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HomeMy WebLinkAbout84-104:COUNTY O~ B~C1TT'E, STATE OF' CALII~'O.RIVIA No. s4-~o~ A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE COUNTY OF BUTTE ADOPTING THE HOUSING ELEMENT AS AN AAIE'NDMENT ~TO~ 'THE' BUTTE ~COUNTY~ 'GENERA~L~ ~F~L~AN WHEREAS, the State of California, Government Code Section b5580 et seq, requires each local general purpose government to prep axe and adopt a hauling element on or before July 1, 1984-; and WHEREAS, the County of Butte has prepared a draft Housing - Element to meet the current legal requirements, reflect present housing conditions and incorporate a Regional Housing Needs Assessment adopted by the Butte County Association of Governments; and WHEREAS, the County of Butte submitted the draft Housing Element to the State Department of Housing and Community Development far the 45 day amendment review pursuant to law; and WHEREAS, the County of Butte has not received comments from the State Department of Housing and Community Development to consider prior to adoption by the Board of Supervisors; and WHEREAS, the Planning Commission after holding .public hearings at which all interested parties were heard and after careful study recommends the adoption of the draft Housing Element to the Board of Supervisors; and WHEREAS, the Butte County Planning Commission recommends that the Regional. Housing Needs plan and forcasted growth rates concur with those adopted by the cities in their general plan Housing Elements; and WHEREAS, the Butte County Board of Supervisors finds it to be in the best interests of the County to delete those changes recommended by the Planning Commission; and WHEREAS, the Butte County Board of Supervisors has con- ducted public hearings an the draft Housing Element at which all ini-erec~har~ nArcnne ~.rar~a }1Pa'T'r~ Board of Supervisors does hereby consider, adopt and cextify the Negative Declaration prepaxed zn conjunction with the Housing Element pursuant to the California Environmental Quality Act; and BE IT FURTHER RESOLVED, that the Butte County Board o£ Supervisors does hereby adopt the Housing Element in conjuction with the regional housing needs plan adopted by BCAG as an amendment to the Butte County General Plan; said Housing Element, attached hereto and incorporated by reference, together with the other elements of the General Plan to be policy for all findings made pursuant to law. PASSED AND ADOPTED this 19th day of June, 1984 by the following vote: AYES: Supervisors Dolan, Fulton, Moseley, Wheeler and Chairman Saraceni NOES : None ABSENT: hone NOT VOTING : None AL SA CENT, CHAT N Butte County Board of Supervisors ATTEST: MARTIN J. NICHOLS, Chief Administrative Officer and Clerk of the Board By G _.' '.' Y% .. Y,, _. 4: ,~ s, ~;,,' t:.". ,~„ . HOUSING ELEMENT BUTTE CGUNTY GENERA. PLAN JUNE X9,'1984 A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE COUNTY OF BUTTE ADOPTING THE HOUSING ELEMENT AS AN AMEAfDMENT TO' THE BUTTE COUNTY GETIERAL 'P'L'AN WHEREAS, the State of California, Government Code Section 65580 et seq, requires each local genexal purpose government to prepare and adopt a housing element on or before July 1, 3.964; and WHEREAS, the County of Butte has prepared a draft Housing Element to meet the current legal requirements, reflect present ` housing conditions and incorporate a Regianal.Housing Needs Assessment adopted by the Butte County Association of Governments; and WHEREAS, the County of butte submitted the draft Housing Element to the State Department of Housing and Community Development fax the 45 day amendment review pursuant to law; and WHEREAS, the County of Butte has not received comments from the State Department of dousing and Community Development to consider prior to adoption by the Board of Supervisors; and WHEREAS, the Planning Commission after holding public hearings at which all interested parties were heard and after careful study recommends the adoption of the draft Housing Element to the Board of Supervisors; and WHEREAS, the Butte County Planning Commission recommends - that the Regional Housing Needs plan and forcasted growth rates concur with those adopted by the cities in their genexal plan Housing Elements; and WHEREAS, the Butte County Board of Supervisors finds it to be in the best interests of the County to delete those changes recommended by the Planning Commission; and WHEREAS, the Butte County Board of Supervisors has con- ducted public hearings an the. draft Housing Element at which all interested persons were heard. l 1 1 ~1 HOW, THERBF+ORE, BB IT RESOLVED, #hat the Butte County Board of Supervisors does hereby consider, adopt and certify the Negative Declaration prepared in conjunction with the Housing Element pursuant to tha California Environmental Quality Act; and BE'IT FURTHER RESOLVED, that the Butte County Board of Supervisors does hereby adopt the housing Element in conjuction with the regional housing Heads plan adopted by BCAG as an amendment to ~. the Butte County General Plan; said Housing Element, attached hereto and incorporated by reference, together with the other elements of the General Flan to be policy far all findings made pursuant to law. '~ PASSED AND ADOPTED this 19th day of June, 1994 by the following vote: ~ , AYES: Superviaars Dal.an, F'ultan, Moseley,'Hheel~r and . Chairman Saracens NOES : None `• ABSENT: None ' NOT VOTING : None ~ , Butte County Board of Supervisors ATTE5T: MARTIN J. NIChOLS, Chi®f Admini~~rative Officer and Clerk of the Board By ~ 7''-~ j ' i .. .V 1 2 3 4i 5~' B 7' 8I 9 10 11 12 13 1~ 15 16 17 19 20 21 22 23 24 25 26 RESOLUTION N0. 84-5 A RESOLUTION OF THE PLANNING COMMISSION OF THE COUNTY OF BUTTE APPROVING AND RECOMMENDING THE ADOPTION OF THE HOUSING ELEMENT AS AN AMENDMENT TO THE BUTTE COUNTY GENERAL PLAN WHEREAS, the State of California, Government Cade Section 65880 Et. seq. requires each local general purpose government to prepare and adopt a housing element on or before July 1, 1984; and WHEREAS, the existing Butte County Housing Element adopter ~in 1981 no longer reflects present housing conditions in Butte ~Caunty; and WHEREAS, the County of Butte did revise its Housing Element to meet current legal requirements and to reflect existing housing conditions within the County; and WHEREAS, the Butte County Association of Governments did prepare and adopt a Regional Housing Needs Assessment which is incorporated into the Draft Butte County Housing Element pursuant to law; and WHEREAS, the County of Butte will transmit the Draft Housing Element to the State Department of Housing and Community Development for their review and comment as required by law before taking final action; and - WHEREAS, the 1981 Housing Element was prepared with~.the participation of its citizens through a Housing Element Task Force which was responsible for the goals, policies and programs recom- mended in the initial draft; and WHEREAS, the 1984 draft Housing Element carries forward these same goals and policies; and WHEREAS, the Planning Commission has reviewed and con- sidered the Initial Study and Draft Negative Declaration pursuant to the California Environmental Quality Act; and -1- r i v - r~^~ I~ Y WHEREAS, the Planning Gommission has conducted public 2 hearings an the Draft Housing Element at which all interested 3 persons were heard. ~ NOW, THEREFORE, BE IT RESOLVED, that the Butte County 5 Planning Commission recommends that the "Fair Share Allocation's" g and forcasted growth rates concur with those adapted by the ? cities in their General Plan Housing Elements. 8 NOW, THEREFORE, BE TT FURTHER RESOLVED, that the Butte g County Planning Commission does hereby approve of and recommend to ~,p the Board of Supervisors the adoption of the Housing Element with 11 recommended changes attached hereto as Exhibit A, as an amendment 12 to the Butte County General Plan; said amendment together with the i l3 other elements of the General Plan to be policy far all findings 14 made pursuant to law. 15 PASSED AND ADOPTED,by the Planning Commission of the lg County of Butte; State of California, on the 3rd day of May, 198, 17 by the following vote: T,g AYES: Commissioners Avis, Vercruse, Behunin, Lambert, and Ghairman Schrader 19 2p NOES: Na one 2I ABSENT: Na one 22 ABSTAINED: No one ~ f 23 L , 24 Butte Gnunty Planning Cammi~s sion 2g ATTEST; B. A. KIRCHER DTRECTOR OF PLANNTNG 26 By 'mil _z_ ACKNCiWLEDGEMENTS HUTTE C©UNTY HARD OF SUPERVISDRS Al 5araceni, Chairman, First District dare Drxlan, Second District Hilda Wheeler, Third District Bertha Moseley, Fourth District Len Fulton, Fifth District BUTTE COUNTY PLANNING C©MMIS5IQN Mike Schrader, Chairman, First District Mina Lambert, Second District Karen llercruse, Third District Eltt© Hehunin, Fourth District Alan Avis, Fifth District HUTTE C~UIVTY PLANNING DEPARTMENT Bettye Kircher, Director Hill Turpin Stephen Streeter Laura Tuttle Dave HirOnimuS Rick Rodrigue2 Craig Sanders Cover Graphics - Lynn McEnespy WARD CCNWERLY AND ASSOCIATES Ward Connerly, Principal Planner Hnusing Element Task Farce - Third Draft (1481 Edition) Bernice Stanhope Richard Fast E. M. West Michael Glaze Jere Roister Gerald Everhard Lee Colby Pat Farr Dan Halvig Michaei McGinnis Robert Sanders Roy Owen Chris Baldwin Planning Staff - 1984 Update Laura Tuttle, Bill Turpin, Dave Hirpnimus and Lynn MtEnespy CONTENTS CHAFyTER I ; COUNTY HOUSING MARl~ET ANALYS I S A. Rresent and Rro~ected F}gpulatinn ~S. Household Characteristics 1. Group Quarters ~. Age 3. Ethnic Characteristics 4. Overcrowding 5. Income 6. Housing Affgrdability 7. Sex C. Housing StQCk Characteristics i. Housing Stock • 2. Age ~. Housing Conditions 4. Housing Rents and Values 5. Vacancy Rate ,6. Tenure 7. Land Availability 8. Opportunities for Energy Conservation l}. Mar ket and Governmentai Influences 1. Grrvernment Constraints Environmental Review General Plan and ~gRlny Land Development - Subdivision Locai Agency Forfriatic3n Commission Environmental Health 2. Market Constraints Housing and Land Development Cgsts Estimated Land Values I -1 I-5 I-5 I-5 I-5 I-6 I-7 I-$ I -10 I-~a T•-16 I-16 I-lb I-Z7 I •-17 I-~.8 I-I8 I•-2I I-22 I-22 T-24 T-25 I-z~ ~-27 I-2$ I-29 I-47 I •-48 .' CHAPTER II: HDUSING NEEDS 1. Projected Housiehol d Growth I T- j 2. Vacancy Factors IT_j 3. Reusing Supply Deeds II-2 4. Production Goals (New Construction} II-3 5. Rehabilitation Goals II-4 ~,. Site Availabiiity and Land Requirement II-5 ~. The Need far Assisted Housing and Lower- II-6 income Housing (7pportunities 8. Special Housing Needs IT-8 A. Female-Headed Households II-$ B. Elderly Households II-12 C. Farm Worl~ers I I -J.3 D. Fhysicaily Disabled- II-14 E. Mobile Hamel II-14 Appendix A: Regional Housing Needs A Appendix Ba Regional Housing Needs B Appendix C. Housing Assistance Programs ©perative ~ in Unincorporated Butte County CHAPTER TII: THE H©U5ING PR©GRAMlSTRATEGY A. Housing Goals, Policies and Rriorities III-2 i. Goals III-3 2. Policies and Priorities III-3 H. Existing and Intended Programs IIT-~ 1. Land Development Review Process and III_4 Development Standards 2. Increased Density III_5 3. Utilization of Government--Assisted I T T .. 6 Programs for Lower--Income Housing 4. Ef fectit ve Land Use I I I - b 5. Residential and Neighborhood Rehabilitation III-7 b. Housing Policies for 5pi~cial Groups III-8 7. Equal ©pportunity in Housing III-8 ii I NTR©DL1CT ~ ~N The general plan of any community is fundamentally a policy document, the major purpose of which is to provide a framework fnr identifying important issues affecting the community, a process for resolving these issues, and a commitment to allocate the necessary resources to make that process viable. This document -- the Housing Element of Hutte Craunty -- is but one part, albeit a very significant part, of the County`s General F*l an . Freparat i can ~ of thi s element i s primarily i ntended to provide industry, Public officials, and the general community with an understanding of existing and projected housing needs of the County. It is also a major objective of this element to establish a strategy which ensures that housing needs will be satisfied. This housing element has been prepared in accordance with Sections ~i55BE~--b558'3 wf_, the Government Code, which was adopted by the State Legislature in 198D. The 1477 Housing Element Guidelines adopted by the Department of Housing and Community Development have aiscx been considered in the preparation of this document. in addition to being a statement of policy pbjectives, goals, and priorities, a housing element is a valuable bank of information frt~m which the homebuilding industry, government agencies and citizen groups may draw from when necessary. To be effective as a guide to.industry and public decision-makers, the housing element must represent a reliable data base which describes the characteristics of the housing market, especially those who use or are. expected to participate in the market, and the housing stgck inventory that is available within that market. If the components of the. housing market are accurately and sufficiently portrayed, then the formulation caf a plausible housing strategy will quite likely ensue. _. _......_.. This element addresses itself to Ane .~uri'sdret3an only.:' the unincorpcarated area cif butte County. The incorporated areas within the County - Chico, Oroville, Gridley, Biggs and paradise - are responsible far the analysis of and strategy formation far the housing markets within their jurisdictional boundaries. For this reason, the County believes that tct plan for the speci f i c prc3bl ems of these incorporated areas would be a duplication and is, therefoere, inappropriate. 1 ~rgani~ation_t~f the_Element The housing element has been prepared in three parts as f nl 1 vws: Chaetgr_I ~__Cortime~eRi ty_Hnu~i ng_Mark~t_Ar~a}. ysi s This chapter presents the mast current available information on population growth, employment trends, household characteristics and the housing stack in the unincorporated County. This section also includes a discussion of land availability, energy conservation and housing, and market and gr~vernmentai factors which influence housing delivery in the County. ChagteL_TIs__HQUS~ng_Needs Chapter II discusses housing production needs in the County as well as housing rehabilitation needs, land needs for new residential development and the need for assisted housing and far affordable housing. Attarinable goals are established for the achievement of all of these areas v# housing provision and special housing needs of various segments of the papul.ation are analyzed. A~gendices_tfl_Chaeter_ii include two documents which assess hcausing needs on a regional basis. These two documents, Hutte County Regional Hauling Needs Assessment far Rersvns cif All Income Levels, Appendix A and B, have been completed for the Butte County region. They form the basis for the unincorporated County`s determination of its regional share of housing needs in Butte County, which is included in the discussion of housing needs in Chapter II. Chapter_I~I~__The_Housing_~rc~gram~Strategy This chapter- sets forth housing goals, policies and priorities for the unincorporated County, and outlines programs to be pursued over a f i ve--year per i ad . Ci~izen_ParticatQation A -Fifteen member Citiaen Advisory Committee was formed in January of 1978 to work with the consultant and County staff on the update of the housing element. Three members each were appointed by the five County 5upervisvrs as members-~-at-large, representing the five districts of Hutte County. The Advisory Committee met several times during the preparation of the housing element. In addition, they sponsored public forums in March and April 1978 in which County residents were invited to comment nn local housing needs and policies. The first draft of the element was circulated to all Advisory Committee members far comment in May and June 1978. At the completion v# the second draft, the Advisory C©mmitee met again fvr~final review and comment. Preparation of the third draft of this housing element began xn fall 148. Because of the time which had elapsed between the second and third drafts, a new Housing Element Task Force was formed to assist the consultant and Cauinty staff. Three members each were appointed 6y the five County Supervisors. The 1984 update retains the gals and policies formulated by the advisory Committees, yet updates all figures and statistics with the most current information available. ~ev_iew_and_Update_of _the Hnu~ing_Eleme~t The County will review this housing element on an annual basis to evaluate the appropriateness of objectives, the effectiveness of programs and progress in implementation. The housing element will be revised not less than every five years, according to State law, and the first revisison will be accomplished by July 1, 1984. 3 CHASTER I CbUHTY HSUSIHG MARKET AHflLYSIS A. PRESENT AND PR©JECTED POPULATION Between 1974 and 1984, the population of Butte County grew at a rate two and one-half times that of the entire state. E1,2) Similar population booms are being experienced by most non-urban f¢vthill counties throughout California. Metropolitan counties, such as San Francisco and Los Angeles, are actually casing population tv the slawer~paced, more recreation-oriented counties of the state. The fact that retirees are seeking the amenities of rural life is demonstrated by the 55'/. increase in the population of Paradise between 1974 and 1984. i1 ,2) This community has begin, by far, the fastest growing area in Butte County. Unlike the state, which experienced a decrease in the importance of immigration as a component of population growth between 1974 and 1984, new residents moving into the County accounted for over 94! of the population increase during this period. Hetween i97a and 1979, the net natural increase (births minus deaths) was only 2,589 persons countywide, t3) or less than 8X of the population growth. Migration continues to account for a urge portion vf. the expected growth from 1984-1994. At the time of the 1484 Census, there was a total of 143,851 persons occupying an estimated 57,78 households countywide. (4) Of this total, 84,599 persons (31,579 hQUSeholds) resided in unincorporated areas of the Cvun~y. From all indications, unincorporated Butte County will continue to grow, although growth wiil occur at a slower pace. The xmpiicativns of growth for the housing market are important in the provision of housing for all segments of the unincorporated County's population. Specific impicativms will be discussed as other factors are brought into focus in the fvliowing chapters. Projections of both population and household growth in Butte County thrQUgh 1994 have been deveivped by the State Department of Housing and Community Development. These projections indicate that the County population will increase from 143,851 persons as of July, 1984, to iBb,344 persons in July, 1994. Households are projected tv increase from 57,378 in July, .1984, to 77,544 in July, 1994. I-1 Both population and household growth in the unicorparated area of the County have been protected on the basis of past trends. Between 1975 and 19A0, population growth in the unincorporated areas evmprised 64.3frY. of total County population growth. During this same period, the increase in househtalds in the unincorporated area comprised la3.49'!. of countywide household growth. Population growth and household growth within the unincorporated county projected for 1990 accounts far 56l and 55.1'!. of the total growth respectively. The assumption is made that growth in the unincorporated areas will continue to comprise the same percentage of population and household growth countywide. Dn this basis, the projected population in the unincorporated Hutte County is 104,328 persons in 199x. The 199+0 projected household count is 42,654. These prvaectivns are shown in greater detail an Table II. Sources: Section A 1, 1990 U.S. Census 2. 1970 U. 5. Census ~- ~. California Department of Health Department, Security Pacific Hank 4. 1980 U.s. Census 1.979 estimates by Research 5. California Department of Finance, Population F~esearch Unit Z-2 n ~f C1 n of r-i 'a :~ .~ :r., }"'~ ._~ W H a H ~. t~ bl .~ ,~ O :~ cd R O W ~'` O ~ • r-I O 'F`~ •O\D o\D C\D O\D O\D r-I ~ r-i o0 M ~D n ° a '-~ `~ D~ a kt y yy Q D\O ~O ~9 ~O ~O ~" ~ Q7 ~ L` N r-{ M O \O i17 N u'1 t.17 C7 U n N M ~-{ ~--~ ~ ~ ~ O1 wDrl ~ M M N M ,-~ r-! rl d oO o0 n ~ ~" 'ch ~D O'1 tip to W O ,-! tD M o0 N O •rl N N w +-~ +~ ~ O ~ , y O i-~ r-~ M C] r-1 d1 U id ~ M ~ ~ 4-! ~ ,--~ r -I O ~., a ~- ~D w N in akt bO ~ O\4 o\a O\D o\D D\D ~--{ Cd 1 ~ M O1 N N N U ~ N r-i f M ~o ~ 1 Cd n o0 N a0 of s-I n .'~ ~i M M ~ M N ao ~ M M n ai O •ri N ~ ~ ~ ?~' +~ ~.," O . '~ ' o\o o\D duo o\o e}~D O i-1 r-1 N I.Iy ¢} pr1 C.} tli ~ ~ ~ M n ~ ~ r~ r-I Q Pa ~ O 1- ~D a c~ ~ o d- ~ o ~ ~ *-I to u'1 v] u-1 ~ O ~ ~ M n ~ ~{ ~ a+ ~ dD c O O O 1.1"1 i--{ p\{l p\O Q1 rl ~ ~ d' 'cl' ~ ~.-~ Oi L.ry M C~¢ C M ~ ~ o\D p\~ N O O ~ r-~ 1.17 ~D D\D ~ ~ t--t ri n ~ M O ~ rn ~r1 a ~D N ~--I e\o ~o M O O t!' ri ~t a~ ~ ~ ~n rn X17 r--r ~+i d a~ a~ ~ ~ ~ ~b v ,--i •~ u e v b ' ~ ~ ~ ~ a ~ ~iA •ri •r-! O F-+ r--I •~ ~ ~ ~ U P~ C7 O ~ d~ !~. H U ~ -3 r-i r-[ c~ ~~ a~ ~ w a~ c~ R~ H Q.1 {~ ~ ~ [d O i$ ~ a ~~ r-, ~ acs ~ ~ a~ ~I O }-~ ~ rn tJ F-+ •~ ~ ~v ~+ ~-~1 Fi '.~ '~-'~ ~i ~ O O Cd O C7 ~ ~ i-1 '.~ i-1 '?~'Li pa ~ S-+ O O Pq cd b ~+ r-e ~"+ 4-I U1 ~~ p u1 ~,'' N W ~ O €~ ~ ~~~ ~ N r-~ ~ t~ sa v, N •~r ~ m • u. u1 nn rn ~ ~ c~ ~~~~ a1 O u7 d U n n op F~ ~ ~ ~ O r-+ ,-~ ~ a ,--i c.~ r~ d~ N a~ U O ~ . t1 r I'~ ~t 1~1 ~1 o ~ n n r~ rn , ( Ft ~ N N M M E (~ ~.-~ t.~ it u i E O ~D O d' O O M O u'1 Ol M M I.f~ t0 ~ ~p ~ n N ~ op O n ~- rE r-[ r{ M M n 41 Op 00 O n op M u'7 O N Ol r-E r1 M r--I r-I 00 O n d' r-{ ri ,,~ t!! M l.i~ M }~ oQ of Ca CO ~ .O bR uz O M ~ bl ~G 00 N Oi ~H ~ n ai n M C7 ~ r-i o ~r ~ a ~a N cD 01 N N .D ~us ~ ~ ai ;-~ ,-t n •Q a~ O n co rn O +--[ '' x H H rd ;~ n N F.n n W ' cd ~ bo rn ~ oo of Q , ,~ ~ a~i r s n n c~ n ~ n O ~ ~ rsi ~ rn ', cd '' rl rn oo n rn o~! o o , ~ i.n n ', 00 CTf N n N ', O vi N r{ V7 +D ', a rl ~ Q'1 tip M i ~ b .O ', ' V oD d u ~ r-t ~ ~t n [~ n; M ~ W ~p 00 ~O G~ p o'1 00 0o rte -.+~ . f-1 r-i u~ ~ ti0 M W r-i r-I u7 ~.r7 r^I M Oy N N O 00 ~ N ~ Ql O'! ~ O rl M rl M O ~ M b T'L~ ~ Q1 ~ ~ fd C~ ~., F-I ~ V1 F-i O O 'd O • r~l Rr rl S~ +~ €a O ~ ~ O ~ .~ O ~ P, H ~ x H T-4 8. HOLf5EHOLD_CHARACTER~5TICS In 19517, there were approximately 31,579 households in unincorporated Butte County. (1) The projected growth rate far households in Butte County is slightly higher than that Qf population; this is because household size in the County is decreasing. t5ee section on overcrowding.? in 19947 the projected 42,b54 households in unincorporated Butte County represents a growth rate for 1983-1990 of 3.34% annually or 25.8%, compared to a population growth for the same period of 2.71'!. annually, ar 24.58Y. (Table iI) As with the pnulation growth rate, household growth rate is expected to slow somewhat between 199(7 and 2000. 1. Groyp_QuaCter-s In 1980, there were 835 persons residing in group quarters, such as student housing, convalescent and nursing homes and boarding houses, in the utnincorpora~ted areas of Butte County. t2) In 1983, the figure grew to 1449. The predominant area in the County for group housing is in and around the City of Chico. The reason for this is that California State~University Chico students share expenses and housing near the campus. Group housing quarters elsewhere in the County are generally nursing or rest homes. 2. Ags As is true of most rural communities throughout thr~ state, Butte County has become an attractive location far retirement. In 1980, 24'!. of the p~rulation was over b2 years of age. The attraction of retirees to Butte County is nod a new phenomenon, as is particularly evident in the City of Raradise, which has a median age of 46.5 years. Senior citizens lover b2 years) represent 33.8'f. of this City's population, and, in addition, Paradise contains almost 30'!. of all County residents over age b5. t3) iTable 11I) 3. Ethnic Characteristics In 1984), 7.2% of unincorporated County residents were members cif racial or ethnic minority groups. Qf this figure,_i.2% were Plack, 1.8Y. Native American, and .9"!. Asian-Pacific islander. t5) Persons of Spanish origin represent 5.3'!, of the total unincorporated population, butt due to revised reporting practices, this figure is not comparable to the ether percentages. t5ee Table IV) The most recent data reveal s that Span i sh--speaking households campri se 1.8'!. of all unincorporated area households and are located primarily in the non-urban areas of the County. Black households comprise 1.9! of ail unincorporated urban areas of ©roville. t3) In E1 INedia, an unincorporated area abutting the southern boundary of the City of Oroviile, almost 1,SX 1225) of the households are Black. 43) This community contains 49% of all Black households in the unincorporated portions of the County. T-5 4. Overcrowding A common measure used to calculate the number of families which are inadequately housed is the extent pf overcrowding defined as 1,01 or more persons per room). Most government programs assume that living under such circumstances is harmful to the physical and mental well-being of the occupants. The extent of overcrowding is directly related to the average number of persons per household. Specifically, if the houehvld size increases, the degree of overcrowding is likely tv increase proportionately. Dvercrowding is also directly related to the average number of rooms per dwelling. Clearly, if large housing units are being built, which household size is decreasing, the extent of overcrowding will decrease. A comparaison between the 197G, 1475 and 1980 Censuses indicates that the average county household size decreased #rom 2.8 tv 2.b to 2.46 persons. 13,4,11) At the same time, the median size of dwelling units fluctuated-from 4.7 to 5.2 to 4.7 rooms. (3,4,11) These facts point to the probability that the number of overcrowded households, as a percent of all households, has decreased. While the incidence of overcrowding is decreasing in the County, evidence exists that many minority households in the County are living in overcrowded conditions. Farmworker housing in Gridley houses many 8 to 9 person households in two and three bedroom units. The Human Resources Corporation in Chico reports an average household size of 7.125 persons. (1980) - . In 1970, 6.9'/., or 2,399, ref the County`s 34,910 households resided in overcrowded housing unitsa i.e., 1.41 or more persons per room. Of this total, 1,535 resided in the unincorporated County. As of 19®O, the percentage of households in overcrowded units dropped to 3.5Y.. Given the decrease in household sine and the increase in dwelling unit size, it is unlikely that the number of overcrowded households has increased. E1970) It is likely by 1990, the trend towards smaller units on smaller lots will take held. Even so, overcrowding should not occur, since family size is also decreasing. In 198x, h©usehold size was shown to be 2.46, and Chia trend of decreasing household sloe is one that is expected to continued. (2) The Department of Finance, Population Research Division, has indicated that its projections for Butte County's average household size are as fvl 1 vwss 1985 - 2.40 persons per household 199C? - 2.44 persons per household 1995 - 2.38 persons per household I-6 2404 w 2.3f, persons per household 1970, 1975 and 1980 Census #igures indicated the household size for the unincorporated County is similar to that of County averages. Therefore, it is assumed that the unincorporated County wi11 experience a similar decrease in household size. 5. Income Within the unincorporated County, 3E,.9Y. ar 8,944 households ere characterized as low or very low income, with household incomes that are 84"!. nr less than the County median. (3) As of 1984, 12,639 households or X14'/. of the uni ncvrpvrated County had i ncomes 1 ass than a0~ of the County median. Several communities in the Cpunty have even larger populations pf very lpw--income people. The Chapmantown tsoutheastern Chico) and El Medio (South ©rpville) areas are chief among these communities. A 1980 door--~tp-char survey of the Chapmantown neighborhood found that 83.5'!. of al i households i n the area had annual i npcmes below 80'l. of the County median income. (7) In 1978, the median annual income of Chapmantown households-was X4,129.24 (7) _ approximately one-half the County median income. Median income rose to X8,105 by 1980, but is still only 62'!. of the X13,012 County median. [12) The E1 Mediv community has similar income characteristics. Almost Boy pf all households in this area are 1pw income. (7) Information for all households by income is addressed further in the "Regional Housing Needs P1 an - Appendix A and H." Hutte County has traditionally had a median income that is substantially below that of the state - generally #2,004 or X3,00 less. (4) In 1984, for purposes of their Section B prvgrams~ the Department of kHousing and Urban Develpment reports a median income of X14,704 for Hutte county compared to a "non-metropolitan median of $1S,E~04. (6) The 1980 census indicates a median income of X13,012 for the entire County„ This Census figure has been utilized in the Fcegional Housing Needs Plan, Appendix A. The primary economic base of the County has traditionally been in agriculture and manufacturing; however, in the recent past, services and trade industries have contributed more to the jab market, The occupational outlook for Butte County, as well as surrounding counties, is that skilled jobs will increase in the near future, gradually replacing the need for workers whn rely on physical effort„ t91 The implicatipns of this within the housing market will be subtle and meaningful in the years to creme. Although "prpfessivnal" occupations will increase, the service industry will also contribute to the County's work force. Service occupations generally include the preparation and serving of food and drink, custodial work and retail sales. The increase of professional and service job opportunities is characterized as a general trend, and any significant impacts. will certainly require a number of years to Surface. I~7 However, the high rate of unemployment in Hutte County may counterbalanc~r this trend. The Caunty continues to suffer from the lack of a strong economic base. In March, 1988, the unemployment rate in Hutte Caunty was i0.9~, campared.to a state rate of 6.0iC. 410) Hy 1982, unemployment swelled to 14» 7"/.. 413) The economic recessir~n across the country in 1980 and 1981 has been felt in Butte County where job losses have been experienced in bath the building and lumber industries.. Poor weather in 1981 and 1982 also contributed to the high unemployment rate. Far the 1983-1994 planning period, construction and lumber industries are anticipated to recover and continue to grow. Service--related jcebs will increase. The number of agricultural jobs will slowly increase, but wi11 account for a lower percentage of jabs countywide. In determining the future labor farce, and employment trends, two main sources were used': "Annual Rlanning Ynformation 1983-1984" and "He.ette Caunty 1985-24)00 #~opul ati an Employment and Land Use. " Each industry's percentage of the total lobar ft~rce in 1982, and individual growth rates were correlated against projected population growth to determine the employment forecast. The main difference between "Annual Planning Information 1983--1984" and the forecast is: 1) Agricultural employment is not expected to matte any noticeable gains, and 2) Hutte County figures also include a self_employed/other category. For projection purposes a constant 10'l. unemployment rate was assumed. 6. Houssng-Affr~rdabili~~ The relationship of the cost of housing and the ability to afford housing is a primary concern in the examination of any housing market. Until recently, a common standard has existed in gauging housing affordability: no more than 25'/. of household income Should be allotted for housing expenditures. Households paying mare than 25% of income for housing have, by this standards, been said to be "overpaying" far housing. New developments in the housing market are changing this common rule of housing a#fordability. The increasing price of housing, and more recently, the new mortgage instruments #or financing a housing purchase, will require households to pay mare for housing than they have in the past. In many areas of the state, 35'f., 40'/., ar even higher amounts of household incomes are required far housing. expenditures. Greater personal expenditure fcrr housing is, in fact, one of the first adjustments made, as housing prices and financing mechanisms change. I-8 ._ .. i. .. .. ._ ... .. .. .. .._.. --: ..._...-. ~_~._. It is difficult at this time to restablish criteria for an acceptabl a rat i a of hausi ng expense to househcrl d i rtcome. The f 1 ex i bl e rate mortgage instrument, with no cap ctrt interest rates, will make it difficult far any household making a housing purchase to predict or control the amount of their housing payment. Although na community standard for affordability can be set Earth in the present environment of change, it can be said that in the future, Butte County households will spend. mare far housing: a conservative estimate would be in the range of 30% to 44%, depending on household income and lifestyle. An evaluatican of the extent to which F#utte county households are overpaying for housing can only be done using past standards, and data that is available. For households residing in the unincorporated County the relationship of household incomes to housing costs in 1975 has been briefly surnrnarized below. The number of households in four categories of household income is ccsmpared to the housing supply, divided into four groups by its affordability, using the "25% rule." I975 xncame 0- X4171- X6673- $10aD9+ Categories X4170 X6672 X10008 As a 7: of County Median 0-5iL7'/. 5~-8~]Y. ~1~}-12~(]Y. 120Y,+ Number of Households 50b4 3835, 4025 ~ 11254 Housing Cost Categories 0-~87 X88-139 X140-208 X240+ Number of Housing Units 4425 4232 5465 10060 1980 xncame 0- ~fa507 ~l 0410 $ ~~615+ Categories X6506 X10409 $15E,14 Number of Households 7801 4838 6688 12550 Housing Cost, Categories 0=135 ~I36-216 ~ X217-325 X326+ Housing Units 812 2236 3113 1362 I-9 *Oniy inciudes rental units» According to this information, there are not as many housing units affordable to lower-income households (thane with incomes below BOY. of the County median) as there are households in this income categr~ry. This documents the fact that overpaying for housing occurs, but the data is too limited to evaiuate the number of households in this category. The 1980 Census is the most recent data base where housing rents and values and household incomes are crrYSS-tabulated. This information revealed that 58% of ali 1980 County households who were renters paid more than 25% of their income for rent, up from 39"!, of all renters in 1978. In comparison, only 27.2% of all homeowners paid more than 25'I= of the income to housing casts, down from 27.65'!. in 1970. ( Tsab i e V ) 7. Sex Almost 12~ of all families in the County are headed by women. The percentage of female-headed families whose incomes are below poverty lrwvel is 27;G, or'over 1r4 of all families with incomes below poverty have no husband present, 5ourcess section H 1. 19SO U. 5. Census Preliminary Counts (PHC 80-P-6?, Housing Counts have been adjusted by Department of Finance vacancy rates, 2. California Department of Finance -- Population Research Unit. 3. 1975 Special Census, Butte County. 4. 1970 U. 5. Census. 5. Sacramento Area Councii of Governments, Census Data Center, 1994. b. Department of Housing and Urban Development. 7. Special Survey of Chapmantown, El Media, by Connerly and Associates, loc., 1978. H. 5ec,urity Pacific Hanky Monthly Summary of Business Conditions Central Valley, October 31, 1980. 9. Projections of Employment by Industry and Occupation: 198+D--1985, Sutter Butte Region, California Employment Development Department. 14. California Employment Development Department. 11. 1980 Census. 12. 1.980 Census -- Neighborhood Statistics Program. G. Hausing_Stock_Characteri~~tics Determining how weli an area"s existing housing supply meets the needs of its residents is one of the major purposes of any housing element. This determination is the foundation for analysis of iocal government policies and actions needed to bring the housing suPP1Y into conformity with the housing needs of the popuiation. I-l.0 Hefmre unmet haussng need however, a thorough inventory of development trends must be made. inventory of unincorporated Hutt s can be accurately determined, housing characteristics and This section cmntains such an e Cqunty"s housing supply. 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D ~' ~ ~ O .~ O ~. ~ D Cd N C3 f1, b Q? U Q U i-~ v U r-I U };did U~ N ~ F ti~~ H W •,-f ,^S t-+ ~ ~r-3 ;~ ~i-E ~ F1 Sri t7r :~ H F' O rd G5 ~ O F-'' O Q3 O O Q ~-13 TABLE V Hous~eh~old 'T~icome ti'y 'Reift'~'Owriers'hi'p' Costs Renters: 16512 • Rent over Income '2'S%' 'Iii come ' ~o' Ower a in Less than $1Q,O.D.O ~ 8932 80.30 $.1Q,000 to $19,999 2332 39 .5p $20,000+ 91... 3~.Sa Total 113.55 58.0 Not Computed: $257 Homeowners: 25340. Costs over Income 2~5~~0~ ~IiicQme ' .o. Overp'ayin~ Less than $10.,00.0. 3028 45.40 $10,000 to $13,999 2{ib5 31.9% $2D,00D} ....1.1.8.0.... 11.30 Total. 6873 -27.2% Not Computed: 18457 NQTE : References .1380. Census "H~~-8" I -14 O . rn :~ •~.'. i~n iµ+ .~ Ri •U •~ -~ -Q H W. r~ -•a ~ ~ H 'o' C7 ~ r-I CSS N 00 n ~ N O qp rn Q1 ~O Ql Ql 1O ri N O' tp [~ O O en oo ,--t a ~ M ~G ct oo n O n r..{ N N ~- N L.l'~ N ~•••{ O M n M a~ ~ a ~ ~ M n Ca n n N rn ~ ~ M 01 N 00 •~y- N p~ d- n O LI Cl 00 r-1 00 OS OD Lf! ~•--{ tD N M Q1 r-i N N d• N •~ N ~ O M Lf7 ~ ~--~ r-1 r~ rl ~-•~ ~ n Cd b .~..~ GQ i et oq d' Q1 O O O ~D •ch Ll7 M •r•I 0o f O oo a~ oa .fl c~ ~ r~s ~ n ~.r~ *r~ a~ o~ Qi n n oo ~ ~ w ~n c~ n ,-E ~ i--I N N •Cr N ~• N O 47 N M Q •r -I '~'] ,--3 rf r-[ r-t ~o n v ~ .~ A +-~ rd t~ M a0 ~ M ~3 ~t oo n O oo O a 0o N M ai u~ u7 rrl ~ n ~o r-i cF c d i-~ ~'1 Q ~ QO O M ~ M N N of ~ N N ~- N 1} N Q [] N - N qp ,~..i ~ r•{ ri r-[ r-I tp tD ~i ~ 0 ~ ~ ~ ~D N O tL~ Op N r-1 N r-1 d• 00 oQ o\~ cd DO~ , 00 ~ CY ~ O r-i In N O N O'1 Q'i ~b C7 r-^I G7 W Gl G7 C7 ~ 00 ~O M M N n ~O n r-{ ,-{ ~-•~ N r-i d• N M N O C r•J O ~ ~ ~ a ~ ~ ~~ ~ ~ ~ w , o +~ co .~ x ~~ o au ~ c~ u3 I r-i N O M ~ ~ N•i n ~ M n ~ r! ^ ~ OQ ~D 'ct O o0 ~O ~ 'ck' ~ d• r'-I M F-~ U1 H" SZ~ Ol [ ~ Ch Lt'7 n N N ~O O N"~ N ~•-~ p ~ I ~-~{ N ~ •~y N M N O C r-I a'1 V1 .~.~ ~ •~ ~ r-! r-1 r-! r~ If'7 ~O ~` ~ i~ ~ Cd Cd o O N Q N d' 00 M M O Oi ~ M ~t o0 I./'} e-{ Ld ~F•I 00 ~ 00 N OO ~G !~ M r-I N ~D of pr's ~"., u7 07 0o n ,-•~ l~ u7 N O M ie n ~.rt ~ r•i N r-! d• N N N Q C3 n M ~ }~ 01 r~ r-i r-I u] tD ~" b4 ri r~ ^ ri ~ '~{ erg M 00 ~ N 00 Ol 00 CY CJ~ n N RS 'Cr ~d ~ OO ri N d lv') N I.A Op 04 V'1 Q~ {.~ ~+ ~ p ~ oo u, oO n O~ N ai ~.rS dC M O~ to ~ P.e CJ ~ N r-{ M N i--~ N Gi G tD r-{ }~., Q ~ ~ ~n v~ o ~-+ .-t o v ~~ w ~~ ~ c~ o ~ ~ ~ ~ m ~ ~ m ~_ aA o ~ o o ~ ~ •~ ~ ~ +~ ~ a ~ ~ ~ ~ ~ ~ ~, U t-~ o ~ u i ~ ~ d Pq v r-I is ~ ,~ V O • r-I tll ~ Lil cd ~'' O U t1~ F'i ~ '+I [q •rl N 43 •ri f-+ f-~ r-i r-i N • • Sy i-+ •r-~ G3 •r-I c!i ~ ~ r-I 'tj ~ '~ 4s ~ [~ •r1 {) W y o ~a o ~ o ~ ~+ +-~ ~+ w a~ o ~-•~ o a o o a~ u~ d w ~ v ~ H~ ~ _ rn ~ o H v w z c~ Z-15 Tl~r l ~U Ca~sue reps~ted 31 , 579 housing units wi thi n the unincorporated County. The most common type of dwelling in the unincorporated area is the single-family home, which accounts for apprax i motel y 65"/, of al 1 units. t2 ). Approximately 14% of the 1980 unincorporated area hQUSing stack is made up of multi-family structures comprised of two ar more units. I2) ETables VII, VIII) Mobile homes have increased throughout the County at a greater rate then any other housing types they are now the predominant type of new housing in Hut~e County. While the actual number of new mobile homes in non-urban areas is low, the number of these units in relation to other types of housing is very high. Mobile homes account far approximately 2l'!. of all housing units in the unincorporated County. tTabies 1X, X) In 1983, mobile homes accounted for 31.5'!. of all new dwelling units. 2. Age The median age of all dwelling units in 1977 was 15.7 years for the unincorporated community of Paradise, and 16.5 years for the rest of the unincorporated area. For the unincorporated area excluding Paradise, less than half of all units were constructed prier to July 1960; units bui 1 t before 1939 account for 14.#3"!. of the total housing supply. 13,4,5) The median age of all units in 1980 was 17 years, for the unincorporated community, the median age was 16. 3. Hog~ing_CanditiaDs~ There is no current, reliable source of information regarding the condition of housing in the unincorporated area. tThe 1980 Census did not include information on substandard or dilapidated housing.) Although the 1975 Special Census collected data on housing conditions, subsequent surveys of individual communities f6) within the County have proven that the 1975 Census seriously undercounts the extent of blighted housing conditions. According to the 1975 count, housing units in the unincorporated area excluding Paradise that failed to meet local standards of health and safety (i.e., that are substandard) totalled 7. ~'f. rif al 1 units. Di 1 apidated units comprised 0.7! of the unincorporated County housing supply, while substandard units capable of rehabi 1 i tati on accounted far b. 5"/. of al ~. units. Although these percentages for substandard housing are law, they are derived from the only countywide survey of housing conditions since the 1970 Census, They have, therefore, been used in the analysis of housing needs as minimum estimates only. ETable XII) The areas with the highest concentration of unsound housing in the unincorporated area are Chapmantown, which abuts the southeastern boundary of the City of Chico, and Ei Media, located on the southern border of the City of Orovi 11 e. Al mast 80'!. of the occupied housing i n the unincorporated portion of Chapmantown is unsound. i~1b A 1913 survey of Chapmantown indicates a minimum of 46% of all housing units need rehabilitation and 4'!. are beyond repair. t73 To remedy this situation, the County applied for and received a Community Development Block Grant of X865,000 far infrastructure and housing rehabilitation in 1983. Additional monies for housing rehabilitation in Chapmantown are being ,sought in the 1984 funding cycle. The E1 Medio community has areas where as much as 80% of all dwel I i ng I..tRi is aC"e i n need of rehabi 1 i tati on. From 1980 to 1983, 58 off these units have been rehabilitated, largely with Community Development Block Grant funds. Because of the extent of physical blight and the high levels of poverty and unemployment in the Chapmantown and South ~rvville communities, the Gounty will continue tv designate these as project areas far its Community Development Block Grant program. 4, Hc?u~ing_Rent~_and-Val~e~s The market price of single-family homes in the County has risen dramatically in, the past several years, a trend experienced by prospective homebuyers in every ,jurisdiction of the state. While housing development costs, such as labor, material and land are certainly on the rise, the asking price for homes is also dependent on market demand. In short, there are a sufficient number of buyers in the County who can pay over ~7C~,000 for a 3- or 4~--bedroom home to justify this price level. Obviously, these market conditions have excluded at substantial proportion of lower and middle--~incvme families from buying a home in Butte County.. A special study conducted in early 1984 revealed Countywide housing rental and sale price averages. The average price for a 3-bedroom home in the north County was ~93,fs17 and in the south County X53,000, vehicle the avenge rent for a 2-bedroom apartment was X313 per month in the north area and X244 per month in the south area. This study also revealed that mobile homes sell far an average price of $1,500 in North Butte County and ffi10,950 in South Butte County. Space in mobile home parks averages X97 in the north County and X77 in the south County. These costs are shown further by unit sire on Table _. XI11. __ From 1951-198,3, rents increased an average of 5-~0%. Yousing prices in the north County rase from 8-17'!., in the same period. Additional analysis is needed to determine the trends in the south County market. While some of these prices may seem high compared to the housing market in the County five years ago, they are low whE!n compared to the state. 5. Vacartcy_Rarte In January 1980, the Department of Finance estimated the vacancy rate for unincorporated Butte County to be 5.5Y.. This cAmpares to a rate of 5.1'1. far the incorporated areas and 5.3% far the entire County. (~) Tn .7anuary 1983, the Department of Finance estimated the vacancy rate fnr the entire County at 7.31"/., an increase of 2% over 1980. The unincorporated area has the largest vacancy rate I-I.7 of A.28'!.. vacancy rates for incorporated areas are b.ll%. This vacancy rate reflects units for sale and for rent, as well as units that are vacant but not available for occupancy. This latter category has traditionally contributed a large protion of all vacant units in Butte County. In 1977, the last date when a complete breakdown of vacant units was conducted, aver 40% of all vacant units were not available for oGCUpancy. Units in this category include seasonal housing, second homes and units that are uninhabitable. b. Tenure Calculations on numbers of owner and renter occupied units in 1970, 1975, 1978 and 1984 indicate that the County percentage of owner-occupied units is increasing very slightly, while the percentage of renter-occupied units. is dropping. (5,8,9,10) This may be accounted for by the increases in owner-occupied mobile homes in the County. As of 1980, b3.8% of all units were owner-occupied and 3b.2"/. were renter-occupied. (12l (Table XIV) It is assumed that these percentages are similar for the unincorporated area of the County. 7. Land_Avail~bi~ity As a predominantly rural County, Hutte County has an abundant supply of land far future development: 5a plentiful is this supply, that attempts to quantify it are difficult and have only recently been initiated. Twa measures of the amount of land available far residential development in Butte County are presented here. The first is an inventory of bath developed and undeveloped residential parcels in the County. This inventory is completed by planning areas in the County residential parcels within incorporated aromas are shown within planning areas as well as separately. This inventory does not list undeveloped parcels by size ar by specific zoning, and, thus, does not measure the amount of development that can be accommodateda it provides only a general overview of undeveloped Land which has been designated for residential development in Hutte County. This inventory reveals that of 13,501 vacant parcels in the County, 13,190 are in unincorporated areas. (Table KW, Map 1) This listing is supplemented by an analysis of the residential holding capacity of Butte County as designated by land uses in the current General Alan. This inventory lists the number of acres zoned for all uses within separate areas of the County, and estimates the number of dwelling units that can be acc©mmodated in each area. The inventory concludes with a summary of the holding capacity of the County, in terms of both dwelling units and population. An ultimate' population of 968,153 is determined based nn land use designations of the current General Plan. (Tables XUI, XVII) I-1$ While land coned for residential development is plentiful in Butte County, not all sites are adequately served by the public facilites which are necessary to accommodate a residential use. The availability caf public facilities to serve new residential development in Butte County is summarized below:* S~wer_Sys~em: Waite disposal services are provided by comrnunitywide collection and treatment systems only in the urban areas of Butte county. Rural areas, and areas on the periphery cif urban areas, in mast cases use individual, on-site disposal methods Leeptic systems)` for waste disposal. Cammunitywide systems have the following capacity for additional waste disposal services: (Additional capacity may be provided by expansion and/or enlargement of the treatment facilities.) *Narrative is summary of report prepared by Butte County Planning Department, Janaury 1981, and updated in 1984. Remaining Capacity Lin dwelling units) Chico aE~aF Oravi l l e 2L), aaa+ Gridley 1,193 Biggs i5a-1,aaa*~ Paradise --- ~~ If infiltration of lines can be arrested. **~ An absr~lute figure is unavailable, however, capacity is availabe for projected growth during the planning period, Chico, Gridley and Biggs sewage disposal systems are provided by incorporated communities, and are available only upon annexation. ©rvville services are provided in both incorporated and unincorporated areas. The City of Paradise is served entirely by on-site disposal systems (septic systems). The remaining capacities of the existing community-wide sewage systems will accommodate the growth that is expected over the next five years. The greatest constraints tt~ residential development are S -19 in urban areas of the County not served by a community- wide sewer system iParadise and unincorporated Chico). The extension of distribution lines of existing systems (©roville and Chico) could alleviate these constraints. Water Services Water supply is not a constraint to development in the County as abundant groundwater and surface supplies are generally available. Paradise is presently served by two surface storage reservoirs which have the capacity to accommodate growth through 199x. Even though capacity exists, the water supply system is in need of improvement. fan infiltration plant has been proposed to decrease turbidity and overall increase in water quality. Future water supply constraints could be eliminated by purchase cf additional water from local sources. Chico water service lines are expanded in response to specific development proposals. Other areas of the County Contain abundant sources of water and future development will not be constrained by this factor. Drai rsage,,,,Faci ~ i ti es While not quantifiable in the same sense as sewage treat- ment facilities or community water systems, drainage facilities are essential to the orderly urban develop- ment of an area. Housing is directly dependent upon the availabaility of land suitable for urban development. With the exception of the Paradise area, Butte County's urban communities are Constrained in varying degrees by lack of drainage facilities. Drainage facilities are particularly necessary for the provision of higher density developments needed to meet moderate income housing needs and maintain an effective supply of rental housing. Streets and Traffic Circulation Residential development within and on the periphery of urban areas of the County creates a need for expansion and improvement of the existing street system tc~ aCCAm- modate increased usage. The absence of an available funding source to finance needed expansi©ns and improvements is an obstacle to residential development. With the passage of Praposi-~ tion 1~ in California, and the elimination of general ^bligatinn bands as a mechanism to finance public facilities, Butte County, with the rest of the state, 1-20 is searching for new mechanisms tofinance construction of the necessary facilities which must accompany residential development. 8. QeQortuni ti ~s_f or'_Ee~ee-gy_Canser-v_at i on The County of Huge i s full y enf ore i ng the provisions of Ti tl e Z$ of the California Administrative Code, which provides for energy conservation in new residences. The standards found in Title 2$ create energy savings of approximately 50'l. over residential construction practices utilized prior to the standards` enactment. The building department of the County evidences an awareness of energy conserving design innovations and solar technology. The department utilizes the Solar`_Systems_Code_Revi~~a_~lar~ual and its companion document, the Pool,,,,,and_5~sa_Solar_5ystem~_C_ode_Review_Mant~al, bath published by lGB© to facilitate the installation of appropriate solar systems. Under existing state law Ethe California Resources Cade), local jurisdictions may adopt structural energy conservation standards in excess of the existing state standard.- The County has chosen not tv promulgate local standards. Additionally, it should be noted that increases in conservation standards generally increase homebuyers' costs and will therefore exacerbate the existing housing affordability concern. The County has a relatively large remaining amount of land available far development, Through the use of its zoning Epolice) powers, the County could require that new residential developments take advantage of solar orientation and lay nut their streets on an eastlwest axis when possible. There are alsn a number of jusrisdictxons in California which have .adopted solar access ordinanaces. Such ordinances, through the use of bulk-plane standards and other techniques, can increase the use of energy-efficient and solar designs in residences. The relatively large amount of land remaining in the Ceaunty indicates that the use of the opportunities mentioned above have potential tv significantly decrease the energy use in new residential-structures...... A major concern in the area af~ s+nergy conservation is the relextionship of housing tv employment and the necessary transportation lines between them. While specific energy savings are difficult to quantify because of the myriad of variables involved in our transportation systems, it is generally true that a clnse physical proximity between hams and work provide transportation energy savings. The County, in its land use decisions, should be aware of this issue and include it in the decision--maki~sg process. With regard to other "alternative" energy sources, it shoudl be mated that Butte County is not in an area of either geothermal or significant wind activity, and, therefore, cannot take advantage of these sources. ~-2I 1 It appears that the County, through the ertforct~ment of Title 24 and by its sensitivity to innovative design, is making adequate use of residential energy conservation opportunities. The institution of the above=described orientation and solar access standards would enhance the County's efforts in this regard. Sources: Section C 1. 1980 U.5. Census, Preliminary Counts 2. California Department of Finance, P©pulation F2esearch Unit. 3. 4. 5. b. 7. 1975 Special Census, Butte County Building Permit Data from County Building Department 1970 U. 5. Census Neighborhood Study of Chian, Special Survey of Chapmantown and Associates, Inc. 197b-77 Butte County. Housing 1978-79 Butte County Housing 1980-81 Butte County Housing 1978 and E1 Medio by Connerly 8. 9. 10. ll, 12. 13. Assistance Plan Assistance Plan Assistance Plan 1980 Census Annual Planning Information 1983-84 D. Martcet and Governmental Influences The ideal housing market is one in which private industry is able to satisfy the needs and demands of its users without the benefit of government assistance. The housing market is frequently deterred from functioning effectively, however, because of constraints imposed by government as well as those whose origin is from the private sector itself.- A principal arb~ective of the Housing Element is to identify those factors which inhibit the housing market from properly performing and to attempt to correct those deficiencies which are wi thi n the sphere ref l oval i of 1 uence. The production and delivery of housing is a complex processy involving several layers of government and countless private participants. It is largely because of this complexity and multiple involvement that housing costs can rarely be directly influenced solely by one segment of the housing delivery system. 1. Government Constraints Although there are several components of housing production which are beyond the control of local government, such as the cost and availability of mortgage capital, labor, and materials, there are key elements which are directly controlled by local government and are, thus, legitimate 'subjects of inquiry far a Housing Element. The mast obvious and significant factors falling within the influence of local government are: I-22 a. Land A~ailabilitLr-- Through its planning and zoning polities and practices local government dictates hc~w much and in what location land will be made available for residential development, the timing of land availability, and the conditions under which such land may be utilized. b. Lared__D_~v_~~.gg~ent_Pr-oeess- Through its subdivision ordinances, and other land use can~.rols, local government provides the framework within which development may take place. The process established may frustrate ar facilitate residential development. c. Pexblic_Services_and_Faciiitigs-- Many services which are prerequisite to housing development - sewers, water, streets, electricity - are directly or indirectly controlled by local government policies and actions. d. B~ui~ding_Regulatians- Through building codes and other land use requirements, local government heavily influences the style, quality, size and casts of residential development. Restrictive regulations may adversely affect the ability of the industry to provide housing, at affordable prices, for a significant portion of the population. e. C©mmunitY_Amenities- Through its subdivision ordinances, land development process, and altitudes, local government determines those amenities which moat be provided by the private sector in new housing developments. Barks, schools, bike lanes, and similar amenities placed on the developer of new residential development, obviously influence housing production and delivery. Frequently, the local government adds such requirements when it "negotiates" the conditions which will be required for subdivision map approval. In a survey pf several residential developers operating in Hutte County, a number of factors were identified as having an adverse impact upon the production of housing. Several factors were perceived as influencing the upward spiral of hcsusing costs. Among those cited were excessive time delays in plan checking and permit application prDCessing; inflexible land use cohtrols; excessive land development feet; unne~ess~r-y pte6ic facilities tcurbs, gutters, sidewalks, streets, etc.) requirements; necessary information regarding the land development prcacess not readily available; incc3nsistent information frequently provided by cr~unty personnel; existing subdivision procedures which inhibit innovation; the element of uncertainty regarding whether approval to develop will be granted and sustained. While certain developers identified specific problems directly attributable to local government (such as the time invr~alv~ed in obtaining approval to convert one large parcel into two smaller parcels (1~ months), the difficulty in obtaining approval to employ the technique of "zero-lot line" development, and the inability to schedule inspections and tv obtain building permits in a timely manner), rather developers considered the county's land development system orderly and void of any maior constraints. I -23 Within the Land Use Element of the county's General Plan, na measurable limits have been set on the availability of land for residential development. Until the county revises this policy, and sets tighter restrictions on the amount of land to be developed for housing, government land use controls will not be a greatly limiting factor. The mast substantial problem is, instead, the need for extension of sewer lines and utilities. At this time, huge tracts of developable Land are available far residences, yet suitability is limited by the lack of public facilities in place. Property tax was a governmental factor that seriously affected housing costs prior to the passage of Proposition 13. Befgre the passage of this measure in June, 1978, property taxes represented ~U-35Y. of monthly housing costs in many situations. Reduction of property taxes due to Proposition 1~ was expected to reduce housing casts by as much as 17% for the average Hutte County homeowner. Hy effectively reducing housing costs, Proposition 13 was -expected to enable additional prospective hvmebuyers with lower household incomes to qualify far the purchase of a home. However, because of increases in the cast of single-family homes in Hutte County, and throughout the state, the purchase of a first home is still limited to higher income families. Proposition 13 may have been a greater influence, however, in allowing families already owning homes to reduce their housing costs. in additin, the percentage of retired persons living on fixed incomes and overpaying for housing expenses may have been reduced. As a "general law" county, $utte Cqunty is required to operate. pursuant tv the mandates of the Stateof California with respect to its land use controls, development processing, and permit requirements. Each of the state's statutory and regulatory mandates is implemented by the county through ordinances, resolutions, and ether procedures adopted by the Board of Supervisors. Hutte County's development prgcessing requirements represent the minimum standards mandated by the state; they impose nv extraordinary requirements pr procedures, such as those commonly associated with local growth management strategies. Therefore, any efforts to signi#icantly mvdif y the substance of the County's development review and approval process will likely necessitate modification of the underlying state mandates. A detailed discussion of the major components of the land use regulatory system mandated by the state, including time requirements and fees imposed by the county, is provided below. Epvironmental_Revi~w Mandated by the California Environmental Quality Act tCEQA} of 197D as amended, each local agency with discretionary authority over a project must evaluate its impacts before approving the project. Hutte County's CEQA review is administered by the Planning Department, operating under the county's procedures. The Planning Department estimates that approximately 85% of all projects will oat result in significant environmental impacts and are, thus, processed with "negative declarations". EIR's are required for the balance of I-2~ projects reviewed by the county. The review process is comprehensive and many variables including project size, type and location affect the outcome of the initial study phase and determination of the next step. On an average, it takes approximately six weeks to prepare, review and respond to comments on a negative declaration. In contrast, the same functions take approximately six to seven months to accomplish for a project with an EiR. - Constraints to housing production result from the time involved in the environmental review process rather than from direct fees. These costs are passed along to the consumer in the form of higher housing costs. Ta the extent that the process can be accomplished in a more timely and efficient manner, the costs of housing may be reduced» Techniques far achieving this objective include the following: a. utilizing modern data retrieval methods made available with computer technologya and b. placing greater emphasis on-and improving the level of analysis contained in EIRs prepared on area-wide projects, such as General Plan amendments, so that consistent coning andlor development projects can more efficiently be evaluated in light of these EIRs. The application of computer collection and analysis phase of would require additional funding Planning Department is currently EIRs as they are being prepared area plans and rezvnings in the technology to the information the environmental review function from the Hoard of Supervisors. The placing greater emphasis on area-wide in conjunction with the more detailed county. .General _Plan_and-Zoning The legislature initially mandated local General Plans in 1955. The legislature and courts have required that local governments act in a manner "consistent" with the General Plan when approving subdivisions and in the application and administration of zoning. Despite this new relationship between zoning and General Plans, they differ in several significant ways. A General Plan is comprehensive, dealing with many facets, including land use, housing, circulation, and the environment. It is long-range, addressing a desirable future. And, it is general, dealing with categories of land uses, ranges of intensity, Policies far environmental quality, services, protection from natural hazards and housing. Zoning is specific, precise and a#fects the immediate use of land. Hutte County's General Flan revisions and element additions county adopted the present Land policy plan and county-wide map. the consistency requirements are dates to 1971 supplemented by various in 1973, 1974 and 1977. In 1979, the Use Element, which consists of a Area Land Use maps which predated being systematically updated to ~-25 reflect the policies in the 1979 Land Use Element. To date, four planning areas have been completed, including. Gridley-Higgs 198! Paradise 1981 Chico 1982 Droville 1984 Amendment of the General Plan can be initiated by the Hoard of Supervisors, Planning Commission and by private application. Depending upon the environmental review conclusion, it takes approximately iQ-12 weeks to amend the General Plan with a negative declaration and six to seven months with an E1R. As a practical matter, it may take considerably longer for final approval due to the f©ur-annual amendment limitation prescribed in the Government Code. The county attempts to spread these amendment cycles mare eveniy through the year sa as to minimize the delays while awaiting an appropriate time for an amendment. honing - the regulation of the use, height, buik, lot size and development standards applicable to private and, to some extent, governmental lands -is adapted by ordinance. Codified in 197, Hutte County's zoning ordinance contains 54 principal zones ranging from the A-2, a general zone, through the typical residential, commercial, industrial zones, and including specialized zones for the timber preserve. The county's major zoning thrust has been to eliminate the general A-2 zone in favor of a mare precise coning since its broad range of available uses are insufficient to be considered consistent with the county's General Pian. Since 198D•, R-3 and R-4 coning have been revised so that densities are consistent with the General Klan. A review of the county's zoning ordinance reveals several aones which are virtually identical and might be c©nsolidated to reduce verbiage and increase the public`s understanding of its contents. The PUD iPlanned Unit Development) zone is the county`s flexible zoning mechanism intended to cover the non-traditional types of development. A review and broadening ~f this zone has lust been completed. E1984) Stability, predictability and ready understanding are the key elements of a positive planning approach to housing. In this regard, the steps described below would assist in achieving these objectives; a. review and revise the zoning ordinance to c~nsglidate, streamline and simplify its language (in process); b, revise the flexible zoning procedures so as to encourage a greater. utilization of all basic uses, including mixed uses <perhaps incorporating flexible development approvals by the P1'anning Commission in lieu of, or as an alternative to, the two step PUD approval). 1-z~ Land-Develoemen~-~_Sgbdivisign The pracess of dividing land into saleable, building sites is established by the Map Act, which, as implemented thraugh county ordinances, provides the means to achieve legal land divisions and the physical improvements to insure the proper utilization of the site. The subdivision pracess also provides the framework for adjusting parcel sates to the physical circumstances and assisting in the provisions of water and waste disposal. Working in conjunction with zoning, the subdivision process can implement land use policy as it relates to density and intensity of used the county's subdivision ordinance, supplemented by various resolutions affecting design standards and other requirements, establishes the basic procedural requirements. There are two basic subdivision types: the parcel map for those divisions creating four or fewer parcels and the tentative-final map for thane divisions creating five or mute parcels. Butte County employs an Advisory Agency composed of representatives from Planning, Public Works, and Environmental Health. Other departments associated with the review and approval of subdivisions submit comments to the Advisory Agency. The Advisory Agency reviews, approves ar disapproves, and attaches appropriate conditions pursuant to the county's ordinances and resolutions. The Planning Department"s rule is to determine consistency with the General Plan, as required by state law. The Land Development Section of the Public Works Department is responsible for the application, distribution, review, and overall processing of subdivisions. Environmental Health notifies the Land Development Section of Public Works so that they have sufficient information to take action. Once the environmental review is completed, it takes approximately ~ weeks to obtain a decision on the tentative map from the Advisory Agency. The time between tentative approval and final approval is largely determined by the subdivider, who can either complete the conditions or bond for their completion. Typically, it takes about nine months between tentative and final approval for parcel maps and 1B months far a final map. Decisions of the Advisory Agency are appealable to the Board of 5upervisars. The subdivision pracess has been the subject of a citizens committee's review to suggest varaaus means of improving the process; their recommendations involve the creation of a land development cvordinatar to shepherd projects thraugh the system, and the merger of the Planning and Environmental Review Departments which was accomplished in July of 1991. Local-Agengy_Fgrmatagn_CommissiQn The Local Agency Formation Commission, ar LAFCo, is responsible far the coordination and approval of thQ organizational changes of cities and special districts. LAFCo must act favorably on all annexations, detachments, formations, incorporations, consolidations, dissolutions and minor boundary changes prior to their enactment by either the originating body, or the Doard of Supervisors. 1-27 Provided with a staff of two, Butte County's LAFCn is structured broadly within the Hutte County planning program and organization. Time requirements for processing vary considerably, although once the environmental review phase is complete, it generally takes about one month to begin consideration 6y the LAFCa board, which is composed of members representing the cities, special districts and county. Environmental Health Technically, the Environmental Health Division is a part of the Health Department of the County of Butte. The Environmental Health Division deals with, among other things, the health aspects of water supply and waste disposal. As a result, this department plays an important role in the planning development process, particularly in the County of Hutte, which relies heavily on on-site water and waste disposal methods. Unlike other departmental relationships tv the applicant or developer, Environmental Health is highly interactive, requiring various on-site and additional involvement depending an the circumstances of the property, Environmental Health participates in the review of all rez©nings, General Plan amendments, Use Permits, etc., but is most directly involved in subdivision approvals and the approval of individual waste disposal systems. The Environmental Health Division's review of subdivisions take place during the time frame of the Land Development Section's review and is not in addition to this requirement, Given the importance of a healthy and safe means of water supply and waste disposal not-only tv the eventual users of the property but to the community as Weil, this aspect of the development review process is essential. Little change, short of either elimination of this mandated review of the provision of sewers, can be substituted. "An eGv_ironmental review under_the_Califnrnia Env_iranmentai Qua2ity_AE~ and_a_Eev_iew_by_~he_~egioQal~Water Qua~i~y_Cantrnl__Board is_current_ly required b~f~re a_Qermit__can_be_issued when the of#~uent from a project is expected to exceed 25a~ gallons per day or involves six or greater dwelling units. The er~ce~~_eravides the Central Valley Regional Water Quality Control Board with an opportunity to review and ctimment an and/ar set discharge requirements if necessary," Since the Environmental Health Division employs only those standards contained in Appendix 7 and Regional Water Quality Control Hoard Guidelines in the review and approval of such permits, the county exercises virtually no discretionary judgment aver a project which is otherwise permitted by the General Plan, zoning, etc. ', However, in the last year, comments from Environmental Health on ', sewerage requirements have become increasingly important in the decision-making process of the Planning Commission, partly as a result ', of the nitrate study prepared by the State Water Quality Control ', Hoard. The study indicates septie systems are the primary source: of nitrate pollution in Chico. I-28 Based an the information in the report, Environmental Health might not recommend approval of a development otherwise allowed by the General Plan on septic tanks. There are two resolutions to this problem: 1) To undertake a comprehensive mapping program of ground- water levels, septic Capabilities and water quality. Thos data could then be more accurately reflected in the General Plan, or 2) Prepare a capital improvements plan for sewer and water main extension and tie to zoning and General Plan. Either solution requires substantiil, funding and support from the Board of Supervisors. ~. Marl~ek,~Con~traints As expressQd earlier, housing involves many interests, any one of which can effectively slaw or stop production. Frequently, the market creates its own impediments. In such instances, there is generally little that Iacal government c,an do to correct market imperfections, such as labor--management difficulties, pour contractorlsub-ctyntractor relationships, or materials shortages caused by trade disputes. In other intstances, market impediments are caused by government, but cannot be alleviated by local government. For examples, federal monetary policy will directly affect the supply and cast of mortgage capital; and stag! energy policies will directly affect the supply of and demand for insulation. Yet, Butte County cannot counter these policies when their impacts became adverse to the local housing market. There is much public concern about the rapid escalation of hauling prices. While government regulations contribute, to a-n extent, to this upward spiral, as do the forces of inflation, an often overlooked reality is the influence of the market itself--buyers and sel~.ers--upon hauling prices. For example, the second--time home .............. ,,...purchaser repeatedly rejects "basic"-hoi;tses, preferring instead the dwelling with substantial amenities and other extras. The seller of an existing house artificially inflates the sales price to make a profit or capture the equity that has occurred through value appreciation and wonders why housing prices are sa high when that seller re-enters the housing market as a purchaser. This form of speculation thereupon triggers inflation in the nc-!w house market. In effect, the seller (ar consumer) frequently creates, in a direct fashion, the problem about which he/she complains in the housing market, Another market constraint is the host of fees and costs incurred as part of the sales transaction. Title insurance, closing CpstS, points, prepayment penalties, and real estate sales commission (typically 6'!.), are all generally built into the sales price. These casts which may represent as much as 1~"!. of the sales price, I W 29 contribute significantly to increased housing prices. Each time a specific dwelling is sold, these costs must be borne. A major constraint to the development of housing are federally inspired higher interest rates. Their disastrous effect was reflected in the lack of construction alacrity in 198D-198. Components of housing and land development casts in Hutte County in 1981 are shown an the attached tables. N~TE5~ 1. Data on housing and development oasts obtained with the cooperation and assistance of local developers and Crocker Bank, San Francisco, Research Division. Due to the confidential nature of some of the information, the sources are not identified, The information ~. varied in detail and method of accounting sufficiently to require estimates and adjustments which were made by the Planning Department based nn the observations_,of the developers. 2. Price ranges reflect relative market orientation rather than a specific housing value, 3. Finance casts established in reference to the prime or commercial rate and remains relatively unknown until the time of sale when it is passed on to the consumer. studies indicated that financing costs represent from 2'!. to 5! of the f i nal cost of the uni t f Ho~csi ng___A C~11_fgr-_Q~tinn, a report from the Santa Clara County Housing Task Force, Santa Clara County 1977). 4. Pro#it established far sale of improved lot only (many subdividers . do riot build homes), the difference between the cost of the improved lot, dwelling and final sale price represents profit for the natal delivery of the dwelling. 5. Rased on developer estimates. b. Rased on ad3usted building valuation date tunic labor and materials) for a multiple 114D square foot dwelling. 7. Land costs often higher due to sewer requirements far mortgage insurance. I-3Q m .,: :w ;~ :~ x rn ~, v •-~ ~ ~ trs c cv ,n ~ + •., ,~ ~ ro + f + + + O ~. cr ~ rn ~L3 <a ra ~ :~ ql cT tiD ~ r, •, u7 ~ ~t 14• •.. rv m .n n~ -~ p ~. ti. ~r, ur ~. m v .••~+ .~ ~o .-~ ~ cv .-+ r~ v N v ~1 ~ ~ N7 rr i0 ~ ~• + f t ~ t.? ~ ~ ,~-~ ~ rv ~ m i'+• CV ~* C? m <D Iti N Q~ W : ti I~ CU t0 ~ r+ {~i .-s 7r CT1 ~ r-t v tr .~ E _ •rt w Pt] CU N f~! ~-+ T 7 +r # 111 :y ~ :`ti ~ ;k ~: + t ~ C ~ f ~ ~ ~ Rt m s ~ ~ ~ r~ ~v •-• ~v a .~ m ~ c r~ ~ ~ ~ in u~ rn .r ro ~' ~` m ~ m ~ . v a ~ w I[] ~ lD ~ .H v Q1 Q I--l e-~ fp i•i ~ 71 ,~ .1 ~' . 1.0 ~ t0 Iti 0] ~ ~ ~ ~ ~ "~ QZ ~ ~ [[ ~ • e~ 4! •~•~ C Ely Q1 d' ~"~ 14• ti0 LI} ~ c + *-~ r-e ~ f + ~ '~' + ~ t _ ~ ~ ._...,...,......., rrl ~ • N ~. ~ ~ [Q Ql lt1 Kl ~ C fk LD ['rJ fT +•y wr M ~ ~ ~ ~ ~ ~ (]1 ~ r-1 r-F ri ~i- ~ [~ •wl C 7 ~ ~ Q ~ ~ ~ .--i ~ {B t~ ~ ~ ~-+ IL7 f71 If] ~? ~3 N ro ro m m +~ L O I~ h' ~ X ~ N 91 gl ~ ~ ~ ~ ~ ~ O d Q O a a~ a a. . ~ ~ ~ a O # •~ ,-, O D Q 071 c ro ro > c u c roc o c c ~L ro LC ~C 7c Q}c0 JCL 0. O~ U~ Ofd ~~U I -3~. T4HLE VIII , 1984 Tcital 5ingle--Fermily Multi.--Fermily Mgbile Hvm+es Higgs 513 426{83.0'1.) 48(9.4'!.) 39{7.6%) Chico ].049b 5484{52.2%) 4981{47.5%) 31{.3%) Gridley 1577 13b2 {8b. 4'lf 204 t 12.9%} i 1 { . 7%) Oroville 4028 2530C62.B%) 1245{30.9%) 253{b.3'/,} • Paradise 98?0 ~ b793{b8.8%) 774{7.8%) 2303{23,3Y,) Total Inc©rporated 26484 1 b595 { 62.7! ) 7252 C 27.4'/.) 2b38 { 9.9'l. ) Uni ncr~rporated 3178b 20742{b5.3%) 3327E10.5%) 7717{24.3"!.) • Total Cqun~y 58270 37337{64.0%) 10574t18.12Y.) 10354{17.8%) 1983 Chico 12352 b431{52%) 5®B8C4b%) 34{2%) Orgville 4430 2635{59%) 1599{3b%) 196C5X) Paradise 14471 759b(73%) 100bC10%) 1Bb9C17%) Gridley 1732 1482C85.b%) 243{14'f.) 7{.4"/.) Higgs 54$. 448{83'!.) 57{11Y.) 37{f,'!,) Inc©rporated 29527 18592 { 63 % ) 8792 (30'!. } 2143 C 7'1. ) Unincorpprated 3b927 2405b { 65%} 5153 { 14'1.) 7718 { 21 Y. ) Total bb454 42b48{b4%) 13945(21%) 98b1{15%) z-3z l TABLE Tx Resxdenti'al 'C'a'ns't'ruct''aii~~Act-i~ri't'~..~arid' ~~rerids Year ~SFR '2~4'~ 'Fl'ex . 'S' 'o'r '~rea:ter Mob'il'e-:H:o~ies 3970 3Z5 34 2 NA 1977. 483 49 9. NA (1Ca4) (96) 1972 b46 28 11 NA (b8) (2~2) 1973 454 57 6 NA - (162} {5z} 1974 449 23 9. NA {78} (:53} 1975 S42 b0 3 5:62 {zaz}- {~3a)- 1.976 811 49. 9- 6:77 (171}. (-84} 1977 1038 56 b .752 (1.41) {48} 1978 9.41 117 'S :'733 (258} (8b). - 1979 10z7 117 4 702 (338) (31) . 1980 831 12 1 5g.g- (25) (~-) 1981 568 43 2 39.0 {109} (48) 1982 40d 15 4 251 (38} (36) 1983 433 41 5 .'z68 {las) {40) Source: Butte Caunty Public Works -Building Permit Records, Number o~ living units in brackets. 1-33 s~ ~ ~ oa ~ '' 3 ~ Pr H oQ M lf~ N l~ C1 Ca N O1 N 00 O'1 • I O U} `rte i-- trJ M d d' Vj et iIi d' l~ M l'~ ~ Q l1] d ~G Qi '*'~ . tO 1D ~G t1~ i ' U O ~i ~ id td d~ '~ a\~ ~D o\o N o\~ u~ d~ 00 d'P n dA CO o\~ o dA dP o\o ~ o u~ C' n N ', ~. i~ M Ld C.~! ~ OQ M ri ri N N 07 M e-i ti0 tiG 01 n r-I r-I -! rn M ~ C)1 n a0 ~ Cd ~' M M GO CJI M N M r ~D N M ~O N ~O r•1 r-1 ~_ i N n ,*~T a3 rl ~i ` N 00 N Q1 O 00 ~ Q1 O Q O1 Oa ~ G~ G~ ~Q d~ N CS Qi OO Op Q{ ~ ~ O ~ r-f r-f ri r1 N r-i ~--1 N ~ ~--{ *y r•,l O C.7 ~'',,, M ~ X O a o W ~ .a~+ N eo0n N ~ +-I o0 00 on ACS n try ao ~ a +~ -~ ~ a ~ ~ ~ ~ ~ a o a ~ N I i~ ~ M M ~ M tD [~ n ~p tip ~p .~ ~ H N ~ 'O n a ~ ~, ~ ~ N ~ N W b +~ . ~ ~ O •ri .N O M m W I r~i ~ ~ C~ CJ tip pp p p N o0 +~} 00 !f7 N N V ~ ~ N N N N M M M N M M M M ~ ~ ~ :~..~ ~ ~ ~ w o- ~ ~ ~ o ~ w ~ i V ~d C1 a, u~ ~r d' oa M n rn oa Gt oo rn ~ '~ ~ ~ x ~ ~ M ~--i ~ n n n ai ~„ r-i et u~ ~ ~ N a i ~ f, {/) N M M M ~ M '~h M M M M M r •ri a ~ ~ ', O U ~ ~ H ~ ~ ', ~ cd !~ ~ OD ri M M M M ~ p0 00 QQ oQ o6 cd ~ m .~ n o0 00 0o ao 0o v~ u~ try 4.n u~ ~ .b ~ ~ O t-~ cd N n M n ct n ~.n n ~C n n oo rn o ,--~ N M U N rn t~ c~ rn rn rn rn rn n ~ n rn n ~ oo ~ ao ~ co a, 00 rn ~ ~ ~ y+ .-I ,-! ~-i r-1 ri r-! r-{ ri rl ri rl r-^I VO] d~ I- 34 M 00 O *-~ d d 4 d d ~ d ~ Q z z z z z ~ a rl N ri oa ~ [~ ~n o0 ~ O1 N ~ t7~ 00 M M in r-t n o0 rl r! rl n - N ,-{ 6o M G9 ~ rl N •~ i-~ U .~ .F 1~ [9] 0 I--f ~ N W di a ~N :r.{ r~ .~[ .~ .~ .~ .~ 0 x d n ' C}] rl O d' e~ ~ r-I M M ~~ N N of a n ~ N CJ t1~ N p] r-i G d~ l~ ri r-1 ~'1 GD ~D Q1 rl d N Ct r-1 O'1 rl n ~' Od r-~ SF - O OD G~ ~ O OO tD ~¢ N f V LI] ~ r-{ N L~ N Ol ~-1 C31 r-I e!' 00 Ci OD u~ 00 N r n o n of CA ~ ,--~ O Oi ~ 00 N GO O ~+~ ri r-f ~_ r--1 d1 rl e-•i O Cfi r-1 ~ ~O 00 ~O r-i N n t+~ 1 00 N Q r-~ Lr1 GO Q O 'Gt N N ~} Id] t•/~ ~ rl e-! M i~ C1 r-1 • ri Q1 ~ M pQ Q1 O N C/~ d n N n rl IY7 ~D 00 n N T ~C . ~, s n o +n ~ ,-~ ~ o0 Ld ~N N rl M n ~ ~ ~ ~ b v td €•r Q N ~ (~ ~ cn ~. €~ a ~ o w ~ pa ~ N N U d O e-i m u 0 ~'-35 [SS N O et O o0 O N O O q r-i O ~+ • rl dA e~ aAQ ~ .~ ' r-I N tp N tf~ N ~,} TLS f]., u7 r-{ M , N O O O ~ ~ O F', ~ ~ D .~ N ~ '."'~ of N Ri i-~ ~,y .r{ .'~ L~ o\a dA dA f-r t7'.r'~ ~Q N i~ rl O'S M ~ O N ~ ~ ~O LI] Gl b4 ~N 'L3 i-- O Q O V1 ~ •rf ~ :o o ca ~ ' v ~ ~ ~ ~ ~ m ~m ~ 'b o ~ b ~ ~ o •~ ~ ~ = P. ~ c~ ~i-~ ''C~ r-I a\o N o\o QS duo ~ •+-f r-~ n cd ~ a o o ,-~ ~ a~ ~ .~ '~ . ~ O b ~ ~ • ~ F-+ . . ~ h-1 0 •ri ~ .,..~ p '~ 'r! +~ ~'.i ~i U1 O W •r•I f-I ~ M o\a M o\o N Q\o Q :~ ~ ~ ~ d' M u'' ~ ~ ~' • bQ ~. N • ~ •~ A ~ ~ o b ~ u ~ '~ b ~ ~a a o\p r) ~, ~ ~ ~ •~ ~r! r-1 n M . ~ ~ ~ n n ~ ~ ~ ~ N a d ~ +~ v cn ~ ~ *d b N ~ N ~ ~ ~ t-I C4 n q} O o ~r o~ ~r ~ v i •~ ~ N Z~ '~ Ub ~ ~ ~c d di a ~o~ ~ -,~•~o ~ ~ +~ •~ c~ •~ tsa ~]., ~ o0 ~ ~ ~ ~ ~ nb + s r v,o c~ ~ c~ ~ ~ ~ ~ ~ a a~ ~ ~ r b , c a Pa ~ rn G .~ N ~ ~~ ~ ~ ~ .~ .~~H~ z cd ~ bA taA U b4 •le •ie F+ O ai cd f.'` cd do •!s O U .I-- i-1 •r-f ~ dC ~ N i ~ v i N ~ ~ •• U ~ +~ f-+ b ~-+ H ~+ 7 t •~ as a ~ a .~ w ~ ~ ~ a cn T - 'i fi TABLE xI. ~ ~ ~" 'l'9"84~ E's'timated `Av'e~ra e Hous~in P~r~ c 's',~ 'e~'nt~s";=`1 0+~'6~iome' 'S~'ace~ .~~ent~s' ;'and aw ~ 'arid os"ts~ ~~"'~~ut'te o~ tin~ty ~~torth 'Cou~ntx ~Sout'h~Count~2 Housing Prices [Ow~iers}iip) Single Family: One Bedroom $ 39,aaa ~ Twa Bedroom 63,36 39,x00 Three Bedroom 93,617 53,fl0a Four Bedroom ... 1~0"0,375 7'3 x40 Ave rage ~; ~"5U ~'~ Mobile Home; One Bedroom $ 5,283 $ 5,0x0 Two Bedroom 23,032 13,flfla Three Bedroom ~ 2'8',"3.50 'l"4' 8'50 Average 'bi3 ~~" Housing Rents (Rental) Single Family: One Bedroom $ 233 $ 175 Two Bedroom 366 298 Th"ree Bedroom 435 4x4 Four Bedroom " " ~ ~ " 'S3 7 ~ ~ - -~- Average ~'~ ~~'~" Duplex: One Bedroom $ 240 $ 225 Two Bedroom 352 25fl Three Bedroom " . '4'32 ~ -_- Average ~~' Apartme nts: One Bedroom $ 229 $ 2x2 Two .Bedroom 313 244 Three Bedroom 422 - _ Average ~"'3~ ~~`Z'3' Mobile Hame; One Bedroom $ 218 $ --- Two Bedroom 281 246 _" Three Bedroom.. . . _--_ 375 Ave rage x"53' ~ Mobile Home .Space Rent $ 97 $ 77 Raw Land Costs (unincorporated lot) $ 26,x00 $ 15,OAa Sources : ' 1. Averages obtained from Chico Enterprise Recoxd and Oroyille Mercury listings . ~' - - '" 2. Kelly ridge properties were not represented in the sample and average 25$ more . 3. Home prices do not include property aver 1/3 acre. I-37 ~ ~ ~ cd '~ A ~ ap ~ © 00 N t!3 op ~ C71 M ~D V 1 ri ~D M ~+ U N n O'S r~ iC by ~ ~ dC oho ~o •ri ~ ~ ~ y n ~ dl OD r•1 r-I tiO M ~., ~+ O CC Clj ~ ri rl ~ W W r{ 4 ~ 43 ~ U t) ~ ~ ~ cd cd ~ ~ ~ o~ ~o •r-E •,~ ', ~ r..r~ r-I d'1 V1 tl~ Q +-i ~O M U bA bA `/ N .~ .~ '' H ~ In tl1 ~ a xx ~ G~ bA dA oho ~ r~ '', ~.," G] ~ ~ Q 4 •rt n cq C3 U '', V1 Ci7 M ~ ', ~ ~ ~ M O ~ i~ +i x ~~+~ ~ w ~~~ o ~. rr~ n as v, u) n n ~ ~ •~~, v ~ ~ '~ ~ ~ ~~ ', H +s •~ n n n oa ~~ ~ gtrn[n~ ~ ~ ~~~~ 'ti ac ac ac ae b cU ~e do ~ ~ ~~ ~c ae •~ f-~, •x U ~ u u u a .. O ~ v, ~ ~, ~ a~ u ~ ~-.~ ~ ~ ° O ~ ' r n I-38 ~ ~ , 'N ~ ~ .~ O M n N ~ ~ C1 NT o0 ~p C1 O Ci ~ N ~ N N ~ ~ O t~ M U •~ tr u7 rfi r-1 N ~ •~ r UI M ri r-1 N r.y d • ~ t0# F.' N i [J e-1 A ~-+ m ~n ' •^~ ~ .:+G ~ ' O H i.n r-1 ~ .-d v Q vl ri oo re q V7 O . ctl .-I ~ N M ~. a H ~' ~ O i-~ ~ ~ ~ ~• ~4 m ~ SL C Q ~ GL a ~ G1 H ~ .'.{ O 'C U .C sn tp i+ 47 ~ i~ 4-] •N A. +~ ~ ~ ~ O • rri Y. 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[' 1-Nord 2-Cahasset-Forest Ranch ~ 3-Stirling City ''*-' 4-Chico PE.ANNiNG Ait~AS r 5-Upper Ridge • ~~• 6-Paradise 7-COnCOW 8U77~ COUNTY ~ Y• 8--urham •~i 9-Central Butte ~' 10-Feather Fa1is-Brush Creek 11-Table Mountain .3 l2-Berry Creek-Hurleton 13-Gridley-Biggs 14-Orovi].ie f• ~•• l5-Palermo /', _` . % ` 16-Honcut-Bangor 2 ~ ~ •~• ~ . r' '-••.~. ~.' ~ -. •t..~ 4 ~1 '~~ 6 t 1• ~• ~ ~ .f• ~ I •~ 12 L.. ~ ! 4 ~• t:: '~ 'ryl5t ' 13 j -- •'" '•~ 16 ~tA~' 1 I-4I TABLE XVl ' fia~'al- ~E's-t-a:mated Ho1'd~ri - -Ca :a '%'t - ' u•t~•t-e' 'Co'unt-Y :C°e'rie'ra1' 1'' -•an~ 'D~rel~lings - .~~. . -Fapu1'a•tion '~ Chico 71b00 17,5 1b181b 1fi,7 Oraville 93382 22.8 212909 21.9 Paradise 1002Q0 24..5 233466 24 .]. Gridley/Biggs 19.30.0 4 , 7 507.$0 5 .2 Palexmo ~1) 20.b53 5 , 0 51632 5.33 Durham (1) 480.0 1 , 2 12000 7..24 -~ Honcut {1) 1800 .4 4500 .45 Bangor {1) ~ 18Q0 .4 4500 .45 Dayton ~1) 33 .008 82 .008 Nelson (-1). 1b:00 - .4 400,U .~ Richvale (;1) 520Q 1.3 13000 1.3 Stirling City (l~ 340.0 .8 8500 .87 Farest .Ranch (1) 2200 ' .5 5500 .57 Rural Mountain ~ '8'3'7.60 20.3 ' ' 2'0'b-1.50 21 .3 Total County 409128 9681.53 Note: (1) From conceptual plan designations reflected in the 1971 Butte County Land Use Element, these axe as will be reviewed and amendments pxepaxed which mare xeali~s- tically address futuxe land use policies as.a part of the Planning Depaxtment's woxk program. {2) Subject to revision • (3) Current as of April 1984 , (4) Totals may not equal 100a because of rounding, I-:42 TABLE xvrr EstimatedArea of Land Use -D"es~nat~ions `~ Butte ou~it~ an~'~~se~E'1~eme~n"`t- ~Roun e Designation Acres ~%~A~rea " '%"Cau~rty ~ ~D~~ie~l"•lin:~s Chico Area {_b6,600 Total Acres ~ 2 ,26 population/dwelling} Ro~pulat~ion~~ A-R {1/ac) 129.0.0 19.°s 1 ,17~ 12900 29154 LDR {4/ac) 720.0 11 Q .6:5~~ 28800 65088 MDR {12/ac) IQQQ Z$ ,.0~9~ 12000 27120 HDR {20/ac) 80.0 1$ ~,-0'7~ 16000 36160 OFC-GOL { .05/ac) 3"8'500 58% 3 .5 $ ...1.9'00. ...4'294 Subtotal b~'~ ~'ib-p~ ~~ COMMERICAL 1600 2S -.14~ PUBLIC 25Q0 4~ .,.23~ INDUSTRIAL ~ Z'1"0.0 ` ~~ 3 a ,~.Q$ Oroville Area (57,540 Total Acres -~ 2,28 population/dwelling) A-R (1/ac) 19rbb0. 34-.Qo 1-.-8 ~ 19660. 44824 LDR (4/ac) IOg20_ 19:,0:% ~.9:9.~ 43680 99590 MDR (12/ac) 1850: 3.O~o ~,~17~ 22200 5067.6 HDR (20/ac} 370 .6~~ .0~3$ ~ -7400 16872 OFC-GOL { ,05/ac} 8'850 1S .4 0 , $ ~ ' ' ~4~42 1007 Subtotal ~ISS"~' ~533"~' ~'~g' COMMERCIAL 1210 2.0~ .Ili PUBLIC 9230 16,0 ,84~ INDUSTRIAL 5450 9,5a ,49~ _,~~ Paradise Area (30,700 Total Acres - 2.33 population/dwelling} A-R {1/ac) 5300 17~ ,48~ 530.0 LDR [4/ac) 6700 22~ ,6Ia 2b800 MDR (12/ac) 4800 16~ .44~ 57b00 HDR (20/ac) 500 20 ,05% 10000 GOL {.05/ac) 7000 23% .b4~ 400 TM (.025/ac) 4300 14a ,3~% ~ '" I00 Subtotal 'L~00 ~00~0~ coMMERCIAL 900 3~ .08~ PUBLIC 1200 30 ,1 $ INDUSTRIAL 3~"7~ *'Negligible I-43 12349 62444 134208 23300 932 233 ~3~4~i6 TABLE" XVLI (Con' t .) Designation Acres, ~ $_ A~ea~ ' '$' ~Cou~ Dwel'1'in~ ~ :Population Gridley/Biggs Area (4q,OQQ Tota], Acres -~ 2.6 population/dwelling) A-R (1/ac) 28Q0 5~.7$ .25$ 2800 7280- LDR (4/ac) 4Q0 .8$ ,~4$ 1600 4160 MDR (12/ac). 900 1.8$ .D8$ 10800. 28080 HDR (20/ac} 1QQ .1$ .01~ 2D00 5200 OFC (. 05/ac) ~ 4'2'2~Q0 8b . D.$ 3.85$ .. '2'100 5"4.50 Subtotal ~b ~ I~~' ~73'T$~3' COMMERCIAL 200 .6$ ,02$ PUBLIC ~ ~ 2Q0.0 4.0.$ .19$ INDUSTRIAL 4'OD. 1 . Q.$ . 03 ~ Q- Elm Falerino Area (.7509 Total. Acres - 2.5 population/dwelli:~i~g) A-R (1/ac) 4 -~ ~ - - - LDR (4/ac) 174Q 23.Q$ .16$ 6~~60 17400 MDR (12/ac} 1123`- 15.0$ .11$ 13476 33690 HDR (20/ac) D - - - - OFC-GOL (.OS/ac) 43'46 57 .4$ .4 $ " " "217 542 'lZ~•zS ~~6'S3 ~I"~'3"~ Durham Area (1.35Q. Total Acres. - 2.5 population/dwelling] LDR (4/ac} 12QQ 84.0.$ ,11$ 48x0". ].20aD Honcut Area [750 Total Acres - 2.5 population/dwelling). LDR (4/ac) 450 60.0$ .04$ 1800 4500 LFC (.OS/ac) 150 20.0$ .01$ ~• Bangor Area (600 Total Acres - 2.5 population/dwelling} LDR (4/ac) 450 75.0$ .040 1800 4500 Dayton Area (650 Total Acres - 2.5 population/dwelling) OFC (.05/ac} 650 100.0$ .06$ 33 82 •*Negl3gible I-44 TABLE XVI I ( Con' t , ] ~Designat~ion ~ Acres ~ •%.~ Area ~ ~%" 'C'ounty ~ ~D'wEl'l~~i'ng~s .. Po~~il~ation Nelson Area (400 Total Acres -• 2.5 population/dwelling) LDR (4/ac) 400 10.0% ,04a 1600 4000 Richvale Area (•700 Total Acres -• 2.5 population/dwelling] MDR (12/ac) .650 93% .06% 5200 13000 Stirling City Area (900 Totai Acres -~ 2.5 population/dwelling) ' LDR (4/ac) 850 94% .08% 3400 8500 1~o rest Ranch Area (600 Total Acres -~ 2.5 population/dwelling]. LDR (4/ac) 550. 92~ ,05% 2200 5500 Rural/Mountain Area (877,700 Total Acres - 2.5 population/dwelling) A-R (0 .4/ac) 141.400 16% 12.~a 56560 141400 GOL-OFC (.OS/ac) 350700 41$ 32.Q% 17500 43750 TM (.025/ac] 335600 3~% 3Q.6o 8400 21000 PUBLIC 36400 4% 3.3% _ Notes ; 1] Area determined by planimeter measurement. 2) LDR.,was calculated at 4 d.u./ac when up to b are allowed.. Much of LDR ---areas are not served by sewers; 4 d.u,/ac reflects septic tank capability. 3] Population/dwelling unit from the Department of Finance. Persons per household has decreased from 2,67 in 1980 to s.4 Countywide in 1983. Unincorporated areas in 1983 averaged 2.54. 4) Because of rounding, totals may not. equal 1000. I-45 ~ `~' '` ~ ~ to rn •~ ~ ~ ~+ ~ ~ ^~ ~~ ~ ~ ~ ~ N .T-~ n ~ •~ N ~ w ~ ro N - ~ ~ ~ ~ Q} f~ O ~ cd ~ ~ •F - ~ •• r-1 r-i M ~ D 4? O U N O •r•1 ~ ~ •~ •~ •~ ro •~ v w m ~ ~ +.+ a ~ a N ~ ~ ' N A a +•~~ ~r i a tom ~ N C,7 ¢,Ocd[3ro~D•ri ~ W D U i-+ N ~i-~ ~ •~ ~ ~ o a A ~ A m ~ a N w•~d aoa i c ao ~ a~ ~ ~ [a. ~ •~~D•~DOAu ~ ~wga~~•~+cd4 w ,~ ~ w,~wzwN~~ ~ E ~ ~ ~ ~ i i ~ i +--1 .~; ~Q U ~ ~ ~ w o a a ~ .n ~ w wzwHa .. ~ ~ Cr cd - •~ ,.~ ~ --~ •~ H ~ ~ ~ r-] •ri ~ H N [..7 ri • F--~ a ~ ~ - ~ o ! ao .. a ~ . A a ~ ,~• . M f-~' C~ ', A ~ A N ', ~ ', ~ a C~ o W W ~ ~ Q z cn~ H ..~ H o ~ ~ a ~I ra x A x a ~ x ~ ~ A ~ W tw A ~ W r-r A ~ A t-+ A ;r }-1 4 Z~ ~ P, W 2~ 2 W ~ Z W Z ~ Gx] +-~ -~ c ~ ~ o o ~ ~ w w ~ ~ A ca a ~ ~ W ? ~ = N ~ ? z ~' ~ ~ as a W ~ A a [ 7 v a a L:.4fi~ a. ~ ~ ~ A A ~ ~ 4 ~ ~ ~ ~ ~ ~ ~ w AVERAGE DEVELQPMENT COST5 1984 NORTH COUNTY SOUTH CC]UNTY Housing type: Custom single family Price 954aa+ Raw land per acre ON-dff site improvements (per lot) Finance casts (per lot) Administrative costslprofit (lot) Market price of improved lot w!o dwelling Construction cast per dwelling constructit~n cast per square feat 215at) 1 aaaa 18-Zaaaa 1Baaa+- Pr1me + 1.57 +-baa4 5-BaaO 5-Baaa 77aaa ~5aaa 72~aa 72t7tya 45.aa 45.aa Housing Type: Mid Range standard -floor plan, single family Price 85-95aaa Raw land per acre ON-off site improvements (per lot} Finance costs (per lot) Administrative costslprofit (lot) Market price of improved lcrt w!o dwelling Construction cost per dwelling construction cast per square fast Hcausi ng type: "No f r i 11 s" 1 ow-- moderate income modest size Price 55-b500a Raw land per acre ON-off site improvements (per lot) Finance casts (per lot) Administrative costslprofit (lot) Market price of improved lot w!o dwelling Construction cost per dwelling construction cost per square foot 38aaa faaaa+ 16aaa 16aa4 ~-5aaa z-~5aaa 7aaU 7aaa 4aaaa+ 25aaa 47aaa 47a0Q 34. acs 34. as 15aaa+ laaaa+ 115aa 1i5aa 5aa-3aUa 5aa-~aaa 15aa-~-3aaa 15aa-~aa0 n!a 25aaa ~6aaa+ 3fst7l7Q+ ~a.aa ~a.aa Housing Type: Multi-Fermily, condo Raw sand per acre ON°-of f 5i to i mprav~ements ( unit } Finance casts (per unit) Administrative cvstslprofit (units Construction cost per unit construction cost,-per square foot Market price caf iJni t n!a nla laaaa iaaaa Prime -f- 1.57 baaa+- 5-Baba 5-E3aaa ~zaaa+- za-~zaaa+- 3~.aa 3~.aa 55aaa+ 5aoaa+ I 47 E'STIT4iA1'BD ZAND VALUE'S - 'I~9'Tff~1'9'84 ~. E .x.9.7D . ~.9-7s ~19~8D 19'83'-s4 Chico Raw Land per acxe '5100 8300 20600 23000 Residential Lot 2600 4].00 10300 26000 Improved Residential lot per acre., 10200 1,5600 4].100 10400 Average Annual:.Tncrease 1970-75 1975-80 198D-83 10$ 20$ l00 i Paxadise Raw Land per acre 1900 3000 6600 20000 Residential Lot 2700 4400 9600 18000 Improved Residential E lot per acre . 6800 11000 24200 50000 . E Average Annual. Increase f 1870-75 19.75-8Q 180-83 F^{ M Q 7 /X ~ ! V 7 /z ! V ', Orovil'1e' '~' S'outh Oounty Raw Land per acre 780: 10.0.0 250.0 100D0 Residential Itot , NSA - N/'A N/A 15000 Improved Residential lot per acre N/`A N/A N/A 25000 Average Annual Increase 1970-75 1975-80 1980-83 5a 20$ 5~ Source: Butte County Assessors Estimates I-4$ CRAFTER II H©VSING NEEDS I~ IDENTIFICATI~M_OF_HdVSING_NEEDS_~NTU~INCORPO~ATED HUTTE_C~UNTY With a base of data on population, households, and housing characteristics as a foundation, the task of the housing element is to translate this data into .estimates of the housing needs for all economic segments of the community, This is done in the following section, which outlines basic housing needs in terms of new construction and rehabilitation. Land requirements far residential - develoment and the need far assisted housing are also-discussed, and special housing needs of various segments of the community are analyzed. This chapter of the housing element also contains two appendices which provide discussions of housing need within the Hutte County region. These two appendices, Butte County regional Hauling , Needs Assessment: Appendix A and H allocate a regional share of housing needs in Butte County tv the unincorporated area, and are referred to throughout this chapter. 1. Pr©Zected Household_Gr©wth The number of additional households expected to reside in butte County through 199D hoe been projected by the State Department of Housing and Community Development. Using these projections as a base, past household growth patterns within the county have been applied tv project the number of expected households in the cities and the unincorporated area of the county through 1990.E The number of households expected tv reside in the unincorporated areas of Butte County through 1990 is shown below. Expected Household Growth: Unincorporated Butte County January 1983 32734 households January 1984 35031 households January 1985 36200 households January 1986 37407 households January 1987 3865b households January 19A8 39943 households January 1989 41277 households January 1998 42654 households 2. V~can~y_FactaC The housing market requires a certain degree of elasticity to ensure that a choice of housing opportunities is available at different locations, prices and types. Although conventional wisdom holds that an overall vacancy factor of 5-~! is desirables it is the conclusion of this element that the desired vacancy factor should be II-1 ~ 8 S. relevant to the local housing market. See Regional HQUSing Needs Assessment, appended to this chapter. In this regard, the Butte County housing market is a very stable one, with a relative minimum of movement, except for the Chico urban area. A 6% vacancy rate in such a market could be potentially damaging to the real estate industry and to the local economy. Therefore, the fallowing factors are considered acceptable in terms ref "supply and demand." Unit_Tyee Accee,t~b~~ Vacancy Sing 1 e--Fami 1 y dwellings ~y, Multifamily Dwellings 5% The "acceptable" vacancy rate has to be related to the relative proportion of owner-occupied and rental units comprising the Butte County housing market.. The "overall acceptable vacancy rate" is determined by calculating the relative percentage of owner-occupied and rental units. In unincorporated Hutte County, ,b3.@% of a!1 housing units are owner-occupied, and 36.2'!, are rental units. When these percentages are weighted and added together, they represent the overall acceptable vacancy rate. {.635 x .a2) + f.362 x .D5) = .~D3 or 3%. 3. Hciusing_5ueEly_Ne~d~ The number of housing units needed ttr acccammodate the county's population--existing and projected--is determined by applying the overall acceptable vacancy rate (3%) to the number of households. Year Total-Hr~useholds 1193 32,734 1194 35,431 1 !95 36 ~ 2p~p 1196 37,4Q7 1/87 38,656 1/B8 39,943 1199 41,277 1 !9C) ~ 42, 654 Hasic Housin~ Needs ~Roun~e~ __-_ 36 ~ t7B2 37,296 39, 529 39,816 41 ,141 42,515 43,934 Ii-2 It is important tv mate that any significant move toward utilization of more liberalized annexation procedures by the existing incorporated areas wi 1 I radi cal I y affect the pro.]ect i cans of thi s elements as these pro,~ects relate to the unincorporated area. 4. Production_Gaals_El~ew Constru~~tion) The basic housing needs identified above represent that number of units determined to be necessary to accommodate existing and anticipated population, and allowing for a reasonable rate of vacancy to provide the housing market with a fair degree of elasticity. It is useful to the private hamebuilding industry and to public decision--makers that the housing element translate basic housing needs into production goals or "targets." This proeess requiresd an analysis of data previously outlined, as well as the use of other infrsrmation regarding the extent of housing dilapidation and the rate of removal of housing units pra.~ected far the period for which goals are to be established. The unincorporated county hauling inventory contains and estimated minimum of 2;40U t,!a.5'/.) units considered to be in need of rehabilitation. In addition, 0.7'!. of the total inventory is conservatively estimated to be substandard tv a degree warranting demolition and clearance tthese are "dilapidated" units). As stated earlier, these percentages are minimum estimates only, based an the 1975 Special Census, which seriously undercounts the extent of blighted hauling conditions in Butte County. Far the purpose of formulating the production goals established herein, it is assumed that na significant change will be made in the County's policies and attitudes regarding housing code enforcement and, therefore, the existing rate of decay will continue. It is also imprctant to Hate that a very substantial number of households occupy units that are seriously deteriorated. Although the extent of deterioration may not be to a degree warranting demolition, the condition is serious enough to make the inclusion of such units in the inventory a questionable judgment. Nonetheless, those units have been included, with the understanding just represented, and with emphasis placed an the fact that failure to promptly rehabilitate these units will trigger a dramatic increase in the proportion of dilapidation and, thus, cause an understatement in the adapted new construction goals. With these factors in mind, new established by subtracting the current Ethat which is occupied and that which occupancy) from the basic housing needs through 199. This six year total that need, has been averaged over a six-year compensate for expected removals. construction goals have been supply of available housing is vacant and available for of the unincorporated county constitutes housing production period, and adjusted t^ II-3 ~_ Hasic Average Ad3usted Existing Hcsusi ng Producta on Average: _SuBQIy_ Need ~ Need RemoVals* Production 1983 3E~ , 927 __ ..._ _. _~ __.~ _. . 1984 3b,082 1,383 40 1,423 1985 ~ 37,2F36 1,383 40 1,423 19Q6 38,529 1,383 4Q 1423 1987 34,816 1,383 40 1,423 1488 41,141 1,383 40 1,423 _ 1989 42,515 1,393 44 1423 .. 1990 43,934 1,383 40 1,423 A comparison of the housing unit count in the unincorporated county in #.975 (25,863 units) and in 1983 (36,927 units) indicates an average of 1,383 housing units have been added annually sauce 1975. Between 1977 and 1980, however, production was closer to 2,000 units per Year Between 1980 and 19H3, the average dropped to 995 units annually„ Thus, a continuance of past construction trends in the unincorporated county wall produce a housing stack that will fulfill hQUSing needs. The greatest barrier to an adequate rate of housing Construction will be the unavailability and high cost of mortgage capital to finance the purchase of new hauling construction. This has already affected the rate of new construction in the countys~ in 1980 ' construction activity in the unincorporated county was only 70Y. of 1979 activity. 1983 construction was 40% csf 1979 activity. (See Table 1X) *Hased an past county demolition permit data. 5. Rghab~litativn-Goal As mentioned earlier, 6.5% is the minimum estimate for the hauling supply in the unincorporated area of the county considered substandard and capable of rehabilitation. This translates into 2,400 units (far the unincorporated area). The rate of rehabilitation of these units is dependent upon many factgrs, such as the willingness cif institutional lenders to make home improvement loans, especially in the lower-income neighborhoods where the bulk of the substandard units are concentrated; and the availability of below-market interest rate financing for those households who require assistance tct make rehabilitation financially feasible. Consistent with its Housing Assistance Flan goals, the county seeks to rehabilitote approximotel,y 25 owner-occupied and 45 rental units per year. The achievement of this goal depends an continued federal assistance in the farm of Community Development Block Grants and Farmers Hame Administration programs, as well as other assistance ZI-4 such as tax-exempt mortgage financing. b. 5it~_AvaiZabili~Y_and_Land_Reguirement A critical factor confronting the housing industry in many housing markets in the nation, and especially in California, is the availability of land suitable for residential development. The absence, or shortage, of housing sites contributes greatly to the gross imbalance that frequently exists between housing supply and market demand. • Whim a_cagstraint1_this_factor_is_Iess of _a_constraint_in_~~ttg County_t_han in oth_~r more_d_eveloQed_areas_af_the_st_ate~ Data presented in Chapter I of this housing element demonstrates that residential land use designations under the county's General Plan will allow an ultimate residential population of 968,153 which is osier six times the present population of the county. At current rates, the General Plan will accommodate b2 years of growth. Residential land use designations within all areas of the county are summarized below; Estimated Area of Land Use Designations iin acresf Urban_Area~ All_©ther Areas Agricultural Residential 44,bb4 141,404 Lvw Density Residential 26,964 3,900 Medium Density Residential 9,673• 654 High Density Residential 3,774 -0- These totals include both acreage that undeveloped. Unfortunately, the county's pi the land supply do not go beyond this level in terms of population, it may be said that 1~5~ of its holding capacity. This provides of remaining residential land available. is developed and ~esent efforts to inventory of specificity. However, the county has achieved some picture of the amount Utilizing existing zoning practices and standards of the county's Land Use Element di9791, it has been estimated that less than 750 acres of land will be consumed yearly in the achievement of the housing production goal of 1,423 dwelling units per year. Higher residential densities will reduce the rate of land consumption. It is also important tv emphasize that it will not be necessary to commit presently rural ar undeveloped lands tv residential uses, in all instances, tv satisfy projected housing needs. The assessment of required acres takes into consideration that land already~cnmmitted to residehtial development or ether urban uses may be developed through "infiiling" or redevelopment techniques. Although it is virtually impossible to forecast the extent to which such techniques will contribute to satisf ying the need for residential IT-5 g. 9. W. ~. Bites, preliminary studies indicate that the impact of such techniques could be significant. Far example, in the Chaprnantnwn and E1 Medio communities alone, it is conservatively estimated that an approximate 20 net acres could be aggregated, through the neighborhood redevelopment and "infilling" for residential development. The county's community development program has already demonstrated the feasibility of using these techniques in these specific neighborhoods. 7. Thy Need .for_A~sisted_Housing_and_Laa~eer~Ineorne_Hgusing aeeo~t~;n~ti~~ Yn the distribution of regional housing needs presented in the appendix to this chapter, both household growth and the distribution wf households by income gr~rup are projected far the unincorporated county through 1990. These projections are shown bslowa Unincorporated County Households Tata:l Inctsme,_ „Categor-y 0-BO% of Cne~nty Median 80-1201 120"!. 1980 31,579 12,b39 b,390 12,550 1985 36,200 15,928 7,244 13,x32 1990 42,b54 1S,7b9 13,530 15,355 While the number of households in the unincorporated county is expected to grow by 35'l. between 1980 and 1990, the number of lower---income households will increase by 48.5! if regional housing needs are distributed equitably throughout the county. This means that housing productipn in the unincorporated co~.,tnty should emphasize increasing opportunities for lower-income houscahralds. This can be done through the provision of assisted housing and also through new construction of housing affordable to lower--income households. Within this section of the housing element, goals are established for both of these areas of housing provision. Assisted,_Ho~ssingg Housing Assistance Plans produced by jurisdic~.ians participating in the Community Development Block Grant Program provide an assessment of housing assistance needs of lower-income households,. The City of Chico, the City crf Orovills, and Hutte County, as CDHG participants, have all produced Housing Assistance Plans, which, when combined, are an assessment of assisted housing needs for the entire county. The relevant portions wf these hauling assistance plans are included in this section. These assessments indicate that as cif 1979-1984, A,303 lower-income households in the county were in need of housing assistance. This represents 38Y.raf all lower-income households tthose whose i ncome i s bel vw a0`!. of the ccsunty median ) i n butte County i n 1979.. II-b The Butte County HAf~ covers the following areas: Paradise, Gridley, Biggs, and the unincorporated county. INSERT TABLE II-1 H©USING ASSISTANCE NEEDS ~F LL]WER-INCOME HOUSEH[]LDS (3 charts) Using the standard that an average of 38'/. of all lower--invQme households are in need of assistance, the number of households needing housing assistance through 199 in unincorporated Butte County can be estimated: Lower-Income Lower-Income Households in Need Households of Assistance (38%) 1984 12,b39 4,843 1983 13,568 5,15b 1985 ~~ 15,928 6,453 1987 17,414 b,4b4 1994 18,7b9 7,132 Those households must likely to need assistance include the elderly, female headed households and large families. The availability of state and federal resources tv provide housing assistance is being diminished under the existing federal administration. Section 8 subsidies allocated to Butte County have been greatly reduced Section 312 Housing Rehabilitation Loans have been eliminated completely. Farmers Home Administration programs and Community Development Block Grant resources far housing rehabilitation are still active. In addition, the county has recently become involved in the Section 8 Moderate Rehabilitation Program. (A summary of extent of activity of housing assistance programs in the e~nincorpvrated county is attached to this chapter as Appendix C.) Because of the uncertainty of future funding for housing assistance programs, the county's goal will be to fully utilize all housing assistance resources that are available, but to attempt to meet 3'!. of the needs of lower-income households in need of assistance on an anneal basis. This goal results in an average of 19b units of assisted housing each year between 1985 and 1944. stew Cor~strugti_von_o~f_~lffordable HoResirtgg„ As reported in Chapter 1 of this hausirsg element, much of the household growth in Butte Caurtty in the past has been due to immigration. Retired households moving to Butte County from mere metropolitan areas of the state have accounted for much of the past pt~pulation growth. Housing construction in many areas of the county has been aimed at this segment pf the population. In many cases, households moving tv Butte County have had large equities from previous homes and can afford higher priced housing. II-7 _ ... a a e s As the cost of housing and the cost of financing a home purchase increases, the demand for higher priced housing will decrease. Fewer households will be purchasing new housing #or the sake of "moving up" in their lifestyle and housing form. Financing Costs will simply make "moving up" too costly. Therefore, the residential development industry will be retargetti•ng their product to households who still. have a motivation to purchase housings these households are the first time homebuyers. Housing affordable to first time homebuyers must be much less costly than the luxury home. With construction, land, and financing costs on the increase, the only way to build mare affordable housing is to create a smaller product, both in terms of square footage and lot size. The county's policy will be to facilitate this type of housing construction. In targetting hauling construction to first time homebuyers, more households will be leaving rental housing, thus increasing its availability to other lower-income households. Thus, the filtering process will be stimulated to create more elasticity in the lower-priced segment of•the hauling market. The county will feature a variety of incentives, in terms of increased residential land use densities and decreased minimum lot sizes, to enable housing production for first time homebuyers. This type of production will be encouraged on a voluntary basis. 8. Seecial_Housing_Needs In addition to the new construction, replacement, rehabilitation, and assisted housing needs outlined above far the entire unincorporated area, certain population groups, housing farms, and locations within the Bounty require additional consideration in developing a scheme for the provision of safe and affordable hauling. A. Femal~~Headed_Hogseholds Twelve percent of Bounty households are headed by females. (2) Characteristically, these same households tend to be three times more likely than other households to be living on incomes that are below poverty Ievels.f2) Single females raising children are doubly taxed with the responsibilities of family rearing and income earning. Like ether lower income households, they experience a high rate of over-paying for suitable housing. 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J ,y ~ r ~ ^~ } ti yy Ct ~P a Q~o..o n N N u G1 t!\ ~ O .f ~ 'h r r ~- [~ O .~ LL 4 '^ •`~ r1 ~ ~ ti o t[ ry C b O w ~ M M C] _ ~ r C~ N1 .j C3 Y 1~ -a w~ Q C s a N - N !~ [~ ..~ O ~. ~~ S 4 ~ ~C1 G.., N N VJ ~: -1 0. I V T ~ I 1 ~ ~ ~- N I ~ J ~ ~ I Y 0 n ` % v'3 ~ ~ .,. O ~ I r~ n n r. _I _ - . I ~' ' v, I ~ I ~ Q ~ ~^ ..-f ~ O ~ ~ ~ al ~ ~ ~ Q ~ a ~ ~ _ ~ c ~ U N~ w b~ ~ c p~ E ti 4 o k ~ n a o~ ~ ~ ~ ^ ~ n l a ~ _v ~ u ~~ C p~ ..I x n ~ w ° l o o a °~ o U ` ° o u ~ a l Q a ~ i, ~ 7 a.~ ° v ~ o ° u. c c i ~; -• I 0 o a b - 1 4p a?I a~c ; ~ i ~> o ~ 1 ~ ~ y t l ~ `~ F. ~ F O r. ^ r- ~ ~ O r ~~ i T ^ I i G y , ~ ~ ~ I ~ ~ ; ;: .,~.. . 4: ,; - _ I ~. ~ ~ ~ O a u p r ti V •ti Q u v 4 ~ ~~ C ; C O O ~ 4 tl 4 q C ~ e ~ '; G -_ ~ ~,"- G ~ a 2 .- r~ O 3 n 6. N O 0. a .~ ."~ ~~ n E ~ 0 .y X .; :=:-,~ g B. E1 derl Lr_,Househcal ds a. ~. . Butte County is increasingly becoming an attractive community for retirement living. Especially in the Town of Paradise, older persons are attracted to the rural setting and are relocating here after leaving their life-long employment. The median age in this town if 5~.~} years for women, and 41 1!2 for men, compared to the county median of 32.3 for women and 31 far all persons. (1) Nearly one-half i44.%) of the households in Paradise are low and moderate income. Many of these households, although living on limited, fixed incomes from 5c~cial Security or private pensions, may have substantial savings or equity in their homes. This, in many cases, has allowed a cash purchase of retirement housing in the Paradise area, thus reducing monthly housing expenses. ©wner-occupied mobilehomes are particularly popular in this area. In 19779 35"/. of all mobilehomes in the county were located in Paradises and of all mobilehomes added to the county between 1975 and 1977, 51'!. were in Paradise. (3) Since the incorporation of Paradise, Butte County no longer keeps permit records within the city., The unincorporated area around Droville is also an attractive location for retired persons. This area also has a median age that is higher than the county's i34) and in the past has had a high rate of increase in mobilehome permits. While older persons moving into Butte bounty may be predominantly healthy and economically independent at the time of their relocation, as this population ages the need for support will increase. Dlder persons living in mobilehome parks gain the benefit of home ownership and of living in an adult community. However, in a sense, they are alsra renters, and are subject to rent increases for space in their mobilehome parks. (A county-sponsored opportunity for cooperative ownership of mobilehome parks may be particularly beneficial in preserving the economic independence of older residents residing in mobilehomes.) ~In addition, as older residents age and experience a reduction in physical capacity, regardless of their economic status, they will require increased supportive services as a part of their living environment„ Such support includes recreational opportunities, home delivered nursing and nutritional services, transportation, hr~usekeeping assistance, legal advocacy, etc. Services to the elderly are many times most conveniently delivered through a congregate housing site, such as a mobilehome park. The county believe6 that attention to this future need of services for elderly residents must be considered as a component of a decent home and a suitable living environment far alder persons. Rlanning for the provision of such services in areas of high concentration of elderly persons is appropriate as a consideration in housing needs. II-12 C. Farm,_,,,Work~r~ information on farm workers within Hutte County is limited: no one agency within the county works with this population group as a whwle, Limited inf armation is available, however, from the Hutte County Housing Authority, the Economic Opportunity Council, and the State Employment Development Department. Farm wnr~Cers are primarily concentrated in the unincorporated area around Gridley. ti) The Hutte County Housing Authority owns and operates 132 two and three-bedroom farm labor units in this area. To be eligible to live in this prosect, at least 51% of the family's ancvme must be from farm labor. Current rents are X125 and X145. currently 117 of the units are rented fG9"/.). Autte County Housing Authority attributes the abnormally high vacancy rate to two factors: 1) General lack of farm work _ 2) Success of the "self-help" program. Residents are encouraged to build their awn home and are given technical assistance. pvercrowding is a main problem with these units. Average family size is ~-8 persons, yet most of the units are two bedr©©ms It is difficult to estimate how many additional farm worker families might be eligible for housing assistance. Wages for driving farm equipment or for picking orchard craps may average ~4 per hour;, however, work is limited by the very seasonal nature of agriculture, and by mechanization of agricul~kural planting and harvesting. Earnings of ~4 per hour cannot, therefore, be considered ss full--time wages. (S) According to the Economic Opportunity Council in Dutte County, an increasing number of farm workers are becoming permanent residents of the county, and are looking for other forms of work to support their families. E6) Therms is a belief that because farm labor opportunities are decreasing, due to mechanization, that other trades and _.. .professions. should be_ f.ound for _childr-en in farm worker families. The Butte County Housing Authority farm labor housing pro.iect can only accept residents who are working in farm labor.. Those that are unemployed, or working in other industries, are "ineligible. Their need is the same as other very low-income families, except that in many cases they carry the additional difficulties of having large families and of speaking Spanish only in a county where bilingual residents and service workers are sparse. (6) Many farm workers still follow crops around the country, and, according to the EOC, housing sh©rtage is still a problem, especially in the summer seasvn.(6) More farm labor housing units could definitely be used. ZI-13 a ,. w ,. ~ e' - .- a' - 9' D. Physi. cal i y_Di sabl ~d According to the California Disability Survey, completed in 1979, there are approximately ~B,E)DE) disabled persons within Butte County. (7} "Disabled", for purposes of the survey, is defined as anyone having a work or housework disability of a physical, mental, or emotional nature. Currently 'the California Rehabilitation Department estimates 10"/. (r~r 16,+04) of the population has disabilities, Many persons within this disabled population have a physical disorder serious enough to require special modifications to the housing environment. Such modifications generally fulfill special accessibility requirements of the disabled who use wheelchairs ar walking aids. Special features which-may be required include adequate ramps in entry ways, larger hall width, and doorways, removal of steps within living quarters, grab bars in bathrooms, etc. Living environments requiring accessibility features include two types: disabled persons either reside in a group or institutional setting or in their own homes in the community where they receive support necessary to maintain an independent lifestyle. In recent years, federal accessibility standards far multi-family housing constructed for the disabidd and the elderly have become more clearly defined and are generally enforced. Localities must match this federal policy through several avenues: building requirements that guarantee accessibility to the handicapped must be enforced locally* programs that modify existing housing #nr.the handicapped must be available; and the supply of specially designed and modified housing must be adequate to meet the demand far handicapped-accessible units,. E. Mobilehomes Because mabilehomes are the fastest growing form of housing in Butte County, they deserve additional analysis to determine their suitability in meeting the housing needs within the county, The high growth rate in mabilehomes indicates that they are either an adequate substitution far mare conventional types of housing, yr that far certain population groups, they perhaps a#fer special housing services beyond those of more conventional housing. The 1977-78 study of mabilehomes in California, conducted by the State Department of Housing and Community Development, provides an opportunity to examine the attraction of this growing housing form in a larger context., Although the popularity of mobiiehomes is increasing statewide, they account for only 4.5'1. of the state housing stock,E7l as compared to X2.4% in unincorporated Butte County. E3} From 1984 - 1483 mobilehome permits accounted for 35'1, of the growth in the unincorporated county. Because unincorporated rural areas tend to offer a more hospitable legal environment for mabilehomes, growth is greatest in these areas throughout the state. E7) The state study indicates that the attractions of mobilehome living include "mgrs economical" Elisted by 54"!, a# all mobilehome owners interviewed), "less maintenance" E52%}, and the "desire to own" rather than to rent E34'!.}. As in Fsutte County, mobilehome owners statewide tend to be older, with b4'!. of thane surveyed bD years of age ar older. Statewide, the ave~~ac~~ household size of mobilehome dwellers is two persons, and the median income is ~1~,2~Q, compared tv the median fc~r all households of ~15,O4U. Fifty-four percent of those interviewed listed their previous residence as a conventional single-family home. Satisfaction seems tv be high among mvbilehonse residents, with 71"/. indicating that they were "extremely" or "very" satisfied. {S) Figures on mobilehvmes are now included in the census. As of 198Q-, 823!9 ar 13.55Y. of all year-round housing units were mvbilehomes. A further anal ysi s of the cost of purchasing a mob i 1 ehvme indicates that they are only a viable alternative for a certain type of low-income household: generally those with large enough savings yr equity in a previous house to make a cash purchase of the mobilehome ~e.g. many retired persons). Although pppartunities for financing of mobilehomes have increased in recent years, interest rates are generally higher and loan terms are shcarter than ccrnventiunal mortgages. Housing payments, when added to space rentals {median space rental is X110/month statewide){8) in many cases are as high as that of a conventional sing 1 e-f ami 1 y home. Mobi 1 ehvmes have a 1 i f e span of 2a tca 3G years and da not appreciate in value as do conventional houses. Prior to Proposition 13, and prior to the taxation of mobilehomes as real property, this housing form provided a considerably lower tax revenue to local 3urisdicticrns than did conventional housing, and this was a reason for-their higher rate of grpwth and acceptance in unincorporated areas. In 1979, however, the law was changed tv allow taxation of mobilehames as real property. In Hutte County, mobilehomes are located can single !cats as well as in mobilehome parks. If the mobilehome is constructed to 197l~ HUD standards and fixed to a foundation, it can be put in any location zoned for conventional single-family dwellingsg otherwise, it is restricted tv specified zones tincluding rural residential). When placed in a mobilehome park, maximum density allowed is 1~ units per acre, unless developed through a Use Permit, in which case the density may be higher. Mabilehomes in parks and vn single lots offer different housing services to residents. Those an single Ivts offer much the same services as conventional single-family dwellings. Within parks, recreational facilities are many times shared, and in many areas parks have been restricted tv adults only, providing a retirement ccammunity for thane who desire this lifestyle. Mobilehome parks are a unique combination of the privacy vf~ cawner--occtepied, detached, single--family dwelllings, and increased social opportunities due to high density land use. Mabilehomes provide unique housing services when they are located within mobilehome parks; they are particularly suitable for retired individuals who live on fixed incomes, who have substantial savings far a cash purchase of their mobilehome, and who do not look to housing as an appreciating property investment. In addition, they II-15 _._._ - _ . i 8. ~. ,. offer ,a unique lifestyle which combines a low level of outside maintenance, a high degree of privacy, and social opportunity around the home environment. Mobilehome parks are also a form of efficient, high density land use. Mobilehome parks should, therefore, be encouraged as an appropriate housing form for the retired population that is moving into the county. Two problems i Wool ved i n mobi 1 ehome parks are apprtapra ate f car local attention and action. The first is the disadvantage of the mcabilehome parr dweller in being a renter of space, and falling victim to rent teases and changes in management policy, which are beyond his/her control. A passible solution to this problem is cooperative ownership of the mobilehcame park by mobilehome owners. This alternative has been tried and proven successful in areas around the country. The second problem is that of increased services needed by a retirement community as the population ages. Fire and police prAteGtion must be adequate, and special home-delivered social. and health services may be important in allowing cartoon elderly residents to remain in their homes. The county should plan for this necessity by developing its capacity to serve retired residents in mobilehome par#cs. Mobilehomes on single lots, on the other hand, should not be exempt from the necessity for Compact and efficient land use. If mobilehomes are allowed to be located in rural residential areas in an uncontrolled manner, the result could be a classic example of leapfrog development. Mabilehames on single lots should be sub~eet to the same principles of good planning as more Conventional housing. Sources; Section 8 1. 1475 Special Census, Butte County 2. 1980 V. S. Census 3. Huildir~g permit data, Butte County Building Department, 1978---93 4. Telephone interview with Butte County Housing Authority staff,. April 1484 5. Emplcxyment Development Department 6. Telephone interview with staff of Economic Opportunity Council o~# Butte~County, July 1979 7. State Department of Rehabilitation, Chico District 8. Interview with staff of State Department of Housing and Gomrnunity Development regarding 1977-78 HCD study of mobilehomes in California,- April 1984 II-16 Fitegi ona~ ,_,t~ou~i ng_Needs 1'1 ate The purpcase of a f ai r share al 1 c3cati vn plan wi thi h a housing element i s to e~:amine market area hea~esing needs adre~ss ~urisdicticanal bounclar.ies, and to provide a general measure of each locaiity's responsibiiity in the provision of that need. A fair share allocation plan-most be developed for each housing market area where interaction between .jurisdictional areas has resulted in social and economic interdependence i n the prcavi si on of housing, employment nppor tisni ti es, and publ i c services. Since the passage of AB 28~~ in 5ep~ketnber, 198U, locaiities are ~^espcansi bi a to pi an f or the hvusi ng needs of persons cif al i i nccame , 1 evel s. Rro~~cti ons are theref ore i ncl sided for househoi ds ref mrsderate and-above mpderate income ievels, in addition to lnw and very low income 1 evel s. As a preliminary step in e~;amining F3utte Ccai..cnty's fair share allocation needs, the county aaas divided intca five housing market. areas. These are: -~- The Chico urban area, i ncl udi rzg Durham;, The sruth county area, i3 Gridley, and ~,i chval e; Thc~ OrA~•ille urban areya, Thermaiiio, Palermo, and The Paradise urban aredg Remaining Lltsincorpnrated ~rcluding Higgs, East Higgs, inciuding the City of Droviile, sc-uthsi de~a and area. These mar~ret areas were chosen because they represent area-s.af social and economic interdt~pender;ce within the courstya that is, residents of Hutte ~ County general 1 y work and 1 i ve wi thi n one of these f ae~r areas. While commuting does exist between these four .market areas, it is negl i gi bI e i n the anal ysi s of overal l patterns, .and certainly vse11 below 1~`l, of each tnari~et area population. Anaiysis of fair share needs within Hutte County will therefore, be completed as five- separate analyses rvi thi n the designated mar~ret areas. Need for a fair share allsacati~tn plan within a mar.E.:et area is indir_ated by the ex i stertCe of any of the f of 1 vu~i ng circumstances: 1. Contig~snus grarlth auteside city limits. 2. A significant camrr~eting pattern {1~% or more} across .iurisdictivnal bouritiaries. . 3. A ~~igni.Ficant difference LIg'!, nr. more) ir, the percentage pf 1 ci~a~-i r~ccyrt;P hatcsehol ds wi'thi n di •Ff Brent juri sdi eti cans in the carne cnarket area,. A e e g Gn the basis of these three criteria, a -fair share allACatir~n plan will be required oaf four of the market areas: Chico, Oroville, Paradise and Gridley--fii ggs. Each of the mar~t~t ~:reas require a -F ai r share al l vcati on plan an the basis of criteria one and two. Jane.eary 1, .1983 is the base date of the plan. .State Department of Fi, Hance f DQF) hausehal d estimates are rased f car each i ncorpvrated city, The department estimated .the f i g~..rres for the urban uni ncctrporated areas and the remaining tesunty areas based an the D.D.F. figures,: 1984 census data, and each arQa's past sharQ o•F the county population, This same share methodology nets 31 additional hvusehoids in the uni.ncarporated county than estimated by D.Cl.F., 1983. F©ur income group categories are used in the plan: very low, other lower, moderate, and above moderate. Definition of these terms are in Attachment 1. County proportions of households by income group, 1984, were supplied by H--C-D. It was assumed that these inc©me distributions are still, applicable in 1983. F1~thndvl ogyW Each of the 5 marFtet area ` s share of the cc~untywi de growth is based vn the assumption that each area wi11 maintain its same pvrpvrtion of the county total to 199G. Same share allocations of cvuntywi de greswth brvF;t~ down i ntv i radi vi dual growth rates of 2.63'l. - 3.8C~~. Most growth rates haver near 3.'33 yearly. Incorporated 8rc3ville and incorporated Gridley deviate from the ncarrn with. 2.63 and 3.8~'l. growth respectively. Ta mare fairly apportion the gr©wth, incorporated 8rcxville and Gridley same share have been adjusted to ~.95'l. and 3'J.. The county tr~tal remains the same. Fair share allocatione can be assigned toy maintain the a>;isting income breakdowns or move toward the regi anal "/. i n this r~r subsequent pl anni nr~ perigds. if the e>;isting incotae structure is maintained, the incorporated cities of Chico, Gridley and $igg5 tvill be req~.rired to plan for 5•--8% -mare -- very low--income hvuseht~lds than the. regional average. Rather than impacting these cpmmit~i i t i es further, bet ota mar!€et rate .households iii 11 be allocated according td the regional average. Al l mar~:et areas wi 11 be al 1 c~cated ~8'l, -very l c-w i ncvme, i6'l. -- 1vw income', ~4X - moderate and 36"!. - above moderate inct~rne hot.rsehr~lds. Tables showing the county thrasholc' iracs~mes and the rejected 1494 hau~ehnld projection by year Arad income are included in the appendices for reference. ' -2- HOLaI_TD_USE_THE_F?'L.AN_ItV_PRE~ARIh1G_ L©CAL_HQUS~NG_ELEME~TS The principal uses of the plan are to accnrnmodate the projected growth of the area and tQ provide opportunities for all income groups to have , access to h©using throughout each pausing market area. In addition to the income group estimates and allocations contained in the plan, the local hot:sing elements. are to contain estimated affordability needs. This invplves ma~:ing estimates of the current number of lower income (very low and other lower income categories) households who pay mflre than 2~'l. of their income for housing. C3ther existing housing needs which are to be ir-clsided ~.n local housing. elements but which are not included in the regional plan include estimates of overcrowding, estimates of the needs of special grcaup~, par'ticuiarily farmworker housing and elderly persons and estimates of substandard physical condititan tsf the housirsg staC~ and cr~nstruction needs. Estimates of substandard units should include both estimates of the units which need rehabilitation and the units which are so substandard that they need to be removed: ~lathinc~ in this plan limits any locale from planning for ~rtc~re households than projected. -3- i :. ~k~T i ~ CG'J;d CY .. ~19A~.K~.~ AI~~.f~S AI'!D . CEtdSf3a "ffi~1G~'S r-I w a f" ~ 0 as .ti D v H CI O ~r1 J.1 W V O a 1~ a GO '~} H G] Ln I 4-! 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A N ~'1 ~D tr1 ~t N OD 1~ vl •-r M .Y w M 1 11 1 ~ ` ` F ~ O Q~ .-1 d .-r O C'h O 01 ~O O tp tf1 ~'1 1~ M M ~ N N d Ot I ~ N a1 v'1 ~p •-r t!1 M G~ ~7 N tfy .Y' N G'+ 00 N ~D O O~ ~ t~ Q M .~ N M G- O pt 00 •i ~ ~ ~ M ,..~ 1 N +-i •-~ +~ ~ t0 N tiY' 1 N M I 1 1 1 1 1 I J J O~ 1 MANS d~~p c~'1N.-i dN1~ rf p- IfIN M 1 O O~ I N A ~f1 G+ ~+ G~ +-i ~4 •-~ u1 ~Y ~' ~D M N ~D 01 3~ Q ~ ~ ~ .-e M n ~ O- C- ~ "'r CV o0 .7 N „~ ~ M N L*1 N N E {~ O C~ ~ N N tiC d M ~' O- Ch oD •-a ~ M O ~D C~ N 1~ u'1 I OCti 1 ~ NO+-a MChM MI~~C nO+~D` O 001~d O d~ N M 1~ N +D ~ .-r .7 M u"1 •-1 N .-~ O ~ ~A ~ U'1 O~ M ~ r-i .i .~ .--~ .-~ .d G4 M ~ I M +--~ I I I I ova I nOrnoO M...rN ~nrn~ NN~rr N Q-wao I O C~ I CO .7 G M ~7 M .--F N n ~ aD QO 00 ,-i 00 .-1 N O- I QC~ ( ~~GweN pp try M r-id nN ~7 rT N~GU'4 - C] ~ M .i N .~1 r-1 N N r-i O ~.7' w1 ~ I k f .-~ II O G~ 00 ~7 ~ 0p .-i .7 1~ C7 ~T ~Q 00 I~ ~ 1~ N C~ M ~O OGh I c*'?o0.-iM MON NNO~ ~Ll~'Q~N N ~tf}N OOH O~?.TN M~~ MN 00M .'!' I+ NORM ~ i v1 D\ te') N N N ~ N N .-i N v~ rp W I F 1 d O~ C~ 41 0~ N I~ *-~ ~D OD ~O N n 1~ !r M O .-1 p .~ G1 MNNOp ' ODO-C~ Q~ Nf~ ~C~I~n M N~ 00 O~ ~ u 1 A~ O 00 *-~ M M ~D M N O ~G .-i .* r-~i F b1 M V1 •-+ ~ CT V1 ' N GO d rt .w pp N N o0 ~ v- cd ~ I~ >t1 Ot M M N O ~`+ O O ~D N oD v1 Q~ 1~ Or f~ w n~nA~ onM C~-r1.t u1 u1~tv1 O Mn~s H I N O ~ .i ~ M i~ O~ O~ ~7 *-~ N Gp 1~ ~'1 .-i I 1 u'1NM 1 r-I a~ ~ H u ~ 0 ~ ~ H 0 O *d *O a .~ 't7 a i N 's1 + + Cj cd RI ~ Cf cd +~ G) ~d D~ RS O rl W td r-I 1J L+ O O i-~ N O i! Yl i-~ Ft V N 1.~ I-I SG Sd 0 I^+ H ctl O H cd O D ~ q a~ td O 1 ~ 4+ a d ~+ a t+ a A. ti-I o F+ pr I O O N Cl O L+ 4f O ~+ O 7, H ~ H O {r ! E-< P+ O E~ H O. O ~ GL O U 4Y O 'J CL O 1 N L,1 sb r-I I-r U ti-I i-~ U r-I vJ V ~, fa U 1 O Q ~! .O rl O b 'Ci O Ld ~ 'b 40 >w is ~ O ~ 1 V V rl I.i 'y U -rl ctf U +-t a~ H GO ~ N b y M-I F ,d ~ O O a ~ O F+ s~ p ~ ~a •,-1 ~ ~ ~ p Cf ~MpA QH,O MHO OCDP~ir'J H'J ~ ~ ~ -(~. .~ _. ~ ~. '~ TABLB 2 Tcatal C©unty Hou~ehalds in 19AD a~ a Perccntagr-- by Market Area Ghita Tatatl 41/ Incorporated 18% Uni nctarporated ~i Durham Area ~% Droville Total 19% inccirporated 6'1. Uni ncarporat~ed }, ~% F~aradi~e T©tal 17% Inccrrpt~rated f 7"/. Unincorporated 1% South County Tcatal 8% Gridley ~ ~% 8i 99s f'!. Uni recorptrrated 4% Dther Unincorparated ~ 14"!. Total ~, f)U ~. . -5- TABi~E 3 Chico Total Incorporated Unincorporated Durham Urovi i 1 e Tota-1 Irtcorpcyrated . Unincorporated Paradise Total Incorporated Unincarpr~rated • South Cnunty.Total 'Gridley Higgs Unincorporated Other 1nincorporated County Total 198f3 Population 58831 26bQ3 28374 385f3 27997 8583 19314 23575 22571 1U44 1185U 398'? 1413 b455 21598 143851 Househo3d 1983 Forrr+atian Population Factor b3574 2.47 28978 2.52 3G455 2.44 414E 2. fig 3D5 f 1 2.53 9777 2,32 2G734 2.64 24bb8 2.37. 23589 2.37 1 +a79 2.4$ 12552 2.59 4142 2.6E 148D 2.A9 b93~] 2.53 23186 2.b7 154491 2.b7 f~ .. TABLL 4 . ~. Determining each cities percentage by income categoxy using the cae~nty's,threshol;d incomes Chico Incorporated 1980 1983 Households Percentage .Households Very Low Income 3780 36% 411$ ' Low Income 1670 16% 1$19 Moderate Income 1$56 18% 2022 Above Moderate Income 3247 31% 3537 Total. 10553 100% 11495 Unincorporated Very Law Income 3096 2b% 3324 Low Income 1838 36% 1973 Moderate Income 2390 20% 2566 Above Moderate Income 4470 38% 47gg Total. 11795 100% 32562 Durham Area Very Low Income z07 14y 2z2 Low Income 191 13% 205 Moderate Income 282 20X 303 Above Moderate Income 751 52X 80b . Total 1431 100% 1536 OrovilJe Incorporated Very Law Income 1366 ~37% 1538 Law Income 603 lb% 679 Moderate Income 638 i7% 719 Above Moderate Income 1122 30% 1263 Total 3729 100% 4199 Unincorporated Very Low Income 1945 27% 2088 Low Income 1108 15% 1189 Moderate Income 1531 21% 1644 Above Moderate Income 2721 37% 2921 Total ~ 7305 100X 7842 _~_ TAB1,~ 4. {Con'.t) S Determining each cities percentage by income category using the county's threshold incomes Paradise Incorporated 1980 1983 households. Percentage Households Very Law Income 2493 26X 2606 Low Income 1737 18% 1$16 Moderate Incame ~ 2183 23% 22$2 Above Maderate Income 3094 33% 3234 Total 9508 100% 9937 Unincorporated Very Low Income 122 30% 131 Law Income 61 15% 65 Moderate Incame 66. 16% 71 Above Maderate Income 155 38ti 167 • Total 404 100% 434 Gridley - Vexy Low Income 499 33% 519 Law Income 257 17% 268 Moderate Income 300 20% 312. Above Moderate Income 465 31% 484 Total 1521 100% 1582 Biggs Very Low Income 126 26x 132 Low Income 74 15% 77 Moderate Income 111- 23% 116 Above Moderate Income 177 36% 185 Total 488 100Y, 511 Unincorporated Very Low Income 497 19% 534 .Law Income 337 13% 362 Moderate Income 445 17%• 478 Above Moderate Incame 1272 50Y, 1366 Total 2552 100% 2740 Other Vexy Low Income 1934 24% 2076 Law Income 1303 i6% 1399 Moderate Income 1674 21% 1797 Above Moderate Income 3181 39% 3415 Total $092 100% 8687 -8- ,; TABL E 5 I Hc~usehQld.Pro~ectian5 5y Year 1983. 1984 f985 19Bb 1987 1988 1989 199E Chico Total. 25693 2b525 27385 23272 29189 .30133 31111 32118 ' Incorporated 11495. 11854 12224 1'~b()5 -12999 13404 13823 . 14254 '', Unincorporated 12bb2 13x84 13521 13972 14438 14919 15417 15931. ' Durham .; 1534 1587 ib40 1695.- f752 1810 1871 1933 8rovilie Total 12041. 12427 12824 13235 13b59 1409b 14547 15Gi3 Incorporated 4194 4323 445th 458''. 4717 485b A999 5i.4b Unincc~rparated 7842 BiG4 8374 8653 8942 9240 9548 9867 E E Paradise Total ibu71 1U75b 11156 11571 12001 1244b 129x8 1338@ Incvrpcsrated 9937 X7308 iG69 3 1 1092 115£7b 11935 12380 12842 Unincorporated 434 448 4b3 479 495 511 52$• 54b South County Total 4833 4990 5154 532? 549b 5b75 5860 b05i Gridley 1582 ib29 1678 1729 1781 1834 1889 1945 Biggs 511 53a ~ 55G 570 591 b13 b35 659 3 Unincorporated 2747 28.31 292b 302,a 3124 3228 3336 3447 Clther 8b87 8977 9276 9585 99c75 10?35 1G577 1Q930 County Total bib25 63675 b5795 67985 7Ci25G 72585 7 5G03 775(!0 Grrawth Rates Ghicc~ 3.121% Gridley 3.0'f. Uni nccsrporated 3.335'!. Diggs 3.7(7'1. Durham 3.347. Unincorporated 3.334!. Orovi 1 le 2w 95J. ^ther ~. ,x35/ Unincorporated 3.335r County Tgtai 3.33% Paradise 3.73'?'!. Unincorporated 3.x3% -9- TABLE 6 pra~ected Households by Income Groups 1985 Chico Incorporated Unincorporated Durham Very Low 3423 378b 459 Other Lower 1956 21b3 262 Moderate 2445 2704 32B Above Moderate 4400 4BbB 591 Total 1224 13521 1640 Araville Very Low 1246 2345 Other Lower 712 1340 Moderate - 890 ib75 Above Moderate 1602 3014 Total 4450 @374 Paradise Very Lvw 2994 130 Other Lower 1711 74 Moderate 2139 93 Above Moderate _ 3949 ib6 ~ Total ~ 10b93 463 Gridley South County Unincorporated Very Low 470 B19 Other Lower 2b8 46B Moderate 33b 585 flbove Moderate b04 1054 Total ib79 2926 Biggs Other Unincorporated Very Low 154 2597 Other Lower BB 1484 Moderate 110 1855 Above Moderate 148 3340 Total 550 927b Total b5795 -1Q- e TAE LE 7 ~. . projected Households by incsame Groups f987 Chien Very Low Dther Lower Moderate Above Moderate Total Oroville Very Low Clther Lower Moderate Above Moderate Ttital Ra~rad i se Very Low ©ther Lower Moderate Above Moderate Total Gridley Very Lcfw ©ther Lower Moder~;te ,Above Moderate Total Higgs Very Low Other Lower Moderate Above Moderate Total Total Ine~rrporated Unincorporated 3640 4043 2060 2310 2b00 zees 4b79 5197 12999 14438 f321 2504 755 1431 943 1788 fb99 3219 4717 9942 3222 139 f841 79 2301 99 4142 f7B 1150b 495 5o~.eth County Unincorporated 499 975 295 500 35b 625 641 1124 1781 3124 Dther Unincorporated fb5 2773 95 1585 118 1981 213 3566 591 9945 70250 Durham 49f z9a 350 b31 1752 _~~ _ TABLE 8 h~ro3ected Households by Income Groups 1990 Ghico Durham Incorporated Unincorporated _ Very Low 3991 44b1 541 father Lower 2281 2549 309 Moderate 2851 3186 387 Above Moderate 5131 5735 69b Tatai 14254 15931 1933 Clrovi 11 e Very Law _ 1441 2763 father Lower _ 823 1579 Moderate 1029 1973 Above Moderate 1953 3552 Total 5.146 98b7 Paradise Very Law 359b 153 Other Lower 2455 87 Moderate ,25b8 110 Above Moderate 4b23• 196 Total 12942 54b Gridley South county Unincorporated Very Low 545 965 father Lower 311 552 Moderate 389 b89 , ~Abave Moderate 700 1241 _ Total 1945 3447 Higgs Other Unincorporated Very Low 185 3x60 father Lower 105 1749 Moderate 132 218b Above Moderate 237 3935 Total b59 10930 Total 7750(7 Tabie generated by multipiying 1990 tcital hauling units by area to the regir~nal percentages by income group. -12- .. a .. R' ~. . ATTACHMENT l DEF ~ N I T I ClIV5~OF_, ~ NCDIWE_GROUPS The threshol d i ncs~mes f tir a -four person htsusehol d i n Hutte County are the following: Very Lstiw Incame Incame not exceeding 50! of the median f ami 1 y: X6,546 . []then Lflwer Incame Income between 50"l. and 84'!. of the median family incame of the county: ~b,547 -- iQ,4~9 Moderate Incflme ' ~ Incame between A4! and 124'!. of the median family income a# the cQUntye X14,414 - 15,b14 Above Moderate I r~ct~me Iricvme above 124! of the median f ami 1 y i ncr.~me of the county= ~15,b15+ Median income far al ], hor~seholds in the county is ~l3,412. Income l i mi is f or other- ht~usehol d sip es are calculated using hdusehald size ad~ustmertt factcars. For example„ the incame limit for a one per-son household is .7 times the four person .income limit. - ~. 3 -- ATTACHMENT 2 CEN5W5_TRACS„HY MARI~ET,_,AREA .Ch2CC3 market area traC5C 1-13 Durham market area tracs: 15 P,aradi se market area tracs: 18--23 . larc~vi l 1 e i ncorporated market area tracs. .25, 27--31 (ptn) Orc-ville uninecrporated market -area tracsa 26, 27, 29-31 tptn) South County market area tracs: 34, 35, 36 Gridley market area trace: 34, 35 Higgs market area trace: 36 lather uni ncorptaratrad market area tracs: 14, 16, 17, 24, ptn 25, 32 , 3,.tT -14- .. . - '~ ~ A. OC N ,J i~ ~ b a~~ ` w m e v a p ~ N uu ~Z~ ~ ~ ~ V 4 M (~ [~ a x z 1- N ~ CJ ~ R4 Y. Q ft r( i ~ u~ ~. u ~n a a ~ ~ a x ~- v a ..~ O.'~ D r1 ~"~ lL LL. ill 'L1 Ll.1 Y1 P^~Q 1- Uw ~ a o ~A` . i w ~ •c r n o w n . w ~~ ~ •+ w M to ~ ~ x l+f N N It1 ~ t7 x ~ H ~ ~ N CS tll~ ' 1 F- N r. ti N IlJ CD W «I ~T ~ Y M N -i H ..1 ~ ~ ~' 0 v ~ i 6 ~ i #. ~ o t» ~ a a a w ~ d ~ C] h `` a ~ d Q K OC ~ 1 M ~ H w a a I vs ~ G d O ~• ~ S ' r J L W 1/} n ~ ~n t5 ~'' ©a s t . + xs m .~ m «i ~ ~ sl ° «~ w /+ N 1 M [~ 1 ~ ~ ! o .~ e .o .v ~~ ':~ 1~~~ I in a m v ~e+ r+ ~+ «~ i ~~'~~ 1 ~m~~ 1 N H I.°tla l .o t ~,~~N ` M m ~4 .tea ~~ N i N i tC- 1 eri nit ~.l'. ,. ~~ 1 1 1 .t ~ P N 1 1 i r+ L ,t ~- 1 .~ ~ ~ O ~O ~ 1 o. 1 r+ G t O .o •+ as 1 ,r N 1 L1 u H xl u W d C] {1 I ~ ~ i ~ ~ ' ~ 4 O 1 N ! ~ fh I ~ A !V N N i} N 1F it (~ * ~ O¢ N N N i ..{ N } i f ~ • • !F • ~F ~R ~e: ~n o •o r so ~ ~ ~. • ~- +r ~ ~ ~ ~ ~ C~ ~ '1 ~1 N * 1~ ~F M a .} P f * ~ ~ N 1~ i r IF # ~ a ~- w +- + * s # ~ a- a ~ f.ni a o r- ~ m *~1 ... te ~ * ~ ~ . a 1 i F 1~ A ~ ~ f .• f e~ • N ~ ~1 a ! • a s ~ i i f ~~ i aio ~ o ~ ~ ff ~ ~ ~ ~ l` W * N ~ * M - a D ~ 4 i i • ~ ~F # ~ ~ * N * N ~ e 1 4 it 1 1 f ~ # # i F i i ~ * ~ #* ~ ~C ~1 iF it! M O 9 # . O ~ ~' ¢ ~ ~ , 4 «+ f+ iF h ~1F 11 .t ! 1 x 0 i a * ~ ~ ~ 1 , ~ + r • o + ~ t • * a ' w- * * ~ ~ ~ 1- # !1 f N LL1 11 .r # f~- # ~1 O ~ M * * ~ ~ # * * ~ ~ 1 ~ ~; M 1 ~ r - s ~ i ~ ~ ~ f m N .+ it to it .r iF ~F .D rs5 +F nl 9F 1fl # iF W ~- ~k ..r iF ~! N ~ * era • * ~* 1F iF ¢ ~ 4 * # ~ ~ ~ * ~ "' ~ 1 s t + s . o ~ a ~ ~' ~ ~ a * . 4 * ~ ~ ~ r * P i F Q~ M f V ~ # N m t~ 4 Jf dF f. f i .~ o~ rs ~ r * .o ~ +~ ~ N aF .D # sp # # ~ f * 4 # N iF * ~ # ! 1 ~- ~ F w 4 F ~ ~ 1 ~ s f i ~ s f ~ ~ I ~ t ~ 4 1 ~F CS 4 * 11 # iL # i 11 # F~ ~ M ~ # K ~ * 1F ~ ct of a # a +t o +~ w ~ • • ~! oe ~ t- w ~ ~ ~ e * o a * e a a i t w f w z * O ~ J # ~ s 4 ; 4 ~ . .l ra q # J # V' t M ..f y l s ~ 4 ~ Z ## .~ ,r d t p ~ x +- • n n a * 1-~ s a a~ INi N ~ • N 1 1 ~- a 3}ITTE COUNTY ASS(~CIATIflN OE G0~' 'CI~iEr~TS PROJECTIONS 19$9-1990 (tr)uly 1) ._____-__.~ IiOUSE~OLQ PROJECTION POPUEATION p#IOJECTIOl~ AREA 1c~89 1990 1989 1990. Butte ~ 182,200 185,300 75,500 ~ 77,500 Prepared by the Qepartnient of ~~ausincl and Coni~~iua~ity Oe~~elapn~ent, using pepart~ne~~t o•F Fina~tice revised population prajectio~~s publis}zed geptenzbcr 1983. Issued lU/F33 -~5- ,~ p' .8' .W • } Hc;usehalds by Income Group 199t~~ Chaco 2ncorpor'ated 199tj Hou~ehold~ Very Low Income 51U6 Low Income 2255 Moderate Incc+me ~ 25]7 Above Moderate Income ~'/3BL:7 Total - 3.454 Uni ncrsrporated Very Low Income 4182 Low Income 2483 Moderate Inccame 3228 Above Moderate income bCa38 Total 15931 Durham Area Very Low Income 279 Lc~w Income 258 Moderate Income ^'8i Above Moderate InGOme iOfS Total 1933 Qroville Incorporated Very Law Income 1844 Low I~scome 815 Moderate Income 8[~2 . Above Moderate Income 1515 Total 5t~37 Unxnearporated Very Low Income 2b27 Law InGOme 149f~ Moderate Income 2~f~8 Above Moderate Yncome 367,5 Total 98b7 Paradise Incorporated Very Low Income 3368 - Low Income 2347 Moderate Income 2949 Above Moderate Income 4179 Total 1`842 -17- _ . d: ... ~. Faradi se 199r? Uni ncr~rpora~ed H~ous~*hol ds Very Low Income 16; Law Income ~ B2 I"lodarate Income G9 . Above Moderate Incorrie 21~ Total 5046 Gridley Very Low Income 674. • Law Income 347 Moderate Income 4~5 - Above Moderate Income 62G "E'otal 254 Biggs Very Loaf Inc©me 171 Low Intame 1U~i Moderate Income 15~ Above Moderate Income 239 Tat~-1 659 Unincorporated Very Low Income 671 Law Income 456 Moderate Income 6~1 Above Moderate Income 1719 Total 3447 []that Very Law Ir~coma 2512 Law Income 1767 Moderate Income 2'26; Above Moderate Irscame 4296 Tot a1 1093 hfote: This table is for reference only. It has ' been included to illustrate haw each incc+rporated city Urould have been impacted if fnr-ced to maintain their 198f~ percentages by income group. ~'aradise is the exception, using this apps-c-ach wrauld have decreased their f ai r share all ©cati tan to be3 nrr~ the county average. -~.5- .. 9' ~. ~. Hcausehca2 d F'rcrjecti arcs By Year 198:; 1984 1995 1986 19f~7 1989 1939 1994 . Chi, ccy Total 256.9,3 2b 525 273B5 28272 29189 34133 31111 321 f B 3ncarpc~rated 11495 11854 12224 126p5 12999 134Q4 1382,3 14254 Unincorporated 126b2 13084 1x521 1.3972 14433 14919 1.5417 15931 Durham 1~53b 1587 ib44 fb95 1752 1814 1871 1933 Orovi l l e T~atal 12041 12413 12797 1319? 1-:sb41 .14022 14456 149+4 Incorporated 4199 4.31.4 4423 4539 4b59 4782 49OB 5437 Unincorporated 7842 B1U4 8.374 Bb53 8942 9244. 9548 9~Ib7 Paradise Total 14371 1Ci756 11156 X1571 120f~1 12446 129G8 1.3384 IncorpArated 9937 143U8 1U693 1149'2 11546 11935 12384 12842 Unincorporated 434 449 463 479. 495 511 528 54b South County Total 48...,3 5G[73 51@1 53b? 5552 5747 595x4 bibc7 Gridley 1592 ~ -i642 1705 1769 1837 1946 1979 2454 6iggs 511 534 550 57G 591 b13 635 b59 Unincorporated 2744;s 2831 292b 3023 3124 3228 333b 3447 (]tt~r~r' Sba7 8977 9276 9585 9905 102x5 14577 1493c~ Ccur-ty Total b1b5 b3675 b5795 b7982 74248 72583 75UO2 77540 Growth Pates Chico 3.121`!. Gridley 3_84% Unincorporated 3.335/ Biggs 3,70% Unincorporated ,3.,.:'34% Qravi i l e 2.633'!. Unincorporated 3.335'!. Q~kher 3.'u35'/. Paradi. se 3.72'1. Count's Uni nccsrpor-ated 3.'33% Tate! 3.3u'f. -~.~?~- t Inonme Interval Cutoffs Ho~.tgehold Incnme Group Calc~latinn Total Very Low Ir~came . ~B x 57378 16Gbb gther Lpwer Inc©me .1b :: 57378 916G Moder ate In~vme .2G >: 57ti78 1147a Above Moderate Incnme .36 x 57:78 2G656 57378 Income Cumulative Total From next Interva l HQU:s ehcslds Total Needed Remainder Eroup ~GGG •- 4949 9~~48 9348 1S{~fsS C? E,718 5GG0 -- 9999 11852 ~12GG b718 5134 SCsGG -• 9999 51;4 219u~~ 918E G 4i]4b 1 GU~7G -- 14999 1 6219 3211.9 4G4b 617ti: 1 C~Gt~G - 14999 617.3 3? 119 11 ~ 7b U 53G,:, 15i~GG -• 19999 8G82 4c~2G1 53G3 2779 15GGG -- 19999 2779 402U 1 yG65S ~"~ 17f377 2GU4G -- 24999 55 3~F 45735 17J77 ~i 1234.3 25GGG - 34999 E~Gb1 5179b 12.'a43~ U 62fl2 35GQC? as~ mare 44.37 56233 6282 4 1E34~ Total 16Gb6 252 46 3b722 57378 57 379 Y. used 1GO 56. 6~ iGO.Go 39.59 1r~G. Gc} b5.b1 10U.GG 1GU.GG it7G. GG 3GU.4G -2n- ~. a' Basis for Gridley/Biggs Market Area Total Workers Work within Butte Outside Butte Not reported 9' .. B Gridley [34-35) ~Bigg's~ C36) 2757 1{323 73$ 82% . 18% b$ 9% 10% 1000 98~ Plane of Work within Butte Total Butte Workers Chico City Oraville City Remainder of Butte Co. 2002 840 l% _ ~6a 5$ ?% 94$ 8?% .~3±arming/Forestry and fishing occupations comprise the largest employment sector: 24$ total, 23$ within Grid~.ey tracts, 27$ within the Biggs tract-. Because of the lack of commuting to Orov~.lle and Chico it appeaxs that persons live and work within the same vicinity making Gridley-Biggs a distinct market area. Reference: 1980 Census of Populations and Housing, Chico, Ca. SMSA Tables P-9 ~ P-10. Chico 1~Sarket Area: Basis for inclucli~.g Durham Total workers Work within Butte Outside Butte Nat reported 1740 8z$ 7.20% 10.20% Place of Work within Butte Total Butte Workers City of Chico Oroville City Remainder Butts CoLinty 1422 3S$l 6$ S8% ~. . Farming/Forestry and fishing occupations comprise the 2nd largest employment sector, 240? Given the location, farming accounts fox mast, if not all of the 240. If only 3/4 axe within the Durham/Chico area, than 18% (3l3) of the work force can be assigned to the region. If tliis 313 is added to the 500 persons working in Chico and 87 in Oroville, then 900 or b3$ of the in county labor farce has been accounted for. The remaining 37a is assigned to Durham, Chico Noxth, Paradise, and other areas. Therefore, C~i.'tco City's- 35$ share, is the highest. Durham is coxrectly included in the Chico market area. - z~- 1. H-C-D defines significant commuting as l5~ or mare.. 2. Techn~.ca~. sa3es accounts far 25a. Reference: 1980 Census of Poi7ulatian and flausiiig, Chieo, Ca. SbfS~l Tables P-9 and P-10 . _~Z_ ApRENDTX B PUTTE COUNTY REGIONAL HOUSING MEEDS This section supplements the Hutte County Regional Housing Needs: Appendix A. ' Froiected_~rowth_an_a_Cauntywide_Hasis The State Department of Hauling and Community Development has assessed the statewide need for housing and has developed growth projections for all regions of the state through 199D. Population growth and household growth have been projected as follows for Butte County: Butte County Population Projections l3nincorQor~ted f 983 8fi , 525 1984 88,97D 1985 91,278 198b 93,752 1987 96,293 1988 98, 9k73 1989 ~ 1 Cl-1 , 583 1994 1 c74 , 33b Total County 154,491 158,678 ib2,979 167,397 171,934 17E,, 595 181,381 18b, 3~)t~ Hutte Gvunty Hvusehnld Projections July 1983 b1,b25 July 1484 63,b75 July 1985 b5,795 July 19Bb b7,985 July 1987 70,250 July 1988 72,585 July 1989 75,OD3 July 199D 77,544 Source: State Department of Housing and Community Development, Dctober 1983. Di ~tri buti crr~_„of _Fie~gi anal _Hgu~i ng_Negds Projected Hutte County household growth has been distributed to the jurisdictions crf the county after consideration of a variety of criteria. These criteria are discussed below. Market_Dernand_for_Hcau_singe Past growth trends indicate ti'tat the favored site for housing in 1975-1980 was in the periphery of urban areas of the county. The unincorporated area around Chico experienced a 2,975 increase in number of hcausehalds, unincorporated Oroville added 2,171 households, and Paradise households increased by 1,684. ~-.1 e ~ d lncarparated Chico also increased in household count by 2,09b. Building permit data for 1981 - 1983 indicates the peripheries of Oraville and Chico continue to be preferred sites far housing. These trends are expected to continue to 1990. Many households moving to Butte County are attracted by the rural environment and desire a housing site with acreage. Between 1975 and 1980, 2,745 hausehcal~ds were added to the mere rural areas of the county. Population projections tv.1990 anticipate that aver 21400 new households will be added to these rural areas by 1990. Vacancy rates also indicate demand for housing as it differs between areas of the county, 1980 and 1983 vacancy rates reported by the Department of Finance are as follows. 1980 1983 ' Higgs 7, 99'l. 5.72'!. Chico 4.78'!. ~,. 94"!. Gridley 4,38% 8.8Ea% ~roville 9.75% 5.21% Paradise 3.49'/. 5.10% 1.fnincorporated 5.50% 8.28% Total County 5.31% 7.31'.1. The lower vacancy rate in Paradise reflects the attraction of Butte County, and this area in particular, to retirees why are moving to Butte Gvunty from more urban areas of the state. These vacancy rates indicate also that in nv area of the county - is an extreme shortage of housing being experienced. TYee_a~d_Tgnt:tre_of _Housi r+g~higed - Housing Assistance Plans prepared by the cities of Chico and Oroville and by Butte County far all other areas of the county provide the best description of the type of households most in need of housing assistance. These documents indicate that almost five times as many renters as homeowners are in need of housing assistance, and that homeowners mast i n need of assistance are el det-1 y hausehvl ds and f emal e--headed households. Renting households most in need of assistance are small families and female--headed households, as well as elderly households. B-2 EmQloymen~_Eleeortunites: Strongest sectors of the Butte County economy are government employment, retail trade, and services. These types of lobs tend to develop with papulatior+ growth. Within the present composition of the Butte County economy, then, the rate of pcspulaticsn growth in different areas is a good indication of expected employment growth. This trend will continue, unless major new firms located in Hutte County, at which time employment growth may tend to have a more casual effect on population growth. Commuting Patterns: The composition rxf the Butte Copunty economy does not create a need for extensive commuting to reach employment sites, as employment is generally distributed with population and housing growth throughout the county. Avail.ability_af_Suitable_Sites_ared Public_Facilities~ Hutte County, as a rural area, contains an abundance of vacant residential land. So plentiful is this resource that attempts to quantify it have only recently been initiated. While land availability is not as great an overriding concern for housing development as in ether- areas of the state, community concern has beers voiced in recent elections regarding the preservation of open space and agricultural resources. Therefore, while land is abundant~in most areas of the county, public policies regarding locatir~n, timing, and intensity of residential development will very likely became a greater fdree in years to come in guiding• the urbanization ©# Butte County. As a general trend, land availability is not a serious constraint to residential development in Hutte County, except in the city of Chic~a. However, higher residential densities in the remaining vacant parcels in incorporated Chico will accommodate more housing growth, proportionately, than peripheral ar rural residential parcels. The availability of public facilities to accommodate residential development throughout the county does not appear to be a sericaus constraint, at least for the next five years. An assessment of such services throughout the county, recently cgmpleted by the Butte County Planning Department, has estimated the remaining public facility capacity as rec©rded below» These capacities are well above expected growth in the next five years. Estimated Remaining infrastructure Capacity (dwellings) Sgwer Wader Chico ~a~ ~ Paradise at• 3,54D(13 ©roville 2~,g00+ ~ Gridley f,193 ~ B-3 Higgs 150 - 1~U~-(2) ~ ~ Indicates na existing constraint. ~~- An absolute figure is unavailable; however capacity is available for projected growth through the planning period. Hoea~ing_IVeed_for_Farmwc-r~Cers_ Agriculture comprised 6.7y tsf all jobs in Hutte County in 1979 and 7% in 1983-84. Due to increasing mechanization of the agricultural industries, farm labor Qppvrtunities in the county are decreasing. Agricultural work which employs seasonal farmworkers is primarily . concentrated in the unincarpvrated area afcrund Gridley. The need fc~r mare farmwartcer housing in this area has been expressed; however, such housing development is generally tied try subsidies provided 6y state ar federal government agencies. Distribution_of Househn~.d' Ge~owth, None of these considerations suggest growth trends in the future that will be substantially different from growth trends in the past. Therefore, resent rates of household gr-vwth in different areas of the county have been us~!d to project household growth through 199U. 1 Figure is estimate only ~ If infiltration of lines can be arrested $-~ APPENDIX C Housing Assistance Programs Operative In butte County The following housing assistance programs were operative in the unincorporated section of Hutte County as of April 1984: ~rggram Seonsvrigg-Agency Section 8 Housing Assistance butte County Housing Payments Authority Section 8 Moderate Rehabili- Hutte County Housing tation Authority Farm Lobar Housing Hutte C©unty Housing Authority Community Development block butte County Redevelopment Grants - Hauling Rehabili- Agency tbeing formed) tation FHA 235!265 Private Developer Self-Help Housing Snew Chico Housing Improvement construction and rehabili- Program tation) Minor Home Repair and Community Action Agency of Weatherization Butte County, Inc. FmHA Section 502l5D4 Farmers Home Administration Home dwnership Home Improve- California Housing Financxe ment Program Agency Available information an the level of housing assistance provided by each program is given below. Committed Program Units __Uni~s-- Section 8 Housing 643 A5s15tance Payments FmHA Rental Assistance 364 HUD Rentals 98 ~-1 a Section 8 Moderate Rehabilitation 80 20 Farm Labor Housing 142 CDHG Hauling Rehabilitation 40+ Chapmantown FHA 235/265 17 FmHA 5021504 1000-} H©HI-CHFA 20 SCHA Demonstration Units 9 (3 need rehab) Conventional Pub}.ic Law Income Housing 230 (al.l within cities) Chico Housing Impro~e- ment Program (all within cities3 ~FNote: Includes Housing Authority and some Farmers Hame c-z CHARTER ITI THE H©USING PROGRAMlSTRATEGY III Statewide, the housing market has been in serious trouble; it is faced with a crisis of serious proportions. While there are numerous factors which account for this situation, (land supply, zoning requirements, costructian costs, market demands, etc.) the major cantributirig factor is the chaos which Characterises the housing finance system. Within the last few years, the prime lending rate has fluctuated madly, responding to every change in federal monetary policies. Fortunately, the monetary climate of 1983-84 has been more favorable for both builders and homebuyers. wilding permit activity is up and a variety of financing is being offered at lI I14'l. to l~ 1 /~'1., qual i f yi ng more hausehol ds for I Dons. Al though the housing . market is subject to highly volatile, uncertain predicaments, one fact appears certain: the housing consumer must adjust to the reality of having to allocate a larger share of disposable income for housing. From a traditional "rule of thumb" of 25% of gross household income being aopplied to housing, some housing f~xrecasters are predicting that 4~% to 4S% will be more prevalent within the next two or three years. The appraent demise of the 3t7-year, f i xed rate mortgage, and the adoption of adjustable mortgage loans, has important implications for local housing elements. Those implications are pivotal for the Htttte County Housing Element, and are identified as follows: 1. Home ownership will be less frequently utilized by households as a means of accumulating wealth. 2. With mortgage interest rates linked to the prevailing Bost of borrowing in the economy, housing will be less of a hedge against inflation;, therefore, housing will be purchased or rented, increasingly, for sh~I~er- purposes, not as an investment. 3. A fixed--rate mortgage encourages many households to purchase their homes at a_phase bef©re household income is at a level _. tv fully justify such purchase. The rationale is that the family income will increase, while housing expenses will remain constant. In such an event, even if home ownership is not affordable at the time of initial purchase, it is expected to be sa in a short time period. This es;pectation cannot be assumed with an adjustable rate loan. 4. Existing standards of affordability, with respect to initial loan qualification, hcausehald lifestyles and expectations of continued aff~-rdability, will undergo major Change. 5. Upward mobility (resale market) will be discouraged; therefore, the "filtering process".will become clogged. III-I. e b. If existing equity and move up into new home market will be however, constraints of to obtain the standard 3-bedroom, ~-bath, I?44 ~. homeowners have no incentive to take their a larger, m+~re luxurious new home, then the forced to adapt to the first-time homebt,tyer; affordability will not allow first-time buyers product vn the market 4single-family, detached, square foot dwelling3. 7. In response to the near market realities outlined above, households that do not currently Own their own homes will either allocate a larger proportion of their incomes for hauling or demand smaller, more basic housing products. In the short-term, it is likely that the latter alternative will be more commonly utilized. In the long~--term, bath alternativ~!s will become commonplace„ In a previous chapter of this element, the characteristics of Hutte County's housing market were assessed--the needs of the pgpulation were identified, the condition of the inventory was established, factors which impede the proper functioning of the housing market were ascertained, and basic and special needs within the housing market were examined. An analysis of housing needs and supply in relation to the market, and governmental framework within which production must take place, is the basic approach leadang to the formulation c-f a housing program. Such a program, to be effective, must: present grzals, policies and prioritiesa outline actions to be undertaken: establish a time frame for performing those actions and assign responsibility for specific programs or functions. The following program represents the housing strategy that will be implemented during the operative period of this element. A. Htrusi ng_Goa~ s~_#?gl i gi e~-and_Rr i ori. ~i es To a great extent, the policy framework and basic housing goals for each locality have already been established by the Congress and the Cal i f nrni a Legislature. At the federal 1 evel , the goal of "a decent home and suitable living environment for every American fermily° has been in effect since enactment of the Housing Act of 1949. This goal has been promulgated into regulations in ~4 CFA b~0.7Q(a). The California Legislature first embraced the national housing goal in 1978, and reaffirmed it in various legislative enactments thereafter. The guiding statutory provisitfns may be found in Section b558a of the Government Code. "a) The avaalabiiity of housing is of vital statewide importance, and the early attainment of decent hauling and a suitable laving environment far every California family is a priority of the highest order. b) The early attainment of this goal requires the craoperative participation crf government and the private sector in an effcYrt to expand housing opportunities and accommodate the housing needs [sf Californians of all eccanvmic levels. III-~ c ) The provision of hvusi ng of f ordab i e to 1 aw- and moderate-income households requires the cooperation of all. levels of gavei..nment. " It is within the context of these provisions that Hutte County's Housing Element has been formulated. The goals, policies and priorities which are identified below present a "set of guiding principles" for the housing program represented in this element. 1. Goal The basic, all-~encampassing housing goal of the County of Butte is that all persons have the opportunity tv live in a safe and healthful home, and in an environment free from blighting influencest that all persons have a choice of housing opportunities-~--with regard tv location, type, price and proximity to employment, community faciltiies, recreation and commercial services; and that access tv housing not be restricted because of race, age, sex, marital status, ancestry, sp~..~rce of income, national origin, color, or religican. 2. Policies and Priorities The following policies are adopted to encourage and guide the private and public Sectors of the economy toward the attainment of the County's housing goal: a. A governmental framework shall be established and maintained which encourages and facilitates maximum performance of the private homebuilding industry in accommodating the housing needs of the County's current- and prv~ected population. b. The .conservation and rehabilitation of existing housing shall 6e encouraged. c. The legitimate use of governmental powers shall be exercised, wherever necessary and appropriate, to faster a housing market which provides freedom of access and Choice to all persons. Dascriminatian in housing is contrary to public policy. d. lVew housing construction shall be encouraged in locations with reasonable proximity to centers of employment and shopping facilities, and which respect the conservation of energy. The private homebuilding industry shall be encouraged to give priority consideration t© developing within existing urbanized areas or in locations adjacent to such areas. e. The utilization of governmental programs---federal and state--which assist low- and moderate-income households to obtain decent, safe and sanitary housing shall be diligently pursued by the appropriate public agencies. Priority consideration shall be given to those programs which involve private industry participation. III-3 f. Planning and zoning considerations affecting housing . production shall be applied in a manner which seeks t4 balance the need far protecting and enhancing the environment with the need for housing at affordable prices. g. The revitalisation of deteriorating neighborhncads shall be stimulated and assisted to the maximum extent passible. h. Residential development at urban densities shall be permitted in areas with adequate facilities and services including access, sewage disposal capabilatxes, water supplies, drainage facilities, fire prcitection and police protection. i , Thra County shal 1 jcri ryt 1 y with cities of Dutte County pursue means of resolving drainage problems to expand the area oval l abl a for urban residential Bevel txpment. H. Existing_and„_,Intend~d_Prograrris The actacans outlined below are delifined tct implement the goals, policies and pric3rities adopted herein. 1 _ L~r'~d_llevgl o}ament_Flevi ew_~roces~_ar~d„"Devel oprre~n~_StaDdar-ds F~.ndi~rgs The must significant governmental factor currently affecting housing productitan and, thus, housing costs are the land development process and development standards. Throughout the county, residential developers have expressed frustratitan about the difficulties and frustrations which confront them when they submit proposed housing developments to governmental agencies. The county has recognised the need to review artd improve development review standards and has farmed a Land Use Committee to study this issue. The Committee has produced several significant recommendations for the improvement of the review process. To date, the Land [Jse Committee hs reviewed road standards, PUD Drdinance and guid"alines for contracting with consultants fear EIFt preparation. Currently the Commission is reviewing minimum lnt sizes all©wed by the zoning ordinance. Actions a. Dev_el oLsment Ungericai my All efforts shall be made to promptly inform devlvpers with regard tea where residential Bevelopment will be encouraged and to provide timely information concerning the processing status of pending applications. Development uncertainty can also be minimized by the preparation and adoption of neighborhood or community plans. Such plans enable the county to restalve sensitive develnpmentlenvironmental conflicts at the reelghbvrhood level, and rel~.eve the Beveloper v# the time--ccznsumi ng and cc~stl y pub ~. i c debates which f requentl y ensue when projects are proposed. This approach will also enable the county to develop an "environmental data bank," which will make the function of III-4 .environmental assessment more efficient and Iess time-consuming. Development agreements are also being utilized to provide for greater deveioper "certainty." b. Max~taini.~g_ar~d~Uedated Prt3g~ss The Planning and Public WorEcs Departments, as well as other county agencies directly or indirectly involved in the housing production system, are directed to annually evaluate their practices, procedures, and regualtirsns, and to submit a written report to the Board at a time specified by the Board. This report shall contain recommendations for improving the efficiency of governmental involvement in the housing process. Reports submitted to the Board shall be reviewed by a Land Development Advisory group prior to submission for appropriate comment. c. Develgement_Standards All County departments which enforce design standards applicable to new residential development shall review such standards to insure effective utiiiaativn of land, faciiitation of innovations, energy conservation and cost savings. The first such review shall be done within a year of housing element adoption, and shall be submitted in a report to the Board. ~. Incr~a~ed_D~nsit,y Findings The Land Use Element of the Butte County General Plan establishes the density ranges for each residential designation. Absent sewage collection for most of the unincorporated portion of the county, the area needed tv utilize on-site waste water disposal systems was a critical factor in establishing these densities, particularly for the relatively high density urban categcsries. With the adoption of the I9Bl Housing Element, densities in all urban residential designations were increased. Existing Designation Density Ranges L--D--R I -6 M-~D-WR 7-l ~ H-D--R 14-20 sewered. Devlopments in excess of 4 d.u./ac are required to be PUD or Septic'based developments are based on percviatian and other septic-water quality standards; based on the number of bedrooms. (i.e., three bedrooms = l~ d.u.lac, two bedrooms = l5-Ib d.u./ac, one bedroom = ~D d.u.lac.) TIC-5 Since the denisty limits are keyed to an-site waste disposal r'ec~uirements, there is little, if any, planning justification to maintain these limits in areas where off-site sewage ccallection and disposal systems are available. In these areas, other factflrs such as traffic, adjoining--existing land uses, water supply, etc., should establish the basis far- the appropriate land use! designation and, hence, density considerations. As a result, a more realistic density range reflecting these eonditians might be effective at meeting Mousing needs, while respecting the development constraints within the county. Since the adoption of the 19~3i Housing Element, the multiple zones fFi-3, €~--$, MHS, PUD) have been brought into full conformity with the new density limits, "A-2" zoning, Hutte County's general zone and C-l, C-2, are not yet tied into the density limits flf the general plan. The Planning Commission is in the process of remedying this situation. 3, Utilization-raf Go~rc~rnment_Assisted Frngrams_for Lower-Income Housing -- -~ - .- - It is clear that a substantial number of households are unable to participate i n the housing mar!€et without f i nand. al assistance from the government. The county shall continue vigorous utilization of available federal and state programs designed to assist low- and moderate-inCC~me families obtain decent, safe and sanitary housing, More specifically, the following actions are adopted. Actions a? The Butte County Housing Authority sha11 fully utilize all available housing assistance, b) The Board of Supervisors shall utiiiae all appropriate community development programs---Federal and State---that facilitate the provision of hausi ng far 1 ow- and moderate--income hausehol ds. c) The county's community development staff shall investigate the feasibility of participating in tax exempt m©rtgage revenue band financing fear housing programs to benef i t l flw--~ and moderate-income households in the county. This actipn shall take place within a year of housing element adoption. d) Thc~ county's community devlopment shall investigate and promote more east-effective use of Federal and State hauling and community development programs. This activity shall be ongoing. 4. Effective L~-nd_Use FincBings ZII-6 A typical subdivision tract house constructed in Hutte County will cost about ~5fa - X62 per square foot {including land). For a l2Da square foot structure, this translates into ~E,7,2D0 - ~74,4t?Q. The prospects of achieving any significant reduction in housing casts are not tva promising unless improved techniques of land utilization are employed. Very few medium tv high density residential developments are constructed in the unincorporated area of Butte County. Planned unit developments, condominiums and similar techniques which utilize land mare efficiently have been rarely employed in the past. Instead, the conventional single-family tract subdivision predominates. ©ver time, PUD's may become more prewelant. Throughout the county, in several older neighborhoods, are a consi derab l e number of smaller l ots ( approx i motel y 5, 0C)C1 square feet that are frequently undeveloped ar pnnrly developed. These 1©ts represent an excellent opportunity to produce housing at significantly lower COSt5 because of reduced land costs, provided, they have water and sewer service and procedures are formulated to enc©urage and facilitate the proper~dewelnpment of these parcels. Clearly, it is feasible to utilize these lots, given the right set of criteria. However, most of these lots are too small for septic tank development. fictions Imprgving_Land_Utilization - The county shall maintain minimum lot sizes consistent with the densities provided for in the General Plan. Applicable county policies and ordinances are being reviewed for compliance with this standrad. The County will continue to encourage second dwelling units {"Granny Flats") as allowed by Government Code Section 65852 and Section 24-2d2 of the Butte County Code. 5. f~esi d~nti a~ _z~nd_IH~i gF~~orhoQd Rehabi l i Kati o~ Fi gdi ggs The existing inventory of Mousing represents the most feasible supply far low- and moderate--income households, and should be rehabilitated and maintained, for this and other reasons. There are several factors which frustrate rehabilitation, however, same of which are within the scope of influence of county government. Actions a? f~ehabiliation_F'inar~Cing The county shall continue its use of governmentaiiy assisted programs which provide attractive financing for rehabilitation financing in lower-income neighbc~rhaads. The Board shall take appropriate steps to expand the eligibility of additional neighborhoods to avail themselves of these programs. IIi-7 b} Neighbcarhocfd-Frre~rovemeret In areas of high concentration of substandrad housing, and where neighborhood conditions are deteriorated, the County shall assist to the maximum extent feasible in the upgrading of neighborhood conditions, such as curbs, gutters, sidewalks, street improvements, sewers and street lighting.' 6. Housa ng_I~ol i ci es. for_Spec i al _GrotaEes Fi red i ngs Curtain groups within society require specialized housing services additional to the normal needs for shelter, in order to attain a decent and satisfying living environment. Population groups such as farmworkers, female-headed households, the elderly and the handicapped have been a>;amined within this element for their special requirements in terms of types of housing and/or services as an addendum to the conventional living environment. Recognition of these special needs wiChin local hc3e.~sing poli!~y is a first step toward action and solution. Actions aT The county shall recognize that social and health services are a part of a decent and satisfying living environment for many elderly persons, and in doing sq shall monitor the activity of, and participate with grrreups in the community which are responsible for the provision of these services. The county sha11 recognize the need to support service providers' effrarts through hearing special requests, offering technical assistance and in .jointly planning for adege„eate provision and financing of services to the elderly. b} The county shall support the efforts of various agencies in the community which advocate for and/or wcSrk with the county's farmworker population. The county shall assist in assessing and planning strategies for the financing of farmworker housing needs. c} The county shall support the efforts of groups and agencies in the community which advocate for and/or work with disabled persons. Assistance shall be rendered in the fgrm of assessment, planning and developing financing strategies for special housing provisions. to meet the needs of the handicapped. The county shall also seek to better acgs_eaint the development industry and the design profession of the need for design and building solutions to this problem. 7. Er~ual _©p,Qor~uni tir_x t~e_Housi ng It shall be the policy of the county to promote equal opportunity and access in housing for all persons, regardless of race, religion, sex, marital status, ancestry, national origin or color. This policy shall apply throughout the county and especia3ly within the Community Development Hlock Grant Program and other areas where the county has administrative authority. III-$