HomeMy WebLinkAboutButte County HE Background Report (final draft)BUTTE COUNTY
HOUSING ELEMENT UPDATE
BACKGROUND REPORT
MAY 25, 2004
J. Laurence Mintier & Associates
Vernazza Wolfe Associates, Inc.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
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CHAPTER 4: HOUSING
TABLE OF CONTENTS
4.1 INTRODUCTION.................................................................................................................................................4
4.2 NEEDS ASSESSMENT.........................................................................................................................................5
HOUSING STOCK AND DEMOGRAPHIC PROFILE .........................................................................................................5
Demographic and Employment Characteristics and Trends ...............................................................................5
Population/Demographic Trends and Employment Characteristics and Trends ...............................................................5
Potential Population Change and Job Growth Impacts on Housing Need.......................................................................10
Housing Characteristics and Trends..................................................................................................................10
Housing Inventory / Supply............................................................................................................................................10
Vacancy Rates.................................................................................................................................................................11
Overcrowded Housing....................................................................................................................................................12
Households Overpaying for Housing..............................................................................................................................13
Housing Affordability.....................................................................................................................................................14
Housing Conditions ........................................................................................................................................................19
Growth in Manufactured Housing...................................................................................................................................20
HOUSING NEEDS ......................................................................................................................................................20
Regional Fair Share Allocation Evaluation.......................................................................................................20
Special Housing Needs.......................................................................................................................................23
Homeless Persons ...........................................................................................................................................................23
People with Disabilities ..................................................................................................................................................24
Senior Households..........................................................................................................................................................26
Large Households...........................................................................................................................................................28
Female-Headed Households............................................................................................................................................28
Farmworkers...................................................................................................................................................................28
4.3 RESOURCE INVENTORY................................................................................................................................30
AVAILABILITY OF LAND AND SERVICES ..................................................................................................................30
Survey of Available Land...................................................................................................................................30
Description Of Criteria For Identifying Housing Sites ...................................................................................................30
Inventory of Vacant And Underdeveloped Sites.............................................................................................................30
Total Residential Holding Capacity vs. Projected Needs by Housing Type and Income Group.....................................41
Land Available for Other Types of Housing and Shelter...................................................................................45
Manufactured Housing....................................................................................................................................................45
Transitional Housing and Emergency Shelters ...............................................................................................................45
Farmworker housing.......................................................................................................................................................46
Second Units...................................................................................................................................................................46
Sites Suitable for Redevelopment for Residential Use....................................................................................................46
Adequacy of Public Facilities, Services, and Infrastructure..............................................................................47
Roads..............................................................................................................................................................................47
Parks ...............................................................................................................................................................................48
Law Enforcement............................................................................................................................................................48
Fire..................................................................................................................................................................................49
Schools............................................................................................................................................................................49
Storm Drainage...............................................................................................................................................................50
Water ..............................................................................................................................................................................50
Sewer..............................................................................................................................................................................51
Infrastructure Financing..................................................................................................................................................52
Summary.........................................................................................................................................................................53
INVENTORY OF LOCAL, STATE, AND FEDERAL HOUSING AND FINANCING PROGRAMS ...........................................53
The Housing Authority of Butte County.............................................................................................................53
Butte County Department of Behavioral Health – SEARCH Program..............................................................54
Butte County Housing Rehabilitation Program.................................................................................................54
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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Community Action Agency of Butte County.......................................................................................................54
Assisted Housing Projects..................................................................................................................................55
Funding Programs.............................................................................................................................................55
Preserving At-Risk Units....................................................................................................................................56
4.4 CONSTRAINTS AND INCENTIVES...............................................................................................................57
POTENTIAL CONSTRAINTS TO THE DEVELOPMENT OF HOUSING ..............................................................................57
Potential Government Constraints.....................................................................................................................57
Land Use Controls..........................................................................................................................................................57
Parking Standards...........................................................................................................................................................61
Secondary Dwelling Unit Policies..................................................................................................................................61
Site Development Standards...........................................................................................................................................62
Growth Controls/Growth Management...........................................................................................................................63
Processing and Permit Procedures..................................................................................................................................63
Open Space and Park Requirements ...............................................................................................................................65
Inclusionary Requirements .............................................................................................................................................65
Density Bonus.................................................................................................................................................................65
Building Codes and Enforcement ...................................................................................................................................65
On/Off–Site Improvement Requirements .......................................................................................................................66
Watershed Area Constraints............................................................................................................................................67
State of California, Article 34.........................................................................................................................................68
Development, Maintenance, and Improvement of Housing for Persons with Disabilities..............................................68
Other Standards...............................................................................................................................................................69
Local Efforts to Remove Barriers...................................................................................................................................70
Potential Non-Government Constraints.............................................................................................................71
Availability of Financing................................................................................................................................................71
Land Costs......................................................................................................................................................................72
Development Costs.........................................................................................................................................................72
Development Cost Trends...............................................................................................................................................72
Environmental Constraints..............................................................................................................................................73
ENERGY CONSERVATION OPPORTUNITIES ...............................................................................................................74
4.5 EVALUATION....................................................................................................................................................75
REVIEW OF EXISTING HOUSING ELEMENT ...............................................................................................................75
WHAT WAS LEARNED FROM THE PREVIOUS HOUSING ELEMENT ............................................................................75
LIST OF TABLES
TABLE 4-1 1990 AND 2000 POPULATION AND HOUSEHOLD INFORMATION FOR UNINCORPORATED BUTTE COUNTY,
BUTTE COUNTY TOTAL, AND CALIFORNIA............................................................................................................5
TABLE 4-2 AGE DISTRIBUTION AND HOUSEHOLD COMPOSITION FOR UNINCORPORATED BUTTE COUNTY AND
CALIFORNIA, 2000................................................................................................................................................6
TABLE 4-3 INCOME DISTRIBUTION, UNINCORPORATED BUTTE COUNTY AND CALIFORNIA 1999..................................7
TABLE 4-4 HISTORICAL EMPLOYMENT BY STANDARD INDUSTRY CODE BUTTE COUNTY: 1983-2002..........................9
TABLE 4-5 FORECAST EMPLOYMENT BY STANDARD INDUSTRY CODE BUTTE COUNTY: 1999-2006.............................9
TABLE 4-6 HOUSING STOCK BY TYPE AND VACANCY FOR UNINCORPORATED BUTTE COUNTY AND CALIFORNIA, 2000
...........................................................................................................................................................................11
TABLE 4-7 VACANT UNITS IN UNINCORPORATED BUTTE COUNTY AND CALIFORNIA, 2000........................................12
TABLE 4-8 OVERCROWDING BY TENURE FOR UNINCORPORATED BUTTE COUNTY AND CALIFORNIA 2000.................12
TABLE 4-9 UNINCORPORATED BUTTE COUNTY HOUSING COSTS AS A PERCENTAGE OF INCOME BY TENURE..............13
TABLE 4-10 2003 BUTTE COUNTY DEFINITIONS OF HOUSING INCOME LIMITS ............................................................15
TABLE 4-11 BUTTE COUNTY ABILITY TO PAY FOR HOUSING FOR VERY LOW-, LOW-, MEDIAN- AND MODERATE-
INCOME HOUSEHOLDS ........................................................................................................................................16
TABLE 4-12 BUTTE COUNTY FAIR MARKET RENT, 2003.............................................................................................16
TABLE 4-13 AFFORDABLE RENTS AND HOUSING PRICES AND INCOMES FOR SELECTED FAMILIES AND OCCUPATIONS,
BUTTE COUNTY, 2003........................................................................................................................................18
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TABLE 4-14 AVERAGE AND MEDIAN SALE PRICES FOR HOMES IN BUTTE COUNTY AND SELECTED AREAS, 2002......19
TABLE 4-15 UNINCORPORATED BUTTE COUNTY AND CALIFORNIA-AGE OF HOUSING STOCK, 2000...........................19
TABLE 4-16 UNINCORPORATED BUTTE COUNTY REGIONAL HOUSING NEEDS DETERMINATION BY INCOME 2001-2008
...........................................................................................................................................................................21
TABLE 4-17 COMPARISON OF HOUSING UNIT PRODUCTION WITH BCAG’S PROJECTED HOUSING NEEDS FOR
UNINCORPORATED BUTTE COUNTY (2001-2008)1 ..............................................................................................22
TABLE 4-18 DISABLED POPULATION FIVE YEARS AND OLDER UNINCORPORATED BUTTE COUNTY, 2000..................24
TABLE 4-19 TYPES OF DISABILITIES PERSONS FIVE YEARS AND OLDER UNINCORPORATED BUTTE COUNTY, 2000...25
TABLE 4-20 NUMBER OF SENIORS IN UNINCORPORATED BUTTE COUNTY (2000)........................................................26
TABLE 4-21 UNINCORPORATED BUTTE COUNTY, COMPARISON OF COST BURDENS BY AGE AND TENURE (2000)......27
TABLE 4-22 UNINCORPORATED BUTTE COUNTY VACANT LAND INVENTORY .............................................................32
TABLE 4-23 SUMMARY OF VACANT LAND WITH RESIDENTIAL LAND USE DESIGNATIONS AND ZONING.....................36
TABLE 4-24 VACANT LDR, MDR, AND HDR RESIDENTIAL DESIGNATIONS WITH OTHER ZONING ............................37
TABLE 4-25 OTHER DESIGNATIONS WITH R-1, R-2, R-3, OR R-4 ZONING ...................................................................37
TABLE 4-26 MAXIMUM ALLOWABLE DENSITY FOR RESIDENTIAL LAND USE DESIGNATIONS AND ZONING DISTRICTS
...........................................................................................................................................................................39
TABLE 4-27 ESTIMATE OF RESIDENTIAL HOLDING CAPACITY FOR LAND WITH RESIDENTIAL LAND USE
DESIGNATIONS AND ZONING DISTRICTS BASED ON DEVELOPABLE ACREAGE AND GENERAL PLAN DENSITIES .40
TABLE 4-28 INVENTORY OF SITES AVAILABLE FOR AFFORDABLE HOUSING................................................................43
TABLE 4-29 RESIDENTIAL DEVELOPMENT POTENTIAL BY AFFORDABILITY CATEGORY ..............................................44
TABLE 4-30 RESIDENTIAL HOLDING CAPACITY ANALYSIS ..........................................................................................45
TABLE 4-31 ZONING ORDINANCE REGULATIONS FOR GROUP LIVING ..........................................................................46
TABLE 4-32 RESIDENTIAL LAND USE DESIGNATIONS IN THE BUTTE COUNTY GENERAL PLAN ...................................58
TABLE 4-33 BUTTE COUNTY ZONING DISTRICTS .........................................................................................................59
TABLE 4-34 ALLOWABLE RESIDENTIAL USES BUTTE COUNTY R-1, R-2, R-3, AND R-4 ZONES ...................................60
TABLE 4-35 SITE DEVELOPMENT STANDARDS BUTTE COUNTY R-1, R-2, R-3, AND R-4 ZONES .................................63
TABLE 4-36 SCHEDULE OF RESIDENTIAL PROCESSING TIMES, BUTTE COUNTY ...........................................................64
TABLE 4-37 ANNUAL PRICES AND SIZES FOR NEW HOMES, BUTTE COUNTY AND CALIFORNIA (1991-2001)..............73
TABLE 4-38 ASSESSMENT OF BUTTE COUNTY’S 1993 HOUSING ELEMENT POLICIES ..................................................78
TABLE 4-39 ASSESSMENT OF BUTTE COUNTY 1993 HOUSING ELEMENT IMPLEMENTATION PROGRAMS.....................81
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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4.1 INTRODUCTION
The Housing Element Background Report chapter provides current (to 2003) information on
household characteristics, housing needs, housing supply, land inventory for new development,
housing programs, constraints, and incentives for new housing development. It also evaluates
progress made since the last Housing Element was adopted. Where available, population and
housing projections are provided as well.
The Butte County Housing Element covers the unincorporated areas of Butte County. Thus, this
Housing Element does not discuss the incorporated cities in Butte County (Biggs, Chico,
Gridley, Oroville, and Paradise). Wherever possible, information on the unincorporated area is
reported. In those situations for which it is not possible to single out the unincorporated area,
information for the entire county is shown.
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Butte County Housing Element May 25, 2004
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4.2 NEEDS ASSESSMENT
The purpose of this section is to present information on the population, employment, and housing
conditions for unincorporated Butte County. The main source of information is the 2000 Census.
Other sources of information used to describe existing conditions in unincorporated Butte
County include the Butte County Regional Housing Needs Plan (prepared by Butte County
Association of Governments), and other economic data, such as home sales prices, rents, wages,
etc.
Housing Stock and Demographic Profile
Demographic and Employment Characteristics and Trends
Population/Demographic Trends and Employment Characteristics and Trends
Demographic Characteristics
Information on total population, total households, average household size, age distribution,
household type, and household tenure is shown in Tables 4-1 and 4-2. The total population in
unincorporated Butte County declined by approximately two percent between 1990 and 2000,
while the overall county population grew by almost 12 percent. This difference in growth rates is
explained by the annexation of unincorporated areas by Butte County cities between 1990 and
2000. For example, the city of Chico’s population grew by 50 percent during this time period.
Unincorporated Butte County’s household growth was also negative at three percent, in
comparison to the total county’s growth of an 11 percent in the number of households. Finally,
average household size in unincorporated Butte County is declining. For example in 1990, the
average household was 2.61 persons, whereas in 2000, the comparable figure was 2.48 persons
per household. Average household size for unincorporated Butte County in 2000 was below that
of California as a whole (2.94 persons per household).
TABLE 4-1
1990 AND 2000 POPULATION AND HOUSEHOLD INFORMATION FOR UNINCORPORATED
BUTTE COUNTY, BUTTE COUNTY TOTAL, AND CALIFORNIA
Population and Household Information Unincorporated Butte
County Butte County Total California
2000 Population 96,068 203,171 33,871,648
1990 Population 98,461 182,120 29,758,213
Percentage Population Growth (1990-2000)-2.4%11.6%13.8%
2000 Number of Households 37,209 79,566 11,502,870
1990 Number of Households 38,360 71,665 10,381,206
Household Growth (1990-2000)-3.0%11.0%10.8%
2000 Average Household Size 2.48 2.44 2.94
1990 Average Household Size 2.61 2.47 2.87
Sources: 1990 and 2000 Census.
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The distribution of Butte County's population according to age categories in 2000 shown in
Table 4-2 reflects an older population. Although the percentage of the population that is 19 and
under is similar to the percentage in California as a whole in this same age group, there are
proportionately fewer people in the 20-34 and 35-44 age groups in unincorporated Butte County.
However, the reverse trend is evident in the age categories above 44 years. This group represents
almost 42 percent of the population in unincorporated Butte County, but only 31 percent in
California. Finally, the proportion of elderly persons (65 and over) in unincorporated Butte
County in 2000 was higher than the proportion of elderly persons in the state overall.
The U.S. Census divides households into two different categories, depending on their
composition. Family households are those that consist of two or more related persons living
together. Non-family households include persons who live alone or in groups composed of
unrelated individuals. As shown in Table 4-2, over two-thirds of California households were
family households in 2000. A similar proportion of households were families in unincorporated
Butte County as well in 2000. Finally, of the population living in group quarters in
unincorporated Butte County, over 90 percent did not live in institutions. These individuals are
likely to be living in assisted living facilities, boarding houses, and other non-household living
situations.
TABLE 4-2
AGE DISTRIBUTION AND HOUSEHOLD COMPOSITION FOR UNINCORPORATED BUTTE
COUNTY AND CALIFORNIA, 2000
Unincorporated Butte County California
Age Distribution
19 and Under 27,488 28.3%10,229,238 30.2%
20-34 14,663 15.1%7,621,121 22.5%
35-44 14,316 14.7%5,487,207 16.2%
45-54 14,728 15.2%4,335,571 12.8%
55-64 10,039 10.3%2,608,117 7.7%
65 & over 15,824 16.3%3,590,395 10.6%
Total 97,058 100.0%33,871,648 100.0%
Household Type
Families 26,116 69.9%7,985,489 69.4%
Non-Families 11,253 30.1%3,526,531 30.6%
Total Households 37,369 100.0%11,512,020 100.0%
Persons in Group Quarters
Institutionalized population 79 6.6%415,554 50.7%
Non-institutionalized population 1,120 93.4%403,905 49.3%
Total 1,199 100.0%819,459 100.0%
Housing Tenure
Renter 10,011 26.8%4,957,737 43.1%
Owner 27,280 73.2%6,545,133 56.9%
Total Households 37,291 100,0%11,502,870 100.0%
Source: 2000 Census.
The rate of homeownership in unincorporated Butte County is much higher than in California as
a whole; approximately 73 percent of households in unincorporated Butte County own their own
homes, in comparison to about 57 percent statewide. Given the small percentage of housing units
in multifamily structures and the higher percentage of housing units that are either single family
or mobile homes (see Table 4-6), this higher percentage of homeownership is not surprising.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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Household Income
Table 4-3 shows the distribution of 1999 household incomes for unincorporated Butte County
and California. On the whole, household incomes in unincorporated Butte County are lower than
incomes in California. For example, about one-third of all households in the unincorporated
county earned under $25,000 in 1999, while about one-quarter of households in the State earned
below $25,000. At the other end of the income spectrum, about eight percent of households in
unincorporated Butte County earned over $100,000 in comparison to 17 percent in California as
a whole.
These income differences reflect the employment opportunities and pay scales in unincorporated
Butte County. Also, since the cost of living is lower, households on fixed incomes, such as
retirees and other persons with limited incomes, can afford to live in unincorporated Butte
County.
TABLE 4-3
INCOME DISTRIBUTION, UNINCORPORATED BUTTE COUNTY AND CALIFORNIA 1999
Income Unincorporated Butte County California
Number Percent Number Percent
Under $25,000 12,897 34.5%2,934,115 25.5%
$25,000 to $34,999 5,557 14.9%1,315,085 11.4%
$35,000-$49,999 6,474 17.3%1,745,961 15.2%
$50,000 to $74,999 6,545 17.5%2,202,873 19.1%
$75,000 to $99,999 2,975 8.0%1,326,569 11.5%
$100,000 and over 2,921 7.8%1,987,417 17.3%
Total Households 37,369 100.0%11,512,020 100.0%
Source: 2000 Census.
Although the median income figure for the unincorporated county is unavailable, information on
the total county is available. The median household income in the entire county increased from
$22,776 in 1989 to $31,924 in 1999, for an increase of 40 percent, unadjusted for inflation. In
comparison, although California’s median income was higher than Butte County’s ($47,493) in
1999, the rate of increase during the same time period (1989-1999) was slightly lower at 33
percent.
Per capita income for the entire county was $17,517 in 2000. In 1990, per capita income for the
county was $12,083. These figures are unadjusted for inflation. This represents an increase of 45
percent.
However, the rate of poverty has increased slightly between 1989 and 1999. The poverty rate for
the entire county was 17 percent in 1989 and increased to 20 percent in 1999. In other words, one
in five persons in Butte County lives at or below the poverty rate. Although California’s poverty
rate also increased between 1989 and 1999, its rate in 1999 of 14 percent was lower than Butte
County’s.
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Butte County Housing Element May 25, 2004
Background Report
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Existing and Projected Employment
Table 4-4 shows actual employment by major sector in Butte County for 1983, 1990, 2000, and
2002. This information is not available for the unincorporated area.
Most industry groups in Butte County follow the overall trend of county employment There are,
however, several notable exceptions. The table below shows jobs by location by major Standard
Industrial Classification (SIC) code classifications for the period between 1983 and 2002.
Services, government, and retail trade accounted for 74.6 percent of the jobs in the Butte County
economy in 2002, compared to 66.6 percent in 1983. Most of this increase is due to the increased
share of service jobs in the local economy. Services include such diverse activities as hotels,
medical clinics, and beauty shops. Government includes federal, state and local offices and
agencies, special districts, and public schools. Retail trade includes all those businesses that are
open to the general public for the purchase of goods.
As the table indicates, agriculture and transportation and public utilities jobs remained stable
between 1983 and 2000. However, there was a dramatic decrease in farm jobs from 2000 to
2002. Total manufacturing jobs declined slightly from 1990 to 2000 after significant growth
from 1983 to 1990, and then also declined dramatically from 2000 to 2002.
On the other hand, the FIRE (finance, insurance & real estate) and service sectors have
experienced the greatest and most consistent growth. Construction and mining, retail trade,
wholesale trade, and government jobs increased steadily, but at lower rates.
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TABLE 4-4
HISTORICAL EMPLOYMENT BY STANDARD INDUSTRY CODE
BUTTE COUNTY: 1983-2002
1983 % of
Total
Wage
&
Salary
Emp.
1990 % of
Total
Wage
&
Salary
Emp.
2000 % of
Total
Wage
&
Salary
Emp.
2002 % of
Total
Wage
&
Salary
Emp.
AAGR
1983-
2002
AAGR
2000-
2002
Total Wage and Salary Jobs, All
Industries
45,500 100.0%60,700 100.0%72,900 100.0%75,800 100.0%2.7%2.0%
Total Farm Jobs 3,000 6.6%3,100 5.1%3,000 4.1%2,200 2.9%-1.6%-14.4%
Total Non-Farm Jobs 42,400 93.2%57,400 94.6%70,000 96.0%73,600 97.1%2.9%2.5%
Construction & Mining 1,400 3.1%2,900 4.8%2,500 3.4%2,900 3.8%3.9%7.7%
Manufacturing 4,100 9.0%5,900 9.7%5,700 7.8%4,300 5.7%0.3%-13.1%
Transportation & Public
Utilities
2,700 5.9%2,500 4.1%2,800 3.8%2,500 3.3%-0.4%-5.5%
Wholesale Trade 1,700 3.7%1,800 3.0%2,400 3.3%2,500 3.3%2.1%2.1%
Retail Trade 9,700 21.3%13,400 22.1%14,600 20.0%16,600 21.9%2.9%6.6%
Finance, Insurance & Real
Estate
2,200 4.8%3,000 4.9%4,100 5.6%4,800 6.3%4.2%8.2%
Services 10,100 22.2%14,900 24.5%21,600 29.6%22,700 29.9%4.4%2.5%
Government 10,500 23.1%13,000 21.4%16,300 22.4%17,300 22.8%2.7%3.0%
Source: California Employment Development Department, Labor Market Information Division, Industry Employment & Labor Force - by
Annual Average, March 2001 Benchmark.
Notes: Industry employment data reflects jobs by “place of work.” Estimates are developed based on data collected directly from employers in
the Current Employment Survey (CES) or “establishment survey.” It does not include the self-employed, unpaid family workers, and private
household employees. Jobs that pay wages and salaries located in the county or the Metropolitan Statistical Area (MSA) are counted
although workers may live outside the area. Jobs are counted regardless of full-time or part-time status. Individuals who hold more than one
job (i.e., multiple job holders) may be counted more than once.
Population growth rates have historically lagged behind employment growth rates in Butte
County. Table 4-5 below provides employment forecasts by industry from the California
Employment Development Department (EDD) through the year 2006.
TABLE 4-5
FORECAST EMPLOYMENT BY STANDARD INDUSTRY CODE
BUTTE COUNTY: 1999-2006
Industry Group 1999 2006 Change % Change AAGR
Mining & Construction 2,700 3,100 400 14.8%2.0%
Manufacturing 5,700 6,000 300 5.3%0.7%
Transportation & Public Utilities 2,900 3,000 100 3.4%0.5%
Wholesale Trade 2,200 2,400 200 9.1%1.3%
Retail Trade 14,400 15,300 900 6.3%0.9%
Finance, Insurance, & Real Estate 3,900 4,600 700 17.9%2.4%
Services 21,800 22,600 800 3.7%0.5%
Government 15,100 17,400 2,300 15.2%2.0%
Total Non-farm 68,700 74,400 5,700 8.3%1.1%
Source: California Employment Development Department, Industry Employment Projections, Butte County 1999-2006
Notes: March 2000 benchmark; data based on 1987 Standard Industrial Classifications (SIC)
As shown in the table above, Butte County is projected to have an overall average annual job
growth of 1.1 percent from 1999 to 2006. Based on historical trends, population growth rates
would be somewhat lower than this.
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Mining and construction, FIRE, and government jobs were projected to grow at the fastest rates,
with the retail trade, FIRE, services, and government sectors projected to add the greatest
absolute number of jobs.
According to EDD’s County Snapshots: Butte County 2002, the occupations most likely to have
the most job gains for the three highest absolute-growth industries are as follows:
• government (office clerks, maintenance and repair workers, recreation workers, and patrol
officers)
• retail trade (retail salespersons, cashiers, first-line supervisors/retail sales managers, and
waitpersons)
• services (teacher’s aides, health care professionals, registered nurses, and computer support
specialists)
As of July 1, 2002, the total Butte County unemployment rate was 7.7 percent, slightly higher
than California’s unemployment rate at 6.3 percent (California Employment Development
Department). However, unemployment rates for cities and unincorporated areas within Butte
County vary widely. For example, the highest unemployment rate in Butte County was 18.0
percent for the South Oroville unincorporated area. This rate is followed by a 14.0 percent
unemployment rate in the City of Gridley and a 12.6 percent unemployment rate in the
unincorporated area of Thermalito. In contrast, the unemployment rate in unincorporated
Durham is 3.9 percent (Butte County Regional Housing Needs Plan, 2001-2008).
Potential Population Change and Job Growth Impacts on Housing Need
Over one-third of Butte County’s projected job growth during this period will be in the relatively
low-paying service sector. This trend points to a strong need for an increased amount of lower-
income housing to meet the needs of present and future employees in Butte County and to try to
reach a more even jobs-housing balance.
Housing Characteristics and Trends
Housing Inventory / Supply
Table 4-6 shows comparative data on the housing stock in unincorporated Butte County and
California in 2000. This table reports on the total housing stock in each area according to the
type of structures in which units are located. Table 4-6 also shows vacancy rate information.
As shown in this table, single family detached housing units accounted for the majority of
housing in unincorporated Butte County in 2000. At 65 percent of the total housing units, single
family detached units in unincorporated Butte County make up a larger proportion of the total
housing stock than in California as a whole, where 56 percent of all units are single family,
detached homes. Finally, the percentage of housing units that are mobile homes in
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unincorporated Butte County (25 percent) is much higher than the percentage of units that are
mobile homes in California (four percent).1
TABLE 4-6
HOUSING STOCK BY TYPE AND VACANCY FOR UNINCORPORATED BUTTE COUNTY
AND CALIFORNIA, 2000
Unincorporated Butte County California
Number Percent Number Percent
Total 40,783 100.0%12,214,549 100.0%
Single Family
Detached 26,326 64.6%6,883,493 56.4%
Attached 870 2.1%931,873 7.6%
Multifamily
2 to 4 units 1,928 4.7%1,024,803 8.4%
5 plus units 1,060 2.6%2,804,712 23.0%
Mobile Homes 10,294 25.2%538,423 4.4%
Boats, RVs, vans 305 0.7%31,245 0.3%
Occupied Units 37,291 11,502,870
Vacant Units 3,492 8.6%711,679 6.2%
Source: 2000 Census.
Vacancy Rates
Table 4-6 also shows the number and percentage of occupied units and vacant units. It is
important to note that these counts include all vacant units, including those units held vacant for
seasonal use; not all of the vacant units are actually offered for sale or for rent. Unincorporated
Butte County had a vacancy rate of approximately nine percent in 2000, somewhat higher than
the vacancy rate in California as a whole (six percent).
Table 4-7 provides a detailed breakdown of these vacant units. A high percentage of these vacant
units (39 percent) are not intended for full-time occupancy, since they are available for seasonal
or recreational uses. Also, in comparison with California, a lower percentage of vacant units are
available for rent in unincorporated Butte County (18 percent compared with 28 percent), while
the percentage of vacant units available for sale is slightly higher.
1 Mobile homes refer to homes on wheels, and manufactured housing refers to modular housing built on a permanent
foundation. In this housing element, the term “manufactured housing” is used for both. The term “mobile home” is
used in this document in two situations. The first situation is one in which the data source, usually the U.S. Census,
uses the term “mobile home.” The second situation is one in which the text refers to zoning ordinances or other
regulations which specify “mobile home.”
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Butte County Housing Element May 25, 2004
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TABLE 4-7
VACANT UNITS IN UNINCORPORATED BUTTE COUNTY AND CALIFORNIA, 2000
Unincorporated Butte County California
Number Percentage Number Percentage
Total: Vacant Units 3,492 100.0%711,679 100.0%
For rent 639 18.3%201,388 28.3%
For sale only 696 19.9%115,343 16.2%
Rented or sold, not occupied 320 9.2%54,785 7.7%
For seasonal, recreational, or occasional use 1,367 39.1%261,950 36.8%
For migrant workers 13 0.4%2,194 0.3%
Other vacant 457 13.1%76,019 10.7%
Source: 2000 Census.
Overcrowded Housing
Information on overcrowded housing is available from the 2000 U.S. Census. Table 4-8
compares data for unincorporated Butte County with data for California.
A housing unit is considered overcrowded if there is more than 1.0 person per room.
Approximately 93 percent of unincorporated Butte County's occupied housing units had 1.0 or
fewer persons per room in 2000; fewer than seven percent of housing units would have been
considered overcrowded in 2000. These statistics show overcrowding was less of a problem in
2000 in unincorporated Butte County than in California overall, where 15 percent of all
households had more than 1.0 persons per room. As of 2000, approximately 2,500 households
were overcrowded in unincorporated Butte County
When disaggregated by tenure, it is clear that renters are disproportionately more crowded
compared to owners; almost 15 percent of renter households are overcrowded in comparison to
four percent of owners in unincorporated Butte County. This same trend is evident statewide.
TABLE 4-8
OVERCROWDING BY TENURE FOR UNINCORPORATED BUTTE COUNTY AND
CALIFORNIA 2000
Unincorporated Butte
County California
Owners 27,280 6,546,237
Persons Per Room
One or Fewer 26,246 5,984,221
1.01 or more 1,034 562,016
% Overcrowded 3.8%8.6%
Renters 10,011 4,956,633
Persons Per Room
One or Fewer 8,534 3,770,297
1.01 or more 1,477 1,186,336
% Overcrowded 14.8%23.9%
Total Occupied Units 37,291 11,502,870
Persons Per Room
One or Fewer 34,780 9,754,518
1.01 or more 2,511 1,748,352
% Overcrowded 6.7%15.2%
Source: 2000 Census.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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13
Households Overpaying for Housing
Table 4-9 contains data from the 2000 U.S. Census regarding the percentage of household
income spent on housing costs for unincorporated Butte County households. This information is
shown separately according to tenure.
According to federal and state affordability standards, a household's gross monthly housing costs
should not require more than 30 percent of its gross monthly income. As shown in Table 4-9,
4,499 owner households (26 percent of all owners) in unincorporated Butte County paid 30
percent or more of their monthly incomes for housing. Among renters, this figure is higher.
Forty-three percent of renter households, or a total of 4,191 households, paid 30 percent or more
of their monthly incomes for housing costs. Although the percentage of renters that experience
high cost burdens is higher than the percentage of owners with high cost burdens, in absolute
numbers there are more owner households with high cost burdens.
As would be expected, housing cost burdens were most severe for households with incomes less
than $20,000 per year. Approximately 57 percent of the 2,663 owner households that earned less
than $20,000 per year paid 30 percent or more of their income for housing costs. In the higher
income categories, the proportion of households that experienced a housing cost burden declined.
Of owner households that earned more than $100,000 per year, only two percent paid 30 percent
or more for monthly housing costs.
In the renter category, 77 percent of the 4,204 renter households that earned less than $20,000
per year paid 30 percent or more of their monthly incomes for housing costs. On the other hand,
no renters earning more than $100,000 paid more than 30 percent of their incomes for housing.
TABLE 4-9
UNINCORPORATED BUTTE COUNTY HOUSING COSTS
AS A PERCENTAGE OF INCOME BY TENURE
Renters Owners Total HouseholdsPercent of Income
Paid for Housing
Costs
Number Percent Number Percent Number Percent
Less than 20 percent 2,478 25.6%8,857 50.9%11,335 41.9%
20 to 24 percent 1,200 12.4%2,147 12.3%3,347 12.4%
25 to 29 percent 948 9.8%1,724 9.9%2,672 9.9%
30 to 34 percent 751 7.7%1,207 6.9%1,958 7.2%
35 percent or more 3,440 35.5%3,292 18.9%6,732 24.9%
Not computed 876 9.0%159 0.9%1,035 3.8%
Total 9,693 100.0%17,386 100.0%27,079 100.0%
Source: 2000 Census.
State Housing Element Law calls for an analysis of the proportion of “lower-income” households
overpaying for housing (Government Code, Section 65583(a)(2). Lower-income households are
defined as those that earn 80 percent or less of the area median income. According to the
Department of Housing and Urban Development (HUD), the median income in Butte County for
a household of four was $43,900 in 2000, and the income limit for a four-person, lower-income
household was $36,300. Income limits were higher or lower for larger or smaller households,
respectively. (Note: The threshold household income figures used in this subsection are based on
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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14
the 2000 income limits for lower-income households as established by the Department of
Housing and Urban Development. The threshold income figures shown in Table 4-10 are for
2003. The 2000 figures were used for this affordability analysis because household income
information is from the 2000 Census.)
The income threshold for unincorporated Butte County's lower-income households falls within
the $20,000 to $34,999 household income range reported by the U.S. Census, which makes it
necessary to estimate the number of lower-income unincorporated Butte County households.
It is estimated that unincorporated Butte County had a total of 4,630 lower-income owner
households in 2000. Of those households, 2,997 were estimated to pay 30 percent or more of
their incomes for housing. This represents 65 percent of the lower-income owners. It is estimated
that 5,997 of unincorporated Butte County's renter households were in the lower-income
category in 2000, and that of these, 3,815, or 64 percent, were paying 30 percent or more of their
incomes for housing. When the two groups are combined, there are a total of 6,812 lower-income
households that overpay for housing costs.
The problem of owners overpaying for housing increased during the 1990s, while overpayment
among renters has slightly improved. As of 1990, 18 percent of owners overpaid for housing
costs, while the comparable figure for 2000 was 26 percent. Of the total renters, the percent
overpaying dropped from 51 percent to 43 percent. High housing costs relative to incomes is
likely the explanation for the rising housing cost burdens among owners, since home prices have
escalated faster than household incomes.
Housing Affordability
The following section compares 2003 income levels and ability to pay for housing with actual
housing costs. Housing is classified as “affordable,” if households do not pay more than 30
percent of income for payment of rent (including a monthly allowance for water, gas, and
electricity) or monthly homeownership costs (including mortgage payments, taxes and
insurance). Since above moderate-income households do not generally have problems in locating
affordable units, affordable units are frequently defined as those reasonably priced for
households that are low- to moderate-income. Table 4-10 below shows the definition of housing
income limits as they are applied to housing units in unincorporated Butte County. Where
income definitions used by the federal government, Department of Housing and Urban
Development (HUD) and the state government, Housing and Community Development (HCD)
differ, Table 4-10 provides both definitions.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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15
TABLE 4-10
2003 BUTTE COUNTY DEFINITIONS OF HOUSING INCOME LIMITS
Very Low-Income Unit is one that is affordable to a household whose combined income is at or lower than 50% of the
median income for Butte County (the Chico-Paradise MSA) as established by the U.S. Department of Housing and Urban
Development (HUD). For 2003 a Butte County household of four is considered to be very low-income if its combined income
is $22,700 or less.
Low-Income Unit is one that is affordable to a household whose combined income is at or between 50% to 80% of the
median income for Butte County as established by HUD. A household of four is considered to be low-income in Butte County
if its combined income is $36,300 or less for the year 2003.
Median-Income Unit is one that is affordable to a household whose combined income is at or between 81% to 100% of the
median income for Butte County as established by HUD. According to HUD, a Butte County household of four is in the
median income category if its combined income is $43,900 or less for the year 2003. Note that the California Department of
Housing and Community Development (HCD) defines the median income as $45,400, which is based on the statewide median
income.
Moderate-Income Unit is one that is affordable to a household whose combined income is at or between 101% to 120% of
the median income for Butte County as established by HCD. In Butte County a household of four is considered to be
moderate-income if its combined income is $54,500 or less for the year 2003.
Above Moderate-Income Unit is one that is affordable to a household whose combined income is above 120% of the median
income for Butte County as established by HCD. A Butte County household of four is considered to be above moderate-
income if its combined income exceeds $54,500 for the year 2003.
Affordable Units are units for which households do not pay more than 30% of income for payment of rent (including monthly
allowance for utilities) or monthly mortgage and related expenses. Since above moderate-income households do not generally
have problems in locating affordable units, affordable units are often defined as those that low- to moderate-income
households can afford.
Source: Vernazza Wolfe Associates, Inc.
Table 4-11 shows the 2003 HUD and HCD family income limits for Butte County by the number
of persons in the household for the income categories discussed above. Note that the table uses
the HCD income limits for the median-income and moderate-income categories. The table also
shows maximum affordable monthly rents and maximum affordable purchase prices for homes.
For example, a four-person household is classified as low-income (80 percent of median) with
annual income of up of up to $36,300. A household with this income could afford to pay a
monthly gross rent (including utilities) of up to $908 or to purchase a house priced at $112,961
or below.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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TABLE 4-11
BUTTE COUNTY ABILITY TO PAY FOR HOUSING FOR VERY LOW-, LOW-, MEDIAN-
AND MODERATE-INCOME HOUSEHOLDS
Very Low-Income Households at 50% of 2003 Median Family Income
Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom
Number of Persons 1 2 3 4 5 6
Income Level $15,900 $18,150 $20,450 $22,700 $24,500 $26,350
Max. Monthly Gross Rent (1)$398 $454 $511 $568 $613 $659
Max. Purchase Price (2)$49,479 $56,480 $63,638 $70,639 $76,241 $81,998
Low-Income Households at 80% of 2003 Median Family Income
Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom
Number of Persons 1 2 3 4 5 6
Income Level $25,400 $29,050 $32,700 $36,300 $39,250 $42,150
Max. Monthly Gross Rent (1)$635 $726 $818 $908 $981 $1,054
Max. Purchase Price (2)$79,042 $90,400 $101,758 $112,961 $122,141 $131,165
Median-Income Households at 100% of 2003 Median Family Income
Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom
Number of Persons 1 2 3 4 5 6
Income Level $31,800 $36,300 $40,850 $45,400 $49,050 $53,650
Max. Monthly Gross Rent (1)$795 $908 $1,021 $1,135 $1,226 $1,341
Max. Purchase Price (2)$98,958 $112,961 $127,120 $141,279 $152,637 $166,952
Moderate-Income Households at 120% of 2003 Median Family Income
Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom
Number of Persons 1 2 3 4 5 6
Income Level $38,150 $43,600 $49,050 $54,500 $56,650 $63,200
Max. Monthly Gross Rent (1)$954 $1,090 $1,226 $1,363 $1,416 $1,580
Max. Purchase Price (2)$118,718 $135,678 $152,637 $169,597 $176,288 $196,670
Sources: HUD FY 2003 Income Limits (February 20, 2003), HCD 2003 Income Limits (March 21, 2003) and Vernazza Wolfe Associates, Inc.
Notes:
(1) Assumes that 30% of income is available for monthly rent, including utilities.
(2) Assumes that 30% of income is available to cover mortgage payment, taxes, mortgage insurance, homeowners insurance; 95% loan @ 7%,
30 year term.
Table 4-12 below shows HUD-defined fair market rent levels (FMR) for Butte County for 2003
as well as the payment standard that the Butte County Housing Authority used in its Housing
Choice Voucher Program (110 percent of FMR). In general, the FMR for an area is the amount
that would be needed to pay the gross rent (shelter rent plus utilities) of privately owned, decent,
safe, and sanitary rental housing of a modest (non-luxury) nature with suitable amenities. FMRs
are estimates of rent plus the cost of utilities, except telephone. FMRs are housing market-wide
estimates of rents that provide opportunities to rent standard quality housing throughout the
geographic area in which rental housing units are in competition. The rents are drawn from the
distribution of rents of all units that are occupied by recent movers. Adjustments are made to
exclude public housing units, newly built units, and substandard units.
TABLE 4-12
BUTTE COUNTY FAIR MARKET RENT, 2003
Bedrooms in Unit
0 BR 1 BR 2 BR 3 BR 4 BR
Fair Market Rent (2003)$372 $479 $637 $874 $1,045
Payment Standard (110% of FMR)$409 $527 $701 $961 $1,150
Sources: Department of Housing and Urban Development and Housing Authority of the County of Butte
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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As noted above, a four-person household classified as Low-Income (80 percent of median) with
an annual income of up to $36,300 could afford to pay $908 monthly gross rent (including
utilities). The FMR for a three-bedroom unit is $874, while the payment standard amount is
$961. It appears that a low-income household at the top of the income range could afford to rent
a unit at the FMR level, assuming that such a unit is available for rent. Finding a unit at the
higher payment standard amount, which reflects the housing market more closely than the FMR
rent levels, would mean that the household would be paying somewhat more than 30 percent of
its income for housing.
However, a four-person household classified as Very Low-Income (50 percent of median) with
an annual income of up to $22,700 could afford to pay only $568 monthly gross rent and thus
could not afford the FMR rent of $874 for a three-bedroom unit or even the FMR-rent for a two-
bedroom unit ($637). The same would hold true for households with incomes below 50 percent
of median, who would have even less income to spend on rent.
Table 4-13 is an abbreviated list of occupations and annual incomes for Butte County residents
such as county employees, employees of the Durham Unified School District, retired individuals,
and minimum wage earners. The table shows the amounts that households at these income levels
could afford to pay for rent as well as the purchase prices that they could afford to pay to buy a
home.
Of particular interest are those households with limited incomes, such as minimum wage
workers, individuals on Supplemental Security Income (SSI), or Social Security recipients. The
FMR for a one-bedroom unit is $479 and for a studio unit, $372. An individual working at the
minimum wage could afford to pay only $338 for housing expenses, and an SSI recipient, $269.
None of these individuals could afford the rent for a one-bedroom unit or even for a studio unit.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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TABLE 4-13
AFFORDABLE RENTS AND HOUSING PRICES AND INCOMES FOR SELECTED FAMILIES
AND OCCUPATIONS, BUTTE COUNTY, 2003
Category Annual Monthly Affordable House
Income Affordable Rent (1)Price (2)
General (Median Wage)
Retail Salesperson $ 15,400 $ 385 $ 47,923
Computer Support Specialist 33,120 828 103,065
Retail Supervisor 25,820 646 80,349
Registered Nurse 47,360 1,184 147,378
Butte County
Account Clerk, Step 5 $ 23,856 $ 596 $ 74,237
Supervisor-Clerical Support Services 29,556 739 91,974
Librarian I 28,224 706 87,829
Deputy Sheriff 34,140 854 106,239
Telecommunication Technician 37,152 929 115,612
Durham Unified School District
Teacher, Step 1 $ 34,500 $ 863 $ 107,360
Teacher, Step 5, plus 60 units 40,000 1,000 124,475
Teacher, Step 10, plus 60 units 46,500 1,163 144,702
Two Wage Earners
Retail Salesperson and Teacher, Step 5 $ 55,400 $ 1,385 $ 172,398
Account Clerk, Step 5 and Librarian I 52,080 1,302 162,066
Deputy Sheriff and Retail Supervisor 59,960 1,499 186,588
Minimum Wage Earners ($6.75 per hour)
Single Wage Earner $ 13,500 $ 338 $ 42,010
Two Wage Earners 27,000 675 84,021
Retired - Average Social Security
One person household with SS only $ 10,740 $ 269 $ 33,422
Two person household - both retired - SS only 17,796 445 55,379
SSI (Aged or Disabled)
One person household with SSI only $ 9,084 $ 227 $ 28,268
Couple with SSI only 16,128 403 50,188
HUD/HCD-Defined Income Groups (4-person HH)
Extremely Low Income (below 30%)$ 13,600 $ 340 $ 42,321
Very Low-Income (below 50%)22,700 568 70,639
Low-Income (below 80%)36,300 908 112,961
Moderate Income (below 120%)54,500 1,363 169,597
Sources: Employment Development Department, County of Butte, Durham Unified School District and Vernazza Wolfe Associates, Inc.
Table 4-14 shows the average and median sale prices for all homes sold in Butte County as
compiled by DataQuick Information Systems. The table also shows sales for selected areas of the
county from Multiple Listings Service (MLS) data compiled by the Chico Association of
Realtors and the Paradise Association of Realtors. (The Oroville Association of Realtors does not
compile summary statistics.) As indicated in the table, the median sales price for Butte County
was $159,000 in 2002 and ranged from $150,000 in Magalia to $195,000 in Chico.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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TABLE 4-14
AVERAGE AND MEDIAN SALE PRICES FOR HOMES IN
BUTTE COUNTY AND SELECTED AREAS, 2002
Area No. of Sales Average Median
Butte County 3,791 $173,647 $159,000
Multiple Listings Service
Chico 1,034 $220,865 $195,000
Outside Chico (Includes Durham,
Forest Ranch, Cohasset, Butte
College and Butte Creek Canyon)
97 $239,587 $186,000
Magalia 222 $160,354 $150,000
Paradise 450 $176,197 $157,000
Sources: DataQuick Information Systems, Chico Association of Realtors, and Paradise Association of Realtors.
These home prices are not affordable to most the workers listed on Table 4-13. For example, the
median sales prices are significantly above the amounts that a retail supervisor ($80,300), a
deputy sheriff ($106,200), or a teacher, Step5, ($124,500) could afford to pay. Even in the case
of families that have two wage earners the prices are barely affordable as demonstrated in the
table. For example, a deputy sheriff and a retail supervisor with a combined income of $59,960
could afford to pay up to $186,600 for a house, which is more than the median price in Magalia
and Paradise, but below the Chico median.
Housing Conditions
The U.S. Census provides only limited data that can be used to infer the condition of
unincorporated Butte County's housing stock. For example, the Census reports on whether
housing units have complete plumbing and kitchen facilities. Since less than one percent of all
housing units in unincorporated Butte County lack complete plumbing or kitchen facilities, these
indicators do not reveal much about housing conditions.
One census variable that is helpful is the age of a community's housing stock, since age and
condition are generally correlated. According to the data shown in Table 4-15, approximately 23
percent of unincorporated Butte County's housing stock is estimated to be more than 40 years
old. Because of these older housing units, it is likely that there is substandard housing in
unincorporated Butte County.
TABLE 4-15
UNINCORPORATED BUTTE COUNTY AND CALIFORNIA-AGE OF HOUSING STOCK, 2000
Age of Housing Unincorporated Butte County California
Number Percentage Number Percentage
Total 40,783 100.0%12,214,549 100.0%
Built 1990-2000 5,790 14.2%1,577,726 12.9%
Built 1980 to 1989 7,925 19.4%2,098,028 17.2%
Built 1970 to 1979 11,784 28.9%2,504,157 20.5%
Built 1960 to 1969 5,759 14.1%2,047,205 16.8%
Built 1950 to 1959 4,447 10.9%1,895,166 15.5%
Built 1940 to 1949 2,421 5.9%939,717 7.7%
Built 1939 or earlier 2,657 6.5%1,152,550 9.4%
Source: 2000 Census.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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20
In Fall 1993, the County’s housing rehabilitation consultant conducted an exterior housing
conditions survey of the unincorporated communities. The housing conditions survey included
twelve unincorporated Butte County communities with substandard housing. These communities
included Chapmantown, El Medio, Thermalito, Palermo, Pulga, Nord, Dayton, Durham, Stirling
City, Forbestown, Honcut, and Feather Falls.
The survey results showed that El Medio and Thermalito had the greatest number of units that
needed moderate or substantial repair. Also, there were a sizable number of mobile homes in
Palermo that classified as needing moderate repairs or were classified as dilapidated.
Growth in Manufactured Housing
Manufactured housing has increased in popularity in Butte County since the last Housing
Element in 1994. Manufactured housing, installed on permanent foundations or on pier systems,
now account for almost half of all new housing in unincorporated Butte County. There are a
number of reasons for this trend.
• Manufactured housing is now located on individual property sites.
• Manufactured housing produced for this market has been upgraded. These units are bigger
than in the past (1,200 to 1,400 square feet), provide more amenities, and have interior
and exterior finishes that are the same as site-constructed housing.
• Demand for manufactured housing has expanded beyond low-income households and now
include regular homebuyers, some of whom are baby boomers who have sold homes in
urban areas and moved to Butte County for retirement.
• It is easier to obtain permanent financing. Lenders now provide long-term financing for the
purchase and installation of manufactured housing.
Since manufactured housing units are larger and of better quality, they are no longer as
affordable as they once were. Although there is still a cost difference between new on-site
construction and manufactured housing, the gap has lessened.
Housing Needs
Regional Fair Share Allocation Evaluation
The Butte County Association of Governments (BCAG) issued its Final Regional Housing
Needs Plan (RHNP) on January 17, 2003. Required by state law, the RHNP is part of a statewide
statutory mandate to address housing issues that are related to future growth. The RHNP
allocates to cities and counties each jurisdiction’s “fair share” of the region’s projected housing
needs by household income group over the upcoming housing element planning period.
The core of the RHNP is a series of tables which indicate for each jurisdiction the distribution of
housing needs for each of four household income groups. The tables also indicate the projected
new housing unit targets by income group for the ending date of the plan. These measures of
units count the basic new construction that needs to be addressed by individual city and county
housing elements. The allocations are intended to be used by jurisdictions when updating their
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
21
housing elements as the basis for assuring that adequate sites and zoning are available to
accommodate at least the number of units allocated.
As shown in Table 4-16, BCAG, in its final Regional Housing Needs Plan (RHNP), allocated
5,585 housing units to unincorporated Butte County housing for the period 2001 to 2008. The
time frame for this Regional Housing Needs process is January 1, 2001, through June 30, 2008,
(a 7½-year planning period). The allocation is equivalent to a yearly need of approximately 745
housing units for the 7½-year time period. The RHNP allocation for Butte County applies to all
unincorporated areas outside of the incorporated areas of the county, while the RHNP for the
cities applies to incorporated limits only. Butte County can use unincorporated areas of the
Spheres of Influence (SOIs) of the cities to meet its housing allocation.
The total RHNP allocation for Butte County includes 3,016 units at moderate-income and below,
including 1,117 very low-income units, 894 low-income units, and 1,005 moderate-income units.
TABLE 4-16
UNINCORPORATED BUTTE COUNTY REGIONAL HOUSING NEEDS DETERMINATION BY
INCOME 2001-2008
Very Low Low Moderate Above Moderate Total
RHNP
Allocation
1,117 894 1,005 2,569 5,585
Percent of Total 20.0%16.0%18.0%46.0%100.0%
Source: BCAG, Butte County Regional Housing Needs Plan.
One of the Housing Element requirements is to report on actual production activity by income
category. Only part of this information is available for Butte County. While the County does
maintain a database tracking housing permits for both detached single family and manufactured
housing, this database does not indicate whether permitting housing units have actually been
constructed. Thus, the numbers shown in Table 4-17 are actually permitted units, without proof
of construction. However, according to the head of the Butte County Department of
Development Services Building Division, the number of cancelled permits for new single family
homes is extremely small.
A second component of this Housing Element requirement is to define the affordability of newly
constructed units. Since Butte County has not itself built or issued permits for any affordable
housing units, it is necessary to make some assumptions regarding affordability of the market-
rate units listed in Table 4-17. In unincorporated Butte County, manufactured housing units
comprise a very important segment of the new housing stock. During the time period, 1992-
2000, about half of all permitted units were manufactured housing units. In the time period from
2000 to2003, almost 55 percent of permitted units were manufactured housing units.
Manufactured housing is less costly than site-built housing. According to 2003 cost estimates, a
three-bedroom, two-bath manufactured housing unit, placed on a foundation and connected to
utilities and services, costs approximately $117,000, although costs will range depending on
location, amount of land, and whether the manufactured unit is on a septic system or connected
to a sewer system. This sales price is affordable to four-person, moderate-income households
that can afford to spend between $113,000 to $170,000 for a three-bedroom home. Thus, Table
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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22
4-17 classifies all new manufactured housing units as affordable to moderate-income households.
Development costs for a conventional 2,000 square foot single family home are higher and range
between $170,000 and $240,000. Consequently, this Housing Element assumes that new
conventional housing developed in Butte County is affordable to the above moderate-income
group.
Table 4-17 shows the housing units built in unincorporated Butte County for two time periods,
1991 to 1997, the original previous housing element time period, and 1998 to 2000, the extended
time period. According to the information shown in this table, by 1998, unincorporated Butte
County met 89 percent of its total housing goals for the time period 1992-1997. Although the
County more than exceeded goals established for the moderate- and above moderate-income
group, it did not meet the goals established for the very low-income and low-income groups.
Table 4-17 also shows that about 25 percent of the housing goals established for the 2001-2008
period have already been met. However, this is due to new construction for the moderate- and
above-moderate income groups, and not due to new housing unit development for the lower-
income target groups. Finally, none of the units listed on Table 4-17 were multifamily units.
In addition to the units listed on Table 4-17, permit applications for 214 units have been filed as
of April 2003. These include 163 applications for single family homes, and 78 applications for
manufactured housing units.
TABLE 4-17
COMPARISON OF HOUSING UNIT PRODUCTION WITH BCAG’S PROJECTED HOUSING
NEEDS FOR UNINCORPORATED BUTTE COUNTY (2001-2008)1
Year Total Very Low Low Moderate Above Moderate
Total (1992-1997) 2 3,036 0 0 1,414 1,622
Total (1998-2000)1,528 0 0 836 692
Total (1992-2000)4,564 0 0 2,250 2,314
BCAG's Housing Needs Allocation
(1991-1997)5,131 1,702 970 970 1,489
Percent Goals Achieved 89%0%0%43%64%
Building Permits: 2001 552 0 0 320 232
Building Permits: 2002 631 0 0 340 291
Building Permits: 2003 (through
4/30/03)215 0 0 108 107
Total RHNP Allocation
(2001-2008)5,585 1,117 894 1,005 2,569
Net Allocation to be Met: January
2001-June 2008 (as of May 2003)4,187 1,117 894 237 1,939
1) Butte County’s records track building permits only. Thus, the numbers shown in this table are based on building permits issued. According to
the County’s Building Department, it is fair to assume that all units permits issued will be built within one year of issue date. Furthermore,
there are very few cancelled permits for new single family dwellings.
2) Although the previous housing element’s housing needs were to be assessed from 1991 to 1997, the Building Department’s electronic database
begins in 1992.
Source: Butte County.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
23
Special Housing Needs
Within the general population there are several groups of people who have special housing
needs. These needs can make it difficult for members of these groups to secure suitable housing.
The following subsections discuss the special housing needs of six groups identified in State
housing element law (Government Code, Section 65583(a)(6)). Specifically, these include
homeless persons, persons with disabilities, senior households, large households, female-headed
households, and farmworkers. Where possible, estimates of the population or number of
households in unincorporated Butte County falling into each group are shown. When such
information is unavailable for the unincorporated area, estimates for the entire county are shown.
For example, information provided by the Housing Authority of Butte County covers the entire
county and not solely the unincorporated area.
Homeless Persons
Homelessness is usually the end result of multiple factors that converge in a person's life. The
combination of loss of employment and the inability to find a job because of the need for
retraining leads to the loss of housing for some individuals and families. For others, the loss of
housing is due to chronic health problems, physical disabilities, mental health disabilities, or
drug and alcohol addictions, along with an inability to access the services and long-term support
needed to address these conditions.
It is very difficult to quantify the homeless population in a given area, particularly in a place such
as unincorporated Butte County where the services for homeless persons, such as homeless
shelters, drop-in service centers, and transitional housing, are located in Chico and Oroville,
rather than the unincorporated area of the county. There is no estimate of the size of the homeless
population in Butte County’s 2002 Continuum of Care Plan. Compared to other areas of
California, Butte County has a relatively small population of homeless persons.
There is a Homeless Task Force whose members are agencies that serve a countywide service
area. The lead agencies in the planning process are the Butte County Department of Behavioral
Health, the Housing Authority of the County of Butte, the Community Action Agency, the Butte
County Department of Social Services and the Chico Community Shelter Partnership. The
Homeless Task Force convenes Continuum of Care planning and informational meetings on a
monthly basis and allocates approximately $120,000 annually under the Emergency Housing
Assistance Program (EHAP) to local agencies serving the homeless.
Homeless programs and services in Butte County include the following:
• In March 2003, the Community Shelter Partnership (CSP) opened its Torres Community
Shelter in Chico. The new facility has a large men’s dormitory (100 beds) and a smaller
room for women (25 beds). The shelter was built with a $500,000 state grant and donated
funds. The City of Chico owns the land. For more than four years, CSP had been
providing a rotating emergency shelter in the winter at area churches because it did not
have a permanent facility.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
24
• Oroville Rescue Mission operates a year-round men’s shelter (24 beds) and a women’s
and children’s shelter (16 beds). The Rescue Mission also provides three meals per day to
residents at the shelter.
• In 2000, the Butte County Department of Behavioral Health was awarded a five-year
grant under AB 2034, the Chronic Homeless Initiative. The grant provides $750,000 per
year for case management, direct rental assistance, and other services for homeless
residents with severe mental illness and alcohol or drug addiction (the dually diagnosed).
The caseload is approximately 50 participants at any one time. Program staff find
landlords willing to rent units to program participants.
• The Butte Community Action Agency operates a transitional housing program for twelve
families, Esplanade House in Chico. The agency acquired a site for a new 60-unit family
rental housing development that will include both transitional (26 units) and permanent
housing units.
• Catholic Ladies Relief Society operates a motel voucher program for the homeless people
who do not meet the entrance requirements for other shelter programs.
Additional information on services for the homeless is provided in Butte County’s 2002
Continuum of Care Plan.
People with Disabilities
The 2000 Census provides some information on disabilities for persons five years and older.
Table 4-18 shows 2000 census information on whether a person has a disability. In the general
population ages five and older, there are 21,661 persons with one or more disabilities, for a
disability rate of 23 percent. The lowest rate of disability is among persons between the ages of 5
and 15. Persons over the age of 75 experience the highest rate of disability (52 percent).
TABLE 4-18
DISABLED POPULATION FIVE YEARS AND OLDER
UNINCORPORATED BUTTE COUNTY, 2000
Age Disability No Disability Total Persons
Percent with
Disability
Between 5-15 1,089 15,096 16,185 6.7%
16-20 880 6,747 7,627 11.5%
21-64 13,100 40,187 53,287 24.6%
65-74 2,804 5,776 8,580 32.7%
Over 75 3,788 3,451 7,239 52.3%
Total Population 5 Years and
Older 21,661 71,257 92,918 23.3%
Sources: 2000 Census.
Table 4-19 provides information on the exact nature of these disabilities. The number of
disabilities shown in Table 4-2 (40,009) exceeds the number of individuals with disabilities
(21,661) because a person can have more than one disability. Among school age children, the
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
25
most frequent disability is mental. For persons aged 16 to 64 years, the two most frequent
disabilities are employment-related and physical. Finally, for seniors, physical and sensory
disabilities are the most frequent.
TABLE 4-19
TYPES OF DISABILITIES PERSONS FIVE YEARS AND OLDER
UNINCORPORATED BUTTE COUNTY, 2000
Age Group
Type of Disability 5-15 years 16-64 years 65 years and over Total
Number Percent Number Percent Number Percent Number Percent
Sensory 205 12.1%2,001 7.7%2537 20.7%4,743 11.9%
Physical 305 18.0%6,529 25.1%4539 37.1%11,373 28.4%
Mental 921 54.3%4,143 15.9%1621 13.3%6,685 16.7%
Self-Care 264 15.6%1,746 6.7%1200 9.8%3,210 8.0%
Go-Outside-Home 4,029 15.4%2338 19.1%6,367 15.9%
Employment 7,631 29.3% 7,631 19.1%
Total Disabilities 1,695 100.0%26,079 100.0%12,235 100.0%40,009 100.0%
Source: 2000 Census.
According to statistics from the Social Security Administration, as of December 2001, there were
6,531 persons 18 to 65 years of age in Butte County receiving Supplemental Security Income
(SSI) because they were blind or disabled. This figure includes both the incorporated areas of the
county and the unincorporated area. SSI is a needs-based program that pays monthly benefits to
persons who are 65 or older, blind, or have a disability. With the maximum monthly benefit of
$757 as of January 2003, SSI recipients are likely to have difficulty finding housing that fits
within their budgets since they can afford to pay only $227 for rent.
Independent Living Services of Northern California, with an office located in Chico, is one of
the organizations that assist persons with disabilities in finding the services that they need. The
organization maintains a list of available housing and provides information concerning rent
subsidy programs, architectural barrier removal, and adaptive aids. According to an agency staff
member, one of the biggest needs is assistance in making adaptations and accessibility
improvements to rental housing units for clients with disabilities. The City of Chico has a Rental
Housing Accessibility Program (RHAP) that pays for the work required to make a unit
accessible, for example by constructing a ramp so than a tenant can enter the unit. Without this
assistance, some clients cannot move back into their units after a stay at a hospital or nursing
home. Because the RHAP program does not serve clients who live outside of Chico, there is a
need for such a program in the unincorporated area.
As discussed above, the Butte County Department of Behavioral Health administers a special
program funded under the Chronic Homeless Initiative for people who have been diagnosed with
a severe mental illness and alcohol or drug addiction. The program includes housing assistance
and case management. The Department of Behavioral Health also operates the following
supportive service programs:
• Counseling support for the acutely mentally ill;
• Counseling services for persons with addictions to drugs and/or alcohol;
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
26
• Mentally ill homeless program;
• Mentally ill offender program, and
• Supportive housing for chronically mentally ill, and outreach and counseling to runaway,
homeless, and “pushed out” youth.
According to the Housing Authority, there were 176 households with a disabled family member
on its public housing unit waiting list as of April 2003. For the Housing Choice Voucher waiting
list the number of households with a disabled family member was 636, or approximately 38
percent of the total waiting list.
Based on input from community groups, it is important that there are security systems for both
existing multifamily housing and new construction so that mentally ill persons and other special
needs persons do not feel vulnerable. There is also a need for supportive services to help special
needs populations, such as seniors and persons with disabilities, to remain in their own homes
when possible.
Senior Households
Senior households are defined as households headed by an individual over the age of 65 years.
Table 4-20 shows 2000 Census information on seniors. As of 2000, senior households
represented 28 percent of all households in unincorporated Butte County, while seniors are 16
percent of the population. Most senior households own their homes (91 percent). Only nine
percent are renters.
TABLE 4-20
NUMBER OF SENIORS IN UNINCORPORATED BUTTE COUNTY (2000)
Senior Population
Number of Persons 65 years and Over 15,824
Seniors as a Percentage of the Total Population 16.3%
Number of Males 7,162
Percent of Senior Population That is Male 45.6%
Number of Females 8,546
Percentage Female 54.4%
Households Headed by a Senior
Number of Households Headed by Individuals 65 Years and Over 10,743
Seniors as a Percentage of All Households 28.4%
Number of Renter Households Headed by a Senior 966
Percentage of Senior Households 9.0%
Number of Owner Households Headed by a Senior 9,777
Percentage of Senior Households 91.0%
Source: 2000 Census.
Table 4-21 shows the number and percentage of renter and homeowner households paying more
than 30 percent of their incomes for housing costs. As shown, almost one half of senior renter
households (47 percent or 439 households) have a cost burden greater than 30 percent. A slightly
lower percentage of non-senior renter households are in the same category (43 percent). Senior
homeowners have much lower cost burdens than do senior renters. Only 23 percent had cost
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
27
burdens greater than 30 percent. However, because of the high percentage of seniors who are
homeowners, the number of senior owners with high cost burdens (1,216) is almost three times
the number of renters with high costs burdens.
TABLE 4-21
UNINCORPORATED BUTTE COUNTY, COMPARISON OF COST BURDENS
BY AGE AND TENURE (2000)
Age Category Total Renters
Cost Burden Greater
Than 30%
Total
Homeowners Cost Burden Greater Than 30%
Number Number Percentage Number Number Percentage
15-64 Years 8,751 3,752 42.9%12,077 3,283 27.2%
65 Years and Over 942 439 46.6%5,309 1,216 22.9%
Total 9,693 4,191 43.2%17,386 4,499 25.9%
Source: 2000 Census.
According to statistics from the Social Security Administration, as of December 2001, there were
2,079 Supplemental Security Income (SSI) recipients 65 years and over in Butte County,
including the incorporated areas. Seniors who have never worked or have insufficient work
credits to qualify for Social Security disability often receive SSI benefits. In fact, SSI is the only
source of income for many of these low-income senior SSI recipients.
The Community Action Agency of Butte County operates several programs that assist seniors,
including its senior nutrition program. The program serves congregate meals at sites in Chico,
Oroville, Paradise and Gridley. The Community Action Agency also provides meals to seniors
who are home-bound for medical reasons. As of 2003, 175 seniors throughout the county are
participating in this program. The Meals on Wheels organizations in Chico and Paradise provide
a similar service for seniors in those two areas. Seniors are also eligible for the Agency’s Home
Weatherization and the Energy Assistance programs.
A Community Action Agency staff member working with seniors in the nutrition program
pointed out the following two areas of concern regarding seniors and housing:
• There are many seniors who have lived in the county for years and own their own homes.
They have difficulty paying their utility bills and the required maintenance and upkeep of
their homes. They have little left to spend on other needs.
• The situation is worse for seniors who are homebound because of their medical conditions.
It is even more difficult for them to pay utilities and upkeep as well as pay for needed
supportive services.
According to the Housing Authority, there are 24 senior households on the County waiting list
for its public housing units and 166 seniors on the waiting list for Housing Choice Vouchers.
While there are no assisted housing developments for seniors located in the unincorporated area,
there are several projects in Oroville and Chico.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
28
Large Households
Large households require housing units with more bedrooms than smaller households need. In
general, housing for these households should provide safe outdoor play areas for children and
should be located to provide convenient access to schools and child-care facilities. These types
of needs can pose problems particularly for large families that cannot afford to buy or rent single
family houses, as apartment units are most often developed with childless, smaller households in
mind.
The U.S. Department of Housing and Urban Development (HUD) defines a large household or
family as one with five or more members. According to the 2000 Census, 3,904 households, or
approximately 11 percent of the total households in unincorporated Butte County, had five or
more members. This proportion is higher for renters (14 percent) than for owners (9 percent).
In unincorporated Butte County in 2000, owner-occupied units averaged 2.7 bedrooms per unit,
whereas renter-occupied units averaged 2.0 bedrooms per unit. Thus, for the large families that
are unable to rent single family houses, it is likely that these large renter households are
overcrowded in smaller units. When planning for new multifamily housing developments,
therefore, the provision of three- and four-bedroom units is an important consideration due to the
likely demand for affordable, larger multifamily rental units.
Female-Headed Households
According to the U.S. Census Bureau, a single headed household contains a household head and
at least one dependent, which could include a child, an elderly parent, or a non-related child. The
2000 Census indicates that there are 4,597 households headed by a female, representing 12
percent of all households in unincorporated Butte County. Almost one-half (46 percent, or 2,107)
of these female-headed households have children living with them who are under 18 years of
age.
Due to lower incomes, female-headed households often have more difficulties finding adequate,
affordable housing than do families with two adults. Also, female-headed households with small
children may need to pay for childcare, which further reduces disposable income. This special
needs group will benefit generally from expanded affordable housing opportunities. More
specifically, the need for dependent care also makes it important that housing for female-headed
families be located near childcare facilities, schools, youth services, medical facilities, and senior
services.
Farmworkers
Farmworkers accounted for about four percent of all employed persons living in Butte County in
2000, or 3,003 persons. Most of these workers live in the unincorporated area of the county. The
2000 Census reported a total of 1,979 residents of the unincorporated area who were employed in
farming, forestry, and fishing occupations.2 This represents four percent of the employed
population of the unincorporated area. These figures do not include seasonal workers. However,
2 The number of employees working only in farming is not available for the unincorporated area.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
29
most farmworkers in Butte County are not seasonal workers. Because of both the climate and the
types of crops grown, Butte County has a shorter picking and harvest season, so migrant
farmworker housing needs are for a shorter time period than elsewhere in California. The 1997
Census of Agriculture reported a total of 8,029 hired farm workers on 842 farms in Butte County
in 1997. Of these workers, 2,160 are reported as working 150 days or more during the year,
while 5,869 were reported as working less than 150 days (greater than or less than 150 days is
the employment time period reported in the Census of Agriculture).
Agricultural employment remained stable from the 1980s through 2000 in Butte County.
However, there was a dramatic decrease in farm jobs from 2000 to 2002. Total farm employment
in Butte County declined from 3,000 in 2000 to 2,700 in 2001 and 2,500 in 2002 (Annual
Average, March 2002 Benchmark, California Employment Development Department, Labor
Market Information Division).
Farmworkers have special housing problems due to seasonal income fluctuations, very low
incomes, and substandard housing conditions. The Housing Authority of Butte County operates a
Farm Labor Center (136 units) just outside of Gridley in the unincorporated area. Rural
Development funded the development of most of these units (130), and the Housing Authority
developed the remaining six units under demonstration programs. To be eligible for this housing,
households must earn at least $3,835 of their incomes from farm labor. Turnover at the project
averages about one unit per month. The Housing Authority recently updated its waiting list, and
as of mid April 2003, has ten active applicants. The Housing Authority indicates that no new
funding has been applied for to expand the supply of housing for farmworkers. Furthermore, the
Housing Authority does not currently supply housing to migrant workers. Many of these types of
workers receive housing on private farms, separately from governmental programs, and it is
difficult to assess supply and demand.
According to service providers working with permanent farmworkers, housing is a problem for
these families. There is a need for housing that is safe and affordable. Most of the families are
large, with annual incomes of $10,000 to $13,000. The affordable family housing developments
in Butte County are all located in the cities, not in the rural areas. Thus, there are limited
affordable housing options for farmworkers in the unincorporated area.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
30
4.3 RESOURCE INVENTORY
Availability of Land and Services
Survey of Available Land
This section provides an analysis of the land available within unincorporated Butte County for
residential development and compares this to the county’s assigned need for new housing. In
addition to this assessment, this section considers the availability of sites to accommodate a
variety of housing types suitable for households with a range of income levels and housing
needs.
Description Of Criteria For Identifying Housing Sites
An assessment was conducted of the vacant land in unincorporated Butte County. The data was
compiled using an ArcView shapefile for parcels provided by Butte County GIS Services. The
parcel database includes a County Assessor’s land use code for each parcel, current as of early
2003. All parcels with the following land use codes in the database were considered vacant:
“RV” (residential vacant), “CV” (commercial vacant), and “IV” (industrial vacant). Because
these three County Assessor vacant classifications were not necessarily accurate in terms of the
current general plan designation/ zoning on the sites, the vacant parcel information was compiled
together for the three codes.
Total vacant acreages by land use designation and zoning were calculated in the GIS. All
identified vacant parcels designated for residential use (all residential land use designations in
the General Plan) that also have residential zoning currently applied to them are considered
available for residential development. In addition, land with Low Density Residential (LDR),
Medium Density Residential (MDR), and High Density Residential (HDR) designations and
non-residential zoning as well as land with R-1, R-2, R-3, and R-4 zoning and non-residential
designations was also evaluated for residential development potential.
It should be noted that the inventory of vacant land includes potential development sites that
were in the discussion or approval stages at the time of the inventory. Additionally, it should be
noted that the capacity for second units on existing or new single-family lots was not calculated.
Inventory of Vacant And Underdeveloped Sites
Housing Element 1aw requires an inventory of land suitable for residential development
(Government Code, Section 65583(a)(3)). An important purpose of this inventory is to determine
whether a jurisdiction has allocated sufficient land for the development of housing to meet the
jurisdiction’s share of the regional housing need, including housing to accommodate the needs of
all household income levels.
Table 4-22 below shows all of the land classified as vacant by the County Assessor by land use
designation and zoning district in unincorporated Butte County. The acreage for each
combination of land use designation and zoning district is shown with the land use designations
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
31
shown in the columns and zoning districts shown in the rows. Acreages were calculated based on
the General Plan land use designation and zoning district boundaries in the GIS files. In cases
where parcels have multiple land use designations and/or zoning, the acreages are based on the
actual acreage in each category. The table cells that are shaded in gray show vacant acreage with
both residential General Plan designations and zoning.
As shown in the table, there is a total of 58,793 acres of vacant land in unincorporated Butte
County with residential General Plan designations, including 5,618.1 acres designated Foothill
Area Residential (FAR), 48,583.2 acres Agricultural Residential (AR), 4,090.6 acres Low
Density Residential (LDR), 464.3 acres Medium Density Residential (MDR), and 36.7 acres
High Density Residential (HDR).
Of the vacant unincorporated land designated LDR, MDR, and HDR, the majority is within the
spheres of influence (SOIs) of the cities in Butte County: 3,393.4 of the 4,090.6 total vacant LDR
acres, 387.9 of the 464.3 total vacant MDR acres, and all 36.7 vacant acres of HDR land. Of the
total 697.2 acres LDR-designated vacant land outside of the SOIs, 294 acres is zoned A-5, 178
acres is zoned R-1, and 50 acres is zoned TM-5, with the remainder in other zoning districts. Of
the total MDR-designated that is not within SOIs, 74.5 of the total 76.4 acres is zoned A-5.
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May 25, 2004
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Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
35
Table 4-23 below shows a summary of the vacant land in all residential land use designations
with residential zoning in Table 4-22. As shown in the table, there is a total of 27,585 vacant
acres in unincorporated Butte County with residential General Plan designations and residential
zoning, including 5,609 acres designated Foothill Area Residential (FAR), 18,026 acres of
Agricultural Residential (AR), 3,538 acres of Low Density Residential (LDR), 377 acres of
Medium Density Residential (MDR), and 36 acres of High Density Residential (HDR) land. Of
the vacant unincorporated LDR, MDR, and HDR land with residential zoning, all of the HDR
land, 374.7 out of 376.6 acres of the MDR land, and 3,245.6 out of 3,538 acres of LDR land is
located within the SOIs of the cities.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
36
TABLE 4-23
SUMMARY OF VACANT LAND WITH RESIDENTIAL LAND USE DESIGNATIONS AND
ZONING
General Plan Designation
Foothill
Area
Residential
Agricultural
Residential
Low Density
Residential
Medium
Density
Residential
High
Density
Residential
Residential Zoning FAR AR LDR MDR HDR Totals
Agricultural-Residential A-R 0.0 63.7 1,826.5 96.2 0.0 1,986.4
Agricultural-Residential, 1/2-acre
parcels
AR-1/2 0.0 0.0 22.8 0.0 0.0 22.8
Agricultural-Residential, 1-acre parcels AR-1 0.0 528.0 397.0 0.6 0.0 925.6
Agricultural-Residential, 2-1/2-acre
parcels
AR-2-1/2 0.0 1,428.1 71.7 0.0 0.0 1,499.8
Agricultural-Residential, 5-acre parcels AR-5 0.0 2,433.6 39.8 0.0 0.0 2,473.4
Agricultural-Residential, 10-acre
parcels
AR-10 0.0 560.9 0.0 0.0 0.0 560.9
Agricultural-Suburban Residential A-SR 0.0 0.0 9.3 0.0 0.0 9.3
Foothill Recreational, 1-acre parcels FR-1 0.0 0.0 0.0 0.0 0.0 0.0
Foothill Recreational, 2-acre parcels FR-2 605.6 185.9 0.0 0.0 0.0 791.4
Foothill Recreational, 3-acre parcels FR-3 13.5 9.7 0.0 0.0 0.0 23.2
Foothill Recreational, 5-acre parcels FR-5 1,127.7 2,114.7 0.0 0.0 0.0 3,242.4
Foothill Recreational, 10-acre parcels FR-10 1,928.1 1,931.9 0.5 0.0 0.0 3,860.6
Foothill Recreational, 20-acre parcels FR-20 1,851.7 1,883.7 0.0 0.0 0.0 3,735.4
Foothill Recreational, 40-acre parcels FR-40 81.9 3,279.8 2.0 0.0 0.0 3,363.7
Foothill Recreational, 160-acre parcels FR-160 0.0 0.0 0.0 0.0 0.0 0.0
Mobile Home Park MHP 0.0 0.0 0.0 0.1 0.0 0.1
Mountain or Recreational Subdivision
- Residential
M-R 0.0 2,730.9 0.0 0.0 0.0 2,730.9
Planned Unit Development PUD 0.0 81.7 169.8 0.9 0.0 252.5
Residential R-1 0.0 70.2 623.8 50.2 1.1 745.2
Residential R-2 0.0 0.0 0.1 51.6 0.0 51.7
Residential R-3 0.0 0.0 19.8 164.7 34.7 219.1
Residential R-4 0.0 2.3 0.0 0.0 0.0 2.4
Residential-Nonconforming R-N 0.0 0.0 0.0 12.0 0.0 12.0
Residential-Professional R-P 0.0 0.0 0.0 0.0 0.0 0.0
Minimum Density Residential - Mobile
Home
RT-1 0.0 0.4 205.8 0.0 0.0 206.2
Medium Density Residential Mobile
Home
RT-1/2 0.0 0.0 18.5 0.0 0.0 18.5
Minimum Density Residential Trailer -
1 acre parcels
RT-1-A 0.0 49.4 0.0 0.0 0.0 49.4
Suburban Residential S-R 0.4 0.2 123.3 0.3 0.0 124.1
Suburban Residential, 1/2-acre parcels SR-1/2 0.0 0.0 0.5 0.0 0.0 0.5
Suburban Residential, 1-acre parcels SR-1 0.0 446.0 6.7 0.0 0.0 452.8
Suburban Residential, 3-acre parcels SR-3 0.0 115.0 0.0 0.0 0.0 115.0
Suburban Residential, 5-acre parcels SR-5 0.0 109.2 0.0 0.0 0.0 109.2
Totals 5,608.8 18,025.5 3,538.0 376.6 35.8 27,584.6
Sources: Butte County, Mintier & Associates
Table 4-24 below shows vacant acreage with LDR, MDR, and HDR designations that have non-
residential zoning based on the data in Table 4-22. Residential uses are allowed by all of the
zoning districts, but generally require a use permit for non-accessory or non-caretaker residences.
While these parcels could be inventoried as having residential potential, they are zoned non-
residential. Because of this zoning, it would be problematic to develop them for intensive
residential uses without zoning changes. For the purposes of this chapter, they are not counted
toward the inventory of residential holding capacity.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
37
TABLE 4-24
VACANT LDR, MDR, AND HDR RESIDENTIAL DESIGNATIONS WITH OTHER ZONING
Low Density
Residential
Medium Density
Residential
High Density
Residential
LDR MDR HDR Totals
Agricultural, 5-acre parcels A-5 365.9 74.5 0.0 440.5
Light Commercial C-1 5.6 0.6 0.0 6.2
General Commercial C-2 17.1 2.1 0.0 19.2
Heavy Industrial M-2 0.1 0.5 0.0 0.6
Public, Quasi-Public P-Q 0.1 5.9 0.0 6.1
Scenic Highway S-H 0.3 0.0 0.7 1.0
Unclassified U 50.5 0.0 0.3 50.7
Open Space (2)OS 12.9 4.1 0.0 17.0
Totals 452.5 87.8 0.9 541.2
Sources: Butte County, Mintier & Associates
Table 4-25 below shows vacant parcels with R-1, R-2, R-3, and R-4 zoning that have non-
residential land use designations based on the data in Table 4-22. In the existing General Plan
Land Use Element (note: in this document, “existing General Plan” refers to the Butte County
General Plan as of January, 2003, consisting of a collection of 12 elements that were adopted
between 1971 and 1995), residential dwellings are listed as secondary uses for the Commercial
(C) and Industrial (I) land use designations. Housing for students or on-site employees is listed as
a secondary use for the Public (P) land use designation.
As shown in the table, there are 34.2 vacant acres with R-1, R-3, or R-4 zoning and a
Commercial (C) land use designation. While the R-4 zone is consistent with the C land use
designation, the other zones are not, based on the existing General Plan Land Use Element).
There are also 24 acres with R-1 or R-3 zoning and an Industrial (I) land use designation; this
zoning is not consistent with the I land use designation, based on the existing General Plan Land
Use Element). The 31 acres that are zoned R-4 and designated C are counted toward the
residential land use inventory.
TABLE 4-25
OTHER DESIGNATIONS WITH R-1, R-2, R-3, OR R-4 ZONING
Commercial Industrial Public
C I P Totals
Residential R-1 1.3 0.2 23.6 25.2
Residential R-2 0.0 0.0 0.0 0.0
Residential R-3 1.8 23.8 4.8 30.4
Residential R-4 31.0 0.0 0.0 31.0
Totals 34.2 24.0 28.4 86.6
Sources: Butte County, Mintier & Associates
Table 4-26 below provides a matrix of the maximum allowable density for all residential land
use designations and residential zoning districts. The maximum density figure for each land use
designation and zoning district combination is based on the lower of the maximum density
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
38
allowed in the land use designation and the maximum density allowed (based on minimum lot
size) in the zoning district.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
39
TABLE 4-26
MAXIMUM ALLOWABLE DENSITY FOR RESIDENTIAL LAND USE DESIGNATIONS AND
ZONING DISTRICTS
Maximum Density General Plan Land Use Designation (1)
Density in
DU/ acre
(from
minimum
lot area)
(2)
Foothill
Area
Residential
Agricultural
Residential
Low
Density
Residential
Medium
Density
Residential
High
Density
Residential
FAR AR LDR MDR HDR
Residential Zoning 1.00 1.00 6.00 13.00 20.00
Agricultural-Residential A-R 6.70 1.00 1.00 6.00 6.70 6.70
Agricultural-Residential, 1/2-acre
parcels
AR-1/2 2.00 1.00 1.00 2.00 2.00 2.00
Agricultural-Residential, 1-acre parcels AR-1 1.00 1.00 1.00 1.00 1.00 1.00
Agricultural-Residential, 2-1/2-acre
parcels
AR-2-1/2 0.40 0.40 0.40 0.40 0.40 0.40
Agricultural-Residential, 5-acre parcels AR-5 0.20 0.20 0.20 0.20 0.20 0.20
Agricultural-Residential, 10-acre
parcels
AR-10 0.10 0.10 0.10 0.10 0.10 0.10
Agricultural-Suburban Residential A-SR 6.70 1.00 1.00 6.00 6.70 6.70
Foothill Recreational, 1-acre parcels FR-1 1.00 1.00 1.00 1.00 1.00 1.00
Foothill Recreational, 2-acre parcels FR-2 0.50 0.50 0.50 0.50 0.50 0.50
Foothill Recreational, 3-acre parcels FR-3 0.33 0.33 0.33 0.33 0.33 0.33
Foothill Recreational, 5-acre parcels FR-5 0.20 0.20 0.20 0.20 0.20 0.20
Foothill Recreational, 10-acre parcels FR-10 0.10 0.10 0.10 0.10 0.10 0.10
Foothill Recreational, 20-acre parcels FR-20 0.05 0.05 0.05 0.05 0.05 0.05
Foothill Recreational, 40-acre parcels FR-40 0.03 0.03 0.03 0.03 0.03 0.03
Foothill Recreational, 160-acre parcels FR-160 0.01 0.01 0.01 0.01 0.01 0.01
Mobile Home Park MHP 10.0 1.00 1.00 6.00 10.00 10.00
Mountain or Recreational Subdivision
- Residential
M-R 0.20 0.20 0.20 0.20 0.20 0.20
Planned Unit Development PUD -1.00 1.00 6.00 13.00 20.00
Residential R-1 6.70 (3)1.00 1.00 6.00 6.70 6.70
Residential R-2 13.40 (4)1.00 1.00 6.00 13.00 13.40
Residential R-3 13.40 (4)1.00 1.00 6.00 13.00 13.40
Residential R-4 20.26 (5)1.00 1.00 6.00 13.00 20.00
Residential-Nonconforming R-N 6.70 1.00 1.00 6.00 6.70 6.70
Residential-Professional R-P 6.70 1.00 1.00 6.00 6.70 6.70
Minimum Density Residential - Mobile
Home
RT-1 1.00 1.00 1.00 1.00 1.00 1.00
Medium Density Residential Mobile
Home
RT-1/2 2.00 1.00 1.00 2.00 2.00 2.00
Minimum Density Residential Trailer -
1 acre parcels
RT-1-A 1.00 1.00 1.00 1.00 1.00 1.00
Suburban Residential S-R 6.70 1.00 1.00 6.00 6.70 6.70
Suburban Residential, 1/2-acre parcels SR-1/2 2.00 1.00 1.00 2.00 2.00 2.00
Suburban Residential, 1-acre parcels SR-1 1.00 1.00 1.00 1.00 1.00 1.00
Suburban Residential, 3-acre parcels SR-3 0.33 0.33 0.33 0.33 0.33 0.33
Suburban Residential, 5-acre parcels SR-5 0.20 0.20 0.20 0.20 0.20 0.20
Sources: Butte County, Mintier & Associates
Notes:
(1) the maximum density allowed in the land use designation
(2) maximum density allowed (based on minimum lot size) in the zoning district
(3) based on minimum building site area per unit (6,500 sq. ft.)
(4) based on minimum building site area per unit (3,250 sq. ft.)
(5) based on minimum building site area per unit (2,150 sq. ft.)
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
40
Table 4-27 below calculates the residential development capacity in unincorporated areas by
multiplying the maximum densities in Table 4-26 by the vacant acreage shown in Table 4-23.
Residential units are rounded down to the nearest whole number in each cell.
TABLE 4-27
ESTIMATE OF RESIDENTIAL HOLDING CAPACITY FOR LAND WITH
RESIDENTIAL LAND USE DESIGNATIONS AND ZONING DISTRICTS
BASED ON DEVELOPABLE ACREAGE AND GENERAL PLAN DENSITIES
Foothill
Area
Residential
Agricultural
Residential
Low
Density
Residential
Medium
Density
Residential
High
Density
Residential
Residential Zoning FAR AR LDR MDR HDR Totals
Agricultural-Residential A-R 0 63 10,958 644 0 11,665
Agricultural-Residential, 1/2-acre
parcels
AR-1/2 0 0 45 0 0 45
Agricultural-Residential, 1-acre parcels AR-1 0 528 396 0 0 924
Agricultural-Residential, 2-1/2-acre
parcels
AR-2-1/2 0 571 28 0 0 599
Agricultural-Residential, 5-acre parcels AR-5 0 486 7 0 0 493
Agricultural-Residential, 10-acre
parcels
AR-10 0 56 0 0 0 56
Agricultural-Suburban Residential A-SR 0 0 55 0 0 55
Foothill Recreational, 1-acre parcels FR-1 0 0 0 0 0 0
Foothill Recreational, 2-acre parcels FR-2 302 92 0 0 0 394
Foothill Recreational, 3-acre parcels FR-3 4 3 0 0 0 7
Foothill Recreational, 5-acre parcels FR-5 225 422 0 0 0 647
Foothill Recreational, 10-acre parcels FR-10 192 193 0 0 0 385
Foothill Recreational, 20-acre parcels FR-20 92 94 0 0 0 186
Foothill Recreational, 40-acre parcels FR-40 2 81 0 0 0 83
Foothill Recreational, 160-acre parcels FR-160 0 0 0 0 0 0
Mobile Home Park MHP 0 0 0 0 0 0
Mountain or Recreational Subdivision
- Residential
M-R 0 546 0 0 0 546
Planned Unit Development PUD 0 81 1,019 12 0 1,112
Residential R-1 0 70 3,742 336 7 4,155
Residential R-2 0 0 0 671 0 671
Residential R-3 0 0 118 2,140 464 2,722
Residential R-4 0 2 0 0 0 2
Residential-Nonconforming R-N 0 0 0 80 0 80
Residential-Professional R-P 0 0 0 0 0 0
Minimum Density Residential - Mobile
Home
RT-1 0 0 205 0 0 205
Medium Density Residential Mobile
Home
RT-1/2 0 0 36 0 0 36
Minimum Density Residential Trailer -
1 acre parcels
RT-1-A 0 49 0 0 0 49
Suburban Residential S-R 0 0 739 1 0 740
Suburban Residential, 1/2-acre parcels SR-1/2 0 0 1 0 0 1
Suburban Residential, 1-acre parcels SR-1 0 446 6 0 0 452
Suburban Residential, 3-acre parcels SR-3 0 38 0 0 0 38
Suburban Residential, 5-acre parcels SR-5 0 21 0 0 0 21
Totals 817 3,842 17,355 3,884 471 26,369
Source: Mintier & Associates
As shown in the table, Butte County has a capacity for 26,369 units on residentially-designated
land that also has residential zoning.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
41
Since Butte County clearly has the capacity to meet its overall assigned share of the regional
housing need, the key question to be determined is whether there is sufficient development
capacity for units affordable to moderate-income and below households.
Total Residential Holding Capacity vs. Projected Needs by Housing Type and Income Group
As shown in Table 4-32 the Medium Density Residential (MDR) (maximum density (without
density bonus) of 13 units/acre) and High Density Residential (HDR) (maximum density
(without density bonus) of 20 units/acre) designations explicitly allow multifamily residential
development, including condominiums, multiple-dwelling structures, mobile home parks, group
quarters and care homes, while the Low Density Residential (LDR) designation limits residential
uses other than single family dwellings to a maximum density of six units per acre.
As shown in Table 4-26, the R-1 zoning district allows a maximum density of 6.7 units per acre,
based on the minimum parcel size and minimum building site area of 6,500 sq. ft. shown in
Table 4-35. The R-2 and R-3 zones allow a maximum density of 13.4 units per acre, based on the
minimum building site area of 3,250 sq. ft. The R-4 zone allows a maximum density of 20.26
units per acre, based on the minimum building site area of 2,150 sq. ft.
As shown in Table 4-34, the R-2, R-3, and R-4 zoning districts allow duplexes or zero lot line
half-plexes, while the R-3 and R-4 zones also allow “multiple-family dwellings, apartments, and
condominiums and townhouses.” The R-1, R-2, R-3, and R-4 zones allow mobile home parks as
a conditional use. Second dwelling units are allowed in the R-1 zone as a conditional use and in
the R-2, R-3 and R-4 zones by right (subject to the requirements of Section 24-280 of the Zoning
Ordinance).
For the purposes of the Housing Element, the MDR and HDR designations allow densities and
uses that are supportive of housing affordable to households at moderate-income and below. The
R-2, R-3, and R-4 zones allow densities and uses that are supportive of affordable housing to
households at moderate-income and below. It is important to note that, as shown in the
“Regional Fair Share Allocation Evaluation” section above (see Table 4-17), 768 (55 percent) of
the 1,398 building permits issued by Butte County from the start of 2001 through April 2003
have been for manufactured homes. The typical sales prices for these units fall well within the
range affordable to moderate-income households and is approximately at the upper limit for low-
income households. Therefore, a large portion of the vacant land inventory for single family uses
could be inventoried as affordable to low- and moderate-income households. However, to keep
the analysis simpler, and because, as described below, this capacity is not needed to meet Butte
County’s housing goals, these potential units have not been inventoried as “affordable”.
Therefore, in compliance with the requirements of Government Code Section 65583(c)(1), the
General Plan Land Use Element should provide a sufficient portion of land in the MDR and
HDR designations, and the R-2, R-3, and R-4 zones to meet its obligation to provide sites
suitable for the production of needed housing affordable to very low-, low-, and moderate-
income households.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
42
Table 4-28 below shows Butte County’s inventory of sites for affordable housing. The table
breaks down categories of land that, because of permitted densities and unit types, allow
development of moderate-income and below housing units, as discussed above (as discussed
above, manufactured homes built on single family parcels that would be affordable to low- and
moderate-income households are not included). All parcels smaller than 0.5 acre (unless directly
adjacent to other parcels in common ownership that together are greater than 0.5 acres) were
discarded from this inventory. Because of this, totals in several categories are less than the
acreage totals shown in Table 4-22. The acreage total for sites with an MDR designation and R-2
zoning is slightly higher than that shown in Table 4-22 because Table 4-28 includes the entire
parcel area, whereas the countywide inventory is based on totals from land use designation and
zoning boundaries that may not have aligned exactly with parcel boundaries in the GIS system.
The totals shown in the table below should be considered more accurate, because they are based
on parcel boundaries. All of the parcels below were also field-checked to confirm their vacancy
status.
The table shows parcels organized by land use designation and zoning district. It also shows a
“group” designation for most of the parcels. These letters refer to groupings of parcels that are
adjacent to each other. The following provides additional information about these groups:
• Group A: the two parcels have different owners.
• Group B: three of the four parcels have the same owner.
• Group C: seven of the nine parcels have the same owner; some of the parcels are adjacent
across a street, rather than immediately adjacent.
• Group D: the two parcels have the same owner.
• Group E: the six parcels have the same owner.
• Group F: four of the seven parcels have the same owner; two of the remaining three parcels
have the same owner.
• Group G: the two parcels have the same owner.
As shown in the table below, all of the sites are within the SOIs of incorporated areas. Actual
development of these parcels at higher densities is dependent on actions by the cities. The
development of multifamily housing is unlikely to take place without land first being annexed by
a city and the extension of urban services. Therefore, the accommodation of the County’s share
of the regional housing need is, to a large degree, outside of the hands of the County and is
dependent on the cities’ actions regarding unincorporated land within their SOIs.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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43
TABLE 4-28
INVENTORY OF SITES AVAILABLE FOR AFFORDABLE HOUSING
Category/ Group APN#Location Acres
C designation/ R-4 zoning 31.01
A 036-160-064 Oroville SOI 3.98
A 036-160-065 Oroville SOI 3.45
B 069-520-033 Oroville SOI 4.62
B 069-520-034 Oroville SOI 7.64
B 069-520-035 Oroville SOI 5.02
B 069-520-036 Oroville SOI 6.31
HDR designation/ R-3 zoning 34.14
C 036-160-044 Oroville SOI 17.35
C 036-160-055 Oroville SOI 6.24
C 036-160-062 Oroville SOI 6.64
C 036-200-033 Oroville SOI 3.90
MDR designation/ R-3 or PUD zoning 154.63
D 007-150-044 Chico SOI 0.53
D 007-150-061 Chico SOI 0.42
-030-200-100 Oroville SOI 3.52
E 030-212-031 Oroville SOI 0.24
E 030-212-032 Oroville SOI 0.24
E 030-212-033 Oroville SOI 0.23
E 030-212-034 Oroville SOI 0.24
E 030-212-035 Oroville SOI 0.24
E 030-212-036 Oroville SOI 0.23
-035-130-120 Oroville SOI 61.66
F 035-130-185 Oroville SOI 3.86
F 035-130-186 Oroville SOI 1.06
F 035-130-187 Oroville SOI 0.96
F 035-130-188 Oroville SOI 1.01
F 035-300-036 Oroville SOI 4.26
F 035-300-038 Oroville SOI 1.02
F 035-300-039 Oroville SOI 1.03
C 036-210-026 Oroville SOI 19.05
C 036-210-028 Oroville SOI 10.46
C 036-210-030 Oroville SOI 8.96
C 036-210-035 Oroville SOI 20.85
C 036-210-036 Oroville SOI 12.34
-068-230-039 Oroville SOI 2.22
MDR designation/ R-2 zoning 55.36
-007-020-123 Chico SOI 27.02
G 007-430-023 Chico SOI 23.09
G 007-430-024 Chico SOI 2.22
-064-410-024 Paradise SOI 0.70
-064-430-005 Paradise SOI 0.56
-064-460-002 Paradise SOI 0.98
-064-460-004 Paradise SOI 0.78
Sources: Butte County, Mintier & Associates
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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Table 4-29 below shows a summary of residential development potential by affordability
category in Butte County, based on Table 4-28 above. As shown in the table, Butte County has a
total capacity of 26,997 residential units, including the 26,369 units on residentially-designated
land and with residential zoning shown in Table 4-27 plus 628 units on the 31 acres with a C
designation and R-4 zoning shown in Table 4-28.
The number of affordable units calculated for each of these categories is derived from the density
assumptions in Table 4-26. Based on allowable maximum densities in excess of 16 units per acre
with density bonuses (which is very high for a rural county such as Butte County) for all of the
land shown in the table with a C, HDR, or MDR designation, this land is assumed to allow
development of units affordable to very low-income households and higher.
TABLE 4-29
RESIDENTIAL DEVELOPMENT POTENTIAL BY AFFORDABILITY CATEGORY
acres maximum
density
maximum density
with density bonus (1)
assumed affordability units (2)
Total units (3)26,997
C designation/ R-4 zoning 31.01 20.26 25.33 very low and higher 628
HDR designation/ R-3 zoning 34.14 13.40 16.75 very low and higher 457
MDR designation/ R-3 or PUD
zoning
154.63 13.00 16.25 very low and higher 2,010
MDR designation/ R-2 zoning 55.36 13.00 16.25 very low and higher 720
Sources: Butte County, Mintier & Associates
Notes:
(1) 25% density bonus
(2) Development potential is based on acres multiplied by maximum density (without density bonus)
(3) 26,369 units on land with residential land use designations shown in Table 4-27 + 628 units on the 31 acres with a C designation (and R-4
zoning) shown in Table 4-28.
Table 4-30 below provides a summary of residential holding capacity in Butte County compared
to Butte County’s assigned housing need. The figures for total RHNP allocation, units built, and
net allocation to be met are from Table 4-17. The figures for holding capacity on vacant land are
from Table 4-29. As shown in Table 4-30, Butte County has a total residential capacity of units
far in excess of its net allocation to be met.
Because capacity for housing production exceeds Butte County’s total need for new housing
during the Housing Element planning period, a primary objective for the County over the
Housing Element planning period will be to provide adequate sites to accommodate the housing
needs of very low–, low-, and moderate-income households.
As shown in Table 4-30, Butte County has a net allocation to be met of 2,248 moderate-income
and below units after accounting for units built from January 2001 through April 2003. Butte
County has a capacity for 3,815 moderate-income and below units, for a surplus capacity of
1,567 units. Because the 3,815 unit capacity for moderate-income and below units are assumed
to be able to be built down to very low-income affordability, Butte County does not have a need
for additional capacity in the very low-, low-, or moderate-income categories. The 3,815 unit
capacity for moderate-income and below units could also be increased, with application of the
maximum 25 percent density bonus, to 4,769 units; however, density bonuses are not reflected in
the table.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
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TABLE 4-30
RESIDENTIAL HOLDING CAPACITY ANALYSIS
Very Low Low Moderate Combined
Very Low,
Low, and
Moderate
Above
Moderate
Total
Total RHNP Allocation (1)1,117 894 1,005 3,016 2,569 5,585
Housing built: 2001 through
4/30/2003 (2)
0 0 768 768 630 1,398
Net Allocation to be Met:
January 2001-June 2008
1,117 894 237 2,248 1,939 4,187
Holding Capacity - Vacant and
Land (3)
3,815 0 0 3,815 23,182 26,997
Remaining Need (4)0 0 0 0 0 0
Sources: Butte County; Vernazza Wolfe Associates, Inc.; Mintier & Associates
Notes:
(1) See Table 4-17.
(2) See Table 4-17.
(3) See Table 4-29.
(4) Extra capacity for very low-income units transferred to low- and moderate-income categories.
Land Available for Other Types of Housing and Shelter
State law (Government Code Section 65583(c)(a)) requires that local land use regulations
accommodate a range of housing types, as well as facilities for people in need of emergency
shelter and transitional housing. The following is a brief analysis of the availability of land for
other types of housing.
Manufactured Housing
The County has a Mobile Home Park (MHP) zone, but there is currently only 0.1 vacant acres in
this designation. The County also allows development of mobile home parks as a conditional use
in all of the residential zones. In accordance with state law, the County allows manufactured
homes on permanent foundations on all residential lots.
Transitional Housing and Emergency Shelters
Table 4-31 below shows the regulations for group living, including emergency shelters and
transitional housing, permitted by the Zoning Ordinance. For transitional housing facilities that
do not involve group living, location of transitional housing facilities is subject to the same land
use regulations as other housing developments of similar type, size, and density.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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TABLE 4-31
ZONING ORDINANCE REGULATIONS FOR GROUP LIVING
Type Zones
The use of a single family residence as a small family day care home,
licensed family care home, foster home, or group home for mentally
disordered or otherwise handicapped persons or neglected children. Said
homes shall serve six or fewer persons and shall be subject to all applicable
state regulations and limitations
Permitted in all agricultural zones, all foothill
recreational zones, all residential zones, and all
timber mountain zones.
Licensed family, foster or group homes in conjunction with six (6) or fewer
individuals on a twenty-four-hour basis permitted use in R1.R-2, R-3 and
R-4
Permitted use in R1.R-2, R-3 and R-4 zones
Rest homes, convalescent homes and sanitariums for more than six (6)
residents
Conditional use in R-2, R-3 and R-4 zones
Licensed family, foster or group homes in conjunction with seven (7) or
more persons and day care facilities for over twelve (12) children
Conditional use in R-1, R-2, R-3 and R-4 zones
Large family day care facilities subject to the requirements of Section 24-
265
Minor Use Permit required in all agricultural
zones, all foothill recreational zones, all
residential zones, and all timber mountain
zones.
Source: Butte County Zoning Ordinance
Farmworker housing
The Zoning Ordinance permits “housing facilities (including mobile homes) to accommodate up
to 12 agricultural workers and their families employed by the owner or operator of the premises
or owners or operators of other agricultural lands pursuant to Section 17021.6 of the California
Health and Safety Code and subject to State permits” in all agricultural zones.
In addition, temporary mobile homes are allowed in all agricultural zones, all foothill
recreational zones, all residential zones, and all timber mountain zones by Administrative Permit.
Second Units
The County’s standards for second unit development are typical of California cities and counties.
Butte County has adopted a set of second dwelling unit standards that are intended to facilitate
second unit development. Second dwelling units are allowed in the R-1 zone as a conditional use
and in the R-2, R-3 and R-4 zones by right (subject to the requirements of Section 24-280). The
County’s second unit regulations are described in detail in Section 4.4 (Constraints And
Incentives).
Sites Suitable for Redevelopment for Residential Use
The Butte County Board of Supervisors approved the Chapman/Mulberry Neighborhood Plan on
January 25, 2000. This Plan is intended to preserve and enhance the single family residential
character of the neighborhood core and promote the revitalization of the Chapman/Mulberry
neighborhood. The 338-acre area is predominantly an unincorporated county island surrounded
by the City of Chico. The area has a significant number of structures in need of repair and
rehabilitation. According to County records, only 13.6 percent of the dwellings in the Chapman
area and 28 percent of the dwellings in the Mulberry area were rated as meeting current
minimum building code requirements. Over 73 percent of the dwellings were built prior to 1950.
Chapter 4: Housing
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Infrastructure is lacking in much of the plan area. Street pavement width varies and curbs, gutters
and sidewalks are inconsistently developed, if at all. The small residential lots are developed
with individual on-site sewage disposal systems. The lack of a sanitary sewer and storm drain
system is the primary infrastructure deficiency. Portions of the area are subject to standing water
due to the lack of drainage facilities.
The County has and will continue to invest CDBG Funds to rehabilitate substandard homes.
Chapman/Mulberry Neighborhood Land Use Policy #4 indicates that the County shall continue
to promote and facilitate the rehabilitation of the existing housing stock using a variety of
applicable, viable programs.
Adequacy of Public Facilities, Services, and Infrastructure
The following section addresses the adequacy of public facilities, services, and infrastructure to
accommodate planned residential growth between 2001 and 2008. It should be remembered that
the residential holding capacity analysis presented above assumes that the vast majority of all
housing and all of the affordable housing built within the unincorporated county will occur
within the SOIs of the cities. In addition, development of multifamily housing is unlikely to take
place without land first being annexed by a city and the extension of urban services. Therefore,
the accommodation of the County’s share of the regional housing need is, to a large degree,
outside of the hands of the County and is dependent on the cities’ actions regarding
unincorporated land within their SOIs.
Roads
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 to accommodate increased usage.
The absence of available funding sources to finance needed expansions and improvements is an
obstacle to residential development. In some areas of the county, specifically the Paradise Ridge
Area, development in the unincorporated area will create a strain on the existing roads. The
County has adopted a requirement to include traffic considerations when planning for additional
housing units. Developers are expected to take responsibility for paying the costs of necessary
on-site and off-site traffic improvements to serve new residents. Assuming that developers add
these costs to the sales prices for new homes, this is another factor that increases housing costs.
However, paying for needed improvements addresses only one issue associated with expanding
the road system. The geography of the county constrains transportation and circulation as well.
In the flat valley of the southwestern portion of the county, the circulation system is affected
most significantly by the Feather River. The river bisects the lower portion of the county running
south. In the foothills and mountains of the eastern part of the county, travel is limited to east-
west roadways that run through valleys and canyons. Man-made barriers also constrain
automobile traffic. For instance, the circulation system is affected by the railroad tracks running
north-south parallel to the state highways. Together the river and railroad tracks facilitate north-
south travel, though they also hinder east-west travel in the southern portion of the county.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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48
Parks
Five special independent districts maintain parks and recreational facilities in Butte County.
“Independent” means that each district is governed by a board of directors elected by the voters
in that district. The park and recreation districts in Butte County are also non-enterprise districts,
which means they are dependent on property taxes for operating revenue and not on user fees.
The five special districts in Butte County are:
• The Chico Area Recreation and Park District, serving Chico and the vicinity;
• The Feather River Recreation and Park District, serving the Oroville area and vicinity;
• The Paradise Recreation and Park District, serving the Paradise Ridge area;
• The Durham Recreation and Park District, serving the Durham community and surrounding
area, and
• The Richvale Recreation and Park District, serving the small rural town of Richvale.
The recreation districts in Butte County use their own standards to measure and plan for meeting
the recreation demand in their services areas. However, they are coordinating efforts to establish
usage and fee standards if the County adopts a Quimby Ordinance. Passed in 1965, the Quimby
Act requires developers to set aside parkland or pay in-lieu funds to public services such as
recreation districts. Parkland set-aside can range between three to five acres per thousand people.
Law Enforcement
Several agencies provide law enforcement in Butte County. These include the Butte County
Sheriff, the California Highway Patrol, the California State Police, and the State Department of
Fish and Game. The individual agencies each have jurisdiction over the entire county, although
they provide different types of law enforcement services to county residents. The two most
critical agencies are discussed below.
• The Butte County Sheriff’s Office (BCSO) is responsible for law enforcement, criminal
investigation, marijuana eradication, and crime prevention in the unincorporated areas of
the county. The BCSO operates the County jail and acts as bailiff for the County court
system. The BCSO is the countywide coordinator for mutual aid situations and has
mutual aid agreements with the California Highway Patrol and the Oroville, Chico and
Gridley municipal police departments. The BCSO has its main office in Oroville, with
additional offices (sub-stations) in Chico and Magalia. The BCSO has divided the county
into north and south service areas.
• The California Highway Patrol (CHP) provides law enforcement services, primarily
traffic control, for the State roads and roads in the unincorporated portions of the county.
These services include traffic control, accident investigation, and licensing of vehicles.
The CHP has a mutual aid agreement with the Sheriff’s Department and will respond
when requested by the Sheriff. The deployment/distribution of CHP personnel is based
upon traffic volume and accident rates within the County. Areas with a high incidence of
accidents or traffic control problems are patrolled on a regular basis. There are many
Chapter 4: Housing
Butte County Housing Element May 25, 2004
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49
areas of the county, particularly in the foothills in the East, that are outside the regular
patrols of the CHP, so the CHP visits these areas only when called.
Fire
Since 1931, the California Department of Forestry and Fire Protection (CDF) has provided fire
protection services through an annual cooperative agreement with the County. Under the terms
of this agreement, the County funds CDF professional command, fire-fighting, and
administrative staff to operate the Butte County Fire Department (BCFD). In addition, the
County provides funds for operating expenses, stations, equipment, and maintenance for the
BCFD. Through this arrangement, the CDF and the BCFD function together as a fully
consolidated fire protection agency and provide the most cost-effective fire protection service for
Butte County.
The BCFD provides emergency services to all of Butte County, protecting over 1,600 square
miles, several municipalities, and an unincorporated population of over 108,000 residents.
Within the county, only the Cities of Chico, Oroville, the Town of Paradise, and the El Medio
Fire Protection District have independent fire departments.
The BCFD has established mutual aid or automatic aid agreements with other fire protection
agencies to provide optimal fire protection service to the entire county. Four hundred volunteer
fire fighters support the BCFD. They are organized into 22 local companies that operate 18
stations and provide back-up service to BCFD stations within the county. The volunteer
companies are dispatched by the BCFD as needed, and provide key support to the BCFD in
emergency situations.
The volunteer companies make up an essential part of the county fire protection system, often
providing the first response to an emergency in the rural portions of the county that are some
distance from a BCFD station. Although the volunteer companies are organized and supported
by the local communities, they operate as part of the countywide fire protection system and
receive regular training by the BCFD professional fire fighters.
Schools
Fifteen local school districts, Butte Community College, and the County Office of Education
provide public education in the unincorporated area of Butte County. The local districts provide
elementary and secondary education to the communities and unincorporated areas of the county,
while the County Office of Education offers special education programs and other related
services to the individual districts within the county. The Butte Community College is a two-year
junior college that serves the residents of Butte and Glenn Counties with post-secondary and
adult education.
The local school districts range in size from the single school Feather Falls Union Elementary
School District, which has an average daily attendance (ADA) of 45 students, to the Chico
Unified School District, which has 26 schools and an ADA of over 13,269 students. Five of the
districts (Biggs, Chico, Durham, Gridley and Paradise) are unified school districts, serving
Chapter 4: Housing
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students from kindergarten through high school. Eight districts (Bangor, Feather Falls, Golden
Feather, Manzanita, Oroville, Palermo, Pioneer and Thermalito) provide elementary education
throughout the rest of the county, feeding students into Oroville Union High School District and
Gridley Unified for secondary education. According to the district CBEDS Report for the fiscal
year 2002/03 there are 34,259 students enrolled in schools in Butte County.
Many of these school districts report growing enrollments. In some cases, growth can be
accommodated at the existing facilities; in other cases, these needs can be addressed through the
use of portable classrooms. In still other cases, the need for new construction has been identified.
Finally, in a few cases not much can be done to accommodate growth. In the larger school
districts, growth is accommodated through the use of portables and planned construction of new
facilities.
• The Feather Falls Union School District can accommodate growth using its present
facilities.
• School Districts that can accommodate growth using portable classrooms include Bangor
Union Elementary, Biggs Unified, Chico Unified, Durham Unified, Gridley Unified, and
Thermalito Union Elementary.
• School Districts that can accommodate growth with new construction include Biggs
Unified, Chico Unified, Durham Unified, Gridley Unified, Oroville Elementary, Oroville
Union High School, Palermo Union, Paradise Unified, and Thermalito Union
Elementary.
• School Districts that cannot accommodate growth beyond current capacities include
Golden Feather Union and Manzanita.
Storm Drainage
With the exception of the Paradise area, Butte County’s urban communities are constrained in
varying degrees by a lack of drainage facilities. Drainage facilities are particularly necessary for
the provision of higher density developments needed to meet low-income housing needs and to
maintain an effective supply of rental housing. Any multifamily development in outlying
unincorporated communities (those not adjacent to existing cities) would need to develop an
adequate drainage plan to direct run-off to the appropriate facilities downstream. The cost of
such drainage facilities would have to be borne by the developer. The issue of drainage capacity
is not so much a physical constraint as a potential economic constraint. It may not be financially
feasible for an individual developer to provide necessary drainage facilities for one project.
Drainage and flooding problem areas can add costs and constrain housing development in some
circumstances; however, these areas will not be targeted by the County for affordable housing.
County policy directs higher density housing to urban areas where services, such as adequate
drainage, are available.
Water
Water supply is usually not a constraint to development in the county, as abundant groundwater
and surface supplies are generally available. However, new housing development in the Town of
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Paradise is constrained by a moratorium placed on new water connections by the Paradise
Irrigation District.
There are eleven public water systems in Butte County. The Lime Saddle Community Services
District and the Table Mountain Irrigation District were dissolved and no longer provide service.
There are other agencies that provide service that are not considered special districts and are
regulated by the Public Utilities Commission. The largest of these agencies is the California
Water Service which provides domestic water to a large portion of the Chico and Oroville area.
The Del Oro Water Company serves Stirling City, Magalia, and the Lime Saddle area.
The delivery capabilities of the county’s community water systems will have to be expanded to
serve new residential users. Often, such expansion is simply a matter of adding distribution lines
to connect new development to public water supply systems. However, as in the case of the
Town of Paradise, significant new conveyance facilities will have to be constructed from local
reservoirs, which will be a substantial investment. Also, several of the water systems will require
upgraded treatment to assure that minimum state water quality standards are met. Thus, even
though capacity exists, several of the water supply distribution systems are in need of
improvement.
Sewer
Waste disposal services are provided by community-wide collection and treatment systems only
in the urban areas of Butte County. Rural areas, and areas on the periphery of urban areas, in
most cases, use individual, on-site disposal methods (septic systems) for waste disposal.
With the exception of Paradise, which lacks a sewer system, and Biggs (where usage has neared
capacity), there is excess capacity in every city. Additional capacity may be provided by
expansion and/or enlargement of the treatment facilities.
In addition to these systems, there are other small community sewer systems in the
unincorporated county area serving the following individual developments: Stirling City,
Skansen Subdivision, Lake Oroville Area Public Utility District, Richardson Springs Community
Service District and Richvale. None of these systems has significant capacity to serve additional
residential development.
In Chico, Gridley, and Biggs sewage disposal systems are provided by incorporated communities
and are available only upon annexation. Oroville services are provided in both incorporated and
unincorporated areas. The City of Paradise is served entirely by on-site disposal systems (septic
systems).
The Sewerage Commission-Oroville Region (SCOR) serves customers through one of three
service districts, the City of Oroville, the Lake Oroville Area Public Utility District, or the
Thermalito Irrigation District. The Oroville area system, administered by SCOR has substantial
unused capacity to serve new unincorporated urban development. Developers would need to
reach an agreement with SCOR to expand its service area to include the most likely areas of
development north, south, and west of Oroville.
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The greatest constraints to the provision of affordable housing are in areas of the county not
served by community-wide sewer systems. It should be noted that the extension of distribution
lines off existing systems could alleviate these constraints. This is often beyond the capability of
the private sector to afford. Grants through State and Federal programs are the most likely
resources to alleviate this constraint to affordable housing. Without the development of
community sewer systems in unincorporated communities, higher density urban development
requiring community sewer systems will be limited primarily to areas within the service range of
SCOR.
In 1992, the Town of Paradise established a town-wide “wastewater management zone” that
oversees the evaluation, management, and maintenance of all existing and future individual
sewage systems upon properties located within the town limits. Since 1992, the Town of
Paradise has adopted, amended, and administered a specific set of sewage treatment and disposal
regulations and standards that have provided policy direction for the service operations of the
“waste water management zone.” Development in or adjacent to the Paradise community is
somewhat constrained by the suitability of soil on individual properties for on-site septic
systems. However, in some locations multifamily residential development can be accommodated
with the establishment of on-site special design sewage treatment and disposal systems.
Making use of existing sewer systems requires that new housing development be located
primarily near the existing cities that offer sewage services. Development elsewhere in the
unincorporated county area would be confined to development projects that can use on-site
wastewater systems or small-scale wastewater holding facilities.
Infrastructure Financing
The County is reviewing a new 20-year Capital Improvement Program for approval by the Board
of Supervisors. This Capital Improvement Program outlines infrastructure projects associated
with road, bridge and safety improvements that will be implemented in one, two to three, 4 to 10,
and 11 to 20 year increments. The Department of Public Works has detailed information
regarding specific projects that will be carried out within the county.
The Department of Public Works is working to develop impact fees for future road
improvements and this would be related to the traffic model completed by the Butte County
Association of Governments (BCAG).
Infrastructure can also be financed on a case-by-case basis during individual project review. On
large projects, specific mitigation required under the California Environmental Quality Act
(CEQA) may include off-site infrastructure improvement. In addition, the County has adopted
Urban Area fees that are applicable to residential development that help pay for the impacts
associated with residential development within the designated Urban Areas of the county.
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Summary
Public facilities, services and infrastructure are adequate to meet population growth associated
with the development of sites identified in this Housing Element. There is adequate water and
sewer capacity to meet Butte County’s share of the regional housing need. In many cases,
schools will need to expand existing facilities, either through the use of portable classrooms or
construction of new buildings.
Inventory of Local, State, and Federal Housing and Financing Programs
Butte County does not act as a developer in the production of affordable units. Furthermore, the
private sector, which can apply for assistance under various state and federal funding programs,
has not developed affordable housing projects within the unincorporated area of Butte County.
The County has very limited financial resources of its own to allocate for housing. Instead, what
funds it receives come from state and federal governments.
For example, the County competes for limited Community Development Block Grant (CDBG)
funds through the statewide program administered by the Department of Housing and
Community Development (HCD). The County’s last CDBG award was in 1998. Repayments
from housing rehabilitation loans made with CDBG funds are expected to result in an estimated
$154,000 of Program Income annually that will be available for housing activities, such as the
rehabilitation loan program. CDBG funds and Program Income have also been used to help
install public sewer laterals for Targeted Income Group (TIG) households and to implement a
revolving loan program that supports TIG eligible small business micro enterprises.
The County has not applied for HOME funds and does not have housing set-aside funds from
redevelopment. However, it may be possible for the County to access a portion of the housing
set-aside funds from the Chico Redevelopment Agency’s Greater Chico Redevelopment Project
Area, which includes some unincorporated areas along with portions of the City of Chico.
There are some affordable housing developers active in the county, such as Community Housing
Improvement Program (CHIP) and the Housing Authority of Butte County. These organizations
have focused their development efforts in the incorporated areas of the county, where there are
more development opportunities and better access to services. Habitat for Humanity also has an
affiliate working in Butte County on self-help housing, producing one or two homes per year.
Finally, the County approved a Use Permit in August 2003 for a 53,000 square foot building to
be used in conjunction with a 50-bed adult rehabilitation facility to be operated by the Salvation
Army. The facility will treat men and women with chemical addictions. The facility is located
north of Chico on Cohasset Road near Diesel Lane, in the unincorporated portion of the county.
The Housing Authority of Butte County
The Housing Authority of Butte County administers a traditional public housing program, farm
labor housing, and Housing Choice Vouchers and also provides additional affordable rental units
under its open market rental program. The Housing Authority owns 345 units of public housing
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located in Chico (145), Oroville (130), Gridley (50), and Biggs (20). None of these public
housing units is located in the unincorporated area of the county. However, the 136 units of farm
labor housing are located outside of Gridley in the unincorporated area of the county.
The Housing Authority also administers 1,846 Housing Choice Vouchers, which can be used
throughout the county. There is a very long waiting list for the vouchers – at least three years.
There are 1,669 households on the list. There are also 475 households on the list for the public
housing units.
The Housing Authority also owns and manages several rental housing projects developed under
other programs, such as the low-income tax credit program. There are 360 units in this category,
with three projects in Chico and one in Oroville.
Butte County Department of Behavioral Health – SEARCH Program
In 2000, the Butte County Department of Behavioral Health was awarded a five-year grant under
AB 2034, the Chronic Homeless Initiative. The grant provides $750,000 per year for case
management, direct rental assistance, and other services for homeless residents with severe
mental illness and alcohol or drug addiction (the dually diagnosed). The caseload is
approximately 50 participants at any one time. Program staff find landlords willing to rent units
to program participants.
Butte County Housing Rehabilitation Program
Butte County has operated a housing rehabilitation loan and grant program for over twenty years.
As of 2003, consultant, Connerly & Associates, administers the County’s housing rehabilitation
programs, which are available to owner occupants as well as to owners of rental property in the
unincorporated area. The maximum loan amount is $40,000, and the interest rate is 3 percent.
According to Connerly & Associates, there have been 16 grants and 30 loans made under the
program since 1998. As of the end of March 2003, there were seven pending applications.
CDBG funds from HCD as well as program income from loans as they are repaid provide
financial support to the housing rehabilitation loan program. According to the County, there are
182 outstanding loans under the program as of April, 2003.
Community Action Agency of Butte County
The Community Action Agency of Butte County, Inc. (CAABCI) administers several programs
that assist low-income households in Butte County. The home weatherization program includes
energy education, door weather-stripping, window repair, duct repair, insulation, furnace
replacement, and other energy-saving measures. Since the inception of the Weatherization
Assistance Program, over 25,000 homes have been weatherized – representing over 33,000 low-
income and elderly persons.
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Finally, the Utility Assistance Program provides utility payment assistance to income eligible
residents. Payment assistance includes help with gas and electric bills or help with wood,
propane, or oil heating bills.
CAABCI also operates the Esplanade House, a transitional housing shelter. The Esplanade
House is located in Chico and provides a transitional shelter program designed to provide shelter
and essential services for homeless families in Butte County. The goal of the program is to assist
homeless families become self-sufficient and to help minimize the risk of future homelessness.
Assisted Housing Projects
The Housing Authority’s farm labor housing project east of Gridley is the only assisted housing
located in the unincorporated part of the county. This project provides 136 units of family
housing for farm labor workers as defined by USDA Rural Development.
Development of affordable housing projects has occurred in the incorporated areas of the county
in Chico, Oroville, Paradise and Gridley. There have been no affordable housing projects built in
the unincorporated areas of the county. This is primarily due to the fact that the cities offer sites
that already have the required infrastructure and that are close to needed services. For example,
multifamily housing is built in cities, since they have sewer systems, while most housing units
built in unincorporated Butte County rely on septic systems, and therefore are either single
family or duplex units. Furthermore, the cities often are able to provide some financial
assistance, such as redevelopment housing set-aside funds, to developers of affordable housing.
However, there are two sub-areas with sewer districts: Thermalito and South Oroville. Thus, if
affordable multifamily housing were to be built in the unincorporated area, Thermalito and South
Oroville would be the most likely sub-areas.
Funding Programs
There are several local, state, and federal funding programs that can be used to assist first-time
homebuyers, build affordable housing, and help special needs groups, such as seniors and large
households. In most cases other entities, including for-profit and non-profit developers, apply for
funds or other program benefits. For example, developers apply directly to USDA for Section
515 loans or to HUD for Section 202 and Section 811 loans or to the California Tax Credit
Allocation Committee (TCAC) for low-income tax credits.
The County can help sponsor grant and loan applications, provide matching funds, or furnish
land at below-market cost. However, there are also programs, such as CalHFA’s HELP program,
to which the County applies directly. Finally, there are a few programs, such as the Mortgage
Credit Certificate (MCC) Program or the Lease Purchase Program, to which individual
households apply.
County financial support of private sector applications for funding to outside agencies is very
important. Funding provided by the County can be used as matching funds required of some
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programs. Local funding is also used for leverage. County support of private sector applications
enhances the competitive advantage of each application for funds.
CDBG grants are the primary source of funding currently received by Butte County for housing
activities. Efforts are currently underway to consolidate the management of both the housing and
economic development sides of the CDBG program. This consolidation will not result in less
money for housing. In fact, there should be a higher level of dedicated funds available for
housing. In addition, with a single manager for both programs, the County will be better able to
manage, coordinate, and leverage program income.
Preserving At-Risk Units
As discussed above, there are no assisted housing developments that are located in the
unincorporated areas of the county except the farmworker housing that is owned and managed by
the Housing Authority of Butte County.
Information from the California Housing Partnership regarding developments with expiring
subsidies identified several projects, all of which are located in the cities of Chico or Oroville.
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4.4 CONSTRAINTS AND INCENTIVES
Potential Constraints to the Development of Housing
Potential Government Constraints
There are a number of local regulatory requirements and incentives that affect the production of
housing in Butte County, including parking requirements, residential densities, heights and
setbacks, standards for second units, and other standards. This section defines these standards
and assesses whether any serves as a constraint to affordable housing development.
Land Use Controls
The County’s subdivision ordinance, zoning, as well as other land use controls provide the
framework within which development may take place. Table 4-32 below shows the five
residential land use designations in the Butte County General Plan. The table shows the
allowable primary and secondary uses, and intensity of use from the existing Land Use Element.
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TABLE 4-32
RESIDENTIAL LAND USE DESIGNATIONS IN THE BUTTE COUNTY GENERAL PLAN
Land Use
Designation
Primary Uses Secondary Uses Intensity of Use
Foothill Area
Residential
FAR Single family dwellings at rural
densities.
Agricultural uses, animal
husbandry, home occupations,
resource extraction and
processing, forestry, outdoor
recreational facilities,
environmental preservation
activities, airports, utilities,
public and quasi-public uses,
dwellings, group quarters,
care homes, and other
secondary uses which are
consistent with the Foothill
Area Residential designation.
Minimum parcel size of one to
forty acres, with the specific
density being subject to the zoning
factors and development criteria
listed below.
Agricultural
Residential
AR Agricultural uses and single
family dwellings at rural
densities.
Animal husbandry, forestry,
intense animal uses, home
occupations, mining, outdoor
recreation facilities,
environmental preservation
activities, airports, utilities,
public and quasi-public uses,
group quarters, care homes
and transient lodging.
Minimum parcel size of one to
forty acres. One single family
dwelling per parcel. Home
occupations, farm animals, other
uses and setbacks regulated to
maintain rural character.
Low Density
Residential
LDR Detached single family
dwellings at urban densities.
Agricultural uses, animal
husbandry, home occupations,
outdoor recreation facilities,
utilities, public and quasi-
public uses, group quarters
and care homes.
Zoning allows net parcel sizes of
one acre to 6,500 square feet. One
single family dwelling per parcel
with other residential uses limited
to a maximum density of 6
dwelling units per gross acre. (1)
Home occupations, farm animals,
other uses and setbacks regulated
to maintain single family
residential character.
Medium Density
Residential
MDR A mixture of urban residential
uses, including, detached
single family homes,
condominiums, multiple-
dwelling structures, mobile
home parks, group quarters and
care homes.
Home occupations,
professional and business
offices, outdoor recreation
facilities, utilities, public and
quasi-public uses.
Zoning allows net parcel size of
6,500 square feet. Maximum
density of 13 dwelling units per
gross acre with group quarters and
care homes limited to similar
densities. (2) Home occupations,
commercial uses, other uses and
setbacks regulated to maintain
residential character.
High Density
Residential
HDR Higher-density urban
residential uses, including
condominiums, multiple-
dwelling structures, mobile
home parks, group quarters and
care homes.
Home occupations,
professional and business
offices, outdoor recreation
facilities, utilities, public and
quasi-public uses.
Zoning allows parcel sizes of
6,500 square feet. Maximum
density of 20 dwelling units per
gross acre with group quarters and
care homes limited to similar
densities. Home occupations,
commercial uses, other uses and
setbacks regulated to maintain
residential character.*
Source: Butte County Zoning Ordinance.
(1) Developments with densities in excess of 4 dwelling units per gross acre utilizing septic waste disposal systems must meet Health
Department requirements and be clustered (PA-C) or be provided with sewer service.
(2) For areas dependent upon septic tank waste disposal, soil conditions and the effluent volume based on the number of bedrooms will
determine the actual number of units per acre not to exceed 13 dwelling units per gross acre in any case.
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Table 4-33 below shows the zoning districts in Butte County. There are 29 residential zones in
Butte County in several categories, including agricultural-residential, foothill recreational,
mobile home, suburban residential, and other. The special zones “PUD” and “MHP” are also
targeted to residential use. Most non-residential zones also allow one single family dwelling per
parcel either by right or with a use permit.
TABLE 4-33
BUTTE COUNTY ZONING DISTRICTS
Zone Description
Residential: Agricultural-Residential
A-R Agricultural-Residential
AR-1/2 Agricultural-Residential, 1/2-acre parcels
AR-1 Agricultural-Residential, 1-acre parcels
AR-2-1/2 Agricultural-Residential, 2-1/2-acre parcels
AR-5 Agricultural-Residential, 5-acre parcels
AR-10 Agricultural-Residential, 10-acre parcels
A-SR Agricultural-Suburban Residential
Residential: Foothill Recreational
FR-1 Foothill Recreational, 1-acre parcels
FR-2 Foothill Recreational, 2-acre parcels
FR-3 Foothill Recreational, 3-acre parcels
FR-5 Foothill Recreational, 5-acre parcels
FR-10 Foothill Recreational, 10-acre parcels
FR-20 Foothill Recreational, 20-acre parcels
FR-40 Foothill Recreational, 40-acre parcels
FR-160 Foothill Recreational, 160-acre parcels
Residential
R-1 Residential (6500/7000 sq. ft.)
R-2 Residential (6500/7000 sq. ft.)
R-3 Residential (6500/7000 sq. ft.)
R-4 Residential (6500/7000 sq. ft.)
Residential: Mobile Home
RT-1 Minimum Density Residential - Mobile Home
RT-1/2 Medium Density Residential Mobile Home
RT-1-A Minimum Density Residential Trailer - 1 acre parcels
Residential: Suburban Residential
S-R Suburban Residential
SR-1/2 Suburban Residential, 1/2-acre parcels
SR-1 Suburban Residential, 1-acre parcels
SR-3 Suburban Residential, 3-acre parcels
SR-5 Suburban Residential, 5-acre parcels
Residential: Other
M-R Mountain or Recreational Subdivision - Residential
R-N Residential-Nonconforming
Commercial
C-1 Light Commercial
C-2 General Commercial
C-C Community Commercial
H-C Highway Commercial
N-C Neighborhood Commercial
R-P Residential-Professional Office
Industrial
L-I Limited Industrial
M-1 Light Industrial
M-2 Heavy Industrial
Agricultural
A-5 Agricultural, 5-acre parcels
A-10 Agricultural, 10-acre parcels
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Zone Description
A-15 Agricultural, 15-acre parcels
A-20 Agricultural, 20-acre parcels
A-40 Agricultural, 40-acre parcels
A-160 Agricultural, 160-acre parcels
Timber
C-F Commercial Forestry
TM-1 Timber Mountain, 1-acre parcels
TM-2 Timber Mountain, 2-acre parcels
TM-2-1/2 Timber Mountain, 2-1/2-acre parcels
TM-3 Timber Mountain, 3-acre parcels
TM-5 Timber Mountain, 5-acre parcels
TM-10 Timber Mountain, 10-acre parcels
TM-20 Timber Mountain, 20-acre parcels
TM-40 Timber Mountain, 40-acre parcels
TM-160 Timber Mountain, 160-acre parcels
TPZ-160 Timber Preserve, 160-acre parcels
Special Zones
A-Z Airport
MHP Mobile Home Park
PUD Planned Unit Development
P-Q Public, Quasi-Public
R-C Resource Conservation
S-H Scenic Highway
U Unclassified
WP Watershed Protection Overlay
Source: Butte County Department of Development Services, Butte County Zoning Ordinance.
Table 4-34 below lists the allowable residential uses for the R-1, R-2, R-3, and R-4 zones in
Butte County. In the table, “C” means a Conditional Use Permit is required, “MU” means a
Minor Use Permit is required, and “A” means an Administrative Permit is required.
TABLE 4-34
ALLOWABLE RESIDENTIAL USES
BUTTE COUNTY R-1, R-2, R-3, AND R-4 ZONES
Zone
R-1 R-2 R-3 R-4
Single family dwellings Yes Yes Yes Yes
Duplex or zero lot line single family dwelling (half-plex)No Yes Yes Yes
Multiple-family dwellings, apartments, and condominiums and townhouses No No Yes Yes
Licensed family, foster, or group homes in conjunction with six (6) or fewer
individuals on a twenty-four-hour basis
Yes Yes Yes Yes
The use of a single family residence as a small family day care home, licensed
family care home, foster home, or group home for mentally disordered or
otherwise handicapped persons or neglected children. Said homes shall serve six
or fewer persons and shall be subject to all applicable state regulations and
limitations
Yes Yes Yes Yes
Mobile home parks meeting the standards of Sections 24-305.285 and 24-205
(MHP)
C C C C
Rest homes, convalescent homes, and sanitariums for more than six residents No C C C
Licensed family, foster or group homes in conjunction with seven or more
persons and day care facilities for over twelve children
C C C C
Large family day care facilities subject to the requirements of Section 24-265 MU MU MU MU
Second Dwelling Unit subject to the requirements of Section 24-280 C Yes Yes Yes
A temporary mobile home subject to the requirements of Section 24-295 and 24-
295.10
A A A A
Source: Butte County Zoning Ordinance
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Parking Standards
Since the need for more required parking spaces directly affects land utilization, parking
requirements are one of the development standards that impact the cost of new housing. Butte
Country parking standards are as follows:3
• Single family homes require two spaces.
• For multifamily uses, one parking space is required per bedroom, with a minimum of two
spaces per dwelling unit, one of which must be covered. There must also be additional
guest parking spaces equal to 20 percent of the number of units.
• In lots with 11 or more spaces, 40 percent of required spaces may be compact. Compact
spaces shall be seven and a half feet by sixteen feet except when located alongside a
structure, pole, post, wall, or fence, in which case a nine-foot width is required.
There are some elements of the parking standards for multifamily housing that increase the cost
of housing development. For example, in reviewing existing parking requirements, the County
may wish to give consideration to reducing the requirement for studio units and units with three
or more bedrooms, since these requirements may be overly demanding. In addition, the County
may wish to consider creating a reduced standard for affordable housing, since such units
generally have a lower parking demand than market-rate units. In addition, consideration should
be given to reducing or eliminating the covered parking requirement for affordable units.
Secondary Dwelling Unit Policies
The County’s standards for second unit development are typical of California cities and counties.
Butte County has adopted a set of second dwelling unit standards that are intended to facilitate
second unit development. Facilitating second unit development can expand the affordable
housing supply without financial assistance. The Butte County standards for second units are as
follows:
• Second units may be developed on any residential lot.
• Second units must conform to the same setback and lot coverage requirements as the main
unit, and must maintain the appearance of a single unit dwelling.
• The parcel or lot upon which the second unit is to be located must meet the minimum
acreage requirement for which the parcel or lot is zoned.
• Adequate sewer and potable water facilities shall be provided as determined by the Butte
County Environmental Health Division.
• The unit can be no larger than 640 square feet or 30 percent of the size of the primary
dwelling, whichever is greater, but cannot exceed 1,200 square feet.
• Additional units over 640 square feet must provide one off-street parking space; larger
units must provide two.
• An attached or detached garage or carport with a maximum exterior dimension of 12 feet
by 20 feet is permitted for second units of 640 square feet or less. A garage or carport
3 Butte County Zoning Code General Development Regulations.
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with a maximum exterior dimension of 20 feet by 24 feet is permitted for larger second
units.
• One or the other of the units must be owner occupied. 4
• The second unit may be attached to the primary residence or may be a separate, on-site,
detached dwelling.
• An attached second unit shall be architecturally compatible with the primary residence and
the appearance of the building shall be that of a single family dwelling.
• A second unit may not be placed on a parcel or lot where a temporary mobile home, in
accordance with Section 24-295 and 24-295.10, has been approved or on a lot that has
more than one dwelling unit located upon it.
Site Development Standards
Table 4-35 below lists the minimum lot size and setbacks for the R-1, R-2, R-3, and R-4 zones.
The lowest density in the R-1 zone is up to six units per acre, while the highest density in the R-4
district is up to 20 units per acre. However, much of the land upon which residential
development can occur in unincorporated Butte County is not included in one of the these four
residential zones and instead is zoned for larger parcels (exceeding one acre).
There are no local or UBC ordinances that limit the height of residential structures. The Butte
County Zoning Ordinance does not address maximum building heights for residential structures
in the R-1 through R-4 zones. The UBC does provide guidance about how high structures can be
built using various materials such as steel, wood, and concrete.
The County has adopted new standards in several unincorporated urban areas for street, gutters,
sidewalks, and drainage in 2002 (Butte County Improvement Standards, June 2002). In general,
the County has required slightly wider rights-of-way, about four to five feet, in developing
unincorporated communities to accommodate a more urban level of street service (curbs, gutters,
and sidewalks) and to accommodate emergency access. The aggregate base requirements have
been increased to ensure that streets can be used year-round and will not require as frequent
resurfacing. A fee has also been imposed to ensure that new developments have adequate water
delivery pressure to meet fire suppression needs. The County has required drainage
improvements for new developments to avoid flooding. Developments in the unincorporated area
have, historically, been constructed to much lower standards typical of rural densities. These new
development standards have added to the cost of development in the unincorporated area, but
they are necessary to ensure that developments in the unincorporated areas, particularly those of
more than four dwelling units per acre, can meet minimum health and safety standards for fire
protection, flood protection, year-round road use, and pedestrian safety. The County has
embraced the City of Chico standards requiring median landscaping and parkways between the
sidewalks and curb/gutter in the Chico urban areas, outside the incorporated portions of the city.
As the County continues to approve developments at suburban and urban-level densities, it will
need to continue to refine its development standards to ensure that health and safety concerns are
4 Zoning ordinance. Specific use requirements.
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balanced against affordable housing concerns. It is important, therefore, for the County to
continue to evaluate its development standards.
TABLE 4-35
SITE DEVELOPMENT STANDARDS
BUTTE COUNTY R-1, R-2, R-3, AND R-4 ZONES
R-1 R-2 R-3 R-4
Parcel size (sq. ft.)*6,500 *6,500 *6,500 *6,500
Corner lot *7,000 *7,000 *7,000 *7,000
Split single family on zero lot line (Half-
plex)N/A 4,000 4,000 4,000
Split single family on zero lot line
(Corner) N/A 5,000 5,000 5,000
Building site area per unit (sq. ft.) with two
off-street parking spaces 6,500 3,250 3,250 2,150
Parcel width (feet) at setback line:
(Interior)65 50 50 50
(Corner)70 65 55 55
Public street frontage Curve or cul-de-sac
(ft)40 40 40 40
Front yard setback (ft):
(From edge of ultimate right-of-
way)20 20 20 20
(Side street prop. line**)10 10 10 10
Side yard setback (feet)5 5 5 5
Rear yard setback (feet)15 10 5 5
Distance between buildings on same parcel
(feet)10 10 10 10
Parking: Two off-street parking spaces per unit are required for single family dwellings and one per bedroom, but no less than two per unit are
required for multifamily dwellings in all residential zones.
Notes: * On public sewage disposal service. All other lots to meet requirements of the Environmental Health Division for septic systems.
** Or edge of right-of-way on private roads.
Source: Butte County Zoning Ordinance.
Growth Controls/Growth Management
Butte County does not have a growth management plan or growth controls.
Processing and Permit Procedures
Developers must negotiate several steps to secure all necessary approvals to build housing on a
given parcel of land. From the standpoint of the County, this process is necessary to ensure that
new development adequately complies with local regulations that are meant to ensure the health,
safety, and welfare of the entire community. From the developer’s standpoint, this process can
complicate and lengthen the development process, increasing the difficulty and cost to develop
new housing. Following is a brief description of the process to obtain entitlements to construct
housing on currently vacant land in Butte County. Table 4-36 presents information on typical
processing times for a various steps required for residential project approvals.
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TABLE 4-36
SCHEDULE OF RESIDENTIAL PROCESSING TIMES, BUTTE COUNTY
Residential Approvals Approximate Processing
Time (Days)
Rezonings 180
Use Permits Requiring
Public Hearings 90-120
Planned Unit Residential Development 180
Amendment To The Butte County Zoning Code,
Specific Plan Or General Plan 180
Tentative and Parcel Maps
4 Lots Or Less
Over 4 Lots
90 – 120
Variance 90-120
Appeals To Board of Supervisors 30 – 90
Environmental Documentation Varies from 180 to 365
Source: Butte County, Planning Division
The following is a summary of Butte County’s processing and permit procedures for residential
development:
• Multiple family dwellings, apartments and condominiums are allowed in R-3 and R-4
zones by right and require building permits only.
• Duplexes are allowed in R-2, R-3, and R-4 zones by right and require a building permit
only.
• Single family dwellings are allowed in all zones by right with a building permit only,
except in the Research and Business Park and Industrial zones.
• All other zones allow multi-family dwellings with a use permit.
Subdivision Approval
Given a parcel of land with appropriate General Plan designation and zoning classification, the
length of time required for subdivision approval can vary, depending on several factors which
are described below. Nevertheless, Butte County's subdivision process follows the statutory
requirements of the State Subdivision Map Act, which ensures that local jurisdictions adhere to a
reasonable time schedule when acting on subdivision applications. According to the Subdivision
Map Act, local jurisdictions must approve or deny a subdivision application within one year if an
EIR is required and within six months if a negative declaration is required.
The subdivision approval process is straightforward in Butte County. Once an application is
deemed complete, public hearings before the Planning Commission are required. The Planning
Commission action is final, but may be appealed to the Board of Supervisors. Depending on the
size of the subdivision and specific site development issues, varying levels of environmental
review, pursuant to the California Environmental Quality Act (CEQA), are also required. Most
subdivisions typically require an Initial Study and Negative Declaration, Mitigated Negative
Declaration, or Environmental Impact Report.
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Building Permits
The Building Division strives to review building plans and issue permits in approximately two
weeks for a typical single family dwelling, and about four weeks for a typical multifamily
structure. Incomplete plans, or plans requiring revisions, will delay the plan check approval and
permit issue process. Construction may commence immediately once a building permit is issued.
In summary, Butte County's processing and permit procedures are reasonable and comparable to
those in other California communities. The permit process only increases in complexity and
duration when the circumstances of individual projects warrant extra consideration on the part of
local staff and officials. This is especially true of the environmental review component of the
process, yet Butte County has little flexibility to change this, CEQA specifies procedures that
local jurisdictions must observe in reviewing the impacts of development projects.
Open Space and Park Requirements
Butte County does not place park and recreation requirements or fees on new development.
Inclusionary Requirements
Butte County does not have an inclusionary zoning ordinance.
Density Bonus
The Zoning Ordinance contains density bonus allowance provisions that comply with the State
Density Bonus Law. There are no additional density bonuses. The lack of additional density
bonuses is not a constraint.
Building Codes and Enforcement
Through building codes and other land use requirements, local government influences the style,
quality, size, and costs 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.
While the County must, by state law, adopt and implement the requirements of various uniform
construction codes, as amended by the state, Butte County attempts to apply these codes as
flexibly as is possible under state law. No local amendments to these codes have been adopted.
Butte County conducts nuisance abatement and other code enforcement activities on a complaint
basis and in response to incidental identification of problems. The County has passed a Nuisance
Abatement Ordinance that authorizes the County to initiate appropriate action against owners of
properties with public nuisances. A component of this Ordinance calls for the case-by-case
removal of dilapidated dwellings. Another component of this Ordinance requires the property
owners to pay for the costs of abatement.
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On/Off–Site Improvement Requirements
Previous subsections in this Housing Element discussed the extension of infrastructure, such as
roads, sewers, water and drainage to accommodate new development. Since the County lacks
financial resources with which to help developers provide infrastructure to new developments, it
is the developers’ responsibility to connect to and augment existing systems.
Potentially problematic infrastructure areas were discussed in Section 4.3 and include the
following:
• Rural areas and areas on the periphery of urban areas use septic systems for waste disposal.
With the exception of Paradise and Biggs, there is excess capacity in every city. Thus,
new residential development in the unincorporated county areas adjacent to the other
three Butte County cities can be connected to existing sewer systems. However,
developers building new housing in rural areas must provide individual septic systems for
waste disposal.
• Traffic impacts must be considered when building new homes. Developers are responsible
for making any needed road improvements to accommodate growth. This is a particular
problem for the Paradise Ridge Area.
• With the exception of the Paradise area, lack of drainage can be a problem for expanded
development. Again, it is the responsibility of developers to address drainage issues.
• Although the county has sufficient water supplies, in some areas the delivery system and
water treatment are not adequate to meet demands from new residential development.
Other on-site improvements, such as curbs, gutters, and sidewalks, reflect urban standards and
are not particularly onerous for new development. These regulations are less stringent than many
communities across California, and as such do not represent an undue constraint on the
development of affordable housing. The following is a summary of Butte County’s site
improvement standards for subdivisions with 5 or more lots, planned unit developments and
condominium units:
Roads
Urban development within urban areas and adjacent to a city shall comply with the city standards
for road development. All private roads shall be capable of supporting a minimum load of 40,000
pounds.
The typical RS-3 standard for rural subdivision valley roads would require a 28’ width road plus
shoulders constructed of 2” asphalt over 8” base. An arterial or major collector would be 36’
road width plus shoulders with 3’ asphalt over 12” base. Curb, gutter and sidewalk are not
required. The typical RS-7 standard for rural subdivision private roads is compacted gravel.
Curb, gutter and sidewalk are not required.
The Chapman-Mulberry very low-income housing area has a variety of standards to embrace the
existing variance of road styles. An example is a 16’ road plus 8’ parking with 2” asphalt over 8”
base with valley gutters. Sidewalks are not required.
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In the North Chico Specific Plan area with R-3 zoning (high density), a typical road would be
32’ in width with a parking strip, 7’ planting area and a 4’ sidewalk. The road would be
constructed of 2” asphalt over 8” base.
The Butte County Code allows an applicant to request an exception to sidewalk, curb and gutter
standards as per section 20-4 which states “The hearing body in an action relative to a matter
before it may authorize exceptions to any of the requirements and regulations relative to the
design of a subdivision”.
Drainage
The project shall be protected from inundation, flood hazard, sheet overflow and ponding of
local storm water, springs and other surface water.
Sewage Disposal
When a subdivision is located within a reasonable distance of an existing, operable and available
public or community sewage system, and it is practical and feasible to sewer the proposed
subdivision by connecting to said system, the subdivider shall be required to sewer the proposed
subdivision to said system.
If it is not practical or feasible to sewer a subdivision by connecting to an existing community or
public sewer system, or if such system is unable to provide the subdivision with sewer service,
the subdivider may provide for sewer service by the development of a community sewer system
with treatment and disposal facilities.
If public or community sewer service is not provided, individual sewage disposal systems may
be permitted, provided the proposed subdivision meets the minimum criteria set forth in
Appendix VII of the Butte County Code.
Water
Individual wells or public water systems are allowed. Individual wells are not acceptable for a
subdivision of more than 10 lots and less than 700 feet from a public water system whose service
area includes and can include the subdivision.
Watershed Area Constraints
In the Firhaven Creek, Paradise Reservoir, and Magalia Reservoir watershed areas, there are
additional development constraints governing land use, sewage disposal, streets, drainage, and
sewer connections. These regulations are listed in the Municipal Zoning Ordinance in Section
24-235.10. Although these requirements increase the cost of construction, they are necessary for
residential development in the R-1 and higher density districts.
Development Fees and Exactions
Depending on the location of a proposed residential development, various individual impact fees
for residential development can range from $360 to $3,402 for a single family dwelling unit and
from $252 to $2,229 for a multifamily dwelling unit. The total amount of fees applicable to a
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given residence can be higher if several different fees are applicable at a given location. The
Butte County Building Division can provide a total amount based upon any given location. In
addition to the development fees, the County must collect $2.14 per square foot, or $3,210 for an
average 1,500 square foot home in local school impact fees. These fees are relatively low in
comparison to those charged in most urban communities. They do represent an added
development cost which could affect the financial feasibility of some affordable housing
developments, however. The County could mitigate the impact of these fees on low-income
housing by reducing or deferring the fees for certain types of development or by seeking state or
federal subsidies that can help to defray necessary public costs for which the fees are charged.
The following is a list of the major planning fees in Butte County which increased on February 1,
2004, after a fee study was completed and adopted by Board of Supervisors:
• Rezone $5,499 (deposit)
• Lot Line Adjustment: $555
• Variance: $1,297
• General Plan Amendment: $8,018
• Conditional Use Permit: $2,970
• Subdivision Map $3,478
State of California, Article 34
Article 34 of the State Constitution requires voter approval for specified “low rent” housing
projects that involve certain types of public agency participation. Generally, a project is subject
to Article 34 if more than 49 percent of its units will be rented to low-income persons. If a
project is subject to Article 34, it will require an approval from the local electorate. This can
constrain the production of affordable housing, since the process to seek ballot approval for
affordable housing projects can be costly and time consuming, with no guarantee of success.
The provisions of Article 34 allow local jurisdictions to seek voter approval for “general
authority” to develop low-income housing without identifying specific projects or sites. If the
electorate approves general parameters for certain types of affordable housing development, the
local jurisdiction will be able to move more quickly in response to housing opportunities that fall
within those parameters.
Thus far, Butte County has not built housing itself. Thus, it has not needed Article 34
authorization. The only assisted project in unincorporated Butte County is the County Housing
Authority's farm labor units outside of Gridley. The Executive Director of the Housing Authority
of Butte County indicated that the Housing Authority has unused authorization under Article 34.
Development, Maintenance, and Improvement of Housing for Persons with Disabilities
The following text describes Butte County’s current (2004) regulations and practices for
accommodating persons with disabilities. Butte County has reviewed its zoning laws, policies
and practices for compliance with fair housing law.
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Butte County does not have a formal process for individuals with disabilities to make requests
for reasonable accommodation with respect to zoning, permit processing, or building laws.
Butte County has made efforts to remove constraints on housing for persons with disabilities as
follows. Both single family and multifamily housing in Butte County may accommodate persons
with disabilities. State laws and building codes mandate accessibility provisions for certain types
and sizes of housing developments. On a local level, the County’s Zoning Ordinance allows for
Small Community Care residential uses by right in its residential zones and in several of its non-
residential zones. These facilities must serve six (6) or fewer persons and are subject to all
applicable State regulations and limitations. This use includes small congregate living facilities,
housing for the developmentally disabled, small rest homes and similar housing. The Zoning
Ordinance also allows for licensed family, foster or group homes in conjunction with seven (7)
or more persons in its residential zones by Use Permit. Butte County does not restrict the siting
of group homes and does not have occupancy standards in the zoning code that apply specifically
to unrelated adults and not to families. The community input process for the approval of group
homes does not differ from that of other types of residential development. Butte County does not
have specific requirements for group homes that provide services on-site. The Land Use Element
does not regulate the siting of special needs housing in relationship to one another.
In 2002, the County adopted the 1997 version of the California Building Code, including Title 24
regulations of the code dealing with accessibility for disabled persons. The County has not
adopted any additional universal design elements in its building code beyond Title 24
requirements.
Parking requirements for housing for persons with disabilities may also pose a constraint. Butte
County requires parking for people with disabilities in accordance with the recommendations of
the Division of the State Architect (Title 24 California State Accessibility Standards, State
Architectural Regulations for Accommodation of the Physically Handicapped in Public
Facilities).
Finally, one more potential constraint to addressing access for persons with disabilities could be
setback and other physical standards specified by the Zoning Ordinance. Front or side yard
setback standards for example, could potentially conflict with retrofitting a building with a
wheelchair ramp. These setbacks are generally established to ensure that visibility is maintained
for vehicles on county roads and driveways. The County has established variance procedures to
permit development within the setback when it can be determined that such variance will not be
detrimental to the public welfare, injurious to other property, and that special circumstances exist
that would deprive the property owner of privileges enjoyed by other properties in the vicinity.
Other Standards
Additional ways of lowering housing costs include the use of manufactured housing units and
developing mixed-use housing.
Manufactured housing is less expensive to purchase and install than is the construction of site-
built houses. The 2000 Census indicated that there were 10,294 mobile homes and manufactured
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units in unincorporated Butte County, constituting 25 percent of available housing units. Thus,
manufactured housing units and mobile homes make up an important component of
unincorporated Butte County’s housing supply. Section 24-205 of the Zoning Ordinance
establishes standards for Mobile Home Parks and Section 24-295 establishes standards for
manufactured housing and mobile homes sited on single family lots. Both these sections support
manufactured housing and mobile homes in Butte County
Mixed-use developments are another way to reduce housing costs. For example, parking can be
shared, thereby reducing the amount of land required. However, mixed-use development, in
which the residential component is an important land use, is not typical in Butte County. The
primary mixed- use project in Butte County would be the development of one residential unit in
association with the development of a commercial building. This arrangement allows the owner
of the business to live on the premises, but does not significantly add housing units.
Local Efforts to Remove Barriers
Based on the foregoing discussion of governmental constraints, three potential constraints to the
construction of affordable housing have been identified. These include environmental
constraints, infrastructure inadequacies, and multifamily housing parking requirements.
First, environmental factors described below in the underlying aquifer area influence the number
of affordable residential sites in unincorporated Butte County. During the time frame of the
housing element update period, it is unlikely that this situation can change.
Environmental constraints include the following:
• Protection of agricultural land in the valley portion of the county
• Protection of the aquifer and recharge areas.
• Limitations on development within the county from the Endangered Species Act, Clean
Water Act, and other Federal and State Legislation concerning environmental protection.
A second consideration is lack of infrastructure. Infrastructure constraints include the following:
• Dependence on septic systems in some areas of the county restricts the number, type, and
density of housing units that can be built.
• In most cases, municipal or other sewer service cannot be extended into the rural areas of
the county.
• Needed road improvements, drainage and water delivery systems are the financial
responsibility of developers.
Although Butte County has not established unreasonable off- and on-site requirements, it does
not have the financial resources to provide the needed infrastructure improvements. Thus, the
cost burden of needed off-site improvements is shifted to developers. In the event that developers
cannot sell homes at a price that covers needed infrastructure, this lack of county-financed
infrastructure may prevent new residential development.
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Finally, there are some elements of the parking standards for multifamily housing that increase
the cost of housing development. For example, in reviewing existing parking requirements, the
County may wish to give consideration to reducing the requirement for studio units and units
with three or more bedrooms, since these requirements may be overly demanding. To some
extent, Butte County provides some flexibility in its parking standards. Butte County Code
Section 24.240.10 (q) indicates that in the event that public transportation, park-and-ride lots or
van-pooling is available, off-street parking requirements may be modified to lesser standards if
approved by the director of development services.
However, the County should nevertheless review the parking standards for multifamily housing
to determine if standards are having a deleterious effect on multifamily housing development and
if new standards can be adopted that would better serve this type of land use. In addition,
consideration should be given to reducing or eliminating the covered parking requirement for
affordable housing units.
Potential Non-Government Constraints
Cost factors, such as financing, land, and construction, have traditionally constituted the
principal non-governmental constraints to the development of affordable housing. In addition to
these development costs, Butte County also faces environmental constraints due to the
geography and geology of the area. These constraints are also discussed in the following
subsection.
Availability of Financing
In the early 1990s, there was much discussion in the regional and national press of a “credit-
crunch” that made it difficult for developers to obtain financing for new real estate projects. In
fact, financial institutions did reduce lending activity in response to more stringent regulations.
However, these reforms addressed lending abuses associated primarily with very risky projects
that were conceived with little relation to project economics and underlying market conditions.
One aspect of financing that does differ from the early 1990s is that lending institutions generally
require greater contributions of equity from developers to ensure that developers share in the risk
of the project by committing their own money. In this respect, financing is less likely to be
available to developers who are not financially sound, and lack the appropriate contribution of
their own capital.
For credit-worthy projects, residential construction loan rates are at relatively low levels due to
the low inflation levels that have prevailed since 2000. Low interest rates also reflect deliberate
monetary policy selected by the Federal Reserve Board to spur economic growth. These
relatively low interest rates are expected to continue for the remainder of the Housing Element
planning period. This is a benefit to homebuilders, who can take advantage of the interest
savings on construction financing to reduce their overall cost to develop new housing. The
relative benefit of lower construction financing interest rates depends on the length of time the
financing is required, and the amount financed. Finally, lower interest rates also benefit buyers
who can afford to buy relatively costlier homes for the same monthly payment.
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Land Costs
Land costs for housing sites in unincorporated Butte County vary widely, since there is no
typical lot. Land adjacent to incorporated cities is the most valuable, since it can be annexed to
the closest city and likely can be connected to an existing sewer line. This reduces on-site
improvement costs considerably. For example, Thermalito and South Oroville are the two
unincorporated county areas that provide sewer hook-ups. In unincorporated area near Chico, the
lots must be at least one acre, unless they are connected to a sewer. As of 2003, raw land costs
are about $150,000 to $175,000 per acre near Chico.
Upon securing the raw land, a residential developer would have to make certain site
improvements to “finish” the lot before a home could actually be built on the property. Such
improvements would include connections to existing utility systems, rough grading, construction
of streets, installation of water, and sewer lines, and construction of curbs, gutters, and
sidewalks. Regardless of whether an owner installs a manufactured housing unit on a property
site or builds a home on-site, the type of wastewater disposal system is a key factor affecting
costs. For example, a sewer hook-up and installation in Thermalito will run around $1,900.
However, a septic system ranges from $3,000 to $20,000. The higher figure is for a sand
filtration system that stops nitrates from leaching into the ground water. According to a local
developer, typical site improvement costs for single family lots are estimated at about $30,000
for a 6,000 square foot lot. A finished lot in Chico runs between $55,000 to $65,000. For South
Oroville, finished lot prices are about $35,000 to $45,000.
Development Costs
Development costs vary. A residential unit that is built on-site is more expensive than a
manufactured housing unit that is installed on the site. Construction costs for site built housing
run between $80 and $200 per square foot, and the typical cost is $100 per square foot. A typical
single family home is about 1,800 square feet in size. For manufactured units, typical
development costs (including the manufactured unit, transportation costs, and installation) are
below $70 per square foot, and the typical manufactured unit is between 1,200 and 1,400 square
feet.
Total home development costs (including land, site improvements and development costs) in the
Chico area would be about $230,000, whereas a manufactured housing unit on a standard lot
(less than 6,000 square feet) could cost about $117,000 in Thermalito.
According to Table 4-11, a moderate-income household of four persons at the bottom end of the
income range could afford to pay $113,000 for a home, whereas a household at the top end of the
moderate-income range could afford to purchase a home that sold for $170,000. Thus, a new
manufactured unit would be affordable to a moderate-income household, whereas a conventional
stick-built home would not be affordable even to the household at the top end of the moderate-
income range.
Development Cost Trends
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Table 4-37 shows per square foot sales prices of new homes as well as the size of new homes in
Butte County and California for the ten-year period, 1991-2001. These statistics do not include
manufactured housing units and have not been adjusted for inflation.
In 1991, the average new house price in California was $189,200. In comparison, the average
house price in Butte County in 1991 was $155,200. By using per square foot prices, the price
comparison shown in Table 4-37 can control for variations in house sizes over time. Over this
time period, the average annual price increase of about two percent in Butte County is the same
as the rate of increase for California. Although prices increased at about the same rate, the price
difference between new homes in California and Butte County grew. In 1991, the average house
price in Butte County was about 63 percent of the average California house price. By 2001, the
average Butte County price was 59 percent of the average California house price. So, in
comparison to California, Butte County’s house prices did not rise as much during the last
decade.
From 1991 to 2001, the size of new single family homes did not vary much in Butte County. The
average size of homes in Butte County did remain consistently smaller than the statewide
average.
TABLE 4-37
ANNUAL PRICES AND SIZES FOR NEW HOMES, BUTTE COUNTY AND CALIFORNIA
(1991-2001)
Butte County California
Year
Average Price per
sq. ft.
Annual
Change
Average Size of
Home (sq. ft.)
Average Price per
sq. ft.
Annual
Change
Average Size of
Home (sq. ft.)
1991 $84.58 1,835 $120.88 2,040
1992 $86.57 2.40%1,780 $113.18 6.40%1,980
1993 $88.81 2.60%1,850 $110.74 2.20%1,965
1994 $88.28 0.60%1,740 $112.28 1.40%1,970
1995 $87.14 1.30%1,765 $112.90 0.50%1,985
1996 $83.75 3.90%1,840 $113.20 0.30%1,970
1997 $90.52 8.10%1,825 $118.73 4.90%2,045
1998 $90.30 0.20%1,835 $124.87 5.20%2,095
1999 $93.39 3.40%1,785 $133.21 6.70%2,120
2000 $94.89 1.60%1,860 $142.72 7.10%2,170
2001 $103.67 9.30%1,825 $146.96 3.00%2,170
Annual Average
Change: 1991-2001 2.10% 2.10%
Note: These prices are unadjusted for inflation.
Source: Construction Industry Research Board.
Environmental Constraints
The Butte County valley area, located between the mountains on the east and the agricultural
areas to the west, has been declared a critical habitat area, and no major development is allowed
in order to protect the vernal pools that feed the aquifer underlying this valley area. The valley
had been a corridor in which to develop, since the county is constrained by the mountains and
lack of sewers in the eastern portion of the county and is constrained to the west by A-5
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agricultural zoning (minimum parcel sizes of five acres). Although some development is
occurring in this agricultural area, there is also pressure to preserve it.
There is also a nitrate problem in the ground water of Chico and surrounding area. The Town of
Paradise’s septic tanks have polluted Chico’s well water. Cleanup has started, but growth in and
adjacent to Paradise is still constrained until a sewage system can be installed.
Energy Conservation Opportunities
State Housing Element Law requires an analysis of the opportunities for energy conservation in
residential development. Energy efficiency has direct application to affordable housing because
the more money spent on energy, the less is available for rent or mortgage payments. High
energy costs have particularly detrimental effects on low-income households that do not have
enough income or cash reserves to absorb cost increases and may times must choose between
basic needs such as shelter, food, and energy.
All new buildings in California must meet the standards contained in Title 24, Part 6 of the
California Code of Regulations (Energy Efficiency Standards for Residential and Nonresidential
Buildings). These regulations were established in 1978 and most recently updated in 1998
(effective date of July 1, 1999). Local governments through the building permit process enforce
energy efficiency requirements. All new construction must comply with the standards in effect
on the date a building permit application is made.
Butte County is fully enforcing the provisions of Title 24 of the California Administrative Code,
which provides for energy conservation in new residences. The standards found in Title 24 create
energy savings of approximately 50 percent over residential construction practices used prior to
the standards. The Butte County’s Development Services Department-Building Inspection
Division demonstrates that it is aware of energy conserving design innovations and solar
technology. The Division uses the Solar Systems Code Review Manual and its companion
document, the Pool and Spa Solar Systems Code Review Manual, both published by ICBO, to
facilitate the installation of appropriate solar systems.
The county has land available for development on which energy efficient subdivision designs
and development orientations could be tested. Through the use of its zoning (police) powers, the
County could require that new residential developments take advantage of solar orientation and
lay out their streets on an east-west axis when possible. However, Butte County is not in an area
of either geothermal or significant wind activity, and, therefore, cannot take advantage of these
additional alternative energy sources.
It appears that the County, through the enforcement 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.
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4.5 EVALUATION
Review of Existing Housing Element
The following section reviews and evaluates the County’s progress in implementing the previous
(1993) Housing Element. It reviews the results and effectiveness of programs, polices and
objectives for the previous Housing Element. Information presented in Tables 4-38 and 4-39
assesses Butte County’s progress in implementing the previous housing element’s programs and
policies.
The majority of the 1993 Housing Element’s policies are still applicable to Butte County and
will be retained in the 2003 Housing Element update. More changes are needed for the
implementation programs. Some programs will be added, some will be made more specific, and
a few will be deleted.
To some extent, Butte County is limited in what it can accomplish through its housing strategy
due to environmental constraints as well as a lack of funds. For example, Butte County does not
have any housing set-aside funds. Although a portion of the Greater Chico Redevelopment
Project Area is unincorporated, the County does not have own redevelopment project area. The
County does not have an inclusionary housing program, nor does it have a housing mitigation
program. The County depends on CDBG as its primary source of funds for housing assistance,
and these are limited.
What Was Learned from the Previous Housing Element
The 1993 Housing Element included the following six broad goals for housing development in
Butte County. These goals are outlined below and include a discussion on how future programs
can benefit from information learned from the previous Housing Element.
Provide the County’s Share of Housing for All Income Groups
Since infrastructure and service limitations are the biggest constraints to the development of a
variety of housing types within the unincorporated county, the new Housing Element should
include programs and policies that use unincorporated areas of the Spheres of Influence (SOIs)
of the cities to meet its housing allocation.
According to the information shown in Table 4-17, by 1998, unincorporated Butte County met
89 percent of its total housing goals for the time period 1992-1997. Although the County more
than exceeded goals established for the moderate- and above moderate-income groups, it did not
meet the goals established for the very low-income and low-income groups. Table 4-17 also
shows that about 25 percent of the housing goals established for the 2001-2008 period have been
met, as of the end of April, 2003. However, this is due to new construction for the moderate- and
above-moderate income groups, and not due to new housing unit development for the lower-
income target groups. Finally, none of the units listed on Table 4-17 were multifamily units.
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
76
The County increased housing opportunities with the approval of the North Chico Specific Plan
and gave developers needed alternatives for scattered home site development with the approval
of the Flexible Lot Size Ordinance. However, policies for the inclusion of housing types for all
income groups were not included in the North Chico Specific Plan. Thus, the County should
work to ensure that future Specific Plans include policies for a variety of housing types and
income levels.
Encourage Provision of Affordable Housing
The County continues to participate in the CDBG revolving loan program. CDBG funds are
funneled into eligible projects including low-income housing and areas in need of rehabilitation.
The County has not applied for other federal or state housing funds. The County should pursue
these funding sources in the future.
Other program goals, such as facilitating the development of second dwellings, have been met,
but no information was gathered as to income levels associated with second dwelling
development. Nevertheless, second dwellings generally provide additional housing opportunities,
and the County has exceeded the five-year goal in this area. Additional second dwellings will be
encouraged with the County’s compliance with the new State law effective July 1, 2003 that
removes the requirement for a discretionary permit for second dwellings. The County still needs
to update its second dwelling ordinance to ensure that it complies with State law, and this should
be included as a program in the updated Housing Element. The new ordinance should address
existing design and development constraints currently imposed on second dwellings in order to
comply with the new State law and to encourage the provision of affordable housing.
Improve/Conserve Existing Housing
The County has not adopted a comprehensive voluntary building code inspection process, but did
adopt a nuisance abatement ordinance. This ordinance requires the case-by-case removal of
dilapidated dwellings. A review of this ordinance indicates that the costs associated with the
program limit removal of dwellings to a maximum of five units per year, considerably fewer than
the five-year goal of removing or rehabilitating 155 dwelling units per year. The County should
examine the need to provide additional funding for nuisance abatement to allow for an increase
over five units per year as currently funded.
Under the 1993 Housing Element, the County set a goal to provide a Housing Conditions Report
as required. The County has not completed this report. Such a report should be based on
information provided by the 2000 Census and also should include a comprehensive survey of
housing in Butte County. This report could also be used as a foundation for implementing other
programs within the new Housing Element.
Meet Needs of Homeless Persons
It is very difficult to quantify the homeless population in a given area, particularly in a widely
dispersed area such as unincorporated Butte County. Services for homeless persons, such as
Chapter 4: Housing
Butte County Housing Element May 25, 2004
Background Report
77
homeless shelters, drop-in service centers, and transitional housing, are located in Chico and
Oroville, rather than the unincorporated area of the county.
Programs in the 1993 Housing Element were limited to providing homeless services referrals,
assessing homeless services in the unincorporated county area, and assessing the demand for
transitional housing. The County Department of Development Services routinely works with
non-profit groups and other organizations that must apply for permits for group housing and
shelters within the County. Future homeless program implementation should include a tracking
mechanism to document contacts for such housing and the degree of success in obtaining the
required permits.
Equal Housing Opportunity
The implementation program associated with this goal requires the Community Action Agency
to provide referral services for cases involving Equal Housing Opportunity. The County should
review this program to determine whether the Community Action Agency is still the appropriate
entity for this purpose. A revised implementation program should also include a way to track
referrals, since there is no information available on referrals since 1993.
Energy Conservation
The County continues to participate in the CDBG revolving loan program. Funds are used for
eligible projects, including low-income housing and areas in need of rehabilitation. The County
should track energy efficiency projects undertaken within this program under the new Housing
Element.
The County’s program to implement State Energy Conservation Standards is already a function
of State law and should not be reflected as a Housing Element program.
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May 25, 2004
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May 25, 2004
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V
e
r
n
a
z
z
a
W
o
l
f
e
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Ch
a
p
t
e
r
4
:
H
o
u
s
i
n
g
Bu
t
t
e
C
o
u
n
t
y
H
o
u
s
i
n
g
E
l
e
m
e
n
t
May 25, 2004
Ba
c
k
g
r
o
u
n
d
R
e
p
o
r
t
81
T AB
L
E
4-
3
9
A SS
E
S
S
M
E
N
T
O
F
B UT
T
E
C OU
N
T
Y
19
9
3
H
OU
S
I
N
G
E LE
M
E
N
T
I MP
L
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M
E
N
T
A
T
I
O
N
P RO
G
R
A
M
S
GO
A
L
S
A
N
D
P
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R
A
M
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FI
V
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-
Y
E
A
R
G
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A
L
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(1
9
9
3
-
1
9
9
8
)
AC
T
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A
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A
C
C
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P
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M
E
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T
AN
A
L
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S
I
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O
F
DI
F
F
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R
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N
C
E
DELETE, RETAIN OR MODIFY IN 2003 HOUSING ELEMENT
G OA
L
A:
T
O
P RO
V
I
D
E
T HE
C OU
N
T
Y
’S
S HA
R
E
O F
H OU
S
I
N
G
F OR
A LL
I NC
O
M
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G RO
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P
S
Pr
o
g
r
a
m
1
.
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r
o
v
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d
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a
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q
u
a
t
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t
e
s
f
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u
s
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g
.
Se
e
k
s
t
a
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a
n
d
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d
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r
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a
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c
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r
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me
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ar
e
a
s
.
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r
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a
t
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a
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d
s
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p
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of
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f
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u
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e
.
Th
e
C
o
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y
c
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t
o
p
a
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a
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r
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m
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Fu
n
d
s
a
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f
u
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l
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d
i
n
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o
e
l
i
g
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b
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pr
o
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c
t
s
,
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n
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d
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-
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o
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d
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a
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d
o
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h
a
b
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t
a
t
i
o
n
.
.
Retain
Pr
o
g
r
a
m
2
.
C
o
m
m
u
n
i
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y
p
l
a
n
a
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d
zo
n
i
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c
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n
c
y
.
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n
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t
a
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n
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a
l
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p
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g
.
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e
N
o
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h
C
h
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p
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c
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c
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l
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n
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o
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d
o
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M
a
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2
8
,
1
9
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5
.
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h
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d
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t
.
T
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o
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a
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a
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a
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2
5
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2
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0
0
.
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h
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p
l
a
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s
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t
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Ch
a
p
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a
n
/
M
u
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e
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h
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d
.
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t
,
a
l
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l
s
no
t
t
r
a
c
k
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d
.
Retain
Pr
o
g
r
a
m
3
.
D
e
v
e
l
o
p
s
i
t
e
s
f
o
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mu
l
t
i
f
a
m
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o
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s
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n
g
.
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c
o
u
r
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e
m
u
l
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m
a
l
l
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s
c
a
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m
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pr
o
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t
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d
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n
s
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t
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bo
n
u
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s
,
f
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w
a
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lo
w
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i
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c
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m
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p
r
o
j
e
c
t
s
,
e
t
c
.
D
e
v
e
l
o
p
1
5
0
u
n
i
t
s
of
m
u
l
t
i
f
a
m
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l
y
h
o
u
s
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n
g
:
6
0
%
(
9
0
u
n
i
t
s
)
af
f
o
r
d
a
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l
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t
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y
l
o
w
-
i
n
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o
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d
s
,
an
d
4
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%
(
6
0
u
n
i
t
s
)
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f
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a
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.
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r
i
n
g
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r
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d
f
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o
m
1
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9
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t
o
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2
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u
t
t
e
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o
u
n
t
y
a
p
p
r
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d
4
,
3
6
5
si
n
g
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e
f
a
m
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d
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s
a
n
d
1
7
mu
l
t
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f
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m
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d
w
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l
l
i
n
g
s
.
T
h
e
C
o
u
n
t
y
di
d
n
o
t
t
r
a
c
k
i
n
f
o
r
m
a
t
i
o
n
o
n
i
n
c
o
m
e
le
v
e
l
.
Ho
u
s
e
h
o
l
d
I
n
c
o
m
e
l
e
v
e
l
s
no
t
t
r
a
c
k
e
d
.
If retained, develop household income tracking mechanism.
Ch
a
p
t
e
r
4
:
H
o
u
s
i
n
g
Bu
t
t
e
C
o
u
n
t
y
H
o
u
s
i
n
g
E
l
e
m
e
n
t
May 25, 2004
Ba
c
k
g
r
o
u
n
d
R
e
p
o
r
t
82
GO
A
L
S
A
N
D
P
R
O
G
R
A
M
S
FI
V
E
-
Y
E
A
R
G
O
A
L
S
(1
9
9
3
-
1
9
9
8
)
AC
T
U
A
L
A
C
C
O
M
P
L
I
S
H
M
E
N
T
AN
A
L
Y
S
I
S
O
F
DI
F
F
E
R
E
N
C
E
DELETE, RETAIN OR MODIFY IN 2003 HOUSING ELEMENT
Pr
o
g
r
a
m
4
.
I
n
c
r
e
a
s
e
s
i
t
e
s
f
o
r
sp
e
c
i
a
l
g
r
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u
p
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o
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s
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n
g
.
Al
l
o
w
r
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s
i
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e
n
t
i
a
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s
e
i
n
a
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y
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s
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n
t
i
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o
n
e
in
t
h
e
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o
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n
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y
t
o
s
p
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c
i
a
l
n
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e
d
s
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s
i
n
g
.
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e
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o
u
n
t
y
a
b
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s
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t
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l
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s
.
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a
r
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d
w
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t
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a
M
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e
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e
r
m
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t
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s
e
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m
a
y
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be
w
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a
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c
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r
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el
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a
p
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c
a
n
t
s
.
Me
t
Delete. Group housing is already provided for under the County’s existing zoning ordinance.
Pr
o
g
r
a
m
5
.
T
r
a
n
s
f
e
r
p
o
r
t
i
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f
Co
u
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s
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l
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a
r
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o
c
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t
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s
.
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g
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a
t
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t
w
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t
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re
a
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a
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h
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o
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n
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u
s
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p
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t
o
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t
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s
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d
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t
i
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s
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o
u
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t
y
h
a
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t
w
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o
m
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C
a
l
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a
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e
p
a
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m
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t
o
f
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u
s
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a
n
d
C
o
m
m
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t
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De
v
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d
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b
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t
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Co
u
n
t
y
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s
s
h
a
r
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t
o
t
h
e
i
n
c
o
r
p
o
r
a
t
e
d
ci
t
i
e
s
.
Me
t
Retain
G OA
L
B:
E
NC
O
U
R
A
G
E
P RO
V
I
S
I
O
N
O F
A FF
O
R
D
A
B
L
E
H OU
S
I
N
G
Pr
o
g
r
a
m
6
.
I
n
c
r
e
a
s
e
u
s
e
o
f
De
n
s
i
t
y
B
o
n
u
s
e
s
.
Up
d
a
t
e
c
u
r
r
e
n
t
z
o
n
i
n
g
o
r
d
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n
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n
c
l
u
d
e
si
n
g
l
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f
a
m
i
l
y
h
o
m
e
s
;
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d
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n
t
i
f
y
r
e
a
s
o
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w
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y
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v
e
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o
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r
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d
o
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o
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u
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e
d
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n
s
i
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y
b
o
n
u
s
e
s
,
a
n
d
en
c
o
u
r
a
g
e
d
e
v
e
l
o
p
e
r
s
t
o
u
s
e
t
h
e
m
.
E
x
p
e
c
t
t
o
de
v
e
l
o
p
6
0
v
e
r
y
l
o
w
-
i
n
c
o
m
e
u
n
i
t
s
,
4
0
l
o
w
-
in
c
o
m
e
u
n
i
t
s
,
a
n
d
5
0
mo
d
e
r
a
t
e
-
i
n
c
o
m
e
u
n
i
t
s
.
Th
e
C
o
u
n
t
y
h
a
s
n
o
t
i
d
e
n
t
i
f
i
e
d
r
e
a
s
o
n
s
wh
y
d
e
v
e
l
o
p
e
r
s
d
o
n
o
t
u
s
e
d
e
n
s
i
t
y
bo
n
u
s
e
s
.
No
t
m
e
t
.
T
h
e
Z
o
n
i
n
g
Or
d
i
n
a
n
c
e
c
o
n
t
a
i
n
s
de
n
s
i
t
y
b
o
n
u
s
a
l
l
o
w
a
n
c
e
pr
o
v
i
s
i
o
n
s
t
h
a
t
c
o
m
p
l
y
wi
t
h
t
h
e
S
t
a
t
e
D
e
n
s
i
t
y
Bo
n
u
s
L
a
w
.
If retained the goals should be revised in light of the fact that no density bonuses have been applied for between 1993 and 1998.
Pr
o
g
r
a
m
7
.
R
e
q
u
i
r
e
l
a
r
g
e
-
s
c
a
l
e
re
s
i
d
e
n
t
i
a
l
d
e
v
e
l
o
p
m
e
n
t
s
t
o
pr
o
v
i
d
e
a
f
f
o
r
d
a
b
l
e
u
n
i
t
s
a
n
d
la
r
g
e
u
n
i
t
s
.
Re
q
u
i
r
e
5
%
t
o
2
5
%
o
f
u
n
i
t
s
i
n
n
e
w
l
a
r
g
e
-
sc
a
l
e
d
e
v
e
l
o
p
m
e
n
t
s
t
o
b
e
a
f
f
o
r
d
a
b
l
e
.
I
f
t
w
o
su
c
h
d
e
v
e
l
o
p
m
e
n
t
s
w
e
r
e
a
p
p
r
o
v
e
d
(
1
,
0
0
0
un
i
t
s
e
a
c
h
)
,
t
h
i
s
p
r
og
r
a
m
w
o
u
l
d
y
i
e
l
d
a
mi
n
i
m
u
m
o
f
1
0
0
a
f
f
o
r
d
a
b
l
e
u
n
i
t
s
.
Th
e
N
o
r
t
h
C
h
i
c
o
S
p
e
c
i
f
i
c
P
l
a
n
w
a
s
ad
o
p
t
e
d
o
n
M
a
r
c
h
2
8
,
1
9
9
5
.
T
h
i
s
p
l
a
n
do
e
s
n
o
t
i
n
c
l
u
d
e
p
r
o
v
i
s
i
o
n
s
f
o
r
af
f
o
r
d
a
b
l
e
h
o
u
s
i
n
g
.
Ap
p
r
o
x
i
m
a
t
e
l
y
2
8
p
e
r
c
e
n
t
of
t
h
e
p
r
o
j
e
c
t
e
d
2
,
8
9
6
dw
e
l
l
i
n
g
s
a
r
e
t
o
b
e
de
v
e
l
o
p
e
d
a
t
7
d
w
e
l
l
i
n
g
un
i
t
s
/
a
c
r
e
o
r
m
o
r
e
,
a
n
d
ap
p
r
o
x
i
m
a
t
e
l
y
1
1
p
e
r
c
e
n
t
ar
e
t
o
b
e
d
e
v
e
l
o
p
e
d
a
t
1
8
dw
e
l
l
i
n
g
u
n
i
t
s
/
a
c
r
e
.
I
t
i
s
an
t
i
c
i
p
a
t
e
d
t
h
a
t
t
h
i
s
h
i
g
h
e
r
de
n
s
i
t
y
d
e
v
e
l
o
p
m
e
n
t
w
i
l
l
be
m
o
r
e
a
f
f
o
r
d
a
b
l
e
t
o
lo
w
e
r
i
n
c
o
m
e
g
r
o
u
p
s
.
Retain, but ensure that future Specific Plans include incentives for affordable housing.
Ch
a
p
t
e
r
4
:
H
o
u
s
i
n
g
Bu
t
t
e
C
o
u
n
t
y
H
o
u
s
i
n
g
E
l
e
m
e
n
t
May 25, 2004
Ba
c
k
g
r
o
u
n
d
R
e
p
o
r
t
83
GO
A
L
S
A
N
D
P
R
O
G
R
A
M
S
FI
V
E
-
Y
E
A
R
G
O
A
L
S
(1
9
9
3
-
1
9
9
8
)
AC
T
U
A
L
A
C
C
O
M
P
L
I
S
H
M
E
N
T
AN
A
L
Y
S
I
S
O
F
DI
F
F
E
R
E
N
C
E
DELETE, RETAIN OR MODIFY IN 2003 HOUSING ELEMENT
Pr
o
g
r
a
m
8
.
P
u
r
s
u
e
f
u
n
d
i
n
g
un
d
e
r
s
t
a
t
e
a
n
d
f
e
d
e
r
a
l
pr
o
g
r
a
m
s
.
Wh
e
n
e
v
e
r
p
o
s
s
i
b
l
e
,
t
h
e
C
o
u
n
t
y
w
i
l
l
e
i
t
h
e
r
pu
r
s
u
e
o
r
a
s
s
i
s
t
a
n
o
n
-
p
r
o
f
i
t
d
e
v
e
l
o
p
e
r
t
o
pu
r
s
u
e
S
t
a
t
e
a
n
d
F
e
d
e
r
a
l
F
u
n
d
i
n
g
f
o
r
af
f
o
r
d
a
b
l
e
h
o
u
s
i
n
g
.
Re
c
o
r
d
s
i
n
d
i
c
a
t
e
t
h
a
t
t
h
e
C
o
u
n
t
y
h
a
s
no
t
w
o
r
k
e
d
w
i
t
h
a
n
o
n
-
p
r
o
f
i
t
de
v
e
l
o
p
e
r
t
o
p
u
r
s
u
e
s
t
a
t
e
a
n
d
f
e
d
e
r
a
l
fu
n
d
i
n
g
f
o
r
a
f
f
o
r
d
a
b
l
e
h
o
u
s
i
n
g
.
S
u
c
h
de
v
e
l
o
p
m
e
n
t
s
u
s
u
a
l
l
y
r
e
q
u
i
r
e
in
f
r
a
s
t
r
u
c
t
u
r
e
n
o
t
a
v
a
i
l
a
b
l
e
w
i
t
h
i
n
t
h
e
co
u
n
t
y
,
s
u
c
h
a
s
s
e
w
a
g
e
d
i
s
p
o
s
a
l
sy
s
t
e
m
s
a
n
d
o
t
h
e
r
s
e
r
v
i
c
e
s
.
No
t
m
e
t
.
Retain.
Pr
o
g
r
a
m
9
.
W
o
r
k
w
i
t
h
o
n
e
o
r
mo
r
e
d
e
v
e
l
o
p
e
r
s
t
o
o
b
t
a
i
n
ta
x
-
e
x
e
m
p
t
b
o
n
d
f
i
n
a
n
c
i
n
g
.
Fi
n
a
n
c
e
a
t
l
e
a
s
t
o
n
e
p
r
oj
e
c
t
w
i
t
h
t
a
x
-
e
x
e
m
p
t
bo
n
d
s
,
o
r
p
r
o
v
i
d
e
m
o
r
t
g
a
g
e
c
r
e
d
i
t
c
e
r
t
i
f
i
c
a
t
e
s
(M
C
C
’
s
)
f
o
r
b
o
r
r
o
w
e
r
s
i
n
a
t
l
e
a
s
t
o
n
e
p
r
o
j
e
c
t
.
Ob
j
e
c
t
i
v
e
i
s
f
o
r
5
0
v
e
r
y
l
o
w
-
i
n
c
o
m
e
,
7
5
l
o
w
-
in
c
o
m
e
,
a
n
d
1
0
0
m
o
d
e
r
a
t
e
-
i
n
c
o
m
e
u
n
i
t
s
.
Re
c
o
r
d
s
i
n
d
i
c
a
t
e
t
h
a
t
t
h
e
C
o
u
n
t
y
h
a
s
no
t
w
o
r
k
e
d
w
i
t
h
t
h
e
s
e
f
i
n
a
n
c
i
n
g
ar
r
a
n
g
e
m
e
n
t
s
.
D
e
v
e
l
o
p
e
r
s
d
i
r
e
c
t
l
y
ap
p
l
y
f
o
r
t
a
x
-
e
x
e
m
p
t
b
o
n
d
f
i
n
a
n
c
i
n
g
,
an
d
n
o
l
o
n
g
e
r
u
s
e
M
C
C
’
s
.
No
t
m
e
t
.
Delete.
Pr
o
g
r
a
m
1
0
.
C
o
n
s
t
r
u
c
t
s
c
a
t
t
e
r
e
d
-
si
t
e
h
o
u
s
i
n
g
Pr
o
v
i
d
e
p
u
b
l
i
c
s
u
b
s
i
d
y
f
o
r
2
5
v
e
r
y
l
o
w
-
in
c
o
m
e
u
n
i
t
s
a
n
d
1
5
l
o
w
-
i
n
c
o
m
e
u
n
i
t
s
Re
c
o
r
d
s
i
n
d
i
c
a
t
e
t
h
a
t
t
h
e
C
o
u
n
t
y
h
a
s
no
t
a
p
p
l
i
e
d
f
o
r
f
u
n
d
i
n
g
o
r
p
r
o
v
i
d
e
d
an
y
p
u
b
l
i
c
s
u
b
s
i
d
y
f
o
r
v
e
r
y
l
o
w
a
n
d
lo
w
-
i
n
c
o
m
e
u
n
i
t
s
.
No
t
m
e
t
.
Combine with Program 8.
Pr
o
g
r
a
m
1
1
.
E
n
c
o
u
r
a
g
e
l
e
n
d
e
r
co
m
p
l
i
a
n
c
e
w
i
t
h
t
h
e
Co
m
m
u
n
i
t
y
R
e
i
n
v
e
s
t
m
e
n
t
Ac
t
.
En
c
o
u
r
a
g
e
f
i
n
a
n
c
i
a
l
i
n
s
t
it
u
t
i
o
n
s
t
h
a
t
f
a
l
l
u
n
d
e
r
th
e
C
o
m
m
u
n
i
t
y
R
e
i
n
v
e
s
t
m
e
n
t
A
c
t
t
o
s
u
p
p
o
r
t
lo
w
-
a
n
d
m
o
d
e
r
a
t
e
-
i
n
c
o
m
e
h
o
u
s
i
n
g
.
G
o
a
l
i
s
t
o
fi
n
a
n
c
e
o
n
e
o
r
m
o
r
e
a
f
f
o
r
d
a
b
l
e
h
o
u
s
i
n
g
pr
o
j
e
c
t
s
:
5
0
v
e
r
y
l
o
w
-
i
n
c
o
m
e
u
n
i
t
s
a
n
d
7
5
lo
w
-
i
n
c
o
m
e
u
n
i
t
s
.
Th
e
C
o
u
n
t
y
h
a
s
n
o
t
a
c
t
e
d
t
o
i
d
e
n
t
i
f
y
fi
n
a
n
c
i
a
l
i
n
s
t
i
t
u
t
i
o
n
s
o
p
e
r
a
t
i
n
g
i
n
t
h
e
Co
u
n
t
y
t
h
a
t
f
a
l
l
u
n
d
e
r
t
h
e
re
q
u
i
r
e
m
e
n
t
s
o
f
t
h
i
s
a
c
t
.
No
t
m
e
t
.
Delete. Access to financing is no longer an issue.
Pr
o
g
r
a
m
1
2
.
E
n
c
o
u
r
a
g
e
ma
n
u
f
a
c
t
u
r
e
d
h
o
u
s
i
n
g
ou
t
s
i
d
e
m
o
b
i
l
e
h
o
m
e
p
a
r
k
s
.
Al
l
o
w
m
a
n
u
f
a
c
t
u
r
e
d
h
o
m
e
s
o
n
a
r
e
a
s
z
o
n
e
d
re
s
i
d
e
n
t
i
a
l
a
s
l
o
w
-
c
o
s
t
a
l
t
e
r
n
a
t
i
v
e
.
G
o
a
l
i
s
ap
p
r
o
v
a
l
o
f
1
0
0
p
e
r
m
i
t
s
f
o
r
s
e
c
o
n
d
u
n
i
t
s
,
5
0
af
f
o
r
d
a
b
l
e
t
o
v
e
r
y
l
o
w
-
i
n
c
o
m
e
h
o
u
s
e
h
o
l
d
s
an
d
5
0
a
f
f
o
r
d
a
b
l
e
t
o
l
o
w
-
i
n
c
o
m
e
h
o
u
s
e
h
o
l
d
s
.
Du
r
i
n
g
t
h
e
p
e
r
i
o
d
1
9
9
3
t
h
r
o
u
g
h
1
9
9
9
,
14
0
p
e
r
m
a
n
e
n
t
s
e
c
o
n
d
d
w
e
l
l
i
n
g
s
w
e
r
e
ap
p
r
o
v
e
d
i
n
t
h
e
c
o
u
n
t
y
.
T
h
e
C
o
u
n
t
y
di
d
n
o
t
t
r
a
c
k
w
h
i
c
h
i
n
c
o
m
e
g
r
o
u
p
s
ut
i
l
i
z
e
t
h
e
s
e
u
n
i
t
s
.
A
l
l
o
f
t
h
e
te
m
p
o
r
a
r
y
s
e
c
o
n
d
d
w
e
l
l
i
n
g
s
a
n
d
m
a
n
y
of
t
h
e
p
e
r
m
a
n
e
n
t
s
e
c
o
n
d
d
w
e
l
l
i
n
g
s
we
r
e
m
a
n
u
f
a
c
t
u
r
e
d
h
o
m
e
s
.
Ex
c
e
e
d
e
d
g
o
a
l
,
b
u
t
d
i
d
n
o
t
tr
a
c
k
i
n
c
o
m
e
l
e
v
e
l
s
.
Retain and try to track income levels for next Housing Element period.
Ch
a
p
t
e
r
4
:
H
o
u
s
i
n
g
Bu
t
t
e
C
o
u
n
t
y
H
o
u
s
i
n
g
E
l
e
m
e
n
t
May 25, 2004
Ba
c
k
g
r
o
u
n
d
R
e
p
o
r
t
84
GO
A
L
S
A
N
D
P
R
O
G
R
A
M
S
FI
V
E
-
Y
E
A
R
G
O
A
L
S
(1
9
9
3
-
1
9
9
8
)
AC
T
U
A
L
A
C
C
O
M
P
L
I
S
H
M
E
N
T
AN
A
L
Y
S
I
S
O
F
DI
F
F
E
R
E
N
C
E
DELETE, RETAIN OR MODIFY IN 2003 HOUSING ELEMENT
Pr
o
g
r
a
m
1
3
.
F
a
c
i
li
t
a
t
e
s
e
c
o
n
d
un
i
t
s
a
n
d
m
o
b
i
l
e
h
o
m
e
s
.
Ex
a
m
i
n
e
Z
o
n
i
n
g
O
r
d
i
n
a
n
c
e
t
o
s
e
e
i
f
c
h
a
n
g
e
s
ar
e
n
e
e
d
e
d
t
o
e
n
c
o
u
r
a
g
e
s
e
c
o
n
d
u
n
i
t
s
a
n
d
mo
b
i
l
e
h
o
m
e
s
.
A
p
p
r
ov
e
1
0
0
p
e
r
m
i
t
s
f
o
r
se
c
o
n
d
u
n
i
t
s
;
5
0
u
n
i
t
s
t
o
b
e
a
f
f
o
r
d
a
b
l
e
t
o
v
e
r
y
lo
w
-
i
n
c
o
m
e
h
o
u
s
e
h
o
l
d
s
a
n
d
5
0
u
n
i
t
s
af
f
o
r
d
a
b
l
e
t
o
l
o
w
-
i
n
c
o
m
e
h
o
u
s
e
h
o
l
d
s
Du
r
i
n
g
t
h
e
p
e
r
i
o
d
1
9
9
3
t
h
r
o
u
g
h
1
9
9
9
,
17
4
t
e
m
p
o
r
a
r
y
s
e
c
o
n
d
d
w
e
l
l
i
n
g
s
w
e
r
e
ap
p
r
o
v
e
d
i
n
t
h
e
C
o
u
n
t
y
.
T
h
e
C
o
u
n
t
y
di
d
n
o
t
t
r
a
c
k
w
h
i
c
h
i
n
c
o
m
e
g
r
o
u
p
s
ut
i
l
i
z
e
t
h
e
s
e
u
n
i
t
s
.
Ex
c
e
e
d
e
d
g
o
a
l
,
b
u
t
d
i
d
n
o
t
tr
a
c
k
i
n
c
o
m
e
l
e
v
e
l
s
.
T
h
e
Co
u
n
t
y
s
h
o
u
l
d
u
p
d
a
t
e
i
t
s
ex
i
s
t
i
n
g
s
e
c
o
n
d
d
w
e
l
l
i
n
g
or
d
i
n
a
n
c
e
t
o
r
e
f
l
e
c
t
cu
r
r
e
n
t
l
a
w
a
n
d
r
e
v
i
e
w
de
s
i
g
n
a
n
d
i
m
p
r
o
v
e
m
e
n
t
st
a
n
d
a
r
d
s
t
o
e
n
c
o
u
r
a
g
e
se
c
o
n
d
d
w
e
l
l
i
n
g
s
i
n
ac
c
o
r
d
a
n
c
e
w
i
t
h
S
t
a
t
e
l
a
w
.
Modify.
G OA
L
C:
I
MP
R
O
V
E
/C
ON
S
E
R
V
E
E XI
S
T
I
N
G
H OU
S
I
N
G
Pr
o
g
r
a
m
1
4
.
C
o
n
t
i
n
u
e
i
n
s
p
e
c
t
i
o
n
pr
o
g
r
a
m
.
En
a
c
t
c
o
m
p
r
e
h
e
n
s
i
v
e
v
o
l
u
n
t
a
r
y
b
u
i
l
d
i
n
g
c
o
d
e
in
s
p
e
c
t
i
o
n
f
o
r
a
f
e
e
(
f
r
e
e
t
o
l
o
w
-
i
n
c
o
m
e
ho
u
s
e
h
o
l
d
s
)
.
Th
e
C
o
u
n
t
y
h
a
s
n
o
t
a
d
o
p
t
e
d
a
co
m
p
r
e
h
e
n
s
i
v
e
v
o
l
u
n
t
a
r
y
b
u
i
l
d
i
n
g
co
d
e
i
n
s
p
e
c
t
i
o
n
p
r
o
c
e
s
s
.
T
h
e
C
o
u
n
t
y
do
e
s
a
d
m
i
n
i
s
t
e
r
C
o
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
B
l
o
c
k
G
r
a
n
t
s
.
D
u
r
i
n
g
th
i
s
p
r
o
c
e
s
s
,
e
li
g
i
b
l
e
h
o
u
s
i
n
g
i
s
in
s
p
e
c
t
e
d
f
o
r
b
u
i
l
d
i
n
g
c
o
d
e
co
m
p
l
i
a
n
c
e
,
a
n
d
r
e
c
o
m
m
e
n
d
a
t
i
o
n
s
a
r
e
ma
d
e
f
o
r
c
o
m
p
l
i
a
n
c
e
.
No
t
i
m
p
l
e
m
e
n
t
e
d
.
Delete. Conflicts with County’s inspection duties.
Pr
o
g
r
a
m
1
5
.
C
o
n
d
u
c
t
c
o
d
e
en
f
o
r
c
e
m
e
n
t
a
n
d
a
b
a
t
e
m
e
n
t
.
Co
u
n
t
y
t
o
i
d
e
n
t
i
f
y
u
n
s
a
f
e
h
o
u
s
i
n
g
a
n
d
re
h
a
b
i
l
i
t
a
t
e
o
r
r
e
m
o
v
e
u
n
i
t
s
.
G
o
a
l
i
s
t
o
re
m
o
v
e
o
r
r
e
c
o
n
s
t
r
u
c
t
1
5
5
d
i
l
a
p
i
d
a
t
e
d
dw
e
l
l
i
n
g
u
n
i
t
s
.
Th
e
C
o
u
n
t
y
h
a
s
a
d
o
p
t
e
d
a
n
u
i
s
a
n
c
e
ab
a
t
e
m
e
n
t
o
r
d
i
n
a
n
c
e.
A
c
o
m
p
o
n
e
n
t
o
f
th
i
s
o
r
d
i
n
a
n
c
e
c
a
l
l
s
f
o
r
t
h
e
c
a
s
e
-
b
y
-
ca
s
e
r
e
m
o
v
a
l
o
f
d
i
l
a
pi
d
a
t
e
d
d
w
e
l
l
i
n
g
s
.
Th
e
c
o
s
t
s
a
s
s
o
c
i
a
t
e
d
w
i
t
h
t
h
i
s
pr
o
g
r
a
m
w
o
u
l
d
l
i
m
i
t
r
e
m
o
v
a
l
t
o
a
ma
x
i
m
u
m
o
f
f
i
v
e
d
w
e
l
l
i
n
g
u
n
i
t
s
p
e
r
ye
a
r
,
m
u
c
h
l
o
w
e
r
t
h
a
n
t
h
e
5
-
y
e
a
r
g
o
a
l
of
1
5
5
u
n
i
t
s
.
Al
t
h
o
u
g
h
t
h
e
C
o
u
n
t
y
h
a
s
ad
o
p
t
e
d
a
n
u
i
s
a
n
c
e
ab
a
t
e
m
e
n
t
o
r
d
i
n
a
n
c
e
,
i
t
on
l
y
h
a
s
s
u
f
f
i
c
i
e
n
t
f
u
n
d
s
to
r
e
m
o
v
e
a
m
a
x
i
m
u
m
o
f
fi
v
e
d
w
e
l
l
i
n
g
u
n
i
t
s
p
e
r
ye
a
r
.
Retain, but reduce unit goals.
Pr
o
g
r
a
m
1
6
.
R
e
h
a
b
i
l
i
t
a
t
e
su
b
s
t
a
n
d
a
r
d
d
w
e
l
l
i
n
g
u
n
i
t
s
.
Co
u
n
t
y
t
o
a
p
p
l
y
f
o
r
f
u
n
d
s
t
o
a
s
s
i
s
t
l
o
w
-
in
c
o
m
e
h
o
u
s
e
h
o
l
d
s
w
i
t
h
n
e
e
d
e
d
re
h
a
b
i
l
i
t
a
t
i
o
n
.
T
h
e
g
o
a
l
i
s
t
o
a
s
s
i
s
t
1
6
0
u
n
i
t
s
.
Th
e
C
o
u
n
t
y
c
o
n
t
i
n
u
e
s
t
o
p
a
r
t
i
c
i
p
a
t
e
i
n
th
e
C
D
B
G
r
e
v
o
l
v
i
n
g
l
o
a
n
p
r
o
g
r
a
m
.
CD
B
G
f
u
n
d
s
a
r
e
f
u
n
n
e
l
e
d
i
n
t
o
el
i
g
i
b
l
e
p
r
o
j
e
c
t
s
i
n
c
l
u
d
i
n
g
l
o
w
-
i
n
c
o
m
e
ho
u
s
i
n
g
a
n
d
a
r
e
a
s
i
n
n
e
e
d
o
f
re
h
a
b
i
l
i
t
a
t
i
o
n
Si
n
c
e
t
h
e
C
o
u
n
t
y
h
a
s
n
o
t
pu
r
s
u
e
d
o
t
h
e
r
f
u
n
d
i
n
g
so
u
r
c
e
s
,
r
e
l
i
a
n
c
e
o
n
li
m
i
t
e
d
C
D
B
G
f
u
n
d
s
h
a
s
re
d
u
c
e
d
t
h
e
n
u
m
b
e
r
o
f
un
i
t
s
r
e
h
a
b
i
l
i
t
a
t
e
d
.
Retain.
Ch
a
p
t
e
r
4
:
H
o
u
s
i
n
g
Bu
t
t
e
C
o
u
n
t
y
H
o
u
s
i
n
g
E
l
e
m
e
n
t
May 25, 2004
Ba
c
k
g
r
o
u
n
d
R
e
p
o
r
t
85
GO
A
L
S
A
N
D
P
R
O
G
R
A
M
S
FI
V
E
-
Y
E
A
R
G
O
A
L
S
(1
9
9
3
-
1
9
9
8
)
AC
T
U
A
L
A
C
C
O
M
P
L
I
S
H
M
E
N
T
AN
A
L
Y
S
I
S
O
F
DI
F
F
E
R
E
N
C
E
DELETE, RETAIN OR MODIFY IN 2003 HOUSING ELEMENT
Pr
o
g
r
a
m
1
7
.
R
e
q
u
i
r
e
r
e
l
o
c
a
t
i
o
n
as
s
i
s
t
a
n
c
e
.
Co
u
n
t
y
t
o
c
o
n
s
i
d
e
r
o
r
d
i
n
a
n
c
e
t
o
m
a
k
e
la
n
d
l
o
r
d
s
i
n
v
i
o
l
a
t
i
o
n
o
f
b
u
i
l
d
i
n
g
c
o
d
e
s
p
a
y
fo
r
t
e
n
a
n
t
r
e
l
o
c
a
t
i
o
n
a
n
d
o
f
f
e
r
r
i
g
h
t
t
o
r
e
t
u
r
n
to
r
e
h
a
b
i
l
i
t
a
t
e
d
u
n
i
t
s
t
o
t
h
e
s
e
t
e
n
a
n
t
s
.
T
h
e
go
a
l
i
s
t
o
a
s
s
i
s
t
1
5
5
h
o
u
s
e
h
o
l
d
s
w
i
t
h
re
l
o
c
a
t
i
o
n
.
Th
e
C
o
u
n
t
y
h
a
s
n
o
t
c
o
n
s
i
d
e
r
e
d
s
u
c
h
an
o
r
d
i
n
a
n
c
e
a
t
t
h
i
s
t
i
m
e
.
No
t
m
e
t
.
Modify or delete
Pr
o
g
r
a
m
1
8
.
M
a
i
n
t
a
i
n
t
h
e
ho
u
s
i
n
g
c
o
n
d
i
t
i
o
n
d
a
t
a
b
a
s
e
.
Up
d
a
t
e
d
a
t
a
b
a
s
e
o
f
c
o
n
d
i
t
i
o
n
o
f
h
o
u
s
i
n
g
i
n
un
i
n
c
o
r
p
o
r
a
t
e
d
c
o
u
n
t
y
a
b
o
u
t
e
v
e
r
y
t
w
o
y
e
a
r
s
.
Th
e
g
o
a
l
i
s
t
o
m
a
i
n
t
a
i
n
a
d
a
t
a
b
a
s
e
i
n
w
h
i
c
h
th
e
i
n
f
o
r
m
a
t
i
o
n
i
s
n
o
t
m
o
r
e
t
h
a
n
3
0
m
o
n
t
h
s
ol
d
.
An
u
p
d
a
t
e
o
f
H
o
u
s
i
n
g
C
o
n
d
i
t
i
o
n
s
i
n
Bu
t
t
e
C
o
u
n
t
y
h
a
s
n
o
t
b
e
e
n
ac
c
o
m
p
l
i
s
h
e
d
.
No
t
m
e
t
.
Retain.
Pr
o
g
r
a
m
1
9
.
P
r
o
v
i
d
e
z
o
n
i
n
g
fl
e
x
i
b
i
l
i
t
y
f
o
r
h
o
u
s
i
n
g
re
h
a
b
i
l
i
t
a
t
i
o
n
.
En
c
o
u
r
a
g
e
r
e
h
a
b
i
l
i
t
a
t
i
on
o
f
o
l
d
e
r
h
o
m
e
s
b
y
al
l
o
w
i
n
g
r
e
h
a
b
d
e
s
p
i
t
e
l
a
c
k
o
f
c
o
m
p
l
i
a
n
c
e
wi
t
h
c
u
r
r
e
n
t
z
o
n
i
n
g
r
e
q
u
i
r
e
m
e
n
t
s
.
Bu
t
t
e
C
o
u
n
t
y
’
s
n
o
n
-
c
o
n
f
o
r
m
i
n
g
u
s
e
or
d
i
n
a
n
c
e
(
B
u
t
t
e
C
o
u
n
t
y
C
o
d
e
S
e
c
t
i
o
n
24
-
3
5
)
a
l
l
o
w
s
f
o
r
r
e
h
a
b
i
l
i
t
a
t
i
o
n
o
f
ol
d
e
r
h
o
m
e
s
d
e
s
p
i
t
e
l
a
c
k
o
f
co
m
p
l
i
a
n
c
e
w
i
t
h
c
u
r
r
e
n
t
z
o
n
i
n
g
.
Me
t
.
Delete. Program now part of zoning ordinance.
Pr
o
g
r
a
m
2
0
.
P
r
e
s
e
r
v
e
m
o
b
i
l
e
ho
m
e
p
a
r
k
s
.
As
s
i
s
t
m
o
b
i
l
e
h
o
m
e
p
a
r
k
r
e
s
i
d
e
n
t
s
i
n
e
f
f
o
r
t
s
to
o
w
n
a
n
d
c
o
o
p
e
r
a
t
i
v
e
l
y
r
u
n
t
h
e
p
a
r
k
s
i
n
wh
i
c
h
t
h
e
y
l
i
v
e
.
Th
e
r
e
i
s
n
o
r
e
c
o
r
d
o
f
t
h
e
C
o
u
n
t
y
pr
o
v
i
d
i
n
g
a
s
s
i
s
t
a
n
c
e
i
n
t
h
i
s
m
a
n
n
e
r
.
No
t
m
e
t
.
Questionable as to how this ever could be met.Delete.
G OA
L
D:
M
EE
T
N EE
D
S
O F
H OM
E
L
E
S
S
P ER
S
O
N
S
Pr
o
g
r
a
m
2
1
.
P
r
o
v
i
d
e
h
o
m
e
l
e
s
s
se
r
v
i
c
e
s
r
e
f
e
r
r
a
l
s
.
As
s
i
s
t
h
o
m
e
l
e
s
s
p
e
r
s
o
n
s
i
n
t
h
e
u
n
i
n
c
o
r
p
o
r
a
t
e
d
Ch
i
c
o
a
n
d
O
r
o
v
i
l
l
e
a
r
e
a
s
t
o
a
c
c
e
s
s
h
o
m
e
l
e
s
s
se
r
v
i
c
e
s
.
Th
e
C
o
u
n
t
y
p
r
o
v
i
d
e
r
s
i
n
f
o
r
m
a
t
i
o
n
o
n
ho
m
e
l
e
s
s
s
e
r
v
i
c
e
s
.
If
p
r
o
g
r
a
m
i
s
r
e
t
a
i
n
e
d
,
mo
r
e
e
x
p
l
a
n
a
t
i
o
n
i
s
ne
e
d
e
d
i
n
c
l
u
d
i
n
g
id
e
n
t
i
f
i
c
a
t
i
o
n
o
f
w
h
i
c
h
co
u
n
t
y
d
e
p
a
r
t
m
e
n
t
i
s
re
s
p
o
n
s
i
b
l
e
.
Delete or modify.
Pr
o
g
r
a
m
2
2
.
A
s
s
e
s
s
h
o
m
e
l
e
s
s
se
r
v
i
c
e
s
i
n
t
h
e
un
i
n
c
o
r
p
o
r
a
t
e
d
c
o
u
n
t
y
a
r
e
a
.
Mo
n
i
t
o
r
n
e
e
d
f
o
r
h
o
m
e
l
e
s
s
f
a
c
i
l
i
t
i
e
s
i
n
un
i
n
c
o
r
p
o
r
a
t
e
d
a
r
e
a
.
I
d
e
n
t
i
f
y
a
r
e
a
s
o
f
un
i
n
c
o
r
p
o
r
a
t
e
d
c
o
u
n
t
y
t
h
a
t
w
o
u
l
d
b
e
ap
p
r
o
p
r
i
a
t
e
f
o
r
h
o
m
e
l
e
s
s
f
a
c
i
l
i
t
i
e
s
.
Th
e
r
e
i
s
n
o
r
e
c
o
r
d
o
f
p
r
o
g
r
a
m
im
p
l
e
m
e
n
t
a
t
i
o
n
.
No
t
m
e
t
.
A
s
u
r
v
e
y
o
f
ho
m
e
l
e
s
s
n
e
e
d
s
w
o
u
l
d
b
e
us
e
f
u
l
t
o
d
e
t
e
r
m
i
n
e
t
h
e
ty
p
e
s
a
n
d
l
o
c
a
t
i
o
n
o
f
ne
e
d
e
d
f
a
c
i
l
i
t
i
e
s
.
Modify.
Ch
a
p
t
e
r
4
:
H
o
u
s
i
n
g
Bu
t
t
e
C
o
u
n
t
y
H
o
u
s
i
n
g
E
l
e
m
e
n
t
May 25, 2004
Ba
c
k
g
r
o
u
n
d
R
e
p
o
r
t
86
GO
A
L
S
A
N
D
P
R
O
G
R
A
M
S
FI
V
E
-
Y
E
A
R
G
O
A
L
S
(1
9
9
3
-
1
9
9
8
)
AC
T
U
A
L
A
C
C
O
M
P
L
I
S
H
M
E
N
T
AN
A
L
Y
S
I
S
O
F
DI
F
F
E
R
E
N
C
E
DELETE, RETAIN OR MODIFY IN 2003 HOUSING ELEMENT
Pr
o
g
r
a
m
2
3
.
P
r
o
v
i
d
e
t
r
a
n
s
i
t
i
o
n
a
l
ho
u
s
i
n
g
.
Co
n
s
u
l
t
w
i
t
h
h
o
m
e
l
e
s
s
s
e
r
v
i
c
e
p
r
o
v
i
d
e
r
s
a
n
d
ho
u
s
i
n
g
n
o
n
-
p
r
o
f
i
t
s
t
o
d
e
t
e
r
m
i
n
e
i
n
t
e
r
e
s
t
i
n
pr
o
v
i
d
i
n
g
t
r
a
n
s
i
t
i
o
n
a
l
h
o
u
s
i
n
g
i
n
un
i
n
c
o
r
p
o
r
a
t
e
d
a
r
e
a
s
.
P
r
o
v
i
d
e
s
u
c
h
h
o
u
s
i
n
g
i
f
ne
e
d
i
s
d
e
t
e
r
m
i
n
e
d
a
n
d
f
u
n
d
i
n
g
s
e
c
u
r
e
d
.
Th
e
r
e
i
s
n
o
r
e
c
o
r
d
o
f
t
h
e
C
o
u
n
t
y
co
n
s
u
l
t
i
n
g
f
o
r
m
a
l
l
y
w
i
t
h
h
o
m
e
l
e
s
s
se
r
v
i
c
e
p
r
o
v
i
d
e
r
s
.
S
u
c
h
p
r
o
v
i
d
e
r
s
ha
v
e
t
y
p
i
c
a
l
l
y
c
o
n
t
a
c
t
e
d
t
h
e
C
o
u
n
t
y
fo
r
t
h
e
n
e
c
e
s
s
a
r
y
u
s
e
p
e
r
m
i
t
s
,
a
s
n
e
e
d
di
c
t
a
t
e
s
.
T
h
e
C
o
u
n
t
y
h
a
s
w
o
r
k
e
d
w
i
t
h
no
n
-
p
r
o
f
i
t
g
r
o
u
p
s
d
u
r
i
n
g
t
h
e
p
e
r
m
i
t
pr
o
c
e
s
s
t
o
a
s
s
i
s
t
i
n
f
i
n
d
i
n
g
f
e
a
s
i
b
l
e
lo
c
a
t
i
o
n
s
a
n
d
i
n
g
o
i
n
g
t
h
r
o
u
g
h
t
h
e
pe
r
m
i
t
p
r
o
c
e
s
s
.
U
s
e
Pe
r
m
i
t
f
e
e
s
m
a
y
al
s
o
b
e
w
a
i
v
e
d
i
n
c
e
r
t
a
i
n
ci
r
c
u
m
s
t
a
n
c
e
s
f
o
r
e
l
i
g
i
b
l
e
a
p
p
l
i
c
a
n
t
s
.
Me
t
t
h
r
o
u
g
h
r
o
u
t
i
n
e
pe
r
m
i
t
t
i
n
g
.
C
o
u
n
t
y
c
o
u
l
d
in
c
l
u
d
e
a
r
e
q
u
i
r
e
m
e
n
t
t
o
tr
a
c
k
p
e
r
m
i
t
a
p
p
l
i
c
a
t
i
o
n
s
fo
r
t
r
a
n
s
i
t
i
o
n
a
l
g
r
o
u
p
ho
m
e
s
a
n
d
o
t
h
e
r
s
p
e
c
i
a
l
ne
e
d
s
h
o
u
s
i
n
g
.
Modify.
G OA
L
E:
E
QU
A
L
H OU
S
I
N
G
O PP
O
R
T
U
N
I
T
Y
Pr
o
g
r
a
m
2
4
.
I
m
p
l
e
m
e
n
t
F
a
i
r
Ho
u
s
i
n
g
P
r
o
g
r
a
m
.
Wo
r
k
w
i
t
h
l
o
c
a
l
a
n
d
s
t
a
t
e
a
g
e
n
c
i
e
s
o
n
co
m
m
u
n
i
t
y
e
d
u
c
a
t
i
o
n
a
n
d
r
e
f
e
r
r
a
l
s
.
T
h
e
g
o
a
l
is
t
o
r
e
s
o
l
v
e
o
r
r
e
f
e
r
1
0
0
f
a
i
r
h
o
u
s
i
n
g
co
m
p
l
a
i
n
t
s
a
n
d
c
o
n
d
u
c
t
a
n
n
u
a
l
a
w
a
r
e
n
e
s
s
pr
o
g
r
a
m
s
.
Th
e
r
e
i
s
n
o
r
e
c
o
r
d
o
f
t
h
e
C
o
u
n
t
y
wo
r
k
i
n
g
w
i
t
h
l
o
c
a
l
a
n
d
s
t
a
t
e
a
g
e
n
c
i
e
s
on
c
o
m
m
u
n
i
t
y
e
d
u
c
a
t
i
o
n
a
n
d
r
e
f
e
r
r
a
l
s
.
No
t
m
e
t
.
Delete.
G OA
L
F:
E
NE
R
G
Y
C ON
S
E
R
V
A
T
I
O
N
Pr
o
g
r
a
m
2
5
.
I
m
p
l
e
m
e
n
t
s
t
a
t
e
en
e
r
g
y
c
o
n
s
e
r
v
a
t
i
o
n
st
a
n
d
a
r
d
s
.
Re
q
u
i
r
e
a
p
p
l
i
c
a
n
t
s
f
o
r
b
u
i
l
d
i
n
g
p
e
r
m
i
t
s
t
o
co
m
p
l
y
w
i
t
h
S
t
a
t
e
e
n
e
r
g
y
e
f
f
i
c
i
e
n
c
y
st
a
n
d
a
r
d
s
.
I
n
c
r
e
a
s
e
e
f
f
i
c
i
e
n
c
y
i
n
a
l
l
n
e
w
co
n
s
t
r
u
c
t
i
o
n
.
Th
i
s
i
s
r
e
q
u
i
r
e
d
u
n
d
e
r
e
x
i
s
t
i
n
g
S
t
a
t
e
la
w
,
a
n
d
B
u
t
t
e
C
o
u
n
t
y
c
o
m
p
l
i
e
s
w
i
t
h
th
e
S
t
a
t
e
’
s
E
n
e
r
g
y
E
f
f
i
c
i
e
n
c
y
St
a
n
d
a
r
d
s
f
o
r
n
e
w
d
e
v
e
l
o
p
m
e
n
t
.
Me
t
.
Delete.
Pr
o
g
r
a
m
2
6
.
M
o
d
i
f
y
s
i
t
e
de
v
e
l
o
p
m
e
n
t
s
t
a
n
d
a
r
d
s
Pr
e
p
a
r
e
s
i
t
e
d
e
v
e
l
op
m
e
n
t
s
t
a
n
d
a
r
d
s
t
h
a
t
im
p
r
o
v
e
e
n
e
r
g
y
e
f
f
i
c
i
e
n
c
y
t
h
o
r
o
u
g
h
de
v
e
l
o
p
m
e
n
t
p
a
t
t
e
r
n
s
.
No
s
i
t
e
d
e
v
e
l
o
p
m
e
n
t
s
t
a
n
d
a
r
d
s
h
a
v
e
be
e
n
i
m
p
l
e
m
e
n
t
e
d
a
t
t
h
i
s
t
i
m
e
.
No
t
m
e
t
.
P
r
o
g
r
a
m
s
h
o
u
l
d
be
m
o
d
i
f
i
e
d
t
o
i
n
c
r
e
a
s
e
sp
e
c
i
f
i
c
i
t
y
r
e
g
a
r
d
i
n
g
en
e
r
g
y
e
f
f
i
c
i
e
n
t
de
v
e
l
o
p
m
e
n
t
s
t
a
n
d
a
r
d
s
.
Modify.
Pr
o
g
r
a
m
2
7
.
P
r
o
v
i
d
e
e
n
e
r
g
y
co
n
s
e
r
v
a
t
i
o
n
a
s
s
i
s
t
a
n
c
e
t
o
lo
w
-
i
n
c
o
m
e
h
o
u
s
e
h
o
l
d
s
He
l
p
l
o
w
-
i
n
c
o
m
e
h
o
u
s
e
h
o
l
d
s
g
e
t
a
c
c
e
s
s
t
o
gr
a
n
t
s
t
h
a
t
a
l
l
o
w
t
h
e
m
t
o
m
a
k
e
i
m
p
r
o
v
e
m
e
n
t
s
th
a
t
i
n
c
r
e
a
s
e
e
n
e
r
g
y
e
f
f
i
c
i
e
n
c
y
.
T
h
e
g
o
a
l
i
s
t
o
we
a
t
h
e
r
i
z
e
a
n
d
i
n
s
u
l
a
te
2
0
0
d
w
e
l
l
i
n
g
u
n
i
t
s
.
Th
e
C
o
u
n
t
y
c
o
n
t
i
n
u
e
s
t
o
p
a
r
t
i
c
i
p
a
t
e
i
n
th
e
C
D
B
G
r
e
v
o
l
v
i
n
g
l
o
a
n
p
r
o
g
r
a
m
.
Fu
n
d
s
a
r
e
a
l
l
o
c
a
t
e
d
t
o
e
l
i
g
i
b
l
e
p
r
o
j
e
c
t
s
in
c
l
u
d
i
n
g
l
o
w
-
i
n
c
o
m
e
h
o
u
s
i
n
g
a
n
d
ar
e
a
s
i
n
n
e
e
d
o
f
r
e
h
a
b
i
l
i
t
a
t
i
o
n
.
T
h
e
Co
u
n
t
y
d
o
e
s
n
o
t
t
r
a
c
k
e
n
e
r
g
y
ef
f
i
c
i
e
n
c
y
p
r
o
j
e
c
t
s
t
h
r
o
u
g
h
t
h
i
s
pr
o
g
r
a
m
.
No
t
m
e
t
.
Modify to track energy efficiency improvements through CDBG.
So
u
r
c
e
s
:
B
u
t
t
e
C
o
u
n
t
y
G
e
n
e
r
a
l
P
l
a
n
H
ou
s
i
n
g
E
l
e
m
e
n
t
(
1
9
9
3
)
,
B
u
t
t
e
C
o
u
n
t
y
s
t
a
ff
,
a
n
d
V
e
r
n
a
z
z
a
W
o
l
f
e
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.