Crescent City City Council
December 5, 2022

DRAFT HOUSING

ELEMENT UPDATE
2022-2030
November 2022
City of Crescent
City

City of Crescent City 2022–2030 Housing Element
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Table of Contents
List of Tables ................................................................................................................................................... ii List of Figures ................................................................................................................................................. iii Abbreviations and Acronyms ........................................................................................................................... iv Chapter 1 Introduction ................................................................................................................................... 1 Purpose .......................................................................................................................................................... 1 General Plan Consistency ............................................................................................................................... 1 Regional Housing Needs Allocation ................................................................................................................ 2 Data Sources.................................................................................................................................................. 2 Chapter 2 Public Participation ......................................................................................................................... 3 Chapter 3 Housing Goals, Objectives, and Programs ........................................................................ 4 Implementation Programs.............................................................................................................................. 5 Quantified Objectives................................................................................................................................... 12 Chapter 4 Evaluation of the Previous Housing Element .................................................................................. 13 Chapter 5 Community Profile ........................................................................................................................ 26 Population Characteristics............................................................................................................................ 26 Population Growth ....................................................................................................................................... 26 Employment Trends..................................................................................................................................... 29 Household Characteristics............................................................................................................................ 30 Housing Stock Characteristics....................................................................................................................... 33 Housing Costs and Affordability ................................................................................................................... 36 Assisted Units at Risk of Conversion............................................................................................................. 37 Special Needs Groups................................................................................................................................... 38 Chapter 6 Housing Resources and Opportunities ........................................................................................... 45 Regional Housing Need ................................................................................................................................ 45 Unaccommodated Need .............................................................................................................................. 45 Adequate Sites Inventory and Analysis......................................................................................................... 45 Chapter 7 Affirmatively Furthering Fair Housing ............................................................................................ 55 Introduction ................................................................................................................................................. 55 Fair Housing Enforcement and Outreach Capacity....................................................................................... 55 Integration and Segregation Patterns and Trends........................................................................................ 56 Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) and Concentrated Areas of Affluence........ 59 Disparities in Access to Opportunity............................................................................................................. 63 Findings and Programs Affirmatively Furthering Fair Housing ..................................................................... 74 City of Crescent City 2022–2030 Housing Element
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Chapter 8 Constraints on the Development of Housing .................................................................................. 75 Governmental Constraints ........................................................................................................................... 75 Local Processing and Permit Procedures...................................................................................................... 79 Nongovernmental Constraints ..................................................................................................................... 85 Chapter 9 Residential Energy Conservation ................................................................................................... 92 Energy Conservation Resources................................................................................................................... 92 Appendix 1 – Glossary ................................................................................................................................... 95 List of Tables
Table 1-1 Future Housing Needs (2018–2030)......................................................................................................2 Table 3-1 Quantified Objectives by Income Category (2022–2030)....................................................................12 Table 5-1 Population Growth (2010-2019)..........................................................................................................26 Table 5-2 Population Projections (2010–2060)...................................................................................................26 Table 5-3 Department of Finance Population Projection (2020-2050) ...............................................................27 Table 5-4 Population by Age (2019) ....................................................................................................................29 Table 5-5 Employment by Industry (2019)..........................................................................................................29 Table 5-6 Household Characteristics (2019)........................................................................................................30 Table 5-7 Overcrowded Households (2019)........................................................................................................31 Table 5-8 State Income Limits (2022), Del Norte County ....................................................................................32 Table 5-9 Housing Cost as a Percentage of Household Income by Tenure (2017) ..............................................32 Table 5-10 Residential Vacancy Rate (2019) .......................................................................................................33 Table 5-11 Vacancy Status (2019) .......................................................................................................................34 Table 5-12 Household Tenure (2019)..................................................................................................................34 Table 5-13 Housing Units by Type (2021)............................................................................................................34 Table 5-14 Age of Housing Stock (2019)..............................................................................................................35 Table 5-15 Housing Condition Summary (2015)..................................................................................................35 Table 5-16 Median Home Sales Price (2022).......................................................................................................36 Table 5-17 Affordable Housing Costs by Income Category (2022) ......................................................................37 Table 5-18 Subsidized Housing in Crescent City (2021).......................................................................................37 Table 5-19 Senior Households (2019) .................................................................................................................38 Table 5-20 Persons with Disabilities by Disability Type (2019)............................................................................39 Table 5-21 Persons with Developmental Disabilities (2021) ...............................................................................40 Table 5-22 Large Families by Tenure (2019)........................................................................................................41 Table 5-23 Single-parent Households (2019) ......................................................................................................42 Table 5-24 Farmworkers (Del Norte County) ......................................................................................................43 Table 5-25 Homelessness Services (2019)...........................................................................................................44 City of Crescent City 2022–2030 Housing Element
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Table 6-1 Regional Housing Need (September 15, 2022–September 15, 2030) .................................................45 Table 6-2 Inventory of Vacant Land Available for Residential Development.......................................................47 Table 6-3 Sample Projects and Percentage of Maximum Density Built...............................................................52 Table 6-4 Comparison of Regional Growth Need and Residential Sites ..............................................................54 Table 8-1 Land Use Designations.........................................................................................................................75 Table 8-2 Land Use Zones and Densities.............................................................................................................77 Table 8-3 Typical City Permit Process and Timelines...........................................................................................79 Table 8-4 Typical Processing Procedures by Project Type...................................................................................80 Table 8-5 Planning Permit Fees (2022)................................................................................................................83 Table 8-6 Interest Rates......................................................................................................................................85 Table 8-7 Land Costs ...........................................................................................................................................85 Table 8-8 Housing Types Permitted by Zoning District........................................................................................89 List of Figures
Figure 5-1 Project Location Map .........................................................................................................................28 Figure 6-1 Vacant Sites Inventory........................................................................................................................53 Figure 7-1 Diversity Index (Crescent City) ...........................................................................................................57 Figure 7-2 Diversity Index (Del Norte County).....................................................................................................58 Figure 7-3 TCAC Opportunity Areas (Composite Score) ......................................................................................60 Figure 7-4 Median Income ..................................................................................................................................61 Figure 7-5 Poverty Status....................................................................................................................................62 Figure 7-6 TCAC Opportunity Areas (Education Score) .......................................................................................65 Figure 7-7 Jobs Proximity Index...........................................................................................................................66 Figure 7-8 TCAC Opportunity Areas (Environmental Score)................................................................................67 Figure 7-9 Housing Choice Vouchers...................................................................................................................69 Figure 7-10 Predominant Population (White Majority Tracts) ............................................................................72 Figure 7-11 Subsidized Housing ..........................................................................................................................73 City of Crescent City 2022–2030 Housing Element
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Abbreviations and Acronyms
AB Assembly Bill
ACS American Community Survey
ADU Accessory Dwelling Unit
AFFH Affirmatively Further Fair Housing
AFY acre feet per year
AMI Area Median Income
APR Annual Percentage Rate
APR Annual Progress Report
C-1 Downtown Business District
C-2 General Commercial District
CCMC Crescent City Municipal Code
CDBG Community Development Block Grant
CF cubic feet
CHAS Comprehensive Housing Affordability Strategy
City City of Crescent City
C-M Commercial Manufacturing District
CSZ Cascadia Subduction Zone
CW Waterfront Commercial District
CZ Coastal Zone
CZ-CW Coastal Zone Waterfront Commercial District
CZ-R1 Coastal Zone Low Density Residential District
CZ-R1B Coastal Zone Low Density Residential Beach District CZ-R2 Coastal Zone General Business District
DDS California Department of Developmental Services
DFEH Department of Fair Employment and Housing
EDS Environmental Domain Score
ELI Extremely Low Income
FHEO Fair Housing and Equal Opportunity
HAMFI HUD Area Median Family Income
HCD California Department of Housing and Community Development HCV Housing Choice Vouchers
HI Household Income
HUD United States Department of Housing and Urban Development City of Crescent City 2022–2030 Housing Element
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Abbreviations and Acronyms (cont’d)
ITC Investment Tax Credit
JADU Junior Accessory Dwelling Unit
LAFCo Local Agency Formation Commission
LEED Leadership in Energy and Environmental Design
LHA Local Housing Authority
LIHTC Low Income Housing Tax Credit
LSNC Legal Services of Northern Calif
MASH Multi-family Affordable Solar Housing
MGY million gallons per year
MHP Mobile Home Park
MTJ Mendocino Triple Junction
NOFA Notices of Funds Availability
PF Public Facility District
PIT Point in Time
PUD Planned Unit Development
R/ECAP Racially or Ethnically Concentrated Areas of Poverty R-1 Low Density Residential District
R-2 Moderate Density Residential District
R-3 High Density Residential District
RCAA Racially Concentrated Areas of Influence
RCAA Redwood Community Action Agency
RCEA Redwood Coast Energy Auth
RCRC Redwood Coast Regional Center
RHNA Regional Housing Needs Allocation
RHNP Regional Housing Needs Plan
RP Residential-Professional District
SASH Single-family Affordable Solar Housing
SB Senate Bill
SFRE Single-family Residential Equivalent
SRO Single-room Occupancy
TCAC California Tax Credit Allocation Committee
USDA United States Department of Agriculture
UV Ultraviolet
VLI Very Low Income
City of Crescent City 2022–2030 Housing Element
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Abbreviations and Acronyms (cont’d)
VMT Vehicle Miles Traveled
WWTF Wastewater Treatment Facility
ZNE Zero Net Energy
City of Crescent City 2022–2030 Housing Element
1 Chapter 1 Introduction
Purpose
The purpose of the Housing Element is to identify housing solutions that solve local housing problems and meet or exceed the Regional Housing Needs Allocation. The City of Crescent City (City) recognizes the provision of adequate housing is best met through various resources and interest groups. This element establishes the local goals, policies, and programs the City will implement and/or facilitate to address the identified housing issues.

As described in Chapter 2, efforts were made to include all economic segments of the community in the development of this update to the Housing Element.

State law requires the Housing Element to be consistent and compatible with other General Plan elements. The Housing Element should provide clear policy direction for making decisions pertaining to zoning, subdivision approval, housing allocations, and capital improvements. Government Code Sections 65580 through 65589 mandates the content of the Housing Element and requires an analysis of:
▪ Population and employment trends;
▪ The City’s fair share of the regional housing needs;
▪ Housing stock and household characteristics;
▪ An inventory of land suitable for residential development; ▪ Governmental and non-governmental constraints on the improvement, maintenance, and development of housing;
▪ Special housing needs;
▪ Opportunities for energy conservation; and
▪ Publicly assisted housing projects that may convert to market rate housing projects.

The purpose of these requirements is to develop an understanding of the existing and projected housing needs within the community and to set forth policies and schedules promoting the preservation, improvement, and development of diverse housing types available at a range of costs.

General Plan Consistency
The City’s General Plan provides goals relating to protection and utilization of resources, development consistent with service levels, and it establishes both opportunities for development and constraints against development.

Any proposed land use must be compared with the entire General Plan to determine if the project is consistent with the basic land use designation and does not adversely affect an overlaying constraint. The Introduction to the General Plan lists the locations of all components of the General Plan.

The Housing Element update has been analyzed for consistency with the City’s General Plan and does not propose any goals, policies, or programs that are considered contrary to General Plan goals, policies, and programs. No changes are proposed to the existing General Plan land use designations. The City will review and revise the Housing Element as necessary for consistency when amendments are made to the General Plan.

City of Crescent City 2022–2030 Housing Element
2 Regional Housing Needs Allocation
As directed in State Government Code Section 65584, the California Department of Housing and Community Development (HCD) determines the existing and projected housing need for distinct regions in the state. In consultation with HCD, Del Norte County is required to adopt a Regional Housing Needs Plan (RHNP) that allocates a share of the regional housing need to cities. The projection period for the City’s RHNA plan began December 31, 2018 and ends September 15, 2030. The Housing Element planning period is for a total of eight years beginning September 15, 2022 and ending September 15, 2030.

Table 1-1 lists the breakdown of the RHNA for the City, by income group, for the 2018–2030 period.

Table 1-1 Future Housing Needs (2018–2030)
Income Category 2018–2030 RHNA
Very Low 39
Low 22
Moderate 27
Above Moderate 101
Total 189
Source: California Department of Housing and Community Development Data Sources
In preparing the Housing Element, various sources of information were used. The City relied on the US Census, American Community Survey (ACS), California Department of Finance, and other local sources as available.

The US Census, which is completed every 10 years, is an important source of information for the community profile. It provides the most reliable and in-depth data for demographic characteristics of a locality. The ACS is conducted by the US Census Bureau and provides estimates of numerous housing-related indictors based on samples averaged over a five-year period. This Housing Element reflects the data provided from HCD and the 2015-2019 ACS data. It should be noted that the ACS data can have a large margin of error for certain communities, so the data may not always be accurate. In the City’s case, the 2019 ACS data was relatively comparable to the 2020 decennial census data.

The California Department of Finance is another source of valuable data and is more current than the census.

However, the Department of Finance does not provide the depth of information found in the US Census Bureau reports. Whenever possible, Department of Finance data and other local sources were used in the Housing Needs Assessment in order to provide the most current profile of the community.

City of Crescent City 2022–2030 Housing Element
3 Chapter 2 Public Participation
The California Department of Housing and Community Development (HCD) requires that local governments make a diligent effort to achieve the public participation of all economic segments of the community.

During the Housing Element update process, the City made diligent efforts to reach all segments of the community. Public input on housing needs and strategies is critical to developing appropriate and effective City housing programs.

This section is intentionally left blank and will be completed after the City’s public review process is completed.

City of Crescent City 2022–2030 Housing Element
4 Chapter 3 Housing Goals, Objectives, and Programs
The City of Crescent City’s (City) goals, policies and objectives are intended to accomplish the broad State housing goals and requirements as appropriate for City’s particular needs and circumstances. The format and organization of the goals and policies of the City’s Housing Element are slightly different than the other chapters of the General Plan. Rather than a set of policies for each goal, the goals and policies have been grouped together, as many of the policies are applicable to multiple goals.

Goal HG-1: Assure adequate, safe, cost-effective and energy-efficient housing opportunities for all segments of the community, while maintaining the quality living environment and character of the City of Crescent City, by planning for and enabling the development of balanced residential neighborhoods with access to affordable housing, community facilities, and public services, including transit.

Community Housing Policies
HP-1.1 Review new residential development for consistency with the character of the community and blend with existing development, while at the same time, ensure sustainability and environmental protection.

HP-1.2 Encourage compatible multi-family developments on feasible lots in the Moderate density (R-2), High Density Residential (R-3), Residential-Professional (RP), Downtown Business (C-1), General Commercial (C-2), and Commercial Waterfront (C-W) zones by adhering to minimum density standards and streamlining the application review process.

HP-1.3 The Municipal Code allows manufactured housing to be permitted on sites where single-family dwellings would otherwise be allowed.

HP-1.4 Promote conservation and improvement of the existing housing stock, with emphasis on older structures. Specific areas of concern include energy efficiency, electrical wiring, foundation stability, and prevention of water damage.

HP-1.5 Conserve the City’s older housing stock and its historical and cultural heritage through preservation and innovative reuse of older structures, utilizing the Secretary of Interior’s Standards for the Treatment of Historic properties.

HP-1.6 Encourage the use of private-initiated and / or publicly- funded programs to provide housing for lowand moderate-income families, and pursue as feasible, appropriate, applicable local, State, and Federal housing and economic development programs. As pertinent information becomes available, develop a program for notifying residents of the availability of housing programs and funding.

HP-1.7 It is every citizen’s responsibility to be involved in their property maintenance efforts to improve the housing stock and overall neighborhood quality.

Goal HG-2: Provide for adequate housing for persons with special housing needs such as target income groups, seniors, disabled, students, and single-parent-headed households.

City of Crescent City 2022–2030 Housing Element
5 Special Needs Housing Policies
HP-2.1 Discrimination in housing based on race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, or genetic information is not permitted (Government Code Section 12955- 12956.2). Support appropriate safeguards to ensure fair housing opportunities.

HP-2.2 Encourage provisions for access for the disabled in new or rehabilitated residential and commercial developments by considering exceptions or revisions to City ordinances, allowing more flexibility related to uses, density, reduced setbacks, or other incentives, to provide reasonable accommodation or improve living conditions of residents.

HP-2.3 Encourage new residential development in the City to specifically address special housing needs such as target income groups, seniors, disabled, students, and single-parent households, by providing flexibility in development standards such as smaller yards, low-maintenance landscaping, limited mobility fixtures, and appropriately sized parking areas.

HP-2.4 Encourage the County to allow a variety of housing types in the residential areas surrounding the City.

Consider entering into a multi-jurisdictional agreement to provide housing and/or shelter for homeless persons.

Implementation Programs
P‐1 Zoning Ordinance Amendment. Consider amending the Zoning Ordinance to address the following:
− Promote Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in accordance with State law (e.g., Assembly Bill [AB] 2299 and Senate Bill [SB] 1069, as amended) and local neighborhood compatibility. Developers proposing new housing units will be encouraged to incorporate ADUs into their project.
− Manufactured housing/Mobile homes. Allow and define manufactured housing and mobile homes in the same manner and in the same zone as conventional or stick‐built structures are permitted (Government Code Section 65852.3).
− Single Room Occupancy Units (SROs). Allow S R O s , a s principally permitted in the H i g h D e n s i t y R e s i d e n t i a l ( R - 3) , Residential-Professional (RP), Business Commercial (C-1) and Commercial Waterfront (CW) zones.
− Transitional and Supportive Housing. Allow transitional and supportive housing as permitted uses subject to only the same restrictions on residential uses contained in the same type of structure.
− Emergency Shelters. To allow additional flexibility for shelter occupants and to allow a larger variety in size of shelters, amend emergency shelter requirements in the Public Facility (PF)zone to extend the maximum stay and to increase the maximum number of beds allowed without discretionary review per State law. Include objective standards for security plan approval (SB2). − Include provision for low-barrier navigation centers as required by AB 101. − Develop a table of a full diversity of housing types and define where and what process is required for their development. Encourage missing middle-density housing types (e.g., duplexes, triplexes, fourplexes, courtyard buildings) to support affordable housing.

City of Crescent City 2022–2030 Housing Element
6 − Revise the existing Site Plan and Architectural Review section to list objective design standards and ministerial review for certain types of housing development projects, thereby reducing the need to obtain approval from the Planning Commission.
− Employee Housing. Comply with the State Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6).
− Density Bonus. Comply with state density bonus law (Government Code Section 65915, as revised). Revise the City’s Zoning Ordinance to be consistent with State law. − Reasonable Accommodation. Update the City’s Reasonable Accommodation Ordinance (17.92) to be consistent with State Law.
− Residential Care Facilities. Allow for residential care homes with six or fewer persons by‐right in all residential zones, subject only to the same restrictions in that zone; and allow larger group homes of seven or more persons in the C-1 zoning district with a conditional use permit. − Amend the ZoningOrdinance to update its definition of “family” to be consistent with the State’s definition, as amended.
− Allow for compatible multi-family residential development in a mixed-use project by-right (only subject to Site Plan and Architectural review) in the C-1 Zoning District. − Consider maximizing the use of vacant or underdeveloped parcels by eliminating or reducing certain limitations for housing developments in which at least 20 percent of the units are affordable to lower‐income households. The City shall encourage multi-family development at high-density rates as prescribed by the General Plan. This includes providing flexibility in development standards (reduced setbacks, reduced parking, increased building heights, etc.) to serve as incentives for multi-family development.

Responsibility: City Council, Planning Commission, and Planning Staff.

Time Frame: Annually amend the Zoning Code (each May) to consider the above actions to appropriately encourage housing.

Funding Source: General Fund and/or grant funds.

P‐2 General Plan Review. The City will review the City’s Safety and Conservation Elements and any other General Plan Elements, as required, and ensure compliance with State General Plan Guidelines and State Law. In addition, the City will annually review the effectiveness of the programs in the Housing Element and make revisions as appropriate, including monitoring the effectiveness of programs to accommodate the Regional Housing Need. If programs are not effective in making progress toward the Regional Housing Need, the City will determine the steps necessary to remove constraints to achieve housing goals.

Responsibility: City Council, City Clerk, and Planning Staff.

Time Frame: Review annually by April of each year. Monitor the Housing Element programs annually and submit the Annual Progress Report (APR) to HCD by April each year.

Funding Source: General Fund and/or grant funds.

City of Crescent City 2022–2030 Housing Element
7 P‐3 Housing Rehabilitation. Encourage new and rehabilitated units to include weatherization improvements, such as ceiling and floor insulation, caulking, and weather‐stripping, and disseminate energy conservation information for existing housing by publicizing and / or providing information regarding energy audit andweatherization programs, such as those through the Senior Center, Pacific Power, and Energy Upgrade CaliforniaTM, as they become available. Collaborate with Del Norte County, the State of California, and local non-profits to establish a housing rehabilitation program that offers weatherization services. These include more substantial efforts including reroofing, and replacing dry rot in walls, etc.

Responsibility: City Council, Planning Commission, and Building Official.

Time Frame: Set up a process by April 2023, ongoing as projects are processed.

Funding Source: General Fund and/or grant funds.

P‐4 Housing rehabilitation Consider requesting an organization involved in housing rehabilitation (eg., Redwood Community Action Agency [RCAA]) to survey the City’s housing stock as an initial step for reestablishing a housing rehabilitation program for targeted income groups. Once the survey is completed, the City, with the organization, will pursue funding and programs as appropriate.

Responsibility: City Council.

Time Frame: Reach out to a housing rehabilitation organization by March 2024. If funding is available, complete survey by December 2023. Pursue funding and programs at least twice in the planning period.

Funding Source: General Fund and/or grant funds.

P‐5 Reserved for program to be added after community input is received Responsibility:

Time Frame:

Funding Source:

P‐6 Home Occupations. The City will continue to encourage appropriately licensed/permitted home occupation businesses, including those related to recreation/tourism, to a reasonable extent, to improve the City’s economy, promote affordable housing, and increase living wage employment opportunities by implementing the following actions:
− Permit at least one (1) licensed day care or nursery school operation where appropriate − Increase tourism revenues by promoting community events − Increase opportunities for development of cottage industries / home occupations that are compatible with neighborhood character and environmental constraints − Permit appropriate and necessary ancillary services to the recreational and commercial fishing industry
Responsibility: City Council, City Clerk, and City Staff.

City of Crescent City 2022–2030 Housing Element
8 Time Frame: As feasible, hold annual meetings between the City Council and Business Community.

Funding Source: General Fund and/or grant funds.

P‐7 Housing Authority Support. The City will continue to collaborate with and support the Housing Authority. The Housing Authority will maintain its programs, including the Housing Choice Voucher program and landlord education program, as one primary method of providing low-income housing within the City. The Housing Authority will monitor indications that assisted rental units may convert to market rate, and as such, these “at risk” developments/units will be included in the General Plan APR. The Housing Authority will coordinate with United States Department of Housing and Urban Development (HUD) on the issuance of HUD preservation vouchers, should an eligible local projectbased assisted housing complex, which is eligible; opt out of their contract with HUD to rent their units at market rates.

Responsibility: Housing Authority and Planning Staff.

Time Frame: Ongoing throughout the planning period.

Funding Source: General Fund, HUD, and/or grant funds.

P‐8 Program Advertising As resources are available, publicize available programs regarding the following topics through a local community newsletter, water billing, and/or City website:
− Subsidized Housing Programs
− Shared Housing Opportunities
− Available day care/nursery school programs
− Permit process to become a licensed day care provider − Available adult day care program
− Fair Housing Practices
− Nearby Social Services
− Housing Rehabilitation Programs, Weatherization Programs − Local Employment Opportunities
− Energy efficiency and conservation programs
− Grant funding opportunities
− AFFA
− Density Bonus
− Reasonable Accommodation
Responsibility: City Council and City Clerk.

Time Frame: Ongoing, as programs are available.

Funding Source: General Fund and/or grant funds.

P‐9 Developmental Disability Housing Services. Coordinate with the Redwood Coast Regional Center and City Housing Authority to implement an outreach program that informsfamilies in the City City of Crescent City 2022–2030 Housing Element
9 about housing and services available for persons with developmental disabilities. The program could include developing an informational brochure and directing people to service information on the City’s website.

Responsibility: City Council, City Clerk, and Planning Staff.

Time Frame: Develop an outreach program within two years of adopting the 6th planning cycle Housing Element to assist persons with development disabilities.

Funding Source: General Fund and/or grant funds.

P‐10 At-risk Housing. To ensure that assisted affordable housing remains affordable, the City will monitor the status of all affordable housing projects and, as their funding sources near expiration, will work with owners and other agencies to consider options to conserve such units. The City will also provide technical support to property owners and tenants regarding proper procedures relating to noticing and options for conservation of properties.

Responsibility: City Council, City Clerk, Housing Authority, and Planning Staff.

Time Frame: On going as project approaches expiration.

Funding Source: General Fund and/or grant funds.

P‐11 Water Supply. To comply with SB 1087, the City, as the water provider, will allocate water service allocations to proposed developments for a minimum of 62 units affordable to lower‐income households.

Responsibility: City Council, City Clerk, and Planning Staff.

Time Frame: Set up a process by May 2024, ongoing as projects are processed.

Funding Source: General Fund and/or grant funds.

P‐12 Objective Design Standards. Utilize available fund (e.g., SB2, LEAP, REAP) to develop objective design standards aimed at streamlining permit review, ensuring maintenance of public health, safety, and general welfare for City residents, as part of the City’s Site Plan and Architectural Review.

Responsibility: City Council, City Manager, and Planning Staff.

Time Frame: By the end of 2023 or grant funding deadlines (whichever comes later).

Funding Source: SB2/LEAP.

P‐13 Lot Consolidations. Facilitate lot consolidations on lots too small or determined difficult to develop in their current state by developing a ministerial lot merger process, consistent with the State Subdivision Act. Offer incentives (streamlined process) to developers willing to purchase multiple parcels with the intent of consolidating them to develop mixed-use or affordable housing.

Responsibility: City Council, Public Works Director, City Manager, and Planning Staff.

City of Crescent City 2022–2030 Housing Element
10 Time Frame: O n g o i n g as projects are processed.

Funding Source: General Fund and/or grant funds.

P‐14 SB 35 Streamlining. The Citywill advertise procedures and other guidance as appropriate to specify the SB 35 streamlining approval process and standards for eligible projects, as set forth under Government Code Section 65913.4.

Responsibility: City Council, Planning Commission, and Planning Staff.

Time Frame: Annually review, develop a SB 35 streamlining approval process by January 2025.

Funding Source: General Fund and/or grant funds.

P‐15 Energy Conservation. Continue to require all projects to comply with the current version of Title 24 of the California Building Standards Code.

Responsibility: City Building Inspector.

Time Frame: Ongoing, as projects are processed.

Funding Source: General Fund and/or grant funds.

P‐16 Affirmatively Further Fair Housing (AFFH). The City has designated the City Housing Authority as the fair housing agency for the City. The City shall develop a plan with the Housing Authority to reevaluate consistency with the AFFH requirements. The AFFH Plan shall state actionsto address significant disparities in housing needs and access to opportunity for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 [commencing with Section 12900] of Division 3 of Title 2), Section 65008, and other relevant state and federal fair housing and planning law.

Specific actions could include but are not limited to:
− Continue to provide dedicated staff that investigates fair housing complaints and enforces fair housing laws.
− Facilitate public education and outreach by creating informational flyers on fair housing that will be made available at public counters, libraries, and on the City’s website. − City Council meetings will include a fair housing presentation at least once per year. − Actively recruit residents from neighborhoods of concentrated poverty to serve or participate on boards, committees, and other local government bodies. − Develop a proactive code enforcement program that holds property owners accountable for providing safe, healthy, and maintained properties.
− Provide education to the community on the importance of completing Census questionnaires. − Review the Zoning Code and other City codes and policies for consistency with the fair housing law.

City of Crescent City 2022–2030 Housing Element
11 − Review public investments to ensure equitable distribution of public facilities, services, and infrastructure to all areas of the community.

Responsibility: City Council, Planning Commission, and Housing Authority.

Time Frame: Create Plan by May 2024 and implement on an ongoing basis.

Funding Source: General Fund and/or grants funds
P‐17 First time Homebuyers. As Notices of Funding Available (NOFAs) are released, apply for available grant funding through the CalHome or other programs to assist individual first‐time homebuyers through deferred‐payment loansfor down payment assistance, home rehabilitation, acquisition and rehabilitation, homebuyer counseling, self‐help mortgage assistance, or technical assistance for self‐help homeownership.

Responsibility: City Council, Planning Commission, and Housing Authority.

Time Frame: Annually apply as NOFAs are released.

Funding Source: CalHome and other available funding sources.

P‐18 Low Barrier Navigation Centers. Review the City’s Zoning Ordinance and make revisions if necessary, to provide low barrier navigation services for the homeless per Government Code 65660‐65668 AB 101 (2019).

Responsibility: City Council, Planning Commission, and City Staff.

Time Frame: Review zoning by May 2024. Make revisions by end of 2024.

Funding Source: General Fund and/or grant funds.

P‐19 Housing Law Support. The City will encourage state legislators to refrain from the practice of introducing/passing statewide applicable housing laws that are only suited for urban areas, and to consider instead the specific needs and opportunities for housing in rural areas. The City will consider the State’s priority of subsidized housing and pursue funding opportunities when it is appropriate for rural areas such as Crescent City.

Responsibility: C i t y C o u n c i l , Housing Authority, and City Staff.

Time Frame: Ongoing throughout the planning period.

Funding Source: General Fund, HUD, and/or grant funds.

City of Crescent City 2022–2030 Housing Element
12 Quantified Objectives
Based on the policies and actions outlined above, the following objectives represent a reasonable expectation of the number of new housing units that will be developed, rehabilitated, or conserved and the number of households that will be assisted over the eight year planning period. Table 3-1 illustrates the City’s reasonable expectations for development during the planning period.

Table 3-1 Quantified Objectives by Income Category (2022–2030) Extremely
Low
Very
Low
Low Moderate
Above
Moderate
Total
New Constructiona 19 20 22 27 101 189
Rehabilitationb 6 4 10
Preservationc
Total 19 20 22 33 105 199
Source: City of Crescent City, July 2022
a New construction objectives are based on the Regional Housing Needs Allocation from the 6th planning cycle. It is assumed that approximately 50% of the very low income RHNA is allocated towards extremely low income b There is not currently a funded rehabilitation program in place within the City to assist low-income persons with rehabilitation of existing housing units. Therefore, it is anticipated that rehabilitation efforts would be focused on moderate and above moderate units.
c City staff have indicated that there are zero units at risk at this time based upon available information.

City of Crescent City 2022–2030 Housing Element
13 Chapter 4 Evaluation of the Previous Housing Element The following table provides the implementation progress of the City’s housing programs from the last Housing Element adopted by the City, which was in 2016 during the 5
th planning cycle. As a part of this review and evaluation, the housing programs from the 2016 Housing Element have been modified to be consistent with the 6
th planning cycle.

Goal Action Result/Evaluation Continue/Modify/Delete
GOAL A:

To support opportunities
for the development of
housing meeting quantified
objectives of the City

A.1.1 The City shall annually monitor its housing
development activities to ensure satisfactory
progressis achieved toward meeting its quantified
housing objectives. Annual reports shall be made to
the Planning Commission and City Council, provided
in conjunction with the annual General Plan Progress
Report.

Annual Progress Reports have been
filed, beginning in 2017. Annual
reports are now and will continue to
be made to the Planning Commission
and City Council, provided in
conjunction with the annual General
Plan Progress Report.

City received SB 2/LEAP funding to
help implement this process.

Delete. Program is being
implemented and no longer
needed to be stated as a
separate action.

A.2.1 The City shall encourage multi-family
residential development in the upper half of the
density ranges prescribed by the General Plan and
Zoning Ordinance, subject to development
entitlement, environmental, and related applicable
City review and approval actions. Per state density
bonus law, on a case-by-case basis, the City will work
with developers who agree to build projects that
have a realistic unit capacity greater than half of the permitted density, provide flexibility in development
standards (such as reduced setbacks, reduced
parking requirements, and increased height limits),
and promote density bonuses to increase densities.

During the 4th planning cycle, the City
received one application for highdensity residential development. The City provided a density bonus of 35%
for the proposed senior housing
project. However, the project was not
awarded tax credit funding because
senior housing was not a State priority
to receive subsidized funding. Action
listed in Housing Element policies but
not zoning ordinance.

City received SB 2/LEAP funding to
help implement this process. Zoning
ordinance amendment anticipated in
2023.

Modify. This program was
modified and is now
Implementation Program P-1.

City of Crescent City 2022–2030 Housing Element
14 Goal Action Result/Evaluation Continue/Modify/Delete A.3.1 The City shall advise residential and mixed-use
(commercial/residential) developers of the potential
use of the Planned Unit Development (PUD) Overlay
Zone when discussing potential development
projects. The City shall also support such
development proposals, subject to development
entitlement, environmental, and related applicable
City review and approval actions.

When working with developers, the
City explores all options that are
allowed under the CCMC (Municipal
Code) and the City supports housing
development including PUDs. No
applicable projects submitted.

Delete. The City already takes
these actions in proposal
reviews.

A.4.1 The City will apply applicable development
standards to new residential developments as a
means of ensuring maintenance of public health,
safety, and general welfare for City residents.

The City reviews all proposed
development through the
Architectural Review process,
and all projects are further
reviewed through the Building
Department plancheck/permitting
process. The City received SB 2/LEAP
funding to help implement design and
performance standards as part of SB2.

Zoning ordinance amendment
anticipated in 2023.

Modify. This program was
modified and is now
Implementation Program P12.

A.5.1 The City will continue to implement capital
improvement and maintenance programs in support
of new development.

In 2010, the City completed a $40
million upgrade to the municipal
wastewater treatment plant, ensuring
there will be sufficient capacity for
future development for the next 20
years or longer. In 2012, the City
replaced the 2nd Streetsewer mainline
to ensure the wastewater treatment
infrastructure is adequate.

Delete. This is an established
regular practice within the
City and in order to
streamline the Housing
Element, this program (not
it’s prescribed actions) is not
necessary.

A.6.1 and A.6.2 were deleted from the 5th cycle
Housing Element
City of Crescent City 2022–2030 Housing Element
15 Goal Action Result/Evaluation Continue/Modify/Delete A.7.1 The City will allow for flexibility in density and design standards including encouraging the use of
small residential lots through reduced setbacks,
increased height limits, and increased lot coverage
to help facilitate a variety of housing for lowerincome and special needs groups which will include multi-family, single-family, and mixed-use product
types.

The CCMC allows a variety of building
heights, setback standards, and lot
coverage for housing development,
depending on the zoning district.

There were several requests for
departures from zoning regulations
during the 5th planning cycle,
particularly for reduced setbacks and
fence locations, and these were
approved to allow residential
development.

Modify. This program was
modified and is now
Implementation Programs P-1
and P-13.

Goal B:

To assist in the
development of adequate
housing to meet the needs
of extremely low-, very
low-, low-, and
moderate-income
households

B.1.1 was deleted from the 5th cycle Housing
Element
B1.2 The City, working with the Housing Authority,
local non-profit agencies, or developers, will actively support and encourage the development of one or
more projects with an aggregate goal of 33
extremely low-, very low-, and low-income
residential units, which would meet the quantified
objectives of the City. The City shall continue to
provide technical information and/or support to the
development of affordable housing projects. This
could include assistance such as locating appropriate
sites, identifying issues of concern, referral of
developers to funding or program agencies,
considering zero-interest loans for sidewalks,
deferred agreements, loans or grants, parking and
The Crescent City Municipal Code
allows a variety of building heights,
setback standards, and lot coverage
for housing development, depending
on the zoning district. There were no
requests for departures from zoning
regulations during the 4th or 5th
planning cycles, but the City continues
to work individually with potential
applicants. Stakeholder interviews
indicate the lack of projects is not
related to any government constraints,
but on high land and development
costs and low wage jobs.

Modify. This program was
modified and is now found in
Implementation Program P-1.

City of Crescent City 2022–2030 Housing Element
16 Goal Action Result/Evaluation Continue/Modify/Delete setback waivers, preparing fee or timetable outlines,
and similar actions. Additionally, the City will
encourage local non-profit organizations and
targeted housing developers to undertake early
consultation with the appropriate agency regarding
siting and suitability of sites for development prior to their submittals for funding or permit review. The
City will assist in site identification and permit
coordination, and provide data or letters of support
for funding applications. The City will consider, on a
case-by-case basis, requests for bonus density or
other incentives, such as parking or setback waivers,
deferred agreements, loans, or grants. The City may
consider participation in CDBG or other grants if an
appropriate development agreement can be
developed.

B.1.2 The City will encourage the development of
housing for extremely low-income households
through a variety of activities such as coordinating
with potential housing developers, providing
financial assistance (when feasible) or in-kind
technical assistance or land write-downs, providing
expedited processing, identifying grant and funding
opportunities, applying for or supporting
applications for funding on an ongoing basis,
considering local funding, and/or offering additional
incentives beyond the density bonus. The City will
annually apply for funding as Notices of Funding
Availability (NOFA) are released and will provide
assistance as projects are processed through the
Planning Department.

In 2012, the City partnered with a
developer to construct a 28-unit
senior housing project in the C-1
district. However, the demise of the
Redevelopment Agency resulted in the
loss of approximately $1 million in setaside funding for housing projects. The project proponents were unable to
secure tax credits.

The City provided a density bonus of
35% for the proposed senior housing
project. However, the project was not
awarded tax credit funding because
senior housing was not a State priority
to receive subsidized funding.

Modify. This program was
consolidated into
Implementation Programs P17
City of Crescent City 2022–2030 Housing Element
17 Goal Action Result/Evaluation Continue/Modify/Delete B.1.3 and B.1.4 were deleted from the 5th cycle
Housing Element
B.1.5 The City and local non-profit organizations will
continue to make maximum use of public and
private resources to help meet identified housing
needs within the constraints of City and non-profit
budgets and staffing. The City will support the
commencement of a homebuyer’s assistance
program by non-profit housing organizations. The
City will continue to refer interested persons to the
Senior Center weatherization and rehabilitation
program.

There were no requests from nonprofit organizations for homebuyer’s assistance programs during the 5th
planning cycles. Although none of the
local non-profit organizations have
approached the City to establish a
program, the City is committed to
supporting the creation of a housing
rehabilitation or homebuyers’
program.

Modify. This program was
consolidated into
Implementation Program P-3,
P-4, P-8.

B.1.6 To ensure that there is a sufficient supply of
multi-family zoned land to meet the City’s regional
housing needs allocation (RHNA), the City will help
facilitate lot consolidations to combine small
residential lots into larger developable lots by
annually meeting with local developers to discuss lot
consolidation opportunities to accommodate
affordable housing units, including review of
contiguous sites, as shown in Appendix A Figure 3.

As developers/owners approach the City interested
in lot consolidation for affordable housing, the City
will offer the following incentives on a project-byproject basis: Allow affordable projects to exceed the maximum height limits; lessen setbacks, and/or
reduce parking requirements. The City will also
consider offsetting fees (when financially feasible)
and concurrent/fast-tracking of project application
reviews to developers who provide affordable
housing.

There were no requests f o r l o t
c o n s o l i d a t i o n s during the 5th
planning cycle. The City is committed
to supporting applicant requests for
lot consolidation and/ or departures
from the zoning ordinance to promote
housing on small lots.

Modify. This program was
modified and is now
Implementation Program P13.

City of Crescent City 2022–2030 Housing Element
18 Goal Action Result/Evaluation
Continue/Modify/
Delete
B.1.7 In order to continue to maintain a supply of
vacant land within the City limits to meet the City’s
RHNA and ensure that there is a sufficient supply of
land for higher-density housing, the City will amend
the Zoning Code to allow for residential
development in a mixed-use project by-right (only
subject to a Site Plan and Architectural review
process) in the Commercial Waterfront District (CW). Residential will be allowed at 60 units per acre.

The City is actively in the process of
considering amending the zoning ordinance
to allow for an expanded C-1 zone that allows
mixed use as a principally permitted use.

Modify. This program
was modified and is
now found within
Implementation
Program P-1.

B.2.1 The City shall continue to maintain housing
opportunities for all income groups by provision for
manufactured home use, PUD Overlay Zone,
clustered development, mixed use, and similar
methods to maximize density and minimize land
development and/or construction costs.

The Crescent City Municipal Code allows a
variety of building heights, setback
standards, and lot coverage for housing
development, depending on the zoning
district. There were no requests for
departures from zoning regulations during
the 5th planning cycle, but the City continues
to work individually with potential applicants.

Stakeholder interviews indicate the lack of
projects is not related to any government
constraints, but on high land and
development costs and low wage jobs.

Delete. This program is
repetitive and its intent
is met by other existing
or added programs.

B.3.1 The City shall promote the development of
mixed-use commercial and residential activities in its
C-1, C-2, C-W, and C-M districts by providing
appropriate incentives for development, by allowing
for departures from parking standards where
feasible, and exemption for residential uses from
zoning lot coverage limitations.

The City works to promote mixed-use
development by allowing departures from
parking standards where feasible. However,
it has not become necessary to enact a
departure from lot coverage standards in the
commercial districts. The C-1 district allows
up to 85% coverage and the City is actively
looking at amending the C-1 district to allow
greater lot coverage for residential uses. No
applicable projects submitted.

Delete. This program
was deemed repetitive.

See Implementation
Program P-1.

City of Crescent City 2022–2030 Housing Element
19 Goal Action Result/Evaluation
Continue/Modify/
Delete
B.4 The City shall continue the use of Site Plan and
Architectural Review to ensure that new residential
development is harmonious with the character of
the neighborhood surroundings.

While the review process will continue, the
City received SB 2/LEAP funding to help
implement ministerial approval as part of
SB2. Zoning ordinance amendment
anticipated in 2023.

Modify. This program
was modified and is
now Implementation
Program P-1
B.4.1 was deleted from the 5th cycle Housing
Element.

B.5.1 The Housing Authority will also seek to
maintain and, where possible, based on funding
opportunities, expand its programs in meeting the
housing needs of Crescent City residents. The City
will pursue grants, as appropriate, to support this
program.

This has been a successful program and is
expected to continue throughout the 6th
planning cycle.

Modify. This program
was modified and is
now Implementation
Program P-7.

B.5.2 The Housing Authority will continue to utilize,
to the fullest extent possible, its 590 vouchers under
the Housing Choice Voucher program. The Housing
Authority will maintain its program through 2019 by
using lower rent cost savings. The Housing Authority
will also continue its landlord education program in
order to provide candidates for replacement of units
which may be removed from the program.

The federal housing voucher program has
been the most effective means for the City
for providing low-income housing, yet
receives little credit through HCD for the City
providing low-income housing.

Modify. This program
was modified and is
now Implementation
Program P-7.

B.6.1 was integrated into B.1.2 and deleted from the
5th planning cycle Housing Element
City of Crescent City 2022–2030 Housing Element
20 Goal Action Result/Evaluation
Continue/Modify/
Delete
B.6.2 The City shall, where feasible, continue to
provide grant assistance support (CDBG, or HOME
funding) for non-profit entity housing projects that
address targeted housing needs.

Modify. This program
was modified and is
now included in
Implementation
Program P-7.

B.7.1 Continue to work with the Del Norte County
Local Agency Formation Commission (LAFCo) on
lands the City may seek to annex. When determining
what lands will be annexed to the City, staff will
ensure that the land includes or has the potential to
include a variety of housing types and uses, and that
such annexations meet City and LAFCo criteria for
annexation, including timely availability of necessary
City services and utilities.

During the 5th planning cycle, there were no
proposals to annex land into the City. The
City has adequate vacant land to meet and
exceed its RHNA currently and closely
coordinates with Del Norte County on
developing adjacent lands. No annexations
are actively being pursued. The City is part of
the Del Norte County Local Agency Formation
Commission.

Delete. Unnecessary.

The City continues to
coordinate with the
County and LAFCo.

Goal C:

To pursue conservation and
enhancement of existing
housing units to provide
adequate, safe, and decent
housing for all Crescent
City residents

C.1.1 was deleted from the 5th cycle Housing
Element.

City of Crescent City 2022–2030 Housing Element
21 Goal Action Result/Evaluation
Continue/Modify/
Delete
C1.2 : The City shall coordinate and sponsor biannual
public workshops designed to bring together various
housing resource agencies and groups in the region,
including County agencies and non-profit groups in
the region, including the Housing Authority,
Community Assistance Network, Del Norte County,
Del Norte Senior Center, Rural Human Services, and
others, as a means of disseminating information to
the public on the availability and purpose of housing
assistance programs and opportunities.

This is a role of the Housing Authority and
workshops have occurred periodically on an
as-needed basis and on relevant topics. Not all
listed providers are still offering housing
services consistent with Goal C.

Modify. This program
was modified and is now
found in
Implementation
Program P-7.

C.2.1 The City, subject to funding availability, will
provide rehabilitation to targeted households
through its joint programs with the Del Norte Senior
Center and with CBDG funding sources, toward a
goal of assisting 23 low- and moderate-income units
between 2014 and 2019.

Redevelopment funding of approximately
$1 million was eliminated by the State during
the 2009–2014 cycle and the City has not yet
recovered from that action.

Modify. This program
was modified and is now
found in
Implementation
Programs P-3, P-4, P-5
C.3.1 The City and Housing Authority staff will
monitor any developer or other potential indication
of interest in conversion of assisted rental units to
market-rate units and shall include such findings of
“at-risk” housing in the annual City
General Plan Progress Report.

The Housing Authority did not identify any
assisted units that were at risk for conversion
to market-rate units during the 5th planning
cycle. Ongoing.

Modify. This program
was modified and is
now Implementation
Program P-7 and P-10.

City of Crescent City 2022–2030 Housing Element
22 Goal Action Result/Evaluation
Continue/Modify/
Delete
C.3.2 The Housing Authority will coordinate with
HUD on the issuance of HUD preservation vouchers
should a local project-based assisted housing
complex, which is eligible, opt out of theircontract
with HUD to rent their units at market rents.

The Housing Authority reported that they did
not lose any subsidized properties or housing
units during the last Housing Element cycle.

Therefore, no vouchers were issued.

Ongoing.

Modify. This program
was modified and is now
Implementation
Program P-7.

C.4.1 Code enforcement actions shall be used in
working with property owners to improve property
maintenance, consistent with current code
provisions.

Since 2009, the City has implemented a
comprehensive code enforcement program to
eliminate blight and repair substandard
buildings. Ongoing.

Delete. This program
was completed and is
ongoing
Goal D:

To address, and where
appropriate and legally
possible, remove
governmental constraints
for all housing, including
housing for special needs
groups

D.1.1 and D.1.2 werecompleted and deleted from the
5th cycle Housing Element.

D.1.3 Assembly Bill 2634 requires the quantification
and analysis of existing and projected housing needs
of extremely low-income households and requires
Housing Elements to identify zoning to encourage
and facilitate supportive housing and single-room
occupancy units (SROs). To ensure zoning flexibility
that allows for the development of SROs, the City
will update its Zoning Code to define and allow for
SROs with a conditional use permit in the Residential
Professional Zone.

The City did not amend the R-3 zone to allow
SROs with a use permit. No requests were
received. Instead, the City will amend the R3, RP, CW and C-1 zoning district to allow SROs with a conditional use permit.

Modify. This program
was modified and can
now be found in
Implementation
Programs P-1.

D.2.1 and D.2.2 was completed and deleted from the
5th planning cycle Housing Element
City of Crescent City 2022–2030 Housing Element
23 Goal Action Result/Evaluation
Continue/Modify/
Delete
Goal E:

To pursue sustainable
development and energy
efficiency for new
residential development
and existing housing stock,
including green building
technologies

E.1.1 The Senior Center, subject to available
funding, will continue to provide rehabilitation
assistance for weatherization of existing housing
units.

The Redwood Community Action Agency
(RCAA), which was a local non-profit
organization serving Del Norte County, has
discontinued its weatherization rehabilitation
programs. The RCAA took over the contracts
in 2011. The RCAA assisted 485 households
during the 4
th cycle. However, the Senior
Center began administering the program in
January 2016. COVID reduced
implementation of this program.

Modify. This program
was modified and is
now Implementation
Program P-3.

E.2.1 The City will continue to enforce the State’s
Energy Conservation Standards for new residential
construction and additions to existing structures
This program continues to be implemented at
the City and, since it is part of State Law, it
doesn’t need an action item to implement
Modify. This program
was modified and is
now Implementation
Programs P-3 and P-4.

E.2.2 Incorporate Title 24 and Leadership in Energy
and Environmental Design (LEED) requirements into
the Zoning Ordinance, specific plans, and
development agreements as appropriate and
enforce state requirements, including Title 24 of the
California Code of Regulations, for energy
conservation in new residential projects and
encourage residential developers to employ
additional energy conservation measures for the
siting of buildings, landscaping, and solar access
through development standards contained in the
Zoning Ordinance, Building Code, and other plans as
appropriate.

Title 24 continues to be implemented at the
City and, since it is part of State Law, it doesn’t
need an action item to implement
Modify. This program
was modified and is
now Implementation
Program P-1.

City of Crescent City 2022–2030 Housing Element
24 Goal Action Result/Evaluation
Continue/Modify/
Delete
E.2.3 Partner with Pacific Power to develop model
programs for energy efficiency in new development
without increasing costs to the homebuyer.

This has not been consistently implemented
and Pacific Power programs have varied
greatly during the 5th planning cycle Housing
Element term.

Modify. This program
was modified and is
now Implementation
Program P-3.

E.2.4 In partnership with Pacific Power, post and
distribute information on currently available
weatherization and energy conservation programs to
residents and property owners. The City will
distribute information through City newsletters,
mailings in utility billings, distribution of program
information to community organizations and at
municipal offices, and postings on the City’s website.

This has not been consistently implemented
and Pacific Power programs have varied
greatly during the 5th planning cycle Housing
Element term.

Modify. This program
was modified and is
now Implementation
Program P-3.

E 2.5 was deleted from the 5th planning cycle
Housing Element
Goal F:

To promote housing
opportunities for all
persons regardless of race,
gender, age, sexual
orientation, marital status,
or national origin

F.1.1 Continue the existing fair housing program
which consists of posting information regarding fair
housing and equal opportunity rights and complaint
system.

The Housing Authority continues to post the
applicable information. The City will follow up
with the County and the Senior Center to
ensure they have the most up to date
information.

Ongoing.

Modify. This program
was modified and is
now Implementation
Program P-16.

City of Crescent City 2022–2030 Housing Element
25 Goal Action Result/Evaluation
Continue/Modify/
Delete
F.2.1 Fair housing and equal opportunity assistance
materials will continue to be located at the Housing
Authority office and will be provided to the City and
County rehabilitation and building offices, the Senior
Center, the public library, and real estate offices for posting.

The Crescent City Housing Authority provides
the public with housing discrimination
complaint forms. They also provide
assistance when it is needed in completing
and submitting paperwork to Fair Housing
(San Francisco Regional Office of HUD).

Modify. This program
was modified and is
now Implementation
Program P-16.

Goal G:

To ensure that the goals
and programs of this
document are reviewed
and utilized during the
planning period and
updated in a timely
manner
G.2 Evaluate the potential for adverse impacts to City
housing goals and policies stemming from new
development
Given the low numbers of development
during the 5th planning cycle, there was no
impact resulting from housing that was
developed. This action item was not effective.

Delete. This action item
is no longer needed
G.2.1 Any major development project proposed
within the City which will have potential for creation
of significant impacts upon housing needs,
availability, and/or programs in the community shall
include an analysis of said impacts and shall include
as part of any entitlement review action, any needed
changes to achieve compliance with City housing
goals and policies.

No projects proposed. Zoning ordinance
amendments anticipated in 2023.

Delete. This process is
already undertaken by
City staff and will
continue.

G.3.1 and G.3.2 were deleted from the 5th cycle
Housing Element.

City of Crescent City 2022–2030 Housing Element
26 Chapter 5 Community Profile
Population Characteristics
Housing needs are largely determined by population and employment growth, coupled with various demographic variables. Characteristics such as age, household size, occupation, and income combine to influence the type of housing needed and its affordability.

Population Growth
Between 2010 and 2019, Del Norte County’s population data indicates that the population reduced by 976 people, or -3.4 percent. In contrast, the City of Crescent City’s (City) population reduced by 1,000 people, or - 13 percent between 2010 and 2019 (see Table 5-1).

Table 5-1 Population Growth (2010-2019)
Jurisdiction 2010 2015
Growth Rate
(2010-2015)
2019
Growth Rate
(2015-2019)
Crescent City 7,676 7,120 -7.2% 6,676 -6.2%
Del Norte
County 28,471 27,788 -2.4% 27,495 -1.1%
Eureka 26,954 26,985 0.1% 26,966 -0.1%
Arcata 17,100 17,752 3.8% 18,178 2.4%
Humboldt
County 133,058 135,034 1.5% 135,940 0.7%
Siskiyou County 44,960 43,895 -2.4% 43,468 -1.0%
Rio Dell 3,329 3,385 1.7% 3,373 -0.4%
Source: American Community Survey 5-year population estimates (2015-2019, 2011-2015, 2006-2010) Table B01003.

Note: Population counts vary slightly based on the source of data and type of survey.

Long-term population projections for the City were not available. The State of California’s Department of Finance (DOF), however, does provide population projections for the state and all counties through 2060.

Table 5-2 displays the expected population growth for the State of California as well as Del Norte, Humboldt, and Siskiyou Counties, according to the DOF. The projections indicate a steady decline in the overall population of the county. The City’s population trends will likely mirror that of the county. City limits are displayed in Figure 5-1.

Table 5-2 Population Projections (2010–2060)
Source: Demographic Research Unit, California Department of Finance, March 2021 Estimates
Geography 2010 2020 2030 2040 2050 2060
California 37,366,938 39,782,419 41,860,549 43,353,414 44,049,015 44,228,057 Del Norte
County
28,409 27,193 26,750 26,498 25,975 25,720
Humboldt
County 135,102 132,706 133,738 130,791 126,261 121,972
Siskiyou
County 44,855 43,792 42,707 41,434 39,874 39,395
City of Crescent City 2022–2030 Housing Element
27 Based on DOF projections, the County is expected to experience an annual growth rate of approximately 0.14 percent between 2020 and 2050 (See Table 5-3). The City’s 2001 General Plan indicated that in 1996, the population of the City was 4,653 (excluding the prison population), and the projected City population in 2020 was to be 7,484. The City’s 2014-2019 Housing Element states that the City’s population (without Pelican Bay State Prison) was 3,888 in 2000 and increased to 4,177 in 2010. From 2010 to 2013, the City’s population decreased by approximately 2.26 percent (173 people), and in 2020 the population was 4,464. The City can be expected to maintain a stable population for the duration of the current planning period and is still well within the population projections (7,484) of the General Plan. However, this is contrary to information provided by all stakeholders that were interviewed who stated that City is experiencing a lack of housing in all segments of the population.

Table 5-3 Department of Finance Population Projection (2020-2050) Source: HE page A-7, California Department of Finance, Report P-1, December 2014 Del Norte County
Population
Projections 2020 2030 2040 2050
Annual Growth
2020-2050

Del Norte
County 29,146 30,197 30,408 30,340 0.14%
Population
Increase
None 1,051 211 -68 39.8
City of Crescent City 2022–2030 Housing Element
28 Figure 5-1 Project Location Map
City of Crescent City 2022–2030 Housing Element
29 Age Characteristics
Current and future housing needs are usually determined in part by the age characteristics of a community’s residents. Each age group has distinct lifestyles, family type and size, incomes, and housing preferences.

Consequently, evaluating the age characteristics of a community is important in determining its housing needs.

Table 5-4 displays the distribution of the City’s population by age group. The age distribution percentages have shifted significantly from 2010 to 2019. Residents in the 25 to 34 age groups comprise the largest segment of the population at 28.3 percent in 2019. This is a 6.5 percent increase from 2010 whereas residents 14 and younger show a decline of 6.2%. The population of residents 65 and older also increased 2.2 percent from 2010.

Table 5-4 Population by Age (2019)
Crescent City
2010
Crescent City
2019
Age
(Years)
Number Percent Number Percent
Total population 7,676 100% 6,676 100%
Under 5 years 419 5.5% 256 3.8%
5 to 9 years 555 7.2% 197 3.0%
10 to 14 years 391 5.1% 318 4.8%
15 to 19 years 343 4.5% 242 3.6%
20 to 24 years 684 8.9% 463 6.9%
25 to 34 years 1,675 21.8% 1,888 28.3%
35 to 44 years 1,389 18.1% 1,339 20.1%
45 to 54 years 1,045 13.6% 632 9.5%
55 to 59 years 251 3.3% 405 6.1%
60 to 64 years 308 4.0% 251 3.8%
65 to 74 years 385 5.0% 336 5.0%
75 to 84 years 188 2.4% 228 3.4%
85 years and over 43 0.6% 121 1.8%
Source: Source: U.S. Census Bureau, ACS 5-year estimates (2006-2010, 2015-2019), Table S0101.

Employment Trends
According to the 2015-2019 American Community Survey, 1,446 people 16 years and over were employed in the City. Educational services, and health care and social assistance is the industry with the largest number of employees in the City at 426 people, or 29.5 percent. One of the industries with the least number (13) of employees is agriculture, forestry, fishing, and hunting, comprising less than 1%. Table 5-5 shows employment by industry in the City . The seasonally adjusted unemployment rate for the City (May 2021) was 8.3% and for Del Norte County was 7.1% compared to the State (7.5%)
Table 5-5 Employment by Industry (2019)
Industry Number Percentage
Civilian employed population 16 years and over 1,446 100.0% City of Crescent City 2022–2030 Housing Element
30 Industry Number Percentage
Agriculture, forestry, fishing and hunting, and mining 13 0.9% Construction 25 1.7%
Manufacturing 125 8.6%
Wholesale trade 6 0.4%
Retail trade 186 12.9%
Transportation, warehousing, and utilities 18 1.2%
Information 0 0%
Finance, insurance, real estate, rental, and leasing 110 7.6% Professional, scientific, management, administrative, and waste management services
110 7.6%
Educational services, health care, and social assistance 426 29.5% Arts, entertainment, recreation, accommodation, and food services 218 15.1% Other services, except public administration 42 2.9%
Public administration 167 11.5%
Source: 2015-2019 ACS 5-Year Estimates, Table DP03.

Household Characteristics
Households Type and Size
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.

Table 5-6 illustrates the different sizes of housing units by number of bedrooms. Over 75 percent of the City’s housing stock are two- or three-bedroom units. Units containing five bedrooms or more compose less than one percent of the total housing stock in the City, as reported by the 2015-2019 American Community Survey.

Table 5-6 Household Characteristics (2019)
Bedrooms
Crescent City
2010
Crescent City
2019
Estimate Percent Estimate Percent
Total housing units 1,934 100% 1,974 100%
No bedroom 27 1.4% 89 4.5%
1 bedroom 366 18.9% 275 13.9%
2 bedrooms 644 33.3% 806 40.8%
3 bedrooms 751 38.8% 716 36.3%
4 bedrooms 114 5.9% 70 3.5%
5 or more bedrooms 32 1.7% 18 0.9%
Source: U.S. Census Bureau, ACS 5-Year Estimates (2015-2019) Table S1101.

City of Crescent City 2022–2030 Housing Element
31 Overcrowding
The U.S. Census Bureau defines overcrowding as more than 1.01 persons per room. Severe overcrowding is defined as 1.5 persons per room. Table 5-7 shows the number of units classified by occupants per room within the City and County. Approximately 5.1 percent of rented households are overcrowded or severely overcrowded, and no owner-occupied housing was estimated to be overcrowded. Overcrowding can be a result of the inability to find available suitable-sized housing income limitations resulting in the need for shared occupancies.

Table 5-7 Overcrowded Households (2019)

Del
Norte
County
Crescent
City
Estimate Estimate
Total: 9,945 1,794
Owner occupied: 6,273 658

0.50 or less occupants per room 4,477 463

0.51 to 1.00 occupants per room 1,624 195

1.01 to 1.50 occupants per room 136 0

1.51 to 2.00 occupants per room 19 0

2.01 or more occupants per room 17 0
Renter occupied: 3,672 1,136

0.50 or less occupants per room 2,050 753

0.51 to 1.00 occupants per room 1,309 313

1.01 to 1.50 occupants per room 226 49

1.51 to 2.00 occupants per room 60 21

2.01 or more occupants per room 27 0
Owner Occupied Overcrowded 1.01 or more 172 0
Renter occupied Overcrowded 1.01 or more 313 70
Total overcrowded 1.01 or more 485 70
Owner Occupied Severely Overcrowded 1.5 or more 36 0
Renter occupied Severely Overcrowded 1.5 or more 87 21
Total severely overcrowded 1.5 or more 123 21
Source: 2015-2019 ACS 5-Year Estimates, Table B25014.

Household Income
Every year the State of California publishes annual income limits for counties. This metric is used to determine eligibility for assisted housing programs found within a county. The City is included in the Del Norte County specified limits. The California Health and Safety Code mandates that the state limits for low-, very low-, and extremely low-income categories will be the same as those in the equivalent levels established by the U.S.

Department of Housing and Urban Development (HUD) for its Housing Choice Voucher Program.

The 2022 income limits are listed in Table 5-8 for each income category according to household size. These income limits are based on a median income of $80,300 (for a family of four) in Del Norte County.

City of Crescent City 2022–2030 Housing Element
32 Table 5-8 State Income Limits (2022), Del Norte County Income Category
Number of Persons in Household
1 2 3 4 5 6 7 8
Extremely Low Income 16,350 18,700 23,030 27,750 32,470 37,470 41,910 46,630 Very Low Income 27,300 31,200 35,100 38,950 42,100 45,200 48,300 51.450 Low Income 43,650 49,850 56,100 62,300 67,300 72,300 77,300 82,250 Median Income 56,200 64,250 72,250 80,300 86,700 93,150 99,550 106,000 Moderate Income 67,450 77,100 86,700 96,350 104,050 111,750 119,450 127,200 Source: California Department of Housing and Community Development (June 2022).

Lower Income Households and Overpayment
The U.S. Department of Housing and Urban Development (HUD) receives custom tabulations of American Community Survey (ACS) data from the U.S. Census Bureau, in this case, 2013-2017 data. These data, known as the "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrate the extent of housing problems and housing needs, particularly for low-income households. CHAS data is used by local governments to plan how to spend HUD funds. Table 5-9 displays there are 724 households that made less than 50% of the median family income in the City in 2017.

Assembly Bill (AB) 2634, states the City is required to estimate the existing and projected number of extremely low-income households. There were approximately 400 extremely low-income households in the City in 2017.

Of the 1,165 rental households, 255 were classified as extremely low income. Out of the 560 owner-occupied households, 145 are classified as extremely low income. Approximately 66.3% of extremely low-income households are cost burdened with over 30% of income going towards housing costs.

Table 5-9 Housing Cost as a Percentage of Household Income (HI) by Tenure (2017) Cost Burden (CB)
by Tenure
ELIa
VLIb

Lowc
Modd

Mod/Above
Mode

Total
Total Lower
Income
Overpaying
CB > 30% - Owner and
Renter Occupied
265 250 230 0 10 755 745
CB > 30% - Owner
Occupied 65 4 115 0 0 184 184
CB > 30% - Renter
Occupied 205 245 110 0 10 570 560
CB > 50% - Owner and
Renter Occupied
195 125 10 0 0 334 330
CB > 50% - Owner
Occupied 45 4 10 0 0 59 59
CB > 50% - Renter
Occupied 155 120 0 0 0 275 275
Total - Owner and Rental 400 324 435 120 445 1725
Total - Owner 145 4 185 60 165 560
Total - Renter 255 320 250 60 280 1165
CB > 30% - Owner and
Renter Occupied

66.3% 77.2% 52.9% 0.0% 2.2%
64%
City of Crescent City 2022–2030 Housing Element
33 Cost Burden (CB)
by Tenure
ELIa
VLIb

Lowc
Modd

Mod/Above
Mode

Total
Total Lower
Income
Overpaying
CB > 30% - Owner
Occupied 44.8% 100.0% 62.2% 0.0% 0.0% 55%
CB > 30% - Renter
Occupied 80.4% 76.6% 44.0% 0.0% 3.6% 68%
CB > 50% - Owner and
Renter Occupied

48.8% 38.6% 2.3% 0.0% 0.0%
28%
CB > 50% - Owner
Occupied 31.0% 100.0% 5.4% 0.0% 0.0% 18%
CB > 50% - Renter
Occupied 60.8% 37.5% 0.0% 0.0% 0.0% 33%
Source: HUD CHAS dataset from 2013-2017 ACS
a Household Income (HI) <= 30% HUD Area Median Family Income (HAMFI) b HI >30% to <=50% HAMFI
c HI >50% to <=80% HAMFI
d HI >80% to <=100% HAMFI
e HI>100% HAMFI

Housing Stock Characteristics
Vacancy and Housing Availability
Vacancy trends in housing are analyzed using the vacancy rate as an indicator of housing supply and demand. If housing demand is greater than the supply, the vacancy rate is likely to be low, and the price of housing increases. A vacancy rate of five percent is generally considered optimal because it is high enough to provide some flexibility in the housing market without significant increases in housing prices. Vacancy rates for the zip code 95531 (population 23,092) was 3.2 for homeowners and 1.9% for renters.

Table 5-10 displays the occupancy status for housing units in the City. The American Community Survey estimates that 9.1 percent of housing in the City is vacant.

Table 5-10 Residential Vacancy Rate (2019)
Geography
Total
housing
units
Occupied
housing
units
Vacant
housing
units
Crescent City 1,974 1,794 180
Source: U.S. Census Bureau, ACS 5-Year Estimates (2015-2019) Table B25002.

Table 5-11 displays the housing stock by type of vacancy. The only two categories with vacancy statuses are for seasonal, recreational, or occasional use, and all other vacant.

City of Crescent City 2022–2030 Housing Element
34 Table 5-11 Vacancy Status (2019)
Geography
For
rent
Rented,
not
occupied
For
sale only
Sold,
not
occupied
For seasonal,
recreational, or
occasional use
For
Migrant
Workers
All
other
vacants
Crescent
City 0 0 0 0 29 0 151
Source: U.S. Census Bureau, ACS 5-Year Estimates (2015-2019) Table B25004.

Housing Tenure
Table 5-12 illustrates the tenure of housing in the City. The American Community Survey estimated in 2019 that there were 1,794 total households in the City; 63 percent of which were renter-occupied.

Table 5-12 Household Tenure (2019)
Existing Households by Tenure
Del Norte
County
Estimate
Crescent
City
Estimate
Total Households 9,945 1,794
Owner-Occupied 6,273 658
Renter-Occupied 3,672 1,136
Source: U.S. Census Bureau, ACS 5-Year Estimates (2015-2019) Table S1101.

Unit Type
The City and Del Norte County housing unit composition based on E-5 Population and Housing Estimates for Cities, Counties, and the State is shown in Table 5-13. The majority of housing units are single detached units.

The vacancy rate for the City is estimated to be 12.2 percent with an average of 2.3 persons per household. This vacancy rate differs slightly from the vacancy rate displayed in Table 5-10. This may be because the two tables differ in the year they are projecting (2019 and 2021), as well as their two different parent sources of data (American Community Survey and California Department of Finance).

Table 5-13 Housing Units by Type (2021)
County City Total
Single
Detached
Single
Attached
Two
to
Four
Five
Plus
Mobile
Homes
Occupied
Vacancy
Rate
Persons
per
Household
Del
Norte
Crescent
City
1,913 923 93 369 470 58 1,680 12.2% 2.30
Del
Norte
Balance
Of
County
9,537 6,068 171 471 327 2,500 8,381 12.1% 2.44
Del
Norte
County
Total 11,450 6,991 264 840 797 2,558 10,061 12.1% 2.42
Source: California Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, January 2011-2021, with 2010 Benchmark
City of Crescent City 2022–2030 Housing Element
35 Housing Age and Conditions
Housing conditions are an important indicator of quality of life in the City. Like any asset, housing ages and deteriorates over time. If not regularly maintained, structures can deteriorate and discourage reinvestment, depress neighborhood property values, and even become health hazards. Thus, maintaining and improving housing quality is an important goal for communities, and reflects the investment being put back into the community.

An indication of the quality of the housing stock is its general age. Typically, housing over 30 years old is likely to have rehabilitation needs that may include plumbing, roof and siding repairs, foundation work, and other repairs. Table 5-14 displays the age of the City’s housing stock as of 2019, of which 12.9 percent were built since 1990. This means 87.1 percent of the housing stock is over 30 years old and therefore the rehabilitation needs would be assumed to be great in the City. However, there are a large number of historic structures that are well maintained in the City. The City conducted a Housing Condition Survey in July 2015. A total of 488 dwelling units were surveyed over a two-day period. The survey examined the condition of the foundation, siding, roofing, electrical, and windows. While approximately 68 percent of the City’s housing stock falls within the “sound” condition, some houses within this condition still need miscellaneous repairs, such as repainting. Approximately 22 percent of the City’s housing stock is in less than sound condition.

However, only 2 percent of the units surveyed were found to have substantial or dilapidated conditions. The most common repair needed is replacement or patching and painting of siding materials. The results of the survey are presented in Table 5-15. Implementation Programs P-4, P-5, P-8, and P-17 all aim to support, publicize, or expand the rehabilitation programs available to City residents.

Table 5-14 Age of Housing Stock (2019)
Year Structure Built

Del Norte County
Estimate
Crescent City
Estimate
Total 11,379 1,974
Built 2014 or later 60 0
Built 2010 to 2013 227 0
Built 2000 to 2009 1547 32
Built 1990 to 1999 2,020 224
Built 1980 to 1989 1,734 263
Built 1970 to 1979 2,063 565
Built 1960 to 1969 1,022 202
Built 1950 to 1959 1,724 391
Built 1940 to 1949 465 74
Built 1939 or earlier 517 223
Source: 2015-2019 ACS 5-Year Estimates, Table B25034
Table 5-15 Housing Condition Summary (2015)
Condition
Single-Family
Detached
Single-Family
Attached
Duplex MFDa Total Percentage
Soundb 287 1 16 26 330 67.6%
City of Crescent City 2022–2030 Housing Element
36 Condition
Single-Family
Detached
Single-Family
Attached
Duplex MFDa Total Percentage
Minorc 88 0 8 13 109 22.3%
Moderated 26 0 3 9 38 7.8%
Substantiale 4 4 1 0 9 1.8%
Dilapidatedf 2 0 0 0 2 0.4%
Total 407 5 28 48 488 100.0%
Source: 5
th Cycle Housing Element
a MFD: Manufactured home
b
Sound: no repairs needed, or only one minor repair needed such as exterior paint or window repair. c Minor: one or two minor repairs needed, or only one repair needed such as patching and painting of siding, reroofing, or window replacement. d Moderate: two or three repairs needed.
e
Substantial: repairs needed to all surveyed items, including foundation, roof, siding, windows, and doors. f Dilapidated: cost of repairs would exceed the cost to replace the structure.

Housing Costs and Affordability
Rental Housing Costs
During the preparation of this Housing Element Update (June 14, 2022), there were no apartments available for rent within the City (searching Apartments.com, Craigslist, Zillow). Only two homes in the City (or the near vicinity) were available for rent. One available on Craigslist for $2,200 a month (3-bedroom) and one available on realtor.com for $2,500 (3-bedroom). The limited availability of rental housing and apartments indicates a housing shortage in the City area. Additionally, the only two homes available for rent were more than $2,000 dollars a month and would not be affordable rentals for a large portion of the City’s population.

Sales Prices
According to Trulia, the median sales price for homes in the City between March and June 2022 was $275,000, based on 32 home sales. According to the US Census and the ACS, the median value of housing in the City has more than tripled since 2000 (Table 5-16). While the population data indicates a reduction in population, the area has witnessed an actual increase in population as people, primarily working age and retirees have increased.

As this Housing Element Update was occurring during COVID, there were many local residents sheltering in place that didn’t move; and there was an influx of non-local people who either could work remotely or desired to leave highly populated urban areas during the pandemic. These changes in population have affected sale prices in the City.

Table 5-16 Median Home Sales Price (2022)
Data Source Median Sales Price
1990 (estimated) $80,200
2000 Census $87,600
2010 ACS $194,300
2022 Trulia Sold Homes $275,000
City of Crescent City 2022–2030 Housing Element
37 Source : U.S. Census Bureau, Trulia.com/ sold/Crescent_City.CA Housing Affordability
Housing affordability is dependent upon income and housing costs. According to the California Department of Housing and Community Development (HCD) income guidelines for 2022, the Area Median Income (AMI) in Del Norte County is $80,300 for a family of four. Assuming that the potential homebuyer in each income group has sufficient credit and down payment (10 percent) and maintains affordable housing expenses (such as, spends no more than 30 percent of their income on the mortgage, taxes, and insurance), the maximum affordable home prices can be determined. Table 5-17 demonstrates the purchasing power of the income groups defined above.

When looking at rental and sales prices and comparing those to what households can afford, the City has rental housing affordable to moderate-income households and for sale prices affordable to above moderate-income households.

Table 5-17 Affordable Housing Costs by Income Category (2022) (Based on a Four-person
Household in Del Norte County)
Income Level
Very Low (<50%) Low (<80%) Moderate (120%+)
Annual Income $40,150 $64,240 $96,360
Monthly Income $3,346 $5,353 $8,030
Maximum Monthly Gross Renta $1,004 $1,606 $2,409
Maximum Purchase Priceb $186,356 $298,095 $447,144
Sources: HCD State Income Limits, 2022; https://www.chase.com/personal/mortgage/calculatorsresources/affordability-calculator; https://www.realtor.com/mortgage/tools/affordability-calculator/#summary, accessed 6/14/2022.
a Affordable housing cost for renter-occupied households assumes 30% of gross household income, not including utility cost.
b Affordable housing sales prices are based on the following assumed variables: approximately 10% down payment, 30-year fixed rate mortgage at 4.5% annual interest rate, taxes, insurance, and private mortgage insurance (since borrowers will likely put less than 20% down). Calculated according to payment on the Chase.com website 11/2/2022 Assisted Units at Risk of Conversion
State law requires that the Housing Element include an analysis of the existing assisted housing developments that are eligible to change from low- to moderate-income housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. There are five subsidized projects in the City at this time (Table 5-18). None of the subsidized housing development in the City are at risk of conversion during the upcoming planning cycle.

Table 5-18 Subsidized Housing in Crescent City (2021)
Name Address
Affordable
units
Total Units Funding Source
The Surf Apartments 108 H Street 55 56 LIHTCa; HCDb
City of Crescent City 2022–2030 Housing Element
38 Name Address
Affordable
units
Total Units Funding Source
Crescent City Senior Apartments 1125 Oregon
Street
37 38 LIHTC; USDAc
Seabreeze Apartments 1045 E. Condor
Street
55 56 LIHTC; USDA; HCD
Totem Villa Apartments 1085 Highway
101 North
37 38 LIHTC; USDA; HCD
Seagull Villa Apartments 655 Pacific
Avenue
49 50 LIHTC; USDA; HCD
Source: California Housing Partnership, 2021; HCD Affirmatively Furthering Fair Housing Data Viewer, 2022 a
LIHTC: Low-income housing tax credit
b HCD: California Department of Housing and Community Development c USDA: United States Department of Agriculture
Special Needs Groups
This section assesses the special needs households in the City. Special needs households can be constrained by lower incomes and a lack of housing that is suitable to their special needs.

Senior Households
The limited incomes of many elderly people make it difficult for them to find affordable housing. Many elderly people have physical disabilities and dependence needs that limit their selection of housing. As of 2019, it was estimated that were 685 senior citizens (age 65 and over) living in the City. Residents aged 75 and over also increased in total number and demographic percentage, 111 persons and 2.2 percent (when compared to 2010), respectively. This increase over nine years would indicate a foreseeable increase in demand for housing programs tailored towards senior living (retirement communities, assisted living, etc.). The increasing senior population may also require additional help to upkeep and maintain their housing. As such, Implementation Programs P-1, P-3, and P-4 aim to support the development of low income, senior, or other applicable multifamily developments. Table 5-19 shows the senior population as of 2019.

Table 5-19 Senior Households (2019)
Age
Crescent City (2010) Crescent City (2019)
Estimated
Total

Estimated
Percent

Estimated
Total

Estimated
Percent

Total population 7,676 N/Aa 6,676 N/A
65 to 69 years 200 2.6% 162 2.4%
70 to 74 years 184 2.4% 174 2.6%
75 to 79 years 123 1.6% 137 2.1%
80 to 84 years 69 0.9% 91 1.4%
85 years and over 46 0.6% 121 1.8%
Sources: 2008-2010, 2015-2019 ACS 5-Year Estimates, Table DP05.

City of Crescent City 2022–2030 Housing Element
39 a N/A: not applicable
Persons with Disabilities
As defined by the California Government Code, disabilities include physical and mental disabilities. A “mental disability” involves any mental or psychological disorder or condition, such as intellectual disability, organic brain syndrome, emotional or mental illness, or specific learning disabilities that limit a major life activity. A “physical disability” includes any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss of body functions. Physical disabilities include those that are neurological, immunological, or musculoskeletal in nature, as well as those that involve the respiratory, cardiovascular, reproductive, genitourinary, hemic and lymphatic, or digestive systems, and those involving the special sense organs, speech organs, skin, or endocrine system.

There are 973 total persons in the City with a disability. Table 5-20 illustrates the populations of persons in the 5-64 and 65 and over age groups with different classifications of disabilities in the City, Del Norte County, and the Unincorporated County. The population of persons with disabilities may require special housing features like wheelchair ramps, special doorbells, or other adaptive features or medical devices to live comfortably. A majority of the disabled population fall into the 5-64 age group. Cognitive living difficulties and Independent Living Difficulty are the most common forms of disability among residents ages 5 to 64 in the City. Seniors age 65 and over in the City are more likely to have to either ambulatory difficulties or hearing difficulty.

Table 5-20 Persons with Disabilities by Disability Type (2019) Del Norte County Crescent City
Unincorporated
County
Number Percent Number Percent Number Percent
Total Disabilities 4910 100% 973 100% 3937 100%
Total Disabilities for Ages 5-64 2914 59% 671 69% 2243 57% Hearing Difficulty 572 12% 124 13% 448 11%
Vision Difficulty 439 9% 103 11% 336 9%
Cognitive Difficulty 1690 34% 427 44% 1263 32%
Ambulatory Difficulty 1328 27% 226 23% 1102 28%
Self-Care Difficulty 598 12% 79 8% 519 13%
Independent Living Difficulty 1237 25% 285 29% 952 24%
Total Disabilities for Ages 65 and
Over 1996 41% 302 31% 1694 43%
Hearing Difficulty 797 16% 152 16% 645 16%
Vision Difficulty 247 5% 17 2% 230 6%
Cognitive Difficulty 456 9% 41 4% 415 11%
Ambulatory Difficulty 1412 29% 218 22% 1194 30%
Self-Care Difficulty 414 8% 72 7% 342 9%
Independent Living Difficulty 908 18% 106 11% 802 20%
Source: 2015–2019 ACS 5-Year Estimates, Table S1810.

City of Crescent City 2022–2030 Housing Element
40 Development Disabilities (Senate Bill 812)
Senate Bill (SB) 812 requires the City to include in the special housing needs analysis, needs of individuals with a developmental disability in 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 intellectual disability, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with intellectual disability but shall not include other handicapping conditions that are solely physical in nature.

Developmental disabilities greatly influence the housing needs of a particular section of the population. Many persons with developmental disabilities can live and work independently with no need for a special housing program. However, individuals with a more severe disability may require a group living environment where some form of supervision is in place. The most severely affected persons may require an institutional environment where close supervision, medical, and therapeutic attention is needed. 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 350,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers. The Redwood Coast Regional Center 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 services to individuals with developmental disabilities and their families. Table 5-21 illustrates the number of consumers of DDS’s services within the City zip codes, and their living situations.

Table 5-21 Persons with Developmental Disabilities (2021) Crescent City Zip Code
Age
Zip Code
0-17 Total
Years
18+
Years
95531 190 249 439
95532 0 <11 <11
95538 0 <11 <11
Total 190 249-271 439-461
Source: California Department of Developmental Services 2021.

In order to assist in the housing needs for persons with Developmental Disabilities, the City will implement program (P-9) to coordinate housing activities and outreach with the Regional Center and, encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities, especially persons with developmental disabilities, and pursue funding sources designated for persons with special needs and disabilities.

City of Crescent City 2022–2030 Housing Element
41 Redwood Coast Regional Center
Redwood Coast Regional Center (RCRC) serves individuals and their family who have a developmental disability, or who are at risk for developing a disability, and individuals who are at risk of having a child with a disability in Del Norte, Humboldt, Lake, or Mendocino County. RCRC also serves families whose Infants and toddlers (birth to 36 months) who are at “high risk” for a developmental disability.

In order to fulfill the diverse needs of persons from infancy to end of life, some of the services and supports provided by RCRC include:
− Information and Referral
− Assessment and Diagnosis
− Prenatal Diagnostic Services
− Early Intervention Supports and Services
− Lifelong Individualized Planning and Service Coordination − Behavioral Supports
− Employment and Day Services
− Health and Medical Services
− Family Support
− Residential Care
− Transportation
The City’s Zoning Code section 17.92 allows for a process for reasonable accommodation. This is further discussed in this Housing Element Update in Chapter 3 Housing Goal HP-2.2 and Implementation Program P-1, Chapter 7 Disparities in Access to Opportunity (refers to Ordinance), and Chapter 8 Housing for Persons with Disabilities.

Large Families
A large family is one that has five or more family members. The State of California classifies large families as a special needs group because they require larger living spaces but do not necessarily have the income to afford a larger home. This makes finding a suitable home for a large family more difficult. Table 5-22 illustrates the household size by tenure of the City, Del Norte County, and the Unincorporated County. The City has an estimated 79 households with more than 5 persons. The percentage of renters for the City are significantly higher in all family size demographics than that of the county as a whole and the unincorporated county.

Table 5-22 Large Families by Tenure (2019)
Household Size
Del Norte County
Total
Crescent City
Unincorporated
County
Number Percent Number Percent Number Percent
Owner
Householder living alone 1791 57% 263 31% 1528 67%
Households 2-4 persons 3950 72% 362 48% 3588 76%
Large households 5+ persons 532 53% 33 42% 499 54%
Rental Householder living alone 1333 43% 592 69% 741 33% City of Crescent City 2022–2030 Housing Element
42 Household Size
Del Norte County
Total
Crescent City
Unincorporated
County
Number Percent Number Percent Number Percent
Households 2-4 persons 1558 28% 394 52% 1164 24%
Large households 5+ persons 468 47% 46 58% 422 46%
Total
Total Householder living alone 3124 100% 855 100% 2269 100% Households 2-4 persons 5508 100% 756 100% 4752 100%
Large households 5+ persons 1000 100% 79 100% 921 100%
Source: U.S. Census Bureau, ACS 5-Year Estimates (2015-2019) Table S2501.

Female-headed Households
Female-headed households are households headed by a single female parent with children under the age of 18 living at home. Single-parent-headed households generally have lower incomes than two-parent households and often require special attention due to their need for affordable child care, health care, and housing assistance. Additionally, female-headed households tend to have lower incomesthan other single-family homes, limiting the availability of housing that is affordable .

Table 5-23 illustrates the number of single-parent-headed households. Single-parent-headed households make up 6.9 percent of all households within the City. Of this 6.9 percent, female-headed households make up 88 percent of the total single-parent households.

Table 5-23 Single-parent-headed Households (2019)
Single-parent-headed Households
Crescent City
Estimate
Percent of total
population
Total households 1,794 1,794
Male householder with own children of
the householder under 18 years 15 0.8%
Female householder with own children of
the householder under 18 years 109 6.1%
Total Single-parent-headed Households 124 6.9%
Source: U.S. Census Bureau, ACS 5-Year Estimates (2015-2019) Table S1101.

Farmworkers
The City does not have collected data on farmworkers; however, there are no farmlands within City Limits. The City is not located in an agricultural region and the majority of farming operations occur in Del Norte County.

According to the Del Norte County Draft Housing Element, May 2022, the permanent housing needs of farmworkers have changed over time to be similar to any household’s housing needs in terms of location.

Whereas in the past farm workers tended to be transient and returned to an out of county home, they now have brought their families and reside in Del Norte County on a permanent basis. Seasonal workers generally find other work within the community during the off- season. In the past, Regional Housing Needs Allocation Plans prepared for the County by the California Department of Housing and Community Development have concluded that the needs of farm workers for housing is addressed in the overall allocation of housing needs City of Crescent City 2022–2030 Housing Element
43 for the community. This conclusion has been based upon the declining numbers and trend of farm workers to stay in the community. Thus, housing needs for farm workers is based upon income and is reflected in the objectives for new units in the current needs allocation. American Community Survey data indicates that 400 individuals in Del Norte County were employed in agriculture (including fishing and forestry occupations) in 2019. This includes:
• 57 in Bertsch-Oceanview Census Designated Place (CDP) • 65 in Fort Dick, CDP
• 21 in Hiouchi CDP
• 17 in Klamath CDP
• 6 in Smith River CDP
The California Employment Development Department’s 2018-2028 Occupations with the Most Job Openings in the North Coast Region (Lake, Mendocino, Humboldt, Del Norte counties) estimates 3,630 total agricultural (farmworkers and laborers, crop, nursery, and greenhouse) job openings in the region at a median hourly wage of $15.44.

Del Norte County had 32 farms (that hired farm labor), and 347 workers. Table 5-24 depicts the United States Department of Agriculture 2017 census information for Del Norte County’s hired farm labor. Additionally, it illustrates that 192 laborers worked over 150 days, and a majority of those employed worked on farms that had 10 workers or more.

Table 5-24 Farmworkers (Del Norte County)
Farmworkers Days Worked
150 Days
or More
Fewer than 10 Workers
Farms 20
Workers 192
10 or More Workers
Farms 3
Workers 121
Fewer
than 150
Days
Fewer than 10 Workers
Farms 26
Workers 155
10 or More Workers
Farms 3
Workers 100
Source: United States Department of Agriculture, 2017 Agricultural Census Homeless Persons
Homeless individuals and families have the most immediate housing need of any special needs group. Their needs are difficult to meet because of the diversity and complexity of the factors that lead to homelessness.

California state law requires that Housing Elements estimate the need for emergency shelter for homeless people.

The City does not have a record or study quantifying the number of homeless persons within the City. However, Del Norte County conducted a Point In Time (PIT) survey in 2017 (https://datadnco.opendata.arcgis.com/pages/homeless), finding 175 persons from 151 households experiencing homelessness. The majority (65.1 percent) of those experiencing homelessness were unsheltered and 60 percent of the total persons experiencing homelessness were male.

City of Crescent City 2022–2030 Housing Element
44 Table 5-25 shows some of the available homeless assistance programs that are found in the City and County. At this time there were no transitional homes or homeless shelters located inside of the City. Implementation Programs P-1 and P-18 all support the City’s goal of allowing and streamlining emergency shelter establishment.

Organizations that have a broader reach than the local area may also be available for assistance.

Table 5-25 Homelessness Services (2019)
Agency Key Services
Del Norte County Health and Human Services 1
a
,2b,6c,7d,9e
Our Daily Bread 1,3f
,6
Harrington House 3
Del Norte Housing Authority 4
g
Yurok Indian Housing Authority 4
Tolowa Dee'ni Nation Housing Department 4
Open Door: Del Norte Community Health Center, Crescent City 5 h
,7, 8i
The Yurok tribe Social Services Division 7
Sutter Coast Hospital 8
Partnership HealthPlan of California 8, 10j
NorCal Continuum of Care 10
Source: Del Norte County Housing and Homelessness Analysis and Recommendations, prepared by HousingTool
a
Safety Net Supports
b Crisis Intervention
c Wrap Around Services
d
Substance Use Treatment
e
Financial & Vocational Assistance
f Emergency Shelter
g Rental Assistance
h Mental Health Counseling & Support
i Health Care Services
j Planning and Coordination
Students
College students are typically income-limited individuals in need of inexpensive rental housing. Students from nearby College of the Redwoods (Del Norte Education Center) make up a small portion of the City’s population.

In 2019, 282 residents (4.2% of the total population) were enrolled in college or graduate school. Of these, 73 were between the ages of 18-24, indicating that the majority of residents enrolled in college were age 25 or older at that time. According the 2015-2019 ACS 5-Year Estimates, 169 of the 282 college students were female.

Traditionally, college students between the ages of 18-24 reside in the less expensive section of the City’s housing stock (for example, second units, mobile homes, trailers, studios, etc.) or share single-family dwelling units. Considering that the majority of the City’s student population is over the age of 25, they may not be as income-limited and in need of smaller inexpensive housing units. These individuals may live in family households in larger single-family dwelling units.

City of Crescent City 2022–2030 Housing Element
45 Chapter 6 Housing Resources and Opportunities
This section includes an evaluation of the availability of land resources, financial resources for future housing development, the City of Crescent City’s (City) ability to satisfy its share of the region’s future housing needs, and the financial resources available to assist in implementing the City’s housing programs. Additionally, this section examines opportunities for energy conservation.

Regional Housing Need
The Regional Housing Needs Allocation (RHNA) is the minimum projection of additional housing units needed to accommodate projected household growth at all income levels by the end of the Housing Element’s statutory period. Table 6-1 displays the information that the City. The City must plan to accommodate 189 units, 39 of which are for very low-income households.

Table 6-1 Regional Housing Need (September 15, 2022–September 15, 2030) Projected Needs (Regional Housing Need Allocation)
Jurisdiction Very LowaLow Moderate Above Moderate Total Crescent City 39 22 27 101 189
Percentage of Total 20.6% 11.6% 14.3% 53.4% 100.0%
Source: HCD 2021
a Assumes that 50 percent of the very low-income RHNA is for extremely low-income.

Unaccommodated Need
The City adopted a Housing Element for the 5th planning cycle and determined the City had adequate land resources to support the estimated RHNA 77 needed units. According to building permit records and Housing Element Annual Progress Reports, only 14 new housing units were built during the Housing Element 5th planning cycle, out of 77 allocated during that cycles RHNA.

The Housing Element 6th planning cycle indicates that the City has adequate vacant land capacity to accommodate its current RHNA allocation, as seen in Table 6-2. The City’s RHNA has more than doubled from the Housing Element’s 5th to 6th planning cycle, however the City is still more than able to meet RHNA numbers due to the City’s inventory of available vacant land. As of August 2022 there remained approximately 216 vacant residential lots capable of supporting residential units (R-1, R-2, R-3, RP, CW) providing just over the 6th Cycle RHNA number within City boundaries. The following inventory did not include underdeveloped parcels, ADUs, JADUs, or mixed-use developments etc.).

Adequate Sites Inventory and Analysis
This section addresses the requirements of Government Code Sections 65583 and 65583.2 for a parcel-specific inventory of appropriately zoned, available, and suitable sites that can provide realistic opportunities for the provision of housing to all income segments within the community.

City of Crescent City 2022–2030 Housing Element
46 Available Sites
Available sites are shown in Table 6-2 Inventory of Vacant Land Available for Residential Development, and Figure 6-1 Vacant parcels. The sites shown in Figure 6-1 and listed in Table 6-2 were originally categorized into three categories: likely developable (green), developable with some constraint (yellow), and likely not developable (red). Those that are highlighted in yellow have a reduced number of units designated to consider the site constraint. Those designated red were removed from the below inventory.

The realistic capacity of each site was determined by examining two factors. The first factor is a review of the constructed density from sample development projects in the CW, R-1, R-2, and R-3 and zones. Results indicated that the constructed density varies dramatically within and between the different zones. For example, some multi-family developments in the R-3 zone were built to within 85 percent of the maximum density, while other projects were built to within 36 percent of the maximum density. The R-1 and CW zones present cases where the maximum allowed density was exceeded: a single-family home constructed on a legal lot demonstrates a density of 152 percent on a sample lot in the R-1 zone and one multi-family development in the CW zone is as high as 175 percent (these last two examples were not used in calculations). The second factor used to determine the realistic capacity was to account for the requirements for access, setbacks, parking, potential flooding, wetlands, and other environmental concerns. These two factors served as guidance metrics for determining realistic unit development on parcels, however, each parcel was also subject to staff review to ensure accuracy. The following realistic capacity was assumed for each zone:
• R-1: 80 percent of lot area. This percentage is based on development standards and recent development listed in Table 6-3. However, each buildable lot was determined to have at least one unit. • R-2: 25 percent of lot area. This percentage is an average from three sample developments listed in Table 6-3.
• R-3: 58 percent of lot area. This percentage is an average from three sample developments listed in Table 6-3.
• RP: 50 percent of lot area. Only one project serves as a sample development in a mixed-use zone.

Development in these zones have typically been commercial developments. The conversion of the Camelot Inn would have a realistic unit capacity of 60 percent of the maximum allowed by the zoning.

However, this project is not developed. Given the minimal examples of mixed-use projects and because mixed-use parcels cannot support a large density of dwelling units, 50 percent was a conservative estimate of the realistic unit capacity.
• CW: 75 percent of lot area. This percentage represents a conservative estimate of the realistic unit capacity and reflects the lowest realistic capacity from a sample development listed in Table 6-3.

City of Crescent City 2022–2030 Housing Element
47 Table 6-2 Inventory of Vacant Land Available for Residential Development APNa Lot Sqftb Zone
GPc
Designation
On-Site Constraints Acres
Min/Maxd
Allowable
Density
(DU/acree)
Realistic Unit
Capacity
RHNAf Category Met
118-210-054 6,534 R-1
g MFh
(6-15) None 0.15 6/15 1 Above Moderate
118-210-061 7,405 R-1 MF (6-15) None 0.17 6/15 1 Above Moderate 118-210-066 6,334 R-1 MF (6-15) None 0.15 6/15 1 Above Moderate 118-270-003 13,179 R-1 VLCi(6-15) None 0.30 2/6 1 Above Moderate 118-302-004 6,225 R-1 SFj(2-6) None 0.14 2/6 1 Above Moderate 118-302-008 6,198 R-1 SF (2-6) None 0.14 2/6 1 Above Moderate 118-302-013 6,318 R-1 SF (2-6) None 0.15 2/6 1 Above Moderate 118-316-023 2,810 R-1 SF (2-6) Parcel too small alone 0.06 2/6 0 Above Moderate 118-316-024 5,967 R-1 SF (2-6) None 0.14 2/6 1 Above Moderate 118-341-032 11,227 R-1 VLC (6-15) None 0.26 6/15 2 Above Moderate 118-341-033 8,089 R-1 SF (2-6) None 0.19 2/6 1 Above Moderate 118-341-034 12,773 R-1 SF (2-6) None 0.29 2/6 2 Above Moderate 118-341-039 6,477 R-1 SF (2-6) None 0.15 2/6 1 Above Moderate 118-401-014 6,764 R-1 SF (2-6) None 0.16 2/6 1 Above Moderate 118-402-006 6,218 R-1 SF (2-6) None 0.14 2/6 1 Above Moderate 118-402-007 7,788 R-1 SF (2-6) None 0.18 2/6 1 Above Moderate 118-402-008 7,693 R-1 SF (2-6) None 0.18 2/6 1 Above Moderate 118-402-011 3,364 R-1 SF (2-6) None 0.08 2/6 1 Above Moderate 118-421-004 7,663 R-1 SF (2-6) None 0.18 2/6 1 Above Moderate 118-490-001 98,010 R-1 SF (2-6) Potential Grading
Issue 2.25
2/6
5 Above Moderate
118-490-004 94,089 R-1 SF (2-6) None 2.16
2/6
11 Above Moderate
City of Crescent City 2022–2030 Housing Element
48 APNa Lot Sqftb Zone
GPc
Designation
On-Site Constraints Acres
Min/Maxd
Allowable
Density
(DU/acree)
Realistic Unit
Capacity
RHNAf Category Met
Subtotal R-1 7.62
36 AM=36
118-040-017 6,963 R-2
k MF (6-15) None 0.16 6/15 1 Above Moderate
118-150-025 6,709 R-2 SF (2-6) None 0.15 2/6 1 Above Moderate 118-150-057 6,823 R-2 MF (6-15) None 0.16 6/15 1 Above Moderate 118-150-066 6,787 R-2 MF (6-15) None 0.16 6/15 1 Above Moderate 118-150-067 6,735 R-2 MF (6-15) None 0.15 6/15 1 Above Moderate 118-150-081 7,405 R-2 MF (6-15) None 0.17 6/15 1 Above Moderate 118-150-082 7,405 R-2 MF (6-15) None 0.17 6/15 1 Above Moderate 118-190-007 6,968 R-2 MF (6-15)
Narrow. Possible
ESHAlIssue 0.16
6/15
1 Above Moderate
118-190-014 4,613
R-2
MF (6-15)
Small, but abutting
lots are similar in size. 0.11
6/15
1 Above Moderate
118-210-035 6,674 R-2 MF (6-15) None 0.15 6/15 1 Above Moderate 118-320-018 9,079 R-2 MF (6-15) None 0.21 6/15 1 Above Moderate 118-330-073 12,701
R-2
MF (6-15) Wetlands 0.29
6/15
2 Moderate
118-330-074 19,524 R-2 MF (6-15) Wetlands 0.45
6/15
2 Moderate
118-330-078 25,104 R-2 MF (6-15) Wetlands 0.58
6/15
2 Moderate
118-401-002 7,958 R-2 MF (6-15) None 0.18 6/15 1 Above Moderate 118-401-004 7,857 R-2 MF (6-15) None 0.18 6/15 1 Above Moderate 118-401-009 26,029 R-2MF (6-15)
Road does not yet
reach parcel 0.60
6/15
3 Moderate
118-403-002 125,888 R-2 MF (6-15) Drainage on Hoover 2.89 6/15 17 Above Moderate City of Crescent City 2022–2030 Housing Element
49 APNa Lot Sqftb Zone
GPc
Designation
On-Site Constraints Acres
Min/Maxd
Allowable
Density
(DU/acree)
Realistic Unit
Capacity
RHNAf Category Met
Subtotal R-2 6.92 39
AM=30
M=9
118-020-024 47,044 R-3
m MF (6-15) None 1.08 15/30 6 Low
118-190-026 12,673 R-3 MF (15-30)
Potential ESHA &
Drainage Issues 0.29
15/30
4 Low
118-210-048 6,533 R-3 MF (15-30) None 0.15 15/30 2 Low
118-230-003 5,366 R-3 MF (6-15) None 0.12 15/30 2 Low
118-230-042 8,188 R-3 MF (6-15) None 0.19 15/30 2 Low
118-240-051 7,672 R-3 MF (6-15) None 0.18 15/30 2 Low
118-430-027 13,232 R-3 MF (15-30) None 0.30 15/30 4 Low 118-440-008 13,389 R-3 MF (15-30) None 0.31 15/30 4 Low 118-440-021 188,614
R-3
MF (15-30)
Large but oddly
shaped in corner, best
combined with parcel
below 4.33
15/30
65 Very Low
118-440-022 50,093
R-3
MF (15-30)
Oddly shaped, best
combined with parcel
above 1.15
15/30
17 Very Low
Subtotal R-3 8.10 108
L=26
VL=82
118-120-037 8,651 RPn BPo None 0.20 6/15 1 Moderate
118-180-014 2,573 RP BP None 0.06 6/15 1 Moderate
118-280-021 7,000 RP BP None 0.16 6/15 1 Moderate
118-280-028 6,969 RP BP None 0.16 6/15 1 Moderate
Subtotal RP 0.58 4 M=4
City of Crescent City 2022–2030 Housing Element
50 APNa Lot Sqftb Zone
GPc
Designation
On-Site Constraints Acres
Min/Maxd
Allowable
Density
(DU/acree)
Realistic Unit
Capacity
RHNAf Category Met
118-040-033 28,444 CWp VLC None 0.65 6/15 4 Moderate
118-040-040 6,885 CW VLC None 0.16 6/15 1 Above Moderate 118-040-044 27,575 CW VLC
Corner is cut off by
118-040-043 0.63
6/15
4 Moderate
118-040-048 6,382 CW VLC
Corner is cut off by
118-040-047 0.15
6/15
1 Above Moderate
118-050-004 15,246 CW VLC Narrow 0.35 6/15 2 Above Moderate 118-050-008 6,795 CW VLC None 0.16 6/15 1 Above Moderate 118-050-023 6,972 CW VLC None 0.16 6/15 1 Above Moderate 118-050-026 6,808 CW VLC None 0.16 6/15 1 Above Moderate 118-050-028 13,993 CW VLC None 0.32 6/15 2 Above Moderate 118-050-029 7,050 CW VLC None 0.16 6/15 1 Above Moderate 118-050-030 13,735 CW VLC None 0.32 6/15 2 Above Moderate 118-050-034 8,139 CW VLC None 0.19 6/15 1 Above Moderate 118-050-035 7,957 CW VLC None 0.18 6/15 1 Above Moderate 118-060-017 10,916 CW VLC None 0.25
6/15
2 Above Moderate
118-060-022 19,000 CW VLC None 0.44 6/15 2 Above Moderate 118-070-008 3,484 CW VLC None 0.08
6/15
1 Low
118-070-010 3,519 CW VLC None 0.08
6/15
1 Low
118-070-014 10,018 CW VLC None 0.23 6/15 1 Above Moderate Subtotal CW 4.67 29
AM=19
M=8
L=2
Total 27.89 216 units
Source: City of Crescent City, August 2022
City of Crescent City 2022–2030 Housing Element
51 a APN: Assessor’s Parcel Number
b
Sqft: square feet
c GP: General Plan
d Min/Max: Minimum/Maximum
e DU/Acre: Dwelling Units per Acre
f RHNA: Regional Housing Needs Allocation
g R-1: Low Density Residential District
h MF: Multi-family
i VLC: Visitor and Local Commercial Designation
j
SF: Single-family
k R-2: Moderate Density Residential District
l ESHA: Environmentally Sensitive Habitat Area
m R-3: High Density Residential District
n RP: Residential-Professional District
o BP: Business-Professional Designation
p CW: Waterfront Commercial District
City of Crescent City 2022–2030 Housing Element
52 Table 6-3 Sample Projects and Percentage of Maximum Density Built Project
Name
Year
Built
GP Des.a Zoning
Allowed
Density
Built
Density
Acreage
of Site
# of
Units
Number of
Affordable
Units
(if any)
Percentage
of Max.

Density
Crescent
Arms UNKb VLCc CWd 60 du/ace 45 du/ac 1.33 60 HUDf 75%
Surf Apts. UNK VLC CW 60 du/ac 105 du/ac 0.53 56 Tax Credit 175% Senior
Apts. UNK MFg 15-30 R-3
h 30 du/ac 24 du/ac 1.53 38 37 80%
Seabreeze
Apts. 1977 MF 15-30 R-3 30 du/ac 19 du/ac 2.81 56 55 63% Seagull
Villa 1981 MF 15-30 R-3 30 du/ac 10.9 du/ac 4.57 50 49 36% 2008-223 2008 MF 6-15 R-2
i 6-15 du.ac 3 du/ac 0.44 2 0 30%
2007-182 2007 SFj 2-6 R-1
k 2-6 du/ac 1 du/ac 0.11 1 0 152%
2007-134 2007 MF 6-15 R-2 6-15 du/ac 2 du/ac 0.3 1 0 22% 2006-67 2006 MF 6-15 R-2 6-15 du/ac 2 du/ac 0.275 1 0 24% a GP Des.: General Plan Zone Designation
b UNK: Unknown
c VLC: Visitor and Local Commercial
d CW: Waterfront Commercial District
e du/ac: dwelling units per acre
f HUD: United States Department of Housing and Urban Development g MF: Multi-family
h R-3: High Density Residential District
i R-2: Moderate Density Residential District
j
SF: Single-family
k R-1: Low Density Residential District

City of Crescent City 2022–2030 Housing Element
53 Figure 6-1 Vacant Sites Inventory

City of Crescent City 2022–2030 Housing Element
54 Affordable Housing Options
Asseen in Table 6-4, the City has adequate vacant land to meet its RHNA (216 units on 27.89 acres resulting in avg density of 7.74 units/acre). the number of potential units could increase with the use of the State Density Bonus. This program will continue to be promoted at the ‘front counter’. Another option to meet a portion of the City’s RHNA is through accessory dwelling units (ADU) and junior accessory dwelling units (JADU). The City is currently in the process of adopting its ADU ordinance, which will likely be completed by the beginning of 2023. This ordinance will be consistent with State statutes at the time of its adoption.

Both ADUs and JADUs give homeowners the flexibility to share independent living areas with family members and others, allowing seniors to age in place as they require more care and helping extended families to be near one another while maintaining privacy. Relaxed regulations and the minimal cost to build an ADU make it a feasible affordable housing option. The City also supports conversion of large single-family homes in order to create a JADU, multiple units or singleroom occupancies as a trend that allows for an affordable housing option in areas where affordable housing units are not common.

Currently, there are 923 detached single-family homes in the City (Table 5-13). Based on trends from surrounding comparable jurisdictions, the City has taken a conservative approach and assumed that two percent (2%) ofsingle-family units (18.5 total units) would build an ADU/JADU during the planning period. This capacity, coupled with the City’s current ADU capacity, provide further evidence that the City is able to meet its lower-income RHNA (Table 6-4). The City has developed pre-approved ADU designs that would allow a simplified building permit approval process.

Meeting the Regional Housing Need
Table 6-4 compares the City’s RHNA for the 6th planning cycle to the available site inventory capacity, building permits already processed, and projected ADU/JADU development.

The City has surplus of land available to lower-income households (including extremely low–, very low-, and low-income households) and sufficient land available to moderate and above moderate-income households. The conservative total surplus for the City based on the vacant parcel inventory, ADU/JADU capacity, and recent building activity is 68 housing units.

Table 6-4 Comparison of Regional Growth Need and Residential Sites Income Group
2018-2030
RHNAa
Building
permits
ADU/JADUb
Capacity
Site Capacityc RHNA Surplus
Very Low 39 None
18 110 67
Low 22 None
Moderate 27 None None 31 4
Above Moderate 101 13 None 85 -3
Total 189 13 18 216 68
Source: City of Crescent City, April 2022
a RHNA: Regional Housing Needs Allocation
b ADU/JADU: Accessory Dwelling Unit/ Junior Accessory Dwelling Unit c The site capacity only includes the capacity on vacant sites in the City.

City of Crescent City 2022–2030 Housing Element
55 Chapter 7 Affirmatively Furthering Fair Housing
Introduction
Pursuant to AB 686, municipalities are now required to ensure that their laws, programs, and activities affirmatively further fair housing (AFFH), and that they take no action inconsistent with this obligation. The California Department of Housing and Community Development defines AFFH as taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.

AB 686 adds several requirements to Housing Elements including: outreach, assessment of fair housing, site inventory, identification and prioritization of contributing factors, and goals and actions.

Assessing fair housing within the City of Crescent City (City) is made difficult by incorrect data or the lack thereof, however the State of California, United States Census, and American Community Survey provide some insights into community characteristics needed to assess fair housing. Components of assessing fair housing in the City include:

1. Summary of fair housing enforcement and outreach capacity;

2. Integration and segregation patterns, and trends related to people with protected characteristics;

3. Racially or ethnically concentrated areas of poverty;

4. Disparities in access to opportunity for people with protected characteristics, including persons with disabilities; and

5. Disproportionate housing needs within the jurisdiction, including displacement risk.

Fair Housing Enforcement and Outreach Capacity
The City, Del Norte County, the Office of Fair Housing and Equal Opportunity, and California Department of Fair Employment and Housing (DFEH) all have active roles in enforcing fair housing within the City.

Low-income residents of the City and Del Norte County have access to legal assistance through the Legal Services of Northern California (LSNC). Residents of any of the 23 northern California counties they serve are able to consult with their local LSNC office. LSNC currently serves tens of thousands of vulnerable people with issues relating to housing, government benefits, health, and other civil legal issues affecting low-income Californians.

The California Department of Housing and Community Development (HCD) Affirmatively Furthering Fair Housing Data Viewer (AFFH Viewer) indicates that between 2013 and 2021, the City had 11 fair housing and equal opportunity (FHEO) inquiries. None of these inquiries were deemed valid and were classified as: no valid basis, no valid issue, retaliation, failure to respond, or other disposition count. The City is currently in compliance with existing fair housing laws and regulations.

According to the California Department of Fair Employment and Housing 2020 Annual Report, Statewide there were 880 Housing complaint cases were filed, with 1,652 bases recorded (the total number of bases exceeds the total number of cases because a complaint may be filed on more than one basis). The largest basis category was disability with 650 (39.3 percent) reports filed. The annual report breaks down by the county where the complaints were filed. The report indicates that Del Norte County had two housing-related complaints filed. It is City of Crescent City 2022–2030 Housing Element
56 noted that the California DFEH does not make data readily available related to fair housing inquiries, specific concerns, and outcomes. If made available, this information would be invaluable to local jurisdictions, residents, and landlords in identifying areas with high incidences of fair housing concerns and opportunities for community education regarding specific topics of concern.

There are adequate resources and capacity to respond to fair housing inquiries, based on data available, The City and partner agencies already collaborate to increase outreach and educational opportunities to better inform City residents. The City continues to ensure that the public is informed about fair housing rights and avenues to address any fair housing concerns. Additionally, the City Housing Authority ensures that there is adequate training regarding fair housing practices, so the public may be best served by staff. Implementation Programs P-7 and P-8 have been included in this element to support City residents and staff awareness of available programs.

Integration and Segregation Patterns and Trends
There are a number of reasons why patterns of racial segregation exist (or don’t exist) within a community. Some of these reasons may be institutional (discriminatory lending practices) while others can be cultural (persons of similar backgrounds or lifestyles choosing to live near one another to provide support and familiarity). As such, discussions regarding segregation are complicated and there is not a “one size fits all” approach to addressing patterns of racial segregation. Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. Esri’s Diversity Index captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction, while scores of greater than 85 represent higher diversity.

Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate diversity, and 70-85 represent high diversity. As shown in Figure 7-1, there are two different diversity classifications throughout the City. Most of the City falls under the 55-70 classification, however the eastern portion of the City is within the 40-55 classification.

The City is a small city in a rural part of California and as a result, it does not directly have neighboring cities with which they can accurately compare. When looking at the surrounding areas of Del Norte County, the diversity index scores as seen in Figure 7-2, vary significantly. Being that the City is the county seat and urban hub in the region, its diversity index classification, which falls in the moderate zone, its likely more accurate than the classification found within the County. Portions of Del Norte County indicate higher diversity index scores, however, these differences can be attributed to a number of different factors, including ancestral history, access to affordable housing, educational and employment opportunities, cultural and recreational facilities, community preference, or data limitations. The City and directly adjacent portions of the county provide access to the highest density of commercial, occupational, and medical services in Del Norte County. Approximately 80% of the land area in Del Norte County is public land, thereby contributing to a very skewed representation of the data in Figure 7-2.

City of Crescent City 2022–2030 Housing Element
57 Figure 7-1 Diversity Index (Crescent City)
City of Crescent City 2022–2030 Housing Element
58 Figure 7-2 Diversity Index (Del Norte County)
City of Crescent City 2022–2030 Housing Element
59 Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) and Concentrated Areas of Affluence
Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) are defined by HUD as having a racial and ethnic concentration. The threshold is that a RCAP or ECAP have a non-White population of 50 percent or more, within metropolitan or micropolitan areas. In locations outside these areas, where the non-White populations are likely to be much smaller than 50 percent, the threshold is set at 20 percent. The poverty test defines areas of “extreme poverty” as those where 40 percent or more of the population lives at or below the federal poverty line, or those where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets either the racial or ethnic concentration and also meets the poverty test would be considered a RCAP or ECAP; broadly referred to as R/ECAPs. No R/ECAP areas were identified in the City or Del Norte County.

Alternatively, the Department of Housing and Community Development together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidencebased policy recommendations, and other strategic recommendations to the California Department of Housing and Community Development (HCD) and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task Force developed the 2021 TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

According to the Task Force’s methodology, the tool allocates the 20 percent of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. Each region then ends up with 40 percent of its total tracts as “Highest” or “High” resources. These two categories are intended to help State decisionmakers identify tracts within each region that the research suggests low-income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice. The remaining tracts are then evenly divided into “Low Resources”, “Moderate Resource”, or “High Segregation & Poverty”. As shown in Figure 7-1, the City is classified as High Segregation & Poverty, Low Resource, or Moderate resource.

Further exploration of the demographic make-up of the City using Census block group data does not confirm that there is obvious segregation within the City, and there are data limitations that prevent accurate analysis of this fact. The American Community Survey (ACS) 2019 5-year estimates, estimate the poverty rate in the City is 26.8 percent. This number is higher than the California State average of 17.2 percent in 2019.

AB 686 requires cities to not only look at R/ECAP, but also Racially Concentrated Areas of Affluence. At the time of this element’s creation, the RCAA tool is not yet operational on the Racially Concentrated Areas of Affluence webpage. Alternatively, when looking at the Median income of Block Groups according to data from the 2015- 2019 ACS, there are two income brackets: < $30,000 and < $55,000 displayed within the City. According to HCD, the 2020 State Median Income is $87,100. When looking at median income levels within Del Norte County bordering the City, it is clear from Figure 7-4 that the income brackets found within the City are consistently lower than the rest of the region.

As indicated by the findings of ACS data and the TCAC/HCD Opportunity Maps, the City’s poverty rate is above the state average. The Data Viewer looking at the Poverty Status taken from ACS 2015-2019 data reaffirms these findings (see Figure 7-5). The City falls in the 10-20 percent of population whose income in the past 12 months City of Crescent City 2022–2030 Housing Element
60 Figure 7-3 TCAC Opportunity Areas (Composite Score)
City of Crescent City 2022–2030 Housing Element
61 Figure 7-4 Median Income
City of Crescent City 2022–2030 Housing Element
62 Figure 7-5 Poverty Status
City of Crescent City 2022–2030 Housing Element
63 is below the poverty level. Since this finding is consistent throughout most of the City and is consistent with what would be expected in a rural area, it supports that this is not a result of a fair housing issue. This was further verified by staff comparing these differently status areas to the City’s Zoning Map and aerial imagery.

Disparities in Access to Opportunity
Disparities in access to opportunity is a concept that links approximate place-based characteristics to critical life outcomes. These characteristics include but are not limited to: education, employment, transportation, and environment. The HCD Data viewer provides a number of mapping tools to view percentage overlays of different categories within cities.

Access to opportunity can often be challenging, especially in rural areas. Figure 7-6 displays the (R)TCAC Opportunity Areas (2021) educational scores by census tract. Tracts are assigned an Educational Domain Score that ranges from > 0.75 (More Positive Education Outcomes) to < 0.25 (Less Positive Education Outcomes). The City is divided into two separate scores, south of E Harding Ave falls within 0.25 - 0.50 educational outcomes ranking and north of E Harding Ave falls under the 0.50-0.75 educational outcomes ranking. This indicates a slightly more positive education outcome for the northern section of the City. A review of aerial imagery indicates a consistent availability of schools throughout the City and a plethora of educational and cultural amenities in the southern half of the City. The differences point to a lack of accurate data rather than a fair housing issue. Programs such as P-16 listed in Chapter 3 will allow continued monitoring of this data.

Employment opportunities in rural areas are often limited, which draws people to urban hubs. The City is located along U.S. Highway 101, which provides quick access to and from the City. The Jobs Proximity Index created by HUD displays the index scores for block groups in the 2014 to 2017 time period. Index scores are broken down from > 80 (Closest Proximity) to < 20 (Furthest Proximity). The City is mostly classified at 60-80 with a small section to the east classified as >80 (closest proximity). These scores are consistent with the greater Crescent City area; however, the majority of the county is classified as <20 (furthest proximity) (see Figure 7-7) which reflects the relationship that the further one resides from the City, the less employment there is and reflects the rural nature of the City/County that most public lands (80% of the County) are located east of the City. Programs such as P-16 listed in Chapter 3 will allow continued monitoring of this data.

ACS data indicates that residents of the City largely commute via a personal vehicle. According to the American Community Survey 2019 5-year estimates, the City had 1,404 workers 16 years and over in households. Only 4.6 percent of those households had no vehicles, 57 percent had one vehicle available, 28.6 percent had 2 vehicles, and 9.8 percent had three or more vehicles available. This is reflective of a rural area where spread-out services often require travelling to places not served by transit. The mean travel time to work for residents was 12.4 minutes, and 92.6 percent of residents have an estimated travel time to work of less than 30 minutes. The American Community Survey Data is the only data available with these estimates however it has flaws. According to the American Community Survey 2019 5-year estimates no one utilizes any form of public transit (bus), however, Redwood Coast Transit Authority operates 7 different bus routes within and outside the City. These routes include school routes, route 199 to Gasquet, routes to Arcata and Smith River, as well as regular intercity/ sphere of influence routes. These routes would not operate without use, and it should be assumed that the ACS lacked sufficient data to determine an accurate percentage of public transit commuters. While most of the City is less than a half-mile from a bus stop, this ‘walkable’ distance will disproportionally affect members of the population with mobility disabilities. City staff will continue to consider access to public transit when reviewing development proposals. Implementation Programs such as P-16 listed in Chapter 3 will allow continued monitoring of this data.

City of Crescent City 2022–2030 Housing Element
64 Table 5-20 displays the number of people in the City with a disability and separates them based upon the disability they experience. According to the 2019 ACS data, it is estimated that 973 people in the City (see Table 5-20), require special accommodations to live comfortably. The City has a reasonable accommodation ordinance that provides an avenue for those with a disability to submit a request to the City. Given existing data limitations, the City is unable to determine the spatial patterns of disabilities within the community. It can be reasonably assumed that already limited housing options, and even fewer affordable housing options within the City, further limit opportunities for persons with a disability. But because of the small expanse of the City, this is not related to a fair housing issue. Programs such as P-16 listed in Chapter 3 will allow continued monitoring of this data.

Access to a healthy environment is one of the markers of a higher quality of life. Utilizing the (R)TCAC Opportunity Areas (2021) environmental score mapping, census tracts are ranked between 0.75-1 (More Positive Environmental Outcomes) to <.25 (Less Positive Environmental Outcomes). As seen in Figure 7-8, the entire City’s environmental domain score (EDS) ranges from .75-1 (more positive) to <.25 (less positive). The methodology used in the calculations of this metric vary between sources. The methodology for this map relied upon a CalEnviroScreen 3.0 statewide risk assessment tool that takes measurements from limited sites in the state and then extrapolates those findings to other areas with similar characteristics. These inaccuracies are visible when viewing the state as a whole, for example, the majority of the Sierra Nevada Mountain range is given the lowest EDS score. It should be noted that the EDS scoring metric does not appear to hold consistent with other resources publishing environmental information. For example, a CalEnviroScreen 4.0 tract overlay classifies the City between 31-40%, 41-50%, and 51-60% with 1-10% being lowest (healthy) and 91-100% being highest (unhealthy). Much of the land in the State of California appears to shift dramatically between the two sources of data. The City has not yet adopted an Environmental Justice Element to its General Plan that might aid in addressing environmental disparities within the City, but until accurate data is available to rural areas, such a document would only be useful if community input supported such disparities. While none were identified the City will continue to identify disparities through future community input.

Locating patterns in access to opportunity within a community helps identify specific areas in need of additional investment or targeted polices. The City is a small community with limited census data available, making pattern identification difficult. However, by utilizing data from HCD and the AFFH data viewer, there does not currently appear to be patterns of segregation with regard to protected classes within the City. This finding is also supported by the lack of identification of this in the City’s outreaches to the community soliciting input. Programs such as P-16 listed in Chapter 3 will allow continued monitoring of this data and soliciting input from the community.

City of Crescent City 2022–2030 Housing Element
65 Figure 7-6 TCAC Opportunity Areas (Education Score)

City of Crescent City 2022–2030 Housing Element
66 Figure 7-8 Jobs Proximity Index
City of Crescent City 2022–2030 Housing Element
67 Figure 7-8 TCAC Opportunity Areas (Environmental Score)

City of Crescent City 2022–2030 Housing Element
68 Discussion of Disproportionate Housing Needs
Disproportionate Housing Needs generally refer to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. The City looked at categories of housing needs including cost or severe cost burdens, overcrowding, substandard housing, homelessness, and at-risk housing converting to market-rate. Estimates for persons experiencing cost burdens is displayed in Table 5-9, estimates for persons experiencing overcrowding is displayed in Table 5-7, an estimate of housing needing rehabilitation is displayed in Table 5-14 and homeless estimates in Table 5-15. A discussion of constraints to development, whether governmental or environmental is included in Chapter 8.

Displacement Risk
Displacement risk is fueled by a combination of different factors, including but not limited to: rising housing costs, income inequality, lack of employment opportunities, low wages, or inadequate market-rate housing production. The City currently has five subsidized housing developments: the Surf Apartments, Crescent City Senior Apartments, Seabreeze Apartments, Totem Villa Apartments, and Seagull Villa Apartments.

When looking at housing choice vouchers (HCV) as a percent of renter-occupied housing units, the majority of the City falls under the >15-30% classification, with portions in the >5-15% range, as seen in Figure 7-9. The City has considered the risk of displacement to protected classes, and currently views the risk of displacement as low. The City currently has a number of available avenues to further develop housing (vacant land, underdeveloped land, ADUs, etc.).

To date, the City has no evidence that new development (affordable or market-rate) has resulted in economic displacement. However, the City appreciates the possibility that economic displacement might occur in the future and has developed Implementation Program P-10 that monitors the status of all affordable housing projects and, as their funding sources near expiration, will work with owners and other agencies to consider options to preserve such units. The City will also continue to provide technical support to property owners and tenants regarding proper procedures related to noticing and options for preservation.

To the extent that future development occurs in areas where there is existing housing, all housing must be replaced according to SB 330's replacement housing provisions (Government Code Section 66300). SB 330 also provides relocation payments to existing low-income tenants. The State has also adopted just-cause eviction provisions and statewide rent control to protect tenants from displacement.

A discussion of environmental constraints to development is included in Chapter 8, which would also apply to existing housing and the displacement risk.

City of Crescent City 2022–2030 Housing Element
69 Figure 7-9 Housing Choice Vouchers
City of Crescent City 2022–2030 Housing Element
70 Assessment of Contributing Factors to Fair Housing Issues The City, through internal analysis, has not identified any fair housing issues specific to the City.

The City recognizes that the State of California, Del Norte County, and City are all currently experiencing the need to develop affordable housing. A lack in housing opportunities (of any variety) can present a barrier to affirmatively furthering fair housing. The adoption of the Housing Element 6th planning cycle serves to improve the avenues through which housing development can occur within the City and Affirmatively Further Fair Housing.

Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify developable sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA, but also whether the identified sites serve the purpose of improving segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.

Table 6-2 identifies the City’s inventory of vacant sites with a series of descriptors attached to them. In reviewing the AFFH Data and Mapping Resources tool provided by HCD, the predominant race/ethnicity in the City is White (Predominant gap >50%) (see Figure 7-10) and the City’s diversity index is mostly in the 55-70 range with a small portion east of U.S Highway 101 in the 40-55 range. City staff has noted that no area of the City was identified as having a different predominant population. The City is only composed of two different income brackets as seen in Figure 7-4. Additionally, the City does not have any racially or ethnically concentrated areas of poverty and the identification of sites to accommodate the City’s RHNA does not alter this finding. There are five subsidized housing projects within the City. The location of subsidized housing within the City can be found in Figure 7-11. Analyzing this aggregate data by examining protected classes percentage composition is not possible given the available data at the time of this element’s creation. While the City will continue to consider any new housing development project impacts on the distribution of different populations (income level, race, etc.) within the City, City staff has indicated that the diversity index is not related to a fair housing issue. Figure 6-1 indicates available vacant site throughout the residentially zoned areas of the City.

Figure 6-1 shows the proposed candidate sites to meet the RHNA for the City. The City is home to a medium concentration of persons with disabilities (20%-30% of the population with a disability), and persons with disabilities are represented in the City with no discernible patterns of segregation towards individuals with disabilities. Additionally, according to ACS 2015-2019 data, the City and its surrounding region fall under the third highest category for percent of children in a female-headed household with no spouse or partner present (<40-60%). Potions of the City, north of E Harding Ave and east of U.S. Highway 101, fall into the lowest classification (<20%). Further, Table 5-19 identifies the City’s population of older residents, specifically persons 65 years of age or older; there is currently no discernible pattern of segregation. While data is limited for the City, community input did not identify this as a fair housing issue.

Additionally, existing affordable units, as well as moderate and above-moderate income candidate sites, appear to have similar access to opportunities for all residents. While the TCAC/HCD Opportunity Area Maps showing slight differences in resource levels based on a resident’s location in the City, the greatest distance of one end of the City to the other is 1.5 miles and most of the City is within a mile of the furthest City boundary. Sites identified for residential development in this Housing Element were compared against the TCAC/HCD Opportunity Area Maps to determine if there was a correlation between where existing and proposed affordable housing developments are located and lower levels of opportunity. This is currently not the case within the City.

New affordable housing development proposals, including those proposed for protected groups, will continue City of Crescent City 2022–2030 Housing Element
71 to be monitored to ensure that there is not a correlation between lower levels of opportunity or resources for existing/proposed affordable housing developments and higher levels of opportunity or resources for moderate and above moderate households.

The City has identified a number of vacant parcels that are good candidates for affordable housing development.

These sites can be viewed in Table 6-2 and Figure 6-1. AFFH requires that sites identified for affordable housing support the goals of furthering fair housing. It should be noted that the estimates for both location and number of extremely/very/low-income housing development are subject to change based on actual developer proposals.

Currently the City has identified APNs 118-440-021 and -022 as vacant land with the greatest potential for affordable housing development. The site currently meets requirements established by the City’s General Plan and Zoning Ordinance to allow for high-density residential development. Staff have not identified fair housing issues with the site, as it is located in a residential area adjacent to an elementary school. Additionally, if the two parcels are combined, the total acreage of the site would be approximately 5.45 acres. This provides sufficient land for a developer to design a high-quality high-density affordable housing development. The City has recently met with one developer who is interested in developing this site, who is awaiting certification of the City’s Housing Element to investigate this site further.

As development proposals are brought to the City, City staff will continue to review their location, quality of development, access to services, including those not required but of benefit to property residents, and ensure that the City and developer practice affirmatively further fair housing.

City of Crescent City 2022–2030 Housing Element
72 Figure 7-10 Pre-dominant Population (White Majority Tracts) City of Crescent City 2022–2030 Housing Element
73 Figure 7-11 Subsidized Housing
City of Crescent City 2022–2030 Housing Element
74 Findings and Programs Affirmatively Furthering Fair Housing The findings from the Affirmatively Furthering Fair Housing process do not indicate that the City currently has discernable patterns of segregation, access to opportunity, displacement, or related issues. Although the City does not currently have identified issues that conflict with the City’s goal to affirmatively further fair housing, there are actions that can be taken to continue to improve, establish, or amend current City processes and policies to further support Affirmatively Furthering Fair Housing.

A number of new or revised programs have been added to this housing element that support the City’s goal to Affirmatively Further Fair Housing and assist protected groups in achieving a higher quality of life. A summary of relevant programs is included below:
• P-1: Amend Zoning Ordinance to address the following: Accessory Dwelling Units, Manufactured housing/ Mobile homes, Single Room Occupancy Units, Transitional and Supportive Housing, Emergency Shelters, Low Barrier Navigation Centers, a full range of housing types, Employee Housing, Density Bonus, Reasonable Accommodation, and Residential Care Facilities. • P-3: Encourage new and rehabilitation units to include weatherization improvements through publicization and informational programs.
• P-4: Request local housing rehabilitation organization to survey the current housing stock so the City can accurately pursue funding as necessary.
• P-7 Support the Housing Authority as the fair housing agency for the City and the programs it manages. • P-8: Publicize available programs in community newsletter, and water billing. • P-9: Work with Redwood Coast Regional Center on outreach to residents needing services for persons with developmental disabilities.
• P-10: Monitor affordable housing projects to ensure housing within the City remains affordable. • P-11: Prioritize water hookups for lower-income households. • P-16: Develop a plan to Affirmatively Further Fair Housing and take a proactive approach to ensure that disparities in housing needs and access are addressed for all City residents. • P-17: Pursue grants that assist first time homebuyers, rehabilitation, manufactured housing, and technical assistance.
• P-18: Allowing for low barrier navigation centers for the homeless.

City of Crescent City 2022–2030 Housing Element
75 Chapter 8 Constraints on the Development of Housing
Various interrelated factors can constrain the ability of the private and public sectors to provide adequate housing and meet the housing needs for all economic segments of the community. These factors can be divided into two categories: (1) governmental constraints and (2) nongovernmental constraints. Governmental constraints consist of land use controls, development standards, processing fees, development impact fees, code enforcement, site improvement costs, development permit and approval processing, and provision for a variety of housing. Nongovernmental constraints consist of land availability, environment constraints, vacancy rates, land cost, construction costs, and availability of financing.

Governmental Constraints
Governmental constraints are policies, standards, requirements, or actions imposed by the various levels of government upon land and housing ownership and development. Although federal and state agencies play a role in the imposition of governmental constraints, these agencies are beyond the influence of local government and are therefore not addressed in this document. Most parcels in the City have adjacent utility infrastructure that is adequate to serve residential buildout identified by the City’s General Plan. Though exceptions to this may occur, this is determined on a per parcel basis.

Land Use Controls
General Plan
The City’s General Plan establishes the policies that residential development must follow. These policies when combined with zoning regulations, control the amount and distribution of land allocated for an assortment of uses within the City. Table 8-1 displays the land use designations established by the General Plan that allow for residential development.

Table 8-1 Land Use Designations
Designations
Minimum/
Maximum
DU/Acrea
Notes
Single-family
Residential 0-2
(SF 0-2)
up to 2.0 Provides for very low to low-density development within the urban boundary that has few or no community services or where only community water is available. The City may grant conditional use permits for specified uses (see Land Use and Community Development section of the General Plan).

Single-family
Residential 2-6

2.1 to 6.0 Provides for low to moderate residential development within the urban boundary. Principally permitted uses are single-family dwellings with accessory buildings and home occupations. The City may grant conditional use permits for specified uses (see Land Use and Community Development section of the General Plan).

City of Crescent City 2022–2030 Housing Element
76 Designations
Minimum/
Maximum
DU/Acrea
Notes
Multi-Family
Residential 6-
15 (MF 6-15)

6.1 to 15.0 Provides for moderate to high-density residential development within the urban boundary. Principally permitted uses are duplexes and clustered multiple-unit buildings. Also permits single-family dwellings, accessory buildings, and home occupations. The City may grant conditional use permits for specified uses (see Land Use and Community Development section of the General Plan).

Multi-Family
Residential 15-
30 (MF 15-30)

15.1 to

30.0 Provides for high-density residential development within the urban boundary. Principally permitted use under this designation is multipleunit buildings. Other permitted uses include two-family dwellings, townhouses, room houses, accessory buildings, and home occupations.

The City may grant conditional use permits for specified uses (see Land Use and Community Development section of the General Plan).

Mobile Home
Park (MHPK)
up to 10.0 Provides for mobile home park setting. A conditional use permit may be granted for home occupation and recreational vehicle park. This designation shall not include any area utilized for recreational vehicles.

BusinessProfessional
(BP)

6.0 to 15.0 Provides for a strong business/government/professional core in downtown Crescent City. Multiple-unit residential uses are permitted as a secondary use may be considered with a conditional use permit.

Visitor and
Local
Commercial
(VLC)

6.0 to 15.0 Provides for a combination of commercial uses including visitor-serving commercial uses, local-serving commercial uses, and regional-serving commercial uses. Multiple-unit residential uses as a secondary/mixed use may be considered with a conditional use permit.

General
Commercial
(GC)
up to 12.0 Provides for general commercial uses which provide the Crescent City Planning Area with goods, services, and jobs. Residential uses as a secondary/mixed use may also be considered may be considered with a conditional use permit.

Source: Crescent City General Plan
a DU/Acre: Dwelling Units per Acre
Zoning Standards
As indicated in Table 8-2, the City has a number of zones that permit housing development including the R-1, R-2, R-3, RP, CZ-R1, CZ-R1B, CZ-R2, C-1, C-2, and the CW districts. As indicted in Table 6-2, the majority of the vacant land available for housing development is located outside of the coastal zone, thereby removing development constraints associated with developing in the coastal zone.

City of Crescent City 2022–2030 Housing Element
77 The City currently allows residential and mixed-use development (at higher density than solely residential) in commercial zones subject to a conditional use permit. The City will also review development standards including, but not limited to, height, lot coverage, setbacks, and density, to ensure they do not constrain the development of housing (see Implementation Program P-12) and remain consistent with the General Plan. The City’s zoning standards are similar to other nearby rural city standards. Note that a building height of 35 feet allows a 3-story building and some zones currently allow minor height restriction waivers to promote development.

Table 8-2 Land Use Zones and Densities
Type of
Use
Zone
Number
of Units
Per Acre
Lot Area
(sqfta)
Minimum
Lot Width
Front
Yard
Setback
(Feet)
Side
Yard
Setback
(Feet)
Rear
Yard
Setback
(Feet)
Building
Height
Parking
Per Unit
Maximum
Lot
Coverage
Low
Density
Residential
District
R-1
b 0 to 6
(GP 0.0-

2.0 & 2.1-

6.0)
6000sq/ft NAc 20ft 5ft 20ft 35ft 2 covered
spaces
50%
Moderate
Density
Residential
District
R-2
d 6 to 15
(GP 6.1-

15.0)
6000sq/ft
3,000sq/ft
per
dwelling
unit
NA 20ft 5ft 20ft 35ft 2 off street
parking for
each unit,
1 of which
is covered
50%
High
Density
Residential
District
R-3
e 15 to 30
(GP 15.1-

30.0)
6,000sq/ft
1,500sq/ft
per
dwelling
unit
NA 10ft
unless
garage
access is
needed
than it is
20ft
5ft 10ft 35ft 1 and a
half spaces
per
dwelling
unit
65%
Residential
Profession
al District
RPf 6 to 45
(GP 15.1-
30)
6,000sq/ft NA 20ft for
residentia
l uses
5ft 10ft 35ft Single
Family-2
covered
spaces.

Two
family-one
covered
one
uncovered.

Three or
more- One
and a half
spaces per
dwelling
unit
65%
Coastal
Zone
Single
Family
CZR1g0 to 6
(GP 0.0-

2.0 & 2.0-

6.0)
6,000sq/ft NA 20ft 5ft 20ft 35ft 2 covered
spaces
50%
City of Crescent City 2022–2030 Housing Element
78 Type of
Use
Zone
Number
of Units
Per Acre
Lot Area
(sqfta)
Minimum
Lot Width
Front
Yard
Setback
(Feet)
Side
Yard
Setback
(Feet)
Rear
Yard
Setback
(Feet)
Building
Height
Parking
Per Unit
Maximum
Lot
Coverage
Coastal
Zone
Single
Family
Beach
District
CZR1BhNot
specified
(GP 2.0-

6.0)
6,000sq/ft 75ft
frontage
required
20ft 10ft 20ft Not
specifie
d
2 covered
off street
parking
spaces
50%
Coastal
Zone Two
Family
District
CZR2i6 to 15
(GP 6.0-

15.0)
6,000sq/ft
3,000sq/ft
per
dwelling
unit
NA 20ft 5ft 20ft 35ft 1 covered
and 1
uncovered
50%
Mobile
Home Park
Not
specified
12,000sq/f
t
2,800sq/ft
per unit
NA 5ft 5ft 5ft Not
specifie
d
Two
spaces per
mobile
home
60%
Downtown
Business
District
C-1
j 45 units
per acres
as part of
mixed use
No
minimum
NA 0 0 10ft 40ft Not
specified
85%
General
Commerci
al District
C-2
k 30 units
per acre
as part of
mixed use
No
minimum
NA 0 0 10ft 45ft Not
Specified
50%
Commerci
al
Waterfron
t District
CWl Mixed
use up to
60 units,
or res.
only up to
30 units
No
minimum
75ft
frontage
required
0 0 10ft 70ft Not
specified
50%
Source: City of Crescent City, Crescent City Municipal Code, Zoning Ordinance a
sqft: square feet
b R-1: Low Density Residential District
c N/A: not applicable
d R-2: Moderate Density Residential District
e R-3: High Density Residential District
f RP: Residential-Professional District
g CZ-R1: Coastal Zone Low Density Residential District
h CZ-R1B: Coastal Zone Low Density Residential Beach District i CZ-R2: Coastal Zone General Business District
j C-1: Downtown Business District
k C-2: General Commercial District
l CW: Waterfront Commercial District
City of Crescent City 2022–2030 Housing Element
79 Design Guidelines
The City does not currently have design guidelines or objective design standards. The City’s Municipal Code Chapter 17.46 – Site Plan and Architectural Review, describes the City’s process for evaluating site plans and design to ensure compatibility, harmony in appearance in neighborhoods, reduce negative impacts on adjacent properties, reduce unnecessary destruction of the environment and ground cover to avoid the creation of hazardous conditions and drainage problems, to avoid monotonous and otherwise nonaesthetic development injurious to the overall community; to provide a vehicle to encourage full development of streets servicing the properties, and to assure full installation of all public utilities necessary to serve such properties. Program P-12 proposes to add a ministerial review process for multi-family units based on objective design standards that are to be developed within the timeframe indicated.

Review of Local Ordinances
The City does not have any locally adopted ordinances that hinder the development of housing.

Local Processing and Permit Procedures
Shown in Table 8-3 are the typical permit processing times for residential development. Shown in Table 8-4 are the typical processing procedures for residential development. Processing times are dictated by necessary approval requirements (Planning Commission, City Council), staffing availability, appeals, or addressing issues with application submittals, project design, or environmental review. While the largest delay in application processing is receiving incomplete applications, City staff continues to be available to assist applicants in submitting complete applications. These processing time estimations are subject to change (either lengthen or shorten) on a per project basis. SB 35 required an expedited review process for certain housing projects. The City does not meet the transit requirements of SB 35. In addition, some parts of the City have environmental constraints that also may not meet SB 35 requirements. Should the City receive an application meeting SB 35 requirements, it is prepared to process the application, as required. See also Program P-14.

Table 8-3 Typical City Permit Process and Timelines
Type of Approval or Permit Typical Processing Time Approval Body Conditional Use Permit 2-4 months Planning Commission
General Plan Amendment 3-4 months Planning Commission
and City Council
Zone Change 3-4 months Planning Commission
and City Council
Site Plan Approval 1-2 months Planning Commission
Parcel Maps 4-6 months Planning Commission
Initial Study 3-4 months Planning Commission
Environmental Impact Report 8-12 months Planning Commission Source: City of Crescent City, 2022.

City of Crescent City 2022–2030 Housing Element
80 Table 8-4 Typical Processing Procedures by Project Type Single-Family Unit Subdivision Multi-family
Typical Approval
Requirements Principally Permitted
Parcel Map Review (including
approval by Planning
Commission and City Council)
Conditional Use Permit (in
some zones)
Site Plan Approval
CEQA (or applicable exemption) CEQA (or applicable
exemption)
Estimated Total
Processing Time
1 to 2 months 4 to 6 months 2 to 4 months
Source: City of Crescent City, 2022.

Building and Code Enforcement
Building Standards
The City’s Building Department currently utilizes 2019 codes. Beginning January 1, 2023, the department will transition to utilizing the 2022 California Building Code.

The City Planning and Building Services Department views building code enforcement asthe means to ensure safe and uniform construction practices t h a t a r e critical to providing decent, suitable shelter for all economic segments of the community, and to safeguard the general health, safety, and welfare of the community. Therefore, enforcement of the Building Code is not an obstacle to the provision of affordable housing within the City. The City has no additional building code requirements that are City-specific.

On- and Off-Site Improvements
From the City’s Subdivision Ordinance: The following are the general improvement requirements contained in Chapter 16.28 (Regulations for Design, Facilities and Easements) Section 16.28.010 (General Requirements) of the City’s Subdivision Code (Municipal Code Title 16, as amended):

A. As a condition of approval of a map, the subdivider shall dedicate or make an irrevocable offer of dedication of all parcels of land within the subdivision that are needed for streets, and alleys, including access rights and abutters’ rights, drainage, public utility easements, and other public easements. The subdivider shall install any and all public facilities necessary to serve the subdivision and any supplemental improvements required by the planning commission, including but not limited to the following:

1. Streets, alleys, curbs and gutters, sidewalks, cross gutters, median strips and street lights;

2. Underground utilities, including power, gas, telephone, and cable television;

3. Sanitary sewer lines, laterals to each lot, manholes and lift stations;

4. Storm drains, catch basins and stormwater lift stations;

5. Water mains, services with meters to each lot, and fire hydrants; B. All underground utilities, sanitary sewers and storm drains installed in streets, service roads, alleys or highways shall be constructed prior to the surfacing of such streets, service roads, alleys or highways.

Connections for all underground utilities and sanitary sewers shall be laid to such lengths as will obviate the necessity for disturbing the street or alley improvements when service connections thereto are made.

City of Crescent City 2022–2030 Housing Element
81 C. All subdivision improvements shall be constructed in accordance with standards of good engineering practice and with the plans, profiles and cross sections and specifications herein set forth. In no case shall the subdivision improvements be less substantial than the following requirements, which shall be applied as minimum requirements necessary to accomplish the purpose of this chapter, with due consideration given to the location, topography, proposed use and other such features of each particular subdivision.

D. Every map approved pursuant to this title shall be conditioned on compliance with the requirements for grading and erosion control, including the prevention of sedimentation or damage to off-site property.

E. Improvement work shall not be commenced until plans and profiles for such work have been submitted to and approved by the City engineer and the City council. Such plans shall be required before approval of the final map. All such plans and profiles shall be prepared in accordance with requirements of the City engineer.

Additional sections of Chapter 16 include provisions where additional improvements may be required of a subdivider as determined by relevant City parties:

Section 16.28.030 – Public facility land reservations and dedications A. The planning commission may require the subdivider to reserve or dedicate suitable areas for the parks, schools and public building sites that will be required in the neighborhood of the proposed subdivision, or to pay fees in lieu.

Section 16.28.040 – Supplemental improvements-reimbursement agreements A. The subdivider may be required to install improvements for the benefit of the subdivision, which may contain supplemental size, capacity or number for the benefit of property not within the subdivision, as a condition precedent to the approval of a subdivision or parcel map, and thereafter to dedicate such improvements to the public. However, the subdivider shall be reimbursed for that portion of the cost of such improvements equal to the difference between the amount it would have cost the subdivider to install such improvements to serve the subdivision only and the actual cost of such improvements pursuant to the provisions of the Subdivision Map Act.

B. No charge, area of benefit or local benefit district shall be established unless and until a public hearing noticed in accordance with the provisions of Sections 16.16.070 through 16.16.130 is held thereon by the City Council and the City Council finds that the fee or charge and the area of benefit or local benefit district is reasonably related to the cost of such supplemental improvements and the actual ultimate beneficiaries thereof.

Section 16.28.060 – Easements
A. The subdivider may be required to grant easements not less than ten feet in width for public utility, sanitary sewer and drainage purposes on each side of rear lot lines, alongside lot lines and in planting strips wherever necessary. However, easements of greater width may be required when at the determination of the City engineer the purposes of easements necessitate greater widths. Dedications of easements shall be to the City for the purpose of installation of utilities, planting strips and for other public purposes as may be ordered or directed by the City Council.

B. The subdivider shall, subject to riparian rights, dedicate a right-of-way for storm drainage purposes conforming substantially with the lines of any natural water course or channel, stream or creek that traverses the subdivision, provide by dedication further and sufficient easements or construction or both, to dispose of such surface and stormwater.

City of Crescent City 2022–2030 Housing Element
82 C. The advisory agency may impose a requirement that any dedication or offer of dedication of a street shall include a waiver of direct access rights to such street from any property shown on a final map as abutting thereon, and that if the dedication is accepted, such waiver shall become effective in accordance with the provisions of the waiver of direct access.

Site Improvements
Circulation Infrastructure
The majority of developable land in the City are vacant parcels in urban areas. This means they generally have access to circulation facilities. Parcels that are larger in size (>one acre) may require development of circulation facilities, both offsite improvements and internal access to the development, and that responsibility would fall upon the developer. The City will continue to review development proposals and assess their impacts on local roadways. The City addresses vehicle miles traveled (VMT) impacts by requiring offsite sidewalk improvements.

The City also has a sidewalk ordinance (Chapter 12.04 -Curbs, Gutters and Sidewalks) that limits the percentage of sidewalks that may be required by the developer in order to assist development to occur.

Wastewater
Sewer capacity has historically been a potential constraint to development. The California Regional Water Quality Control Board issued a Cease-and-Desist Order to the City in 1997. The order placed a connection restriction on the City subject to performance standards. Since that time, the City has conducted improvements to the facility that allowed additional connections. Further, the City has completed all of the upgrades to the wastewater treatment facility (WWTF). Upon completion of the upgrades, the Cease-and-Desist Order was removed, and new connections will be added as long as water quality parameters are not violated.

Treatment processes at the City’s WWTF consist of headworks, including a mechanically cleaned screen, a Parshall flume, and a wet well; primary treatment, including two grit removal tanks and two clarifiers; and secondary treatment. Secondary treatment is provided by operating rotating biological contactors and a membrane bioreactor in parallel. Flows from the rotating biological contactors and any flow from the membrane bioreactor that is not used for recycled water use are commingled, disinfected, and dechlorinated. Flow from the membrane bioreactor that can be used for recycled water is ultraviolet (UV) disinfected.

The City currently has 843 additional single-family residential equivalents (SFRE) of additional unused residential connections available. This number is not fixed, as there is a total of 4,890 connections available with the majority of them currently allocated for future industrial uses, which could be transferred to residential users based on development activity. The City Public Works Department charges a connection fee of $9,682 per SFRE.

To comply with Senate Bill 1087, the City will grant priority for service allocations to future developments that include units affordable to lower-income households by allocating a certain number (62) towards meeting the RHNA numbers.. This is reflected in Implementation Program P-11.

Water Supply
The City's only water source is provided by Smith River underflow associated with the Smith River Plain Groundwater Basin. The Smith provides an abundant supply of high-quality, fresh water. The drainage basin of the Smith River, which covers about 700 square miles, produces runoff of about 2.9 million Acre Feet per Year (AFY), (944,265 million gallons per year [MGY]) making it the highest water producing drainage in California based on runoff per square mile.

The City supplies water to 4,636 active connections (2020). Approximately 4,062 residential connections, 566 commercial connections, 7 industrial connections, and 1 institutional connection for the Pelican Bay State Prison.

City of Crescent City 2022–2030 Housing Element
83 Water is not yet a constraint to development in the City. The City has a permit for 2,600 acre-feet of water per year. The City used approximately 2,553 acre-feet of water in 2020. The City’s 1992 Water System Master Plan stated that SFREs use 220 gallons of water per day. (It should be noted that one single-family home is one SFRE; a four-bedroom apartment is one SFRE; a three-bedroom apartment is 0.9 SFRE; a two-bedroom apartment is

0.75 SFRE; and a one-bedroom apartment is 0.6 SFRE. For the purposes of this Housing Element and determining water capacity, it was assumed that SFREs use between 4,786 and 12,000 cubic feet (CF) per year, the City estimates it can accommodate up to 455 SFRE given its current water supply. The 2022 connection fee for a single SFRE is $2,700.00 per SFRE.

Stormwater
The stormwater system in the City is currently inadequate in some locations and the location, sizing, and condition of all stormwater infrastructure is unknown. According to the City’s Public Works Department, they have begun to see storm drains at the end of their life failing. The City is currently making a grant application that if funded would perform a condition assessment of all storm drains. Additionally, the City recently received Community Development Block Grant (CDBG) funding a few years ago to upgrade storm drains that were failing/undersized and were causing flooding in residential areas. While work has been occurring since then, there is currently no master plan for replacement.

Dry Utilities
Dry utilities, including electricity, gas, internet, and telephone service, are available to most areas within the City.

The extension of power and gas to service new residential development has not been identified as a constraint.

Service providers are as follows:
− Electricity: Pacific Power
− Gas: Sequoia Gas: distribution system or individual propane tanks − Internet: Spectrum, Frontier, Viasat
− Telephone: Spectrum , T-Mobile, US Cellular
Planning and Building Permit Fees
The City also collects fees from developers to help cover the costs of planning and processing permits. Processing fees are calculated based on average staff review and processing time-and-material costs required to process a particular type of application. Planning and processing fees (2022) are summarized in Table 8-5 and are available on the City’s website. While these costs may impact housing affordability, these requirements are deemed necessary to maintain the requested services and quality of life desired by City residents.

Table 8-5 Planning Permit Fees (2022)
Description Current Fee
Amendments to the General Plan $1,340.00
Local Coastal Plan (LCP) amendment $1,340.00
Planned unit development $1,237.00
Subdivisions-major $1,401.5 +$21.00/Lot
Subdivisions- minor $784.00
City of Crescent City 2022–2030 Housing Element
84 Description Current Fee
Lot line adjustment $464.00
Mergers $124.50
Reversion to acreage $181.00
Rezoning $773.00
Amendments to the Code $1,031.00
Street & alleyway abandonment $258.00
Variance or parking waiver $670.50
Parking reduction $309.50
Use permit $361.50
Use permit for commercial cannabis license Actual Cost: deposit of $1,000 required CEQA review (local review) $248.00
CEQA review (State filing) $412.50
Appeal to City Council $181.00
Site plan & architectural review $254.00
Burn down Letter $100.00
Categorical exclusion fee $76.50
Use Permit renewals & map extension requests $217.00
Coastal development Permit Application $516.00
Environmental Impact Report Actual Cost
Plan check fees 65% of building permit costs
Plan check update Actual Cost; minimum $50.00
Administrative citations- 1st/2nd/3rd $100.00/ $200.00/ $300.00 Administrative citation- late fee if not paid within 30 days 50% of citation Building Permits See schedule
Electrical Permits See schedule
Mechanical Permit See schedule
Plumbing Permit See schedule
Sign Building Permit See schedule $50.00 for 50 square feet or less; $75.00 for greater than 50 square feet
Engineering Plan Review Actual Cost
Industrial Discharge Permit Application $207.00
Industrial Discharge Monitoring at actual cost of time and charges
Actual Cost
Coastal Permit- State appeals Actual Cost
Strong Motion Instrumentation (CA State Fee) 100% of State Fee Demolition permit $100.00
Fine for working without building permit 2x Fee
Source: City of Crescent City, Fee Schedule 2020
City of Crescent City 2022–2030 Housing Element
85 Development Fees
The City does not currently have development impact fees.

Nongovernmental Constraints
Availability of Financing
The cost of borrowing money to finance the construction of housing or to purchase a house affects the amount of affordably priced housing in the City. Fluctuating interest rates can eliminate many potential homebuyers from the housing market or render a housing project that could have been developed at lower interest rates infeasible. Typically, when interest rates decline, sales increase. The reverse has been true when interest rates increase. Table 8-6 illustrates interest rates as of June 14, 2022. The table presents both the interest rate and the annual percentage rate (APR) for different types of home loans.

Table 8-6 Interest Rates
Interest APRlxxv
Conforming
30-Year Fixed 5.750 5.948
15-Year Fixed 4.625 4.947
Jumbo
30-Year Fixed 5.000 5.096
15-Year Fixed 4.750 4.932
Source: www.wellsfargo.com, June 14, 2022
lxxv APR: Annual Percentage Rate
Price of Land
The price of raw undeveloped land impacts the direct cost of a new residential development and is considered a constraint. This means developers will often attempt to gain approval to develop the largest number of units allowable on a parcel of land. There are currently four listed vacant parcels of land within City limits. Table 8-7 contains the current list of vacant parcels in the City and price per acre. The information depicted comes from Trulia and Realtor.com. The price per acre within the City ranges from $13,513 to $307,692 per acre.

Table 8-7 Land Costs
Location Price Acres Price/Acre
G St $40,000 0.13 $307,692.31
312 G St $75,000 0.27 $277,777.78
509 O St $40,000 2.96 $13,513.51
N St $170,000 1.32 $128,787.88
Source: Trulia and realtor.com, obtained (7/6/2021)
City of Crescent City 2022–2030 Housing Element
86 Construction Costs
Local residential construction cost information was not readily available. Data for Fortuna and Arcata—two Humboldt County cities which are similar in size and location both along U.S. Highway 101 and the coastline— was used to determine residential construction costs for the City. In Arcata, single-family residential construction costs ranged from $122 to $136 per square foot in 2019. Based on that estimate, the total construction cost for an average 1,200-square-foot single-family home would therefore equate to as low as $146,400 or as high as $163,000 total. The average multi-family residential development construction cost in Arcata was slightly higher at an approximate $245 per square-foot. Based on that estimate, the total construction cost for a multi-family development consisting of a gross total of 8,000 square feet was an estimated $1,959,696. This equates to an approximate construction cost of $244,962 per each 1,000-square-foot unit in the 8,000-square-foot, multifamily residential shell space. In Fortuna, the average single-family residential construction cost per square foot was $156 in 2019. Based on that estimate, therefore, the gross construction cost for a 1,200-square-foot, singlefamily home in Fortuna would be an estimated $187,200. There were no estimates available for multi-family residential construction costs in Fortuna.

Construction costs for both single- and multi-family residential developments in Humboldt County share much of the same difficulties found in the City, therefore, these estimates serve as reasonable metrics to compare.

Construction costs vary widely according to the type of development, with multi-family housing generally less expensive to construct than single-family homes. However, wide variation within each construction type exists depending on the size of the unit and the number and quality of amenities provided, such as fireplaces, accessory buildings, and interior fixtures, among others.

In addition to construction costs, the price of land is one of the largest components of housing development costs. Land costs vary depending on whether the site is vacant or has an existing use that must be removed.

Similarly, site constraints such as environmental issues (such as, steep slopes, soil stability, seismic hazards, or flooding) can also be factor in the cost of land. Other costs stem from professional services such as land surveying and engineering, soils engineering/analysis, site design, landscape and architectural design, and permit processing.

Based on a number of stakeholder interviews with property owners, developers, and realtors, the largest impact to housing development in the City is the high cost of land, the limited availability of contractors and builders, as well as the limited availability of building supplies due to the City’s remote location. If labor or material costs increase substantially, the cost of construction in the City would rise to a level that further impacts the price of new construction and rehabilitation. Recent increases in fuel costs, inflation, and limited supply chain problems all further non-governmental constraints to development. Therefore, the resulting increased construction costs have the potential to constrain new housing construction and the rehabilitation of existing housing. The City will continue to do its part in reducing development processing times and providing a more streamlined review process.

Environmental Factors
Environmental factors apply both Cit-wide and at specific locations. The following list some of the factors considered for development permits. Vacant parcels (or portions) affected by specific site constraints were not included as contributing in RHNA allocations(Table 6-2 / Figure 6-1).

Seismicity
The City is situated within a seismically-active geographic region laden with numerous seismic faults and shear zones. The entire northern coast of California is subject to seismic activity, due mainly to the proximity of the City of Crescent City 2022–2030 Housing Element
87 Mendocino Triple Junction (MTJ). Multiple tectonic plates (pieces of the Earth’s crust) collide off the coast of northern California and southern Oregon to form the MTJ. In particular, this is where the San Andreas Fault meets the Cascadia Subduction Zone (CSZ), a 750-mile-long thrust fault capable of producing a megathrust quake of magnitude 9.0 or more. The tectonic activity most relevant to Del Norte County is the movement of the Gorda and Juan de Fuca plates underneath the North American plate. This movement causes the Earth’s crust to compress and break, resulting in an extensive system of onshore faults and frequent offshore earthquakes. The City is not located near any “Earthquake Zones of Required Investigation” as designated by the California Department of Conservation. However, the “Fault Activity Map of California” identifies two faults in close vicinity to the City, unnamed fault (13A) approximately three miles offshore, and South Fork Fault, approximately six and half miles east of the City.

Most local earthquakes originate offshore, within tectonic plates rather than along plate boundaries. The Gorda plate is most susceptible to seismic activity because it undergoes a large amount of stress, and consequent fragmentation, as it is pushed beneath the North American plate. Offshore, intraplate quakes are generally less damaging to human communities than onshore quakes, but they can still be quite large. The type of potentially damaging quake most likely to occur would be centered offshore with a magnitude between 5.0 and 7.5.

Onshore earthquakes are less probable, having an average recurrence interval of 20 years. This type of quake could have a magnitude of 7.5 to 8.0, which would be more intense, and more damaging, than any modern historic quake. Although most earthquakes in the region originate offshore within the Gorda plate, they can also occur on the CSZ boundary. Evidence of prehistoric subduction zone earthquakes suggests that they could have magnitudes of 8.0 to 9.0 or more on an interval of every 300 to 600 years; the most recent one occurred in 1703.

There is little that can be done to prepare for and mitigate damage from a large CSZ quake other than warning and evacuation systems. Current building codes address requirements for the area’s high seismic shaking potential, and these are standard throughout the City.

The general risks associated with earthquakes in the City area are structural damage, slope failures, and liquefaction. These risks tend to be greater in areas of unstable slopes, wet conditions, alluvial deposits, or fill material. The City is also at risk of tsunami inundation due to its coastal location.

Instability
Mass movement of material on hillsides is a major accompaniment of moderate and strong earthquakes. These can take the form of landslides, rock avalanches, mud and debris flows, or another type of slope failure. The City is located in a flat urbanized area, does not have a history of landslides, and according to the Del Norte County Hazard Mitigation Plan, is at no or low risk for landslides.

As discussed in the Del Norte County Hazard Mitigation Plan, soil types indicating susceptibility to liquefaction do exist in the planning areas, however, there is currently not mapping data available. Development will need to assess site stability on a per project basis and follow applicable State of California building standards.

Flood Hazards
A portion of the City has been mapped within the 100- and 500-year flood plains of the Pacific Ocean and Elk Creek. The City’s Municipal Code Chapter 15.32 – Flood Damage Prevention, is designed to ensure that development in a designated Special Flood Hazard Area is engineered in such a manner that reduces hazards on site, while not increasing them on adjacent properties. The City is not at risk of flooding due to dam failure, as no dams active in the region regulate water bodies that flow in close proximity to the City.

Tsunami
The City is at high risk for tsunami inundation. Historically,since 1933, the City has experienced over 30 tsunamis.

This includes the deadliest tsunami in the history of the United States Pacific coastline, which in 1964 killed 11 City of Crescent City 2022–2030 Housing Element
88 people and destroyed 29 blocks of the City. The majority of the City falls within a designated tsunami evacuation zone (south of W 9th Street and east of Taylor Street). Due to the significant proportion of the City that falls within the tsunami evacuation zone, new development will occur within the tsunami evacuation zone as infill development occurs. The City does not have standards in place that constrain development in tsunami evacuation zones. As infill development occurs within the City, consideration will be given to critical infrastructure location, sensitive group locations (elderly and disabled people may have more difficulty in the event of an evacuation), and evacuation routes (how evacuation routes are affected by proposed development).

Wetlands
The City has limited areas that are designated wetlands by the United States Fish and Wildlife Service National Wetlands Inventory. These wetlands currently exist in ravine areas where development potential is low, or the identified wetland area that extends from M Street (U.S. Highway 101) to behind the Del Norte County Fairgrounds. The City may require or designate areas of mapped wetland as a Natural Resources District pursuant to the City’s Municipal Code Chapter 17.31 – Natural Resources District. The Natural Resources District specifies that a 100-foot buffer area must be utilized between development and wetland areas. This buffer may be reduced if it is determined to have no adverse impact on the wetland and this determination is made in cooperation with the California Department of Fish and Wildlife. Given vacant parcel location and development potential, wetlands are not expected to constrain housing development during the present planning period.

Creeks
Elk Creek runs through the southeast portion of the City and drains into the Crescent City Harbor. The majority of the creek is located within Del Norte County’s jurisdiction, however as the creek flows underneath N Street, it crosses into the City. There are two currently vacant parcels that the creek runs under (APN 118-090-011 and 118-090-012), however, this land is designated as open space and there are no plans to develop the parcels currently. The Elk Creek floodplain extends along N Street from Front Street to 4th Street (behind the Safeway).

For development in flood areas, see the flood hazards section above. Given the location of Elk Creek, and the extent of the 100-year flood zone, creeks are not expected to constrain housing development during the present planning period.

The Del Norte County Hazard Mitigation Plan indicates that the majority of the previous flooding occurring in the Elk Creek floodplain was a result of tidal action. An example of this was the 1964 tsunami, when Elk Creek acted as an inlet for the water generated by the tsunami and flooded the Elk Creek floodplain and downtown Crescent City.

Provisions for a Variety of Housing
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population. Different housing types include single-family dwellings, duplexes, guest dwellings, mobile homes, residential care facilities, multiple-unit dwellings, convalescent homes, accessory structures, mobile homes, condominiums, supportive housing, and single-room occupancy units.

Different residential uses are permitted by right, and others will require a conditional use permit. Conditions for approval for development may include but is not limited to, buffers, setbacks, open space, fences, walls, etc.

Other conditions may be deemed necessary for approval from the Planning Commission at their discretion to preserve public health, safety, and welfare. Table 8-8 summarizes the permitted housing types as defined in the existing zoning ordinance. Program P-1 requires the zoning ordinance to be modified to include all required housing types.

City of Crescent City 2022–2030 Housing Element
89 Table 8-8 Housing Types Permitted by Zoning District Residential Uses R-1
lxxvi

R2
lxxvii

R3
lxxviii

RP
lxxix

CZR1lxxx

CZR1Blxxxi

MHPlxxxii
C-1/C2/CWlxxxiii

Single-Family Dwelling PP
lxxxiv PP PP PP PP
Duplex

PP PP PP
CUPlxxxv with
commercial
Rooming Houses
PP PP CUP CUP with
commercial
Second Single-Family
Dwelling with Kitchen PP PP
Manufactured Homes PP PP PP PP PP
Mobile Home Parks CUP PP
Residential Care
Facilities
Small (6 or fewer) PP PP PP PP PP PP CUP
Large (7 or more) CUP CUP PP PP CUP
Multiple-Family
Dwellings PP PP PP
CUP with
commercial
Convalescent Homes
(homes for the aged) CUP CUP
Accessory buildings and
uses located on the
same site

PP PP PP PP PP PP
Residential Hotels CUP CUP
Conversions of Existing
mobile home parks may
be permitted if no lowand moderate-income
people, seniors are
displaced
Mixed Uses (vertical or
horizontal)
CUP with
commercial
Transitional and
Supportive Housing
Permitted in all zones that allow residential uses subject only to the same restrictions on residential uses in the same type of structures Emergency Shelters Permitted in the PF
zone by right
Foster Homes PP PP
Townhouses
Day Nurseries
Small (<5) PP PP
Large
Guest Homes (<6) PP
Home Occupations PP PP PP PP PP
Guest Lodging PP
City of Crescent City 2022–2030 Housing Element
90 Residential Uses R-1
lxxvi

R2
lxxvii

R3
lxxviii

RP
lxxix

CZR1lxxx

CZR1Blxxxi

MHPlxxxii
C-1/C2/CWlxxxiii

Non-profit/Public
Agency Dormitories CUP CUP
Orphanages
Source: City of Crescent City, Municipal Code, Zoning Ordinance lxxvi R-1: Low Density Residential District
lxxvii R-2: Moderate Density Residential District
lxxviii R-3: High Density Residential District
lxxix RP: Residential-Professional District
lxxx CZ-R1: Low Density Residential District
lxxxi CZ-R1B: Low Density Residential District
lxxxii MHP: Mobile Home Park
lxxxiii C-1/C-2/CW: Downtown Business District/General Commercial District/Waterfront Commercial District lxxxiv PP: Principally Permitted
lxxxv CUP: Conditional Use Permit
Emergency Shelters
The California Health and Safety Code (Section 50801) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or households may be denied emergency shelter because of an inability to pay.”
Senate Bill 2 requires jurisdictions to allow emergency shelters and transitional housing without a conditional use permit. The City must identify a zone or zones where emergency shelters will be allowed as a permitted use without a conditional use permit or other discretionary permit. The zone or zones identified must have land available to accommodate an emergency shelter.

The City allows emergency shelters by-right in the PF zone. The PF zone was determined appropriate because it is located near essential services such as County Mental Health, Social Services, food, health care, and transportation. The fairgrounds is the only location in the City where an emergency homeless shelter has been established in the past. The City is interested in and willing to partner with agencies or homeless service providers to develop shelters on these sites. The sites owned by the City could be sold or leased without hearings or any other discretionary process. Other existing principally permitted uses in the PF zone include auditoriums, public fairgrounds and related uses, hospitals, and similar uses. If the homeless need increases in the future, the City would also consider adding parcels to the PF zone. Or alternatively, the City would identify a second zoning district or create an overlay district where emergency shelters are allowed by right.

Emergency shelters of up to 10 beds are allowed by right. A person may stay in the shelter for up to six days.

Extensions of 20 additional days may be allowed by the shelter operator. This allows for a total of 26 days within one 12-month period. They may either be consecutive or not. To allow additional flexibility for shelter occupants and to allow a larger variety in size of shelters, Implementation Program P-1 is proposed to extend the maximum stay as required by State law.

The security plan for an emergency shelter requires approval by the Chief of Police. This approval is nondiscretionary and the approval is based upon objective standards that comply with statutory requirements.

City of Crescent City 2022–2030 Housing Element
91 Implementation Program P-1 proposes to establish detailing the approval process and the contents of the security plan in compliance with Senate Bill 2.

Housing for Persons with Disabilities
In compliance with SB 520, a complete evaluation of the City’s zoning laws, practices, and policies was done as a part of the Housing Element update process.
• Reasonable accommodations. The City’s Zoning Code Chapter 17.92 – Reasonable Accommodation, is in compliance with state law and adequately provides an official avenue for submittal of a request (application) for reasonable accommodation within the City. • Separation requirements. Once the portion of Implementation Program P-1 related to residential care facilities is adopted, the City’s Zoning Code will not impose any separation requirements between residential care facilities.
• Site planning requirements. Once the portion of Implementation Program P-1 related to residential care facilities is adopted, site planning requirements for residential care facilities will be no different than for other residential uses in the same zone.
• Definition of family. The City’s current definition is as follows: “Family" - a household of one or more persons occupying a premises and living together as a single non-profit housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity, or sorority house”. This definition is consistent with current state law.

Accessory Dwelling Units
Assembly Bill (AB) 1866 requires local governments to use a ministerial process for considering accessory dwelling unit applications for the purpose of facilitating the production of affordable housing. The City is currently in the process of adopting its ADU Ordinance. This ordinance would comply with state law and is expected to be adopted towards the beginning of 2023. Until then, the City has deferred to State ADU/JADU requirements.

City of Crescent City 2022–2030 Housing Element
92 Chapter 9 Residential Energy Conservation
Housing Elements must include a review of opportunities to encourage energy conservation in residential development (Government Code Section 65583(a)(7)). Energy conservation policies could reduce housing costs, promote sustainable design, and help reduce greenhouse gases. Title 24 of the California Administrative Code sets mandatory energy standards for new development and requires the adoption of an “energy budget.” The California Department of Housing and Development encourages jurisdictions to take steps toward better energy conservation through their housing element updates. Policy ideas are listed on HCD’s website to help jurisdictions toward this goal. Additional resources are listed below.

Energy Conservation Resources
California Solar Initiative Rebates
Rebates vary according to system size, customer class, and performance and installation factors (www.gosolarcalifornia.org). There are two rebate programs: Expected Performance-Based Buydown (for systems that are less than 30 kilowatts) and Performance-Based Incentive (for all systems greater than 30 kilowatts).

Single-Family Affordable Solar Housing
The Single-Family Affordable Solar Housing (SASH) program offers incentives to qualified low-income homeowners to help offset the costs of a solar electric system. The SASH program is overseen by the California Public Utilities Commission and administered by GRID Alternatives, a non-profit organization.

California Solar Initiative Multi-family Affordable Solar Housing The Multi-family Affordable Solar Housing (MASH) program offers solar incentives for qualifying affordable multi-family dwellings. The program is overseen by the California Public Utilities Commission and offers incentives to qualifying affordable housing within the service territories of PG&E, Southern California Edison Company, and San Diego Gas & Electric. MASH provides fixed, upfront, capacity-based incentives for qualifying solar energy systems. The amount of the incentive depends on which track the applicant is eligible for.

Federal Solar Investment Tax Credit
The Federal Investment Tax Credit (ITC) for residential and commercial solar systems is 26 percent of net system cost. This tax credit was available on residential properties that commenced construction by 2020. The ITC then stepped down to 22 percent in 2021. After 2023, the residential credit will drop to zero, while the commercial and utility credit will drop to a permanent 10 percent.

Pacific Power
Pacific Power operates in the Northern California, Oregon and Washington region and provides four opportunities for energy savings:
− Wattsmart. Provides cash incentives for homeowners to install energy efficient water heaters, clothes washing machines and smart thermostats depending on your home type. Wattsmart also provides cash incentives for contractors and new home developers to include high-efficiency products and features in new single-family and manufactured homes.

City of Crescent City 2022–2030 Housing Element
93 − BlueSky. Allows energy users to buy renewable energy in 100 kilowatt-hour “blocks” to supplement their energy usage each month. Blocks are sold for $1.97 each and are comprised of 75% wind power and 25% solar power.
− Usage Insights. Provides energy saving tips, specific to the user’s home and incorporates Wattsmart incentives. This program helps users get connected with local contractors. − Generator Rebates. Tier 2 and Tier 3 high-fire threat areas can receive a rebate of $200 on qualified generators. Users enrolled in Care or Medical Baseline programs are eligible to receive an additional $200 dollar rebate. Rebates are funded though the California Public Utilities Commission and are administered by Pacific Power.

The City will continue to work with Pacific Power in providing information on available programs.

Implementation Program P-8 disseminates information related to Pacific Power and any City energy conservation programs.

Local Program
Opportunities for energy conservation can be found for both existing and future housing developments.

Conservation can be achieved through a variety of approaches including reducing the use of energy- consuming items, physical modification of existing structures or land uses, and reducing the reliance on automobiles by encouraging more mixed-use and infill development and providing pedestrian access to commercial and recreational facilities.

Most energy conservation features are incorporated into the design of residential structures in the City as required by Title 24, which outlines measures to reduce energy consumption. These measures include low-flow plumbing fixtures, efficient heating and cooling opportunities, dual-pane windows, and adequate insulation and weather stripping. Incorporating new technology within residential development offers homeowners an opportunity to have homes that allow for maximum energy conservation. Although energy regulations establish a uniform standard of energy efficiency, they do not ensure that all available conservation features are incorporated into building design. Additional measures may further reduce heating, cooling, and lighting loads and overall energy consumption. While it is not feasible that all possible conservation features be included in every development, there are often a number of economically feasible measures that may result in savings in excess of the minimum required by Title 24.

Constructing new homes with energy-conserving features, in addition to retrofitting existing structures, will result in a reduction in monthly utility costs. There are many ways to determine how energy efficient an existing building is and, if needed, what improvements can be made. Many modern building design methods are used to reduce residential energy consumption and are based on proven techniques. These methods can be categorized in three ways:

1. Building design that retains natural heat. Such design reduces heating demands and air conditioning.

Proven building techniques in this category include:
a) Location of windows and openings in relation to the path of the sun to maximize solar gain in the winter and minimize solar gain in the summer;
b) Use of “thermal mass”, earthen materials such as stone, brick, concrete, and tiles that absorb heat during the day and release heat at night;
c) Use of window coverings, insulation, and other materials to reduce heat exchange between the interior of a home and the exterior;
City of Crescent City 2022–2030 Housing Element
94 d) Location of openings and use of ventilating devices that take advantage of natural air flow; e) Use of eaves and overhangs that block direct solar gain through window openings during the summer but allow solar gain during the winter; and
f) Zone heating and cooling systems, to reduce heating and cooling in unused areas of a home.

2. Building orientation that maintains a comfortable interior temperature. Examples include:
a) East-west orientation of the long axis of a dwelling; b) Maximizing the southern and western exposure of exterior surfaces; and c) Location of dwellings to take advantage of natural air circulation and evening breezes. d) Use of landscaping features to moderate interior temperatures. Such techniques include use of deciduous shade trees and other plants to protect the home and provide windbreaks.

In addition to these naturally-based techniques, modern methods include:
• Use of solar energy to heat water;
• Use of solar panels and other devices to generate electricity; • Use of radiant barriers on roofs to keep attics cool; • High-efficiency coating on windows to repel summer heat and trap winter warmth; • Weather stripping and other insulation to reduce heat gain and loss; • Use of natural gas for dryers, stovetops, and ranges; • Use of energy-efficient home appliances; and
• Use of low-flow showerheads and faucet aerators to reduce hot water use.

While the most effective measure has been meeting Title 24 requirements (as revised), opportunities for residential energy conservation in the City also include insulation and weatherproofing (especially for existing residences), landscaping, and maximizing orientation, lowering appliance consumption, and maximizing use of solar energy. The most effective action is for the City to continue to advertise these options and to encourage their use during the application review process. Any measures that reduce energy costs serve to reduce expenses especially to those that are limited by income. Programs P-8 and P-15 are effective at reducing energy costs.

City of Crescent City 2022–2030 Housing Element
95 Appendix 1 – Glossary
Accessory Dwelling Unit: A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot.

Affordable Housing: Under State and federal statutes, housing costs no more than 30 percent of gross household income. Housing costs include rent or mortgage payments, utilities, taxes, insurance, homeowner association fees, and other related costs. Affordable housing can be deed-restricted housing to be used exclusively for lower-income households (income not in excess of 80 percent of the county’s median income) and for very lowincome households (income not in excess of 50 percent of the county’s median income), and with costs that do not exceed recommended state and federal standards.

Assisted Housing: Housing that has been subsidized by federal, state, or local housing programs.

California Department of Housing and Community Development - HCD: The State Department responsible for administering State-sponsored housing programs and for reviewing housing elements to determine compliance with State housing law.

CalHome Program: A grant program administered by HCD and awarded to local public agencies and non-profits to be used to assist local homeownership programs aimed at lower and very-low-income households in order to increase and maintain homeownership, encourage neighborhood revitalization and sustainable development, and maximize the use of existing homes.

Census: The official United States decennial enumeration of the population conducted by the federal government.

Community Development Block Grant (CDBG): A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitlement communities, and by the State Department of Housing and Community Development (HCD) for non-entitled jurisdictions. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development.

Compatible: Capable of existing together without conflict or ill effects.

Condominium: A building or group of buildings in which units are owned individually, but the structure, common areas and facilities are owned by all owners on a proportional, undivided basis.

Consistent: Free from variation or contradiction. Programs in the General Plan are to be consistent, not contradictory or preferential. State law requires consistency between a general plan and implementation measures such as the zoning ordinance.

Contract Rent: The monthly rent agreed to, or contracted for regardless of any furnishings, utilities, or services that may be included.

Density: The number of dwelling units per unit of land. Density usually is expressed “per acre” (e.g., a development with 100 units located on 20 acres has density of 5.0 units per acre).

City of Crescent City 2022–2030 Housing Element
96 Density, Residential: The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in units per gross acre or per net developable acre.

Density Bonus: The allocation of development rights that allows a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned. Under Government Code Section 65915, a housing development that provides 20 percent of its units for lower income households, or ten percent of its units for very low-income households, or 50 percent of its units for seniors, is entitled to a density bonus and other concessions.

Developable Land: Land that is suitable as a location for structures and that can be developed free of hazards to, and without disruption of, or significant impact on, natural resource areas.

Development Impact Fees: A fee or charge imposed on developers to pay for a jurisdiction’s costs of providing services to new development.

Development Right: The right granted to a landowner or other authorized party to improve a property. Such right is usually expressed in terms of a use and intensity allowed under existing zoning regulation. For example, a development right may specify the maximum number of residential dwelling units permitted per acre of land.

Dwelling, Multi-family: A building containing two or more dwelling units for the use of individual households; an apartment or condominium building is an example of this dwelling unit type.

Dwelling, Single-family Attached: A one-family dwelling attached to one or more other one-family dwellings by a common vertical wall. Row houses and town homes are examples of this dwelling unit type.

Dwelling, Single-family Detached: A dwelling, not attached to any other dwelling, which is designed for and occupied by not more than one family and surrounded by open space or yards.

Dwelling Unit: A room or group of rooms (including sleeping, eating, cooking, and sanitation facilities), that constitutes an independent housekeeping unit, occupied or intended for occupancy by one household on a longterm basis.

Element: A division or chapter of the General Plan.

Emergency Shelter: An emergency shelter is a facility that provides shelter to homeless families and/or homeless individuals on a limited short-term basis.

Encourage: To stimulate or foster a particular condition through direct or indirect action by the private sector or government agencies.

Enhance: To improve existing conditions by increasing the quantity or quality of beneficial uses or features.

Family: (1) Two or more persons related by birth, marriage, or adoption [U.S. Bureau of the Census]. (2) An individual or a group of persons living together who constitute a bona fide single-family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind [California].

City of Crescent City 2022–2030 Housing Element
97 Feasible: Capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors.

General Plan: The General Plan is a legal document, adopted by the legislative body of a City or County, setting forth policies regarding long-term development. California law requires the preparation of seven elements or chapters in the General Plan: Land Use, Housing, Circulation, Conservation, Open Space, Noise, and Safety.

Additional elements are permitted, such as Economic Development, Urban Design, and similar local concerns.

Goal: The ultimate purpose of an effort stated in a way that is general in nature and immeasurable.

Gross Rent: Contract rent plus the estimated average monthly cost of utilities (water, electricity, gas) and fuels (oil, kerosene, wood, etc.) To the extent that these are paid for by the renter (or paid for by a relative, welfare agency, or friend) in addition to the rent.

Group Quarters: A facility which houses groups of unrelated persons not living in households (U.S. Census definition). Examples of group quarters include institutions, dormitories, shelters, military quarters, assisted living facilities and other quarters, including single-room occupancy (SRO) housing, where 10 or more unrelated individuals are housed.

Homeless: Unsheltered homeless are families and individuals whose primary nighttime residence is a public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings (e.g., the street, sidewalks, cars, vacant and abandoned buildings). Sheltered homeless are families and persons whose primary nighttime residence is a supervised publicly or privately operated shelter (e.g., emergency, transitional, battered women, and homeless youth shelters; and commercial hotels used to house the homeless).

Household: All those persons—related or unrelated—who occupy a single housing unit.

Household Income: The total income of all the persons living in a household. A household is usually described as very low income, low income, moderate income, and upper income based upon household size, and income, relative to the regional median income.

Housing and Community Development, Department of (HCD): The State agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of low- and moderate-income households.

Housing and Urban Development, U.S. Department of (HUD): A cabinet-level department of the federal government that administers housing and community development programs.

Housing Authority, Local (LHA): Local housing agency established in State law, subject to local activation and operation. Originally intended to manage certain federal subsidies, but vested with broad powers to develop and manage other forms of affordable housing.

Housing Unit: The place of permanent or customary abode of a person or family. A housing unit may be a singlefamily dwelling, a multi-family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law. A housing unit has, at least, cooking facilities, a bathroom, and a place to sleep. It also is a dwelling that cannot be moved without substantial damage or unreasonable cost.

City of Crescent City 2022–2030 Housing Element
98 Impact Fee: A fee, also called a development fee, levied on the developer of a project by a city, county, or other public agency as compensation for otherwise-unmitigated impacts the project will produce.

Implementation Program: An action, procedures, program, or technique that carries out general plan policy.

Implementation Programs also specify primary responsibility for carrying out the action and a time frame for its accomplishment.

Income Category: Four categories are used to classify a household according to income based on the median income for the county. Under state housing statutes, these categories are defined as follows: Very Low (0-50% of County median); Low (50-80% of County median); Moderate (80-120% of County median); and Upper (over 120% of County median).

Infill Development: Development of vacant land (usually individual lots or left-over properties) within areas that are already largely developed.

Large Household: A household with 5 or more members.

Low-Barrier Navigation Center (LBNC): is a "Housing First," low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. (AB 101)
Manufactured Housing: Housing that is constructed of manufactured components, assembled partly at the site, rather than totally at the site. Also referred to as modular housing.

Median Income: The annual income for each household size within a region which is defined annually by HUD.

Half of the households in the region have incomes above the median and half have incomes below the median.

Mitigate: To ameliorate, alleviate, or avoid to the extent reasonably feasible.

Mixed-use: Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A “single site” may include contiguous properties.

Mobile Home: A structure, transportable in one or more sections, built on a permanent chassis and designed for use as a single-family dwelling unit and which (1) has a minimum of 400 square feet of living space; (2) has a minimum width in excess of 102 inches; (3) is connected to all available permanent utilities; and (4) is tied down (a) to a permanent foundation on a lot either owned or leased by the homeowner or (b) is set on piers, with wheels removed and skirted, in a mobile home park.

Multi-family Dwelling Unit: A building or portion thereof designed for or occupied by two or more families living independently of each other, including duplexes, triplexes, quadplexes, apartments, and condominiums.

Overcrowding: Households or occupied housing units with 1.01 or more persons per room.

Parcel: A lot in single ownership or under single control, usually considered a unit for purposes of development.

City of Crescent City 2022–2030 Housing Element
99 Poverty Level: As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or “poverty thresholds” varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index.

Quantified Objective: The housing element must include quantified objectives which specify the maximum number of housing units that can be constructed, rehabilitated, and conserved by income level within a fiveyear time frame, based on the needs, resources, and constraints identified in the Housing Element (§65583 (b)).

The number of units that can be conserved should include a subtotal for the number of existing assisted units subject to conversion to non-low-income households. Whenever possible, objectives should be set for each particular housing program, establishing a numerical target for the effective period of the program. Ideally, the sum of the quantified objectives will be equal to the identified housing needs. However, identified needs may exceed available resources and limitations imposed by other requirements of state planning law. Where this is the case, the quantified objectives need not equal the identified housing needs, but should establish the maximum number of units that can be constructed, rehabilitated, and conserved (including existing subsidized units subject to conversion which can be preserved for lower-income use), given the constraints.

Reasonable Accommodation: Providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, policies, practices and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities.

Regional Housing Needs Plan: The Regional Housing Needs Plan (RHNP) is based on State of California projections of population growth and housing unit demand and assigns a share of the region’s future housing need to each jurisdiction within the Association of Monterey Bay Area Governments. These housing need numbers serve as the basis for the update of the Housing Element in each California city and county.

Regional Housing Needs Share: A quantification by a Council of Governments or by HCD of existing and projected housing need, by household income group, for all localities within a region.

Rehabilitation: The repair, preservation, and/or improvement of substandard housing.

Residential, Multiple Family: Usually three or more dwelling units on a single site, which may be in the same or separate buildings.

Residential, Single-family: A single dwelling unit on a building site.

Residential Care Facility: Board and care homes, also called residential care facilities or group homes, are small private facilities, usually with 20 or fewer residents. Rooms may be private or shared. Residents receive personal care and meals and have staff available around the clock. Nursing and medical care usually are not provided on site.

Rezone: An amendment to the map and/or text of a zoning ordinance to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area.

Seniors: Persons age 65 and older.

City of Crescent City 2022–2030 Housing Element
100
Shall: That which is obligatory or necessary.

Should: Signifies a directive to be honored if feasible.

Single Room Occupancy Unit (SROs): A single-room occupancy (SRO) unit is typically a small, one-room unit occupied by a single individual and may have either shared or private kitchen and bathroom facilities.

Site: A parcel of land used or intended for one use or a group of uses and having frontage on a public or an approved private street.

Special Needs Groups: Those segments of the population which have a more difficult time finding affordable housing due to special circumstances. Under California Housing Element statutes, these special needs groups consist of the elderly, handicapped, large families, female-headed households, farmworkers, and the homeless.

A jurisdiction may also choose to consider additional special needs groups in the Housing Element, such as students, military households, other groups present in their community.

Subdivision: The division of a tract of land into defined lots in accordance with the Subdivision Map Act, either improved or unimproved, which can be separately conveyed by sale or lease, and which can be altered or developed.

Subsidize: To assist by payment of a sum of money or by the granting of terms or favors that reduce the need for monetary expenditures. Housing subsidies may take the forms of mortgage interest deductions or tax credits from federal and/or state income taxes, sale or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.

Substandard Housing: Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing.

Supportive Housing: Housing with a supporting environment, such as group homes or Single Room Occupancy (SRO) housing and other housing that includes a supportive service component.

Supportive Services: Services provided to residents of supportive housing for the purpose of facilitating the independence of residents. Some examples are case management, medical or psychological counseling and supervision, childcare, transportation, and job training.

Transitional Housing: Transitional housing is temporary (often six months to two years) housing for a homeless individual or family who is transitioning to permanent housing. Transitional housing often includes a supportive services component (e.g., job skills training, rehabilitation counseling, etc.) to allow individuals to gain necessary life skills in support of independent living.

U.S. Department of Housing and Urban Development (HUD): The cabinet level department of the federal government responsible for housing, housing assistance, and urban development at the national level. Housing programs administered through HUD include Community Development Block Grant (CDBG), HOME Investment Partners Improvement Program, and Section 8, among others.

Vacant: Lands or buildings that are not actively used for any purpose.

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101
Zoning: The division of a city or county by legislative regulations into areas, or zones, which specify allowable uses for real property and size restrictions for buildings within these areas; a program that implements policies of the General Plan.