Workshop #1. April 2, 2009

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1 Stakeholder Workshop #1 April 2, 2009 City of Manteca Housing Element Update

Workshop Agenda Introductions Presentation

Background Report Findings Resource Inventory

2004 Housing Element Challenges to Providing

2 Workshop Agenda Introductions Presentation Housing Element Process Overview Preliminary Background Report Findings Resource Inventory Potential Constraints on Housing Evaluation of 2004 Housing Element Challenges to Providing Affordable Housing Interactive Stakeholder Discussion April 2,

3 Housing Element Process Overview April 2,

4 Housing Element Process Phase 1: Program Initiation Stakeholder Workshop #1 Phase 2: Background Report Phase 3: Draft Housing Element Stakeholder Workshop #2 Joint CC/PC Study Session Phase 4: HCD Review and Housing Element Revision Phase 5: Environmental Review Process Phase 6: Public Review/Adoption April 2,

Housing Element Requirements One of the seven mandated elements of the General Plan State sets schedule for periodic update of the housing element.

5 Housing Element Requirements One of the seven mandated elements of the General Plan State sets schedule for periodic update of the housing element. State sets 7 1/2 year planning period January 1, 2007 to June 30, year timeframe Review by California Department of Housing and Community Development (HCD) for compliance with State law Existing and projected housing needs of all economic segments of the community April 2,

6 City s Obligation to Provide Affordable Housing ensuring adequate sites promoting affordable housing development Existing Sites Proposed Sites Regulatory Incentives Removing Constraints Providing Funding April 2,

7 Housing Element Contents t Background Report Existing Housing Needs Resource Inventory Constraints on Housing Evaluation of the Existing Policies/Programs i Policy Document Goals, Policies, Program, & Quantified Objectives April 2,

8 Preliminary Background Report Findings April 2,

9 100, % 90,000 HOUSING UNIT GROWTH 80,000 70,000 San Joaquin County 2000 to 2008 Housing Units 60,000 50,000 40,000 30, ,000 10, % 64.3% 92% 9.2% 32.7% 44.6% 40.8% Escalon Lathrop Lodi Manteca Ripon Stockton Tracy 11.6% Unincorp ,132 2,991 21,381 16,936 3,448 82,042 18,087 42, ,504 4,917 23,353 22,485 4,987 96,553 25,478 47,062 Source: California Department of Finance, 2008 April 2,

Median Home Price $700,000 $650,000000 Feb 2009 Median

Manteca Stockton Tracy $0 2002 2003 2004 2005 2006 2007 2008

10 Median Home Price $700,000 $650, Feb 2009 Median $600,000 Home Price in $550,000 Manteca $500,000 $177,250 $450,000 $400,000 $350,000 $300,000 $250,000 $200,000 $150,000 $100,000 $50, San Joaquin County Lodi Manteca Stockton Tracy $ Source: California Association of Realtors, 2008 April 2,

11 Ability to Pay for Housing 2008 Area Median Income $55,200 3 Person Household HUD Income Groups for San Joaquin County Max. Max. Annual Monthly Purchase Income Group Income Rent Price Extremely Low-Income (below 30%) $16,550 $414 $57,684 Very Low-Income (below 50%) $27,600 $690 $96,198 Low-Income (below 80%) $44,150 $1,104 $153,881 Median-Income (below 100%) $55,200 $1,380 $192,395 Moderate-Income (below 120%) $66,200 $1,655 $230,735 Sources: U.S. Department of Housing and Urban Development; and Mintier Harnish April 2,

12 Existing Housing Needs More rental tlunits (low vacancy rates for rental tl housing) Smaller unitsfor single person households Affordable housing for seniors City entitled 142 affordable senior units since 2004 Affordable housing for families April 2,

13 Resource Inventory April 2,

14 STATE OF CALIFORNIA (Housing and Community Development) SJCOG (San Joaquin Council of Governments) RHNA = 38,220 units Escalon Lathrop Lodi Manteca Ripon Tracy Stockton Unincorp ,330 3,889 4, ,903 16,518 6,074 Time frame: April 2,

15 Regional Housing Needs Allocation by Income Manteca January 1, 2007 to June 30, 2014 Extremely Very Above Low Low Low Moderate Moderate TOTAL RHNA ,762 4,054 Percent of Total 10.5% 10.5% 15.6% 19.9% 43.4% 100% Total Lower-Income Housing: 1,483 units April 2,

16 City s Obligation to Provide Affordable Housing ensuring adequate sites RHNA promoting affordable housing development Existing Sites Proposed Sites Regulatory Incentives Removing Constraints Providing Funding April 2,

17 Zoning for a Variety of Housing Types Multi family rental housing Manufactured housing and mobile homes Farmworker housing Emergency shelters Transitional housing Single room occupancy units Second units April 2,

18 Density Requirements HCDRule of Thumb foraffordable housing for Manteca: 20 DU/acre Previously: 15 DU/acre Maximum Densities in Manteca High Density Residential (HDR) DU/acre Commercial Mixed Use (CMU) DU/acre April 2,

19 Inventory of: Vacant RHD, CMU, RMD sites Underutilized sites Sites requiring rezoning Priority o yaffordable dabehousing sites April 2,

20 What do different densities look like? Suburban Ranch hhouse Single Family Dt Detached hd 4 6 units/acre 8 12 units/acre 7,260 10,890 sq. ft. lot 3,630 5,445 sq. ft. lot Small Lot Single Family w/ 2nd dunit units/acre 1,815 2,722 sq. ft. lot Drawings: Stephen M. Wheeler, Greenbelt Alliance Smart Infill April 2,

21 What do different densities look like? Cottage Courts Duplexes/Fourplexes p Townhouses units/acre units/acre units/acre Drawings: Stephen M. Wheeler, Greenbelt Alliance Smart Infill April 2,

22 What do different densities look like? Co housing Block Garden Apartments Mid rise units/acre units/acre Apartment Block units/acre Drawings: Stephen M. Wheeler, Greenbelt Alliance Smart Infill April 2,

23 Metro Square, Sacramento, CA 21 units/acre April 2,

24 Metro Square, Sacramento, CA April 2,

25 City Walk, Brea, CA 24 units/acre April 2,

26 City Walk, Brea, CA April 2,

27 St. Francis, Sacramento, CA 4 36 units/acre April 2,

28 Heritage Walk, Pasadena, CA Photo: The Olson Company 42 units/acre April 2,

29 Fremont Mews, Sacramento, CA 100 units/acre April 2,

Construction costs per square foot (1,000 sq.

parking, soft costs) High-rise base cost

units Low-rise MF - 25 units Low-rise MF -

Duplex - 1 story SF - 2 story SF - 1 story

30 Construction costs per square foot (1,000 sq. ft. unit hard costs, excluding land, parking, soft costs) High-rise base cost Mid-rise MF units Low-rise MF - 60 units Low-rise MF - 25 units Low-rise MF - 12 units Ub Urban Row House Duplex - 2 story Duplex - 1 story SF - 2 story SF - 1 story $0 $50 $100 $150 Source: Marshall & Swift April 2,

31 Potential ti lc Constraints t on Housing April 2,

32 Potential ti Constraints t Governmental lconstraints t General Plan and Zoning Ordinance Development standards Permit Processing Times Impact Fees Non Governmental Constraints Construction Costs Land Costs Availability of Financing April 2,

33 Evaluation of 2004 Housing Element April 2,

34 Successful Housing Programs FirstTimeHomebuyer Down Payment Assistance Program Housing Rehabilitation i Matching Grant Program Senior Housing Rehabilitation Program April 2,

35 Challenges to Providing Affordable Housing April 2,

36 Housing Element Challenges Building slump/national economy Foreclosures Lack of available sites Limited available governmental funding for housing April 2,

37 Counties in the San Joaquin Valley December 2008 County Number of Foreclosures 1 in How Many Housing Units Fresno 2, Kern 3, Kings Madera Merced 1, San Joaquin 3, Stanislaus 2, Tulare April 2,

38 Foreclosures are affecting all neighborhoods ihb h in Manteca Source: RealQuest, February 11, 2009 April 2,

Foreclosure Problems Neighborhood blight Cause disinvestment in a neighborhood by the municipality and remaining residents Unkempt yards, trash, pools Declining property values Property damage by

39 Foreclosure Problems Neighborhood blight Cause disinvestment in a neighborhood by the municipality and remaining residents Unkempt yards, trash, pools Declining property values Property damage by neglect Increased crime activity Drug activity, theft, vandalism/graffiti, gangs Local government impacts Loss in property tax revenue Local economic impacts Resale problems Bank turnover delays Fire sale pricing April 2,

40 Stakeholder Discussion i April 2,

41 Key Questions 1. What are the top three housing issues you would like to see addressed in this Update effort? 2. What are the top three barriers to affordable housing in Manteca? 3. What needs to be done to increase the amountof of affordable housing in Manteca? 4. What are the existing opportunities available to meet the affordable housing needs of Manteca residents? April 2,

42 Next Steps Public Review Draft Housing Element Late April to Early May 2009 Stakeholder Workshop #2 Mid to Late May 2009 Joint CC/PC Hearing Early to Mid June 2009 Submit Draft Housing Element to HCD End of June 2009 April 2,

43 Stakeholder Workshop #1 April 2, 2009 City of Manteca Housing Element Update

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