HomeMy WebLinkAbout81-217A RESOLUTION OF THE BOARD OF SiJPERVISORS OF THE
COUNTY OF BiJTTE ADOPTING THE HOUSING ELE?~4BNT
AS AN AA4~ND~~ENT TO THE BUTTE COUNTY GENERAL PL~IN
jVHEF.EAS, the State of Claifornia, Government Code Section
65580 et seq., requires each Ioca1 general purpose government to prepare
and adopt a housing elemen~ on or before October 1 of 1°81; and
WHEREAS, ~he Caunty of Sutte has prepared a P.ra~t Housing
~lement to meet the current ~Egal requirements, reflect present housing
conditfons and incorporate a Regional FIousing Needs Assessment adopted
by the Butte County Association of Governments; and
ZVH~P,.EAS, the County of Butte submitted the Draft I-Iousing
Element to the 5tate Department of Housing and Community Development for
the 90 day review pursuant to law; and
iuHEREAS, the County of Butte has not received comments £rom
the State Department of IIousing and Community Deve~opment to consider
prior to adoption by the Board of Supervisors; and
WHEREAS, the Planning Commission after ho7.ding public heax9.rzgs
at which all interested parties were heard and after care£ul study recommends
the adoption of the Draft fiousin~ Flement to the S~oard o£.Supervisors; and
b4HEREAS, the Butte County Board of Supervisors has condiicted
pubiic hearings on the Draft Housing E~ement at wha.ch all i.nterested
persons were heard.
NOTV, THEREFOR~, BE IT RESOLVED, Th.at the Butte County Board of_
Supervisors does hereby consider, adopt and certify the Negative Declara-
tion prepared in conjunction with the I-Iousing Element pursuant to the
California Environmental Quality Act; and
BE IT FURTIiER RESOLVED, That the Butte County Board o£
5upervisors does hereby adopt zhe ~Iouszng Element as an amendment to the
Butte County General Plan; said HoL~sing Elemen.t, attached hereto and
incoxporated by reference, together with the other elements of the General
Plan to be poZicy for all £indi.ngs itrade pursuant Yo law.
PASSEb AND ADOPfiEA ~"tihis 29eh day of `3~eptemb'er~ of 1981, by
the following vate:
AYES: Supervisors Dolan, Lemke, Saraceni and Vice Chairman Wheeler
NO£S: None
ABSENT: Chairman Moseley
NOT V'OT I NG : None
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Bu te CounYy Board of Supervisors
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~UTTE C~I~~TY GE~VERAL PLAN
SEPTEMBER ~981
A RFSOLTTTIOtv OF THF BOA~til OF S?iFERVISORS flF T?iT.:
COUI~TY OF R[!TTE '~DOPTINC T~1P. FIOUSINC i;LG?'T:NT
AS Ah ADt~?~'DAfrNT TO Ti?F. RiJT'.'Ti CO[~I~TX .r,T;NERAI, PLAtv'
17}ilsP.&AS, the State of CI.aifornia, Covernment Code Section
555Rp et seq., requires each ~ocal general pur~rose government ta prepare
and adopt a housing eiement on or before Octoher 1 of 1581; and
A'flrREAS, the Caunty of I3utte has prepared a Praft 4iausing
~lement to meet the current legal req~irements, refle~t present housin~
cond~.ti.ons and incorparate a Regi.onal Tiousing 1~'eeds As~essmenC adorted
by the ?iutte County Association of f,overnr~ents; and
1!'IiEPE~IS, the County of Butte submi.tted the flraft Ilousing
Element to the State nepartment of ]lousing and Cammunity T}evelo~ment far
the 90 day review pursuant to lativ; and
14!3~1:'~AS, the rounty of Rutte has not received comments fram
the State 17egartment of i3ousin~ and Community llevelopr~ent to consider
prior to adoption by the 13oard of 5upervisors; and
. St':IF:RI;AS, t~ie Pl.anni.ng Commission after ]iolding pu1~2~c he~rings
at which all interested parties ~,ere heard and after careful study recommends
the adoption o#' t};e 3]raft Ilousi.ng Rlement to the `~oard of 5upexvisars; and
;t,1~R~A5, the .^,utte County PoarB of Supervisors has condttcted
Puhlic hearinjs on tl~e I?raf.t i~ousing ~lement at whicl} aIl interested
pexsons were f~eard.
?~DS';, Tf[3iP~F:FORT:, f3~ ~T r.r:snt~VTif~, T}at the !3utte ~otinty ?~oard of
Su~ervisars does hereF~y consider, ado~t ancI certify thc t~:egati~e Peclara-
tion prepareti zn conjunction witl~ the ~~ousing ~ler~ent ~iirsuant to t'~e
Caiifornia T•.nvironmental Qua~ity Act; and
Rr IT FC1RT!IER R?iSOL~'F.P, That the Putte Coe~nt~~ Roard of
Supervisors <3oes heref~y adapt the '.iousing TileTM~ent as an amendment to the
rutte rounty Cenera~ Plan; said i~nusing ?:lement, attached hereto and
incor~oratec3 hy re£erence, togetl?er ti,~ith Lre otl~.er e]ements ai the f'eneral
Flan tv he ~olicy for ail findings nade pursuant ta 1ai1.
PASSF.D AND ~InOF'TF.T7 °this 29th day o~ 5ep~eemb~er; o~' 1981, hy
the foZ~owing vote:
AY ES: Supervisors Do1an, Lemke, Saraceni and Vice Chairman Wheeler
I1;DES: None
1l~S~NT: Chairman Mose3~ey
NOT VOT I I~TG : None
,~d~f~
L~N wn~~~~x, ~ice ~nairman
~u te ~oun.ty '~oard a~ Su~ervisors
ATT~ST:
ar - e san, ot~nt}~ er ~ -
R~SOLUTION N0. $2-I
A R~SO~UTION DF THE PLANNING COMMTSSION OF THE COUNTY OF
BuT~E APPROVING AND RECOMMEND~NG ~HE ADOPTION OF THE HOUSING
ELEM~NT AS AN .AMENDMENT TO THE SUTTE COUNTY GENERA~ PLAN
WHEREAS, the S~ate o£ Cal~fornia, Gavernmenfi Code Section
65880 et~seq requires each 1oca1 general purpase gavernment to prepare
and adopt a housing elemen~ on or befa~e Octobex 1 of 1981; and
WHEREAS, the exist~ng Bu~te Coun~y Housing Element adopted
in 1973 no langer meets cur~ent housxng exement r~quiremen~s and no
l.onger re~lec~s present housing condat~ons in Butte County; and
WH~REAS, the ~ounty of Butte did revxse its Housing Element
to meet c~rrent ~egal requ~~emen~s and to reflect ex~s~ing hausing
conditions w~thxn the County; and
WHEREAS, ~he Bu~te Coun~y Association o~ Governmen~s did ~re-
~are and adopt a Regiona~ Housing Needs Assessment which is incorpora~ed
into the Axaf~ Butte County Hous~ng Element pu~suant to ~aw; and
WHEREAS, the County af Butt~ dxd transm~t the Dra~t Housing
Element to the State ~epa~tment of Housing and Cammunity Developmen~
for their xeview and comment as requi~ed by 1aw befaxe ~aking act~on;
and
WHEREAS, the Draft Hausing Element was prepared with the
~artxcipa~ian of its catizens ~hrough a Hausing Elemen~ Task ~orce
which was responsxble for the goals, poli~ies and pragrams recommended
in the inatial ~raft; and
WHEREAS, the Planning Commxs5ion has revzewed and considered
the ~nxtia~ S~udy and Dxa~t Nega~ive Declarat~on puxsuant ta the
Cal~fornza Environm~n~al Qualify Ac~; and
WHEREAS, the Planning Commissi~n has conducted pub~ic hearings
on ~he Dra£t Housing E1~ment at which a11 interested persans were hea~d.
NOW, TH~REFORE, B~ IT RESOLV~~, that the Butte Caun~y Planning
Commiss~on does her~by approve of and recammend to the ~oard af Super-
visors ~he adoption af the Hous~ng EZement with recam~end~d changes at-
tached here~a as Exhibit A, as an amendm~nf to the Butte Cou~~y General
Plan; said amendm~nt togethex wi~h th~ o~her elements of the Genera~
~1an to be policy for a1~ findings made pursuant to law.
FASSED AND ADO~T~D this Znd day o£ Sep~ember 1981, by the
P~ann~~g Commission o~ the County of Butte by the ~ollawing vote:
AYES: Ca~issionexs Lambert, Schrader, Wheeler and Chai~man A4ax.
NOES: None.
ABSENT: Commissioner Bennett
APPROVED~. .t.c,e~ -
Ron A1ax, Cha~rman
~,,
ATTEST: ~~ ~
ettye
Direc r of Planning
ACKNOWLEDGEMENTS
BUTTE COUNTY BOARD OF SUPERVISORS
Bertha Mase~ey, Chairman, ~our~h District
Al Saraceni, F~rst Distr~ct
Jane Da~an, Second D~~txict
Hi1da Wheeler, Third District
Bob Lemke, ~~~~h District
BUTTE COUNTY PLANNING COMMFSSTON
Ron Max, Chairman, Fi~th Distric~
Mike Sch~ader, Firs~ District Dr. Frank Benne~~, Third Distxi~t
Nina ~ambert, Second Dist~ict Rae WheelEr, Fourth Distr~c~
- BUTTE COUNTY PLANNING DEPARTMEN~
Be~tye Blaix, Director
Charlie Waads Steve Streeter
Bill Turpin Dave Hironimus
S~zanne hlathewsan David Bolland
Richard Molcar B~1~ Sands
Cover Graphics - Lynn McEnespy
WARD CONNERLY AND ASSOCTATES
War~ Connerly, Principal Planner
Pat Osborn, Associate Planner
Hous~ng ~lement Advisory Committee - Firs~ an~ Second Drafts
Cxarence Bre~d Le~oy Hi~bexs Ruth Sheldvn
A~1an Brown Donna Lewis Mary Wattexs
Thelma Anth~na ~~santos-Smithsan Don Madam E. M. ~~est
Richard H. ~ast Richaxd ~eters Jack Wilson
Ron Graves Leon Q~ainter Ph~~ Youngdahl
Housing Element Task ~orce - Thixd Draf~
Bernace Stanho~e Richard Fast E. M. ~~est
Michael G1aze Jere Bolster Gera~d Everhard
Lee Colby Pat Furr Dan Halvig
Michae~ McGinnas Rabert Sanders
Roy Owen Chxis Baldwin -
CONTENTS
Page
CHAPTER I: COUNTY HOUSING MARKET ANALYSIS
A. Pxesent and Prajected Papulatiion I-I
B. Hou sehold Characteristics ~-5
1. Group Quarters I-5
2. Age ~~5
3. Ethnic Characteristics ~-S
4. ~vercrowding I-6
5. Income x-7
6. Housing A~~ordab~l~ty I-8
7. Sex I-10
C. Hou sing Stock Chaxacter~stics ~-~5
f r
~. Hous~ng Stock ~-15
2. Age ~-15
3. Hausing Conditions I-15
4. Housing Ren~s and Values. 7-16
5. Vacancy Rate I-17
6. Tenu~e I-17
7. Laz~.d Availability X-18
8. Oppartuni~ies for Energy Con.servata.on I-2Q
D. Mar ket and Governmental ~nfluences ~-38
1. Government Constraints I-38
Envi.xonmen.tal Reva.ew I-41
Genexal Plan and Zaning ~ I-42
Land Development - S~l~divis~on I-43
Loca3. Agency Formatzan Comm~ssian I-44
Enviro~mental Health I-45
2. A~arket Cons'~rain~s I-~8
Housing and Land Development Costs I-50
Estir~ated Land Values x-S3
Page
CHAPT~R II: HOUS~NG NEEDS
1. Pro~ected Housho~d Growth I~-~
2. Vacancy Fac~ors T~W1
3. Housing Supply N~eds II-2
4. Produc~ion Goa~s (New Constxuc~~on) II-~
S. Rehabi~itatio~ Gaals ~x-~
fi. S~te Availability and Land Reauirement II-~
7. ~he Need fax ASSis~ed Housing and Low~r-
Income Housing Opportuni~ies XT-6
8. Specia~ Housing Needs II~12
A. Female-Hea~ed Hauseholds xZ-~2
B. E~derly Households II-13
C. ~axm Workers ~~`I~
D. Physical2y Disa~~e~ II-~5
E. Mobilehomes If~ZS
Appendix A: ~a~x Share Alloca~ion P1an
Appendix B: Bu~~e County Regional Hausing
Naeds Assessmen~ for Pe~sans
of All Income ~evels
Appendix C: Housang Assistance ~xagrams Operative
in Unincorporated Bu~te Ca~n~y
CHAPTER ~II: THE HOUSING PROGRAAI/STRATEGY
A. Hausing Goa1s, Pala.cies, and Pr~orzt~es ~ZT-2
1. Gaa~ i~I-3
2. Po~.icies and Pxiora~ies Z~x-~
B. Exis~ing and Zntended programs III-4
1, x..an.d Developmen~ Review ~'xocess and
Development Standards III-4
2. Increased Density ~~~-~
3. Uta.~.i.za~ion o~ Government~Assisted
Programs ~'ar Lower--Incame Hous~ng ~I~-S
4. Effectiv~ Land Use ~II-9
5. Residenrial and Neighborhood Rehabi~.itation IIX-9
6. Housing Policies £ar Special Gxoups rIZ-10
7. Equal Opportun.~~y in Housi.ng~ ~II-11
INTRODUCTION
The general plan of any cammunity is fundamen~ally a policy
document, the major purpase of which is ta provide a framework
for identifying impartant issues affecting the commun~ty, a
pxocess for x~sa~.ving thase issues, and a commitment ta a~1o-
cate the necessary resoure~s to make that process viable.
This document -~he Hous~ng Element of Butte Caunty - as bu~
one part, albei~ a vexy sxgnificant paxt, of ~he County's General
Plan. Preparation af this element is primarily intended ~o pro-
vide industry, ~ublic officials, and the general community with
an understanding of existing and projected housxng needs of the
Cou~ty. It is also a ma3ox objective of this elemen~ to estab-
Iish a strategy which ensures that housing needs wi~l be satis-
fied.
This housing elemen~ has.been prepaxed in accordance with Sect~ons
65580-bS589 of th~; Government Code, which was adopted by the
State Legislature in 1980. '~he I977 Housing Elemen~ Gu~delines
adopte~ by the Depar~ment o~ Houszng and Communi~y Development
have also been considered in the preparation af ~his document.
In addi~zon to bea.ng a s~atement a~ policy objecta.ves, goa~s,
and prio~~.ties, a housing element is~a valuable bank of in~oxma-
t~an from which the homebui~ding zndustry, government agencies,
and citizen groups may draw ~rom when necessary.
To be ef~ective as a guide ~o ~ndustxy and public decis~on-makers,
the housing el.ement must represen~ a relaab~.e data base which
aescribes the characterista.cs af the housing market, especially
those who use or are expected ta participa.te in the market, and
the housing stock inventory that as available ~a'ithin that market.
x~ the components of the hous~ng market are accurately and
sufficiently portrayed, thcn the formul.ation of a pl.ausible
hausi~g strategy will qui'te 1ikely ~nsue.
This element adc~resses i~self to one jurisdiction only: the
unincorpoxa~ed. area af Bu~te County. The incoxporated ax.eas
witha.n the County - Chico, Orovil.l.e, Gridley, Biggs, and Paradise -
are responsible ~or the analysis of and strategy formation for
the housing markets withi~ their jurisda.cfional baundar~es,
Por ~his reason, the County believes tha~ to plan for the specafic
problems of these incaxpora~ec~ areas wauld be a duplication, and
is thexefore inappropxiate.
1
Or~anizat~on o~ th~ E~~m~nt
The housing element has been prepared in ~hree parts as fo~lows:
Chan~er I: Communitv Housing Market AnalYSis
This chaptex presen~s the mos~ current ava~lable ~nfarmation
on papulatzon grow~h, employment fire~ds, household charac-
teristics, and the housing stack ~n the unincorporated
Caunty. This section also ancludes ~~15CU5S10~ of ~and
avai~ability, energy co~sexvat~on and housing, and market
and gavernmentax ~actars ~h~ch ~n~luenc~ hausing de~~vexy
in the County.
Chap~er II: Housing Needs
Chap~ex IZ discusses housing produc~ion nesds in the Caunty
as well as housing rehabilitataan needs, land needs £or new
residential development, and the need £or assiste~ housing
and ~ox af£oxdable housing. A~~ainable goa~s are es~abl~shed
~or ~he achievemen~ of a11 of these areas of housing pro-
vision and s~ecial hous~ng needs o~ var~ous segments of ~he
popu~at~an axe ana~yzed.
Append~ces to Cha~ter II inc~ude two documsnts which assess
hausing ne~~s on a regxonal basis. These xwo dacumen~s,
~a~r 5hare Allocation P1an and Bu~te Caun~y R~gi.onal Housing
Needs Assessmenf £ar ~ersons of All Tncome Levels, have been
camp~e~ed for the Butte County region. They farm the bas~s
~or fhe unincorporated County's determination o~ its regional
share of housing needs ~n Butte County, which ~s ~nc~uded in
~he discussion of housing needs ~n Chapt~x Z~.
Cha fer ITT: The Housin Pro ram/Strate
This chapter sets forth hous~ng goals, policxes, and priori-
ties for the unincarpoxated County, and outlines programs
to be puxsu~d ovex a~~ve-year periad.
Citizen ~ax~icipation
A fif~een member C~tiz~n Advisory Commi~~ee was formed in Januaxy
1978 ta woxk wx~h the cansul~ant and County sta~f an the upda~e
of the hau$~ng element. Three members each wExe appointe~ by the
f~ve County supervisors as members-at-la~ge, xepresen~ing the
f~ve d~stricts o~ Butt~ County. The Advisory Committee met
several times durzng the preparation of ~he ho~sing elem~nt. Tn
addition, they s~onsored public forums in March and Apri~ 1978 ,
in which County res~dents were invited to comment an loca~ housing
needs and poiicies. The ~irst dxa~t of ~he eleme~t was carculatea
to al~ Advisoxy Gommitt~e members for comment in May and ~une 1978.
At the completion of ~he second draft, the Advisory Committee m~t
aga~n for final review and camment,
ii
Freparatian of the third draft o~ this housing element began zn
fall 1980. Because of the time wh~ch had elapse~ be~ween the
second and third drafts, a new Housing ~lement Task Force was
formed ta assist the consultant and Caunty sta£~. Thre~ members
each were appointed by the ~ive Caunty supervYSars. This ~ask
farce has met once to x~v~ew the documen~, and will meet again
to review the entire draft before the housing element is adopted.
Review a~d Upda~e of the HQUSing Element
The County will revi~w thas hausing element on an annual basis
to evaluate ~he appropriate~ess of objectives, the ef~ec~iv~n~ss
o£ pragrams, and progress in implementation. The housing ~~ement
wil~ be revised no~ less than every five yea~s, ac~arding to
s~ate ~aw, and the first revis~an wi11 be accamplished by Ju1y 1,
1984. The Gounty w~~~ revise the housing element when the ap~ro-
pxiate da~a from ~he I980 census a~d comments ~rom the State
~epartmen~ of Housing and Gommunity Deve~opmen~ are ava~lab~e.
iii
CHA~TER T
C~UNTY HOUSING MARKET ANALYSIS
u
A. Present and Proiected Populatian
Between 1970 and 1980, the population of Butte County grew
at a ra~e ~wo and one-half times that of the ent~xe state.1~2
Similar populat~on baoms are bezng experienced by most non-
uxban foofhil~ counties ~h~oughout California.
Metropo~itan caunties, such as 5an ~xanc~sco and Los Ange~es,
are actual~y los~ng popu~at~on to the slower-paced, more
recxeation-orien~ed counties of the state. The fact tha~
retirees are seeking the amenities o~ ruxal 1~£e is demon-
stxated by ~he 54.4% increase in the ~o~ulation of Paradise
between 1970 and 1980.1~~ This communzty has been, by far,
fhe fastest growing area in But~e County.
Unlike the state, wh~ch exparienced a decrease in the impor-
~ance o~ inmigration as a component ~f papula~ion growth
between 1970 and 1980, new residents moving into th~ County
accoun~ed for over 90% of the populat~on incx~ase during
this pexiod. Between 1970 and I979, the net na~ural increase
(birtihs m~nus dea~hs) was only 2,589 persons countywide,3 or
less than 8a af the papula~ion growth. ~
At the time of ~he 1980 Census, th~xe was a tatal af 143,655
persons occupying an estamated 5$,OSb househa~ds countywide.4
0~ ~his total, so,693 persons (32,073 households) xesided xn
unincorpora~ed areas of fhe County.
Fram a~l in~~cations, ~nincorporat~d Butte County wi11 con~in-
ue to grow, although g~ow~h will accur at a slower pace. The
implicatians of growth for the housing market are important
in the prav~sion af housing for a11 segments of the unincox-
para~ed Caunty's population. Speci~ic implica~ions wi~l be
discussed as o~he~ factors are bxought ~n~o focus in the
following chaptexs.
Projections of bo~h popu~ation an~ hous~hald growth in Butte
County through 1986 have been develo~ed by the State Depart-
ment of Housing an~ Cammunity Deve~opment. These pxajectians
indicate ~ha~ the Gaunty populat~on w~11 increase from ~45,500
persons as of Ju~y ~980 to 176,540 persons in Ju1y 1986.
Hous~holds axe pxa~ecfed fo increase from 58,40Q in July 198Q
to 73,8p0 in ~uly ~986.
Both populatio~ and household grawfh in ~he unincorporated
area of the County have ~een pxa~ec~ed on ~he basis o£ past
trends. Be~ween 1975 and 1980, population grow~h in ~he un-
incorpara~ed areas comprised 64.36% of total Counfy popu~ation
growth. During this same periad, the increase ~n households in
the ~nincorpora~ed area comprised 63.49% a~ coun~ywide house-
hold grow~h.
I-1
Th~ assumptian is made that growth in the unincorporated axeas
wi11 co~tinue ta comprise the same percentage of popu~a~ion
and hausehold gxowth countywide. On this basis, the projec~ed
papulation in unincorporated Butte County is 1Q2,376 persons
in ~986. The ~986 projected househald count is 42,07I. These
pxoject~ons are shawn in gxeate~ de~ail on Table II.
l.
2.
3.
4.
S.
Sources: Sectian A
1980 U.S. Census, Prelimina~y Counts (PHC80-P-6}.
~970 U.S. Census.
Californ~a Department of Health; 1979 estimates by Research
Depart~~nt, Securi.ty Pacx£~c Ban~c.
1980 U.S. Census, Prelaminary Caunts, Househald data.
California Department af Finance, ~opula~ion Research Unxt.
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I-4~ .
~. Household Characteristics
Tn ~980, ~here were approximate~y 32,07~ households in
uncorporated Butt~ Cou~ty.~ ~he projec~e~ growth rate ~or
househo~ds zn Butte Coun~y is slight~y higher than ~hat af
population; this is because household size in ~he Coun~y is
decreasing. {Se~ sectaon on overcrowding.) In 198b, the
projected 42,005 househol~s in unincorporated Bufte County
represents a growth rate for 198D-1986 0£ 30.Oe, compared ~o
a populataon growth £or th~ same period of 24.5e. (Table II)
As w~th th~ papulati~n growth ra~e, the household growth xate
xs ~xpec~ed ~o slow so~ewhat be~ween 1985 and 20~0.
1. Group Quarrers
In 1980, ~there were 835 persons residing in group quar~ers,
such as s~udent housing, canvalescent and nursing hames,
and boarding houses, in th~ unincorpora~ed areas of Butte
County.~ Th~ predominant area in ~he Caunty for group
houszng is in and around ~he City o~ Chico. The reason
£ar this is that California Stat~ Un~~exsity Chico
students share expenses and hous~ng ~ear the campus.
Group houszng quarters elsewhere an ~he County axe gener-
aXly nursing.or res~ hames.
2. Age
As is true o~ most xural communities throughout the state,
~ut~e County has became an attractive ~ocation for retire-
ment. The ~ost recent ag~ specific data shows tha~ almo$t
22a o~ the populatian is over b2 y~axs af age. The
attrac~ion of re~irees to Butte County is no~ a new
phenomenon, as is part~cu~arly evident in the City of
Paradzse, wh~ch has a median age of 48.1 years. Senior
cztzzens (over 62 years) represent ~7.4% of this City's
population, and, in addit~on, Paradise c~n~ains a~most
300 of aI~ County residents over age 65. (Tab1e II~}
~. Ethnic Characteristics
In 1980, 7.2% of unincorporated Coun~y residents w~re
members o£ xacial or e~hnic minoraty groups. Of this
figuxe, 1.2% were Black, 1.8% Native Amerscan, and
.9a Asian-Paci~~c ~slander.5 Persons of Spanish orig~n
re~xesen~ S.~o af the total un~ncorporated population,
bu~ ~ue to revised reporting prac~ices, ~h~s ~igure is
not co~parable to the other percentages. (See Tab~e IV.)
The mos~ recent da~a reveals that Spanish-speaking house~
ho~ds comprise 1.8% af all unincorpoxated area househo~ds
and are ~ocated primarily in the non-urban areas o~ the
County. B~ack households eom~rise 1.90 0~ al~ un~ncorpor-
ated urban areas of Oxov~l~e. I~ E1 Medio, an unincor-
~~5
po~ated area abu~tang ~he southern boundary.o~ the Gity
o~ Oroville, almost ~6% (225) af the households are
Black.~ This cammuni~y contains 49a o~ a11 B~ack house-
holds in ~he unincorporated portion of the Coun~y. '~
4. Overcrowdin
A common measure used to calcu~ate the number of famYlies
whach are inadequateiy housed is the extent o~ ov~r-
crowdang {de~~ned as 1.01 or more pexsons per raom).
Most gove~nmen~ programs assu~e ~ha~ 1ivi~g under such
circumstances is harmfu~ to the physical an~ menta~ we~1-
being of the occupants.
The extent of overcrowding is direct~y related to ~he
ave~age numbex of persons per household. Specifically,
if the household size ~ncreases, the degree of over-
crowding ~s likE~y ~a ~ncrease proportionately.
Overcrowd~ng as a~so d~rectly related to the ave~ag~
numb~x o~ rooms p~r dwe~ling. CXear~y, if Xarger housing
uni~$ are being bui~~, wh~~e househoXd size is de-
creaszng, the extent of overcrowding ~i11 decrease.
A campar~son betwe~n the 1970 Census and the 1975
S~ecial Census in~icates ~hat ~he average county hous~-
hold size.decreased~from 2.8 to 2.6 persons.3,4
At ~he same time, the median size a~ dwell~ng units
~nc~eas~~ ~ram 4.7 to S.2 rooms.3~4 These ~wo facts
po~n~ to the probabilzty that the number o~ ov~r-
crowded households, as a p~rcen~ of aX~ households,
has decr~ased.
While ~he anci~ence of overcrawd~ng ~s decxeasing in
the County, evidence ex~sts that many minority households
in the Co~nty are Iiving in overcxowded condi~ions.
~axmwoxkex hous~ng zn Gridley houses many 8~0 9 person
households in two and ~hree bedroom una~s. The H.uman
Resources Corporation in Chico reports an avexage house-
hold size of 7.125 persans. The extent o~ th~s problem
throughout the County cannot be estimated un~il ~he
I980 Census is avai~able.
In 197a, 6.90, or 2,399, of the Coun~y's 34,910 hous~ha~ds
resided in o~excrowded hausing units; i.e., ~.Ol or more
persons ~er xoam. Of ~his total, 1,535 resided xn the
unincoxporate~ Co~nty. Given the decrease in household
siz~ and the ~~crease in dwelling unat size, it is un- ~
I~ke~y that the number o~ avercrawded households has
~ncreased.
I-6
In 1980, household size was shown to be 2.47, and this
t~end of decreasing household size is one that is expected
to continue.Z The Department o~ FinanCe, Population Re-
search Divisian, has ind~cated that i~s projections ~ox
Butte County's avexage househo~d size are as £a~lows:
1985 ~ 2.40 pexsans per hausehold
].990 - 2.40 '~ '~ "
1995 - 2.38 -~ " "
2000 - 2.36 " " "
1970 and 1975 Census figures andicated the househo~d
sa.ze for the unincarporated County is similar ta that
of Coun~y averages, There~ore, i~ is assumed that the
unincorporated County w'i,].I experience a sim~.lax decrease
in hflusehold s~.ze.
5. Income "
Within th~: un~.ncorporated County, 3b.9% or 8,904 house-
holds are ~harac~erized as Iow or very Iow income, with
househo~d incomes that are $Ov or less ~han the Cou~ty
median.~ (Tab1e V)
Several cammuni'ties in the Coun~.y have even larger popu-
1at~ons o~ very ~ow-i~come pcople. The Ghapman-~own
(sautheastern Ch~co) and ~1 Medio (South Orovi.lle} areas
a~e chie~ among ~hese communities. A recent door-~o-doar
suxvey of the Ghapmantown neighborhood found that 83.50
of all householc~s in the area had annua~. incomes below
800 of the Coun~y med~an income.~ ~n 1978, the median.
ann~al incame of Chap~nantflwn households was $4,129.24~ -
approximately one-half the Coun~y med~an i.ncome.
The EI Me.dio communi~y has si.milar income characteris~ics.
A~mos~. $Oa of a11 households in this area are low income.~
Butte Co~nty has tradi~ionally had a median incame that
is subs~antial~y below tha~ of the sfate - general.ly
$2,000 or $3,000 ~.ess.~' In I980, for purposes of thei.r
Section $ pxog~ams, the Departmen~. of Housing and Urban
Development r~ports a medaan a.ncome of $19-,700 for Butte
County compa~ed to a'°non-metropoli~an median of
$~.8,600.6
T-7
The primary econamic base of the Coun~y has tradition-
a11y be~n ~n agxicul~ure and manu~actuxing; however, in
~hE xecent past, services and ~rade industries have con-
tributed mo~e to the job market. xn X979, s~rvxce
industry jobs ~n Butte County reached a record high of
8,425, making it the fastest grow~ng job s~ctor.g The
occupa~ional outlook for Bu~~e Gounty - as well as
surraunding counties -~s ~hat sk~~led jobs w~11 in-
crease ~n the near future, gradually replacing the need
for workers who r~ly on physical e~~art.g
The ~mp~ications of this within the housing market will
~e subt~e and meaningful in the yeaxs to come. Although
"professianal" occupa~ions wi~X xncxease, the service
industry wi11 also contribute to the Caunty's work force.
Service occupa~ions ge~erally include the preparation
and serving of faod and drink, custadial work, and re-
t~aal sales. The increase of professional and service
jo~ opportun~t~es is characte~ized as a genexal trend,
and any s~gni~~can~ impacts wi11 certainly requ~re a
number af years to surface. (Tabxe V~)
Hawever, the high rate af unemplayment in Butte Gaunty
may counterbalance this trend. The County continues ~a
s~~fer ~ram .th~ lack o~ a strang econamic base. Tn
March 1980, the unemployment rat~ in Bu~te Caunty was
10.9a, compared to a sta~e rate af 6.0%.10
The econom~c recession across the coun~ry in 1980 and
198I has been felt ~n Butte Gounty where job ~osses have
been exper~enced in both the building and lumbcr xndustries.
6. Housi~~ig A~fordab~~l~~ty
The relataonshap a~ the cost of housing and the ability
to afford houszng is a pri~iary concern in ~he 'exaina.na~kian
af any housing market. T1nti.l recently, a common standard
has existed i~n gauging housing affardabi~.i~y: na more
tha~ 250 0~ household a.ncame should. ~e allotted for housing
expenditures. HDUSG~1pI~.5 paying more t~.an 25% of ~ncome
~or hausing have, by ~his s~andard, been said to ~e "over-
pay~ng" for hous~:ng.
New developments ~.n the housi.ng market are changing thi.s
comma~ rule o~r housa.r~g affordab~Iit}~. The increasing
price of housing, and more rec'e~tly, tlie new martgage
instruments ~rox £xnancing a housi~g purchase, will require
households to pay moxe for housing ~han ~hey have in the
past. ~n many areas of the state, 35%, 4-0%, ar even
higher amoun~.s of ho~xsehold incomes are rcc~u~red for
housing expenditures. Greater pexsonaJ. expendi~ure for
housing is, in fact, one o~ the fixst adjustments made,
as housing px~ces and financin.g mechanisms change.
T-8
It is d~fficu~~ at this time to establ~sh cxi~eria ~ox
an acceptable ratio of hausing expense to household in-
come. The f~exible rate mortgage zns~rumen~, with no
cap on interest rates, wi11 make it di~~xc~~~ for any
household making a housing purchase to predict or contxol
the amount of their housing payment. Although no cammunity
standaxd far af~axdab~l~ty can be set forth in the present
enviranment o~ change, if can be sai~ that'in the fu~ure,
Butte County hauseholds wi~1 spend more ~or hausing: a
conservative estimate wou~d b~ in the xange o~ 30~ to
40%, depending on househo~d income and lifestyle.
An evaluation o~ the exten~ to which Butte County houseT
haXds are ove~paying £or hous~ng can only be done using
past standards, and data that is avai~able.
For households xesiding in ~he un~ncorporated Caunty, the
relationship of household incames to hausing costs in 1975
has been briefly summarized below. ~he number of hause-
holds ~n faur categories o~ househo~d income is compared
to the housing supply, div~ded ~nfo four graups ~y its
affordabil,ity, usa.ng the 'T25a rule", r
0- $~-171- $5673- $10~b9~-
~ncome Categor~es $417a $66'12 $10008
As a% of County Median •0-500 50-80% 80-I20% 120%}
Numbe~ of Hauseholds 5069 3835 4025 1I254
Housing Cast Categories ~-$87 ~88-1.39 $140-2D8 $290-~
Number of Housing U~its 4425 4232 5465 1406fl
According to this in£ormation, there are nat as many housing
units affordable ~0 1.ower-income households (~hose with
incomes below 80% of the Coun~y m~dian) as ther~ a~e hause-
hoJ.ds in fhis ~ncome category. This documents the fact that
overpaya.ng fa~ housing occurs, but the data a.s too Ixmited
to evaluate the num~er of hauseholds ~.n this category.
The 1.970 Gensus is ~.he mos~ recen~ data base where hausing
rents and values ~and household incomes are cross-tabulated.
This in~or~nation revealed that 38.97% of al~ 1970 Caunty
households who were renters paid more than 250 of fhei~
income for rent. Using the standard that homeowners
should. pay no more than 2z ta.mes their annual income fo~
a home, 27.65% of all homeowne~ househol.ds in the Counfy
a.n 1370 were overpayi.ng £or housing.
I-9
7. Sex
Almos~ ~0% o~ a11 fami~~es in the County are headed by
women. The percentage af ~ema~e~headed famil~es whose
~ncomes are be~ow ~he ~overty leve~ ~s almost thxee times
~hat o~ a11 County ~amilies.4
Sources: Se~tion B
~. ~9$0 U. S. Census Preliminary Counts (PHC 80-P-6)~. Housing
counts have been ad~usted by Department of ~inance vacancy
rates.
2. California Aepartmen~ of F~nance - Papula~ion Reseaxch Un~t.
3, 197~ Special Census, Butte Gounty.
4. X97Q U. S. Census.
. 5. Sacramento Area Council of Governmen~s, Census Da~a
Cen~er, ~980.
5. Depar~men~ of Housang and Urba~ Development.
7. Special Survey of Chapmantown, E1 Medio, by Connerly ~
Assac~ates, ~nc., ~975. .
8. Securz.~y Pacafic Bank, Monthly S~mmary o~ Business Condi~ians;
Centra~ Va11ey, Oc~obex 31, ~980.
9. Pxajections o~ EmpXoymen~ by ~ndust~y and Occupation: 1980-
1985, Su~te~ Butte Region, Ca~ifornia ~mp~oyment Development
Depar~ment.
10. California Employment Development Department.
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TABLE Vx
But~e Caunty ~mployment Projac~ians
I980 I9$~ ~982 ~9$3 1984 I9$5
Civilian
Labox Force b1,425 62,500 64,275
Civilian
Employment ~5,475 55,900 57,900
Unemployment ~,950 6,6a0 6,375
Unemployment
Rafes 9.7% 10.6% 9.9%
Total Wage F,
Salary
Employment 4b,450 46,650 48,250 49,631 51.,057 52,527
Agri~ul.~ura1 3,~25 3,125 3,275 3,268 3,262 3,255
Non- ~
Agricultura~ ~3,325 43,525 ~44,975 46,3b~ 47,795 ~9,272
Const~ucti.on
~ Mining 2,200 2,150 2,275 2,343 2,~I4 2,48b
Manufacturing 4,250 ~~,375 4,725 Q~,820 4,916 5,0~4
Transpor-~ation 2,625 2,675 2,8~0 2,8~8 2,89fi 2,945
Who3.esale 2,025 2,07~ 2,250 2,322 2,396 2,~73
Retai~. ~ I0,050 10,~75 10,475 1.0,852 ~.1,243 11,54~8
Fire ~.,9D0 ~,925 2,000 2,074 Z,151 2,230
5ervices 8,950 9,075 9,45Q 9,752 10,064 ~0,386
Gav~rnment ~1,325 ~I,075 11,D00 1I,352 1~.,7~5 12,090
Source: 198fl-82 figures: Butte Annual P~anning In£oxma~ion Report 1981-82. -
~ ].983-85 figures: Compounded annual avexage growth rates for different
segments of the economy in the Sutter-Buttes region
have been appla.ed ~o ~.982 base figures.
I-14
C. Housin~ Stock Characteristzcs
Determining how we11 an area's existing housing supply meets
the needs o~ its res~denfs is one o~ the majar pu~poses of
any housing e~ement. This determana~ion is the foundation
fox ana~ysis of 1oca1 government policies and act~ons needed
to bring the housi~g supp~y in~o conformity with the housing
needs of the population.
Befoxe unmet housing needs can be accurately determined, how-
ever, a fhorough inventory o~ hausing characterastics and
develo~ment trends must be made. This s~ctian contains such
an anventory o~ unincarpora~ed Butte Caunfy's hausing supply.
1. Housin Stock
The 1980 Census reported 33,940~ housing un~ts within the
unincarporated County, The most camman ty~e of dwelling
in the unincorporated area is the single-fami~y home
which accounts for approximate~y 65.3% of a~1 un~~s.~
Approximately I0.5% o£ the 1980 uninCOrporated area
ho~sing stock is made up of mu~t~-family structures
compr~sed of twa or more units.~ (Tables VIi, V~~I)
Mobile hom~s have increased throughout ~he Gounty at a
greatex rate than any oth~x housing type: ~hey a~e now
~he predaminant type o~ new housing ~n Bu~te County.
Whz1e the actua~ number of new mobile hpmes in ~on-u~ban
areas as low, the number o~ these units in relation to
other types of housing is very high. Mobile homes accaunt
for approx~mately 24.3% of a1~ housin~g units in the unin~
corporated County. (Tables TX, X)
2. A~e
The median age of aIl dwelling uni~s ~n 1977 was 15.7 years
~ox the uni~corporated community of Faradxse, and 16.5 years
fox fhe res~ of the unincorporated area. For the unin-
corporated area excluding Paradise, less than half of a11
units were construc~ed prior to Ju1y 19b0; ~ni~s built
before ~939 accaunt for 14.8~ of ~he total hausing supply.~,4,5
(Tab1e XI}
~. Housing Cond~tions
Th~re is no current, reliable souxce of informa~zon regard-
ing the con~itzon of housing in fhe unincorpoxated area.
Although the 1975 Special Census collected data an housang
condatzons, subsequent surveys of andivid~a~ cammunities6
within the Caunty have proven that ~he ~975 Census serious-
~y undercounts thE ex~ent of bl~ghted housing conditions.
I-15
According to the 1975 count, housing units ~n the unin-
co~pora~ea area exc~u~ing Parad~se that ~ailed to meet
~oca1 standards of health and sa~ety (~.E., ~hat ar~ sub-
standard) totalled 7.-20 of all unYts. D~~apzdated unats
camprised 0.7% of the unincorpora~ed Ca~n~y ho~sing supply,
while subs~andard units capab~e o~ rehabili~a~ion accoun~ed
fo~ b.5% of all uni~s. Althaugh these percentages for sub-
standard housing are 1aw, they are deraved from the only
coun~ywide survey o~ housing candations since the 1970
Census. They have, ~herefore, been ~sed ~n ~he ana~ysxs
of housing needs as minimu~ estima~es only. (Tab1e XII}
The areas with ~he highest concentratian of unsound housing
in ~he~unincorpora~ed area ar~ Chapmantown, wh~ch abuts
the southeastern boundary of fhe G~ty o£ Chxca, and ~~
Me~io, ~ocated on the southern border af ~he Ci~y of Oro-
vi~le. Almost 87% o~ the occupie~ housing in the unin-
corporated portion o~'Chapmantown is unsound. Of these
381 substandard dwellings, 229, or 6~.7%, are in fair
condition, 3~.5% (1l3 units) are in poor condition, and
7.80 (29 units) are so dilapidated that xehabil~ta~~on zs
infeasible.~
Because of the exten~ of physical blight and the high
levels of pover~y and unemplayment in ~he Chapmantawn
and So~th Oroville communities, the County has designated
th~$e 35 p~O~EGt areas ~ox ~ts Communaty Development ~1ock
Grant pragram.
4. Housing Renfs and Vaxues
The mar~e~ price of sing~e-fami~y homes zn the Caun~y has
risen dramatically in the past several years, a~rend
experienced by prospec~ive homebuyers i~ every jurisdic-
~~on af th~ state. While hous~ng develop~ent costs, such
as labor, mat~x~al, and Iand, are cexta~n~y on the rzse,
the asking p~ice for homes is alsa dependent on market
demand. In short, there are a su~ficient number of
buyers in ~he Caunty who can pay over $70,Ofl0 for a 3
or ~-be~room home to justify ~his price 1eve1. Obviously,
these market cond~ti~ns have excluded a substantia~ pra-
portion of ~ower and middle-income ~amilies ~rom buyzng
a hom~ an Butte Caunty.
I-~6
A speCia~ study conducted ~n early 198~ ~evealed County-
•~ide housing rental and sale pxxce ave~ages. The average
price for a 3-bedroom home ~n th~ north County was
$88,000 and in the south County $65,400, while the average
rent for a 2-b~droom apartment was $270 per month ~n the
north area and $230 per mon~h in ~he south ar~a. This
study aXso revea~e~ tha~ ~obile homes se~l fo~ a~ average
price of $2Z,300 in North Butte County and $17,633 in
South Butte County. 5pace in mobi~e home parks averages
$97 in the north County and $77 zn ~he south County. These
costs are shown fu~ther by unif size on ~ab1e XI~I.
Whi1e some of these prices may s~em high compared to the
ho~sing maxket in the Caunty five years ago, they are low
when compared to the state. The average pxice for new
and exist~ng homes as of January ~981 xn California was
$1I7,300.1i Ren~a~ hausang as weZX as mabile homes are
a~sa much more expensive i~ many other areas of the s~a~e.
5. Vacancv Rat~e
In January 1980, the Departmen~ of Fi~.ance cstimated the
vacancy ra~.e for unincorporated Butte Cou.nty ta be 5.~0.
This compares to a ra~e of 5.1%Z~ox the incorpara~ed areas
and 5.3a for the ent~re County.
Th~s vacancy rate re~lec~s un~ts ~or sale and for ren~,
as we11 as ~nats that are vacant but not available ~ox
occupancy. This Iatter categary has ~raditionally
contributed a large par~.ian of a11 vacant uni.ts in But~e
County. ~n 1977, the last date when a complete breakdown
o~ vacant units was conductec~, over 40% o£ al.l vacant
unzfs wexe not a~railable for occupancy. Units zn this
category inclu~.e seasonal housing, secand homes, and un~.ts
that are un~nhabitable.
A 1979 FHA survey af rental housing i.n various areas of
Bu~te Gounty revealed that 2.0% af a1J. rental units sur-
veyed were vacan~ and availab~e for rent.
6. Tenure
Calculations on numbers a~ owner and renter-occupa.ed
units in 1970, I975, 1978, and 1980 indicate that the
County pexcentage of owner-accupied una.ts ~.s increasi.ng
vexy s~.ightly, while the ercentage a~ ren~er-occupied
uni~s is drop~ing.5~gs~~1~ This may be accounted ~ox by
the inc~eases_an awner-occupied mobile homes in the ~
County. As of 1980, 69.30 of all unzt$ were owner--
occupied and 30.7% we~e re~ter-occupied.~~ (Table XIV)
I-17
T~ is assum~d that th~se percentages are similar £ox
the unincorporated a~ea of the County.
7. Land Availabili~y
As a predominant~y ruxal Co~nty, Bu~te County has an
abundan~ supp~y of ~and fvr future develo~men~. So
plentif~l is this supply, tha~ at~empts ~o q~antify it
are di~~zcult and have only recently been ~nitiated.
Twa m~asures o~ the amount of land availab~e for xesi-
dential development in Butte County are presented here.
The ~irst is an inven~ory of both deve~aped and un-
d~veloped residential parcels in the County. This
znv~ntory is completed by planning areas in the County;
res~den~ial pax~els within incorporated areas are shown
within planning areas as we11 as separate~y. Thxs ~n-
ventory does not list undeveloped parcels by size a~
by specific zon~ng, and, thus, does no~ measure the
amount of develapment tha~ can be accommodated; it
prov~des on~y a genera~ overview of und~v~laped land
which has been designated for residen~iax dev~lopment
in Bu~~e County. Th~s inventory reveals that of 13,501
vacant parcels in ~he Caun~y, 1~,I90 are ~n unincorpar-
a~ed areas. (Table XV, Map 1)
Th~s ~isting a~ supp~emented by an analysis af ~he resi-
den~ial holding capacity of Bufte County as desagnated
by lan~ uses in the current General P3an. This ~n~
ventory Iists ~he number of acxes zoned ~or a11 ~ses
w~~hin se~ara~e areas of the Caun~y, and estimates the
numbex o~ addit~onal dwelling units tha~ can be accammo-
dated in each area. The inv~ntary ~cancludes with a
summa'ry of the holding capac~ty of the Coun~y, in texms
o~ bnth" dwelling units and popu~ation. An ultima~e
populatian o~ 1,308,500 is determined based on land
use designa~ians a£ the current G~neral Plan. (Tab~es XVI,
XVII}
While ~and zoned for res~den~ial ~evelopme~t is plentiful
in Butte County, no~ a~~ sites are adequa~ely se~ved by
the public facilities which are necessary ~fl accommoda~e
a residential use. The availability of public facilities
to s~rve new residentia~ develapment ~n Butte County is
su~maxazed below:~ .
Sewer Systems: Waste disposal serv~ces are provide~
by co~munitywide col~ectian and treatment systems
on~y in ~he urban areas of Butte Cvunfy. Ruxa1
areas, and areas on the periphery of urban areas,
in most cases use andividual, on-site disposal
methods {s~ptic systems) far waste disposa~.
I-18
Commu~itywide systems have ~he ~ollowing capaci~y
~or additional wast~ disposaX services: (Additiona~
capacity may be pxovided by expansion a~d/or enlarge-
ment of ~he txeatment ~acilities.)
Remaining Capacity
(in dwe~ling unats}
Chica ~2g2
Orovxlle 931a
Gridley 1296
~iggs ~30
Paradise ~
Chico, Gridley, and Biggs sewage ~ispasal systems
are provided by incarporated communities, and are
avai~able only upan annexatian. Orov~xle services
are provided in both incorporated and unin~orporated
areas. The C~ty of Paradise is served entire~y by
an-site disposal systems (septic systems).
The remaining capacities of the ex~s~ing cammunity-
wid~ sewage sys~ems wz1l accommodate the growth that
~s expected over the next ~ive years.
The greatest cons~raints to residential developm~nt
axe in urban area~ of the Caunty no~ served by a
communitywide sewer system {Parad~se and unincor-
po~a~ed Chico). The ex~ension of distxibution Xines
a~ existing sys~ems (Qrovil~e and Chico) could
alleviate ~hese canstraints.
Water Serviees
Water supply is no~ a constraint to deve~opment in
the Counfy, as abundant groundwa~er and surface
supplies are generally available.
Para~ise is presently served by two surfac~ stfl rage
~eservoirs which wx11 accommo~ate the add~tion a~
5,000 dwel~ing units in the area. Future water
supply cons~raints COUId bE elimanated by the pur-
chase of additional water from ~ocal souxces. Chico
water sexvice ~in~s are expanded ~n r~spo~se ~o
specific dev~lopment proposals. Other areas af the
County contain abundant sources of water and future
developmen~ will not be cons~rained by th~s fac~or.
~Narrat~ve is summary of report p~apared by Butte County P~anning
Department;•January 198~. I-~9 .
Drainage ~acilities
Whi1e no~ quan~if~able zn the same sense as sewage
treatment £acili~ies or communify water systems,
drainage facilities are essential to the orderly
urban development o~ an area. Housing is dixec~~y
dependent upon the availab~~ity of ~a~d suitable
~or uxban deve~opmen~. With the exception of ~he
Paradise area, Butte County's urban comm~~it~es
ax~ constxa~n~d in varying degrees by the lack of
drai~age facilities. Drainage facilities are
particuZarly necessary £ox the p~ovision of higher
density developm~nts needed ~o meef modera~e income
housing needs and maintain an effective s~pply a~
ren~al housing.
Streets and T~af£ic Cxrculation
Residential development within and on th~ periphery
of ur~an areas a~ the County creates a need for ex-
pans~on and impxovement of the exis~ing s~ree~
system to accommodate increased usage.
The absence of an available fund~ng source to
finance needed expansions and impxovemenfs is an
abstacle to reside~tial development. W~th the
passage af Proposi~ion 13 in California, and the
e~iminataon o~ general ob~igation bonds as a
mechanism to finance public facil~t2es, Butte
Caun~y, wi~h ~he rest of the state, as searChing
for new mechanisms to finance construct~on af fhe
~ecessary facilities whzch must accompany resi-
dential development.
$.
0 axtunities for Ener Conservatian
The County of Bu~~e is fu11y enforcing the pxavisions
o~ Tx~~e 24 of ~he California Admin~stxa~ive Code, which
provides for energy conservafion in new residences. The
s~andards found in Tit~e 24 crea~e energy savings af
appraximat~~y 50% over resident~al constxuctian practices
uti~ized prior to ~he s~andar~s' enactment.
~he building department o£ the County evidences an aware-
ness af energy conserv~ng ~esign innovat~ons and solar
technology. The departmen~ utilizes the So~ar Systems
Code Review ~ia~ual an~ i~s companio~ document, the Pool
and ~ a Salar Systems Code Review Manua~, both published
y zc~o ta facilitate the insta~latian of appropriate
solax sys~ems. ~ ,
r_~n
Under ex~sting state Iaw (the Cal~fornia
Resources Code), local jurisdictzons may adopt
structura~ energy conservation standards in
exc~ss o~ the exis~ing s~afe standa~d. The
Co~nty has chosen nat ~o promulgate local
s~andar~s. Additianally, it shou~d be noted
that increases in conservation standaxds gen-
Erally increase homebuyers' casts and wzl~
there~are ~xacerbate the ex~s~ing housing
afforda~~Ii~y concern.
The County has a xe~ativ~ly ~axge ~emaxning
amount of land available far developmen~. Thraugh
~he use af i~s zoning (pol3ce} powers, the Gounty
could require that new residential developments
take advantage o~ solar oraen~ation and lay out
their streets on an east/west axis when possib~e.
There are a~so a number of jurisdictions in
California which have adopted solar access ordi-
~ances. Such ordananc~s, through the use of bulk-
~lane standards and other techniques, can ~increase
~he use of energyWefficient and solar designs in
residences. The re~atively laxge amaunt a£ ~and
remaining ~n the Coun~y i~dicates that ~he use of
the opportuni~ies mentioned above have potential
to significantly decrease the en~rgy use in ~ew
residential structures.
A majox concern in the area of energy conservatian
is the r~lataonship of housing to emplayment and
fhe necessary transpor~ation Iines between th~m.
While specific energy savings are difficult ta
quantify because of the myriad af variables in-
volved in aur transpaxtation sys~em, it 15 gen-
era~Iy tru~ ~hat a close physical proximity betw~~n
home and woxk provide transportation energy savings.
The County, in its Iand use decis~ons, should be
aware of this issue and include i~ in ~he decision-
makang process, .
Wi~h regard t~ o~her "a~ternatave" energy sources,
it should be noted tha~ Butte County is nat xn an
ar~a of either geothermal or signi~icant wind
activity, and, therefare, cannat take advantage
af these sources.
i-21
~t appears that the Coun~y, through th~ en~arce-
ment of Title 24 and by its sensifiv~ty to znna-
va~iv~ design, is making a~equate us~ of res~dential
energy conservatzon opportunaties. The ins~itu~ion
of the abvve-descri~ed fl rientation and solar access
standards wou~d enhance the County's efforts in this
regard.
5vurces: Sectzon C
I. I980 U.S. Census, Pre~iminary Counts.
2. Ca~ifornia Department o£ ~~nance, Population Research Unit.
3. 1975 Specia~ Census, Bu~~e Gountiy.
~. ~Building Permit Data from Coun~y Building Department.
5. 197~ U.S. Census.
b. Neigh~orhood Study of Chico, 197$.
7. Speczal Survey o~ Chap~antown and El Med~a by Con~erly ~
Assoc~ates, Inc.
8. 197b-77 Butte Cflunty Housxng Assistance Plan.
9. 1978~79 But~e Ca~nty Housing Assis~ance P~an.
~0. 1980-81 But~e County Housing Assistance Plan.
1I. Security Pacific National Bank, Ca~i~ornia Construction Trends,
January 198~. ,
I--22
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TABLE xX
Res~d~ntial Cons~ruction Act~vitv and T~ends
Unincor~ora~ed Butt~ Counfy
Y~ar SFR 2-4 Plex ~ or Greate~ A4obilehome
1970 325 34 2 NA
(lI~)~ (4$)
~971 483 49 9 NA
{164) {9b)
I972 646 28 11 NA
(68) (292)
~973 454 57 6 NA
(162) (52)
1974 4~9 23 9 NA
~~$~ (~~} y
1975 542 b0 3 562
(202) (3D)
1976 81i 49 9 677
(171) ($4)
1977 1038 56 6 752
(1.41) (48)
1978 94~ 117 5 733
{258} {86)
1979 1027 117 4 7D2
(338) (~1)
19$0 $3~. 12 I 599
(25) (9}
Source: But~e Caunty Publ.~.c Works - Buildang Permit Records.
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[!]
TABLE XTZI
1981 Estimated Average
Hausin Prices, R~n~s, Mobile Home S ace
Rents and Raw Land Costs - Butte County
North County 5ou~h County
Hous~n~ Prices (Ownership)
Single
Family One Bed~oam $ ~5,Q00 $
Two Bed~oom 58,000 50,200
Three ~e~rao~ 88,000 66,400
Four Bedroom 99,600 86,1Q0
Average 81,$87 67,567
Mobile
Home One Bedroom $ 10,OQ0 $ 8,500
Two Bedroom 27,800 17,900
~hree Bedxoom 29,100 26,500
Average 22,30Q 17,633
Housing Rents (Rental)
Szng~e Y
Family One Bedroom $ 245 $ 170
Two Bedroom 335 280
Three Bed~aom 4~5 355
Fau~ Bedroom ~35 ~~_
Average 338 268
Dup~~x One Bedraom $ --- $ 190
Two Bedroom 365 270
Three Bedroom 42~ 350
Average 392 207
Apartments One Bedxaom ~ 19~ $ ~75
Two ~edroom 270 230
Average 233 203
Mobile
Home Two Bedroom $ 265 $ 200
Three Bedroom 265 ---
Ave~age ~Zb5 200
Mobilehome Space
Rent $ 9~ ~ ~~
Raw Land Costs
{unincorporated) $ 6,300 $ 4,700
Sources:
1. Averages obtained from Chico Enter rise Record and Oroville A4ercux
~as~ings. •
2. Chico Board of Realtaxs, Qroviile Board fl~ Realfors with assis~ance
fram Bernice Stanhape and LaVeta Nation.
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. . I-33
TABL~ XVT
Tota1 Est~mated Holdin Ca aci~
Butte Coun~y Genexal Plan
Dw~Ilangs % Population %
Chico 61,200 14.b ~53,~00 14.2
Orovill~ 141,700 33.7 368,400 34.~
Paradise 77,000 18.3 ~77,000 16.4
Grid~ey/B~ggs 1~,900 3.5 43,2Q0 4.0
Palermo (I) 2I,800 5.2 58,800 5.4
Durham (~) 4,800 I.I ~3,OOQ 1.2
Honcuf (1) 1,800 0.4 4,900 0.5
Bangor (1) 1,800 0.4 4,9aQ 0.5
Nalson (1) 1,600 Q.~ 4,300 0.4
Richva~e (1) 5,200 1.2 14,000 1.3
Stirling City (1) 3,400 0.8 9,200 0.9
~axest Ranch (1) 2,200 O.S 5,900 D.6
Rural/Mountain 83,160 19.8 '224,500 20.8
Total County 420,5b0 X,0$1,200
No~e:
(~) From conc~ptual plan desa.gnatians rc~~lected in tht~
1.97~. Butte Coun~y Land Use E].~ment, these axeas wi11
be reviewed and amendmen~.s prepared which more rea~,is-
~i.ca~.~.y add~re~s ~u~uxe J.and use 1?O].1C1~S as a part af
the Planning Depa~tment's work program.
(2) Subject to reva.sion as Housing Elem~nt and Axea Land Use
~'~ans are adapte~.
I-34
TABLE XVTI
Estimated Area of Land Use Desi~nations
. Butte Cou~ty Lan~ Use~ Element
(Raunded Off) ~~ ~~~
Dt;signatiion Acres % Area % County Dwe~~.zngs Population
Chico Area (66,600 Total. Ac xes - 2.5 pop~l.at i.on/dwelling)
A-R {1/ac) 12,900 190 1% 12,900 32,300
i~DR [4/ac) 7, 20Q lI o . 7 o zs, saa 72, 000
MDR {$/ac) 1,Q00 2% .10 $,000 ~20,000
HDR (12/ac) 800 lo .1% 9,600 ' 2~,Q00
QFC-GqL (,0 5/ac)38,500 58% 4% 1,900 4,800
Subto~al 0 40Q I~ ~.53,100
COMM~RCTA~ 1,60Q 2a .2a
PUBLIC 2,500 40 .30
INDUSTRIAL 2,].00 3% .2%
66,600
Qrovil,Ie Area (42,90D Tata1 Acres - 2.6 population/dwelling)
A-R (1/ac) ~ ~ - - -
LDR (4/ac) 18,10~ 4-2p 24 72,400 188,200
MDR (8/ac) 7,300 17% .70 5$,400 ~5I,800
HDR (12/ac) 900 2% .1% 10,SOQ 28,1a0
OFC-GQL (.Q5/ac) 2,1Q0 60 .3% 100 30~
5ubta~al 29,1OQ I41,7Q0 368,~OQ
COMMERCIAL 1,100 3% .10
PU~LxC 11,500 27% 1%
TNDUSTRTAL 1,900 9-0 .20
42,90Q
Para~ise Area (30,700 Tatal Acres - 2.3 population/dwelling)
A-R (1/ac) 5,300 17% .5a 5,300 12,200
LDR (4/ac) 6,700 22% .b% 26,800 61,600
MDR (8/ac) 4,800 ~6% .5% 38,400 88,300
HDR (12/ac) • 500 2% .l0 6,OQ0 13,800
GOL (.05/ac) 7,000 230 .70 ~aQ 900
TM (.025/ac) 4,300 14% .4% 1Q0 200
Subtotal 28,600 77,Q0~ 177,000
COMMERCIAL 900 30 .1.%
PUBLIG 1,200 30 .lo
iNDUSTRIAL * * *
~o,~oo
* Neg~igib~e
I-35
Designation Acres % Area % Count Dwe~lings Po~u~atian
Gridley/~iggs Area (49,0~0 Tota1 Acres - 2.9 popuXation/dwell~ng)
A-R ~1/~c) ~,sao ~.~o .~o a,soa s,~oo
LDR (4/ac) 400 .So .04% 1,600 4,600
MDR (8/ac) 900 ~.$% .l% 7,200 20,9D0
HDR (12/ac) ~00 .lo .Olo 1,200 3,500
OFC (,05/ac) 42,200 86 0 40 2,~Q0 6,100
Subtatal 46,4~0 14,900 43,200
COMMERC~AL 200 .bo .02%
PUB~TC 2,000 4 a 1.9 0
~NDUSTRIAL 4Q0 1 % .04%
49,OQ0 .
Palermo A-rea (9,20Q Tota1 Acres -- 2.7 population/dwelling)
A-R {1/ac) ~6 - - - -
LDR (4/ac) 2,60d 28 0 .20 10,400 28,100
MDR (8/ac) 1,400 ~5 0 .I% ~1,200 30,200
HDR (12/ac} Q~ - - - -
OFC-GOL (.OS/ac) 4,800 52 % .5% r200 500
8,800 2I,800 S$,500
D~rham~Area (1,350 Total Acres - 2.7 population/dwel~ing)
LDR (4/ac) 1.,24Q 89 % .1% 4,$00 ].~,000
OFC (.05/ac) 20 2 % ~ * *
1,220
Hancut Ar~a (7S0 '~otal Acres - 2.7 population/dwell~ng)
LDR {4/ac} 4~0 6Qo .0~% 1,800 ~4,900
LFC (.05/ac} ~.50 20% .0~.% '~ *
b00
Bangar Area {600 Tatal Acxes - 2.7 popul.ation/dwe~.~.ing)
LDR (4/ac) ~50 75% .04a 1,80Q 4,900
Dayton Area (b50 Tota~ Acxes - 2.7 popu~ati.an/dwe].l.~.ng)
OFC (.05/ac) 650 100% .10 33 88
* Negligible
~- 36
Designa~ion Acres q Area % County Dwellings Papulation
Ne~son Axea (400 Total Acres - 2.7 papulation/dwelling)
LDR (4/ac) 400 1000 .040 1,b00 4,300
Richvale Area (700 Tota l Acres - 2.7 papulatian/dwel~~ng)
~9DR (8/ac) 650 93% .~% 5,200 14,000
5t2rling City Area (900 ~otal Acres - 2.~ population/dwel~ing)
LDR (~/ac) 850 94% .I% 3,400 9,200
Forest Ranch A rea (600 Tota~ Acr~s - 2.7 population/~welling)
LDR (4/ac) 550 92% .1% 2,20Q 5,900
Rura1/Mountain Area (87 7,700 Tata~ Acxes - 2.7 populatzan/dwelling)
A-R (0.4/ac) I41,4Q0 ~b% ~3% 56,560 1~2,700
GOL-OFC (.05/a c)
350,700 41% 34% 17,500 ~7,300
TM (.025/ac) 335,600 39a 3~% $,400 22,700
PUBLIC 36,4Q0 4% 3a
864,xaa 83,~60 224,50Q
T-~7
D. Market ~and Goverri~ieri~~a1 Irifluences
The ideaJ. housing market is one a.n ra'h~Ch pxiva~e inc3ustry
a.s able to satisfy the needs and demands of i~s users wi.~h-
out the benefit of government assistance. The housing
market ~s ~requently deferred fram functioning ~ffectively,
h~wev~x, because of co~.s-~raints imposed by governmen~ as
well as those whase or~gin is ~rom the private sector
a.ts~lf. A principal abjective o~ the housing element is
fo iden~ify those factors which inhibit the hausing market
from properly per~oxmi.ng and ta a~tempt to corxect fhose
deficiencies whi.ch axe wi-~hin the sphere o~ loCa~. influence.
The praduction and deli.vexy af housing is a camplex pro~ess,
involving sevc~ral. layers of gavernment and count~.ess private
participants. I~. is largely because of this comp~.exity and
muJ.tipl.e ~nvolvement that housa.ng casts can rarely be directly
influenced. solely by one segmc~nt o~ the housing delavery
system.
l. Government Constraants
AJ.though ~.here are several companenfs of housing pro-
d.uction which are beyon.d the control af local governmen~,
such as the cost and availabil~ty o~ mortgage capital,
1.abox, and ma~erials, there are key elements which are
directly controlled by local government and are, thus,
legitimate subjects a~ a.nquiry far a housing`element.
The most obvi.ous and sigr~~fican~ factors ~a1.l.ing wi~hin
the a.n£luence of local govern~ent axe:
a. Land Availability -- Thraugh its p~anning and zoning
palicies and practices, Ioca1 government dic~ates
how much ana in what ~ocat~on land wi~.l be made
a~railable for residential develo~ment, the t~ming
af land availability, and the condations under which
such land may be uti.I~zed.
b. Land Deve~opment Proc~ss - Through i~s subdivis~an
ordinances, and~other land use controls, ~oca1
government pxavides the frameworic within which
development may take place. The process established
may £rus~.xa~e or facilitate xesiden~ial develapment.
c. Pub~~c Services and Faciliti.es - Many serrrices which
a~e prerequisite ~o hous~ng d.evelopment - sewers,
water, stxeets, electricity - are directly or in-
di.rectly con~rolled by lacal. government po~.icies
and actions.
d. Bu1~c~in Re' ulata.ons - Through builda.ng codes and
ot er lan use ret{uiremenfs, loca~ gavernment
heavily i.nfl~ences f.he sfy~le, c~u.ali~y~ s~.ze, anc~
I-3$
cos~s of residential dev~lopment. Restrictive
regu~ations may adversely affect the ability of
the industxy ta provide ho~sing, a~ affordable
pr~ces, £ar a significa~t partion of the population.
e.. Communi~ Amenities - Through i~s subdivision
ordinances, land deve~opment process, and attitudes,
1oca1 government de~ermines those amenities wh~ch
m~st be provided by the pravate s~ctox in new
housing developments. Parks, schools, bike lanes,
and similax am~nities placed an the deve~ap~r o~
new xes~den~ial ~evelopme~t, ~bviously ~nfluence
housing production and delivexy. Fxequently, ~he
~oca1 government adds such requirements when it
"negotiates" the canditians which w~l~ be required
for subdivision map appxaval.
rn a survey of several residential develapers oper-
ating in Butte County, a number af factors were
identified as having an adverse ~mpac~ ~pon th~
product~on af housing. Several factars w~xe perce~ved
as ~nf~uencing the upward spiral of hausing cos~s.
Among thase cited were restr~ct~v~ grading require~
men~s; excessing time de~ays in plan checki~g an~
permit applicat~on processing; inflexible ~and use
COri~~OIS; excessive land develo~ment fees; unnecessary
pu~lzc facilities (curbs, gutte~s, sidewalks, streets,
etc.) requirements; n~c~ssary information regarding
the ~and development process nat readily availab~e;
incons~stent ~nforma~ion frequently provzd~d by Co~nty
persannel; exist~ng subdivision procedures which
inh~bit ~nnova~ion; the eZement o~ uncer~ainty re-
garding whe~her approval to develop wi11 be granted
and sustained.
Whx~e certain developers adentified specific prab~ems
direetly a~~ributa~le to lacal government {such as ~he
ti~e involved in obta~ning approval to convert one
Iarge par~el into two smaller parce~s (12 months),
the dif~~culty in obtaining approval to emplay the
~echnique of "zerfl-lot line" development, and fhe
inability ta schedu~.e inspections and to ob~ain
builda.ng permit~ ~n a~imely mann~r}, o~her deve~.opers
cansa.dered ~he County's Iand development system orderly
and void of any majox consfraints.
Within the Land Use
P1an, no measuxab~e
abi~ity o~ land for
Cau~ty xeva.ses this
on ~he amount of la
government land use
Element of ~he County's General
limits have been set an the avail-
residenta.a~. development. Un~i~ the
policy, and sets tighter res~.ric~ions
nd to be developed ~or housing,
contro~s wi1~ not be a greatly
I- 39
~~miting ~actor. The most substantial problem
is, ~nstead, the need for ex~ens~on o~ s~wex lines
and u~~I~~ies. At this ~zme, huge tracts o~ de-
velopable land are available for residences, yet
suita~ility is ~amited by the lack of pub~ac faci~ities
in p~ace.
Property tax Was a gavernmental fac~or that serious~y
affec~ed hausing costs prior ~o the passage of ~ropo-
sitian 13. Before the passage of ~his measure in
June, 1978, praperty taxes rep~esented 2Q-35% of
manth~y housang costs an many situations.
Reductian of praperty taxes due ta ~xoposi~ion X~ was
expec~ed to reduce housing cos~s by as much as 17% for
the average Butte County homeowner. By e~fectively re-
ducing housing costs, Propositian 13 was expected to
enab~e additional prasp~ct~ve homebuyers with 1owe~
hausehold incomes ~o qualify ~or the purchase of a hame.
However, because of increases in the cost of single-
~am~~y homes ~n Butte County, and thraughaut th~ state,
the purchas~ of a~~xst hom~ ~s st~ll ~zmit~d to higher
income famz~ies. ~
Proposi~ion 13 may have been a greater influence, however,
in al~owing fa~i~ies already owning homes ta reduce
thear hous~ng costs. ~n addit~an, the percentage of
retired persons living o~ fixed i~comes and overpaying
for housing expenses may have been reduced.
As a"general ~awf' Caun~y, Bu~~e ~ounty is required to
operate pursuant ~o the mandates of the State of Calif-
ornza with respect to its land use controls, deve~opment
process~ng, and permit requirements. Each of th~ state's
statutory and regu~atory mandates is im~lemEn~ed by ~he
County thxough ordinances, resolu~ions, and ather pro-
cedures adopted by ~he Board of Supervisors. Butte
County's develapment processing requirements represen~
the minimum standar~s mandated by the state; they impose
no extraordinary re~uirements or praceduxes, such as
those commo~ly assocaated with loca~ growth management
strategies. There~or~, any ~~£oxts to sign~ficantly
madify the substance of ~he Counfyts development review
and approval process wi11 likely necessitat~ modificatian
of the underlying state mandates.
A de~ai~ed discussion of ~he major components o~ the land
use regula~ory system mandate~ by the sta~e, including
~ime requiremen~s and fees imposed by the County, is
~rovided belaw.
I-40
~nvironmental Revxew
Mandated by the California Enviranmental Quality
Act (CEQA) of 1970 as amended, each local ag~ncy
with discretionary authority ov~r a pxoject must
evaluate its impacts before a~proving the project.
Butte County's CEQA review is administered by the
Plann~ng Depar~ment, operating undex the Coun~y's
procedures. The Plann~ng D~partmen~ estima~es that
approx~mately $Q% of all projects wi11 not result
in significan~ environmental impacts and are, thus,
processed with "negative declarat~ons". ~IR's are
reauired far the balance of pro~ec~s reviewed by
the County.
~ The review process is co~prehensive and many varzables
including projec~ saze, typ~ and ~ocatian affect the
autcome of the initia~ study phase and determination
af the next ste~. On an average, it takes approxi-
ma~ely five weeks to prepare, review and respond ~o
camments on a negative declaxation. ~n contrast, the
same functions take appxoximafe~y five to six months
to accomplish ~ox a project with an EIR.
Gons~rain~s to housing pxoduction res~l~ from the time
involved in the env~ranmenfal review process xath~r
than ~rom direct ~~es. These cos~s are passEd along
to the consumex ~n the form of higher housing costs.
To ~he extent tha~ ~he process can b~ accomplished in
a more time~y and efficient manner, th~ cos~s of housing
may be reduced. Techniques ~ox achieving this object-
ive include the fol~ow~ng:
a. u~ilizing ~odern data retrieval me~hods made
available with computer technalogy; and
b. placing gxeater emphas~s an and improving the
level of analysis contained in EIRs prepared
on area-wide projects, such as genexal plan
amend~ents, sa that consistent zoning and/ar
deve~apmen~ projects can more efficie~tly be
evaluated in light af these EIRs.
Th~ app~icarion of computer technology to th~ informa~ion
col~ection an~ anaZysis phase of ~he env~ronmental re-
v~ew func~ion would require ad~itianal ~unding from ~he
Board af Supervisors. The Planning Department is currently
piacing greater emphasis on area-wide EIRs as they axe
being pxepar~d in conjunction with ~he more detai~ed
axea plans and rezonings in the County.
T-41
Genexal Plan and Zoning
The legislatux~ ~n~tially mandated
p~ans in ~955. The legis~ature and
reQuired ~hat.loca~ governments act
"~ons~.stent" with the genera~ plan
subdiv~sians and in the applica~io
of zon~.ng.
local general
courts have
~.~n a manner
when approving
n and administration
Despite ~his new relationship between zonin.g and
general plans, they differ in several significant
ways. A general p~an is camprehensive, dealing with
many facets, including ~and use, housing, circu~.at~on,
an.d the enva.xonme~.t. It i.s lo~.g-range, addressing a
desirable future. Ancl, i~ is gen~raZ, deal.i.ng w'ith
categaries of land uses, ranges of intcnsi.ty, palicies
£ar environmental Quality, services, protectian from
natural hazards and. hous~ng. Zonang is specific,
precise and a~~Eects the ~mmedi.ate use o~ land.
Bu~~e Coun~y's general plan dates to 1971 supplemented
by variaus revi.sions and e].ement ad.ditions in 197~,
1974 and 1977. In ~979, the County adopted ~he present
~,a~d Use E~.ement, which consists of a policy plan and
County-wi~e map. ~~any of the Cau.nty's axea ma s reW
date the consistency ~equirement. T ese more general~.zed
--~--- - -- - --- - ~ -
area ma s are bein re laced wa~h ma s which better
re~lect the nolicies af the 1979 Land ilse Element.
Amendmen-~ of the general plan can be initiated by the
Board o~ Supervisors, P~.anning Commission and by pra.vate
appJ.i,catxon. Depending upon the env~ranmentaJ. review
canclusion, i~ takes approximately nine to ten weeks to
amend the general plan wi~h a negat~.ve ~eclaratio~ anc~
six to seven mo~.ths w~th an EiR. As a practical matter,
a.t may take considerably longer for fina~ approva~. due
f.a the trz-annual amendment la.ma.tat~on prescxibed in
the Govexnment Cvde. The County attempts to spread ~hese
amendmenf cyc~.cs more ev~nJ.y ~hxough the year sa as to
minimize the c~elays wh~~e awaa.~~.ng an ap~axopxiate time
far an amen.dment.
Zoning -- the regulation o~ the use, hea.ght, b~lk, ~at
size and ~.evel.opment standards applicable to private and,
~o some ext~nt, gav~xnmenta]. ~ands - is adopte~ by
ordinance. Codified in I97b, B~tte County's zoning
ordinance contains 54 principal zones rangi.ng from the
A-2, a general zone, through the typical xesiden~~a~,
cammerc~.a~, industr~.al zanes, and ~.nc~.uding specialized
zones far the timber preserve. The County's majox zon-
ing thrust has been to eliminate the general A-2 zone
in favor a~ a more precise zoning since its broad ra~.ge
of avaiZab~.e u.ses are insufficient to be cons~.dered
~-42
consistent with the County's G~nexal ~~an. Likewise,
the other zanes, partzcuxar~y the R-~ an~ R-4 zones,
which prov~de for more than one dwel~ing per par~el,
are currently under revzew to establish density para-
m~ters Consastent wi~h the General P~an's designat~ons.
A review of the County's zoning or~anance reveals
several zones which are virtually ident~~al and might
be cansolidated to reduce vexbiage and increase the
pub~~c's understandzng o~ its contents. The PA-G
(Planned Area Cl~s~er} zone is the County's ~~exi~~e
zoning mechanism in~ended ta cover th~ nan-~radi~ional
types of development. A~ev~ew and broadening af this
zone wo~ld aZso be use~ul.
S~ability, pred~ctability and ready undexstanding are
the key ele~ents of a positive p~anning approach to
housing. In ~h15 regard, th~ steps des~~i~ed below
wou~d assist in achieving these ob~ectives:
a. review and ~evise the zoning ardinanc~ ta
conso~idate, streamlane and sa~p~a£y i~s
language; f
b. rev~se ~he f~exib~e zoning pxoc~duxes so
as ta encouxage a gxeater u~ilization of
~ ail basic uses, inc~uding mixed uses (perhaps
incoxpoxating flexible develapment appxova~s
by the Planning Comm~ssion an lieu of, or as
an alter~ative tn, ~he two step PA-C approva~).
Land Develo~ment - Subd~vision
The process of dividing land xnto saleab~e, b~iZding
si~es is established by the Map Ac~, which, as im-
plemented through County ardinances, provides th~
means to achi~ve ~~ga~ ~and divisions and the physica~
improvements ~o insure the propex uti~~zation of the
site. The subdivision process also pravides the
framework for adjust~ng parcel sizes to the phys~ca~
carcumstances and assisting in the prov~sions of
water and waste disposal.
Working ~n conjunc~ion with zoning, the subdivision
pracess can implement land us~ policy as zt relates
to density and intensity o~ use; the Gounty's subdi-
vis~on ordinance, supplemented by various ~eso~utians
affec~ing design standards and other reaui~ements,
establishes the basic procedural requirements. There
are two bas~c subdiv~sion ~ypes: the par~el map for
those divis~ons crea~ing four or ~~wer parcels and
~he tenative-final map fox those divisions cxeating
five ar mare paxcels.
T-43
Butte Cau~ty e~p~oys an Advisary Age~cy compased
of xepresentat~ves ~rom Planning, Public Works, -
and Environmen~al Health. Other departments
associated wi~h ~he rev~ew and approval of sub-
davisions serve as advisors ~o the Advisory Agency. ~
The A~visary Agency revi~ws, appraves or disapproves,
and attaches appropriate condi~ians puxsuant to the
County's or~inance and reso~utians. The Planning
Department's role is to determine consistency w~th
the General Plan, as required by state law. The
Land Development Section of the Pu~I~c Works De~art-
men~ is xesponsibl~ £or the application, dis~ribution,
review, and overal~ processing o~ subdivisions.
Environmental Health no~ifies the Land Development
Section of Public Works ~hat they have s~fficien~
informatian to take act~on.
Once the env~xonmen~a~ revxew is completed, it takes
approximately two weeks ~o obtain a decision on the
tentative map fram the Advisory Agency. The ~ime
b~tw~en tentative approval and final approval is
Iarg~Iy detexmined by the s~bdivider, who can either
complete the conditions or bond ~or their completion.
Typically, i~ takes about nine months between tenta~iv~
and final approval for ~arce~ maps and 18 months for
a fina~ map. Decisions of the Advisary Agency are
appealab~e to ~he Board of Supervisors.
The subdivision proc~ss has been the subject af a
eitizens com~i~tee's review to suggest variaus means
of i~proving the pracess; ~he~r recammendations involve
the creataon o~ a land develo~ment coordinator to
shephard projects thraugh fhe sys~em, and rhe merger
of the Plann~ng and ~nvironmental Review Departmen~s
which was accomplished in July of 198~.
Local A enc Formatian Camm~ssion
The ~oca~ Agency Forma~ion Commission, or LAFCo, is
responsible for the coordina~ion a~d a~proval of ~he
oxganizational changes of cities and special d~str~cts.
LA~Co must act favorab~y on all annexat~ons, detach-
ments, formations, incorporat~ons, consal~dations,
dissolufiio~s a~d minor boundaxy chang~s pxia~ ta their
enac~men~ by ei~her the origina~ing body, or the Board
o~ 5upervisors.
Provided with a staff o~ two, Butte County's LAFCo is
structured broadly within the Butte County plann~ng
program and organization. Time requirements £or
processing vary considerably, although ance ~he e~v2ron-
mental xevaew phase is comp~ete, it generally takes
abau~ one month ~o ~egin cons~deration by the LAFGo
board, whiCh ~s composed of inembers representing the
Cities, Special Districts an~ County.
I-~4
Environmental Health
Technically, the Environmental Health Division is
a part o~ the Health Depar~ment of the County of
Butte. The Enviranmental Hea~th Divis~on deals
with, among o~her things, the health aspects of
water supply and waste dzsposal. As a result,
this Divisio'n plays an ~mportan~ ra~e in the plan-
ning development process, par~icularly ~n ~he Cou~ty
o£ Butte, which relzes heavi~y on on-~i~e water and
waste disposal methods.
Unlike other depar~mental relat~onships ~o the
applican~ or ~eve~oper, Envi~onme~tal Health xs
highly interactive, xequiring various on-sit~ and
additio~al invo~vemen~ depending on the circumstances
of the property. EnvironmentaX Hea1~h participates
in ~he review af al~ rezonings, general plan amend-
ments, use permits, etc., but as most directly in-
volved in 5~~d1V1Slfl~ approvals and the approval of
individual waste d~spasal sys~ems. The Environmen~a2
Health D~vision's rev~ew of subdivisaans takes place
duxing the tzme frame o~ th~ Land Develop~ent 5ection's
review and is not in additian ~o this re~u~r~men~.
Given the im~ortance of a healthy and sa~e means of
water supp~y and waste disposal not an~y to the eventual
users of the property but ta the cammunity as well,
this aspec~ of the deve~opment review ~rocess is
esse~tial. Little change, short of e~ther elimination
of this mandated x~view or ~he provis~an af sewers can
be substituted. There is one area Yn which some
e~~~ci~ncy can be achaeved, however; this i~volves
fhe treatmen~ of sewage d~spasal permits as a ministerial
xa~her ~han dascretionaxy act, ~hus eliminatzng the
environmen~a~ review step curre~tly employed in the
eounty~5 e~v~ronmen~al ~eview procedures.
~"Ari environmen~al rev~:~~a ~under ~h~e ~Cala:forri~:a E~viron-
~meri~al Quality Act anid a review by t e Re ional Watex
Quali~y Coritrol Boarci is currently required before a
permit can be issued when the ef~luent from a pxojec~.
ls expected to exceed 2~00 gallons per day or involves
six ar gxeater dwelling u.ni~s. The xa~ =cess provides
~he Central Va11~y Regianal Wat~r Qualzty Can~.rol Board
with an oppartuna'ty ~o revie~+~ and comment an and/or
set discharge requireme~ts if necessary."
Since the Enviranmental Health Div~sion cmpl.oys only
those s~andards cantain~d in Append~x Seven and Regianal
Wafer Quality Contro~. Board Guidelines in the review
and approval of such permats, f.h~ Caunty exercises
I-45
vir~ually no discre~~onary judgement aver a projec~
which is atherwise permit~e~ by the Genexal ~~an,
zoning, etc. As a consequence, it makes ~it~1e sens~
to freat s~ch a pexmit as a discretionary pro~ect,
subjecti~g it to environmential xevzew when it is
both ministeria~ in nature and mif2gation measuxes/
conditians Cannot be app~ied.
Co~sideratian should be given to the modi~~cation o~
the Gounty's procedures ~o identify sewage disposal
permits as a ministerial permit rather than discretian-
ary. Enuironm~ntal review is apprapria~e for those
higher oxder policy decisions where discretionary
decisinns requzr~ mitigation and other co~siderations.
I-46
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I--47
2. Market Constrain~s
As expressed ea~lier, housing involves many inter~sts,
any one o£ whzch can e~£ect~vely slow or stop praduction.
Trreq~.entil.y, tlie market. cxeates its oiJn impediments . ~n
such in~~ances, there is generally li~~le ~ha~ local
government can do to caxrect market imperfec~ions, such
as la~or-managemen~. diffacu~~iss, poax cantractor-sub-
con~ractor relataonships, ar r~aterials shortag~s caused by
trades disputes. Tn o~her xnstances, market impedimen~s
ar~ caused by govexnmen~, but cannot be a~Ieviatec~ by
1oca1 government. Far example, federa~ monetary pol.~.cy
wi~.1 directly affec~ ~he su~~ly and cost o~ mortgage
ca~ital; anc~ s.tate energy pol.icies ~+ri~.~. di.rectly af fect
the supply of and. d~mand £or znsulat~.an. Ye~, Butte
County can.not counter ~h~se policies when their impacts
becom~ a.dverse to the local housing market.
There xs much pub~i.c conce ~ abou~ the rapid escalatxon of
housing prices . jYhile government regu~.atzans contr~bu~e,
to an extent, to this upward sp~ral, as do ~l~e forces of
infla~i.on, a.n o£ten avex~ooked reality is ~he ~.n~~.uence
of ~he marke~ itseif--buyers and se~.~.ers--upon housing
prices, ~ar exar~p~e, new hame purchasexs repeate~~y
reject "basic" houses, preferring instead tl~e dwe-11i.ng
with substantial amenities and otl~e~ extras.
The se~.~er a~ an existing house artificially ~.nfla~~s the
sales price ta make a profit ar captur~ th~ equi.~y that
has oc,curred ~.h~roi~gh value appreciation anc~ taonders why
ho~zsing prices are so high when ~hat seller re-enters ~he
}~ousing ~narket as a purchaser. This for~ of speculation
thereupon ~riggexs inflation in the new house marice~.
In effect, the sel~er (or consumer] f xequen~ly creates,
in a direct fa5hion, the problem about which he/she com-
p~.ains an the haus~ng market.
Ano~her market constrain~C is ~the host of fees and costs
ii~currec~ as a~art o~ the sales transaction. ~'a.t~e a.n-
surance, c~.osin~; cosf.s, points, prepayment pena~ties,
and rea~ esr~te sales commissian (ty~ica~.].y b o) , are alI
~enerally bui.J.t zn~~ tlie sales price. Tiiesc casts, which
may xepresent as mucli as J.fl Q of tne sales price, con-
tx~.bu~Ce si~;riifica~ltly ~o increasecl liouszng ~x~~es. Each
time a speci~ic c~we~l.i.ng is so1cl, ~iiese costs must be baxne.
A r~a3or canstxainC, of insizrmoutatable z.m~oxtance, is
recenti rederal action to r~stx-i.c~. rize availability of
r~aney in orcier to fi~ht in~I.atian. ~ederally inspired
hig3ier inte~est rates tiai~l ~~.ave a~. ex'~remely aclverse
I-48
~ e~~~ct on the housi.n~ market in i~ut~e County and
acxoss ~he nation. It~i~~z interest xa~es hovering at
- 15-160, and with taie cantinuing uncertazn~y tha~
exists in tl~.e ]iome finance system, the hausing
market can be ex~ec~ec~ ta rer~ai.n unse~tZed ~or a
~anfi perioc~.
Camponents of liousing anc~ land development costs i.n
I3utte Caunty in 198I ar~ s~inwn on the attached tables.
5-49
HOUSING AND LAND DEVELOPMENT COSTS~
HOUSING TYPE: Cus~om si.ngle fami~y res~.dential
PRICE RANGE:2 Uppe~ $125,000 plus
GHICO
RAW I~AND (per acre} $40-45,000
ON-O~F SITE IMPROVEMENTS
(per lot) ~16,b00
FINANCE COSTS (per ~at)3 $3,730
ADMINISTRATZVE C~STS/
PRQF~T {p~r lot)~ $3,750
PARADISE
$30-~0,000
$1b,600
$3, 730
$3,750
OROV~I,~,~
SOUTH COUNTY
$10-7.5,QOQ
$~b,600
$3,730
$3,750
MARKET PRFCE OF INI~ROVED
LOT ~V/0 DW~~,LTNG ~42-45,000
CONSTRUCTION COST (per
dwelling) ($9-6/sq.ft.)5 $73,50a
~~5-40,000
$73,600
~25-30,000
$73,b00
~IDUSING TYPE: Mid range stand.ard floor plan singie family xesiden~~a~
PRICE RANGE:2 $80,Q00 ta $95,qOp
RA~~ LAND (per acre} ~20-25,000 $b-8,000 $3-4,000
RAti~ I~AND (pex Zot) $3-4,000 $S-1,~00 $500-$00
DN-~FF S~TE ~MPROVEM~NxS
(per ~ot) ~7,000 $7,QOQ $7,000
~NANC~ C05TS (pex lot) 3 Prxme Ra~k~ pl.us 2 a p~us 2 poin~s
ADMINISTRATIVE GOS'FS/
PROFIT (per 1ot) ~ $ 3, 740 ~~., 870 $ Z, OZ 0
MARKET PRICE OF IMPROVED
LOT W/~ DW ~LLING $22-25,QQ~ $10-12~000 $6-7,000
CON~TRUCTZ~N C~ST (per
dweliing) ($34/sc{.~t.)6 $~46,~40 $46,4~D $~6,440
HOUSING TY~E : Law to moderate income market haus~.ng often with
FHA or o~her fo~ms of mortgage assist ance, pre-
domina~t~y in South Co unty
~ PRIGE RANGE :2 $50,000 to ~65,000
RAW ~AND (per acre) NA NA $7-10,00d9
RA~~ ~AI~D (per lot} NA NA $1-2 , 000
ON-OFF SITE IM PROVEI~IENTS
(per lot} NA NA $12,OQ0
FINANCE COSTS (per lot) 3 Prime Rate pl.us 2 0
ADMINISTR.ATIVE COSTS/
PROF~T (per ~ot)4 NA NA ~5,000
A~ARK~x PRICE OF IMPROVED
~OT W/0 DWELLING NA NA NA
CONSTRUCTION COST {per
dwe~.ling) ($~0/sc~.ft.) ~ NA NA $30,OQ0
I-50
OROVILLE
CHIC~ PARADISE SOUTH COUNTY
HOUSING TYPE: Multiple ~amily, ap artment condomin~.um
PR~CE RANG~ : Z~laxaable depending upon locatian, amenities and
o~her factors, predominan~.l.y in Chica area.
RAW LAND (pex acre) ~ 1D0, 000 NA N.~
RA1~ LAND (per ~.ot) ---- ---- ----
ON-DFF S ITE I?~iPROVEMENTS
(per ~nit) ~ Variable NA 1~A
FINANCE ~~5T5 {per uni~.} 3 Commercial NA NA
Loan Rate
ADMINISTR.ATIVE COST~/
PR~~~T (pex unit) ~0-25% NA NA
CONSTRUCTION COST (per
unit)$ ($33/sc{.ft.) $33,0~0 NA NA
MARKET PRICE OF UNIT $70-8p,a00 ---- ----
~. Data an housing and develapment costs ob~ained with~the coopera-
tian and assis~ance of ~ocai develapers. Due ta the confidenti.al
na~ure of some af the infarmation, the sources are not ~.dentif~ed,
The i.nfoxma~ion varxed in detail and me~hod of accounting suffi-
ceintly ~o rec{uire ssti~ates and adjustments ~,rhich were mad~ by
the Planning Department basc;d an ~he obs~rvations of the de-
ve~opers.
2. Price ranges ~reflact rela~ive market axientation rathex than a
speci.~ic housing value.
3. Finance costs established in reference to the prirr~e or commexcial
rate and remazns relativeiy unknawn ur~'til the time of sale when
~t is passed on to t~3e consumer. Stud~.es indicate that financing
costs xepxesent ~rom 2 to 5 percent of the fina]. cost af the unit
{kiousin : A Ca~.l for Action, a report from the San~.a Clara County
Hausxng as orce, anta ~ara County 1977).
4. P~ofit established ~or sale of improved 1ot anly (many subdiva.ders
d~ nat bui~.d homes), the differenc~ be~ween the cost af the a.m-
proved la~, dwelling ancl final sale pxice represeizts profit ~or
the ~.otal delivery a~ ~he c~wella.ng. Tl~e study citec~. a~ove also
nates tha~ the rel.ative profit ~ncreased ~rvm 9.1 to 2~.b pexcent
from 1967 to 1977.
S. Based on adjusted building valuation ~a~.a (wi.i~ Iabar and mate-
r~.als) for a custom 1b00 square foot single famil.y ~welling.
6. Based an adjusted building va~uation data (unit labox and mate-
~xials} ~or a modes~, standard floor p~an 1350 squaxe foot single
family dwelling.
3-51
7. -Based on d~veloper estxmates.
8. ~ased on adjusted building va~uatinn data (unit laba~ and mate-
rials) for a multip~.e 1100 square foot dwellan g. . ,
9. Land costs often hi~f~er c~ue ta sewer requirements for mortgage
insurance.
r
I-52
~ST~MATED LAND VALUES - SAMPLE 1970-1980*
CHICO ~ 197Q I975 1980
STZE: i0 acres
ZON~: SR
GENERA~, PLAN: MDR
L~CATION: ~I,E. CHICO
TOTAI. VALUE - $15,500 $24,900 $62,000
PER ACRE - $ 1,60Q ~ 2,5~0 $ 6,200
S~ZB: 6.9 acxe s
ZONE: A-2
G~N~RAi~ PLAN ~ I~iDR
LOCATI~N: S.W. CIiICO
TOTAL VALUE - $67,800 $I09,160 $271,80Q
PER ACR~ - $ 9,80~ $ 15,$00 $ 39,400
SIZE: 5 ACRES
ZONE: A-2 y
GENERAL PLAN: ~iDR
LOCATION: S.W. CHICO
TOTAI. VALU~ - $20,400 $32,800 ~8Z,700
PER ACRE - ~ ~#,100 $ 6,~aa ~i~,~oa
STZE: ~./4 ACRE LOTS (~MPROVED)
~ON~: AR
GENERA~, PLAN : LDR
LOCATZON: N.6Y. CFiICO
A. PER L~T - ~ 2,400 ~ 3,900 $ 9,600
PER ACRE - ~ 9,600 $15,600 $38,4D0
B. P~R LOT - $ 1,200 $ I,9Q0 $ A~,800
PER ACRE ~ $ 4,8Q0 $ 7,500 $19,200
C. PER I~OT - ~ 5,200 $ $,400 $20,90Q
PER ACFtE - $2D,800 ~33,60~ ~83,b00
D. PER LOT - $ 2,400 $ 3,900 $ 9,500
P~R ACRE $ 9,600 $15,6Q0 ~38,400
E. PER LOT ~~.,600 $ 2,6~0 ~ 6,500
PER ACRE - $ 6,400 ~10,40Q $26,000
I-53
AVERAGE CHICD~ AREA RESTDENT~AL LAND VALUES
I970 ~975 198Q
RAW LAND (F~R ACRE) - $ 5,~Q0 ~ 8,300 $20,fi0Q
RESIDENTIAL LOT - $ 2,6QQ $ 4,100 ~10,30U
IMPROVED RESxDENT~AL LAND
(PER AC~tE) - $1Q,2D0 ~16,6Q0 $4~.,1U0
AV~RAGE ANNUAL INCREASE ~N~ RESIDENTIAL
1970 - ~.975: 1Qo
1975 - ~9$Q: 200
PAR.ADISE: 1970 1975 19$0
SIZE: ~.2 acres
ZQNE: AR
GENE RAL PLAN: LDR
LOGAT~ON: S. PARADTSE
TOTAL VALUE - $22,300 $35,900 $78,700
FER ACR~ - $ I,900 $ 3,000 $ b,640
SIZE: 2/S ACRE LOTS (x1~9PROVED)
ZONE: R-Z
GENERAL PLAN: MDR
LOCATION: S,E. PARAD~SE
A. PER ~OT - $ 3,200 ~ 5,200 $11,400
PER ACRE - $ 8,000 $13,000 $29,000
B. PER LOT - $ 3,200 ~ 5,200 ~11,~1OD
P~R ACRE w $ $,000 $13,000 ~29,000
G. PER ~,QT - $ 3,200 $ 5,2U~ ~11,4Q0
PER ACRE - ~ 8,000 $13,000 $29,OOU
D. PER LOT - $ 2,4U0 $ 3~900 $ 8,600
P~R ACRE ~ ~ 6,~00 $ 9,800 $21,500
£, PER LOT. ~ $,1,700 $ 2,70Q $ ~,90Q
PER ACRE - ~ 4,300 $ 6,80Q $14,800
F. PER LOT - $ 2,5D0 $ 4,000 $ 8,800
PER ACRE -' ~ 6,300 $10,000 $22,000
T- CA
AVERA~E PARADISE AREA RES~DENTIAL LAND VALUES
_ 7.970 1975. 1980
RAjV LAND (P~R ACRE) - $ 1,900 $ 3,000 ~ 6,600
RESI~7~NTIAL LOT - $ 2,700 $ 4,400 $ 9,600
IMPROVED RESIDENTIAL ~AND
' (PER ACFtE} - $ 6, 800 $1~, 000 $24, 200
AVERAGE ANNUAL INC R~ASE TN RESIDENTIAL
~ - 1~
1970 - 1975: 1Q%
1975 - 1980: 17a
OROVILLE - SOUTH COUNTY: ~97Q 1975 1980
SIZE: 8 ACRES
ZONE: R-1
GEN~RAL PLAN: MDR
LOCATION: S. OROVILLE
TOTAL VALUE - $ 9,G04 ~~~~,~aa $30,600
FER ACRE - $ ~,20~ $ ~,saa ~ 3,800
S~ZE: 9 AGRES
~ON~: R-4
GENERAL PLAN: HDR
LOCATION: S. OROVILLE
TOTAL VALUE - $ 2,2D0 $ 2,$00 $ 7,000
PER ACR~ ~ $ 2S0 $ 3Qa $ 800
SZZE: 12 acres
ZONE: A-2
GEN~RAI~ PLAN: MDR
LOCATTON: 5. COUNTY
TOTAL VALU~ - $ 10,50Q $13,40Q $33,300
PER ACRE - $ 900 ~ 1,~00 $ 2,800
AV~RAG~ OROVILLE-SOUTH COiT~fTY AREA
RA~Y LAND (PER ACRE) - $ '180 $ 1, OQO ~ 2, 500
RESZU~NTIAL LOT - NA NA NA
IMPROVED RES~DENTiAL LAND
(PER ACRE) - NA N~l NA
x-55
AVERAGE ANNUAi, INCR~AS~ IN RESIDENTTAL
L - A
1970 - ~975: 50
1975 - 1980: ~2Qa
Saurce:
But~e Caunty Assessor's Records adjusted appropriately
depending upon the base year o~ a~praisa2.
I-56
CHA~T~R Ii
HOUSING NEEDS
IDENT~~IGATION "OF HOUS'TNG i'~tEEDS IN UN~~NCO~RF~'RAT~'D 'BUTT~ COUNTY
Z~lith a base of data on pop~l.ation, households, ar~d housing
characteristics as a foundation, the task of the housing e].ement
is to ~ranslate this data into es~~.ma.tes of houszng nee~.s for a11
ecanomic segmen~s of the cammunity. This ~.s done in ~he fo~.lowing
sec~ion, which aut~.ines basic hausing needs in terms a~ ne~r cons-
tructi.on and rehaUilzta~~.an. ~and rec{uirements for resiclen~.ial
development and ~.he need for assi.sted housing are alsa discussed,
and specia7~ housing needs of varxous segments of the communaty are
analyzed.
This chapter o~ the housing e~ement also contains two a.ppendices
wh~.ch provide di.scussions o~ housing needs wz~.hzn ~.he Eutte Caunty
regian. These twa appendices, "~air Share Alloca~ion Plan" and
"Bu~te County Reg~.ona~ Housing N~eds Assessment for Persons of
A11 Tncome I~evels" allocate a regional share af housing needs in
Bu~.te County to the unincaxporated area, and axe referred to
throughout this chapter.
1. Projec~ed Haus~hold Growth
The numbex of additional hauseho~ds expected to resid.e ~.n
Bu~te County through 1986 has been projected by ~he State
Department af i~ousing and Community Develapmen~. Using
~~~ese projections as a base, pas~ household graw'th pat~erns
within the county have been applied to project ~.~ie number
of expected householc~s i.n the citi~s and the unincorpaxated
area af the county thxough I986.* The number o~ households
expected to reside in fhe unincorporated areas of Butte
County ~hxough 1986 xs shown belaw.
Expected Household Growth: Unincarporated Butt~ Coun'ty
7/1981
7/1982
7/1983
7/1984
7/ 7.985
7/1986
2. Vacanc Factor
33,943 houselialds
35,658 households
37,372 hausehalds
39,fl86 hauseholds
40,864 househol.ds
~2,071 households
The housing marke~ requares a certain degree af e~asticity
~o ensure that a choice of housing apportuni~.i.es is avail-
able at di~~ex~ent locatians, prices, and ~ypes. Althaugh
conventional wisdom hol~.s that an overa~.l vacancy facY.or
o~ S-6o is desirable, it is thc~ canc~uszon of ~his el.ement
that the desi~ed vacancy factor should be ~elevan~ to the
I.ocal k~ousing mark~~.
~See Reginnal Housing Needs Assessmen~, a~~ended to -~his chap~er.
~~-i
In this regard, th~ Butte County housing market is a very
stab~e on~, w~~h a re~af~v~ m~nimum af movemen~, except for
the Chico urban area. A 6o vacancy xa~e xn such a mark~t
could be potentially damag~ng ta the r~a1 es~ate industry
and to the local economy. Tt~exefore, the £aJ.~owing factars
are considered acceptable in terms af "suPply and c~emand."
Unit Type Accepta]~le Vacancy
Single-Family Dwe~lings 2$
Multi:tfatni.ly Dwell.ings 5%
The "acceptab~.e" vacancy rat~ k~as ta be re~ated to the rela-
tiv~ proport~:on a~ own~r-occupied and renta~ t~i~s compxising
the Butte County housa.ng marke~.. The "overall accepta3~~.e
vacancy rate" ~.s determinec~ by ca~.cu7.atiing ~.he relative per-
centage o~ owner-accupi.ed and ren'tal una.ts . zn unincorpor-
ated Bu~~e Coun~y, 69.3a a~ al.l housing units are own~r-
OCCL1piE?Cls ar~d 30. 7% are rental units . W~en these percentages
are weighted and added together, they represent the overal.].
accep~able vacancy rate. (.f~93 x.D2) + f.307 x.05) #.029
or 2.9a
3.
Housing Supply Needs
The number of housing uni.'ts.needed to accommodat~ th~ county's
populatian--existin~ and projecteci--is de~ermined lay applying
the overall acceptabie vacancy ra~e (2.9p) ~o the number o~
hauseha~.ds .
Yea.r
~.981
1982
~983
1984
1985
7.986
Tatal. HausehoJ.ds
33,943
3S,b58
37,372
39,OSb
~0,86~
42,071
3a,930
36,69Q
38,460
40,220
~2,050
43,290
It is im~~artan~ ta no~e tliat any sa.gni.~icant mave toward
uxxlization of more 1.ib~ralize~. annexat~on procec~ures by the
exi.s~ing incorporated areas ivi1.~. radical].y a£~ect the pxa-
jections of ~his element, as these project~.ans re~a~e to the
unincorporated area.
Basic,. Hous~.ng, ,N~ed,s~„~,(Rounded)
II-2
4. Production Goa].s ~(Neia ~Const'ruc~i~on)
The basa.c housing n~:~ds ident3.£~ed above r~pr~sent that
number of un~ts ~.etexmined ta be necessary ~.o accammodate
existin~ anc3. anticipatecl poPula~ion, and al~owing for a
reasanab~e rate of vacancy to p rovide the housin g market
wi~h a fair degree of e~.astaca.~y-
I~ is use~uJ. ta the private homebuild~.ng industry and to
public decisi.an-makers that the housz.ng elemen~ translate
basic housing needs into produc~ion goals o~ "~arge~.s ."
This process ~equires an ana~ysis o~ data previously au~-
lined, as well as th~ use of other information regaxding
th~ ex~ent of ho~zsing dilap~da~ion and tlie rate a~ removal
of hous~.ng units prajected ~or ~.he periad £or which goals
are to be es~ablished.
The unincorporated county housing inventory contains an es-
~imated minimum of 2,206 {6.50) units considereci to be in
need of rehabili.~ation. In additian, 0.7 0 of the tataJ. i~-
ventory is canservatively estimated to be substandaxd to a
d~gr~e waxxantang d~molition and clearanc~ {these are "di-
lapidated" units). As stated ear~.ier, these pexcentages are
mini.mum es~ima~es only, based on the 1975 Special Census,
whi.ch serious~y us~ciexcaunts ~he extent o~ bligh~ed housing
conditions in Butt~: Coun~y.
For the purpose o~ foxmulatin~ the product~.an goa~.s esta~a-
l,ishe~. herein, i.t is assumed tha~ no significant change wi11
be mad~ in the county's policies and atti~Cudes regarding
hausing cade en~orcement an~., thexefore, the exis~ing rate of
decay wi11. canti.nue. It is also important to na~e ~.ha~ a very
substant~.al number a~ househ~~ds occupy W1i't5 ~.hat are seri-
ausly detexi~ra~ed. A].though th~ exten~ of deterioration may
not be to a degree warranting demo~~tion, the candi'tion as
seri.ous enough to make ~he anclusion of suc~a usiits in the in-
v~ntory a ques~~.onab~e judgmenti. None~.heless, those ~i.ts
have been included, with the understanding just represented,
and w~.~h empha.sis placed an the fact that failure to promp~ly
xej~.abilitate these unifs wi1l trigger a dramati.c increase in
~he pro~orti.an of ciilapi.dat~.on and, thus, caus~ an understate-
ment in ~.he adapted new construction gaals.
With ~hese factoxs in mind, ne~,r canstxuc-~ion gaals have: been
established by subtrac~ing the cuxxent supp~.y of avai~.able
housing (~hat which is accupied and tliat which is vacan~t
and available far occupancy) f rom the basic housing neec~s of
the unincorporated county through ~986. Th~.s five-y~ax to~a1
that constitutes liousing prQduc~i.on need, has been averaged
over a~ive-year periad, and adjusted ta campensate for ex-
pec~~d remova~s.
II-3
B1S1C
Existing Housing
Suppl.y* Need
3/1980 3~,195
1981 34,9~0
~.982 3G,b90
,. 5 .
Ave ra g~
Productian
Need
~., b80
~.,650
Adjusted
Average _
Production
Remova~.s**
40 I, 720
4Q l, 72Q
~983 38,460 1,b80 40 1,720
1984 ~o,zza ~,680 40 1,720
1985 42,050 ~,680 A~0 1,720
1986 43, 29Q ~,, 680 40 1, 720
A comparison of ~he housing uni~ cvun~ in ~he ~nincorpara~ed
county in 1975 (2S,8b3 uni~rs) a:~d in ~.~$o (3~,~4o units) ~.n-
dica~C~s an average o~ 1,b15 housing units~have been added
annualJ.y since 1~75. Befween ~.977 and 198Q, hoEVever, produc-
ta.an was closex to 2,000 units per year. ~'hus, a continuance
a~ past cons~ruction trends in the tznzncarporated caunty wil.l
produce a housing s~.ack that wi].l ful.~:~11 housing ne~ds. Th~
greatest baxrxer ~o adequate rate o£ housing construction wi11
be the unavailability ancl liigl~ cost of martgage ca~i~a1 ~o
finance the pu~cI~ase of new housing construction. This has
a~ready af~eetec~ the rate o~ new canstructi.on in the coun~y;
i.n 7.9$0, cons'truc~i.on activzty in the unincorporated coun~y
was onl.y 70 0 0~ 1.979 activity. {See Table IX. }
Rehabili~ation Goa~s
As mentioned earJ.i.er, 6.S% is the minimum est~.mate for the
housing suppJ.y in the unincoxpoxate~ area of ~he coun~y con-
sz,dered subs~andara and capable of rehabili~a~ion. This
transla~Ces in~o 2 ~ 206 unxts (for t]Ze unincorporated area) .
The ra~.e of rehabil.itat~on of tliese uni~Cs is dependent upo~
many factors, such as the willingness o£ insti~.utxona~ lendexs
to make home imp~ove~ent J.oans, especxal.ly in the lo~~rex-i~.come
n~ighbarhoods where th~ bulic a£ the substandard units are con-
cen~xa~ed; and the availability of bel.ow~-market i.nterest ra~e
financing for those nousel3olds who requi.re assistance to make
reha~ilita~~on financially ~eas~.ble.
x~.s~~ng avax a e supp y~as een estimated by taking the
~ota1 hous~.ng caunt f~-om ~he 1980 Pre~iminary Census and
subt~acti.ng estima~ed vacant units which are not avail.ab].e
~or accupancy L'33,940 -(33,94U x 5.5% x 40%~.
** Based on past caunty demol~.taon permit data.
zI-4
Consistent with ~ts Housing Assisrance
seeks 'ta rehabili.tate approxima~.e].y 25
renta~. units per year. The achievement
an continued federal assi.s~ance in the
velopment Block Gran~s and Parmexs IIam~
grams, as we11 as otiher assistance such
gage financing.
6. Site flvai].abili~y and Lanci Requirement
Plan goa~.s , the county
own~r-accup~.ed and 45
o~ this goal depends
form of Cammunity De-_
Adminzstration pro-
as tax-exempt mort-
A cr~tical factor canfrontang ~he housing xn~ustry i.n many
housing mark~ts in ~he natian, and especia~.~.y in Ca~.ifornia,
is the availability o£ Iand sua.table for residential Cl~VE~.ap-
ment. The absenc~, ar shorrage, o~ housing sxtes contri.butes
great~.y ~o the gross imbalance that frequently exists be~ween
hausing sup~Zy and market demand.
While a constrain~, ~his £actor is less af a constraint in
But~.e Cour~~ than in othex more deve~o ed area af ~he state.
a~a presente in C~aptex I o this ousing el.ement eman-
strates that residential land use desi~nations under the
caun~v's General. P1an wi11. allow an u].ti.mate residential popu-
Zatxor~ or 1..(?81.200 whic3~ zs nearlv ei~ht ti~nes ~C}~.e present
papul.a'~ion of th~ cau~ty.
Residential lanc~ use designat~ons wi.th~.n aI1 areas of the
caun~y are summarizc:d belo~~r:
Estimated Area of Land Use Desi~nat~.ons (in acres)
Urban Areas A11 Othex ~lreas
Agricu~.tural.
Resi.dential 19, 4$6 3.~2, 359
I~ow Density
Residentzal 33,71.7 b,SSb
Medi.um Density
R~siden~.ial 14,27.2 2,073
Iiigh Density
Residential 2,744 -Q-
These tatals inc].ude both acreage ~hat is ~.evel.aped and un-
developed. Unfortuna~ely, the county~s present eftor~s to
invenrory ~he 1.and sup~ly do not go beyonc~ tha.s level of
speci~i.c~~y. ~ioweve~, in ter~ns of papula~.ian, ~t may be
said ~ha~ the caun~y has achieved 12 0 of its hol.d~.ng capa-
city. This provi~.es some picture af the amaunt o~ remain-
ing residential l.and available.
II-5
Utilizing existing zoning ~ractices and standards of the
coun~y's Land Use ~l~ment {I979), i~ has been estimated that
Iess than 750 acres af ~and wil~ b~ consumed yearly in the
achievemen~ of the housxng graduction goal of I,720 ~welling
units per year.
Higher resident~az densities will reduce the rate of la~d
consumptian. It is also impartan~ to emphasize tlxat it wi~~
not be necessaxy ~o commi~ pres~n~ly rural or ur~developed
lands to ~esidential uses, ~n ax1 instances, to sa~isfy
projected housing needs, Th~ assessment of required acres
takes in~o considexatian that I.and a].rea~.y committed to
resiaen~ial development or ather urban uses may ~e develaped
through "i.nfi~ling" or redevelopmen~ ~ecliniques. Although
~.~ is vir~ualJ.y zmpossible to forecast the ex-~ent ~a which
such techniques w~l~ con~ribu~e ~o sa~isfying the need ~or
resi.c~ential. sites, preliminary studies ~.ndicate that the
impac~ of such ~echnic{ues cauJ.c~ be significan~. For example,
in tihe Chapmantown and E~ Mec~io communities a].one, it zs
conserva~ively es~.imated that an approximate 20 net acres
cauld be aggregated, thxougl~ nei.gh~orhaod redeve~.o~~ment and
"infi.l~ing," £ox xesiden~.z.a~. c1~veJ.o~mez~t. ~ T~ie county's cam-
munity developmeiit program has a.lready d~mons~rated th~
~e;asi.biZity of using these ~echnic~ues in t~~ese spec~~i.c
n~ighborhoods.
7.
The Nesd for ~lssisted Iiousing and Loti+rer-Income Itausxng
ppartuni~les
In the d~stri~ution of ~egional housing z~e~ds presented xn
the appenda.x to t~izs ch~aptex, both househo~d grow~h and 'th~
distribu~ion of ]~ouseho~ds by income group are ~rojected
~or the unincor~orated county t~~rough 1986. Thase projections
are shawn be~oti~r;
Unincorporated County ~Ious~holds
To'ta1 Income Categnry
0-$0 a of
Courity A'ledian 80w 120 v 120 0
I980 32,291 ~1,892 5,387 15,012
~98b 42,Q71 1b,936 6,646 18,489
~~hi~e the number o~ ~~ousehoJ.ds in the unincorporated coun~y
as expected to grow by 30a between 7.980 and ~986, ~he number
af lower-income hnus~holas tail.~. ~ncrease by 42 0, if xegional
housing needs are distixi.buted equitably th~raughout the county.
II-6
This means that hausing pxoduction in ~he un~ncorporated
county should ~mphasize incxeasing appoxttinit~es for lower-
income househalds. This can be done through the provision
of asszsted ho~sing and a~so thraugh new constructian of
housing affordable ~a lower-income hauseholds. With~n this
sectzon of the housing element, gaals are esta~lished for
~oth of these areas af hous~ng provis~nn.
Assisted Housin~: Housing Assistanc~ Plans praduced by
juris~ictions par~icipa~in~ in the Commun~ty Develap~ent
~Iock Grant Pxogram pravide an assessment nf housing
assistance needs of lower-income households. ~he Gity a~
Chico, the City of Orav~~le, and Bu~te County,* as CDBG
~artic~pants, have alI praduced Housing Assxstance Plans,
which, when combined, are an ass~ssment a~ assisted housing
nesds for the entire county. T11e relevant portions of these
housing assistance plans are included in ~his section.
Thes~ assess~ents indicate ~hat as of ~979-1980, 8,303 Iower-
income households i~ t~ie caun~y were in need af housing
assistance. This represents 38a o~ all lotaer-income hause-
halds (thflse whose ineome is below 800 of ~the caunty m~dian)
in Butte Caunty in 1979. .
~ The ~utte County HAP covers th~ follawing ar~as:
Gridley, B~ggs, an~ th~ unincorpoxa~ed caunty.
Paxa~ise
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Using ~he s~a~dard that an average o~ 380 of aIl ~owex-
income households are in ne~d a~ assistanc~, the numher of
hauseho~ds needin~ housing assistance through 1986 ~n un-
incorpora~ed Butte County ~an be estimat~d:
Lower-Fncome
Lower-I~~come ~iouseholds in Need
I-~ouSeholds o~ Assistance (38 a)
~980 1Z,892 4,519
~981 12,732 4,838
1982 13,572 5,~57
1983 14,41Z 5,476
1984 15,252 5,796
1~85 16,Q92 6,1I5
1986 I6,9~Z 6,434
The availability a~ state a~.c~ fedexa~ resourcc;s ta ~rovide
housing assistance :ts generall.y being diminisi~ed under the
nev,r £edexal acimi.nistxation. Section 8 subsic~ies al~ocated
ta Butte Goun~y have bee~t greatly reduced; Section 31.2
~3ousing Rehab~.l.~tation Loans have ~een e~.~.minated completely.
Farmers Home Administra~ian programs an.d Cammuriity Develop-
ment Block Grant resources for housi.ng reI~abil~.tation ar~
sti~.l active. In addi~i.on, the county has recent~y become
inrrQJ.ved in the Sectxon 8 A4oderate Rehai~~Ii.tation Pxogram.
(A summary of exten~ o£ ac~ivity of housi.ng assis~ance pro-
grams ~.n the unir~corporated county is attac}~~d ta this
chapter as Appenc~ix C . )
Because of ~.he uncertain~y of future fur~dzng ~or housing
assis~ance pragrams, tlie county's goal wi11 be to fu11y
utilize al~. hausing assi.stance reso~zrces that are available,
bu~ f.o attempt ~o mee~ 3o a~ the needs of loiver-income house-
ho~.ds in need of assistanc~ on an ann.ual basis. This goal
resul~.s in an average of ib4 units of assisted housing each
year between 1980 and 1986.
New Constructi.on of A~fordaU~e Iioizsxn ,: As reported in
apter o t~s ousin~ e emen~, ~u~1 of ~he hause~old
growth in Butte County in the ~as~ has been due to 3mmi-
grat~on. Retired househa~.ds moving tio I3utte Caunty from
mare metrapol.itian areas of the state have accounted for much
af th~ past populati.on growth. I-iflusing construction in rrtany
areas o~ the caunty has been aim~:d at this segment o£ ~he
papulation. In many cases, househoJ.ds'moving ~a Butte Gaunty
have had ~.arge equ~ti~s £rom previou5 homes anc~ ca~ a~~ord
h~ghex pr~.ced housin~;.
5~-11
As the cost of ho~sing and the cost a~ ~inancing a home pur-
chase i~creases, tSie demand fox hzgher priced housin~ wi11
dacrease. ~ewer hoizseholds wi1l be puxchasing new l~o~s~ng
for the sake of "maving up" in their ~.ifes~yle and housing
form. Financing costs will simpl.y make "moving up" too
cos~ly. Thexe~ore, ~~~e r~sic~ential aeve~opment indu.stry wi~.l
be retargettzng ~their product to hous~liolds who still have a
motiva~ian to purchase hausing: these households ~.re th~
f~.rst time liome~uyers.
Hausing a~~ordable to ~a.rst time hamebuyers must he much ~.ess
costly than ~he luxury home. ~{rith coxzstruction, land, ar~d
~inancing casts on the increas~, fhe only way to bui~d mare
a£fordable ~~ousi~g is to create a srnaller }~roduc~, both in
terms a~ square footage ancl Iot size. The county's policy
wi11 be ~o fac~litate thi.s type o~ housing construction.
In ~arge~ting hous~ng constructi~n to first time homebuye~s,
more householc~s w:'tl]. he l~aving rental. housing, ~.hus increas-
ing its availabi~.ity ta other ~o~~rer-incame hauseholds, Thus,
the fi~ter~n~ process wi].1 be stim~lated to create more e~as-
ta.city in ~he iowex-priced segment of the ~housing market.
The coun~y wi11 fea~uxe a vari.e'ty af i.nc~ntives, in terms of
increased residential ~anci use ~.ensiti.es and decreased mini-
mum l.ot sxxes, to enable Iiousing prod.uc~io~ fox fi.xst t~.me
homebuyers. This type of ~roduction will be encauraged on a
voluntary 3~asxs.
I~ is es~imated that 30a o~ a~J. resid~ntial new cans~ruc~ion
on a yearl.y baszs tivi11 be a~£orda~le to first ~ime home~uyexs.
8.
Special ~iousing Neecls
~n addi.tion to the n~w construction, replacemen~, rehabili~a-
ti.on, and assistec~ housing needs out~.ined above far the en~ire
unincarpoxated ar~a, certain popul.a~ion groups, haus3.ng forms,
and Iocat~.ons w~.~hiz~ the county r~quire additional cons~.dera-
.tion an develaping a scheme for the provision of safe and
a££ordable ~iousing,
A. ~F~s~male'-Head:ed: ~ious~ehalds
Ten percent af county households are headed by ~'emales.2
Charac~eristacal~y, ~hese same I3.flU5@~"101~5 ~end ~o be three
~~.mes more 1ike~.y ~han other hausel~old~ ta be ~irr~.ng an
inco~aes that are be~aw paverty leve~s. Single females
raising children axe doubly taxed wi~h t~.e ~responsibi~zties
o~ family rearing and income-earn~ng. Like othe~- ~.ow~r-
income households, they experience a high ra~e of over-
paying for suitable housing. In adciitian to assis~ed
hausing, female heacis nf househo~.ds could bene~it fram ~ow
cos~, low maintenance housing ~ahich prov~.d~s adequate and
easily superv~sed r~:creational facilities for ch3ldren.
II-12
Oppoxtunities for priva~e or coo~erati~e chi~d care which
is connected to the housing site are also needed.
B . El~dexl~y ~Iious'e~h'ol"ds
Bu~tie County is increasxngly becomang ax1 attractivE com-
muni.ty for retirement I.iving. Especially in the To~an af
Paxadise, older persons are a~tracted to ~he rural settzng
and are reloca~ing }iere after l.eaving their ~ife-~.ong
employment.
The median age ~.n th~.s town ~.s 5~. yeaxs ~or wom~n, and 45
for men, car~pared ta the county median o~ 30 and 28, re-
spec~i.vely. Nearly two-thirds of the households in
Paraciise are lo~a arzd modexa~e in~ome .~- A~any of th~se
househoZds, although living on ~imited, fixt~d .~ncames from
Social Securi.ty ar priva~e pE11510F15 ~ may have substantial
savings or equity in ~heir homes. This, i.n many cases,
has allawed a cash P ur~hase of retirement housing in ~he
Paraaise ax~ea, thus reducin~ monthly housing expenses.
Owner-occupi.ed mobilehomes are particu~arly popular in
thxs area. ~n 1977, 35 ~ of a11. mol~ilehomes in ~he county
were iocated in ~'aradise, anc~ of al.l. mobilehomes added ~o
the caunty b~ti,re~n 1975 ana 1977, 51o were in ~'aradise.
The unincorporatec~. area araund Orovi~.l.e is also an attrac-
tive location far retixed persons, This area al.so ~ias a
median age that is higher tl~an the county's,~ and a very~
high rate o£ increase in mobi.].eliomes from 1975 to 1977.
~~hi.le older persons movin~ into Butte Caunty may be pre-
clominan~ly heal.thy and econor~ical.~.y inaependenf at tihe
time of their rElocation, as th~.s popula~ion ages the ~eed
for svppart taill xncrease. 01.der persons living in
mob~~.ehome parks gain the benefit of home awnership and of
].xv~.ng ~n an adu~.t community. FIo~~'eve~, in a sen.se, they
are a~.so xenters, anc~ are subject to rcnt increases for
space in their mobi~ehome ~arks,
~~l caunty-sponsoxed apportuni~y for coapexative ownersh~.p
of mabilehome parks may be ~aarticularly b~ne ~icial in pre-
serving the economac independenc~ o~ a~der residents re-
siding ~n mobilehom~s.j
~n addit~an, as o~.der residents age aitd ~xper~ence a re-
ductiion in physical. capacity, regardless o~ their economxc
status, ~hey wi11 requi.re increased supporta.ve services as
a part of 'their livzng environment. SucZi suppart includes
recreaf.iona~ opportunities, home de~ivered nursing and
nutri~a.anal services, transpartat~an, housekeep~ng assi.st-
ance, legal advocacy, e~c. Sexvices to ~he e~.clerly axe
many times masf conveniently delivered tihraugh a con gregate
housing site, such as a mobi~.~;hame park. The county be-
lieves that attcz~~ion to ~his fu~.uxe need of servi.ces for
II-~3
elderly residents must be cflnsid~red as a component o~
a dec~nt home and a suitable living environment for older
persons. Planning ~or the ~rav~sion of s~ch s~rvic~s in
ar~as of high cancentration of e~derly persans is appro-
pr~ate as a cons~deratzan xn hausing n~eds.
C. Farm Workers
Information on farm warkers wi~hin Bu~te Gounty is
Iimited: no one agency within the county ivo~ks with this
popu~a~ion group as a who~e. Limited in £armatian is
available, hawever, f~om tlie But~e Goun~y Fiousing Au~h-
ari~y, the Ecanomic Opportunity Council, and the State
Employment Develapment Depar~ment,
~arm workers are primari~.y c~ncentra~ed xn 'the unincax-
parated area a~aund Grid.~ey. The ~utte Cflunty Housing
Authority owns and operates Z~2 -Cwo-- and ~hree-bedroom
~arm lahor uni~s in ~lzis are~.. To be eligib~e to ~ive in
~h~s project, the monthly l~ous~hold income must not be
moxe ~han four times that of the r~nti tvhzch xs ~SO to $100
~or eack~ unit. In adc~i.txon, S~ af the~se units are e~.igible
for add~~ional rent subsidy unde~ Farmers Hame R~nta~.
Assistance. Under ~his program, tena~ts pay na more than
25% o~ ~he~.r adjusted income for month~y rent and uti~i-~
ties. As flf ~u1y 1979, 45 persons were participat~ng in
this program. A main prob].er~ ~caithin these housi.ng units
is avercrowding, as fama.lites tend to be larger, with as
many a~ e~ght members, ti,rltile most UilltS a~e an1.y tiwo i~ed-
rooms.
It is difficult ~o es~imate how many additional farm
warker ~ami.l.~.es mi~ht he e~igible for ~iousing assistanC~,
Wages ~or driving ~arm eq~ipmen~. or for picking orchard
cra~s may avexage $4 ~er hour; hativever, work is 1ir~itec~ by
the very seasonal na~uxe af agriculture, and. by mech.ani-
~a~.ion o~ agr~.cult~zral plantin~ and harvesting. Earnings
of $4 pex houx cannot, ~herefore, be consic~~~ed as full-
~ime laages . 5
According ta the ~conom~.c Op~ortunity Council in Bu~Cte
County, an increasi.ng number of farm workers are becoming
pexmanent residents o~ -Che coun~y, and are looka.ng for
o'ther farms of wor~ tio sup~aor~ their famil~es .~' There is
a belief that becaus~e ~'arm labor opportuni.ties a~e de-
creasing, ciue ~o mechan~zation, that otl~er txades and
professions shauld be faund for children xn farm worker '
~atn~.lies . The ~3u~~e Cou~~Cy Housin~ A~thority ~arm l.abox
hausing project can only accePt residents ~vha are working
in fax~ labor. Those ~ha~ are unemployed, or woxking ~n
other i.ndustries, are ine~i~ib3.e. Thei~r need is tlke same
as other very iow-income fa.mi].ies, except that in. many
cases they carry the adc~~.~xonal difficulties o£ having
~arge families and of sp~aki.ng Spanish only in a coun.ty
whexe bilingual residents and service woxkers axe sp arse.b
II-14
Many farm workers still fallow crops araund tihe country,
and, according to the EOC, ~iausing shorta~e is St~1i a
pxablem, especialZy in the summer season, More farm
IaUor housin~ units could definitely be used.
D. ~Physically Di~s~abled
Accor~.ing to the Cali~ornia Disabili~y Survey, comp~e~ed
in ~.978, there are a~pxaximately ~1,000 disaUled persons
with~,n Butte County. "D~.sabled," for purposes af the
suxvey, is de~ined as anyone ]~aving a~,~ork or housework
disability of a physical, mental, or ~moti.onal natuxe.
This figuxe may be an underesti.mation, however, since
i~ only addresses ~ersons between 1.6-b4 years af age.
A~any p~rsons within ~Chis disabled popula~ion have a
physical d~sorder serious enaugh ~.o rec{ua.re specia].
modi~icat~.ons to thE houszng enviranmen~. 5uch modifi-
cations generally fu~.~i~1 specia~ accessi.b~li~y require-
ments o~ ~he disabled who use wheelchairs or tivalking
aids. Special ~c;atures whicn may be requirec~ incl.uc~e
ac~eQuate ramps in enfry ~~ays, adequate ~aidth halls and
doorways, removal of ste~s w~thin livin g quarters, grab
bars in bathroor~s , etc .
Living enva.ranments requiring acc~ssibila.ty ~eatures
~.nc~.ude ~Zdfl types: disabled persons ei~.hex reside in a
group ax institu~ional s~t~.ing flr in their own ~iomes in
the comm~~.ty where they receive su~port necessary ~o
maintain an ind<;p~:ndent lifestyle. ~n rec~nt years,
fed~ral. access~bility standards for m~l.ti~amily hausing
construc~ed for the disab~.ed and the el.derly l~ave became
more clearly de~aned and are generally enforced. Lo-
calities must match this federal ~olicy thraugh several
avenues: bu~Iding ~equirements that guarantee accessi-
~i1~ty ~o the hanc~.icapped must be enfarced ].ocaJ.J,y;
p~ograms ~Cha~ madi~y existin~ hausi.ng fax the handicapped
must be avaxlable; and the supply o£ special~y designed
an~. modif~.ed housing must Yse aclequare tia mee~ the demand
£or handi.cappec~-accessab~e ~ni~s.
E. Mabil.ehames
Because mobilehomes a~e ~he fastest growing form of
hous~.ng in But~e Caunty, they deserve additional analysis
to det~;rmine ~hezr suitability in meeting the hous~ng
ne~ds within ~l~e county. Tlie hi~h growth rafe in mohile-
ho~es xndicates ~ha~ tliey are either an adequate subs~i-
tuti.on for more cor~ventional. 'types of housi.ng, ar that
£or certain pop~.lat~.an gxoups, they peri-~aps offer special
hausin~ services beyond those. of more conventional housing.
II-I5
The 5977-78 study of mobx~Ehomes in California, conducted
by the Sta~e Department o£ Fiousing and Cammun~ty Develop-
ment, provid~s an opportunz~y ~o examine ~he at~raction
of ~his grow~ng houszn~ farm xn a laxger ca~tex~. A1-
thaugh the papularity of mob~.leI~omes .is increasing state-
i~ride, they account for only A-.~% af the state hous~ng
s'tock,7 as compared to 22.4o in unincorpoxa~ed Putte Co~n~y.~
Because u~incorparated rura~ areas ~en~ ~.o offer a more
hospa.tabTe ~ega~. enva.ronmen~ f~r mobilehames, grawth is
grea~est in.th~se areas ~hroughout the state.~
'~he stata study indicates that the attrac~ions of mobx~e-
hame living xnc~ude "more econamical" (listed by 6~0 0~
aII mobilehame a~anexs intervi.ewed} ,"less maintenance"
(52%) , and the "desire to own~' ra-~her than to rent (34%) .
~ls in But~e Ca~zn~Cy, mabilehn~ne owners stateEaide tend to be
older, with 64a o~ t}~ase surveyed 60 yeaxs of age ar older.
Statewide, the avera~e househol.~1 size a£ mabilehome d~~rellers
is two persans, and ~l~e median income is $10,200, compared
to the mec~ian for a~l house~iolds of ~I5,OOQ. Fifty-four
pc;rcent of those inte~vieiaec~ ~istecl their ~revious resi-
dence a.s a cQnventional sxngle-family l~ame. 5atisfac~ion
seems to ~e high among moi~ilehome resrdents, w~th 710
indicatin~ that they were "extxeme~.y" or "very" sa~is~isd.g
A~urth~r analysis of t:~e cost af ~~Lirc,iasin~ a mabzle:~or~ie
inciica~es t3~a~t they are only a via~le a~texnative for a
cer~axn ~ype o~' lat,r~income lzouse~~old: genera~ly those wi~h
laxge enaugh savin.gs ox ec~u~ty in a prev~ous hous~ to make
a cash purchase o~ ~he r~obileh.ome (e.g. many reti.red pexsons) .
Although o~portuni~ies far £i.nancing of mobilehames have
increas~d. in recen~ years, interest rates are generally
higher and loan terms are shar~er tl~an conventiona~ mort-
gages, l~ousing payments, when ad.de~. to s~aace$renta~s
{median space ren~al is ~7.10/mon~.h state~vide) in many
cases are; as high as that o~ a conventionaJ. single-family
home. A•Iahilehor~es have a li.fe span o~ 20 to 30 y~ars and
do not appxeciate in value as dfl conventional houses.
Prior to Proposi~ion 1~, ancl. pxior to the taxatian a~
mobilehomes as rea1. property, this housing for~ provided
a consi.~.erably lower tax revenue ta laca~ juri.sdictions
than did canven~i.onal ]~.ous~ng, ana this was a xeason for
~hear h3gher ~'a~e of gro~rth and acceptance in unincorpox~~
a~ed areas . In ~,979, however, ~he iati~r was changed to allow
taxation of ma~~~ehomes as real ~roperty.
Xn Butte Caunty, mobilehont~s are Iocated on single ~.ots as
~Je~~ as in mobilehome ~arks. ~f t~~e mo~~i.lehorne is con-
struc~.ecl. to 1974 IIUD s~andards and ~ixed to a foundation,
i~ can b~ pu~ in any lacation zoned for conventional
single-fami~y dwel~.ings; othe~wis~, ~.t is res~.ri.c~ed to
II-1b
specified zones (including rural reszdentia~). ~~hen
~laced in a mobilel~ome park, max~mum dens~ty al~awe~ is
10 units per acxe, unless d~velope~ ~hrough a use permit,
in wh~ch case the dens~ty may be higher.
ATobilehames in parks and on sin gle Iots offer di££exent
hausing servi~es to res~aents. Those an single lo~s o~f~r
much fhe same services as conventional s~ngle-fami~y
dwel~ings. Within parks, recreational ~acil~ties are
many times shared, an~ in many areas parks have b~en re-
strict~d to adults on1y, provzding a retiremen~ community
for those t,rho desire this Ii~estyle.
I~4obilehom~ paxks axe a unique combinatian o~ the privacy
of ataner-occupiea, c~.etached, single-fam~.ly dwellings, and
in~reased soc~.a1 o~portunities due to higli density land use.
A4obilehomes pxovide un~que housi.ng servic~s when they are
loca~ed within mabilehome parks; they are par'ticularly
suitable for re~i~ed individual.s who live on ~i.xed in-
CDIReS ~ who have substantial savi~.gs for a cash purchase
af tIaei.x mo~~~ehom~, and iaho do nat l~ok ~o housxng as an
appxeciating property investment. Tn a~dition, they offer
a unique lifestyle which camUi.nes a Iow I~ve1. of outside
maantenance, a high de~ree~ of p~ivacy, and sacia~ oppor-
tuni~y arounci the home environment. AZobilehome parks are
alsa a farm of ef£i.cient, high densi~y Iand usE. P~obile-
ha~e parks shou~d, ther~:fare, be encouraged as an appra~ri-
a~e housing ~orm for the retired population that is maving
inta the coun~y.
Two problems invalved. i.n mobilehome paxks are approprzate
. . .. . .. .....
fox 1ocal at~entxon and action. The first is Y.he disad-
vantage a~ the mal~ilehome park dweller in being a renter
of space, and ~alling v~ctim to rent raises and changes in
management ~oliey, ~+~l~:i.ch are beyond h~s/her contral. A
possi.~le solution fa this problem is cooperative ownership
of the mobil.ehome park by mvbilehom~ awners. This alter-
native has been tried and ~~oven successfu~. in areas
araund 'the cauntry. The second ~xoblem is that of increased
services needed by a retiremen-~ community as the populat~an
ages. ~ire and ~olice protection must be adeQuate, and
special. home-delivered sacial and heaith services ~ay he
important in a~l.owxng certain elderly resi.dents to remain
i,n. their homes. The county shoult~ p1an ~ar this necessity
by developing its capacity to serve retired xesidents xn
mcsbilehome parks.
xx-I7
Mob~J.ehames on sang~.e lots, on the ~other lland, sliould
na~ be ~xempt fram the nec~ssity for compact an~ effi-
cien~ land use, I~ mob~lehomes are allowed ta be Zo-
cated in rural residential areas in an uncan~rol~.ed
manner, the result could be a classic example of leap-
~xog deve~apment. ;~tobilek~omes on single lots should Ue
subject ~o the same principles of good ~Ianning as moxe
conventiona~ housing.
Saurces : Sectioi~. 8
1. 1975 Sp~cial C~nsus, ~iut~e County.
Z. 19'10 U. S. Census .
3, Building pe~mit ciata, I3ut~e County Bui~.d~.ng Depaxtment, I~78.
9~. Telephone int~rvi.ew w~.th Butte Co~nty ~~ousing Authority sta~~,
Ju1y 1979.
5, T~lephone interview ~tiTi~h s~aff of Emp~oyment Deve~.opment D~-
par~.ment, Butte Cot~n~y office, Ju1y i979.
6. Telephone interview with staff of Economic Opportur~ity Caunczl
of Butte Caunty, Ju~.y 1.979.
7. State De~artment o~ R~habili.~Catian.
8. Interv~ew wit~i sta~f of Stat~ Department o~ Iiousing and
Comm~inity Dc;velopment regax~.ing 1977-78 ~iCD st~.dy of mobile-
homes i.n Ca~ifornxa, July 197~.
~T-18
APPENDIX A
F~IIR SIIARE A~.L~CATION PLAN~
The p~rpose o~ a~air shar~ allocation plan within a housing
e~ement is to examine the general mar~c~~ area haus~ng need ac~ross
juxisdictiona~ bou~daries, and to prov~.de a general measure of
each ~.ocality's responsibility zn tY~e provisian of ~hat need.
A fa~r shar~ a].~.ocation plan rnust be deve~o~ad for sach housing
maxket area where interaction between jurisdi.ct~onal areas has
x~su~.ted zn sac~.al anrl economic interdependence in ~he pravision
of housin~, em~~loyment opportuniti.es, anc~ public sexvaces. Non-
market rate hause~zalds, or those wk~ose ~ncames axe 80a or less
than ~.he county med~.an, constztu~e ~.he populatian in n~~d and £or
whom an a~~acatian plan is necessary. It is assumed that needs of
market-rate househa].ds can be met by ~.he private sector without
pub~i,c intervention,
As a pr~~.iminary step in examinin~ ~3ut~e County's fair share a~.lo-
cation needs, the coun~Gy was divic~ed into four housin.g mar~cet
areas. These are.
Th-e C~iico urUan ar~a,
Th~ s~au~.h coun~y ar~a, i
G~ridley, an~ Ricl~vale ,
Tiie Oroville ur'~~.i~ arE;a,
Thermali~o, Palermo, anc~
The Paradise ur~an a~ea,
~cluc~~ng Big~s, East Sig~s,
a.~~c~.~iuing ~lie Ci~y of Urov~lle,
Sotx~~is ide ; ancl
ar the Toc~n o~ Pa~ac~ise .
These mar~:et areas ti~'e~-e chosei~ Uecause they repres~nt areas o~
socia~. an~. economic interdependence iaithin the coun.ty; t~iat i.s,
xesidents o~ But~e County ~enerally work anc~ ].zvc~ w~,thin one of
these four areas. l~`hile cammuta.nfi claes exis~ ~e~ween these faur
market areas, it is ne~Iig~b~e ~n tl~te analysis of overall patterns,
and certaan~y iaell Uelajv 5 0 of each mar~Cet area po~ulation.. Ana1y-
sis of fair share neecls wzth.~.n ~ut~e County j•rilJ., ~here£ore, be
comple~ed as four separate anaJ.yses within the designated maxket
areas .
Need far a£ai.r shaxe allocat~on ~r1an lv~thin a market area is ~n-
da~ated by the exis-~ence o~ any of ~.h~ following circums~ances:
1. Contiguous ~rawth autside city ~imitis.
2. A significant commuta.n~ patte~n (15% or more} acrass
jurisc~ictional boundar~.es.
. ~ ega.ona -aus~ng ee s~lssessment including Fair Share
A~.location Plan adopted ~y tl~.e Butt~ County Association of
Governm~nts in 3uly 198~..
APF. A-1
3. A significant difference (10% or more) in the pexcentage
o~ ~ow-xncome .housel~olds ~vithan different jurisdictions
in the same mark~~ area,
On the basis of these ~hree criteria, a fair share allocatian plan
wi11 be required af three af the market areas: Chico, Oroville,
and Gradley-Biggs. The Paradise area is -~he an~y one of the ~our
rvhere ~he cxty zs the onJ.y juris~.~.c~ion invalved,~ therefore
elxmina~~n~ the need for in~er-jur~.sd~.c~Czonal coord~.nation in ~.he
pxovis~on af housing needs. .
The Oroville mar~Cet area rec{~ixes a fai~ share alloca~ion plan on
the basis of cri~eria 1, and. 2.; the Gridley-Biggs maxket area re-
c{uires a~Ian on the ~asis of criterion 2.; and the Chica marke~
area requires a pl.an on the basis o~ a~.l three cri.teria.
~n Table XTI, the ~our Bu~t~ Co~nty market areas are exami.ned in
terms o~ cr~tierion 3., the present dis~.ri~ution af non-ma:rket rate
haus~holds among c~ifferent jurisc~ic~aons. Wide var~ance (10% or
more} in percentages of low- and. very lola-income househalds within
~he market area wou~d indicate that while indivicluals might be
employed in one jurisdiction, they may be forc~ed to live ~lsewhere
iaecause a~ pxohibitive ~~ousing costs or shartages.
Oxoville A4arket Area
The methodology utilized zn allocating housing neeel w~.thi.n the
OrQVille A~ariCet Ar~a i.s the $ame sha~re moclel. This model o~erates
by the ass~mpti.on that a~I locali~.ies invalved shaulc~ sl~are equally
in the a].3.ocation of housing need. Th~s mor~el is apprapriate ~or
the Oraville r9axket Area because bath jurisdictions involved are
equally sui~a~le f~r lotiaer-incor~e househa].ds. ~ach locality cur-
rent~y con~ains propor~.ions a£ 1.ower-incame househQlc~s wh~.ch are
not at great variance tivitn onc~ anatl~er, and eac~i cantain.s campar-
abl~ emplaymen~ appartunitics and suitabilzty for the e~.derly.
Acco~di.ngly, non-market housing need is a~Iocated as sucl~:
Orciville~ A~ax~ket' Axea
Ci.ty af Oroville
Unzncorporate~. CQ .
araund Oroville
Existing Percen'tage _ Same 5haxe Pe~rcentag~
of Von-P~7ark~~ P.ate of Non-Market Rate
FIou'seh~olcls Ilouseholcls
44.b% ~1.05%
37.5a 4~.05a
ar et rea ~erage . a
x ecause t e oti,rn o aradi.se has only recently ~ncorporated
(November 1979}, cantigua~s grow~h outside city limits has
no~ ~aken p~ace.
APP. A-2
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APP. A-3
Gr~dley-Biggs Market Area
The me~hodology utilized in allocating housing need within ~he
Gridley-~iggs Market Area is the same share madel, also. As in
~he case of the ~rovill~ A~arke~ Area, bo~h juris~ictions are
equally suitab~e fox lower~income hauseholds, an~ proportions o~
lowex-income households current~y residing in ~he fwa jurisdic-
tions are not at great variance.
Accordingly, the non-market housing need is alloca~ed as such:
Exasting PerCantage Same Share P~rcentag~
of Nan-~~4arl;et P~ate a~ Non-1~4arket Rate
Grxdl.ey-Biggs P~Iarket A~rea ~Ious~I~olc~s ~ ~Iouseholds
City o~ Biggs
A2.4% 44.70
C~.ty o£ Gx~.dl.ey 46.9% 44, 70
Market Axea Averag~ 44.70
Chico A~arket Area
The me~hodology utilized in allocating ho~sing need iai~hin the
Chico Market Area is the same share modified model. This model,
like ~he same share model, begins with the assump~~.on that aI1 10-
calities involved shoulci sha.re ec{~~a7.Iy in the allaca~~on of housing
ne~d. Once a same share a~.loca~a.on l~as been i.c~enti.fzec~, modi~i.ca-
tions are made, based on special condit~ans within ane ox more
jux'isc~ictions in the mar~:et area. The special condat~on existing
in Chico biarke~ Area is the existence of California State Univer-
sity at Chico in the City af Chico, Of the some ~3,~Q0 students
a~tendi.ng -Ghe Una.verszty, appraxi~ate~.y 80 Q 1.ive i.n nan~ group
housing autside the Chico campus. L~mited incomes and ~imited
t~ra.nsportatiQn resources create a special market need fox 1ow-cast
housing clase to ~he campus.
At present, the percentage o~ la~~-income househalds in the Ci~y
of Chica and zn rhe unincorporatiec~ county surxaunding Chzco varies
by ~.4.4 percentage points. To obtain the same share allocation,
each jurisdiction would receive t~re market area average percen~age
of 1aw-income househol~.s. The same s~are a~.Iocation anc~ the
modifi~:d same share a3.~.ocation are shown on the followi.ng TabJ.e:
. a~. orn~a ta~~ n~.vers~.ty at Chico Institutional Research
Division. '
APP. A-4-
Exist~.ng a Same Share
of Non- Fercenta~e
' A4ark~:t Ra'te af Non-
Househalds Narket Rate
~touseho~ds
Chico 51. U ~ 3. g
Unincorporated
County 36.6 43.8
3~'Eodi£ica- Modifxed
~ion Same Snar~
Fac'tor o a f Non-
Market Rate
~ ~' Households
~3.2 47.0
- ,8 43.Q
Methadal.ogy
Modificatians fln this moc~el are based an -~he foll.owing assur~p -
~ians;
- Enrollment ~t Ca~iforn.ia S~ate Unzvexsi~y at Chi.ca t~i11 re-
main a~ the presezzt level of approximately 13,000 and will
constitu~e a pra~~essiveiy sma~ler portion o£ the Chico
popula~.ion.
- The populatian in group quax~ers is cxp-~cted to remain, ap-
proxirnatel,y 2850, unt:~l 1985 ~~hen it ~.s anticipated ~o in-
cxease by n~arl.y ~00,
w Of the 1p,4QD students in the market a~rea ~aho requi~re non-
group quarters hausing, appxoximate~.y 75o resir~e i.n the
City of Chico,2 ZQa ~resicte zn. the unincr~rnnxatecl Cou~~ty
surrauridin~; CI~lico, ancl 5°, r~si.cle outsic~e the Ghico A~arlcet
llrea. ~
- The percentage of nan-s~uclent hausellolds in the Chica A4arket
Area w'hich are lot~r-income confarm to the percenta~~ for the
ov~~alJ. coun~y af 41.20.
~ The percenfa~e of. studen~ househoZds in the market area which
are ~.az~r~incame is appxoximat~d at 60%.
- The ratza of s-~u~en.t papulation to total population is simi-
~ar ~o xatio of stuc~ent ~~ouseholds to tota~ househo].ds. This
is possible i~ecause student hauseholds are a~~rax~mate~y the
same size as non-student ~~.ausEholds; ~ar~er student house-
ho~.ds are o~fset by students 7.ivin~ in apartments.
Low-~.ncome housing needs for the markct area are c~exived through
the fo~~ow~n~ calcu~.atio~s:
1. A six-y~ar average (1980 and 198b} is used. to accaunt
for the dec~.ine of the studen~ ~opu].ation relative to the
overal~. population of Chico.
. Deriv~ rom C~~.y of Chico 'leighborhoad Analyses, December i9'10.
APP. A-5
1980 -
Stuaen~ Popu~ation
Czty of chzco ~.75x10,40~-7,SQD
7,800;23,850=33%
Unincorporated 0.20x10,400=2,0$0
County 2,OSQ~:27,9743=7$
Non-St~u'dent Papulation
- . ~~
1DOa-33o=67%
IOOo-7o-93%
7.986 -
Student Papu.lation Non-Student Population
Ca~y af Chzco D.75x10,0004=7,500 100%-300=700
7,500129,850=300
Unincoxporated. 0.20x10,000~=2,Q00 1Q0%-6%=94%
County 2,OD0;34,3875=6%
1980-7.9$6 Avera e - r
5t~ude~n~~ Po~uJ.ation Non~Studen~ PopuJ.atian
City of Chica 3~..50 ~8.~a
(~.975 - 38%) (~.975 - 62 fl)
Unincorp~rated 5.50 93.5%
Coun~y (1975 - 8 0) (3.975 - 92 0)
2. To obtain the ovexall. ~ercenta~;e of 1ow-incame household
needs fox each ju~isdic~ion in ~he r~arket area, two separate
percen~a~es of lacv-income houseliolds are util~zed: one for
student househv~.ds and one fox non-stuc~en~ households.
. ensus or ~ e zca rban Area ~ess the Ci.tiy of Chico
and ~xcluding an estimated 300 residing xn group nuarters.
4. Assumes units of student housing under cnnst~uction will r~-
duce the studen~ populat~.an in non-group Quarters.k~i~l be
xed.uced by 400.
5. Unincorporated Ghico Urban ~lrea popula~ion assumes a constan~
3.5 average annual grawth xate, average between 1970 and 19$0.
APP. A-6
C~.ty o~ Cliico
Non-Student HIi need =
Student Fi~-i n~ed ~
0.685 x 0.~12 = ~.28
Q.315 x 0.60 = p.19
~~
To~.al lotu-income housel~old need = 47a
Uni.ncorparated Caun~y - Chico Urban Area
Non-Student HH need =
St~zd~nt H~i need =
Q.93S x 0,412 = 0.39
0.065 x 0.6D = U.05
~
Total 1ow-income household need = 43%
~urther Breakdown of F-in~s~.n~ Need
Breakdown a~ ~air shar~ low-income housi.ng ne~d by hausehold size,
lo~v- and ve~y low-income, and elderly or nan-e].dexl~y househo~ds,
is left to the inc~ividual jurisdictians, by the contention ~hat
individual ~urisdicta.ons are ~.n the ~est pns~.tion ~n anaxy'ze spec~-
~~c components o~ housing need thrfl ugh their access ta latest in-
fo~rmatian sou~ces, and first-hanc~ observance o{ ~ocal trends and
developments.
APP. A-7
~PPENDIX B
BUTTE~ COUNTY~ REGIONAL IIOIIS~NG NE~DS ASSESSA~NT
FOR S'ERSONS OF ALL ~NC~~'fE' 'LEVFLS
i~~lith the passag~ o~ qR 2~53 a.n September 1980 ~lrticle ].(l.F~
(Sect~ons 65580-65589) i~as inserted inta the G~ali~ornxa Govern-
ment Cfl de estai~lishing new s~arewide provisia~s ~ar the prepara-
tian of ~.oca~. housin~ elements, and caorclinatzon of ~oca1 i~ousin~
e~ements on a state and reginna~ level.
Thi.s rtew law has rcde~~.ned regional hausing n~eds fi.o incl.ude no~
just belaw-market rate households, as d~scu.ssed in ~he fair share
allocation plan, but also households of a11 income levels. Each
loc~lity'S assess~~ent of housing need zs to znc~ude the hausing
needs af persons of all. income Ievel:S ~,~ithin ~he communxty, and
a~so a share o£ the xegional hous.~ng need of persons o~ all in-
come lev~l.s . Botl~ community and xegional ho~.sing neec~s axe as-
s~ss~~. as ~hey exist pxesently, as w~~.l as ~ive yea~s in~o ~he
~utura.
This sectian w~.ll discuss and esf.ab~ish regio~.a1 housi.ng neec~.s for
~ersons o~ a].~ income 1eve~.s wi~hi.n ~he Butte County region.
~'rajected Growth an a ~ountywi~e Basi.s
The State Departmeiat of IIousing and Comr.tunity Development has
assessed. the statevri.de need for housi.n~ and has developed growth
prajections fo~ al.l ~'egxons of the state thxough 1986.
Papu~ation growth an~ household grow~.h have heen projected as
fo~~.otvs for Bu~te County:
Butte County PapuZation Pro~~ct~ons
Ju~y ~.980 7.45,500
Ju1y 1981 I5Q,92~
Ju1y 1982 156,34~
July 1983 161,760
3u1y ~.9 84 16 T, 1.8 0
J~.l.y ~.985 172,b40
July 1986 176,84Q
APP. B-1
~u~ts County Hausehold Projections
July 1930 5$,40D
Ju1y 1981 6~,D00
JuXy ~982 63,700
July 1983 6b,40Q
Ju~y 1984 69,100
July ~9$5 ~ 71,900
Ju1y 19$6 73,80Q
Source. Sta~e Department o£ Housing and Comm~~ty Develop~
ment, April 1981. '
Distr~.butian o~ Re ional ~-ious~.n Ne~ds
Projected But'te Coun~y household gxowth has been d~stra.buted to
the ~urisdictions of ~.he county after consideration of a variety
o~ cri~e~ia. These critieria are discusscd below.
Market Demanci for Ifousin : Past groiath ~rends indicate ~hat the
avare si~e ar ausiiig ~n I975-138~ ivas in the periphery of
urban axeas o~the county. The unincorporated area around Chica
experienced a Z,975 incr~ase in num~er of households, unincor-
porated Oroville added 2,171 househalds, and Pa~adisa househalds
increased by 1,684. Incarporated Cfiico alsa incr~ased in hause-
hald count by 2,09b.
Many hauseholds mo~ing ~o Butte County are attrac~ed by the rural
environment and d~sxre a hous~.ng site wxth acr~age. Between 1975
and ~98~, 2,745 househalds were added ~o the more rural areas of
the county. -
Vacancy ra~es also andicate demand £or housxn ~ as i.t differs
~etween axeas of the county. 1980 vacancy rates reported hy the
Department o£ Fznance are as follows:
Biggs 7.99%
Chico 4.78a
Gridley 4.380
Oroville 9.750
Paraaise 3.490
UNINGORPORATED 5.500
TOTAL COUNTY 5.310
APP. B-2
The lower vacancy rate ~n Paradise re~~ects the at~raction of
Bu~te County, and this axea zn par~icu~ax, to re~irees who ar~
moving tio ~u~.~e County from mare urban areas of th~ state.
These vacancy ra~es indxca~.e also that in na area.of ~he county
is an ex~xe~e shartage o~ liausing heing experienced. ._
Type and Tenure a~ Housing Need
~iousing Assistance P1ans prepared by the Citi~s af Chico and
Oroville and by But~e Coun~y ~ar all other ar~as af ~he county
prav~.de the best descr~.ption of the type of households most in
need of housing assistance,
These dacuments inaicat~; that almost five times as many ren~.ers
as homeowners are in need of housin~ ass~s~ance, and ~Cha~ home-
owners mos~C i.n need of assistance are elderly households and
female-headed households. Rentin~ ~iauseholds most in need of
assistance are sma11. families and female-l~eaded ha~sehalds, as
we~1 as e1c1~;rly househo~ds. Cumulative to'tals ~rom these plans
are recorded on the next page.
Employment Op or~un~.txes: Stran.gest ~sectoxs of the Bu~te County
~conomy are government employment, re~Ca~l ~xade, and Searvices.
These types af jabs tend to develop wa.th population groi~rth. Within
the presen~t c~mposition of the Butte County economy, then, the
rate of popu3.at~.on gxawth in ciifferent areas ~s a good indication
o£ expected employment ~ro~vth. Thss trenc~ 1ai11 continue, unless
~a j or nctia ~ixms locat~: ~n But~e County, at which ~ime employmen~
grawth may tend ta h.ave a mo~e causal effect an papulation growth.
Commutin Pattexns: T~ie compasition of ~hc Bu~.te Coun~.y economy
oes not crcate a need far extensive cammu~zn~ ta ~each empioy-
ment sites, as eriplaymen.~ i.s ~enerally distributed tiJ~.th population
and housing growth ~.hrougl~out th~ county,
Avaa.l.abilit of Suztable Sites anc3 PuUlic Pacilities: Bu~te County,
as a xura area, contains an a un ance a vacant r~5idential ~.and.
Sa plentz~ul. i.s this resource that artem~ts ta quan~ify i~. have
on~.y recently been in~.tiated. t~~~t~a.l.~ ~and avai.lability ~s not as
great an overxiding concern for housi.z~~ developmen.t as in other
areas of ~he s~Ca~e, community roncern has hee~ voicec~ iri recent
elec~ions regarding ~he preservation of open space and agricul-
tural. resources. Ther~forE, while l.and is abunc~ant in mast areas
of the County, publxc policies rega~cling 3.ocation, timing, ana
~.ntensxty of resi.dential deve~.apment ivi~.]. very ~~.kely become a
gr~;ater force zn yea~'s to come in guiding the ixrbanization of
But~e County.
The resul.ts of a rec~nt inventory of residenrial lanci uses zn
Bu~~e Counfy, camplet~;c~ by the Butte Gounty Pl,annzng D~par~ment,
i,s su~nmarized belotiv. Vaca~t land is counted in parcels, ~+rith no
APP. B-3
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distinction as to size or zoning. Therefore, ~hese totals p ra-
vide only a general measure o£ land avai~ability which in ~acli
area of the coun~y is shown as a percentage o.f to~al coun~y
vacant residential ~arcels. This percen~age is then compared
to the percentage a~ tatal county hausel~old growth experienced
~y each area between 1~75 and 1980.
Number of Vacan~
Residenti.al Parcels
LAND AVAIL~IBSI~TTY
PAST GROti~VTH
Chico
Incoxpoxa~ed
Unincor~ara~ed
Biggs
Gridley
OraviZ~e
E~corpoxatec~
Unincorpo~ate~
Paxadise
Unincarporated Tata1
1~.687
County Tota1 ~3501
1975-1980
Percent of Household Grow~th as
Gounty Tata1 a of County Total.
88
~~~s
44
51
•~~ 16.9a
g.~o z~.so
0.30 .,30
0.4% ~ 1..80
.90 4.~a
2~..7% 17.50
1.1.1% 13.6a
128
2927
1503
g6,6o 63.~0
~.oa.aa ~aa.oo
As a genera]. ~rend, lanc~ availability is no~ a seriaus constraint
~o residen~ial. develnpmen~ in ~ut~e County, except in thc C~.ty of
Chico, ~io~aever, ~iigher resi.den~ial ciensit~.es a:n ~he remaining
vacant parcel.s in incarparatied Chica wiZ~ accammodate moxe housing
gx~owth, proport~.onately, ~.han periphe~ral or ruxal residential par-
cels .
The avai~abili.ty of pub~.ic faci~.i~ies to accommodate res~den~ial
deve~opment throughout the caunty does not appear to be a seri.aus
constraint, at 3.east far ~he next £ive yeaxs. An assessment of
such services th~aughou~ ~he coun~y, recently cornpleted by the
Butte County Planning Aepartme~t, has ~stimated the rema~ning
pub~ic ~acility capacity as r~corded below. These capaciti~s are
we11 above expected growtl~ i.n tha next ~ive years .
APP. B-5
Estima~ed hemaining Infrastructure Gapacity
. (dwellzn gs)
Seiler Vdater
Chico 7,292 *
Paradise ~ 5,008
Oravil.l.e 9, 3~.0 • k
Gridl.ey Z, 296 *
~xggs 430 *
'" ~ndica~es no existin~ cons~raint,
Housin Neec~ of FarYriiaorkers: A~riculture campxised 6.70 of a3.I
~o s in utte .ounty ~.n 9. Due ta increas~.ng m~chaniza~ian
of the agricultural industries, ~arm labor oppar~uniti~s in the
county ar~ decreasa~ng.
~l~ricu~~ural. work which emp~.ays seasonal farmworkers is p~imaxi~y
concentra~ed in the unzncorpo~ra~ed area around Gridley. The need
~or more farmwarker housing in this axea has ~een expressed; how-
ever, sucli housing deve~opmen~ is ~enerally ~a~ed ta subsi.dies pro-
vided hy Sfate ar ~edera~. Governmen~ a~encies .
Distxibu~~.an of ~Iousehold Growth: Pdone of these cons~.dexations
sUggest ~rowt tren s in t~e u~uxe that wi.11 be subs~antially
d~fferent fro~ growth trends in. the past. Therefore, recen~ ra~es
o~ hausehold groi~rth in different areas of the county ~iave been
used ta projec~ househa].d gro~~~h through 1986.
Tab3.e A shaws the numb~r of households in each jurisdiction o~
the county in 1975 and in 1980. The numbe~ o~ hausehol.ds added
~.n each ~ur~s~.~c~ion divzd~d by the n~zmber of ta~al additi.ona~.
househo~ds in the cauntiy ~.s shohm in the last co~umn of ~his
table. Tl~:ts gratath di.strihution has ~hen been ~sed ta al~ocate
to~a1 county househo~d gro~vth ta 1~86 throughou~ the county,
shown or~ Tab~e B.
Al'P. B-6
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APP. B-10
APP~~Nnz x c
Housing 1~ssistance Programs Operative
in Unincorparated But~e Coun~y
The following housing assistanc~ pragrams were operatiive in the
unincorpo~ated section of ~utte County as a~ June 1951:
Program
Section 8 Hausing ~lssis~kance
Payments
Sponsaxing Agency
B~.tte County I~Iousing
Authority
Se~~.ion 8 1~4oderate RehabxJ.i-
~ation
Faxm Labor ~~ousing
Community Development Block
Grants W Housing Rehabi~.i-
~ation
~HA 23S/265
S~1£-He~p Iiousing (new
construc~ion and rehabili-
ta~i.on)
A~inor Iiome Repair and
Weathera.zation
FmI-IA Sectz.on 502/504
Hame ~wnership Home Imprave-
ment program
Bu~te Coun~y Ha~sing
Authority
Bu~k~~; County Housing
Autho ri ~.y
i3utte County Rec~eve~apmen~
Agency (being ~oxmed)
Privat~ Deve~.oper
Chica Housin ~ Improvement
Program
Community Action Agency o£
Bu~te Caun~y, Inc.
~axmers Home Administra~i.on
Ca~ifornia Ho~zsing ~'inance
~lgency
Available informat~.on on tha 3.eve1 of hausing assistance pravi.ded
by ~ach pxagram is given be~.aw. {Indi.ca~ed totals (*} are cur~ent
oniy thxough May 19 8a .)
Occupi.ed Cor~mztted
pr~ agram Units Units
S~ction $ ~tousing
Assi.stance Payments ~77~
FmIiA Rental Assi~stance 50~ 24,~
Sectio~ 8 Moderate Rehabi~i-
tation 20
~arm Labor Housang
~. 4 2'"
APP . C -- ~.
Uccupied Committied
1'rogram ~ ~Units ~ ~ Uni~~s
CDBG ~~ousing Rehabi~i- 34
tatian
Ff~A 235/Zb5 7.7
FmHA 502/50~ 364
~i0~i I - GHFA 2 0
In additian, the county recently received a funding camma.tment
~ro~n th~ State Deferred Paymen~ Rel~abi~ita~~.on Loan ~'rogram far
$50,000. These funds wi.Z]. be used in conjtFnction wit~i CDBG ~oans.
APP. C-2
CHAPTER III
Tk i~ HOUS I N G P RO G~ZAht/ ST}tATE GY
The housing market is xn serious trouble; i~ is fac~d with a
crisis of s~aggexing proport~ans. tiVhile there are numexous
factors which account fox this situatian {and ~hey ar~ discussed
in ~ar~ie~ chapters of th~s document), the major contxibu~ing
factar is the chaos whzc~i characterizes the housing finance
sys~em.
Ovex ~he past 18 mon~hs, ~he prime rate haS ~esembled a ralier
coaster rade, reaching a peak af 212% at ane point; savings and
loan associatzans Iiave had ta face a cred~t "crunch" and federal
man~~ary po~.icy changes ~ha~ threaten their surviva~.; builders
have had to carry unsold inventory wi~.h const~uction l.oans of
as much as 230; and prosp~cti.v~ homebuyErs have had to adjust to
an alphabe~ smorgasbord af "creative ~i.nancing" techna.ques such
as AMI~, SAM, VRM, RR3~4, etc.
Although these condi~ions have created a highl.y va~atile, d~.srup-
tive, and uncertain predicament for the hous~.ng market, fhere is
ane fact whach appears certain: the l~ausing consumer must adjus~
~v the reality of hav~.ng to al~flcat~ a larger share o~ disposable
income for hausing. F~'am a traditzflnal "ru~e a~ thumU" of 250 of
gxass household income being app~ied ~o housi.n~, some housing fore-
casters are predictin~; tha.~ 40-45% will. h~ more prevalent ~~rithin
the nex~ 2-3 years,
The apparent d~mi.se of ~l~e 30-year, fixea-rate mortgage, ~.nd the
adoption af ad~ustab~.e mor~gage Zoans, has impor~ant im~licata.ans
for local housin~ elemen~s. Thase zmplicatxons are ~a.vo~.al for
th~ But~e Coun~y ~Iausing ~lerr~en~, and are i.dentifiecl as follows:
1. ~Iameol~nershx~ will be Iess frequent~.y utilized ~y ]iouse-
~~olcls ~~s a means of acci~mixlatiri~ 1~~a].t~i.
2. ~Vz~h mortgage a.nteres't rates ~znlced to the prevailing
cast o£ borroi~i~g ~.n the econamy, housing r~ri1.1 be ~ess
o~ a he~ge against inflatian; ~herefor~, housing w~~l be
puxchased or ren~ed, increasingly, £or shelter purposes,
na~ as an investment.
3. A~zxed-rate moxt~age encauxa~;es many households to pur-
chase ~heir ~ior~es at a~liase be~ore househald income is
at a level ta fu11y justify such.purc~~ase. The rationale
~.s that ti~e ~amily incame ~~ri11 i.zicrease, wh~.Ie hous~.ng
expenses w~11 remain car~stan't. In such an even~, even i~
homeownership is z~o~ affflrcia~le at t~z~ txme o~ ~.nitial
purc~lase, i~ is ~xpec~ed to be so in a short ta.me period.
This expectaf.i.on cannot be assumed wi~h an adjustable
rate lo~.n .
4. Lxisting standards of afordability, with res~ect ~o init~a~
Ioan c{ual.i~icatian, househ~ld 1if~styles, and exp~c~atians
of cantinued a£~ardabili~y, will uridergo major change.
III-
5. Upward mobxlity [resale market) wi~i be discouraged;
therefore, the "fil~ering process" ~a~a.3.J. become cloggec~.
5. Zf existing har~eawners ~iave no i.ncentive ta take ~hea.r
ec{u.~ty anc~ move up into a large~r, more 3.uxurious new home,
~he:~ ~he new hom~ market wi11 be forced ta adap~ ~o the
fi.rst--C~.me ho~~buyer; hoivevex, constrai.nts o~ affo~dabi~ity
wi,].7. not al.low first-time buyers to obtain th~ standard
proc~.uct on thc mar~Ce-~ (single-fami~.y, detached, 3-bedraoin,
2 -bath, ~700 sauare foot d.1,~e~ling) .
7. In response ~o the netiJ maricet rea~.~ties ou~lined abave,
househalds t~iat da not currently own their o~vn homes wi~.l
either allocate a larger ~ropor~ion o~ thei.r incomes far
hausing or demand smaller, moxe bas~.c housing prflducts.
In the short-tex'm, at is li~cely that the ].atter a].tern~.-
tive wi11 be more cammnnly u~Cilized. In ~he lang-term,
both al.ternatxves will ~ecome cor~monp~.ace.
In a previaus chap~.er o~ fhis ~~emen~, the chaxacteristics of
Bu~te County's housing maxkat i~exe assess~d--the needs of ~he
population were iden~~fied, the canc~iti.on of the inven~ory was
establ~shed, factors which impede the proper function~ng of ~he
ho~sing market tiaere ascerfa~.n~cl, and basic and special needs
wz~hin ~he 3iousing maxket ~vere exami.ned.
An analysis of housing :~eeds ancl supply in rela~ion to the market,
and gavernmen~al framewark within i,rhich producta.on ~nust take place,
is th~ bas.ic approach ~eading ~o the foxmu~atian af a hous~.ng pro-
gram. Such a pragram, ~o be e~f~ctive, ~ust: ~resent goals,
pol~cies, and pra.ori~Ci.~s; aut~ine ac~ions ~a be und.er~aken; es~
tablish a time frame ~ar p~r£orming those actions; a~c~ assign re-
sponsila~.l~ty , far specific pro~xams ar f~anct~ons .
The follo~rin~ progxam represents tl~e housa.ng strategy tha~ wi~I
be i~ple~ented during ~he operative per~.od a~ this element.
A. Housxng Goals, S'oZicies, and Prioritias
To a very great extent, ~.he palicy fram~work and basic hous-
ing goals far each localxty have al.x~ady been ~stablished by
the Can~ress and ~he Cali£oxnia Legisla'tur~. At th~ federal
l.evel, the goai of "a decent home and sui-~ab1e living envi-
ronment ~or every American fami].y" has been in effect since
enac~men~ of the Ilou~zng ~1ct of 1949, This goal. has been
promulgated i.n~a regul.atzQns zn 24 CFR 500.70(a}.
The Galifornia i~egislature first $mbraced the national hous-
ing gaal in 1970, and reaffirmed it in va~ious legislative
~nactments fhereafter. The gua.~ing sta~utory prov~.sions may
be found in S~ction 65580 of the Governmsn~. Code:
III-2
"a) The availability flf hous~.ng is o~ vital statewxde im-
portance, and the earl.y a~tainmen~. af decent housing
and a sui~able living environment ~ax e~ery Ca~.i.fornia __ _
_ __ -....._.. .
fami.ly is a Pra.orzty of t:~e highest order.
b} The ear~.y attainment of this goal reauires ~he caopera-
tive paxticipataon o~ government anc~ the private sectox
in an effoxt ~o ~xpand 1lousin~ oppoxtunities and accom-
mo~.ate the hausing needs of Galifornians of a11 economic
levels.
c) The provision o~ housing a~forclahle to Iaw- and rnod~rate-
incame househ~lds requires ~.he cooperatian af a].~. le~els
of government ."
It is within rhe context a~ tt~ese prov~.sians that Butte
County's Hausing Element has been ~ormula~ec~. The goais,
p~licies, ancl priora.~i.es ~~rhich are identified beloia present
a"set of guidin~ princ~p~es" for the haus~~g progxam repr~-
5ented zn this element.
1. Goal
The basic, a~.~.-encompassing hous~.ng goal of the Gounty
o~ Butte is that al~ ~crsans have the opportunafy to live
zn a safe and heal~hful }iome, and i~ an environment ~xee
fram b~i.gh~ing in£luences; tha.t a~.l persons have a choice
of hausing op~o~tunities--~~ri~h regarc~ ~a location, type,
price, ana ~roximi~y to ~:mployment, commun~ty facilities,
xecxeatian, and commercial services; and that access to
l~ousing not be: res~ricted because of race, age, sex, mari-
tal s~at~s, ancestry, souxce of a.ncome, nationa~ origin,
color, o~ xeligian.
2. 1'o].i.cies aric~ Prz.arities
The £ollowin ~ po~icies are a~opted to encoura~e and guide
th~ p~i.vate and pub~.ic sec~ors of the economy towarc~ the
at~ainmen~ of the County's housing ~aal.:
a. A govexnmental ~xameiaork shall b~ es~.ablished ~nd main-
~.ai.ned which encourages and fac~.~.itates maximum per-
~axmance o~ ~he p riva~e Iio~~building industry in ac-
commodating the housing needs o£ the County's cu~rent
and pro,~ec~ed popula~.ian.
b. The conserv~.tion and rehahilitata.an of exi.stin.g hous-
ing shall be encoura~ed.
c. The legi~~.mate ~se of governmental pawers sha11 be ex-
e~ci.sed, wherever necessary and. appropria~e, to fostex
a housing marke~ ~ahich pravides ~'reedam o~ access an~
ch.oice to all pexsans. Disc~imination ~.n housing is
contrary to public policy.
III-3
d. New l~ous~ng consrruction shall be encouraged in la~
ca~ions with reasanab~e proximity to centers of emp~oy~
men~ and shapping facz~itzes, an~ which respect the
can5erva~ion of energy. The ~riva~e homebu~l~ing
ind~stry snall be encouraged to give ~riority con-
sxdera~ion to developing within existing urbanized
areas ar ~n locations aajacent ta such areas.
e. The utilization o~ governm~ntal programs--federal and
state--whach assis~ ~.oVr- and moderat~-income ho'us~hoZds
to obtain decent, safe, ancl sanatary hausing shall b'e
diligentl,y purst~ed i~y the appropxiate publac agencies.
Priority considerata.on sha~1 be given ~o those programs
which invvlve private indus~xy parf.a.cipation.
~. P~anning and zoning considerati.ons af~ec~ing housing
production shal.l be app].iec~ in a manner whzch seeks
ta balance ~he need for pratecting ana enhancing the
env~ronment wi~.h the neecl fQr housing at a~'fardablt;
prices .
g. The revi~a~ization o~ deteri.orati~rg neighborhaods
sha1.1 be stimulate~ and assisted ~o ~h~ max~mum ex-
ten~ poss~ble,
_. h. Residentzal ~.~velopment at urban densities shalZ be
perma.~ted in arcas with aclec~uate facili~ies and ser-
vices ~.nc~.uc~in~ acccss, s~wa~e disposaZ capabilaties,
ti~rater SCl~lp~i~5 ~ dxainage faci~i.ties, £~re protection
and pa~.a.ce pro~cction.
i. The County sh311 joi~l~ly .;ith tlie ca.ties a-E ~utte
County ptirsue n~eans of resolving drai.nage prob~ems to
ex~anci the area available for ur~an r~sidentia]: de-
vel.a~menti .
I3. Exis'ta.n~ an~. Intended Pxagrams
The actions outlineti belai~r are desi~ned to imp~ement the
goal.s, policies, and priori~ies ado~~ted herein.
~.. i,and Development P.eview Process and Development Standaxds
Findings
The most sign~.ficant governmental factox~ curren~ly affect-
in~ hausing Praduction ~.nd, th~.is, housing costs are the
land deve~.o~ment process ancl development standards. Through-
out the co~nty, residen~ial c~evelopers have ex~ressed ~rus-
~ratio~ about the difficu~ta.es an~. frustrations tivhich conw
fron~ them ~vhen the}~ s~bmit ~roposec~ housing c~~vel.opm~ntis
to gavernmental ag~ncies.
III-4
The caunty has recagnized th~ need to review and impro~e
deve~apment rev~ew s~andards and has recently ~ormed a
cammittee to study ~h~.s iss~e . Tl~e commi~tee ~ias pro~
duced several signz~icant recommendations ~ar ~he im-
~rovement of thc; xev~ew process. This tecIznique o£
autsi.de monitoxing shauld be con~inuea.
l~ctians
a. ~3eve l.~opment Unce rtain ty
A1~ e~forts shal~ be made ta prampt~y inform developers
w~~l~ re~axd ~o s,~herc residen~ial development will be
encouraged and ta provide ~imely informati.on concern-
ing the process~.n~ status of ~~nding applicati.ons.
Dev~:~oPment uncer~ainty can also ~e minim~.zed by the
preparatxon and adoption of neighborhood or cammunity
plans. Such plans enab~e the county to resolve sensi-
ti.ve develapment/environmental conflicts at the neigh~
borhood level, and ~e3.xeve ~l~e c~eveloper a£ ~he time-
consuming and costly public deba~es whi.ch freauently
ensue when prajec~s are pra~ased.~ This app roach wi~1
also enable the county to develop and "envi.ronmental
data bank," which 1ai.1I make the func~~on of enviran~
mental assessment more ef~icient and ~.ess 't~me-cons~uming.
b. A~aintaining an Upc~a~ed Process
The Plan~in~ and Public 1Vorks Departments, as we11 as
o~her caunty agencies directly or anc~ir~;ct~y involved
in the hausing praduction sys~em, are di~c:cted to ar~-
nua~ly evalua~e t~ie~.r practices, prac~dures, ancl
regu~.a~.~.ons, and to s~zbmit a t,rritten xepor~ to ~.h~
Board at a time speci~ied by the Roard. Th~s xeport
shall contain recommenciatians for impravi.ng the effi-
ciency of governm~ntal involvc~ment in ~he housing
protess. Reports suUmi.t~ed t~ ~.he Baarc~ shall be re-
viewe d by a I.and Deve~opment A~vzsary graup prior to
submissi.on for a~propxia~e com~ent.
c. Aevelo ment Staa~dards
~111 county departments 1aI~ich enforce c~esi.gn standards
applicab].e to new residential developmenti sha11 revie~a
such standards to insure ef~ective uti.~.ization of Iand,
facilitat~.on of innovations, energy conservatian, and
cos~ savings. The ~zxst such revieiv sha~.l. be dane
within a year of housing el.ement adoption, and shaJ.1.
be subm~.t~ec~ in a xepor~ to the P~aard.
III-S
2. Tncre~aseci 'Deris~.t
~~i~nda:ngs
The Land Use Element o~ '~he Butte Coun.~y Generai P1an
establzshes ~.he dens~.~y ranges far each residential
designation. Absen~. sewage co~.Zec~ion ~or mas~ of the
un~ncarpora~ed port~on of ~he caunty, the area n~~a~a to
utilize an-sxte waste wa~ex disposa~ sys~ems ~aas a criti-
ca1 fac~or in estabJ.~.shzn~ these densities, parti.cularl.y
far the rela'tively hi.gl~ density urban categories. In this
regard, it 1~$.5 the j udgmenf of the various c~epar~ments,
Plannzng Commission, and F3oard of Supervisars a~ ~hat '~ime
~.o ~.imit the high density develapment 3n the county to a
maxi.mum of 12 dt~ellings per grass acre.
Since the adop~ion of the revised Lanc~ tJse ~~ement in 1979,
the mul~i~le zanes (R-3, R-4, C-~., C-2, A~IIiP, PA-C, and
a~hers z+rath use permi~s) have not yet been brought in~Co
full conformity with these ciensity 1imi~s pending the cam-
pletion of the revised Iiousing ~1.ement. ~Vithvut density
].imits, densz~ies o~ 20 to 22 dwellings per acre have been
achi.eved and lb to 18 (du/gxoss ac) are more common in
thase ar~as tvith appro~ria~e soil condi~ions . C].ear~.y,
the densi.ty limits justifiec~ on the basis o~ waste dis-
posal requirements arE at odds wa~h ~hese densities ~vhen
utilZZi.ng on-site was~e disposal ancl are totally unrelated
~ar areas servec~ ~y sewers .
The ~~ausing ~~emen~ ~ rovides the Caunty with an oppor~unity
ta revzeEV ~hese density 1imi~s and make chan~es, if any,
based on current circumstances and i.n 1.i~ht of Present
pl.annin~ abjectives. The tabl.e b~1ow contains the present
GeneraJ. P1an density li.mi~s fox the urban development desig-
natians: (grass aereage)
EXISTING DENS~TY RAP3GE5
DESiGNATION
Law Densi.ty Resiaentii.al
l~~~dium D~ns~.ty Residential
~ii~h Density R~sidential
~]~NSITY RANGE
(DU/RC)
1-4
5-8
9-12
These d~sxgnatians ar~ applied in nearly a~~ af t~e urban
communzt~.es mapped as a~art of the Genexal Pian.
If undex the soil conditions ~.he
densi~ies greater than those set
~3.er~en~, and ~.~ in areas such as
county is experiencing
forth in. ~he Land Use
Thermalito and North
III-6
B~rbank sewers are available, a revie~a o~ ~hese density
~im~ts is desirabZa and appxapxia~e. ~t is particularly
appropria~e in vie~a o£ tiwa cansiderat~ans: 1} ~he need
~o more e£ficiently u~~lize land resources ta accommodate
a~~ardab~e housing or, at least, stem ~he rapid rise o~
housxng C05~5; and 2) the need ~o implsment county pol~-
cies intended ~o redirect ~rowfh away f rom agr~cultuxa~
and otl~er cri~~ca~ resources, whxxe simu~taneously focus-
ing the popula~ion graiat~l "~.n ai~d around the urban cammu-
na.ti.es" of the caur~~.y.
Tne Pl.anning Department has xeviewec~ the i.ssue of housing
d~nsi.ties tivith tl~e Environmental Iiealtl-~ Depar~ment and
~~as conc~uded that ~ncreases in tl~ese d~nsi~ies, ~~hile
perhaps not a~toge~kher desirable, are ~enexally feasibl.e.
Base~ on thzs analysis, it would appear ~hat a maximum of
20 d~~rellin~ units per acre would ~e a reasonable uppe~
limit fox developments suppaxted by on-si~e ~~raste disposal,
Naturally, ~~ie actual densi~ies permitted wi1~ depend on
the sei~rage ~lo~r ta be generated and upon ~he inherent soi1,
wate;r, and o~her characteristics of each s~te. Fu~l con-
sistency t~iro~.gh the modi.£ication of ~the multiple-famil.y
zones woul.d, ~.n turn, mean that these limits wou~.d be
observed ~;ven if the soii characteris~ics i~er~ such that
grea~Cer densities could be achzeved.
Since the density limits are keyed to vn-site waste dis-
posal requiremen~s~, ~here is little, if any, planning
jus~i~ication to ~ainta~n these I.imits in areas where o~f-
site sewage ~ol.lection and dispasal systems are available.
In these areas, other ~~actors such as tra~fi.c, adjoining-
exis~ing lanc~ uses, t,~ater supp~y, e~c., should es~ablish
the basis fox the appropxi.atie ~and use d~signation and,
h~nc~, density cansi.derations. As a resul~, a more xe-
alxstic density range reflecting ~Chese conditiflns might
be effective a~. meetin~ hausi~g neec~s, while respecting
tlie dev~~opmen~ constraints i,~it}i~n the coun~.y.
To accammodate these changes, the County of Butt~ estab-
lishes the ~ol.l.o~,ring density ranges in lieu o~ the present
pol.icy:
REVISED R~SIDEf1TIAL D~NSZTT~S
DESIGNATION
1]ENSZTV i2APdGE (DU/AC)
Low Density Resic~ential
A'l~d~.um Density R~szdential
~iigh Densi.ty Residen~ia~
1-b~
7-13
14-2~2
. eve opments ~n excess o 4 DU/I~C ~aou~d be by PA-C
or t~rith sewers .
2. Septi.c based developments based an perco~.ation and
other septic-water Quality standards; based on the
numher of i~edrooms (i.e., 3 bedroo~s - 12 du/ac,
2 bedrooms =~5 ~o ~6 du/ac, 1 bedroom = 2Q du/ac).
TTT..7
The suggeste~ upivard adjustment for 1ow dens~ty resid~ntial
t~rouZ~ acc~mr~oc~~.te th~ conventional~y acce~tec~ higl~.es~ den-
sity 1ot size for detachcd, sing~e-family de~el.o~ment with
se~,rers and clustered Iow clensity res~.~e~tzal ~ui.th septic
tanks. The magni~ude of the housing p~oblem and the need
~or an ap~rapriate governmenta~ response, tivhich recogni~es
~he raJ.e of the private sector in the proviszon of housing,
waxrants this consic~era~ion. The sugges~ed densitxes are
iJithin the realm of densi~y ran~es t;rA~~ical ol contempoxary
ur~3a~i l~~.anni~i~ s~a~~.c~a~ds ,
Such a change or ac~justmeiit iri th~ c~ensi.ties of the Land
Use Element can besf. ~e accomplisheci ~y a po~icy statement
in ~he lIousin~ Element di.recte~. at, and in e~~'ect amending,
the Lar~d Use Elemcnt. Sncorpora~ion of these Iimifs ~.n~Co
the standards af the cor~sa.st~nt zones ~~oulc~ constitute a
cl.ear im~lementation o~ t}iis policy.
3. Utzlizata.an af Gavernment-Assisted Pro rams far Lo~~rer-
ncom~ ousing
It is clear that a substantial number-'of k~ot~seholds are
unable to par~icipate in the houszn~ marke~. without fi-
nancial assis~ance fxom ~overnment. The county shall con-
tinue vigorou~ uti~zzation af avaiJ.ab~e federa~ and s~a~e
pragrams desa.gz~e~. ~.o ~.5S15t Iow- and moc~erate-~.ncame
families obtain decen~, sa£e, and sanitaxy hausing. More
specifically, the ~al~oi~ing action~ are adopted.
~.G'C J. OI15
a. xh~ Bu~t~ Caunty IIousing Authority shall ~ul].y utiii.ze
a11 ava~.la3~~.e nausing assi.stance.
b. Th~ Board a~ 5upexvzsoxs s~~all uti].ize a~.1 appropria~e
cammuni~y devela~ment programs--Federal and State--
' tha't facilitate th~; provisian of liausing .fox low~ and
macierate-income households,
c. The coun~y's commun~.~y devel.opmen~ staff shall inves~
tagate the feasibi~ity o£ part~.cipating in tax exemp~
mo~tgage revenue bond ~inanci.n~ ~or housing programs
to ~ene~i.t ~ow- and moderate-income hauseha~.ds ~.n the
county. This a~tion shall take place wi.~i~in a year
a~ housin~ e~.em~nt ac~optian,
d. ~',~e county's community c~eveiopment shall inve~tigate
an.d promote more cost-effective us~ of Fec~era~. and
S~.are housin.~ and community development pragrams.
Tnis ac~ivif.y shall be ~ngoin~.
III-$
4. ~ffectzve Land Use
Findin~s
A typical subdivision ~ract house constructed in Butte
Counf.y wa~.~. cost at~ou~ ~6Q per ~quaxe £oot (including
~and) . For a 1,200 squa~e .foot structure, ~hi.s trans~a~es
in~o $72,000. The praspects of achieving any significant
reduction in 3iousing costs are not tao promising un~.ess
improv~d techni.ques of ~anc3 uti~.ization are employeci.
Very few med~.um-ta-high density residential developments
are cons~ructed in the un~.ncarparated area of Butte Co~n~.y.
Flanned t~ni~ c~evelopme~~fs, condominiums, and simxlar rech--
niques which utili.ze lanci more efficiently appear ~o be
rare].y emp~.oyed. Tnstead, ~he conventional. single-family
fract subda.vi.sian predomana~es .
Thxoughau~ ~he county, in s~vera~. o~.der nei.ghborhood.s, are
a considerable number af smaller lots (approximately 5,D00
square fee-~) that are £requent~.y undevelo~ed or ~oorly d~-
veloped, These lots r~present an excellent opportuni~y ~a
~araduce housing at si~;nificantly lower casts because of
reduced land costs, provid~d, rl~,ey l~ave ~~atex and sewer
service and procedures are formulated to encoura~e and
facili:tate th~ proper develapment of ~liese parcels. Clearly
it is ~easib].~ fo u~il~.ze these 1ots, given the right set
o~ crit~ria. I~osa~vex, most of tl~.ese Iots are too smaJ.l
for sep'tic tank development.
Actions
Imp~ovin, Land Utilizatior~ - The county shall maintain mini-
mum o~. sizes consistent with t~ie densities prov~c~ed for
zn the General Plaii, Applicabl.e county ~olzcies and ordi-
nances sha11 be l~rought into ~amplxance with ~his standard
within six months o~ housing elemen~ adoption.
S. Res~.dent~.al and Neighbor~iood Rehabilitation
~i.ndings
The exxsti.ng inventary of ]~ousing repxesents the most
feasibl.e suppJ.y far l.oza- and moderate-income househo~ds,
and should be rehabilitated and ma~ntained, for this and
o~her reasons. There are severa~ ~actors whicii frustrate
xeiiabilitation, ho~~reve~c, some of wliich are within ~he
scope of i.n~luence of county government.
Actions
a. Rehabilitation Finan~ing
The county shall con~xnue i~s use of governmenta~.ly
assis~ed pxograms wllich provzde attxactive fina~cing
II~-9
far re~ia~ilitation fin~.nc~ng in ~oti~er-incflme neighw
borhoads . The Baard sha].J. ~.ake appropriate steps to
expand the eli~ibility o~ additianal neighborh.aods
to avail themsel.v~s of ~hese programs.
b. Neighbarhaad ~raprovement
In areas o~ high concentrat~on o~ substanda~d housing,
and where nei~hbarhood cnnditians are deteriorated,
the cot~nty s~~all assis~ to the maxa.mum exten~ feasiUle
in the upgradang of neighbarhood cand.itions, sucn as
curbs, gutters, siciewalks, s~reet xmprove~nents, sewers,
and street lighting.
6. ~~ousing Polxcies for S~aec~.a~ Grvups
Find~.n~s
Certain gxoups wi~hin society rec~uire specialized. liausing
services addi~ional ta the narmal needs for shelter, i.n
order to attain a decent and sa'tisfyang iiving enviro~.-
ment. Population gxoups such as farmw~orkers, female-
headed households, the elderly, a.nd ~hc: handicapped have
been examined. wi.t~ii.n this element for thei.r special re-
quirer~ents in terms of types of housing and/ar services
as an a~dendum ~a the conventianal living envi.ranment.
Recognitian of these specia]. ne~~s within local hausing
pa~.icy i.s a~'irst ste~ toward action aiid sol~tion.
Actions
a. The coun~y sha11 recognize ~.hat social and health
services are a pa.x~ of a decent and satis~yi.ng ~~vi.ng
enviranment for many elcierly persons, and zn doing sa
sha11 moni.tor the activity of, and ~articipate with
groups an the community which are respox~sible ~or the
pxovision of these se~vices. The coun~y shaZ~. recvg-
nize the need ~o sup}~art se~rvice pxavi.~.~rs' effarts
thraug~ kxearing s~ecia~. rer~uests, offering techn~cal
assi.stance, and in joint~y plann~.ng for adequa~c provi-
sion and financin~ of services to the e].derly.
b. The coun~y shal~ sup~ort the effoxts of various agenczes
in the community which ac~vacate for and/or iJark wi~h
fhe county's farmi~orker pogu~ata.on. The ca~nty sha11 ~
asszst ~.n assessing .and pl.anni.ng stra~eg~es £or ~he
fi.nancin~ of farmiaarker housing needs .
c. The county sha~.l sup~or~ t~ie effarts o~ groups and
agencies i.n the commt~nity ti,rhich ac~vacate far and/or
work with da.sab~.ed persons . Assastance sha~l be ren-
dered i.n t~ie ~orm of assessr~ent, Planning, and devslop-
ing financing strategies ~ar special housing p~avisions
Z~I-~0
~o meet the nE~ds af the handicaPped. The county shal~
also seek to bettex acquaint ~he development indust~y
and the design profess~on of ~he need for ~esign and
builain g so~ut~ans to this prob~~m.
7. EQua1 Op~oxtunity in Housing
it sha~1 be the ~olicy of the caunty ta pxomo~e equa~
o~portunity and access zn housin~ ~or a~l persons, regard-
Zess of race, rexzgion, sex, marita~ status, ancestry,
national arigin, or coZar. This pa~~cy sha~l a~ply through-
out the caunty and es~ecia~ly within tlie Community Develap-
m~nt ~lock Gxan~ Pro~ram and other areas wher~ the caunty
has admin~s~~a~ive authority.
III-11