Rezone push targets high housing cost Return to SHA Website

County seeks to boost densities to help low-income families.

By Ed Fletcher - Bee Staff Writer

Published 12:00 am PST Sunday, December 3, 2006
Story appeared in METRO section, Page B3

Working to carve out more land for high-density, low-income housing, Sacramento County officials are moving at warp-speed to rezone more than 200 acres of in-fill properties throughout the county's unincorporated territory.

After identifying dozens of properties around the county -- some as small as an acre -- officials set out to rezone the patchwork of 205.4 acres before the end of the year.

County officials concede they won't meet that initial timetable, but are still pushing to show the state they are making substantial progress.

The drive to rezone the land comes in response to a 2004 state ruling that said Sacramento County failed to earmark enough land for high-density housing that could lead to more affordable housing.

If the county does not comply, it becomes ineligible for some state and federal grants and, more significantly, opens the door to lawsuits, said Janet Houston, a spokeswoman for the state Department of Housing and Community Development.

Acting on behalf of low-income residents, Legal Services of Northern California filed suit in 1995, asserting successfully that the county didn't have enough land set aside for high-density housing.

Leighann Moffitt, the county's lead planner for the effort, said the resulting settlement significantly slowed commercial projects within the county.

"We would like to avoid a new lawsuit," said Moffitt.

After taking credit for land being rezoned through the normal process initiated by developers, the county still needs to rezone some 145 acres.

In some cases, neighborhood activists are fighting the process. Some community opposition dramatically changed the county's plans for a particular neighborhood. But a number of rezoning cases are moving along with little public scrutiny.

The process has been ongoing for months, and will continue for months to come.

Changing the rules on what can be built where is not a new process for the county. The difference here is that, in this case, it is the county, rather than developers, pursuing the change.

Advocates for the poor say the rezoning effort will help local families.

"That land represents more possibilities for people who are on the lower end of the income level," said Valerie Feldman, a staff attorney for Legal Services of Northern California.

Despite the recent dip in housing prices, rents and home ownership are still too costly for too many people, Feldman said.

But for some residents, concern over crime and traffic trumps worry about providing housing to lower-income residents.

Erwin Hayer of Rio Linda is among those with concerns about what might end up being built in his neighborhood.

The county has proposed allowing high-density housing (RD-25) on 3.54 acres at the intersection of Dry Creek and E streets. The land is currently zoned for agricultural and rural uses.

Hayer fears the property owner will build low-rent apartments, opening up the possibility of more crime coming to the area.

He points out there are already three apartment complexes on the same stretch of Dry Creek Road, two of which he claims are "a magnet for crime."

"We do not need any more," Hayer said.

The local community planning council is also urging the Board of Supervisors to reject rezoning that parcel.

Hayer, who is retired, said he prefers seeing more single-family homes built, but that would not help the county meet the state mandate.

The county has not taken final action on the property.

Meanwhile, with a vocal effort, Antelope-area activists were able to make significant changes to the county's plans for their neighborhood.

After a series of meetings, county planners now are exploring the idea of building a town center with shops and a mix of housing types near the intersection of Don Julio Boulevard and Antelope Road, rather than a housing-only development.

"We said, 'We don't think 20 acres of continuous high-density housing is good for the community anywhere,' " said Donald Wilson, the immediate past chair of the Antelope Community Planning Advisory Council.