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HomeMy WebLinkAboutPRED 09-00010 A�°""" =.~~v ~~.~ .,~ .~~..~..~.. .. ' 0 I Bedroom 6 Total Regular units & I ADA unit 2 Bedroom 60 Total 5 Regular units & 2 ADA unit 3 Bedroom 16 Total 115 Regular units & I ADA unit 4 Bedroom 4 Total 1 3 Regular units & 1 ADA unit 86 Total Unit Count Farm Labor Housing 850 East Gridley Road Gridley, Ca. `.' Page I of 1 Troester, Steve From: Troester, Steve Sent: FridaLApril 17, 2009 3:35 PM To: 'roy@butte-housing.com'; 'aredamonti@gridley.ca.us' Cc: Thistlethwaite, Charles; Edell, Stuart; Fogel, Doug Subject: FW: Farm Worker Housing Comments Attachments: scan0001.pdf Roy Peters (Butte County Housing Authority), I am here forwarding to you the comments of Andrea Redamonti, the Community Development Director of the City of Gridley, regarding the Pre -Development. Conference which we held with you on the redevelopment of the Gridley Farmworker Housing facility. Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530) 538-7153 (530) 538-2140 FAX From: Andrea [mailto:aredamonti@gridley.ca.us] Sent: Friday, April 17, 2009 2:02 PM To: Troester, Steve Cc: Lucas, Steve Subject: Farm.Worker Housing Comments Steve and Steve, Attached are the City of Gridley comments on the proposed Farm 'Labor.Housing development. Please call me if you would like to discuss any of the issues. I am riot sure, but my .final comment regarding recreation may need some additional LAFCO input... Have a great weekend! Andrea 4/17/2009 _ � is - - .. - �� �o � o�� . N • Page 1 of 2 Troester, Steve From: Troester, Steve Sent: Tuesday,�Marcl` 24 2009 2:25 PM To roy@butte-housi g Subject: RE: Pre -Development Review, Gridley Farm Labor Housing Redevelopment, PRED 09-0001 Hs. Auth. of Butte Roy, We'll run with April 8 at 1 PM. The meeting will be held here, at #7 County Center Drive, where we met before with you. Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530) 538-7153 (530) 538-2140 FAX From: roy@butte-housing.com [mailto:roy@butte-housing.com] Sent: Tuesday, March 24, 2009 1:50 PM To: Troester, Steve Cc: Ed Email ; Larry Email; Ron Tackett; Leonard Thompson; Brooks, Marcia - Redding, CA Subject: RE: Pre -Development Review, Gridley Farm Labor Housing Redevelopment, PRED 09-0001 Hs. Auth. of Butte Hi Steve: That date (Wednesday April 8th 1:00pm) will works for Us. What address/location will this be held at ? Thank you (oy V Peters Deputy Executive Director Housing Authority of the County of Butte 2039 Forest Ave. Chico,CA. 95928 530-895-4474 ext 219 530-895-4459 fax TDD Relay (800) 735-2929 The Housing Authority of the County of Butte is an equal opportunity employer and housing provider CONFIDENTIA=NOTICE: This communication and any accompanying document(s) are privileged and confidential, and are intended for the sole use of the addressee(s). If you have received this transmission in error, you are advised that any disclosure, copying, distribution, or the taking of any action in reliance upon it is strictly prohibited. If you have received this communication in error, please return the message via email reply and immediately delete itfrom your system. From: Troester, Steve[mailto:Stroester@buttecounty.net] Sent: Tuesday, March 24, 2009 10:46 AM 3/24/2009 • • Page 2 of 2 CIO To: roy@butte-housing.com Subject: FW: Pre -Development Review, Gridley Farm Labor Housing Redevelopment, PRIED 09-0001 Hs. Auth. of Butte Roy, Would a Pre -Development Conference on Wednesday April 8, 1:00 PM work for you? Steve Troester (538-7153) From: Troester, Steve Sent: Thursday, March 19, 2009 3:07 PM To: 'roy@butte-housing.com' Cc: Snellings, Tim; Thistlethwaite, Charles; Calarco, Pete; Breedon, Dan; ]olliffe, Stacey; Price, Richard; Breedon, Dan Subject; Pre -Development Review, Gridley Farm Labor Housing Redevelopment, PRIED 09-0001 Hs. Auth. of Butte Hi Roy, We have received and logged -in the Housing Authority's application for a Predevelopment Review Conference, with various affected departments of the County, regarding the potential Redevelopment of the Gridley Farm Labor Housing facility on APN024-220-030. We will be contacting you within about a week to schedule this meeting with you for a mutually convenient time. We normally schedule these meetings for a Wednesday afternoon beginning at 1:00PM. In advance of the meeting, we will have circulated the materials you submitted with the application, so that County Departments will be able to provide specific comments and input. Your receipt for the application fee is in the mail to you. Thanks much! Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530) 538-7153 (530) 538-2140 FAX 3/24/2009 �..����, 2 �®�j � ; ���� �. . �� �� U `7 W° � fit/ �• �. Page 1 of 1 Troester, Steve From: Troester, Steve Sent: TuesdayfMarc 2 2009 10:46 AM To: 'roy@butte-hous ni g com' Subject: FW: Pre -Development Review, Gridley Farm Labor Housing Redevelopment, PRIED 09-0001 Hs. Auth. of Butte Roy, Would a Pre -Development Conference on Wednesday April 8, 1:00 PM work for you? Steve Troester (538-7153) From: Troester, Steve Sent: Thursday, March 19, 2009 3:07 PM To: 'roy@butte-housing.com' Cc: Snellings, Tim; Thistlethwaite, Charles; Calarco, Pete; Breedon, Dan; ]olliffe, Stacey; Price, Richard; Breedon, Dan Subject: Pre -Development Review, Gridley Farm Labor Housing Redevelopment, PRIED 09-0001 Hs. Auth. of Butte Hi Roy, We have received and logged -in the Housing Authority's application for a Predevelopment Review Conference, with various affected departments of the County; regarding the potential Redevelopment of the Gridley Farm Labor Housing facility on APN024-220-030. We will be contacting you within about a week to schedule this meeting with you for a mutually convenient time. We normally schedule these meetings for a Wednesday afternoon beginning at 1:OOPM. In advance of the meeting, we will have circulated the materials. you submitted with the application, so that County Departments will be able to provide specific comments and input. Your receipt for the application fee is in the mail to you. Thanks much! Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530) 538-7153 (530) 538-2140 FAX 3/24/2009 10 • Page 1 of T Troester, Steve From: Troester, Steve Sent: Tuesday, March 24, 2009 3:41 PM To: Edell, Stuart; Schroth, Eric; Fogel, Doug; Banner, Brad; McSpadden, Elaine; Betts, Steve; Lucas, Steve; Castanon, Yvette; Jolliffe, Stacey; 'Damon, Matt'; Reimers, Ken; 'sarah smith@dot.ca.gov'; Parker, Kathy; McCracken, Shari; Thistlethwaite, Charles; Calarco, Pete; Snellings, Tim; 'jmathews@waterboards.ca.govrp'; 'rhinrich @dhs.ca.gov'; Connell, Joe; 'planning@gridley.ca.us'; 'JMarr@dfg.ca.gov' Cc: Bonham, Tina; Breedon, Dan Subject: Request for Comments for Pre -Development Conference on Conceptual Project to Redevelop Farmworker Housing Facility, APN 24-220-030 Attachments: App & Project Description, Hs Auth PRED09-0001.pdf; Site Plans, Exist & Proposed, Hs Auth PRED09- 0001.pdf Butte County Department of Development Services TIM SNELLINGS, DIRECTOR I PETE CALARCO, ASSISTANT DIRECTOR 7 County Center Drive, Oroville, CA 95965 (530) 538-7601 Telephone (530) 538-2140 Facsimile Date: March 24, 2009 To: County Departments and Other Agencies Subject: Request for Comments, Evaluation and Initial Assessment Application File No: Pre -Development Conference PRED09-0001 APN: 024-2207030 Applicant: Housing Authority of Butte County Owner: Housing Authority of Butte County Project Description & Location: The Housing Authority of Butte County operates a 130 -unit farmworker housing facility on a +/-57-acre site (APN 024-220- 030) in the Public -Quasi -Public general plan designation and PQ Public -Quasi -Public zoning district. the Housing Authority is considering a phased, comprehensive demolition and redevelopment of the residential units, amenities, and infrastructure on the site. Please refer to the attached project description. Also attached are the existing and proposed Site. Plans and a Market Study regarding this conceptual project. The site is located approximately 2 miles east of the City of Gridley on the East Gridley Road, adjacent to the Feather River. Inter -Departmental Review (IDR) Meeting Date: April 8. 2009 Assigned Planner: Steve Troester This application is being provided to you for comments, evaluation and initial assessments, to recommend initial conditions of approval, and/or to provide information/mitigations to be included in the planning of such a project. These would include any special studies you may require. An Inter -Departmental Review (IDR) meeting will be held on April 8. 2009. This meeting is open to any agency with jurisdiction or permitting approval of the project. Please provide comments prior to, or at the meeting. (PLEASE SEND YOUR RESPONSE TO: Steve Troester, Senior Planner stroester(cDbuttecounty.net, or by mail to the address listed above. Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530) 538-7153 (530) 538-2140 FAX 3/24/2009 Jo* Ole Page 1 of 1 Troester, Steve From: Troester, Steve Sent: Thursday, March 19, 2009 3:07 PM To: roy@butte-hour ni g com' Cc: Snellings, Tim; Thistlethwaite, Charles; Calarco, Pete; Breedon, Dan; Jolliffe, Stacey; Price; Richard; Breedon, Dan Subject: Pre -Development Review, Gridley Farm Labor Housing Redevelopment, PRED 09-0001 Hs. Ruth, of Butte Hi Roy, We have received and logged -in the Housing Authority's application for a Predevelopment Review Conference, with various affected departments of the County, regarding the potential Redevelopment of the Gridley Farm Labor Housing facility on APN024-220-030. We will be contacting you within about a week to schedule this meeting with you for a mutually convenient time. We normally schedule these meetings for a Wednesday afternoon beginning at 1;OOPM. In advance of the meeting, we will have circulated the materials you submitted with the application, so that County Departments will be able to provide specific comments and input. Your receipt for the application fee is in the mail to you. Thanks much! Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530) 538-7153 (530) 53872140 FAX 3/24/2009 4 LEAD IN SHEET & COMMENT DISTRIBUTION LIST FILE NO: PRED09-0001 APN: 024-220-030 APPLICANT: HOUSING AUTHORITY OF Butte OWNER: HOUSING AUTHORITY OF Butte PROJECT DESCRIPTION & LOCATION: The Housing Authority of Butte County operates a 130 -unit farmworker housing facility on a +/-57-acre site (APN 024-220-030) in the Public - Quasi -Public GP and zoning, east of Gridley. The Housing Authority is considering a phased, comprehensive demolition and redevelopment of the residential units, amenities, and infrastructure on the site. Also attached are existing and proposed Site Plans and a Market Study regarding the conceptual project. The site is located approximately 2 miles east of the City of Gridley on the East Gridley Road, adjacent to the Feather River. SIZE: +/-57 acres SUPERVISORIAL DISTRICT: 4 EXISTING ZONING: P -Q (Public, Quasipublic) GENERAL PLAN DESIGNATION: P ASSIGNED PLANNER: Steve Troester Date Application Received: 3/19/2009 Date Project Assigned: 349-09 Requested IDR Date: April 8, 2009 30 Day Complete: Tentative Hearing Date: i� 0 COMMENT DISTRIBUTION LIST County.Offices and Cities: • Environmental Health ❑ County Counsel ❑ BCAG ® LAFCo ❑ City of Biggs ❑ ALUC ® Agricultural Commissioner ❑ City of Chico ❑ APCD Public Works/Land Dev ❑ City of Gridley ❑ Butte Co. Farm Bureau Assessor's Office - Mapping 0 City of Oroville ❑ Chico Airport Commission ❑ Planning Division Staff ❑ Town of Paradise ❑ Chief Administrative Officer ❑ Building Manager ❑ ❑ Fire Protection: ® CalFire ❑ El Medio Fire Protection District Domestic Water: ❑ S.F.W & P. Agency (OWID) ❑ Butte Water District ❑ Del Oro Water Co. El California Water Service Co. ❑ Thermalito Irrigation District ❑ Utilities: ❑ PG&E North & South - Chico ❑ AT & T ❑ Irrigation District: Biggs / West Gridley Water ❑ Durham Irrigation Dist. ❑ Paradise Irrigation Dist. ❑ Richvale Irrigation Dist. ❑ Table Mountain Irrigation Dist. ❑ Sewer; ❑ LOAPUD ❑ Sterling City Sewer Main ❑ Slcansen Subdivision (CSA 21) Q City of Chico (Sewer) ❑ City of Oroville (Sewer) ❑ SCOR Drainage Districts: Q Sacramento & San Joaquin ❑ Drainage District 200 ❑ Reclamation District No. 833 Drainage Dist. ❑ Reclamation District No. 2054 ❑ Reclamation District No. 2056 ❑ State Agencies: 0 CalTrans ❑ Dept. of Water Resources ❑ Dept. of Fish & Game El Dept. of Conservation ❑ ❑ Federal Agencies: ❑ U.S. Forest Service ❑ U.S. Bureau of Land ❑ EPA Management El USFWS ❑ Army Corp. of Engineers ❑ Other Districts, Agencies, Committees: ❑ ❑ G:\PROJECTS\Trakit Merge Documents\Drafts\Lead In Sheet & Comment Distribution List.doc 14F.3 ZONE GENERAL PLAN EXISTING LAND USE PROPOSED LAND USE P �blic/Quasi.. EXISTING T-abor'Housing Farm Labor Housing - EXISTING STRUCTURES, (square feet, are PROPOSED STRUCTURES (square feet)UNDER WILLIAMSON ACT CONTRACT' I I : — . . 11 11 [3 Ye� 111,802 111.802 - , - ­ .-1 _: (Check One) ' (Check One). PROPERTY IS OR PROPOSED TU BE . SEWERED, [I PROPERTY, IS OR PROPOSED TO BE ON PUBLIC,WATER 0- PROPERTY IS 09 PROPOSED TO BE ON SEPTIC 10 PROPERTY IS OR PROPOSE. D TO BE ON WELL WATER [:1 LEGAL LOT DETERMINATION 1:1 USE PERMIT MINOR USE PERMIT ,COMMUNICATIONS, FACILITY UP/MUP ❑ VARIANCE MINOR VARIANCE, ❑ LOT LINE. ADJUSTMENT CERTIFICATE OF MERGER -Lj TENTATIVE SUBDIVISION: MAP ❑ TENTATIVE PARCEL MAP WAIVER OF PARCEL MAP, CERTIFICATE OF, CORRECTION ❑ REZONE GENERAL PLAN AMENDMENT E] MINING AND RECLAMATION PLAN 0 DEVELOPMENT AGREEMENT OTHER MUM SE—005TIONO;MPOSE PROJECT (Attach necessary sheets. If this application eation is fora land division, describe the number. and size of parcels:) Redevelopment of 130 family units, which'includ6,'iiew'infrastructure. 7 E S, RI Ir(8E'!'R_jTr1'?Y­THAT I AM PRESENTLY -ME LEGAL OWNER OR THE AU.THURIZED AGENT OF THE OWNER OF THE ABOV DE.0 BEDMUFt. FURTHER; I ACKNOWLEDGE THE FILING OF THISP4 I AP IC I KATION A I AND CERTIFY THAT ALL OF THE ABOVE INFORMATION IS TRUE AND ACCURATE, (If an agent is to be, authorized, execute, an affidavit of authorization and include the affidavit with this application.) DATE: March 17, 2009 SIGNATURE: Butte County Department Development Services T: TIM SNELLINGS, DIRECTOR I'PETE CALAW(VASSlSTANT DIRECTOR 0 0 I County Center Drive COUNTY , a Oroville CA- -.95965 (530) 1 538-7601 'Telephone MAR 1_1 -.200g W (530_)53&7785 Facsimile. ]DEVELOPMENT SERVICES'' _ tog, "Pli "INN . W.'"N W11111 W.11_01 N , 4;m IR . APPLICANT'S NAME :.a�plicant.is-diffeient from owner an iffidavit is';equir'ed'.)­ --ff ' � ' ASSESSQ97S PARCEL NUMBER: 624220--7030 .H6usgA4tbQrUOf �fie County 6 f Butte's n y .000--_ T,- CITY, STATE, 4 ZIP, CODE', STREET TELEP TELEPHONE;: 2639 Fotest Ave, Chico CA 95928 2039 530.). 895 - 4474 E-MAIL: roy@buit,e-housing.com FAX: 530 ) 895, -,4459 OWNER'S NAME: Housing Authority Of the County of Butte I TELEPHONE:• 1.( 530 895 _4474 ADDRESS: STREET, CITY, STATE. CODE - 14F.3 ZONE GENERAL PLAN EXISTING LAND USE PROPOSED LAND USE P �blic/Quasi.. EXISTING T-abor'Housing Farm Labor Housing - EXISTING STRUCTURES, (square feet, are PROPOSED STRUCTURES (square feet)UNDER WILLIAMSON ACT CONTRACT' I I : — . . 11 11 [3 Ye� 111,802 111.802 - , - ­ .-1 _: (Check One) ' (Check One). PROPERTY IS OR PROPOSED TU BE . SEWERED, [I PROPERTY, IS OR PROPOSED TO BE ON PUBLIC,WATER 0- PROPERTY IS 09 PROPOSED TO BE ON SEPTIC 10 PROPERTY IS OR PROPOSE. D TO BE ON WELL WATER [:1 LEGAL LOT DETERMINATION 1:1 USE PERMIT MINOR USE PERMIT ,COMMUNICATIONS, FACILITY UP/MUP ❑ VARIANCE MINOR VARIANCE, ❑ LOT LINE. ADJUSTMENT CERTIFICATE OF MERGER -Lj TENTATIVE SUBDIVISION: MAP ❑ TENTATIVE PARCEL MAP WAIVER OF PARCEL MAP, CERTIFICATE OF, CORRECTION ❑ REZONE GENERAL PLAN AMENDMENT E] MINING AND RECLAMATION PLAN 0 DEVELOPMENT AGREEMENT OTHER MUM SE—005TIONO;MPOSE PROJECT (Attach necessary sheets. If this application eation is fora land division, describe the number. and size of parcels:) Redevelopment of 130 family units, which'includ6,'iiew'infrastructure. 7 E S, RI Ir(8E'!'R_jTr1'?Y­THAT I AM PRESENTLY -ME LEGAL OWNER OR THE AU.THURIZED AGENT OF THE OWNER OF THE ABOV DE.0 BEDMUFt. FURTHER; I ACKNOWLEDGE THE FILING OF THISP4 I AP IC I KATION A I AND CERTIFY THAT ALL OF THE ABOVE INFORMATION IS TRUE AND ACCURATE, (If an agent is to be, authorized, execute, an affidavit of authorization and include the affidavit with this application.) DATE: March 17, 2009 SIGNATURE: -0 0 PROJECT SUMMARY SHEET FILE NO.: PRED09-0001, PREDEVELOPMENT REVIE APN: 024-220-030 ZONING: P -Q (Public, Quasipublic) GNL PLN: PQ APPLICANT: HOUSING AUTHORITY OF Butte PHONE: 4. ADDRESS: 2039 Forest Ave. FAX: <undefined value> Chico, CA 95928 EMAIL: roy@butte-housing.com OWNER: HOUSING AUTHORITY OF Butte PHONE: 8. ADDRESS: 2039 Forest Ave. FAX: [Owner Fax] Chico, CA 95928 EMAIL: roy@butte-housing.com REPRESENTATIVE: [AGENT NAME] PHONE: <undefined value> ADDRESS: <Undefined value> FAX: <undefined value> Negative Declaration <undefined value>, <undefined value> <undefined value> .PROJECT DESCRIPTION: The Housing Authority (HA) of Butte County operates a 130 -unit farmworker housing facility on a +/-57-acre site (APN 024-220=030) in the Public -Quasi -Public GP and zoning, east of Gridley. The Housing Authority is considering a phased, comprehensive demolition and redevelopment of the residential units, amenities, and infrastructure on the site. Also attached are existing and proposed Site Plans and a Market Study regarding the conceptual project. The site is located approximately 2 miles east of the City of Gridley on the East Gridley Road, adjacent to the Feather River. LOCATED: 1567 BOOTH -DR TOWN/AREA: GRIDLEY 1. Application accepted: 3/19/2009 Amount: $ Receipt No: 2. Assigned to: 3. Comments sent to: Public Works Director, Environmental Health, Assessor, LAFCo, Agricultural Commission, CDF, Building Manager 4. Date to Inter -Departmental Review Committee (IDR): 5. Date Status Letter sent to applicant: 6. Date scheduled for IDR: ((IDR Date» 7. Comments received from: 8. Rezone Petition Signatures Checked: 9. Mailing List/Uad-in Sheet: 10. Environmental Determination: Clearinghouse circulation required: Yes No Date Sent to SCH: State Clearinghouse No. Categorical Exemption-CEQA# Negative Declaration Mitigation Negative Declaration Subject to Fish & Game: Environmental Impact Report De Minimis: Gen. Rule Ex. — CEQA # Other H. 12. 13. 14. 15 16. 17. 18. 19. Staff Recommends: Approval Denial_ Notices Mailed: Neg'Dec Hearing Newspaper Publication Date: Neg Dec Planning Commission Hearing(s): Action taken: Board of Supervisors' Hearing(s): Action taker*': Board Resolution No.: Remanded to Planning Commission: Type approval/denial letter, send to applicant: N.O.E. / N.O.D. / APPENDIX G: Take file to Public Works: Number of Notices: Hearing O C P G B Ordinance No: Adopted: Fish & Game Fees Paid: Yes No Butte County Department' Development Services T TF TIM SNELLINGS, DIRECTOR I PETE CALAR�1UMSISTANT DIRECTOR ° ° o 0 7 County'Center Drive COUNTY o o _ Oroville, CA 95965 p ° .�' o (530) 538-7601 Telephone MAR 19 ZOOS - ° O � � �O � ° 0 538-7785 Facsimile � y (53) DEVELOPMENT ;:.. : ' �U N� v .a •:�r_- - = n..; _ M v SERVICES R�® 1 ®RMIO�N rot` CK APPLICANT=S NAME:_(If-applicant_is different from owner an affidavit is.required.) ASSESSOR'S PARCEL NUMBER: Housing Authority of the County of Butte -+.5:/ 024-220.-030-O0D ADDRESS: STREET; CITY; STATE; & ZIPCODE TELEPHONE:. 2039 Forest Ave, Chico CA 95928 (530) 895 -4474 E-MAIL:FAX: roy@butte-hoilsing.com ( 530) 895 -4459 OWNER'S NAME: Housing Authority of the County of Butte TELEPHONE: ( 530) 895 -4474 ADDRESS: STREET, CITY, STATE, & ZIP CODE: 2039 Forest Ave, Chico CA*95928 =. fir. �° '��2QP�RT� IN'FORMAF')G1CON� � . - ..0-� - -�•: _ _ NAME OF PROPOSED PROJECT (if any) SITE SIZE (in square feet or acres) Gridley Farm Labor Housing 57.33 acres LOCATION OF PROJECT (major cross streets and address, if any) - 850 East Gridley Rd Gridley CA 95948 ZONE GENERAL PLAN EXISTING LAND USE PROPOSED LAND USE P.- Q IPublic/Quasi Farm Labor Housing Farm Labor Housing EXISTING STRUCTURES (square feet) PROPOSED STRUCTURES ( square feet) UNDER WILLIAMSON ACT CONTRACT 111,802 111.802 ❑ Yes ❑ No (Check One) (Check One) PROPERTY IS OR PROPOSED TO BE SEWERED ❑ PROPERTY IS OR PROPOSED TO BE ON PUBLIC WATER F'PROPERTY IS OR PROPOSED TO BE ON SEPTIC 10 PROPERTY IS OR PROPOSED TO BE ON WELL WATER ❑ADMINISTRATIVE PERMIT ❑TENTATIVE SUBDIVISION MAP ❑ LEGAL LOT DETERMINATION ❑ TENTATIVE PARCEL MAP ❑ USE PERMIT ❑ WAIVER OF PARCEL MAP MINOR USE PERMIT ❑ CERTIFICATE OF CORRECTION ❑ COMMUNICATIONS FACILITY UP/MUP ]REZONE ❑ VARIANCE ❑ GENERAL PLAN AMENDMENT ❑ MINOR VARIANCE ❑ MINING AND RECLAMATION PLAN ❑ LOT LINE ADJUSTMENT ❑ DEVELOPMENT AGREEMENT ❑ CERTIFICATE OF MERGER ❑ OTHER qr. yRM-0 C IO. _ r E FULL DESCRIPTION OF PROPOSED PROJECT (Attach necessary sheets. If thisapplication is for a land division, describe the number and size of parcels.) Redevelopment of 130 family units, which include new infrastructure. !CERTIFY THAT I AM PRESENTLY THE LEGAL OWNER OR THE AUTHORIZED AGENT.OF THE OWNER OF THE ABOVE DESCRIBED PROPERTY. FURTHER, l ACKNOWLEDGE THE FILING OF THIS APPLICATTON'AND CERTIFY THAT ALL OF THE ABOVE INFORMATION IS TRUE AND , ACCURATE." (If an agenf is to be authorized, execute an affidavit of.authorization and include the affidavit with this application.) DATE: March 17, 2009 SIGNATURE: BUTTE COUNTY AGENT AUTHORIZATION FA Ea 0 j- 000! MAR 19 2009 DEVELOPMENT To Butte County, Department of Development Services: SERv7CES Housing Authority of the Counter of Butte ( -53- 8Q5 - /i%76 Print Name of Agent Phone Number 2039 Forest Ave, Chico CA 95928 Mailing Address is hereby authorized to process this application on my/our property, identified as Butte County Assessors Parcel Number(s) 024-220-030-000 This authorization allows representation for all applications, hearings, appeals, etc. and to sign all documents necessary for said processing, but not including document (s) relating to record title interest. Owner(s) of Record (sign and print name) Edward S. Mayer, Executive Director Print Name Signature Print Name Signature Print Name of Applicant (if other than owner) Print Name of California Civil Engineer/Land Surveyor Mailing Address Print Name Signature Print Name Signature Signature of Applicant (if other than owner) Phone Number Email Address BUTTE COUNTY AGENT AUTHORIZATION FAFV d j- 000! MAR 19 2009 DEVELOP]KENT To Butte County, Department of Development Services: SERVICES Housing Authority of the Count)4 of R„rte ( 5'36 g;t5 1,%74 Print Name of Agent Phone Number 2039 Forest Ave, Chico CA 95928 Mailing Address is hereby authorized to process this application on my/our property, identified as Butte County Assessors Parcel Number(s) 024-220-030-000 This authorization allows representation for all applications, hearings, appeals, etc. and to sign all documents necessary for said processing, but not including document (s) relating to record title interest. Owner(s) of Record (sign and print name) Edward S. Mayer, Executive Director Print Name Signature Print Name Signature Print Name of Applicant (if other than owner) Print Name of California Civil Engineer/Land Surveyor Mailing Address Print Name Signature Print Name Signature Signature of Applicant (if other than owner) Phone Number Email Address r t USDA United States Department of Agriculture Rural Development Leonard E. Thompson Community Development Specialist r 3644 Avtech Parkway, Suite A, Redding, CA 96002-9241 Voice: (530) 226-2586 • FAX: (530) 226-2567 Email: leonard.th-ompson@ca.usda.gov Website: www.rurdev.usda.96b7ca _ Roy V. Peters Deputy Executive Director f 00 o HOUSING AUTHORITY 00 otlniCOUNTY OF BUTTE {.� 2039 Forest Avenue, Suite 10 (530) 895-4474 Ext. 219 Chico, California 95928 (530) 895-4459 FAX roy@butte-housing.com 60 vV .��o-i�— /e c0 Yom" w� C Srcv� ,; - V I 7 C i Ap - - ve�Ga v - L -rdUG _________________________ ____ . � ��N� _______��____-____ . ` ,.' . - ~ . . .- . .� ' .� ' —��TI 61 xw LQ� --l_ �, r. oJe S 5 -I �. s.. �. •rL� _ � � t- �� "_ ., •. . t r ' 41A Department of Development Services INTER -DEPARTMENTAL REVIEW COMMITTEE DATE/TIME: LOCATION: Gridley Wednesday, April 8, 2009, 1:00 p.m. to 3:00 p.m. E 7 County Center Drive, Conference Room A, Oroville, California AGENDA 1. Housing Authority, PRED09-0001; 024-220-030 Planner. Steve Troester Zoning: P Public- uasi ublic Completeness of Application Evaluation General Plan: PQ (Public-Quasipublic) The Housing Authority (HA) of Butte County operates a 130 -unit farmworker housing facility on a +/-57-acre site (APN 024-220-030) in the Public -Quasi -Public GP and zoning, east of Gridley. The Housing Authority is considering a phased, comprehensive demolition and redevelopment of the residential units, amenities, and. infrastructure on the site. The site is located approximately 2 miles east of the City of Gridley on the. East Gridley Road, adjacent to the Feather River. 5-7- CtLp- r aw� � - 6A J W�' VA SO4 90/1 —,�d�c -k mo --s C 9V JW - Y- d)i��- I C) ha Aw, AA4�' h, C�klrlv,4' —i-1 d -un��s AUXWAA;�� l,0„l�1 /� � s�,�eH: locd�i�� and katlW4,eX49� 1 tenL7 -Ansi h IT pr bw bw�(�n � �7n�Gf'. %�d�r��id� �iNd' V/o/o)oyi' . 13vkleLA-PGo—Se►,.erpwiSldY1 will rP���u �nm�so�a� in zk,ell n0l1&YC,1II,- GO ;Com vo Cpee 14er), � C46 : r - bk Acres c�he� lss�es _T✓i Covey GDC -Cove N 101 co3'q Farm Labor HousingN % -009 Pre -Development Conference Mp�,�,�oy�s� 02/11/2009PRED oq- o0o I The objective of the Housing Authority of the County of Butte (HACB) is to complete a redevelopment of site APN#024-220-030-000. This will be accomplished as a Phase Development based on the one-to-one removal (demolition) and replacement of the 130 existing Farm Labor Housing (FLH) units. This will include all physical improvements. The units are subsidized housing per USDA -RD. Phase construction will be based on funding availability. The new development should consist of multiplex designed townhouses with single story (ADA) Mix (See mix below). The first phase of the development should start at the soccer field (approx 3.5 acres) which could hold about 25% of the new units. The next several construction phases should extend out to the northwest towards Kirk Road. Once that section has be been competed the next phase should be back towards to the east towards the Feather River. Below is a basic outline of the unit mix and infrastructure considerations. Please see attached Conceptual Site Plan of existing and future development. • 1 Bedroom units 600 sqft • 2 Bedroom units 900 sqft • 3 Bedroom units 1200 sqft • 4 Bedroom units 1400 sqft At least 1 of new units (ADA) At least 3 of new units (ADA) At least 2 of new units (ADA) At least 1 of new units (ADA) • Units Med Density 10-12 units per acres • Phase Construction needs to be done: o Based on funding available o Have the ability to move tenants within project o One-to-one ratio of new to demo units Infrastructure: • Street width 35- 40 ft with parking on one side of street. • Added parking plan and required handicap spaces. • As least two spaces for parking at each units and/or per County requirements. • Curb and gutter though out new development area with storm drain system. • 100 ft diameter cul-de-sac or hammer heads turn around enough to have fire access. • Building design in multiplex, townhouse, and 2 -story for economy of scale. Maximum of 2 stories. • ADA units; 1 BR= 1, 2 BR=3, 3 BR=2, and 4 BR= 1. All first floor level. • All units will have laundry hook ups. • Small back yards or only small patios to reduce overall maintenance. • Storage area (closet) near entry of patio. • Infrastructure should allow for future expansion to the north and south area for redevelopment area which should include new utilities with capacity to handle at least 130 units and support buildings. • New office building near playground, basketball courts and church. • Mailboxes to be exterior located with a roof and handicapped accessible near the office. 0 Community room next to office area to accommodate larger groups with kitchen/ serving area. �il • Community room will include a laundry facility. • Community picnic area with BBQ. • Well system upgrades include infrastructure and water -quality resolution. • Fire suppression as required. • Sewer system upgrade including infrastructure. • Electrical system upgrade including infrastructure. • Phone and cable TV system upgrade including infrastructure. • Two (2) strategically located laundry rooms. • Entry security gate with guard house. • Perimeter fencing and security gates. • Security cameras. • Green Space. FLH 6 Outline of new development.doe Site Characteristics Ownership: Site Size: Zoning: Seismic Zone: Butte County Housing Authority 57.33 Acres (2,497,295 sq. ft) P -Q (Public, Quasi Zone) Zone 3 Flood Zone: Zone X; Community Panel Number 060017-1110C, effective date 06/08/1998 -Area outside the 100 and 500 year floodplains The subject is located on East Gridley Road a major road that connects State Highway 99 and State Highway 70. This location has a moderate to high volume of traffic with good visibility. It has approximately 1,222.55 feet of frontage along the south side of East Gridley Road and 690.97 feet of frontage along the eastern side of Kirk Road. The subject's site is irregular in shape with the topography being fairly level and slightly sloping in an eastern direction. It is noted that the subject is adjacent to a levee protecting it from the Feather River along its eastern edge.. The subject property is not in an area that has experienced much development growth primarily due to the fact that is located in a highly concentrated agricultural area. Most of the parcels of ownership in the immediate area of the subject property range from 4 to 20 acres+ in size and have agricultural zoning which limits development potential. The aerial photo on the following page was taken in May of 2006 via Terraserver.com and clearly depicts the surrounding agricultural uses. 00 SUBJECT PROPERTY DESCRIPTION The subject property contains a mixture of concrete block duplex units and wood framed single family residential units. There are 53 single story concrete block duplexes which combine for a total of 106 units. The concrete block units consist of three separate building footprints described as model type one, model type two and model type three. Floor plans for each duplex model types are located in the addenda section of this report. This information as well as the author's measurements was used in determining the site plan and floor plans for the subject property. There are 24 single story single family residential houses on the subject property. Therefore, the subject property has a combined total of 77 buildings (53 duplex and 24 -SFR) that combine for 130 units. A description of the concrete block duplex units and the single family residences is as follows. Name of the Subject Property: General Property Types: General Property Types: Property Sub Type: Size: Total Number of Units: ................................Gross Building Area (GBA): Rentable Floor Area (RFA): Average Duplex Unit Size: Average SFR Unit Size: Average Size (Overall): Site Size: Unit per Acre (Density): Number of Buildings: Duplex Buildings: Single Family Residences: Community Center: Storage/Utility Buildings: Maintenance Building: Office: Total Buildings: Current Occupancy: Gridley Farm Labor Housing Duplex (Class C; Low Cost) Single Family Residences (Class D; Low Cost) Multi -Family and Single Family 130 ..111,802 sq. ft ................. 95,048 sq. ft 769 sq. ft 540 sq. ft 794 sq. ft 57.33 Acres (2,497,294 sq 2.27 per Net acre - 53 24 1 3 1 1 83 ft) 14.6% (19 vacant units as Sept -08). The subject property has 15 concrete block units that are vacant and 4 SFR vacant units. • • 00 Exterior Description Foundation: Concrete slab on grade Structural Frame: Duplex: Concrete Block SFR: Wood Exterior Walls: Duplex: Concrete Block SFR: Wood Windows: Metal Frame/ Single Pane Roof: Duplex: Low Level Gable/Metal SFR: Low Level Gable/Metal Gutters/Downspouts: Duplex: Yes (Partial) SFR:........... . ... ... . . .... ............... . Yes (Partial) Concrete Covered Porch: Duplex: Front SFR: Rear (washer hookups/sink) Stories: Construction Class: Duplex: SFR: Year Built: Estimated Effective Age: Duplex - SFR: Estimated Economic Life: Duplex: SFR: Remaining Economic Life: Duplex: SFR: Single Class C, low cost, (Per Marshalls & Swift) Class D, low cost, (Per Marshalls & Swift) 1950's, rehabbed 1970's and 1990's 70 50 40 50 30 0 •0 Site Improvements: Parking: Duplex Spaces: SFR Spaces: Total Tenant Spaces: Parking Ratio: Asphalt Guest Spaces: Dirt Guest Spaces: Total Guest Spaces: Total Number of Spaces: Overall Parking Ratio: w 212 spaces (concrete slab) 48 spaces (gravel/dirt) 260 spaces 2.00 spaces per unit 27 (26 Standard; 1 Handicapped) 23 spaces 50 spaces 310 spaces 2.40 spaces per unit Overall, parking for the subject property appears to be adequate with two onsite space for each unit and seventy guest parking spaces. No parking on the street is allowed according to the onsite manager. It should be noted that the authors of this report could only find one handicapped space for the entire complex. ti Utilities: w Sewer: The City of Gridley maintains the sewer system for the subject property and is responsible for maintenance of the lift station and the movement of the sewage to the sewage plant. The Butte County Housing Authority is responsible for the maintenance of the system on site. Each unit is directly connected to the sewer system. Water: This is provided by two onsite wells. One of the wells has a back up generator for continuous use. t e Y 3 i }� � s ?ysa �v � t y C �•� c L .i "M too M t1's y Y �S F C y A Sr -lop- 7 r a ..w- 'SPytu-<r;. v.a..'t.s r. -....� „'r_Y-+ v -..-tea ... �`.� ✓..'..wa'.�.��' �'"�..T�S-,�.`.w' FS»_ rs_ i % Lighting: Landscaping: East Side Access: West Side Access: Overhead metal halogen lightings unit are located throughout the subject property's site. The subject's property does not have in - ground, timed sprinkler systems in place. All watering is done by hand. Access to water is located on the exterior of each housing unit in the form of a hose bib. The subject's site consists of a variety of trees such as olive, ash, sycamore, magnolia, hackberry, walnut, privet, citrus, poplar, fruitless mulberry, Chinese pistachio, loquat, and other trees. The subject property has one main entrance for each section of the property. The first main entrance is along East Gridley Road which leads into a parking lot with access to the on- site manner's office as well as the east side of ............ ......... ..... . . . . manager's ...... .... . .... ....... ...... .............. ........ ................... the housing complex. On this side of the subject property, the traffic patterns are circular with all of the streets looping around and connecting to each other. Access to the west side of the project is off of East Gridley Road onto Kirk Road. It should be noted that there is no roadway that allows access between the west side and the east side of the housing project. Currently, a large soccer field separates the housing complex into two sides. *• 0• Subject Site Amenities: The subject property offers the following amenities, tenant services and security features: • Community Center • Head Start School/E Center • Laundry Facilities • Del Norte Medical Clinics • Picnic Area • On -Site Manager (Daytime only) • Playground • Maintenance Technicians (2) • Religious Services Area • Daytime Security • Soccer Field • Video Surveillance Cameras • Basketball Courts Site Imurovement Strenaths: • Sites large 57.33 acre size. • Good site amenities. • Adequate parking for each unit. • Level topography ..............Site Improvement Weaknesses:..................-.................................................... ....... ...................................................................... . • According to the City of Gridley, the subject sewer system is old, built with inferior quality materials, built to close to the surface and will need to be replaced. • Very limited sidewalks throughout the site. • Narrow streets along McConnell and Ogden. • Only one entrance and exit for each side of the property. • Only one handicapped space on site. •9 Adjacent Land Uses •• A description of the surrounding land uses and their impact on the subject is as follows. North: The subject's northern boundary is a combination of rural residences with agricultural uses. The rural residences appear to be in average condition and built between the 1960 and 2000. Many of these residences have barns and/or shops for storing equipment which appear to be in average condition as well. This type of agricultural operation is typical for the surrounding area and provides employment for local tenants. South: The subject's southern boundary is several parcels that combine for approximately 445 acres of walnuts. This type of agricultural operation is typical for the surrounding area and provides employment for local tenants. East: The subject's eastern boundary is the Feather River. The Feather - - - - - River is a principal tributary of the -Sacramento River: It runs in a .... ..- - - north -south direction and is approximately 170 miles long. On the eastern edge of the property is a levee that provides protection against flooding from the Feather River. On the eastern side of the Feather River is the City of Gridley Sewage Plant. The surrounding parcels do not have city sewer hookup; however, due to the multi- family use and size of the subject property as well as its proximity to the sewage plant it has city sewer. Therefore, this location has some advantages to the subject property. West: The subject's western boundary consists of a few smaller rural residences with accompanying agricultural uses. The rural residences appear to be in average condition and built between the 1960 and 2000. Many of these residences have barn and/or shops for storing equipment which appear to be in average condition as well. Additionally, Nurstech a large multi -national agricultural company which develops olive root stock for production is located on a 34 acre site that extends to the corner of Larkin Rd and East Gridley Road near the subject. This provides additional local employment for the. subject's tenants. A map displaying the adjacent land uses is as follows on the next page. SITE LOCATION MAP 63 I ttte County StreetKnowledge IF e a t' View Help w Page 1 of 1 Tools i ;, New 5earch General Plan P_;_Public/Ou_asi=Pu Deer Herd Management Not In Deer Herd Ai i Area ' Property Information Supervisor District iParcel024-220-030-000 I....._.... _ _ .. .. .. ... ....... .... _... .. A Acres 45.82 r :Address(s) Primary Address _ r� Zoom to Selected 876 AUTHORITY D GRIDLEY 95948 :Additional Address Zoom t 'There are 120 adds :. ; I Jurisdiction Butte County 0 0.030. OG 0.03 mi IIIL Map Scale = 1:7000 Zoom to Unincorporated Bangor .itte County Cities with StreetKnowledge: ridley - Parce— 'County Data Zoning P_Q.=Public, Quasi• General Plan P_;_Public/Ou_asi=Pu Deer Herd Management Not In Deer Herd Ai i Area Permitted Supervisor District District 4 Flood Zone A X FIRM Map Number 06007c1110 C Snow Load Elevation 0 to 1499 Feet, No I Zoom to Selected Legend I Hide ,Streets ii I 'IHydrology _ !i [ Lakes ............... �Highways o fly Highways '.Unincorporated Communities Unincorporate Communities Large Scale isclaimer: Butte County does not guarantee that the information provided on this site is accurate or complete. The County provides this information on an "as is" basis and isclaims all warranties, expressed or implied, including but not limited to warranties of merchantability, fitness for a particular purpose and non -infringement. The County is not :sponsible for any damages arising from the use of this information. Access to this data is at user's risk. Users should verify the information before making project commitments. ittp:Hsk.chicomapworks.com/?tool=display&apn=24220030 2/10/2009 Population, Demographic and Economic Trends_ • Since 1990 the population has increased 2.57% per year in the primary market area and 1.51% in the secondary market area. Claritas projects the primary market areas population to increase to 18,495 or 2.45% per year into 2013. • Agricultural employment throughout Butte, Sutter and Yuba Counties is declining. The California Employment Development Department indicated that the average annual farm employment in these counties was projected to decline into 2014. For the primary market area, farm workers represent 12.27% of the total labor force. Farm workers represent approximately 4.28% of the total secondary market work force. • The average hourly wage of all farm workers in Butte County is $12.75 and in Yuba Sutter it is $8.76 according to the California Employment Development Department. Therefore, the average wage in the primary market area is within the range stated above. • The total labor force in the primary. market area has increased at a rate of 1.85% per year from 2000 to 2007. The secondary market area has increased 1.56% per year over the past seven years which is slightly less than the primary market area. ......!!�.....T.otal.employment.inthe primary. market. area. has increased .1.55% over. the past.seven ........ . years. The secondary market area has increased 1.20% annually which is slightly less than the primary market area. • Non-farm employment has accounted for the majority of growth throughout Butte, Yuba - Sutter Counties over the past several years. This trend has impacted the farm worker population since many legal, income qualified tenants have transitioned out of farm work and into other growth sectors such as construction over the past few years. This trend demonstrates that the subject's primary market area and secondary market area will not experience any significant growth in farm labor. • The primary market area is project to gain 103 households per year through 2013. Based on 37.59% of these new households being renters, 39 -new renter households would be added per year. • There is an estimated 600 farm worker households located in the subject's primary market area. Including the PMA total, they are approximately 5,500 households who derive income from farm labor sources throughout Butte, Yuba -Sutter Counties. As noted agricultural employment is declining and non-farm employment is increasing; therefore, farm labor employment levels are stabilizing to declining. In response to the changing farm labor employment levels,. the USDA has been in the process of updating the farm worker eligibility requirements. No clear definition changes have been written into the eligibility requirements; however, ineligibility waivers for agricultural manufacturing workers (canneries, processing plants) have been implemented allowing these types of agricultural workers to occupy units in farm labor housing complexes until a definition change can occur. The authors will consider this change; however, they will not rely on this data since it is subject to change. Housing Market Conditions • The subject property is the only farm worker project in the primary market area of Biggs, Gridley and Live Oak. In the secondary market, there are four farm worker housing projects they are Mahal Plaza and Richland Housing in Yuba City, Beverly Terrace in Linda and La Vista Verde in Chico. These complexes provide a total of 351 housing units. • No new multi -family projects containing more than four units have been completed in the PMA since 2000. • The PMA development pipeline includes one new multi -family rental projects that will compete with the subject property. A new 65 unit project called Washington Square has been approved in the City of Gridley. Construction is planned to being in August of 2009. Additionally, a new 13 unit single family residential subdivision called Locust Estates is being built via the Community Housing Improvement Program (CHIP) program. Four of the tenants from the subject property will be moving into this development. • Multi -family housing units comprise only 10.3% of the primary markets housing. Single family homes and manufacturing housing total 89.7%. . �.......The.overall.vacancy rate..for.the.subject's.primary.. market rate .is.5.95%...The apartment .............. complexes have a vacancy rate range of .5% to 4.16%. • Rents charged by surveyed apartments in the primary market area have been increasing slightly over the past year. Evaluations and Conclusions • The demand for farm labor in the subject primary and secondary market areas is projected to decrease into 2014. Over the past seven years, farm labor employment totals have decreases as well. • As stated throughout this report, the subject property has strict requirements regarding the type of farm labor that qualifies. This further limits the potential demand for housing like the subject property. The authors of this report analyzed the potential demand increases. associated with a definition change to allow other types of agricultural workers; however, this did not appear to significantly impact the subject property as much as it would the other farm worker housing complexes in the secondary market area. • Based on a review of the market evidence, the authors of this report recommend the rehabilitation of the concrete block duplex units and demolition of the single family residential units. This would leave 53 concrete block buildings and a total of 106 units. �r N SUBJECT DESCRIPTION The Gridley Farm Labor Housing Project is located in the unincorporated area of Butte County approximately 2.0 miles east of the City of Gridley. It has a street address of 850 E. Gridley Road, Unincorporated area near Gridley, Butte County, CA, 95948. This property is located within census tract 06 (State -CA), 007 (Butte County) Tract Number 0034. It is currently owned and operated by the Butte County Housing Authority. The subject property is a farm labor housing complex and receives rental subsidies from the USDA. It should be noted that the HUD area median family for Butte County is $54,500. TARGET MARKET The subject property is an existing project 130 unit project developed through the United States Department of Agriculture (USDA) Section 514 and 516 programs and is targeted to very low, low and moderate income farm workers. All of the subject's units must be occupied by tenants who receive income from farm labor, which is defined by the USDA and as displayed in the Request for Proposal Section 2.2.1.1 in the development of this report. A farm worker is defined as a person working in connection with cultivating the soil, raising or harvesting any agriculture or aquaculture commodity. A farm worker may also work in connection with catching, netting, handling, planting, drying, packing, grading, storing, or preserving in its unmanufactured state any agriculture or aquaculture commodity. A farm worker may deliver to storage, market, or a carrier for. transportation to market or to processing any agricultural or aqua -cultural commodity. Also, a farm worker can work in the forestation or reforestation of lands, including but not limited to the planting, transplanting, tubing pre- commercial thinning and thinning of trees and seedlings, the clearing, piling and disposal of brush and slash and other related activities. There are three categories within the definition of farm worker. Each of these categories represents a distinct population who may have needs that are unique to their population: Permanent Farm worker A permanent farm worker is defined as a farm worker whose primary source of income comes from farm work and is compensated by a constant year round salary or wage. Seasonal Farm worker A seasonal farm worker is defined as a farm worker who was employed in farm work at least 150 days and earned at least $5,752.50 during a twelve month period and who has been primarily employed in farm work on a seasonal basis without a constant year round salary or wage. These types of farm workers typically have multiple jobs sites. Migrant Farm worker A migrant farm worker is defined as a seasonal farm worker who performs farm work during the past twelve months which requires travels such that the worker is unable to return to his/her domicile (permanent place of residence) within the same day and who establish a temporary residence while performing farm work at one or more locations away from the place he/she calls home or home base. The State of California, Office of Migrant Services maintains 25 migrant housing sites throughout the state. These housing complexes are seasonal in nature and provide some services to the migrant population. The nearest complex in relation to the subject property is in Yuba City and contains a total- of 77 units with a day care center. Due to the migratory nature of this farm worker class, they will not be included the subject properties target market determination. The authors of this report have concluded that the majority of the subject's tenants are seasonal farm workers due to the nature of the agricultural work located around the subject property. As will be shown later in this report, the typical tenant within the subject property has three or more jobs per household indicating a seasonal work pattern as well. All eligible farm workers must meet the standards described in the definition above and submit documentation proving citizenship within the United States of America or permanent resident alien status. FARM LABOR INCOME LIMITS The farm labor program provides housing to very low, low and moderate -income families who have current farm labor income. The minimum yearly income attributed to farm labor must be $5,752.50 in the market area of the complex. The income limits for each income type up to an eight person household is as follows. �E- Very Income $19,100 $21,800 eLow $24,550 $27,250 $29,450 $31,600 $33,800 $35,95- -0 Low Income - $30,500 $34,900- $39,250 -$43,600 $47 100 $50,600, $54,050, $57,550' Moderate Income $36,000 $40,400 $44,750 $49,100 $52,600 $56,100 $59,550 $63,050 38 Year Term $22,900 $26,150 $29,450 $32,700 $35,300 $37,950 $40,550 $43,150 Ad`. Median Inc" $38,200 $43,600 $49,100 $54,500 $58,900 $63,200 $67,600 $71,900 "RHS ADJ. Median Income shown equal twice the respective very low income limit. Existing.,Site Plan conce ptual Site Plan ROM ORJV( ' Oar G(�i OIIICc GAT CAiF (:iT.QR�iT : a"s VVV ' ' AUNTORlri' ERNE � � D � o CID I.T.E. T FLH " � fir.. h•�' ��R4to �' .� _ ` sooTwowvc .� 00ConCe ptual Site P •CGYYYYRY \LpQ r -.� �- w��-f' AUXTOR" ,4�w, • . I � �;�i Wt� C? ITE 1 �� %� MEMORANDUM To: Chris Tolley From: Steve Fowler, CaIFIRE/Butte County Fire Date: April 8, 2009 RE: PRED09-0001 HOUSING AUTHORITY OF BUTTE COUNTY APN 024-220-030 GRIDLEY FARM LABOR HOUSING Fire department requirements for the Gridley Farm Labor Housing are as follows: Access: Fire apparatus access roads shall be provided to within 150 feet of all exterior portions of the first story of every building, as measured by an approved route around the exterior of the builidng. Access roads shall meet minimum Fire Department Access Road requirements, including width, distance, turnarounds, and height limitations. See attached drawings. Width: minimum road width with Parking on one side is 28 ft. Turnarounds: NO PARKING in turnarounds. \ Height: All access roadways and turnarounds must.provide for a minimum of 13'-6" of unobstructed height above the roadway. Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed: Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read °NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. L� NO PARKING FIRE LANE NO PARKING FIRE LANE 0 NO PARKING FIRE LANE �12"� �12"� �1211 � 1s° Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. FIRE FLOW Meet the Butte County Improvement Standards (Oct. 2006) guidelines for fire flow requirements. Minimum fire flows may be adjusted by the Fire Chief with fire sprinklers installed in all structures. Required fire flow for this project is 2,000 gpm measured at 20 psi for a minimum of two hours. Hydrants shall be placed no further than 400 ft. apart. The maximum distance from any point on street or road frontage to a hydrant shall be 200 ft. Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway, Fire hydrant locations shall be identified by the installation of reflective 0 0 markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. I11 Minimum Road Width With No Parking Flre Lane Required on Bath 81des d .'Pnaa. Unimurn Road Width 28' with Parking on one side Fire Lane Required on One Side Only <1W I11 7A 2� 1�1 ®e REQUIRED ACCESS turn around »so, — 11-1 221Y-radlus 150, TURNING RADII (minimum dimensions) 48' outside radius 180 20' '- : ;�;• K28' inside radius ure •,�: 28' radius : Approved :..... Turm-around as required no turn around required Wnlmum Road Width 32' with Perking on both sides No Fire Lane Required 9:WREVENTf0N9W 9ftU F wgwwy Acom RBQW mama OHM APPROVED TURN- AROUNDS (minimum dimensions) 40 40' H 20' For up to two, single Standard street family resodenoes and cuWe-mac on-site access (public and private) ='Steve, Troester, Steve 0 rFr�_—Nelson–Carl'—_� Sent: Thursday, April 09, 2009x12:12 PM To: Troester, Steve Cc: Hunt, Philo Subject: PRED09-0001 Steve, I was ill on April 08, 2009, sorry I missed IDR. I reviewed the information. Do you know if these dwelling units will be Factory Built Housing or Conventional light frame construction? We will require the following information: -Demolition Permits with valuation and plot plan of the proposed removed structures. If hazardous materials and, or asbestos if present, then BC Environmental Health Division may be involved in the demolition permit process. The permit intake staff will have forms for the applicant to complete at time of application. -Code analysis for all structures, Include code analysis for plumbing fixtures for all public assembly (common) buildings -Typically we require a permit for each building -with complete plans (architectural, structural, accessibility, electrical (with panel schedule), plumbing, mechanical, complete plot plan with 2007 CBC Chapter 11 B requirements (path of travel, parking etc.) -It appears that some of units may have repeating floor plans, which can be Mastered Plans, with permission of the California Registered Design Professional and designated as Mastered plans at time of application: A California Registered Design Professional will be required to. be designated as, Design. Professional in responsible charge (2007 CBC Section 106.3.4) for these projects. -Soils report -2007 Califomia Building Code (CBC) Section 1802. -FEMA F.I.R.M. Flood Elevation Certificate- is required, I :know this portion of the parcel. is in Flood Zone X, but it is a parcel with a split Flood Zone with a portion of this parcel in Flood Zone A. The Plan Check Engineer, is requesting I confirmed with Stu Edell, that as long as they stay out of the Flood Zone A portion of the parcel, then they have no issues involving The Designated Floodway of The Feather River. NOTE: The FEMA F.I.R.M. . designation is subject to possible change with updated. mapping (X to possible AE) Flood. Zone requirements are determined by Butte County Ordinance requirements in effect, at the time of Building Permit application. If the applicant is completing this project in timed phases conditioned on funding sources, then they need to be aware of this possibility for Flood Zone requirements on future construction phases.- -All references to Americans with Disabilities' Act notes will be required to reference 2007 California Building Code Chapter 11 B (Publicly Funded Housing) and comply with these requirements for the dwelling units and common buildings. I will talk to Scott and Philo about how we will review these items. -Fire suppression system to have separate building permits. I would be a good idea for the applicant, to have a meeting with the Plan Check Engineer and me (time will be billed to applicant), prior to application, to review building permit application plan submittal items for completeness and answer questions. If you have any questions please let me know. 4/9/2009 -Steve, Page 2 of 2 Carl N. Carl Nelson Plans Examiner Butte County Building Division (530) 538-2875 4/9/2009 ►qrA City of Gridley 685 Kentucky Street Gridley, CA 95948 0 Steve Troester, Senior Planner Butte County Planning Division 7 County Center Drive Oroville, CA 95965 �l PR 2' 0 2 vEV>EI,OPMTi�NT April 13, 2009EiitYtCt� y RE: Request for Comments - Predevelopment Conference PRED09-0001; Butte County Housing Authority; APN 024-220-030. Dear Mr. Troester, The City of Gridley has received and reviewed the above -noted predevelopment request for comments for an application to partially demolish and reconstruct existing farm worker housing located within Butte County near the Feather River. As'rio'ted; tlierCity of Gridley.pro:vides�sewer service'to th`e facility.,The City's Public'VVorks'D'irector lias'confirmed'tliis'service�has beenfprovided:since 1978. Based on the LAFCO comments submitted for this project on April 1, 2009, it appears'thi'se'rvica'is`corisideretl':grandfath'ered iri'i and "no additional?LAFCO action wouldbe required` However; this may'need of c' Wification7from LAFCO. After reviewing the development proposal, the City would like to submit the following comments for consideration: • A new at grade lift station with grease trap will be required. The•current lift station is below grade and as such is subject to inundation. • An easement should be provided to the City to replace the force main. • A paved access road to the lift station should be provided. . :T.?•I` Theforce niai6-s' ioula be located on'site-on the'"6t�side of the levee. l� �'b" Currently; the main is located`off-'site'ori the side.'of the Feather`River.',-C1 +L3_�o. g926q Q:f PG ('v,'LCO CQ:.'J10G1_'fZ 2:;0 Gl{".+Gq ;O- L ;.;J1'r_ hL0!6C_ QJ ' ,Lii !' 50©/-: C!iA: U Itaappears from-theiplans'socce'r field's areigoing'fo be removed With'-hd view proposed"'recreational facilities'(otHi Fthan,d"e'signated"open'space areas)..Because the development is located outside City limits and is not adjacent to any nearby recreational land uses, the City would like to COUNCIL • ADMINISTRATION • FINANCE • 530.846.5695 PLANNING • PUBLIC WORKS • 530.846.3631 BUILDING • 530.846.3632 FAx 530.846.3229 Steve Troester Farm Worker Housing Predevelopment Conference Page 2 of 2 encourage the replacement of the soccer fields. •For further consideration, the City would like to discuss the possibility of coordinating/providing recreational activities for the development. If you have any questions about these comments, or would like to set up additional meetings to discuss this development, please do not hesitate to call me at (530) 846-3631. an erely, rea Redamonti Community Development Director C: Steve Lucas, Executive Officer, Butte LAFCO BUTTE LOCAL AGENCY FORMATION COMMISSION v 1453 Downer Street, Suite C • Oroville, California 95965-4950 O (530)538-7784 • Fax (530)538-2847 • www.buttelafco.org MEMORANDUM TO: Steve Troester, Senior Planner, Butte County Planning Division FROM: Stephen Betts, Deputy Executive Officer (x 715 1) SUBJECT: PRED09-0001 — HACB, APN 024-220-030 DATE: April 1, 2009 The subject parcel is located within the boundaries of the following local agencies (Tax Rate Area 075-013): • County Service Area No. Area No. 034 (Gridley Swimming Pool) • County Service Area.No. Area No. 037 (Gridley -Biggs Ambulance) LA PC 6 • Gridley -Biggs Cemetery District • Butte County Mosquito & Vector Control District ` • Gridley Union Elementary School District • Gridley Unified School District • Butte Community College District • County Seryice Area No. 164 (Animal Control) • Butte Water District NOTE: 1. PLEASE DIRECT TO LAFCO A COPY OF THE ADVISORY AGENCY PUBLIC HEARING NOTICE AND STAFF REPORT FOR THIS PROJECT WHEN COMPLETED. 2. PLEASE ENSURE THAT OUR COMMENTS AND CONERNS LISTED BELOW ARE NOTED AND ADDRESSED IN THE INITIAL STUDY AND IN THE PLANNING COMMISSION STAFF REPORT. Please accept the following comments concerning the above referenced project: 1. If urban type services (e.g. landscaping, drainage, fire protection, etc.) for the new development are proposed to beprovided hrted ough annexation two n an local agency or by�a formation of a new local agency, such as a county service area (CSA) or a c� ommunity'service=district"(CSD); the iniii'al study needs to identifyexactly what type of mechanism will be utilized. Such specificity is needed in order to allow for a complete and meaningful analysis of the project. LAFCo as the authorizing agency for an annexation or formation should be consulted early to allow for a meaningful analysis of the issue prior to County consideration of the • Steve Troester April 1, 2009 Page 2 of 7 development application. This early coordination will allow for the anticipated LAFCO action to be fully integrated into the project review process and should result in the proposal being: • Fully described in the project description; and • . Fully addressed in the appropriate environmental documents; and • Circulated to LAFCO for review as an agency with an approval role; and • Fully integrated into the public hearing process. The absence of this early coordination and failure to address the LAFCO related issues as described will require additional environmental review and related studies at such time an annexation/formation is requested resulting in unnecessary costs and delays. It should be understood that such a request would be reviewed based on state law and local LAFCO policies which are clearly directed at maximizing service efficiencies, minimizing the creation of new governmental entities, limiting urban sprawl and directing new development to areas with existing urban service providers. If the County proposes to create a new County Service Area/Community Service District to provide services to the project, a Municipal Service Review (MSR) and Plan for. Services for the CSA/CSD would need to be prepared by the County and reviewed and approved by LAFCO. The MSR would be used to determine what type of services the CSA/CSD is expected to provide and the extent to which it is expected to do so. As an alternative to a CSA/CSD, the County could form a Landscaping and Lighting District or a Benefit Assessment District to provide urban services to the project. These types of districts do not require LAFCO review or approval. Please note that if a new CSA is proposed to be formed, LAFCo will require that the proposed CSA budget include in it an annual payment to LAFCo to fund a sphere of influence review and a municipal services review for the CSA, which is required to be accomplished by LAFCo once every five years. We request that the County consult with LAFCo to determine the appropriate level of funding prior to the County conducting the Proposition 218 proceedings. 2. According to the application, sewage disposal for the existing 130 dwellings is currently handled by the City of Gridley, which conveys sewage from the property to the City's wastewater treatment plant for treatment and disposal. The application indicates that sewage disposal from the 130 replacement dwellings would continue to be handled byLf. City of Gridley. The project siteis not within the City of Gridey or within the City of Government Code Section 56133 (Services by contract outside city and district boundaries) states that a city may provide new or extended services by contract or agreement outside its jurisdictional boundaries only if it first requests and receives written approval from the commission in the affected county. The authority to review and approve extension of service contracts was given to LAFCo in 1994 to help fulfill its • Steve Troester April 1, 2009 Page 3 of 7 mandate to curtail urban sprawl by requiring service providers to come to LAFCo before extending service into the unincorporated area. If the existing 130 sewer connections were established prior to January 1, 1994; then the existing sewer service provided by the City of Gridley to the project site may be considered to be "grandfathered in" and no action by LAFCo would be required. However, if the existing sewer service was established after January 1, 1994, or if more than the existing 130 sewer connections are proposed, or if the redevelopment would result in larger sewage flows into Gridley's sewage system, application to and review and approval by Butte LAFCo may be required. Please also note that if other new or expanded services are proposed to be provided by the City of Gridley, such as fire or law enforcement services, LAFCo review and approval would be required. We request that7the aapplicant provide additional information on when the City of Gridley began providing sewer service t„ o the property. This information, which could consist of copies of any approved service agreements between the applicant and the City of Gridley, should be submitted with any future application (i.e., Use Permit, PUD, etc.) to the County. Thank you for providing us with the opportunity to comment on this project. If you have any questions concerning these comments, please contact our office at your convenience. Attachments: 1. Government Code Section 56133 2. LAFCo Policy 4.5 (Service Extensions) 0 Steve Troester April 1, 2009 Page 4 of 7 Government Code Section 56133 - Services by contract outside city and district boundaries 56133. (a) A city or district may provide new or extended services by contract or agreement outside its jurisdictional boundaries only if it first requests and receives written approval from the commission in the affected county. (b) The commission may authorize a city or district to provide new or extended services outside its jurisdictional boundaries but within its sphere of influence in anticipation of a later change of organization. (c) The commission may authorize a city or district to provide new or extended services outside its jurisdictional boundaries and outside its sphere of influence to respond to an existing or impending threat to the public health or safety of the residents of the affected territory if both of the following requirements are met: (1) The entity applying for the contract approval has provided the commission with documentation of a threat to the health and safety of the public or the affected residents. (2) The commission has notified any alternate service provider, including any water corporation as defined in Section 241 of the Public Utilities Code, or sewer system corporation as defined in Section 230.6 of the Public Utilities Code, that has filed a map and a statement of its service capabilities with the commission. (d) The executive officer, within 30 days of receipt of a request for approval by a city or district of a contract to extend services outside its jurisdictional boundary, shall determine whether the request is complete and acceptable for filing or whether the request is incomplete. If a request is determined not to be complete, the executive officer shall immediately transmit that determination to the requester, specifying those parts of the request that are incomplete and the manner in which they can be made complete. When the request is deemed complete, the executive officer shall place the request on the agenda of the next commission meeting for which adequate notice can be given but not more than 90 days from the date that the request is deemed complete, unless the commission has delegated approval of those requests to the executive officer. The commission or executive officer shall approve, disapprove, or approve with conditions the contract for extended services. If the contract is disapproved or approved with conditions, the applicant may request reconsideration, citing the reasons for reconsideration. (e) This section does not apply to contracts or agreements solely involving two or more public agencies where the public service to be provided is an alternative to, or substitute for, public services already being provided by an existing public service provider and where the level of service to be provided is consistent with the level of service contemplated by the existing service provider. This section does not apply to contracts for the transfer of nonpotable or nontreated water. This section does not apply to contracts or agreements solely involving the provision of surplus water to agricultural lands and facilities, including, but not limited to, incidental residential structures, for projects that serve conservation purposes or that directly support agricultural industries. However, prior to extending surplus water service to any project that will support or induce development, the city or district shall first request and receive written approval from the commission in the affected county. This section does not apply to an extended service that a city or district was providing on or before January 1, 2001. This section does not apply to a local publicly owned electric utility, as defined by Section 9604 of the Public Utilities Code, providing electric services that do not involve the acquisition, construction, or installation of • Steve Troester April 1, 2009 Page 5 of 7 1] electric distribution facilities by the local publicly owned electric utility, outside of the utility's jurisdictional boundaries. Steve Troester April 1, 2009 Page 6 of 7 LAFCo Policy 4.5 (Service Extensions) 4.5 Extension of Services by Contract. [GC§56133] This section applies only to contracts to extend services beyond a local agency's jurisdictional boundaries, as provided by Section 56133 of the Government Code. 4.5.1 Service Extensions. LAFCO discourages extension of services by an agency without. annexation. 4.5.2 General Standards. LAFCO will consider applications to extend services by contract beyond an agency's jurisdictional boundaries, in anticipation of annexation, both substantively and procedurally as an annexation. As used in this section, the term "in anticipation of annexation" means that the area is located within the five-year sphere horizon of the agency. 4.5.3 Subsequent Annexation Required. For all contract service extensions, the requesting agency must either: • File a concurrent application with LAFCO for annexation of the property; or, • Carry out both of the following: (1) place a condition in its contract -with the property owner requiring submittal of an annexation application with a period not to exceed two years, and (2) record a notice against the title to the property specifying that in the event that the agency does not proceed with the annexation, the property owner must make application to LAFCO for annexation of new territory within two years of LAFCO's approval of the request. 4.5.4 Exemptions. The Commission encourages the use of out -of -agency contracts or agreements solely involving the provision of non -potable surplus water to agricultural lands or that directly support agricultural industries and to projects that serve conservation purposes. [GC§56133(e)] 4.5.5 Term of Approval. LAFCO approval of outside service contracts shall be effective for a period of two years. At the end of two years, and absent an application for annexation, the LAFCO Executive Officer shall review the contracts and either extend the contract for an additional two year period or direct the jurisdiction providing the extra territorial service to initiate annexation proceedings. Prior to directing the jurisdiction to initiate annexation proceedings, the LAFCO Executive Officer shall consult with the agency to determine the feasibility of the annexation and the jurisdiction's ability to provide complete services to the subject property(ies). (Adopted October 1, 1998.) In order to address public health and safety needs or to comply with mandatory directives of regulatory agencies, LAFCO may approve a longer term provided there is substantial justification for the extension of the contract period. 4.5.6 Review of Contracts. The LAFCO Executive Officer will conduct periodic reviews of contracts established since January 1, 1994 for compliance with the requirements of this section. 4.5.7 Notification of Violation. If an agency enters into a contract in violation of Government Code Section 56133, the contract shall be null and void. If the Executive Officer receives notice : • . Page 1 of 2 . Troester, Steve From: Troester, Steve Sent: Wednesday, April 08, 2009 7:43 AM To: 'Andrea'; Alvin Davis Cc: Thistlethwaite, Charles; Calarco, Pete Subject: RE: Conceptual Pre -Development Review of Redevelopment of Housing Authority Farm Labor Housing Facility Hi Andrea, Although we will be meeting with the Housing Authority Representatives this afternoon, this is an informal review, so that they can get initial comments and feedback regarding their conceptual proposal. Hopefully this will guide them to ultimately propose a project that will better satisfy the concerns and requirements of all agencies and jurisdictions affected. I'm sure that they will be -pleased to have any and all input possible, even if it's sometime after today's meeting. There is no urgency. Once again, I apologize for my failure to give you and Alvin appropriate notice and invitation to comment on this conceptual review. Steve Troester, Senior Planner (538-7153) From: Andrea[mailto:aredamonti@gridley.ca.us] Sent: Tuesday, April 07, 2009 5:26 PM To: Troester, Steve; Alvin Davis Cc: Fogel, Doug; Thistlethwaite, Charles; Calarco, Pete Subject: RE: Conceptual Pre -Development Review of Redevelopment of Housing Authority Farm Labor Housing Facility Thanks for the invitation Steve. I believe Alvin Davis our Public Works Director will be attending the meeting on behalf of the City. We will be providing comments to you regarding this project shortly. Can you tell me if you have a deadline for the comments? ' /'4 ,Q �C Talk to you soon — Andrea From: Troester, Steve [mailto:Stroester@buttecounty.net] f Sent: Tuesday, April 07, 2009 5:02 PM To: Andrea; Alvin Davis Cc: Fogel, Doug; Thistlethwaite, Charles; Calarco, Pete - -- - - Subject: Conceptual Pre -Development Review of Redevelopment of Housing Authority Farm Labor Housing Facility Alvin and Andrea, It was just brought to my attention that I was very remiss in not contacting the two of you to comment on the conceptual project (see description below) being explored by the Butte County Housing Authority. I sincerely apologize for the. late invitation, but you would be most welcome to join us in meeting with the Housing Authority representatives tomorrow, Wednesday at 1:00 her at the Public Works Department, #7 County Center'Drive. Apart form the fact that the facility is on your doorstep, you are also providing sewage services to them. They. 4/8/2009 • � Page 2 of 2 2inve no the attached description that the existing facilities on site (and perhaps off-site) are sub -standard d ill need to be replaced. LAFCo has suggested that the facility would need to be annexed into the City's sewer service district. Alvin, Doug Fogel of the Butte County Environmental Health Department will try to contact you for some specific input on sewage treatment services. PROJECT DESCRIPTION: The Housing Authority (HA) of Butte County operates a 130 -unit farmworker housing facility on a +/-57-acre site (APN 024-220-030) in the Public -Quasi -Public GP and zoning, east of Gridley. The Housing Authority is considering a phased, comprehensive demolition and redevelopment of the residential units, amenities, and infrastructure on the site. Also attached are existing and proposed Site Plans and a Market Study regarding the conceptual project. The site is located approximately 2 miles east of the City of Gridley on the East Gridley Road, adjacent to the Feather River. Once again, I apologize for contacting you only now. Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530) 538-7153 (530) 538-2140 FAX This message has been scanned for viruses and dangerous content by MailScanner, and is believed to be clean. 4/8/2009 v✓` Troester, Steve From: 1 Schroth, Eric J Sent: Thursday, April 02, 2009 2:06 PM To: Troester, Steve Subject: RE: Request for Comments for Pre -Development Conference on Conceptual Project to Redevelop Farmworker Housing Facility, APN 24-220-030 Attachments: PRED 09-0001.doc Steve, I have attached our conditions. Note condition no. 2 for drainage. The area is within the FEMA flood plain revision and may face significant hurdles to obtain building permits. From: Troester, Steve Sent: Tuesday, March 24, 2009 3:41 PM To: Edell, Stuart;, Schroth, Eric; Fogel, Doug;.Banner; Brad; McSpadden, :Elaine; Betts; Steve;. Lucas, Steve;. Castanon, Yvette; Jolliffe;,,Stacey; Damon, Matt; --Reimers, Ken;:. Sarah_smith@dot.ca.gov;;. Parker, Kathy;. McCracken, Shari; Thistlethwaite, Charles;`Calarco, Pete; Snellings, Tim; Jr-athe%w' aterboa2d&ca.govrp; rhinrich@dhs.ca.gov; Connell,:]oe;'planning@gridley.ca.us; ]Marr@dfg.ca.gov Cc: Bonham, Tina; Breedon, Dan Subject: Request for Comments for.Pre-Development Conference on Conceptual Project to Redevelop' Farmworker Housing Facility, APN 24-220-030 Butte County Department of Development Services TIM SNELLINGS, DIRECTOR I PETE CALARCO, ASSISTANT DIRECTOR 7 County Center Drive, Oroville, CA 95965 (530) 538-7601 Telephone (530) 538-2140 Facsimile Date: March 24, 2009 To: County Departments and Other Agencies • Subject: Request for Comments, Evaluation and Initial Assessment j Application File No: Pre -Development Conference PRED09-0001 APN: 024-220-030 Applicant: Housing Authority of Butte County Owner: Housing Authority of Butte County --- _ Project Description & Location: The Housing Authority of Butte County operates a 130 -unit farmworker housing facility on a +/-57-acre site (APN 024-220-030) in the Public -Quasi -Public general plan designation and PQ Public -Quasi -Public zoning district. The Housing Authority is considering a phased, comprehensive demolition and redevelopment of the residential units, amenities, and infrastructure on the site. Please refer to the attached project description. Also attached are the existing and proposed Site Plans and a Market Study regarding this conceptual project. The site is located approximately 2 miles east of the City of Gridley on the East Gridley Road, adjacent to the Feather River. Inter -Departmental Review (IDR) Meeting Date: April 8. 2009 Assigned Planner: Steve Troester 4/6/2009 BUTTE COUNTY STANDARD CONDITIONS FOR USE PERMIT APPLICANT: DATE: 3/25/09 AGENT: APN: 024-220-030 FILE #: PRED09-0001 PLANNER: PROJECT DESCRIPTION: Those items checked are conditions of approval. PLEASE CONTACT THE PUBLIC WORKS DEPARTMENT FOR COMPLIANCE WITH THE FOLLOWING CHECKED CONDITIONS: A. STREETS ® 1. Prior to establishing use, obtain an encroachment permit and construct standard S -18B road approaches on East Gridley Road in accordance with county improvement standards. Adequate sight distance at the intersection of access roads and East Gridley. Road shall be provided. Right-of-way required for construction of road approaches and roadside drainage shall be provided. Prior to establishing use, obtain an encroachment permit and improve all new and existing driveway approaches to Kirk Road as specified in the county improvement standards and the terms of the encroachment permit. ® 2. Prior to establishing use, deed to Butte County in fee simple 40 feet of right-of-way from the physical centerline of East Gridley Road along the entire property frontage and 30 feet of right-of-way from the physical centerline of Kirk Road along the entire property frontage. The right-of-way shall be sufficient for the installation of county improvement standard S-5 at all street intersections. ® 3. Prior to establishing use, submit road and drainage improvement plans to the Land Development Division for the installation and construction of street frontage improvements on Kirk Road. Improve parcel frontage to a ''/z+ 12' street section on Kirk Road to an RS -313 county improvement standard. Construct or provide a performance bond and labor and material bond for the construction of the required improvements prior to establishing use. ® 4. Prior to establishing use, relinquish abutter's rights of access to Butte County along the East Gridley Road frontage of parcel, except at approved access points. B. DRAINAGE ® I. Prior to establishing use, a plan for a permanent solution for drainage .shall be submitted to and approved by the Department of Public Works. The drainage plans shall detail existing drainage conditions and shall specify how drainage waters shall be detained or retained onsite and/ or conveyed to the nearest natural or publicly maintained drainage channel or facility and shall provide that there shall be no increase in the peak flow runoff to said channel or facility. ® 2. Prior to establishing use, establish 100 year flood plain elevations and establish the lowest floor elevations for any structures, in accordance with Butte County Code §26-22. After adoption of the Central Valley Flood Protection Plan by the Central Valley Flood Protection Board pursuant to Section 9612 of the Water Code and after the amendments of the Butte County General Plan and Zoning Ordinance required by Sections 65302.9 and 65860.1 of the Government Code have become effective, Butte County will be prohibited from approving any discretionary permit or entitlement or any ministerial permit that would result in the construction of a new residence on any lot or parcel unless the county makes one of the findings required by Section 65962 of the Government Code regarding flood protection. Such findings must be based on substantial evidence. It shall be the responsibility of the owner of the lot or parcel, or the agent of the owner, to provide any and all information requested by the County in order for the County to be able to make the required findings. ----- Original Message- Ft From: Jenny Marr[ma.il-to-:JMa-r-r-@d-fg.ca.gov] Sent: Thursday, March 26,_2009 12:08 PM To: Troester, Steve Subject: Comments for Pre -Development Conference on Conceptual Projectto Redevelop Farm worker Housing Facility, APN 24-220-030 r Hi Steve, In reviewing the.proposed Conceptual Project to Redevelop Farmworker Housing Facility, APN 24-220-030 the Department of Fish and Game would request that additional information be provided regarding potential adverse affects to biological resources from construction of the new development. Biological resources that may be adversely affected by the action may include nesting raptors along the adjacent Feather River, changes in stormwater discharge on adjacent aquatic resources, and nesting birds affected by potential removal of mature trees. If the project will require new haul routes or adjacent staging areas for construction equipment and materials these areas should also be identified and evaluated. A disclosure of changes or upgrades to stormwater capture/run-off or outfall structures that may affect aquatic resources should also be disclosed and analyzed. An initial study analysis of the affect of the proposal on biological resources would be appropriate. The project may have an affect on biological resources and may be subject to payment of Fish and Game CEQA filing fees. Thank you for the opportunity for early review! « Please call if you have any questions. Sincerely, Jenny C. Marr Staff Environmental Scientist California Department of Fish and Game North Central Region 1100 Fortress Avenue, Suite 2 Chico, CA 95973 530.895.4267 Phone 530.895.4236 FAX »> "Troester, Steve" <Stroester@buttecounty.net> 3/24/2009 3:41 PM >>> Butte County Department of Development Services TIM SNELLINGS, DIRECTOR I PETE CALARCO, ASSISTANT DIRECTOR 7 County Center Drive, Oroville, CA 95965 (530) 538-7601 Telephone , (530) 538-2140 Facsimile Date: March 24, 2009 To: County Departments and Other Agencies Subject: Request for Comments, Evaluation and Initial Assessment Application File No: Pre -Development Conference PRED09-0001 APN: 024-220-030 Applicant: Housing Authority of Butte County Owner: Housing Authority of Butte County Project Description & Location: The Housing Authority of Butte County operates a 130 -unit farmworker housing facility on a +/-57-acre site (APN 024-220-030) in the Public -Quasi -Public general plan designation and PQ Public -Quasi -Public zoning district. The Housing Authority is considering a phased, comprehensive demolition and redevelopment of the residential units, amenities, and infrastructure on the site. Please refer to the attached project description. Also attached are the existing and proposed Site Plans and a Market Study regarding this conceptual project. The site is located approximately 2 miles east of the City of Gridley on the East Gridley Road, adjacent to the Feather River. Inter -Departmental Review (IDR) Meeting Date: April 8, 2009 Assigned Planner: Steve Troester This application is being provided to you for comments, evaluation and initial assessments, to recommend initial conditions of approval, and/or to provide information/mitigations to be included in the planning of such a project. These would include any special studies you may require. An Inter -Departmental Review (IDR) meeting will be held on April 8, 2009. This meeting is open to any agency with jurisdiction or permitting approval of the project. Please provide comments prior to, or at the meeting. (PLEASE SEND YOUR RESPONSE TO: Steve Troester, Senior Planner stroester@buttecounty.net , or by mail to the address listed above. Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530) 538-7153 (530) 538-2140 FAX C7 Page Lof.l Troester, Steve From: Sarah Smith [sarah_smith@dot.ca.gov] Sent: Friday, March 27, 200910:22 AM To: Troester, Steve Subject: Caltrans Comments Farm Labor Housing PREDQ9-0001 Mr. Troester: Thank you for the opportunity to review and cornment on the Farm Labor Housing PRED09-0001 project.. This project proposes the redevelopment of 130 family units, which include new infrastructure. The project is located over three miles east of SR 99. There are no additional residence proposed at this time. We have no comments on this application as proposed. y Sarah (Sadie) Smith Transportation Planner Caltrans District 3' Office of Transportation Planning - North PO Box 911, 703 B Street Marysville, CA 95901 Phone: 530.741.4004 _ 3/27/2009 Troester, Steve From: C Joseph H. Connel Uhconnell@ucdavis.edu] Sent: Tuesday, March 24, 2009 10:04 PM To: Troester, Steve Page 1 of 2 Subject: Re: Request for Comments for Pre -Development Conference on Conceptual Project to Redevelop Farmworker Housing Facility, APN 24-220-030 Dear Steve: Redeveloping the same site and upgrading facilities seems fine_ to me. I assume there is a market for the housing .... Joe Connell. At 03:41 PM 3/24/2009, you wrote: Butte County Department of Development Services_ TIM SNELLINGS, DIRECTOR I PETE CALARCO, ASSISTANT DIRECTOR 7 County Center Drive, Oroville, CA 95.965 - - --� - (530) 538-7601 Telephone V; (530) 538-2140 Facsimile U.C. Date: March 24, 2009 To: County Departments and Other Agencies Subject: Request for Comments, Evaluation and Initial Assessment Application File No: Pre -Development Conference PRED09-0001 r APN: 024-220-030 '. Applicant: Housing Authority of Butte County Owner: Housing Authority of Butte County - — Project Description &Location: The Housing Authority of Butte County operates a 130 -unit farmworker housing facility on a +/-57-acre site (APN 024-2207030) in the Public -Quasi -Public general plan designation and PQ Public -Quasi -Public zoning district. The Housing Authority is considering a phased, comprehensive demolition and redevelopment of the residential units, amenities, and infrastructure on the site. Please refer to the attached project description. Also attached are the existing and proposed Site Plans and a Market Study regarding this conceptual project. The site is located approximately 2 miles east of the City of Gridley on the East Gridley Road, adjacent to the Feather River. Inter -Departmental Review (IDR) Meeting Date: April 8, 2009 Assigned Planner: Steve Troester This application is being provided to you for comments, evaluation and initial assessments, to recommend initial conditions of approval, and/or to provide information/mitigations to be included in the planning of such a project. These would include any special studies you may require. An Inter -Departmental Review (IDR) meeting will be held on April 8. 2009. This meeting is open to any agency with jurisdiction or permitting approval of the project. Please provide comments prior to, or at the meeting. (PLEASE SEND YOUR RESPONSE TO: Steve Troester, Senior Planner stroester ua,buttecounty.net , or by mail to the address listed above. Steve Troester, Senior Planner Butte County Department of Development Services #7 County Center Drive Oroville, CA, 95965 (530)538-7153 3/25/2009 0 • rj LL Li2?2 yl` r. iv•.• Ji.." ft/"'S`i 'rte" �` - e �... i' e•• ,. `` , " }f y e♦ rit r l I9 " r r 1 ii . i. t � �♦ � `i � iia ..� - _ s -- - .� ,,,�„ j `f �jf�i_e - w �i.i.�r�rM'�tiiiiC�•... CD TA P ji it•.= 'r�,�ttR!}t�e�°y£':'.i t �, rel � ,. � -1 J ����.a•�� ��.�r�J a:��� 1 ...,•7jin a. " r G. x _ " ? O i�if+��F�.r: i�•`e..i•.i=�•.. F 0_ ;.r r•rf �iil"�. 1y [��i�(! r?"• r. -=rim• �� /•.' ,. �,'�z `/'a��.'��;:.1•y,� ._ K1 .�� < � It=s �� r.•'-�'Y'rr..4 � �. �':, ;..���r•�.Y e r ♦r � I ' A i� .. e� �wirr �l.••il :.. rri` t ��lyl}y� } i /y a, L!CjDj • P Y , .... � 1 ♦ .. est r� ,s# ,r f � , � I � +.• � . � ^ L I'T`S {1/ e3,ep � ':Iv YK T 0 a Farm Labor Housing Pre -Development Conference 02/11/2009 PRE O The objective of the Housing Authority of the County of Butte (HACB) is to complete a redevelopment of site, APN#024-220-030-000. This will be accomplished as a Phase Development based on the one-to-one removal ,(demolition) andreplacement of the 130 existing Farm Labor Housing (FLH) units. This will include all physical improvements. The units are subsidized housing per USDA -RD. Phase construction_ will be based on fundingavailability. The. new development should consist of multiplex designed.townh _ y p houses with single story (ADA) Mix (See mix below). The first phase of the development should start at the soccer field (approx 3.5. acres), which could hold about 25% of the new units. The next several construction phases should extend. out to the northwest towards Kirk Road. Once that section has be been competed the next phase should be back towards to the east towards the Feather River. Below is_a--basic=outline-of the unit _mix _and infrastructure considerations. Please see attached ConcptuPl eal Site an of existing and future development., �. 1 Bedroom units 600 sgfft At least 1 of new units (ADA) • 2 Bedroom units 900 sgft. At least 3 of new units (ADA) 3 Bedroom.units 1200 sgft At least 2 of new units (ADA) 4 Bedroom, units 1400 sgft. At least, l of new units (ADA) • Units Med Density 10-.12 units per acres • Phase Construction needs,to be done: o, Based on funding available o Have the ability to move tenants within project. -o One-to-one ratio of new to demo units `IofrastruefUrex • Street width 35- 40ft with parking on one side of street. • Added parking plan and required handicap spaces. • As least two spaces for parking at each units and/or per County requirements. • Curb and gutter .though out new development area with storm drain system. • 100 ft diameter cul-de-sac or hammer heads turn around enough to have fire_ access. • Building design in multiplex,, townhouse, and 2 -story for economy of scale.. Maximum of 2 stories. • ADA units; 1 BR=1,.2 BR=3, 3 BR=2, and 4 BR=1. All first floor level. • All units will have laundry hook ups. Small back yards or only small patios to reduce- overall. maintenance. • Storage, area (closet) near entry of patio. • Infrastructure, should allow for, future expansion to the north and south area for redevelopment area which should include new utilities with capacity to handle at least 130 units and support buildings. • New office building near playground, basketball courts and church. Mailboxes to be exterior located_ with a roof and handicapped accessible near the office. • Community room next to office area to accommodate larger groups with kitchen/ serving area. m • Community room will include a laundry facility. • Community picnic area with BBQ. • Well system upgrades include infrastructure and water -quality resolution. • Fire suppression as required. Sewer system upgrade including infrastructure. • Electrical system upgrade including infrastructure. Phone and cable TV :system upgrade including infrastructure. • Two (2) strategically located laundry rooms. • Entry security gate with guard house. • Perimeter fencing and security gates. Security cameras. • Green Space. FLH G Outline, of new development.doe Site Characteristics Ownership: Site Size: Zoning: Seismic Zone: Butte County Housing Authority 57.33 Acres (2,497,295 sq. ft) P -Q (Public, Quasi Zone) Zone 3 w Flood Zone: Zone X; Community Panel Number 0600.17-1110C, effective date. 06/08/1998 -Area outside the 100 and 500 year floodplains The subject is located on East Qridley Road a major road that connects State Highway 99 and State Highway 7.0. This location has a moderate to high volume of traffic with good visibility. It has approximately 1,222.55 feet of frontage along the south side of East Gridley Road and 690.97 feet of frontage along the eastern side of Kirk Road. The subject's site is 'irreguiar in shape with the topography being fairly level and slightly sloping. in an eastern direction: It is noted that the subject is adjacent to a levee protecting it from the Feather River along its The subject property is not in an area that has experienced much development growth primarily due to the, fact that is located in a highly concentrated agricultural area. Most of the parcels of ownership in the immediate area of the subject property range from 4 to 20 acres+ in size and have agricultural zoning which limits development potential. The aerial photo on the following page was taken in May of 2006 via Terraserver.com and clearly depicts the surrounding agricultural uses. Carr Bim; SUBJECT PROPERTY DESCRIPTION 'ihe'subjeef property .contains a mixture of concrete block duplex units and wood framed single family residential units. There are 53 single story concrete. block duplexes which combine for a total of 106 units. The concrete block units consist of three separate building footprints described as model type one, model type two and model type three. Floor plans for each duplex.model types are located in the addenda section of this report.. This information. as well as the author's measurements was used in determining the site plan and floor plans 'for. the subject property. There are 24 single story single family residential houses on the subject property. _,Therefore, the subject property has a combined total of 77 buildings (53 duplex and 24 SFR) that combine for 130 units. A description of the concrete block duplex units and the single family residences is as follows. Name of the Subject Property: General Property Types: General Property Types: Property Sub Type: Size: Total Number of Units: ...............Gross Building Area (GBA): Rentable Floor Area (RFA): Average Dupiex Unit Size: Average SFR Unit Size: Average Size (Overall); Site Size.. Unit per Acre (Density): Number of Buildings: Duplex Buildings: Single Family Residences: Community Center: Storage/Utility Buildings: Maintenance Building: Office: Total Buildings: Current Occupancy: Gridley Farm Labor Housing Duplex (Class C; Low Cast) Single Family Residences' (Class D_ ; 'Low Cost) Multi -Family and Single Family • 130 .111;802 sq:.ft ..................... . 95,048'sq. ft 769 sq. ft 540 sq. ft 794 sq. ft 57.33 Acres (2,497,294 sq. ft) 2.27 per" Net acre 53 24 1 3 1 1 83 14.66/o (19 vacant units as Sept -08). The subject property has 15 concrete block units that are vacant and 4 SFR vacant units.. Exterior Description Foundation: Concrete slab on grade Structural Frame: Duplex: Concrete Block ,SFR: Wood Exterior Walls: Duplex; Concrete Block SFR: Wood' Windows: Metal Frame/ Single Pane Roof: , Duplex: Low Level Gable/Metal SFR: Low Level Gable/Metal Gutters/Downspouts: Duplex: Yes (Partial) SFR;... ................. Yes (Partial) Concrete. Covered Porch: Duplex: Front SFR: Rear (washer hookups/sink) Stories: Single Construction Class: Duplex: Class C, low cost, (Per Marshalls & Swift) SFR: Class D, low cost, (Per Marshalls & Swift) Year Built: 19501s, rehabbed 1970's and 1990's Estimated Effective Age: Duplex: 70 SFR: 50 Estimated Economic Life: Duplex: 40 SFR: 50 Remaining Economic Life: Duplex: 30 SFR: 0 Site Improvements: Parking: Duplex Spaces: SFR Spaces: Total Tenant Spaces: Parking Ratio: Asphalt Guest Spaces: Dirt Guest Spaces: Total Guest Spaces: Total Number of Spaces: Overall Parking Ratio: 212 spaces (concrete slab) 48 spaces (gravel/dirt) 260 spaces 2.00 spaces per unit 27 (26 Standard; 1 Handicapped) 23 spaces 50 spaces 310 spaces 2.40 spaces per unit Overall, parking for the subject property appears to be adequate with two onsite space for each unit and seventy guest parking spaces. No parking on the street is allowed according to the onsite manager. It should be noted that the authors of this report could only find one handicapped space for the entire complex. Vii., t �✓1�'__--y—�•` r � � y LJ c s Gas & Electricity_ : Each unit is separately metered for gas and - 4. electric services which are billed by Pacific Gas and Electric Company. - 0"v Woo . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . ... • Lighting: Landscaping: East Side Access: West Side Access: Overhead metal halogen lightings unit are located throughout the subject property's site. The subject's property does not haveO ground, timed sprinkler systems in place.. All watering is done by hand. Access to water is located on the exterior of each housing unit in the form of a hose bib. The subject's site . consists of a variety of trees such as olive, ash, sycamore, magnolia, hackberry, wainut, privet, citrus, poplar, fruitless mulberry, Chinese pistachio, loquat, and other trees. x . . The subject,property has one main entrance for each section of the property. The first main entrance is along East Gridley Road which leads into a parking lot with .access to the on, .site manager's office as well as the ea .. the housing complex On this side of the subject property,.the traffic patterns are circular with all of the streets looping around and connecting to each other. Access to the west side of the project is off of East Gridley Road onto Kirk Road. it should be noted that there is no roadway that allows access between the west side and the east side of the housing project. Currently, a targe soccer field separates the housing complex' into two sides. Subject Site Amenities: The subject property offers the following amenities, tenant services,and security features: e Community Center • Head Start School/E Center. Laundry Facilities • Del Norte Medical Clinics • Picnic Area o On -Site Manager .(Daytime only) Playground Maintenance, Technicians (2) Religious .Services Area • Daytime Security • Soccer Field Video Surveillance Cameras • Basketball Courts Site Improvement Strengths: Sites large 57.33 acre size. • Good site amenities. Adequate parking for each unit. • Level topography _... Site Improvement Weaknesses: ........... ................. ............ .... :................._...........................................................:....................... . According to the City of Gridley, the subject sewer system is old, built with inferior quality materials; built to close to the surface and will need to be replaced. • Very limited sidewalks throughout the site. e Narrow streets along McConnell and Ogden. • Only one entrance and. exit for each side of the property. Only one handicapped space on site. s Population. Demographic and Economic Trends. • Since 1990 the population has increased 2.57% per year in the primary market area and 1.51% in the secondary market area. Claritas projects the primary market areas population to increase i6'1 8,495 or 2.45%o per year into 2013. • Agricultural employment throughout Butte, Sutter and Yuba Counties is declining. The. California Employment Development Department. indicated that the average annual farm employment in these counties was projected to decline into 2014. Forth' primary market area, farm workers represent. 12.27% of the total labor force. Farm workers represent approximately 4.28% of the total secondary market worts force. • The average hourly wage of all farm workers in Butte County is $12.75 and in Yuba Sutter it is $8.76 according to the California Employment Development Department. Therefore the average wage in the primary market area is within the range stated above. • The total labor force in the primary. market area has increased a_ t a rate of 1.85% per year from 2,600 to 2007. The secondary market area has increased 1.86% per year over the past seven years which is slightly less than the primary market area. ................A.....Total.empioyment.in the primary. market area. has increased.1.55%0 over.the.past.seven ........ . years. The secondary market.. area has increased 1.20% annually which is slightly less than the primary market area. Non-farm employment has accounted for the majority of growth throughout Butte, Yuba- Sutter Counties over the past several years. This trend has impacted the farm worker population since many legal, income qualified tenants have transitioned out of farm work and into other growth. sectors such as construction over the past few years.This nd� dem nom stmt's that-tKe subject's primary market -area -and -secondary market area will not experience-anyTsignificant growth=in,farm labor:,- .• The primary market area is project4c, on 37.59% of these_ new households added per year. 103 households per year through 2013. Based renters, 39 new renter households would be ' • There is an estimated 600 farm worker households located in the subject's primary, market area. Including the PMA total, they are approximately 5,500 households who derive income from farm labor sources throughout Butte, Yuba -Sutter Counties. As noted agricultural employment,is-decliningrandtnon-farm employment is increasing; therefore, farm labor employment levels are stabilizing to declining 'C�,irie i e- S • In response to the changing farm labor employment levels, the USDA has been in the process of updating the farm worker eligibility requirements. No clear definition changes have been written into the eligibility requirements; however, ineligibility waivers for agricultural manufacturing workers (canneries, processing plants) have been implemented allowing these types of agricultural workers to occupy units in farm labor housing complexes until a definition change can occur. The authors will consider this change; however, they will not rely on this data since it is subject to change. Housing Market Conditions The subje'ct'property is the only farm worker project in the primary market area of Biggs, Gridley and Live Oak. In the secondary market, there_ are four�farm worker housing projects they are Mahal Plaza and Richland Housing in Yuba City, Beverly Terrace in Linda and La Vista Verde in Chico. These complexes provide a total of 351 housing units. No new multi -family projects containing more than four units have been completed in the PMA since 2000. • The PMA development pipeline includes one new multi -family rental projects that will compete with the subject property. A new 65 unit project called Washington. Square has, been approved in the City of Gridley. Construction is planned to being in August of 2009. Additionally, a new 13 unit single family residential subdivision called Locust Estates is being built via the Community Housing Improvement Program (CHIP) program. Four of the tenants from the subject property will, be moving into this development. e Multi -family housing units comprise only 10.3% of the primary markets. housing. Single family homes and manufacturing housing total 89.7%. �......The.overall.vacancy rate..for.the.subject's. primary.. market rate .is.5.95%...The apartment .............. complexes have a vacancy rate range of .5% to 4.1.6%0. Rents charged, by surveyed apartments in the primary market area have a been increasing slightly over the past year. Th'l' man for farm labor in the subject pdmary_and secondary market areas is prole to de s into 2014. Over the past seven years, farm labor employment totals have As stated throughout this report, the subject property has strict requirements regarding the type of farm labor that qualifies. This further limits the potential demand for housing like the subject property. The authors of this report analyzed the potential demand increases: associated with a definition change to allow other types of agricultural workers; however, this did .not appear to significantly impact the subject property as much as it would the other farm worker housing complexes in the secondary market area. • Basedzon_axrevlew of the market evidencetheTauthors'ofthis report recommend the rehabilitation of the concrete -block -duplex units and demolition of the single family residential units. This would leave 53 concrete block buildings and a total of`106' unit 0 • SUBJECT DESCRIPTION The Gridley farm Labor Housing Project is located in the unincorporated area of Butte County approximately 2.0 miles east of the City of Gridley. It has a street address of 850 E. Gridley Road, Unincorporated area near Gridley, Butte County, CA, 95948. This property is located within census tract. 06 (State -CA), 007 (Butte County) Tract Number 0034. It -is currently owned and operated by the Butte County Housing Authority. The subject property is a form labor housing complex and receives rental subsidies from the USDA. It should be noted that the HUD area median family for Butte County is $54,500. TARGET MARKET The subject property is an existing project 130 unit project developed through the United States Department of Agriculture (USDA) Section 514 and 516 programs. and is targeted to very low, low and moderate income farmworkers. All of the subject's units must be occupied by tenants who receive income from farm labor, which is defined by the USDA and as displayed in the Request for Proposal Section 2.2.1.1 in the development of this report. A farm worker is defined as a person working in connection with cultivating the soil, raising or harvesting any agriculture or aquaculture commodity. A farm worker may also work in connection with catching, netting, handling, planting, drying, packing, grading, storing, or preserving in its unmanufactured state any agriculture or aquaculture commodity. A farm worker may deliver to storage, market, or a carrier for transportation to market or to processing .... s k any agricultural or aqua -cultural commodity. Also, a farm worker can work in the.forestaton or reforestation of lands, including but not limited to the planting, transplanting, tubing pre- commercial thinning and thinning of trees and seedlings, the clearing, piling and disposal of brush and slash and other related activities. There are three categories within the definition of farm worker. Each of these categories represents a distinct population who may have need_ s that are unique to their population: Permanent Farm worker A permanent farm worker is defined as a farm worker whose primary source of income comes from farm work and is compensated by a constant year round salary or wage. Seasonal Farm worker 'A :seasonal farm worker is defined as a farm worker who was employed in farm work at lea_ st 150 days and earned at least $5,752.50 during a twelve month*period and who has been primarily employed in farm work on a seasonal basis without a constant year round salary or wage. These types of farm workers typically have multiple jobs sites. Migrant Farm worker ra A mignt farm worker is defined as a seasonal farm worker who performs farm work during the past twelve months which requires travels such that the worker is unable to return to his/her domicile (permanent place of residence) within the same day and who establish a temporary residence while performing farm work at one or more locations away from the place_ he/she calls home or home base. The State of California, Office of Migrant Services maintains 25 migrant housing sites throughout the state. These housing complexes are seasonal in nature and provide some services to the migrant population. The nearest complex in relation to the subject property is in Yuba City and contains a total- of 77 units with a day care center. Due to the migratory nature of this farm worker class, they will not be included the subject properties target market determination. The, authors of this report have concluded that the majority of the subjects tenants are seasonal farm workers due to the nature of the agricultural work located around.the subject property. As will be shown later in this report, the typical tenant within the. subject property has three or more jobs per household indicating a seasonal work pattern as well. All eligible farm workers must meet the standards described in the definition above and submit documentation proving citizenship within the United States of America or'permanent resident alien status. FARM LABOR INCOME LIMITS The'farm labor program `provides housing to very low, low and moderate -income families who' have current farm labor income. The minimum yearly income attributed to farm labor mus_ t be $5,752 50in the market area of the complex. The income limits for each income type up to an eight person household is as follows. � o �l.k Ln t VLA . 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