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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 1 Stakeholder/Community Workshop #2 Auburn Placer County Housing Element Update April 10, 2008
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 2 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) Agenda
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 3 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. Housing Element Update Process Housing Element Requirements
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 4 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 Housing Element Update Process Phases & Schedule
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 5 Background Report Existing Housing Needs Resource Inventory Constraints on Housing Evaluation of Existing Policies/Programs Policy Document Goals, Policies, Programs, & Quantified Objectives Housing Element Update Process Housing Element Contents
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 6 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 and Services Housing Element Contents Background Report
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 7 Section II: Resource Inventory A. Availability of Land and 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 Housing Element Contents
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 8 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 Housing Element Contents
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 9 Regional Housing Needs Allocation (RHNA) Regulatory Incentives Removing Constraints Providing Funding Ensuring Adequate Sites PromotingAffordableHousingDevelopment RHNA Existing and Proposed Sites
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 10 Very Low 1,425 113 1,538 Low 1,065 113 1,178 Moderate 1,164 67 1,231 Above Mod. 2,200 82 2,282 __________________________________________________________________________ Total 5,854 375 6,229 Affordable Units (Low & Very Low) 2,716 units Regional Housing Needs Allocation (RHNA) SACOG Final RHNA TOTALTahoe BasinUnincorp. Placer
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 11 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 Regional Housing Needs Allocation (RHNA) Density Requirements 21 DU/acre (Sacramento, CA)
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 12 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) Residential Sites Inventory Regional Housing Needs Allocation (RHNA)
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 13 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 Key Facts / Findings Ability to Pay for Housing (2007)
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 14 Key Facts / Findings Median Housing Costs Source: DataQuick, January 2006 through mid-October 2007 Unincorporated Placer County (excluding Tahoe Basin): $618,750 Granite Bay$795,000 Meadow Vista$510,000 Newcastle$621,250 Penryn$600,000 Soda Springs$605,000 Foresthill$380,000 Alta$310,000 Dutch Flat$285,000 Sheridan$264,500 Tahoe Basin: $641,000
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 15 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 Key Facts / Findings Countywide Rental Rates * Based on August 2007 Weichert Rental Network internet listings
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 16 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 single- family attached units Specific Plans approved w/ affordable housing Programs Affordable Housing Stakeholder Group Inclusionary Housing Ordinance Workforce Housing Ordinance Reasonable Accommodation Ordinance Issues Updating the 2003 Housing Element
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 17 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? Issues Unique Issues
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 18 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 Next Steps Phases & Schedule
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 19 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? Interactive Discussion Key Questions
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 20 Stakeholder/Community Workshop #2 Auburn Placer County Housing Element Update April 10, 2008
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Placer County Housing Element Update Stakeholder/Community Workshop #2 – Auburn | April 10, 2008 21 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 Penalties for Non-Compliance
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