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Home My WebLink AboutAgenda Report - July 26, 1983 PHPUBLIC HEARINGS Notice thereof having been published in accordance with law and affidavit of publication being on file in the office of the City Clerk, Mayor Olson called for the Public Hearings to consider: a) Certifying the filing of a Negative Declaration by the Cc m mity Development director as adequate environmental documentation for the Housing Element of the Lodi General Plan. b) The Planning Commission's recommendation that the Housing ,r Element of the Lodi General Plan be approved as to content / so that it may be submitted to the State Department of Noosing and Community mmunity Development for Certification. Following introduction of the matter by Community Develop-nt Director Schroeder, Gaye Papais Assistant Planner and Project Coordinator addressed the Council giving an overview of the d=* ents, presenting visual aides supporting her presentation and responding to questions as were posed by members of the Council. There being no persons in the audience wishing to address the Council on the matter, the public portion of the hearing was closed by Mayor Olson. Following additional discussion, on motion of Mayor Pro Tempore Snider, Pinkerton second,, Council certified the filing of a Negative Declaration by the Camu nity Development Director as adequate environmental documentation for the Housing Element of the Lodi General Plan. Further, on motion of Mayor Pro Teupore Snider, Pinkerton second, Council approved as to content the proposed Noising Element of the Lodi General Plan and directed that the document be submitted to the State Department of Housing and Community Development for certification. There being no further business to vane before the Cm=il, Mayor Olson adjourned the meeting at approximately 8:40 p.m. Attest: Alice M. Reimche City Clerk -1- �'?f ��. .. .. ulT-La'[[ oItF N -i:: ;♦1'(`^I�'ul-�ff( ',T T�iX^'I�r'�RATI�+C`7N FOR 19 OF UJLD1 GLINNCRM, i'I„N O -y qiveii nat tete Ca-jT,,nityL,1%-711oix:;cnt Di, crtor has filed a Negative Declar;-'_ion as adequate environmental doc a mentation for thF! housing eler t _ the Lodi General Plan. I,x.71'ICE IS i{MEBX FUR.1 U --,R GIVEN that on Tuesday, July 26, 1983 at the hour of 8:00 p.m. or as skx-)n thereafter as the matter may be heard, the i cxli City Council will. ccnduc t a Public Hearing on the rrvatter in the Council Chambers, City Hall, 221 West Pine Street, Lodi,, California. Information regarding this item ray be obtained in the office of the Conrzunity Develc7prent Director at 221 West Pine Street, I li, California. All interested persons are invited to present their views and cornnFizts on the Negative Declaration. Written staccnnents may be filed with the City Clerk at any tirre prior. to July 26, 1983. B Oder of e Lodi City Council Alice M. Reimche City Clerk Datc,d: July 6, 1983 recommendation that the Housing Flement of. the Lodi General Plan be approved to content so that it may be submitted to the State Department of Housingand Community Development for certification. Infor-oration regarding this item may be obtained in the office of the Community Development Director at 221 West Pine Street, Lodi, California. All interested persons are invited to present their views either for or against the above proposal. 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. Dated: July 6, 1983 By Order of the City Council ALICE M. REIMCHE City Clerk '�'rr�'.••ltft9��"tilif-.�.:i?a.•iii:� .�•4.%:is.}Sai�C•T: d:� -�i%m: r'.w-w..r-.r I MOTICE OF PUBLIC Ii_.ARING BY THE CITY COUNCIL OF THE CITY OF LODI TO CONSIDER THE PLANNT.NG CO" 1ISSTn1`iS iZt.CO',IMENDATION THAT THE HOUSING E1,FMENT OF THE LODI GENERAL PLAN BE APPROVEI) AS TO CONTENT SO THAT IT t -LAY BE SiMMIT` ED TO 'iT' !''Uy!Clo•:r:� 11r iif;(-'� T.L. �_) ... ....I:i7':V DF.VE'LOP`:�1T FOR CFRTIE';.CATION NOTICE IS HEREBY GIVEN that on Tuesday, July 26, 1983, ' at the hour of. 8:00 p.m. or as scop thcresfter as the matter may be heard, the Lodi City Council will conduct a public hearing in the Council Chambers, City Hall, 221 West Pine Street, Lodi, California, to consider the Planning Commissions recommendation that the Housing Flement of. the Lodi General Plan be approved to content so that it may be submitted to the State Department of Housingand Community Development for certification. Infor-oration regarding this item may be obtained in the office of the Community Development Director at 221 West Pine Street, Lodi, California. All interested persons are invited to present their views either for or against the above proposal. 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. Dated: July 6, 1983 By Order of the City Council ALICE M. REIMCHE City Clerk Div. 1 LOCAL PLANNING § 65580 Article 10.6 HOUSING ELEMENTS Sec. 65580. Legislative finding and declaration. 65581. Intent of legislature. 65582. Definitions. 65583- Contents of housing element. 65584. Locality's share of regional housing needs; determination and distribution; revis;on. 65585. Guidelines in preparation and amendment of housing element; submission and review; advisory findings; final adoption. 65586. Time within which housing elements must conform to guide- lines and this article. 65587. Conformity; extension of time; actions to review conformity; time for compliance with finding of court; additional time. 65587.1. Revenue bond programs; local approval of housing related projects; compliance with relevant laws. 65588. Review and revision. 65589. Construction of article. 65589.5. Proposal of local agency to disapprove project or approve proj- ect or condition of lower density; written findings; existence of conditions. Artic1o,10.6 was added by Stats.19SO, c. 1113, P. 3697, 13. Law Review Commentaries California legislature proldbits exclu- Positive response to growth control sionary toning. mandates fair share: In- plans: Orauge County inclusionary hous- elusionarY housing programs a likely re- Ing program. Linda J. Dozung (1982) 9 sponse. Carolyn Burton (1951) 9 San Yepperdine 1 -Rev. 819. Fernando Palley L Rev. 19. Library References Health and Environment 4-32. C.J:S. Ilealth and Environment JS 28 to 8tlr 52. § 65580. Legislative finding and declaration The Legislature finds and declares as follows:. (a) The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suit Ile living en- vironment for every California family is a priority of the highest or- der. (b) The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to ex - 647 x647 § 65580 PLANKING AND ZONING Title Div. 1 pand housing opportunities and accommodate the housing needs of Californians of all economic levels. (c) The provision of housing affordable to low- and moderate-in- corne households requires the cooperation of all levels of government. (d) Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segr..ents of the community. (e) The Legislature recognizes that in carrying out this respon- sibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local govern- ments and the state in addressing regional housing needs. (Added by Stats -1980, C. 1143, p. 3697, § 3.) § 65581. intent of legislature It is the Intent of the Legislature in enacting this article: (a) To assure that counties and cities recognize their responsi- bilities in contributing to the attainment of the state housing goal. (b) To assure that counties and cities will prepare and irnple, ment housing elements which, along with federal and state programs, will move toward attainment of the state housing goal. (c) To recognize that each locality is best capable of determin- ing what efforts are required by it to contribt `e to the attainment of the state housing goal, provided such a determination is compatible with the state housing goal and regional housing needs. (d) To ensure that each local government cooperates with other local governments in order to address regional housing needs. (Added by Stats. 1980, c. 11433, p. 3697. 13.) § 65532. Definitions As used in this article: (a) "Community," "locality," "local government," or "Jurisdic- tion", Jurisdic- tion", means a city, city and county, or county. (b) "Department" means the Department of Housing and Com- munity Development. (c) "Housing element" or "element" means the housing element of the community's general plan, as required pursuant to this article and subdivision (c) of Section 65302. (Added by Stats -1980, c. 1143,;% 3697, § 3.) 648 § 69 71 $is of i policle nation ment i Ing, fa provis rents Ing: tation jected need i and upan an it Ing fi price •-ter � s i � Div. 1 LOCAL PLANNING § 655583 Library References Wordi and Phrases Werm.EQ.) § 65533. Contents of housing clement The housing element shall consist of an identification and analy- !,;is of existing and projected housing needs and a statement of go. -lis, policies, quantified objectives, and scheduled programs for the preser- vation, improvement, and development of housing. The housing ele- ment shall identify adequate sites for housing, including rental hous- ing, factory -built housing, and rnobi;ehomes, :and shall make adequate provision for the existing and projected needs of all economic seg- ments of the community. The element shall contain all of the follow- ing: (a) An assessment of housing needs and an inventory of re- sources and constraints relevant to thc- meeting of these needs. The assessment and inventory shall include the following: (1) Analysis of population and employment trends and documen- tation of projections and a quantification of the locality's existing and projected housing needs for all income levels. Such existing and pro- jected needs shall include the locality's share of the regional housing need in accordance with Section 65581. (2) Analysis and documentation of hoi:sehold characteristics, in- cluding level of payment compared to ability to pay, '.sousing charac- teristics, Including overcrowding, and housing stock condition. (3) An inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. (4) Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, Including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. (5) Analysis of potential and actual nongovernmental con- straints upon the maintenance, improvement, or development of hous- ing for all Income levels, including the availability of financing, the price of land, and the cost of corstwction. (6) Analysis of any spec!al housing needs, such as those of the handicapped, elderly, large families, farmworkers, and families with female heads of households. 649 !S § 65583 PLANNING AND ZONING Title 7 (7) Analysis of opportunities for energy conservation with re- spect to residential development. (b) A statement of the community's goals, quantified ob;ectives, and policies relative to the maintenance, improvement, and develop- ment on housing. It is recognized that the total housing needs Identified pursuant to subdivision (a) may exceed available resources and the communi- ty's ability to satisfy this need within the content of the general plan requirements outlined in Article 5 (commencing with Section 65300). Under these circumstances, the qtx .,.-tified objectives need not be identical to the identified existing housing needs, but should establish the maximum number of housing units that can be constructed, reha- bilitated, and conserved over a five-year time frame. (c) A program which sets forth a five-year schedule of actions the local government is undertaking or Intends to undertake to imple- ment the policies and achieve the goals and objectives of the housing element through the administration of land use and development con- trols, provision of regulatory concessions and incentives, and the utili- zation of appropriate federal and state financing and subsidy pro- grams when available. In order to make adequate provision for the housing needs of all economic segments of the community, the pro- gram shall do all of the following: (1) Identify adequate sites which will be made available through appropriate zoning and development standards and with public serv- ices and facilities needed to facilitate and eiycourage the development of a variety of types of housing for all Income levels, including rental housing, factory -built housing and mobilehomes, in order to meet the community's housing goals as identified In subdivision (n). (2) .Assist in the development of adequate housing to meet the needs of low- and moderate -income househo'.ds. (3) Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and de- velopment of housing. (4) Conserve and improve the condition of the existing afforda- ble housing stock. (5) Promote housing opportunities for all persons regardless of race. religion, sex, martal status, ancestry, national origin, or color. The program shall include an Identification of the agencies and rfficcials responsible for the implementation of the various actions and the means by which consistency will be achieved with other general plan elements and community goals. The local government shall 650 Div. mak men �. IA $tM ina P UP" abllit ist b cleat tionsh 0 shat~ need tion avail type ears. ties ent w tion c ency• counc advic ant tc of x, mark In th W Dig- 1 LOCAL PLANNiN'G § 65584 make a diligent effort to achieve public participation of all econorlic segments of the community in the development of the housing ele- ment, and the program shall describe this effort. (Added ) v Stats.mo, c. 1143, t,. 3697, § 3.) Library References Zoning and Planning C.J.S. Zoning and Land Planning 1 48. Notes of Decisions 1. in ,general Standing to challenge exclusionary son- ing prncticex in California did not depend upon plaintiffs xhowing "auhstnntinl prob- ability" that their injustices would not ex- ist but for such practices; it ions suffi- cient that plaintiffs showed causal rela- tionship by alleging that city's zoning practicex had excluded them from desired residency in the city or that such prac- tices find ralsed their housing cos!x out- side such city by ndversely affecting re- gional housing market. Stocks v. Cite of Irvine (191,31) li0 Ca1.Rptr. 724, 111 C. A.3d 520. § 65584. Locality's share of regional housing needs; determina- tion and distribution; revision (a) For purposes of subdivision (a) of Section 65583, a locality's share of the regional housing, needs includes that share of the housing need of persons at ail Income levels within the area significantly af- fected by a jurisdiction's general plan. The distribution of regional housing needs shall, based upon available data, take into considera- tion market demand for housing, employment opportunities, the availability of suitable sites and public facilities, commuting patterns, type and tenure of housing need, and the housing needs of farmwork- ers. The distribution shall seek to avoid further impaction of locali- ties with relatively high proportions of lower income hc-.1.seholds. Based upon data provided by the Department of Hensing anu Com- munity Development relative to the statewide need for housing, each council of governments shall determine the existing and projected housing need for its region. The Department of Housing and Com- munity Development shall ensure that this determination is consist- ent with the statewide housing need and may revise the determina- tion of the council of governments if necessary to obtain this consist- ency. Each locality's share shall be determined by the appropriate council of governments consistent with the criteria above with the advice of the department subject to the procedure established pursu- ant to subdivision (c). (b) For areas with no council of governments, the Department of (lousing and Community Development shall determine housing market areas and define the regional housing need for localities with- in these areas. Where the department determines that a local gov- Me cN.coe.—ri 651 0 § 65584 PLANNING AND ZONING Title 7 ernment possesses the capability and resources and has agreed to ac- cept the responsibility, with respect to its jurisdiction, for the identi- fication and determination of housing market areas and regional housing needs, the department shall delegate this responsibility to the local governments within these areas. (c) Within 90 days following a determination of a council of governments pursuant to subdivision (a), or the department's deter- mination pursuant to subdivision (b), a local government may revise the definition of its share of the regional housing need. The revised share shall be based upon available data and accepted planning meth- odology, and supported by adequate documentation. Within 60 days of the local government's revision, the council of governments or the department, as the case may be, shall accept the revision or shall in- dicate, based upon available data and accepted planning methodology, why the revision is inconsistent with the regional housing need. The housing element shall contain an analysis of the factors and circum- stances, with all supporting data, justifying the revision. All materi- als and data used to justify any revision shall be made available upon request by any interested party within 45 days upon payment of rea- sonable costs of reproduction unless such costs are waived due to eco- nomic hardship. (d) Any authority to review and revise a local government's share of the regional housing need granted under this section shall not constitute authority to revise, approve, or disapprove the manner In which the local government's share of the regional housing need is Implemented through its housing program. (Added by Stats.1980, c.1143, p. 3697. $ 3.) § 65585. Guidelines In preparat}on and amendment of housing elem%nt; swsbmission and rmiew; advisory findings; iinal adoption (a) Each city, county, and city and county shall consider the guidelines adopted by the Department of Housing and Community Development pursuant to Section 50459 of the Health and Safety Code In preparation and amendment of the housing element pursuant to this article. Such guidelines shall be advisory to each kKca) govern- ment in order to assist it in the preparation of its housing element. (b) At least i_ days prior to adoption of the housing element pursuant to this article and Section 65357, or at least 45 days prior to the adoption of an amendment to this element, the planning agency of a city, county, or city and county shall submit a draft of the ele- ment or amendment to the Department of Housing and Community 652 Dir Al V .:, Please review for Wednesday's Council meeting This is the legal basis for the Housing Element I Div. 1 LOCAL. PLANNING § 65580 Article 10.6 HOUSING ELEMENTS E ac. 65580. Legislative finding and declaration. 65581. Intent of legislature. 65582. Definitions. 65583. Contents of housing ciement.. 65584. Locality's share of regional housing needs; determinatian and distribution; revision. 65585. Guidelines in preparation and amendment of housing element; submission and review; advisory findings; final adoption. 65586. Time within which housing elements must conform to guide- lines and this article. 65587. Conformity; extension of time; actions to review conformity; time for compliat,ce with finding of court; additional time. 65587.1. Revenue bond programs; local approval of housing related projects; compliance with relevant laws. 65588. Review and revision. 60589. Construction of article. 65589.5. Proposal of local agency to disapprove project or approve proj- ect or condiCon of lower density; written findings; existence of conditions. Article 10.6 uxis added by Stats. 1980, c. 1143, P. -1697, 13. Law Review Commentaries California legislature prohibits eaclu- Positive response to growth control slonary zoning. mandates fair altare: In- plans: Orange County inclusionary hous- elusionary housing prograrns a likely re- ing program. Unda J. 13orung (1952) 9 sponse. Carolyn Burton (1981-) 9 :pan Peppenline I -Rev. 819. Fernando Valley I,Rev. 19. Library References Health and Environment 4=32. G.J.S. Ilealth and Environment if 28 to K 52. § 65580. Legislative finding and declaration The Legislature finds and declares as follows: (a) The availability of housing Is of vital statewide importance, and the early attainment of decent housing and a suitable living en- vironment for every California family is a priority of the highest or- der. (b) The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to ex - 647 § 65580 PLANNING AND ZONING Title pand housing opportunities and accommodate the housing needs of Californians of all economic levels. (c) The provision of housing affordable to low- and moderate -in- come households requires the cooperation of all levels of government. (d) Local and state governments have a responsibility to use the powers vested in them to facilitate the Improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community. (e) The Legislature recognizes that In carrying out this respon- sibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth In the general plan and to cooperate with other local govern- ments and the state In addressing regional housing needs. (Added by Stats. 1980, C. 1143, p. 3697, 13.) § 65581. Intent of legislature It is the intent of the Legislature In enacting this article: (a) To assure that counties and cities recognize their responsi- bilities in contr=buting to the attainment of the state housing goal. (b) To assure that counties and cities will prepare and imple- ment housing elements which, along with federal and state programs, will move toward attainment of the state housing goal. (c) To recognize that each locality is best capable of determin- ing what efforts are required by it to contribute to the attainment of the state housing goal, provided such a determination Is compatible with the state housing goal and regional housing needs. (d) To ensure that each local government cooperates with other local governments in order to address regional housing needs. (Added by Stats.1980, C. 1143, p. 3697, 13.) § 65582. Definitions As used in this article: (a) "Community," "locality," "local government," or "Jurisdic- tion", Jurisdic- tion", means a city, city and county, or county. (b) "Department" means tb^ Department of Housing and Com- munity Development. (c) "Housing element" or "element" means the housing element of the community's general plan, as required pursuant to this article and subdivision (c) of Section 65302. (Added by Stats.1980, c.1143, p. 3697. 13.) 648 Div. 1 sis Of ment Ing, f menta Ing: tation *W need t and c Ripon all inq ing f price .b. Div. 1 LOCAL PLANNING 3 65583 Ubrary References Wonh Ansi PWAO-em ('erm.I-A.) § 65583. Contenb; of housing element The housing element shall consist of an identification and analy- als of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scheduled programs for the preser- vation, Improvement, and development of housing. The housing ele- ment shall identify adequate sites for housing, including rental hous- ing, factory -built housing, and mobilehomes, and shall make adequate provision for the existing and projected needs of all economic seg- ments of the community. The element shall contain all of the follow- ing: (a) An assessment of housing needs and an inventory of re- sources and constraints relevant to the meeting of these needs. The assessment and inventory shall include the following: (1) Analysis of population and employment trends and documen- tation of projections and a quantification of the locality's existing and projected housing needs for all income levels. Such existing and pro- jected needs shall include the locality's share of the regional hcusing need in accordance with Section 65584. (2) Analysis and documentation of household characteristics, in- cluding level of payment compared to ability to pay, housing charac- teristics, Including overcrowding, and housing stock condition. (3) An Inventory of land suitable for residential development, Including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. (4) Analysis of potential and actual governmental constraints upon the maintenance, Improvement, or development of housing for all Income levels, including land use controls, building codes and their enforcement, site !mprovements, fees and other exactions required of developers, and local processing and permit procedures. (5) Analysis of potential and actual nongovernmental con- straints upon the maintenance, improvement, or development of hous- ing for all income levels, including the availability of financing, the price of land, and the cost of construction. (6) Analysis of any special housing needs, such as those of the handicapped, elderly, large families, farmworkers, and families with female heads of households. 649 § 65:.93 YLANN1NG AND ZONING Title 7 (7) Analysis of opportunities for energy conservation with re- spect to residential development. (b) A statement o' the community's goals, quantified objectives, and policies relative to the maintenance, improvement; and develop- ment of housing. It is recognized that the total housing needs W Aified pursuant to subdivision (a) may exceed available resourc,:; and the communi- ty's ability to satisfy this need within the content of the general plan requirements outlined in Article 5 (commencing with Section 65300). Under these circumstances, the quantified objectives need not be Identical to the identified existing housing needs, but should establish the maximum number of housing units that can be constructed, reha- bilitated, and conserved over a five-year time frame. (c) A program which sets forth a five-year schedule of actions the local government Is undertaking or Intends to undertake to Imple- ment the policies and achieve the goals and objectives of the housing element through the administration of land use and development con- trols, provision of regulatory concessions and incentives, and the utili- zation of appropriate federal and state financing and subsidy pro- grams when available. In order to make adequate provision for the housing needs of all economic segments of the community, the pro- gram shall do all of the following: (1) Identify adequate sites which will be made available through appropriate zoning and development standards and with public serv- ices and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, Including rental housing, factory -built housing and mobilehomes, in order to meet the community's housing goals as Identified In subdivision (b) . (2) Assist In the development of adequate housing to meet the needs of low- and nwderate-Income households. (3) Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and de- velopment of housing. (4) Conserve and Improve the condition of the ex:Wing afforda- ble housing stock. (5) Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, or color. The program shall include an identification of the agencies and officials responsible for the Implementation of the various actions and the means by which consistency will be achieved with other general plan elements and community goals. The local government shall 650 munit ent w tion o, ency. t counc aclvicr ant to; q. Of Ho markt In the. "e c feet =- housi tion ava A• Div. rc ties 1.1t- mak y men bt D '° munit ent w tion o, ency. t counc aclvicr ant to; q. Of Ho markt In the. "e c feet =- housi tion ava =� type-'`_ ties 1.1t- munit ent w tion o, ency. t counc aclvicr ant to; q. Of Ho markt In the. "e c Div. I LOCAL PLANNING § 65584 make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing ele- ment, and the program shall describe this effort. (Added by Stats. 1980, c. 1143, p. 3697, § 3.) t.lbrary References Zoning and Ylanniur C-1 U5. C.T.S. ZoAing and Land Planning f 48. Notes of Decisions 1. in general Standing to challenge exclusionary son- ing practices in California did not depend upon plaintiffs showing "substantin) prob- ability" that their Injustices would not ex- ist but for such practices; it was suffi- cient that plaintiffs showed cau%al rein- tionship by alleging that city's zoning practices had excluded there from desired residency in the city or that such prac- tices hnd raised their housing costa out- side such city by adversely affecting re• gionn) housing market. Stocky v. City of Irvine (10S1) 170 Cal.Rptr. 724, 11.1 C. A.3d 5,20. § 65584. Locality's share of regional housing needs; detertninru- tion and distribution; re%ision (a) For purposes of subdivision (a) of Section 65583, a locality's share of the regional housing needs includes that share of the housing need of persons at all income levels within the area significantly af- fected by a jurisdiction's general plan. The distribution of regional housing needs shall, based upon available dat, ,, take into considera- tion market demand for housing, employment opportunities, the availability of suitable sites and public facilities, commuting patterns, type and tenure of housing need, and the housing needs of farmwork- ers. The distribution shall seek to avoid further impaction of locali- ties with relatively high proportions of lower income households. Based upon data provided by the Department of Housing and Com- munity Development relative to the statewide need for housing, each council of governments shall determine the existing and projected housing need for its region. The Department of Housing and Com- munity Development shall ensure that this determination is consist- ent with the statewide housing need and may revise the determina- tion of the council of governments if necessary to obtain this consist- ency. Each locality's share shall be determined by the appropriate council of governments consistent with the criteria above with the advice of the department subject to the procedure established pursu- ant to subdivision (c). (b) For areas with no council of governments, the Department of Housing and Community Development shall determine housing market areas and define the regional housing need for localities with- in these areas. Where the department determines that a local gov- $ea CN Cod9 -22 651 In § 65584 PLANNING AND ZONING Title 7 Div ernment possesses the capability and resources and has agreed to ac- cept the responsibility, with respect to its jurisdiction, for the identi- fication and determination of housing market areas and regional housing needs, the department shall delegate this responsibility to the local governments within these areas. (c) Within 90 days following a determination of a council of governments pursuant to subdivision. (a), or the department's deter- mination pursuant to subdivision (b) , a local government may revise the definition of its share of the regional housing need. The revised share shall be based upon available data and accepted planning meth- odology. and supported by adequate documentation. Within 60 days of the local government's revision, the council of governments or the department, as the case may be, shall accept the revision or shall in- dicate, based upon available data and accepted planning methodology, why the revision is inconsistent with the regional housing need. The housing element shall contain an analysis A the factors and circum- stances, with all supporting data, justifying the revision. All materi- als and data used to justify any revision shall be made available upon request by any interested party within 45 days upon payment of rea- sonable costs of reproductio unless such costs are waived due to eco- nomic hardship. (d) Any authority to review and revise a local government's share of the regional housing need granted under this section shall not constitute authority to revise, approve, or disapprove the manner In which the local government's share of the regional housing nod is Implemented through its housing program. (Added by Stats. 1980, C. 1143, p. 3697, 13.) § 65585. Guidelines In preparation and amendment of housing element; submission and review; advisory xndings; final adoption (a) Each city, county, and city and county shall consider the guidelines adopted by the Department of Housing and Community Development pursuant to Section 50459 of the Health and Safety Code In preparation and amendment of the housing element pursuant to this article. Such guidelines shall be advisory to each local govern- ment in order to assist It in the preparation of Its housing element. (b) At least 90 days prior to adoption of the housing element pursuant to this article and Section 65357, or at least 45 days prior to the adoption of an amendment to this element, the planning agency of a city, county, or city and county shall submit a draft of the ele- ment or amendment to the Department of Housing and Community 652 of M Please review for Wednesday's Council meeting This is the legal basis for the Housing Element Div. I LOCAI. PLANNING § 65580 Article 10.6 HOUSING ELEMENTS Sec. 65580. Legislative finding and declaration. 65581. Intent of legislature. 65582. Definitions. 65583. Contents of housing ell -hent. 65584. Locality's share of regional housing needs; determination and distribution; revision. 65585. Guidelines in preparation and amendment of housing element; submission and review; advisory findings; final adoption. 6-r586. Time within which housing elements must conform to guide- lines and this article. 65587. Conformity; extension of time; actions to review conformity; time for compliance with findi,:Q of court; additional time. 65587.1. Revenue bond programs; local app -oval of housing related projects; compliance with relevant laws. 65588. Review and revision. 65589. Construction of article. 65589.5. Proposal of local agency to disapprove project or approve proj- ect or condition of lower density; writte:, findings; existence of conditions. Article 10.6 was added by Stats.1980, c. 11:3, p. 3697, § 3. Law Aevlew Commentaries California legislature prohibits exclu- Positive response to growth control sionary Boning. mandates fair share: In- plans: Orange County inclusionary hous. clusionary houslug programs a likely re- ins programa Lloda J. Borung (1982) 9 sponse. Carolyn Burton (1981) 9 San Pepperdine I..Rev. 819. Feruando Valley L.ITev. 19. Library References Health and Environment 41>32. C.J.& health and Environment Ji 28 to K W. § 65580. Legislative finding and duration The Legislature finds and declares as follows: (a) The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living en- vironment for every California family is a priority of the highest or- der. (b) The early attainment of this goal requires the cooperative Participation of government and the private sector in an effort to ex - 647 § 65580 PLANNING AND ZONING Title pand housing opportunities and accommodate the housing needs of Californians of all economic levels. (c) The provision of housing affordable to low- and moderate -in- come households requires the cooperation of all levels of government. (d) Local and state governments have a responsibilitit to use the powers vested in them to facilitate the improvement and Development of housing to make adequate provision for the housing needs of all economic segments of the community. (e) The Legislature recognizes that in carrying out this respon- sibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local govern- ments and the state In addressing regional housing needs. (Added by St.ats.1980, C. 1143, n. 3697, § 3.) § 6558 Intent of legislature It 3s'the intent of the Legislature in enacting this article: (a) To assure that counties and cities recognize their responsi- bilities in contributing to the attainment of the state housing goal. (b) To assure that counties and cities will prepare and imple- ment housing elements which, along with federal and state programs, will move toward attainment of the state housing goal. (c) To recognize that each locality is best capable of determin- ing what efforts are required by it to contribute to the attainment of the state housing goal, provided such a determination is compatible with the state housing goal and regional housing needs. (d) To ensure that each local government cooperates with w.her local governments in order to address regional housing needs. (Added by Stats.1980, e. 1143, p. 3697, 13.) § &.5582. Definitions its used in this article: (a) "Community," "locality," "local government," or " jurisdic- ik,n", means a city, city and county, or county. (b) "Department" means the Department of Housing and Com- munity Development. (c) "Housing element" or "element" means the housing element of the community's general plan, as required pursuant to this article and subdivision (c) of Section 65302. (Added by Stmt3.1930, c. 1143, p. 3697, j 3.) 648 DIv. 1 N sis of Div. 1 LOCAL PLANNING Library References Words and Phra%ex Werm.Fd.) § 65583. Contents of housing element § 65583 The housing element shall consist of an identification Fznd analy- sis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scheduled programs for the preser- vation, improvement, and development of housing. The housing ele- ment shall identify adequate sites for housing, including rental hous- ing, factory -built housing, and mobilehornes, and shall make adequate provision for the existing and projected needs of all economic seg ments of the community. The element shall contain all of the follow- ing: (a) An assessment of housing needs and an inventory of re- sources and constraints relevant to the meeting of these needs. The assessment and inventory shall include the following: (1) Analysis of population and employment trends and documen- tation of projections and a quantification of the locality's existing and projected housing needs for all income levels. Such existing and pro- jected needs shall include the locality's share of the regional housing need in accordance with Section 65584. (2) Analysis and documentation of household characteristics, in- cluding level of payment compared to ability to pay, housing charac- teristics, including overcrowding, and housing stock condition. (3) An inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. (4) Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. (5) Analysis of potential and actual nongovernmental con- straints upon the maintenance, improvement, or development of hous- ing for all income levels, including the availability of financing, the price of land, and the cost of construction. (6) Analysis of any special housing needs, such as those of the handicapped, elderly, large families, farmworkers, and families with female heads of households. 649 § 65583 PLANNING AND ZONING Title 7 (7) Analysis of opportunities for energy conservation with re- spect to residential development. (b) A statement of the. community's goals, quantified objectives, and policies relative to the maintenance, Improvement, and develop- ment of housing. It is recognized that the total housing needs Identified pursuant to subdivision (a) may exceed available resources and the communi- ty's ability to satisfy this need within the content of the general plan requirements outlined in Article 5 (commencing with Section 65300). Under these circumstances, the quantified objectives need not be Identical to the identified existing housing needs, but should estab".sh the maximum number of housing units that can be constructed, reha- bilitated, and conserved over a five-year time frame. (c) A program which sets forth a five-year schedule of actions the local government is undertaking or Intends to undertake to Imple- ment the policies and achieve the goals and objectives of the housing element through the administration of land use and development con- trols, provision of regulatory concessions and incentives, and the utili- zation of appropriate federal and state financing and subsidy pro- grams when available. In order to make adequate provision for the housing needs of all economic segments of the community, the pro- gram shall do all of the following: (1) Identify adequate sites which will be made available through appropriate zoning and development standards and with public serv- ices and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, including rental housing, factory -built housing and mobBehomes, in order to meet the community'^ housing goals as Identified In subdivision (b). (2) Assist in the development of adequate housing to meet the needs of low- and moderate -income households. (3) Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and de- velopment of housing. (4) Conserve and improve the condition of the existing afforda- ble housing stock. (5) Promote housing opportunities for aU persons regardless of race, religion, sex, marital status, ancestry, national origin, or color. The program shall include an Identificatior. . of the agencies and officials responsible for the implementation of the various actions and the means by which consistency will be achieved with other general plan elements and community goals. The local government shall 660 I Dig•. 1 LOCAL PLA N N I M; § 65584 make a diligent effort to nchieve public participation of all economic segments of the community in the develolmient of the housing ele- ment, and the program shall describe this effort. (Added by Stats.1990, c. 114:1, p. 3697, § 3.) Library References Zoning and Plannhig 07-111.5, C.J.S. Zoning and Land Planning f 48. Notes of Decisions I. in general stun ting to challenge exchmionrtry- r.on- ing prnetices in California did not depend upot, plaintiffs xhowing "substantial prob- ability" that tbrir injustiven Nvould not ex- ist but for such practices; it ails SON cient that 1-Inin1iffs r,Hnwed cansnl reta tionahip by alleging that city's sonit,F practices had excluded theta from drsirr(l residt-ticy in the city- or that such prne- tices hart rnined their housing costs out- side such city by adversely affecting re- gional Housing market. fitocks Y. Cite of Irvine W)S1) 170 CaLRI)tr. 721. 11-1 C. A .,.d C,20. § 65584. Locality's share of regional housing neeels; detennina,- tion and distribution; recision (it) For purposes of subdivision (a) of Section 65583, a locality's share of the regional housing needs includes that share of the housing need of persons at all income levels within the area significantly af- fected by a jurisdiction's general plan. The distribution of regional housing needs shall, based upon available data, take into considera- tion market demand for housing, employment opportunities, the availability of suitable sites and public facilities, commuting patterns, type and tenure of housing need, and the housing needs of farmwork- ers. The distribution shall seek to avoid further impaction of locali- ties with relatively high proportions of lower income households. Based upon data provided by the Department of IIousing and Co1n- munity Development relative to the statewide need for housing, each council of governments shall determine the existing and projec .ed housing need for its region. The Department of arousing and Com- munity Development shall ensure that this determination is consist- ent with the statewide housing need and may revise the determina- tion of the council of governments if necessary to obtain this consist- ency. Each locality's share shall be determincA by the appropriate council of governments consistent with the criteria above with the advice of the department st.ibject to the procedure established pursu- ant to subdivision (c). (b) For areas with no council of governments, the Department of liotlsing and Community Development shall determine housing market areas and define the regional housing need for localities with - In these areas. Where the department determines that a local gov- W Cot coo.--?? 651 J? § 65584 PLANNING AND ZONING Title 7 ernment possesses the capability and resources and has agreed to ac- cept the responsibility, with respect to its jurisdiction, for the identI- fication and determination of housing market areas and regional housing needs, the department shall delegate this responsibility to the local governments within these areas. (c) Within 90 days following a determination of a council of governments pursuant to subdivision (a), or the department's deter- mination pursuant to subdivision (b), a local government may revise the definition of its share of the regional housing need. The revised share shall be based upon available data and accepted planning meth- odology, and supported by adequate documentation. Within 60 days of the local government's revision, the council of governments or the department, as the case may be, shall accept the revision or shall in- dicate, bases; upon available data and accepted planning methodology, why the revision Is inconsistent with 0— regional housin,^ need. The housing element shall contain an analysis of the factor. r :id circum- stances, with all supporting data, justifying the revision All materi- als and data used to justify any revision shall be made available upon request by any interested party within 45 days upon payment of rea- sonable costs of reproduction unless such costs are waived due to eco- nomic hardship. (d) Any authority to review and revise a local government's share of the regional housing need granted un;;er this section shall not constitute authority to revise, approve, or disapprove the manner In which the local government's share of the regional housing need is implemented through its housing program. (Added by Stata.1980, c. 1143, p. 8697, § 65585. guidelines In preparation and amendment of housing . element; submisdon and review; advisory Bndbr Mal adoption (a) Each city, county, and city and county shall consider the guidelines adopted by the Department of Housing and Community Development pursuant to Section 50459 of the Health and Safety Code In preparation and amendment of the houiV .jg element pursuant to this article. Such guidelines shall be advi!t_nr; to each local govern- ment in order to assist It in the preparation of its housing element. n+) At least 90 days prior to adoption of the housing element pursuant to this article and Section 65357, or at least 45 days prior to t,%e adoption of an amendment to this element, the planning agent' of a city, county, or city and county shall submit a draft of the ele- ment or amendment to the Department of Housing and Community 662 ppppp *I Ji CITY OF LODI HOUSING ELEMENT Adopted 1983 TABLE OF CONTENTS INTRODUCTION - THE HOUSING PROBLEM PRINCIPLE HOUSING FINDINGS THE GREENBELT INITIATIVE SECTION I PERTINENT DATA A. POPULATION CHARACTERISTICS o PRESENT b PROJECTED POPULATION o RACIAL COMPOSITION o AGE CHARACTERISTICS o INCOME o SUMMARY STATEMENTS B. HOUSING CHARACTERISTICS o HOUSEHOLD SIZE o HOUSING TYPE & TENURE o VACANCY RATES o HOUSING CONDITION o OVERCROWDING o LAND AVAILABILITY o SUMMARY STATEMENTS SECTION II HOUSING NEEDS o HOUSING AFFORDABILITY o REPLACEMENT NEED o HOUSING NEEDS FOR SPECIAL GROUPS o FAIR SHARE HOUSING NEED CONSTRAINTS IN MEETING HOUSLNG NEED o MARKET CONSTRAINTS o GOVERNMENTAL CONSTRAINTS o TARGET AREAS o TARGET GROUPS i PAGE NO iii iv v ix 1 1 4 7 10 15 16 17 18 18 20 22 28 29 30 r 33 34 42 42 47 52 54 PAGE NO SECTION III THE HOUSING PROGRAM o HOUSING PROGRAM POLICIES 60 o GOALS PERTAINING TO THE ADEQUATE PROVISION OF HOUSING 62 o GOALS PERTAINING TO THE PRESERVATION AND CONSERVATION OF COMMUNITY RESOURCES 65 o GOALS PERTAINING TO THE ACCESSIBILITY OF HOUSING 67 o POLICIES FOR IMPLEMENTING THE ELEMENT 68 o MEANS OF IMPLEMENTING THE GOAL OF ADEQUATE PROVISION OF HOUSING 69 o MEANS OF IMPLEMENTING THE GOALS PERTAINING TO HOUSING :ONSERVATION 73 o MEANS OF IMPLEMENTING THE GOALS PERTAINING TO PRESERVATION AND CONSERVATION OF COMMUNITY RESOURCES 76 o MEANS OF IMPLEMENTING THE GOALS PERTAINING TO THE ACCESSIBILITY OF HOUSING 77 o TARGET AREAS 78 o CITY OF LODI CONTRIBUTIONS TO THE PROVISION OF HOUSING 81 APPENDIX A - FUNDING THE HOUSING PROGRAM 87 APPENDIX B - POPULATION CHARACTERISTICS MATRIX 91 APPENDIX C - HOUSING CHARACTERISTICS MATRIX 92 APPENDIX D - 1980 HOUSING COSTS 93 APPENDIX € CALIFORNIA STATE LAW PERTAINING TO DENSITY BONUS AND OTHER INCENTIVES 94 APPENDIX F - ASSISTED HOUSING UNITS THROUGH 3/79 95 APPENDIX G - MANUFACTURED HOUSING 96 APPENDIX H - ASSESSMENT OF HOUSING CONDITION - 1978 97 APPENDIX I - HOUSING QUALITY STANDARDS 99 GLOSSARY OF TERMS 102 LIST OF TABLES, DAPS & CHARTS EXHIBIT NO. PAGE NO. 1 POPULATION GROWTH 1 2 POPULATION BY CENSUS TRACT 2 3 POPULATION & GROWTH STATISTICS 3 4 POPULATION CHARACTERISTICS 4 5 RACIAL DISTRIBUTION BY CENSUS TRACT 4 6 RACIAL DATA 5 7 POPULATION PER HOUSEHOLD BY CENSUS TRACT 6- 8 POPULATION DISTRIBUTION BY AGE & SEX 7 9 POPULATION DISTRIBUTION BY SEX 8 10 PERCENT INCREASE FOR PERSONS AND HOUSING UNITS IN THE U.S. - 1900 to 1980 9 11 POPULATION INCOME CHARACTERISTICS 10 12 VERY LOW INCOME POPULATION GROUPS 11 13 INCOME CHARACTERISTICS BY CENSUS TRACT 12 14 POVERTY STATUS BY RACE/ETHNICITY 12 15 INCOME STRATA 13 16 FAMILY ii:CnME DATA 14 17 HOUSING UNITS i950-1980 16 18 OWNER -RENTER OCCUPANCY 1960-1980 17 19 GROUP QUARTERS RESIDENTS 18 20 HOUSING TENURE & VACANCY -1980 19 21 OCCUPIED UNITS - 1980 19 22 AGE OF HOUSING STOCK 20 23 MOUSInG UNITS LACKING ADEQUATE PLUMBING 20 24 OVERCROWDED MOUSING UNITS 21 25 OVERCROWDING BY CENSUS TRACT 21 26 LENGTH OF HOUSING UNIT OCCUPANCY 1960-1970 22 27 SUMMARY OF UNDEVELOPED RESIDENTIAL LAND 23 28 RESIDENTIAL PROJECTS IN PROCESS 24 29 RESIDENTIAL PROJECTS AND SUBDIVISIONS 25 30 HOUSING STOCK UPDATE 2.9 31 PROJECTED NEED FOR MARKET RATE HOUSING 31 32 SAN JOAQUIN COUNTY POPULATION AND HOUSING PROJECTIONS 1980 - 1986 35 33 SAN JOAQUIN COUNTY INCOME ESTIMATES 35 34 POPULATION PROJECTIONS BY JURISDICTION 36 35 NUMBER OF HOUSEHOLDS BY JURISDICTION 36 36 AVERAGE HOUSEHOLD POPULATION BY JURISDICTION 37 37 NUMBER OF HOUSEHOLDS BY JURISDICTION 37 38 PROJECTED NEED FOR ADDITIONAL HOUSING UNITS BY JURISDICTION 37 39 PROJECTED ANNUAL HOUSING REPLACEMENT NEED BY JURISDICTION 1.980-1986 38 40 PROJECTED NEED FOR ADDITIONAL HOUSING UNITS BY JURISDICTION 1930-1986 38 iia EXHIBIT NO. PAGE NO. iib 41 HOUSEHOLD INCOME GROUP DATA 39 42 ESTIMATED HOUSEHOLD INCOME DATA 39 43 PROJECTED ANNUAL HOUSING REPLACEMENT NEED BY JURISDICTION 1980-1986 40 44 CITY OF STOCKTON ANNUAL HOUSING REPLACEMENT NEED BY INCOME GROUP - 1980 40 45 CITY OF LODI ANNUAL HOUSING REPLACEMENT NEED BY INCOME GROUP - 1980 40 46 BUILDING PERMIT DATA 41 47 LOW INCOME HOUSEHOLDS REQUIRING ASSISTANCE 42 48 TYPICAL 3 BEDROOM COST SUMMARY 45 49 RESIDENTIAL SALES DATA 46 50 IMPACT OF RISING INTEREST RATES ON MONTHLY MORTGAGE PAYMENTS 47 51 RESIDENTIAL ZONING CLASSIFICATIONS 50 52 HOUSING PROFILE - CENSUS TRACTS 44.00 b 45.00 53 53 LOW AND VERY LOW POPULATION GROUP 55 54 NUMBER Of FAMILIES WITH A FEMALE HEAD OF HOUSEHOLD 56 55 TARGET AREAS 78 iib INTRODUCTION THE HOUSING PROBLEM It is the intent of this Housing Element to provide a statement of City policy concerning housing and the specific implementation measures necessary to accomplish designated housing goals. Additionally, this document is intended to satisfy State and Federal requirements for local housing planning and is in compliance with the "Housing Element Guidelines" developed by the California Department of Housing and Community Development. The California State Legislature, in the Housing and Home Finance Act of 11015, stated the following: I. "The subject of housing is of vital statewide importance to the health, safety and welfare of the residents of this state." 2. "...the provision of a decent home and a suitable environment for every American family (13 a national goal established by the Congress of the United States) and the (California) Legislature finds and declares that the attainment of this goal is a priority of the highest order." 3. "...there exists within the urban and rural areas of the state a serious shortage of decent, safe and sanitary housing, which persons and families of low or moderate income including the elderly and the handicapped, can afford." Recognizing that the local housing market area extends beyond Lodi's City boundaries, this Housing Element is also a response to the housing needs of a fair share of those households who do not presently live within the City but whose housing opportunities are nevertheless affected by the planning decisions of the City. The text is organized into four major sections: I. Pertinent Data This section includes demographic data related to the analysis of housing needs. The data is listed by individual census tract and the entire City limits. The majority of the information is derived from the 1980 Census figures and can be easily updated uponreceiptof future decennial information. iii I1. Housing Needs and Constraints. Present and future housing needs are analyzed. Obstacles to meeting these needs are also examined. III. The Housing Program. It is in this section that the means of accomplishing specific housing goals are listed. Discussion of existing efforts is included as well as a designation of target areas where the application of housing programs will be concentrated. IV. Environmental Documentation. A copy of the Negative Declaration for the Housing Element is included. iiia CITY OF LODI HOUSING GOALS 1. Decent, safe, sanitary and affordable housing shall be available for all segments of the community. 2. The construction of housing for special groups such as the elderly, handicapped, minorities, large families and migrant farm workers will be encouraged. 3. The City will pursue housing conservation efforts to prevent the loss of existing housing units in order to maintain the availability of existing lower cost housing. 4. An orderly, contiguous growth pattern will be maintained while insuring land for future residential use. 5. The quality and diversity of Lodi's existing residential areas will be maintained and improved. 6. The provision of adequate housing opportunities should not negatively alter the present quality of Lodi's physical environment. 7. The disruption of viable agricultural areas s -hall be minimized. 8. Buildings of historic importance will be protected and maintained. Q. The application of energy efficient design and technology to existing housing and subdivisions will be encouraged. 10. Attempts will be made toward eliminating housing discrimination in Lodi. iv PRINCIPLE HOUSING FINDINGS STATEWIDE o An average of 315,000 housing units need to be built annually through 1985. o Approximately 4 percent (365,000) of existing housing units need to be replaced. o Nine percent (860,000) of existing housing units need to be rehabilitated. 0 23% of all low income households pay more than 25% of their income for housing. o The median price of a home in California in 1980 was $97,961 while nationwide the median price was $62,060. 0 430,000 households are overcrowded. The following conditions contribute to California housing problem: o The post-war baby boom generation is moving into the household formation period. o Net immigration into California is on the rise. o The number of households has increased due to high divorce rates and professional men and women marrying later. o Housing lots have become increasingly scare in California's metropolitan areas. o High inflation has caused savers to turn to other investments, thus making mortgage funds from banks and savings and loans scarce and available only at high interest rates. o Land use regulations, permits and everchanging building standards are increasing housing costs. o Californians now pay an average of 37% of their ;ncome towards house payments. (Nationally, house payments average 24% of income). 1. SOURCE: Cal Tax Research Bulletin, October 1981 pg. 3 VA PRINCIPLE FINDINGS CITY OF LODI o The bulk of Lodi's population is getting older. This affects the housing market in terms of the number of housing units required as well as their size, type, and location. o The number of persons per household has decreased from 2.9 in 1970 to 2.38 in 1980. o Nearly 50% of Lodi's 1980 housing stock was built prior to 1960. o As a result of Measure A (page IX), the amount of laid assumed to be available for residential development has been drastically reduced. This will result in limiting future development to those areas already in the City and encouragement of higher density development in accordance with the Zoning Ordinance, to achieve the Housing Goals as specified in this document. 0 1,866 households in Lodi were in need of housing assistance in 1979. o Low and moderate income families are, for the most part, excluded from the new homeownership market. vi o The primary source of affordable and decent housing for low and moderate income households is in the rehabilitation and preservation of the existing housing stock. o Housing deficiency and needs are directly related to problems encountered in employment, education, com.munity health and other socio-economic areas. vii 4' PREFACE The figures in this document are based primarly upon 1980 U: S. Census information and as such may differ slightly from previously published City reports including the Development Information Booklet. Every attempt was made to obtain the most recent information available. In those cases where the information was not yet available from 1980 Census publications, previous data was utilized, viii 14EASURE A THE GREENBELT INITIATIVE On August 25, 1981, the voters of the City of Lodi approved an initiative ordinance which eliminated the City's Planned Urban Growth Area from the Lard Use Element of the General Plar. The effect of this Ordinance was to establish the new urban growth boundary at the city limits as shown on Exhibit A. At the present time, annexation of County property to the City for urban development purposes is not possible without an amendment to the Land Use Element of the General Plan. The effects of this initiative upon housing cannot be determined at this time. It has affected the assumptions concerning housing since properties once considered potentially buildable are now excluded. If construction is to occur, it will be limited to those areas already within the City limits. Any direct relationship between the Greenbelt Initiative and fluctuations in construction activity cannot be proved due to innumerable other variables which include interest rates, availability and development of land in nearby areas, and weather conditions. It is anticipated that as the amount of vacant City land decreases, two things will occur: 1. The price of remaining vacant land will increase, and 2. The development that will occur, in all probability, will be at a higher density (units per acre) die to increased land costs. ix SECTION I BACKGROUND DATA POPULATION CHARACTERISTICS Present and Projected Population Between the years 1960 and 1980 the populittion of Lodi grew at an annual rate of 2.33 percent. The 1960 population of 22,229 increased to 28,691 in 1970 and 35,221 in 1980. Although the population has steadily increased, the annual rate of growth has varied from 3.31 percent (1960 1966) to 1.51 percent (1966 - 1970). In the five year period between 1975 and 1980, Lodi grew 2.01 percent annually (Exhibit 1). Lodi's population growth has been approximately equal to that of San Joaquin County. EXHIBIT 1 CITY OF LODI • POPULATION GROWTH • 1950 -1980 YEAR POPULATION YEARS ACTUAL INCREASE ANNUAL GROWTH RATE 1950 13798 1950-1955 3622 5.25% 1955 17420 1955-1960 4809 5.5% 1960 22229 1960-1965 3682 3.3% 1965 25911 1965-1970 2780 2.1% 1970 28691 1970-1975 3374 2.35% 1975 32065 1975-1980 3156 1.97% 1980 35221 1950-1980 21423 3.41%* *Average Annual Growth Exhibit 2 shows the distribution of the 1980 population by census tract. Exhibit 3 shows the projected Lodi population. The figures given reflect the assumption that Lodi will continue to grow at a steady rate. -1- NGTE:lt should be emphasized that these figures do not take into account the potential effects of the Greenbelt Initiative, Measure A, which was passed by the electorate on August 25, 1981 and is discussed in more detail on page VIII of this report. The effects of this initiative upon housing cannot be predicted at this time. It is certain to at least limit the amount of available acreage for residential development. Whether this will have an effect upon the number of annual units constructed is yet to be se?n. EXHIBIT 2 CITY OF LODI • POPUI.A'TBOPI BY L.JJJ CENSUS TRACT* 1980 41.01 -2- 70.000 65.000 60.004 5$.000 50.001 45.00E 40.000 W i 35.000 30.000 25.000 20.000 15.000 r 10.000 5.000 96 O ! 66.690 (2.002) ( ) ANNUAL 1 GROVTN fowl. for S year period) 59.1S0 �..�� HISTORICAL DATA 57.200 �� EI• i ■� i D S. J. CO. LODI PLANNING AREA PROJECTS ADJUSTED toREFLECT!.001 ONLY USING 1960 THRU 1980 .•� (1.33%) • Sb•t50 PERCENTAGE PROJECTION (8S Xlt in 2010), , �� e.... e. SAME AS AlOVt WT CONSTANT PERCCNTAGE (1980, 76.591)40 •`,•• ��''' (1.2bt) p��N��.•M N. LINEAR ERTRA'CLATION. LEAS' SQUARES CURVE FIT USING 9,IC'J -4 1950 THRU 1980 DATA (r - 0.3970) 7' r ' E>fi[1NR0/I1Ri�8 CONSTANT INCREASE BASED ON 1975 — 1980 (3156 per 5 yrs) ! 46.100 Mrs UPPER LIMIT USING AVAILABLIE LAND WITNIN CITY LIMITS ® e AT MAIIMUN DENSITY AND 2.17 PERSONS PER UNIT. �• '•'4' V►►[R ltNiT USING SEWAGE TREATMENT PLAN CAPACITY (1982 data) ASSUM+ NG NO CHANGES IN WATER USE HABITS NOTE: THE READER IS CAUTIONED THAT PROJECTIONS THAT GO BEYOND OBSERVED DATA WILL NOT NECESSARILY BE REALIZED. FUTURE CHANGES ARE DEPENDENT ON •. �.•• CIRCUMSTANCES THAT ARE BEYOND THE KEN OF THE •' CURVE. A NUMBER OF MODIFIED LOGISTIC CURVES — `1.97%) CAN BE FIT TO THE SAME DATA WHICH CAN YIELD VERY DIFFERENT PROJECTIONS. EXE-10SIT 3 CITY OF LODI POPULATION & GROWTH STATISTICS 1 SOURCE: City of Lodi Engineering Oepa•tmrnt d 1920 1925 1930 1985 1940 1945 1950 1955 1960 1965 1970 1975 1980 1985 1990 1995 2000 2005 2010 M HIBIT 4 PULATION CHARAGTERISTBCS•1960.70*80 RACIAL COMPOSITION Of the 35,221 persons residing in Lodi in 1980, 90.3°: were white. The category, white, includes all persons with European backgrounds. This means that most persons with Spanish surnames are counted as white and tabulated a second time under the category "Persons of Spanish Origin". 3.3 percent of the population was Asian or Pacific Islander, 0.8�. American Indian, Eskimo or Aleut. Twenty-eight Black persons accounted for 0.1% of the total city population. All other races not itemized by the census accounted for 5.6%. EXHIBIT 5 RACIAL DISTRIBUTION BY CENSUS TRACT• 1980 RACE 42.01 PDPULATI04 43.02 PERCENT I.W.REASE MEDIAN AGE RAGA_ DISTRIM10% WHITE 5812 196^ 1970 1980 1960 1970 2 of Mals Frule Bieck SSoe11lsh2 White 4 NC. CO. N0. 1970 1990 CO. 1970 1980 197C 1593 197: 1980 197C 1993 1970 198? IOC: 22.229 28.691 35,221 29.1 21.7 10.1 32.6 32.4 34.5 35.1 0.1 CE 9.7 10.0 - 9.02 S70C1:'ON 155,221 175.508 149,779 13.07 17.03 - - - - 29.2 - 5.5: - 191. - 65.41 (Flanni"I area) SAN JOAOUIN CO. 249.999 291.016 347.342 - - - - M.1 - 30.7 - 101 - 22t - 76: RACIAL COMPOSITION Of the 35,221 persons residing in Lodi in 1980, 90.3°: were white. The category, white, includes all persons with European backgrounds. This means that most persons with Spanish surnames are counted as white and tabulated a second time under the category "Persons of Spanish Origin". 3.3 percent of the population was Asian or Pacific Islander, 0.8�. American Indian, Eskimo or Aleut. Twenty-eight Black persons accounted for 0.1% of the total city population. All other races not itemized by the census accounted for 5.6%. EXHIBIT 5 RACIAL DISTRIBUTION BY CENSUS TRACT• 1980 RACE 42.01 42.02 43.02 43.03 43.04 44.00 45.00 TOTAL % Of POPULA. WHITE 5812 6660 2995 5101 4132 4259 2826 31785 90.2% BLACK 2 4 1 0 18 1 2 28 .079% SP. ORIG 404 481 422 109 395 1086 628 3525 10V TOTAL POP - CENSUS TRACT 6166 7143 5504 3221 4607 5088 3489 35?21 -4- "031M TACT 61.01 6l.N 63.00 63.01 63.43 63.06 44.00 65.61 TOTAL •w MK wY1.ATSW TOTAL pe"LATMo ) x./66 7.14) 5.f06 3.121 6.607 SAM I.&" 15.!!1 100 wlTt 1 5.41! 6.6" 5.101 3.931 6.11' 6.159 3.416 )1.704 t0.21 KXIt ! 6 1 0 1i 1 ! 30 Aft Awl 0 so 62 70 16 SS 64 » 276 .7ft AP 0 1" 147 166 110 1N /0) 1)1 1.116 5.143 011116 0 156 310 1" 60 114 Sri 4" 1.977 5.6% 1►, ala 0 4" 641 W 10! 1!1 1.604 t1/ ).)150 Ni 11wITt KIK Awl - Asorltan 1-41410. Essl..s o.. Atout ASP - Asion " potifit tslonior (10491. Jopw0N. C►.1ness. f111PASO. 0►roon. Astoo. fw11iM, VJeUWOoto. lbrsilM. 6wrnlM, lonta.). STMik . Wt speelfiol 6T Consvt Ct. tq. MIC - port&.% of tyonlse oel In (iwzl.dlw* 04&01"..h.orto ll"o. C.Aon. &d *then 1poftlswl ►ors&.t of ip6nl%o% sr161n a" 60 of M1 rtt*. "Oath: O.S. Oef»rv.ont of Cow.e►co, b.o" of tlr Ctns..s. It" Cowevs. yos►liyr,.w. O.C.. 1140 ��r.e1ss11 ._�.- � 5� =�LH 9 Ali 7 �MEDIAN POPULATION PER O=CUPiED HO+L1:516NG UNIT BY CENSUS TRACT a 1980 3.03' 2.48 e s 2.62 3.21 a 1960 2.94 t542.*2 3.21 2.6 1975 1970 2.4 12.07 h 1.84 2.73 2.63 2.11 2.38 1980 AGE CHARACTERISTICS As a result )f declining birthrates over the past 10 years, the bulk of Lodi 's population is getting older. This trend is generally consistent throughout San Joaquin County and the United States. While the 1960 census figures indicated the largest population concentration to be in the 0 - 5 year category, the 1980 census figures show the 15 - 24 year category as the largest (see Exhibit 8). Countywide the number of children less than ten years old declined by nearly 6,000 from 1960 - 1975 de -spite an increase in total population by 50,000 While the younger population has been declining, the older population (countywide) increased by over 18,500 from 1960 - 1975 which accounted for nearly 40% of the growth during that period. The increasing age of the population affects the housing market in terms of the number of housing units needed as well as the size and type of housing required. Among the effects of a reduction in the birthrate is an increased need for smaller units and less demand for school facilities. EXHIBIT 8 POPULATION DISTRIBUTION BY AGE & SEX 1980 AGE GROUP � t66 aM 45-54 25 —34 x *a 15 --24 .�` i 30 20 10 Source: 1980 Census of Son Jooquin County. -7- MI "Rcos or PM -00l! 1990 I EXHIBIT 9 POPULATION DISTRIBUTIC"N BY AGE & SEX 1950 CENSUS TRACT SEX C% �- r r N cr AGE M 11%r r t/1 r .aa 9� f� + N ?• Q 42.01 MALE 185 202 229 293 226 429 381 378 331 212` 90 2956 Percent 3.0 3.7 3.7 4.7 3.6 6.9 6.1 6.1 5.3 3.4 1.4 48.0 FEMALE 182 187 2117 317 231 461 461 399 365 230 130 3210 Percent 2.9 3.0 4.0 5.1 3,7 7.4 7.4 6.4 5.9 3.7 2.1 52.0 42.02 MALE 232 176 222 288 304 431 349 402 428 329 218 3379 Percent 3.2 2.4 3.1 4.0 4.2 6.0 4.8 5.6 6.0 4.6 3.0 47.3 FEMALE 136 200 213 345 267 457 402 411 494 416 423 3764 Percent 1.9 2.7 3.0 4.8 3.7 6.4 5.6 5.8 6.9 5.8 5.9 52.6 43.02 MALE 130 109 131 183 178 301 213 279 343 290 259 2416 Percent 2.4 2.0 2.4 3.3 3.2 5.5 3.9 5.1 6.2 5.3 4.7 44.0 FEMALE 142 125 136 202 228 302 242 337 432 391 551 3088 Percent 2.5 2.3 2.5 3.7 4.1 5.4 4.4 6.1 7.8 7.1 10.0 56.0 43.03 MALE 93 131 158 175 92 184 243 254 177 87 128 1622 Percent 2.8 4.1 4.9 5.4 2.8 5.7 7.5 7.9 5.4 2.7 .87 50.3 FEMALE 72 127 134 162 62 228 275 250 177 73 39 1599 Percent 2.2 3.9 4.2 5.0 1.9 7.0 8.5 7.8 5.4 2.3 1.2 49.7 43.04 MALE 231 193 208 211 232 545 302 356 111 85 38 '512 Percent 4.8 4.C, 4.3 4.4 4.8 11.3 6.2 7.4 2.3 1.8 •79 52.1 FEMALE 204 198 195 222 276 496 267 148 116 110 72 2304 Percent 4.2 4.1 4.0 4.6 5.7 10.2 5.5 3.0 2.4 2.3 1.4 47.8 44.00 MALE 281 211 169 157 298 422 213 210 197 192 139 2489 Percent 5.5 4.1 3.3 3.1 5.9 8.3 4.2 4.1 3.9 3.8 2.7 49.0 FEMALE 235 173 142 228 310 381 229 225 218 228 230 2599 Percent 5.4 4.0 3.3 5.3 7.2 8.8 5.3 5.2 50.0 5.3 5.3 51.0 45.00 MALE 132 91 88 133 196 263 147 170 175 198 134 1727 Percent 3.8 2.6 2.5 3:8 5.6 7.5 4.2 4.9 5.0 5.7 3.8 49.0 FEMALE 140 105 74 134 186 226 139 153 219 228 158 1762 Percent 4.0 3.0 2.1 3.8 5.3 6.5 4.0 4.4 6.3 6.5 4.5 50.5 TOTAL MALE 1234 1113 1205 1440 1526 2575 1848 1840 1772 1393 907 16853 Percent 3.5 3.2 3.4 4.1 4.3 7.3 5.2 5.2 5.0 4.0 2.6 47.8 FEMALE 1161 1115 1141 1610 1560 2551 2015 1923 2012 1676 1604 18368 Percent 3.3 3.2 3.2 4.6 4.4 7.2 5.7 5.5 5.7 4.8 4.5 52.2 TOTAL 2395 2228 2346 3050 3085 5126 3863 3763 3784 3069 2511 35221 Percent 6.8 6.3 6.7 8.7 8.8 14.6 11.0 10.7 10.7 8.7 7.1 100.0 suvacc: r9do u s. C(%sus DIFFERENTIAL BETWEEN RATES OF INCREASE FOR POPULATION AND HOUSING The 1980 census was the first in the twentieth century to show a divergence in the growth rate of population and housing. Although previously moving almost in parallel, the growth rate for housing increased between 1970 and 1980 while the growth rate for the population declined. As a result, there was a greater supply of housing units in relation to total population than ever before in our history. According to the 1980 Census, the median number of persons per household was 2.17. Owner -occupied units had a slightly higher median, 2.32; while renter -occupied units had a median of 1.89 persons per unit. A comparison of the growth rates for total population and occupied housing is shown below. PERC�P�T1INCREASE FOR PERSONS HOUSING UNITS U.S. 1900 TO 1980 1900 1910 1920 1930 1940 1950 1960 1970 1980 CENSUS YEAR Source: 1980 Census Update, July 81, p.l, Dept. of Commerce, Bureau of the Census. -9- ao 30 20 10 0 1900 1910 1920 1930 1940 1950 1960 1970 1980 CENSUS YEAR Source: 1980 Census Update, July 81, p.l, Dept. of Commerce, Bureau of the Census. -9- „111,1' 1900 1910 1920 1930 1940 1950 1960 1970 1980 CENSUS YEAR Source: 1980 Census Update, July 81, p.l, Dept. of Commerce, Bureau of the Census. -9- HOUSEHOLD INCOME The following data has been taken from the 1980 Census figures. Exhibit 10 provides an ov:-v4_,w of income characteristics. Median incomes by Census Tract are significant in that they provide a means for comparison both locally and on a countywide basis. The information pertaining to poverty levels is important and illustrates the following conclusions: o Female headed families are highly susceptible to poverty status with 3 out of every 10 female headed families so c:assified. o 8.9% of all persons age 65 or older had incomes below the poverty level. o 21.1" of all unrelated individuals have incorrn below the poverty level. ffIEXHIBOT 11 INCOME CHARACTERISTICS 1980 tOF PERSONS t Of PERSONS M/INCOMES 11/1NCONES POPULATION BETWEFN 100% BETWEEN 100% t OF PERSONS GROUPS TOTAL ANO 124% OF AND 124% OF BELOW POVERTY % OF PERSONS LEVEL PERSONS POVERTY LEVEL POVERTY LEVEL LEVEL BELOW POV. Persons over 6S yrs. 55A0 420 44.6% 490 15.1% Persons in Female Headed Families w/ Children under IP yrs. old 827 %/A N/A 364 11.221 Person% in Non -Elderly i Other Low- lncwe Families 17.972 311 SS.41 1510 46.61 TOTAL )$.221 942 100.0% 3247 100.01 SOURCE: 1980 Census of Population and Housing 1. 1980 Census. Poverty threshold for all non -fins persons: All unrelated individuals: $1.689 All families: 2 persons: $4.72S 3 persons: 55.784 4 Persons: 57.412 S persons: S8.77S 6 persona: $9.914 7 or more: $12.?80 SOURCE: Statistical Abstract. Dept. of Comvmerce. 1981 Table No. 744. P. 445. -10- INCOME POPULATION GROUPS 1980 CENSUS TRACT NO. 42.01 1 42.02 43.02 43.03 43.04 44.00 45.00 Persons Below STATE Percent of all $22,089 $19,728 $28,278 Families Poverty Level 343 534 409 90 301 978 588 % of Persons Below Poverty Level 5.6 7.6 7.4 2.8 6.5 19.2 17.0 % of All Persons 9,7 13.3 15,9 6.3 6.3 14.0 16.9 Receiving Soc. Sec. Income A of Families Below Poverty Levei w/Femal: Head 41 34 32 0 23 172 62 # of Families w/Female Head w/Children Under 18 140 151 118 41 109 182 97 % of Persons Under Poverty Level 65 and Older 5.0 .59 1.4 .19 .72 2.7 1.8 % of White Households Below Poverty Level 6.0 6.3 7.6 2.9 5.6 17.3 16.3 % of Spanish Households Below Poverty Level 2.7 11.7 14.6 N/A* 14.5 14.2 23.1 % of Asian Households Below Poverty Level N/A* 29.8 N/A* 2.7 N/A 31.1 5.5% SOURCE: 1980 CENSUS OF POPULATION AND HOUSING CITY OF LODI PERCENT OF ALL FAMILIES BELOW POVERTY LEVEL SOURCE: 1980 CENSUS OF POPULATION AND HOUSING AND DEPARTMENT OF COMMERCE COUNTY AND CITY DATA BOOK. *Standard Metropolitan Statistical Area. CITY OF L.ODI MEDIAN INCOMES: 1980 - STATE, COUNTY, CIfiY AND CENSUS TRACTS LODI CITY LODI STOCKTON SMSA* SAN JOAQUIN CALIF. 43.04 44.00 45.00 COUNTY STATE Percent of all $22,089 $19,728 $28,278 Families 9.4 13.3 13.3 10.4 SOURCE: 1980 CENSUS OF POPULATION AND HOUSING AND DEPARTMENT OF COMMERCE COUNTY AND CITY DATA BOOK. *Standard Metropolitan Statistical Area. CITY OF L.ODI MEDIAN INCOMES: 1980 - STATE, COUNTY, CIfiY AND CENSUS TRACTS LODI CITY 42.01 42.02 43.02 43.03 43.04 44.00 45.00 COUNTY STATE $19,84322,131 $22,089 $19,728 $28,278 20,527 12,009 14,000 $19,120 $25,10 IBIT INCPAE� CF9ARAG'TE929STBCS BY CENSUS YkACT CENSUS TRACT PERCENT RENTERS PERCENT LOW INCOME PERCENT VERY LOW INCOME PERCENT UNDER THE POVERTY LEVEL 42.01 25% 29% 13X± 5.6% 42.02 35% 23% 20% 8% 43.02 36% 30% 21% 8% 43.03 10% 20% 6% 3%2 43.04 49% 36% 12% 7% 44.00 53% 35% 40% 19% 45.00 54% 40% 35% 20% CITY AVERAGE 38% 30t 21% 9% 1. Families in the low income category annually earn more than 50%, but not more than 100% of the county median 2. Families in the very low income category annually earn no more than 50% of county median income. SOURCE: 1980 U.S. Census. �FOV�ERTY STATUS BY RACE/ETHNICITY -12- WHITE INDIAN ASIAN SPANISH TOTAL ABOVE POVERTY 28,574 240 1,221 3,066 31,268 BELOW POVERTY 2,624 66 169 483 3,243 (9%) (27,x) (13.8%) (15.75%) (10.4%) -12- �EXHIBIT 15 INCOME STRATA01980 PERCENT OF TOTAL INCOME LEVEL TOTAL NO. FAMILIES FAMILIES Very Low 2,045± 210o' Lowe 2,948 30. 1Families in the Very Low category annually earn no more than 50% of the 1980 County median income. 2 Families in the Low category annually earn more than 50% but no more than 100% of the 1980 County median inccme. 1980 Median Incomes L^di $ 19,843 San Joaquin County $ 19,120 California $ 25,109 INCOME STRATA City of Lodi o Very Low (no more than 50% County Median) - $ 9,.60 (or less) o Low (more than 50% but no more than 100% County median). $ 9,561 - $19,120 o Moderate (no more than 120% of County median. $ 19,121 - $22,944 -13- ESTIMATED PERCENTAGE OF HOUSEHOLDS IN VARIOUS INCOME C RIES DJUSTED N THE BASIS OF FAMILY SIZE & MEDIA INCOME - 1980)-' 1. SAN JOAQUIN COUNTY C.O.G. FAIR SHARE HOUSING NEED, 1982 -14- Very Low (-51% County Median) Other Lower (51-100% County Median) Moderate (101-120% County Median) Above Moderate (+120% County Median) STOCKTON CITY 29 17 21 33 LODI CITY- 24 16 24 36 MANTECA CITY 20 20 25 35 TRACY CITY 23 20 21 36 RIPON CITY 27 20 26 27 ESCALON CITY 29 20 21 30 UNINCORPORATED 30 18 20 32 SAN JOAQUIN CO. TOTAL 27 18 23 32 1. SAN JOAQUIN COUNTY C.O.G. FAIR SHARE HOUSING NEED, 1982 -14- POPULATION DATA SUMMARY POPULATION SIZE The population of Lodi has increased at an annual rate of approximately 2.9% for the past 20 years. The population in 1980 was 35,221 persons. rOPULATION TRENDS The populations of elderly and individuals age 20 and older have increased, while the percent of the population of children under five has decreased. As of 1980 persons age 62 or older accounted for 19% of the total population. RACIAL MIX Currently the Caucasion population comprises 90% of the total population, with minorities making up only 104 of the total. Ten percent of the total population is of Spanish origin. (Spanish origin persons were itemized in the category - White, in the 1980 Census. INCOME The median family income in Lodi in 1980 was $19,843. Twenty -•one percent of Lodi's families were classified as very low income and 35% had low incomes. (Low income includes the "very low" group). Twelve percent of all Lodi families are headed by a female (single parent), of which 32% are below poverty level. -15- HOUSING CHARACTERISTICS Lodi has had a growth of approximately 329 units per year since 1980 as illustrated in Exhibit 16. The census report for 1980 counted 14,811 housing units, an increase of 2,061 from 1975. Of the total number of households, 10,506 or 71% were single family units. UBS ITS • 1950-1980 CENSUS YEAR TOTAL NO. HOUSING UNITS NUMBER NEW UNITS SINCE PREVIOUS CENSUS AVERAGE ANNUAL INCREASE PERCENT INCREASE PER YEAR 1950 4 '92200 1960 7,896 2,968 297 +6% 1970 10,319 2,423 242 +3% 1980 14,811 4,492 449 +4.4% SOURCE: U.S. Bureau of the Census HOUSEHOLD SIZE The average number of pet -sons per household in Lodi has decreased from 2.78 persons per household in 1970 to 2.46 persons per household in 1980. According to the San Joaquin County Housing Element, the decrease in persons per households may be due to the following: 1) AN AGING POPULATION, which means longer occupancy requirements for the population 2) SMALLER FAMILY SIZE, which means a reduction in the household size and therefore more housing units per population 3) AN I<NCREASE IN THE DIVORCE RATE 4) AN INCREASE IN ONE PARENT FAMILIES 5) A LARGER PERCENTAGE OF THE POPULATION DELAYING MARRIAGE All of these factors will continue to have a profound effect of not only the quantity, but the type of housing needed to meet the demands for housing. -16- H0USING TYPE AND TENURE Of the 14,811 housing units counted by the Census in 1980, 10,506 (71%) were single family units, 3,921 (26%) were multiple family units, and 384 (2.6%) were mobilehomes. The percentage of multiple family dwellings has increased substantially since the 1960 census. According to the San Joaquin County Housing Element, "it is estimated that one out of every four units is a multiple family unit and that almost exactly 50o- of all new units built over the eighteen years since 1960 were multi -family units. 112 Owner occupancy of multi -family units has increased from 6.4% in 1960 to 15.7% in 1970 and 25.1% in 1979.2 The percentage of the total housing units which are occupied by renters has A ncreased as well as shown in Exhibit 18 below. This is a noted trend throughout San Joaquin County which appears to be a result of two mayor factors --rising housing costs and reduced household size. ®EXHIBIT 18 l OWNER REINTER OCC U FANCY * 1960-1980 Source: 1980 Census GROUP QUARTERS Group quarters include institut►ons, boarding houses, convalescent hospitals, retirement homes and guest homes where the quarters are shared by the owner or manager and five. or more unrelated individuals who also share eating or cooking facilities. Exhibit 19 shows the number of individuals residing in the Group Quarters in the City of Lodi, as counted by the Federal Census Bureau. 2San Joaquin County Housing Element, 1980, pg. 8. -17- 1960 1970 1980 TOTAL HOUSING UNITS 7,896 10,313 14,807 OWNER OCCUPIED 5,249 6,587 8,329 PERCENT OF TOTAL 66% 64% 56% RENTER OCCUPIED 2,301 3,372 5,686 PERCENT OF TOTAL 29% 33% 38% Source: 1980 Census GROUP QUARTERS Group quarters include institut►ons, boarding houses, convalescent hospitals, retirement homes and guest homes where the quarters are shared by the owner or manager and five. or more unrelated individuals who also share eating or cooking facilities. Exhibit 19 shows the number of individuals residing in the Group Quarters in the City of Lodi, as counted by the Federal Census Bureau. 2San Joaquin County Housing Element, 1980, pg. 8. -17- DEXHIBIT 19 GROUP QUARTERS RESIDENTS *1960-1980 SOURCE: U.S. Census 1980 Each year the City of Lodi surveys the Group Quarter population and supplies the figures to the State for use in calculating the annual population estimates for fiscal subvention purposes. In 1980 there were 744 individuals (approximately 2.1% of the total City population) in group quarters. There are no major institutions,i.e. college dormitories, prisons, etc., in the City limits. VACANCY RATES The extent to which the housing market is meeting demand can be measured in part by the vacancy rates of all dwelling units. A healthy vacancy rate should fall within a range of 3-4%. The existence of a low vacancy rate would indicate a lack of available dwelling units and a need for market flexibility. A high vacancy rate would indicate that the housing market is expanding at a faster rate than the demand. Lodi's vacancy rate has consistently, remained among the lowest of San Joaquin County. the vacancy rate (all housing types) for the Lodi Planning area was 5.9% in 1960 compared to a County average of 7.5%. It decreased two full percentage points to 3.6% in 1970. The 1980 census figures indicate a 5.3% vacancy rate. However, a number of new multi -family units which were not yet available for occupancy were included in this count. The average County 1980 vacancy rate was 7.9%. HOUSING CONDITION A 1972 County sponsored field survey was conducted to condition of housing in selected areas of the County. survey indicated that Lodi had 1750 dwelling units in rehabilitation and 600units in need of replacement, 4.4% of the housing stock, respectively. -18- determine the Results of this need of representing 12.8% and 1960 1970 1975 1980 TOTAL X OF POPULATION 366 1.6% 581 2.0% 648 2.0% 744 2.1% SOURCE: U.S. Census 1980 Each year the City of Lodi surveys the Group Quarter population and supplies the figures to the State for use in calculating the annual population estimates for fiscal subvention purposes. In 1980 there were 744 individuals (approximately 2.1% of the total City population) in group quarters. There are no major institutions,i.e. college dormitories, prisons, etc., in the City limits. VACANCY RATES The extent to which the housing market is meeting demand can be measured in part by the vacancy rates of all dwelling units. A healthy vacancy rate should fall within a range of 3-4%. The existence of a low vacancy rate would indicate a lack of available dwelling units and a need for market flexibility. A high vacancy rate would indicate that the housing market is expanding at a faster rate than the demand. Lodi's vacancy rate has consistently, remained among the lowest of San Joaquin County. the vacancy rate (all housing types) for the Lodi Planning area was 5.9% in 1960 compared to a County average of 7.5%. It decreased two full percentage points to 3.6% in 1970. The 1980 census figures indicate a 5.3% vacancy rate. However, a number of new multi -family units which were not yet available for occupancy were included in this count. The average County 1980 vacancy rate was 7.9%. HOUSING CONDITION A 1972 County sponsored field survey was conducted to condition of housing in selected areas of the County. survey indicated that Lodi had 1750 dwelling units in rehabilitation and 600units in need of replacement, 4.4% of the housing stock, respectively. -18- determine the Results of this need of representing 12.8% and �EXa-9O88T 20 HOUSING TENURE 8 VACAhICY•1980 SOURCE: 1970, 1980 U.S. Census of Population and Housing; 1975 Special Census, San Joaquin County Planning Department 1 This figure represents the percentage of total occupied units. = The increase in the 1980 Vacancy Rate is largely due to a number of new multi -family units which were constructed but were not available for rent at the time of Census. �EXHIBIT 21 OCCUPIED UNITS • 1980 No. Persins/Unita RENTER OWNER 1 ENSUS OCCUPIED OCCUPIED VACANCY RATE % RACT % of 2352 o l 4 1909 13.6% 5 [4302 Total No. Total No. 1970 1975 1980 201 25% 577 75% 1719 3.5% 2.8% 2.2% 202 37% 1104 63% 1884 2.5% 4.2% 5.4% 38% 836 62% 1389 2.4% 3.1% 3.2h 303 11% 118 89% 974 2.4% 3.4% 3.6% 4304 54% 924 46% 795 N/A N/A 9.10, 14400 57% 1198 43% 897 4.9% 4.5% 6.84. 4500 58% 929 42% 669 5.3% 4.5% 7.15 TOTAL 38% 5686 56% 8329 3.6% 3,5X 5.3`;= SOURCE: 1970, 1980 U.S. Census of Population and Housing; 1975 Special Census, San Joaquin County Planning Department 1 This figure represents the percentage of total occupied units. = The increase in the 1980 Vacancy Rate is largely due to a number of new multi -family units which were constructed but were not available for rent at the time of Census. �EXHIBIT 21 OCCUPIED UNITS • 1980 No. Persins/Unita No. Units Percentage 1 3651 26% 2 4984 36% 3 2352 16.7% 4 1909 13.6% 5 709 5.0% 6 282 2.0% 7 85 0.6% 8 or more 43 0.3% TOTAL OCCUPIED HOUSING UNITS 14015 100% SOURCE: 1980 Census of Population and Housing City median is 2.17 persons per unit. -19- The age of the housing stock is an indicator of its condition. The older the structure, the more likely it will be in need of rehabilitation or replacement. Nearly half of the 1980 stock was built prior to 1960 and 29% was built prior to 1950, as illustrated in Exhibit 22. ffEXHIBIT 22 )AGE OF HOUSING STOCK Data pertaining to the absence of some or all plumbing and kitchen facilities is routinely collected with the census as an indication of housing condition. Exhibit 23 below, displays the number of housing units in Lodi by Census tract which lack some or all plumbing and kitchen facilities. EXHIBIT 23 HOUSING UNITS LACKING COMPLETE PLUMBING FOR EXCLUSIVE USE • 1980 CENSUS TRACTS TOTAL % OF TOTAL 1979 - MARCH 1980 702 4.7% 1975 - 1978 1778 12.0% 1970 - 1974 1911 12.9% 1960 - 1969 3109 21.0% 1950 - 1959 3041 20.5% 1940 - 1949 1696 11.4% 1939 OR EARLIER 2574 17.3% TOTAL 14811 100.0% Data pertaining to the absence of some or all plumbing and kitchen facilities is routinely collected with the census as an indication of housing condition. Exhibit 23 below, displays the number of housing units in Lodi by Census tract which lack some or all plumbing and kitchen facilities. EXHIBIT 23 HOUSING UNITS LACKING COMPLETE PLUMBING FOR EXCLUSIVE USE • 1980 CENSUS TRACTS 42.01 42.02 43.02 43.03 43.04 44.00 45.00 TOTAL TOTAL UNITS 2,350 3,159 2,299 1,133 1,893 2,253 1,722 14,809 LACKING COMPLETE PLUMBING 3 28 4 0 11 21 58 125 PERCENTAGE OF TOTAL 0.13% 0.89% 11 0.17% 0% 0.58% 0.93% 3.3% 0.84% OVERCROWDING Overcrowding rates reflect housing quality and measure affordability, availability and, to a certain extent, the condition of housing. The percentage of overcrowded units (1.01 persons per room or more) in Lodi in 1980 was 3.33% compared to 5.1% for both 1960 and 1970. A total of 493 units were reported to be overcrowded compared to 512 in 1970 and 382 in 1960. Exhibits 24 and 25 ref"t this data. -20- The hi hest percentage of overcrowding occurs in census tracts 44.00 and 45.00Exhibit 25). As household size continues to decline, it is expected that this problem will become less important in the future. ffEXHIBIT :L4 )OVERCROWDED HOUSING UNITS •1960.1970.1980 SEVERELY YEAR TOTAL HOUSEHOLDS OVERCROWDED OVERCROWDED 1960 7,550 382 (5.1ti) N/A 1970 9,959 512 (5.1%) 110 (1.1%) 1980 14,811 295 (2.0%) 198 (1.3X) BY CENSUS TRACT 1980 CENSUS TRACT NO. OF UNITS W/1.01 PERSONS PERCENT OVERCROWDING OR MORE PER ROOM PER CENSUS TRACT 42.01 52 2.3 42.02 60 2 43.02 41 1.8 43.03 10 0.91 43.04 74 4.3 44.00 161 7.7 45.00 95 5.9 TOTAL 493 3.33 Source: U.S. Dept. of Commerce, Bureau of the Census, 1980, Washington D.C. -21- MOBILITY Length of occupancy of housing units by families is shown in Exhibit 26. This data, collected in 1970, typifies mobility patterns in Lodi. In 1970 18.1% of the population over 5 years of age lived outside of San Joaquin County in 1965. 53% of the population over 5 years old lived ;n the same residence as in 1965. EXHIBIT 26 LENGTH OF HOUSING UNAT OCCUPANCY 1960-1970 TOTAL OCCUPIED LENGTH OF OCCUPANCY YEAR UNITS 0--1.9 Yrs. 2-5.9 Yrs. 6 Yrs.+ 1960 7,550 2849 (37.7%) 2109 (27.9%) 2592 (34.3%) 1970 9,959 3180 (31.9%) 1987 (20.0%) 4792 (48.1%) SOURCE: U.S. Department of Commerce, Bureau of the Census, 1960, 1970, Washington D.C. LAND AVAILABILITY -HOUSING SITES Long term housing demand is basically a product of available, buildable land, residential growth trends and population growth. Using the following data concealing residential projects in process and undeveloped land within the City; in conjunction with past development trends and population projections, a reasor.dble estimate of the time frame for complete buildout of vacant residential lands can be determined. As of January 1, 1981, there were approximately 442 net acres of undeveloped residential land within the City limits. Of that total, 180.6 acres were committed to development which had not commenced in January. 86.2 acres, or 24.4% was. contained ;n 17 larger parcels scattered throughout the City. There were 59 individual lots or unNilt portions of lots. The two largest undeveloped residential a. eas in tFe 'City (as of January 1, 1982) were Kennedy Ranch, with a net re:iden.ial acreage of 73 acres, and Lobaugh Meadows with 76 net acres. Assuming January 1, 1981 General Plan densities, a maximum of 4,4.24 units can be accommodated on these acreages (see Exhibit 26). A complete listing of residential projects and subdivisions in process is included in the City of Lodi's publication Development Information, which is updated innually. 22- EXHIBIT 27 FnILANDARAiVOUARYD1981EL0PED RESIDENTIAL Unbuilt Units in Approved Developments: Unbuilt Units: Single-family units 1,125 Duplexes (includes zero -lot line single family) 152 Multiple -family units TOTAL :•. 2,163 Maximum Potential Units on "Vacant" Residential Parcels: Unbuilt Units: Lobaugh Meadows 760 units maximum Kennedy Ranch 575 units maximum Noma Property 160 units maximum Eilers Property 280 units maximum Larger Vacant Parcels Zones R-1 5 du/ac) 9 parcels with 17.12 gr, ac 86 units, maximum Zoned R-2 10 du./ac} 4 parcels with 18.50 gr. ac. 185 units, maximum Zoned RMD 140 du/ac 3 parcels with 0.70 gr. ac. 28 units, maximum Zoned R -HD (80 du/ac) 1 parcel with 0.4.1 gr. ac. 32 units, maximum2 TOTAL Units Maximum, including small parcels 4,424 units, maximu-m NOTE: 20% is the average figure subtracted for streets in determining net acres. Zoning density is based on net acres; however, larger vacant parcels and therefore maximum wits are calculated with gross acres. Single-family units can be built on duplex lots in approved subdivisions. Commercially zoned parcels (excluding those in PD zones) can be used for residential units at R -HD density. Development of the larger and smaller vacant parcels to maximum density will be nearly impossible due to the design limitations as a result of parcel configuration Most development is dont _A substantially lower densities than maximum planned. -23- a%. ob v! 0 i it 0 4w EXHIBIT 29 �L RESIDENTIAL PROJECTS & SUBDIVISIONS L..�..J CITY OF LODI _ — -- - _ - - — Currant to May 1982 RESIDENTIAL SUBDIVISION OR PROJECT AARON TERRACE N, ALOON PLACE ^ BECKMAN ESTATES BECKMAN RANCH Unit 11 Unit #2 Unlit #3 Unit #4 Unit #i5 BRIERWOOD BURGUNDY VILLAGE BURLINGTON MANOR CAMSRIDGE'PLACE COLONY RANCH ENGLISH OAKS MANOR Unit 16 Unit #r7 HIDEAWAY HOMESTEAD MANOR Unit #1 Unit #2 Unit N3 HOMESTEAD OAKS MAP NO 1 3 4 5 7 8 9 10 11 12 NUMBER SINGLE- I NUMBER -DUPLEX/ _a FAMILY UNITS G-LOTLINE UNITS •t t W s. 0 'C 10 uui > a.¢ L p L 0 V > 0 N O - - - - W0G VC - CC Q > ud Q,0 a au F- 0 as -. - 39 39 0 0 22 3.4 14 3 5.4 - 17.4 63 19.6 69 22.3 95 18.6 47 J.O.O 44 5.Ot 32 5.5 27 8.5 - 25.2 104 10.0 40 12.0 47 .5 12.9 52 9.7 44 10.7 29 .8 - NUMBER MULTIPLE UNITS COMMENTS Condominiums Planned Unit Development Condominiums Tentative Map Only Condominiums Condominiums Condominiums s. 0 'C 10 uui > a.¢ L 0 60 u '9 Q. u u w8x�s = L 0 V > I- 0 a+ d u E u a w � 12 - - - - - - - - - 8 - 8 - - -. - 39 39 0 0 22 22 0 26 26 0 0 32 32 0 - - - 71 26 26 0 - - - 45 30 12 18 - - - 44 18 0 18 68 - 68 16 16 - 32 - - - - - - 18 - - - - - - - - - - 151 151 0 98 34 0 34 - - - 9 - - - - - - - - - - 6 - 6 3 - - - - - - 17 44� 20 24 20 - 20 COMMENTS Condominiums Planned Unit Development Condominiums Tentative Map Only Condominiums Condominiums Condominiums :J ��....L tZ NUMBER SINGLE- FAMILY UNITS NUMBER bUPLEX/ O-LOTLINE UNITS ..NUMBER MULTIPLE UNITS Current to 5/82 ` O 0 L 0 0` O O e e .. ~ e o .+ o ~ u u g ~ e ~ RESIDENTIAL J N90 a� > V Q. -- �n .9 0. r+ >— SUBDIVISION OR MAP wCL de V PROJECT NO. Q d _ a, ,4 z d Q ' COMMENTS KENNEDY RANCH 14 88.0 286 286 - - - 337 - 337 Tentative Map Only. LAKESHORE VILLAGE 15 50.4 (Totall Resi enti Acre ge) Total Development: ( 136 SF Units Unit 11 28.0 33 10 23 - - 237 56 181 ( 346 Multi Fam/Condo Units ( 18 Ac Com/Prof ( 20 Ac lake LAS CASITAS 16 10..0- - 92 0 92 Condominiums MATTHEWS ESTATES 17 11.4 49 40 9 22 22. 0 3 3 0 (Diablo Meadows) MILLSWOOD 18 Unit /i 11.2 53 40 13 8 6 2 - - - Unit 12 MOKELUMNE VILLAGE 19 3.0 33.1 16 90 10 6 6 84 0 20 0 0 0 20 - 28 - 28 - 0 28 Units are Condominiums PINEWOOD 20 2.1 13 - 13 - - - RIVERGATE-MOKELUMNE 21 29.3 50 - 28 _ 22 _ - _ - _ - - 70 - - Planned Unit Development RIVERGATE 22 11.0± - - - - - 13 0 13 Tentative Map Only. Unit 11 1TT1 23 4.5 - - - - - - - 90 - 90 No Specific approval. SAUnit PARK - - - 30 - 30 Proposed Condominiums SANGUINOOK 24 1.2 - - - - Tentative Map Approved Only- STONETREE 25 5.7 - _ 90 - 90 Proposed Condominiums Tentative Map Approval Only. 26 16 - 16 Portion of original SULLIVAN OAKS' .8 Winchester Acres Condominium Project SUM14ERFIELD 27 8.1 13 " 13 4 - 4 66 - 66 Tentative Map Approved Only. (formerl ';.odi South) N V 1 (1000��_ I:r p NUMBER SINGLE- FAMILY UNITS NUMBER DUPLEX/ 0-LOTLINE UNITS NUMBER MULTIPLE UNITS . Current to 5/82 L. O s. O O �+ w V U sV+ {� 4+ N RESIDENTIAL > v a. SUBDIVISION OR MAP a W > .oo 0. oa a '0PROJECT .Nn N0. ¢ vx ' COMMENTS SUNWEST UNIT #3 28 14.4• 54 26 28 - - - - - - TANDY RANCH • 29 Unit #1 41.5 176 0 176 24 0 24 61 0 61 Development Plan Approved Tentative Map Only. WESTWIND 30 4..9 22 20 - - - - - - WINCHESTER OAKS 31 6.1 - - - - - - 122 122 - Remainder of Residential portion of Winchester Acres Phased Apartment/Condo • project. WOODBROOK 32 5.0 - - - - - - 70 O 70 Proposed Condominium project. Tentative Map approved only. I I I i HOUSING CHARACTER TSTICS SUMMARY o Average household size has decreased from 2.78 persons per household in 1970 to 2.46 persons Der household in 1980. 0 71% of all Lodi housing units are single family units. a 56% of all Lodi housing units are owner - occupied (a decrease from 66% in 1960). o The 1980 Lodi vacancy rate was 5.3%. o Nearly 50 percent of the Lodi housing units are over 30 years old. o As of January 1, 1981, there were approximately 442 net acres of undeveloped residential land within the City limits. -28- SECTION II HOUSING NEEDS The housing needs of all economic segments of the community must be assessed prior to the development of programs which will be effective in all evitating housing problems. A number of local housing needs can be identified based upon the composition of the population and characteristics of the existing housing stock. Demand for new units is generated each year due to increases in the population in addition to the need to replace existing substandard housing. The needs of the elderly, low and moderate income households, the handicapped, large families, minorities and migrant farm workers must also be considered. In this section, housing needs will be discussed in three parts: 1. Immediate Housing Need - Analysis of housing affordability, replacement need of substandard housing, and housing needs of special groups, and; 2. Projected Need for Market Rate Housing - over a 5 year period ending in 1985. 3. The Fair Share Housing Needs developed by the San Joaquin Council of Governments. IMMEDIATE HOUSING NEED The assessment of housing needs requires an analysis of both the existing housing stock and households. The immediate need is based upon the suitability of the existing housing stock for the present population. EXHIBIT 30 HOUSING STOCK UPDATE • 1970-1980 1. Includes auplexes SOURCE: 1981 Building Department Annual Report -29- Single Family Mobilehomes Multiple - Family Total 1?70 Total 8,137 210 1,986 10,333 % of Total Units 79% 2% 19% 100% 194f Total ['% 10,506 384 3,912 14,811 % of Total Units 71% 2.6% 26.5% 100% Increase from 1970-1980 39% 89% 27% 38% 1. Includes auplexes SOURCE: 1981 Building Department Annual Report -29- Affordable Housing "Affordable Housing" is defined by the Department of Housing and Urban Development (HUD) as that housing which families earning less than 80% of the County median income can afford. The median family income in San Joaquin County in 1980 was $19,120. (The Lodi median was slightly higher at $19,843). In 1980, Lodi families with an annual income less than $15,296 (approximately 3,489 families, or 35% of all Lodi families), needed affordable housing units. Homeowne-rshi-P Costs - Nationwide., the average family spends approxi—mately 25�f its mcnthly income for hc°-sing. In Cali.ornia, however, the average homebuyer commits an average of 37% of his or her family monthly income on housing costs. A Lodi family with an annual income noted above) spending an average of than $471 per month on housing. of $15,296 (35% of the population as 37% on housing, could pay no more Median housing prices increased approximately 210% from 1970 to 1980. Added to the increased purchase price of homes, record high interest rates have had a major impact on affordable rent. Rental Costs - The 1980 median contract rent was $185 per cooAth which represents a 120% increase from the $84 median in 1970. Persons renting a housing unit with a rent payment of $185 per month must earn a minimum of $740 per month ($8,880 per year) to avoid paying an excessive 'jortion of their income (over 25%) for housing. -30- Ir&dSEC �XQiIBIT 31 IPdG 1980 198 OR MARKET RAPE BASIC NEW HOUSING CONSTRUCTION REPLACEMENT NEED TOTAL NEED STOCKTON1 1910 1740 9650 A 6840 50 6890 B 770 350 1120 C 50 220 270 D1 220 360 580 D2 30 760 790 DELTA 10 20 30 THORNTON 130 30 160 LODI 1990 360 2350 I LOCKEFORD 230 50 280 LINDEN 110 20 130 ESCALON 280 50 330 RIPON 220 60 280 MANTECA 1170 170 2040 TRACY 1040 220 1260 UNINC. 5250 1210 6460 'COUNTY 13770 2720 16490 1Areas A, B, C, D1 D2 are subsections of the City of Stockton Source: San Joaquin County Housing Element, pg. 34. -31- REPLACEMENT NEED - Substandard Housing Substandard housing units are rehabilitation or replacement following conditions: those which are in need of and may be due to one of the Overcrowding Replacement housing is needed for 493 families itemized in the 1980 Census as currently living in overcrowded conditions in Lodi; i.e. families living in houses with 1.01 persons or more per room. The overcrowded units in Lodi constitute 6.2% of the total number of overcrowded units in San Joaquin County. Structures Lacking Adequate Plumbing 125 year- nd housing units were designated In 1980 as having inadequate plumbing for exclusive use. o 62 (50% of such households were occupied by a White householder. o 24 19%) were occupied by an Asian householder. o 22 17.6% were occupied by a Spanish origin householder. o 21 16.8%1 were occupied by an American Indian, Eskimo or Aleut householder. The significance of this data is as follows: o White households with 90% of the population have only 50% of households with inadequate plumbing. o Asian households comprise only 3.3% of the total population but have 19% of the households with inadequate plumbing. o American Indian, Eskimo and Aleut household comprise a mere .78% of the total population but have 15.8% of the households with inadequate plumbing. o Spanish origin households comprise 10% of the population but have 17.6% of the households with inadequate plumbing. The following ratios depict number of households with inadequate plumbing as they are broken down by ethnic group: White 1 of every 513 households Spanish 1 of every 160 households Asians 1 of every 48 households r-: American Indian 1 of every 13 households 1See Appendix for definition of Substandard Housing by U.S. Department of Housing and Urban Development (HUD). -32- HOUSING HEEDS OF SPECIAL GROUPS Many special housing needs are apparent in Lodi. They include the needs of the handicapped, the elderly, minorities, migrant farm workers, or of large families. Finding adequate housing in Lodi is particularly difficult for these groups. Elderly and Handicapped - The San Joaquin Housing Element estimates that ere are 640 a er y or handicapped persons in need of housing assistance in Lodi. Large Families - Large families are those having 5 or more members. Housing assistance is needed for 470 large families. Minorities - The San Joaquin County Planning Department has calculated that approxi—mately 100 minority families are in need of housing assistance in Lodi. The opportunity for equal housing assistance throughout the entire County was achieved by distributing all minority housing needs to each city in the County based on their overall population. Migrant Housing - Migrant housing is in greatest demand during the grape harvest season, generally August through October each year. Housing needs are supplied locally by older group quarters such as hotels and vacated spaces above commercial businesses. In several cases, health conditions are found to be unacceptable as these quarters frequently lack adequate heat, light, ventilation and plumbing facilities. Approximately 300 migrant persons occupy older downtown hotels although this number has decreased over the past five years. Some of the older structures have been closed or condemned, resulting in higher occupancies for the remaining locations. The actual populations of these establishments at any given time may be unknown, except as reported by the Lodi Police, Fire and Building Departments during occasional inspections. In at least one specific case, migrant laborers were known to have re -occupied an unsafe and condemned structure. In these cases and others where a building's occupancy is unknown, safety of the tenants may be Jeopardized in an emergency situation requiring evacuation. P]:OJECTED HOUSING NEED As the Lodi population increases and the amount of available housing stock decreases, a demand for new construction will result. As shown in Exhibit 40, an average of 429 new units will be needed each year to accommodate the projected increases in population as well as the replacement of substandard housing. -33- FAIR SHARE HOUSING NEED It is recognized that the local housing market area extends beyond the Lodi city limits. The Fair Share Housing Allocation Plan is a response to the housing needs of a fair share of those households who do not presently live within the City but whose housing opportunities are nevertheless affected by the planning decisions of the City. San Joaquin County Council of Governments (C.O.G.) has the responsibility of developing Nair Share Housing Allocations for each jurisdiction in the County. The estimated Fair Share need for Lodi is 429 new housing units per year. This number is approximately 11% of the total County need. These units are projected to be adequate to accommodate increases in population as well as to replace dilapidated units. Construction data for 1976-1981 (Exhibit 46) depicts an average annual construction of 383 units. Although this data appears to be below the minimum required to meet Lodi's Fair Share House need, the figures are distorted due to a drastic reduction in construction activity during 1980 and 1981. If construction activity increases to previous levels, it is anticipated that Lodi would have no problem meeting the need. Methodolo Developing the Fair Share Housing Allocation figures involved ca cu ating housing need figures for each of the income categories in Exhibit 33 for each jurisdiction in the County. The projected figures are based on population projections prepared by local and County governments. Local trends are analyzed and the need to replace the need to replace deteriorated and 33 housing is projected. Projections in Exhibit 32 were prepared by the California Department of Housing and Community Development (HCD)) and were based on an analysis )f Statewide trends. The local projections (Exhibit 34) are considered inherently more accurate than those developed by HCD, but close enough to be compatible with Statewide projections. The projected need for additional housing units (Exhibit 40) was calculated by adding the projected number of new households for each year to the projected annual replacement need. Exhibit 39 shows the estimated annual replacement need for the City of Lodi as compared with other jurisdictions in the County. These figures are based on the 1960-1970 rates of loss of housing units in various age categories in housin surveys carried out in recent years. (SOURCE: San Joaquin County C.O.G.3 Exhibit 45 is data calculated by C.O.G. designating 4 separate income categories and the number of new units necessary to meet the needs of each category. These figures are derived from 1970 Census data and have been adjusted to allow for differences in household size and median income. It was estimated that 90% of the Housing Replacement need would be for units occupied by households in the Very Low income category. The remaining 104 would be for units occupied by households in the Other Lower Income category. Housing replacement need for units occupied by Moderate and Above Moderate income households was considered negligible. Estimated Annual Replacement Need is shown in Exhibit 39. -34- EXHI@!T 32 SAN JOa4Q U1N COUNTY POPULATION 8. HOUSING PROJECTIONS 1980-1986 F9CD 1980 Census April 1 July 1 Projections 1980 1981 1982 1983 1984 1985 1986 Population 347,342 349,600 357,600 365,600 •373,500 381,500 389,500 397,000 Households 136,001 125,400 129,000 132,500 136,100 139,700 143,400 146,600 EXHIBIT 33 N� JQ�QUIiJ COtJidTY IPdCOAAE ESTIMATES n CATEGORY Very Low (No more than 50% of 1970 County Median Other Lower (More than 50% but no more than 100% of 1970 County Median Income Moderate (More than 100% but no more than 120% of 1970 County Median Income.) Above Moderate (More than 120% of 1970 County Median Income.) PERCENTAGE OF HOUSEHOLDS 18 23 32 (Based on 1980 definitions, and adjusted for family size). -35- EXHIBIT 34 1 POPULATION PROJECTIONS BY JURISDICTION 1980-1986 1980 Census July 1 Projections April 1 1980 1981 1982 1983 1984 1985 1986 Stockton 149,779 150,849 155,128 159,800 164,500 169,500 174,600 179,800 Lodi 35,221 35,290 36,247 37,047 37,837 38,637 39,437 40,187 Manteca 24,925 25,484 26,731 27,947 29,148 30,364 31,580 32,811 Tracy 18,428 18,449 19,212 19,996 20,780 21,564 22,350 23,134 Ripon 3,509 3,522 3,643 3,714 3,785 3,856 3,925 3,998 Escalon 3,127 3,158 3,283 3,439 3,595 3,751 3,908 4,063 Unincorpor- ated 1112,353 112,212 111,651 111,093 110,537 109,984 109,434 108,887 San Joaquin 106,465 '105,912 105,362 104,815 San Joaquin Co. Co. Total 347,342 348,964 355,895 363,036 370,182 377,656 385,234 392,880 SOURCE. C.O.G., 1982 ,qIUMB E MIEITR 3� F HOUSEHOLDS BY JURISDI�TIOi�1 80-1986 SOURCE: San Joaquin County councii or governments -36- July 1, Projections 1980 2981 1982 1983 1984 1985 1986 Stockton 146,175 150,454 155,126 159,826 164,826 169,926 175,126 Lodi 35,079 36,036 36,836 37,626 38,426 39,226 39,976 Manteca 25,237 26,484 27,700 28,901 30,117 31,333 32,514 Tracy 18,374 19,137 19,921 20,705 21,489 22,275 23,059 Ripon 3,437 3,558 3,629 3,700 3,771 3,823 3,913 Escalon 3,158 3,283 3,439 3,595 3,751 3,908 4,063 Unincorporated 108,140 107,579 107,021 106,465 '105,912 105,362 104,815 San Joaquin Co. Total 339,600 346,531 353,672 360,818 368,292 375,853 383,516 1. Household population is smaller than total population because some resident live in group quarters rather than in households. SOURCE: San Joaquin County councii or governments -36- EXHIBIT 36 AVERAGE HOUSEHOLD POPULATION BY AVER JURISDICTION • 1980-1986 -3 1980 1981 1982 1983 1984 1985 1986 Stockton 1 14,811 15,078 15,477 15,876 16,282 16,692 , 17,084 Lodi 2.40 2.39 2.38 2.37 2.36 2.35 2.34 Manteca 2.77 2.74 2.71 2.69 2.67 2.65 2.63 Tracy 2.66 2.65 2.64 2.63 2.62 2,11 2.60 Ripon 2.85 2.84 2.83 2.82 2.81 2.80 2.79 Escalon 2.71 2.70 2.69 2.68 2.67 2.66 2.65 Unincorporate 2.93 2.92 2.91 2.90 2.89 2.88 2.87 San Joaquin CO J2.74 2.73 2.72 2.70 2.69 2.68 2.67 1980 1981 1982 1983 1984 1985 1986 toc ton, Lodi 1 14,811 15,078 15,477 15,876 16,282 16,692 , 17,084 Manteca 9,124 9,672 10,214 10,756 11,300 11,842 12,389 Tracy 6,898 7,222 7,546 7,872 8,101 8,534 8,89 Ripon 1,206 1,253 1,282 1,312 1,342 1,365 1,403 Escalon 1,165 1,216 1,278 1,341 1,405 1,469 1,533 Unincorporated 36,908 36,842 36,777 36,?12 36,647 36,584 36,521 San Joaquin Co 123,856 127,007 130,241 133,507 136,911 140,368 143,884 f.scalon 44 48 53 54 56 54 Unincorporated 50 49 50 50 52 45 San Joaquin Co 3,147 3,234 3,264 3,401 3,457 3,516 SOURCE: San Joaquin County Council of Governments -37- EXHIBIT 38 PROJECTED NEED FOR ADDITIONAL HOUSING UNITS BY JURISDICTION 1980-1986 1980-81 1981-82 1982-83 1983-84 1984-85 1985-86 Stockton2,118 Lodi 443 387 387 393 398 384 Manteca 548 542 542 544 542 547 Tracy 324 324 327 329 332 335 Ripon 38 21 25 20 18 33 f.scalon 44 48 53 54 56 54 Unincorporated 50 49 50 50 52 45 San Joaquin Co 3,147 3,234 3,264 3,401 3,457 3,516 SOURCE: San Joaquin County Council of Governments -37- EXH 181T 39 ,PROJECTED ANNUAL HOUSING REPLACEMENT NEED 8Y JURISDICTION 1980-1986 JURISDICTION No. Units Stockton 155 Lodi 30 Manteca 14 Tracy 18 Ripon 4 Escalon 4 Unincorporated 182 San Joaquin County 407 Total 558 EXHIBIT 40 PROJECTED NEED FOR ADDITIONAL HOUSING UNITS BY JURISDICTION • 1980-1986 Jul, 1- June 30 Projections 1980-81 1981-82 1982-83 1983-84 1984-8-5 1985-86 Stockton 1,855 2,018 2,035 2,166 2,214 2,273 Lodi 473 417 417 423 428 414 Manteca 562 556 556 558 556 561 Tracy 342 342 345 347 350 353 Ripon 42 25 29 24 22 37 Escalon 48 52 57 58 60 58 Unincorporated 232 231 232 232 234 227 San Joaquin Co. 3,554 3,641 3,671 3,808 3,864 3,923 SOURCE: San Joaquin County Council of Governments -38- �!EXHIBI'i 41 IHOUSEHOLD INCOME GROUP DATA*1980 Other Above Very Low Lower Moderate Moderate S tocktot: 22 31 14 33 Lodi 17 29 18 36 Manteca 12 36 17 35 Tracy 15 35 14 36 Ripon 19 36 18 27 Escalon 21 35 14 30 Unincorporated 22 33 13 32 San Joaquin Co. 20 32 15 33 Source: 1970 Census of Population: General Social and Economic Characteristics �EXHIBIT 42 ESTIhAATED HOUSEHOLD INCOME DATA•1980 Very Low Other Lower Moderat Above (1-51% County (51-100% County (101-120% County (+120% County Median) Median) Median) Median) Stockton 29 17 21 33 Lodi 24 16 24 36 Manteca 20 20 25 15 Tracy 23 20 21 36 Ripon 27 20 26 77 Escalon 29 20 21 30 Unincorporated 30 18 20 32 San Joaquin Co. Total 27 18 23 32 SOURCE: San Joaquin County of Governments -39- EXHIBI� 43 PROJECTED ANNUAL HOUSING REPLACEMENT NEED BY JURISDICTION* 1980-1986 Stockton Very Low Other Lower 140 15 Lodi 27 3 Manteca 13 1 Tracy 16 2 Ripon 3 1 Escalon 3 1 Unincorporated 164 18 San Joaquin County Total 366 41 EXHIBIT 44 CITY OF STOGKTON ANNUAL HOUSING REPLACEMENT NEED BY INCOME GROUP 1980 1980- 1981- 1982- 1983- 1984- 1985- 1981 1982 1983 1984 1985 1986. Very Low 633 680 685 723 737 754 Other Lower 304 332 335 357 365 375 Moderate 357 391 395 422 432 445 Above Moderate 561 615 620 664 679 699 Total 1,855 2,018 2,035 2,166 2,213 2,273 EXHIBIT 45 CITY OF LORI ANNUAL HOUSING REPLACEMENT NEED BY INCOME GROUP 1980 1980- 1981- 1982- 1983- 1984- 1985- 1981 1982 1983 1984 1985 1986 Very Low 133 120 120 121 123 119 Other Lower 74 65 65 66 67 64 Moderate 106 93 93 94 96 92 Above Moderate 159 139 139 141 143 138 Total 472 417 417 422 429 413 SOURCE: San Joaquin County Council of Governments -40- i EXHIBIT 46 CITY OF LORI BUILDING PERMIT DATA NEW SINGLE- NEW UNITS FAMILY DUPLEX NEW DEMOLISHED ADDED DWELLING DWELLING APARTMENT OR MOVED BY NET YEAR UNITS VALUE UNITS VALUE UNITS VALUE OUT REMODEL GAIN 1981 139 S 8,914,238 $ 299,800 106 $3,308,300 -11 -- 242 1980 94 6,384,610 8 267,540 147 4,426,880 -13 4 240 1979 213 12,228,248 58 2,191,000 128 2,464,200 -23 3 37/9 1978 255 13,287,679 72 2,217,979 218 3,830,236 -31 6 520 1977 302 12,050,078 66 1,737,758 290 4,574,520 -20 1 639 1976 176 6,698,317 38 886,100 85 1,301,312 -20 -- 279 SOURCE: City of Lodi Building Inspection Division Annual Report, 1981 EXHIBIT 47 IM,10W INCOME HOUSEHOLDS REQUIRING ►ASSISTANCE • 1979 Family Family Elderly or (4 or less (5 or more Total -Handicapped personspersons) Owner Households 904 199 551 154 enter Households 962 212 643 107 ota Housing Needing Assistance 1,866 411 1,194 261 Percent o Total 100% 22.0% 64.0% 14.0% SOURCE: San Joaquin County Council of Governments, 1979. CONSTRAINTS IN MEETING HOUSING NEED MARKET CONSTRAINTS - Housing costs are affected by many different factors including the cost of construction (materials and labor), the cost of land and the cost of capital. A. Direct Costs Costs of Construction Construction costs have increased rapidly due to inflation. The size of a housing unit, its proximity to the source of the building materials, and the quality of construction materials can significantly affect construction costs. Residential construction costs in various parts of the country are estimated each year by Building Standards magazine. The May -June 1982 estimate for the construction of a tract -house for areas similar to San Joaquin County was $34.79 per square foot, while custom homes averageo $45.96 per square foot. Thus, construction of a 1,500 square foot single-family tract house in 1982 would be approximately $52,185. These costs are based upon compliance with the Uniform Building Code and a 10% profit for the builder. The costs do not include the cost of land or the cost of E private garage The average building permit value for single-family dwellings for permits issued between January 1, 1982 and July 31, 1982 in Lodi was $60,389. (This amount includes a private garage but does not include -42- °edevelopment The cost of redevelopr,*nt and renovation is difficult to estimate; however, the average cost for re:ently completed rehabilitation projects in Stockton was $25.00 per square foot. Public Improvements Equally difficult to estimate are the costs of required public improvements such as curbs, gutters, sidewalks, fire hydrants, storm drain facilities, etc. Each project differs by size, location and price; therefore, public improvement costs vary greatly. The City of Lodi has an "Offsite Improvement Ordinance", which requires the improvement of off-site facilities as necessary to maintain adequate services throughout the community. These requirements are imposed on projects with building permit valuations which exceed $11,500.00. Public improvements add significant costs to improving or redeveloping a residential area. As inflation continues to affect the price of land and construction, the City's ability to improve its existing housing stock and to provide additional needed housing may be negatively affected. Costs of Land The location, accessibility, scarcity and availability of public services are major factors in determining the value of land. However, according to the San Joaquin County Council of Governments, factors other than land costs are primarily responsible for the increasing cost of construction. The cost and availability of public services, the cost of construction and the cost of money were determined to be far more important in determining whether housing would be built in a certain location in the County. Cost of Materials Cost of materials are the single most important factor responsible for the increase in housing costs in San Joaquin County. Lumber, due to its importance in residential construction has a large impact on the cost of housing. Of the building materials, the price of lumber has increased the most. Due to a decrease in housing starts in the past few years, building material prices have somewhat stabilized. It is impossible to predict the amount of price increase to expect in the future. It is safe to assume that the cost of materials will continue to be a significant percentage of the cost of construction in the future. Cost of Labor According to several area bankers, realtors, developers and public officials, the cost of labor is the second most significant factor in -43- increasing the cost of construction control, shop control and proximity contributors to the higher prices; San Joaquin County requires greater resulting in greater prices. Shop trades means that all work must be these services typically by 10%. in the County. Strong union to the Bay Area are major Highly organized labor in Northern levels of benefits to employees, control in plumbing and electrical subcontracted, increasing prices for Demand for construction in the Bay Area results in the need for comparable prices in San Joaquin County; therefore, as competition for labor between the two areas increases, prices are driven up. B. Indirect Costs Cost of Capital The cost of Capital affects housing prices in two ways. 1) Development Capital - usually lent on a short term, high interest rate. This results in increases in construction costs which are ultimately reflected in the sales price for a property. 2) Mort a e�Rateess - (long term loan interest rates) affect the pure as power of potential buyers. The effects of capital costs are evident in increasing housing prices. The cost of financing development adds directly to the sales price of a unit. When a mortgage is obtained on that unit, the monthly payment will also be significantly affected. Financing costs have contributed to an increase in the monthly payment required for the average house in Lodi. In 1978 the average monthly payment was $357.00. In 1981 the payments on an identical house had increased 148% to $885.00. An annual net income of $17,174.40 was required to afford an average house in Lodi in 1978. In 1981 a gross income of $35,424 annually was required to afford the same house. As a result, many -'otential homebuyers have been forced out of the housing market. -44- EXOi161T 48 TYPICAL 3 BEDROOM UNIT DOST SUMMARY IN SAN JOAQUIN COUNTY 1981 Source: San Joaquin County COG General Plan Housing Element, p.22. -45- % OF TOTAL COST Land Cost $ 6,000 9.3% Site Development $ 6,000 9.3% Construction $36,000 55.8% Marketing $ 1,200 1.9% Financing $ 4,500 7.0% Sub -Total $53,700 83.3% Actual Sales Price $64,000 100.0% *A 12.00 square foo.: house on a 6,000 square foot lot with urban services (i.e. curbs, gutters, sidewalks water, sewer and lighting) and with no government subsidy) Source: San Joaquin County COG General Plan Housing Element, p.22. -45- EXHIBIT 49 CITY OF LODI 1980-1981 LLQ RESIDENTIAL SALES DATA PERCENTAGE OF ALL SOLD RESIDENTIAL PROPERTIES BY PRICE RANGE IN THE CITY OF LODI (March 1980 - February 1981). (C) (B) (A) (A►) S 125, 000 - $1.49, 999 = 2.0 % (B) S 150, 000 - i 199, 999 = 0.6 % (C) $ 200, 000 - $ 249, 999 = 0.4 % Source: Lodi Board of Realtors, 1981. -46- The City's drainage system is perhaps the most critical utility in terms ©f urban expansion and development. Due to the City's topography, limitations of the Woodbridge Irrigation District on drainage into their facilities a n d the input of citizens and area farmers, the City Council adopted a retention basin plan in 1963. The first three basins and the trunk lines were financed by bond issue. New facilities are now financed through a Master Drainage Fee which is paid by the developer at the time a parcel is developed. The fee is based on gross acreage and is adjusted every six months for inflation. All fees go into a drainage fund which is used, at the discretion of the City Council, to construct basins and/or trunk lines in new areas. Utilities, including streets, are extended almost entirely at the cost of the developer. These costs are an important consideration in calculating the feasibility of developing any property. All utilities within th(: City of Lodi are provided by the City, except telephone, gas and Cable T.V. services, which are provided by Pacific Telephone, Pacific Gas & Electric and Lodi Cable T.V. All development plans submitted to the City.are reviewed by these companies. Sanitary City Disposal Company, a franchise collector, provides refuse disposal service for residential and commercial customers within the City. California Waste Removal Systems, Incorporated, operates a waste transfer facility on Cluff Avenue which is open to the public. The developer is responsible for the installation of all sewer lines necessary to serve his or her development. Where a plan calls for a line twelve inches in diameter or larger, the City participates in the cost. Reimbursement agreements are prepared when a developer extends a sewer line that will also serve adjacent property. When the .adjacent land develops, the reimbursement charge is collected by the City and paid to the developer. There is a sewer connection fee charged to cover plant capacity and a monthly service charge to cover operational costs. Residential fees and charges are based on the number of bedr000ns. Industrial users are charged on the basis of the strength and volume of the caste. Commercial charges are based on various land use -related measurement criteria, i.e. a restaurant is charged on the basis of seating capacity. It is estimated that the City's White Slough Plant has sufficient treatment capacity to serve a maximum population of 46,031 in 1991 persons. This estimate is based on the following assumptions: 1) 80% of the capacity will be needed for residential users. (Industrial and Commercial users will require the other 20%). 2) Post drought water conservation conditions will continue. If water usage returns to predrought levels, it is estimated that only 41,428 persons could be served. New water lines are sized based on the General Plan land use designations. Lines are being added or replaced in the older areas of the City on the basis of the existing and proposed land use densities. Upgrading is -48- EXHIBIT 50 IMPACT OF FUSING INTEREST PATES MONTHLY �.Y IW®RTGAGE PAYMENTS Loan Amount 18% 17% 16% 15`' 14% 12A 10", $ 60,000 904 855 807 758 711 617 5 27 S 80,000 1,205 1,1140 1,076 1,011 948 823 702 $100,000 1,507 1,426 1,345 1,264 1,1335 1,029 878 $125,000 1,884 1,782 1,681 1,581 1,481 1,286 1,048 51501000 2,261 2,139 2,017 1,897 1,778 1,543 1,317 $174,000 2,637 2,495 2,353 2,213 2,074 1,801 1,537 $200,000 3,014 2,852 2,690 2,529 2,370 2,058 1,756 Source: California Federal Savings and Loan Association (Chart shows estimated monthly payments for principal and interest only on a 30 -year loan. Allowances for taxes, insurance and other impounds ere not included. GOVERNMENTAL CONSTRAINTS IN MEETING HOUSING NEEDS Residential development and redevelopment can only be possible when governmental and economic conditions can be met. Housing needs, therefore, are influenced by Federal, State and Local regulations and programs. A. Land Use and Developmental Controls Capacity of the Local Infrastructure - Utilities and Services Perhaps the most significant prerequisite of development is the ability to receive public services and utilities. The availability of public services and utilities also determines the land value to a large extent. The City's utilities, drainage system and the street system have a direct bearing on when a piece of property can be considered for urban development. -47- The City has an established water conservation program which has been effective in reducing water consumption. Residential water use is not metered; however, meters are required on new industrial and many commercial developments. Installation of water lines to City specifications is the responsibility or the developer. As new areas are developed additional wells are drilled using revenues from the water utility fund. The developer is responsible for the extension of all water mains; however, the City pays for oversizing mains where the increased size benefits the overall distribution system with funds from utility revenues. The City of Lodi has owned and operated the electrical distribution system, which has served residential, commercial and industrial customers within the City limits since 1910. All new developments proposed within the City are analyzed by the Utility Department in advance of construction, to determine power and equipment needs. Construction of tha necessary facilities to city specifications are made a condition of all project approvals. There are a number of streets which have adopted setback lines, in anticipation of future road widening. All street improvements, including curb, gutter and sidewalk and street lights are the responsibility of the developer, with City participation in South Hutchins Street and Lower Sacramento Road projects. Construction and maintenance of private streets, such as those found in mobile home parks or condominium projects are the sole responsibility of the developer/owner and must be approved by the City. Fire and Police protection is provided by the City of Lodi. A complete discussion of these services is contained in the City's Safety, Seismic Safety Element of the General Plan. Development proposals are reviewed by both agencies, and building permit applications are reviewed by the Fire Marshal. Lodi is within the Lodi Unified School District, which serves nearly all of northern San Joaquin County, including portions of North Stockton. All residential units built in developments approved in Lodi after December, 1978 are subject to the tax at the time a building permit is approved. Zoning The traditional role of zoning is to protect the health, safety and welfare of the citizens while simultaneously assuring compliance with design standards for development. Local zoning designations regulate the use of land and to a large extent,. determine its value, by permitting specified uses in given densities in -49- precisely defined locations. As required by State law, zoning must be consistent with the policies set forth in the General Plan. The City's Zoning Code in conjunction with the General Plan reflects the City's commitment to housing by establishing residential densitites and by designating the infrastructure necessary to accommodate them. Although these requirements may tend to increase the cost per unit construction costs, it is interesting to note that in numerous cases, development in the City of Lodi has occurred at a much lower density than that allowed by the Zoning Ordinance. Exxs-oiBoT s E�IYFZONING CBASSEFBCAT IONS CTOLOD MAX I ML .'4 ZONE DESCRIPTION UNITS PER ACRE LOT COVERAGE R-1 1 Family Dwellings 5.0 45% R-2 1 Family Dwellings 10.0 45% Duplexes on corners R -LD Low Density 12.0 40% Multiple Family R -GA Garden Apartments 20.0 50% R -MD Nigh Density 80.0 60% Multiple Family Measure A This voter approved ordinance has resulted in further control on development for those areas outside Lodi city limits. In addition to the typical development process, an additional step is required for the development of non -City properties; that being the approval of the Lodi electorate in a special election. (for additional discussion of Measure A, see page IX). Permit Approval Process The time requirements for acquisition of building and other permits vary greatly depending on the project size, type and location, and the amount of environmental documentation reovired. Recognizing the complex and ti►.K consuming nature of the permit process, the City of Lodi makes a serious attempt to expedite all development proposals. Since development depends upon the existence of established facilities which have been installed and paid for by others, fees are charged by the City of Lodi for the provision of certain services and utility connections. Typical fees for construction of a new three bedroom home (excluding site development costs and fees) in Lodi on a parcel previously having utility connections and services are approximately $800. Site development expenses are dependent on several other factors and are in addition to the -50- above figure. Fees and development costs may vary depending on type arid quality of construction, size of dwelling, plumbing, electrical and mechanical equipment, etc. Commercial and industrial structures may be charged differently, based on the amount of services or utility capacity they draw. The development of large projects and subdivisions may require an Environmental Impact Report, for which additional fees may be charged. Plan check fees may also vary depending on the size and type of project. Developers of residential subdivisions will also be required to pay other fees, such as drainage fees "per acre" and a "per bedroom" tax for school facilities, as well as installing public facilities (on or off-site), such as street lights, curb, gutter and sidewalks, etc., Lo the City's standards. -51- Target areas are defined as those areas which have concentrated housing needs. Data overlays were used to determine the areas in the City which are most impacted by the gaps in the housing market. Census Tracts 44.00 and 45.00 were determined to be the areas with the greatest degree of demonstrated need. Census Tract 44.00 This tract is in the southeast corner of the City. 53% of the occupied units are renter -occupied. Over 19% have incomes below the poverty level. This housing is generally of low quality, a reflection of overcrowding, poor maintenance and structural inadequacies. Over seven percent of the units experience some degree of overcrowding. Structural and maintenance problems may 5e due to the age of the buildings as sixty one percent were built before 1950. Census Tract 45.00 Census Tract 45.00 is in the northeast corner of town. Similar to Census Tract +4.00, Census Tract 45.00 has housing problems which are in large part, a result of an unstable population and a housing stock of relative low quality. 58% of the occupied units are renter -occupied. Some fairly severe problems are present in the housing stock of this area. A high percentage of the units appear to be receiving below normal maintenance or have been allowed to deteriorate without repairs. Many of these problems may oe due to the age of the housing stock. 51% of the structures were built before 1950. within the target areas located in Census tract 44.00 and 45.00, the current allowable decisities of up to 80 units per acre are a contributing factor in the loss of older single family homes. (Residential, High Density zones - R -HD, allows up to a maximum of 80 dwelling units per acre while R -MD would allow up to 40 units per acre). These zones cover all but a very small portion of the target areas, although the prevailing land use in portion of the census tract is stable, attractive, single family neighbor:ioods. In the past, areas with declining housing condition were zoned at higher densities in hopes that the market place would eventually replace the older single family structures with newer, multiple family dwelling units. In many cases, this was the only method available to local agencies to combat deteriorating residential areas. Due to the cost involved in replacing existing units, the majority of the older homes have been retained and are presently helping to meet the City's demand for lower cost housing. -52- It is recommended that the target areas within Census Tracts 44.00 and 45,00 be designated as special study areas. Each block within the Special Study Area will be examined in terms of the following: a. Existing land use density and neighborhood character. b. Access to major streets c. City services infrastructure. d. Traffic generating capacity. Through analysis of these factors, decisions can be made as to the appropriate zoning and land uses that would best serve the needs of the community as well as the existing residents in these areas. EXHIBIT 52 HOUSING PROFILE- ,; CENSUS TRACTS 4.4.001 45.00 * $19,000 below City median ** $21,000 below City median **� City Median = $185 -53- CENSUS TRACT 44.00 CENSUS TRACT 45.00 1. Renters 53% 41% 2. Overcrowding 7% 5.5% 3. Structures w/o Adequate Plumbing 21 units 58 units 4. Children Under 5 10% 8% 5. Elderly 18% 24% 6. Minorities (all non-white population) 16.2% 19% 7. Vacancy Rate 6.8% 7.1% 8. Median Income $12,009 $14,000 9. Median Housing Value $39.500** $41,500* 10. City Median Housing Value $60,500 $60,500 11. Median Contract Rent S 173*** S 157*** * $19,000 below City median ** $21,000 below City median **� City Median = $185 -53- TARGET GROUPS Oft Although the rising cost of housing affects all Lodi residents, a careful examination of those persons most severely affected is necessary in order to determine in what proportions, and to which groups assistance programs should be made available. A listing of priorities has been developed to serve as a guide for designating "Target Groups" for housing assistance. GENERAL CRITERIA 1. People Now Living in Lodi The needs of people now living in the City of Lodi priority in the allocation of housing assistance. to existing residents with low incomes as follows: A. Elderly residents (aged 62 and older). B. Single parent families. C. Other families with low incomes. D. Single person household. 2. People Working in Lodi should be given Priority should go Second priority should go to providing housing to those who work ir. Lodi and wish to live within the City. Within each group, priority should be given to "very low" income families over "low" income families. (W.U.D. currently eefines households with incomes less than 50% of the count; median as "very low" and those with incomes below 80% of the County Median as "lour." Of all families in 1980, 21% were in the category of "very low," 19% were classified as earning "loan" incomes. Priority ranking does not imply that one group will receive assistance before another, rather that housing assistance programs will be allocated on a proportional basis, depending on the absolute numbers of each population group. Exhibit 52 shows the population groups that fall under the general category of very low income groups and are ranked in terms of absolute numbers. Each population group represents a certain percent of the total number of very low income persons. This information will be used to assist decision -makes concerning program implementation in the future. 1. THE ELDERLY Because of the particular needs of elderly individuals they will be given special consideration during the housing assistance process. Elderly citizens, who comprise 16% (5580 persons) of Lodi's population, are often faced with social, physical and economic constraints which may limit their ability to maintain or afford new or existing housing. It is estimated that over 10% elderly persons live at or below the -54- "" poverty level. This number represents 20% of all persons living at or below the poverty level. 2. SINGLE PARENT HOUSEHOLDS Due to the constraints of time and money placed on single parent households with children under 18, households within this category should receive special consideration. Single parent households comprise 47% of all families earning incomes below the poverty level. 3. OTHER FAMILIES "Other families" represent 41% of all families with incomes below the poverty level. This number excludes elderly -headed families. EXHIBIT 53 LOW & VARY LOW INCOAAE POPULATION GROUP • 1980 POPULATION NO.VERY LOW 1 PERCENT OF TOTAL GROUPS INCOME PERSONS VERY LOW INCOME Elderly Families 93 12% (65 yrs.+ ) Single parent families (Fesnale Headed - no husband present) 364 47% Other Low Income Families 311 41% TOTAL 768 100% -55- EXHIBIT 54 tJUAABE92 OF FAMILIES WBTD-9 A FEMALE HEAD OF 0i0lJSEH00.D 1980 CENSUS TRACTS 42.01 42.02 43.02 43.03 43.04 44.00 45.00 TOTAL Number of Families 43.02 = 31% " 1,730 persons) 43.03 = 9.5% with children persons) 43.04 = 8.0% ( 364 persons) 44.00 = 18% under 18 140 140 118 41 109 182 97 821 Percent with children Under 'R 69% 60.6% 67.4% 64% 79.6% 72% 66% 68.3% Number Under the Poverty Level with children Under 18 35 34 26 0 16 1C9 50 320 Percent of all Families Under the Poverty Level 47% 27% 29% 0 22% 39% 29% 42% TOTAL NUMBER OF FAMILIES BELOW POVERTY LEVEL 75 127 91 0 72 251 125 241 SOURCE: 1980 Census of Population and Housing TARGET GROUP DATA A. ELDERLY 1. 1980 - Persons 62 years old and over comprised 18.9% of the total City population (6663 persons) - the percentage is projected to increase. 2. The following is the distribution of elderly households by Census Tract: 42.01 = 14% of tract population ( 861 persons) 42.02 = 23% 1,637 persons) 43.02 = 31% " 1,730 persons) 43.03 = 9.5% 309 persons) 43.04 = 8.0% ( 364 persons) 44.00 = 18% ( 915 persons) 45.00 = 24% ( 844 persons) -56- B . SINGLE PARENT HOUSEHOLDS 1. 3.4% or 1,211 households are headed by a single female parent. 2. Of these 1,211 households, 387 or 32% are earning below poverty level incomes. 3. The following is the distribution of female headed households by Census Tract. 42.01 = 11.0% of tract population (204 households) 42.02 = 3.2% 1#(231 It) 43.02 = 3.1% It (175 If) 43.03 = 1.9% ( 64 ) 43.04 = 2.9% to If(137 ) 44.00 = 18.6% it 11(254 ) 45.00 = 15.9% If It(146 11) C.LON INCOME FAMILIES 1. 2045 families fall into the category of "very low".l This is 20.6% of all families in Lodi. 2. 2948 families fall into the category of "Low"1. This is 29.7% of the total number of families in Lodi. 3. The "Very Low" income households are distributed by Census Tract as follows: 42.01 13% 245 households) 42.02 20% 1402 If) 43.02 21% (316 It) 43.03 6% 61 It) 43.04 12% 152 ) 44.00 40% 564 1305 It ) 45.00 35% ) 4. The Census Tract distribution of "'Low" families is as follows: 42.01 16% (543 households) 42.02 13% 474 " ) 43.02 12% 454 " 43.03 7% 191 " 43.04 15% 052 " 44.00 20% (438 " ) 45.00 19% (346 ) D. UNRELATED INDIVIDUAL In 1980, unrelated individual households with Low or Very Low incomes comprised 9.1% of the Lodi population. -57- E. SPANISH ORIGIN 1. In 1980, households of persons of Spanish origin comprised 10*3, or 3,525 persons. The Census Tract distribution of persons of Spanish origin is as follows: 42.01 6.5% of tract population (404 persons) 42.02 6.7% to to(481 11) 43.02 7.2% " (422 ) 43.03 3.3% (109 ) 43.04 8.5% 395 ) 44.00 21.3% 1086 ) 45.00 18.0% it528 #1) F. OVERCROWDED UNITS 3.5% (493 units) of all occupied housing units in Lodi are overcrowded. The Census Tract distribution is as follows: 42.01 2.2% 42.02 2.0% 43.02 1.8% 43.03 0.9% 43.04 4.3% 44.00 7.7% 45.00 5.9% of households u " N 11 N {1 N M N N (52 households) (60 of) 41 of) (10 to) 74 " 161 " 95 N MAM THE HOUSING PROGRAM The Housing Program Section is divided into the following sub -sections: A. Housing Program Goals and Policies equate Provision of Housing. 2. Preservation and Conservation of Community Resources. 3. Accessibility of Housing B. Policies for Implementing the Element C. Means of Implementing the Goals of Adequate Provision of Housing. D. Means of Implementing the Goals Pertaining to Housing Conservation. E Means of Implementing Goals Pertaining to the Accessibility of Housing F. Target Areas G. City of Lodi Contributions to the Provision of Housing -59- THE HOUSING PROGRAM "Housing is a function of such scope and complexity that the participation and cooperation of federal, state and local government are viewed as necessary to provide the resources to meet demands for housing and related services. The local government cannot do it alone."l HOUSING POLICIES In an effort to provides a framework for decision-making on matters which concern local housing, and recognizing that the provision of housing for groups such as low and moderate income households, the elderly and minorities will require an active role on the part of the City, the following policies will be observed: 1. The City will support the provision of decent housing in a satisfying environment for all persons regardless of age, sex, family status, race, religious affiliation or other arbitrary factors. {2. The City will promote the construction of housing in a variety of types, locations and price ranges. 3. The City will encourage the development of a balanced residential environment with access to employment opportunities, community facilities and adequate services. 4. The City will encourage the provision of special types of housing for groups with particular needs, including the elderly, the handicapped and low to moderate income families. 5. The City will act to p►,serve viable agricultural land to the maximum extent possible in the development and expansion of residential areas. 6. The City will encourage the protection and improvement of existing residential neighborhoods and individual housing stock. 7. The City will promote the development of educational, recreational and other public facilities as necessary contributions to desirable residential areas. 8. The City will participate in the Fair Share Housing Allocation Plan created by the San Joaquin Council of Governments. T. Rousing and Local Government by Mary K. Nenno & Paul C. Brophy International City Management Association, Washington, D.C., 1982. -60- 9. The City will designate "target areas" as sites for low and moderate income housing as a basis for future rezoning requests. 10. The City will provide the necessary incentives to developers to encourage the provision of low and moderate income housing. 11. The City will encourage the use of manufactured housing where appropriate as a means of providing affordable housing. 12. Comprehensive programs of conservation rehabilitation and renewal will be undertaken in deteriorating areas. 13. All possible means will be used to ensure that all existing residential areas are provided with basic services including storm drainage, sewers, water supply and solid waste disposal. 14. To encourage the maintenance of existing neighborhoods, the City will: a. Support and encourage neighborhood improvement programs. b. b. Encourage the provision of public improvements and facilities in areas where they are determined to be substandard or do not exist. c. Encourage participation of both public and private expenditures in the program. d. Encourage the conservation of existing housing whenever possible. 15. The City will encourage the development and use of vacant urban parcels and the reuse of deteriorating areas. The following are potential steps in the process necessary to achieve the stated policies of the Housing Program: 1. The use of HUD, CDBG L EDA Grants to fund the necessary improvements and services. 2. Application to other federal and state agencies.as appropriate to construct necessary facilities and improvements. 3. Scheduling of street improvements, i.e. curbs, gutters, sidewalks, street resurfacing and reconstruction to coincide with other neighborhood revitalization efforts. 4. Enforcement of Building Code requirements on structures which are hazardous or which contribute to neighborhood blight. 5. The establishment of a Citizen's Committee to assess City-wide needs and to establish priorities for meeting those needs in target areas utilizing state and federal funds. -61- ADEQUATE PROVISION OF HOUSING I. GOAL: To provide safe, sanitary and affordable housing for all segments of the communitty. A. POLICY To make presently unaffordable (market rates) homes affordable for low and moderate income households. Implementation: Seek federally fu- ded rent subsidies. Implementation: To make available special mortgage assistance programs offered to local communities by state and federal sources. Implementation: Provide an information service to advise homeowners about special mortgages. B. POLICY_ To provide measures to encourage the creation of housing for the elderly, single parent families and families with low or moderate incomes. Implementation: Investigate the feasibility of a housing project for the elderly located in the downtown area. Implementation: Develop an incentive program which encourages new developments to designate a percentage of the units to supply housing for particular needs in the community groups. Implementation: To inform local developers about financing programs for the construction of housing for particular need groups. Implementation: Create a special permit process which encourages low and moderately priced developments by giving them high priority. C. VOLICY To insure the adequate provision of land for future residential use. implementation: Develop and maintain consistency with a residential phasing plan D. POLICY To maintain the availability of existing lower cost housing. Implementation: The city shall enact housing conservation efforts to prevent the loss of existing housing units. (Specific policies and implementation measures are found in the housing conservation section). -62- I I . GOAL To ,2 exis stoc ide for the protection and improvement of Lodi's g residential neighborhoods and individual ousin A. POLICY Provide measures which prevent the deterioration of presently adequate structures, and ensure that substandard housing will be upgraded. Implementation: To work with the department of Housing and Urban Development and the State Department of Housing and Community Development in identifying sources of available rehabilitation assistance. Implementation: Educate the community of the advantages to individuals of housing conservation; tax incentives and specialized rehabilitation loans and mortgages. Implementation: To develop and initiate a code enforcement prograrn directing its priorities of action to: �a) structures within designated target areas; and b) multiple family and renter- occupied un its within those target areas. B. POLICY Provide for the maintenance and improvement of the quality and diversity of Lodi's existing residential neighborhood areas. Implementation: Develop and utilize target areas to concentrate the application of housing conservation loan programs, grants and code enforcement. Implementation: Establish a special study area to investigate the feasibility of down -zoning portions of the eastern side of town (target areas within census tracts 44.00 and 45.0011 to: (a) Preserve the presence of stable single family neighborhoods, and (b) More closely approximate the actual developing densities of present construction. Implementation: Use "Block Zoning" to ensure that the use of High density residential, commercial, and industrial designations does not deter the conservation of older residential neighborhoods. C. POLICY Direct housing conservation efforts so that the housing supply remains within the financial means of Lodi residents. Implementation: Combine available rent subsidy programs with housing rehabilitation efforts wherever possible to maintain affordability in rehabilitated units. ••63- Implementation: Establish a public improvem-ont progran, in selected neighborhoods to encourage private redevelopment. Implementation: Provide assistance in finding loans or grants which would allow substandard owner -occupied housing. -64- PRESERVATION AND CONSERVATION OF COMMUNITY RESOURCES I. GOAL: To erovide for the Preservation of the city's physical. environment amts histor c structures. A. POLICY To insure that the adequate provision of housing does not negatively alter the present quality of Lodi's physical environment. Implementation: Enforce performance standards for residential areas which set maximum limits on noise levels and traffic volumes consistent with eche noise element. Implementation: Work with state and federal agencies to enforce present air and water control standards. Implementation: Encourage the creation of parks in flood zones in order to: II. GOAL To Provide for the Conservation of Agricultural Land and Energy esources A. POLICY Direct the development of new housing so that the disruption of viable agricultural areas can be minimized. Implementation: Promote development efforts within and continuous to existing city limits. -65- (a) Allow pedestrian access to and along local waterways; Preserve the area's natural environment; and �b c Protect lives and private property. Implementation: Develop a system of neighborhood parks to: (a) Serve the community's recreational needs; b Act as a buffer between areas of conflicting land use; and (c) Provide a source of neighborhood identity. B. POLICY To ensure that buildings of historic importance are protected and maintained. Implementation: Encourage the creation of a city historical protection society. Implementation: Provide planning assistance in the development of historic preservation programs. II. GOAL To Provide for the Conservation of Agricultural Land and Energy esources A. POLICY Direct the development of new housing so that the disruption of viable agricultural areas can be minimized. Implementation: Promote development efforts within and continuous to existing city limits. -65- F Implementation: Ensure adherence to the residential phasing plan. B. POLICY Encourage the utilization of energy efficient design and technology in the development of individual units and subdivisions. Implementation: Recognize the importance, and insure the application of the California Energy Regula ion Codes in new development proposals. Implementation: Create and enforce guidelines for energy efficient housing orientation and subdivision design. Implementation: Encourage new subdivisions to provide accommodations for transportation alternatives to the automobile (i.e. pedestrian walkways or bicycle lanes). C. POLICY Encourage the application of energy efficient design and technology to existing housing and subdivisions. Implementation: Provide guidelines for and incentives to renovate housing to increase their energy efficiency. Implementation: Coordinate efforts with the public utilities department in the creation of an educational program which promotes energy conservation in the home. Implementation: Assist the public works department in identifying areas where implementation of the existing tree planting program would significantly reduce the conductive properties of asphalt, in addition to beautifying the area. Implementation: Investigate the feasibility of a jointly funded housing rehabilitation and energy conservation package within the public works department. -66- ACCESSIBILITY OF HOUSING I. GOAL To work toward eliminating housing discrimination in Lodi. A. POLICY Support efforts to eliminate discrimination in housing with regard to race, religion, national origin, sex, age or family status. Implementation: Investigate the problem of housing discrimination in Lodi. Implementation: Encourage the local news media to adopt the Federal Housing and Urban Development non-discrimination disclosure. -67- POLICIES FOR IMPLEMENTING THE ELEMENT POLICY 1 To develop and enact an annually reviewrl and revised housing assistance programs which woulj implement the goals and policies of the adopted HovA ng Element. POLICY 2 To review present residential zones and corresponding densities and evaluate whether they reflect the current development pattern and housing demand. POLICY 3 To ensure that the existing city zoning ordinance conforms to the goals and policies of the adopted housing element. POLICY 4 To incorporate citizen participation in planning and evaluating the city housing element and its housing assistance program. F9, -68- MEANS OF IMPLEMENTING THE GOAL OF ADEQUATE PROVISION OF HOUSING To provide measures to make presently unaffordable (market rate Dies affordable for ow amoderate income households. Perhaps the most flexible and achievable means of making presently unaffordable homes and apartments affordable to lower income persons is to actively seek federally funded rent subsidies. Currently, Section 8 - a rent subsidy program - is the main source of federal housing assistance for low income persons, The Department of Housing and Urban Development provides rent supplement payments to owners of rental units.,to make up the difference between market rate and the amounts that eligible elderly, handicapped, and other low income families are required to pay. These programs can be administered city-wide (as long as rents don't exceed an established rent ceiling limit) and does not have the affect of concentrating large numbers of lower income persons in small areas. To make available special mortgage assi offered to oca —agencies by state an 5. . S. There are several mortgage assistance programs available to local governments that enable low and moderate, elderly and handicapped households to afford home ownership and home rehabilitation. In several cases, such as the "Hove Ownership, Home Improvement" mortgage assistance programs offered by California Housing Finance Agency (CHFA), administration of these loans is handled at the local level, by participating local lending institution Ii.e. local banks) and by CHFA. By merely authorizing CHFA to arrange for the distribution of these loans within the city, the city takes those steps necessary to initiate.these mortgage assistanLe programs when available. ide an information service to advi S. In order that homeowners become aware of the existence of special:,,, mortgages, the Community Development Department should act as an information source to provide necessary details about the availability eligibility criteria of special programs. -69- and ' Investigate the feasibility of a housing project for the e er yocated in the downtown area. The possibility of converting existing structures in the downtown area into a housing complex for the elderly with supporting facilities shall be investigated. A project of this nature could offer below market rate rousing for the elderly and serve as a focal point and catalyst for the strengthening and improvement of the downtown area. Devejop an incentive program which encourages new developments to designat,e a percentage of the un is supply housing or part1cular need groups in the community. A commonly used process to encourage developers to include low and moderate housing in new developments is to offer incentives which make the provision of below market rate housing more attractive and economically beneficial. The principle advantage of providing low and moderate housing by this method is that it does not concentrate rower income housing in any one area, as is commonly found in residential development projects and low income housing.construction projects. 1. Lot size flexibility - allow lot size reduction in R-1 and R-2 zones for those units conditionally designated for low and moderate income (below market rate) housing. Single family unit lot size reduction for below market rate (BMR) housing. In R-1 and R-2 zones. (BMR) LOT SIZE BONUS FOR SINGLE FAMILY UNIT: R_ Z09F- - STANDARD PRESENT PROPOSED Minimum Sq. Ft. 6,000 5,000 Minimum Lot Width 60 ft. 50 ft. Maximum coverage 40% 45% Additionally, the BMR unit, could '.Ne placed on a scattered site basis within each development, and consist of from 10 to 20 percent of the total number of units in developments of under 100 units. Developments over 100 units would be dealt with by the Planning Commission on a project -by -project basis. 2. Reduction of parking requirements for elderly units - Reducing the number of parking spaces required ir,:multiple dwelling units for those units conditionally designated for elderly residents can be an effective means of reducing development costs as an incentive to include below market rent apartments for the elderly. Currently in multiple family dwellings (except R -HD zones), one and one-half off-street parking spaces are required for each unit of the -70- project. By reducing this requirement to only one parking space for each unit of elderly housing, square footage normally committed to parking can be added to the floor space of the project potentially increasing the profitability of the site and allowing lower rents for the conditionally designated elderly units. Additionally, for R -HD zones which require one off-;rcet parking space per unit, the requirement for conditionally designated elderly units can be lowerc! to one-half space per unit (minimum of 2 units with one space) 3. Expediting the permit process - The cost and time required to obtain building permits needed in any housing project certainly adds to the cost of the development. As an additional incentive to include low and moderate income housing, those projects containing units of this nature should be given priority. As an example, a particular staff person, knowledgeable of below market rate housing, should be designated to shepherd these development applications quickly through the permit process. Additionally, permit fees should be examined to determine the feasibility - of reducing costs to developers on those units conditionally designated for low and moderate income households. 4. Providing information to developers about financing programs for the construction; of`housing for particular need groups - Few developers have had experience in dealing with subsidized housing construction. The regulations for these programs and the availability of the programs vary from.year to year. Additionally, the application process is often very complicated. The city can assist developers through staff assistance by identifying available land, applicable housing finance programs as well as assisting them in fulfilling application requirements 5. Developing and maintaining consistency with a residential phasing plan - Lodi has a unique problem in providing new areas for expansion. Because of its almost flat topography, a sizeable investment must be made to provide ponding basins and the accompanying drainage systems to adequately handle runoff water from all areas of the community. Because of this necessary and costly investment the city must plan far in advance its pattern of expansion. The direction of future residential growth is as subject to this limitation as any other land use in the community. Consequently, this restriction, as well as other planning criteria has been carefully joined to develop a phasing Plan for the future expansion of Lodi's residential neighborhoods. -71- CM The purpose of residential phasing: (a) The plan is intended to prevent leapfrog development, disallowing "island development" or the entrapment of undeveloped land. (b) The plan would also prevent the surrounding of currently productive agricultural land causing land use conflicts between new residential development and the day-to-day operatiin procedures of farming. (c) Prevent the premature and speculative removal of productive agricultural acreage resulting in large acreages standing unproductive for several years. (,d) Coordinate residential growth with the expansion of required facilities such as water, sewer and storm drainage. (e) Assist the fire and police departments in anticipating future demand and direction of the necessary fire safety and police projection services.* To work wi the most appropriate sources of available_ reh—abilitation assistance. Due to the continually changing nature of housing programs the Community Development Department should keep close contact with the state and federal agencies (namely HUD AND NCD), responsible for housing programs. Communication and coordination of this nature can accomplish two things: First, it will enable the city to more fully understand the direction and intent of federal and staff programs, enabling Lodi to more effectively utilize existing programs; and sk.condly, it would provide the city with the early information as to programs soon to become available. Educate the comnunit conservation�fiax f The Community Development Department shall assume the role as information distribution agency on all housing rehabilitation matters. Information. will be made available to the public concerning the availability of special housing programs through public hearing, media coverage, and printed materials as necessary. -72- MFANS OF IMPLEMENTING THE GOALS P N NCONSERVATTUN Educate the community on the available funding sources for home repair and rehabilitation loans. LOANS The following loans are potential sources of funds for home repair and rehabilitation loans: (I) Index Loans - are loans whose payments are based on the borrowers monthly income. (2) Variable rate mortgage - a mortgage whose interest rate shifts w tiFi tie goingrat— e. This makes money more readily available by shifting the risk of rising interest rates to the borrower. (3) Rollover Mortgage - a variable loan whose interest is adjusted on-' yT every -5 years. (4) Graduated Payment Mort a es - are fixed rate mortgages whose payments start low but grow larger. In' ends to aid young or new families to enter the housing market ,,•lier. (5) Reverse Annuity Mortgage - provide monthly annuity payments to Finmeowners ase on their home's equity; helps elderly. (6) Deferred Payments - no monthly payments. Payments will be made when the property is transferred or at a mutually agreed upon date. -73- Code enforcement is one of the few effective programs which can be directed toward rehabilitation that does not require outside subsidy and regulation. Local control of the code enforcement process allor:s the city a high degree of flexibility a:, to how this rehabilitation tool is administered. There are five commonly used methods of code enforcement which the City could elect to do - each having different demands on city resources: (1) Disclosure of conditions (truth -in -sale -of -housing). At least seven cities in California have ordinances requiring that certaian information be revealed to buyers of homes before purchase to protect them from problems which, if known, would have discouraged them from buying or changed the terms under which they would have purchased. Disclosure ordinances require that the seller reveal to the buyer such information as zoning of the property, property tax for the previous year, assessment bonds, outstanding code violations, future street widening, and required off-site improvements, and structural additions or alterations for which permits were obtained. This type of ordinance has received wide support, including the California Association of Realtors. (2) Complaint - Response Code Enforce Perhaps the most commonly used and most feasible for Lodi is the complaint response method of code enforcement. The city simply inspects homes based on complaints or reports from neighbors or tenants. From time 'n time violations may be spotted during a casual neighborhood v;,it or during a required inspection of a new addition or modification to an existing unit prior to the issuance of an occupancy permit. With the present workload of the building department, this methods is perhaps the most realistic approach until such time as additional personnel can be added to the building inspection staff. (3) Concentrated Code Enforcement Activities. A second common form of cjde inspection, which should be designed to correspond with the designated target areas in Lodi, is a concentrated code enforcement program. Unlike complaint response, the concentrated approach would focus on Lodi's designated target areas. In these areas, a more intense level of cede enforcement would be provided. -74- Priority of inspection would be directed toward multiple family and renter- occupied single family dwellings, giving second priority to owner- occupied dwellings that generally have a lower incidence of deterioration. (4) Voluntary Home Surveys. As an alternative, some cities operate voluntary inspection programs or "Home Surveys" providing a free -of -charge code inspection upon request of owner or buyer. This approach tends to result in smaller usage since owner -sellers are often hesitant to risk an inspection. If the purpose of the program is to encourage maintenance and repair, however, a voluntary program can be instituted with the city providing the service is free of charge. (5) City-wide pre -sale code enforcement program requires that prior to sale or rental of a single or multiple -family housing units, a city housing inspection must be completed and the housing unit be brought up to housing code standards. The main purpose of such programs is to ensure the continued maintenance of a City's Housing Stock. This program would be an extensive draw on the time and resources of the building department and would be an.infeasible alternative at this time. Consideration has been given to all of the alternatives mentioned above, and given the current size and workload of the building inspecticn_staff, the most effective and credible method of code inspection at this time is a complaint response program which establishes the following priorities: (1) First priority of inspection goes to complaints received from housing units that lie within the designated target areas. (2) Renter occupied and multi -family units received priority of response over single family units. At such time as the building inspection staff can be expanded, a concentrated code enforcement program utilizing ;-he same priorities mentioned above should be initiated. To be effective, code enforcement programs must be coordinated with other rehabilitation and relocation efforts, such as low interest loans to , finance repair and rehabilitation, and subsidies for those families who can't afford to make needed corrections. The city and county should provide guidance and technical assistance to residents who fish to make their own repairs. -75- MEANS OF IMPLEMENTING THE GOALS PERTAINING TO PRESERVATION AND CONSERVATION OF SOURCES To achieve these goals, the City actively pursues the following: 1. Enforce performance standards for residential areas which set maximum limits on noise levels and traffic volumes. (See San Joaquin county Council of Governments, Noise Element Goals and Policies). 2. Work with state and federal agencies to enforce present air and water control standards. 3. Encourage the creation of parks in flood zones in order to: a. Allow pedestrian access to, and along local waterways; b. Preserve the areas natural environment; and c. Protect lives and private property. (Refer to Lodi's Open Space - Conservation Element: page 56 for Policies). 4. Develop a system of neighborhood parks in order to: a. Serve the community's recreational needs; b. Act as a buffer between areas of conflicting land use; c. Provide a source of neighborhood identity; and d. Encourage application for all available state and federal funds to be used for continued development and acquisition of parks and recreation areas. 5. Encourage the creation of a city historical protection district. 6. Provide planning assistance in the development of historic preservation programs. 7. To Provide for the Conservation of Agricultural Land, the City will: a. Promote development efforts only in those areas within city limits. b. Insure adherence to the residential phasingan and the mandate of the Greenbelt Initiative. (See page YIIi�. c. Recognize the importance and insure the application of the California Energy Regulation Code in new development proposals. d. Coordinate efforts with San Joaquin County for enforcement of guidelines. -76- MEANS OF IMPLEMENTING THE GOALS PERTAINING TO THE ACCESSIBILITY Of HOUSING To insure the accessibility of housing for all Segments of the community, the city will: 1. Investigate the problem of housing discrimination in Lodi. 2. The planning department will provide assistance, if necessary, to those complaining of discrimination. -77- TARGET AREAS 1. Target areas will be designated to concentrate the application ofinR conservation loan programs, grants and code enforcement. Target areas have been developed for two purposes: First, to more clearly define areas of concentrated need, and secondly to act as a tool for directing resources and programs to specific areas that will benefit most from housing conservation assistance. Census data was analyzed to determine those Census Tracts with the greatest number of housing condition deficiencies. Exhibit 55 shows the two areas with the greatest demonstrated housing need are census tracts 44.00 and 45.00. These tracts contain both physical and population characteristics that are indicators of declining housing quality. These two census tracts have been designated as areas of primary concern. Census tracts 42.02 and 43.02 also have large concentrations of older homes and are likewise experiencing signs of declining housing quality. These census tracts have been indicated as Areas of Secondary Concern. -- Further definition of the target area is added by overlaying specific areas where housing deterioration was found to exist in the housing condition survey. Within this double shaded area lies the greatest percentages of the housing condition indicators as well as percent of all structures found to be substandard. These areas shall constitute the "target areas." EXHIBIT 55 TARGET AREAS PHYSICAL CHARACTEMSTICS AREAS IF CONCERN U 0 PRUARY CONCERN M SECONDARY CONCERN -78- TARGET AREAS Housing rehabilk�ation programs will be "targeted" fo. :hese areas and concentrated code enforcement programs will be initiated when additional inspecting staff becomes available. 9 Establish a s ecp ial study area to investigate the censu a. Preserve the presence of stable single family neighborhood and; b. More closely approximate the actual developing densities of current construction in areas found suitable for multiple Fimily housing. Within the target areas located in census tract 44.00 and 45.00 the currently allowable densities are a contributing factor to the loss of older single family homes. The residential High -Density (R -HD) zoning in census tract 45.00 allows a maximum of 80 units per acre, while Residential Medium -Density (R -MD) zoning in census tract 44.00 allows a maximum of 40 units per acre. These zones cover all but a very small portion of the target areas, even though the census tracts currently contain large areas of stable, attractive, single family neighborhoods. The current zoning in these census tracts is presently causing the following; a. The removal of valuable, lower cost, older single family homes. b. Disrupting substantially stable single family residential neighborhoods. c. Increasing the problems (i.e. crime, noise, traffic) associated with multiple family dwellings in areas already identified as problem areas. d. Adding to an already inadequate water, storm drainage and sewer system which will have to be substantially upgraded in order to meet current allowable densities. e. Lack of open space (parks) and recreational faeilitges for the increased population as existing facilities were designed for single family densities. f. Congestion of alleys not designed to handle increased traffic flow. In the past, the city zoned areas with declining housing conditions, high density, in hopes that market forces would eventually replace the older, single family structures with newer, multiple family dwelling units. In many cases this was the only method available to local agencies to combat deteriorating residential areas, and was done at a time when older homes were not considered z valuable resource. Ignoring this situation would be a costly mistake for the city and for the residents within these neighborhoods, both in terms of compounding utility -79- problems and the continued loss of lower cost single family housing. What is recommended is the designation of the two target areas found in census tracts 44.00 and 45.00 as Special Study Areas. Within each of these Special Study Areas, each block will be examined in terms of its existing land use, density, serviceability, traffic -generating both capacity, capability, access to major streets, and existing neighborhood character. Only through careful examination of these and other factors can appropriate decisions be made as to the type of zoning and allowable densities that would best serve the needs of the community as well as the existing residents. 3. Use "Block Zoning to ensure that the use of high density res ent al commerc a an n ustria esi nations does not deter the ons�rvation of older res ential neighborhoods. as a source of low cost housing. The City should conduct a pilot study of particuli►r target areas to observe the effects of block zoning on housing cor.-ervation. 4. Combine available rent subsily programs with housing rehabilitation efforts wherever possible to maintain affordabili't-y-Tn—rehabilitated units. Often when rental units are rehabilitated, property owners will raise rents to offset the cost of rehabilitation even if it is accomplished through a subsidized program. In the absence of any rent control measures, rent subsidy programs can be attached, wherever pcssible, to housing rehabilitucion projects thus maintaining the affordability if rent must be increased. Section 8 rental subsidy is the current federal program of this nature, providing housing assistance payments to owner, developers, and public housin agencies to make up the difference between "fair market rent" of a unit ?set by HUD) and tenant's contribution toward the rent (at least 15%, but not more than 25% of income). 5. Establisha Public Improvement Program n selected neighborhoods to encourage pr vete re eve opment. The intent of a Public Improvement Program is to encourage private investment through public investment. The program should concentrate on Neighborhoods with high amounts of deteriorating or dilapidated, but preservable, housing. Possible programs of implementation include: a. Neighborhood Housing Services The purpose of a Neighborhood Housing Service is to pull together various community resources to increase lending in neighborhoods showing signs of deterioration. It should be implemented in neighborhoods where mortgages and home improvement loans are difficult to obtain but where there is a high percentage of resident ownership. The housing services woui,; offer :# financ-al counseling, legal service referrals, contractor referrals and help finance redevelopment through low interest loans. b Neighborhood Preservation Program After target areas have been designated, local government provides public services, administrative assistance and public improvements. Local government may also apply for California Housing Finance Agency Market bonds to purchase home improvement loans and home purchase loans from private lenders. c. Marks - Foran SB 99 d. Local Financing Vehicles. e. Craftsman Projects, Craftsman projects utilize unskilled workers (CETA, etc.) to perform rehabilitation. f. Tool -lending Program This programs provides tools and information to those owners who wish to do rehabilitation+ themselves. g. Provide assistance in finding loans or grants which would allow substandard owner - occupied homes to be rehabilitated. CITY OF LODI CONTRIBUTIONS TO THE PROVISION OF HOUSING The City of Lodi recognizes that.a major hindrance to the provision of adequate and affordable housing is the substantial costs involved in providing the infrastructure to serve residential developments. It is also recognized that the older areas of the City have historically b-een a major source of the available lower cost housing stock. As a means of insuring the viability of these areas, the City participates in the construction of a number of improvement projects each year. Funded by the General Fund or Revenue Sharing, these projects improve service in existing, developed areas by replacing substandard facilities with systems equal to those required in new developments. -81- IJ Storm Drainage The following projects include those which have been completed in the past few years as well as a list of projects proposed for construction through 1986. Fiscal Year Project/Limits Completed/Planned Total Cost Catch Basin Replacement 1973 $ 23,000 Various locations Locust Street Storm Drain 1977 $ 41,000 Church St. to Sacramento St. Locust Street Storm Drain 1977 $ 18,000 Church St. to 200' W/Church St. Walnut Street Storm Drain 1977 $ 18,000 Central Ave. to Garfield St. Catch Basin Replacement 1979 $ 21,000 Various locations Church Street Storm Drain 1979 $ 28,000 Forrest Avenue to Olive Court Crescent Avenue Storm Drain 1979 $ 44,000 Walnut Street to Pine St Salas Park (D -Basin) 1980 $ 62,000 Excavation 3 Fencing Catch Basin Replacement 1980 $ 29,000 Various locations Cherokee Lane Storm Drain 1980 $ 7,000 Vine Street to 100' S/Vine St Catch Basin Replacement 1981 $ cw,000 Various locations Central Ave/Eden St. Storm Drain 1981 $ 71,000 Hilborn St to Tokay St Central Ave. to Garfield St. Main Street Storm Drain 1982 $ 86,000 Elm Street to Lockeford St. Shady Acres Pump Station 1983 $342,000 Reconstruction -82- Fiscal Year Project/Limits Completed/Planned Total Cost Catch Basin Replacement 1982 $ 201000 Various locations Elm Street Storm Drain 1983 $118,000 Main Street to Washington St. Westdale Drainage Improvements 1983 $ 86,000 Maple St.& Central Ave Storm Drain 1983 $127,000 Stockton St. to Central Ave. Alley S/Maple to Maple Roper/Palm/Grant Storm Drain 1984 $112,000 Eureka to Turner Roper to Grant Eureka to Palm Acacia Street Storm Drain 1985 $104,000 Stockton to Central Olive Court Storm Drain 1986 $ 72,000 Pleasant Ave to School St Catch Basin Replacement Annual $ 20,000 Various locations Water and Sewer The City's water and sewer facilities are generally adequate to serve existing developed areas. Due to a combination or age, design problems and pipe material, a certain number of substandard mains do exist in the older portions of the City. The water system Master Pian identifies a number of streets where new water mains are needed to reinforce the existing system in order to insure adequate flours and pressures during major fires. The City generally funds the construction of one water main project per year. In addition, a: number of new fire hydrants are installed on existing mains to improve service. -83- The projects listed below are in existing developed areas and are funded by City funds. Projects serving undeveloped residential, or commercial and industrial property are not included. Fiscal Year Project/Limits Completed Planned Total Cost Ham Lane Sanitary.Sewer 1977 $ 86,000 Lockeford to Turner Louie Ave/Grant Ave Water Main 1979 $ 24,000 Church Street Water Main 1981 Daisy to Forrest Church Street Water Main 1983 $ 74,000 Tamarack to S/Tokay St. Washington Street Water Main 1983 $ 62,000 Mission to Watson and Watson Street Water Main Stockton to Central Palm w/Roper to California and 1984 $108,000 Grant Avenue Water Mains Louie to Palm Locust Street Water Main 1985 $ 48,000 Fairmont to Crescent Lincoln St./Edgewood Dr Water Main 1986 $ 89,000 Turner to Midvale Elliot to Kimberly Water Mains 1987 $ 41,300 Orange to Crescent Street S sy tem The City attempts to maintain all its streets to a high standard by 1 performing preventative maintenance on a systematic basis 2 controlling the quality and number of cuts for utilities 3 reconstructing streets rather than adding thick overlays 4 repairing poor curb and gutter to prevent water from ponding on the street. -84- Funding for street maintenance is primarily from gasoline taxes and City General Funds. Major reconstructions are primarily funded by Transportion Development Act funds (sales tax on gasoline) and Federal Aid -Urban funds (federal gasoline tax). The following list excludes projects on arterial and collector streets even though some are fronting residential projects. Fiscal Year Projects/Limits Completed Planned Total Cost Maintenance Overlays Annual approx. $ 55,000 Various residential streets Maintenance Slurry Seals Annual approx. $ 25,000 Various residential streets A alleys Miscellaneous Maintenance Annual approx. S 60,000 City-wide Miscellaneous Curb b Gutter Annual approx. $ 20,000 Replacement City-wide Curb b Gutter Replacement: $120,000 Garfield St, Hil"born to Lodi 1979 Central Ave., Oak to Walnut Washington St, W/Side N/Oak Oak St., Stockton to Washington Curb b Gutter Replacement.- Central eplacement: Central Ave., Elm to Locust 1980 $ 29,000 Pleasant Ave., Lodi to Walnut h Central Ave., Lodi to Alley S/Hilborn 1981 $138,000 Curb b Gutter Replacement: Howard St., Lake to Holly 1983 $ 13,000 Various Locations Annual $ 50,000 In addition to the specific programs listed previously, the City of Lodi, through its Zoning Ordinance, provides the necessary flexibility and design options for land developers in providing needed housing. 1. The Zoning Ordinance provides for residential densities which are much higher than traditionally built in Lodi. For example, the R -HD zone would allow up to 80 dwelling units to the acre as long as Zoning Code requirements were met. Traditionally, m st R -HD developments have not exceeded 20 to 25 units per acre. -85- 2 The Planned Development (P -D) zone of the Lodi Zoning Code provides for mixed land uses and deviations from strict adherence to the other residential zone classificiations. Through the use of the P -D zone, a developer could provide a total design concept for the construction of housing for special need groups within the City. 3. Relatively recent changes in State law pertaining to Mobile and manufactured homes apply to the City of Lodi. As a result, modular, mobile or other manufactured homes can be built on lots zoned for traditional "stick -built" single family homes. In this way the City of Lodi complies with the Statewide goal of supporting manufactured housing as a viable and necessary means of providing low and moderate income housing. (See Appendix G). FUNDING THE HOUSING PROGRAM FEDERAL RESOURCES 1. Section 8 - This program, authorized by the Housing and Community evveeTcpment Act of 1974, is designed to assist those households receiving less than 80% of the County's annual household income in finding adequate rental housing in the private housing market. Families who qualify for the program receive rent supplements for housing units selected from the private market, in an amount which reduces their share of the rent to 25% of the family's adjusted income. 2. Section 235 - This program, authorized by the Housing Act of 1.968, was designed to enable low and moderate income families to purchase homes by insuring low interest mortgage loans. A maximum of a $38,000 mortgage, limits the use of this program in Loci since the median price of a single family home is $60,500. 3. Cominunity Development Block Grants (CDBG) - Thisrogram is the e�partment of Housing and Urbaneve opment (HUD's primary means of providing local community development assistance. These funds may be used to pay for start-up, administrative and other pre -development costs. In addition CDBG funds can be used for the following: o Land acquisition and write down. o Financing Fees. o preliminary architectural drawings. o Public improvements (i.e. water, sewer, curbs, gutter, sidewalks, storm drains, etc.) when it is demonstrated that these uses facilitate support or serve housing developments for low income people. o Acquisition of property for rehabilitation. o Direct rehabilitation loans. o Loan guarantees to induce banks to lend at more favorable interest rates. o Interest subsidies and partial grants. o Financing of the Section 8 programs. 4. Section 106(b) - Administered by HUD to provide seed money loans to sponsors of housing for the elderly and handicapped. Loans may cover a maximum of 80% of the preliminary develapment costs but may not exceed $50,000. 5. Section 11(b) - Authorizes public housing agencies, or non-profit pri-vate or public agencies designated by them, to issues tax-exempt obligations to finance both non-profit and profit -motivated Section -87- 8 housing. The purpose of this financing is to lower intertest costs and provide longer term mortgages. Must be used in projects with 100% Section 8 subsidy. 6. Section 312 - Rehabilitation Loans - This program is available to owre7Fs and -tenants of multi -family housing in neighborhood development, urban renewal and Code enforcement areas. The program is designed to promote neighborhood revitalization by providing funds for the rehabilitation of multi -family housing properties. Direct loans are made at low rates for long terms. Specific rates are determined for individual loans. 7. Urban Development Action Grants - This program is desio.sed to st mu ate new development ana7iivestments through a partnership among the government; the community and private industry to overcome economic stagnation and stimulate the rehabilitation of deteriorating urban areas. Any city demonstrating evidence of economic distress and has a record of providing low and moderate income housing and employment programs. Cities with populations between 25,000 and 50,000 must meet at least 3 of the following criteria: o Age of Housing. o Per Capita income o Population growth, lag or decline. o Poverty. o Job lag or decline. o Unemployment. Eligible activities include: o neighborhood revitalization. o job creation. o strengthened tax bases. o rehabilitation and construction of public, commercial, Industrial and residential structures. Projects will be assessed based on: 1. the comparative degree of physical and economic distress, or 2. the demonstrated ability of the applicant to successfully carry out housing and community development projects. Ineligible Activities: Application development, project planning, pdblic services and the relocation of commercial or industrial facilities from one metropolitan area to another. NOTE: No application will be approved without a firm commitment of private resources. Requirements: All cities establishing pockets of poverty must meet the following criteria: 0 70% of xhe residents of a segment must have incomes below 90% of she overall median income. o At least 30% of the residents of a segment must have incomes below the national poverty level. o Demonstration that the proposed project will benefit low and moderate income residents in terms of the following: Employment: opportunities, services, physical improvemeots, repayment of action grant funds by the p-ivate sector, minority ownership opportunities and job opportuni'ies for persons eligible for Cf TA -ograms. 8. Investment Tax Credit for Rehabilitation - This program is designed to encourage the rehabilitation orest ential, commercial or industrial structures. A 25% tax credit is available for rehabilitating certified historic residential or commercial structures. Individual owners, partnerships, consortiums, stockholders tnd private organizations. A lessee is eligible if the remaining lease term is at least 15 years. The credit does not apply to the costs of investing in or buying and enlarging a building. At least 75 % of the existing external walls must be retained as external walls. Requirements: Taxpayers using the credit must use streight line depreciation. The credit can be used to offset $25,000 plus 85% of the remainder of the tax liability. Credits not used can be carried back three years to obtain refunds of tax taxes or carried ahead each of the 15 following years to reduce future tax payments. Taxpayers using certified historic structure investment tax credits are required to reduce the basis of assets by 50% of the credit. Rehabilitated buildings may be leased to tax exempt organizations and government agencies. If the property is sold within the first six years, the seller must pay back part of the credit. The "recapture rule" covering such sales or rehabilitated buildings is as follows: R Years of Disposition One full year after placed in service. 2nd year 3rd year 4th year 5th year Recapture Percentage 100% 80% 60% 40% 20% 9. Historic Preservation Assistance - Provides funding for the acquisition and restoration of Tiistorically significant structures. Funding is in the form of direct grants (up to 50% of allowable project costs). Funds are appropriated through the U.S. Department of the Interior and dispersed through states, which then transfer funds to individuals, public or private organizations. Eligible activities include: Acquisition, protection, preservation, rehabilitation, restoration or reconstruction of properties listed in the National Register of Historic Places. Properties must be listed in the National Register of Historic Places through the State Historic Preservation Office. Werk must be completed in accordance with standards set by the Secretary of the Interior for historic preservation projects. Property owners must agree not to alter the property for an agreed-upon number of years. Unless visible from a public way, the property must be open to public view at least 12 days per year. 10. Federal National Mortgage ,Association - Objective: To provide more funds for mortgages and to provide mortgages at below market interest rates. Form of Fundi: The Federal National Mortgage Association (FNMA) or ann e e is a federally -chartered, shareholder -owner corporation. FMHA purchases mortgage loans from local lenders, thereby replenishing the mortgage money supply of these institutions. In addition to its conventional loan purchase program. FNMA has four special programs of interest to community development efforts: o Loan participation plan: FMNA purchases 60 to 90 percent participation interests in pools of conventional mortgages in one- to four- unit residential buildings in credit -short neighborhoods. There is no dollar maximum on the pools, but the minimum is $250,000. Any federally -insured lender may sell participations to FNMA. -90- .., o Rehabilitation loans: FNMA buys mortgages on existing one to four- unit residential properties in need of repair. The loan amount is then placed in an interest-bearing escrow account to be drawn upon as repair work progresses. o Loans on the security of mortgage program: FNMA provides one-year loans to lenders supervised by federal or state agencies to secure residential mortgages. The loan amount may be up to 90 percent of the value of the security, and the funds may be reinvested in urban real estate loans for residential, commercial, or industrial properties. o Municipal tri -party participation program: Under this program Fannie Mae, an eligible lender, and a third party such as local government agency, builder, corporation, or private foundation jointly finance mortgages that the eligible lender originates. This tri -part combination enables lenders to offer mortgages at substantially redu(.;ed interest rates. STATE SOURCES A. Loan Programsl 1. California Housing Financing Agency (CHFA); Rent -21 Housi orisruct_oi on—Frogram - Prov) des l oans for devel opment o new rental units by—private, non-profit, or public agency sponsors. Not less than 30% of the units in each development assisted under the program are to he made available to households of low income remaining units may made available to moderate income households. 2. Demonstration Housing Rehabilitation Program - Provides deferred payment loans for acquisition and rehabilitation of existing rental housing for the elderly, or handicapped, or for low income families. 3. Urban/Rural Predevelopment Loan Program - Provides loans to local governmental—agencies, nonprofit organ nations, and cooperative housing corporations for preliminary costs of developing assisted housing for low income families and elderly or handicapped persons in rural and urban areas. Authorized costs include site acquisition and preparation; architectural, engineering, legal, permit, and application fees; and bonding expenses. Loans are not available for construction financing or administrative costs. 4. HomeownershAssistance Program (HCD) - Provides up to 49% of pure apse pricewweelling unite form of mortgage participation with an institutional lender to enable purchase of housing.. Balance of financing comes from private or from other California Department of Housing and Community Development. public lending institutions. Assists purchase of (1) units after a condominium conversion; (2) mobilehome park spaces or parks; (3) mobilehome units. Upon sale of the unit, the state will share in the sales proceeds in an amount proportionate to its original investment. B. Housing Bond Programs2 1. Marks -Foran Residential Rehabilitation Act - Bonds provide financing or rehabfTitation of existing residerces or for residential infill construction. Terms require that the units funded be made availa,le for low and moderate income persons for at least 30 years. 2. SB 99 - Provides financing for mortgages and construction loans within the City. The intent of this bill is to upgrade and encourage investment in redevelopment areas; to increase urban employment and improve the urban tax base. Housing for low and moderate income persons is not a primary purpose. 3. Cal Yet Farm and Home Loans - Bonds create the funding necessary oar tF—e purchase of homes or farms by California veterans at low interest rates. C. Housing Related Tax Benefits' 1. Senior Citizen Renters Tax Assistance - Persons 62 years or older wwithannuaT incomes of $12,000 or less qualify for a maximum of $240 per year. 2. Senior Citizen Property Tax Postponement - Provides for the deferment of all or part of one years property tax with 7% interest until property is sold or at owner's death. Claimants must be at least 62 years old; earn a maximum of $30,000 per year; and have a minimum of 20% equity in the home. (Average postponement = $561 (1980-81). 3. Senior Citizen Property Tax Assistance - Eliminates 96% of property tax liability on the Ist $34,OOU o assessed value. Claimants must be 62 years old or disabled and earn a maximum of $12,000 per year. 4. Renters Tax Relief - All California renters are eligible if renting y March 1. Provides $60 per individual and $137 per couple per year. 5. Homeowners Pro ert Tax Relief - All California homeowners eligible Tf—principle residence owned y March 1. Exempts from taxation the first $7,000 of full value of home. (Average benefit - $80/yr (1980-81) . Cali-fornia Department of Housing and Community Development. =Legislative Analyst, Franchise Tax Board, Assembly Revenue and Taxation Committee. -92- g.. 6. Alternative Enerqx Tax Credit - Provides an income tax credit for omeowners installing so ar energy and related conservation measures. Income tax credit = 55% of cost up to $3,000 on single-family dwellings. (Average credit = $558 1980-81). 7. Home Mortgage Interest Deduction - All California homeowners can e uct all interest pa on a ome mortgage. (Average benefit = $242 per return, 1979). POTENTIAL LOCAL SOURCES 1. Bond Issue - Financing for housing projects could be provided by Revenue a Bonds or General Obligation Bonds. Revenue Bonds are backed by the revenues from the project being financed, and by reserve funds set up at the time of issuance. Revenue bonds are traditionally used to finance low income housing. General Obligation Bonds are often too cumbersome for use in financing housing since they are often accompanied by a property tax increase and require a two-thirds voter approval. 2. Utility Financing - Reveetues from the Utility Fund could be use as of low interest loans for construction and rehabilitation of housing units. 3. Carry -Over Funds - Funds in the General Fund could be used for loans and grants for new construction and rehabilitation. 4. Capital_ Improvement Fund - Dollars in the Capital Improvement Fund could be reserve for rehabilitation or low interest loans. 5. Public E loyees� Fund - Use public employees pension and retirement �s�the housing program. -93- 16 APPENDIX g POPULATION CHARACTERISTICS MATRIX x LODI 42.01 42.02 43.02 43.03 43.04 44.00 45.00 TOTAL NO. PERSONS PER CENSUS TRACT 6,166 7,143 5,504 3,221 4,607 5,088 3,489 35,221 MEDIAN AGE 33.9 39.1 47.5 34.8 26.1 28.5 33.8 33.6 RACE % White 94.3% 93.2% 93% 93% 90% 84% 81% 90.3% % Non-white 5.7% 6.8% 7% 7% 10% 16% 19% 9.7% PERSONS PER UNIT (MEDIAN) 2.4 2.07 2.03 2.73 2.38 2.11 1.84 2.17 MEDIAN FAM. INCOME $22,13.; $22,089 $19,728 $28,278 $20,527 $12,009 $14,000 $19,843 % ELDERLY (62 Yrs/Older) 13.94 23% 31.4% 9.6% 7.9% 18% 24% 18.9% SPANISH ORIGIN 6.5% E.7% 7.6% 3.4% 8.6% 21% 17.9% 10% % FEMALE HEADS OF 14OUSEHOLDS 10.5% 10.7% 12% 4.% 10.6% 19.4% 13.1% 12.2% %.VERY LOW INCOME FAM. 13.3% 20% 21% 6.3% 12% 40% 35% 21% % LOW INCOME FAMILIES 16% 13% 12% 7.2 x 15% 2Qx 19% 30� x A PPEN DIX C HOUSING CHARACTERISTICS MATRIX y LODI HOUSING 42.01 42.02 43.02 43.03 43.04 44.00 45.00 TOTAL MEDIAN VALUE HOUSING UNITS $61,400 $61,300 $56,800 $81,500 $74,700 $39,500 $41,500 $60,500 % OVERCROWDED UNITS 2.3% 2.0% 1.8% .91% 4.3% 7.7% 5.9% 3.5% TENURE -OWNER OCC'D 73% 60% 60% 86% 423 40% 39% 56% RENTER -OCCUPIED 25% 35% 36% 10% 49% 53% 54% 38.4% VACANCY RATE 2.3% 5.4% 3.2% 3.6% 9.1% 6.8% 7.1% 5.3% % OVERCROWDED UNITS 2.3% 2.0% 1.8% 0.92% 4.3% 7.7% 5.9% 3.5% % UNITS W/INADE- QUATE PLUMBING 0.13% 0.89% 0.17% - 0.58% 0.9% 3.4% 0.84% % UNITS OVER 30 YRS. OLD. 31% 67.3% 68.5% 8% 8% 69.6% 62% 49.4% y a v APPENM D 1980 HOUSING COSTS SOURCE: 1980 U.S. CENSUS 42.01 42.02 43.02 43.03 43.04 44.00 45.00 LODI S.J.CO. MEDIAN HOUSING VALUE $66,400 $61,300 $56,800 $81,500 $74,760 $39,500 $41,500 $60,500 $54,50.0 MEDIAN MONTHLY MORTGAGE PAYMENTS (owner -specified) $ 294 $ 344 S 248 $ 389 $ 440 $ 243 S 349 S 330 S 340 MONTHLY NET INCOME NECESSARY TO AFFORD A HOME (25%) $ 1,176 $ 1,376 $ 992 $ 1,556 $ 1,760 S 972 S 1,396 S 1,320 $ 1,360 MEDIAN GROSS MONTHLY RENT (renter speciFied) $ 292 S 214 $ 226 $ 249 S 271 S 214 S 189 S 227 $ 223 MONTHLY NET INCOME NECESSARY TO AVOID PAYING OVER 25% OF INCOME ON HOUSING $ 1,168 S 856 $ 904 $ 996 S 1,084 $ 856 S 756 $ 908 S 892 MEDIAN MONTHLY HOUSEHOLD INCOME (1980 Census) $ 1,692 S 1,410 $ 1,291 $ 2,262 S 1,514 $ 841 $ 836 $ 1,336 S 1,340 SOURCE: 1980 U.S. CENSUS APPENDIX E CALIFORNIA STATE LAID PERTAINING TO DENSITY BONUSES AND OTHER INCENTIVES California Government Code; Chapter 4.3, Section 65915. When a developer of housing agrees to construct at least 25 percent of the total units of a housing development for persons and families of low or moderate income, as defined by Section 50093 of the Health and Safety Code, a city, county, or city and county shall enter into an agreement with the developer to either grant a density bonus or provide not less than two other bonus incentives for the project. For the purposes of this chapter, "density bonus" means a density increase of at least 25 percent over the otherwise allowable allowable density. The density bonus shall apply to housing developments consisting of five or more dwelling units. Other bonus incentive which a city, county or city and county may agree to provide under this sect4on include the following: a) Exemption of the development from the requirements of Section 66477 and any local ordinance adopted pursuant thereto. b) Construction of public improvements appurtenant to the proposed housing development, which may include, but shall not be limited to, streets, sewers and sidewalks. c) Utilization of federal or state grant moneys or focal revenues to provide the land on which the housing development will be constructed at a reduced cost. d) Exemption of the development from any provision of local ordinances which may cause an indirect i)x rease in the cost of the housing units to be developed. Nothing in this section shall preclude a city, county, or city and county from taking any additional actions which will aid housing developers to construct housing developments with 25 percent of more of the total units of a housing development for persons and families of loos or moderate income. The determination of the means by which a city, county, or city and county will comply with this chapter shall be in the sole discretion of the city, county, or city and county; provided, that no developer shall be required to enter into an unacceptable agreement as a prerequisite to approval of a housing development. (Added by Stats. 1979, Ch. 1207). APPEMOIX E ASSISTED HOUSING UNITS THROUGH 3/79 TYPES OF ASSISTANCE 42.01 42.02 43.02 43.03 43.04 44.00 45.00 TOTAL SECTION 8 (Single Family) 1 1 FHA- INTEREST CREDIT (Single -Family) 1 1 SECTION 22id-4 (Multi -Family) 30 26 56 SECTION 236 (Multi -Family) 28 39 67 TOTAL ASSISTED (Single -Family) 1 0 0 0 1 2 TOTAL ASSISTED (Multi -Family) 30 26 28 0 39 0 0 123 GRAND TOTAL 30 27 28 0 39 0 1 125 SOURCE: S.J. COUNTY HOUSING ELEMENT APPENDIX G MANUFACTURED HOUSING Manufactured dousing can play a major role in the provision of affordable housing for low and moderate income households. Major changes in State law which became effective July 1, 1981 have eliminated a city's ability to prevent the installation of mobile homes on foundation systems on lots Zoned for single-family dwellings. Section 65852.3 of the California Government Code essentially sanctioned all mobile homes certified under the National Mobile Home Construction and Safety Standards Act of 1974. In addition, a city may not impose conditions above and beyond those conditions normally applied to traditional site -built structures. Although many questions concerning this resolved in the courts, it is felt that in passing this bill is consistent with Safety Code which states the following: legislation are still to be the intention of the Legislature Section 50003(b) of the Health and "The Legislature...recognizes the need to provide assistance to persons and families of low and moderate income households to purchase manufactured housing and to cooperatively own the mobile home parks in which they reside and the need to increase the supply of manufactured housing of low and moderate income and very low income households." Mooile homes are the product of assembly line methods and are built to approved plans that eliminate the inefficiencies in building site -built homes, thus, the reduction in ccpstruction costs. In 1974, the U.C. Congress enacted the Mobile Home Construction and Safety Standard Act. The Act provided for uniform standards and a strict enforcement policy. All manufactured homes built after 1974 must comply with these standards, and, as a result, meet or exceed the building standards for site -built homes. 0ver the years mobile home exteriors have changed to more closely resemble traditional homes. Changes are continuing to be made in the mobile home industry in response to consumer demand. As a result, the role of manufactured housing in providing affordable housing will become more important in the City of Lodi. -100- APPENDIX H ASSESSMENT OF HOUSING CONDITION - 1978 The 1978 Housing Condition Survey was conducted by means of a visual, exterior survey of all residential structures in the community. Units were evaluated by the Lodi Planning staff in terms of the structural condition of the living unit, the condition of any detached accessory buildings and the overall maintenance of the lot. Structural defects in roofs, walls, foundation, porch, steps, windows, doors and sills, and paint were noted. One of the following ratings was assigned to each structure: 1. Sound 2. Slightly deteriorated 3. Deteriorated 4. Dilapidated a -101- iR:i1R:'.L•-COt:D1:ICu :;U:?ti7 (T ca.-i7:ih: ii Irti: t ) ww t ) sr LX MM. 1 2 3 4 5 G 7 R M A^ PUT— - -m-t.o corrmn NON coirr. FOUtR)A^a ION t ) !:7t. m.lr :► y.'.1 rim ( ) Iso MID, ( ) C':rc:: a ROOF - U•:: 1:;1tiC 11:ar�X ( ) salf l"m OR S►'.r.K :; 1 SING ( ) T 1:: X.24 •:civ milia Ci`J.CrM OR :roQ N t )SLIGlrr XIG ( ) WJOR SAG ( ) GVrr.T; G DMM7,.POUTS 1r -*.M RTAIR 79!'3:It::. :.itl9.'.. b TARD ARMS? 1. rZMTD--Vs'lAl. PARKIN:: ( ) APARTr-9W ( LA= WIP K. -O.7) G*'•v'TXW PARM M SPACES ( ) STCR Z I:: P=C. rr•}r ( ) MIT oN PAMIM ARW CO ( ) CAR PARTS ( ) TRAILM ( ) DOAT ( ) Mfl o r.:ott;: ( ) cl rnm Tors, ( ) -nT-%Z IN F1.'lVJTYARD;( ) SIDMARD; t ) OK A3.UXf co.a.ac.: MOM -ME PA - :A M-3 ( > DQ•:';2 -a —mm. PAvm ARM t ) DOr. cT aFDO ( ) LACK CT 11ATIM ( ) DMCIUO STALL .:I7E ( ) D-7"MOW.21IG MOM STRIPS ( ) Itl.:r.I;I; S WElt ( ) MCU AIPIo11 RAURD S: AIF:: Cocm"te: yam:—i : ( ) maOII -1 D£T 4IMT13n ( ) S3 ZGMY DEL ( ) Dr rr..tIMATDiti ( ) I ?I I I�tiomTIM ( ) MIAPIDATED ( ) DILAPIDATED y. DRIri-lAYS: YAUS: \•LAZE ( ) SLIWATLY DrF IMA:TAO ( ) SLIGri14.T D1.T'. ( 1 MT!~tIOQt1"'ItiG ( ) DEIEMORATIM ( ) DZ2AnIXITO ( ) DILAPIDATED. ♦. VISUAL CIRCULatTION MI ARD ( ) liim.G-.j ( ) TM ( ) on= ( ) cimawa:ts: illm Ai.) 0157 Jl L: i owxnt: ��•• t ) rW- rIAZARD ( ) NZALTl1 HOARD (prabp or T*rsin) ccc----ats s 11 catmats: -1o2- 4. DOOM-, r. ( ) crass ( ) iG L) ii 7 r..7.._ ..C, iii t3'► RA7 7m:-. 1 2 3 Sli!;ht ,cathcrin'/:c .r; ali�,lt sag; wnrir.:ion rinse G run 1 2 3 Dilnpid�icd; rote-± icr Q1e sng 6. nunDim CalDITior; Gsnsral Car.-int.s: ACCESSORY STRUCIM i>;s . is ^, .. , x: r:w 1.2 3,4 ( ) DIL,rIII' 54 CommAts: 57aOR'1' inamm: ( ) ( ) \•LAZE ( ) ( ) ?X -I! -.E f ) 1 Do.. j i owxnt: ��•• - 55 -14as T-7no ^d m m ( )PO STWt:t.LK ( ) W 7 IZ :i'CJrr: a r ) CCft;7?=' . ')'r ' .. : ?•fit iki ��Tl=,i u APPENDIX I HOUSING QUALITY STANDARDS U.S. Department of Housing and Urban Development The City of Lodi will recognize any structure as substandard which does not meet HUD's Section 8 existinq housing quality standards as listed below: 1. Sanitary facilities. Each dwelling unit shall include its own sanitary facilities which are in proper operating condition; can be used in privacy and are adequate for personal cleanliness and the disposal of human waste. A flush toilet in a separate private room, a fixed basin with hot and cold running water, and a shower or tub with hot and cold running water shall be present in the dwelling unit all in proper operating condition. These facilities shall utilize an approved public or private disposal system. 2. Food Preparation and Refuse Disposal. The dwelling unit shall contain suitable space and equipment to store prepare, and serve foods in a sanitary manner. There small be adequate facilities and services for the sanitary disposal of food waste and refuse including facilities for temporary storage where necessary. The unit shall contain the following equipment and proper operating condition: Cooking stove or range and a refrigerator of appropriate sine for the unit supplied by either the owner or the family, and a kitchen sink with hot and cold running water. The sink shall drain into an approved public or private system. Adequate space for the storage, preparation and serving of foods shall be provided. There shall be adequate facilities and services for the sanitary disposal of food waste and refuse including facilities for temporary storage where necessary, e.g. garbage cans. 3. Space and Security The dwelling unit shall afford the family adequate space and security. A living room, kitchen area and bathroom shall be present, and the dwelling unit shall contain at least one sleeping living -sleeping room of appropriate size for each two persons. Exterior doors and windows accessible from outside the unit shall be lockable. 4. Thermal Environment The dwelling unit shall have, and be capable of mainta-ining, a thermal environment healthy for the human body. The dwelling unit shall contain safe heating and/or cooling facilities which are in proper operating condition and can provide adequate heat -103- 611 ,N 7. 8. and/or cooling to each room in the dwelling unit appropriate for the climate to assure healthy living environment. Unvented living room heaters which burn gas, oil or kerosene are unacceptable. Illumination and Electricity Each room shall have adequate natural or artificial illumination to permit normal indoor activities and to support the health and safety of occupants. Sufficient electrical sources shall be provided to permit use of essential electrical appliances while assuring safety from fire. Living and sleeping rooms shall include at least one window. A ceiling or wall -type light fixture shall be present and working it the bathroom and kitchen area. At least two electrical outlets, one of which may be an overhead light, shall be present and operable in the living area, kitchen area, and each bedroom area. Structure and Materials The dwelling unit shall be structurally sound so.as no* to pose any threat to the health and safety of the occupants and so to protect the occupants from the environment. Ceiling, walls and floors shall not have any serious defects such as severe bulging and/or leaning, large holes, loose surface materials, severe buckling or noticeable movement under walking stress, missing parts or other serious damage. The roof shall be firm and the roof shall be weathertight. The exterior wall structure and exterior wall surface shall not have any serious defects, such as serious leaning, buckling, sagging, cracks or holes, loose siding, or other serious damage. The condition and equipment of exterior and interior stairways, halls, porches, walkways, etc., shall be such as to not present a danger of tripping or falling. Elevators shall be maintained in a safe and operable condition. In the case of a mobilehome, the home shall be securely anchored by a tie -down device which distributes and transfers the loads imposed by the unit to appropriate ground anchors so as to resist wind overturning and sliding. Interior Air Quality The dwelling unit shall be free of pollutants in the air at levels which threaten the health of the occupants. The dwelling unit shall be free from dangerous levels of air pollution from carbon monoxide, sewer gas, fuel gas, dust and other harmful air pollutants. Air circulation shall be ddequate throughout the unit. Bathroom areas shall have at least one openable window or other adequate exhaust ventilation. Water Supply The water supply shall be free from contamination. The unit shall be served by an approved public or private sanitary water supply. -104- 9. Lead- based Paint The dwelling unit shall be in compliance with HUD Lead-based Paint regulations. 10. Access 11. 12. The dwelling unit shall be usable and capable of being maintained without unauthorized use of other private properties, and the building shall provide an alternate means of egress in case of fire. Sight and Neighborhood The sight and neighborhood shall be reasonably free from disturbing noises and reverberations from other houses to the health, safety and general welfare of the occupants. The sight and neighborhood shall not be subject to serious adverse environmental conditions, natural or manmade, such as dangerous walks, steps, instability, flooding,. poor drainage, septic tank backups, sewage hazards or mudslides, abnormal air pollution, smoke or dust, excessive noise, vibration or vehicular traffic, excessive accumulation of trash, vermin or rodent infestation or fire hazards. Sanitary Conditions The unit and its equipment shall be in a sanitary condition. The unit and its equipment shall be free from vermin and rodent infestation. -105- GLOSSARY OF TERMS Census Tract: Census tracts are small, relatively permanent areas into whic�i large cities and adjacent areas are divided for the purpose of providing comparable small area statistics. Tract boundaries are determined by a local committee and approved by the Census Bureau. They conform to county lines. Tracts are originally designed to be relatively homogeneous with respect to population characteristics, economic status and living conditions. Contact Rent: Refers to the monthly dollar rent agreed upon or the monthly o ar rent asked at the time of enumeration, regardless of any furnishings, utilities, or services that were included. Deteriorated Condition: Deteriorating units have one or more defects such as severs ro en or missing window panes, a Shakey or unsafe porch etc. Dilapidated Conditions: Units are classified as dilapidated if they do not provideequate shelter and in their present conditions, endanger the health and safety of their inhabitants. They might have such defects as holes, open cracks, etc. over a large area of the foundation or walls, or they may have substantial sagging of floors and roof. Dwelling Unit: Dwelling units include houses, apartments, groups of rooms or s ngle rooms which are occupied or vacant but intended for occupancy as separate living quarters. Specifically, there is a dwelling unit when the occupants live and eat separately from any other persons in the structure and their is either: 1. Direct access to the unit from the outside or through a common hall, or 2. Complete kitchen facilities for the occupant's excl sive use. Excessive Payment: The Federal Government has determined that a household that is spending over 25% of its monthly income is making an excessive payment for housing. Family.: Two or more persons living in the same household who are related by blood, marriage or adoption. Gross: Gross rent is calculated for renter -occupied units rented for cash rent. It represents the contract rent plus the average monthly cost of utilities. -107- Gross Rent as a Percentage of Income: (Rent/Income Ratio) - Refers to the yearly gross rent ex—pressed as a percentage of the total income reported by the family or primary individual for the preceding year. Head of Household: The one person in each household is designated as the ea t at is, the person who was reported as the head by the members of the household. Household: All persons occupying a single housing unit. Average population per household is calculated as the total population in households divided by the total number of households. HousingUnit: See Dwelling Unit. Income from Social Security: Includes U. S. Government payments to retired persons, dependents of deceased insured workers, or disabled workers; but excludes medicare reimbursements. Low Income Groups.. Ti,;,se person(s) with annual incomes not exceeding 80% of the 1980 San Joaquin median income of $19,120 (i.e. persons with an annual percent of the San Joaquin ,County median, which, in 1980, was under income of $15,295, or less, would be classified as low income groups. Mean Income: The average amount of income earned by adding together all in s of individuals and dividing by the number of individuals earning those incomes. Median Income: Is the amount which divides the income distribution into two equal groups, one having incomes above the median, and the other having incomes below the median. Other: Referring to racial background, includes individuals of American Indian, Japanese, Chinese, Filipino, Hawaiian, Korean descent, and all others not reported as specific ethnic type. Overcrowding: Overcrowding rates are determined by the number of persons per room, calculated by dividing the number of persons by the number of rooms in each unit. Overcrowded units are those unit's containing 1.01 to 1.50 persons per room. Severely overcrowded units are those units containing 1.50 or more persons per room. Poverty level: National poverty level classification for those households earning incomes below the poverty index which takes into account factors such as family size and number of children. In 1980, the poverty threshold for all non-farm persons was: 5I11-111 All unrelated individuals: $3,689 All families: 2 persons $ 4,725 3 persons $ 5,784 4 persons $ 7,412 5 persons $ 8,775 6 persons $ 9,914 7 or more $12,280 Residential Holding Capacity: The ability of an area of land to accommodate an increase in population and dwelling units, associated with future growth. _Sound Condition: Housing units are classified as sound if they have no vissi'bledefects, or only slight defects that are normally corrected during the course of regular maintenance. Spanish Ori in: A person of Mexican, Puerto Rican, Cuban, Central or South mer can or other Spanish culture or origin, regardless of race. Standard Metropolitan Statistical Area (SMSA): The concept of an SMSA has --beeen developed in order to present general purpose statistics. Generally speaking, an SMAS consists of a county or group of counties conf:aining at least one city having a population of 50,000 or more plus adjacent counties which are metropolitan in character, and are economically and socially integrated within the central city. Structure: A separate building that is either surrounded by open space on all four sides (detached) or is separated by dividing walls that extend from the ground to the roof (attached). Substandard Housing For purposes of this element, housing classified as substandard refers to units lacking proper maintenances, and/or that has been designated as deteriorating or dilapidated. Target Area/Groups: Block groupings within a city utilized as a basis for analysis of certain population and/or housing characteristics. Target areas are also useful in concentrating programs and other activities in order to alleviate the housing problems of a specific area. Tenure: Refers to occupancy status of dwelling units; owner or renter occupied. Units in Structure: Housing units are classified by the number of units n the structure in which they are located. Unrelated Individuals: Persons not living with relatives but living in a household ent rely along or with one or more persons not related to him, or living in group quarters (except inmates of institutions). -109- Vacancy Rates: Vacancy rates are calculated as the number of vacant units as a percentage of the total housing unit inventory. Very Low'I_ncome: Those persons earning annual incomes that are less than fir—ty percent of the county median, which in 1980, was $9,560. -110- . Environmental Assessment INITIAL STUDY 1. PROJrrT TITLE CITY OF LODI HOUSING ELEMENT (File No. NO -83-21i 2. WCATiON CITY OF LODI, SAN JOAQUIN COUNTY, CALIFORNIA 3. PROJECT DESCRIPTION The City of Lodi Housing Element is a document to provide a statement of City policy concerning housing and specific Implementation measures necessary to accomnlj5h designated housing coals. 4. General Plan Designation (A) Existing (city), (0) Proposed The project Housing Element is an elemeit to the City's General Plan. S. Site description and surrounding land use The Housing Element covers the entire residential areas of the City of Lodi. 6. Zoning (A) Existing, (8) Proposed Ali residential zone Es_ dill the Project Have a Significant Effect 'ih gh Any of the Fo ow ng Impacts7 Yes No MayLe 7. a. Substantial alteration of natural topography, soil or subsoil features...... ............................ X b. Substantially degrade surface or groundwater quality.. X c. Substantially deplete surface or groundwater resources......... X d. Substantially interfere with groundwater flow or recharge ........................................... X e. Cause a significant affect related to flood, erosion X or siltation .......................................... f. Substantial interference with the habitat of any species of fish, wildlife or plant .................... X g. Violate ambient air quality standards or create X substantial sir emissions or objectionable odors...... h. Substantially increase ambient noise or glare level for adjoining areas...... ....... ..... .. X 1. Substantial reduction of existing cropland............ Y J. Expose individuals or property to geologic, public ° health, traffic, flood, seismic or other hazards...... X -111- NEGATIVE DECLARATION ' Notice is hereby given that the City of Lodi Planning Department has determined that the following proposal will have no "Significant E Impact on the Environment": Supporting documentation is available in the form of a "Preliminary Environmental Assessment" and is avail- able for public review in the Planning Department Office, City Hall Building, 221 W. Pine Street. Anyone wishing to appeal the issuance of this Declaration to the Planning Commission may do so no later than the date indicated as "Last date to Appeal". Date April 11* 1983 Project Title: CITY OF LODI HOUSInG ELEMENT ND -83-2 Responsible Agency: Lodi Planning Dept. Contact Person: sAYE PAaAIS = NAME OF PERSON, FIRM, OR AGENCY UNDERTAKING PROJECT: x CITY OF LODI COMMUNITY DEVELOPMENT DEPARTMENT v_ m CO Address: Ci ty: Cam* 221 WEST PINE STREET LODI SAN 1 Q03 Area Code: Phone; 334-5015 EXT 257 (209) PROJECT DESCRIPTION OF NATURE, PURPOSE, AND LOCATION THE CITY OF LODI IS ADOPTING A HOUSING ELEMENT IN CONFORMANCE 111TH STATE AND FEDERAL REQUIREMENTS. THE ELEMENT IS INTENDED TO PROVIDE A STATEMENT OF CITY POLICY CONCERNING HOUSING AND THE SPECIFIC IMPLEMENTATION MEASURES NECESSARY TO ACCOMPLISH DESIGNATED HOUSING GOALS. THE HOUSING ELEMENT COVERS THE AREA WITHIN THE CITY OF LODI GENERAL PLAN. Project Locate en City Project Location County LODI SAN JOAQUIN COUNTY last Date to Appeal: dress !r ere Preliminary Environment Assessment is Available: MAY 13, 1983 LODI CITY PLANNING DEPT. 221 W. Pine St., Lodi, CA 95240 Phone: (209) 334-5634 4 - -112- M Adverse impacts of project and their magnitude: The City determines that the project will have no s§jgnificant enfiConmental impacts. Mitigation Measures to Reduce Adverse Impacts identified by Initial Study: RECOMMENDATION X Negative Declaration _ EIR Conditional Negative Declaration JAMES B. SCHROEDER Envir menta Review Officer 4 -ate 4/11/83 Y EiR/1-g1 . -113- Yes No haybe k. Have a substantial, demonstrable, negative aesthetic effect............................................... X 1-. Result in the .'sruption or alteration of an archeological, historical or paleontological site.... _X _. rn. Cause or allow substantial Increase in consumption in anynatural resources ................................ X n. Results in the use or waste of substantial amounts of fuel or energy........ ................................ X o. Necessitate major extensions of water, sewer, storm drain, electrical lines or public roads .............. X p. Substantially increase demand for or utilization of public services such as schools or fire or police protection........................................... X q. Substantially change transportation patterns related to existing traffic load, street capacity, parking availability o- traffic safety ....................... X r. Induce substantial growth, concentration or displace- mentof. population ................................... X s. Result in an alteration or conflict with existing or planned land uses ................................... X t. Conflict with adopted plans, goals or policies of the City of Lodi .................................... X Adverse impacts of project and their magnitude: The City determines that the project will have no s§jgnificant enfiConmental impacts. Mitigation Measures to Reduce Adverse Impacts identified by Initial Study: RECOMMENDATION X Negative Declaration _ EIR Conditional Negative Declaration JAMES B. SCHROEDER Envir menta Review Officer 4 -ate 4/11/83 Y EiR/1-g1 . -113- HOUSING ELEMENT PARTICIPANTS CITY COUNCIL Evelyn Olson, Mayor Robert Murphy James Pinkerton Fred Reid Randy Snider PLANNING COMMISSION A. Fred Baker, Chairman Susan Hitchcock -Akin Lee Ekstrom Joanne Hoffman Jeffrey Kirst Michael A. Lapenta Harry Marzolf STAFF PARTICIPANTS Gaye Papais, Project Coordinator James B. Schroeder, Director, Community Development Department Henry Glaves, City Manager Ronald Stein, City Attorney Mary Joan Starr, Former Staff Member Richard Prima, Associate Civil Engineer Barbara Baber, Word Processing Specialist Christepher Mark White, Drafting Aide