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Home My WebLink AboutHousing_Needs_Assessment-Draft_2.19.14 County of Butte 2014–2022 Housing Element Housing Needs Assessment February 2014 Butte County Housing Needs Assessment i T a b l e o f C o n t e n t s Executive Summary ...................................................................................................... 1 Review of Existing Housing Element ....................................................................................... 1 Demographic and Economic Trends ......................................................................................... 1 Housing Conditions ................................................................................................................... 1 Special Housing Needs .............................................................................................................. 2 Housing Sites Inventory ............................................................................................................ 2 Introduction ................................................................................................................... 3 Housing Element Purpose ......................................................................................................... 3 Authority ................................................................................................................................... 3 Consistency with the General Plan ............................................................................................ 3 Data Sources .............................................................................................................................. 4 Public Participation ................................................................................................................... 4 Review of Existing Housing Element .......................................................................... 7 Demographic and Economic Trends ......................................................................... 18 Population and Household Characteristics .............................................................................. 18 Employment Trends ................................................................................................................ 23 Housing Conditions .................................................................................................... 26 Existing Housing Conditions ................................................................................................... 26 Housing Market Conditions .................................................................................................... 31 Affordable Housing Stock ....................................................................................................... 33 Special Housing Needs .............................................................................................. 34 Persons with Disabilities ......................................................................................................... 34 Seniors ..................................................................................................................................... 36 Large Families ......................................................................................................................... 38 Single Female-Headed Households with Children .................................................................. 38 Farmworkers ............................................................................................................................ 39 Families and Persons in Need of Emergency Shelter .............................................................. 41 Governmental and Non-Governmental Constraints ................................................. 43 Governmental Constraints ....................................................................................................... 43 Non-Governmental Constraints ............................................................................................... 59 Housing Sites Inventory and Analysis ...................................................................... 60 Regional Housing Needs Allocation ....................................................................................... 60 Inventory of Land Suitable for Residential Development ....................................................... 60 Summary ................................................................................................................................. 65 Infrastructure Availability ....................................................................................................... 69 Environmental Constraints ...................................................................................................... 69 Opportunities for Energy Conservation .................................................................... 70 Appendix: Housing Condition Survey Results ......................................................... 73 Butte County Housing Needs Assessment ii L i s t o f T a b l e s Table A-1 Population Trends, 2000–2013 .................................................................................................. 18 Table A-2 Growth Trends, 2010–2035 Low Growth Scenario ................................................................... 19 Table A-3 Existing Households by Tenure, 2000–2010 Unincorporated Area .......................................... 20 Table A-4 2010 Household Characteristics ................................................................................................ 21 Table A-5 Household Size, 2000–2010 –Unincorporated Area ................................................................. 21 Table A-6 Area Median Incomes in Incorporated Cities and Butte County, 2010 ..................................... 22 Table A-7 State Income Limits for Butte County, 2013 ............................................................................. 22 Table A-8 Employment by Industry, Unincorporated Area, 2010 ............................................................. 23 Table A-9 Fastest-Growing Occupations (Projected), 2010–2020 ............................................................. 24 Table A-10 Butte County Commute Profile, 2010 ..................................................................................... 25 Table A-11 Overcrowded Housing in Unincorporated Area, 2010 ............................................................ 26 Table A-12 Households Overpaying by Income – Unincorporated Area, 2009 ......................................... 27 Table A-13 Housing Units by Type, 2000–2013 ........................................................................................ 28 Table A-14 Vacancy Rates in the Unincorporated Area, 2000–2010 ......................................................... 28 Table A-15 Age of Housing Units .............................................................................................................. 29 Table A-16 Housing Conditions Survey Results ........................................................................................ 30 Table A-17 Median Home Sales Price, 2012 and 2013 .............................................................................. 31 Table A-18 Affordable Payments by Household Size (Based on a Four-Person Household) .................... 32 Table A-19 Affordable Housing Stock, Unincorporated Area, 2009 ......................................................... 33 Table A-20 Persons with Disabilities by Disability Type, 2000 ................................................................. 34 Table A-21 Persons with Disability by Employment Status, 2000 ............................................................. 35 Table A-22 Developmentally Disabled Residents, by Age ........................................................................ 36 Table A-23 Developmentally Disabled Residents by Residence Type....................................................... 36 Table A-24 Senior (65+ Years Old) Population in the Unincorporated Area ............................................. 37 Table A-25 Unincorporated Area Householders by Tenure by Age, 2010 ................................................. 37 Table A-26 Large Family (5+ Family Members) Households by Tenure, 2010 ........................................ 38 Table A-27 Female-Headed Households in the Unincorporated Area, 2011 ............................................. 39 Table A-28 Number of Farmworkers, Butte County .................................................................................. 40 Table A-29 Homeless Needs in Butte County, 2011 .................................................................................. 41 Table A-30 Butte County Residential Site Development Regulations by Zoning District ......................... 44 Table A-31 Parking Standards .................................................................................................................... 44 Table A-32 Housing Types Permitted by Zone ......................................................................................... 45 Table A-33 Government Fees for Single-Family Development, Butte County, Effective 12/8/13 ............ 52 Table A-34 Government Fees for Multiple-Family or Mobile Home Development .................................. 54 Table A-35 Schedule of Residential Processing Times, Butte County ....................................................... 56 Table A-36 Regional Housing Needs Plan (2014–2022) ............................................................................ 60 Table A-37 Projects Approved or In Process .............................................................................................. 62 Table A-38 Comparison of Regional Housing Need and Residential Sites ................................................ 65 Table A-39 Adequate Sites Inventory ......................................................................................................... 65 L i s t o f F i g u r e s Figure 1 Adequate Sites Inventory.............................................................................................................. 68 Butte County Housing Needs Assessment 1 E x e c u t i v e S u m m a r y The Housing Needs Assessment analyzes population and housing characteristics, identifies special housing needs among certain population groups, evaluates housing conditions, and provides other important information to support the goals, policies, and programs to meet the needs of current and future residents. Review of Existing Housing Element The last Butte County Housing Element was reviewed by the California Department of Housing and Community Development on December 1, 2010, and deemed in compliance with California Housing Element Law.1 The 2009 Housing Element Policy Report established a series of goals, policies, and implementation programs for Butte County to achieve during the Housing Element Planning Period, 2009 through 2014. The County implemented many of the programs from the 2009 Housing Element including completion of zoning ordinance amendments to comply with state law requirements, completion of rezone efforts to provide for all income levels, and the completion of the Butte County Continuum of Care Point in Time Homeless Count Report. Please refer to the Review of Existing Housing Element section of the document for a full review of the 2009 – 2014 Housing Element. Demographic and Economic Trends The population and number of households in the Unincorporated Area decreased from 2000 through 2010 by approximately 13 percent, from 96,042 residents to just under 84,000 residents. During the same time frame, the Unincorporated Area of Butte County 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 median household income for a family of four in 2013 for Butte County, for both incorporated and unincorporated areas, is $58,700. According to the US Department of Housing and Urban Development (HUD) 2009 Comprehensive Housing Affordability Strategy (CHAS) data set, in 2009 approximately 12 percent of households fell into the extremely low-income category. Nearly half of all households in the Unincorporated Area were at or below the low-income level. Approximately 23 percent of households fell in the moderate-income category, with an additional 29 percent in the above moderate-income category. Approximately 80 percent of all households in the Unincorporated Area earning 30 percent or less of the area median income (AMI) spent more than 30 percent of their income on housing costs, with 69 percent of households experiencing severe housing costs burdens. 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. In 2013, approximately 68 percent of all housing units in the Unincorporated Area consisted of single-family, detached housing. The percentage of multifamily units, however, is significantly lower and the percentage of mobile homes significantly higher than that in 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 1 California Department of Housing and Community Development. 2008. “Housing Element Compliance Report.” Accessed April 17, 2008. http://www.hcd.ca.gov/hpd/hrc/plan/he/status.pdf. Butte County Housing Needs Assessment 2 1969, only a small number of incidences of overcrowding, and a high vacancy rate. A housing conditions survey was conducted of 400 units in the Unincorporated Area. Of surveyed units, 35 percent were in sound condition or needed minor repairs. Over 30 percent of surveyed units (32 percent, or 126 units) were in dilapidated condition. Data on the housing cost burden of Unincorporated Area residents implies that extremely low-income renters, followed by extremely low-income owners, should be the targets of affordable housing programs. Special Housing Needs Numerous special needs populations are present throughout the Unincorporated Area, requiring special needs housing that meets their particular needs, indicating that the greatest unmet needs occur among the elderly, disabled, and the homeless. Currently, 2000 is the most recent year with Census data for disabilities. As of 2000, approximately 27,774 persons in the Unincorporated Area ages 5–64 had a disability. Elderly persons ages 65 years and older comprise 18 percent of the total population in the Unincorporated Area in 2010. In 2011, single female-headed households represented approximately 13 percent of total households. Female-headed households with children constituted 9 percent of total households, whereas female-headed households without children comprised 4 percent of total households. Farmworker data indicate that approximately 5,021 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. Additionally, in 2012, Butte County had roughly 760 homeless individuals, with approximately 513 of these individuals unsheltered. These special needs populations have diverse and unique housing needs. 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 Allocation (RHNA) for Butte County mandates that the Unincorporated Area allow for the development of 2,974 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 and zoning districts, infrastructure, and environmental constraints, the Unincorporated Area surpasses the requirement and has land available to accommodate the development of more than enough units to satisfy the RHNA. Butte County Housing Needs Assessment 3 I n t r o d u c t i o n 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 15, 2022. The Housing Element consists of two documents: the Housing Needs Assessment, which analyzes the needs of residents of the Unincorporated Area through the eight-year planning period, and the Housing Policy document that establishes policies and programs to help Butte County meet the needs identified in the Housing Needs Assessment. The complete Housing Element document is an update of the 2009 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 ensure that each jurisdiction is doing its part to help meet the state housing goals. Consistency with the General Plan State law requires that the Housing Element contain a statement of “the means by which consistency will be achieved with other general plan elements and community goals” (California Government Code Section 65583[c][6][B]). This requires an evaluation of two primary characteristics: (1) an identification of other General Plan goals, policies, and programs that could affect implementation of the Housing Element or that could be affected by the implementation of the Housing Element; and (2) an identification of actions to ensure consistency between the Housing Element and affected parts of other General Plan elements. The Butte County General Plan (adopted 2010) contains several elements with policies related to housing. A review of the other General Plan elements demonstrates consistency with all other policies and programs. The County will maintain this consistency in the future by ensuring General Plan amendments are evaluated for consistency with all other General Plan elements. 2 California Department of Housing and Community Development. 2008. “Housing Element Compliance Report.” Accessed April 17, 2008. http://www.hcd.ca.gov/hpd/hrc/plan/he/status.pdf. Butte County Housing Needs Assessment 4 Data Sources Data sources for the Housing Element include the 2010 and 2000 Census, 2007–2011 American Community Survey (ACS), 2009 CHAS, California Department of Finance (DOF), HUD, the California Department of Housing and Community Development (HCD), and the 2007 Agricultural Census, as well as information from local data sources including the Butte County Continuum of Care and a survey of online real estate resources such as trulia.com. 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 PMC in December 2013. Projections from Butte County Association of Governments (BCAG) show anticipated trends in population. The data packet developed by HCD for jurisdictions in Butte County is the primary source of data for this document. Where additional information is required, the US Census is the preferred data source as it provides the most reliable and in-depth data for demographic characteristics of a locality. 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 stakeholder study session on December 18, 2013, and a public workshop on February 5, 2014. The County also solicited input by sending out a community needs survey. In addition to public input solicited at the meetings described above, the Housing Element was available on the County website during the entire update process. The following is a list of providers that were invited to participate in this Housing Element update. • Berry Creek Rancheria • Butte County Behavioral Health • Butte County Continuum of Care • Butte County Department of Development Services • Butte County Housing Authority • Caminar • Catalyst Domestic Violence Services • Chico Community Shelter Partnership • Chico Community Shelter Partnership • City of Biggs • City of Chico Planning Services Department • Club Stairways • Independent Living Services of Northern California, Inc. • Jesus Center • Mechoopda Indian Tribe of Chico Rancheria • Nicole Bateman, Executive Director • Northern California AIDS Consortium • Northern California Youth And Family Program • Northern Valley Catholic Social Service (NVCSS) • Oroville Rescue Mission • Regional Housing Authority of Sutter and Nevada Counties • Rob Hickey Butte County Housing Needs Assessment 5 • Community Action Agency of Butte County • Community Housing Improvement Program (CHIP) • Eric Almquist • HERE Program • Housing Services Town of Paradise • Independent Living Services • Sackett Corporation • SK Management Company • Steve Orsillo Construction • The Well (Transitional Housing) • VECTORS (homeless veterans) • Youth for Change Stakeholder Study Session – December 18, 2013 The County held a stakeholder study session on December 18, 2013, at 2:30 p.m. in the Butte County Development Services Training Room. The study session was noticed in the paper and on the County’s website, and letters inviting service providers in the region were also sent out. There were two participants at the meeting: Brian Lowden, Executive Director for Chico Rancheria Housing Corporation, and Nicole Bateman, Executive Director for Habitat for Humanity. There was a brief presentation that included the update schedule and 2010 demographic information. The rest of the meeting consisted of a roundtable discussion on community needs. Habitat for Humanity recently opened an office in the region and would like to partner with the County in the future. The representative from the Rancheria Housing Corporation also identified an interest in working with the County in the future. To encourage additional public participation, the County sent out a follow-up survey with questions regarding the county’s housing needs and how housing programs can be improved. Public Workshop – February 5, 2014 The County held a Housing Element public workshop on February 5, 2014, at 6 p.m. in the Butte County Development Services Training Room. The meeting was noticed in the paper and on the County’s website, and letters inviting service providers in the region were also sent out. There were three participants at the meeting. The meeting started with a brief presentation made by the consultant. The presentation included a summary of Housing Element state law requirements, identification of new laws that affect this Housing Element update, a summary of demographic information from the 2010 Census, and a timeline for the next step in the process for adoption of the 5th round Housing Element update that is due to be adopted by June 2014. Following the presentation was a roundtable discussion about needs throughout the county. The three participants at the meeting were: • Thomas Tenorio, Executive Director of Community Action Agency of Butte County, Inc. • E. M. “Mo” West, Foothill West Associates • Edward Mayer, Executive Director Housing Authority of the County of Butte Butte County Housing Needs Assessment 6 Discussion items from the meeting: Needs/programs identified by the group: • There is a need for more senior housing (all types, from independent to assisted care and memory care). • Create/support housing project with supportive services included. • Incorporate information from the 10-year plan to end homelessness (draft to be released in March). • Support the creation of equity pools (i.e., housing trust funds) to create affordable housing (there is a group creating a North Valley Housing Trust Fund). Community Action Agency • With the loss of redevelopment funds, they aren’t able to secure funding for development. • Pursuing acquisition/rehabilitation projects using the PACE Program and Cal Debit Limit Allocation Bonds. • Partnering with Fig Tree out of San Diego on rehab projects. • Would like to partner with the County on a rehab program. Housing Authority • Elderly, disabled, and low income are the groups most in need of housing. • Butte County has highest per capita foster youth. • Foster youth phasing out of foster care and onto the street in the county. • Received a $20,000 grant from Sierra Council to complete a 10-year plan to end homelessness; draft will be available in March 2014. • Stressed that a common approach, between the County and all cities, on the homeless population needs to be promoted. • Chronic homelessness has grown, while the marginally homeless has decreased. • Feds changing emphasis from emergency and transitional housing to “Housing First” model. • The Housing First model is working for veterans but lacking for the rest of the special needs population, and it does not emphasize transitional housing. • To make up the gap the North Valley Community Foundation (includes 3Core) is establishing the North Valley Housing Trust Fund that will partner with banks to raise money, with matching funds from the state for new affordable housing. • Section 8 vouchers were reduced by government cuts over the last two years but are slowly being reinstated. Foothill – West Associates • Need more housing with supportive services integrated into the project. SB 244 Discussion • Chapman could be a candidate. • The Gridley Farm Labor Camp in the unincorporated county might be a candidate. The County will incorporate any comments received into the document. Bu t t e C o u n t y Housing Needs Assessment 7 R e v i e w o f E x i s t i n g H o u s i n g E l e m e n t An i m p o r t a n t a s p e c t o f t h e H o u s i n g E l e m e n t i s a n e v al u a t i o n o f a c h i e v e m e n t s u n d e r t h e p o l i c i e s a n d i m p le m e n t a t i o n p r o g r a m s i n c l u d e d i n t h e pr e v i o u s l y a d o p t e d H o u s i n g E l e m e n t . T h e e v a l u a t i o n pr o v i d e s v a l u a b l e i n f o r m a t i o n o n t h e e x t e n t t o w h i c h p r o g r a m s h a v e b e e n s u c c e s s f u l i n ac h i e v i n g s t a t e d o b j e c t i v e s a n d a d d r e s s i n g l o c a l n e ed s , a n d t o w h i c h t h e s e p r o g r a m s c o n t i n u e t o b e r e l ev a n t i n a d d r e s s i n g c u r r e n t a n d f u t u r e ho u s i n g n e e d s i n B u t t e C o u n t y . T h e e v a l u a t i o n a l s o pr o v i d e s t h e b a s i s f o r r e c o m m e n d e d m o d i f i c a t i o n s t o p o l i c i e s a n d p r o g r a m s a n d t h e es t a b l i s h m e n t o f n e w o b j e c t i v e s i n t h e H o u s i n g E l e m en t . Th e f o l l o w i n g i s a s u m m a r y o f a c c o m p l i s h m e n t s o f B u tt e C o u n t y ’ s 2 0 0 9 H o u s i n g E l e m e n t . Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete H- A 1 . 1 P r o v i d e A d e q u a t e S i t e s f o r H o u s i n g b y E x p a n d in g I n f r a s t r u c t u r e : T h e Co u n t y s h a l l w o r k w i t h t h e i n c o r p o r a t e d c i t i e s t o e xp a n d t h e s u p p l y of d e v e l o p a b l e l a n d , p a r t i c u l a r l y f o r m u l t i f a m i l y h ou s i n g p r o j e c t s wi t h i n e a c h C i t y ’ s s p h e r e o f i n f l u e n c e . a) An n u a l l y a p p l y f o r a v a i l a b l e S t a t e a n d f e d e r a l f u n d in g f o r w a t e r , se w e r , a n d s t o r m d r a i n a g e i m p r o v e m e n t s . b) Se e k f i n a n c i a l a s s i s t a n c e o f d e v e l o p e r s i n p r e p a r i n g c o m m u n i t y pl a n s o r s p e c i f i c p l a n s w h i c h c a n a d d r e s s p u b l i c s e rv i c e a n d fa c i l i t i e s f o r n e w d e v e l o p m e n t s . c) Wo r k o u t a n a p p r o p r i a t e f i n a n c i n g a r r a n g e m e n t w i t h th e C i t i e s of C h i c o a n d O r o v i l l e t o c h a r g e r e a s o n a b l e f e e s o n ne w de v e l o p m e n t t o p a y f o r t h e e x p a n s i o n o f w a t e r a n d s ew e r se r v i c e s w i t h i n t h e i r s p h e r e s o f i n f l u e n c e . d) Pr o v i d e t e c h n i c a l a s s i s t a n c e t o d e v e l o p e r s i n t e r e s t ed i n es t a b l i s h i n g c o m m u n i t y f a c i l i t i e s a n d c o m m u n i t y s e r vi c e d i s t r i c t s to f i n a n c e n e e d e d i n f r a s t r u c t u r e a n d s e r v i c e s w h e r e t h e s e a r e fi n a n c i a l l y f e a s i b l e ; a n d e) Id e n t i f y a p p r o p r i a t e a r e a s w i t h i n e x i s t i n g u n d e v e l o pe d , re s i d e n t i a l l y - f o c u s e d S p e c i f i c P l a n s , a s w e l l a s f u tu r e s p e c i f i c pl a n s i d e n t i f i e d u n d e r t h e B u t t e C o u n t y G e n e r a l P l a n 2 0 3 0 pr o c e s s w h i c h h a v e n o t y e t b e e n a p p r o v e d . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e v e l o p m e n t S e r v i c e s , an d P u b l i c W o r k s D e p a r t m e n t s Fu n d i n g : C o m m u n i t y De v e l o p m e n t B l o c k G r a n t Pr o g r a m , U . S . D . A . R u r a l De v e l o p m e n t , S t a t e C l e a n Wa t e r g r a n t s o r l o a n s , de v e l o p e r f e e s Ti m e f r a m e : O n g o i n g ; a p p l y f o r fu n d i n g a n n u a l l y Th e C o u n t y i d e n t i f i e d ap p r o p r i a t e a r e a s f o r h i g h - de n s i t y h o u s i n g a s p a r t o f t h e ad o p t i o n o f t h e Z o n i n g Or d i n a n c e . S e e B u t t e C o u n t y Zo n i n g O r d i n a n c e A r t i c l e 1 0 , Ov e r l a y Z o n e s . Th e r e w a s a m i n i m a l a m o u n t o f de v e l o p m e n t t a k i n g p l a c e du r i n g t h i s r e p o r t i n g p e r i o d a n d ve r y l i t t l e d e m a n d f o r t h e i t e m s di s c u s s e d b y t h i s h o u s i n g pr o g r a m . A d d i t i o n a l l y , m a n y i f no t a l l o f t h e c i t i e s i n B u t t e Co u n t y r e c e n t l y u p d a t e d t h e i r Ge n e r a l P l a n s o r a r e f i n i s h i n g a n up d a t e p r o c e s s . A s a r e s u l t , gr o w t h i n v e n t o r i e s a r e u p t o da t e a n d t h e r e i s n ’ t m u c h g o i n g on i n t h e w a y o f a n n e x a t i o n i n t o sp h e r e a r e a s . D u e t o t h e l a c k o f de m a n d , t h e s e i t e m s d i d n o t re c e i v e a l o t o f a t t e n t i o n d u r i n g th e l a s t r e p o r t i n g p e r i o d . I t i s ex p e c t e d t h a t o n c e t h e ec o n o m y r e c o v e r s , c i t i e s w i l l Continue. Bu t t e C o u n t y Housing Needs Assessment 8 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete st a r t l o o k i n g t o w a r d e x p a n s i o n s in t o t h e i r s p h e r e s i n c a s e s wh e r e t h e y a r e i d e n t i f i e d b y th e i r G e n e r a l P l a n s . S t a f f d o e s no t e x p e c t t h i s t o h a p p e n , ho w e v e r , f o r f i v e o r m o r e y e a r s ba s e d o n h i s t o r i c a l g r o w t h tr e n d s . H- A 1 . 2 P a r k i n g R e q u i r e m e n t s : T h e C o u n t y s h a l l r e v i e w i t s p a r k i n g re q u i r e m e n t s f o r m u l t i f a m i l y h o u s i n g a n d r e d u c e t h e n u m b e r o f re q u i r e d s p a c e s i n o r d e r t o r e d u c e c o s t s f o r m u l t i f am i l y h o u s i n g de v e l o p m e n t . A t a m i n i m u m , t h e C o u n t y w i l l m o d i f y t he Z o n i n g Or d i n a n c e t o r e d u c e t h e p a r k i n g r e q u i r e m e n t s f o r s t ud i o a n d o n e - be d r o o m u n i t s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n Fu n d i n g : No a d d i t i o n a l s t a f f ti m e w o u l d b e r e q u i r e d Ti m e f r a m e : 2 0 1 0 Th i s w a s c o m p l e t e d w i t h ad o p t i o n o f t h e Z o n i n g Or d i n a n c e . S e e B u t t e C o u n t y Zo n i n g O r d i n a n c e A r t i c l e 1 9 , Pa r k i n g a n d L o a d i n g . Th e C o u n t y r e d u c e d p a r k i n g f o r st u d i o a p a r t m e n t s f r o m t w o sp a c e s t o o n e s p a c e p e r u n i t , an d r e d u c e d i t s o n e - b e d r o o m pa r k i n g r e q u i r e m e n t s f r o m t w o sp a c e s t o 1 . 5 s p a c e s p e r u n i t . Delete. H- A 1 . 3 D e v e l o p m e n t o f S i t e s f o r M u l t i - F a m i l y H o u s i n g: T h e C o u n t y s h a l l pr o v i d e d e v e l o p e r s w i t h i n f o r m a t i o n a b o u t s u i t a b l e si t e s f o r s m a l l - sc a l e m u l t i f a m i l y p r o j e c t s l o c a t e d i n u n i n c o r p o r a t e d c o m m u n i t i e s th a t a r e c l o s e s t t o e m p l o y m e n t a n d s e r v i c e s . T h e i n fo r m a t i o n w i l l b e di s s e m i n a t e d b y t h e D e v e l o p m e n t S e r v i c e s D e p a r t m e n t w h e n de v e l o p e r s i n q u i r e a b o u t o p p o r t u n i t i e s t o b u i l d h o u si n g i n t h e Un i n c o r p o r a t e d A r e a . I n a d d i t i o n , t h e C o u n t y s h a l l of f e r d e n s i t y bo n u s e s , a s s i s t i n t e r e s t e d d e v e l o p e r s i n a c q u i r i n g su r p l u s go v e r n m e n t l a n d s u i t a b l e 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, a n d e x p e d i t e pe r m i t p r o c e s s i n g , f o r h o u s i n g u n i t s a f f o r d a b l e t o lo w e r - i n c o m e ho u s e h o l d s . T h e l e v e l o f p r o j e c t a s s i s t a n c e s h a l l b e c o m m e n s u r a t e wi t h t h e a m o u n t o f a f f o r d a b l e h o u s i n g p r o v i d e d a s w el l a s t h e l e v e l of a f f o r d a b i l i t y . T h e C o u n t y s h a l l m e e t w i t h i n t e r e st e d d e v e l o p e r s o n a c a s e - b y - c a s e b a s i s t o d i s c u s s p r o j e c t p o s s i b i l i t i es , w i t h p r i o r i t y g i v e n to d e v e l o p e r s o f p r o j e c t s t h a t w o u l d i n c l u d e u n i t s af f o r d a b l e t o ex t r e m e l y l o w - i n c o m e h o u s e h o l d s a n d / o r p r o v i d e a f f o rd a b l e s t u d i o an d / o r o n e - b e d r o o m u n i t s . Re s p o n s i b i l i t y : A d m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : O n g o i n g Of f e r o f d e n s i t y b o n u s e s w a s co m p l e t e d w i t h a d o p t i o n o f t h e Zo n i n g O r d i n a n c e . S e e Z o n i n g Or d i n a n c e A r t i c l e 2 3 , D e n s i t y Bo n u s e s . Th e C o u n t y w o r k s w i t h d o z e n s of c u s t o m e r s e a c h d a y r e g a r d i n g de v e l o p m e n t p r o j e c t s . T h e r e i s a v e r y s m a l l p e r c e n t a g e (e s t i m a t e 2 – 3 i n d i v i d u a l pr o j e c t s ) o f t h e s e t h a t p e r t a i n s to m u l t i f a m i l y d e v e l o p m e n t pr o j e c t s . T h e C o u n t y ’ s b u i l d i n g pe r m i t r e c o r d s d o n o t s h o w a mu l t i f a m i l y h o u s i n g p r o j e c t i n th e l a s t t h r e e y e a r s . Th e C o u n t y m e t w i t h o n e de v e l o p e r a n d t h e B u t t e C o u n t y Continue. Bu t t e C o u n t y Housing Needs Assessment 9 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete Ho u s i n g A u t h o r i t y t o d i s c u s s a pl a n t o p r o v i d e l o w - i n c o m e ho u s i n g a t t h e T u s c a n R i d g e De v e l o p m e n t ( a P l a n n e d De v e l o p m e n t u n d e r t h e G e n e r a l Pl a n ) . I t h a s b e e n d e t e r m i n e d th a t t h i s i d e a i s n o t b e i n g pu r s u e d b y t h e d e v e l o p e r . H- A 1 . 4 N e g o t i a t e T r a n s f e r o f a P o r t i o n o f t h e C o u n t y’ s R e g i o n a l H o u s i n g Ne e d A l l o c a t i o n i n C o n j u n c t i o n w i t h A n n e x a t i o n s : I f c i t i e s w i l l a n n e x re s i d e n t i a l s i t e s t h a t w o u l d a c c o m m o d a t e a p o r t i o n of t h e C o u n t y ’ s cu r r e n t R H N A , t h e C o u n t y w i l l w o r k w i t h t h e a f f e c t e d c i t i e s , L A F C o , an d B C A G , t o t r a n s f e r a n a p p r o p r i a t e p o r t i o n o f t h e C o u n t y ’ s R H N A to t h e C i t y . Re s p o n s i b i l i t y : A d m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : N o s p e c i a l f u n d s a r e ne e d e d Ti m e f r a m e : In c o n j u n c t i o n w i t h an n e x a t i o n p r o c e e d i n g s Th e C o u n t y d i d n o t t r a n s f e r a n y po r t i o n o f i t s R H N A t o su r r o u n d i n g j u r i s d i c t i o n s . T h e Co u n t y r e c e i v e d t h e f i n a l 2 0 1 2 al l o c a t i o n s f o r t h e R e g i o n a l Ho u s i n g N e e d s P l a n ( R H N P ) . St a f f w o r k e d w i t h t h e B u t t e Co u n t y A s s o c i a t i o n o f Go v e r n m e n t s t o e v a l u a t e t h e po s s i b i l i t y o f c o m p l e t i n g a j o i n t Ho u s i n g E l e m e n t w i t h o t h e r ju r i s d i c t i o n s w i t h i n t h e c o u n t y . Modify. Combine with Program H-A1.5. H- A 1 . 5 N e g o t i a t e T r a n s f e r o f a P o r t i o n o f t h e C o u n t y' s N e x t R e g i o n a l H o u s i n g Ne e d A l l o c a t i o n : D u r i n g t h e n e x t r e g i o n a l h o u s i n g n ee d s de t e r m i n a t i o n p r o c e s s , t h e C o u n t y s h a l l c o n t i n u e t o r e a c h ag r e e m e n t s w i t h t h e i n c o r p o r a t e d a r e a s t h a t c a n p r o vi d e u r b a n se r v i c e s . T h e s e a g r e e m e n t s a r e i n t e n d e d t o t r a n s f e r t o t h e c i t i e s a po r t i o n o f t h e C o u n t y ’ s s h a r e o f t h e r e g i o n ’ s h o u s i ng n e e d s i n un i n c o r p o r a t e d a r e a s w i t h i n e x i s t i n g s p h e r e s o f i n f lu e n c e . I n t h i s wa y , t h e n u m b e r s o f h o u s i n g u n i t s a s s i g n e d t o B u t t e C o u n t y w i l l b e re d u c e d , w i t h t h e d i f f e r e n c e b e i n g a c c o m m o d a t e d w i t hi n t h e c i t i e s Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : No s p e c i a l f u n d s a r e ne e d e d Ti m e f r a m e : Ne x t r e g i o n a l ho u s i n g n e e d s d e t e r m i n a t i o n pr o c e s s Th e C o u n t y d i d n o t t r a n s f e r a n y po r t i o n o f i t s R H N A t o su r r o u n d i n g j u r i s d i c t i o n s . Modify. Combine with Program H-A1.4. H- A 1 . 6 Z o n i n g f o r S i n g l e - R o o m O c c u p a n c y U n i t s : T h e Co u n t y w i l l a m e n d t h e zo n i n g r e g u l a t i o n s t o c l a r i f y t h a t S i n g l e - R o o m O c c u pa n c y ( S R O ) u n i t s ar e a l l o w e d i n z o n i n g d i s t r i c t s w h e r e m u l t i - f a m i l y ho u s i n g u n i t s a r e al l o w e d , a n d t o p r o v i d e a p p r o p r i a t e d e v e l o p m e n t s t a nd a r d s f o r SR O s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : 2 0 1 0 Th i s w a s c o m p l e t e d w i t h ad o p t i o n o f t h e Z o n i n g Or d i n a n c e . S e e P a r t 2 – Z o n i n g Di s t r i c t s , L a n d U s e s , a n d De v e l o p m e n t S t a n d a r d s , a n d Pa r t 7 – D e f i n i t i o n s ( M u l t i p l e - Fa m i l y D w e l l i n g ) . Delete. Bu t t e C o u n t y Housing Needs Assessment 10 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete H- A 1 . 7 Z o n i n g f o r T r a n s i t i o n a l a n d S u p p o r t i v e H o u s i ng U n i t s : T h e C o u n t y w i l l am e n d t h e z o n i n g o r d i n a n c e t o c l a r i f y t h a t t r a n s i t i on a l a n d su p p o r t i v e h o u s i n g u n i t s a r e c o n s i d e r e d a r e s i d e n t i al u s e , a n d a r e su b j e c t t o t h e s a m e r e s t r i c t i o n s a s o t h e r r e s i d e n t i al d w e l l i n g s o f t h e sa m e t y p e i n t h e s a m e z o n i n g d i s t r i c t . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : 20 1 0 Th i s w a s c o m p l e t e d w i t h ad o p t i o n o f t h e Z o n i n g Or d i n a n c e . S e e d r a f t B u t t e Co u n t y Z o n i n g O r d i n a n c e A r t i c l e 6, R e s i d e n t i a l Z o n e s , a n d P a r t 7 – D e f i n i t i o n s ( R e s i d e n t i a l C a r e Ho m e s ) . Continue. While the County amended the Zoning Ordinance to include transitional and supportive housing, to further address the requirements, the County will continue this program. H- A 1 . 8 G e n e r a l P l a n L a n d U s e D e s i g n a t i o n s a n d Z o n i n g f o r L o w e r - I n c o m e Ho u s i n g D e v e l o p m e n t : G i v e n t h a t m a n y s i t e s i d e n t i f i ed t o ac c o m m o d a t e t h e C o u n t y ’ s R H N A f o r c o n s t r u c t i o n o f u ni t s a f f o r d a b l e to l o w e r - i n c o m e h o u s e h o l d s c u r r e n t l y l a c k a p p r o p r i a te z o n i n g t o su p p o r t h i g h d e n s i t y m u l t i f a m i l y d e v e l o p m e n t , t h e C ou n t y , i n co n j u n c t i o n w i t h t h e 2 0 3 0 G e n e r a l P l a n u p d a t e , w i l l u p d a t e G e n e r a l Pl a n l a n d u s e d e s i g n a t i o n s a n d a m e n d t h e Z o n i n g O r d in a n c e a s ne c e s s a r y t o a s s i g n s i t e s n u m b e r e d 1 t h r o u g h 7 o n T ab l e 3 6 o f t h e Ho u s i n g N e e d s A s s e s s m e n t , w i t h a m i n i m u m o f 7 2 . 9 4 a cr e s a n d a re a l i s t i c u n i t c a p a c i t y o f 1 , 1 7 0 u n i t s , z o n i n g d e s i gn a t i o n s t h a t w i l l , al l o w h i g h d e n s i t y m u l t i f a m i l y r e s i d e n t i a l d e v e l o p m en t b y r i g h t . A t a mi n i m u m , t h e s e u p d a t e s w i l l e n s u r e t h e p r o v i s i o n o f a d e q u a t e s i t e s zo n e d t o a l l o w m u l t i f a m i l y r e s i d e n t i a l d e v e l o p m e n t by r i g h t , w i t h o u t a c o n d i t i o n a l u s e p e r m i t o r o t h e r d i s c r e t i o n a r y a c t io n o r a p p r o v a l , al l o w i n g d e n s i t i e s a t a m i n i m u m o f 2 0 d w e l l i n g u n i t s p e r a c r e , a n d pe r m i t t i n g a m i n i m u m o f 1 6 u n i t s p e r s i t e ( e x c e p t s it e s 6 a n d 7 ) , a n d en s u r i n g t h a t a t l e a s t 5 0 p e r c e n t o f t h e l o w e r - i n c o me n e e d i s ac c o m m o d a t e d o n s i t e s d e s i g n a t e d f o r r e s i d e n t i a l u s e o n l y . I n ad d i t i o n , P r o g r a m H - A 1 . 9 b e l o w w i l l f a c i l i t a t e t h e su b d i v i s i o n o f l a r g e pa r c e l s i n c l u d e d i n t h e i n v e n t o r y i n t o s m a l l e r p a r c el s t h a t c o u l d b e mo r e e a s i l y d e v e l o p e d f o r a f f o r d a b l e h o u s i n g . A s p a rt o f t h i s a c t i o n , th e C o u n t y w i l l a l s o w o r k w i t h t h e o w n e r / d e v e l o p e r of P a r c e l # 4 i n Ta b l e 3 6 o f t h e H o u s i n g N e e d s A s s e s s m e n t ( A P N # 0 0 7 - 01 0 - 0 5 8 ) t o pr i o r i t i z e t h e s i t e , w h i c h i 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 , fo r i n f r a s t r u c t u r e d e v e l o p m e n t t o m a k e t h e s i t e a v a il a b l e f o r mu l t i f a m i l y h o u s i n g a s s o o n a s p o s s i b l e w i t h i n t h e Ho u s i n g E l e m e n t Re s p o n s i b i l i t y : A d m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : A d m i n i s t r a t i v e Ov e r h e a d , D e v e l o p e r F u n d i n g (R i o D ’ O r o S p e c i f i c P l a n ) Ti m e f r a m e : Ge n e r a l P l a n de s i g n a t i o n s t o b e a d o p t e d w i t h Ge n e r a l P l a n U p d a t e i n Se p t e m b e r , 2 0 1 0 ; c o n f o r m i n g zo n i n g a m e n d m e n t s , R i o D ’ O r o Sp e c i f i c P l a n a d o p t i o n , e t c . , b y Ma r c h 2 0 1 1 . Re s p o n s i v e G e n e r a l P l a n l a n d us e d e s i g n a t i o n s w e r e a d o p t e d wi t h t h e c o m p r e h e n s i v e G e n e r a l Pl a n u p d a t e o n O c t o b e r 2 6 , 20 1 0 . G e n e r a l P l a n d e s i g n a t i o n s we r e a d o p t e d w i t h t h e G e n e r a l Pl a n u p d a t e i n O c t o b e r 2 0 1 0 . Co n f o r m i n g z o n i n g a m e n d m e n t s we r e a d o p t e d w i t h t h e Z o n i n g Or d i n a n c e . S e e Z o n i n g Or d i n a n c e A r t i c l e 3 , Z o n e s a n d Zo n i n g M a p , a n d A r t i c l e 6 , Re s i d e n t i a l Z o n e s . Th e C o u n t y c o m p l e t e d G e n e r a l Pl a n l a n d u s e a m e n d m e n t s a n d ap p r o p r i a t e z o n i n g c h a n g e s t o si t e s 1 – 7 . T h e s e s i t e s n o w a l l o w fo r h i g h - d e n s i t y r e s i d e n t i a l de v e l o p m e n t . B a s e d o n t h e an a l y s i s i n c l u d e d i n t h e H o u s i n g El e m e n t , t h e C o u n t y de t e r m i n e d t h a t a d o p t i n g a mi n i m u m d e n s i t y o f 2 0 u n i t s p e r ac r e w a s n o t n e e d e d a n d t h a t th e r e w e r e s u f f i c i e n t s i t e s cu r r e n t l y z o n e d t o m e e t t h e Delete. Bu t t e C o u n t y Housing Needs Assessment 11 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete pl a n n i n g p e r i o d . . lo w e r - i n c o m e R H N A . H- A 1 . 9 L o t S u b d i v i s i o n : T h e C o u n t y r e c o g n i z e s t h a t mo s t a s s i s t e d h o u s i n g de v e l o p m e n t s u t i l i z i n g S t a t e a n d f e d e r a l f i n a n c i a l re s o u r c e s i n c l u d e 50 t o 1 5 0 u n i t s . T h e C o u n t y w i l l p r o v i d e t e c h n i c a l as s i s t a n c e a n d in c e n t i v e s t o s u b d i v i d e p a r c e l s i n t h e h o u s i n g s i t e s i n v e n t o r y l a r g e r th a n 1 5 a c r e s , i n c l u d i n g s i t e s 2 , 4 , a n d 5 i n t h e i nv e n t o r y o n T a b l e 3 6 . Th e C o u n t y w i l l o f f e r e x p e d i t e d r e v i e w f o r t h e s u b d iv i s i o n o f l a r g e r si t e s i n t o b u i l d a b l e l o t s a s l o n g a s t h e d e v e l o p m e n t i s c o n s i s t e n t w i t h Co u n t y l a n d u s e a n d e n v i r o n m e n t a l r e g u l a t i o n s , a n d pr i o r i t y pr o c e s s i n g f o r s u b d i v i s i o n m a p s i n c l u d i n g a f f o r d a b l e h o u s i n g . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : A d m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : 2 0 1 0 a n d o n g o i n g Wh i l e s i t e s 2 , 4 , a n d 5 w e r e n o t su b d i v i d e d , t h e C o u n t y d i d im p l e m e n t z o n i n g t o s u p p o r t th e G e n e r a l P l a n i n 2 0 1 2 a n d co n t i n u e s t o w o r k w i t h t h e de v e l o p e r s o f s i t e 2 o n de v e l o p m e n t . Continue. H- A 2 . 1 E x p l o r e P o s s i b i l i t i e s o f A f f o r d a b l e H o u s i n g Go a l s f o r L a r g e - S c a l e Re s i d e n t i a l D e v e l o p m e n t s : L a r g e - s c a l e d e v e l o p m e n t s ca n i n c l u d e a ra n g e o f r e s i d e n t i a l c a t e g o r i e s a n d t h e r e f o r e h a v e th e p o t e n t i a l t o in c l u d e a f f o r d a b l e h o u s i n g . A l t h o u g h t h e C o u n t y c a n no t i n i t i a t e de v e l o p m e n t p r o p o s a l s f o r l a r g e - s c a l e d e v e l o p m e n t , th r o u g h t h e de v e l o p m e n t a g r e e m e n t p r o c e s s , t h e C o u n t y c a n s e e k co m m i t m e n t s fr o m d e v e l o p e r s t h a t a p e r c e n t a g e o f d w e l l i n g u n i t s b e a f f o r d a b l e t o lo w e r - i n c o m e h o u s e h o l d s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : S p e c i f i c a n d M a s t e r Pl a n s ( p a i d f o r b y d e v e l o p e r s ) Ti m e f r a m e : O n g o i n g In c o n j u n c t i o n w i t h t h e R i o D ’ Or o p r o j e c t ( s i t e 2 ) , t h e C o u n t y wo r k e d w i t h d e v e l o p e r s t o in c l u d e a f f o r d a b l e u n i t s a n d a l s o ex p l o r e d l o w - i n c o m e h o u s i n g i n co n j u n c t i o n w i t h t h e T u s c a n Ri d g e d e v e l o p m e n t ( A P N : 0 4 0 - 52 0 - 1 0 0 ) . Continue. H- A 2 . 2 P u r s u e F u n d i n g U n d e r S t a t e a n d F e d e r a l P r o g r am s : T h e r e a r e a nu m b e r o f S t a t e a n d f e d e r a l p r o g r a m s t h a t p r o v i d e l ow - c o s t fi n a n c i n g o r s u b s i d i e s f o r t h e p r o d u c t i o n o f l o w - a nd m o d e r a t e - in c o m e h o u s i n g . B u t t e C o u n t y w i l l a n n u a l l y p u r s u e f un d i n g u n d e r th o s e S t a t e a n d f e d e r a l p r o g r a m s t h a t r e q u i r e i t s d ir e c t p a r t i c i p a t i o n , su c h a s C D B G a n d H O M E . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e v e l o p m e n t S e r v i c e s De p a r t m e n t Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : O n g o i n g ; a p p l y f o r fu n d i n g a n n u a l l y . Th e C o u n t y a p p l i e d f o r h o u s i n g re h a b i l i t a t i o n f u n d s t h r o u g h CD B G , H O M E , a n d C a l H O M E . Du e t o t h e h i g h l e v e l o f n e e d fr o m t h e c o m p e t i t i o n , t h e Co u n t y w a s u n a b l e t o s e c u r e ad d i t i o n a l f u n d s . Continue. H- A 2 . 3 I d e n t i f y S u r p l u s G o v e r n m e n t L a n d f o r A f f o r d a bl e H o u s i n g : T h e Co u n t y ’ s A d m i n i s t r a t i v e O f f i c e s h a l l p r o v i d e r e c o r d s o n s u r p l u s go v e r n m e n t p r o p e r t y t o t h e D e p a r t m e n t o f D e v e l o p m e n t S e r v i c e s . Fr o m t h e s e r e c o r d s , t h e D e p a r t m e n t o f D e v e l o p m e n t S er v i c e s w i l l se l e c t s u i t a b l e h o u s i n g s i t e s a n d a d v e r t i s e t h e i r a va i l a b i l i t y f o r l o w - in c o m e h o u s i n g v i a a d e v e l o p e r R F P p r o c e s s , w i t h p r ef e r e n c e g i v e n fo r d e v e l o p e r s w h o c o m m i t t o p r o v i d e u n i t s a f f o r d a b le t o e x t r e m e l y lo w - i n c o m e h o u s e h o l d s a n d / o r t h a t a d d r e s s i d e n t i f i e d s p e c i a l n e e d s , su c h a s y o u n g a d u l t s t r a n s i t i o n i n g f r o m f o s t e r c a r e t o l i v i n g in d e p e n d e n t l y . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e a n d D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s w i l l s e l e c t si t e s a n d i s s u e a d e v e l o p e r R F P Fu n d i n g : So m e a d d i t i o n a l s t a f f ti m e w o u l d b e r e q u i r e d Ti m e f r a m e : Re c e i v e l i s t o f s i t e s fr o m t h e C o u n t y ’ s Ad m i n i s t r a t i o n O f f i c e a n d I s s u e an R F P i n 2 0 1 0 Th i s p r o g r a m w a s n o t co m p l e t e d d u e t o l a c k o f de m a n d . [Pending] Bu t t e C o u n t y Housing Needs Assessment 12 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete H- A 2 . 4 W o r k w i t h C i t i e s : T h u s f a r , a l l s u b s i d i z e d h ou s i n g p r o j e c t s , w i t h t h e ex c e p t i o n o f t h e G r i d l e y F a r m L a b o r H o u s i n g a n d t h e P a l m C r e s t Vi l l a g e S u b d i v i s i o n , w h i c h i s c u r r e n t l y u n d e r c o n s t ru c t i o n , h a v e b e e n bu i l t i n t h e i n c o r p o r a t e d a r e a s o f t h e C o u n t y w h e r e t h e r e i s e a s y ac c e s s t o s e w e r l i n e s a s w e l l a s s e r v i c e s . C o u n t y s ta f f w i l l w o r k w i t h Ch i c o a n d O r o v i l l e h o u s i n g s t a f f t o i n c r e a s e t h e s u pp l y o f a f f o r d a b l e ho u s i n g i n t h e i n c o r p o r a t e d c i t i e s a n d t h e i r s p h e r e s o f i n f l u e n c e s i n c e in f r a s t r u c t u r e a n d s e r v i c e s a r e l i m i t e d i n t h e U n i n co r p o r a t e d A r e a . Th e c i t i e s a n d C o u n t y w i l l c o n s i d e r a p p l y i n g f o r s o me S t a t e o r f e d e r a l fu n d s t o g e t h e r . B y w o r k i n g w i t h t h e s e c i t i e s a n d t h e H o u s i n g Au t h o r i t y o f B u t t e C o u n t y , t h e C o u n t y w i l l b e a b l e to e x p a n d i t s af f o r d a b l e h o u s i n g a c t i v i t i e s , f o r e x a m p l e , b y d e v e lo p i n g a j o i n t d o w n pa y m e n t a s s i s t a n c e p r o g r a m . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : Bu t t e C o u n t y w i l l se t u p a m e e t i n g t o d i s c u s s t h i s pr o g r a m w i t h t h e C i t i e s o f Or o v i l l e a n d C h i c o i n 2 0 0 9 Th i s p r o g r a m w a s n o t co m p l e t e d d u e t o l a c k o f de m a n d . [Pending] H- A 2 . 5 A f f o r d a b l e H o u s i n g i n t h e G r e a t e r C h i c o R e d e ve l o p m e n t P r o j e c t Ar e a : S i n c e t h e G r e a t e r C h i c o R e d e v e l o p m e n t P r o j e c t A r e a i n c l u d e s bo t h u n i n c o r p o r a t e d a r e a s a n d a r e a s w i t h i n t h e c i t y l i m i t s o f C h i c o , th e C o u n t y s h a l l w o r k w i t h t h e C i t y t o u s e h o u s i n g se t - a s i d e f u n d s t o co m p l e t e t h e h o u s i n g g o a l s f o r t h e P r o j e c t A r e a a s ou t l i n e d i n t h e Fi v e - Y e a r I m p l e m e n t a t i o n P l a n f o r t h e t i m e p e r i o d 2 00 9 – 2 0 1 0 th r o u g h 2 0 1 3 – 2 0 1 4 . T o a c h i e v e t h i s g o a l , t h e C o u n t y w i l l s e t a me e t i n g w i t h t h e C h i c o R e d e v e l o p m e n t a g e n c y i n e a r l y 2 0 1 0 a n d ou t l i n e a s t r a t e g y f o r h o w t h e C o u n t y c a n a s s i s t w i th h o u s i n g de v e l o p m e n t i n t h e G r e a t e r C h i c o R e d e v e l o p m e n t P r o j ec t A r e a . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s a n d C h i c o Re d e v e l o p m e n t A g e n c y Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : 20 1 0 Pe r A B 2 6 , R D A h a s b e e n di s s o l v e d i n C a l i f o r n i a . O n l y th o s e p r o j e c t s a n d p r o g r a m s th a t a r e d e t e r m i n e d t o b e “e n f o r c e a b l e o b l i g a t i o n s ” b y t h e De p a r t m e n t o f F i n a n c e a r e al l o w e d t o b e i m p l e m e n t e d b y th e s u c c e s s o r a g e n c y t o t h e RD A . T h e r e f o r e , n o n e w h o u s i n g pr o j e c t s o r p r o g r a m s h a v e b e e n pu r s u e d . Delete. H- A 2 . 6 A f f o r d a b l e H o u s i n g P r o g r a m : T h e C o u n t y s h a l l i n v e s t i g a t e t h e fe a s i b i l i t y o f u s i n g i n c e n t i v e s a n d p a r t n e r s h i p s a s a m e a n s o f pr o v i d i n g a f f o r d a b l e h o u s i n g u n i t s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : A d m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : 20 1 0 No p r o j e c t s c a m e f o r w a r d t h a t ha v e n e c e s s i t a t e d s u c h co n v e r s a t i o n s . Continue. H- A 2 . 7 D e l i v e r y o f H o u s i n g E l e m e n t t o W a t e r a n d S e w er P r o v i d e r s : T h e Co u n t y s h a l l d e l i v e r t h e c o m p l e t e d H o u s i n g E l e m e n t to a l l a r e a W a t e r an d S e w e r P r o v i d e r s w i t h i n o n e m o n t h o f a d o p t i o n i n a c c o r d a n c e wi t h G o v e r n m e n t C o d e s e c t i o n 6 5 5 8 9 . 7 . T h e B i l l r e q u ir e s t h e pr o v i d e r s t o g i v e p r i o r i t y t o p r o p o s e d h o u s i n g p r o j ec t s t h a t w i l l in c l u d e u n i t s a f f o r d a b l e t o l o w e r i n c o m e h o u s e h o l d s w h e n c a p a c i t y i s Re s p o n s i b i l i t y : A d m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s a n d wa t e r a n d s e w e r p r o v i d e r s Fu n d i n g : Ad m i n i s t r a t i v e Th i s w a s c o m p l e t e d i n No v e m b e r 2 0 1 0 . Continue. Bu t t e C o u n t y Housing Needs Assessment 13 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete li m i t e d . Ov e r h e a d Ti m e f r a m e : 20 0 9 H- A 3 . 1 C o d e E n f o r c e m e n t a n d A b a t e m e n t : C o n t i n u e t o en f o r c e t h e N u i s a n c e Ab a t e m e n t O r d i n a n c e t h a t a u t h o r i z e s t h e C o u n t y t o i ni t i a t e ap p r o p r i a t e a c t i o n a g a i n s t o w n e r s o f p r o p e r t i e s w i t h p u b l i c nu i s a n c e s . A c o m p o n e n t o f t h i s O r d i n a n c e c a l l s f o r th e c a s e - b y - c a s e re m o v a l o f d i l a p i d a t e d d w e l l i n g s . A n o t h e r c o m p o n e n t o f t h i s Or d i n a n c e r e q u i r e s t h e p r o p e r t y o w n e r s t o p a y f o r t he c o s t s o f ab a t e m e n t . Re s p o n s i b i l i t y : A d m i n i s t r a t i v e Of f i c e , B u i l d i n g I n s p e c t i o n Di v i s i o n Fu n d i n g : Un d e r t h e c u r r e n t bu d g e t , f i v e d w e l l i n g u n i t s c a n be r e m o v e d a n n u a l l y . T h i s d o e s no t i n c l u d e p o t e n t i a l f u n d s f r o m pr o p e r t y o w n e r s . Ti m e f r a m e : O n g o i n g Th e D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s co m p l e t e d n u m e r o u s c o d e en f o r c e m e n t a n d a b a t e m e n t ac t i o n s i n 2 0 1 0 / 2 0 1 1 . In 2 0 1 0 , t h e C o u n t y c o m p l e t e d 17 a b a t e m e n t a c t i o n s a n d de m o l i s h e d o n e s t r u c t u r e . In 2 0 1 1 , t h e C o u n t y c o m p l e t e d ni n e a b a t e m e n t a c t i o n s a n d de m o l i s h e d o n e s t r u c t u r e . Continue. H- A 3 . 2 R e h a b i l i t a t i o n o f S u b s t a n d a r d D w e l l i n g U n i t s : T h e C o u n t y a l r e a d y us e s i t s C D B G f u n d s f o r r e h a b i l i t a t i o n o f o w n e r - a n d r e n t e r - o c c u p i e d ho u s i n g u n i t s . H o w e v e r , t h e r e a r e s t i l l s e v e r a l h u n dr e d d w e l l i n g u n i t s in n e e d o f r e h a b i l i t a t i o n , w i t h a r o u n d 7 5 0 u n i t s i n n e e d o f r e p a i r o r re p l a c e m e n t i n t h e C e n s u s b l o c k g r o u p s i d e n t i f i e d i n t h e 2 0 0 8 Ho u s i n g S u r v e y c o m p l e t e d a s p a r t o f t h e H o u s i n g E l e me n t U p d a t e ne e d s a s s e s s m e n t . T h e r e f o r e , t h e C o u n t y s h o u l d s e e k a d d i t i o n a l fu n d i n g f o r r e h a b i l i t a t i o n . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : CD B G a n d a d d i t i o n a l pu b l i c f u n d s . Ti m e f r a m e : O n g o i n g Th e C o u n t y a p p l i e d f o r f u n d s th r o u g h C D B G , H O M E , a n d Ca l H O M E b u t w a s u n s u c c e s s f u l du e t o t h e l e v e l o f c o m p e t i t i o n . Cu r r e n t l y h o u s i n g r e h a b i l i t a t i o n pr o j e c t s a r e b e i n g f u n d e d a s fu n d s b e c o m e a v a i l a b l e t h r o u g h th e C o u n t y ’ s H o u s i n g R e v o l v i n g Lo a n F u n d f r o m m o n t h l y pa y m e n t s a n d p a y o f f s . Continue. H- A 4 . 1 C o u n t y H o u s i n g C o o r d i n a t i o n : T h e C o u n t y s h a l l e n c o u r a g e s t a f f i n va r i o u s C o u n t y d e p a r t m e n t s a n d o u t s i d e a g e n c i e s a n d o r g a n i z a t i o n s to c o o r d i n a t e h o u s i n g a c t i v i t i e s . C o o r d i n a t i o n w i l l b e e n c o u r a g e d am o n g t h e D e p a r t m e n t o f B e h a v i o r a l H e a l t h , t h e C o m m un i t y A c t i o n Ag e n c y o f B u t t e C o u n t y , a n d t h e H o u s i n g A u t h o r i t y o f B u t t e C o u n t y , am o n g o t h e r s , t o o p e r a t e B u t t e C o u n t y ’ s h o u s i n g p r o gr a m s . T h e Co u n t y A d m i n i s t r a t i v e O f f i c e w i l l b e c h a r g e d w i t h m ak i n g a f f o r d a b l e ho u s i n g a m o r e v i s i b l e a n d i m p o r t a n t i s s u e w i t h i n t he C o u n t y , im p r o v i n g h o u s i n g p r o g r a m c o o r d i n a t i o n f o r s p e c i a l ne e d s g r o u p s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : O n g o i n g Th e C o u n t y ’ s D e v e l o p m e n t Se r v i c e s s t a f f w o r k e d w i t h a re p r e s e n t a t i v e o f t h e Co m m u n i t y A c t i o n A g e n c y ( C A A ) an d C H I P t o i d e n t i f y m o b i l e ho m e p a r k s f o r p o s s i b l e re h a b i l i t a t i o n a c t i v i t i e s . Co u n t y s t a f f a l s o f i e l d e d v a r i o u s in q u i r i e s f r o m H a b i t a t f o r Hu m a n i t y c o n c e r n i n g re h a b i l i t a t i o n w o r k i n t h e Ch a p m a n n e i g h b o r h o o d a n d ap p l i c a b i l i t y r u l e s u n d e r t h e Continue. Bu t t e C o u n t y Housing Needs Assessment 14 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete Ch a p m a n M u l b e r r y P l a n . H- A 4 . 2 F u n d i n g P r o g r a m f o r A c c e s s i b i l i t y I m p r o v e m e n ts : T h e C o u n t y s h a l l co n s i d e r f u n d i n g a p r o g r a m t o m a k e a c c e s s i b i l i t y i m pr o v e m e n t s t o re n t a l u n i t s t o b e o c c u p i e d b y p e r s o n s w i t h d i s a b i l it i e s . T h e C o u n t y co u l d u s e a p o r t i o n o f t h e C D B G P r o g r a m I n c o m e o r a pp l y f o r ad d i t i o n a l C D B G f u n d s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : T o b e d e t e r m i n e d Ti m e f r a m e : 20 1 0 Ac c e s s i b i l i t y i m p r o v e m e n t s a r e el i g i b l e u n d e r t h e C D B G H o u s i n g Re h a b i l i t a t i o n G u i d e l i n e s . Continue. H- A 4 . 3 R e a s o n a b l e A c c o m m o d a t i o n : T h e C o u n t y s h a l l a do p t a R e a s o n a b l e Ac c o m m o d a t i o n s O r d i n a n c e w i t h r u l e s , p o l i c i e s , p r a c ti c e s , a n d pr o c e d u r e s t h a t e n s u r e e q u a l a c c e s s t o h o u s i n g , i n ac c o r d a n c e w i t h St a t e l a w . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : N o a d d i t i o n a l f u n d i n g ne e d e d Ti m e f r a m e : 2 0 1 0 Th i s w a s c o m p l e t e d w i t h ad o p t i o n o f t h e Z o n i n g Or d i n a n c e . S e e A r t i c l e 3 3 , Re a s o n a b l e A c c o m m o d a t i o n s . Delete. H- A 4 . 4 H o m e l e s s T a s k F o r c e : T h e C o u n t y s h a l l w o r k w it h t h e H o m e l e s s T a s k Fo r c e t o a d d r e s s t h e n e e d s o f t h e h o m e l e s s i n B u t t e C o u n t y a n d co l l a b o r a t e i n p r o v i d i n g f i n a n c i a l r e s o u r c e s t o l o c al a g e n c i e s s e r v i n g ho m e l e s s p e r s o n s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e ; D e p a r t m e n t o f Be h a v i o r a l H e a l t h a n d De p a r t m e n t o f S o c i a l S e r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d ; a n n u a l f u n d i n g f o r th e H o m e l e s s T a s k F o r c e ' s Em e r g e n c y H o u s i n g A s s i s t a n c e Pr o g r a m ( E H A P ) Ti m e f r a m e : C o n t i n u e a n n u a l fu n d i n g f o r t h e H o m e l e s s T a s k Fo r c e Co u n t y s t a f f p a r t i c i p a t e d i n t w o me e t i n g s h o s t e d b y t h e H o u s i n g St r a t e g y T e a m . T h e H o u s i n g St r a t e g y T e a m i s c u r r e n t l y wo r k i n g o n a 1 0 - y e a r s t r a t e g y re l a t e d t o h o u s i n g a n d ho m e l e s s n e s s . Continue. H- A 4 . 5 N e e d f o r H o m e l e s s S e r v i c e s : I n o r d e r t o p l a n f o r h o m e l e s s s e r v i c e s , Th e B u t t e C o u n t y O f f i c e o f E d u c a t i o n a n d B u t t e C o u n ty B e h a v i o r a l He a l t h s h a l l c o n t i n u e t o p a r t i c i p a t e i n t h e a n n u a l Bu t t e C o u n t y Co n t i n u u m o f C a r e P o i n t i n T i m e H o m e l e s s C o u n t y R e p or t . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , O f f i c e o f E d u c a t i o n a n d Be h a v i o r a l H e a l t h Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : A n n u a l l y Th e C o u n t y a n n u a l l y pa r t i c i p a t e s i n t h e B u t t e C o u n t y Co n t i n u u m o f C a r e P o i n t i n T i m e Ho m e l e s s c o u n t . Continue. H- A 4 . 6 E m e r g e n c y S h e l t e r s : T h e C o u n t y s h a l l a m e n d t he B u t t e C o u n t y Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Th i s w a s c o m p l e t e d w i t h D e l e t e . Bu t t e C o u n t y Housing Needs Assessment 15 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete Zo n i n g O r d i n a n c e t o a l l o w h o m e l e s s s h e l t e r s a s a p e rm i t t e d u s e i n th e L i g h t I n d u s t r i a l z o n i n g d i s t r i c t , t o p r o v i d e s i te s w h e r e t h e u n m e t de m a n d f o r s h e l t e r s w i t h i n t h e U n i n c o r p o r a t e d A r e a ca n b e ac c o m m o d a t e d w i t h o u t t h e n e e d f o r d i s c r e t i o n a r y a p p ro v a l s . T h e Co u n t y w i l l e s t a b l i s h d e v e l o p m e n t s t a n d a r d s t h a t w i ll e n c o u r a g e a n d fa c i l i t a t e t h e u s e a n d o n l y s u b j e c t s h e l t e r s t o t h e s a m e d e v e l o p m e n t an d m a n a g e m e n t s t a n d a r d s t h a t a p p l y t o o t h e r a l l o w e d u s e s w i t h i n th e i d e n t i f i e d z o n e . Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : 2 0 1 0 ad o p t i o n o f t h e Z o n i n g Or d i n a n c e . S e e Z o n i n g Or d i n a n c e A r t i c l e 8 , I n d u s t r i a l Zo n e s , a n d S e c t i o n 2 4 - 1 6 1 , Em e r g e n c y S h e l t e r s - P e r m a n e n t . H- A 4 . 7 F a r m w o r k e r H o u s i n g : T h e C o u n t y s h a l l a m e n d t he B u t t e C o u n t y Zo n i n g O r d i n a n c e t o a l l o w a g r i c u l t u r a l e m p l o y e e h o u si n g f o r s i x pe r s o n s o r l e s s a s a p e r m i t t e d u s e i n a l l z o n e s t h a t a l l o w s i n g l e - f a m i l y ho u s i n g b y - r i g h t . C l a r i f y i n g l a n g u a g e w i l l a l s o b e ad d e d t o t h e B u t t e Co u n t y Z o n i n g O r d i n a n c e t o s p e c i f y t h a t t h e a g r i c u l tu r a l z o n e s a l l o w ho u s i n g b y - r i g h t f o r u p t o 1 2 f a r m w o r k e r f a m i l i e s o r g r o u p q u a r t e r s wi t h u p t o 3 6 b e d s i n c o m p l i a n c e w i t h H e a l t h a n d S a fe t y C o d e se c t i o n s 1 7 0 2 1 . 5 a n d 1 7 0 2 1 . 5 . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : 2 0 1 0 Th i s w a s c o m p l e t e d w i t h ad o p t i o n o f t h e Z o n i n g Or d i n a n c e . S e e B u t t e C o u n t y Zo n i n g O r d i n a n c e P a r t 2 – Zo n i n g D i s t r i c t s , L a n d U s e s , a n d De v e l o p m e n t S t a n d a r d s . Delete. H- A 4 . 8 A d d i t i o n a l F a r m w o r k e r H o u s i n g : T h e C o u n t y w i ll p r o v i d e t e c h n i c a l su p p o r t a n d o f f e r i n c e n t i v e s t o d e v e l o p e r s w h o w i s h t o c o m p l e t e ap p l i c a t i o n s f o r f u n d i n g f o r f a r m w o r k e r h o u s i n g i n c lu d i n g t h e Ho u s i n g a n d C o m m u n i t y D e v e l o p m e n t D e p a r t m e n t ’ s J o e Se r n a J r . Fa r m w o r k e r H o u s i n g G r a n t P r o g r a m . I n c e n t i v e s m a y i n cl u d e ex p e d i t e d p e r m i t p r o c e s s i n g , p l a n c h e c k i n g , a n d i n s pe c t i o n s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : O n g o i n g ( C o u n t y wi l l m o n i t o r t h e a v a i l a b i l i t y o f fu n d i n g b i - a n n u a l l y , w i t h a g o a l to a s s i s t i n t h e a p p l i c a t i o n o f fu n d i n g f o r a t l e a s t t w o p r o j e c t s in t h e p l a n n i n g p e r i o d ) Th e C o u n t y w a s n o t c o n t a c t e d by a n y d e v e l o p e r s l o o k i n g t o co m p l e t e a p p l i c a t i o n s f o r fa r m w o r k e r h o u s i n g . Continue. H- A 4 . 9 R e h a b i l i t a t i o n o f E x i s t i n g F a r m w o r k e r H o u s i n g: T h e C o u n t y w i l l su p p o r t t h e e f f o r t s o f t h e H o u s i n g A u t h o r i t y o f B u t te C o u n t y t o re h a b i l i t a t e t h e e x i s t i n g G r i d l e y F a r m L a b o r H o u s i n g f a c i l i t y , i n c l u d i n g pr o v i d i n g e x p e d i t e d p e r m i t p r o c e s s i n g , p l a n c h e c k i n g a n d in s p e c t i o n s . I n a d d i t i o n , t h e C o u n t y w i l l a s s i s t t h e H o u s i n g A u t h o r i t y in t h e e v e n t t h a t i t r e q u i r e s C o u n t y a s s i s t a n c e i n pu r s u i n g g r a n t fu n d i n g o r o t h e r f i n a n c i a l a s s i s t a n c e . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : On g o i n g a s s i s t a n c e as r e q u e s t e d b y H o u s i n g On A u g u s t 1 0 , 2 0 1 0 , B u t t e Co u n t y p r o v i d e d a l e t t e r t o t h e Ca l i f o r n i a D e p a r t m e n t o f Ho u s i n g a n d C o m m u n i t y De v e l o p m e n t s u p p o r t i n g a $ 2 . 5 mi l l i o n g r a n t f o r t h e J o s e S e r n a Fa r m w o r k e r H o u s i n g p r o g r a m . On D e c e m b e r 2 , 2 0 1 0 , D D S s t a f f Continue. Bu t t e C o u n t y Housing Needs Assessment 16 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete Au t h o r i t y m e t w i t h G r i d l e y F a r m L a b o r Ho u s i n g D e v e l o p m e n t s t a f f t o di s c u s s a s s i s t i n g i n t h e re h a b i l i t a t i o n o f h o m e s i n t h e ar e a f o r f a r m l a b o r h o u s i n g . H- A 4 . 1 0 F a r m w o r k e r P r e f e r e n c e i n N e w A f f o r d a b l e H o u si n g : F o r n e w af f o r d a b l e h o u s i n g p r o j e c t s d e v e l o p e d w i t h C o u n t y a ss i s t a n c e , in c e n t i v e s , a n d / o r s u b j e c t t o C o u n t y r e q u i r e m e n t s , th e C o u n t y w i l l re q u i r e t h a t t h e d e v e l o p e r g i v e q u a l i f i e d f a r m w o r k e r h o u s e h o l d s a pr e f e r e n c e f o r 1 5 p e r c e n t o f t h e n e w u n i t s . S h o u l d de m a n d f r o m fa r m w o r k e r h o u s e h o l d s b e i n s u f f i c i e n t t o f i l l t h e s et - a s i d e u n i t s , th e n t h e u n i t s w i l l b e m a d e a v a i l a b l e t o o t h e r q u a l if i e d h o u s e h o l d s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , P l a n n i n g D i v i s i o n , De p a r t m e n t o f D e v e l o p m e n t Se r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d , C D B G , H O M E , U S D A Ru r a l D e v e l o p m e n t , de v e l o p m e n t a g r e e m e n t s f o r ma j o r p r o j e c t s . Ti m e f r a m e : Po l i c y w i l l t a k e ef f e c t u p o n a d o p t i o n o f t h e Ho u s i n g E l e m e n t , t a r g e t e d f o r fi r s t q u a r t e r 2 0 1 0 . Th e C o u n t y w a s n o t c o n t a c t e d re g a r d i n g a n y s u c h de v e l o p m e n t s . Continue. H- A 5 . 1 F a i r H o u s i n g I n f o r m a t i o n w i l l b e a v a i l a b l e a t t h e C o u n t y D e p a r t m e n t of D e v e l o p m e n t S e r v i c e s , a n d a t o t h e r p u b l i c l o c a t i on s i n t h e C o u n t y as d e e m e d a p p r o p r i a t e b y C o u n t y s t a f f . Re s p o n s i b i l i t y : A d m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : A d m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : O n g o i n g Fa i r H o u s i n g i n f o r m a t i o n i s av a i l a b l e o n a l l m a t e r i a l a n d pu b l i c n o t i c e s r e l a t e d t o t h e Co u n t y ' s C D B G p r o g r a m . Continue. H- A 6 . 1 B u i l d i n g C o d e S t a n d a r d s : T h e C o u n t y w i l l s t a y i n f o r m e d o f t h e im p e n d i n g r e g u l a t i o n s r e l a t e d t o g r e e n b u i l d i n g a s th e S t a t e go v e r n m e n t e n a c t s l a w s i n a c c o r d a n c e w i t h t h e B u i l d in g E n e r g y Ef f i c i e n c y S t a n d a r d s , P a r t 1 1 o f T i t l e 2 4 o f C a l i f o rn i a ’ s n e w G r e e n Bu i l d i n g S t a n d a r d s C o d e . T h e c o d e s w e r e a d o p t e d i n 20 0 8 , a n d t h e cu r r e n t l y v o l u n t a r y s t a n d a r d s w i l l b e c o m e m a n d a t o r y f o r a l l n e w co n s t r u c t i o n , b o t h r e s i d e n t i a l a n d n o n r e s i d e n t i a l , in 2 0 1 0 . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : 2 0 1 0 Th e C o u n t y a d o p t e d C a l G r e e n Bu i l d i n g C o d e S t a n d a r d s i n No v e m b e r 9 , 2 0 1 0 . Continue. H- A 6 . 2 E n e r g y C o n s e r v a t i o n A s s i s t a n c e : S u b s t a n t i a l en e r g y c o n s e r v a t i o n a n d re d u c e d u t i l i t y p a y m e n t s c a n b e r e a l i z e d f r o m w e a t h er i z i n g a n d in s u l a t i n g o l d e r d w e l l i n g u n i t s . M a n y l o w - i n c o m e h o us e h o l d s a n d ow n e r s o f r e n t a l u n i t s l a c k t h e f i n a n c i a l r e s o u r c e s , h o w e v e r , t o Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : A d m i n i s t r a t i v e Th e C o u n t y p r o v i d e s in f o r m a t i o n o n t h e C A A we a t h e r i z a t i o n p r o g r a m a n d ut i l i t y p a y m e n t a s s i s t a n c e Continue Bu t t e C o u n t y Housing Needs Assessment 17 Ac t i o n Re s p o n s i b i l i t y / F u n d i n g / Ti m i n g Re s u l t Continue/ /Modify/Delete un d e r t a k e s u c h h o m e i m p r o v e m e n t s . T h e r e a r e s e v e r a l p r o g r a m s th a t c a n p r o v i d e f i n a n c i a l a s s i s t a n c e t o l o w - i n c o m e h o m e o w n e r s a n d re n t a l u n i t o w n e r s w h o s e t e n a n t s a r e l o w i n c o m e . T h e C o u n t y ’ s we b s i t e w i l l p r o v i d e l i n k s t o t h e s e f u n d i n g p r o g r a m s. I n a d d i t i o n , t h e Co u n t y w i l l s h a l l c o l l e c t i n f o r m a t i o n o n a n a n n u a l ba s i s r e g a r d i n g t h e nu m b e r o f h o u s e h o l d s a s s i s t e d w i t h w e a t h e r i z a t i o n a ss i s t a n c e . Ov e r h e a d Ti m e f r a m e : On g o i n g pr o g r a m o n t h e C o u n t y ' s we b s i t e : ww w . b u t t e b u s i n e s s r e s o u r c e s . c o m H- A 6 . 3 D e v e l o p s i t e d e s i g n g u i d e l i n e s f o r e n e r g y c o ns e r v i n g d e v e l o p m e n t pa t t e r n s . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : Ad m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : O n g o i n g Th i s p r o g r a m w a s n o t co m p l e t e d , a n d t h e C o u n t y i s n o lo n g e r i n t e r e s t e d i n d e v e l o p i n g si t e d e s i g n g u i d e l i n e s u n d e r t h e Ho u s i n g E l e m e n t . I n i t s p l a c e th e B u t t e C o u n t y C l i m a t e A c t i o n Pl a n ( p e n d i n g a d o p t i o n ) s e t s fo r t h s u p p o r t i v e m e a s u r e s t o ac c o m p l i s h t h e s a m e g o a l s . Delete. H- A 6 . 4 E n e r g y E f f i c i e n c y I n c e n t i v e s : T h e C o u n t y s h a ll p r o m o t e i n c r e a s e d en e r g y c o n s e r v a t i o n b y e n c o u r a g i n g b u i l d e r s t o e x c e ed C a l i f o r n i a Ti t l e 2 4 s t a n d a r d s . A s a n i n c e n t i v e t o e x c e e d T i t l e 2 4 r e q u i r e m e n t s , th e C o u n t y w i l l o f f e r p r i o r i t y p r o c e s s i n g f o r p r o j e ct s t h a t w i l l i m p r o v e up o n T i t l e 2 4 r e q u i r e m e n t s b y a t l e a s t 1 0 p e r c e n t . Re s p o n s i b i l i t y : Ad m i n i s t r a t i v e Of f i c e , D e p a r t m e n t o f De v e l o p m e n t S e r v i c e s Fu n d i n g : A d m i n i s t r a t i v e Ov e r h e a d Ti m e f r a m e : O n g o i n g Th e C o u n t y a p p r o v e d o f f e r i n g a Pr o p e r t y A s s e s s e d C l e a n E n e r g y pr o g r a m f o r n o n r e s i d e n t i a l pr o p e r t i e s a s a w a y t o en c o u r a g e e n e r g y e f f i c i e n c y a n d en e r g y g e n e r a t i o n . Continue. Butte County Housing Needs Assessment 18 D e m o g r a p h i c a n d E c o n o m i c T r e n d s 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 2009 Butte County Housing Element Background Report. It should 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 unrelated 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 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 Table A-1 provides population growth in the Unincorporated Area and Butte County from 2000 to 2013. From 2000 to 2010, the population in the Unincorporated Area declined by 13 percent. The population loss in the Unincorporated Area is partially attributable to annexations by cities of developed areas that were previously unincorporated. Population in the Unincorporated Area remained relatively steady from 2010 to 2013, with less than 1 percent decline over this time frame. In contrast, Butte County experienced 8 percent growth from 2000 to 2010, and 1 percent growth from 2010 to 2013. Table A-1 Population Trends, 2000–2013 2000 Population 2010 Population Percentage Change 2000–2010 2013 Population Percentage Change 2010–2013 Unincorporated Area 96,042 83,758 -13% 83,357 0% Butte County 203,171 220,000 8% 221,485 1% Source: 2000 US Census; Butte County Housing Element Data Packet, 2013 Butte County Housing Needs Assessment 19 Population and Household Projections Table A-2 presents the Butte County Association of Governments’ population growth projections between 2006 and 2035 for Butte County, including the Unincorporated Area. The BCAG Butte County Long-Term Regional Growth Forecasts provide low, medium, and high population projections for all cities in Butte County and the Unincorporated Area. Table A-2 reports low-level BCAG projections. Over this period, BCAG forecasts total countywide population growth of 33 percent and 43 percent for the Unincorporated Area and Butte County, respectively. Similarly, by 2035 BCAG forecasts the number of households to grow by 51 percent and 56 percent for the Unincorporated Area and Butte County, respectively. BCAG projections are consistent with the growth expectations of the Butte County 2030 General Plan, accounting for the annexations of key growth areas into incorporated cities that are identified in the Butte County General Plan 2030 Environmental Impact Report. As shown in Table A-2, the regional BCAG forecasts assume total population in the Unincorporated Area of 111,560 by 2035. This regional growth is consistent with the growth expectations identified in the Butte County General Plan, which assumes buildout population of 114,700. By 2035, households in the Unincorporated Area will grow 51 percent above 2010 levels to 49,228 households. In comparison, households throughout all of Butte County are expected to grow by 56 percent above 2010 levels to 136,782 households. Table A-2 Growth Trends, 2010–2035 Low Growth Scenario 2010 2020 2030 2035 Percentage Change 2010–2035 Population Unincorporated Area* 83,758 94,493 105,550 111,560 33% Butte County 220,000 251,890 293,285 315,698 43% Households Unincorporated Area* 32,526 41,696 46,576 49,228 51% Butte County 87,618 109,513 127,210 136,782 56% Source: 2010 US Census; Butte County Housing Element Data Packet, 2013; BCAG Butte County Long-Term Regional Growth Forecasts, 2011. *Note: Forecast figures for Unincorporated Butte County exclude growth in areas anticipated for annexation identified in the Butte County General Plan 2030 Environmental Impact Report as Bell Muir/Chico Area, Doe Mill/Honey Run Specific Plan, Thermalito Afterbay, Biggs Area, and Gridley Area and includes shared growth (50%) of Thermalito, Southern Oroville, and Eastern Oroville. Butte County Housing Needs Assessment 20 Household Type and Composition A household refers to the people occupying a home, such as a family, a single person, or unrelated persons living together. Family households often prefer single-family homes or condominiums to accommodate children, while non-family households generally occupy smaller apartments or condominiums. As shown in Table A-3, the number of households in the Unincorporated Area fell from 2000 to 2010 by approximately 4,680 units, or 13 percent. Owner-occupied households comprised 74 percent of total households in 2010, with renter-occupied households comprising 26 percent. Table A-3 shows changes in household numbers by tenure since 2000. Both owner-occupied and renter-occupied households experienced a decline, with a 16 percent decrease in renter-occupied households and an 11 percent decrease in owner-occupied households. The decrease in total households from 2000 to 2010 was proportional with the decrease in population, with both indicators experiencing a 13 percent decrease over the 2000 to 2013 time frame. Table A-3 Existing Households by Tenure, 2000–2010 Unincorporated Area Household Type 2000 2010 Number Change Percentage Change Number Percentage Number Percentage Occupied Housing Units 37,206 100% 32,526 100% -4,680 -13% Owner Occupied 27,077 73% 24,061 74% -3,016 -11% Renter Occupied 10,129 27% 8,465 26% -1,664 -16% Source: 2000 US Census; Butte County Housing Element Data Packet, 2013 Table A-4 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 2010 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 2010, the average household size in the Unincorporated Area grew to approximately 2.56 people per household. Table A-4 displays household composition as reported by the 2010 Census. Within the Unincorporated Area, families comprised 69 percent of all households, of which 25 percent have children less than 18 years of age. Butte County as a whole has a slightly lower percentage of families (60 percent) and the same percentage of families with children less than 18 years of age (25 percent). Butte County Housing Needs Assessment 21 Table A-4 2010 Household Characteristics Jurisdiction Households Average Household Size Percentage of Households Families Families With Children Under 18 Non-Family Unincorporated Area 32,526 2.56* 69% 25% 31% Butte County 87,618 2.45* 60% 25% 40% Source: 2010 US Census *Note: Average household for the Unincorporated Area is provided by the California Department of Finance. The US Census does not provide average household size for the Unincorporated Area. The distribution of households by size has changed little since 2000. Table A-5 shows the percentage of each household size within the Unincorporated Area. From 2000 to 2010, the percentage of two-person households increased by 1 percent, while the percentage of four-person households decreased by 1 percent. Otherwise, the distribution of percentages by household size was unchanged. According to the estimates provided by the American Communities Survey, the total number of households declined by approximately 15 percent, from approximately 37,206 households in 2000 to 31,553 households in 2010. Table A-5 Household Size, 2000–2010 –Unincorporated Area Household Size 2000 2010 Number Change Percentage Change Number Percentage Number Percentage 1 person 8,845 24% 7,471 24% -1,374 -16% 2 person 14,215 38% 12,424 39% -1,791 -13% 3 person 5,584 15% 4,752 15% -832 -15% 4 person 4,694 13% 3,766 12% -928 -20% 5+ person 3,868 10% 3,140 10% -728 -19% Total* 37,206 100% 31,553 100% -5,653 -15% Source: 2000 US Census; Butte County Housing Element Data Packet, 2013 *Note: Total households figure may differ from the total reported in other parts of this document. The Butte County Housing Element Data Packet uses American ACS data for this table. The ACS is an estimate based on a sample and therefore may vary from Census figures, which count the entire population. Although the absolute numbers may vary, this information is the best available householder data. Household income The 2010 Census does not provide information on the median household income in the Unincorporated Area. The median household income for Butte County was $43,170 in 2010. Median household income for the incorporated cities in Butte County ranged from a low of $37,141 in Oroville to a high of $52,125 in Biggs. The average median income for all incorporated cities in Butte County was $42,260, slightly lower than the Butte County median income of $43,170. Due to the similarity of median income for all of Butte County in comparison to the incorporated cities, it is reasonable to expect that median income in the Unincorporated Area is similar to the ranges presented below. Butte County Housing Needs Assessment 22 The median family income for Butte County was $54,924. In comparison, the average of median household family income levels for incorporated cities was $52,741. Similarly, the median non-family income for Butte County was higher than the average of median non-family income for the incorporated cities ($26,364 in Butte County, versus the average of $23,701 for incorporated cities). Table A-6 Area Median Incomes in Incorporated Cities and Butte County, 2010 Average for Incorporated Cities* Butte County Area Median Household Income $42,260 $43,170 Area Median Family Income $52,741 $54,924 Area Median Non-Family Income $23,701 $26,364 Sources: US Census Bureau, 2006–2010 American Community Survey *Presents the average levels of incorporated cities of Biggs, Chico, Gridley, Oroville, and Paradise within Butte County. Median income for the Unincorporated Area is unavailable through the American Communities Survey. Household Income Categories For the purpose of evaluating housing affordability, housing need, and eligibility for housing assistance, income levels are defined by guidelines adopted each year by HCD. For Butte County, the Area Median Income for a family of four in 2013 is $58,700. HCD has defined the following income categories for Butte County, based on the median income for a household of four persons: • Extremely low income: 30 percent and below ($0–$17,600) • Very low income: 31 to 50 percent of median income ($17,601–$29,350) • Low income: 51 to 80 percent of median income ($29,351–$46,950) • Moderate income: 81 to 120 percent of median income ($46,951–$70,450) • Above moderate income: 121 percent or more of median income ($70,450+) Based on the 2013 income limits HCD has defined for Butte County, Table A-7 shows the maximum annual income level for each income group adjusted for household size for Butte County. The maximum annual income data is used to calculate the maximum affordable housing payments for different households (varying by income level) and their eligibility for federal housing assistance. Table A-7 State Income Limits for Butte County, 2013 Income Category Number of Persons in Household 1 2 3 4 5 6 7 8 Extremely Low $12,350 $14,100 $15,850 $17,600 $19,050 $20,450 $21,850 $23,250 Very Low $20,550 $23,500 $26,450 $29,350 $31,700 $34,050 $36,400 $38,750 Low $32,900 $37,600 $42,300 $46,950 $50,750 $54,500 $58,250 $62,000 Median $41,100 $46,950 $52,850 $58,700 $63,400 $68,100 $72,800 $77,500 Moderate $49,300 $56,350 $63,400 $70,450 $76,100 $81,700 $87,350 $93,000 Source: California Department of Housing and Community Development 2013 Butte County Housing Needs Assessment 23 Extremely Low Income Households The HUD 2009 Comprehensive Housing Affordability Strategy (CHAS) data set provides information on households by income group for the Unincorporated Area. According to the CHAS data, in 2009 approximately 2,985 households (9 percent of total households) in the Unincorporated Area were extremely-low income, including both renter-occupied and owner-occupied households. Of owner- occupied households, 1,690 were within the extremely low-income category. Of renter-occupied households, 1,295 were within the extremely low-income category. Approximately 78 percent of extremely low-income owner-occupied households paid greater than 30 percent of income for housing costs, whereas 83 percent of extremely low-income renter-occupied households paid greater than 30 percent of income for housing costs. Employment Trends Jobs by Industry Table A-8 presents data on the number of jobs in establishments located in the Unincorporated Area. Overall, in 2010 there were approximately 29,000 jobs across all industries in the Unincorporated Area. Approximately half of the County’s jobs are attributed to the Services sector, including finances, professional, scientific, management, educational, arts and entertainment, and other non-public services. The primary employers within Butte County lie within the spheres of influence of Oroville and Chico. Agriculture has traditionally served as the primary economic influence. However, the role of agriculture has declined since the 1990s, with services and information-based sectors playing an increasingly important role in the County’s economic development. Table A-8 Employment by Industry, Unincorporated Area, 2010 Industry 2010 Number Percentage Agriculture, Forestry, Fishing, Hunting and Mining 1,809 6% Construction 2,440 8% Finance, Insurance and Real Estate 1,400 5% Government 1,134 4% Information 416 1% Manufacturing 1,951 7% Retail Trade 3,287 11% Services 15,366 51% Transportation, Communications and Public Utilities 1,409 5% Wholesale Trade 684 2% Total* 28,896 100% Source: Butte County Housing Element Data Packet, 2013 * Total represents all employed civilians 16 years of age and over. Butte County Housing Needs Assessment 24 Table A-9 shows employment projections from 2010 through 2020 as related to occupation growth for the Chico Metropolitan Statistical Area (MSA), which includes all of Butte County. The California Employment Development Department (EDD) does not provide employment projections for the Unincorporated Area; accordingly, the Chico MSA data is the best available employment projection data. Over the next seven years, the Chico MSA expects new employment to be concentrated in a variety of occupations ranging from personal care aides to laborers. When comparing annual incomes to the median income for Butte County for 2013 ($58,700), only the Registered Nurses occupational category is above the median income. The remainder of the occupations would provide an income for a family of four that is “very low.” Table A-9 Fastest-Growing Occupations (Projected), 2010–2020 Chico Metropolitan Statistical Area, Butte County Occupational Title Estimated Employment (2010) Estimated Employment (2020) Numeric Change Percentage Change Annual Salary Income Category Personal Care Aides 2,330 3,340 1,010 43% $18,724 Very Low Retail Salespersons 2,930 3,570 640 22% $20,139 Very Low Combined Food Preparation and Serving Workers, Including Fast Food 1,980 2,470 490 25% $18,839 Very Low Registered Nurses 2,090 2,530 440 21% $90,888 Above Moderate Home Health Aides 780 1,190 410 53% $18,756 Very Low Cashiers 2,260 2,660 400 18% $19,936 Very Low Waiters and Waitresses 1,000 1,190 190 19% $18,516 Very Low Receptionists and Information Clerks 680 840 160 24% $24,025 Very Low Landscaping and Groundskeeping Workers 580 710 130 22% $23,998 Very Low Laborers and Freight, Stock, and Material Movers 670 800 130 19% $24,709 Very Low Source: California Employment Development Department, 2013; 2013 HCD Income Limits (based on a four-person household) More precise jobs forecasts are unavailable for the Unincorporated Area. The Butte County General Plan does not provide forecasts for the Unincorporated Area. Under a low growth scenario, the BCAG Long- Term Regional Growth Forecasts 2010–2035 (2011) project the number of jobs countywide will grow 49 percent by 35,189 jobs. Across all industries, BCAG projects the number of jobs will grow from 71,501 in 2010 to 106,690 by 2035. BCAG does not forecast jobs for the Unincorporated Area. Butte County Housing Needs Assessment 25 Commute Commute distance is important to look at when determining options for housing availability and affordability and is also an indicator of jobs/housing balance. Communities with extended commute distances generally have a poor jobs/housing balance, while communities with short average commutes tend to have a strong jobs/housing balance or a greater balance between jobs and housing available in the community. The burden of the additional costs associated with extended commuting disproportionately affects lower-income households who must spend a larger portion of their overall income on transportation-related expenses. This, in turn, affects a household’s ability to occupy decent housing without being overburdened by cost. Data on commute patterns are unavailable for the Unincorporated Area. However, because the same industries generally employ both residents of incorporated cities and unincorporated communities, commute patterns for all of Butte County are expected to generally reflect commute patterns of residents in Unincorporated Areas. The 2007- 2011 American Communities Survey shows that residents in Butte County in 2010 had a mean travel time to work of just 21.5 minutes. Table A-10 indicates that the majority of residents in Butte County (77 percent) travel less than 30 minutes from home to work. This figure indicates that the majority of jobs are within 20 miles of where residents live. Only 23 percent of Butte County residents travel more than 30 minutes to work. Table A-10 Butte County Commute Profile, 2010 Travel Time to Work Percentage Less than 15 minutes 48% 15 to 29 minutes 29% 30 to 59 minutes 17% 60 minutes or above 6% Source: 2007–2011 American Communities Survey Butte County Housing Needs Assessment 26 H o u s i n g C o n d i t i o n s Existing Housing Conditions Overcrowding The US Census defines overcrowding as more than one person per room in a given housing unit (not including kitchens and bathrooms). Overcrowding can be a result of a low supply of affordable and adequate housing. Households that are unable to afford larger housing units, or face a lack of vacant larger housing units in an area, may be forced to rent or purchase housing that is too small to meet their needs. From 2000 to 2010, the percentage of housing units that were overcrowded declined from 7 percent to 4 percent of total housing units. Table A-11 shows that in 2010 overcrowding is generally similar between both renter-occupied and owner-occupied units. A total of 706 renter-occupied units were overcrowded in 2010, just slightly higher than the number of owner-occupied units that were overcrowded (619 units). In 2010, 4 percent of total housing units were overcrowded, while 1 percent of total housing was severely overcrowded (with 1.5 or more persons per room). Table A-11 Overcrowded Housing in Unincorporated Area, 2010 Type Overcrowded (1.01–1.50 persons per room) Severely Overcrowded (1.50+ persons per room) Total Number Percentage of Total Housing Units Number Percentage of Total Housing Units Number Percentage of Total Housing Units 2000 Owner 672 2% 353 1% 1,025 3% Renter 739 2% 686 2% 1,425 4% Total 1,411 4% 1,039 3% 2,450 7% 2010 Owner 523 2% 96 0% 619 2% Renter 474 2% 232 1% 706 2% Total 997 3% 328 1% 1,325 4% Source: 2000 US Census; Butte County Housing Element Data Packet, 2013 Housing Cost Burden Table A-12 exhibits the housing cost burden experienced by households in the Unincorporated Area. The table reports 2010 CHAS data for households by HUD-defined household income categories. Definitions of housing affordability can vary, but in general a household should pay no more than 30 percent of its monthly income on housing costs. Households that pay more than this are considered “cost-burdened” and households that pay more than 50 percent are considered “severely cost-burdened.” Measuring the number of households paying more than these percentages helps define an area’s affordability problem. The HUD CHAS database reports information on overpayment by tenure. Income limits are defined relative to the Area Median Income (AMI). All households experience some level of housing cost burden, but households paying between 30 and 50 percent of their income for housing experience “excessive” Butte County Housing Needs Assessment 27 housing cost burden. The housing cost burden qualifies as “severe” at levels above 50 percent of household income.3 In the Unincorporated Area, approximately 80 percent of households earning 30 percent or less of the area median income (AMI) spent more than 30 percent of their income on housing costs, with 69 percent of households experiencing severe housing cost burdens. Approximately 65 percent of households earning between 30 and 50 percent of AMI were also burdened by the cost of housing. Rates of housing cost burden are higher for renter-occupied households, as shown in Table A-12. Table A-12 Households Overpaying by Income – Unincorporated Area, 2009 Housing Stock Characteristics Table A-13 provides information on the type of housing in the Unincorporated Area. Although the Unincorporated Area lost approximately 1,320 single-family detached units from 2000 to 2013, the percent of single-family detached units grew from 65 percent of housing in the Unincorporated Area in 2000 to 69 percent of total housing stock in the Unincorporated Area in 2010 and 68 percent in 2013. As shown in Table A-13, the percent of two- to four-unit structures declined from 5 percent of total housing stock in 2000 to 2 percent of total housing stock in 2013. The percent of five- or more unit structures from 2000 to 2010 experienced a similar decline, dropping from 3 percent of total housing stock in 2000 to just 1 percent in 2013. From 2000 to 2013, the County experienced a 10 percent decline in the total housing stock with declines in all categories. Decreases by category range from a 5 percent decline in single- family detached housing stock to a 58 percent decline in five- or more unit structures. 3 US Department of Housing and Urban Development Office of Policy Development and Research. 2007. “Affordable Housing Needs: A Report to Congress on the Significant Need for Housing.” Accessed November 27, 2007. http://www.huduser.org/Publications/pdf/AffHsgNeedsRpt2003.pdf. Total Renters Total Owners Total Households Number Percentage Number Percentage Number Percentage Household Income ££££30% AMI 1,295 100% 1,690 100% 2,985 100% % Cost Burden >30% 1,073 83% 1,319 78% 2,392 80% % Cost Burden >50% 1,008 78% 1,058 63% 2,066 69% Household Income >30 to ££££50% AMI 1,550 100% 2,350 100% 3,900 100% % Cost Burden >30% 1,235 80% 1,286 55% 2,521 65% Source: CHAS 2009 Butte County Housing Needs Assessment 28 Table A-13 Housing Units by Type, 2000–2013 Units in Structure 2000 2010 2013 Number Change, 2000–2013 Percentage Change, 2000–2013 Number Percentage Number Percentage Number Percentage Single-family, detached 26,326 65% 25,065 69% 25,006 68% -1,320 -5% Single-family, attached 870 2% 689 2% 689 2% -181 -21% 2 to 4 units 1,928 5% 880 2% 872 2% -1,056 -55% 5 or more 1,060 3% 444 1% 444 1% -616 -58% Mobile home, other 10,599 26% 9,509 26% 9,625 26% -974 -9% Total 40,783 100% 36,587 100% 36,636 100% -4,147 -10% Source: 2000 US Census, Butte County Housing Element Data Packet, 2013 Occupancy Rates Table A-14 depicts the vacancy rate for the Unincorporated Area in 2000 and 2010. 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 11 percent vacancy in the Unincorporated Area in 2010, approximately 4 percent is attributable to housing units whose primary use is seasonal, recreational, or occasional. The 11 percent vacancy rate in the Unincorporated Area represents a slight increase above the 2000 vacancy rate of 9 percent. It is likely that seasonal dwelling units will continue to account for a proportion of Unincorporated Butte County’s vacant housing stock. Table A-14 Vacancy Rates in the Unincorporated Area, 2000–2010 Description 2000 2010 Number Percentage Number Percentage Total Units 40,768 100% 36,587 100% Vacant Units For rent 728 2% 639 2% For sale only 509 1% 575 2% Rented or sold, not occupied 262 1% 229 1% For seasonal, recreational, or occasional use 1,154 3% 1,484 4% For migrant workers 8 0% 0 0% Other vacant 901 2% 1,134 3% Total vacant units 3,562 9% 4,061 11% Effective Vacancy Rate 9% 11% Source: 2000 US Census; Butte County Housing Element Data Packet, 2013 Butte County Housing Needs Assessment 29 Age of Housing Stock Table A-15 indicates that in 2010, the Unincorporated Area had a slightly newer housing stock relative to Butte County. In the Unincorporated Area, 28 percent of the housing stock was built before 1970, while 35 percent of Butte County’s housing stock was built prior to 1970. Almost 30 percent of housing units in the Unincorporated Area were built between 1970 and 1979, totaling 9,954 units. Since the 1970s, the number of housing units produced has declined in each decade in the Unincorporated Area, with 7,951 units from 1980 to 1989, 4,390 units from 1990 to 1999, and just 3,072 since 2000. Table A-15 Age of Housing Units Year Constructed Number Percentage Built 1939 or earlier 2,322 7% Built 1940–1949 1,546 4% Built 1950–1959 2,661 8% Built 1960–1969 3,395 10% Built 1970–1979 9,954 28% Built 1980–1989 7,951 23% Built 1990–1999 4,390 12% Built 2000–2004 2,052 6% Built 2005 or later 1,020 3% Total 35,291 100% Source: 2006–2010 American Communities Survey Housing Conditions Survey The connection between housing conditions and the age and tenure of housing can be confirmed with a survey of housing conditions. In December 2013, Butte County conducted a housing conditions survey of 400 housing units. To identify the greatest portion of substandard units, the survey focused on areas known to have a higher concentration of older housing stock and then randomly selected sites with units built prior to 1980. The areas selected were the unincorporated areas of Chapman/Mulberry, Magalia, Palermo, and South Oroville. Please refer to the Appendix for more detailed results. The condition of housing was assessed by an exterior survey of the quality and condition of the building and what improvements (if any) were needed. Each structure was scored according to criteria established by HCD in five categories: foundation, roofing, siding, windows, and electrical. Based on scores assigned to the five categories, each structure was classified as being in sound or dilapidated condition, or in need of minor, moderate, or substantial repairs (as defined on the next page). Interior conditions were not assessed. Butte County Housing Needs Assessment 30 Housing Condition Terms Definition Sound A building that appears new or well maintained and structurally intact. The foundation should appear structurally undamaged and there should be straight roof lines. Siding, windows, and doors should be in good repair with good exterior paint condition. Minor problems such as small areas of peeling paint and/or other maintenance items are allowable under this category. Minor A building that shows signs of deferred maintenance or which only needs repair or replacement of one major component, such as a roof. Moderate A building in need of replacement of one or more major components and other repairs, such as roof replacement, painting, and window repairs. Substantial A building that requires replacement of several major systems and possibly other repairs, such as complete foundation work, roof structure replacement and re-roofing, painting, and window replacement. Dilapidated A building suffering from extensive neglect, which appears structurally unsound and maintenance is nonexistent, is not fit for human habitation in its current condition, may be considered for demolition, or major rehabilitation will be required at a minimum. Results Nearly one-quarter of all homes surveyed were categorized as sound (22 percent), with an additional 36 percent of the homes categorized as minor or moderate. Over 40 percent (169 homes) were observed to be in the substantial or dilapidated categories. Table A-16 illustrates the overall condition of all of the homes surveyed in the Unincorporated Area. Please refer to Figures 1 through 5 for maps of the survey results. As shown in Table A-16, 35 percent of the homes surveyed in the Unincorporated Area were in sound condition or needed minor repairs. A house in sound condition is well maintained and structurally intact. This includes a good foundation, straight roof lines, good exterior paint condition and siding, and windows and doors that are in good repair. Homes in sound condition may have minor maintenance needs or require some paint or siding repair. Homes deemed to be in need of minor repairs require general maintenance or one major repair such as a new roof. Approximately 23 percent of the remaining homes surveyed were in moderate condition, which means they are in need of one or more major repairs, such as a roof replacement and window repair or replacement. Approximately 43 percent of homes fell into the substantial or dilapidated categories. These homes require many repairs and replacements that often include structural needs (e.g., roofs or foundations). The dilapidated homes were categorized this way because they appeared unfit for human habitation and require major rehabilitation. Table A-16 Housing Conditions Survey Results Condition Number of Units Surveyed Percentage Sound 86 22% Minor 52 13% Moderate 93 23% Substantial 43 11% Dilapidated 126 32% Total 400 100% Source: PMC Housing Conditions Survey, December 2013 Butte County Housing Needs Assessment 31 Housing Market Conditions Housing Sales Costs Table A-17 shows that the median home sales price in September 2012 for Butte County was approximately $140,000 and in September 2013 was approximately $155,000. There was a slight home value increase between 2012 and 2013, which mirrors state trends, although with only two data points, no definitive trend can be drawn from that increase. Table A-17 Median Home Sales Price, 2012 and 2013 September 2012 September 2013 Income to Afford 2013 Median Home Price1 Butte County $140,000 $155,000 $46,000 1 Income to afford median home price assumes a 30-year fixed-rate mortgage with an annual percentage rate (APR) of 5.5 percent and a down payment of 10 percent. Source: California Association of Realtors 2013, March Home Sales and Price Report, http://www.car.org/newsstand/newsreleases/2013releases/marchsales A household can typically qualify to purchase a home that is two and one-half to three times its annual income, depending on the down payment, the level of other long-term obligations (such as a car loan), and interest rates. In practice, the interaction of these factors allows some households to qualify for homes priced at more than three times their annual income, while other households may be limited to purchasing homes no more than two times their annual income. The qualifying annual income identified above in Table A-17 is based on a 30-year fixed-rate mortgage with an annual percentage rate (APR) of 5.5 percent and a down payment of 10 percent. In 2013, the qualifying income for the median home sales price ($155,000) would require an approximate income of $46,000. Based on the 2013 HCD income limits, the average home sales price would be affordable to a four-person moderate-income household and may be within the affordable range for low-income households. However, the median home price in Butte County is not affordable to extremely low-income or very low-income households. 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. The County conducted a point-in-time survey using online resources such as trulia.com and rent.com to identify a range of rental costs in the vicinity of the Unincorporated Area, including rentals in incorporated cities. The rental costs of housing 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. Generally, a greater amount of affordable apartment rentals are available in the Chico vicinity, while the areas of Magalia, Paradise, and Oroville have a larger selection of two- to three-bedroom rentals. The rental survey indicated the following prevailing market rents for the incorporated cities and areas of Chico, Magalia, Paradise, and Oroville: Butte County Housing Needs Assessment 32 • Studio: No units available at the time of the survey. • 1-bedroom: $330–$850 ($590 average) • 2-bedroom: $550–$1,225 ($888 average) • 3-bedroom: $895–$1,200 ($1,048 average) • 4-bedroom: $2,500 (only one unit available at the time of the survey) Housing Affordability HCD calculates annual income limits by household size. Given the 2013 Butte County median income for a family of four of $58,700, HCD 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 led to an estimate of what households can afford to pay monthly to rent a housing unit. Table A-18 indicates that the affordable monthly prices for a one-person household range from around $353 for extremely low-income to $1,409 per month for moderate-income households. The affordable rent for a three-person household varies from about $396 per month for extremely low-income households to $1,585 for moderate-income households. Table A-18 shows the maximum affordable payment for household income levels. The maximum affordable payment for a four-person household with a very low income is $734 monthly, whereas affordable payment for a low-income household is $1,174 monthly. A comparison between the affordable prices based on income limits in Table A-18 and the market rate rents provided above indicates that a two-bedroom market rate apartment or home rents for $888 per month on average, and it is affordable to four-person low-income households. The average price of a three-bedroom market rate apartment or house is $1,048, which is affordable to four-person low-income households. However, the average two- or three-bedroom market rate apartment is unaffordable to very low-income households. Similarly, the median home sales price in Butte County in 2013 ($155,000) is affordable to low-income households, but unaffordable to very low-income households. The maximum home purchase price for a four-person very low-income household in 2013 was $95,276, indicating that the median home sales price in 2013 is unaffordable to the four-person very low-income household. Table A-18 Affordable Payments by Household Size (Based on a Four-Person Household) Income Level Very Low Low Moderate Annual Income $29,350 $46,950 $70,450 Monthly Income $2,446 $3,913 $5,871 Maximum Monthly Gross Rent1 $734 $1,174 $1,761 Maximum Purchase Price2 $95,276 $152,249 $228,854 Source: 2013 Income Limits, Department of Housing and Community Development, monthly mortgage calculation: http://www.realtor.com/home-finance/financial-calculators/home-affordability-calculator.aspx?source=web 1 Affordable housing cost for renter-occupied households assumes 30% of gross household income, not including utility cost. 2 Affordable housing sales prices are based on the following assumed variables: approximately 10% down payment, 30-year fixed rate mortgage at 5.625% annual interest rate. Butte County Housing Needs Assessment 33 Affordable Housing Stock Table A-19 displays the limited affordable housing stock in the Unincorporated Area, Palm Crest Village Phase I and Phase II, and a Farm Labor Center. The Palm Crest Village Phase 1 included 27 units and Phase II included 29 units. This is the only new affordable housing project in the Unincorporated Area since 2004. The Farm Labor Center continues to operate outside of Gridley and provides 130 beds for farmworkers. Both projects serve low-income households. Table A-19 Affordable Housing Stock, Unincorporated Area, 2009 Development Location Total Units Income Limits Special Needs Served Palm Crest Village Phase I and Phase II Thermalito 56 Low income and below Not applicable Farm Labor Housing Center Unincorp. Area surrounding Gridley 130 Low income and below Farmworkers Source: 2009 Housing Element; Juan Meza, Housing Authority of the County of Butte, Farm Labor Housing Manager “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 10 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.” The farm labor project contains 130 units for farmworker families. As the Butte County Housing Authority owns and operates the project, they can be assumed to remain affordable. Butte County Housing Needs Assessment 34 S p e c i a l H o u s i n g N e e d s California Government Code Section 65583 (a) (7) requires 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. Persons with Disabilities Table A-20 provides information on the number of non-institutionalized disabled residents in the Unincorporated Area in 2000. 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. Approximately 40,009 persons had disabilities in the Unincorporated Area in 2000, with 69 percent of persons with disability between the ages of 5 and 64. 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. 4 Table A-20 Persons with Disabilities by Disability Type, 2000 Disability by Type Number Percentage Total Disabilities Tallied* 40,009 100% Total Disabilities for Ages 5–64 27,774 69% Sensory disability 2,206 6% Physical disability 6,834 17% Mental disability 5,064 13% Self-care disability 2,010 5% Go-outside-home disability 4,029 10% Employment disability 7,631 19% Total Disabilities for Ages 65 and Over 14,069 35% Sensory disability 2,858 7% Physical disability 5,116 13% Mental disability 1,896 5% Self-care disability 1,460 4% Go-outside-home disability 2,739 7% Source: Butte County Housing Element Data Packet, 2013 *Note that the total does not match the sum of constituent parts because the total aggregates incidents of one person with more than disability. 4 Tootelian, Dennis, and Ralph Gaedeke 1999. “The Impact of Housing Availability, Accessibility, and Affordability on People with Disabilities.” Sacramento: State Independent Living Council. As cited in the Analysis of Senate Bill 1025. Butte County Housing Needs Assessment 35 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 Table A-21 shows disabilities by employment status for working age persons 16–64 years old in the year 2000. Approximately 5,000 persons ages 16–64 were unemployed, or 44 percent of total persons with a disability. In comparison, 14 percent of disabled persons in the Unincorporated Area were employed (1,579 persons). Table A-21 Persons with Disability by Employment Status, 2000 Disability Category Number Percentage Age 5–64, Employed Persons with a Disability 1,579 14% Age 5–64, Not Employed Persons with a Disability* 4,950 44% Persons Age 65 Plus with a Disability 4,539 40% Total Persons with a Disability* 11,373 100% Source: Butte County Housing Element Data Packet, 2013 *Note that the total does not match the sum of its constituent parts because total persons not employed with a disability ages 5–64 excludes persons under the age of five with a disability, whereas total persons with a disability includes persons with a disability under the age of 5. Persons with Developmental Disabilities Senate Bill (SB) 812 requires the City to include in the special housing needs analysis needs of individuals with a developmental disability within the community. According to Section 4512 of the Welfare and Institutions Code, a "developmental disability" means a disability that originates before an individual attains age 18 years; continues or can be expected to continue indefinitely; and constitutes a substantial disability for that individual which includes mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature. Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult. The California Department of Developmental Services (DDS) currently provides community-based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The Far Northern Regional Center serves Butte County and is one of 21 regional centers in the state of California that provides point of entry to services for people with developmental disabilities. The center is a private, nonprofit community agency that contracts with local businesses to offer a wide range of Butte County Housing Needs Assessment 36 services to individuals with developmental disabilities and their families. Table A-22, provided by the Butte County Housing Element Data Packet (2013), reports the Unincorporated Area’s population of developmentally disabled persons by age; Table A-23 reports developmentally disabled residents by residence type. Table A-22 Developmentally Disabled Residents, by Age Zip Code Area 0–13 Years 14–21 Years 22–51 Years 52–61 Years 62+ Years Total 95914 2 1 3 0 0 6 95916 3 0 3 2 2 10 95938 8 7 12 1 0 28 95941 1 1 1 1 0 4 95942 4 0 0 1 0 5 Total 18 9 19 5 2 53 Source: Butte County Housing Element Data Packet, 2013. Note: This table presents for all zip codes in the Unincorporated Area available from the data packet. Additional zip codes are within the Unincorporated Area but not available in the data packet: 95901, 95925, and 95932. Table A-23 Developmentally Disabled Residents by Residence Type Zip Code Parent or Guardian Independent Living Total 95914 6 0 6 95916 6 4 10 95938 24 4 28 95941 3 1 4 95942 5 0 5 Total 44 9 53 Source: Butte County Housing Element Data Packet, 2013. Note: This table presents for all zip codes in the Unincorporated Area available from the data packet. Additional zip codes are within the Unincorporated Area but not available in the data packet: 95901, 95925, and 95932. Seniors The housing needs of seniors depend on a combination of factors related to the aging process. Seniors are identified here as any person 65 years or older. Seniors may have special housing needs that can include 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 senior 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. Butte County Housing Needs Assessment 37 Although the total population and senior population in the Unincorporated Area have declined since 2000, the total percentage of seniors has remained steady. Total population in the Unincorporated Area has dropped by approximately 13,000 since 2000, whereas the senior population of the Unincorporated Area has declined by less than 1,000. As shown in Table A-24, seniors comprised approximately 18 percent of population in the Unincorporated Area in 2010, just slightly below the percent of seniors in 2000 (17 percent). Table A-24 Senior (65+ Years Old) Population in the Unincorporated Area Age Group 2000 2010 Population Percentage of Total Population Population Percentage of Total Population 65 Years and Over 15,996 17% 15,001 18% Total Population, All Ages 96,630 100% 83,758 100% Source: 2000 US Census; 2010 US Census Age of Householder Households by age and tenure are shown in Table A-25. Within the Unincorporated Area in 2010, there were fewer than 10,000 senior households, comprising approximately 31 percent of total households. Of senior households, approximately 90 percent were owner-occupied. Unincorporated Butte County has 8,839 owner-occupied senior households and 943 renter-occupied senior households. Table A-25 Unincorporated Area Householders by Tenure by Age, 2010 Householder Age Owner Occupied Renter Occupied Total 15 to 24 years 182 706 888 25 to 34 years 1,157 2,010 3,167 35 to 44 years 2,994 1,668 4,662 45 to 54 years 4,941 1,309 6,250 55 to 59 years 2,950 682 3,632 60 to 64 years 2,818 354 3,172 65 to 74 years 5,057 604 5,661 75 to 84 years 2,773 232 3,005 85 years and over 1,009 107 1,116 Total 23,881 7,672 31,553 Source: Butte County Housing Element Data Packet, 2013 Butte County Housing Needs Assessment 38 Large Families The US Census defines a large family as containing five or more related members, and HCD recommends using this definition of a large family.5 Often, large lower-income families live in overcrowded conditions and, due to the presence of minor children, may require affordable child care as well as family-sized living units. Table A-26 presents the number of large households (5+ family members) by tenure in 2010. Out of 31,553 total households in the Unincorporated Area, approximately 10 percent consisted of large households with five or more family members. Of total households in the Unincorporated Area, approximately 6 percent, or 2,008 households, were large owner-occupied households. In comparison, approximately 4 percent of total households in the Unincorporated Area consisted of renter-occupied households, or 1,132 households. Consideration should be given to the provision of housing with a larger number of rooms. Since larger families tend to have greater expenses than smaller families, affordable housing for large families is an issue. In addition, larger households may require safe outdoor play areas for children. Table A-26 Large Family (5+ Family Members) Households by Tenure, 2010 2010 Households Percentage of Total Households Owner-Occupied Large Households 2,008 6% Renter-Occupied Large Households 1,132 4% Total Large Households 3,140 10% Total Households 31,553 100% Source: Butte County Housing Element Data Packet, 2013 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. Table A-27 shows the prevalence of single female-headed households in the Unincorporated Area. In Butte County in 2011, single female-headed households represented approximately 13 percent of total households. Female-headed households with children constituted 9 percent of total households, whereas female-headed households without children comprised 4 percent of total households. 5 California Department of Housing and Community Development. Building Blocks for an Effective Housing Element: Special Needs, Large and Female-Headed Households. Accessed February 6, 2014. http://www.hcd.ca.gov/hpd/ housing_element/index.html. Butte County Housing Needs Assessment 39 Table A-27 Female-Headed Households in the Unincorporated Area, 2011 Householder Type Number Percentage of Total Households Total Householders 22,030* 100% Female-Headed Householders 2,932 13% Female Heads with Own Children 1,976 9% Female Heads without Children 956 4% Female-Headed Householders Under the Poverty Level 874 4%** Total Families Under the Poverty Level 2,463 11%** Source: Butte County Housing Element Data Packet, 2013 *Note: Total households figure may differ from the total reported in other parts of this document. The Butte County Housing Element Data Packet uses American ACS data for this table. The ACS is an estimate based on a sample and therefore may vary from Census figures, which count the entire population. Although the absolute numbers may vary, this information is the best available female-headed householder data. **Note: The Butte County Housing Element Data Packet presents these figures as a percent of total families under the poverty level. This table presents these figures as a percent of total households in order to provide a relative sense of scale. Farmworkers Farmworker data indicate that approximately 5,021 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. The US Department of Agriculture (USDA) Census of Agriculture reports farmworkers for all of Butte County, as shown in Table A-28. According to the USDA Census of Agriculture, there were 5,021 farmworkers in Butte County in 2007, representing a 26 percent decrease from the 6,786 farmworkers reported by the 2002 Census of Agriculture. The decline in farmworkers is largely due to the 4 percent decrease in total farms, dropping from 2,128 farms in 2002 to 2,048 farms in 2007. Of over 2,000 farms in Butte County, the majority employed fewer than 10 workers. Only 118 farms had 10 or more workers; the total number of workers employed by these farms declined by more than 2,500 employees between 2002 and 2007. This decline may be primarily explained by the mechanization of agriculture, which reduces the number of workers needed for farm operations. Butte County Housing Needs Assessment 40 Table A-28 Number of Farmworkers, Butte County Description 2002 2007 Total Farms 2,128 2,048 Hired Farm Labor Farms -739 671 Workers 6,786 5,021 Farms with 10 Workers or More Farms 220 118 Workers 5,838 3,249 Laborers Working 150 Days or More Farms 412 354 Workers 1,972 1,439 Farms with 10 or More Laborers Working 150 Days or More Farms 54 32 Workers 1,008 586 Laborers Working Fewer Than 150 Days Farms 752 534 Workers 4,814 3,582 Source: 2002 and 2007 USDA Census of Agriculture; Butte County Housing Element Data Packet, 2013 Approximately 71.3 percent of county farmworkers worked fewer than 150 days in a year, or less than about 60 percent of the year. There were 1,439 farmworkers that were known to work more than 150 days. These indicators suggest that farmworkers need housing that is not exclusively located near work on farms, but that can accommodate work at other locations. The 2007 Census of Agriculture did not indicate the number of farmworkers living in the Unincorporated Area. The Butte County 5th Cycle Housing Element Data Packet states that 1,809 persons age 16 and over in the Unincorporated Area were employed in the agriculture, forestry, fishing and hunting industry. However, this count does not likely include seasonal or temporary employees, nor does it include migrant workers who may reside temporarily in the Unincorporated Area during harvest time. One farmworker housing facility is located in the Unincorporated Area outside of Gridley and is administered by the Housing Authority of Butte County. The facility offers 130 units of year-round housing to farmworkers. Currently, this facility in the Unincorporated Area provides housing for approximately 450–500 residents. Of these residents, an estimated 85 percent are farmworkers and their families.6 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-Approximately 90 rental units are currently assisted through the USDA Rural Development program. The length of time that 6 Meza, Juan. 2013. Farm Labor Housing Manager. Personal communication. December 2. Butte County Housing Needs Assessment 41 farmworkers live at Gridley Farm Labor Housing (FLH) varies greatly, as around one-third of residents have been living there for anywhere from five to more than 20 years, while other families only stay for one or two years. Gridley FLH 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.7 Families and Persons in Need of Emergency Shelter State law requires that Housing Elements estimate the need for emergency shelter for homeless people. Homeless individuals and families, along with those needing emergency shelter, have the most immediate housing need of any group. They also have one of the most difficult sets of housing needs to meet, due to both the diversity and complexity of the factors that lead to homelessness and to community opposition to the siting of facilities that serve homeless clients. Among the primary groups that comprise the homeless population are traditional single male transients, deinstitutionalized mental patients, teen runaways, evicted families and individuals, battered women and their children, victims of disaster, and alcohol and drug addicts. Table A-29 provides a snapshot of the homeless population in Butte County in 2011 and 2012. The data is reported by The Butte County 5th Cycle Housing Element Data Packet, which provides information on homeless individuals. Table A-29 presents total numbers for the Butte, Chico, and Paradise Continuum of Care network areas for which Butte County is a participating number. In 2012, Butte County had roughly 760 homeless individuals, with approximately 513 of these individuals unsheltered. In 2012, Butte County also had approximately 137 homeless persons in families. Of all homeless persons and families, approximately 263 are chronically homeless, with 236 chronically unsheltered. Table A-29 Homeless Needs in Butte County, 2011 2011 2012 Individuals Total Homeless 753 760 Total Sheltered 240 247 Total Unsheltered 513 513 Persons in Families Total Homeless 144 137 Total Sheltered 117 110 Total Unsheltered 27 27 Total Chronically Homeless 258 263 Total Chronically Sheltered 22 27 Total Chronically Unsheltered 236 236 Source: Butte County Housing Element Data Packet, 2013 7 Meza, Juan. 2013. Farm Labor Housing Manager. Personal communication. December 2. Butte County Housing Needs Assessment 42 The data packet does not include homeless data for the Unincorporated Area. It is expected that within the Unincorporated Area exclusively, very few people are homeless. The Continuum of Care indicates that 16 homeless persons in total reside in Butte County outside of Chico, Gridley, Oroville, and Paradise. Of these 16 homeless persons in other areas of Butte County, six people are unsheltered and 10 people in the “other” category. These 16 homeless persons can reside either within the Unincorporated Area or other incorporated areas of Butte County such as the City of Biggs. The small number of other homeless persons outside of Chico, Gridley, Oroville, and Paradise is potentially due to the fact that there are no homeless services in the Unincorporated Area. Butte County Housing Needs Assessment 43 G o v e r n m e n t a l a n d N o n - G o v e r n m e n t a l C o n s t r a i n t s 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 Very High Density Residential (20 to 30 units per acre), High Density Residential (HDR, 14 to 20 units per acre), Medium High Density Residential (MHDR, up to 14 units per acre), Medium Density Residential (MDR, up to six units per acre), and Low Density Residential (LDR, up to 3 units per acre).8 Residential development is also permitted in the Agriculture, Timber Mountain, Resource Conservation, Foothill Residential, Rural Residential, land use deisgnations at rural densities and the Mixed Use land use designations at urban densities. Zoning Butte County’s 2012 General Plan Land Use Element, included in the Butte County Zoning Code, updated in 2013, establishes 11 different residential zoning designations. Residential uses are allowed in multiple land use categories, including Rural Zones (Agriculture and Natural Resource Zones) and Urban Zones (Residential Zones, Commercial, and Mixed Use Zones). Allowed residential densities range from 1 housing unit per 40 acres to 1 housing unit per acre in Foothill Residential Zones, and 1 housing unit per 5-10 acres in Rural Residential Zones, with single-family homes and accessory units allowed as of right. Residential Zones allow for 1 unit per acre in Very Low Density Residential (VLDR) and Very Low Density Country Residential (VLDCR) zones to 30 units per acre in Very High Density Residential (VHDR) zones. Multiple-family dwellings are allowed as of right without a use permit in MHDR, HDR, and VHDR zones. Duplex homes are also allowed by right in MHDR, HDR, and VHDR, in addition to the MDR zone. Table A-30 examines the site development requirements for residential zones. The minimum lot width and minimum yard setbacks deviate little between the residential zones. The minimum parcel area varies, with the largest minimum parcel area associated with the FR-40 designation at 40 acres per parcel and the smallest minimum parcel area for MHDR, HDR, and VHDR at 3,500 square feet per parcel. All primary structures are limited to a maximum of 35 feet for all residential zones. Table A-31 provides parking standards by housing type. The County’s parking is not considered a constraint to development. 8 Butte County 2030 General Plan. 2012. Bu t t e C o u n t y Housing Needs Assessment 44 Ta b l e A - 3 0 Bu t t e C o u n t y R e s i d e n t i a l S i t e D e v e l o p m e n t R e g u l a t i o ns b y Z o n i n g D i s t r i c t FR / F C R RR / R C R VL D R , V L D C R LD R MD R MH D R HDR VHDR Ma x i m u m D e n s i t y ( U n i t s ) 1 u n i t / a c r e t o 1 un i t / 4 0 a c r e s 1 u n i t / 5 a c r e s t o 1 un i t / 1 0 a c r e s 1 u n i t / a c r e t o 1 un i t / 2 . 5 a c r e s 3 u n i t s / a c r e 6 un i t s / a c r e 14 un i t s / a c r e 14-20 units/acre 20-30 units/acre Mi n i m u m P a r c e l A r e a ( a , b ) 1 a c r e – 4 0 a c r e s ( d ) 5 a c r e s – 1 0 a c r e s ( e ) 1 a c r e – 2 . 5 a c r e s ( f ) 13 , 5 0 0 s q . f t . 6 , 0 0 0 s q . f t . 3 , 5 0 0 s q . f t . 3 , 5 0 0 s q . ft. 3,500 sq. ft. Mi n i m u m P a r c e l W i d t h ( a , c ) 6 5 f t . 6 5 f t . 6 5 f t . 5 0 f t . 5 0 f t . 3 5 f t . 3 5 f t . 3 5 f t . Mi n i m u m Y a r d S e t b a c k f o r P r i m a r y S t r u c t u r e ( F e e t ) Fr o n t 20 2 0 2 0 2 0 2 0 2 0 1 0 1 0 In t e r i o r S i d e 10 1 0 5 5 5 5 5 5 St r e e t S i d e 10 1 0 1 0 1 0 1 0 1 0 1 0 1 0 Re a r 10 1 0 1 0 5 1 0 1 0 5 5 5 Pr i m a r y S t r u c t u r e H e i g h t ( M a x , f e e t ) 3 5 3 5 3 5 3 5 3 5 3 5 3 5 3 5 (a ) A p p l i e s o n l y t o t h e c r e a t i o n o f n e w p a r c e l s t hr o u g h t h e s u b d i v i s i o n p r o c e s s . (b ) C o r n e r p a r c e l s m a y e x c e e d m a x i m u m p e r m i t t e d p ar c e l a r e a b y u p t o 1 0 p e r c e n t . (c ) A m i n i m u m 4 0 - f o o t p a r c e l w i d t h i s p e r m i t t e d f or c u l - d e - s a c p a r c e l s . (d ) M i n i m u m p a r c e l a r e a r a n g e s f r o m 1 a c r e f o r F R -1 t o 4 0 a c r e s f o r F R - 4 0 . (e ) M i n i m u m p a r c e l a r e a r a n g e s f r o m 5 a c r e s f o r R R- 5 t o 1 0 a c r e s f o r R R - 1 0 / R C R - 1 0 . (f ) M i n i m u m p a r c e l a r e a r a n g e s f r o m 1 a c r e f o r V L DR t o 2 . 5 a c r e s f o r V L D R - 2 . 5 Ta b l e A - 3 1 Pa r k i n g S t a n d a r d s Ho u s i n g T y p e Pa r k i n g R e q u i r e m e n t s Du p l e x H o m e s 2 p e r d w e l l i n g Mo b i l e H o m e P a r k s 1 p e r d w e l l i n g p l u s 1 g u e s t s p a c e f o r e v e r y 5 d w e l l i n g s a n d 1 r e c r e a t i o n a l v e h i c l e p ar k i n g s p a c e f o r e v e r y 5 d w e l l i n g s Mu l t i p l e - F a m i l y D w e l l i n g s St u d i o u n i t s : 1 p e r d w e l l i n g On e - b e d r o o m u n i t s : 1 . 5 p e r d w e l l i n g Tw o - o r - m o r e b e d r o o m u n i t s : 2 p e r d w e l l i n g Re s i d e n t i a l C a r e H o m e s 1 p e r 4 b e d s p l u s 1 p e r 3 0 0 sq . f t . o f o f f i c e a n d o t h e r n o n r e s i d e n t i a l a r e a s Se c o n d U n i t s 1 p e r d w e l l i n g Si n g l e - F a m i l y H o m e s 2 p e r d w e l l i n g Bu t t e C o u n t y Housing Needs Assessment 45 Zo n i n g f o r a V a r i e t y o f H o u s i n g T y p e s Th e Z o n i n g O r d i n a n c e t h a t b e c a m e e f f e c t i v e o n O c t o b er 1 1 , 2 0 1 3 , a l l o w s f o r a v a r i e t y o f h o u s i n g t y p e s ac r o s s r e s i d e n t i a l a n d n o n r e s i d e n t i a l ca t e g o r i e s a n d M U z o n i n g d i s t r i c t s . Ta b l e A - 3 2 s h o w s h o u s i n g t y p e s i n r e s i d e n t i a l z o n i n g d i s t r i c t s. “ P ” n o t e s p e r m i t t e d u s e s ; “ M ” n o t e s u s e s t h a t re q u i r e a M i n o r U s e P e r m i t ; a n d “ C ” n o t e s u s e s t h a t r e q u i r e a C o n d i t i o n a l U s e P e r m i t . Ta b l e A - 3 2 Ho u s i n g T y p e s P e r m i t t e d b y Z o n e La n d U s e F R F C R R R R C R V L D R V L D C R L D R M D R M H D R H D R VHDR MU LI Ag r i c u l t u r a l W o r k e r H o u s i n g C e n t e r ( a ) Ca r e t a k e r Q u a r t e r s ( b ) Du p l e x H o m e s P P P P P Em e r g e n c y S h e l t e r s ( c ) C P Mo b i l e H o m e P a r k C C C Mu l t i p l e - F a m i l y D w e l l i n g ( d ) P P P P Re s i d e n t i a l C a r e H o m e s , L a r g e (7 o r m o r e p e r s o n s ) ( e ) ( f ) M M M M M M C Re s i d e n t i a l C a r e H o m e s , S m a l l (6 o r f e w e r p e r s o n s ) ( e ) ( f ) P P P P P P P P P P P P Se c o n d U n i t s P P P P P P P P P P P Si n g l e - F a m i l y H o m e P P P P P P P P P P P P Si n g l e R o o m O c c u p a n c y U n i t s ( d ) P P P P (a ) P e r m i t t e d i n A G z o n i n g d i s t r i c t s a s a n a c c e s s o ry u s e . (b ) P e r m i t t e d i n A S z o n i n g d i s t r i c t s a s a n a c c e s s o ry u s e s u b j e c t t o a n A d m i n i s t r a t i v e U s e P e r m i t . (c ) A l s o p e r m i t t e d i n G C , N C , C C , a n d L I z o n i n g d i st r i c t s . (d ) T h e Z o n i n g C o d e d e f i n e s s i n g l e - o c c u p a n c y u n i t s as a t y p e o f m u l t i p l e - f a m i l y u s e , b u t s i n g l e - o c c u p a nc y u n i t s a r e a l s o p r e s e n t e d s e p a r a t e l y i n t h i s t a b le for reference (see Zoning Co d e P a r t 7 , A r t i c l e 4 2 ) . (e ) R e s i d e n t i a l c a r e h o m e s i n c l u d e s u p p o r t i v e h o u s in g a n d t r a n s i t i o n a l h o u s i n g , i n c l u d i n g o r p h a n a g e s , r e h a b i l i t a t i o n c e n t e r s , a n d s e l f - h e l p g r o u p h o m e s . (f ) S u p p o r t i v e a n d t r a n s i t i o n a l h o u s i n g a r e d e f i n e d a s t y p e s o f r e s i d e n t i a l c a r e h o m e u s e ( s e e Z o n i n g C o d e P a r t 7 , A r t i c l e 4 2 ) . S u p p o r t i v e a n d t r a n s i t i o nal housing for six or fewer pe r s o n s i s p e r m i t t e d a s s m a l l r e s i d e n t i a l c a r e h o m e s i n a l l r e s i d e n t i a l z o n i n g d i s t r i c t s ; s u p p o r t i v e a nd t r a n s i t i o n a l h o u s i n g f o r s e v e n o r m o r e p e r s o n s i s permitted subject to a Minor Us e P e r m i t i n t h e V L D R , L D R , M D R , M H D R , H D R , a n d V H DR d i s t r i c t s a s a l a r g e r e s i d e n t i a l c a r e h o m e . Butte County Housing Needs Assessment 46 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.9 10 As previously mentioned, the Unincorporated Area 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. The updated Zoning Code that went into effect October 11, 2013, allows emergency shelters by right in the Light Industrial zone. Emergency shelters are also allowed with a Conditional Use Permit in several Commercial and Mixed Use zones: GC, NC, CC, and MU. County staff previously determined that the LI zone alone provides adequate vacant land for emergency shelters. County staff estimates that there are approximately 342 acres on 25 vacant parcels within the LI zone, much of which 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. Transitional and Supportive Housing The Butte County Zoning Code defines residential care home facilities, regardless of size, as inclusive of transitional and supportive housing needs.11 These housing types may include children’s homes, transitional houses, orphanages, rehabilitation centers, and self-help group homes either as of right or with a Conditional Use Permit. Residential care home facilities with six or fewer persons (small residential care homes) are allowed by right in all residential districts, whereas residential care homes of seven or more persons (large residential care homes) are permitted in VLDR, LDR, MDR, MHDR, HDR, and VHDR zoning districts. The Housing Element update includes program H-A1.5 to amend the zoning regulations to conform to state law and clarify that transitional and supportive housing developments will be treated as a residential use, and will be treated the same as other similar residential uses in the same zone, with no additional regulatory requirements. Single-Room Occupancy Units As noted above, single-room occupancy (SRO) residential dwelling units are allowed as a multiple-family dwelling unit in MHDR, HDR, and VHDR as of right, based on the definitions of the Zoning Code. These provisions 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. 9 Building Block for Effective Housing Elements. “Adequate Sites Inventory and Analysis: Zoning for Emergency Shelters and Transitional Housing.” Accessed April 25, 2008. http://www.hcd.ca.gov/hpd/housing_element/index.html. 10 Senate Bill 2, Chapter 633. Amendment to Acts 655582, 65583 and 65589.5. Approved by Governor on October 13, 2007. Effective January 1, 2008. Butte County Housing Needs Assessment 47 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 USC Section 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.”11 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 defining manufactured housing as a single-family residential dwelling. 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 Zoning Code, a second unit is “an attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons.”12 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 one second unit as an accessory use, subordinate to the primary use, on any parcel a residential zone.13 County code states that second units cannot be constructed on parcels already occupied by more than one residential dwelling and are “not allowed in the North Chico Specific Plan area, Timber Production (TPZ) zones, or on Williamson Act contracted property.” Development standards for second units require one parking space per dwelling unit, in addition to those for the primary residence. Otherwise, second units are subject to the development standards that apply to the primary dwelling, “including, but not limited to, building setbacks, parcel coverage, and building height.” A deed restriction must be executed stating the second unit cannot be sold separately, and that the property owner shall reside in either the primary or second unit, and that these restrictions shall be binding on successors in ownership. 11 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. 12 Butte County Zoning Code, Part 7, Section 24-304. Accessed December 2013. http://www.buttecounty.net/dds/Planning/Zoning.aspx 13 Butte County Zoning Code, Part 3, Section 24-173. Accessed December 2013. http://www.buttecounty.net/dds/Planning/Zoning.aspx Butte County Housing Needs Assessment 48 Farmworker Housing The AG Zoning District allows by right agricultural worker housing centers as an accessory use. Agricultural worker housing centers are defined as “housing for agricultural employees, consisting of no more than 36 beds in a group quarters or 12 units for use by a single family or household subject to a permit from the State.”14 Drainage The Butte County Improvement Standards, updated in 2006, state that all development projects, residential and nonresidential, “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.”15 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 community sewer system for the subdivision, to include treatment and disposal facilities.16 In areas where a 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 10 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. When public water and sewer services are not available, the developer is permitted to install individual well water and septic waste disposal systems. Installation of these systems requires percolation and soil depth tests that determine the minimum allowable lot size for each parcel. This is necessary in order to promote a healthy water supply for the property owner and surrounding residents. 14 Butte County Zoning Code, Part 7, Section 24-304. Accessed December 2013. http://www.buttecounty.net/dds/Planning/Zoning.aspx 15 Butte County Improvement Standards. Accessed February 18, 2014. http://www.buttecounty.net/publicworks/Services/ImprovementStandards.aspx 16 Butte County Improvement Standards. Accessed February 18, 2014. http://www.buttecounty.net/publicworks/Services/ImprovementStandards.aspx Butte County Housing Needs Assessment 49 To comply with Government Code section 65589.7, the County has included program H-A2.6 which states it will deliver the completed Housing Element to all area water and sewer providers within one month of adoption in accordance with. The bill requires the providers to give priority to proposed housing projects that will include units affordable to lower-income households when capacity is limited. 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 home. For multifamily dwellings, the County requires a minimum of 1 space per studio unit, 1.5 spaces per each one-bedroom unit, and 2 spaces per each two-or-more bedroom unit (see Table A-31).17 Minimum surfacing guidelines require a dust minimizing treatment or installation of paved asphalt, concrete or permeable paving materials such as porous concrete/asphalt, open-jointed pavers, and turf/gravel grids as permitted surface material. Parking lots adjacent to a public private street or with a main drive aisle that functions as a street require a 10-foot landscaped strip between the parking area and the street or drive aisle. Parking lots adjacent to a residential zone shall provide an eight-foot landscaped strip between the parking area and the street, drive aisle, or residential property. Additionally, all parking lots shall be landscaped as required by Table 24-95-2 of Article 19 of the Zoning Code, with a minimum landscaping requirement that ranges from 5 to 15 percent of the total project site area, depending on the size of the project. Street Widths For subdivisions, a minimum of 60 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.18 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 than 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.19 17 Butte County Zoning Code, Part 3, Article 19, Section 24-93. Accessed November 2013. https://www.buttecounty.net/Development%20Services/Zoning%20Code%20Ordinances%20- %20Butte%20County%20Code.aspx. 18 Butte County Code Chapter 20.134. Accessed February 18, 2014. http://library.municode.com/index.aspx?clientid=16065 19 Butte County Code Chapter 20.136. Accessed February 18, 2014, http://library.municode.com/index.aspx?clientid=16065 Butte County Housing Needs Assessment 50 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.20 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 10 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.21 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.”22 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 2 and 2.5 acres of dedicated land per 1,000 residents. In the case that the dedication is less than 1 acre, an in-lieu fee is substituted. For projects with fewer than 50 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.”23 If the developer chooses to provide privately owned parks and open space, the equivalent acres or in-lieu fee may be subtracted from the total amount required by the County. 20 Butte County Code Chapter 20.152. Accessed February 18, 2014. http://library.municode.com/index.aspx?clientid=16065 21 Butte County Code Chapter 20.140 and Chapter 20.141. Accessed February 18, 2014. http://library.municode.com/index.aspx?clientid=16065 22 Butte County Code Chapter 20.74. Accessed February 18, 2014. http://library.municode.com/index.aspx?clientid=16065 23 Butte County Code Chapter 20.79. Accessed February 14, 2014. http://library.municode.com/index.aspx?clientid=16065 Butte County Housing Needs Assessment 51 Watershed Protection Overlay Zone As noted in the Butte County Zoning Code, the Watershed Protection Overlay zoning designation provides additional development standards and requirements in Butte County’s unique watershed areas. These additional requirements are designed to maintain and improve water quality in sensitive watershed areas. This is done through additional regulation of land uses, vegetative buffers, septic system regulations, and measures for erosion control and timber harvesting. Site Development Regulations Table A-30 reports site development regulations for all residential zoning designations. Multifamily and high density residential development is permitted by right in MHDR, HDR, and VHDR. The lowest density is the FR-40 zone with a maximum density of one unit per 40 acres. The highest density is in the VHDR zone with maximum density of 30 units per acre. Both the HDR and VHDR zones are the only two zones with minimum residential densities, at 14 units and 20 units per acre, respectively. 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. Tables A-33 and A-34 calculate the total fees on both a per unit and per square foot basis for single-family detached homes and multifamily or mobile home units in Butte County and in areas covered by the North Chico Specific Plan. Impact fees became effective on December 8, 2013, whereas planning and building fees became effective on December 7, 2012. Impact fees are determined based on impact fee area: Chico Urban Area, El Medio Fire District, North Chico Specific Plan, and County areas that fall outside of these areas. For single-family detached homes in the Unincorporated Area, the lowest fees apply to the El Medio Fire District area, with fees of approximately $5,170 per unit, or $3.45 per square foot. The highest fees for single-family detached homes are within the Chico Urban Area, which includes unincorporated areas, with fees of approximately $8,467 per unit, or $5.64 per square feet. Building permit fees and sheriff fees are among the highest categories of fees for all areas within the county. Other types of impact fees also present among the highest permit costs, but the applicability of impact fees varies by area. For instance, the average single-family detached development with 20 units is subject to a transportation of fee of $21,400 if within the County area or El Medio Fire District, whereas the same development in the Chico Urban area is subject instead to additional fees of $73,743 for trails, roads/bridges, and other services. The amount of fees for a single-family detached home in the Chico Urban Area, the area with the highest single family costs in the county, represents approximately 5 percent of the median sales price for single-family units in Butte County ($155,000). 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. Butte County Housing Needs Assessment 52 Multifamily developments have a lower per unit cost than single-family detached units, largely because of lower impact fee costs per unit across all impact fee categories. Similar to the areas with the lowest and highest single-family development fees, the lowest fees for multifamily or mobile home units fall within the El Medio Fire District at approximately $4,050 per unit, or $4.50 per square foot, with the highest fees within the Chico Urban Area at $6,400 per unit or $7.11 per square foot. Tables A-33 and A-34 also include additional fees applicable under special circumstances. These additional fees include Planning and Administration fees for variance, use permits, and Zoning Ordinance amendments, as well as environmental fees for mitigated/negative declarations. While these additional fees do not apply to every residential project, Table A-33 and A-34 contains a complete list of these additional fees. These additional fees are calculated on a time and materials basis, with varying time maximums and deposit requirements. Table A-33 Government Fees for Single-Family Development, Butte County, Effective 12/8/13 General Applicable Fees Single-Family Single-Family Single-Family Single-Family Detached Subdivision Detached Subdivision Detached Subdivision Detached Subdivision County (a) Chico Urban Area (a) El Medio Fire District (a) North Chico Specific Plan (a, b) Planning and Administration Fees Pre-Application Meeting (c) $1,467 ($163/hour) $1,467 ($163/hour) $1,467 ($163/hour) $1,467 ($163/hour) Planning Clearance Reviews(d) $326 ($163/hour) $326 ($163/hour) $326 ($163/hour) $326 ($163/hour) Planning/Processing Fee $400 Subdivision Fees Parcel Map (e) $6,846 ($163/hour) $6,846 ($163/hour) $6,846 ($163/hour) $6,846 ($163/hour) Construction Fees Building Permit (f) $17,766 $17,766 $17,766 $17,766 Impact Fees (g) Criminal Justice $6,000 $6,000 $6,000 $6,000 Fire $13,600 $13,600 n.a. n.a. General Government, County-Wide (GC) $11,600 $11,600 $11,600 $11,600 General Government, Unincorporated Area (GU) $10,800 $10,800 $10,800 $10,800 Health & Social Services $2,200 $2,200 $2,200 $2,200 Library $4,600 $4,600 $4,600 $4,600 Sheriff $20,000 $20,000 $20,000 $20,000 Transportation $21,400 n.a. $21,400 n.a. Chico Urban Area Fees (h) $73,743 n.a. $73,743 Total Fees $117,005 $169,348 $103,405 $155,748 Total Fees per Square Foot $3.90 $5.64 $3.45 $5.19 Total Fees per Unit $5,850 $8,467 $5,170 $7,787 Butte County Housing Needs Assessment 53 General Applicable Fees Single-Family Single-Family Single-Family Single-Family Detached Subdivision Detached Subdivision Detached Subdivision Detached Subdivision County (a) Chico Urban Area (a) El Medio Fire District (a) North Chico Specific Plan (a, b) Additional Applicable Fees in Special Circumstances Planning and Administration Fees Minor Variances (i) $2,934 ($163/hour) Variances (j) $4,238 ($163/hour) Use Permit (k) $6,194 ($163/hour) Zoning Ordinance Amendment (l) $9,780 ($163/hour) Planned Unit Development (m) $18,908 ($163/hour) Specific Plan Amendment (n) $163/hour Development Agreement (o) $163/hour Development Agreement Minor Amendment (p) $163/hour Subdivision Fees Lot Line Adjustment $672 Mitigated/Negative Declaration (q) $2,934 ($163/hour) Notes: (a) Assumes a 20 unit development with each unit 1,500 square feet. (b) Fees for residential developments within the North Chico Specific Plan area, part of which lies outside of the City of Chico boundaries. These fees represent the fees applied to areas with R-1 Zoning. There are slightly different impact fee schedules for SR-1, SR-3, SR-1/PD, R-1 and R-3 zoned areas. The example here is of R-1 because it has the highest per unit impact fees of all the zoning designations in the North Chico Specific Plan area. (c) Fee is billed per hour, with $489.00 deposit. 9 hour maximum. Assumes 9 hour maximum. (d) Fee is billed per hour with a 1/2 hour minimum and a 2 hour maximum. Assumes 2 hour review time. (e) Fee is billed per hour, with $3,423.00 deposit. 42 hour maximum. Assumes 42 hour maximum. (f) Building permit fees for California Building Code occupancy R-3 for house plans that have been "mastered." (g) Each impact fee includes a 2% administration fee, which is applied to each fee category. (h) Includes fees for trails, roads/bridges, storm drainage, fire, and parks. (i) Minor variance fee of $163 per hour, with $1,467.00 deposit. 18 hour maximum; assumes 18 hour maximum. (j) Variance fee of $163 per hour, with $2,119.00 deposit. 26 hour maximum; assumes 26 hour maximum. (k) Use permit fee of $163 per hour, with $3,097.00 deposit. 38 hour maximum; assumes 38 hour maximum. (l) Zoning Ordinance Amendment fee of $163 per hour, per hour, with $4,890.00 deposit. 60 hour maximum; assumes 60 hour maximum. (m) Planned Unit Development fee of $163 per hour, with $9,454.00 deposit. 116 hour maximum. (n) Specific Plan fee of $163 per hour, with $14,018.00 deposit. (o) Development agreement fee of $163 per hour, with $4,890.00 deposit. (p) Development agreement minor amendment fee of $163 per hour, with $652.00 deposit. (q) Mitigated/Negative Declaration Fee of $163 per hour, with $1,467.00 deposit. 18 hour maximum. Sources: Butte County Department of Development Services. 2012. Master Fee Schedule. Accessed December 2013. http://www.buttecounty.net/Development%20Services/Fees.aspx; Butte County Department of Development Services. 2013. Countywide Impact Fee Schedule. Accessed December 2013. http://lf.buttecounty.net/weblink7/Search.aspx?dbid=0&searchcommand=%7B%5BDS- WebSite%5D:%5BDocument%20Name%5D=%22CWIF2013-12-08*%22%7D. Butte County Housing Needs Assessment 54 Table A-34 Government Fees for Multiple-Family or Mobile Home Development, Butte County, Effective 12/8/13 General Applicable Fees Multiple-Family or Mobile Home Complex Multiple- Family or Mobile Home Complex Multiple- Family or Mobile Home Complex Multiple-Family or Mobile Home Complex County (a) Chico Urban Area (a) El Medio Fire District (a) North Chico Specific Plan (a ,b ) Planning and Administration Fees Pre-Application Meeting (c) $1,467 ($163/hour) $1,467 ($163/hour) $1,467 ($163/hour) $1,467 ($163/hour) Planning Clearance Reviews(d) $326 ($163/hour) $326 ($163/hour) $326 ($163/hour) $326 ($163/hour) Planning/Processing Fee $400 Subdivision Fees Parcel Map (e) $6,846 ($163/hour) $6,846 ($163/hour) $6,846 ($163/hour) $6,846 ($163/hour) Construction Fees Building Permit (f) $14,370 $14,370 $14,370 $14,370 Impact Fees (g) Criminal Justice $4,600 $4,600 $4,600 $4,600 Fire $10,800 $10,800 n.a. n.a. General Government, County-Wide (GC) $9,200 $9,200 $9,200 $9,200 General Government, Unincorporated Area (GU) $8,400 $8,400 $8,400 $8,400 Health & Social Services $1,600 $1,600 $1,600 $1,600 Library $3,600 $3,600 $3,600 $3,600 Sheriff $15,800 $15,800 $15,800 $15,800 Transportation $14,800 n.a. $14,800 n.a. Chico Urban Area Fees (h) n.a. $50,999.80 n.a. $50,999.80 Total Fees $92,209 $128,009 $81,009 $117,209 Total Fees per Square Foot $5.12 $7.11 $4.50 $6.51 Total Fees per Unit $4,610 $6,400 $4,050 $5,860 Additional Applicable Fees in Special Circumstances Planning and Administration Fees Minor Variances (i) $2,934 ($163/hour) Variances (i) $4,238 ($163/hour) Use Permit (k) $6,194 ($163/hour) Zoning Ordinance Amendment (l) $9,780 ($163/hour) Planned Unit Development (m) Butte County Housing Needs Assessment 55 General Applicable Fees Multiple-Family or Mobile Home Complex Multiple- Family or Mobile Home Complex Multiple- Family or Mobile Home Complex Multiple-Family or Mobile Home Complex County (a) Chico Urban Area (a) El Medio Fire District (a) North Chico Specific Plan (a ,b ) Specific Plan Amendment (n) $18,908 ($163/hour) Development Agreement (o) $163/hour Development Agreement Minor Amendment (p) $163/hour Subdivision Fees Lot Line Adjustment $672 Environmental Compliance Fees Mitigated/Negative Declaration (q) $2,934 (a) Assumes one building with 20 units with each unit 900 square feet. (b) Fees for residential developments within the North Chico Specific Plan area, part of which lies outside of the City of Chico boundaries. Presents fees for North Chico Specific Plan R-3 designation because R-3 zoning allows for multifamily development. (c) Fee is billed per hour, with $489.00 deposit. 9 hour maximum. Assumes 9 hour maximum. (d) Fee is billed per hour with a 1/2 hour minimum and a 2 hour maximum. Assumes 2 hour review time. (e) Fee is billed per hour, with $3,423.00 deposit. 42 hour maximum. Assumes 42 hour maximum. (f) Building permit fees for California Building Code occupancy R-2 Apartment Building and are construction type IIB, IIIB, IV, or VB. Assumes 1,000 sq. ft. (g) Each impact fee includes a 2% administration fee, which is applied to each fee category. (h) Includes fees for trails, roads/bridges, storm drainage, fire, and parks. (i) Minor variance fee of $163 per hour, with $1,467.00 deposit. 18 hour maximum. (j) Variance fee of $163 per hour, with $2,119.00 deposit. 26 hour maximum; assumes 26 hour maximum. (k) Use permit fee of $163 per hour, with $3,097.00 deposit. 38 hour maximum; assumes 38 hour maximum. (l) Zoning Ordinance Amendment fee of $163 per hour, per hour, with $4,890.00 deposit. 60 hour maximum; assumes 60 hour maximum. (m) Planned Unit Development fee of $163 per hour, with $9,454.00 deposit. 116 hour maximum. (n) Specific Plan fee of $163 per hour, with $14,018.00 deposit. (o) Development agreement fee of $163 per hour, with $4,890.00 deposit. (p) Development agreement minor amendment fee of $163 per hour, with $652.00 deposit. (q) Mitigated/Negative Declaration Fee of $163 per hour, with $1,467.00 deposit. 18 hour maximum. Sources: Butte County Department of Development Services. 2012. Master Fee Schedule. Accessed December 2013. http://www.buttecounty.net/Development%20Services/Fees.aspx; Butte County Department of Development Services. 2013. Countywide Impact Fee Schedule. Accessed December 2013. http://lf.buttecounty.net/weblink7/Search.aspx?dbid=0&searchcommand=%7B%5BDS- WebSite%5D:%5BDocument%20Name%5D=%22CWIF2013-12-08*%22%7D. Butte County Housing Needs Assessment 56 Processing and Permit Procedures Table A-35 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. 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 A-36. The same holds true 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’ abilities to build housing in the Unincorporated Area. Since 2010, three Tentative Subdivision Maps (TSM) have been approved with an average processing time of 13.5 months. Eight Tentative Parcel Maps (TPM) have been approved with an average processing time of 8.4 months. The combined (TPM and TSM) processing time averaged 9.8 months. The date on which an application is “complete” is difficult to determine, so these estimates are based on the time span from application date to date of approval. Single-family dwelling plan reviews average two to three weeks for the initial review and approximately one to two weeks for any subsequent reviews. The County has not had any multifamily projects submitted in the last few years but the time frames would be close to the same. Table A-35 Schedule of Residential Processing Times, Butte County Residential Approval Approximate 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 parcel maps 8.7 months Subdivision maps 13.5 months Variance 6 months Appeals to Board of Supervisors 30–90 days Environmental Documentation Varies from 180 to 365 days Sources: Butte County 2014 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 adopted a Reasonable Accommodations Ordinance in 2013, which provides a formal process for individuals with disabilities seeking equal access to housing in the application of the Zoning Code or other land use regulations, Butte County Housing Needs Assessment 57 policies, and procedures. Reasonable Accommodations applications may request modifications or exceptions to rules, standards, and practices of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice. The Zoning Administrator shall take action to approve, approve with modifications, or deny a request for Reasonable Accommodation, subject to the criteria of Section 24-239 of the Zoning Code. Criteria for the review of applications includes factors such as whether the housing will be used by an individual defined as disabled under the Americans with Disabilities Act and whether the request is necessary to make the specific housing available to the individual. 24 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 residential care homes require 1 parking space per 4 beds, plus 1 space per 300 sq. ft. of office and other non-residential areas. Convalescent homes, rest homes, or nursing homes for the disabled do not otherwise have any unique parking requirements.25 This is in contrast to the higher parking requirements for traditional multifamily development, which requires a range of one space per dwelling for studio units to two spaces per dwelling for units with two or more bedrooms.26 27 In accordance with state law, Butte County permits small residential care homes with six or fewer persons in all of the residential zoning districts subject to Zoning Clearance. Large residential homes with seven or more persons are allowed subject to a minor use permit in the LVDR, LDR, MDR, MHDR, HDR, and VHDR zoning districts. The prevalence of sites zoned for residential use does not unreasonably restrict the siting of group homes. In addition, Butte County Zoning Code defines a family as up to six related or unrelated persons living in the same household,28 and therefore occupancy standards do not differentiate between families and unrelated adults, thus complying with fair housing laws. Finally, the current General Plan Land Use Element does not set a minimum distance between special needs housing facilities. Permits and Processing As discussed above, Butte County provides Reasonable Accommodations to retrofitting homes for equal 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 residential care homes, or group homes, with six persons or fewer by right in residential zones, and allows residential care homes with seven or more persons with a Minor Use Permit in 6 of the county’s 11 residential zones. 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 24 Butte County Zoning Code, Part 5, Article 33. Accessed November 2013. http://www.buttecounty.net/dds/Planning/Zoning.aspx 25 Butte County Zoning Code, Part 3, Article 19. Accessed November 2013. http://www.buttecounty.net/dds/Planning/Zoning.aspx 26 Ibid. 27 The guest parking requirement only applies to multifamily projects containing more than eight units. 28 Butte County Zoning Code, Part 7, Article 42. Accessed November 2013. http://www.buttecounty.net/dds/Planning/Zoning.aspx Butte County Housing Needs Assessment 58 Army in 2003, which was later annexed to the City of Chico.29 The Minor Use Permit process for residential care homes is the same as for all other residential developments that require a use permit. Building Codes Butte County has adopted the 2010 California Building Standards Code (including 2010 editions of the California Building, Residential, Electrical, Mechanical, and Plumbing Codes, in addition to the 2010 California Energy Standards, 2010 California Fire Code, and 2010 California Green Building Standards). As noted above, the County has adopted a Reasonable Accommodations Ordinance to provide reasonable accommodations for persons with disabilities. Conclusion Butte County has already made some changes to its County Code to accommodate the disabled, including permitting residential care homes of six or fewer persons as a right in residential zones, and adopting a Reasonable Accommodations Ordinance to comply with SB 520. Specifically, the Reasonable Accommodations process formalizes the process for disabled persons to obtain concessions related to zoning, permit processing, and building laws that will allow them equal access to housing. Single-room occupancy units are considered multiple-family units as defined by the Zoning Code, and subject to the same requirements as other multifamily units in the same zoning district. Transitional and supportive housing units are also defined as residential care homes, with small facilities (six or fewer persons) permitted as of right in all zoning districts and 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. Building Permits The building permit process in Butte County remains relatively unchanged since 2004. Reviewing and issuing permits consistently takes 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, 2011, Butte County enforces the 2010 editions of the California Building, Residential, Electrical, Mechanical, and Plumbing Codes, in addition to the 2010 California Energy Standards, 2010 California Fire Code, and 2010 California Green Building Standards.30 Prior to 2011, Butte adhered to the 2008 editions. In November 2013, Butte County began hosting Building Energy Code Training events for the 2013 Title 24 Energy Code. 29 Breedon, Dan. 2014. Principal Planner, Butte County Department of Development Services. Personal communication. February 18. 30 Butte County Department of Development Services. 2007. “Announcement: New Codes Coming in January.” September 6. Butte County Housing Needs Assessment 59 Non-Governmental 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 The cost of developable land creates a direct impact on the cost for a new home and is considered a non- governmental constraint. A higher cost of land raises the price of a new home. Therefore, developers sometimes seek to obtain City approvals for the largest number of lots allowable on a parcel of land. This allows the developer to distribute the costs for infrastructure improvements (e.g., streets, sewer lines, water lines) over the maximum number of homes. As of December 2013, a wide range of vacant parcels are available throughout Butte County with a range of prices. Based on listings available on www.trulia.com, the range of price was drastic, from a low of about $2,120 per acre for 66 acres in the Paradise area to a high of around $211,540 per acre for 0.26 acres, also in Paradise. The costs of surveyed vacant land in the Magalia area ranges from $32,610 to $130,010 per acre, whereas the costs in Oroville were much lower, ranging from $6,000 per acre to $11,000 per acre. The price of land in the Unincorporated Area does not appear to hinder the development of housing. Cost of Construction The cost of construction in Butte County remains reasonable for both single-family and multifamily housing developments. Single-Family Market Rate Housing Factors that affect the cost of building a house include the type of construction, materials, site conditions, finishing details, amenities, and structural configuration. An Internet source of construction cost data (www.building-cost.net), provided by the Craftsman Book Company, estimates the per square foot cost of a single-story four-cornered home in the unincorporated county, in 2013, to be approximately $121 per square foot. This cost estimate is based on a 2,000-square-foot house of good-quality construction including a two-car garage, central heating and air conditioning. The total construction costs excluding land costs are estimated at $242,209 for a house built in a housing tract and $470,102 for a custom home. If labor or material costs increased substantially, the cost of construction could rise to a level that impacts the price of new construction and rehabilitation. Therefore, increased construction costs have the potential to constrain new housing construction and rehabilitation of existing housing. Butte County Housing Needs Assessment 60 H o u s i n g S i t e s I n v e n t o r y a n d A n a l y s i s This section discusses that the Unincorporated Area has a sufficient amount of land available for the development of housing to meet its Regional Housing Need Allocation (RHNA), as determined by the Regional Housing Needs Plan (RHNP). Regional Housing Needs Allocation The California 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 (COG) in the state receives a Regional Housing Needs Allocation 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. Regional Housing Needs Allocation, 2014–2022 The 2012 Regional Housing Needs Plan (RHNP) was prepared by Butte County Association of Governments (BCAG) and approved by the BCAG Board of Directors on December 13, 2012. Table A-36 presents the RHNA for the 8½-year period from January 2014 to June 2022. Table A-36 Regional Housing Needs Plan (2014–2022) Income Level Allocation Percentage of Total2 Extremely Low1 341 12% Very Low 341 12% Low 545 18% Moderate 480 16% Above Moderate 1,267 43% Total 2,974 100% Source: BCAG 2014–2022 Regional Housing Needs Plan. 1 Assumes that 50 percent of the very low-income RHNA is for extremely low-income 2 Percentages may not add up due to rounding Inventory of Land Suitable for Residential Development To determine the development capacity of the land currently available in the Unincorporated Area to meet the County’s RHNA, state housing law mandates an analysis of suitable land. Table A-39 presents a list of vacant land available for residential development. State law also requires analysis that refines the unit capacity of the available land. The other factors that determine the suitability of the vacant land include: Infrastructure capacity such as water, sewer. Environmental constraints such as floodplains and watershed protection zones. Viability of the sites within the Housing Element planning period through June 15, 2022. Butte County Housing Needs Assessment 61 Realistic Capacity It is important to examine additional constraints in order to determine a realistic estimate of residential development capacity in the Unincorporated Area. After taking into account environmental constraints and/or limited infrastructure capacity, the County has determined that a realistic capacity of 75 percent is appropriate for all residential sites and 50 percent is appropriate for mixed-use sites. The purpose of the 75 percent holding capacity is to reflect the reality that oftentimes developers build housing in Butte County at lower densities than land use and development controls allow. This reduction reflects current and historic development patterns in the county. 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 75 percent holding capacity provides a conservative estimate of the total unit capacity on the identified sites. Projects Approved and In Process Rio D’ Oro Specific Plan Butte County is currently working through the approval process for the Rio D’ Oro Specific Plan.31 The Rio D’ Oro Specific Plan encompasses 685 acres, and proposed land uses include residential, commercial, public facility, park and open space, and environmental conservation. The plan proposes up to 2,700 residential units, which includes a variety of densities, ranging from low-density single-family residences to high-density condominiums. A total of 26 acres of the residential acreage will allow for housing at a density of 13 to 20 dwelling units per acre, and 6 acres will be zoned for a density of 20 to 30 dwelling units per acre.32 Two commercial centers are proposed, totaling up to 248,000 square feet of building space. Public facilities, which include a school site and public safety office space, encompass 25.9 acres. Sixty-five (65) acres are proposed for parks and open space, and 246.5 acres for environmental conservation. The site is located on the east and west sides of State Route 70, south of Ophir Road and north of Palermo Road, south of the City of Oroville. North Chico Specific Plan The North Chico Specific Plan was adopted in January 1995. The plan area encompasses 3,590 acres bounded by Sycamore Creek to the south, State Route 99 to the west, Rock Creek to the north, and Chico Municipal Airport to the east. The purpose of the North Chico Specific Plan is to comprehensively respond to development proposals and incorporate them into a concept for land use for the area, while evaluating and providing for area-wide solutions to drainage, circulation, and public services. Although development impact fees have been adopted to help fund various improvements within the North Chico Specific Plan area, the funding mechanisms necessary to pay for all the needed infrastructure have yet to be established. The North Chico Specific Plan includes 20.8 acres zoned for 20 units per acre (HDR), 64.1 acres zoned for 14 units per acre, and 122.7 acres at 6 units per acre. 31 Rio D’Oro Specific Plan Draft. 2009. Accessed August 10, 2009. http://www.buttecounty.net/dds/Planning /specific_plans/Rio_d_Oro/2009-03-05/07375_SPB_March%202009.pdf. 32 Ibid. Butte County Housing Needs Assessment 62 Durham Villas Tentative Subdivision Map The Durham Villas project proposes a compact senior community consisting of 139 single-family residential lots ranging in size from ±5,173 to ±9,313 square feet, together with a community center (±0.60 acres), and open space is proposed in the southern and southeastern portion of the site. In addition, a neighborhood-oriented commercial/retail center will be located on a ±0.66-acre parcel to accommodate a small retail center (e.g., food/drug store or other related commercial/retail uses) to serve residents of the project as well as residents of the Durham community. The project application includes rezoning the property to PUD (Planned Unit Development) and proposes a 20 percent density bonus for senior (ages 55+) housing in accordance with state law and local ordinances. The project site is located in the northern Sacramento Valley on the eastern side of the valley between Durham and Butte Creek, east of Durham and on the south side of Durham Dayton Highway. Oroville Area Urban Greening Grant In collaboration with the City of Oroville and the Feather River Recreation and Park District (FRRPD), and in coordination with other local agencies, Butte County will complete a Master Greening Plan to serve as the master document guiding and coordinating greening projects in the Oroville urban area. The plan will cross Oroville, County, and FRRPD jurisdictional boundaries and will be consistent with the state’s strategic growth goals of increasing forest canopy, reducing stormwater runoff, improving air and water quality, conserving energy, providing open space, and achieving long-term community sustainability. Table A-37 Projects Approved or In Process Project Name Zoning Acreage Unit Capacity Rio D’ Oro Specific Plan VHDR (30 du/acre) 6.3 170 HDR (20 du/acre) 26.8 485 North Chico Specific Plan HDR (20 du/acre) 20.8 312 MHDR (14du/acre) 64.1 673 MDR (6 du/acre) 122.7 552 Durham Villas – 0.66 139 Total units at 20+du/acre 967 Source: Butte County 2014 Butte County Housing Needs Assessment 63 Large Sites 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. Similarly, specific plans for other large sites could also be developed to facilitate housing development in the future. The Housing Element update includes a program to facilitate the subdivision of large sites into smaller sites that could more easily be acquired and developed by affordable housing developers. To assist with lot subdivisions, the County has included program H-A1.6, which states that the County will provide technical assistance and incentives to subdivide parcels in the housing sites inventory larger than 15 acres. The County will offer expedited review for the subdivision of larger sites into buildable lots as long as the development is consistent with County land use and environmental regulations, and priority processing for subdivision maps including affordable housing. Zoning to Accommodate the Development for 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.33 Under the current General Plan, the VHDR land use designation and zoning district allow up to 30 units per acre, while the HDR land use designation and zoning district allow up to 20 dwelling units per acre. Currently, the County does not have any land zoned VHDR, but the Rio D’Oro Specific Plan, as detailed previously, will have approximately 6 acres of land zoned VHDR. While the County is not able to meet its entire lower-income RHNA on sites zoned at the state’s default density of 20 units to the acre, the remainder of its lower-income RHNA can be met on land currently zoned MHDR, which can be developed at densities of up to 14 dwelling units per acre. The following information demonstrates that sites with the MHDR zoning 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 MHDR zoning district. 33 Department of Housing and Community Development, Division of Housing Policy Development, “Amendment of State Housing Element Law – AB 2348.” June 9, 2005. Butte County Housing Needs Assessment 64 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 $16,000 per acre. Based on this price, at densities of 14 dwelling units per acre, land costs might average approximately $1,150 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 14 dwelling units per acre is almost 50 percent higher than zones zoned at 20 units per acre. While that percentage is significant, this translates into an actual increase in cost of only $350 per housing unit. Therefore, a subsidy in the amount of $350 per unit would make the cost of building housing at 14 dwelling units per acre equal to the cost to build at 20 dwelling units per acre. This demonstrates that in unincorporated Butte County, the difference in land cost per unit between 20 dwelling units per acre and 14 dwelling units per acre would have a minimal effect on overall housing production costs. In addition, the lower density of 14 units per acre 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. For example, the Community Housing Improvement Program is developing self-help single-family detached housing units in the Palm Crest Subdivision at densities of just under 5 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 14 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, suggesting 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 14 dwelling units per acre is suitable to accommodate a portion of its RHNA for lower-income households. Table A-39 lists sites with MHDR zoning that are larger than an acre in size and that could permit multifamily residential development. While the table also includes MHDR sites at less than 1 acre in size, these sites are credited toward meeting the moderate-income RHNA. Sites for Development of Housing Affordable to Moderate-Income Households Both MDR and MHDR sites smaller than 1 acre in size are assumed to be appropriate to accommodate the development of housing affordable to moderate-income households, such as market-rate multifamily rental units. In addition, mobile homes represent a valuable source of housing in Butte County, because they can be developed at costs that are affordable to moderate-income households. Sites for Development of Housing Affordable to Above Moderate-Income Households The County’s above moderate-income RHNA will be met on the approved and in process projects listed in Table A-37. Butte County Housing Needs Assessment 65 Summary Based on approved and in process projects presented in Table A-37 and the vacant sites inventory presented in Table A-39, the County has adequate capacity to accommodate its 2014–2022 RHNA for households at all income levels. See Figure 1 for a map of all sites. Table A-38 Comparison of Regional Housing Need and Residential Sites Income Group 5th Round RHNA Projects Approved/ In Process Mixed Use land Vacant HDR Land Vacant MHDR Land (>1 acre) Vacant MHDR (<1 acre) & MDR Land Unit Surplus Extremely Low 341 967 227 8 686 661 Very Low 341 Low 545 Moderate 480 28 671 219 Above Moderate 1267 1,364 97 Total 2,974 2,331 227 8 714 671 977 Source: Butte County 2014 Table A-39 Adequate Sites Inventory APN GP Zoning Allowable Density Acreage Max Capacity 75% Capacity Constraints Environmental Infrastructure HDR Land Use Designation 043-230-011-000 HDR HDR 20 0.30 6 4 043-242-041-000 HDR HDR 20 0.26 5 4 0.55 11 8 MHDR (sites 1 acre or larger) 078-170-044-000 MHDR MHDR 14 19.93 279 209 078-170-062-000 MHDR MHDR 14 6.85 96 72 078-170-055-000 MHDR MHDR 14 6.45 90 68 078-100-033-000 MHDR MHDR 14 3.91 55 41 078-110-039-000 MHDR MHDR 14 23.58 330 207 Partially within 100-yr floodplain 078-110-030-000 MHDR MHDR 14 9.67 135 47 Partially within 100-yr floodplain 078-290-044-000 MHDR MHDR 14 2.07 29 22 078-290-045-000 MHDR MHDR 14 1.98 28 21 Total 74.43 1,042 686 MHDR (sites under 1 acre) 040-234-003-000 MHDR MHDR 14 0.55 8 0 No sewer service 007-150-061-000 MHDR MHDR 14 0.41 6 0 No sewer service 030-220-019-000 MHDR MHDR 14 0.31 4 3 Butte County Housing Needs Assessment 66 APN GP Zoning Allowable Density Acreage Max Capacity 75% Capacity Constraints Environmental Infrastructure 030-220-023-000 MHDR MHDR 14 0.30 4 3 040-232-005-000 MHDR MHDR 14 0.26 4 0 No sewer service 030-212-036-000 MHDR MHDR 14 0.25 4 3 030-212-025-000 MHDR MHDR 14 0.24 3 0 No sewer service 040-250-025-000 MHDR MHDR 14 0.24 3 2 030-212-034-000 MHDR MHDR 14 0.24 3 2 030-212-035-000 MHDR MHDR 14 0.24 3 2 030-212-031-000 MHDR MHDR 14 0.24 3 2 030-212-033-000 MHDR MHDR 14 0.24 3 2 030-212-032-000 MHDR MHDR 14 0.24 3 2 030-212-027-000 MHDR MHDR 14 0.17 2 2 078-290-043-000 MHDR MHDR 14 0.21 3 2 Total 4.12 58 28 MDR 078-110-026-000 MDR MDR 6 19.03 114 86 078-110-028-000 MDR MDR 6 9.91 59 45 068-230-044-000 MDR MDR 6 5.06 30 0 No sewer service 035-300-036-000 MDR MDR 6 4.24 25 19 035-130-185-000 MDR MDR 6 3.25 19 15 035-130-188-000 MDR MDR 6 1.04 6 5 035-130-186-000 MDR MDR 6 1.02 6 5 035-300-039-000 MDR MDR 6 1.02 6 5 035-130-187-000 MDR MDR 6 1.01 6 5 035-300-038-000 MDR MDR 6 1.01 6 5 035-130-179-000 MDR MDR 6 49.79 299 224 030-270-076-000 MDR MDR 6 20.62 124 49 Partially within 100-yr floodplain 078-290-003-000 MDR MDR 6 7.08 42 32 078-290-002-000 MDR MDR 6 6.72 40 30 078-290-059-000 MDR MDR 6 4.33 26 19 078-290-015-000 MDR MDR 6 3.47 21 16 078-290-019-000 MDR MDR 6 3.03 18 14 078-290-020-000 MDR MDR 6 2.99 18 13 078-290-071-000 MDR MDR 6 2.72 16 12 035-180-008-000 MDR MDR 6 1.64 10 7 078-290-033-000 MDR MDR 6 1.46 9 7 078-290-062-000 MDR MDR 6 1.44 9 6 078-290-065-000 MDR MDR 6 1.42 9 6 078-290-025-000 MDR MDR 6 1.16 7 5 078-280-039-000 MDR MDR 6 1.00 6 5 Butte County Housing Needs Assessment 67 APN GP Zoning Allowable Density Acreage Max Capacity 75% Capacity Constraints Environmental Infrastructure 035-130-074-000 MDR MDR 6 0.34 2 2 078-290-014-000 MDR MDR 6 0.54 3 2 035-173-003-000 MDR MDR 6 0.20 1 1 035-172-014-000 MDR MDR 6 0.14 1 1 078-290-005-000 MDR MDR 6 0.10 1 0 078-290-064-000 MDR MDR 6 0.95 6 4 078-290-021-000 MDR MDR 6 0.90 5 4 078-290-048-000 MDR MDR 6 0.63 4 3 078-290-047-000 MDR MDR 6 0.59 4 3 078-290-054-000 MDR MDR 6 0.58 4 3 078-290-051-000 MDR MDR 6 0.56 3 3 078-290-007-000 MDR MDR 6 0.46 3 2 035-180-025-000 MDR MDR 6 0.41 2 2 Partially within 100-yr floodplain 078-290-026-000 MDR MDR 6 0.28 2 1 035-180-024-000 MDR MDR 6 0.27 2 1 078-290-028-000 MDR MDR 6 0.26 2 1 078-290-011-000 MDR MDR 6 0.26 2 1 078-290-010-000 MDR MDR 6 0.26 2 1 078-290-027-000 MDR MDR 6 0.14 1 1 078-290-029-000 MDR MDR 6 0.13 1 1 030-194-008-000 MDR MDR 6 0.11 1 1 030-194-006-000 MDR MDR 6 0.11 1 1 035-180-002-000 MDR MDR 6 0.11 1 1 Total 163.8 983 671 Mixed-Use Sites (50% capacity) 078-170-004-000 MU MU-3 20 18.74 375 187 Water and sewer service in area 078-180-014-000 MU MU-3 20 0.54 11 5 Water and sewer service in area 035-226-006-000 MU MU-3 20 0.59 12 6 Water and sewer service in area 078-190-005-000 MU MU-3 20 1.00 20 10 078-190-008-000 MU MU-3 20 0.36 7 4 035-200-021-000 MU MU-3 20 0.36 7 4 035-200-007-000 MU MU-3 20 0.17 3 2 078-180-001-000 MU MU-3 20 0.11 2 1 078-180-014-000 MU MU-3 20 0.78 16 8 Total 22.7 453 227 Source: Butte County 2014 Butte County Housing Needs Assessment 68 Butte County Housing Needs Assessment 69 Infrastructure Availability All sites included in the adequate sites inventory table (Table A-39) and on which the County is relying to meet its RHNA have adequate water and sewer service available. The Lake Oroville Area Public Utility District provides sewer service to all HDR sites, and the South Feather Water and Power Agency and California Water Service Company-Chico District both serve the HDR sites. The majority of sites zoned MHDR and MDR currently have both water and sewer service available on site. Water is provided by the 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. A few MHDR and MDR sites included in the inventory are currently lacking services (see notes in Table A-39) and therefore have a realistic unit capacity of zero units, although the sites could be developed in the future if water and/or sewer service is expanded onto these sites. Environmental Constraints For the majority of sites included in Table A-39, there are no known environmental constraints. The 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. Butte County Housing Needs Assessment 70 O p p o r t u n i t i e s f o r E n e r g y C o n s e r v a t i o n 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.”34 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.35 Title 24 is continually updated in response to new technologies, with Butte County enforcing the 2010 version of the California Green Building Standards Code (CALGreen).36 In addition, the Butte County Department of Development Services, Building Division, makes the Title 24 Compliance forms readily available on its website. Butte County also actively promotes green building practices and energy efficiency trainings, hosting code training workshops in addition to providing a Green Building Brochure.37 Through adherence to the Title 24 standards, the County will reduce the electricity and natural gas costs in its new residential buildings. In addition, Butte County recently completed a 2030 General Plan update, adopted by the Board of Supervisors on November 6, 2012, and effective December 10, 2012. The General Plan update provides numerous policies and programs to achieve energy efficiency through the unincorporated county, including the following: • COS-P2.4: All new subdivisions and developments should meet green planning standards such as LEED for Neighborhood Design. • COS-A2.1: Design and publish handouts and web-based information describing green building practices and explaining relevant County permitting approval processes. • COS-A2.3: Develop and adopt incentives for the construction of green buildings, such as expedited permitting or reduced building fees, provided that building fee reductions are covered through outside funding sources, such as grants, and not from the General Fund. Implementing another General Plan policy that called for creation of a Climate Action Plan (Policy COS-A1.1), Butte County is also preparing a Climate Action Plan (CAP) that identifies numerous actions to reduce greenhouse gas emissions through energy efficiency in addition to renewable energy, and use, transportation, agriculture, waste reductions, and agricultural practices. The Board of Supervisors will consider the Public Draft CAP for adoption on February 25 2014. The Public Draft CAP presents several 34 HCD Building Block for Effective Housing Elements. “Opportunities for Energy Conservation.” 35 California Energy Commission. Accessed May 5, 2008. http://www.energy.ca.gov/title24/. 36 A Codification of the General Codes of Butte County. Accessed December 13, 2013. http://municipalcodes.lexisnexis.com/codes/butteco/. 37 Butte County Department of Development Services, Building Division. Accessed December 2013. http://www.buttecounty.net/Development%20Services/BUILDING%20DIVISION.aspx. Butte County Housing Needs Assessment 71 recommended energy strategies, or reduction measures, that will promote energy efficiency in new and existing housing: • Measure EN1. Connect homeowners to financing and resources for retrofits. Actions: o Participate in a program to provide additional low-cost financing for energy retrofits in Butte County to supplement available rebates from programs such as Energy Upgrade California and the California Home Energy Retrofit Opportunity (HERO) program. o Host booths at home fairs. o Encourage home remodels or additions to achieve California Green Building Standards Code (CALGreen) compliance by promoting available financing programs such as Energy Upgrade California or other local rebate programs. o Provide pamphlets on financing programs with permits. o Partner with local contractors to promote retrofits in the low-income housing stock through weatherization programs. 2020 Target: 4,920 households participate in a retrofit program (20% of single-family homes built before 2006). • Measure EN2. Promote residential appliance upgrades. Actions: o Track the number of energy-efficient or smart-grid-integrated appliances installed in new development and major remodels through the County's permit tracking system. o Promote Energy Star or energy-efficient appliances with County materials, including existing home improvement programs, rebate programs, and program monitoring. 2020 Target: 3,940 households participate in appliance upgrades (20% of homes built by 1990). • Measure EN3. Connect low-income homeowners to financing and resources for retrofits. Actions: o Work with nonprofits to identify highest opportunities for a successful low-income program. o Encourage workforce training programs to provide free weatherization services to qualified households. o Partner with workforce training programs such as Living Elements and Valley Contractors Exchange. o Leverage federal funding for home improvements, such as Community Development Block Grants (CDBG), to improve the energy efficiency and livability of Butte County's lowest-income households. 2020 Target: 1,310 low-income households undergo weatherization (10% of low-income households). Butte County Housing Needs Assessment 72 • Measure EN8. Expand distributed generation, renewable energy systems for new residential development. Actions: o Require all new discretionary development projects consisting of more than 500 residential units to achieve zero net energy using solar photovoltaics and high-efficiency construction. o Offer expedited processing for developers providing on-site solar, such as participants in the state’s Homebuyer Solar Program. o Require all new discretionary multifamily developments to offer solar options or provide off-site power purchase agreements, following the Homebuyer Solar Program. o Require all new discretionary projects to include solar prewiring for photovoltaics. 2020 Target: 900 new households constructed to net-zero energy standards (13% of all new households constructed by 2020).38 The CAP outlines a work plan for County staff to implement and monitor progress implementing these measures. The County will integrate CAP measures and actions into existing policies and programs, including revising other local and regional plans, developing new programs, and initiating new activities. Measures and actions in the CAP identify amendments to existing codes, policies, and documents or programs. As the County moves forward with Zoning Ordinance updates, specific plans, and other planning documents, staff will ensure that these documents support and are consistent with the CAP. Existing regional partnerships and collaborations can also support implementation. County staff will maintain these existing networks and support programs and resources that reduce emissions and support energy efficiency in housing throughout Butte County. 38 Butte County, Public Draft Climate Action Plan. 2014. www.buttecap.net. Butte County Housing Needs Assessment 73 A p p e n d i x : H o u s i n g C o n d i t i o n S u r v e y R e s u l t s Detailed Survey Results In December 2013, Butte County conducted a housing conditions survey of 400 housing units. To identify the greatest portion of substandard units, the survey focused on areas known to have a higher concentration of older housing stock and then randomly selected sites with units built prior to 1980. The areas selected were the unincorporated areas of Chapman/Mulberry, Magalia, Palermo, and South Oroville (see Figure 1). Nearly one-quarter of all homes surveyed were categorized as sound (22 percent), with an additional 36 percent of the homes categorized as minor or moderate. Over 40 percent (169 homes) were observed to be in the substantial or dilapidated categories. Table 1 illustrates the overall condition of all of the homes surveyed in the Unincorporated Area. As shown in Table 1, 35 percent of the homes surveyed in the Unincorporated Area were in sound condition or needed minor repairs. A house in sound condition is well maintained and structurally intact. This includes a good foundation, straight roof lines, good exterior paint condition and siding, and windows and doors that are in good repair. Homes in sound condition may have minor maintenance needs or require some paint or siding repair. Homes deemed to be in need of minor repairs require general maintenance or one major repair such as a new roof. Approximately 23 percent of the remaining homes surveyed were in moderate condition, which means they are in need of one or more major repairs, such as a roof replacement and window repair or replacement. Approximately 43 percent of homes fell into the substantial or dilapidated categories. These homes require many repairs and replacements that often include structural needs (e.g., roofs or foundations). The dilapidated homes were categorized this way because they appeared unfit for human habitation and require major rehabilitation. Table 1: Housing Conditions Survey Results Condition Number of Units Surveyed Percentage Sound 86 22% Minor 52 13% Moderate 93 23% Substantial 43 11% Dilapidated 126 32% Total 400 100% Source: PMC Housing Conditions Survey, December 2013 Butte County Housing Needs Assessment 74 Butte County Housing Needs Assessment 75 Chapman/Mulberry Within the Chapman/Mulberry survey area (see Figure 2), nearly 30 percent of the homes surveyed were in sound condition (see Table 2). In comparison to other areas surveyed, this survey area had the highest percentage of homes in sound condition. This means very little maintenance, if any, was needed. A number of the homes surveyed (8 percent) needed only minor repairs or possibly one major repair, while 25 percent of the homes required moderate repairs. Of all surveyed homes in the Chapman/Mulberry survey area, 39 percent needed substantial repair or were in dilapidated condition. Surveyed homes in the Chapman/Mulberry area comprised 15 percent, or 60 units, of the 400 total units surveyed. Table 2: Chapman/Mulberry Condition Number of Units Surveyed Percentage Sound 17 28% Minor 5 8% Moderate 15 25% Substantial 13 22% Dilapidated 10 17% Total 60 100% Source: PMC Housing Conditions Survey, December 2013 Butte County Housing Needs Assessment 76 Butte County Housing Needs Assessment 77 Magalia Units surveyed in the Magalia area (see Figure 3) comprised 35 percent of total units surveyed, or 140 units, the highest percentage of total units surveyed. Surveyed units in the Magalia area had the highest percentage of dilapidated units with a greater need for repairs. As shown in Table 3, approximately 51 percent of the surveyed units, or 72 units, were dilapidated, with an additional 6 percent in need of substantial repair. Units in sound condition that are well maintained and structurally intact comprised 17 percent of surveyed units in the Magalia area. Table 3: Magalia Condition Number of Units Surveyed Percentage Sound 24 17% Minor 14 10% Moderate 22 16% Substantial 8 6% Dilapidated 72 51% Total 140 100% Source: PMC Housing Conditions Survey, December 2013 Butte County Housing Needs Assessment 78 Butte County Housing Needs Assessment 79 Palermo Within the Palermo area (see Figure 4), 100 units were surveyed (25 percent of total units surveyed). Table 4 depicts the condition of the structures surveyed within the Palermo area. Approximately 25 percent of the structures surveyed were in sound condition, 13 percent needed minor repairs or one major repair, while 25 percent of the structures were in moderate condition. Additionally, another 37 percent were in need of substantial repair or dilapidated. Table 4: Palermo Condition Number of Units Surveyed Percentage Sound 25 25% Minor 13 13% Moderate 25 25% Substantial 10 10% Dilapidated 27 27% Total 100 100% Source: PMC Housing Conditions Survey, December 2013 Butte County Housing Needs Assessment 80 Butte County Housing Needs Assessment 81 South Oroville Within the South Oroville area (see Figure 5), 100 units were surveyed (25 percent of total units surveyed). Approximately 20 percent of surveyed units in this area were in sound condition, with another 20 percent in need of minor repairs or one major repair. A significant portion, 31 percent, were in need of moderate repair, with 12 percent in need of substantial repair, and 17 percent in dilapidated condition. Table 5: South Oroville Condition Number of Units Surveyed Percentage Sound 20 20% Minor 20 20% Moderate 31 31% Substantial 12 12% Dilapidated 17 17% Total 100 100% Source: PMC Housing Conditions Survey, December 2013. Butte County Housing Needs Assessment 82