City of Pleasant Hill Housing Element CITY COUNCIL ADOPTED April 2015 City of Pleasant Hill Housing Element Adopted | April 2015 CONTENTS Introduction ............................................................................................................................................... 1 Public Participation ................................................................................................................................... 2 Evaluation of Previous Housing Element ............................................................................................. 2 Population, Housing and Employment Trends for Pleasant Hill .................................................... 29 Population ............................................................................................................................................ 29 Source: U.S. Census ............................................................................................................................. 30 Ethnic Populations .............................................................................................................................. 30 Households ........................................................................................................................................... 30 Employment ......................................................................................................................................... 31 Housing Needs .................................................................................................................................... 32 Age Distribution .................................................................................................................................. 33 Elderly ................................................................................................................................................... 33 Persons with Disabilities .................................................................................................................... 35 Large Families and Overcrowding ................................................................................................... 37 Single-Parent Households .................................................................................................................. 38 Persons in Need of Emergency Shelter ............................................................................................. 39 Farm workers ....................................................................................................................................... 40 Income and Overpayment .................................................................................................................. 40 Housing Affordability ......................................................................................................................... 41 Extremely-Low-Income Households ................................................................................................ 43 Housing Supply ................................................................................................................................... 44 Housing Conditions and Rehabilitation Needs .............................................................................. 44 At-Risk Units ........................................................................................................................................ 45 Availability of Infrastructure ............................................................................................................. 46 Housing Development Potential ....................................................................................................... 47 Constraints on Housing Production ..................................................................................................... 50 Governmental Constraints ................................................................................................................. 50 History of Measure B Provisions ....................................................................................................... 50 Measure J .............................................................................................................................................. 51 Inclusionary Housing .......................................................................................................................... 51 Secondary Units ................................................................................................................................... 52 Single Room Occupancy (SRO) ......................................................................................................... 53 Emergency Shelters and Transitional/Supportive Housing ......................................................... 53 Development review procedures, fees, and standards .................................................................. 54 Mixed Use ............................................................................................................................................. 55 Trends in Mixed Use Development .................................................................................................. 55 Housing for Persons with Disabilities .............................................................................................. 56 Development Fees ............................................................................................................................... 57 Non-governmental Constraints ......................................................................................................... 59 Consistency with Other General Plan Elements ............................................................................. 60 Opportunities for Energy Conservation ........................................................................................... 60 Successor Housing Agency ................................................................................................................ 62 Goals, Policies, and Programs ............................................................................................................... 64 Appendix A: Residential Development Standards Summary .......................................................... 81 Appendix B: City Residential Parking Requirements ........................................................................ 83 Appendix C: Pleasant Hill Properties which are Vacant or Below Allowable Densities ............. 84 Appendix D: Analysis of Potential Affordable Housing Sites ......................................................... 89 City of Pleasant Hill Housing Element Adopted | April 2015 Appendix E: Typical Development Review Process ........................................................................ 119 Appendix F: Glossary ........................................................................................................................... 123 Appendix G: Public Notice List .......................................................................................................... 127 TABLES Table H1. Evaluation of the Previous Housing Element ...................................................................... 3 Table H2. Population Estimates and Projections, 2010-2040 .............................................................. 29 Table H3. City Household and Group Quarters Population ............................................................. 30 Table H4. Ethnic Composition ............................................................................................................... 30 Table H5. Household Projections, 2010-2040 ....................................................................................... 31 Table H6. Household Size and Ownership, 2010 ................................................................................ 31 Table H7. Jobs/Housing Balance, 2010-2040........................................................................................ 32 Table H8. City Share of Regional Housing Need, 2014-2022 ............................................................. 33 Table H9. Age Distribution by Percentage, 2000-2010 ........................................................................ 33 Table H10. Householder Age by Tenure, 2010 .................................................................................... 34 Table H11. Senior and Group Care Facilities, 2014 ............................................................................. 35 Table H12. Disabilities by Age Group................................................................................................... 36 Table H13a. Household Size by Tenure ................................................................................................ 37 Table H13b. Overcrowding .................................................................................................................... 38 Table H14. Household Type and Presence of Children, 2010 ........................................................... 38 Table H15. Overpayment ........................................................................................................................ 41 Table H16. Affordable Housing Cost by Income Category ............................................................... 42 Table H17. Median Home Prices 2013 .................................................................................................. 42 Table H18. Apartment Rents