HomeMy WebLinkAboutButte HNA FINAL
REVISED DRAFT
County of Butte
Housing Element Update
Housing Needs Assessment
Submitted to:
Dan Breedon
Department of Development Services
August 25, 2009
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Table of Contents
List of Tables..................................................................................................................iii
Executive Summary........................................................................................................v
Introduction .....................................................................................................................1
Housing Element Purpose.........................................................................................................1
Authority................................................................................................................................... 1
Status......................................................................................................................................... 1
Consistency with the General Plan............................................................................................ 1
Public Participation................................................................................................................... 2
Review of Existing Housing Element............................................................................3
Progress Toward Implementation ............................................................................................. 3
Effectiveness of the Element..................................................................................................... 7
Appropriateness of Goals, Objectives, and Policies.................................................................. 8
Demographic and Economic Trends...........................................................................13
Population and Household Characteristics.............................................................................. 14
Employment Trends................................................................................................................ 16
Projections............................................................................................................................... 18
Summary................................................................................................................................. 19
Housing Conditions......................................................................................................29
Existing Housing Conditions .................................................................................................. 29
Housing Market Conditions.................................................................................................... 40
Affordable Housing Stock.......................................................................................................42
Summary................................................................................................................................. 42
Special Housing Needs.................................................................................................50
Persons with Disabilities......................................................................................................... 50
Elderly..................................................................................................................................... 51
Large Families......................................................................................................................... 53
Single Female-Headed Households with Children ................................................................. 54
Farmworkers ........................................................................................................................... 54
Families and Persons in Need of Emergency Shelter.............................................................. 56
Summary................................................................................................................................. 57
Governmental and Non-governmental Constraints...................................................68
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Governmental Constraints.......................................................................................................68
Nongovernmental Constraints................................................................................................. 76
Housing Sites Inventory and Analysis........................................................................79
Regional Housing Needs Allocation....................................................................................... 79
Inventory of Land Suitable for Residential Development....................................................... 80
Zoning to Accommodate the Development of Housing Affordable to All Income Levels .... 83
Zoning for Emergency Shelters and Transitional Housing..................................................... 85
Zoning for a Variety of Housing Types.................................................................................. 87
Summary................................................................................................................................. 89
Opportunities for Energy Conservation....................................................................104
Appendix A: Butte County Housing Units Built Prior to 1970 by Block Group....106
Appendix B: Housing Survey Form...........................................................................107
Appendix C: North Chico Specific Plan Map...........................................................108
Appendix D: Available Land Inventory Summary...................................................109
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List of Tables
Table 1: Status of 2004 Housing Element Goals and Implementation Programs..............................9
Table 2: Population and Household Trends, 1990, 2000 and 2007.................................................21
Table 3: Age Distribution, 1990, 2000 and 2007 ............................................................................22
Table 4: Household Income Distribution, 2000 and 2007, Nominal Dollars..................................23
Table 5: Household Income Category Distribution, 2000...............................................................24
Table 6: Labor Force Trends, 2000 – 2007 .....................................................................................25
Table 7: Butte County Employment by Industry, 2007...................................................................26
Table 8: Butte County Population, Housing, and Employment Projections, 2006 – 2030..............27
Table 9: Butte County Job Projections by Industry, 2004 and 2014...............................................28
Table 10: Overcrowding by Income Category and Tenure, Unincorporated Butte County,
2000..........................................................................................................................................34
Table 11: Household Cost Burden by Income Category and Tenure, Unincorporated Butte
County, 2000.............................................................................................................................35
Table 12: Housing Stock Characteristics, 2000 and 2007...............................................................36
Table 13: Housing Stock by Year Built, 2000.................................................................................37
Table 14: Housing Occupancy and Vacancy Status, 2000..............................................................38
Table 15: Housing Survey Results: May 21 and May 23, 2008......................................................39
Table 16: Single Family Housing Prices, Butte County, October 1, 2007 - April 1, 2008..............44
Table 17: Affordable Home Prices, Butte County, 2008.................................................................45
Table 18: Rental Rates for Currently Renting Housing, Unincorporated Butte County, May
2008..........................................................................................................................................46
Table 19: Affordable Rents, Butte County, 2008............................................................................48
Table 20: Affordable Housing Stock, Unincorporated Butte County...............................................49
Table 21: Civilian Non-Institutionalized Population with Disabilities, 2000 and 2007..................59
Table 22: Household Tenure by Age of Householder, 2000 and 2007............................................60
Table 23: Elderly Households and Household Cost Burden by Income Category and Tenure,
Unincorporated Butte County, 2000.........................................................................................61
Table 24: Family and Non-Family Households by Size, 2000 and 2007........................................62
Table 25: Large Family Households and Housing Cost Burden, Unincorporated Butte
County, 2000.............................................................................................................................63
Table 26: Single Female-Headed Households with Children, 2000 and 2007................................64
Table 27: Butte County Average Farm Employment, 1992 – 2007................................................65
Table 28: Hired Farm Labor, 2002..................................................................................................66
Table 29: Butte County Homeless Population, January 30, 2008 ...................................................67
Table 30: Butte County Zoning.......................................................................................................90
Table 31: Butte County R-1 through R-4 Site Development Regulations by Zoning District........94
Table 32: Government Fees, Butte County, March 2008................................................................95
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Table 33: Schedule of Residential Processing Times, Butte County...............................................97
Table 34: Final RHNP for Butte County, January 1, 2007 - June 30, 2014....................................98
Table 35: Available Land Inventory Summary ...............................................................................99
Table 36: Summary of RHNA and Sites Capacity........................................................................103
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Executive Summary
Butte County retained Design, Community & Environment to prepare a comprehensive General
Plan update, with Bay Area Economics (BAE) acting as the subcontractor to prepare the Housing
Element update. This Housing Needs Assessment Report is background for the preparation of an
updated set of housing policies and programs that will be included in the overall General Plan
Update, and it evaluates: the implementation and effectiveness of the 2004 Butte County
Housing Element, current and future trends in housing conditions and needs in Butte County, and
governmental and nongovernmental constraints to the production, preservation, and rehabilitation
of housing in Butte County.
Butte County is currently involved in a comprehensive update of its General Plan –Butte County
General Plan 2030. This project was started in 2006 and is scheduled to conclude in August of
2010. An updated Housing Element is part of the comprehensive update to General Plan. Butte
County plans to adopt an updated Housing Element by August 30, 2009, in accordance with the
requirements of State Housing Element law. Since the Butte County General Plan 2030 process
will not be completed by that time, the newly adopted Housing Element will undergo further
policy review and potential changes before being included in its final form, in the new General
Plan 2030, when the comprehensive General Plan Update is adopted in 2010.
Review of Existing Housing Element
The last Butte County Housing Element was reviewed by the California Department of Housing
and Community Development on September 8, 2004 and deemed in compliance with California
Housing Element Law.1 The 2004 Housing Element Policy Report established a series of goals,
policies, and implementation programs for Butte County to achieve during the Housing Element
Planning Period, 2004 through 2008. The County implemented some of the programs from the
2004 Housing Element including the rehabilitation of substandard units, the completion of the
Butte County Continuum of Care Point in Time Homeless Count Report, and an increase in the
number of mobile homes. Many of the actions from 2004 are not complete, however; and while
some of the programs left unfinished are no longer necessary, many of the programs, especially
those required by State law ,will need to be implemented in this upcoming Housing Element
Planning Period.
Demographic and Economic Trends
The population and number of households in the Unincorporated Area decreased from 2000
through 2007 while Butte County and California experienced growth. The root cause of the
population decrease is annexation, and a similar pattern occurred in 1990 through 2000 in the
Unincorporated Area. The 2007 median household income in the Unincorporated Area exceeds
that of Butte County by nine percent, but falls 25 percent below the median household income for
California. The distribution of income in the Unincorporated Area indicates that the
Unincorporated Area has a lower percentage of households with incomes less than $25,000 and a
1 California Department of Housing and Community Development “Housing Element Compliance Report”
April 15, 2008. http://www.hcd.ca.gov/hpd/hrc/plan/he/status.pdf. Accessed on April 17, 2008.
vi
higher percentage of households with incomes above $75,000, than Butte County as a whole.
Overall, as more and more residential units become part of an incorporated City or Town in Butte
County, the population and households decrease, but the households remaining in the
Unincorporated Area maintain a high level of income relative to Butte County.
Housing Conditions
Housing in the Unincorporated Area consists of mainly single-family, attached units, similar to
the pattern in Butte County and the State of California. The percentage of multifamily units,
however, is significantly lower and the percentage of mobile homes significantly higher than that
Butte County and the state as a whole. With the limited multifamily options available to residents
given infrastructure limitations, mobile homes are a major provider of affordable housing in the
Unincorporated Area. Overall, the housing stock in the Unincorporated Area is relatively new,
with few units built prior to 1969, with only a small number of incidences of overcrowding, and
high vacancy rate. Data on the housing cost burden of Unincorporated Butte residents implies
that extremely low-income renters, followed by extremely low-income owners, should be the
targets of affordable housing programs.
Special Housing Needs
An analysis of special needs populations in the Unincorporated Area indicates that the greatest
unmet needs occur among the elderly, disabled, and the homeless. The elderly population has a
high housing cost burden and many may be in need of financial assistance. The prevalence of
physically and mentally disabled in the Unincorporated Area means that County must provide
supportive living environments as needed. Finally, the County, in conjunction with the
incorporated municipalities, must work together to find ways to provide additional shelters to the
homeless.
Housing Sites Inventory
The Regional Housing Needs Plan (RHNP) for Butte County mandates that the Unincorporated
Area allow for the development of 3,402 units across all income categories and the housing sites
inventory analysis section demonstrates how the Unincorporated Area can accommodate the
units. Given current General Plan land use designations in the Butte County Land Use Element,
infrastructure, and environmental constraints, the Unincorporated Area surpasses the requirement
and has land available to accommodate the development of at least 4,550 units. Although the
County’s zoning accommodates a range of housing unit types, proposed Housing Element
programs will provide increased opportunities for the development of emergency shelters, and
will also clarify the County’s regulations to allow the development of single-room occupancy
units and transitional and supportive housing projects, in compliance with State law.
Introduction
Since its establishment in 1969, the California Housing Element Law has mandated that
California local governments develop plans to supply housing to current and future residents,
regardless of income level.2
Housing Element Purpose
The purpose of the Housing Element is to address housing needs of the residents of the
Unincorporated Area of Butte County through June 30, 2014. The Housing Element consists of
two documents, the Housing Needs Assessment, which analyses the needs of residents of the
Unincorporated Area through the five-year planning period, and the Housing Policy document
that establishes policies and program to help Butte County meet the needs identified in the
Housing Needs Assessment. The complete Housing Element document is an update of the 2004
Butte County Housing Element.
Authority
According to Section 65302 of the California Government Code, all jurisdictions must adopt a
General Plan with seven mandatory elements. The Housing Element is one of the seven required
elements, and it is the only element that must be reviewed by the State for compliance to assure
that each jurisdiction is doing its part to help meet the State housing goals.
Status
Butte County completed a Housing Element Update in 1994, and the next Housing Element was
delayed because Senate Bill 320 granted a reprieve on Housing Element updates statewide until
2002.3 Butte County updated the Housing Element, and the California Department of Housing
and Community Development deemed the element in compliance with state law in September
2004.4 State law requires that Butte County adopt an updated Housing Element by August 31,
2009.
Consistency with the General Plan
As stated in Government Code Section 65300.5, “the Legislature intends that the general plan
and elements and parts thereof comprise an integrated, internally consistent and compatible
statement of policies for the adopting agency.”5 As mentioned above, Butte County is currently
in the process of conducting a comprehensive General Plan update in conjunction with the
Housing Element update. The County plans to adopt a new General Plan in 2010, ensuring that
all components of the General Plan, including the Housing Element, are internally consistent.
2 California Department of Housing and Community Development “Housing Element Compliance Report”
April 15, 2008. http://www.hcd.ca.gov/hpd/hrc/plan/he/status.pdf. Accessed on April 17, 2008.
3 California State Assembly. http://www.assembly.ca.gov/acs/committee/c12/publications/1998report/
LANDUSEPLANNING.htm. Accessed November 20, 2008.
4 Butte County General Plan: Setting and Trends Report Public Draft. August 2, 2007.
5 California Government Code Section 65300.5
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Public Participation
Butte County has actively solicited public participation in the preparation of the Housing Element
Update, and has taken the public input into consideration in the drafting and revisions to the
proposed Housing Element Update. Opportunities for public participation have included a
community workshop on March 26, 2009; a Butte County General Plan 2030 Citizens Advisory
Committee (CAC) meeting on April 16, 2009; and a Joint Planning Commission and Board of
Supervisors meeting on May 29, 2009. All public input on local housing needs and on updated
housing policies and programs gathered at the community workshop and the CAC meeting was
shared with the Planning Commission and the Board of Supervisors on May 29th, and the
Planning Commission’s and Board of Supervisors’ direction regarding incorporation of changes
in response to those comments is reflected in this Housing Needs Assessment and the Housing
Element Policy Document dated June 5, 2009.
In addition to public input solicited at the meetings described above, this Housing Needs
Assessment and the Housing Element Policy Document reflect the information and input shared
by numerous housing stakeholders who were interviewed as part of the process of preparing the
Housing Element Update, these include:
Juan Meza, Housing Authority of the County of Butte, Farm Labor Housing Manager
Ed Mayer, Housing Authority of the County of Butte, Executive Director
Roy Peters, Housing Authority of the County of Butte, Deputy Executive Director
Imelda Michel, Community Housing Improvement Program, Self-Help Housing Program
Manager
Kris Zappettini, Community Housing Improvement Program, Project Manager
Richard Reynolds, Butte County Behavioral Health
Private, for-profit housing developers, names withheld at developers’ request.
The input received at the public meetings on the Housing Element, along with the stakeholder
interviews influenced the update of the Housing Element. Input regarding a lack of emphasis on
affordable housing and housing related activities within Butte County led to the policy for Butte
County to encourage staff in various County departments and outside agencies and organizations
to coordinate housing activities. Concerns regarding the lack of small studio and one-bedroom
apartments in the County, especially for those suffering from mental illness, resulted in the
addition of a policy to encourage developers of rental units to build units for large families, and
studio and one-bedroom units to facilitate independent living for persons with mental illness.
Finally, discussion about farmworkers and data from farmworker advocates indicated that the
housing needs of migrant farmworkers were being served, but that lower-income farmworkers
required long-term affordable housing options like all other lower-income households in the
County.
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Review of Existing Housing Element
The 2004 Butte County Housing Element outlined a series of goals, policies, and implementation
programs for execution within the five-year Housing Element planning period. The Housing
Element outlined the following six major goals: 6
A. Provide for the County’s Regional Share of New Housing for All Income Groups
B. Encourage the Provision of Affordable Housing
C. Conserve and Improve the Existing Housing Supply
D. Meet the Special Housing Needs of Homeless Persons, Seniors, Large families,
Disabled Persons and Farmworkers
E. Ensure Equal Housing Opportunities
F. Promote Energy Conservation
Subsequently, the Housing Element lists additional policies and implementation programs
necessary to meet the six overarching goals. Table 1 contains a list of the 35 implementation
programs and the following section reports on the progress made since May 2004 towards
implementing these programs.
Progress Toward Implementation
The progress made by Butte County toward implementation of the 2004 Housing Element is
discussed for each of the six goals listed below.
Goal A
Under Goal A, there are eight programs designed to help Butte County accommodate its 2001 to
2008 Regional Housing Needs Allocation. The County has successfully implemented three of
these programs: Programs 1, 4, and 7.
Program 1 called for the County to “provide adequate sites for housing by expanding
infrastructure,”7 and the County utilized funding from CBDG and development impact fees to
build infrastructure in the Unincorporated Area. An example of new infrastructure in the County
funded from the CDBG program includes the allocation of $90,933 to “provide public
infrastructure, including the installation of water, sewer, storm drainage, and roadways, to serve
low-income housing in the Chapman Mulberry area of Chico.”8
The County also instituted Program 4, “joint planning with the City of Chico to assure that
residential zoning in the Unincorporated Area of North Chico is consistent with that of the City of
6 J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. “Butte County Housing Element
Policy Document” May 25, 2004. ( Pgs. 3 - 15)
7 J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. “Butte County Housing Element
Policy Document” May 25, 2004. (Pg. 4)
8 Butte County Board of Supervisors Agenda of Transmittal “Items Involving Allocation of Program Income
to CDBG Eligible activities” April 4, 2006. http://buttecounty.net/cob/Web_Agenda_042506/5.01.pdf.
Accessed on December 9, 2008.
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Chico, and that densities in the North Chico Specific Plan Area could increase.”9 Butte County
currently meets monthly with City of Chico officials to coordinate the update of the respective
General Plans.
Finally, the County instituted Program 7 through meetings with the Planning Directors Group of
the Butte County Association of Governments, where the RHNA for the Unincorporated Area for
the 2007-2014 planning period was 2,183 units lower than the RHNA from 2001-2008.
In addition, Program 2 - “use of GIS technology to assess availability of land zoned at various
densities” is being completed as part of the 2030 General Plan update process.
The rest of the programs, Programs 3, 5, 6, and 8 remain incomplete. At this point in time, the
County has not revised Community Plans to accommodate higher density development (Program
3) because high density developments are rare in the County. The County has not reviewed the
parking requirement for multifamily housing projects (Program 5), because the County feels that
the low cost of land keeps the costs of parking spaces negligible. The County has also not offered
incentives to developers of low-income housing, (Program 6), but instead has communicated with
developers on a case-by-case basis about the possibility of incentives. Finally, the County has not
tracked new housing units in the Unincorporated Area by affordability level (Program 8) because
the Department of Development Services does not have the ability to track pricing or sales
information.
Goal B
The 2004 Housing Element included ten programs to help the County “encourage the provision of
affordable housing” as outlined under Goal B.10
The County program that yielded the most affordable housing units was Program 12, because it
called for the County to continue to allow manufactured and mobile homes on all residentially
zoned land. Between the year 2000 and November of 2008, the County allowed 2,369 new
mobile homes throughout the Unincorporated Area. The question remains, however, whether or
not this is the optimal way to produce affordable hosing given that many of the homes are far
away from services and employment opportunities in the urban area of the County.
Program 9 is also proving worthwhile, although there was a delay in the program’s
implementation. No developer completed a Specific Plan or Master Plan for large-scale
residential Development in the Unincorporated Area through 2008, but the Rio D’Oro Specific
Plan is currently under review by the Butte County Planning Division. The Rio D’Oro Specific
Plan proposes a mixed-use development with up to 2,700 housing units.11
9 J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. “Butte County Housing Element
Policy Document” May 25, 2004. (Pg. 5)
10 Ibid (Pg. 6)
11 Butte County Department of Development Services. “Early Consultation Project Review.” October 20,
2008. http://buttecounty.net/dds/Planning/specific_plans/Rio_d_Oro/project_distribution_coversheet.pdf.
Accessed on December 11, 2008.
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The last two programs implemented by Butte County during the planning period were Program
13, whereby the County kept its Second Dwelling Unit Ordinance in compliance with State laws,
and Program 18 involving a link on the County web site to helpcentral.org, which provides
information on affordable and fair housing in Butte County.
The County did not implement the remaining seven programs under Goal B. While the County
continued to receive and distribute CBDG funds, the County has not pursued additional federal
and State funding as recommended in Program 10, mainly because the County does not have a
Housing Coordinator to apply for funding. The County also has not implemented Programs 11,
14, 15, 16, or 17. The County did not amend the density bonuses ordinance (Program 11)
because developers have not expressed any further interest in the use of the density bonus
ordinance during the planning period. The City did not work on housing issues with the City of
Chico as recommended in Program 14, 15, and 16, but the County realizes that arrangements with
the City of Chico could help develop additional affordable housing and have included three
polices in the updated Policy document. Finally, Program 17 called for the County to investigate
the feasibility of creating an inclusionary housing program, but this remains a controversial issue
and there is not community support for an inclusionary housing program at this time.
Goal C
Goal C, and the corresponding four programs, work to “improve/conserve the existing supply of
housing” in the Unincorporated Area.12
The County has completed Program 19, since 25 owners made improvements because of a
nuisance abatement action on their property and therefore improving the existing housing supply.
As prescribed in Program 20, Butte County continues to use its CDBG funds to rehabilitate
substandard homes, and rehabilitated 23 substandard homes for low-income residents from May
2004 through November 2008.
The County has not inspected farm labor camps per Program 21 because the authority to inspect
farm labor camps rests with the California Department of Health Services.13 For the final
program, Program 22, the County has not completed a housing conditions survey every two
years, but BAE completed a survey in 2008 as part of this Housing Element Update and the
Comprehensive General Plan update.
Goal D
The programs under Goal D are designed to “meet the special housing needs of homeless persons,
seniors, large family, disabled person, and farmworkers.” 14 Of the nine programs for Goal D,
Butte County made progress on two of the programs related to homeless persons.
In accordance with Program 27, a member of the Butte County Behavioral Health Department
12 J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. “Butte County Housing Element
Policy Document” May 25, 2004. (Pg. 10)
13 Personal Communication, Scott Rutherford, Division, Manager, Butte County Building Department.
December 10, 2008.
14 J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. “Butte County Housing Element
Policy Document” May 25, 2004. (Pg. 11)
6
continues to participate in the Homeless Task Force; however, since a Housing Coordinator
position for the County was never established as recommended in Program 23, there is no
additional County representation on the Homeless Task Force.
In addition, as part of Program 27, the County provides funding to Helpcentral.org, which lists all
of the homeless services available throughout Butte County, and funds projects such as the
Avenida House, which houses up to 14 formerly homeless people with mental illness.15
Butte County also completed Program 28 when the Butte County Office of Education and the
Butte County Behavioral Health Department assisted with the Butte County Continuum of Care
Point in Time Homeless Count Report most recently completed on January 30, 2008. Butte
County did not complete the other programs listed with Goal D including Programs 23, 24, 26,
29, 30 and 31. The County could not designate a County Housing Coordinator (Program 23)
because of a lack of funding, but in the updated policy document the County Administrative
Office will be charged with making affordable housing a more visible and important issue within
the County. The funding of accessibility improvements (Program 24), and the distribution of
literature on universal design (Program 26) did not occur because of a lack of both funding and
staff time. Changes to the zoning ordinance regarding Transitional Housing and Emergency
Shelters (Program 29) did not occur within the planning period, but the County will make these
changes in accordance with Senate Bill 2, as specified in the updated Policy document. The last
two programs (Program 30 and 31) related to farmworker housing were not implemented, but that
was because there was no demonstrated need for additional migrant farmworker housing over the
planning period.
Goal E
Butte County completed the one program under Goal E, Program 32, because the Housing
Authority of Butte County provides referral services to those with housing discrimination
complaints.
Goal F
The purpose of Goal F is to “promote energy conservation,” but none of the programs were
implemented.16 Butte County adheres to the minimum Title 24 standards, but does not exceed
State standards. The County recognizes that energy conservation needs to be a high priority in
the future, and has carried over all of the policies listed under Goal F in some form in the updated
Policy document. In addition, as part of its overall General Plan Update process, the County is
developing additional policies on energy and resource conservation.
Summary
The major programs implemented by Butte County in the last Housing Element planning period
include:
15 Personal Community Richard Reynolds. Butte County Behavioral Health, November 24, 2008.
16 J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. “Butte County Housing Element
Policy Document” May 25, 2004. (Pg. 15)
7
Program 4: The County met routinely with the City of Chico and the City of Oroville as
both jurisdictions updated their General Plans, as well as less frequently with the City’s
of Biggs, Gridley, and the Town of Paradise.
Program 7: The County received a lower RHNA for 2007-2014 than for 2001-2008 as
growth shifted more towards the incorporated cities.
Program 12: The number of mobile homes in the Unincorporated Area increased.
Program 19: The owners of 25 housing units improved their units to comply with the
County’s Nuisance Abatement Ordinance.
Program 20: The County helped to rehabilitate 23 substandard units for low-income
households.
Program 28: The County completed the Butte County Continuum of Care Point in Time
Homeless Count Report.
Those programs that the County did not implement during the planning period were closely
evaluated; those that are no longer relevant or deemed impractical were removed, and programs
that are still necessary and within the County’s means to implement are included again in the
updated Policy document.
Effectiveness of the Element
The effectiveness of the 2004 Housing Element is a function of the progress made by Butte
County in achieving the quantified objectives and the policy changes outlined in the 2004
Housing Element. Figure 1 below outlines the quantified objectives as written in the 2004
Housing Element Policy Document. Overall, the 2004 Housing Element Goals and Programs
appear to exceed the staff availability and financial resources of Butte County, since many
programs have not yet been implemented. Regardless, Butte County still exceeded its quantified
objectives for production of moderate- and above moderate-income housing, and although the
County did not set objectives for lower-income housing production, 75 lower-income units have
been completed or permitted, including second units and the affordable self-help units
constructed to date in the Palm Crest subdivision. In addition, the County achieved the quantified
objectives for housing rehabilitation under Program 20, with 23 homes rehabilitated between May
2004 and November of 2009, although Program 34, to provide energy conservation assistance to
low-income homeowners, was not implemented.
Figure 1: Summary of 2004 Housing Element Accomplishments
Rehabilitation Conservation New Production
Income Category Objective Achieved Objective Achieved Objective Achieved
Very Low-Income 0 0 0 0
Low-Income 68 23 0 0 75
Moderate-Income 0 0 0 103 338
Above Moderate-Income 0 0 0 196 253
Total 68 23 0 0 299 666
Source: Butte County, 2009.
8
Appropriateness of Goals, Objectives, and Policies
In light of the findings of the current Housing Needs Assessment as well as the review of the
County’s accomplishments under the 2004 Housing Element, Butte County has found that the
Housing Element’s Goals, Objectives, and Policies are generally appropriate. The focus of this
Housing Element Update is to make adjustments to comply with changes in State law since the
adoption of the 2004 Housing Element, and to update objectives in light of current and
anticipated conditions over the July 1, 2009 through June 30, 2014 planning period.
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Pr
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g
r
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2
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c
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Pr
o
g
r
a
m
3
:
C
o
m
m
u
n
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t
y
P
l
a
n
a
n
d
Z
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n
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a
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Co
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w
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.
Pr
o
g
r
a
m
4
:
J
o
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n
t
P
l
a
n
n
i
n
g
w
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h
t
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C
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a
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Ch
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Pr
o
g
r
a
m
5
:
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v
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w
P
a
r
k
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g
R
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.
Pr
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g
r
a
m
6
:
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Pr
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g
r
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m
7
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T
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y
Final
of
t
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s
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4
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2
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Pr
o
g
r
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m
8
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r
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k
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f
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b
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Pr
o
g
r
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m
9
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Pr
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g
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m
1
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2
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4
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Pr
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r
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2
5
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r
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2
6
:
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(
P
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g
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4
o
f
4
)
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l
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n
d
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R
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p
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R
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s
u
l
t
s
Pr
o
g
r
a
m
2
7
:
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o
r
k
w
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t
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t
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m
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l
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.
Pr
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g
r
a
m
2
8
:
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s
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d
f
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m
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d
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t
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a
n
d
B
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t
t
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nt
y
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h
a
v
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l
Se
r
v
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n
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l
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m
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n
t
Pr
o
g
r
a
m
2
9
:
T
r
a
n
s
i
t
i
o
n
a
l
H
o
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s
i
n
g
a
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a
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.
Em
e
r
g
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c
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l
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p
m
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n
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r
v
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c
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Pr
o
g
r
a
m
3
0
:
A
s
s
e
s
s
N
e
e
d
f
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r
M
i
g
r
a
n
t
D
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a
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n
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m
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t
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d
.
Fa
r
m
w
o
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k
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n
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t
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C
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t
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H
o
u
s
i
n
g
Au
t
h
o
r
i
t
y
Pr
o
g
r
a
m
3
1
:
E
x
p
a
n
d
F
a
r
m
w
o
r
k
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r
H
o
u
s
i
n
g
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p
m
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t
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d
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b
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i
m
p
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m
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t
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d
.
Go
a
l
E
:
E
n
s
u
r
e
E
q
u
a
l
H
o
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s
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n
g
O
p
p
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t
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n
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t
y
Pr
o
g
r
a
m
3
2
:
P
r
o
v
i
d
e
R
e
f
e
r
r
a
l
S
e
r
v
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c
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t
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d
m
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h
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B
u
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p
r
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v
id
e
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In
d
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a
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n
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Co
m
p
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Go
a
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F
:
P
r
o
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o
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C
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v
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o
n
Pr
o
g
r
a
m
3
3
:
S
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t
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D
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v
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l
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p
m
e
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t
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d
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a
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n
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b
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n
i
m
p
l
e
m
e
n
t
e
d
.
CA
E
n
e
r
g
y
C
o
m
m
i
s
s
i
o
n
Pr
o
g
r
a
m
3
4
:
E
n
e
r
g
y
c
o
n
s
e
r
v
a
t
i
o
n
D
e
v
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d
.
As
s
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t
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f
o
r
L
o
w
-
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c
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TE
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G
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N
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T
S
A
N
N
U
A
L
L
Y
Pr
o
g
r
a
m
3
5
:
I
n
c
e
n
t
i
v
e
s
f
o
r
C
o
n
s
t
r
u
c
t
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l
o
p
m
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n
t
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e
r
v
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c
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s
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d
m
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n
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s
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r
a
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v
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O
v
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h
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a
d
T
h
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s
p
r
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g
r
a
m
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a
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b
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n
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p
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n
t
e
d
.
th
a
t
E
x
c
e
e
d
s
M
i
n
i
m
u
m
T
i
t
l
e
2
4
S
t
a
n
d
a
r
d
s
No
t
e
:
(a
)
E
m
e
r
g
e
n
c
y
H
o
u
s
i
n
g
A
s
s
i
s
t
a
n
c
e
P
r
o
g
r
a
m
(
E
H
A
P
)
So
u
r
c
e
s
:
2
0
0
4
B
u
t
t
e
C
o
u
n
t
y
H
o
u
s
i
n
g
E
l
e
m
e
n
t
,
2
0
0
8
;
B
u
t
t
e
C
o
u
n
t
y
S
t
a
f
f
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
13
Demographic and Economic Trends
This section analyzes the need for housing in the Unincorporated Area using data on population,
employment trends, and household characteristics. It updates the information from the 2004
Butte County Housing Element Background Report. Whenever possible, the data in this section
compares the Unincorporated Area with Butte County as a whole and the State of California.
The data for the analysis of existing housing conditions and trends come from the 2000 Census,
the U.S. Department of Housing and Urban Development (HUD), with additional 2007 estimates
from the California Department of Finance (DoF) and California Employment Development
Department (EDD). Claritas, Inc., a private data vendor, provides 2007 demographic estimates
that supplement DoF figures for the Unincorporated Area. Data from the 2006 American
Communities survey only cover Butte County and do not include data on the Unincorporated
Area alone. Projections from BCAG show anticipated trends in population, employment, and
housing unit growth during this Housing Element planning period and beyond.
The data reported for 2000 and 2007 may be impacted by the annexation of land in Butte County
by incorporated cities within the County. The recent annexation patterns around Chico and
Oroville are indicative of the County’s loss of residential acreage, and therefore population and
households, as land transferred out of County jurisdiction. According to Chico’s General Plan
Five-Year Review and Annual Report, between 2002 and 2006, the City of Chico annexed 2,765
acres of land and gained 5,532 residents as a result.17 Information on annexations from the Butte
County Local Agency Formation Commission (LAFCO) indicates the City of Oroville annexed
406 acres from 2004 through 2006.18 The land contains a mix of existing development and vacant
land available for future development. Although the full effects of annexation on population and
household counts in the Unincorporated Area are unknown, from available data it is evident that
the Unincorporated Area transferred a large portion of land to incorporated cities and that in
Chico specifically, a significant population resided on the transferred land.
It should also be noted that the large population of college students living in Butte County due to
the presence of California State University, Chico, and Butte Community College can have the
effect of skewing some of the demographic statistics in Butte County. For example, student
populations tend to increase the proportion of “non-family households” due to the presence of
college students sharing housing with un-related roommates. Also, due to the tendency for
college students to not report support from parents or financial aid as “income,” student
households tend to have lower incomes, which tends to paint a picture of high proportions of
lower-income households. Finally, because college students tend to be transient within a
community, they are more likely to rent housing than to purchase housing; thus, communities
with large student populations tend to have lower proportions of homeownership. Although these
types of characteristics are very evident in demographic data for the City of Chico, where many
17 City of Chico General Plan and Five-Year Review and Annual Report. January 2008.
http://www.chico.ca.us/_mod_resource/content/Planning_Services/2007_Five-
Year_Review__Annual_Report.pdf. Accessed on May 1, 2008.
18 Butte County LAFCO Staff, April 2008.
14
students are concentrated, they also influence the statistics for Butte County as a whole and for
the unincorporated area.
Population and Household Characteristics
Population Trends
According to DoF estimates for 2007 in Table 2, the average annual percent change in population
in the Unincorporated Area was -1.8 percent between 2000 and 2007, in contrast to the average
annual 1.0 percent population growth in Butte County and 1.5 percent in California. The
population loss in the Unincorporated Area is partially attributable to annexations by cities of
developed areas that were previously unincorporated.
Annexation also had a negative effect on population growth in the Unincorporated Area from
1990 through 2000, when the average population fell -0.2 percent annually, while the average
population in Butte County overall increased by 1.1 percent annually. Both areas lagged
California, which saw an average annual population increase of 1.3 percent between 1990 and
2000.
Number of Households
The number of households in the Unincorporated Area fell from 1990 to 2000 by an annual
average of -0.3 percent, and decreased an additional annual average of -1.3 percent from 2000 to
2007. While both the population and the number of households fell from 1990 through 2007
partially due to annexations, the level of impact differed. From 1990 through 2007, the
population fell by 14 percentage points, but, over the same time period, the number of households
fell slightly less, by about 12 percent. This lowered the average household size in the
Unincorporated Area.
Average Household Size
In 1990, 2000, and 2007, the average household sizes in the Unincorporated Area and Butte
County remained lower than the average household size in California. In 1990 and 2000, the
average household size was close to 2.50 in both the Unincorporated Area and Butte County,
while the California average household size increased from 2.79 in 1990 to 2.87 in 2000. In
2007, the Unincorporated Area had a household size of just under 2.50. In Butte County overall,
the household size was 2.40, while California’s average had increased to 2.94 persons.
Household Type
Table 2 further details the types of households - family versus non-family - in the Unincorporated
Area, Butte County, and California. The percentage of family households, those containing two
or more related people living together, remained consistently higher in the Unincorporated Area
through 1990, 2000, and 2007 than in Butte County. The percentage of family households in the
Unincorporated Area in 2000, about 73 percent, was slightly higher than the proportion in
California, 69 percent, but significantly higher than the 62 percent in Butte County. In 2007, the
Unincorporated Area had 69 percent family households, exactly the same proportion as
California, while only 62 percent of households were families in Butte County as a whole. The
15
2007 household type data for the Unincorporated Area may not fully capture changes in the mix
of household types if annexed areas had unique characteristics. For example, the drop in the
percentage of family households from 2000 to 2007 could represent a change in the type of
households in Unincorporated Area or it could indicate that the households in annexed areas were
mainly family households.
Tenure
A comparison reveals that homeownership rates in the Unincorporated Area consistently surpass
the rates in Butte County and California. The homeownership rate of nearly 73 percent remained
stable between 2000 and 2007 in the Unincorporated Area, a slight rise from the 1990 rate of 71
percent. In Butte County as a whole, the homeownership rate was consistently around 61 percent
in 1990, 2000, and 2007. Furthermore, the California homeownership rate remained below both
areas, despite the fact that the California ownership rate rose from approximately 56 percent in
1990 to 58 percent in 2007. As with the household type data, the 2007 estimates may not fully
capture changes that could occur to the extent that annexed areas had unique tenure
characteristics.
Age Distribution
Table 3 presents the population age distributions in the Unincorporated Area, Butte County, and
California since 1990. The median age in the Unincorporated Area continually exceeds the
median age in both Butte County and in California. From 1990 through 2007, the estimated
median age for the Unincorporated Area increased from 36 years to nearly 40. Butte County and
California showed similar increases from 1990 through 2007. Butte County’s median age went
from nearly 34 to around 35. The State as a whole reports a much wider increase, from a median
age of 31.5 to nearly 35 years. The higher median age in the Unincorporated Area is attributable
to the relatively high percentage of the population over 55 years of age.
Household Income Distribution
Table 4 provides the household income distribution in nominal dollars (unadjusted for inflation)
for the three study areas in 2000 and 2007. In the Unincorporated Area, the share of households
with income less than $50,000 fell from 67 percent in 2000 to 59 percent in 2007, and the share
of households with income of $50,000 or more rose from 33 percent in 2000 to 41 percent in
2007. Adhering to a similar pattern, Butte County households with incomes under $50,000 fell
from 70 percent in 2000 to 62 percent in 2007, and households with incomes over $50,000
increased from 30 to 38 percent between 2000 and 2007.
Data on 2000 median adjusted income reveals that the median adjusted household income in the
Unincorporated Area, approximately $44,200, was 11 percent higher than the median adjusted
household income in Butte County, but 25 percent lower than the median adjusted household
income for California. By 2007, the median income in the Unincorporated Area had fallen in real
terms by 5 percent to around $41,900, while the median income fell by 3.5 percent and 5.5
percent in Butte County and California, respectively. The 2007 median household income in the
Unincorporated Area remains higher than the median in Butte County and lower than the
California median. The Unincorporated Area median income registered at 9 percent above that of
16
Butte County and 25 percent below that of California. The median household income for 2007 in
the Unincorporated Area is $41,900, is slightly higher than Butte County with $38,300, but still
significantly lower than the California median of $55,800. Between 2000 and 2007, the income
gap between the Unincorporated Area and California remained constant.
Household Income Categories
Table 5 examines the income limits for owner- and renter-occupied housing units by jurisdiction,
based on data from the HUD 2000 Comprehensive Housing Affordability Strategy (CHAS) data
set. The Unincorporated Area had a smaller percentage of households with extremely low-
incomes (almost 10 percent) compared to about 13 percent for Butte County. In the very low-,
low-, and moderate-income categories the Unincorporated Area and Butte County had almost
identical percentages of households. Furthermore, the Unincorporated Area had a larger
percentage of moderate-income and above households (nearly 42 percent) than Butte County’s
figure of approximately 38 percent.
In 2000, the Unincorporated Area contained the majority (56 percent) of owner households in
Butte County despite the fact that the Unincorporated Area only contains 47 percent of all
households. The homeownership rate in the Unincorporated Area greatly exceeds that of the
incorporated cities. Among owner households, the Unincorporated Area and Butte County had
identical percentages of households in all categories, including extremely low-income (6 percent),
very low-income (10 percent), low-income (15 percent) and moderate-income and above (50
percent) categories.
The income pattern among renter households is markedly different from that of owner
households. The Unincorporated Area contains only 32 percent of all renter households in Butte
County. Renter households in Unincorporated Area tend to have higher incomes than in Butte
County overall. Eighteen percent of Unincorporated Area renter households had extremely low
incomes in 2007, while 23 percent fell into this income category for Butte County as a whole.
Additionally, 19 percent of renter households in the Unincorporated Area are in the moderate-
income category and 20 percent earn above moderate incomes. In Butte County, the percentages
are 16 and 19 percent, respectively.
Employment Trends
Labor Force
As presented in Table 6, the unemployment rates in the Unincorporated Area and Butte County
mirrored one another almost exactly from 2000 through 2007. In 2000, both jurisdictions had
unemployment rates of 6.2 percent, and by 2007, the unemployment rate rose to 6.6 percent in the
Unincorporated Area and 6.7 percent in Butte County. The unemployment rates remained
significantly lower in California during the 2000 through 2007 time period, when the state’s
unemployment rate was 4.9 percent in 2000, then rose to 6.8 percent in 2003, before settling at
5.4 percent in 2007.
17
Jobs by Industry
Table 7 presents data on the number of jobs in establishments located in Butte County. Overall,
the number of jobs in Butte County increased by 8.4 percent (6,100 jobs) across all industries
from 2000 to 2007, to a total of 79,000 jobs. Job growth in the Natural Resources, Mining, and
Construction sector, Educational and Health Services sector, as well as the Financial Activities
sector, exceeded the job declines in the Durable Goods Manufacturing, Information, and Farm
sectors. The greatest number of new jobs in the period occurred in the Education and Health
Services sector (2,200), while the largest job loss was attributed to the Nondurable Manufacturing
sector, with 900 net jobs lost from 2000 to 2007. The increase in the number of jobs (6,100) did
not keep pace with the increase in the number of residents in the labor force nor the number of
employed residents. The increase in employed residents means that more residents need to
commute to locations outside of the Butte County for work.
18
Projections
Population
Table 8 presents the Butte County Association of Governments’ population growth projections
between 2006 and 2030 for Butte County, the incorporated cities and Unincorporated Area. Over
this period, BCAG forecasts an average annual growth rate of one percent for the Unincorporated
Area, two percent for incorporated cities and, therefore, about 1.6 percent for Butte County as a
whole. BCAG projects the population of the Unincorporated Area will reach 114,700 people by
2030 or about 24,000 more residents than in 2006. Butte County in 2030 will have a population
of 321,315 residents, compared to the County population of 217,200 in 2006, according to the
BCAG projections.
Housing Units
The housing unit projections from Table 8 indicate that housing unit growth is expected to track
projected population and household growth. The Unincorporated Area had about 54,200 housing
units in 2006 and applying a one percent growth rate results in approximately 87,500 housing
units in 2030. The projected 1.6 percent average annual growth rate for Butte County overall
would bring the number of households to about 137,300 in 2030, from approximately 93,400 in
2006.
Households
BCAG projections also predict household growth at average annual rates of 1.0 and 1.6 percent,
respectively, in the Unincorporated Area and Butte County. For the Unincorporated Area, a one
percent growth rate, given the approximately 36,200 households in 2006, equates to 45,700
households by 2030. In the County overall, BCAG projects about 133,600 households by 2030.
Assuming a similar income distribution of households in the Unincorporated Area in 2030 as in
2007, it is projected that approximately nine percent, or just fewer than 4,300 households, of the
total 45,700 households in the Unincorporated Area would be extremely low-income households.
Another approximately 5,800 would be very low-income and 7,900 would be low-income
households.
Jobs
Finally, BCAG projects the number of jobs Countywide will grow at a rate of 1.4 percent
annually between 2006 and 2030. Across all industries, BACAG projects the number of jobs will
grow from 88,700 in 2006 to 123,500 by 2030. 19
In Table 9, EDD provides additional employment forecasts for the County as a whole, across a
variety of non-farm industries for 2004 through 2014. Overall, EDD projects employment will
rise by 13.5 percent over the period, or approximately 1.3 percent annually. The industry sectors
with the greatest number of anticipated new jobs are the Education and Health Services sector
19 2006 estimate based on ratio of 0.95 jobs/housing unit ratio. This ratio decreases to 0.925 for 2010, 0.90
for 2015, and 0.875 for 2020 to reflect anticipated bedroom community effect in southern portion of county.
The ratio then increases to 0.90 for 2025 and 2030
19
and the Leisure and Hospitality sector. EDD projects no growth in the Information sector, and
limited growth in the Other Services sector, but does not predict that any non-farm industry sector
will report a net job loss through 2014.
Summary
Since the last Housing Element background report completed in 2004, the Unincorporated Area
continued to experience a decline in population and households, but a steady increase in the
number of jobs. The population in the Unincorporated Area fell by 11,600 persons (compound
average annual change of -1.8 percent) and the number of households decreased by 3,200
(compound average annual change of -1.3 percent). The loss of population and households from
2000 through 2007 is attributable to annexation. Over the same period, Butte County population
and households increased by an approximate annual average of one percent and 1.5 percent,
respectively. The projected growth trends from 2006 to 2030 indicate that both the population
and households in the Unincorporated Area will increase by 27 percent (one percent annual
average). This growth rate is very different from the historic annual average change from 1990
through 2007 of -0.9 percent for population and -0.7 percent for households because it does not
account for any potential annexations in the future. The projected increase in population and
households through 2030 means that the demand for housing will rise and the number of housing
units should increase around one percent annually to coincide with the projected one percent
average annual rise in population.
Furthermore, the percentage of family households in the Unincorporated Area was comparable to
California (both around 69 percent), and was a larger share of households than in Butte County
overall (about 62 percent). The size of households fell in the Unincorporated Area between 2000
and 2007 and, by 2007, the Unincorporated Area had a household size of just under 2.50,
compared to 2.40 in Butte County overall and 2.94 in California.
From the demographic and economic trends, it is evident that the housing needs in the
Unincorporated Area are changing. The transfer of population, households, and housing units
from the Unincorporated Area through annexation to the incorporated cities means that the
Unincorporated Area is losing existing housing units as well as land for the development of future
housing units. The land being incorporated in the cities is prime land for the development of
affordable multifamily housing, since it is near existing infrastructure.
The Unincorporated Area had a median income higher than Butte County, but significantly lower
than the median income in California. Homeowners have significantly higher incomes than
renters in both the Unincorporated Area and Butte County. The 2007 median household income
in the Unincorporated Area remained higher than that of Butte County, but the income gap
between the Unincorporated Area and Butte County decreased by two percentage points. In
2000, the median household income continued to register below that of California, and by 2007,
the income gap had increased, with the Unincorporated Area median income 33 percent less than
the California median income. The fact that the incomes in the Unincorporated Area and Butte
County continually remain significantly below that of the State of California implies that
residents of the Unincorporated Area can afford to pay significantly less for housing than
20
Californians as a whole.
Employment in both the Unincorporated Area and Butte County grew consistently from 2000
through 2007, equating to an increase in employment of about 10.5 percent in both areas over the
period. The expectation according to BCAG is that employment growth will continue at an
average annual rate of 1.4 percent in Butte County, which is exactly the same as the rate of
employment growth from 2000 to 2007. The increase in the number of employed residents in
Butte County from 2000 to 2007 was greater than the number of new jobs in Butte County, so
increasing numbers of residents are traveling outside of the County to find jobs.
Table 2: Population and Household Trends, 1990, 2000 and 2007
Average Annual Average Annual
Percent Change Percent Change
Unincorporated Butte County 1990 2000 2007 (est.) (a) 1990-2000 2000-2007
Population 98,461 96,630 84,995 -0.2% -1.8%
Households 38,360 37,206 33,988 -0.3% -1.3%
Average Household Size 2.55 2.56 2.48
Household Type
Family (b) 71.1% 69.4% 69.2%
Non Family 28.9% 30.6% 30.8%
Tenure
Owner 71.0% 72.8% 72.9%
Renter 29.0% 27.2% 27.1%
Average Annual Average Annual
Percent Change Percent Change
Butte County 1990 2000 2007 (est.) 1990-2000 2000-2007
Population 182,120 203,171 218,069 1.1% 1.0%
Households 71,665 79,566 88,494 1.1% 1.5%
Average Household Size 2.48 2.48 2.39
Household Type
Family (b) 64.4% 62.1% 62.1%
Non Family 35.6% 37.9% 37.9%
Tenure
Owner 60.9% 60.7% 60.9%
Renter 39.1% 39.3% 39.1%
Average Annual Average Annual
Percent Change Percent Change
State of California 1990 2000 2007 (est.) 1990-2000 2000-2007
Population 29,760,021 33,871,648 37,662,518 1.3% 1.5%
Households 10,381,206 11,502,870 12,524,401 1.0% 1.2%
Average Household Size 2.79 2.87 2.94
Household Type
Family (b) 68.8% 68.9% 69.0%
Non Family 31.2% 31.1% 31.0%
Tenure
Owner 55.6% 56.9% 57.5%
Renter 44.4% 43.1% 42.5%
Notes:
(a) 2007 Claritas data may not account for annexations.
(b) A “family” household is two or more related people living together. Non-family households are single people living alone, or two or
more un-related people living together.
Sources: 1990 Census, 2008; Census 2000, 2008; Claritas Inc., 2008; California Department of Finance, 2008; BAE, 2008.
Table 3: Age Distribution, 1990, 2000 and 2007
Unincorporated Butte County
1990 2000 2007 (est.) (a)
Estimated Percent Percent Percent
Population by Age Number of Total Number of Total Number of Total
Age 0 - 17 24,575 25.0% 24,569 25.4% 19,190 22.6%
Age 18 - 24 8,817 9.0% 7,966 8.2% 9,259 10.9%
Age 25 - 54 38,306 38.9% 37,989 39.3% 32,080 37.7%
Age 55 - 64 9,832 10.0% 10,110 10.5% 10,798 12.7%
Age 65 and Over 16,931 17.2% 15,996 16.6% 13,668 16.1%
Total 98,461 100.0% 96,630 100.0% 84,995 (b) 100%
Median Age 36.1 (c) 39.9 (c) 39.6 (c)
Butte County
1990 2000 2007 (est.) (a)
Estimated Percent Percent Percent
Population by Age Number of Total Number of Total Number of Total
Age 0 - 17 42,884 23.5% 48,767 24.0% 47,881 22.0%
Age 18 - 24 25,107 13.8% 27,732 13.6% 31,222 14.3%
Age 25 - 54 67,445 37.0% 77,145 38.0% 82,943 38.0%
Age 55 - 64 15,248 8.4% 17,471 8.6% 23,252 10.7%
Age 65 and Over 31,436 17.3% 32,056 15.8% 32,771 15.0%
Total 182,120 100.0% 203,171 100.0% 218,069 100%
Median Age 33.8 (d) 35.8 35.1
State of California
1990 2000 2007 (est.) (a)
Estimated Percent Percent Percent
Population by Age Number of Total Number of Total Number of Total
Age 0 - 17 7,750,725 26.0% 9,249,829 27.3% 9,990,354 26.5%
Age 18 - 24 3,412,257 11.5% 3,366,030 9.9% 3,768,530 10.0%
Age 25 - 54 13,228,261 44.4% 15,046,038 44.4% 16,121,398 42.8%
Age 55 - 64 2,233,226 7.5% 2,614,093 7.7% 3,690,519 9.8%
Age 65 and Over 3,135,552 10.5% 3,595,658 10.6% 4,091,716 10.9%
Total 29,760,021 100.0% 33,871,648 100.0% 37,662,518 100%
Median Age 31.5 (d) 33.3 34.6
Notes:
(a) 2007 figures were derived using Department of Finance total population estimates and Claritas age distribution estimates.
(b) Population loss due to annexation of unincorporated areas into cities.
(c) Unincorporated County median age figures were estimated using the age distribution figures.
(d) 1990 median age figures for Butte County and the State of California report Claritas estimates.
Sources: 1990 Census, 2008; Census 2000, 2008; Claritas Inc., 2008; California Department of Finance, 2008; BAE, 2008.
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%
1
,
7
3
8
,
8
7
8
1
3
.
9
%
In
c
o
m
e
$
1
5
0
,
0
0
0
o
r
m
o
r
e
9
9
7
2
.
7
%
1
,
3
5
4
4
.
0
%
1
,
9
2
4
2
.
4
%
3
,
2
0
5
3
.
6
%
7
9
4
,
7
9
9
6
.
9
%
1
,
2
2
2
,
3
0
7
9
.
8
%
To
t
a
l
H
o
u
s
e
h
o
l
d
s
3
7
,
3
6
9
1
0
0
%
3
3
,
9
8
8
(
c
)
1
0
0
%
7
9
,
6
7
4
1
0
0
%
8
8
,
4
9
4
1
0
0
%
1
1
,
5
1
2
,
0
2
0
1
0
0
%
1
2
,
5
2
4
,
4
0
1
1
0
0
%
Un
a
d
j
u
s
t
e
d
M
e
d
i
a
n
Ho
u
s
e
h
o
l
d
I
n
c
o
m
e
$
3
5
,
4
9
7
(
d
)
$
4
1
,
9
1
8
(
d
)
$
3
1
,
9
2
4
$
3
8
,
3
0
1
$
4
7
,
4
9
3
$
5
5
,
8
3
7
Ad
j
u
s
t
e
d
M
e
d
i
a
n
Ho
u
s
e
h
o
l
d
I
n
c
o
m
e
,
2
0
0
7
$
(
e
)
$
4
4
,
1
4
8
$
4
1
,
9
1
8
$
3
9
,
7
0
4
$
3
8
,
3
0
1
$
5
9
,
0
6
7
$
5
5
,
8
3
7
No
t
e
:
(a
)
2
0
0
7
f
i
g
u
r
e
s
w
e
r
e
d
e
r
i
v
e
d
u
s
i
n
g
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
t
o
t
a
l
h
o
u
s
e
h
o
l
d
s
e
s
t
i
m
a
t
e
s
a
n
d
C
l
a
r
i
t
a
s
h
o
u
s
e
h
o
l
d
i
n
c
o
m
e
d
i
s
t
r
i
b
u
t
i
o
n
e
s
t
i
m
a
t
e
s
.
(b
)
T
o
t
a
l
h
o
u
s
e
h
o
l
d
s
f
i
g
u
r
e
s
m
a
y
d
i
f
f
e
r
f
r
o
m
t
h
o
s
e
r
e
p
o
r
t
e
d
i
n
T
a
b
l
e
2
.
T
a
b
l
e
2
r
e
p
o
r
t
s
C
e
n
s
u
s
2
0
0
0
S
u
m
m
a
r
y
F
i
l
e
1
d
a
t
a
,
w
h
i
l
e
T
a
b
l
e
4
r
e
p
o
r
t
s
S
u
m
m
a
r
y
F
i
l
e
3
.
(c
)
L
o
s
s
o
f
h
o
u
s
e
h
o
l
d
s
d
u
e
t
o
a
n
n
e
x
a
t
i
o
n
o
f
u
n
i
n
c
o
r
p
o
r
a
t
e
d
a
r
e
a
s
i
n
t
o
c
i
t
i
e
s
.
(d
)
T
h
e
m
e
d
i
a
n
h
o
u
s
e
h
o
l
d
i
n
c
o
m
e
f
i
g
u
r
e
s
f
o
r
U
n
i
n
c
o
r
p
o
r
a
t
e
d
B
u
t
t
e
C
o
u
n
t
y
w
e
r
e
e
s
t
i
m
a
t
e
d
u
s
i
n
g
i
n
c
o
m
e
d
i
s
t
r
i
b
u
t
i
o
n
f
i
g
u
r
e
s
.
(e
)
T
h
e
1
9
9
9
m
e
d
i
a
n
h
o
u
s
e
h
o
l
d
i
n
c
o
m
e
e
s
t
i
m
a
t
e
s
a
r
e
a
d
j
u
s
t
e
d
t
o
r
e
p
r
e
s
e
n
t
2
0
0
7
d
o
l
l
a
r
s
u
s
i
n
g
t
h
e
B
u
r
e
a
u
o
f
L
a
b
o
r
S
t
a
t
i
s
t
i
c
s
C
a
l
if
o
r
n
i
a
U
r
b
a
n
C
o
n
s
u
m
e
r
s
Co
n
s
u
m
e
r
P
r
i
c
e
I
n
d
e
x
(
C
P
I
)
o
f
1
.
2
4
4
,
l
a
s
t
u
p
d
a
t
e
d
o
n
M
a
y
1
4
,
2
0
0
8
.
So
u
r
c
e
s
:
C
e
n
s
u
s
2
0
0
0
,
2
0
0
8
;
C
l
a
r
i
t
a
s
I
n
c
.
,
2
0
0
7
;
B
u
r
e
a
u
o
f
L
a
b
o
r
S
t
a
t
i
s
t
i
c
s
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Ta
b
l
e
5
:
H
o
u
s
e
h
o
l
d
I
n
c
o
m
e
C
a
t
e
g
o
r
y
D
i
s
t
r
i
b
u
t
i
o
n
,
2
0
0
0
(
a
)
Ex
t
r
e
m
e
l
y
L
o
w
I
n
c
o
m
e
V er
y
L
o
w
I
n
c
o
m
e
A bo
v
e
M
o
d
e
r
a
t
e
I
n
c
o
m
e A ll Incom e
(<
=
3
0
%
o
f
A
M
F
I
)
(
>
3
0
%
t
o
<
=
5
0
%
)
(>
1
2
0
%
o
f
A
M
F
I
)
L
e
v
e
l
s
Pe
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
Ho
u
s
e
h
o
l
d
s
o
f
T
o
t
a
l
H
o
u
s
e
h
o
l
d
s
o
f
T
o
t
a
l
H
o
u
s
e
h
o
l
d
s
o
f
T
o
t
a
l
H
o
u
s
e
h
o
l
d
s
o
f
T
o
t
a
l
H
o
u
s
e
h
o
l
d
s
o
f
T
o
t
a
l
H
o
u
s
e
h
o
l
d
s
o
f
T
o
t
a
l
Ow
n
e
r
O
c
c
u
p
i
e
d
Un
i
n
c
o
r
p
o
r
a
t
e
d
C
o
u
n
t
y
1,
7
2
9
6
%
2
,
6
8
1
1
0
%
4
,
2
1
3
1
5
%
5
,
1
4
8
1
9
%
1
3
,
5
0
6
5
0
%
2
7
,
2
7
7
1
0
0
%
Bu
t
t
e
C
o
u
n
t
y
2,
9
6
0
6
%
4
,
6
7
0
1
0
%
7
,
4
0
5
1
5
%
9
,
1
7
5
1
9
%
2
4
,
1
1
5
5
0
%
4
8
,
3
2
5
1
0
0
%
Re
n
t
e
r
O
c
c
u
p
i
e
d
Un
i
n
c
o
r
p
o
r
a
t
e
d
C
o
u
n
t
y
1,
8
3
4
1
8
%
2
,
0
3
7
2
0
%
2
,
2
9
0
2
3
%
1
,
8
6
7
1
9
%
1
,
9
7
6
2
0
%
1
0
,
0
0
4
1
0
0
%
Bu
t
t
e
C
o
u
n
t
y
7,
2
2
5
2
3
%
6
,
4
9
5
2
1
%
6
,
6
3
5
2
1
%
4
,
8
7
0
1
6
%
6
,
0
1
0
1
9
%
3
1
,
2
3
5
1
0
0
%
To
t
a
l
H
o
u
s
e
h
o
l
d
s
Un
i
n
c
o
r
p
o
r
a
t
e
d
C
o
u
n
t
y
3,
5
6
3
1
0
%
4
,
7
1
8
1
3
%
6
,
5
0
3
1
7
%
7
,
0
1
5
1
9
%
1
5
,
4
8
2
4
2
%
3
7
,
2
8
1
1
0
0
%
Bu
t
t
e
C
o
u
n
t
y
10
,
1
8
5
1
3
%
1
1
,
1
6
5
1
4
%
1
4
,
0
4
0
1
8
%
1
4
,
0
4
5
1
8
%
3
0
,
1
2
5
3
8
%
7
9
,
5
6
0
1
0
0
%
No
t
e
:
(a
)
F
i
g
u
r
e
s
r
e
p
o
r
t
e
d
a
b
o
v
e
a
r
e
b
a
s
e
d
o
n
t
h
e
H
U
D
-
p
u
b
l
i
s
h
e
d
C
H
A
S
2
0
0
0
d
a
t
a
s
e
r
i
e
s
,
w
h
i
c
h
u
s
e
s
r
e
p
o
r
t
e
d
1
9
9
9
i
n
c
o
m
e
s
.
C
H
A
S
d
a
t
a
re
f
l
e
c
t
H
U
D
-
d
e
f
i
n
e
d
h
o
u
s
e
h
o
l
d
i
n
c
o
m
e
l
i
m
i
t
s
,
f
o
r
v
a
r
i
o
u
s
ho
u
s
e
h
o
l
d
s
i
z
e
s
,
w
h
i
c
h
a
r
e
c
a
l
c
u
l
a
t
e
d
f
o
r
B
u
t
t
e
C
o
u
n
t
y
.
T
o
t
a
l
h
o
u
s
e
h
o
l
d
f
i
g
u
r
e
s
m
a
y
v
a
r
y
f
r
o
m
t
h
o
s
e
r
e
p
o
r
t
e
d
i
n
T
a
b
l
e
1
d
u
e
t
o
d
i
f
f
e
r
e
n
t
e
s
t
i
m
a
t
i
o
n
m
e
t
h
o
d
o
l
o
g
i
e
s
.
S
u
m
s
m
a
y
n
o
t
a
d
d
t
o
t
o
t
a
l
s
du
e
t
o
r
o
u
n
d
i
n
g
.
So
u
r
c
e
s
:
2
0
0
0
C
H
A
S
d
a
t
a
s
e
t
,
h
u
d
u
s
e
r
.
o
r
g
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Lo
w
I
n
c
o
m
e
M
o
d
e
r
a
t
e
I
n
c
o
m
e
(>
5
0
%
t
o
<
=
8
0
%
)
(
>
8
0
%
t
o
<
=
1
2
0
%
)
Ta
b
l
e
6
:
L
a
b
o
r
F
o
r
c
e
T
r
e
n
d
s
,
2
0
0
0
-
2
0
0
7
Total Percen t
20
0
0
2
0
0
1
2
0
0
2
2
0
0
3
2
0
0
4
2
0
0
5
2
0
0
6
2
0
0
7
C
h
a
n
g
e
(
2
0
0
0
-
2
0
0
7
)
Un
i
n
c
o
r
p
o
r
a
t
e
d
B
u
t
t
e
C
o
u
n
t
y
L
a
b
o
r
F
o
r
c
e
4
3
,
7
0
0
4
4
,
8
0
0
4
6
,
0
0
0
4
6
,
5
0
0
4
6
,
4
0
0
4
6
,
8
0
0
4
7
,
6
0
0
4
8
,
5
0
0
11.0%
E
m
p
l
o
y
m
e
n
t
(
a
)
4
1
,
0
0
0
4
1
,
9
0
0
4
2
,
6
0
0
4
3
,
0
0
0
4
3
,
0
0
0
4
3
,
7
0
0
4
4
,
8
0
0
4
5
,
3
0
0
10.5%
U
n
e
m
p
l
o
y
m
e
n
t
2
,
7
0
0
2
,
9
0
0
3
,
4
0
0
3
,
5
0
0
3
,
4
0
0
3
,
1
0
0
2
,
8
0
0
3
,
2
0
0
18.5%
U
n
e
m
p
l
o
y
m
e
n
t
R
a
t
e
6
.
2
%
6
.
5
%
7
.
4
%
7
.
5
%
7
.
3
%
6
.
6
%
5
.
9
%
6
.
6
%
Bu
t
t
e
C
o
u
n
t
y
L
a
b
o
r
F
o
r
c
e
9
3
,
1
0
0
9
5
,
2
0
0
9
7
,
6
0
0
9
9
,
0
0
0
9
8
,
3
0
0
9
9
,
4
0
0
1
0
1
,
4
0
0
1
0
3
,
3
0
0
11.0%
E
m
p
l
o
y
m
e
n
t
(
a
)
8
7
,
3
0
0
8
8
,
9
0
0
9
0
,
4
0
0
9
1
,
5
0
0
9
1
,
0
0
0
9
2
,
6
0
0
9
5
,
1
0
0
9
6
,
4
0
0
10.4%
U
n
e
m
p
l
o
y
m
e
n
t
5
,
8
0
0
6
,
3
0
0
7
,
2
0
0
7
,
5
0
0
7
,
3
0
0
6
,
8
0
0
6
,
3
0
0
6
,
9
0
0
19.0%
U
n
e
m
p
l
o
y
m
e
n
t
R
a
t
e
6
.
2
%
6
.
6
%
7
.
4
%
7
.
6
%
7
.
4
%
6
.
8
%
6
.
2
%
6
.
7
%
St
a
t
e
o
f
C
a
l
i
f
o
r
n
i
a
L
a
b
o
r
F
o
r
c
e
1
6
,
8
5
7
,
5
0
0
1
7
,
1
5
2
,
1
0
0
1
7
,
3
4
3
,
6
0
0
1
7
,
3
9
0
,
7
0
0
1
7
,
5
0
6
,
6
0
0
1
7
,
7
0
3
,
4
0
0
1
7
,
9
0
7
,
2
0
0
1
8
,
1
8
8
,
1
0
0
7.9%
E
m
p
l
o
y
m
e
n
t
(
a
)
1
6
,
0
2
4
,
3
0
0
1
6
,
2
2
0
,
0
0
0
1
6
,
1
8
0
,
8
0
0
1
6
,
2
0
0
,
1
0
0
1
6
,
4
1
3
,
4
0
0
1
6
,
7
4
2
,
3
0
0
1
7
,
0
2
9
,
9
0
0
1
7
,
2
0
8
,
9
0
0
7.4%
U
n
e
m
p
l
o
y
m
e
n
t
8
3
3
,
2
0
0
9
3
2
,
1
0
0
1
,
1
6
2
,
8
0
0
1
,
1
9
0
,
6
0
0
1
,
0
9
3
,
2
0
0
9
6
1
,
1
0
0
8
7
7
,
3
0
0
9
7
9
,
2
0
0
17.5%
U
n
e
m
p
l
o
y
m
e
n
t
R
a
t
e
4
.
9
%
5
.
4
%
6
.
7
%
6
.
8
%
6
.
2
%
5
.
4
%
4
.
9
%
5
.
4
%
No
t
e
:
(a
)
E
m
p
l
o
y
m
e
n
t
d
e
n
o
t
e
s
a
r
e
a
r
e
s
i
d
e
n
t
s
w
h
o
a
r
e
e
m
p
l
o
y
e
d
,
r
e
g
a
r
d
l
e
s
s
o
f
t
h
e
l
o
c
a
t
i
o
n
o
f
t
h
e
i
r
j
o
b
s
.
So
u
r
c
e
s
:
C
a
l
i
f
o
r
n
i
a
E
m
p
l
o
y
m
e
n
t
D
e
v
e
l
o
p
m
e
n
t
D
e
p
a
r
t
m
e
n
t
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Ta
b
l
e
7
:
B
u
t
t
e
C
o
u
n
t
y
J
o
b
s
b
y
I
n
d
u
s
t
r
y
,
2
0
0
0
-
2
0
0
7
Total Percent
In
d
u
s
t
r
y
S
e
c
t
o
r
s
2
0
0
0
2
0
0
1
2
0
0
2
2
0
0
3
2
0
0
4
2
0
0
5
2
0
0
6
2
0
0
7
C
h
a
n
g
e
Fa
r
m
3
,
0
0
0
2
,
7
0
0
2
,
5
0
0
2
,
6
0
0
2
,
7
0
0
2
,
6
0
0
2
,
5
0
0
2
,
6
0
0
-
1
3
.
3
%
Na
t
u
r
a
l
R
e
s
o
u
r
c
e
s
,
M
i
n
i
n
g
a
n
d
C
o
n
s
t
r
u
c
t
i
o
n
2
,
7
0
0
2
,
9
0
0
3
,
1
0
0
3
,
4
0
0
3
,
8
0
0
4
,
1
0
0
4
,
2
0
0
3
,
9
0
0
4
4
.
4
%
Du
r
a
b
l
e
G
o
o
d
s
M
f
g
.
3
,
2
0
0
2
,
7
0
0
2
,
2
0
0
2
,
2
0
0
2
,
2
0
0
2
,
1
0
0
2
,
2
0
0
2
,
3
0
0
-
2
8
.
1
%
No
n
d
u
r
a
b
l
e
G
o
o
d
s
M
f
g
.
2
,
0
0
0
1
,
8
0
0
1
,
8
0
0
1
,
8
0
0
1
,
8
0
0
1
,
9
0
0
1
,
9
0
0
1
,
9
0
0
-
5
.
0
%
Wh
o
l
e
s
a
l
e
T
r
a
d
e
1
,
8
0
0
1
,
6
0
0
1
,
7
0
0
1
,
8
0
0
1
,
9
0
0
1
,
8
0
0
1
,
9
0
0
2
,
1
0
0
1
6
.
7
%
Re
t
a
i
l
T
r
a
d
e
9
,
5
0
0
9
,
9
0
0
1
0
,
3
0
0
1
0
,
2
0
0
1
0
,
1
0
0
1
0
,
5
0
0
1
0
,
6
0
0
1
0
,
3
0
0
8
.
4
%
Tr
a
n
s
p
o
r
t
a
t
i
o
n
,
W
a
r
e
h
o
u
s
i
n
g
a
n
d
U
t
i
l
i
t
i
e
s
2
,
0
0
0
2
,
1
0
0
2
,
2
0
0
2
,
2
0
0
1
,
8
0
0
1
,
8
0
0
1
,
9
0
0
2
,
0
0
0
0
.
0
%
In
f
o
r
m
a
t
i
o
n
1
,
4
0
0
1
,
4
0
0
1
,
3
0
0
1
,
4
0
0
1
,
4
0
0
1
,
3
0
0
1
,
3
0
0
1
,
2
0
0
-
1
4
.
3
%
Fi
n
a
n
c
i
a
l
A
c
t
i
v
i
t
i
e
s
3
,
6
0
0
3
,
9
0
0
4
,
2
0
0
4
,
3
0
0
4
,
1
0
0
4
,
1
0
0
4
,
2
0
0
4
,
3
0
0
1
9
.
4
%
Pr
o
f
e
s
s
i
o
n
a
l
a
n
d
B
u
s
i
n
e
s
s
S
e
r
v
i
c
e
s
6
,
3
0
0
6
,
4
0
0
6
,
2
0
0
5
,
6
0
0
5
,
5
0
0
5
,
6
0
0
5
,
8
0
0
5
,
6
0
0
-
1
1
.
1
%
Ed
u
c
a
t
i
o
n
a
l
a
n
d
H
e
a
l
t
h
S
e
r
v
i
c
e
s
1
0
,
9
0
0
1
1
,
3
0
0
1
1
,
7
0
0
1
2
,
2
0
0
1
2
,
4
0
0
1
2
,
7
0
0
1
2
,
9
0
0
1
3
,
1
0
0
2
0
.
2
%
Le
i
s
u
r
e
a
n
d
H
o
s
p
i
t
a
l
i
t
y
7
,
2
0
0
7
,
3
0
0
7
,
1
0
0
6
,
9
0
0
6
,
9
0
0
7
,
3
0
0
7
,
7
0
0
7
,
9
0
0
9
.
7
%
Ot
h
e
r
S
e
r
v
i
c
e
s
3
,
3
0
0
3
,
6
0
0
3
,
7
0
0
3
,
7
0
0
3
,
7
0
0
3
,
6
0
0
3
,
6
0
0
3
,
5
0
0
6
.
1
%
Go
v
e
r
n
m
e
n
t
1
6
,
3
0
0
1
6
,
6
0
0
1
6
,
9
0
0
1
7
,
0
0
0
1
6
,
1
0
0
1
6
,
6
0
0
1
7
,
5
0
0
1
8
,
3
0
0
1
2
.
3
%
To
t
a
l
,
A
l
l
I
n
d
u
s
t
r
i
e
s
(
a
)
7
2
,
9
0
0
7
4
,
2
0
0
7
4
,
7
0
0
7
5
,
3
0
0
7
4
,
5
0
0
7
6
,
0
0
0
7
8
,
1
0
0
7
9
,
0
0
0
8
.
4
%
No
t
e
:
(a
)
S
u
m
s
m
a
y
n
o
t
a
d
d
t
o
t
o
t
a
l
s
d
u
e
t
o
r
o
u
n
d
i
n
g
.
F
i
g
u
r
e
i
n
d
i
c
a
t
e
j
o
b
s
a
t
e
s
t
a
b
l
i
s
h
m
e
n
t
s
l
o
c
a
t
e
d
i
n
B
u
t
t
e
C
o
u
n
t
y
.
So
u
r
c
e
s
:
C
a
l
i
f
o
r
n
i
a
E
m
p
l
o
y
m
e
n
t
D
e
v
e
l
o
p
m
e
n
t
D
e
p
a
r
t
m
e
n
t
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Ta
b
l
e
8
:
B
u
t
t
e
C
o
u
n
t
y
P
o
p
u
l
a
t
i
o
n
,
H
o
u
s
i
n
g
,
a
n
d
E
m
p
l
o
y
m
e
n
t
P
r
o
j
e
c
t
i
o
n
s
,
2
0
0
6
-
2
0
3
0
A ve
r
a
g
e
A
n
n
u
a
l
Pe
r
c
e
n
t
C
h
a
n
g
e
Po
p
u
l
a
t
i
o
n
2
0
0
6
2
0
1
0
2
0
1
5
2
0
2
0
2
0
2
5
2
0
3
0
2
0
0
6
-
2
0
3
0
To
t
a
l
C
o
u
n
t
y
21
7
,
2
0
9
2
3
2
,
0
7
5
2
5
4
,
2
2
4
2
7
6
,
2
7
7
2
9
7
,
8
8
2
3
2
1
,
3
1
5
1
.
6
%
Un
i
n
c
o
r
p
o
r
a
t
e
d
9
0
,
3
2
3
9
3
,
9
9
1
9
8
,
7
8
6
1
0
3
,
8
2
5
1
0
9
,
1
2
1
1
1
4
,
6
8
7
1.
0
%
In
c
o
r
p
o
r
a
t
e
d
C
i
t
i
e
s
1
2
6
,
8
8
6
1
3
8
,
0
8
4
1
5
5
,
4
3
8
1
7
2
,
4
5
2
1
8
8
,
7
6
1
2
0
6
,
6
2
8
2.
1
%
Ho
u
s
i
n
g
U
n
i
t
s
2
0
0
6
2
0
1
0
2
0
1
5
2
0
2
0
2
0
2
5
2
0
3
0
To
t
a
l
C
o
u
n
t
y
93
,
3
8
3
9
9
,
6
5
5
1
0
9
,
0
1
0
1
1
8
,
2
7
1
1
2
7
,
3
8
4
1
3
7
,
2
6
6
1
.
6
%
Un
i
n
c
o
r
p
o
r
a
t
e
d
3
9
,
1
8
1
4
0
,
7
7
2
4
2
,
8
5
2
4
5
,
0
3
8
4
7
,
3
3
5
4
9
,
7
4
9
1
.
0
%
In
c
o
r
p
o
r
a
t
e
d
C
i
t
i
e
s
5
4
,
2
0
2
5
8
,
8
8
3
6
6
,
1
5
8
7
3
,
2
3
3
8
0
,
0
4
9
8
7
,
5
1
7
2
.
0
%
Ho
u
s
e
h
o
l
d
s
(
a
)
2
0
0
6
2
0
1
0
2
0
1
5
2
0
2
0
2
0
2
5
2
0
3
0
To
t
a
l
C
o
u
n
t
y
89
,
8
5
0
9
6
,
0
6
4
1
0
5
,
3
3
9
1
1
4
,
5
6
6
1
2
3
,
5
9
7
1
3
3
,
3
9
7
1
.
7
%
Un
i
n
c
o
r
p
o
r
a
t
e
d
3
6
,
0
1
8
3
7
,
4
8
1
3
9
,
3
9
3
4
1
,
4
0
2
4
3
,
5
1
4
4
5
,
7
3
4
1
.
0
%
In
c
o
r
p
o
r
a
t
e
d
C
i
t
i
e
s
5
3
,
8
3
2
5
8
,
5
8
3
6
5
,
9
4
6
7
3
,
1
6
4
8
0
,
0
8
3
8
7
,
6
6
4
2
.
1
%
Em
p
l
o
y
m
e
n
t
(
b
)
2
0
0
6
2
0
1
0
2
0
1
5
2
0
2
0
2
0
2
5
2
0
3
0
To
t
a
l
C
o
u
n
t
y
,
A
l
l
I
n
d
u
s
t
r
i
e
s
88
,
7
1
4
9
2
,
1
8
1
9
8
,
1
0
9
1
0
3
,
4
8
7
1
1
4
,
6
4
6
1
2
3
,
5
3
9
1
.
4
%
No
t
e
s
:
(a
)
H
o
u
s
e
h
o
l
d
p
r
o
j
e
c
t
i
o
n
s
a
r
e
c
a
l
c
u
l
a
t
e
d
b
y
a
p
p
l
y
i
n
g
t
h
e
f
o
l
l
o
w
i
n
g
2
0
0
6
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
e
s
t
i
m
a
t
e
s
o
f
a
v
e
r
a
g
e
h
o
u
s
e
h
o
l
d
s
iz
e
t
o
t
h
e
po
p
u
l
a
t
i
o
n
p
r
o
j
e
c
t
i
o
n
s
f
o
r
t
h
e
i
n
c
o
r
p
o
r
a
t
e
d
a
n
d
u
n
i
n
c
o
r
p
o
r
a
t
e
d
a
r
e
a
s
w
i
t
h
i
n
t
h
e
C
o
u
n
t
y
.
2
0
0
6
a
v
e
r
a
g
e
h
o
u
s
e
h
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a
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d
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5
0
8
(b
)
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m
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l
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a
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t
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.
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c
e
,
2
0
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8
;
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,
2
0
0
8
.
Table 9: Butte County Job Projections by Industry, 2004 and 2014
Percent Change
Industry Sector 2004 2014 2004-2014
Natural Resources, Mining, and Construction 3,800 4,900 28.9%
Manufacturing 4,000 4,300 7.5%
Wholesale Trade 1,900 2,400 26.3%
Retail Trade 10,100 11,700 15.8%
Transportation, Warehousing, and Utilities 1,800 2,100 16.7%
Information 1,400 1,400 0.0%
Financial Activities 4,100 4,300 4.9%
Professional and Business Services 5,500 6,600 20.0%
Education and Health Services 12,400 14,400 16.1%
Leisure and Hospitality 6,900 8,400 21.7%
Other Services 3,700 3,800 2.7%
Government 16,100 17,200 6.8%
Total Nonfarm Jobs (a) 71,800 81,500 13.5%
Note:
(a) Sums may not add to totals due to rounding.
Sources: California Employment Development Department, 2008; BAE, 2008.
Butte County Jobs
29
Housing Conditions
The following section details the housing conditions in the Unincorporated Area and compares
the data, where available, to Butte County and California. Data sources include the 2000 Census,
2006 American Community Survey (ACS), 2000 CHAS, California Department of Finance
(DoF), U.S. Department of Housing and Urban Development (HUD), the California Department
of Housing and Community Development (HCD), and private vendors of real estate data such as
Dataquick. Additional information came from the Butte County Department of Development
Services, Planning Division as well as a windshield survey of physical housing conditions
conducted by BAE in May of 2008.
Existing Housing Conditions
Overcrowding
The information on the number of persons per room by household tenure in Table 10 comes from
the 2000 CHAS data set. The U.S. Census defines overcrowding as more than one person per
room in a given housing unit.20 In the Unincorporated Area in 2000, overcrowding is more of a
problem with renter-occupied units than owner-occupied units across all income categories. In
the Unincorporated Area in 2000, 3 percent of owner-occupied households (around 1,000) and 4
percent of renter households (around 1,400) were overcrowded.
As presented in Table 10, about 100 extremely low-income owner households (0.3 percent of
total households) and 300 extremely low-income renter households (almost 1 percent of total
households) lived in overcrowded conditions. The number households of that lived in
overcrowded conditions rises for households, with about 190 owner households (0.5 percent of
total households) and 320 renter households (almost 1.5 percent of total households) experiencing
overcrowding. Then, in both the low-income category and the moderate income and above
category the number of households living in overcrowded conditions increased. In the low-
income category, almost 250 owner households (0.7 percent of total households) and about 460
renter households (1.2 percent of total households) lived in overcrowded conditions. Finally, in
the moderate income and above category there were approximately 480 owner households (1.3
percent of total households) and 340 renter households (almost one percent of total households)
were defined as overcrowded. Across all the income categories, the number of households in
overcrowded conditions rises.
Housing Cost Burden
Table 11 exhibits the housing cost burden experienced by households in the Unincorporated Area.
20 According to the U.S. Census, a room includes all “whole rooms used for living purposes…including
living rooms, dining rooms, kitchens, bedrooms, finished recreation rooms, enclosed porches suitable for
year-round use, and lodgers' rooms. Excluded are strips or pullman kitchens, bathrooms, open porches,
balconies, halls or foyers, half-rooms, utility rooms, unfinished attics or basements, or other unfinished space
used for storage. A partially divided room is a separate room only if there is a partition from floor to ceiling,
but not if the partition consists solely of shelves or cabinets.
30
The table reports 2000 CHAS data for households by HUD-defined household income categories.
Income limits are defined relative to the Area Median Family Income (AMFI). All households
experience some level of housing cost burden, but households paying between 30 and 50 percent
of their income for housing experience “excessive” housing cost burden. The housing cost
burden qualifies as “severe” at levels above 50 percent of household income.21
In the Unincorporated Area, just under 17 percent of households had “excessive” housing cost
burdens, and almost 13 percent experienced “severe” housing cost burdens. Approximately 2,800
owner households (7.5 percent of total households) had severe housing cost burdens compared
with around 2,000 renter households (5.5 percent of total households).
The problem of excessive and severe housing costs burden is concentrated among extremely low-
income households. Among extremely low-income households, almost 49 percent were owners
and 51 percent were renters. About 24 percent of extremely low-income owner households (870
households) had severe housing cost burdens. Around 34 percent of extremely low-income renter
households (over 1,100 households) had severe housing cost burdens. Approximately 63 percent
have excessive or severe housing cost burdens.
Among the approximately 4,700 very low-income households, about 58 percent of very low-
income households have housing cost burdens of less than 30 percent, just over 27 percent have
excessive hosing cost burdens and around 14 percent experience severe housing cost burdens.
About 17 percent of the total households (about 6,450 households) in the Unincorporated Area
are low-income households. In the low-income category, about 27 and 14 percent of households
had excessive or severe housing cost burdens.
In moderate and above moderate income categories, excessive and severe housing costs burdens
are more common among owner households. Around 11 percent (2,600) of moderate and above
moderate-income owner households have excessive or severe housing cost burdens, compared to
about one percent (250) of the moderate- and above moderate-income renter households.
Overall, extremely low-income renters, followed by extremely low-income owners had the
highest occurrences of severe housing cost burdens in Butte County as of 2000. This suggests
that targeted affordable housing assistance could be beneficial to extremely low-income owners
and renters, since they experienced the highest number severe housing cost burdens.
Housing Stock Characteristics
Table 12 provides information on the type of housing in the Unincorporated Area, Butte County,
and California. According to Claritas, Inc., single-family detached homes comprised 64 percent
of housing in the Unincorporated Area in 2007, similar to the share of single-family detached
homes in Butte County and State of California. The Unincorporated Area and Butte County as a
21 U.S. Department of Housing and Urban Development Office of Policy Development and Research.
“Affordable Housing Needs: A Report to Congress on the Significant Need for Housing.”
http://www.huduser.org/Publications/pdf/AffHsgNeedsRpt2003.pdf. Accessed on November 27, 2007.
31
whole had much smaller shares of multifamily units compared to the State. In the
Unincorporated Area in 2007, multifamily units accounted for just over seven percent of all
housing units, compared with 20 percent in Butte County, and over 30 percent in California. The
shares of mobile homes in the Unincorporated Area and Butte County far exceeded that of the
State. In both 2000 and 2007, with 25 percent of the Unincorporated Area housing units and 16
percent of Butte County housing units representing mobile homes, it is clear that these units
represent an important component of the County’s housing stock, particularly in the
Unincorporated Area.
Age of Housing Stock
Table 13 indicates that in 2000 the Unincorporated Area had a newer housing stock relative to
California. In the Unincorporated Area, just less than 38 percent of the housing stock was built
before 1970, while nearly 50 percent of California’s housing stock was built prior to 1970.
Almost 29 percent of housing units in the Unincorporated Area were built between 1970 and
1979, totaling 11,800 units. Since the 1970s, the number of housing units produced has declined
in each decade in the Unincorporated Area, with about 7,900 units from 1980 to 1989, and about
5,800 units from 1990 to 2000. This decline in the number of homes being built was also evident
in Butte County and California in all three decades between 1970 and the year 2000.
Occupancy Rates
The vacancy rate in the Unincorporated Area surpassed that of both Butte County and California
in 2000, as shown in Table 14. Typically, a vacancy rate of 5 percent is considered an indicator
of a healthy housing market, balancing availability of a variety of housing options for prospective
buyers and renters with reasonable occupancy rates for sellers and rental owners. Of the total 9
percent vacancy in the Unincorporated Area, nearly 3 percent is attributable to housing units
whose primary use is seasonal, recreational, or occasional. The percentage of seasonal homes in
the Unincorporated Area exceeds the percentage of similar homes in Butte County (2 percent),
and California (2 percent). According to 2007 estimates from the California Department of
Finance, the vacancy rate for the Unincorporated Area is unchanged from 2000, at 9 percent of all
housing units. While DoF does not provide vacancy estimates by unit type, it is likely that
seasonal dwelling units will continue account for a proportion of Unincorporated Butte County’s
vacant housing stock.
Housing Conditions Field Survey
In conjunction with the Housing Element Update, BAE conducted a windshield survey of housing
conditions in the Unincorporated Area. The intent of the survey was to estimate the number of
units in the Unincorporated Area in need of rehabilitation or replacement.22
Methodology
To identify the greatest portion of substandard units, the survey focused on areas with high
concentrations of older housing stock, as housing units typically deteriorate with age. The survey
22 Housing and Community Development Department “Building Blocks for Effective Housing Elements:
Housing Needs, Housing Stock Characteristics
32
therefore focused on Census block groups where 50 percent or more of the housing units were
built prior to 1970. Appendix A provides a map of the Butte County census block groups,
showing the percentage of units in each census block group built before 1970. Thirty-one block
groups, which lie fully within or partially within the Unincorporated Area, have 50 percent or
more of the total housing units in the block group built before 1970. There were a total of
approximately 7,320 units in these block groups according to 2000 Census
In order to survey a manageable number of homes, yet obtain a representative sampling of units,
every tenth street segment within the Unincorporated Areas of the block groups was selected for
the survey. Then BAE staff conducted a visual survey of every home on each of the selected
segments on May 21, and May 23, 2008. Appendix B contains the housing survey form that
BAE used to evaluate homes in the survey areas. The survey form mimics the CDBG Housing
Conditions Survey provided by the California Department of Housing and Community
Development.23 BAE staff completed survey sheets for all housing units in the sample that
needed either minor, major, or substantial repair, and those units in dilapidated condition. 24 The
survey recorded the type of home, the condition of the foundation, roof, siding, and windows, and
finally whether or not the unit could be repaired or needed replacement.
Results
In total, as shown in Table 15, BAE surveyed 620 units, including 576 single-family units, 21
multifamily units, and 23 mobile homes. Of the 620 housing units surveyed, 36 units (almost 6
percent of the sample) were identified as in need of either minor, major, or substantial repair or in
dilapidated condition. Of the 26 units identified, there was one duplex and the remaining 34 units
were single-family detached. The highest concentrations of units in need of repair existed in the
Unincorporated Area surrounding Gridley and in a pocket of the Unincorporated Area surrounded
by the City of Chico near the intersection of Highway 32 and Highway 99, known as the
Chapman Mulberry Neighborhood. This suggests that the County’s rehabilitation programs
should focus on these two areas, especially in the Unincorporated Area near Chico where 7 of the
35 units observed, on six different street segments, were in need of repair.
The results of this survey cannot be applied to the entire housing stock in Butte County, but rather
only the census blocks with the greatest percentage of older units. Applying the ratio of units in
need of repair from the survey to the 15,280 housing units in the Unincorporated Area in Census
block groups where 50 percent or more of the housing units were built prior to 1970 indicates that
approximately 750 units in the County may be in need of repair. This equates to an estimated
130, 360, and 170 units in need of minor, moderate, or substantial repair, respectively, plus 100
units in dilapidated condition that warrant either major repair or complete reconstruction. This
estimate of 750 units in need of repair reflects only the units in need of repair in the 31 block
23 Housing and Community Development Department “Building Blocks for Effective Housing Elements:
Housing Needs, Housing Stock Characteristics
24 For the survey, scores between 16 and 39 denoted housing units in need of moderate repair, scores of 40 to
55 indicted a unit in need of substantial rehabilitated and a score of 56 or above was reserved for units
suffering from excessive neglect, where the building appears structurally unsound and maintenance is
nonexistent, not fir for human habitation in its current condition, may be considered for major demolition or
at a minimum, major rehabilitation will be required.
33
groups where more than 50 percent of the units were built before 1970. It is likely that much
smaller proportions of housing units will be in need of significant repair in those block groups
where newer homes predominate.
Ta
b
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1
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To
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%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
2
0
,
3
1
4
5
4
.
5
%
5
8
6
1
.
6
%
1
,
2
4
2
3
.
3
%
2
,
4
4
8
6
.
6
%
1
6
,
0
3
8
4
3
.
0
%
Wi
t
h
3
0
%
t
o
5
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
4
,
1
6
5
1
1
.
2
%
2
6
7
0
.
7
%
6
6
8
1
.
8
%
9
7
7
2
.
6
%
2
,
2
5
3
6
.
0
%
Wi
t
h
5
0
%
o
r
G
r
e
a
t
e
r
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
2
,
7
8
2
7
.
5
%
8
6
6
2
.
3
%
8
0
4
2
.
2
%
7
4
8
2
.
0
%
3
6
4
1
.
0
%
Su
b
t
o
t
a
l
:
O
w
n
e
r
O
c
c
u
p
i
e
d
H
o
u
s
e
h
o
l
d
s
2
7
,
2
6
1
7
3
%
1
,
7
2
0
4
.
6
%
2
,
7
1
4
7
.
3
%
4
,
1
7
3
1
1
.
2
%
1
8
,
6
5
4
5
0
.
0
%
Re
n
t
e
r
H
o
u
s
e
h
o
l
d
s
Wi
t
h
0
%
t
o
3
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
5
,
9
0
3
1
5
.
8
%
4
4
1
1
.
2
%
4
9
5
1
.
3
%
1
,
3
2
4
3
.
6
%
3
,
6
4
2
9
.
8
%
Wi
t
h
3
0
%
t
o
5
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
2
,
0
8
2
5
.
6
%
1
8
8
0
.
5
%
8
8
8
2
.
4
%
7
7
7
2
.
1
%
2
2
9
0
.
6
%
Wi
t
h
5
0
%
o
r
G
r
e
a
t
e
r
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
2
,
0
3
3
5
.
5
%
1
,
1
8
5
3
.
2
%
6
4
9
1
.
7
%
1
7
8
0
.
5
%
2
1
0
.
1
%
Su
b
t
o
t
a
l
:
R
e
n
t
e
r
O
c
c
u
p
i
e
d
H
o
u
s
e
h
o
l
d
s
1
0
,
0
1
8
2
7
%
1
,
8
1
4
4
.
9
%
2
,
0
3
2
5
.
5
%
2
,
2
7
9
6
.
1
%
3
,
8
9
3
1
0
.
4
%
To
t
a
l
H
o
u
s
e
h
o
l
d
s
3
7
,
2
7
9
1
0
0
%
3
,
5
3
4
9
%
4
,
7
4
6
1
3
%
6
,
4
5
2
1
7
%
2
2
,
5
4
7
6
0
%
No
t
e
:
(a
)
F
i
g
u
r
e
s
r
e
p
o
r
t
e
d
a
b
o
v
e
a
r
e
b
a
s
e
d
o
n
t
h
e
H
U
D
-
p
u
b
l
i
s
h
e
d
C
H
A
S
2
0
0
0
d
a
t
a
s
e
r
i
e
s
,
w
h
i
c
h
u
s
e
s
r
e
p
o
r
t
e
d
1
9
9
9
i
n
c
o
m
e
s
.
C
H
A
S
d
a
t
a
re
f
l
e
c
t
H
U
D
-
d
e
f
i
n
e
d
h
o
u
s
e
h
o
l
d
i
n
c
o
m
e
l
i
m
i
t
s
,
f
o
r
v
a
r
i
o
u
s
h
o
u
s
e
h
o
l
d
s
i
z
e
s
,
w
h
i
c
h
a
r
e
c
a
l
c
u
l
a
t
e
d
f
o
r
B
u
t
t
e
C
o
u
n
t
y
.
T
o
t
a
l
h
o
u
s
e
h
o
l
d
f
i
g
u
r
e
s
m
a
y
v
a
r
y
f
r
o
m
t
h
o
s
e
r
e
p
o
r
t
e
d
i
n
T
ab
l
e
2
d
u
e
t
o
d
i
f
f
e
r
e
n
t
e
s
t
i
m
a
t
i
o
n
m
e
t
h
o
d
o
l
o
g
i
e
s
.
So
u
r
c
e
s
:
2
0
0
0
C
H
A
S
d
a
t
a
s
e
t
,
h
u
d
u
s
e
r
.
o
r
g
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Le
v
e
l
s
A ll
I
n
c
o
m
e
(>
5
0
%
t
o
<
=
8
0
%
)
Lo
w
I
n
c
o
m
e
Ta
b
l
e
1
2
:
H
o
u
s
i
n
g
S
t
o
c
k
C
h
a
r
a
c
t
e
r
i
s
t
i
c
s
,
2
0
0
0
a
n
d
2
0
0
7
Un
i
n
c
o
r
p
o
r
a
t
e
d
B
u
t
t
e
C
o
u
n
t
y
Bu
t
t
e
C
o
u
n
t
y
St
a
t
e
o
f
C
a
l
i
f
o
r
n
i
a
20
0
0
2
0
0
7
(
e
s
t
.
)
(
a
)
2
0
0
0
2
0
0
7
(
e
s
t
.
)
(
a
)
2
0
0
0
2
0
0
7
(
e
s
t
.
)
(
a
)
Un
i
t
s
i
n
S
t
r
u
c
t
u
r
e
Nu
m
b
e
r
Pe
r
c
e
n
t
N
u
m
b
e
r
Pe
r
c
e
n
t
N
u
m
b
e
r
Pe
r
c
e
n
t
N
u
m
b
e
r
Pe
r
c
e
n
t
N
u
m
b
e
r
Pe
r
c
e
n
t
N
u
m
b
e
r Percent
De
t
a
c
h
e
d
S
i
n
g
l
e
F
a
m
i
l
y
2
6
,
3
2
6
6
4
.
6
%
2
4
,
0
5
9
6
4
.
4
%
5
1
,
6
8
6
6
0
.
4
%
5
7
,
3
9
1
6
0
.
5
%
6
,
8
8
3
,
4
9
3
5
6
.
4
%
7
,
5
6
8
,
6
3
3
5
6
.
9
%
At
t
a
c
h
e
d
S
i
n
g
l
e
F
a
m
i
l
y
8
7
0
2
.
1
%
7
9
3
2
.
1
%
2
,
3
5
5
2
.
8
%
2
,
6
4
3
2
.
8
%
9
3
1
,
8
7
3
7
.
6
%
1
,
0
0
2
,
9
9
8
7
.
5
%
2
t
o
4
u
n
i
t
s
1
,
9
2
8
4
.
7
%
1
,
7
4
8
4
.
7
%
7
,
6
4
4
8
.
9
%
8
,
3
4
4
8
.
8
%
1
,
0
2
4
,
8
0
3
8
.
4
%
1
,
0
8
7
,
1
7
7
8
.
2
%
5
t
o
9
u
n
i
t
s
2
4
1
0
.
6
%
2
2
6
0
.
6
%
2
,
9
2
6
3
.
4
%
3
,
2
8
0
3
.
5
%
7
2
2
,
8
2
7
5
.
9
%
7
7
3
,
7
9
4
5
.
8
%
10
o
r
m
o
r
e
u
n
i
t
s
8
1
9
2
.
0
%
7
8
1
2
.
1
%
6
,
7
2
0
7
.
9
%
7
,
5
7
1
8
.
0
%
2
,
0
8
1
,
8
8
5
1
7
.
0
%
2
,
2
4
6
,
1
7
8
1
6
.
9
%
Mo
b
i
l
e
H
o
m
e
s
1
0
,
2
9
4
2
5
.
2
%
9
,
4
6
5
2
5
.
3
%
1
3
,
7
6
1
1
6
.
1
%
1
5
,
0
9
6
1
5
.
9
%
5
3
8
,
4
2
3
4
.
4
%
5
9
8
,
0
8
1
4
.
5
%
Bo
a
t
s
,
R
V
'
s
,
V
a
n
s
,
O
t
h
e
r
3
0
5
0
.
7
%
2
8
3
0
.
8
%
4
3
1
0
.
5
%
4
7
4
0
.
5
%
3
1
,
2
4
5
0
.
3
%
3
5
,
5
9
6
0
.
3
%
To
t
a
l
H
o
u
s
i
n
g
U
n
i
t
s
(
b
)
4
0
,
7
8
3
1
0
0
%
3
7
,
3
5
5
(
c
)
1
0
0
%
8
5
,
5
2
3
1
0
0
%
9
4
,
7
9
9
1
0
0
%
1
2
,
2
1
4
,
5
4
9
1
0
0
%
1
3
,
3
1
2
,
4
5
6
1
0
0
%
No
t
e
s
:
(a
)
2
0
0
7
f
i
g
u
r
e
s
w
e
r
e
d
e
r
i
v
e
d
u
s
i
n
g
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
h
o
u
s
i
n
g
u
n
i
t
s
e
s
t
i
m
a
t
e
s
a
n
d
C
l
a
r
i
t
a
s
u
n
i
t
s
i
n
s
t
r
u
c
t
u
r
e
d
i
s
t
r
i
b
u
t
i
o
n
e
s
t
i
m
a
t
e
s
.
(b
)
T
o
t
a
l
h
o
u
s
i
n
g
u
n
i
t
s
f
i
g
u
r
e
s
m
a
y
d
i
f
f
e
r
f
r
o
m
t
h
o
s
e
r
e
p
o
r
t
e
d
i
n
T
a
b
l
e
1
6
.
T
a
b
l
e
1
2
r
e
p
o
r
t
s
C
e
n
s
u
s
2
0
0
0
S
u
m
m
a
r
y
F
i
l
e
3
d
a
t
a
,
w
h
i
l
e
T
a
b
l
e
1
6
r
e
p
o
r
t
s
S
u
m
m
a
r
y
F
i
l
e
1
.
(c
)
H
o
u
s
i
n
g
u
n
i
t
l
o
s
s
d
u
e
t
o
a
n
n
e
x
a
t
i
o
n
o
f
u
n
i
n
c
o
r
p
o
r
a
t
e
d
a
r
e
a
s
i
n
t
o
c
i
t
i
e
s
.
So
u
r
c
e
s
:
C
e
n
s
u
s
2
0
0
0
,
2
0
0
8
;
C
l
a
r
i
t
a
s
I
n
c
.
,
2
0
0
8
;
C
a
l
i
f
o
r
n
i
a
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Table 13: Housing Stock by Year Built, 2000
Unincorporated Butte County Butte County State of California
Year Built Number Percent Number Percent Number Percent
1990 to 2000 (a) 5,790 14.2% 13,631 15.9% 1,577,726 12.9%
1980 to 1989 7,925 19.4% 15,683 18.3% 2,098,028 17.2%
1970 to 1979 11,784 28.9% 21,679 25.3% 2,504,157 20.5%
1969 or Earlier 15,284 37.5% 34,530 40.4% 6,034,638 49.4%
Total Housing Units 40,783 100% 85,523 100% 12,214,549 100%
Notes:
(a) Census 2000 figures report units built through March of 2000.
(b) Total housing unit figures may differ from those reported in Table 16. Table 13 reports Census 2000 Summary
File 3 data, while Table 16 reports Summary File 1.
Sources: Census 2000, 2008; BAE, 2008.
Ta
b
l
e
1
4
:
H
o
u
s
i
n
g
O
c
c
u
p
a
n
c
y
a
n
d
V
a
c
a
n
c
y
S
t
a
t
u
s
,
2
0
0
0
Un
i
n
c
o
r
p
o
r
a
t
e
d
B
u
t
t
e
C
o
u
n
t
y
Bu
t
t
e
C
o
u
n
t
y
St
a
t
e
o
f
C
a
l
i
f
o
r
n
i
a
Oc
c
u
p
a
n
c
y
S
t
a
t
u
s
Nu
m
b
e
r
P
e
r
c
e
n
t
N
u
m
b
e
r
P
e
r
c
e
n
t
N
u
m
b
e
r
P
e
r
c
e
n
t
Oc
c
u
p
i
e
d
H
o
u
s
i
n
g
U
n
i
t
s
3
7
,
2
0
6
9
1
%
7
9
,
5
6
6
9
3
%
1
1
,
5
0
2
,
8
7
0
9
4
%
Va
c
a
n
t
H
o
u
s
i
n
g
U
n
i
t
s
3
,
5
6
2
9
%
5
,
9
5
7
7
%
7
1
1
,
6
7
9
6
%
Fo
r
r
e
n
t
72
8
2
%
1
,
7
2
8
2
%
1
9
0
,
3
2
1
2
%
Fo
r
s
a
l
e
o
n
l
y
5
0
9
1
%
1
,
0
1
6
1
%
9
2
,
1
9
7
1
%
Re
n
t
e
d
o
r
s
o
l
d
,
n
o
t
o
c
c
u
p
i
e
d
2
6
2
1%
5
2
4
1
%
5
0
,
8
4
6
0
%
Fo
r
s
e
a
s
o
n
a
l
,
r
e
c
r
e
a
t
i
o
n
a
l
o
r
o
c
c
a
s
i
o
n
a
l
u
s
e
1
,
1
5
4
3
%
1
,
3
5
0
2
%
2
3
6
,
8
5
7
2
%
Fo
r
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8
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%
9
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(
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9
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1
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(a
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(b
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o
t
a
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a
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s
1
2
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a
b
l
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1
6
r
e
p
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t
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m
m
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r
y
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1
d
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t
a,
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h
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a
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s
1
2
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y
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l
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3
.
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r
c
e
s
:
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n
s
u
s
2
0
0
0
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Table 15: Housing Survey Results: May 21 and May 23, 2008 (a)
Level of Repairs Needed
Unincorporated Areas Minor (b) Moderate (c) Substantial (d) Dilapidated (e)
Biggs - 2 1 -
Chico 4 - 3 -
Durham - 1 - -
Gridley 13 2 1
Oroville 1 3 1 -
Palermo - 3 - 3
Richvale - - 1 -
Thermalito - 5 - 1
Total with Problems 6 17 8 5
Notes:
(a) Appendix B contains a copy of the survey instrument, which evaluated the condition of the foundation, roofing, siding/stucco
and windows for each unit. A total of 620 units were surveyed on randomly selected streets throughout the Unincorporated Area.
(b) Units with minor defects received a survey score between 10 and 15.
(c) Units with moderate defects received a survey score of 16 to 39.
(d) Units with substantial defects received a score of 40 to 55.
(e) Units in dilapidated condition received a survey score of 56 and over.
Sources: CDBG, 2008; BAE, 2008
40
Housing Market Conditions
For Sale Housing
Table 16 provides data on home sales over a six-month period from October 1, 2007 through
April 1, 2008 in the Unincorporated Area, incorporated cities, and Butte County as a whole. The
110 home sales reported in the Unincorporated Area over this period had a median price of
$266,500. The median home had 1,438 square feet of living space, three bedrooms, and a 0.31-
acre lot. The median cost per square foot of living space equaled about $185. The median price
for the 1,086 home sales in Butte County was higher ($283,500), but the median home had 1,379
square feet of living space and therefore the median price per square feet of living space was
higher, at around $206. The high price of housing in the City of Chico drove the median home
price in Butte County above that of the Unincorporated Area.
Affordable Home Purchase Prices
Table 17 calculates the affordable housing prices for very low-, low- and moderate-income
households in Butte County. The calculations use the 2008 income limits for Butte County and
assume that a household can afford to spend 30 percent of its income on housing costs. For
example, a low-income, four-person household has a maximum annual income of $43,600, and
30 percent of this income would equal $13,080, meaning that the household could affordably pay
$1,090 monthly for housing. The assumptions used to calculate the affordable price for a
homebuyer are as follows:
Downpayment, five percent
Annual interest rate, 6.0 percent
Loan term, 30 years
Annual mortgage insurance, 0.78 percent of mortgage
Annual property tax rate, 1.06 percent of home value
Annual hazard insurance, 0.20 percent of home value
As would be expected, very low-income households can afford to pay less and moderate-income
households can pay significantly more for homes. The affordable price for three-person
households ranges from around $83,400 for a very-low income household to almost $200,000 for
moderate-income households. The affordable home prices for four-person households rise for
very-low income households to approximately $92,500 and $222,000 for moderate-income
households.
Given the aforementioned assumptions, a four-person low-income household can afford to pay
$148,000 for a home and a three-person low-income household can pay $133,200 for a house.
A comparison of the affordable home prices to the for-sale housing prices in the Unincorporated
Area listed in Table 16 reveals that neither three-person or four-person, very low-, low- or
moderate-income households can afford the median priced home in the Unincorporated Area.
The median price of around $266,500 is unaffordable to a four-person, moderate-income
household with annual income of $65,400, because they can only afford to pay around $204,600
41
for a home, and the affordability gap is greater for the other groups just mentioned.
Rental Housing
A limited number of rental options exist in the Unincorporated Area. The Unincorporated Area
contains mostly single-family homes that are offered for rent. Table 18 provides the listed
monthly rents for a small sample of private homes in the Unincorporated Area and the
incorporated cities along with rental rates for apartments in the incorporated cities. The cost of
apartments in the incorporated cities is generally indicative of what the market rents would be for
apartments in the Unincorporated Areas surrounding each of the incorporated cities.
Across all the jurisdictions, the cost of renting a private home varies widely. Of the 24 private
homes in the sample, with 13 homes located in the Unincorporated Area, the cost of renting a
two-bedroom unit averaged $831 ($0.73 per square foot) and for a three-bedroom, $1,179 ($0.83
per square foot) per month. Because of the small sample of homes available for rent in the
Unincorporated Area, no discernable pattern exists on the cost of renting in the different
Unincorporated Areas surrounding the incorporated cities.
The costs of renting two-and three-bedroom apartments in Butte County are significantly less
than renting a home. From the sample of ten apartment complexes, the average cost of renting a
two-bedroom unit amounted to $716 ($0.84 per square foot) to $909 ($0.80 per square foot) for a
three-bedroom unit. Comparing the market rents in Chico, Gridley, and Oroville reveals that the
rent per square foot in Chico is consistently higher than in both Gridley and Oroville, with
Oroville having the lowest rents per square foot.
Affordable Rental Rates
The California Department of Housing and Community Development calculates annual income
limits by household size. Given the 2008 Butte County median income for a family of four of
$54,500, the California Housing and Community Department calculated the income limits for the
various income categories and household sizes.
Rents are considered affordable if a household spends no more than 30 percent of its income on
rent and utility costs. Taking 30 percent of the given income limits, and subtracting for the Butte
County Housing Authority utility allowances for different sized apartments, led to an estimate of
what households can afford to pay monthly to rent a housing unit. Table 19 indicates that the
affordable prices for a one-person household range from around $240 for extremely low-income
to $1,100 per month for moderate income households for a studio apartment. The affordable rent
for a three-person household varies from about $295 per month for extremely low-income
households to $1,400 for moderate-income households for a two-bedroom apartment.
A comparison between the affordable prices based on income limits in Table 19 and the market
rate rents shown in Table 18 indicates that a two-bedroom market rate apartment rents for $716
per month on average, and it is affordable to two- and three-person, low-income households. The
average price of a three-bedroom market rate apartment is $909, which is affordable to four-
person low-income households, and very close to being affordable to three-person, low-income
42
households. The rents for homes are higher than the rents for apartments. The average rent of
$831 for a two-bedroom home is still affordable to low-income households, and the $1,179 rent
for a three bedroom is only affordable to moderate-and above moderate-income households.
Therefore, market rate rental apartments in Unincorporated Butte County serve all but very low-
and extremely low-income households.
Affordable Housing Stock
Table 20 displays the limited affordable housing stock in the Unincorporated Area, Palm Crest
Village Phase 1, and a Farm Labor Center. The Palm Crest Village Phase 1 is currently under
construction and will contain 22 units when completed. It is the only new affordable housing
project in the Unincorporated Area since the last Housing Element in 2004. The Farm Labor
Center continues to operate outside of Gridley and provides 130 beds for farmworkers. Both
projects serve low-income households.
“At Risk” Units
State Housing Element law requires an evaluation of whether any existing subsidized affordable
housing units are at risk of conversion to market rates during the next ten years. No such units
exist in the Unincorporated Area. As of the last Housing Element, the only “affordable family
housing developments located in the Unincorporated Area was the Housing Authority’s farm
labor housing project East of Gridley.”25 The farm labor project contains 130 units for
farmworker families.26 As the Butte County Housing Authority owns and operates the project,
they can be assumed to remain affordable.
Summary
The conditions of owners and renters differ slightly from one another in the Unincorporated Area.
The percentage of owner households in the Unincorporated Area (73 percent) exceeds the
percentage of renters. As of 2000, renter-occupied housing units in the Unincorporated Area
reported higher rates of overcrowded conditions than owner-occupied housing units.
The majority of Unincorporated Area households (70 percent of total households) have a housing
cost burden of less than 30 percent. The remaining 17 percent and 13 percent have excessive or
severe housing cost burdens, respectively. The household categories in need of the greatest
assistance are extremely low-income renters, followed by extremely low-income owners.
The housing stock in the Unincorporated Area consists almost entirely of single-family detached
units and mobile homes, which represent 65 percent and 25 percent of all housing units,
respectively. Very few multifamily rental opportunities exist, especially in properties with five
units or more. The Unincorporated Area has a relatively new housing stock; about 63 percent of
the units were built after 1970, whereas only about 50 percent of the units in the state as a whole
were built after 1970. In 2000, the vacancy rate for the housing units in the Unincorporated Area
25 J. Laurence Mintier & Associates and Vernazza Wolfe Associates, Inc. “Butte County Housing Element
Update Background Report” May 25, 2004. (Page 55).
26 Farm Labor Housing Program. http://www.butte-housing.com/. Accessed on April 29, 2008.
43
was about 9 percent, and after accounting for the 3 percent of units used for seasonal,
recreational, or occasional use, the vacancy rate equals 6 percent, which is just slightly above the
comparable rates of 5 percent and 4 percent for Butte County and California, respectively.
A housing survey conditions survey completed by BAE indicates that as much as about 6 percent
(36 housing units) of the housing units surveyed are in need of minor, major, or substantial repair,
or are in dilapidated condition. Applying these survey results to the total number of housing units
in Census block groups where 50 percent or more of the housing units were built prior to 1970
implies that about 750 housing units in these Census block groups may be in need of repair or be
in dilapidated condition, including about 100 units in dilapidated condition. These survey results
indicate that a repair program could be beneficial in Butte County to help fix the substandard
units, and that the most immediate need exists among the units in dilapidated condition that
warrant either major repair or complete reconstruction.
Finally, the for-sale housing market is unaffordable to all households with moderate incomes or
below. A median for-sale price of $266,500 in the Unincorporated Area exceeds the maximum
affordable price for a moderate-income four-person household of $222,000 by a significant
margin. The rental market is affordable to a much wider range of households in the
Unincorporated Area, including moderate and low-income households, but very low- and
extremely low-income households still require assistance to be able to afford market rate rental
units.
Ta
b
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(
>
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t
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)
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o
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.
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&
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Mo
r
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g
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T
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M
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3-
P
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r
s
o
n
H
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h
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d
f
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H
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In
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Paymen t Home Price
V
e
r
y
L
o
w
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e
$
6
1
4
$
4
7
5
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1
4
$
7
4
$
5
1
$
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1
4
$
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1
6
8
$83,351
L
o
w
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c
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m
e
$
9
8
1
$
7
5
9
$
2
3
$
1
1
8
$
8
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$
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1
$
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$133,171
M
o
d
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$
1
,
4
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1
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$
1
2
3
$
1
,
4
7
3
$
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9
9
8
$199,961
Am
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A
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.
Pr
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p
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&
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s
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V
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y
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o
w
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$
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8
1
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5
2
7
$
1
6
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8
2
$
5
7
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1
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4
,
6
2
2
$92,446
L
o
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$
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Table 18: Rental Rates for Currently Renting Housing, Unincorporated Butte County, May 2008 (Page 1 of 2)
Name
of Apartment Number of Size Market Rent/User or Income
Address Complex Unit Type Bedrooms (Sq. Ft.)Rent Sq. Ft. Restricted
Chico Area
1253 W. 5th St. Timber Creek Apartment 4-bedroom 1,036 $1,150 $1.11 Non-restricted
118 Nord Ave. Walnut Grove Apartment 1-Bedroom 585 $595 $1.02 Non-restricted
2-Bedroom 615 $675 $1.10
251 Rio Lindo Ave. Belvedere Apartments Apartment 1-Bedroom 600 $580 $0.97 Non-restricted
Apartment 2-Bedroom 900 $725 $0.81
Duplex 2-Bedroom 1,100 $850 $0.77
House 2-Bedroom 2,800 $1,026 $0.37
920 W. 4th Ave. Wespark Plaza Apartment Studio 368 $565 $1.54 Non-restricted
1-Bedroom 564 $675 $1.20
2-Bedroom 817 $820 $1.00
1663 Santa Clara Ave. ***Private House House 3-Bedroom n.a. $1,000 n.a. Non-restricted
3106 Grape Way *** Private House House 4-Bedroom 1,812 $1,500 $0.83 Non-restricted
4273 Kathy Lane ***Private House House 1-Bedroom
n.a.$450 n.a. Non-restricted
Magalia Area
6595 Tikker Ln. *** House 3-Bedroom 1,500 $795 $0.53
Non-restricted
6126 Dana Cir. *** Private House House 2-Bedroom 1,300 $750 $0.58 Non-restricted
14593 Lafeyette Cir. ***Private House House 2-Bedroom n.a. $825 n.a. Non-restricted
14833 Magalia Dr. *** House 2-Bedroom 1,344 $875 $0.65
Non-restricted
Paradise Area
98 Lewis Ranch Rd. Private House House 3-Bedroom 2,240 $1,650 $0.74 Non-restricted
155 Jay Bird Ln. Private House House 3-Bedroom 1,850 $1,600 $0.86 Non-restricted
7191 Clark Rd. Private House House 3-Bedroom n.a. $760 n.a. Non-restricted
6294 Oak Way Private House House 2-Bedroom 850 $735 $0.86 Non-restricted
Oroville Area
12 Evanswood Cir. Evanswood Estates Apartment 2-Bedroom 1,320 $865 $0.66 Non-restricted
675 Mitchell Ave. Boulder Creek Apartment 2-Bedroom 857 $550 $0.64 Non-restricted
3-Bedroom 1,049 $650 $0.62
4-Bedroom 1,308 $779 $0.60
Segura Drive *** Heritage Estates Apartment 2-Bedroom 1,250 $825 $0.66 Non-restricted
3-Bedroom 1,560 $975 $0.63
4-Bedroom 1,650 $1,100 $0.67
92 Ridgeview Blvd. *** Private House House 4-Bedroom 2,600 $1,600 $0.62 Non-restricted
143 Lariat Loop *** Private House House 4-Bedroom 2,234 $1,650 #REF! Non-restricted
Note:
*** Address located in the Unincorporated Area.
Sources: Respective Property Owners and Managers, 2008; BAE, 2008.
Table 18: Rental Rates for Currently Renting Housing, Unincorporated Butte County, May 2008 (Page 2 of 2)
Name
of Apartment Number of Size Market Rent/User or Income
Address Complex Unit Type Bedrooms (Sq. Ft.)Rent Sq. Ft. Restricted
2500 Yard St. Private House House 2-Bedroom 1,178 $900 $0.76 Non-restricted
Oroville Area Con't
3035 Gawthorne Ave.Private House House 3-Bedroom 1190 $1,400 $1.18 Non-restricted
4783 Lincoln Blvd. *** Private House Mobile 1-Bedroom 600 $425 $0.71 Non-restricted
Forest Ranch
4474 Canyon View Dr. ***Private House House 1-Bedroom n.a. $550 n.a. Non-restricted
Durham Area
2338 Brown St. *** Private House House 1-Bedroom n.a. $400 n.a. Non-restricted
Gridley Area
150 Haskell St. Haskell Street Apartment 1-Bedroom 720 $495 $0.69 55 and Over
200 Ford Ave. Gridley Springs II Apartment 2-Bedroom 850 $675 $0.79 60% Median Income
3-Bedroom 950 $772 $0.81 (Housing Tax Credit)
210 Ford Ave. Gridley Springs I Apartment 1-Bedroom 750 $668 $0.89 Very Low Income
2-Bedroom 850 $708 $0.83 (USDA Rural Dev.)
3-Bedroom 950 $748 $0.79
1190 Indiana St. Private House House 2-Bedroom n.a. $750 n.a. Non-restricted
Vermont St.Private House House 2-Bedroom 600 $700 $1.17 Non-restricted
Manzanita School District ***Private House House 2-Bedroom n.a. $800 n.a. Non-restricted
Manzanita School District ***Private House House 2-Bedroom n.a. $800 n.a. Non-restricted
Biggs Area
3310 7th St. Private House House 3-Bedroom 1,400 $1,300 $0.93 Non-restricted
485 G St. Private House House 2-Bedroom n.a. $785 n.a. Non-restricted
488 G St. Private House House 3-Bedroom n.a. $765 n.a. Non-restricted
TOTALS
Apt. averages 1-Bedroom 644 $603 $0.95
2-Bedroom 885 $716 $0.84
3-Bedroom 1,140 $909 $0.80
4-Bedroom 1,331 $1,010 $0.79
Overall Median for 1, 2, and 3 bedroom apt. units 857 $708 $0.81
House averages 2-Bedroom 1,345 $831 $0.73
3-Bedroom 1,456 $1,179 $0.83
Overall Median 2, and 3 bedroom homes 1,372 $888 $0.75
Note:
*** Address located in the Unincorporated Area.
Sources: Respective Property Owners and Managers, 2008; BAE, 2008.
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Table 20: Affordable Housing Stock, Unincorporated Butte County
Total Income Special Need
Development Location Units Limits Served
Palm Crest Village Phase 1 Thermalito 22 (a) Low-income n.a.
and below
Farm Labor Housing center Unincorporated Area 130 Low-income Farmworkers
surounding Gridely and below
Notes:
(a) Currently under construction.
(b) Farmworker as defined by the the Unites States Department of Agriculture, Rural Development Program as someone who earns
$5,752.50 per year in a farm labor occupation.
Sources: Housing Authority of Butte County, 2008; Community Housing Improvement Program, 2008; BAE, 2008.
50
Special Housing Needs
California Government Code Section 65583 (a) (7) requires of an analysis of any special housing
needs, such as those of the elderly, persons with disabilities, large families, farmworkers, single-
female headed households, and families and persons in need of emergency shelter.27 This section
provides information on the aforementioned special needs in the Unincorporated Area. Data
sources used in this section include 2000 Census, California Department of Finance, HUD,
California Employment Development Department, 2002 Agricultural Census, as well as
information from local data sources including the Butte County Continuum of Care.
Persons with Disabilities
Table 21 provides information on the number of non-institutionalized disabled residents in the
Unincorporated Area, Butte County, and the State of California in 2000 and 2007. The different
types of disabilities include sensory, physical, mental, and self-care disabilities. Each has a
different relationship to housing need. The severity of these disabilities varies widely, and may
require substantial changes to the housing units or only require slight adjustments. Necessary
accessibility adjustments may include features such as ramps, extra wide doors, handrails,
lowered counters, raised toilets, and a variety of other accessibility features. Other types of
disabilities may not require physical alterations to homes, but instead call for supportive services
to assist those who may not be able to live independently. Compared to the general population,
disabled persons are more likely to live alone, earn less, and be homeless. 28
The 2007 estimates of disabled residents are based on the application of the 2000 disabled
population distribution to the current population estimates from the California Department of
Finance. Therefore, the distribution of the 2007 estimates mirrors the 2000 distribution figures
from Census and serves as a rough estimate of the number of disabled at present.
Across the age groups 5-15 and 16-20 years, the Unincorporated Area displays about the same
percentage of persons with disabilities as Butte County and California. In the age category 21-64,
however, the percentage of disabled is about one percentage point higher for the Unincorporated
Area (about 13 percent for the Unincorporated Area versus 12 percent for Butte County and
California). Furthermore, the percentage of disabled over the age of 65 in the Unincorporated
Area and Butte County was higher, approximately 7 percent, compared to 4.7 percent in
California.
The data on persons with disabilities are presented by type of disability including sensory,
physical, mental, self-care, go-outside-home, employment, and two or more disabilities. The
Unincorporated Area and Butte County as a whole have similar distributions across the different
types of disabilities. Persons with two or more disabilities represent approximately 51 percent of
27 California Government Code Section 65583 (a) (7)
28 Tootelian, Dennis, and Gaedeke, Ralph. “The Impact of Housing Availability, Accessibility, and
Affordability on People with Disabilities”. Sacramento, CA: State Independent Living Council. April 1999.
As cited in the Analysis of Senate Bill 1025.
51
the disabled population in both jurisdictions. Physically disabled persons represent 18 percent
and 16 percent of the disabled population in the Unincorporated Area and Butte County as a
whole, respectively. These distributions follow the general pattern seen throughout California.
As the total population of the Unincorporated Area dropped from 2000 to 2007, due largely to
annexations, it is assumed that the number of disabled persons also declined proportionately.
Based on this assumption, there were about 20,700 disabled persons in the Unincorporated Area
in 2000, and the number fell to about 18,200 in 2007. To the extent that areas annexed to the
cities contained more or less than average numbers of disabled people, these figures may over- or
under-state the disabled population that continues to reside in Unincorporated Areas; however,
the figures provide a reasonable estimate of the size of the disabled population for planning
purposes.
Testimony provided by the Butte County Housing Authority and by members of the community
at the May 29 joint Planning Commission and Board of Supervisors meeting on the Housing
Element Update indicated that there is a particular shortage of studio and one-bedroom housing
units affordable to extremely low- and very low-income households, to address a need for
housing suitable for persons with mental illness who function better without having to share
housing.
Elderly
The housing needs of the elderly depend on a combination of factors related to the aging process.
These can included a combination of increased medical costs and fixed incomes that are often
lower than incomes of the general population, leading to special need for affordable housing.
Due to frailty, some elderly people require full or part-time care, while others may be able to live
on their own with minor accessibility adjustments in their homes like handrails and grab bars to
make bathing, toileting and other activities of daily life safer. The elderly often prefer housing
like condominiums and apartments that require less maintenance since physical activities can
become more difficult with age.
Age of Householder
The definition of elderly depends on the data source. The Census provides data for households
with a head of household age 65 to 74, and 75 and over. The HUD-published CHAS data set
defines elderly as one or two-person households where either person is 62 years of age or older.
This section examines the needs of elderly households using both 65 and 62 as minimum ages.
Not all elderly households require special housing accommodations, however, as part of the aging
process many elderly will find it necessary to modify their housing units, to receive in-home care,
or move to residential facilities offering various levels of services or living assistance. As seen in
Table 22, owner-occupied households over the age of 65 in the Unincorporated Area fell from
approximately 9,800 to 8,900 households from 2000 to 2007. At the same time, the total number
of owner-occupied households in the Unincorporated Area fell from around 27,300 to 24,800
households due to annexation. In Butte County, the number of elderly owner-occupied
households rose from 17,400 to 19,400, corresponding to an increase in the total number of
households from 48,300 to 53,900. Finally, the percentage of elderly owner households in
52
California (over 14 percent) in 2007 was significantly lower than the percentage of elderly owner
households in Butte County (almost 22 percent), and the Unincorporated Area (just over 26
percent).
The Unincorporated Area in 2007 had a significantly lower percent of elderly renters (3 percent
of total households) than both Butte County (5 percent) and the State of California (5 percent).
These percentages represent approximately 890 and 4,000 elderly households in the
Unincorporated Area and Butte County, respectively.
Elderly Housing Cost Burden
Table 23 explores the housing cost burden of elderly households using the HUD 2000 CHAS data
set, in which an elderly household is defined as having one or two people, with at least one person
over the age of 62. In the Unincorporated Area, the vast majority of elderly households are
owners (91 percent). Just over 12 percent of elderly owner households have excessive housing
cost burdens and spend between 30 and 50 percent of their incomes on housing. An additional
nearly 9 percent of elderly owner households have severe housing cost burdens, meaning they
spend more than 50 percent of their income on housing costs.
As a whole, elderly renters constitute 9 percent of all elderly households in the Unincorporated
Area. Elderly renter households with housing cost burdens of up to 30 percent represent just
under 5 percent of all elderly households. The remaining renter households are divided evenly in
the excessive and severe cost burden categories, with 2 percent of all elderly households being
renters paying between 30 and 50 percent of income for housing, and 2 percent paying greater
than fifty percent.
Of the approximately 11,200 elderly households in Butte County, 6,000 households have at least
moderate incomes (over 80 percent of the AMFI). The majority of moderate and above moderate
income households have housing cost burdens of less than 30 percent (about 86 percent of owners
and 5 percent of renters). The elderly owners and renters with excessive housing cost burdens
represent 7.3 percent and 0.3 percent of moderate-income and above moderate-income
households, and elderly owners and renters with severe housing cost burdens equal 2 percent and
0.2 percent of moderate-income and above moderate-income households.
About 2,300 elderly households in Butte County have low incomes, and approximately 71
percent of these households have housing cost burdens of less than 30 percent. Eighteen percent
of the elderly households have excessive housing cost burdens and the remaining 11 percent
experience severe housing cost burdens. The households with severe housing cost burdens
consist of 230 owners and 30 renters. As a percentage of elderly owners and renters, owner
households carry the largest percentage of excessive and severe housing cost burdens in the low-
income category.
Among the very low-income elderly households (about 1,800 households in the Unincorporated
Area), excessive and severe housing cost burdens were more prevalent than for higher income
categories. Just under 29 percent and 19 percent of the very low-income elderly households (180
53
households) have excessive and severe housing cost burdens, respectively.
Lastly, extremely low-income elderly households in Butte County number slightly more than
1,000. In this elderly income group, the largest proportion (about 43 percent) has severe housing
cost burdens. About 35 percent of all extremely low-income elderly households are owner
households with severe cost burdens and about 8 percent are renters. Around 22 percent of
extremely low-income elderly households have excessive housing cost burdens.
Large Families
The U.S. Census defines a large family as one containing five or more related members, and the
California Department of Housing and Community development recommends using this
definition of a large family.29 Often, large lower-income families live in overcrowded conditions
and, due to the presence of minor children, may require affordable childcare as well as family-
sized living units.
Table 24 presents the size and type of households in both 2000 and 2007 for the three
jurisdictions. There are approximately 4,130 households with five or more persons in the
Unincorporated Area in 2007, over 10 percent of total households. About 4,060 are family
households and the remaining 70 are non-family households (groups of non-related individuals
sharing a housing unit). This is slightly higher than the 9 percent of total Butte County
households in 2007 containing five or more persons, and significantly lower than the 16 percent
of California households in 2007 with five or more persons. Across all three jurisdictions, less
than 0.5 percent of total households are non-family households with five or more persons.
Large Family Housing Cost Burden
As reported in Table 25, about half of large family households (54 percent) have moderate and
above moderate incomes, and the remaining large family households are split between the low-
income (20 percent), very low-income (16 percent), and extremely low-income (10 percent)
groups.
For moderate and above income households, 89 percent have housing cost burdens less than 30
percent. Slightly over ten percent experience excessive housing cost burdens, and less than one
percent have severe housing cost burdens. No renters have severe housing cost burdens.
Among low-income households, the percentage of households with housing cost burdens lower
than 30 percent falls to 67 percent, with around 22 percent of households with excessive housing
cost burdens, and just under 11 percent with severe housing cost burdens. Again, no renters in
this income category have severe housing cost burdens.
Very low-income large family households (621 in total) include more renters (57 percent) than
owners (43 percent). Excessive and severe housing cost burdens are much more prevalent among
29 California Department of Housing and Community Development. Building Blocks for an Effective
Housing Element: Special Needs, Large and Female-Headed Households. http://www.hcd.ca.gov/hpd/
housing_element/index.html. Accessed on Jun 12, 2008.
54
renter households in this income category. Of the total very low-income large family households,
14 percent are renters with excessive housing cost burdens, 3 percent are owners with excessive
housing cost burdens, 37 percent are renters with severe housing cost burdens, and 26 percent are
owners with excessive housing cost burdens.
The 392 extremely low-income large family households are split between owners (41 percent)
and renters (59 percent). Again, the proportion of renter households with excessive or severe
housing cost burdens (51 percent) exceeds the proportion of owner households (29 percent) with
severe housing cost burdens.
Single Female-Headed Households with Children
Single female-headed households with children tend to have a higher need for affordable housing
compared to family households in general. In 1999, the poverty rate for female-householder
families nationally stood at a record low of 27.8 percent, but that was still significantly above the
poverty rate of all families (9.3 percent) and married couples (4.8 percent).30 In addition, single
female-headed households with children are more likely to need childcare since the mother is
often the primary source of income and the sole caregiver for children within the family.
Table 26 examines the prevalence of single female-headed households with children in the
Unincorporated Area, Butte County, and the State of California. With a loss of households from
2000 to 2007 due to annexation, the number of female-headed households is presumed to have
fallen proportionately, from about 2,100 to an estimated 1,900 households. In 2000 in the
Unincorporated Area, about 5.6 percent of all households were female-headed households, with
2.4 percent owners, and 3.2 percent renters. In Butte County in 2000, single female-headed
households with children represent almost seven percent of total households and were distributed
into just over two percent of the total who were owners and nearly five percent who were renters.
Within California, single females head a greater proportion of households (7 percent) with
children than the Unincorporated Area. As in the Unincorporated Area and in Butte County,
renters make up the larger proportion of this group of households.
Farmworkers
Farmworker data indicate that approximately 6,790 persons work as either full-time or seasonal
employees in Butte County. Some farmworkers have special housing needs due to the seasonal
nature of their work, along with their need to migrate based on seasonal demand for their
services. Butte County has a fluctuating population of seasonal workers as well as a small base of
workers who work more than 150 days a year in farm labor. The needs of seasonal workers may
be met with farm labor camps, but farmworkers who choose to reside in the County year round
need long-term affordable housing.
Table 26 presents the trends in farm employment for Butte County over 16 years from 1992
30 U.S Department of Commerce News “Poverty Rate Lowest in 20 Years, Household Income at Record
High, Census Bureau Reports” September 26, 2000. http://www.census.gov/Press-Release/www/2000/cb00-
158.html. Accessed on June 10, 2008.
55
through 2007. A loss of 400 jobs occurred over this period, which constitutes a 13.3 percent
decrease in jobs. Farm employment represented just 3.2 percent of overall employment in Butte
County in 2007.
The EDD data from Table 26 is derived from Current Employment Statistics (CES) data and CES
defines employment as “the total number of persons on establishment payrolls employed full or
part-time who receive pay for any part of the pay period that includes the 12th day of the
month.”31 Since many farmworkers are seasonal employees, they may not be captured in the CES
figures. The most recent Agricultural Census in 2002 is another indicator of farm employment,
which reports the total number of farmworkers hired in 2002 as well as those working more and
less than 150 days a year.
Table 27 reports on Agricultural workers in 2002 and shows that of the 6,800 farmworkers that
worked in Butte County at some point in 2002, approximately 2,000 worked 150 days or more
and 4,800 worked less than 150 days within the County. Those working 150 days or less are
considered seasonal employees. Seasonal employees may work in other sectors within Butte
County; they may work in other counties; or they may be unemployed for part of the year.
Depending on their situation, their housing needs will vary.
One farmworker housing facility is located in the Unincorporated Area outside of Gridley and is
administered by the Housing Authority of Butte County (HABC). The facility offers 130 units of
year-round housing to farmworkers, and currently houses about 500 farmworkers and their
families.32 The residents pay about $535 a month ($17.83 per day) to live at the facility and rental
assistance is available for those who meet the USDA Rural Development guidelines. The HABC
can provide rental assistance for up to 112 families. Seventy-nine rental assistance slots are
currently being utilized leaving 33 slots available for rental assistance. The length of time that
farmworkers live at Gridley Farm Labor Housing (FLH) varies greatly, as some residents have
been living there for 10 to 20 years, while other families only stay for one or two years. Gridley
Farm Labor Housing serves mainly the farmworkers in the Live Oak, Biggs, and Gridley Area,
and the housing available at Gridley FLH seems sufficient to meet the needs of farmworkers in
the area, given that there continue to be vacant units in the facility.33
Testimony provided by the Butte County Authority at the May 29 joint Planning Commission and
Board of Supervisors meeting on the Housing Element Update indicated that the Housing
Authority feels that due to increasing mechanization of farming operations in Butte County, the
tendency of farmworkers to live in the community year-round, and other factors, the Housing
Authority recommends that housing specifically for farmworkers be de-emphasized in the coming
years, with attention being paid to affordable housing needs in general.
31 Bureau of Labor Statistics. http://www.bls.gov/ces/cesfaq.htm. Accessed on April 14th, 2008.
32 Personal communication. Juan Meza, Farm Labor Housing Manager, December 23, 2008.
33 Personal communication. Juan Meza, Farm Labor Housing Manager, December 23, 2008.
56
Families and Persons in Need of Emergency Shelter
Table 28 provides a snapshot of the homeless population in Butte County on January 30, 2008,
based on a survey conducted by the Butte County Continuum of Care group. At that point in time
the homeless population was estimated at 999 persons. Of this population, 322 people had shelter
while 270 were unsheltered and the remaining 407 either lived in “doubled-up” living
arrangements or lived temporarily in motels.34 The total homeless population consisted of 750
adults (242 with shelter), 134 children traveling with their family (75 with shelter), 44
unaccompanied youth (three with shelter) and 71 people of unknown age (two with shelter).35
Therefore, only around one-third of all homeless adults have shelter and half of the children with
families, but the percentage of sheltered unaccompanied youth and those of an unknown age is
negligible.
In the Unincorporated Area exclusively, very few people are homeless (16 in total), with six
people unsheltered and 10 people in the “other” category.36 The small number of homeless in the
Unincorporated Area is at least partially due to the fact that there are no homeless services in the
Unincorporated Area.
The homeless are divided into homeless subpopulations. The subpopulation total does not add up
to the homeless persons total because a homeless person can fall into more than one
subpopulation. Of the 999 homeless persons, over 33 percent have a physical disability, more
than 27 percent suffer from a mental illness, and around 24 percent have a chronic substance
abuse problem. Only among those with a substance abuse problem was the majority of the
population sheltered. In all other homeless subpopulations, more people fit into the unsheltered
or other categories than the sheltered category.
Senate Bill 2 Requirements
Under this legislation, signed into law in 2007, if there is an unmet need for emergency shelters
within a jurisdiction, then the jurisdiction must accommodate the need for additional capacity to
meet these outstanding needs. The Unincorporated Area and other affected jurisdictions can meet
this requirement in one of two ways: 1) designate zone(s) within one year that allow emergency
shelters as a permitted use or 2) by “adopting and implementing a multi-jurisdictional agreement,
with no more than two adjacent jurisdictions, to develop at least one year-round emergency
shelter within two years.” If the County decides to fulfill the requirement by supporting the
development of a shelter, then it must also designate a zone in the Unincorporated Area that
allows for development of an emergency shelter with a conditional use permit.
Since the Butte County Continuum of Care: Point in Time Homeless Count Report indicates that
six unsheltered homeless people exist in the Unincorporated Area, there is an unmet, albeit small,
34 Butte County Continuum of Care Report “2008 Point in Time Homeless Count Report” January 30, 2008.
35 Butte County Continuum of Care Report “2008 Point in Time Homeless Count Report” January 30, 2008.
36 The other category is defined as “people are living in doubled-up conditions with others, for example
staying temporarily with friends or family, or staying in motels for as much of the month as they can afford
to do so. These people do not meet HUDs definition of homelessness.”
57
need for additional emergency shelter to serve the Unincorporated Area. Therefore, the County
has one year to establish a zone that allows for emergency shelters as a permitted use, or two
years to work towards and then implement an agreement with neighboring jurisdictions to
establish an emergency shelter that can accommodate the needs of the homeless in all involved
jurisdictions.
Based on direction provided by the Board of Supervisors at their May 29 joint Housing Element
meeting with the Planning Commission, the County will include a program in the Housing
Element Update to designate at least one zoning district in the Unincorporated Area where
emergency shelters will be permitted by right.
Summary
This section analyzed each of the six different special needs populations in the Unincorporated
Area, Butte County, and California.
• The percentage of elderly owner-occupied households in Unincorporated Area is
significantly larger than that of Butte County overall or the State of California.
• Elderly owners (8,900 households) greatly outnumber elderly renters (890 households) in
the Unincorporated Area.
• The Unincorporated Area had a slightly higher share of persons with disabilities (23
percent of non-institutionalized population five years and older), compared to Butte
County (21 percent) and California (19 percent).
• Large family households in Butte (about 3,900 in total) represent 10 percent of all
households in the Unincorporated Area.
• Single female-headed households with children constitute around 6 percent of households
in the Unincorporated Area compared to about 7 percent in Butte County and California.
• Given that there continue to be vacant units in the facility, the existing farmworker
housing available at Gridley FLH seems sufficient to meet the needs of farmworkers in
the area.
• Of those in need of emergency shelter in Butte County, only 36 percent had shelter,
leaving the remainder without shelter. Many of the unsheltered have either mental illness
or physical disabilities.
The housing cost burdens among the different special need populations varied in comparison to
the housing cost burdens of the total household population. Over 90 percent of the elderly
households in the Unincorporated Area own their own homes, but many owners still experience
undue housing cost burdens. The percentage of the Butte County elderly owner households with
excessive housing cost burdens (around 12 percent), and severe housing cost burdens (just under
9 percent), was proportionately larger than the number of elderly renter households with
excessive and severe housing cost burdens (each category around 2 percent of percent of total
elderly households).
Large family owner households exhibited a lower concentration with excessive and severe
housing cost burdens compared to households overall in the Unincorporated Area, but a higher
portion of large family renter households had excessive or severe housing cost burdens compared
58
to households overall in the Unincorporated Area.
The high concentration of elderly and the prevalence of unsheltered homeless persons might
necessitate some special types of housing in the Unincorporated Area. In the case of the elderly,
the greatest need is among owner households who have high housing cost burdens, and therefore
may need financial assistance to remain in their homes. Finally, there is a need to provide
accommodations to the unsheltered homeless population in the Unincorporated Area, since there
are no shelters in the Unincorporated Area. Butte County should continue to work with the
incorporated cities in Butte County to provide additional shelter, especially for adults and the
physically disabled.
In addition, the 3,300 individuals identified as physically disabled in the Unincorporated Area
may require housing with accessibility, visitability, and universal design features. Some disabled
households, especially the nearly 1,700 households with individuals with mental disabilities, may
also require housing with behavioral health support services.
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0
1
1
.
1
%
7
8
6
,
5
6
9
6
.
8
%
8
6
5
,
5
7
1
6
.
9
%
Su
b
t
o
t
a
l
:
O
w
n
e
r
-
O
c
c
u
p
i
e
d
(
c
)
2
7
,
2
8
0
7
3
.
2
%
2
4
,
7
7
3
7
2
.
9
%
4
8
,
3
3
3
6
0
.
7
%
5
3
,
9
3
4
6
0
.
9
%
6
,
5
4
6
,
2
3
7
5
6
.
9
%
7
,
2
0
3
,
7
2
9
5
7
.
5
%
Re
n
t
e
r
O
c
c
u
p
i
e
d
15
-
2
4
1
,
4
4
2
3
.
9
%
1
,
3
2
7
3
.
9
%
7
,
1
5
3
9
.
0
%
7
,
9
1
5
8
.
9
%
4
6
5
,
5
5
6
4
.
0
%
4
9
9
,
7
4
9
4
.
0
%
25
-
3
4
2
,
4
6
6
6
.
6
%
2
,
2
7
0
6
.
7
%
7
,
6
9
8
9
.
7
%
8
,
5
1
8
9
.
6
%
1
,
4
4
2
,
1
6
3
1
2
.
5
%
1
,
5
4
8
,
0
8
2
1
2
.
4
%
35
-
5
4
4
,
4
6
1
1
2
.
0
%
4
,
1
0
6
1
2
.
1
%
1
0
,
8
1
2
1
3
.
6
%
1
1
,
9
6
4
1
3
.
5
%
2
,
0
8
1
,
5
0
1
1
8
.
1
%
2
,
2
3
4
,
3
7
6
1
7
.
8
%
55
-
6
4
6
7
6
1
.
8
%
6
2
2
1
.
8
%
1
,
9
1
7
2
.
4
%
2
,
1
2
1
2
.
4
%
4
0
1
,
1
7
5
3
.
5
%
4
3
0
,
6
3
9
3
.
4
%
65
-
7
4
4
6
2
1
.
2
%
4
2
5
1
.
3
%
1
,
3
9
3
1
.
8
%
1
,
5
4
1
1
.
7
%
2
7
5
,
0
9
8
2
.
4
%
2
9
5
,
3
0
3
2
.
4
%
75
a
n
d
o
l
d
e
r
50
4
1
.
4
%
4
6
4
1
.
4
%
2
,
2
6
0
2
.
8
%
2
,
5
0
1
2
.
8
%
2
9
1
,
1
4
0
2
.
5
%
3
1
2
,
5
2
3
2
.
5
%
Su
b
t
o
t
a
l
:
R
e
n
t
e
r
O
c
c
u
p
i
e
d
(
c
)
1
0
,
0
1
1
2
6
.
8
%
9
,
2
1
5
2
7
.
1
%
3
1
,
2
3
3
3
9
.
3
%
3
4
,
5
6
0
3
9
.
1
%
4
,
9
5
6
,
6
3
3
4
3
.
1
%
5
,
3
2
0
,
6
7
2
4
2
.
5
%
To
t
a
l
H
o
u
s
e
h
o
l
d
s
(
c
)
3
7
,
2
9
1
1
0
0
%
3
3
,
9
8
8
1
0
0
%
7
9
,
5
6
6
1
0
0
%
8
8
,
4
9
4
1
0
0
%
1
1
,
5
0
2
,
8
7
0
1
0
0
%
1
2
,
5
2
4
,
4
0
1
1
0
0
%
No
t
e
s
:
(a
)
2
0
0
7
f
i
g
u
r
e
s
w
e
r
e
e
s
t
i
m
a
t
e
d
b
y
a
p
p
l
y
i
n
g
a
c
a
l
c
u
l
a
t
i
o
n
o
f
t
h
e
2
0
0
0
p
e
r
c
e
n
t
a
g
e
a
l
l
o
c
a
t
i
o
n
f
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r
e
a
c
h
t
e
n
u
r
e
s
u
b
c
a
t
e
g
o
r
y
t
o
t
h
e
2
0
0
7
h
o
u
s
e
h
o
l
d
b
y
t
e
n
u
r
e
e
s
t
i
m
a
t
e
s
p
r
o
v
i
d
e
d
b
y
Cl
a
r
i
t
a
s
,
I
n
c
.
a
n
d
t
h
e
2
0
0
7
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
t
o
t
a
l
h
o
u
s
e
h
o
l
d
s
f
i
g
u
r
e
s
.
(b
)
T
o
t
a
l
h
o
u
s
e
h
o
l
d
f
i
g
u
r
e
s
m
a
y
d
i
f
f
e
r
f
r
o
m
t
h
o
s
e
r
e
p
o
r
t
e
d
i
n
T
a
b
l
e
2
.
T
a
b
l
e
2
r
e
p
o
r
t
s
C
e
n
s
u
s
2
0
0
0
S
u
m
m
a
r
y
F
i
l
e
1
d
a
t
a
,
w
h
i
l
e
T
a
b
l
e
1
9
r
e
p
o
r
t
s
S
u
m
m
a
r
y
F
i
l
e
3
.
So
u
r
c
e
s
:
C
e
n
s
u
s
2
0
0
0
,
2
0
0
8
;
C
l
a
r
i
t
a
s
,
2
0
0
7
;
C
a
l
i
f
o
r
n
i
a
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
,
2
0
0
7
;
B
A
E
,
2
0
0
8
.
Ta
b
l
e
2
3
:
E
l
d
e
r
l
y
H
o
u
s
e
h
o
l
d
s
a
n
d
H
o
u
s
e
h
o
l
d
C
o
s
t
B
u
r
d
e
n
b
y
I
n
c
o
m
e
C
a
t
e
g
o
r
y
a
n
d
T
e
n
u
r
e
,
U
n
i
n
c
o
r
p
o
r
a
t
e
d
B
u
t
t
e
C
o
u
n
t
y
,
2
0
0
0
(
a
)
Ex
t
r
e
m
e
l
y
L
o
w
I
n
c
o
m
e
V er
y
L
o
w
I
n
c
o
m
e
M
o
d
e
r
a
t
e
a
n
d
A
b
o
v
e
I
n
c
o
m
e
(<
=
3
0
%
o
f
A
M
F
I
)
(
>
3
0
%
t
o
<
=
5
0
%
)
(
>
8
0
%
o
f
A
M
F
I
)
Pe
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
El
d
e
r
l
y
H
o
u
s
e
h
o
l
d
s
(
b
)
Nu
m
b
e
r
of
T
o
t
a
l
N
u
m
b
e
r
of
T
o
t
a
l
N
u
m
b
e
r
of
T
o
t
a
l
N
u
m
b
e
r
of
T
o
t
a
l
N
u
m
b
e
r of Total
Ow
n
e
r
H
o
u
s
e
h
o
l
d
s
Wi
t
h
0
%
t
o
3
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
7
,
8
5
1
7
0
.
1
%
2
5
4
2
5
.
1
%
8
7
1
4
7
.
9
%
1
,
5
9
0
6
7
.
1
%
5
,
1
3
7
8
5
.
6
%
Wi
t
h
3
0
%
t
o
5
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
1
,
3
7
0
1
2
.
2
%
1
6
5
1
6
.
3
%
4
1
6
2
2
.
9
%
3
5
0
1
4
.
8
%
4
3
9
7
.
3
%
Wi
t
h
5
0
%
o
r
G
r
e
a
t
e
r
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
9
8
1
8
.
8
%
3
5
7
3
5
.
3
%
2
6
6
1
4
.
7
%
2
3
0
9
.
7
%
1
2
8
2
.
1
%
Su
b
t
o
t
a
l
:
O
w
n
e
r
O
c
c
u
p
i
e
d
H
o
u
s
e
h
o
l
d
s
1
0
,
2
0
3
9
1
%
7
7
6
7
7
%
1
,
5
5
3
8
6
%
2
,
1
7
0
9
2
%
5
,
7
0
4
9
5
%
Re
n
t
e
r
H
o
u
s
e
h
o
l
d
s
Wi
t
h
0
%
t
o
3
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
5
4
7
4
.
9
%
9
9
9
.
8
%
8
4
4
.
6
%
9
5
4
.
0
%
2
7
0
4
.
5
%
Wi
t
h
3
0
%
t
o
5
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
2
5
6
2
.
3
%
5
6
5
.
5
%
1
0
4
5
.
7
%
7
6
3
.
2
%
2
0
0
.
3
%
Wi
t
h
5
0
%
o
r
G
r
e
a
t
e
r
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
1
9
6
1
.
7
%
8
1
8
.
0
%
7
6
4
.
2
%
3
0
1
.
3
%
9
0
.
2
%
Su
b
t
o
t
a
l
:
R
e
n
t
e
r
O
c
c
u
p
i
e
d
H
o
u
s
e
h
o
l
d
s
9
9
9
9
%
2
3
6
2
3
%
2
6
3
1
4
%
2
0
1
8
%
2
9
9
5
%
To
t
a
l
H
o
u
s
e
h
o
l
d
s
1
1
,
2
0
2
1
0
0
%
1
,
0
1
2
1
0
0
%
1
,
8
1
6
1
0
0
%
2
,
3
7
1
1
0
0
%
6
,
0
0
3
1
0
0
%
No
t
e
:
(a
)
F
i
g
u
r
e
s
r
e
p
o
r
t
e
d
a
b
o
v
e
a
r
e
b
a
s
e
d
o
n
t
h
e
H
U
D
-
p
u
b
l
i
s
h
e
d
C
H
A
S
2
0
0
0
d
a
t
a
s
e
r
i
e
s
,
w
h
i
c
h
u
s
e
s
r
e
p
o
r
t
e
d
1
9
9
9
i
n
c
o
m
e
s
.
C
H
A
S
d
a
t
a
re
f
l
e
c
t
H
U
D
-
d
e
f
i
n
e
d
h
o
u
s
e
h
o
l
d
i
n
c
o
m
e
l
i
m
i
t
s
,
f
o
r
v
a
r
i
o
u
s
ho
u
s
e
h
o
l
d
s
i
z
e
s
,
w
h
i
c
h
a
r
e
c
a
l
c
u
l
a
t
e
d
f
o
r
B
u
t
t
e
C
o
u
n
t
y
.
T
o
t
a
l
h
o
u
s
e
h
o
l
d
f
i
g
u
r
e
s
m
a
y
v
a
r
y
f
r
o
m
t
h
o
s
e
r
e
p
o
r
t
e
d
i
n
T
a
b
l
e
2
d
u
e
t
o
d
i
f
f
e
r
e
n
t
e
s
t
i
m
a
t
i
o
n
m
e
t
h
o
d
o
l
o
g
i
e
s
.
(b
)
E
l
d
e
r
l
y
H
o
u
s
e
h
o
l
d
s
a
r
e
d
e
f
i
n
e
d
a
s
o
n
e
o
r
t
w
o
-
p
e
r
s
o
n
h
o
u
s
e
h
o
l
d
s
w
h
e
r
e
e
i
t
h
e
r
p
e
r
s
o
n
i
s
a
g
e
6
2
y
e
a
r
s
o
r
o
v
e
r
.
So
u
r
c
e
s
:
2
0
0
0
C
H
A
S
d
a
t
a
s
e
t
,
h
u
d
u
s
e
r
.
o
r
g
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Le
v
e
l
s
A ll
I
n
c
o
m
e
(>
5
0
%
t
o
<
=
8
0
%
)
Lo
w
I
n
c
o
m
e
Ta
b
l
e
2
4
:
F
a
m
i
l
y
a
n
d
N
o
n
-
F
a
m
i
l
y
H
o
u
s
e
h
o
l
d
s
b
y
S
i
z
e
,
2
0
0
0
a
n
d
2
0
0
7
Un
i
n
c
o
r
p
o
r
a
t
e
d
A
r
e
a
B
u
t
t
e
C
o
u
n
t
y
S
t
a
t
e
o
f
C
a
l
i
f
o
r
n
i
a
Ho
u
s
e
h
o
l
d
T
y
p
e
a
n
d
S
i
z
e
20
0
0
2
0
0
7
2
0
0
0
2
0
0
7
2
0
0
0
2
0
0
7
Fa
m
i
l
y
H
o
u
s
e
h
o
l
d
s
(
a
)
2-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
1
2
,
1
7
9
3
2
.
7
%
1
2
,
8
3
8
3
2
.
4
%
2
2
,
9
6
6
2
8
.
9
%
2
4
,
3
0
6
2
8
.
6
%
2
,
7
3
2
,
2
7
5
2
3
.
8
%
2
,
9
1
1
,
6
4
0
2
3
.
4
%
3-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
5
,
2
5
1
1
4
.
1
%
5
,
7
1
5
1
4
.
4
%
1
0
,
4
0
1
1
3
.
1
%
1
1
,
3
3
9
1
3
.
3
%
1
,
7
1
9
,
5
5
7
1
4
.
9
%
1
,
8
7
7
,
6
3
9
1
5
.
1
%
4-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
4
,
6
0
0
1
2
.
4
%
4
,
8
4
8
1
2
.
2
%
8
,
8
9
2
1
1
.
2
%
9
,
4
6
5
1
1
.
1
%
1
,
6
6
1
,
5
5
4
1
4
.
4
%
1
,
7
8
4
,
6
1
0
1
4
.
3
%
5+
-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
3
,
8
0
9
1
0
.
2
%
4
,
0
6
3
1
0
.
2
%
7
,
1
2
7
9
.
0
%
7
,
6
4
7
9
.
0
%
1
,
8
0
6
,
6
6
3
1
5
.
7
%
2
,
0
3
0
,
0
0
9
1
6
.
3
%
Su
b
t
o
t
a
l
:
F
a
m
i
l
y
H
o
u
s
e
h
o
l
d
s
2
5
,
8
3
9
6
9
.
4
%
2
7
,
4
6
4
6
9
.
2
%
4
9
,
3
8
6
6
2
.
1
%
5
2
,
7
5
7
6
2
.
1
%
7
,
9
2
0
,
0
4
9
6
8
.
9
%
8
,
6
0
3
,
8
9
8
6
9
.
0
%
No
n
-
F
a
m
i
l
y
H
o
u
s
e
h
o
l
d
s
(
a
)
1-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
8
,
8
4
5
2
3
.
8
%
9
,
5
2
2
2
4
.
0
%
2
1
,
6
3
6
2
7
.
2
%
2
3
,
2
6
0
2
7
.
4
%
2
,
7
0
8
,
3
0
8
2
3
.
5
%
2
,
9
1
1
,
0
2
0
2
3
.
4
%
2-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
2
,
0
3
6
5
.
5
%
2
,
1
3
1
5
.
4
%
5
,
7
8
7
7
.
3
%
6
,
0
7
3
7
.
1
%
6
7
6
,
0
2
1
5
.
9
%
7
2
2
,
3
4
0
5
.
8
%
3-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
3
3
3
0
.
9
%
3
8
2
1
.
0
%
1
,
5
5
7
2
.
0
%
1
,
6
6
4
2
.
0
%
1
2
2
,
4
1
1
1
.
1
%
1
3
8
,
9
7
3
1
.
1
%
4-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
9
4
0
.
3
%
1
0
3
0
.
3
%
9
4
0
1
.
2
%
9
4
7
1
.
1
%
4
6
,
4
0
7
0
.
4
%
4
8
,
7
3
8
0
.
4
%
5+
-
p
e
r
s
o
n
H
o
u
s
e
h
o
l
d
5
9
0
.
2
%
7
1
0
.
2
%
2
6
0
0
.
3
%
2
9
6
0
.
3
%
2
9
,
6
7
4
0
.
3
%
3
6
,
6
8
2
0
.
3
%
Su
b
t
o
t
a
l
:
N
o
n
-
F
a
m
i
l
y
H
o
u
s
e
h
o
l
d
s
1
1
,
3
6
7
3
0
.
6
%
1
2
,
2
0
9
3
0
.
8
%
3
0
,
1
8
0
3
7
.
9
%
3
2
,
2
4
0
3
7
.
9
%
3
,
5
8
2
,
8
2
1
3
1
.
1
%
3
,
8
5
7
,
7
5
3
3
1
.
0
%
To
t
a
l
H
o
u
s
e
h
o
l
d
s
3
7
,
2
0
6
1
0
0
%
3
9
,
6
7
3
1
0
0
%
7
9
,
5
6
6
1
0
0
%
8
4
,
9
9
7
1
0
0
%
1
1
,
5
0
2
,
8
7
0
1
0
0
%
1
2
,
4
6
1
,
6
5
1
1
0
0
%
No
t
e
:
(a
)
A
“
f
a
m
i
l
y
”
h
o
u
s
e
h
o
l
d
i
s
t
w
o
o
r
m
o
r
e
r
e
l
a
t
e
d
p
e
o
p
l
e
l
i
v
i
n
g
t
o
g
e
t
h
e
r
.
N
o
n
-
f
a
m
i
l
y
h
o
u
s
e
h
o
l
d
s
a
r
e
s
i
n
g
l
e
p
e
o
p
l
e
l
i
v
i
n
g
a
l
o
n
e
,
o
r
t
w
o
o
r
m
o
r
e
u
n
-
r
e
l
a
t
e
d
p
e
o
p
l
e
l
i
v
i
n
g
t
o
g
e
t
h
e
r
.
So
u
r
c
e
s
:
C
e
n
s
u
s
2
0
0
0
,
2
0
0
8
;
C
l
a
r
i
t
a
s
,
2
0
0
8
;
C
a
l
i
f
o
r
n
i
a
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
,
2
0
0
7
;
B
A
E
,
2
0
0
8
.
Ta
b
l
e
2
5
:
L
a
r
g
e
F
a
m
i
l
y
H
o
u
s
e
h
o
l
d
s
a
n
d
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
,
U
n
i
n
c
o
r
p
o
r
a
t
e
d
B
u
t
t
e
C
o
u
n
t
y
,
2
0
0
0
(
a
)
Pe
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
P
e
r
c
e
n
t
La
r
g
e
F
a
m
i
l
y
H
o
u
s
e
h
o
l
d
s
(
b
)
Nu
m
b
e
r
of
T
o
t
a
l
N
u
m
b
e
r
of
T
o
t
a
l
N
u
m
b
e
r
of
T
o
t
a
l
N
u
m
b
e
r
of
T
o
t
a
l
N
u
m
b
e
r of Total
Ow
n
e
r
H
o
u
s
e
h
o
l
d
s
Wi
t
h
0
%
t
o
3
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
1
,
8
3
7
4
7
.
4
%
4
5
1
1
.
5
%
9
4
1
5
.
2
%
2
2
1
2
8
.
3
%
1
,
4
7
7
7
0
.
9
%
Wi
t
h
3
0
%
t
o
5
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
3
7
8
9
.
7
%
1
2
3
.
1
%
7
9
1
2
.
7
%
8
6
1
1
.
0
%
2
0
1
9
.
6
%
Wi
t
h
5
0
%
o
r
G
r
e
a
t
e
r
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
2
9
9
7
.
7
%
1
0
3
2
6
.
3
%
9
7
1
5
.
6
%
8
5
1
0
.
9
%
1
4
0
.
7
%
Su
b
t
o
t
a
l
:
O
w
n
e
r
O
c
c
u
p
i
e
d
H
o
u
s
e
h
o
l
d
s
2
,
5
1
4
6
5
%
1
6
0
4
1
%
2
7
0
4
3
%
3
9
2
5
0
%
1
,
6
9
2
8
1
%
Re
n
t
e
r
H
o
u
s
e
h
o
l
d
s
Wi
t
h
0
%
t
o
3
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
8
7
8
2
2
.
6
%
3
2
8
.
1
%
1
6
7
2
6
.
9
%
3
0
2
3
8
.
6
%
3
7
7
1
8
.
1
%
Wi
t
h
3
0
%
t
o
5
0
%
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
2
8
7
7
.
4
%
5
5
1
4
.
0
%
1
2
8
2
0
.
6
%
8
8
1
1
.
2
%
1
6
0
.
8
%
Wi
t
h
5
0
%
o
r
G
r
e
a
t
e
r
H
o
u
s
i
n
g
C
o
s
t
B
u
r
d
e
n
2
0
1
5
.
2
%
1
4
5
3
7
.
0
%
5
6
9
.
0
%
0
0
.
0
%
0
0
.
0
%
Su
b
t
o
t
a
l
:
R
e
n
t
e
r
O
c
c
u
p
i
e
d
H
o
u
s
e
h
o
l
d
s
1
,
3
6
6
3
5
%
2
3
2
5
9
%
3
5
1
5
7
%
3
9
0
5
0
%
3
9
3
1
9
%
To
t
a
l
H
o
u
s
e
h
o
l
d
s
3
,
8
8
0
1
0
0
%
3
9
2
1
0
0
%
6
2
1
1
0
0
%
7
8
2
1
0
0
%
2
,
0
8
5
1
0
0
%
No
t
e
:
(a
)
F
i
g
u
r
e
s
r
e
p
o
r
t
e
d
a
b
o
v
e
a
r
e
b
a
s
e
d
o
n
t
h
e
H
U
D
-
p
u
b
l
i
s
h
e
d
C
H
A
S
2
0
0
0
d
a
t
a
s
e
r
i
e
s
,
w
h
i
c
h
u
s
e
s
r
e
p
o
r
t
e
d
1
9
9
9
i
n
c
o
m
e
s
.
C
H
A
S
d
a
t
a
re
f
l
e
c
t
H
U
D
-
d
e
f
i
n
e
d
h
o
u
s
e
h
o
l
d
i
n
c
o
m
e
li
m
i
t
s
,
f
o
r
v
a
r
i
o
u
s
h
o
u
s
e
h
o
l
d
s
i
z
e
s
,
w
h
i
c
h
a
r
e
c
a
l
c
u
l
a
t
e
d
f
o
r
B
u
t
t
e
C
o
u
n
t
y
.
T
o
t
a
l
h
o
u
s
e
h
o
l
d
f
i
g
u
r
e
s
m
a
y
v
a
r
y
f
r
o
m
t
h
o
s
e
r
e
p
o
r
t
ed
i
n
T
a
b
l
e
2
d
u
e
t
o
d
i
f
f
e
r
e
n
t
e
s
t
i
m
a
t
i
o
n
me
t
h
o
d
o
l
o
g
i
e
s
.
(b
)
A
“
f
a
m
i
l
y
”
h
o
u
s
e
h
o
l
d
i
s
t
w
o
o
r
m
o
r
e
r
e
l
a
t
e
d
p
e
o
p
l
e
l
i
v
i
n
g
t
o
g
e
t
h
e
r
.
N
o
n
-
f
a
m
i
l
y
h
o
u
s
e
h
o
l
d
s
a
r
e
s
i
n
g
l
e
p
e
o
p
l
e
l
i
v
i
n
g
a
l
o
n
e
,
o
r
t
w
o
o
r
m
o
r
e
u
n
r
e
l
a
t
e
d
p
e
o
p
l
e
l
i
v
i
n
g
t
o
g
e
t
h
e
r
.
So
u
r
c
e
s
:
2
0
0
0
C
H
A
S
d
a
t
a
s
e
t
,
h
u
d
u
s
e
r
.
o
r
g
,
2
0
0
8
;
B
A
E
,
2
0
0
8
.
Le
v
e
l
s
(
L
e
s
s
t
h
a
n
3
0
%
o
f
A
M
F
I
)
(
3
0
%
t
o
5
0
%
o
f
A
M
F
I
)
A ll
I
n
c
o
m
e
V er
y
L
o
w
I
n
c
o
m
e
V er
y
L
o
w
I
n
c
o
m
e
M
o
d
e
r
a
t
e
a
n
d
A
b
o
v
e
(5
0
%
t
o
8
0
%
o
f
A
M
F
I
)
(Over 80% of AMFI)
Lo
w
I
n
c
o
m
e
Ta
b
l
e
2
6
:
S
i
n
g
l
e
F
e
m
a
l
e
-
H
e
a
d
e
d
H
o
u
s
e
h
o
l
d
s
w
i
t
h
C
h
i
l
d
r
e
n
,
2
0
0
0
a
n
d
2
0
0
7
Un
i
n
c
o
r
p
o
r
a
t
e
d
B
u
t
t
e
C
o
u
n
t
y
Bu
t
t
e
C
o
u
n
t
y
St
a
t
e
o
f
C
a
l
i
f
o
r
n
i
a
20
0
0
2
0
0
7
(
a
)
2
0
0
0
2
0
0
7
(
a
)
2
0
0
0
2
0
0
7
(
a
)
Si
n
g
l
e
F
e
m
a
l
e
-
H
e
a
d
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Table 27: Butte County Average Farm Employment, 1992 - 2007
Annual
Farm Percent
Year Employment Change
1992 3,000 n.a.
1993 3,000 0.0%
1994 3,000 0.0%
1995 2,900 -3.3%
1996 3,000 3.4%
1997 3,100 3.3%
1998 3,000 -3.2%
1999 3,100 3.3%
2000 3,000 -3.2%
2001 2,700 -10.0%
2002 2,500 -7.4%
2003 2,600 4.0%
2004 2,700 3.8%
2005 2,600 -3.7%
2006 2,500 -3.8%
2007 2,600 4.0%
Total Change
1992-2007 (400)-13.3%
Sources: California Employment Development Department, 2008; BAE, 2008.
Table 28: Hired Farm Labor, 2002
Farm Labor (a) Butte County State of California
Hired farm labor 6,786 535,256
Worked 150 days or more 1,972 201,852
Worked less than 150 days 4,814 333,404
Note:
(a) Data are for total hired farm workers, including paid family members, by number of days worked.
Sources: 2002 Agricultural Census, 2008; BAE, 2008.
Table 29: Butte County Homeless Population, January 30, 2008 (a)
Sheltered (b) Unsheltered (c) Other (d) Total
Adults 242 223 285 750
Children with families 75 20 39 134
Unaccompanied Youth 3 3 38 44
Unknown Age 2 24 45 71
Butte County Total 322 270 407 999
Unincorporated Area (e) 0 6 10 16
Homeless subpopulations (f) Sheltered Unsheltered Other Total
Developmental Disability 34 44 46 124
Drug Abuse 121 43 72 236
Persons with HIV or AIDS 3 1 2 6
Medical 2 0 1 3
Mental Illness 98 75 101 274
Physical Disability 94 107 137 338
Other 14 19 11 44
Total 366 289 370 1025
Notes:
(a) The above figures represent a point-in-time count on the day of the survey. Since many individuals and families move in and
out of homelessness over the course of a year and the data is not perfect, the figures should not be considered perfect
estimates.
(b) "This includes only those staying in Emergency Shelters (such as Torres Shelter, Sabbath House, and the Oroville Rescue
Mission) and Transitional Housing Programs (such as Esplanade House, VECTORS, and the Well and Orchard House).
(c) "Includes those living in vehicles, on the street or in places not meant for human habitation."
(d) "These people are living in doubled-up conditions with others, for example staying temporarily with friends or family, or staying
in motels for as much of the month as they can afford to do so." These people do not meet HUDs definition of homelessness.
(e) Defined as those homeless not in Biggs, Chico, Gridley, Oroville or Paradise.
(f) Sums may not equal total homeless persons in households figures because one homeless person can be part of one or more
homeless subpopulations.
Source: Butte County Continuum of Care: Point in Time Homeless Count Report, 2008; BAE 2008.
68
Governmental and Non-governmental
Constraints
Constraints on the development of housing are divided into governmental constraints and non-
governmental constraints. Governmental constraints include land use controls, on- and off-site
improvement standards, fees and exactions, processing and permit procedures, regulations on
housing for persons with disabilities, and government codes and enforcement. Non-governmental
constraints include the availability of financing, price of land and cost of construction.
Governmental Constraints
General Plan
The residential General Plan land use designations include High Density Residential (HDR, up to
20 dwelling units per acre), Medium Density Residential (MDR, up to 13du/ac), and Low Density
Residential (LDR, up to six du/ac)).37 Residential development is also permitted in the
Agricultural Residential, and Foothill Area Residential land use designations at rural densities.
Zoning
Table 30 details the eleven different residential zoning designations in Butte County as
established in the 1979 General Plan Land Use Element and currently included in the Butte
County Municipal Code. The two residential categories, agricultural residential (AR-1 to AR-
10), and agricultural suburban residential allow for one housing unit per lot with a minimum lot
size of 0.15 acres. R-1 and R-2 allow single family, duplex, halfplex and dwelling groups as of
right, but require use permits for mobile home parks, rest homes, convalescent homes, or
sanitariums. R-1 and R-2 do not allow multifamily development as of right nor with a use permit.
R-3 and R-4 zones, while similar to R-1 and R-2, differ in that the zones permit multifamily
dwellings as of right. The suburban residential designation is unique because single-family or
modular homes are permitted as of right, but use permits and minor use permits do not allow for
any other development types. The two remaining residential zones, residential-mobile homes and
residential-nonconforming, both permit modular homes as of right and the residential-
nonconforming zone also allows duplex dwellings, multiple single-family dwellings, and multi-
family dwellings with a conditional use permits. The variety among the Butte County zoning
designations allows various types of residential units permitted as of right.
Table 31 examines the site development requirements for the R-1, R-2, R-3, and R-4 zones. The
minimum lot areas, minimum yard setback, and parking spaces hold constant across the four
zoning districts. The minimum lot width and the building site area per dwelling unit varies, with
37 Butte County 2030 General Plan. “Board of Supervisors Preferred Land Use Alternative” July, 30, 2008.
69
the largest minimum size associated with the R-1 designation and the smallest minimum size for
R-4. The building site area per dwelling unit, including two required off-street parking spaces is
6,500 square feet for R-1, 3,250 square feet for R-2 and R-3, and 2,150 square feet for R-4.
There are no maximum height regulations in listed for residential development in Butte County’s
R-1, R-2, R-3, or R-4 zones.
Drainage
The Butte County Improvement Standards, updated in 2006, state that all development projects,
residential and non- residential “shall be protected from inundation, flood hazard, sheet overflow
and ponding of local storm water, springs, and other surface waters. The design of improvements
shall be such that water accumulating within the project will be carried away from the project
without injury to any adjacent improvements, residential sites, or residences to be installed on
sites within the project, or to adjoining areas…Drainage design within the project shall
accommodate anticipated future development within the drainage area.” 38 General development
requirements include construction of drainage improvements resulting in no increase in runoff
from its predevelopment peak. If the developer is unable to utilize adjacent natural drainage
channels, or if nearby channels lack sufficient capacity, an impact fee is assessed in accordance
with Chapter 3 of the Butte County Code. Projects located within a storm drainage assessment
district, the Thermalito Master Drainage Plan area, or the Chico Storm Drainage Master Plan
area, require additional minimum improvements in addition to payment of a storm drainage
impact fee.
Water and Sewer Connections
Where feasible, developers are required to provide proposed residential subdivisions with access
to existing and operational water and sewer systems. This includes additional sewer and water
mains, lift stations, etc. that may be required both within the subdivision to serve the needs of
residents, and those necessary to provide a connection with an existing system, given that the
system is within a reasonable distance from the project. When such a connection is impractical
due to lack of capacity or other factors, the developer can choose to construct a separate sewer
system for the subdivision, to include treatment and disposal facilities.39 In areas where public
sewer is provided without a public water system, the developer may be required to provide a
community water system as part of the tentative map approval. A community water system is
required for all subdivisions with ten or more lots, and for subdivisions that are located fewer
than 700 feet from a public water system that is capable of supporting the development.40
When public water and sewer service are not available, the developer is permitted to install
individual well water and septic waste disposal systems. Installation of these systems requires
38 Butte County Improvement Standards, October 2006. Accessed September 9, 2008. http://www.buttecoun
ty.net/publicworks/divisions/landdevelopment/impstd.html
39 Butte County Improvement Standards, October 2006. Accessed September 9, 2008. http://www.buttecoun
ty.net/publicworks/divisions/landdevelopment/impstd.html
40 Butte County Improvement Standards, October 2006. Accessed September 9, 2008. http://www.buttecoun
ty.net/publicworks/divisions/landdevelopment/impstd.html
70
percolation and soil depth tests that determine the minimum allowable lot size for each parcel. 41
This is necessary in order to promote a healthy water supply for the property owner and
surrounding residents.
Chico Urban Area Nitrate Compliance Program
Within the Chico Urban Area, there are restrictions on development that would be served by
individual septic systems, due to nitrate contamination in the soil from a proliferation of septic
systems. Central Valley Regional Water Quality Control Board Prohibition Order No. 90-126
was issued in 1990, and it prohibits waste discharges from individual septic systems within the
Chico Urban area. Effectively, this necessitates that housing in the Chico Urban Area be served
by community wastewater treatment systems.
Parking Requirements
On and off-street parking requirements for residential development directly impact the amount of
land available for the development of residential units and can greatly influence the cost of a
project. The zoning code currently requires two parking spaces per single-family dwelling. For
multifamily dwellings, the County requires a minimum of two spaces, with one space per
bedroom. For multi-family projects with more than eight units, at least one space per unit must
be covered and guest parking is required “equal to twenty percent of the number of dwelling units
on site.” 42 Therefore, a three-bedroom apartment would require three spaces plus additional
guest parking. Pertaining primarily to multifamily development, parking lots with eleven or more
parking spaces require that 40 percent of the overall number of spaces be designated compact.
Handicapped spaces may also be required for residential projects based on standards set forth in
the zoning code.
Minimum surfacing guidelines require a dust palliative surface and sufficient drainage to meet the
requirements of the Department of Public Works. Parking lots with more than four spaces
adjacent to a public street require at least ten feet of landscaping along the public right-of-way
and additional landscaping equal to five percent of the gross area of the parking lot. All
landscaped planters require a six-inch curb and an irrigation system.43
Although the County has received no complaints, and no commentary was provided by
stakeholders or the public in any of the Housing Element meetings to the effect that the parking
requirements pose an undue constraint on production of multifamily housing, the Draft Housing
Element Policy Document includes a program to evaluation multifamily parking requirements
and make amendments as may be appropriate.
41 Butte County Improvement Standards, October 2006. Accessed September 9, 2008. http://www.buttecoun
ty.net/publicworks/divisions/landdevelopment/impstd.html
42 Butte County Zoning Code Chapter 24.240. Accessed September 11, 2008. http://municipalcodes.lexisne
xis.com/codes/butteco/_DATA/CHAPTER24/Article_IV__General_Development_Re/24_240_Parking_regu
lations_.html
43 Butte County Zoning Code Chapter 24.240.10. Accessed September 11, 2008. http://municipalcodes.lexis
nexis.com/codes/butteco/_DATA/CHAPTER24/Article_IV__General_Development_Re/24_240_10_Off_str
eet_parking__.html
71
Street Widths
For subdivisions, a minimum of 65 feet is required for public right-of-way improvements, while
only 50 feet is required for local access roads, through streets, and cul-de-sacs.44 Where
necessary, easements may be provided in urban areas for access to residential parcels. Access
easements can serve only one single-family unit, must be no longer the 200 feet, and require a
“building-free turning area.” Minimum width is 20 feet, including four feet to be used for the
installation of necessary utilities.45
Street Lighting
Street lighting is required only for subdivisions with an average lot frontage between 125 feet and
200 feet. Single-family subdivisions with lot frontages less than 125 feet, or greater than 200 feet
do not require street lighting, except along public street frontages outside the subdivision. In
cases where lighting is required, the system is to be installed by the developer. 46
Pedestrian and Bicycle Paths
Depending on the size of the project, developers may be required to include land for use as
pedestrian and bicycle paths. Such paths are required to be a minimum of ten feet in width and
are intended to provide ease of access for local residents to public parks, schools, and nearby
destinations. Pedestrian paths may only be required for subdivisions of 50 or more parcels, while
subdivisions with 200 or more parcels may also require bicycle paths.47
Park Dedications
Dedication of public open space is required to conform to the Recreation Element of the General
Plan for residential projects that submit a tentative subdivision map, and have “lots averaging two
acres or less.” 48 For lots with 50 or more units, the required land dedication is calculated by
multiplying the total number of dwelling units, in the case of single-family residential
development, or the maximum allowed density for multifamily projects, by a factor of 0.008 for
single-family or 0.005 for multifamily units. This is aimed at providing between two and two and
a half acres of dedicated land per one thousand residents. In the case that the dedication is less
than one acre, an in lieu fee is substituted. For projects with less than fifty lots and when land for
dedication cannot be located within the project, the developer may be required to pay an in lieu
fee calculated by multiplying the total acres required for land dedication by the “full cash value
per acre of the property to be subdivided.” 49 If the developer chooses to provide privately owned
44 Butte County Code Chapter 20.134. Accessed September 11, 2008. http://municipalcodes.lexisnexis.com/
codes/butteco/
45 Butte County Code Chapter 20.136. Accessed September 11, 2008. http://municipalcodes.lexisnexis.com/
codes/butteco/
46 Butte County Code Chapter 20.152. Accessed September 11, 2008. http://municipalcodes.lexisnexis.com
/codes/butteco/
47 Butte County Code Chapter 20.140 and Chapter 20.141. Accessed September 11, 2008. http://municipal
codes.lexisnexis.com/codes/butteco/
48 Butte County Code Chapter 20.74. Accessed September 11, 2008. http://municipalcodes.lexisnexis.com/
codes/butteco/
49 Butte County Code Chapter 20.79. Accessed September 11, 2008. http://municipalcodes.lexisnexis.com/
codes/butteco/
72
parks and open space, the equivalent acres or in lieu fee may be subtracted from the total amount
required by the County.
Watershed Protection Overlay Zone
As noted in the 2004 Housing Element Background Report, as well as in the existing Butte
County Zoning Code, the Watershed Protection Overlay (WP) zoning designation provides
additional development standards and requirements in Butte County’s unique watershed areas.
These additional requirements are designed to limit costs to local governments in the long term
by acting to preserve existing water supplies. This is done through additional regulation of land
uses, sewage disposal, and erosion control measures.
Feather River Recreational Overlay Zone
Development proposals within the Feather River Recreational Overlay zone are required to
submit an additional proposal to the California Department of Transportation (CalTrans) in
addition to the Planning Division of the Department of Development Services, regarding potential
impacts on the Highway 70 corridor. Also, development is limited by a 100-foot setback
requirement, which creates a buffer between proposed development projects and the Feather
River. While these requirements do not significantly affect the potential for development within
this zone, the setback requirement will reduce the overall land area available for residential
projects.
Site Development Regulations
Tables 31 reports site development regulations for the R-1 through R-4 zoning designations.
While the 2004 Housing Element Background Report stated that “much of the land upon which
residential development can occur in unincorporated Butte County is not included in one of these
four residential zones and instead is zoned for larger parcels (exceeding one acre),” 50 these four
designations represent the only zones in which multifamily and high density residential
development is permitted by right. The lowest density is the R-1 zone with a maximum density
of six dwelling units per gross acre. The highest densities are in the R-3 and R-4 zones with
maximum densities of 20 dwelling units per gross acre. For many rural developments, maximum
densities may be limited by the land area made available due to septic system requirements.
There are no set minimum densities.
Fees and Exactions
Residential permit fees offset the cost to various Butte County departments to process
development projects. In addition, development impact fees cover new development’s fair share
of necessary community infrastructure, facilities, and other capital improvements, to ensure
adequate services as the community grows.
Table 32 calculates the total fees on both a per unit and per square foot basis for single family
detached homes and multifamily units in Butte County and in areas covered by the North Chico
50 Butte County Housing Element Update, Background Report. May 25, 2004. Accessed September 11,
2008. http://www.buttecounty.net/dds/Planning/Current_General_Plan_Elements/ButteCountyHEBack
groundReport(final%20draft).pdf
73
Specific Plan. These fees became effective on March 29, 2008, and will be updated after the fee
changes are presented to the Board of Supervisors for consideration on March 24, 2009.51
Appendix C provides a map of the North Chico Specific Plan, and the emphasis for this analysis
is upon unincorporated lands that fall within this Specific Plan area because there is a different set
of fees for development within the Plan area. The first part of the table covers the fees generally
applicable to all single-family and multifamily unit developments. For single-family detached
homes in the Unincorporated Area, the fees per unit amount to $7.30 per square foot or
approximately $11,000 per unit. The school impact fees, followed by the road and fire impact
fees, represent the most significant fees in the Unincorporated Area. The amount of fees for a
single family detached home represents approximately 4 percent of the median sales price for
single-family units in Butte County ($266,500). Impact fees are slightly higher for single-family
detached units within the North Chico Specific Plan boundaries because additional trails, storm
drain, and parks fees apply. Within the North Chico Specific Plan, fees equal $12,600 per unit, or
$8.40 per square foot.
Multifamily developments have a higher cost per square foot, but a lower per unit cost than
single-family detached units because many of the planning administration fees are fixed and do
not change in accordance with the lower unit square footage of the multifamily units. The fees
associated with multifamily development in the County amount to around $7,100 per unit, or
$7.90 per square foot. Accounting for the additional costs for the multifamily units in the North
Chico Specific Plan Area, the fees for multifamily units in this area are about $8,000 per unit, or
$8.90 per square foot.
The bottom of Table 32 includes additional fees applicable under special circumstances. Fees
such as Planning and Administration fees for variance, conditional use permits, and rezones, as
well as environmental fees for Mitigated/Negative Declarations, just to name a few, do not apply
to every residential project. Table 32 contains a complete list of these additional fees.
Processing and Permit Procedures
Table 33 provides estimates of the time it takes for Butte County to process and approve new
residential projects in Butte County. Not all of the listed procedures are required for every
development, so the time it takes for the approval of a residential project is dependent upon the
necessary procedures. The processing times for all the procedures, with the exception of appeals
to the Boards of Supervisors and environmental documentation, have increased significantly since
2004. It currently takes about 10 months for a use permit requiring a public hearing, 15 months
for a rezone, and 24 months for approval of a PUD or an amendment to the Butte County Zoning
Code, Specific Plan, or General Plan.
Since single-family developments are permitted as of right in all of the zoning districts except for
some Commercial and Industrial zones, only a building permit is required and the development is
not subject to the processing and permitting procedures listed in Table 33. The same holds true
51 Personal Communication. Pete Calarco, Assistant Director Butte County Development Services, March
17, 2009.
74
for multifamily dwellings that are permitted as of right in R-3 and R-4 zones. Therefore, given
the prevalence of land that already allows single-family and multifamily development as of right,
the long processing times for zoning and General Plan requirements do not represent an undue
constraint on developers’ ability to build housing in the Unincorporated Area.
Constraints to Housing for Persons with Disabilities
On January 1, 2002, SB 520 went into effect, requiring local jurisdictions to analyze potential
governmental constraints to the development, improvement, and maintenance of housing for
persons with disabilities as part of a jurisdiction’s housing element update. The County has not
adopted a Reasonable Accommodations Ordinance and does not have a formal process for
individuals with disabilities to make requests for changing zoning, permit processing, or building
laws. Butte County has removed the constraint of obtaining a use permit for certain types of
housing that would accommodate the disabled, by allowing group homes with six persons or
fewer by right in the residential zones.52 Butte County has not taken other steps to remove
constraints on housing for persons with disabilities, such as evaluating the zoning code for
compliance with the Americans with Disabilities Act (ADA).
Zoning and Land Use
Butte County has not evaluated how the County’s policies adhere to fair housing laws, however,
Butte County has made some policy concessions for the disabled. The parking standards for
certain types of housing in Butte County are unique whereby “convalescent homes, rest homes,
nursing homes, sanitariums, etc.[must designate] one space for every four beds plus one space
for each two employees (other than the staff doctors) plus one space for each doctor assigned to
the staff, but in no case less than one space per seven hundred fifty (750) square feet of gross
floor area.”53 This is in contrast to the higher parking requirements for traditional multifamily
development which requires “one parking space per bedroom but in no case less than two spaces
per dwelling unit plus additional guest parking spaces equal to twenty percent of the number of
dwelling units on site.”54 55
Butte County allows group homes in all of the residential zoning districts either by right or with
use permits, dependent upon the number of people in living in the group home. The prevalence
of sites zoned for residential use does not unreasonably restrict the siting of group homes. In
addition, Butte County Municipal Code does not appear to distinguish between families and
unrelated adults, and therefore complies with fair housing laws.
In accordance with State law “licensed family, foster, or group homes in conjunction with six or
fewer individuals on a twenty-four (24) hour basis,” are permitted in all residential zones, and
52 Butte County allows group homes “for mentally disordered or otherwise handicapped persons or neglected
children” 24-120 R-1 through R-4 (Residential Zones)
53 Butte County Municipal Code Chapter 24-240 Parking regulations.
54 Ibid.
55 The guest parking requirement only applies to multifamily projects containing more than eight units.
75
those homes with six or more individuals require a conditional use permit.56 Occupancy
standards across all zoning districts do not differentiate between families and unrelated adults
because the zoning code defines a family as “one or more individuals living together as a single
housekeeping unit in a single dwelling unit.”57 Finally, the current General Plan Land Use
Element does not set a minimum distance between special needs housing facilities.
Permits and Processing
Butte County does not have a special process for retrofitting homes for accessibility, but rather
such an improvement or addition would be subject to the general regulations in the Butte County
Building Code. As discussed in the previous section, the County does allow group homes with
six persons or fewer by right in residential zones, and allows group homes with more than six
persons with a use permit. This use permit requirement has not prevented large group homes
from being approved in the County, considering that Butte County did approve a 50-unit adult
rehabilitation facility operated by the Salvation Army in 2003.58 The use permit process for group
homes is the same as for all other residential developments that require a use permit. As a final
point, Butte County treats all group homes providing on-site services the same as group homes
without such services because they allow group homes to provide services on a 24-hour basis.59
Building Codes
Butte County has adopted the 2007 Uniform Building Code, and none of the minor local
amendments decrease the ability of the County to accommodate persons with disabilities. The
County has not adopted a universal design element nor does the County have a formal process of
providing reasonable accommodations in the Building Code for persons with disabilities.
Conclusion
Butte County has already made some changes to its County Code to accommodate the disabled,
including permitting group homes of six or fewer persons as a right in residential zones, but the
County needs to take further steps to comply with SB 520. Specifically, the Draft Housing
Element Update proposes a program to adopt a Reasonable Accommodations Ordinance to
formalize the process for disabled persons to obtain concessions related to zoning, permit
processing, and building laws that will allow them equal access to housing. The Draft Housing
Element Update Policy Document proposes a program to clarify that Single-Room Occupancy
units are considered multifamily units, and subject to the same requirements as other multifamily
units in the same zoning district. The Draft Housing Element Update Policy Document also
proposes a program to clarify that transitional and supportive housing units will be treated the
same as other comparable housing units that are not designated as transitional or supportive, in
the same zone, without any additional regulatory constraints.
56 Butte County Municipal Code Chapter 24-120 R-1 through R-4 (Residential Zones)
57 Butte County Municipal Code Chapter 24-305 Definitions
58 Personal Communication. Dan Breedon. Principal Planner, Butte County Department of Development
Services. March 6, 2009.
59 Butte County Municipal Code Chapter 24-120 R-1 through R-4 (Residential Zones)
76
Building Permits
The building permit process in Butte County remains unchanged since 2004. Reviewing and
issuing permits consistently take about two weeks for a single-family unit and four weeks for a
multifamily unit. If the plans have to be altered the process can take longer, but the standard
process allows for a quick turnaround in the Building Division and is not an undue burden.
Codes and Enforcement
As of January 1, 2008 Butte County enforces the 2007 editions of the California Building,
Electric, Mechanical, and Plumbing Codes.60 Prior to 2008, Butte adhered to the California
Building (2001), Electric (2004), Mechanical (2001), Plumbing (2001), and Codes. The County
will continue to follow the 2005 Energy Commission Standards and the 1997 Uniform Housing
Code (UHC) with California Amendments in 2008 just as the County had during 2007.61 A series
of four meetings between the months of October 2007 and December 2007 presented the changes
in the Codes to the building community. The County generally adheres to the 2007 editions of
the California Codes, with some minor local changes, and therefore codes and enforcement in
Butte County regulate building similar to the rest of California.
Nongovernmental Constraints
Availability of Financing
Butte County is affected by the conditions in the national credit market. High national
foreclosure rates and failing banks have tightened the credit market and made it hard for
developers to obtain construction and permanent loans to build units. The credit crisis has
seriously curtailed the availability of nontraditional mortgage products like adjustable rate
mortgages and subprime mortgages.
Quality credit scores, documentable income, and a significant down payment are now crucial to
obtaining a home loan, thereby limiting the number of households able to obtain financing to
purchase homes. This will exclude certain households that previously could have qualified to buy
homes, forcing them into the rental market. This decrease in the availability of credit indicates
that Butte County may have to facilitate an increase in the number of rental units available, to
provide these households displaced from the for-sale market with adequate rental housing
options.
Price of Land
Vacant residential land in Butte County from October 1, 2007 to April 1, 2008 had a median price
of about $16,100 per acre, for a parcel of nearly six acres. The range of price was drastic, from a
low of about $2,190 per acre across 34 acres in Feather Falls to a high of around $110,100 per
acre for 1.09 acres in Magalia. The price of land in the Unincorporated Area does not appear to
60 Butte County Department of Development Services “Announcement: New Codes Coming in January”
September 6, 2007.
61 Ibid.1997 is the most recent Californian Uniform Housing Code.
77
hinder the development of housing.
Cost of Construction
The cost of construction for in Butte County remains reasonable for both single-family and
multifamily housing developments.
Single-Family Market Rate Housing
Data from Orsillo Construction and Bidwell Builders indicates that total costs in Butte County,
excluding land, can range from a low of $131 per square foot to around $210 per square foot,
depending upon the size of the home and the quality of the product. Typically, costs for
conventionally built single-family market rate housing will be affordable to above moderate-
income households; however, it is possible that economically-built, modestly sized single-family
homes could be affordable to moderate-income households.
Mobilehome Units
Mobilehome units on individually-owned lots provide an affordable source of housing in Butte
County. Based on information from local mobilehome dealers, costs for a basic mobilehome,
delivered, set up on a “soft-set” or permanent foundation, with well and septic systems, may
range from below $100,000 for a single-wide unit to about $130,000 to $150,000 for a typical
double-wide unit. Adding these costs to potential land costs, of $16,000 per unit (which is taken
from the median price for residential land parcels reported above), plus fees of approximately
$11,000 per unit, it is reasonable to expect that mobilehome units could be developed for a total
as low as approximately $125,000 per unit for a smaller unit or $160,000 for a double-wide unit
that would be suitable for a family. These costs would be affordable to moderate-income
households with three- and four-person households, as indicated in Table 17.
Affordable Housing
There are a limited number of affordable housing developments in the Unincorporated Area, with
the exception of the Gridley FLH, operated by the Butte County Housing Authority, and the 22-
unit Palm Crest Subdivision, which is currently under construction. Because it represents a
current project, Palm Crest provides the best indicator of the feasibility of developing affordable
housing in the Unincorporated Area. According to representatives of the Community Housing
Improvement Program (CHIP), the sponsors of the Palm Crest Subdivision that CHIP builds and
operates affordable housing throughout Butte County as well as some surrounding Counties.62
CHIP has been able to successfully develop housing in the Unincorporated Area of Butte County
for lower-income households through their Mutual Self-Help Housing program. The Palm Crest
Subdivision is located in Thermalito, an unincorporated community. Since the beginning of 2007
through the end of 2008, CHIP has completed 37 homes in the Palm Crest Subdivision. As of
April 2009, an additional seven homes were already complete and pending homebuyer loan
closings. The total project size is 79 units, with an overall project density of 4.5 units per acre.
62 Personal Communication. Imelda Michel, Community Housing Improvement Program, Self Help Housing
Program Manager. April 2, 2009.
78
The land for the Palm Crest Subdivision has a general plan designation of Low Density
Residential (LDR) under the current Butte County General Plan. LDR allows housing
development at a density of six dwelling units per acre.63
Phase 2 of the project is currently under construction and all of the following costs are related to
this phase of the project. Phase 2 will include a total of 28 units. The unit mix is as follows:
20 units: five-bedroom/two-bath units with 1,486 square feet.
5 units: four-bedroom/two bath units with 1,342 square feet
1 unit: three-bedroom/two bath unit with 1,300 square feet
2 units: three-bedroom/two bath units with 1,272 square feet.
These 28 units are on about 7.2 acres making the lot size approximately 6,000 square feet. The
cost of the land, which is part of the larger 17.69 acres for the entire development, was around
$67,000 per acre at the time of initial purchase in 2003.64 The site improvements, completed in
2005, cost about $150,000 per acre. The hard construction costs equated to an approximately $56
per square foot because of the volunteer labor required of all of the homeowners in the Palm
Crest Subdivision.65 The average soft cost per unit equals about $68,000 and includes a developer
fee and a technical assistance fee. Finally, the profit on the units is about five percent, which
goes to cover overhead.66 Thus, the total costs of Phase 2 are around $5.7 million or about
$205,000 per unit or $142 per square foot. Project subsidies write down the costs to make them
affordable to the targeted income households.
Cost data on recent affordable housing developments were also gathered for the incorporated
cities of Butte County. Cost information from Murphy Commons in Chico, and the 1200 Park
Ave. Senior Apartments in Chico serve as a proxy for the potential cost of new affordable
housing development that could occur in the Unincorporated Area. Murphy Commons is an 86-
unit multifamily development consisting of two-, three-, and four-bedroom apartments.
Excluding the cost of land, the total cost per unit for the Murphy apartments amounted to around
$208,000 or $214 per square foot. The other development, 1200 Park Ave. Senior Apartments,
contains 107 units of two- and three-bedroom apartments and had a total cost per unit, minus land
costs, of about $146,000 per unit, or $224 per square foot.
63 Butte County Land Use Element. Adopted October 20, 1979 and last revised 2000. Pg. L-55
64 Personal Communication. Imelda Michel, Community Housing Improvement Program, Self Help Housing
Program Manager. April 2, 2009.
65 Ibid.
66 Personal Communication. Imelda Michel, Community Housing Improvement Program, Self Help Housing
Program Manager. June 2, 2009.
79
Housing Sites Inventory and Analysis
This section determines whether the Unincorporated Area has a sufficient amount of land
available for the development of housing to meet the Unincorporated Area’s Regional Housing
Need Allocation, as determined by the Regional Housing Needs Plan (RHNP). The analysis
begins with an assessment of the area’s RHNP, and then provides a list of sites suitable to
produce the required housing units. Government Code Section 65583.2 defines the process of
identifying the adequate sites.67 This section also analyses the zoning regulations in relation to
the provision of housing affordable to all income levels, emergency shelters and transitional
housing, and other variations in housing types. Data for this section come from the Butte County
Association of Governments (BCAG), Butte County Department of Development Services, and
Butte County Zoning and Second Dwelling Unit ordinances.
Regional Housing Needs Allocation
The Department of Housing and Community Development (HCD) identifies the supply of
housing necessary to meet the existing and projected growth in population and households in
California. Each of the 38 Councils of Governments (COGs) in the State receives a Regional
Housing Needs Allocation (RHNA) from HCD that specifies the number of units, by affordability
level, that the COG region must plan to accommodate during its Housing Element planning
period. Each COG then distributes the allocations throughout the cities and counties pursuant to
article 65584 of the California Government Code. The allocation must be consistent with the
following objectives:
65584(d)(1) “Increasing the housing supply and the mix of housing types, tenure, and
affordability in all cities and counties within the region in an equitable manner, which
shall result in each jurisdiction receiving an allocation of units for low and very low-
income households”
65584(d) (2) “Promoting infill development and socioeconomic equity, the protection of
environmental and agricultural resources, and the encouragement of efficient
development patterns.”
65584(d) (3) “Promoting an improved intraregional relationship between jobs and
housing.”
65584(d)(4) “Allocating a lower proportion of housing need to an income category when
a jurisdiction already has a disproportionately high share of households in that income
category, as compared to the countywide distribution of households in that category from
the most recent decennial United States census.”68
HCD determined the RHNA for the BCAG region, consistent with the objectives above.
67 Amendment of State Housing Element Law, Chapter 724, Statutes of 2004, AB 2348. Chapter 724 established
Government Code Section 65583.2
16 California Government Code Section 65584.
80
Regional Housing Needs Allocation, 2007-2014
On June 24, 2008, the Butte County Association of Governments finalized the RHNA for the
current planning period. Table 34 presents the RHNA for the January 1, 2007 through June 30,
2014 compliance period, a seven and a half year time span. The unit allocation for the
Unincorporated Area (3,402) is significantly lower than in 2001-2008, and the distribution of
units among income categories is also different. For 2007-2014, the total units are divided up
between very low-income (20 percent), low-income (24 percent), moderate-income (26 percent),
and above moderate-income (26 percent). Of the very low-income allocation, approximately 50
percent (or 10 percent of the total RHNA) can be assumed to reflect the needs of extremely low-
income households). In 2001-2008, the distribution of units heavily leaned towards above
moderate-income units (46 percent), and then very low- income (20 percent), low-income (16
percent), moderate-income (18 percent). The reasoning behind BCAG’s lower unit allocation for
the Unincorporated Area for 2007-2014 lies in data on population growth, the condition of the
housing stock, and relative income distribution.69
Housing Units Constructed and/or Permitted to Date
Since January 1, 2007, Butte County has permitted a number of housing units that fulfill a portion
of the County’s RHNA. This includes 37 low-income housing units in the self-help Palm Crest
Subdivision, 38 second units (which are presumed to be affordable to low-income households due
to their size and their being rental units), plus 338 mobilehome units (which are presumed
affordable to moderate-income households due to the low development costs) and 253 additional
single-family units which are presumed to be affordable to above moderate-income households.
See discussion in section below on Zoning to Accommodate the Development of Affordable
Housing to Lower Income Households, for analysis documenting the affordability of the various
types of housing for lower- and moderate-income housing.
Net Outstanding RHNA
As a result of the units already produced, Butte County’s net outstanding RHNA that must be
accommodated on available sites for housing development in the Unincorporated Area is: 1,163
very low-income units and low-income units, 274 moderate, and 1,299 above moderate-income
units.
Inventory of Land Suitable for Residential Development
To determine the development capacity of the land available in the Unincorporated Area to meet
the County’s net outstanding RHNA, State housing law mandates an analysis of suitable land.
Table 35 presents a list of vacant land available for residential development with a General Plan
land use designation of HDR, or MDR, in various zoning districts appropriate to accommodate
new housing development that can be affordable to households with a range of income levels. In
addition to the specific HDR and MDR parcels listed in Table 35, County GIS records indicate
that there are approximately 2,006 parcels with LDR residential designations where at least one
69 Butte County Association of Governments “ DRAFT Butte County Regional Housing Needs Plan January
1, 2007 – June 30, 2014” http://www.bcag.org/__planning/documents/RHNP_FINAL_2007.pdf. Accessed
on April 16, 2008.
81
additional single-family dwelling unit could be constructed. A total of about 787 acres with the
HDR and MDR land use designations is potentially available for housing. Given that HDR
allows for up to 20 du/ac, and the MDR up to 13 du/acre, the General Plan designations result in a
potential unit capacity well in excess of the remaining outstanding RHNA.
Not all of the vacant residential land, however, is suitable for development. State law also
requires further analysis that refines the unit capacity the available land. The other factors that
determine the suitability of the vacant land include:
Infrastructure capacity such as water, sewer (both on-site and distribution facilities)
throughout Butte County
Environmental constraints like floodplains, and watershed protection zones.
Viability of the sites within the Housing Element planning period through June 30, 2014.
It is necessary to examine these additional constraints in order to arrive at a realistic estimate of
residential development capacity in the Unincorporated Area. The realistic unit capacity reduces
the potential unit capacity because of environmental constraints and/or limited infrastructure
capacity. In response to HCD’s comments, the realistic unit capacity of each site shown on the
housing sites inventory (Table 35 of the Housing Element Needs Assessment) has been reduced
by 25 percent from the maximum allowable density, to accommodate the possibility that
developers might significantly under-build on the available sites. Although the County has no
experience to suggest that there are any existing constraints to developers wishing to build at the
maximum allowable densities, the County believes that this 25 percent reduction from unit yields
at maximum densities provides a conservative estimate of the total unit capacity on the identified
sites. The following sections include an analysis of both infrastructure capacity and
environmental constraints for the sites listed in Table 35.
While some of the sites in the land inventory are large (greater than 15 acres) these sites are still
appropriate for affordable housing development because of the opportunity for Specific Plan
development followed by subdivision of the property into smaller parcels which could be
acquired and developed by affordable housing developers. Butte County is currently working
through the approval process for the Rio D'Oro Specific Plan on 689 acres.70 The Specific Plan
calls for a variety of commercial and residential uses, including 324 acres of residential
development. A total of 26 acres of the residential acreage will allow for housing at a density of
13-20 dwelling units per acre and six acres will be zoned for a density of 20 to 30 dwelling units
per acre71 Similarly, Specific Plans for other large sites could also be developed to facilitate
housing development in the future.
HDR Land Use Designation
Sites with a land use designation of HDR and residential zoning total approximately 38 acres of
70 Rio D-Oro Specific Plan Draft. March, 2009. http://www.buttecounty.net/dds/Planning
/specific_plans/Rio_d_Oro/2009-03-05/07375_SPB_March%202009.pdf Accessed August 10, 2009.
71 Ibid
82
land in the Unincorporated Area.
Infrastructure Availability
All of the sites have both water and sewer service available. The Lake Oroville Area Public
Utility District provides sewer service to all of the sites, and South Feather Water and Power
Agency and California Water Service Company – Chico District both serve the HDR sites.
Environmental Constraints
The sites do not have any known environmental constraints. The sites are not within a watershed
protection zone or the 100-year flood plain.
MDR Land Use Designation
Based on an evaluation of sites with the MDR land use designation, a subset of sites listed in
Table 35 indicate a total of about 740 acres that are potentially available for residential
development with the Housing Element planning period ending June 30, 2014.
Infrastructure Availability
Only selected sites with a MDR designation currently have both water and sewer service
available on site. There is no water and sewer service on 11 of the sites, and an additional 10
sites have water service, but no sewer service on site. All sites either lacking water or sewer
service have a realistic unit capacity of zero units, although the sites could be developed in the
future if water and/or sewer service expanded onto these sites. The remaining sites all have water
provided by South Feather Water and Power Agency, Paradise Irrigation District, Durham
Irrigation District, Lake Madrone Water District, Thermalito Irrigation District, California Water
Service Company – Oroville District, or the California Water Service Company – Chico District,
and sewer service from the Lake Oroville Area Public Utility District or the Thermalito Irrigation
District.
Environmental Constraints
None of the sites indentified are within the Butte County watershed protections zones, but some
of the sites are within the 100-year flood plain. Sites that lay completely within the 100-year
floodplain have a realistic unit capacity of zero, and sites lying partially within a 100-year
floodplain have a reduced realistic unit capacity that coincides with the portion of the site within
the 100-year floodplain.
Land Inventory after Accounting for Infrastructure and Environmental Constraints
As summarized in Table 36, after accounting for the environmental and infrastructure constraints
in each of the study areas, and reducing the resulting unit yields by an additional 25 percent to
accommodate the possibility of developers significantly under-building on the available sites,
the total number of potential units decreases, leaving the Unincorporated Area with a total of at
least 2,544 units that could be developed within the RHNA time horizon, assuming all sites are
built at the allowable densities. This unit count takes into consideration reductions in potential
units due to the elimination of sites that have no sewer or water service, or are located completely
within a 100-year flood zone.
83
Zoning to Accommodate the Development of Housing Affordable
to All Income Levels
Sites to Accommodate Housing for Lower Income Households
Government Code Section 65583.2 sets default minimum allowable densities for zoning
presumed to accommodate housing that would be affordable for lower-income households. The
Government Code classifies jurisdictions in four different categories. Butte County is
categorized as a suburban jurisdiction, where the default minimum density to accommodate
housing affordable for lower income households is at least 20 dwelling units per acre.72 Under
the current General Plan, the HDR land use designations allow up to 20 du/ac. As summarized
on Table 35, available HDR sites have a realistic unit capacity of 758 units.
Butte County can accommodate the remainder of its RHNA for lower-income households on
MDR-zoned land that can be developed at densities of up to 13 dwelling units per acre. Although
this density is below the default minimum density for housing affordable to lower-income
households, the following information demonstrates that sites with the MDR land use designation
can feasibly accommodate housing for lower-income households. The reasoning behind the
default minimum densities laid out by California Government Code section 65583.2(c)(3) is that
by allowing developers to build at higher densities, affordable housing developers may purchase
less land in order to accommodate a given number of housing units. The code section then
assumes that this translates into a lower average land cost, per housing unit produced. When
combined with other costs for housing development, this lower land cost is then presumed to
contribute to an overall lower average cost per unit to produce housing, thus facilitating
affordable housing production. The discussion that follows is intended to explain how the
relatively low land values in the Unincorporated Area create a situation where affordable housing
can feasibly be built at densities allowed in the MDR land use category.
First, it is necessary to establish a reasonable assumption for the value of residential land that
could be developed for medium density housing in the Unincorporated Area. In addition,
information was previously provided that demonstrates that residential land costs in the
Unincorporated Area are very reasonable, with a median cost of $16,100 per acre. Based on this
price, at densities of 13 dwelling units per acre, land costs might average approximately $1,250
per housing unit compared with an average land cost of about $800 per housing unit at 20
dwelling units per acre. The median cost per acre for sites zoned at 13 dwelling units per acre is
indeed over 50 percent higher than zones zoned at 20 dua. While that percentage is significant,
this percentage translates into an actual increase in cost of only $450 per housing unit. This
demonstrates that in Unincorporated Butte County, the difference in land cost per unit between 20
dwelling units per acre and 13 dwelling units per acre would have a minimal effect on overall
housing production costs.
72 Department of Housing and Community Development, Division of Hosing Policy Development,
“Amendment of State Housing Element Law – AB 2348” June 9, 2005.
84
For MDR sites, the lower density (than the statutory default minimum) allowed may even
facilitate some development cost savings, since the lower density would give developers more
flexibility in siting and designing their units to economize in the construction process. In fact,
information was previously presented on the Palm Crest Subdivision, in which Community
Housing Improvement Program is developing self-help single-family detached housing units at
densities of just under five units per acre for lower-income households on land that has a Low
Density Residential designation.
Considering that: (a) residential land costs in Butte County are minimal; (b) these costs mean that
a reduced maximum density from 20 dwelling units per acre to 13 units per acre has a minimal
effect on overall housing production costs; and, (c) market conditions, as demonstrated by
Community Housing Improvement Program’s choice to develop affordable housing on land
designated at lower densities suggest that there may even be a feasibility advantage to developing
affordable housing at lower densities than the default minimum densities prescribed by State law,
Butte County believes that land available for multifamily housing development at up to 13
dwelling units per acre is suitable to accommodate a portion of its RHNA for lower-income
households.
Table 35 lists with MDR land use designations and residential zoning that would permit
multifamily residential development. The table excludes many vacant sites that are relatively
small in size, instead focusing on parcels that are large enough to facilitate projects of a size that
would achieve economies of scale in planning and production. As summarized on the table, the
estimated realistic unit capacity of these sites is 2,097 units. These sites, combined with the
available HDR sites could more than accommodate the County’s remaining outstanding RHNA
for lower-income units.
Additional Lower-Income Unit Capacity Based on Anticipated Second Units
Butte County has finalized construction permits for an average of eight second units per year
since adopting the 2004 housing element. Based on this track record, Butte County anticipates
that for the five-year planning period from July 1, 2009 through June 30, 2014, it can continue to
average eight second units per year, for an additional 40 units. As discussed previously, based on
the market findings that rental housing tends to be affordable to low-income households, and
because second units cannot be sold separately from the property on which the primary residential
unit sites, second units are presumed to be affordable to lower-income households. It should be
pointed out that Butte County does not need to rely on any second units already produced, or
anticipated in the next five years, to accommodate its RHNA; rather, these units are highlighted
in Table 36 because they do represent a useful source of affordable housing.
Sites for Development of Housing Affordable to Moderate-Income Households
As discussed previously, mobilehomes represent a valuable source of housing in Butte County,
because they can be developed at costs that are affordable to moderate-income households. The
vacant land inventory on Table 35 has identified vacant sites covering approximately 134 acres of
land in the MDR land use category that have zoning that would be appropriate for single-family
residential development, including mobilehomes. The estimated realistic unit capacity of this
85
land is 1,672 units. Based on the County’s experience with single-family units permitted since
the beginning of January 2007, approximately 57 percent of single-family units are mobilehomes,
and the remainder are conventionally built dwellings. Assuming that this proportion remains, the
County expects that this subset of MDR sites can accommodate development of 956 mobilehome
units that would be affordable to moderate-income households.
In addition, mobilehomes can also be constructed on parcels with LDR land use designations.
Butte Count GIS records indicated that there are at least 2,006 vacant parcels with LDR land use
designations and residential zoning in the Unincorporated Area, where at least one housing unit
could be built. Assuming that 58 percent of the units that could be constructed on these sites
would be mobilehomes, Table 36 estimates that 1,147 of these units could be affordable to
moderate-income households.
Sites for Development of Housing Affordable to Above Moderate Income
Households
The remaining unit capacity on the MDR and LDR parcels that are suitable for single-family
development after accounting for the anticipated mobilehome production is available to
accommodate the County’s remaining unmet RHNA for above moderate-income housing. As
indicated in Table 36, this amounts to capacity for at least 912 housing units. This exceeds the
County’s outstanding unmet RHNA by a healthy margin; however, it should be noted that while
each LDR parcel is counted only as accommodating one new housing unit, many parcels will be
capable of supporting more than one unit, if subdivided. Additionally, excess capacity for lower-
income and moderate-income housing units can provide back-up capacity for above moderate-
income needs.
Summary
Based on housing sites inventory presented in Table 35 and the accompanying analysis above
indicating the potential affordability of housing units constructed in various General Plan land use
categories and zoning districts, Butte County has adequate vacant land capacity to accommodate
its outstanding unmet RHNA, for households at all income levels. Table 36 summarizes the
County’s ability to accommodate its RHNA through a combination of units already built, and
units that could be built on available sites. The County easily accommodates its RHNA at all
income levels on land that is already designated and zoned for residential development.
Zoning for Emergency Shelters and Transitional Housing
Emergency Shelter
As of January 1, 2008, Government Code Section 65583(a)(4) requires the County to
accommodate the development of at least one, year-round, emergency shelter within its
jurisdiction and have capacity in the Unincorporated Area’s emergency shelters for homeless
residents.73 74 As previously mentioned, the Unincorporated Area can meet this requirement in
73 Building Block for Effective Housing Elements, “Adequate Sites Inventory and Analysis: Zoning for
Emergency Shelters and Transitional Housing”. http://www.hcd.ca.gov/hpd/housing_element/index.html.
Accessed on April 25, 2008.
86
one of two ways: 1) designate zone(s) within one year that allow emergency shelters as a
permitted use or, 2) by “adopting and implementing a multi-jurisdictional agreement, with no
more than two adjacent jurisdictions, to develop at least one year-round emergency shelter within
two years.”75 If the County decides to fulfill the requirement by supporting the development of a
shelter, then it must also designate a zone in the Unincorporated Area that allows for development
of an emergency shelter with a conditional use permit.76 Therefore, the County has until August
31, 2010 to establish a zone that allows for emergency shelters as a permitted use, or work
towards and then implement an agreement by August 31, 2011 with neighboring jurisdictions to
establish an emergency shelter that can accommodate the needs of the homeless in all involved
jurisdictions. The Board of Supervisors, at the May 29th Housing Element meeting determined
that the most appropriate way to address this requirement is to provide a zoning district where
emergency shelters can be developed as of right. County staff has determined that the most
appropriate zone to fulfill this requirement is the Light Industrial zone. There is adequate vacant
land in this zone. County staff estimates that there are approximately 342 acres on 25 vacant
parcels within this zone. Much of the land is located along major highways and transportation
corridors that would allow access to transit, and adjacent to the incorporated cities so clients
would have access to services. There are sites in both the Chico and Oroville urban areas. The
light industrial zone is an appropriate location to allow emergency shelters by right, since the
zone is compatible with the operation of emergency shelters, whose clients may arrive and leave
at various hours of the day and night on a transient basis. Additionally, the other uses allowable
within the Light Industrial zone are limited such that their operations would be compatible with
the operation of emergency shelters. The Draft Housing Element Update contains a program to
effectuate the change in zoning regulations to allow emergency shelters by right in the Light
Industrial zoning district.
Transitional Housing
As discussed earlier, transitional housing consists of housing that former homeless individuals are
living in for up to two years while they strive to live on their own. Typically, residents of
transitional housing are provided with various services that facilitate their eventual relocation to
permanent housing, which may or may not include various support services. State housing law
mandates that neither zoning nor development standards can place an unnecessary burden on the
production and operation of transitional housing. The current Butte County zoning code already
allows for “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.”77
74 Senate Bill 2, Chapter 633. Amendment to Acts 655582, 65583 and 65589.5. Approved by Governor on
October 13, 2007. Effective January 1, 2008.
75 Senate Bill 2, Chapter 633. Amendment to Acts 655582, 65583 and 65589.5. Approved by Governor on
October 13, 2007. Effective January 1, 2008.
76 Senate Bill 2, Chapter 633. Amendment to Acts 655582, 65583 and 65589.5. Approved by Governor on
October 13, 2007. Effective January 1, 2008.
77 Butte County Zoning Code 24-120
87
Zoning for a Variety of Housing Types
Single Room Occupancy Units
The Butte County Zoning Code does not currently provide a zone that specifically allows for
single room occupancy (SRO) residential dwelling units either as of right or with a conditional
use permit. However, there are no provisions in the zoning code for R-3 and R-4 zones that
would prohibit SRO units. The Draft Housing Element Update proposes a program to amend the
zoning regulations to conform to State law and allow SRO units where multifamily units are
allowed, subject to the same standards as other multifamily units in the same zone.
Transitional and Supportive Housing
The Butte County Zoning Code does not currently provide a zone that specifically allows for
transitional and supportive housing units either as of right or with a conditional use permit. The
Draft Housing Element Update proposes a program to amend the zoning regulations to conform
to State law and clarify that transitional and supportive housing developments are residential uses,
and that transitional and supportive housing units will be treated the same as other similar
residential uses in the same zone, with no additional regulatory requirements.
Manufactured Housing
California Government Code Section 65852.3(a) requires that local jurisdictions “allow the
installation of manufactured homes certified under the National Manufactured Housing
Construction and Safety Standards Act of 1974 (42 U.S. C. Secs. 5401 Et. Seq.) on a foundation
system, pursuant to section 18551 of the Health and Safety Code, on lots zoned for conventional
single-family residential dwellings.” 78 Subsequently, manufactured dwellings, certified by this
1974 Act, and the lots on which they are situated, cannot be subject to development standards,
like lot setback requirements, parking standards or minimum lot size requirements, different from
those required for regular residential development. However, additional standards may be set for
architectural features such as roof overhangs and siding or roofing materials.
The Butte County Zoning Code currently complies with section 65862.3(a) of the Government
Code by allowing installation of modular homes, defined as a mobile home, certified under the
National Manufactured Housing Construction and Safety Standards Act, in all zones that permit
single- family residential dwellings. In addition, the Mobile Home Park (MHP) zone permits
mobile homes with 500 or more square feet of gross area as a primary uses, subject to the
approval of a master development plan. Development requirements for the MHP zone include a
minimum of ten contiguous acres and divided into no fewer than fifty mobile home lots, with a
maximum density of ten lots for every 750 square feet in gross area per acre. Development
standards for mobile home lots within the MHP zone include a minimum site area of 2,700 square
feet, an average width of 42 feet, or 30 feet plus the width of the mobile home for sites designed
for double width or larger units, and a minimum frontage of 30 feet.79
78 California Government Code Section 65854.3 (a). Accessed September 5, 2008. http://www.leginfo.ca.go
v/cgi-bin/waisgate?WAISdocID=6578427152+0+0+0&WAISaction=retrieve.
79 Butte County Code Chapter 24.205. Accessed September 5, 2008. http://municipalcodes.lexisnexis.com/
codes/butteco/
88
Second Units
The Second Dwelling Ordinance 24-280 outlines the requirements and standards for development
of second units in compliance with California Government Code Section 65852.2. According to
the ordinance, a second dwelling unit is a residential structure built in addition to a main
residential dwelling, that is either attached or detached from the main structure, and can involve
new construction or re-use of existing buildings, as well as designation of an existing residential
unit to allow construction of a new, larger primary residence. A second unit must be equipped
with its own separate entrance, in addition to private kitchen and bathroom facilities.
The County's second dwelling unit ordinance permits the construction of second units as an
accessory use, subordinate to the primary use, on any legal lot in a residential zone, and in some
non-residential zones including Highway Commercial (H-C), Neighborhood Commercial (N-C),
Residential Professional (R-P), Timber Mountain (TM), Planned Unit Development (PUD), and
Scenic Highway and Unclassified (U).80 County code states that second units cannot be
constructed on parcels already occupied by more than one residential dwelling and are
“prohibited on: (1) Land Subject to Land Conservation Act Contracts and per the County
Resolution implementing the Williamson Act; (2) Where specific findings are made that due to
adverse health, safety and welfare impacts a particular area or a particular project cannot (for
reasons enumerated) support second dwelling units; (3) Land within Zones B1, B2 and C1 of the
2000 Airport Land Use Compatibility Plan; (4) North Chico Specific Plan area (5) Agricultural
zones, i.e. A-5 through A-160; (6) Land within the “WP” (Watershed Protection) Overlay
Zone.”81
Development standards require the provision of one off-street parking space for second units with
one or two bedrooms, and two spaces for units with more than two bedrooms. Second unit
parking requirements are in addition to those for the primary residence. Second units are not
subject to size limitations, providing all necessary improvements and site development standards
are met, including those typical for residential building permits and the applicable zoning district.
Residency for second units is unrestricted, except that either the primary residence, or the second
dwelling unit, must be occupied by the owner of the property. A deed restriction must be
executed stating this occupancy requirement before the owner can receive a building permit.82
Farmworker Housing
The Agricultural Zones, A-5 through A-160 allow by right one single-family dwelling unit or
modular home, as well as farmworker housing, including mobile homes, for up to 12 workers and
their families.
80 Butte County Second Dwelling Unit Ordinance 24-280.
81 Ibid.
82 Ibid.
89
Summary
A comparison between the preliminary sites inventory analysis and the RHNA indicates that
overall the County has more than enough sites to accommodate the outstanding unmet RHNA of
2,736 units. In addition, considering market conditions and trends and the potential feasibility of
developing affordable housing units in HDR and MDR zones, as well as accounting for a small
number of additional second units that could be affordable at the lower-income level, the County
as adequate sites to accommodate its outstanding RHNA for households at each income level, as
summarized in Table 36.
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s
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u
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p
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m
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t
.
No
t
e
s
:
(a
)
M
i
n
i
m
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m
l
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f
o
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p
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d
t
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a
n
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p
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o
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d
p
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b
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p
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m
.
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o
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a
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d
b
y
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d
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v
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d
u
a
l
we
l
l
s
a
n
d
/
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n
d
i
v
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d
u
a
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w
a
g
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d
i
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p
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a
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s
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m
s
,
a
mi
n
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m
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m
l
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s
i
z
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o
f
8
,
1
2
5
s
q
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,
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t
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a
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a
n
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s
a
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t
o
a
c
c
o
m
m
o
d
a
t
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t
h
e
s
t
r
u
c
t
u
r
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a
n
d
t
h
e
n
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c
e
s
s
a
r
y
s
y
s
t
e
m
s
,
i
s
r
e
q
u
i
r
e
d.
(b
)
B
a
s
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d
u
p
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n
t
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e
m
i
n
i
m
u
m
l
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t
s
i
z
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f
o
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a
c
h
g
i
v
e
n
z
o
n
i
n
g
d
i
s
t
r
i
c
t
.
(c
)
A
c
c
e
s
s
o
r
y
d
w
e
l
l
i
n
g
u
n
i
t
s
a
r
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c
o
n
s
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d
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d
a
n
a
c
c
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s
s
o
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h
a
t
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s
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b
o
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d
i
n
a
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h
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p
r
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m
a
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p
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m
i
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d
u
s
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a
n
d
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c
o
n
s
t
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u
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te
d
i
n
a
d
d
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t
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o
n
t
o
a
p
r
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m
a
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d
w
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l
l
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n
g
u
n
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t
.
(d
)
4
,
0
0
0
s
q
u
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f
e
e
t
f
o
r
a
h
a
l
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p
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h
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a
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a
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c
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m
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s
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a
n
d
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n
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c
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s
s
a
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y
p
u
b
l
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c
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m
s
.
(e
)
A
d
w
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l
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n
g
G
r
o
u
p
i
s
a
c
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f
m
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a
n
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s
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d
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a
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d
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p
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m
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b
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o
n
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d
i
s
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r
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c
t
,
l
oc
a
t
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d
o
n
o
n
e
l
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t
.
(f
)
B
a
s
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d
u
p
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t
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m
i
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m
u
m
b
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d
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r
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a
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f
6
,
5
0
0
s
q
.
f
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/
u
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(g
)
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a
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q
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u
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(h
)
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a
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m
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2
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1
5
0
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q
.
f
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u
n
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So
u
r
c
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s
:
B
u
t
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C
o
u
n
t
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Z
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C
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d
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,
2
0
0
8
;
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u
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C
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E
l
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t
,
2
0
0
4
;
B
A
E
,
2
0
0
8
.
Ta
b
l
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3
0
:
B
u
t
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C
o
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Z
o
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i
n
g
(
P
a
g
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3
o
f
4
)
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n
i
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g
M
i
n
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m
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m
D
w
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l
l
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n
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R
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m
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M
i
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s
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L
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(
a
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p
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c
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b
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m
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d
a
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(
c
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d
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e
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(
c
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m
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)
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s
:
(a
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M
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n
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m
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m
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s
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u
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d.
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a
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.
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c
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.
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4
,
0
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.
Table 31: Butte County R-1 through R-4 Site Development Regulations by Zoning District
R-1 R-2 R-3 R-4
Minimum Lot Area
Acres
Interior Lot (a) 0.15 0.15 0.15 0.15
Corner Lot (a) 0.16 0.16 0.16 0.16
Halfplex (Zero Lot Line)-0.09 0.09 0.09
Corner Lot -0.11 0.11 0.11
Square Feet
Interior Lot (a) 6,500 6,500 6,500 6,500
Corner Lot (a) 7,000 7,000 7,000 7,000
Halfplex (Zero Lot Line)-4,000 4,000 4,000
Corner Lot -5,000 5,000 5,000
Minimum Lot Width (Feet)
Interior Lot 65 65 65 65
Corner Lot 70 65 55 55
Cul-de-sac (Public Street Frontage) 40 40 40 40
Minimum Yard Setback (Feet)
Front (b) 20 20 20 20
Side 5 5 5 5
Rear 15 10 5 5
Building Site Area per Dwelling Unit
(Square Feet) (c) 6,500 3,250 3,250 2,150
Parking Spaces (per Dwelling Unit) 2 2 2 2
Notes:
(a) On public sewage disposal service. All other lots meet requirements of the environmental health division for septic
systems, the minimum lot sizes may be required to be larger.
(b) This increases to 25 feet when adjacent to a federal aid road. Measured from the ultimate right of way.
(c) Including two off-street parking spaces.
Sources: Butte County Zoning Code, 2008; BAE, 2008.
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6
0
$
5
3
,
4
6
0
Tr
a
i
l
s
n.
a
.
$
4
,
9
6
0
n
.
a
.
$
3
,
7
0
0
St
o
r
m
D
r
a
i
n
n.
a
.
$
1
0
,
3
6
0
n
.
a
.
$
2
,
4
4
0
Pa
r
k
s
n.
a
.
$
2
1
,
8
4
0
n
.
a
.
$
1
6
,
3
8
0
Pr
o
c
e
s
s
i
n
g
$1
0
0
$
1
0
0
$
1
0
0
$
1
0
0
To
t
a
l
F
e
e
s
$
2
1
9
,
9
9
1
$
2
5
2
,
2
9
0
$
1
4
2
,
9
2
6
$
1
6
0
,
9
5
1
To
t
a
l
F
e
e
s
p
e
r
S
q
u
a
r
e
F
o
o
t
$
7
.
3
3
$
8
.
4
1
$
7
.
9
4
$
8
.
9
4
To
t
a
l
f
e
e
s
p
e
r
U
n
i
t
$
1
1
,
0
0
0
$
1
2
,
6
1
4
$
7
,
1
4
6
$
8
,
0
4
8
Ad
d
i
t
i
o
n
a
l
A
p
p
l
i
c
a
b
l
e
F
e
e
s
i
n
S
p
e
c
i
a
l
C
i
r
c
u
m
s
t
a
n
c
e
s
Pl
a
n
n
i
n
g
a
n
d
A
d
m
i
n
i
s
t
r
a
t
i
o
n
F
e
e
s
Va
r
i
a
n
c
e
$4
,
6
0
5
$
4
,
6
0
5
$
4
,
6
0
5
$
4
,
6
0
5
Co
n
d
i
t
i
o
n
a
l
U
s
e
p
e
r
m
i
t
(
e
)
$6
,
4
7
2
$
6
,
4
7
2
$
6
,
4
7
2
$
6
,
4
7
2
Re
z
o
n
e
$9
,
6
3
7
(
f
)
$
9
,
6
3
7
(
f
)
$
9
,
6
3
7
(
f
)
$
9
,
6
3
7
(
f
)
Pl
a
n
n
e
d
U
n
i
t
D
e
v
e
l
o
p
m
e
n
t
$1
2
,
7
7
2
(
f
)
$
1
2
,
7
7
2
(
f
)
$
1
2
,
7
7
2
(
f
)
$
1
2
,
7
7
2
(
f
)
Sp
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
(
g
)
$1
6
,
3
5
2
(
f
)
$
1
6
,
3
5
2
(
f
)
$
1
6
,
3
5
2
(
f
)
$
1
6
,
3
5
2
(
f
)
De
v
e
l
o
p
m
e
n
t
A
g
r
e
e
m
e
n
t
$7
,
1
0
9
(
f
)
$
7
,
1
0
9
(
f
)
$
7
,
1
0
9
(
f
)
$
7
,
1
0
9
(
f
)
Su
b
d
i
v
i
s
i
o
n
F
e
e
s
Lo
t
l
i
n
e
A
d
j
u
s
t
m
e
n
t
(
j
)
$1
,
7
1
5
$
1
,
7
1
5
$
1
,
7
1
5
$
1
,
7
1
5
En
v
i
r
o
n
m
e
n
t
a
l
c
o
m
p
l
i
a
n
c
e
f
e
e
s
Mi
t
i
g
a
t
e
d
/
N
e
g
a
t
i
v
e
D
e
c
l
a
r
a
t
i
o
n
(
k
)
$
3
,
3
8
7
$
3
,
3
8
7
$
3
,
3
8
7
$
3
,
3
8
7
So
u
r
c
e
s
:
B
u
t
t
e
C
o
u
n
t
y
o
f
D
e
v
e
l
o
p
m
e
n
t
S
e
r
v
i
c
e
s
,
2
0
0
8
;
B
u
t
t
e
C
o
u
n
t
y
E
n
v
i
r
o
n
m
e
n
t
a
l
H
e
a
l
t
h
D
e
p
a
r
t
m
e
n
t
,
2
0
0
7
;
B
A
E
,
2
0
0
8
.
Ta
b
l
e
3
2
:
G
o
v
e
r
n
m
e
n
t
F
e
e
s
,
B
u
t
t
e
C
o
u
n
t
y
,
M
a
r
c
h
2
0
0
8
(
P
a
g
e
2
o
f
2
)
No
t
e
s
:
(a
)
A
s
s
u
m
e
s
a
2
0
u
n
i
t
d
e
v
e
l
o
p
m
e
n
t
w
i
t
h
e
a
c
h
u
n
i
t
1
,
5
0
0
s
q
u
a
r
e
f
e
e
t
.
(b
)
F
e
e
s
f
o
r
r
e
s
i
d
e
n
t
i
a
l
d
e
v
e
l
o
p
m
e
n
t
s
w
i
t
h
i
n
t
h
e
N
o
r
t
h
C
h
i
c
o
s
p
e
c
i
f
i
c
P
l
a
n
A
r
e
a
,
p
a
r
t
o
f
w
h
i
c
h
l
i
e
s
o
u
t
s
i
d
e
o
f
t
h
e
C
i
t
y
o
f
C
h
i
co
B
o
u
n
d
a
r
i
e
s
.
Th
e
s
e
f
e
e
s
r
e
p
r
e
s
e
n
t
t
h
e
f
e
e
s
a
p
p
l
i
e
d
t
o
a
r
e
a
s
w
i
t
h
R
-
1
Z
o
n
i
n
g
.
T
h
e
r
e
a
r
e
s
l
i
g
h
t
l
y
d
i
f
f
e
r
e
n
t
i
m
p
a
c
t
f
e
e
s
c
h
e
d
u
l
e
s
f
o
r
S
R
-
1
,
S
R
-3
,
S
R
-
1
/
P
D
,
R-
1
a
n
d
R
-
3
z
o
n
e
d
a
r
e
a
s
.
T
h
e
e
x
a
m
p
l
e
h
e
r
e
i
s
o
f
R
-
1
b
e
c
a
u
s
e
i
t
h
a
s
t
h
e
h
i
g
h
e
s
t
p
e
r
u
n
i
t
i
m
p
a
c
t
f
e
e
s
o
f
a
l
l
t
h
e
z
o
n
i
n
g
d
e
s
i
g
n
a
t
io
n
s
i
n
t
h
e
No
r
t
h
C
h
i
c
o
S
p
e
c
i
f
i
c
P
l
a
n
a
r
e
a
.
(c
)
A
s
s
u
m
e
s
o
n
e
b
u
i
l
d
i
n
g
w
i
t
h
2
0
u
n
i
t
s
w
i
t
h
e
a
c
h
u
n
i
t
9
0
0
s
q
u
a
r
e
f
e
e
t
.
(d
)
N
o
r
t
h
C
h
i
c
o
S
p
e
c
i
f
i
c
P
l
a
n
R
-
3
d
e
s
i
g
n
a
t
i
o
n
b
e
c
a
u
s
e
R
-
3
z
o
n
i
n
g
a
l
l
o
w
s
f
o
r
m
u
l
t
i
-
f
a
m
i
l
y
d
e
v
e
l
o
p
m
e
n
t
.
(e
)
I
n
c
l
u
d
e
s
c
o
s
t
o
f
a
n
e
n
v
i
r
o
n
m
e
n
t
a
l
h
e
a
l
t
h
p
r
e
a
p
p
l
i
c
a
t
i
o
n
r
e
v
i
e
w
.
(f
)
M
i
n
i
m
u
m
f
e
e
,
a
d
d
i
t
i
o
n
a
l
h
o
u
r
l
y
f
e
e
a
p
p
l
i
e
s
i
f
a
d
d
i
t
i
o
n
a
l
t
i
m
e
s
t
a
f
f
t
i
m
e
i
s
n
e
c
e
s
s
a
r
y
.
(g
)
A
d
d
i
t
i
o
n
a
l
E
n
v
i
r
o
n
m
e
n
t
a
l
H
e
a
l
t
h
f
e
e
m
a
y
a
p
p
l
y
i
f
c
o
m
m
u
n
i
t
y
w
a
t
e
r
a
n
d
s
e
w
e
r
n
o
t
b
e
i
n
g
u
s
e
d
.
(h
)
M
o
r
e
t
h
a
n
f
o
u
r
l
o
t
s
a
n
d
i
n
c
l
u
d
e
s
P
l
a
n
n
i
n
g
,
E
n
v
i
r
o
n
m
e
n
t
a
l
H
e
a
l
t
h
a
n
d
L
a
n
d
D
e
v
e
l
o
p
m
e
n
t
f
e
e
s
.
(i
)
F
i
n
a
l
s
u
b
d
i
v
i
s
i
o
n
m
a
p
,
a
s
s
u
m
e
d
h
a
d
t
e
n
t
a
t
i
v
e
s
u
b
d
i
v
i
s
i
o
n
m
a
p
a
p
p
r
o
v
a
l
.
(j
)
I
n
c
l
u
d
e
s
a
d
e
e
d
c
h
a
n
g
e
w
i
t
h
t
h
e
D
e
p
a
r
t
m
e
n
t
o
f
E
n
v
i
r
o
n
m
e
n
t
a
l
H
e
a
l
t
h
.
(k
)
P
l
a
n
n
i
n
g
f
e
e
s
a
s
w
e
l
l
a
s
F
i
s
h
a
n
d
G
a
m
e
N
o
t
i
c
e
o
f
D
e
t
e
r
m
i
n
a
t
i
o
n
f
e
e
s
.
(l
)
B
u
i
l
d
i
n
g
D
e
p
a
r
t
m
e
n
t
,
E
n
v
i
r
o
n
m
e
n
t
a
l
H
e
a
l
t
h
a
n
d
L
a
n
d
D
i
v
i
s
i
o
n
s
f
e
e
s
.
(m
)
C
o
n
s
t
r
u
c
t
i
o
n
f
e
e
s
f
o
r
C
a
l
i
f
o
r
n
i
a
B
u
i
l
d
i
n
g
C
o
d
e
o
c
c
u
p
a
n
c
y
R
-
3
f
o
r
h
o
u
s
e
p
l
a
n
s
t
h
a
t
h
a
v
e
b
e
e
n
"
m
a
s
t
e
r
e
d
"
,
i.
e
.
a
r
e
n
o
t
c
u
s
t
o
m
h
o
m
e
s
,
a
n
d
a
r
e
c
o
n
s
t
r
u
c
t
i
o
n
t
y
p
e
I
I
B
,
I
I
I
B
,
I
V
,
o
r
V
B
.
A
s
s
u
m
e
s
1
,
5
0
0
s
q
.
f
t
.
(n
)
C
o
n
s
t
r
u
c
t
i
o
n
f
e
e
s
f
o
r
C
a
l
i
f
o
r
n
i
a
B
u
i
l
d
i
n
g
C
o
d
e
o
c
c
u
p
a
n
c
y
R
-
2
A
p
a
r
t
m
e
n
t
B
u
i
l
d
i
n
g
a
n
d
a
r
e
c
o
n
s
t
r
u
c
t
i
o
n
t
y
p
e
I
I
B
,
I
I
I
B
,
I
V
,
o
r
V
B
.
As
s
u
m
e
s
1
,
0
0
0
s
q
.
f
t
.
(o
)
I
n
c
l
u
d
e
s
G
e
n
e
r
a
l
S
h
e
r
i
f
f
a
n
d
J
a
i
l
f
e
e
s
.
(p
)
M
u
l
t
i
p
l
e
s
c
h
o
o
l
d
i
s
t
r
i
c
t
s
s
e
r
v
e
U
n
i
n
c
o
r
p
o
r
a
t
e
d
B
u
t
t
e
C
o
u
n
t
y
,
t
h
e
S
c
h
o
o
l
i
m
p
a
c
t
f
e
e
s
h
e
r
e
r
e
p
r
e
s
e
n
t
t
h
e
C
h
i
c
o
U
n
i
f
i
e
d
S
c
h
o
o
l
Di
s
t
r
i
c
t
F
e
e
s
.
So
u
r
c
e
s
:
B
u
t
t
e
C
o
u
n
t
y
o
f
D
e
v
e
l
o
p
m
e
n
t
S
e
r
v
i
c
e
s
,
2
0
0
8
;
B
u
t
t
e
C
o
u
n
t
y
E
n
v
i
r
o
n
m
e
n
t
a
l
H
e
a
l
t
h
D
e
p
a
r
t
m
e
n
t
,
2
0
0
7
;
B
A
E
,
2
0
0
8
.
Table 33: Schedule of Residential Processing Times, Butte County
Approximate
Residential Approval Processing Time
Rezoning 15 months
Use Permits Requiring Public Hearing 10 months
Planned Unit Residential Development 24 months
Amendment to the Butte County Zoning Code, Specific Plan or General Plan 24 months
Tentative and parcel maps 10 months
Variance 6 months
Appeals to Board of Supervisors 30 - 90 days
Environmental Documentation Varies from 180 to 365 days
Sources: Butte County Department of Developmental Services, 2008; BAE, 2008.
Ta
b
l
e
3
4
:
F
i
n
a
l
R
H
N
P
f
o
r
B
u
t
t
e
C
o
u
n
t
y
,
J
a
n
u
a
r
y
1
,
2
0
0
7
-
J
u
n
e
3
0
,
2
0
1
4
Al
l
I
n
c
o
m
e
L
e
v
e
l
s
V
e
r
y
L
o
w
-
I
n
c
o
m
e
L
o
w
-
I
n
c
o
m
e
M
o
d
e
r
a
t
e
-
I
n
c
o
m
e
A
b
o
v
e
M
o
d
e
r
a
t
e
-
I
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Table 36: Summary of RHNA and Sites Capacity
Very Low Above
and Low Moderate Moderate TOTAL
Original RHNA Allocation 1,238 612 1,552 3,402
Less Units Already Produced (constructed or permits issued)
Single-family homes 0 0 253 253
Mobilehomes 0 338 0 338
Second Units (a)38 0 0 38
Regulated Affordable Units (b) 37 0 0 37
Sub-Total Units Already Produced 75 338 253 666
Net Outstanding RHNA 1,163 274 1,299 2,736
Unit Capacity on Identified Sites
Mobilehome or SFR on Vacant Low Density Residential Parcels (c) 0 1,147 859 2,006
Mobilehome or SFR on Vacant Medium-Density Sites (d) 0 71 54 125
Projected Additional Second Units (e) 40 0 0 40
Remaining Palm Crest Subdivision Lower-Income Units to be Completed 42 0 0 42
Lower-Income on HDR Sites (permits up to 20 du/acre) (f) 569 0 0 569
Lower-Income on MDR Sites with multifamily zoning (permits up to 13 du/ac) (f) 1,851 0 0 1,851
Total Unit Capacity on Identified Sites 2,501 1,219 912 4,632
"Buffer" or Excess Capacity 1,338 (g)945 -387 (h)1,896
Notes:
(a) Due to low market rate rental housing rates, second units are considered affordable to low-income households.
(b) Palm Crest Subdivision self-help housing project. 37 units affordable to low-income households with deed restrictions.
(c) Unit production on sites allowing a single dwelling are split between mobile homes (moderate) and conventional SFDs (above-moderate),
based on proportion of units already produced during this compliance period. Conservatively assumes only one residential unit per parcel.
(d) See site details and realistic unit capacity on Table 35. Anticipated units are split between mobilehomes (moderate) and conventional
SFDs (above moderate) based on proportion of units already produced during this compliance period.
(e) Projected additional second units are based on average number of second units finalized from 2005 to date (since implementation of 2004
Housing Element). Eight units per year times five years.
(f) See site details and realistic unit capacity on Table 35.
(g) The unit count does not include approximately 312 units on a portion of parcel 047-710-001-000 because the parcel lacks
water and sewer service, but the parcel could be developed if water and sewer service were built.
(h) Above moderate income needs can also be accommodated on excess sites suitable to lower-income and moderate-income housing
development.
Sources: BCAG, 2008; BAE, 2008.
Household Income Level
104
Opportunities for Energy
Conservation
Energy conservation plays a key role in affordability because low utility costs decrease the costs
of owning and renting. Additionally, energy conservation is a key principle of sustainability.
Government Code Section 65583 (a) (7) mandates an “analysis of opportunities for energy
conservation with respect to residential development.”83 The analysis consists of two parts. The
first reports the current planning and development standards in Butte County that promote energy
conservation and the second considers the opportunity for new programs that increase
conservation.
In 1978, Title 24, Part 6 of the California Code of Regulations, established the Energy Efficiency
Standards for Residential and Nonresidential Buildings to reduce the California’s energy
consumption.84 Title 24 is continually updated in response to new technologies, with the latest
update occurring in 2005. Butte County adopted these State standards and includes them as part
of the County’s General Codes and Ordinances, Chapter 26, Buildings.85 In addition, the Butte
County Department of Development Services, Building Division, makes the Title 24 Compliance
forms readily available on its website.86 Through adherence to the Title 24 standards, the County
will reduce the electricity and natural gas costs in its new residential buildings.
The 2004 Housing Element recommended that Butte promote energy conservation through a
series of three policies.
“F.1. The County shall continue to implement state energy-efficient standards.
F.2. The County shall develop site design guidelines for energy conserving
development patterns.
F.3. The County shall provide weatherization assistance to low-income households.”
As discussed in the section of this report entitled “Review of Existing Housing Element” the
County has not completed any of these programs The updated Housing Element Policy
Document, however, lists two policies and outlines three actions and a quantified objective for
promoting energy conservation over the next five years. The policies in the updated Policy
document are carried over from the 2004 Housing Element:
H-P6.1 Continue to implement State energy-efficiency standards.
H-P6.2 Provide energy conservation assistance to low-income households
83 HCD Building Block for Effective Housing Elements “Opportunities for Energy Conservation.”
84 The California Energy Commission. http://www.energy.ca.gov/title24/. Accessed on May 5, 2008.
85 A Codification of the General Codes of Butte County. http://municipalcodes.lexisnexis.com/codes/butteco/
Accessed on April 11, 2008.
86 Butte County Department of Development Services, Building Division, http://www.butte
county.net/dds/building/default.asp. Accessed on May 5, 2008.
105
The updated element also has three actions corresponding to the policies including staying
informed of the impending regulations related to green building as the State government enacts
laws under California’ new Green Building Standard Code, providing links on the County’s
website to weatherization funding programs for low-income homeowners and rental unit owners,
and developing site design guidelines for energy conserving development patterns.
In addition to the new Housing Element policies, Butte County is also working to conserve
energy through policies in other elements in the pending comprehensive General Plan Update, to
be adopted in 2030.
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0
7
.
Appendix B
M u d C r e e k
M u d C r e e k
K
e
e
f
e
r
S
l
o
u
g
h
Rock Creek
ChicoMunicipalAirport
A-40
A-20
City o f Chic o
A-40
SR-1
SR-1
A-5
SR-3
A-5
A-160
A-160
A-10
R-1
A-40
M-1
OS
SR-3
R-1
U
M-1/OS
SR-3
C-2
R-1
SR-1
OS/PD
R-2
SR-1/P D
A-SR
R-2
SR-1
A-10
RT-1A
A-40
SR-1
A-10
AR 2 1 /2
SR-5
M-1
S-R
S-R
A-SR
M-1
SR-1/O S
C-1
A-5
SR-3
P-Q C-1
R-2
P-Q
R-3
R-3
S-R
B-P
R-1
M-1
C-2
L-I
OS
L-IOS
OS
OS
R-1/OS
P-Q
B-P
OS
R-3
OS
MHP
R-3
R-2
MHP
SR-1
R-3
S-R
SR-3
RT-1 RT-1
A-5
U
OS
C-2
B-P
P-Q
A-15
SR-1
R-3
OS
R-3
R-C
R-3
R-1
R-1
ST99
K e e f e r R d
E
splan
ade
Nord H wy E Eato n Rd
E L a s s e n A v e
E a s t A v e
C o h a s
s e t R
d
W Eaton Rd
H i c k s L n
M e r i d i a n R
d
G a r
n e
r L n
Be ll Rd
Ro ck Cr ee k Dr
Bay Ave
Oas is D r
Re nkow Rd
F
ortress St
Leftout Ln
In
va
d
er St
K e
l s e
y
D r
R y a n A v e
G
od
m
an Ave
Wilson L an ding Rd
Ka thy L n
Silverbell Rd
Du sty L n
Anita Rd
C
a
m
e
n
z
i
n
d
C
t
H o
s l e
r A v e
W h i t e A v e
G u n t r e n R d
W S h a s t a A v e
An ge len a Way
H a
g e n
r i d
g e R d
Ke ith Ln
O r c h a
r d
B l o
s s
o
m L
n
Au gu sta L n
M
orse
m
an Ave
Sp yglass R d
R u t h L n
Gar de n Bro ok D r
Weld ing Wa y
Sh orth or n D r
P i p e r A v e
Sta ble L n
Sy c am o re D r
O c e a n D r
C
alistoga Dr
Kiw i Ln
D e n a l i D r
H e r e f o r d D r
S o n g b i r d
Burnap AveWeymouth W a y
Rio Br avo Dr
Lily Dr
Kilkare Ln
Tu liya ni Dr
O
ak R
a
nc
h L
n
Ra ncho R d
C a r m a c k D r
To ka y R an ch R d
L e g a c y L n
M a r a
u d
e r S t
Kittyhawk Dr
W L a s s e n A v e
L i m o u s
i n D r
W a t e r f o r d D r
Donald Dr
O w
e n s R d
P a n a m a A v e
R
afael St
Tulip Dr
Our Way
C a m a s C t
F a n n i e D r
Camino Sur
A i r p a r k B l v d
V a i l D r
To dd C t
B r
i d l e
L
n
To
m P
olk Ave
Ca th er ine C t
Lan dma rk Dr
T a
l o n D
r
R
oberts Ct
C h a r l o t t e C t
D
aisy Dr
Gold fin ch Ct
S o u t h b u r y L n
S i l v e r L a k e D r
B o
s c D
r
Airpo rt Se rv ice Rd
S h i r e y C t
C i m a r r o n D r
M i m o s a L n
An thon y Ln
C r a t e r L a k e D r
Jones Ave
G
r
e
e
n
b
e
r
r
y
L
n
5 t h S t
Sandi Dr
M i l l C r e e k D r
K
e
n
d
al
C
t
E l V a r a n o W a y
Jac-
O-Lyn
W
ay
M
onterey St
C h u r c h i l l D r
Gre en Me ad ow Ln
N e w p o r t D r
R a i l c a r R d
L a w n D r
H
acka
m
ore Ln
E l i t e D r
H e n s h a w A v e
1st St
Be ll C t
P i l l s b u r y R d
N i g h t h a w k W a y
Ca mino Nor te
G a r d e n D r i v e
K
a
n
s
a
s
L
n
L e o r a C t
Joshua Tree R
d
Aster Dr
F
elicidad Ln
Caballo Way
I n n s b r o o k W a y
H e
i d e r
o s e L
n
Dominion Dr
C o n v a i r A v e
C a v a l i e r W a y
San Jose St
Y e l l o w s t o n e D r
Gru mman Av e
P e
p p
e r
w o
o d
D r
A l t a i r W a yVega W a y
B o e i n g A v e
N o r t h r u p A v e
Hedstrom Way
W
es Ln
C
a
r
u
t
h
e
r
s
L
n
T o n e a W a y
Alba Ave
S a n d y C o v e D r
L o c k h e e d A v e
Rio Gra nde Dr
Rain Tree Ln
G
id
e
o
n L
n
Leo Way
I r
o n
w o o d L n
3rd St
L
i
n
d
b
e
r
g
h
C
i
r
C o
m i c e
C
t
W
i
l
d
R
o
s
e
C
i
r
Sto ne Valley C t
Mich elle C t
C o m m e r c i a l A v e
P e
r s i m m o
n L n
Lombard Ln
Ro se anna C t
C
arlene Pl
To n e a W e s t
Br ett Ct
H
a
w
k
P
l
Chuck Ln
Lakoda Ct
V e r
n y c e C
t
Sa wg rass Ct
D e c l a r a t i o n D r
S
h
e
l
t
e
r
i
n
g
O
a
k
C
t
Be sser Ct
K i n g s C a n y o n W a y
E
l
P
a
s
o
W
a
y
Eagle Lake Ct
Irene St
R o y a l G l e n L n
P a r s l e y L n
W i n d r o s e C t
L o w e l l D r
B e l l a R o b l e D r
L e l a n d C t
A m b e r G r o v e D r
B e l l E s t a t es D r T a n d y C t
A l y n n W a y
S
urrey Ln
R u s s e l l L n
M o r n
i n g
G
l o r
y P l
T o m P o l k C i r
B o r d e a u x C t
C o n r a d L n
D e a d E n d C t
Brookvine Cir
W
estgrove Ct
M i c h
a e
l W a
y
M e s a V e r d e C t
Emilio Way
M i d d l e C r e e k C t
S t . M i c h a e l C t
Franciscan W
ay
Clear Lake Dr
W
a
l
e
s
L
n
A
r
r
o
y
o
V
i
s
t
a
L
n
Q
uail C
ove
y Ct
L o s t D u t c h m a n D r
A n z a W a y
M e r i d i a n
R d
C o n v a i r A v e
M
ara
u
d
er StPiper A v e
Kitty
h
a
w
k
D
r
Bell Rd
1 s t S t
Butte Count y
BUTTE COUNTYGEOGRAPHIC INFORMATION SYSTEMS(GIS) DIVISION
W:\GIS\M APS\ArcGI S_MXD\north_chico_spe cific_plan.mxd (I:\shared\projects\common_m aps\mxd\North_Chico_Spe cific_Pl an.mxd)
Nort h Chico S pecif ic P lan
0 2,000 4,0001,000 Feet
¾
Legend
No rth Chico Specific Pla n B oun dary
City o f Chico
Zo ning Design ati ons
E
splanad
e
Butte County does not guarantee that the information provided in the map is accurate or complete. The County provides this information on an "as is" basis and disclaims all warranties, expressed or implied, including but not limitied to warranties of merchantability, fitness for a particular purpose and non-infr ingement. The County is not responsible for any damages arising from the use of this information. Access to this dat a is at user's risk. Users should verify the information before making project commitments.Map Printed: 01/19/2007 9:20:14 AM
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Appendix D: Available Land Inventory Summary
Legend
Butte County
HDR Sites Suitable for Multifamily Developments
MDR,Sites under one acre
MDR Sites one acre of larger