HomeMy WebLinkAboutReso 2004-185 - General Plan
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RESOLUTION NO. 2004-185
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
REDDING ADOPTING THE HOUSING ELEMENT OF THE
GENERAL PLAN OF THE CITY OF REDDING
WHEREAS, following the required public hearing, the Planning Commission of the City of
Redding recommended to the City Council that the Housing Element of the General Plan be amended by
incorporating therein the changes contained in the attached Housing Element; and
WHEREAS, following the required notice in accordance with law, the City Council held a public
hearing and carefully considered the evidence at the hearing;
NOW, THEREFORE, IT IS RJESOL VED that the City Council, having reviewed and approved
the Mitigated Negative Declaration stating that the project has no substantial impact upon the environment
and an environmental impactrepoJ1 is not necessary, hereby amends the Housing Element of the General
Plan of the City of Redding by replacing, in its entirety, said element as attached hereto.
I HEREBY CERTIFY that the foregoing resolution was introduced, read, and adopted at a
regular meeting ofthe City Comlcil on the 16th day of November 2004, by the following vote:
A YES:
NOES:
ABSENT:
ABSTAIN:
COUNCIL MEMBERS:
COUNCIL MEl\fBERS:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
Kight, Mathena, Stegall, and Pohlmeyer
None
Cibula
None
, Mayor
Attest:
Form Approved:
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CONNIE STROH YER, City erk LYNETTE M. FRED , Interim City Attorney
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Housing Element
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INTRODUCTION
PURPOSE AND CONTENT
The purpose of the Housing Element of the Redding
General Plan is to identify and analyze the City's
housing needs; to establish reasonable housing goals
and objectives based on those needs; and to develop a
program of action, which, over the stated planning
period, will advance the City towards achieving the
established goals and objectives.
LEGISLATIVE AUTHORITY
The State Legislature has determined that the
availability of housing is of vital importance to the well-
being of the State's populace and has mandated the
preparation of community housing elements as part of
local general plans (Government Code Sections 65302
and 65580, et seq.). Under current law, the code
specifies, in brief, that the Housing Element shall
contain:
1. An assessment of local housing needs and an
inventory of resources and constraints relevant
to the meeting of these needs.
2.
A statement of the community's goals, policies,
quantified objectives, and financial resources
relative to the maintenance, improvement, and
development of housing.
3.
A program which sets forth a schedule of actions
the local government is undertaking or intends
to undertake over the planning period to
implement the policies and achieve the goals and
objectives of the Housing Element:.
November 4, 2004
Current State Housing Element Law, as contained in
Section 65588 of the Government Code, mandates that
each local government shall review its housing element
as frequently as appropriate to evaluate the following:
(1) the appropriateness of the housing goals, objectives,
and policies in contributing to the attainment of the
State housing goal; (2) the effectiveness of the element
in attainment of the com~unity's stated housing goals
and objectives; and (.3) the progress made in
implementation of the housing element.
CONSISTENCY WITH OTHER ELEMENTS OF
THE GENERAL PLAN
Government Code Section 65300.5 states that the
goals and policies of the Housing Element must be
consistent with other elements of the General Plan.
This is accomplished through the process of annual
reviews of the implementation of this Element, as well
as the Annual Report on the General Plan prepared for
the Governor's Office of Planning and Research.
Redding adopted a complete revision of its existing
General Plan in 2000. This included an update of the
Housing Element necessary to ensure that the Element
was consistent with the rest of the General Plan, even
though the Element was not required to be updated
until 2003. Specific attention was given to those
portions of the Element that were affected by changes
made in the City's General Plan Diagram and related
development policies.
With the required 2003 update, changes have been
made to comply with State housing law provisions, to
update data based on the 2000 census and other data
sources and to respond to the "fair share" housing
allocations assigned by the State Department of
Housing and Community Development (HCD) in
2002. Specifically, the COMMUNITY PROFILE section
has been updated to reflect population and growth
trends, vacancy rates, income levels, unemployment
rates, dwelling-unit counts, and construction figures, as
Housing Element
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well as to include subsidized housing statistics through
December 2003. The LAND INVENTORY AND SITE
AVAILABILITY section was updated to reflect changes
made to residentially designated vacant land as
reflected in the updated General Plan Diagram.
Additional information regarding the zoning of
residential lands has been added. The
INFRASTRUCTURE STATUS AND LIMITING FACTORS
section was updated to reflect current utility and
infrastructure capacities and growth figures. A
complete update of the HOUSING NEEDS ASSESSMENT
was also undertaken based primarily on data obtained
from the 2000 census. The GOVERNMENTAL
CONSTRAINTS TO MAINTENANCE, IMPROVEMENT, AND
DEVELOPMENT OF HOUSING section was updated to
reflect the impacts, if any, of new policies contained
within the General Plan, primarily within the
Community Development and Design Element, and
standards contained within the Zoning Ordinance.
Since the GOALS AND POLICIES section was updated in
2000, no substantive changes were made to this
section. An assessment of accomplishments based on
the 1999-2003 Implementation Program has been
provided, as has a new updated Implementation
Program.
2 City of Redding Housing Element 2003-2008 General Plan Update
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COMMUNITY PARTICIPATION
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The following organizations were among those invited
to participate in the development of the revised
Housing Element: Northern Valley Catholic Social
Service, Shasta County Housing Department, People of
Progress, Legal Services of Northern California, Shasta
County Builders' Exchange, Shasta County Women's
Refuge, Golden Umbrella, Housing Authority of the
City of Redding, Shasta County Board of Realtors,
Shasta County Social Services Department, and the
Good News Rescue Mission. These groups were the
core members of the Housing Advisory Committee that
was formed to review the draft Element to ensure that
it responded adequately to the diverse needs within the
community.
In July 2004, the Redding Planning Commission held a
noticed public hearing specifically to gather additional
information on issues related to housing needs within
the community. At the conclusion of the hearings, the
Commission recommended adoption of the Element by
the City Council.
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November 4, 2004
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COMMUNITY PROFILE
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HISTORIC AND CURRENT POPULATION
PROFILE
The 1990 Census reported a population of 66,462 (or
26,105 households), an increase of over 58 percent
since 1980. The 2000 Census reported a population of
81,198 (or 32,191 households), an increase of over
22 percent since 1990. The California Department of
Finance provides annual population estimates for
California counties and cities. The Department of
Finance population estimate for the City of Redding is
85,700 as of January 2003 (or 35,434 housing units).
This figure implies an average growth rate of
1.8 percent each year since 2000.
The City's General Plan estimates that the City of
Redding's population may reach 113,500 by the year
2020 based on a study conducted in October 1998 by
The Economic Sciences Corporation. The projection
included numerous factors which could affect
population growth, such as fertility, mortality, in-
migration, annexations, etc. Assuming all factors
remain predictable, Redding's population is projected to
reach 113,500 by the year 2020, reflecting an annual
average growth rate of about 1.8 percent for the next
November 4, 2004
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17 years. Figure 1 shows Redding's historical
population from 1980-2000 and its projected
population through 2020.
INCOME AND ETHNICITY
The 2000 Census indicates that the median household
income in the City of Redding for a four-person
household was $34,194. In comparison, the State
median household income as indicated in the 2000
Census was $46,561.
For demographic purposes, household income can be
further broken down into several distinct income levels.
The standard terminology used for these various
income levels is: extremely low-, very low-, low-,
moderate-, and above-moderate income. These terms
are used to describe relative income ranges tied to the
median income of all households within a given
community. Thus, "extremely low-income" means
below 30 percent of the median income; "very low-
income" means below 50 percent of the median income;
"low-income," between 51 and 80 percent; and
"moderate-income," between 81 and 120 percent (for
Federal programs, between 81 and 95 percent of
median). "Above moderate-income" is generally
121 percent and above (Federal programs, 96 percent
and above). The term "lower-income" includes "low-
income," "very low-income," and "extremely low-
income," or all households that do not exceed
80 percent of median household income.
Housing Element 3
120,000
100,000
80,000
60,000
40,000
20,000
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FIGURE 1
CITY OF REDDING POPULATION
TRENDS AND FORECASTS -1990 TO 2020
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1990
2000
2003
2010
2020
Source: 1990,2000 u.s. Censuses, Dept.of Finance, &
aty of Redding Projections
[ * = Estirrntes
4 City of Redding Housing Element 2003-2008 General Plan Update
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FIGURE 2
PERCENTAGE DISTRIBUTION OF HOUSEHOLD INCOME
CITY OF REDDING
2000
S150k to $200k
1% "\
\."..
\,
S125k to $150k
1% -"'-~-~~_~
$100k 10 S125k ~--'-
4%
$75k to $100k..../
7%
SeOk to $75k
9%
$501< to $60k ,/
8% -
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S40k to S50k ...II
10%
ISource: Cet'lSUS 2000
Figure 2 shows the distribution of household income for
Redding as reported by the 2000 Census.
Information provided by HCD, based on the 2000
Census, indicates the following breakdown by
percentage of each income group within the
community:
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Very Low-Income
Low-Income
Median- Income
Above Median-Income
24%
16%
18%
42%
However, in order to better balance the various income
groups among unincorporated Shasta County and its
Cities, HCD has required that the following breakdown
be used by Redding to plan for serving the regional
need of this area as provided in the Final Allocation
Plan for Shasta County's Regional Needs for January 1,
2001, through June 30,2008:
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~
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Very Low-Income
Low-Income
Median-Income
Above Median-Income
24%
17%
18%
42%
(Note: the target percentage distribution provided by HCD
totals 10 1 percent.)
November 4. 2004
:>S20Ok
1%
)
< $10,000
11%
S10k to 20k
/- 19%
'",- $20k to $30k
- 16%
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L S30k to $40k
13%
Census figures from 2000 indicate that minontles
constitute approximately 14 percent of Redding's
population. Of these minorities, 5.4 percent were of
Hispanic descent, 2.9 percent were Asian, 2 percent
were American Indian, and 1 percent were Black.
Minority families, along with all lower-income
households of the community, face common problems
and hardships in regard to meeting their housing needs.
HISTORIC AND CURRENT EMPLOYMENT
TRENDS
The unemployment rate for the Shasta County Labor
Market Statistical Area, which includes the City of
Redding, slowly declined between 1998 and 2001, and
then increased in 2002. In 1998, the area's annual
average unemployment rate was 9.0 percent. The
average unemployment rate for 2002, the last full year
for which the rate has been computed, was down to
7.4 percent. The average rate for the first 7 months of
2003 was 8.3 percent. Redding's unemployment rate
remains substantially above the State average of
6.7 percent for 2002 and 5.9 percent for 1998.
Redding's current employment opportunities are
greatest in the lower-paying industries; these are service
industries associated with tourism and business services
Housing Element 5
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and the wholesale and retail trade industry. In addition
to paying lower overall wages, service and/or retail
industries typically have a higher percentage of persons
working part-time or seasonally than do other types of
industries.
HISTORIC AND CURRENT HOUSING PROFILE
According to the 2000 Census, there were 33,802
housing units within the City of Redding. The State
Department of Finance has estimated the total number
of dwelling units within the City of Redding as of
January 2003 to be 35,434, an increase of 1,632 units,
or 4.8 percent, in available housing units between
2000-2003. An additional 600 dwelling units were
constructed in calendar year 2003, for a total of 36,034
dwelling units.
New construction is responsible for approximately
99 percent of the overall increase in available housing
stock. According to figures compiled by the City of
Redding Development Services Department, new
housing units constructed from January 2001 through
December 2003 had the following characteristics:
~ 86 percent were single-family homes
~ 13 percent were, multiple-family units
~ 1 percent were mobile homes
TYPE, AGE, AND CHARACTERISTICS OF
HOUSING STOCK
The 2000 Census indicates that Redding's housing
stock consists of approximately 43 percent
multiple-family structures and 57 percent single-family
units.
As reported in the 2000 Census, Redding has
17,914 housing units which were built prior to 1980.
These 20+-year-old structures comprise 53 percent of
Redding's housing stock. Of these units, 11,830 were
built between 1960-1979; 5,070 were built between
1940-1959; and 1,014 were built prior to 1940.
Overall, approximately 47 percent of Redding's
available housing stock is less than 20 years old.
There is a correlation between the age of a community's
housing stock and the relative condition of that housing
stock. Typically, dwelling units over 20 to 30 years of
age are the most likely to need both moderate and
major rehabilitation work to elevate them to a
"standard" condition.
6 City of Redding Housing Element 2003-2008 General Plan Update
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CONDITION
In 1998 the City established a Code Enforcement
Division of the Development Services Department to
effectively deal with substandard housing units and
commercial structures and to respond to neighborhood
and community complaints regarding blight conditions.
This program has been well received and has led to
increased monitoring of housing stock conditions,
particularly in Redding's aging residential
neighborhoods. Further, in 1998, the City adopted a
neighborhood-based planning strategy that allows the
City to focus on the more problematic neighborhoods
where housing conditions are typically the worst.
This neighborhood revitalization program, undertaken
by the City's Housing DivisionlRedding Redevelopment
Agency (RRA), started with Redding's two most
challenged neighborhoods-Parkview and Martin
Lu ther King Jr. Both of these areas are characterized by
a housing stock that exceeds 40 years in age, high rates
of absentee ownership, high rates of police calls for
service, and a higher than "normal" percentage of
substandard infrastructure and dwellings. As part of
the neighborhood planning process, the City
undertakes a detailed assessment of the housing stock
in these neighborhoods. Approximately 60 percent of
the housing stock is either in poor or substandard
condition. However, only 2 percent of the units have
been classified as "blighted" and in such a state that the
cost of repairs may exceed the cost to replace the
residential structure. It is the opinion of the City
Housing Department staff and the staff of the Code
Enforcement Division that have been working with the
owners of these properties that only one of these
dwellings will be demolished, resulting in a demolition
rate less than one-tenth of 1 percent. The remaining
units will be repaired, often with financial assistance
from the City.
Housing units are considered to be in poor condition if
at least one needed major repair (i.e., roof, siding, etc.)
is in evidence in conjunction with a number of minor
repairs. A building is substandard if two or three major
repairs are needed in conjunction with a number of
minor repairs. In these instances, the property qualifies
for code enforcement action.
This neighborhood-by-neighborhood approach allows
the City to focus its resources on those areas in most
November 4. 2004
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n'eed. These efforts include extensive housing
rehabilitation, construction of new affordable dwelling
units, and infrastructure improvements, as well as a
wide range of community incentives. We anticipate
that additional neighborhoods will be targeted during
the planning period and available resources directed to
them.
Overall, it is estimated that between 15 and 20 percent,
or between 5,000 and 7,000 dwelling units, of the City's
housing stock has similar characteristics as the initial
target neighborhoods, albeit with somewhat better base
conditions. This suggests that between 3,000 and
4,200 dwellings may be in need of rehabilitation and
that approximately 100 to 140 units may be considered
blighted. Given the experience with the first two target
neighborhoods, it is estimated that less than 1 percent
of these units will ultimately be demolished.
The City will undertake an assessment of the housing
stock in 2004.
VACANCY RATES
According to the 2000 Census, Redding's vacancy rate
for all types of dwelling units available for sale or rent in
2000 was 4.9 percent. The vacancy rate for all types of
owner-occupied dwelling units was reported to be
approximately 1.9 percent. For rental units alone, the
reported vacancy rate was approximately 4.6 percent.
Vacancy rates, as an indicator of market conditions,
typically run a fine line between an overbuilt market
(typically considered above 7 percent vacancy) and an
underbuilt market (generally anything under
3 percent). In a healthy market, there should be some
number of vacant units in all sizes, locations, and price
ranges.
Redding's housing market for owner-occupied units has
changed over the past 5 years. The low vacancy rate
for these units as indicated in the 2000 Census seems to
indicate a tight market for available units that is, in
part, contributing to an escalation in housing prices.
While vacancy rates for non-owner-occupied units were
reportedly around 2 percent in 2002 and early 2003,
it appears that the market had stabilized by the
last quarter of 2003. Sun Country Properties, one of
the largest rental management firms in Redding,
reported that the vacancy rate for single-family rental
units increased to approximately 7 percent by
Nooember 4, 2004
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December 2003. The vacancy rate for multiple-family
units rose to approximately 3 to 4 percent. From a
rental vacancy perspective, these rates indicate a
relatively stable market.
Vacancy rates are an important tool used in market
analysis; however, in order to fully analyze the effect of
vacancies upon a specific housing market, it is necessary
to delve deeper into vacancy by type, location, price
range, number of bedrooms, and size of unit. There
could exist a surplus of units at one level and a scarcity
at another which when averaged together indicate a
vacancy rate indicative of neither. There is no
information currently available which compares
variation in the vacancy rate based on price of unit or
size of unit in the Redding area.
High vacancy rates, however, do not necessarily mean
that rental units will become more affordable as a
private market reaction. Experts suggest that during
periods of high vacancies, owners of rental properties
will utilize financial incentives, such as reduced deposits
and move-in allowances, even offering periods of free
rent in order to entice prospectiv~~ renters, rather than
actually lowering rental rates.
Based upon information gathered from its clients in
their search for rental housing in the Redding area, the
Redding Housing Authority has indicated that the local
rental market remains "tight" for all unit sizes in an
affordable price range. Further, affordable 3 + -bedroom
units are very scarce for lower-income families.
Approximately 16 percent of the households currently
on the Housing Authority waiting list qualify by family
size for units of this size.
According to City of Redding Building Division records,
of the 232 multiple-family units built during the period
January 2001 through December 31, 2003, 102 units
were constructed with 3 or more bedrooms.
LOW-INCOME ASSISTED HOUSING
As of December 2003, 1,526 very low-income
households within the City of Redding were receiving
government-assisted housing subsidies administered
through the Redding Housing Authority. These
subsidies are in two program categories: (1) HUD
Section 8 Housing Choice Vouchers and (2) HUD
Section 8 Moderate Rehabilitation Subsidies.
Housing Element
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Assisted units are scattered throughout the City with
the highest concentration in neighborhoods with lower-
priced, multiple-unit complexes available. Another
345 site-specific HUD rental subsidies are available for
use at ten multiple-family rental complexes in Redding
that utilized HUD 811, 202, 231, or 236 financing
assistance. These complexes are Redding Pilgrim
House, Butte House, Cottonwood House, Kutras
Gardens, Treehouse Senior Apartments, Wilshire
Place, Della Williams Gardens, Whispering Oaks, and
the Lorenz Hotel. Of the available subsidies, 229 are
reserved for seniors, 57 for disabled individuals, and
59 for families.
In addition, there are over 300 HOME-assisted rental
units scattered throughout the community which also
offer project-based subsidies to lower-income tenants
with afford ability periods ranging from 5, 10, 20, and
even 55 years. An estimated 20 units become available
annually through the HOME Program.
Currently, priority for rental assistance is determined by
date of application to the waiting list as well as City of
Redding residency or employment within the city limits
and veteran status. Priority is also given to those
households that have been displaced by local
government action. The Redding Housing Authority
has maintained an open waiting list since October 1,
1998. Approximately 2,186 households are now on the
waiting list. As of December 2003, most available
subsidies had been completely allocated to eligible
households. The Redding Housing Authority estimates
that the average length of time between application
date and receipt of rental assistance is six months to
one year for City of Redding residents.
AFFORDABLE HOUSING UNITS ELIGffiLE TO
CONVERT TO OPEN MARKET DURING
2003-2013
The State Government Code requires that a
community's housing element contain analysis and
program efforts for preserving assisted housing
developments in the community which are eligible to
convert to non-Iow-income use within ten years of the
statutory adoption "due date" of the housing element.
The purpose of the analysis is to identify actions the
jurisdiction can take to preserve at-risk units, to
adequately plan for preventing or minimizing tenant
displacement, and to preserve the local affordable
housing stock.
8 City of Redding Housing Element 2003-2008 General Plan Update
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State law requires that the inventory include 'all
multiple-family rental units which are assisted under
any of the programs listed below:
1. HUD Programs:
. Section 8 Lower-Income Rental Assistance
project-based programs.
. New Construction. *
· Substantial or Moderate Rehabilitation.
. Property Disposition. *
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Loan Management Set-Aside.
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Section 101 Rent Supplements.*
.
Section 213 Cooperative Housing
Insurance. *
. Section221 (d)(3) Below-Market-Interest-
Rate Mortgage Insurance Program.
. Section 236 Interest Reduction Payment
Program.
· Section 202 Direct Loans for Elderly or
Handicapped.
. Community Development Block Grant
Program. *
2.
FmHA Section 515 Rural Rental Housing
Loans. *
3.
State and local multiple-family revenue bond
programs. *
4.
Redevelopment programs. *
5. Local in-lieu fee programs or inclusionary
programs. *
6. Developments which obtained a density bonus
and direct government assistance pursuant to
Government Code Section 65916.*
All categories marked with an asterisk (*) do not have
units in the community which are considered at-risk
during the subject ten-year period.
November 4, 2004
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T~ble 1 illustrates the projects that contain affordable
units in the community which were identified as being
at risk in the City of Redding during the ten-year
period. The listed at-risk units are subject to a variety
of different regulatory requirements which, when
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":i>'ROJECTN~:;',;'/' .
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Della Williams
3221 Bechelli Lane
Redding, CA 96002
Kutras Gardens
540 South Street
Redding, CA 96001
Redding Pilgrim Housing
900 Canby Road
Redding, CA 96002
Redding/RHIF Housing, Inc.
2142 Butte Street
Redding, CA 96001
The Lorenz
1509 Yuba Street
Redding, CA 96001
Moderate Units/Citywide
, Original expiration date. Thereafter on an annual basis.
combined with market conditions, determine the actual
likelihood of loss of the affordable units. Following the
table is a summary of the current status of those units
that are considered to be at-risk through July 2013.
TABLE!
TxPE o~> '
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Section 811
t~~::~~~~:o, :";:i"~=Et~:
'NUMBER OF NON;; _'
ELDERLY UNITS .
22
07/31/2001'
-0-
231 Elderly
Section 8
12/31/1999 '
-0-
84
Section 202
Elderly
12/01/2006 '
-0-
50
Section 202
Elderly
06/06/2002
12
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PD/Section 8
Existing
08/31/2009
78
-0-
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Current Status of Units Identified as At Risk
Through 2013
~ Della Williams. This Section 811 Supportive
Housing for Persons with Disabilities complex is
already renewing annually its Project Rental
Assistance Contract. The Housing Manager
clearly stated their intentions in maintaining this
site as affordable housing for the disabled.
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Redding Pilgrim House. The Foundation which
owns Pilgrim House is committed to maintain
affordable housing for seniors. When their
contract is due to expire, they will work with
HUD to establish a new or renewal contract.
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Redding/RHIF Housing, Inc. This complex
provides 12 beds for developmentally disabled
adults as a board and care facility. Per their
manager, extensions on their contract will be
sought in order to continue providing affordable
housing to their targeted population.
~ Kutras Gardens. Per the on-site manager,
Kutras Gardens' management will continue to
process yearly renewals to maintain the
affordable housing for seniors.
November 4. 2004
Housing Element 9
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~ The Lorenz Hotel. This facility provides project-
based Section 8 benefits to its tenants. Per the
Administrator, the management fully intends to
participate in any renewal of benefits offered by
HUD when the initial contract expires in 2010.
Current Status of Units Previously Identified as At
Risk Through 2002
Downtown Plaza Apartments. This facility
converted its 90 units to market-rate in 1997.
All eligible tenants (those with household
incomes at or below 80 percent of median) were
offered HUD "Preservation Vouchers" that could
be used to lease in place. if the household
desired, or at a different location of their choice.
The Redding Housing Authotity reported that
the majority of eligible households took
advantage of this benefit.
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Redding Gardens Cooperative. In the summer of
2000, the owners of the Redding Gardens
Cooperative decided to "opt out" of their
Section 8 Project-Based contract by October 31,
2000. The Redding Housing Authority (RHA)
applied for and received 48 vouchers linked to
this conversion activity. The vouchers were to
be initially utilized by eligible households residing
at the Cooperative. The vouchers would provide
continued rental assistance benefits to them. At
the time of the "opt out," only 15 households
were receiving Section 8 benefits. Those
15 households were converted to the RHA's
Section 8 tenant-based voucher program. The
balance of the vouchers (33) was used by the
RHA to provide rental assistance to eligible
households from its waiting list.
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KutTas Gardens. No changes have occurred at
this senior complex over the past eight years.
Based upon a recent discussion with the on-site
manager, there are no plans for the subsidized
units to be converted to market rate prior to
2017, the date that the HUD mortgage is retired.
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Moderate Rehabilitation Increments I through 5.
Since the last revision to the Housing Element,
the overall Moderate Rehabilitation Program has
decreased significantly. HUD now has in place
an established process which addresses annual
renewals of those project sites with 4 or more
10 City of Redding Housing Element 2003-2008 General Plan Update
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units which were covered by a Moderate
Rehabilitation Contract. Due to change in
owners, increased market rents, and HUD's rent
renewal formula. several owners have decided
not to renew their contracts. As a result, only
46 units remain in this program from the
program's maximum of 227. The unit size and
corresponding increment are listed below:
Moderate Rental Units Status: 2003
2
3
4
5
TOTAL
3
3
5
2
5
12
20
6
3
7
3
10
11
22
8
46
16
It is anticipated that by year end, another
21 units will leave the program. The remaining
25 units will be located at one site. The RHA
continues to offer a replacement voucher to
eligible households, so that they may secure
affordable housing.
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Heritage Plaza, Phases I and 2. Although not
previously identified as an "at-risk" site, Heritage
Plaza-a 180-unit rental complex constructed in
the late 1960s, utilizing both private and public
funding-has undergone a change in its status.
Coupled with various rehabilitation efforts, the
new owners of Heritage Plaza decided to prepay
their mortgage. At that time, numerous families
were recipients of rental assistance benefits via
the HUD Rent Supplement Program. The RHA
was approached by HUD to apply for and
administer 100 vouchers designated to those
families residing in Phase 1 and who were
currently receiving benefits. The RHA met with
and, in most cases, timely transited households
from the Rent Supplement Program to
"enhanced" vouchers. Heritage Plaza, Phase 2,
,continues to maintain a Project-Based Contract
to assist no more than 59 households. Any
vouchers not used at the site were available to
the RHA to provide benefits to eligible
households from its waiting list.
November 4, 2004
.
Cost Analysis of Preserving Versus Replacing
At~Risk Units
According to Section 65583(a) (8) (B) of Housing
Element Law, the cost of producing new rental housing
comparable in size and rent levels to replace the
"at~risk" units and the cost of preserving all the units for
the planning period, must be included in the Housing
Element.
The at~risk units range in size from 1-3 bedrooms and
are comprised of multiple~family units in 2- to 5-unit
configurations and single-family homes. It is assumed
that if replacement units were to be developed,
multiple-family units would be utilized, not single-
family homes. For that reason, the following analysis
only considers the cost for replacement through
multiple-family development.
General development costs for multiple-family projects
are discussed in detail in the sections entitled
GOVERNMENTAL CONSTRAINTS TO MAINTENANCE,
IMPROVEMENT, AND DEVELOPMENT OF HOUSING
and NONGOVERNMENTAL CONSTRAINTS TO
MAINTENANCE, IMPROVEMENT, AND Dc\lELOPMENT
OF HOUSING. Based upon a low-average construction
cost for multiple-family units of $75 per square foot; a
low~average land cost of$5,000 per unit; indirect costs
(construction interest, off~sites, on-sites, architectural,
and civil engineering) of $5,000 per unit; and average
per-unit fees of $7,750, each 800-square-foot,
I-bedroom unit would cost approximately $77,750.
Replacement cost for each 900~square~foot, 2-bedroom
unit would be approximately $82,250; and each
1,000-square-foot, 3-bedroom unit would run
approximately $92,750. The estimated cost to replace
the remaining 362 "at-risk" units would be
approximately $28,145,500, assuming that all units
were single~bedroom units.
As stated previously, all the units are older and many
are in need of rehabilitation work. Projected
acquisition costs must include the cost of any
rehabilitation work necessary to bring the units up to a
standard level. Basic acquisition cost for units of
comparable age and condition would be approximately
$125,000 for a single-family unit and approximately
$35,000 per unit for the multiple~family structures.
The rehabilitation staff with the City's Housing
Division, drawing from many years of experience with
rehabilitation programs targeting similar rental units,
estimates that the average per-unit rehabilitation cost
November 4. 2004
e
for units of comparable size, age, and condition is
approximately $20,000. Using an average acquisition
cost of $35,000 per multiple-family unit, coupled with
an average rehabilitation cost of $20,000 per unit, the
cost of acquiring and preserving the 362 "at-risk" units
is approximately $19,910,000.
The cost of keeping the rents at an affordable level for
units which have been either acquired or newly
constructed is dependent upon the type of financing
used to purchase or construct the units. Market-rate
financing would require a much larger monthly revenue
stream to cover the higher cost of the financing. It is
likely that revenues from affordable rents would not be
sufficient to cover the cost of debt service on the units.
A substantial part of either construction or acquisition
cost would need to be underwritten by some form of
deep subsidy. A full pro forma on each individual
project would be necessary to arrive at more than a
broad estimate of costs involved. The following rent
subsidy cost estimate is based upon the 2003 average
annual Section 8 subsidy. Using the average Section 8
subsidy cost for 2003 ($310 per unit), the estimated
annual subsidy cost necessary to keep similar units
affordable for very low-income households would
require an annual subsidy of$1,346,640.
Resources for Preservation
Four separate entities have expressed interest in being
notified under the first right of refusal option if
affordable housing projects become available in the
Redding area. These include the Redding Housing
AuthOrity (RHA), the Community Revitalization
Development Corporation, and Resources for Rural
Community Development (RRCD), as well as two
housing development organizations from outside the
area. In addition, Northern Valley Catholic Social
Service, a local nonprofit housing service provider, has
the ability to acquire and manage assisted housing
projects. In order to ensure continued affordability of
the units, acquisition by any of l:hese entities would
very likely require continued rental assistance by HUD
or a deep subsidy from Federal, State, or local sources
applied towards the acquisition costs.
It is unlikely that sufficient local funding sources will be
available to fully subsidize acquisition, rehabilitation, or
development of new affordable units to replace those at
risk of being lost over the remaining four-year period.
The City receives approximately $1.6 million in
combined Federal Community Development Block
Housing Element 11
~
Grant (CDBG) and HOME funds annually. Many of
these funds are allocated through a highly competitive
process and have historically been utilized for a variety
of community projects, including housing.
The Redding Redevelopment Agency generates
approximately $1. 7 million in its Housing Set-Aside
Fund annually. This fund is utilized locally in a variety
of ways to improve the housing opportunities for the
area's lower- and moderate-income households. Over
the next five years, approximately $8.5 million will be
available for this purpose.
The Redding Housing Authority administers
approximately 1,526 rental subsidies for which it
receives administrative fees. During FY 2003-04, the
RHA received approximately $894,828 in
administrative fees. These fees are utilized by the
Housing Authority to cover the cost of administering
the Section 8 rental assistance program in the
community. Over the next four years, it is anticipated
that approximately $3.51 million will be received
through this source. It is not anticipated that funds in
excess of the amount needed to run the program will be
available, since HUD is currently proposing a change in
12 City of Redding Housing Element 2003-2008 General Plan Update
~".
the administrative fee structure. If the change' is
adopted, the RHA may have a fee reduction.
Several new construction programs funded through the
Federal government are currently available for
affordable housing projects. These offer money at
reduced interest rates or on a grant basis in exchange
for affordability of units. In addition, various mortgage
bond programs and Federal tax credits might be
accessed to enhance a project's affordability. Another
avenue for reducing the cost of development is the use
of the local Density Bonus Program.
In summary, creative projects-whether acquisition or
new development, which combine a variety of local,
State, Federal, and private dollars-have a greater
likelihood of success in the current housing market.
The City is committed to working towards enhanced
housing affordability for the community's lower-income
households and, as it has in the past, will consider
commitment of housing funds such as the'
redevelopment low-income housing set-aside and its
Community Development Block Grant, as well as
HOME funds, towards that end.
November 4, 2004
.
--"
HOUSING NEEDS ASSESSMENT
-
-
State Housing Element Law requires that a community
analyze both its existing housing needs and its projected
housing needs for the required planning period. Such
existing and projected needs analysis must include
.
Census data showed that approximately 2 7 percent
(4,927) of all homeowner hous~~holds surveyed were
overpaying for housing. Table 2 shows the distribution,
by income, of those owner-occupied households paying
30 percent or more of their income for housing costs.
Among the lower-income homeowners ($35,000 or
less), approximately 60 percent (2,911 households)
were overpaying for housing.
A commonly accepted definition of "affordable" as it
relates to housing costs is when a household pays no
more than 30 percent of its gross monthly income for
TABLE 2
."'.".,........,... '~<.r..1....."........t...._..t;:./'_.,'....'."r....,...........:......,.I.(t;.,...,,!'>4,"q,...~.'-.."'.~'.1,'.'.--T.^.Y...1~~ ")f ":.- '-'- "':"f"" .....~..-' . " '.,
:i~/"' ;',' :r""'ER1'BF:1HdMl1:'tjr'~,' /,....':EA&1NG;JO~'(jR:1WORE,OE'BO:OSEfrOLD
;:~;;;;:i:,~,-}.,-:/:::...,.t".,':-:'t....i\+,~r.r~i;;'",:.,>''''_~.~:;'~.,:;,-"..'-..~0.:.:..J~~.'~_:~:.>t ,1"1-",/",-" ~-.~... -,' -, :' '. ;-', ,
'~{~'.:::'r>T~C~l\JE~~Dl{;l~lq~;~tJ:I.Ili;Y:;C-'~STS1.l.\Y:IN.<;;QME'~!\TEGORy ~.'.' ,. ,. ...
,
, . . oc.., ..... '.' -- . . - "", . .:. " :--:'-,,:',,!~;.~:< ,",;' _'- . -, .1-: :: ::,<.. . ...., , . :
" ANNU~'lNc9~ ,N"~Jffi PE REPORtJNGlJ~ % OF INCOME CATEGORY
Less than $ 1 0,000 446 86.6%
$ 1 0,000 to $ 19,999 986 64.4%
$20,000 to $34,999 1 .479 50.0%
Source: 2000 Census
consideration of the locality's share of the regional
housing need as provided by the local Council of
Governments (CoG) or, in Redding's case where there
is not a CoG, as provided by the State Department of
Housing and Community Development (HCD).
This chapter includes an analysis of local housing
market characteristics for both renters and
homeowners; an analysis of the special housing needs
of the area's population, particularly for the following
identified groups-the elderly, the handicapped, large
families, families headed by a single-female parent,
minorities, and the homeless; and an analysis of the
projected new construction housing needs of the
Redding area, utilizing the regional housing share
figures provided by HCD in 2002. It concludes with an
inventory of residentially classified land based upon
property zoning.
Much of the basis for this section is statistical data
provided through the U.S. 2000 Census.
HOUSING CHARACTERISTICS
HomeownershiplHousing Costs/Ability to Pay
In 2000, the Census reported that out of a total of
32,137 households, 56.8 (18,247 households) percent
resided in housing units that they owned. The 2000
November 4, 2004
housing expenses. For a homeowner, these expenses
are principal and interest payments for mortgages, as
well as property taxes, and homeowner's insurance. For
a renter, housing expenses includ.e the basic monthly
rent, plus utility costs, Housing payments totaling more
than 30 percent of the household's income constitute
"overpaying." A household with monthly housing costs
totaling more than 50 percent of income is considered
extremely cost-burdened.
In Redding, as throughout the country, the dream of
homeownership is an integral part of American life. It
continues to be a goal for many citizens and,
historically, has been used as an indicator of status and
prosperity.
Based on information provided by the Shasta County
Board of Realtors, the median price of a new single-
family home built in the City of Redding in 2003 was
$286,800. The median selling price of all single-family
detached homes within the City of Redding was
reported to be approximately $202,600. It should be
noted that the price escalation for new construction
witnessed over the past several years is due in part to
the large homes being produced. For instance, the
average size of a new home in 1996 was 1,696 square
feet, In 2000, the average size was 1, 929 square feet;
and in 2003, it jumped to 2,090 square feet.
Housing Element 13
:'~,
The City of Redding's 2003 median family income of
$45,400 for a family of four, as reported by HUD,
generally indicates an ability to purchase a home with
a maximum purchase price three times as great, or
$136,200. This amount is considerably below the
current median price of a home in the city.
In 2003, interest rates in the Redding area generally
ranged between 5.5 percent and 6 percent on a 30-year
fixed rate mortgage. While interest rates for home
loans during 2002 and 2003 dropped to near-historic
lows (i.e., less than 6 percent), these rates can and will
likely fluctuate depending on the future status of State
and national economic growth trends.
Due to the recent rise in Redding's housing prices,
despite recent nationwide low mortgage interest rates,
/-........"
many households, except for the above-moder~te
income groups, are finding it increasingly difficult to
locate affordable housing. Table 3 presents the
affordability of homes in several price ranges, under
several different interest rate scenarios for low-,
median-, and moderate-income households.
As Table 3 illustrates, homeowners hip opportunities are
more limited as incomes decrease and as interest rates
increase. In addition to generally being unable to
support the level of monthly mortgage payment
required for all but the least expensive homes available,
lower-income households have a more difficult time
accumulating the amount necessary for the required
down payment and closing costs.
TABLE 3
, 'REQUIREI> , ' . .
PURCHASB<.' ";,' 5% " . ,INTEREST
;' :PRle~:. 'OOWNPAYMENT;. RATE FffiSTMORTGAGE* .
LOW ( <80% of median)
Maximum annual income for family of $161,000
4 = $36,300
Maximum monthly income for family of $150,000
4 = $3,025
Maximum "affordable" $142,000
(30% of gross income)
housing payment = $908
MEDIAN (81 - 100% of median)
Maximum annual income for
family of 4 = $45.400
Maximum monthly income for
family of 4 = $3,783
Maximum "affordable"
(30% of gross income)
housing payment = $1,135
MODERATE (101-120% of median)
$182,000
$171,000
$159,000
Maximum annual income for
family of 4 = $54,500
Maximum monthly income for
family of 4 = $4,542
Maximum "affordable"
(30% of gross income)
housing payment = $1,363
$200,000
$188,000
$175,000
* Assume a 30-year, fixed-rate conventional mortgage.
$8,050
$7,500
$7,100
6%
$117,950 ($908 PITI)
$107,500 ($903 PIT I)
$99,900 ($910 PITI)
7%
8%
$9,100
$8,550
$7,950
6%
$150,900 ($1,133 PITI)
$140,450 ($1,148 PITI)
$129,050 ($1,145 PITI)
7%
8%
$10,000
$9.400
$8,750
6%
$182,000 ($1,341 PITI)
$190,600 ($1,370 PITI)
$158,250 ($1,380 PITI)
7%
8%
14 City of Redding Housing Element 2003-2008 General Plan Update
November 4. 2004
.
..
Rentals/Ability to Pay
According to the 2000 Census, 43.2 percent (13,890)of
all occupied housing was classified as renter-occupied.
The Census also reported that approximately
48 percent of all renter households were overpaying for
housing. Among the lower-income renter households
(less than $35,000 income), approximately 70 percent
(4,734) were paying in excess of 30 percent of the
household's monthly income for housing as shown in
Table 4. There is a continuing need for rental
assistance programs targeting extremely low- and very
low-income renter households. There is also a need for
continuation of program assistance which serves to
.
1.01 persons occupies each room of a dwelling unit.
The Census further documents that of the overcrowded
households, 75.3 percent (1,210 households) are
renters and 24.7 percent (397 households) are
homeowners.
Based upon the scarcity and cost of larger
(3 + bedrooms) rental units within the City of Redding,
it is likely that some larger families are forced to accept
smaller units than what would be the ideal for the
family size. The Redding Housing Authority reports
that a majority of the families on the 4+-bedroom
waiting list for subsidies end up renting smaller units
due to the scarcity of appropriately sized units.
TABLE 4
"'~(:r0':_"~:~;:~"1\.\"i'''' :~;-'~i\:\_,i_"J-:r;"-;'-~y"-'" '~'I-".. '9-"', :l~' . ;. :'I'~~~'-:,':S~-k'":;~r~:n:~<.:~. *"I~~'J ""'''~\-.':',.,: -~"-;',':,"''':,;'Y~;'':-,;' ....~ ~:-;,. ~
,',';,j. '.'.:' ,. ~ ":;-,. '.i.iT,ta.iIi:D'ER' ....In.I.. r:iD.Jj.:MT.T~;'H" ~U~"S"E'B'AT';D'S' 'n;iV:n.TG' '40&1..;'; . ' , ...-
.::',;.:"'-~:;>,-;-;:":, ':I:-f'.':+";,?l.~ _ .<^..,~:~',,,,.l?~"~~~'.~~'-!I~ :- .. _ ~_ _ _ - '-~~; _ ': :: :7Pn;;~;~'1; , _ .i.".~C)-;:;"->,;- , _
i.~.,:.:.:t':>\..,':- .:71l'~;O:RMORE;:dF 'H~i:JSEH6iIDmCOMEE()RRENt;:,.:'; ..' ':.
,.',: ,,"'~;,,~,: :.: ,:'. ".~ ':', '::If', ,~; ;B~'IN',I CO'ME" 'c' A: ~r.nR" v',~:' 0'; . ,~'.: .....,. :
'. .. ,~ ,"', ',;:' ..',., "\~, , ''"' ,": . ,.~:I:I~ ,<.J:,.-;., " . __" ',."" ,
, , ... .',", ":' ., "', ,t' .,....F, 'C"--', ,',' I'" ..,
1;' ANNU~:~eoME'e5; ,\ ".~UM}lBROF.~RTiN(J:YNITSj, ',.:'~.bFINOOME'CATEGORY"
Less than $10,000 2,277 83.9%
$10,000 to $19,999 2,829 81.2%
$20,000 t,o $34,999 1,348 38.9%
$35,000 to 49,999 158 9.0%
$50,000 to 74,999 24 2.1%
Source: U.S. 2000 Census
increase the affordability of rental units occupied by
lower-income households.
Rental prices in Redding have increased over the past
five years. The 2000 Census reported the median
contract rent in Redding to be $464. After increasing
significantly in 2001 and 2002, rents appear to be
returning to a more normal level. Information obtained
from Sun Country Properties, a large property
management firm in Redding, indicates that modest
2-bedroom apartments rented for approximately
$500 per month at the close of 2003. At the end of
2003, rent for a modest 3-bedroom, 2-bath home was
approximately $900 per month.
Overcrowding
According to the 2000 Census, approximately 5 percent
(1,608 housing units) are considered overcrowded. An
,overcrowded household is one in which more than
November 4, 2004
Special Housing Needs
Some population subgroups-such as the elderly,
persons with disabilities, large families, female-headed
households, farm workers, and the homeless-have
special housing needs which may not be addressed by
the conventional housing market. As required by State
guidelines, the shelter needs of these special groups are
discussed in this section.
Elderly. According to the Census, 25.3 percent
(8,136 households) of Redding's households are headed
by persons 65 years of age and older. Approximately
73.5 percent are homeowners (5,980 households) and
26.5 percent are renters (2,156 households).
The 2000 Census figures indicate that 14.3 percent of
all households living below the poverty level in the City
of Redding had a head of household 65 years of age or
older. The census does not break down household
Housing Element
15
,~
income in a manner that correlates with the various
income categories (i.e., very low-income, low-income,
moderate-income, etc.) used under Housing Element
Law. The City, therefore, is not able to allocate the
above percentage by income group.
Another housing issue which faces many elderly
households is the deterioration of their existing shelter.
Homes purchased when incomes were in a higher
bracket are now unable to be maintained with a smaller
retirement income. Many single-elderly householders
find themselves facing the loss of their home due to a
financial inability to maintain it. There is an ongoing
need for continued rehabilitation assistance targeting
lower-income homeowners in general and the elderly
component of that population in particular.
Elderly households also have a special need for housing
accessible to public transportation, community medical
facilities, and retail centers, possibly with greater-than-
normal security. This group on the whole is less mobile
than the general population, and accessibility of the
above-listed facilities and services is crucial to their
ability to reside in any particular location.
Several housing complexes located in Redding have
been developed specifically for the elderly population.
Two complexes, Redding Pilgrim House with 49 units
and Tree House Senior Apartments with 63 units,
reserve all units for very low-income seniors or disabled
persons due to requirements of the complexes' long-
term financing (the HUD 202 program). Another,
River Oaks Retirement Center, is obligated to keep
20 percent of its 100 units available to lower-income
seniors. This is a condition imposed by the terms of the
financing source for the project (Multi-Unit Rental
Housing Revenue Bonds issued by the Redding
Housing Authority). In addition, two downtown
hotels, the Lorenz and Hotel Redding (which are
owned and operated by Christian Church Homes of
Northern California) offer 78 and 47 units, respectively,
to seniors seeking affordable one-bedroom and
efficiency apartments. The rent structures are
subsidized through tax credit financing and Federal
project-based vouchers. Congregate meals and
supportive services for the Lorenz residents are
available on-site, while both hotels are in close
proximity to medical, retail, and other resources.
Additionally, Mountain Vistas, a 57-unit HUD 202
Seniors project, sponsored by Southern California
Presbyterian Homes, broke ground in July 2003. Mercy
16 City of Redding Housing Element 2003-2008 General Plan Update
/-----..."
.
Oaks, a 63-unit HUD 202 Seniors project, sponsored by
Mercy Housing California, is also nearing construction.
Even with the high volume of affordable senior housing
production over the past several years, there remains an
ongoing need for continued community support for the
development of additional rental units coupled with
supportive services targeted to the very low-income
elderly population.
Accommodation of employees needed for the on-site/
in-home care of the elderly should also be considered.
Because Redding does not limit unrelated individuals
from occupying a residence and also allows the
construction of second dwellings and guesthouses in its
residential districts, adequate opportunities for
employee housing are provided.
Persons With Disabilities. The special housing needs
of the handicapped/disabled population of the area are
primarily concentrated in two areas: (1) availability of
affordable units and (2) accessibility within the housing
unit based on individual disabilities. Far Northern
Regional Center (FNRC) and Independent Living
Services of Northern California, two nonprofit agencies
in the Redding area that work exclusively with the
disabled population, have stated that these are the two
most pervasive housing problems facing the area's
handicapped population.
It has been difficult to find accurate data which
represents the total handicapped population with
special housing needs in Redding. Most agencies which
serve this population specialize in a particular type of
disability or age group and do not have the capacity to
collect overall population data. Information gathered
by the Census is somewhat limited and is shown in
Tables 5 and 6.
All handicapped/disabled individuals do not have
special housing needs. However, it is generally
accepted that many individuals with a disabling physical
handicap require some degree of modification to their
housing unit based upon the limitations of their
individual handicap.
In 1984, Title 24 of the State Uniform Building
Code mandated that all multiple-family residential
construction projects containing in excess of 5 units
under construction after September 15, 1985, would
conform to specific disabled adaptability/accessibility
regulations. In 1988, the Federal government enacted
the U.S. Fair Housing Amendment Act, also with the
November 4, 2004
.
.
TABLE 5
\.-:';:;"t.l~_\j'<'-', ~.:' ~<~:";'''.~'!/.t;_,,,V._ ; _.;.
:'H"':siFA1:US]ZoOO) ,-
~. .,,' 'L '_'..' ......', ,," .,'
- , .
_ NUMBER.:
:A '_'
Age 5~4, Employed Persons with a Disability
Age 5~4, Not Employed Persons with a Disability
Persons Age 65 Plus with a Disability
TOTAL PERSONS WITH A DISABILITY
TOT AL POPULATION (CiVILIAN NONINSTITUTIONAL)
Source: Census Bureau (2000 Census SF 3:P42)
I Total does not equal 100 percent due to independent rounding.
4,095
3,092
5,555
18,008
74,731
5.5
4.1
7.4
24.1
100
TABLE 6
TOTAL DISABILITIES TALLIED
TOTAL DISABILITIES FOR AGES 5~4
Sensory Disability
Physical Disability
Mental Disability
Self-Care Disability
Go-Outside-Home Disability
Employment Disability
TOTAL DISABILITIES FOR AGES 65 AND OVER
Sensory Disability
Physical Disability
Mental Disability
Self-Care Disability
Go-Outside- Home Disability
Source: Census Bureau (2000 Census SF 3:P41)
31,718 100
20,923 66
1,776 5.6
4,770 15
4,188 12.9
1.400 4.4
2,729 8.6
6,060 19.1
10,795 34
2,099 6.6
3,857 12.2
1,375 4.3
1,134 3.6
2,330 7.3
intent of increasing the number of rental units being
built that would be accessible to handicapped
individuals. InJuly 1993, the State of Cali fomi a issued
"California Multifamily Access Requirements" based
upon the Act. Unfortunately, the actual increase in the
number of handicapped-accessible units available on
the current rental market has been small. According to
City Building Division officials, less than 2 percent of
the multiple-family units being constructed are, in fact,
handicapped-accessible. In today's rental market, little
if any, actual incentives exist to encourage a landlord to
cover the extra expense of converting these "adaptable"
units to "accessible" units.
The Emergency Repair Program (ERP) has been
designed in part to address these needs by providing
November 4, 2004
Housing Element
17
,~\
affordable loans to assist, among other things, disabled
tenants to improve their rental units to meet their
physical needs.
The housing needs of several other categories of
disabled persons, including those with HIV/AIDSj
developmentally disabled persons, including the
mentally retardedj and the mentally ill are typically not
addressed by Title 24 regulations. The housing needs
of persons with these types of disabilities, in addition to
basic affordability, range from needing slight
modifications of existing units to the need for a variety
of supportive housing arrangements. Some of this
population can only live successfully in housing which
provides a semi-sheltered, semi-independent living
state, such as clustered group housing or other group-
living quartersj others are capable of living
independently if affordable units are available.
FNRC reports 1,631 active clients residing in Shasta
County as of November 2002. Fifty-five percent of
these persons reside in the homes of private guardians,
while another 20 percent reside in independent living
facilities. Approximately 13 percent live in some form
of community care unit. Nearly 52 percent of these
clients possess some form of mild mental retardation.
The FNRC has collaborated with Resources for Rural
Community Development to increase the number of
consumer-owned homes in the County. Since its
inception in 1997, 21 homes have been purchased.
The FNRC also works with other housing providers,
such as Catholic Healthcare West/Mercy Housing
California and Northern Valley Catholic Social Service,
to increase consumer access to subsidized, accessible,
and affordable housing.
An increasing number of accessible affordable
apartments in a variety of sizes (single-room occupancy
units [SROs], 1-, and 2-bedroom), rental homes, first-
time homebuyer opportunities, and direct rental
subsidies are needed to address the needs of this
population. There is also a need for retrofitting units
for handicapped accessibility for both renters and
homeowners.
Group-home living quarters for a variety of specific
disabled clientele groups have traditionally been found
intermixed within Redding's residential neighborhoods.
Larger single-family homes are purchased or leased by
the supporting agency and house a small group of
handicapped clients along with support personnel. The
availability of these larger (4-5 bedroom) homes is
18 City of Redding Housing Element 2003-2008 General Plan Update
~~
diminishing, as well as becoming cost-prohibitive \0
purchase and/or lease. Consistent with State law,
residents are limited to six or fewer in number per
facility if located within standard single-family zoned
neighborhoods.
A fact that compounds the housing problems of the
disabled population is that many fall into several of the
special needs categories. Many of Redding's disabled
are also elderly and/or single individuals. Many of these
households require units with a second bedroom for
live-in attendant care. The larger units are
correspondingly more expensive to rent, making
housing costs excessively expensive for fixed-income
households. Standard move-in costs for rental units in
this area include first and last month's rent and a
substantial security deposit. These amounts are
prohibitive to a lower-income household, even if an
affordable unit is located.
Large Families. HUD defines "large family" as a family
consisting of five or more members. According to the
2000 Census, large families make up 7.7 percent
(1,405 households) of the owner-occupied households
and 9.5 percent (1,320 households) of the renter
households in the City. The Census does not break
down household income in a manner that correlates
with the various income categories (i.e., very low-
income, low-income, moderate-income, etc.) used
under Housing Element Law. The City, therefore, is
not able to allocate the above percentages by income
group. As discussed in the previous section on
"Overcrowding," as income decreases and family size
increases, more and more families reside in
overcrowded conditions. There exists in Redding a
shortage oflarge (3+ bedrooms) affordable rental units
suitable for housing a "large" family. The current rent
figures for the few units of this size make them
unaffordable to lower-income families.
The primary housing need for large families is the
development of additional affordable housing units with
3 and 4 bedrooms. Development of these units is
encouraged through the neighborhood revitalization
programs being undertaken in target neighborhoods.
Female-Headed Households. According to the 2000
Census, 32.5 percent of all households in Redding were
reported to be headed bya female (10,425 households).
Of these households, 27.2 percent (2,836 households)
have minor children in the household. The Redding
Housing Authority reports that approximately
November 4, 2004
.
60 percent of the households currently on the waiting
list for subsidies are headed by females.
According to the housing report, "Grasping at the
Dream, California Housing: Who Can Afford the
Price?" prepared by the California State Senate Office
of Research in June 1990, several expert sources stated
that female-headed families are disproportionately
affected by high housing costs and are possibly the
group with the most extensive housing needs.
In addition to affordability issues, much of this group
has an added burden of locating units which are
suitable for raising children. Features such as an
adequate number of bedrooms, play yards, fencing, and
a physically safe neighborhood are critical issues to the
well-being of a family. As noted above, most new
apartments being built with 2 or fewer bedrooms.
Continuation of programs, such as Family Self-
Sufficiency, and affordable housing construction efforts
will help address this group's need for decent,
affordable, larger units, as well as provide access to
supportive services, such as child care, which are vital
to families with children.
Minorities. The breakdown of Redding's population by
ethnic group is presented in an earlier section of this
document, "Income and Ethnicity." The housing needs
of these groups are, for the most part, identical to those
of nonminorities in Redding. All low- and moderate-
income persons, regardless of ethnicity, face the major
problem of housing affordability and, secondly, the issue
of housing availability. Housing problems existing
solely because of race do not appear to be an issue in
the community. .
Farm Workers. Redding is located at the northern end
of the Sacramento Valley, which is above the major
agricultural areas of California. In 1990, agricultural
employment comprised only 2 percent of the total wage
and salary employment in the entire County. This
category of employment, in addition to containing
traditional farm work, includes those individuals
employed in the forestry industry. Individuals employed
in the forestry industry typically have permanent
housing they return to on a daily basis or are housed by
the company at the various job sites, the majority of
which are located in the mountainous areas outside the
County. The primary types of traditional fam1 work in
Shasta County are jobs related to strawberry plant
November 4.2004
.
processing, potato harvesting, and apiary (bee-keeping)
work.
Data supplied from the 1997 Census of Agriculture
indicates that more than 80 percent of the farm workers
in Shasta County worked less than 150 days per year.
Farm labor employment in Shasta County has declined
by approximately 18 percent since 1990 based on
information supplied by the State Employment
Development Department.
According to the State Employment Development
Department's (EDD) Agricultural Specialist for Shasta
County, within the Planning Area of the City of
Redding, there are no agricultural operations which use
temporary, seasonal farm workers. The Re€~on 2 Office
of Migrant Child Education also reports that it does not
perceive a need for specific housing for farm workers in
the immediate Redding area. Both of these service
providers stated that the vast majority of farm workers
residing in this area are permanent, not migratory,
residents. According to both sources, EDD and
Migrant Education, many of the families employed in
farm work are of Hispanic or Southeast Asian heritage.
Because these ethnicities tend to have larger families,
the difficulties described in "Large Families" and
"Overcrowding" would apply. These problems would be
compounded with any communication difficulties
related to non-English-speaking households. In order
to mitigate this last difficulty on City-sponsored
programs, the Redding Housing Authority has access to
translators for many of the commonly spoken Southeast
Asian dialects, as well as Spanish, if needed. It appears
that except for those problems noted above, the
housing needs of households employed in agriculture do
not differ from other households of comparable income
employed elsewhere in this area. As with all other
segments, farm workers have access to lower-cost
housing provided by available second dwelling units
and mobile homes, both of which are allowed in. all
residential districts. Health and Safety Codes,
including Sections 17021.5 and 17021.6, are applied to
all such housing.
Persons or Families in Need of Emergency Shelter.
Article 10.6 of the Government Code requires local
governments to plan for the provision of shelters and
transitional housing for homeless persons and families.
In addition, all localities must designate sites suitable to
accommodate facilities capable of meeting the
identified need.
Housing Element
19
:r-\
The following discussion attempts to identify those in
the population who are currently in need of emergency
shelter and project an estimate of the number of
persons and families who are considered to be in the
"at-risk" category. This last group would be individuals
and families whose current housing situation is so
fragile that the likelihood of their requiring emergency
shelter in the immediate future is high. A summary of
existing programs and services available in the
community targeted to the homeless and at-risk
population is also included.
Although the 1990 Census was the first national effort
to address the homeless population, that specific
enumeration as well as the 2000 census, did not provide
adequate figures for Shasta County, particularly as it
relates to the unsheltered population. In calendar year
2002, the local Continuum of Care Council (CoCC)
conducted the first ever annual census in Shasta
County which involved ten local agencies serving the
homeless. The CoCC is a collaboration composed of
over 20 local organizations providing housing and
related homeless services to the community.
Established in 1998, the Continuum's mission is to
oversee the implementation and coordination of the
Continuum of Care Plan and to offer solutions toward
homelessness in Shasta County. The Council's primary
goals include: (1) acting as a statistical clearinghouse
for the dissemination of homelessness informational
data to study and interpret homelessness trends;
(2) examining principles through which the community
can effectively address homelessness; (3) developing a
body of knowledge regarding homelessness and related
topics in order to educate the community; and
(4) facilitating and exploring activities and funding
sources for homeless programs and services to fulfill the
mission. The survey, which is a key piece of the plan,
was conducted from January 2002 through December
2002 and updated in 2003 to develop an annual
unduplicated count of homeless individuals and families
and to collect demographic data on these households.
The key findings of the homeless survey'are as follows:
~ 2,380 unduplicated households, comprised of
4,496 individuals, were homeless at some point
during the 12-month period of this study.
1,567 of the 4,496 homeless people identified
were children.
~
~
An additional 1,958 unduplicated households,
comprised of 5,496 total individuals, were at
20 City of Redding Hausing Element 2003-2008 General Plan Update
'~'"
imminent risk of losing their housing during the
12-month period of this study.
~ Of these at-risk households, 25 percent were
families with children.
~ Approximately 6 percent of Shasta's population
were either homeless or at imminent risk of
homelessness at some point in 2003.
~ Over 4,700 Shasta County children were either
homeless or at imminent risk of homelessness in
2003.
In regard to homeless households, the survey noted
several significant findings. First of all, the Continuum
demonstrated conclusively that over 4.400 people in
Shasta County were homeless at some point in 2003.
This represents a significant increase over the estimated
figures of 708 to 2,100 associated with planning
documents, such as the Consolidated Plan, U.S. Census
statistics, and numerous needs assessments. Secondly,
over 1,100 Shasta County children were homeless at
some point in 2002. This confirms a trend that has
been documented regionally and nationally towards an
increasing number of homeless families and an ever
greater number of minor children that experience an
episode of homelessness at some point in their lives.
Finally, most homeless people in Shasta County are not
highly visible. The extent of the homeless problem is
masked because the vast majority of homeless people
(approximately 70 percent), rather than living on the
streets, are living in cars, camping in rural areas of the
County, temporarily living on their friends' couches, or
staying in short-term emergency shelters. This is
particularly true for homeless families with children.
Overall, the Continuum documented that of the
3,947 unduplicated households comprising homeless
and at-risk households, approximately two-thirds of the
total group experience one or more levels of special
needs that may compromise their ability to sustain a
stable living condition during the 12-month period of
this study. The special needs category ranges from
drug/alcohol and mental health issues to physical
disabilities, domestic violence, pregnancy, and urgent or
chronically ill problems.
Although the specific strategy of the City of
Redding/Shasta County CoCC to eliminate chronic
homelessness in ten years is still a work in progress, it
currently incorporates many of the key elements that
November 4, 2004
.
draw on HUD's blueprint for action, which encompass
prevention, outreach, intake, assessment, emergency
shelter, transitional housing, and permanent/
permanent-supportive housing. Like many other
communities, the City of Redding/Shasta County CoC
struggle to balance their resources and energies on
these strategic elements.
Prevention Strategy and Efforts
The importance of prevention activities is paramount
for keeping families and individuals at imminent risk of
becoming homeless. Although available resources limit
the scope and depth of such services, there are several
good prevention activities which can also link
mainstream agencies in the community:
~ The Diversion Program through the Department
of Social Services offers one-time rent payments
or other identifiable need issues for a Temporary
Assistance to Needy Families-linked household.
A household needs to be eligible for the
CalWORKS Program, but not want to receive
cash assistance.
~ The People of Progress organization offers first
month's rent. and utilities, assistance for
placement in motels, clothes, food, and bus
passes for needy families.
~ Legal assistance, financial counseling, and
representative payee programs from other local
providers are also available for those homeless
persons in need of services.
Outreach, Intake, and Assessment Efforts
The current system in place utilizes a typical model
which moves clients who are homeless or in crisis to an
emergency shelter, transitional housing, and then
finally permanent housing. All three existing shelters
for the chronic homeless, domestic violence victims,
and runaway youth provide intake and assessment in
order to determine client characteristics and needs.
Over the next year, the CoCC will review the option of
providing a "housing first" model that emphasizes
interim housing with supportive services which stay
with the family/individual even as they move to
permanent housing. These "wraparound" services
include case management, substance abuse treatment,
mental health care, legal services, health care, and job
training and employment.
November 4.2004
.
Emergency Shelter, Transitional Housing, and
Permanent Housing
The three community shelters represent the point of
entry into the local homeless assistance system for the
majority of clients. Providers offer more than a bed and
warm meal. They help clients address barriers to
maintaining housing and build social networks that
usually lead to mainstream resources. Both the Good
News Rescue Mission and the Women's Refuge own
and operate transitional housing facilities that offer up
to two years of supportive services. Similar to other
areas of the country, the need for housing in the City of
Redding/Shasta County far outstrips the availability of
affordable housing. Section 8 rental assistance and
project-based housing are available, but difficult to use
and/or limited based on the demand.
The City's Zoning Ordinance recognizes the necessity
of establishing locations where this type of housing may
be permitted. For instance, emergency shelters are
allowed to be established in the City's "Heavy
Commercial" District. The Good News Rescue Mission
has been successfully operating in such a district for
decades, having implemented aggressive expansion
plans. Transitional Housing is an allowed use in the
City's "RM" Residential Multiple Family Districts.
Desirable and needed retail and other services are
allowed in the "Heavy Commercial" District.
Future Plans
The CoCC's primary goal over the next four years is to
expand the range and availability of prevention
strategies and affordable permanent housing and
provide transitional services that link community
resources, while increasing awareness of existing
community support systems.
Clearly, there are obstacles that thwart local efforts to
eliminate homelessness. Many of the obstacles to
achieving this goal remain the same as stated in the
2002 CoC' Plan. They are: (1) lack of available
funding resources; (2) development of an efficient
homeless management information systemj (3) lack of
accessibility to affordable housing units due to market
conditions (increase in land and development fees, low
inventory of homes); and (4) absence of community
understanding and awareness relating to the complex
nature of homelessness.
Hausing Element 21
.
One of the key elements heretofore overlooked by
communities in their efforts to prevent homelessness
involves discharge planning. Today the CoCC is
fortunate in the fact that several communitywide
systems of discharge planning are currently in place and
being implemented. They include the following:
~ The Community Corrections General Plan,
which promotes a balanced plan, providing a
seamless community-based continuum of
accountability from custody to reintegration into
the community. The focus is directed toward
accountability for the supervision, treatment, and
incarceration of nonviolent adult offenders.
HCD REGIONAL HOUSING NEEDS
ALLOCATION PLAN
The Department of Housing and Community
Development (HCD) has prepared a Regional Housing
.
Table 7 describes the RHNAP numbers for all ofSha~ta
County, including the City of Redding, for the period
January I, 2001, toJune 30, 2008, as prepared by HCD.
AB noted in this table, the City of Redding's share of
the regional allocation is 10,543 units. This portion
constitutes roughly 70 percent of the total housing
units for all jurisdictions in the County and is the
largest allocation given to any of the jurisdictions. This
number is far in excess of historical experience and
projected average housing production for the period.
Further, it significantly exceeds the number of housing
units needed to accommodate projected population
increases.
Units built during the preparation of the document
(calendar years 2001, 2002, and 2003) can be credited
toward meeting the allocation numbers established by
HCD for the 5-year hou~ing element period. These
adjustments have been made accordingly in preparation
of this element as shown in Table 8 below.
TABLE 7
:.d;'f~\, ):i~.l';: ,,',.':", """'''re''",'.'5.';-L''~'.' ,.,c.""""',;",'",r, ''', ,. -,,', ,
',z,.'"," ' Eo'. .:.'i{l!GtoNAt:ri6i;1,$INO'Nitos~nONByi:NcoME'GROllP'
- "", : " " .,-', '",:.,""' -', '.'-."~\..'-: ::,', ?,....... ',"," '....':'...-::..:,.. .~. ".~
: " . "FOR'I1;JEPmUOri'JANI1~Yl,ZOO(~OU~.JUNE30, ZoQ8 "
.
]URISDIC'i10N VERY Low Low' , . 'MODEl tATE '. ABOvE MODERATE TOTALS
CITY OF ANDERSON 72 78 122 407 679
CITY OF REDDING 2,499 1,687 1,929 4,428 10,543
-
CITY OF SHASTA LAKE 168 103 164 394 829
UNINCORPORATED AREA OF 815 589 557 1,051 3,012
COUNTY
TOTALS 3,554 2,457 2,772 6,280 15,063
Needs Allocation Plan (RHNAP) for the City of
Redding pursuant to Section 65584 of Article 10.6 of
State Housing Element Law. The planning period for
which housing needs have been determined extends
from January I, 2001, through June 30, 2008. The
normal time period for preparation of a housing element
is based on a 7Yz-year time frame, with the first
2 Yz years devoted to preparation and adoption of the
Element. The Housing Element itself covers a 5-year
period. The revised Housing Element for the City of
Redding covers a 5-year period ending June 30, 2008,
22 City of Redding Housing Element 2003-2008 General Plan Update
In the period 2001 through 2003, 1,795 new units were
constructed or were under construction in the City of
Redding. Therefore, Table 8 shows the number of units
approved since January 1, 2001, through December 30,
2003, by income category and how corresponding
adjustments have been made to the RHNAP for the
City of Redding. Estimates of housing units
constructed or mobile/modular homes installed were
based on information generated by the City's electronic
permit tracking system. The income allocation
estimates are based on the following:
November 4. 2004
.
.
TABLE 8
.- ' , ,\ :"'" ,'f"- :"" ! ,,' , . ":', , - ,_ - ' ,
" RHNA.P,At>JUSTMlENTSltORIAPPRQ~PRO}ECTS ..CiTY OF REDDING
'. .'
., .... .. ' . "}ANtTAAv,'i60j TOl)EcEMa~ 3Q, 2003 ' ,
, " ,,, .....' , .' ,
. VERY Low Low MODERATE ABoVE,MoDERATE TOTAL
RHNAP 2,499 1,687 1,929 4,428 10,543
APPROVED UNITS 97 59 494 1,145 1,795
ADJUSTED HOUSING NEEDS 2,402 1,628 1,435 3,283 8,748
Very Low#fLow#Income. Allocation of units among
the two lower#income groups was determined based on
information obtained from the City's Redevelopment
Agency and Housing Division, Only those affordable
units constructed through, or with the assistance of,
these City agencies were allocated to the very low-, and
low-income categories based on the type of project
reviewed/approved by the City. This amounted to
156 units.
Moderate#Income. Allocation of units constructed for
the moderate#income category were estimated using the
following methodology:
1. All newly constructed multiple-family units,
except those specifically developed for very low-
and low#income individuals as reported above,
were included in the moderate-income category.
Approximately 76 units were developed.
2. Newly constructed single-family residences with
a square footage of 1,500 square feet or less
(418 units) were considered as serving this
income category. These homes are generally
built on existing lots that are not part of recent
subdivision development that appears to be
geared to larger homes. As indicated above, the
median-sized, new single-family residence
currently being constructed in Redding is nearly
2,100 square feet. Presumably, these larger
homes are being constructed for the higher-
income groups.
GENERAL PLAN AND ZONING CAPACITY
Fundamental to a housing element is the ability of the
jurisdiction to ensure that adequate residential districts
exist in which to accommodate the forecasted housing
needs as set forth in an RHNAP. An analysis of the
November 4,2004
General Plan's residential areas indicates that a variety
of such areas in the City have the potential to
accommodate approximately 220,000 persons at full
buildout. (Redding's 2003 population of 85,700
persons is based on recent Department of Finance
[OaF] estimates.) While multiple-family housing is
often the most viable source of affordable housing for
the low#income groups, local market trends indicate
only a moderate interest by local developers for such
projects. Few requests have been proposed for General
Plan amendments or rezoning applications seeking to
expand the amount or number of areas designated for
these categories needed to accommodate higher
residential densities. Approximately 711 multiple-
family units have been constructed in the City during
the past 10 years (71 units per year average), although
in 2003 alone, the City processed discretionary permit
applications that could result in 61 'I additional
multiple-family units. Required building permits for
these units have yet to be issued, so they have not been
included in Table 8 above.
The General Plan's estimated population for the City is
forecasted to be 93,542 in 2008-an increase of
approximately 7,840 persons over the estimated 2003
population of85,700. At 2.47 persons per household,
this would translate into a housing demand for
approximately 635 new housing units per year (a 5-year
total of 3,175 dwelling units). The 5-year averages from
1999 through 2003 for single-family and multiple-family
units were 480 and 93, respectively, according to City
Building Division records. However, the market was
particularly strong over the last three years for single-
family, averaging 521 units per year. Given this high
level of building activity over the past three years and
the renewed interest in construction of multiple-family
dwellings noted above, the City estimates that
approximately 3,000 additional units will be
Housing Element 23
!"
/
constructed between January 1, 2004, and June 30,
2008.
Based on market forces in the community, the City
believes that without significant subsidies, the new
development of affordable housing units for the very
low-income and low-income groups will not meet the
RHNAP quotas.
HOUSING TARGETS - 2003-2008
Table 9 provides the quantified objectives of the City's
housing goals for the period 2003-2008. The number
of units for each income group is divided among new
construction, rehabilitation, and conservation. The
City has considered the potential impact of supply and
demand factors, type of units available on the local
market, economic characteristics of the local and
regional economy, and family incomes that will
ultimately dictate the outcome of the City's housing
efforts. This analysis also includes an evaluation of past
:-~
New Construction
The City's housing goals show 3,000 newly constructed
units-5,748 fewer units than the adjusted RHNAP
estimates-will be constructed during the next five-year
housing period. The allocations among income groups
generally represent the characteristics of past housing
growth.
Private Sector (Moderate/Above-Moderate Income
Construction)
The components of new construction in the moderate-
income category include the following:
1. Approximately 700 new market rate apartments
are forecast to be constructed during the
planning period. This represents an increase
over past trends and is based, in part, on the
number of unit entitlements that were obtained
by developers during 2003.
TABLE 9
RHNAP ADJUSTED 2,402 1,628 1,435 3,283 8,748
HOUSING NEEDS - 2003
..., 'cITy. 6F,REJ)DING~HOUSING,GoALS
~ NEW CONSTRUCTION 170 80 9502 1,800 3,000
~ REHABILITATION 120 45 10 175
CDBG,HOME
~ CONSERVATION 1 1,526 1,526
TOTAL PROPOSED UNITS 1,816 125 960 1,800 4,701
Includes Section 8 Vouchers.
Includes 700 multiple-family units and 250 single-family units.
program efforts, realistic assumptions regarding the
productivity capacity of the local housing market, and
probable funding support. The targets are discussed
below under the categories of New Construction,
Rehabilitation, and Conservation. Within each
category, units have been distributed among the four
income groups. Note that for the moderate-income and
above moderate-income groups, the new construction
estimates primarily reflect the private market, not
program efforts of the City.
24 City of Redding Housing Element 2003-2008 General Plan Update
2.
Approximately 250 single-family units are
forecast to be constructed for this income
category. These units will generally be less than
1,500 square feet in area. At the upper end of
this size threshold, the units would be affordable
to those households making 120 percent of the
median income, assuming a housing cost of
$125 per square foot and a mortgage interest rate
of 6 percent.
3. Approximately 15 units would be constructed
through Redding Redevelopment Agency-
assisted programs.
November 4, 2004
.
.
The above moderate-income group shows 1,800 units.
A relatively new phenomenon has developed resulting
in an increasing number of larger, more expensive
homes being built in the City. Based on information
supplied by local housing officials and realtors, part of
this shift to more expensive housing is influenced by a
growing migration to Shasta County of retirees and
semi-retirees relocating from more expensive housing
areas in the State, with significant equity to demand
this level of housing. It remains to be seen if this trend
will continue and to what extent it will contribute to
success in meeting housing goals for the next housing
cycle.
Assisted Construction Activities
The programs described in the 2003-2008 action
program are expected to result in the construction of
170 very low- and 80 low-income units.
Rehabilitation
Three sources of funding will be utilized for
rehabilitation activities. The principal source is HOME
funds. However, both CDBG and redevelopment set-
aside funds also playa role in the program to a lesser
degree. As indicated in Table 9, 175 dwellings are
anticipated to undergo rehabilitation.
Conservation
The 2003-2008 goals for housing conservation are also
tied to the success of maintaining, if not expanding, the
levels of funding for rental subsidies experienced during
the past decade. This is especially critical if the housing
needs of the lower-income groups are to be met.
Therefore, conservation of affordable units will rely
heavily on the City's Section 8 Voucher program or
similar funding programs. A total of 1,526 units is
forecasted for conservation during the new housing
period. This represents a continuation of recent
program efforts. There is nothing on the immediate
horizon to suggest that a larger infusion of funding will
be forthcoming to substantiate a greater number of
housing units being served.
LAND INVENTORY & SITE AVAILABILITY
REsIDENTIALCLASSIFICA nONS HOLDING CAP ACITY;
LAND AVAILABILITY; INVENTORY OF MAJOR
V ACANT SITES
Housing Element Law requires the element to contain
an identification of land in the community that is
November 4, 2004
.
suitable for residential development commensurate with
the community's share of the regional housing need for
all income levels. Both residential "holding capacity"
and site availability for different residential products
play critical roles in making a determination of
adequacy.
Residential Holding Capacity
Residential holding capacity refers to the number of
dwelling units that could theoretically be
accommodated in the City if all land were to develop to
the maximum potential allowed by the land use
classifications of the General Plan. However, the
maximum holding capacity will rarely occur in a
community given such factors as localized infrastructure
limitations, choices by individual property owners, and
difficulties in redeveloping sites at the maximum
densities afforded by the General Plan due to
surrounding land uses and other considerations. To
determine the residential holding capacity for Redding,
it is necessary to consider not only those lands
designated and zoned for residential uses, but also those
designated for commercial/residential uses and mixed-
use developments. The following discussion addresses
the ability of the City to accommodate projected needs
for additional housing. It includes the following:
1.
The General Plan residential holding capacity,
based on the mid-point of each residential
density range, is approximately 220,000 persons
(see Table 10). The General Plan incorporates
approximately 25 square miles ofland in excess of
that currently in the city limits.
2.
The number of additional dwelling units that can
be accommodated under the City's Zoning
Ordinance, based on a GIS analysis of vacant
residentially zoned properties in the City is
approximately 33,700 dwelling units (see
Table 11).
3.
A discussion of opportunities and incentives
afforded by both the General Plan and
implementing ordinances for development of
residential units in the following:
~
Various commercial districts.
Mixed-use districts and developments.
Senior citizen housing complexes.
Second dwellings.
Planned development: overlay districts.
~
~
~
~
Housing Element 25
(\.
" ~/
/-"-",
" /
gross acreage for these items when calculating the
TABLE 10
GENERAL PLAN HOLDING CAP ACIIT
RESIDENTIAL LAND USES
,7. . '1,., .
~REsmENTw..(dweloogunit.PeracreTau!a]) .
1 du/5 ac 1 du/5 ac
1 du/1 to 5 ac
1-2 du/a
2-3.5 du/a
3.5-6 du/a
6-10 du/a
10-20 du/a
20-30 du/a
1 dul2.5 ac
1.5 du/a
2.75 du/a
4.75 du/a
8 du/a
15 du/a
25 du/a
Residential Lands-General Plan. Table 10 reflects
the total current acreage count for all categories of
residentially classified land, the potential number of
units which could be developed within each category,
and the estimated population able to be housed under
each category, as reflected in the General Plan
Diagram. As can readily be seen, there exists sufficient
residential land to accommodate the number of units
anticipated to be needed to house the overall
population increase projected in the HCD regional
share figures for Redding.
Residential Lands-Zoning. The City of Redding's
Geographic Information Systems (GIS) Division
undertook an analysis of vacant multiple residentially
zoned lands within the existing corporate boundary.
The database used has been assembled from a number
of sources, including the Shasta County Assessor
records (assessed valuation of improvements), City of
Redding Customer Service Department (utility billing
records), and actual site surveys. As can be seen from
Table 11, a total of 33, 7 34 units could be developed on
currently vacant land designated for residential uses.
Under the Zoning Ordinance regulations, local
development standards addressing parking, landscape,
setbacks, or open space do not require a deduction from
26 City of Redding Housing Element 2003-2008 General Plan Update
DWELIlNQ
.U~
. POPULATION!
5,776
9,619
3,990
13,654
2,145
1,702
1,017
33
2,922
9,735
15,142
94,999
25,778
34.448
38,595
1,087
223t706
1,155
3,848
5,985
37,549
10,189
13,616
15,255
825
~8;~~2
actual development potential of an individual site.
Individual site characteristics, such as slopes or
floodplain, however, might reduce the amount of units
able to be constructed on specific sites and would be
taken into consideration when actual development
occurs.
Additional Residential Opportunities
In addition to the housing opportunities afforded by
residentially classified lands, the following
opportunities/incentives exist within the framework of
the General Plan and its implementing ordinances
to increase the number and variety of dwelling
units that can be constructed in Redding:
General Commercial Lands. Unlike many
communities, Redding allows housing not only in its
residential districts, but also in its primary commercial
district, known as the General Commercial (GC)
District. Approximately 300 acres of vacant "General
Commercial" zoned land is found within the City. The
Zoning Ordinance explicitly provides for residential
development up to 18 dwelling units per acre in this
classification. If as little as 10 percent of these lands
were developed with residential uses, an additional
520 dwellings could be provided at the maximum
November 4, 2004
.
.
TABLE 11
. .
'VAC~T :RESIDENTI.AL'LANP INVENTORY
1 du/5,500 sq. ft. (8 du/ac)
1 du/4,500 sq. ft. (10 du/ac)
1 du/3,500 sq. ft. (13 du/ac)
1 du/3,OOO sq. ft. (15 du/ac)
1 du/2,500 sq. ft. (18 du/ac)
1 du/2,225 sq. ft. (20 du/ac)
1 du/1,850 sq. ft. (24 du/ac)
1 du/1,450 sq. ft. (30 du/ac)
SINGLE~F AMILY
ZONING DISTRICT
RE-1
RE-2
RS-2
RS-2.5
RS-3
RS-3.5
RS-4
VACANt ACRES
710
177
2,470
1,276
2,420
307
77
7,437
1 du/ac
2 du/ac
2 du/ac
2.5 du/ac
3 du/ac
3.5 du/ac
4 du/ac
SUBTOTAL
MULTIPLE~F AMILY
ZONING DISTRICT' .
RM-6
RM-9
RM-I0
RM-12
RM-15
RM-18
RM-20
RM-30
VACANT ACRES
315
372
67
168
359
9
2
2
1,294
8,731
SUBTOTAL
TOTAL
ALLOW ABLE DENSITY
TOTAL DWELLING UNITS
710
344
4,940
3,190
-
7,260
1,075
-
308
17,827
ALLOw ABLE DENSITY
TOTAL D'WELLING UNITS
N/A
2,495
3,601
834
-
2,439
6,255
-
176
47
60
33,734
Source: City of Redding Geographic Information Systems (GIS) Division, December 2003.
I Assumes 20 percent of vacant land area is encumbered by steep slopes and/or floodplain.
permitted density.
Mixed Use Neighborhoods. The General Plan identifies
two specific areas for future mixed use/pedestrian-
oriented development. Together, these areas represent
approximately 480 acres. Development up to
24 dwellings per acre is permitted in each identified
neighborhood. Although development as mixed use
neighborhoods is optional for these areas under the
City's General Plan, significant incentives are provided
to make such development attractive to investors.
These incentives include allowing up to 100,000 square
feet of commercial development on the otherwise
November 4, 2004
residentially classified property and residential densities
that are significantly greater than those otherwise
allowed in the area. If developed to their full residential
potential, these neighborhoods could realistically
accommodate approximately 11,500 dwellings.
~ Senior Apartments: Bonus Density. The Zoning
Ordinance includes provisions to allow senior
citizen projects to be constructed at twice the
density otherwise allowed by the zoning of the
property if the development is limited to very
low-, low-, or moderate-income seniors.
~ Planned Development Overlay. This district
Housing Element 27
!\
allows residential development at the top of the
range allowed by the underlying General Plan
classification for the property. For instance, a
development on property that is zoned
"RM-1O" (up to 13 dwellings per acre) in a
"Residential, 10- to 20-unit-per-acre" General
Plan classification could be approved in the
Planned Development Overlay District at a
density of up to 20 dwelling units per acre, an
increase in density of over 50 percent.
· Second Dwellings. The City's provisions for
second dwellings allow these second units on all
single-family and multiple-family parcels that
have been developed with a single-family
residence.
· Manufactured Housing/Mobile Homes. Mobile
homes are allowed in single-family residential
districts as long as they are installed on an
approved foundation system, have skirting, and
comply with the City's parking requirements.
Mobile home parks are allowed by use permit in
the "RM-6" through "RM-10" zoning districts.
The City's inventory of vacant residential properties,
together with the above tools that allow for significant
residential development in the Redding, far exceeds
Redding's share of the regional housing needs for the
current planning period and beyond.
Land Availability for Very Low- and Low-Income
Households
As discussed in previous sections regarding existing and
projected housing costs within the City of Redding,
moderate- and median-income households can
generally find affordable housing within the single-
family or lower-density (6-10 units per acre) multiple-
family categories. The development of housing
affordable to lower-income households is generally
considered to be more likely to occur at higher
densities. Development at higher densities, under
certain circumstances, can result in overall lower per-
unit costs. These savings would be the result of
potentially lower per-unit/per-acre land costs; possible
lower per-unit, on-site costs for shared building
components, such as common walls, common tenant
areas, parking, landscape, etc.; and potentially lower
per-unit costs for required off-site infrastructure, such
as street improvements or utility extensions. The
28
City of Redding Housing Element 2003-2008 General Plan Update
~
.
savings, conceivably, could pass down to future
residents as correspondingly lower housing costs.
Because the actual zoning of vacant land allows for a
more precise estimate of potential dwellings to be
constructed in the community, zoning districts, rather
than General Plan classifications, are used as the basis
for analyzing whether sufficient vacant lands exist to
accommodate lower-income households during the
current planning period.
Of the total acres and potential dwelling units
identified in Table 11, a GIS analysis was conducted of
the available sites that would be appropriate for
development for lower-income housing, assuming that
such housing would be provided at these higher-density
zoning categories. The vast majority of sites are located
adjacent to major streets; have water, sewer, and other
necessary facilities available; and have acceptable
topography (less than 20 percent slopes). These sites
are also unconstrained by airport land use plans,
conservation easements, and wetlands. The highest
density sites are generally located near existing or future
employment centers and retail sites. Further, to better
ascertain the true development potential of the sites,
the GIS analysis deducted areas constrained by lands
zoned with the "FP" Floodplain Overlay District, since
the City restricts floodplain development. Table 12
shows the total acreage of these vacant sites by size
category. In summary, approximately 8,265 units can
be located on the existing sites. That amount, which is
a conservative number that does not assume density
bonuses or the use of other City incentives, is well
above the RHNA number of 4,030 units within the
very low- and low-income categories. Further, the
majority oflarge sites (greater than 5 acres) are located
in the "RM-12" and "RM-15" zoning districts.
This element utilizes the "RM-10" through "RM-30"
Residential Multiple Family Districts as the basis for
establishing an adequate land supply for lower-income
groups. The "RM-10" District allows one residential
unit per each 3,500 square feet of land area, or
approximately 13 units per acre (see Table 11). Past
housing elements only considered vacant lands with a
density of at least 15 units per acre as meeting the
density needs for the target income populations. The
City believes it is appropriate to consider somewhat
lesser densities, as offered by the "RM-IO" District.
This is because the typical project constructed to serve
lower-income populations in Redding has been
November 4, 2004
.
.
TABLE 12 316 acres of vacant land within this zoning
V ACANT SITES BY SIZE
.. . :
Zoning Under' #of, 0.5..1 ., #of . 1:0,'$.0 #of .. .' 5.0 #of .Total Total ,. Total
District, ,0~5acre .. .Sites~ acre Sites ae~s ",' ,Si~' ~acre$ + : :'Si~s , Acres' SiteS Dwellings
..
RM-10 2 acres 7 5 acres 6 23 acres 9 26 acres 2 56 acres 24 696
RM-12 2 acres 10 6 acres 8 22 acres 10 126 acres 10 156 acres 38 2,265
RM-15 1 acre 3 1 acre 1 9 acres 4 284 acres 14 295 acres 22 5,140
RM-18 - - - - - 6 acres 1 6 acres 1 117
RM-20 2 acres 5 - - - 2 acres 5 47
Total 7 acres 12 acres 54 acres 442 acres 515 acres 90 8,265
Note: Excludes "Floodplain Overlay District lands
developed at relatively low densities. For example, the
80-unit "Shawdowbrook Apartments" (3- and
4-bedroom low-income development) were constructed
at 8 units per acre. The 62-unit "Tree House Senior
Apartments" project was built at 11 units per acre. The
64-unit "Laurel Glen" project was also developed at
11 units per acre. Only one recently approved senior
citizen project exceeded these typical densities. The
Mountain Vista Senior Apartments was approved at
33 units per acre (approved under the senior citizen
density provisions of the Zoning Ordinance as discussed
above.)
~.W~,TI~:!~:~:~~:r~
Jt;md.meds/pr ..~~~~Qfj~ei~~
~eholds~
Sites for Special NeedS Housing. Sites included in the
land inventory that can accommodate alternative and
special housing needs are:
~
Mobile home parks - "RM-6" and "RM-9" zones.
Approximately 687 acres are currently vacant.
~
Residential care facilities - all residential zones
and the "GC" General Commercial District.
~
Transitional Housing - All "RM" zones and
"GC" Districts.
~
Emergency shelters All "HC" Heavy
Commercial districts. There are approximately
November 4, 2004
district.
~ Second units - all residential districts and
"GC" Districts that allow single-family residences.
~ Farmworker housing - all residential zones
subject to the same standards as other housing.
Identification of Sites Appropriate For Intensification
of Use
The City's downtown core area provides a significant
opportunity for redevelopment to higher-density
residential uses. The City has adopted a specific plan
for Downtown that emphasizes mixed-use development
and the introduction of higher-denSity housing
opportunities. In 2003, the City approved the
"Downtown 300" plan, which will. result in a concerted
effort to develop at least 300 dwelling units in the
Downtown area over the next several years. These
would be a combination of market rate and lower-
income housing units.
Additionally, the General Plan classifies the Downtown
area as "Mixed Use Core." This classification allows for
residential densities up to 50 dwelling units per acre.
Under the "Mixed Use Core" designation, residential
uses could be combined with a variety of nonresidential
uses within a single, multistoried building. At this
density, there would be an emphasis on strong
pedestrian orientation, with all amenities located
conveniently within walking distance. It is anticipated
that in order to achieve this denSity and optimum
configuration, redevelopment of existing Downtown
Housing Element 29
~,
\ /
land uses would be necessary.
INFRASTRUCTURE STATUS AND LIMITING
FACTORS
The City of Redding provides the majority of utility
services to residential units within the City limits,
including water, electrical service, solid waste disposal,
and waste water services. A summary of the current
status of these services and future capacity is provided
below. Utilities to newly annexed property in the City
are transitioned over time from private vendors to City
services.
Water. The City has owned and operated the
community's primary water system since 1938. The
City water utility supplies water to the majority of City
residents and businesses. Portions of the City continue
to be served by three independent water districts-
Shasta, Bella Vista, and Centerville. Coordination
between the City and the various districts is generally
provided by "annexation agreements" which ensure that
systems and fire flows are constructed and maintained
in accordance with City of Redding standards. The
principal source of supply for the City's system is the
Sacramento River, with secondary reliance on a series
of deep water wells and Whiskey town Lake via the
Spring Creek conduit. Annual delivery capacity for
City facilities is approximately 40,000 acre feet of water
from all sources (sufficient to accommodate
approximately 139,000 people). The City operates the
system as a self-supporting utility. The City's Water
Master Plan has been updated to reflect the growth
projections contained in the new General Plan. The
current capacity is sufficient to accommodate the level
of population growth anticipated during the planning
period of the Housing Element. Delivery system
expansion will be dependent upon development activity
and availability of funding.
Electric. The City of Redding owns, operates, and
maintains a power generation, transmission, and
distribution system within its City limits. The City
purchases or produces wholesale power and delivers it
to its customers. All the power is received at three
delivery points: the Western Area Power
Administration's (Western) Keswick Dam 115kV
switchyard, the Western/City Airport 230/115kV
Substation, and the City-owned 13.8k V Redding Power
Plant. Power is transmitted from these delivery points
over the City-owned 115kV bulk transmission lines to
the City's distribution substations. Approximately
30 City of Redding Housing Element 2003-2008 General Plan Update
/~
.
85 percent of Redding Electric Utility customers (based
on meters) are residential units. To continue to
provide electric service to both current and anticipated
residents and businesses at the lowest possible rates,
while maintaining system reliability in an
environmentally responsible manner, the City actively
pursues the development of new power resources.
Sufficient capacity exists to serve anticipated
development through the planning period.
Wastewater. The City of Redding provides all
wastewater services within the City limits. The City
currently relies upon two wastewater treatment
facilities-Clear Creek Treatment Plant and the
Stillwater Treatment Plant-for all its wastewater
treatment needs. The two plants have a current
combined capacity to process 12.8 million gallons of
wastewater daily, or 42,200 residential household
equivalents. The Clear Creek Plant has been designed
for future expansion up to 19.4 million gallons per day
(mgd) (8.8 mgd currently) as City growth requires
additional capacity. Stillwater has been designed for
future expansions to 8.0 mgd as future growth requires
additional capacity. With proposed future expansions,
the two systems will have sufficient capacity to
accommodate population growth forecasted to occur
during. the planning period.
Solid Waste. Solid waste disposal services are provided
by the City at competitive rates for all City residents.
Shasta County has contracted with the City for the
management and operation of a jointly used landfill
facility. Under existing State permits, the landfill has
sufficient capacity to accommodate the disposal of solid
waste at least to the year 2017. In 1995, the City
completed construction of a new solid waste transfer
station. The facility also has the capability of
processing materials collected by curbside recycling
programs and contains a household hazardous waste
drop-off area and temporary storage facility, a drop-off
area for recyclable materials, a green waste drop-off and
processing area, and a composting area. The facility is
designed to operate at a 750-ton-per-day (tpd)
throughput, which is the anticipated peak tonnage at
approximately 20 years of operation. In 2002, the
facility processed and transferred an average 0035 tons
of material each day.
Schools. All school districts within the City of Redding
charge school fees to developers to assist with the cost
of buildings and facilities to accommodate a growing
November 4. 2004
.
student population. School capacity will continue to be
an issue throughout the planning period. Several
overcrowded area school districts have attempted
recent bond issues to help finance facility expansion
with mixed success. Several other school districts have
reported declining enrollments over the past two years.
These latter districts typically are serving a student
population drawn from both inside and outside the
Redding Planning Area and have little new
development occurring within their respective district.
The City requires developers of all types of projects to
contribute to the cost of providing streets;
streetlighting; curb, gutter, and sidewalk improvements;
parkland; and other infrastructure, such as storm drains
and sewer lines, impacted by the development.
Developer contributions can be in the form of impact
fees or actual construction or improvement of affected
infrastructure. The City also pursues all available State
and Federal funds for these projects.
In summary, while cost factors to provide utility
services, educational services, and an adequate
transportation system will continue to increase over the
planning period, all these elements will have adequate
capacity to serve the anticipated growth during the
same period, as long as' adequate funding is available for
necessary improvements and extensions. Housing
afford ability is influenced by factors in both the private
and public sectors. Actions by the City can have an
impact on the price and availability of housing in the
City. Land-use controls, such as the implementation of
the City's General Plan, zoning, building code
enforcement, and on- and off-site improvement
requirements, as well as fees and exactions, permit
processing, and other local actions intended to improve
the overall quality of housing, may serve as a constraint
to housing development. This chapter discusses these
possible constraints to development and the actions the
City will take or has taken to mitigate the negative
effects.
LAND USE CONTROLS
General Plan
The City of Redding General Plan sets forth policies
applicable to nearly all development. The Community
Development and Design (COD) Element of the
General Plan and corresponding zoning provide for a
full range of residential types and densities spread
throughout the City. Each residential category of the
November 4, 2004
.
General Plan includes a density range (minimum and
maximum densities). Within the residential categories,
density ranges from 1 unit per 5 acres to 30 units per
acre. Within the "Mixed Use Core" designation,
residential density may be permitted up to 50 units per
acre. Variations in density and private market
conditions will determine the types of housing
produced. Within any given General Plan density
range, actual density assigned by the City's Zoning
Ordinance and Zoning Map is dependent upon site
characteristics and surrounding land uses.
The COD Element of the General Plan contains
21 broad goals, each with specific underlying policy
statements. The goals and policies, in conjunction with
the Zoning Ordinance, will direct the form and
substance of development activities occurring within
the City over the next 20 years.
Most importantly, the General Plan sets forth a number
of bold goals and policies that will ensure long-term
stability in the housing market in Redding. Key among
these are:
Goal CDD!. This goal and its corresponding policies
establishes primary and secondary urban growth
boundaries. The boundaries are based on the City's
ability to feasibly provide services, both from physical
and financial standpoints. The continuation of the
"leap frog" style development of the past was
determined not to be sustainable in the long term.
Goal CDD2. This goal and policy set ensures that new
growth will pay the cost of providing necessary public
services. A number of mechanisms are addressed, but
fundamentally it is acknowledged. that growth must be
self sustaining if new housing and commercial
development are to continue.
Goal CDDlO. Under this goal, development emphasis
is placed on mixed us and infill development. This will
allow the City to more fully utili2:e prior infrastructure
investments and will have positive impacts for
transportation and air quality.
Numerous other goals and policies address livability and
quality of new neighborhoods and the protection and
enhancement of older neighborhoods. But it is within
the backdrop of sound physical and financial planning
that these efforts will be successfully fulfilled.
Zoning and Subdivision Ordinances
Housing Element 31
~,
\, ~/
Zoning Districts
The Zoning Ordinance is the City's principal tool for
implementing the General Plan. Redding's Zoning
Ordinance establishes four "base" residential zoning
districts (three single-family and one multiple-family
districts), seven office and commercial districts, two
industrial districts, a "Public Facilities" District and an
"Open Space" District. These zoning districts control
both land use, residential density, and development
standards.
Table 13 depicts the City's residential zoning districts
and the maximum density allowed in each, expressed in
"dwelling units per acre." As noted below, there are
several programs offered by the City that will allow a
development to exceed the "base density" of a given
zoning district.
TABLE 13
," " ' '~,. '," ,~hn,:;'Q~~it.Si '
. J~ise1?istd~t':
RL-5 5 a/u
RL-2 1 a/u
RL 0.7 a/u
RE-1 2 u/a
RE-2 2 u/a
RS-2 3.5 u/a
RS-2.5 3.5 u/a
RS-3 3.5 u/a
RS-3.5 6 u/a
RS-4 6 u/a
RM-6 10 u/a
RM-9 10 u/a
RM-10 20 u/a
RM-12 20 u/a
RM-15 20 u/a
RM-18 20 u/a
RM-20 30 u/a
RM-30 30 u/a
Table 14 indicates those residential uses, by zoning
district, that are permitted by the Zoning Ordinance,
either outright or by discretionary permit.
Development Standards
The development standards of the Zoning Ordinance
address such things as minimum lot size, building
height and setbacks, usable open space, and similar
development standards. These standards establish
32
City of Redding Housing Element 2003-2008 General Plan Update
/~
(
the basic building parameters for single-family a~d
multiple-family development. Table 15 illustrates the
general development standards required for the various
residential districts. These development standards are
viewed as necessary to protect public health, safety, and
welfare and maintain the quality of life, and are not
considered constraints to the development of housing.
In addition to those items shown in Table 15, the
Zoning Ordinance also requires that off-street parking
be provided for all uses, including residential projects.
As it pertains to housing, the ordinance requires that
two covered spaces be provided for each single-family
residence. For multiple-family developments,
uncovered spaces are required in the following
amounts: 1.5 spaces for each one-bedroom unit;
1.75 spaces for each 2-bedroom unit; and 2 spaces for
each 3-bedroom unit. One guest space for each 5 units
must be provided beyond the initial 30 units.
Recreational vehicle spaces must be provided, totaling
at least 5 percent of the total spaces required. Parking
for senior developments may be reduced by 50 percent.
Given the ability to reduce both the number and size of
spaces, modify building setbacks, provide open-space
requirements, etc., using the tools noted below
(i.e., Zoning Exceptions, Variances, and the Planned
Development Overlay District), the City's parking and
other development standards are not considered a
constraint to development.
TABLE 14
I,.' " . > _;.~:~' "": " . He'
"UsECI.:AsSIFlCATION ,,' RE' RS RM GC
. ~ - -~ _~ ' ~l'; _ _" - ,- - _ : .
Single Family P P P - -
Duplex - SI P S -
Manufactured Home P P P - -
Manufactured Home Park - - U S -
Multiple Family - - p2 S -
Group Residential (Boarding - - S - -
House)
Second Dwellings P P P - -
Residential Care (6 or fewer) P P P S -
Residential Care Facility S S S S -
Transitional Housing - - S S S
HomelesslEmergencv Shelters - - - - U
I Only in "RS-3.5" and "RS-4" Districts
2 Up to 4 units. Five or more units require site development permit.
P = Permitted use
S = Requires site development permit
November 4, 2004
.
the City Council adopted by resolution, a set of
"Design Criteria" that provides project applicants with
information regarding the City's clear, yet flexible,
expectations relative to the physical design of projects.
The intent of this document is not to dictate design,
colors, materials, etc., but to foster more attractive and
liveable neighborhoods by listing basic design solutions
that can lead to better projects throughout the City.
The City Council recognizes the importance of gaining
broad community acceptance for residential projects of
all types. It is hoped that the standards and criteria will
lead to such acceptance of higher-density residential
projects over time, as well as providing a better living
environment for those living in and adjacent to these
developments.
Administration of the design criteria is seamless and
works within the same process as all discretionary
permits. A separate design review hearing is not
required, and no special design review board has been
established. The body or person acting on the
discretionary permit is authorized to determine whether
the City's criteria have been satisfied. The City's
experience is that adoption and publication of the
design criteria has reduced, rather than increased,
application processing times.
Relief from Standards
The ordinance allows administrative relief for numerous
standards in the form of "zoning exceptions,"
"variances," and "planned developments."
· Variances/Zoning Exceptions. Unlike variances
which must be approved by the Planning
Commission after a public hearing, zoning
exceptions are administrative in nature, resulting
in a streamlined approval process (approximately
20 days) for relief from a number of standards,
including setbacks, required parking, height, lot
size, and similar requirements that may impede
otherwise acceptable development on a given
property. In the years 2001 through 2003, the
City approved 29 requests for Zoning Exceptions.
· Planned Development Overlay District. The
ordinance allows the maximum density allowed
by the applicable General Plan density range to
be achieved regardless of the density prescribed
by the underlying zoning in districts combined
with the "PD" Planned Development Overlay.
Further, the "PD" overlay provides additional
November 4.2004
.
flexibility to allow streets with narrower right-of-
ways, reduced sidewalk requirements, building
setbacks, increased heights, and other
modifications to standards that can serve to
reduce overall development costs.
Incentives for Residential Development
An important tool to ensure development of adequate
housing is providing a range of incentives to develop
needed residential units. The following tools are
included in the Zoning Ordinance and Subdivision
Ordinance as incentives to development and as a
means to counteract any real or perceived constraints
to development:
.
Second Units. Second units are allowed in
single-family and multiple-family residential
districts without discretionary review. Further,
duplexes and other residential dwelling types are
allowed within c;:ertain single-family zoning
districts when in character with the
neighborhood.
Density Increase. Residential density may be
doubled for affordable senior housing projects in
the "RM" Residential Multiple Family Districts.
This eliminates the need to use the Density
Bonus provisions of the ordinance, which can
add time to the approval process.
.
Further, maximum General Plan densities in
single-family developments may be allowed if a
project contains a number of amenities deigned
to lead to the development of more livable and
attractive neighborhoods. Using the amenity
package is optional, and the items will not
increase development costs when compared to
the value of the additional lots.
.
Reduced Parking. . Parking for senior citizens'
developments may be reduced by 50 percent from
that required of nonsenior projects.
.
Net vs. Gross Density. Density in the
"RM" Districts is based on a "net" rather than
"gross" acreage. The ordinance factors in the
density that would normally be attributable to
public streets, easements, etc. For instance, this
allows up to 15 units per acre to be developed in
the "RM-12" District; 18 units per acre in the
"RM-15" District, etc.
Housing Element 33
RL
RE.l ...
RE.2 ...
RS.2 ...
RS.2.5 ...
RS.3 ...
RS.3.5 ...
RS.4 ...
RM.6 ...
RM.9 ...
RM.IO ...
RM.12 ...
RM.15 ...
RM.18 ...
RM.20 ...
RM.30 ...
Density
See Schedule
18.30.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
Sec Schedule
18.31.030-B
See Schedule .
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule
18.31.030-B
See Schedule I
18.31.030-B
~
\ /
,~
TABLE 15
SUMMARY OF RESIDENTIAL DISTRICT STANDARDS
I Min. Lot
Area
(s.f. unless
noted)
1 acre
30,000
14,000
10,000
8,000
7,000
(8,000 for
comer lot)
6,000 1
(7,000 for
comer lot)
6,000 I
(7,000 for
corner lot)
10,000 I
10,000 I
10,000 1
10,000 1
10,000 1
15,000
15,000
30,000
Min. Lot
Width (ft.)
150
1002
852
802
752
702
65 (70 for
comer lot) 2
60 (70 for
corner lot) 2
802
802
802
802
802
1002
1002
1002
iMi
I n.
I Lot
I Depth
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
I
Front I
Yard Side Yard
25 20
Comer
Side
Rear
20
Max.
Height
*40
Lot
COY.
(%)
i
!
I Sky
I Plane
I
i _
20
15
15
15 i
i
15 I
I
15 I
15 I
15
I
I
i
15 I
I
15 I
15 !
I
15 I
I
15
15
15
15
FAR
35
40
25
Aggrega te
30': no side
less than 10'
Aggregate
30'; no side
less than 10'
15 feet total;
no side less
than 5' 4
15 feet total;
no side less
than 5' 4
15 feet total;
no side less
than 5' 4
15 feet total;
no side less
than 5' 4
15 feet total:
no side less
than 5' 4
5: 10 for 2 or I
1
15
35
40
I
I
I
I 40 i
I I
1401
I
15
25
15
35
35
35
40
15
15
35
40
15
15
35
140
I
I IS)
I (5)
i IS)
4506
15
15
45 )
45 )
4506
15
15
45 )
45 )
IS)
4506
15
15
45 )
IS)
4506
15
more stories
15
45 )
IS)
4506
15
5; 10for2 or
50 )
: I
4500
more stories
15
5; 10 for 2 or
15
(5)
4506
more stories
5; 10 for 2 or
more stories
5; 10 for 2 or
more stories
5; 10 for 2 or
more stories
15
15
50 )
I IS) I
15
15
Notes:
* Subject to Additional Regulations. Please refer to Schedule 18.31.030-C.
Lot sizes may be reduced for small-lot subdivisions in accordance with Section 18.31.050.
Applies to street frontage; cul-de-sac lot width may be reduced to 35 feet; flog lots must have a minimum street frontage of 20 feet
for a single flag lotj and 15 feet for each adjacent flag lot. Also, see Title 17, Subdivisions.
Additional setbacks may apply. See Section 18.31.030.
Except small-lot subdivisions. Please refer to Section 18.31.050.
Maximum lot coverage calculations in the "RM" Districts include buildings, driveways, parking areas, and trash-enclosure areas.
Schedule 18.31.030-D indicates the maximum, allowable lot coverage in each "RM" District.
The sky plane establishes maximum building heights for multiple-family districts where they abut an "RL," "RE," or "RS" districts.
The sky plane is represented by a line drawn at 45 degrees, originating at the common property line at ground level, extending for
a horiwntal distance of 45 feet.
~ Density Bonus Ordinance. The ordinance generally
follows current State law, which requires that
density bonuses of at least 25 percent be available to
15
15
15
10
15
15
I 10
15
developers of both single.family and multiple-family
units if:
34
City of Redding Housing Element 2003-2008 General Plan Update
November 4, 2004
.
.
Twenty (20) percent of the developed units are
kept affordable for lower-income households
(income less than 80 percent of the median).
Ten (10) percent of the developed units are
kept affordable for very low-income households
(less than 50 percent of the area median).
· Fifty (50) percent of the total units are set
aside for senior citizens (62 years or older;
55 years or older if a senior citizen
development) .
.
The Density Bonus Ordinance allows for the
approval of additional development concessions if it
is shown that the affordable project would be
financially infeasible to develop without the
concessions.
~ Condominium Conversion Ordinance (Municipal
Code Chapter 17.50) discourages conversions in
order to assist in maintaining an adequate supply of
rental housing.
Given the above, it can be seen that many of the
provisions of the Zoning and Subdivision
Ordinances were crafted to have a positive effect
upon the number of dwellings constructed in
Redding, including affordable multiple-family
developments. The intent is also to increase overall
project quality, improve accessibilit-y, and increase
on-site amenities, such as open space, parking,
storage, landscape, and recreational facilities. Since
the standards and design criteria should not render
a project economically infeasible, they would not act
as a constraint to the development of this kind of
unit. Further, the various provisions identified
above that are intended to increase allowable
denSity can serve to offset increased costs that may
result from other aspects of zoning requirements or
criteria.
Building Code Enforcement
Building construction standards in Redding are based
upon the 2001 California Building Code. The City also
utilizes the Uniform Plumbing Code, Housing Code,
Electrical Code, and Uniform Mechanical Code and
enforces Title 24 regarding accessibility and energy
provisions. Generally, the City does not require stricter
construction standards than are contained in these
codes. However, a variety of code revisions have been
implemented which address unit security, energy
November 4, 2004
.
conservation, fire safety; and increased structural
requirements, based upon the area's winter climate.
These revisions are not: considered constraints to
development, since the cost factors in meeting the
heightened requirements are minor. Redding does not
enforce a stricter seismic code than required by State
law.
Over the past several years, the City has established a
proactive approach to the enforcement of Building
Code standards for existing dwelling units. In the past,
existing units were inspttcted only when complaints
were received by the City or when an owner sought a
permit for additional construction. In 1998, the City
amended the Municipal Code to reflect the
community's desire to address the problem of blight and
unsafe buildings scattered throughout the community.
The Code Enforcement staff of the Building Division is
I
charged with the responsibility of identifying
commercial and residential properties citywide that
pose a serious threat to tpe health, safety, and welfare
of the community and resolving the situation. Property
owners are expected to comply with requests to cure
identified code violations within a reasonable time
frame. To the extent possible, all existing program
resources are made available to interested owners to
help resolve the code violation issues.
Code-enforcement efforts support the stated General
Plan goals of preservihg and enhancing existing
neighborhoods; maintaining Redding's basic quality of
life, including the availability of affordable and decent
housing; and reversing the trend of deterioration in
some of Redding's neighborhoods.
Since 1998, the Code Enforcement Division has taken
action on over 4,000 individual cases. The vast
majority of these units were brought into compliance
with applicable codes, resulting in improved living
conditions for tenants and owners. Of those cases, less
than \1'2 of 1 percent have resulted in abatement by
demolition. Demolition is always a last-resort action.
The City makes every effort to gain compliance without
demolition and has been successful in its efforts.
On- and Off-Site Improvements
Redding, like most cities in California, requires
developers to provide a full complement of on- and off-
site improvements. The cost of these improvements is
passed on to the eventual buyers or tenants in the form
of higher purchase prices or increased rents. The
Housing Element 35
~.
typical residential street is required to incorporate a
minimum of 36 feet of pavement, curb, gutter, and
4-foot-wide sidewalks. Storm-drainage systems, fire
hydrants, and sewer and electric systems must also be
provided. Street widening and pedestrian amenities,
however, may be modified under the provisions of the
Planned Development Overlay District.
Given the prevailing public sentiment to require new
development to pay its own way, rather than have the
existing residents pay the cost through a broader base
of financial support, such as local taxes, it is unlikely
that the cost burden of site improvements will markedly
decrease in the near future.
FEES AND EXACTIONS
Various fees and assessments are charged by the City to
cover the costs of processing permits and providing
services and facilities, such as utilities, schools, and
infrastructure. Nearly all these fees are assessed
through a pro rata share system, based on the
magnitude of the project's impact or on the extent of
the benefit which will be derived. These fees, however,
contribute to the cost of housing and may constrain the
development oflower-priced units. In order to mitigate
this effect on affon;iable housing projects, other
programs-such as density bonuses and density
increases, State and Federally funded construction
programs, and tax free Mortgage Revenue Bond
Financing, which all serve to greatly reduce overall
production costs-are promoted by the City.
Table 16 presents typical development fees associated
with the construction of a single-family house of two
sizes. It identifies existing fees, as well a.s programed
increases, necessary to ensure that infrastructure will be
available to accommodate long-term growth in the
community. Similarly, Table 17 summarizes the typical
development fees associated with the construction of a
fourplex. The fees include various building permits and
plan check fees, development fees, water and sewer
fees, traffic impact fees, and school impact fees.
Fees collected on zoning and subdivision applications
presently do not cover staff costs for processing the
application and are subsidized by the City's General
Fund by approximately 85 percent. Building fees
represent the estimated cost of service for processing,
plan check, inspection, etc. In addition to building and
development fees, zoning, and subdivision application
fees, subdividers are required to dedicate land to be
36
City of Redding Housing Element 2003-2008 General Plan Update
;~,
developed into neighborhood parks or pay a per-unit fee
in lieu thereof (or both) as a condition of approval of a
final map or parcel map (Municipal Code 17.42).
PROCESSING AND PERMIT PROCEDURES
Development within the City of Redding is subject to a
review process overseen by the City's Development
Services Department. Some form of discretionary
approval (tentative subdivision map, site development
permit, use permit, variance, etc.) must be obtained
prior to initiation of many construction activities.
Historically, residential development proposals are
approved at the requested density level, provided the
request is consistent with the site's General Plan land
use classification and zoning. The City is seeing
increasing interest in the development of projects at the
highest density allowed by the property's General Plan
density range under the authority of the Planned
Development Overlay District and the "Density
Increase" provisions of Section 18.31.040 of the Zoning
Ordinance as discussed above.
The review process in Redding is governed by four
levels of decision-making authority: City Council,
Planning Commission, Board of Administrative Review,
and the Development Services Director. In order to
expedite the processing of routine and simple
discretionary permits (i.e., site development permits and
zoning exceptions), the City has utilized an
administrative permit procedure for the past 13 years.
These permits may be processed and approved by the
Development Services Director, instead of the Board of
Administrative Review or Planning Commission, and
do not require a public hearing. Approval typically can
be obtained in 2 to 4 weeks. Appendix "A" addresses
the processing requirements and procedures for these
discretionary permits. Appendix "B" lists the
application fees in effect on December 31, 2003, for
such permits.
Residential developments up to 4 dwelling units are
considered to be ministerial in nature, and no
discretionary permit is required. To ensure that larger
developments conform not only to the regulations of
the Zoning Ordinance but also address the above-noted
"Design Criteria," a site development permit is required for
developments that exceed this threshold. The Board of
Administrative Review is the hearing body for these
projects, resulting in faster approval than would be
required at the Planning Commission level.
November 4. 2004
.
.
It should be noted that the City's practice has been to
handle permits expeditiously. The permit process is not
used to disallow residential uses, rather to provide a
process whereby residential uses can be facilitated in a
manner that will result in projects that are compatible
with surrounding land uses. The vast majority of
commercial/industrial uses also require that a site
development permit be obtained for the same reason.
It is important to note that a site development permit
pertains to how a site is developed. The uses subject to
these permits are not in question. The process is the
same for all uses requiring a site development permit.
Therefore, the process does not unduly constrain the
development of residential uses.
Most permits can be approved in 2 to 4 weeks,
although larger, more complicated projects may take up
to 4 months. If an environmental impact report (EIR)
November 4, 2004
.
or other study is required, the time frame is
considerably longer. This processing time is well within
the time limits established by the Permit Streamlining
Act (Public Resources Code Section 21100, et seq.)
The City Building Division has established a 2-week
turnaround for processing building permits that do not
require engineering review. This typically applies to
single-family dwelling units. Where engineering review
is necessary, as is the case for most multiple-family
development, a 4-week review period is generally
required. Approximately 90 percent of permit requests
were processed within the allotted time. Due to the
City's efforts to expedite the approval process, it is not
felt that the amount of time necessary for processing
applications and following existing permit procedures is
a constraint to development.
Housing Element 37
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38
City of Redding Housing Element 2003-2008 General Plan Update
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November 4, 2004
.
.
TABLE 17
"~~~$.~~~tl;S~"F~::; .
x $75
i..}':f~:;;~FEES~ ';~',':
Permit
Building
Plan check
Electrical
Mechanical
Plumbing
SMIP/Micro Film
Fire Plan Check
Fire Sprinkler
SUBTOTAL
$ 1,626
1,057
200
186
453
47
308
148
$ 4,023
Development
Fire Facilities
Electric
Storm Drain
Parks
Traffic
SUBTOTAL
$ 225
500
795
4,453
5,516
$11,489
Water and Sewer
Water Meter
Water Connect
Sewer Connect
Sewer Tap
Other
SUBTOTAL
$ 806
9,943
8,397
153
525
, $19,823
School
School
SUBTOTAL
TOTAL
$ 8,560
$ 8,560
$ 43.895
Source: Development Services Department - Building Division. January 15, 2004
November 4. 2004
Housing Element 39
;-,
CONSTRAINTS-PERSONS WITH
DISABILITIES
Constraints on Housing for Persons with Disabilities
Under Senate Bill (SB) 520, which became effective
January 1, 2002, a housing element is required to
analyze potential and actual constraints upon the
development, maintenance, and improvement of
housing for persons with disabilities and to demonstrate
local efforts to remove governmental constraints that
hinder the locality from meeting the need for housing
for persons with disabilities (California Government
Code Section 65583(a)(4)). In accordance with the
provisions of SB 520, the following section analyzes
constraints on housing for persons with disabilities.
Constraints for Persons with Disabilities due to
Zoning and Land Use
Actual and Potential Constraints
Constraints can take many forms, including inflexibility
within zoning and land use regulations, unduly
restrictive permit processing or procedures, and
outdated building codes. The City's analysis of actual
and potential governmental constraints in each of these
areas is discussed below.
Zoning and Land Use
In general, the land use and zoning regulations of the
City support reasonable accommodations for the
disabled. The City allows group homes consistent with
the Community Care Facilities Act, serving 6 or fewer
persons, regardless of age, in all residential zones.
Group homes for more than 6 persons (also known as
residential care facilities), also unrestricted by age, are
permitted with a site development permit in all
residential districts. There are no specific standards in
the zoning regulations requiring a particular distance
between group homes; however, concentrations of such
facilities in anyone neighborhood or area could be a
consideration during permitting.
Additionally, no specific parking standards are
prescribed within the jurisdiction. The number of
parking spaces required is assessed during the site
development permit review process and varies
depending on the nature of the facility's clients.
The definition of "family" under the zoning regulations
does not restrict those living in a residence to
40 City of Redding Housing Element 2003-2008 General Plan Update
~
occupants related by blood or mamage and' is
consistent with Fair Housing Law.
The zoning regulations control the location of stairs
and similar architectural features, while providing a
limited exception for setback encroachments. This
exception would allow the architectural feature to
encroach not more than 6 feet into a front or rear yard
and not more than 2 feet into a side yard. It is possible
that this regulation could pose a constraint to the
construction of a ramp or other facility (e.g., wheelchair
lift) necessary for access to a home occupied by a
disabled person with mobility limitations. The Element
will address this potential constraint by including in the
Action Program that the Zoning Ordinance be
amended to exempt the construction of ramps for
disabled persons from zoning setback provisions where
it is the only feasible design and provides a "reasonable
accommodation" consistent with the Americans With
Disabilities Act.
Pennits and Processing
The permit process to retrofit a building to add ramps
or other changes to remove architectural barriers to
access by a disabled person (e.g., widen doorways,
modify bathroom facilities, and redesign kitchen sinks
and countertops) is the same as for other building
alterations-an application for a building permit is
required; plans may be necessary depending on the
scope of the work; and the construction is inspected for
conformance with the building regulations. As noted
in the preceding discussion, ramps and other changes
to the building or structure could require a showing of
conformance with zoning, including setback
requirements .
Also, as previously noted, group homes for more than
6 persons will require the proponent of the facility to
obtain a site development permit. This is a
discretionary permit process and requires a showing
that the proposal conforms to the General Plan; is
consistent with the zoning regulations. including
development standards; and is not detrimental to
public health, safety, or welfare. Environmental review
under provisions of the California Environmental
Quality Act (CEQA) may also be required. While this
process does subject the project to neighborhood
review and involves some added time and expense, the
permitting process is a legitimate and necessary
function of local government. To ensure that such
developments proceed smoothly through the approval
November 4. 2004
.
process, the City works closely with project proponents
to encourage development of a project that anticipates
and addresses-through scale and operational
controls-all legitimate neighborhood concerns
up-front.
Building Codes and Regulations
The City has adopted and follows the 2001 Uniform
Building Code and follows State accessibility standards
and guidance regarding ADA compliance. The City
has developed and implemented several programs to
assist those with accessibility problems. These include:
1. Express Permit Program. This program gives permit
priority to projects needed to provide accessibility to
a building (commercial or residential). Permits are
issued within 7 days.
Nooember 4, 2004
.
2. Building Inspections. Building inspectors are
available at no chCirge to visit sites and make
recommendations on how access problems can be
resolved. .
3. Complaint Action. If accessibility complaints are
received, a building inspector is dispatched to work
with the property owner to achieve compliance with
accessibility laws.
4. Consultation on Demand. Questions regarding
accessibility are given priority at the Permit Center,
which makes staff available to answer accessibility
questions.
Housing Element 41
/-'.
NONGOVERN:MENT AL CONSTRAINTS
TO MAINTENANCE, IMPROVE:MENT,
AND DEVELOP:MENT OF HOUSING
Nongovernmental or "market" constraints are those
factors which limit the availability and affordability of
housing, but over which the local government has little
or no control. State law requires that the Housing
Element contain a general analysis of these constraints
as a basis for possible actions by the local government
to offset the effect of these constraints. The three
market factors which directly affect the availability and
cost of housing in Redding are the price of land, the
cost of construction, and the availability of financing.
PRICE OF LAND
r-",
COST OF CONSTRUCTION
The cost of construction is comprised of four major
components: fees, material, labor, and financing. Of
these, material and labor costs make up the bulk of the
development cost, followed by fees and financing costs.
However, other factors also affect the cost of building.
These include type of construction, custom versus tract
development, site conditions, finishing details,
amenities, square footage, and structural configuration.
These factors create a wide variation in construction
costs from as little as $75 per square foot to as much as
$125 per square foot or more. Table 18 illustrates the
typical construction costs for various-sized homes in the
City of Redding. These same development factors
would affect development of multiple-family units as
well.
TABLE 18
COST OF CONSTRUCTION IN REDDING
Residential land prices
within the City of
Redding vary
considerably depending
upon several factors. The
primary factors are:
(1) the specific location
of the property, (2) the
availability of utility
services to the property,
(3) the topography of the
property, and (4) the
existence of adequate
paved access.
:j.:~~;.;:~:~j\~;~;. ',~ :{:' ??~\:.~"~~~ -'r~ "- '::'(" .::: ".,.: \:~~<<':~:.:',-' , ":: ';AVERAGE . . ,HIGH QUALI'tY
~;B~s'!~>CoNS:r~;d~6N', ; . '
- ',":';,"' . . '.' ,;'CONSTRUC'tI.oN ,CON~UCTION
,"i.~,~; :. ..," ',',,, ,~.':!.f,".-.:~~-.'" ','" ,",.. ,,'-; ., ',"_.'
:.., .; " -'" ',.:~ :,.";',:: ' '. '.."',. r>.;:'.. j , ',' ; J ' ,'.~, , . 'Tract .........
h":", 'Tract J ,'." C~tOin Custom Tract ' Custom
...<:Home ' . Hmrte .-Home.' -Home Home Home
. , . y~' ,
Cost/sq ft $75-80 $85-90 $90-95 $95-105 $100-115 $115-125
1,200 sq ft $90,000- $102,000- $108,000- $114,000- $120,000- $138,000-
96,000 108,000 114,000 126,000 138,000 150,000
1,700 sq ft $90,000- $144,500- $153,000- $161,500- $170,000- $195,000-
136,000 153,000 161,500 178,500 195,500 212,000
2,000 sq ft $150,000- $170,000- $170,000- $190,000- $200,000- $230,000-
160,000 180,000 190,000 210,000 230,000 250,000
Source: City of Redding, December 2003
Based on listings of land
for sale in the Redding
area, the cost can vary
from $4 to $10 per square
foot. According to local
realtors, an average 10,000-square-foot finished
residential lot generally sells for $65,000 to $95,000,
although some locations and developments command
even higher prices.
Based on information obtained from a local appraiser
familiar with the multiple-family market in Redding, it
is estimated that multiple-family land is valued at
approximately $5,000 to 20,000 per dwelling unit,
depending on the number of units that can be
constructed on a given property. The cost per unit
declines as the unit count increases.
42 City of Redding Housing Element 2003-2008 General Plan Update
AVAILABILITY OF FINANCING
According to the Shasta County Board of Realtors,
competitive financing is generally available for
properties within the City of Redding, regardless of
location, for both residential construction projects and
home purchase. They report that there is no indication
of discriminatory lending practices based on property
location within the City limits. The interest rates for
financing the cost of construction, as well as for long-
term home financing, have widely fluctuated over the
November 4, 2004
.
.
past 15 years. From 17-18 percent during the 1980s to
the dramatically low rates (5.5 to 6.5 percent) of the
past 18 months, this single factor plays a major role in
the afford ability of housing. In the previous section on
Housing Cost, the effect various interest rates have on
the ability oflow- and moderate-income households to
purchase a home is explored.
Financing for remodeling or rehabilitation of existing
structures is also reported by the Board of Realtors and
local lenders to be readily available to qualified
borrowers throughout the city. Commercial lenders
offer home equity loans at a slightly higher interest rate
by a second (or greater) mortgage. Standard factors
November 4, 2004
tJ)
taken into consideration for this type of loan are:
(1) existing equity in th~ property and (2) ability of the
loan recipient to repay the increased debt. Many older
homes in need of repair are owned by lower-income
families. These families, in many instances, have a
difficult time meeting commercial lenders' debt-to-
value criteria, as well as having difficulty meeting the
income requirements necessary for repayment of the
loan. In order to mitigate this constraint, the City
offers a variety of rehabilitation loan programs to assist
the lower-income homeowner with necessary repairs.
The funding sources for these programs include local
redevelopment funds, CDBG, and HOME funds.
Housing Element 43
/-,
ENERGY CONSERVATION
OPPORTUNITIES
Redding Electric Utility (REU) provides virtually all the
electricity supplied to customers within the Redding
city limits; a very small number of customers are served
by Pacific Gas & Electric Company. The City electric
load has grown quite rapidly in the last few years. In
the summer of 2003, REU recorded an all-time peak
demand of 245 megawatts (MWs)j this represents an
increase of 8 percent over the previous peak of
227 MWs recorded in 2002.
Over the last few years, due to high growth and an
uncertain energy situation in California, the necessity
to use energy efficiently and wisely and the
development and promotion of renewable energy have
become top priorities. In response, REU has developed
and implemented a number of highly successful energy-
44 City of Redding Housing Element 2003-2008 General Plan Update
/~,
\
efficiency and renewable programs. These programs ~re
collectively promoted under the Vantage brand.
Vantage programs promote energy efficiency and
renewable technologies and have been extremely
successful in saving energy, reducing peak demands,
increasing residential customer comfort, increasing
business customer productivity, and promoting solar
power and ground source heat pump technologies.
Vantage programs include the highly successful Kool
Vantage program, designed to encourage customers to
install highly efficient air-conditioning units; the
Energy Star program, offering customers rebates for
purchasing efficient appliances, weatherization rebates
designed to encourage customers to incorporate
insulation and other energy-efficiency technologies in
their home or business, and lighting rebates designed
mainly for commercial customers-lighting retrofits can
produce considerable savings and have quick
paybacks-lawnmower rebates, pumps and motor
rebates, and aggressive rebates for the installation of
renewable-energy-production technologies.
November 4. 2004
.
PROGRAM/ACTIVITY
ACCOMPLISHMENTS
1999-2003
This section presents a summary of activities and
accomplishments that occurred under various programs
during the period 1999 through 2003.
GOAL HI:
PRESERVE AND IMPROVE THE
EXISTING HOUSING STOCK
1.1 ACTIVITY: Complete moderate/ substantial
rehabilitation on 44 single,family homes per
year in the community.
Accomplishments: During the reporting period,
9.4 single-family homes were rehabilitated per year.
The previous target goal of 44 per year was a figure
derived from production activities duting the mid-
1990s, when the City had two vigorous housing
programs in place (one to address median- and
moderate-income family needs and the other focused
on reducing a high revolving loan fund balance). It
would be appropriate to establish a new target goal for
the next reporting period at 15 units per year based on
the current annual funding level and diversification of
activities and incentives for target neighborhoods.
Proposed Changes: The Housing Division has
developed additional incentives for those projects that
are located within an identified targeted neighborhood.
These incentives include flexible financing terms and
paint/infrastructure grants. A description of the
Incentive Package is included in the 2003--2008 Action
Program under Activity 4.3.
1.2 ACTIVITY: Complete moderate/substantial
rehabilitation on 30 rental units per year in
the community.
Accomplishments: During the reporting period,
21.4 rental units were rehabilitated per year. Of the
participating landlords, 83 percent are also participating
on the Section 8 Rental Assistance Program. The
original target goal was not accomplished because the
figure was based on production numbers associated
with the Federal Rental Rehabilitation Program, which
averaged 46.6 units per year over a ten-year period.
November 4,2004
.
Based on the City's current primary funding
relationship with the Federal Home Investment
Partnerships Program (HOME), it would be appropriate
to establish a 20-unit-per-year goal. This action is
consistent with the City's Consolidated Plan goal
structure.
Proposed Changes: Additional incentives have been
developed for those projects located within the
identified target neighb9rhoods, projects that provide
longer affordability covenants, projects that contain
units to be occupied by identified special population
groups, or projects that provide other types of increased
public benefit.
1.3 ACTIVITY: Complete minor rehabilitation
on 15 units per year (Emergency Repair
Program) .
Accomplishments: During the reporting period,
9.4 Emergency Repair Program units have been
completed annually. : Based on annual funding
I
availability, the original projection of 15 units per year
should be modified to 8.
1.4 ACTIVITY: Develop incentives to encourage
compliance with code enforcement efforts.
Accomplishments: In 2003, the Redding
Redevelopment Agency (Agency) approved funding in
the amount of $60,000 to support a focused code
enforcement activity within the Parkview and MLK, Jr.
target neighborhoods. The City provided a similar
amount in CDBG funding for the 2,year pilot effort.
Both the Parkview and MLK, Jr. Neighborhood
Revitalization Plans identified code enforcement as an
essential tool that was needed to address each
neighborhood's blighted housing conditions. Code
Enforcement staff work closely with City Housing
Division staff to ensure that all cited property owners
have information on and access to housing funding to
assist them in making necessary repairs to bring their
properties into compliance. A package of unique
housing incentives described under 2003-2008 Action
Plan Activity 4.3 has been made available only in the
target neighborhoods. These incentives feature a
combination of below-market interest rate loans,
forgivable loans/grants, and flexible amortization to
provide incentives to owners to participate in the
neighborhood revitalization efforts.
I
Housing Element 45
,~
1.5 ACTIVITY: Conserve 94 units of single, room
occupancy (SRO) housing in Hotel Redding.
Accomplishments: In June 2001, after over 12 months
of feasibility analysis, the City, in conjunction with the
Agency, assisted Christian Church Homes, Inc. (CCH)
in purchasing the historic Hotel Redding and beginning
the process of converting the aging 94-unit SRO hotel
into 48 units of affordable rental housing for the low-
income elderly. Following acquisition by CCH, all the
existing tenants were provided relocation assistance
and given first priority to return to the hotel upon
completion of the renovation. Construction began in
February 2002 with the hotel's grand re,opening held
in March 2003. The renovated hotel consists of 6
studio apartments, 36 one, bedroom units, 6 two-
bedroom units, and a manager's unit. Each apartment
has a full kitchen, dining area, and a living area in
addition to bedrooms. Total project costs were $ 7.4
million, of which the Agency funded $1.9 million for
acquisition, relocation, and development. The City,
through its HOME program, provided $700,000. The
Federal Home Loan Bank's Affordable Housing
Program awarded the project $150,000. The balance of
funds was from the State Tax Credit Program.
Affordability restrictions have been recorded on all
units for a minimum 55 years.
1.6 ACTIVITY: Conserve 58 affordable at,risk
rental units.
Accomplishments: The 58 units identified at-risk in the
Housing Element were linked to the Redding Housing
Authority's (RHA) Moderate Rehabilitation Program.
Since January 1999, 34 of those units. have been
converted to Section 8 Housing Choice Vouchers,
which are tenant-based. The remaining 24 units are
located at one project site. The owner has full
intention to continue participation in the Moderate
Rehabilitation Program as long as the U.S. Department
of Housing and Urban Development (HUD) offers
extensions to this contract. In August 2001, a
previously identified at-risk site-Redding Gardens
Cooperative--decided to opt out of its contract with
HUD. Although at the time of the opt-out only
16 households participated in its program, the RHA
received 48 additional vouchers. The first 16 were
utilized at the site to conserve the household's
affordable rent structure. The balance was used by
households on the RHA's waiting list. In late 2002, in
a complex structuring of a rehabilitation project, the
46 City of Redding Housing Element 2003-2008 General Plan Update
,/~.- ''\,
,
Heritage Plaza complex terminated its Rent
Supplement Program. The RHA received an additional
100 vouchers to preserve the household's rent portion.
In summary, the RHA is administering an additional
182 vouchers which conserve affordable rents. The
RHA's portfolio of 1,502 Housing Choice Vouchers,
along with 24 Moderate Rehabilitation project-based
subsidies, will continue to be utilized as the main
resource in conserving affordable units in the
community.
GOAL H2:
F ACILIT ATE THE CREATION OF NEW
AFFORDABLE HOUSING
OPPORTUNITIES.
2.1 ACTIVITY: Facilitate the construction of a
minimum of 20 affordable housing units per
year through revisions to the Density Bonus
Ordinance.
Accomplishments: In 2001, the Density Bonus
Ordinance was modified to recognize the overlap with
various other housing programs, particularly those that
have been approved for funding through various State
and Federal programs (i.e., tax credit programs and
HUD 202 programs). To facilitate density bonuses,
such projects need not make an application under the
Density Bonus Ordinance, providing that projects meet
the basic standards and development criteria of the
City. The benefits of this change include significantly
reduced project processing time and significantly less
administrative burden for project developers and City
staff. Currently, a 43-unit senior HUD 202 affordable
project is requesting approval for a 300 percent density
increase for the project. It is anticipated that over the
planning period as fewer large sites are available,
density increases will be requested on a more regular
basis.
2.2 ACTIVITY: Facilitate the development of
50 new units of multiple,family housing
affordable to lower and moderate,income
households annually.
Accomplishments: In December 1998, the Redding
Redevelopment Agency approved a set of standards,
qualifications, and criteria to be used when it considers
requests for mortgage or construction loans to finance
new affordable multiple-family development. The types
of assistance able to be provided under this program
include pre development loans, land purchase loans,
construction loans, and permanent long-term loans. It
NovembeT 4, 2004
.
is the Agency's goal to help facilitate the development
of affordable housing through the provision of "gap" or
"bridge" financing. Four multiple-family projects, with
a total of 155 units, have been constructed over the
past four years, utilizing a mix of public and private
sources of financing. Of these units, 153 are set aside
for occupancy by lower-income households at
affordable rates for a minimum of 40 years.
In addition, the City of Redding was successful in
securing $3.5 million in State-administered HOME
funds for program year 2003 for a proposed 30-unit
multiple-family rental project to be constructed on
Linden Avenue in the Martin Luther King, Jr.,
neighborhood with a 55-year afford ability commitment.
The project will be developed by Community Housing
Improvement Program, Inc., a nonprofit organization.
In conclusion, during the reporting period, a yearly
average of 47.4 affordable housing units were
constructed. Although the previously stated goal of
50 new units per year was not met, based on the fact
that there are currently over 140 new affordable units
in the development pipeline, it is reasonable to
maintain an annual production goal of 50 units per
year.
2.3 ACTIVITY: Establish partnerships with
nonprofit housing providers to collectively
provide 50 units of affordable housing
annually.
Accomplishments: As stated in Activity 2.2 above,
during the last reporting period, the City collaborated
with six different nonprofit housing developers to
provide 237 (47.4 per year) additional affordable units
in the community.
2.4 ACTIVITY: Serve an additional
35 households under the Section 8 Rental
Assistance Program each year.
Accomplishments: Since January 1999, the RHA has
received three additional sources of funding. The
RHA's portfolio was increased by an allocation of 25,
which HUD issued as an adjustment. In October 1999,
the RHA received 19 vouchers and 25 certificates
which were targeted to meet the housing needs of
persons with disabilities. The third allocation also was
earmarked for a special-need population, aged-out
foster youth. After the initial demonstration period,
these 84 vouchers will be available to meet housing
November 4, 2004
.
needs of those households currently on the RHA's
waiting list. Due to changes in HUD's competitive
application process, the RHA does not anticipate the
submission of an application for additional housing
choice vouchers. However, as in the past, the RHA
would respond to HUD's request to administer
additional vouchers in the event of a current project-
based site, opting out of its HUD contractual
obligations.
GOALH3: SUPPORT CREATIVE REUSE OF EXISTING
FACILITIES AND LAND.
3.1 ACTIVITY: Stimulate additional private
investment on targeted neighborhoods
through the identification of vacant land and
sites for reuse.
Accomplishments: As part of its neighborhood
revitalization effort, the Redding Redevelopment
Agency developed revitalization plans for three
neighborhoods during the planning period. These
include: the Downtown (the Downtown Specific Plan
adopted January 2001); the Parkview Neighborhood
(the Park view Neighborhood Strategic Revitalization
Plan adopted January 2001); and the Martin Luther
King, Jr. Neighborhood (the MLK, Jr. Neighborhood
Revitalization Plan adopted February 2003). Each of
these plans contains an inventory of vacant land and a
discussion of sites that may be suitable for
redevelopment.
GOAL H4: ENHANCE THE QUALITY OF LIFE
WITHIN RESIDENTIAL NEIGHBORHOODS.
4.1 ACTIVITY: Assist 45 low- to moderate-
income, first-time home buyers purchase
homes per year.
Accomplishments: During the reporting period, a total
of 56 first-time homebuyers were assisted. Trending
analysis confirms that it would be appropriate to revise
the new 5-year goal to assist 12 homebuyers per year,
primarily based on the reduced availability of affordable
homes in the community.
Proposed Changes: It is anticipated that over the
planning period, greater emphasis will be given to
providing assistance to lower-income households.
Neighborhood revitalization efforts will emphasize
increasing homeownership opportunities within the
targeted neighborhoods. .
Housing Element 47
~
4.2 ACTIVITY: Develop master plans for the
Parkview and Martin Luther King Jr.
neighborhoods.
Accomplishments: Neighborhood revitalization plans
were completed for the Parkview Neighborhood in
January 2001 and the MLK, Jr. Neighborhood in
February 2003.
GOAL H5: ACT AS A CATALYST FOR INCREASED
PRIVATE INvESTMENT IN TIlE COMMUNITY.
5.1 ACTIVITY: Support neighborhood
revitalization efforts through the
participation of 6 to 10 Section 8 landlords
annually.
Accomplishments: It was the intent of RHA staff,
together with Code Enforcement staff, to develop
standards which would exceed HUD's housing quality
standards (HQS) for Section 8 rental units located in
neighborhoods targeted for revitalization. Housing and
Code Enforcement staff met numerous times in an
attempt to develop these standards, which were
referred to as the HQS Plus Program. After careful
consideration, it was decided that the owner-investor
incentives developecl in the Rental Renaissance
Program would adequately serve all landlords, including
those Section 8 participants, rather than develop a
separate set of inducements for the proposed HQS Plus
Program. To date, participation figures for the Rental
Renaissance Program developed for the incentive
package offered in target neighborhoods (described
previously under Activity 1.2) clearly demonstrate
active participation by Section 8 landlords, along with
other rental investment owners, to upgrade their
properties.
5.2 ACTIVITY: Acquire, assemble, and develop
key parcels in the Parkview Neighborhood
and other target neighborhoods needed to
implement the master plan(s).
Accomplishments:
Parkview. In January 2003, the Agency completed
the acquisition of 28 parcels of land totaling over
17 acres within the Parkview Neighborhood. These
properties were identified as key to the revitalization
activities and will be utilized for several important
projects in the Neighborhood, including two new
single-family subdivisions and a mixed-use project along
48 City of Redding Housing Element 2003-2008 General Plan Update
.~
the frontage of Park view Avenue. It is anticipated that
development of these projects will occur over 1-3 years
and will result in the construction of approximately
86 dwellings.
MLK, Jr. In January 2004, the City acquired 4 vacant
parcels, totaling 1.85 acres in the southern portion of
the neighborhood. It is anticipated that these parcels
will be merged and re-subdivided to accommodate the
development of 4-6 new single-family homes for
purchase by lower-income homeowners. A request for
proposals will be circulated to assist in the selection of
a developer interested in partnering with the City on
this project.
Downtown. In October 2003, following a competitive
Request for Qualifications process, the Redding
Redevelopment Agency selected LINC Housing, Inc.
to identify sites in the Downtown area that are
available for residential development and to conduct an
economic and financial feasibility analysis on the same.
The LINC study is anticipated to be completed in
mid-2004. It is anticipated that acquisition and
development of the most likely sites will occur during
the upcoming planning period.
GOAL H6: IDENTIFY AND ADDRESS TIlE HOUSING
NEEDS OF SPECIAL POPULATION GROUPS WITIIIN TIlE
COMMUNITY.
6.1 ACTIVITY: Educate the public about fair
housing law, including antidiscrimination
regulations.
Accomplishments: Since 1998, it has been the policy of
the City to maintain and support educational outreach
to the public, real estate, and lending and property
management companies in the promotion of fair
housing activities and the reduction of impediments to
fair housing choice. Outreach activities include public-
service announcements, referral services, display booths
at local exhibitions, public notices, provision of website
information, and co-partnership with Legal Services of
Northern California (LSNC) for annual fair housing
workshops.
6.2 ACTIVITY: Assist in the provision of shelter
and services to the area's homeless
population.
Accomplishments: Initiated in 1999, the local
Continuum of Care Council (CoCC) , comprised of area
November 4. 2004
.
providers of services to the homeless population, meets
on a regular basis to coordinate and collaborate in the
provision of homeless services throughout the
community. Key responsibilities include prevention
and outreach, emergency shelter services, transitional
housing, healthcare and assessment, case management
and supportive services, access to mainstream
resources, and the development of permanent
supportive housing. The CoCC facilitates year-round
planning, coordination of services, access to funding
resources, and ongoing data collection and survey
information to evaluate local performance.
Activities continue to flourish and establish a base for
the local CoCC in addressing both chronic
homelessness and other priority areas. In the past year,
the local CoCC has taken the following specific actions
to address homelessness:
~ Faith WORKs was awarded $424,624 in HUD SHP
funds and $1 million in local redevelopment dollars
to construct 12 new transitional housing units for
homeless families with children.
~ Consistent with HUD's goal to promote census
capacity and tracking of clients, CoCC completed a
one-year survey for calendar year 2003 to obtain an
unduplicated count with demographic information
of homeless and "at-risk" households in the
community.
~ Completed development of a CoC website which
has been online since June 2002, offering local
homeless service information. This and other
information is shared with other Continuum
jurisdictions up and down the California north
valley.
~ Increased CoCC membership from 16 to
24 members, representing a wide cross section of the
community. New members include representation
from health services, the educational community,
restorative justice, and a neighborhood-based
organization.
~ Completed an annual community needs assessment
in February 2004. Homeless service providers, local
agencies, and the public-at-Iarge were invited and
asked for input regarding homelessness issues-in
particular, a prioritization of community needs for
funding availability.
November 4, 2004
.
~ Funding from the City of Redding and Shasta
County was provided to assist the People of Progress
organization with purchase of software and scanning
equipment for the CoC survey data collection
process.
~ Updated the data collection system for greater
efficiency by converting from computer hand-entry
to scanning software, including expanded
information from the survey form.
~ The People of Progress was funded with $15,000 in
CDBO funds to provide for emergency assistance to
homeless persons to help pay overdue rent and
utility bills.
~ Veterans Recovery Project was awarded $10,000 in
CDBO funds to assist with computer training for
homeless veterans residing at the new transitional
housing site.
~ Shasta County Women's Refuge Shelter Facility
received $36,823 in CDBO funds to help shelter
battered and abused spouses and their children.
~ The Family Service Agency received $25,000 to
help with basic support for runaway youth, homeless
youth, and youth in crisis.
6.3 ACTIVITY: Continue to provide rental
assistance to persons with mental,
developmental, or physical disabilities to
enable them to live independently in the
community.
Accomplishments: As mentioned earlier, the RHA was
successful in a competitive process which resulted in
the receipt of 34 additional vouchers and certificates
targeted to meet the housing needs of persons with
disabilities. Due to changes in the application process,
the RHA has not submitted additional applications for
funding. However, the housing options for the elderly
and disabled members of our community have been
augmented by the continuing efforts of the City and the
Agency in partnership with nonprofit organizations in
developing several projects utilizing HUD primary
construction resources as well as local funding.
Whispering Oaks (a lO-unit site) and Della Williams (a
21-unit complex) provide housing for adults with
severe and persistent mental illness. A 17 -unit
complex, Wilshire Place, houses developmentally
disabled adults.
Housing Element 49
,~
6.4
ACTIVITY: Secure project~based subsidies
for a to~be~developed affordable housing
project to ensure continued affordability of
housing to the frail elderly population.
Accomplishments: It was anticipated that in 1999, at
the conclusion of the HOPE for Elderly Independence,
the RHA would help to secure project~based subsidies
to ensure continued affordability to the frail elderly
population. The project~based assistance would be in
addition to those families already assisted, since only
the supportive service component was eliminated, not
the rental assistance. However, as negotiations moved
forward with a local nonprofit, the addition of project-
based subsidies to the tax-credit project site was
deemed not feasible. The nonprofit did complete its
project and continues to provide affordable housing for
24 frail elderly households.
50 City of Redding Housing Element 2003-2008 General Plan Update
~
GOALH7: PROMOTE ACHIEVEMENT OF ECONOMic
SELF~SUFFICIENCY FOR ALL PROGRAM
PARTICIPANTS.
7.1 ACTIVITY: Assist all participants to achieve
the highest possible level of self~sufficiency
and economic independence.
Accomplishments: Since the last update of the Housing
Element, the Family Self-Sufficiency Program (FSS) has
undergone one major change. HUD issued regulations
allowing a housing authority to reduce its program by
the number of each successful graduate. The RHA top
enrollment into the Program was 94. Due to the
number of successful graduates, the RHA will continue
to maintain a program of at least 50 participants for the
foreseeable future. The FSS Program continues to be
the best path to ensure a level of self-sufficiency.
Program participants continue to attend workshops and
meetings which provide information for self-
development. These supportive services, coupled with
funds earned in their individual escrow accounts, help
ensure success. During the period of January 1999
through December 2003, $189,000 has been dispersed
to successful FSS graduates.
November 4, 2004
.
. ,~' -'
GOALS AND POLICIES
Housing Element Law requires that a community set
forth in the housing element a statement of its goals
and policies relative to the maintenance, improvement,
and development of housing. This section identifies
seven primary goals and related policies. These goals
and policies will serve to guide the actions of the City
of Redding over the next planning period in regard to
its identified housing needs.
GOAL
PRESERVE AND IMPROVE THE
EXISTING HOUSING STOCK
H1
-
Policies to achieve this goal are to:
HIA. Encourage the private rehabilitation of
housing.
HIB. Develop and maintain effective housing
rehabilitation programs funded through
Federal, State, and local funding sources.
HIe. Support effective code enforcement activities
in existing residential neighborhoods.
-
GOAL
FACILITATE THE CREATION OF NEW
AFFORDABLE HOUSING
OPPORTUNITIES
H2
Policies to achieve this goal are to:
H2A.
Develop and maintain efficient and effective
Rental Assistance Programs.
H2B.
Develop and maintain funding sources for new
affordable housing development.
November 4. 2004
.
H2e. In accordance with State law, provide density
bonuses and other incentives as cost-saving
development concessions to encourage the
private development of affordable housing.
H2D. Develop working partnerships with other
community providers of housing services in
order to increase affordable housing
opportunities.
H2E. Develop and maintain funding programs that
are responsive to identified community housing
needs.
H2F. Ensure that adequate residentially classified
lands at all density levels are identified on the
General Plan Diagram and zoned appropriately
to meet existing and projected housing needs.
H2G. Continue to permit "second dwellings" as a
viable means of providing affordable housing.
H2H. Promote infill development where adequate
public services exist.
GOAL
SUPPORT CREATIVE REUSE OF
EXISTING FACILITIES AND LAND
. H3
Policies to achieve this goal are to:
H3A. Support opportunities and partnerships that
leverage outside resources along with public
funds to accomplish reuse/redevelopment.
H3B. Develop, maintain, and periodically update an
inventory of existing structures, as well as
vacant or underutilized land which would be
appropriate for. specialized residential uses
(i.e., shelters, group homes, etc.).
H3e.
Use redevelopment powers or
appropriate mechanisms to acquire
assemble sites for residential purposes.
other
and/or
Housing Element 5 I
~
GOAL
ENHANCE THE QUALITY OF LIFE
WITHIN RESIDENTIAL
NEIGHBORHOODS
H4
Policies to achieve this goal are to:
H4A. Promote and encourage homeownership for all
income levels and utilize available Federal,
State, and local resources to achieve this end.
H4B. Support neighborhood-based efforts such as
community-oriented policing, neighborhood
clean-up drives, and watch programs.
H4C. Develop and maintain programs that support
the development of culturally diverse,
integrated, safe, healthy, and attractive
neighborhoods.
H4D. Develop neighborhood strategic plans for
target neighborhoods.
H4E. Implement comprehensive redevelopment
programs for each target neighborhood using
the strategic plans as framework.
GOAL
ACT AS A CATALYST FOR INCREASED
PRIV ATE INVESTMENT IN THE
COMMUNITY
H5
Policies to achieve this goal are to:
HSA. Identify opportumtles for new private
investment in targeted neighborhoods.
HSB. Encourage and promote the development of
projects that leverage housing funds into
needed public improvements and
infrastructure. Where feasible, these efforts
should help facilitate mixed-use and economic
development objectives of the General Plan.
HSC. Develop incentive package for landlords
participating in the Section 8 program to
encourage unit upgrade and ongoing high-
quality maintenance of Section 8 rental units.
52 City of Redding Housing Element 2003-2008 General Plan Update
~',
IDENTIFY AND ADDRESS THE
HOUSING NEEDS OF SPECIAL
POPULATION GROUPS WITHIN THE
COMMUNITY
GOAL
H6
Policies to achieve this goal are to:
H6A. Develop and maintain programs that ensure a
wide range of housing choices to all in the
community.
H6B. Develop and maintain effective linkages with
community service providers to special
populations.
GOAL
PROMOTE ACHIEVEMENT OF
ECONOMIC SELF-SUFFICIENCY FOR
ALL PROGRAM P ARTICIP ANTS
H7
Policies to achieve this goal are to:
H7 A. Support program efforts that assist in the
elimination of barriers to economic self-
sufficiency.
H7B. Support program efforts that are "hand-up"
rather than "hand-out" oriented.
GOAL H8 Maintain the affordability of rental
housing occupied by lower,income households.
H8A. Work with owners of subsidized rental housing
and nonprofit organizations to maintain the
affordability of such housing to low-income
occupants.
H8B. Maintain the afford ability of older,
nonsubsidized rental housing occupied by low-
income renters through rehabilitation
assistance to rental property owners (see also
Policy HIB.
November 4, 2004
.
, .'
-
--
-
2003-2008 ACTION PROGRAM
. --.
IMPLEMENT A TION PROGRAMS AND
QUANTIFIED OBJECTIVES 2003--2008
The following section sets forth the schedule of actions
the City of Redding is undertaking or intends to
undertake within the current planning period in order
to implement the previously listed policies and achieve
the community's stated housing goals. Included within
most action/program descriptions is a quantified
objective, which the City anticipates being able to
accomplish over the planning period; a description of
anticipated funding levels and sources; and other
information pertinent to the specific activity.
Table 19 is a summary of the number of units expected
to be constructed, rehabilitated, or conserved through
implementation of the activities described in this
section over the planning period.
e
~ Federal CDBG Funds. The Community
Development Block Grant program was created by
Congress in 1974 to permit local government to
devise flexible and constructive approaches to
prevent and/or correct physical, economic, and
social deterioration. The program is directed toward
neighborhood revitalization, creation of housing
opportunities, economic development, and the
provision of improved community facilities and
services. Activities funded through this source
must meet one of the following three national
objectives: (1) primarily benefit lower-income
persons, (2) eliminate slums or blight, or (3) meet
other urgent local community development needs.
The City is considered an "entitlement" community
by HUD for this program. This means that CDBG
funding is received by the City on a formula basis
and does not require a competitive application.
Approximately $1 million annually is available from
this source.
~ Federal HOME Funds. The HOME program was
included as part of the Cranston-Gonzalez National
Affordable Housing Act of 1990. The legislation
TABLE 19
r..:~:.: ,,{~,; ';"? ,',' ,;..,;~t'/;I,~ .':";:":"-';J~~~~~~ """,,:,;,',::,~;','.' ,j:;~,5,:','.,~:,;,,',:~.:,:,,~'3,_~,,~.:l"!',~,.~;j".'.)." H..... '" ...' ... _'P""""'I
n"/;/ .... ::S~:OF):I~jr"'~f';!lh ,.HOOS$:.A.cnVl1lES 2003-2008
Type
# Units
'With Program
Assistance
Housing New Construction
Housing Rehabilitation
Housing Conservation
250
225
576
In order to achieve the stated quantified objectives, the
City will utilize funding from a variety of sources. The
current funding sources utilized by the City on a regular
basis for its housing activities include Federal
Community Development Block Grant (CDBG) funds,
Federal Home Investment Partnerships (HOME)
program funds, Federal Section 8 funds, and local
redevelopment Low- and Moderate-Income Housing
Set-Aside Funds. The combined total available from
these sources is approximately $8,500,000 annually. A
brief description of these sources follows.
November 4, 2004
Affordlable to:
Very Low Low Mod Above
200 50 0 0
150 75 0 0
243 333 0 0
authorized funding to State and local governments
to provide incentives to develop and support
affordable rental housing and homeowners hip
opportunities. Eligible activities include: real
property acquisition, rehabilitation, and
construction of affordable housing. Di.stribution of
HOME funds is by formula, based upon a variety of
measures, including local housing market factors,
local housing stock conditions, cost of producing
housing in the local market, and extent of poverty in
the community. Between 1992 and 2002, the City
chose to compete on a statewide basis for a larger
portion of HOME funds than it would have received
Housing Element 53
~
, '
as an entitlement community. The City was
successful on each of its applications and received
approximately $1 ,000,000 annually from this source.
In 2003, the City converted to Participating
] uris diction (PJ) status to obtain greater program
flexibility and autonomy. Annual HOME funding
as a P] is anticipated to be $623,000. The
Redevelopment Set,Aside Fund has provided the
required 25 percent local match since the inception
of the program.
· Federal Section 8 Funds. These funds make up the
largest portion of funds available to the City for
housing purposes. However, the funds are restricted
for the administration of the Section 8 Program and
direct rental assistance payments on the
1,526 Section 8 rental subsidies administered
through the Redding Housing Authority.
Approximately $6.03 million is available annually
through this program. Administrative funds total
approximately 15 percent of the funds available. To
the extent that administrative costs do not total the
full 15 percent, the excess funds are able to be
utilized on other types of housing activities. It is not
anticipated that excess administrative funding will
be available over the planning period.
· Redevelopment Set,Aside Funds. State law requires
redevelopment agencies to provide a minimum of20
percent of their tax-increment income to increase,
improve, and preserve affordable housing
opportunities for low, to moderate,income persons.
Approximately $1.7 million in funding for housing
is generated annually as part of the Redevelopment
Agency's tax,increment income. The Redding
Redevelopment Agency oversees the allocation of
these monies.
In 2002, in order to maximize the amount of funds
available, the Redding Redevelopment Agency
issued $9.5 million in taxable and tax,exempt bonds
secured by a ponion of its Set' Aside Fund.
In 1999, the Redding Redevelopment Agency made
the decision to prioritize the use of its Set,Aside
Fund for activities within specific target residential
neighborhoods. Since then, the Downtown,
Parkview, and MLK, Jr. Neighborhoods have been
the subject of extensive revitalization planning,
resulting in the adoption of neighborhood
revitalization plans for each. It is anticipated that
over the planning period, the majority of the
54 City of Redding Housing Element 2003-2008 General Plan Update
/',
Agency's Set-Aside Fund will be dedicated to the
elimination of blight within these neighborhoods.
To the extent sufficient funding is available, housing
activities outside the target neighborhood will also
be supported. A variety of housing activities will be
undertaken, including acquisition, rehabilitation,
demolition, construction, conservation, and
development of housing units.
'. D
The anticipated activities and expenditure levels are
detailed within the Agency's adopted
Implementation Plans for the planning period
2000-2004 and are summarized as follows:
· Homeownership Assistance-estimated
$2.2 million (includes program income).
· Affordable Housing Deve/opment-estimated
$2 million.
· Neighborhood Revitalization-es tima ted
$3.4 million (includes all activities within
targeted neighborhoods).
· Other Activities-estimated $1.25 million.
GoAL HI:
PRESERVE AND IMPROVE THE
EXISTING HOUSING STOCK
(See also Activities 4.2, 5.1)
1.1 ACTIVITY: Moderate/Substantial
Rehabilitation-Owner,Occupied Units
Description: Rehabilitation loans are available to
owner-occupants citywide. These loans are made
directly to the homeowner at an interest rate of
3-5 percent and may be amortized or deferred
depending upon the owner's circumstances. Eligible
activities include basic code-related repairs;
weatherization improvements; and site
improvements, such as curbs, gutters, and sidewalks,
as well as some general property improvements. The
CDBG,funded rehabilitation activity was established
in 1975, with Redevelopment Set,Aside Funding
added in 1987 and HOME funds in 1992. Other
Federal, State, and local funding is utilized as it is
made available. Approximately 913 homes have
been rehabilitated to date through this activity.
Objective: To rehabilitate 15 single-family homes
per year. Of these, approximately 3 (14 percent) are
November 4, 2004
.
. ." .
anticipated to be very low-income homeowners and
17 (86 percent) are anticipated to be low-income
homeowners.
Funding/Administration: FY 2003-04 funding for
the activity comes from CDBG ($240,000) and
HOME ($121,718). The CDBG fund consists of
amortized payments and lump sum payoffs on
existing CDBG rehabilitation loans. Redevelopment
funding is anticipated to be the primary source of
funds for rehabilitation activities within the target
neighborhoods. It is not anticipated that other
sources of funding for homeowner rehabilitation will
be available during the planning period. Local
administration is through the City's Housing
Division.
1.2 ACTIVITY: Moderate/Substantial
Rehabilitation-Rentals Units
Description: Rehabilitation of the community's
existing rental stock is accomplished through several
different initiatives. Owner-investors may access
low-interest financing for upgrading rental units
occupied by lower-income tenants. Long-term
affordability covenants are recorded on the assisted
properties to ensure affordability into the future.
Approximately 214 units throughout the city have
been rehabilitated under the current HOME-funded
program. Since implementation of the program in
1993, over $4.9 million in loans have been
committed, along with over $554,789 in private
funding. Funding is also available to assist in the
acquisition of rental units, with or without
subsequent rehabilitation, in return for long-term
affordability. Redevelopment Set-Aside Funds can
be combined with HOME funds for this purpose.
Nonprofit organizations providing permanent or
transitional living opportunities may also utilize the
existing funding.
Objective: To rehabilitate 20 rental units per year.
Of these, approximately 11 (53 percent) are
anticipated to be occupied by very low-income
households and 9 (47 percent) by low-income
households.
Funding/Administration: Local administration of
the activity is through the City's Housing Division.
As described above, both HOME and
redevelopment funding are available.
November 4. 2004
.
1.3 ACTIVITY: Minor Rehabilitation-All Units
Description: In 1996, the City's two small
rehabilitation grant programs were consolidated into
the Emergency Repair Program (ERP). The current
program provides an unsecured loan at 3 percent
interest, up to a maximum of $2,500, to very low-
income households on a one-time basis. Eligible
repairs must be connected to basic health and safety
issues. The program can be utilized for needed
repairs to owner-occupied, conventional dwelling
units; mobile homes; or rental units. Approximately
211 units have been repaired under these efforts,
132 of these since 1992. In 1999, the City modified
the renter's accessibility-improvements component
I
by eliminating the landlord's match requirement in
exchange for a five-year occupancy control. Of
similar significance, the City also created a
"handyman" minor repair program for low-income
seniors in August 2000 that is widely used and
popular throughout the community.
Objective: To rehabilitate a minimum of 8 ERP
units per year and complete a minimum of 80 senior
repairs. It is anticipated that 90 percent of these will
be very low-income households.
Funding/Administration: Current funding for this
effort is through the CDBG program
(2003-$20,000). The activity is administered by
the City's Housing Division.
1.4 AcTIVITY: Code Enforcement
Description: The Redding Municipal Code provides
for City abatement of hazardous properties/
structures through a multiphased hearing process.
For residential properties, the goal is to restore units
to a livable condition if at all possible. Upon
initiation of the abatement process, owners are
instructed to cure subject properties/structures of
the hazardous conditions. Ultimate action by the
City upon noncompliance of the owner is to remove
the offending structure or condition from the
property. The great majority of code enforcement
cases are able to be resolved prior to demolition of
the structure by the City.
Objective: To minimize the number of dwellings
demolished through. the abatement process by
working closely with property owners and to provide
program assistance where appropriate and available.
Housing Element 55
,~
Funding/Administration: The code enforcement
activity is administered by the Code Enforcement
Section of the City's Building Division and by the
City Attorney. Funding for the citywide effort is
through the City's General Fund. The CDBG
program and Redevelopment Set-Aside Funds
contribute toward an accelerated code enforcement
effort in the City's target neighborhoods.
1.5 ACTIVITY: Conservation of At~Risk Units
Description: During the 10-year planning period
2003-2013, 362 affordable units are at risk to
convert to market-rate nonaffordable housing.
During this time, the Redding Housing Authority's
1,502 Housing Choice Vouchers, along with
24 Moderate Rehabilitation project-based subsidies,
will be utilized as the main resource in conserving
these affordable units in the community. At this
time, those sites identified in Table 1, Inventory of
Low-Income Rental Units in the City ofRedJing Subject
to Termination of Federal Mortgage and/or Rent
Subsidies by July 2013, are planned to continue
providing assisted housing at those locations.
However, in the event of unforeseen changes, the
RHA would work with HUD to convert those sites
to Housing Choice Vouchers in order to protect the
affected households by preserving their affordable
rents.
Objective: To conserve 362 affordable rental units.
The City will develop an early warning system and
monitor at-risk units through interaction with the
affordable complexes' project managers and owners.
This will be done in order to establish which
affordable housing units may convert to market rate
units. To accomplish this, property owners will be
contacted on an annual basis to confirm program
participation. Any property at risk will be assessed
and identified for preservation assistance. The City
will identify possible funding resources that could be
used to preserve at-risk units. The City will respond
by contacting owners regarding any Federal and/or
staff notices, including Notice of Intent to Prepay,
owner Plans of Action, or Opt-Out notices filed on a
project within the City's jurisdiction and discuss
opportunities and possible City preservation efforts.
Funding/Administration: The activity will be
undertaken by the City's Housing Division. See
discussion in the COMMUNI1Y PROFILE, Affordable
56 City of Redding Housing Element 2003-2008 General Plan Update
.~
Housing Units Eligible to Convert to Open Market
During 2003-2013, regarding several possible
funding sources for activity.
" D
GoAL HZ:
FACILITATE TIIE CREATION OF NEW
AFFORDABLE HOUSING
OPPORTUNITIES
(See also Activity 4.1)
2.1 ACTIVITY: Development of New Affordable
Rental Units
Description: The City will continue to actively
support the development of new affordable multiple-
family housing units throughout the community,
with a priority on new development occurring
within its target neighborhoods.
On most projects, the City/Agency actively partners
with both for-profit and nonprofit housing
developers in order to accomplish its housing goals.
Partners on past and present development projects
include Northern Valley Catholic Social Services;
Mercy Housing, Inc.; Community Housing
Improvement Program, Inc.; FaithWORKS
Community Coalition, Inc.; Resources for Rural
Community Development; Community
Revitalization and Development Corp.; Wesley
Neighborhood, Inc.; Southern California
Presbyterian Homes; Christian Church Homes, Inc.;
and Habitat for Humanity Shasta Cascade.
Objective: To facilitate the development of 50 new
units of multiple-family housing affordable to lower-
and moderate-income households annually. It is
anticipated that all development will be in
conjunction with either a for-profit or nonprofit
development partner. The City will continue its
ongoing outreach to nonprofit and other providers
as potential projects in the target neighborhoods are
identified.
Funding/Administration: The Redevelopment
Agency's Low- and Moderate - Income Housing Set-
aside Fund is the most common source of local
financial assistance to affordable projects
supplemented, as funding is available, with Federal
HOME and CDBG funds. Several other State and
Federal programs are also currently available,
specifically designed to assist affordable rental
construction projects. The City will continue to
November 4, 2004
.
I, (.
endorse the development of new multiple-family
dwellings under programs, such as HUD's 202 and
811 programs, in order to expand the availability of
affordable rental housing in the community. Federal
tax credits for eligible low-income rental housing
projects are currently available by application to the
State Mortgage Bond Allocation Committee.
Strong consideration is given to projects which
target special groups, such as large families,
homeless, or the at-risk population.
Private lenders have also developed several new
types of financing that can be accessed for affordable
housing projects. Many bankers have joined
together in lender consortiums, specifically to fund
projects that would not be able to access standard
sources of funds due to affordability requirements,
higher levels of risk, lower cash flow, etc.
The administration of these efforts will be through
the City's Redevelopment and Housing Divisions.
2.2 ACTIVI1Y: Partnerships with Local
Nonprofit Housing Development Entities
Description: The City actively partners with a
number of nonprofit housing service providers in
order to accomplish its housing goals. During the
upcoming planning period, it is anticipated that
these organizations will undertake a variety of
activities to increase the availability of affordable
housing in the community. These efforts include
acquisition of existing housing units, development of
new housing units, and the provision of
homeowners hip opportunities. Partnerships with
appropriate organizations will allow limited
resources-both staff and money-to be maximized.
Objective: To enter into mutually beneficial
partnerships with a wide range of housing providers
serving a broad spectrum of the community. This
effort may include supporting grant applications,
identifying available sites for housing development,
and City involvement in the development of such
sites. The City will continue ongoing outreach with
nonprofit providers as potential projects are
identified to solidify partnerships as early in the
planning and development process as possible.
Funding/Administration: These groups will pursue
development and administrative funding from all
appropriate local, State, Federal, and private
November 4.2004
.
sources. Each entity will administer its individual
projects.
2.3 AcTIVI1Y: HUD Section 8 Rental
Assistance Program
Description: The HUD Section 8 Rental Assistance
Program provides direct rental assistance to very
low-income individuals and families. Assistance is
offered to eligible applicants based on their date and
time of application. City of Redding residents are
offered assistance before all other residents. In
addition, preference is provided for veterans and
local households displaced through government
actions.
Objective: To maintain a lease-up rate between 95
and 100 percent of allocated subsidies. With the
Board of Commissioners' consent, the RHA will
apply for additional vouchers if vouchers become
available under a Notice of Funding Availability.
Funding/Administration: Funding is received
directly from HUD for the rental subsidy paid on
behalf of eligible participants. Local administration
of the program is through the Redding Housing
Authority. The 2003-04 budget for the RHA is
$5.5 million. A total of 1,526 rental subsidies is
currently administered by this office, and
345 project-based rental subsidies are administered
directly by HUD. The RHA has experienced
continuous growth over the past several years.
2.4 ACTIVITY: NewConstrnctionofOwnership
Units
Description: As part of the neighborhood
revitalization effort, the City and the Agency have
set a high priority on. the development of quality
new single-family ownh-occupied units within the
target neighborhoods. In 2001, with the adoption of
the Parkview Strategic Neighborhood Revitalization
Plan, homeowners hip was identified as an important
stabilizing factor within residential areas. The MLK,
Jr. Neighborhood Revitalization Plan echoed the
same concept. In both MLK, Jr. and Parkview
Neighborhoods, homeowners hip levels were
documented to be some of the lowest in Redding. It
is the City and Agency's belief that increasing the
number of homeowners within the target areas is
vital to the success of ,the redevelopment process.
Housing Element 57
!~
To this end, the City and Agency will support,
through several program designs, the development
of new homes in these neighborhoods. It is the City
and Agency's goal to assist both private and public
entities to undertake development of new single-
family for-sale units. An infill construction loan
program for small developers is currently available in
these neighborhoods, as well as an infill self-help
construction program. These two activities support
development of affordable ownership units on infill
lots within the target neighborhoods. During the
planning period, the City and Agency also anticipate
participating with private developers interested in
undertaking subdivision-level development within
the target neighborhoods.
Objective: To facilitate the development of
180 new ownership units in the target
neighborhoods over the planning period by seeking
out both for-profit and not-for-profit developers to
assist in housing construction as opportunities, such
as land consolidation by the City, present
themselves.
Funding/Administration: It is anticipated that the
Redevelopment Set-Aside Fund will be the primary
source of local public financing for the new
development efforts. Private financing through
several of the local lending institutions will also
contribute to the construction financing with long-
term conventional mortgages secured separately by
the home purchasers. The administration of the
activities will be through the City's Redevelopment
and Housing Divisions.
2.5 Activity: Provide Incentives for the
Development of Affordable Housing Units
Description: Among the numerous impediments to
the development of affordable housing is the time it
takes to process development applications and the
cost of various impact fees (i.e., sewer, water, traffic,
etc.) required by the City of Redding. Reducing
time delays and costs can, under certain
circumstances, allow a project to be constructed
that would otherwise be abandoned.
Objective: To evaluate the appropriateness of
establishing the following programs as a means of
facilitating the development of affordable housing.
This task is to be completed in fiscal year
2005-2006.
58 City of Redding Housing Element 2003-2008 General Plan Update
,~,
~ Giving zoning and building permit priority for
new housing developments proposed for low-
and very low-income individuals.
<, "
~ Reducing impact and/or other City fees, either
citywide or as an incentive for infill
development.
Funding/Administration: No additional funding
will be required to evaluate the appropriateness of
this activity.
GoALH3:
SUPPORT CREATIVE REUSE OF
EXISTING FACILITIES AND LAND
(See also Activities 1.5, 2.2, 4.2, 5.2)
3.1 ACTIVITY: Develop Inventory of Vacant
Land and Sites Suitable for Reuse
Description: Typically, as part of the City's
neighborhood revitalization planning, vacant or
underutilized land is identified, and within the scope
of the neighborhood master plan, alternative uses
may be proposed. The master plans are developed
utilizing extensive community involvement to
identify neighborhood deficiencies and potential
opportunities for revitalization. Following plan
adoption, the City will assist in the promotion of the
identified investment opportunities to the
development community in order to facilitate the
revitalization effort.
Objective: To stimulate additional private
investment in targeted neighborhoods through the
identification of vacant land and sites suitable for
reuse. The vacant and underutilized site analyses
will be undertaken for each target neighborhood
(see Activity 4.2).
Funding/Administration: The development of the
targeted neighborhood master plans is overseen by
the Housing Division, Redevelopment Agency,
and/or the Planning Division.
3.2 ACTIVITY: Support Creative Reuse of
Existing Facilities and Land
Description: This task is targeted to providing an
assessment of the condition of the housing stock in
Redding for the purpose of identifying the potential
need for housing rehabilitation programs or
strategies, particularly for low- and moderate-income
November 4, 2004
.
. (.
rental housing and owner-occupied housing. The
proposed approach is to conduct an initial screening
by conducting a GIS analysis oflOOO Census data at
the block group level, analyzing such factors as
concentrations of older housing that is likely to be in
need of rehabilitation and housing lacking basic
facilities, showing evidence of overcrowding, etc.
Through a .contract with an urban development
consultant, a screening will be conducted using its
own in-house GIS software and data from the 2000
U.S. Census. Then the consultant will cross-check
this information with any current information that
may be available from local City building officials
regarding hazardous housing conditions/citations.
This includes information on any concentration of
homes containing lead-based paint, homes with
deferred maintenance, and/or areas with higher
concentrations of low- and moderate-income
households. Based on this information and in
discussion with City staff,. the consultant will
develop a targeted windshield-survey methodology
to document housing conditions in areas within the
City deemed likely to have disproportionate housing
rehabilitation needs. To control costs, this task will
employ a sampling approach, whereby the
consultant will use data regarding conditions for
limited residential areas deemed to be representative
oflarger areas to infer overall housing conditions. It
is estimated that approximately 600 housing units
will be surveyed.
The product of the task will be a map of areas with
housing rehabilitation needs, as well as tabular data
indicating the approximate number of housing units
in need of rehabilitation and replacement, and the
types of housing problems identified.
Objective: To provide updated information
regarding the condition of the community's housing
stock. This activity will be completed in
FY 2004-2005.
Funding! Administration: Funding for this program
is through the City's Community Development
Block Grant Program. Local administration is by the
City's Housing Division.
November 4, 2004
.
GoAL H4:
ENHANCE THE QUALITY OF LIFE
WITHIN RESIDENTIAL
NEIGHBORHOODS
(See also Activities 1.1, 1.2, 1.3, 1.4,2.4,5.1,
5.2)
4.1 ACTIVITY: Increase Homeownership
Opportunities
Description: Since July 1988, with the
implementation of the Downpayment Assistance
Program (DAP), the City has recognized the need
for homeownership assistance for eligible first-time
homebuyers. The existing program offers assistance
with the downpayment required when purchasing a
home. Eligible participants must be first-time
homebuyers buying a home in the City of Redding
and be moderate-income or less. Assistance is in
the form of an equity-sharing mortgage recorded as
I
a second lien on the newly purchased property.
Since 1988, approximately 466 families have been
able to purchase their first home utilizing this
program. Since 1988, approximately $ 7.5 million in
loans has been expended. All payoffs on existing
DAP loans go into a revolving loan fund in order to
be utilized in support of City housing activities.
Even though mortgage interest rates are at an all-
time low, DAP loan assistance is needed by most
lower-income homebuyers because the cost to
purchase a home has increased substantially. It is
anticipated that DAP assistance will continue to be
available for these households throughout the
planning period. For the future, homeownership has
been identified as an important tool to be utilized in
the stabilization of older, declining neighborhoods.
Over the planning period, the current efforts will be
intensified in selected target neighborhoods in order
to increase the number of owner-occupants residing
in these neighborhoods. Additionally, increasing
homeowners hip among special population groups-
such as the disabled, who have historically been
renters-will be pursu~d over the planning period.
Additionally, the DAP effort has been expanded to
include several variations of the original program.
Housing Element 59
~,
These include the Homeownership Assistance
Program (HAP), a home purchase program that
targets disabled households participating through
the FannieMae HomeChoice mortgage program and
DAP Plus, offering first-time homebuyers additional
financial incentives if they purchase within one of
the City's target neighborhoods.
Objective: To assist 12 low- to moderate-income,
homebuyers to purchase homes per year.
Funding/Administration: Current funding for DAP
activities is through the Redevelopment Housing
Set-Aside Fund and HOME. The program is locally
administered by the City's Housing Division staff.
4.2 ACTIVITY: Target Neighborhood Master
Planning
Description: In support of the stated General Plan
goal of preserving and improving existing residential
neighborhoods, in 1999, the City and Agency began
the development of neighborhood revitalization
strategies, or "master plans. " To date, plans have
been developed for three of Redding's older
neighborhoods: the Parkview Neighborhoodj the
Martin Luther K;ing, Jr., Neighborhoodj and
Redding's Downtown. The development of the
plans involved a high level of community
participation, both in the identification of
neighborhood deficiencies and in the development
of potential solutions. All three of these plans are
now in the implementation phase. Over the
planning period, it is anticipated that additional
neighborhoods may be identified as appropriate for
similar designation as a target area.
Objective: As warranted, to undertake the
development of neighborhood plans for one to two
identified neighborhoods during approximately
FY 2005-06 and FY 2006-07.
Funding/Administration: The development of any
targeted neighborhood plans will be overseen by
staff in the Housing Division and Redevelopment
Agency.
4.3 ACTIVITY: Target Neighborhood Incentive
Package
Description: In conjunction with the adoption of
the Parkview Neighborhood Strategic Revitalization
60 City of Redding Housing Element 2003-2008 General Plan Update
~
Plan in 2000, the City approved a package ~f
financial incentives designed to encourage private
investment in the target neighborhoods. The
package consists of enhancements to several existing
programs as well as new programs available only
within the target neighborhoods. The intent is to
provide financial assistance to those property owners
who desire to participate in the revitalization of their
neighborhood. Programs within the package include
below-market-rate rehabilitation loan assistance for
both homeowners and rental property ownerSj
painting grants; downpayment assistance loans for
first-time homebuyers wanting to purchase homes in
the neighborhoods; lease-option assistance to
encourage homeowners hip; and construction loans
for residential development on infilllots. Many of
the programs feature forgivable loan portions;
minimal interest; flexible repayment/amortization
terms; minimal owner-contribution requirements;
and flexible underwriting.
., D
Objective: To provide an incentive for existing and
future property owners within the target
neighborhoods to participate in the neighborhood
revitalization process as allowed by available
funding.
Funding/Administration: Funding for Incentive
Package activities will be a combination of
Redevelopment Set-Aside funds, HOME funds, and
CDBG funds. All Incentive Package activities are
administered jointly by the Housing Division and
Redevelopment Agency.
GoALH5:
ACT AS A CATALYST FOR INCREASED
PRIV ATE INVESTMENT IN THE
COMMUNITY
(See also Activities 1.6,2.1,2.4,4.2)
5.1 AcTIVITY: Acquisition and Assembly of
Key Parcels Within Target Neighborhoods
Description: The City and the Redevelopment
Agency anticipate the acquisition of property within
the targeted neighborhoods for the purpose of
facilitating the redevelopment of such property in
accordance with a neighborhood strategic plan.
Following such acquisition, development
partnerships will be solicited to carry out the
redevelopment envisioned by the plan.
November 4, 2004
.
. .'
Objective: In a timely manner, acquire, assemble,
and develop key parcels in the target neighborhoods
needed to implement the adopted neighborhood
plans.
Funding/Administration: This aCtlVlty will be
administered by both the Housing Division and
Redevelopment Agency. It is anticipated that
primarily, redevelopment funding will be utilized for
the property acquisition; relocation of tenants, if
necessary; and any costs related to preparing the
property for redevelopment; however, as
appropriate, CDBG and HOME funding may also be
utilized for these activities.
GoAL H6:
IDENTIFY AND ADDRESS THE
HOUSING NEEDS OF SPECIAL
POPULATION GROUPS WITHIN THE
COMMUNITY
(See also Activities 2.2, 4.1)
6.1 ACTIVITY: Fair Housing Referral and
Infonnation Program
Description: The program provides basic
information about fair housing rights to both
landlords and tenants. Referrals are made for
discrimination in housing complaints to the State
Department of Fair Employment and Housing.
Special outreach efforts are made to include groups
likely to experience discrimination in housing,
including minorities, the elderly, the handicapped,
and lower-income families.
These efforts include: (1) co-sponsoring an annual
fair housing workshop with Shasta County and Legal
Services of Northern California (LSNC) that
highlights various local issues; (2) placing newspaper
display ads and advertisements in the Redding
Community Access Television bulletin board
regarding Fair Housing Month and community
workshops; (3) participating in the REDDING
REACH-OUT telephone information system, which
describes a variety of City services, programs,
referrals, and complaint procedures; (4) providing
display booths at local exhibitions (Home buyers and
Housing Fair in the Mt. Shasta Mall); (5) placing a
Fair Housing banner in anticipation of Fair Housing
Month in the Downtown area; (6) making public-
service announcements in April for Fair Housing
Month; (7) mailing a fair housing brochure out to
November 4. 2004
.
the Shasta County Board of Realtors and
participating landlords in the HUD Section 8 Rental
Assistance Program (over 1,100 pamphlets); and
(8) maintaining a wepsite which provides a wealth
of information ranging from enforcement rules and
resources, various fair housing topics, and
legal/general research avenues. In addition, the Fair
Housing Information and Referral Program is also
provided by the Redding Housing Authority
regarding complaints, education, and general
information for the general public and all tenants
and landlords participating in the HUD Section 8
Rental Assistance Program. For the 12-month
period ending June 30, 2003, the program assisted
approximately 188 households with fair housing
information.
Objective: To educate the public regarding fair
housing law, including antidiscrimination
regulations.
Funding/Administration: Funding for this program
is through the City's Community Development
Block Grant Program. Local administration is by the
City's Housing Division.
6.2 ACTIVITY: Homeless Assistance
Description: Since 1999, areawide homeless
providers have come' together under the City of
Redding and Shasta County Continuum of Care
Council (CoCC), which meets on a regular basis to
promote comprehensive planning and coordination
efforts for delivery of homeless services. The CoCC
maintains a website; conducts homeless surveys; and
is responsible for I the development of a
comprehensive plan for addressing homeless issues,
including housing, couhtywide. The purpose of the
plan is to actively manage emergency services,
homeless programs, and supportive services to assist
homeless families and. individuals transition to a
stable and self-sufficiept lifestyle with permanent
housing.
Objective: To assist inthe provision of shelter and
services to the area's homeless population.
Funding/Administration: Several nonlocal funding
sources are currently 'available to developers of
projects designed to shelter homeless persons or
families, including those with special needs, such as
Housing Element 61
/",
substance abusers and the physically or mentally
handicapped, on an emergency, transitional, or
permanent basis. It is anticipated that a variety of
local, nonprofit service agencies will apply for
monies from State or Federal sources, such as the
State Emergency Shelter Program, Emergency
Housing Assistance Program (EHAP) , and/or
McKinney-Vento Act funded programs.
Administration of individual projects will be the
responsibility of the nonprofit agency initiating the
. application.
The City's CDBG funds will also continue to be
utilized for a variety of homeless programs. In the
past, applications have been funded for costs related
to operating a seasonal homeless emergency shelter,
mortgage assistance to purchase a transitional
facility, costs related to operation of a battered
women's emergency shelter, supportive services
related to food provision at an emergency shelter,
etc. It is expected that these types of programs Will
continue to be funded on an annual basis.
For CDBG funding, application is made by local
nonprofit organizations to the City of Redding
during the CDBG program's application period,
usually in February of each year. All applications
are considered on a competitive basis.
6.3 ACTIVITY: Transitional Housing for
Homeless Families
Description: The City and Agency have identified
the need for additional affordable housing resources
with supportive services targeting homeless families
with children. In 2002, the City and Agency
partnered with the nonprofit organization
Faith WORKS Community Coalition, Inc.
(Faith WORKS) to develop 12 units of transitional
housing for this population. The units are currently
in the design phase and are anticipated to be under
construction in 2004, with occupancy in 2005.
Following construction, Faith WORKS will identify
homeless households appropriate for residency at
the transitional facility. A full range of supportive
services will be offered to the participating families
in addition to housing. It is anticipated that each
family will participate for approximately 24 months -
and will successfully secure permanent housing and
family income stabilization at the conclusion of the
program.
62 City of Redding Housing Element 2003-2008 General Plan Update
.~
Objective: To develop 12 units of transition'al
housing for homeless families with children. It is
anticipated that the construction of the transitional
facility will begin by the end of 2004 and be
completed by the end on005.
r, .0
Funding/Administration: The funding for the
construction of the transitional units is anticipated
to be a combination of Redevelopment Set-Aside
Funds; HUD McKinney funds; and private
financing. The City has provided the site for the
development of the facility at no cost to the
developer. During construction, the project will be
overseen by the City's Housing Division. Following
construction, Faith WORKS will own and operate
the facility.
6.4 ACTIVITY: Ensure Adequate Sites for
Shelters of Homeless and Emergency
Shelters
Description: The City of Redding Zoning
Ordinance allows homeless shelters to be established
only in the "HC" Heavy Commercial District.
While there are numerous sites that can
accommodate these facilities within this district, the
City should also consider amending the "PF" Public
Facilities District regulations to allow shelters. This
is in recognition that such facilities are almost
exclUSively operated by public or quasi-publici
nonprofit agencies and that the "PF" District has
been established to accommodate public/quasi-
public uses.
Objective: Amend the Zoning Ordinance
regulations for the "PF" District to allow the
establishment of emergency and homeless shelters
by use permit.
Funding/Administration: No additional or
dedicated funding is required for this activity. The
Development Services Department will initiate
amendment of the Zoning Ordinance during
FY 2004-2005.
6.5 ACTIVITY: Provide Exceptions to Zoning
Ordinance Standards to Accommodate
Access Needs of Disabled Individuals
Description: The Zoning Ordinance contains
requirements for building and other structure
November 4, 2004
.
. .'
setbacks for each zoning district. Such setback and
similar requirements can either restrict or delay the
ability of a disabled individual to construct
accessibility improvements.
Objective: To complete amendment of the Zoning
Ordinance in FY 2004-2005 to exempt the
construction of ramps and similar structures for
disabled persons from zoning setback provisions
where it is the only feasible design and provides a
"reasonable accommodation" consistent with the
Americans With Disabilities Act.
Funding/Administration: Necessary amendments to
the Zoning Ordinance will be identified by the
Development Services Department and such
amendments initiated. No special or additional
funding is necessary to complete this activity.
6.6
AcTIVITY: Formalize a process for
reasonable accommodation for persons with
disabilities.
Description: The City undertakes numerous
programs and activities to assist persons with
disabilities; however, no formal process has been
adopted. .
Objective: To prepare and adopt a formal process to
assist those with disabilities in Fiscal Year
2004-2005. The formal process may encourage the
development, maintenance, and improvement of
housing for persons with disabilities, including
maximizing ministerial activities. Materials
describing the process will be made available to the
public.
Funding/Administration: No special or additional
funding is necessary to complete this activity.
6.7 ACTIVI1Y: Utility DepositlDelinquent
Payment Programs.
Description: Persons desiring City utilities are
generally required to post a deposit prior to receiving
utilities in their name. Individuals, particularly the
mentally ill, who have not previously established a
credit and work history may find it financially
difficult to pay a deposit. Further, there is not an
adopted program in place to assist those who are
delinquent in utility accounts, which, in certain
November 4,2004
.
instances, can prevent these individuals from
obtaining housing until payments are current. In
some instances this may be considered as a
regulatory barrier.
Objective: Consider the development and
implementation of program(s) that will assist low-
income individuals in paying required utility deposits
and delinquent accounts, so that their housing
opportunities are expanded. This activity will occur
in fiscal year 2005-2006.
Funding/Administration: The aCtiVity will be
undertaken by Customer Service Department staff.
Additional funding is: not required.
GoAL H7:
PROMOTE ACHIEVEMENT OF
ECONOMIC SELF~SUFFICIENCY FOR
ALL PROGRAM P ARTIClP ANTS
(See also Activity 4.1)
7.1 Program Name: Family Self~Sufficiency
(FSS) Program.
Program Description: This program was developed
by HUD as part of the overall HOPE legislation in
1990. It builds upon the experience of two prior
HUD initiatives-Project Self-Sufficiency and
Operation Bootstrap. Like these two initiatives,
Family Self~Sufficiency strives to assist very low-
income households achieve financial independence
through a combination of rental subsidies and
supportive services.
Objective: To assist all participants achieve the
highest possible lev:el of self-sufficiency and
economic independence, free from public assistance.
Funding/Administration: During the period of
competitive applications, the RHA had developed a
program size of 94 households. With passage of the
Quality Housing and Work Responsibility Act of
1998, the FSS Program was modified. A
participating jurisdiction may reduce the size of its
mandatory program by each successful graduate.
Since October 1998, the RHA has reduced its
FSS Program from 94 participants to 50 households.
The RHA remains committed to this program and
will maintain a program size of .50 households.
Housing Element 63
.
.
... , t .
Appendix "A"
.. .'
.
.SITE DEVELOPMENT PERMIT
DIRECTOR REVIEW
.
PURPOSE
In each of the City's zoning districts, some uses are permitted outright, meaning that only a building permit and/or
zoning clearance is needed. Other uses require a "Site Development Permit" because of their potential to create
::onflicts with other uses, concerns about traffic circulation, compatibility with adopted design criteria, and similar
issues. The purpose of the Site Development Permit process is to allow for special consideration of these issues. Since
a zoning ordinance cannot be drafted to deal equitably with every circumstance, the Site Development Permit process
is designed to provide sufficient flexibility to determine whether a use will be compatible with its surroundings,
consistent with adopted standards and criteria, and consistent with the goals of Redding's General Plan.
In order to expedite permit processing for certain types of projects, the Site Development Permit process was
established. Site Development Permits are designed to address discretionary uses or activities that have lesser impacts
and warrant less intensive review than uses requiring use permits, but still may have some potential to create land use
conflicts with adjoining properties.
PROCESS
Step 1 ' Pre application Discussion with Staff
While staff is available to informally discuss your project with you, you should consider a more formal review of your
proposal with Planning Division, Engineering Division, and Fire Administration staff prior to the submission of the
formal application. This will allow staff to advise you on conformity with the General Plan and Zoning Ordinance;
zoning requirements; and specific traffic, siting, landscape, and building-design criteria. To obtain the most complete
information, you must provide a preliminary site plan that includes basic information such as building footprint(s),
parking lot and driveway design, location of existing utilities, conceptual elevations, and similar pertinent: information.
The site plan must be drawn to scale. A project description is also helpful. A large or complex project may necessitate
follow-up discussion.
Step 2 - Filing of Application
To file an application for a Site Development Permit, you must submit a completed application form, an accurately
drawn reproducible site plan, filing fee, and other necessary information to the Planning Division of the Development
Services Department. The department can provide you a checklist of the specific items that must be included with
your application. The application must be signed by the property owner or authorized representative. City staff will
review the material to make sure all the required information is provided. If your application is incomplete, you will
be notified within 30 days after filing concerning the information needed to complete your application.
Step 3 - Application Review
Based upon the information submitted, the Director will determine if the application is consistent with the General
Plan, the general and specific purposes of the zoning district in which the site is located, adopted design criteria, and
the applicable sections of the Zoning Code. The Director can either approve, conditionally approve, or deny the
permit application. The application may also be referred to the Board of Administrative Review for further
consideration. If the property is located within or adjacent to a residential district, notice of the application will be
mailed to property owners within a minimum of 300 feet from the exterior project boundaries prior to determination
by the Director to approve or deny the proposed project. The decision by the Director to approve or deny the permit
may be appealed to the Board of Administrative Review within 10 days of the determination. Without appeal, the
permit becomes effective in 10 days. If the approved use has not commenced (or building construction not been
initiated) within two years of the approval date, the Commission may initiate a public hearing to revoke the permit.
If this were to occur, the property owner would be notified in advance.
'. ..
ESTIMATED TIME REQUIREMENTS
The actual time for the processing of a Site Development Permit application will vary depending on the complexity
of the proposal. Generally, permits require four to five weeks, including appeal periods, to complete. Complex
projects will take additional time to process. A building permit cannot be issued until the appeal period is complete
and may be subject to compliance with one or more of the conditions of approval.
3-26-04
GP\HE\HE-Appendix A-Attch.wpd
.. . I
.
.SITE DEVELOPMENT PERMIT
BOARD OF ADMINIS'TRATIVE REVIEW
.
PURPOSE
In each of the City's zoning districts, some uses are permitted outright, meaning that only a building permit and/or
zoning clearance is needed. Other uses require a "Site Development Permit" because of their potential to create
conflicts with other uses, concerns about traffic circulation, compatibility with adopted design criteria, and similar
issues. The purpose of the Site Development Permit process is to allow for special consideration of these issues. The
Site Development Permit process allows the City and the applicant an opportunity to work together to minimize the
impacts of the use on the surrounding area. Since a zoning ordinance cannot be drafted to deal equitably with every
circumstance, the Site Development Permit process is designed to provide sufficient flexibility to determine whether
a use will be compatible with its surroundings and with the goals of Redding's General Plan.
In order to expedite permit processing for certain types of projects, the Site Development Permit process was
established. Site Development Permits are designed to address discretionary uses or actjvities that have lesser impacts
and warrant less intensive review than uses requiring use permits, that conform to the City's General Plan and Zoning
Ordinance, but still may have some potential to create land use conflicts with adjoining properties.
PROCESS
Step 1 - Preapplication Discussion with Staff
While staff is available to informally discuss your project with you, you should consider a more formal review of your
proposal with Planning Division, Engineering Division, and Fire Administration staff prior to the submission of the
formal application. This will allow stalf to advise you on conformity with the General Plan and Zoning Ordinance;
possible environmental concerns; zoning requirements; and specific traffic, siting, landscape, and building-design
criteria. To obtain the most complete information, you must provide a preliminary site plan that includes basic
information such as building footprint(s) and conceptual elevations, parking lot and driveway design, location of
existing utilities, and similar pertinent information. The site plan must be drawn to scale. A project deSCription is
also helpful. A large or complex project may necessitate follow-up discussion.
Step 2 - Filing of Application
To file an application for a Site Development Permit, you must submit a completed, application form, an accurately
drawn reproducible site plan, filing fee, and other necessary information to the Planning Division of the Development
Services Department. The department can provide you a checklist of the specific items that must be included with
your application. The application must be signed by the property owner or authorized representative. City staff will
review the material to make sure all the required information is provided. If your application is incomplete, you will
be notified within 30 days after filing concerning the information needed to complete your application.
Step 3 - Environmental Review
All projects are subject to the provisions of the California Environmental Quality Act (CEQA). However, CEQA
exempts certain types of projects from environmental review because they have little potential to create
environmental impacts. If your project is not exempt, an initial environmental study will be prepared. If issues are
identified that require further study or analysis, the project will be considered incomplete until the necessary
information has been obtained. Should potentially significant environmental issues be identified, State law requires
the preparation of a negative declaration or environmental impact report (EIR). Once environmental review has been
completed and conditions of project approval determined, your project can be scheduled for a public hearing.
r ::' 1. ,A
Step 4 - Public Hearing
When your application is complete and any necessary environmental review has been undertaken, your project will
be scheduled for a public hearing before the Board of Administrative Review (Board). Notification of the hearing is
mailed to adjacent property owners within 300 feet from the exterior project boundaries. However, notification
boundaries may be expanded in some instances. During the public hearing, the Board will take testimony from staff
and all other interested parties before making a decision. At the hearing, your project may be approved, approved
subject to specific conditions, or denied. The permit application may be referred to the Planning Commission by the
Board for consideration.
Appeals
The actions of the Board may be appealed to the Planning Commission. Applicants and the general public have ten
days following the hearing date to file an appeal. If no appeal is received within the ten-day period, the Site
Development Permit will be considered in effect. If the approved use has not commenced (or building construction
initiated) within two years of the approval date, the Commission may initiate a public hearing to revoke the permit.
If this were to occur, the property owner would be notified in advance.
ESTIMATED TIME REQUIREMENTS
The actual time for the processing of a Site Development Permit application will vary depending on the complexity
of the proposal. Generally, permits that are subject to environmental review require six to eight weeks, including
appeal periods. Complex projects will take additional time to process. A building permit cannot be issued until the
appeal period is complete and may be subject to compliance with one or more of the conditions of approval. Projects
exempt from environmental review may be completed in less than five weeks.
3-26-04
GP\HE\HE-Appendix A.Attch.wpd
.
.
" . .
USE PERMIT
PURPOSE
In each of the City's zoning districts, some uses are permitted outright, meaning that only a building permit and/or
zoning clearance is needed. Other uses require a "Use Permit" because of their potential to create conflicts with other
uses, concerns about traffic circulation, compatibility with adopted design criteria, and similar issues. The purpose
of the Use Permit process is to allow for special consideration of these. The Use Permit process allows the City and
the applicant an opportunity to work together to minimize the impacts of the use on the surrounding area. Since a
zoning ordinance cannot be drafted to deal equitably with every circumstance, the Use Permit process is designed to
provide sufficient flexibility to determine whether a use will be compatible with its surroundings and with the goals
of Redding's General Plan.
PROCESS
Step 1 ~ Preapplication Discussion with Staff
While staff is available to informally discuss your project with you, you should consider a more formal review of your
proposal with Planning Division, Engineering Division, and Fire Administration staff prior to the submission of the
formal application. This will allow staff to advise you on conformity with the General Plan and Zoning Ordinance;
possible environmental concerns; zoning requirements; and specific traffic, siting, landscape, and building-design
criteria. To obtain the most complete information, you must provide a preliminary site plan that includes basic
information such as building footprint(s) and conceptual elevation(s), parking lot and driveway design, location of
existing utilities, conceptual elevations, and similar pertinent information. The site plan must be drawn to scale. A
project description is also helpful. A large or complex project may necessitate follow-up discussion.
Step 2 - Filing of Application
To file an application for a Use Permit, you must submit a completed application form, an accurately drawn
reproducible site plan, filing fee, and other necessary information to the Planning Division of the Development
Services Department. The department can provide you a checklist of the specific items that must be included with
your application. The application must be signed by the property owner or authorized representative. City staff will
review the material to make sure all the required information is provided. If your application is incomplete, you will
be notified within 30 days after filing concerning the information needed to complete your application.
Step 3 - Environmental Review
All projects are subject to the provisions of the California Environmental Quality Act (CEQA). However, CEQA
exempts certain types of projects from environmental review because they have little potential to create
environmental impacts. If your project is not exempt, an initial environmental study will be prepared. If issues are
identified that require further study or analysis, the project will be considered incomplete until the necessary
information has been obtained. Should potentially significant environmental issues be identified, State law requires
the preparation of a negative declaration or environmental impact report (EIR). Once environmental review has been
completed and conditions of project approval determined, your project can be scheduled for a public hearing.
Step 4 - Public Hearing
When your application is complete and any necessary environmental review has been undertaken, your project will
be scheduled for a public hearing before the Planning Commission (Commission). Notification of the hearing is
mailed to adjacent property owners 'Within 300 feet from the exterior project boundaries. However, notification
boundaries may be expanded in some instances. During the public hearing, the Commission will take testimony from
staff and all other interested parties before making a decision. At the hearing, your project may be approved, approved
subject to specific conditions, or denied.
~ :1 .::'
Appeals
The actions of the Commission may be appealed to the City Council. Applicants and the general public have ten days
following the hearing date to file an appeal. If no appeal is received within the ten-day period, the Use Permit will
be considered in effect. If the approved use has not commenced (or building construction initiated) within two years
of the approval date, the Commission may initiate a public hearing to revoke the permit. If this were to occur, the
property owner would be notified in advance.
ESTIMATED TIME REQUIREMENTS
The actual time for the processing of a Use Permit application will vary depending on the complexity of the proposal.
Generally, permits that are subject to environmental review require six to eight weeks, including appeal periods.
Complex projects will take additional time to process. A building permit cannot be issued until the appeal period is
complete and may be subject to compliance with one or more of the conditions of approval. Projects exempt from
environmental review may be completed in less than five weeks.
3-26-04
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. .
.. .J 1_ ...
Appendix "B"
.
.
.,.. .,-, ...
PLANNING FEES
DECEMBER 31,2003
SITE DEVEWPMENT PERMITs
Apartment Project
First 4 units $ 648
5 to 49 units 786 + 8/unit
50 or more units 1,633 + 8/unit
USE PERMITS
Mobile Home Park $1,633 + 8/unit
SUBDIVISIONS
5 to 25 lots $1,865 + l1/lot
26 to 50 lots $2,536 + 11/lot
51 to 100 lots $3,555 + 11/lot
101 or more lots $4,075 + 11/lot
PLANNED DEVEWPMENT $3,674 + l1/lot
VARIANCE $ 645
ZONING EXCEPTION $ 428
ENVIRONMENTAL ASSESSMENT 20% of permit fee
5-28-04
GP\HE\HE-Anch-B.wpd