2015-2023 housing element planning commissions study session august 25, 2015

CITY OF MANTECA

2015-2023 HOUSING ELEMENTPlanning Commissions Study Session

August 25, 2015

Workshop Agenda

1. Introductions2. Housing Element Update3. Housing Needs Assessment4. Regional Housing Needs

Allocation (RHNA)5. Goals, Policies, & Programs6. Next Steps7. Discussion/Questions

2Manteca, 2015-2023 Housing ElementPlanning Commission Study Session | August 25, 2015

Housing Element Update

1

Housing Element Overview

• Plan to meet the existing and projected housing needs of all economic segments of the community

• One of seven mandated general plan elements

• New 8-year timeframe, set by State law – Adoption deadline is December 31,

2015• Review by California Department of

Housing and Community Development (HCD) for compliance with State law 4

Manteca, 2015-2023 Housing ElementPlanning Commission Study Session | August 25, 2015

Housing Element Contents

• Housing Needs Assessment– Existing Housing Needs– Special Housing Needs Groups– 8-Year Projected Housing Needs

• Potential Housing Constraints– Governmental Constraints– Non-Governmental Constraints

• Housing Resources– Financial Resources– Residential Sites Inventory

Part 1: Background Report


Housing Element Contents

Goals, Policies, Programs, & Quantified Objectives– Adequate vacant residential sites– Assist in development of affordable housing– Address governmental constraints– Preserve existing affordable housing– Promote equal housing opportunities

Part 2: Policy Document


Changes from the Existing HE

• Updated existing conditions information as needed– Using HCD’s Streamlined Review

process

• Reorganized goals, policies, and programs

• Removed and combined completed and irrelevant policies and programs– Loss of redevelopment


7

Housing Needs

Assessment

2

Population Growth in MantecaP

op

ula

tion

YearSource: DOF, 1850-2010 Historical US Census Populations of Counties and Incorporated Cities/Towns in

California; Data Package.

Manteca is rapidly growing with a projected population increase of 36%

from 2015 to 2023.


9

1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 2015 2020 20230

10,000

20,000

30,000

40,000

50,000

60,000

70,000

80,000

90,000

100,000

110,000

1,286 1,614 1,9813,8048,242

13,845

24,925

40,773

49,258

67,096

75,722

91686

102937

Owning versus Renting

Manteca San Joaquin County California0%

10%

20%

30%

40%

50%

60%

70%62.5%

59.2%55.9%

37.5%40.8%

44.1%

Owner Occupied Renter OccupiedSource: U.S. Census Bureau,

2010.

Perc

enta

ge o

f Hou

sing

Uni

tsManteca has a greater proportion of owner

occupied housing units than San Joaquin County and California.


10

Housing Units in Manteca

Source: DOF, 20011-2014.

Nearly 80% of the homes in Manteca are single family detached housing units, compared to less

than 60% statewide.

Single Fa

mily De-tached77%

Sin-gle

Fam-ily At-

tached5%

Multifamily15%

Mobile Homes3%


11

Single Family

Detached58%

SingleFamily At-

tached7%

Multifamily 31%

MobileHomes

4%

Manteca

California

Household Income

Source: ACS 3-year, 2008-2010.

Perc

en

tag

e o

f H

ou

seh

old

s

Manteca has a greater concentration of middle income residents ($50,000-74,000) compared to

San Joaquin County and California.

Under $15,000 $15,000-$34,999

$35,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000 or more

0%

5%

10%

15%

20%

25%

30%

7%

17%15%

23%

18%

21%

11%

21%

15%

19%

13%

21%

11%

19%

13%

18%

13%

27%

Manteca San Joaquin California


12

Households Overpaying Housing Costs

Source: ACS, 2008-2012.

47% of households in Manteca are paying in excess of

30 percent of their income on housing costs

Extremely Low

Very Low Low Moderate Above Moderate

TOTAL0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%90%

78%

50% 49%

24%

47%


13

Percentage of Overpaying Households

Special Needs Housing• Homeless Individuals

– According to Central Valley Low Income, 88 adults and 2 children were homeless in Manteca in early 2015

• Single Female Households– 3,191of households in

Manteca are single-female headed households with children

– 49.9% of all families under the poverty level in Manteca are single-female headed households.


14

Special Needs Housing

• Persons with Disabilities– 7.5% of the total Manteca

population over age 5 has a disability

• Seniors (65+)– Increased from 9.3% of

population in 2000 to 9.9% in 2010

– Still less than the County (10.4%) and California (11.4%)


15

Special Needs Housing

• Farmworkers– 24,872 farmworkers were

hired county-wide in 2012– No farmworker housing in

Manteca

• Large Families/Households– 19.4% of all households in

Manteca had 5+ persons in 2010, which is greater than California (16.4%)


16

Regional Housing Needs

Allocation

3

Regional Housing Needs Allocation

California(Housing and Community Development)

SJCOGSan Joaquin Council of Governments

2014 -2023 RHNA = 40,360 housing units

Manteca4,401

Escalon425

Tracy4,976

Stockton11,824

Lodi1,931

Lathrop5,156

Ripon1,480

San Joaquin County10,167

Each jurisdiction must accommodate its “fair share” of the regional housing need


18

Income CategoryRHNA

(Housing Units)

Income Range(3-pers. Household)

Extremely Low Income (<30% of Median Income)

459 < $17,900

Very Low Income(30-50% of Median Income)

466 $17,900- $29,850

Low Income(50-80% of Median Income)

693 $29,850- $47,750

Moderate Income(80-120% of Median Income)

825 $47,750 - $71,600

Above Moderate Income(>120% of Median Income)

1,958 > $71,600

TOTAL 4,401 --

RHNA for City of Manteca by Income Category, 2014-2022

Regional Housing Needs Allocation


19

Who is low-income?

• Preschool Teachers• Farmworkers and Laborers• Security Guards• Waiters and Waitresses• Cashiers

What is “affordable” in Manteca?

Source: HCD 2014, Dataquick, 2015.

Affordable House Price Based on a Family of 3

$300,0

00

$200,0

00

$100,0

00

2014 Median Home Sale Price was $315,000

Median Income family earning $59,650 can afford $247,000

Low Income family earning $47,750 can afford $198,000

Very Low Income family earning $29,850 can afford $124,000

21

Inco

me G

ap


What is “affordable” in Manteca?

Source: HCD 2014, Dataquick, 2015.

Affordable Monthly Gross Rent Based on a Family of 3$1,400

$1,300

$1,200

$1,100

$1,000

$900

$800

2014 Average Monthly Gross Rent was $1,170

Median Income family earning $59,650 can afford $1,491

Low Income family earning $47,750 can afford $1,194

Very Low Income family earning $29,850 can afford $746

22

Inco

me G

ap


Housing Types and AffordabilityHousing Element basic assumption: Density = Affordability

Above Moderate Income

Moderate Income Lower Income (20 units/acre)

Large-lot single family home Multifamily

housing

Duplex

Accessory dwelling Townhome

Mobile homeSmall-lot single family home

The City of Manteca must demonstrate that it has enough vacant land zoned at appropriate densities to accommodate the projected new housing units for each income category.


How will Manteca meet the RHNA?

• Approved and pending housing projects (shown in green)

• Vacant/underutilized land inventory– High density

residential sites are considered appropriate for lower-income housing


24

Existing Capacity


25

Extremely Low

Income

Very Low

IncomeLow

Income

Moderate

Income

Above Moderat

e Income

Total Units

Total RHNA 459 466 693 825 1,958 4,401

Built or Planned Projects 40 0 8,542 8,582

Capacity on Vacant/

Underutilized Sites that Allow

Multifamily Development

4,292 1,490 0 5,782

Remaining Need (2,714) (665) (6,584

)(9,963

)

Manteca has sufficient capacity to meet its RHNA and there is no remaining need.

What is “affordable” housing?

• Market rate housing• Deed restricted housing• Housing that receives government assistance• Transitional and Supportive Housing • Emergency Shelters

4Goals,

Policies, & Programs

Goals, Policies, & Implementation ProgramsGoal 1: Affordable Housing

Promote the development of affordable housing in the city of Manteca.

Goal 2: Mixed-Use, Infill, and Downtown DevelopmentPromote mixed-use, infill, and downtown development in the city of Manteca.

Goal 3: New DevelopmentProvide a range of housing types, densities, and designs, and meet existing and projected housing

needs for all economic segments of the community.

Goal 4: Maintaining and Preserving Existing HousingEncourage the maintenance and continued improvement of the existing housing stock and residential

neighborhoods.

Goal 5: Housing for Special NeedsProvide adequate housing opportunities for persons with special needs, including seniors, persons with

disabilities, single parents, large families, persons lacking permanent shelter, and residents with extremely low incomes.

Goal 6: Promoting Fair Housing PracticesPromote equal opportunity to secure safe, sanitary, and affordable housing for everyone in the

community regardless of race, color, religion, sex, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or disability.

Goal 7: Energy Efficiency in Residential DevelopmentEncourage energy efficient residential and neighborhood designs that reduce total housing costs by

lowering ongoing operation and maintenance costs.

Goal 8: Implementing and MonitoringEnsure that Housing Element programs are implemented on a timely basis and the progress of each

program is monitored and evaluated annually.Manteca, 2015-2023 Housing ElementPlanning Commission Study Session | August 25, 2015

28

5Next Steps

Process & Schedule

Milestone Estimated Date

Planning Commission Study Session

August 25, 2015

City Council Study Session September 15, 2015

HCD Review of Draft Housing Element

September - November 2015

Environmental Review September - November 2015

Planning Commission Adoption Hearing

November 2015

City Council Adoption Hearing December 2015*

Submit to HCD for Certification December 2015


30

Today

*According to the schedule established by SB 375, the City has until May 31, 2016,

to adopt the Housing Element without incurring the four-year penalty.

6Discussion/ Questions

2015-2023 housing element planning commissions study session august 25, 2015

Documents

local housing needs

broader housing issues

complete market study

state law4 manteca

policy document6 manteca

background report5 manteca

irrelevant policies

state mandateopportunity