Sonoma County Grand Jury • 2021-2022 • Agency Response
Response to: Affordable Housing: Past, Present and Future

Re and Considered

Published: September 07, 2022 8 pages
Ver PDF original

Note: Missing finding numbers detected: F16, F19, F25, F26, F27, F28, F29, F30, F31, F32, F33, F34, F35, F36, F37, F38, F39, F40, F41, F42, F43, F44, F45, F46, F47, F48, F49, F50, F51, F52, F53, F54, F55, F56, F57, F58, F59, F60, F61, F62, F63, F64, F65, F66, F67, F68, F69, F70, F71, F72, F73, F74, F75, F77, F78, F80, F81, F82, F83, F84, F85, F86, F87, F88, F89, F90, F91, F92, F93, F94, F95, F96, F97, F98, F99, F100, F101, F102, F103, F104, F105, F106, F107, F108, F109, F110, F111, F112, F113, F114, F115, F116, F117, F118, F119, F120, F121, F122, F123, F124, F125, F126, F127, F128, F129, F130, F131, F132, F133, F134, F135, F136, F137, F138, F139, F140, F141, F142, F143, F144, F145, F146, F147, F148, F149, F150, F151, F152, F153, F154, F155, F156, F157, F158, F159, F160, F161, F162, F163, F164, F165, F166, F167, F168, F169, F170, F171, F172, F173, F174, F175, F176, F177, F178, F179, F180, F181, F182, F183, F184, F185, F186, F187, F188, F189, F190, F191, F192, F193, F194, F195, F196, F197, F198, F199, F200, F201, F202, F203, F204, F205, F206, F207, F208, F209, F210, F211, F212, F213, F214, F215, F216, F217, F218, F219, F220, F221, F222, F223, F224, F225, F226, F227, F228, F229, F230, F231, F232, F233, F234, F235, F236, F237, F238, F239, F240, F241, F242, F243, F244, F245, F246, F247, F248, F249, F250, F251, F252, F253, F254, F255, F256, F257, F258, F259, F260, F261, F262, F263, F264, F265, F266, F267, F268, F269, F270, F271, F272, F273, F274, F275, F276, F277, F278, F279, F280, F281, F282, F283, F284, F285, F286, F287, F288, F289, F290, F291, F292, F293, F294, F295, F296, F297, F298, F299, F300, F301, F302, F303, F304, F305, F306, F307, F308, F309, F310, F311, F312, F313, F314, F315, F316, F317, F318, F319, F320, F321, F322, F323, F324, F325, F326, F327, F328, F329, F330, F331, F332, F333, F334, F335, F336, F337, F338, F339, F340, F341, F342, F343, F344, F345, F346, F347, F348, F349, F350, F351, F352, F353, F354, F355, F356, F357, F358, F359, F360, F361, F362, F363, F364, F365, F366, F367, F368, F369, F370, F371, F372, F373, F374, F375, F376, F377, F378, F379, F380, F381, F382, F383, F384, F385, F386, F387, F388, F389, F390, F391, F392, F393, F394, F395, F396, F397, F398, F399, F400, F401, F402, F403, F404, F405, F406, F407, F408, F409, F410, F411, F412, F413, F414, F415, F416, F417, F418, F419, F420, F421, F422, F423, F424, F425, F426, F427, F428, F429, F430, F431, F432, F433, F434, F435, F436, F437, F438, F439, F440, F441, F442, F443, F444, F445, F446, F447, F448, F449, F450, F451, F452, F453, F454, F455, F456, F457, F458, F459, F460, F461, F462, F463, F464, F465, F466, F467, F468, F469, F470, F471, F472, F473, F474, F475, F476, F477, F478, F479, F480, F481, F482, F483, F484, F485, F486, F487, F488, F489, F490, F491, F492, F493, F494, F495, F496, F497, F498, F499, F500, F501, F502, F503, F504, F505, F506, F507, F508, F509, F510, F511, F512, F513, F514, F515, F516, F517, F518, F519, F520, F521, F522, F523, F524, F525, F526, F527, F528, F529, F530, F531, F532, F533, F534, F535, F536, F537, F538, F539, F540, F541, F542, F543, F544, F545, F546, F547, F548, F549, F550, F551, F552, F553, F554, F555, F556, F557, F558, F559, F560, F561, F562, F563, F564, F565, F566, F567, F568, F569, F570, F571, F572, F573, F574, F575, F576, F577, F578, F579, F580, F581, F582, F583, F584, F585, F586, F587, F588, F589, F590, F591, F592, F593, F594, F595, F596, F597, F598, F599, F600, F601, F602, F603, F604, F605, F606, F607, F608, F609, F610, F611, F612, F613, F614, F615, F616, F617, F618, F619, F620, F621, F622, F623, F624, F625, F626, F627, F628, F629, F630, F631, F632, F633, F634, F635, F636, F637, F638, F639, F640, F641, F642, F643, F644, F645, F646, F647, F648, F649, F650, F651, F652, F653, F654, F655, F656, F657, F658, F659, F660, F661, F662, F663, F664, F665, F666, F667, F668, F669, F670, F671, F672, F673, F674, F675, F676, F677, F678, F679, F680, F681, F682, F683, F684, F685, F686, F687, F688, F689, F690, F691, F692, F693, F694, F695, F696, F697, F698, F699, F700, F701, F702, F703, F704, F705, F706, F707, F708, F709, F710, F711, F712, F713, F714, F715, F716, F717, F718, F719, F720, F721, F722, F723, F724, F725, F726, F727, F728, F729, F730, F731, F732, F733, F734, F735, F736, F737, F738, F739, F740, F741, F742, F743, F744, F745, F746, F747, F748, F749, F750, F751, F752, F753, F754, F755, F756, F757, F758, F759, F760, F761, F762, F763, F764, F765, F766, F767, F768, F769, F770, F771, F772, F773, F774, F775, F776, F777, F778, F779, F780, F781, F782, F783, F784, F785, F786, F787, F788, F789, F790, F791, F792, F793, F794, F795, F796, F797, F798, F799, F800, F801, F802, F803, F804, F805, F806, F807, F808, F809, F810, F811, F812, F813, F814, F815, F816, F817, F818, F819, F820, F821, F822, F823, F824, F825, F826, F827, F828, F829, F830, F831, F832, F833, F834, F835, F836, F837, F838, F839, F840, F841, F842, F843, F844, F845, F846, F847, F848, F849, F850, F851, F852, F853, F854, F855, F856, F857, F858, F859, F860, F861, F862, F863, F864, F865, F866, F867, F868, F869, F870, F871, F872, F873, F874, F875, F876, F877, F878, F879, F880, F881, F882, F883, F884, F885, F886, F887, F888, F889, F890, F891, F892, F893, F894, F895, F896, F897, F898, F899, F900, F901, F902, F903, F904, F905, F906, F907, F908, F909, F910, F911, F912, F913, F914, F915, F916, F917, F918, F919, F920, F921, F922, F923, F924, F925, F926, F927, F928, F929, F930, F931, F932, F933, F934, F935, F936, F937, F938, F939, F940, F941, F942, F943, F944, F945, F946, F947, F948, F949, F950, F951, F952, F953, F954, F955, F956, F957, F958, F959, F960, F961, F962, F963, F964, F965, F966, F967, F968, F969, F970, F971, F972, F973, F974, F975, F976, F977, F978, F979, F980, F981, F982, F983, F984, F985, F986, F987, F988, F989, F990, F991, F992, F993, F994, F995, F996, F997, F998, F999, F1000, F1001, F1002, F1003, F1004, F1005, F1006, F1007, F1008, F1009, F1010, F1011, F1012, F1013, F1014, F1015, F1016, F1017, F1018, F1019, F1020, F1021, F1022, F1023, F1024, F1025, F1026, F1027, F1028, F1029, F1030, F1031, F1032, F1033, F1034, F1035, F1036, F1037, F1038, F1039, F1040, F1041, F1042, F1043, F1044, F1045, F1046, F1047, F1048, F1049, F1050, F1051, F1052, F1053, F1054, F1055, F1056, F1057, F1058, F1059, F1060, F1061, F1062, F1063, F1064, F1065, F1066, F1067, F1068, F1069, F1070, F1071, F1072, F1073, F1074, F1075, F1076, F1077, F1078, F1079, F1080, F1081, F1082, F1083, F1084, F1085, F1086, F1087, F1088, F1089, F1090, F1091, F1092, F1093, F1094, F1095, F1096, F1097, F1098, F1099, F1100, F1101, F1102, F1103, F1104, F1105, F1106, F1107, F1108, F1109, F1110, F1111, F1112, F1113, F1114, F1115, F1116, F1117, F1118, F1119, F1120, F1121, F1122, F1123, F1124, F1125, F1126, F1127, F1128, F1129, F1130, F1131, F1132, F1133, F1134, F1135, F1136, F1137, F1138, F1139, F1140, F1141, F1142, F1143, F1144, F1145, F1146, F1147, F1148, F1149, F1150, F1151, F1152, F1153, F1154, F1155, F1156, F1157, F1158, F1159, F1160, F1161, F1162, F1163, F1164, F1165, F1166, F1167, F1168, F1169, F1170, F1171, F1172, F1173, F1174, F1175, F1176, F1177, F1178, F1179, F1180, F1181, F1182, F1183, F1184, F1185, F1186, F1187, F1188, F1189, F1190, F1191, F1192, F1193, F1194, F1195, F1196, F1197, F1198, F1199, F1200, F1201, F1202, F1203, F1204, F1205, F1206, F1207, F1208, F1209, F1210, F1211, F1212, F1213, F1214, F1215, F1216, F1217, F1218, F1219, F1220, F1221, F1222, F1223, F1224, F1225, F1226, F1227, F1228, F1229, F1230, F1231, F1232, F1233, F1234, F1235, F1236, F1237, F1238, F1239, F1240, F1241, F1242, F1243, F1244, F1245, F1246, F1247, F1248, F1249, F1250, F1251, F1252, F1253, F1254, F1255, F1256, F1257, F1258, F1259, F1260, F1261, F1262, F1263, F1264, F1265, F1266, F1267, F1268, F1269, F1270, F1271, F1272, F1273, F1274, F1275, F1276, F1277, F1278, F1279, F1280, F1281, F1282, F1283, F1284, F1285, F1286, F1287, F1288, F1289, F1290, F1291, F1292, F1293, F1294, F1295, F1296, F1297, F1298, F1299, F1300, F1301, F1302, F1303, F1304, F1305, F1306, F1307, F1308, F1309, F1310, F1311, F1312, F1313, F1314, F1315, F1316, F1317, F1318, F1319, F1320, F1321, F1322, F1323, F1324, F1325, F1326, F1327, F1328, F1329, F1330, F1331, F1332, F1333, F1334, F1335, F1336, F1337, F1338, F1339, F1340, F1341, F1342, F1343, F1344, F1345, F1346, F1347, F1348, F1349, F1350, F1351, F1352, F1353, F1354, F1355, F1356, F1357, F1358, F1359, F1360, F1361, F1362, F1363, F1364, F1365, F1366, F1367, F1368, F1369, F1370, F1371, F1372, F1373, F1374, F1375, F1376, F1377, F1378, F1379, F1380, F1381, F1382, F1383, F1384, F1385, F1386, F1387, F1388, F1389, F1390, F1391, F1392, F1393, F1394, F1395, F1396, F1397, F1398, F1399, F1400, F1401, F1402, F1403, F1404, F1405, F1406, F1407, F1408, F1409, F1410, F1411, F1412, F1413, F1414, F1415, F1416, F1417, F1418, F1419, F1420, F1421, F1422, F1423, F1424, F1425, F1426, F1427, F1428, F1429, F1430, F1431, F1432, F1433, F1434, F1435, F1436, F1437, F1438, F1439, F1440, F1441, F1442, F1443, F1444, F1445, F1446, F1447, F1448, F1449, F1450, F1451, F1452, F1453, F1454, F1455, F1456, F1457, F1458, F1459, F1460, F1461, F1462, F1463, F1464, F1465, F1466, F1467, F1468, F1469, F1470, F1471, F1472, F1473, F1474, F1475, F1476, F1477, F1478, F1479, F1480, F1481, F1482, F1483, F1484, F1485, F1486, F1487, F1488, F1489, F1490, F1491, F1492, F1493, F1494, F1495, F1496, F1497, F1498, F1499, F1500, F1501, F1502, F1503, F1504, F1505, F1506, F1507, F1508, F1509, F1510, F1511, F1512, F1513, F1514, F1515, F1516, F1517, F1518, F1519, F1520, F1521, F1522, F1523, F1524, F1525, F1526, F1527, F1528, F1529, F1530, F1531, F1532, F1533, F1534, F1535, F1536, F1537, F1538, F1539, F1540, F1541, F1542, F1543, F1544, F1545, F1546, F1547, F1548, F1549, F1550, F1551, F1552, F1553, F1554, F1555, F1556, F1557, F1558, F1559, F1560, F1561, F1562, F1563, F1564, F1565, F1566, F1567, F1568, F1569, F1570, F1571, F1572, F1573, F1574, F1575, F1576, F1577, F1578, F1579, F1580, F1581, F1582, F1583, F1584, F1585, F1586, F1587, F1588, F1589, F1590, F1591, F1592, F1593, F1594, F1595, F1596, F1597, F1598, F1599, F1600, F1601, F1602, F1603, F1604, F1605, F1606, F1607, F1608, F1609, F1610, F1611, F1612, F1613, F1614, F1615, F1616, F1617, F1618, F1619, F1620, F1621, F1622, F1623, F1624, F1625, F1626, F1627, F1628, F1629, F1630, F1631, F1632, F1633, F1634, F1635, F1636, F1637, F1638, F1639, F1640, F1641, F1642, F1643, F1644, F1645, F1646, F1647, F1648, F1649, F1650, F1651, F1652, F1653, F1654, F1655, F1656, F1657, F1658, F1659, F1660, F1661, F1662, F1663, F1664, F1665, F1666, F1667, F1668, F1669, F1670, F1671, F1672, F1673, F1674, F1675, F1676, F1677, F1678, F1679, F1680, F1681, F1682, F1683, F1684, F1685, F1686, F1687, F1688, F1689, F1690, F1691, F1692, F1693, F1694, F1695, F1696, F1697, F1698, F1699, F1700, F1701, F1702, F1703, F1704, F1705, F1706, F1707, F1708, F1709, F1710, F1711, F1712, F1713, F1714, F1715, F1716, F1717, F1718, F1719, F1720, F1721, F1722, F1723, F1724, F1725, F1726, F1727, F1728, F1729, F1730, F1731, F1732, F1733, F1734, F1735, F1736, F1737, F1738, F1739, F1740, F1741, F1742, F1743, F1744, F1745, F1746, F1747, F1748, F1749, F1750, F1751, F1752, F1753, F1754, F1755, F1756, F1757, F1758, F1759, F1760, F1761, F1762, F1763, F1764, F1765, F1766, F1767, F1768, F1769, F1770, F1771, F1772, F1773, F1774, F1775, F1776, F1777, F1778, F1779, F1780, F1781, F1782, F1783, F1784, F1785, F1786, F1787, F1788, F1789, F1790, F1791, F1792, F1793, F1794, F1795, F1796, F1797, F1798, F1799, F1800, F1801, F1802, F1803, F1804, F1805, F1806, F1807, F1808, F1809, F1810, F1811, F1812, F1813, F1814, F1815, F1816, F1817, F1818, F1819, F1820, F1821, F1822, F1823, F1824, F1825, F1826, F1827, F1828, F1829, F1830, F1831, F1832, F1833, F1834, F1835, F1836, F1837, F1838, F1839, F1840, F1841, F1842, F1843, F1844, F1845, F1846, F1847, F1848, F1849, F1850, F1851, F1852, F1853, F1854, F1855, F1856, F1857, F1858, F1859, F1860, F1861, F1862, F1863, F1864, F1865, F1866, F1867, F1868, F1869, F1870, F1871, F1872, F1873, F1874, F1875, F1876, F1877, F1878, F1879, F1880, F1881, F1882, F1883, F1884, F1885, F1886, F1887, F1888, F1889, F1890, F1891, F1892, F1893, F1894, F1895, F1896, F1897, F1898, F1899, F1900, F1901, F1902, F1903, F1904, F1905, F1906, F1907, F1908, F1909, F1910, F1911, F1912, F1913, F1914, F1915, F1916, F1917, F1918, F1919, F1920, F1921, F1922, F1923, F1924, F1925, F1926, F1927, F1928, F1929, F1930, F1931, F1932, F1933, F1934, F1935, F1936, F1937, F1938, F1939, F1940, F1941, F1942, F1943, F1944, F1945, F1946, F1947, F1948, F1949, F1950, F1951, F1952, F1953, F1954, F1955, F1956, F1957, F1958, F1959, F1960, F1961, F1962, F1963, F1964, F1965, F1966, F1967, F1968, F1969, F1970, F1971, F1972, F1973, F1974, F1975, F1976, F1977, F1978, F1979, F1980, F1981, F1982, F1983, F1984, F1985, F1986, F1987, F1988, F1989, F1990, F1991, F1992, F1993, F1994, F1995, F1996, F1997, F1998, F1999, F2000, F2001, F2002, F2003, F2004, F2005, F2006, F2007, F2008, F2009, F2010, F2011, F2012, F2013, F2014, F2015, F2016, F2017, F2018, F2019, F2020, F2021, F2022, F2023, F2024, F2025, F2026, F2027, F2028, F2029, F2030, F2031, F2032, F2033, F2034, F2035, F2036, F2037, F2038, F2039, F2040, F2041, F2042, F2043, F2044, F2045, F2046, F2047, F2048, F2049, F2050, F2051, F2052, F2053, F2054, F2055, F2056, F2057, F2058, F2059, F2060, F2061, F2062, F2063, F2064, F2065, F2066, F2067, F2068, F2069, F2070, F2071, F2072, F2073, F2074, F2075, F2076, F2077, F2078, F2079, F2080, F2081, F2082, F2083, F2084, F2085, F2086, F2087, F2088, F2089, F2090, F2091, F2092, F2093, F2094, F2095, F2096, F2097, F2098, F2099, F2100, F2101, F2102, F2103, F2104, F2105, F2106, F2107, F2108, F2109, F2110, F2111, F2112, F2113, F2114, F2115, F2116, F2117, F2118, F2119, F2120, F2121, F2122, F2123, F2124, F2125, F2126, F2127, F2128, F2129, F2130, F2131, F2132, F2133, F2134, F2135, F2136, F2137, F2138, F2139, F2140, F2141, F2142, F2143, F2144, F2145, F2146, F2147, F2148, F2149, F2150, F2151, F2152, F2153, F2154, F2155, F2156, F2157, F2158, F2159, F2160, F2161, F2162, F2163, F2164, F2165, F2166, F2167, F2168, F2169, F2170, F2171, F2172, F2173, F2174, F2175, F2176, F2177, F2178, F2179, F2180, F2181, F2182, F2183, F2184, F2185, F2186, F2187, F2188, F2189, F2190, F2191, F2192, F2193, F2194, F2195, F2196, F2197, F2198, F2199, F2200, F2201, F2202, F2203, F2204, F2205, F2206, F2207, F2208, F2209, F2210, F2211, F2212, F2213, F2214, F2215, F2216

Findings and Recommendations 25 findings

F1 Page 2
lncreosed Affordoble Housing hos been mondoted by the Stote of Colifornio ond officiolly occepted by Sonomo County ond its nine Cities. Agree.
No recommendations for this finding
F2 Page 2
Housing jurisdictions must show sufficient progress in meeting 6th cycle Regionol Housing Needs Allocotion (RHNA) mondotes or they risk being fined or losing locol duthority over their housing progroms. Agree. This is how state law is written.
Related Recommendations (1)
R2
Page 7
8y December 31, 2022, Permit Sonoma and the nine Cities should meet to consider standardizing their procedures related to the development of Affordable Housing. (FZ F10, F11, F13) Response: The recommendation has not yet been implemented, but may be implemented in the future, to the extent possible with the regional partners. The City of 5ebastopol is an active participant in on-going meetings with other Sonoma County jurisdictions, including discussions related to housing development. This communication and collaboration happens at a variety of levels and on a regular schedule, including monthly City Manager meetings, bi-monthly Planning Advisory Committee meetings, quarterly City Attorney meetings, and ad hoc housing group that meets bi- monthly to discuss specific housing issues and share approaches among jurisdictions.
F3 Page 2
Sonomo County ond its nine Cities hove officiolly recognized the need for Affordable Housing but not oll hove fully endorsed the Regionol Housing Needs Allocotion or met eorlier gools. Disagree. The City of Sebastopol cannot speak for other communities. However, the City of Sebastopol and other .iurisdictions recognize the need for affordable housing and are currently drafting an update to the City's Housing Element to plan for how to accommodate the city's RHNA for the 6rh cycle (from 2023-2031), which is 213 units across various income categories. The City believes it will be able to meet this housing target over the eight year housing cycle period. The City and other Sonoma County jurisdictions have been proactive in providing resources to homeowners and developers to facilitate the planning for and projection of housing. ln regard to the current (5th cycle) of RHNA, 123 units of housing have been created in the City of Sebastopol since December 31., 2021 for the current (5th element) housing rycle ending December 31, 2022. The ciVs RHNA for this time is 120 units, spread across various income categories. Therefore, the City of Sebastopol is projected to meet and exceed it's RHNA target for the sth cycle. That said, whether or not a jurisdiction is able to meet it's RH NA target does not equate to whether or not the community 'endorses' the RHNA allocation process and goals. The City has produced units at, or below, the required income levels for all categories ional Housi Needs Allocation P ress Permitted Units lssued Affordabil I I 2 3 4 Total Total RHNA uniE Remaining Allocation to lncome Level by lncome 2015 20't 6 20't7 2018 2019 2020 2021 2022 2023 Oab RHNA by lt lncome Level (all Level years) Deed Reslricted 22 Non-Deed 37 Restncted 3 1 Deed Restricled ,1 2 17 Non-Deed 12 Restncled 4 3 2 Deed Restncted 't9 I 2 Non-Deed I 20 Modeaate Restricled 2 6 6 4 Moderate 9 2 11 1 1 23 7 54 8 TOIAI RHNA 120 Total Units '12 8 t9 12 27 40 123 'Excess production of unrts in a category can be app|ed to deEcits/ne€ds rn higher rncome categories- (i.e. ex€ess unrts rn the very low and moderatecateSoriescanbeappliedtothe'low'(forverylowunts)andabovemoderatecalegorytomeetRHNAallocations ln our last Housing Cycle (2007 2014), the City also exceeded Affordable Housing TarSets for both Very Low and Low incomes. ln fact, the City permitted more units in these categories (5 "extra" Very Low income, and 34 "Extra" Low income units), even while market rate units did not meet RHNA tar8ets: Rlglooal Houal.rg iaecdt Alocaflon Progr6g P.n tt d t riat l.tlr.d bt Arfo.d-l*ry s E . ( . R . r C .lla r t & sr r to Y rr o rr . r .o rT a l S d - t t E l r i r t t r l . )d or 2009 2010 :011 m13 mla 2 I I IIIIL IIII I I j-r 5 ----r--- I T---r--- ttttt 2q T----r--t ,lr , Irl l l l ., 2 2 '€ lh'lt > ) ' lloa F6 3"9 .t.'ry t' ,l!!D hdlJd. ,. i<td ,n tr y.r b .Et a.rhlla 68 bra
Related Recommendations (1)
R3
Page 7
By December 31, 2022, Permit Sonoma and the nine Cities should meet to discuss the coordination of fee reduction standards for Affordable Housing throughout the County. lFt]., F12, F74l Response: This recommendation has not been implemented, although there have already been informal discussions among jurisdictional Planning staff related to lmpactfees prior tothis Grand Jury report. The City is open to discussions with other jurisdlctions to implement this Recommendation and will actively participate in these discussions. However, of note, the reduction of fees for Affordable Housing may be dependent on other outside funding to'backfill'the City's infrastructure needs, as impact fees are required by a City so that it can build the infrastructure needed to accommodate that development. Without a way to supplement these funds, infrastructure projects needed for development may not be possible. The City of Sebastopol already implements several fee-reduction mechanisms, including: a potential 25 50% reduction in processing fees that non-profits can request, and can be approved by the Planning Director and City Manager (with the council able to provide additional discount) lmpact fees based on the size of units, so smaller units received a pro-rated discount based on the square footage below the average size units. Planning and other staff provide additional time and advice to potential applicants prior to submittal. Additionally, as it implements its next Housing Element, the City may consider with its new housing development policies that would waive pre-application meeting fees and/or reduce fees for pre Iiminary review costs for 1O0'/.lor 5O%J affordable developments (or non profit housing developers).
F4 Page 4
Some cities hinder the development of Affordoble Housing through designotion of new historic districts, increosed londscoping requirements, highly restrictive zoning, ond exploitotion of environmentol concerns. The City of Sebastopol cannot speak to the motives of other communities. However, the City of Sebastopol disagrees with this finding completely as it relates to Sebastopol. The City of Sebastopol has consistently supported policies related to affordable housing, and affordable housing'by design' (not deed restricted). The City has a history of adopting policies which support the development of housing, including affordable housing. Additionally, City has policies in it's Municipal Code/Zoning Ordinance which effectively give more development rights to Affordable Housing, including parking discounts, additional height, housing permitted by-right in commercial zones, and exemption from the city's Growth Management Ordinance for all deed restricted affordable housing, senior housing, ADUS and JADUs, and housing within the downtown zoning district. The City also adopted impact fees for single family homes on a per square foot basis to reduce the costs for smaller homes, which are inherently more affordable, years before recent state legislation requiring such was passed into law-
Related Recommendations (1)
R4
Page 7
By December 37,2022, Permit Sonoma and the nine Cities should identiry properties within their jurisdictions and Spheres of Influence that could support the construction of infill housing and accessory dwelling units. lFL, F2,F3,F4, FL6, FlTl Response: 2022 Revised June Response to Grand Jury Repon Form This recommendation has been implemented. The City is identifying properties for the sixth-cycle Housing Element, for the required site lnventory of this document. Most of these sites are infill sites within the City's Priority Development Area. Additionally, the City has conversations with non profit housing developers who develop affordable housing on a regular basis. ADUs are allowed on all single family lots/uses, regardless of zoning, through either internal (attached new construction or conversion of existing space) or external units (conversion of garages, etc. or new construction). Staff regularly assists individual homeowners to understand how ADUs could work on their specific property (i.e. we don't have massive staff, but we provide customized service)
F5 Page 4
Public occeptonce of the need for Affordoble Housing is not universol; NlMBYism ond misinformotion con negotively impoct the plonning ond development process. Agree.
No recommendations for this finding
F6 Page 4
ln Sonomo County, costs ond ovoilobility oJ lond, building supplies, ond lobor impede development ond construction of Affordoble H ou si n g. Agree.
Related Recommendations (1)
R6
Page 8
By June 1, 2023, Permit Sonoma and the nine Cities should danelop permit ready accessory dwelling unit and junior accessory dwelling unit plans. (Fl, F2, F3, F4, F5, F7, F70, Fll, F73, F21, F22l Response: The City has been working with the Napa-sonoma ADU Center to have develop permit ready accessory dwelling units, which the City Building Department intends to approve for use within the City. The City anticipated continued participation with the Napa-Sonoma ADU Center at a staff level. lt is anticipated this will be completed by or beforeJune 1,2023.
F7 Page 4
There is greot voriobility in the plonninq ond opprovol processes ond procedures for developing Affordoble Housing in the County ond its Cities, thus complicoting ond slowinq development. Partially disagree. Most cities in the County, as well as state, have similar development and approval processes. Each jurisdiction is responsible for adopting their own procedures for review of development to ensure that the development is responsive to community's needs and its General Plan/vision for its future. However, the internal process does not necessarily equate to a complicated or slow development process. Additionally, the State has mandated legislation under SB35 to introduce a consistent streamlined process for certain affordable housing projects.
Related Recommendations (1)
R7
Page 8
By December 31, 2022, Permit Sonoma and the nine Cities should discuss integration of preliminary design review committees with their planning commissions to help expedite the construction of Affordable Housing. (F1, F2, F3, F4, F5, F7, FLO, F17, F73, Flg, FzO, F21, F22l Response: The City of Sebastopol does not require preliminary review, however it is encouraged for large, complex projects as it assists the project applicant understand the City's requirements. An applicant may elect to pursue a Preliminary Review meeting with either the Planning Commission or Design Review Board, or both. ln the future, if warranted by the project, joint meetings can be explored to streamline this process when both committees are to be consulted.
F8 Page 4
Finoncing of Affordoble Housing projects is unusuolly complex, slow, ond uncertoin. Agree. Additionally, there is little to no local control over funding since the demise of Redevelopment law in the state. Additionally, State Tax Credit Funding in recent years has been focused on lar8e scale development, which is often leaves smaller developments without one of the major sources of funding. This has left smaller sites in key locations undeveloped.
Related Recommendations (1)
R8
Page 8
By December 31, 2022, Permit Sonoma and the nine Citles should rsr'iew their permitting requirements to allow nontraditional options such as manufactured homes, factory built homes, and tiny houses to increase housing supply. (Fl, F2,t3,F4, F5, F10, F11, F\3, F2!, F22l Response: The City currently allows manufactured and factory built-homes on any residential site within the City. The Ciby's Zoning Ordinance does not prohibit any of these options, however some related regulations (such as state building codes) limit tiny homes.
F9 Page 4
Funding of Affordoble Housing is often directed to specific qroups such os seniors, veterons, or ogriculturol workers. Agree, however the term 'often' is somewhat vague and the City cannot comment on this- The City of Sebastopol is generally not the source of moneys for funding of Affordable Housing.
No recommendations for this finding
F10 Page 4
Design review and project opprovol ore often slow ond very complex, ond hinder the development of Affordoble Housing. 2022 Revised June Response to Grand Jury Report Form Disagree for the City of Sebastopol. The design reviewand project approval for a project that is consistent with the City's codes does not have a slow/complex path to approval.
No recommendations for this finding
F11 Page 5
The permitting requldtiont processes, ond fees differ by jurisdiction. Agree. However, while processes and requirements have differences, manyoftheseare nuances. Staff at the various Sonoma County jurisdictions often have discussions related to fee updates, regulations, and processes, and some of these regulations and fees are very similar.
No recommendations for this finding
F12 Page 5
Mitigotion fees vory by individuol projects ond jurisdictiont complicoting the building of Affordoble Housing. Partially disagree. Mitigation fees with the City of Sebastopol are based on type and number of unitt and are well-published on the City's website. While the City's fees vary somewhat from other communities, based on infrastructure needs to accommodate that development (as required by State lmpact Fee legislation), the cost of C;ty lmpact fees are Benerally aligned with the impact fees of other Sonoma County jurisdictions. Additionally, it is unclear if there is a connection between mitigation fees, which every jurisdiction has, and how it complicates the building of housing-
No recommendations for this finding
F13 Page 5
The speed of issuing permits hos improved in some jurisdictions, but greoter eficiency would help meet the building needs of Sonomo County. Agree.
No recommendations for this finding
F14 Page 5
Poymentof in lieufeestothe housinq jurisdiction results in fewer inclusionory Affordoble Housing units ond houses beinq built. Agree. The cost of residential development far outweighs the 'in-lieu' fees that a jurisdiction can charge for affordable housing units not built. Of note, the City of Sebastopol does not allow an 'in-lieu' fee to be paid for any full units required under its lnclusionary Housing ordinance.
No recommendations for this finding
F15 Page 5
Development of commerciol projects such os hotels ond big box stores is often fovored over housing due to lesser demond on public services ond increosed soles or occuponcy tox revenue. Disagree. While the City of Sebastopol cannot speak for other jurisdictions, the City has not been preferential to non-residential development over residential development.
No recommendations for this finding
F17 Page 5
Chonges to city boundories by onnexotion of lond within their Spheres of lnfluence could allow the development of more Affordoble Housing but is resisted due to the high costs of odditionol infrostructure. Partially disagree. While the cost of infrastructure investment is an important component and City responsibility, annexation within the Sphere of lnfluence is allowed, with the annexation properties responsible for the cost of that infrastructure (generally through an improvement district or other finance mechanism). However, the expansion of infrastructure is not the only limitation. Often, the site specific characteristics are themselves a limit {being downslope from an existing gravity-fed sewer system, inadequate road access with no way to install improvements, etc.).
No recommendations for this finding
F18 Page 5
The time periods for which new Alfordoble Housing units connot conveft to mdrket-rote prices hdve been lengthened to preseNe the units os Affordoble. ABree for the City of Sebastopol. The City recently modified its Municipal Ordinance to mandate that affordable housing units required by the City's code be maintained 'in perpetuiV unless required otherwise by State or Federal law. The City has developed a partnership with the Sonoma County Housing Land Trust (HLT) to preserve these units in perpetuity; maintain at the same restricted income level, and still allow a homeowner to share in some equity. Additionally, this requirement also now applies to rental housing, which it did not prior to 2018 due to conflicting state/legal determinations (the "Palmer" decision).
No recommendations for this finding
F20 Page 6
lnclusive Affordoble Housing must be equivolent to morket rote units ond be dispersed throughout o project moking it horder to identify ond stigmotize them. Agree. The City's lnclusionary Housing Ordinance (5MC 17.250) requires affordable units be equivalent to market rate unlts, and dispersed within the development. Additionally, lnclusionary Housing requirements in themselves insure that units are distributed throughout a city, by requiring a certain percentage of market rate units in a development be Affordable.
No recommendations for this finding
F21 Page 6
Monufoctured ondfoctory built home construction provide less expensive routes to Affordoble Housing without necessorily reducing its quolity. Partially agree. This depends on a number of factors, including the site and the manufacturer. The City of Sebastopol has not surveyed these and cannot comment on the financial aspects of this. However, pre- fabricated housing has changed greatly in the past decade, and includes a much larger variety of types and quality.
No recommendations for this finding
F22 Page 6
Design modificotions con help moke Affordoble Housing projects economicolly vioble. The City of Sebastopol does not understand what this finding refers to, so cannot agree or disagree with this statement.
No recommendations for this finding
F23 Page 6
Controry to commonly expressed feors, Affordoble Housing does not usuolly olfect locol property volues. Agree.
No recommendations for this finding
F24 Page 6
Vocotion homes, time shores, Airbnb, Pocoso houses, ond vocont houses reduce the number of units. Agree as it relates to non hosted rentals ("Airbnb" and others), full time shares/Pacaso homes, and vacation homes. The Sonoma County Civil Grand Jury recommends that
No recommendations for this finding
F76 Page 5
Recent legislotion encouroges construction of tronsit-oriented infill housing but hos yet to show o lorge effect. The City of Sebastopol cannot agree or disagree with this findin& as the city is not a .jurisdiction impacted by this legislation, and therefore has no knowledge of its impact.
No recommendations for this finding
F79 Page 6
Rehobilitotion ond the repurposing of existing properties both preserve ond increose the supply of Affordoble Housing. Agree.
No recommendations for this finding
F2217 Page 1
I (we) agree with the findings numbered: FL, F2, F5, F6, F8, F9, F11, F18, FLg, FzO, F23, F24 I (we) disagree wholly or partially with the findings numbered: F3 F4 F5 F7 FL2 F15 F16 F77
No recommendations for this finding

No Responses Found 1

Government entities assigned to respond to this report. No response documents have been linked in our database.

Sebastopol City