The City of Vallejo is located in the North Bay subregion of the San Francisco Bay Area in Solano County, California. The community has been impacted by the downsizing and scheduled closure of the Mare island Naval Shipyard, the largest employer in the area. The purpose of the Consolidated Plan is to identify and plan for meeting the housing and community development needs of low and moderate income households in the City of Vallejo for a five year period of time.
The one year Action Plan outlines a program of investment of approximately $2,143,000 of Community Development Block Grant, HOME Investment Partnership Program funds and program income. Funds will primarily be spent on housing, neighborhood improvements and community service activities.
The City of Vallejo has developed a citizen participation process that
provides an opportunity for residents, service providers and other interested
parties to become involved in discussions regarding local needs and allocation
of resources. An appointed Community Development Commission reviews proposed
program activities and recommends action on policies and budget allocations to
the City Council. The Community Development Commission held a public meeting to
gather information and receive comments on critical housing and community
development issues in Vallejo. Public notices were published in the local
paper, carried over the City's cable television access channel and mailed to 255
organizations, agencies and individuals. Two public hearings were held after
being publicized in local newspapers hearings, and for a 30 day period, copies
of a draft Consolidated Plan were available for public review and comment. The
Plan was approved by the City Council on May 9, 1995.
The population of metropolitan Vallejo was 109,199 in 1990, up 31% from 1980. The majority of Vallejo's population was white (55 percent), 21 percent were African American, 9 percent were Hispanic, and 15 percent were Asian and Pacific Islanders.
In 1990 the median family income (MFI) was $42,468. Thirty-nine percent of
all households in Vallejo were low- and moderate-income (with incomes below 80
percent of MFI) in 1990. Non-Asian minorities were disproportionately
represented in the very low income category (incomes between 31 and 50 percent
of MFI. The Florida Hilton, Country Club Crest, College Park and Hunter
Ranch/Redwood Parkway neighborhoods contained concentrations of racial/ethnic
minorities.
Government, retail and services are the top three employment categories in Solano county. Unemployment levels in the county were at eight percent in 1993. The rate is expected to increase due to the closure of the Mare island Naval Base. The impact of the base closure on the economy will have a negative effect on local tax revenues and resources for services and public improvements.
Housing affordability and rehabilitation of Vallejo's aging housing stock are the most significant unmet housing needs identified in the Consolidated Plan. Homeless prevention assistance and transitional housing with supportive services for the homeless are not currently available in Vallejo. These gaps in the continuum of care for the homeless will be addressed during the five year period of the plan.
Very low income renters of all household sizes especially non-elderly small families have the greatest housing cost burden. Rental assistance and rehabilitation or construction of new affordable housing would address this need. Housing rehabilitation to address health and safety problems and substandard conditions is the highest unmet housing need for very low and low income homeowners. Rehabilitation loans and weatherization assistance will meet this need.
Vallejo had 39,902 year round housing units in 1990. Of the occupied units, 40 percent were rental units and 60 percent were owner-occupied. The vacancy rate for rental units ranged from 1 to 6 percent in 1988. In 1995, the vacancy rate is estimated to be 12%.
Approximately 2,000 of five percent of housing units in Vallejo are estimated to be substandard. Nearly 100 percent of these units are suitable for rehabilitation.
Much of the single-family housing built in the last few years is beyond the price range of lower-income households. Households with incomes at or below 50 percent of MFI (24 percent of all households) have the greatest housing cost burden. They need rental assistance and affordable housing options, and owners need housing rehabilitation assistance. Low-income first time homebuyers need downpayment assistance, credit counseling, and home maintenance training.
The recent drop in housing prices of 15 to 30% creates an opportunity for low and moderate income persons to purchase their first home. Rent prices have experienced a drop of 15-20% and move-in incentives are now offered to encourage rent-up of vacant units.
At any given time, 253 individuals are homeless in Vallejo. Vallejo has 50 emergency shelter beds, of which 42 percent are devoted to single male adults. Fifty-eight (58%) percent are beds for families, single women, youth, or domestic violence victims. One transitional housing program exists for individuals with substance abuse problems. A critical need exists for permanent supportive housing environments for homeless and non-homeless with special needs, such as the frail elderly, persons with disabilities, and persons with HIV/AIDS. Homeless prevention and outreach programs are needed. Lack of transitional housing with supportive services has been identified as the most significant gap in the continuum of care for the homeless in Vallejo.
Vallejo has over 2,035 housing units with some type of Federal assistance. Of those units, 1,603 are Section 8 certificates or vouchers. The remaining 432 units receive assistance from a variety of other Federal programs. The City of Vallejo does not own any public housing units.
The Section 8 waiting list as of October 1993 was 917 persons. Over half of those on the Section 8 waiting list have housing needs that give them a preference for Section 8 openings. Among Section 8 units, 29 percent are efficiency or one-bedroom, 38 percent are two bedroom, and 33 percent have three or more bedrooms. As of November 1995, the jurisdiction had no unused rental vouchers or certificates. No Section 8 units are expected to be lost from the assisted housing inventory if current funding levels are maintained.
Service Providers for special needs populations indicated the following needs, in addition to affordable housing:
Lack of affordable housing is one of the most critical housing problems in the metropolitan area. Vallejo has studied its tax policies, land use controls, zoning ordinances and subdivision regulations, growth limits, building codes, building fees, and charges and found that these practices did not pose significant barriers to affordable housing development. Aging infrastructure and inadequate capacity of the existing sanitation treatment plant may impede new affordable housing development, however the most significant barrier to new development is lack of building sites as Vallejo is near "build-out".
The Human Relations Coordinator for the City completed a study of fair housing in May 1995. The study concluded there were no significant impediments to housing choice in Vallejo. There are no current court orders, consent decrees, or HUD-imposed sanctions that affect the provision of fair housing.
Of the 37,422 housing units in Vallejo, 74 percent were constructed before 1980, when lead-based paint was still in use. Lead-based paint education materials inspections and referrals for testing are available for tenants and landlords. In 1993, one case of childhood lead poisoning was reported in Vallejo.
Economic development, especially achieving rapid reuse and job creation by expediting transfer of the Mare Island Naval Base, is the most significant community development need in Vallejo. Infrastructure repair and neighborhood improvements and community facilities in Neighborhood Strategy Areas are in the second tier of important unmet needs.
The Vallejo Community Development Department coordinates efforts with the
Solano County Health and Social Service Department, other Housing Authorities in
Solano County, the Private Industry Council, Vallejo Unified School District,
private lenders and a large number of nonprofit housing and supportive services
providers and community groups.
The Mission Statement for the Vallejo Community Development Commission is to create and promote a viable City of Vallejo with safe and decent housing for Vallejo residents who are of low and moderate income.
Housing problems in Vallejo are primarily related to low income of residents and an aging housing stock. Housing priorities and strategies reflect those conditions. Housing objectives focus on the supply of affordable housing. Community development objectives are to provide economic development opportunities for low- and moderate-income citizens and displaced employees from the Mare Island Naval Base. Revitalization and community development efforts will be focused on rapid reuse of Mare Island to generate both jobs and revenues for Vallejo.
Priorities for affordable housing include increasing the supply of affordable housing and reducing housing cost burdens for very low income, and very low income renters and existing homeowners, improving the living environments of lower income residents, assisting residents of Section 8 housing to become more self-sufficient, increasing housing choice for low income and minority residents, and addressing the unique needs of large families, the elderly, and persons with disabilities.
Priorities for homelessness alleviation include providing adequate emergency shelter, establishing transitional and permanent housing alternatives for homeless persons providing adequate supportive services for homeless persons not capable of independent living, and providing support networks and services to persons at risk of homelessness.
The priority for non-homeless persons with special needs is supportive housing or housing linked to supportive services for the frail elderly, persons with HIV/AIDS, and other persons with special needs.
Priorities for reuse of the Mare Island Naval Base includes creating a self sustaining multi-use community with a balance of industrial, office, commercial, residential, educational, recreational, cultural and open space while preserving the historic character of Mare Island.
Priorities for economic development activities include providing training, educational opportunities, supportive services to former Mare Island employees and creating jobs and other economic development opportunities to improve economic conditions in Vallejo.
Priorities for other community development activities include public facilities improvements (parks, recreation, and youth centers), infrastructure improvements (street, sidewalk, and sewer), code enforcement and other activities relating to neighborhood livability and public services provision on Mare Island and in identified neighborhood Strategy Areas (NSAs).
Vallejo recognizes the need to prioritize antipoverty programs over the next few years, and intends to continue supporting existing programs. Economic development activities, self sufficiency programs and supportive services are key components in the Vallejo anti-poverty plan. Coordination with social service organizations who administer programs such as Head Start, assistance for families in crisis, subsidized child care, Job Training Partnership Act activities, job training and other services is necessary to prevent duplication of efforts and ensure maximum opportunities for very low income persons.
Primary Federal resources include CDBG, HOME, Department of Defense grant, Section 8, Emergency Shelter Grants, Shelter Plus Care, and the Supportive Housing program. Resources available from the State include the California Housing Finance Agency's bond financing and local resources include the Affordable Housing fund from Redevelopment Area tax increment revenues. Private programs include local lending institutions' affordable housing, programs and wide range of nonprofit initiatives such as Bridge Housing and Vallejo Neighborhood Housing Services.
The City of Vallejo Community Development Department is responsible for implementation of the Consolidated Plan activities, but a variety of public and private organizations are involved in administering plan components. For example, several nonprofits provide services for the homeless, and private lenders operate affordable housing loan programs to fund below-market mortgages for low income person.
Vallejo benefits from a well developed network of government agencies,
nonprofits, and private organizations to carry out the Consolidated Plan. Gaps
have been identified in the delivery of services for the homeless and persons at
risk of homelessness. Coordination of services for the general homeless
population and special needs homeless needs attention.
The Vallejo County One-Year Action Plan outlines the proposed use of approximately $2 million in CDBG, HOME funds, in addition to program income. These funds will be spent on an array of activities, including:
The majority of the projects in the One-Year Plan are located in targeted residential areas known as Neighborhood Strategy Areas (NSAs). Funds allocated to these areas are spent primarily on public improvements. In addition, HOME funds are allocated to a local nonprofit Community Housing Development (CHDOs) for use in the NSA area.
The Community Development Department of the City of Vallejo is the lead agency with responsibility for implementation of the action plan. The Vallejo Housing Authority Programs, Mare Island Base Conversion Program, Community Development Block Grant Program and Redevelopment Affordable Housing Program are administered by this Department.
Highlights of Vallejo's housing goals for the first year include increasing the supply of affordable housing for 150 households through rehabilitation, acquisition, and new construction; providing rental assistance for 1,052 households, through the Section 8 program; placing 15 public housing residents in self-sufficiency programs; and other low income persons creating supportive housing for 45 households.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
