TABLE OF CONTENTS by goodbaby

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									TABLE OF CONTENTS
SECTIONS 1. INTRODUCTION 1.0 Introduction 1.1 History of Davis Housing Policy 1.2 Housing Issues 1.3 Consistency with General Plan 2. HOUSING ELEMENT ORGANIZATION AND PREPARATION 2.0 Planning Area 2.1 Housing Element Organization 2.2 Public Participation and Plan Consistency 3. REGIONAL HOUSING CONTEXT 3.0 Regional Housing 3.1 Job/Housing Balance 3.2 Employment Trends 3.3 Income and Household Affordability 4. SETTING: POPULATION AND HOUSING STOCK 4.0 Population and Housing Trends 4.1 Population and Household Characteristics 4.2 Housing Characteristics 4.3 Housing Stock Condition and need for Rehabilitation 4.4 Housing Resources 5. HOUSING COST AND AFFORDABILITY 5.0 Ownership Cost and Affordability 5.1 Cost of Renting 5.2 Affordable Housing 5.3 Energy Conservation 6. HOUSING NEED 6.0 Housing Need 6.1 Existing Needs 6.2 Five-year Housing Needs 6.3 Special Housing Needs Groups 6.4 Conversion of Assisted Housing Developments 7. ABILITY TO MEET PROJECTED NEED 7.0 Ability to Meet Fair Share Allocation 7.1 Provision of Housing for Those with Special Needs
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1 2 5 6

10 10 12

15 15 18 19

21 22 27 31 32

37 44 48 53

56 58 65 69 84

88 90
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7.2 Provision of Sites for Housing 8. CONSTRAINTS ON HOUSING PRODUCTION 8.0 Constraints to Housing 8.1 Governmental Constraints 8.1a. Land Use Control 8.1b. Building Code Requirements 8.1c. Entitlement Approval Conditions 8.1d. Fees and Exactions 8.1e. Processing Fees 8.1f. Processing and Permit Procedures 8.1g. Urban Growth Boundaries and Growth Management Policies and Ordinances 8.1h. Measure J Ordinance as a Growth Management Measure 8.1I Phased Allocation Ordinance as a Growth Management Measure 8.1j. Other Growth Management Policies and Ordinances I. Affordable Housing Policies and Ordinance II. The Right to Farm and Farmland Preservation Ordinance III. Greenbelt and Open Space Policies IV. Persons with Disabilities Constraints Analysis 8.2 Local Efforts to Remove Governmental Constraints 8.3 Nongovernmental Constraints 8.3a. Land Costs 8.3b. Construction and Improvements Costs 8.3c. Availability of Financing 9. HOUSING PROGRAM 9.0 Housing Program 9.1 Housing Element Goals, Standards, Policies & Actions Compiled 9.2 Housing Supply 9.3 Affordable Housing 9.4 Access to Housing 9.5 Removal of Constraints to Housing Production 9.6 Residential Conservation 9.7 Energy Conservation 10. 1993 DAVIS HOUSING ELEMENT EVALUATION 10.0 1993 Housing Element 11. APPENDICES Appendix A - Existing Affordable Housing Ordinance Appendix B - Existing Phased Allocation Ordinance
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104 105 105 110 110 110 111 112 113 117 120 124 124 125 126 126 128 128 129 129 129

130 132 147 161 170 179 188 191

195 247

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Appendix C - Current Zoning Map

INDEX OF TABLES
TABLE Table 1 -- Index to Required Housing Element Components Table 2 -- Housing Element Sections and Descriptions Table 3 -- 2000 Commute Times, Davis Residents Table 4 -- Davis Area Major Employers (with over 100 employees) Table 5 -- Selected Employee Salaries and Affordable Housing Costs Table 6 -- 2000 Census Ethic Percentage Breakdown for City of Davis Table 7 -- Household Characteristics Table 8 -- Davis Census 2000 Population and Age Distribution Table 9 -- Davis 2000 Population 3 years and over enrolled in School Table 10 --Poverty Status in 1999 (Below poverty level) Table 11 -- Per Capita Median Household and Median Family Income Compared Table 12 -- Census 2000 Sacramento Region Per Capita Income Table 13 -- Existing Housing Units per 2000 Census Table 14 -- Summary of Housing Units by occupancy Table 15 -- Residential Building Permit Activity in Davis, 1980 to 2002 Table 16 -- Occupancy per Room - 2000 Overcrowding Table 17 -- Davis Housing Occupancy in 2000 Table 18 -- Davis Housing Stock, Age of Housing units in 2000 Table 19 -- Built Housing Units as January 1, 2000 to June 2002 & Available Housing Units to be Built from February 15, 2002 to June 30, 2007 by Income-levels Table 20 -- Vacant/Under Construction Approved Land Dedication or Donation Sites for Affordable Housing Development Table 21 -- Multiple Listing Service Sales Prices for Single-family Houses, December 31, 2002 Table 22 -- Average MLS Residential Sales Price in Davis from 1998 to 2002 Table 23 -- Recent Housing Market Price Comparison, January 27, 2003 Table 24 -- Recent Housing Market Comparison -- Listings in Davis and Woodland, January 27, 2003 Table 25 -- Current Davis Residential Listings, January 27, 2003 Table 26 -- Davis MLS Residential Sales from 1998 to 2002 over $600,000 Table 27 -- Davis Average MLS Residential Sales Prices, 1978 to 2002 Table 28 -- Affordability Analysis by Impacted Income-level Table 29 -- 2002 Yolo County Maximum Income Limits by Household Size Table 30 -- 2002 Average Rental Rate Comparison by Type of Unit (fair market units) Table 31 -- 2002 Rent and Income Restrictions on Davis Affordable Rental Projects Table 32 -- Henricks & Partners Apartment Update, Sacramento - Third Quarter Vacancy and Rent Table 33 -- UC Davis Enrollment and Vacancy Rate Historical Data Table 34 -- Affordable Monthly Rents by Income Level Table 35 -- Subsidized Rental Housing in Davis
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PAGE 11 11 17 18 20 21 23 24 24 25 26 26 28 28 29 30 30 32 33 36 37 38 38 39 39 40 40 42 44 45 45 46 47 48 50

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Table 36 -- Affordable Housing Developers, Public and Private Nonprofit Organizations Table 37 -- Yolo County Housing Authority 2002 Fair Market Rents for HUD Section 8 Units Table 38 -- Apartment Vacancy Rates in Davis Table 39 -- Residential Vacancy Rates in Davis Table 40 -- 1990 Overpaying Table 41 -- 2000 Overpaying Table 42 -- Yolo County Area 2002 Income Limits Table 43 -- Overcrowding: Occupancy per Room in 1990 and 2000 Table 44 -- Summary of Davis Fair Share Analysis for 2002-07 Table 45 -- City of Davis Ability to Meet its RHNP Allocation for 2002-07 Table 45A -- City of Davis Ability to Meet RHNP Allocations for 2002-07 Table 46 -- Organizations in Davis Providing Assistance Table 47 -- Yolo County Farmworkers 2001 Table 48 -- 2000 Census Ethnic Percentage Breakdown for City of Davis Table 49 -- Subsidized Housing in Davis with Subsidy End-Dates Table 50 -- Subsidized Projects Opted Out or in Process of Opting Out Table 51 -- Housing Units Provided for in the General Plan by Income Levels' Affordability, 2002-07 Table 52 -- Units Provided/Preserved for Special Needs Group, 2002-07 Table 53 -- 2010 buildout of General Plan within City - Residential Units Table 54 -- Developable Residential Zoned Sites Table 55 -- Potential Developable Infill Sites Requiring General Plan, Specific Plan, and/or Zoning Amendments Table 56 -- Very-low, Low and Moderate-income Households Units Table 57 -- 2001 General Plan Residential Densities Table 58 -- 2001 General Plan Residential Densities with Density Bonus Table 59 -- Residential Densities: Sample Davis Apartment Complexes Table 60 -- Unit Size and Number of Bedrooms -- Recent Apartment Complexes Table 61 -- Typical Development Processing Time Limits

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52 58 59 60 60 61 62 67 67 68 79 80 83 86 87 88 91 92 94 95 97 99 106 107 108 113

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General Plan


								
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