HOUSING ELEMENT Planning Commissions Study Session August 25, 2015

Workshop Agenda 1.Introductions 2.Housing Element Update 3.Housing Needs Assessment 4.Regional Housing Needs Allocation (RHNA) 5.Goals, Policies, & Programs 6.Next Steps 7.Discussion/Questions 2 Manteca, Housing Element Planning 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, Housing Element Planning 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 5 Manteca, Housing Element Planning Commission Study Session | August 25, 2015

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 6 Manteca, Housing Element Planning Commission Study Session | August 25, 2015

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 Manteca, Housing Element Planning Commission Study Session | August 25,

Housing Needs Assessment 2

Population Growth in Manteca Population Year Source: DOF, 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 Manteca, Housing Element Planning Commission Study Session | August 25,

Owning versus Renting Source: U.S. Census Bureau, Percentage of Housing Units Manteca has a greater proportion of owner occupied housing units than San Joaquin County and California. Manteca, Housing Element Planning Commission Study Session | August 25,

Housing Units in Manteca Source: DOF, Nearly 80% of the homes in Manteca are single family detached housing units, compared to less than 60% statewide. Manteca, Housing Element Planning Commission Study Session | August 25, MantecaCalifornia

Household Income Source: ACS 3-year, Percentage of Households Manteca has a greater concentration of middle income residents ($50,000-74,000) compared to San Joaquin County and California. Manteca, Housing Element Planning Commission Study Session | August 25,

Households Overpaying Housing Costs Source: ACS, % of households in Manteca are paying in excess of 30 percent of their income on housing costs Manteca, Housing Element Planning Commission Study Session | August 25, 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. Manteca, Housing Element Planning Commission Study Session | August 25,

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%) Manteca, Housing Element Planning Commission Study Session | August 25,

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%) Manteca, Housing Element Planning Commission Study Session | August 25,

Regional Housing Needs Allocation 3

California (Housing and Community Development) SJCOG San Joaquin Council of Governments RHNA = 40,360 housing units RHNA = 40,360 housing units Manteca 4,401 Escalon 425 Tracy 4,976 Stockton 11,824 Lodi 1,931 Lathrop 5,156 Ripon 1,480 San Joaquin County 10,167 Each jurisdiction must accommodate its “fair share” of the regional housing need Manteca, Housing Element Planning Commission Study Session | August 25,

RHNA for City of Manteca by Income Category, Regional Housing Needs Allocation Manteca, Housing Element Planning Commission Study Session | August 25,

Who is low-income? Preschool Teachers Farmworkers and Laborers Security Guards Waiters and Waitresses Cashiers

What is “affordable” in Manteca? Source: HCD 2014, Dataquick, Affordable House Price Based on a Family of 3 $300,000 $200,000 $100, 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, Income Gap Manteca, Housing Element Planning Commission Study Session | August 25, 2015

What is “affordable” in Manteca? Source: HCD 2014, Dataquick, Affordable Monthly Gross Rent Based on a Family of 3 $1,400 $1,300 $1,200 $1,100 $1,000 $900 $ 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 $ Income Gap Manteca, Housing Element Planning Commission Study Session | August 25, 2015

Housing Types and Affordability Housing Element basic assumption: Density = Affordability Above Moderate IncomeModerate IncomeLower Income (20 units/acre) Large-lot single family home Multifamily housing Duplex Accessory dwellingTownhome Mobile home Small-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. 23 Manteca, Housing Element Planning Commission Study Session | August 25, 2015

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 Manteca, Housing Element Planning Commission Study Session | August 25,

Existing Capacity Manteca, Housing Element Planning Commission Study Session | August 25, Extremely Low Income Very Low Income Low Income Moderate Income Above Moderate Income Total Units Total RHNA ,9584,401 Built or Planned Projects 4008,5428,582 Capacity on Vacant/ Underutilized Sites that Allow Multifamily Development 4,2921,49005,782 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

4 Goals, Policies, & Programs

Goals, Policies, & Implementation Programs Goal 1: Affordable Housing Promote the development of affordable housing in the city of Manteca. Goal 2: Mixed-Use, Infill, and Downtown Development Promote mixed-use, infill, and downtown development in the city of Manteca. Goal 3: New Development Provide 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 Housing Encourage the maintenance and continued improvement of the existing housing stock and residential neighborhoods. Goal 5: Housing for Special Needs Provide 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 Practices Promote 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 Development Encourage energy efficient residential and neighborhood designs that reduce total housing costs by lowering ongoing operation and maintenance costs. Goal 8: Implementing and Monitoring Ensure that Housing Element programs are implemented on a timely basis and the progress of each program is monitored and evaluated annually. Manteca, Housing Element Planning Commission Study Session | August 25,

5 Next Steps

Process & Schedule MilestoneEstimated Date Planning Commission Study Session August 25, 2015 City Council Study SessionSeptember 15, 2015 HCD Review of Draft Housing Element September - November 2015 Environmental ReviewSeptember - November 2015 Planning Commission Adoption Hearing November 2015 City Council Adoption HearingDecember 2015* Submit to HCD for CertificationDecember 2015 Manteca, Housing Element Planning Commission Study Session | August 25, 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.

6 Discussion/ Questions