City of Pleasant Hill Housing Element REVISED DRAFT May 2011 City of Pleasant Hill Housing Element – REVISED DRAFT May 2011 CONTENTS Introduction ............................................................................................................................................... 1 Public Participation ............................................................................................................................... 1 Evaluation of Previous Housing Element ............................................................................................. 2 Population, Housing and Employment Trends for Pleasant Hill .................................................... 17 Population ............................................................................................................................................ 17 Ethnic Populations .............................................................................................................................. 18 Households ........................................................................................................................................... 18 Employment ......................................................................................................................................... 20 Housing Needs .................................................................................................................................... 20 Age Distribution .................................................................................................................................. 22 Disabled Population ............................................................................................................................ 24 Large Families and Overcrowding ................................................................................................... 25 Single-Parent Households .................................................................................................................. 25 Persons in Need of Emergency Shelter ............................................................................................. 26 Farm workers ....................................................................................................................................... 27 Income and Ability to Pay .................................................................................................................. 27 Extremely-Low-Income Households ................................................................................................ 30 Housing Supply ................................................................................................................................... 31 Rehabilitation Need ............................................................................................................................. 32 At-Risk Units ........................................................................................................................................ 34 Availability of Infrastructure ............................................................................................................. 34 Housing Development Potential ....................................................................................................... 35 Constraints on Housing Production ..................................................................................................... 38 Governmental Constraints ................................................................................................................. 38 Measure B ............................................................................................................................................. 38 Measure J .............................................................................................................................................. 39 Inclusionary Housing .......................................................................................................................... 39 Secondary Units ................................................................................................................................... 40 Single Room Occupancy (SRO) ......................................................................................................... 40 Emergency Shelters and Transitional/Supportive Housing ......................................................... 41 Development review procedures, fees, and standards .................................................................. 41 Mixed Use ............................................................................................................................................. 42 Trends in Mixed Use Development .................................................................................................. 42 Housing for Persons with Disabilities .............................................................................................. 43 Development Fees ............................................................................................................................... 44 Non-governmental Constraints ......................................................................................................... 46 Consistency with Other General Plan Elements ............................................................................. 47 Opportunities for Energy Conservation ........................................................................................... 47 Goals, Policies, and Programs ............................................................................................................... 49 Appendix A: Residential Development Standards Summary .......................................................... 67 Appendix B: City Residential Parking Requirements ........................................................................ 69 Appendix C: Pleasant Hill Properties which are Vacant or Below Allowable Densities ............. 70 Appendix D: Analysis of Potential Affordable Housing Sites ......................................................... 77 Appendix E: Typical Development Review Process ........................................................................ 107 Appendix F: Glossary ........................................................................................................................... 111 Appendix G: Public Notice List .......................................................................................................... 115 i City of Pleasant Hill Housing Element – REVISED DRAFT May 2011 TABLES Table H1. Evaluation of Previous Housing Element ............................................................................ 3 Table H2. Population Estimates and Projections, 2000-2030 .............................................................. 17 Table H3. City Household and Group Quarters Projections ............................................................. 17 Table H4. Ethnic Composition ............................................................................................................... 18 Table H5. Household Projections, 2000-2020 ....................................................................................... 19 Table H6. Household Size and Ownership, 2000 ................................................................................ 19 Table H7. Jobs/Housing Balance, 2000-2030........................................................................................ 20 Table H8. City Share of Regional Housing Need, 2007-2014 ............................................................. 21 Table H9. Age Distribution by Percent, 2000-2030 .............................................................................. 22 Table H10. Household Type for Persons 65 Years and Over, 2000 ................................................... 23 Table H11. Senior and Group Care Facilities, 2008 ............................................................................. 24 Table H12. Mobility, Self-care, and Work Disabilities by Age Group, 2000 .................................... 24 Table H13. Percent of Overcrowding, 2000 .......................................................................................... 25 Table H14. Household Type and Presence of Children, 2000 ........................................................... 26 Table H15. Percent of Income Paid for Housing, 2000 ....................................................................... 28 Table H16. Ownership Affordability, 2008........................................................................................... 30 Table H17a. Rental Affordability, 2008 ................................................................................................. 30 Table H17b. Overpayment for Extremely-Low-Income Households, 2000 ..................................... 31 Table H18a. Housing Units, 2000 and 2007 .......................................................................................... 31 Table H18b. Units Built by Income Category 1/1/2007 – 12/31/2009 ............................................ 32 Table H19. Age of Homes ....................................................................................................................... 33 Table H20. Assisted Housing Units ....................................................................................................... 34 Table H21. Vacant Residential Land, 2008 ..........................................................................................