HomeMy WebLinkAboutAgenda Report - October 6, 2004 E-17 PHAGENDA ITEM ED
M
CITY OF LODI
COUNCIL COMMUNICATION
TM
AGENDA TITLE: Set Public Hearing for October 20, 2004 to consider the Planning Commission's
recommendation to certify the Environmental Impact Report and approve the 2003-
2009 Housing Element.
MEETING DATE: October 6, 2004
PREPARED BY: Community Development Director
RECOMMENDED ACTION: Set a Public Hearing for October 20, 2004 to consider the Planning
Commission's recommendation to certify the Environmental Impact
Report and approve the 2003-2009 Housing Element.
� 1►1� I► a . �
-4: r� z 7
kziia'dt Bartlam
Community Development Director
APPROVED:
Jane)(S. Keeter, Interim City Manager
•
MEMORANDUM, City of Lodi, Community Development Department
g.
•
RECEIVED
To:
City Council
OCT 0 ,$ 2004
From:
Community Development ec
City ClerK
Date:
October 6, 2004
„olty of Low
Subject:
Draft Housing Element
Attached is the Draft Housing Element with revisions noted per State Housing and
Community Development Department comments. The Planning Commission
recommended adoption of this document at a Special Meeting September 29rh
As the Council will recall, the City has been working on this document for some time.
During the data collection phase, a workshop was held with the Planning Commission in
March, 2003. An update with the City Council followed soon thereafter. In November,
2003 the City released the public review draft element as well as the Draft EIR. During
that time, we received only one comment. The comment, from Ms. Ann Cerney focused
on production of affordable housing, not necessarily the goals or programs contained in
the document.
The draft element was submitted to the State Department of Housing and Community
Development in December 2003. The State has had the element for review since that
time. I will elaborate further on their schedule at the public hearing.
The State has still not given us any formal response to our element. Because of the
significant delays, we have incorporated (shown in highlight) the areas that they have
expressed concern in verbal conversations. It is our intent to have the document
approved by the City now, with or without formal State comment. Once the City Council
adopts the element, it is possible the State will have changes they would like to see
incorporated. We will assess those and determine a course of action at that time.
RECEIVED
OCT 0 6 2004
City Clerk
City of Lodi
2003-2009 HOUSING ELEMENT
CITY OF LODI
Final Draft
SEPTEMBER 2004
2003-2009 HOUSING ELEMENT.
CITY OF LODI
Final Draft
September 2004
Prepared by:
Calk&
Cottonffl1t sllA.ociates
A FX/�TIOA Of Pei1 Cwurhams
Urban Planning and Environmental Consultants
3840 Rosin Court, Suite 130
Sacramento, CA 95834
(048178083.0000)
TABLE OF CONTENTS
Chapter Contents
I. Introduction...................................................................................................................................... I-1
A.
Purpose and Contents ...... .................................. ...... .............................................. ................................ 1-1
B.
Community Context................................................................................................................................1-2
C.
State Requirements..................................................................................................................................1-3
D.
Data Sources and Their Use.................................................................................................................. 14
E.
Housing Goals and Policies................................................................................................................... 1-4
F.
Public Participation..................................................................................................................................1-7
G.
General Plan Consistency......................................................................................................................I-9
II. Community Profile......................................................................................................................... I1-1
A.
Population and Household Characteristics...................................................................................II-1
B.
Housing Stock Characteristics..............................................................................................................II-9
C.
Employment Trends..............................................................................................................................I1-19
D.
Special Housing Needs........................................................................................................................It-23
E.
Analysis of Assisted Housing Projects At-Risk................................................................................11-28
F.
Opportunities for Energy Conservation...........................................................................................11-33
G.
Future Housing Needs.........................................................................................................................11-37
III. Resources
and Constraints.......................................................................................................... III -1
A.
Resources.................................................................................................................................................III-1
B.
Constraints............................................................................................................................................111-14
IV. Housing Strategy...........................................................................................................................IV-1
A.
Introduction............................................................................................................................................1V-1
B.
Goals and Policies.................................................................................................................................
IV -4
C.
Implementation Programs...................................................................................................................
IV -7
D.
Quantified Objectives........................................................................................................................IV-25
Appendix A: 1993 Housing_Element Achievements................................................................A-1
List of Tables
Table I1-1. Population Growth (1990 and 2000) .........................................................................................11-1
Table 11-2: Population Projections (2000 to 2020).......................................................................................11-2
Table II -3: Age Characteristics (1990 and 2000)..........................................................................................11-3
Table II -4: Lodi Race and Ethnicity (1990 and 2000)...................................................................................II-3
Table II -5: Changes in Household Type (1990 and 2000)..........................................................................II-5
Table II -7: Household Income by Tenure (2000)..........................................................................................II-7
Table11-9: Poverty Status (1999).......................................................................................................................11-8
Table 11-10: Changes in Housing Stock (1990 and 2000)...........................................................................119
Table ll -11: Housing Tenure (1990 and 2000)..............................................................................................11-9
Table II -12: Tenure by Units in Structure (1990 and 2000)............................................................
Table I1-13: Tenure by Race and Hispanic Origin (2000).........................................................................11-11
fINAL ()RAFT TOC -1 TABLE OF CONTENTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2004
Table II -14:
Tenure by Age of Householder (2000)...................................................................................II-11
Table II -15:
Housing Vacancy (1990 and 2000) ........................................ .......... .......................................
11-12
Table II -16:
Persons per Room in Occupied Housing Units (1990 and 2000)....................................II-13
Table II -17:
Home Sales (2002 and 2003) ..... ..............................................................................................
II -14
Table II -18:
Condominium Sales (2002).......................................................................................................11-14
Table II -19:
Contract Rents (1990 and 2000)..............................................................................................11-15
Table II -20:
Average Apartment Rents by Range........................................................................................II-16
Table II -21:
Average Single Family Unit Rents by Range..........................................................................11-16
Table II -22:
Households Paying 30% or More for Housing.....................................................................11-17
Table II -23:
Age of Housing Structure (2000)..............................................................................................1I-17
Table II -24:
Table II -25:
Comparison of Employment......................................................................................................11-20
Commuting Workers (2000) ..... ............... ..................................................................................
11-20
Table II -26:
Stockton -Lodi MSA Employment by Occupation.................................................................11-21
TableII -27:
Table II -28:
Major Employers in Lodi:............................................................................................................11-22
County and City Unemployment Rates (2000)......................................................................111-22
Table II -29:
Homeless Facilities/Providers In the City of Lodi..................................................................11-28
Table 11-30:
Table 11-31:
Inventory of Publicly Assisted Rental Housing......................................................................11-29
Estimated Market Value of Creekside South Apartments .............................. :....................
11-31
Table 11-32:
Rental Subsidies Required..........................................................................................................11-32
Table 11-33:
San Joaquin Council of Governments Regional Housing Allocation Plan......................11-37
Table 11-34:
Progress in Meeting Regional Housing Allocation Plan......................................................11-38
Table III -1A.
Lodi Land Inventory (Annexation Areas)................................................................................111-2
Table II1-1 B:
Lodi Land Inventory by Property (Annexation Areas) .........................................................111-3
Table III -1 C:
Parcels of Five or More Acres in Proposed Annexation Area...........................................111-4
Figure 111-1:
Proposed Annexation Area.........................................................................................................III-5
Table 111-2:
Lodi Land Inventory and Dwelling Units Potential.................................................................111-6
Table III -3:
Financial Resources for Affordable Housing.........................................................................
III -11
1�
Table III -4:
Disposition of Home Purchase Loans.....................................................................................
III -15
Table III -5:
Disposition of Home Improvement Loans.............................................................................1111-16
Table III -6:
Table III -7:
Land Use Categories Allowing Residential Use....................................................................
Residential Development Standards.......................................................................................111-23
III -18
Table III -8: Street Standards..................................................•.........................................................................111-31
Table II1-9.
Table III -10:
Planning and Development Fees.............................................................................................111-33
Development Approval Timeframes.....................................................................................
III -35
Table IV -1:
Target Income Categories...........................................................................................................IV-7
Table IV -2:
Table A-1:
Quantified Objectives...............................................................................................................
Assessment Implementation Programs
IV -26
A-3
of .................................................................................
FINAL DRAFT TOC -2 TABLE OF CONTENTS
SEPTEMBER 2004 LOCI HOUSING ELENIENT 2=003-2009
I. INTRODUCTION
A. Purpose and Contents
The Lodi Housing Element is part of the City's General Plan, a comprehensive policy statement
regarding the physical, economic, and social development of the City; the preservation and
conservation of natural and human features of the landscape, and the redevelopment and re -use of
land and buildings within the City.
The Housing Element addresses one of the state -mandated topics and most basic human needs—
shelter. for this reason the Housing Element represents a critical link between land use and
transportation policies, which define the location, layout, and movement of people and goods, and
environmental/resource policies. For a region to have a strong and balanced economy, where
people live in proximity to where they work, workers must have places to live within their economic
means. From the perspective of human needs, housing should be high on the hierarchy of policy
priorities. Although housing represents a high priority, planning for housing must be balanced with
the community's economic needs and environmental, resource, and open space protection policies,
which are also essential aspects of the City's General Plan.
The Housing Element contains three parts in addition to this introduction: a community profile, an
analysis of resources and constraints, and a housing strategy. The community profile contains an
analysis of population housing, and employment characteristics and trends; the needs of special
population groups such as seniors, large families, and persons with disabilities; indicators of unmet
need, such as overcrowding, overpayment, substandard housing, and the potential loss of
affordable rental housing; and future housing construction needs. The purpose of the community
profile is to characterize existing conditions and unmet housing needs among Lodi's residents and
to plan for future residents expected to reside in the City.
The second part of the Element provides an analysis of resources and constraints to meeting the
housing needs identified in the community profile. Resources include the availability of land, public
and private organizations that provide housing and supportive services, and funding to implement
the City's housing strategy. Constraints include the impacts of government action on housing
availability and affordability, the interaction of market forces, and environmental conditions. In this
section of the Element, the analysis focuses on the magnitude of potential constraints and identifies
potential mitigation measures to reduce the impacts of constraints.
The third part of the Housing Element contains the City's housing strategy -goals, policies,
implementing actions, and quantified objectives to meet identified housing needs, reduce
constraints, and make effective use of available resources. As part of its strategy, the Housing
Element identifies the agencies responsible for implementing recommended actions, timeframes for
actions, and the anticipated results.
FINAL DRAFT I -i 1. INTROpUCTION
SEPTEMBER 2004 1001 HOUSING ELEMENT 2W3-2009
11
B. Community Context
Throughout the past decade Lodi experienced a moderate rate of population growth at a time
when surrounding jurisdiction's populations were nearly doubling. The rate of growth in Lodi may
have been influenced by efforts to retain the historic small town character and quality of life of the
City. Lodi has historically served as a bedroom community, providing residential opportunities for
employees of Stockton, Sacramento, and to a lesser extent, the East Bay Area.
Population growth in Lodi has been concentrated in children and people between the ages of 35
and 54 in the last decade. During a time when the population grew at a moderate rate, the average
size of a family residing in Lodi increased significantly. The average family size in 2000 was 3.25
persons, which may be a contributing factor to the increase in overcrowding that Lodi experienced
over the ten year period.
The City's economy is anchored in the manufacturing, retail, health care, and hospitality industries.
Agriculture, although prominent, contributes less to the local economy than these sectors.
Approximately 36 percent of Lodi residents are employed within the four industries mentioned
above. A major factor in the local economy is the high percentage of Lodi residents (greater than
50 percent) who work outside the community. This high rate of commuting shows that the local
economy is not providing a sufficient number and quality of jobs to support the local population.
Residents are seeking work outside the community to offset this lack of local work availability.
Lodi's residents earn nearly 87 percent of the countywide median income. Despite having lower
incomes than the County as a whole, City residents have a local poverty rate that is slightly less than
that of San Joaquin County.
Approximately 70 percent of Lodi's housing stock consists of single-family residences, which are
typically associated with homeownership. Yet, in 2000, only 55 percent of Lodi residents were
homeowners, slightly below the state average of 57 percent. Housing costs have limited
homeownership opportunities for increasing numbers of Lodi residents. As a result, the percentage
of renter -occupied single-family homes increased since 1990. Over the same ten year period,
vacancy rates of both rental properties and for sale properties decreased, which creates additional
upward pressure on housing costs.
Lodi has experienced a growing gap between housing costs and local incomes. Housing costs have
risen to over five times Lodi's median income of $39,489. Rents for market rate apartments and
homes have also increased at a faster rate than local incomes. As of spring 2003, the median
housing cost in Lodi was nearly $210,000 and the median rent over $800.
Evidence of the divergence between housing costs and local incomes includes increases in
overcrowding (more than one person per room) and overpayment (more than 30 percent of
income for housing expenses). The percentage of overcrowded renter households increased from
15 to 20 percent and owner households from three to six percent. In 2000, over 44 percent of
renters overpaid for housing, an increase of nearly 460 households, while 24 percent of
homeowners overpaid for housing, an increase of nearly 900 households. This increase indicates
that there is a growing portion of Lodi's population that is unable to afford homeownership.
Rent -restricted housing affordable to lower-income households is limited in Lodi. At present, only
43 units of government assisted housing providing long-term affordability is available to Lodi
residents of modest means at the Lodi Hotel, an affordable housing project funding with low -
FINAL DRAFT 1-2 I. INTRODUCTION
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
income housing tax credits. In addition, low-income Lodi renters are eligible for Section 8 Housing
Choice Vouchers, but there is a long waiting list for this rental assistance. The challenges many Lodi
residents face from high costs are compounded by significant percentage of housing units in
substandard condition.
Nearly half of the City's housing is more than 30 years old, and about 35 percent is more than 40
years. Based on past housing condition surveys, the City estimates that as many as 5,500 dwelling
units (about 25 percent of the housing stock) may need repairs ranging from deferred maintenance,
to substantial rehabilitation, to replacement.
According to the 2001-2009 Regional Housing Needs Allocation Plan prepared by San Joaquin
County Council of Governments, Lodi should pian to accommodate 4,014 additional residential
units between 2001 and 2009, about 535 per year. Of those residential units, 1,654, or 40 percent,
should be affordable to households earning no more than 80 percent of the countywide median
income (approximately $40,480 annually). About 2,500 new homes have been added to Lodi's
housing stock since 1990 (200 units per year). The rate of housing construction is less than half of
the City's future housing need under the SJCCIG housing plan.
Much of the gap between the prior rate of housing construction and projected housing need may
be due to weak demand during the early to mid-1990s. However, the shortage of large, easily
developable sites, the City's annual housing permit allocation process, and other City policies and
regulations may also impact the rate of housing construction. Potential impacts of market factors
and City policies and regulations are examined in the Housing Element.
C. State Requirements
Beginning in 1980 and refined periodically, the California Legislature adopted requirements for the
contents of housing elements (California Government Code sections 65580 to 65589.5). Among
these legislative requirements is the mandate that housing elements consist of an identification and
analysis of existing and projected housing needs and a statement of goals, policies, quantified
objectives, and programs for the preservation, improvement, and development of housing.
Although state law regarding housing elements requires communities to address the needs of all
residents, particular attention in the housing element law is devoted to the needs of low- and
moderate -income households. Specifically, state law requires housing elements to:
• Identify adequate sites to facilitate and encourage housing for all income levels;
• Remove governmental constraints to housing production, maintenance, and improvement;
• Assist in the development of adequate housing for low and moderateincome households;
• Conserve and improve the condition of existing affordable housing; and
• Promote housing opportunities for all persons.
The contents of a housing element, as mandated by state law, include:
• An assessment of housing needs that includes an analysis of population and housing characteristics,
employment and population projections, special housing needs, subsidized rental housing at risk of
conversion, future housing construction need (regional housing allocation), and opportunities for
energy conservation;
FINAL DRAFT 1-3 I. WRODUCTION
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
An analysis of constraints (governmental and nongovernmental) to the maintenance, improvement, or
development of housing for all income levels;
An inventory of vacant and unden.rtilized sites by zoning category, with an assessment of the availability
public facilities, and services to those sites; and
A housing strategy containing an evaluation of past program achievements, goals, and policies, and a
five-year schedule of implementing actions with quantified objectives.
D. Data Sources and Their Use I
A variety of local, regional, state, federal, and private sources of information were used to prepare
the 2003 Housing Element. As required by state law (Government Code Section 65584), the
principal source of information used to determine future housing construction need is the San
Joaquin County Regional Housing Needs Allocation for the 2001 to 2009 planning period. Other
principal sources of information included the U. S Census Bureau, the California Department of
Finance, the California Employment Development Department, California Health and Welfare
Agency reports, the City of Lodi, San Joaquin County, the California Association of Realtors, local
nonprofit organization serving special needs population, and local real estate and property
management firms.
E. Housing Goals and Policies
Goal A: To provide a range of housing types and densities for all economic
segments of the community while emphasizing high quality
development, homeownership opportunities, and the efficient use of
land.
Policies I
1. The City shall promote the development of a broad mix of housing types through the following
mix of residential land uses: 65 percent low density, 10 percent medium density, and 25
percent high density.
2. The City shall regulate the number of housing units approved each year to maintain a
population -based annual residential growth rate of 2.0 percent, consistent with the
recommendations of the Mayor's Task Force and the growth management ordinance.
3. The City shall continue to exempt senior citizen housing projects from the growth management
ordinance.
4. The City shall exempt very low- and/or low-income housing units from the growth management
ordinance.
5. The City shall maintain and regularly update its land use database to monitor vacant residential
land supply.
HNAL DRAFT 1.4 t. iNTRODUCTION
SEPTEMBER 2004 LOD4 HOUSING ELEMENT 2003-20D9
'
6. The City shall pursue available and appropriate state and federal funding programs and
collaborate with nonprofit organizations to develop affordable housing.
7. The City shall promote the expeditious processing and approval of residential projects that
conform to General Plan policies and City regulatory requiremer-As.
8. The City shall seek to reduce the cost impact of its policies, regulations, and permit procedures
on the production of housing, while assuring the attainment of other City objectives.
9. The City shall grant density bonuses of at least 25 percent and/or other incentives in
compliance with state law for projects that contain a minimum specified percentage of very low-
income, low-income, of qualifying senior housing units or units designed to facilitate individuals
with physical challenged.
10. The City shall seek to intersperse very low- and low-income housing units within new residential
developments and shall ensure that such housing is visually indistinguishable from market -rate
units.
11 The City shall continue to allow and encourage the development of a variety of housing and
shelter alternatives, both renter and owner, to meet the diverse needs of the City's population.
12. The City shall promote the development of senior and other special needs housing near, and/or
with convenient public transportation access to, neighborhood centers, governmental services,
and commercial service centers.
13. The City shall encourage infill residential development and higher residential densities within the
existing City limits near transit stops, and compact development patterns in annexation areas to
reduce public facility and service costs, avoid the premature conversion of natural resource and
agricultural lands, and reduce the number of trips from private vehicles.
Goal B: To encourage the maintenance, improvement, and rehabilitation of the
City's existing housing stock and residential neighborhoods, particularly
in the Eastside area.
Policies
1. The City shall encourage private reinvestment in older residential neighborhoods and private
rehabilitation of housing.
2. The City shall prohibit the conversion of existing single-family units to multifamily units on
residentially zoned properties less than 6,000.
3. The City shall use available and appropriate state and federal funding programs and collaborate
with nonprofit organizations to rehabilitate housing and improve older neighborhoods.
4. Housing rehabilitation efforts shall continue to be given high priority in the use of Community
Development Block Grant (CDBG) funds, especially in the Eastside area.
FINAL ORAFT 1-5 t. INTRODUCTION
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
Policies
1. The City shall seek to address the special housing needs of persons with disabilities, lower-
income large families, seniors, single -parent households, farmworkers, and persons in need of
temporary shelter.
2. The City shall make available to the public information on nonprofit, county, state, and federal
agencies that provide education, mediation, and enforcement services related to equal housing
opportunity.
3. The City shall establish regulations that govern the conversion of apartments and mobile home
parks to condominiums to reduce the displacement of lower-income households.
FINAL DRAFT 1-6 I. INTROOUCTION
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009 ,
5. The City shall support the revitalization of older neighborhoods by keeping streets and other municipal
systems in good repair.
b- The City shall allow reconstruction of existing housing in the Eastside area and in commercially
or industrially designated areas in the event such housing is destroyed or damaged.
7. The City shall implement historic preservation guidelines to preserve historically significant
residential structures and insure that infill projects fit within the context of the neighborhood.
(See the Urban Design and Cultural Resources Element for implementation of this
policy.)
8. The City shall continue to enforce residential property maintenance standards.
Goal C: To ensure the provision of adequate public facilities and services to
support existing and future residential development.
Polities
1. The City shall support the use of CDBG funds for the upgrading of streets, sidewalks, and other
public improvements.
2. The City shall ensure that new residential development pays its fair share in financing public
facilities and services and will pursue financial assistance techniques to reduce the cost impact
on the production of affordable housing.
3. The City shall ensure that all necessary public facilities and services shall be available prior to
occupancy of residential units.
4. The City shall require that park and recreational acquisitions and improvements keep pace with
residential development.
Goal D: To promote equal opportunity to secure safe, sanitary, and affordable
housing for all members of the community regardless of race, sex, or
other arbitrary factors.
Policies
1. The City shall seek to address the special housing needs of persons with disabilities, lower-
income large families, seniors, single -parent households, farmworkers, and persons in need of
temporary shelter.
2. The City shall make available to the public information on nonprofit, county, state, and federal
agencies that provide education, mediation, and enforcement services related to equal housing
opportunity.
3. The City shall establish regulations that govern the conversion of apartments and mobile home
parks to condominiums to reduce the displacement of lower-income households.
FINAL DRAFT 1-6 I. INTROOUCTION
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009 ,
4. The City shall work with surrounding jurisdictions to address the needs of the homeless on a
regional basis.
5. The City shall cooperate with community-based organizations that provide services or
information regarding the availability of assistance to the homeless.
6. The City shall continue to promote fair housing programs and services to residents and property
owners in Lodi.
Goal E: To encourage residential energy efficiency and reduce residential
energy use.
Policies
1. The City shall require the use of energy conservation features in the design and construction of
all new residential structures and shall promote the use of energy conservation and
weatherization features in existing homes.
2. The City shall require solar access in the design of all residential projects.
3. The City shall pursue residential land use and site planning policies, and promote planning and
design techniques that encourage reductions in residential energy consumption.
F. Public Participation
The City encouraged participation by all segments of the community in the preparation of the
Housing Element through a combination of general public notices and direct contacts with
organizations serving low-income and special needs groups and inviting them to attend a public
workshop on the Housing Element. To provide opportunities for public participation in the
preparation of the Housing Element, the City conducted a public workshop on March 26, 2003 to
explain the purpose and contents of the Housing Element, state requirements, and the update
process. The City also solicited public comments on key issues and information sources on which
to focus the update through a study session of the City Council on May 13, 2003.
The City solicited involvement by all segments of the community through written invitations sent to
community based organizations, nonprofit housing organizations, building industry representatives,
and public agencies; public notices in the Lodi Sentinel, and posted notices in City buildings.
Prior to submitting the draft Housing Element to the California Department of Housing and
Community Development for state -mandated review, the City Council conducted a study session
on December 17, 2003, open to the public, the review the draft and receive public comments.
The City also conducted public hearings before the Planning Commission and City Council and the
Housing Element to solicit public comments prior to adoption. The Planning Commission hearing
was held on INSERT DATE and the City Council hearing on INSERT DATE
FINAL DRAFT 1-7 I. INTRODUCTION
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
To ensure that all segments of the community were notified of the public events, the City published
public notices in the NOTICE LOCATlt N ,and posted notices at iP So ` . To
ensure participation by low-income residents and organizations serving their needs, the Citi
ACTIONS TAKEN TO INCLUDE LO1N4.NC6l IE'R IDENTS.
Comments made be the public regarding the Housing Element included the following:
One comment letter was received during the public review period for the Housing Element
Update. This letter cites the financial resources table and some unspecified programs as
commendable, but states that the City has not produced affordable housing in proportion to
overall housing growth. The commenter asks for creative and flexible actions to be taken to
produce the affordable housing called for in the Housing Element, along with monitoring of
the amount of affordable housing developed.
To address the comments in this letter, the City refers the commenter to the program sections
which set forth goals for housing production of all types and for all income ranges. In addition, it is
noted that the City is required to submit annual progress reports to the California Department of
Housing and Community Development (HCD) showing progress in meeting affordable housing
needs. These reports provide the monitoring component the commenter seeks.
FINAL DRAFT 1-8 I. INTRODUCTION
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
1
11
G. General Plan Consistency
To promote a uniform and compatible vision for the development of the community, the General
Plan must be internally consistent in its goals and policies as required by California Government
Code Section 65300.5. Government Code section 65583(c) requires that a housing element
describe how consistency has been achieved among the general plan elements. The most
important aspect of consistency among general plan elements is that policies and implementation
measures do not conflict, but support one another, to achieve the overall goals and vision of a
general plan.
In preparing the 2003 Housing Element, the City reviewed goals and policies of the various
elements of the Lodi General Plan. The City has concluded that the 2003 Housing Element is
consistent with the vision of the General Plan. Policies included in other General Plan elements that
affect housing are summarized below.
General Plan Land Use Element
The City shall establish a growth management ordinance that ensures a population -based
housing growth rate of 2.0 percent (compounded) per year consistent with the
recommendations of the Mayor's Task Force on Measure A.
2. The City shall require specific development plans in areas of major new development.
Housing Element -
3. The City shall encourage the preservation of agricultural land surrounding the City.
4. The City shall support the continuation of agricultural uses on lands designated for urban uses
until urban development is imminent.
5. The City shall promote land use decisions within the designated urbanized area that allow and
encourage the continuation of viable agricultural activity around the City.
6. The City shall maintain an adequate supply of residential land in appropriate land use
designations and zoning categories to accommodate a population -based 2.0 percent per year
housing growth rate.
7. The City shall promote the development of affordable housing to meet the needs of low- and
moderate -income households.
8. In evaluating development proposals under the City's growth management ordinance, the
City shall grant priority to the projects that include units affordable to low- and moderate -
income households.
9. The City shall exempt senior citizen housing projects from the growth management ordinance.
FINAL DRAFT 1-9 I. INTRODUCTION
SEPTEMBER 2004 tODI HOUSING ELEMENT 2003-2009
10. The City shall encourage higher density housing to be located in areas served by the full range
of urban services, preferably along collector, arterial, and major arterial streets, and within
walking distance of shopping areas.
11.
The City shall strive to maintain a housing ratio of 65 percent low-density, 10 percent medium -
of the General Plan, as well as documents and plans adopted in accordance with the General Plan.
density, and 25 percent high-density in new development.
General Plan Parks, Recreation, and Open Space Element
12.
The City shall assess a park development fee on all new residential, commercial, office, and
industrial development sufficient to fund the acquisition and development of new parkland
consistent with the City standards identified in the policy above.
13.
The City shall expand the neighborhood and community park system with the goal of
providing park facilities within walking distance of all new residential areas.
14.
The City shall require that more open space be provided within multifamily developments
through wider setbacks and greater building separation.
15.
The City shall promote the provision of private open space and recreational facilities as part of
new large-scale residential developments to meet a portion of the recreation and open space
needs that would be generated by the development.
General Plan Health and Safety Element
16.
The City shall assess development fees on all new residential, commercial, office, and
industrial development sufficient to fund capital improvements and equipment required to
provide fire protection.
,
17.
The City shall assess development fees on all new residential, commercial, office, and
industrial development sufficient to fund capital improvements and equipment required to
provide police protection.
General Plan Urban Design and Cultural Resources Element
18.
The City shall respect existing neighborhood scale and character when infilling and/or
upgrading existing residential areas.
14.
The City shall promote the creation of well-defined residential neighborhoods in newly
developing areas. Each of these neighborhoods should have a clear focal point, such as a
park, school, or other open space and community facilities, and should be designed to
promote pedestrian convenience.
20. The City shall provide home improvement incentives for upgrading landscaping and parking
areas in the Eastside neighborhood.
On the basis of this analysis, the Housing Element is found to be consistent with the other elements
of the General Plan, as well as documents and plans adopted in accordance with the General Plan.
FINAL DRAFT 1-10 I. INTRODUCTION
SEPTEMBER 2004 LOOT FK>J51NG ELEMENT 2003-2009
II. COMMUNITY PROFILE
A. Population and Household Characteristics
1. Population Trends
Lodi's 2003 population is estimated to be 60,521 people by the California Department of Finance.
Lodi is the third largest City in San Joaquin County, behind the cities of Stockton and Tracy and
slightly larger than the City of Manteca.
Between 1990 and 2000, Lodi's population increased by 9.8 percent or 5,125 persons. During the
same time period, all other cities within San Joaquin County experienced significantly higher
population growth. For example, Stockton, the largest City in the county, experienced a population
increase of 15.6 percent, or 32,828 persons. The remaining cities all experienced population
increases of 20 percent or more (See Table II -1).
According to the San Joaquin Council of Governments (SJCOG), Lodi's population is expected to
increase by 21.3 percent, or 12,157 persons, between 2000 and 2020. SJCOG's 20 -year
population growth projection is approximately the same on an annual basis as the city's historic
population growth rate during the 1990s. The other cities within San Joaquin County are projected
to continue to add population at a faster rate than Lodi.
I
Table 11-1: Population Growth (1990 and 2000)
Jurisdiction
1990
2000
Numeric
Chane
Percent
Cha
San Joaquin County
480,628
563,598
82,970
17.3%
Lodi
51,874
56 999
5,125
9.8%
Escolon
4,437
5,963
1,526
34.4%
Lathrop
6,841
10,445
3,604
52.7%
Manteca
40,773
49,258
8,485
20.8%
Ripon
7,455
10,146
2,691
36.1%
Stockton
210,943 1
243,771
32,828
15.6%
Troc
33,558
56,929
23,371
1 69.6%
Source:
U.S. Census 1990 and 2000
Table II -2 shows growth projections for Lodi, San Joaquin County, and other cities in the County.
FINAL DRAFT II -i 11. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
Table II -2: Population Projections (2000 to 2020)
Jurisdiction
2000
Population
2020
Po ulotion
Numeric
Chane
Percent
Chan
San Joaquin County
563,598
766,843
203,245
36.1%
Lodi
56,999
69,156
12,157
21,3%
Escolon
5,963
8,929
2,966
49.7%
Lathrop
10,445
20,627
10,182
97.5%
Manteca
49,258
77,699
28,441
57.7%
Ripon
10,146
20,524
10,378
102.3%
Stockton
243,771 1
374,631
130,860
53.7%
Trac
56,929
117,788
60,859
106.9%
Source:
San Joaquin Council of Governments, 2001
Z. Age Characteristics
Between 1990 and 2000, Lodi experienced significant population growth among children and
persons age 35 to 54, while the number of younger adults (age 25 to 34) and seniors (age 65 or
more) declined or remained static.
According to the 2000 Census, Lodi had 11,596 persons ages 5 to 17, or approximately 20 percent
of the total population. This age group increased by more than 2,600 persons between 1990 and
2000. Other age groups with significant population growth were 35- to 44 -year olds (1,064
persons) and 45- to 54 -year olds (2,154 persons). Conversely, the number of residents age 25 to 34
declined by 1,841, from 18.2 percent of the total population to 13.3 percent. The number of
persons age 65 and older remained approximately the same between 1990 and 2000.
The decrease in the number of residents between the ages of 25 and 34 may be attributed to the
increase in housing costs that are discussed later in this report. Persons in the 25- to 34 -year age
bracket begin to form families and look for their first homes to purchase. However, these persons
are also in the first half of their careers and tend to have modest incomes. Given the increase in
housing costs that have occurred in Lodi since 1990, many persons in this age group may have
moved from the City to purchase less costly homes in other communities.
While the number of persons in their mid-20s to mid-30s decreased, the number of persons in their
mid-30s to mid -50s increased. Such persons have higher incomes, can afford higher -priced housing
in Lodi, and may be attracted to the quality of life that Lodi offers.
The significant increase in the number of five- to 17 -year olds may be related to the increase in the
number of families with two or more children. Much of this change in family size occurred in Lodi
during a time when the City experienced a significant increase in the number of residents of
Hispanic/Latino origin, as discussed below. This group also has an average family size significantly
above the citywide average and more children per family.
fl
1
FINAL-DRAFT II -2 11. COMMUNITY PROFILE
SEMMBER 2004 LORI HOUSING ELEMENT 2063-2009 '
Table II -3 compares age characteristics in 1990 and 2000 in Lodi.
Table II -3: Age Characteristics (1990 and 2000)
Age Group
1990
Persons
Percent
2000
Persons
Percent
Preschool <5yrs)
4,106
7.9%
4,495
7.996
5-17
8,954
17.3%
11,596
20.3%
18-24
5,018
9.7%
5,472
9.6%
25-34
9,446
18.2%
7,605
13.3%
35-44
7,363
14.2%
8,427
14.8%
45-54
4,738
9.1%
6,896
12.1%
55-64
4,108
7.9%
4,367
7.7%
65+
8,141
15.7%1
8,141 1
14.3%
Total
1 51,8741
100.0%
56,999 1
100.0%
Source:
U.S. Census (1990 and 2000)
3. Race and Ethnicity
During a time of modest population growth, the number of persons who identified themselves as
being of Latino/Hispanic origin increased by 76 percent, or 6,698 persons, between 1990 and 2000
(See Table 11-4). Conversely, the number of persons identifying themselves as non -Hispanic whites
decreased significantly, both numerically and as a percentage of the total population over the same
time period. The significance of changes in ethnicity for housing needs relate to differences in
income levels and family sizes among various population groups, as discussed below.
Table 11-4: Lodi Race and Ethnicity (1990 and 2000)
Rate/Ethnicity
1990
Persons
Percent
2000
Persons
Percent
Race, Not of Latina/His
anic Origin
White, not of Hispanic origin
40,205
77.5%
36,200
63.5%
African American
148
0.3%
260
0.5%
Native American
386
0.7%
309
0.5%
Asian or Pacific Islander
2,327
4.5%
2,860
5.0%
Other race
42
0.08%
1,906
3.3%
Latino/Hispanic Origin
8,766
16.9%
15 464
27.1%
Total
51,8741
100.0%
56,999
100.0%
Note: Difference is due in part to the Census allowing for Other Race category to include persons of
multiple descents whereas, in the past, persons were only counted for their "dominant' ethnic or
racial background.
Source:
FINAL DRAFT II -3 11.'COMMUNITYPROFILE
5EPTEMBER 2004 LORI HOUSING EID*NT 2003.22009
As discussed earlier in this section, the two ethnic groups with the largest population increases
between 1990 and 2000 were persons who identified themselves as being of Latino/Hispanic origin
and persons who identified themselves as being of Asian or Pacific Islander Origin. Both Hispanic
and Asian households had significantly higher average family sizes, 4.16 and 3.69 respectively,
compared to non -Hispanic whites at 2.91 (See Table II -6).
Table 11-6: Average Family Size by Ethnicity (2000)
Race/Ethnicity
Average Family Size
White, not of Hispanic origin
2.91
African Anwrican
3.68
Name American
3.45
Asian or Pacific Islander
3.69
Other race
4.32
Latino/His onic Origin
4.16
Source:
Census 2000
S. Household Income
The median income for all households in Lodi in 2000 was $39,489, compared to $41,282 for San
Joaquin County. The median income of homeowners residing in Lodi in 2000 was $52,665,
approximately twice the amount of the median income for renters, $26,422.
As seen in Table II -7, in 2000, the majority of homeowners in Lodi earned incomes of $35,000 or
more, compared to the majority of renters who earned incomes from $10,000 to $50,000. In 2000,
there were 3,251 owner -occupied households with incomes between $5,000 and $35,000
compared to 5,973 renter -occupied households in that income bracket. The monetary resources
needed to own a home are much greater than those needed to rent housing, resulting in a higher
median income for homeowners.
The median income for non -Hispanic whites was approximately 36 percent higher than the median
for all households in 2000. By comparison, Hispanic households had a median income of $28,103,
approximately $25,000 less than non -Hispanic whites. African American householders had the
lowest median income of all ethnic groups in 2000.
Table II -8 shows median income by race and ethnicity in Lodi in 2000.
FINAL DRAFT 11-6 II. COMMUNRY PROFILE
SEPTEMBER 2004 LOBI HOUSING ELEMENT 2003-20W
Table II -7: Household Income by Tenure (2000)
Income
Households
% of Total
Owner Occupied
African American
11,264
Less than $5,000
181
1.6%
$5,000 to $9,999
427
3.8%
$10,000 to $14,999
380
3.4%
$15,000 to $19,999
479
4.3%
$20,000 to $24 999
566
5.0%
$25,000 to $34,999
1,218
10.8%
$35,000 to $49,999
1,907
17.0%
$501000 to $74,999
2,772
24.6%
$75,000 to $99,999
1,538
13.6%
$100000 to $149999
1,249
11.1%
$150,000 and more
547
4.8%
a Median Income - All Owners
Renter OccMpled
9,430
Less than $5,000
528
5.6%
$5,000 to $9,999
858
9.1%
$10,000 to $14,999
1,099
11.7%
$15,000 to $19,999
1,095
11.6%
$20,000 to $24,999
845
9.0%
$25,000 to $34,999
1,548
16.4%
$35,000 to $49,999
1,530
16.2%
$50,000 to $74,999
1,194
12.6%
$75,000 to $99,999_
426
4.5%
$100,000 to $149,999
1 159
1.7%
$150,000 and more
148
1.6%
City Me an Income -All Renters
$26,422
City Median Income - All Households
$39,489
Total
20,694
Note:
2000 Census information is from 1999)
Source:
Census 2000
Table 11-8: Median Income by Race and Ethnicity (2000)
Race/Ethnicity
Median Family Income
White, not of Hispanic origin
$53,660
African American
$14,773
Native American
$23,482
Asian or Pacific Islander
$38,917
Other race
$29,471
Latino/Hispanic Origin
$28,103
Source: Census 2000
FINAL DRAFT 11-7 II. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
6. Poverty Rate
The poverty rate in Lotti is slightly less than that countywide, but varies considerably by population
group. The poverty rate measures the percent of individuals below a level of income necessary for
subsistence living. According to the 2000 Census, approximately 17 percent of the city's residents
lived at or below the poverty level, compared to about 18 percent countywide. Female -headed
households with children in Lodi had the highest poverty rate, almost double the poverty rate for
the entire population. Female headed -households with children under five years of age were most
likely to live in poverty at nearly 47 percent. By comparison, 41 percent of female -headed
households with children under five years old lived in poverty countywide.
Those with the lowest poverty rate, less than ten percent for Lodi and 11 percent countywide, were
persons 65 years old and older. This group had the lowest percentage of poverty of all groups,
except for families without children.
Table II -9 shows poverty status by family type and by total population in 1999 in Lodi.
Table II -9: Poverty Status (1999)
Households
cityof Lodi
San Joa in County
#
Below
Pove
%
Below
Pove
#
Below
PovertyPove
Below
Families
858
8.1%
8,510
8.4%
w/ children under 18
716
13.1%
7,076
12.3%
W/ children under 5
194
16.4%
1,103
12.0%
Families with female
householder, no husband
Present
679
28.0%
7,900
32.5%
w/ children under 18
617
36.3%
6,999
38.8%
w/ children under 5
129
46.7%
1,140
41.2%
Total Population
9,374
16.7%
97,105
17.7%
Under 18
3,737
1 23.5%
41,186
24.2%
18 to 64
4,923
15.0%1
50,234
15.7%
65 and over
714
9.6%
5,685
11.1%6
Source:
Census 2000
FINAL DRAFT H-8 It. COMMUN" P"IE
SEPTEMBER 2004 LODI HOUSING EtEN ENT 2003-2009
i]
1
s
1
C
1
1
1
u
B. Housing Stock Characteristics
1. Housing Type
Lodi is a community of primarily single-family homes. The total number of housing units in Lodi in
2000 was 21,400 units and 22,189 units in 2003 (January). Two-thirds of the city's housing stock is
composed of single-family homes. Nearly 90 percent of the housing constructed during the 1990s
was single-family homes (See Table II -10). Lodi's stock of detached single-family units increased by
1,525, and the number of attached single-family units increased by 207. Since 2000, virtually all
housing units constructed have been single-family detached or attached homes.
Table II -10: Changes in Housing Stock (1990 and 2000)
Housing Type
1990
Number
Percent
2000
Number
Percent
Single Family
12,956
65.8%
14,688
68.6%
Detached
11,708
59.5%
13,233
61.8%
Attached
1,248
6.3%
1,455
6.8%
Multi Family
5,991
30.4%
6,248
29.2%
2-4 Units
1,755
9.0%
1,744
8.1%
5+ Units
4,236
21.5%
4,504
21.0%
Mobile Homes
516 1
2.6%
457
2.1
Other
213
1.1% 1
7
0.03%
Total Units
1 19,6761
100.0%1
21,400
99.93%
Source:
Census 1990 and 2000
Z. Tenure
In 2000, homeowners comprised 54.4 percent of households in Lodi, while renters comprised the
remaining 45.6 percent (See Table 11-11). The rate of homeownership in Lodi is slightly below
statewide level (57 percent) and significantly below the countywide level (approximately 60
percent).
Table II -11: Housing Tenure (1990 and 2000)
Source:
Census 1990,20M
FINAL DRAFT II -9 II. COMMUNITY PROFILE
SEPTEW R 2004 tODI HOUSING ELEMENT 2003-2A09
Tenure of Units
1990 2000
Number Percent Number Percent
Owner -Occupied
10,317 54.3% 11,264 54.4%
Renter -Occupied
8,684 45.7% 9,430 45.6%
Source:
Census 1990,20M
FINAL DRAFT II -9 II. COMMUNITY PROFILE
SEPTEW R 2004 tODI HOUSING ELEMENT 2003-2A09
Fl!
F1
Between 1990 and 2000, the proportion of rented single-family homes increased, from 24 percent
to 25 percent of such housing units. This slight increase does not reflect a lack of new construction
of housing units, but rather many Lodi residents may lack the financial resources to afford
homeownership. In addition, the small increase in multifamily rental housing since 1990 has forced
some households who cannot afford to purchase homes to rent single-family homes instead. Table '
II -12 compares tenure by housing type. Countywide, about 20 percent of single-family homes are
rented. The change in tenure of single-family homes could be related to the increase in relatively
lower-income families that moved to Lodi between 1990 and 2000 and who cannot afford
homeownership to the same extent as other residents.
Table II -12. Tenure by Units in Structure (1990 and 2000) 1
Housing Type
1990
Number
Percent
2000
Number
Percent
Owner-Occu led
10,317
54.3%
11,264
54.4%
Single Family___9,615
50.6%
10,662
51.5%
2-4 Units
128
0.7%
162
0.8%
5+ Units
102
0.5%
90
0.4%
Mobile Homes
409
2.2%
343
1.7%
Other
63
0.3%
7
0.03%
Renter -Occupied
8,684
45.7%
9,430
45.6%
Single Family
3,063
16.1%
3 616
17.5%
2-4 Units
1,672
8.8%
1,527
7.4%
5+ Units
3,729
19.6%
4,193
20.3%
Mobile Homes
66
0.3%
94
0.5%
Other
154
0.8%1
01
0.0%
Total Units
19,001 1
100.0%6 1
20,694
100.0%
Source:
Census 1990 and 2000
1-1
Homeownership bYpopulation group varies significantly on Lodi. In 2000, non -Hispanic whites and ,
persons of Asian -origin had the highest rates of homeownership, about 60 percent and 62 percent.
As discussed earlier, incomes of non -Hispanic white and Asian -origin households are significantly
higher than for other groups. Households with a significantly higher percentage of renters were
those identified as African American (88.6 percent), those identified as American Indian or Alaskan
Native (69.5 percent), and those identified as being of Hispanic origin (67.7 percent). Table II -13
compares tenure by race in 1990 and 2000 in Lodi.
FINAL DRAFT II-lU II.-cOMMUNi Y PROFILE
SOTEMSER 2004 LODI HOUSING ELEMENT 24)03-2009
Table 11-13: Tenure by Race and Hispanic Origin (2000)
Source: Census 2000
Homeownership also varies by age of householder. The most significant trend in tenure by age is
the decline in the rate of homeownership among most age groups. Only two age groups, those 45
to 54 years old and those 65 years or older, experienced significant increases in the numbers of
homeowners. While none of the declines in the rate of homeownership were large (less than five
percentage points), they nonetheless provide further evidence of the challenge faced by a growing
number of Lodi residents in affording homeownership. Households age 25 to 35 were the only age
group to experience a decline in both the number and percentage of homeowners.
Table II -14 compares tenure by age in 1990 and 2000.in Lodi.
Table II -14: Tenure by Age of Householder (2000)
Households
Homeowners
Renters
Number Percent Number Percent
White Alone not Hispanic or Latino
9,065
59.6%
6,132
40.4%
Black or African American Alone
10
11.4%
78
88.6%
American Indian or Alaskan Native
Alone
57
30.5%
130
69.5%
Asian Alone
602
61.6%
375
38.4%
Some Other Race Alone
692
34.7%
1,301
65.3%
Two or More Races
375
48.1%
405
51.9%
Hispanic or Latino
1,182
32.3%
2,482
67.7%
Source: Census 2000
Homeownership also varies by age of householder. The most significant trend in tenure by age is
the decline in the rate of homeownership among most age groups. Only two age groups, those 45
to 54 years old and those 65 years or older, experienced significant increases in the numbers of
homeowners. While none of the declines in the rate of homeownership were large (less than five
percentage points), they nonetheless provide further evidence of the challenge faced by a growing
number of Lodi residents in affording homeownership. Households age 25 to 35 were the only age
group to experience a decline in both the number and percentage of homeowners.
Table II -14 compares tenure by age in 1990 and 2000.in Lodi.
Table II -14: Tenure by Age of Householder (2000)
Households
1990
1
2000
Number % I Number
%
Owner -occupied housing units
15 to 24 years
92
7.8%
129
11.2%
25 to 34 years
1,432
33.2%
1,051
29.8%
35 to 44 years
2,173
54.7%
2,263
49.8%
45 to 54 ars
1,726
65.0%
2,457
63.1%
55 to 64 years
1,689
71.9%
1,794
70.0%
65 years and over
3,205
70.7%
3,614
72.3%
Total:
10,317
--
11,308
Renter -occupied housing units
15 to 24 ears
1,085
92.2%
1,022
88.8%
25 to 34 years
2,881
66.8%
2,478
70.2%
35 to 44 years
1,798
45.3%
2,279
50.2%
45 to 54 years
930
35.0%
1,438
36.9%
55 to 64 years
661
28.1% 1
781 1
30.0%
65 years and over
1,329
29.3%
1,386
27.7%
Total:
8,684
--
9,384
--
Source: U.S. Census (1990 and 2000)
FINAL DRAFT 11-11 11. COMANJNF Y PROKE
SEPTEMBER 2001 tODi HOUSING ELEMENT 2003-2009
3. Housing Vacancy
Vacancy rates for rental housing units decreased, and vacancy rates for owner -occupied housing
units increased slightly (but was still low), between 1990 to 2000 According to the 2000 Census,
the effective vacancy rate, or the percentage of units available for sale or rent at a given time, was
2.9 percent for rental housing. This is a significant decrease from the 4.4 percent effective vacancy
rate for rental housing in 1990. The effective vacancy rate for ownership housing in 2000 was 1.2
percent, compared with 0.9 percent in 1990.
Rental vacancy rates appear to have declined since 2000. Information gathered from a survey of
local rental property managers indicates that the vacancy rate for rental housing in Lodi, both
apartments and single-family homes, is less than one percent. On average, each property has
approximately 3 vacant units per year, which typically rent very quickly.
Low vacancy rates create upward pressure on housing costs, because the increase in demand is
significantly higher than the increase in supply. The low vacancy rates, a symptom of an imbalance
between housing supply and demand, are on the reasons for the rise in housing costs that are
discussed later in this report.
Table 11-15 vacancy rates for housing units in 1990 and 2000 in Lodi.
Table II -15: Housing Vacancy (1990 and 2000)
Type of Housing
1990
2000
#of
Units
°oaf
total
#of
Units
°yo of
total
Total units in Lodi
19,676
100.0%
21,378
100.%
Vacant units:
For rent
395
2.0%
285
1.3%
For sale only
96
0.5%
139
0.7%
Rented or sold, not occupied
62
0.3%
67
0.3%
For seasonal, recreational, or
occasional use
34
0.2%
41
0.2%
For migrant workers
0
0.0%
1
0.005%
Other vacant
88
0.4%
153
0.7%
Total vacant units:
675
--
686
--
Effective Vacancy Rate
--
2.5%
--
2.0%
Source:
U.S. Census (1990 and 2000).
f
11
Ell
FINAL DRAFT IE -12 II. COMMUN11Y PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009 '
4. Overcrowding
Between 1990 and 2000, the occurrence of overcrowding (more than one person per room) for
both owners and renters in Lodi increased. Approximately 15 percent of all renters lived in
overcrowded conditions in 1990. The number of renters living in overcrowded conditions
increased in 2000 to about 20 percent. By comparison, just over three percent of homeowners
lived in crowded conditions in 1990, which increased to nearly six percent in 2000.
The increase in overcrowding for both renters and homeowners could be attributed to the increase
in average family size discussed in previous sections of this document. Rising housing costs in
relation to local incomes may also have contributed to an increase in overcrowding. The gap
between housing costs and incomes forces lower-income families to share housing, children to
delay leaving their parents' homes, and unrelated individuals to share housing. Each of these factors
contributes to an increase in overcrowding.
Table II -16 shows rates of overcrowding by tenure in 1990 and 2000 in Lodi.
Table 11-1 6: Persons per Room in Occupied Housing Units (1990 and 2000)
Occupant
1990
Persons Percent
2000
Persons Percent
Owner occupied:
One or lessperson/room
9,971
96.6%
10,614
94.2%
More than oneperson/room
346
3.4%
650
5.8%
Total:
10,317
100.0%
11,264
100.0%
Renter occupied:
One or lessperson/room
7,388
85.1%
7,525
79.8%
More than oneperson/room
1,296
14.9% 1
1,905
20.2°,6
Total:
8,684
100.0%1
9,430
100.0%
Source:
Census 1990, 2000
5. Housing Costs
a. Housing Prices
The median home price for single-family dwelling units of all sizes in Lodi in 1990 was $125,000,
increasing to $134,500 in 1995. The median price of a home in Lodi in 2003 is $208,300, an
increase of 66 percent since 1990 and 55 percent since 1995 (See Table II -17). The increase in
home prices in Lodi over the last 13 years has been significant and may be contributing to the
increase in renter -occupied households as the gap between housing prices and local incomes
grows.
FINAL DRAFT II -13 II. COMMUNITY PROFILE
SEPTEM6ER 2004 LODI HOUSING ELEMENT 2OD3-2009
An alternative to buying a single-family home would be for a family to purchase a condominium or
townhouse, which tend to cost less than single-family homes (See Table 11-18). However, the prices
of condominiums and townhouses in Lodi are not significantly lower than for many single family
homes.
Table 11-17: Home Sales (2002 and 2003)
Single Family Home
Average Price
Median Price
Units Sold
Bedroom
$110,917
$98,500
20
2 Bedroom
$158,461
$151,000
265
3 Bedroom
$223,410
$210,000
666
4 Bedroom
$291,750
$270,000
147
5 Bedroom
$319,962
$312,000
20
Total
$220,900
$208,300
1,118
Source: DataQuick Horne Sales Data, 2003.
Table II -18: Condominium Sales (2002)
Bedrooms
Average Price
Median Price
Units Sold
1 Bedroom
$86,846
$69,000
13
2 Bedrooms
$124,115
$105,000
92
3 Bedrooms
$241,238
$206,000
29
Total
$150,733
$126,"6
134
Source:
DataQuick 2003
b. Rents
The median contract rent in Lodi (the amount paid by renters under a lease or rental agreement)
increased from $426 to $527 between 1990 and 2000. The number of units available in lower
contract rent ranges affordable to very low-income households decreased significantly between
1990 and 2000. In 1990, about half of contract rents were between $300 and $499. By 2000,
about half of contract rents were between $400 and $599. Some of the rental increase can be
attributed to general inflation, but the increasing demand for rental housing combined with a lack of
rental housing construction has also contributed to the rise in rents.
Table II -19 compares contract rents in 1990 and 2000 in Lodi.
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FINAL DRAFT 11-14 II. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING REMENT 2003-2009 '
Table II -19: Contract Rents (1990 and 2000)
Value
1990
2000
# of % of # of
units units units
% of
units
Less than $100
27
0.3%
17
0.2%
$100 to $149
114
1.3%
37
0.4%
$150 to $199
212
2.5%
92
1.0%
$200 to $249
333
4.0%
157
1.8%
$250 to $299
624
7.2%
203
2.3%
$300 to $349
1,004
11.7%
476
5.4%
$350 to $399
1,275
14.8%
761
8.6%
$400 to $449
1,242
14.4%
1,059
11.9%
$450 to $499
1,020
11.8%
1,256
5.1%
$500 to $549
688
8.0%
1,109
12.5%
$550 to $599
568
6.6%
938
10.5%
$600 to $649
346
4.0%
721
8.1%
$650 to $699
406
4.7%
743
8.4%
$700 to $749
189
2.2%
468
5.3%
$750 to $799
1990 data = $750 to $999)
397
4.6%
340
3.8%
$800 to $899
391
4.4%
$900 to $999
136
1.5%
$1,000 to $1,499
30
0.3%
2$7
3.2%
$1,500 to $1,999
x
x
55
0.6%
$2,000 and up
x
x
63
0.7%
No cash rent
141
1.6%
112
1.3%
Median
$426
$527
Total
1 8,6161
100.0%
9,421 1
100.0%
Source:
Census 1990, 2000
Since 2000, rents have increased at a higher rate than during the 1990s. According to property
managers in Lodi, the average asking rent for a one -bedroom apartment is $664, approximately
$150 more than the median contract rent in 2000. Asking rents for three-bedroom apartments and
single-family homes are $1,000 to $1,600. As discussed earlier, vacancy rates for rental units have
decreased significantly over the last ten years as the demand for rental housing has increased.
Tables II -20 and 11-21 show current average rental rates in Lodi.
FINAL DRAFT 11.15 11. COMML94ITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
Table II -20: Average Apartment Rents by Range
Bedrooms
High
Low
Average
One Bedroom
698
671
584
Two Bedroom
876
841
859
Three Bedroom
10891
10331
1062
5 ou rce:
Telephone survey of property manager - 3-27-03
Table II -21: Average Single Family Unit Rents by Range
Bedrooms
High
Low
Average
Two Bedroom
$1,250
$1,100
$1,175
Three Bedroom
$1,500
$1,300
$1,400
Four + Bedrooms
1 $1,600
1 $1,500
1 $1,550
Source:
Telephone survey of property managers - 3-27-03
6. Overpayment for Housing
Between 1990 and 2000, the occurrence of overpayment for housing increased significantly in Lodi.
Renters and homeowners in very -low, low-, and even some moderate -income households were
affected by overpayment. Overpayment is defined as housing costs that exceed 30 percent of a
household's income. Housing costs include payments for the housing unit (rent or mortgage
payment), utilities, property taxes, and homeowner's or renter's insurance.
In 1990, 3,711 renter households overpaid for housing. By comparison, 4,170 renter households
overpaid in 2000, a 53 percent increase. The number of homeowners overpaying in 1990 was
1,846 households. In 2000, 2,714 homeowners overpaid for housing costs, a 60 percent increase.
Households who overpaid in 1990 were generally those earning low- and very -low incomes.
However, as housing costs rose, households with higher incomes were subject to overpayment as
well by the year 2000. If this trend continues, even moderate -income households may increasingly
be forced to pay more than 30 percent of their incomes for housing.
Table II -22 compares rate of overpayment by tenure in 1990 and 2000 in Lodi.
FINAL DRAFT 11.16 Il. COMMUNITY WORE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003.2009
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Table 11-22: Households Paying 30% or More for Housing
Income
1990
2000
Renters Owners Renters Owners
Number % Number % Number % Number %
Totals
5,711
42.8%
1,84617.9%
4,170
44.2%
2,714
24.1
Less than $10,000
1,382
88.7%
342
41.8%
1,093
78.9%
418
82.8%
$10,000 to $19,999
1,536
73.2%
346
29.0%
1,935
88.2%
378
53.3%
$20,000 to $34,999
706
25.9%
541
29.2%
983
41.2%
727
45.4%
$35,000 to $49,999
87
6.1%
403
19.4%
131
8.6%
600
34.1%
$50,000 to $74,999
1990=$50,000 or more
0
0.0%
214
6.4%
28
2.3%
487
18.9%
$75,000 to $99,999
--
--
--
--
0
0.0%
77
5.2%
$100,000 to $149,999
--
--
-
--
--
27
2.3%
$150,000 or more
--
--
-
--
--I
1
0
0.0%
Source:
2000
7. Age and Condition of Housing
Census 1990,
Nearly half (47 percent) of the housing units in Lodi are over 30 years old (See Table 11-23). Given
the age of these homes, some of Lodi's housing stock could potentially be substandard and/or
subject to deterioration associated with improper maintenance and repair. Because the City has
not conducted a recent housing condition survey, however, there is no recent quantified
information on housing rehabilitation need.
Table 11-23: Age of Housing Structure (2000)
Age of Structure
Number
Percent
10 years
2,734
12.8%
10 to 20 yeors
4,590
21.4%
20 to 30 years
4,014
18.8%
30 to 50 years
6,279
29.3%
50 + years
3,783
17.7%
Total
21,400
100.0%
Median Year Constructed: 1972
Source:
Census 2000
FINAL DRAFT 11-17 11. COMMUNITY PROFILE
SEPTEMM 2004 ION HCX 51NG ELEMENT 2043-2009
The most current information, from a Housing Assistance Plan (HAP) prepared by the City for
federal funding in 1984, was that 1,778 housing units were in substandard condition, of which 156
needed replacement. The number of substandard housing units in 1984 represented about 12
percent of the housing stock and about 70 percent of the number of housing units over 40 years
old at the time- The HAP used 40 years as a criterion for estimating potential rehabilitation need. '
Over that past 20 years, the number of housing units over 40 years old has increased, to about
7,800 (about 35 percent of the city's housing stock, compared to about 17 percent in 1984). If the
relationship between age and condition in 2003 is the same as in 1984, as much as 70 percent of
the housing over 40 years old may need rehabilitation, or up to 5,500 dwelling units. This number
represents about 25 percent of the city's housing stock. '
Another method of estimating potential housing rehabilitation need is to examine the relationship
between the age of housing, tenure, and housing type. Communities with higher concentrations of
older, rental housing, particularly older apartments and mobilehomes, have higher propensities to
contain substandard housing. This relationship is due, in part, to the ability of occupants to pay
rents sufficient to induce owners to maintain or rehabilitate their rental units, and, in part, to the
costs and potential increases in property values that owners might realize by rehabilitating older .
rental units.
As noted previously, Lodi has both a high proportion of older housing and rental housing, including
multifamily rental units- The city's housing stock may have a high housing rehabilitation need,
therefore.
To estimate the maximum potential rehabilitation need based on age, type, and tenure of housing, '
the City has used the following assumptions:
• Multi -unit rental housing constructed prior to 1970 may be susceptible to deterioration and may have a '
high need for rehabilitation or deferred maintenance. There are 1,958 such housing units in Lodi.
• Mobilehomes constructed prior to 1980, when uniform federal construction standards were fully ,
implemented and enforced, may also have a susceptibility to deterioration. There are 160 such homes
in Lodi.
• Single#amily homes constructed prior to 1960 that are renter -occupied may have a high likelihood of
rehabilitation need. There are 1,552 such homes in Lodi.
• Owner -occupied single4amily homes constructed prior to 1940 may have a high rehabilitation need as
such homes are most likely to require major renovation and upgrading of plumbing and electrical
systems. There are 1,848 such homes in Lodi.
Based on these assumptions, up to 5,518 housing units in Lodi are most susceptible to deterioration
and have the highest likelihood of needing rehabilitation or deferred maintenance. This estimate of '
maximum potential rehabilitation need is similar to the estimate of 5,500 dwelling units above
(based on a percentage of the housing stock more than 40 years old).
Because substantial investment in the housing stock has occurred over the past 20 years, many of
the housing units identified as substandard in 1984 may have been rehabilitated by private action
and/or public assistance. Other housing units that have become 30 to 40 years old or more since '
the 1980s may have been rehabilitated by their owners before becoming substandard. The
estimate of up to 5,500 housing units potentially in need of rehabilitation should be considered a
1
FINAL DRAFT II -18 il. COMMUNITY PROFILE
SEPTEMBER 2004 [ODI HOUSING ELEMENT 2003-2W9 1
maximum estimate of need that includes conditions ranging from deferred maintenance to
dilapidation (housing in need of replacement).
The City's Neighborhood Improvement Division administers programs that work to bring
substandard homes into to compliance with all applicable building and health and safety codes.
Over the past two years, the Division has completed code enforcement activities that have resulted
in improvements to approximately 290 housing units. Using this rate of improvements as an
average, the Division will be able to rehabilitate approximately 1, 152 housing units over the next
five years, reducing the number of houses needing rehabilitation from 5,500 to 4,348. Housing
improvements within the Eastside area of Lodi have also been driven by the Eastside Improvement
Committee, a community based group that continually monitors the neighborhood for substandard
housing issues and coordinates improvement efforts accordingly.
Of the homes potentially requiring rehabilitation, those most likely to be dilapidated are
mobilehomes constructed prior to 1970 (188 units) and other housing units constructed prior to
1940 (1,953 units). Of the latter, the City estimates that, at most, five percent (about 100 units)
need replacement, so that the total estimated housing replacement need in Lodi is approximately
300 dwelling units -
Another measure of housing condition is the number of housing units lacking complete plumbing,
kitchen, and heating facilities. According to the 2000 Census, 149 housing units in Lodi lacked
completed plumbing facilities, 345 housing units lacked complete kitchen facilities, and 180
households relied on wood to heat their homes or had no heating systems. The Census did not
report on the number of housing units that lacked two or more of these facilities, so the City cannot
determine the extend of overlap in these numbers. It is likely that most of the housing units lacking
complete plumbing, kitchens, and/or heating are older housing units that would be counted under
the methodologies described above. There may be a few newer structures occupied illegally as
housing units (such as converted garages, illegal second units, and similar structures), but the
number of such structures is likely to be small and not significantly affect the maximum estimate of
housing rehabilitation need.
To more accurately estimate housing rehabilitation and replacement need, the City could conduct a
sample survey of exterior housing conditions in neighborhoods where a significant percentage of
the housing was constructed prior to 1970.
C. Employment Trends
Employers providing the most jobs in Lodi, and countywide, are firms associated with the
manufacturing, retail, health care, hospitality, and government sectors of the economy. These
industries represent approximately 70 percent of the jobs available in Lodi. The 2000 Census
indicates that only 36 percent of Lodi residents work in these industries, however. This illustrates
the commuting nature of Lodi residents who work outside the City and the County. Lodi residents
are not filling many jobs available in the City. Over half (55 percent) of Lodi residents commuted to
jobs outside of the City in 2000 (See Table I1-25).
Table 11-24 compares employment by industry in Lodi and San Joaquin County.
FINAtCWT 11-19 11. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
Table II -24: Comparison of Employment
(City of Lodi and San Joaquin County)
Table II -25: Commuting Workers (2000)
Place of Work
2002 California EDD
2000 Census
industry
Estimate
(Jobs Held by
Worked Outside of City of Residence
(Jabs in San Joaquin
Lodi Residents)
Total Workers
County)
1 100.0%
Farming, Natural Resources,
12,400
6.04%
1,239
5.1%
Mining
Construction
12,900
6.28%
2,052
8.5%
Manufacturing
20,200
9.83%
3,209
13.3%
Wholesale trade
6,900
3.36%
1,172
4.8%
Retail trade
24,500
11.93%
2,966
12.3%
Transportation, Warehousing,
13,700
6.67%
1,273
5.3%
and Utilities
Information
3,000
1.46%
505
2,1%
Financial Activities
9,200
4.48%
1,214
5.0%
Broadcasting &
telecommunications
Real estate & rental & leasing
3,000
1.46%
351
1.5%
Professional, scientific, & technical
__
__
867
3.6%
services
Administrative & support
10,000
4.87%
640
3.5%
Educational services
3,700
1.80%
2,121
8.8%
Health care & social assistance
20,700
10.08%
2,525
10.4%
Arts, entertainment, & recreation
2,400
1.17%
306
1.3%
Leisure and Hospitality
15,700
7.64%
1,342
5.6%
(including foodservices
Other services
6,500
3.16%
1,055
4.4%
Government
40,600
19.77%
1,140
4.7%
Total
205,400
100.0%
24,177
100.0%
Table II -25: Commuting Workers (2000)
Place of Work
Persons
Percent
Worked in City of Residence
10,627
44.8%
Worked Outside of City of Residence
13,089
55.2%
Total Workers
1 23,716
1 100.0%
Source:
Census 2000
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In 2001, nearly 18 percent of the work force in the Stockton -Lodi Metropolitan Statistical Area {San '
Joaquin County), held jobs related to office and administrative support, the largest percentage for
any occupational category. Occupations in this field are associated with average annual wages of
fINAL DRAFT 11-20 IL COMMUNITY PROFILE
SEPTEMBER 2004 LQDI HOUSING ELEMENT 2003.2009 ,
$27,786. Other common occupations, such as in transportation, sales, and production, have
average annual wages between $28,000 and $30,000.
Although these wages are for one person, and many households have two wage earners, the
majority of employment opportunities for residents of Lodi are associated with incomes that are
below the countywide median income. In San Joaquin County, the median family income for a
family of three is $45,550. The median income for a family of four is $50,600 {based on estimates
of income from the U.S. Department of Housing and Urban Development).
Table II -26 shows current employment by occupation for San Joaquin County.
Table II -26: Stockton -Lodi MSA Employment by Occupation
Source:
California Employment Development Department, Occupational and Wage Data, Revised January 2003
FINAL DRAFT II -21 tl_ COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSINGVEMENT 2003-2004
2001 Employment
Percent of Mean nual
Estimates Total Wage,
Management Occupations
8,310
4.2% $71,864
Business and Financial O erations Occupations
5,310
2.7% $50,098
Computer and Mathematical Occupations
1,270
0.6% $46,760
Architecture and Engineering Occupations
1,480
0.7% $52,578
Life, Physical, and Social Science Occupations
1,070
0.5% $46,061
Community and Sociaf Services Occupations
3,050
1.5% $39,736
Legal Occupations
700
0.4% $68,013
Education, Training, and Library Occupations
13,850
7.0% $39,852
Arts, Design, Entertainment, Sports, and Media
Occupations
990
0.5% $35,554
Healthcare Practitioners and Technical Occupations
7,750
3.9% $58,358
Healthcare Su rt Occup9tions
5,370
2.7% $22,241
Protective Service Occup2tions
4,760
2.4% $38,091
Food Preparation and Serving -Related Occupations
13,960
7.1% $17,089
Building and Grounds Cleaning and Maintenance
Occupations
6,190
3.1% $21,839
Personal Care and Service Occu tions
3,270
1.7% $21,708
Sales and Related Occupations
19,030
9.6% $26,920
Office and Administrative Su ort Occue2tions
35,190
17.8% $27,786
Forming, Fishing, and Forest Occu tions
6 360
3.2% $16697
Construction and Extraction Occupations
11,480
5.8% $39,420
Installation, Maintenance, and Repair Occupations
8,780
4.4% $36,898
Production Occup2tions
16,750
8.5% $28,791
Transportation and Material Moving Occu ations
22,500
11.4% $29,056
Source:
California Employment Development Department, Occupational and Wage Data, Revised January 2003
FINAL DRAFT II -21 tl_ COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSINGVEMENT 2003-2004
Major employers in Lodi {those with more than 100 employers) include:
• Manufacturers that produce a variety of products that include cereals, food mixes, wines, rubber
products, steel framing and industrial shelving, foundry items, recreational vehicle components,
electronic substrates, and plastic piping and injection molded products;
• Public agencies, such as the City of Lodi and the Lodi Unified School District;
• Health care services firms, such as Lodi Memorial Hospital and Blue Shield of Califomia; and
• National retailers, such as Wal-Mart and Target.
Table 11-27 lists the largest employers in Lodi as of June 30, 2001.
Table II -27: Major Employers in Lodi
Employer
Type of Employment
Number of
Employees
Lodi Unified School District
Education
2,247
Biue Shield of California
Insurance Claims Processing
725
Lodi Memorial Hospital
Health Care
650
General Mills
Cereois and Food Mixes
575
Pacific Coast Producers
Can Manufacture and Cannery
530
City of Lodi
Government
387
Wal-Mart
General Merchant
226
Tar et
General Merchant
200
Valley Industries
Trailer Hitches
191
Farmers and Merchants
Banking
183
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Source: City of Lodi, www.lodi.eov
Lodi's unemployment rate is relatively low compared to the countywide rate and the other
jurisdictions in the area. As discussed previously, Lodi has a high percentage of commuters which '
may contribute to the low rates of unemployment. Table 11-28 shows City and county rates of
unemployment in 2000 for all of San Joaquin County.
Table II -28: County and City Unemployment Rates (2000) 1
Jurisdiction
Labor Force
Employment
Unemelo
Number
meat
Rate
San Joaquin County
278,200
247,100
31,100
11.2%
Lodi
32,500
29,800
2,700
8.3%
Escalon
2,590
2,420
170
6.6%
Lathrop
4,090
3,490
600
14.6%
Manteca
24,830
22,600
2,230
9.0%
Ripon
4,550
4,190
360
7.8%
Stockton
115,140
100,010
15,130
13.1%
Tracy
22,1001
20,030 1
2,0701
9.4%6
Source: California Employment Development Department, Labor Force Data for County Sub -Areas, March
2DD3; Labor Force Data for Counties, February 2003
FINAL DRAFT II.22 II. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
I'
D. Special Housing Needs
Certain groups in the City of Lodi encounter greater difficulty finding decent, affordable housing due
to their special needs and/or circumstances. Special circumstances may be related to one's
employment and income, family characteristics, medical condition or disability, and/or household
characteristics. A focus of the Housing Element is to ensure that persons from all walks of life have
the opportunity to find suitable housing in Lodi.
State Housing Element law identifies the following special needs groups: senior households, persons
with disabilities, female -headed (particularly single -parent households), large households,
farmworkers, and persons and families in need of emergency shelter. This section provides a
discussion of housing needs for each particular group, and identifies the programs and services
available to address their housing and supportive services needs.
There are no other groups identified in the Community Profile whose housing needs might be
characterized as "special" needs.
1. Seniors
Senior households typically have special housing needs due to three primary concerns: 1) fixed,
often low, incomes, 2) high health care costs, and 3) self-care or independent living limitations (such
as health-related disabilities). According to the 2000 Census, 5,000 households in Lodi were
headed by persons age 65 years and older. Half of these households consisted of persons who
lived alone.
Approximately ten percent of individuals 65 years of age or older in Lodi had poverty -level incomes
or less, which is less than poverty levels for the population as a whole. Nearly 62 percent of
households headed by seniors, approximately 3,100 households, had low -incomes (less than 80
percent of median), and 46 percent had very low -incomes (less than 50 percent of median), higher
percentages than the overall population. This suggests that seniors may have limited capacity to
absorb increases in housing -related expenses.
In 2000, 3,528 elderly households in Lodi were homeowners and 1,574 were renters. Because of
physical and/or other limitations, senior homeowners may have difficulty in performing regular
home maintenance or repair activities. In addition, because many seniors have fixed and/or limited
incomes, they may have difficulty meeting monthly housing expenses. Elderly women are especially
in need of financial assistance because so many of them live alone and they tend to have lower
incomes than seniors as a group. In 2000, 38 percent of senior households living alone were
women (1,901 households).
Various progfams can help meet the needs of seniors, including congregate care, supportive
services, rental subsidies, shared housing matching services, and housing rehabilitation assistance.
For the frail elderly or those with disabilities, housing with features that accommodate disabilities
can help ensure continued independent living. Elderly individuals with mobility/self care limitations
also benefit from public and private transportation that provide access to needed services- Senior
fINALDRAR 11-23 It. COMMUNITY PROFILE
SEPTEMBER 2004 tODI HOUSINGELEMENT 2003-2009
t
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housing that combines supportive services, accessible features, and transportation assistance can
allow more independent living. '
According to the California Department of Social Services (2003), eleven licensed care facilities for
seniors are located in Lodi. The facilities provide 529 beds for persons age 60 and above. There
are also six adult residential facilities with a capacity of 121 persons that may be available for
seniors. The Lodi Memorial Hospital operates an adult day care program with the capacity to
attend to 30 clients. The City itself also administers various day care programs designed for its
senior residents.
The Lodi Senior Citizens commission is active within the community by identifying the needs of
seniors and initiating action to address the needs. In a public-private partnership, the City maintains
and operates the Hutchins Street Square, a multi-purpose community center located in an old high
school. The Square is home to both a senior center and an adult day care program specifically for.
the elderly. '
2. Persons with Disabilities
Persons with disabilities typically have special housing needs because of their fixed or limited '
incomes, a lack of accessible and affordable housing that meets their physical and/or
developmental capabilities, and higher health costs associated with their disabilities. A disability is
defined broadly by state and federal agencies as any physical, mental, or emotional condition that
lasts over a long period of time, makes it difficult to live independently, and affects one or more
major life activities. The 2000 Census defines six disabilities: sensory, physical, mental, self-care, '
"go -outside -home," and employment. According to the 2000 Census, 11,789 Lodi residents had
some type of disability, representing 23 percent of City residents. Of these persons, 3,344 people,
or 28 percent, are age 65 years or older. Many individuals who reported disabilities did not ,
necessarily have conditions requiring special housing features or supportive services to facilitate
independent living. However, the large percentage of the population reporting some type of
disability during the 2000 Census indicates the potential for such a need '
To meet the unique housing needs of the disabled, the City offers and participates in various
programs. Through the San Joaquin County Housing Authority, disabled households may receive '
rental assistance to help them afford housing in the community. Also, the County offers home
improvement grants, which can be used to make upgrades/modifications to ensure accessibility. In
addition, Lodi enforces state building code standards and model code requirements for accessibility ,
in residential construction (Title 24 of the California Administrative Code).
Living arrangements for persons with disabilities depend on the severity of the disability. Many '
persons live independently with other family members. To maintain independent living, persons
with disabilities may need special housing design features, income support, and in-home supportive
services for persons with medical conditions.
Severely mentally ill persons are especially in need of assistance. Mentally disabled individuals are ,
those with psychiatric disabilities that impair their ability to function in the community to varying
degrees. The National Institute for Mental Health (2001) estimates that 2.5 percent of the adult '
I
FINAL DRAFT II -24 li. COMMUNITY PROFILE
5fPTEM9ER 2004 LODI HOUSING ELEMENT 2003-2009 '
(age 18+) population suffers from mental illness. If this percentage is applied to Lodi, over 1,000
persons may suffer from some form of mental illness within the city.
Many persons with disabilities can live and work independently within a conventional living
environment. However, more severely disabled individuals require a group living environment in
which partial or constant supervision is provided by trained personnel. The most severely affected
individuals may require an institutional environment in which medical attention and therapy are
provided within the living environment. According to the California Department of Social Services,
Lodi is home to one licensed adult day care facility with a capacity to serve 30 clients. (Adult day
care facilities are facilities of any capacity that provide programs for frail elderly and
developmentally disabled and/or mentally disabled adults in a day care setting.)
3. Farmworkers
According to the 2000 Census, there were 1,239 Lodi residents (two percent of the city's total
population) employed in farming, forestry, and fishing occupations. Although this is not a large
resident farmworker population, Lodi is located within the larger agricultural region of San Joaquin
Valley that employed approximately 12,400 farmworkers in 2002 who were permanent residents of
the region.
Farmworkers traditionally are defined as persons whose primary incomes are earned through
permanent or seasonal agricultural labor. Permanent farmworkers work in the fields, processing
plants, or support activities on a year-round basis. When workloads increase during harvest periods,
the labor force is supplemented by seasonal or migrant labor.
The Migrant Health Program of the U.S. Department of Health and Human Services released a
study in 2000 estimating the number of migrant and seasonal farmworkers and their non-
farmworker household members in California: Migrant and Seasonal Farmworker Enumeration
Profiles Study. The study was based on secondary source material, including existing database
information and interviews with knowledgeable individuals. The study indicates that San Joaquin
County has an estimated 46,913 farmworkers, including 21,721 migrant and 25,192 seasonal
farmworkers.
According to the California Department of Education, Lodi is located within a region (San Joaquin
and Contra Costa counties) that was home in 2001 to 15,0010 children of migrant farmworker
families enrolled in 21 school districts. No detailed information is available for children of
farmworker families specifically residing in Lodi. Although Lodi has few agricultural activities within
its borders that would attract seasonal farm labor, it is possible that some of the students of migrant
farmworker families live in the city.
Farmworkers' special housing needs typically arise from their very limited income and the often
unstable, seasonal nature of their employment. Statewide surveys . provide some insight into the
demographic characteristics and housing needs of farmworkers. Among the major findings are:
Limited income: Farmworkers typically earn very low incomes. According to the Rural Community
Assistance Corporation, three-fourths of California's farmworkers earned less than $10,000 a year in
2000. Only one out of seven earned more than $12,500.
FINAL DRAFT 11-25 H. COMMUNITY PROFILE
SEPTEMBER 2004 LODi HOUSING ELEMENT 2003-2004
1
•
Overcrowding Because of their very low incomes, farmworkers have limited housing choices and are
often forced to double up to afford rents. A Statewide survey indicates that overcrowding is prevalent
'
and a significant housing problem exists among farmworkers (The Parlier Survey, California Institute for
Rural Studies, 1997).
• SubsUffAW Housing Conte Many farmworkers live in overcrowded conditions and
'
substandard housing, inducing shacks, illegal garage units, and other structuresgenerally unsuitable for
occupancy (The Parlier Study, 1997).
,
The majority of land within the City is developed with urban land uses; however, active agricultural
land surrounds the City on all sides except to the north, which is bounded by the Mokelumne River.
Agricultural land is located on the north side of the Mokelumne River as well. San Joaquin County
,
has an active livestock and poultry industry, which does not create a demand for seasonal labor.
However, some of the leading crops farmed in San Joaquin County are fruit and nut crops,
vegetable crops, and nursery products, which have a high demand for seasonal labor. The need for
'
seasonal labor, however, does not necessarily translate to a need for migrant farmworker housing
within Lodi. San Joaquin County maintains three migrant centers, which provide housing from May
to October and also provide day care, health care services, and educational opportunities for
'
migrant farmworkers. The Harney Lane Migrant Center is located in the City of Lodi and provides
seasonal housing for approximately 400 people. The San Joaquin Housing Authority also maintains
two migrant farmworker centers outside of the City of Lodi, in the community known as French
'
Camp. Both the Joseph J. Artesi Migrant Center II and Migrant Center Ill provide housing and
additional support services to approximately 95 families each for six to nine months out of the year.
These centers are located approximately 15 miles south of Lodi.
Some of the migrant farmers who formerly moved from state to state or from Mexico to California
to pursue agricultural employment may have now become permanent residents of Lodi. As such,
the housing needs of farmworkers are primarily addressed through the provision of permanent
,
affordable housing, rather than migrant farm labor camps. Their housing need would be the same
as other lower-income households and large families who are in need of affordable housing with
three or four bedrooms.
'
4. Female Householders with Children
Single -parent households with children often require special consideration and assistance as a result
of their greater need for affordable housing, accessible day care, health care, and a variety of other
supportive services. Single -parent households also often receive unequal treatment in the rental
'
housing market due to their family status. These special needs particularly affect female
householders with children because their incomes tend to be so much lower than male
householders, women with children comprise the overwhelming majority of single -parent
households, and most female householders with children require assistance with child care but
cannot afford to pay for child care.
,
Lodi is home to 2,250 single -parent households, of which nearly three-quarters (1,629) are headed
by females. In 2000, 24 percent of the city's female -headed families with children lived in poverty,
compared to 19 percent of all families with children. The median income for female -headed
,
households with children was $20,143, compared to $53,793 for married -couple families.
FINAL DRAFT II -26 It. COMMUNITY PROFILE
SEPTEt4tR 2-004 LODI HOUSING ELEMENT 2003-2009 1
Battered women with children comprise a sub -group of female -headed households that are
especially in need. In the Lodi area, several social service providers and emergency housing
facilities serve women in need, including the Women's Center of San Joaquin County and the Lodi
House Hope Closet.
S. Large Households
Large households are defined as households having five or more members. These households
constitute a special need group because of an often limited supply of adequately sized, affordable
housing units. Because of rising housing costs, families and/or extended families are sometimes
forced to live together under one roof. The 2000 Census reported 2,770 large households in Lodi,
54 percent of which were renter households. Large households represent 13 percent of the city's
households.
The housing needs of large households could be met by larger units with more bedrooms. Because
larger homes typically cost more, lower-income large households may reside in smaller units, likely
resulting in overcrowding. The high percentage of large families (particularly large renter families),
when considered in conjunction with rising overcrowding and overpayment, suggests that a
growing number of Lodi families cannot find affordable housing of adequate size.
To address overcrowding, the City is
households to relieve overcrowding and
(such as first-time homebuyer and
homeownership.
6. Homeless
working to develop housing opportunities for larger
is promoting affordable ownership housing opportunities
self-help housing programs) to help renters achieve
Most individuals and families become homeless because they are unable to afford housing in a
particular community and/or unable to care for themselves. Beyond the need for housing,
homeless individuals frequently have other needs, such as support services, life skills training,
medical care, and education or job skills training. Nationwide, about half of those experiencing
homelessness over the course of a year are single adults. Most enter and exit the system fairly
quickly. The remainder essentially lives in the homeless assistance system, or in a combination of
shelters, hospitals, the streets, jails, and prisons. There are also single homeless people who are not
adults, including runaway and "throwaway" youth (children whose parents will not allow them to
live at home or who are unable to care for them).
Lodi is located just north of Stockton, along State Route 99. Stockton is home to most of the
countywide social services centers because it is the county seat of San Joaquin County and the
largest city. There has been no formal count of the homeless population attempted in Lodi,
although the Salvation Army estimated in the mid 1990s that Lodi had a resident homeless
population of between 75 and 100 individuals (1995 San Joaquin County Consolidated Plan).
The Salvation Army and several other non-profit organizations operate facilities directed at assisting
homeless people, including families and children in Stockton. Given the distance between Lodi and
Stockton, it is likely that the majority of people who find themselves in need of assistance seek it
within Stockton. The Salvation Army facility is currently being upgraded to provide additional
FINAL DRAFT II -27 It. COMMUNITY PROFILE
SEPTEMBER 20N LODE HOUSING ELEMENT 2003.2009
assistance to the resident population of Lodi. There is no information to suggest that Lodi is in need
of additional homeless facilities above those improvements already being made.
Table II -29 lists homeless facilities in the City of Lodi. The three facilities listed below are homeless
shelters that serve Lodi, although users of these services come from throughout the region. The
Salvation Army indicated that the Archway Shelter is currently being moved to a larger facility in
Lodi so that it can accommodate services for women and children. Supportive service programs for
homeless persons operating in Lodi include Alcoholics Anonymous and several drug treatment
programs.
Table 11-29: Homeless Facilities/Providers in the City of Lodi
Facility/Provider
Type
Capacity
Services
Salvation Army - The Archway
Shelter
Emergency
63 beds
Men's services only, food, bed,
19 North Sacramento Street
shelter
clothing, medical
Lodi, CA 95240
Women's Center of San
Joaquin County - Lodi Office
Resource
Crisis line, counseling, emergency
29 S. Washington Street
Center
45 beds
shelter, safe house, legal
Lodi, CA 95241
assistance,
Lodi Memorial Hospital,
Medical
Salvation Army Clinic
Clinic
--
Free medical care, treatment
Lodi, CA 95429
Source: Cotton/Bridges/Associates, April 2003.
In addition to shelter facilities, a partnership of the San Joaquin County Community Action Agency,
County Department of Aging, and Children's and Community Services operate the Lodi Community
Center. The Center budgets approximately $2,000 per year for motel vouchers. The average
length of stay is three days, with efforts made to find shelter space for homeless families.
Emergency food is provided with counseling and case management services. The City also provides
travel vouchers, through the Community Center, for senior citizen and other low-income residents
to use Dial -A -Ride services to help meet their transportation needs.
E. Analysis of Assisted Housing Projects At -Risk
1. Analysis of Assisted Rental Housing Projects at Risk of Conversion
Existing rental housing that receives governmental assistance is a significant source of affordable
housing that should be preserved, to the extent feasible. The loss of such rental units reduces the
availability of housing affordable to very low- and law -income households. It is far more cost -
J
1
11
FINAL DRAFT II -28 IT. COMMUNITY PROFILE
'SEPTEMBER 2004 LOOI HOUSING ELEMENT 2003-2409 '
effective to preserve existing affordable housing than to replace it with newly constructed units,
unless housing has reached a substantial level of deterioration.
This section of the Housing Element identifies publicly assisted rental housing in Lodi, evaluates the
potential of such housing to convert to market rate units during a ten-year planning period (January
2003 to July 2013), and analyzes the cost to preserve or replace those units. Resources for
preservation/replacement of these units and housing programs to address their preservation are
described in Section IV of the Element.
Table II -30 lists the two publicly assisted multi -family rental housing projects in Lodi.
Table II -30: Inventory of Publicly Assisted Rental Housing
Project Name
Total
Affordable
Househ
Funding
Earliest Expiration
of Affordability
Units
Units
old Type
Source(s)
At Risk Status
Central Apartments
12
3
Family
Section
221(d)(4);S
prepaid/
1036 Central
ection 8
Opted Out
Section
November 2013
Creekside South Apartments
40
40
Family
236(j)(1);
{Section 236)
601 Wimbledon Dr
Section 8
February 2005
Section 8
Total
52
43
Sources: California Housing Partnership Corporation, 2002; U.S. Department of Housing and Urban Development.
2003.
In addition to these two rental housing developments, the U.S. Department of Agriculture lists a 96 -
unit migrant labor housing facility as being located in Lodi. This seasonal farm labor camp is
actually located east of Lodi, in the unincorporated area of San Joaquin County, on Harney Lane
between North Jack Tone Road and North Tully Road.
2. Loss of Assisted Housing
Affordability covenants and deed restrictions are typically used to maintain the affordability of
publicly assisted housing, ensuring that these units are available to lower-income households in the
long term. Over time, the City may face the risk of losing some of its affordable units due to the
expiration of covenants and deed restrictions. If market rents continue to increase, property owners
FiNALDRAFT II -29 II. COMMUNITY PROFILE
SEPTEMBER 2004 t00 HCUSING ELEMENT 2003.2"
H
may be inclined to discontinue public subsidies and convert the assisted units to market -rate
housing. I
According to data compiled by the California Housing Partnership Corporation (March 2003), the
owner(s) of the 12 -unit Central Apartments had opted out of the Section 8 program and prepaid the '
HUD -insured mortgage. The other federally assisted project in Lodi, the 40 -unit Creekside South
Apartments, is at risk of conversion because its Section 8 contract was to expire in February 2003.
As of May 2003, the property owner is still operating the project under Section 8 Program contract ,
restrictions, but could opt to convert the project to market rate housing during the period covered
by this Housing Element (2003 to 2009).
3. Preservation and Replacement Options
a. Overview ,
To maintain the existing affordable housing stock, the City can either preserve the existing assisted
units or facilitate the development of new units. Depending on the circumstances of at -risk
projects, different options may be used to preserve or replace the units. Preservation options
typically include: 1) transfer of project to non-profit ownership; 2) provision of rental assistance to
tenants using non-federal funding sources; and 3) purchase of affordability covenants. In terms of '
replacement, the most direct option is the development of new assisted multi -family housing units.
These options are described below.
b. Transfer of Ownership ,
Transferring ownership of an at -risk project to a non-profit housing provider is generally one of the
least costly ways to ensure that at -risk units remain affordable for the long term. By transferring
property ownership to a non-profit organization, low-income restrictions can be secured indefinitely
and the project would become potentially eligible for a greater range of governmental assistance.
This preservation option is a possibility for the Creekside South Apartments. I
The potential acquisition cost of rental units at risk in Creekside South Apartments is based on the
estimated market value of the 40 rental units (See Table 11-31). Current market value of the units is ,
estimated on the basis of a project's potential annual income, and operating and maintenance
expenses. As indicated below, the estimated market value of Creekside South is approximately $2.8
million. '
1
FINAL DRAFT II -30 II. COMMUNITY PROFILE
S-EPTEMW 2004 L:ODI HOUSING ELEMENT 2003.2009 ,
Table 11-31: Estimated Market Value of Creekside South Apartments
Project Information
Creekside South
1 -bedroom Units
16
2 -bedroom Units
24
Total Units
40
Annual Operating Cost
$120,000
Annual Gross Income
$379,200
Net Annual Income
$259,200
Estimated Market Value
$2,851,200
Market value for project is estimated with the following assumptions:
1. In Lodi, current market rents (April 2003) are approximately $670 for a one -bedroom unit
and $870 for a two-bedroom unit (Source: Springstreet.com April 2003).
2. Average unit size is estimated at 600 square feet for a one -bedroom unit and 850 square
feet for a two-bedroom unit.
3. Vacancy rate is assumed at 0% as the project is currently fully occupied.
4. Annual operating expenses per square foot are estimated to be $4.00.
5. Market value = Annual net project income x multiplication factor.
6. Multiplication factor for a building in moderate condition is 11.
c. Rental Assistance
Rental subsidies using non-federal (State, local or other) funding sources can be used to maintain
affordability of the 40 at -risk units. These rent subsidies can be structured to mirror the federal
Section 8 program. Under Section 8, HUD pays the difference between what tenants can pay
(defined as 30% of household income) and what HUD estimates as the fair market rent (FMR) on
the unit. In San Joaquin County, the 2003 FMR is $569 for a one -bedroom unit and $731 for a two-
bedroom unit.
The feasibility of this alternative is highly dependent upon the availability of non-federal funding
sources necessary to make rent subsidies available and the willingness of property owners to accept
rental vouchers if they can be provided. As indicated in Table II -32, the total cost of subsidizing the
rents at all 40 at -risk units is estimated at $12,618 per month or $151,416 annually.
FINAL DRAFT II -31 Il. COMMUNITY PROFILE
SEPTIMBER 2004 LODI HOUSING ELEMENT 2003-2009
Table II -32: Rental Subsidies Required
Unit
Total
fair
Household
Very Low
Affordable
Monthly
Total
Size
Units'
Market
Size
Income
Cost -
Per Unit
Monthly
Rent
50% AMI)'
Utilities4
Subsidy
Subsi
1-br
16
$569
1
$17,700
$343
$227
$3,624
2$r
1 24
$731
1 2
1 $20,050
1 $356
$375
1 $8,994
Total
1 40
1
1 $12,618
1. Creekside South Apartments consist of 16 one -bedroom units and 24 two-bedroom units.
2. l=air Market Rent is determined by HUD for different jurisdictions/areas across the U.S on an annual basis.
3. 2003 Area Median Household Income (AMI) limits set by HUD. In San Joaquin County, the area median
income limit for a very lowancome household is $17,700 for a one-person household and $20,250 for a
two -person household.
4. Affordable cost = 30% of household income minus estimated utility allowance of $100 for a one -bedroom
unit and $150 for a two-bedroom unit.
d. Purchase of Affordability Covenants
Another option to preserve the affordability of the at -risk project is to provide an incentive package
to the owner to maintain the project as affordable housing. Incentives could include writing down
the interest rate on the remaining loan balance, and/or supplementing the Section 8 subsidy
received to market levels. The feasibility of this option depends on whether the complex is too
highly leveraged. By providing lump sum financial incentives or on-going subsidies in rents or
reduced mortgage interest rates to the owner, the City can ensure that some or all of the units
remain affordable.
e. Construction of Replacement Units
The construction of new affordable housing units is a means of replacing the at -risk units should
they be converted to market -rate units. The cost of developing housing depends upon a variety of
factors, including density, size of the units (i.e. square footage and number of bedrooms), location,
land costs, and type of construction. Assuming an average development cost per housing units of
$143,500', it would cost approximately $5.7 million to construct 40 new assisted units.
Cost Comparisons
The above analysis attempts to estimate the cost of preserving the at -risk units under various
options. The cost of acquiring Creekside South Apartments and transferring it to a non-profit
organization is high ($2.8 million). In comparison, the annual costs of providing rental subsidies
required to preserve the 40 assisted units are relatively low ($151,416). However, long-term
affordability of the units cannot be ensured in this manner. The option of constructing 40
replacement units is the most costly alternative ($5.7 million, excluding land costs) and constrained
by a variety of factors, including growing scarcity of land, rising land costs, and potential
Assumes an average unit size of 650 square feet, construction cost of $90 per square foot (approximately $58,500
per unit), and development ready land cost of $51),OOQ per unit, and other costs of $35,000 per unit.
FINAL DRAFT N-32 11. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2403-2009
1
1
neighborhood opposition. The best option to preserve the at -risk units appears to be the purchase
of affordability covenants.
4. Organizations Interested in Preserving Assisted Dental Housing
The preservation of affordable rental housing at risk of conversion to market rate housing can be
assisted by non-profit organizations with the capacity and interest to acquire, manage, and
permanently preserve such housing. The California Department of Housing and Community
Development (HCD) maintain a list of interested non-profit organizations. A number of
organizations have expressed an interest in preserving affordable rental housing in San Joaquin
County, including:
• ACLC, Inc, 42 N. Sutter Street, Suite 206, Stockton, CA 95202, (209) 466-6811
• Christian Church Homes of Northern California, Inc, 303 Hegenberger Road, Suite 201, Oakland, CA
94621, (510) 632-6714
• Community Home Builders and Associates, 675 N. First Street, Suite 620, San Jose, CA 95112, (408)
977-1726
• Eden Housing, Inc, 409 Jackson Street Hayward, CA 94544,(510):582-1460
• Eskaton Properties, Inc, 5105 Manzanita Avenue, Carmichael, CA 95608, (916) 334-0810
• Foundation for Affordable Housing, Inc, 2847 Story Road, San Jose, CA 95127, (408) 923.8260
• Housing Corporation of America, 31423 Coast Highway, Suite 7100, Laguna Beach, CA 92677, (323)
726-9672
• Rural California Housing Corp, 212519th Street, Suite 101, Sacramento, CA 95818, (916) 442-4731
• Senior Housing Foundation, 1788 Indian Wells Way, Clayton, CA 94517, (925) 673-0489
• Stockton Shelter for the Homeless, P.O. Box 4803, Stockton, CA 95204, (209) 465.3612
F. Opportunities to Promote Sustainable Development
1. Energy Conservation
Energy costs directly affect housing affordability through their impacts. on the construction,
operation, and maintenance of housing. There are many ways in which the planning, design, and
construction of residential neighborhoods and structures can foster energy conservation to reduce
this cost impact. Techniques for reducing energy costs include construction standards for energy
efficiency, energy-saving community design alternatives, the layout and configuration of residential
lots, and the use of natural landscape features to reduce energy needs.
a, Residential Construction Standards
The State of California has adopted building standards for energy efficiency that apply to newly
constructed dwellings and residential additions. Title 24 of the California Code of Regulations sets
forth mandatory energy efficiency standards that can be achieved through prescriptive means or
through compliance with a maximum "energy budget." Prescriptive means include the use of
appliances, building components, insulation, and mechanical systems that meet minimum energy
efficiency ratings. Local governments implement state energy standards as part of their building
code enforcement responsibilities.
FINAL DRAFT H-33 II. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
1
b. SuliAng Design
Building design can significantly affect residential energy demand. Compact housing forms, such as
terraces, attached housing, town homes, and low-rise apartments, are more energy efficient than
single-family detached dwellings. Compact housing forms share walls, which makes interior hearing
and cooling more efficient, and reduces the amount of interior space that requires heating or
cooling.
Other examples of energy saving design are: 1) locating homes on the northern portion of the
sunniest location of building sites; 2) designing structures to admit the maximum amount of sunlight
into the building and to reduce exposure to extreme weather conditions; 3) locating indoor areas of
maximum usage along the south face of the building and placing corridors, closets, laundry rooms,
power core, and garages along the north face; 4) making the main entrance a small enclosed space
that creates an air lock between the building and its exterior; 5) orienting the entrance away from ,
winds or using a windbreak to reduce the wind velocity against the entrance; and 6) using large
amounts of concrete, masonry, tile, and/or stone for indoor surfaces to absorb heat during the day
and release it at night. 1
c. ConNnunity and Site Planning Techniques
Community and site planning techniques, the use of landscaping, and the layout of new ,
developments can also reduce energy consumption associated with residential development
through reductions in heating and cooling needs, opportunities to use non -motorized methods of
transportation, and reductions in energy inputs to the development of housing. Techniques that
have been used successfully in many communities are described below.
• Reduced street wi hh& Urban areas with high proportions of built and paved surface areas have
,
higher daytime peak temperatures and higher average nighttime temperatures. In a mild climate with
warm summers, such as in Lodi, these higher temperatures are not beneficial. Reduced street widths
can save energy, without sacrificing community safety, by reducing daytime temperature peaks and
average nighttime temperatures. Narrower streets also. result in savings to consumers by reducing
development costs-
• More street trees. Street trees provide shade for the built environment Mature trees, in particular, can
help moderate outdoor temperatures in warm climates by releasing moisture into the atmosphere and
shading paved surfaces from the sun during the hottest parts of the day. Trees also moderate indoor
temperatures by reducing solar gain, the absorption of solar energy by buildings that results in higher
interior temperatures.
• Modified street lighting. Reduced street lighting and low-energy lighting standards can also save on r
energy and development costs. For example, some communities require street lighting only at
intersections, at right-angle corners, and at the comers of cuWesacs.
• for a cornmunity heating and coding system. Subdivisions can be designed to incorporate a
central irrigation pipeline, buried beneath a central area, to which individual homes can be connected.
The irrigation pipe caries water that can be used as a heat source during the winter and as a heat sink
FINAL DRAFT II -34 11. COMMUNrFY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2903-2009
(source of heat absorption) during the summer to help cod residences. The heating/cooling potential
of a central irrigation pipeline is accessed through heat pumps in each home.
Lot orientation for energy conservation. Access to sunlight, and orientation of homes with respect to
the sun's path, are important considerations in configuring residential lots to reduce energy use. For
example, the number of lots that promote good solar orientation and access can be increased on an
east west street by providing narrow lots perpendicular to the street on the north side and wider lots
oriented with their long -axes either north -south or east -west on the south side of the street Buildings
can be located and oriented to take advantage of airflow during hot days, thereby reducing the need
for mechanical coding.
• Use of natural site chamder6tim Energy -conserving design considers natural topography and
opportunities to use natural or planted vegetation to lower energy use. Lots can be configured, and
residential strictures oriented, on vegetated, sloped sites so that solar exposure and protection from
cold winds are increased during the winter and protection from the sun is provided during the summer.
d. General Plan Goals and Policies
Lodi's General Plan contains a goal within the Circulation Element to reduce reliance on the
automobile and encourage a reduction in regional vehicle miles. The six policies related to the goal
emphasize implementation of a rideshare program, employment opportunities in the City, and
mixed use developments that provide rights-of-way to pedestrian and non -vehicular traffic. These
policies may result in a reduction of the reliance on motorized vehicles, which would also result in
reduction of energy consumption.
e. Resources for Energy Conservation
The City of Lodi operates its own electric utility, Lodi Electric Utility, which provides residential,
commercial, and industrial electric service. Energy conservation in residential development is a
direct interest of the City, therefore. Lodi Electric Utility offers several programs to reduce
residential energy use, including:
• Residential Energy Survey Program, which helps residents identify major energy uses and how these
can be reduced;
• Residential Appliance Rebate Program, which provides rebates on the purchase of new, energy-
efficient appliances;
• Energy Efficient Home Improvement Program, which offers rebates on other types of energy efficient
residential systems (fans, space conditioning, insulation, thermostats, windows, etc.);
• Housing -As -A System Inspection Program, which uses diagnostic equipment to analyze mechanical
and air delivery/duct systems and includes an inspection of attic insulation and windows; and
• A residential energy conservation demonstration program, in which a singWamily home has been
fitted with the latest energy conservation technology and is open to public tours to promote energy
saving features.
Pacific Gas & Electric provides a variety of energy conservation services for residents and also
participates in several other energy assistance programs for lower income households, which help
qualified homeowners and renters, conserve energy and control electricity costs. These programs
FINAL DRAFT i1-35 It. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
include the California Alternate Rates for Energy (CARE) Program and the Relief for Energy
Assistance through Community Help (REACH) Program.
The California Alternate Rates for Energy Program (CARE) provides a 15 percent monthly discount
on gas and electric rates to income -qualified households, certain nonprofit -operated facilities '
housing agricultural employees, homeless shelters, hospices, and other qualified non-profit group
living facilities.
The REACH Program provides one-time energy assistance to customers who have no other way to
pay their energy bills. The intent of REACH is to assist low-income customers, particularly the
elderly, disabled, sick, working poor, and the unemployed, who experience severe hardships and
are unable to pay for their necessary energy needs.
2. Transit -Oriented Development
The City of Lodi operates its own public transit system, Lodi Transit. The transit system provides:
• Full-sized buses on seven traditional fixed routes;
• The "Grapeline" service, offering five faced routes to downtown, major shopping and recreational areas,
medical facilities, the community center, schools and workskes;
• Transit links to South County Transit and San Joaquin County Regional Transit systems;
• Dial -a -Ride shuttle service, which is available to all residents on an advanced reservation basis, and
• A multi -modal transit facility at the train depot
By operating its own transit system, Lodi can closely coordinate land use and transit planning ,
decisions. This coordination provides the City with an opportunity to focus higher density. and
transit -oriented mixed-use developments along transit corridors, both in areas with infill and re -use
potential and in new growth areas. Coordinated planning of transit and land uses contributes to the
achievement of a sustainable community by providing Lodi residents and workers with more
transportation alternatives to private vehicles. Coordinated planning also supports the continued
viability and expansion of public transit by increasing the potential customer base.
State legislation that took effect in 2002 removed regulatory barriers and created new incentives for
transit -oriented infill development. This legislation provides further opportunities for Lodi to
promote higher density development in residential and mixed-use projects. The state law, SB 1636
(2002), promotes infill development by allowing cities and counties to create "infill opportunity
zones" near transit stops. Local governments can exempt developments within these zones from
compliance with certain traffic mitigation requirements of the California Congestion Management
Act and/or permit the use of alternative mitigation measure to address traffic and transportation
impacts. Without the exemptions and flexibility provided by state law, transit -oriented
developments might have to provide street improvements and other traffic mitigation measures that
could discourage pedestrian, bicycle, and transit use and reduce the financial feasibility of higher
density infill development. '
[1
FINAL DRAFT II -36 U. COMMUNrrY PROHLE
SEPTEMBER 2004 LODI HOUSIWG ELEMENT 2003-20W ,
G. Future Housing Needs
According to the San Joaquin Council of Governments (S)COG), Lodi is responsible for
accommodating 4,014 additional housing units between 2001 and 2009, of which 1,654 units
should be affordable to very low- and low-income households, approximately 41 percent of Lodi's
total share of regional housing needs. The S)COG determines the amount of affordable housing the
county will need for the time period and then divides that housing among its participating
jurisdictions.
Lodi is not responsible for actual construction of these units. However, Lodi is responsible for
creating a regulatory environment in which these housing units can be built. This includes the
creation, adoption, and implementation of general plan policies, zoning code policies, and/or
economic incentives to encourage the construction of these kinds of units. Table II -33 shows the
number and percentage of housing units identified in the Regional Housing Needs Allocation Plan
for Lodi for the planning period of 2001 through 2009 by income category.
Table 11-33: San Joaquin Council of Governments Regional Housing Allocation Plan
(2001 to 2009)
Income Category
RHNA Allotment
Percent Number of Units
Very Low
24.7%
990
Low
16.5%
664
Moderate
18.4%
738
Above Moderate
40.496
1,622
Totals
100.0%1
4,014
Source:
SJCOG RHNA 2001-2009
Table II -34 shows number of units that have been constructed, are being constructed, or are
approved future developments within the City of Lodi that will contribute to the allocation goals
identified in Table II -34 above. The table below also shows how many more housing units remain
to be built to meet the entire allocation.
FINAL DRAFT 1637 11. COMMUNITY PROFILE
SEPTEMBER 2004 LOCI HOUSING ELEMENT 2043-2009
Table 11-34: Progress in Meeting Regional Housing Allocation Plan
Income Level
SJCOG
RHNA
Allocation
Units
Constructed/
Approved
Remaining
Allocation
Units Constructed/Under Construction
.January 2001 - May 2003
Very Low
990 0
990
Law
664 1
663
Moderate
738 14
724
Above Moderate
1,622 1 747
1 875
Total
4,0141 755
3,259
1
Source: City of Lodi
1. Low-income number based on one mobilehome; moderate -income number based on 14 duplex '
units; above moderate -income number based on 747 market price single-family homes.
1
1
FINAL DRAFT II -38 11. COMMUNITY PROFILE
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
III. RESOURCES AND CONSTRAINTS
A. Resou rces
1. Available Land to Accommodate Housing
a. Overview
Land on which to construct housing is one of the most critical resources necessary to meet future
housing demand. Without adequate vacant or underutilized land, the City of Lodi cannot
demonstrate how it will accommodate its share or regional housing needs (see Section G of
Chapter II). The amount of land required to accommodate future housing needs depends on its
physical characteristics, zoning, availability of public facilities and services, and environmental
conditions.
b. Definition of "Adequate Sites"
To determine whether the City has sufficient land to accommodate its share of regional housing
needs for all income groups, Lodi must identify "adequate sites." Under state law (California
Government Code section 65583[c][11), adequate sites are those with appropriate zoning and
development standards, with services and facilities, needed to facilitate and encourage the
development of a variety of housing for all income levels. The California Department of Housing
and Community Development, in its guidelines that interpret state law (Housing Element Questions
and Answers, Question #23) states that:
The locality's sites are adequate if the land inventory demonstrates sufficient realistic capacity at
appropriate densities and development standards to permit development of a range of housing
types and prices to accommodate the community's share of the regional housing need by income
level. A two-part analysis is necessary to make this determination:
Can the realistic development capacity of suitable land, which is or will be served by facilities and
infrastructure, accommodate the locality's total new construction need by income group over the
next five years?
Are these available sites appropriately zoned (considering local development standards and land
costs) for a variety of housing types (single-family, multifamily, mobile homes, etc.) and at
appropriate densities to facilitate the development of housing to meet the locality's regional housing
need by income level category, including the need for very low- and low-income households?
c. Relationship of Zoning Standards to Adequate Sites
The extent to which the City has "adequate sites" for housing affordable to very low- or low-income
households will depend, in part, on zoning standards, particularly the maximum allowed density,
FINAL ORAFT ill -1 M. RESOURCES ANO CONSTRAINTS
SEPTEMBER 2004 KMI HOUSING EIEMENT 2003-2009
parking, building coverage, height, and set -back standards. The adequacy of sites will also depend
on whether the City grants exceptions or variances to these requirements to reflect the challenges
of building on small, irregularly-shaped parcels, thereby reducing development costs and increasing
development capacity. As documented in Chapter 111 (Section B, Governmental Constraints) the
City has granted such exceptions and variances in the past to permit full utilization of infill parcels.
The combination of the city's flexible zoning standards, allowances for housing on commercial
properties and a history of approving housing, planned development provisions, and a history of
granting exceptions and variances suggests that Lodi can accommodate its remaining share of
regional housing needs on sites available within the existing City limits and in new growth areas on
the west side (including the Westside Facilities Master Plan area) to be annexed into the City.
d.. Vacant Land Inventory
As part of the 2003 Housing Element update, an analysis of the residential development potential
was conducted within the existing City limits and in four areas adjacent to the City that will be
annexed during the timeframe covered by the Housing Element. City staff performed a parcel -
specific vacant and underutilized sites analysis within the City limits and the areas to be annexed.
Based on the analysis, the City concluded that it could accommodate more than its share of San
Joaquin County Housing Needs (4,014 housing units between 2001 and 2009), as shown in Table
11-32. Most of the City's residential development potential is located in two areas west of the
current City limits that will be annexed to the Lodi during the planning period and to which public
and services will be extended.
As shown in Tables III -1A, 111-113 and 111-2, Lodi has sufficient vacant and underutilized land to
accommodate its remaining share of San Joaquin County future housing needs for all income
groups at an average build out of between 65 and 100 percent of the maximum residential density
permitted by zoning, depending on site conditions. This assumption is consistent with recent
development trends for both single-family and multifamily projects, although density bonuses are
possible for projects containing affordable housing, and one such project received a density bonus,
as noted in Section IV, Summary of Achievements.
Table ill -1A: Lodi Land Inventory (Annexation Areas)
General Plan
Category
Average
Density
Acres
DUs
LDR Low Density)
5/acre
371.4
1,857
MDR Medium Density)
15/acre
45.1
677
HDR (High Density)
20/acre
123.5
2,47{3
Total
9.8/acre
510.8
5,004
Source: City of Lodi (July2003)
Note: All parcels are greater than five acres. The estimate of acreage by General Plan land use designation is
based on the Westside Facilities Master Plan assumptions for residential lands.
1
FINALOWT 111-2 Ilk. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LQDI HOUSING ELEMENT 2003-2009 ,
Table III -1 B: Lodi Land Inventory by Property (Annexation Areas)
Property
Prop
GP
Designation
Approximate
Proposed
Zonina
Equivalent
Potential
Housing
Units
Gross
Acreage
Westside Area
LDR
146
5 du acre
730
Westside Area
MDR
15
15 duacre
225
Westside Area
HDR
48
20 du/acre
960
SouthWest Gateway
LDR
170
5 du acre
851
SouthWest Gateway
MDR
26
15 du/acre
392
SouthWest Gateway
HDR
66
20 du/acre
1,310
14500 - 14520 Peterson
LDR
26
5 du acre
130
14500 - 14520 Peterson
MDR
4
1 S du acre
60
14500 - 14520 Peterson
HDR
100
20 du/acre
1 200
2000+ Harney Lane
LDR
29
5 du acre
146
TOTAL
601
15,004
Source: City of Lodi (July2003)
General Plan category.
FINAL DRAFT III -3 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
APN
S tior `1= tAcr
a
PH
S ua ,.
'`e
unknown
815833
18.7
02705025
1999
0.5
unknown
817695
18.8
02705024
190740
4.4
unknown
955213
21.9
02705018
178$15
4.1
unknown
47870
1.1
02705020
!Z&18
4.1
unknown
93520
2.1
02705010
210802
4.8
unknown
998496
22.9
02705021
1788 1
4.1
unknown
1151612
26.4
02706029
7499
0.2
02938005
2198063
50.5
02706035
12944
0.3
05804010
48498
1.1
02706013
12324
0.3
05804004
634063
14.6
0270 014
4792
0.1
05904005
258517
5.9
02706015
23 9
0.6
05803003
05804001
3779524
1717040
86.812706012
39.4
02706 27
_1§172
147
0.4
0.3
05804002
1717065
39.4
02706009
9785
0.2
05804014
1217747
28.0
02706003
25360
0.6
05804006
48498
1.1
02706005
13979
0.3
05804009
48498
1.1
02706006
13163
0.3
5804 08
48498
1.1
02706008
9 5
0.2
05804007
48498
1.1
02706039167
2
8
0580 001
2287280
52.5
02706010
41829
1.0
15803005
316029
7.3
02706 ll
10 2
0.2
05804013
48498
1.1
02706038
43842
lA
05804012
48498
1.1
02706037
43833
1.0
05804011
48498
1.1
02706002
4568
1.0
5803006
66548
1.5
02706028
11879
0.3
5903004
41400
1.0
02706040
16563
0.4
05804015
104396
2.4
02706020
17211
0.4
02704003
1621958
37.2
02706019
27.706
0.6
02704002
1947408
44.7
02706036
26 92
0.6
2705022
398188
9.1
02706041
16662
0.4
02705001
858140
19.7
02706018
2141
0.0
02705002
437539
10.0
02706034
37512
0.9
02706001
39178
0.9
02706025
19137
0.4
0270 003
420814
9.7
02706024
19137
0.4
2705019
178930
4.1
02706023
30534
0.7
02705011
210802
4.8
02706022
30534
0.7
02705012
210802
4.8
02704001
845237
19.4
02705015
82282
1.9
02705005
424314
9.7
02705016
43558
1.0
Total Number of Parcels
771
Total Acreage I667.1
FINAL DRAFT 11I-4 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI MOUSING ELEMENT 2003-2009
1
1
1
1
1
1
1
1
1
1
1
1
1
Figure III -1: Proposed Annexation Area
Westside Facilities
Master Plan Area
►outhwest Gateway
ind Peterson
'roperties
FINAi DRAFT III -5 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 tOOI HOUSING ELEMENT 2003-2004
Table III -2: Lodi Land Inventory and Dwelling Units Potential
(Current City Limits)
Zone
Dens .
Parcels < 1 Acre
Parcels 1 — 5 Acres
Parcels 5+ Acres
DUs
#
Acres
DUs*
# Acres
DUs*
#
Acres
DUs*
R-1
7/acre
63
11.5
63
2
12.4
84
147
R-2
7/acre
274
40.9
275
1 3.7
25
5
56
294
594
R -GA
20/acre
1
0.1
1
1
R -MD
3920 acre
1
18.2
364
364
R -C -P
10.89/acre
1
0.4
2
1
8
78
80
PD
9.75/acre
60
8.6
60
2 7.5
73
1
40
390 1
523
PP
N/A
1
0.3
1
1
1 1
1
1
Total
1
4001
62.1
402
3 11
98 1
10
1164.6
1,210
1,710
Source: City of Lodi (July 2003)
Notes:
= Dwelling unit potential is derived from maximum densities on unmapped properties and actual
approved lots on properties with approved maps but not yet constructed.
R-1 low density single-family
R-2 = low density single-family
RID = low-density multifamily (two- to four -family dwellings)
R -GA - garden apartment residential
R -MD = medium density multifamily residential
R -C -P = residentia�professional-commercial office district
PD = planned development district; residential density is based on the PD approval applicable to the subject
property. PD parcels less than one acre in size are assumed to develop at lower densities.
FP - floodplain
Affordability by Income Group. Based on land, construction, and other development costs
presented in the non-governmental constraints analysis (subsection B-2), the City has concluded
land zoned R-1 and R-2 will result in the production of housing affordable to moderate and above
moderate -income households only, except in a few instances where homebuyer assistance is
provided, builder incentives and subsidies are offered in exchange for below-market rate housing,
homes are constructed under a self-help housing program, or second units are created. Housing
constructed in the RLD and RGA zones could be affordable to either low- or moderate -income.
households. Housing constructed in the R -MD, R -HD, and commercial zones that permit
residences could potentially be affordable to both very low- and low-income households with
adequate construction subsidies.
For the annexation areas, the City has assumes that land designated LDR (low density residential)
will result in the production of housing potentially affordable to above moderate -income
households, that land designated MDR (medium density residential) will result in the production of
housing potentially affordable to moderate -income or low-income households, and that land
designated HDR (high density residential) will result in the production of housing potentially
affordable to low- or very low-income households.
In addition to the residential and planned development lands provided in the above tables, there
are opportunities for additional residential development on underutilized commercial and industrial
fl
1
1
1
LI
1
FINAL DRAFT 111-6 IH. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009 '
sites. Areas along Cherokee Lane, North Sacramento Street and South Sacramento Street have
properties which may be suitable for future residential development, if sufficient land can be
consolidated to make such actions feasible. Both of these areas are characterized by obsolete
patterns of land development, older structures in substandard condition, odd -sized lots, and
marginally viable commercial and industrial uses in some cases that would make properties ripe for
improvement from new development in the next five to ten years. In order to ensure that future re-
use of these areas is consistent with the housing and community goals of Lodi, a Specific Plan or
Area Plan should be created to establish guidelines for such re -use. Because this type of
improvement is not necessary at this time to meet regional housing needs, the decision to create
such a plan should be part of a future planning effort during the 2003 - 2009 planning period.
Public Facilities, Services, and Environmental Considerations. All of the properties listed in Tables
III -1 and III -2 can be provided with water, sewer, drainage, other City facilities and services between
2003 and 2009. City services exist on lots within the current City limits, and services can be
extended to the annexation areas to the west of the City according to the Westside Facilities Master
Plan (see Section III -B for more information on public services and facilities). As has been the City's
historic practice in annexing land, the City maintains sufficient capacity in the major facilities that
store, process, and transport water, wastewater, and storm water, but require developers to
incrementally extend utility lines through the impact fees they pay. Parks, schools, emergency
services facilities, and other public facilities are also extended in this manner. To date, the extension
of public facilities and services has not created a barrier to the annexation and readying of land for
development to meet future housing needs.
Sites for Special Needs Housing. Sites included in the land inventory that can accommodate
alternative and special needs housing are:
• Mobile home parks are permitted as conditional uses in the R -MD and R -HD zones only.
The City will need to revise its zoning requirements to permit mobilehome parks in all
residential zones.
• Residential care facilities (group homes) are permitted in all residential zones, except that
some zones require a conditional use permit. The City will need to amend its zoning
requirements to conform to state law regarding small group homes.
• Transitional housing and emergency shelters are not defined in the Zoning Ordinance, but
have been permitted in commercial zones (three are three homeless facilities currently
operating in Lodi). The City could consider whether certain types of small emergency
shelter and transitional housing uses are appropriate for multifamily zones.
• Second units are permitted in all residential zones, although subject a conditional use permit
in the R-1, R-2, and R -LD zones. The City will need to amend its zoning requirements to
conform to state law requirements that require second units to be permitted by right in
residential zones.
• Farmworker housing is not a defined use, per se, in the Zoning Ordinance, but has been
allowed in the past in Lodi in all residential zones subject to the same development
standards as other housing. Farm labor camps [seasonal housing for non-resident
farmworkers) are permitted in agricultural zones in the County.
FINAL MA" HI -7 III_ RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 K)DI HOUSING ftEMENT.2003.2009
2. Administrative Resources
Described below are public and non-profit agencies that have been involved or are interested in
housing activities in Lodi. These agencies play important roles in meeting the housing needs of the
community. In particular they are or can be involved in the improvement of the housing stock,
+`
expansion of affordable housing opportunities, preservation of existing affordable housing, and/or
■
provision of housing assistance to households in need.
Housing Authority of San Joaquin County (HASJC): HASJC offers programs to assist very low to
moderate -income households with their housing costs, including the Section 8 rental assistance
program, public housing, and migrant farmworker housing. Specifically, HASJC manages five public
housing projects and three migrant farm labor housing developments throughout San Joaquin
County. In addition, HASJC provides the Family Self -Sufficiency Program, supportive services
centers, and the Resident Construction Program.
Habitat for Humanity San Joaquin County: Habitat for Humanity is a non-profit, faith -based
organization dedicated to building affordable housing and rehabilitating homes for lower income
families. Habitat builds and repairs homes with the help of volunteers and partner families. Habitat
homes are sold to partner families at no profit with affordable, no -interest loans. Volunteers,
churches, businesses, and other groups provide most of the labor for the. homes. Government
agencies or individuals typically donate land for new homes
-
Salvation Army Shelter: The Salvation Army operates a 63 bed men's shelter in Lodi, which
includes food, clothing, and medical services. This shelter is available only to men in the
community, and is expected to continue to provide service to Lodi residents into the future.
Mercy Housing California (MHC): MHC is a non-profit developer that provides affordable housing
for families, seniors, formerly homeless persons, individuals with HIV/AIDS and persons with
chronic mental illnesses and physical impairments. With the assistance of public and private
funding, MHC builds or rehabilitates housing to meet community needs. The types of housing
developed include multi -unit rental apartments and single-family homes, single room occupancy
apartments for formerly homeless adults, and handicap -accessible units for individuals with physical
impairments.
Rural California Housing Corporation (RCHC): RCHC was formerly a separate non-profit
organization created to develop homeownership opportunities for low-income households using
the self-help development process. RCHC was one of the earliest grantees under the then FmHA
Section 523 technical assistance program. For the first 20 years of its existence, RCHC focused on
self-help housing development. Since the 1980s, the organization's housing program diversified to
include rehabilitation and rental housing development, including the preservation of at -risk housing
projects. RCHC merged with Mercy Housing California in 2000.
Asociacion Campesina Lazaro Cardenas (ACLC): ACLC is a non-profit organization founded by a
group of farmworkers living in a public housing project in Stockton in 1983. The goal of ACLC is to
improve housing and living conditions for low-income families. In its early years, ACLC developed
two small self-help housing projects; since that time, it has grown to become one of the leading
1
FINAL DRAFT III -B III. RESOURCES AND CONSTRAINTS
SEPTEMBER 20134 LOBI HOUSING ELEMENT 2003-2009
non-profit housing developers in the San Joaquin Valley. ACLC has built over 100 single-family
homes and over 300 multi -family rental units.
Christian Church Homes (CCH): CCH has been providing housing in communities since 1961.
The organization was created to meet the housing needs of low-income seniors who were facing
fewer housing choices in northern California. CCH manages 38 facilities providing 3,296 units. All
but one of CCH's facilities is HUD -subsidized apartments. CCH has never sold or defaulted on any
of its owned facilities. Most of the subsidy programs allow low-income residents to pay only 30%
of their adjusted gross income for rent.
Community Home Builders and Associates (CHBA): CHBA is a non-profit, public benefit
corporation involved in the development, construction and management of affordable housing for
individuals and families of low to moderate incomes. The organization was founded in 1990 by the
Home Builders Association of Northern California. Through its sponsorship of the San Jose
Conservation Corps' YouthBuild program, CHBA has provided employment for at -risk youth in the
construction trades while helping to create opportunities for the building industry to partner with
local communities in an effort to fulfill affordable housing goals.
Stockton Shelter for the Homeless: Stockton Shelter is a not-for-profit agency that serves the
homeless. The shelter can house up to 141 homeless persons, including 111 men and 30 women.
Stockton Shelter offers a variety of services, including case management, drop --in services, showers,
meals, and other supportive services.
Lodi House: The Lodi House is a 75 -unit affordable rental housing complex for seniors in the City.
This facility, constructed in 1996 with the assistance of City and County funds, provides rental
housing for low- and very low-income seniors.
Eden Housing, Inc.: Eden Housing is a non-profit developer that has completed more than 4,200
housing units and 44,500 square feet of adjoining commercial/retail space at more than 50
locations. Eden serves low-income families, seniors, persons with disabilities, the formerly homeless
and first-time home buyers. Eden Housing has substantial experience in applying for funding
through government programs, including low-income housing tax credit, and HUD Section 202 and
811 programs.
Eskaton Properties, Inc.: Eskaton's primary mission is to enhance the quality of life for seniors
through health, housing, and social services. Eskaton currently operates ten planned affordable
retirement communities in northern California for seniors with limited income, including the
Manteca Manor in Manteca. These independent living facilities are located close to a variety of
services and offer apartment living with maintenance handled by staff. Rental fees are typically
subsidized by the federal government.
Central Valley Low Income Housing Coalition (CVLIHC): CVLIHC provides supportive housing and
services primarily for homeless families, although some individuals also participate in its program.
CVLIHC operates a scattered site program with participants having the primary responsibility for the
units where they live. Supportive services include basic life skills training, parenting and family
counseling, transportation assistance, child care, assistance in school enrollment, and job search
training. CVLIHC's programs provide housing and supportive services for about 90 families.
FINAL DRAFT III -9 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LORI HOUSING ELEMENT 2003-2009
n
t
3. Financial Resources
The City of Lodi has access to a variety of existing and potential funding sources available for
affordable housing activities. These include local, State, federal and private resources, and are
summarized in Table III -3. Described below are the three largest housing funding sources the City
can use for housing production, rehabilitation, or preservation: Community Development Block
Grants, HOME Investment Partnership Program grants, and the Section 8 Rental Assistance
Program.
Community Development Block Grant (CDBG) Funds
The federal CDBG program provides funds for a variety of community development activities. The
program is flexible in that the funds can be used for a range of activities. The eligible activities
include, but are not limited to: acquisition and/or disposition of real estate or property, public
facilities and improvements, relocation, rehabilitation and construction (under certain limitations) of
housing, homeownership assistance, and also clearance activities.
HOME Investment Partnership Program Funds (HOME)
Federal HOME funds can be used for activities that promote affordable rental housing and
homeownership for lower-income households. Such activities include the following: building
acquisition, new construction, reconstruction, moderate or substantial rehabilitation, first-time
homebuyer assistance, and tenant -based assistance. A federal priority for the use of HOME funds is
the preservation of at•risk housing projects.
Section 8 Rental Assistance
The Section 8 program is a federal program that provides rental assistance to very low-income
households in need of affordable housing. The program offers a voucher that pays the difference
between the current fair market rent and what a tenant can afford to pay (e.g. 30 percent of their
income). The voucher allows a tenant to choose housing that may cost above the payment
standard, but the tenant must pay the extra cost. The program is administered by the Housing
Authority of San Joaquin County. I
1
11
11
FINAL DRAfT III -10 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003.2009
Table III -3: Financial Resources for Affordable Housing
PROGRAM NAME
DESCRIPTION
ELIGIBLE ACTIVITIES
1. FEDERAL PROGRAMS
Community Development Block
Grants awarded to the City on a
- Acquisition
Grant (CDBG)
formula basis for housing and
- Rehabilitation
community development activities.
- Home Buyer Assistance
- Economic Development
- Homeless Assistance
- Public Services
Emergency Shelter Grants (ESG)
Grants potentially available to the
- Shelter Construction
City through the County to
- Shelter Operation
implement a broad range of
- Social Services
activities that serve homeless
- Homeless Prevention
persons. Funding availability is
uncertain for the current year.
HOME
Grant program potentially
- Acquisition
available to the City on a
- Rehabilitation
competitive basis for housing
- Home Buyer Assistance
activities. City competes for funds
- Rental Assistance
through the State's allocation
process.
Low-income Housing Tax Credits
Tax credits are available to persons
- New Construction
(LIHTC)
and corporations that invest in low-
- Acquisition
income rental housing. Proceeds
- Rehabilitation
from the sales are typically used to
create housing.
Mortgage Credit Certificate (MCC)
Income tax credits available to first-
- Home Buyer Assistance
Program
time homebuyers to buy new or
existing single-family housing.
County Housing Authority makes
certificates available.
Section 8
Rental assistance payments from
- Rental Assistance
Rental Assistance
the Housing Authority of Son
- Home Buyer Assistance
Program
Joaquin County to owners of
private market rate units on behalf
of very low-income tenants.
Section 108
Provides loan guarantees to CDBG
- Acquisition
entitlement jurisdictions for capital
- Rehabilitation
improvement projects. Maximum
- Home Buyer Assistance
loan amount can be up to five
- Economic Development
times the jurisdiction's recent
- Homeless Assistance
annual allocation. Maximum loan
- Public Services
term is 24 years.
Section 202
Grants to non-profit developers of
- Acquisition
supportive housing for the elderly.
- Rehabilitation
New Construction
Section 2031k)
Provides long-term, low interest
J - Land Acquisition
FINAL DRAFT 111-11 111. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
PROGRAM NAME
DESCRIPTION
ELIGIBLE ACTIVITIES
loans at fixed rate to finance
Rehabilitation
acquisition and rehabilitation of
- Relocation of Unit .
eligible property.
Refinance Existing Indebtedness
Section 811
Grants to non-profit developers of
- Acquisition
supportive housing for persons with
- Rehabilitation
disabilities, including group homes,
- New Construction
independent living facilities and
- Rental Assistance
intermediate care facilities.
U.S. Department of Agriculture
Below market -rate loons and grants
- New Construction
(USDA) Housing Programs
for formworker rental housing.
- Rehabilitation
Sections 514/516
2. STATE PROGRAMS
Affordable Housing Partnership
Provides lower interest rate CHFA
- Home Buyer Assistance
Program (AHPP)
loans to home buyers who receive
local secondary financing.
ColHOME
Provides grants to local
- Home Buyer Assistance
governments and non-profit
Rehabilitation
agencies for local home buyer
New Construction
assistance and owner -occupied
rehabilitation programs and new
home development projects. Will
finance the acquisition,
rehabilitation, and replacement of
manufactured homes.
California Housing Assistance
Provides 3% silent second loans in
- Home Buyer Assistance
Program
conjunction with 97% CHFA first
loans to give eligible buyers 1100%
financing.
California Housing Finance Agency
Below market rate financing offered
- New Construction
(CHFA) Rental Housing Programs
to builders and developers of multi-
- Rehabilitation
family and elderly rental housing.
- Acquisition
Tax exempt bonds provide below-
market mortgages.
California Housing Finance Agency
CHFA sells tax-exempt bonds to
- Home Buyer Assistance
(CHFA) Home Mortgage Purchase
make below-market loans to first -
Program
time buyers. Program operates
through participating lenders who
originate loans for CHFA.
California Self -Help Housing
t Provides grants for the
- Home Buyer Assistance
Program (CSHHP)
administration of mutual self-help
- New Construction
housing ro'ecis.
Emergency Housing and Assistance
Provides grants to support
- Shelters & Transitional Housing
Program EHAP
emergency housing.
Emergency Shelter Program
Grants awarded to non-profit
- Support Services
organizations for shelter support
services.
Extra Credit Teacher Program
Provides $7,500 silent second
- Home Buyer Assistance
bans with forgivable interest in
FINAL DRAFT III.12 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ftEMENT 2003-2009
1
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1
PROGRAM NAME
DESCRIPTION
ELIGIBLE ACTIVITIES
conjunction with lower interest rate
CHFA first loans to assist eligible
teachers to bu homes.
Farmworker Housing Assistance
Provides State tax credits for
- New Construction
Program
formworker housing ro-ects.
- Rehabilitation
Housing Enabled by Local
Provides 3% interest rate loans,
- New Construction
Partnerships (HELP)
with repayment terms up to 10
- Rehabilitation
years, to local government entities
- Acquisition
for locally -determined affordable
- Home Buyer Assistance
housing priorities.
- Site Acquisition
- Site Development
Joe Serna Jr. Farm -worker Housing
Provides recoverable grants for the
- Home Buyer Assistance
Grant Program (FWHG)
acquisition, development and
- Rehabilitation
financing of ownership and rental
- New Construction
housina for farmworkers.
Multi -Family Housing Program
Deferred payment loans for the
- New Construction
(MHP)
new construction, rehabilitation
- Rehabilitation
and preservation of rental housing.
- Preservation
Self-help Builder Assistance
Provides lower interest rate CHFA
- Home Buyer Assistance
Program (SHBAP)
loans to owner -builders who
- New Construction
participate in self-help housing
- Site Acquisition
projects. Also provides sife
- Site Development
acquisition, development and
construction financing for self-help
housing projects.
Supportive Housing/ Minors
Funding for housing and services
- Supportive Housing
Leaving Foster Care
for mentally ill, disabled and
- Foster Care
persons needing support services to
live inde ndentl .
3. LOCAL PROGRAMS
Financial Incentives under the
The County's Density Bonus
- New Construction
Density Bonus Ordinance
Ordinance offers financial
incentives, as required by State law.
Tax Exempt Housing Revenue Bond
The County can support low-
- New Construction
income housing by issuing housing
- Acquisition
mortgage revenue bonds requiring
- Rehabilitation
the developer to lease a fixed
percentage of the units to low-
income families at specified rental
rates.
4. PRIVATE RESOURCES
California Community
Non-profit mortgage banking
- New Construction
Reinvestment Corporation (CCRC)
consortium designed to provide
- Rehabilitation
long term debt financing for
Acquisition
affordable multi -family rental
housing. Non-profit and for profit
developers contact member banks.
Federal National Mortgage
- Fixed rate mortgages issued by
Home Buyer Assistance
9NA1 DRAFT ill -13 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOL19NG f1tNiNT 2003.2009
PROGRAM NAME
DESCRIPTION
ELIGIBLE ACTIVITIES
Association Fannie Maeprivate
mortgage insurers.
Mortgages which fund the
Home Buyer Assistance
purchase and rehabilitation of a
Rehabilitation
home.
- Low Down -Payment Mortgages
- Home Buyer Assistance
for Single -Family Homes in
underserved low-income and
minority cities.
Freddie Mac Home Works
Provides first and second
- Home Buyer Assistance
mortgages that include
rehabilitation loan. County
provides gap financing for
rehabilitation component.
Households earning up to 80% MFI
qualify.
Savings Association Mortgage
Pooling process to fund loans for
- New construction of rentals,
Company Inc.
affordable ownership and rental
cooperatives, self help housing,
housing projects. Non-profit and
homeless shelters, and group
for profit developers contact
homes
member institutions.
Source: Compiled by Cotton/Bridges/Associates, April 2003.
B. Constraints
1. Non -Governmental Constraints
a. Availability of Financing
The availability of financing affects a person's ability to purchase or improve a home. Under the
Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information
on the disposition of loan applications by the income, gender, and race/ethnicity of the applicants.
This applies to all loan applications for home purchases and improvements, whether financed at
market rate or with government assistance.
Tables 1114 and I11-5 summarize the disposition of loan applications submitted to financial institutions
for home purchase and home improvement loans within the City of Lodi. Included is the
percentage of loans that are "approved" and "denied" by applicants of different income levels. The
status of "other" loans indicates loan applications that were neither approved nor denied, but were
not accepted by the applicant, or those applications that were withdrawn by the applicant.
Home Purchase Loans
In 2001, 1,466 households applied for conventional loans to purchase homes in Lodi. About 55%
of the loan applicants (803) were above moderate -income (120% or more of County median family
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FINAL DRAFT III -14 Iq, RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LORI HOUSING ELEMENT 2003-201)4 ,
income or MFI) households. Moderate4ncome (81 to 120% of MFI) and lower-income (80% or less
of MFI) households accounted for 24% and 17% of loan applicants, respectively. The overall loan
approval rate was 83%. As expected, the approval rates for home purchase loans increased with
household income. The approval rate was 74% for lower-income households, 80% for moderate -
income households, and 86% for above moderate -income households.
During the same period, 436 applications were submitted for the purchase of homes in Lodi
through government -backed loans (e.g. FHA, VA). To be eligible for such loans, residents must
meet the established income standards. The overall loan approval rate was 86%. Of the three
income groups, moderate -income households had the highest approval rate at 871/0, followed by
above moderate -income households (85%) and lower-income households (84%).
Table III -4 summarizes the disposition of Home Purchase Loans.
Table III -4: Disposition of Home Purchase Loans
Applicant
Income
Conventional Loans
Government -Backed
Loans
Total
Approv
Denied
Other
Total
Approvi
Denied
Other
Lower
249
74%
18%
8%
119
84%
9%
7%
Moderate
355
80%
11%
9%
150
87%
7%
5%
Above
Moderate
803
86%
8%
6%
161
85%
7%
8%
N.A.`
591
80%
12%
9%
6
. 83%
%
Total
1,4bb
83%
10%
7%
436
8b96
R-4%
Source: Home Mortgage Disclosure Act {NMDA) data, 2001.
* N.A. Loan applicants who chose not to disclose their income.
Home Improvement Loans
During 2001, 210 Lodi households applied for conventional home improvement loans. The overall
approval rate was 549/6, significantly lower than the rate for conventional home purchase loans
(83%). Above moderate -income households accounted for the largest share of loan applicants
(56%), followed by lower-income (20%) and moderate -income households (18%). Among the
three income groups, above moderate -income households had the highest approval rate at 67%,
while moderate -income households had the lowest rate at 42%. There were only two applications
for government -backed home improvement loans in 2001.
FINAL DRAFT 111-15 III. RESOURCES AND CONSTRAINTS
SEPTFMKR 2004 LODI HOUSING ELEMENT 2003.2009
Table III -5: Disposition of Home Improvement loans
Applicant
Income
Conventional Loans
Total Approve Denied
Other
Lower
41
44% 49%
7%
Moderate
38
42% 53%
5%
Above Moderate
118
67% 24%
9%
N.A.*
13
0% 69%
31%
Total
210
54% 37%6
10%6
Source: Home Mortgage Disclosure Act (NMDA) data, 2001.
" N.A. Loan applicants who chose not to disclose their income.
To address potential private market lending constraints and expand homeownership and home
improvement opportunities, the City of Lodi offers and/or participates in a variety of home buyer
and rehabilitation assistance programs- These programs assist lower- and moderate -income
residents by increasing access to favorable loan terms to purchase or improve their homes. .
b. Cost of Land
A key factor in determining housing cost is the price of raw land and any necessary improvements.
A review of property listings by several real estate firms in Lodi that specialize in land sales indicate
that the cost of land zoned for residential use, or that may be suitable for residential use with the
property zoning and permits, ranges from as little as $18,000 per acre for agricultural land located
just outside the City limits (no infrastructure improvements) to as much as $170,000 per acre for
development -ready single family lots. Undivided acreage within Lodi's Sphere of Influence, but
without full improvements or permits can range from $15,600 to $100,000 per acre, depending on
current zoning and location. Single-family land within Lodi with varying degrees of improvements,
including utilities, public services, streets, and/or entitlements is approximately $25,000 to $40,000
per single-family lot.
Between these high and low ranges are sites zoned for residential or commercial use (three of the
City's commercial zones and one mixed-use zone permit residential uses). Land zoned for
commercial use that permits multifamily residences with access to various levels of infrastructure
can range from $35,000 to $120,000 per acre. The cost of such commercial land .equals $1,200 to
$4,000 per dwelling unit at the maximum permitted multifamily residential density (30 units per acre
before density bonuses under the City's General Plan) and $1,700 to $6,000 per dwelling unit at
the lower density of 20 units per acre included in the General Plan
c. Construction Cost
Single -Family Homes
Various factors can affect the cost of building a single-family house, including the type of
construction, custom versus tract development, materials, site conditions, finishing details,
amenities, square footage, and structural configuration. These factors create a wide variation in
construction costs, from as little as $75 per square foot for basic construction to as much as $12-5
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FINAL DRAFT III -16 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 tODI HOUSING ELEMENT 2003-2009 '
for high-quality custom construction. A basic, 1,200 -square foot starter home could be constructed
in Lodi for $100,000. Including land cost of about $25,000 per lot, permit and development impact
fees of $6,000, site preparation, and other miscellaneous costs, the minimum cost of producing a
1,200 -square foot home in Lodi is estimated to be between $140,000 and $150,000, excluding
developer fee or profit.
Mufti -family Housing
Contacts with multi -family housing developers in the Lodi region indicate that construction costs for
multi -family housing units, excluding land and site preparation costs, fees, and related expenses
range from $70 to $100 per square foot, depending on the quality of construction and interior
amenities. As noted in the Analysis of Assisted Housing Projects at -Risk, the average cost of
replacing a rental housing unit, including all costs related to construction, land development, fees,
and builder profit, is estimated to be $100,000.
Z. Governmental Constraints
Local policies and regulations impact the price and availability of housing and subsequently the
provision of affordable housing. Land use controls, site improvement requirements, fees and
exactions, permit processing procedures, and other factors can constrain the maintenance,
development, and improvement of housing. This section discusses potential governmental
constraints, as well as policies that encourage housing development in the City.
State and federal regulations also affect the availability of land for housing and the cost of producing
housing. Regulations related to environmental protection, prevailing wages for publicly -assisted
construction projects, construction defect liability, and building codes can work to increase housing
cost and limit housing development.
While the City recognizes that constraints exist at other levels of government, the City has .little or
no control over these regulations and no ability to mitigate them directly. Therefore, this section of
the Housing Element focuses on policies and regulations under the City's control.
a. Land Use Regulations
General Plan Land Use Designations
The Land Use Element of the General Plan sets forth the City's development policies. These
policies, as implemented by the Zoning Ordinance (Title 17 of the Lodi Municipal Code), establish
the amount of land allocated for residential and other uses within the City. The Land Use Element
establishes seven land use designations that allow residential uses: Low Density Residential,
Medium Density Residential, High Density Residential, Eastside Residential, Planned Residential,
Neighborhood Community Commercial, and Downtown Commercial. Each designation
corresponds with one or more zoning districts as shown in Table III -6.
Planned Residential
The Planned Residential category is a General Plan designation that applies to properties to be
annexed to the City but not yet zoned for specific residential uses. According to General Plan
FINAL DRAFT I11-17 III, RESOURCES AND CONSTRAINTS
SEPTEMNIZ 2004 LODI MOU5ING W14NT 2043-2009
policies, the PR category is assumed to have an average density of seven dwelling units per acre
based on development at the mid -point density of the LDR, MDR, and HDR land use categories and
assuming that 65 percent of the land in the PR category is developed at LDR density, 10 percent at
MDR density, and 25 percent at HDR density. These are conservative assumptions that do no
preclude specific sites within a PR -designated area from being developed at the maximum density
permitted by the General Plan.
Planned Residential Reserve
Lodi's General Plan includes a land use designation of Planned Residential Reserve (PRR). Land
uses allowed within this area include agricultural, single family residential, commercial, industrial,
and public/quasi-public. The PRR land use designation incorporates land between Harney Lane and
Armstrong Road, west of State Route 99. However, this area is not projected for residential
development before 2007. In the interim, these areas are used for agricultural purposes.
Table 111-6: Land Use Categories Allowing Residential Use
FINAL DRAFT 111-18 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
7-
1
C
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Zoning
Maximum Density
Minimum
Typical
General Plan
District(s)
{du/ac)
Lot Size
Residential
(Sq. !t.
T e s
Low Density Residential
R-1
7
6,500
Single Family
(LDR)
R-2
7
5,000
Homes
Single family
R -GA
Homes, Two -
Medium Density Residential
R -LD
20
6,000
Family
(MDR)
R -MD
Homes,
Multi -Family
Housing
High Density Residential
R -GA, R -LD, R -MD,
30
4'0�
Multi -Family
HDR
R -HD
Housing
Eastside Residential (ER)
R-1
7
4,000
Single Family
Homes
Single Family
7 (average density
Homes, Two -
Planned Residential (PR)
R-1, R-2, R -GA, R-
based on 65% LDR,
4,000
family
LD, R -MD, R -HD
10% MDR, and 25%
Homes,
HDR)
Multi -Family
Housing
Neighborhood/Community
C-1
20
4,000
Multi -Family
Commercial NCC
Housi
Downtown Commercial
C-2
30
4,000
Multi -Family
(DC)Housing
Office (0)
C-2
20
4,000
Multi -Family
Housing
FINAL DRAFT 111-18 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
7-
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Residential Allocation System
The City's General Plan establishes a growth management program implemented by the City
through Ordinance 1521, which regulates residential growth to two percent per year through 2007
and designates residential land sufficient to meet the City's needs. Given that Lodi will continue to
grow after 2007, the General Plan also establishes "reserve" land; land designated for development
of specific land use types, which is recognized for development in the future. The reserve
designations include Planned Residential Reserve (PRR), discussed above, and industrial Reserve
(IR).
To ensure a two percent growth rate per year, Lodi established a residential permit allocation
system. The residential allocation system establishes the number of units that can be permitted on a
yearly basis within the established two percent limit of Ordinance 1521. The system is applied to all
residential projects of five dwellings or more, except senior housing developments. Housing units
constructed on individual lots that existed prior to the adoption of Ordinance 1521 or in new
subdivisions or multifamily projects of one to four housing units are exempt from the annual
allocation limit. The City establishes separate allocation limits for single-family and multifamily units.
Unused allocations may roll over into subsequent years without limit.
a= aFAK r ` � ..:Q k
Proposed developments receiving the highest number of points under an annual permit application
process receive allocations. The City awards points based on issues such as agricultural land
conflicts, onsite agricultural land mitigation, relationship to public services, promotion of open
space, traffic, and circulation levels of service, required traffic improvements, housing, and site plan
and project design. Projects are ranked by point -score and eliminated as necessary in order to
equal the number of permits allowed for a given year. No single-family development is allowed to
FINAL DRAFT 11I-19 111. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2403-2004
receive more than one third of the permits available in any single year unless the number of
applications is less than the total permits available for the year.
Although the City's residential permit allocation process establishes an annual upper limit on the
annual allocations, the City's rate of housing construction over the past decade has been less than
permitted under the allocation system. Unused allocations are allowed to roll over into subsequent
years. The nwif3 allavvs for an increasing ntQber of allocations each.
two percent annual limit in housing unit allocations, the City projects that, between June 2003 and
June 2009, applicants can request approximately 2,750 additional housing unit allocations.
Combined with existing unused allocations, this allows for a total of 5,715 dwelling units. The City
could allocate 2,128 of this allocation to high density housing units. The City's residential permit
allocation process is not anticipated to create an impediment to accommodating the City's share of
regional housing needs, 4,014 housing units, under the SJCOG housing allocation plan, including
1,654.housing units affordable to very low- and low-income housing.
The allocation process adds time and cost up front to the development process because allocations
are awarded once per year, and a substantial investment is required on the applicant's part to
provide the level of site plan and application detail required by the City to receive an allocation.
The time and cost are recouped for successful applicants who receive allocations because their
proposed site plans and other details of the development proposal are reviewed and appfoved by
the City during the allocation process. Once a development proposal is approved, an applicant
may proceed with a Tentative Subdivision Map (TSM). Approval of the TSM is the final major
regulatory process for the applicant. following approval of the TSM and allocation of housing units,
the applicant generally need only apply for ministerial approvals (final subdivision map, building
permits, etc.). Applicants can apply for multi-year allocations (up to three years), which would
further reduce the long-term cost of receiving development approvals under the allocation process.
However, use of housing allocations must be done in accordance with the schedule approved and
construction occur in the year for which the allocation applies.
The net time and cost effect of the City's permit allocation system is probably neutral for successful
applicants. It does not appear that the total time and cost required to obtain planning and building
permits, from initial application to construction, is significantly greater in Lodi than in other
communities as long as the developer is aware of the City's allocation process and plans
accordingly.
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FINAL DRAFT III -20 Ill. RESOURCES AND CONSTRAINTS
SEPTEMW 2004 LODI HOUSING $EMENT 2003-2009 ,
Residential Zoning Standards
The existing Zoning Code regulates the type, location, density, and scale of residential
development. Zoning regulations exist to protect and promote the health, safety, and general
welfare of residents. In addition, the Zoning Code serves to preserve the character and integrity of
existing neighborhoods. As seen in Table III -7, Lodi's Zoning Ordinance includes design standards
and guidelines for the following residential zoning districts:
• Residence District - One Family - R-1
• Residence District - One Family - R-2
• Low -Density Multifamily Residential District - R -LD
• Garden Apartment Residence District - R -GA
• Medium -Density Multifamily Residence District - R -MD
• High -Density Multifamily Residence District - R -HD
Residential land uses are also allowed within the following zoning districts:
• Residential•Commercial-Professional Office District - R -C -P
• Planned Development District - P -D
Neighborhood Commercial District - C-1
• General Commercial District - C-2
• Reau'rre tent for Use Permit anpproval to build sin leg family dwellir in the >i tedium and High c9eR�sity
zoning deli tions• and
FINAL DRAFT 111-21 111. RESOURCES AND CONSTRANTS
SEPTEMBER 2004 LOU HOUSINGfLEMENT 2003.2009
KIr.: A.l1_ 'Deh. ::A -:iires.-+r +- .4....11AA_-L.�...... L
Residential Density
The City permits residential densities of varying ranges. In the R-1 zone, the City allows a density of
seven dwelling units per acre. Allowable densities within the remaining residential and commercial
zones are 20 dwelling units per acre in the R-2 and R -MD zones to 30 dwelling units per acre in the
remaining residential zones. Commercial and mixed-use zones that permit residences also allow 30
dwelling units per acre.
Yards and Setbacks
Yard and setback requirements are consistent with permitted densities in residential zones: 20 feet
in front, ten feet in back, and five feet on each side. There is no side yard setback requirement in
multifamily zones, except on corner lots (which are required to have a side yard setback of 10 feet).
Yard and setback requirements within the other zoning districts are typical in comparison with most
jurisdictions.
Building Coverage
The City's building coverage standards are reasonably related to the density provisions in each
residential zone. In multifamily zones, permitted building coverage ranges from 40/50 percent in
the R -LD zone (low density multifamily) to 60 percent in the R -HD zone. Building coverage pertains
to primary (main) building only, not accessory structures such as enclosed parking, unless the
structures are part of the primary building. Therefore, building coverage requirements do not
impose a constraint to achieving maximum residential densities.
Lot Size and Lot Area per Dwelling Unit
In zones designated for single-family homes, minimum lot size is 6,500 square feet in the R-1 zone
and 5,000 square feet in the R-2 zone. Where lower density multi -family development is allowed,
minimum lot size is 6,000 square feet. Zones allowing high density multi -family development have
a minimum lot size of 4,000 square feet. Lodi does not regulate lot area per dwelling unit in
multifamily zones.
Building Height
Permitted building heights range from 35 feet in single-family and low- and medium -density
multifamily zones to 60 feet (four stories) in the high-density multifamily zone. Residential uses are
allowed in the C-2 zone, which has a maximum building height of 75 feet (six stories) in the City's
central business area. Lodi's Zoning Ordinance includes a provision for exceptions to standard
height limitations for non -habitable architectural elements and structures. Permitted heights are
sufficient to achieve the residential densities allowed in each zone.
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FINAL DRAFT III -22 111. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009 ,
Table 111-7: Residential Development Standards
Zoning Standards
Zonin
Districts
R-1
R-2
RAD
R -GA
R -MD
R -HD
R -C -P
P -D
C-1
C-2
UH
Max Density (du/ac) per
G15
7
7
7
20
20
30
10
1
30
30
1120
Min Lot Size (sq ft
6,500
5,000
5,000
4,000
4,000
4,000
5,000
14,000
4,000
20 ac
Min Ldt Width ft
60
50
50
50
1 40
40
50
40
40
--
Front Yard ft
20
20
20
20
20
20
20
20
None
--
Side Yard (ft)
5
10% lot
width,
min. 5
5
None, 10
on corner
None, 10
on comer
None, 10
on comer
None, 10
on comer
�
5
None
--
Rear Yard ft
10
10
10
10
10
10
10
10
10
Building Coverage (%1
45
45
40-50
50
50
60
50
50
60
--
Max Building Height ft
35
35
35
35
35
60
35
35
35
75
35
Parking (spaces/unit)
2
Covered
2
Covered
2,213
Covered
2,2/3
Covered
2
Uncovered
2
Uncovered
2
1.2
2
2
2
Housing Types Permitted
SingI2 Family
P
P
P
P
P
P
P
P
P
P
P
Two F?mily
X
P
P
P
P
P
P
P
P
P
X
Three/Four Family
X
X
P
P
P
P
P
P
P
P
X
Multiple Fatni! /A is
X
X
X
P
P
P
P
P
P
P
X
ondominiums
X
X
X
P
P
P
P
P
P
P
X
Second Units
U
U
U
U
U
U
P
P
P
P
X
FamilCare Homes
X
U
U
U
P
P
X
X
X
Rest Homes
X
X
X
U
U
X
P
P
X
X
X
Convalescent Homes
X
X
X
U
U
X
P
P
X
X
X
Hotel/Motel
X
X
X
X
X
P
X
P
P
P
X
Lodging/Boarding Houses
X
X
X
X
X
P
X
P
P
P
X
Mobile Homes/Trailer Park
X
X
X
X
U
U
X
X
X
U
X
Source: Chapter 17, Lodi Municipal Code
1, P -D Zone allows for all land uses when shown on planned development and subject to requirements of a use permit.
2. Parking requirements vary by intensity and type of residential use.
3. Maximum height within the designated central business area only; elsewhere, heights in C-2 are determined by adjacent districts.
4. Permitted uses suhject to Planning Department approval.
FINAL DRAFT III -23 III. RESOURCES ANO CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
Occupancy Standards
Lodi does not regulate occupancy of residential units or distinguish between related and unrelated
individuals. However, Chapter 17.03.250 of the City's zoning ordinance defines "family" as, "one
or more persons occupying a premise and living as a single housekeeping unit—includes necessary ,
servants." This definition of family would not result in a constraint upon any type of residential use
as it does not limit the amount of people allowed to live within a dwelling unit.
Family Care Homes, Rest Homes, Convalescent Homes ,
Under state law, the City of Lodi is required to consider licensed residential care facilities, which
provide housing and care for persons with disabilities, chronic illnesses, and other conditions that
require supervised group living, as a residential use. Facilities that serve six or fewer persons must
be permitted by right in residential districts. The City only has one licensed facility that is an adult
day care with room to serve 30 clients.
The Lodi Zoning Ordinance does not specify residential care facilities, as a general category of land
use, a permitted use in residential zones. The City does specify certain types of facilities, such as
family care homes that provide day care for children, 24-hour foster care homes, and convalescent
and rest homes as permitted uses. The lack of specificity in the Zoning Ordinance could create an
impediment to the location of community care facilities as the decision to allow such uses .(except ,
those specifically cited above) is made on a case-by-case basis without a clear set of criteria. The
Zoning Ordinance should be amended to clarify that all types of residential care facilities of six of
fewer individuals are permitted by right in residential zones. The Ordinance could also identify the I zoning districts and permit process under which facilities of seven or more persons are permitted.
Convalescent homes are defined as, "a facility providing bed care or convalescent care for one or
more persons, exclusive of relatives who require professional nursing care including close medical
supervision, professional observation or the exercise of professional judgment, but not serving or
admitting persons with mental or communicable diseases." Rest homes and convalescent homes
are permitted within the R -C -P and P -D zones and also within the R -GA and R -MD zoning districts,
,
subject to acquisition of a use permit.
Family care homes are identified as providing care for children in particular numbers in Lodi's
'
Municipal Code. Family care homes for up to six children, ages zero to six, are permitted by right
within the R-1, R-2, R -LD, R -C -P, and P -D zoning districts. This is also an allowable use within the R-
GA, R -MD, and R -HD zoning districts subject to a use permit.
'
Neither the General Plan nor the Zoning Ordinance regulates the location of the various family
care, rest homes, or convalescent home facilities based on proximity to other such facilities The
,
Zon igancecontains no oiccupancy_, distance, proxirnity, orylacem t, or other reduhmenls
that UW eyolicitly constrain the establishment of residential care fa!Jr:incl a fob
special needs grows such as senior citizens and disabled persons _.. for such faciiitaes 6ii6City
follows State. law, which oermits residential care facilities of six or fewer pgons by .r" tin
residential zones. Also, State law 1rohibits the overconcentration of residential care facilities,'which
is defined as facilities se crated b a distance of less than 300 feet. These rovisions of State law
have not been explicitly incorporated within the Zoning Ordinance, and should be incpMgrated.
'
No reauests for facilities larger than six nersons have been submitted to the City.
1
FINAL DRAFT I11-24 W. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI H0US1NG ELEMENT 223-2009 ,
Cumulative Zoning
The Lodi General Plan and Zoning Ordinance are cumulative in that lower density residential uses
are permitted in higher density land use/zoning districts. The relationship between the residential
land use categories in the General Plan and the City's Zoning Ordinance creates a potential
constraint to multifamily developments. The allowance for lower density residential uses on smaller,
infill parcels that can only accommodate a few dwelling units is reasonable.
However, lower density, single family residential is a permitted land use within all zoning districts,
which means that developers with R -HD zoned property are not required to develop it with high-
density residential uses. This constraint could be alleviated by requiring that single family residential
developments within R -MD and R -HD zones obtain a use permit from the City that will only be
issued when the property owner can demonstrate that the development of multiple residential land
uses are not feasible due to physical conditions of the property.
Parking Standards
Parking Ratios
Parking ratios for residential uses in Lodi are determined by dwelling unit type, regardless of
occupancy. For all residential uses including mobile homes, two spaces per unit is the standard
parking requirement. Lodging and retirement homes are required to provide one parking space per
two sleeping rooms. Convalescent homes and rest homes are subject to different standards that
require one parking space per three beds. Hotel and motel uses must have one space per room
and one space for the facility's manager.
The City's parking ratios are reasonable in relation to the likely demand for parking from different
residential uses for housing units with two or more bedrooms. The requirement of two spaces per
unit for multiple family uses may be a constraining factor on development of small, infill lots typical
of most vacant parcels in Lodi. The required parking may be also excessive for efficiency/studio
and one -bedroom units. The City mitigates this constraint by providing an administrative process
for approving minor deviations from zoning standards; including parking requirements (see the
section below on Development Review Process).
Parking Improvement Standards
Lodi requires parking to be covered for various residential uses. Single family homes and duplexes
are required to have two covered spaces per unit. Three/Four family homes and multiple family
housing are required to have two spaces per unit, two-thirds of which must be covered. However,
parking within the R -MD and R -HD districts and mobilehome parks are not required to be covered.
The allowance for partly uncovered parking in low-density multifamily zones and uncovered parking
in medium- and high-density multifamily zones permits sufficient flexibility to keep housing
construction costs to a reasonable level.
FINAL DRAFT III -25 III, RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
1
�1
Location of Parking
Parking must be provided within the same lot as the residential unit, outside of the required setback
areas. However, the two parking spaces required for residential uses can be provided within the
front yard or street side yard, within a permanent driveway or parking pad, created by a minimum ,
of two inch thick concrete, asphalt, or other suitable material and covering no more than 45 percent
of the yard area. The allowance for a portion of the parking to locate within a required yard area
provides sufficient options to meet parking requirements while providing sufficient lot area to I achieve permitted residential densities.
Parking Reductions I
Lodi's Zoning Ordinance does not provide specific exceptions for reduced parking or allow
reduced parking for housing in commercial areas. A parking reduction would either require a
variance from parking requirements due to unique property characteristics, or be approved as an
incentive under the City's density bonus provisions for affordable housing. To mitigate the potential
constraint of required parking for smaller housing units with one or fewer bedrooms and special
needs affordable housing, the City could revise required parking ratios to tie the number of spaces ,
to the number of bedrooms.
Allowances for Housing Alternatives I
Secondary Units
The City defines a secondary unit as, "an additional living unit on a lot within a single-family zone. A
second unit is a self-contained unit with separate kitchen, living and sleeping facilities. A second
unit can be created by (A) altering a single-family dwelling to establish a separate unit or (B) adding '
a separate unit onto an existing dwelling." Second units are allowed, subject to the requirements of
a use permit, within the R-1, R-2, and R -LD zoning districts. These units are automatically permitted
in the R -GA, R -MD, and R -HD zoning districts. The requirement for a use permit in some residential I zones does not meet current state requirements and will need to be revised.
The City requires that the second unit be architecturally compatible with the existing single family '
dwelling. It must have a separate exterior entrance and be no larger than four thousand square feet
in floor area. The unit must also have one off-street parking space above the parking required for
the existing residence. The definition of second units in the zoning code states that the unit must '
be attached to the existing single family house. Despite this definition, the City allows second units
detached from the primary residence as a matter of practice. As part of this Update, the City will
revise the zoning ordinance definition to reflect its current practice of allowing detached second
units, consistent with State law requirements. '
Mobile Horne and Travel Trailer Parks
Mobile homes and travel trailers offer an affordable housing option to many low- and moderate -
income households. However, Lodi's Zoning Ordinance limits the occupation of mobile homes
and/or travel trailers to designated mobile home parks within the R -MD, R -HD, and C-2 zoning '
districts, subject to compliance with the requirements of a conditional use permit. The limitation of
the location of mobile home parks does not comply with state law, which requires that the City
FINAL DRAFT I11-26 111. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
allow mobile home parks in all residential zones. In addition, it is not clear in the Zoning Ordinance
that the City allows mobilehomes on permanent foundations in single-family zoning districts under
the same standards as site -built housing, as required by state law. The Zoning Ordinance will be
revised to reflect the current practice of allowing mobilehomes in single-family zones.
Mobile home parks are required to be at least five acres in area and have clearly designated lots no
smaller than 2,500 square feet for each mobile home and 1,000 square feet for each travel trailer.
Allowable densities are ten mobile homes per gross. acre and 15 travel trailers per gross acre
(including internal streets and common areas). In addition, only ten percent of the lots can be for
travel trailers. The park is required to have landscaping in all common areas. The minimum parcel
size of five acres has been established to ensure that mobilehome parks provide common areas and
facilities for park residents, which would not be feasible in a small mobile home park.
Both mobile home lots and travel trailer lots are required to have front and rear setbacks of five feet
and side setbacks of 3 feet. The Zoning Ordinance also requires that each lot has a hard -surfaced
patio of not less than 200 square feet. Two parking spaces per lot are also required. The City
requires that site plans and specifications for mobile home parks be approved by the California
Department of Housing and Community Development, Division of Building and Housing Standards.
With the exception of limits on the location of mobilehomes and mobile home parks, the City's
development standards should not impose unreasonable constraints that would make this
alternative housing type infeasible to develop. There are eight existing mobile home parks in Lodi.
However, the City has not received applications for mobile home parks in over ten years, primarily
due to the lack of large sites in permitted zones and land market costs for land.
Other Housing Types
Lodi's Zoning Ordinance does not include definitions for farmworker housing, transitional housing,
or emergency shelters or list them as permitted uses within any residential zoning district, which
could pose a constraint to the provision of these housing and shelter alternatives. The City could
alleviate this potential constraint by defining these housing types and including them within the lists
of permitted uses in appropriate zones and establishing appropriate permit procedures. However,
the lack of specific definitions in the Zoning Ordinance for these types of special needs housing has
not prevented housing providers from locating homeless shelters, supportive services, group homes,
and farmworker housing in Lodi, as described in Section II -D, Special Needs Housing of this
document.
Renting of Rooms
The City permits the renting of rooms within any residential zoning district as an accessory use. The
renting of rooms and the provision of board is permissible but limited to five sleeping rooms, as
defined in the Zoning Ordinance. Boarding houses, which are used primarily for the provision of
room and board for up to five individuals, are allowed by right in the R -HD, P -D, C-1, and C-2
zoning districts. The Zoning Ordinance also defines "guesthouse," which is similar to a secondary
unit without kitchen facilities, as a permissible use within residential zoning districts. However,
rental of these units is expressly prohibited.
FINAL DRAFT 111-27 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
I Allowances for Persons with Disabilities
Lodi's Zoning Code permits certain detached and attached accessory uses and various projections
into yards and setbacks. While the Code does not specifically indicate that facilities for access by
persons with disabilities are permitted, accessory uses such as ramps or lifts for handicapped
accessibility are similar to the permitted uses that are specified. Given the Community
Development Director's and Building Official's discretion to interpret zoning and building code
standards, accessory structures that afford access to persons with disabilities are generally allowed.
Such requests are approved administratively unless the nature of the request triggers a major design
review, which is unlikely. The City encgULgg pre_application contact r wf "mf tlf
Lodi's parking standards require that parking lots comply with State access regulations, which
require handicapped spaces.
As described above, the Zoning Code includes provisions for special needs housing. Housing types
recognized by the code that by nature, are accessible by persons with disabilities include
convalescent homes and rest homes, some of which also have age restrictions. The only other
housing resource accessible to this special needs group would be conventional housing units that
may not contain accessibility features to meet the specific needs of persons with disabilities.
There are no specific policies, programs, or provisions within the Zoning Ordinance that specifically
obstruct the development of housing or other structures that accommodate persons with
disabilities. However, there are no special provisions either, which may be a constraining factor
upon improvements and developments focused to meet the special needs of persons with
disabilities. Creation and implementation of a program designed to increase the allowances for
persons with disabilities would remove this potential constraint.
.;,- OfP �.birkjng,x " uirernents.
• AV rb'd 'gym nts.
• : L ri r " ents.
reviewin, an decision -m
will not be materially detrimental to other properties in the area, that exceptional or extraordinary
1
u
1
ll
FINAL DRAFT III -28 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2,004 {ODI HOUSING ELEMENT 2003-2009 '
Flexibility in Development Standards
The Zoning Ordinance contains a Planned Development (P -D) District, generally allowable on ten
acres or more. Planned developments are allowable on parcels of two to ten acres if the proposed
development consists entirely of residential uses, does not exceed a density of 12.5 dwelling units
per acre, and is located on a site that has unique characteristics which make it difficult to develop.
Any land use is permitted in the P -D district subject to the approval of a use permit. Densities,
setback and yard requirements, and height requirements are established within each planned
development area and approved by the City Council. This zoning district provides developers with
an opportunity to create projects that vary from the strict application of the Zoning Ordinance and
better meet the development needs of the City.
Nonconforming Uses
Lodi's Zoning Ordinance includes allowances for repairs or alterations to nonconforming buildings.
However, the City prohibits structural alterations unless they are mandated by other laws or
ordinances. The City also prohibits nonconforming uses from being enlarged in any manner.
Nonconforming buildings are prohibited from being moved within a lot, to another lot, or to
another zoning district unless the building is altered to conform to the zoning regulations. The City
allows repair of nonconforming uses damaged by natural disasters, however, repairs are not allowed
to exceed 50 percent of the nonconforming uses reasonable value.
Exceptions and Variances
The City's Planning Commission is afforded the opportunity to vary or modify development
requirements, such as front yard setbacks, at any time as long as the variations are uniformly applied
along a given development block. The discretion given to the Planning Commission increases
opportunities to develop small infill parcels that may not comply with front yard requirements.
The City approves exceptions, known as variances, to its zoning standards because the strict
application of such standards would render many infill and re -use projects infeasible. For example,
the City recently approved a variance for reconstruction of a housing unit for the San Joaquin
Housing Authority that encroaches within an existing right-of-way.
Other Zoning Issues
FINAL DRAFT III -29 NI- RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI ROUSING ELEMENT 2003-2009
1
The City allows several non-residential land uses, subject to approval of a use permit, within all of '
the residential zoning districts. Such land uses include churches, schools, parks, golf courses, which
are typically allowed within residential zones. Lodi also allows land uses such as parking lots, hotels,
and motels in the R -HD zoning district, which typically are not allowed in residential zoning districts. '
By allowing hotels and motels in a multiple family zone, the City may constrain its to meet its low -
and moderate -income housing needs by allowing a limited supply of residential land to be
developed for non-residential uses. This constraint could be eliminated by reducing the types of '
nonresidential uses allowed within residential zones.
b. On- and Off-site Improvement Standards I
Site improvements are an important component of new development and include roads, water and
sewer, and other infrastructure necessary to serve the new development. Improvement '
requirements are regulated by the City's subdivision ordinance. Within the existing City limits, off-
site
ffsite improvement requirements are typically limited because the infrastructure needed to serve infill
development is already in place. Where off-site improvements are required, they typically relate to
local improvements to existing facilities to accommodate higher density development or to repair or
replace aged infrastructure.
Street Improvements '
Street improvement standards can have a significant impact on housing cast. The cost of providing
streets for new residential developments, in turn, is primarily influenced by the required right-of-way ,
width, pavement width, and pavement improvement standards. Table 111-8 summarizes Lodi's right-
of-way and pavement requirements for the hierarchy of streets. The right-of-way and pavement
requirements allow for slightly narrower streets in residential areas than in many communities.
Minimum pavement widths of 50 feet or more for collector streets and 40 feet of more for
residential streets are common among local jurisdictions. Lodi's Zoning Ordinance includes a
provision for reimbursement to developers for excess widths of street construction, more than 58 I feet for construction of new streets and widening in excess of 34 feet on one side.
Required street improvements include curbs, gutters, and sidewalks of at least 5112 feet in width. ,
The minimum sidewalk improvement standard is consistent with accessibility requirements for
persons with disabilities and is not excessive in light of the need for ensuring the minimum
pedestrian access in residential areas. Planting strips equaling two percent of the five and a half foot '
swath are also required.
u
FINAL DRAFT Ill -30 III. RESOURCES AND CONSTRAINTS
'3EPTEMOER 2004 LODI HOUSING ELEMENT 2003-2009 '
Table III -8: Street Standards
Street Type
Required
Right -of -Way
Required
Pavement Width
Minor Residential
50 feet
30, 34 feet
Standard Residential
55 feet
35, 39 feet
Minor Collector
60 feet
44 feet
Major Collector
68 feet
52 feet
Local
66 feet
52 feet
Secondary Arterial
80 feet
64 feet
Minor Arterial
94 feet
76 feet
Major Arterial ---+I
18 feet
102 feet
Source: City of Lodi, Public Works, 2003
Drainage Requirements
Lodi requires that developers of residential subdivisions prepare master storm drainage plans for the
area associated with the tentative map. Storm drain must conform to the City's master storm
drainage plan. Any facilities within the subdivision that are not part of the City's master plan are the
developer's responsibility. However, the City Council has the ability to grant credits to developers
for storm drain lines and manholes that they constructed. Payment of mitigation for drainage
impacts is included within the City's development impact fee.
Sanitary Sewers
Internal sanitary sewers and appropriate off-site sanitary sewers are required for all proposed
development. Installation is required to comply with the current City policies and standards. In the
event that developments are asked to construct oversized facilities, Lodi has established a
mechanism by which the developer is reimbursed for excess improvements. As part of the
development impact fee paid by development, funding, in part, for construction, operation, and
maintenance of city-wide sanitary sewer facilities is provided.
Water System
Internal water transmission pipelines and appropriate offsite connection facilities are required for all
proposed development. Installation is required to comply with the current City policies and
standards. In the event that developments are asked to construct oversized facilities, Lodi has
established a mechanism by which the developer is reimbursed for excess improvements. The City
also levies a development impact fee that is used, in part, to construct, operate, and maintain city-
wide water system facilities.
c. Development Impact Fees
Since the late 1970s, when property taxes in California were reduced by nearly 2/3 through voter
initiative, property taxes have not been sufficient to fund the expansion of municipal facilities and
services. The significantly lower property taxes that cities receive also means that municipalities
FINAL DRAFT III -33 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 I.ODI HOUSING ELEMENT 2003-2W9
1
cannot readily issue general obligation bonds at low rates of interest, as once was common, to
finance infrastructure expansion. As a result, cities and counties in California have increasingly ,
charged impact fees, imposed special assessments, or created municipal facilities financing districts
to provide necessary infrastructure and services to new residential development. The result is that
purchasers of new homes have traded lower annual property tax payments for higher up front fees ,
or special assessment payments to finance municipal facilities and support necessary functions of
government.
The City of Lodi levies one combined development impact fee for all the various municipal facilities ,
and services under the City's jurisdiction. Although requiring developments to either construct site
improvements and/or pay pro rata shares toward the provision of infrastructure, public services, and
school facilities is common practice, it nonetheless results in increases to the cost of housing
development and in turn, the final sale price or rent of housing. Despite the initial cost that impact
fees impose on new homes, such fees are necessary to protect the public health and safety.
To calculate the fee charged to a residential development, the City has established a formula based ,
on the fee per acre times the number of acres for each type of public facility/service (water, sewer,
police, fire, streets, parks, etc.). The fee charged to residential development depends on its '
"residential acre equivalent," or RAE, factor. The "equivalent" for purposes of calculating the factor
is a single-family home in the Low Density General Plan land use category (factor of 1.00). The
specific factor or ratio of fee, applied to a specific type of residential development is based on the
City's estimate of the amount of facility or service that a particular land use will need in relation to a
single-family home in the Low Density land use category. For example, a housing unit in the High
Density residential category has a RAE factor that ranges from 1.00 for storm drainage to 4.72 for '
police services.
The RAE factors are based on an average density assumption for each residential land use category,
not the specific density of the proposed development. In multifamily zones, the RAE factors can
have the effect of significantly increasing the fee payment of development Projects (on a per-unit
basis) that have lower densities and fewer units than the average assumed by the City. One ,
method of mitigating this potential cost impact would be for the City to use a factor for establishing
fees on multifamily projects based on the actual density of the proposed development, not the
average density assumed by the City.
The City collects the development fee to cover the costs of providing necessary services and
infrastructure related to new development. The structure of the development impact fee has been
identified by City staff as a potential constraint to high-density housing production. As shown in '
Table III -9, the development impact fee for a typical high-density residential development is $5,700
per unit. In contrast, a medium density residential development on the same property would yield
an average development impact fee of $5,415. The fee structure therefore encourages the ,
development of medium -density rather than high-density developments in residential areas. This is a
constraint that will be addressed in the program section of the Housing Element.
The City requires pro rata payments for off-site extensions of water, sewer, and storm drain lines. '
However, the City also offers reimbursement for improvements constructed by a development that
are found to be valued in excess of what the related impact fee would have been for the I development.
1
FINAL DRAFT III -32 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2043-2009 '
School fees are collected for all new residential development by the Lodi Unified School District, in
addition to City fees. The School District charges school impact fees to cover the costs of providing
school facilities and services for new residents. This fee is based on the square footage of each new
home constructed within the boundaries of the district.
Table III -9 identifies the typical development impact fees for single family and multiple family
residential housing.
Table III -9: Planning and Development Fees
Development Impact Fees
Fees
Single Family Home
Development Plan Review
$1,650
Development Impact Fee(per unit
$13,662
School Impact Fee'
$3.35 sf/ $3.62 psf
Multiple Family Residential
Development Plan Review
$1,650
Site Plan and Architectural Review
$$75
Development Impact Fee(per unit
$5,700
School Impact Fee'
$3.35 12sf/ $3.62 psf
' $3.35 if no development agreement exists for development, $3.62 if development
agreement exists for development.
Source: City of Lodi, 2003
d. Development Review Process
Minor deviations from the provisions of Lodi's Zoning Ordinance are approved through the
processing of an administrative deviation. This process requires the submittal of an application and
involves review and approval by Community Development Department staff only and can be
submitted for land located within any zoning district. Administrative deviations are issued only
because of special circumstances such as topography or size constraints that obstruct development
of a site. Lodi's Zoning Ordinance identifies the only modifications for which an administrative
deviation can be issued. These modifications include: off-street parking requirements, setback
requirements, area and width requirements, height requirements, and landscaping requirements.
Modifications are only allowed up to a certain percentage of the standard requirements.
The development review process includes site plan and architectural review for certain
development projects by the Site Plan and Architectural Review Committee. The purpose of this
review is to ensure compliance with the zoning ordinance and promote orderly development of the
city. Projects required to obtain site plan and architectural approval are multi -family residential
building, commercial -professional offices, institutional buildings, non-residential buildings in
residential and other specified&pec4k zoning districts, and any use that requires a use permit.
HNAL DRAFT 111-33 111. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING1ELEMENT 2003-2009
Site Plan and Architectural Review is facilitated by the Site Plan and Architectural Approval
Committee, which was established to assist the Planning Commission in reviewing site plans and '
architectural drawings. Four of the five members are appointed by the Mayor, while the fifth
member is the Vice-Chair of the Planning Commission. The decision issued by the Site Plan and
Architectural Review Committee is appealable to the City Planning Commission. The City's '
Planning Commission is the final regulatory authority that issues decisions on most developments
within the City,
amts arm uJTed to submit the following information to the C' for Committee review:
Project Approval Timeframes
!F
A typical residential subdivision takes approximately four to five months to be approved through the '
required steps of the development plan review process. If the project is subject to compliance with
the California Environmental Quality Act, an additional four to five months may be required to '
obtain all necessary project approvals.
Development of multifamily housing units is subject to review by the Site Plan and Architecture
Approval Committee. It takes approximately eight weeks to complete staff review before the
development can be submitted to the committee. Smaller developments in the City such as one
single family home or two- to four -unit multifamily structures are only required to obtain building
permits, which takes significantly less of time than the site plan and architectural review process. '
A constraint unique to Lodi is that development plans may only be submitted during the month of
May, the deadline for obtaining a housing units allocation under the City's growth management '
process. If the deadline is missed, projects have to wait another year before submitting applications
and the review process can begin again. The City could mitigate this constraint by providing a
L.�
FINAL DRAFT III -34 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009 '
process whereby allocations could be approved at least semi-annually or quarterly during years
when the number of allocations that can be granted are not exhausted in May.
Table III -10: Development Approval Timeframes
Development Permit/Review Process
Time Frame
Administrative Deviation
2-3 weeks
Use Permit
4 weeks
Tentative Tract Mop
4 weeks
Development Plan Review
4-5 months
General Plan Amendment/Rezone
6 weeks
Environmental ReviewERR
5 months
Appeal to Planning Commission
4 weeks
Appeal to City Council
4 weeks
Source: City of Lodi, 2003
Use Permits
Chapter 17.72 of Lodi's Zoning Ordinance includes regulations and standards related to the
granting of use permits. All developments requiring use permits are subject to the same review
process, regardless of use. Residential uses required to obtain use permits in Lodi, depending on
the zoning district (see Table X-1), include second units, family cafe homes, rest homes,
convalescent homes, and mobile home/travel trailer parks.
Use permits are approved by the City's Planning Commission. The Commission must find that the
proposed use will not be detrimental to the health, morals, comfort, or welfare of the citizens of the
immediate, surrounding neighborhood and the City in general. These standards are typical
ANAL DRAFT 14-35 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOU51NG ELEMENT 2003-2009
conditional or discretionary use permit standards used by cities and counties throughout California.
The Zoning Ordinance also allows the Planning Commission to add any additional regulations or
'
requirements deemed necessary to protect the existing community. This ability as well as the lack
of specificity within the zoning ordinance regarding the requirements related to a use permit could
result in a constraint to housing development, by creating the potential for inconsistent decisions.
,
This constraint has been mitigated by the City's practice of limiting conditions to compliance with
zoning standards and off-site impacts. The City does not seek to regulate the users of property or
deny certain classes in individuals the ability to live in Lodi.
Building Codes and Enforcement
The City has adopted the Uniform Building Code (UBC), which establishes standards and requires
inspections at various stages of construction to ensure code compliance. The intent of the codes is
to provide structurally sound, safe, and energy-efficient housing. Lodi's Building Department is
responsible for enforcing both State and City regulations governing maintenance of all buildings and
'
property. The City has not adopted local amendments to the UBC.
To address unique situations that may arise in meeting the needs of persons with disabilities, the ,
Community Development Director and the Building Official are granted considerable discretion in
the application and interpretation of zoning and building codes. Requests for reasonable
accommodations in code interpretation and enforcement by persons with disabilities can be met
through the use of the interpretive discretion delegated to City staff. No reasonable requests have
been or would be denied, so long as the health and safety of the occupants or adjacent residents
are not jeopardized by the granting of an exception for reasonable accommodations.
e. Environmental, Infrastructure, and Public Service Constraints
Environmental factors, including a lack of necessary infrastructure or public services, can constrain
residential development in a community by increasing costs and reducing the amount of land
suitable for housing construction. This section summarizes and analyzes the most pertinent ,
constraints to housing in Lodi. Although older infrastructure and public facilities need regular
maintenance and upgrading, the cost of the necessary improvements are paid through user fees,
development impact fees, and pro rata contributions by developers. As discussed below, the City's ,
water, sewer, and storm drain facilities are adequate to accommodate the existing and the future
development of Lodi.
However, to accommodate the City's regional housing allocation under the San Joaquin Council of ,
Governments Regional Housing Allocation Plan for 2001 to 2009, Lodi will be required to annex
land along the western and southern City limits. For these areas, environmental issues, as well as '
the extension of infrastructure and public services, must be addressed. In 2002, the City adopted
the Westside Facilities Master Plan, a master plan for a western area identified by this Housing
Element for annexation, which identifies a mix of land use and City services necessary to support
the proposed land uses for the area. ,
The following discussion addresses the constraint which environmental and infrastructure issues
may pose on housing development for the City of Lodi. '
f INAL DRAFT I11-36 III. RESOUKES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
Agriculture
Nearly all of the soils in the Lodi area are classified as prime agricultural soils, some requiring
frequent irrigation, by the U.S. Department of Conservation. However, due to urban development
within the City limits, there are currently no parcels of land subject to Williamson Act compliance in
the city. As identified above, Lodi will annex land to the west of the City in order to accommodate
its share of the regional housing allocation. Historically, various parcels within this area have been
subject to Williamson Act compliance, a mechanism by which agricultural land is preserved for a
specified period of time. However, the land proposed to be annexed to the City on the west that
are identified in Lodi's current General Plan do not have active Williamson Act contracts that would
impede the development of these properties by 2009.
Protection of Endangered Species
Lodi is included within the San Joaquin County Multiple -Species Habitat Conservation and Open
Space Plan. As a participant of conservation policies established by this Plan, developments within
Lodi have the option to make payment of mitigation fees to support habitat conservation, except in
cases where natural habitat is not affected by new development. These fees, applicable to lands
within the Sphere of Influence, range from $845 - $1690 per acre, depending on the sensitivity of
the habitat.
Under this plan, new development will pay 60 percent of the cost of protecting or providing
replacement habitat. Development that results in the conversion of vernal pools will be responsible
for 100 percent of the mitigation cost per the Plan's requirements. The Plan also includes options
for developments to dedicate land for preservation and/or purchase mitigation credits in lieu of
paying fees. As a voluntary plan, developers have the option to participate (or not) depending on
site evaluation. Participation may increase or decrease the costs associated with mitigating the
environmental impact, depending upon site specific conditions.
Storm Drainage and Flood Control
Some localized flooding occurs within areas of the City during extensive storm events. The City
would be inundated by the 500 -year storm along the Mokelumne River. The City is protected from
flooding associated with the 100 -year storm by a series of levees. To address localized flooding,
Lodi owns and maintains the City's municipal storm drainage system, which consists of a series of
curbs and gutters, catch basins, underground trunk pipelines, detention basins, and pump stations.
Storm water within the system is eventually conveyed to outfalls in either the Mokelumne River or
the Woodbridge Irrigation District canal.
In general, the City's system has been designed and maintained sufficiently to serve the city's
drainage needs. Issues related to older facilities include undersized pipelines and inadequate curbs
and gutters within the downtown and eastside areas of the City. Development within the current
City limits will not be constrained by storm drain and flood control issues.
The Housing Element identifies areas to the immediate west of the existing City limits to be annexed
so that the City can meet its share of regional housing needs during the 2003-2009 planning period.
Historically, the City has grown in increments, which has ensured the availability of public services
such as storm drain facilities for new development, while avoiding adverse impacts to levels of
FINAL DRAFT I1I-37 111. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 L430 HOUSING ELEMENT 2003.2009
1
service to existing residents. New development is assessed a development impact mitigation fee,
which in part, funds the incremental improvements to the storm drain system. One of the City's '
major goals, identified in the General Plan is to maintain an adequate level of service in the City's
water, sewer collection and disposal, and drainage system to meet the needs of existing and
projected development. '
As part of the growth management program, which regulates the amount of residential growth that
can occur within a given year and has supported Lodi's desire to grow incrementally, the City '
requires that projects identify on- and off-site infrastructure improvements necessary to serve the
project. Internal infrastructure is generally provided as part of the initial construction of a project.
The areas that will be annexed as recommended by this Housing Element will be subject to comply '
with the city's regulations and policies related to storm drain facilities, which will alleviate any
potential constraint the availability of storm drain facilities would have on housing construction.
Based on the City's incremental approach to annexation and the extension of the public facilities
'
and services through the payment of development fees, Lodi does not anticipate that residential
development will be impeded in the areas to be annexed due to drainage or flood control issues.
,
Water Service
The City of Lodi operates the potable water distribution system that serves all areas within the City '
limits. The City's water supply comes from groundwater via 25 municipal wells. The Water Master
Plan indicates that the water supply is sufficient to meet future demand, maintaining a service
standard of approximately one well per 2,000 people. The system is continually undergoing t
upgrades; although the placement of future wells may be limited by contamination in some areas
east of the Lodi (proposed expansion to meet future housing needs is to the west and will not be
affected by contamination). Anticipated water demand in 2009, approximately 49 million gallons I per day, will be met by Lodi's existing system of municipal wells and transmission pipelines.
As discussed above, the City's desire to grow incrementally is addressed through the '
implementation of a growth management program and the levying of a development impact
mitigation fee. Development that occurs within annexed areas will provide internal water
transmission facilities and pay fees as appropriate for necessary off-site infrastructure. Water service '
will not be a constraint to the City's ability to meet future housing needs, therefore.
Sewer Service I
The City of Lodi owns and operates the municipal wastewater system, which collects all domestic
and limited industrial wastewater flows within the City limits. The City also owns and operates a '
wastewater treatment plant located six miles south of the city. The wastewater system is currently
sufficient to support future growth through 2009 but may require expansion after that year. The
plant's current capacity is 8.5 million gallons per day and is currently operating at 6.67 million ,
gallons per day.
Developments are required by the City to construct sewer lines that are larger than necessary to
support the proposed development. For construction of oversized sewer facilities, the City offers
reimbursement for trunk sewer extensions above 10 inches in diameter. Sewer service is not
currently a constraint in housing development.
1
FINAL DWT III -38 III. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2004 1
The Housing Element identifies areas to the immediate west of the existing City limits to be annexed
in order for Lodi to provide its share of the regional housing needs during the 2003-2009 planning
period. As discussed above, the City's desire to grow incrementally is addressed through the
implementation of a growth management program and the levying of a development impact
mitigation fee. Development within annexed areas will provide internal sewer collection facilities
and pay fees as appropriate for necessary off-site infrastructure. The expansion of sewer service to
meet the City's future housing needs will not be a constraint, therefore.
FINAL MOT III -39 111. RESOURCES AND CONSTRAINTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
IV. HOUSING STRATEGY
A. Introduction
The provision of housing is a critical concern for cities throughout California. The housing element
is a city's major statement of local housing strategy, providing an integrated set of policies and
programs to improve the condition and availability of housing.
1. Availability of Adequate Sites
Perhaps the most critical housing -related issue in Lodi is land availability: there is simply very little
land within current City limits that is suitable for residential development and even fewer large
parcels that could accommodate affordable housing at higher densities. The City's planning policies
foster compact growth to make efficient use of land within the current City limits. Combined with
the growth management program, the City has focused residential development on remaining
vacant and underutilized infill parcels and properties on the edges of Lodi.
Lodi has attempted to use its growth management process to balance the competing demands of
state land use and environmental policy and community preferences. Through its General Plan
policies, the City emphasizes infill development, a compact community, residential neighborhoods
that are accessible to commercial services, and higher densities in appropriate locations. Lodi has
also used its planning powers and the growth management process to prevent premature
conversion of prime agricultural land, protect natural resources that border the City, and ensure
orderly and efficient extension of public facilities and services, each of which is a state policy
objective that Lodi is required to implement.
Since 1990 the overwhelming majority of homes constructed Lodi have been single-family homes at
seven dwelling units or fewer per acre, consuming more land than would be the case if the City had
experience a wider mix of low, medium, and high density development according to General Plan
land use policies. As a result, the City will need to annex land between 2003 and 2009 to
accommodate its share of San Joaquin County's new construction housing needs under the San
Joaquin County Council of Government's (S)COG) housing allocation plan (see section II -G of the
Housing Element, Future Housing Needs).
The City's growth management program will not create an insurmountable barrier to increasing the
supply of land for residential development because areas identified to meet Lodi's future housing
needs, nearly 600 acres, are designated in the General Plan for annexation to the City and eventual
urban development. Preliminary infrastructure planning for the northern portion (Westside Facilities
Master Plan) has been completed, which will expedite the process of approving development in the
annexation areas. The City can also pre -zone the annexation areas and request that property
owners provide conceptual land use plans as part of the annexation process to further expedite
eventual development of these sites. An example of this process are the
Southwest Gateway and Peterson properties south of the Westside Facilities Master Plan area, in
FINAL DRAFT IV -1 IV. FIpUSING STRATEGY
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
vers arm currently. wc�rkung innth the C prepare a concua1 fan mat wilt
I tl' nstties and'developmerit standW f e .ale W:81 �r a-- t�or�: �f these
For the 2003 - 2009 period, the City can balance competing policy objectives through
comprehensive planning and zoning for areas to the west of the current City limits to prepare these
areas for annexation. Through this process, the City can designate locations for various land uses,
including higher density residential development, at the time of annexation.
2. Management of Growth Through a Housing Allocation System
The Lodi General Plan establishes of a population -based 2.0 percent limit on the annual increase in
the number of housing units to be implemented through a residential development allocation
system. This Housing Element contains policies that give priority in the allocation process to
projects that include housing units affordable to low- and moderate -income households and exempt
,
senior citizen housing projects from the allocation process in implementing the growth
management program.
This Housing Element further recommends that the growth management program exempt from the
annual allocation process housing units affordable to very low- or low-income households. Through
2009, at least, the allocation process is not anticipated to represent a constraint due to the backlog
of unallocated housing units, particularly in the medium and high density residential land categories.
Beyond 2009, however, the City may reach a point at which it will need flexibility to allocate
additional housing units affordable to lower-income households to meet its obligations under state
law.
3. Demand for Housing and Housing Costs
'
Since the early 1980s, Lodi has assumed a role as a bedroom community for larger employment
centers in Stockton, Sacramento, and the East Bay. Commuters have been attracted to the area by
residential amenities that are either not available or are too costly in or near these employment
centers. The result has been a significant increase in the demand for single-family housing in many
Central Valley communities, including Lodi. The combination of this increased demand and the
modest pace of new home construction in Lodi has caused the market value of housing in the City
to increase significantly.
As a result of these changes in the local housing market, Lodi has experienced a growing incidence
of unmet housing needs. Among these are:
• An increase in the number of low-income large families who cannot afford to purchase
homes of sufficient size (three or more bedrooms) to meet their needs.
in incidence to 20
,
• An increase the of overcrowding (more than one person per room)
percent of renter households and six percent of homeowners. The higher percentage of
overcrowded households is primarily a result of the higher number of low-income large
families (as noted above) and secondarily a result of an increase in the number of small
families sharing housing (up by nearly 50 percent since 1990).
FINAL DRAFT N-2 N- HOUSING STRATEGY
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
• An increase in households paying more than 30 percent of their incomes for housing -44
percent of renters and 24 percent of homeowners. The increase in overpayment is largely
the result of a growing gap between housing costs and growth in income, fueled in part by
an influx of family households with low- to moderate -incomes.
• A continued need to conserve and rehabilitate existing housing. As many as 5,500 dwelling
units may need some form of repair or rehabilitation, ranging from deferred maintenance to
substantial rehabilitation or replacement.
• There is a shrinking supply of affordable rental housing for lower-income households in Lodi.
There is only one rental property with 40 units in Lodi that has restricted rents levels
affordable to low-income households. Other rental properties that may have lower rents are
subject to market forces, and many lower-cost rental units are in substandard condition.
• There is also a declining ownership opportunity for low- and moderate -income households,
despite the short-term trend since 2000 of low mortgage interest rates Mobilehomes, or
manufactured housing, provide an affordable ownership option for many households in
Lodi. There are eight mobilehome parks in the City that provide spaces for approximately
500 mobilehomes. Some of these parks may be subject to rising land values and economic
pressures that could jeopardize their continued existence, while others may be too small
and/or lack sufficient amenities to be viable in the long run as mobilehome parks.
As a result of these trends, several population groups have become particularly vulnerable to the
rise in housing costs, overpayment, overcrowding, and the potential for living in substandard
housing. These groups include very low-income and frail seniors, very low-income farmworker
households, persons with disabilities that affect their ability to live independently, and single parents
(particularly single mothers with children).
4. Infill Development and Retention of Affordoble Housing
One of the effects of limited development opportunities on the periphery of Lodi has been an
inward focus on housing development, with increased concentration on infill development and
residential intensification in existing neighborhoods. This inward focus has been most evident in the
Eastside area, where a significant portion of the existing housing stock was replaced with more
intensive and higher density development between the 1960s through 1980s. One result of this
activity has been the loss of affordable single-family homes. The loss of this important residential
asset prompted the City to rezone the Eastside area to prevent further conversion of single family
homes to multifamily units. In doing so, the City hopes to accomplish three fundamental goals: (1)
to retain the single family character of the neighborhood; (2) to maintain a stock of affordable single
family units in Lodi; and (3) to limit the added stress that intensification would place on the City's
infrastructure. in conjunction with this rezoning, the City targeted the Eastside area for major
rehabNitation efforts.
To replace the loss of residential development potential in the Eastside area, particularly affordable
housing development potential, the City will designate areas within the western annexation areas
(including the Westside Facilities Master Plan area) for medium and high density residential
development, as discussed in Chapter III, Resources and Constraints.
FINAL DRAFT N-3 IV. HOUSING STRATEGY
SEPTEMBER 2004 LORI HOUSING ELEMENT 2110 3-2 0 09
7. The City shall promote the expeditious processing and approval of residential projects that conform to
General Plan policies and City regulatory requirements.
8. The City shall seek to reduce the cost impact of its policies, regulations, and permit procedures on the
production of housing, while assuring the attainment of other City objectives.
9. The City shall grant density bonuses of at least 25 percent and/or other incentives in compliance with 1
state law for projects that contain a minimum specified percentage of very low4ncome, low-income, eF
qualifying senior housing units or units designed to facilitate individuals with physical challenged.
10. The City shall seek to intersperse very low- and low-income housing units within new residential
developments and shall ensure that such housing is visually indistinguishable from market -rate units.
11 The City shall continue to allow and encourage the development of a variety of housing and shelter I alternatives, both renter and owner, to meet the diverse needs of the City's population.
12. The City shall promote the development of senior and other special needs housing near, and/or with
convenient public transportation access to, neighborhood centers, governmental services, and
commercial service centers.
FINAL DRAFT IV -4 IV. HOUSING STRATEGY
SEPTEMBER 2004 LODi HOUSING ELEMENT 2003-2009
B.
Goals and Policies
Goal A: To provide a range of housing types and densities for all economic
c
segments of the community while emphasizing high quality
development, homeownership opportunities, and the efficient use of
land.
Policies
1.
The City shall promote the development of a broad mix of housing types through the following
mix of residential land uses: 65 percent low density, 10 percent medium density, and 25
percent high density.
2.
The City shall regulate the number of housing units approved each year to maintain a population -based
annual residential growth rate of 2.0 percent, consistent with the recommendations of the Mayor's Task
Force and the growth management ordinance.
'
3.
The City shall continue to exempt senior citizen housing projects from the growth management
ordinance.
4.
The City shall exempt very low- and/or low-income housing units from the growth management
,
ordinance.
5.
The City shall maintain and regularly update its land use database to monitor vacant residential land
,
supply.
6.
The City shall pursue available and appropriate state and federal funding programs and collaborate with
nonprofit organizations to develop affordable housing.
7. The City shall promote the expeditious processing and approval of residential projects that conform to
General Plan policies and City regulatory requirements.
8. The City shall seek to reduce the cost impact of its policies, regulations, and permit procedures on the
production of housing, while assuring the attainment of other City objectives.
9. The City shall grant density bonuses of at least 25 percent and/or other incentives in compliance with 1
state law for projects that contain a minimum specified percentage of very low4ncome, low-income, eF
qualifying senior housing units or units designed to facilitate individuals with physical challenged.
10. The City shall seek to intersperse very low- and low-income housing units within new residential
developments and shall ensure that such housing is visually indistinguishable from market -rate units.
11 The City shall continue to allow and encourage the development of a variety of housing and shelter I alternatives, both renter and owner, to meet the diverse needs of the City's population.
12. The City shall promote the development of senior and other special needs housing near, and/or with
convenient public transportation access to, neighborhood centers, governmental services, and
commercial service centers.
FINAL DRAFT IV -4 IV. HOUSING STRATEGY
SEPTEMBER 2004 LODi HOUSING ELEMENT 2003-2009
13. The City shall encourage infill residential development and higher residential densities within the
existing City limits near transit stops, and compact development patterns in annexation areas to
reduce public facility and service costs, avoid the premature conversion of natural resource and
agricultural lands, and reduce the number of trips from private vehicles.
Goal B: To encourage the maintenance, improvement, and rehabilitation of the
City's existing housing stock and residential neighborhoods, particularly
in the Eastside area.
Policies
1. The City shall encourage private reinvestment in older residential neighborhoods and private
rehabilitation of housing.
2. The City shall prohibit the conversion of existing single-family units to multifamily units on
residentially zoned properties less than 6,000.
3. The City shall use available and appropriate state and federal funding programs and collaborate
with nonprofit organizations to rehabilitate housing and improve older neighborhoods.
4. Housing rehabilitation efforts shall continue to be given high priority in the use of Community
Development Block Grant (CDBQ funds, especially in the Eastside area.
5. The City shall support the revitalization of older neighborhoods by keeping streets and other municipal
systems in good repair.
6. The City shall allow reconstruction of existing housing in the Eastside area and in commercially
or industrially designated areas in the event such housing is destroyed or damaged.
7. The City shall implement historic preservation guidelines to preserve historically significant
residential structures and insure that infill projects fit within the context of the neighborhood.
(See the Urban Design and Cultural Resources Element for implementation of this policy.)
8. The City shall continue to enforce residential property maintenance standards.
Goal C: To ensure the provision of adequate public facilities and services to
support existing and future residential development.
Policies
1. The City shall support the use of CDBG funds for the upgrading of streets, sidewalks, and other
public improvements.
2. The City shall ensure that new residential development pays its fair share in financing public
facilities and services and will pursue financial assistance techniques to reduce the cost impact
on the production of affordable housing.
FINAL MFT W-5 W. HOUSINGSTRATr3GY
SEPTEMBER 200a LODI HOUSING R M NT 2003-2009
u
L,
3. The City shall ensure that all necessary public facilities and services shall be available prior to
occupancy of residential units. 1
5, The City shall require that park and recreational acquisitions and improvements keep pace with residential
development. I
Goal D: To promote equal opportunity to secure safe, sanitary, and affordable
housing for all members of the community regardless of race, sex, or
other arbitrary factors.
Policies
1. The City shall seek to address the special housing needs of persons with disabilities, lower-
income large families, seniors, single -parent households, farmworkers, and persons in need of
temporary shelter.
2. The City shall make available to the public information on nonprofit, county, state, and federal
t
agencies that provide education, mediation, and enforcement services related to equal housing
opportunity.
3. The City shall establish regulations that govern the conversion of apartments and mobile home
parks to condominiums to reduce the displacement of lower-income households.
4. The City shall work with surrounding jurisdictions to address the needs of the homeless on a
regional basis.
5. The City shall cooperate with community-based organizations that provide services or
information regarding the availability of assistance to the homeless.
b. The City shall continue to promote fair housing programs and services to residents and property
'
owners in Lodi.
Goal E: To encourage residential energy efficiency and reduce residential
energy use.
Policies
1. The City shall require the use of energy conservation features in the design and construction of
'
all new residential structures and shall promote the use of energy conservation and
weatherization features in existing homes.
2. The City shall require solar access in the design of all residential projects.
3. The City shall pursue residential land use and site planning policies, and promote planning and
design techniques that encourage reductions in residential energy consumption.
FINAL DRAFT IV -5 IV. HOUSING STRATEGY
SEPTEMBER 2004 LORI HOUSING ELEMENT 2003-2009
'
C. Implementation Programs
The following programs describe actions that the City intends to implement during the time frame
of this Housing Element (2001 through 2009). For some of these programs, the description
includes a target (quantified objective) for the number of units to be produced or households to be
assisted during the Housing Element time frame. The households to be assisted are listed by
income category as defined by annual income guidelines for San Joaquin County of the California
Department of Housing and Community Development. For 2003, the median income for a family
of four under the state guidelines is $50,600. The income categories and their corresponding 2003
income ranges are shown in Table IV -1. Unless otherwise noted, the use of the phrase "very low-
income" includes extremely low-income households.
Table IV -1: Target Income Categories
Income Category
Percentage of County
Fami Median Income(family
2003 Income Range
of four
Extremely_Low
0 to 30 percent
$0 to $15,200
Very Low
31 to 50 percent
$15,201 to $25,300
Low
51 to 80 percent
$25,301 to $40,500
Median Income
100 percent
$40,501 to $50 600
Moderate
81 to 120 percent
$50,601 to $60,700
Above Moderate
124 percent and above
$60,701 and above
Goal A: To provide a range of housing types and densities for all economic
segments of the community while emphasizing high quality
development, homeownership opportunities, and the efficient use of
land.
Program 1: Zoning Ordinance Revisions
The City shall revise Title 17 of the Lodi Municipal Code (Zoning Ordinance) to reduce barriers to,
and provide incentives for, the construction and conservation of a variety of housing types.
Revisions to Title 17 will include the following:
a. The addition of a chapter that provides for density bonuses and other incentives for projects
that include ten percent very low-income housing, 20 percent low-income housing, 50 percent
qualifying senior housing, or 20 percent moderate -income hosing in condominium conversion
projects, in compliance with Sections 65915 - 65918 of the California Government Code. The
City shall work with the San Joaquin County Housing Authority in developing procedures and
guidelines for establishing income eligibility for the "reserved" units and for maintaining the
"reserved" units as affordable units for at least 30 years. The City shall seek Housing Authority
administration of the reserved units. The City shall establish a program to publicize the
availability of the density bonus program through the City's website, program information at the
Community Development Department public counter, and pre -development meetings with
9NAL DRAFT IV -7 IV. HOUSING STRATEGY
SEPTEMBER 20134 tODI HOUSING ELEMENT 2003-2009
1
housing providers (such as the housing unit allocation stage). The City shall encourage
prospective housing developers to use the density bonus program at pre -development ,
meetings. In conjunction with density bonuses, the City will offer one or more regulatory
incentives, as needed and appropriate, such as:
• Reduced parking for projects oriented to special needs groups and/or located close to
public transportation and commercial services;
• Expedited permit processing; or
• Deferral of fees for an appropriate time period to allow for the project to begin generating
income.
b. Conformance with California Government Code sections 65852.3 and 65852.7, which require
that manufactured homes in single-family zones on permanent foundations be permitted under
the same standards as site -built homes (with limited exceptions) and that mobilehome parks be
permitted in any residential zone (although the City may require a use permit). ,
c. Addition of standards for emergency shelters and transitional housing to clearly identify
appropriate zoning districts and locations for such facilities and to make these sites readily
accessible. Until the adoption of such revisions to the Zoning Ordinance, the City will continue
to allow by right the development of such facilities in areas zoned C-4orC
evuivalent_uMer the raerv.Deyelogment Code.
d. Addition of a definition of farmworker housing that does not conflict with state law definitions '
for employees housing (beginning with California Health and Safety Code Section 17000) and
specification of the zoning districts and standards under which such housing will be permitted.
. C',.azli:l psntsat rid�t t arld ;trier :ii.vr�ra F . z r
silts i� .a similar fashiom to Rfoup bomes with m " t'40` the r
rovalai'm+orker housing wr11 #e perrrtted Lay right in arty zone ilMibcfia e rs°
e. Clarification of standards for permitting residential care facilities (such as group homes). The
City will specify that all such facilities with six or fewer residents are permitted in residential
zoning districts. The City will also designated zoning districts in which facilities of seven or '
more persons will be permitted through a use permit and standards for such facilities.
f. Revision of off-street parking requirements (Chapter 17.60) to allow for less than two spaces per
multifamily dwelling unit with fewer than two bedrooms when justified due to the characteristics L
of the occupants (such as seniors, persons with disabilities, or low-income single working adults)
and/or the project location (such as along a public transit route or in the downtown area).
g. Revision of standards for second dwelling units to allow the conversion of accessory buildings
to second units subject to compliance with all other zoning and parking standards, an
FINAL DRAFT IV -8 IV. HOUSING STRATEGY
SEPTEMBER 2004 LODI HOU51NG ELEMENT 2003-2009 '
appropriate minimum lot size for detached second units, and architectural compatibility with the
main dwelling unit. The City will permit second dwelling units through an administrative permit
process in compliance with state law (California Government Code section 65852.2).
h. Elimination of single-family homes as permitted uses in the R -GA, R -MD, R -HD, and R -C -P zones,
except on parcels constrained by lot size, environmental, or other factors that would make the
construction of multifamily housing infeasible.
i. Reduction in the number of non-residential uses permitted in multifamily residential zones to
public and quasi -public uses and supportive services for multifamily residents.
Responsibility: Community Development Department, Planning Commission, City Council
Timeframe: Complete zoning code amendments as part of a new unified A0400ment
code by March 2005.
Funding: General Fund
Objective: Reduce regulatory barriers to the provision of housing
FINAL VRAfT IV -9 IV. HOUSING STRATEGY
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2069
L�
The City will continue to implement design standards applicable to all new residential projects with
the objective of improving the personal security of residents and discouraging criminal activity.
Design standards will address issues such as the placement of landscaping, accessory buildings, and
accessory structures in a manner that does not impede the City's ability to conduct neighborhood
police patrols and observe potential criminal activity; lighting and other security measures for
residents, and the use of materials that facilitate the removal of graffiti and/or increase resistance to
vandalism.
Responsibility: Community Development Department ,
Timeframe: Current and ongoing, 2003 - 2009
Funding: Permit fees
Objective: Reduce the susceptibility of residential properties and neighborhoods to
criminal activity and increase residents' perception of personal safety
Program 4: Land Inventory
The City shall prepare and maintain a current inventory of vacant, residentially zoned parcels and a
list of approved residential projects, and shall make this information available to the public and
developers, including information on underutilized sites within the downtown area with residential
or mixed-use development potential. The City shall update the inventory and list at least annually.
The City will promote the land inventory and the availability of each update through the City's web
site, a notice at the Community Development Permit Counter, and a press release subsequent to
each update.
To encourage the maximum efficient use of land within the current City limits, Lodi will also conduct
a study of residential development potential on underutilized industrial and commercial sites along
Cherokee Lane, South Sacramento Street, South Stockton Street, and West Kettleman Lane.
Properties along these corridors may be suitable for future residential development if sufficient land
can be consolidated to make such development feasible. These areas are characterized by obsolete
patterns of land development, older structures in substandard condition, odd -sized lots, and
I
NNALORAFT N-10 IV. HOUSING STRATEGY
SEPTEMBER 2004 LOD! HOUSING ELEMENT 2x03-2004 1
marginally viable commercial and industrial uses that would make properties ripe for redevelopment
in the next five to ten years. If Lodi determines that residential development is feasible along these
streets, the City will initiate a planning process with property owners (which may be a special area
plan or a specific plan meeting state law requirements) to define specific properties suitable for
residential or mixed-use development, appropriate development standards, and improvements
needed to support residential development.
Responsibility: Community Development Department, Planning Commission City Council
Timeframe: C rr ete- study of res�del t d relopjaaent .potential 06ce .,
2fl4 prepare .and adopt'area �)an(�) - Ncenit�er 2 7;
Funding: General Fund, contributions from property owners
Objective: Increase the potential for infill development, thereby reducing the need to
prematurely annex land and convert agricultural land to urban use
Program 5: Pursuit of State and Federal Funds in Support of Housing
Construction
The City shall pursue available and appropriate state and federal funding sources to support efforts
to construct housing meetings the needs of low -and moderate -income households, to assist persons
with rent payments required for existing housing units, to provide supportive services, and to
provide on- and off-site improvements and public facilities, in support of affordable housing projects.
The City will take the following actions in pursuit of state and federal funding:
a. Meet annually with private nonprofit and for-profit affordable housing providers and public
agencies that are interested in constructing affordable housing, providing special needs housing
or shelter, and/or providing supportive services for low-income and special needs residents.
The purpose of the annual meetings will be to discuss priorities for lending City support for
funding requests for affordable housing projects and programs during the subsequent 12 to 24
months. The City will promote these annual meetings through direct notices to private and
public entities that have provided housing or supportive services in Lodi, or that expressed an
interest in doing so, in the past.
b. Provide support to other entities (nonprofit organizations, for-profit affordable housing
providers, and public agencies) that apply directly for state or federal funds. Examples of
support to be provided by the City include: 1) expedited processing of planning permits that
are needed before an applicant can submit a state or federal funding request or receive funds;
2) providing information to complete a funding request (such as demographic, housing, or
economic statistics in support of an application); and 3) letters of support for projects or
programs that the City has approved (including preliminary or conceptual approval).
c. Apply directly for state and federal funding under programs in which the City must be the
applicant. The City will directly apply for funding only when there is no feasible alternative.
Given limitations on City staff expertise and availability, the preferred method of accessing state
and federal funding will be actions 7(a) and 7(b).
In pursuing state and federal funding, and working with other private and public entities to provide
affordable housing, the City will seek to increase the availability of housing and supportive services
fiNALDMFT IV -11 IV. HOUSING STRATEGY
5fFTEMSER 2004 LODI H01I5ING ELEMENT 2003-2009
11
to the most vulnerable population groups and those with the greatest unmet needs, such as very
low-income and frail seniors, persons with disabilities who cannot live independently, farmworkers
and their families, low-income large families, and single -parent households, particularly those with
small children.
Responsibility: Community Development Department
Timeframe: For action 7(a), annual meetings, 2003 - 2009; for action 7(b), quarterly
each year, depending on funding deadlines for specific state and federal
programs, 2003 - 2009; for action 7(c) semi-annual review and assessment
of funding opportunities based on: 1) funding cycles and eligible activities for
various state and federal programs, 2) projects and programs proposed to
the City for state or federal funding, and 3) City staff capacity to prepare
funding requests
Funding: California Multifamily Housing Program
California Housing Finance Agency (HELP Program)
Low -Income Housing Tax Credits (state & federal)
CalHome Program
Federal Home Loan Bank - Affordable Housing Program
Enterprise Foundation
Special Housing Needs and Supportive Services, Federal Department of
Housing and Urban Development Programs - Section 221(d), Section 202
(elderly), Section 811 (persons with disabilities)
Child Care Facilities Finance Program (administered through the State of
California)
Objective: 150 very Low-income housing units
100 low-income housing units
Program 6: Encourage Efficient Use of land for Residential Development i
The City will investigate incentive and regulatory tools to encourage efficient use of land designated
or held in reserve for urban development within the existing Lodi Sphere of influence to reduce the
premature conversion of agricultural land to urban use. If determined to be feasible, the City will
adopt one or more incentives or regulations. Examples of approaches the City will study and
consider are:
A requirement to mitigate the loss of Prime Farmland through the payment of a fee. Fees
collected by the City will be used to foster agricultural production in the Lodi area. This
program may fund marketing, research, land acquisition and other programs necessary to
promote agricultural production. An option that the City may consider to promote the
production of ,affordable housing is to have this program tied to a sliding scale based on ,
dwelling units per acre. If a development is at the Land Use Element mandated 65% Low
Density/10% Medium Density/35% High Density, equivalent to 9.85 dwelling units per
acre, then no fee would be collected, a higher density would be provided with a credit
while a lower density would be subject to the fee.
I
FINAL DRAFT IV -12 N. HOUSING STRATEGY
SEPTEMBER 2004 LODI HOUSING ELEMENT 200$-2009
• The use of transferred development rights (TDRs) that can be applied to designated areas
within the Sphere of Influence. The TDRs might be combined with a density bonus program
for agricultural preservation to increase the number of opportunities to use the TDRs. An
option that the City of Lodi may consider is to designate sending and receiving areas. A
potential sending area for the program could be approximately 0.25 miles south of Harney
Lane to Armstrong Road in the area currently designated as Planned Residential Reserve by
the Land Use Element of the General Plan. The receiving area for this program could then
be designated to areas north of Harney Lane in the Planned Residential portion of the
General Plan.
• The use of transitional land use categories, such as residential estates, to provide a further
buffer between more intense urban land uses and agricultural land uses..
Responsibility: Community Development Department, Planning Commission, City Council,
Tinveframe: Complete study and recommend incentives and regulations by June 2005;
City Council to adopt incentives or regulations by December 2005.
Funding: General Fund
Objective: Preserve agricultural land and reduce the amount of land needed to meet
future urban growth needs
Program 7: Rontal Aosistance
The City shall continue to support the San Joaquin County Housing Authority in its administration of
the Housing Choice Voucher rental assistance program (formerly called Section 8 Program). The
City's support will include distribution of program information at the Community Development
public counter, distribution of program information to rental property owners as part of the City's
code enforcement activities, creation and maintenance of a link to the Housing Authority's website
on the City's web site, and annual meetings with representatives of the Housing Authority to discuss
actions the City can take to encourage greater participation in the Voucher Program by rental
property owners.
Responsibility: Community Development Department
Timeframe: Distribution of Housing Choice Voucher Program information, current and
ongoing, 2003 - 2009; create website link to Housing Authority website by
March 2004, maintain link thereafter, 2003 -- 2009.
Funding: General Fund
Objective: Increase rental property owner awareness of, and participation in, rental.
assistance programs
Program 8: Wighborhood Improvement
The City will continue to designate a staff position, Community Improvement Manager (CIM),
within the Community Development Department to focus on the implementation of housing and
neighborhood improvement programs. Among the duties of the CIM are to:
FINAL DRAFT IV, 13 IV. HOUSING STRATEGY
SEMMM 21104 LODI HOUSING ELEMENT 2003-2009
u
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• Enforce City codes and ordinances pertaining to neighborhood maintenance and supervise
code enforcement staff;
• Develop programs and plans to produce housing, especially affordable housing, by means
of new construction, rehabilitation or acquisition;
Implement neighborhood improvement programs on a city-wide basis and develop
neighborhood improvement strategies;
• Ensure compliance with federal and state laws and regulations and consistency with local
objectives and community requirements;
• Prepare a variety of reports on housing preservation and development, neighborhood
improvement and code enforcement, and other related City activities; and
• Manage programs for housing rehabilitation, first-time buyer and code enforcement.
Responsibility: Community Development Department
Timeframe: Current and ongoing, 2001 - 2009
Funding: CDBG, fees, General Fund
Objective: Improve the City's ability to focus on the implementation of housing and
neighborhood improvement programs
Program 9: Annexation of Land to Accommodate future Housing Needs
The City will work with property owners of approximately 600 acres outside the current City limits,
but within Lodi's Sphere of Influence (SOI), to plan for, and annex the land to the City so that
additional residential development opportunities can be provided to meet Lodi's future housing
'
construction needs. The 600 acres is located between Harney Lane, Lower Sacramento Road, the
Woodbridge Irrigation District canal, and the western SOI boundary. The City has facilitated a
�oeessb pe_ cif v r acres #o these
unrt sere SW a f >r ate ihcorne sotxae o >ortne
#adu r 'asd 26 acres dtihd designated t i at,a derrsi of 2{j"dr+velfing urns,per acre suits ie
abd/ot iii atejne ne ho s♦ g).
The City does not need to annex all 600 acres within the next three to six years to meet housing
construction needs given the backlog of unused housing allocations and available sites within the
current City limits, but will initiate the process with property owners during the 2003 - 2009 period.
Responsibility: Community Development Department, Planning Commission, City Council
Timeframe: Annex initial 300 acres by December 2005; annex remaining land by
December 2009.
Funding: Annexation and permit fees
Objective: Increase the City's residential development capacity to accommodate its
share of the region's future housing construction needs between 2001 and
2009, and subsequent years, under the San Joaquin County Council of '
Governments housing allocation plan
fINAL DRAFT N-14 IV. HOUSING STRATEGY
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009 '
Program Iii: Homebuyer Assistance
The City will continue to implement a first-time homebuyer down payment assistance program. The
City will continue to participate with the Housing Authority in a countywide consortium for the
issuance of mortgage revenue bonds or mortgage credit certificates to assist first-time homebuyers.
The City will promote the program by providing information at the Community Development
Department's public counter and by providing a link to the program on the City's web site. The
City's Community Improvement Manager will contact real estate agents active in Lodi to identify
opportunities for program participation. Because the availability of homes within the program price
limits is extremely limited in Lodi, there will likely be a small number of assisted homebuyers.
Responslity: Community Development Department
Tinm*anw: Current and ongoing, 2003 - 2009; provide website link and information at
the public counter by June 2004; Community Improvement Manager to
meet with local realtors by June 2004.
Funding: CDBG, HOME, CalHOME, CalHFA Down payment Assistance Programs,
Mortgage Credit Certificates or Mortgage Revenue Bonds (through San
Joaquin County or a local government consortium)
OlbWlive: 50 homebuyers
Program 11: Commercial Linkage Fee
The City will undertake a "nexus" study to determine whether a direct connection exists between
non-residential development in Lodi that creates jobs and the need for housing affordable to lower-
income workers who will fill some of those jobs. The study will attempt to estimate:
• Projected employment growth by industry and occupation based on land use policies in the
General Plan, zoning regulations, and development trends;
• The difference between the cost to develop housing in Lodi and the amount that.lower-
income households can afford to pay for housing (the subsidy gap needed to make housing
affordable); and
• The dollar amount per square foot, by industry or land use category, that non-residential
developments would need to pay to close the subsidy gap.
Should the City determine that both: 1) a nexus exists between nonresidential development and
the demand for housing affordable to lower-income households and 2) a significant subsidy gap
exists between the cost to develop housing and the amount that lower-income households can
afford to pay for housing, the City will consider assessing an impact fee ("commercial linkage fee")
on nonresidential development that will be used to provide affordable housing in Lodi.
The City will rely on the following criteria in its decision on whether to charge an impact fee and the
amount of such a fee, if assessed:
The cost impact on nonresidential development and whether a commercial linkage fee
would adversely affect achievement of the City's economic development goals;
Similar impact fees, if any, charged in nearby jurisdictions and whether such a fee in Lodi
would affect the City's competitive position in attracting job -creating land uses; and
FINALORAFT IV -15 IV. HOUSING STRATEGY
SEPTEMKIZ 20134 LODI HOUSING ELEMENT 2003.2004
3. The potential of such a fee, compared to other techniques, to significantly increase the
supply of affordable housing in Lodi.
Responsibility: Community Development Department, City Council
Timeframe: Complete nexus study and determine the feasibility of adopting a
commercial linkage fee by December 2004; if determined to be feasible,
adopt a fee by June 2005
Funding: General Fund to conduct study, linkage fee to fund affordable housing (if
adopted)
Objective: increase local funding options for affordable housing and improve the
balance between the supply of housing affordable to the local workforce
and anticipated job creation
Pr . ram 12: Promot.S the Ci Multifamily'Houshm eveU,p
Otft+t hive: To increase awareness of the City's rnultilanfdiv d6l&l tent stan-da
Goal B: To encourage the maintenance, improvement, and rehabilitation of
existing housing and residential neighborhoods, particularly in the
Eastside area, and the preservation of existing affordable housing.
Program 13: Demolition of Residential Structures
The City shall implement policies and procedures for evaluating applications for demolition of
residential structures. This evaluation shall consider the implications of the demolition with respect
to the retention of affordable housing. If demolitions are deemed to result in a reduction of the
amount of affordable housing in Lodi, the City shall require the proponent of the demolition to
cooperate with the City in providing relocation assistance to displaced residents and in determining
the means for replacing demolished units. The City will provide information regarding its policies
and procedures on the City's website and at the Community Development Department's public
counter.
Ll
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FINALDRAFT IV -16 IV. HOUSING STRATEGY
SEPTEMBER 2004 LOOT HOUSING ELEMENT 2003-2004 ,
The City will determine the most appropriate method of implementing this program through a
review of past demolition permits and conditions.
Responsibility: Community Development Department
Timeframe: Complete review by December 2004; implement new review procedures by
June 2005, ongoing thereafter through 2009, based on proposals to
demolish residential structures
Funding: Permit fees, property owner contribution
Objective: Maintain or replace existing affordable housing
Program 14: Housing Rehabilitation and Code Enforcement
The City will continue to combine code enforcement and housing rehabilitation assistance, targeted to the
Eastside area. The City will promote its program through the Eastside Improvement Committee, a
neighborhood organization that provides direct outreach to area residents and property owners, by
providing information at the Community Development Department's public counter, and through a
link to the program on the City's website. The City's Community Improvement Manager will work
with the Committee to continue marketing the program to Eastside area residents and property
owners.
Responsibility: Community Development Department
Timeframe: Current and ongoing, 2003 - 2009
Funding: CDBG and HOME, CaIHOME
Objective: Improvement of 1,000 housing units (including private investment to correct
code violations) over five years
Program 15: Property Maintenance and Management Standards
The City will continue to implement standards for private property maintenance (Chapter 15.30 of
the Municipal Code) to 1) control or eliminate conditions that are detrimental to health, safety, and
welfare; 2) preserve the quality of life and alleviate certain socioeconomic problems created by
physical deterioration of property; and 3).protect property values and further certain aesthetic
considerations for the general welfare of all residents of the City of Lodi.
Responsibility: Community Development Department
Timeframe: Code enforcement on both complaint and pro -active basis, 2003 - 2009
Funding: Inspection fees, code violation penalties, CDBG funds (for dwelling units
occupied by low-income households)
Objective: Eliminate substandard building and property conditions
Program 16: Housing Condition Survey
FINAL DRAFT M 17 IV. HOUSING STRATEGY
SEPTEMBER 2004 tODI HOUSING ELEMENT 2=-2009
The City will conduct a housing survey to document its efforts at improving housing conditions and
to identify future areas and housing types for targeting its code enforcement, housing rehabilitation
assistance, and neighborhood improvement efforts.
Responsibility: Community Development Department
Timeframe: Complete survey and report to the City Council by June 2005
Funding: CDBG, General Fund
Objective: Document housing conditions and establish priorities for future code
enforcement, housing rehabilitation assistance, and neighborhood
improvement efforts
Program 17: Preservation of Affordable Rental Housing
There is one subsidized rental housing project in Lodi (Creekside South Apartments) that contains
40 housing units affordable to low-income households. These units are at risk of converting to
market rate housing. To preserve Creekside South as affordable rental housing for low-income
households, the City will coordinate a meeting or series of meetings between the Housing
Authority, local nonprofits, and the owner (or owner's representative) to discuss the owner's
intentions to remain or opt out of the federal Housing Choice Voucher (Section 8) Program and
future plans for the property. If the owner intends to convert the apartments to market rate housing
or sell the property, Lodi will seek to facilitate the acquisition of the property by a nonprofit or other
entity to preserve the rental units as affordable housing. The City will not take part directly in
negotiations regarding the property, but will apply for state or federal funding on behalf of an
interested nonprofit entity, if necessary, to protect the affordability of the rental units. Lodi will
request that the property owner provide evidence that it has complied with state and federal
regulations regarding notice to tenants and other procedural matters related to conversion and
contact HUD, if necessary, to verify compliance with notice requirements.
Responsibility: Community Development Department
Timeframe: Meet with property owner and other interested parties by December 2004
Funding: Minimal administrative cost to coordinate meetings; CDBG, HOME CaIHFA,
Multifamily Housing Program, and Section 207 Mortgage Insurance for
Purchase/Refinance (HUD) as potential funding sources for preservation
Objective: To preserve 40 affordable rental housing units
Program 18: Mobilehome Park Preservation
Lodi will meet with mobilehome park owners to discuss their longterm goals for their properties
and the feasibility of preserving these parks. Feasibility will be evaluated based on the condition of
park infrastructure and buildings, the condition of mobile homes located in the park, parcel size,
accessibility to services, and surrounding land uses. Several of the parks are small (with fewer than
50 spaces) and may not be prime candidates for preservation. For those parks that are feasible to
preserve, the City will:
FINAL DRAFT IV -18 IV. HOUSING STRATEGY
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
L'
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1
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Assist property owners in accessing state and federal funds for park improvements by
preparing funding requests, providing information to park owners on state and federal
programs, and/or providing referrals to nonprofit organizations who can assist in preparing
funding requests.
Facilitate a sale to park residents of those mobile home parks the City has targeted for
preservation and whose owners do not desire to maintain the present use. If necessary to
facilitate a sale, the City will seek state and federal funding to assist residents in purchasing,
improving, and managing their parks and/or seek the assistance of a nonprofit organization
with experience in mobile home park sales and conversion to resident ownership and
management.
The City shall also require, as condition of approval of change of use, that mobilehome park owners
who desire to close and/or convert their parks another use provide relocation or other assistance to
mitigate the displacement of park residents, as required by California Government Code Section
65863.7. The City shall also require the park owner to provide evidence of resident notification of
intent to close and/or convert the mobilehome park, as required by state law.
Responsibility: Community Development Department
Timeirame: Meet with property owner and other interested parties by December 2004
Funding: CDBG, HOME California Housing finance Agency HELP program, California
Mobilehome Park Resident Ownership Program
Objective: To preserve approximately 400 mobilehomes and spaces in mobilehome
parks with the highest feasibility for continued operation
Progrton 19: Preservotion of the Eastside Area
The City will continue to target a portion of its annual CDBG allocation for public improvements in
the Eastside area in support of its housing rehabilitation and neighborhood improvement activities.
The City will also maintain the Eastside single-family residential zoning as a regulatory tool to
preserve the character of the neighborhood and encourage private investment in older homes.
Responsibility: Community Development Department, Planning Commission, City Council
Tmeframe: Annual CDBG allocation, maintain zoning, 2003 - 2009
FunAng: CDBG, permit fees, impact fees
Objective: To preserve and improve the Eastside area.
Progran 20: Redevelopment Agency Funding
Should the City Council adopt a redevelopment project area between 2003 and 2009, at least 20
percent of any tax increment funds accruing to the Agency will be used to support low- and
moderate -income housing projects and programs. The City will also adopt an implementation plan
that provides funding for public improvements to the downtown and residential neighborhoods
within the redevelopment project area.
Responsibility: City Council, Community Development Department
FINAL DRAFT Iv -19 IV_ HOUSING STRATEGY
SEMEWER 2004 LORI HOUSING REMENT 2003.2009
1
Timeframe: Unknown at present—depends on the City Council's decision to activate the
Agency and implement the plan
Funding: Redevelopment tax increment
Objective: To preserve and improve the downtown and residential areas within the
proposed redevelopment project area I
Goal C: To ensure the provision of adequate public facilities and services to
support existing and future residential development.
Program 21: Development Impact Fees and Improvement Requirements I
The City will continue to collect a unified development impact fee to pay for off-site public facilities ,
and services needed for residential development and require that residential developers continue to
provide on-site infrastructure to serve their projects. The City shall continue to charge fees that
reflect the actual cost of service provided to housing units anticipated by this Element. Prior to the
issuance of building permit, the City will require evidence that the developer has paid the required i
school impacts fees.
The City will review and adjust its fee formula for multifamily dwelling units in the medium and high
density general plan land use designations so that the fee encourages the development of higher
density affordable housing units while corresponding with the estimated public facility and service
impact for the specific project being proposed. The review and adjustment is anticipated to result
'
in a reduction of fees for some multifamily projects.
Water: The City shall insure the integrity of water delivery service by constructing and operating
wells.
Wastewater: The City shall insure the provision adequate facilities and lands to effectively treat
domestic wastewater while minimizing potential land use conflicts.
Streets: The City shall insure that streets are designed and constructed that meet the intended
development density while minimizing housing costs.
Parks: See Program 22.
Emergency Services: The City shall continue to insure that new housing developments are serviced
in accordance with the goals and policies of the Safety Element.
Responsibility: Community Development Department, Planning Commission, City Council
Timeframe: Submit proposed fee schedule adjustment to Planning Commission by July
2004, City Council to adopt new fee schedule by December 2004
Funding: General Fund
Objective: Reduce impact fees for multifamily projects based on actual project densities
FINAL DRAFT IV -20 N. HOUSING STRATEGY
SEPT WR 2004 LODI HOUSING ELENfNT 2003-2009
Program 22: Growth Management Program
The City will continue to use its growth management program to insure that the pace of
development is consistent with the City's, the Lodi Unified School District's, and other public facility
and service providers' abilities to provide public facilities and services and maintain minimum facility
and service standards for the entire community. The City will contact other public facility and
service providers annually during the housing unit allocation process to insure that these agencies
can serve the increased number of housing units to be allocated.
Responsibility: Community Development Department, Planning Commission, City Council
Timeframe: Annually during housing allocation process, 2003 - 2009
Funding: Application fees, development impact fees
Objective: To provide public facilities and services meeting minimum City standards
Program 23: Use of CDBG Funds
The City will continue to use CDBG funds to upgrade public facilities and services in older
neighborhoods (see Program 17 for implementation).
Program 24: Park and Recreation Facilities
The City will annually review its Park and Recreation impact fee to ensure that these fees, in
combination with other funds that may be available to the City, will allow Lodi to acquire and
improve sufficient parkland and provide recreation facilities according to the minimum standards
contained in the General Plan Parks, Recreation, and Open Space Element.
Responsibility: Community Development Department, Planning Commission, City Council
Timeframe: Annually {prior to the adoption of a City budget, 2003 - 2009
Funding: Development impact fees, state grants for parkland acquisition, private
foundation and individual donations
Objective: To provide park and recreation facilities and services meeting minimum
General Plan standards
Program 25: Transit Facilities and Transit -Oriented Development
To coordinate the availability of public transit as Lodi develops and to support transit -oriented
development on infill sites and properties with reuse potential, the City shall:
a. Insure the continued construction of transit facilities, to be paid from traffic impact fees, state, and
federal funding sources, and "Measure K" sales tax funds to facilitate service provision and lower the
cost of living within the community.
FINAL DRAFT N-21 IV. HOUSING STRATEGY
SMEMBER 2004 LODI HOUSING ELEWNT 2003-2009
I�
I
b. Determine whether areas with infill/reuse potential see Program 4) qualify as infill opportunity zones.
The City shall designate qualified areas that are appropriately located for higher density residential and I mixed-use developments in such zones, near transit facilities.
c. If adopted under action 'b," promote development opportunities in infill zones through a link on the
City's website, an information bulletin to be distributed to property owners within these zones, and
developers and business organizations in Lodi, and one or more meetings with business and
community organizations to explain the benefits and implications of infill zone designation for '
development opportunities.
Responsibility: Community Development Department, Planning Commission, City Council
Timeframe: Action a: annually prior to the adoption of a City budget, 2003 - 2009
Action b: Identify eligible areas by December 2004, designate infill
opportunity zones by June 2005, and identify and adopt zoning
amendments that are needed and appropriate to develop within infill
,
opportunity zones by December 2005
Action c: Create website link and distribute promotional literature by
December 2005; conduct one or more community meetings between
January and June, 2006
Funding:
Development impact fees, state, and federal transportation funds
Objective: To increase housing opportunities near transit facilities and encourage forms
of travel other than private vehicles
Goal D: To promote equal opportunity to secure safe, sanitary, and affordable
housing for all members of the community regardless of race, sex, or
other arbitrary factors.
'
Program 26: Fair Housing Services
�9 n9
The City shall continue to promote equal housing opportunity for all persons in compliance with
'
state and federal laws by continuing to provide funding for the operation of the City's Affirmative
Fair Housing Program. Under the program, the City provides information to the public on state and
federal fair laws, provides referrals to county, state, and federal agencies for investigation of fair
,
housing complaints, and provides financial support to Stoekto zSan Joaquin Community Housinl;
Resource BoardICHRBI-which provides landlord -tenant mediation services.
The City will collaborate with CHRB to promote fair housing information and resources at an annual
community event. Lodi will promote fair housing activities and resources by providing links through
its website to nonprofit, county, state, and federal agencies; providing fair housing information at
the Community Development Department public counter; designating a point of contact within the
Department to handle fair housing inquiries; and distributing fair housing information at public
locations in the City (such as the Lodi Public Library and the Loel Senior Center).
,
Responsibility: Community Development Department
fINALORAFT IV -22 IV- HOUSING STRATEGY
SfPTEMBER 2004 LODI HOUSING ELEMENT 2003.2009
Timeframe: Current and ongoing, 2003 - 2009; annual community event for display of fair
housing information beginning in 2005
Funding: CDBG
Objective: To provide public facilities and services meeting minimum City standards
Program 27: Special Housing Needs
The City shall continue to implement zoning standards, provide regulatory incentives, work with
nonprofit and other private housing providers, and provide financial assistance, within the City's
limited fiscal capacity, to facilitate the development and operation of housing meeting the needs of
special population groups. See programs 1, 5, and 18 for implementation
Program 28: Condominium Conversion
The City shall continue to regulate the conversion of rental housing and mobilehome parks to
condominium or stock cooperative ownership to reduce the displacement of low- and moderate -
income households. The City will implement requirement in Title 15 of the Lodi Municipal Code,
which govern condominium conversion. (See Program 16 for implementation on mobilehome park
conversion.)
Responsibility: Community Development Department, Planning Commission, City Council
Timeframe: Current and ongoing, 2003 - 2009
Funding: Application fees
Objective: To minimized the impact of displacement of low- and moderate -income
households
Program 29: Regional Solutions to Homeless Needs
The City shall continue to support regional solutions to homelessness through its participation in
San Joaquin County's Continuum of Care strategy and collaboration with the Salvation Army. The
City provides annual contributions to nonprofit organizations that assist in the implementation of
the strategy. Programs and services under the Continuum of Care strategy include overnight shelter
for individuals and families in immediate need of assistance, transitional shelter, rent assistance for
homeless individuals and families ready to live in conventional housing, and supportive services to
assist homeless individuals and families in making a successful transition from homelessness to
independent living. Nonprofit organizations that provide services under the strategy include the
Central Valley Low Income Housing Corporation {CVLIHQ Center for Positive Prevention
Alternatives (CPPA), Gospel Center Rescue Mission, and New Directions.
Responsibility: Community Development Department, Planning Commission, City Council
Timeframe: Current and ongoing, 2003 - 2009; annual review of applications by
nonprofit organizations for use of City's share of CDBG funds
Funding: CDBG
Objective: To provide regional solutions to homelessness through continuum of care
strategy
FINAL DRAFT N-23 N- HOUSING STRATEGY
SEPTEMBER 2004 LORI HOUSING ELEMENT 2003-2009
Goal E: To encourage residential energy efficiency and reductions in residential '
energy use.
Program 30: Energy Efficiency and Weatherization Improvements for Older
Homes
The City shall continue to permit energy conservation and weatherization improvements as eligible
activities under the Lodi Housing Rehabilitation Program. The City will post and distribute
information on currently available weatherization and energy conservation programs operated by ,
the City, nonprofit organizations, and utility companies through the Lodi website, the Community
Development Department public counter, the Lodi Public Library, the Loel Senior Center, and other
public locations.
Responsibility: Community Development Department
Timeframe: Current and ongoing, 2003 -- 2009
Funding: CDBG, HOME, public and private utilities, nonprofit organizations '
Objective: To increase energy efficiency in older homes
Program 31: Energy Conservation for New Homes I
The City shall enforce state requirements for energy conservation, including Title 24 of the '
California Code or Regulations (state building code standards), in new residential projects and
encourage residential developers to employ additional energy conservation measures in the design
of new residential developments with respect to the following:
• Siting of buildings
• Landscaping
• Solar access '
• Subdivision design
Responsibility: Community Development Department '
Timeframe: Current and ongoing, 2003 - 2009 as part of review of planning and
building permit applications
Funding: Permit fees ,
Objective: To increase energy efficiency in the design and construction of new homes
1
1
FINAL DRAFT IV -24 IV. HOUSING STRATEGY
SEPTEMBER 2004 LODE HOUSING ELEMENT 2003-2009
D. Quantified Obiectives
The City of Lodi has established quantified (numerical) objectives for several program categories to
provide measurable standards for monitoring and evaluating program achievements. Quantified
objectives have been established for accommodating the City's share of San Joaquin County's
regional housing needs, new housing construction, housing rehabilitation, the preservation of
existing affordable housing, and homebuyer assistance. The quantified objectives for the City's
share of regional housing needs and housing construction differ because the housing construction
objective is based on the City's estimate of the number homes that will actually be constructed and
affordable to each income group. The regional housing needs objective addresses the City's ability
to accommodate housing based on the availability of appropriately zoned vacant and underutilized
land, with public services and facilities. These homes may or may not be built depending on market
trends and the availability of funding assistance to developers of affordable housing. (Note: we
need to try to use the same time period for the table below)
Table IV -2: Quantified Objectives: January 1, 2004 — June 30, 2009
1. Quantified objectives are for the 2001 - 2009 San Joaquin County Housing Allocation Plan
2. Quantified objectives cover 2001 - 2009, based on anticipated market rate housing production (for moderate- and
above moderate4ncome), availability of financial resources to assist in the construction of very low- and low-income
housing, 25 non -rent restricted second units will be constructed that are affordable to low-income households, and five
very low-income units constructed through nonprofit self-help programs
3. Based on historic rate of code enforcement and housing rehabilitation and anticipated availability of state and federal
funding between 2003 and 2009, This is a combined housing rehabilitation code enforcement objective.
4. Based on the conservation of 40 existing subsidized rental housing units
5. Based on the number of mobilehomes in parks with 50 or more spaces; although the majority of mobilehome park
residents are likely to have very low- or low -incomes, the City does not have specific information on the income levels
of mobilehome park residents
FINAL DRAFT N-25 Iv. HOUSING STRATEGY
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
���
ttii
�nebt�rtstr
1�r�si
�+efr`�*el!'7bik �:
iltnttl�te
cal '
� ��
Rental
Housin °
Mobilehomess
Very Low
1 990
150
5
11000
40
400
Low
664
150
25
Moderate
738
400
25
-
Above
Moderate
1,622
2,250
-
-
Total
4,014
i 2 700
501
i 40
400
1. Quantified objectives are for the 2001 - 2009 San Joaquin County Housing Allocation Plan
2. Quantified objectives cover 2001 - 2009, based on anticipated market rate housing production (for moderate- and
above moderate4ncome), availability of financial resources to assist in the construction of very low- and low-income
housing, 25 non -rent restricted second units will be constructed that are affordable to low-income households, and five
very low-income units constructed through nonprofit self-help programs
3. Based on historic rate of code enforcement and housing rehabilitation and anticipated availability of state and federal
funding between 2003 and 2009, This is a combined housing rehabilitation code enforcement objective.
4. Based on the conservation of 40 existing subsidized rental housing units
5. Based on the number of mobilehomes in parks with 50 or more spaces; although the majority of mobilehome park
residents are likely to have very low- or low -incomes, the City does not have specific information on the income levels
of mobilehome park residents
FINAL DRAFT N-25 Iv. HOUSING STRATEGY
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
APPENDixA: 1993 HOUSING
ELEMENT ACHIEVEMENTS
The success of the updated Housing Element is dependent to a great extent on a useful examination
of the policies and implementation programs included in the previously adopted Housing Element.
The evaluation identifies programs that have been successful in achieving housing objectives and
addressing local needs, as well as programs that require modifications to address objectives in the
updated Housing Element. State law [California Government Code section 65588 (a)] requires
each jurisdiction review its housing element as frequently as appropriate to evaluate:
The appropriateness of the housing goals, objectives, and policies in contributing to the
attainment of the State housing goal;
The effectiveness of the housing element in attainment of the community's housing goals
and objectives; and,
The progress of the jurisdiction in implementing the housing element.
According the California Department of Housing and Community Development (HCD), Housing
Element Questions and Answers: a Guide to the Preparation of Housing Elements, the review is a
three-step process:
Review the results of the previous element's ,goals, objectives, policies, and programs. The
results should be quantified where possible (e.g., the number of units rehabilitated), but may
be qualitative where necessary (e.g., mitigation of governmental constraints).
Compare what was projected or planned in the previous element to what was actually
achieved. Analyze the significant differences between them. Determine where the previous
housing element met, exceeded, or fell short of what was anticipated.
Based on the above analysis, describe how the goals, objectives, policies and programs in
the updated element are being changed or adjusted to incorporate what has been learned
from the results of the previous element.
Summary of Achievements
Since the preparation of the previous Housing Element in 1993, 1,371 single-family detached
homes, 16 duplex units, and 393 multi -family residential units were developed in the City. The
average density of the single-family units was approximately 5 units per acre, the average density of
the duplex units was approximately 10 units per acre, and the average density of the multi -family
units was approximately 15 units per acre.
The City of Lodi Electric Utility implemented a rebate program used by many households in the City
to make home improvements promoting energy efficiency. In addition, City standards for new
development are geared toward energy efficiency. The City initiated a fair housing program, which
is administered by the Community Improvement Manager, and provides solutions to complaints
regarding fair housing.
FINAL DRAFT A-1 A. 1943 HOUSING ELEMENT ACHIEVEMENTS
AUGUST 2004 LOBI HOUSING ELEMENT 2003-2009
7.
I
L'1
The City has an ongoing relationship with the Salvation Army, Lodi's primary homeless shelter
provider. The City assisted in the Salvation Army's recent warehouse conversion and relocation, '
which provided the organization with some needed additional space.
The following table summarizes the City's 1993 Housing Element programs and achievements. '
Program Evaluation
Table A-1 summarizes achievements for each program in the 1993 Housing Element. The first
column on the left contains the program statement, the middle column identifies the corresponding
quantified goal for this program (if any), and the column on the right identifies achievements under ,
each program.
n
1
f �
�J
fl
F-1
L.
FINAL DRAFT A-2 A. 1993 HOUSING ELEMENT ACHIMMENTS ,
AUGUST 2004 LOOP HOUSING ELEMENT 2003-2009
Table A-1: Assessment of Implementation Programs
#
Program
Goal
Progress
I
The City shall revise the Zoning Ordinance to provide for a
Target: 25 -very -low-
A new and updated Development Code is under public
density bonus of at least 25 percent and at least one other
income; 20 low-income;
review that reflects this goal of the City. Cooperation with
concession or incentive, or provide other incentives of equivalent
and 30 moderate -income
other agencies is an on-going work item and directive of
financial value for all residential projects that reserve at least 25
units.
staff,
percent of its units for low- or moderate -income households, or at
least 10 percent of its units for lower income households, or at
There was little developer interest during the past Housing
least 50 percent for qualifying senior citizens. The City shall work
Element cycle in taking advantage of the State -required
with the San Joaquin County Housing Authority in developing
density bonus. No density bonus units were constructed.
procedures and guidelines for establishing income eligibility for
City policies, through both the Housing Element update
the "reserved" units and for maintaining the "reserved" units as
and Development Code update, are being revised to
affordable units for at least 30 years. The City shall seek Housing
induce higher density residential development.
Authority administration of the reserved units. The City shall
establish a program to publicize the availability of the density
bonus program and shall encourage prospective housing
developers to use the program.
2
The City shall prepare and maintain a current inventory of vacant,
None
Initial vacant lot inventory is complete and maintenance is
residentially zoned parcels and a list of approved residential
an on-going directive of staff.
projects, and shall make this information available to the public
and developers. The City shall update the inventory and list at
least annually.
3
The City shall pursue all available and appropriate state and
None
This will be an on-going work effort by the City Planner and
federal funding sources to support efforts to meet new
Community Improvement Manager. The City has used
State and federal funds in the past for housing projects,
construction and rehabilitation needs of low -and moderate-
and is interested in pursuing available funding for
income households and to assist persons with rent payments
affordable multi -family residential projects during this
wired for existing units.
required g
Housing Element cycle (See Goal A, Policy 6 and Program
5). Due to staff limitations, a focus on neighborhood
improvement in the Eastside area, and constraints
discussed in Chapter III (which the City has proposed to
mitigate, only a small number of affordable housing units
were constructed in Lodi during the 1990s by nonprofit
organizations.
FINAL DRAFT A-3 A. 1993 HOUSING ELEMENT ACHIEVEMENTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
#
Program
Goal
Progress
4
Pursue or promote the following programs for financing of
Target: 25 very -low-
This is an on-going work effort by the City Planner and
housing projects:
income units and 25 low-
Community Improvement Manager.
income units.
Section 202 - Housing for the Elderly or Handicapped.
No units were constructed under these programs during the
Target: 30 very -low-
last Housing Element cycle due to staff limitations, a focus
Rental Housing Construction Program (RHCP).
income and 25 low-
on neighborhood improvements, and constraints discussed
income units.
in Chapter III (which the City proposes to mitigate).
However, the City did assist the construction of 75 low -
and very low-income senior housing units (Lodi House)
through nearly $950,000 in CDBG and HOME funds.
4
The City shall use CDBG funds to subsidize onsite and offsite
None
No application for the use of CDGB funds for this purpose
infrastructure improvements for lower-income housing projects.
has been received. During the last Housing Element cycle,
developers did not perceive a market for higher density or
affordable housing development in the City. The City is
attempting to encourage such development through
various policy changes in the Housing Element update, as
well as changes to the Development Code.
5
The City shall pursue available techniques, such as mortgage
Target: 20 very -low-
The City is exploring community support for this program.
revenue bonds or other mortgage-backed securities, to develop
income and 20 low-
None of these funding mechanisms was initiated during the
affordable ownership and rental housing.
income units.
last Housing Element cycle.
b
The City shall amend the Zoning Ordinance to provide for the
None
A new and updated Development Code is under public
development of manufactured and factory -built housing
review that reflects this program.
consistent with the requirements of state law.
7
The City shall post and distribute information on currently
None
This program was initiated and is implemented by Lodi
available weatherization and energy conservation programs.
Electrical Utility. The City's Utility has assisted many City
households in making energy improvements through a
rebate program.
8
The City shall enforce state requirements, including Title 24
None
This ongoing program is implemented by Building
requirements for energy conservation, in new residential projects
Inspection Division and Planning Division.
and encourage residential developers to emEloy additional
FINAL DRAFT A•4 A. 1993 HOUSING ELEMENT ACHIEVEMENTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003.2009
#
Program
Goal
Progress
energy conservation measures with respect to the following:
The City of Lodi Electric Utility has implemented a rebate
program to assist households in making home
• Siting of buildings
improvements that will promote energy efficiency. In
• Landscaping
addition, the City is committed to planting and preserving
• Solar access
street trees and other development standards that promote
• Subdivision design
energy conservation. The City continues its commitment to
these issues through Programs 27 and 28 (see Housing
Strategy).
9
The City shall continue to participate in San Joaquin County's
Target: 13 very -low-
Although it does not have precise records, the City's
CDBG Entitlement Program. Housing objectives shall be a high
income and 13 low-
neighborhood improvement efforts, which include the use
priority in the use of CDBG funds.
income rehabifitated
of CDBG funds and code enforcement activities, resulted in
units,
the improvement of nearly 300 dwelling units per year in
2001 and 2002.
10
The City shall amend its Zoning Ordinance and apply
None
A new and updated Development Code is under public
appropriate zoning designations to implement the land use
review that reflects this program. The Zoning Ordinance
densities provided for in the planned residential land use
was not updated since adoption of the last Housing
designation described in the Land Use Element.
Element, but is now being updated.
11
The City shall develop and implement standards applicable to all
None
A new and updated Development Code is under public
new residential projects aimed at improving the personal security
review that reflects this program (see also Program 3 of the
of residents and discouraging criminal activity.
current Housing Element),
12
The City shall continue to cooperate with the San Joaquin County
None
The Son Joaquin County Housing Authority administers the
Housing Authority in its administration of the Section 8 rental
Housing Choice Voucher Program (formerly Section 8) for
assistance program. Target: maintain at least 200 Section 8
the City. According to Housing Authority Staff, 283 Lodi
certificates/vouchers for very -low income households.
residents use the voucher program currently. The waiting
list for the program closed in October of 2002 with more
than 10,000 households on the Agency's waitin list.
13
The City shall establish policies and procedures for evaluating
None
The City has not implemented this program. The City has
applications for demolition of residential structures. This
not determined whether it would be able to enforce the
evaluation shall consider the implications of the demolition with
specified requirements prior to proposed demolition
respect to the retention of affordable housing. If demolitions are
projects and will need to review past demolition permits
deemed to result in a reduction of the amount of affordable
and conditions to determine the mostappropriate
FINAL DRAFT A-5 A. 1993 HOUSING ELEMENT ACHIEVEMENTS
SEPTEMBER 2004 LOBI HOUSING ELEMENT 2003-2009
#
Program
Goal
Progress
housing in Lodi, the City shall require the proponent of the
policy/procedure to adopt.
demolition to cooperate with the City in providing relocation
assistance to displaced residents and in determining the means
for replacing demolished units.
14
The City shall continue to promote equal housing opportunity for
None
The City implemented its own fair housing program, which
all persons regardless of race, religion, sex, marital status,
is administered by the Community Improvement Manager.
ancestry, national origin, or color by continuing to provide
Complaints are addressed as they arise,
funding for the operation of the City's Affirmative Fair Housing
Pra ram.
15
The City shall adopt an emergency shelter/transitional housing
None
The right to develop these facilities within the C -M and C-2
ordinance to clearly identify appropriate sites for such facilities
zones continues to meet the needs of service providers.
and to make these sites readily accessible — for development
through establishment of clear development guidelines. Until the
The City has an ongoing relationship with the Salvation
adoption of such an ordinance, the City shall allow by right the
Army, which is Lodi's primary homeless shelter provider.
development of such facilities in areas zoned C -M or C-2.
The City provided loans to the Salvation Army to assist
relocation and warehouse conversion, providing a larger
space just north of the downtown area. The former
downtown site had limited space.
16
The City shall adopt a property maintenance ordinance.
None
The City adopted such an ordinance, which is implemented
by the Community Improvement Division as part of an
ongoing neighborhood code enforcement program.
17
The City shall implement a fair share monitoring program that
None
An initial system has been implemented and maintained by
tracks City progress toward contributing its fair share of the
the Community Improvement Division. The City will initiate
region's housing needs.
a land inventory geared toward tracking progress on
Housing Element goals (Program 4).
is
The City shall pursue rehabilitation funds made available by
Target: 13 very -low-
No units were rehabilitated under this program during the
Statewide Proposition 77 (June 1988).
income and 13 low-
last Housing Element, but rehabilitation continues to be an
income rehabilitated
important need in Lodi. The City will seek funding under
units,
available sources, such as the federal HOME Program or
the state Multifamily Housing Program.
FINAL DRAFT A•6
SEPTEMBER 2004
M M = = = = = = = W =
A, 1993 HOUSING ELEMENT ACHIEVEMENTS
LODI HOUSING ELEMENT 2003.2009
I_
#
Goal
Pleven
19
The City shall prepare and maintain a current inventory of
None
Preparation of the Housing Element involved an inventory
residential units located in commercially or industrially -zoned
of land suitable for residential development. Ongoing
areas. The City shall update the inventory and list at least
inventory work will continue as a part of Program 4 of the
annually.
Housing Element.
FINAL 5RAFT A•7 A. 1993 HOUSING ELEMENT ACHIEVEMENTS
SEPTEMBER 2004 LODI HOUSING ELEMENT 2003-2009
PROOF OF PUBLICATION
(2015.5 C.C.C.P.)
STATE OF CALIFORNIA
County of San Joaquin
I am a citizen of the United States and a resident
of the County aforesaid: I am over the age of
eighteen years and not a parry to or interested
in the above entitled matter. I am the principal
clerk of the printer of the Lodi News -Sentinel, a
newspaper of general circulation, printed and
published daily except Sundays and holidays, in
the City of Lodi, California, County of San Joaquin
and which newspaper had been adjudicated a
newspaper of general circulation by the Superior
Court, Department 3, of the County of San Joaquin,
State of California, under the date of May 26th,
1953• Case Number 65990; that the notice of which
the annexed is a printed copy (set in type not
smaller than non-pareil) has been published in
each regular and entire issue of said newspaper
and not in any supplement thereto on the following
dates to -wit:
October 9th
all in the year 2004.
I certify (or declare) under the penalty of perjury
that the foregoing is true and correct.
Dated at Lodi, California, this 9th day of
Octobert+,�rC 4..'As..............................................
Signature
IN "M 20-1.1URI
This space is for the County Clerk's Filing Stamp
Proof of Publication of
Notice of Public Hearing
City of Lodi, October loth, 2004
Environmental Impact Report
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on
Wednesday, October 20, 2004 at the hour of
7:00 p.m., or as soon thereafter as the mat-
ter may be heard. the City Council will con-
duct a Public Hearing at the Carnegie
Forum, 30.5 West Pine Street, Lodi, to con-
sider the following matter:
a) Planning Commission's recommendation
to certify the Environmental Impact Report
and approve the 2003-09 Housing Element.
Information regarding this item may be
obtained In the ofNce of the "Community
Development Department, 221 West Pine
Street, Lodi, Calilornia. All Interested per -
sone are Invited to present their views and
comments on this matter. Written state-
ments may be filed with the City Clerk at any
time prior to the hearing scheduled herein,
and oral statements may be made at said
hearing
If you challenge the subject matter in court,
you may be limited to raising only those
issues you or someone else raised at the
Public Hearing described in this notice or in
written correspondeme delivered to the City
Clerk, 221 West Pine Street, at or prior to the
Public Hearing.
By Order of the Lodi City Council:
Susan J. Blackston
City Clerk
Dated: October 7, 2004
Approved as to form:
D. Stephen Schwabauer
City Attorney
October 9, 2004 —7186
7186
• CITY OF LODI
Carnegie Forum
305 West Pine Street, Lodi
NOTICE OF PUBLIC HEARING
Date: October 20, 2004
Time: 7:00 p.m.
For information regarding this notice please contact:
Susan J. Blackston
City Clerk
Telephone: (209) 333-6702
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, October 20, 2004 at the hour of 7:00 p,m., or as soon
thereafter as the matter may be heard, the City Council will conduct a Public Hearing at the Carnegie Forum,
305 West Pine Street, Lodi, to consider the following matter:
a) Planning Commission's recommendation to certify the Environmental Impact Report and approve
the 2003-09 Housing Element.
Information regarding this item may be obtained in the office of the Community Development Department,
221 West Pine Street, Lodi, California. All interested persons are invited to present their views and
comments on this matter. Written statements may be filed with the City Clerk at any time prior to the hearing
scheduled herein, and oral statements may be made at said hearing.
If you challenge the subject matter in court, you may be limited to raising only those issues you or someone
else raised at the Public Hearing described in this notice or in written correspondence delivered to the City
Clerk, 221 West Pine Street, at or prior to the Public Hearing.
By Order of the Lodi City Council:
Susan J, Blackston
City Clerk
Dated: October 7, 2004
Approved as to form:
D. Stephen Schwabauer
City Attorney
N:V4drninistrationlCLERMPUBHEARWOTICESWQTCDD,DOC 10/4104
(ID
DECLARATION OF MAILING
SET PUBLIC HEARING FOR OCTOBER 20, 2004 TO CONSIDER PLANNING
COMMISSION'S RECOMMENDATION TO CERTIFY THE ENVIRONMENTAL
IMPACT REPORT AND APPROVE THE 2003-09 HOUSING ELEMENT
On October 7, 2004, in the City of Lodi, San Joaquin County, California, I deposited in the
United States mail, envelopes with first-class postage prepaid thereon, containing a notice
to set public hearing for October 20, 2004 to consider Planning Commission's
recommendation to certify the Environmental Impact Report and approve the 2003-09
Housing Element, marked Exhibit "A"; said envelopes were addressed as is more
particularly shown on Exhibit "B" attached hereto.
There is a regular daily communication by mail between the City of Lodi, California, and the
places to which said envelopes were addressed.
1 declare under penalty of perjury that the foregoing is true and correct.
Executed on October 7, 2004, at Lodi, California.
ORDERED BY:
JACQUELINE L. TAYLOR
DEPUTY CITY CLERK
KARI J. HADWICK
ADMINI TRATIVE CLERK
Formsldeemail.doe
ORDERED BY:
SUSAN BLACKSTON
CITY CLERK, CITY OF LODI
JENNIFER M. PERRIN
DEPUTY CITY CLERK
LUSD
Attn: Mamie Starr
1305 E. Vine Street
Lodi, CA 95240
Department of Conservation
Attn: Dennis O'Bryant
801 K Street
Sacramento, CA 95814
Ann Cerney
900 W. Vine Street
Lodi, CA 95242
Bob Johnson
1311 Midvale Road
Lodi, CA 95240
ACLC
Attn: Ms. Ornelas
42 N. Sutter Street
Stockton, CA 95202
DECLARATION OF POSTING
SET PUBLIC HEARING FOR OCTOBER 20, 2004 TO CONSIDER PLANNING
COMMISSION'S RECOMMENDATION TO CERTIFY THE ENVIRONMENTAL IMPACT
REPORT AND APPROVE THE 2003-09 HOUSING ELEMENT
On Friday, October 8, 2004, in the City of Lodi, San Joaquin County, California, a
copy of a Notice of Public Hearing to consider Planning Commission's
recommendation to certify the Environmental Impact Report and approve the 2003-09
Housing Element, (attached hereto, marked Exhibit "A"), was posted at the following
four locations:
Lodi Public Library
Lodi City Clerk's Office
Lodi City Hall Lobby
Lodi Carnegie Forum
declare under penalty of perjury that the foregoing is true and correct.
Executed on October 8, 2004, at Lodi, California.
Kari J. wick
Administ tive Clerk
N:1Administration\CLERKIFORMS\DECPOST3.DOC
ORDERED BY:
SUSAN J. BLACKSTON
CITY CLERK
Jacqueline L. Taylor, CMC
Deputy City Clerk
Jennifer M. Perrin, CMC
Deputy City Clerk