HOUSING ELEMENT UPDATE May 13, 2020 1
Agenda What is the Housing Element? City Demographics Regional Housing Needs Allocation (RHNA) Community Feedback Discussion Next Steps Moving Forward – How the City is supporting continued development 2
What is a Housing Element? It is a state required element of the City’s General Plan. It must be consistent with the other elements of the General Plan and address the changing needs, resources and conditions in the community. Must be updated on an 8-year regular schedule. Establishes goals, policies and programs for housing development. The County and all the cities within the county are on the same housing element update cycle. 3
What is a Housing Element? Contains a community snapshot of demographics, housing conditions and economic information. It includes a discussion of housing constraints, such as land costs, property development standards and fees. Contains the Regional Housing Needs Allocation (RHNA). Does not: Provide funding; Make changes to ordinances or zoning; or Construct or authorize construction of specific housing projects. 4
Major City Goal On February 4, 2019, Council adopted Housing as a Major City Goal for 2019-2021. The goal is to: Facilitate the production of housing with an update of the Housing Element, including an emphasis on affordable housing (including unhoused people) and workforce housing through the lens of climate action and regionalism. 5
Annual Population Growth, 2000-2019 City of San Luis Obispo San Luis Obispo County State of California Average Average Average Annual Annual Annual Population Population Population Growth Growth Growth Rate (%) Rate (%) Rate (%) 1990 41,958 - 217,162 - 29,760,021 - 2000 44,179 0.5% 246,681 1.4% 33,871,648 1.4% 2010 45,119 0.2% 269,637 0.9% 37,253,956 1.0% 2019 46,802 0.4% 280,393 0.4% 39,927,315 0.8% Source: U.S. Census, 2000 and 2010; California Department of Finance, 2019 6
2017 City Population Pyramid Source: U.S. Census Bureau; 2013-2017 American Community Survey 5-Year Estimates 7
Median Household Income: 2000, 2010, & 2017 Source: U.S. Census, 2000, 2010, 2013-2017 American Community Survey 5-Year Estimates * Figures reference a four-person household 8
Median Residential Sales Price, 2009-2019 $800,000 2019, $693k 2015, 2014, $700,000 $546k $594k 2012, $470k 2011, $600,000 2019, $497k $586k $500,000 2019, $500k 2011, $355k $400,000 $300,000 SLO City 2013, $345k SLO County $200,000 2011, $244k CA State $100,000 $0 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 Source: Zillow, June 2009-2019 9
5 th Cycle RHNA (2014-2019) 10
RHNA : 2020-2028 (6th cycle) San Luis Obispo County was allotted 10,810 units. The City was allocated 3,354 units. Currently the City has approximately 21,416 housing units Projected buildout capacity of 4,346 additional housing units through the year 2035. 11
RHNA : 2020-2028 (6th cycle) Income Category RHNA need, # of dwelling units Extremely Low/Very Low 825 (<31% - 50% of AMI) Low 520 (51% - 80% of AMI) Moderate 604 (81% - 120% of AMI) Above Moderate 1,405 (over 121% of AMI) Total 3,354 *AMI – Area Median Income 12
Public Feedback – Housing Issues 13
Public Feedback – Housing Needs 14
Public Feedback – Housing Opportunities 15
Discussion Questions What can you share about housing from your experience as a resident, employer, or developer in SLO? What do you like about what is happening with housing in SLO? What don’t you like? What is missing from housing conversation? Besides affordability, what other aspects of housing keep people from living in SLO? 16
Housing Element Next Steps Additional opportunities to participate through public workshops and meetings in Spring/Summer 2020 Planning Commission review of public correspondence and analysis of policies and programs anticipated Summer 2020 Draft Housing Element completed Summer 2020 Council to review and adopt the Housing Element in Fall 2020 17
Moving Forward: Continued Permitting During the Stay at Home order, the City has continued to receive and review planning applications and building permits. Building Permits and Planning Applications can be submitted via courier or other delivery service. Smaller projects can be submitted online or via email. Additionally, building inspections continue to be scheduled. 18
Moving Forward: City Website https://www.slocity.org/government/department-directory/community-development Upcoming Hearings Link to online portal 19
Moving Forward: InfoSLO 20
Contact Information Rachel Cohen Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E rcohen@slocity.org T 805.781.7574 slocity.org 21
Discussion Questions Keeping in mind the categories of Issues, Needs, and Opportunities – What can you share about housing from your experience as a resident or employer of SLO? Some questions to help think about this include: What do you like about what is happening with housing in SLO? What don’t you like? What is missing from housing conversation? Besides affordability, what other aspects of housing keep people from living in SLO? 22
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