Unincorporated Sonoma

16a

Continue to add the AH Combining District to additional sites in light industrial, commercial, or other appropriate zones as requested where the following conditions are met: • Site must be located within or adjacent to a designated Urban Service Area, and adequate public facilities must be provided, including sewer and water. • Sites must be located near transit; a neighborhood-serving commercial use, such as a market; and an elementary or secondary school. • Site must be located a safe distance from major roadways as determined by the Bay Area Air Quality Management District’s Highway Screening Analysis tool. • Development must be multifamily rental units with a density of 16 to 24 units per acre and must provide 100% of units as affordable to lower-income households, including at least 30% of units as affordable to extremely low- income households.

This program will be implemented on a project by project basis as applicable permit applications for development are received.

24a

The County is in the process of redeveloping its 70-year old administrative center and has opportunity in campus locations to provide housing for County employees. The County will consider designating areas for construction of housing units for County employees, including lower-income employees. (See Program 4).

The County Administrative Center EIR is on schedule to begin in summer of 2024, and to complete the environmental review by the end of 2025.

32f

The CDC’s current funding sources, including federal and state funds, are required to be used to provide housing and specific qualified client services and are not available for the general public outreach and marketing uses, envisioned by this Proactive Community Outreach Program. The County will therefore explore other funding options to allow the CDC, its partners, and consultants to engage in these important community outreach efforts, including but not limited to an annual funding commitment from TOT and/or redevelopment “boomerang” funds for this purpose.

CDC will continue to seek funding opportunities to support community outreach and or partner with other cities for a broad geographical impact. In March of 2024, the CDC obtained authorization from the Board of Supervisors to submit an application for funding in response to a NOFA issued by the California Department of Housing and Community Development for the Prohousing Incentive Pilot Program.

1b

The County will continue providing loans from CFH funds to housing projects located within cities. However, given the 654% increase in the County’s RHNA, the CDC will prioritize these funds to units within the Unincorporated County to help the County meet its RHNA unless transfer agreements have been negotiated with the cities.

The County continues to administer the CFH loan program. In 2023, one CFH loan was closed (Cherry Creek Village, Cloverdale), 7 projects funded with CFH funds completed construction (Gold Coin in Sta. Rosa; Redwood Views, Windsor; Caritas Homes Phase 1, Sta. Rosa; Laurel at Perennial Park Phase 1, Sta. Rosa; Orchard Commons, Sta. Rosa; The Randall, Healdsburg, College Creek Apts., Sta. Rosa). Of these projects all were leased up in 2023 except for Caritas Homes Phase 1 and Gold Coin. CFH funds as well as Permanent Local Housing Allocation (PLHA), a state funding source, are both administered by the CDC and available for affordable housing development and preservation projects through annual Notice of Funding Availability processes.

3b

Continue regulating closure or conversion of mobilehome parks to other uses by requiring a use permit and relocation (Zoning Code Section 26-92-090 or successor ordinance).

No mobile home parks were closed in 2023.

19b

In the County’s experience, nonprofit owners usually extend their affordability contracts whereas for-profit owners convert to market rate at the end of their subsidy period. In order to promote unit affordability in perpetuity, the County will continue to give discretionary funding preference to nonprofit developers when it is practicable to do so.

In 2023, a total of four (4) funding awards were made to non-profit organizations to create and or preserve affordable housing in the County jurisdiction: HOME and HOME CHDO for Summer Oaks in Sonoma Valley and PLHA for George's Hideaway in Guerneville. No fundings awards were made to for-profit organizations.

27

The County will continue to support and participate in the interjurisdictional housing coordinating committee. This effort facilitates planning and funding for affordable and special needs housing projects, including homeless shelters which serve both the county and cities. The County will join cities as requested as a co-applicant in funding opportunities.

The County continues to participate in monthly housing meetings hosted by the Sonoma County Transit Authority, and monthly meetings hosted by the Napa Sonoma Collaborative.

1c

The County currently dedicates a portion of its Transient Occupancy Tax (TOT) and “boomerang” funds toward affordable housing on an annual basis. The County will continue using these funds for affordable housing and will consider establishing an annual minimum percentage of these funds.

TOT and Boomerang (True-Up) funds were accrued and will become available in 2024 along with CFH funds for allocation through a Notice of Funding Availability process.

5a

The County will require replacement housing units, based on but not limited in applicability to the requirements in Government Code § 65915(c)(3), when any new development occurs on a site in the Sites Inventory if that site meets any of the following conditions: • Currently has residential uses or within the past five years has had residential uses that have been vacated or demolished; or • Was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower- or very low-income; or • Is occupied by lower- or very low-income households.

The county will continue to monitor new development proposals on inventory sites and require replacement housing.

13

The County will continue to participate in regional sensitive habitat and endangered species conservation efforts to ensure that mitigation opportunities are available to maintain adequate sites at appropriate densities to accommodate the County’s remaining share of the regional housing need.

In March 2023, the County began Habitat Conservation Plan development to ensure compliance with State and federal endangered species laws, and provide a County-wide mitigation process which will enable the County to assume local mitigation authority for a more transparent, efficient, and predictable permitting processes within Sonoma County. 

19c

The County will continue to use Community Development Block Grant and CFH funds for financing predevelopment activities for affordable and special needs housing projects.

In 2023, three affordable housing projects (Summer Oaks in County, Dry Creek Commons, Healdsburg, and Redwood Glen, Windsor) that serve special needs populations were awarded CDBG funds for predevelopment activities. Additionally, the Sonoma County CDBG Housing Rehabilitation program was funded $500,000 to assist populations with mobility impairments. In 2023 two of the four completed rehab projects were located in the unincorporated county area.

29

The County will continue to fund the operation of a Fair Housing program, provide system navigation assistance and referrals to nonprofit Fair Housing programs, and provide information about programs to protect tenants, avoid displacement, and increase housing choice and mobility, and to make this information available to customers at a wide range of public locations throughout the county. The County will provide all informational documents, web-postings, and related services in English and Spanish and conduct all outreach multilingually, with reasonable accommodation for people with disabilities.

Three funding awards totaling $280,956 were made to two non-profit organizations that provide fair housing services to residents in the unincorporated county area. These organizations provide services related to education of tenants' rights, unlawful eviction prevention, fair housing testing, and enforcement. CDC will continue to collaborate with them for services to the community.

5b

The County will also require replacement housing units subject to the requirements of Government Code § 65915(c)(3) when any new residential, mixed use, or discretionary commercial development occurs on a site in an active Priority Development Area (PDA) designated by ABAG/MTC (as of May 2023, Airport Industrial Specific Plan Area PDA, Santa Rosa Avenue PDA, Springs PDA).

The county will continue to monitor new development proposals in Priority Development Areas and require replacement housing.

26b

Promote development principles of Universal Design through brochures and easily accessible information on the Permit Sonoma website. Include training on Universal Design in monthly training module. (See also Program 25e.)

The County maintains a webpage providing information and resources on Universal Design and accessibility. Additional trainings are in development for 2024.

30a

The County will continue successful programs including County-sponsored workshops, individual energy consultations provided free of charge. The County will continue its current practice of providing a variety of informational materials related to energy and water conservation, energy efficiency, green building, and recycling. The County will expand this practice as new programs and new educational and informational materials become available.

The County's Climate Action and Resiliency Division continues to offer financing and rebates for energy and water efficiency upgrades. The Division also offers consultations to homeowners considering upgrades.

1d

Provide adequate staffing resources for the CDC and Permit Sonoma to allow full implementation of the Housing Element, especially within the first three years of the planning period.

Staff continues to seek grant and funding opportunities to support staff implementation efforts

12c

Provide funding for adequate staffing needed to implement the programs outlined in this Housing Element, and to provide fast-tracking of affordable projects across divisions, from initial application for entitlements through engineering, plan check review, building inspections, and issuance of the final certificate of occupancy.

Using the County's Prohousing designation, the county will continue to seek grant funding opportunities to support Housing Element implementation.

24b

The County currently offers its SEIU-represented employees loans for mortgage or rent payments; loans for first time homebuyers; and loans for housing rehabilitation. These programs are funded by a two-penny-per-hour employee contribution and matched by County general funds, to help reduce the cost of housing for County employees and serve as a significant benefit to attract and retain employees. The County will continue to offer these programs and increase them as opportunities permit.

In 2023, CDC executed the following loans to county employees: First Time Home Buyer - 5 loans totaling $350,000; Rental/Mortgage Assistance Program - 11 loans totaling $33,877; Housing Rehabilitation loans - 2 loans totaling $17,678.

1a

The County will continue its support of the CDC's activities and strategies outlined in the Consolidated Plan, including provision of staff and funding resources, and will support the Dept. of Health Services’ Continuum of Care work to ensure that existing production levels are maintained and will continue to require that all rental units assisted with County Fund for Housing (CFH) funds be affordable to very low-income households.

Consistent with goals identified in the Strategic Plan of the 5 year 2020-2025 Consolidated Plan, the Board of Supervisors (BOS) approved the FY2023-2024 Annual Action Plan funding for the following projects and activities to benefit lower income households: Fair Housing Services ($280,956); Housing rehabilitation loan program ($500,000); New multifamily affordable housing ($471,895); Tenant based rent and deposit assistance ($88,000); Homelessness related services including street outreach, rapid rehousing, homeless prevention, permanent supportive housing, and addressing Covid-19 impacts to homeless households ($1,351,720). CDC also hired a new position that was previously approved by BOS to support the functions of affordable housing monitoring and management.

19a

The County will annually allocate funds to and from its County Fund for Housing (CFH), which shall include but not be limited to funding from Measure L (hotel bed tax in the unincorporated area), and similar discretionary sources. CFH funds will be distributed to projects under an annual Notice of Funding Availability (NOFA) to assist in the production of housing affordable to low-income households, including development of new permanent affordable units, and the rehabilitation of existing units to be added to the permanent affordable stock through affordability restrictions. The County’s Community Development Committee shall review and recommend funding in response to the NOFA. CFH funds, as well as the Construction Services programs in the Community Development Commission, may also be used to provide rehabilitation assistance to single-family and mobile homes that are owned and occupied by low- and moderate-income households to enable them to retain safe and affordable housing.

In August of 2023, the Board of Supervisors approved funding allocations for the creation of new affordable housing using Permanent Local Housing Allocation funds, a state program. Of the five housing projects awarded, two will be located in the county jurisdiction: George's Hideaway in Guerneville, which is a permanent supportive housing project comprised of 21 units for the homeless; Summer Oaks located in the Sonoma Valley comprised of 71 affordable units for families. In addition, 7 housing rehabilitation projects were completed which help preserve existing housing affordable to low income homeowners.