[{"_1":2,"_100":-5,"_101":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6133168,"mediaKeyId","5705663-576e2fc8ec21f3569c43ec604569c715","parentId",5705663,"title","City to study \"missing middle\" housing and consider a revolving‑loan pilot for infill","audioSeconds",218,"startMs",2840000,"endMs",3058000,"viewUrl","/Search/View?dp=1&key=5705663-576e2fc8ec21f3569c43ec604569c715&start=2840&end=3058","thumbnailUrl","https://assets.pipeline.soar.com/5705663-576e2fc8ec21f3569c43ec604569c715/thumbnail_2840000.jpg","articleUrl","/articles/6133168/California/City-to-study-missing-middle-housing-and-consider-a-revolvingloan-pilot-for-infill","mediaUrl","https://secure.pipeline.soar.com/6133168-0e7436807194ea0045d8bd2b6222e5d3/orig.mp4?Expires=1771084990&Signature=LNDDB8wTU5li3yOiUCmRzBMk6SoyvMPPVWDhWl0Ls20nc1UA9sooFBp9BS-~rAjX1NVEB~L7frZZLbzYG~4RkchRSFoaehU4ek4Qi5fmSQpM-294XZJZsBLl3qbh2JnngSYaR-WyeNHpgZFJfYbCxgGAzUfs5XvgmeHsG3m5hWriWyDJXm6UCWnmv1epA8BzfiF06HxjMCnylm7KyDAIzOrL14eR6zoAfDTuwaqZ9-85oTMqr~zLN0h7qaOcHeT4fMMK8ZiVwJqLNdDKscj8uHh2QaFtumHKZr1x3NkvRGZMYxU2Y149i~T6p39Ulcx7OBudhUoW7kvzWn7bTAiLMA__&Key-Pair-Id=KUT5TJCACFTXG","author","Rancho Cordova City, CA","date","2025-08-26T00:00:00Z","article","City staff said it has secured a grant to study whether the city’s code and economics support “missing middle” housing — small multifamily types between single‑family homes and larger apartment buildings — and to model whether a revolving loan program could support those infill projects.
Stephen Heisler, housing manager, described the planned multifamily housing study as a 6‑ to 8‑month effort that will include code review, hypothetical renderings and economic feasibility analysis by a consultant. Heisler said staff expects to return to council with findings and recommendations in 2026.
Heisler said the study will focus on whether code changes and a potential revolving loan fund could make projects such as fourplexes, sixplexes or detached single‑family units‑for‑rent feasible on small city‑owned lots, particularly in transit‑oriented and Folsom Boulevard redevelopment areas. He cited an example of single‑family detached rental units adjacent to a Raley’s as a concept that might allow households who cannot afford a down payment to live in detached units with yards while remaining close to services.
Heisler emphasized that the missing‑middle study would target market‑rate or moderate‑income projects with small or no subsidy gaps, not the city’s subsidized affordable‑housing pipeline. The study’s economic consultant will test whether projects are in the “ballpark of feasibility” and will advise whether staff should pursue a revolving loan fund to incentivize small‑scale infill redevelopment.
Heisler said staff will return with the study results and possible program proposals after the consultant work is complete.","mediaType","Video","parentTitle","August 26, 2025 Special Meeting/Work Session 5:30 PM","oneSentenceSummary","Staff said it has a grant to study multifamily and missing‑middle feasibility and expects results in 2026; the study could lead to a revolving loan fund to support small infill projects.","taxTitle","Rancho Cordova City, Sacramento County, California","taxId",73007,"location","California","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6133172,"Council weighs long‑term fee deferrals and CFD relief amid warnings about revenue and bond impacts",388,2090000,2478000,"/Search/View?dp=1&key=5705663-576e2fc8ec21f3569c43ec604569c715&start=2090&end=2478","https://assets.pipeline.soar.com/5705663-576e2fc8ec21f3569c43ec604569c715/thumbnail_2090000.jpg","/articles/6133172/California/Council-weighs-longterm-fee-deferrals-and-CFD-relief-amid-warnings-about-revenue-and-bond-impacts","https://secure.pipeline.soar.com/6133172-34e6bd8880d067ebcc458f761df69c74/orig.mp4?Expires=1771084990&Signature=cvG~H7b0xv4-~j7E3uUTucYXRhCuUC51nvqbU4QwgRVjBpyu0PnnyRpkVaaywN8OB-XWqkG8F9hJe5~YEYvKl8005fglO745Ihv07sKd3SEjVJ97pH8HY2Fw2giU0o5pN5hwoQX-iPYOxRiDoheLVd9Y~aS8BFzC3hJD~cfr810pZBDM33eSfZOFdQ8D2v491~B8-hixxLIlM57DlQDus-VCxyyWGdN9O0js7C3c6GaXMHhnTGsvOS75kzF8IrZsVF9kOoNN8KgbxP~NKgCyRt2ghRigfyc-gXHJnWXpWSyHdLohZg-PBjRJHvcbR5aes0QBul6wQriqhZ3HjG67gg__&Key-Pair-Id=KUT5TJCACFTXG","City staff told the council that long‑term impact‑fee deferrals and reductions in community‑facility district (CFD) assessments can help close financing gaps for affordable projects but carry fiscal trade‑offs that could reduce city revenue and affect capital‑project funding.
Stephen Heisler, the city’s housing manager, said impact‑fee deferrals can be structured as long‑term loans tied to a project’s period of income restriction — typically 55 years for affordable projects — and might amount to $2 million to $7 million per project in city fees (roughly $18,000 to $29,000 per unit). Heisler warned that such deferrals “are probably never going to be coming in as revenue to the city” while the project remains income‑restricted and would directly reduce revenue for infrastructure and other uses.
Heisler also said reductions in maintenance CFDs can create ongoing operational costs for projects. Staff noted CFDs vary by location and on the high end can add about $2,000 per unit per year to operating expenses, which can approach 10% of a project’s revenue in some cases. Because affordable projects have rent limits set by income restrictions, additional recurring CFD expenses can render operations infeasible.
Council members and staff raised fiscal concerns: one councilmember voiced worries that wide use of deferrals could harm the city’s bond rating, affecting long‑term borrowing costs. Heisler said CFD reductions would be “case by case” and that staff is not recommending use of CFD reductions as a regular funding tool without further analysis.
During public comment, Chris Hawk of AmeriCorps Development urged the council to support long‑term fee deferrals, describing them as a “strategic investment” that his firm has used to make 100% affordable projects feasible and saying their agreements often provide a 40‑year repayment term. In contrast, council members and staff repeatedly emphasized the difference between a near‑term cash deferral and a long‑term subsidy, and discussed the downstream impacts on the Transportation Development Impact Fee (TDIF) program and the city capital improvement plan.
Heisler provided quantification of trade‑offs: the TDIF construction program has an estimated total need of about $1.34 billion while estimated future fee revenue is about $945 million, leaving an existing shortfall that additional fee deferrals would exacerbate; the city also faces roughly $200 million in deferred maintenance outside CFD funding. Staff said any program of fee deferrals or CFD reductions would require annual reporting and careful fiscal analysis to avoid creating unmanageable long‑term liabilities.
No formal policy change was adopted; council members instructed staff to continue scrutinizing proposals and to return with more detailed fiscal analyses if the council wishes to pursue fee deferrals for particular projects.","Staff presented impact‑fee deferrals and community‑facility‑district (CFD) reductions as options to help projects close financing gaps; council and staff identified fiscal tradeoffs and the need for careful case‑by‑case analysis.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6133176,"City staff recommends RFP for 7‑acre site and to continue affordable‑housing pipeline",2375,937000,3312000,"/Search/View?dp=1&key=5705663-576e2fc8ec21f3569c43ec604569c715&start=937&end=3312","https://assets.pipeline.soar.com/5705663-576e2fc8ec21f3569c43ec604569c715/thumbnail_937000.jpg","/articles/6133176/California/City-staff-recommends-RFP-for-7acre-site-and-to-continue-affordablehousing-pipeline","https://secure.pipeline.soar.com/6133176-67add54a84afe105c46f058faa43e0f1/orig.mp4?Expires=1771084990&Signature=JqZMgkcYEAzo48lxV-2tEifUSrqsm-QmwdsUxvXCka2tsmR7eVUPYUtowuyCw57GEDapxyT7SRaws7flrOoXI5AG5ZBxJ7qVnl4Q22TF-JeZplu2UBeHsoMFufrZWKe1AQBN1DGb3pvqdZp3rAnklZso~B7L6Kzazukzp9TL~Afhk16EEt3cSsi~wawuvlWdchmGk4SgvK~kyweJKy3mGRPw7FDY4dlTvlvXvVpP3JBCjgVIAIfpizm2cv4uEzZdgNTHoa7KIhAv~Ibgki6SlYy9hMI1VydgIQrnDDlmkWSh9lRJOS1JcJCyT05gSaa5Kp~sIYq6zT0Btxv7vyV6bA__&Key-Pair-Id=KUT5TJCACFTXG","City housing staff on Wednesday recommended that the Rancho Cordova City Council continue advancing its current affordable‑housing projects and issue a request for proposals for a city‑owned seven‑acre parcel in the Ranch specific plan area.
The recommendation came during an affordable‑housing workshop presented by Stephen Heisler, housing manager for the city, who reviewed completed projects, projects in the pipeline and local funding available to close financing gaps.
Heisler said the city has used local funding sources including land dedications, impact‑fee revenue and a housing trust fund to support developments and that staff is proposing an RFP for the 7‑acre ranch parcel “as soon as practicable.” Heisler also asked the council whether it prefers larger bond‑driven projects or smaller, target‑population projects when prioritizing limited local funds.
Staff described several projects already under way or in planning: the Mather Veterans Village phases 1–3 are complete; phase 4 is proposed to add about 70 units for homeless and disabled veterans and staff said it applied for state funding in April and is “confident that construction will be starting in 2026.” Phase 5 is in site‑acquisition stages and could start construction later depending on funding. Sunrise Crossing (about 82 units) is complete; Crossings at Woodbury is a proposed 27‑unit project pursuing funding with an earliest construction start around 2027; and a low‑income component of the Mills Crossing project would aim for roughly 100 units with entitlements and a potential 2028 start.
Heisler listed local resources: a housing trust fund balance of about $8,500,000 and roughly $1,000,000 of projected annual permit revenue (dependent on building activity). The city also has $2,000,000 in its Community Enhancement Investment Fund that is currently unspent but largely committed to existing projects.
Developers and housing partners who spoke during public comment described projects they are pursuing and how local support would affect feasibility. Chris Hawk, founding principal of AmeriCorps Development, said his firm is under contract on a 9.5‑acre parcel in the city and is proposing a 270‑unit, 100% affordable project; Hawk urged council support for long‑term fee deferrals to bridge financing gaps and said in his experience such deferrals are repaid under 40‑year agreements. Jatin Malhotra, head of acquisitions at Cypress Equity Investments, described a proposed project at 11650 Douglas with total costs he estimated at about $65,000,000 (about $450,000 per unit) and said CFDs and fee relief could materially reduce the local funding gap on that development.
Council members gave informal direction during the workshop. Multiple council members said they favor special‑purpose projects that serve defined populations — seniors, veterans or people with special needs — and supported evaluating fee deferrals on a case‑by‑case basis rather than adopting an across‑the‑board policy. Heisler said staff will prepare next steps consistent with those directions and return with additional detail.
No formal motion or vote occurred at the workshop; staff recommendations were presented for council guidance.
Staff and public participants identified several dependencies on state competitive funding programs and sequencing: local gap financing and predevelopment support are typically used to make applications more competitive for state bond allocations and tax‑credit awards, and successful projects often combine local, state and private funding.
Heisler said the average time from project conception to construction for the city’s recent projects has commonly been about three years but that individual projects may take longer depending on funding awards and approvals.","City housing staff asked the council to back moving current affordable projects forward and to issue a request for proposals on a city‑owned 7‑acre “ranch” parcel, while developers in public comment described projects and financing gaps.","actionData","errors"]

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City to study "missing middle" housing and consider a revolving‑loan pilot for infill

Council weighs long‑term fee deferrals and CFD relief amid warnings about revenue and bond impacts

City staff recommends RFP for 7‑acre site and to continue affordable‑housing pipeline