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Draft 2015-2023 Housing Element

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Draft 2015-2023 Housing Element Draft 2015‐2023 Housing Element November 2014 This page is intentionally left blank. 2015‐2023 Housing Element Update Draft City of El Cerrito Community Development Department 10890 San Pablo Avenue El Cerrito, CA 94530 November 2014 Cover: Photo credit: Dale F. Mead Eden Senior Housing, VanMeter, Williams & Pollack “Pomona Fence”, acrylic painting by Lin Salamo. www.mesart.com/linsalamo This page is intentionally left blank. Note to the Reader about HCD Streamlined Review To provide a streamlined approach, both in the preparation of the updated element as well as in review by the California Department of Housing and Community Development (HCD), jurisdictions that adopted a housing element in the fourth cycle that HCD found in substantial compliance with State law may opt to use the Streamlined Update template (provided by HCD) to show where changes were made in the previously adopted housing element. The City of El Cerrito has opted to use the Streamlined Update template. Use of the Streamlined Update does not relieve the jurisdiction of its obligation to address all statutory requirements of State housing element law, but rather provides a guide to updating the necessary portions of the housing element and facilitates State review of housing element submittals. For eligible jurisdictions, HCD review will rely upon the element in compliance in the prior planning period and will be limited to changes that have occurred since the prior planning period. HCD will not review areas that have not changed since their content continues to be sufficient to meet statutory requirements. For jurisdictions using the Streamlined Update template, the housing element must indicate where changes have been made. The yellow highlighting throughout this Housing Element identifies new information and information that has been changed from the 2007‐2014 Housing Element. This page is intentionally left blank. City of El Cerrito Draft 2015‐2023 Housing Element TABLE OF CONTENTS I. INTRODUCTION ......................................................................................................................... 9 A. PURPOSE AND CONTENT ..................................................................................................... 9 B. HOUSING ELEMENT UPDATE PROCESS ............................................................................ 9 C. STATE LAW AND LOCAL PLANNING ............................................................................. 10 1. Consistency with State Law ................................................................................................. 10 2. General Plan Consistency ..................................................................................................... 10 3. Relationship to Other Plans and Programs ....................................................................... 10 D. HOUSING ELEMENT ORGANIZATION ............................................................................ 11 E. CITIZEN PARTICIPATION .................................................................................................... 13 1. Community Workshops ....................................................................................................... 13 2. Housing Needs Survey ......................................................................................................... 13 II. HOUSING NEEDS ASSESSMENT AND INVENTORY ......................................................... 15 A. INTRODUCTION ..................................................................................................................... 15 B. COMMUNITY PROFILE .......................................................................................................... 15 1. Population Trends and Characteristics .............................................................................. 15 2. Household Type and Composition ..................................................................................... 19 3. Income Characteristics .......................................................................................................... 21 4. Poverty .................................................................................................................................... 23 5. Employment Trends.............................................................................................................. 25 6. Special Housing Needs ......................................................................................................... 26 7. Existing Housing Stock ......................................................................................................... 38 8. Housing Costs ........................................................................................................................ 42 9. Affordability ........................................................................................................................... 46 10. Future Housing Needs........................................................................................................ 49 III. RESOURCES AND CONSTRAINTS ........................................................................................ 51 A. ADEQUATE SITES ANALYSIS .............................................................................................. 51 1. Units Under Construction and Approved Projects .......................................................... 51 2. Sites Summary – Future Development Potential .............................................................. 52 3. Assumptions .......................................................................................................................... 52 4. RHNA Summary ................................................................................................................... 54 B. GOVERNMENTAL RESOURCES AND CONSTRAINTS .................................................. 57 1. Land Use Controls ................................................................................................................. 57 2. Density Bonus Ordinance ..................................................................................................... 70 3. Residential Care Facilities .................................................................................................... 72 4. Emergency Shelters ............................................................................................................... 73 5. Transitional Housing/Supportive Housing ....................................................................... 75 6. Single Room Occupancy Units ............................................................................................ 75 7. Second Unit Ordinance ......................................................................................................... 76 8. Housing for Persons with Disabilities ................................................................................ 77 9. Building Codes and Enforcement ....................................................................................... 79 10. Local Processing and Permit Procedures ......................................................................... 80 Draft | November 2014 Page 5 of 187 Draft 2015‐2023 Housing Element City of El Cerrito 11. Former Redevelopment Agency and Successor Agency ............................................... 88 12. On and Off‐Site Improvements ......................................................................................... 89 C. NON‐GOVERNMENTAL CONSTRAINTS ......................................................................... 90 1. Land Prices ............................................................................................................................. 90 2. Construction Costs ................................................................................................................ 91 3. Financing ................................................................................................................................ 92 4. Energy Conservation ............................................................................................................ 94 5. Environmental and Infrastructure Constraints ................................................................. 99 IV. HOUSING POLICY PROGRAM ............................................................................................. 103 A. GOALS, POLICIES, AND PROGRAMS .............................................................................. 103 B. QUANTIFIED OBJECTIVES .................................................................................................. 122 V. LIST OF APPENDICES .............................................................................................................. 123 APPENDIX A: LAND RESOURCES ......................................................................................... 124 APPENDIX B: AT RISK ASSISTED UNITS ............................................................................. 141 APPENDIX C: EVALUATION OF PRIOR HOUSING ELEMENT PROGRAMS .............. 147 APPENDIX D: SUMMARY OF COMMUNITY OUTREACH .............................................. 156 APPENDIX E: CONSISTENCY WITH STATE LAW ............................................................. 170 APPENDIX F: GLOSSARY OF HOUSING TERMS ................................................................ 178 Page 6 of 187 Draft| November 2014 City of El Cerrito Draft 2015‐2023 Housing Element LIST OF TABLES Table II‐1 Historical Population Change .......................................................................................
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