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HomeMy WebLinkAboutAgenda Report - March 19, 2008 K-01AGENDA ITEM K10 CITY OF LODI COUNCIL COMMUNICATION TM AGENDA TITLE: Directthe City Managerto prepare and send a letterto the San Joaquin County Council of Governments on the draft methodologyfor the Regional Housing Needs Allocation process. MEETING DATE: March 19,2008 PREPARED BY: Community Development Department RECOMMENDED ACTION: Direct the City Manager to prepare and send a letterto the San Joaquin County Council of Governments on the draft methodology for the Regional Housing NeedsAllocation process. BACKGROUND INFORMATION: The City Council held a Shirtsleeve meeting on March 4, 2008 and received a report on the San Joaquin County Council of Governments (SJCOG) Regional Housing Needs Allocation (RHNA) process. There was significant discussion concerning the process and the draft methodology used by the SJCOG to distribute the housing need allocations to jurisdictions. It was noted that the drafl methodology public comment period is from February 1, 2008 through April 9, 2008. City Council members indicated a desire to make comments on the draft methodology. Items of concern included placing a greater emphasis on existing households and household growth, more than the 50% proposed in the draft methodology. Another concern was to get more accurate data on the existing and projectedjobs perjurisdiction. RECOMMENDED COMMENTS: Commentsto be included in the letterto SJCOG on the RHNA methodology include the following: A. Existing Households and Household Projections perjurisdiction: It is recommended that instead of a 50% weighting of household factors. a 65% weighting be provided. Existing and projected household data is readily available and reasonably accurate. Further, housing projections represent the most accurate potential for new housing and the most feasible opportunity to provide housing needs. B. Jobs and Job Projections perjurisdiction: With an increase in the weighting of the household factors to 65%. the job factor should be reduced to 35%. Job data is very difficult to obtain on a jurisdiction level, for both existing and projected conditions. The methodology weighting should recognize this data limitation by de-emphasizing its weight. C. Source of Job Data: Seek a source of the job data other than from the Regional Transportation Plan. The current source of the job data per jurisdiction is from the Regional Transportation Plan. The job data in this Plan was APPROVED: IZZ;52— :�) BI ng, City Manager estimated for the purpose of determining current transportation needs and future demands. This purpose has the tendency to over -project jobs for economic development and infrastructure needs. This purpose is incompatible with the RHNA purpose of seeking to achieve some measure of job —housing balance. A source of jobs by jurisdiction that is based on actual jobs and is statistically focused on these actual jobs and projected job growth is needed. D. Other Comments: The Council may wish to articulate other comments regarding the draft methodology that they wish to express to SJCOG. If SJCOG were to accept the proposed methodology it would result in a more balanced approach and reduce Lodi's allocation of 4,830 housing units. However, only SJCOG is capable of running the allocation formula and Lodi's exact allocation is unknown under the proposed formula. Also, the revised methodology does not address the allocation of Very Low and Low housing units. FISCAL IMPACT: No direct impact associated with methodological changes to the RHNA process. FUNDING AVAILABLE: NIA FbiZ Pdytch velopment Director Attachments Proposed Year 2007 - 2014 RHNA by Income Category Escalon Very Low 107 Low 68 Moderate 84 Above Moderate 220 TOTALS Percentage 480 1% Difference from Previous Allocation 0% Lathrop 172 130 177 463 941 2% 0% Lodi 1,184 794 889 1,963 4,830 13% 2% Manteca 648 484 628 1,390 3,150 8% -1% Ripon 120 86 111 320 638 2% -1% Stockton 3,946 2,376 2,643 5,582 14,547 38% -8% Tracy 931 650 851 2,693 5,126 13% -3% SJ County Total 2,038 9,146 1,359 5,947 1,590 6,974 3,521 1 16,152 8,509 38,220 22% 11% Regi onell H ousi ng N eeds AS Sa S ent N A Presented by the Community Development Dept. March 19, 2008 Follow U p to 9iirtslee✓e Presentation ■ March 4, 2008 - SJCOG Presentation. o Overview of Purpose and Process. ■ State -mandate (unfunded) that requires a region's Council of Government (COG) to develop a methodology to determine the number of housing units a jurisdiction must zone for in their General Plan's Housing Element. ■ The RHNA Plan must divide each jurisdiction's allocation into four (4) income categories of housing affordability (Very Low, Low, Moderate, Above Moderate) Purpose& Process (cont.) ■ Statutory Objectives ❑ Increase the housing supply and mix of housing types, tenure, and affordability in all jurisdictions. ❑ Promote infill development and socioeconomic equity, protection of environmental and agricultural resources, and encourage efficient development patterns. ❑ Promote and improve the intraregional relationship between jobs and housing o Balance disproportionate household income distributions (Based on the most recent census data) Purpose& Process (cont.) ■ RHNA Development Committee Li RHNA Development Committee was established consisting of Community Development Directors and/or their designee from each jurisdiction. Li Been meeting since November 2007. Unanimous agreement on the current DRAFT RHNA Methodology out for 60 day review. Li San Joaquin County has challenged the DRAFT Methodology regarding the accuracy of the "Jobs" data set from the Regional Transportation Plan used in the methodology. Purpose& Process (cont.) ■ RHNA Process Controversial Li State's involvement in local land use endeavors. Plans for affordable housing when it is not necessarily desired. o Housing targets tend to contradict local land use policy objectives and constraints. Misperception that RHNA targets must be built as opposed to "Plan For". Purpose& Process (cont.) ■ RHNA is... Li Projection of additional housing units needed to accommodate projected household growth of all income levels by the end of the housing element's statutory period. ■ RHNA is not... Prediction of additional housing units or building permit activity. Quota of housing that must be produced. Limitation due to existing land use capacity or growth control. Purpose& Process (cont.) ■ Mandated Schedule LI Regional allocation by income category for SJC. Preparation of Methodology Review of Methodology Develop Draft RHNA Plan Appeals Process (60 Days) 08/31/2007 09/2007 - 01/2008 01/2008 - 04/2008 04/2008 - 07/2008 04/2008 - 07/2008 ❑ Preparation/Adoption of final RHNA Plan by SJCOG Board 07/2008 - 08/2008 ❑ Update of General Plan Housing Element by each jurisdiction. 08/31/2009 Purpose& Process (cont.) ■ San Joaquin County RHNA o From State Housing &Community Development o Calendar Year January 2007 - June 30, 2014 ■ Income Category Li Very Low ❑ Low • Moderate: • Above Moderate: ■ TOTAL Housing Unit Need 9,314 6, 032 6,972 15,902 38,220 Percent 24% 16% 18% 42% 100% Purpose& Process (cont.) ■ RHNA Draft Methodology Li Uses household growth projections from DOF specific to each jurisdiction. Li Uses "Job" growth projections specific to each jurisdiction. Li Takes individual household and jobs growth compared to the regional growth to arrive at a % within each category. o A jobs / housing formula with equal weights is applied to the individual jurisdiction's job and household growth to arrive at the housing target. This target is then applied to the census -derived income categories for the individual jurisdiction. Purpose& Process (cont.) ■ Other RHNA Factors Lj SJCOG will conduct an inventory to document resources and constraints, including, but not limited to, the following: ■ Household characteristics. ■ Jobs and housing relationship. • Opportunities and constraints to development of additional housing. • Preservation of agricultural land in the unincorporated area. ■ Housing for persons with special needs. ■ Transition of existing housing from low-income to another Income categories. ■ Identify funding resources to foster and preserve lower income households. • Housing needs for farm workers. Purpose& Process (cont.) ■ Incentives For Housing Element Compliance Qualify for funding under the following programs: ■ Building Equity &Growth in Neighborhoods (BEGIN) ■ Home Investments Partnerships (HOME) Program (Federal) ■ Community Development Block Grant (CDBG) ■ Planning &Technical Assistance ■ Infill Incentive Grant (11G) ■ Workforce Housing Reward ■ California Debt Limit Allocation Committee of State Treasurer's Office Single Family Home Program ■ California Infrastructure &Economic Development Bank (I -Bank) Infrastructure State Revolving Fund (ISRF) NA Draft Methodology Year 2007 - 2014 RH N A by I ncome Category Very Low Low M oderate Above M oderate TOTALS Percentage Differencefrom Previous Allocation Escalon 107 68 8 22 480 1% 0% Lathrop 172 130 17 46 941 2% 0% Lodi 1,184 794 88 1,96 4,830 13% 2% M anteca 648 484 62 1, 39 3,150 8% -1% Ripon 120 86 111 321 638 2% -1% Stockton 3,946 2,376 2,64 5,58 14,547 38% -8% Tracy 931 650 851 2,69 5,126 13% -3% SJ County T otal 1 2,0381 9,146 1,3591 1,59CI 3,521 5,947 6,974 16,152 8,W91 38,220 22% 1 100% 11% Year 2001- 2008 RH N A by I ncome Category Escalon Very Low 109 Low M oderate Aboveoderate TOTALS 78 8 21 491 Percentage 1% Lathrop 188 158 18 49 1,029 3% Lodi 990 664 73 1,62 4,014 10% M anteca 785 651 74 1,64 3,823 10% Ripon 228 181 20 59 1,208 3% Stockton 4,934 2,972 3,27 6,89 18,081 46% T racy1,178 914 1,0 3,32 6,469 16% SJ County 1,085 • -•7 714 82 1,82 6,332 7,122 16,619 4,456 39,571 11% 100% PRELIMINARY 20072014 RHNA DRAFT METHODOLOGY H ouseholds 2014 - - x H ouseholds 2007 = = + H ousehold Growth 3,912 Job Growth 2,810 Share of H ousehold Growth 10.46% x Regional H ousehold Growth x Share of H ousehold Growth = 26,419 22,507 37,389 10.46% Jobs 2014 Jobs 2007 Regional Job Growth Share of Job Growth 27,059 24,249 18,975 14.81% Share of Job Growth Weight Factor Weight Factor H CD Regional Need Total Prqected N eed 14.81% Very Low 0.5 24.70% 0.5 38,220 4,829 1184 Household i 24.321/o 15.71% 18.31% 41,66%40.64% Distribution 24.51% 1 Low 17.17% 16.44% 794 Moderate 18.52% 18.421/o 889 bove Moderate 0 11.963 TOTAL 100% 100% 100% 4830 N pct Steps i n Process ■ The RHNA Development Committee will meet in April 2008 to: ■ Review and discuss comments received by SJCOG on DRAFT Methodology. ■ Review and discuss results of new "Job" data set based on EDD data. ■ Recommend adjustments to draft methodology and assess overall impact. ❑ Adjustments in job data already made. n Response to Comments ■ SJCOG has already made adjustments to draft methodology. Li Has taken action to develop a new "jobs" data set. ■ SJCOG, in conjunction with the UOP Forecasting Center is working with data by zip code acquired from the State Employment Development Department. ■ A preliminary new jobs data set has been established and will be used to develop individualized jobs/housing weights as part of the RHNA methodology. o Should result in more balanced assessments. Final Comments& Recommendations ■ Document comments and concerns to SJCOG- i Existing Households and Household Projections ■ Place greater emphasis on existing households and household growth. Most accurate potential for new housing and most feasible opportunity to provide housing needs. Decrease emphasis on job factor. ■ Job data difficult to obtain and the methodology weighting should reflect this limitation. Final Comments& Recommendations ■ Document comments and concerns to SJCOG. Li Seek a better source of job data. ■ Current source, Regional Transportation Plan, has tendency to over -project for economic development and infrastructure needs. o Articulate any other comments regarding the draft methodology.