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HomeMy WebLinkAboutCC Reso 2019-49- Approving Neg Dec and Amendment to Housing Element1 1 1 RESOLUTION NO. 2019-49 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING AN INITIAL STUDY/NEGATIVE DECLARATION AND AN AMENDMENT TO THE CITY OF UKIAH GENERAL PLAN CHAPTER 14, HOUSING ELEMENT (2019-2027 HOUSING ELEMENT UPDATE) WHEREAS, Government Code Section 65302(c) requires that localities adopt a General Plan Housing Element that complies with the State's standards as set forth in Government Code Section 65580 et seq; and WHEREAS, the State General Plan guidelines require that the state -mandated Housing Element be revised every five years to incorporate new information and to ensure that adequate development sites for new housing are available to meet the regional housing need; and WHEREAS, the existing 2014-2019 Housing Element was adopted on June 1, 2016; and WHEREAS, it is the intent of the City of Ukiah to replace said element with the Housing Element Update for the 2019-2027 Planning Cycle; and WHEREAS, two duly noticed public workshops were held on March 21, 2019 and April 25, 2019; and WHEREAS, the City provided the State Department of Housing and Community Development with the Draft Housing Element for review on May 23, 2019, and subsequent revisions on July 12, 16 and 17, 2019, in accordance with Government Code Section 65585 (b); and WHEREAS, the State Department of Housing and Community Development provided written findings indicating the changes needed to bring the Draft Housing Element into substantial compliance with Government Code Section 65580 et seq; and WHEREAS, on July 22, 2019, the State Department of Housing and Community Development has provided tentative approval of the Draft Housing Element Update; and WHEREAS, a duly noticed Planning Commission hearing was held on August 14, 2019 to consider the Draft Housing Element Update and Negative Declaration, and after receiving testimony, considering the staff report, and due deliberation, the Planning Commission formulated a recommendation to the City Council to adopt the Draft Housing Element and Negative Declaration with modifications: and WHEREAS, pursuant to Public Utilities Code (PUC) Section 21676, the Draft Housing Element was reviewed by Mendocino County Airport Land Use Commission on August 15, 2019; and WHEREAS, on October 9, 2019, the Planning Commission made a recommendation to the City Council to adopt the General Plan Amendment to the Land Use Element to incorporate the Disadvantaged Unincorporated Communities analysis completed in accordance with Senate Bill 244; and Page 1 of 2 WHEREAS, the 2019-2027 Housing Element identifies the City's housing needs, setting appropriate goals, objectives, and policies and includes a program with a schedule of needed actions to respond to the goals and implement the policies; and WHEREAS, The City Council has reviewed the Final Housing Element Update, and conducted a public hearing. NOW THEREFORE BE IT RESOLVED that: 1. The City Council hereby approves the Final Initial Study/Negative Declaration dated October 11, 2019 prepared for the 2019-2027 Housing Element Update (Exhibit A). 2. The City Council hereby approves the Final 2019-2017 Housing Element Update (Exhibit B). PASSED AND ADOPTED on 23rd of October, 2019 by the following Roll Call Vote: AYES: Councilmembers Orozco, Brown, Scalmanini, Crane, and Mayor Mulheren NOES: None ABSTAIN: None ABSENT: None f\A0.1ALL Maureen Mulheren, Mayor ATTEST: Pam Mathias, Deputy City Clerk EXHIBITS A- 2019-2027 Housing Element Update Final Initial Study/Negative Declaration B- Findings to Adopt a Negative Declaration for 2019-2027 Housing Element Update C- Final 2019-2027 Housing Element Update D- Findings to Adopt the Final 2019-2027 Housing Element Update Page 2of2 1 1 1 EXHIBIT A City of Ukiah California Environmental Quality Act FINAL INITIAL STUDY AND NEGATIVE DECLARATION FOR 2019-2027 HOUSING ELEMENT Prepared by: City of Ukiah Community Development Department 300 Seminary Avenue, Ukiah, CA 95482 SCH No. 2019079078 Draft Prepared: July 22, 2019 Final Prepared: October 11, 2019 Final Adopted: October 23. 2019 Page 307 of 537 Table of Contents I. PROJECT INFORMATION 11. PROJECT DESCRIPTION 1 1. Project Location 2 2. Environmental Setting 2 3. Background 2 4. 2019-2027 Planning Cycle Housing Plan and Goals 4 4 III. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED 5 V. EVALUATION OF ENVIRONMENTAL IMPACTS 8 1. Aesthetics 2. Agriculture and Forestry Resources 8 3. Air Quality 10 4. Biological Resources 11 5. Cultural Resources 13 6. Energy 15 7. Geology and Soils 16 8. Greenhouse Gas Emissions 18 9. Hazards and Hazardous Materials 19 Hydrology 20 10. H y gy and Water Quality 23 11. Land Use and Planning 24 12. Mineral Resources 25 13. Noise 26 14. Population and Housing 27 15. Public Services 28 16. Recreation 29 17. Transportation 30 18. Tribal Cultural Resources 31 19. Utilities and Service Systems 33 20. Wildfire 34 21. Mandatory Findings of Significance 35 VIII. REFERENCES ATTACHMENTS A. 2019-2027 Draft Housing Element Goals, Policies and Implementing Programs 1 Page 308 of 537 1 1 1 I. PROJECT INFORMATION Project Title: City of Ukiah 2019-2027 Housing Element Update Lead Agency Address and Phone Number: City of Ukiah 300 Seminary Avenue Ukiah, California 95482 (707) 463-6200 CEQA Contact Person and Phone Number: Michelle Irace, Planning Manager City of Ukiah Community Development Department (707) 463-6207 Project Location: The project location is the area located within the entire City of Ukiah limits. Project Summary: The 2019-2027 Housing Element of the Ukiah General Plan is mandated by State law, and federal requirements, to address the long-term development of housing in the City of Ukiah. The purpose of the Housing Element is to identify and analyze existing and projected housing needs. The Housing Element also provides a statement of goals, policies, quantified objectives, and scheduled programs for the preservation, improvement, and development of housing for all economic groups. The Housing Element is subject to CEQA. No specific projects or development is proposed as part of the Housing Element; it is strictly a planning and policy document. General Plan Designation: Various Zoning District: Various Other Public Agencies Requiring Approval: Although the 2019-2027 Housing Element does not require other public agency approvals, before it can be adopted as a General Plan Amendment by the City Council, the California Department of Housing and Community Development (HCD), per Government Code Section 65585, is required to review the document and make findings to determine whether the draft amendments to the Housing Element substantially comply with. Division 1, Chapter 3, Article 10.6 of the Cal. Government Code. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 1 Page 309 of 537 II. PROJECT DESCRIPTION 1. Project Location The 2019-2027 Housing Element Update ("Housing Element" or "Project") encompasses all areas within the boundaries of the City of Ukiah. 2. Environmental Setting The Ukiah Valley is located approximately 30 miles east and inland from the Pacific Ocean. It runs north -south for about 9 miles, with a maximum width of about 3 miles. With an average elevation of about 630 feet, the hills surrounding the Valley range up to about 3,000 feet. The Russian River enters the Valley at the north end and runs south along the Valley floor. Ukiah is located in southeast central Mendocino County along the Highway 101 corridor and near the east/west intersection of Highway 20, two hours north of the Golden Gate Bridge (see Figure 1, Location Map). Incorporated in 1876, Ukiah is the largest city and county seat in Mendocino County. Current Population and Housing. According to the California Department of Finance, population of the City of Ukiah in January 2018 was estimated at 16,226 persons. As shown in Table 2.2, the annual growth rate between 1990 and 2018 (current) averaged approximately 0.3%. Between 2000 and 2010, the City added 545 residents, or 3.7%, to its population. This compares to growth rates of 12.3% for the State of California, 1.3% for Mendocino County, 6.4% for the City of Fort Bragg, and a Toss of 1.3% for the City of Lakeport during the 2000-2010 period. Overall, the City of Ukiah's population has increased moderately over the past nearly 30 years, with a more accelerated increase in the last four years. Projections from the California State University Chico Center for Economic Development- Mendocino County Economic/Demographic Profile show this trend continuing. Of the 6,158 households in the City of Ukiah, 3,611 (58.6%) consisted of families, 1,809 (29.4%) consisted of households with children under 18 living at home; and 2,317 (or 37.6%) households being headed by married couples. Of the married couple households, 1,012 (16.4%) had children under the age of 18 living at home. California Department of Finance housing estimates in January 2018 show the majority (55 %) of the City's housing stock is comprised of single family detached homes. The second most common type of housing was multi -family (19 percent). Between 2010 and 2018, there continued to be very few 2-4 unit complexes or mobile homes. According to the 2010 Census, the overall vacancy rate in Ukiah was 5.3 percent, including units vacant for seasonal or occasional use, rented and sold units that were vacant at the time of the Census, and other unclassified vacant units. The City of Ukiah has implemented a variety of incentive -based programs over the preceding five years in an attempt to increase housing production for all economic segments of the community. These include creation of a housing trust fund- the Ukiah Housing Trust Fund, creation of a new Housing Division within the Department of Community Development, development and implementation of a new (2017) Housing Strategy designed to increase production of affordable and middle-income market -rate housing, and deployment of other programmatic strategies. The result has been entitlement or construction of 145 new housing units between 2014-2018. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 2 Page 310 of 537 1 1 1 1 FIGURE 1. LOCATION MAP 3. Background The project is to update the Housing Element of City of Ukiah as required by Government Code Section 65583. The Housing Element is a comprehensive statement by the City describing the housing needs of Ukiah and how the City plans, policies, action items and regulations facilitate the development, improvement and preservation of housing for all economic segments of the community. The Housing Element, one of the seven State -mandated elements of the General Plan, that sets forth the City's plan for housing in the community, was last adopted on June 1, 2016, for the 2014-2019 Planning Cycle. The California Department of Housing and Community Development (HCD) certified the City's Housing Element later that same year. In accordance with State Housing Element Law, the Housing Element has been updated for the 2019-2027 Planning Cycle. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 3 Page 311 of 537 Under California law, every city and county has a legal obligation to respond to its fair share of the projected future housing needs in the region in which it is located. For Ukiah and other Mendocino County jurisdictions, the regional housing need allocation (RHNA) is determined by the Mendocino Council of Governments (MCOG), based upon an overall regional need number established by the State. The RHNA for Ukiah has been identified as 239 housing units over the next eight years. One of the primary purposes of the Housing Element is to demonstrate the City's ability to accommodate residential development to meet the housing allocation. The 2019-2027 Housing Element represents the City of Ukiah's efforts to fulfill requirements under the State Housing Element Law and responds to Ukiah's housing needs by identifying policies and implementing actions for meeting those needs. State law defines the general topics that Ukiah's Housing Element must cover. Specifically, the element must: (1) document housing related conditions and trends; (2) provide an assessment of housing needs; (3) identify resources, opportunities and constraints to meeting those needs; and (4) establish policies, programs and quantified objectives to address housing needs. The 2019-2027 Housing Element identifies lands to accommodate up to 326 new residential units. However, the Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. However, all development potentially identified within the Housing Element would be in residential or commercial zoning districts where housing development is already generally allowed or permitted by the zoning code and General Plan. All future development would be analyzed on a project level basis for consistency with land use policies; all development would be subject to discretionary and environmental review, and both individual and cumulative impacts will be considered at that time. 4. 2019-2027 Planning Cycle Housing Plan and Goals The Housing Plan within the Housing Element Update identifies the City's housing goals, polices, and implementing programs. It consolidates existing strategies and policies into one plan and presents a balanced and diverse array of policies that cover housing needs identified through this Update, input from the public, and four overall areas of concern: construction, rehabilitation, conservation, and administration. The goals and policies of the Housing Element were organized into concise goal and policy directives. The Draft 2019-2027 Housing Element includes the following goals to be implemented. This Initial Study / Negative Declaration (IS/ND) evaluates the foreseeable impacts of these goals (and subsequent policies and implementing programs). A list of all draft goals, policies and implementing programs can be found in Attachment A. Goal H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents. Goal H-2: Expand housing opportunities for all economic segments of the community, including special needs populations. Goal H-3: Remove governmental constraints to infill housing development. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah N 4 Page 312 of 537 1 1 Goal H-4: Promote well-planned and designed housing opportunities and projects for all persons, regardless of race, gender, age, sexual orientation, marital status, or national origin. Goal H-5: Provide support for future housing needs. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 5 Page 313 of 537 III. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED Purpose of the Initial Environmental Study: This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the Project, as proposed, would have a significant impact upon the environment. The environmental factors checked below would be potentially affected by this Project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture & Forestry Resources ❑ Biological Resources ❑ Cultural Resources ❑ Geology / Soils ❑ Greenhouse Gas Emissions ❑ Hydrology/Water Quality 0 Land Use / Planning O Noise ❑ Population / Housing ❑ Recreation ❑ Transportation O Utilities/Service Systems ❑ Wildfire O Air Quality O Energy O Hazards & Hazardous Materials O Mineral Resources ❑ Public Services ❑ Tribal Cultural Resources O Mandatory Findings of Significance Summary of Findings: The Housing Element Update is a policy document designed to facilitate the development of housing in order to meet current and anticipated population growth; and includes policies to allow for reduced development standards and increased residential density. The Housing Element must demonstrate the availability of appropriately zoned land needed to meet the Regional Housing Needs Allocation (RHNA) (Government Code Sections 65582(a)(3)) and 65582.2(a)). The purpose and scope of the Housing Element is to ensure that sufficient sites are available and that existing constraints are reduced or removed in order to encourage housing production to meet the expected need during the 2019-2027 Planning Cycle. As described in the Draft Housing Element Update for the 2019-2027 Planning Cycle, the City has adequate land available with appropriate zoning to allow the City to meet its RHNA allocation. While the Housing Element contains a list of vacant and underutilized parcels with information pertaining to development potential, at this time, the intensity, location, size and timing of future development is unknown. All development potentially identified within the Housing Element would be in residential or commercial zoning districts where housing development is already generally allowed or permitted by the zoning code and General Plan. Future development could result in an increase in density and population, which could result in the need for additional services and infrastructure. Development could also result in impacts to the physical environment depending on location, intensity, and other siting factors. However, the Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. All future development would be analyzed on a project level basis for consistency with land use policies; and would be subject to discretionary and environmental review of their individual and cumulative environmental impacts, as applicable. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 5 Page 314 of 537 1 1 1 1 The few specific policies requiring currently knowable changes to zoning districts represent minor changes to existing allowed dwelling unit densities. (E.g. increasing density in R-2 districts from 14 to 15 units/acre and increasing density in C -N to match R-2 district (Goal H-2, Implementing Programs 2.f, 2.h). Other proposed amendments to zoning districts are expressly subject to research and study before they are identified or implemented. (Goal H-3.). There are many possible scenarios and outcomes of proposed zoning amendments and all amendments will be subject to public review and City Council approval. Until that research and study is complete, there are no specific changes subject to meaningful environmental assessment. Based upon the analysis contained within this Initial Study/Negative Declaration, all potential impacts resulting from the Housing Element would be less than significant or no impact. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 6 Page 315 of 537 IV. DETERMINATION On the basis of the initial evaluation that follows: X I find that the proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the Project have been made by or agreed to by the Project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed Project MAY have a significant effect on the environment. An ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed Project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed Project, nothing further is required. Signature October 11, 2019 Date Michelle (race, Planning Manager Planning & Community Development Department City of Ukiah mirace(a�cityofukiah.com 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 7 Page 316 of 537 1 1 1 1 1 1 V. EVALUATION OF ENVIRONMENTAL IMPACTS The purpose of this Initial Study/Negative Declaration (ISMND) is to provide an analysis of the potential environmental consequences as a result of the proposed Project. The environmental evaluation relied on the following categories of impacts, noted as column headings in the IS checklist, in accordance with CEQA Guidelines Appendix G. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." "Less Than Significant Impact" applies where the Project would not result in a significant effect (i.e., the Project impact would be less than significant without the need to incorporate mitigation). "No Impact" applies where the Project would not result in any impact in the category or the category does not apply. This may be because the impact category does not apply to the proposed Project (for instance, the Project Site is not within a surface fault rupture hazard zone), or because of other project - specific factors. 1. Aesthetics AESTHETICS. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Have a substantial adverse effect on a scenic vista? n U b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? n Significance Criteria: Aesthetic impacts would be significant if the Project resulted in the obstruction of any scenic vista open to the public, damage to significant scenic resources within a designated 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 8 Page 317 of 537 State scenic highway, substantial degradation to the existing visual character or quality of the site and its surroundings from public views, or generate new sources of light or glare that would adversely affect day or nighttime views in the area, including that which would directly illuminate or reflect upon adjacent property or could be directly seen by motorists or persons residing, working or otherwise situated within sight of the Project. Environmental Setting:. The City of Ukiah is located within the Ukiah Valley, and scenic resources include not only the natural environment, but the built environment as well. The most notable scenic resource in the City limits is the western hills. Views of expansive hillsides within the County jurisdiction also surround the City. Some areas are densely forested with evergreen trees, while others are relatively open in comparison, dominated by mature oak trees set amid scrub and grasslands. Water in the form of creeks, streams, and rivers is often a prominent feature in the landscape as well. Protecting the natural scenic features has been a priority for the City. In addition, preservation of the rural character of the City's local neighborhoods and commercial districts remains a priority. Discussion/Determination: (a -d) Less than significant impact. The Housing Element itself would not have a substantial adverse effect on a scenic vista, substantially damage scenic resources such as trees, rock outcroppings, or historic buildings within a scenic highway; not substantially degrade the existing visual character or quality of the site and its surroundings; nor create significant sources of light and glare. Implementation and buildout of the Housing Element would add new residential structures in the City of Ukiah. The Housing Element accommodates the Department of Housing and Community Development (HCD) Regional Housing Needs Allocation (RHNA) numbers which plan for an additional 239 housing units over the next eight years. The Housing Element identifies lands to accommodate up to 326 new residential units. However, the Housing Element does not propose development of these units and does not identify or entitle actual construction and/or future development projects. Future housing projects have the potential to impact scenic vistas depending on location, height, siting, design, proximity to scenic resources, etc. However, future housing development will require appropriate environmental review and impacts to aesthetics associated with those projects will be considered at that time. Future development will be subject to zoning, subdivision and related ordinances, regulating height, setbacks, and density, as well other development standards, established to preserve the rural character aesthetic so valued in the City. For the above reasons, impacts associated with aesthetics from the Housing Element would be less than significant. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 9 Page 318 of 537 1 1 1 1 1 2. Agriculture and Forestry Resources AGRICULTURE AND FORESTRY RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland). as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? n C b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? a c) Conflict with existing zoning for. or cause rezoning of, forest land (as defined in Public Resources Code section 12220(9)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non -forest use? n ❑ n e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? U n �� Significance Criteria: The proposed Project would have a potentially significant impact on agricultural resources if it would convert prime farmland to a non-agricultural use, conflict with a Williamson Act contract, or disrupt a viable and locally important agricultural use. The Project would have a potentially significant impact on forestry resources if it would result in the loss, rezoning or conversion of forestland to a non -forest use. Environmental Setting: There are no zoning districts within the City limits for Agriculture or Timber Preserve. While there is an overlay for agriculture in the zoning ordinance, it is not applied over any parcel within the City limits. There are a small number of City parcels which have current agricultural use, such as existing vineyards. However, they are ongoing non -conforming uses within non- agricultural zoning districts. Further, none of the parcels currently supporting agriculture are within active Williamson Act agreements. Discussion: (a) — (e) No impact. Adoption and implementation of the Housing Element would not conflict with or cause the rezoning of forest land, timberland, or timberland zoned timberland. The Element does not involve any other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use. No impact would occur. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 10 Page 319 of 537 3. Air Quality AIR QUALITY. Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Conflict with or obstruct implementation of the applicable air quality plan? ❑ ❑ ❑ �� b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard? ❑ ❑ ❑ " c) Expose sensitive receptors to substantial pollutant concentrations? ❑ ❑ ❑ d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? ❑ ❑ A& Significance Criteria: The proposed Project would have a significant impact to air quality if it would conflict with an air quality plan, result in a cumulatively considerable net increase of a criteria pollutants for which the Mendocino County Air Quality Management District (MCAQMD) has non -attainment, expose sensitive receptors to substantial concentrations of air pollutants, or result in emissions that create objectionable odors or otherwise adversely affect a substantial number of people. Environmental Setting: The City of Ukiah is located within the North Coast Air Basin (NCAB), which is under the jurisdiction of the Mendocino County Air Quality Management District (MCAQMD). The area's climate is considered Mediterranean, with warm, dry summers and cooler, wet winters. Summer high temperatures average in the 90's with high temperatures on very warm days exceeding 105 degrees. Summer low temperatures range between 50-60 degrees. Winter high temperatures generally range in the 50's and 60's. The average annual temperature is 58 degrees. Winter cold -air inversions are common in the valley from November to February. Prevailing winds are generally from the north. Prevailing strong summer winds come from the northwest; however, winds can come from the south and east under certain short-lived conditions. In early autumn, strong, dry offshore winds may occur for several days in a row, which may cause air pollution created in the Sacramento Valley, Santa Rosa Plain, or even San Francisco Bay Area to move into the Ukiah Valley. The MCAQMD, which includes Ukiah, is designated as non -attainment for the State Standard for airborne particulate matter less than 10 microns in size (PM10). Particulate matter (PM) has significant documented health effects. The California Clean Air Act requires that any district that does not meet the PM10 standard make continuing progress to attain the standard at the earliest practicable date. The primary sources of PM10 are wood combustion emissions, fugitive dust from construction projects, automobile emissions and industry. Non -attainment of PM10 is most likely to occur during inversions in the winter. Regulation 1 of the MCAQMD contains three rules related to the control of fugitive dust: 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 11 Page 320 of 537 1 1 1 1 1 1 • Rule 1-400(a) prohibits activities that "cause injury, detriment, nuisance or annoyance to a considerable number of persons...or which endanger the...health or safety of...the public..." • Rule 1-430(a) prohibits activities which "...may allow unnecessary amounts of particulate matter to become airborne..." • Rule 1-430(b) requires that "...reasonable precautions shall be taken to prevent particulate matter from becoming airborne..." The MCAQMD provides the following significance thresholds for construction emissions within the NCAB: 1. 54 pounds per day of ROG r (reactive organic gas) 2. 54 pounds per day of NOx Li(oxides of nitrogen as nitrogen dioxide) 3 82 pounds per day of PM10 (particulate matter less than 10 microns in size) 4. 54 pounds per day of PM2.5, (airborne particulate matter with a diameter of 2.5 microns or less) 5. Best Management Practices for Fugitive Dust — PM10 and PM2.5 Discussion: (a -d) Less than significant impact. The Housing Element will not conflict with or obstruct implementation of the applicable air quality plan, nor will the Housing Element violate any air quality standard or contribute substantially to an existing or projected air quality violation. The Housing Element will not expose sensitive receptors to substantial concentrations of pollutants, nor would it result in a cumulatively considerable net increase in criteria pollutants for which the region is in non - attainment. The Housing Element includes policies and implementing actions that are designed to facilitate the development of housing to meet the current and future housing needs. These implementing actions may result in the construction of additional housing within the City that may result in additional pollutants and a cumulative increase in criteria pollutants. Each project that involves the construction of housing units or substantial rehabilitation will be subject to project -specific environmental review. At such time, determination will be made as to whether that project will result in potentially significant impacts to air quality. MCAQMD has established attainment criteria for pollutants and any increase in criteria emissions must address this issue. Future development must remain in attainment for criteria pollutants and any impacts from increased emissions from the City of Ukiah. Thus, impacts to air quality from the Housing Element would be less than significant. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 12 Page 321 of 537 4. Biological Resources BIOLOGICAL RESOURCES. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? f ❑ �, b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? ❑ �, c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? ❑ I d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Significance Criteria: Project impacts upon biological resources would be significant if any of the following resulted: substantial direct or indirect effect on any species identified as a candidate, sensitive, or special status species in local/regional plans, policies, or regulations, or by the California Department of Fish and Wildlife (CDFVV) or U.S. Fish and Wildlife Service (USFWS) or any species protected under provisions of the Migratory Bird treaty Act (e.g. burrowing owls); substantial effect upon riparian habitat or other sensitive natural communities identified in local/regional plans, policies, or regulations or by the agencies listed above; substantial effect (e.g., fill, removal, hydrologic interruption) upon state or federally protected wetlands; substantially interfere with movement of native resident or migratory wildlife species or with established native resident or migratory wildlife corridors; conflict with any local policies/ordinances that protect biological resources or conflict with a habitat conservation plan. Environmental Setting: One of the greatest natural assets in the Ukiah Valley is the interconnected system of waterways and riparian areas that comprise the Russian River system. The river and its tributaries support a diversity of riparian plant communities and provide habitat corridors for wildlife and fish. The City's three main creeks, Orrs, Gibson and Doolin, provide sheltered corridors that allow wildlife to move between habitats and open space areas. According to the Ukiah Valley Area Plan, 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 13 Page 322 of 537 1 1 "The tree and shrub community which commonly grows along the Russian River and its tributaries is referred to as the riparian woodland or riparian forest. The tree canopy is commonly composed of cottonwood, alder, willow and valley oak, and naturally occurs with an associated shrub layer containing box elder, button willow, blackberry, wild rose, wild grape and coyote bush. This provides necessary shade, keeping water temperatures low and improving the valuable fish habitat. Riparian plants growing in the floodplain enhance soil retention and flood flow attenuation. The vegetative buffer also helps to stabilize riverbanks and maintain water quality by providing a sediment filtering zone to minimize runoff impurities. This plant community also provides essential habitat for numerous birds, mammals, amphibians and reptiles." According to the National Wetlands Inventory, Orrs Creek, Gibson Creek, Doolin Creek, one nameless tributary and a buffered area within a developed commercial parcel, are the listed wetland and riparian areas within the City limits. Database queries of CDFW's California Natural Diversity Database (CNDDB) and the California Native Plant Society's (CNPS) Electronic Inventory of the City limits and its immediate surroundings identify the following seven special -status plant species: Baker's meadowfoam (Limnanthes baker!), Baker's navarretia (Navarretia leucocephala baker!), Burke's goldfields (Lasthenia burkei), Mendocino bush -mallow (Malacothamnus mendocinensis), North Coast semaphore grass (Pleuropogon hooverianus), Raiche's Manzanita (Arctostaphylos stanfordiana), and Toren's grimmia (Grimmia torenii). The creeks and bordering riparian areas, as well as the largely undeveloped western hillside region have the potential to support nesting birds, Steelhead trout (Oncorhynchus mykiss), Foothill yellow - legged frog (Rana boylil), Red -bellied newt (Taricha rivularis) and Western pond turtle (Emys marmorata). In addition, Chinook salmon (Oncorhynchus tshawytscha), Russian River tule perch (Hysterocarpus traskii traskii), Pacific lamprey (Lampreta tridenta), and Western pearlshell mussel (Margaritifera falcate) potentially occur in the nearby Russian River. Along the eastern Ukiah Valley wall, outside of City limits, the CNDDB identified 35 animals, including birds, bats, mammals, rodents, amphibians, reptiles, fish and insects, included on the following species status lists: • Federal listed or threatened or endangered animals or species of concern (FT, FE, FSC) • California State listed or rare, threatened or endangered animals or species of concern (SR, ST, SE, SP, SSC) • Board of Forestry Sensitive (BFS) • California Department of Fish and Wildlife (CDFW) Status animals: Fully Protected, Species of Special Concern and Watch List (FP, SSC, WL) Discussion: (a -d) Less than significant impact. The Housing Element will not adversely affect species identified as candidate, sensitive or special status by state and federal agencies of the species existing within the City. The Housing Element will not adversely affect riparian habitat or other sensitive natural communities identified in local or regional plans, policies, and regulations or by the CDFW or USFWS and on federally protected US waters as defined by Section 404 of the Clean Water Act. The Housing Element will not directly interfere with native resident or migratory fish. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 14 Page 323 of 537 The Housing Element projects an increase in City population over the course of the Planning Cycle. Small, vacant parcels surrounded by urban development offer little wildlife habitat value. Larger parcels, contiguous parcels, and parcels located in the western hills or adjacent to City creeks and Russian River tributaries do provide habitat for flora and fauna species. Development on these parcels has the potential to reduce wildlife habitat and impact biological resources. Additionally, development in open spaces can impair the movement and health of wildlife communities. However, at this time, location, intensity and timing of specific housing development is not known. Development and associated impacts to biological resources would be analyzed on a project level basis. Impacts to biological resources from the Housing Element would be Tess than significant. (e -f) No impact. The Housing Element does not conflict with any local policies or ordinances related to the protection of biological resources, nor does it conflict with any adopted local, regional or state natural community or habitat conservation plans. 5. Cultural Resources CULTURAL RESOURCES. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? 1 c) Disturb any human remains, including those interred outside of dedicated cemeteries? Significance Criteria: The proposed Project would significantly impact cultural resources if the significance of a historical or archaeological resource were substantially changed, or if human remains were disturbed. Environmental Setting: The Ukiah Township lies in a valley of the Russian River, bounded on the north by Calpella Township, on the east by Lake County, on the south by Sanel Township, and on the west by Anderson Township. The City of Ukiah serves as the Mendocino County Seat, a designation it is had since 1859. The name Ukiah is a corruption of the Indian word YO-KIA or YO -KAYO, which signified "deep valley". The area was part of a Mexican land grant given to Cayetano Juarez. (Architectural and Historical Resources Inventory Report). According to both the Smithsonian's Volume Eight and Samuel Barrett's 1908 Ethnogeography of the Pomo and their Neighbors, the City of Ukiah is within the territory of the Northern Pomo. The Pomo, like other Native Californians, practiced a seasonal round. Permanent villages were often established in areas with access to staple foods, often times along eco -tones (transitions between varying environments), with access to good water, and generally flat land. (Environmental Science Associates, 2013). Areas that are most typically culturally sensitive include those adjacent to streams, springs, and mid -slope benches above watercourses because Native Americans and settlers favored easy access to potable water The City of Ukiah was first settled in 1856 by Samuel Lowry. Initially incorporated into Sonoma County, an independent Mendocino County government was established in 1859 with Ukiah as the chosen county seat. Logging, cattle, and agricultural ventures contributed to the early settlement and growth 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 15 1 Page 324 of 537 1 of Ukiah throughout the remainder of the 19th century and early 20th century. 1889 is the date recorded for the first arrival of the train to Ukiah, quickly resulting in increased settlement of the City and its environs. The late 19th century saw slow growth in the community, with a slight decline after the turn of the century. The 1906 earthquake damaged a number of Ukiah buildings, particularly in the commercial core, and considerable re -building and remodeling activity occurred after that time. The City appears to have prospered in the following years, through the early 1920's. The City contains a number of Colonial Revival and Craftsman style derivations, popular during this era, that reflect the community's prosperity. An Historical and Architectural Survey Update was last prepared for the City by P.S. Preservation Services in 1999. The survey identified 23 properties with historic importance within the City limits. City Ordinance No. 838 was passed by the city in 1983, requiring that prior to the demolition of any building over 50 years old, the approval of the City Council must be obtained. The ordinance is a positive preservation tool, allowing some review and public input opportunity regarding the potential loss of historically significant buildings. Discussion: (a -d) Less than significant impact. The Housing Element will not have a direct adverse impact on cultural resources including historical or archaeological resources, or human remains. The Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. Future housing projects will be subject to the City's General Plan policies, Zoning Ordinance, and environmental review as required by CEQA. Future housing development may potentially disturb cultural and historic resources, but development will be analyzed on an individual basis. For the above reasons, impacts to cultural resources associated with the Housing Element would be less than significant. 6. Energy ENERGY. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? n ❑ U �� b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? n n ❑ �� Significance Criteria: The proposed Project would significantly impact energy if construction of the Project would result in wasteful, inefficient or unnecessary consumption of energy resources or if the Project would conflict with a state or local plan for renewable energy or energy efficiency. Environmental Setting: The City of Ukiah's Electric Utility Department provides the following services to community consumers: • High voltage construction & maintenance • Procurement of wholesale power 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 16 Page 325 of 537 • Planning and operation of the City's electric distribution system • Planning and advanced engineering for services • Custom design services • Maintenance and operation of Ukiah's street lighting system • Operation and maintenance of the Lake Mendocino Hydroelectric Plant A solar rebate program for residents and business owners has been conducted in the past and is currently under revision. This program has encouraged local consumers to increasingly rely on renewable resources for their direct power needs. Current building codes require energy efficiency systems to be included in their plans for permit review. These building codes are regularly updated, statewide. Discussion: (a -b) Less than significant impact. The Housing Element will not result in potentially significant environmental impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, nor will it conflict or obstruct a state or local plan for renewable energy or energy efficiency. The Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. Future housing projects will be analyzed on a project level basis subject to the City's building and safety codes. Impacts related to energy resources from the Housing Element would be less than significant. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 17 Page 326 of 537 1 1 1 1 1 1 7. Geology and Soils GEOLOGY AND SOILS. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury. or death involving: i) Rupture of a known earthquake fault. as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42? ii) Strong seismic ground shaking? E iii) Seismic -related ground failure, including liquefaction? n E ❑ �� iv) Landslides? _ ❑ v• b) Result in substantial soil erosion or the loss of topsoil? ❑ �� c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project. and potentially result in on- or off-site landslide, lateral spreading. subsidence, liquefaction or collapse? n d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? n e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? I L P1 v, f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ❑ n L Significance Criteria: The proposed Project would result in a significant impact to geological or soil resources if it exposed people or structures to seismic risk; ruptured a known fault; produced strong seismic ground shaking, ground failure, liquefaction, landslides or substantial soil erosion; is located on expansive soil or unstable ground, or would create unstable ground; or destroyed a unique paleontological resource or geologic feature. Environmental Setting: The Ukiah Valley is part of an active seismic region that contains the Maacama Fault, which traverses the valley in a generally northwest -southeast direction east of the Project area. Based on California Geological Survey maps, lands within the City of Ukiah are not located within the Alquist Priolo Fault Zone, or in a landslide or liquefaction zone. According to the Background Report for the County of Mendocino General Plan Update (P.M.C., 2003), the City of Ukiah is outside of known areas of historic faults, Holocene Fault, Late Quaternary Fault and the Alquist-Priolo Earthquake Fault Zone. It is also removed from the known areas of active 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 18 Page 327 of 537 and dormant landslide reports. Slope instability hazards are not a concern, with the exception of the Hillside Zoning District along the western City limits. Discussion: (a -f) Less than significant impact. The Housing Element will not increase exposure of people and structures to seismic hazards, including rupture of a fault, strong seismic shaking, seismic - related ground failure, or landslides. The Housing Element will also not result in substantial soil erosion or topsoil loss, locate structures on unstable geological units or units that may become unstable, or on expansive soils. The Housing Element is a policy document that does not identify specific projects that expose people or structures to the above hazards. Future development that may occur as a result of implementation of the Housing Element may require grading and development on steep slopes, as well as expansion of infrastructure that could have impacts associated with erosion, the loss of topsoil and landslides if not properly designed. However, new development will be required to adhere to City policies related to grading and development. Specifically, all development within the Hillside Zoning District requires a Site Development Permit and Geotechnical Reports, Grading Plans, Hydrology Reports, etc. For the above reasons, impacts to geology from the Housing Element would be less than significant. 8. Greenhouse Gas Emissions GREENHOUSE GAS EMISSIONS. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? -� b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Significance Criteria: The proposed Project would significantly impact greenhouse gas (GHG) emissions if it were to generate substantial GHG emissions exceeding the CEQA thresholds of significance adopted by the Mendocino County Air Quality Management District (MCAQMD) or conflict with an adopted plan, policy or regulation intended to reduce greenhouse gas emissions. Environmental Setting: Climate change is caused by greenhouse gases (GHGs) emitted into the atmosphere around the world from a variety of sources, including the combustion of fuel for energy and transportation, cement manufacturing, and refrigerant emissions. GHGs are those gases that have the ability to trap heat in the atmosphere, a process that is analogous to the way a greenhouse traps heat. GHGs may be emitted a result of human activities, as well as through natural processes. Increasing GHG concentrations in the atmosphere are leading to global climate change. Carbon dioxide (CO2) is the most important anthropogenic GHG because it comprises the majority of total GHG emissions emitted per year and it is very long-lived in the atmosphere. Typically, when evaluating GHG emissions they are expressed as carbon dioxide equivalents, or CO2e, which is a means of weighting the global warming potential (GWP) of the different gases relative to the global warming effect of CO2, which has a GWP value of one. In the United States, CO2 emissions account 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 19 1 1 Page 328 of 537 1 1 1 for about 85 percent of the CO2e emissions, followed by methane at about eight percent, and nitrous oxide at about five percent. Thresholds: The MCAQMD adopted Air Quality CEQA thresholds of significance for use in determining whether GHG emissions generated by a project are considered significant. Thresholds are provided for both construction -related and operational -related activities. For GHGs resulting from projects that are not stationary sources, there is no construction related threshold. The operational threshold is either 1,100 metric tons per year (MT/yr) of CO2e, or 4.6 MT CO2e/SP/yr (residents + employees). The annual emissions threshold of 1,100 MT of CO2e per year applies best to development projects, as Mendocino County does not have a qualified GHG reduction plan and the Project is not a high-density project whose impacts would be more appropriately quantified by a service population threshold to reflect the per -person emission efficiency. The Association of Environmental Professionals (AEP) white paper, Beyond Newhall and 2020, recommends methodologies for specific types of projects and horizon years based on meeting AB 32 targets. Discussion: (a — b) Less than significant impact. The Housing Element Update will not generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment. While the Element facilitates housing development, it does not propose new development; therefore, the Element will not increase GHG emissions. Future development facilitated by the Housing Element will be reviewed on a project by project basis to analyze GHG emissions and will be required to follow all building codes and policies including those intended to reduce emissions. Based on the above, impacts relating to GHG emissions from the Housing Element would be less than significant. 9. Hazards and Hazardous Materials HAZARDS AND HAZARDOUS MATERIALS. Would the project Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? n - b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? n c) Emit hazardous emissions or handle hazardous or acutely hazardous materials. substances, or waste within one-quarter mile of an existing or proposed school? I I d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment'? 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 20 Page 329 of 537 HAZARDS AND HAZARDOUS MATERIALS. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? ❑ -' f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? I g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? Significance Criteria: The Project would result in significant hazards or hazardous materials impacts if it exposed people to hazardous materials or placed them into hazardous situations; if it released hazardous materials or emissions into the environment or within 0.25 miles of a school; if it is located on a listed hazardous materials site; if it would create a hazard due to its proximity to a public airport or private airstrip; if it would create excessive noise for people in the area; if it would interfere with an emergency response or evacuation plan; or if it would expose people or structures to significant risks due to wildland fire. Environmental Setting: Potential hazards that could exist in Ukiah include earthquakes, floods, wildland fires, landslides, extreme weather, exposure to hazardous materials, etc. The Ukiah Municipal Airport is located within the City limits and presents its own potential for hazards. Various commercial and industrial activities within the City use and/or store hazardous materials for their operations. Businesses that require the storage of hazardous materials must submit a Hazardous Material Business Plan to the Mendocino County Division of Environmental Health. Discussion: (a -c) Less than significant impact. The Housing Element will not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials, nor will it create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Further, the Housing Element will not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. Future development and rehabilitation of housing in the City is not anticipated to result in significant hazards, as residential uses do not typically involve the transportation, use or disposal of hazardous materials, nor do they cause significant hazardous emissions. Rehabilitation of existing housing in the City that was constructed prior to the Federal and State regulations banning or reducing asbestos and lead-based pain in residential construction have the potential to release materials hazardous to public and/or environment. However, all future development would be analyzed on a project -by -project basis to ensure proper disposal of hazardous materials. Impacts would be less than significant. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 21 Page 330 of 537 1 1 1 1 (d) No impact. The California Environmental Protection Agency (CALEPA)and the California Department of Toxic Substance Control (DTSC) is responsible for compiling information about sites that may contain hazardous materials, such as hazardous waste facilities, solid waste facilities where hazardous materials have been reported, leaking underground storage tanks and other sites where hazardous materials have been detected. The Housing Element does not provide for residences to be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or environment. Future development would be evaluated on a case-by-case basis to further ensure safe locational development. No impact would occur. (e) Less than significant impact. The Mendocino County Airport Comprehensive Land Use Plan (ACLUP), identifies areas with potential hazards and impacts to persons using or working within the Airport Master Plan area. The Housing Element does not provide for residences to be located in areas designated as having high risk. In addition. all development would be required to be compatible with the Ukiah Municipal Airport Master Plan and Mendocino County Airport Land Use Compatibility Plan. Impacts would be less than significant. (f -g) Less than significant impact. The Housing Element creates no physical barriers to emergency evacuation and would not otherwise interfere with an emergency evacuation plan. The Housing Element would also not expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. See Section 20, Wildfire, for more information. Impacts would be less than significant. For the reasons discussed above, the Housing Element would not result in significant impacts related to hazards and hazardous materials. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 22 Page 331 of 537 10. Hydrology and Water Quality HYDROLOGY AND WATER QUALITY: Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? 1 b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? -' c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i) result in a substantial erosion or siltation on- or off-site; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or ❑ -' d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? -' Significance Criteria: The Project would significantly impact hydrology and water quality if it violated water quality standards or waste discharge requirements or substantially degraded surface or groundwater quality; substantially decreased groundwater supplies or impeded sustainable groundwater management; altered drainage patterns in a manner that would cause substantial on- or off-site erosion, polluted runoff or excessive runoff that caused flooding; impeded or redirected flood flows; risked a release of pollutants due to inundation if in a flood hazard, tsunami or seiche zone; or conflicted with a water quality plan or sustainable groundwater management plan. Environmental Setting: Average rainfall in Ukiah is slightly less than 35 inches. Most of the precipitation falls during the winter. Rainfall is often from brief, intense storms, which move in from the northwest. Virtually no rainfall occurs during the summer months. The City area includes the Russian River Hydrologic Unit, Upper Russian River Hydrologic Area, Ukiah Hydrologic Subarea. The Russian River is on the State Water Resources Control Board's (SWRCB) 3O3(d) list of impaired water bodies for water temperature and sedimentation/siltation. Sediment impairments in tributaries led to listing the entire Russian River Watershed for sediment. The Russian River provides habitat for Chinook salmon and steelhead trout, which are listed as threatened species under the federal Endangered Species Act. High temperature levels may be a source of impairment of cold water fisheries in the watershed. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 23 Page 332 of 537 1 1 The City of Ukiah is not located within a tsunami hazard zone. Discussion: (a -c) Less than significant impact. The Housing Element would not cause the violation of any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality. The Element will not cause the alteration of the existing drainage pattern of the area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation, substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; or create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff. Further, the Housing Element does not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. The Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. Future housing projects will be subject to the City's development standards, building and safety codes, including review of storm water management practices, where applicable. Impacts to water quality, ground water and alterations of water courses from the Housing Element would be less than significant. (d) No impact. The City is not located in a tsunami or seiche zone. No impact. (e) Less than significant impact. The Housing Element is a programmatic planning document that, will not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. 11. Land Use and Planning LAND USE AND PLANNING. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Physically divide an established community? b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Significance Criteria: The Project would significantly impact land use if it physically divided an established community or conflicted with a land use plan, policy or regulation intended to avoid or mitigate an environmental impact, such as the general plan or zoning code. Environmental Setting: The City of Ukiah includes approximately 4.72 square miles. It serves as the County Seat of Mendocino, as well as its commercial hub. Predominant land uses in the City include single family residential, multi -family residential, and commercial uses ranging from local commercial to service commercial, as well manufacturing, industrial and public facilities. The City's first General Plan was adopted in 1974, and was last updated in 2016, with adoption of the previous Housing Element. The General Plan serves as a blueprint for future development and growth 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 24 Page 333 of 537 of the community. The City is currently in the process of completing a General Plan Update that will map out the vision for community development through 2040. Zoning and land use are governed by the City's Zoning Ordinance, as outlined in Division 9, Chapter 2 of the Ukiah City Code. The purpose of the Ukiah Zoning Code (last amended in 2019) is to promote the growth of the City in an orderly manner and to promote and protect the public health, safety, peace, comfort and general welfare. Housing development of varying intensity is allowed in all zoning districts of the Ukiah Zoning Code with the exception of the Manufacturing and Industrial Zoning Districts. Discussion: (a—b) Less than significant impact. Physical division of an existing community would typically be associated with construction of a new highway, railroad, park or other linear feature. The Housing Element does not propose any such features and will not result in the physical division of any established community. As described in the Draft Housing Element Update for the 2019-2027 Planning Cycle, the City has adequate land available with appropriate zoning to allow the City to meet its RHNA allocation. While the Housing Element contains a list of vacant and underutilized parcels with information pertaining to development potential, at this time, the intensity, location, size and timing of future development is unknown. All development potentially identified within the Housing Element would be in residential or commercial zoning districts where housing development is already generally allowed or permitted by the zoning code and General Plan. The Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. All future development would be analyzed on a project level basis for consistency with land use policies; and would be subject to discretionary and environmental review of their individual and cumulative environmental impacts, as applicable. The few specific policies requiring currently knowable changes to zoning districts represent minor changes to existing allowed dwelling unit densities. (E.g. increasing density in R-2 districts from 14 to 15 units/acre and increasing density in C -N to match R-2 district (Goal H-2, Implementing Programs 2.f, 2.h). Other proposed amendments to zoning districts are expressly subject to research and study before they are identified or implemented. (Goal H-3.). There are many possible scenarios and outcomes of proposed zoning amendments and all amendments will be subject to public review and City Council approval. Until that research and study is complete, there are no specific changes subject to meaningful environmental assessment. Impacts related to land use from the Housing Element would be less than significant. 12. Mineral Resources MINERAL RESOURCES. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? -' b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 25 Page 334 of 537 1 1 1 1 Significance Criteria: Impacts to mineral resources would be considered significant if the proposed Project were to result in the loss of a known mineral resource that has value to the region and state or is otherwise locally important as designated on a local land use plan. Environmental Setting: The most predominant of the minerals found in Mendocino County are aggregate resource minerals, primarily sand and gravel, found along many rivers and streams. The Ford Gravel Bars are located in Ukiah, along the Russian River. Discussion: (a -b) No impact. The Housing Element would not result in the loss of availability of a known mineral resource. Future development encouraged by the Housing Element would be subject to the areas currently identified for residential and commercial development. These sites do not include mineral resources. No impact would occur. 13. Noise NOISE. Would the project result in: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? n E n b) Generation of excessive ground borne vibration or ground borne noise levels? U C ❑ �� c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels n Significance Criteria: The Project would have a significant impact if it temporarily or permanently exceeded local noise standards in the vicinity of the Project, generated excessive ground borne noise or vibration; or would expose people residing or working in the area to excessive noise levels from public airports or private airstrips. Environmental Setting: The Ukiah City Code contains a Noise Ordinance (Division 7, Chapter 1, Article 6) that establishes maximum exterior noise level standards that apply to specific zoning districts within the City of Ukiah. Land uses exceeding these standards are considered to be significant. Zoning Districts R1 and R2 R3 Commercial 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah Time Period Noise Level Standards (dBA) 10:00 PM - 7:00 AM 40 7:00 PM - 10:00 PM 45 7:00 AM -7:00 PM 50 10:00 PM - 7:00 AM 7:00 AM - 10:00 PM 10:00 PM - 7:00 AM 7:00 AM - 10:00 PM 45 50 60 65 26 Page 335 of 537 Industrial & Manufacturing Source: Ukiah City Code Any time 70 1 Discussion: (a -c) Less than significant impact. The Housing Element will not expose persons to or generate noise levels in excess of standards established in the General Plan or Noise Ordinance, will not expose persons to or generate excessive ground borne vibration or ground borne noise levels. The Housing Element would also not expose people residing or working in the area of the airport to excessive noise levels. The Housing Element includes policies and implementing actions that are designed to facilitate the development of housing to meet the current and future housing needs. These implementing actions may result in the construction of additional housing within the City that may result in an increase in noise during construction. Each project that involves the construction of housing units or substantial rehabilitation will be subject to project -specific environmental review. At such time, determination will be made as to whether that project will result in potentially significant impacts to noise. Thus, impacts to noise from the Housing Element would be less than significant. 14. Population and Housing POPULATION AND HOUSING. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? vr 1 Significance Criteria: The proposed Project would result in significant impacts to the local population or housing stock if it directly or indirectly induced substantial unplanned population growth or displaced a substantial number of people or housing such that the construction of replacement housing would be required. Environmental Setting: The City of Ukiah comprises of approximately 4.72 square miles. According to the California Department of Finance, population of the City of Ukiah in January 2018 was estimated at 16,226 persons. The annual growth rate between 1990 and 2018 (current) averaged approximately 0.3%. Between 2000 and 2010, the City added 545 residents, or 3.7%, to its population. Overall, the City of Ukiah's population has increased moderately over the past nearly 30 years, with a more accelerated increase in the last four years. Projections from the California State University Chico Center for Economic Development- Mendocino County Economic/Demographic Profile show this trend continuing. Under California law, every city and county has a legal obligation to respond to its fair share of the projected future housing needs in the region in which it is located. For Ukiah and other Mendocino 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 27 Page 336 of 537 1 County jurisdictions, the regional housing need allocation (RHNA) is determined by the Mendocino Council of Governments (MCOG), based upon an overall regional need number established by the State. The fair share numbers establish goals to guide local planning and development decision making. The City of Ukiah's RHNA has been identified as accommodating 239 additional units within the 2019-2027 Planning Cycle. Discussion: (a) — (b) Less than significant impact. While the Housing Element is designed to facilitate the development of housing in order to meet anticipated population growth and includes policies to allow for greater residential density, adoption of the Housing Element itself is not expected to induce growth. The Housing Element must demonstrate the availability of appropriately zoned land needed to meet the Regional Housing Needs Allocation (RHNA) (Government Code Sections 65582(a)(3) and 65582.2(a)). The purpose and scope of the Housing Element is to ensure that sufficient sites are available and that existing constraints are reduced or removed in order to encourage housing production to meet the expected need during the 2019-2027 Planning Cycle. As described in the Draft Housing Element Update for the 2019-2027 Planning Cycle, the City has adequate land available with appropriate zoning to allow the City to meet its RHNA allocation. The Update does not propose development of these units but identifies actions to remove governmental constraints associated with unit development and includes policies that would promote development of housing. The Housing Element is a policy document and does not identify or entitle actual construction and/or future development projects. Future housing projects will require appropriate environmental review and impacts of those projects will be considered at that time. Therefore, impacts associated with population growth resulting from the Housing Element would be less than significant. The Housing Element Update includes policies and implementation measures that focus, in part, on revitalization and rehabilitation of existing housing in an effort to reduce the necessity to disrupt existing residents and communities. Rehabilitation efforts, as prescribed in the implementation measures and policies of the Housing Element Update, are not expected to result in the displacement of substantial numbers of persons or housing units. Impacts associated with displacement of people and housing would be less than significant. 15. Public Services PUBLIC SERVICES. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? U Police protection? C n A. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 28 Page 337 of 537 PUBLIC SERVICES. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact Schools? ❑ ❑ ❑ -, Parks? ❑ ❑ ❑ -' -, Other public facilities? ❑ ❑ " Significance Criteria: The Project would result in a significant impact to public services if it resulted in a requirement for increased or expanded public service facilities or staffing, including fire or police protection, schools and parks. Environmental Setting: Police protection services for the entire City limits is provided by the Ukiah Police Department, while fire protection services are provided by the Ukiah Valley Fire Authority. The provider for the public school system is Ukiah Unified School District. There are also several other private and charter schools serving residents within the City of Ukiah. As mentioned below in Section 16, Recreation, there are 13 City parks, a municipal golf course, and a skate park managed by the City of Ukiah, as well as other recreational facilities in the area. Discussion: (a) Less than significant impact. The Housing Element itself would not create the need for additional police or fire protection, parks, schools, or other public facilities. Housing development that may result from implementation of the Housing Element could result in additional populations and the need for additional public services. However, at this time, location, intensity and timing of specific housing development is not known. Development and associated impacts to public services would be analyzed on a project level basis. Impacts to public services from the Housing Element would be less than significant. 16. Recreation RECREATION. Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? -, Significance Criteria: Impacts to recreation would be significant if the Project resulted in increased use of existing parks or recreational facilities to the extent that substantial deterioration was accelerated or if the Project involved the development or expansion of recreational facilities that would have an adverse effect on the physical environment. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 29 Page 338 of 537 1 1 1 Environmental Setting: The Ukiah Valley offers a wide variety of recreational opportunities. These include more than 13 City parks, a municipal golf course, and a skate park managed by the City of Ukiah; two regional parks managed by the County; Cow Mountain Recreation Area managed by the Bureau of Land Management; and Lake Mendocino managed by the US Army Corps of Engineers. In addition, there are approximately 30 miles of trails located throughout the Ukiah Valley. Discussion: (a) — (b) Less than significant impact. The Housing Element itself would not result in impacts to recreation. However, implementing programs and actions identified in the Housing Element may result in development and an increase in population, which could in turn result in impacts to existing recreational facilities or the need for new facilities. However, at this time, location and intensity of specific housing development is not known. Development and associated impacts to recreation would be analyzed on a project level basis and housing development would be subject to paying park impact fees. Therefore, impacts to recreation from the Housing Element would be less than significant. 17. Transportation TRANSPORTATION. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Conflict with a program, plan. ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? n LJ b) Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b), Criteria for Analyzing Traffic Impacts? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? In d) Result in inadequate emergency access? n 1 I ❑ �� Significance Criteria: Impacts to transportation and traffic would be significant if the Project conflicted with a local plan, ordinance or policy addressing transit, roadway, bicycle and pedestrian facilities; conflicted with CEQA Guidelines Sec. 15064.3(b) which contains criteria for analyzing transportation impacts; substantially increased hazards due to geometric design features; or resulted in inadequate emergency access. Environmental Setting: The City of Ukiah generally lies west of U.S. 101 between the U.S. 101/North State Street interchange, and the U.S. 101 / South State Street interchange. Three major interchanges along U.S. 101, Talmage Road, Gobbi Street, and Perkins Street (from south to north), provide access to southern and central Ukiah. The City of Ukiah is developed in a typical grid pattern with streets generally oriented north to south and east to west. Bicycle lanes are located throughout the City and public transit is provided by the Mendocino Transit Authority (MTA). Generally speaking, with the exception of a couple of busy intersections during commute hours, congestion within the City limits is minimal. The following local plans address transportation within the City of Ukiah: 2017 Ukiah Bicycle and Pedestrian Master Plan, City of Ukiah Safe Routes to School Plan (2014), Mendocino County Rail 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 30 Page 339 of 537 Trail Plan (2012), Ukiah Downtown Streetscape Improvement Plan (2009) and Ukiah General Plan (Circulation and Transportation Element amended in 2004). Discussion: (a -d) Less than significant impact. The Housing Element itself would not result in impacts to transportation. However, implementing programs and actions identified in the Housing Element such as increasing density in some areas and encouraging mixed-use, second units, and multi -family development, may result in development that could have impacts to traffic and transportation systems. Construction of housing projects could temporarily generate additional vehicle trips resulting from work crew members traveling to and from project sites, and the delivery of materials. However, at this time, location and intensity of specific housing development is not known, but development and associated impacts to transportation would be analyzed on a project level basis and each development would be required to comply with all parking and access regulations outlined in the Ukiah City Code, California Building Code, and Fire Code. Many of the sites identified for potential housing opportunities in the Housing Element are located in commercially zoned districts. The location of housing in commercial districts and more urbanized areas may lessen the need for parking as more persons are in closer proximity to jobs and public transportation. This may facilitate the use of public transportation and other alternative means of transit. The Housing Element does not propose any changes to emergency access. Proposed individual housing developments in the City are subject to review, including review by fire and police to determine adequate emergency access. Impacts associated with transportation from the Housing Element would be less than significant. 18. Tribal Cultural Resources TRIBAL CULTURAL RESOURCES. Would the project cause Potentially Less Than Less Than No Impact a substantial adverse change in the significance of a tribal Significant Significant Significant cultural resource, defined in Public Resources Code section Impact with Impact 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a Mitigation California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of 1 Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Significance Criteria:, An impact to tribal cultural resources would be significant if the Project were to substantially reduce the significance of a tribal cultural resource, a listed or eligible historic resource, or a resource considered significant by a California Native American tribe. Assembly Bill (AB) 52 was signed into law on September 25, 2014, requiring lead agencies to evaluate a project's potential to impact tribal cultural resources and establishes a consultation process for California Native American Tribes as part of CEQA. Tribal cultural resources include "sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American Tribe" that are eligible 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 31 1 Page 340 of 537 1 1 1 for inclusion in the California Register of Historical Resources (California Register) or included in a local register of historical resources. Lead agencies are required to "begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project." The consultation process must be completed before a CEQA document can be certified. Environmental Setting: As discussed in Section 5, Cultural Resources, areas that are most typically culturally sensitive include those adjacent to streams, springs, and mid -slope benches above watercourses because Native Americans and settlers favored easy access to potable water. Tribes known to be present within the Ukiah area include the following: • Coyote Valley Band of Pomo Indians • Guidiville Indian Rancheria of Pomo Indians • Hopland Band of Pomo Indians • Pinoleville Pomo Nation • Potter Valley Rancheria • Redwood Valley Little River Band of Pomo Indians • Scotts Valley Band of Pomo Indians • Yokayo Tribe, not federally recognized Discussion: (a) — (b) Less than significant impact. The Housing Element would not have an impact on cultural resources itself. However, construction of potential developments may result in impacts to cultural resources, depending on location. Each project would be analyzed on a project level basis. If discovery were to occur during construction, common mitigation measures would require work to stop, and a qualified archaeologist to be hired to perform a site investigation and to develop a mitigation program if appropriate. In addition, the City will notify Tribes and request consultation for specific projects, as applicable under AB 52. Impacts to tribal cultural resources associated with the Housing Element would be less than significant. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 32 Page 341 of 537 19. Utilities and Service Systems UTILITIES AND SERVICE SYSTEMS. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? d) Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? -, e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? 1 Significance Criteria: Impacts to utility and service systems would be significant if the Project resulted in the construction or expansion of utilities that could cause significant environmental effects; have insufficient water supplies available to the Project during normal to extremely dry years; resulted in inadequate capacity of the wastewater treatment plant; generated solid waste exceeding the capacity of local infrastructure or impairing the achievement of solid waste reduction goals; or failed to comply with any management and reduction statutes or regulations related to solid waste. Environmental Setting: The majority of City properties are served by City water, sewer, electricity and trash collection; however, some properties in the western hills do not have access to City utilities. The Ukiah landfill, outside City limits on Vichy Springs Road, stopped receiving municipal solid waste in 2001 and the City is working on capping the landfill. No new waste generated will be processed through the landfill. Solid waste collected from future development would be delivered to the Ukiah Transfer Station, which is owned by the City of Ukiah and operated by Solid Wastes Systems, Inc. Discussion: (a -e) Less than significant impact. The Housing Element itself would not result in any impacts to utilities and service systems. However, future housing development could result in the need for expanded infrastructure and utilities. At this time, location and intensity of specific housing development is not known but development and associated infrastructure would be analyzed on a project level basis to determine existing capacity and potential impacts. All development would be required to comply with all regulations pertaining to wastewater, solid waste, and other service systems. Impacts related to utilities and service systems from the Housing Element would be less than significant. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 33 Page 342 of 537 1 1 1 20. Wildfire WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones. would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Substantially impair an adopted emergency response plan or emergency evacuation plan? n n b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? 1r c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes? n Significance Criteria: Impacts to wildfire would be significant if the Project were located in or near a State Responsibility Area (SRA) or lands classified as very high fire hazard severity zones and substantially impaired an emergency response plan; exposed Project occupants to wildfire pollutants or uncontrolled spread of wildfire due to site conditions such as slope and prevailing winds; require the installation or maintenance of infrastructure that could exacerbate fire risk; or expose people or structures to significant risks as a result of post -fire runoff, slope instability or drainage changes. Environmental Setting: With the exception of the land located on the westernmost boundaries of the City (within the Hillside Zoning District), lands within the City limits are developed with commercial, residential, and other uses that lack large areas of dense vegetation. All lands within the City are within the jurisdiction of the Ukiah Valley Fire Authority. Further west is undeveloped open space, and steep, densely vegetated areas interspersed with rural residential lots within County jurisdiction. None of the lands within the City of Ukiah are located within a California Department of Forestry (CalFire) State Responsibility Area (SRA). However County lands immediately west of the City are located within the SRA and are classified as having a "High" fire hazard severity. A shaded fuel break was constructed (North to South) along the base of the western hills along the entire length of the City to reduce fuel loads and protect the community from wildfire risk in 2003. Maintenance was performed on the 100 -ft wide, 2.6 -mile fuel break in late 2018 and early 2019. The fuel break will continue to be maintained by CalFire. Discussion: (a -d) Less than Significant. The Housing Element itself would not result in significant impacts from wildfire. Future potential housing development within the western hills which consists of steep, densely vegetated lands, could expose persons to increase fire risks. However, each development would be analyzed on a project level basis through the discretionary review process, as all development within the western hills (Hillside Zoning District) requires a Use Permit with Planning Commission approval. Development would be required to comply with all fire life safety regulations which would reduce risks associated with wildfire. In addition, the fuel break that was constructed is 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 34 Page 343 of 537 intended to further reduce the risk of wildfire for the community. Impacts related to wildfire from the Housing Element would be Tess than significant. 21. Mandatory Findings of Significance MANDATORY FINDINGS OF SIGNIFICANCE. Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ❑ -' b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Discussion: (a) Less than significant impact. While the Housing Element is designed to facilitate the development of housing in order to meet anticipated population growth and includes policies to allow for greater residential density, the Housing Element itself is not expected to induce growth or environmental impacts. The Housing Element Update does not propose development of housing units but identifies actions to remove governmental constraints associated with unit development and includes policies that would promote development of housing. Future housing projects will require appropriate environmental review and impacts of those projects will be considered at that time. Based on the findings and conclusions contained in the Initial Study, the Housing Element does not have the potential to impact any environmental resources. All impacts including those related to biological resources, were found to be less than significant; Mineral Resources and Agriculture and Forestry Resources were found to have no impact as a result of the Project. (b) Less than significant impact. Cumulative impacts are generally considered in analyses of air quality, biological resources, cultural resources, noise, and traffic. As discussed throughout the Initial Study, the Housing Element would have less than significant impacts on these resources. Housing development that may result from implementation of the Housing Element could result in impacts to environmental resources that may be considered cumulatively considerable. However, at this time, location, intensity and timing of specific housing development is not known. All future housing development would be analyzed on a project level basis. Based on the findings and 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 35 1 1 1 Page 344 of 537 1 conclusions contained in the Initial Study, cumulative impacts related to the Housing Element would be less than significant. (c) Less than significant impact. Based on the findings and conclusions contained in the Initial Study, the proposed Project would not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. All future housing development would be analyzed on a project level basis. Based on the findings and conclusions contained in the Initial Study, impacts to human beings' from the Housing Element would be less than significant. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 36 Page 345 of 537 VIII. REFERENCES 1. Beyond Newhall and 2020: A field Guide to New CEQA Greenhouse Gas Thresholds and Climate Action Plan Targets for California. Association of Environmental Professionals. October 2016. 2. CalFire State Responsibility Area Viewer http://www.fire.ca.qov/firepreventionfee/sraviewer launch 3. CalFire, California Fire Hazard Severity Zone Map Web Viewer. http://egis.fire.ca.gov/FHSZ/ 4. California Department of Conservation. California Geological Survey. Earthquake Fault Map, Ukiah. Zones of Required Investigation. http://qmw.conservation.ca.gov/SHP/EZRIM/Maps/UKIAH.PDF . 5. California Department of Finance. American Community Survey. http://www.dof.ca.gov/Reports/Demographic Reports/American Community Survey 6. California Department of Toxic Substance Control. EnviroStor database https://www.envirostor.dtsc.ca.gov/ 7. California Governor's Office of Planning and Research. Discussion Draft Technical Advisory: AB 52 and Tribal Cultural Resources in CEQA, May 2015. 8. California State University Chico Center for Economic Development- Mendocino County Economic/Demographic Profile 9. Christopher Lloyd. Class III Cultural Resources Survey of the Ukiah Valley Trail Groups' Proposed Vichy Land -Fill Trails. September 16, 2017. 10. City of Ukiah General Plan. Amended 2016. 11. City of Ukiah Ukiah Bicycle and Pedestrian Master Plan. Prepared by Alta Planning + Design, W -Trans and Walk Bike Mendocino. August 2015. 12. City of Ukiah Zoning Ordinance. Amended 2019. 13. City of Ukiah. Draft Housing Element Update 2019-2027. Draft completed July 12, 2019. http://www.cityofukiah.com/protects/housing-element-update/ 14. Environmental Science Associates (ESA). Costco Draft Environmental Impact Report. Prepared by ESA January, 2013. 15. Jacobszoon and Associates, Inc. Biological Assessment for the Vichy Hills Trails Project. September 25, 2018. 16. Landslide Inventory (Beta). California Department of Conservation. California Geological Survey. https://maps.conservation.ca.qov/cqs/Isi/ 17. Lucy Macmillan. Biological Resources Assessment for 1364 Helen Avenue. Revised December 2018. 18. Mendocino County Air Quality Management District of the California North Coast Air Basin. Particulate Matter Attainment Plan. January 2005. 2019-2027 Housing Element Initial Study and Negative Declaration City of Ukiah 1 Page 346 of 537 1 1 19. Mendocino County Air Quality Management District website. http://www.co.mendocino.ca.us/aqmd/diesel-enqine-information.html. 20. Mendocino County Airport Land Use Commission. Mendocino County Airport Comprehensive Land Use Plan. Revised June 6, 1996. 21. Mendocino County Fire Hazard Severity Map. November 7, 2007. 22. Mendocino County Important Farmland Map, undated. 23. Mendocino County office of Education. Schools & Districts. https://www.mcoe.us/schools-districts/ 24. Mendocino County Property Search (eTRAKiT). http://etrackit.co.mendocino.ca.usetrakit3/Search/parcel.aspx 25. Mendocino County Wildland-Urban Interface (WUI) Zones Map, undated. https://www.mendocinocounty.orq/home/showdocument?id=18425 26. P.M.C. Background Report for the County of Mendocino General Plan Update. Prepared January 2003. 27. P.S. Preservation Services, 1999. Ukiah Historical and Architectural Survey Update. Prepared September, 1999. 28. State Water Resources Control Board. 2010 Integrated Report (Clean Water Act Section 303(d) List/305(b) Report). April 19, 2010. 29. State Water Resources Control Board. GeoTracker. https://geotracker.waterboards.ca.gov. 30. U.S. Department of Agriculture - Soil Conservation Service. Web Soil Survey. https://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm 31. U.S. Department of Fish and Wildlife. Environmental Conservation Online System. https://ecos.fws.gov/ecp0/reports/species-listed-by-state-report?state=CA&status=listed 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah Page 347 of 537 ATTACHMENT A 2019-2027 DRAFT HOUSING ELEMENT GOALS, POLICIES AND IMPLEMENTING PROGRAMS The Housing Plan identifies the City's housing goals, polices, and implementing programs. It consolidates existing strategies and policies into one Plan and presents a balanced and diverse array of policies that cover housing needs identified through this Update, input from the public, and four overall areas of concern: construction, rehabilitation, conservation, and administration. The goals and policies of the Housing Element were organized into concise goal and policy directives. A. Goals, Policies, and Implementing Programs Goal H-1 Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents. Policies to Support Goal H-1 Policy 1-1: Encourage the rehabilitation of existing residential units. Policy 1-2: Promote the use of sustainable and/or renewable materials and energy technologies (such as solar and wind) in rehabilitated housing and new housing construction; and reduce greenhouse gas emissions. Policy 1-3: Preserve at -risk housing units. Policy 1-4: Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing quality. Policy 1-5: Continue to implement effective crime prevention activities. Implementing Programs 1 a: Implement a residential rehabilitation program. Emphasize rehabilitation of mobile homes, detached single-family dwelling units, and lower-income multifamily housing projects. Prioritize funding for health and safety repairs, energy efficiency improvements, and ADA accommodations. Assist in completing the rehabilitation of at least 25 lower income housing units in the planning period. Responsibility: Community Development Department, Housing Services Division Funding: CDBG, HOME, and/or other local, state or federal sources Schedule: Ongoing, as funding is available 1b: Continue the City's Energy Efficiency Public Benefits Fund and renewable energy and energy efficiency rebate programs. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 1 1 1 Page 348 of 537 1 1 1 Responsibility: Electric Utility Department Funding: Energy efficiency and renewable energy rebate program funds Schedule: Ongoing, as funding is available 1 c: Support funding or other applications that would preserve/conserve existing mobile home parks. This might include programs such as the Mobile Home Park Rehabilitation and Resident Ownership Program. Responsibility: Community Development Department, Housing Services Division. Funding: N/A — application support through technical assistance. Schedule: Ongoing, as needed. ld: Continue providing informational materials to the public through the Green Building Information Center and at the public counter. Provide updated information regarding sustainable and green building practices and materials, and provide information on the maintenance of residential units. Responsibility: Community Development Department, Building Services Division Funding: Departmental budget Schedule: Ongoing, as new and relevant information is available. 1 e: Develop standards and design guidelines for residential development in the Medium Density Residential (R-2) and High Density Residential (R-3), Community Commercial (C-1) and Heavy Commercial (C-2) zoning districts. Given the significant increase in the City's RHNA over the next eight years, the City proposes to create development standards and design guidelines that would both facilitate development at the allowable densities and provide guidance and certainty in design standards to ensure quality housing is developed in the community. Responsibility: Community Development Department, Planning Services Division Funding: General Funds and/or other funding if available. Schedule: Establish development standards and design guidelines by the end of calendar year 2020. 1f: Develop an At -Risk Units Program. Maintain an inventory of at -risk affordable housing units and work with property owners and non-profit affordable housing organizations to preserve these units by identifying and seeking funds from Federal, State, and local agencies to preserve the units. Responsibility: Community Development Department, Housing Services Division 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah Page 349 of 537 Funding: Ukiah Housing Trust Fund, CDBG, HOME, and/or other funding sources as available and as needed Schedule: Develop At -Risk Program by the end of calendar year 2020. 1 g: Tenant Education and Assistance for Tenants of At -Risk Projects. Require property owners to give notice to tenants of their intent to opt out of low-income use restrictions. Provide tenants of at -risk units with education regarding tenant rights and conversion procedures. Responsibility: Community Development Department, Housing Services Division Funding: Departmental budget Schedule: Develop education program and notification procedures by June 30, 2020; implement program on an ongoing basis throughout the 2019-2027 planning period. Goal H-2 Expand housing opportunities for all economic segments of the community, including special needs populations. Policies to Support Goal H-2 Policy 2-1: Continue to allow placement of manufactured housing units on permanent foundations in residential zoning districts. Policy 2-2: Encourage the development of a variety of different types of housing. Policy 2-3: Ensure that adequate residentially designated land is available to accommodate the City's share of the Regional Housing Need. In order to mitigate the loss of affordable housing units, require new housing developments to replace all affordable housing units lost due to new development. Policy 2-4: Pursue State and Federal funding for very low, low, and moderate income housing developments. Policy 2-5: Facilitate the production of housing for all segments of the Ukiah population, including those with special needs. Policy 2-6: Expand affordable housing opportunities for first time homebuyers. Implementing Programs 2a: Update the inventory of vacant and underutilized parcels. Make copies of the inventory available on the City's website and at the public counter for distribution. Responsibility: Community Development Department, Planning Services Division. Funding: Departmental budget. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 1 1 1 Page 350 of 537 1 Schedule: Updated annually, by June 30 of each year; posted on the City's website and at the public counter. 2b: Monitor the rate of conversion of primary residences to short-term rental units. Research ordinances limiting short-term rentals and present report to City Council. Responsibility: Community Development Department, Planning Services Division; City Council. Funding: General Funds. Schedule: Develop monitoring program by June 30, 2020; annually track number of short-term rentals and present information along with annual progress report to City Council each year; short-term rental ordinance research report due June 30, 2025. 2c: Monitor the conversion of single family residential homes to commercial uses. If conversions continue and the City's vacancy rate for homeownership is greater than three percent citywide, the City will design an ordinance that restricts the conversion of single family residences to commercial uses. Responsibility: Community Development Department, Planning Services Division. Funding: Departmental budget. Schedule: Gather data and report findings to City Council by June 30, 2021. 2d: Pursue additional funding sources to augment the Ukiah Housing Trust Fund, creating a permanent source of funding for affordable housing. Utilize funding to develop and support affordable housing programs and projects, providing financial assistance to private developers and nonprofit agencies, principally for the benefit of extremely low-income, very low-income, and low-income households. Prepare and/or support the preparation of at least eight applications for additional funding within the 2019-2027 planning period. Responsibility: Community Development Department, Housing Services Division. Funding: Low and Moderate Income Housing Asset Fund; other local, State, and Federal funding sources as they become available. Schedule: Ongoing. 2e: Continually engage with a variety of housing developers who specialize in providing housing to each economic segment of the community. This effort is designed to build long-term development partnerships and gain insight into specialized funding sources, particularly in identifying the range of local resources and assistance needed to facilitate the development of housing for extremely low-income (ELI) households and households with special needs, including persons with disabilities and persons with developmental disabilities. This policy is also designed to encourage the 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah Page 351 of 537 production of a variety of housing types, including multi -family supportive, single room occupancy, shared housing, and housing for the "missing middle." Responsibility: Community Development Department, Housing Services Division; City Manager's Office- Economic Development Section Funding: Departmental budget. Schedule: Ongoing community and stakeholder outreach, occurring at least on a quarterly basis and continuing throughout the 2019-2027 planning period. 2f. Amend the zoning code as follows: • Emergency Shelters. The City will amend the Zoning Code to redefine homeless facilities as emergency shelters, according to State Government Code. • Transitional/Supportive Housing. Pursuant to SB 2, the City must explicitly allow both supportive and transitional housing in all zones that allow residential uses and supportive and transitional housing is to be only subject to those restrictions applicable to other residential dwellings of the same type in the same zone (note: this is not limited to residential zones). The City will amend the Zoning Code to specifically define transitional/supportive housing as defined in Government Code. • Single -Room Occupancy Housing. The City will amend the Zoning Code to allow Single -Room Occupancy (SRO) units in the medium density residential (R-2) and high density residential (R-3) zoning districts for the purpose of increasing the number of units affordable to extremely low, very low, and low-income persons. • Manufactured/Factory-Built Homes. The City will amend the Zoning Code to define and allow manufactured and factory -built homes in the same manner and use as all other types of residential dwellings in all zoning districts. Responsibility: Community Development Department, Housing Services Division Funding: Departmental budget Schedule: Complete draft Zoning Code amendments by December 30, 2020; secure adoption by June 30, 2021. 2g: Facilitate the consolidation of smaller, multi -family parcels by providing technical assistance to property owners and developers in support of lot consolidation. Research and present a report on possible lot consolidation incentives to the Planning Commission and City Council. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Present report to Planning Commission and City Council, with recommendations, by June 30, 2026. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 1 Page 352 of 537 1 1 1 2h: Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned a Regional Housing Needs Allocation (RHNA) of 239 units for the 2019-2027 Housing Element. To accomplish this mandate by the State, the City will: • Update C1 and C2 Zones to allow by -right housing development, with objective design and development standards. Units allowed by -right will include multifamily, SROs, duplexes, triplexes, and fourplexes. • Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling units per acre. • Update the C -N Zone to increase residential density and allow similar housing types as those allowed in R-2. • By -right housing program for select parcels. Specific to APNs 00304077, 00304078, and 00304079, rezone these parcels at the default density of 15 du/ac. Also rezone these parcels to allow residential use by -right for developments with at least 20% of the units affordable to lower income households. Responsibility: Community Development Department, Planning Services Division; Planning Commission; City Council Funding: Departmental budget Schedule: Develop objective design and development standards per schedule associated with Implementing Program 1e; pursue amendments to the Zoning Code as outlined above by June 30, 2021. 2i: Monitor residential capacity (no net loss). Proactively monitor the consumption of residential acreage to ensure an adequate inventory is maintained for the City's RHNA obligations. Implement a project evaluation procedure pursuant to Government Code 65863. Should residential capacity fall below the remaining need for lower income housing, the City will identify and if necessary rezone sufficient sites to accommodate the shortfall and ensure "no net loss" in capacity to accommodate the RHNA. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Ongoing, with annual reports to HCD and the City Council; develop and implement a project evaluation procedure pursuant to Government Code 65863, by June 30, 2021. 2j: First Time Homebuyer Assistance. The City of Ukiah offers assistance to eligible first- time homebuyers to purchase new or existing single-family or condominium units in the City. The program utilizes a combination of HOME, CalHome, CDBG, and/or other resources as they become available- through the Ukiah Housing Trust Fund. Restrictions apply and funds are available on a first-come, first-served basis. Responsibility: Community Development Department, Housing Services Division 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah Page 353 of 537 Funding: Schedule: CDBG, HOME, Low and Moderate Income Housing Assets Funds, CalHome, and/or other funding sources as available Ongoing 2k: Collaborate with local service providers on addressing homelessness. Continue participation in the Mendocino County Continuum of Care. Responsibility: City Manager's Office Funding: N/A Schedule: Ongoing 21: Review existing City processes for compliance with AB 2162. Revise zoning codes/processes to allow supportive housing by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Complete review of existing City processes by June 30, 2020; revise zoning codes/processes by December 31, 2020 2m: Housing Units Replacement Program. The City will require replacement housing units subject to the requirements of Government Code, section 65915, subdivision (c)(3) on sites identified in the site inventory when any new development (residential, mixed-use or non-residential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years. This requirement applies to 1) non -vacant sites; and 2) vacant sites with previous residential uses that have been vacated or demolished. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: The replacement requirement will be implemented immediately and applied as applications on identified sites are received and processed. 2n: Homeless Shelter Overlay District Evaluation. Evaluate the Homeless Shelter Overlay District to determine suitability for accommodating the identified number of homeless persons. At the minimum, this evaluation will include an analysis of environmental conditions, physical features, location, and capacity of the zone to accommodate the identified number of homeless persons. Depending on the results of this evaluation, the City will consider options including possible amendment of the District to maintain compliance with SB 2. Responsibility: Community Development Department, Planning Services Division 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 1 1 Page 354 of 537 1 Funding: Departmental budget Schedule: Complete evaluation of overlay district on a bi-annual basis, with the first report due to Planning Commission by June 30, 2020. Depending on results of evaluation(s), make recommendations to Planning Commission and/or City Council for options including possible amendment of the District within 6 months of the date the report is due. Goal H-3 Remove governmental constraints to infill housing development. Policies to Support Goal H-3 Policy 3-1: Improve building and planning permit processing for residential construction. Policy 3-2: Encourage the use of density bonuses and provide other regulatory concessions to facilitate housing development. Policy 3-3: Encourage the development of mixed residential and commercial uses in the commercial zoning districts where the viability of the commercial activities would not be adversely affected. Implementing Programs 3a: Research, review and amend the development standards in the zoning code for opportunities to maximize housing development. Specific areas of research and amendments may include the following: • Increasing maximum allowable height for new residential buildings. • Increasing density. • Reducing yard setbacks. • Reducing minimum site area. • Upzoning R-1 (Single-family Residential) and R -1-H (Single-family Residential - Hillside Combining) zoning districts to allow by -right and/or permit other residential building types and densities. Responsibility: Community Development Department, Planning Services Division; Planning Commission; City Council Funding: Departmental budget Schedule: Complete draft Zoning Code amendments by December 30, 2021; secure adoption by June 30, 2022 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah Page 355 of 537 3b: Develop flexible parking policies for new residential development. The intent of this policy is to reduce parking requirements, especially in zoning districts that allow for lower-income housing developments. Responsibility: Community Development Department, Planning Services Division; Planning Commission; City Council Funding: Departmental budget and other funding sources as available Schedule: Complete draft policy by June 30, 2020 3c: Explore other policies and regulations that facilitate new infill housing development. Produce report with recommendations and present to Planning Commission and City Council. Possible areas of research include, but are not limited to, the following: • Temporary housing options. • Low Impact Development offsite mitigation. • Community benefit zoning. Responsibility: Community Development Department, Planning Services Division; Planning Commission; City Council Funding: Departmental budget Schedule: Complete draft report by June 30, 2026 3d: Facilitate improvements to permit processing to streamline housing development. • Continue to work on improving processing procedures and by June 30, 2021 develop a brochure to guide developers through City processes. • Continue to offer a pre -application conference with project applicants to identify issues and concerns prior to application submittal. Responsibility: Community Development Department, Planning Services Division, Building Services Division Funding: Departmental budget Schedule: Pre -application conferences ongoing; City processing procedures brochure developed by June 30, 2021 3e: Continue to apply the CEQA infill exemption to streamline environmental review. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 1 1 Page 356 of 537 1 Schedule: Ongoing 3f: Review Site Development Permit and Use Permit Processes. Produce report for City Council analyzing processes and making recommendations for how to revise processes and/or Ukiah City Code such that project approval process is accelerated. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Report due to City Council by December 31, 2020; process and/or code improvements to be implemented immediately thereafter. Goal H-4 Promote well-planned and designed housing opportunities and projects for all persons, regardless of race, gender, age, sexual orientation, marital status, or national origin. Policies to Support Goal H-4 Policy 4-1: Promote fair housing practices in the sale or rental of housing with regard to race, color, national origin, ancestry, religion, disability/medical conditions, sex, age, marital status, familial status, source of income, sexual orientation/gender identify, or any other arbitrary factors. Policy 4-2: Promote and facilitate community awareness of the City of Ukiah's goals, tools, available resources and programs for lower income households. Implementing Programs 4a: Continue to collaborate with the Ukiah Police Department and property owners and managers to keep housing safe. Support the Crime Prevention through Environmental Design standards through continued referral of residential new construction projects to the Ukiah Police Department. Responsibility: Community Development Department, Planning Services Division, Building Services Division; and Ukiah Police Department Funding: General Funds Schedule: Ongoing 4b: Continue to refer housing discrimination complaints to Legal Services of Northern California, State Fair Employment and Housing Commission, and the U.S. Department of Housing and Urban Development (HUD). Responsibility: Community Development Department, Housing Services Division Funding: Departmental budget 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah Page 357 of 537 Schedule: Ongoing 4c: Develop project referral procedural for referral of all proposed General Plan amendments to the appropriate military office for review and comment. Revise the planning permit application form to include this step of referral. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Develop referral procedure and revise planning permit application form by December 31, 2019; implement on January 1, 2020. Provide support for future housing needs. Goal H-5 Policies to Support Goal H-5 Policy 5-1: Policy 5-2: Policy 5-3: Pursue annexation efforts that lead to an orderly expansion of growth, where services are adequate for future residential development. Continue to encourage and facilitate public participation in the formulation and review of the City's housing and development policies. Assume a leadership role in the development of all types of housing in the community. Implementing Programs 5a: Maintain a housing resources webpage. Included on the webpage are resources such as funding sources and programs, affordable housing developers, and a list of publicly assisted housing providers. Responsibility: Community Development Department, Housing Services Division Funding: Departmental budget Schedule: Updated regularly, as new and relevant information is available. 5b: Complete the update of the 2020 Sphere of Influence, Municipal Service Review, and Ukiah 2040 General Plan. Include an annexation policy. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget, other funding as available Schedule: 2020- Sphere of Influence and Municipal Service Review; 2021- Ukiah 2040 General Plan. 5c: Work collaboratively with stakeholder jurisdictions for opportunities to lessen or remove development constraints, and update the housing plan accordingly. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah 1 Page 358 of 537 1 Responsibility: Community Development Department, in conjunction with stakeholder jurisdictions. Funding: Departmental budget, other funding as available Schedule: Ongoing, at least on an annual basis. 2019-2027 Housing Element Final Initial Study and Negative Declaration City of Ukiah Page 359 of 537 EXHIBIT B FINDINGS TO ADOPT A NEGATIVE DECLARATION FOR 2019-2027 HOUSING ELEMENT UPDATE PURSUANT TO THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) 1. The City of Ukiah, as the Lead Agency, prepared an Initial Study/Negative Declaration (IS/ND) for the 2019-2027 Housing Element Update (SCH # 2019079078) under the California Environmental Quality Act (CEQA). 2. The Lead Agency (City) consulted with all responsible agencies and trustee agencies. 3. The Draft IS/ND was circulated for public review from Tuesday July 23, 2019 through Monday August 26, 2019. 4. At the August 14, 2019 Planning Commission meeting, the Planning Commission recommended the Housing Element and the Draft IS/ND to City Council for approval. 5. The IS/ND examined areas of potential impacts and based on the conclusions reached within it, and it has been determined that all potential impacts resulting from the Housing Element would be less than significant or no impact for the following reasons: A. The Housing Element Update is a policy document designed to facilitate the development of housing in order to meet current and anticipated population growth, as required by Government Code Section 65583, and includes policies to allow for reduced development standards and increased residential density. The Housing Element must demonstrate the availability of appropriately zoned land needed to meet the Regional Housing Needs Allocation (RHNA) (Government Code Sections 65582(a)(3)) and 65582.2(a)). The purpose and scope of the Housing Element is to ensure that sufficient sites are available and that existing constraints are reduced or removed in order to encourage housing production to meet the expected need during the 2019-2027 Planning Cycle. B. The 2019-2027 Housing Element identifies lands to accommodate up to 326 new residential units. However, the Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. C. All future development potentially identified within the Housing Element would be in residential or commercial zoning districts where housing development is already generally allowed or permitted by the zoning code and General Plan. D. Future development could result in an increase in density and population, which could result in the need for additional services and infrastructure. Development could also result in impacts to the physical environment depending on location, intensity, and other siting factors. However, the Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. All future development would be analyzed on a project level basis for consistency with land use policies; and would be subject to discretionary and environmental review of their individual and cumulative environmental impacts, as applicable. Findings to Adopt A Negative Declaration For City of Ukiah 2019-2027 Housing Element Update 1 1 Page 360 of 537 1 6. Based on the findings and conclusions contained in the IS/ND, the Housing Element does not have the potential to impact any environmental resources. All impacts including those related to biological resources, were found to be less than significant; Mineral Resources and Agriculture and Forestry Resources were found to have no impact as a result of the Project. 7. Based on the findings and conclusions contained in the Initial Study, the proposed Project would not have environmental effects which will cause substantial adverse effects on humans, either directly or indirectly. All future housing development would be analyzed on a project level basis. Based on the findings and conclusions contained in the Initial Study, impacts to humans from the Housing Element would be less than significant. 8. There is no substantial evidence in light of the whole record before the City of Ukiah (including the initial study and any comments received) that the project would have a significant effect on the environment. 9. The negative declaration reflects the City Council's independent judgment and analysis. 10. Based upon the analysis, findings, and conclusions contained in the IS/ND, the project will not result in impacts that are individually limited, but cumulative considerable. 11. A Notice of Intent to adopt the Negative Declaration was made available in the following manner: • Posted on the City of Ukiah Housing Element Website on July 22, 2019 and October 13, 2019. • Published in the Ukiah Daily Journal on July 24, 2019 and October 12, 2019. • Posted in the glass case at the City Civic Center 72 hours before the hearing. • Posted at the Mendocino County Clerk's Office on July 22, 2019. • Submitted to the State Clearinghouse on July 22, 2019. 12. The IS/ND and record of proceedings of the decision on the project are available for public review at the City of Ukiah Community Development Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA. 13. On October 23, 2019, the City Council held a public hearing to receive public comment and consider approval of the IS/ND for the project. The IS/ND was approved by the City Council. Findings to Adopt A Negative Declaration For City of Ukiah 2019-2027 Housing Element Update 2 Page 361 of 537 EXHIBIT C City of Ukiah Housing Element Update 2019-2027 Draft completed July 12, 2019 Adopted: October 23, 2019 Certified by HCD: Date TBD Prepared by: City of Ukiah Community Development Department 300 Seminary Ave. Ukiah, CA 95482 www.cityofukiah.com/community-development 1 1 Page 362 of 537 1 Table of Contents Section 1: Introduction 1 A. Purpose 1 B. Legal Framework and Statutory Requirements 1 C. General Plan Consistency 2 D. Public Participation and Community Outreach 3 Section 2: Housing Needs Assessment 5 A. Population Characteristics 6 B. Household Characteristics 11 C. Housing Affordability 13 D. Special Needs Populations 15 E. Housing Stock Characteristics 23 F. Assisted Affordable Housing Units 28 Section 3: Projected Housing Needs 33 A. Regional Housing Needs Allocation 33 B. Housing Needs for Extremely Low -Income Households 34 C. Housing Production Since 2014 35 Section 4: Sites Inventory and Analysis 36 A. Approved Projects and Entitled Units 36 B. Vacant and Underutilized Land 36 Section 5: Housing Constraints and Opportunities 59 A. Governmental Constraints 59 B. Non -Governmental Constraints 80 C. Environmental Constraints 82 D. Military Compatibility 84 E. Opportunities for Energy Conservation 84 Section 6: Quantified Objectives 86 Section 7: Housing Plan 87 A. Goals, Policies, and Implementing Programs 87 B. Annual Reporting 99 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 363 of 537 List of Tables Table 2.1 Housing Needs Assessment - At -a -Glance 5 Table 2.2 Population Growth Trends Comparison 6 Table 2.3 Population Trends Comparisons 6 Table 2.4 Recent Local Population Trends 6 Table 2.5 Age Comparisons 7 Table 2.6 Population by Gender Comparison 7 Table 2.7 Population Distribution by Race 8 Table 2.8 Change in Employment Comparison 10 Table 2.9 Household Size by Tenure 11 Table 2.10 Household Size Comparison 11 Table 2.11 2018 State Income Limits 12 Table 2.12 Households by Income Category 12 Table 2.13 Household Income Distribution Comparison 13 Table 2.14 Households Overpayment by Tenure 14 Table 2.15 Overcrowded Housing Units 14 Table 2.16 Senior Households by Tenure 15 Table 2.17 Disability Status 16 Table 2.18 Household Size by Tenure 18 Table 2.19 Single -Parent Households 19 Table 2.20 Female -Headed Households 19 Table 2.21 Farmworkers by Days Worked 20 Table 2.22 Housing Units by Type 24 Table 2.23 Housing Stock Age 24 Table 2.24 Housing Stock Conditions 25 Table 2.25 Households by Tenure Comparison 26 Table 2.26 Occupancy Status of Housing Units 26 Table 2.27 Overall Vacancy by Tenure 27 Table 2.28 Changes in Median Home Sales Prices 27 Table 2.29 Changes in Average Monthly Rent Prices 27 Table 2.30 Inventory of Assisted Rental Housing 29 Table 3.1 Regional Housing Needs Allocation 33 Table 3.2 Regional Housing Needs Allocation Comparison 33 2019-2027 City of Ukiah Housing Element Adopted , 2019 0 1 Page 364 of 537 Table 3.3 Housing Production 35 Table 4.1 Zoning Districts that Allow Residential Development 38 Table 4.2 Airport Compatibility Zone Criteria 40 Table 4.3 Vacant and Underutilized Inventory 42 Table 4.4 Summary of Housing Capacity by Income Level 57 Table 5.1 Planning Permit Requirements by Zoning Districts 60 Table 5.2 Residential Zoning Districts and Development Standards 61 Table 5.3 Downtown Zoning Code Development Standards Summary 63 Table 5.4 1996 Airport Comprehensive Land Use Plan Compatibility Criteria 68 Table 5.5 2018 Planning Permits and Related Services Fees 69 Table 5.6 Timelines for Planning Permits 71 Table 5.7 Densities for Multi -Family Housing Projects 81 Table 6.1 Quantified Objectives, City of Ukiah 86 Table 6.2 2014-2019 and 2019-2027 Housing Goals Comparison 98 List of Figures Figure 2.1 Housing Stock Age 25 Figure 4.1 Map of all Identified Vacant and Underutilized Parcels and Constraints 54 Figure 4.2 Map of Identified Vacant Parcels 55 Figure 4.3 Map of Identified Underutilized Parcels 56 Figure 5.1 City of Ukiah Zoning Map 64 Figure 5.2 Ukiah Municipal Airport Master Plan Compatibility Zoning Map July 1996 67 Figure 5.3 Curb, Gutter and Sidewalk Standards 78 Figure 5.4 City of Ukiah Flood Zone Map 83 List of Appendices Appendix A: Community Housing Workshops Summary of Input and List of Stakeholders Appendix B: Community Housing Satisfaction Survey Results Appendix C: List of Qualified Entities for Preserving At -Risk Units Appendix D: 2017 City of Ukiah Housing Strategy Appendix E: Vacant and Underutilized Inventory and Maps Appendix F: Safe Neighborhood by Design Standards Appendix G: Review of 2014-2019 Housing Element Accomplishments Appendix H: Summary of 2019-2027 Goals, Policies, and Implementing Programs 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 365 of 537 SECTION 1: INTRODUCTION A. Purpose Ukiah is located in southeast central Mendocino County along the Highway 101 corridor and near the east/west intersection of Highway 20, two hours north of the Golden Gate Bridge. Incorporated in 1876, Ukiah is the largest city and county seat in Mendocino County. The City's first General Plan was adopted in 1974, and the City is currently in the process of completing a General Plan Update that will map out the vision for community development through 2040. The Housing Element, one of the seven State -mandated elements of the General Plan that sets forth the City's plan for housing in the community, was last adopted on June 1, 2016 for the 2014-2019 Planning Cycle. The California Department of Housing and Community Development certified the City's Housing Element later that same year. In accordance with State Housing Element Law, this Housing Element has been updated for the 2019-2027 Planning Cycle. To be responsive to the policy changes at the State level brought about by the 2017 Housing Bilis package and to address the local Ukiah community's focus on housing, the Housing Element has undergone substantive changes in format and content. The Element was prepared by the City of Ukiah Community Development Department, with assistance from the State Department of Housing and Community Development. B. Legal Framework and Statutory Requirements The 2019-2027 Housing Element represents the City of Ukiah's efforts to fulfill requirements under the State Housing Element Law and responds to Ukiah's housing needs by identifying policies and implementing actions for meeting those needs. State law defines the general topics that Ukiah's Housing Element must cover. Specifically, the element must: (1) document housing related conditions and trends; (2) provide an assessment of housing needs; (3) identify resources, opportunities and constraints to meeting those needs; and (4) establish policies, programs and quantified objectives to address housing needs. State law establishes requirements for all portions of the General Pian. However, for the Housing Element, the State requirements tend to be more specific and extensive than for other elements. The purpose of a Housing Element is described in Government Code §65583. "The housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory -built housing, mobilehomes, and emergency shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community." While jurisdictions must review and revise all elements of their General Plan on a regular basis to ensure that they remain up to date, State law requires that Housing Elements be reviewed and updated at least every five years. The process of updating Housing Elements is to be initiated by the State through the regional housing needs process, as described later in this document. The regional housing needs process was recently conducted in 2018. State law is also quite specific in terms of what the Housing Element must contain: 2019-2027 City of Ukiah Housing Element Adopted , 2019 O Page 366 of 537 1 1. "An assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs..." 2. "A statement of the community's goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing..." 3. "A program that sets forth a schedule of actions during the planning period, each with a timeline for implementation, that may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the City of Ukiah is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, the provision of regulatory concessions and incentives, the utilization of appropriate federal and state financing and subsidy programs when available..." 4. The Housing Element must: (1) identify adequate sites with appropriate zoning densities and infrastructure to accommodate the housing needs for groups of all household income levels, including adoption of minimum density and development standards and rezoning of sites; and (2) address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. 5. An assessment of homeless needs and the opportunity for the creation of emergency shelters and transitional/supportive housing. The opportunity must encourage these facilities while providing flexibility for existing local strategies and cooperative efforts. 6. An evaluation of Military Compatibility and whether or not the City of Ukiah meets one of the three criteria that require measures to ensure compatibility. Per requirements listed in SB 1087, the City of Ukiah will also ensure the adopted Housing Element is provided to water and sewer providers. C. General Plan Consistency California Government Code requires internal consistency among the various elements of the General Plan. Ukiah's General Plan was adopted in 1996, and the Circulation Element was amended in 2004. Upon adoption, the 2019-2027 Housing Element will become part of the City's General Plan. City Staff has reviewed the goals and polices of other General Plan Elements and have not located any inconsistencies. Therefore, the Ukiah General Plan does not need to be amended based on adoption of the 2019-2027 Housing Element. The City is currently (2019) in the process of preparing a comprehensive update of its General Plan- the 2040 Ukiah General Plan. Adoption of the 2040 General Plan may necessitate revisions to the Housing Element to maintain internal consistency, and the City will maintain this consistency as future General Plan updates are completed. As housing development projects are proposed and the City undertakes housing activities, the goals and policies of all General Plan Elements are examined to ensure consistency. In the event that a proposed project or housing activity is inconsistent with the General Plan, the 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 367 of 537 project applicant or City Staff could initiate an amendment to the General Plan to accommodate the project or activity. This process involves internal staff review, CEQA compliance, a public hearing before the Planning Commission, and a public hearing before the City Council. This Housing Element Update has been guided by the goals and polices of the existing General Plan. The General Plan includes the following Vision Statements: "We envision development that provides a mix of housing types and prices." "We envision aesthetically designed, affordable housing, planned to encourage walking, bicycling, and public transit." D. Public Participation and Community Outreach Recognizing the importance of engaging the community in a dialogue about housing- defining problems and creating solutions- the City deployed a collaborative public participation approach and extensive outreach effort to help ensure appropriate housing goals and policies were more efficiently and effectively evaluated, developed, and implemented. The following steps were taken to engage community members and housing stakeholders in this process: 1. Release of a Community Housing Satisfaction Survey in December 2017 in advance of the City beginning the update process of the Housing Element. The City received responses from 385 survey participants. 2. Development of a Housing Element webpage on the Projects page of the City's website. The City distributed information and updates on the webpage throughout the development of the Housing Element: https://www.cityofukiah.com/projects/housing-element-update/. 3. Advertising of two community housing workshops, including email notifications and phone calls to a list of nearly 100 local stakeholders of developers, lenders, housing advocacy groups, water and sewer providers, and representatives of local tribes. Both meetings were advertised for at least two weeks prior to the meeting date and also announced during televised City Council meetings prior to the two dates. Announcements were also posted on the City of Ukiah's Facebook page. 4. Presentations and tables/booths at Hispanic community events and meetings, including Ukiah Vecinos en Accion, Latinx, and the Mexican Consulate. 5. Development of a press release sent to local media outlets. This press release was picked up by the primary local newspaper in the region, The Ukiah Daily Journal. A series of news articles was written by The Ukiah Daily Journal about the updating of the City's Housing Element, which helped increase public awareness. 6. Posting of flyers announcing the two workshops in both English and Spanish at lower income housing developments across the City. 7. Hosting of two Community Housing Workshops: 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 368 of 537 1 Community Housing Workshop #1 The City of Ukiah hosted the first Community Housing Workshop on March 21, 2019, from 5:30 pm to 7:30 pm. Over 100 local stakeholders were invited; approximately 40 people attended. City staff made a presentation describing the Housing Element Update process and State requirements, Regional Housing Needs Allocation, and an overview of the existing (2014-19) Housing Element goals and programs. The existing goals were evaluated with the public's input in mind and goals were revised and added based on this input. Community Housing Workshop #2 The City of Ukiah hosted a second Community Housing Workshop on April 25, 2019, from 5:30 pm to 7:30 pm. Over 100 stakeholders/residents were again invited, including additional individuals that had been asked to be added to the invitation list; 31 attended. City staff made a presentation of key updated housing and demographic data that had been collected since the first workshop and included a summary of comments received from the first workshop. Attendees participated in exercises to arrive at suggested goals and policies and voted for those policies that were most important to them. The input received at both workshops is summarized in Appendix A and has been incorporated into the Housing Element where applicable. Also included in Appendix A is a list of stakeholders invited to participate in the Housing Element Update process. Appendix B contains the results of the Community Housing Satisfaction Survey. 2019-2027 City of Ukiah Housing Element Adopted 2019 O Page 369 of 537 SECTION 2: HOUSING NEEDS ASSESSMENT The City of Ukiah strives to achieve a balanced housing stock that meets the needs of all economic segments of the community. To understand what housing needs exist in Ukiah and what the City can do to address those needs, a review of the existing housing stock and housing market must first be completed. This section of the Housing Element discusses the major components of existing housing needs in the City of Ukiah, including population, employment, household demographics, and housing stock characteristics. TABLE 2.1 HOUSING NEEDS ASSESSMENT — AT -A -GLANCE City Area Size Vacant/Underutilized Land Vacant Residential Units (%) Occupied Housing Units Persons Per Household Median Age Sex Percentages Median Income Senior Citizens (over age 65) Children Under 5 Years Old Individuals Below Poverty Level Total Housing Units Owner -Occupied Housing Units Renter -Occupied Housing Units Median Single Family Home Rental Median Home Sales Price Extremely Low Income Households Mobile Homes Homeless Shelter Statistics (2017-2018) Free Meals Served at Plowshares and Meals on Wheels People who Speak a Language Other Than English at Home Average Household Size Those in the Labor Force Largest Employers Female Heads of Household Unemployment Rate 4.72 square miles 166 acres (2019) (105 acres in 2016, 108 acres in 2009) 3.0% (2017) 93.5% (2017) 2.61 (2017) 34.8 Females = 49.9 (7,935) Males = 50.1% (7,982) $43,480 (2017) 2,229 (2017) 1125 (7.1%) (2017) 17% (2017) (20% in 2016) 6,336 (2017) 2,490 (42%) (2017) 3,433 (58%) $982 (2017) $949 (2016) $928 (2015) $357,800 (March 2019) 840 (2015) 297 (2017) An average daily bed count of 44 adults and 9 children between November and April 2017-2018. 21 people achieved permanent housing during the same time frame. 61,017 (342 children) in 2018 4,349 (29%) 2.48 people in 2019 (2.47 in 2010) 6,708 in 2017 (6,451 in 2016) Ukiah Valley Medical Center, County of Mendocino, Costco, Ukiah Unified, Mendocino College 714 in 2017 Ukiah: 7.1% (January 2019) Mendocino County: 5.2% (January 2019) California: 4.2% (January 2019) Source: State Department of Finance; Mendocino County Economic/Demographic Profile, CED Chico; Mendocino County Workforce Investment Board Economic Scorecard 2019-2027 City of Ukiah Housing Element Adopted , 2019 • 1 1 Page 370 of 537 1 A. Population Characteristics 1. Population Growth According to the California Department of Finance, population of the City of Ukiah in January 2018 was estimated at 16,226 persons. As shown in Table 2.2, the annual growth rate between 1990 and 2018 (current) averaged approximately 0.3%. Between 2000 and 2010, the City added 545 residents, or 3.7%, to its population. This compares to growth rates of 12.3% for the State of California, 1.3% for Mendocino County, 6.4% for the City of Fort Bragg, and a loss of 1.3% for the City of Lakeport during the 2000-2010 period (see Table 2.3). Year TABLE 2.2 POPULATION GROWTH TRENDS (1990 -CURRENT) Population Change % Change Over Average Annual Period Growth Rate 1990 14,599 2000 15,497 901 6.2% 0.6% 2010 16,042 575 3.7% 0.4% Current 16,226 151 1.1% 0.1% Source: California Department of Finance TABLE 2.3 POPULATION TRENDS COMPARISONS (2000-2010) Jurisdiction Name 2000 2010 Change (2000-2010) Number Mendocino County 58,407 59,171 764 1.3% City of Fort Bragg 6,814 7,251 437 6.4% Cy of Lakeport 4,820 4,758 -62 -1.3% State of California 33,873,086 1 38,041,430 4,168,344 12.3% City of Ukiah 15,497 16,042 545 3.5% Source California Department of Finance Overall, the City of Ukiah's population has increased moderately over the past nearly 30 years, with a more accelerated increase in the last four years (see Table 2.4). Projections from the California State University Chico Center for Economic Development- Mendocino County Economic/Demographic Profile show this trend continuing. Jurisdiction Name TABLE 2.4 RECENT LOCAL POPULATION TRENDS (2015-2018) 2015 2018 Change (2015-18) Number Mendocino County 59,598 59,985 387 0.1% City of Fort Bragg 7,377 7,512 135 1.8% City of Lakeport 5,097 5,134 37 0.1% City of Ukiah 15,785 16,226 441 2.8% Source: California Department of Finance 2019-2027 City of Ukiah Housing Element Adopted , 2019 0 Page 371 of 537 2. Age Characteristics Census 2010 indicates that Ukiah's population has a median age of 35.9, which is over five years younger than the County at 41.5 (see Table 2.5). Although the median age has increased slightly over the last 10 years, possibly reflecting an aging population, the majority of the population, at 52.9%, are in the age ranges of 15 to 54 years. This compares to 49.9% in Mendocino County. TABLE 2.5 AGE COMPARISONS (2000-2010) Age Group % Ukiah (2000) % Ukiah (2010) %Mendocino County (2010) Under 5 Years 7.0% 7.3% 6.1% 5-14 Years 14.8% 13.3% 12.1% 15-24 Years 14.3% 13.9% 11.9% 25-34 Years 13.9% 14.4% 12.1% 35-44 Years 14.2% 11.6% 11.7% 45-54 Years 13.3% 12.9% 14.2% 55-64 Years 8.3% 12.1% 16.4% 65-74 Years 6.0% 6.5% 8.6% 75 and Over 8.2% 8.0% 6.8% Median Age 35 35.9 41.5 Source: 2000 and 2010 U.S. Census 3. Gender and Race/Ethnicity The City of Ukiah has a nearly equal gender distribution, with 48% males and 52% females and similar age distribution of the two sexes. This is similar to the population by gender distribution in Mendocino County. TABLE 2.6 POPULATION BY GENDER COMPARISON (2010) City of Ukiah, California Mendocino County, California Male 7,739 48.1% 43,983 50.1% Female 8,336 51.9% 43,858 49.9% Source: 2010 U.S. Census Between 2000 and 2010, Ukiah became increasingly diverse in its racial and ethnic composition. This trend follows state and national trends. In Ukiah, the White population still constituted substantially more than half of the City residents in 2010, but Census 2010 reported the White population decreased by 7.4% since 2000. The Hispanic population grew 8.4% in the 10 -year period, from 19.3% in 2000 to 27.7% in 2010. Of the Hispanic population, 25.3% were of Mexican ethnicity. Over 20% of Ukiah is either some other race or two or more races. 2019-2027 City of Ukiah Housing Element Adopted 2019 O 1 1 Page 372 of 537 1 1 1 TABLE 2.7 POPULATION DISTRIBUTION BY RACE (2000-2010) Race Percent (200) Percent (2010) White 79.5 Hispanic 19.3 African American 1.0 American Indian and Alaska Native 3.8 Asian 1.7 Native Hawaiian/Pacific Islander 0.1 Other 9.7 Two or More Races 4.3 72.1 27.7 1.1 3.7 2.6 0.2 14.8 5.5 Source: 2000 and 2010 U.S. Census 4. Economic Characteristics Employment has an important impact on housing needs. Incomes associated with different jobs and the number of workers in a household often determines the type and size of housing a household can afford. Typically, employment growth leads to housing demand, while the reverse is true when employment is reduced. a. Occupations and employment trends Ukiah benefits from its location on the Highway 101 corridor, near the Highway 20 east/west interchange, and its close proximity (60 miles) to Santa Rosa and the Sonoma County wine region. Ukiah's economy, although modest in size compared to the Bay Area and other denser urban regions to the south, is the employment hub of both the Lake and Mendocino County regions. Of the U.S. Census Bureau -estimated 6,708 employed Ukiah residents in 2017, the biggest concentrations in employment sectors were in educational, healthcare, and social assistance services (24.5%), arts, entertainment, recreation, and accommodation and food services (13.1%), retail (12.6%), and professional, scientific, management, and administrative and waste management services (8.4%). Although there were some similar concentrations in employment sectors to those of Ukiah, Countywide employment numbers differed with concentrations in professional, scientific, management, and administrative and waste management services (23.1%), wholesale trade (13.6%), educational, healthcare, and social assistance services (10.7%), agriculture, forestry, fishing and hunting, and mining (8.0%), and professional, scientific, management, and administrative and waste management services (8.0%). The 2007-2009 economic recession coupled with the loss of Redevelopment funding in 2012 produced a negative economic impact from which many small, rural California communities have not recovered. Regardless, the U.S. Census Bureau estimated an 11% employment rate increase in Ukiah, while Mendocino County as a whole experienced a 2.9% decrease. During this period, Ukiah added nearly 700 jobs during this period of otherwise slow economic activity. Additionally, employment trends show a large concentration of people in educational, food services, and retail trade within Ukiah. These jobs typically offer a lower wage scale, suggesting the need for low, moderate, and "middle-income" housing in Ukiah. Household income 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 373 of 537 distributions in Table 2.12 confirm this conclusion- over 57% of Ukiah households have annual incomes between $15,000 and $75,000. b. Unemployment According to the State Employment Development Department, 7,360 Ukiah residents were in the labor force as of January 2019, with an unemployment rate of 7.1 percent. The unemployment rate in Mendocino County is 5.2 percent. 2019-2027 City of Ukiah Housing Element Adopted 2019 0 Page 374 of 537 Civilian employed population 16 years and over Agriculture, forestry, fishing and hunting, and mining Construction Manufacturing Wholesale trade Retail trade Transportation and warehousing, and utilities Information Finance and insurance, and real estate and rental and leasing Professional, scientific, and management, and administrative and waste management services Educational services, and healthcare and social assistance Arts, entertainment, and recreation, and accommodation and food services Other services, except public administration Public administration Source: American Community Survey, 2009 TABLE 2.8 CHANGE IN EMPLOYMENT COMPARISONS Ukiah 2017 Number Percent Number Percent 6,037 100% 6,708 120 2.0% 352 548 435 206 9.1% 7.2% 3.4% 859 14.2% 324 5.4% 100% 5.2% 326 4.9% 451 6.7% 158 2.4% 843 12.6% 322 4.8% 53 0.9% 108 329 5.4% 278 361 6.0% 562 1.6% 4.1 Mendocino County 2009- 2017 2009 Percent Change 11.1% 38,188 Number Percent 100% 3.2% 2,165 10.3% -4.2% 3,944 7.9% 2.9% 13.6% -0.5% -1.0% -1.6% 3,012 1,090 5,198 -0.6% 1,385 3.6% 1.4% 2017 Number Percent 37,084 100% 2,356 6.4% 2009- 2017 Percent Change -2.9% -2.3% 2,970 8.0% -1.3% -0.5% -0.7% 2,455 6.6% 907 2.4% 4,785 12.9% 997 2.7% -0.9% 0.4% 0.7% 521 4.3% 673 1.8% -0.4% -1.3% 1,643 8.4% 2.4% 3,198 1,354 22.4% 1,640 24.5% 3.1% 7,681 658 10.9% 877 13.1% 297 4.9% 291 4.3% 493 8.2% 500 7.5% Census Bureau Population Estimates Program 2019-2027 City of Ukiah Housing Element Adopted 2019 2.2% 4,093 -0.6% -0.7% 1,652 2,606 5.7% 8.4% 20.1 10.7% 4.3% 6.8% 1,456 3.9% 2,970 8.0% 8,549 23.1% 4,423 11.9% 2,094 5.6% -0.4% 3% 1.2% 1.3% -0.2% 2,449 6.6% 0.7% Page 375 of 537 B. Household Characteristics 1. Household Size 1 A city's number of households can increase or decrease even in periods of little to no population growth, because of adult children leaving at home, divorce, economic conditions, and through birth and death within the general population. The average number of persons occupying each household is known as household size and is expressed in terms of the number of persons per household. Typically, the number of persons per household is slightly higher in owner occupied households than in renter households. This trend was true in Ukiah, to a lesser extent than the State, with average number of persons per household at 2.47 in 2000 and 2.48 in 2010 (see Table 2.9). Year 2000 2010 2.52 Source: 2000 and 2010 U.S. Census TABLE 2.9 HOUSEHOLD SIZE BY TENURE Persons per Household by Tenure Homeowner 2.46 Household Size 1 Person 2 Persons 3 Persons 4 Persons 5 Persons 6 Persons 7 Persons Totals City of Ukiah Renter 2.47 2.46 Average 2.47 2.48 State of California Homeowner Renter Average 2.93 2.79 2.87 2.95 2.83 2.90 TABLE 2.10 HOUSEHOLD SIZE COMPARISON (2000-2010) Number (2000) 1,927 1,805 946 693 331 156 127 5,985 Source: 2000 and 2010 U.S. Census Number (2010) 2,064 1,797 910 679 367 190 151 6,158 Percent (2000) Percent (2010 32.2 30.2 15.8 11.6 5.5 2.6 2.1 33.5 29.2 14.8 11.0 6.0 3.1 2.5 Of the 6,158 households in the City of Ukiah, 3,611 (58.6%) consisted of families, 1,809 (29.4%) consisted of households with children under 18 living at home; and 2,317 (or 37.6%) households being headed by married couples. Of the married couple households, 1,012 (16.4%) had children under the age of 18 living at home. Overall, there were similar numbers in household size between 2000 and 2010 (see Table 2.10). The number of single -person households increased slightly in 2010, as did the number of 5, 6, and 7 person households. This could be due to the economic recession, with more children living at home in 2010 compared to 2000. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 376 of 537 2. Household Income Household income is an indication of wealth in a community and therefore directly connected to the ability of residents to afford housing. As household income increases, a household is more likely to be a homeowner. As household income decreases, a household is more likely to pay a disproportionate amount of their income for housing or reside in overcrowded or inadequate housing. For planning and funding purposes, the California Department of Housing and Community Development (HCD) has developed the following income categories based on the Area Median Income (AMI) of a county or metropolitan area (such as Mendocino County): • Extremely Low Income: households earning up to 30 percent of the AMI • Very Low Income: households earning between 31 and 50 percent of the AMI • Low Income: households earning between 51 percent and 80 percent of the AMI • Moderate Income: households earning between 81 percent and 120 percent of the AMI. • Above Moderate Income: households earning over 120 percent of the AMI. TABLE 2.11 2018 STATE INCOME LIMITS Mendocino Income County Category 1 4 -Person Extremely Low 13650 Area Median (less than 30%1 Number of Persons in Household 2 16910 3 21330 4 27750 5 30170 Income: Very Low (31-50°/M 22700 29200 32400 35000 $64,800 F Low (51-80%) 36300 46700 51850 56000 Median Income 45350 58300 64800 70000 I Moderate (81-120%) 54450 70000 77750 83950 Source: Califomia Department of Housing and Community Development 2019 Income Limits 25950 41500 51850 62200 6 7 34590 39010 37600 60150 75150 90200 40200 64300 80350 96400 8 42800 42800 68450 85550 102650 Combined, the extremely low, very low, and low income groups are referred to as lower income. Units affordable to income groups in these categories are typically referred to as "affordable housing" and often constructed and/or rented with some type of public assistance. Approximately 48 percent of Ukiah households were in the lower income categories, while 52 percent were in the moderate or above income category (see Table 2.12). TABLE 2.12 HOUSEHOLDS BY INCOME CATEGORY (2011-2015) Income Category (% of County AMI) Extremely Low (30% or less) Very Low (31-50%) Low (51-80%) Moderate or Above (over 80%) Totals Ukiah Households 840 1,105 950 3.165 6,060 Percent 8.9% 18.2% 15.7% 52.3% 100% Mendocino County Households 4,575 5,050 6,040 18,380 34,015 Percent 13.4% 14.8% 17.8% 54.0% 100% Source: U.S. Department of Housing and Urban Development, 2011-15 Comprehensive Housing Affordability Strategy (CHAS) According to the 2013-17 American Community Survey, nearly 8 percent of Ukiah households had incomes lower than $10,000, while nearly 30 percent had incomes lower than $25,000. Approximately 26 percent of households had incomes between $25,000 and $49,999, and about the same percent had incomes between $50,000 and $99,999. Approximately 18 percent 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 377 of 537 of households are estimated to have earned $100,000 or more annually in 2013-2017. By comparison, the County's income distribution during this time period was relatively the same, with slightly more households in the income range of $50,000 to $99,999 (see Table 2.13). TABLE 2.13 HOUSEHOLD INCOME DISTRIBUTION COMPARISON (2017) Ukiah Mendocino County Number Percent Number Percent Total Households 5,923 100% 34,182 100% Less than $10,000 459 7.7% 2,494 7.3% $10,000 to $14,999 493 8.3% 2,758 8.1% $15,000 to $24,999 810 13.7% 4,200 12.3% $25,000 to $34,999 765 12.9% 4,044 11.8% $35,000 to $49,999 797 13.5% 4,600 13.5% $50,000 to $74,999 1,014 17.1% 6,148 18.0% $75,000 to $99,999 507 8.6% 3,795 11.1% $100,000 to $149,999 753 12.7% 3,826 11.2% $150,000 to $199,999 129 2.2% 1,211 3.5% $200,000 or more 196 3.3% 1,106 3.2% Source: 2013-2017 American Community Survey, Census Bureau Population Estimates Program C. Housing Affordability 1. Overpayment (cost burden) The Department of Housing and Urban Development (HUD) establishes that a household is "cost -burdened," i.e. overpaying for housing, if it spends more than 30 percent of gross income on housing -related costs. For renters, housing -related costs may be the gross rent (contract rent plus utilities), whereas for a homeowner housing -related costs may include mortgage payment, utilities, insurance, and real estate taxes. A "severe housing cost burden" occurs when a household pays more than 50 percent of its income on housing costs. The number of households overpaying for housing is an important indicator of local housing market conditions as it reflects the affordability of housing in the community. Table 2.14 represents overpayment data by income group for Ukiah, derived from the 2011-15 HUD Comprehensive Housing Affordability Strategy (CHAS). Approximately 53 percent of renters paid more than 30 percent of their income on housing compared to 36 percent of owners. The households with the highest incidence of cost burden were very low income renters, of which 79.1% overpaid for housing. Other high incidences of cost burden were found with low income renters and owners, of which 69.6% and 69.2%, respectively, paid more than 30 percent of their income on housing. Extremely low income households, both renters and owners, experienced the highest cumulative overall incidence of cost burden (68.8% and 72.7%, respectively) for all income groups. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 378 of 537 TABLE 2.14 HOUSEHOLDS OVERPAYMENT BY TENURE (2011-2015) Household Income Group Renters Owners Total Extremely Low (0-30% AMI) 785 55 840 Cost Burden >30% 540 40 580 %Cost Burden >30'% 68.8% 72.7% 69.0% Very Low (31-50% AMI) 980 1.25 1.105 Cost Burden >30% 775 35 810 %Cost Burden >30% 79.1% 28% 73.3% Low (51-80% AMI) 625 325 950 Cost Burden >30% 435 225 660 %Cost Burden >30% 69.6% 69.2% 69.5% Moderate or Above (>80% AMID 1,175 1,990 3,165 Cost Burden >30% 150 605 755 %Cost Burden >30% 12.8% 30.4% 23.9% Total 3,565 2,495 6,066 Cost Burden >30% 1,900 905 2.805 %Cost Burden >30% 53.3% 36.3% 46.2% Source: HUD 2011-15 Comprehensive Housing Affordability Strategy (CHAS) 2. Overcrowding The Census defines an overcrowded household as one that has more than one person per room, not including hallways, kitchens, or bathrooms. Severe overcrowding is defined as households with more than 1.5 persons per room. High prevalence of overcrowding can indicate a community does not have adequate supply of affordable housing, especially for large families. Overcrowding also tends to deteriorate existing housing stock. Therefore, maintaining a reasonable supply of housing and alleviating overcrowding is important for enhancing the quality of life in Ukiah. Between 2011 (data from the 2014-19 Housing Element) and 2013-2017, overcrowding in owner occupied households nearly doubled, from 3.8 percent in 2011 to 6.3 percent in 2013-17 (see Table 2.15). Overcrowding in renter occupied households decreased slightly, from 4.7 percent in 2011 to 2.9 percent in 2013-17. However, the Census documentation may not fully represent the actual condition in the City. as the City also receives complaints of persons living in unauthorized rooms/units, such as garages, sheds, and room conversions. TABLE 2.15 OVERCROWDED HOUSING UNITS Occupants Per Room Owner Occupied Renter Occupied Total Households Percent Households Percent Households Percent 2011 American Community Survey Total overcrowded 102 3.8% 164 4.7% 266 4.3% (More than 1.0 persons/room) Severely overcrowded 0 0% 62 1.8% 62 1 0% (More than 1.5 persons/room 2013-17 American Community Survey Total overcrowded (More than 1.0 persons/room) 158 6.3% 100 2.9% 258 4.4% Severely overcrowded 43 1.7% 48 1.4%1.5% (More than 1.5 persons/room 91 Source: U.S. Census Bureau, 2011 and 2013-2017 American Community Survey 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 379 of 537 D. Special Needs Populations Certain segments of the population may have more difficulty in finding decent, safe, affordable housing due to their special needs. State law requires an analysis of the special housing needs of seniors, disabled persons (including persons with developmental disabilities), Targe families, female -headed households, farmworkers, and people experiencing homelessness. The following sections provide a detailed discussion of the housing needs facing each particular special needs population, as well as resources available to address their housing needs. 1. Seniors Senior -headed households face a unique set of circumstances that affect their needs for housing, primarily due to physical disabilities and limitations; fixed, limited incomes; and health care costs. Many seniors may also rely on public transportation, especially those with disabilities. Table 2.16 shows senior households by tenure in Ukiah, compared to Mendocino County. Although there are more total renters than owners in Ukiah, 58 percent compared to 42 percent, respectively, the reverse is true for senior -headed households- at 42.7 percent renters compared to 57.3 percent owners. There are significantly more seniors who are owners in Mendocino County compared to Ukiah, at 77 percent and 57.3 percent, respectively. TABLE 2.16 SENIOR HOUSEHOLDS BY TENURE Total Population Percent Percent Owner Renter Ukiah 42.0% 58.0% Mendocino County 59.2% 40.8% Source: 2013-17 U.S. Census Bureau, American Community Survey Resources Senior -headed Households Percent Percent Owner Renter 57.3% 42.7% 77.0% 23.0% The following are affordable senior apartments located in Ukiah: • Sun House Senior Apartments, 431 S. Main Street — 42 Units • Creekside Village, 751 Waugh Lane — 39 Units • Jack Simpson School View Apartments, 1051 N. Bush Street — 30 Units • North Pine Street Apartments, 148 Gibson Street — 10 Units • Walnut Village, 1240 N. Pine Street — 47 Units Additional resources for seniors include the following: • Ukiah Senior Center — transportation services, senior peer counseling, workshops and support groups, assistance with tax preparation, lunch and dinner services. • Multipurpose Senior Services Program — housing assistance, personal care assistance, social services, supportive services and nutrition assistance. 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 380 of 537 • Ukiah Indian Senior Center — meals on wheels, transportation for medical appointments, congregate dining and nutrition assistance. • Mendocino County Adult & Aging Services — adult protective services, in-home support services and veterans services. • Area Agency on Aging — plans, coordinates and implements community-based support programs for seniors and their caregivers. • City of Ukiah City Assistance for Relief through Energy Support (C.A.R.E.S.) — an extension of a program offered by the Salvation Army, C.A.R.E.S. provides financial assistance for electric utility bills to income eligible households. 2. Persons with Disabilities A disability is a physical or mental impairment that substantially limits one or more major life activity. Persons with disabilities often require affordable housing located near shopping, services, and public transit. The living arrangements for persons with disabilities depend on the severity of the disability. Many disabled persons live at home in an independent environment with the help of other family members or assisted care services. Other disabled persons may require assisted living and supportive services in special care facilities. The majority of persons with disabilities live on an income that is significantly lower than the non -disabled population. The Task Force on Family Diversity estimates that at least one-third of all persons with disabilities in the United States lives in poverty. Persons with disabilities have the highest rate of unemployment relative to other groups. For most, their only source of income is a small fixed pension afforded by Social Security Disability Insurance (SDI), Social Security Insurance (SSI), or Social Security Old Age and Survivor's Insurance (SSA), which will not adequately cover the cost of rent and living expenses even when shared with a roommate. In addition, persons with disabilities often experience discrimination in hiring and training. When they find work, it tends to be unstable and at low wages. According to the 2017 American Community Survey, an estimated 14 percent of Ukiah residents (2.249 persons) have one or more disabilities. Among the disabilities tallied, ambulatory and independent living difficulties were most prevalent. Among the elderly population, ambulatory and hearing difficulties were most prevalent (see Table 2.17). TABLE 2.17 DISABILITY STATUS (2013-2017) % of Disabilities Tallied Age 5-17 Age 18-64 Age 65+ Total With a hearing difficulty 0.5% 1.5% 21.6% 23.6% With a vision difficulty 0.0% 0.8% 5.6% 6.4% With a cognitive difficulty 4.4% 12.1% 16.5% With an ambulatory difficulty 7.3% 24.2% 31.5% With a self-care difficulty 2.8% 9.7% 12.5% With an independent living difficulty 6.3% 18.0% 24.3% Total disabled persons 14 2,209 1,943 4,166 Source: 2013-2017 American Community Survey 2019-2027 City of Ukiah Housing Element Adopted .2019 • Page 381 of 537 Developmental Disabilities Chapter 507, Statutes of 2010 (SB 812), which took effect January 2011, amended state housing element law to require the analysis of people with disabilities to include an evaluation of the special housing needs of persons with developmental disabilities. A "developmental disability" is defined as a disability that originates before an individual becomes 18 years old; continues, or can be expected to continue, indefinitely; and constitutes a substantial disability for that individual. This includes intellectual disability, cerebral palsy, epilepsy, and autism. According to a Consumer Count completed by the California Department of Developmental Services in March 2019, there were a total of 466 persons in Ukiah with a developmental disability- 206 persons between the ages of 0 to 17 and 260 persons over the age of 18. Resources The City makes rehabilitation funds available to income qualified households for accessibility improvements. The Housing Rehabilitation Program, funded by both State Community Development Block Grant (CDBG) and Home Investment Partnerships Program (HOME) funds, has been designed in part to address these needs by providing affordable loans to assist disabled renters and owners improve their units with accessibility features. Regarding new affordable housing construction activities, in 2017, the City created a Housing Trust Fund- the Ukiah Housing Trust Fund- and in 2018, released a $500,000 Notice of Funding Availability (NOFA). The City intends to utilize funds in the Ukiah Housing Trust Fund to assist in the development of housing for lower income and special needs residents. The City also regularly supports funding applications to HOME and other federal and state funding programs, and in 2018 was awarded $5.1 million in HOME funds for the development of Ukiah Senior Apartments, a new 31 -unit affordable senior housing apartment complex. The construction of this complex is anticipated to start in 2019-2020. A list of organizations with specific services to support persons with disabilities includes, but may not be limited to, the following: • Redwood Coast Regional Center- prenatal diagnostic services, early intervention supports and services, lifelong individualized planning and service coordination, employment and day services, family support and residential care. • Manzanita Services- peer counseling, care management, life skills and SSI advocacy. • Redwood Community Services — adult behavioral health therapy, specialty mental health, whole person care and therapeutic behavioral services. Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning and other land -use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have already been developed to accommodate residents with mobility impairments. The City allows homeowners to build ramps into single-family dwellings to allow first floor access for physically disabled residents. Such ramps or guardrails are permitted to intrude into the standard setbacks required under zoning, and are subject only to a building permit. This provision eliminates the need to obtain a zoning variance. 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 382 of 537 1 1 Efforts to Remove Regulatory Constraints for Persons with Disabilities The State has removed any City discretion for review of small group homes for persons with disabilities (six or fewer residents). The City does not impose additional zoning, building code, or permitting procedures other than those allowed by State law. There are no City initiated constraints on housing for persons with disabilities caused or controlled by the City. The City does not have siting requirements between group homes, defined in the City's Zoning Code as Community Care Facilities. Zoning and Other Land Use Regulations As part of this Housing Element Update, the City conducted a comprehensive review of its zoning laws, policies and practices for compliance with fair housing laws. The City has not identified any zoning or other land -use regulatory practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals. The City of Ukiah defines "family" as an individual, or two (2) or more persons living together as a single household within a dwelling unit. 3. Large Households Large family households are defined by the U.S. Census Bureau as households containing five or more persons. Due to the limited supply of adequately sized units to accommodate large family households, large families face an above-average level of difficulty in locating adequately -sized, affordable housing. Even when larger units are available, the cost is generally higher than that of smaller units. The lack of supply, compounded with the low -incomes of larger families, results in many large families living in overcrowded conditions. According to the 2012-2016 American Community Survey, of the 2,252 householders living alone, 64.7 percent were renters and 35.3 percent were owners. At 53.1 percent, renters also comprised a higher number of large households, compared to 46.9 percent of owners with large household sizes. Household Size Householder living alone 2-4 persons Large households (5+ persons) TABLE 2.18 HOUSEHOLD SIZE BY TENURE (2016) Total Owner Occupied Number Percent 796 35.3% 1,565 55.6% 281 46.9% Source: 2012-2016 American Community Survey 2019-2027 City of Ukiah Housing Element Adopted , 2019 Total Renter Occupied Number Percent 1,456 64.7% 1.252 44.4% 318 53.1% Totals Number Percent 2,252 100% 2,817 100% 599 100% Page 383 of 537 Resources Low and moderate income Targe households can benefit from many of the same programs (outlined in this section under other special needs groups) that benefit other special needs households. The City uses CDBG, HOME, and Ukiah Housing Trust Funds to assist in the construction of family housing and provide first-time homebuyer assistance to qualified families. 4. Single -Parent households Single -parent households, particularly female -headed families with children, often require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. These households often have Tess income compared to two-parent households. According to the 2010 U.S. Census, an estimated 21 percent of Ukiah households were headed by single parents (Table 2.19). Per the 2012-2016 American Community Survey (Table 2.20), households headed by women with children comprised approximately 19 percent (661 households) of all households in Ukiah and households headed by women without children comprised 5.3 percent (179 households). Out of the 31% of Ukiah households living below the poverty line, 11% were female -headed households. Ukiah Mendocino County Fort Bragg Willits Source: 2010 U.S. Census TABLE 2.19 SINGLE -PARENT HOUSEHOLDS (2010) Total Households 6,158 34,945 Ukiah Single - Parent Households 1,294 6,135 Percent Total Households 21.0% 17.6% Percent Single - Parent Households 44.4% 37.4% 2,863 537 18.8% 45.4% 1,914 463 24.2% 41.9% TABLE 2.20 FEMALE -HEADED HOUSEHOLDS (2016) Female -headed Households with Children Number Percent 661 19.4% Mendocino County 1,398 9.9% Fort Bragg 240 15.6% Willits 250 22.89% Source: 2012-2016 American Community Survey Resources Female -headed Households without Children Number Percent 179 5.3% 863 6.1% 115 7.5% 110 10.1% Female -headed Households under the Poverty Level Number Percent 386 791 153 116 11.0% 6.0% 10.0% 11.0% Total Families under the Poverty Level Number Percent 1,062 31.0% 2,573 18.0% 419 27.0% 365 33.0% The City has provided first time homebuyer loans to single -parent households in the past through CDBG and HOME -funded programs. Additionally, several local organizations provide social services to assist female -headed households and other special needs households: 2019-2027 City of Ukiah Housing Element Adopted 2019 • 1 1 Page 384 of 537 1 • Redwood Community Services (Family Strengthening Services Program and Crisis Line) • FIRST 5 Mendocino Family Resource Services • Pinoleville Native American Head Start & Early Head Start • North Coast Opportunities Head Start Child Development Program • Mendocino County Department of Social Services 5. Farmworkers Ukiah is located in the most urbanized portion of Mendocino County paralleling the Highway 101 corridor. There are no working farms within the City limits, but there are working orchards and vineyards adjacent to the City, particularly to the east along the Russian River. The Assessment of the Demand for Farm Worker Housing and Transportation in Mendocino County prepared in 2008 by the California Institute for Rural Studies found that in 2006, there were 4,163 farm workers in Mendocino County. Of those, 1,416 worked in Mendocino County for seven months or more, 673 worked in Mendocino County for 3 to 6 months, and 2,074 worked in Mendocino County for less than three months. The Assessment found that the majority of farm workers Mendocino Countywide lived in single family residences, rented individual rooms in single family residences, and lived in labor camps, apartments or trailers. The Assessment also found that 47 percent of farm workers lived in the Ukiah Valley. The U.S. Department of Agriculture (USDA) completed an Agricultural Census in 2012. The number of farmworkers had increased to 5,314 since the 2006 Study by the California Institute for Rural Studies. The USDA Census also reported 498 total farms in Mendocino County. There were 376 permanent farmworker employees living in 21 permanent employee housing facilities, and 183 seasonal farmworker employees living in a total of 8 seasonal employee housing facilities in Mendocino County. 559 total employees lived in a total of 29 employee housing facilities. Additional information regarding farmworkers is contained in Table 2.20. TABLE 2.21 FARMWORKERS BY DAYS WORKED (MENDOCINO COUNTY) 150 Days or More ----.-.._.----- Farms 252 Workers 1,442 ------------- Farms with 10 or More Workers Farms 44 Workers 929 Fewer than 150 Days Farms 407 Workers 3,872 Based on this information, it is concluded that the majority of farm workers who live within the City limits live in single family homes, apartments, or mobile homes/trailers. According to the 2009-2017 ACS, 352 persons, or 5.2 percent of the City's labor force, were employed in the agriculture, forestry, fishing, hunting, and mining industry (see Table 2.8). 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 385 of 537 Resources State Public Health and Safety Code Section 17021.5 requires employee housing with accommodations for six or fewer employees be allowed by right and treated as a single family residence rather than a dormitory, boarding house, hotel or other similar term implying that the employee housing is a business run for profit. The City zoning ordinance allows single family residences by right in the R-1 (Single Family Residential) zoning district. The R-1 zoning district does not limit the number of persons living in a residence, or preclude a group of employees, students, or other non -related persons from occupying the residence. In both the R-2 (Medium Density Residential) and R-3 (High Density Residential) zoning districts, single family dwellings, duplexes, condominiums, apartment houses, and room and board residences are allowed by right without the requirement for a use permit. Additionally, single family residences and accessory (second) dwelling units are allowed by right in the C -N (Neighborhood Commercial) zoning district, and condominiums and accessory dwelling units (ADUs) are allowed by right in the C-1 (Community Commercial) zoning district. ADUs are also allowed by right in the C-2 (Heavy Commercial) zoning district. The City zoning ordinance also contains an Agriculture Exclusive (A-E) zoning district. While no land within the City is zoned A-E, the regulations allow by -right "one family dwellings, trailers and accessory buildings, and farm buildings of all kinds..." Nothing in the statutes limits the number of dwelling units or how many persons can occupy the units. This includes bunkhouses of 36 beds or Tess and up to 12 units of farmworker housing in all zones that allow agricultural uses in the same manner other agricultural uses are allowed, as defined in Health and Safety Code 17021.6. Because of the flexibility inherent throughout the City's zoning code related to housing for farmworkers and the relatively small size of the City's farmworker population, the housing needs of this group are addressed through its standard affordable housing strategies. 6. Homeless "Homelessness" as defined by the U.S. Department of Housing and Urban Development (HUD), describes homeless individuals (not imprisoned or otherwise detained) who: • Lack a fixed, regular, and adequate nighttime residence and includes a subset for an individual who resided in an emergency shelter or a place not meant for human habitation and who is exiting an institution where he or she temporarily resided; • Will imminently lose their primary nighttime residence; • Are unaccompanied youth and families with children and youth who are defined as homeless under other federal statutes who do not otherwise qualify as homeless under this definition; and • Are fleeing, or are attempting to flee, domestic violence, dating violence, sexual assault, stalking, or other dangerous or life-threatening conditions that relate to violence against the individual or a family member. In 2018, the County of Mendocino contracted with Robert Marbut, Ph.D. to produce a report on homelessness in Mendocino County. Titled "Homelessness Needs Assessment and Action Steps for Mendocino County," the report presented observations and findings, and 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 386 of 537 recommended a series of action steps for addressing homeless issues Countywide. Both the Mendocino County Board of Supervisors and Ukiah City Council adopted the report, but most of the recommendations were primarily applicable to the County because the County is the jurisdiction that facilitates and oversees the existing services to address homelessness. The 2018 Homelessness Needs Assessment completed by Dr. Marbut counted between 172 and 188 individuals experiencing homelessness in Ukiah. Previously, the 2017 Mendocino County Point -in -Time (PIT) Count reported a total of 1,238 homeless individuals in Mendocino County. This consisted of 113 individuals in an emergency shelter, 47 in transitional housing, and 1,078 who were unsheltered. Of these homeless individuals, the PIT count reported 824, or 67 percent, were male and 1,026, or 83 percent, were white. The PIT Count did not separate by location in their totals. Resources The County of Mendocino has primary responsibility for providing regional homeless services. Ukiah is part of the Mendocino County Homeless Services Continuum of Care (MCHSCoC) system that provides services for the homeless and is comprised of local government jurisdictions and government agencies, nonprofit service and housing providers, and organizations from the faith community. Additional resources consist of emergency day and overnight shelters, transitional housing, emergency and supportive services, hotel vouchers, and other voucher assistance programs. Below is a list of homeless supportive services in Ukiah. Emergency Shelters Emergency shelters offer temporary overnight sleeping accommodations for generally up to 30 days. Currently, one emergency shelter is operating in the City of Ukiah- the Homeless Services Community Center operated by Redwood Community Services. This facility provides overnight shelter for up to 60 individuals for a six-month period during the winter (November through April). The Homeless Services Community Center has also been approved for a Day Resource Center, which will provide social services and case management for homeless persons. The Day Resource Center is currently under construction. Transitional Housing Transitional housing is designed to be a bridge between shelter and permanent housing, providing housing for homeless persons for six months to two years. Transitional housing also typically integrates other "wrap-around" social services and counseling programs to assist in the homeless individual's transition to self-sufficiency. Transitional shelters offer housing, case management, and support services. A list of local transitional housing resources includes: • The Ford Street Project, Family Transitional Housing Program — serves up to six families with children under the age of 18; room and board is included in the program fees, which are paid for by the families. • The Ford Street Project, Unity Village — 12 two-bedroom units for families with children under the age of 18. 2019-2027 City of Ukiah Housing Element Adopted .2019 Page 387 of 537 A program has been added to review and amend the zoning code to allow both supportive and transitional housing in all residential zones pursuant to SB 2. Homeless Shelter Overlay District On September 2, 2015 the City Council adopted a homeless shelter overlay district, in accordance with the provisions of SB 2. The area of the overlay was preferred given its proximity to an emergency shelter that had ceased operations in 2012, during the previous Housing Element planning period. Analysis of Capacity and Suitability of Overlay to Accommodate Homeless Population Encompassing ±13.73 acres, the homeless shelter overlay district allows homeless shelters by right (without the requirement of a conditional use permit). There are nine separate parcels within the overlay district, all within the Heavy Commercial and Manufacturing zoning districts. None of the parcels are vacant, nor were they vacant at the time of adoption of the overlay district in 2015, but there is a Targe portion (±1 acre) of one parcel that has an open field. Improvements on the parcels include 6,000-23,000 square foot warehouses, single family residences, garages, barns, and a church. One of the parcels is currently the site of a residential substance use disorder' recovery treatment center. There are no active industrial uses or known environmental contamination, hazardous gases, air pollution, etc. The overlay zone has good proximity to public transit, located a quarter mile from one bus stop and a half mile from a second bus stop. The overlay zone is located approximately one mile from an existing job center and other public and private services. These services are accessible via public transit. Conversion of the warehouses into homeless facilities is possible within the overlay district. Utilizing the existing homeless facility on South State Street as a measure of realistic capacity for homeless shelters in the overlay district, the existing overlay district can accommodate 457 beds for homeless persons. However, given existing constraints within the district, the overlay district should be further evaluated to ensure its continued suitability. A program has been added to re-evaluate the Homeless Shelter Overlay District for possible amendment and consideration of options to maintain compliance with SB 2. Homeless facilities are also permitted in other zoning districts, upon approval of a use permit from the Ukiah Planning Commission, including: C -N (Neighborhood Commercial), C-1 (Community Commercial), C-2 (Heavy Commercial), PF (Public Facilities), M (Manufacturing), R-1 (Single -Family Residential), R-2 (Medium Density Residential), and R-3 (High Density Residential). E. Housing Stock Characteristics The characteristics of the housing stock, including type, age, condition, availability, tenure, and affordability are important in determining the housing needs for the community. This section explores each of those sections and analyzes if the current housing supply meets the needs of existing and future residents of Ukiah. 1. Housing Type 1 These centers may still be referred to as drug abuse centers. The US Department of Health and Human Services, Substance Abuse and Mental Health Services Administration now refers to drug abuse as "Substance Use Disorder". 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 388 of 537 California Department of Finance housing estimates in January 2018 show the majority (55 percent) of the City's housing stock is comprised of single family detached homes. The second most common type of housing was multi -family (19 percent). Between 2010 and 2018, there continued to be very few 2-4 unit complexes or mobile homes. It should be noted that these numbers do not reflect results from the City's adoption of a new accessory dwelling unit ordinance in late 2017, nor do they reflect the City's deployment of various initiatives related to a 2017 Housing Strategy. TABLE 2.22 HOUSING UNITS BY TYPE Type of Housing Number Percent Number Percent Single Family Detached 3,596 55% 3,600 55% Single Family Attached 412 6% 412 6% Two to Four Attached 839 13% 841 13% Five plus Attached 1,237 19% 1,279 19% (Multi -Family) _ Mobile Home 439 7% 440 7% Totals 6,523 100% 6,572 100% 2010 2018 Source: 2010 and 2018 California Department of Finance Population and Housing Estimates 2. Housing Stock Age and Condition If not properly and regularly maintained, housing can deteriorate neighborhood housing conditions, decreasing property values and impacting neighborhood pride and quality of life. Typically, housing over 30 years of age is more likely to have needs for rehabilitation. A Housing Conditions Survey completed by the City of Ukiah in 2008 revealed that 77 percent of the local housing stock was more than 25 years old. As depicted in Table 2.21, Ukiah's housing stock has further aged. Over 90 percent of all housing stock in the City of Ukiah was built in 1989 or earlier and is over 25 years of age. Only 3.3 percent of housing stock is newer (built in the year 2000 or later), and until quite recently very few new housing units were constructed. TABLE 2.23 HOUSING STOCK AGE Year Built Number of Units Percent 2010 and later 17 0.3% 2000 to 2009 191 3.0% 1990 to 1999 357 5.6% 1980 to 1989 1,346 21.2% 1970 to 1979 1,318 20.8% 1960 to 1969 675 10.7% 1950 to 1959 1,081 17.1% 1940 to 1949 700 11.0% 1939 or earlier 651 10.3% Total units 6,336 100% Source: 2013-17 American Community Survey, 5 -Year Estimates Please note: housing units were produced in 2010 and later that are not recorded on the above Table or below Figure. Data is used only from ACS for consistency purposes. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 389 of 537 FIGURE 2.1 HOUSING STOCK AGE DISTRIBUTION (2013-2017) 1600 • 1400 CO • 1200 'c 1000 M 800 5 600 m -0 400 = 2000 1. _Si Year Built Since the City has not completed a housing conditions survey since 2008, data was utilized from the 2008 Survey and cross-referenced with current local conditions observed by City of Ukiah Building Division staff and updated data within this Housing Element. Table 2.23 provides an estimate of current housing stock conditions. A program has been added for the City to complete a new housing conditions survey within the next Housing Element planning cycle. TABLE 2.24 HOUSING STOCK CONDITIONS Housing Type Sound Minor Moderate Substantial Dilapidated Total Single 2,528 939 510 35 0 4,012 Mobile 277 103 56 4 0 440 Duplex 530 197 107 7 0 841 Multifamily 806 299 162 12 0 1,279 Total 4,141 1,538 835 58 0 6,572 Percent 63.0 23.4 12.7 0.9 0.0 100.0 Sources: 2008 City of Ukiah Housing Conditions Survey, 2018 California Dept. of Finance, 2019 City staff survey The City of Ukiah Building Division operates a building code enforcement program in an effort to improve overall housing conditions in the community. Enforcement violations are investigated as complaints are received from residents. The City also provides housing rehabilitation assistance to lower income residents through the City's CDBG and HOME programs, as funding becomes available. 3. Housing Tenure and Availability Housing tenure and vacancy rates are important indicators of the supply and cost of housing. Housing tenure refers to whether a unit is owned or rented. a. Housing Tenure In 2000, there was close to an even distribution of owner -occupied and renter -occupied units in Ukiah, at 48.4 percent and 51.6 percent, respectively. By 2010, this trend had begun to shift, 2019-2027 City of Ukiah Housing Element Adopted 2019 1 1 Page 390 of 537 and Ukiah was a majority renter -occupied community (over 56 percent). Throughout this same period, Mendocino County was predominantly owner -occupied. TABLE 2.25 HOUSEHOLDS BY TENURE COMPARISON (2010 — 2016) 2010 2016 Number Percent Number Percent _ Ukiah Owner -occupied 2,673 43.4% 2,642 43.1% Renter -occupied 3,485 56.6% 3,492 56.9% Mendocino County Owner -occupied 20,601 59.0% 19,764 57.1% Renter -occupied 14,344 41.0% 14.830 42.9% Source: 2010 U.S. Census, 2012-2016 American Community Survey b. Vacancy Rates Vacancy rates are an important indicator of the adequacy of housing supply for all economic segments of the community. High vacancy rates usually indicate low demand, and low vacancy rates can indicate high demand and/or inadequacy of supply. Generally, a "healthy" vacancy rate for the single-family housing market is considered as two to three percent; and between seven and eight percent is considered sufficient for the multi -family housing market. According to the 2010 Census, the overall vacancy rate in Ukiah was 5.3 percent, including units vacant for seasonal or occasional use, rented and sold units that were vacant at the time of the Census, and other unclassified vacant units (see Tables 2.25 and 2.26). Additional vacancy data was obtained from the 2013-2017 American Community Survey, to demonstrate the vacancy rate over the last approximately 17 years. Vacancy rates in 2010 increased by nearly 100 percent compared to 2000, and this was likely due to the slumping economy at that time. As the economy has recovered, the vacancy rates have again approached 2000 levels (see Table 2.26). TABLE 2.26 OCCUPANCY STATUS OF HOUSING UNITS 2000 2010 For rent 54 136 For sale only 24 73 Rented or sold, not occupied 16 20 For seasonal, recreational, or occasional use 12 25 For Migratory Workers 0 0 All Other Vacant 46 76 Total 152 330 Source. 2000 and 2010 U.S. Census 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 391 of 537 TABLE 2.27 OVERALL VACANCY BY TENURE Year Built 2000 2010 2017 Rental vacancy rate 1.7% 3.7% 2.8% Owner vacancy rate 0.8% 2.6% 0.2% Overall vacancy rate 2.5% 5.3% 3.0% Source: 2000 and 2010 U.S. Census, 2013-2017 American Community Survey Understanding that Ukiah has low rental and owner vacancy rates seems to be a sentiment shared by the community. In 2018, a community housing survey was completed by the City. Over 70 percent of survey respondents listed the number one issue or barrier with obtaining suitable housing for their households as "home/rent prices" (54.9 percent) or "lack of available housing inventory" (17 percent). Similar comments were received at both housing workshops the City hosted to discuss and gather public input and ideas on the Housing Element Update. A copy of the full results of the survey is contained in Appendix B. The City has added an implementation program to address housing production overall. 4. Housing Costs and Affordability Median home prices in Ukiah and Mendocino County have been steadily increasing since the economic recovery. With the exception of 1 -bedroom units, rental prices have also increased. TABLE 2.28 CHANGES IN MEDIAN HOME SALES PRICES Jurisdiction 2017 Median Sale Price Ukiah $329,500 _ Mendocino County $340,850 Source: Zillow.com 2018 Median Percent Change in Sale Price Median Sale Price $350,350 6% $358,800 5% TABLE 2.29 CHANGES IN AVERAGE MONTHLY RENT PRICES City Unit Type 2015 2016 2017 Studio $963 $967 Ukiah 1 Bedroom $702 $640 $691 2 Bedroom $968 $973 $1,016 3 Bedroom $1,200 $1,268 $1,334 Studio - Fort Bragg 1 Bedroom $538 $615 $673 2 Bedroom $1,089 $1,071 $1,098 3 Bedroom $1,766 $1,698 $1,688 Source: 2013-2017 American Community Survey 2019-2027 City of Ukiah Housing Element Adopted 2019 1 1 Page 392 of 537 1 F. Assisted Affordable Housing Units Assisted housing developments, or "at -risk units," are defined as multifamily rental housing developments that receive government assistance under Federal, State, and/or local programs, and which are eligible to convert to market -rate due to termination (opt -out) of a rent subsidy contract, mortgage prepayment, affordability covenant, or other expiring use restrictions within 10 years of the beginning of the housing element planning period. The next "at -risk" housing analysis period is 2019-2029. State Government Code §65863.10 requires that owners of Federally -assisted properties provide notices of intent to convert their properties to market -rate 12 months prior and again at six months prior to the expiration of their contract, opt -outs, or prepayment. Owners must provide notices of intent to public agencies, including HCD and the local public housing authority, as well as to all impacted tenant households. There are three general cases that can result in the conversion of publicly assisted units: 1. Prepayment of HUD Mortgages: Section 221(d)(3). Section 202 and Section 236: A Section 221(d)(3) is a privately owned project where the U. S. Department of Housing and Urban Development (HUD) provides either below market rate loans or a subsidy to the tenants. With Section 226 assistance, HUD provides financing to the owner to reduce the costs for tenants by paying most of the interest on a market rate mortgage. Additional rental subsidy may be provided to the tenant. Section 202 assistance provides a direct loan to non-profit organizations for project development and rent subsidy for low income tenants. Section 202 provides assistance for the development of units for physically handicapped, developmentally disabled, and chronically mentally ill residents. 2. Opt -outs and expirations of project based Section 8 contracts: Section 8 Project Based Vouchers (Sec. 8) is a federally funded program that provides subsidies to the owner of a pre -qualified project for the difference between the tenant's ability to pay and the contract rent. Opt -outs occur when the owner of the project decides to opt -out of the contract with HUD be pre -paying the remainder of the mortgage. Usually, the likelihood of opt -outs increases as the market rents exceed contract rents. Other: Expiration of the low income use period of various financing sources, such as the Low -Income Housing Tax Credit (LIHTC), bond financing, density bonuses, California Housing Finance Agency (CFHA), Federal Home Loan Bank of San Francisco Affordable Housing Program (AHP), Veterans Assistance Supportive Housing (VASH) United States Department of Agriculture (USDA), Community Development Block Grants (CDBG) and Home Investment Partnerships Program (HOME) funds. Generally, bond - financed properties expire according to a qualified project period or when the bonds mature. Former properties funded with Redevelopment Agency funds generally require a minimum affordability term of 30 years. There are a range of publicly assisted rental housing affordable to lower and moderate income households in Ukiah. Table 2.27 provides a summary listing of affordable projects in the City. Overall, 52 projects totaling 537 rental housing units in the City include affordable units. 534 units are set aside specifically for lower and moderate income households. 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 393 of 537 TABLE 2.30 INVENTORY OF ASSISTED RENTAL HOUSING Project Name and Address Duane Hill Terrace 600 N Orchard Avenue McCarty Manor 741 Waugh Lane Orchard Manor 610 Orchard Avenue Orchard Village 548 Ford Street Creekside Village 751 Waugh Lane Jack Simpson 1051 North Bush Street North Pine Street 148 Gibson Street Walnut Village 1240 North Pine Street Gibson Court 148 Gibson Court Garden Court 875 S Orchard Avenue Willow Terrace 237 East Gobbi Street Holden Street 490 South Dora Summer Creek Village 755 Village Circle Ukiah Green C/O PPMG 1120 Mulberry Street Ukiah Green South C/O PPMG 1130 Mulberry Street 114 Poulos Court 1504 S Dora Street 1542 Lockwood Drive 195 Wabash Avenue #1 195 Wabash Avenue #2 195 Wabash Avenue #3 212 Irvington Drive 213 Irvington Drive 213 Tedford Avenue 214 Tedford Avenue 239 Burlington Drive 625 Leslie Street 627 Leslie Street 635 Leslie Street 637 Leslie Street 735 Cindee Drive 739 Cindee Drive 741 Cindee Drive Total Units 32 40 64 48 44 30 10 48 17 10 38 6 64 38 41 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2019-2027 City of Ukiah Housing Element Adopted , 2019 Assisted Units Funding Source(s) 32 40 63 47 CTCAC, HOME USDA/RD, Sec. 8, LIHTC USDA/RD, Sec. 8, LIHTC USDA/RD, Sec. 8, LIHTC 44 Sec. 8 30 10 48 17 10 38 6 64 Sec. 8 Sec. 8 Sec. 8 Sec. 8, HOME HOME LIHTC Sec. 8 LIHTC, HOME, Sec. 8 38 USDA 41 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 USDA Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Sec. 8 Earliest Date of Conversion 2067 2068 Perpetuity Perpetuity 2027 Perpetuity Perpetuity 2027 2031 2026 2074 Perpetuity 06/28/2059 2033 2035 Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity Perpetuity # of Units at Risk 0 0 0 0 44 0 0 48 0 10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Page 394 of 537 743 Cindee Drive 1 1 Sec. 8 Perpetuity 0 745 Cindee Drive 1 1 Sec. 8 Perpetuity 0 803 Cindee Drive 1 11 Sec. 8 Perpetuity 0 805 Cindee Drive 1 r 1 Sec. 8 Perpetuity 0 813 Cindee Drive 1 1 Sec. 8 _ Perpetuity 0 823 Cindee Drive 1 1 Sec. 8 Perpetuity 0 825 Cindee Drive 1 1 Sec. 8 Perpetuity 0 833 Cindee Drive 1 1 Sec. 8 Perpetuity 0 835 Cindee drive 1 1 Sec. 8 Perpetuity 0 College Court Apartments 7 7 Sec. 8 Perpetuity 0 1461 North Bush Street Sun House Apartments 170 Cleveland Lane 42 41 Total 616 613 Sources: 2019 City staff survey, California Housing Partnership Preservation of At -Risk Housing Sec. 8 VASH. LIHTC, AHP, County CDBG, City UHTF 2032 0 102 Within the 2019-2029 "at -risk" housing analysis period, three projects are considered at risk of converting to market -rate housing. These projects offer 102 housing units, and all 102 of the units are affordable to lower income households. Two of the projects, Creekside Village and Walnut Village, are affordable to households with project -based Section 8 rental subsidies. The third project. Garden Court, has expiration of an affordability restriction put in place by the developer's use of HOME funds for the project. In an interview with the property owner of Garden Court, the property owner stated they will make sure there is continued affordability, presumably in perpetuity. But the property owner also mentioned that the funding on this project is complex, which is complicated by being in the airport compatibility zone of the 1996 Airport Comprehensive Land Use Plan. Airport compatibility has been listed as a constraint in Section 5. Creekside Village is a 44 -unit apartment project constructed in 1983, with a project -based Section 8 contract for rent subsidies. Walnut Village is a 48 -unit apartment constructed in 1979 with a Section 8 contract also due to expire in 2027. The property owner, a locally based affordable housing developer and property management company, can choose to opt out of Section 8 or to renew the Section 8 with HUD. While the new Section 8 contracts are subject to a periodic renewal process. the approval is fairly automatic. If the property owner decides to allow the Section 8 program to lapse, the tenants would be notified and would have one year to relocate. Subject to funding availability, HUD and the local Housing Authority, the Community Development Commission of Mendocino County, would make Section 8 housing -choice vouchers available to the tenants. Tenants could decide to use the voucher at the project or at a different location. Costs of Construction/Replacement vs. Costs of Preservation In addition to identifying units at risk of converting to market rate housing, Government Code Section 65583(a)(8)(B) requires a comparison of costs to replace lost units through construction or rehabilitation to the cost of preserving the existing units. 2019-2027 City of Ukiah Housing Element Adopted .2019 Page 395 of 537 Using local data, the average new construction/development cost for multi -family rental housing is $347,437 per unit. For 102 at -risk units, this would require $35,538,574. The cost estimate includes land acquisition, construction costs, permits, on- and off-site improvements, and other related costs. By comparison, the estimated cost of preservation of multi -family rental housing is $200,221 per unit.2 For 102 at -risk units, preservation costs are estimated at $20,422,542. As can be seen from the estimates, the cost of preservation is far less than the cost of replacement of at -risk units. Another factor is that not all units identified as being at -risk are in need of rehabilitation, but may simply require acquisition in order to be preserved as affordable units. This will further reduce the costs of preservation. An At -Risk Unit Program was started during the 2014-2019 Housing Element but not fully established. Development of this program has been listed as a priority in this 2019-2027 Housing Element Update. It is expected that at a minimum, this Program will involve the City contacting qualified non-profit organizations or other agencies and exploring opportunities to assist and facilitate the ownership transfer of "at -risk" units. Potential funding sources may include programs operated and administered by the State Department of Housing and Community Development and Ukiah Housing Trust Fund. Further, the City of Ukiah is strongly committed to the preservation of affordable housing units and therefore has identified the following resources in an effort to save such at -risk units. Preservation Resources Efforts by the City to retain low-income housing must be able to draw upon two basic types of preservation resources: organizational and financial. A list of potential qualified entities for preserving at -risk units is contained in Appendix C. This list is periodically updated on the Policy & Research webpage of the California Department of Housing and Community Development. The following is a list of potential funding sources considered a part of the City's overall plan for preservation of at -risk units. The number and availability of programs to assist cities and counties in increasing and improving their affordable housing stock is limited and public funding for new projects is unpredictable. The following programs are local, State and federal programs. Some are managed locally by the City, under the auspices of the Ukiah Housing Trust Fund. 1) Home Investment Partnership (HOME) Program: This Program was created under Title II of the Cranston -Gonzales National Affordable Housing Act enacted on November 28, 1990. For the City of Ukiah, HOME funds are made available on an annual or bi-annual competitive basis through the HCD small cities program. Approximately $500,000 is available to develop and support affordable rental housing and homeownership affordability. Activities include acquisition, rehabilitation, construction, and rental assistance. The City uses HOME funds primarily for first-time homebuyers (homeownership assistance) and owner -occupied rehabilitation. Loan repayments received through these programs are reused to provide funding for additional activities. The City has also been awarded HOME funds for new affordable rental housing projects. 2) Community Development Block Grant (CDBG) Program: For the City of Ukiah, CDBG funds are made available on an annual or bi-annual competitive basis through the HCD small 2 This figure was calculated as follows: 1) cost of acquisition is an average of the price of all current multifamily housing properties on sale from a survey of Loopnet on July 4, 2019; 2) cost of rehabilitation is assumed to be 50 percent of the cost of acquisition; and 3) financing and other costs are assumed to be 15 percent of acquisition plus rehabilitation costs. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 396 of 537 cities program. Between $500,000 and $1 million is generally available to support affordable rental housing acquisition, reconstruction, and rehabilitation and homeownership affordability. Eligible activities are varied and include such activities as acquisition, infrastructure improvements, public facilities rehabilitation, public services, owner occupied housing rehabilitation, and homeownership assistance. Proceeds from those activities are deposited into a revolving loan fund established from low interest loans for rehabilitation and homeownership assistance and could be a potential resource for preservation activities. 3) City of Ukiah Low and Moderate Income Housing Asset Funds (LMIHAF): Bond proceeds from the City's former redevelopment agency have been deposited into the LMIHAF for use by the City's successor housing agency on affordable housing activities. Two-thirds of all LMIHAF funds must be utilized on activities for lower income households with gross annual income less than 60% of the area median income for Mendocino County. The City Council has authorized $500,000 for affordable housing activities in fiscal year 2019-20. LMIHAF funds can be utilized for a variety of programs, including but not limited to the following: • Rental Rehabilitation Programs • Acquisition/Rehabilitation Programs • Homeownership Assistance • Rental Housing Construction 4) Community Development Commission of Mendocino County Housing Authority (CDC Housing Authority): The CDC Housing Authority administers a variety of housing programs including Section 8, Shelter Plus Care. and Veterans Housing (VASH) rental assistance. The CDC Housing Authority also owns and manages affordable housing units throughout Mendocino County. 5) Community Reinvestment Act (CRA): Federal law requires that Banks, Savings and Loans, Thrifts, and their affiliated mortgaging subsidiaries, annually evaluate the credit needs for public projects in communities where they operate. Part of the City's efforts in developing preservation programs will be to continue to meet with local lenders to discuss future housing needs and applicability of the CRA Act. Although an unpredictable resource, it is important to maintain working relationships for future problem solving. 6) Low Income Housing Tax Credit Program (LIHTC): This program provides for federal and State tax credits for private developers and investors who agree to set aside all or an established percentage of their rental units for low-income households for no less than 30 years. Tax credits may also be utilized on rehabilitation projects, contributing to the preservation program. 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 397 of 537 SECTION 3: PROJECTED HOUSING NEEDS Under California law, every city and county has a legal obligation to respond to its fair share of the projected future housing needs in the region in which it is located. For Ukiah and other Mendocino County jurisdictions, the regional housing need allocation (RHNA) is determined by the Mendocino Council of Governments (MCOG), based upon an overall regional need number established by the State. The fair share numbers establish goals to guide local planning and development decision making. A. Regional Housing Needs Allocation In 2018, the MCOG in partnership with representatives from local city and County jurisdictions met and agreed upon the local fair share housing needs. TABLE 3.1 REGIONAL HOUSING NEEDS ALLOCATION 2019-2027 Income Category Units Very Low (0-50% AMI) 86 Low (51-80% AMI) 72 Moderate (81% to 120% AMI) 49 Above Moderate (120°/x+ AMI) 32 Total 239 Note: Units serving extremely low-income households are included in the "very low' category. To enable the City of Ukiah to meet RHNA goals, the City must evaluate its capacity to provide available sites to meet projected future housing needs. The City must demonstrate it has or will make available adequate sites with appropriate zoning and development standards and with services and facilities to accommodate the RHNA. TABLE 3.2 REGIONAL HOUSING NEEDS ALLOCATION COMPARISONS Years Very Low Low Moderate eTotal Moderate 2014-2019 11 7 7 20 45 2019-2027 86 72 49 32 239 The 2019-2027 Housing Element planning cycle is an eight-year period. However, even with this increase in the planning period of three years, housing production expected by HCD over the next eight years is substantially higher (more than 200 percent) than the 2014-19 Housing Element planning cycle. These numbers reflect the demand and need for housing in Ukiah, as reflected in the Housing Needs Assessment. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 398 of 537 B. Housing Needs for Extremely Low -Income Households Extremely low-income is defined as households with income less than 30 percent of Area Median Income (AMI). According to HCD, the area median income in the City of Ukiah as of April 26, 2018 (the date of the last release of median income data from the State) is $60,600 for a family of four. For extremely low income households, this results in an income of $25,100 or less for a four -person household. Many families and individuals receiving public assistance, such as social security insurance (SSI) or disability insurance are considered extremely low- income households. At the same time, a minimum wage worker could be considered an extremely low-income household with an annual income of approximately $22,000 or less. Food service workers making sandwiches at a local deli or preparing coffee at a local cafe could be earning $11 per hour. Pay in these types of jobs, which are fairly common in Ukiah, could qualify workers as extremely low income households. Existing Extremely Low Income Needs: In 2015, 840 extremely low-income households resided in the City, representing 14 percent of the total households. This was up slightly from 2014 when there were 819 extremely low income households, or 13 percent of total households. Most extremely low-income households are renters (785) and experience a high incidence of housing problems. For example, many of extremely low-income households faced housing problems (defined as cost burden greater than 30 percent of income and/or overcrowding and/or without complete kitchen or plumbing facilities) and most were in overpayment situations. See Table 2.14 for additional details. Projected Extremely Low Income (ELI) Needs: The Comprehensive Housing Affordability Strategy (CHAS) data indicates that there are 55 owner and 785 renter ELI households in the City of Ukiah. Of the ELI households, approximately 73 percent of owners and 69 percent of renters pay greater than 30 percent of their income on housing costs. To calculate the projected ELI housing needs, the City assumed 50 percent of its 2019-2027 low-income RHNA would be extremely low-income households. As a result, from the low income RHNA of 86 units, the City has a projected need of 43 units for extremely low-income households. Many extremely low-income households will be seeking rental housing and most likely facing an overpayment, overcrowding or substandard housing condition. Some extremely low-income households could also be special needs populations. To address the range of needs, the City will deploy a detailed housing plan including promoting a variety of housing types, such as single -room occupancy (SRO) units and small lot subdivisions. To address the housing needs of extremely low-income households, the City will continue programs and strategies created and deployed in the previous (2014-2019) planning period: 1. Identify and meet with nonprofit builders who specialize in building housing for extremely low-income households. This effort is designed to build a long-term partnership in development, gain access to specialized funding sources, identify the range of local resources and assistance needed to facilitate the development of housing for extremely low-income households, and promote a variety of housing types, including higher density, multifamily supportive, single room occupancy and shared housing. 2. Work in conjunction with other agencies to address the needs of the extremely low income households in the City. At least annually and on an on-going basis contact agencies and developers to facilitate implementing the program. Actions to be considered for inclusion in the program include prioritizing City funding, supporting grant 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 399 of 537 and other applications for funding, and exploring housing types and construction methods to promote housing for ELI citizens. 3. Deploy Ukiah Housing Trust Fund resources to assist in facilitating construction of new housing for extremely low-income households. 4. Support funding applications in support of new housing construction for ELI households. 5. Deploy residential rehabilitation programs through CDBG and/or HOME. C. Housing Production Since 2014 The City of Ukiah has implemented a variety of incentive -based programs over the preceding five years in an attempt to increase housing production for all economic segments of the community. These include creation of a housing trust fund- the Ukiah Housing Trust Fund, creation of a new Housing Division within the Department of Community Development, development and implementation of a new (2017) Housing Strategy designed to increase production of affordable and middle-income market -rate housing (see Appendix D), and deployment of other programmatic strategies. The result has been a significant increase in new housing construction starts, all of which are infill, as depicted below in Table 3.3. TABLE 3.3 HOUSING PRODUCTION (2014-2018) RHNA Total Income Level (2014- 2014 2015 2016 2017 2018 Total Units Remaining 2019) to Date RHNA (2014-2019) Very Low (0-50%) 11 0 31 0 0 37 68 0 Low (51-80%) 7 0 10 0 0 0 10 0 Moderate (81-120%) 7 0 0 0 0 35 35 0 Above Moderate (120% +) 20 0 5 7 4 16 32 0 Total Units 45 145 0 2019-2027 City of Ukiah Housing Element Adopted 2019 0 Page 400 of 537 1 1 1 SECTION 4: SITES INVENTORY AND ANALYSIS A. Approved Projects and Entitled Units Since the Housing Element planning period begins August 15, 2019, the City of Ukiah can take RHNA credit for new units approved or planned as of August 15, 2019. City staff compiled an inventory of all residential projects with a housing component that are, as of August 15, 2019, approved or planned and anticipated to be built by the end of the current Housing Element planning period (August 15, 2027). For approved and planned projects, deed -restricted affordable units are inventoried as lower-income. An entitlement was approved on February 28, 2018 by the Ukiah Planning Commission for Ukiah Senior Apartments, to be located at 763 South Oak Street. This will be a 31 -unit apartment complex, with 30 units for low-income senior households and one manager's unit. The City applied for and was awarded $5.1 million in Home Investment Partnerships (HOME) Program funds to assist the developer in funding the project. The project is anticipated to begin construction in 2019-2020 and will be completed well before August 15, 2027. B. Vacant and Underutilized Land Government Code Section 65583.2(c) requires as part of the analysis of available sites that the City of Ukiah demonstrate the projected residential development capacity of the sites identified in the housing element can realistically be achieved. The City must also determine whether each site in the inventory can accommodate some portion of its share of the regional housing need by income level during the planning period. The inventory must include the following: • Vacant and underutilized sites zoned for residential use; • Vacant and underutilized sites zoned for nonresidential use that allow residential development or can be redeveloped for residential use; • A list of properties by assessor parcel number (APN); • The size, general plan designation, and zoning of each property; • A description of environmental constraints; • A description of existing planned water, sewer, and other dry utilities supply, including the availability and access to distribution facilities; parcels included in the inventory must have sufficient access to these services; • Sites identified as available for housing for above moderate -income households in areas not served by public sewer systems. This information need not be identified on a site- specific basis; • Number of units that can be "realistically accommodated"; and • A reference map that shows the location of all identified sites. 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 401 of 537 The City of Ukiah completed a new vacant and underutilized list and associated analysis as part of the Housing Element Update. The analysis identified vacant and underutilized sites within the current city limits, and then evaluated each site based on current zoning designations, documented constraints, and State requirements. This analysis found that the City has available capacity for housing suitable for low-income and very low-income groups (161 units) and available housing capacity suitable for moderate and above moderate -income groups (165 units). State law provides a default density which jurisdictions can use as a threshold to determine appropriate lower-income housing sites (includes very -low and low-income groups). For the City of Ukiah, sites allowing at least 15 dwelling units per acre (du/ac) are considered by the State to be appropriate for lower-income housing. The zoning districts of High Density Residential (R-3), Community Commercial (C-1), Heavy Commercial (C-2), Urban General (UG), Urban Center (UC), and Downtown Core (DC) can support lower-income housing since their maximum densities are 28 du/ac. State law also stipulates that sites for lower-income housing must be a half -acre or larger, unless the City is able to demonstrate that smaller sites were successfully developed during the prior planning period for an equivalent number of lower-income housing units. Generally, however, it is assumed that sites smaller than a half -acre are not large enough to accommodate multifamily units. Sites smaller than a half -acre typically accommodate single-family homes, duplexes, and fourplexes, which are assumed to be moderate -income housing types. This analysis was completed on a site specific level and some parcels smaller than one -half -acre were determined to be able to accommodate higher density. Small parcels under the same ownership on adjacent parcels may be consolidated into larger sites for identifying lower-income housing sites, provided the zoning allows the appropriate density. Methodology The site selection analysis was conducted using data from the City of Ukiah, Mendocino County, and the Federal Emergency Management Agency (FEMA). 1. Initial Site Identification Density Assumptions To begin, zoning districts were identified that allowed residential development. Only parcels within these zoning districts were studied for the sites inventory. Table 4.1 shows the zoning districts evaluated and their development assumptions. These densities and assumptions are consistent with development applications historically received within each zoning district. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 402 of 537 TABLE 4.1 ZONING DISTRICTS THAT ALLOW RESIDENTIAL DEVELOPMENT C. Max A. Zoning District B. Min Lot Size du/ac D. Min du/ac Single -Family Residential (R1 H) Hillside I 10,000 40.1 _ 6,000 7 1 3,000: 14 1 1,500 I 28 1 7,000 6 1 1,500 28 1 Heavy Commercial (C-2) 1,500 28 1 Downtown Zoning Code General Urban (GU) 4,500 28 10 Urban Center (UC) 4,500 28 ! 15 Downtown Core (DC) 2,500 28 '_ 15 Source: City of Ukiah Zoning Code. 2019 Note: Max and min du/ac refers to the maximum and minimum number of units permitted per acre. a measure of housing density. Single -Family Residential (R-1) Medium Density Residential (R-2) Districts High Density Residential (R-3) Neighborhood Commercial (C -N) Community Commercial (C-1) In calculating the number of units that could realistically be built on each site, the analysis started with the maximum density allowed within each zoning designation. As described in Section 5, due to the City nearing build -out, demand for housing citywide, and the City's commitment to housing production for affordable and middle-income households outlined in the City of Ukiah Housing Strategy it is reasonable to assume developers will seek to develop at the maximum allowable density. This includes commercial zoning districts that currently permit high density residential development. All multi -family projects developed in commercial zones within the last 5 years have either maximized density on the parcel and/or applied for an additional density bonus to further increase density (see Section 5- B.4. on page 82 for additional details). Next, a site specific analysis was completed to obtain realistic development capacity. This included analyzing existing use and development, surrounding uses, access, infrastructure capacity, slope and other environmental constraints, setbacks, landscaping and parking requirements. as well as allowable densities and building area required by code. In accordance with GC 65583.2(c)), vacant sites identified in the last two housing element planning periods or nonvacant sites identified in one housing element planning period identified to accommodate housing for lower income households were removed from the list. Identifying Vacant Sites An initial list of vacant parcels was identified using the Mendocino County Assessor parcel database (April 2019). Assessor's use codes for vacant parcels were as follows: • 00 — Vacant Residential • 10 — Vacant Commercial • 30 — Vacant Industrial 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 403 of 537 Additionally, parcels were identified where the improvement value equaled "$0" or "Unavailable" in the Assessor data, which suggested that the parcels could be vacant. Vacancy on these parcels was verified through a review of aerial photography. A field survey consisting of windshield surveying and site visits were also performed to verify the vacancy of parcels. Identifying Underutilized Sites An initial list of underutilized parcels was identified using the improvement values of each parcel provided in the Assessor data. Parcels identified where the improvement value was less than $20,000 suggested that the parcels were underutilized to a degree that would make them more likely to redevelop within the planning period. Site specific analyses and site visits were also preformed to verify the underutilization of parcels. 2. Constraints Airport Compatibility Based on the Mendocino County Airport Comprehensive Land Use Plan (ACLUP), airport compatibility zones around the Ukiah Municipal Airport create constraints on residential development, regardless of the underlying zoning district. • Zone A does not allow residential development, and therefore no parcels within Zone A were included in the inventory. • Zone B1 allows a parcel size of 10 acres with restrictions (Appendix D, ACLUP). For the purposes of this analysis, one unit is assumed per parcel. Zone B1 is appropriate for above moderate -income housing. • Zone B2 allows a minimum parcel size of 2 acres (Appendix D, ACLUP). For the purposes of this analysis, one unit is assumed per parcel. Zone B2 is appropriate for above moderate -income housing. • Zone C allows a maximum density of 15 du/ac which meets the default density requirement set by HCD for this area. Sites within Zone C can be counted toward the lower-income housing RHNA, depending on its underlying zone. In certain cases, such as in Low Density Residential areas where the maximum density is 7 du/ac, the allowed maximum density in the underlying zoning district would not qualify a site to be counted as lower-income housing. • Zone D has no restrictions other than uses that are hazards to flight, and so the underlying zoning district is relied upon to determine the allowed density. Table 4.2 summarizes the Airport Compatibility Zone Criteria used for this analysis. 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 404 of 537 TABLE 4.2 AIRPORT COMPATIBILITY ZONE CRITERIA Zone A B1 Location Runway Protection Zone or 0 within Building Restriction Line Maximum Maximum Persons Residential Per Acre Income Category Density Approach/Departure Zone and 10 acres Adjacent to Runway B2 Extended Approach/Departure 2 acres Zone C Common Traffic Pattem 15 du/ac 10 n/a 60 Above -Moderate 60 Above -Moderate 1501 Lower -Income D Other Airport Environs No Limit No Limit Any Many sites across all income categories had reduced capacity due to the lower maximum density requirements in Airport Compatibility Zones A, B1, B2, and C. For example, parcels with zoning that allow up to 28 du/ac but are also located in the B2 zone, are not suitable for lower- income housing because they are limited to one unit per 2 acres based on B2 zone criteria. Flood Zones The 1 -percent annual chance flood is also referred to as the base flood, or 100 -year flood. For this analysis, we considered the 100 -year flood zone to be a constraint to all residential development. The 100 -year flood zone contains Food Hazard Zones A, AE, V, and VE, as defined by FEMA. All parcels within the 100 -year flood zone were removed as being available sites. Steep Slopes Steep slopes were considered to be a constraint since these topographical challenges result in lower densities and necessitates specialized site design to accommodate for the terrain, resulting in a more expensive development process. Slope modeling data was not available for this analysis, however, all parcels within the Hillside District were considered to be constrained by steep slopes. Site specific analyses using City development standards were completed for each parcel containing steep slopes and a conservative estimate using two units per acre (although City code and General Plan allows 6 units per acre) was applied. This development intensity is consistent with other development currently existing within the Hillside zoning district. All parcels in the Hillside District are considered only for above moderate -income housing and were not considered to be suitable for housing lower-income groups. Fire Hazard Severe fire hazards exist west of the city, but not within city limits. This does not necessarily eliminate the fire risk to the potential sites, but for the purposes of this analysis, the sites were not considered to be constrained by fire hazard areas. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 405 of 537 Seismic Hazard The Alquist-Priolo fault line runs northeast of the City. However, no part of the City falls within the fault zone. Therefore, seismic hazards were not considered to be a constraint to residential development within the city. 3. Vacant and Underutilized Sites Inventory able 4.3 lists all parcels evaluated by APN, ownership, location, existing use, zoning, general plan designation, size, realistic development capacity, population, applicable income group category, and known constraints. Potential unit capacity is determined by multiplying acreage with the assumed buildout density as described above. All sites can be accommodated by infrastructure, unless otherwise noted. In 2018, the estimated persons per household in Ukiah was 2.5 (California Department of Finance). Potential unit capacity is multiplied by 2.5 persons per unit to estimate the number of people each site could accommodate. Sites that are a half -acre or larger, are zoned to allow 15 du/ac or more, and are not constrained by the 100 -year flood, steep slope, or Airport Compatibility Zones A, B1, and B2, are categorized as suitable for housing very low- and low- income groups. Sites that are either smaller than a half -acre, are zoned to allow under 15 du/ac, and are not constrained by the 100 -year flood or Airport Compatibility Zone A are categorized as suitable for housing moderate and above -moderate -income groups. Figure 4.1 shows a map of all identified parcels and constraints. Figure 4.2 shows a map of identified vacant parcels. Figure 4.3 shows a map of identified underutilized parcels. 2019-2027 City of Ukiah Housing Element Adopted , 2019 0 Page 406 of 537 TABLE 4.3: VACANT AND UNDERUTILIZED INVENTORY Map ID APN Location Existing Use ZoningGeneral Acres Plan Realistic Square Development feet Potential units Population Income Group Constraints Notes Very-Low/Low Vacant Parcels 1 00230155 763 S Oak St 2 00237027 3 None Assigned. Corner of Clara & N Orchard 17903025 Vacant Vacant 700 E Vacant Peddns St C1 c 0.88 38,332 31 1 77 Very-Low/Low c C1 C 0.67 29,185 15 37 Very-Low/Low C1 C 1.24 54,014 25 4 17903028 730 E Perkins St Vacant C1 C 0.58 25,264 16 None 62 Very-Low/Low None 40 Very-Low/Low None 705 E 5 17906104" Perkins St Vacant Very-Low/Low Vacant Parcels Subtotal Moderate/Above-Moderate Vacant Parcels 6 00111126 None Assigned. Corner of Dora & N Spring C1 C 0.52 22,651 14 35 Very-Low/Low 3.89 Vacant R1 LDR 0.16 189,446 101 6,969 5 None Undeveloped but approved for an entitlement for Ukiah Senior Apartments (31 units) project in Feb 2018. Expected to be developed within 1-2 years. Undeveloped. Realistic development capacity- 22,806 sf available to build up to15 multi- family units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped. Realistic development capacity- 37,800 sf available for up to 25 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped. Realistic development capacity- up to 16 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Minor improvements including parking lot. Realistic development capacity for up to 14 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped and surrounded by single family dwellings (SFDs). Realistic development capacity- Mod/Above- based on lot restrictions site Mod None - could be developed with up to 2 units. Due to need for housing and citywide build -out, expected to be developed within planning eriod. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 407 of 537 Map ID APN Location Existing Zoning General Use Plan Acres 0.41 Square feet 17,859 Realistic Development Population PotentialGroup (units) Income Constraints Notes 7 00114239* 179 Park PI Vacant R1 LDR 2 5 Mod/Above- Mod None Mostly undeveloped but some topographical lot restrictions. Surrounded by SFDs. Realistic development capacity of up to 2 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 8 00114244 169 Park PI Vacant R1 LDR 0.27 11,761 2 5 Mod/Above- Mod None Undeveloped. Surrounded by SFDs. Could build up to 2 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 9 00114245 1696Park Vacant R1 LDR 0.24 10,454 2 5 Mod/Above-None Mod Undeveloped. Some lot restrictions including road access. Realistically could build 2 units- SFD and accessory dwelling unit (ADU). Due to need for housing and citywide build- out, expected to be developed within planning period. 10 00121404 None Assigned. Near S Barnes St 8 W Clay St Vacant R1 LDR 0.54 23,522 3 7 Mod/Above Mod D; None Undeveloped. Lot restrictions and zoning restrict number of units that can be realistically developed to 3. Could increase density if merging with parcel 00121409. Due to need for housing and citywide build -out, expected to be developed within planning period. 11 00125323 None Assigned. Oak Park Ave Between W Clay St & Jones St Vacant R1 LDR 0.47 20,473 3 7 Mod/Above- Mod D; None Undeveloped and surrounded by SFDs. Realistic development capacity for up to 3 units. Due to need for housingand citywide build -out, expected to be developed within planning period. 12 00142036 271 Mendo- cino PI Vacant R1 LDR 0.46 20,037 2 5 Mod/Above- Mod D; Slope Undeveloped. Although larger lot, topographical restrictions limit to realistic maximum of 2 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 2019-2027 City of Ukiah Housing Element Adopted , 2019 408 of 537 Map ID 2019-2027 City of Ukiah Housing Element Adopted 2019 APN Location Existing Use Zoning General Plan Acres Square feet Realistic Development PotentialGroup (units) Population Income Constraints Notes 13 00211480 None Assigned. Behind existing homes on Oak St. Vacant R1 LDR 0.15 8,464 2 5 Mod/Above- Mod None Nee( Undeveloped. Nee access but realistic develop 2 units- an ADU. Due to need and citywide build - to be developed wil Undeveloped; surro SFDs. Due to lot r maximum developr of 1 SFD and 1 AD need for housing ai expected developed within p Undeveloped. Due limitations realistic capacity is 1 unit. housing and citywic expected to be de .Tanning period. 14 00301059 1010 Helen Ave Vacant R1 LDR 0.15 6,534 2 5 Mod/Above- Mod D; None 15 00302124 None Assigned. Cochrane Ave Between 410 & 420 Vacant R1 LDR 0.14 6,098 1 Mod/Above- 2 Mod D; None D; Slope 16 00311056 None Assigned. At the terminus of Redwood Ave Vacant R1 LDR 0.29 12,632 2 5 Mod/Above- Mod Undeveloped. Exis constraints allow a development maxir Due to need for ho citywide build -out, ( developed within pl 17 00311079 1080 Helen Ave Vacant R1 LDR 0.50 21, 780 3 Mod/Above-realistic 7 Mod D; None Undeveloped flag 11 by SFDs. Due to to developme 3 units maximum. 1 for housing and cit) out, expected to be within planning per Undeveloped; sura SFDs. Due to lot si and access limitati( development capac units. Expected to I within the planning 18 00352055 None Assigned. Off of S Dora St Near Washingto n behind homes Vacant R1 LDR 0.16 6.969 2 5 Mod/Above- Mod D; None road ally could SFD and for housing out, expected thin planning unded by estrictions, ent capacity U. Due to nd citywide to be tanning period. to setback development Due to need for e build -out, veloped within ing slope realistic num of 2 units. using and xpected to be anning period. )t; surrounded limitations nt capacity is )ue to need vide build - developed od. unded by e, setbacks, ms, realistic ityisupto2 e developed period. Page 409 of 537 Map ID APN Location Existing Zoning General Use Plan Acres Square feet Realistic Development Population Potential units Income Group Constraints Notes 19 00352056 None Assigned. Off of S Dora St near Washingto n behind homes Vacant R1 LDR 0.15 6,534 2 2 Mod/Above- Mod Undevel 0035201 to lot siz D; None limitatior capacity Expecte the plana 20 00354065 None Assigned. On Cresta near Wabash. Adjacent 191 Cresta Dr Vacant R1 LDR 0.21 9,147 2 5 Mod/Above- Mod Undevel and sett develop D Slope more th for housi ; out, exp within pl 21 00354066 191 Cresta Dr Vacant R1 LDR 0.20 8,712 2 5 Mod/Above- Mod Undevel) and setb developr None more tha for housi out, exp( within 22 00357217 None Assigned. Cooper Ln near Betty St Vacant R1 LDR 0.19 8,276 2 5 Mod C pl< Undevelc and devsetbelopn developn more tha for housh out, expe within 23 00357218 None Assigned. Cooper Ln near Betty St Vacant Ri LDR 0.21 9,221 2 5 Mod/Above- Mod None pie Undevelc and sett)! developn more that for housir out, expe within 24 00309045 21 Betty Simc Vacant R2 MDR 0.13 5,662 1 2 Mod/Above- Mod C; Limitedacco access pia Undevelc access ai and reali; need for 1 build -out, developei 25 00211432 670 N State St Vacant C1 C 0.31 13,503 9 22 Mod/Above- Mod None Undevelo residentia 2019-2027 City of Ukiah Housing Element Adopted 2019 oped; similar to parcel i5 and same owner. Due e, setbacks, and access is, realistic development is up to 2 units. d to be developed within Hing period. oped. Lot size limitations acks set realistic ment capacity at not an 2 units. Due to need ing and citywide build- ctedeto be developed anning period. ped. Lot size limitations acks set realistic Hent capacity at not n 2 units. Due to need ng and citywide build- cted to be developed cnning period. sped. Lot size limitations acks set realistic Hent capacity at not n 2 units. Due to need ng and citywide build- cted to be developed inning period. rped. Lot size limitations acks set realistic lent capacity at not n 2 units. Due to need g and citywide build- cted to be developed nning period. ped. Parcel has some d lot size limitations tically could date one SFD. Due to lousing and citywide expected to be d within planning period. ped, surrounded by I development. 4110 1.410 of 537 Map ID APN Location Existing Use Zoning General Plan Acres Square feet Realistic Development Potential units) Population Income Group Constraints None Notes Realistic up to 9c housing expecte, ,planninc Undevel resident Realistic up to 9 i housing expecte planninc Undevel limitatioi 4,550 sf develop capacity for hous out. exp within pl 26 00214611 528 N 1 State St Vacant C1 C 0.31 13,815 9 22 Mod/Above- Mod 27 00230153 638 S State St Vacant C1 C 0.26 11,325 3 7 Mod/Above- Mod C 28 00204047 None Assigned. On Low Gap Rd in between N State St & Mazzoni St Vacant C2 C 0.21 9,147 6 15 Mod/Above- Mod None Undevel realistic up to 6 i housing expecte planninc 29 00228110' 190 Cleveland Ln Vacant C2 C 0.19 8,403 6 15 Mod/Above- Mod None Undeve limitatio develop more th for hous out, exp within 30 00313065 1137 S Dora St Vacant CN C 0.41 17,859 6 15 Mod/Above- Mod D; None Undeve limitatio 300 sf a Realists not mor need for build-ou develop Undeve omme allows 31 00226307 None Assigned. Corner of Vacant GU C 0.10 3,257 2 5 Mod/Above- Mod C 2019-2027 City of Ukiah Housing Element Adopted , 2019 zIly could accommodate snits. Due to need for and citywide build -out, 1 to be developed within period. oped, surrounded by al development. ally could accommodate snits. Due to need for and citywide build -out, 1 to be developed within period. oped but given lot s and setbacks only could be realistically ed, setting maximum at 3 units. Due to need ing and citywide build- ected to be developed anning period. oped, narrow lot sets development capacity at snits. Due to need for and citywide build -out, 1 to be developed within period. loped. Existing lot ns sets realistic ment capacity at not an 6 units. Due to need ing and citywide build- ected to be developed planning period. loped; but existing lot size ns and setbacks removes nd zoning limits density. c development capacity is than 6 units. Due to housing and citywide t, expected to be ed within planning period. loped; surrounded by rcial development. Zoning up to 28 du/acre but lot • Page 411 of 537 Map ID Location Existing Use W Clay St & S Oak St Zoning General Plan Acres Realistic Square Development population Income feet Potential Group (units) Constraints Notes 32 00350014 None Assigned. Access from Helen Ave and Foothill Ct Vacant R1 LDR 7.56 329,313 12 30 Mod/Above- Mod Slope 33 00104002** None Assigned. Access off Vacant of W Stanley St R1H LDR 36.97 1,610,413 Mod/Above- Slope; Mod infrastructure 00104065** 500 Lookout Vacant Drive 2019-2027 City of Ukiah Housing Element Adopted 2019 R1H LDR 6.29 273,992 Mod/Above- Mod Slope; infrastructure and setback limitations limit realistic development capacity to 2 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Existing slope constraints allow for 299,000 sf (6 ac) of lot to be developed. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre setting realistic development capacity at 12 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with a 5 acre lot; 2 units are possible on this parcel and are expected to be developed within the planning period given need for housing and citywide build -out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the planning II.412 of 537 Map ID APN Location Existing Zoning Use General Acres Plan Square feet Realistic Development Potential units) Population Income Group Constraints Notes period gi and cityv 35 00104082** 360 S Highland Ave Vacant R1H LDR 29.63 1,290,682 12 30 Mod/Above- Mod Slope; infrastructure Undevel steep sic Plan alto acre, giv developr well ase constrair capacity roughly a maxim possible expecte( the plani for housi out. Undevel steep sl Plan all acre, gi develop well as constrair capacity roughly a maxi on this be devel g • and city • Undevel steep sl Plan all acre, gi develop well as i capacity roughly ' a maxi on this be devel g I and citywr 00104084** ' None Assigned. Access from Highland Ave Vacant R1H LDR 10.08 439,084 4 10 Mod/Above- Mod Slope; infrastructure 37 00104088" None Assigned. Access from Highland Ave Vacant R1H LDR 8.45 368,081 4 10 Mod/Above- Mod Slope;constrai infrastructure 2019-2027 City of Ukiah Housing Element Adopted 2019 ven need for housing vide build -out. oped but constrained by apes. Although General ws up to 6 units per en other residential Hent in this district, as xisting lot limitations and its, realistic development has been calculated at du/acre with 5 acre lots; um of 12 units is on this parcel and is i to be developed within ging period given need ng and citywide build- oped but constrained by opes. Although General ows up to 6 units per ven other residential develop' in this district. as E lot limitations and nts, realistic development has been calculated at 2 du/acre with 5 acre lots; mum of 4 units is possible parcel and is expected to loped within the planning ven need for housing wide build -out. oped but constrained by opes. Although General ows up to 6 units per ven other residential ment in this district, as E lot limitations and nts, realistic development has been calculated at 2 du/acre with 5 acre lots; mum of 4 units is possible parcel and is expected to loped within the planning iven need for housing de build -out. Page 413 of 537 Map ID APN Location Existing Zoning General Acres Use Plan 38 00104092 335 Janix Dr Vacant R1H LDR 4.77 Realistic Square Development feet Potential units) 207,781 Population 20 Income Group Constraints Notes Mod/Above- Mod Slope; infrastructure 39 00104093** 335 Janix Dr Moderate/Above-Moderate Vacant Parcels Subtotal Very-Low/Low Underutilized Parcels 40 00304079; 00304077'; 00304078*; 210 E Gobbi St Vacant Underutilized R1H C1;C2 LDR 4.86 211,701 115.43 5,000,718 124 308 2.4 22,098 36 Mod/Above- Slope; Mod infrastructure 90 Very-Low/Low B2 2019-2027 City of Ukiah Housing Element Adopted 2019 Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre; a maximum of 8 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build -out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build -out. Underutilized; existing community garden on-site. Application for $500,000 in Ukiah Housing Trust Fund received in 2018 for 40 low income housing units but due to airport constraints, realistic development potential is 36 units. This site consists of three parcels suitable for development. Two of the parcels, 00304077 and 00304078, were listed in the prior planning period. The third parcel, 00304079, was not listed. However, realistically all three • 10111/414 of 537 Map ID APN Location Existing Use ZoningGeneral Acres Plan Realistic Square Development population Income feet Potential Group (units) Constraints Notes 41 00357407"" 817 Waugh Ln Underutilized R3 HDR 1.66 72,309 24 60 Very-Low/Low C parcels will be developed at one time and this will also maximize development potential on the site. Program 2h to allow by right housing development on these parcels has been added. Due to need for housing and citywide build -out, expected to be developed within planning period. Underutilized with existing SFD and minor outbuildings. Existing topographical and lot limitations, plus airport constraints, set realistic development capacity at up to 24 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Very-Low/Low Underutilized Parcels Subtotal Mod/Above-Mod Underutilized Parcels 42 00104061 None Assigned. Parcel off of Hillview Ave Underutilized R1 LDR 3.23 140, 698 14 35 Mod/Above- Mod D; None 43 00125129 438 Mc peak St Underutilized 2019-2027 City of Ukiah Housing Element Adopted , 2019 R1 LDR 0.18 7,840 Mod/Above- Mod D; None Partially developed with residential and/or commercial. Due to existing lot limitations, approximately 30% of the lot has been removed for potential development capacity. Lot area for development is expected to be 87,000 sf and would accommodate up to 14 units. Due to need for housing and citywide build -out, expected to be developed within planning .eriod. Partially developed with residential and/or commercial. Existing lot limitations and development set future realistic development capacity at 1 unit. Due to need for housing and citywide build -out, expected to be developed within planning period. Page 415 of 537 APN 00126618 Location 611 W Clay St Existing Zoning General Use Plan Underutilized R1 LDR Ac res Square feet 0.29 12,632 Realistic Development Potential units Population 45 00142034 275 Mendocin o PI Underutilized R1 LDR 0.98 42,688 15 Income Group Constraints Notes Mod/Above- Mod D; None Mod/Above- Mod D; Slope Partially developed with residential and/or commercial. Given existing development on site, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations including slope constraints, realistic development capacity anticipated at no more than 6 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 46 00142041 145 Mendocin o PI Underutilized R1 LDR 0.84 36,590 12 Mod/Above- Mod D; Slope 47 00113052 1217 W Standley Ave Underutilized R1H LDR 1.18 51,400 2.5 Mod/Above- Mod Slope 48 00212404 217 Ford St Underutilized R2 MDR 0.22 9,583 Mod/Above- Mod None 2019-2027 City of Ukiah Housing Element Adopted , 2019 Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations including slope constraints, realistic development capacity anticipated at no more than 5 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus topographical limitations, realistic development capacity is 411 416 of 537 Map ID APN Location Use Existing Zoning General Acres Square Realistic DevelopmentoPolpulation Incomeo (units) Constraints Note i no mo need 1 build -c develc Partial reside Given site pl realist no mo need 1 build-( develc Partia reside Given site pl realist 1 SFE to ne build- devel 49 00213309 308 Clara Ave Underutilized R2 MDR 0.22 9,582 3 7 Mod/Above- Mod None , 50 00215305 221 Norton St Underutilized R3 HDR 0.46 20,037 2 5 Mo�d�Ab°ve None 51 00208004 170 Low Gap Rd Underutilized C1 C 0.17 7,405 4 10 Mod/Above- Mod/Above- Mod None Partia reside parcel unde devek units devek perio 52 00211436 678 N State St Underutilized C1 C 0.22 9,583 1 2 Mod/Above- Mod None Partia reside Given site pl devek Due to citywi Bevel 2019-2027 City of Ukiah Housing Element Adopted , 2019 re than 3 units. Due to or housing and citywide ut, expected to be ped within planni • •eriod. ly developed with ntial and/or commercial. existing development on s topographical limitations, c development capacity is re than 3 units. Due to or housing and citywide gut. expected to be sped within planning period. Ily developed with ntial and/or commercial. existing development on us slope limitations, c development capacity is and 1 ADU (2 units). Due ed for housing and citywide out. expected to be oped within planning period. Ily developed with ntial and/or commercial but is largely veloped/vacant. Realistic opment capacity is up to 4 and expected to be oped within the planning d. Ily developed with ntial and/or commercial. existing development on us lot limitations, realistic opment capacity is 1 unit. need for housing and de build -out, expected to be oped within planning period. Page 417 of 537 Map ID APN Location Realistic Existing Zoning General Acres Square Development Use Plan feet Potential units Moderate/Above-Moderate Underutilized Parcels Subtotal Very-Low/Low Vacant Parcels Subtotal Moderate/Above-Moderate Vacant Parcels Subtotal Very-Low/Low Underutilized Parcels Subtotal Moderate/Above-Moderate Underutilized Parcels Subtotal 7.77 197,757 41 Population 100.5 Income Group Constraints Notes Totals Very-Low/Low Vacant + Underutilized Parcels Totals Moderate/Above-Moderate Vacant + Underutilized Parcels 3.89 169,446 101 115.43 5,000,718 124 4.06 94,407 60 7.77 197757 41 7.95 263,853 123.2 5,19,8475 161 165 251 308 150 100.5 401 408.5 LEGEND: Zoning: R1- Single Family Residential; R1 h -Single Family Residential, Hillside Combining District; R-2- Medium Family Residential; R-3- High Density Residential; C1- Community Commercial; CN -Neighborhood Commercial; C2 -Heavy Commercial; GU -General Urban; DC- Downtown Core; UC -Urban Center. General Plan: LDR- Low Density Residential; MDR- Medium Density Residential; HDR- High Density Residential; C - Commercial. Constraints (Airport Influence Zones): B2 -Extended Approach/Departure Zone; C -Common Traffic Pattern; D -Other Airport Environs. *= Identified in both 2009-2014 and 2014-2019 HE cycles ** = Neither of these sites were identified in the prior planning period. ***= R1H regulations require a 5 acre lot for parcels with 30-50% slopes. NOTE: All •arcels have access to infrastructure and utilities unless otherwise noted 2019-2027 City of Ukiah Housing Element Adopted 2019 NMI ii.418 of 537 FIGURE 4.1 VACANT AND UNDERUTILIZED SITES AND CONSTRAINTS Figure 3: SR.. sod CaratnIib wan Cor..., Taw */*** Dena /ours 01.00e — RIM Snpb Fax* neelOMR.y • Wade RI YIOn FrNT ReeW.Nl RT Melon D...rev ReeWrftl - RO - MyR Demry Reeannu E-2 CM- Wyownoca CanmauM - CI. CeRearMr Commrwl - CT- Mee77 Cq erar OD • ORA. Orton - UC . U.bn Cabr - DC • Deenben Core - 51-arwbcare.P PP P. =Mr Rpt • Piwww1 DerMuanent ReepeMW - POC - PRIN. DerMaORMM Com..Mrua 025 05 1� A w<e 20. TOM 2019-2027 City of Ukiah Housing Element Adopted , 2019 0 Page 419 of 537 FIGURE 4.2 VACANT SITES 42 figure L• UMerutIU sd Sites Ionics Deena • R114 - Sine Family Residential - .test 121 . Sege Freely ReaWanse RI- Umber Drury Reegentel -J RS - Iepe Demes Reeeenoal CM- Na+penrrooe Commerce - C1 . Communes Commerce C2. Items Commerce GU - Genera+ Lsban VC - Liman Canter N DC - Dow0oon Core - M - Mancradreep PF Poses FaoIy PDR - Planed Demeopnent Resdns* PDC - Planner Demeoomenl Commcoe, 075 05 D. 4rpe 20 MVP Iwo bum Umya*es 2011 I 2019-2027 City of Ukiah Housing Element Adopted 2019 1 1 Page 420 of 537 1 1 1 FIGURE 4.3 UNDERUTILIZED SITES 101 Fi(ure 1: Vaunt Shell Zoning Dictrkl ▪ Rtn . Segte FU0y Rt.0eneal• HA.* RI . Snde FUMY Rec4encr R2 . Morn Dowry Reea.Mai ME 03- NV DR.M GNAW,M U CH • NMyborrooa Cann:woo - CI - CommvaO Canmeroa, MO C2 NNey CennneraU ® DU -11U o.11/Gen ▪ UC • 000Ut Cent ▪ DC - Dreror' Coin M - Monolodunno ED OF - Palle FsaFO Ppl- Moroi De5MoO'.anl Rteetn4 MN PDC • P1U 0d DwUaen enl Comme.a. O D.tS D.S 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 421 of 537 SUMMARY OF FINDINGS According to the 2018 RHNA prepared by the Mendocino Council of Governments, the City of Ukiah is responsible for identifying adequate sites, with appropriate zoning, to support 86 very low-income housing units and 72 low-income housing units, for a total of 158 lower income housing units, and 49 moderate -income and 32 above moderate -income housing units, for a total of 81 moderate and above moderate housing units. This analysis shows that the city has capacity for 161 very -low and low-income housing units and 165 moderate and above -moderate income housing units. In 2018, the estimated persons per household in Ukiah was 2.5 (California Department of Finance). After applying this estimate to the maximum capacity for lower-income units, the city would be able to accommodate an additional 401 people in low and very -low-income housing, and 408 additional people in moderate and above -moderate -income housing. Table 4.4 shows a summary of these findings. TABLE 4.4 SUMMARY OF HOUSING CAPACITY BY INCOME LEVEL Very Low I Low I Moderate Above Moderate RHNA 86 72 49 Vacant Sites Capacity 101 Underutilized Sites Capacity 60 32 124 41 RHNA Total 158 81 1 Existing Capacity 161 165 Housing Capacity Surplus +3 +84 Population Capacity 401 408 Program Considerations Although there is enough capacity to meet and exceed the RHNA allocation, the City has added the following programs to more proactively plan for the provision of additional housing opportunities in the future: • Amend C1 and C2 Zones to allow by -right housing development, with objective design and development standards. This program would make it easier for developers to build housing and that lower income housing will be built on parcels zoned 01 and C2 within the planning period. This is especially relevant since all identified vacant parcels for lower income housing have 01 or C2 zoning. • Amend the R-2 Zone to allow up to 15 du/ac instead of 14 du/ac. This program would allow the City to use sites with R-2 zoning toward the lower income RHNA allocation, based on Ukiah's default density of 15 du/ac. This program would create more sites that allow by -right lower-income housing in the future. 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 422 of 537 1 • Amend the C -N Zone to increase residential density and allow similar housing types as allowed in R-2. This program would allow more housing types for moderate -income housing, which typically consists of small -lot single-family homes and smaller multifamily developments such as duplexes and fourplexes. 2019-2027 City of Ukiah Housing Element Adopted .2019 Page 423 of 537 SECTION 5: HOUSING CONSTRAINTS AND OPPORTUNITIES The City has regulatory constraints (fees/exactions and zoning standards) and environmental constraints like other communities in California. The environmental constraints include traffic, drainage/flood zones, mature trees, and airport compatibility. All of these constraints affect future development to varying degrees, and each site listed in the Vacant and Underutilized Land Survey (Appendix E), was examined not only for the presence of constraints, but to what degree the constraints would impact the future development of housing. The following sections provide an analysis of potential and actual constraints to housing development, as well as an evaluation of whether the potential constraint has been addressed through past policies or will need to be addressed in the future. Where needed, specific policies and programs to address identified constraints are outlined in the Housing Goals, Policies, and Programs section of the Housing Element Update. Additionally, this section summarizes opportunities for energy conservation, as they relate to new residential development in Ukiah. A. Governmental Constraints 1. Zoning Code Through its Zoning Code, the City of Ukiah enforces minimum site development standards for new residential uses. The City has lot coverage, setbacks, height limitations and other regulatory constraints to development. While these zoning standards are typical, the City does not have a Floor Area Ratio (FAR) standard, which limits development in other communities. The City also has a Planned Development overlay zoning classification, providing the opportunity for increased flexibility for development projects, a density bonus for new affordable housing projects, and allows high density residential uses within its commercial zoning districts. In 2018, as a part of the City's 2017 Housing Strategy, City Staff developed a residential density calculation ordinance applicable to mixed-use and medium density (R-2) residential projects. The impact of the ordinance was to increase density by at least one to three units per acre. The City's current zoning code allows for a variety of housing types throughout the City. Individual single family residences are allowed by right in all residential districts and within the Neighborhood Commercial (CN) district. Second dwelling units are allowed by right within all residential districts and commercial districts and accessory dwelling units (ADUs) are allowed by right in the Single Family Residential (R-1) zoning district. Multiple family residential apartment units are allowed by right in R-2 and R-3 zoning districts and permitted in all commercial zoning districts with the securing of a Use Permit. Table 5.1 includes a summary of permit type required for each housing type within each zoning district. Table 5.2 includes development standards within those districts. Figure 5.1 is a map of the zoning districts within the City. The City does not have any locally adopted ordinances such as an inclusionary housing ordinance or short-term rental ordinance that impact the cost or supply of housing. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 424 of 537 TABLE 5.1 PLANNING PERMIT REQUIREMENTS BY ZONING DISTRICTS R1 R2 R3 CN C1 C2 M R1 H GU UC DC Single Family Residence A A A A UP UP UP A A Manufactured Homes/ Factory Built Homes* Second/Accessory A A A A A A — UP A A Dwelling Unit Duplex A A UP — — j A A Condominiums UP A A A — UP A A Multifamily A A UP — A A Dwelling Groups UP UP — — — Mobile home park UP UP Mixed Use (Residential & — — UP UP UP A A A Commercial) 1 j NOTES: A (Allowed by right); UP (Allowed through approval of a Use Permit); — (Not allowed) Within the R2 zoning district single-family dwelling on a three thousand (3,000) square foot lot (1 side 0 lot line and 1 side 5 -foot setback provided that "0" lot lines are contiguous) may be allowed through obtaining a UP. Second/Accessory Dwelling Units are allowed on lots developed with a single-family residence. Within the GU. UC and DC zoning districts, mixed use residential/commercial is allowed on floors above the ground floor or behind a ground floor use. A major use permit is required to allow on the street frontage of the ground floor. Dwelling Group is defined as a group of three (3) or more single-family residences or two (2) or more detached duplex buildings, apartments, condominiums, and occupying a parcel of land in the same ownership and having any yard or court in common. Dwelling group does not include motels. " Manufactured homes must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974 (42 USC section 5401 et seq.), subject to the following regulations: A. Foundation System: The manufactured home shall be attached to a permanent foundation system approved by the city building official and designed and constructed pursuant to section 18551 of the State Health and Safety Code. B. Utilities: All utilities to the manufactured home shall be installed pursuant to City standard practices and policies. C. Permits: All applicable building, site development, and encroachment permits associated with development of residential property shall be secured prior to any on site construction. A A A 1 UP A 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 425 of 537 TABLE 5.2 RESIDENTIAL ZONING DISTRICTS AND DEVELOPMENT STANDARDS Zoning District R-1 Single Family Residential R-2 Medium Density Residential R-3 High Density Residential Front Yard Side Yard Setback Setback Rear Yard Setback Maximum Height Maximum Lot Coverage 20' 10' 30' for 5' for garages accessory buildings 20' 5' for accessory buildings 30' 20' for accessory buildings* N/A Required Site Area Max Density per General Plan 6,000 sq ft 7,000 sq ft. for corner lot 15' 25' for garages 10' 15' 30' 20' for accessory buildings* N/A 6 dwelling units per acre 6,000 sq ft 7,000 sq ft for corner lot 3,000 for multi- family Parking Required 2 on-site 14*** dwelling units per acre 2 Per duplex unit; 1 per bedroom for MFR C -N Neighborhood Commercial Zoning District 15' 25' for garages 5' 10' 40' 30' when abutting R-1 or R-2 N/A 6,000 sq ft 7,000 sq ft for corner lot 1,500 for multi- family 28 dwelling units per acre 2 Per duplex unit; 1 per bedroom for MFR 10' 5' 15' for 10' for second second story story Front Yard Setback Side Yard Setback 10' Rear Yard Setback 30' 20' for accessory buildings Maximum Height 40% Maximum Lot Coverage 7,000 sq ft Required Site Area 28 dwelling units per acre 2 Per duplex unit; 1 per bedroom for MFR Max Density per Parking General Plan Required 2019-2027 City of Ukiah Housing Element Adopted 2019 426 of 537 C -1 Community Commercial L.. C-2 Heavy Commercial P -D Planned Development 5' 5' for second story 5 5' for second story 0' unless abutting an R-1, R- 2, or R-3 parcel** 0' unless abutting an R-1, R- 2, or R-3 parcel To be To be determined determine in the d in the review review process process 0' unless abutting an R- 1, R-2, or R-3 parcel 0' unless abutting an R- 1, R-2, or R-3 parcel To be determined in the review process 50' N/A 40' 20' for accessory buildings N/A 6.000 sq ft 7,000 sq ft corner lot 1,500 for multi- family None for commercial 1,500 for multi- family (defaults to R3 standards) To be determined in the review process To be determined in the review process 28 dwelling units per acre 2 Per duplex unit; 1 per bedroom for MFR 28 dwelling units per acre 2 Per duplex unit; 1 per bedroom for MFR 1/2 acre unless located in the downtown and fulfills other criteria 28 or more units per acre Flexible NOTES: 1. * 20' or the maximum height of the main bulding whichever is ess. 2. ** If abutting an R-1, R-2, or R-3 parcel, then the setback for that residential district applies. 3. ***Application of the 2018 residential density calculation ordinance may yield up to an additional one to three units per acre, depending on lot size and characteristics of the property. 4. The B1 and B2 Airport Compatibility Zones list multiple story offices as "normally not acceptable." The B2 Infill Policy north of the airport limits buildings to two stories. 5. Various residential housing types are allowed or permitted in all of the above zoning districts 6. Parking requirements vary, but are generally less than nearby jurisdictions in an effort to reduce the size of parking lots and to discourage automobile use. 7. Deviation from lot coverage and parking standards are possible with discretionary review. 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 427 of 537 Downtown Zoning Code The Downtown Zoning Code (DZC) is a form -based code that was adopted in 2012, out of the 2009-2014 Housing Element. The DZC allows for residential development by right in most districts and contains a separate set of development standards. Table 5.2 shows a summary of these standards for density, height, and setbacks, and Figure 5.1 is a map of the zoning designations in the City (areas of the DZC are shown in purple). The DZC also contains specific development standards, such as for landscaping, architectural standards, building orientation. and pedestrian access. TABLE 5.3 DOWNTOWN ZONING CODE DEVELOPMENT STANDARDS SUMMARY 2019-2027 City of Ukiah Housing Element Adopted , 2019 • 1 1 1 Page 428 of 537 Standards GENERAL URBAN (GU) URBAN CENTER (UC) DOWNTOWN CORE Modification to (DC) Standard J RESIDENTIAL DENSITY (Also Subject to Airport Zone Restrictions) Minimum 10 units/acre 15 units/acre 15 units/acre Major Exception Maximum 28 units/acre 28 units/acre 28 units/acre Major Exception LOT STANDARDS (6) (Also Subject to Airport Zone Restrict ons) Lot Size — Interior 4,500 square feet 4,500 square feet 2,500 square feet Major Exception Lot Size — Corner 5,000 square feet 5,000 square feet 3,000 square feet Major Exception Lot Width 30 feet minimum 30 feet minimum 30 feet minimum Major Exception Lot Depth 70 feet minimum 70 feet minimum 70 feet minimum Major Exception Lot Coverage 70% maximum 80% maximum 90% maximum Major Exception BUILDING SITING (SETBACKS) Front _ 0 ft. minimum 10 ft. maximum 0 ft. maximum 0 ft. maximum 1 Major Exception Front with sidewalk cafe/shopfront 12 ft. maximum 12 ft. maximum 12 ft. maximum Major Exception Side 0 ft. minimum 10 ft. maximum 0 ft. minimum 10 ft. maximum 0 ft. minimum 6 ft. maximum Major Exception Rear 6 ft. minimum 6 ft. minimum 6 ft. minimum Major Exception Rear — corner lot no alley 6 ft. maximum 6 ft. maximum 6 ft. maximum Major Exception Rear — with alley 14 ft. from center line 14 ft. from center line 14 ft. from center line Major Exception BUILDING HEIGHT New building 2 stories minimum 2 stories maximum (8) 2 stories minimum 3 stories maximum (8) 2 stories minimum 4 stories maximum (8) Major Exception PARKING REQUIREMENTS Residential 1.5 per dwelling unit 1.0 per dwelling unit 1.0 per dwelling unit Major Exception 2019-2027 City of Ukiah Housing Element Adopted , 2019 • 1 1 1 Page 428 of 537 1 FIGURE 5.1 CITY OF UKIAH ZONING MAP Zones GU DC - uC CN _ C1 - C2 PF PD -Residential - PD.Commercfal ▪ M RI RIH R2 - R3 OHomeless Shelter Boundary Downtown Zoning Code Planned Development ▪ j Airport Compatibility Zone r I Uktah Gty Limit Phew' OsteslopoamE. (PM/ Inst Mar ZONING OMNMICt AalN011ENTI 0. Cly Zeas* Mop ear 2$151 we No 1155. adopted Aro 11 2035 Ore No Ileo. adpol ! 1pMrbr le. 2015 Coo No 1101. adpprd 3e010e10 1/, 2015 Coo No 1175. adopted F.Mer3 15 2011 t s 20 11 12 13 14 15 16 11 Y 19 20 11 22 23 24 Lae CONN Estates Unit L Phar Pr Let Cart Wates Ling L INN.II Sona Sonet mitt Stena Sunset, Linn 2 Sena Sunset. Unit 3 Serra Sunset 0.31a40 Sena Sunset Vinyard the. L4atet Lasa a, Phase 1 Vinyard thew [stoles Loud. Phase OrcNd vdtase Mall Green lbs. Grego South Clerla.3lone When Estates IYanSslde Wates 150N\dene SVvel tCaride) Mr/like Cmhre cwt Own Covell Neighborhood 12113/ ford Street Cottage Lane South stn unset !Syron ane Purport I ndustnd Fart PEP 'mutiny -- 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 429 of 537 Planned Development Combining District The Planned Development (PD) combining district contained in the Ukiah City Code is used as a tool to allow flexibility in design and development in order to promote economical and efficient use of land. It generally provides a method for deviating from standardized zoning requirements to foster well-planned, creative, and quality development projects. The PD tool is similar to an overlay zoning district that produces a result similar to a rezoning. For example, an affordable senior housing project applicant may propose to overlay the PD zone over an existing R-3 (High Density Residential) zoning district to reduce parking requirements, relax yard setbacks, and reduce access roadway widths. The application requires review and a public hearing by the Planning Commission and a final review and action by the City Council. Current zoning code regulations do not appear to represent a clear constraint to new housing development. Improvements to the zoning code such as the affordable housing density bonus, accessory dwelling unit ordinance, and residential density calculation ordinance have further reduced the potential for constraints and led to development of new housing throughout the City. Recently a developer praised the City of Ukiah for its proactive approach to removing potential constraints for housing development, stating an intention to seek out additional parcels in Ukiah for development of housing projects. Although the City has made good progress in recent years removing barriers to housing development and developing incentives to encourage future development, the City also seeks to proactively ensure the potential for additional housing opportunities in the future. As stated in Section 4, the City has added programs focused on removing constraints in the zoning code. 2. Parking Excessive parking requirements may serve as a constraint by increasing development costs and reducing the amount of land available for additional units or project amenities such as gyms and open space or common areas. The Ukiah City Code generally requires one parking space for one -bedroom apartment units and two spaces for two-bedroom apartment units. Mixed use projects containing a commercial component generally require one space per every 250 square feet of gross leasable space. Relief from parking requirements may be granted through the discretionary review process in some instances. In any district, the sum of the separate parking requirements for each use in a mixed residential/commercial project may be reduced by not more than 35% where day and night time uses offset parking demand based on documentation that supports a finding of reduced parking demand. In addition, Parking District 1 within the downtown area offers reduced parking requirements for projects near city parking Tots, projects containing pedestrian accessibility to services and projects within certain distances from transit stops. Parking District 1 also contains a variance procedure for further reductions. In any district, the Community Development Director may approve a reduction in parking requirements not exceeding thirty percent (30%) for housing projects with at least four living units reserved for seniors, disabled persons, emergency shelters, transitional housing, single room occupancies, or other special needs housing with reduced parking demand based on 2019-2027 City of Ukiah Housing Element Adopted 2019 • 1 Page 430 of 537 factors such as age of occupants, disabilities, household size, or other factors that support a finding of reduced parking demand. Regardless of the flexibility in parking standards mentioned above, City staff has heard from some multi -family housing developers, particularly those that construct housing for market -rate moderate -income households, that the City's parking standards may be unintentionally reducing the number of housing units feasible on a particular site. The City's 2017 Housing Strategy (see Appendix D) also addressed parking standards as a possible constraint to development of middle-income housing and an intention to explore flexible or other parking standards. Based on the aforementioned, existing parking standards have been identified as a potential constraint to housing development, especially for affordable and moderate -income market rate housing. Therefore, research of flexible or other parking standards has been listed as a Program under the Housing Goals, Policies, and Programs section and will be prioritized for completion within the first few years of implementation of the 2019-2027 Housing Element Update. 3. City Design Guidelines The City of Ukiah adopted Design Guidelines in 1992 to establish a vision for the City's design character. The Guidelines, although not prescribed as requirements, serve as a bridge between the goals in the General Plan and the requirements of the Zoning Code. The Guidelines are a necessary component of design review for commercial and residential development projects and establish a process for independent evaluation by an appointed Design Review Board, an advisory board to the Zoning Administrator and Planning Commission. City staff have heard from developers that the existing Design Guidelines do not provide prescriptive design standards and that the project review process is vague. To address these concerns City staff will work with the Design Review Board to seek and develop a set of clear objective design standards and ways to streamline the process. Although not necessarily a constraint to housing development, the design review process could be streamlined to save time during the development process. This has been listed as a Program under the Housing Goals, Policies, and Programs section. 4. Airport Influence Zones The Ukiah Municipal Airport is the largest airport in Mendocino County and provides an important regional service, both for public safety purposes and local economic development. Ensuring development that is compatible with existing airport environs is an essential function of the Mendocino County Airport Land Use Commission, which reviews projects under requirements in the existing Airport Comprehensive Land Use Plan. Adopted in 1996, the existing Plan sets both density and height limitations, including that three- story buildings (other than for public facilities) are disallowed in the B2 Infill area north of the airport. See Figure 5.2 for the Compatibility Zoning Map from the Mendocino County Airport Comprehensive Land Use Plan. Table 5.3 provides details on the compatibility criteria in each of the compatibility zones. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 431 of 537 FIGURE 5.2 UKIAH MUNICIPAL AIRPORT MASTER PLAN COMPATIBILITY ZONING MAP JULY 1998 • M I MO IY I� 1 ale 1.030 /0M 2019-2027 City of Ukiah Housing Element Adopted , 2019 1 • Page 432 of 537 1 1 1 TABLE 5.4 1996 AIRPORT COMPREHENSIVE LAND USE PLAN COMPATIBILITY CRITERIA (Excerpt from Table 2A of Plan) Airport Zone/Location Open Space Req. A — Runway Protection All Zone Remaining ' B1 —Approach / Departure Zone B2 — Extended Approach / Departure Zone 30% Required 30% Recommen ded Maximum Residential Densities Other Uses (people/ac.) 0 10 acres 2 acres 10 60 60 Prohibited Uses / Uses Not Normally Acceptable All structures except ones with aeronautical function; objects exceeding FAR Part 77 height limits Multi -family residential, residential subdivisions Multi -family residential, residential subdivisions If development projects in the zones listed above can meet the requirements, they can proceed without an Airport Comprehensive Land Use Plan consistency determination from the Mendocino County Airport Land Use Commission (ALUC). However, if any project involves a General Plan amendment, rezoning, or specific plan, or there is a question of compatibility under the City of Ukiah ALUC Referral Procedure, then the project is required to be submitted to the ALUC for a consistency determination. As noted in the Table, the Ukiah Airport Master Plan indicates that residential subdivisions and multi -family residences are not normally acceptable in the B1 and B2 airport compatibility zones. However, the Plan also indicates that "These uses typically do not meet the density and other development conditions listed. They should be allowed only if a major community objective is served by their location in this zone and no feasible alternative exists." These constraints result in less opportunity for housing development. Update to the Mendocino County Airport Comprehensive Land Use Plan The process of referring a project to the Mendocino County Airport Land Use Commission for a consistency determination, with a possible overrule decision from the Ukiah City Council, can result in months added to the entitlement process timeline, which affordable housing developers in particular often cannot accommodate due to timing requirements of funding sources. City staff has thus been working with the Mendocino County Airport Land Use Commission and Mendocino County Planning and Building Services to facilitate an update to the Airport Comprehensive Land Use Plan. On February 13, 2019, the City of Ukiah executed a contract with an airport land use planning consultant to complete an update to the Airport Land Use Compatibility Plan (formerly, the Airport Comprehensive Land Use Plan) for Ukiah Municipal Airport. The updated plan will be approved and adopted by the Airport Land Use Commission, with staff support and funding provided by the City Community Development Department and Mendocino County Planning and Building Services. 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 433 of 537 Despite the potential for constraints due to airport compatibility concerns related to the 1996 Airport Comprehensive Land Use Plan, City staff has found no examples of a housing project being considered inconsistent by the Airport Land Use Commission. Multi -family residential projects have been proposed and approved in the B1 and B2 Infill compatibility zones north of the airport over the past several years, the most notable of these being the 64 -unit Summercreek Village affordable housing project, completed in 2001, and the Sun House Apartments 42 -unit affordable senior project, completed in 2017. Although staff have found no examples of a housing project being considered inconsistent, completion of a new Airport Land Use Compatibility Plan is expected to further alleviate the potential for constraints to housing development. Compatibility criteria, noise contours, and airport compatibility zones will be updated with current airport environs and requirements listed in the 2011 California Airport Land Use Planning Handbook. The Airport Land Use Compatibility Plan for Ukiah Municipal Airport is scheduled to be completed and adopted by the Mendocino County Airport Land Use Commission by December 31, 2019. 5. Fees and Exactions An updated fee schedule was adopted in 2018. Reduced planning permit fees are charged for affordable housing and special needs housing projects (see Table 5.4). The City requires payment of different fees as a condition of development approval. These fees are lower than comparable market -rate fees for technical plan review tasks and for fees charged by other nearby jurisdictions. TABLE 5.5 2018 PLANNING PERMITS AND RELATED SERVICES FEES Type of Fee Fee Amount Site Development 100% cost recovery Permit — Major Site Development — $200 Minor Level 1 Site Development — $600 No fee discount Minor Level 2 Fee Amount for Affordable Housing Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery No fee discount Use Permit Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Use Permit Minor $600 No fee discount Variance Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Variance Minor $200 No fee discount Level 1 Variance Minor $600 No fee discount Level 2 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 434 of 537 Subdivision Major 100% cost recovery Subdivision Minor $900 Subdivision Exception 100% cost recovery Boundary Line Adjustment Lot Merger General Plan Amendment Annexation Rezoning Rezoning Planned Unit Development $350 $350 100% cost recovery 100% cost recovery 100% cost recovery 100% cost recovery Environmental Consultant cost Impact Report (EIR) administration Specific Plan/Master Plan Review Development Impact Fees plus Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Affordable Housing: $720 Special Needs Housing: $540 Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Affordable Housing: $260 Special Needs Housing: $170 No fee discount No fee discount No fee discount No fee discount Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery 15% No fee discount $2,000-$3,000 deposit; 100% cost recovery None, except for a specific traffic impact fee associated with the development of the Airport Business Park mixed use shopping center and Gobbi Street and Orchard Avenue traffic signal and storm drain. Residential sewer hook-up fees vary depending upon how many bedrooms are proposed. The fee for a one -bedroom home is $9,820; two bedroom $10,911; and a three bedroom is $12,002. For each bedroom beyond 3, and for a bedroom addition to an existing home, the fee is $1.091. 2019-2027 City of Ukiah Housing Element Adopted 2019 Affordable Housing: $800 deposit; 100% cost recovery Special Needs Housing: $600 deposit; 100% cost recovery Developers of affordable housing I projects may be eligible for funding I and fee deferrals to help finance infrastructure improvements. Page 435 of 537 Interviews with local developers confirm the City's permitting and impact fees are lower than other Mendocino, Lake, and Sonoma County communities; particularly, fees for building permits. Although fees for water and sewer hook-ups are perceived by the development community as being slightly higher than neighboring communities, the fee deferral program available to housing developers has assisted in mitigating this potential constraint. The typical fees for single-family development are $30,000 and represent 12% of the total development costs ($250,000) per unit. The typical fees for multi -family development are $12,500 per unit and represent 9.5% of the total development costs ($131,000) per unit. 6. Processing and Permit Procedures Table 5.5 describes the approximate time required and the reviewing body for the City's various permitting procedures. The entitlement process can impact housing production costs, with lengthy processing of development applications adding to financing costs. In general, developers interviewed in the past have indicated that the City's entitlement timeline is shorter or comparable with other jurisdictions in the area. Estimations of the amount of time between entitlement approval and building permit issuance vary but is generally about one month. Nevertheless, the City has included programs and goals to streamline application review. TABLE 5.6 TIMELINES FOR PLANNING PERMITS Project Type Individual single familyhouse Typical Processing Time 10 days Approving Body Comments CommunityPlan check prior to issuance of building Development Staff permit, if needed. Minor Subdivision 4 to 6 weeks City Engineer Processed concurrently with Site Development Permit or Use Permit, if required. Major Subdivision 3 to 5 months Planning Commission and City Council Processed concurrently with Site Development Permit or Use Permit, if required. Parcel Map 1 to 3 months City Engineer None. Final Map 1 to 2 months City Engineer/City Council None. Multifamily Housing With No Subdivision 3 weeks to 5 months Community Development Staff or Planning Commission Depending on the complexity of the project, Minor or Major Site Development Permits may be required. Multifamily Housing With Major Subdivision 4 to 5 months Planning Commission Site Development Permit/Use Permit -and Subdivision Map 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 436 of 537 Planning Commission Planning Commission and City Council 1 1 1 Mixed Residential Commercial Use (CUP) Planned Development Rezoning 2 to 4 months 4 to 6 months Depending on the complexity of the project, Minor or Major Site Development Permits may be required. Requires a Rezone, General Plan Amendment and a Precise Development Plan with Planning Commission and City Council approval. NOTE: The initial step of processing the application is the determination of completeness. If items are missing, staff notifies the applicant and then must wait until the missing items are submitted in order to move forward with project review. Due to this cooperative process, timelines for receiving a complete application are variable and are not included in the processing times listed above. In addition, public notification requirements, review by other agencies or advisory bodies, and set recurring hearing dates for Planning Commission and City Council can result in varied processing times. Site Development Permit The review of a Site Development Permit focuses on architecture, landscaping, parking, and other site design elements. As mentioned above in Section 5(a)(3), the City has an adopted set of design guidelines for projects within and outside of the downtown area to assist with design review during the Site Development Process. Site development permits are required for the construction of new multiple -family residential, commercial, and industrial structures, or the substantial exterior modification of existing multiple - family residential, commercial, and industrial structures. Projects exempt from the site development permit process include interior building remodels, repair and maintenance of structures or parking areas, minor alterations on building exteriors, and minor accessory structures to established, multiple -family residential, commercial, and industrial buildings. Upon request, the Community Development Director determines whether a project is exempt under this subsection in accordance with the following standards: 1. The project involves an addition of less than one hundred fifty (150) square feet to an existing structure, and the addition would not be highly visible from any public street; or 2. The project involves minor facade modifications that would not significantly change the architectural character or appearance of the structure. The Design Review Board reviews and makes recommendations to the Zoning Administrator, Planning Commission and City Council on site development permit applications, planned development applications and precise development plans. The Zoning Administrator or Planning Commission conducts a public hearing and decides all applications for site development permits. If the Community Development Director determines that the site development permit application is minor in nature, it will be scheduled for a public hearing before the Zoning Administrator. If the Community Development Director determines that the site development permit application is major in nature, it will be referred to the Planning Commission for public hearing and action. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 437 of 537 Processing a typical Minor Site Development Permit takes approximately 2-3 months, while Major Site Development Permits typically take 4-6 months. The Site Development process includes the following steps: a. Filing an Application Applications are submitted to the City at the Community Development public information counter at the Ukiah Civic Center — 300 Seminary Avenue, Ukiah. While pre -application review (at no cost, up to one hour) - see Step 2 below - is encouraged, it is not required. b. Pre -Development Meetings If Staff or the Applicant requests a Pre -Development meeting (typically for Major permits), the project planner will schedule the project for Pre -Development Meeting which serves as a roundtable discussion between the applicants and various City departments to flush out concerns, answer applicant questions, and to provide the applicants with a preliminary determination regarding possible conditions that may be imposed on the project. c. Application Completeness Within approximately two weeks after application submittal, the project planner will determine if enough information has been submitted to fully understand the proposed project. If enough information has been submitted, the application will be deemed "complete." If not, the project planner will send a detailed "incomplete letter" to the applicant indicating exactly what information is needed to fully understand the proposal. d. Project Referral Once an application is preliminarily deemed complete, the project planner will circulate the application materials to all pertinent City departments, as well as applicable outside agencies for review and comment. If comments are received stating more information is needed, this is relayed to the applicant through an incomplete letter. If no outstanding items are identified the application will continue through the process. e. Environmental Review (California Environmental Quality Act) Projects that are ministerial in nature, such a construction of a single family residence, accessory dwelling units, and some multifamily projects within certain zoning districts, are allowed by right and do not require environmental review under the California Environmental Quality Act (CEQA). All discretionary projects on the other hand, require environmental review to some degree under CEQA. While many projects within the City limits qualify to use a CEQA exemption due to their location and scope, some, including Site Development Permit applications may require a higher level of environmental review through preparation of an Initial Study. The purpose of this review is to find out if the project will cause any substantial environmental impacts. f. Public Notice Once the project planner has completed an analysis of the proposal, and all issues have been resolved, a public notice is published in the local newspaper describing the proposal and when 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 438 of 537 the required public hearing will be conducted. A public notice is also sent to all property owners within 300 feet of the project site, and the project planner will physically post/stake a notice on the subject parcel. These noticing procedures take place 10 days prior to the public hearing. g. Public Hearing and Action The City Zoning Administrator (for Minor SDPs) or Planning Commission (for Major SDPs) will conduct a public hearing, make findings, and take action on the project. If the project is approved, the Zoning Administrator or Planning Commission may impose conditions on the project. See the below two sections for information about typical findings, action, and conditions on site development permits. Action The Zoning Administrator reviews, conducts public hearings, and decides upon all minor site development permit applications. The Planning Commission reviews, conducts public hearings, and decides upon all major site development permit applications. Appeals of the Zoning Administrator or Planning Commission actions are heard by the City Council for a final decision. The Community Development Director can refer any site development permit application to the Planning Commission for consideration and decision-making action. Findings The Zoning Administrator and/or Planning Commission makes findings when acting to approve site development permit applications. The findings are to be sufficiently detailed to apprise a reviewing court of the basis of the action by bridging the gap between the evidence and the decision -maker's conclusions, and must be based upon evidence contained in the administrative record. Failure to make findings that support the following determinations will result in a denial of the site development permit application: 1. The proposal is consistent with the goals, objectives, and policies of the City General Plan. 2. The location, size, and intensity of the proposed project will not create a hazardous or inconvenient vehicular or pedestrian traffic pattern. 3. The accessibility of off-street parking areas and the relation of parking areas with respect to traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent or surrounding uses. 4. Sufficient landscaped areas have been reserved for purposes of separating or screening the proposed structure(s) from the street and adjoining building sites, and breaking up and screening large expanses of paved areas. 5. The proposed development will not restrict or cut out light and air on the property, or on the property in the neighborhood; nor will it hinder the development or use of buildings in the neighborhood, or impair the value thereof. 6. The improvement of any commercial or industrial structure will not have a substantial detrimental impact on the character or value of an adjacent residential zoning district. 2019-2027 City of Ukiah Housing Element Adopted 2019 • Page 439 of 537 7. The proposed development will not excessively damage or destroy natural features, including trees, shrubs, creeks, and the natural grade of the site. 8. There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) and grounds to avoid monotony and/or a box -like uninteresting external appearance. Conditions of Approval Conditions of project approval may be imposed on site development permit applications, such that 1) In approving a site development permit, the Zoning Administrator or Planning Commission may include such conditions as are deemed reasonable and necessary to maintain or assure compliance with listed standards/criteria; and 2) The Zoning Administrator or Planning Commission may condition a site development permit to prohibit occupancy of a project building until an inspection has been made which finds that the project building, landscaping and other required improvements have been completed, and the project complies with all conditions specifically required to be completed prior to occupancy. If a site development permit is so conditioned, the Community Development Director is to notify the City Building Official of such conditions. If a building permit is issued for a building or structure which is subject to a site development permit so conditioned, the Building Official will not approve a final inspection of such building or structure until the conditions have been satisfied. Use Permit The primary finding required to approve a Use Permit is that the housing project would not have a detrimental effect on the health, safety, and general welfare of the public. Use Permits are not required for uses allowed by right within the zoning code (such as single family residences and multifamily units in certain zoning districts- see Table 5.1). The Use Permit review process and time is the same as the Site Development Permit Review process, and contains two levels: Minor Use Permits and Major Use Permits. Determining whether a use permit is major or minor depends on the use and impact of the proposed project. New construction on vacant parcels, large additions/expansions to existing buildings, substantial amendments to previously approved permits, and changes in use of existing structure(s) that would require an expansion of an existing parking facility, or that could generate substantial amounts of additional traffic, noise, or other impacts/nuisances are considered major permits. Other small and relatively insignificant applications as determined by the Community Development Director are considered minor. Specific only to the C -N (Neighborhood Commercial) Zoning District, a use permit is required to exceed the maximum 30% floor area ratio standard. A proposal to exceed this standard by less than 10% is considered a minor use permit. For projects requiring both a Site Development Permit and Use Permit, City Staff consolidates these approvals into one application and process in order to streamline the process. This results in shorter wait times, decreased fees, and one public hearing (rather than two). Additionally, projects requiring a use permit for new construction or exterior modifications need not have a separate site development permit. Planned Development Rezoning The Planned Development Rezoning tool provides flexibility with development standards such as lot sizes, yard setbacks, driveway widths, etc. The process is discretionary and generally follows the Site Development Permit and Use Permit process, but involves public hearings 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 440 of 537 before both the Planning Commission and City Council as it includes a Rezone and General Plan Amendment process. The review process for Planned Development projects takes approximately four to six months. The City offers fee reductions for affordable housing projects. Building Permit The Building Division of the Community Development Department prides themselves on responsive and efficient customer service, including inspection scheduling and plan check and building permit issuance. Plan check currently takes 10 to 15 business days, with an additional 5 to 10 days if plans require revisions. Once a building permit is issued, construction may commence immediately. Code Enforcement New construction in Ukiah must comply with the 2016 California Building Code, which was adopted with no major revisions. Therefore, there are no extraordinary building regulations that would adversely affect the ability to construct housing in Ukiah. The City of Ukiah code enforcement activities have become complaint -driven since the elimination of the Code Compliance Coordinator position approximately 10 years ago. However, City staff pursue initial code compliance cases when observed during routine inspection and field observations. Permit procedures and timelines are comparable or faster than those of similar -sized jurisdictions and do not appear to impose an undue burden or potential constraint to housing development. Although the City lacks a code enforcement division, City staffs efforts related to pursuit of initial code compliance cases and responsiveness to neighbor complaints allows identification and addressing of potential issues before they become significant problems. Additionally, to further improve customer service and responsiveness staff in the Community Development Department have been cross -trained in the other divisional areas- housing, planning, and building services. Besides providing education and information to help facilitate additional development opportunities, this approach is also leading to exploration of such programs as the potential linking of housing rehabilitation programs with code enforcement activities. This has been listed as a Program to be further explored. 7. Onsite/Offsite Improvement Standards Water and Sewer The City of Ukiah's primary water source is the underflow from the Russian River which is classified as Ground Water under Direct Influence for Surface Water. There are four ground water sources located at various points within the City Limits. These sources meet the winter demand and supplement the summer demand. Because of the nature of ground water in the Ukiah Valley, the only requirement that is necessary from water drawn from the wells is the addition of a disinfectant to maintain safe potable water in the distribution system. The City of Ukiah has a high quality supply of cold, clear water. Water service connection fees are typical of a small rural City and have not resulted in a barrier to affordable housing projects. The City received $34 million in grants and low interest loans to construct phases one through three (of four total phases) of a valley -wide recycled water 2019-2027 City of Ukiah Housing Element Adopted .2019 • Page 441 of 537 infrastructure system. These three phases will serve about 650 acres of agriculture, 20 acres of pasture, three parks, and a school and is planned to be completed in 2019. The project will also provide numerous integrated benefits and meet various State and regional objectives: • Helps meet State water conservation objectives • Improves environmental habitat by providing alternative source for frost protection • Reduces diversions from the Russian River • Reduces cost associated with wastewater discharge management • Promotes a vibrant agricultural region • Demonstrates regional cooperation The Waste Water Treatment Plant underwent a three-year, $56.5 million improvement project that was completed in 2009. This plant insures continued compliance with permit requirements and the ability to meet future growth in demand. The sewer connection fees charged by the City are identical to those charged by the Ukiah Valley Sanitation District, which provides wastewater service to the unincorporated areas outside the City limits. The fees are considerably less than those charged by cities to the south in Sonoma County. There is sufficient water and sewer capacity available to serve the identified vacant, underutilized and parcels with realistic development capacity. Electric The City owns its own electrical utility and its electrical service connection fees are not only considered reasonable, but are typically Tess than those charged by the Pacific, Gas and Electric Company (PG&E), which provides electrical service outside the City limits. Additionally, nearly 70% of electricity generated by the City's utility come from renewable sources. The Electric Utility has sufficient capacity to serve new housing construction projects as well as identified vacant and underutilized and parcels with realistic development capacity. Drainage The City adopted new Low Impact Development (LID) storm water drainage standards which can result in higher costs for housing projects. Ukiah's LID standards are based on the City of Santa Rosa and County of Sonoma Low Impact Development Technical Design Manual. As part of a 2018 update to the City's Housing Strategy, the City Council directed that staff explore the possibility of an LID offsite mitigation bank. Given that this could further reduce the potential for constraints to housing development, this has been listed as a Program in the Programs, Goals, and Implementing Tasks section of the 2019-2027 Housing Element Update. Streets and Street Standards The City requires streets, curb, gutter and sidewalks, water and sewer connections, electrical connections and landscaping for all new construction, including affordable housing projects. The City Department of Public Works maintains a Standard Plans document that provides housing developers with details and specifications for street, sidewalk, curb, gutter, wheel chair ramps, sewer, water, drains and street tree improvements. All the details and specifications are typical of a small rural city, and present no hardship or unreasonable requirement for housing developers. The specification for a typical residential street, curbs and gutters, and sidewalks 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 442 of 537 are typical of a small rural city, and have not resulted in a significant barrier to affordable housing projects. FIGURE 5.3 CURB, GUTTER AND SIDEWALK SPECIFICATIONS RESIDENTIAL STREET R(W FC SIDEWALK I% MIN — 5% -4.-- 2% MAX PLANTER 6' MIN. A.B. UNDER SIDEWALK PER SECTION 15.6.2 53 ft. R/W 0 - 4,000 ADT (0 - 400 Dwelling Units) NOTES VERTICAL CURB & GUTTER 6' MIN. A.B. UNDER C&G PER SECTION 15.6.4 I. Typical street senior, to be used in new residential subdivisions. 2. ADI Is Average Daily traffic. 3. Rolled curb and gutter may be constructed at street elbows and cul-de-sacs if approved. 4- The planter width may only be reduced or the planter removed to meet residential housing densities or to conform to existing sheet right-of-way If approved. 5. The street semon may be modified for infill development. Landscaping Affordable housing projects (new construction) are required to landscape 20% of the project site, and this has not presented a significant barrier to past projects. The zoning code does allow a reduction to the amount of landscaping depending upon the size, scale, intensity, and location of the project. Traffic Traffic congestion, particularly along the City's major street corridors can affect how some parcels are developed. However, the City's adopted 2018-19 Capital Improvement Program (CIP) identifies street and intersection improvement projects and funding sources to remedy many traffic congestion problems. Depending upon the number of units and location of a proposed project, including affordable housing proposals, a traffic study may be required. As part of the 2009-2014 General Plan Housing Element update, the City amended its General Plan Circulation Element to relax the roadway level of service from a "C" to a "D" as an interim measure until the City completed a citywide traffic model and further revisions to its Circulation Element. This has removed a barrier to affordable housing development. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 443 of 537 It is concluded that the City's required on and off site improvements do not present a significant barrier to the development of affordable housing projects. This is evident because of the continued project approvals for market -rate and affordable housing projects, where onsite and offsite improvements did not present barriers. 8. Housing for Persons with Disabilities The Zoning Code was amended in 2008 to include provisions for reasonable accommodation. Additionally, planning permit fees for special needs housing projects are discounted in comparison to those assessed for affordable housing projects (which are already discounted in comparison to market -rate housing projects). The City has an existing reasonable accommodation procedure that was evaluated for this 2019-2027 Housing Element Update. Housing for Persons with Disabilities/Reasonable Accommodation Procedure: Request: A request for reasonable accommodation may be made by any person with a disability as defined under the federal fair housing act and California fair employment and housing act, or his/her representative or any entity, when the application of a regulation under this chapter acts as a barrier to fair housing opportunities. In general, a person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment. A request for reasonable accommodation may include modifications or exceptions to the regulations, standards, policies and practices for the siting, placement, construction, development or use of housing or housing related buildings, structures and facilities that would eliminate regulatory barriers and provide persons with a disability equal opportunity to housing of their choice. Application Submittal: A request for reasonable accommodation shall be submitted on an application form provided by the director of the department of planning and community development including documentation of the disability and any other information required to make the determinations required by this section. Review of Application: Applications for reasonable accommodation shall be reviewed by the Director of the Department of Community Development or designee, or may be referred to the authority taking action on a concurrent application. In granting an application for reasonable accommodation, the Director may impose any conditions of approval relating to the findings above as deemed practical and necessary including, but not limited to, restoration of the property to its former condition and recording in the office of the county recorder notice thereof. 9. Safety and High Density Housing Management Working with the Ukiah Police Department, City staff have added Crime Prevention through Environmental Design (CPTED) standards as guidelines to support quality safety practices in development of new housing projects. CPTED was accomplished through implementation of the 2014-2019 Housing Element, and additional details are contained in Appendix F. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 444 of 537 1 1 1 B. Nongovernmental Constraints 1. Land Costs As a part of the research into land costs citywide, City staff reached out to developers and property owners in both the non-profit affordable housing market and market -rate sectors. In general, the developers and property owners reported that the cost of land has increased over the last five years, with current estimates averaging $125,000 to $175,000 per acre. Developers reported very limited availability of land in Ukiah. The limited supply of residentially designated vacant land in Ukiah contributes to higher land costs in the City when compared to unincorporated areas. While the County has a much greater number of acres of undeveloped land, the environmental and infrastructure constraints associated with these areas often make development cost prohibitive. As a result, high demand for developable land drives up land costs in urbanized areas. The City has listed programs in the updated Housing Element exploring ways within the zoning code to increase housing density, which could reduce the cost of land per dwelling unit. The City also regularly applies density bonuses for affordable housing projects. Private sector "for-profit' developers typically do not build affordable housing. Offering new units for sale or rent at prices that are affordable to lower income households reduces investment return, and in many cases, is financially infeasible due to high land, labor, and materials costs. This model can be especially challenging in rural areas, due to lower area median incomes not supporting rents that would guarantee a strong return on investment. Consequently, this has led some developers to seek additional incentives to help subsidize projects affordable to moderate -income households. 2. Construction Costs Local affordable housing builders have reported the cost of construction in Ukiah as comparable to that of neighboring counties of Sonoma and Lake. Typical construction costs have been between $190 and $215 dollars per square foot. However, due in part to the destruction of homes in Mendocino County from the 2017 and 2018 wildfires, and shortages in qualified contractors from the resulting large-scale rebuilding efforts, cost of construction has increased and now ranges between $250 per square foot and $350 per square foot. This data is reported by local affordable housing builders and realty companies. 3. Availability of Financing The financing of a residential project, particularly affordable housing projects with many different funding sources, is complex. The upfront cash commitment required can be a problem for developers when there is limited net cash flow for adequate return on investment, such as can be the case in rural areas like Ukiah. In checking with local lending institutions, interest rates for housing construction projects typically are between 5.3 percent and 7.75 percent. To assist affordable housing developers in financing new housing construction projects, the City of Ukiah created the Ukiah Housing Trust Fund (UHTF) in 2017. Besides providing a critical piece of gap funding to developers, the UHTF also allows a competitive edge on Low Income Housing Tax Credit applications, as the UHTF can serve as local match funding. With the dissolution of redevelopment agencies, securing local match funding points on applications for has become more difficult. 2019-2027 City of Ukiah Housing Element Adopted .2019 Page 445 of 537 It can be difficult for very low, low, and moderate -income first-time homebuyers to acquire sufficient savings and income to pay for a downpayment, closing costs, monthly mortgage, and tax and insurance payments. To address this problem, the City of Ukiah administers the First Time Homebuyer Program (FTHB), a special low-interest, deferred -payment loan program designed to provide "silent" second mortgages of up to 49 percent of the purchase price of a home, not to exceed the loan amount of the first mortgage with a traditional lending institution. The City's FTHB program is funded by a combination of the State Home Investment Partnerships (HOME) Program and State Community Development Block Grant (CDBG). Applicants must demonstrate financial need and pre -approval for a first mortgage; the second mortgage is financed as a three -percent -interest, 45 -year deferred loan payment. The City of Ukiah also has a Housing Rehabilitation Program, as funding becomes available through State CDBG and HOME funds. With rental vacancy rates near one percent, the City will continue to rely upon rental housing rehabilitation programs to maintain the condition of its current housing stock. Rental subsidy programs will also continue to be used locally to assist tenants with rising costs for rent. 4. Typical Densities Built in Zoning Districts Due to the limited availability of land citywide and the City nearing "build -out," developers typically develop projects at the maximum densities allowed by the City's Zoning Code. In City staffs review of affordable and market -rate multi -family housing projects entitled and/or constructed within the last five years, all projects maximized density and applied for density bonuses, when possible, as shown in Table 5.6 below: TABLE 5.7 DENSITIES FOR MULTI -FAMILY HOUSING PROJECTS 2014-2019 Project Name Type Sun House Affordable senior Apartments multifamily Willow Terrace Permanent supportive Apartments affordable housing Main Street Market -rate Village apartments Ukiah Senior Affordable senior Apartments multifamily * Planned Development -High Density Residential Parcel Size Number (Acres) of Units 1.5 42 2015/2018 1.0 38 2017/2019 Year Entitled/ Completed 1.21 35 0.88 31 2018/under construction 2018/applying for funding Zoning District C2, PD/HDR* C1 C1, R3 C1 Max Density and/or Bonus Zoning change to maximize density Yes Yes Yes The City adopted a residential density calculation ordinance in 2018 that redefined the method for calculating the density of a parcel by measuring to the Right -of -Way. This effectively provided an additional density bonus for both affordable and market -rate housing development. The trend of maximizing density in the City's zoning districts is also apparent for other types of residential development, including in commercial zoning districts where residential development is permitted. This is confirmed upon a review of the typical densities built for zoning districts identified in the vacant and underutilized sites inventory (Table 4.3 and Appendix E). In the R-1 (Single -Family Residential) zoning district, since August 2017 when the City adopted an Accessory Dwelling Unit (ADU) ordinance, 22 percent of new single-family residence applications have also proposed ADUs. An additional 7 ADUs have been constructed on R-1 2019-2027 City of Ukiah Housing Element Adopted 2019 1 1 Page 446 of 537 1 parcels where a single family residence exists. As indicated in Table 5.6, high density residential projects have been proposed in the zoning districts of R-3 (High -Density Residential), C-1 (Community Commercial), and C-2 (Heavy Commercial). Additionally, a zoning change was approved by the City Council in one of the projects, Sun House Apartments, to accommodate an even greater density. No projects within the last five years have been proposed in the R -1-H (Single -Family Residential- Hillside Combining), the C -N (Neighborhood Commercial), or R-2 (Medium -Density Residential) zoning districts, but these three zoning districts also contain few sites in the site inventory and are typically developed for higher income, "above moderate - income" residents. Projects developed in the Downtown Zoning Code zoning districts of GU (General Urban), UC (Urban Core), and DC (Downtown Core) have generally developed at the maximum density. The Planned Development zoning tool can also be utilized to further increase density. PDs have successfully been utilized throughout the City, such as for the Sun House Apartments. As such and despite existing constraints, the realistic development potential for infill parcels in the City generally tends to be at or exceeding the number of maximum density in units per acre. This is especially the case for multifamily parcels in zoning districts listed in the site inventory - including for lower income housing projects. The City continues to be innovative in seeking ways to encourage housing development and maximize density on existing infill parcels. Additional programs to further incentivize the production of housing are included in Section 6. C. Environmental Constraints Flood Zones Projects situated within the 100 -year Flood Zone require that structures and roads be elevated and potentially other measures to protect life and property in the event of a 100 -year flood event. This represents potential increased cost associated with the future development of these parcels. 100 -year flood zones and flood -ways exist in the City, but ample suitable land is available to meet the housing need. Most of the identified vacant and underutilized parcels are not situated in a 100 -year flood zone. See Figure 5.4. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 447 of 537 FIGURE 5.4 UKIAH FLOOD ZONE MAP 2019-2027 City of Ukiah Housing Element Adopted 2019 • 1 1 1 Page 448 of 537 1 1 1 D. Military compatibility There are no military bases in or near the City of Ukiah or Mendocino County. However, the City is within an SUA (Special Use Airspace) more specifically termed a Military Operations Area (MOA). An MOA is an area of airspace designated for military training activities and requires the City to notify the appropriate military office when it proposes to amend or adopt a new General Plan or when large development projects are proposed. A program has been added requiring these tasks to be accomplished. E. Opportunities for Energy Conservation All new buildings in California must meet the standards contained in Title 24, Part 6 of the California Code of Regulations (Energy Efficiency Standards for Residential and Nonresidential Buildings). These regulations were established in 1978 and most recently updated in 2016 with a 2019 update anticipated to be effective on January 1, 2020. All new construction must comply with the standards in effect on the date a building permit application is made. A Note on Greenhouse Gas Emissions and Global Warming The greenhouse effect is a natural phenomenon whereby the Earth's heat is trapped in the atmosphere by certain gases. Greenhouse gases thus contribute to maintaining a surface temperature on Earth favorable to life. Industrialization and the population explosion that have occurred over the past 200 years have been accompanied by a substantial increase in the use of fossil fuels such as coal, oil and natural gas, thus leading to an equally considerable increase in greenhouse gas emissions in the atmosphere. The additional greenhouse gas emissions have in turn exacerbated the greenhouse effect, which appears to be the cause of the increase in the temperature of the Earth's surface and the lower layers of its atmosphere. According to California Assembly Bill 32, "Global warming poses a serious threat to the economic well-being, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health-related problems." In response to greenhouse gas emissions and global warming, as well as other basic planning principals, green and sustainable building practices, water conservation, energy efficiency, pedestrian orientation, and careful infill development will be emphasized in new housing development projects. Implementing programs have been added to accomplish this goal. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 449 of 537 1. Energy Conservation City of Ukiah Electric Utility Division The City's Electric Utility Division offers a number of energy conservation incentives and rebates for residential development. These include: • Energy Efficiency & Solar Program • Energy Efficiency Air Conditioning and Heat Pump Rebate Program • Weatherization Rebate Program • Energy Efficiency Water Heater Rebate Program • Energy Efficiency Appliance Rebate Program • Residential Lighting Program • Residential Equipment Rebate Program The programs generally include higher incentive rebate amounts for lower income households. 2. Water Conservation The City has been proactive in water conservation matters and offers both indoor and outdoor water conservation tips on its website. The Planning Commission raises water conservation issues when reviewing proposed development projects and routinely requires native drought tolerant plant species in landscaping plans. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 450 of 537 1 1 1 SECTION 6: QUANTIFIED OBJECTIVES Table 6.1 lists the quantified objectives for the City of Ukiah for the 2019-2027 Housing Element period. As noted in the table, the City of Ukiah has set a target for 239 new residential units in Ukiah by 2027. Although this is the goal identified, the City anticipates deploying additional programs and tools to attempt to exceed the goal. Additionally, the City anticipates establishing owner -occupied and renter -occupied rehabilitation programs for extremely low, low, and moderate income households, assisting in increasing the number of units rehabilitated and conserved/preserved, primarily through future deployment of Ukiah Housing Trust Fund resources. Private market forces are expected to contribute to future rehabilitation efforts for moderate income and above moderate income households. TABLE 6.1 QUANTIFIED OBJECTIVES, CITY OF UKIAH (2019-2027) Income Category New Construction* Rehabilitation Conservation/ Total Preservation Extremely Low Income 43 5 20 68 Very Low Income 43 10 35 88 Low Income 72 10 40 122 Moderate Income 49 5 0 54 Above Moderate 32 35 0 67 Income Totals 239 65 95 399 Source: City of Ukiah Community Development Department, 2019 * The City of Ukiah does not own, manage. or construct housing units. The New Construction objective refers to the number of new units that potentially may be constructed using public and/or private funding sources. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 451 of 537 SECTION 7: HOUSING PLAN The Housing Plan identifies the City's housing goals, polices, and implementing programs. It consolidates existing strategies and policies into one Plan and presents a balanced and diverse array of policies that cover housing needs identified through this Update, input from the public, and four overall areas of concern: construction, rehabilitation, conservation, and administration. The goals and policies of the Housing Element were organized into concise goal and policy directives. A review of the 2014-2019 Housing Element accomplishments is included in Appendix G and a summary of the below 2019-2027 Goals, Policies and Implementing Programs can be found in Appendix H. A. Goals, Policies, and Implementing Programs Goal H-1 Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents. Policies to Support Goal H-1 Policy 1-1: Encourage the rehabilitation of existing residential units. Policy 1-2: Promote the use of sustainable and/or renewable materials and energy technologies (such as solar and wind) in rehabilitated housing and new housing construction; and reduce greenhouse gas emissions. Policy 1-3: Preserve at -risk housing units. Policy 1-4: Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing quality. Policy 1-5: Continue to implement effective crime prevention activities. Implementing Programs 1a: Implement a residential rehabilitation program. Emphasize rehabilitation of mobile homes, detached single-family dwelling units, and lower-income multifamily housing projects. Prioritize funding for health and safety repairs, energy efficiency improvements, and ADA accommodations. Assist in completing the rehabilitation of at least 25 lower income housing units in the planning period. Responsibility: Community Development Department, Housing Services Division Funding: CDBG, HOME, and/or other local, state or federal sources Schedule: Ongoing, as funding is available 1 b: Continue the City's Energy Efficiency Public Benefits Fund and renewable energy and energy efficiency rebate programs. Responsibility: Electric Utility Department 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 452 of 537 Funding: Energy efficiency and renewable energy rebate program funds Schedule: Ongoing, as funding is available 1 c: Support funding or other applications that would preserve/conserve existing mobile home parks. This might include programs such as the Mobile Home Park Rehabilitation and Resident Ownership Program. Responsibility: Community Development Department, Housing Services Division. Funding: N/A — application support through technical assistance. Schedule: Ongoing, as needed. 1d: Continue providing informational materials to the public through the Green Building Information Center and at the public counter. Provide updated information regarding sustainable and green building practices and materials, and provide information on the maintenance of residential units. Responsibility: Community Development Department, Building Services Division Funding: Departmental budget Schedule: Ongoing, as new and relevant information is available. le: Develop standards and design guidelines for residential development in the Medium Density Residential (R-2) and High Density Residential (R-3), Community Commercial (C-1) and Heavy Commercial (C-2) zoning districts. Given the significant increase in the City's RHNA over the next eight years, the City proposes to create development standards and design guidelines that would both facilitate development at the allowable densities and provide guidance and certainty in design standards to ensure quality housing is developed in the community. Responsibility: Community Development Department, Planning Services Division Funding: General Funds and/or other funding if available. Schedule: Establish development standards and design guidelines by the end of calendar year 2020. if: Develop an At -Risk Units Program. Maintain an inventory of at -risk affordable housing units and work with property owners and non-profit affordable housing organizations to preserve these units by identifying and seeking funds from Federal, State, and local agencies to preserve the units. Responsibility: Community Development Department, Housing Services Division Funding: Ukiah Housing Trust Fund, CDBG, HOME, and/or other funding sources as available and as needed Schedule: Develop At -Risk Program by the end of calendar year 2020. 2019-2027 City of Ukiah Housing Element Adopted 2019 Page 453 of 537 1 g: Tenant Education and Assistance for Tenants of At -Risk Projects. Require property owners to give notice to tenants of their intent to opt out of low-income use restrictions. Provide tenants of at -risk units with education regarding tenant rights and conversion procedures. Responsibility: Community Development Department, Housing Services Division Funding: Departmental budget Schedule: Develop education program and notification procedures by June 30, 2020; implement program on an ongoing basis throughout the 2019-2027 planning period. Goal H-2 Expand housing opportunities for all economic segments of the community, including special needs populations. Policies to Support Goal H-2 Policy 2-1: Continue to allow placement of manufactured housing units on permanent foundations in residential zoning districts. Policy 2-2: Encourage the development of a variety of different types of housing. Policy 2-3: Ensure that adequate residentially designated land is available to accommodate the City's share of the Regional Housing Need. In order to mitigate the Toss of affordable housing units, require new housing developments to replace all affordable housing units lost due to new development. Policy 2-4: Policy 2-5: Policy 2-6: Pursue State and Federal funding for very low, low, and moderate income housing developments. Facilitate the production of housing for all segments of the Ukiah population, including those with special needs. Expand affordable housing opportunities for first time homebuyers. Implementing Programs 2a: Update the inventory of vacant and underutilized parcels. Make copies of the inventory available on the City's website and at the public counter for distribution. Responsibility: Community Development Department, Planning Services Division. Funding: Departmental budget. Schedule: Updated annually, by June 30 of each year; posted on the City's website and at the public counter. 2b: Monitor the rate of conversion of primary residences to short-term rental units. Research ordinances limiting short-term rentals and present report to City Council. 2019-2027 City of Ukiah Housing Element Adopted 2019 1 Page 454 of 537 1 1 1 Responsibility: Community Development Department, Planning Services Division; City Council. Funding: General Funds. Schedule: Develop monitoring program by June 30, 2020; annually track number of short-term rentals and present information along with annual progress report to City Council each year; short-term rental ordinance research report due June 30, 2025. 2c: Monitor the conversion of single family residential homes to commercial uses. If conversions continue and the City's vacancy rate for homeownership is greater than three percent citywide, the City will design an ordinance that restricts the conversion of single family residences to commercial uses. Responsibility: Community Development Department, Planning Services Division. Funding: Departmental budget. Schedule: Gather data and report findings to City Council by June 30, 2021. 2d: Pursue additional funding sources to augment the Ukiah Housing Trust Fund, creating a permanent source of funding for affordable housing. Utilize funding to develop and support affordable housing programs and projects, providing financial assistance to private developers and nonprofit agencies, principally for the benefit of extremely low-income, very low-income, and low-income households. Prepare and/or support the preparation of at least eight applications for additional funding within the 2019-2027 planning period. Responsibility: Community Development Department, Housing Services Division. Funding: Low and Moderate Income Housing Asset Fund; other local, State, and Federal funding sources as they become available. Schedule: Ongoing. 2e: Continually engage with a variety of housing developers who specialize in providing housing to each economic segment of the community. This effort is designed to build long-term development partnerships and gain insight into specialized funding sources, particularly in identifying the range of local resources and assistance needed to facilitate the development of housing for extremely low-income (ELI) households and households with special needs, including persons with disabilities and persons with developmental disabilities. This policy is also designed to encourage the production of a variety of housing types, including multi -family supportive, single room occupancy, shared housing, and housing for the "missing middle." Responsibility: Community Development Department, Housing Services Division; City Manager's Office- Economic Development Section Funding: Departmental budget. 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 455 of 537 Schedule: Ongoing community and stakeholder outreach, occurring at least on a quarterly basis and continuing throughout the 2019-2027 planning period. 2f. Amend the zoning code as follows: • Emergency Shelters. The City will amend the Zoning Code to redefine homeless facilities as emergency shelters, according to State Government Code. • Transitional/Supportive Housing. Pursuant to SB 2, the City must explicitly allow both supportive and transitional housing in all zones that allow residential uses and supportive and transitional housing is to be only subject to those restrictions applicable to other residential dwellings of the same type in the same zone (note: this is not limited to residential zones). The City will amend the Zoning Code to specifically define transitional/supportive housing as defined in Government Code. • Single -Room Occupancy Housing. The City will amend the Zoning Code to allow Single -Room Occupancy (SRO) units in the medium density residential (R-2) and high density residential (R-3) zoning districts for the purpose of increasing the number of units affordable to extremely low, very low, and low-income persons. • Manufactured/Factory-Built Homes. The City will amend the Zoning Code to define and allow manufactured and factory -built homes in the same manner and use as all other types of residential dwellings in all zoning districts. Responsibility: Community Development Department, Housing Services Division Funding: Departmental budget Schedule: Complete draft Zoning Code amendments by December 30, 2020; secure adoption by June 30, 2021. 2g: Facilitate the consolidation of smaller, multi -family parcels by providing technical assistance to property owners and developers in support of lot consolidation. Research and present a report on possible lot consolidation incentives to the Planning Commission and City Council. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Present report to Planning Commission and City Council, with recommendations, by June 30, 2026. 2h: Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned a Regional Housing Needs Allocation (RHNA) of 239 units for the 2019-2027 Housing Element. To accomplish this mandate by the State, the City will: • Update C1 and C2 Zones to allow by -right housing development, with objective design and development standards. Units allowed by -right will include multifamily, SROs, duplexes, triplexes, and fourplexes. 2019-2027 City of Ukiah Housing Element Adopted 2019 • 1 1 Page 456 of 537 • Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling units per acre. • Update the C -N Zone to increase residential density and allow similar housing types as those allowed in R-2. • By -right housing program for select parcels. Specific to APNs 00304077, 00304078, and 00304079, rezone these parcels at the default density of 15 du/ac. Also rezone these parcels to allow residential use by -right for developments with at least 20% of the units affordable to lower income households. Responsibility: Community Development Department, Planning Services Division; Planning Commission; City Council Funding: Departmental budget Schedule: Develop objective design and development standards per schedule associated with Implementing Program le; pursue amendments to the Zoning Code as outlined above by June 30, 2021. 2i: Monitor residential capacity (no net loss). Proactively monitor the consumption of residential acreage to ensure an adequate inventory is maintained for the City's RHNA obligations. Implement a project evaluation procedure pursuant to Government Code 65863. Should residential capacity fall below the remaining need for lower income housing, the City will identify and if necessary rezone sufficient sites to accommodate the shortfall and ensure "no net loss" in capacity to accommodate the RHNA. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Ongoing, with annual reports to HCD and the City Council; develop and implement a project evaluation procedure pursuant to Government Code 65863, by June 30, 2021. 2j: First Time Homebuyer Assistance. The City of Ukiah offers assistance to eligible first- time homebuyers to purchase new or existing single-family or condominium units in the City. The program utilizes a combination of HOME, CalHome, CDBG, and/or other resources as they become available- through the Ukiah Housing Trust Fund. Restrictions apply and funds are available on a first-come, first-served basis. Responsibility: Community Development Department, Housing Services Division Funding: CDBG, HOME, Low and Moderate Income Housing Assets Funds, CalHome, and/or other funding sources as available Schedule: Ongoing 2k: Collaborate with local service providers on addressing homelessness. Continue participation in the Mendocino County Continuum of Care. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 457 of 537 Responsibility: City Manager's Office Funding: N/A Schedule: Ongoing 21: Review existing City processes for compliance with AB 2162. Revise zoning codes/processes to allow supportive housing by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Complete review of existing City processes by June 30, 2020; revise zoning codes/processes by December 31, 2020 2m: Housing Units Replacement Program. The City will require replacement housing units subject to the requirements of Government Code, section 65915, subdivision (c)(3) on sites identified in the site inventory when any new development (residential, mixed-use or non-residential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years. This requirement applies to 1) non -vacant sites; and 2) vacant sites with previous residential uses that have been vacated or demolished. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: The replacement requirement will be implemented immediately and applied as applications on identified sites are received and processed. 2n: Homeless Shelter Overlay District Evaluation. Evaluate the Homeless Shelter Overlay District to determine suitability for accommodating the identified number of homeless persons. At the minimum, this evaluation will include an analysis of environmental conditions, physical features, location, and capacity of the zone to accommodate the identified number of homeless persons. Depending on the results of this evaluation, the City will consider options including possible amendment of the District to maintain compliance with SB 2. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Complete evaluation of overlay district on a bi-annual basis, with the first report due to Planning Commission by June 30, 2020. Depending on results of evaluation(s), make recommendations to Planning Commission and/or City Council for options including possible amendment of the District within 6 months of the date the report is due. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 458 of 537 Goal H-3 Remove governmental constraints to infill housing development. Policies to Support Goal H-3 Policy 3-1: Improve building and planning permit processing for residential construction. Policy 3-2: Encourage the use of density bonuses and provide other regulatory concessions to facilitate housing development. Policy 3-3: Encourage the development of mixed residential and commercial uses in the commercial zoning districts where the viability of the commercial activities would not be adversely affected. Implementing Programs 3a: Research, review and amend the development standards in the zoning code for opportunities to maximize housing development. Specific areas of research and amendments may include the following: • Increasing maximum allowable height for new residential buildings. • Increasing density. • Reducing yard setbacks. • Reducing minimum site area. • Upzoning R-1 (Single-family Residential) and R -1-H (Single-family Residential - Hillside Combining) zoning districts to allow by -right and/or permit other residential building types and densities. Responsibility: Community Development Department, Planning Services Division; Planning Commission; City Council Funding: Departmental budget Schedule: Complete draft Zoning Code amendments by December 30, 2021; secure adoption by June 30, 2022 3b: Develop flexible parking policies for new residential development. The intent of this policy is to reduce parking requirements, especially in zoning districts that allow for lower-income housing developments. Responsibility: Community Development Department, Planning Services Division; Planning Commission; City Council Funding: Departmental budget and other funding sources as available Schedule: Complete draft policy by June 30, 2020 2019-2027 City of Ukiah Housing Element Adopted , 2019 Page 459 of 537 3c: Explore other policies and regulations that facilitate new infill housing development. Produce report with recommendations and present to Planning Commission and City Council. Possible areas of research include, but are not limited to, the following: • Temporary housing options. • Low Impact Development offsite mitigation. • Community benefit zoning. Responsibility: Community Development Department, Planning Services Division; Planning Commission; City Council Funding: Departmental budget Schedule: Complete draft report by June 30, 2026 3d: Facilitate improvements to permit processing to streamline housing development. • Continue to work on improving processing procedures and by June 30, 2021 develop a brochure to guide developers through City processes. • Continue to offer a pre -application conference with project applicants to identify issues and concerns prior to application submittal. Responsibility: Community Development Department, Planning Services Division, Building Services Division Funding: Departmental budget Schedule: Pre -application conferences ongoing; City processing procedures brochure developed by June 30, 2021 3e: Continue to apply the CEQA infill exemption to streamline environmental review. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Ongoing 3f: Review Site Development Permit and Use Permit Processes. Produce report for City Council analyzing processes and making recommendations for how to revise processes and/or Ukiah City Code such that project approval process is accelerated. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 460 of 537 Schedule: Goal H-4 Report due to City Council by December 31, 2020; process and/or code improvements to be implemented immediately thereafter. Promote well-planned and designed housing opportunities and projects for all persons, regardless of race, gender, age, sexual orientation, marital status, or national origin. Policies to Support Goal H-4 Policy 4-1: Promote fair housing practices in the sale or rental of housing with regard to race, color, national origin, ancestry, religion, disability/medical conditions, sex, age, marital status, familial status, source of income, sexual orientation/gender identify, or any other arbitrary factors. Policy 4-2: Promote and facilitate community awareness of the City of Ukiah's goals, tools, available resources and programs for lower income households. Implementing Programs 4a: Continue to collaborate with the Ukiah Police Department and property owners and managers to keep housing safe. Support the Crime Prevention through Environmental Design standards through continued referral of residential new construction projects to the Ukiah Police Department. Responsibility: Community Development Department, Planning Services Division, Building Services Division; and Ukiah Police Department Funding: General Funds Schedule: Ongoing 4b: Continue to refer housing discrimination complaints to Legal Services of Northern California, State Fair Employment and Housing Commission, and the U.S. Department of Housing and Urban Development (HUD). Responsibility: Community Development Department, Housing Services Division Funding: Departmental budget Schedule: Ongoing 4c: Develop project referral procedural for referral of all proposed General Plan amendments to the appropriate military office for review and comment. Revise the planning permit application form to include this step of referral. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget Schedule: Develop referral procedure and revise planning permit application form by December 31, 2019; implement on January 1, 2020. 2019-2027 City of Ukiah Housing Element Adopted , 2019 • Page 461 of 537 Goal H-5 Provide support for future housing needs. Policies to Support Goal H-5 Policy 5-1: Policy 5-2: Policy 5-3: Pursue annexation efforts that lead to an orderly expansion of growth, where services are adequate for future residential development. Continue to encourage and facilitate public participation in the formulation and review of the City's housing and development policies. Assume a leadership role in the development of all types of housing in the community. Implementing Programs 5a: Maintain a housing resources webpage. Included on the webpage are resources such as funding sources and programs, affordable housing developers, and a list of publicly assisted housing providers. Responsibility: Community Development Department, Housing Services Division Funding: Departmental budget Schedule: Updated regularly, as new and relevant information is available. 5b: Complete the update of the 2020 Sphere of Influence, Municipal Service Review, and Ukiah 2040 General Plan. Include an annexation policy. Responsibility: Community Development Department, Planning Services Division Funding: Departmental budget, other funding as available Schedule: 2020- Sphere of Influence and Municipal Service Review; 2021- Ukiah 2040 General Plan. 5c: Work collaboratively with stakeholder jurisdictions for opportunities to lessen or remove development constraints, and update the housing plan accordingly. Responsibility: Community Development Department, in conjunction with stakeholder jurisdictions. Funding: Departmental budget, other funding as available Schedule: Ongoing, at least on an annual basis. 2019-2027 City of Ukiah Housing Element Adopted 2019 0 Page 462 of 537 1 1 1 TABLE 6.2 2014-2019 AND 2019-2027 HOUSING GOALS COMPARISON 2014 — 2019 Housing Goals Goal H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, energy efficient, and decent housing for all Ukiah residents. Goal H-2: Provide housing for all economic segments of the community. Goal H-3: Expand affordable housing opportunities for persons with special housing needs such as the homeless, mentally ill, physically disabled, households with very low and low to moderate incomes, senior citizens, farm workers, female heads of households with children under 18 years old, first time homebuyers and the developmentally disabled. Goal H-4: Promote well planned and designed housing opportunities for all persons regardless of race, gender, age, sexual orientation, marital status or national origin. Goal H-5: Use land effectively to meet housing needs and to implement smart growth, green building, and sustainable development policies with a focus on infill development. Goal H-6: Maintain a collaborative working relationship with all groups and organizations dedicated to providing affordable housing in the community, and ensure broad public participation in the development of housing goals and policies. 2019-2027 City of Ukiah Housing Element Adopted .2019 2019 — 2027 Housing Goals H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents. H-2: Expand housing opportunities for all economic segments of the community, including special needs populations. Goal H-3: Remove governmental constraints to infill housing development. Goal H-4: Promote well-planned and designed housing opportunities and projects for all persons, regardless of race, gender, age, sexual orientation, marital status, or national origin. Goal H-5: Provide support for future housing needs. Page 463 of 537 B. Annual Reporting California Government Code Section 65400 requires each city and planning agency to prepare an annual report on the status of the General Plan housing element and its progress with implementation. The annual reports are required to contain data assessing progress in meeting the RHNA, a summary of the total number of units which building permits were issued during the reporting period, status report of previous Housing Element goals, policies and implementing programs, etc. The City will review its annual reports with the Planning Commission and City Council and will submit them to the State Department of Housing and Community Development. A review of the 2014-2019 Housing Element accomplishments can be found in Appendix G. 2019-2027 City of Ukiah Housing Element Adopted , 2019 0 Page 464 of 537 1 1 1 APPENDIX A COMMUNITY HOUSING WORKSHOPS SUMMARY OF INPUT AND LIST OF STAKEHOLDERS Page 1 of 7 Page 465 of 537 SUMMARY OF PUBLIC COMMENTS Community Housing Workshop #1, March 21, 2019 On March 21, 2019, the City of Ukiah held a Community Housing Workshop from 5:30 pm to 7:30 pm at the Ukiah Valley Conference Center. Approximately 40 stakeholders/residents attended the first workshop. Staff gave a presentation that included an overview of a Housing Element, State Update requirements, the Regional Housing Needs Allocation, and an overview of the 2014-2019 Housing Element goals and programs status and accomplishments. In addition, a work plan and schedule for completion of the Housing Element Update was provided. Attendees participated in a goal and priority setting exercise and were also given the opportunity to provide general input and comments. Below is a summary of key housing -related comments received during this first workshop. 2014-2019 HE Goal Workshop #1 Summarized Comments H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, energy efficient, and decent housing for all Ukiah residents. H-2: Provide housing for all economic segments of the community. H-3: Expand affordable housing opportunities for person with special needs such as the homeless, mentally ill, physically disabled, households with very low and low to moderate incomes, senior citizens, farm workers, female heads of households with children under 18 years old, first time homebuyers and the developmentally disabled. H-4: Promote well planned and designed housing opportunities for all persons regardless of race, gender, age, sexual orientation, marital status or national origin. • Many comments related to financial assistance for property maintenance and improvements. • Comment related to rent stabilization. • Implementation of CA Building Code comments regarding energy efficiency. • Providing adequate housing for undocumented immigrants and oversight on property owner to make sure housing is habitable. • Concern about young adults and college students finding housing. • Need for increased HUD housing options and assistance in connecting the HUD Benefit with housing appropriate for the recipient. The need for tiny/moveable homes. • • • • • • • • • • Add new types of housing projects to the allowed/permitted uses. Encourage inclusionary housing projects over single -type special needs projects. Financial assistance for infrastructure development (for new housing projects). Supply free building plans for accessory dwelling units. Increase efforts to address homelessness. Need for tenant/owner educational workshops. Financial assistance to deal with code enforcement actions. Financial assistance to make current housing stock more sustainable, green, and efficient. Need for mobile home repair/replacement assistance. Page 2 of 7 1 1 Page 466 of 537 1 1 1 H-5: Use land effectively to meet housing needs and to implement smart growth, green building, and sustainable development policies with a focus on infill development. H-6: Maintain a collaborative working relationship with all groups and organizations dedicated to providing affordable housing in the community, and ensure broad public participation in the development of housing goals and policies. • Regulations for green development in existing housing. • Develop solar facility to support municipal and individual usage. • Focus on rehabilitating existing housing stock with use of incentives. • Relaxing zoning codes and development standards to maximize development potential. • Similar comments to those summarized for Goals H-2 and H-3. Community Housing Workshop #2 — April 25, 2019, 5:30 p.m. to 7:30 p.m. On April 25, 2019, from 5:30 pm to 7:30 pm, the City of Ukiah hosted a second Community Housing Workshop at the Ukiah Valley Conference Center, and 31 stakeholders/residents attended. For this second workshop, City staff gave a presentation of key updated housing and demographic data that had been collected since the first workshop, including a summary of comments received from the first workshop and an overview of existing and preliminary proposed goals Staff prepared based on this input. Staff also replicated this presentation in Spanish in a separate room with two Staff members assisting with translation for Spanish speakers. Through group discussions and implementation program/policy setting exercises, attendees developed new policies supporting the proposed goals. Then attendees voted for those programs and policies they felt most important for the City to achieve. A summary of this input is below, with the number of votes by participants per policy indicated in parentheses. Preliminary Proposed Goals and Policies (and # of votes per policy) H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents. Support example policies in handout, except edit. Renew & expand solar energy efficiency rebate programs. (3) Incorporate renewable energy and energy efficient design in all new housing & remodeled housing. (4) New development shall enhance the neighborhood, and create/maintain the peace and privacy of next door neighbors. (3) For major remodels, require sustainable upgrades, i.e. attic and subflooring insulation. (2) Construction and modifications must consider impacts on neighbors, lights and noise. (1) Page 3 of 7 Page 467 of 537 Enable composting toilets and gray water systems. (2) Maintain housing stock by not allowing housing to become commercial. H-2: Support housing opportunities for all economic segments of the community, regardless of race, gender, age, sexual orientation, marital status, or national origin. Please include the half of the population who earn too much to qualify for low income housing. (3) Encourage variety of housing types - single family, multifamily, co-op, etc. Studio, 3+ bedrooms, tiny homes, single occupancy unit. (9) Tiny, moveable homes as right-sized housing. (3) Consider implementing rent control measures (translated from Spanish written comment) Provide options/assistance for affordable housing for low-moderate income levels (translated from written Spanish comment) Consider lowering planning/building permit fees (translated from written Spanish comment) Increase potential sites for mobile home parks (translated from written Spanish comment) H-3: Expand affordable housing opportunities for persons with special needs. Senior housing - market rate (not low income). (5) Current H3.e should move forward (allow higher density too). Remove barriers by flexible development standards: reduce setbacks, parking requirements, greater height allowance. (9) Increase public transportation around affordable housing. (2) Incentivize new home developers to make houses accessible for aging in place (not necessarily ADA). (4) H-4: Minimize governmental constraints for infill housing development. Reduce/defer Planning & Building fees for senior/affordable/special needs housing. (2) Incentivize increased density (bonus). (1) Review development standards (height, setbacks) to increase density - zoning ordinance amendments Investigate use of "moveable" tiny homes as ADUs. (5) Identify areas of desired growth & support development of infrastructure (water/sewer/electricity). (2) Streamline design review. Avoid duplicative efforts. (5) Reducing barriers (height, parking, setbacks, maximum number of floors) for infill development. (1) Consider deferment of curb, gutter & sidewalk requirement. Expand live/work/mixed use options in additional commercial zoning districts. (7) Question requirement of military department review of use permits. Financial assistance for infrastructure development. H-5: Use land effectively to meet housing needs and maintain existing housing stock. Maintain and publish vacant/underutilized, property owner outreach, include R-1 in list for opportunities. (5) Increase density on underutilized parcels. (6) Incentivize multi-unit: taxes, fees, timelines. Predeveloped plans that identify setbacks, including duplex, triplex, 4-plex. (4) Clearly identify airport zone. Page 4 of 7 1 Page 468 of 537 1 1 1 Annexation. Develop walkways in the new and existing subdivisions through community outreach and imminent domain, if needed. H-6: Provide support for future housing needs. Update City Planning codes and Building codes. Consolidate service districts. (1) Pursue annexation to IogicaVnatural boundaries. (7) Offer pre -approved building plans for ADUs, duplexes, triplexes, 4-plexes. (2) Extend city infrastructure. (1) Update General Plan w/EIR. (2) Update zoning district guidelines. (1) Update Sphere of Influence. (1) Resolve turf wars. (1) Pursue low-income grants for market rate housing. (1) Renew and expand solar energy efficiency rebates. (2) New subdivisions, regulate trees & foliage to preserve solar access on neighboring parcels. (1) Incorporate renewable energy & energy efficiency standards into new home design & construction. (6) Promote pedestrian use into subdivision and design. (2) Page 5 of 7 Page 469 of 537 LIST OF STAKEHOLDERS CA Department of Fish and Wildlife Caltrans Community Development Commission of Mendocino County Lake County/City Area Planning Mendocino Council of Governments Mendocino County Department of Social Services Mendocino County Executive Office Mendocino Board of Supervisors Mendocino County Air Quality Management District Mendocino County LAFCO Mendocino County Planning and Building Services Mendocino Transit Authority State Water Resource Control Board US Army Corps of Engineers City of Ukiah Design Review Board City of Ukiah Paths Open Space and Creeks Commission Greater Ukiah Chamber of Commerce Community Foundation of Mendocino County First 5 Mendocino Food Bank Ukiah/ Ford Street Project Leadership Mendocino Legal Services of Northern California North Coast Opportunities Manzanita Services Inc. Redwood Community Services Ukiah Main Street Program Ukiah Senior Center Walk and Bike Mendocino Mendocino County Farm Bureau Sustainable Ag Lands Committee Rural Communities Housing Development Corporation The DANCO Group Petaluma Ecumenical Properties Housing AMG & Associates The Pacific Companies Burbank Housing Development Corporation Healthy Mendocino County- Housing Action Team Mendocino Latinx Alliance Ukiah Vecinos en Accion Climate Action Mendocino Alliance for Community Endeavors Wagenseller Neighborhood Association Walk and Bike Mendocino North Coast Opportunities Mendocino Farmers Breaking Down Barriers to Appropriate and Affordable Housing Andy Wiese Real Estate Beverly Sanders Realty Page 6 of 7 1 Page 470 of 537 1 1 Coldwell Banker Mendo Realty Mendo Realty Property Management Moreno & Co. -Dan Thomas Re/Max Full Spectrum W Real Estate Realty World Selzer Realty Property Management Team Mendo of Coldwell Banker Mendo Realty Inc. Community First Credit Union Redwood Credit Union Savings Bank of Mendocino County Umpqua Bank Wells Fargo West America Bank LACO Associates North Coast Builders Exchange SHN, Inc. Barra Vineyards Factory Pipe FlowKana Mendocino College Redwood Empire Fairgrounds Ukiah Unified School District Ukiah Valley Medical Center Hopland Utility District Millview County Water District Redwood Valley CO.Water District Willow County Water & Calpella District River Estates Water Rogina Water Company Ukiah Valley Sanitation District Guillon, Inc. Montanos Development Corp. West Business Development Economic Development and Financing Corporation Mendocino County Economic Summit Participants Coyote Valley band of Pomo Indians Guidiville Indian Rancheria Pinoleville Pomo Nation Yokayo Rancheria Redwood Valley Racheria Hopland Band of Pomo Indians Potter Valley Tribe Northern Circle Indian Housing Page 7 of 7 Page 471 of 537 APPENDIX B COMMUNITY HOUSING SATISFACTION SURVEY RESULTS 1 Page 472 of 537 1111111111111111111.111 1 1 1 Renter Homeowner Community Housing Satisfaction Survey Q1 Are you a renter or homeowner? Answered: 383 Skipped: 1 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES Renter Homeowner 61.62% 236 38.38% 147 TOTAL 1/16 Page 473 of 537 Yes No Community Housing Satisfaction Survey Q2 Are you actively looking for housing? Answered: 384 Skipped: 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES Yes No 43.49% 167 56.51% 217 TOTAL 384 2/16 Page 474 of 537 1 1 Community Housing Satisfaction Survey Q3 Are you satisfied with your current housing options? Yes No Answered: 382 Skipped: 2 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES Yes No 31.94°-0 122 68.06' , 260 TOTAL 382 3/16 Page 475 of 537 Community Housing Satisfaction Survey Q4 If you purchased a home or started renting a unit in Ukiah within the last year, how much time did it take you to find the housing unit in which you currently reside? Less than 30 days 1-2 months 3-6 months 6-9 months More than 9 months Answered: 280 Skipped: 104 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES Less than 30 days 1-2 months 3-6 months 6-9 months More than 9 months 7.86% 22 13.57% 38 21.07% 59 17.50% 49 40.00% 112 TOTAL 280; 4/16 1 Page 476 of 537 1 1 1 Community Housing Satisfaction Survey Q5 In what ZIP code is your residence located? 95482 95490 95481 95470 95469 95449 95415 In another Mendocino... In a Lake County ZIP code In a Sonoma County ZIP code Answered: 382 Skipped: 2 Other (please I specify) 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES 95482 95490 95481 95470 95469 95449 95415 In another Mendocino County ZIP code In a Lake County ZIP code In a Sonoma County ZIP code 5/16 77.23% 295 6.54% 25 0.26% 1 6.81% 26 1.83% 7 1.31% 5 0.52% 2 2.88% 11 1.05% 4 0.26% 1 Page 477 of 537 Community Housing Satisfaction Survey Other (please specify) 1.31% 5 TOTAL 382 6/16 Page 478 of 537 1 Community Housing Satisfaction Survey Q6 About how long have you resided in your current ZIP code? Answered: 384 Skipped: 0 Less than oneII year 1-2 years 3-5 years Over 5 years 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES Less than one year 1-2 years 3-5 years Over 5 years 6.25% 15.63% 16.67% 61.46% 24 60 64 236 TOTAL 7/16 Page 479 of 537 Community Housing Satisfaction Survey Q7 What is your current rental payment or mortgage payment? Less than $500 Q $500 - $999 Q $1,000 - $1,499 $1,500 - $2,149 $2,150 - $3,0001111 Greater than $3,000 ANSWER CHOICES Less than $500 $500 - $999 $1,000 - $1,499 $1,500 - $2,149 $2,150 - $3,000 Greater than $3,000 Answered: 380 Skipped: 4 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% RESPONSES 7.63% 24.74% 36.84% 21.58% 8.42% 0.79% 29 94 140 82 32 3 TOTAL 380 8/16 Page 480 of 537 1 1 Community Housing Satisfaction Survey Q8 In which of the following sectors are members of your household employed? Please mark all that apply. Answered: 381 Skipped: 3 9/16 Page 481 of 537 Government Community Housing Satisfaction Survey Non-profit, organization Retail and wholesale trade Real estate111 Information technology Education Leisure and' hospitality Transportation Food services ■ Finance I Manufacturing, l/f Agri restrytor.. or.. Healthcare Construction Professional/te chnical Arts/entertains en Retired Student 1 1 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES Government 10 / 16 RESPONSES 19.95% 76 Page 482 of 537 1 1 Non-profit organization Retail and wholesale trade Real estate Information technology Education Leisure and hospitality Transportation Food services Finance Manufacturing Agriculturallforestry or natural resources Healthcare Construction Professional/technical Arts/entertainment Retired Student Community Housing Satisfaction Survey 16.01% 61 14.44% 55 4.46% 17 2.10% 8 19.16% 73 3.41% 13 2.89% 11 10.50% 40 4.99% 19 3.41% 13 11.55% 44 15.49% 59 7.35% 13.91% 3.15% 28 53 12 13.39% 18.37% 51 70 Total Respondents: 381 11 / 16 Page 483 of 537 Community Housing Satisfaction Survey Q9 How many people are in your household? 2 3 4 More than 8. Answered: 384 Skipped: 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES 1 2 3 4 5 6 7 8 More than 8. 9.11% 29.17% 23.96% 19.79% 9.64% 3.65% 2.60% 1.30% 0.78% 35 112 92 76 37 14 10 5 3 TOTAL 384 12 / 16 Page 484 of 537 1 1 1 Community Housing Satisfaction Survey Q10 What is your household's approximate annual income before taxes? $0 - $19,999II $20,000 - $39,999 $40,000 - $59,999 $60,000 - $79,999 $80,000 - $99,999 $100,000 -$119,999 $120,000 -' $139,999 $140,000 - $159,000 $160,000 - $179,999 $180,000 and' up. Answered: 381 Skipped: 3 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES $0 - $19,999 7.09% 27 $20,000 - $39,999 23.62% 90 $40,000 - $59,999 23.62% 90__ $60,000 - $79,999 16.27% $80,000 - $99,999 $100,000 -$119,999 $120,000 - $139,999 9.19% 8.92% 3.15% $140,000 - $159,000 3.67% $160,000 - $179,999 1.84% 62 35 34 12 14 7 $180,000 and up. 2.62% 10 TOTAL 381 13 / 16 Page 485 of 537 Community Housing Satisfaction Survey Q11 If you are a homeowner, what price do you think your house would sell for? Answered: 371 Skipped: 13 $100,000 - $199,999 $200,000 - $299,999 $300,000 - $399,999 $400,000 - $499,999 $500,000- $599,999 „ $600,000 - $699,000 $700,000 and I up. I am not a homeowner. 1 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES S100,000 - $199,999 1.89% 7 $200,000 - $299,999 7.55% 28 $300,000 - $399,999 12.67% 47 $400,000 - $499,999 $500,000 - $599,999 $600,000 - $699,000 12.67% 47 3.50% 13 2.96% 11 $700,000 and up. I am not a homeowner. 1.08% 57.68% 4 214 TOTAL 371 14 / 16 1 1 Page 486 of 537 1 1 1 Community Housing Satisfaction Survey Q12 What is the #1 issue or barrier with obtaining suitable housing for your household? Answered: 365 Skipped: 19 I do not want to... Lack of adequate pub... Home/rent prices Restrictive zoning/build... Attitudes of immediate... Mortgage I lending or... Excessive down payment and... Lack of information... Cost of homeowners o... Lack of available... Lack of ADA accessible... Lack of adequate... Other (please specify) 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES I do not want to purchase/rent a home in Ukiah. Lack of adequate public transportation Home/rent prices 3.01% 0.55% Restrictive zoning/building codes Attitudes of immediate neighbors 15 / 16 54.25% 2.19% 11 2 198 8 0.27% 1 Page 487 of 537 Community Housing Satisfaction Survey Mortgage lending or rental application requirements Excessive down payment and upfront costs Lack of information about homeowner/renter responsibilities 5.21% 19 0.27% 1 Cost of homeowners or renters insurance 0.27% 1 Lack of available housing inventory 17.53% 64 Lack of ADA accessible housing 1.10% 4 Lack of adequate employment 2.47% 9 Other (please specify) 8.77% 32 TOTAL 16 / 16 1 1 Page 488 of 537 APPENDIX C LIST OF QUALIFIED ENTITIES FOR PRESERVING AT -RISK UNITS County Organization Address City State Zip Phone Contact Person Email Address ALL COUNTIES Catalyst Housing Group, LLC 21 Ward Street, Suite 2 Larkspur CA 94939 (415) 205-4702 Jordan Moss Jordan(cr�.CatalvstHousinq.com LOS ANGELES Los Angeles County Development Authority 700 W. Main Street Alhambra CA 91801 (626) 586-1816 KeAndra Cylear- Dodds Keandra.cvleardoddsCa.lacda.orq ALL COUNTIES Veritas Urban Properties LLC 2050 Hancock Street, Suite B San Diego CA 92210 (619) 746-5191 Gilman Bishop gbishopCa.bishopventures.com LOS ANGELES Santa Fe Art Colony Tenants Association 2415 S. Sante Fe Avenue, Unit 2 Los Angeles CA 90058 (310) 663-6665 Sylvia Tidwell sylviagsylviatidwell.net Page 489 of 537 APPENDIX D 2017 CITY OF UKIAH HOUSING STRATEGY Page 1 of 3 1 1 1 Page 490 of 537 1 1 1 CITY OF UKIAH HOUSING STRATEGY OVERVIEW The City of Ukiah will develop programs and tools designed to stimulate the Ukiah housing market. Through a two-part strategy, the City will deploy new funding, analyze zoning policy for regulatory relief, and continue the utilization of successful incentives to encourage additional housing production for affordable ("low- and moderate -income") and middle-income households. Key components of this strategy are presented below. 1. Affordable Housing Strategy Ukiah's affordable housing strategy is targeted at households with incomes of no more than 80% of Area Median Income. Central to this strategy is the creation of a housing trust and revolving loan fund- the Ukiah Housing Trust Fund. Nicture or un mouse senior Apartmenrs — rtr Housing uctooer zu i r A. Ukiah Housing Trust Fund (UHTF) The UHTF will serve as the umbrella for all affordable housing activities, including new and existing housing grants and programs. This provides a centralized and recognizable resource for participating households and affordable housing developers. Principal funding for the UHTF and its corresponding revolving loan fund is derived from former Redevelopment Agency housing bond proceeds. A majority of this funding is expected to be awarded to affordable housing developers in the form of below market interest rate loans and grants towards the production of housing units. Federal and state programs operated through the UHTF will largely focus on individual households. B. Activities Funded by the UHTF Activities funded are expected to include, but may not be limited to, the following: 1. Creation of new affordable units; Page 491 of 537 2. Purchase of vacant and underutilized land (land assembly) for the purpose of facilitating future affordable housing production 3. Assistance with multi -family housing rehabilitation projects; 4. Conversion of market rate units to affordable housing units; 5. Preservation of existing affordable housing; 6. Construction of accessory dwelling units; 7. First time homebuyer loans; 8. Single-family housing rehabilitation loans; and 9. Predevelopment assistance to non-profit and for-profit developers with project feasibility and preliminary design studies for potential affordable housing projects. C. UHTF Guidelines and Deployment Allocations Prior to the launching of the new Housing Trust Fund, Staff will develop UHTF guidelines for City Council review and approval. Included will be recommended deployment allocations for each of the major activities of the UHTF. D. Marketing and Engagement Housing Division Staff will design a marketing and engagement approach aligned with existing Visit Ukiah and other City of Ukiah marketing strategies. The approach is expected to include the development of marketing materials like informational flyers and handouts and the creation of a new Housing Division webpage. It is anticipated that existing Community Development and Planning Department webpages will be updated during the drafting of the new Housing Division webpage so that Department programs and resources are more synergized. Included in the marketing and engagement strategy will be a highlight of existing incentives and tools such as the Fee Deferral Program, Title 24 Rebate Program and other energy rebates available to developers. 2. Middle -Income Housing Strategy Ukiah's Middle -Income Strategy seeks to remove impediments to housing development through regulatory relief and innovative zoning practices. A. Regulatory Relief Analysis Staff will investigate zoning ordinances and Ukiah City Code for possible relief and present a report with recommendations to Council. Specific areas of analysis will include the following: • By -right residential uses in other zoning districts • Reduction of parking and setback requirements • Development of an offsite mitigation bank for Low Impact Development (LID) B. Community Benefit Zoning This is perhaps the most experimental approach in the City's Housing Strategy. Staff will research possible regulations and policies to establish incentive -based zoning towards encouraging additional housing opportunities affordable to middle income households. A report of findings, with recommendations, will be presented to the Planning Commission for input prior to being presented to City Council. Included will be a short feasibility analysis into utilization of a Neighborhood Pilot Program and Middle Income Citizen Advisory Board. Page 3 of 3 1 1 Page 492 of 537 APPENDIX E VACANT AND UNDERUTILIZED INVENTORY AND MAPS Page 493 of 537 Map ID APN Very-Low/Low Vacant Parcels Location Existing Use Zoning General Acres Square feet Plan Realistic Development Potential units Population Income Group Constraints Notes 00230155 2 763 S Oak Vacant St C1 C 0.88 38,332 31 77 Very-Low/Low C 00237027 None Assigned. Comer of Clara & N Orchard Vacant C1 C 0.67 29,185 15 37 Very-Low/Low None 3 17903025 700 E Perkins St Vacant C1 C 1.24 54,014 25 62 Very-Low/Low None 4 17903028 730 E Perkins St Vacant C1 C 0.58 25,264 16 40 Very-Low/Low None 5 17906104•• 705E Vacant Perkins St C1 C 0.52 22,651 14 35 Very-Low/Low None Undeveloped but approved for an entitlement for Ukiah Senior Apartments (31 units) project in Feb 2018. Expected to be developed within 1-2 years. Undeveloped. Realistic development capacity- 22,806 sf available to build up to15 multi- family units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped. Realistic development capacity- 37,800 sf available for up to 25 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped. Realistic development capacity- up to 16 units. Due to need for housing and citywide build -out, expected to be Idevelped within planning period. Minor improvements including parking lot. Realistic development capacity for up to 14 units. Due to need for housing and citywide build -out, expected to be developed within planning period Very-Low/Low Vacant Parcels Subtotal 3.89 169,446 101 251 Moderate/Above-Moderate Vacant Parcels surrounded by ings (SFDs). lent capacity - tions site could up to 2 units. Busing and expected to be Banning period_ d but some strictions. Ds. Realistic city of up to 2 for housing and expected to be lanning period. ounded by up to 2 units. using and expected to be lanning period. 494 of 537 4. None Undeveloped and single family dwell Assigned. Realistic developn 6 00111126 Comer of Dora & N Vacant R1 LDR 0.16 6,969 2 5 Mod/Above-None Mod based on lot restri be developed with Spring Due to need for he citywide build -out, developed within p Mostly undevelopE topographical lot n 179 Park Mod/Above- Surrounded by SF 7 00114239`PI Vacant R1 LDR 0.41 17,859 2 5 Mod None development capa units. Due to need citywide build -out, developed within p Undeveloped. Suri 169 Park Mod/Above- SFDs. Could build 8 00114244PI Vacant R1 LDR 0.27 11,761 2 5 Mod None Due to need for he citywide build -out, developed within p surrounded by ings (SFDs). lent capacity - tions site could up to 2 units. Busing and expected to be Banning period_ d but some strictions. Ds. Realistic city of up to 2 for housing and expected to be lanning period. ounded by up to 2 units. using and expected to be lanning period. 494 of 537 Map ID 9 APN 00114245 Location 169 Park PI Existing Use Vacant Zoning R1 General Plan LDR Acres 0.24 Square feet 10,454 Realistic Development PotentialGroup (units) 2 Population 5 Income. Mod/Above- Mod Constraints Notes Undeve restricts Realisti SFD a (ADU). and city be dev period. None 10 00121404 None Assigned. Near S Barnes St & W Clay St Vacant R1 LDR 0.54 23,522 3 7 Mod/Above- Mod D; None Undeve zoning can be Could i with pa need f build-build-cmdevelo Undeve SFDs.1 capacit need fc build-oi develol 11 00125323 None Assigned. Oak Park Ave Between W Clay St & Jones St Vacant R1 LDR 0.47 20,473 3 7 Mod/Above Mod D; None 12 00142036 271 Mendo- cino PI Vacant R1 LDR 0.46 20,037 2 5 Mod/Above- Mod D; Slope Undeve topogre realistic to neec build-oi develol 13 00211480 None Assigned. Behind existing on St. Vacant R1 LDR 0.15 8,464 2 5 Mod/Above Mod None Undev but rea units - need fc build-oi develo Undev SFDs. maximi of 1 S for hou expect plannin Undev limitati capacit housin expect planni Undevf constre 14 00301059 1010 Helen Ave Vacant R1 LDR 0.15 6,534 2 5 M� �o D; None 15 00302124 None Assigned. Cochrane Between 410 & 420 None I Assigned. Vacant R1 LDR 0.14 6098 1 2 Mod/Above- Mod D; None 16 00311056 Vacant R1 LDR 0.29 12,632 2 5 Mod/Above- D; Slope Mod loped. Some lot ons including road access. cally could build 2 units- nd accessory dwelling unit Due to need for housing wide build -out, expected to eloped within planning loped. Lot restrictions and restrict number of units that realistically developed to 3. ncrease density if merging rcel 00121409. Due to or housing and citywide ut, expected to be ped within plannin• • -nod. loped and surrounded by realistic development for up to 3 units. Due to r housing and citywide it, expected to be ed within planning period. loped. Although larger lot, phical restrictions limit to maximum of 2 units. Due for housing and citywide it, expected to be ed within planning period. Needs road access listically could develop 2 an SFD and ADU. Due to or housing and citywide ut, expected to be ped within planning period. eloped; surrounded by Due to lot restrictions, m development capacity FD and 1 ADU. Due to need sing and citywide build -out, ed to be developed within ng period. eloped. Due to setback ons realistic development ty is 1 unit. Due to need for g and citywide build -out, ed to be developed within ng period. doped. Existing slope ints allow a realistic Page 495 of 537 Map ID APN Location At the terminus of Redwood Ave Existing Use Zoning General Plan j Acres Square feet Realistic Development Potential units Population Income Group Constraints Notes development maximum of 2 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 17 00311079 1080 Helen Ave Vacant R1 LDR 0.50 21, 780 3 7 Mod/Above- Mod D; None Undeveloped flag lot; surrounded by SFDs. Due to lot limitations realistic development capacity is 3 units maximum. Due to need for housing and citywide build -out, expected to be developed within planning period. 18 00352055 None Assigned. Off of S Dora St Near Washingto n behind homes Vacant R1 LDR 0.16 6.969 2 5 Mod/Above- Mod D; None Undeveloped; surrounded by SFDs. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units. Expected to be developed within the planning period. 19 00352056 None Assigned. Off of S Dora St near Washingto n behind homes Vacant R1 LDR 0.15 6,534 2 2 Mod/Above- Mod D; None Undeveloped; similar to parcel 00352055 and same owner. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units. Expected to be developed within the p planning period. 20 00354065 None Assigned. On Cresta near Wabash. Adjacent Toi191 Cresta Dr Vacant R1 LDR 0.21 9,147 2 5 Mod/Above- Mod D Slope Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 21 00354066 191 Cresta Dr Vacant R1 LDR 0.20 8,712 2 5 Mod/Above- Mod None Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 22 00357217 None Assigned. Cooper Ln near Betty St Vacant R1 LDR 0.19 8,276 2 5 Mod/Above- Mod C Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build -out, expected to be developed within planningperiod. 23 00357218 None Assigned. Cooper Ln near Betty St Vacant Ri LDR 0.21 9,221 2 5 Mod/Above- Mod None Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 24 00 21 Betty St Vacant R2 MDR 0.13 5,662 �__ 1 2 Mod/Above- Mod C; Limited access Undevelo ed. Parcel has some access a jimitatigns_and Map ID APN Location Existing Use Zoning General Acres Square feet Plan ealistic Development Potential units Population 25 00211432 26 00214611 670 N State St 528 N State St Vacant Vacant C1 0.31 13,503 C1 0.31 22 13,815 9 27 00230153 638 S State St Vacant C1 0.26 11,325 22 3 Income Group Mod/Above- Mod Mod/Above- Mod Constraints None Mod/Above- Mod 28 00204047 29 00228110* None Assigned. On Low Gap Rd in between N State St & Mazzoni St 190 Cleveland Ln Vacant C2 021 9,147 15 None C realistically could accommodate one SFD. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped, surrounded by residential development. Realistically could accommodate up to 9 units. Due to need for housing and citywide build -out, expected to be developed within Manning period. Undeveloped, surrounded by residential development. Realistically could accommodate up to 9 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped but given lot limitations and setbacks only 4,550 sf could be realistically developed, setting maximum capacity at 3 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Mod/Above- Mod Undeveloped, narrow lot sets realistic development capacity at up to 6 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Vacant C2 0.19 8,403 15 30 00313065 1137 S Dora St Vacant CN 0.41 17,859 15 Mod/Above- Mod None Mod/Above- Mod D; None Undeveloped. Existing lot limitations sets realistic development capacity at not more than 6 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped; but existing lot size limitations and setbacks removes 300 sf and zoning limits density. Realistic development capacity is not more than 6 units. Due to need for housing and citywide build -out, expected to be developed within planning period. 31 00226307 None Assigned. Corner of W Clay St & S Oak St Vacant GU 0.10 3,257 Mod/Above- Mod Undeveloped; surrounded by commercial development. Zoning allows up to 28 du/acre but lot and setback limitations limit realistic development capacity to 2 units. Due to need for housing and citywide build -out, expected to be developed within planning_period. Page 497 of 537 Map ID APN Location Existing Use Zoning General Plan 32 00350014 None Assigned. Access from Helen Ave and Foothill Ct Vacant 33 00104002" None Assigned. Access off of W Stanley St Vacant R1 LDR Acres 7.56 Square feet 329,313 Realistic Development Potential units 12 Population 30 Income Group Mod/Above- Mod R1H LDR 36.97 1,610,413 2 5 Mod/Above- Mod 34 00104065" 500 Lookout Drive Vacant R1H LDR 6.29 273,992 2 5 35 00104082`* 360 S Highland Ave Vacant R1H LDR 29.63 1,290,682 12 30 Mod/Above- Mod Constraints Notes Existing slope constraints allow for 299,000 sf (6 ac) of lot to be developed. Although General Plan allows up to 6 units per acre, given other residential development in this district, as Slope well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre setting realistic development capacity at 12 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and Slope; constraints, realistic development infrastructure capacity has been calculated at roughly 2 du/acre with a 5 acre lot; 2 units are possible on this parcel and are expected to be developed within the planning period given need for housing and citywide build -out. Slope; infrastructure Mod/Above- Slope; Mod infrastructure Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build -out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 12 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build -out. Undeveloped but constrained by steep sl ough General 498 of 537 36 00104084" None Assigned. Vacant R1H LDR 10.08 439,084 4 10 Mod/Above- Mod Slope; infrastructure Map ID ows up to 6 units per acre, Cher residential pment in this district, as existing lot limitations and ints, realistic development y has been calculated at 2 du/acre with 5 acre lots; mum of 4 units is possible parcel and is expected to eloped within the planning given need for housing and e build-out. eloped but constrained by Location Existing Use Zoning General Plan Acres Square feet Realistic Development Potential (units) Population Income Group Constraints Notes Access from Highland Ave Plan al given c • develop well as constr capacit rough!} a maxi on this be dev ' period citywid 37 00104088" * None Assigned. Access from Ave Vacant R1H LDR 8.45 368,081 4 10 Mod/Above- Mod Undev steep E Plan al given develo well as Slope, constr infrastructure capacil rough) a maxi on this be dev period citywid 38 00104092 335 Janix Dr Vacant R1H R1H LDR LDR 4.77 4.86 44C A') 207,781 211,701 r. /lff 740 8 2 4')A 20 5 Mod/Above-Slope; Mod Mod/Above- Mod Undev steep 5 Plan al given c ' develo well as constr< infrastructure capacil roughly 8 units and isl within 1 need fc build-o lUndevi steep E Plan al given c develop well as Slope; constr infrastructure capacil rough! a maxi on this be dev period citywid 39 Moderate/Above-Moderate 00104093'"' 335* 3Janix Vacant 0110 Vacant Parcels Subtotal Very-Low/Low Underutilized Parcels Although General lows up to 6 units per acre, other residential pment in this district, as existing lot limitations and aints, realistic development ty has been calculated at y 2 du/acre with 5 acre lots; mum of 4 units is possible parcel and is expected to eloped within the planning given need for housing and e build -out. Moped but constrained by lopes. Although General lows up to 6 units per acre, ther residential pment in this district, as existing lot limitations and mints, realistic development y has been calculated at 2 du/acre; a maximum of is possible on this parcel expected to be developed he planning period given r housing and citywide ut. doped but constrained by lopes. Although General lows up to 6 units per acre, ther residential pment in this district, as existing lot limitations and lints, realistic development y has been calculated at r 2 du/acre with 5 acre lots; mum of 2 units is possible parcel and is expected to eloped within the planning given need for housing and e build -out. Page 499 of 537 Map ID APN Location Existing Use Zoning 40 00304079; 00304077'; 00304078'; 210 E Gobbi St Underutilized C1;C2 General Plan Acres Square feet 2.4 22,098 Realistic Development Potential (units) 36 Population Income Group 90 Constraints Notes Very-Low/Low B2 41 00357407** 817 Waugh Ln Very-Low/Low Underutilized Parcels Subtotal Mod/Above-Mod Underutilized Parcels 42 00104061 None Assigned. Parcel off of Hillview Ave Underutilized R3 Underutilized R1 HDR LDR 1.66 72,309 24 60 4.06 94,407 60 150 3.23 140, 698 14 35 Very-Low/Low C Underutilized; existing community garden on-site. Application for $500,000 in Ukiah Housing Trust Fund received in 2018 for 40 low income housing units but due to airport constraints, realistic development potential is 36 units. This site consists of three parcels suitable for development. Two of the parcels, 00304077 and 00304078, were listed in the prior planning period. The third parcel, 00304079, was not listed. However, realistically all three parcels will be developed at one time and this will also maximize development potential on the site. Program 2h to allow by right housing development on these parcels has been added. Due to need for housing and citywide build -out, expected to be developed within planning period. Underutilized with existing SFD and minor outbuildings. Existing topographical and lot limitations, plus airport constraints, set realistic development capacity at up to 24 units. Due to need for housing and citywide build -out, expected to be developed within annin. • -nod. Mod/Above- Mod D; None 43 00125129 438 Mcpeak St Underutilized R1 LDR 0.18 7,840 1 2 Mod/Above- Mod D; None Partially developed with residential and/or commercial. Due to existing lot limitations, approximately 30% of the lot has been removed for potential development capacity. Lot area for development is expected to be 87,000 sf and would accommodate up to 14 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Existing lot limitations and development set future realistic development capacity at 1 unit. Due to need for housing and citywide build -out, expected to be developed within plannin all 500 of 537 Map ID APN Location Existing Use Zoning General Plan 00126618 611 W Clay St Acres Square feet ealistic Development Potential I units) Population Income Group Constraints Notes Underutilized R1 LDR 0.29 12,632 45 00142034 275 Mendocino PI Underutilized R1 LDR 0.98 42,688 15 Mod/Above- Mod Mod/Above- Mod D; None D; Slope 00142041 145 Mendocino PI 47 00113052 48 00212404 1217 W Standley Ave Underutilized R1 LDR 0.84 36,590 12 Mod/Above- Mod Underutilized R1H 217 Ford St 49 00213309 308 Clara Ave L Underutilized LDR 1.18 51,400 1 2.5 Mod/Above- Mod 0; Slope Slope R2 9,583 3 Mod/Above- Mod None Underutilized R2 9,582 3 Mod/Above- Mod None Partially developed with residential and/or commercial. Given existing development on site, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations including slope constraints, realistic development capacity anticipated at no more than 6 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing topographical. development, and lot limitations including slope constraints, realistic development capacity anticipated at no more than 5 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus topographical limitations, realistic development capacity is no more than 3 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus topographical limitations, realistic development capacity is no more than 3 units. Due to need for housing and citywide build -out, expected to be developed within planning period. Page 501 of 537 Map ID APN Location Existing Use Zoning General Plan Acres Square feet Realistic Development Population Income Co PotentialGroup (units 50 00215305 221 Norton St Underutilized R3 HDR 0.46 20,037 2 5 Mod/Above- Nor Mod i 51 00208004 170 Low Gap Rd Underutilized C1 C 0.17 7,405 4 10 Mod/Above- Mod Nor 52 00211436 678 N State St Underutilized C1 C 0.22 9,583 1 2 Mod/Above- Mod Nor Moderate/Above-Moderate Underutilized Parcels Subtotal straints Notes e e e Partially developed with residential and/or commercial. Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build -out, expected to be developed within planning period. Partially developed with residential and/or commercial but parcel is largely undeveloped/vacant. Realistic development capacity is up to 4 units and expected to be developed within the planning period. Partially developed with residential and/or commercial. Given existing development on site plus lot limitations, realistic development capacity is 1 unit. Due to need for housing and citywide build -out, expected to be developed within tannineriod. Very-Low/Low Vacant Parcels Subtotal Moderate/Above-Moderate Vacant Parcels Subtotal Very-Low/Low Underutilized Parcels Subtotal Moderate/Above-Moderate Underutilized Parcels Subtotal Totals Very-Low/Low Vacant + Underutilized Parcels Totals Moderate/Above-Moderate Vacant + Underutilized Parcels LEGEND 3.89 169,446 101 115.43 5,000,718 124 251 308 4.06 94,407 60 150 7.77 197757 41 100.5 7.95 263,853 161 401 123.2 5,19,8475 165 408.5 Zoning: R1- Single Family Residential; R1h-Single Family Residential, Hillside Combining District; R-2- Medium Family Residential; R-3- High Density Residential; C1- Community Commercial; CN -Neighborhood Commercial; C2 -Heavy Commercial; GU -General Urban; DC- Downtown Core; UC -Urban Center. General Plan: LDR- Low Density Residential; MDR- Medium Density Residential; HDR- High Density Residential; C -Commercial. Constraints (Airport Influence Zones): B2 -Extended Approach/Departure Zone; C -Common Traffic Pattern; D -Other Airport Environs. '= Identified in both 2009-2014 and 2014-2019 HE cycles ** = Neither of these sites were identified in the prior planning period. '= R1 H regulations require a 5 acre lot for parcels with 30-50% slopes. NOTE: All parcels have access to infrastructure and utilities unless otherwise noted .1.502 of 537 1 1 1 VACANT AND UNDERUTILIZED SITES AND CONSTRAINTS 1 Flute 3: Sit. s and Constraints kiffOrt ampeottac Zones KM. co.ni Zoning District MO RI 1••1 SINN Family Residential - /Aside et^ - &nob Forney Reeldeolei F-71 R2 - Modern Denedy MI R3 - N Coney Resew* CN • NeNamoirpoo Commeruel ▪ Ceenrnunly Commercial Ell C2 - Heavy Commerce! :cc]al - General Urban ▪ UC • Urten Caner ▪ DC • Down Core MEI td • liltemilectinng Pe - Putt =Gaily EJ PCS • Parried Development Remeneal INN PDC • Penned Development Cormnerda. • O 025 0.5 1 A Sou,e Cm, or cian ion .mit August to tom Page 503 of 537 VACANT SITES Figure 2: Underutilized Sites Zoning GAMS R1M • Single Family Readental - Muria RI - Single Family Residential i.� R2 - M.dum Dimity Reeder:* ® R3 - Mlyl Density Roe:dentlal CN- Nelgntrorhood Commercial ▪ C1 - Community Commerc..l MI C2 - Merry Commeraal OU - General Urban ▪ UC - Urban Center ▪ OC - Downtown Care MIN M - Manufacturing • PF • Pudic Fadlay (_ POR - Planned Development Residential ▪ POC - Planned Development Commercial O 025 0.5 Nan A hK. au.ari 20. 2019 Source. ON el UNti, 2019 1 1 Page 504 of 537 1 r 1 1 UNDERUTILIZED SITES Figural: vacant Sita. Zoning District IIII R1H • &nye Family Resdermal - H�Oe L_] RI - Single Farnly Residents: R2 - Mdrum Density Resident.: = R3 - High Density Res:dental CN - Nerpnbolnood Commerce! ME CI - Community Commemal C2 • Heavy Commemal (iU - Genera Urban UC - Urban Cerner - DC - Dowmowm Core ▪ M - Manufacturing ▪ PF - Pubic Facility POR - Manned Development Residents: ▪ POC - Manned Development Commemiel O 0.25 05 1 way.m. mn wri fource'Olya UbA 1019 Page 505 of 537 APPENDIX F SAFE NEIGHBORHOODS BY DESIGN STANDARDS '06 of 537 UK1A 01_1CV PSI[: r .4 SIINd 41 A Safe Neighborhoods by Design • • re Through Environmental Design Assessment Tools Crime Prevention Through Environmental Design (CPTED) is a proactive technique in which the proper design and effective use of the built environment can lead to a reduction in the fear of and incidents of crime and an improvement in the quality of life. CPTED Principal What to look for? • Is the front entrance visible from the street and driveway? Natural Surveillance • Are there windows on all sides of the building to allow for full view of the property? Seeing into and out of a place is fundamental to • Is landscaping maintained to allow for visibility to the street? safety. Natural surveillance allows site users the • Are there blind corners or recessed areas with limited visibility? ability to see and be seen. The ability to see well • Is there natural surveillance of gathering areas and youth hang out spaces? should be a feature of the normal, everyday use • Do fence and gate design allow for visibility? of a space. • Are indoor activity and congregation areas oriented to allow for visibility to the outdoors? • Are there clear views of street parking, driveways, and garages? Natural Access Control • Do walkways, porches, and other features direct visitors to entrances and away from private Strategies that guide people to and through a site areas? and clarify which parts of the site they are • Do trees, trashcans, and other features allow for easy access to the 2nd story via windows or encouraged to use. Access control must match balconies? If so, what changes can be made to prevent access? the designation for the space. For example, a park • Do entrances have at least at 180 view, including through the peep hole? will have less access control than a private • Are door locks located a minimum of 40 inches from adjacent windows? residence. • Do all doors, windows, and garages have appropriate locks? Territorial Reinforcement • Are property boundaries clearly marked with hedges, low or see-through gates or fences, and/or A site should clearly announce what it is designed signage? to do. Defining a space through recognizable • Are transitional zones between public, semi-public, and private areas clearly defined? patterns and features that reflect the encouraged • Are there conflicting uses of the space? use helps to reveal unwanted or abnormal • Is the property address visible from the street, non -reflective material, and clearly lit at night? activity. • Is the mailbox or delivery area clearly marked and as close as possible to the front of the building and visible from adjacent buildings? pg. 2 of 4 Crime Prevention Through Environmental Design Assessment Tools CPTED Principal What to look for? • Are buildings painted and in good condition? Maintenance and Management • Is there evidence of graffiti or vandalism and in what locations? Once the proper image is created, it must be kept up in • Is there visible litter or dumping around? Are there signs indicating who to report this to? order to show pride of ownership. The more pride of • Is landscaping maintained to no higher than 3 ft. in height and tree canopies no lower than 7 ft.? ownership that is projected, the less likely the area is to • Are there old and non -working automobiles, boats, trailers, or other vehicles on the street or in attract criminal activities and vandalism. If not kept up, those the front yard? activities appear to be acceptable there. • Are landscaping species appropriate for the site? • Does the site feel cared for? Does it convey a sense of active ownership? • Is lighting on only when it is needed? • Are lighting fixtures appropriately designed, placed, and oriented towards vulnerable areas and activity spaces? Lighting • Are lighting fixtures shielded and directed downwards? Lighting is an important element in any place. Good lighting • Is lighting uniform, does it evenly illuminate the desired area without causing glare? will help people feel more comfortable with their • Is there Tight pollution, is there too much Tight for the given space or purpose of the site? surroundings. It should provide clear paths for movement • Are lighting fixtures protected from vandalism? and highlight entryways without creating harsh effects or • Are there any broken lights and are there signs indicating who to report them to? shadowy hiding places. • Do trees or signage block lighting? • Are pedestrian areas illuminated? • Are you able to accurately identify an approaching individual? • Does lighting illuminate signage, address markings, and gathering areas? Incompatible Uses • Are there incompatible activities located next to one another? Land and site use types, diversity, and adjacencies have the • Are there signs of competing uses and users and signs conflict between them? For example, a ability to influence opportunities for crime. Incompatible common incompatible land use example is the presence of liquor stores in residential land uses should be identified and efforts should be taken to neighborhoods or near schools. mitigate any negative impacts when possible. • Is street furniture- trashcans, benches, bike parking, newsstands, lighting -appropriately placed so as not to block pedestrian access? Movement Predictors • Does the area feel isolated? Many elements or design features in our communities • How far away is the nearest person to ask for help? influence the direction or route that pedestrians and cyclists • Is it easy to predict when people will be around and where they will come from? commonly use when traveling. In some cases, such as an • Is it easy to predict the intended pedestrian route? alley or pedestrian tunnel, these routes physically define the • Are there signs of makeshift or informal routes? path and do not provide alternative routes. In other cases, the direction is defined more loosely using signage or other • • How easy is it to exit the area undetected? Can you predict what is at the end of the route, walkway, path? wayfinding elements. • Do you feel safe waiting in the area for public transportation or other activities? pg. 3 of 4 08 of 537 Crime Prevention Through Environmental Design Assessment Tools CPTED Principal What to look for? Capacity •Is there a mix of land uses? All neighborhoods and communities have a threshold for • Who are the current users of the site? supporting particular uses or activities. Once a use • Are there signs of conflicting activities? exceeds that threshold, it can result in negative activities. • Are activities appropriately distributed throughout the site? For example, a single bar or liquor store may function • Are spaces and sites appropriately sized for encouraged activities? within a neighborhood without any issues. But several • What are the main and dominant uses of the site? Are they intended uses? bars or liquor stores may begin to have negative impact. • Is there spillover of activities from one space to another and what is the result? Activity Support : How much and what type of activity is in the area, during the day and night? Do activity levels provide for passive surveillance? Especially of vulnerable users or areas such as It takes an active and engaged community to achieve safe children and tot lots? places. Connecting people to each other, to the place, and • Are land uses and activities reflective of community needs and priorities? developing positive norms helps to increase safety. • Are there new and creative opportunities to engage community members and encourage pedestrian Underutilized locations can be inviting to negative activity. activity? Social Cohesion • How do users of the site interact? Does this convey a sense of safety? Supportive relationships and interactions between all • Are there natural opportunities for positive social interaction? users of a place will maintain a sense of community and • Are there well-designed and carefully located spaces for social interaction -benches, gazebos, walking safety. Urban design can enhance the opportunity for paths, community spaces? positive social cohesion by providing well-designed and • Are there formal and informal social programs and is the community aware of them? carefully located spaces where this can occur such as • Are there community gathering spaces such as parks, plazas, parklets, walking paths, multi -use comfortable and inviting streets, community gardens, bus stops and community centers. buildings and areas, and cultural, music, art, and sporting event spaces designed to bring community members together? Community Connectivity : Are there places in the community you want to access but cannot access by walking, biking, or transit? Are there opportunities for physical connections between land uses, neighborhoods, and buildings Neighborhoods and corridors should be both socially and through roadways, pedestrian bridges and paths, bike facilities, and other infrastructure? physically connected to the greater community. Any • How might these physical connections impact safety and crime? given place should not exist in isolation from its • Are adjacent land uses connected or do they exist in isolation, for example a school community with surroundings but should instead mesh with the rest of residential area? the city. • Are there opportunities for share -use spaces and programs? Community Culture • Are there safe and accessible community gathering spaces, i.e. multi-purpose spaces, sports facilities, art and music spaces, memorials, murals, parks, plazas, parklets? • How are they being used? Do activities represent the community? The cultural expression of a place instills a sense of pride • and ownership in the community. This may include the arts, music, sports or other local cultural events designed to bring people together and enhance social cohesion. • • Is there a clear branding theme throughout the site through colors, physical features, lighting, landscaping? Do community memorials, public murals, posters, colors, and the design of buildings, signage, street furniture, and lighting work together to convene a community identity and culture? Page 50,..,.4434 APPENDIX G REVIEW OF 2014-2019 HOUSING ELEMENT ACCOMPLISHMENTS Page 1 of 12 li.510 of 537 Review of 2014-2019 Housing Element Accomplishments The table below summarizes the City's progress in implementing the housing programs outlined in the 2014-2019 Housing Element. This includes reviewing progress made in implementing programs included in the adopted element, and evaluating their effectiveness and continued appropriateness for the City. Program Objective Progress and Continued Appropriateness H -1.a- Develop and implement a residential rehabilitation program with an emphasis on improving safety, comfort and energy efficiency. H -1.b Work with the City Public Utility Department to potentially expand the City's Energy Efficiency Public Benefits Fund. H -1.c Provide informational materials to the public regarding sustainable and green building materials. H -1.d Consider measures that would preserve/conserve existing mobile home parks, such as a mobile home rehabilitation program, conversion to ownership program, infrastructure improvement incentives, rent stabilization, etc. Promote rehabilitation. Energy efficiency improvements. Educate public on sustainability and green building. The City had started a residential rehabilitation program with CDBG PI funds, but due to the City having an open economic development grant and current CDBG PI expenditure requirements, all the PI was spent on open grant activities. The City may pursue funding for a rehabilitation program in 2020. Continued Appropriateness: Given the City's age of housing stock, it is important to continue rehabilitation efforts. Pursuit of funding through CDBG and HOME for rehabilitation is listed as a program in the 2019-2027 Housing Element. Completed. Continued Appropriateness: Energy efficiency improvements continue to be important, especially in lower income households. This program will continue as a part of the 2019-2027 Housing Element. Completed, through creation of the Green Building Information Center at the Ukiah Civic Center. Continued Appropriateness: This program was completed, but a modified version will be retained in the updated Housing Element to keep the materials updated and relevant. Preserve mobile home parks. A rent stabilization ordinance was adopted by the City Council in 2011. Page 2 of 12 Continued Appropriateness: Preservation of existing mobile homes continues to be a priority for the City. This program has been revised for the 2019-2027 Housing Element to focus only on mobile home park preservation efforts. Page 511 of 537 lakatitjjadiumillEignaljuiladausiwialtipjui H-1.e Develop an At-Risk Units Program. Maintain existing affordable Not completed due to lack of funding for preservation efforts. housing stock. H -1.f Work closely with the Ukiah Police Department and local apartment complex managers to keep housing safe. Consider funding mechanisms for increasing public safety. H -1.g Refer all proposed General Plan amendments to the appropriate military process. offices for review and comment. Revise the planning permit application form to include this step of referral. H -2.a Provide copies of the inventory of vacant and underdeveloped land for public distribution. Encourage safe housing. Improve project referral H -2.b Work with public transit providers and developers to encourage housing development located close to public transit facilities. Educate the public. Provide education on benefits of locating housing near public transit facilities. Page 3 of 12 Continued Appropriateness: In 2017, new funding was made available by the City through creation of the Ukiah Housing Trust Fund (UHTF). The UHTF may be a funding mechanism for preservation efforts related to at -risk units. This has been continued as a program in the 2019-2027 Housing Element. Completed. The Ukiah Police Department (UPD) reviews and makes recommendations on projects through the Crime Prevention through Environmental Design (CPTED) standards. Continued Appropriateness: CPTED standards are regularly reviewed and updated by the UPD. This program will be continued in the 2019-2027 Housing Element. This program was not completed. Continued Appropriateness: This program will continue to be important and has been prioritized in the 2019-2027 Housing Element. Completed. Continued Appropriateness: Copies of the annually updated inventory will be made available on the City's website and at the public counter. This will be retained as a program for 2019-2027. Educational materials not completed. Continued Appropriateness: Given the focus of the City's General Plan on infill residential development and the location of existing vacant and underutilized parcels, housing development typically occurs within a half mile of public transit. This program has been removed for the 2019-2027 Housing Element. MP 512 of 537 Pro ' ram H -2.c Provide reduced planning permit application fees for residential second dwelling units. H -2.d Review the zoning code and determine if any constraints to condominium developments and cooperative living projects exist, and if so, work to eliminate the constraints. H -2.e As staff and resources permit, assist the Ukiah Homeless Services Planning Group in all ways possible. H -2.f The zoning code shall be amended to allow homeless facilities without the requirement for a Use Permit in the Homeless Shelter Overlay Zone. The zoning code shall require a Site Development Permit and facility management plan, and reasonable site development standards for homeless facilities. Encourage the development of second dwelling units. Encourage the development of condominium and cooperative living projects. Address and identify solutions to potential incompatibility issues. Support an adequate number or type of homeless facilities to support the homeless population. Completed. Continued Appropriateness: In 2017, the City Council adopted an accessory dwelling unit (ADU) ordinance, making development of ADUs a ministerial by -right process in residential zoning districts. As this is an ordinance and part of the City's code, it has been removed for the 2019-2027 Housing Element. 8 ADUs were issued building permits in 2018. Community Development staff performed reviews in 2017 and 2018. One of the primary constraints is the lack of larger parcels to accommodate multi -unit housing projects. Continued Appropriateness: The City has added programs related to possible removal of constraints present in the zoning code, which is expected to address the issue. This has been removed as a program in the 2019-2027 Housing Element. Various City staff have assigned with this Planning Group, and the City now partners with and actively participates with the Mendocino County Continuum of Care. Continued Appropriateness: A revised version of this program will be in the 2019-2027 Housing Element, under Goal H-2. Completed. The City adopted a Homeless Shelter Overlay Zone in 2015. In 2017, the City approved a Major Use Permit for a permanent homeless day resource center and temporary winter shelter, and in 2018 the winter shelter opened. To resolve any neighborhood compatibility issues with future homeless facilities, Community Development staff is currently working on an update to the Homeless Facilities definition in the zoning code. This is expected to be developed, with recommendations presented to Planning Commission and the City Council, in 2019-2020. Continued Appropriateness: This program has been revised to expand on the homeless facilities use and to be in line with transitional housing and emergency shelter legislation such as SB 2. The revised program is now in Goal H-2 of the Updated Housing Element. Page 4 of 12 Page 513 of 537 H -2.g Do not permit the conversion of rental units to condominium units unless the City's amount of rental units is sufficiently adequate. H -2.h Do not permit the conversion of single family residential homes to professional offices unless the City's amount of residential units is sufficiently adequate. H -2.i Adopt an Inclusionary Housing Ordinance by 2013 that requires below- market rate housing to be included as part of residential projects. Retain the rental housing stock. Retain total housing stock. Increase the supply of affordable housing. Page 5 of 12 • I1-1-'i-'�a a•1t•7g1Ialaa wail • There have been no rental unit -to -condominium conversions proposed in the last six years. The rental vacancy rate has been between 1 and 2 percent for the same period. Continued Appropriateness: There does not seem to be a historical likelihood of rental unit to condominium conversions. However, there may be a growing likelihood of conversion of primary residences to short-term rentals. A program has been added to monitor this in Goal H-2. No conversions of single family homes to professional offices were approved in 2014-2018. Additionally, two offices were approved to be converted into two residential units in 2014-15. Continued Appropriateness: Until the amount of single family homes reaches an adequate level, this program could still be viable. However, it has been revised in Goal H-2 to monitor the conversion occurrence and define "sufficiently adequate." At the start of the 2014-2019 Housing Element planning cycle, there had been very few housing starts overall in the City of Ukiah for the past several years. This was especially the case for market -rate housing, which in Ukiah tends to be units with rents affordable to households in the "moderate" or "above moderate" income group. Studies have shown that when a lack of developer demand exists for housing development, adopting ordinances such as an inclusionary housing ordinance can have the unintended consequence of further restricting housing development. Noting this trend, the City instead has sought ways to incentivize the development of housing for all economic segments of the community. Through a proactive approach with local and regionally -based housing developers, staff in both the City Manager's Office and Community Development Department met with and engaged developers in pursuing housing development projects. In 2017, the City's Community Development Department shifted to a priority of the delivery of exceptional customer service, streamlining the building and planning permit process and improving responsiveness on building inspections. ,514 of 537 Pro •ram Ob'ective Pro • ress and Continued A • • ro • riateness H -2.j Adopt minimum standards for inclusionary housing units. H -2.k Prepare a Nexus Study by 2014 to determine if a nexus can be established requiring the developers of large residential and commercial projects to construct needed affordable housing units on site or in another appropriately zoned location near the place of employment/pay impact fee. Also in 2017, the City Council adopted a two-part housing strategy to address the need for housing in the community. The City's first Housing Trust Fund was created as a part of this strategy, and a NOFA was released in 2018. The initial funding allocation of $500,000 was over -subscribed with three applications submitted for the maximum funding amount. As reported in the 2018 APR, the City's incentive -based programs appear to be working. 37 housing units affordable to households in the "very low-income" category were permitted in 2018, the most affordable units permitted in any single year within the past 10 years. Increase the supply of affordable housing. Generate local source of affordable housing funds. Page 6 of 12 Continued Appropriateness: Because of the City's success in utilizing innovative incentive -based approaches to produce affordable and market -rate housing, plus other tools available through recent legislation like SB 35 streamlining provisions, creation of an inclusionary housing ordinance has been removed as a program for the 2019-2027 Housing Element. See H -2.i above. Continued Appropriateness: Due to the reasons stated in H -2i above, this will removed as a program for the 2019-2027 Housing Element. The study was not completed but affordable housing funds were generated through the re -use of former redevelopment agency housing successor funds to create the Ukiah Housing Trust Fund. Through funding for housing trust funds in recent legislation, additional funds may be raised in the future. Continued Appropriateness: A program has been added for the City to pursue additional affordable housing funding to augment the Ukiah Housing Trust Fund and create a permanent local source of funding for affordable housing. H -2k has been removed as a program for the 2019-2027 Housing Element. Page 515 of 537 ' H -2.I Identify and meet with non-profit builders who specialize in building housing for extremely low-income households. H -2.m Work in conjunction with other agencies to jointly develop and implement a program that is designed to address the needs of the extremely low income households in the City. H -2.n Amend the zoning ordinance to be consistent with Senate Bill 2. H -2.o Post sites inventory map and housing development in commercial zones on website and provide hard copies at the counter. • ▪ uttkhjrAizpqjuarsha,akjaaiaia.AIIIIMIIIMIII Develop partnerships with Completed, and ongoing. The City has been proactive in affordable housing identifying and meeting with nonprofit developers specializing in developers. building housing for extremely low-income households. Continued Appropriateness: This program will continue to be important and relevant and has been retained in the 2019-2027 Housing Element. Increase the supply of The City created a Housing Division in the Community affordable housing. Development Department as a part of its 2017 Housing Strategy. This Division has principally been tasked with developing and implementing programs for lower-income residents. The Division administers the Ukiah Housing Trust Fund and related programs. Streamline transitional housing projects. Provide education. Page 7 of 12 Continued Appropriateness: Designing a program for extremely low income households has been consolidated into a program in the 2019-2027 Housing Element that will seek out funding for the development of housing programs and projects to address the needs of extremely low- and very low-income households. Completed. In 2015, the City adopted a Homeless Shelter Overlay Zone through Ordinance 1161. Continued Appropriateness: This program has been completed and will be removed for the 2019-2027 Housing Element. However, because no transitional housing projects have located inside this Zone, a program has been added to seek additional improvements towards the streamlining of transitional and supportive housing projects and to more fully define emergency shelters (see Goal H-2). Completed. Continued Appropriateness: This program is a duplicate of Program H -2a (which is being retained as a program) and will be removed for the 2019-2027 Housing Element. .516 of 537 Pro• ram Ob'ective H -2.p Conduct a roundtable meeting with non-profit housing sponsors and developers. H -2.q Update inventory of vacant and underutilized parcels. H -2.r Facilitate the consolidation of smaller multi -family parcels. H -2.s Pursue annexation of land that can accommodate single-family residential development. Provide opportunities for the creation of more affordable housing. Provide education to the public and potential developers. Provide opportunities for the creation of more affordable housing. Provide opportunities for the creation of more housing. Page 8 of 12 n. C. t '-.A.p.. The City did not host a roundtable meeting, but City staff did meet with multiple housing stakeholders, both for-profit and non- profit, to solicit input towards the development of its 2017 Housing Strategy. Additionally, as stated elsewhere in this report, the City has been proactive in engaging with housing sponsors and developers in discussions regarding creation of additional housing units. Continued Appropriateness: A program to continually engage with non-profit housing sponsors and developers has been retained for the 2019-2027 Housing Element. This program will be removed. The inventory was updated in 2012, 2013, 2016-17, and 2019. Continued Appropriateness: Maintaining an updated inventory of vacant and underutilized parcels will be important for ensuring developers have the most recent information. This has been retained as a program for the 2019-2027 Housing Element. The City publicized the inventory of underutilized sites and provided technical assistance to property owners and developers in support of lot consolidation. The City Council also adopted a residential density calculation ordinance for medium density residential (R-2) and mixed use parcels. Continued Appropriateness: The City has not yet explored creation of incentives for lot consolidations and will retain this portion of the program for the 2019-2027 Housing Element. The City is undertaking the update of its General Plan in 2019. Annexation efforts will be pursued in coordination with the updating of the Land Use Element. Continued Appropriateness: Because the City is mostly built - out, pursuit of annexation of land that is already zoned for residential will be important for continuing to accommodate the demand for housing citywide. This program has been consolidated into other programs that reflect this larger priority. Page 517 of 537 H -3.a Special Needs Rental Housing: Support funding applications Support applications to State and federal for special needs housing agencies such as HCD, State Treasurer's projects. Office, HUD and USDA for affordable rental housing financing to provide shelter for very low-income families and special needs households. H -3.b Increase housing opportunities for persons with disabilities consistent with the fair housing and disability laws, and encourage physical access to and within residential units and areas during the development review process. H -3.c Review zoning code to remove regulatory constraints to special needs housing projects. H -3.d Continue to assist farmworker housing stakeholders through technical assistance. H -3.e Amend the zoning code to define and allow Single Room Occupancy (SRO) developments in the Medium Density (R-2) and High Density (R-3) zoning districts. Increase housing opportunities for persons with disabilities. Eliminate regulatory constraints to special needs housing. Increase supply of farmworker housing. . thalzra.agu�iarr . . A project with 37 units of special needs rental housing was issued a building permit in 2018. Continued Appropriateness: Support of funding applications will continue to be appropriate and has been retained as a program for the 2019-2027 Housing Element. The City continues to be supportive of increasing housing opportunities for persons with disabilities. The City's Building Division provides comments on ensuring housing developments are designed to include physical accessibility features. Continued Appropriateness: This program is ongoing and still appropriate. It remains in the updated Element. Preliminary work completed in 2011. No constraints have been identified. A project with 37 units of special needs rental housing was issued a building permit in 2018 (noted in Table A2). Continued Appropriateness: No known constraints exist. This program has been consolidated into a new program to remove constraints for special needs and lower-income housing projects (see Goal H-2). City Housing and Planning Services Staff continued to actively participate in the Mendocino County Housing Action Team in 2018. Staff also continued to collaborate with farmworker housing stakeholders towards potential housing solutions. Continued Appropriateness: Because of the flexibility inherent throughout the City's zoning code related to housing for farmworkers and the relatively small size of the City's farmworker population, the housing needs of this group are addressed through its standard affordable housing strategies. Remove constraints to SRO This program was not completed in 2014-2019. housing. Page 9 of 12 Continued Appropriateness: This program is ongoing and still appropriate. It remains in the updated Element and has been 518 of 537 H -4.a Refer housing discrimination complaints to appropriate State and local practices. agencies. prioritized to be accomplished within the first two years (see Goal H-2). Promote fair housing No complaints received in 2014-2019. H -4.b Develop and make available housing discrimination public information. Promote fair housing practices. H -5.a Apply the CEQA infill exemption and perform expedited review for affordable housing projects. Provide education. H -5.c Prepare and present green Provide opportunities for building/sustainable development incentive education and sustainable tool. development. H -5.d Analyze zoning and building codes for Provide education and removing impediments to green building. encourage green building. Continued Appropriateness: This program is ongoing and still appropriate. It remains in the updated Element (see Goal H-4). Completed- Fair Housing literature is available at the City's public counter and website. Fair Housing logos are placed on the Housing Division's programs' flyers. Continued Appropriateness: This program is ongoing and still appropriate. It remains in the updated Element (see Goal H-4). The City utilized the CEQA infill exemption for a 35 -unit moderate -income housing development and a 31 -unit low- income senior housing project. Continued Appropriateness: This program is ongoing and still appropriate. It remains in the updated Element (see Goal H-3). Through incentive programs provided by the City's Electric Utility, design standards inherent in the City's Downtown Zoning Code and design guidelines, and updates to the CA building code, green building and sustainable development tools continue to be supported citywide. The City also currently provides density bonuses and adopted a residential density calculation ordinance. Continued Appropriateness: A modified version of this program will be retained for the 2019-2027 Housing Element, to explore flexible parking standards (see Goal H-1). Due to changes in the CA building code, many impediments to green building have been removed. The City completed further revisions to its handouts at the public counter in 2018. Continued Appropriateness: This program has been completed and will be removed for the updated Element. Page 10 of 12 Page 519 of 537 H -5.e Continue to administer solar and energy efficiency rebate programs. H -5.f Assist developers in incorporating green building practices. H -5.g Promote energy and water conservation education programs that address steps to energy and water efficiency, benefits of weatherization and weatherization assistance programs, and information of onsite renewable energy generation technologies. H -5.h Stormwater management for multi- family housing development. H -5.i Promote use of renewable energy technologies in residential and mixed-use projects. Provide opportunities for energy efficient housing development and education. Provide education and opportunities to increase green building practices. Provide education about stormwater management for affordable housing developers. Provide education about stormwater management for affordable housing developers. Develop housing that incorporates renewable energy and energy efficient design; and provide education to the public. Page 11 of 12 This program is currently in operation and available as funds are accessible. Additionally, the City has developed a rebate program for those affordable housing developers that achieve energy efficiency savings above Title 24 standards. Continued Appropriateness: This program is ongoing and still appropriate. It remains in the updated Element (see Goal H-1). The Green Building Information Center was completed in Ukiah Civic Center. Continued Appropriateness: This program, which is very similar to H -1.c and H -5.g, has been completed and will be removed for the updated Element. However, Goal H-1 contains policies and programs supporting green building practices. The Green Building Information Center was completed in the Ukiah Civic Center. Continued Appropriateness: This program, which is very similar to H -1.c and H -5.f, has been completed. However, Goal H-1 contains policies and programs supporting ongoing green building practices. The City adopted Low Impact Development (LID) standards to filter and slow stormwater runoff. Continued Appropriateness: This program has been revised to explore an offsite mitigation bank or other relief measure to ensure stormwater management is achieved without the loss of potential housing units (see Implementing Program 3c). The City has adopted the Cal -Green Building Code (Tier 1), which requires buildings to attain a higher level of efficiency. Continued Appropriateness: This program is ongoing and still appropriate. It remains in the updated Element (see Goal H-1). 520 of 537 Pro. ram Ob'ective Pro • ress and Continued A • • ro • riateness H -5.j Assist in creating residential neighborhoods with mixed housing densities, types and affordability. H -6.b Develop a housing resources webpage that may be used to facilitate the community. development and improvement of affordable housing. Provide education to the community. Provide education to the H -6.c Conduct periodic meetings with developers, non-profit housing development agencies, the Ukiah Police Department, and others to identify constraints to development of affordable housing and use the information gained to consider zoning code amendments. No opportunities have surfaced. Poised to implement. Continued Appropriateness: This program is ongoing and still appropriate. It remains in the updated Element (see Goal H-3). Completed. The City created a Housing Division in 2017, and a webpage for the Housing Division was established in 2018. Continued Appropriateness: This program has been modified to maintaining the webpage in the updated Element (see Goal H-5). Provide education. Page 12 of 12 This program is similar to other programs in the Housing Element and was completed in 2014-2019. Continued Appropriateness: This program has been consolidated into other similar programs and removed as a program for the 2019-2027 Housing Element. Page 521 of 537 APPENDIX H 2019-2027 HOUSING ELEMENT GOALS, POLICIES, AND IMPLEMENTING PROGRAMS - Eli 522 of 537 City of Ukiah 2019-2027 Housing Element Goals, Policies and Implementing Programs Goal H-1 Supporting Policies Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents. Policy 1-1: Encourage the rehabilitation of existing residential units. Policy 1-2: Promote the use of sustainable and/or renewable materials and energy technologies (such as solar and wind) in rehabilitated housing and new housing construction; and reduce greenhouse gas emissions. Policy 1-3: Preserve at -risk housing units. Policy 1-4: Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing quality. Policy 1-5: Continue to implement effective crime prevention activities. Implementing Programs Program Responsibility Funding Schedule la: Implement a residential rehabilitation program. Community Development Department, Housing Services Division CDBG, HOME, and/or other local, state or federal sources Ongoing lb: Continue the City's Energy Efficiency Public Benefits Fund and renewable energy and energy efficiency rebate programs. Electric Utility Department Energy efficiency and renewable energy rebate program funds. Ongoing lc: Support funding or other applications that would preserve/conserve existing mobile home parks. Community Development Department, Housing Services Division N/A Ongoing ld: Continue providing informational materials to the public through the Green Building Information Center and at the public counter. Community Development Department, Building Services Division Departmental budget Ongoing Page 523 of 537 Implementing Programs Program Responsibility Funding Schedule le: Develop standards and design guidelines for residential development in the Medium Density Residential (R- 2), High Density Residential (R- 3), Community Commercial (C- 1) and Heavy Commercial (C- 2) zoning districts. Community Development Department, Planning Services Division General Funds and/or other funding if available Establish guidelines by December 2020. if: Develop an At -Risk Units Program. Community Development Department, Housing Services Division Ukiah Housing Trust Fund, CDBG, HOME, and/or other funding sources as available and as needed Develop program by December 2020 lg: Tenant education and assistance for tenants of at- risk projects. Community Development Department, Housing Services Division Departmental budget Education and notification procedures by 6/30/20; implementation ongoing through 2027. .24 of 537 Goal H-2 Expand housing opportunities for all economic segments of the community, including special needs populations. Supporting Policies Policy 2-1: Continue to allow placement of manufactured housing units on permanent foundations in residential zoning districts. Policy 2-2: Encourage the development of a variety of different types of housing. Policy 2-3: Ensure that adequate residentially designated land is available to accommodate the City's share of the Regional Housing Need. In order to mitigate the loss of affordable housing units, require new housing developments to replace all affordable housing units lost due to new development. Policy 2-4: Pursue State and Federal funding for very low, low. and moderate income housing developments. Policy 2-5: Facilitate the production of housing for all segments of the Ukiah population, including those with special needs. Policy 2-6: Expand affordable housing opportunities for first time homebuyers. Implementing Programs Program Responsibility Funding Schedule 2a: Update the inventory of vacant and underutilized parcels. Community Development Department, Planning Services Division Departmental budget Updated annually, by June 30 of each year 2b: Monitor the rate of conversion of primary residences to short-term rental units. Community Development Department, Planning Services Division; City Council General Funds • Develop monitoring program by June 30, 2020. • Track conversion rate annually. • Report to Council annually. • Draft ordinance due June 30, 2025. 2c: Monitor the conversion of single family residential homes to commercial uses. Community Development Department, Planning Services Division Departmental budget Report to City Council by June 30, 2021. Page 525 of 537 Implementing Programs Program Responsibility Funding Schedule 2d: Pursue additional funding sources to augment the Ukiah Housing Trust Fund, creating a permanent source of funding for affordable housing. Community Development Department, Housing Services Division Low and Moderate Income Housing Asset Fund; other funds as they become available Ongoing 2e: Continually engage with a variety of housing developers who specialize in providing housing to each economic segment of the community. Community Development Department, Housing Services Division; City Manager's Office- Economic Development Section Departmental budget Ongoing outreach, occurring at least on a quarterly basis throughout 2027. MIN W41/526 of 537 Implementing Programs Program Responsibility Funding Schedule 2f Amend the zoning code as Community Development Departmental budget • Draft Zoning Code follows: • Emergency Shelters. Amend the Department, Planning Services Division amendments by December 30, 2020. Zoning Code to redefine homeless facilities as emergency shelters, according to State • Secure adoption by June 30, 2021. Government Code. • Transitional/Supportive Housing. Pursuant to SB 2, the City must explicitly allow both supportive and transitional housing in all zones that allow residential uses and supportive and transitional housing is to be only subject to those restrictions applicable to other residential dwellings of the same type in the same zone (note: this is not limited to residential zones). The City will amend the Zoning Code to specifically define transitional/supportive housing as defined in Government Code. • Single-Room Occupancy Housing- The City will amend the Zoning Code to allow Single- Room Occupancy (SRO) units in the medium density residential (R- 2) and high density residential (R- 3) zoning districts for the purpose of increasing the number of units affordable to extremely low, very low, and low-income persons. • Manufactured/Factory-built homes. The City will amend the Zoning Code to define and allow manufactured and factory-built homes in the same manner and use as all other types of residential dwellings in all zoning districts. Page 527 of 537 Implementing Programs Program Responsibility Funding Schedule 2g: Facilitate the consolidation of smaller, multi -family parcels by providing technical assistance to property owners and developers in support of lot consolidation. Community Development Department, Planning Services Division Departmental budget Present to Planning Commission and City Council, with recommendations, by June 30, 2026. 2h: Ensure capacity of adequate sites for meeting RHNA by amending the Zoning Code as follows: - Update C1 and C2 Zones to allow by -right housing development, with objective design and development standards; - Update the R2 Zone to allow up to 15 dwelling units/acre • Update the CN Zone to increase residential density and allow similar housing types as those allowed in R2. - By - right housing program for select parcels. Specific to APNs 00304077, 00304078, and 00304079, rezone these parcels at the default density of 15 du/ac. Also rezone these parcels to allow residential use by -right for developments with at least 20% of the units affordable to lower income households. Community Development Department, Planning Services Division; Planning Commission; City Council. Departmental budget Develop objective design and development standards per schedule in Program le; pursue amendments to Zoning Code by June 30, 2021. .528 of 537 Page 529 of 537 2i: Proactively monitor residential capacity (no net loss). Community Development Department, Planning Services Division Departmental budget Ongoing, with annual reports to HCD and City Council; develop and implement a project evaluation procedure pursuant to Government Code 65863 by June 30, 2021 2j: First Time Homebuyer Assistance Community Development Department, Housing Services Division • CDBG • HOME • Low and Moderate Income Housing Assets Funds • CalHome • Other funding sources as available. Ongoing 2k: Collaborate with local service providers on addressing homelessness. City Manager's Office N/A Ongoing 21: Review existing City processes for compliance with AB 2162. Community Development Department, Planning Services Division Departmental budget Complete review of City processes by June 30, 2020; revise zoning codes/processes by December 31, 2020. 2m: Housing Units Replacement Program. Community Development Department. Planning Services Division Departmental budget Implemented immediately and applied as applications on identified sites are received and processed. 2n: Homeless Shelter Overlay District Evaluation. Community Development Department, Planning Services Division Departmental budget Evaluation completed on bi- annual basis, with first report due to Planning Commission by 6/30/20. Recommendations may require future amendments to district. Page 529 of 537 Goal H-3 Remove governmental constraints to infill housing development. Supporting Policies Policy 3-1: Improve building and planning permit processing for residential construction. Policy 3-2: Encourage the use of density bonuses and provide other regulatory concessions to facilitate housing development. Policy 3-3: Encourage the development of mixed residential and commercial uses in the commercial zoning districts where the viability of the commercial activities would not be adversely affected. Implementing Programs Program Responsibility Funding Schedule 3a. Research, review and amend development standards in the zoning code for opportunities to maximize housing development. Community Development Department, Planning Services Division; Planning Commission; City Council Departmental budget • Zoning Code amendments by June 30, 2020 • Adoption by December 31, 2020 3b: Develop flexible parking policies for new residential development. Community Development Department, Planning Services Division; Planning Commission; City Council Departmental budget and other funding sources as available Complete draft policy by June 30, 2020. 3c: Explore other policies and regulations that facilitate new infill housing development. Community Development Department, Planning Services Division; Planning Commission; City Council Departmental budget Complete draft report by June 30, 2026. 3d: Facilitate improvements to permit processing to streamline housing development. Community Development Department, Planning Services Division, Building Services Division Departmental budget Pre -application conferences ongoing; City processing procedures brochure developed by June 30, 2021. 11.130 of 537 Implementing Programs Program Responsibility Funding Schedule 3e: Continue to apply the CEQA infill exemption to streamline environmental review. Community Development Department, Planning Services Division Departmental budget Ongoing 3f: Review Site Development Permit and Use Permit Processes. Community Development Department, Planning Services Division Departmental budget Report due to City Council by 12/31/20; process and/or code improvements to be implemented immediately thereafter. Page 531 of 537 Goal H-4 Promote well-planned and designed housing opportunities and projects for all persons, regardless of race, gender, age, sexual orientation, marital status, or national origin. Supporting Policies Policy 4-1: Promote fair housing practices in the sale or rental of housing with regard to race, color, national origin, ancestry, religion, disability/medical conditions, sex, age, marital status, familial status, source of income, sexual orientation/gender identify, or any other arbitrary factors. Policy 4-2: Promote and facilitate community awareness of the City of Ukiah's goals, tools, available resources and programs for lower income households. Implementing Programs Program Responsibility Funding Schedule 4a: Continue to collaborate with the Ukiah Police Department and property owners and managers to keep housing safe. Community Development Department, Planning Services Division, Building Services Division; and Ukiah Police Department General funds Ongoing 4b: Continue to refer housing discrimination complaints to Legal Services of Northern California, State Fair Employment and Housing Commission, and the U.S. Department of Housing and Urban Development (HUD). Community Development Department, Housing Services Division Departmental budget Ongoing 4c: Develop project referral procedural for referral of all proposed General Plan amendments to the appropriate military office for review and comment. Community Development Department, Planning Services Division Departmental budget Ongoing 532 of 537 Goal H-5 Supporting Policies Provide support for future housing Policy 5-1: Pursue annexation residential development. needs. of growth, where services are adequate for future efforts that lead to an orderly expansion Policy 5-2: Continue to encourage and facilitate public participation in the formulation and review of the City's housing and development policies. Policy 5-3: Assume a leadership role in the development of all types of housing in the communi y. Implementing Programs Program Responsibility Funding Schedule 5a: Maintain a housing resources webpage. Community Development Department, Housing Services Division Departmental budget Ongoing 5b: Complete the update of the 2020 Sphere of Influence, Municipal Service Review, and Ukiah 2040 General Plan. Community Development Department. Planning Services Division Departmental budget, other funding as available • 2020- Sphere of Influence and Municipal Service Review • 2021 Ukiah 2040 General Plan. 5c: Work collaboratively with stakeholder jurisdictions to lessen or remove development constraints, and update the housing plan accordingly. Community Development Department, in conjunction with stakeholder jurisdictions. Departmental budget, other funding as available Ongoing. at least on an annual basis. Page 533 of 537 EXHIBIT D FINDINGS TO ADOPT PROPOSED AMENDMENTS TO THE CITY OF UKIAH GENERAL PLAN CHAPTER 14, HOUSING ELEMENT (2019-2027 HOUSING ELEMENT UPDATE) The following findings are supported by and based upon information contained in the Staff Report, General Plan, other supporting documentation, and the public record: 1. The proposed amendments are deemed to be in the public interest. 2. The proposed amendments to the General Plan/Housing Element are consistent and compatible with the General Plan. 3. The potential impacts of the proposed amendments have been assessed and have been determined not to be detrimental to the public health, safety, or welfare. 4. The proposed amendments have been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act (CEQA). Resolution No. 2019 - Page 1 of 1 1 1 Page 534 of 537 1 FINDINGS TO ADOPT A NEGATIVE DECLARATION FOR 2019-2027 HOUSING ELEMENT UPDATE PURSUANT TO THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) 1. The City of Ukiah, as the Lead Agency, prepared an Initial Study/Negative Declaration (IS/ND) for the 2019-2027 Housing Element Update (SCH # 2019079078) under the California Environmental Quality Act (CEQA). 2. The Lead Agency (City) consulted with all responsible agencies and trustee agencies. 3. The Draft IS/ND was circulated for public review from Tuesday July 23, 2019 through Monday August 26, 2019. 4. At the August 14, 2019 Planning Commission meeting, the Planning Commission recommended the Housing Element and the Draft IS/ND to City Council for approval. 5. The IS/ND examined areas of potential impacts and based on the conclusions reached within it, and it has been determined that all potential impacts resulting from the Housing Element would be less than significant or no impact for the following reasons: A. The Housing Element Update is a policy document designed to facilitate the development of housing in order to meet current and anticipated population growth, as required by Government Code Section 65583, and includes policies to allow for reduced development standards and increased residential density. The Housing Element must demonstrate the availability of appropriately zoned land needed to meet the Regional Housing Needs Allocation (RHNA) (Government Code Sections 65582(a)(3)) and 65582.2(a)). The purpose and scope of the Housing Element is to ensure that sufficient sites are available and that existing constraints are reduced or removed in order to encourage housing production to meet the expected need during the 2019-2027 Planning Cycle. B. The 2019-2027 Housing Element identifies lands to accommodate up to 326 new residential units. However, the Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. C. All future development potentially identified within the Housing Element would be in residential or commercial zoning districts where housing development is already generally allowed or permitted by the zoning code and General Plan. D. Future development could result in an increase in density and population, which could result in the need for additional services and infrastructure. Development could also result in impacts to the physical environment depending on location, intensity, and other siting factors. However, the Housing Element does not include specific development designs or proposals, nor does it grant any entitlements for development. All future development would be analyzed on a project level basis for consistency with land use policies; and would be subject to discretionary and environmental review of their individual and cumulative environmental impacts, as applicable. 6. Based on the findings and conclusions contained in the IS/ND, the Housing Element does not have the potential to impact any environmental resources. All impacts including those Findings to Adopt A Negative Declaration For City of Ukiah 2019-2027 Housing Element Update 1 related to biological resources, were found to be less than significant; Mineral Resources and Agriculture and Forestry Resources were found to have no impact as a result of the Project. 7. Based on the findings and conclusions contained in the Initial Study, the proposed Project would not have environmental effects which will cause substantial adverse effects on humans, either directly or indirectly. All future housing development would be analyzed on a project level basis. Based on the findings and conclusions contained in the Initial Study, impacts to humans from the Housing Element would be less than significant. 8. There is no substantial evidence in light of the whole record before the City of Ukiah (including the initial study and any comments received) that the project would have a significant effect on the environment. 9. The negative declaration reflects the City Council's independent judgment and analysis. 10. Based upon the analysis, findings, and conclusions contained in the IS/ND, the project will not result in impacts that are individually limited, but cumulative considerable. 11. A Notice of Intent to adopt the Negative Declaration was made available in the following manner: • Posted on the City of Ukiah Housing Element Website on July 22, 2019 and October 13, 2019. • Published in the Ukiah Daily Journal on July 24, 2019 and October 12, 2019. • Posted in the glass case at the City Civic Center 72 hours before the hearing. • Posted at the Mendocino County Clerk's Office on July 22, 2019. • Submitted to the State Clearinghouse on July 22, 2019. 12. The IS/ND and record of proceedings of the decision on the project are available for public review at the City of Ukiah Community Development Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA. 13. On October 23, 2019, the City Council held a public hearing to receive public comment and consider approval of the IS/ND for the project. The IS/ND was approved by the City Council. Findings to Adopt A Negative Declaration For City of Ukiah 2019-2027 Housing Element Update 2 1 1 1 1 1 1 Attachment 8 FINDINGS TO ADOPT PROPOSED AMENDMENTS TO THE CITY OF UKIAH GENERAL PLAN CHAPTER 14, HOUSING ELEMENT (2019-2027 HOUSING ELEMENT UPDATE) The following findings are supported by and based upon information contained in the Staff Report, General Plan, other supporting documentation, and the public record: 1. The proposed amendments are deemed to be in the public interest. 2. The proposed amendments to the General Plan/Housing Element are consistent and compatible with the General Plan. 3. The potential impacts of the proposed amendments have been assessed and have been determined not to be detrimental to the public health, safety, or welfare. 4. The proposed amendments have been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act (CEQA). Resolution No. 2019 - Page 1 of 1 Page 537 of 537