DRAFT 2021-2029 Housing Element City of Davis Department of Community Development and Sustainability May 3, 2021 This page intentionally left blank ACKNOWLEDGMENTS We gratefully acknowledge the following people for their assistance in producing this report. CITY COUNCIL Gloria Partida, Mayor Lucas Frerichs, Vice Mayor Will Arnold Dan Carson Josh Chapman Brett Lee (former Mayor) PLANNING COMMISSION Cheryl Essex Stephen Mikesell David Robertson Greg Rowe Darryl Rutherford Stephen Streeter Emily Shandy Michelle Weiss Herman Boschken (Former Planning Commissioner) HOUSING ELEMENT COMMITTEE Greg Rowe, Planning Commissioner Darryl Rutherford, Planning Commissioner Georgina Valencia, Social Services Commissioner Catriona Moloney, Senior Citizen Commissioner Doug Buzbee, Finance and Budget Commissioner Karen Mattis, Councilmember Arnold Appointee Don Gibson, Councilmember Carson Appointee Jonathan Howard, Vice Mayor Frerichs Appointee Don Fouts, Councilmember Lee Appointee Dulce Ochoa, Mayor Partida Appointee REPORT PREPARATION Sherri Metzker, Principal Planner, City of Davis Jessica Lynch, Senior Planner, City of Davis CONTRIBUTIONS Stephanie Hagar, Associate Principal, BAE Urban Economics Aaron Nousaine, Associate Principal, BAE Urban Economics Chelsey Payne, Director of Urban Design and Planning, Ascent Environmental Kim Untermoser, Planner, Ascent Environmental Gladys Cornel, Principal, AIM Consulting Elise Brockett, Senior Project Coordinator, AIM Consulting This page intentionally left blank TABLE OF CONTENTS INTRODUCTION 1 Housing Element Purpose and Requirements 2 Regional Housing Needs Allocation 2 Community Participation 5 Organization of Housing Element 10 REVIEW OF THE 5TH CYCLE HOUSING ELEMENT 11 Summary of Accomplishments 11 HOUSING NEEDS ASSESSMENT 38 Population and Household Characteristics 38 Economic and Employment Characteristics 52 Projected Household and Employment Growth 57 Housing Stock Characteristics 58 Housing Costs and Affordability 79 Assessment of Fair Housing 93 Housing and Special Needs Populations 126 RESIDENTIAL SITE INVENTORY AND LOCAL RESOURCES 146 Regional Housing Needs Allocation 146 Residential Sites Inventory 147 Site Suitability Analysis 162 CONSTRAINTS TO HOUSING PRODUCTION 165 Governmental Constraints 165 Non-Governmental Constraints to Housing 201 Zoning for a Variety of Housing Types 204 HOUSING GOALS, POLICIES, AND PROGRAMS 212 Implementation Program 213 Quantified Objectives 232 APPENDIX A: RHNA WORKSHOP RESPONSE SUMMARY 233 APPENDIX B: RHNA METHODOLOGY FOR AFFORDABLE BED RENTALS 243 APPENDIX C: CANDIDATE REZONE SITES 252 This page intentionally left blank List of Tables Table 1: City of Davis Regional Housing Needs Allocation, 2021-2029 Projection Period 4 Table 2: Annual Household Income Limits by Household Size, Yolo County, 2020 4 Table 3: Housing Units Permitted in Davis, 2013-2019 11 Table 4: Review of City of Davis 5th Cycle (2013-2021) Housing Element 12 Table 5: Population and Households, 2000, 2010 and 2020 39 Table 6: Household and Group Quarters Population, 2010 and 2020 40 Table 7: Average Household Size, 2010-2020 40 Table 8: Age Distribution, 2010 and 2014-2018 41 Table 9: Household Type and Size, 2010 and 2014-2018 43 Table 10: Households by Tenure, 2010 and 2014-2018 44 Table 11: Household Size by Tenure, 2010 and 2014-2018 45 Table 12: Age of Householder by Tenure, 2010 and 2014-2018 46 Table 13: Race and Ethnicity, 2010 and 2014-2018 47 Table 14: Household Income Distribution, 2010 and 2014-2018 49 Table 15: Households by Tenure and Income Level, 2013-2017 51 Table 16: Employed Residents by Industry, 2014-2018 53 Table 17: Workers by Industry for Workplace Geography, 2014-2018 54 Table 18: Principal Employers, FY 2018-2019 55 Table 19: Workers in the City of Davis and UC Davis by Place of Residence, 2017 56 Table 20: Worker Annual Earnings, 2017 56 Table 21: Employment-to-Housing Ratios, 2006-2010 and 2014-2018 57 Table 22: Population and Household Projections, 2020-2036 58 Table 23: Employment Projections, 2020-2036 58 Table 24: Housing Units in Structure, 2006-2010 and 2014-2018 59 Table 25: Housing Units by Year Built, 2014-2018 61 Table 26: Housing Units by Vacancy Status, 2010 and 2014-2018 63 Table 27: Persons per Room by Tenure, 2006-2010 and 2014-2018 65 Table 28: Housing Problems by Tenure and Income Level, City of Davis, 2013-2017 67 Table 29: Housing Problems by Tenure and Income Level, Sacramento MSA, 2013-2017 69 Table 30: Affordable Housing Inventory, March 2021 73 Table 31: Planned Development Pipeline, December 2020 (Page 1 of 2) 77 Table 32: Multifamily Rental Summary, City of Davis, 2019 80 Table 33: Housing Cost Burden by Income Level and Tenure, 2013-2017 85 Table 34: Affordable and Market-Rate Rent Comparison, 2020 87 Table 35: Affordable For-Sale Single-Family Housing Prices with an FHA Mortgage, 2020 89 Table 36: Affordable For-Sale Condominium Housing Prices with an FHA Mortgage, 2020 91 Table 37: Dissimilarity Index Scores, 2013 96 Table 38: Isolation Index Scores, 2010 and 2014-2018 97 Table 39: Poverty by Race and Ethnicity, City of Davis, 2014-2018 113 Table 40: Housing Problems Rate by Race/Ethnicity, City of Davis, 2014-2018 116 Table 41: Severe Housing Problems Rate by Race/Ethnicity, City of Davis, 2014-2018 117 Table 42: Households by Age of Householder, 2010 and 2014-2018 128 Table 43: Housing Cost Burden by Tenure for Elderly Households with Incomes Below the Area Median, 2013-2017 129 Table 44: Household Size and Tenure, 2010 and 2014-2018 130 Table 45: Housing Cost Burden by Tenure for Large Family Households with Incomes Below the Area Median, 2013-2017 132 Table 46: UC Davis Off-Campus Households, 2016-2017 133 Table 47: Households with Single Heads of Household and Children, 2006-2010 and 2014- 2018 135 Table 48: Civilian Non-Institutionalized Population with Disabilities, 2014-2018 138 Table 49: Persons with Disabilities by Labor Force and Employment Status, 2014-2018 139 Table 50: Summary of the 2019 Point-in-Time Homeless Count, 2017 and 2019 Count by Location 143 Table 51: Summary of the 2019 Point-in-Time Homeless Count, Selected Population Characteristics 143 Table 52: Summary of the 2019 Point-in-Time Homeless Count, Sheltered and Unsheltered Count by Age 144 Table 53: City of Davis RHNA (June 30, 2021 – August 31, 2029) 146 Table 54: Relation of Density to Inventoried Income Levels 148 Table 55: Densities of Recent Residential Projects 150 Table 56: Planned and Approved Projects, City of Davis, March 2021 153 Table 57: Vacant and Underutilized Sites, City of Davis, March 2021 158 Table 58: Surveyed Affordability of ADUs in Yolo County 160 Table 59: City of Davis 2021-2029 Housing Capacity 160 Table 60: General Plan Residential Densities 166 Table 61: Specific Plan Residential Densities 168 Table 62: Zoning District and Code Correspondence 170 Table 63: Residential Use Types By Zoning District 171 Table 64: Residential Zoning Standards 172 Table 65: Statewide Parking Standards for Affordable Housing 174 Table 66: Sample Election Costs 177 Table 67: Processing Times 183 Table 68: Planning/Building Permit Fee Schedule 185 Table 69: Residential Development Impact Fees, City of Davis 190 Table 70: Parking Requirements 193 Table 71: Length of Time Between Project Approval and Building Permit Application Submittal 204 Table 72: Emergency Homeless Shelter Beds, April 2021 206 Table 73: Quantified Objectives, 2021-2029 232 List of Figures Figure 1: Representative Households for Sacramento MSA, 2020 ............................................ 51 Figure 2: Housing Stock by Year Built, 2014-2018 ACS .............................................................. 60 Figure 3: Davis Rental Housing Vacancy, 2010-2019 ................................................................. 64 Figure 4: Multifamily Rental Average Asking Rents, 2010 - 2019 .............................................. 81 Figure 5: Median Home Sale Prices, Selected Cities, November 2020 ...................................... 82 Figure 6: Median Single-Family Residence Sale Price, February 2012 – November 2020 ...... 82 Figure 7: Median Condominium Sale Price, February 2012 – November 2020 ........................ 83 Figure 8: Census Block Groups by Percent Minority, 2014-2018 ACS ....................................... 98 Figure 9: Census Block Groups by Percent Non-Hispanic White, 2014-2018 ACS .................... 99 Figure 10: Census Block Groups by Percent Asian, 2014-2018 ACS ....................................... 100 Figure 11: Census Block Groups by Percent Hispanic or Latino, 2014-2018 ACS .................. 101 Figure 12: Population with a Disability, City of Davis, 2015-2019 ............................................ 103 Figure 13: Percent of Children in Married-Couple Households, 2015-2019 ............................ 105 Figure 14: Percent of Children in Single-Female Headed Households, 2015-2019 ............... 106 Figure 15: Distribution of Median Income by Block Group, City of Davis, 2015-2019 ............ 108 Figure 16: Percent of Low to Moderate Income Households by Census Tract, City of Davis, 2015-2019.................................................................................................................................... 109 Figure 17: Poverty Status, City of Davis, 2015-2019 ................................................................. 110 Figure 18: Racially and/or Ethnically Concentrated Areas of Poverty (R/ECAPs), 2014-2018 ......................................................................................................................................................