Chapter 34.32
HOUSING ACTION PLAN
Sections:
34.32.020 Changing neighborhoods.
34.32.030 Goals, policies, implementation.
34.32.010 Findings.
Residential uses on the Redlands include a mixture of housing types; however, the detached single-family house is predominant. According to the Mesa County Assessor’s records in 2001, multifamily housing (condominiums, duplex/triplex, apartments and townhomes) comprised less than 10 percent (461 units) of the entire housing stock (5209 units) on the Redlands. (Figure 3)
According to the 1990 Census and the 2000 Census, the percentage of renter-occupied dwelling units in the Redlands study area has been and continues to be considerably lower than the Cities of Fruita and Grand Junction as well as Mesa County as a whole. (Table 3)
The issue of a lack of dispersed affordable housing types throughout the Joint Urban Area is identified in the 1996 Joint Urban Area Plan (in both the Mesa Countywide Land Use Plan and the Grand Junction Growth Plan). Specifically the plans state:
(a) Higher density housing is needed and an adequate supply should be provided.
(b) This housing should be located throughout the community rather than concentrated in a few small areas. Ideally it should be integrated into mixed density housing developments.
(c) Design and compatibility standards are needed to ensure that higher density housing is a long-term asset to the community.
(d) The Plan should support creation of affordable single-family homes as well as the higher density housing types. (Affordable housing does not have to mean attached units.)
Both City and County development codes provide density bonuses for projects which disperse compatible subsidized housing units within mixed residential development; however, to date this incentive has not been used in the Redlands. The codes also include review standards for clustered, zero lot line, and mixed density projects.
The Grand Junction Housing Authority is conducting a housing needs assessment for the Grand Valley urban area. A housing strategy is anticipated as an outcome of the study.
|
Year |
Redlands |
Grand Junction |
Fruita |
Mesa County |
|
|
Population |
1990 |
9,021 |
29,034 |
4,045 |
93,145 |
|
2000 |
11,663 |
41,986 |
6,478 |
116,255 |
|
|
% change |
29.3% |
44.6% |
60.1% |
24.8% |
|
|
Housing Units |
1990 |
3,551 |
13,689 |
1,583 |
39,911 |
|
2000 |
4,726 |
18,784 |
2,610 |
48,427 |
|
|
% change |
33.1% |
37.2% |
64.9% |
21.3% |
|
|
Persons/Occupied Housing Unit |
1990 |
2.64 |
2.52 |
||
|
2000 |
2.55 |
2.23 |
2.55 |
2.47 |
|
|
% Vacant Units |
1990 |
3.8% |
7.5% |
||
|
2000 |
2.9% |
4.9% |
6.2% |
5.4% |
|
|
% Owner-Occupied |
1990 |
83.4% |
65.1% |
||
|
2000 |
89.1% |
62.6% |
73.8% |
72.7% |
|
|
% Renter-Occupied |
1990 |
16.6% |
34.9% |
||
|
2000 |
10.9% |
37.4% |
26.2% |
27.3% |
|
|
SOURCE: U.S. Census Bureau Notes: Redlands includes 2000 Census Tracts Nos. 14.02, 14.03 and 14.04. Redlands includes 1990 Census Tracts Nos. 1401 and 1402. |
|||||
(Res. 62-02, 6-26-02)
34.32.020 Changing neighborhoods.
Over the past decade, the Redlands has seen an increase in the number of large single-family homes. According to some local developers, the sale of second homes is also becoming more common. With this trend, the character of neighborhoods is likely to change as houses remain vacant for extended periods of time. A new development technique in similar communities to the Redlands is called the “scrape-off.” In order to build larger “trophy homes” in established neighborhoods, adjacent lots are purchased, the existing smaller homes are demolished, and new larger houses are built. Some of the older housing stock in the Redlands could experience this development trend in the future.
(Res. 62-02, 6-26-02)
34.32.030 Goals, policies, implementation.
(a) Goals. Directly from 1996 Joint Urban Area Plan:
(1) Achieve a mix of compatible housing types and densities dispersed throughout the community.
(2) Promote adequate affordable housing opportunities dispersed throughout the community.
(b) Policies. Directly from 1996 Joint Urban Area Plan:
(1) The City and County shall encourage the development of residential projects that compatibly integrate a mix of housing types and densities with desired amenities.
(2) The City and County may permit the owner of a parcel of property to shift density from one portion of a parcel to another portion of the parcel to compatibly provide for a variety of housing types within a development.
(3) The City and County shall facilitate development of a variety of housing types (e.g., clustered units, zero lot line units, and mixed density projects) without requiring the planned development process.
(4) The City and County shall partner with the State, other agencies, and the private sector to promote the development of adequate affordable housing opportunities for community residents.
(5) The City and County shall encourage the dispersion of subsidized housing throughout the community. Subsidized housing projects should be encouraged in areas with easy access to public facilities and both existing and future transit routes.
(6) The City and County shall monitor the status of substandard housing units and promote the rehabilitation or redevelopment of these units. Rehabilitation will be encouraged in stable single-family neighborhoods. Redevelopment will be encouraged in areas designated for medium-high density residential and high density residential uses.
(7) The City and County shall support affordable housing initiatives which result in high-quality developments that meet or exceed local standards for public facilities and amenities.
(8) The City and County shall encourage the rehabilitation of historic buildings for affordable housing.
(c) Implementation.
(1) Revise development codes to provide incentives for new commercial development to include and integrate a variety of housing.
(2) Participate in the Grand Junction Housing Authority’s Housing Needs Assessment Study and incorporate appropriate strategies into City and County development codes and other work programs such as: contributing to low-interest loans and grant funds to assist moderate-, low- and very low-income households with improvements needed to maintain structures and improve energy efficiency.
(Res. 62-02, 6-26-02)