1. Planning Commissions Study Session
City of Manteca
Housing Element
Planning Commissions Study Session
August 25, 2015

2. Workshop Agenda Introductions Housing Element Update
Housing Needs Assessment
Regional Housing Needs Allocation (RHNA)
Goals, Policies, & Programs
Next Steps
Discussion/Questions
Expectations for this process and report:
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

3. Housing Element Update1
Housing Element Update

4. 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
Primarily focused on affordable housing for meeting the State mandate
Opportunity to discuss and address broader housing issues
Not a complete market study, but an opportunity to talk about local housing needs and issues
Within the policy context to address these things, but there’s not a detailed analysis to study these things because it’s not part of the scope
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

5. Housing Element Contents
Part 1: Background Report
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
Not a market study
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

6. Housing Element Contents
Part 2: Policy Document
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
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

7. 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, 2015

8. Housing Needs Assessment2
Housing Needs Assessment

9. Population Growth in Manteca
Manteca is rapidly growing with a projected population increase of 36% from 2015 to 2023.
Population
Year
Source: DOF, Historical US Census Populations of Counties and Incorporated Cities/Towns in California; Data Package.
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

10. Percentage of Housing Units
Owning versus Renting
Manteca has a greater proportion of owner occupied housing units than San Joaquin County and California.
Percentage of Housing Units
Source: U.S. Census Bureau, 2010.
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

11. Housing Units in Manteca
Nearly 80% of the homes in Manteca are single family detached housing units, compared to less than 60% statewide.
Manteca
California
Source: DOF,
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

12. Percentage of Households
Household Income
Manteca has a greater concentration of middle income residents ($50,000-74,000) compared to San Joaquin County and California.
Percentage of Households
Source: ACS 3-year,
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

13. Households Overpaying Housing Costs
47% of households in Manteca are paying in excess of 30 percent of their income on housing costs
The HCD Housing Element Review Worksheet calls for an analysis of the proportion of “lower income” households “overpaying for housing.” Lower-income households are defined as those that earn 80 percent or less of the area median income. This is a share of income approach to measure housing affordability in terms of the percentage of income that a household spends on its housing.
Percentage of Overpaying Households
Source: ACS,
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

14. Special Needs Housing Homeless Individuals Single Female Households
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, 2015

15. Special Needs Housing Persons with Disabilities Seniors (65+)
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, 2015

16. Special Needs Housing Farmworkers Large Families/Households
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, 2015

17. Regional Housing Needs Allocation3
Regional Housing Needs Allocation

18. Regional Housing Needs Allocation
California (Housing and Community Development)
SJCOG
San Joaquin Council of Governments
RHNA = 40,360 housing units
Escalon
425
Lathrop
5,156
Lodi
1,931
Manteca
4,401
Ripon
1,480
Stockton
11,824
Tracy
4,976
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, 2015

19. Regional Housing Needs Allocation
RHNA for City of Manteca by Income Category,
Income Category
RHNA (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 --
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

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

21. What is “affordable” in Manteca?
Affordable House Price Based on a Family of 3
2014 Median Home Sale Price was $315,000
$300,000
$200,000
$100,000
Median Income family earning $59,650 can afford $247,000
Income Gap
Low Income family earning $47,750 can afford $198,000
Very Low Income family earning $29,850 can afford $124,000
A simplified way of looking at the affordability gap is to compare the median priced home to the affordable purchase price of a median income family.
verbally state the percentage increase in housing cost from 2013 to 2014 (I believe it is about 17%)
Source: HCD 2014, Dataquick, 2015.
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

22. What is “affordable” in Manteca?
Affordable Monthly Gross Rent Based on a Family of 3
$1,400
$1,300
$1,200
$1,100
$1,000
$900
$800
Median Income family earning $59,650 can afford $1,491
Low Income family earning $47,750 can afford $1,194
2014 Average Monthly Gross Rent was $1,170
Income Gap
Monthly gross rent includes utilities
Very Low Income family earning $29,850 can afford $746
Source: HCD 2014, Dataquick, 2015.
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

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

24. 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, 2015

25. Built or Planned Projects
Existing Capacity
Manteca has sufficient capacity to meet its RHNA and there is no remaining need.
Extremely Low Income
Very Low Income
Low Income
Moderate Income
Above Moderate Income
Total Units
Total RHNA
459
466
693
825
1,958
4,401
Built or Planned Projects 40
8,542
8,582
Capacity on Vacant/ Underutilized Sites that Allow Multifamily Development
4,292
1,490
5,782
Remaining Need
(2,714)
(665)
(6,584)
(9,963)
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

26. What is “affordable” housing?
Market rate housing
Deed restricted housing
Housing that receives government assistance
Transitional and Supportive Housing
Emergency Shelters
Market rate housing that is affordable to a given income group
Ownership limited to above moderate income groups
Rental limited to low-income groups and above
Deed restricted housing that is affordable to a target income group
Almond Terrace Apartments (seniors)
Estaton Manteca Manor (seniors)
Almond Court Apartments (seniors)
Magnolia Court (seniors)
Union Court Apartments
Cedar Glen
Juniper Apartments
Housing that receives other government assistance that is affordable to a target income group
Vernal Apartments
Yosemite Apartments

27. Goals, Policies, & Programs4
Goals, Policies, & Programs

28. 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, 2015

29. 5
Next Steps

30. 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
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.
Manteca, Housing Element
Planning Commission Study Session | August 25, 2015

31. Discussion/ Questions6
Discussion/ Questions