City of Thornton

Housing Master Plan2010

Housing Master Plan - July 2010 i

City of Thornton

Policy Planning Division

Glenda Lainis Policy Planning Manager

Karen Widomski Policy Analyst II

Robert Larsen Planner II

Amy Schmaltz Planner I

Robin Brown Senior Policy Analyst

Neighborhood Services Division

Nicole Jeffers Neighborhood Services Manager

Deborah Hughes Housing Coordinator

Jack Ethredge City Manager

Jeff Coder Deputy City Manager of City Development

Erik Hansen Mayor City Council Members

Ward 1 Steve Lebsock Mack Goodman Ward 2 Eva Henry Val Vigil Ward 3 Beth Humenik Lynne Fox Ward 4 Eric Tade Randy Drennen

ACKNOWLEDGEMENT S

C.D. No. 2010-101

RESOLUTION

A RESOLUTION ADOPTING THE 2010 HOUSING MASTER PLAN AS ASUPPLEMENT TO THE 2007 THORNTON COMPREHENSIVE PLAN.

WHEREAS, the Thornton City Council adopted the 2000 Housing Master Plan onOctober 23, 2000; and

WHEREAS, the Thornton City Council adopted the 2007 Comprehensive Plan onSeptember 11, 2007; and

WHEREAS, the 2007 Thornton Comprehensive Plan identified updating theHousing Master Plan as a major catalyst action step to achieve a key goal of makingThornton a city of quality and diverse neighborhoods; and

WHEREAS, the 2010 Housing Master Plan establishes the City of Thornton'svision of high-quality and diverse housing types in healthy, stable neighborhoods withadequate access to community services and amenities in appropriate locationsthroughout the City; and

WHEREAS, the 2010 Housing Master Plan establishes specific goals, prioritystrategies and action steps to achieve the City of Thornton's vision; and

WHEREAS, the 2010 Housing Master Plan may be used by City Council,Development Permit and Appeals Board, other City boards and commissions, residents,developers and City staff to guide the development and maintenance of housing units inthe City.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITYOF THORNTON, COLORADO, AS FOLLOWS:

The 2010 Housing Master Plan, as shown in Exhibit "A" to this Resolution, ishereby adopted as a supplement to the 2007 Thornton Comprehensive Plan andis hereby recognized as the Thornton Housing Master Plan.

PASSED AND ADOPTED at a regular meeting of the City Council of the City ofThornton, Colorado, on July 13, 2010

. NTON, COLORADO

ATTEST:

~azJ~NarlYA\icent, City Clerk

ii

iii

Page

Executive Summary vi

Chapter 1 Introduction A. Purpose of the Plan 1.1 B. Accomplishments since the 2000 Housing Master Plan 1.1 C. Organization of the Housing Master Plan 1.2 D. Relation to Other Plans 1.2 E. Economic Recession and National Housing Market Conditions 1.4

Chapter 2 Housing Diversity A. History of Housing in Thornton 2.1 B. Housing and Population Counts 2.4 C. Housing Counts by Type 2.4 D. Income-Level Housing Diversity 2.12 E. Life-Cycle Housing Diversity 2.13 F. Senior Housing 2.15 G. Employment and Housing 2.20 H. Future Housing 2.21 I. Goals 2.23

Chapter 3 Revitalization and Preservation of Housing Stock

A. Single-Family and Multifamily Housing Conditions 3.1 B. Manufactured Housing Conditions 3.3 C. Existing Resources 3.4 D. Historic Preservation 3.7 E. Goals 3.7

Chapter 4 Affordable Housing

A. Affordable Housing Measure 4.1 B. Rental Housing 4.2 C. Home Ownership Rate 4.5 D. Wages vs. Housing Costs 4.6 E. Foreclosure 4.7 F. Affordability-Related Housing Issues 4.12 G. Fair Housing 4.16 H. Existing Affordable Housing Programs 4.19 I. Financial Tools 4.22 J. Potential Affordable Housing Programs 4.27 K. Goals 4.29

TABLE OF CONTENTS

iv

Chapter 5 Housing and Neighborhood Design A. History of Architecture and Neighborhood Design in Thornton 5.1 B. Design and Neighborhood Stabilization 5.3 C. Transportation and Neighborhood Design 5.4 D. Green Design and Sustainability 5.6 E. Parks and Open Space 5.9 F. Goals 5.11

Chapter 6 Quality of Life

A. Neighborhood Issues Within the Scope of the Housing Master Plan 6.1 B. Citizen Input 6.1 C. Neighborhood Services Division 6.3 D. Neighborhood Engagement and Resources 6.3 E. Goals 6.8

Chapter 7 Implementation and Priority Housing Strategies A. Implementing the Goals of the Housing Master Plan 7.1 B. Goals 7.1

Appendices Appendix A - Housing Goals AP.1 Appendix B – Affordable Housing Policy Statement AP.3

Plan Amendments

Date Resolution Description

July 12, 2011 C.D. No. 2011-071 Amends the 2010 Housing Master Plan to incorporate an Affordable Housing Policy as Appendix B and add a reference to the policy in Chapter 4.

v

Page Chapter 1 Introduction Exhibit 1.1 S&P/Case-Shiller Home Price Indices 1.6 Exhibit 1.2 Metropolitan Home Price Annual Comparison 1.7

Chapter 2 Housing Diversity Exhibit 2.1 Population and Growth Rate by Decade: 1960-2009 2.2 Exhibit 2.2 Map of Housing by Decade Built 2.3 (Insert) Exhibit 2.3 Housing and Population Counts by Ward,

December 2009 2.4 Exhibit 2.4 Number of Housing Units by Type: 1970-2009 2.5 Exhibit 2.5 Percentage of Housing Units by Type: 1970-2009 2.5 Exhibit 2.6 Map Depicting Percentages of Total Housing by

Type and Ward, Fourth Quarter 2009 2.6 Exhibit 2.7 Apartment Locations in Thornton (2009) 2.8 Exhibit 2.8 Average Rent of Apartment Complexes in

Thornton (2008) 2.9 Exhibit 2.9 Thornton Manufactured Home Community Survey Results 2.10 Exhibit 2.10 Map of Manufactured Home Communities 2.11 Exhibit 2.11 City of Thornton Population by Age Cohort Estimates 2.14 Exhibit 2.12 Future Housing Units by Type and Stage of Development 2.22 Exhibit 2.13 Future Housing Unit Totals 2.22

Chapter 4 Affordable Housing Exhibit 4.1 Median Family Income in the Denver-Aurora Metro

Statistical Area 4.2 Exhibit 4.2 Rental Gap Analysis, Thornton 2008 4.3 Exhibit 4.3 Affordable Home Purchase Price and Rent per Average

Annual Salary 4.7 Exhibit 4.4 City of Thornton Real Estate Data Number of Foreclosures 4.9 Exhibit 4.5 2009 Foreclosure Petitions 4.10 Exhibit 4.6 October Foreclosure Filings Total 4.11 Exhibit 4.7 October Foreclosure Sales Total 4.12 Exhibit 4.8 Thornton Resident Complaints Filed with HUD 4.17 Exhibit 4.9 Reasons that Fair Housing Complaints were Filed 4.18 Exhibit 4.10 Annual CDBG Funding Allocations and Projects

1999 – 2009 4.23

Chapter 5 Housing and Neighborhood Design Exhibit 5.1 Green Building Certification Programs and Systems 5.10

Chapter 7 Implementation and Priority Housing Strategies Exhibit 7.1 Priority Housing Strategies 7.2

TABLE OF EXHIBITS