San Ramon (381 SF units and 681 MF units) include two projects, Canyon Lakes and the Reflections, that were approved in the County but annexed into the City upon completion. The City of San Ramon reported 123 SF and 32 MF units completed during 1987. In neighboring Pittsburg, a total of 498 apartment units were finished during the last year, accompanied by the addition of 283 single family homes or condo- miniums. Housing construction in 1987 increased significantly over levels of the previous year, when 534 units were completed. Most of the new units are located in the foothills south of Route 4. The small city 'of Brentwood experienced a slower rate of growth during the last year compared to the previous year, when over 300 homes had been completed. During 1987 only 105 single family homes and 14 apartment units were built. Future residential growth rates will be largely dependent on the ability of the city to secure a permanent water supply. North of Brentwood in the unincorporated community . of Oakley, residential construction has jumped sharply. A total of 518 single family homes were com- pleted during 1987, compared to a range of 200 to 300 units finished in previous years. Much of the growth is centered in the large Gateway project (Garrow & Cardinale) , in a new Kaufman & Broad subdivision near Big Break, and other subdivisions bei.ng built by the Hofmann Company, Seeno, Woodhill Development, and others. A plan to allow several thousand units of additional housing to be built in the area south of Laurel Road was adopted in early 1987, however, a successful law suit over the adequacy of the environmental documentation may delay the beginning of construction until. 1988 or later. In West Pittsburg, the other large . unincorporated community in East County, housing growth was also up significantly in the last year. Residential construc- tion amounted to 583 new units completed during 1987, consisting of 359 single family homes (or condominiums) and 224 apartments. New growth occurred in several notable projects, including Kaufman & Broad's California Landing sub- division, Presley Company's Amber Cove; the Lynbrook project (Crocker Homes) and Woodhill 's Westwood Village. Housing construction is expected to slow in the coming years, as little vacant land remains for new subdivisions. A third unincorporated community in East County, Discovery Bay, also registered strong growth during 1987, with 258 homes finished by either custom homebuilders or the master builder of the project, the Hofmann Company. The planned community of some 2,750 waterfront homes near Byron is approximately two thirds complete. North Central County The North Central County area includes the five northern cities along I-680, from Martinez to Walnut Creek, as well as Lamorinda (Lafayette, Moraga, and Orinda) . This part of the County has historically been a high growth area since the 1950' s. Most of the cities are now reaching a built out environment, as the last remaining vacant areas are being developed. In addition, the downtown business districts in some of the cities are being redeveloped with multiple family housing. The North Central cities of Martinez, Concord, Walnut Creek, and Pleasant Hill added approximately 2,700 units of housing last year, compared to 212 units built in Lamorinda. The growth during 1987 was 10% higher than during 1986, when over 2,600 units were completed. The total of 2,925 units built in North Central Contra Costa last year represents the strongest growth to have occurred in that section of the County since the boom years of the 1960' s. However, in contrast to earlier decades, a much higher portion of the new development is . in multi-family apartments (1,685 units built in 1987) rather than in conventional single family homes (1,240 units) . Concord, the largest city in the County, experienced the greatest residential growth in the North central region during the last year. Over 300 single family homes were completed in outlaying subdivisions on Pine Hollow and Ygnacio Valley Roads and elsewhere. An impressive amount of multiple family housing, 462 units, was also built, most of which consisted of several large apartment complexes built along Clayton Road. Following Concord, the largest amount of new construction was registered in Pleasant Hill , in the unincorporated Pleasant Hill BART station area, and in Martinez. The City of Pleasant Hill added 724 housing units, with several hundred single family homes finished in' subdivisions on the hilly northwest side of the city and 418 new apartments units constructed in the large Ellinwood mixed use project. Homebuilding activity in Pleasant Hill is expected to slow in the coming years, due to the rapidly disappearing supply of vacant land which is available ,for development, - as well, as slow-growth initiatives adopted by the voters. . Over 500 units of housing was completed during 1987 in the unincorporated areas within North Central County. Much of the housing finished under County jurisdic- tion, 338 units, was located at the Pleasant Hill BART station and on nearby Oak Road, and consisted of condominiums and apartments designed for nearby office workers. The City of Martinez continued its trend of steady growth in the John Muir Parkway area just north of Route 4, and in the neighborhoods south of the freeway. The city added 332 apartment units and about 65 homes north of Route 4, with 85 single family homes south of the highway. More development is anticipated in the John Muir Parkway area under a specific plan adopted by the city, although much of the remaining housing growth is expected to be in single family homes. In Walnut Creek, residential construction has slowed significantly, as the impacts . of a voter-adopted slow growth intiative are being felt. During 1987 about 100 units of apartments were completed in the Rossmoor area and along Oak Road. New single family units totalled 131 and included the Main Chance town- houses north of the downtown. In tiny Clayton, almost no development occurred during 1987, although in the last year the city approved final plans for the 1,400 unit Oakhurst Country Club development by Presley Homes. Construction of this project, to begin in 1988, will eventually double the size of the city. In the older Lamorinda area, a modest amount of development was recorded, 199 single family homes and 13 apartments. Approximately one half of the development was in Moraga, where several subdivisions are under construction. This portion of the County is effectively built out, except for one isolated pocket of vacant land that will be developed in the near future, the Gateway Valley in Orinda. San Ramon Valley The San Ramon Valley has a reputation as one of the most rapidly growing areas in the Bay Area, although the actual number of homes that have been completed there over the last several years has been consistently lower than in the other three sections of the County. The rate of growth in the Valley has been much greater than the other areas; however, because the base of existing housing is smaller. In 1987, growth in the Valley escalated to almost 2,000 units, compared to about 1,000 units built during 1986. Much of the recent growth is due to construction of subdivisions in the huge Canyon Lakes project, as well as another nearby mixed use project which includes a large apartment complex, the Reflections'. Canyon Lakes, a 3,700 unit planned development, is being built in the unincorpo- rated area east of San Ramon by several different companies. The project consists of single family, as well as multiple family "villages" clustered around a series of man-made lakes. As phases of the individual subdivisions or apartment complexes are completed, the units are automatically annexed into the City of San Ramon, under the terms of a tax-sharing agreement worked out with the County. A similar arrangement affects the nearby Reflections apartment project. Thus, the housing unit figures attributed to,- the City of San Ramon in Tables 3 and 4 include a substantial number of units that were originally approved and built under County jurisdiction, but have been annexed by the city. Growth in Canyon Lakes and nearby projects totalled 1,062 units during 1987, split between 381 single family homes or condominium units, and 681 apartments. Completed housing projects reported by the City of San Ramon. added 123 new single family homes and 32 apartment units. In the Town of Danville, 361 homes were completed, primarily located in the large Sycamore Valley area. Hundreds of additional units have been given prelimi- nary or final approval , so strong growth is expected during the coming years. In addition, two other large residential projects in the Tassajara area, consisting of approximately 1,000 units, have recently been approved and annexed into the town. Three more large subdivisions along Camino Tassajara Road have been approved or are in the process 'of receiving approval from the County. These developments are expected to be under construction during the late 1980's and 1990's. At Blackhawk, the planned community of luxury homes east of Danville in the unincorporated area, custom homebuilding has continued at a steady pace. The project added 268 new homes in 1987. The final phase of the.`2,300 unit community is expected to be completed during the next two years. In unincorporated Alamo, a moderate amount of new construction (120 units) occurred in 1987. West County In West Contra Costa County, housing growth during 1987 doubled over. the previous year. Over 2,800 new units were completed in 1987 compared to 1,365 finished in 1986. A substantial portion of the growth was due to condominium construction in the City of Richmond, although steady growth has also continued in Hercules, El Sobrante, Pinole, and San Pablo. Richmond experienced the greatest amount of housing growth of any city during the last year. The city added an incredible a total of 1,273 new single family units (1,070 were attached condominiums) , as well as 161 apartments, representing more growth in one year than even Antioch has sustained recently. Growth in Richmond has been concentrated primarily around the Hilltop regional shopping mall . The large projects which were active in 1987 included the Hilltop Village condominiums and Hilltop Bayview apartments. . The Carriage Hills subdivision by Dame Construction along Castro Ranch Road near E1 Sobrante also added 134 single family homes. Hercules, the former company town of a dynamite manufacturer, has consistently been one of the fastest growing cities in the State. In 1975, the city contained only 51 . residents; the city' s population is now estimated at about 13,000. . During 1987 the city added 310 single family homes and 161 apartment units. A similar amount of annual growth is expected to continue through the 1990's. The unincorporated area of West County saw a surprising surge of growth during the last year, consisting of 328 units of apartments and 20 homes. Almost all of the apartment construction (296 units) was completed in one project, Hilltop Commons (Nyland Construction) , on San Pablo Avenue near Tara Hills, between the cities of Richmond and ;Pinole. A moderate amount of housing (22 units) was built in El Sobrante. Growth in Pinole doubled over the previous year, adding 191 homes and 98 apart- ments. A significant amount of new housing was also added in the City of San Pablo, primarily in the form of 242 apartments completed. Growth Trends, in Contra Costa During. the 1980's Over the last decade as unincorporated land adjacent to cities has been annexed and developed, and new cities have incorporated, the County's role in approving and servicing new residential areas has shrunk dramatically. In 1980, approxi- mately 44% of all housing completions occurred under County jurisdiction, with the remainder (56%) approved by the cities. . The cities' portion of residential growth climbed to 67% of the total in 1982, and reached 77% in 1984, following the incorporations of Danville and San Ramon (see Figure 1) . Since 1984, the portion of growth occurring in the County versus the cities has remained steady at a ratio of about three quarters of the new housing developed within the cities and one quarter built in the County. Because of the confusion over how to code the most recent housing completions in the Canyon Lakes area of San Ramon (units which were approved and built in the County, but technically completed under City jurisidiction) , data in Figure 1 for the year 1,987 has been presented in two different ways. If the Canyon Lakes-Reflections units are counted in the city totals, the portion of incorporated development, is 76% of all new housing. If the Canyon Lakes units are attributed to the County, the portion of new housing completions in the unincorporated areas rises from 24% of the annual total to 33%. FIGURE 1 Holi.s•incg Growth in Cities and County (1 s80-1 s87� s , 76% (w/ Canyor Lakes) 8 67%; (w/o Cyn. 7 Lakes) tA 8 76%a/ Cities 77% b � o56% 33%. (w/Canyon Cities Lakes) 3 00 44% 24 (w/o Cyn. 3 67% 24% Lakes) 23% 33% Unincorporated Areas I 0 1.980 1.987 188.E 1883 188,E 1885 1885 1$87 Growth in Contra Costa County has added 46,800 units of new housing since 1980, for an average of 5,800 homes completed each year. But homebuilding during the 1980's has fluctuated from one year to the next, consistent with the national economic climate (see Table 4 and Figure 2). The decade began on a relatively high note, as 6,240 units were finished in Contra Costa County in 1980. Residential construction began a nosedive during the next year, however, due to very high interest rates and a national recession. Housing completions reached their lowest point in 1982, when only 2,600 units were registered. By the end of 1984, however, the local homebuilding industry had recovered, completing 5,100 new units. The following year saw almost 6,300 homes and apartments. built in the County, an increase of 23%. In 1986, residential construc- tion again jumped significantly, with completion of almost 8,000 units, represen- ting a 24% gain. During the last year, 1987, the rate of homebuilding was even stronger, registering almost 12,000 units completed, which translates into a 42% increase over the previous twelve month period. The cities that have experienced the strongest development activity over the last eight years are Antioch (approximately 5,000 new units) ; Concord (4,100) ; Pittsburg (3,600) ; Richmond (3,600) ; San Ramon (3,500) ; and Martinez (3,100) . As noted previously, perhaps the most surprising aspect of the most recent development trends is the growth reported in Richmond during -1987. Historically, the city has registered an average of only about 300 new homes or apartment units finished each year, but during 1987 growth accelerated to over 1,400 units, more than doubling the rate of construction of the previous year. Other communities that have added a significant amount of new housing since 1980, at least 1,000 units, include Pleasant Hill (approximately 2,600 units) ; Walnut Creek (2,200 units) ; the unincorporated areas of North Central County (2,200) ; Hercules (2,200) ; unincorporated Oakley (2,100) ; Danville (1,800) ; unincorporated Blackhawk (1,500) ; West Pittsburg (1,600) ; San Pablo (1,100) ; the unincorporated communities of West County, including El Sobrante (1,100) ; and unincorporated Discovery Bay (1,000) . These housing "hot spots" are illustrated on Map 1 at the back of this report. In terms of the type of housing that has been constructed in Contra Costa County since 1980, Figure 3 illustrates the change over time of the mix between tradi- tional single family homes on an individual lot, attached single family units (condominiums or townhouses) , and multiple family apartment units. In 1980, about three quarters (73%) of the new housing built in the County consisted of single family homes, 7% was condos or townhouses, and 20% was apartment units. Over the last eight years, the mix of new housing has shifted significantly away from homes on individual lots toward attached housing (either condos or apartments) . During the construction slowdown of 1982, the percentage of new housing that was detached homes dropped from three quarters of the total to about 57%. However, the portion of single family homes rose sharply in 1984, registering about two thirds of all new housing. That year appears to have been unusual , since the trend toward more apartment and condominium construction has dominated during the mid-1980' s. During the 1986 construction year, for the first time less than one half (42%). of the housing completed in the County was detached family homes. Much of the- shift has been away from single family homes on individual lots toward the construction of multiple family (apartment) units, in part spurred on by favorable taxa laws and other financing mechanisms, and the downturn in office construction. During recent years, the portion of new housing that is condominiums has remained relatively constant (20% to 27%) , while apartment construction has soured, accounting for only 14% of all new units in 1984, but growing rapidly to account for 37% and 39% of housing completions in 1986 and 1987. For the first time in 1987, new apartment construction has outpaced single family homebuilding. Detached single family homes represented only 35% of all new construction last year, while apartments made up 39% and condominiums accounted for 27%. TABLE 4 ANNUAL GROWTH IN HOUSING UNITS BY JURISDICTION IN CONTRA COSTA COUNTY (1) (1980-1987) Total 1980 1981 1982 1983 1984 1985 1986 1987 1980-1987 ---- ---- ---- ---- ---- ---- ---- ---- --------- EAST COUNTY Antioch 478 361 273 462 267 865 1,197 1,105 5,008 Brentwood 36 79 16 5 15 100 327 119 697 -Pittsburg 443 529 246 308 196 596 534 781 3,633 W. Pittsbg (uninc) 188 223 20 75 94 137 304 583 1,624 Oakley (uninc.) 300 80 73 214 307 234 335 518 2,061 Disco Bay (uninc.) ." 187 139 92 44 112 154 62 258 1,048 Other unincorp. 111 27 12 23 (2) 15 16 17 219 Sub-total 1,743 1,438 732 1,131 989 2,101 2,775 3,381 14,290 NORTH CENTRAL COUNTY Martinez 240 360 199 239` 1,020 371 210 481 3,120 Concord 450 272 370 280 314 841 788 766 4,081 Clayton 99 0 2 19 63 54 3 7 247 Pleasant Hill 343 292 210 135 67 311 514 724 2,596 Walnut Creek 233 ;331 96 85 210 385 591 233 2,164 Lafayette 85 47 31 13 27 25 27 65 320 Moraga 62 40 4 5 58 136 86 103 494 Orinda (2) 48 60 25 26 26 35 20 44 284 Unincorporated; 322 360 196 171 147 100 409 502 2,207 Sub-total 1,882 1,762 1,133 973 1,932 2,258 2,648 2,925 15,513 SAN RAMON VALLEY Alamo (uninc.) 40 63 24 27 56 57 78 120 465 Danville (3) 425 310 125 63 250 155 124 361 1,813 San Ramon (4) 600 225 145 135 730 197 226 1,217 3,475 Blackhawk (uninc.) 110 110 80 120 307 268 266 268 1,529 Other uninc.. (5) 159 31 3 44 3 43 308. 4 595 Sub-total 1,334 739 377 389 1,346 720 1,002 1,970 7,877 WEST COUNTY El .Cerrito 41 30 (1) 36 48 145 25 20 344 Richmond 449 216 146 211 237 279 665 1,434 3,637 San Pablo 249 222 31 133 81 114 11 257 1,098 Pinole 30 60 42 91 90 92 134 289 828 Hercules 275 3 70 152 273 452 478 471 2,174 Unincorp. 237 161 61 24 101 97 52 348 1,081 Sub-total 1,281 692 349 647 830 1,179 1,365 2,819 9,162 COUNTY TOTAL 6,240 4,631 2,591 3,140 5,097 6,258 7,790 11,095 46,842 Source: Contra Costa County Community Development Department Notes to preceeding table: (1) Data is housing completions during the calender year minus demolitions. Totals do not include the effect of annexations. (2) .Orifida was incorporated in 1985. (New construction totals are included in the the unincorporated totals between 1980 and 1985.) (3) Danville was incorporated in 1982. (4) San Ramon was incorporated in 1983. (5) New housing totals for the large Canyon Lakes project, originally approved in the unincorporated area, are included in the City of San Ramon totals for 1987. W 5� rVi ►� 4�. L5 a} w Lu H 5� ^7 nZ M2 UD r s.gwfl grmaAr en-a-Ar lo -.wqw�mjv By examining the housing statistics for each jurisdiction in the County over the last seven years, it becomes apparent that the steady construction activity in North Central County during 1987 has been a consistent pattern for . some time (see Table 4 and Figure 2) . It has only been in the last two years (1986 and 1987) that the actual number of homes completed in all of the East County communities has surged past completions in North Central County. Although the amount of new housing built in the North Central sub-area has been very high, it must be kept in mind that this is by far the most populous part of the County. Almost one half of the County' s housing stock is located in the communities between Walnut Creek and Martinez along the north I-680 corridor and in Lamorinda (Lafayette-Moraga-Orinda) . The housing growth measured in this area since 1980 has been significant, approximately 15,500 housing units, although the rate of ,growth has been relatively low, only a 13% increase between 1980 and the end of 1987. In contrast, the growth in the San Ramon Valley since 1980 has been a relatively small in comparison to the other three sub-areas of the County, 7,900 units of new housing, yet the rate of growth has been an impressive 35.9% over the eight year period (see Table 5) . East County has grown by 14,300 units, which trans- lates into a 28.4% increase since the last census in 1980. In West County 9,100 housing units were finished, equal to a 11.8% growth rate, which was the slowest growing part of the. County. Overall , Contra Costa County increased its housing stock by 18.6% during the 1980 through 1987. TABLE 5 RATES OF HOUSING GROWTH IN CONTRA COSTA COUNTY BY SUB-AREA Housing Units Growth in Housing Rate of Growth 1980 (1980-1987) (% increase) East County 39,385 14,290 28.4% North Central- 119,149 15,513 13.0 San Ramon Valley 21,956 7,877 35.9 West County 71,428 9,162 11.8 ------ ------ ---- TOTAL: 251,918 46,842 18.6 (or average) Source: U.S. Department of Commerce, 1980 Census, Tape STF 3; Contra Costa County Community Development Department o a o rn Ln M M N h r} �z ND,. o C\i I� N N M io d Q i ko M . LLJ LL. L5 rb Q t o y' a2 rA �1 y' M O N i 47 VW sptzj2 fftzwnoH MOM S While the proportion of new housing that is on separate single family lots has declined, the number of new homes that are being built is still increasing. Over 3,900 detached homes were added in the County in 1987, up from 3,250 built in 1986. Rental apartment construction grew substantially in the last year, from about 2,900 units in 1986 to almost 4,300 units in 1987. The number of new townhouses and condominiums also grew, from 1,600 units completed in 1986 to almost 3,000 units finished during 1987. Although rental apartment building has flourished during the last two years, construction is expected to weaken in the coming years due to changes in Federal tax- laws. rcnt-gro/rnt-gro2.doc 4/7/88 rev. 4/12/88 c U�d \ M m m A \ 04 ae . v .• qua . �,..� co r tt, rf 11 O CA Gt. � a 0 CC r a 000 p � cr O Y N N 4C4 {i a o 3 CC N O lam' k" 1 �i N Y ;, � to f N � oils o- o N r