Walnut Creek City Council April 7, 2009 Walnut Creek Housing Element

Presentation Overview  What is the Housing Element?  Walnut Creek’s Housing Needs and Trends  Regional Housing Needs Allocation (RHNA)  Housing Opportunity Sites  Overview of Housing Element Programs  Next Steps

Housing Terminology  HCD – State Housing and Community Development Department  Affordable Housing Cost – No greater than 30% gross household income on housing costs  AMI – Area Median Income (County) Income CategoryState Definition2008 Threshold (4 person hh) Extremely Low0 – 30% AMI $25,850 Very Low31 – 50% AMI $43,050 Low51 – 80% AMI $66,250 Moderate81 – 120% AMI $103,300

What is the Housing Element?  4 Major Components:  Housing Needs Assessment  Evaluation of Constraints to Housing  Identification of Residential Sites  Program Strategy to Address Needs  Sets forth City’s regional housing needs (RHNA)  Required to undergo State HCD review for compliance

Benefits of HCD Compliance  Presumption of legally adequate Element in courts If courts rule Element invalid, suspend City’s authority to issue building permits/approve projects  Maintain local discretion over affordable housing projects  Maintain eligibility for State housing and related infrastructure funds  Not subjective to cumulative RHNA

New Housing Element Requirements  Inclusion of “Extremely Low Income” as household need category  Identification of zones for emergency shelters “by-right”  Greater specificity in residential sites inventory  Default density for lower income affordable units = 30 du per acre  Options for residential sites alternatives - preservation, substantial rehabilitation, purchase of affordability covenants  Analysis of city codes and procedures to accommodate housing for persons with disabilities

Housing Needs and Trends  Sizable proportion of single person households (38%)  Strong employment base : Jobs to Employed Residents ratio  1.6 : 1.0 Trend supports demand for Workforce Housing - smaller, higher density and mixed-use units close to existing and new transit

Housing Needs and Trends  Decline in young adults and families moving into Walnut Creek  Young adults (age 25-44) dropped from 32% to 22% of population  Families with children represent only 15% of all households  Transition to older population - median age of 48.1 years Need for variety of affordable housing opportunities for families, first-time homebuyer assistance

Housing Needs and Trends Growing senior population (38% of households)  Aging in place of “baby boomers”  1,800 senior renters (16%), 2/3 rd are lower income  Half live alone  Nearly 1/3 rd have a disability Trend supports range of housing options for seniors  Specialized housing with support services  Home sharing  Home maintenance aid

Who in Walnut Creek needs Affordable Housing?  People who work in Walnut Creek and can’t afford to own here Public safety officers, teachers, many professional service workers  People who work in Walnut Creek and can’t afford to rent here Retail workers, health care workers, administrative support, childcare providers  Special needs households Senior citizens, disabled persons, homeless  Children of long time residents

Regional Housing Needs (RHNA)  Cities must zone for fair share of region’s housing need – based on State population growth  Mix of housing for all economic segments  Linked to zoning and density  RHNA = Planning Targets, NOT Building Quotas

≈1,500,000 STATE OF CALIFORNIA 214,500 ABAG RHNA 27,072 Contra Costa County 1,958 Walnut Creek Housing Needs Allocation

Regional Housing Needs Allocation (RHNA) Income Level 2008 Income (4 person HH) RHNA UnitsDefault Density Very Low (<50% AMI) <$43, Min. 30 du/acre Low (51-80% AMI) $66, Moderate (81–120% AMI) $103, Min. 15 du/acre Above Moderate (>120% AMI) >$103, No density minimum Total1,958 ABAG is required to determine the existing and projected housing need for the region Gap

Summary of progress towards RHNA TOTAL Above Moderate ModerateLowVery Low Constructed Under Construction Approved TOTAL RHNA Remaining1,

Future Housing Sites TOTAL Above Moderate ModerateLowVery Low Applications Pending RHNA Remaining465 (724) Opportunity Sites1179  Remaining affordable housing requirements must be obtainable on opportunity sites  All opportunity sites capable of achieving 30 du/ac “default density”

Opportunity Sites Mt. Diablo Blvd. north side properties General Plan: Mixed Use – Commercial Size: 7.23 acres Assumed average density: 18 du/ac Realistic net new capacity: 129 dwelling units

Opportunity Sites Longs Drug Store site General Plan: Mixed Use – Commercial Size: 5.04 acres Assumed average density: 18 du/ac Realistic net new capacity: 91 dwelling units

Opportunity Sites South California Blvd. west side properties General Plan: Mixed Use – Commercial Size: 3.97 acres (excluding creek) Assumed average density: 18 du/ac Realistic net new capacity: 71 dwelling units

Opportunity Sites South Main Street west side properties General Plan: Mixed Use – Commercial Size: 9.26 acres (excluding creek) Assumed average density: 18 du/ac Realistic net new capacity: 168 dwelling units

Opportunity Sites North Main Street / Ygnacio Valley Road properties General Plan: Mixed Use – Residential Size: 4.26 acres Assumed average density: 75 du/ac Realistic net new capacity: 321 dwelling units

Opportunity Sites CO-OP Market site General Plan: Mixed Use – Residential Size: 2.85 acres Assumed average density: 19 du/ac Realistic net new capacity: 55 dwelling units

Opportunity Sites Kaiser Foundation parking lot General Plan: Multi-family Medium High Size: 5.19 acres Assumed average density: 26 du/ac Realistic net new capacity: 135 dwelling units

Opportunity Sites Querio Property General Plan: Multi-family Very High Size: 1.30 acres Assumed average density: 50 du/ac Realistic net new capacity: 54 dwelling units

Opportunity Sites Walnut Creek Presbyterian Church parking lot General Plan: Multi-family Very High Size: 1.75 acres Assumed average density: 40 du/ac Realistic net new capacity: 70 dwelling units

Opportunity Sites Sharp Avenue properties General Plan: Multi-family Very High Size: 2.5 acres Assumed average density: 40 du/ac Realistic net new capacity: 83 dwelling units

Walnut Creek Housing Programs  First-Time Homebuyer Assistance Program (FTHBA)  Homeowner Rehabilitation Loan and Emergency Grant Program  New Construction/Substantial Rehabilitation Program  Inclusionary Zoning Housing Program  Affordable Housing Preservation Program

Resources for Housing Production  CDBG Funds  RDA – Housing Set-aside Funds  Revolving Bond Funds  Inclusionary In-lieu fees  Commercial Linkage fees  County sources- competitive  HOME  HOPWA  Section 8

Housing Plan-Policies and Programs  Many policies and programs are carried forward from last Housing Element  Highlighting 15 new programs

Primary Goals 1. Promote availability of housing types for all economic segments 2. Encourage energy conservation and green building policies 3. Meet Walnut Creek’s regional housing needs 4. Minimize impact of potential governmental constraints on housing development 5. Protect and conserve the existing housing stock

New Programs 3.1. Develop new zoning designations consistent with newly established Mixed Use Land Use categories

Increase Resources Revise IZ ordinance to includes fines or penalties, consider increasing percentage Analyze fee collection vs. unit requirement 12.7 Encourage sweat equity- Habitat project RDA – allocating additional resources to housing

Emergency Shelter Encourage a Shared Housing Program that would match property owners with vacant rooms with tenants 14.3 Consider policy to waive fees for transitional or emergency shelter 14.6 Work with FreshStart on winter nights shelter

Special Needs 14.7 Work with Consortium to prepare 5-year Consolidated Plan for Develop a policy to provide reasonable accommodations to persons with disabilities seeking fair access to housing

Sustainability and Efficiency 19.1 Develop policies to reduce greenhouse gas emissions and work with other agencies in the region 19.2 Provide info about LEED guidelines and greenbuilding on city website

Preservation 24.3 Develop program to ensure long term preservation of Section 8 contract units 24.4 Assist homeowners who may be at risk of foreclosure through counseling assistance 24.8 Consider developing a rental inspection program for multifamily rental.

Planning Commission Study Session - April 2, 2009  Add measures to increase marketing and outreach for City housing programs  Encourage accessory units to support extended families  Seek strategies to encourage more families, by finding ways to encourage larger units, market rate or affordable  Show densities through photos of exemplary projects

Next Steps Revise Draft Housing Element Mid-April 60 day HCD Review April – May CEQA Environmental Review April – May Final Housing Element for City Council and Planning Commission Approval June (pending HCD comments) Public Hearings June Housing Element Adoption/ Submittal to HCD June 30, 2009