Stakeholder Community Workshop 2 Auburn Placer County Housing Element

Stakeholder/Community Workshop #2 Auburn Placer County Housing Element Update April 10, 2008 Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 1

Agenda § Introductions § Presentation (30 minutes) § § § Housing Element Update Process Housing Element Contents Regional Housing Needs Allocation (RHNA) Key Facts/Findings Key Issues Next Steps § Interactive Discussion (1 hour 30 minutes) Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 2

Housing Element Update Process Housing Element Requirements § One of the seven mandated elements of the local general plan. § Existing and projected housing needs of all economic segments of the community. § 5 -year timeframe. § State sets schedule for periodic update of the housing element. § Review by California Department of Housing and Community Development (HCD) for compliance with State law. Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 3

Housing Element Update Process Phases & Schedule § Phase 1: Program Initiation (Aug. – Nov. 2007) § Community/Stakeholder Workshop #1 § Phase 2: Background Report (Aug. 2007 – April 2008) • Community/Stakeholder Workshop #2 § Phase 3: Draft Housing Element (April – May 2008) § Housing Policies, Programs, and Quantified Objectives § BOS Study Session § Community/Stakeholder Workshop #3 § Phase 4: HCD Review and Housing Element Revision (May – July 2008) § Phase 5: Environmental Review Process (May – July 2008) § Phase 6: Public Review and Adoption (July – Aug. 2008) § Board of Supervisors/Planning Commission Public Hearings Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 4

Housing Element Update Process Housing Element Contents § Background Report § § Existing Housing Needs Resource Inventory Constraints on Housing Evaluation of Existing Policies/Programs § Policy Document § Goals, Policies, Programs, & Quantified Objectives Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 5

Housing Element Contents Background Report § Section I: Needs Assessment § A. Housing Stock And Demographic Profile • Demographic and Employment Characteristics and Trends • Housing Characteristics and Trends § B. Housing Needs • Special Housing Needs • Regional Housing Needs Allocation (RHNA) § Section II: Resource Inventory § A. Availability of Land Services Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 6

Housing Element Contents § Section II: Resource Inventory § A. Availability of Land Services • 1. Residential Sites Inventory • 2. Total Residential Holding Capacity vs. Projected Needs by Housing Type and Income Group • 3. Land Available for a Variety of Housing Types • 4. Adequacy of Public Facilities, Services, and Infrastructure § B. Inventory of Local, State, and Federal Housing and Financing Programs • • 1. Local Agencies and Programs 2. State and Federal Funding Programs Assisted Housing Projects in Placer County Preserving At-Risk Units § C. Energy Conservation Opportunities Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 7

Housing Element Contents § Section III: Potential Housing Constraints § A. Potential Governmental Constraints § B. Potential Non-Governmental Constraints § Section IV: Evaluation § A. Housing Accomplishments § B. Review of Existing (2003) Housing Element Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 8

Regional Housing Needs Allocation (RHNA) RHNA Ensuring Adequate Sites Existing and Proposed Sites Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 Promoting Affordable Housing Development Regulatory Incentives Removing Constraints Providing Funding 9

Regional Housing Needs Allocation (RHNA) SACOG Final RHNA Unincorp. Placer Very Low Moderate Above Mod. 1, 425 1, 065 1, 164 2, 200 Tahoe Basin 113 67 82 TOTAL 1, 538 1, 178 1, 231 2, 282 _____________________________________ Total 5, 854 Affordable Units (Low & Very Low) Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 375 6, 229 2, 716 units 10

Regional Housing Needs Allocation (RHNA) Density Requirements § HCD Rule of Thumb for affordable housing: 20 DU/acre § General Plan Land Use Designations: § High Density Residential: 10 -21 DU/acre § General Commercial: 0 -21 DU/acre § Tourist/Resort Commercial: 11 -21 DU/acre § Placer County Zoning Ordinance: § Multi-Family: maximum 22 DU/acre § Commercial: maximum 22 DU/acre § Community Plan Areas § Density varies Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 21 DU/acre (Sacramento, CA) 11

Regional Housing Needs Allocation (RHNA) Residential Sites Inventory § Built and Planned Projects with an Affordability Component (see Table A-1) § 2, 882 units (725 VL, 1, 582 L, & 575 M) § Vacant Sites Available for Higher-Density Residential Development (see Table A-2) § 624 units (348 VL, 196 L, & 80 M) on sites with residential land use designations and zoning § 2, 140 units (2, 140 VL) on sites with non-residential land use designations and zoning allowing higher density housing § Vacant Sites in the Tahoe Basin (see Table A-3) § 407 units (392 L & 15 M) § Total: 6, 053 affordable units (3, 213 VL, 1, 178 L, & 1, 231 M) Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 12

Key Facts / Findings Ability to Pay for Housing (2007) § Very-Low Income (50% of Median Income): $30, 250 § Monthly Rent = $756 § Max. Purchase Price = $94, 132 § Low-Income Household (80% of Median Income): $48, 400 § Monthly Rent = $1, 210 § Max. Purchase Price = $150, 611 § Median-Income Household (100% of Median Income): $60, 500 § Monthly Rent = $1, 513 § Max. Purchase Price = $188, 264 § Moderate-Income Household (120% of Median Income): $72, 500 § Monthly Rent = $1, 813 § Max. Purchase Price = $225, 606 Assumes a 3 -person household and 2 -bedroom house Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 13

Key Facts / Findings Median Housing Costs § Unincorporated Placer County (excluding Tahoe Basin): $618, 750 § § § § § Granite Bay Meadow Vista Newcastle Penryn Soda Springs Foresthill Alta Dutch Flat Sheridan $795, 000 $510, 000 $621, 250 $600, 000 $605, 000 $380, 000 $310, 000 $285, 000 $264, 500 § Tahoe Basin: $641, 000 Source: Data. Quick, January 2006 through mid-October 2007 Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 14

Key Facts / Findings Countywide Rental Rates § HUD Fair Market Value § § 1 -bedroom: $813 2 -bedroom: $992 3 -bedroom: $1, 431 4 -bedroom: $1, 641 § Average Rent* § § 1 -bedroom: $872 2 -bedroom: $1, 041 3 -bedroom: $1, 335 4 -bedroom: $1, 928 * Based on August 2007 Weichert Rental Network internet listings Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 15

Issues Updating the 2003 Housing Element § Changes since 2003 HE § RHNA was higher for previous HE period • 8, 641 units vs. 6, 229 units § Change in housing types: increasing number of singlefamily attached units § Specific Plans approved w/ affordable housing § Programs § § Affordable Housing Stakeholder Group Inclusionary Housing Ordinance Workforce Housing Ordinance Reasonable Accommodation Ordinance Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 16

Issues Unique Issues § Rapid Population and Housing Growth § Resistance to Higher Density Housing in Many Communities § Median Housing Prices § $625, 000 in unincorporated county § 3 -person moderate-income household can afford $225, 606 § Jobs/Housing Imbalance § Workers leaving county to find affordable housing § Bedroom communities § Long distance commuting § Other? Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 17

Next Steps Phases & Schedule § Phase 1: Program Initiation (Aug. – Nov. 2007) § Community/Stakeholder Workshop #1 § Phase 2: Background Report (Aug. 2007 – April 2008) • Community/Stakeholder Workshop #2 § Phase 3: Draft Housing Element (April – May 2008) § Housing Policies, Programs, and Quantified Objectives § BOS Study Session § Community/Stakeholder Workshop #3 § Phase 4: HCD Review and Housing Element Revision (May – July 2008) § Phase 5: Environmental Review Process (May – July 2008) § Phase 6: Public Review and Adoption (July – Aug. 2008) § Board of Supervisors/Planning Commission Public Hearings Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 18

Interactive Discussion Key Questions § Draft Background Report § Does it adequately describe housing needs? § Are there any issues that haven’t been addressed? § Policies and Programs § How would you evaluate the County’s success in implementing its 2003 Housing Element? § Which policies/programs worked well; which did not? § Are there other policy approaches the County should consider? Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 19

Stakeholder/Community Workshop #2 Auburn Placer County Housing Element Update April 10, 2008 Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 20

Penalties for Non-Compliance § Vulnerable to Lawsuit § General Plan is at risk of being inadequate and therefore invalid § Suspend authority to issue permits § Reduced access to transportation and infrastructure funding § Reduced access to housing funds § Pay legal fees, including plaintiff’s fees Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 21