HomeMy WebLinkAboutMinutes - September 12, 2023 SSHousing Element and
General Updates
City Council Shirtsleeve Session #1
September 12, 2023
Carnegie Forum
1
Jason Montague
Site Inventory Lead
2
Introductions
Ryan Lester
Housing Lead
City Staff
Cynthia Marsh
City Planner
cmarsh@lodi.gov
Consultants
▪Project Overview
▪Community Engagement
▪Housing Element Basics
▪The Regional Housing Needs Allocation (RHNA)
▪Sites Inventory
▪Affirmatively Furthering Fair Housing (AFFH)
▪The Policy Document
▪Next Steps
3
Presentation Outline
Project Overview
4
5
Housing Element Update Process
▪Project Initiation
▪Review and Evaluate Current Housing Element
▪Administrative Draft Housing Element
▪Public Review Draft Housing Element
▪30-day Public Review Period
▪10 business days required to incorporate changes
based on public comments
Community
Engagement
6
Housing Element Update Process
▪State Certification
▪90-day HCD Review of Draft Element
▪Public Hearings
▪Adoption Hearings
▪60-day HCD Review of Adopted Element
▪Certification!
Community
Engagement
▪Required when one or more General Plan Elements is
updated
▪Reflect recent State laws and General Plan Guidelines
▪Ensure alignment with other Elements, including the
Housing Element Update
▪Provide participatory community engagement
▪Revise goals, policies, and programs, as necessary, based
on current conditions
7
Safety, Environmental Justice, and Conservation
Community
Engagement
8
▪City Council / Planning Commission Shirtsleeve Sessions (3)
▪Community Workshops (2)
▪Planning Commission Meetings / Hearings (1)
▪City Council Meetings / Hearings (1)
9
Engagement Events
▪Branding and logo
▪Newsletters
▪Website: PlanLodi.com
▪Social media outreach
▪Workshops
▪Stakeholder Interviews
▪Virtual Events (Zoom, etc.)
▪Housing Needs Survey
▪Shirtsleeve Sessions / Hearings
10
Engagement Tools
Website hosts information and activities designed to inform
and educate the community
▪FAQs
▪What is required in a Housing Element?
▪What is RHNA?
▪Housing Element Update process and schedule
▪Event notices and materials
▪Opportunities to provide input
▪Draft documents for public review
▪Provide comments 24/7
11
Project website: planlodi.com
Housing Element
Basics
12
▪One of nine Elements in City’s General Plan
▪Land Use
▪Growth Management and Infrastructure
▪Community Design and Livability
▪Transportation
▪Parks, Recreation, and Open Space
▪Conservation
▪Safety
▪Noise
▪Housing
▪Housing Element updates required by State law
on an 8-year schedule
13
What is a Housing Element?
▪Identifies current and future housing needs
▪Identifies opportunities and barriers on housing production
▪Establishes an action plan to meet these needs
▪Updates City practices and regulations to reflect new State
laws
14
What does a Housing Element do?
Housing Element identifies strategies and programs that focus on:
▪Conserving and improving existing affordable housing
▪Maximizing housing opportunities throughout the community
▪Assisting in the provision of affordable housing
▪Removing barriers to housing investment
▪Promoting fair and equal housing opportunities
15
What are the goals?
▪Housing Needs Assessment
▪Identifies current conditions and needs through 2031
▪Constraints Analysis
▪Identifies non-governmental and governmental constraints to
housing production
▪Housing Sites Inventory
▪Identifies sites proposed to meet City’s housing needs,
including:
▪Housing for all income levels
▪Housing to meet the special housing needs (seniors, people with
disabilities, female-headed households, extremely low-income
households)
16
Housing Elements Sections
▪Affirmatively Furthering Fair Housing (AFFH)
▪Analyzes fair housing issues and contributing factors
▪Identifies meaningful actions to overcome fair housing issues
▪Policy Document: the Action Plan!
▪Goals, policies, and programs to address housing needs
and constraints
17
Housing Elements Sections
Regional Housing
Needs Allocation
(RHNA)
18
▪The quantified housing goal the City must meet through
zoning
▪Identifies housing need for various income groups
▪Housing need is identified in 8-year cycles: 2023-2031
19
What is RHNA?
SJCOG
Housing
Element
Updates
RHNA
Determination
RHNA Methodology
RHNA for Lodi
39 percent of
RHNA is for
sites that can
accommodate
lower-income
housing
20
Identified Housing Need
Source: SJCOG, 2022
▪San Joaquin County AMI: $74,962
21
Income Categories
Income Category RHNA (Housing Units)
Estimated max. Income (4-
Person Household)
Maximum Affordable
Monthly Rent
Very Low Income (30-50% of
Median Income)
941 $37,481 $1,041
Low Income (50-80% of
Median Income)
591 $59,970 $1,666
Moderate Income (80-120%
of Median Income)
706 $89,954 $2,499
Above Moderate Income
(>120% of Median Income)
1,671 >$89,954 >$2,499
Total 3,909 ----
Sites Inventory
22
To identify capacity for 3,909 housing units in various income levels:
▪RHNA Credits
▪Units in planned/approved projects
▪Anticipated ADUs
▪Existing potential sites (vacant and underutilized)
▪Annexation of land into the city in the near-term
▪Rezone to accommodate shortfall
23
Meeting the RHNA
▪Planned/Approved Projects
▪620 S Central Ave: 12 Low-Income units
▪Anticipated ADUs
▪Lodi average 7 permitted ADUs annually between 2018-2022
▪Can realistically assume 56 total ADUs in the 6th Cycle
24
Pipeline Projects + ADUs
▪Identified vacant sites zoned for residential use
▪Identified sites that have a high likelihood of
redevelopment:
▪Underutilized existing use (commercial, industrial, parking)
▪Low Floor Area Ratio
▪Low Improvement-To -Land Value Ratio
▪Older improvements on site
▪Considered fair housing, infrastructure, and environmental
constraints
25
Site Selection Criteria
▪Criteria for lower-income units
▪Site must allow for at least 20 dwelling units per acre
▪Site must be between 0.5 acre and 10 acres in size
▪Inventory does not assume full buildout of a site. Unit yield
on sites based on past development trends
▪PD zones, assumed density consistent with GP Land Use
Designation
26
Site Selection Criteria
Zone
Maximum Allowable
Density
Realistic
Allowable Density
Percent of Maximum
Density Assumed Income Category
RLD 8 6.4 80%Above Moderate
RMD 20 16 80%Lower, Moderate, Above Moderate
RHD 35 28 80%Lower, Moderate, Above Moderate
DMU 35 25 70%Lower, Moderate, Above Moderate
MCO 35 25 70%Lower, Moderate, Above Moderate
PD 20 - 35 16 - 28 80%Lower, Moderate, Above Moderate
27
Sites Identified for Rezone
▪The Sites Inventory includes 13 sites proposed for
rezone to facilitate additional residential development
▪6 sites proposed for rezone to high density residential
7 sites proposed for rezone to mixed-use corridor
▪Both zones have the potential maximum capacity of 35
dwelling units per acre.
▪Assuming a mix of incomes
28
Sites Identified for Rezone
Map ID APN Acres
Existing Zoning
District
Proposed Zoning
District
Maximum
Density
Realistic
Density
Lower
Income Capacity
Moderate
Income Capacity
Above
Moderate
Income Capacity Total Capacity
North Lodi
17 04320229 3.57 M MCO 35 21 75 0 0 75
18 04123003 0.33 M MCO 35 21 0 0 7 7
19 04123001 0.33 M MCO 35 21 0 0 7 7
20 04123002 0.11 M MCO 35 21 0 0 2 2
21 04123004 0.33 M MCO 35 21 0 0 7 7
22 04124048 3.58 M RHD 35 21 0 80 0 80
Total 75 80 23 178
South Lodi
42 05865013 8.67 PD(39)MCO 35 21 105 31 46 182
43 06229037 6.57 PD(38)RHD 35 21 105 13 20 138
44 06229025 0.5 RLD RHD 35 21 11 0 0 11
45 06008001 1.36 PD(15)RHD 35 21 29 0 0 29
46 05803006 1.53 PD (41)RHD 35 21 0 0 48 48
47 N/A 2.50 OS RHD 35 21 53 0 0 53
Total 302 44 114 460
East Lodi
91 04323025 1.01 M MCO 35 21 21 0 0 21
Total 21 0 0 21
Lodi Total 30.39 398 124 139 659
29
Annexation Areas
▪12 sites located within two annexation areas (South
Study Area and West Study Area)
▪South Study Area:
▪Assuming a mix of incomes (320 lower, 372 moderate, 1,019
above moderate) on 235 total acres along Harney Lane and
Mills Avenue
▪West Study Area
▪Assuming 364 above moderate units on 35 total acres along
East Taylor Road, East State Route 12, and North Lower
Sacramento Road.
30
Achieving RHNA
Very Low
Income Low Income
Moderate
Income
Above Moderate
Income Total
RHNA Allocation 941 591 706 1,671 3,909
Planned and Approved Units 0 12 0 0 12
ADUs 0 0 0 56 56
Remaining RHNA 1,520 706 1,615 3,841
RLD 0 0 30 30
RMD 49 9 0 58
RHD 0 7 0 7
DMU 51 68 0 119
MCO 293 124 0 417
PD 518 238 973 2,225
Potential Rezone Sites 398 124 137 659
Annexation Sites 320 372 1,383 2,075
Total Units on Sites 1,629 942 2,285 4,855
Unit Surplus 109 236 670 1,014
Total % Buffer 7%33%41%26%
31
Map of Sites
32
Downtown
33
North Lodi
34
South Lodi
35
East Lodi
36
West Lodi
37
Map of Sites
Affirmatively
Furthering Fair
Housing (AFFH)
38
▪Defined as “taking meaningful actions, in addition to
combat discrimination, that overcome patterns of
segregation and foster inclusive communities free from
barriers that restrict access to opportunity.”
▪Required analysis:
▪Fair Housing Enforcement
▪Segregation and Integration
▪Disparities in Access to Opportunity
▪Disproportionate Housing Needs
39
What is AFFH?
▪Lodi has become more diverse over the past two decades
▪East Lodi has the highest percentage of non-White residents, single-parent, female-headed households, and lowest median household income (less than $55,000)
▪Areas in North Lodi and West Lodi have the highest median household income (greater than $125,000) and overlap with the lowest percentage of non-White residents
40
AFFH Findings
▪There is one R/ECAP area (non-White population of 50 percent or more and 40 percent or more of households earn incomes at or below the federal poverty line) in Lodi (in East Lodi)
▪37 percent of residents are living below the poverty line in East Lodi
41
AFFH Findings
▪East Lodi has the lowest TCAC education, economic, and environmental opportunity scores in the city
▪East Lodi has the highest level of pollution burden and West Lodi has the lowest level of pollution burden
▪Job proximity is highest in East Lodi and lowest in the northwest part of the city
42
AFFH Findings
▪East Lodi has a high percentage
of overcrowding (more than 1.5
persons per room)
▪Overpayment by homeowners is
highest in East Lodi
▪Overpayment by renters is high
throughout the city
▪Low-income residents in East Lodi
are at risk of displacement due to
economic pressures
43
AFFH Findings
Policy Document
44
▪Goals and Policies remain largely the same
▪To respond to AFFH, Programs were revised to include:
▪Place-based strategies
▪Anti-displacement strategies
▪Housing mobility strategies
▪Expanded outreach efforts
▪Detailed metrics and milestones
45
Goals and Policies
▪1.5: Pursue State and Federal Funds in Support of Housing
Construction
▪1.6: Encourage Efficient Use of Land for Residential Development
▪1.7: Provide Rental Assistance
▪1.8: Focus on Neighborhood Improvement Initiatives
▪1.10: Provide Homebuyer Assistance
▪2.1: Assist the Eastside Area with Housing Rehabilitation and Code
Enforcement
46
Key Programs Continued
▪3.4: Support Transit Facilities and Transit-Oriented Development
▪4.3: Pursue Regional Solutions to Homeless Needs
▪4.5: Incentivize Affordable Housing Development
▪4.6: Facilitate the Development of Project-Based Housing Choice
Voucher Units
▪5.1: Promote Energy Efficiency and Weatherization Improvements
for Older Homes
▪5.2: Energy Conservation for New Homes
47
Key Programs Continued
▪1.2: Revise Growth Management Allocation Ordinance
▪Exempt deed-restricted affordable housing
▪Remove limits on allocations for medium- and high-density housing types
▪1.12: Diversify and Expand the Housing Stock
▪Promote missing middle housing types
▪Identify funding and incentives to support development for seniors, residents
with a disability, residents experiencing homelessness
▪1.13: Accessory Dwelling Unit (ADU) Strategy
▪Engage residents and community groups, identify strategies to encourage
affordability, develop pre-approved plans.
48
Significant New Commitments
▪4.7: Affirmatively Furthering Fair Housing
▪Funding and support for San Joaquin Fair Housing
▪Annually review use of CDBG funds in advancing fair housing goals
▪Provide CDBG funding to support various initiatives and agencies
▪4.8: Place-based Strategies
▪Prioritize public health, education, economic, and safety programs in the Eastside
area in coordination with area public health entities
▪Focus outreach to neighborhoods with higher concentrations of low-income and
minority residents to prioritize services in these areas
▪Study transit needs and identify actions to address those needs, focusing on the
commuting needs of low-income residents
▪Implement small-scale placemaking projects/events in the Eastside area as part of
the Lodi Asset Based Community Development Group (ABCD) activities.
49
Significant New Commitments
Next Steps
50
▪Prepare and conduct additional electronic outreach
▪Revise the Draft Housing Element to incorporate public input
▪Submit to HCD for initial 90-day review
▪Revise the Housing Element to respond to all HCD Comments
▪Public hearings and adoption
▪Submit the Adopted Housing Element to HCD for 60-day review
51
Next Steps
Thank You!
52