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HomeMy WebLinkAbout10-156A RESOLUTION OF THE BUTTE COUNTY BOARD OF SUPERVISORS ADOPTING A GENERAL-PLAN AMENDMENT TO THE HOUSING ELEMENT . WHEREAS, Butte County approved a Housing Element on August 25, 2009, under Resolution 09-137; and WHEREAS, Resolution 09-137 included a recital that Butte County intends to pursue certifica#ion of the Housing Element by the California Department of Housing and Comrr~unity Development (HCD} pursuant to section SSSSS of the Government Code, in conjunction with the on-going Butte County General Plan 2030 process; and WHEREAS, Butte County completed the certification process with HCD, and it was determined that additional amendments would be required to comply with the recommendations from HCD; and WHEREAS, pursuant to section b5585(f)(1) of the Government Code, the County has proposed amending the Housing Needs Assessment and the Housing Policy Document of the Housing Element to respond to issues raised by HCD to ensure substantial compliance with Article 10.b {Housing Elements} of Ch. 3 of Div. 1 of Title 7 of the Goven~unent Code; and WHEREAS, a duly noticed public hearing on this Amendment to the Housing Element was held by the Butte County Planning Commission on September 9, 2010; and WHEREAS, on September 9, 2010 the Planning Commission, under Resolution No. 10- 26, unanimously recommended that the Board of Supervisors approve this Amendment to the Housing Element and an Addendum to the adopted Negative Declaration; and WHEREAS, the Board of Supervisors has considered all public comments; and WHEREAS, a duly noticed public hearing an this Amendrent to the Housing Element was held by the Butte County Board of Supervisors on October 26, 2010; and WHEREAS, an Initial Study and proposed Negative Declaration, for which no significant environmental impacts were identified, were prepared for this project pursuant to the California Environmental Quality Act (CEQA). The Initial Study and Negative Declaration were made available for public review at the Planning Division and on-line at the Butte County web site for a 30-day period between June 24, 2009 and July 24, 2009. A display ad containing the Notice of Intent for the Negative Declaration was published in the Chico Enterprise Record on June 24, 2009; and WHEREAS, an Addendum to the previously adopted Negative Declaration (ND) far the Butte County Housing Element has been prepared by the Butte County Department of Development Services. This Addendum identifies minor technical changes and additions to the ND for the Housing Element of the General Plan and discloses changes in the project conditions that do not require the preparation of a subsequent negative declaration (as described in 14 California Code of Regulations (CCR) section 15162), in accordance with 14 CCR section 15164 (b). This Addendum and the adopted Negative Declaration do not need to be recirculated, per 14 CCR section 15164 (c}, but will be filed with the Governor's Office of Planning and Research/State CIearinghouse; and WHEREAS, offers to consult regarding the Housing Element Amendment were provided to local Native American Tribes, as required by Government Code section 65352.3; and WHEREAS, the Housing Element Amendment has been prepared in accordance with the provisions set forth in section 65583 of the Government Code regarding the contents of a Housing Element; and WHEREAS, adoption of the Housing Element Amendment is consistent with the provisions of Government Code sections 65300 et seq. regarding the adoption of a General Plan and its associated elements; and WHEREAS, implementation of the proposed Housing Element Amendment is consistent with the provisions of section 65300.5 of the Government Code regarding internal consistency; and WHEREAS, the proposed Housing Element Amendment has been processed in accordance with the provisions of section 65585 of the Government Code with regards to allowing for HCD review of the Housing Element. NOW, THEREFORE, BE IT RESOLVED that the Board of Supervisors: L Hereby amends its General Plan to include an Amendment to the Housing Element, as set forth in Exhibit A-1 {Housing Element); and II. Hereby adopts an Addendum to the approved Negative Declaration, as set forth in Exl-ibit A-2 (Negative Declaration Addendum), with the following findings: A. An Addendum to the previously adopted Negative Declaration {ND) for the Butte County Housing Element has been prepared by the Butte County Department of Development Services. This Addendum identifies minor technical changes and additions to the ND for the Housing Element of the General Plan and discloses changes in the project conditions that do not require the preparation of a 2 subsequent negative declaration (as described in 14 California Code of Regulations (CCR) section 1 S 162), in accordance with 14 CCR section 15164 (b}. B. The Addendum and the adopted Negative Declaration do not include any "new information" that would require recirculation, pursuant to 14 CCR section 15164 (c}, but will be filed with the Governor's Office of Planning and Research/State Clearinghouse. DULY FASSED AND ADOPTED this 26th day of October 2010, by the following vote: AYES: SI3PERViSORS DO;~AN KIRK LAMBERT XAMAGUCHI AND C~IAiR CONNE"LLY NOES: NoN~: ABSENT: NONE ABSTAIN: NONE Bill Connelly, Chair, Butte County Board of Supervisors ATTEST: Paul Hahn, aef Administrative ~ and Clerk ohe Board of Supervi Exhibit A-1 (Housing Element), E~chibit A-2 (Addendum to the Negative 3 EXHIBIT A-1 AMENDED HOUSING ELEMENT 5 HouSING ELE1ViENT This Policy Document presents the goals, policies, and actions will guide Butte County's efforts in housing production, rehabilitation, and preservation over the forthcoming five-year Housing Element planning period. This document represents the second of the two documents that comprise the Butte County Housing Element. In addition to this Policy Document, the Housing Needs Assessment first reviews the County's progress in :implementing the 2004 Housing Element, and then analyzes the current and projected housing needs of the residents of the Unincorporated Area of Butte County. This Policy Document responds to the findings of the Housing Needs Assessment, by providing an updated set of policies and actions that are designed to help the County achieve its stated Housing Element Goals, as follows: The goals of the Butte County Housing Element Update include the following: • Goal 1: Provide for the County's regional share of new housing far all income groups and future residents as identified in the Housing Needs Assessment. • Goal 2: Encourage the provision of affordable housing in the unincorporated area. • Goal 3: Partner with property owners to preserve and rehabilitate the existing supply of housing. • Goal 4: Collaborate with existing service providers to meet the special housing needs of homeless persons, elderly, large families, disabled persons, and farmworkers. • Goal 5: Ensure equal housing opportunity. • Goa16: Pxomote energy conservation. ~A. Goals, Objectives, Policies, and Actions Goa! H-1 Provide for the County's regional share of new housing far all income groups and future residents as identified in the Housing Needs Assessment. Policies H-P1.1 Evaluate the impact on the County's regional share of housing when considering General Plan Amendments. H-P1.2 Focus development in the unincorporated areas of the spheres of influence of the cities to accommodate the County's housing allocation. H-P1.3 Work to transfer portions of the County's Regional Housing Needs Allocations to cities in conjunction with annexations and when cities are more able to provide urban services needed by housing. H-P1.4 Promote infill development on appropriate sites in existing neighborhoods and xe-use underutilized parcels throughout the Unincorporated Area. H-P1.S Ensure that local land use policies updated as part of Butte County General Plan 2Q30, and any corresponding changes in zoning, are consistent with accommodating the County's regional share of housing for all income groups. Actions H-A1.1 Provide Adequate Sites for Housing by Expanding Infrastructure: The County shall work with the incorporated cities to expand the supply of developable land, particularly for multifamily housing projects within each City's sphere of influence. a. When re nested b an eli 'bie ro'ect a licant in order to provide adequate sites for affordable and/or high density 90 BUTTE CQUNTY GEtVEE7AL PLAN 2030 hour oin~, ~ppiyi~g far available State and federal funding for water, sewer, and storm drainage improvements. b. Seeki~ financial assistance of developers in preparing community plans or specific plans which can address public service and facilities for new developments. c. Working out an appropriate financing arrangement with the Cities of Chico and Oroville to charge reasonable fees on new development to pap for the expansion of water and sewer services within their spheres of influence. d. Provid_ei~ technical assistance to developers interested in establishing di~et~-the appropriate mechanism . to finance needed infrastructure and services where these are financially feasible; and e. Identify appropriate areas within existing undeveloped, residentially-focused Specific Plans, as well as future specific plans identified under the Butte County General Plan 2030 process which have not yet been approved. Respanribility: Chief Administrator's ive Office, Developzxxent Services, and Public Works Departments Funding.• Community Development Block Grant Program, U.S.D.A. Rural Development, State Clean Water grants or loans, developer fees Tim~ame: Ongoing, apply for funding annually H-A1.2 Parking Requirements: The County shall review its parking requirements for multifamily housing and reduce the number of required spaces in order to reduce costs for multifamily housing development. At a minimum, the County will modify the Zoning Ordinance to reduce the parking requirements for studio and one- bedroom units. Kes~orzribility: Department o£ Development Services * ns~e Frrndirrg.• No additional staff time would be required BUTTE C0IJNTY GENERAL PLAN 203O HS-91 T'imeframe: ~BWith adoption of the Zoning Ordinance Upate__zn March 2011 H-A1.3 Development of Sites for Multi-Family Housing: The County shall provide developers with information about suitable sites for sma31- scale multifamily projects located in unincorporated communities that axe closest to employment and services. The information will be disseminated by the Development Services Department when developers inquire about opportunities to build housing in the Unincorporated Area. ~n addition, the County shall offer density bonuses, assist interested developers in acquiring surplus government land suitable for multifamily development, ~.nd expedite permit processing, for housing units affordable to lower- income households. The level of project assistance shall be commensurate with the amount of affordable housing provided as well as the level of affordability. The County shaIl meet with interested developers on a case-by-case basis to discuss project possibilities, with priority given to developers of projects that would include units affordable to extremely law-income households and/or provide affordable studio and/or one-bedroom units. I~es~onsibility: ,Department of Development Services Frrrrding.• Administrative Overhead ~'imefiame Ongoing H A1.4 l~egetiat~- Take all steps necessar~r to effectuzate the Ttransfer of a Portion of the County's Regional Housing Need Allocation in Conjunction with Annexations: If cities will annex residential sites that would accommodate a portion of the County's current RHNA, the County will work with the affected cities, LAFCo, and BCAG, to transfer an appropriate portion of the County's RHNA to the City. I~e.~onsibility: ,Department of Development Serc~ices Funding. Use existing_staff and budget 92 Bl1TT~ COUNTY GENERAI. PLAN 2©30 T`im~ame: Zn conjunction with annexation proceedings H A1.5 Negotiate Transfer of a Portion of the County's Next Regional Housing Need Allocation: During the next regional housing needs determination process, the County shall continue to reach agreements with the incorporated areas that can provide urban services. These agreements are intended to transfer to the cities a portion of the County's share of the region's housing needs in unincorporated areas within existing spheres of influence. In this way, the numbers of housing units assigned to Butte County will be reduced, with the difference being accommodated within the cities AC.fp4rJJYbi~ly: ,Department of Development Services Firndrrrg.• Use existing_staff~nd budget l Timeframe: Next regional housing needs determination process H A1.6 Zoning for Single-Room Occupancy Units: The County will amend the zoning regulations to clarify that Single-Room Occupancy (SRO) units are allowed in zoning districts where multi-family housing units are allowed, and to provide appropriate development standards for SROs. I~esporrsibility: ,Department o£ Development Services Frrrrding. Administrative Overhead Timefiame: ~9 To be completed with the adoption- of he Zo~nin~ Ordinance in March 2011. H A1.7 Zoning for Transitional and Supportive Housing Units: The County will amend the zoning ordinance to clarify that transitional and supportive housing units are considered a residential use, and are subject to the same restrictions as other residential dwellings of the same type in the same zoning district. Kerporrsibiliiy: ,Department of Development Services BUTTE COUNTY GENERAL PLAN 2©30 HS-93 Finding. Administrative Overhead Tim~ame: ~9With adoption of Zoning Ordinance Update in March 2011 H-A1.8 General Plan Land Use Designations and Zoning for Lower- Incame Housing Developmen~e~: Given that many sites identif ed to accommodate the County's RHNA for construction of units affordable to lower-income households~~ cur~entl~r lack appropriate zoning to support high density multifar~ul~ development d,esigna~e~, the County, in conjunction with the 2030 General Plan update, will -update General Plan land use ..designations and amend the Zoning Ordinance as necessary to assign sites numbered 1 through 7 on Table 36 of the HousingNeeds Assessment with a minimum of 72.94 acres and a realistic unit capacity of 1 170 units,-s-zoning designations that wi]!, rte a~ ~-', ow high densitymultifamily residential development by right. At a minimum, these updates will ensure the provision of adequate sites. zoned to allow multifamil residential develo meet b ri ht without a conditional use permit or other discretionary action or _ap.Proval ~ owing densities at a minimum of 20 dwellin units er acre and ,permitting a minimum of 1G units per site 4exce~t sites G. ana 71~n. and ensurin that at least 50 ercent of the lowet-income need is accommodated on sites designated for residential use o ly. In addition Pra am H-A1.9 below will facilitate the subdivision of large parcels included in the inventory .into smaIler parcels that could be more easil develo ed for affordable housin . As art of this action, the County will also work with the ownez/developer of Parcel #4 in Table 36 of the Housin Needs Assessment APN #007-010-058 ta,,,~rioritize the site, .which is within the North Chico Specific Plan Area, for infrastructure development to_make the site available far multifamil housin as soon as ossihle within the Housing Element planning. period., ~~ BUTTE COUNTY GENERAL PLAN 203O ~. Responsibility: ~ ,Department of Development Services Funding. Administrative Overhead, ' ~1~~ Timefiame. General PIan desi ations to be ado ted with General Plan Update ~erOctober~2010; conforming zoning amendments- b March 2011. H-A1.9 Lot Subdivision: The Coun reco ~zes that most assisted housing developments utilizing State and federal f nand 1 resources include 50 to 150 units. The Coun will rovide technical assistance and incentives to subdivide arcels in the housin sites invento lar er than 15 acres includin sites 2 4 and 5 in the invento on Tabie 3G. The Coun will offer e edited review for the subdivision of lar er sites into buildable lots as lon as the develo meet is consistent with Coun land use and environmental re ations and riori rocessin for subdvision ma s includin affordable housin . .1?e onsibili Department of Development Services Fsrndin . Use e>dstin staff and bud et Time ame: 2010 and on ain GOCI H-2 Encourage the provision of affordable housing in the unincorporated area. Policies H-P2.1 Support the development of affordable housing in locations witkz adequate seraices and transportation accessibility. BUTTE COUNTY GENERAL PLAN 2O3Q HS-95 H P2.2 Work with other public agencies, developers, the incorporated municipalities, and non-profit housing corporations to make use of State and federal programs for lower- and moderate-income housing, with priority for projects that will include units affordable to extremely low-income households and/or provide affordable studio or one-bedroom units. H-P2.3 Consistent with State law, provide density bonuses to homebuilders proposing to include a minimum specified percentage of lower- and moderate-income dwelling units within residential developments. H-P2.4 Ensure that developers and county residents are made aware of key housing programs and development opportunities, and offer County assistance as deemed appropriate for affordable projects, H-P2.5 Work with employers and housing partners to encourage the production of housing units on either employer-owned sites or other areas adjacent to their job sites. H-P2.6 Allow secondary dwellings in addition to a primary residence on a parcel to provide additional housing opportunities. H-P2.7 Provide technical assistance to agencies and organizations that are involved in the development and construction of housing and/or provide support services. H-P2.$ Encourage self-help housing as an appropriate means of providing affordable ownership housing. Actions H-A2.1 Explore Possibilities of Affordable Housing Goals for Large-Scale Residential Developments: Large-scale developments can include a range of residential categories and therefore have the potential to include affordable housing. Although the County cannot initiate development proposals far large-scale development, through the development agreement process, the County can seek commitments from developers that a percentage of dwelling units be affordable to lower-income households. X96 BUTTE COUNTY GENERAL PLAN 2030 13erponsibility: ,Department of Development Services Fsrndirrg. Use existing staff and budget Timefiame: Ongoing H A2.2 Pursue Funding U~rnder State and Federal Pxograrizs: There are a number of State and federal programs that provide low-cost financing or subsidies for the production of low- and moderate- income housing. Butte County will annually pursue funding under those State and federal programs that require its direct participation, such as CDBG and HOME. Aesporrribility: Chief Administrator's Office , Funding: "a---'--'-"°`'--~ r'"~°°d~ ansion of services rovided b existin staff. Re uires increase in bud et. Tim flame: Ongoing; apply for funding annually. H-A2.3 Identify Surplus Government Land for Affordable Housing. The County's Administrative Office shall provide records on surplus government property to the Department of Development Services. From these ,records, the Department of Development Services will select suitable housing sites and advertise their availability for low- income housing via a developer RFP process, with preference given for developers who commit to provide units affordable to extremely low-income households and/or that address identified special needs, such as young adults transitianing from foster care to living independently. .l~sponsibiliiy: General Services De artment and Deparnnent of Development Services will select sites and issue a developer RFP Funding. Use existing staff and buds Timefiame: Aeceiue list of sites from the General Services De~artment~etr~j+-'s ~ti~e-dnd Isssre an AF'P in 2010 BUTTE COUNTY GENERAL PLAN ZO$O HS-97 H-A2.4 Work with Cities: Thus far, all subsidized housing projects, with the exception of the Gridley Farm Labor Housing and the Palm Crest Village Subdivision, which is currently under construction, have been bu:tlt in the incorporated areas of the County where there is easy access to sewer lines as well as services. County staff will work with Chico and Oroville housing staff to increase the supply of affardable housing in the incorporated cities and their spheres of influence since infrastructure and services are limited in the Unincorporated Area. The cities and County will consider applying for some State ox federal funds together. By working with these cities and the Housing Authority of Butte County, the County will be able to expand its affordable housing activities, for example, by developing a joint down payment assistance program. Respo~uibzdzty: hief Administrator's Office Department of Development Services Funding: De endin on the sco e of the project may require additional budget and staff resources Tam flame: Butte County will set up a meeting to discuss this program with the Cities of Oroville and Chico in 2010$9 H A2.5 Affordable Housing in the Greater Chico Redevelopment Project Area: Since the Greater Chico Redevelopment Project Area includes both unincorpoxated areas and areas within the city limits of Chico, the County shall work with the City to use housing set- aside funds -to complete the housing goals for the Project Area as outlined in the Five-Year Implementation Plan for the time period 2009-2010 through 2013-2014. To achieve this goal, the County will set a m.eetin~ with the Chico Redevelopment agenc~m early 20119 and outline a strate for how the Coun can assist with housing devel~ment in the Greater Chico Redevelopment Project Area. l3espau~ibi~idy: hief Administrator's Office, Frrndit~g. Administrative Overhead Tim~ame: September 20118 g$ BUTTE COUNTY GENERAL PLAN 2Q34 H A2.6 Affordable Housing Program.: The County shall investigate the feasibility of using incentives and partnerships as a means of providing affordable housing units. ~Kecpnnsihiliiy: '~ a.....:r:,.~~~~__ r'rn~.° Chief Administrator's Office, Funding. ependin~on the scope of the project, may„.reauire additional staff res_aurces Timefiame: 20119 H-A2.7 Delivery of Housing Element to Watet and Sewer Providers: The County shall deliver the completed Housing Element to all area Water and Sewer Providers within one month of adoption in accordance with Governm.ez~t Code section 65589.7. The Bill requires the providers to give priority to pxopased housing projects that will include units affordable to lower income households when capacity is Iimited.~ Aes~ion~i6ility: ,Department of Development Services Funding. Use existin staff and bud et Timefiame: 2989October 2010 GOCt H-3 Partner with property owners #o preserve and rehabilitate the existing supply of housing. Policies H-I'3.1 Inspect residential buildings and identify code violations. H-P3.2 Continue to apply, when feasible, for State and federal assistance for housing rehabilitation fox low-income households. Require that rental housing that is repaired with government assistance t Senate Bill 1087, Effective 1087, Effective January 1, 2006. "Water and Sewer Service Priority far Affordable Housing to Low Income I-Iauseholds" http://www.hcd.ca.gov/hpd/memo_sb1087.pd£ Accessed on May 2, 2008. BUTTE COUNTY GENERAL PLAN 2030 HS-99 remain affordable to low-income households for a specified period of time. H-P3.3 Require the abatement or demolition of substandard housing that is not economically feasible to repair. H-P3.4 Seek the private rehabilitation of substandard dwelling units {as identified through code enforcement} and provide financial assistance, when available, to owners of dwelling units occupied by low-income households. In applying this policy, the County shall seek to avoid the displacement oflow-income households. Actions H-A3.1 Cade Enforcement and Abatement: Continue to enforce the Nuisance Abatement Ordinance that authorizes the County to initiate appropriate action against owners of properties with public nuisances. A component of this Ordinance calls far the case-by- case removal of dilapidated dwellings. Another component of this Ordinance requires the property owners to pay for the costs of abatement. 1Ze.~onsibility: , D~isierrDevele ment Services De artment. Funding: , p`rep~Use existing staff and budget Timefiame: Ongoing H-A3.2 Rehabilitation of Substandard Dwelling Units: The County already uses its CDBG funds for rehabilitation of owner- and renter- occupied housing units. However, there are still several hundred dwelling units in need of rehabilitation, with around 750 units in need of repair or replacement in the Census block groups identified in the 2008 Housing Survey completed as part of the Housing Element Update needs assessment. Therefore, the County should seek additional funding for rehabilitation. ~QQ BUTTE Col7NTY GENERAL PLAN 2030 Aerponsibility: i~ae-- Chief Adnunistrator's Office; Funding .Use existin staff and budget Timeframe: Ongoing Quantified Objective H-03.2 To encourage rehabilitation, the County will utilize its CDBG funds fully and apply for additional public funds, such as HOME, that can be used for housing rehabilitation, and will. use these funds to rehabilitate five units annually. GOOI H-4 Collaborate with existing service providers to meet the special housing needs of homeless persons, elderly, large families, disabled persons, and fatmwotkers. Policies H-P4.1 Provide referrals for housing and services to homeless persons. H-P4.2 Partner with service providers to accommodate the needs of the homeless population in the Unincorpoxated Area. H-P4.3 Encourage transitional housing as a bridge between homeless facilities and independent living. H-P4.4 Continue to facilitate efforts of individuals, private organizations, and public agencies to provide safe and adequate housing for farmwarkers. H-P4.5 Support appropriate amounts of farmwarker and farm family housing in agriculturally zoned areas where it promotes e£ficienry in the farming operation and has a minimal impact on productive farmland. H-P4.6 Promote increased housing opportunities for the elderly, large families, young adults exiting the foster care system, and disabled persons. BUTTE COUNTY GENERAL ALAN 2Q3O H5-9©1 H-P4.7 Encourage alternative living arrangements for seniors, including market rate retirement communities and affordable rental housing. H-P4.8 Encourage developers of rental units to build units for large families, and studio and one-bedroom units to facilitate independexat living for persons with mental illness. H-P4.9 Provide reasonable accommodation for individuals with disabilities to ensure equal access to housing. Actions H-A4.1 County Housing Coordination: The County shall encourage staff in various County departments and outside agencies and organizations to coordinate housing activities. Coordination will. be encouraged among the Department of Behavioral Health, the Community Action Agency of Butte County, and the Housing Authority of Butte County, among others, to operate Butte County's housing programs. The County Administrative Office will be charged with making affordable housing a more visible and important issue within the County, improving housing program coordination fox special needs groups. Aesporr~ibility: hief Administrator's Office Firndieg: Ex ansion of services rovided b staff. Re wires increase in bud t Tim~ame: Ongoing H A4.2 Funding Program for Accessibility Improvements: The County shall consider funding a program to make accessibility improvements to rental units to be occupied by persons with disabilities. The County could use a portion of the CDBG Program Income or apply for additional CDBG funds. Responsibility: hief Administrator's Office, Fending: '''~-'-~ a~F~~--~~~~Use existing staff and budeet Tzm~ame.• 2010 102 BUTTE COUNTY GENERAL. PLAN 2030 H-A4.3 Reasonable Accommodation: The County shall adopt a Reasonable Accommodations Ordinance with rules, policies, practices, and procedures that ensure equal access to housing, in accordance with State law. B,ecpanribility.• Administrative Office, Department of Development Services Fundirrg.• No additional funding needed Tim~ame: ~BWith adot~tion of Zoning_Ordinance Update in March 20I1 H A4.4 Homeless Task Foxce: The County shall work with the Homeless Task Force to address the needs of the homeless in Butte County and collaborate in providing financial resources to local agencies serving homeless persons. ,l~esponsibiliiy: A~~ra~ ~ ^; ---Department of Behavioral Health. Funr1iarg: Administrative Overhead; annual funding for the Homeless Task Force's Emergency Housing Assistance Program (EHAP} Timeframe: Continue annual funding for the Homeless Task Foxce H A4.5 Need fox Homeless Services: Tn order to plan for homeless services, ~e~-Butte County shaIl continue to participate in the annual Butte County Continuum of Care Point in Time Homeless County Report. ,Aerponsibility: A~ra9~f~ee;--~€ftc~-af ~a..~°'~`°~ "`' DePartxnent of Behavioral Health Furadirag• Use existing staff and budget T'imeframe. Annually H-A4.G Emergency Shelters: The County shall amend the Butte County Zoning Ordinance to allow homeless shelters as a pem~itted use in the Light Industrial zoning district, to provide sites where the unmet demand for shelters within the Unincorporated Area can be Bu~~ Cour~rv G~NeRAL PLAN 2030 HS-103 accommodated without the need for discretionary approvals. The County will. establish development standards that will encourage and facilitate the use and only subject shelters to the same development and management standards that apply to othe;t allowed uses within the identified zone. Aespon~ibility. , D~isien; Department of Development Services Funding. Administrative Overhead Timeframe:-~8~9 With the ado tian of the Zonin Ordinance Update in March 2011 H-A4.7 Farmworker Housing. The County shall amend the Butte County Zoning Ordinance to allow agricultural eimplayee housing for six persons or less as a permitted use in all zones that allow singie- family housing by-right. Clarifying language will also be added to the Butte County Zoning Ordinance to specify that the agricultural zones allow housing by-right fox up to 12 farmworker families or group quarters with up to 3G beds in compliance with Health and Safely Code sectiorr.r 97029.5 and 17027.5. Ke.+~ionszbflity. ,Department of Development Services Funding: Administrative Overhead Tim~ame: ~t3With the adoption of the Zoning Ordinance Update in March 2011 H A~.8 Additional Farmworker Housing. The County will provide technical support and offer incentives to developers who wish to complete applications for funding for farmwoxker housing including the Housing and Comiz3nunity Development Department's Joe Serna Jx. Fartnworker Housing Grant Program. Incentives may include expedited permit processing. elan checking, and inspections. Rerponribility~. ~s~~Chief Administrator's Office, Planning Division, Department of Development Services Frrnding: Administrative Overhead 'COQ. BEJTTE COUNTY G~I~ERAt. PLAN 2030 Timefiame: Ongoin Coun will monitor the availabili of fiandin bi-annually,, with a goal to assist in the ag~lication of funding for at Least two ro'ects in the lannin eriod H-A4.9 Rehabilitation of Existin Farmwarker Housin 'I`he Coun will su~ort the efforts of the Housing Authority of Butte. County to rehabilitate the existing Gridl,.,'y Farm Labor Housing facility, includin rovidin ex edited ermit racessin lan checkin and ins ections. In addition the Coun will assist the Housin Authori in the event that it re uires Coun assistance in ursuin ant Fundin ar other financial assistance. Ae onsibili hief Administrator's Office ~iet~DeFartment of Development Services Fundin . Use existin staff and bud t ime ame: On oin assistance as re nested b Housin Authori H-A4.10 Farmworker Preference in New Affordable Housin . For new affordable housing tiroiects developed with County assistance, incentives and or sub'ect to Coun r uirennents the Coun will require that the develoFer give qualified farmworker households a reference far 15 ercent of the new units. Should demand from farmworker households be insufficient to fill the set-aside units_ then the units will be made available to other ualified households. Resbon.ribility: _ hief Administrator's Office Fundin mss-Expansion of existing services provided b~ staff ime ame: Poli will take effect u on ado tiara of the Housin Elemen BUTTE COUNTY GENERAL PLAN 2030 H5-'!05 Goal H-5 Ensure equal housing opportunity. Policies H-P5.1 Continue to promote housing opportunities for all persons regardless of age, race, religion, gender, marital status, national origin, disability, or other barriers that prevent choice in housing. H-P5.2 Continue to work with other public and local private organizations to provide referral services to individuals with housing discrimination complaints and to remedy instances of housing discrimination. Actions H A5.1 Fair Housing Information will be available at the County Department of Development Services, and at other public locations in the County as deemed appropriate by County staff. Goal H-6 Promote energy conservation. Policies H-PG.1 Continue to implement State energy-efficiency standards. H-PG.2 Provide energy conservation assistance to low income households. Actions H-AG.1 Building Code Standards: The County will stay informed of the impending regulations related to green building as the State government enacts laws in accordance with the Building Energy Efficiency Standards, Part 11 of Title 24 of California's new Green Building Standards Code. The codes were adopted in 20x8, and the currently voluntary standards will became mandatory for all new construction, both residential and nonresidential, in 2010. ,I~esponribility. ,Department of Development Services Funding: Use existing.,staff and budget 1Q6 BUTTE COUNTY GENERAL PLAN 2030 Timefiame: 20119 H AG.2 Energy Conservation Assistance: Substantial energy conservation and reduced utility payments can be realized from weatherizing and insulating older dwelling units. Many low-income households and owners of rental units lack the financial resources, however, to undertake such home improvements. There are several programs that can provide financial assistance to low-income homeowners and rental unit owners whose tenants are low income. The County's website will provide links to these funding programs. In addition, the County will shall collect information on an annual basis regarding the number of households assisted with weatherization assistance. 13.e,~pon~ibility: ,Department of Development Services Funding: Use existin staff and bud et i Timeframe: Ongoing H-AG.3 Develop site design guidelines for energy conserving development patterns. ;3erponsihility: ,Department of Development Services Funding• Use existing staff and budget Tim~ame: ®n 2011_ H AG.4 Energy Efficiency Incentives: The County shall promote increased energy conservation by encouraging builders to exceed California Title 24 standards. As an incentive to exceed Title 24 requirements, the County will offer priority processing for projects that will improve upon Title 24 requirements by at least 10 percent. Re.~onsibility: ,Department of Development Services Frrnding.• Use existin staff and bud t Timefiame: Ongoing BUTTE COUNTY GENERAL PLAN 2030 H$-107 uantified Ob'ectxve H-06.2 To facilitate energy conservation, the County will direct five low- income households annually towards programs of other agencies that provide financial assistance to improve the energy efficiency of their dwelling uzuts. B. Summary of Quantified Objectives for the Housing Element Planrlxxag Period (July 1, 2009 through June 30, 2014) The quantified objectives represent the number of housing units that are likely to be rehabilitated, preserved, and produced as a result of the policies and actions in the Butte County Housing Element Policy document. 1. Rehabilitation of Existing Housing Stock These objectives are based upon the use of CDBG, HOME funds and other resources as described in Objectives H-3.2 and H-6.2. Income Category Unit Objective Extrerrielq Low 2a Very Low 14 Low 10 Moderate ~~ TOTAL UNITS 50 2. Preservation of Assisted Units at Risk of Conversion No units in the Unincorporated Area are at-risk of conversion in this Housing Element planning period, thus there is no quantified objective for preservation. 3. Production of New Housing Units These objectives are based upon the number units targeted for construction pursuant to the actions listed under Goals H-1 and H-2. These numbers vary from the RHNA. While the RHNA states the number of housing units that the County :nnust accommodate through provision of appropriate zoning for housing development to be undertaken by the private sector, these quantified objectives express the County's goals for housing production in certain housing developments where it would take a 1 Q$ BUTTE CdUNTY GENERAL PLAN 2034 snore active role in planning azid facilitating the projects to meet certain Gaunty housing goals. Income Category Unit Objective Extremely Low 40 Very Low 40 Low 90 Moderate 150 Above Moderate 300 TOTAL UNITS G2D L~,U7TE COUNTY GENERAL PLAN 203O HS'1U~ bae County of Butte Housing Element Update Housing Needs Assessment ~ March 9.20' Bay Area ~canofnics Sacramento Region Office 530.750.2195 803 Second Street, Suite A fax 530.75fl.2194 Davis, CA 95616 bael@bael.com San Francisco Bay Area Sacramento New York Washington, D.C. bayareaecanomics.com Table of Contents ....................................................................................................... ltE List of Tables ~~ Executive Summary ........................................................................................................ v Introduction .....................................................................................................................1 Housing Element Purpose ......................................................................................................... 1 Authority ................................................................................................................................... 1 Status ........................................................................ ............................................................. 1 Consistency with the General Plan ............................................................................................ 1 Public Participation ................................................................................................................... 2 Review of Existing Housing Element ............................................................................3 Progress Toward lmplementation ............................................................................................. 3 Effectiveness of the Element .................................................................................................... . 7 Appropriateness of Goals, Objectives, and Policies ................................................................. . 8 Demographic and Economic Trends ........................................................................... 13 Population and Household Characteristics .............................................................................. 14 Employment Trends ................................................................................................................ 16 Projections ............................................................................................................................... 18 Summary ................................................................................................................................. 19 Housing Conditions ...................................................................................................... 29 Existing Housing Conditions .................................................................................................. 29 Housing Market Conditions .................................................................................................... 40 Affordable Housing Stock ....................................................................................................... 42 Summary ................................................................................................................................. 42 Special Housing Needs ................................................................................................. 50 Persons with Disabilities ......................................................................................................... 50 Elderly ..................................................................................................................................... 51 Large Families ......................................................................................................................... 53 Single Female-Headed Households with Chiidren ................................................................. 54 Farmyvorkers ........................................................................................................................... 54 Families and Persons in Need of Emergency Shelter .............................................................. 56 Summary ................................................................................................................................. 57 Governmental and Non-governmental Constraints ................................................... 68 Governmental Constraints ....................................................................................................... 68 Nongovernmental Constraints ................................................................................................. 76 Housing Sites inventory anti Analysis ........................................................................79 Regional Housing Needs Allocation ....................................................................................... 79 Inventory of land Suitable for Residential Development ....................................................... 80 Zoning to Accommodate the Development of Housing Affordable to All Income Levels .... 83 Zoning for Emergency Shelters and Transitional Housing ............................................. 86SH8§ Zoning for a Variety of Housing Types .................................................................................. 87 Summary ................................................................................................................................. 89 Opportunities fior Energy Conservation ........................................................1061-9~-1-A4 Appendix A: Butte County Housing Units Built Prior to 1970 I,y Block Group .........................................................................................................................1481-A~9i3 Appendix B: Housing Survey Form ..............................................................90989-~A~ Appendix C: North Chico Specifc Plan Map ..............................................11011f91-A~ ...........................:...........11118 List of Tables Table 1: Status of 2004 Housing Element Goals and Implementation Programs ..............................9 Table 2: Population and Household Trends, 1990, 2000 and 2007 .................................................21 Table 3: Age Distribution, 1990, 2000 and 2007 ............................................................................22 Table 4: Household Income Distribution, 2000 and 2007, Nominal Dollars ..................................23 Table 5: Household Income Category Distribution, 2000 ...............................................................24 Table 6: Labor Force Trends, 2000 - 2007 .....................................................................................25 Table 7: Butte County Employment by Industry, 2007 ...................................................................26 Table 8: Butte County Population, Housing, and Employment Projections, 2006 - 2030 ..............27 Table 9: Butte County Job Projections by Industry, 2004 and 2014 ...............................................28 Table 10: Overcrowding by Income Category and Tenure, Unincorporated Butte County, 2000 ..34 Table 11: Household Cost Burden by Income Category and Tenure, Unincorporated Butte County, 2000 ..........................................................................................................................................35 Table 12: Housing Stock Characteristics, 2000 and 2007 ...............................................................36 Table 13: Housing Stock by Year Built, 2000 ................................................................................. 37 Table 14: Housing Occupancy and Vacancy Status, 2000 .............................................................. 38 Table 15: Housing Survey Results: May 21 and May 23, 2008 ...................................................... 39 Table 16: Single Family Housing Prices, Butte County, October 1, 2007 -April 1, 2008 .............. 44 Table 17: Affordable Home Prices, Butte County, 2008....... ........................................................... 45 Table 1$: Rental Rates for Currently Renting Housing, Unincorporated Butte County, May 200$46 Table 19: Affordable Rents, Butte County, 2008 ............................................................................ 48 Table 20: Affordable Housing Stock, Unincorporated Butte County ............................................... 49 Table 21: Civilian Non-Institutionalized Population with Disabilities, 2000 and 2007 ..................59 Table 22: Household Tenure by Age of Householder, 2000 and 2007 ............................................60 Table 23: Elderly Households and Household Cost Burden by Income Category and Tenure, Unincorporated Butte County, 2000 .........................................................................................61 Table 24: Family and Non-Family Households by Size, 2000 and 2047 ........................................62 Table 25: Large Family Households and Housing Cost Burden, Unincorporated Butte County, 2000 ..........................................................................................................................................63 Table 26: Single Female-Headed Households with Children, 2000 and 2007 ................................64 Table 27: Butte County Average Farm Employment, 1992 - 2007 ............................................... .65 Table 28: Hired Farm Labor, 2002 ................................................................................................. .66 Table 29: Butte County Homeless Population, January 30, 2008 .................................................. .67 Table 30: Butte County Zoning ....................................................................................................... y 1 Table 31: Butte County R-1 through R 4 Site Development Regulations by Zoning District ........95 Table 32: Government Fees, Butte County, March 2008 ................................................................96 Table 33: Schedule of Residential Processing Times, Butte County ...............................................98 Table 34: Final RHNP for Butte County, January 1, 2007 -June 30, 2014 ....................................99 Table 35: Available Land Inventory Summary ............................................................................. I00 Table 36: Summary of IZHNA and Sites Capacity ........................................................................104 Table 37: Proposed Inventory of High Density Sites for Lower-Income Housing Development 105 iv Executive Summary Butte County retained Design, Community & Environment to prepare a comprehensive General Plan update, with Bay Area Economics (BAE) acting as the subcontractor to prepare the Housing Element update. This Housing Needs Assessment Report is background for the preparation of an updated set of housing policies and programs that will be included in the overall General Plan Update, and it evaluates: the implementation and effectiveness of the 2004 Butte County Housing Element, current and future trends in housing conditions and needs in Butte County, and governmental and nongovernmental constraints to the production, preservation, and rehabilitation of housing in Butte County. Butte County is currently involved in a comprehensive update of its General Plan Butte County General Plan 2D30. This project was started in 2006 and is scheduled to conclude in August of 2010. An updated Housing Element is part of the comprehensive update to General Plan. Butte County plans to adopt an updated Housing Element by August 30, 2009, in accordance with the requirements of State Housing Element law. Since the Butte County General Plan 2030 process will not be completed by that time, the newly adopted Housing Element will undergo further policy review and potential changes before being included in its final form, in the new General Plan 2030, when the comprehensive General Plan Update is adopted in 2010. Review of Existing Housing Efemenf The last Butte County Housing Element was reviewed by the California Department of Housing and Community Development on September 8, 2004 and deemed in compliance with California Housing Element Law. The 2004 Housing Element Policy Report established a series of goals, policies, and implementation programs far Butte County to achieve during the Housing Element Planning Period, 2004 through 2008. The County implemented some of the programs from the 2004 Housing Element including the rehabilitation of substandard units, the completion of the Butte County Continuum of Care Point in Time Homeless Count Report, and an increase in the number of mobile homes. Many of the actions from 2004 are not complete, however; and while some of the programs left unf nished are no longer necessary, many of the programs, especially those required by State law ,will need to be implemented in this upcoming Housing Element Planning Period. Demographic and Economic Trends The population and number of households in the Unincorporated Area decreased from 2000 through 2007 while Butte County and California experienced growth. The root cause of the population decrease is annexation, and a similar pattern occurred in 1990 through 2000 in the Unincorporated Area. The 2007 median household income in the Unincorporated Area exceeds that of Butte County by nine percent, but fails 25 percent below the median household income for California. The distribution of income in the Unincorporated Area indicates that the Unincorporated Area has a lower percentage of households with incomes less than $25,000 and a California Department of Housing and Community Development "Housing Element Compliance Report" April I S, 2008. httpalwww.hcd.ca.gov/hpd/hrc/planlhelstatus.pdf. Accessed on April 17, 2008. V higher percentage of households with incomes above $75,000, than Butte County as a whole. Overall, as more and more residential units become part of an incorporated City or Town in Butte County, the population and households decrease, but the households remaining in the Unincorporated Area maintain a high level of income relative to Butte County. Housing Conditions Housing in the Unincorporated Area consists of mainly single-family, attached units, similar to the pattern in Butte County and the State of California. The percentage of multifamily units, however, is significantly lower and the percentage of mobile homes significantly higher than that Butte County and the state as a whole. With the limited multifamily options available to residents given infrastructure limitations, mobile homes are a major provider of affordable housing in the Unincorporated Area. Overall, the housing stock in the Unincorporated Area is relatively new, with few units built prior to 1969, with only a sma!! number of incidences of overcrowding, and high vacancy rate. Data on the housing cost burden of Unincorporated Butte residents implies that extremely low-income renters, followed by extremely low-income owners, should be the targets of affordable housing programs. Specs! Housing Needs An analysis of special needs populations in the Unincorporated Area indicates that the greatest unmet needs occur among the elderly, disabled, and the homeless. The elderly population has a high housing cost burden and many may be in need of financial assistance. The prevalence of physically and mentally disabled in the Unincorporated Area means that County must provide supportive Iiving environments as needed. Finally, the County, in conjunction with the incorporated municipalities, must work together to find ways to provide additional shelters to the homeless. Housing Sifes inventory The Regional Housing Needs Allocationl?lanr (RHNA~) for Butte County mandates that the Unincorporated Area allow for the development of 3,402 units across all income categories and the housing sites inventory analysis section demonstrates how the Unincorporated Area can accommodate the units. Given current General flan land use designations in the Butte County Land Use Element, infrastructure, and environmental constraints, the Unincorporated Area surpasses the requirement and has land available to accommodate the development of more than enou h units to satisfy the RH_ NA~+'~^°* '`,"" ""'`°. New programs included in the Ho »sina Element Update will provide additional opportunities for develo meat of hi ,h densi multifamil residential units to accommodate lower income households. Although the County's zoning also accommodates a range of housing unit types, proposed Housing Element programs will provide increased opportunities for the development of emergency shelters, and will also clarify the County's regulations to allow the development of single-room occupancy units and transitional and supportive housing projects, in compliance with State law. VI Introduction Since its establishment in 1969, the California Housing Element Law has mandated that California local govenunents develop plans to supply housing to current and future residents, regardless of income Ievel.x Housing Element Purpose The purpose of the Housing Element is to address housing needs of the residents of the Unincorporated Area of Butte County through June 30, 2014. The Housing Element consists of two documents, the Housing Needs Assessment, which analyses the needs of residents of the Unincorporated Area through the five-year planning period, and the Housing Policy document that establishes policies and program to help Butte County meet the needs identified in the Housing Needs Assessment. The complete Housing Element document is an update of the 2004 Butte County Housing Element. Authority According to Section 65302 of the California Government Code, all jurisdictions must adopt a General Plan with seven mandatory elements. The Housing Element is one of the seven required elements, and it is the only element that must be reviewed by the State for compliance to assure that each jurisdiction is doing its part to help meet the State housing goals. Status Butte County completed a Housing Element Update in 1994, and the next Housing Element was delayed because Senate Bi11320 granted a reprieve on Housing Element updates statewide until 2002 a Butte County updated the Housing Element, and the California Department of Housing and Community Development deemed the element in compliance with state law in September 2004 4 State law requires that Butte County adopt an updated Housing Element by August 31, 2009. Consistency with the General Plan As stated in Government Code Section 65300.5, "the Legislature intends that the general plan and elements and parts thereof comprise an integrated, internally consistent and compatible statement of policies for the adopting agency."S As mentioned above, Butte County is currently in the process of conducting a comprehensive General Plan update in conjunction with the Housing Element update. The County plans to adopt a new General Plan in 2010, ensuring that all components of the General Plan, including the Housing Element, are internally consistent. z California Departrnent ofHousing and Community l7evelopment "Dousing Element Compliance Report' April 15, 24D8. http:Ilwww.hcd.ca.gov/hpd/hrclplan/helstatus.pdf. Accessed an April 17, 2DO8. s California State Assembly. http://www.assembly.ca.govlacs/committee/e12/pubiiaations11998report/ LANDUSEPI.ANNING.hIm. Accessed November 20, 24D8. 4 Butte County General Plan: Setting and Trends Report Public Draft. August 2, 2007. s California Government Code Section 65300.5 Public Participation Butte County has actively solicited public participation in the preparation of the Housing Element Update, and has taken the public input into consideration in the drafting and revisions to the proposed Housing Element Update. Opportunities for public participation have included a community workshop on March 26, 2009; a Butte County General Plan 2030 Citizens Advisory Committee (CAC} meeting on April 16, 2009; and a Joint Planning Commission and Board of Supervisors meeting on May 29, 2009. All public input on local housing needs and on updated housing policies and programs gathered at the community workshop and the CAC meeting was shared with the Planning Commission and the Board of Supervisors on May 29~', and the Planning Commission's and Board of Supervisors' direction regarding incorporation of changes in response to those comments is reflected in this Housing Needs Assessment and the Housing Element Policy Document dated June 5, 2009. In addition to public input solicited at the meetings described above, this Housing Needs Assessment and the Housing Element Policy Document reflect the information and input shared by numerous housing stakeholders who were interviewed as part of the process of preparing the Housing Element Update, these include: Juan Meza, Housing Authority of the County of Butte, Farm Labor Housing Manager ^ Ed Mayer, Housing Authority of the County of Butte, Executive Director ^ Roy Peters, Housing Authority of the County of Burke, Deputy Executive Director ^ Imelda Michel, Community Housing Improvement Program, Self-Help Housing Program Manager ^ Kris Zappettini, Community Housing Improvement Program, Project Manager ^ Richard Reynolds, Butte County Behavioral Health ^ Private, for-profit housing developers, names withheld at developers' request. The input received at the public meetings on the Housing Element, along with the stakeholder interviews influenced the update of the Housing Element. Input regarding a lack of emphasis on affordable housing and housing related activities within Butte County led to the policy for Butte County to encourage staff in various County departments and outside agencies and organizations to coordinate housing activities. Concerns regarding the lack of small studio and one-bedroom apartments in the County, especially for those suffering from mental illness, resulted in the addition of a policy to encourage developers of rental units to build units for large families, and studio and one-bedroom units to facilitate independent living for persons with mental illness. Finally, discussion about farmworkers and data from farmworker advocates indicated that the housing needs of migrant fannworkers were being served, but that cower-income farmworkers required long-term affordable housing options like all other Iower-income households in the County. 2 Review of Existing Housing Element The 2004 Butte County Housing Element outlined a series of goals, policies, and implementation programs for execution within the Eve-year Housing Element planning period. The Housing 6 Element outlined the following six major goals: ^ A. Provide for the County's Regional Share of New Housing for All Income Groups ^ B. Encourage the Provision of Affordable Housing ^ C Conserve and Improve the Existing Housing Supply ^ D. Meet the Special Housing Needs of Homeless Persons, Seniors, Large families, Disabled Persons and Farmworkers ^ E. Ensure Equal Housing Opportunities ^ F. Promote Energy Conservation Subsequently, the Housing Element lists additional policies and implementation programs necessary to meet the six overarching goals. Table 1 contains a list of the 35 implementation programs and the following section reports on the progress made since May 2004 towards implementing these programs. Progress Toward implementation The progress made by Butte County toward implementation of the 2004 Housing Element is discussed for each of the six goals listed below. Goa! A Under Goa! A, there are eight programs designed to help Butte County accommodate its 2001 to 2008 Regional Housing Needs Allocation. The County has successfully implemented three of these programs: Programs 1, 4, and 7. Program 1 called for the County to "provide adequate sites far housing by expanding infrastructure,"T and the County utilized funding from CBDG and development impact fees to build infrastructure in the Unincorporated Area. An example of new infrastructure in the County funded from the CDBG program includes the allocation of $90,933 to "provide public infrastructure, including the installation of water, sewer, storm drainage, and roadways, to serve a low-income housing in the Chapman Mulberry area of Chico." The County also instituted Program 4, "joint planning with the City of Chico to assure that residential zoning in the Unincorporated Area of North Chico is consistent with that of the City of fi J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. "Butte County Housing Element Policy Document" May 25, 2004. (Pgs. 3 - IS) J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. "Butte County Housing Element PO11Cy DQCiIITtent"May 2S, 2044. (Pg. 4) e Butte County Board of Supervisors Agenda of "Transmittal "Items Involving Allocation of Program Income to CDBG Eligible activities" April 4, 2046. http://buttecounty.nedcob/Web Agenda 04250615.41.pdf. Accessed on December 9, 2048. 3 9 Chico, and that densities in the North Chico Specific Plan Area could increase." Butte County currently meets monthly with City of Chico officials to coordinate the update of the respective General Plans. Finally, the County instituted Program 7 through meetings with the Planning Directors Group of the Butte County Association of Governments, where the RHNA for the Unincorporated Area for the 2007-2014 planning period was 2,183 units lower than the RHNA from 2001-2008. In addition, Program 2 - "use of G15 technology to assess availability of land zoned at various densities" is being completed as part ofthe 2030 General Plan update process. The rest of the programs, Programs 3, 5, 6, and 8 remain incomplete. At this point in time, the County has not revised Community Plans to accommodate higher density development (Program 3) because high density developments are rare in the County. The County has not reviewed the parking requirement for multifamily housing projects (Program 5), because the County feels that the low cost of land keeps the costs of parking spaces negligible. The County has also not offered incentives to developers oflow-income housing, (Program 6), but instead has communicated with developers on a case-by-case basis about the possibility of incentives. Finally, the County has not tracked new housing units in the Unincorporated Area by affordability level (Program 8) because the Department of Development Services does not have the ability to track pricing or sales information. Goal B The 2004 Housing Element included ten programs to help the County "encourage the provision of io affordable housing" as outlined under Goal B. The County program that yielded the most affordable housing units was Program 12, because it called for the County to continue to allow manufactured and mobile homes on all residentially zoned land. Between the year 2000 and November of 2008, the County allowed 2,369 new mobile homes throughout the Unincorporated Area. The question remains, however, whether or not this is the optimal way to produce affordable hosing given that many of the homes are far away from services and employment opportunities in the urban area ofthe County. Program 9 is also proving worthwhile, although there was a delay in the program's impiementation. No developer completed a Specif c Plan or Master Plan for large-scale residential Development in the Unincorporated Area through 2008, but the Rio D'Oro Specific Plan is currently under review by the Butte County Planning Division. The Rio D'Oro Specific << Plan proposes amixed-use development with up to 2,700 housing units. 9 J. Laurence Mintier & Associates and Vernazza Wolfe Associates, lnc. "Butte County Housing Element Policy Document" May 2S, 2004. {Pg. 5) io Ibid {Pg. 6) Et Butte County Department of Development Services. "Early Consultation Project 1Zeview." October 20, 200$. http://buttecounty.netldds/Planning/specitic„plans/Rio d Oro/project distribution coversbeet.pdf. Accessed on December 11, 200&. 4 The last two programs implemented by Butte County during the planning period were Program 13, whereby the County kept its Second Dwelling Unit Ordinance in compliance with State laws, and Program 18 involving a link on the County web site to helpcentral.org, which provides information on affordable and fair housing in Butte County. The County did not implement the remaining seven programs under Goal B. While the County continued to receive and distribute CBDG funds, the County has not pursued additional federal and State funding as recommended in Program 10, mainly because the County does not have a Housing Coordinator #o apply for funding. The County also has not implemented Programs 11, 14, 15, 16, or 17. T'he County did not amend the density bonuses ordinance (Program 11) because developers have not expressed any further interest in the use of the density bonus ordinance during the planning period. The City did not work on housing issues with the City of Chico as recommended in Program 14, 15, and 16, but the County realizes that arrangements with the City of Chico could help develop additional affordable housing and have included three polices in the updated Policy document. Finally, Program 17 called for the County to investigate the feasibility of creating an inclusionary housing program, but this remains a controversial issue and there is not community support for an inclusionary housing program at this time. Goa! C Goal C, and the corresponding four programs, work to "improvelconserve the existing supply of ~z housing" in the Unincorporated Area. The County has completed Program 19, since 25 owners made improvements because of a nuisance abatement action on their property and therefore improving the existing housing supply. As prescribed in Program 20, Butte County continues to use its CDBG funds to rehabilitate substandard homes, and rehabilitated 23 substandard homes for low-income residents from May 2004 through November 2008. The County has not inspected farm labor camps per Program 21 because the authority to inspect fann labor camps rests with the California Department of Health Services.E3 For the final program, Program 22, the County has not completed a housing conditions survey every two years, but BAE completed a survey in 200$ as part of this Housing Element Update and the Comprehensive General Plan update. Goa! D The programs under Goal D are designed to "meet the spe 4ial housing needs of homeless persons, seniors, large family, disabled person, and fartnworkers." Of the nine programs for Goal D, Butte County made progress on two of the programs related to homeless persons. In accordance with Program 27, a member of the Butte County Behavioral Health Department 12 7. Laurence Mintier & Associates and Vemazza Wolfe Associates, Fnc. "Butte County Housing Element Policy Document" May 25, 2004. (Pg. 10) l3 Personal Communication, Scott Rutherford, Division, Manager, Butte County Building Department. December 10, 2008. to J. Laurence Mintier & Associates and Vemazza Wolfe Associates, lnc. "Butte County Housing Element Policy Document" May 25, 2004. (Pg. I I) ~J continues to participate in the Homeless Task Force; however, since a Housing Coordinator position for the County was never established as recommended in Program 23, there is no additional County representation on the Homeless Task Farce. In addition, as part of Program 27, the County provides funding to Helpcentrai.org, which lists ail of the homeless services available throughout Butte County, and funds projects such as the is Avenida House, which houses up to 14 formerly homeless people with mental illness. Butte County also completed Program 28 when the Butte County Office of Education and the Butte County Behavioral Health Department assisted with the Butte County Continuum of Care Point in Time Homeless Count Report most recently completed on January 30, 2008. Butte County did not complete the other programs listed with Goal D including Programs 23, 24, 26, 29, 30 and 31. The County could not designate a County Housing Coordinator {Program 23) because of a lack of funding, but in the updated policy document the County Administrative Office will be charged with malting affordable housing a more visible and important issue within the County. The funding of accessibility improvements (Program 24), and the distribution of literature on universal design (Program 26) did not occur because of a lack of both funding and staff time. Changes to the zoning ordinance regarding Transitional Housing and Emergency Shelters {Program 29) did not occur within the planning period, but the County will make these changes in accordance with Senate Bill 2, as specified in the updated Policy document. The last two programs (Program 30 and 31}related to farmworker housing were not implemented, but that was because there was no demonstrated need for additions! migrant farmworker housing over the planning period. Goa! E Butte County completed the one program under Goal E, Program 32, because the Housing Authority of Butte County provides referral services to those with housing discrimination complaints. Goal F The purpose of Goal F is to "promote energy conservation," but none of the programs were implemented.~b Butte County adheres to the minimum Title 24 standards, but does not exceed State standards. The County recognizes that energy conservation needs to be a high priority in the future, and has carried over all of the policies listed under Goal F in some form in the updated Policy document. In addition, as part of its overall General Plan Update process, the County is developing additional policies on energy and resource conservation. Summary The major programs implemented by Butte County in the last Housing Element planning period include: ~s Personal Community Richard Reynolds. Butte County Behavioral Health, November 24, 2448. 16 J. Laurence Mintier & Associates and Vemazsa wolfs Associates, Inc. "Butte County Housing Element Policy Document" May 25, 2044. (Pg. t 5) 6 ^ Program 4: The County met routinely with the City of Chico and the City of Oroville as both jurisdictions updated their General Plans, as well as less frequently with the City's of Biggs, Gridley, and the Town of Paradise. ^ Program 7: The County received a lower RHNA for 2007-2014 than for 2001-2008 as growth shifted more towards the incorporated cities. ^ Program 12: The number of mobile homes in the Unincorporated Area increased. ^ Program 19: The owners of 25 housing units improved their units to comply with the County's Nuisance Abatement Ordinance. ^ Program 20: The County helped to rehabilitate 23 substandard units for low-income households. ^ Program 28: The County completed the Butte County Continuum of Care Point in Time Homeless Count Report. Those programs that the County did not implement during the planning period were closely evaluated; those that axe no longer relevant or deemed impractical were removed, and programs that are still necessary and within the County's means to implement are included again in the updated Policy document. Effectiveness of the Element The effectiveness of the 2004 Housing Element is a function of the progress made by Butte County in achieving the quantifed objectives and the policy changes outlined in the 2004 Housing Element. Figure 1 below outlines the quantified objectives as written in the 2004 Housing Element Policy Document. Overall, the 2004 Housing Element Goals and Programs appear to exceed the staff availability and financial resources of Butte County, since many programs have not yet been implemented. Regardless, Butte County still exceeded its quantified objectives for production of moderate- and above moderate-income housing, and although the County did not set objectives for lower-income housing production, 7S lower-income units have been completed or permitted, including second units and the affordable self-help units constructed to date in the Palm Crest subdivision. In addition, the County achieved the quantified objectives for housing rehabilitation under Program 20, with 23 homes rehabilitated between May 2004 and November of 2009, although Program 34, to provide energy conservation assistance to low-income homeowners, was not implemented. f=igure 1 ~ Summary of 2004 blousing Element Accomplishments Income Category Very Low-Income Low-Income Moderate-Income Above Moderate-Income Total Rehabilitation Objective Achieved 0 68 23 a 0 68 23 Conservation Objective Achieved 0 1) 0 0 0 0 a a 0 0 New Production Objective Achieved 0 75 103 338 196 253 299 866 Source: Butte County, 2009. 7 Appropriateness of Goals, Objectives, and Policies 1n light of the findings of the current Housing Needs Assessment as well as the review of the County's accomplishments wader the 2004 Housing Element, Butte County has found that the Housing Element's Goals, Objectives, and Policies are generally appropriate. 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It updates the information from the 2004 Butte County Housing Element Background Report. Whenever possible, the data in this section compares the Unincorporated Area with Butte County as a whole and the State of California. The data for the analysis of existing housing conditions and trends come from the 2000 Census, the U.S. Department of Housing and Urban Development {HUD), with additional 2007 estimates from the California Department of Finance (DoF) and California Employment Development Department (EDD}. Claritas, Inc., a private data vendor, provides 2007 demographic estimates that supplement DoF hgures for the Unincorporated Area. Data from the 2006 American Communities survey only cover Butte County and do not include data on the Unincorporated Area alone. Projections from BCAG show anticipated trends in population, employment, and housing unit growth during this Housing Element planning period and beyond. The data reported for 2000 and 2007 may be impacted by the annexation of land in Butte County by incorporated cities within the County. The recent annexation patterns around Chico and Oroville are indicative of the County's loss of residential acreage, and therefore population and households, as land transferred out of County jurisdiction. According to Chico's General Plan Five-Year Review and Annual Report, between 2002 and 2006, the City of Chico annexed 2,765 acres of land and gained 5,532 residents as a result.~~ Information on annexations from the Butte County Local Agency Formation Commission (LAFCO) indicates the City of Oroviiie annexed 406 acres from 2004 through 2006.~g The land contains a mix of existing development and vacant land available for future development. Although the full effects of annexation on population and household counts in the Unincorporated Area are unknown, from available data it is evident that the Unincorporated Area transferred a large portion of land to incorporated cities and that in Chico specifically, a significant population resided on the transfereed land. It should also be noted that the large population of college students living in Butte County due to the presence of California State University, Chico, and Butte Community College can have the effect of skewing some of the demographic statistics in Butte County. For example, student populations tend to increase the proportion of "non-family households" due to the presence of college students sharing housing with un-related roommates. Also, due to the tendency for college students to not report support from parents or financial aid as "income," student households tend to have Lower incomes, which tends to paint a picture of high proportions of lower-income households. Finally, because college students tend to be transient within a community, they are more likely to rent housing than to purchase housing; thus, communities with Large student populations tend to have lower proportions of homeownership. Although these types of characteristics are very evident in demographic data for the City of Chico, where many f7 City of Chico General Plan and Five-Year Review and Annual Report. January 2008. http://www.chico.ca.us/ mod resource/contentlPIannin~Services12007_Five- Year Review Annual Report.pdf. Accessed on May 1, 200$. ~s Butte County LAFCO Staff, April 2008. 13 students are concentrated, they also influence the statistics for Butte County as a whole and for the unincorporated area. Population and Household Characteristics Populafion Trends According to DoF estimates for 2007 in Table 2, the average annual percent change in population in the Unincorporated Area was -1.8 percent between 2000 and 2007, in contrast to the average annual l .0 percent population growth in Butte County and 1.5 percent in California. The population lass in the Unincorporated Area is partially arnibutable to annexations by cities of developed areas that were previously unincorporated. Annexation also had a negative effect on population growth in the Unincorporated Area from 1990 through 2000, when the average population fell -0.2 percent annually, while the average population in Butte County overall increased by 1.1 percent annually. Both areas lagged California, which saw an average annual population increase of 1.3 percent between 1990 and 2000. Number of Households The number of households in the Unincorporated Area fell from 1990 to 2000 by an annual average of -0.3 percent, and decreased an additional annual average of -1.3 percent from 2000 to 2007. While both the population and the number of households fell from 1990 through 2007 partially due to annexations, the level of impact differed. From l 990 through 2007, the population fell by I4 percentage points, but, over the same time period, the number of households fell slightly less, by about 12 percent. This lowered the average household size in the Unincorporated Area. Average Household Size In 1990, 2000, and 2007, the average household sizes in the Unincorporated Area and Butte County remained lower than the average household size in Califomia. In 1990 and 2000, the average household size was close to 2.50 in both the Unincorporated Area and Butte County, while the California average household size increased from 2.79 in 1990 to 2.87 in 2000. In 2007, the Unincorporated Area had a household size of,just under 2.50. In Butte County overall, the household size was 2.40, while California's average had increased to 2.94 persons. Household Type Table 2 further details the types of households -family versus non-family - in the Unincorporated Area, Butte County, and California. The percentage of family households, those containing two or more related people living together, remained consistently higher in the Unincorporated Area through 1990, 2000, and 2007 than in Butte County. The percentage of family households in the Unincorporated Area in 2000, about 73 percent, was slightly higher than the proportion in Califomia, 69 percent, but significantly higher than the 62 percent in Butte County. In 2007, the Unincorporated Area had 69 percent family households, exactly the same proportion as California, while only 62 percent of households were families in Butte County as a whole. The 14 2007 household type data for the Unincorporated Area may not fully capture changes in the mix of household types if annexed areas had unique characteristics. For example, the drop in the percentage of family households from 2000 to 2007 could represent a change in the type of households in Unincorporated Area or it could indicate that the households in annexed areas were mainly family households. Tenure A comparison reveals that homeownership rates in the Unincorporated Area consistently surpass the rates in Butte County and California. The homeownership raze of nearly 73 percent remained stable between 2000 and 2007 in the Unincorporated Area, a slight rise from the 1990 rate of 71 percent. In Butte County as a whole, the homeownership rate was consistently around d 1 percent in 1990, 2000, and 2007. Furthermore, the California homeownership rate remained below both areas, despite the fact that the California ownership rate rose from approximately 56 percent in 1990 to 58 percent in 2007. As with the household type data, the 2007 estimates may not fully capture changes that could occur to the extent that annexed areas had unique tenure characteristics. Age Disfribufron Table 3 presents the population age distributions in the Unincorporated Area, Butte County, and California since 1990. The median age in the Unincorporated Area continually exceeds the median age in both Butte County and in California. From 1990 through 2007, the estimated median age for the Unincorporated Area increased from 36 years to nearly 40. Butte County and California showed similar increases from 1990 through 2007. Butte County's median age went from nearly 34 to around 35. The State as a whole reports a much wider increase, from a median age of 31.5 to nearly 35 years. The higher median age in the Unincorporated Area is amibutable to the relatively high percentage ofthe population over 55 years of age. Household Income Disfribufion Table 4 provides the household income distribution in nominal dollars (unadjusted for inflation) for the three study areas in 2000 and 2007. in the Unincorporated Area, the share of households with income less than $50,000 fell from 67 percent in 2000 to 59 percent in 2007, and the share of households with income of $50,000 or mare rose from 33 percent in 2000 to 4l percent in 2007. Adhering to a similar pattern, Butte County households with incomes under $50,000 fell from 70 percent in 2000 to 62 percent in 2007, and households with incomes over $50,000 increased from 30 to 38 percent between 2000 and 2007. Data on 2000 median adjusted income reveals that the median adjusted household income in the Unincorporated Area, approximately $44,200, was 11 percent higher than the median adjusted household income in Butte County, but 2S percent lower than the median adjusted household income for California. By 2007, the median income in the Unincorporated Area had fallen in real terms by 5 percent to around $41,900, while the median income fell by 3.5 percent and 5.5 percent in Butte County and California, respectively. The 2007 median household income in the Unincorporated Area remains higher than the median in Butte County and lower than the California median. The Unincorporated Area median income registered at 9 percent above that of 15 Butte County and 25 percent below that of California. The median household income for 2007 in the Unincorporated Area is $41,900, is slightly higher than Butte County with $38,300, but still significantly lower than the California median of $55,800. Between 2000 and 2007, the income gap between the Unincorporated Area and California remained constant. Household Income Categories Table 5 examines the income limits for owner- and renter-occupied housing units by jurisdiction, based on data from the HUD 2000 Comprehensive Housing Affordability Strategy (CHAS) data set. The Unincorporated Area had a smaller percentage of households with extremely low- incomes {almost 10 percent} compared to about 13 percent for Butte County. In the very low-, low-, and moderate-income categories the Unincorporated Area and Butte County had almost identical percentages of households. Furthermore, the Unincorporated Area had a larger percentage ofmoderate-income and above households (nearly 42 percent) than Butte County's figure of approximately 38 percent. In 2000, the Unincorporated Area contained the majority {Sfi percent) of owner households in Butte County despite the fact that the Unincorporated Area only contains 47 percent of all households. The homeownership rate in the Unincorporated Area greatly exceeds that of the incorporated cities. Among owner households, the Unincorporated Area and Butte County had identical percentages of households in all categories, including extremely low-income (b percent}, very low-income (10 percent), low-income (1 S percent) and moderate-income and above {50 percent) categories. The income pattern among renter households is markedly different from that of owner households. The Unincorporated Area contains only 32 percent of all renter households in Butte County. Renter households in Unincorporated Area tend to have higher incomes than in Butte County overall. Eighteen percent of Unincorporated Area renter households had extremely low incomes in 2007, while 23 percent fell into this income category for Butte County as a whole. Additionally, 19 percent of renter households in the Unincorporated Area are in the moderate- income category and 20 percent earn above moderate incomes. In Butte County, the percentages are 16 and 19 percent, respectively. Employment Trends Labor Force As presented in Table 6, the unemployment rates in the Unincorporated Area and Butte County mirrored one another almost exactly from 2000 through 2007. In 2000, both jurisdictions had unemployment rates of 6.2 percent, and by 2D07, the unemployment rate rose to 6.6 percent in the Unincorporated Area and 6.7 percent in Butte County. The unemployment rates remained significantly lower in California during the 2000 through 2007 time period, when the state's unemployment rate was 4.9 percent in 2000, then rose to 6.8 percent in 2003, before settling at 5.4 percent in 2007. 16 Jobs by Industry Table 7 presents data on the number of jobs in establishments located in Butte County. Overall, the number of jabs in Butte County increased by 8.4 percent (6,100 jobs) across all industries from 2000 to 2007, to a total of 79,000 jabs. Sob growth in the Natural Resources, Mining, and Construction sector, Educational and Health Services sector, as well as the Financial Activities sector, exceeded the job declines in the Durable Goods Manufacturing, Information, and Farm sectors. The greatest number of new jobs in the period occurred in the Education and Health Services sector {2,200), while the largest job loss was attributed to the Nondurable Manufacturing sector, with 900 net jobs lost from 2000 to 2007. The increase in the number of jobs {6,100} did not keep pace with the increase in the number of residents in the labor force nor the number of employed residents. The increase in employed residents means that more residents need to commute to locations outside of the Butte County for work. 17 Pirojec#ions Population Table 8 presents the Butte County Association of Governments' population growth projections between 2006 and 2030 for Butte County, the incorporated cities and Unincorporated Area. Over this period, BCAG forecasts an average annual growth rate of one percent for the Unincorporated Area, two percent for incorporated cities and, therefore, about 1.6 percent for Butte County as a whole. BCAG projects the population of the Unincorporated Area will reach 114,700 people by 2030 or about 24,000 more residents than in 2006. Butte County in 2030 will have a population of 321,315 residents, compared to the County population of 217,200 in 2006, according to the BCAG projections. Housing Units The housing unit projections from Table 8 indicate that housing unit growth is expected to track projected population and household growth. The Unincorporated Area had about 54,200 housing units in 2006 and applying a one percent growth rate results in approximately 87,500 housing units in 2030. The projected 1.6 percent average annual growth rate for Butte County overal! would bring the number of households to about 137,300 in 2030, from approximately 93,400 in 2006. Households BCAG projections also predict household growth at average annual rates of lA and 1.6 percent, respectively, in the Unincorporated Area and Butte County. For the Unincorporated Area, a one percent growth rate, given the approximately 34,200 households in 2006, equates to 45,700 households by 2030. In the County overall, BCAG projects about 133,600 households by 2030. Assuming a similar income distribution of households in the Unincorporated Area in 2030 as in 2007, it is projected that approximately nine percent, or just fewer than 4,300 households, of the total 45,700 households in the Unincorporated Area would be extremely low-income households. Another approximately 5,800 would be very low-income and 7,900 would be low-income households. Jobs Finally, BCAG projects the number of jobs Countywide will grow at a rate of 1.4 percent annually between 2006 and 2030. Across all industries, BACAG projects the number of jobs will 19 grow from 88,700 in 2006 to 123,500 by 2030. In Table 9, EDD provides additional employment forecasts for the County as a whole, across a variety of non-farm industries for 2004 through 2014. Overall, EDD projects employment will rise by 13.5 percent over the period, or approximately 1.3 percent annually. The industry sectors with the greatest number of anticipated new jobs are the Education and Health Services sector 19 2006 estimate based on ratio of 0.95 jobs/ilousing unit ratio. This ratio decreases to 0.925 for 2010, 0.90 for 2015, and 0.875 for 2020 to reflect anticipated bedroom community effect in southern portion of county. The ratio then increases to 0.90 for 2425 and 2030 18 and the Leisure and Hospitality sector. EDD projects na growth in the Information sector, and limited growth in the Other Services sector, but does not predict that any non-farm industry sector will report a net job loss through 2014. Summary Since the last Housing Element background report completed in 2004, the Unincorporated Area continued to experience a decline in population and households, but a steady increase in the number of jobs. The population in the Unincorporated Area fell by 11,600 persons (compound average annual change of -1.8 percent) and the number of households decreased by 3,200 {compound average annual change of -1.3 percent). The lass of population and households from 2000 through 2007 is attributable to annexation. Over the same period, Butte County population and households increased by an approximate annual average of one percent and 1.5 percent, respectively. The projected growth trends from 2006 to 2030 indicate that both the population and households in the Unincorporated Area will increase by 27 percent (one percent annual average). This growth rate is very different from the historic annual average change from 1990 through 2007 of -0.9 percent far population and -0.7 percent for households because it does not account far any potential annexations in the future. The projected increase in population and households through 2030 means that the demand for housing will rise and the number of housing units should increase around one percent annually to coincide with the projected one percent average annual rise in population. Furthermore, the percentage of family households in the Unincorporated Area was comparable to California (both around 69 percent), and was a larger share of households than in Butte County overall (about 62 percent). The size of households fell in the Unincorporated Area between 2000 and 2007 and, by 2007, the Unincorporated Area had a household size of just under 2.50, compared to 2.40 in Butte County overall and 294 in California. From the demographic and economic trends, it is evident that the housing needs in the Unincorporated Area are changing. The transfer of population, households, and housing units from the Unincorporated Area through annexation to the incorporated cities means that the Unincorporated Area is losing existing housing units as well as land for the development of future housing units. The land being incorporated in the cities is prime land for the development of affordable multifamily housing, since it is near existing infrastructure. The Unincorporated Area had a median income higher than Butte County, but significantly lower than the median income in California. Homeowners have significantly higher incomes than renters in both the Unincorporated Area and Butte County. The 2007 median household income in the Unincorporated Area remained higher than that of Butte County, but the income gap between the Unincorporated Area and Butte County decreased by two percentage points. In 2000, the median household income continued to register below that of California, and by 2007, the income gap had increased, with the Unincorporated Area median income 33 percent less than the California median income. The fact that the incomes in the Unincorporated Area and Butte County continually remain significantly below that of the State of California implies that residents of the Unincorporated Area can afford to pay significantly less for housing than 19 Californians as a whole. Employment in both the Unincorporated Area and Butte County grew consistently from 2000 through 2007, equating to an increase in employment of about 1 OS percent in both areas over the period. The expectation according to BCAG is that employment growth will continue at an average annual rate of 1.4 percent in Butte County, which is exactly the same as the rate of employment growth from 2000 to 2007. The increase in the number of employed residents in Butte County from 2000 to 2007 was greater than the number of new jabs in Butte County, so increasing numbers of residents are traveling outside of the County to end jobs. 20 Table 2: Popu[a#ion and Household Trends, 1990, 2000 and 2007 Average Annual Average Annual Percent Change Percent Change Uninco orated Butte Caun 1990 2000 2007 (est.}_(~ 1990-2000 ~' 2000-2007 Population 98,461 96,630 84,995 -0.2°~ -1.8% Households 38,360 37,205 33,988 -0.3% -7.3% Average Household Size 2.55 2.56 2.48 Household Type Family (b) 77.1 % 69.4°k 69.2% Non Family 2$.9% 30.6% 30.8% Tenure Owner 71.0% 72.8°k 72.9% Renter 29.0% 27.2% 27.1% Average Annual Average Annual Percent Cfiange Percent Change Butte County 1990 2004 2007 est. 1990-20D0 2000-2007 __ Population 182,120 203,171 218,069 1.1°~ 7.0% Households 71,665 79,566 88,494 1.7% 1.5% Average Household Size 2.48 2.48 2.39 Household Type Family (b) 64.4°~ 62.1°~ 62.1% Non Family 35.6°k 37.9°k 37.9% Tenure Owner 60.9% 60.7°~ 60.9% Renter 39.1 % 39.3°~ 39.1 Average Annual Average Annual Percent Change Percent Change State of Galtfornia 1990 2000 2007 est. 1990-2000 2004-2047 Population 29,760,021 33,871,fi48 37,662,518 1.3% 1.5% Households 90,381,206 11,502,870 12,524,401 7.0°k 1.2% Average Household Size 2.79 2.87 2.94 Household Type Family (b) 66.8% 68.9% 69.0% Non Family 31.2°1° 31.7% 31.0% Tenure Owner 55.6% 56.9% 57.5% Renter 44.4% 43.1°~ 42.5% Notes: (a) 2007 Claritas data may not account for annexations. (b) A "family" household is two or mare related people living together. Non-family households are single people living alone, or two or mots un-related people living together. Sources: 1990 Census, 2008; Census 2000, 2048; Claritas Inc., 2008; California Department of Finance, 2008; BAE, 20D8. Table 3: Age Distribution, 1990, 2000 anti 2007 llninco orated Butte Coun 1990 2000 2007 (e5~ (a) _ Estimated Percent Percent Percent Population by Age Number of Total Number of Total Number of Total . _ Age 0 - 17 24,575 25.0% 24,569 25.4% 19,190 22.6% Age 18 - 24 8,817 9.0% 7,966 8.2% 9,259 90.9°k Age 25 - 54 38,30$ 36.9°k 37,989 39.3% 32,080 37.7% Age55-64 9,832 90.0% 10,110 10.5% 1D,798 12.7% ° Age 65 and Over 16,931 17.2% 15,996 16.6% 13,668 lfi.l ~ Total 98,461 100.0% 96,630 100.0% 84,$95 (b} 100% Median Age 36.1 (c} 39.9 (c) 39.5 (c} Butte Coun ty 1990 2000 2007 (est.) (a) Estimated Percent Percent Percent Po uiation b A e Number of Total Number of Total Number of Total Age 0 - 17 42,$84 23.5% 48,7$7 24.0°k 47,861 22.0% Age 18 - 24 25,107 13.6°~ 27,732 13.6°~ 31,222 14.3°~ Age 25 - 54 67,445 37.0°~ 77,945 38.0% 82,943 38.0°k Age 55 - 64 15,248 8.4% 17,471 8.6% 23,252 10.7% Age 65 and Over 31,436 77.3% 32,056 15.8% 32,779 15.0°~ Total 162,120 100.0% 203,171 100.0% 216,069 100% Median Age 33.8 (d} 35.8 35.1 State of Cal[fomia 199D - 2000 2007 est. a Estimated Percent Percent Percent Population by Age Number of Total Number of Tota! Number of Total Age 0 - 17 7,750,725 26.0°k 9,249,829 27.3% 9,990,354 26.5% Age 18 - 24 3,412,257 11.5% 3,366,030 9.9% 3,768,530 10.0% ° Age 25 - 54 13,228,261 44.4% 15,046,038 44.4% 16,121,398 42.8 ~ Age 55 - 64 2,233,226 7.5% 2,694,093 7.7% 3,590,519 9.$% A e S5 and Over 3,135,552 10.5°~ 3,595,658 10.6% 4,091,716 70.9% Total 29,7110,021 100.0% 33,871,648 100.0°h 37,662,b18 700% Median Age 31.5 (d} 33.3 34.6 Holes: (a} 2007 figures were derived using Department of Finance total population estimates and Claritas age distribution estimates. (b} Population loss due to annexation of unincorporated areas into cities. (c) Unincorporated County median age figures were estimated using the age distribution figures. (d) 1990 median age figures for Butte Caunty and the State of Califomia report CEaritas estimates. Sources: 1990 Census, 2008; Census 2000, 2008; Claritas Inc., 2008; Califomia Department of Finance, 2008; BAE, 2008. ~ O D O G O O O G O O(p~Q)r IlJ f00f 000 ~-r61 Q] 7 MaN-~ ~ O)to y... r r r p hrc+']ICl to to DOhr ~ NC'7 fDOMlOhOO aIONONO)haD C7 V 4]rM~~h[rjN N 77NNhC7117hNN ~ rrr rNa~-rr N r O G 46 0 0 o e o 0 0 0 0 m ~O4)~ Nr N701 O r~ alb 7rr rr.-~(O r CAW0. pr W W Q1 (O V7 r M W W 61 O a1 otOO N O 61 CO 4] cD h O Eu7aoulaoc~,irnrn~ 3fp f+7 c~hNC7rhO Z r r r r N r r ~ Y e o 0 0 o e e o 0 C 061 NC170I0 (O (6O ~ ~~t~airlri~6ir~oi~ d w r r . 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L E OI ~ _ ~ U? .~ ~ ~ 41 ~ 0,. [C ~ N ~ N O ~,' U~ C O) ° ~ ~ U U Qf N " ~ ~ .C m O ~~ ~ O w ~ ~ C C ~ 'O 01 O ~ Q a ~ ~ e, m ~ V O C C w Q ~ ° ~ C L ?+f6 ~ 41 V l0 ~ fTO ° QE ~ ~ m ~~ ~ y ~" N C ~ '~ LL. C ° ~ r.. ~ O) ~ O `O d U d ~ ~ a ~ ~ t Cl ~ ~ m ~ ~ '-~ 07 O ~ ~ ~•-D c ° is 2 Qy o ':°.aa ~ h 00 N D M ~ ~ ~ N [~t ~ 4 a= ¢'a X67 '~ l9 ~ ~ O O V V c da O O N Q m Table 9: Butte County Jab Projections by Industry, 2004 and 2014 Butte Count y .3obs Percent Change Industry Sector 2004 2D14 2004-2014 Natural Resources, Mining, and Construction 3,8D0 4,900 28.9% Manufacturing 4,000 4,300 7.5% Wholesale Trade 1,900 2,400 28.3°~ Retail Trade 10,100 11,7D0 15.8% Transportation, Warehousing, and l~tilities 1,800 2,100 96.7°k Information 9,400 1,4DD 0.0% Financial Activities 4,100 4,300 4.9% Professional and Business Services 5,500 6,600 20.0% Education and Health Services 12,400 14,400 16.i°.b Leisure and Hospitality 6,900 8,400 21.7°k Other Services 3,700 3,800 2.7% Govemmenl 16,100 17,2D0 6.8°/a Total Nonfarm .lobs [a} 71,800 81,500 13.5% Note: (a} Sums may not add to totals due to rounding. Sources: California Employment pevelopment Department, 2008; BAE, 2008. Housing Conditions The following section details the housing conditions in the Unincorporated Area and compares the data, where available, to Butte County and California. Data sources include the 2000 Census, 2006 American Community Survey (ACS), 2000 CHAS, California Department of Finance (DoF), U.S. Department of Housing and Urban Development (HUD), the California Department of Housing and Community Develaptnent (HCD}, and private vendors of real estate data such as Dataquick. Additional information came from the Butte County Department of Development Services, Planning Division as well as a windshield survey of physical housing conditions conducted by BAE in May of 2008. Existing Housing Conditions Overcrowding The information on the number of persons per room by household tenure in Table 10 comes from the 2000 CHAS data set. The U.5. Census defines overcrowding as more than one person per room in a given housing unit zn In the Unincorporated Area in 200D, overcrowding is more of a problem with renter-occupied units than owner-occupied units across all income categories. In the Unincorporated Area in 2000, 3 percent ofowner-occupied households {around 1,OOD} and 4 percent of renter households (around 1;400) were overcrowded. As presented in Table 10, about 100 extremely low-income owner households (0.3 percent of total households) and 300 extremely low-income renter households (almost 1 percent of total households} lived in overcrowded conditions. The number househoids of that lived in overcrowded conditions rises far households, with about 190 owner households (0.5 percent of total househoids) and 320 renter households (almost 1.5 percent of total households) experiencing overcrowding. Then, in both the low-income category and the moderate income and above category the number of households living in overcrowded conditions increased. In the low- income category, almost 250 owner households (0.7 percent of total households) and about 460 renter households (1.2 percent of total households) lived in overcrowded conditions. Finally, in the moderate income and above category there were approximately 480 owner households (1.3 percent of total households) and 340 renter households (almost one percent of total households} were defned as overcrowded. Across alt the income categories, the number of households in overcrowded conditions rises. Housing Cost Burden Table 11 exhibits the housing cost burden experienced by households in the Unincorporated Area. zo According to the U.S. Census, a mom includes all `S~rhole ravens used for living purposes...including living rooms, dining rooms, kitchens, bedrooms, finished recreation moms, enclosed porches suitable for year-round use, and lodgers' rooms. Excluded are strips or pullman kitchens, bathrooms, open porches, balconies, halls or foyers, half-rooms, utility rooms, unfinished attics or basements, or other unfinished space used for storage. A partially divided room is a separate room only if there is a partition from floor to ceiling, but not if the partition consists solely of shelves yr cabinets. 29 The table reports 2000 CHAS data for households by HUD-defined household income categories. Income limits are defined relative to the Area Median Family Income (AMFI}. All households experience some level of housing cost burden, but households paying between 30 and 50 percent of their income for housing experience "excessive" housing cost burden. The~hausing cost burden qualifies as "severe" at levels above 50 percent of household income. In the Unincorporated Area, just under 17 percent of households had "excessive" housing cost burdens, and almost 13 percent experienced "severe" housing cost burdens. Approximately 2,800 owner households (7.5 percent of total households) had severe housing cast burdens compared with around 2,000 renter households (5.5 percent of total households}. The problem of excessive and severe housing casts burden is concentrated among extremely low- income households. Among extremely low-income households, almost 49 percent were owners and S 1 percent were renters. About 24 percent of extremely low-income owner households (870 households) had severe housing cost burdens. Around 34 percent of extremely low-income renter households (over 1,100 households) had severe housing cost burdens. Approximately 63 percent have excessive or severe housing cost burdens. Among the approximately 4,700 very low-income households, about 58 percent of very law- income households have housing cost burdens of less than 30 percent, just over 27 percent have excessive basing cost burdens and around 14 percent experience severe housing cost burdens. About 17 percent of the total households (about 6,450 households) in the Unincorporated Area are low-income households. In the low-income category, about 27 and 14 percent of households had excessive or severe housing cast burdens. In moderate and above moderate income categories, excessive and severe housing costs burdens are more common among owner households. Around I 1 percent (2,600) of moderate and above moderate-income owner households have excessive or severe housing cost burdens, compared to about one percent (250) of the moderate- and above moderate-income renter households. Overall, extremely Iow-income renters, followed by extremely low-income owners had the highest occurrences of severe housing cost burdens in Butte County as of 2000. This suggests that targeted affordable housing assistance could be beneficial to extremely low-income owners and renters, since they experienced the highest number severe housing cost burdens. Housing Sfock Characterisfics Table 12 provides information on the type of housing in the Unincorporated Area, Butte County, and California. According to Claritas, Ina, single-family detached homes comprised 64 percent of housing in the Unincorporated Area in 2007, similar to the share ofsingle-family detached homes in Butte County and State of California. The Unincorporated Area and Butte County as a zi U.S. Department of Housing and Lirban Development Office of Policy Development and Research. "Affordable Housing Needs: A Report to Congress on the Significant Need for Housing." http://www.huduser.org/l'ublicationslpdf/AffHsgNeedsltpt2003.pdf. Accessed on November 27, 2007. 30 whole had much smaller shares of multifamily units compared to the State. In the Unincorporated Area in 2007, multifamily units accounted for just over seven percent of all housing units, compared with 20 percent in Butte County, and over 30 percent in California. The shares of mobile homes in the Unincorporated Area and Butte County far exceeded that of the S#ate. In bath 2000 and 2007, with 25 percent of the Unincorporated Area housing units and 16 percent of Butte County housing units representing mobile homes, it is clear that these units represent an important component of the County's housing stock, particularly in the Unincorporated Area. Age of Housing Sfock Table 13 indicates that in 2000 the Unincorporated Area had a newer housing stock relative to California. In the Unincorporated Area, just less than 38 percent of the housing stock was built before 1970, while nearly 50 percent of California's housing stock was built prior to 1970. Almost 29 percent of housing units in the Unincorporated Area were built between 1970 and 1979, totaling 11,800 units. Since the 1970x, the number of housing units produced has declined in each decade in the Unincorporated Area, with about 7,900 units from 1980 to 1989, and about 5,800 units from 1990 to 2000. This decline in the number of homes being built was also evident in Butte County and California in all three decades between 1970 and the year 2000. Occupancy Rates The vacancy rate in the Unincorporated Area surpassed that of both Butte County and California in 2000, as shown in Table 14. Typically, a vacancy rate of 5 percent is considered an indicator of a healthy housing market, balancing availability of a variety of housing options for prospective buyers and renters with reasonable occupancy rates far sellers and rental owners. Of the total 9 percent vacancy in the Unincorporated Area, nearly 3 percent is attributable to housing units whose primary use is seasonal, recreational, or occasional. The percentage of seasonal homes in the Unincorporated Area exceeds the percentage of similar homes in Butte County (2 percent), and California (2 percent). According to 2007 estimates from the California Department of Finance, the vacancy rate for the Unincorporated Area is unchanged from 2000, at 9 percent of all housing units. While DoF does not provide vacancy estimates by unit type, it is likely that seasonal dwelling units will continue account for a proportion of Unincorporated Butte County's vacant housing stock. Housing Conditions Field Survey In conjunction with the Housing Element Update, BAE conducted a windshield survey of housing conditions in the Unincorporated Area. The intent of the survey was to estimate the number of zz units in the Unincorporated Area in need of rehabilitation or replacement. Methodology To identify the greatest portion of substandard units, the survey focused on areas with high concentrations of older housing stock, as housing units typically deteriorate with age. The survey zz Housing and Community Development Department "Building Blocks for Effective Housing Elements: Housing I~€eeds, Housing Stock Characteristics 31 therefore focused on Census block groups where 50 percent or more of the housing units were built prior to 1970. Appendix A provides a map of the Butte County census block groups, showing the percentage of units in each census block group built before 1970. Thirty-one block groups, which lie fully within or partially within the Unincorporated Area, have 50 percent or more of the total housing units in the block group built before 1970. There were a total of approximately 7,320 units in these block groups according to 2000 Census 1n order to survey a manageable number of homes, yet obtain a representative sampling of units, every tenth street segment within the Unincorporated Areas of the block groups was selected for the survey. Then BAE staff conducted a visual survey of every home on each of the selected segments on May 21, and May 23, 2008. Appendix B contains the housing survey form that BAE used to evaluate homes in the survey areas. The survey form mimics the CDBG Housing Conditions Survey provided by the California Departrrtent of Housing and Community Development?} BAE staff completed survey sheets for all housing units in the sample that needed either minor, major, or substantial repair, and those units in dilapidated condition. ~ The survey recorded the type of home, the condition of the foundation, roof, siding, and windows, and finally whether or not the unit could be repaired or needed replacement. Results In total, as shown in Table 15, BAE surveyed 620 units, including 576 single-family units, 21 multifamily units, and 23 mobile homes. Of the 620 housing units surveyed, 36 units (almost 6 percent of the sample) were identified as in need of either minor, major, or substantial repair or in dilapidated condition. Of the 26 units identified, there was one duplex and the remaining 34 units were single-family detached. The highest concentrations of units in need of repair existed in the Unincorporated Area surrounding Gridley and in a pocket of the Unincorporated Area surrounded by the City of Chico near the intersection of Highway 32 and Highway 99, known as the Chapman Mulberry Neighborhood. 'T`his suggests that the County's rehabilitation programs should focus on these two areas, especially in the Unincorporated Area near Chico where 7 ofthe 35 units observed, on six different street segments, were in need of repair. The results of this survey cannot be applied to the entire housing stock in Butte County, but rather only the census blocks with the greatest percentage of older units. Applying the ratio of units in need of repair from the survey to the 15,250 housing units in the Unincorporated Area in Census block groups where 50 percent or more of the housing units were built prior to 1970 indicates that approximately 750 units in the County may be in need of repair. This equates to an estimated 130, 360, and 170 units in need of minor, moderate, or substantial repair, respectively, plus 100 units in dilapidated condition that warrant either major repair or complete reconstruction. This estimate of 750 units in need of repair reflects only the units in need of repair in the 31 black Housing and Community Development Department "Building Blocks for Effective Housing Elements: Housing Needs, Housing Stock Characteristics za Eor the survey, scores between lb and 39 denoted housing units in need of moderate repair, scores of 40 to 55 indicted a unit in need of substantial rehabilitated and a score of 56 or above was reserved for units suffering from excessive neglect, where the building appears structurally unsound and maintenance is nonexistent, not fir for human habitation in its current condition, may be considered for major demolition or at a minimum, major rehabilitation will be required. 32 groups where more than 50 percent of the units were built before 1970. It is likely that much smaller proportions of housing units will be in need of significant repair in those block groups where newer homes predominate. 33 ~ 0 0 0 o O O O O b O C f h 9D ~Ci O ~ '~ ~ 7 O r O [D U ~ mOG ~ 0100 Y ~ m ~ ~ a o 0 as = b~ ~o ma m'n ;~ ° rnv v ~ ~ a°o ~ c~v °r° w a u, ~ m .t G1 A ~ ap C7 C'J N o E ~ ~ ~ N 0 0 0 O o 4 a G ~ C R f0 Y] N T r GJ~ 10 ~ T ~ a o O d O00 'crOO m C W ~ 7 ~a o = o ~ v c o .' 'o h r ° N ° o y J~ c oa~u i qxr N o ~ ooNN m N ~i ^ ~ ivy {t r N f0 3 Z Ql ~ e e a a o 0 oe o e ~ V h P7 N h [D ~ 4] vcc Y1 P5 '~ N m ~ or a~ ~ooa ~ ° m .~ ~ ° G na o= ~~ 7 ~ II Q ~ o U ° r Co o `DV ti M m d ~+, e ~ o m co y r co I: ~ ~- o ti m ; A 3 N N r N ~! 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(b} 7ota1 housing unit figures may differ from those reported in Table 96. Table 13 reports Census 2400 Summary File 3 data, while Table 96 reports Summary File 1. Sources: Gensus 2000, 2008; BAE, 2008. 0 0 p O\ O O O P ~ W O N r O N O r Q ~ ~ r ~ Gi O d R V O O G1 r I~ [p [~ ~[] C] ~ titiN OAR hbh ~ m aO [p v~ r ap tb N N ~ N ~ Oar db1 ONj 7ij lh Niyr ~u?f~r N rN ~ r N z c^ r o e o o \\\\o Q~ ~ ti N r r N O N 0 [f r Ul e a J O U ~. W~bIpQOCIQM W ~++NrN h cYN ~ Y7 ~{~O ~lh M~ ~ E~ui~,; r r~ Z ~ o o a° \ a o e o e ~ ~~~(~rr-MbNO ~ y r 3 ~(~ m 'R (ON a,101N apr ~ O rC N O f D u' f 4~ O Nei {117 Nr O1 ~" a E M r~ t: o~' v ~ Z m 6 .y U O aL m o [~] ~ U 4 N Q ~ ~ r ~ ~c ~ _b _ C +~ O ~ C h C ~ ~ ~ O y o~~~ccu~ ~ ~ h v h C L L C L L E 0 0 a a ~, L ~ ~C C 7 ip m N C7 r 'O y 7 ~ C ~ ~' ~ P ~ rn N ~ H ~ w ~ v ~ n - E ~- x ~ a~ ~ O ~ 3 G y V N 7 y y U ~ ~ O G y °. crs v co w r_. ~ y ~ W C ~ [! O ~ ~ ~6 i`') W7 r s ~ l9 C ~ G I6 O f0 ~ ~ 47 N Q Q1 ~ ~ ~ V D ~ C.d F" N C C c o ~ o ~ ~ ~ n ~ ~ ~ y Zs o 1d m s U ~ +-' .`'~' C G O ~~ T~ ~ C C '~ ~ ~ ~ ~ C ~ c E .._. ~ w ~w o ° ~ y Y ~ N SC ~ m c _ ccp~ ~ C U ~ ~ ~ N C y' 3 ~~ j C R ~ tl1 p. O _ ~-- M 1 V ~_ .:v O ~lL m O O N Q m 0 0 N O a N N Gf U Table 15: Housing Survey Results: May 21 and May 23, 2008 (a) Unincorporated Areas -Biggs Chico Durham Gridley Oroville Palermo Richvale Thermafito Total with Problems Level of RepaiES Needed Minor (b) Moderate c Substantial Sd) Dilapidated (e) _ 2 1 - 4 - 3 - _ i - - 1 3 2 1 1 3 1 - 3 - 3 _ - 1 - - 5 - 'l 6 17 8 5 Notes: (a) Appendix B contains a copy of the survey instrurrtent, which evaluated the condition of the foundation, roofing, sidinglstucco and windows far each unit. A total of 620 units were surveyed on randomly selected streets throughout the Unincorporated Area. (b) Units wish minor defects received a survey score between 'E O and i 5. (c) Units with moderate defects received a survey score of i6 to 39. (d) Units with substantial defects received a score of 40 to 55. (e) Unils in dilapidated condition received a survey score of 56 and over. Sources: GDBG, 20176; 6AE, 2008 Housing Market Condi#ions For Sale Housing Table 16 provides data on home sales over asix-month period from October 1, 2007 through April 1, 2008 in the Unincorporated Area, incorporated cities, and Butte County as a whole. The 110 home sales reported in the Unincorporated Area over this period had a median price of $266,500. The median home had 1,438 square feet of living space, three bedrooms, and a 0.31- acre lot. The median cost per square foot of living space equaled about $185. The median price for the 1,086 home sales in Butte County was higher ($283,500), but the median home had 1,379 square feet of living space and therefore the median price per square feet of living space was higher, at around $206. The high price of housing in the City of Chico drove the median home price in Butte County above that of the Unincorporated Area. AfiFordable Home Purchase Prices Table 17 calculates the affordable housing prices for very !ow-, low- and moderate-income households in Butte County. The calculations use the 2008 income limits for Butte County and assume that a household can afford to spend 30 percent of its income on housing casts. For example, aloes-income, four-person household has a maximum annual income of $43,600, and 30 percent of this income would equal $13,080, meaning that the household could affordably pay $1,090 monthly for housing. The assumptions used to calculate the affordable price for a homebuyer are as follows: ^ Downpayment, five percent ^ Annual interest rate, 6.0 percent ^ Loan term, 30 years ^ Annual mortgage insurance, 0.78 percent of mortgage ^ Annual property tax rate, 1.06 percent of home value ^ Annual hazard insurance, 0.20 percent of home value As would be expected, very low-income households can afford to pay less and moderate-income households can pay significantly more for homes. The affordable price for three-person households ranges from around $83,400 for avery-low income household to almost $200,000 for moderate-income households. The affordable home prices for four-person households rise for very-law income households to approximately $92,500 and $222,000 for moderate-income households. Given the aforementioned assumptions, afour-person low-income household can afford to pay $148,040 for a home and athree-person low-income household can pay $133,200 for a house. A comparison of the affordable home prices to the for-sale housing prices in the Unincorporated Area listed in Table i6 reveals that neither three-person or four-person, very low-, low- or moderate-income households can afford the median priced home in the Unincorporated Area. The median price of around $266,500 is unaffordable to afour-person, moderate-income household with annual income of $65,400, because they can only afford to pay around $204,600 40 for a home, and the affordability gap is greater for the other groups just mentioned. Renta! Housing A limited number of rental options exist in the Unincorporated Area. The Unincorporated Area contains mostly single-family homes that are offered for rent. Table I8 provides the listed monthly rents for a small sample of private homes in the Unincorporated Area and the incorporated cities along with rental rates for apartments in the incorporated cities. The cost of apartments in the incorporated cities is generally indicative of what the market rents would be for apartments in the Unincorporated Areas surrounding each of the incorporated cities. Across all the jurisdictions, the cost of renting a private home varies widely. Of the 24 private homes in the sample, with 13 homes located in the Unincorporated Area, the cost of renting a two-bedroom unit averaged $831 {$0.73 per square foot) and for athree-bedroom, $1,179 ($0.83 per square foot) per month. Because of the small sample of homes available for rent in the Unincorporated Area, no discernable pattern exists on the cost of renting in the different Unincorporated Areas surrounding the incorporated cities. The costs of renting two-and three-bedroom apartments in Butte County are significantly less than renting a home. From the sample often apartment complexes, the average cost of renting a two-bedroom unit amounted to $716 ($0.84 per square foot) to $909 ($0.80 per square foot) for a three-bedroom unit. Comparing the market rents in Chico, Gridley, and Oroville reveals that the rent per square foot in Chico is consistently higher than in both Gridley and Oroville, with Oroville.havingthe lowest rents per square foot. Affordable Renfal Rafes The California Department of Housing and Community Development calculates annual income limits by household size. Given the 2008 Butte County median income for a family of four of $54,500, the California Housing and Community Department calculated the income limits far the various income categories and household sizes. Rents are considered affordable if a household spends no more than 30 percent of its income on rent and utility costs. Taking 30 percent of the given income limits, and subtracting for the Butte County Housing Authority utility allowances for different sized apartments, led to an estimate of what households can afford to pay monthly to rent a housing unit. Table 19 indicates that the affordable prices for aone-person household range from around $240 for extremely low-income to $1,100 per month for moderate income households for a studio apartment. The affordable rent for athree-person household varies from about $295 per month for extremely low-income households to $1,400 for moderate-income households for atwo-bedroom apartment. A comparison between the affordable prices based on income limits in Table 19 and the market rate rents shown in Table l8 indicates that atwo-bedroom market rate apartment rents for $716 per month on average, and it is affordable to two- and three-person, low-income households. The average price of athree-bedroom market rate apartment is $909, which is affordable to four- person low-income households, and very close to being affordable to three-person, low-income 41 households. The rents for homes are higher than the rents for apartments. The average rent of $$31 for a two-bedroom home is still affordable to low-income households, and the $1,179 rent for a three bedroom is only affordable to moderate-and above moderate-income households. Therefore, market rate rental apartments in Unincorporated Butte County serve all but very low- and extremely low-income households. Affordable Housing Stock Table 20 displays the limited affordable housing stock in the Unincorporated Area, Palm Crest Village Phase 1, and a Farm Labor Center. The Palm Crest Village Phase l is currently under construction and will contain 22 units when completed. Tt is the only new affordable housing project in the Unincorporated Area since the last Housing Element in 2004. The Farm Labor Center continues to operate outside of Gridley and provides 130 beds for farmworkers. Both projects serve low-income households. "At Rrsk" Unrts State Housing Element Law requires an evaluation of whether any existing subsidized affordable housing units are at risk of conversion to market rates during the next ten years. No such units exist in the Unincorporated Area. As of the last Housing Element, the only "affordable family housing developments located in the Unincorporated Area was the Housing Authority's farm labor housing project East of Gridley."2S The farm labor project contains 130 units for farmworker families ~ As the Butte County Housing Authority awns and operates the project, they can be assumed to remain affordable. Summary The conditions of owners and renters differ slightly from one another in the Unincorporated Area. The percentage of owner households in the Unincorporated Area (73 percent) exceeds the percentage of renters. As of 2000, renter-occupied housing units in the Unincorporated Area reported higher rates of overcrowded conditions than owner-occupied housing units. The majority of Unincorporated Area households (70 percent of total households} have a housing cost burden of less than 30 percent. The remaining 17 percent and 13 percent have excessive or severe housing cost burdens, respectively. The household categories in need of the greatest assistance are extremely low-income renters, followed by extremely low-income owners. The housing stock in the Unincorporated Area consists almost entirely ofsingle-family detached units and mobile homes, which represent 65 percent and 25 percent of all housing units, respectively. Very few multifamily rental opportunities exist, especially in properties with five units or more. The Unincorporated Area has a relatively new housing stock; about 63 percent of the units were built after 1970, whereas only about SO percent of the units in the state as a whole were built after 1970. In 2000, the vacancy rate for the housing units in the Unincorporated Area zs .i. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. "Butte County Housing EEement Update Background Report" May 25, 2(}04. (Page 55). 26 Far-n Labor Housing Program. http:llwww.butte-housing.wm/. Accessed on April 29, 2008. 42 was about 9 percent, and after accounting for the 3 percent of units used for seasonal, recreational, or occasional use, the vacancy rate equals 6 percent, which is just slightly above the comparable rates of 5 percent and 4 percent for Butte County and California, respectively. A housing survey conditions survey completed by BAE indicates that as much as about 6 percent (36 housing units) of the housing units surveyed are in need of minor, major, or substantial repair, or are in dilapidated condition. Applying these survey results to the total number of housing units in Census block groups where 50 percent or more of the housing units were built prior to 1970 implies that about 750 housing units in these Census block groups may be in need of repair or be in dilapida#ed condition, including about i00 units in dilapidated condition. These survey results indicate that a repair program could be beneficial in Butte County to help fax the substandard units, and that the most immediate need exists among the units in dilapidated condition that warrant either major repair or complete reconstruction. Finally, the for-sale housing market is unaffordable to all households with moderate incomes or below. A median for-sale price of $266,500 in the Unincorporated Area exceeds the maximum affordable price for a moderate-income four-person household of $222,000 by a significant margin. The rental market is affordable to a much wider range of households in the Unincorporated Area, including moderate and low-income households, but very low- and extremely lowancome households still require assistance to be able to afford market rate rental units. 43 ~~ a° Z O .6wr~c+swwc~ch C y ~ m 'a ~ ~ p d U y„ i a.Nco~rirn~c?NM+o L Oh0ti0.'10S f9 m,~ N~NNr- ~ 69 69 bg 6q bg b9 4q m ~ 1L. ~Niti~NOq. ChM ~ CP7N 4]N~-'tY~ m N N_ p ~ N tl~ aO tO 0 tY i- ~ ~NNr-+-NtYM ~ a O C j 0 0 0 0 0 a d m v a` O ~~ V O 3 Q V a ~+ m a- a~ .a ~u,ot~e~rnv~ ~~OO 0[~ [O t- N prNMM Witt S~viti•~oniai ~NN~`~1NN~N ~ to !9 b9 ~3 89 ~+4 d9 L d 7 Q d v ~r d p p 0 0 0 0 0 0 ~p 4]00400 ~ t1] N04]OO Y) ~ (~j N O W di [p' tp cpNNh01~(D C N N M N N N N ~q fR 69 69 d3 d9 V3 b9 pl M3 F ~m Ot~O~t~O ~y~Or~u]N~r z or G O u ~ ~ w umiU goy m~'a'ti U ~~b o ~x ~muc~oQo m m 00 O N 7 [O N 7 C G3 U ui do 0 O N Y U .~ C! m m O 0 Q r` T ap d ura n n m to ~ ~ uNi V M r 01 U 01 Ci ~ ~ e+i ai ai ~ a e~i ti 'a [b t'7 Os ~ df ~ sp" N O O ~ tl- fR O E ~ ~ N az az w a m .. C m~ (MD ~ C y fN0 ~ O N 7 h Y o E ~ ~ ~ p ~ ts3 fn ~ E as Aa to m `~ ..fir Y O t!) 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V ~ C ~ ~ ~v o v~ ~~ ~m~ aaio ~ ~ ~°,~ o ~ .a •p on 'N m ~ m to rn w- co °~~ m cx~ ~c o ^.e ~. sm ~ tm ~ Qo ~ ~N ~m o ~ mt° °E m p e E w o E ~~ N c m rn~ ~ ~~ N J O A N ~ cg v 7 v U U~~~~ Ps G~i ~ ~ N U ~ C~~ z c E c = c ~ ~ °~~ y.~ E c oar ~ E 2 o Ep~ c 3 $ =? c 3 v ~ ~ E tea- ~~ nS E~ = p U% O ...E C 61 O J ~ ~ ~~ N R C N Nits U w N C ` G ~, ~ a ~~ ~ P d y p O C p L' O C O C C CCC .O+ ~ Q 3 N7J~ M~ J r2 ~' ~ ~ Qo ~0¢_J000 Z:°~ fA F r 'table 78: Rental Rates for Currentiy Renting Housing, Unincorporated Butte County, May 2008 (Page i of 2) Name of Apartment Number of Stze Market Rentl User or Income Address Com lex Un[t T Bedrooms S . Ft Rent 5 . Ft Restricted hl : _°._- 1253 W. 5th St. Timber Creek Apartment 4bedroam 1,036 $1,150 $1.11 Nan-restricted 118 Nord Ave. Walnut Grove Apartment 1-Bedroom 585 $595 $1.02 Non-restricted 2-Bedroom 615 $675 $1.10 251 Rio Lindo Ave. Belvedere Apartments Apartment 1-Bedroom 600 5580 $0.97 Non-restricted Apartment 2-Bedroom 900 $725 50.81 Duplex 2-Bedroom 1,100 $850 $0.77 House 2-Bedroom 2,800 $1,026 $0.37 4th Ave. 920 W Wespartc Plaza Apartment Studio 3fi6 $565 51.54 Non-restricted . 1-Bedroom 564 $675 $1.20 2-Bedroom 817 5820 $1.00 1663 Santa Clara Ave. "" Private House House 3-Bedroom n.a. $1,000 n.a. Non-restricted 3106 Grape Way "` Private House House 4-Bedroom 1,812 51,500 $0.83 Non-restricted 4273 Kathy Lane "` Private House House 1-Bedroom n•a. $450 n.a. Non-restricted 6595 Tikker Ln. """ House 3-Bedroom 1,500 $795 $0.53 Non-restricted 6126 pane Cir. '"" Private House House 2-Bedroom 1,300 $750 $0.58 Non-restricted 14593 Lafeyette Cir. "' Private House House 2-Bedroom n.a. $625 n.a. Nan-restricted 14833 Magalia Dr. "` House 2-Bedroom 1,344 $B75 $0.65 Non-restricted 98 Lewis Ranch Rd. Private House Hvuse 3-Bedroom 2,240 $1,650 $0.74 Non-restricted 155 Jay Bird Ln. Private House House 3-bedroom 1,85D $1,600 $0.86 Non-resVicted 7791 Clark Rd. Private House House 3-Bedroom n.a. $7fi0 n.a. Non-restricted 6294 Oak Way Private House House 2-Bedroom 850 $735 50.86 Non-restricted 12 Evanswvod Cir. Evanswood Estates ApartmenE 2-Bedroom 1,320 $865 $0.66 Non-restricted 675 Mitchell Ave. Boulder Creek Apartment 2-Bedroom 857 $550 $0.64 Nan-restricted 3-Bedroom 1,049 $650 $0.62 4-Bedroom 1,308 $779 $0.60 Segura Drive'•` Heritage EsEaEes Apartment 2-Bedroom 1,250 $B25 $0.66 Non-restricted 3-Bedroom 1,560 $975 $0.63 4-Bedroom 1,650 $1,100 $0.67 92 Ridgetiew Blvd. "' Private House House 4-Bedroom 2,600 $1,600 $0.62 Nvn-restricted 143 Lariat Loop "' Private House House 46edroom 2,234 $1,850 #REF! Non-restricted "" Address located in the Unincorporated Area. Sources: Respective Property Owners and Managers, 2008; BAE, 2008. Table 98: Rental Rates for Currently Renting Housing, Unincorporated Butte County, May 2008 (Page 2 of 2) Name of Apartmerst Number of Size Market Reno User or Income Address Complex Unit 7vge Bedrooms S . Ft Rent Sg. Ft Restricted 2500 Yard St Private House House 2-Bedroom 1,178 ~ $90D $0.76 Non-restricted 3035 Gawthame Ave. Private House House 3-Bedroom 1190 $1,400 - $1.18 - :~, Non-restricted 4783 Lincoln Blvd. "" Private House Mobile 1-Bedroom 6D0 $425 $0.71 Non-restricted .~ ~ 4474 Canyon View Or. "` Private House House 1-Bedroom n.a. $550 n.a, Nan-restricted 2338 Brown St "' Private House House 1-Bedroom n.a. $400 n.a. Non-restricted 750 Haskell 5t Haskell Street Aparhnent 9-Bedroom 720 $485 $0.69 55 and Over 200 Ford Ave Gridley Springs II Apartment 2-Bedroom 850 $675 $0.79 60% Median tncgme . 3-Bedroom 950 $772 $0.81 (Housing lax Credit) 210 Ford Ave. Gridley Springs I Apartment 1-Bedroom 750 $668 $0.89 Very Low Income 2-Bedroom 85D $708 $0.83 (USDA Rural Dev.) 3-Bedroom 950 $748 $0.79 1790 Indiana SL Private House House 2-Bedroom n.a. $750 n.a. Non-restricted Vermont St Private House House 2-Bedroom 600 $700 $1.77 Nvn-restricted Manzanita School District *" Private House House 2-Bedroom n.a. $900 n.a. Nvn-restricted Manzanita Svhaol District "' Private House House 2-Bedroom n.a. $800 n.a. Non-restricted 3310 7th 5t Private House House 3-Bedroom 9,40D $1,3D0 $0.93 Non-restricted 485 G St Private House House 2-Bedroom n.a. $795 n.a. Non-restricted 488 G St Private House House 3-Bedroom n.a. $765 n.a. Non-restricted A: Apt. averages 1-Bedroom 644 $803 $0.95 2-Bedroom 885 $716 $D.84 3-Bedroom 1,140 $909 $D.80 4Bedrovm 1,331 $1,090 $0.79 Overall Median for 1, 2, and 3 bedroom apt. units 857 5708 50.81 House averages 2-Bedroom 9,345 $631 $0.73 3-Bedroom 1,456 $1,179 $D.63 Overall Median 2, and 3 bedroom homes 1,372 $888 $0.75 """ Address located in the Unincorporated Area. Sources: Respective Property Owners and Managers, 2608; BAE, 2009. 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N y N f6 C ~~ C7 m ~ O CO ~ ` ~ N ~ "' C1. ~ ~ m ~+ N C (A O N O d O 7 ~ N uu ~ ~ U •47 IG •N ~ $~~" ~ m ~ ¢ c ~ ~ Z:6 ~ ~ W i!J Table 20: Affordable Housing Stock, Unincorporated Butte County Total Income Special Need Devefo ment Location Units Limits Served Palm Crest Village Phase ~ Thermalito 22 • (a) Low-income n.a. and below Farm Labor Housing center Unincorporated Area 130 Low-income Farmworicers survundinq Gridely and below IVoEes: (a) Currently under construction. (b) Fam1worker as defined by the the Unites States Department of Agriculture, Rural Development Program as someone why earns $5,752.50 per year in a farm tabor occupation. Sources: Housing Authority of Butte County, 2008; Community Housing Improvement Program, 2008; BA>=, 2448. Special Housing Needs California Government Code Section 65583 {a) (7) requires of an analysis of any special housing needs, such as those of the elderly, persons with disabilities, large families, farmworkers, single- female headed households, and families and persons in need of emergency shelter.Z~ This section provides information on the aforementioned special needs in the Unincorporated Area. Data sources used in this section include 2000 Census, California Department of Finance, HUD, California Employment Development Department, 2002 Agricultural Census, as well as information from local data sources including the Butte County Continuum of Care. Persons with Disabilities Table 21 provides information on the number ofnon-institutionalized disabled residents in the Unincorporated Area, Butte County, and the State of California in 2000 and 2007. The different types of disabilities include sensory, physical, mental, and self-care disabilities. Each has a different relationship to housing need. The severity of these disabilities varies widely, and may require substantial changes to the housing units or only require slight adjustments. Necessary accessibility adjustments may include features such as ramps, extra wide doors, handrails, lowered counters, raised toilets, and a variety of other accessibility features. Other types of disabilities may not require physica! alterations to homes, but instead call for supportive services to assist those who may not be able to live independently. Compared to the general population, disabled persons are more likely to live alone, earn less, and be homeless. The 2007 estimates of disabled residents are based on the application ofthe 2000 disabled population distribution to the current population estitates from the California Department of Finance. Therefore, the distribution of the 2007 estimates mirrors the 2000 distribution figures from Census and serves as a rough estimate of the number of disabled at present. Across the age groups 5-15 and 16-20 years, the Unincorporated Area displays about the same percentage of persons with disabilities as Butte County and California. In the age category 21-64, however, the percentage of disabled is about one percentage point higher for the Unincorporated Area (about 13 percent for the Unincorporated Area versus 12 percent for Butte County and California). Furthermore, the percentage of disabled over the age of 65 in the Unincorporated Area and Butte County was higher, approximately 7 percent, compared to 4.7 percent in California. The data on persons with disabilities are presented by type of disability including sensory, physical, mental, self care, go-outside-home, employment, and two or more disabilities: The Unincorporated Area and Butte County as a whole have similar distributions across the different types of disabilities. Persons with two or more disabilities represent approximately 51 percent of z~ California Government Code Section 65583 (a) (7) xs Tootelian, Dennis, and Gaedeke, Ralph. "The Impact of Hoasing Availability, Accessibility, and Affordability on People with Disabilities". Sacramento, CA: State Independent Living Council. April 1999. As cited in the Analysis of Senate Bill 1025. 50 the disabled population in both jurisdictions. Physically disabled persons represent 18 percent and 16 percent of the disabled population in the Unincorporated Area and Butte County as a whole, respectively. These distributions follow the general pattern seen throughout California. As the total population of the Unincorporated Area dropped from 2000 to 2007, due largely to annexations, it is assumed that the number of disabled persons also declined proportionately. Based on this assumption, there were about 20,700 disabled persons in the Unincorporated Area in 2000, and the number fell to about 18,200 in 2007. To the extent that areas annexed to the cities contained more or less than average numbers of disabled people, these figures may over- or under-state the disabled population that continues to reside in Unincorporated Areas; however, the figures provide a reasonable estimate of the size of the disabled population for planning purposes. Testimony provided by the Butte County Housing Authority and by members of the community at the May 29 joint Planning Commission and Board of Supervisors meeting on the Housing Element Update indicated that there is a particular shortage of studio and one-bedroom housing units affordable to extremely low- and very low-income households, to address a need for housing suitable for persons with mental illness who function better without having to share housing. Elderly The housing needs of the elderly depend on a combination of factors related to the aging process. These can included a combination of increased medical costs and fixed incomes that are often lower than incomes of the general population, leading to special need for affordable housing. Due to frailty, some elderly people require full or part-time care, while others tnay be able to live on their own with minor accessibility adjustments in their homes like handrails and grab bars to make bathing, toileting and other activities of daily life safer. The elderly often prefer housing like condominiums and apartments that require less maintenance since physical activities can become more difficult with age. Age of Householder The definition of elderly depends on the data source. The Census provides data for households with a head of household age 65 to 74, and 75 and over. The HUD-published CHAS data set defines elderly as one or two-person households where either person is 62 years of age or older. This section examines the needs of elderly households using both 65 and 62 as minimum ages. Not all elderly households require special housing accommodations, however, as part of the aging process many elderly will find it necessary to modify their housing units, to receive in-home care, or move to residential facilities offering various levels of services or living assistance. As seen in Table 22, owner-occupied households aver the age of 65 in the Unincorporated Area fell from approximately 9,800 to 8,900 households from 2000 to 2007. At the same time, the total number of owner occupied households in the Unincorporated Area fell from around 27,300 to 24,800 households due to annexation. In Butte County, the number of elderly owner-occupied households rose from 1'1,400 to 19,400, corresponding to an increase in the total number of households from 48,300 to 53,900. Finally, the percentage of elderly owner households in 51 California (over 14 percent} in 2007 was significantly lower than the percentage of elderly owner households in Butte County (almost 22 percent}, and the Unincorporated Area Gust over 2d percent). The Unincorporated Area in 2007 had a significantly lower percent of elderly renters (3 percent of total households) than both Butte County (5 percent) and the State of California {5 percent). These percentages represent approximately 890 and 4,000 elderly households in the Unincorporated Area and Butte County, respectively. Elderly Hausrng Cast Burden Table 23 explores the housing cost burden of elderly households using the HUD 2000 CHAS data set, in which an elderly household is defined as having one or two people, with at least one person over the age of 62. In the Unincorporated Area, the vast majority of elderly households are owners (91 percent}. Just over 12 percent of elderly owner households have excessive housing cost burdens and spend between 30 and 50 percent of their incomes on housing. An additional nearly 9 percent of elderly owner households have severe housing cost burdens, meaning they spend more than 50 percent oftheir income on housing costs. As a whole, elderly renters constitute 9 percent of all elderly households in the Unincorporated Area. Elderly renter households with housing cost burdens of up to 30 percent represent just under 5 percent of all elderly households. The remaining renter households are divided evenly in the excessive and severe cost burden categories, with 2 percent of all elderly households being renters paying between 30 and 50 percent of income for housing, and 2 percent paying greater than fifty percent. Of the approximately 11,200 elderly households in Butte County, 6,000 households have at least moderate incomes (over 80 percent of the AMFI). The majority of moderate and above moderate income households have housing cost burdens of less than 30 percent (about 86 percent of owners and 5 percent of renters). The elderly owners and renters with excessive housing cost burdens represent 7.3 percent and 0.3 percent ofmoderate-income and above moderate-income households, and elderly owners and renters with severe housing cost burdens equal 2 percent and 0.2 percent ofmoderate-income and above moderateancome households. About 2,300 elderly households in Butte County have low incomes, and approximately 71 percent of these households have housing cost burdens of less than 30 percent. Eighteen percent of the elderly households have excessive housing cost burdens and the remaining 11 percent experience severe housing cast burdens. The households with severe housing cost burdens consist of 230 owners and 30 renters. As a percentage of elderly owners and renters, owner households carry the largest percentage of excessive and severe housing cost burdens in the low- incomecategory. Among the very low-income elderly households (about 1,800 households in the Unincorporated Area), excessive and severe housing cost burdens were more prevalent than for higher income categories. Just under 29 percent and 19 percent of the very low-income elderly households (180 52 households) have excessive and severe housing cost burdens, respectively. Lastly, extremely lowancome elderly households in Butte County number slightly more than 1,000. In this elderly income group, the largest proportion (about 43 percent) has severe housing cost burdens. About 35 percent of all extremely low-income elderly households are owner households with severe cost burdens and about 8 percent are renters. Around 22 percent of extremely low-income elderly households have excessive housing cast burdens. Large Families The U.S. Census defines a large family as one containing five or more related members, and the California Department of Housing and Community development recommends using this del nition of a large family.29 Often, large lower-income families live in overcrowded conditions and, due to the presence of minor children, may require affordable childcare as well as family- sized living units. Table 24 presents the size and type of households in both 2000 and 2007 for the three jurisdictions. There are approximately 4,130 households with five or more persons in the Unincorporated Area in 2007, over 10 percent of total households. About 4,060 are family households and the remaining 70 are non-family households (groups ofnon-related individuals sharing a housing unit). This is slightly higher than the 9 percent of total Butte County households in 2007 containing fve or more persons, and significantly lower than the 16 percent of California households in 2007 with five or more persons. Across alI three jurisdictions, less than D.5 percent of total households are non-family households with five or more persons. Large Family Housing Cost Burden As reported in Table 25, about half of large family households {54 percent) have moderate and above moderate incomes, and the remaining large family households are split between the iow- income (20 percent), very low-income {16 percent), and extremely low-income (10 percent) groups. For moderate and above income households, 89 percent have housing cost burdens less than 30 percent. Slightly over ten percent experience excessive housing cost burdens, and less than one percent have severe housing cast burdens. No renters have severe housing cost burdens. Among low-income households, the percentage of households with housing cost burdens lower than 30 percent falls to 67 percent, with around 22 percent of households with excessive housing cost burdens, and just under 11 percent with severe housing cost burdens. Again, no renters in this income category have severe housing cost burdens. Very low-income large family households (621 in total) include more renters (S7 percent) than owners (43 percent). Excessive and severe housing cost burdens are much more prevalent among 29 California Department of dousing and Community Development. Building Blacks for an Effective Housing Element: Special Needs, Large and Female-Headed Households. httpalrvtivw.hcd.ca.gov/hpd/ housing_elementlindex.html. Accessed on Jun 12, 2008. 53 renter households in this income category. Of the total very low-income large family households, 14 percent are renters with excessive housing cost burdens, 3 percent are owners with excessive housing cost burdens, 37 percent are renters with severe housing cost burdens, and 26 percent are owners with excessive housing cost burdens. The 392 extremely low-income large family households are split between owners (41 percent) and renters (59 percent}. Again, the proportion of renter households with excessive or severe housing cost burdens {S 1 percent) exceeds the proportion of owner households (29 percent) with severe housing cost burdens. Single Female-Headed Households wi#h Children Single female-headed households with children tend to have a higher need for affordable housing compared to family households in general. In 1999, the poverty rate for female-householder families nationally stood at a record low of 27.8 percent, but that was still sognificantly above the poverty rate of all families (9.3 percent) and married couples (4.8 percent). In addition, single female-headed households with children are more likely to need childcare since the mother is often the primary source of income and the sole caregiver for children within the family. Table 26 examines the prevalence of single female-headed households with children in the Unincorporated Area, Butte County, and the State of California. With a loss of households from 2000 to 2007 due to annexation, the number offemale-headed households is presumed to have fallen proportionately, from about 2,100 to an estimated 1,900 households. In 2000 in the Unincorporated Area, about 5.6 percent of all households were female-headed households, with 2.4 percent owners, and 3.2 percent renters. In Butte County in 2000, single female-headed households with children represent almost seven percent of total households and were distributed into just over two percent of the total who were owners and nearly five percent who were renters. Within California, single females head a greater proportion of households (7 percent) with children than the Unincorporated Area. As in the Unincorporated Area and in Butte County, renters make up the larger proportion of this group of households. Farmworkers Farmworker data indicate that approximately 6,790 persons work as either full-time or seasonal employees in Butte County. Some farmworkers have special housing needs due to the seasonal nature of their work, along with their need to migrate based on seasonal demand for their services. Butte County has a fluctuating population of seasonal workers as well as a small base of workers who work more than 150 days a year in farm labor. The needs of seasonal workers may be met with farm labor camps, but farmworkers who choose to reside in the County year round need long-terns affordable housing. Table 26 presents the trends in farm employment for Butte County over l 6 years from 1992 3a U.S Department of Commerce News "Poverty Rate Lowest in 20'Years, Household become at Record High, Census Bureau Reports" September 26, 2000. http:l/www.census.gov/Press-Releaselwww12000/cb00- 1S8.htm1. Accessed an Tune ]0, 2008. 54 through 2007. A loss of 400 jobs occurred over this period, which constitutes a 13.3 percent decrease in jobs. Farm employment represented just 3.2 percent of overall employment in Butte County in 2007. The EDD data from. Table 26 is derived from Current Employment Statistics (CES} data and CES defines employment as "the total number of persons on establishment payrolls employed full or part-time who receive pay for any part of the pay period that includes the 12~' day of the month."31 Since many farmworkers are seasonal employees, they may not be captured in the CES figures. The most recent Agricultural Census in 2002 is another indicator of farm employment, which reports the total number of fannworkers hired in 2002 as well as those working more and less than 150 days a year. Table 27 reports on Agricultural workers in 2002 and shows that of the 6,800 farmworkers that worked in Butte County at some point in 2002, approximately 2,000 worked 150 days or more and 4,800 worked less than 150 days within the County. Those working 150 days or less are considered seasonal employees. Seasonal employees may work in other sectors within Butte County; they may work in other counties; or they may be unemployed for part of the year. Depending on their situation, their housing needs will vary. One farmworker housing facility is located in the Unincorporated Area outside of Gridley and is administered by the Housing Authority of Butte County (HABC}. The facility offers i30 units of year-round housing to farmworkers, and currently houses about 500 farmworkers and their families.32 The residents pay about $535 a month ($17.53 per day) to live at the facility and rental assistance is available for those who meet the USDA Rural Development guidelines. The HABC can provide rental assistance for up to 112 families. Seventy-nine rental assistance slots are currently being utilized leaving 33 slots available for rental assistance. The length of time that farmworkers live at Gridley Farm Labor Housing {FLH) varies greatly, as some residents have been living there for 10 to 20 years, while other families only stay for one or two years. Gridley Farm Labor Housing serves mainly the farmworkers in the Live Oak, Biggs, and Gridley Area, and the housing available at Gridley FLH seems sufficient to meet the needs of farmworkers in 33 the area, given that there continue to be vacant units in the facility. Testimony provided by the Butte County Authority at the May 29 joint Planning Commission and Board of Supervisors meeting on the Housing Element Update indicated that the Housing Authority feels that due to increasing mechanization of fanning operations in Butte County, the tendency of farmworkers to live in the community year-round, and other factors, the Housing Authority recommends that housing specifcally for farmworkers be de-emphasized in the coming years, with attention being paid to affordable housing needs in general. The Housing Authori , has submitted a nre-application to the County for a project to completely 31 Bureau of Labor Statistics. htEp:l/ww~v.bls.govIces/cesfaq.htm. Accessed on April 14th, 20Q8. sz Personal communication. 3uan Meza, Farm Labor Housing Manager, ]~ecember 23, 2008. i3 Personal communication. 7uan Meza, Farm labor Housing Manager, J)ecember 23, 2008. 55 redevelo Gridle FLH. The ro ect ro ases 1 to 1 re lacement of existin housin units with a based a roach that would allow relocation of existin households within the ro'ect to accommodate construction activities. New units would ran a in size from 1 to 4 bedrooms and would be in a multi lex townhouse confi uration. The ro'ect would include seven ADA units. The Hausin Authori laps to undertake the ro'ect inerementall as fundan becomes available. Families and Persons in Need of Emergency Sheller Table 2$ provides a snapshot of the homeless population in Butte County on January 30, 200$, based on a survey conducted by the Butte County Continuum of Care group. At that point in time the homeless population was estimated at 999 persons. Of this population, 322 people had shelter while 270 were unsheltered and the remainin~ 407 either lived in "doubled-up" living arrangements or lived temporarily in motels 3 The total homeless population consisted of 750 adults {242 with shelter), 134 children traveling with their family {75 with shelter}, 44 3s unaccompanied youth (three with shelter) and 71 people of unknown age (two with shelter}. Therefore, only around on~third of all homeless adults have shelter and half of the children with families, but the percentage of sheltered unaccompanied youth and those of an unknown age is negligible. In the Unincorporated Area exclusively, very few people are homeless (16 in total}, with six people unsheltered and i0 people in the "other" category ae The small number of homeless in the Unincorporated Area is at least partially due to the fact that there are no homeless services in the Unincorporated Area. The homeless are divided into homeless subpopulations. The subpopulation total does not add up to the homeless persons total because a homeless person can fall into more than one subpopulation. Of the 999 homeless persons, over 33 percent have a physical disability, more than 27 percent suffer from a mental illness, and around 24 percent have a chronic substance abuse problem. Only among those with a substance abuse problem was the majority of the population sheltered. In all other homeless subpopulations, more people fit into the unsheltered or other categories than the sheltered category. Senate Bi!! 2 Requirements Under this legislation, signed into law in 2007, if there is an unmet need for emergency shelters within a jurisdiction, then the jurisdiction must accommodate the need for additional capacity to meet these outstanding needs. The Unincorporated Area and other affected jurisdictions can meet this requirement in one of two ways: 1}designate zones}within one year that allow emergency shelters as a permitted use or 2) by "adopting and implementing a multi jurisdictional agreement, 34 Butte County Continuum of Care Report "2048 Point in Time Homeless Count Report" January 30, 2008. 35 Butte County Continuum of Care Report "2008 Point in Time Homeless Count Report" January 30, 2008. 36 The other category is defined as "people are living in doubled-up conditions with others, for example staying temporarily with friends or family, or staying in motels for as much of the month as they can afford to do so. These people do not meet HUDs definition of homelessness." 56 with no more than two adjacent jurisdictions, to develop at least one year-round emergency shelter within two years." If the County decides to fulfill the requirement by supporting the development of a shelter, then it must also designate a zone in the Unincorporated Area that allows for development of an emergency shelter with a conditional use permit. Since the Butte County Continuum of Care: Point in Time Homeless Count Report indicates that six unsheltered homeless people exist in the Unincorporated Area, there is an unmet, albeit small, need for additional emergency shelter to serve the Unincorporated Area. Therefore, the County has one year to establish a zone that allows for emergency shelters as a permitted use, or two years to work towards and then implement an agreement with neighboring jurisdictions to establish an emergency shelter that can accommodate the needs of the homeless in all involved jurisdictions. Based on direction provided by the Board of Supervisors at their May 29 joint Housing Element meeting with the Planning Commission, the County will include a program in the Housing EIement Update to designate at least one zoning district in the Unincorporated Area where emergency shelters will be permitted by right. Summary This section analyzed each of the six different special needs populations in the Unincorporated Area, Butte County, and California. • The percentage of elderly owner-occupied households in Unincorporated Area is significantly larger than that of Butte County overall or the State of California. • Elderly owners {8,900 households) greatly outnumber elderly renters (890 households} in the Unincorporated Area. • The Unincorporated Area had a slightly higher share of persons with disabilities (23 percent ofnon-institutionalized population five years and older), compared to Butte County (21 percent} and California (19 percent). • Large family households in Butte (about 3,900 in total} represent 10 percent of all households in the Unincorporated Area. • Single female-headed households with children constitute around G percent of households in the Unincorporated Area compared to about 7 percent in Butte County and California. • Given that there continue to be vacant units in the facility, the existing farmworker housing available at Gridley FLH seems sufficient to meet the needs of farmworkers in the area. • Of those in need of emergency shelter in Butte County, only 36 percent had shelter, leaving the remainder without shelter. Many of the unsheltered have either mental illness or physical disabilities. The housing cost burdens among the different special need populations varied in comparison to the housing cost burdens of the total household population. Over 90 percent of the elderly households in the Unincorporated Area own their own homes, but many owners still experience undue housing cost burdens. The percentage of the Butte County elderly owner households with excessive housing cost burdens (around 12 percent), and severe housing cost burdens Gust under 57 9 percent}, was proportionately larger than the number of elderly renter households with excessive and severe housing cost burdens (each category around 2 percent of percent of total elderly households). f,arge family owner households exhibited a lower concentration with excessive and severe housing cost burdens compared to households overa!! in the Unincorporated Area, but a higher portion of large family renter households had excessive or severe housing cost burdens compared to households overall in the Unincorporated Area. The high concentration of elderly and the prevalence of unsheltered homeless persons might necessitate same special types of housing in the Unincorporated Area. In the case of the elderly, the greatest need is among owner households who have high housing cost burdens, and therefore may need financial assistance to remain in their homes. Finally, there is a need to provide accommodations to the unsheltered homeless population in the Unincorporated Area, since there are no shelters in the Unincorporated Area. Butte County should continue to work with the incorporated cities in Butte County to provide additional shelter, especially for adults and the physically disabled. In addition, the 3,300 individuals identified as physically disabled in the Unincorporated Area may require housing with accessibility, visitability, and universal design features. 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L C 'a Q~ '~ r r ~ ~ CO ~ N Z ~ ~ ciu r° A o ~ m ~'~ E ~ ~-° ni `t' cc 'rA ~ E d o °ott~ v ~ N , ~ O ~ N W W 0 ~Ll?1 ~~ M ~ 3 G7 O N z °' H ti UE~ c`oU to o ~ M o e V' N o ~D ` a G Q yy `ANN] 47 ~~ ~ a O ~ ~ N L ~ ~.U 7 ~ ~" 'd' C7 N L Q N OD w N ` O ~N a O C1 r O l ~ ~ r Z M `~ t C~~ ~mu`Ri i y o ~ ~p e o a °L ca ~~yy U O -~} ~ 0 N V' N N M ~ N C C y ~ ~ .~ Q p a O ~ m X Q1 O y ~ O ~ N ~ C C ~ y ~C O Q O M O ~ ~ t~ w O N CA ~- r N N rw0 O U Z M a m o o ~ c p m ~ L m ~ X c ~O ~° 'C c ~ ~ T f0 U ~ ~~ ~~ ao ~y L ~ '=O N 'p ~ m Z 9 ~ 7 i7 'C ~ ~ ' 0 mV L EV v ~ 4'jt~-°L O N S.L.. ~« ~ y ~t a ~ ~ ~ ~ ~ ~ N O C E~ C? ~ ~ s L o U mo~L aLN a c NL ~ ~ .~ o~E«° a ~ . i ~J N ~ ~~~ y a = ~ ~ ~ L[. y o tnS O o HS 0 h 0 :o ~.v~ Z a ~ TabEe 27: Butte County Average Farm ~mp}oyment, 1992 - 20p7 Annual Farm Percent Year yment Ern I~o Change 1992 _ 3,OOD n.a. 1993 3,000 0.0% 1994 3,000 0.0% 1995 2,900 -3.3% 199fi 3,DOD 3.4% 1997 3,100 3.3% 1gg8 3,000 -3.2% 1989 3,100 3.3°/a 2000 3,000 -3.2% 20D1 2,700 -10.0°/a 2D02 2,500 -7.4% 2003 2,600 4.0% 2004 2,700 3.8% 2D05 2,$00 -3.7% 2006 2,500 -3.8% 2007 2,6DD 4.0% Total Change 1992-2007 {400} -13.3% Sources: California Employment Development Department, 2008; BA1=, 2008. Table 28: Hired Farm Labor, 2002 Farm Labor [a) Butte Coun State of California Hired farm labor 6,786 535,256 Worked 150 days or more 1,972 2D1,852 Worked less than 150 days 4,814 333,404 Note: (a) Data are far total hired farm workers, including paid family members, by number of days worked. Sources: 2002 Agricultural Census, 2408; BAE, 2008. Table 29: Butte County homeless Population, January 30, 2flfl8 (a) Sheltered (b) Unsheltered {c) Other [d) Tota! Adults 242 223 285 750 Children with families 75 2D 39 '134 Unaccompanied Youth 3 3 36 44 Unlcnawn Age 2 322 24 270 45 407 71 999 Butte County Total Unincorporated Area (e) 0 fi 10 i6 Homeiess subpopulations (i} Sheltered Unsheltered Other Total Developmental Disability 34 44 46 124 Drug Abuse 121 43 72 236 Persons with HIV or AIDS 3 1 2 6 Medical 2 0 1 3 Mental Illness 98 75 101 274 Physics! Disability 94 107 137 338 Other 14 19 11 44 Total 36fi 289 370 1025 Notes: (a) The above figures represent apoint-in-Ume count on the day of the survey. Since many individuals and families move in and out of homelessness over ttie course of a year and the data is not perfect, the figures should not be considered perfect estimates. (b) "This includes aniy those staying in Emergency Shelters (such as Torres Shelter, Sabbath House, and the Oroville Rescue Mission) and Transitional Housing Programs (such as Esplanade Mouse, VECTORS, and the Well and Orchard House). {c) "Includes those living in vehicles, on the street or in places not meant far human habitation" (d) "These people are living in doubled-up conditions with others, for example staying temporarily with friends or family, or staying in motels fvr as much of the month as they can afford to do so." These people do not meet HUDs definition of homelessness. (e) Defined as those homeless not in Biggs, Chico, Gridley, Oroville or Paradise. (f) Sums may not equal torsi homeless persons in households figures because one homeless person can be pari of one or more homeless subpopulations. Source: Butte County Continuum of Care: Point in Time Homeless Count Report, 2008; BAE 2D08. Governmental and Non-governmental Constraints Constraints on the development of housing are divided into governmental constraints and non- governmental constraints. Governmental constraints include land use controls, on- and off-site improvement standards, fees and exactions, processing and permit procedures, regulations on housing for persons with disabilities, and government codes and enforcement. Non-governmental constraints include the availability of financing, price of land and cost of construction. Governmental Constraints Genera! Plan The residential General Flan land use designations include High Density Residential (HDR, up to 20 dwelling units per acre}, Medium Density Residential (MDR, up to 13du/ac), and Low Density Residential (LDR, up to six du/ac)) 37 Residential development is also permitted in the Agricultural Residential, and Foothill Area Residential land use designations at rural densities. Zoning Table 30 details the eleven different residential zoning designations in Butte County as established in the 1979 General Plan Land Use Element and currently included in the Butte County Municipal Code. The two residential categories, agricultural residential (AR-1 #a AR- 10), and agricultural suburban residential allow for one housing unit per lot with a minimum lot size of 0.1 S acres. R-1 and R-2 allow single family, duplex, halfplex and dwelling groups as of right, but require use permits for mobile home parks, rest homes, convalescent homes, or sanitariums. R-1 and R-2 da not allow multifamily development as of right nor with a use permit. R-3 and R-4 zones, while similar to R-1 and R-2, differ in that the zones permit multifamily dwellings as of right. The suburban residential designation is unique because single-family or modular homes are permitted as of right, but use permits and minor use permits do not allow for any other development types. The two remaining residential zones, residential-mobile homes and residential-nonconforming, both permit modular homes as of right and the residential- nonconforming zone also allows duplex dwellings, multiple single-family dwellings, and multi- family dwellings with a conditional use permits. The variety among the Butte County zoning designations allows various types of residential units permitted as of right. Table 31 examines the site development requirements for the R-1, R-2, R-3, and R-4 zones. The minimum lot areas, minimum yard setback, and parking spaces hold constant across the four zoning districts. The minimum lot width and the building site area per dwelling unit varies, with 37 Butte County 2030 General Plan. "Board of supervisors Preferred Land Use Alternative" July, 30, 2068. 68 the largest minimum size associated with the R-1 designation and the smallest minimum size for R-4. The building site area per dwelling unit, including two required off-street parking spaces is 6,500 square feet for R-1, 3,250 square feet for R-2 and R-3, and 2,150 square feet for R-4. There are no maximum height regulations in listed for residential development in Butte County's R-1, R-2, R-3, or R-4 zones. Drainage The Butte County Improvement Standards, updated in 2006, state that all development projects, residential and non- residential "shall be protected from inundation, flood hazard, sheet overflow and ponding of local storm water, springs, and other surface waters. The design of improvements shall be such that water accumulating within the project will be carried away from the project without injury to any adjacent improvements, residential sites, or residences to be installed on sites within the project, ar to adjoining areas...Drainage design within the project shall accommodate anticipated future development within the drainage area." 3s General development requirements include construction of drainage improvements resulting in no increase in runoff from its predevelopment peak. If the developer is unable to utilize adjacent natural drainage channels, or if nearby channels lack sufficient capacity, an impact fee is assessed in accordance with Chapter 3 of the Butte County Code. Projects located within a storm drainage assessment district, the Thermalito Master Drainage Plan area, or the Chico Storm Drainage Master Plan area, require additional minimum improvements in addition to payment of a storm drainage impact fee. Wafer and Sewer Connecfions Where feasible, developers are required to provide proposed residential subdivisions with access to existing and operational water and sewer systems. This includes additional sewer and water mains, lift stations, etc. that may be required both within the subdivision to serve the needs of residents, and those necessary to provide a connection with an existing system, given that the system is within a reasonable distance from the project. When such a connection is impractical due to lack of capacity or other factors, the developer can choose to construct a separate sewer system far the subdivision, to include treatment and disposal facilities 39 In areas where public sewer is provided without a public water system, the developer may be required to provide a community water system as part of the tentative map approval. A community water system is required for all subdivisions with ten or more lots, and for subdivisions that are located fewer AO than 700 feet from a public water system that is capable of supporting the development. When public water and sewer service are not available, the developer is permitted to install individual well water and septic waste disposal systems. Installation of these systems requires 36 Butte Gounty Lnproveraent Standards, October 2006. Accessed September 9, 2008. http:llwww.buttecoun ty.netlpublicwarksldivisions/landdevelopmentlimpstd.htrnl 39 Butte County Improvement Standards, October 2006. Accessed September 9, 2008. http:llwww.buttecoun ty.net/publieworksldivisionsllanddevelopment/impstd.html av Butte County lmprovement Standards, October 2006. Accessed September 9, 2008. httpa/www.buttecoun ty.net/publicworksldivisions/landdevelopment/impstd.h#ml 69 41 percolation and soil depth tests that determine the minimum allowable lot size for each parcel. This is necessary in order to promote a healthy water supply for the property owner and surrounding residents. Chico Urban Area Nitrate Compliance Program Within the Chico Urban Area, there are restrictions on development that would be served by individual septic systems, due to nitrate contamination in the soil from a proliferation of septic systems. Central Valley Regional Water Quality Control Board Prohibition Order No. 90-126 was issued in 1990, and it prohibits waste discharges from individual septic systems within the Chico Urban area. Effectively, this necessitates that housing in the Chico Urban Area be served by community wastewater treatment systems. Parking Requirements On and off-street parking requirements for residential development directly impact the amount of land available for the development of residential units and can greatly influence the cost of a project. The zoning code currently requires two parking spaces per single-family dwelling. For multifamily dwellings, the County requires a minimum of two spaces, with one space per bedroom. For multi-family projects with more than eight units, at least one space per unit must be covered and guest parking is required "equal to twenty percent of the number of dwelling units on site." 4z Therefore, athree-bedroom apartment would require three spaces plus additional guest parking. Pertaining primarily to multifamily development, parking lots with eleven or more parking spaces require that 44 percent ofthe overall number of spaces be designated compact. Handicapped spaces may also be required for residential projects based on standards set forth in the zoning code. Minimum surfacing guidelines require a dust palliative surface and sufficient drainage to meet the requirements of the Department of Public Works. Parking lots with more than four spaces adjacent to a public street require at least ten feet of landscaping along the public right-of-way and additional landscaping equal to floe percent of the gross area of the parking lot. All 43 landscaped planters require asix-inch curb and an irrigation system. Although the County has received no complaints, and no commentary was provided by stakeholders or the public in any of the Housing Element meetings to the effect that the parking requirements pose an undue constraint on production of multifamily housing, the Draft Housing Element Policy Document includes a program to evaluation multifamily parking requirements and make amendments as may be appropriate. a~ Butte County Improvement Standards, October 2006. Accessed September 9, 2008. http:llwww.buttecoun ty.net/publicworksldivisionsllanddevalopmentlimpstd.html A2 Butte County Zoning Cade Chapter 24.240. Accessed September 11, 2008. httpa/municipalcades.lexisne xis.comlcodeslbuttecol_DATA/CHAPTER241Article IV General Development Re124 240_Parking_regu lations .html 43 Butte Caunty Zoning Code Chapter 24.240.10. Accessed September i 1, 2008. httpa/municipalcodes.lexis nexis.comlcodeslbutteco/ DA'1'A/CHAPTER24/Article iV_General_Development_Re/24 240_10_Off str eet~arking_,,,,.html 70 Street Widths For subdivisions, a minimum of 65 feet is required for public right-of way imp 4ovements, while only 50 feet is required for local access roads, through streets, and col-de-sacs. Where necessary, easements may be provided in urban areas for access to residential parcels. Access easements can serve only one single-family unit, must be no longer the 200 feet, and require a "building-free turning area." Minimum width is 20 feet, including four feet to be used for the 45 installation of necessary utilities. Streef Lighting Street lighting is required only for subdivisions with an average lot frontage between 125 feet and 200 feet. Single_family subdivisions with lot frontages less than 125 feet, or greater than 200 feet do not require street lighting, except along public street frontages outside the subdivision. ]n cases where lighting is required, the system is to be installed by the developer. Pedestrian and Bicycle Paths Depending on the size of the project, developers may be required to include land for use as pedestrian and bicycle paths. Such paths are required to be a minimum often feet in width and are intended to provide ease of access for local residents to public parks, schools, and nearby destinations. Pedestrian paths may only be required for subdivisions of 50 or more parcels, while subdivisions with 200 or more parcels may also require bicycle paths. Park Dedications Dedication of public open space is required to conform. to the Recreation Element of the General Plan for residential projects that submit a tentative subdivision map, and have "lots averaging two acres or less." 4s For lots with 50 or more units, the required land dedication is calculated by multiplying the total number of dwelling units, in the case of single-family residential development, or the maximum allowed density far multifamily projects, by a factor of 0.00$ for single-family ar O.OOS for multifamily units. This is aimed at providing between two and two and a half acres of dedicated land per one thousand residents. In the case that fire dedication is less than one acre, an in lieu fee is substituted. For projects with less than fifty lots and when land for dedication cannot be located within the project, the developer may be required to pay an in lieu fee calculated by multiplying the total acres required for !and dedication by the "foil cash value per acre of the property to be subdivided." 49 if the developer chooses to provide privately owned 4a Butte County Code Chapter 20.134. Accessed September 11, 2008. httpa/municipalcodes.lexisnexis.com/ codes/buttecol 45 Butte County Code Chapter 20.136. Accessed September 11, 2008. httpa//municipalcodes.lexisnexis.com/ codes/buttecol 46 Buttc County Code Chapter 20.152. Accessed September 11, 2008. httpa/municipafcodes.lexisnexis.com Iwdesllwtteco/ a~ Butte County Code Chapter 20.140 and Chapter 20.141. Accessed September 11, 2008. httpa/municipal codes.lexisnexis.comlcodeslbuttecol 46 Butte County Code Chapter 20.74. Accessed September 11, 200$. httpalmunicipalwdes.lexisnexis.coml wdeslbutteco/ 49 Butte County Code Chapter 20.79. Accessed September 11, 2008. httpa/lmunicipalcodes.lexisnexis.com/ codes/buttew/ 71 parks and open space, the equivalent acres or in lieu fee may be subtracted from the total amount required by the County. Watershed Protection Overlay Zone As noted in the 2004 Housing Element Background Report, as well as in the existing Butte County Zoning Code, the Watershed Protection Overlay (WP) zoning designation provides additional development standards and requirements in Butte County's unique watershed areas. These additional requirements are designed to limit costs to local governments in the long term by acting to preserve existing water supplies. This is done through additional regulation of land uses, sewage disposal, and erosion control measures. Feafher River Recreafional Overlay Zone Development proposals within the Feather River Recreational Overlay zone are required to submit an additional proposal to the California Department of Transportation (CalTrans} in addition to the Planning Division of the Department of Development Services, regarding potential impacts on the Highway 70 corridor. Also, development is limited by a 100-foot setback requirement, which creates a buffer between proposed development projects and the Feather River. While these requirements do not significantly affect the potential for development within this zone, the setback requirement will reduce the overall land area available for residential projects. Site Developmenf Regulations Tables 31 reports site development regulations for the R-1 through R-4 zoning designations. While the 2004 Housing Element Background Report stated that "much of the land upon which residential development can occur in unincorporated Butte County is not included in one of these four residential zones and instead is zoned for larger parcels (exceeding one acre)," sn these four designations represent the only zones in which multifamily and high density residential development is permitted by right. The lowest density is the R-1 zone with a maximum density of six dwelling units per gross acre. The highest densities are in the R-3 and R-4 zones with maximum densities of 20 dwelling units per gross acre. For many rural developments, maximum densities may be limited by the land area made available due to septic system requirements. There are no set minimum densities. Fees and Exactions Residential permit fees offset the cost to various Butte County departments to process development projects. In addition, development impact fees cover new development's fair share of necessary community infrastructure, facilities, and other capital improvements, to ensure adequate services as the community grows. Table 32 calculates the total fees on both a per unit and per square foot basis for single family detached homes and multifamily units in Butte County and in areas covered by the North Chico so Butte County Dousing Element Update, Background Report. May 25, 2004. Accessed September 1 t, 2008. http://www.buttewunty.netlddslPlanninglCurrent General,~Plan Elements/ButteCountyl-IEBack groundRepart(final%20draft}.pdf 72 Specific Plan. These fees became effective on March 29, 2008, and will be updated after the fee si changes are presented to the Board of Supervisors for consideration on March 24, 2009. Appendix C provides a map of the North Chico Specific Plan, and the emphasis for this analysis is upon unincorporated lands that fall within this Specific PIan area because there is a different set of fees for development within the Plan area. The first part of the table covers the fees generally applicable to all single-family and multifamily unit developments. For single-family detached homes in the Unincorporated Area, the fees per unit amount to $7.30 per square foot or approximately $11,000 per unit. The school impact fees, followed by the road and fire impact fees, represent the most significant fees in the Unincorporated Area. The amount of fees for a single family detached home represents approximately 4 percent of the median sales price for single-family units in Butte County ($256,SD0). Impact fees are slightly higher for single-family detached units within the North Chico Specific Plan boundaries because additional trails, storm drain, and parks fees apply. Within the North Chico Specific Plan, fees equal $12,500 per unit, or $8.4D per square foot. Multifamily developments have a higher cost per square foot, but a lower per unit cost than single-family detached units because many of the planning administration fees are fixed and do not change in accordance with the lower unit square footage of the multifamily units. 'The fees associated with multifamily development in the County amount to around $7,100 per unit, or $7.90 per square foot. Accounting for the additional costs for the multifamily units in the North Chico Specific Plan Area, the fees for multifamily units in this area are about $S,D00 per unit, or $8.90 per square foot. The bottom of Table 32 includes additional fees applicable under special circumstances. Fees such as Planning and Administration fees for variance, conditional use permits, and rezones, as well as environmental fees for Mitigated/Negative Declarations, just to name a few, do not apply to every residential project. Table 32 contains a complete list of these additional fees. Processing and Permit Procedures Table 33 provides estimates of the time it takes for Butte County to process and approve new residential projects in Butte County. Not all of the listed procedures are required for every development, so the time it takes for the approval of a residentia! project is dependent upon the necessary procedures. The processing times for ali the procedures, with the exception of appeals to the Boards of Supervisors and environmental documentation, have increased signif cantly since 2DD4. It currently takes about IO months for a use permit requiring a public hearing, 1S months for a rezone, and 24 months for approval of a PUD or an amendment to the Butte County Zoning Code, Specific Plan, or General Plan. Since single-family developments are permitted as of right in all of the zoning districts except for soma Commercial and Industrial zones, only a building permit is required and the development is not subject to the processing and permitting procedures listed in Table 33. The same holds true s~ Personal Communication. Pete Calarco, Assistant Director Butte County Development Services, March 17, 2009. 73 for multifamily dwellings that are permitted as of right in R-3 and R-4 zones. Therefore, given the prevalence of land that already allows single-family and multifamily development as of right, the long processing times for zoning and General Plan requirements do not represent an undue constraint on developers' ability to build housing in the Unincorporated Area. Constrar`nts fo Housing for Persons with Disabilities On January 1, 2002, SB 520 went into effect, requiring local jurisdictions to analyze potential governmental constraints to the development, improvement, and maintenance of housing for persons with disabilities as part of a jurisdiction's housing element update. The County has not adopted a Reasonable Accommodations Ordinance and does not have a formal process for individuals with disabilities to make requests for changing zoning, permit processing, or building laws. Butte County has removed the constraint of obtaining a use permit for certain types of housing that would accommodate the disabled, by allowing group homes with six persons or fewer by right in the residential zones 52 Butte County has not taken other steps to remove constraints on housing for persons with disabilities, such as evaluating the zoning code for compliance with the Americans with Disabilities Act (ADA). Zoning and Land Use Butte County has not evaluated how the County's policies adhere to fair housing laws, however, Butte County has made some policy concessions for the disabled. The parking standards for certain types of housing in Butte County are unique whereby "convalescent homes, rest homes, nursing homes, sanitariums, etc.[must designate) one space for every four beds plus one space for each two employees (other than the staff doctors} plus one space for each doctor assigned to the staff, but in no case less than one space per seven hundred fifty (750} square feet of gross floor area."53 This is in contrast to the higher parking requirements for traditional multifamily development which requires "one parking space per bedroom but in no case less than two spaces per dwelling unit plus additional guest parking spaces equal to twenty percent of the number of 54 SS dwelling units on site." Butte County allows group homes in all of the residential zoning districts either by right or with use permits, dependent upon the number of people in living in the group home. The prevalence of sites zoned for residential use does not unreasonably restrict the siting of group homes. In addition, Butte County Municipal Code does not appear to distinguish between families and unrelated adults, and therefore complies with fair housing laws. In accordance with State law "licensed family, foster, or group homes in conjunction with six or fewer individuals on a twenty-four (24} hour basis," are permitted in all residential zones, and sz Butte County allows group homes "for mentally disordered or otherwise handicapped persons or neglected children" 24-12.0 R-1 through R 4 (Residential Zones) 53 Butte County Municipal Code Chapter 24-240 Parking regulations. 54 Ibid. 55 " The guest parking requircment only applies to multifamily projects containing more than cight units. 74 those homes with six or more individuals require a conditional use permit.56 Occupancy standards across all zoning districts do not differentiate between families and unrelated adults because the zoning code defines a family as `sane or more individuals living together as a single housekeeping unit in a single dwelling unit." Finally, the current General Plan Land Use Element does not set a minimum distance between special needs housing facilities. Permits and Processing Butte County does not have a special process for retrofitting homes for accessibility, but rather such an improvement or addition would be subject to the general regulations in the Butte County Building Code. As discussed in the previous section, the County does allow group homes with six persons or fewer by right in residential zones, and allows group homes with more than six persons with a use permit. This use permit requirement has not prevented large group homes from being approved in the County, considering that Butte County did approve a 50-unit adult rehabilitation facility operated by the Salvation Army in 2003.55 The use permit process for group homes is the same as for all other residential developments that require a use permit. As a final point, Butte County treats all group homes providing on-site services the same as group homes9 without such services because they allow group homes to provide services on a 24-hour oasts. Building Codes Butte County has adopted the 2007 Uniform Building Code, and none of the minor local amendments decrease the ability of the County to accommodate persons with disabilities. The County has not adopted a universal design element nor does the County have a formal process of providing reasonable accommodations in the Building Code for persons with disabilities. Conclusion Butte County has already made some changes to its County Code to accommodate the disabled, including permitting group homes of six or fewer persons as a right in residential zones, but the County needs to take further steps to comply with 5B 520. 5pecitxcally, the Draft Housing Element Update proposes a program to adopt a Reasonable Accommodations Ordinance to formalize the process for disabled persons to obtain concessions related to zoning, permit processing, and building laws that will allow them equal access to housing. The Draft Housing Element Update Foiicy Document proposes a program to clarify that Single-Room Occupancy units are considered multifamily units, and subject to the same requirements as other multifamily units in the same zoning district. The Draft Housing Element Update Policy Document also proposes a program to clarify that transitional and supportive housing units will be treated the same as other comparable housing units that are not designated as transitional or supportive, in the same zone, without any additional regulatory constraints. S6 Butte County Municipal Code Chapter 24-120 R-1 through R-4 (Residential Zones) 57 Butte County Municipal Code Chapter 24-305 Definitions sa Personal Communication. Dan Breedon. Principal Planner, Butte County Department of Development Services. March 6, 2009. 59 BuEte County Municipal Code Chapter 24-120 R-1 through R-4 (Residential Zones) 75 Building Permits The building permit pracess in Butte County remains unchanged since 2004. Reviewing and issuing permits consistently take about two weeks for asingle-family unit and four weeks for a multifamily unit. If the plans have to be altered the process can take longer, but the standard process allows for a quick turnaround in the Building Division and is not an undue burden. Codes and Enforcement As of January 1, 2008 Butte County enforces the 2007 editions of the California Building, Electric, Mechanical, and Plumbing Codes en Prior to 2008, Butte adhered to the California Building {2001), Electric (2004), Mechanical (2001), Plumbing (2001), and Codes. The County will continue to follow the 2005 Energy Commission Standards and the 1997 Uniform Housing Code {UHC) with California Amendments in 2008 just as the County had during 2007. A series of four meetings between the months of October 2007 and December 2007 presented the changes in the Codes to the building community. The County generally adheres to the 2007 editions of the California Codes, with some minor local changes, and therefore codes and enforcement in Butte County regulate building similar to the rest of California. Nongovernmental Constraints Availability of Financing Butte County is affected by the conditions in the national credit market. High national foreclosure rates and failing banks have tightened the credit market and made it hard for developers to obtain construction and permanent loans to build units. The credit crisis has seriously curtailed the availability of nontraditional mortgage products like adjustable rate mortgages and subprime mortgages. Quality credit scores, documentable income, and a signiEcant down payment are now crucial to obtaining a home loan, thereby limiting the number of households able to obtain lxnancing to purchase homes. This will exclude certain households that previously could have qualified to buy homes, forcing them into the rental market. This decrease in the availability of credit indicates that Butte County may have to facilitate an increase in the number of rental units available, to provide these households displaced from the for-sale market with adequate rental housing options. Price of hand Vacant residential land in Butte County from October I, 2007 to April 1, 2005 had a median price of about $16,100 per acre, for a parcel of nearly six acres. The range of price was drastic, from a low of about $2,190 per acre across 34 acres in Feather Falls to a high of around $110,100 per acre for 1.09 acres in Magalia. The price of land in the Unincorporated Area does not appear to eo » Butte County Department of Development Services "Announcement: New Codes Coming in January September 6, 2007. 61 Ibid.1997 is the most recent Californian Uniform Dousing Code. 76 hinder the development of housing. Cost of Construction The cost of construction for in Butte County remains reasonable for bout single-family and multifamily housing developments. Single-Family Market Rate Housing Data from Orsillo Construction and Bidwell Builders indicates that total costs in Butte County, excluding land, can range from a law of $131 per square foot to around $210 per square foot, depending upon the size of the home and the quality of the product. Typically, costs for conventionally built single-family market rate housing will be affordable to above moderate- income households; however, it is possible that economically-built, modestly sized single-family homes could be affordable to moderate-income households. Mobilehome Units Mobilehome units on individually-owned lots provide an affordable source of housing in Butte County. Based an information from local mobilehome dealers, costs for a basic mobilehome, delivered, set up on a "soft-set" or permanent foundation, with well and septic systems, may range from below $100,000 far asingle-wide unit to about $130,000 to $150,000 for a typical double-wide unit. Adding these costs to potential land costs, of $16,000 per unit (which is taken from the median price for residential land parcels reported above}, plus fees of approximately $11,000 per unit, it is reasonable to expect that mobilehome units could be developed for a total as low as approximately $125,000 per unit for a smaller unit or $160,000 far adouble-wide unit that would be suitable for a family. These costs would be affordable to moderate-income households with three- and four-person households, as indicated in Table 17. Affordable Housing There are a limited number of affordable housing developments in the Unincorporated Area, with the exception of the Gridley FLH, operated by the Butte County Housing Authority, and the 22- unit Palm Crest Subdivision, which is currently under construction. Because it represents a current project, Palm Crest provides the best indicator of the feasibility of developing affordable housing in the Unincorporated Area. According to representatives of the Community Housing Improvement Program {CHIP), the sponsors of the Palm Crest Subdivision that CHIP builds and operates affordable housing throughout Butte County as well as some surrounding Counties. CH1F has been able to successfully develop housing in the Unincorporated Area of Butte County for lower-income households through their Mutual Self Help Housing program. The Palm Crest Subdivision is located in Thermalito, an unincorporated community. Since the beginning of 2007 through the end of 2008, CHIP has completed 37 homes in the Palm Crest Subdivision. As of Apri12009, an additional seven homes were already complete and pending homebuyer loan closings. The total project size is 79 units, with art overall project density of 4.S units per acre. 62 Personal Communication. Imelda Michel, Community Housing Improvement Program, Self Help Housing Program Manager. Apri12, 2009. 77 The land for the Palm Crest Subdivision has a general plan designation of Low Density Residential (LDR) under the current Butte County General Plan. LDR allows housing 63 development at a density of six dwelling units per acre. Phase 2 of the project is currently under construction and all of the following costs are related to this phase of the project. Phase 2 will include a total of 28 units. The unit mix is as follows: ^ 20 units: five-bedroom/two-bath units with 1,486 square feet. ^ 5 units: four-bedroam/two bath units with 1,342 square feet ^ 1 unit: three-bedroom/two bath unit with 1,300 square feet ^ 2 units: three-bedroom/two bath units with 1,272 square feet. These 28 units are on about 7.2 acres making the lot size approximately 6,000 square feet. The cost of the land, which is part of the larger 17.69 acres for the entire development, was around $67,000 per acre at the time of initial purchase in 2003 ~ The site improvements, completed in 2005, cost about $150,000 per acre. The hard construction costs equated to an approximately $56 per square foot because of the volunteer labor required of all of the homeowners in the Palm Crest Subdivision.65 The average soft cost per unit equals about $68,000 and includes a developer fee and a technical assistance fee. Finally, the profit on the units is about five percent, which goes to cover overhead. Thus, the total costs of Fhase 2 are around $5.7 million or about $205,000 per unit or $142 per square foot. Project subsidies write down the costs to make them affordable to the targeted income households. Cost data on recent affordable housing developments were also gathered for the incorporated cities of Butte County. Cost information from Murphy Commons in Chico, and the 1200 Park Ave. Senior Apartments in Chico serve as a proxy for the potential cost of new affordable housing development that could occur in the Unincorporated Area. Murphy Commons is an 86- unitmultifamily development consisting oftwo-, three-, and four bedroom apartments. Excluding the cost of land, the total cost per unit for the Murphy apartments amounted to around $208,000 or $214 per square foot. The other development, 1200 Park Ave. Senior Apartments, contains 107 units of two- and three-bedroom apartments and had a total cost per unit, minus land costs, of about $146,000 per unit, or $224 per square foot. 63 Butte County land LTse Element. Adopted Qctober 20, 1979 and last revised 2400. Pg. L-55 ea Personal Communication. Imelda Michel, Community Housing Improvement Program, Self Help Housing Program Manager. April 2, 2049. 65 rl77Cl 66 Personal Communication. Imelda Michel, Community Housing Lnprovement Program, Self Help Housing Program Manager. June 2, 20D9. 7$ Housing Sites inventory and Analysis This section determines whether the Unincorporated Area has a sufficient amount of sand available for the development of housing to meet the Unincorporated Area's Regional Housing Need AIlocation~, as determined by the Regional Housing Needs Plan (RHNP). The analysis begins with a review of the County's pro ess towards accommodating its RHNAn }~ ,and then provides a list of sites suitable to produce the remainin unmet RHNAqufred4}easi~gts. Government Code Section 65583.2 defines the process of identifying the adequate sites 67 This section also analyses the zoning regulations in relation to the provision of housing affordable to all income levels, emergency shelters and transitional housing, and other variations in housing types. Data for this section come from the Butte County Association of Governments {BCAG), Butte County Department of Development Services, and Butte County Zoning and Second Dwelling Unit ordinances. Regional Housing Needs Allocation The Department of Housing and Community Development (HCD) identifies the supply of housing necessary to meet the existing and projected growth in population and households in California. Each of the 38 Councils of Governments {COGS) in the State receives a Regional Housing Needs Allocation {RHNA} from HCD that specifies the number of units, by affordability level, that the COG region must plan to accommodate during its Housing Element planning period. Each COG then distributes the allocations throughout the cities and counties pursuant to article 65584 of the California Government Code. The allocation must be consistent with the following objectives: ^ 65584{d}{1) "Increasing the housing supply and the mix of housing types, tenure, and affordability in all cities and counties within the region in an equitable manner, which shall result in each jurisdiction receiving an allocation of units for low and very low- income households" ^ 65584(d) {2) "Promoting inf 11 development and socioeconomic equity, the protection of environmental and agricultural resources, and the encouragement of efficient development patterns." ^ 65584{d) (3) "Promoting an improved intraregional relationship between jobs and housing." ^ 65584(d)(4) "Allocating a lower proportion of housing need to an income category when a jurisdiction already has a disproportionately high share of households in that income category, as compared to the countywide distribution of households in that category from 6S the most recent decennial United States census." HCD determined the RHNA for the BCAG region, consistent with the objectives above. 67 Amendment of State Housing Element Law, Chapter 724, Statutes of 2004, AB 2348. Chapter 724 established Government Code Section 65583.2 1fi California Government Code Section 65584. 79 Regions! Housing Needs Allocation, 2007-2014 On June 24, 2008, the Butte County Association of Governments finalized the RHNA for the current planning period. Table 34 presents the RHNA for the January 1, 2007 through June 30, 2014 compliance period, a seven and a half year time span. The unit allocation for the Unincorporated Area {3,402) is significantly lower than in 2001-20D8, and the distribution of units among income categories is also different. For 2007-2014, the total units are divided up between very low-income (20 percent), low-income {24 percent}, moderate-income (26 percent), and above moderate-income {26 percent). Of the very low-income allocation, approximately 50 percent (or 10 percent of the total RHNA) can be assumed to reflect the needs of extremely low- income households). In 2001-2008, the distribution of units heavily leaned towards above moderate-income units (46 percent), and then very low- income (20 percent}, low-income (16 percent), moderate-income (18 percent). The reasoning behind BCAG's lower unit allocation for the Unincorporated Area for 2007-2014 lies in data on population growth, the condition of the 69 housing stack, and relative income distribution. Housing Units Constructed and/or Permitted to Date Since January 1, 2007, Butte County has permitted a number of housing units that fulfill a portion of the County's RHNA. This includes 371ow-income housing units in the self-help Palm Crest Subdivision, 38 second units (which are presumed to be affordable to low-income households due to their size and their being rental units), plus 338 rnobilehome units (which are presumed affordable to moderate-income households due to the low development costs) and 253 additional single-family units which are presumed to be affordable to above moderate-income households. See discussion in section below on Zoning to Accommodate the Development of Affordable Housing to Lower Income Households, for analysis documenting the affordability of the various types of housing for lower- and moderate-income housing. Nef Outstanding RHNA As a result of the units already produced, Butte County's net outstanding RHNA that must be accommodated on available sites for housing development in the Unincorporated Area is: 1,163 very low-income units and low-income units, 274 moderate, and 1,299 above moderate-income units. inventory of Land Suitable for Residential Development To determine the development capacity of the land currently available in the Unincorporated Area to meet the County's net outstanding RHNA, State housing law mandates an analysis of suitable land. Table 35 presents a list of vacant land available for residential development with a General Plan Land use designation of HDR, or MDR, in various zoning districts appropriate to accommodate new housing development that can be affordable to households with a range of income levels. In addition to the specific HDR and MDR parcels listed in Table 35, County GIS records indicate that there are approximately 2,006 parcels with LDR residential designations 69 Butte County Association of Govemmcnts "DRAFT Butte County Regional Housing Needs Plan January 1, 2007 -June 30, 2014" http://www.brag.orgJ,~lanx-ingldocumentslRHI~€P F1NAL 2007.pdf. Accessed on April lb, 2008. 80 where at least one additional single-family dwelling unit could be constructed. A total of about 787 acres with the HDR and MDR land use designations is potentially available for housing. Given that HDR allows for up to 20 du/ac, and the MDR up to 13 dulacre, the General Plan designations result in a potential unit capacity well in excess of the remaining outstanding RHNA. Not all of the vacant residential land, however, is suitable for development. State law also requires further analysis that refines the unit capacity the available land. The other factors that determine the suitability of the vacant land include: ^ Infrastructure capacity such as water, sewer (both on-site and distribution facilities) throughout Butte County ^ Environmental constraints like #loodplains, and watershed protection zones. ^ Viability of the sites within the Housing Element planning period through June 30, 2014. It is necessary to examine these additional constraints in order to arrive at a realistic estimate of residential development capacity in the Unincorporated Area. The realistic unit capacity reduces the potential unit capacity because of environmental constraints and/or limited infrastructure capacity. In response to HCD's comments, the realistic unit capacity of each site shown on the housing sites inventory (Table 35 of the Housing Element Needs Assessment) has been reduced by 25 percent from the maximum allowable density, to accommodate the possibility that developers might significantly under-build on the available sites. The u ose of the 25 ercent reduction is to reflect the realitythat often times developers build hous ng in Butte County at lower densities than land use and develo went controls allow. This reduction reflects current and historic development patterns in the Coun .Although the County has no experience to suggest that there are any existing constraints to developers wishing to build at the maximum allowable densities, the County believes that this 25 percent reduction from unit yields at maximum densities provides a conservative estimate of the total unit capacity on the identif ed sites. The following sections include an analysis of bath infrastructure capacity and environmental constraints for the sites listed in Table 35. While some of the sites in the land inventory are large {greater than 15 acres) these sites are still appropriate for affordable housing development because of the opportunity for Specific Plan development followed by subdivision of the property into smaller parcels which could be acquired and developed by affordable housing developers. Butte County is currently working through the approval process for the Rio D'_Gro Specific Plan on 6$9 acres 70 The Specific Plan calls for a variety of commercial and residential uses, including 324 acres of residential development. A total of 26 acres of the residential acreage will allow for housing at a density of 13-20 dwelling units per acre and six acres will be zoned for a density of 20 to 30 dwelling units per acre.T' Similarly, Specific Plans for other large sites could also be developed to facilitate ~o Rio D'-0ro Specific Plan Draft. March, 2049. http:Ilwrvw.buttecounty.nedddslPianning /specific~lanslRio_d Oro12009-03-OS107375_SPB_March%202009.pdf Accessed August 10, 2009. ~i Ibid 81 housing development in the future. The Housing Element Uvdate includes aerogram to facilitate the subdivision of lar a sites into smaller sites that could more easily be acquired and developed by affordable housing developers. HDR Land Use Designation Existin;~ sites with a land use designation of HDR and residential zoning total approximately 38 acres of land in the Unincorporated Area. lnfras#rucfure Availability All of the sites have both water and sewer service available. The Lake Oroville Area Public Utility District provides sewer service to all of the sites, and South Feather Water and Power Agency and California Water Service Company -Chico District both serve the HDR sites. Environmental Cons#raints The sites do not have any known environmental constraints. The sites are not within a watershed protection zone or the i 00-year flood plain. MDR Land Use Designation Based on an evaluation of sites with the MDR land use designation, a subset of sites listed in Table 35 indicate a total of about 270 acres that are potentially available for residential development with the Housing Element planning period ending .Tune 30, 2014. Infrastructure Availability Only selected sites with a MDR designation currently have both water and sewer service available on site. There is no water and sewer service on 11 of the sites, and an additional 10 sites have water service, but no sewer service on site. All sites either lacking water or sewer service have a realistic unit capacity of zero units, although the sites could be developed in the future if water andlor sewer service expanded onto these sites. The remaining sites all have water provided by South Feather Water and Power Agency, Paradise Irrigation District, Durham Irrigation District, Lake Madrone Water District, Th.ermalito Irrigation District, California Water Service Company - Oroville District, or the California Water Servlce Company -Chico District, and sewer service from the Lake Oroville Area Public Utility District or the Therrnalito Irrigation District. Environmental Constraints None of the sites indentified are within the Butte County watershed protections zones, but some of the sites are within the 100-year flood plain. Sites that lay completely within the 100-year floodplain have a realistic unit capacity of zero, and sites lying partially within a 100-year floodplain have a reduced realistic unit capacity that coincides with the portion of the site within the 100-year floodplain. Land Inventory after Accounting for Jnfrastructure and Environmenfa! Constraints As summarized in Table 35~, after accounting for the environmental and infrastructure constraints in each of the study areas, and reducing the resulting unit yields by an additiona125 82 percent to accommodate the possibility of developers significantly under-building on the available sites, the total number of potential units decreases, leaving the Unincorporated Area with a total of at least 2,544 units that could be developed within the RHNA time horizon, assuming all sites are built at the allowable densities. This unit count takes into consideration reductions in potential units due to the elimination of sites that have no sewer or water service, or are located completely within a 100-year flood zone. Additional] as discussed below land use changes that are pendin as Dart of the Butte County General Plan Update will result in some alterations to the land use inventory. The most significant effect will be to substantially increase the Coun 's ca aci to accommodate housin develo ment otentiall affordable to lower- income households on land that can be develo ed at densities u to 20 dwellin units er acre or more. Additionally, im a~lementation of the updated Housing Element will result in brint?in~ zoning for a number of sites listed in Table 35 into alignment with their current HDR and MDR General Plan desi nations. Zoning to Accommodate the Development of Housing Affordable to All Income Levels Sites to Accommodate Housing for Lower Income Households Government Code Section 65583.2 sets default minimum allowable densities for zoning presumed to accommodate housing that would be affordable for lower-income households. The Government Code classifies jurisdictions in four different categories. Butte County is categorized as a suburban jurisdiction, where the default minimum density to accommodate housing affordable for lower income households is at least 20 dwelling units per acre TZ Under the current General Plan, the HDR land use designations allow up to 20 dwelling units per acreu~as. In response to comments from HCD on the Housing Element, the County will include a ~~r,,am in the updated Housin Element to provide additional sites zoned for High Densi multifamily residential development, that will be adequate to accommodate the County's entire unmet RHNA for lower lower-income housin units 1 163 units . As summarized on Table 36~, the Housing Element Update will implement General Plan and zonin amendments that will rovide land zoned far housin develo meet at u to 20 dwellin units or reater b ri h sufficient to accommodate 1,1701ower-income units The remaining buildout of the Palm Crest affordable housin subdivision accounts for 42 additional lower-income units, and the anticipated development of additional second units in line with historic trends in second unit development will field another 40 units affordable #o lower-income households throw h June 30 2104. Together, these actions will give the County a total capacity of 1,252 additional lower-income housing its_ Butte County could also sarr~accommodate the remainder of its RHNA for lower-income households on land current] desi ated MDR~,d laha~which can be developed at densities of up to 13 dwelling units per acre. Although this density is below the default minimum density for housing affordable to lower-income households, the following information 72 Department of Housing and Community Development, Division of dousing Policy Development, "Amendment of State Housing Element Law - AB 234&" June 9, 2005. 83 demonstrates that sites with the MDR land use designation can feasibly accommodate housing for lower-income households. The reasoning behind the default minimum densities laid out by California Government Code section 65583.2{c)(3} is that by allowing developers to build at higher densities, affordable housing developers may purchase less land in order to accommodate a given number of housing units. The code section then assumes that this translates into a lower average land cost, per housing unit produced. When combined with other casts for housing development, this lower land cost is then presumed to contribute to an overall lower average cost per unit to produce housing, thus facilitating affordable housing production. The discussion that follows is intended to explain how the relatively low land values in the Unincorporated Area create a situation where affordable housing can feasibly be built at densities allowed in the MDR land use category. First, it is necessary to establish a reasonable assumption for the value of residential land that could be developed for medium density housing in the Unincorporated Area. In addition, information was previously provided that demonstrates that residential land costs in the Unincorporated Area are very reasonable, with a median cost of $16,100 per acre. Based on this price, at densities of 13 dwelling units per acre, land costs might average approximately $1,250 per housing unit compared with an average land cost of about $800 per housing unit at 20 dwelling units per acre. The median cost per acre for sites zoned at 13 dwelling units per acre is indeed over 50 percent higher than zones zoned at 20 due. While that percentage is significant, this percentage translates into an actual increase in cost of only $450 per housing unit. Therefore, a subsidy in the amount of $450 per unit would make the cost of building housin at 13 dwelling units er acre a ual to the cast to build at 20 dwellin units er acre. This demonstrates that in Unincorporated Butte County, the difference in land cost per unit between 20 dwelling units per acre and 13 dwelling units per acre would have a minimal effect on overal! housing production C05tS. For MDR sites, the lower density {than the statutory default minimum) allowed may even facilitate some development cost savings, since the lower density would give developers more flexibility in siting and designing their units to economize in the construction process. In fact, information was previously presented on the Palm Crest Subdivision, in which Community Housing Improvement Program is developing self-help single-family detached housing units at densities of just under five units per acre for lower-income households on land that has a Low Density Residential designation. Considering that: (a) residential land costs in Butte County are minimal; (b) these costs mean that a reduced maximum density from 20 dwelling units per acre to 13 units ger acre has a minimal effect on overall housing production costs; and, (c} market conditions, as demonstrated by Community Housing Improvement Program's choice to develop affordable housing on land designated at lower densities suggest that there may even be a feasibility advantage to developing affordable housing at lower densities than the default minimum densities prescribed by State law, Butte County believes that land available for multifamily housing development at up to 13 dwelling units per acre is suitable to accommodate a portion of its RHNA for lower income households. Nevertheless, to ensure that developers have a range of options to develop affordable 84 housin within Butte Coun the Coun will rovide sufficient land zoned for develo ment at 20 dwellin units er acre or more to accommodate the Coun 's entire unmet RHNA for lower- income households and MDR sites are shown in Table 37 as available to accommodate moderate-income housin demand throu h the develo meat of multifamil rental housin . Table 351ists sites with MDR land use designations a ~:a°^~ ° 'o :i ~s-that would permit multifamily residential development. The table excludes many vacant sites that are relatively small in size, instead focusing on parcels that are large enough to facilitate projects of a size that would achieve economies of scale in planning and production. As summarized on the table, the estimated realistic unit capacity of these sites is 1~,8518~ units. These sites, combined with the available and proRosed HDR sites could more than accommodate the County's remaining outstanding RHNA for lower-income and moderate-income units. Additional Lower-Income Unit Capacity Based on Anficipafed Second Units Butte County has finalized construction permits for an average of eight second units per year since adopting the 2004 housing element. Based on this track record, Butte County anticipates that for the five-year planning period from July 1, 2009 through June 30, 2014, it can continue to average eight second units per year, for an additional 40 units. As discussed previously, based on the market findings that rental housing tends to be affordable to low-income households, and because second units cannot be sold separately from the property on which the primary residential unit sites, second units are presumed to be affordable to lower-income households. It should be pointed out that Butte County does not need to rely on any second units already produced, or anticipated in the next five years, to accommodate its RHNA; rather, these units are highlighted in Table 36 because they do represent a useful source of affordable housing. Sites for Development of Housing Affordable fo Moderate-Income Households As discussed previously, MDR sites are assumed to be capable of accommodatin:~ development of housing affordable to moderate-income households, such as market rate multifamil ry ental units. In addition, _mobilehomes represent a valuable source of housing in Butte County, because they can be developed at costs that are affordable tomoderate-income households. The vacant land inventory on Table 35 has identified vacant sites covering approximately 104 acres of vacant land in the MDR Land use category on smaller arcels that would be appropriate for single-family residential development, including mobilehomes. The estimated realistic unit capacity of this land is l25'~ units. Based on the County's experience with single-family units permitted since the beginning of January 2007, approximately 57 percent of single-family units are mobilehomes, and the remainder are conventionally built dwellings. Assuming that this proportion remains, the County expects that this subset of MDR sites can accommodate development of 71~ mobilehome units that would be affordable to moderate- income households. In addition, mobilehomes can also be constructed on parcels with LDR land use designations. Butte County GIS records indicated that there are at least 2,006 vacant parcels with LDR land use designations and residential zoning in the Unincorporated Area, where at least one housing unit could be built. Assuming that 58 percent of the units that could be constructed on these sites 85 would be mobilehomes, Table 37g estimates that 1,147 of these units could be affordable to moderate-income households. In total, Table 37 estimates that Butte Count has capacity io accommodate develo meat of 2 795 additional moderate-income housin units. This is well in excess of the Coun 's net outstandin RHNA of 274 units for moderate-income households. Sites for Development of Housing Affordable to Above Moderafe Income Households The remaining unit capacity on the MDR and LDR parcels that are suitable for single-family development after accounting for the anticipated mobilehome production is available to accommodate the County's remaining unmet RHNA for above moderate-income housing. As indicated in Table 371, this amounts to capacity for at least additiona1912 housing units. This 1•i~ure falls short-exceeds of the County's outstanding unmet RHNA for above-moderate income units -by~h~; however, it should be noted that while each LDR parcel is counted only as accommodating one new housing unit, many parcels will be capable of supporting more than one unit, if subdivided. Additionally, excess capacity for lower-income and moderate- income housing units provides more than sufficient additional-~aslc~p capacity to fully accommodate the Coun 's outstandin RHNA for above-moderate income ~e-needshousehoids. Summary Based on housing sites inventory presented in Tables 35 and 36 and the accompanying analysis above indicating the potential affordability of housing units constructed in various General Plan land use categories and zoning districts, Butte County has adequate vacant land capacity to accommodate its outstanding unmet RHNA, for households at all income levels. Table 37g summarizes the County's ability to accommodate its RHNA through a combination of units already built, and units that could be built on sites that are currently, available or that will be wade available throu h ro ms included in the ousin Element U date. °••°~'^'''° °~+°°. Zoning for Emergency Shelters and Transitional Housing Emergency Shelter As of January 1, 2008, Government Code Section 65583(a)(4} requires the County to accommodate the development of at least one, year-round, emergency shelter within its jurisdiction and have capacity in the Unincorporated Area's emergency shelters for homeless 73 74 residents. As previously mentioned, the Unincorporated Area can meet this requirement to one of two ways: 1) designate zones} within one year that allow emergency shelters as a permitted use or, 2) by "adopting and implementing a multi jurisdictional agreement, with no 73 Building Block for Effective Housing Elements, "Adequate Sites Inventory and Analysis: Zoning for Emergency Shelters and Transitional Housing". http://www.had.ca.govlhpolhousing_elemenUindex.html. Accessed on Apri125, 2008. T4 Senate Bi112, Chapter 633. Amendment to Acts 655582, 65583 and 65589.5. Approved by Governor on October I3, 2007. Effective January 1, 2008. 86 more than two adjacent jurisdictions, to develop at least one year-round emergency shelter within two years."75 If the County decides to fulfill the requirement by supporting the development of a shelter, then it must also designate a zone in the Unincorporated Area that allows for development of an emergency shelter with a conditional use permit.76 Therefore, the County has until August 31, 2010 to establish a zone that allows for emergency shelters as a permitted use, or work towards and then implement an agreement by August 31, 2011 with neighboring jurisdictions to establish an emergency shelter #hat can accommodate the needs of the homeless in all involved jurisdictions. The Board of Supervisors, at the May 29"` Housing Element meeting determined that the mast appropria#e way to address this requirement is to provide a zoning district where emergency shelters can be developed as of right. County staff has determined that the most appropriate zone to fulfill this requirement is the Light Industrial zone. There is adequate vacant land in this zone. County staff estimates that there are approximately 342 acres on 25 vacant parcels within this zone. Much of the land is located along major highways and transportation corridors that would allow access to transit, and adjacent to the incorporated cities so clients would have access to services. There are sites in both the Chico and Oroville urban areas. The light industrial zone is an appropriate location to allow emergency shelters by right, since the zone is compatible with the operation of emergency shelters, whose clients may arrive and leave at various hours of the day and night on a transient basis. Additionally, the other uses allowable within the Light industrial zone are limited such that their operations would be compatible with the operation of emergency shelters. The Draft Housing Element Update contains a program to effectuate the change in zoning regulations to allow emergency shelters by right in the Light lndustrial zoning district. Transifionai Housing As discussed earlier, transitional housing consists of housing that former homeless individuals are living in for up to two years while they strive to live on their own. Typically, residents of transitional housing are provided with various services that facilitate their eventual relocation to permanent housing, which may or may not include various support services. State housing law mandates that neither zoning nor development standards can place an unnecessary burden on the production and operation of transitiona! housing. The current Butte County zoning code already allows far "use of asingle-family residence as a small family day care home, licensed family care home, foster home, or group home for mentally disordered or otherwise handicapped persons or neglected children. Said homes shall serve six or fewer persons." Zoning for a Variety of Housing Types Single Room Occupancy Units The Butte County Zoning Code does not currently provide a zone that specifically allows for single room occupancy (SRO) residential dwelling units either as of right ar with a conditional 7s Senate 131112, Chapter 633. Amendment to Acts 655582, 65583 and 65589.5. Approved by Governor on October 13, 2007. Effective January 1, 20D8. 76 Senate Bill 2, Chapter 633. Amendment to Acts 6SSS82, 65583 and 65589.5. Approved by CTOVernor on October 13, 2D07. Effective January 1, 20D8. T7 Butte County Zoning Code 24-120 87 use permit. However, there are no provisions in the zoning code for R-3 and R-4 zones that would prohibit SRO units. The Draft Housing Element Update proposes a program to amend the zoning regulations to conform to State law and allow SRO units where multifamily units are allowed, subject to the same standards as other multifamily units in the same zone. Transifiona! and Supportive Housing The Butte County Zoning Code does not currently provide a zone that specifically allows for transitional and supportive housing units either as of right or with a conditional use permit. The Draft Housing Element Update proposes a program to amend the zoning regulations to conform to State law and clarify that transitional and supportive housing developments are residential uses, and that transitional and supportive housing units will be treated the same as other similar residential uses in the same zone, with no additional regulatory requirements. Manufactured Noosing California Government Code Section 65852.3(a) requires that local jurisdictions "allow the installation of manufactured homes certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S. C. Secs. 5401 Et. Seq.} on a foundation system, pursuant to section 18551 of the Health and Safety Code, on lots zoned for conventional single-family residential dwellings."'$ Subsequently, manufactured dwellings, certified by this 1974 Act, and the lots on which they are situated, cannot be subject to development standards, like lot setback requirements, parking standards or minimum lot size requirements, different from those required for regular residential development. However, additional standards may be set for architectural features such as roof overhangs and siding ar roofing materials. The Butte County Zoning Code currently complies with section 65862.3(a} of the Government Code by allowing installation of modular homes, defined as a mobile home, certified under the National Manufactured Housing Construction and Safety Standards Act, in all zones that permit single- family residential dwellings. In addition, the Mobile Home Park (MHP) zone permits mobile homes with 500 or more square feet of gross area as a primary uses, subject to the approval of a master development plan. Development requirements for the MHP zone include a minimum often contiguous acres and divided into no fewer than fifty mobile home lots, with a maximum density often lots for every 750 square feet in gross area per acre. Development standards for mobile home lots within the MHP zone include a minimum site area of 2,700 square feet, an average width of 42 feet, or 30 feet plus the width of the mobile home for sites designed for double width or larger units, and a minimum frontage of 30 feet. Second Units The Second Dwelling Ordinance 24-280 outlines the requirements and standards for development of second units in compliance with California Government Code Section 65852.2. According to the ordinance, a second dwelling unit is a residential structure built in addition to a main 78 California Government Code Section b5854.3 (a). Accessed September 5, 2008. httpalwww.leginfo.ca.go v/cgi-bin/waisgate? WAISdacID=5578427152+0+0+0& WAISaction=retrieve. 79 Butte County Code Chapter 24.205. Accessed September 5, 2008. httpalmunicipalcodes.lexisnexis.wm/ codeslbuttecol $8 residential dwelling, that is either attached or detached from the main structure, and can involve new construction ar re-use of existing buildings, as well as designation of an existing residential unit to allow construction of a new, lazger primary residence. A second unit must be equipped with its own separate entrance, in addition to private kitchen and bathroom facilities. The County's second dwelling unit ordinance permits the construction of second units as an accessory use, subordinate to the primary use, on any legal lot in a residential zone, and in some non-residential zones including Highway Commercial (H-C), Neighborhood Commercial (N-C}, Residential Frafessional (R-P), Timber Mountain {TM), Planned Unit Development (PUD}, and Scenic Highway and Unclassified (U}.8° County code states that second units cannot be constructed on parcels already occupied by more than one residential dwelling and are "prohibited on: (1) Land Subject to Land Conservation Act Contracts and per the County Resolution implementing the Williamson Act; (2) Where specific findings are made that due to adverse health, safety and welfare impacts a particular area or a particular project cannot (for reasons enumerated) support second dwelling units; (3) Land within Zones B 1, B2 and C 1 of the 2000 Airport Land Use Compatibility Plan; {4) North Chico Specific Plan area (5) Agricultural zones, i.e. A-5 through A-160; (6) Land within the "WP" (Watershed Protection} Overlay Zone."g' Development standazds require the provision of one off street parking space for second units with one or two bedrooms, and two spaces for units with mare than two bedrooms. Second unit parking requirements aze in addition to those for the primary residence. Second units are not subject to size limitations, providing all necessary improvements and site development standards aze met, including those typical for residential building permits and the applicable zoning district. Residency for second units is unrestricted, except that either the primary residence, or the second dwelling unit, must be occupied by the owner of the property. A deed restriction must be executed stating this occupancy requirement before the owner can receive a building permit.62 Farmworker Housing The Agricultural Zones, A-5 through A-160 allow by right one single-family dwelling unit or madulaz home, as well as farrrtworker housing, including mobile homes, for up to 12 workers and their families. Summary A comparison between the preliminary sites inventory analysis and the RHNA indicates that overall the County has more than enough sites to accommodate the outstanding unmet RHNA of 2,736 units. In addition, considering market conditions and trends and the potential feasibility of developing affordable housing units in HDR and MDR zones, as well as accounting for a small number of additional second units that could be affordable at the lower-income level, and BO Butte County Second Dwelting l3nit Ordinance 24-280. ei Ibid. sa Ibid. $9 additional HDR sites that will be rovided throe him lementation of the ro rams contained in the Housin Element U date the County will have more than as-adequate sites to accommodate its outstanding RHNA for households at each income level, as summarized in Table 37&. 90 "C N m 7 nm C m 'j a 7. pp x ~ L ~ O O ~ ~ m ~ m• m O a > m © ~ O Q -rA d~ N= W L N ; C= t~- C ~•~ . C ~•~ ~ 7,c ~ Nr0 Em~c m LL E dd °'w mm O C to O d ~ FF C ~ j fl• j O- } n c c9 a~nt~a o. c cN $ ~ _~ $ ~ N $ ~ L~ 'mO C N m m m L W m m C a+ m .m `v m ~ "-3 i7 O~ m ~ ~ E m m E~ m m E •~ m m o '~ m E Q O m ro n L m L y L W m b F _n a d' ~ ' d E61 ~ m m m ~ ~ m ~ ON`3 ~ of A. f 0 N ~ ~. 7 3 3 c 'j C Q O- G f.R R O- C R C a= 1A = ~ 4 ~ Q' -O m ~ m m m m ymj m umi ~ N ~ ~ c vm~~ °c -° tm so L° ~° ~ xcm~ . m'a mm m~ mm ?gym °o ~ ~ ~~ ~ o a o'c c m m o a ~'G o o ~ L a o ~.C vl ~6 C W 0. Q ~ m C G ~ E m m 'G a ~ R - O O S = m `~ m 3 L m ~ ~ ~ 3 ~ 3 m 7 ~ 3 `~ ti ~ ~ W m= C O ~ ~ ~ ~cY` E~ ~'G Ec ~'~ E'c o`~m ~cm~ ~ ~ c O m ~' o o~= ~ a 7 o rn 3 o m 3 `o rn ~" ~ o` rn w' C 7 `o m C t E m s s~ p Edam ~~ m= m~ v c _ _ m O m ^~• ~ m d C C U 7 m m ~ C C- 7 y ~ C c L ~ m C C- ~ ^¢g11 'C _ ~ W } C :... ~ O7 Ol ~ ~ G 'O }r ~ N b O1 m G q 0 a N OIL 1 j> > m _ 6 m m ar a T' r. QJ ~~ = t Ol } C 'F) OI ~ C L Oi 3 C p Oi i ~ 'LI C L L C N= C X C m - m dY ~ m O m ~o ymW ~ -pc ~ w = m~ v~o a+c ma.~ _ Qom SN eVVfm_ C 07 ~ O 7 $ ~ {] b$ S. U U ~' m L$ 7' N L L N 7~ ~ T ~ T F = E L T N ~! d~ T+ y' ~ ~ N -E~r.m ~. 41 -gym 7~ N E m W ~Em I /! Em Em N C ~~mo N E Em,m ~ T TA ~ aa. c~?•v m ti m e dl E ~ w 0 dl L ti O d1 p ~ O d7 L W O d1 L wm- O ~ L p m t ~} n m 'r m s ~ "! ~1 a 0 ~ m~~ L ~ m N O. G 0. L ~. -. ~~ L ~ C R m C C m C~ C lG C '~ C_ L E N S m C fm/J q L ~` N m _ m m m ~t~, _ w m _ _ m m a1 m .m m % m N N m O. m ~ m m O• ti c m ~ m ~ m m ~L.. m m E 9 L coo = m E c 4 m E c o m E c p m E c o m E C O E c m Q E c = o Q ~ O $ m c ~ c~ ~. ~ Os E m O.c O c Ot Or O~c Or ~ .c rn ~ L= m ~ R G ~ ~ ~ ~ Z'L ~ O m ~•' EO ~ FF O N o O m ~ c m W ~ am n N W c.o ~ ~ o ~ ~ ~ mmm m O1 C Y a ~ ~ f~ ~ O N C ti ~ ~ { m % m ~7 m ~ m ~ m ~ O C O _ P ~~ m m m N p O m ~ ~ am ~ ~ m ~ °' ~ 3a o m c ~ C m u C~ ul C V m C V m C V mE mO~ ~ y'~ ri ~ E L - .: «~ ' W m R y Q1 U O m m G/ U m m m m N~ V~~ t [~ 7 C~ 7 `` N 3 7 ~p O 47 r x m F O m m 2IO F ~f0 ~ fD ~ ~;0 ~ m•ni m ~~ W~ O 0 2 N m O ~ Q ~ W U m ~O ~O ~C '~'d7~ N N = y ~ C J N c ~ W C ~ m TA ~ N ~ c m In m C c m m y C c m m N C ~ m W w N m C Z' ~ m N } mm m w ,~ ~ ~ I°n I°n a m m = ~ m m ~I IO m~ ~! ~ ¢ m ~! r >A 7 0 [h ' C 7 0 u?n!r m c m p m Na G 7 O~ m~ m N U m ~ m W~ C o d W W ~ c omummc~ ~'~' m mmm ' m m om~mmm .a~v m o N ~ Ow V w ~ N•41 i11 N C m N C O E~ C F ' ~ a m$xo:oa'o w $ m 0 U .c ~ 5 m m-° m °~maa~ rn ~ W y a ~Emmm ~~ O ~ L 1~. 7> > c F ~ .~ _~ m Noc I•K ~ O °m C ~ O Y C O~ N C =_ C maoEEm ~EEm ~' ~ S O c ov p ro m w°~"3'`O~wr U m 'a, ~ m, ~ ~ a- U.. ~ m ~ O N =n mC7 G c c m nZ'a c Qa~ ~ L ~ ~ m w$ o m m ,^ m a o~ v°i H= ~ 3'3 m ~~ >> ~ m _ ~ o QQ' ~~ ~2 cc cc ° a EE~m'mp~o~m~w ~~ m7 o ° ~ c~ N ~ ~ wX N~ tV~ ~°~ N v miS~? ~mta y, ~Emdvd mm m m ~ .= , G ~ ~ m m N •C ~ m N c a W m ~ m E ~3 N j w O ao.cm. E P N Qt w 6 -C m > S ro m m~ m y N m~ m _ ~ EY ~.~ W _'ax~ mm ~ W m ~ ~ ~ d ~ a~ ~ c•(S ~ W. TN oc ~a '-'~ wE w~ °oo.oW ~ ~ ~~ G y m w -L r~ ~s.G W m m a m c~ w m ~= ~~ a= a:p -o= ma o•m3w ~ m•dQ a~ ~~ cm wt m E._ m W m , a~~m~' w ~~ L v m~ °w c °m c c a ~~°a ' 8c W a a~ mN ~' ~ e- c --= ~ m W W p rn ~ W o an ~ t aW ~ v~=a W Sm E 3 E m m v x•c ~~ cs G ~ s•- m ° uia •~ ~ p ac GT ami3 ami3 m~-pcu ~i ~~ m a 4 W E W •-E m+ 7a ip3^ ^v -''E m ` mcw- dlEwm3 w W Ta a m L N %~ m w ~ . m W d 5$ c W G % E a 3 aE a~ m~~ ~~q m=mem as m a g°O~ p w c c a E a ~ E m O Ev wv O w m m -c a '~ w a o } m a N C a w W C W 7 a _ w 7 v W 3 a ' m 3~ o .- ~ m N W 7 3~ o .~ W .O a _~. E C a O C y0 'Op ~ ~ w m o v cZm E'c E'c E e Ea i Em ~ ~ S u.+ ~3 W c s~ tic° ~ ~ ' .•ocE ~E cc m n m~ Ti a ~ w ~ c a o ~ ui Nrn'O G c ... ~ d Ol } c . ~ m Ol ~ c ~ ~ m d)~ c $ ~ W of c $ ~ w O! ~ ~ P~ 3 ~ ~ m W ~ rll Y7 ~ rnm ~ C X- w i C~ C a C a C D _ C O C ~ G~ .~ N $ O m 0 ~ ap d ; C Q/ G 3 m C O ~ 3~ F ~ v `~ W TWn N W a ~ T L T ~ ~ S •E} ~ ~ T ~ ~ c W W N III n' ~ 7+ . N N W ~ ~ ~ m ~ ~ C ~ N w,a 61 m m ~ O r ~ c ~ c0 ~ ~ ~ b O ~ rn W ~ d ~ a N ~ W ~ C 2 W N n c ~ Q. 7 3 E o G~ M~ ~ G W • ~ ~ W • ~ G w • G w ~ N C w •N OfC _C W N m m N ~' N p~ „~Wyl m W Wq m m N m Q O C c ~ dl C ~ d C p ~ m C Q N m m D m C ~ G W L y N L W C E U T 3 ~ Q O OL mU'O p OL OL OL G r iF PL 3 O OL G O L Y Y m C L a v v o ~ m = ~ W Ea~ o a o iii nwa N C a ~ r°- ~ t°_ ~ n ~ cno d N E 2 w~ •w m a+ ~ o ~? 0 rr P 0 n W o 0 o c ° N T" ° Z m D m N N ~ ~ C . ~' C~ C O O 4 a ..m.. L L W ~ ~ UU N G ¢ ' ~ ~ O ~ y °j E ~v m a o mE ~~oi W m G ~ U m w N ~ U W N ~i U C W m~ C nNl N L G YN7 m yGy N N~ ~ ~ ~j ~ pEp 'O .% . % U W C L V 7 G 3 7 ~ N w m f0 e~-• r ~ w ~~ ,~~ ~~ VV }rD~ ~ W~~~~ O y ~ m ~' ~ N ~G P O ~a W L'6 ~ O'6 N~ C L C $ W 'O W~ 3 O C Q~~ y ~ Z' ~' m ni w N ~` '~ O = w y N CH1 C1I/ Cu'o " 'C to W r .A.. y N N N N O N y U Ip O J ?O ¢ ¢ W ~ ~ ~ wr ~ ° w+ ~ ° ~ ° I C u1 ~~fV r D. G m ~ "~ m ~ } ~ ~ (] m o W O C W~ L~ C O n W' w W [1 W ~ 1 ~ ~ ` d G m v w' W .m. m • O N y ~ ~] O n0- a g o 'rp ~uiNCOEc°'C~ ' g~ N$; os _.3.~ U W W C m a m~ a a m ~~}u,L?E~~ ~ ~ W E•EWU~ o ~+ ~ Ll F _ C W l0 EE •C_ G_ ~ r •G ~ O N C ~' c~ o N; ~ m ~ y ^ W _ m~E~a>; E E E ~ Q ~ OG ~ m •~ ~ -y E ~ .%~~ 01~ ~~YY U ~rvv C H O ~~ y ~ O ~ a N O~ t0 ~ F O O X ? o l ~ d' E o U ' ~ ~ ~ ~ ' m m y ~" , ~ tl m U v ~. 3 0 N y x m~ m ~~ y N . ^~~° G ~~ ~ G 7 W n n / p G ^~ G m ^~ ~ C 7 E N E G ~ N o - jri C~ ++ ~ j N W W ~ Emav¢mmm yy L] ~~ ^ ~~ ~ ~ ~~ ~~ ~~. ~ U3 V~ UCJ ~ Z~ m 'c 2 ~-Ea~~..W.~~.C- 3 Vi m m m E N N w ~, a b m E ~ E w o ~ d m ~ E o•~ ~ N y rt d ~ ~ ~ w 4- % .d m ~ m c N O C v y m !U m m m W 1 Q ~~ Cf b j O m O Q ~ ~ l6 Y 0 ~ r0 't7 m E rn c ~ .. yW = y~ 7 F N m m CSl r ~ L J N m ~ m 'n ~ b C F 3 .C t tll an d W 'aw$c D ~ W c E m m ° y' x N- m ~ m 7 b T m 7 N 4 I mW E a'o m `~ w ~ m Q -6 "m-' W L = C YC m N C H F auim $ b a m dr cm °• R+ m x mY m ~ ,t5 m~ m N b S b P l6 C a m C W C~ tin m~ 16 m C W C ~0 ~0 C O b a W C Q v Q 'O °. a t 3 N .C C 3 m 'm ~ m ~ ` ` b O a = o c m ~ m-'o m ~ m v c~ u m ai ~ ~ ~ '.~° m m N m N p }• E m v O C O C 'C N 3 3 ~ ~ o N m W O M ~ •C m ~ 3 n m •C 7 y ~ d ~ ~ W m ~ m m ~ ~ }~ ~ ~ m ~ .6 ~ v ~~rn~nw ~ rn3 c'p O E~ E~ t m m ~ ~~ cai ~ = 0= O~ O -b ~ d V o V a y yy N $~ O m~ m c° m'a ~° ~$ m ~ ~ 0 ~ ~ p 3 o t a E ~ m ~ ' ~ E m a c ~ ~ w7ri a,u m ~~ w p ~.~ ~ ~~ O . O ~ m 3. ~ T F U V E~ ~~m~ E m mo o a~ ~ GN N .~ m x ~6 N m m~ N N A 01 y~, mac ° m a~im° ~ i ~b cm ~ ~ ~ $ Xm 7 @ Qo ~ .0 Z 7 N~ ~ m E3m . {p F m i m ~ E E n LBm c E or m ~ W w ()m `m ~ ~m m a o x c o o d ~~ m~ E ~. @$s i o t N 'O Z'L ~ O W m ~ ~ DD P D N ~ F LL ~ a m °- N i e a 7 ~ m ~ m E r~• u ro or ~ m c ~c c ai c to c m c o o a ci +o = c N ~ m~ ° Ti m ~ an ~ a C d , m m N N tl ~ ~ w ~ d ~ '~ "' V a b o m~ N C m ~ 7 b O m ioE mE~ • LLI ~ « E m m m m ~ ~ ~ m m ~ o~ .n+~~ 3~"b m m- x~ ~Z' 3 ~~ o ~ !J m m m C C = ¢ bt ~ ~ C M C C F ~ O ~ ~ ~ ~ m ° J T O y Q p ~ tl e ~ p N N N N O 1° r °a j ° QLC °nm~mN m ~ ~ m U m m C m m ~ m V m~~~~ m [p .° T y b m t m ~° ~° m m m o 'fi o.m..v~ o'v lq in W N H ~ ~~~ ov ~~ U ~ 3~ m m N C _ C U G ~ m W _ c ~ ~~ ~~ R! C C C F ~ ~' Q E nj 0 O N N ° N ~ N .!C m m~ m m m N •N Q W~ w ~ W Y Y O U U Q _ _^ m m O LL ~ 6. O N F b W O F O m m ~ a ~ v ~~ ~" ~, 0 R. C P. 3 0~ y~_~ 3~ ' m o m ~' a ~ ~ N~ ~'~ z L N} ~ tlA V d QF yr2 Em¢rY Qpmpmm ~ z? o+ ~~ r? ~~ ~~ i~ I E a ~ as o ~~ c ZmEvu.c°"'c'°.'~- ~°n t ,- h O C7 ~' ~~ a ~ } a m m p 7 Tv ~ .^~ ~ x o c cti m a ~ m ~ ~ _ ~ c m L a ~f # 3 C F ~ C a m ~ a m y ai d V N C m ~ W # N 'C ' a ~ }' O C m N m ~ {9 C R C _ 3 ~ m ~ QI ~ m a E N 'G ~ m 'G m •} C m a m ~ ~ o ._, m 7 ~ O '. ~ O C 'p O O 'O m ~p W O m ~ ~ ~ ~ ~ ~ ~ N m ~ .C _ C C C _ m' j ~`] 'O ~~ ~m 3~ 2 mm +Z~ CV . C'C . ~, ~ `y C OIl O m O d ~ = y ~ 5- $ ~- m' ~ ~ } ~] ~ ~ ~ ~ ~C 6 a' }.N • TN 'gy N~ nr LUv ~m w C m ~ C .~ tlf W ,p Q1 a ~~ m~ d+`~ ~~.° ~ m c m up W 'O m N y ~ N L W C p C p y~ p m C ~ ~ G O L D. C N w .m-. V d Ny rW~ -° ~ E ~ ~ ~ u°_~ n~a c ~ ~ m ~ W ~ ~ m m ~ 2 w °~m F as i m m .~ o ~ m N ~ ~ N Q 3 Q T m G s a ~ ~ ~ m ~ ~ N w o ~. ~ ~ v p N ~~{{{{ ~ E ~ i6 U m C F ~ C 3 3 A O &i +-' ~ az~~ 7 N E W m W a 'O m W ~ .X arrn~ o;°~ vr U~ c C e c r Vy mN ~ ~ ~ .C Z' Z' m N w N } N J y w o ~ V N y N~ o~ r N w ymy aC d [~ p `~~OmN ` ~m~m~~o oo ep ~ C (0 ° m m m ~m2~m@~iv m m mmmm~=. ~ O w a ~ 'q tll N C N ~~~ C ~ m C N V g O b v 'C7 N~ O m G. m~ a a m ~~•~ ~~ m L ~ E ~a p7 1] C N 3 3 {p N E C m V 7 Q 1[7 •C ~ W ~ ._ ._ C •- ~' c ~ E a C~ ~~ w'C C C E '~EE ~ c~Q O NO c ~ , m 'u'SY 3.-. ~w~w ~ T ~ D 0 0 m O b ~ O) G oy 3S' N ~a,a z ` a 7j ~ E N 92° m~' m ~ ~i v ~ o v , m m w '~ ~ m o © _ ~ ~c m °~ ~ c y~EW4v Q~mC] c T a~ w~ 7 ~ z m.~E $~~.~:~ °.°~ 0 c°v ui a m v O N C N c D m ~S m °v N O U c N .~' c U m Table 31: Butte County R-1 through R~ Site Development Regulations by Zoning District R-1 R-2 R3 R~ Minimum Lot Area Acres Interior Lak (a) 0.15 0.15 4.15 0.15 Comer Lot (a) 0.16 0.16 D.i6 D.16 Nali'plex (Zero Lot Line) - 0.09 0.09 0.09 Comer Lot - 0.11 0.11 0.11 Square Feet fnlerior Lof (a} 6,500 6,500 6,500 5,500 Corner Lot {a) 7,OD0 7,000 7,D00 7,DD0 Nalfplex (Zero Lot Line) - 4,000 4,000 4,000 Comer tot - 5,000 5,000 5,000 Minimum Lot Width (Feel) lnteriorLot 65 S5 65 ti5 Comer Lot 70 65 55 55 Cul~le-sac (Pubfrc Street Frontage) 40 40 40 40 Minimum Yard Setback (Feet} Front (b) 20 20 20 20 Side 5 5 5 5 Rear 15 iD 5 5 Building Sile Area per Dwelling Unit (Square Feet) {c) 6,5D0 3,250 3,254 2,150 Parking Spaces (per Dwelling Unit} 2 2 2 2 Notes: (a} On public sewage disposal service. All other Pots meet requirements of the environmental health division for septic systems, the minimum !ot sizes may be required to be larger. (b) This increases to 25 feet when adjacent to a federal aid road. Measured from the ultimaEe right of way. (c} Including two of#-street parking spaces. Sources: Butte County Zoning Cade, 2D08; BAi=, 2DOB. ~p ~ {~ C C W N h h N V P G l7 0 0 0 0 0 Ch7 N r ~ ~ 1i7 Q ~ ~ N) C r a ' G 01 ~U ~ h 9 wNi c r~~m» t~ ~ ~M~m ~ ~ mww m H fA df d! f9 49 t" H E m vl a o U 4 3 V ~ ~ G 2 ~' k u ~ m ~ a~ r a 5 ~ U ~ O N Z3 m n Q ~. N m ~ ~ ~ ~ ~:' N v m ~ c ~ U a ~ o l~ y ~ ~ R_ ~ V l6 d ~+ 7 C C 1p f0 {C ~ T ~` N ~ r h M [PD IC m m P cf°`t W L7 P ~ C C m N M Ill Y ~Y N 'Q C C C P ti r N O Y b m h~ N~ ~ V N N ~ f9 FAQ ~tl! tl3 d)~N r N ~p N m V m 'rT Iil ~ p O m P O O P 0 o r a h OO ~ R] N h 1[1 M a N N O m (O 'K P of « r f9 v) m 00 P r r f : (O ~ Y O) C] W N ~ 10 f~ N N P N m YO ~'- 61 01 ~ O_ ~ N W N M t9 tli ~ ~ ~ ~ f9 ~ fR ~ ~ f9 NN N W K ~~u~ ~!7 N {+ N N rn in o (Op hV {Mp M ~fN 6m9 tlY N m M ~ ~ C y`C~ o ~ ~ N N O f0 V (O ~ M ~M 4~4 4A N tD f9 ~ ~ C~'^C Cv v7 N h N N of °w ~ m ~ M ~ 4~4 ~ PM ~ m ~ tli r9 h h h 09 h ti h m m h m V! h m 0 4 N c E m ami S E ~~~~^~"` W ~ t~ N eP ~ m ~ 1(1 ~ O r GO P b W 14 l6 P M O F~ ~? O P h M~~ O ~ m C (~ tl1 ~ M CO N m h Y~ h Ip N O O ~ I~ V C C C ~ O O+ 10 ~ W [~ P1 I~ M ~ ~ ey 1n m N m m Y f0 01 Oi ~ ~ of W ~ f0 Oi N iC h t9 ~ ~ H'! 69 r M N'i U 4 ` ~~ M 0 M f9 N N m V1 V} f9 tR ~ ~ ~ m . ~ N 9 M N 7 W m ~ p ~ W ~ ~ 0 c w V w N L E v 7 J O U in u pmp~ a a"'+ U W ~ ~ IL ~ m O LL 3 4 ~~.. t ~ y C~ w s om ~ $ ~ o m°- E Em _ ~ m N ~ am C _ m m y ~ LL IL ~ ~ ~o C ~ ~ i9 m ~ ~ ~ ` C. -. ~ m m ~ m = a ? m ~ ~ P. O a c c 'S a~ ~_. ~ o~ m ~' m m E d+ ~ E i m~~~ of b m V~ 0 ~~ ~ G V .EV. N 4 C Q N N ynVU.r~~ m c~ N ~' aL9 a ~ c `m `m ac c ~Q E c¢ y z n~ a p m m m o~ v ~ ~ p h n a Q m~ o m m ~,°-` o •°- m ~ ~~ c ;S ~ m~ 2 a Y'i m L~° E a~ fi y~~ ~ ~ m °N+ o~ m o m~ a m 5 a ° ~_ c m v m =_ m m 5 w .c :a o~ a m v L° m Q a_ u. &' c e a'a~tikUUm ~uia U~i4C7 rn tiZi as `~ ~'~ Via? UaQy 4 ~-' w ~ ~ i°-Mr a c n O 0 C U m NaY C m ~ c m ~ ~ O m ~O l0 ~ ~ ~ O O fA ~ ~ V L ~ N U ~ v ~ v o N c ~a~~ m ~ m m ~ ~ ~ ~ ~ d 'o ,~• U m -_ m L m m @ ~ N m N ~ C W ~ m ~. .. W l0 r _ C G y N Q ~ J E O ~ m 0.j $ ~ E v m c m c~ rn y ~ m ~ ~ m C v m m _ F T ~ L O C m r y o~ ~ ~ a a E ~ o ~ N ~ w ~~ s w~ c m a~~ ~ '`3' ` O = m'~ m W rnt m ~ ~ d c n~~ E ~ oq ~ C~ ° c of W m ~ C N N '17 J W ~¢ m O m W W~ Q w ~ m W C ~~.. m N L C o E co a w ,d m m m U ~ `~ m ~ ~~ M ~ W ~ ~L m2 Fww7 q C S~~~ LL ~ N M O N y m +, d d ~ m oa m `~ off 7 ~ `" ~~ •c ° N Q N ~ E~ m c m E 5 ~i' m _ E _ m _ _ m ~ m [ w L n o O U ~ L °~ a io E m y° p m d v a m ~ O G b ~ Q ~ ~ ~ _ ~ ti ~ ; C~ ' _ ~ 3 n :~ o f ~yi o f p m 0 m ~ ~ Z L G 7~ W~ ?' ~ W D$~ m~ m ~ ~ m 3 m *~ n m :~ nIL a ~ n m o c o m ~ c ~' L~~ m~ •L ~ E v c~ c m ~~ m L t ~ ~~ m a~ c W m Y a 'v W c t v " « n 3 ~a .~ y rn ~ C7 i9 ~ W W c y m m ~-LO•o cm am c -'c C C~~ m~ Q~ c 7 •p C +~L.. y V m~ 61 (p m W O M m= N 7 m~ L C~ m ~ A~ v m u n~ m p~ fn L ~ c~ c o t c~ ~ ~~ o~_~ y F O C~ 3r S W m N N } ~ ,C ~ W i6 to U c ~ ~ ~ ~ ~ it a i ~ ui 'o ~ m IA ~ ~ ' m d ~ ~ w m m~ ~ m g E u~i m W; G~ E° 0. V~ C C ~ t m ~i j C G W m O Vl U~ N W 'LO O ~ C~~~~ L m~ G l S ~ 'O H~~ C ~o ul m C D N W m Q o p ~ C N C o O N F l6 d ~ O O Q O C7 ~ .a ~ C ~ ~ ~ W ~ ~ N C7 ~ N ~+ W M E m ~ R m U m~ G y 7 N~ O! 2 u 3 O N m •C C ~! O ~ N E "O ~ ~ ~ m y t7 fl. Y) y3 N Vl m m G R~ ~ 3 ~ ~ ~ ]Lu L j C 'p G = C m 3 V ~ ~ ~ ~1- C c '~ a 0. N W V L Q z G~ Q~~ C 0. m C _ m ~ ~ m O N m r W d m m E 'S C T C U m W N N aci d O a a `a a C U m Table 33: ScheduEe of Residentia{ Processing Times, Butte County Residential A rovai Rezoning Use PermiEs Requiring Public Hearing PEanned Unit Residential Development Amendment to the BuEfe County Zoning Code, Specific Pian or General Plan Tentative and paroei maps Variance Appeals to Board of Supervisors Environmental Documentation Approximate Processin 'time 15 months iD months 24 months 24 months i0 months 6 months 30.90 days Varies from 180 to 365 days Sources: Butte County Department of Developmental Services, 2008; BA7=, 2008. P N O M 41 c 0 N r" 7 C m >~ ~° a Z z a o o e o o u N (p r ti m O W y ~ N C7 N O r = O u c~ c ~ du Q- ~° d ~ G ' ~ ~ Q IL ) r ~ V a ~ ! ~ m p r N O {~ a O Q d o e o a a o r Op h ~ w N a d ~ ~ r ° a s ° N ti y N N A c o T o lp p~ ~ r M ' p ~ N O Q ~ o ~ a o 0 0 - LO to ao a c ~ . ~ N ~ NCN U d a o rs s O O ~ N O l~7 LO 0~0 !~ J~ to O r M r N U r O N Q pya o e e o e N O N LG OO C T IC d C N ~ O r ` ° m u C0. J O 00 LLS LG il7 O r f0 Ill N 7 ~ ' W ~"~ ~ O r [9 Q 0 o e e o o d N r ~ ~ r ~ ~ ~ I(f T G d ~a d J d O G N Ill LO oG M O O ~ ~ ~ N O CS N ~~ 07 O (Q !li r N r ~ a_ o U y ~ N 'O ~ d E C yy [b ~ U ~ ~~ ~ ~ ~ w O~ t ._ O a 0 _ _ ~ 3 ~ ~ ~'mUU 0 u 0 0 0 .~'~ C 0 s ~' ~` ~' ~' o C O 7 > >UUUUf- C C!~ OJ 0 N ui a m O ~ ~ ~I ~ m N N ~ N ..-~ ~a ~ Y V~ m V N ~ m "' a W ~ N a g ~ v w l7 ~. G U ~' d m m ttiS m ~ ` ` ~ m m vi ~o 3 3 3 3 ~ ~ z z° z° z C C C G u a n a ~ ~~ a ~ o ~ ¢ ~ ~„ m ~ ~~,,,`'.C' ?, ~ ~. 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C1 U U [] [] U U ~ U ~ ~ ~ U U [] U U 41 U L7 ~ U U t5 U U U U ~ U U [] m to m a R m m m m m m w m to m m m m m a m m m m w m m iu m m a co m c > > > 7 > > ] ] ~ ] ] > > 7 7 ] ~ ] ~ ] ] ] ] > > 7 ~ ] 7 > > 7 4' io is is m is m m m m m m m m is m. m m m in io is m m ro m m ep m m m m as %~ C C C C C C C C G C C C C C C C C C C C C C C C C C C C C C C C w m m a a 0 m m m m m m m m a a m a m a a m a m a m m a a m m m ~ ;a -o v ;o ,v_ v •o p v ,v_ v ;n a a ;o ~ v ;c v ,v_ ,v_ is a n v ,v_ a v 't~ 'o ,v_ a m m m~ m m w a`"i m m m m N m~ m m m m ae m m m N m a~ w m m m m m ~ ~ ~ ff ~ a ac ~ ~ ~ ~ ~ a ~ ~ ~ ~ ~ ~ ~ ~ a ~ a ~ ~ ~ a ~ a ~ ~ R ~ a M w m 1.. ~(~ M d .~ F W C al {~ N N m N N r r r r N N O m m m ti l0 X17 Q m m m (q m N N lV r r r r O ~ ~ r r r a ~ °1 v m rp o~ v r P m m u~ o m en w m m m m r- m m m v m m r ~- r r u7 m m N r r r r O O W O~ W u1 ~+~+ ~~ `r N N N N N N r r r r r +~- G C O O Q O o G O G C o Ci O C P O O O O G O o C O O O O O O O O O Q a ~ C ~ ~ m m m m~ m m ~» m m Y m m m m~ m m Ni m~ m m m m m w m m m m m a c v r r r .- r r r r r r r r ~ r r r r r r r r r r r r y~ c a m a ~ O m fir.-r~r rrrace~~~ace~~~aa~~~~a~a~~~ c a ~ ~ ~ ~ a ~ ~ ~ ~ ¢ ¢ ¢ a a ¢ ¢ a ¢ ¢ ¢ ¢ ¢ a a ¢ a a ¢ ¢ a N G O R ac ~ ~ ~ ~ a ~ ~ ~ ~ ~ a ~ ~ ~ rr ~ tt ~ ~ ~ a a ~ ~ ~ ~ a ~ a ~ ~ a e ^ n ^ ^ ^ ^ ^ n ^ ^ ^ ^ ^ a ^ a ^ ^ ^ ^ ^ o ^ n ^ ^ ©^ ^ ^ ^ ^ m a 0 O O O O O O O O O O O O O O O O O O O O O O O O d O O O O O o O P o 0 0 0 o P o 0 0 o P o 0 0 0 0 0 0 0 0 o P o 0 0 0 o P O o 0 O O P O O O O O P O O O O P O O O O Q O O O O O C~ O O O O O P O `~ ar7 tj1 f~ ~ ~ uj7 ~7 ~ ~ ~ ~ 1~ ~ ~ 3~ ~ ~ ~ ~ r o ~ ~ ~ ~ ~ m f~ N = o N 0 0 4 0 o m m N C a U1 ~I O N N N N Q N N m N O O P aoag~°a ~og~~~~o~o~~ogo~$ogg°a~$~~~o m m o t~ o n m m~~ w m m m m m a> m m m m w m m a~ m m a~ m m m m r r N r N r +~- r r N N N N N N N N .- N ~ N (H N N ly N N E r r m m ui ~n ~ ie m m an v~ ao ao m W w ao ob m ui m en ab m m eb m m' o 0 0 ~n 0 o a o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o a o p o a a o 0 0 0 0 0 0 O W 0. m C 'G ~, 0 ~U W bpd U .C 3 .~. P N t O d N ra m N d s io Z m m c !6 d ~7 O a .U m d ~C 3 U .~ .~ N a t r C w O N ~ d d N ~ C ~ d W C a ~ ~ '~, ~ ~ .~ C ~~ ~ _~ a' ~~~ _~ _ _ ~ ~ $ 3 ~ ~ ~ ~ m c [7 c v ~ c ~ ~ ~ pi tl y ~ b m @D '~ ~ ~ m m ~ @ ~ h F- C Z v~ d b v v ~1 N m O Y .~ 0 C W 'C L .~.- m 0 0 N W Q CD O N Lll U [] ui N a m c~ U _- -' U ~ `m ~ a~i ~ ~ ~ a ~ _-~ a ~ ~ ~_ m c ~ o ~=_ . m ~ ~ ~ _ __„ _~ CJ W C O l6 C L1 X ~ ~ C C ~C ~,. O Q o p o cr~3 m G ~ m „_, nl N N W a~ ~ s ffi m ~ J~L~. M.. ^::; N ~ ~ ~ N ~ ~ N ~ ~ ~ C T q~qyy C ~~`::_ Gl ~ y d lU4 ~ N U' N ~ ~ N N U ~ ~ r ~ ~ _ .._.~„ ~ r _ .y m n° a, w m b Q o~ H o - Z N Z N ~ N ~ ~ m a~ _' ~ ~ ~ ~ p m m ~ ~ p a3 m ~ ~ as ~ ~ m ~' a`r m ',-~ m N v n N V Q- ~ n '6 ~, 3 io g m 3~ =~`-~~= m~ E m m et o. E m~ m o. ~~ o d n ~ N ~ N~ y~ ~ a c ~ ~ 'a -a ~+ ~ s 'a a :x:~~[~: ._ U N U A ~ U 41 U N O ~~„ tC w N N LO N~ m 41 N 0.~ L n d p. ~ d~ Q .k ~ ._ R Q. N Q 7~ a v ="'"~ _ t~ ~ [- u~ [9 u~ w H rn c7 cn ~u [9 .__ m •_- ~ ° ~ ~ ~ ~ .;_ ' '~;~'~ ~ m n '~ g °~::,m ..s ,:~ ~-~~°~ ~~ r ono ° °o ~ ~ m N C ~. ~ M ~ r W ~ _+-`, :-~::-_ ^^:.. . ~ j ~- ~ c M r ~~_= ~: _; ~~--:: ~ ~ ~•-~~ r rD ~ N ~ ~ ~ 0~7 U- ~- ~ w N ~ 06 O O ti N a ~`... ""'~-.; ,~;~r- ~ ~ I6 l4 N ~ ' c _~u3 ~ ~ ~ ~ 3 ~ a ~ a 0 ~ ~o ~n o N N n C ~ O ~:.C~.' N y N [~7 N ~ Cti a ~Q 7 N G _,~r ~ ~ ~ d' r5 M M 0 o N ~2 2 7 a a'' "tea C ~: N = d J ..rY Z ;~ 2 ~ 2 E c7 ~~ o ~~ V ~a7! N N ~+ c m r `r ,r r r Z V t ~c ma = N N [L' ~ ~' 3 `~ `„ -. c~ us ~ ¢ J ~~:~ ~._~a p v ~ ~~ ~ ~ ~ ~ A O 0. W V ~~-~~~ Q a O ~ ~ .C ~'ai~ ~ ~t~~ o ~a~ a w ~ ~- $ C ~ ~`~ U x~p o .~~"!r o ~~ V ~~~3 N _`~3 P a ~'~ o a ~ p O~~ - ~~ ~~~ ci a 0. uj v m m ui 0 ~ 0 ~ ~o "- 0 0 O O V O O O [a ~ o ~ ~ O 0 4 0 ~ 0.' Z U7 ~ V7 n o p 0 o o O O P ~ ~ b p ~ d d O ~ ~ N y G O O N G p A9 O O N ~ ~ LL) iD h F l4 N 40 c m .~ d1 U 7 U C .U 6f d O U ~p N ~ N L N O '~ ~ ~ ._ N ~ ~ o v ~ ~, 3 °" 0 p _ t!) N O .~ m ~ ro C ~ ~ ~ ~ m N w y N N N o j N ~ ~ a~i m ~ ~ n .~O p N 0 0 ..~. d ~w ~ LLi ~ m N N F ~] C a U ~ ~ O a O 3 ~ O C 3 c ~ ~ ~ U P C '~ ~ U ~ N vi z = ` Y W ~ 7 Z v a cq Table 37: Summary of RHNA and Sites Ca act Household income Levei Very Low Above and Low Moderate Moderate TOTAL Original RHNA Altacation 1,238 S12 1,552 3,402 Less Units Already Produced {constructed ar permits issued) Single-family homes 0 0 253 253 Mobilehomes 0 338 0 338 Second Units {a) 38 0 0 38 Regulated Affordable Units (b) 37 0 0 37 Sub-7ata1 Units Rlready Pn~duced 75 338 253 666 Net Outstanding RHNA 1,163 274 1,299 2,736 Unit Capacity on Edentified Sites Mobilehome or SFR on Vacant Low Density Residential Parcels (c) 0 1,147 859 2,006 Mobilehome or SFR on Vacant Medium-Density Sites (d) D 71 54 125 Projected AdditionaE 5ewnd Units {e) 40 D 0 40 Remaining Paim Crest Subdivision Lower-Income Units to be Completed 42 0 D 42 Lower-Income an HDR Sites {permits up to 20 dulacre) (f) 1,170 0 0 1,170 Lower-income on MDR Sites with multifamily zoning (permits up fo f 3 dulac) (f) 0 1,851 0 1,851 Total Unit Capacity on Identified Sites 1,252 3,069 912 5,234 "Buffer" or Excess Capacity 89 {g) 2,795 -387 (h) 2,49$ Notes: {a) Due to low market rate rental housing rates, second units are considered affordable to low-income households. (b) Palm Crest Subdivision self-help housing project. 37 units affordable to low-income households urith deed reslrictians. (c} Unit production on sites allowing a single dwelling are split between mobile homes (moderate) and conventional SFDs (above-moderate), based on proparton of units already produced during this compliance period. Gonservatlvely assumes only one residential unit per parcel. (d) See site details and realistic unit capacity on Table 35. Anticipated units are split between mobilehomes (moderate) and conventional SFDs (above moderate) based on proportion of units already produced during this compliance period. {e) Projected additional second units are based on average number of second units finalized from 2005 to date (since implementation of 2DD4 Housing Element}. Eight units per year times five years. (f) Ses site details and reafisEic unit capacity on Table 36. Sites available pending adoption of General Plan Update and conforming zoning, Specific Plar {g) The unit taunt does not include approximately 312 units on a portion of parcel 047-710-OD1-000 because the parcel lacks water and sewer service, but the parcel could be developed if water and sewer service were built. (h) Above moderate income needs can also be accommodated on excess sites suitable to lower-income and moderate-inwme housing development. Sources: BCAG, ZODB; BAE, 2008. Opportunltles for Energy Conservation Energy conservation plays a key role in affordability because low utility costs decrease the costs of owning and renting. Additionally, energy conservation is a key principle of sustainability. Govermment Code Section 455$3 (a) (7) mandates an "analysis of opportunities far energy conservation with respect to residential development"83 The analysis consists of two parts. The first reports the current planning and development standards in Butte County that promote energy conservation and the second considers the opportunity for new programs that increase conservation. In 1978, Title 24, Part d of the California Code of Regulations, established the Energy Effrciency Standards for Residential and Nonresidential Buildings to reduce the California's energy consumption ~ Title 24 is continually updated in response to new technologies, with the latest update occurring in 2005. Butte County adopted these State standards and includes them as part of the County's General Codes and Ordinances, Chapter 26, Buildings.BS In addition, the Butte County Department of Development Services, Building Division, makes the Title 24 Compliance forms readily available on its website.gb Through adherence to the Title 24 standards, the County will reduce the electricity and natural gas costs in its new residential buildings. The 2004 Housing Element recommended that Butte promote energy conservation through a series of three policies. ^ "F.1. The County shall continue to implement state energy-ej~cient standards. ^ F.2. The County shall develop site design guidelines for energy conserving development patterns. ^ F.3. The County shall provide weatherization assistance to low-income households. " As discussed in the section of this report entitled "Review of Existing Housing Element" the County has not completed any of these programs The updated Housing Element Policy Document, however, lists two policies and outlines three actions and a quantified objective for promoting energy conservation over the next five years. The policies in the updated Policy document are carried over from the 2004 Housing Element: H-P6.1 Continue to implement State energy-efficiency standards. H-P6.2 Provide energy conservation assistance to low-income households The updated element also has three actions corresponding to the policies including staying informed of the impending regulations related to green building as the State government enacts laws under California' new Green Building Standard Code, providing links on the County's 83 F1CD Building Block for Effective Idousing Elements "Opportunities for Energy Conservation. sa The California Energy Commission. httpalwww.energy.ca.gov/title24/. Accessed on May 5, 2008. ss A Codification of the General Codes of Butte County. http:llmunicipalwdes.lexisnexis.wm/codeslbut#ecol Accessed on April 11, 20D8. ae Butte County Department of Development Services, Building Division, http:l/www.butte county.nedddslbuildingldefauit.asp. Accessed on May 5, 2048. 106 website to weatherization funding programs for !ow-income homeowners and rental unit owners, and developing site design guidelines for energy conserving development patterns. In addition to the new Housing Element policies, Butte County is also working to conserve energy through policies in other elements in the pending comprehensive General Plan Update, to be adopted in 2030. '107 a r +~' 0 .~ ~F+j .~ }'~ •~ VJ O //O •~ O U m W ~~ O ~y U Q ^~ W Q zQ ~_ N ~ r N ~ l4 W o ~ O ~ O en ~' ~ T U C O U ~ '" ~7 ~ O N 0 :a ~~ {~ r1 ~~' L s'- a `_° ~ ~~~ ,'/ :J.~c ~ ~ ~ ~w .c rye. ~~ r S Jl ~ = • ~~ 1 ~ r Y ~ ~~ x y+~ . ~~~~ a ~, r i ~ F ~; or.r:zri~ ,,..~_,.._: _ . .~ r?:. ~sya.__ ~~ ~ __~ 3~~~~~~zxwn r 'T. i- v i .t +~ ~ G C]. ~ O ~ ~ ~ 0 0- ~ ~ ~ a~ Q ~ ° - ~ ~ c o ~ m m ~ ~ ~ ~ ~ v ~ o a o. u~i ~ ~ O ~ 0~0 ~ A u1 o c q o 2 7 ~ V ~C O p ~ ~ ~ C ~ ~ (~ ~ ~ ~ Q~ ~? ~ V J ®~ 0 Appendix, B FRONTAGE iMRROVEIVIENTS`IF APF?LICP-BLE G~7RBS _ RAVED. Sl'REE~` YesJ No.} (:-~-Yesl=- Nod G~i7TERS: _ _ '~lDI~IAL.KS ~ Yell Na} ~ (~ Yesl-- i~io) ; '. ADEQt1A7'iw:SlTi=i DRAINAGE Qr~veway ,,. ~ ~Yesl Noj ~;~Yesl== No) #'l;:FOUNDATIO;N~-.,--.. _: "_~~ ~NlNaO1~VS ~ ~istirig fflundaton in goad candi~ton`;: '0 Na retrain nEeded., i t~=Repai rs. needed '1 t3rof~en vsrindow panes: . ~ 5 Needs a partial foundat»on 5 In nee~E of repair 2~ Nb,foundatiorr qr. iteeds'a ca~rnplete foundation'. '~~ Q ln,need of repfacemenf #s - E~crRrcai~.-;: 0 N6. repair i~e~detl: S 3~~ria' rep~~i': =~4 Replace ~raEn pa""cie1:-: illy icy:; Cornmef~fs=- Dafe S~rveyc~f~' ~. - EXHIBIT A-2 Negative Declaration Addendum ADDENDUM TO THE NEGATIVE DECLARATION for the BUTTE COUNTY HOUSING ELEMENT September 2, 2010 BUTTE COUNTY DEPARTMENT OF DEVELOPMENT SERVICES Butte County Department of Development Services Addendum to Negative Declaration for Butte County Housing Element Page 1 of 5 ADDENDUM NEGATIVE DECLARATION Project: Butte County Housing Element Lead Agency: Butte County Department of Development Services Planning Division Prepared By: Pete Calarca, Assistant Director Introduction and Statutory Background On August 25, 2009, the County of Butte adopted a Negative Declaration pursuant to CEQA for the adoption of an update to the County's Housing Element of the General Plan. In response to comments received by State Housing and Community Development, and in coordination with adoption of General Plan 2030 far all General Plan elements, modifications to the Housing Element are proposed for adoption in September, 2010. This Addendum to the previously-adopted Negative Declaration (ND} for the Butte County Housing Element, has been prepared by the Butte County Department of Development Services (DDS). This Addendum identifies minor technical changes and additions to the ND for the Housing Element of the General Plan and discloses changes in the project conditions that do not require the preparation of a subsequent negative declaration (as described in 14 California Code of Regulations {CCR) Section 15162), in accordance with 14 CCR Section 15164 (b). This Addendum and the adapted Negative Declaration do not need to be recirculated, per 14 CCR Section 15164 {c), but will be filed with the Governor's Office of Planning and ResearchlState Clearinghouse. 15'IB4. ADDENDUM TO AN EIR OR NEGATIVE DECLARATION (a) The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. (b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred_ {c) An addendum need not be circulated for public review but can be included in or attached to the final EIR ar adapted negative declaration. (d) The decision making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. (e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. Butte County Department of Development Services Addendum to Negative Declaration for Butte County Housing Element Page 2 of 5 Note: Authority cited: Section 21083, Public Resources Code; Reference: Section 21166, Public Resources Code; Bowman v. City of Petaluma {1986} 185 CaLApp.3d 1065; and Benton v. Board of Supervisors {1991) 226 Cal.App.3d 14fi7. The Project Description sections below reflect the changes to the ND, that are the subject of this Addendum. This document has been prepared in accordance with the California Environmental Quality Act (CEQA}, Public Resources Code Section 21000 et seq., and the State CEQA Guidelines, 1Q~ CCR 15000 et seq. 15162. SUBSEQUENT FIRS AND NEGATIVE DECLARATIANS (a) When an EIR has been certified or a negative declaration adapted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whale record, one or more of the following: (1) Substantial changes are proposed in the project which will require major revisions of the previous EiR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adapted, shows any of the following: {A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; ar (D} Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one ar more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. {b} If changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under subdivision (a). Otherwise the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation. (c) Once a project has been approved, the lead agency's rate in project approval is completed, unless further discretionary approval on that project is required. Information appearing after an approval does not require reopening of that approval. If after the project is approved, any of the conditions described in Butte County Department of Development Services Addendum to Negative Declaration for Butte County Housing Element Page 3 of 5 subdivision (a} occurs, a subsequent EIR ar negative declaration shall only be prepared by the public agency which grants the next discretionary approval for the project, if any. In this situation no other responsible agency shall grant an approval for the project until the subsequent EIR has been certified or subsequent negative declaration adopted. (d) A subsequent EIR or subsequent negative declaration shall be given the same notice and public review as required under Section 15087 or Section 15072. A subsequent EIR or negative declaration shall state where the previous document is available and can be reviewed. Note: Authority cited: Section 21083, Public Resources Code; Reference: Section 21166, Public Resources Code; Bowman v. City of Petaluma (1986) 185 Ca1.App.3d 1065; Benton v. Board of Supervisors (1991) 226 Cal.App.3d 1467; and Forf Mojave Indian Trr6e v. California Department of Health Services et ai. (1995) 38 Cal.App.4th 1574. Lead Agency The Lead Agency is the public agency with primary approval authority over the proposed project. In accordance with CEQA Guidelines Section 15051 (b) (1), "the lead agency will normally be an agency with general governmental powers, such as a city ar county, rather than an agency with a single or limited purpose such as an air pollution control district or a district which will provide a public service or public utility to the project.n The lead agency for this proposed Addendum and the associated ND is the Butte County Department of Devebpment Services, Planning Division. Availability of Documents The Initial StudylNegative Declaration was provided to the State Clearinghouse (SCH #2009062086) fora 30-day public review period starting on June 23, 2009 and ending on July 22, 2009. Notice of this public review period was also provided to the local newspaper and sent to property owners in the vicinity of the project. The ND was adopted on August 25, 2009. A Notice of Determination for this project was filed on September 1, 2009. This Addendum will be appended to the adopted Negative Declaration and wil! be made available upon request at the Butte County Department of Development Services. Description of Changes to the Housing Element: Proposed changes to Butte County's existing Housing Element are shown in underline and strikethraugh in Appendix A to this Addendum. Modifications to policies H.A1.1, H.A1.8, H.A2.5, H.A4.8 and additional policies H.A1.9, H.A4.9 and H.A4.10 are included. Generally speaking, changes proposed in the Housing Element provide additional specificity regarding the ability to construct affordable housing to meet Regional Housing Needs Assessment (RHNA) on parcels previously identified in Table 36 of the RHNA. Parcels identified in Table 36 remain unchanged since the time the Negative Declaration was adapted. With proposed modifications to Policy H.A1.1, four verbs would change tense (e.g `applying' to `apply') Butte County ©epartment of Development Services Addendum to Negative Declaration for Butte County Housing Element Page 4 of 5 Policy H.A1.8 of the adapted Housing Element directs that properties within Table 36 of the RHNA be redesignated andlor rezoned to allow the density of development proposed in the RHNA. Policy H.A1.9 recognizes the typical size of assisted housing developments. H.A2.5 has added direction to `outline a strategy' for how the County can assist with housing development in the Greater Chico Redevelopment Area H.A4.8 has been amended to offer incentives such as expedited permit processing, plan check, and inspections. New Policies H.A4.9 and H.A4.10 support the rehabilitation and construction of farmwarker housing, consistent with existing state law. land Uses in Butte County General Plan 2030 General Plan 2030, proposed for adoption in September, 2010, incorporates and integrates policy provided by the 2009-adopted Housing Element, including policy H.A1.8 to designate properties in Table 36 consistent with the density of development proposed in the RHNA. Also, the names of some Land Use Designations are being modifed in General Plan 2030. Land Use and density modifications (described in the General PIan2030 project description and implemented by the General PIan2030 Land Use Map) are being implemented with General Pian 2030 and are evaluated in the Final Environmental Impact Report (FEIR) prepared for Butte County General Plan 2030. Review of Environmental lmpacts If changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency is required to review such information and prepare a subsequent environmental document. Alternatively, if the Lead Agency determines that only minor technical changes or additions are necessary, an addendum to the adopted Negative Declaration may be prepared provided none of the conditions calling for the preparation of a subsequent Mitigated Negative Declaratlon have occurred. Substantial changes are not proposed within the policies of the Housing Element which will require major revisions of the previous negative declaration or the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Policies additions and modifications do not introduce new significant impacts, nor do the increase the severity of previously-identified impacts. New circumstances or additional information have not been identified which would result in new impacts or an increase n the severity of impacts previously identified. Development on parcels identified in Table 36 is being assessed for significant environmental impacts under the FEIR for General Plan 2030. The modified policies, noted above, are considered to be a minor change and addition to the previously adopted N©. Butte County Department of ©evelopment Services Addendum to Negative Declaration for Butte County Housing Element Page 5 of 5