HEALDSBURG HOUSING ELEMENT 2015 − 2023 ADOPTED NOVEMBER 17, 2014 CERTIFIED JANUARY 8, 2015 This page is intentionally left blank. Healdsburg General Plan Housing Element Planning & Building Department 401 Grove Street Healdsburg, CA 95448 707.431.3346 Adopted November 17, 2014 Certified by California Department of Housing and Community Development January 8, 2015 This page is intentionally left blank. Healdsburg Housing Element 2015-2023 Table of Contents Table of Contents 1 Introduction ............................................................................................................ 1 1.1 Executive Summary ............................................................................................................... 1 1.2 Housing Element Overview ................................................................................................ 2 1.3 Public Participation ................................................................................................................ 3 2 Community Context and Population Trends ...................................................... 7 2.1 Overview of the City of Healdsburg ................................................................................. 7 2.2 Demographic Characteristics .......................................................................................... 13 3 Existing Housing Needs ....................................................................................... 17 3.1 Household Characteristics ............................................................................................... 17 3.2 Housing Characteristics .................................................................................................... 22 3.3 Housing Costs and Affordability ..................................................................................... 27 3.4 Fair Housing ......................................................................................................................... 38 3.5 Housing Problems .............................................................................................................. 39 3.6 Special Housing Needs ...................................................................................................... 42 3.7 Inventory of Affordable Rental Housing and At-Risk Status..................................... 52 4 Projected Housing Needs .................................................................................... 58 4.1 ABAG Projections 2013.................................................................................................... 58 4.2 Regional Housing Need Determination ........................................................................ 59 5 Housing Development Constraints .................................................................... 61 5.1 Governmental Constraints ............................................................................................... 61 5.2 Nongovernmental Constraints ........................................................................................ 82 6 Housing Opportunities and Resources ............................................................... 88 6.1 Revenue Sources ................................................................................................................ 88 6.2 Residential Development Opportunities ...................................................................... 90 6.3 Summary of Capacity to Meet the Regional Housing Need ..................................... 97 6.4 Adequacy of Public Facilities ............................................................................................ 97 7 Opportunities for Energy Conservation .......................................................... 103 7.1 State Energy Conservation Requirements .................................................................. 103 7.2 Transit-Oriented Development and Smart Growth ................................................ 103 8 Housing Plan ....................................................................................................... 105 Goals, Policies, and Programs ..................................................................................................... 105 Quantified Objectives ................................................................................................................... 121 9 Appendices .......................................................................................................... 123 Appendix A: Evaluation of the 2009-2014 Housing Element ............................................... A-1 Appendix B: Restricted Affordable Housing ............................................................................. B-1 Appendix C: Potential Residential Development .................................................................... C-1 Appendix D: Deficient Housing Locations ............................................................................... D-1 Appendix E: State Funding Programs .......................................................................................... E-1 Appendix F: Housing Element Update Public Contact ........................................................... F-1 Appendix G: Summary of Community Workshops ............................................................... G-1 Adopted November 17, 2014 Page i Healdsburg Housing Element 2015-2023 Table of Contents List of Tables Table 1 Population Change .......................................................................................................................... 13 Table 2 Age Characteristics and Trends .................................................................................................. 14 Table 3 Race and Ethnicity ........................................................................................................................... 15 Table 4 Occupations and Wage ................................................................................................................. 16 Table 5 Where Healdsburg Residents Work .......................................................................................... 16 Table 6 Household Characteristics ........................................................................................................... 17 Table 7 State Income Categories ............................................................................................................... 18 Table 8 HCD Income Limits ....................................................................................................................... 19 Table 9 Household Income Levels ............................................................................................................. 19 Table 10 Income Level by Household Type ............................................................................................ 21 Table 11 Housing Unit Types...................................................................................................................... 22 Table 12 Housing Units by Type ................................................................................................................ 23 Table 13 Housing Tenure ............................................................................................................................ 23 Table 14 Housing Occupancy and Vacancy Status ................................................................................. 24 Table 15 Housing Unit Age ......................................................................................................................... 25 Table 16 Prices of Available Rental Units ................................................................................................. 28 Table 17 HUD Fair Market Rate ................................................................................................................ 28 Table 18 Healdsburg, Sonoma County and Fair Market Rent Comparison ..................................... 29 Table 19 Median Sale Price of New and Existing Homes ..................................................................... 31 Table 20 Median Sales Price Comparisons .............................................................................................. 33 Table 21 Asking Prices for Single Family Units ....................................................................................... 33 Table 22 Housing Cost Limits by Area Median Income Level............................................................. 35 Table 23 Ability to Pay Based on HUD Income Limits ......................................................................... 36 Table 24 Examples of Average Annual Salaries by Occupation .......................................................... 37 Table 25 Housing Overpayment ................................................................................................................ 40 Table 26 Household Sizes by Type of Occupancy ................................................................................. 41 Table 27 Overcrowding by Type of Occupancy ..................................................................................... 41 Table 28 Persons with Disabilities ............................................................................................................. 44 Table 29 Restricted Affordable Housing Units ....................................................................................... 53 Table 30 Qualified Entities ..........................................................................................................................