General Plan Policy Document (Adopted 7-11 ... - City of Wheatland

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HOUSING, Chapter 4Responsibility:Time Frame:City Staff2005 and ongoing thereafterSECTION II:ADEQUATE SITESThe following section provides an analysis of the land available forresidential development and compares this to Wheatland’sassigned need for new housing. This includes both sites that areavailable within incorporated City of Wheatland boundaries and inunincorporated areas that will be annexed within the HousingElement planning period. The Housing Element BackgroundReport provides a full discussion of this issue. The key informationfrom the Background Report is summarized and presented here.The inventory of vacant land includes potential development sitesthat were in the discussion or approval stages at the time of theinventory. Additionally, the capacity for second units on existingor new single-family lots was not calculated.Table 4.1 below (identical to Table 27 in the Background Report)provides a summary of residential holding capacity in Wheatlandcompared to Wheatland’s assigned housing need. The figures forthe total Regional Housing Needs Plan (RHNP) allocation, unitsbuilt, and net allocation to be met are from Table 20 in theBackground Report. The figures for holding capacity on vacantland are from Tables 25 and 26 of the Background Report. Asshown in Table 4.1, Wheatland has a total residential capacity ofunits in excess of its net allocation to be met (total need of 702 unitscompared to the holding capacity of 1,796 units).Because the capacity for housing production exceeds Wheatland’snet need for new housing during the Housing Element planningperiod, a primary objective for the City over the Housing Elementplanning period will be to provide adequate sites to accommodatethe housing needs of very low–, low-, and moderate-incomehouseholds. The California Department of Housing andCommunity Development (HCD) assumes, in general, that thehigher the density, the more affordable the housing. It is HCD’sposition that local jurisdictions can facilitate and encourageaffordable housing development by allowing development athigher densities, which helps to reduce per unit land costs.As shown in Table 4.1, after taking into account building permitsissued from January 1, 2000, through April 30, 2004, Wheatland hasa net allocation to be met of 436 moderate-income and below units.Wheatland has a capacity for 368 moderate-income and belowunits, for a deficit in capacity of 68 units, including 65 very lowandlow-income units and 3 moderate-income units. The 368 unitcapacity for moderate-income and below units could be increased,Wheatland General Plan Policy Document, Part II 4-13July 11, 2006
HOUSING, Chapter 4with application of the maximum 25 percent density bonus, to 460units; however, density bonuses are not reflected in the table.Because of the 68-unit deficit in capacity for moderate-income andbelow units, Wheatland needs to identify additional site(s) orincrease densities on currently identified sites to meet theremaining identified need for affordable units. In order to providethe potential for the 68 net remaining housing unit allocation forvery low-, low-, and moderate-income units, 3.78 additional acresof vacant High Density Residential-designated land, would have tobe made available (assuming development densities at 18 units peracre).TABLE 4.1CITY OF WHEATLAND RESIDENTIAL HOLDING CAPACITY ANALYSISVery LowLow CombinedLow- andVery LowModerateAboveModerateTotalTotal RHNP Allocation (1) 164 133 297 139 266 702Building Permits: 20000 0 0 0 384 384through 4/30/2004 (1)Net Allocation to be Met: 164 133 297 139 - 436January 2000-June 2007 (1)Holding Capacity –- - 64 - 346 410Incorporated Land (2)Holding Capacity –- - 163 136 1,082 1,381Unincorporated Land to beAnnexed (3)Remaining Need (4) - - 70 3 0 73Notes:(1) See Table 20 Background Report.(2) See Table 25 Background Report.(3) See Table 26 of the Background Report.(4) Total need shown in table is sum of very low-, low-, and moderate-income need. There is a surplus holdingcapacity of 1,473 total units (702 unit need minus 384 building permits issued, minus 410-unit holding capacity onincorporated land, minus 1,381-unit holding capacity on unincorporated land) when income levels are not takeninto account.Implementation Program 1 calls for the City to “re-zone 4.1 acres ofland for multi-family use at 18 units per acre in order toaccommodate at least an additional 73 multi-family units needed toprovide adequate sites for affordable housing. The redesignatedand re-zoned land shall be suitable for multi-family developmentand shall be available for development during the housing elementplanning period.”Wheatland plans to redesignate land in Almond Estates and/or theWheatland General Plan Policy Document, Part II 4-14July 11, 2006
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General Plan Policy Document (Adopted 7-11 ... - City of Wheatland

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